HomeMy WebLinkAbout6.1 Schaefer Ranch Stage 2 DP
CITY CLERK
File # Ol!Et5J[}r2JOI
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: July 18, 2006
PUBLIC HEARING: PA 06-031 Schaefer Ranch submitted by Schaefer
Ranch Holdings, LLC (Dm;overy Builders) to consider a Stage 2
Development Plan.
Report Prepared by Michael A. Porto, Consulting Project Planner
SUBJECT:
ATTACHMENTS:
1)
2)
3)
4)
5)
6)
RECOMMEND A TTO.~N: .1\)1'"
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4)
5)
6)
FINANCIAL STATEMENT:
Draft Ordinance adoptmg P A 06-031 Stage 2 Development Plan for
Schaeler Ranch.
Schaefer Ranch suhmlttal dated July 5, 2006.
Planning Commission Resolution 06-16 recommending the City
Council approve a Stage 2 Development Plan for PA 06-031
Schaefer Ranch.
Plannmg Commission Resolution ll6-17 approving a Site
Development Review for Schaefer Ranch PA 06-031
Planning COlllilliSSlOn SlaffReport for June 27, 2006 meetmg.
Planmng Commission Minutes for June 27, 2006 meetmg.
Open Public Hearing;
Receive Staff PresentatJon,
Hear Public Teshmony from Applicant and the Puhhc;
Close Public Hearing;
Deliberate; and
Wmve Reading and Introduce Ordinance adoptmg PA 06-031 Stage
2 Development Plan for Schaefer Ranch.
No I1naneial impact.
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COPIES TO: Apphcant
Property Owner
G:\PAff\200(,\Qf1-03] Schaefer' R...1nch~Discovcry R~liJ(lcrs\l X:\l:( :SR 7-1 H.-06 stag(: 2 f'D.DOC
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ITEMNO.~
PROJECT DESCRIPTTON:
Backgrouud:
The proposed project is descrihed U1 the City of Dublin General Plan and IS kn\lWn 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 ohUlmcorporated arca of Alanleda County, and east of Schaefer Ranch Road. The
westerly extensiun ufDublin Bonlevard leads into the proJect area wherc Dublin Boulevard tenmnates.
The project area was annexed to the City of Dublin in 19% at the request of thc property owner At that
timc, the area was prezoned as Planned Development DIstrict Overlay zone (PA 94-028) by City Cuuncil
Ordinance No 15-96 and Resolution 78-96. The original approval included a General Plan Amendment
whIch anh"lpated 4 74 single family homes, a small an10unl of commercial space, semi-public uses, open
space, and inJi'astrueture. At that time, the pre"zone (hd not mclude Architectural Design GUIdelines.
The City's current procedure invulves the adoption of Development Standards and Architectural Design
Standards/Guidelines as part of the City Council Ordinancc which adopts the Planned Develupment
zoning. ThIS procedure mcludes a two-stagc Development Plan approval. According to the Zoning
Ordinance, a Stage 1 Development Plan ineludes Development Standards related to the zoning ordinance,
but are specific to the Planned Developmcnt District under conSIderation. Typically, a Stage 1
Developmcnt Plan also ineludes Architectural Design GUldelmes which may be adopted as ArchItectural
Dcsign Standards at either the Stage 1 or Stage 2 Development Plan proecss.
In I <)<)6, when Schaefer Ranch was presented for approval of prezomng and annexation, thc two-stage
Developmcnt Plan proecdure for Planned Development (PD) had not bcen established. As the resldenhal
uses proposed for the area were for smgle-family detached homcs, it was antIcIpated that R-l zoning
standards of the Z0I1111g Ordmance would be applicable. Consequently, only the uses and not the
development standards were adopted and approved with the mIhal/original Planned Development zomng.
