HomeMy WebLinkAbout4.11 Schaefer Ranch
CITY CLERK
File # D[qJ[5Jlal-~[Z2]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: August 1,2006
SUBJECT:
P A 06-031: Sta~e 2 Planned Development for the Schaefer
Raneh project.
Report prepared bv Michael Porto, Consulting P"!iect Planner
A TT <\CHMENTS:
StalfReport from July 18,2006 City Council meeting, ineluding
proposed Ordinance.
RECOMMENDATION:
~ Waive reading and adopt Ordinance approving Stage 2 Planned
Development Plan for thc Schaefer Ranch project.
oil
FINANCIAL STATEMENT: Nonc
DESCRIPTION:
Schaeler Ranch Holdings, LLC (Discovery Builders) is proposing to construct 302 single-fanlily homes
on approximately 500 acres of land locatcd at thc westerly boundary of the city limlts north of the
Interstate 580 freeway (1-580), south of unincorporated area of Alanleda County, and east of Schaefer
Ranch Road. The westerly exlenSHln of Dublin Boulevard leads into the project area where Dublin
Boulevard tcrminates. The project is known as Schaefer Ranch and is described in the City's General
Plan. The proposed Stage 2 Development Plan will amend the Development Standards originally
approvcd to create consistency with the residential Architectural Design Standards adopted after the 1ll1hal
PO zoning, incorporate the Architectural Design Standard as part of the Developmcnt Plan, allow for
review and adoption of a Stage 2 Development Plan based on the revised and adopted Development
Standards, and will allow the Site Development Review to be evaluated against the standards currently
proposed.
At the CIty Council meeting of July 18,2006, the City Manager, at the request of the Mayor, made a brief
presentation on the history ofthe annexation and approvals for Schaefer Ranch, as well as presenhng a
chronology of events surrounding Measure M and the approvals for the Western Extended Planmng Area.
Stan' made a presentation of the relevant points ofthe proposed Stage 2 Planned Development Plan and
COpy TO: ApphcanVOwner
In-House DistribLllion
Page 1 0[2
ITEMNO.~
G:\Po\#\2006\06-u31 Schaefer Ranch-Dis.covery BuilderslCC\cc CllI\serlt calendar sr 8~ I-06.doc
provided a power pOlllt presentahon showlllg the elements of the Site Development Review approved by
the Planning CommIssion and pending City Couneil action on this Ordmanee. Several members of the
audience spoke regardmg the development of the property indicating concerns that open spaee be
mamtallled. With Councilmember MeCormiek absent, it was moved and seconded to waive the reading
and introduce the Stage 2 Phumed Development Plan. The motion passed 4-0-1
RECOMMENDATION:
Staff recommends that the City Council waIve the second reading and adopt the Ordinance approving a
Stage 2 Planned Development Plan for the Schaefer Ranch project.
Page 2 01'2
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C I T X.J: L E R l(
File # D~[o-r2JO
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: July 18,2006
PUBLIC HEARING: PA 06-031 Schaefer Ranch submitted by Schaefer
Ranch Holdings, LLC (Discover)! Builders) to consider a Stage 2
Development Plan.
Report Prepared by' Michael A, Porto. Consulting Project PlaMer
SUB.JF:CT:
ATTACHMENTS:
I)
2)
3)
4)
5)
6)
RRCOMMRNDATlO.~N: .f\.l'l""
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'{ 3)
4)
5)
6)
FINANCIAL STATEMENT:
Draft Ordinance adopl111li: P A 06-031 Stage 2 Development Plan for
Schaefer Raneh.
Schaefer Ranch Ruhmlttal dated July 5, 2006.
Planning Commission Resolution 06-lti reCOll,mendinli: the City
Council approvc a Stage 2 Development Plan for P A 06-031
Schaefer Ranch.
Plannmg Commission Resolution 06-17 appmving a Site
Development Review for Schaefer Ranch PA Db-03l
Planning ComnUSS!(lll SlaffReport for June 27, 2006111eetIng.
Planmng Commission Minutes for June 27, 2006 meetmli:.
Open Public Hearing;
Reeeive Staff PresentatIon,
Hear Public TeSl1mony from Applieant and the Puhhc;
Close Public Hearing;
Deliberate; and
Waive Reading and Introduce Ordinance adoplmli: PA 06-031 Stage
2 Development Plan for Schaefer Raneh,
No 11nancial impact.
---------------------------------~~-----~.......~~_.---------------------------------~--------------------
COPIES TO: Apphcant
Property Owner
O:\PAffUOOMOfl.03 J Schadel' Rt'nch~DIsc:ovtry Rui)ocrS\l X."\l ~(:SH 7-1 H.-CJ6 !l:tag(: 2: Pll[){X.'
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ATTACHMENT 1
PROJECT DESCRIPTION:
JofcZ/
Background:
The proposed prOJect is described III the City of Dllblin Gencral Plan and IS known as Schaefer Ranch, it
is located wlthm a porhon of the Western Extended Planning Area of the City The project area ineludes
approximately 500 acres located at the westerly boundary of the cIty hmlts north of the Interstate 580
freeway (T-5RO), south ofumneorporated area of Alanleda County, and east ofSehaefer Ranch Road. The
westerly extension ofDllblin Boulevard leads into the proJect are,l where Dublin Boulevard tenlllnates.
The proJect area was annexed to the City of Dublin in 1996 at the request of the property owner At that
time, the area was prczoned as Planned Development Dlstriet Overlay zone (PA 94-028) by City Couneil
Ordinanee No 15-90 and Resolution 78-96, The original approval included a General Plan Amendment
whleh antl\;lpated 474 single family homes, a small amount of commercial space, semi-public uses, open
Hpaee, and inJrastrueture. At that time, the pre-zone duJ not mclude Architeetural Design GUIdelines.
The City's current procedure involves the adoption of Developmcnt Standards and Architectural Design
Standards/Guidelines as part of the City Council Ordinanel: which adopts the Planned Development
zoning. ThIS pTocedure mcludes a two-stage Dcvelopment Plan approvaL According to the Zoning
Ordinanec, a Sta.ge J Development Plan ineludes Development Standards related to the zoning ordinance,
but are specific to the Planned Development District under COllS1deration. Typieally, a Stage I
Development Plan also ineludes Arehiteetural Design GUldehmlS which may be adopted as Arclntectuml
Dcsign Standards at either the Stage 1 or Stage 2 Development Plan proecss.
