Loading...
HomeMy WebLinkAboutAttachmt 1 Reso Recommdng CC Appv Stg 2 DP RESOLUTION NO. 06 - XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT WITH STAGE 2 DEVELOPMENT PLAN FOR SCHAEFER RANCH PROJECT PA 06-031 WHEREAS, Discovery Builders, Inc. has submitted application for an area of approximately 500 acres known as Schaefer Ranch located within the westerly portion of the City of Dublin north of Interstate 580 (1-580); and WHEREAS, the project proposes a total of 302 residential units of low density residential on individual lots for sale in conjunction with a previously approved Vesting Tentative Tract Map 6765 and existing Development Agreement approved by Ordinance 20-98; and WHEREAS, the Project site is generally located north ofI-580 within the city limits, and west of Schaefer Ranch Road. The project site currently is vacant land or used for rural residential and agriculture; portions of the land are being graded; and WHEREAS, for the purposes of the California Environmental Quality Act (CEQA), the proposed project generally was addressed by a program EIR (SCH# 95033070) certified on July 9, 1996 by City Council Resolution 76-96 for P A 94-028; and WHEREAS, also for the purposes ofthe California Environmental Quality Act (CEQA), an Initial Study was prepared for the proposed Schafer Ranch project (P A 06-031) and a determination was made that the proposed project is within the scope of the EIR previously certified by City Council Resolution 76-96 (SCH# 95033070) and that no additional negative impacts requiring additional mitigation would result from the proposed project; and WHEREAS, the City Council adopted Resolution No. 78-96 on July 9, 1996 adopting a Planned Development, General Provisions for the PD Prezoning, and a land use and development plan for Schaefer Ranch P A 94-028; and WHEREAS, a Staff Report, dated June 27, 2006 and incorporated herein by reference, described and analyzed the Project; and WHEREAS, the Planning Commission reviewed the staff report at a duly noticed public hearing held on June 27, 2006 at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth; and NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin recommends City Council adopt a related Stage 2 Development Plan, based on findings that the PD zoning is consistent with the General Plan and is consistent with the purpose and intent ofthe Schaefer Ranch Planned Development PD district, and that development of the Schaefer Ranch project based on the following findings: A. The proposed Stage 2 Development Plan for Schaefer Ranch will be harmonious and compatible with existing and future development in the surrounding area in that the land uses and site plan establish neighborhoods, provide open space amenities and allow for a variety of housing types. The land uses and site plan provide effective transitions to surrounding Attachment 1 A. The proposed Stage 2 Development Plan for Schaefer Ranch will be hannonious and compatible with existing and future development in the surrounding area in that the land uses and site plan establish neighborhoods, provide open space amenities and allow for a variety of housing types. The land uses and site plan provide effective transitions to surrounding development which is characterized by the proposed vehicular and pedestrian circulation system. B. The proposed Stage 2 Development Plan for Schaefer Ranch has been designed to accommodate the topography of the project site which typically is characterized as vacant rolling hills suitable for the development of neighborhoods, open space, parks, trails, and other open space use, and therefore physically suitable for the type and intensity of the proposed development. C. The proposed Stage 2 Development Plan for Schaefer Ranch will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. D. The proposed Stage 2 Development Plan for Schaefer Ranch is consistent with the Dublin General Plan and the PD- Planned Development Overlay district adopted in 1996 by City Council Resolution 78-96 NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT the Planning Commission does hereby recommend that the City Council adopt the Ordinance (attached as Exhibit A) for the Project site and adopting the related Stage 2 Development Plan which constitutes regulations for the use, development, improvement, and maintenance of the site. PASSED, APPROVED, AND ADOPTED this 27th day of June, 2006 by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G:\PA#\2006\06-031 Schaefer Ranch-Discovery Builders\PC Reso Recommending Stage 2 PO.DOC 2 ORDINANCE NO. 06- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ************************************************* APPROVING STAGE 2 DEVELOPMENT PLAN FOR THE PROJECT KNOWN AS SCHAEFER RANCH PA 06-031 The Dublin City Council does ordain as follows: SECTION 1: Findings A. Pursuant to Section 8.32.070 ofthe Dublin Municipal Code, the City Council finds as follows. 