Development standards for Schaefer Ranch were suhse\l"ently adopted on August 11, 19<JR hy Planning
Commission (Resolution 98-38). For the resldenhal llses, thesc standards mcluded. average and
minimum lot size; minimum street frontage; median lot width, front, side, and rear yard setbacks;
minimum distance hetween huildings; maximum building height; and usahle rear yard area. Coneurrentlv
and consistent with these standards, A Vesting Tentahve Tract Map 6765 for 446 units of detached slllgle
family humes waS approved. A Development Agreement reflechng the prior approvals was approved
December 1,1998 (Ordinance No. 20-98) and IS scheduled to expire on December 31,2006
In 2004, the Applicant/Developer submitted a reVIsed Lot Reeonfiguration Concept reducmg the number
of residentJallots to 302 and reconfigure the subdivision as a result of compliance WIth the Conditions of
Approval and reqUlrements ofregulatory ageneics. On December 21,2004, the Council directed Staff to
continue working with the developer of Schaefer Ranch to prepare a Pinal Map consistent WIth the
proposed Lot Reeonfiguration Concept.
Existing Use:
The project area currently consists of vacant grasslands and hillsides with scattered rural reSIdential and
agricultural uses. Extensive grading actJvlty IS currently underway consistent WIth the Council direction
to continue working WIth the developer on a Lot Reconfiguration Concept.
General Plan/Zoning;
Page 2 of7
S,X Planned Development (PO) zones wlthm the Schaefer Ranch PD district were approved wlth the
original PD zoning and arc defined in terms of permitted, condlhonal, acccssory, and temporary uses
consistcnt with the General Plan. Tbese zones arc: PD ResidentIal Estates, PD Single-Family
Residential, PD Semi"Publie, PD Retail/Office, and PD Open Space. A category for existing agricultural
and rural resIdentIal uses also was meluded.
lTnder the currently proposed Stage 2 Development and Lot Reconfigurahon Concept, the 500"aerc
project site is divided into !'lUr residential neighborhoods. The four neIghborhoods occupy 55.28 acres of
thc Sehacfcr Ranch project arca. Within the overall 500-aere project area, the gross density is 1.66 units per
acre. Within the 55.28 acres designated witlun the nelghhorhoods, project dcnsity is 544 units per acre, or
lo....-density residenhaJ use. Thc land usc designation and Planned Development zonmg are consistent and
no changes arc proposed at this time. The pennitted uses proposed in the Stagc 2 Development Plan are
conSIstent wlth land uSe deSlgnations Other uscs inc1udc: hillside slope/open space, recreatlOn (achve &
and passive) opcn space, trail system, roadwav systems, dramage systems, watcr tanks, detention basins,
and non-resIdentIal propeliles descrihed as a Nelghhorhood Commercial site and a Semi-Public sIte
prevIously detenmned. No development is being proposcd for the non-resIdentIal properlJes at thIs hme.
However, thc development of non-residential uses would be subject to a Stage 2 Development Plan and
Site Development ReVIew at a future date.
Stage 2 Developmeut PIau (iucludiug Architectural Guidelines);
In accordance WIth Section 8.32 ofthe Zomng Ordinance, a Stagc 2 Development Plan ineludes:
I Pennitted, Conditional, Accessory & Temporary UseR
2. SIte Development Standards - meludmg lot area, lot dimensions, lot eovcrage, setbacks, building
heIght, elc.
3 Parkmg Standards
4 Arehitcetural Dcsign Standards
5 Traffic, Circulation & Streetseape standards
6. Landscape & Open Space Standards
7 Phasing
The proposed Stage 2 Development Plan would:
. arncnd thc Dcvclopment Standards originally approved to create conslstency wIth the residential
ArchItectural DeSIgn Standards adopted after the initial PD zoning;
. mC(lrporate the ArchItectural DeSIgn Standard as part of the Dcvelopment Plan,
. allow for reviev, and adoption of a Stage 2 Development Plan based on the reVIsed and adopted
Development Standards; and
. allow the SIte Development Review to be evaluatcd against the standards currently proposed.