In 1996, when Schaefer Ranch was presented lor approval of prezomng and annexation, the two-stage
Development Plan procedure for Planned Development (PO) had not been established, As the resldenl1al
uses proposed for the area were for smgle-family detached homes, it was antICipated that R-I zoning
standards of the Zonmg Ordmallce would be applicable. Consequently, only the uses and not the
developnleut standards were adopted and approved with tile Imhal/original Planned Development zomng.
Development standards for Schaefer Ranch were subsequently adoptcd on August 11, 19q9 by Planning
Commission (Resolution 98-38). For the resldenhal uses, these standards lllcluded. average and
minimum lot size; minimum street frontage; median lot width, front, side, and rear yard setbacks;
minimum distance hetween buildings; maximum building height; and usahle rear yard area, Coneurrentlv
and eonsistcnt with these standards, A Vesting Tental1ve Tract Map 6765 for 446 units of detached slllgle
family homes waS approved. A Development Agreement reflectmg Ihe prior approvals was approved
Dccember I, 1998 (Ordinanee No. 20-98) and 1S scheduled to expire on December 31,2006
In 2004, the ApplieanVDeveloper submitted a reVIsed Lot Reeonfiguration Coneept reduclllg the number
ofresidentIallots to 302 and recollfigure the subdivision as a result of complianee WIth the Conditions of
Approval and reqUIrements Ilfregulatory agencies, On Deeember 21, 2004, the Council directed Staff to
continue working with the developer of Sehaefer Ranch to prepare a Final Map consistent With the
proposed Lot Reconfiguratioll Concept.
Existing Use:
The project area eurrently eonsists of vacant grasslands and hillsides with seattered rural reSidential and
agricultural uses. Extensive grading actIvity IS currently underway consistent With the Couneil dircction
to continue working With the developer on a Lot Reeonfiguration Concept.
General Plan/Zoning:
Page 2 01'7
301 ;Lf
SIX Planned Development (PO) HllleS wlthm the Schaefer Ranch PD district were approved wIth the
original PD zoning and are detined in temls of permitted, condlhonal. acccssory, and temporary uses
COTlslstcnt with the General Plan. These zones arc: PD ResidentIal Estates, PD Single-Family
Residcntial, PD Semi"Publie, PD Retail/Office, and PD Open Space. A category for existing agrieultura1
and rural reSidential uses also was mcluded.
llnder the currently proposed Stage 2 Development lUld Lot Reconfigurahon Coneept, the SOO"aere
project site is divided into !'JUr residential neighborhoods. The fOllr neighborhoods oeeupy SS.28 acres o[
thc SehaeICr Raneb project arca. Within the overall SOO-aere project area, the gross density is 1.66 units per
aere. Within the 55.28 acres designated withm the neIghborhoods, project density is 544 units per acre, or
low-density residenhal use, The land use designation and Planned Development zomng are consistent and
no changes arc proposed at this time. The pennitted uses proposed in the Stagc 2 Development Plan are
CllllslSlent wIth land uSe des1l,,'nations Other uses inelllde: hillside slope/open space, recreal10n (aehve &
and passive) open spaee, trail system, roadway systems, dramalle systems, water tanks, detention basins,
and non-resIdential propeJ11es described il5 II N01ghborhood Commercial site and a Semi-Public site
prevIously delen1l1neu. No development is being proposed for the non-resluenhal propertJes al thiS tlme.
However, the development of non-residential uses would be subject to a Stage 2 Development Plan and
Site Develo)'ment Review at a future date.
Stage 2 Development Plan (includlug Arcbltectural Guidelines):
In accorda1:1ce WIth Section 8.32 of the Zl'lnmg Ordinance, a Stage 2 Devclopment Plan includes'
1 Pennitted, Conditional, Accessory & Tempor.try Uses
2, Site Development StarJdards - mcludmg lot area, lot dimensions, lot coverage, setbacks, building
height, etc.
3 Parkmg Slandards
4 Arehitcetural Design Standards
5 Traffic, Circulation & Streetseapc standards
6. LlUldseape & Open Space StlUldards
7 Phasing
Thl:! propnsl:lll Stagl:! 2 DI:!Vl:!lopment Plan would:
. am~nd th~ Development Standards originally approved to create conslstency WIth the residential
ArchllllCtural DeSIgn Standards adopted after the initial PD zoning;
. mcorpor.tte the ArchItectural DeSIgn Standard as part of the Development Plan,
. allow for reviey, and adoption of a Stage 2 Development Plan based 011 the revIsed and adopted
Developmcnt Standards; and
. allow the SIte Development Review to be evaluated against the standards currently proposed.
As stated above, the PD zoning and Architcctural Design Guidelines were adopted pnor to establishing the
two-stage procedure for Plarmed Development zonmg. To establish eonsisteney between past approvals
and the eurrent Development Plan approval proeess, the Development Standards previously adopted by
Resolution are now proposed to be incorporated by Ordinanee as part of the Stage 2 Development Plan.
With exceptiOn of lot coverage standards which were not included with the Development Standards,
adopted by Resolution 111 191)8, all other Development Standards currently proposed with the Stage 2
Developmcnt Plan arc consistent with the standards adopted in 1998 reflecting the uses and eharaeter of
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the initial PO zoning/pre-zoning and tbe Development Standards adopted ml99S The propos'!dotail2
Development Plan is more comprehensive and results in an increase m open space, maintenance of natural
slope area, and installation of water quality elements. The Arcb,teclural Design Standards, not prevlllusly
addressed, also are proposed for adoption with tbe Stage 2 Development Plan.
The proposed Stage 2 Development Plan, including the Development Sta!1clards, are proposed to be
incorporated by Ordinance, and arc consistent with the standards adopted previously by Resolution. Also,
the Lot Reconfiguration Concept for Vesting Tentative Tract Map 6765 is in substantial conformance With
those standards. The final subdiVlslOnmap to he recorded will comply witb the standards adopted 1ll the
Stage 2 Development Plan,
Of the four neighborhoods within Schaefer Ranch, Nelghhorhood A is the most westerly, located at the
proposed lermmus of Dublm Boulevard against the hillside slopes; it mcludes only PO Rcsidential
Estates. Neighborhoods B, C & D wOllld be developed as PD SU1gle Family Residential. Neighborhood
B is loeated against hillside slopes 11] the eastern portIOn of the projoct site. NeighbOI-hood C IS north of
the Dubhn Boulevard extension, and Neighborhood 0 is eentraUy located between Neighborhoods B and
C Designated residential product types are associated With each neighborhood. All residential UllltS
within thiS PD zone are smgle family detached homes which arc consistent With the standards eurrently
proposed m the Stage 2 Development Plan.