1. The project known as Schaefer Ranch PD-Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that is tailored to the proposed land use designations within the site, creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan, and uses creative design and a mix of complementary uses to create open space areas, residential neighborhoods, and public facilities within the Area. 2. Development of Schaefer Ranch under the PD-Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the land uses establish neighborhoods, provide open space amenities, and allow for a variety of housing types in the form of residential estates and low density residential. The land uses and site plan provide effective transitions to surrounding development which is characterized by the proposed vehicular and pedestrian circulation system. B. Pursuant to Sections 8.l20.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. Development of Schaefer Ranch under the PD-Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the land uses establish neighborhoods, provide open space amenities, and allow for a variety of housing types in the form of residential estates and low density residential. The land uses and site plan provide effective transitions to surrounding development which is characterized by the proposed vehicular and pedestrian circulation system. 2. The proposed Stage 2 Development Plan for Schaefer Ranch has been designed to accommodate the topography of the project site which typically is characterized as vacant rolling hills with some rural residential and agricultural uses suitable for the development of neighborhoods, parks, trails, and open space use, and therefore physically suitable for the type and intensity ofthe proposed development. 3. The proposed Stage 2 Development Plan for Schaefer Ranch will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. Exhibit A 4. The proposed Stage 2 Development Plan for Schaefer Ranch is consistent with the Dublin General Plan and the PD-Planned Development Overlay district adopted in 1996 by City Council Resolution 78-96. At the December 21, 2004 City Council meeting, the Council directed Staff to continue working with the developer to prepare a Final Map with a Lot Reconfiguration Concept demonstrating 302 lots. That concept was developed to include issuance of Grading Permits and this Stage 2 Planned Development Plan is consistent with Council decision. The Council will act on a final Map which conforms to the original zoning and Vesting Tentative Map prior to the issuance of Building Permits. C. Pursuant to the California Environmental Quality Act, the proposed project generally was addressed by a program EIR (SCH#95033070) certified on July 9, 1996 by City Council Resolution 76-96 for PA 94-028. An Initial Study was prepared for the proposed Schafer Ranch project (PA 06-031) and a determination was made that the proposed project is within the scope of the EIR previously certified by City Council Resolution 76-96 (SCH#95033070) and that no additional negative impacts requiring additional mitigation would result from the proposed project. Therefore, as required, prior environmental documentation has been determined to support approval of the proposed project, including the Stage 2 Development Plan and Site Development Review. SECTION 2: Pursuant to Chapter 8.32, of the City of Dublin Municipal Code, a Stage 2 Development Plan is approved for the Planned Development District Overlay zone known as Schaefer Ranch, 302 units of single-family detached residential and open space on approximately 500 acres of generally vacant land located north of 1-580 at the westerly city limits. APNs: 85A-1000-001-14, 85A-1000-001-16, 85A-1000-001-17, 941-0018-002-02, 85A-0018-002-03, 941-0019-006-00 & 941-0018-006-00. A vicinity map showing the Stage 2 Development Plan area, is shown below: ~ ): I ... "~ 1'- " -"--'-"-'--'1 ". :-aTYWiTS..'::;u-; TOSNI JOSE HA YWARD 2 SECTION 3. The regulations for the use, development, improvement, and maintenance of the Property are included herein which is hereby approved. Any amendments to the Stage 2 Development Plans shall be in accordance with section[s] 8.32.080 of the Dublin Municipal Code or its successors. Stage 2 Development Plan for Schaefer Ranch Pursuant to Chapter 8.32 of the Dublin Zoning Ordinance, the proposal meets all the requirements for Stage 2 Development Plans and is adopted as part ofthe PD-Planned Development zoning for the Schaefer Ranch, P A 06-031. The Stage 2 Development Plan consists of the items and plans identified herein and those contained in a separate bound documents described as the plans prepared by KTGY labeled Attachment 