As stated abovc, the PD zoning and Architectural Design Guidelines were adopted pnor to establishing the
two-stage procedure for Planned Development zonmg. To establish consistency between past approvals
and the current Devel(lplllent Plan approval process, the Development Standards previously adopted by
Rcsolution are now proposed to bc incorporated by Ordinance as part of the Stage 2 Development Plan.
With exceptJon of lot coverage standards whIch were not ineluded with the Development Standards,
adopted hy Resoluhon m 191JR, all other Development Standards currently proposed wIth the Stage 2
Development Plan arc eonsistcnt with the standards adopted in 1998 reflecting the uses and character of
Page 3 on
the initial PD zoning/pre-zoning and the Development Standards adopted m 199R Thc proposed Stage 2
Dcvelopment Plan is more eomprehensivc and results in an increase III open space, maintenance of natural
slope area, and installation of water qualitv elements. The ArchItectural Design Standards, not prevIOusly
addressed, also are proposed for adoption with thc Stage 2 Dcvelopment Plan.
The proposed Stage 2 Development Plan, including the Dcvelopment Standards, arc proposed to be
incorporatcd by Ordinance, and arc eonsistcnt with the standards adopted previously by Resolution. Also,
the Lot Reeonfiguration Concept for Vesting Tentative Tract Map 6765 is in substantial conformance With
those standards. The final subdiVISIOn map to he recorded will comply with the standards adopted m the
Stage 2 Development Plan.
Of the four neighborhoods within Schaefer Ranch, Nelghhorhood A is the most westerly, located at the
proposed lerm1l1us of Duhhn Boulevard against the hillside slopes; it 1I1cludes only PD Rcsidential
Estates. Neighborhoods B, C & D would be developed as PD Smgle Family Residential. Neighborhood
B is located against hillside slopes 111 the eastern pOr!lOn of thc project site. Neighborhood C IS north of
the Dubhn Boulevard extension, and Neighborhood D is centrally located helween Ncighborhoods Band
C Designated residential product types are aSSOCiated WIth each ncighborhood. All residential umts
within tlllS PD zone are smgle family detached homes which arc consistent WIth the standards currently
proposed m the Stage 2 Developmcnt Plan.
It lS anhclpated that the scale and character of the Retail/Office and Senll-Puhhc uses proposed will relate
to thc standards approved in 1 l)')S However, a subsequent amendment to the Stage 2 Development Plan
will be required for the PD RetaIl/Office use 111 addlhon to a Site Development ReVIew that will he
reqlllred for the PD Seml-Puhlic Use.
The four Neighborhoods (A, B, C, and D) generally are described in Tahle 1 as follows:
Table 1. ReSidential Neighborhoods
~
"
LotstU nits
Minimum Lot Size
Lots within Tract
II
6
12
117
99
.--.----------...
68 units
302 units
ami
ami
2.1 ac.
5,770_sf
___5,160 sf
3,660 sf
Lots 297 thru 302
-"...-.". --..-
Lots 285 thru 296
Lots 1 thru 117
Lots 186 th ru 284
Lots 118 thru 185
A
B
C
o
A matrix of Residential Site Development Standards proposed to be adopted Witll tlle Stage 2
Development Plan IS 1I1cluded as a part of the proposed Stage 2 PD zoning ordmance for this projcet and
shows cach of the standards in detail. As with the initial PD zonmg, residential site development
standards inelude' minimum lot area (also shown m Table 1, above), width (street frontage), depth, and
building separatIOn, maxImum lot coverage, building height, and usable rear yard, mmimum front, rear,
and Sldeyards, allowable sethack encroachments, and required parking.
Tn General, all units are provided, at a minimum, with a two-car garage_ Two plans in Neighborhood A
have space for four cars. With tlle exception of the one-story Iloor plan in Neighborhood C, all other
plans have at least three covered spaces in the form of a 3-ear garage or larger, or a two-car garage with a
tandcm third space. With the exception of the () lots in Nelghhorhood A-I at the end of Dublin
Boulevard, all lots will take access to and from a puhhc street. Due to the slopes and hills](le areas WIthin
the proJect SIte, a standard usable rear yard area was established at 10% of the lot with a minimum
dimension at anyone pomt of 15 feet.