Itls anhclpated tbat tbe seale and charautcr ofthc Rcta.ilJOffiee and Seml-Pubhc uses pruposed will rclatc
to the standards approved in 1()98 However, a subsequent amendment to the Stage 2 Development Plan
will be required for the PO Retall/0ffice use 1lJ addlhon to a Site Development ReView that will be
reqUired for the PD SClTII-Publie Use,
The four Neighborhoods (A, 13, C, and Dj generally are described in Table I as follows:
Table 1. ReSidential NeIghborhoods
A 6 2.1 ac. Lots 297 thru 30.2
,..."_.",,, .-..
12 Lots 285 thru 296
B 117 ~,??O sf Lots 1 thru 117
C 99 5160. sf Lots 186 thru 284
0 68 units 3 660 sf Lots 118 thru 185
-.. -.....---..,
302 ul'llts
A matrix of Residential Site Uevelopment Standards proposed to be adopted with the Stage 2
Development Plan IS 1lJcluded liS a part of the proposed Stage 2 PD zoning ordinance for this project and
shows caeh of the standards in detail. As with the initial PO zomng, residential site development
standards include' minimum lot area (also shown In Table 1, abovc), width (street frontage), depth, and
building separatIon, maXIlllum lot coverage, building height, and usable rear yard, mmimum front, rear,
and Sldeyards, allowable setback encroachments, and required parking,
In General, all units are providcd, at a minimum, with a two.car garage. Two plans in Neighborhood A
have space for four cars. With the exceptIon of the one-story lloor plan in Neighborhood C, all other
plans have at least three eovered spaces in the form of a 3-ear garage or larger, or a two-car garage with a
tandem third SplleC. With the exception of the u lots in NClghborhood A.I at the end of Dublin
Boulevard, all lots will take access to and from a puhhe street. Due to the slopes and hillSide areas WIthin
the proJeet Site, a standard usable rear yard area was established at 10% of the lot with a minimum
dimension at anyone pomt of 15 feet.
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tJ of ;2. {
The proposed architcctural styles implement the overall aesthetic V1SlOn for the neighborhood street scene
and the commU11lty t\s reqUlred wIth previous development, architectural eleJlJents will be required to be
artieulated on all elevatiolls of each building, Six ardntectural styles are proposed for inclusion With the
adopted and apprnved Architectural Design Standards to be utilized throughout the four neighborhoods as
follows: California Ranch, Munterev, Ear~v California, English Countrv. Craftsmon. and American
Farmhouse. The details o[ each architectural style are pmvided in the attaelunents,
Adoption of the Stagc 2 Development Plan m conJunetion with thc Site Development RevIew is
antieipated to provide a better, more lllnOvatlVe, and more t'ilnetional neighborhood desIgn than shown in
prevIous plans.
Site Development Rcview;
The SIte Development RevIew was conditionally approved by the Plarmmg Commission on June 27,2006
1ll anticipation of approval by the City Council of the propused Stage 2 Development Plan, The Site
Development Review issues for the Stage 2 Development Plan addresses:
1 proposed uses
2. site layout
3
4
5
6.
access
compatibility with surrounding and adjacent uses
eflcets on residents and workers, and
insuring an attractive environment.
DeSIgn of the pmJcet pmposes to take advantage of the eXlstlllg tupography of the site. The
Neighborhood Design aims to create a visually interesting. but funcl1onal, street seene through a variety of
techniques in tlle plotting and m3Ssillg and a mIX of arehiteetural plans and styles. Such techmques would
include, hut not be hmlted to I) reversing and varying adjacent plans and exterior styles, 2) avoiding
repel1l1ous pulterns, 3) varying heights and setbacks, 4) incorporatrng smgle-story elements into two-story
huildings, and 5) minimi:l:ing thc visual impact of garages.
There are a variety of housmg pmduct types in the form of 20 diffcrent floor plans proposed for
development withm the four neighborhoods, n,e floor plans provIde a vanety of bedroom and bathroom
eombinations, as well as flexible space optIOns. The flexible options include bonus rooms, studios,
libmnes, dens, tecb areas, and retreats.
The lMgest floor plans, for tbe Residential Estates, would be located Wlthm Neighborhood A, Plan 18 at
6,853 square feet, along with Plans 13 through 17 Plans I through 8 ure loeated in Neighborhoods B, C,
and 0 In these neighborhoods. Plan 1 is the largest at 3,899 square feet. There are two one-story floor
plans, both of whIch bave an optional loft, within Neighborhoods B and C. At least one of the two one-
story floor plans have generally been situated on the comer lots in order to provide an appropriate
neighborhood seale and visually reduce building ma.,s, Plans q through 12 are located In NeIghborhood 0
on the smallest lots. The smallest floor plan is the single-story plan Cl at 2,6q2 square feet and located in
both Neighborhoods B and C The larger floor plans, those within Neighborhood A and some in
Neighborhoods Band C, feature a easita whIch can be used as home office or living area separate m.lm the
main quarters, These casitas do not include a kitchen and It is not intended that these separate areas would
be allowed as rental units as there IS no kltchen,
Where possible, side-entry gar<lges as opposed to street-facing garages have been utilized. In the larger
plans street-facmg gamges have been recessed behind the front setback line past a gated entrance or porte
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coch"re lllto a motor court; thIS arr"-ngement IS ulihzeu m Neighborhoods A, B, and C NeIghborhoods III
Band C offcr at lcast one plan with a side entry garage. All lots Wlthm Neighborhood D have street
racmg double garages, Withm lhe neIghborhoods, lots have been laid out to mllllmlze opposing windows
and a variety of architectural elevations along the streetscape scene.
Planning Commission Hearing:
As stated in the diseussion above, the Plannmg Commissum held a public hearing on June 27, 2006
regarding the proposed project. There were 3 menlbers or the publie who spoke in support and asked
questIOns related to the prOJect. The Planmng Commission unanimously'
1) adopted Resolutlllll 06- 16 recommending City Council approval of an Ordmance for the Stage 2
Development Plan, and
2) adopted Resolution 06-17 approving the SJte Development Review with eonditions:
A eopy of the Plarilling Commission staff report and mlllutes f(lr the meeting of June 27, 2006 are attached
for City COWlCll reference (Attachments 5 and 6).