3 to the Staff Report ofJune 27, 2006, consisting of the packages, sheets, booklets, and plans date stamped received June 20, 2006 and Landscape Plans prepared by Nuvis labeled Attachment 3 to the Staff Report of June 27,2006, consisting of the packages, sheets, booklets, and plans date stamped received June 20, 2006, both on file with the Community Development Department. The Stage 2 Development Plan establishes standards to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Zoning: This PD Planned Development Zoning District is to provide for and regulate the development of Schaefer Ranch as included herein. Zoning Districts consistent with the General Plan include: PD Residential Estates, PD Single Family Residential, PD Retail Office, PD Semi- Public, and PD Open Space. 2. Permitted Uses: The following uses permitted for this are district/site: A) PD Residential Estates - Neighborhood A Intent: PD Residential Estates land use designations are established to accommodate low- intensity residential activities and other open space uses, such as range and watershed management. They also are established to provide space for and encourage such uses in places where more intensive development is not desirable or necessary for the general welfare. Intensity of Use: 0.01 - 0.08 dwelling units per acre Permitted Uses: a. One-family "estate" dwellings, custom homes. Not more than one dwelling unit shall be permitted on site, excluding "casitas" or guest quarters separate but generally attached to the main living quarters with dedicated or exclusive attached bathroom facilities, but not contain kitchen facilities. b. Field crop, orchard, garden c. Home occupation conducted in accordance with the regulations prescribed in Chapter 8.64 ofthe Dublin Zoning Ordinance. d. Public or private riding trails 3 e. Accessory structures and uses located on the same site with a permitted use, including uses listed in the section Accessory Uses below. f. Small family day care homes g. Neighborhood parks to serve the adjacent homes Conditional Uses: a. Other public and semi-public facilities and land uses as described in Section [D], below b. Community facilities c. Community clubhouse d. Parking lot, only when established to fulfill the residential parking requirements of this zoning district for use on an abutting lot or lots e. Plant nursery or greenhouse used only for the cultivation and wholesale of plant material (wholesale, only) f. Medical or residential care facility (7 or more clients) g. Large family day care homes h. Second units, if not built by initial homebuilder, in accordance with Stage 2 Planned Development Accessory Uses: Accessory structures and uses located on the same site with a permitted use, including: barns, stables, coops, tank houses, pump houses, storage tanks, windmills, other farm out-buildings, permitted private garages and carports, storehouses, garden structures, greenhouses, recreations rooms, hobby shops, and storage of petroleum products for the use of persons residing on the site. All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance. Temporary Uses: a. Temporary construction trailer b. Tract and sales office/model home complex B) PD Single Family Residential Intent: PD Single Family Residential land use designations are established to: a) reserve appropriately located areas for family living at reasonable population densities consistent with sound standards of public health and safety; b) ensure adequate light, air, privacy, and open space for each dwelling; c) provide space for semi- public facilities needed to complement urban residential areas and for institutions that require a residential environment; and d) accommodate single family housing, including a wide range of units from small-lot and zero-lot line units to large-lot estate units. Intensitv of Use: .9 - 6.0 dwelling units per acre 4 Permitted Uses: a. One-family dwellings b. Orchard or garden c. Accessory structures and uses located on the same site with a permitted use, including: d. Home occupation conducted in accordance with Chapter 8.64 of the Dublin Zoning Ordinance e. Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance f. Neighborhood Parks to serve the adjacent homes g. Community care facility/small (permitted if required by law, otherwise as conditional use) Conditional Uses: a. Other public and semi-public facilities and land uses as described in Section [D], below b. Community facilities c. Community clubhouse d. Parking lot, only when established to fulfill the residential parking requirements of this zoning district for use on an abutting lot or lots e. Plant nursery or greenhouse used only for the cultivation and wholesale of plant material (wholesale, only) f. Medical or residential care facility (7 or ore clients) g. Large family day care homes h. Second units, if not built by initial homebuilder, in accordance with Stage 2 Planned Development Accessory Uses: Accessory structures and uses located on the same site with a permitted use, including: private garages and carports, storehouse, garden structures, greenhouses, recreation rooms, and hobby areas within an enclosed structure. All Accessory Uses shall be in accordance with Section 8.40.030 ofthe Dublin Zoning Ordinance. Temporary Uses: a. Temporary construction trailer b. Tract and sales office/model home complex C) PD Retail Office Intent: Proposals to develop Commercial - Retail/Office uses for the site within the Schaefer Ranch project Area will be subject to a Stage 2 Development Plan and Site Development Review prior to approval of a building permit. D) PD Semi-Public Intent: PD Semi-Public land uses designations are established within the project area to accommodate public or institutional uses including, but not limited to, public utilities, 5 services, parks, schools, and facilities necessary to serve the project. Unless otherwise modified under this PD approval, all applicable requirements of the Dublin Zoning Ordinance shall be applied to these land use designations. Permitted Uses: a. Semi-Public land uses, including sites for: water tanks, water reservoirs, detention basins, or other similar public utilities uses b. Park land uses for: neighborhood, community, or other public park facilities c. Open Space uses, including areas for: public open space for preservation of natural resources, public health and safety, and outdoor recreational activities d. Public schools e. Public service facilities, such as: fire protection, police, or emergency service facilities f. Day Care centers g. Religious facility h. Private school 1. Other uses that could possibly meet the intent of Semi-Public. E) PD Open Space Intent: Open Space land use designations are established within the project area. The public open space areas are intended to provide for the preservation of natural resources, outdoor recreational activities, and public health and safety. The private open space areas are intended to provide for similar types of uses, in areas which are owned and maintained by a private homeowners association. Unless otherwise modified under this PD approval, all applicable requirements of the Dublin Zoning Ordinance shall be applied to these land use designations. Permitted Use, including but not limited to: a. Public and private land uses, including sites for: water tanks, water reservoirs, detention basins, or other similar public utilities uses b. Public and private Park land uses, including sites for: neighborhood, community, or other park facilities c. Public and private Open Space uses, including areas for: open space for preservation of natural resources, public health and safety, and outdoor recreational activities d. Other uses that could possibly meet the intent of Open Space F) Existing Agricultural and Residential Uses Intent: To allow all existing residential and agricultural uses that were in existence prior to the effective date of annexation. These uses shall be allowed to continue until such time the landowner of this property applies for a Stage I Planned Development Plan as applicable, and Stage 2 Development Plan in accordance with Section 8.32 of the Dublin Zoning Ordinance, to develop the property. Any minor expansion of any existing uses shall be subject to review and approval by the Director of Community Development. Permitted Uses: a. Existing residential and agricultural uses in effect as of the date of annexation 6 b. Similar and related uses (to the existing residential and agricultural uses) shall be determined by the Director of Community Development. 3. Development Standards/Regulations: Development Standards within the PD Residential Estates and the PD Single-Family Residential zoning districts are established as follows: Table 1: Development Standards Nei hborhood~ ~ Standard PO Zone PD Residential Estates 2.1 ac Lot Size (minimum) Minimum Lot Width (streetfrontage) . cul-de-sac Minimum Lot Depth Maximum Coverage(1) . one-story plans . two-story plans Maximum Building Height Minimum Building Separation, between . living areas . living and non-living areas 35 %(2) 35 ft 2 stories 50 ft(') . non-living areas Setback - Front Yard . to porch or living area . to front-entry or street-facing garage . to swing-in (side- entry) garage Setback - Side Yard (') 25 ft . minimum . at living area . at corners Encroachment - Sideyard Setback - Rear Yard Usable Rear Yard 25 ft (C) 25 ft n/a NOTES: PO Single-Family Residential 5,770 sf 35 sf 100 ft 50 % 45 % 35 ft 2 stories 15 ft 12 ft 10 ft 10 ft 20 ft 15 ft 5 ft 10 ft 10 ft none within 5 ft of property line(3) 5 ft(') 10% ofthe lot area with 15-ft minimum (clear & level) dimension at any point(5) PD Single-Family Residential 5,160 sf 35 ft 100 ft 50 % 45 % 35 ft 2 stories 14 ft 12 ft 10 ft 10 ft 18 ft 15 ft 5 7 10 none within 5 ft of property line(3) 5 ft(') 10% of the lot area with 15-ft minimum (clear & level) dimension at any point(5) PD Single-Family Residential 3.600 sf 35 ft 25 ft gO ft 45 % 35 ft 2 stories 10 ft 9 ft 8 ft 10 ft 18 ft 15 ft 4 ft 5 ft 8 ft none within 5 ft of property line(') 5 ft(') 10% of the lot area with 15-ft minimum (clear & level) dimension at any 0;nt(5) (A) All setbacks are measured from the property line. All setbacks and building separation distances are minimum. 