Page 4 of?
The proposed architectural styles implement the overall aesthetic VISIon for thc neighborhood street scene
and the commU111ty II.s reqUlred wIth previous development, architectural elements will be required to be
articulatcd on all clevations of each building. Six arcllltectural styles are proposed for inelusion WIth the
adopted and approved Arcbiteetural Dcsign Standards to be utihzed throughout thc four neighborhoods as
f,)llows: CalijiJ1'nia Ranch. Munterev, Ear~v Cali(c.,.nia, English Countrv, Craftsman, and American
Farmhouse. The details of each archItectural style are provided in the attachments.
Adoption of the Stage 2 Development Plan m conjunction with thc Site Development RevIew is
anticipated to provide a better, more mnovatlVe, and more functional neighborhood deSIgn than shown in
prevIous plans.
Site Development Review:
The SIte Development RevIew was conditionally approved by the Plarnllng Commission on June 27, 2006
m anticipation of approval by the City Couneil of the proposed 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
effects on rcsidcnts and workers, and
insuring an attractive environment.
DesIgn of the proJect proposes to take advantage of the eXlstmg topography of the site. The
Neighborhood Design aims to create a visually interesting, but funcl1onal, strect scene through a variety of
techniques in the plotting and massmg and a mIx of architectural plans and styles. Such tech111ques would
inelude, hut not be lllnlted to I) reversing and varying adjacent plans and exterior styles, 2) avoiding
repel1hous patterns, 3) varying heights and setbacks, 4) incorporatmg smgle-story elements into two-story
huildings, and 5) minimizing the visual impact of garages.
There are a variety of housmg product types in the form of 20 different floor plans proposed for
development withm the four neighborhoods. The floor plans proVIde a vanety of bedroom and bathroom
combinations, as well as flexible space optIOns. The flexible options inelude bonus rooms, studios,
lihranes, dens, tecb areas, and retreats.
The largest floor plans, for the Residential Estates, would be located wlthm Neighborhood A, Plan IS at
6,R53 square feet, along with Plans 13 through 17 Plans 1 through Rare locatcd in Neighborhoods B, C,
and D In these neighborhoods, Plan I is the largest at 3,899 square fcet. There are two one-story floor
plans, hoth of whIch have 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 scale and visually reduce building mass. Plans q through 12 are located III Nelghhorhood D
on the smallest lots. The smallest floor plan is the single-story plan CI at 2,692 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 from the
main quarters. These easitas do not include a kItchen and It is not intended that these separate areas would
be allowed as rental units as there IS no kItchen.
Where possible, side-entry garages as opposed to street-facing garages have been utilized. In the larger
plans street-facmg garages have bcen recessed behind the front setback hne past a gated entrance or porle
Page 5 of7
cochere mto a motor court; thIS arrangement IS utihzed III Neighborhoods A, B, and C Nelghhorhoods in
Band C offcr at least one plan with a side entry garage. All lots wlthm Neighborhood D have street
faclllg double garages. Withm the nelghhorboods, lots have bcenlaid out to mll1lnllZe opposing windows
and a variety of architectural elevations along the streetscape scene.
Planning Commission Hearing:
As stated in the discussion above, the Planmng Commlssllln held a public hearing on June 27, 2006
regarding the proposed project. There were 3 memhers of the public who spoke in support and asked
questIOns related to the prOJect. The Plannlllg Commission unanimously-
1) adopted Resoluhon 06-16 recommending City Council approval of an Ordmance for the Stage 2
Development Plan, and
2) adopted Resolution 06-17 approving the SIte Development Review with conditions:
A copy of the Planning Commission staff report and mmutes for the mecting of June 27, 2006 are attached
for City CouncIl reference (Attachments 5 and 6).