Affordable Housing:
The pmJect IS subject to the CIty's 1llc!USH111a,)' zoning regulations whieh were in effect in 11)98 when the
apphcation for the Vesllnl:l Tentative Map was deemed complete. Those pmVISH111S reqUIre 5% of the
units to be affordable and allowed pa)lmeut of fees III lieu thereof. The Ordinanee also required an
agreement pnor to the approval of tbe Final Map to either eonstruct the urnts or pay lhe fees. An
agreement must be approved prior to the Council's consideration of the Final Map for the project.
Noticing:
In aceordance with State law, a public notice was mailed to all property owners and oeeupants within
three hundred feet (300') of the prnposed project as well as the residents of the California Highlands. The
pllbhe notice was also published in the Valley Times and posted at several locatIOns lbroughout the City
ENVIRONMENTAL REVIEW:
A Draft EnVlmnmenlal lmpael Report (ElR) lor the Schaefer Ranch General Plan Amendment and
Pn,;zoning was prcpared in eomplianee with the California Environmental Quality Aet (CEQA) for whieh
pubhc comments werll soliCIted und received (SCH #95033070). On May 23, 1<)96, lhe Final ElR
containing responses to the eomments received on the Draft ElR was distributed or otherwise made
<lvailable lu the PI<lnmng Cmnmisslun, City Council, Responsible Agencies commenhng on the Drall EIR,
and other interested parties. The Planning Commission held a duly noticed public hearing on the Draft
EIR on June 4, 1996. Followlllg the pubhc hearing, tbe Planning Commission recommcmded to the City
Counei] that it eertify the Final ElR as eomplete, adequate, arid in compliance with CBQA and thc City's
Environmental Guidelines, The City Couneil held a duly notIced public hearing on July 9, 1996.
Following the public hearing, the City Council by ResolutIon 76-96 certified the Final ElR as complete,
<ldequate, and III C(lmpl1ance WIth CEQA and the City's Environmental Guidelines. The City Council also
adopted Findings, a Statement of Overriding Considerations, and a Mihgahon Monitoring Program with
as a part of that Resolution,
The proposed project was adequately and comprehensively addressed m the previously eertificd ElR,
Mitigation Measures, and Mitigation Monitoring Program. However, smee the original Annexation,
Zoning, and General Plan Amendmcnt requirements for treatmg slorm water runoff, filtration, and
siltation have been instituted as requirements through an NPDES permit, Therefore conditIOns of
approval eonsistent with the Rcgional Watcr Quality Control Board reqUJremoots are also ineluded as a
Page 6 01'7
part of the pmJect. The two
requIrements for that permit.
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proposed detention basins arc part of that plan and will satislY the
CONCLUSION:
This application has been reviewed by applicable City departments and ngl,'lleies and their comments have
been lllcmporated mto the ProJect design. The recommended conditions of Project approval have also
been included as a part of tbe project approval. The proposed project requires adoption of a Stagc 2
Development Plan by City Council Ordinanee and approval of a SIte Development Review by the
Plmming Commission, The proposed density and uses are l;onl;lstenl with the General Plan, mId the
proposed design standards are consistent With the proposed Stage 2 Development Plan.
RECOMMENDA nON;
StaffreCL,mmends that the City CounciL 1) Open publie hearing; 2) Receive Smffpresentatlon; 3) Hear
testimony from the Applicant and the public; 4) Close PuhlIc HeaTIng; 5) Deliberate; and 6) Waive
reading and introduce Ordinance adoptmg Slage 2 Development Plan for Schaefer Ranch submitted by
Schaefer Ranch Holdirtgs, LLC (Discovery Builders) P A 06-031
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cg 0 ( ;;-1
ORDINANCE NO. - 06
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * * '* * * '* * *:"* * * * * * * * * * * * * * * * * * * * * * * '* '* '* '* '*"*
APPROVING STAGE 2 DEVELOPMRNT PLAN FOR THE PROJECT KNOWN AS
SCHAEFER RANCH
PA 06-031
The Dubhn City Council does ordain as follows:
SECTION 1: Findings
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Couneil finds as tollows.
1 The project known as Schaefer Ranch PO-Planned Development zoning meets the purpose and
mtent of Chapter 8.32 m that it provides a eomprehensive development plan that is tailored to the
proposed land use designatIons Wlthm the site, creates a desirable use of land that IS senSll1ve to
surrounding land uses by virtue of the layout and design of the site plan, and uses creatIve deslgn
and a mix of eomplementary uses to create open space areas, residential neighborhoods, and
public facilities within the Area.
2. Development of Sehaefer Ranch under the PO-Planned Development zoning will be
harmonious and compatible with existing and future development m the surrounding area in that
the land uses estabhsh neigbborhoods, 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 8.120050.A and B of the Dublin Munieipal Code, the City Council finds as
follows.
I Development of Schaefer Ranch under the PO-Planned Development zoning will be
harmonious and compatible with existing and future development in the surrounding area in that
the land LISeS estabhsh neighborhoods, provide open space amenities, and allow for a variety of
housmg types in the form of residential estates and low density residentJaL The land uses and site
plan provide effective transitions to surrounding development which lS eharactenzed by the
proposed vehicular and pedestnan CIrculation system.
2. The proposed Stage 2 Development Plan lor Schaefer Ranch has been deSIgned to
accommodate the topography of the proJect site whleh typically is characterized as vacant rolling
hills with some rural residential and agrieultural uses swtable for the development of
neighborhoods, parks, trails, and open space use, and therefore physieally suitable for the type and
intensity of tile proposed development.
3 The proposed Stage 2 Development Plan for Schaefer Ranch will not adversely affect the
hcalth or safety of persons residing or working in the vicinity, or be detrimental to the public
health, safety and welfare in that the projeet will comply with all applieable development
regulatIOns and standards and will Implement all adopted mitigation measures.
90f .2.1
4 The proposed Stage 2 Development Plan for Schaefer Ranch IS consistent with the Dublin
General Plan and the PO-Planned Development Overlay distnct adopted in 199(, by City
Council Resolution 78-9(\ At the December 21, 2004 City Council meeting, thc Council
directed Staff to continue workmg with the developer to prepare a Final Map wIth a Lot
Rceonfiguration Conecpt demonstratmg 302 lots. That eonecpt was developed to mclude
Issuance of Grading Permits and this Stage 2 Planned Development Plan is consistent with
Council decision. The Council will aet on a final Map which eonforms to the original zoning
and Vcsting Tcntative Map prior to the lssuanee of Building Permits.