7 (B) Allowable Encroachments - Items such as (but not limited to) air conditioning condensers, porches, chimneys, bay windows, media centers, etc. may encroach 2 feet into the required setback provided that a minimum of 36 inches flat and level area is maintained for access around the house. (1) Maximum lot coverage regulations are intended to establish the maximum lot area that may be covered with buildings and structures. Buildings and structures include: all land covered by principal buildings, garages & carports, permitted accessory structures, covered decks & gazebos, and other covered and enclosed areas. It does not include: standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, and paved areas such as walkways, driveways, patios, uncovered parking areas, or roads. (Dublin Zoning Ordinance Section 8.36.100) (2) per Zoning Ordinance for Residential Estates (3) excluding allowable encroachments (4) Unenclosed shade structures and second story decks attached to the unit also require a minimum setback of 10 feet. (5) Minor deviations from the 15-foot clear and level zone for sloping lots in Neighborhoods Band C may be approved by the Director of Community Development in conjunction with a Site Deveiopment Review. General Residential Yard Provisions: a. Except as prohibited under setback requirements above, roof eaves, pop-outs, architectural projects, and columns may encroach into required yard area setbacks subject to compliance with building codes. b. Setbacks for accessory structures shall be in accordance with the building code in effect at the time of construction/installation. Noise generating equipment such as pool and spa equipment shall be acoustically screened or located outside of the setback area. c. On lots where minimum rear yard clear and level zone cannot be provided due to topography or vegetation constraints, decks of comparable area shall be allowed and required subject to Site Development Review. Residential Building Height - A 35-foot maximum or two stories, except as stated above, shall be measured from the finished grade at the midpoint ofthe building (as shown on a fayade or cross section view running parallel to the slope) to the top ridge ofthe structure's roof. However, architectural features and elements may exceed this provision by a 5-foot maximum, and a gable element may exceed this provision by a 5-foot maximum, subject to approval by the Director of Community Development. Parking - All residential units shall be provided with a minimum of two covered parking spaces within an enclosed garage. 4. Dublin Zoning Ordinance General Provisions - Applicable Requirements: a. Dublin Zoning Ordinance - Except as specifically modified by the provisions of this Planned Development District/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this Planned Development District. b. Site Development Review - All structures shall be subject to the Site Development Review procedures established in the City of Dublin Zoning Ordinance unless a Site Development Review waiver is approved by the Director of Community Development and a zoning approval is granted constituting a minor project, and building permit plans are in accord with the intent and objectives ofthe Site Development Review procedures. Except as may be specifically provided for within these General Provisions, development shall comply with the City of Dublin Site Development Review standard conditions. 