Affordable Housing:
The proJect IS subject to the CIty's mclus](mary zoning regulations which were in effect in 11)98 when the
apphcation fur the Vestlllg Tentativc Map was deemed complete. Those proV1SlOnS reqUIre 5% of the
units to be affordable and allowed payment of fees m lieu thereo[ The Ordinance also required an
agreement pnor to the approval of the Final Map to either construct the umts or pay the fees. An
agreement must be approved prior to the Council's consideration of the Final Map for the project.
Noticing:
In accordance with State law, a public notice was mailed to all property owners and occupants within
three hundred feet (300') of the proposed proJect as well as the residents of the California Highlands. The
pubhc notice was also published in the Valley Times and posted at severallocatlOns throughout the City
ENVIRONMENTAL REVIEW:
A Draft Envmmmental Tmpacl Report (ETR) lor thc Schaefer Ranch General Plan Amendment and
Prczoning was prepared in compliance with the California Environmental Quality Act (CEQA) for which
pubhc comments were soliclted and received (SCH #95033070). On May 23, 11)96, the Final ETR
containing responses to the comments received on the Draft ETR was distributed or otherwise made
availahle to the Planmng CommiSSIOn, CIty Council, Rcsponsible Agencies cOlllll1enhng on the Drafl: ETR,
and other interested parties. The Plarming Commission held a duly noticed public hearing on the Draft
ETR on June 4, 1996. Followmg the puhhc hearing, the Planning Commission recommended to the City
Council that it certify the Final ElR as complete, adequate, and in complIance with CEQA and the City's
Environmental Guidelines. The City Council held a duly notIced public hearing on July 9, 1996.
Following the public hearing, the City Council by ResolutIOn 76-96 certified the Final EIR as complete,
adequate, and m comphance wlth CEQA and the City's Environmental Guidelines. The City Council also
adopted Findings, a Statement of Overriding Considerations, and a Mil1galion Monitoring Progranl with
as a part of that Resolntion.
The proposed project was adequately and comprehensively addressed m the previously certified EIR,
Mitigation Measures, and Mitigation Monitoring Program. However, Slllce the original Annexation,
Zoning, and General Plan Amendment requirements for treatmg storm water runoff, filtration, and
siltatIOn have been instituted as requirements through an NPDES permit. Therefore conditIOns of
approval consistent with the Rcgional Water Quality Control Board requirements are also included as a
Page 6 of7
part of the proJect. The two proposed detention basins arc part of that plan and will satisfY the
reqLLlrements for that permIt.
CONCLUSION:
This application has been reviewed by apphcable City departments and agcneies and their comments have
been lllcorporated mto the Project desIgn. The recommended conditions of Project approval have also
heen included as a part of the project approval. The proposed project requIres adoption of a Stagc 2
Development Plan by City Council Ordinance and approval of a SIte Deve10pmcnt Review by the
Planning Commission. The proposed density and uses are con~lstent with the General Plan, and the
proposed design standards are consistent wIth the proposed Stage 2 Development Plan.
RECOMMENDA TTON:
Staffrec\Jmmends that the City CounciL 1) Open public hearing; 2) Receive Staffpresentatlon; 3) Hear
testimony from the Applicant and the public; 4) Close Puhhc Heanng; 5) De1iberatc; and 6) Waive
reading and introduce Ordinance adoptmg Stage 2 Development Plan for Schaefer Ranch submItted by
Schaefer Ranch Holdings, LLC (Discovery Builders) P A 06-031
Page 70f7
fA L/JI
ORDINANCE NO. 06-
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
** * * * *** ** * ** ** ** ***** *** ******* ***** * **** *** ****
APPROVING STAGE 2 DEVELOPMENT PLAN FOR TIlE PROJECT KNOWN AS
SCHAEFER RANCH
PA 06-031
The Dublin City Council does ordain as follows:
SECTION 1: Findings
A. Pursuant to SeetHln 8.32.070 ofthe Dublin Municipal Code, the City Council finds as follows.
I The project known as Schaefer Ranch PD-Planned Development zoning meets the purpose and
intent of Chapter 8.32 III that It pnlVldes a comprebensive development plan that is tailored to the
proposed land use designations withm 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 uscs to create open space areas, resldenhal nelghhorhoods, and
puhhc facihlleS wlthlllthe Area.