C Pursuant to the Cahfomla 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 Imtlal Study was prcpared 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 eertificd by
City Council Resolution 76-96 (SCH#95033070) and that no additional negative Impacts requiring
additional mitigation would result from the proposed project Theretore, as required, prior envlfonmental
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 R.32, ofthe City of Dub1in Munieipal Code, a Stage 2 Development Plan is approved
for the Planned Development Dlstrlct Overlay zone known as Schaefer Ranch, 302 umts of smgle-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-OOI-14, 85A-IOOO-001-16, 85A-1000-001-17, 941-0018-002-02, 85A-0018-002-03,
94 1-0019-006-00 & 941-001 R-006-00
A vicinity map showing the Stage 2 Development Plan area, is shown bclow'
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SECTION 3,
The regulations for the use, development, Improvement, and maintenance of the Property are meluded
herein which is hereby approved. Any amendments to the Stage 2 Development Plans shall be in
accordanee with seetionfsl 8.32.080 of the Dublin Mllllleipal Code or its successors.
Stage 2 Development Plan for Schaefer Ranch
Pursuant to Chapter 8.32 ofthe Dublin ZOlllng Ordmanee, the proposal meets all the requirements for
Stage 2 Development Plans and is adopted as part of the PO-Planned Development zoning for the
Schaefer Ranch, PA 06-031
The Stage 2 Development Plan consists ofthe items and plans identified herein and those
contained in a separate bOlmd doeuments described as the plans prepared by KTGY labeled
Attachment 3 to the Staff Report of June 27, 1006, eonsisting of the packages, sheets, booklets,
and plans date stamped receIVed June 20, 2006 and Landscape Plans prepared by Nuvls labeled
Attachment 3 to the Staff Report of June 27, 2006, conslsl1ng ofthe paekages, sheets, booklets,
and plans date stanlped received June 20, 2006, both on file with the Commumty Development
Department. The Stage 2 Development Plan establishes standards to encourage innovative
development while ensunng that the goals, polieies, and aetion progranls ofthe General Plan and
provisions of Chapter 8.32 of the Zoning Ordinance are satisfied.
t. Zoning: This PO Planned Development Zoning Distnet is to provide for and regulate the
development of Schaefer Ranch as ine1uded herein. Zonmg Dlstnets consistent with the General
Plan mclude: PO Resldenl1al Estates, PO Single Family Residential, PO Retail Office, PD Scmi~
Public, and PO Open Space.
2. Permitted Uses: The following uses permitted for this are dlstricVsite:
^) PD Residential Estates - Neighborhood A
Intent: PO Residential Estates land use designations are established to accommodate low-
mtensity residential activities and other open space uses, such as range and
watershed management. They also are established to prOVIde spaee for and
encourage sueh uses in places where more intensive development is not desirable
or necessary for the general welfare.
Intensitv of Use: 0.0 I - 0 08 dwelling units per acre
Permitted Uses:
a. One-family "estate" dwellings, custom homes, Not more than one dwelling umt
shall be permitted on site, exeluding "casitas" or guest quarters separate but
generally aUaehed to the main living quarters with dedicated or exelusive attached
bathroom facilities, but not contain kitehen facilities.
b. Field crop, orchard, garden
c. Home oeeupation eondueted in accordance with the regulations prescribed in Chapter
8.64 oftbe Dublin Zoning Ordinance.
d. Public or pnvate nding trails
3
1/01.21
e. Aeeessory structures and uses loeated on the same Slte wIth a permitted use, including
uses listed III the sectIon Accessory Uses below
r. 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 [0],
below
b. Commumty facihl1es
e. Community clubhouse
d. Parking lot, only when estabhshed to fulfill the residential parklllg requirements of
this zoning distri.ct for use on an abutting lot or lots
e. Plant nursery or greenhouse used only for the cultivahon and wholesalc of plant
material (wholesale, only)
I' Medical or residential care facihty (7 or more clients)
g. Large family day care homes
h. Second units, ifnot built by initial homebuilder, in accordance with Stage 2 Planned
Development
Accessory Uses:
Accessory structures and uses loeated on the same site with a permitted use, including:
barns, stables, coops, tank houses, pump houses, storage tanks, wmdmills, other
farm out-buildings, permitted private garages and carports, storehouses, garden
structures, greenhouses, recreahons rooms, hobby shops, and storage of petroleum
produets for the use of persons residing on the site.
All Accessory Uses shall be in aceordanee with SectJon 8.40 of the Dublin Zoning
Ordinance.
Temporary Uses:
a. Temporary construction trailer
b. Tract and sales offiee/model home complex
B) PD Single Family Residential
hltent: PO Single Family Residential land use designations are established to a) reserve
appropnately loeated 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; e) provide space for semi-
public facilitIes needed to complement urban residentIal areas and tor 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 umts to large-lot
estate units.
Intensltv of Use: .9 - 0.0 dwelling units per acre
4
/201:21
Permitted Uses:
a. One-fanuly dwelhngs
b. Orchard or garden
c. Accessory structures and uses located on the same site with a permitted use,
mcluding:
d. Home occupabon conducted in aeeordanee with Chapter 8.64 of the Dublin Zoning
Ordinance
e. Small family day care home per Chapter 8.08 of the Dublin ZOlllng Ordinanee
f. Nelgbborhood 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 seml-puhlie faeilitics and land uses as described in Section [0],
below
b. Commumty facilihes
c. Community clubhouse
d. Parking lot, only when established to fulfill the residential parking requirements of
this zoning district for use on an ahuthng lot or lots
e. Plant nursery or greenhouse used only for the cultivation and wholesale of plant
matenal (wholesale, only)
f. Medical or reSIdential care facility (7 or ore clients)
g. Large family day care homes
h. Seeond units, ifnot built by llllhal homebuilder, in aceordance with Stage 2 Planned
Development
Accessory Uses:
Aeeessory structures and uses located on the same site with a permitted use, includlllg:
private garages and carports, storehouse, garden structures, greenhouses, recreation
rooms, and hohhy areas wlthm an enclosed structure.