8 c. Police Services/Residential Building Security - Except as may be specifically provided for with this PD, development shall comply with City of Dublin Police Services Standard Residential Building Security Recommendations. d. Vehicular Access to Open Space - Appropriate vehicular access to open space shall be provided and maintained on a continuous basis, and design of the trail head and trail system shall be subject to the review and approval of the City of Dublin Parks & Recreation Department, Police Services, Fire Chief, Director of Public Works" Director of Community Development, and East Bay Regional Parks District. e. Potable and Recyeled Water Storage - Sites for public facilities, including potable and recycled water storage tanks, are conclusively located by master planning conducted to date by the Dublin San Ramon Services District (DSRSD). Public facility sites must retain flexibility for location due to ongoing system master planning. f. PD Rezone - Major modifications or revision to the project not found to be in substantial conformance with this PD Stage 2 Development Plan shall require a new PD Rezone in compliance with Chapter 8.32 of the City of Dublin Zoning Ordinance. A subsequent PD Rezone may address all or a portion of the area covered by this PD Stage 2 Development Plan. Minor deviations from the conditions established herein may be allowed through the Conditional Use Permit or Site Development Review process, as required by the Zoning Ordinance. The Director of Community Development shall determine conformance or non- conformance procedures for modifying this PD Stage 2 Development Plan (e.g., staff-level approval, Conditional Use Permit at Planning Commission level, PD Rezone at City Council level). g. CC&Rs - Conditions, Covenants, and Restrictions (CC&Rs) shall be subject to review and approval ofthe Director of Community Development prior to recordation of the Final Subdivision Map. 5. Phasing Plan. Phasing has been addressed through the Vesting Tentative Tract Map process. 6. Landscaping Plan. The Conceptual and Preliminary Landscaping Plan is comprised of 17 pages as follows: Sheets LE-I, LA-IC & IE, LB-I & LB-3, LC-I & LC-3, LD-I & LD-3, LA- 2E, LA-2C, LB- 2, LC-2, LD-2, LB-4, LC-4 and LD-4), by Nuvis Landscape Architecture and Planning dated June 20,2006 (Attachment 3 to the Staff Report). The preliminary landscape plan lays out the streetscape and treatment of public or roadside right-of-way areas in terms of landscape materials and hardscape design, as well as the typical front yard image on private property. Typical front yard landscape plans are shown for Neighborhoods B, C & D. Hardscape installation includes decorative and distinctive pavement at intersections in pedestrian and neighborhood transition areas, neighborhood signage, lighting, and curbside or grouped mailboxes. Master street plans for each of the four neighborhoods are included with a recommended palette of landscape materials including a hierarchy of street trees, annual and evergreen foliage, flowering shrubs, median plantings, and groundcovers. Also included is a master plan of walls and fences with a range of designs based on functional separation of uses, such as community or neighborhood walls, view fences to public or open space areas, and good neighbor fences between private properties. 7. Master Infrastructure Plan. Master Infrastructure Plan has been addressed through the Vesting Tentative Tract Map process. 8. Inelusionary Zoning Ordinance. The project is subject to the City's inclusionary zone 9 regulations which were in effect in 1998 when the application for the vesting tentative map was deemed complete. Those provisions require 5% of the units to be affordable and allowed payment of fees in lieu thereof. The Ordinance also required an agreement prior to the approval of the Final Map to either construct the units or pay the fees, so that agreement must be approved before the Council considers the Final Map for the project. No agreements currently are in place which would satisfy Inclusionary Zoning requirements. Implementation of the Inclusionary ordinance will be required to be approved before the Council consider the Final Map for the project. 9. Development Concept - Site Plan and Architecture. a. Site Plan - The Schaefer Ranch site plan is laid out to accommodate hillside slopes and preserve open space. The residential portions of the project are laid out in four neighborhoods ranging from Residential Estates in Neighborhood A to gradually increasing, higher density, single-family residential Neighborhoods B, C, and D. Acreage, number of units, number of lots per tract, and lots within each neighborhood are shown in the following table: Table 2: Residential Neighborhoods ~ A B C D 6 12 117 99 68 302 Lots/U nits -- -- Lots within Tract lEI] IE.E Lots 297 thru 302 Lots 285 thru 296 Lots 1 thru 117 Lots 186 thru 284 Lots 118 thru 185 b. Floor Plans - A variety of housing product types is provided among the four residential neighborhoods. The largest floor plans, for the Residential Estates, would be located within Neighborhood A. In Neighborhoods B, C, and D the units generally decrease in size reflecting the decreasing lot size. A one-story floor plan and one-story plan with optional loft has been provided for Neighborhoods B and C. At least one of the two one-story floor plans generally has been situated on the comer lots in order to provide an appropriate neighborhood