2. Development of Schaefer Ranch under Ule PD-Planned Development zoning will be
harmonious and compatible with existing and fnture development III the surrounding area in that
the land uses establish neighborhoods, provide open space amemhes, and allow for a variety of
housing types in the form of residential estates and low density residenhal. The land uses and site
plan prOVIde effeclIve transltlOns to surrounding development which is charactenzed hy the
proposed vehicular and pedestrIan cIrculatIOn system.
B. Pursuant to Sections R.120.050.A and B of thc Dublin Municipal Code, the City Council finds as
follows.
I Development of Schaefer Ranch under the PD-Planned Development zoning will be
harmonious and compatible with existing and future devel(lpment in the surrounding area in that
the land uses establish neighborhoods, provide open space amemties, 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 charactenzed hy the
proposed vehlcular and pedestnan circulation systcm.
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 developmcnt of
neighborhoods, parks, trails, and open space use, and therefore phYSIcally SUItable for the typc and
intenSIty ofthe proposed development-
3 Thc proposcd Stage 2 Development Plan for Schaefer Ranch will not adversely affect the
hcalth or safety of persons residing or working in the vicinity, or he detnmental to the public
hcalth, safety and welfare in that the project will comply with all applicable development
regulatwns and standards and willlmplement all adopted mitigation measures.
0. { 'fINIO (,
Attachment 1
c{cf'I'cJ-
4 The proposed Stage 2 Develupmcnt Plan lor Schaefer Ranch IS conslstent with thc Dublin
General Plan and the PD-Planncd Development Overlay distnct adupted in 1996 by City
Council ResolutIOn 7R-96 At thc Decembcr 21, 2004 City Council meeting, the Council
directed Staff to eontmue worklllg WIth the developer to prepare a Final Map WIth a Lot
Reconflguration Concept demonstrating 302 lots. That concept was develop cd to inelude
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 Vcsting Tentative Map prior to the Issuance ofRui]ding Permits.
C Pursuant to the Cahfomm EnvironmcntaJ Quality Act, the proposed proJect generally was addressed
by a progranl ErR (SCH#'l5033070) certil1ed 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 (P A 06-031) and a
detcrmination was made that the proposed proJect IS wlthlll the scope of the ElR previously certIfied by
City Cuuncil Resolution 76-96 (SCH#950330701 and that no addltional ncgative impacts requiring
additlOnalmlhgatlOn 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
Develupment Plan and Site Development Review
SECTION 2:
Pursuant to Chapter ~.32, of the City of Duhhn Mumclpal 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 reSJ(lentJaI and open space on approximately 500 aercs of generally vacant land located north of
I-5~0 at the westerly city limits.
APNs: ~5A-1000-001-14, ~5A-I000-001-16, R5A-l000-001-17, 941-001~-002-02, ~5A-OOI8-002-03,
941-0019-006-00 & 941-001~-006-0ll.
A vicinity map showing thc Stage 2 Development Plan area, is shown below:
~
:t
I
At AAlIillA co
_00_"-'--"-"1 ,
i_QfYu.;,'i5~.-7h~:
,
HAYWARD
2
SECTION 3.
3d14;;
The regulahons for the use. development, improvement, and maintenance of the Property arc included
herein whIch is hereby approved. Any amendments to the Stage 2 Development Plans shall bc in
accordance with seetion[sJ 8.32.080 of the Duhhn Municipal Code or its successors.