All Accessory Uses shall be in accordance wIth Section 8.40.030 of the Dublin ZOnlllg
Ordinance.
Temporary Uses:
a. Temporary construction trailer
b Tract and sales offiee/model home complex
C) PD Retail Office
Intent: Proposals to develop Commercial - Retail/Oflice uses for the site withlll 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
1n!>;111: PO Semi-Public land uses deslgnahons are established within the project area to
accommodate public or mstltutlOnal uses including, but not limited to, pubhe utilitics,
5
/30(..2/
serviees, parks, schools, and facihtles necessary to serve the project. Unless
otherwise modified Lmder this PO approval, all applicable requirements of the Dublin
Zoning Ordinance shall be applied to these land use designahons.
Permitted Uses.
a. Seml~PublIe 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 publie park facIlitIes
e. Open Space uses, including areas for pubhc open space for preservation of natural
resources, pubhc health and safety, and outdoor recreational aetlvlhes
d. Public schools
e. Public service facilities, such as: fire protechon, police, or emergency service facilIhes
f. Day Care centers
g. Religious facility
h. Private sehool
I. Other uses that could possibly meet the mtent of Semi-Public.
E) PD Open Space
Tntent. Open Spaee land use designations are established wlthm the project area. The public
open space areas are intended to provide for the preservatIOn of natural resourees,
outdoor recreational activities, and public health and safety The private open space
areas are llltended to provide lor similar types of uses, in areas which are owned and
maintained by a pm, ate homeowners association. Unless otherwise modified under
this PO 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,
detenhon basins, or other similar public utilities uses
b. Public and private Park land uses, including sites for neighborhood, eommunity, or
other park facilIties
e. Public and private Open Space uses, including areas for open space for preservation
of natural resourees, public health and safety, and outdoor recreational activities
d, Other uses that eould possibly meet the intent of Open Spaee
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 eontinue lmtil such
hme the landowner of this property applies for a Stage I Planned Development Plan
as applieable, and Stage 2 Development Plan in aeeordanee with Section 8.32 of the
Dublin Zoning Ordinance, to develop the property Any minor expansion of any
existing uses shall be suhJeet to review and approval by the DIrector of Community
Development.
Permitted Uses:
a. EXisting resldenhal and agJleultural uses in effect as of the date of annexation
6
I '-f 0 f ..2/
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 PO Single-Family Residential zoning dlStnets are established as follows:
Table 1: Development Standards
J~.'"~\tt:!.~o.r.~S'.2,!l~7_,,_
.J, Standard
PD Zone PD Residential PD Single-Family PO Single-Family PO Single-Family
Eslates Residential Residential Residenti.1
Lot Size (minimum) 2.1 ac 5,770 sf 5,160 sf 3,600 sf
~"'m_"~.__
Minimum Lol Width 35 sf 35 It 35 It
(street frontage)
. cul-de~sac 25 It
----......- ...".,.------ ,.
Minimum Lot Deplh 100 It 100 It 90 It
Maximum Coverage(1) 35 %(2)
-----. -~._'-,.".
. one.story plans 50 % 50 %
. two-story plans 45 % 45 % 45 %
-
Maximum Building 35 It 35 It 35 It 35 It
Height 2 stories 2 stories 2 stories 2 stories
Minimum Building
Separation, between
. living areas 50 Itl" 15 It 14 It 10 It
..".,-.,.
. living and non-living 12 It 12 It g It
areas
. non-living areas 10 It 10 It 8 It
Setback - Front Yard
. to porch or living 25 It 10 It 10 It 10 It
area
. to front-entry or 20 It 18 It 18 It
street-facing garage
. to swing-in (side- 15 It 15 It 15 It
entry) garage
Setback - Side Yard (31
--""'''','~'".".".."._--
. minimum 25 It 5 It 5 4 It
. at living area 10 It 7 5 It
. at corners 10 It 10 8 It
.._-".,"',-_._-,._~.
Encroachment (C) none within 5 It of none within 5 It of none within 5 It of
- Sldeyard property linePl properly linel3) property IlnePl
Setback - Rear Yard 25 It 5 Itl') 5 Itl') 5 1t!4J
_..._-",,~-,._,-~.',.,'._.
Usable Rear Yard nla 10% ofthe lot .rea 1 0% of the lot area 10% of the lot .rea
with 15-1t minimum with 15-1t minimum with 15.1t minimum
(clear & level) (clear & level) (clear & level)
dimension at any dimension at any dimension at any
polnt!S) pointlS) olnt[5J
NOTES:
(A) All setbacks are measured from the property line. All setbacks and building separation distances are minimum.
7
I 5ol.2j
(6) 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.
11\ Maximum lot coverage regulalions 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 olher covered and enciosed areas. It
do os 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)
121 per Zoning Ordinance for Residential Estates
1'1 excluding allowable encroachments
141 Unenclosed shade structures and second story decks attached to the unit also require a minimum setback of 10
feel.
(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 Communily Development In conjunction with a Site Development Review.
General Residential Yard Provisions:
a. Except as prohibited under setbaek requirements above, roof eaves, pop-outs, arehitectural
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 eode in cffeet 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.
e. On lots where minimum rear yard elear and level zone cannot be provided due to topography
or vegetation constraints, decks of comparahle area shall be allowed and required subject to
Site Development Review
Residential Building Height A 35-foot maximum or two stones, exeept as stated above, shall
be measured from the finished grade at the midpoint of the building tas shown on a fa<;ade or cross
sectIOn view running parallel to the slope) to the top ridge of the structure's roof. However,
arehiteetural features and elements may exceed thiS provision by a 5-foot maximum, and a gable
element may execed this provision by a 5-foot maximum, subject to approval by the Director of
Community Development.
Parkin!: - All residential units shall be proVided WIth a minimum of two eovered parking spaces
within an enelosed garage.
4, Dublin Zoning Ordinance General Provisions - Applicablc Requirements:
a. Dublin Zoninli: Ordinance - Except as speCifically modified by the provisions of this Plmllled
Development DistrieVDevelopment Plan, all applicable general requirements and proeedures
of the Dublin Zoning Ordinanee 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 wmver is approved by the Director of Community Dcvelopment and a zoning appro~al
is granted eonstituting a minor projeet, and building penmt plans are in aeeord with the intent
and obJechves ofthe Site Development Review proeedures.
Except as may be specifically provided for within these General Provisions, development shall
comply WIth the City of Dublin Site Dcvelopment Review standard conditions.