scale and visually reduce building mass. The floor plans provide a variety of bedroom and bathroom combinations, as well as flexible space options. The larger floor plans, those within Neighborhood A and some in Neighborhoods B and C, feature a casita which can be used as home office or living area separate from the main quarters. The flexibility options as include bonus rooms, studios, libraries, dens, tech areas, and retreats. Where possible side-entry garages, as opposed to street-facing garages have been utilized. In the larger plans street-facing garages have been recessed behind the front setback line past a gated entrance or porte cochere into a motorcourt; this arrangement is utilized on neighborhoods A and B. Neighborhoods in B and C offer at least one plan with a side entry garage. All lots within Neighborhood D have street facing double garages. Architectural elements, such as porches, overhangs, quality embellishments and other elements are intended to minimize visual impact. Building area and residential features of the units within each neighborhood are listed in the following table: Table 3: Floor Plans 10 Neighborhood Plan SF* Height Bedrooms Bathrooms Garages A 13 6,617 2-story 6 6)1, 4 spaces = 3-car + l-car A 14 5,167 2-story 4 + casita & great room 4)1, 3 spaces 3-car qaraoe A 15 4,955 2 -sto ry 4 + casita, bonus room 5% 3 spaces = & librarv 2-car + 1-car A 16 5,243 2-story 4 + casita, library & 4% 3 spaces = exercise room 2-car + 1-car A 17 4,929 2-story 5 + casita 5% 3 spaces = & bonus room 2-car + 1-car A 18 6,853 2-story 5 + bonus room 5% 4 spaces = 4-car aarane B&C 81 3,044 1-storv 5 3% 3 spaces = 2-car + 1 tandem B&C 81 3,625 loft 5 + bonus room 3% B&C 1 3,899 2-story 3 + studio, den 3+%+% 3 spaces = & bonus room 2-car + 1 tandem B&C 2 3,493 2-story 3 + casita 4% 3 spaces - & bonus room 2-car + 1 tandem B&C 3 3,883 2-story 4 + casita 4 3 spaces - & bonus room 2-car + 1 tandem B&C 4 3,821 2-story 4 + bonus room 3% 3 spaces & librarv 2-car + 1 tandem B&C C1 2,692 1-storv 4 3 2 spaces - B&C C1 3,105 loft 4 + bonus room 3 + % 2-car garage B&C 5 3,623 2-story 4 + bonus room 4 3 spaces - & den 2-car + 1 tandem B&C 6 3,757 2-story 4 + bonus room, den & 2% 3 spaces = retreat 2-car +1 tandem B&C 7 3,202 2-story 4 + bonus room 2% 3 spaces 3-car garage B&C 8 3,561 2 -sto ry 4 + bonus room 4% 3 spaces 3-car qaraqe D 9 3,347 2-story 4 + bonus room 2% 3 spaces = 2-car +1 tandem D 10 3,142 2-story 5 + bonus room 3 3 spaces = 2-car + 1 tandem D 11 3,154 2-story 3 + bonus room 3% 3 spaces = 2-car +1 tandem D 12 2,694 2-story 3 + bonus room, tech 3 3 spaces = area & den 2-car +1 tandem 'excludes garages c. Architecture - Six different architectural styles are proposed for the 20 different floor plans among the four neighborhoods. Each floor plan can accommodate three or four architectural styles that would be compatible depending upon the plan. Architectural elements are proposed to be articulated on all elevations of each building. The architectural styles represent a variety of colors, materials, roof configurations, and other elements to create visual diversity and uniqueness among the units throughout the neighborhood while maintaining a continuity of function and proportion. The architectural styles, along with the design elements of each, are depicted on pages AS.! through AS.6 and are described as: 11 California Ranch: The California Ranch style is represented by low pitch roof in a hip, gable, or Dutch gable configuration with flat, shingle-like rooftiles. Exterior materials include wood siding, stucco, and board & batten combined with brick base and post elements, as well as the use of some stone. Architectural features include picture windows, wooden shutters, gables end detail, such as trusses, louvers, and exposed rafter tales. Colors are brown and charcoal blends. Monterey: The Monterey style is characterized by low-pitched gable roof and cantilevered second story balconies covered by the principal roof of concrete tile shingles. Wall materials typically are different for first and second floors generally consisting of extensive use of brick on the lower levels with stucco, wood siding or board and batten above. Architectural elements include simple wooden posts or railings, wooden shutters, timber door and window frames, and gable end accents. Colors are California mission blends with gray accents. Early Californian: Early Californian is distinguished by simple massing and the principal roof material of concrete barrel tiles representing terracotta in color and form on a hip or gable roof above narrow overhangs. Stucco finished exteriors are accented by arched doorways, wooden shutters, wrought iron detailing, and gable end accents. Colors are California mission and brown blends with deep green or deep blue tone accents. English Country: Formal characteristics of the English County style are identified by steep pitched roofs dominated by a cross gable form above stuccoed walls accented with extensive use of brick and half-timbered details. Stone features, bricked archways, decorative corbels, and multi-paned windows give this style its country image along with the hip over gable end roof elements. Colors are charcoal, brown, and mission blends with earthy green tone accents. Craftsman: The popular Craftsman style features combinations of wood shingled, board & batten, and clapboard siding with stone accent bases on pairs of square tapered columns. The long, low-pitched gable roofs of concrete tile shingles are supported by unenclosed eave overhangs with decorative wooden braces and exposed rafter tails. Colors are charcoal and charcoal-brown blends with gray and moss green accents. American Farmhouse: The American Farmhouse incorporates a variety of materials for building exterior and detailing to present a rustic appearance including stucco, wood siding, brick and stone courses, and board and batten. Moderately pitched gable or Dutch gable roofs would be finished with flat concrete shingle or tile. A distinctive element offered with this style would allow porches or other one-story elements around the building to feature a powder-coated metal seam roof. Other architectural features include wooden shutters, pot shelves, and trellises. Colors are charcoal and California mission blends with brown or blue- gray accents. Architectural Styles would be applied to the floor plans, as follows: Table 4: Elevation Styles Plan California Monterey Early English Craftsman American Ranch Californian Countrv Farmhouse B1 Ie Ie Ie Cl Ie Ie Ie 1 Ie Ie Ie Ie 2 Ie Ie Ie Ie 3 Ie Ie Ie Ie 4 Ie Ie Ie Ie 5 Ie Ie Ie Ie 6 Ie Ie Ie Ie 7 Ie Ie Ie Ie 12 Plan California Monterey Early English Craftsman American Ranch Californian Country Farmhouse 8 lC lC lC lC 9 lC II II 10 lC II II II 11 II II II II 12 II II II II 13 II II II 14 II II II 15 II II lC 16 II II lC 17 II II II 18 II II II 10. Compliance with Stage 2 Planned Development Plans The project shall substantially comply with the project plans and details prepared by KTGY, Inc. dated received June 20, 2006, (in addition to the Landscape Plans described above) labeled Attachment 3 to the Planning Commission Staff Report dated June 27, 2006. Such project plans are incorporated by reference. PD ZONING/LAND USE SUMMARY TABLE Gross Midpoint Density Number of units Land Use Acres Density Range midpoint min - max PD Residential Estates ac du/ac du/ae du du PD Single Family Residential ac du/ae du/ae du du PD Retail Office ac FAR n/a sf sf PD Semi-Public ae FAR sf sf PD Open Space ae n/a n/a n/a n/a TOTAL ae du du Residential Non-Residential sf sf The Stage 2 Development Plan satisfies the following reauired elements: a. General Plan Consistency. The Schaefer Ranch is consistent with the General Plan of the City of Dublin. While the Lot Reconfiguration Concept Plan submitted by the developer proposes the same land uses in generally the same locations on-site, there are variations from the approved Vesting Tentative Tract Map and the plan as shown on the General Plan Land Use Map. The General Plan anticipated a maximum of 474 single-family residential lots, including II estate lots. The Tentative Map was approved with 451 single-family residential lots and 14 estate lots. The reconfiguration plan submitted by the developer would create 302 single-family residential lots, including 18 estate lots. Additionally, the plan shows a demarcation between residential lots and open space residential lots within a portion of the project area that varies somewhat from that shown on General Plan Land Use Map. At the December 21,2004 City Council meeting, the Council directed Staff to continue working with the developer of Schaefer Heights to prepare a Final Map consistent with the Lot Reconfiguration Concept (302 lots). 13 b. Inelusionary Zoning Regulations. The Schaefer Ranch project will be in conformance with the City's Inclusionary Zoning Regulations as applicable. c. Applicable Requirements of the City of Dublin Zoning Ordinance. Except as specifically provided in the Stage 2 Development Plan and Site Development Review, the use, development, improvements, and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance pursuant to section 8.32.060.C. SECTION 4. This Ordinance shall take effect and be enforced upon the effective date of the general plan and specific plan amendments in P A 06-031. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 2006, by the following votes: day of AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:\PA#\2006\06-031 Schaefer Ranch-Discovery Builders\CC PD Ordinance.DOC 14