8
IfRof.2{
e. Police ServicesIResidential Building Security - Except as may be specifically provided for
wIth thIs PO, development shall comply with City ofDubhn Pohee Serviees Standard
Residential Building Seeurity Reeommendations.
d, Vehicular Acecss to Open Space - Appropriate vehIcular aeeess 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, Dlreetor of Public Works" Director of Community
Development, and East Bay Regional Parks Distnct.
e. Potable and Recycled Water Storage - Sites for public facilities, ineluding potable and
recycled water storage tanks, are conclusively located by master planning eondueted to date by
thc Dublin San Ramon Services District (DSRSD). Pub lie 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 PO Stage 2 Development Plan shall require a new PO Rezone in
compliance with Chapter 8.32 ofthe City of Dublin Zoning Ordinance. A subsequent PO
Rezone may address all or a portion of the area eovered by this PO Stage 2 Development Plan.
Minor deViatIons from the conditIOns estabhshed herein may be allowed through the
Condihonal Use Pemllt or Site Development ReVIew process, as required by the Zoning
Ordmance. The Director of Comnulllity Development shall determine eonformanee or non-
conformance procedures for modifying this PO Stage 2 Development Plan (e.g., staff-level
approval, Conditional Use Permit at Planning Commission level, PD Rezone at City Couneil
level).
g. CC&Rs - ConditIOns, Covenants, and RestnctlOns (CC&Rs) shall be subject to review and
approval of the Director of Community Development pnor to recordatIon of the Final
Subdivision Map.
5, Phasing Plan. Phasing has been addressed through the Vestmg Tentative Tract Map proeess.
6. Landscaping Plan. The Conceptual and Prelimmary Lamlseapmg Plan is comprised of 17
pages as follows: Sheets LE-l, LA-IC & IE, LB-I & LB-3, LC-l & 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). DIe preliminary landscape plan
lays out the streetseape and treatment of public or roadside right-of-way areas in terms of
landscape materials and hardseape design, as well as the typical front yard image on private
property Typical front yard landscape plans are shown for Neighborhoods B, C & D Hardseape
installation includes decorative and distinctive pavement at intersections in pedestrian and
neighborhood tranSltion areas, neIghborhood signage, lighting, and curbside or grouped
mailboxes. Master street plans for each of the four neighborhoods are mcluded with a
recommended palette of landscape materials including a hierarchy of street trees, annual and
evergrecn foliage, 110wering shrubs, median plantings, and groundeovers. Also included is a
master plan of walls and fenees with a range of designs based on funetional separation of uses,
sueh as commumty or neighborhood walls, view fences to public or open spaee areas, and good
neighbor fences between private properties.
7. Master Infrastmcture Plan. Master Infrastructure Plan has been addressed through the Vestmg
Tentative Tract Map process.
8. Inclusionary Zoning Ordinance. The project is subjeet to the City's inclusionary zone
9
/7 of 2/
regulations whieh were in effect in 1998 when the application for the vesting tentative lllap was
deemed complete. Tbose provlsHms require 5% of the units to be affordable and allowed payment
of fees in lieu thereof. The Ordlllance also reqUIred an agreement prior to the approval of the
Final Map to elther construct the umts 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 IncluslOnary Zonmg requJrements.
Implementation o[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 aeeommodate hillside slopes and
preserve open space. The residential portlOns of the project are laid out in four neighborhoods
ranging from Residential Estates m NeIghborhood A to gradually inereasing, higher density,
smgle-family resldentml NeIghborhoods B, C, and 0 Acreage, number of units, number of
lots per tract, and lots within each neighborhood are shown m the following table:
Table 2: Residential Neighborhoods
~
Lots/U nits
Lots with i n T raet
IEDI
units
units
unils
units
68 units
_'_, ,'.',',~.._.___~,U~.
302 units
..
A
B
C
D
.
Lots 297 thru 302
Lots 285 thru 296
.~_w~~___
Lots 1 thru 117
Lots 186 Ihru 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 0 the units generally decrease in size reflecting
the deereasing lot size. A one-story floor plan and one-story plan with optional loft has been
provided lor Neighborhoods Band C At least one of the two one-story floor plans generally
has been situated on tbe eorner lots in order to provide an appropriate neighborhood scale and
VIsually reduce buildmg mass.
The floor plans provide a variety of bedroom and bathroom combmahons, as well as flexible
space options. The larger floor plans, those within Neighborhood A and some III
Neighborhoods B and C, feature a casita which can be used as home office or hving area
separate from the main quarters. The flexibility options as include bonus rooms, studios,
libraries, dens, teeh 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 setbaek hne past a
gated entrance or porte eoehere into a motorcourt; this arrangement is utilized on
nelgbborhoods A and B Neighborhoods m Band 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 mtended
to minimize visual impaet. Building area and residential features of the units wlthm each
neighborhood arc listed in the following table:
Table 3: Floor Plans
10
A 13 6,617 2 -story 6 6Y, 4 spaces =
3-car + 1-car
A 14 5,167 2-story 4 + easita & 9reat room 4Y, 3 spaces
3-ear ara e
A 15 4,955 2-story 4 + casita, bonus room 5}2 3 spaces -
& libra 2-cClr + 1-car
A 16 5,243 2-story 4 + casita, library & 4}2 3 spaces -
2~car + 1~car
exercise room
A 17 4,929 2-story 5 + casita 5}2 3 spaces
2~car + 1-car
& bonus room
A 18 6,853 2-story 5 + bonus room 5}2 4 spaces -
4-car ara e
B&C 81 3,044 1-sto 5 3}2 3 spaces ~
2-car + 1 tandem
B&C 81 3,625 loft 5 + bonus room 3}2
B&C 1 3,899 2-story 3 + studio, den 3+}2+}2 3 spaces ~
2~car + 1 tandem
& bonus room
B&C 2 3,493 2-story 3 + casita 4}2 3 spaces =
2~car + 1 tandem
& bonus room
B&C 3 3,883 2-story 4 + casita 4 3 spaces -
& bonus room 2-car + 1 .andem
B&C 4 3,821 2-story 4 + bonus room 3}2 3 spaces
& libra 2-car + 1 tandem
B&C C1 2,692 1-sto 4 3 2 spa cas ~
B&C C1 3,105 loft 4 + bonus room 3 +}2 2-car garage
B&C 5 3,623 2-story 4 + bonus room 4 3 spaces -
2-car + 1 tandem
& den
B&C 6 3,757 2-story 4 + bonus room, den & 2}2 3 spaces -
2-car +1 tandem
retreat
B&C 7 3,202 2-story 4 + bonus room 2}2 3 spaces
3-car ara e
B&C 8 3,561 2-story 4 + bonus room 4}2 3 spaces
3-car am e
0 9 3,347 2-story 4 + bonus room 2}2 3 spaces -
2-car +1 tandem
D 10 3,142 2-story 5 + bonus room 3 3 spaces -
2-car + 1 tandem
0 11 3,154 2-story 3 + bonus room 3}2 3 spaces -
2-car +1 tandem
0 12 2,694 2-story 3 + bonus room, tech 3 3 spaces ~
area & den 2-car +1 tandem
*excludes garages
e. Architecture - Six different architectural styles are proposed for the 20 different floor plans
among the four neighborhoods. Eaeh floor plan can accommodate tlnee or four architectural
styles that would be compatible dependmg upon the plan, Arehiteetural elements arc proposed
to be articulated on all elevations of eaeh building. The architectural styles represent a ~anety
of colors, matenals, roof eonfigurahons, and other elements to ereate visual diversity and
umqueness among the umts through<wt tbe neighborhood while maintaining a continuity of
[unehon and proportIOn. The archItectural styles, along with the design elements of each, are
depleted Oil pages AS.! through AS.6 and are described as:
11
Jq of;2f
California Ranch The Cahfomla Raneh style IS represented by low pitch roof in a hip, gable,
or Dutch gable configuration with flat, shmgle-Iike roof tiles. Exterior materials inelude wood
siding, stucco, and board & batten combined with brick base and post elements, as well as the
use of some stone. Architectural features Illelude 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-pitehed gable roof and cantilevered
second story baleolJ1es covered by the principal roo [ of concrete tile shingles. Wall matenals
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 wmdow
frames, and gable end accents. Colors are Cali lamia mission blends with gray accents.
Early Californian. Early Californian is distinguished by sImple massing and the principal roof
material of eonerete barrel tiles representing terracotta III color and form on a hip or gable roof
above narrow overhangs. Stucco finished exteriors are accented by arebed 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 eharaeteristies 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, bneked arebways, deeorativc eorbcls,
and multi-paned windows give this style its country image along with tbe hip over gable end
roof elements. Colors arc charcoal, brown, and mission blends with earthy green tone accents.
Craftsman. The popular Craftsman style features combinations o I' wood shingled, board &
batten, and elapboard siding with stone aeeent bases on pairs of square tapered columns. The
long, low-pitched gable roofs of concrete tilc shingles are supported by unenclosed eave
overhangs wIth decorative wooden braees 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 extenor and detailing to present a mstie appearance including stucco, wood siding,
brick and stone courses, and board and batten. Moderately pitched gable or Dutch gable roofs
would be fimshed with nat eon crete shingle or tile. A distinetive element offered with this
style would allow porches or other one-story elements around the building to feature a
powder.coated metal seanl roof. Other archItectural features inelude wooden shutters, pot
shelves, and trellises. Colors are charcoal and Cahfornla mission blends with brown or blue-
gray aeeents.
ArchItectural Styles would be apphed to the noor plans, as follows:
Table 4: Elevation Styles
Plan Catifornta Monterey Early English Craftsman American
Ranch Californian Countrv Farmhouse
81 It It It
C1 It It It
1 It It It It
2 -.-- ~M'" ~~,-~~ ~_~,~'w,~
It It It It
3 ._~-- It It It It
4 It It It ......,,1"'......-...
5 It It It It
------ -. ...--
6 It It It It
..
7 It It It It
..~~" ~
12
~=.._.""."., --..---...-....,.--- "..........--.............._~-,--.- .20 of..2/
-... .--.- American
Plan Callfornta Monterey Earty English Craftsman
Ranch Catifornian Country Farmhouse
8 II II II II
,,~- -.-
9 II II II
.~_.--'- "..
10 II II II II
11 II II II II
..... .....-. ....-.....-... -.."..- .--- .'._~,_._..,--,.. -
12 II II II II
13 II II II
14 II II II
.~-- ,~..,. _._.._-_...~_.-
15 II II II
-..------- ~"..,~~ .._~ -~.._,~.
16 II II II
17 II II II
18 II II II
-,-.......--....-- -.---.."".. '" _~,_~_.~~,,~~,..._"' ,",~,,'~w.,...~~_''','_.~..___~
to, Compliance with Stage 2 Planned Development Plans
The project shall substantially comply with the project plans and details prepared by KTGY, Inc.
dated reeeived 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 projeet plans
are ineorporated hy reference.
The Stage 2 Development Plan satisfies the followmg reuulfed elements:
a, General Plan Consistency, The Schaefer Ranch IS conSIstent wl(h the General Plan of the
City of Dublin. While the Lot Reeonfiguration 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 smgle-farnily resJ(lenhallots, meluding
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 smgle-farnily
residential lots, including 18 estate lots. Additionally, the plan shows a demarcation between
residential lots and open spaee residenhallots wlthm a portlon ofthe project area that varies
somewhat from that shown on General Plan Land Use Map. At the December 21,2004 City
Couneil meeting, the Council directed Staff to continue working with the developer of Schaefer
Heights to prepare a Final Map consistent with the Lot Reconfigurahon Concept (302 lots).
h. Inclusionary Zoning Regulations. The Schaefer Ranch prOject will be m eonformanee wIth
the City's Inclusionary Zoning Regulations as applicable.
c, Applicable Requirements of thc City of Dublin Zoning Ordinance. Except as specifically
provided in the Stage 2 Development Plan and Site Development Review, the use, development,
improvements, and maintenanee of the Property shall be governed by the provisions of the
Dublin Zonmg Ordmance pursuant to section 8.32.060 C.
SECTION 4.
This Ordinance shall take effect and he enforced upon the effecl1ve date of the Stage 2 Planned
Development Plan mcorporated herein in P A 06-031 The City Clerk of the City of Dubhn sball eause
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.
13
PASSED AND ADOPTED BY tbe City Council of the City of Dublin, on this
2006, by the followmg vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\P AIt\20u6\06-031 Sdult::fer Ram;n-Discuvety Duildel'S,CC PD O!xHn<lnce,DOC
14
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day of