Stage 2 Development PIau for Schaefer Ranch
Pursuant to Chapter 8.32 of the Dublin Zonlllg Ordinance, thc proposal meets all the requIrements for
Stage 2 Development Plans and is adopted as part of the 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 2 to the Staff Report of July 18, 2006, consisting of the packages, sheets. booklets,
and plans date stanlped received July 5, 2006 and Landscape Plans prepared by Nuvis labeled
Attachment 2 to the Staff Report of July 18, 2006, consisting oflhe packages, shects, booklets,
and plans date stanlped receIVed July 5, 2006, both on file with the COlllinunity Development
Department. The Stage 2 Development Plan estabhshes standards to encourage innovative
development while ensUfmg that the goals, policies, and action programs of the General Plan and
provisions of Chapter 8.32 of the Zoning Ordinance are sal1sfied.
1. Zoning: ThIS PD Planned Developmcnt Zoning District is to provIde for and regulate the
development of Schaefer Ranch as included herein. Zoning Districts consIstent WIth the General
Plan inelude: PD Residential Estates, PD SlIlgle Family Residential, PD Retail Office, PD SemI-
Public, and PD Open Space.
2. Permitted Uses: The followll1g uses pemlltted lor this arc district/site:
A) PD Residential Estates - Neighborhood A
~m!<!ll:
PD ReSIdentIal Estates land use designations arc established to accommodate low-
intensity residential activitIes and other opcn space uses, such as range and
watershed management. They also are established to provide space for and
cncourage such nses in places where more intensive development is not desirable
or necessary for the general welfare.
Intensitv of Use: 001 - 0.08 dwelling units pcr acre
Permitted lJses:
a. One-family "estate" dwellings, custom homes. Not more than one dwelling unit
shall be permitted on SIte, excluding "casitas" or guest qnarters separate but
generally attached to the mainlivmg quarters with dedicated or exelusive attached
hathroom facilities, but not contain kitchen facilitIes.
b Field crop, orchard, garden
c Home occupation conducted in accordance with the regulahons prcseribed in Chapter
8.64 oflhe Dublm Zoning Ordinance.
d. Public or private riding trails
3
/f"r 4;z
e. Accessory structures and uses located on the same site wIth a permItted use, Including
uscs 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-pubhc facilItIes and land uses as described in Section [D J,
below
b. Community laeilities
c. C\lmmunity cluhbouse
d. Parkmg lot, only when established to fulfill the residential parking requirements of
this zoning distnct for use on an ahuttIng 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 chents)
g. Large family day care homes
h. Second units, ifnot built by initial homebuilder, in accordance with Stage 2 Planned
Developmcnt
Accessory Uses:
Accessory structures and uses located on the same site with a permitted use, ineluding:
barns, stables, coops, tank houses, pump houses, storage tanks, wmdmills, other
farm out-h\tildings, pemlltted private garages and carports, storehouses, garden
structures, greenhouses, recreatIOns rooms, hohby 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. ofthe Dublin Zoning
Ordmance.
Temporary Uses:
a. Temporary construction trailer
h. Tract and sales office/model home complex
B) PD Single Family Resideutial
Intent: PD Single Family Residential land use designations are established to. a) reserve
appropriately located areas for family living at reasonable populatIOn denslhes
consistent with sound standards of public health and safety; b) ensure adequate
light, aIr, privacy, aIld 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,
mcluding a WIde range of umts from small-lot and zero-lot line units to large-lot
estate Ul1lts.
Intensitv of Use: .9 - 6.0 dwelling units per acre
4
{) 0 ( 4;2
Permitted U.es:
a. One-family dwelhngs
b Orchard or garden
c. Accessory struetnres and uses located on H1e same sIte wIth a permitted use,
including:
d. Home occupatIOn conducted III accordance WIth Chapter 8.64 of the Dublin Zoning
Ordinance
e. Small family day care home per Chapter 8.08 of the Duhhn Zonlllg Ordinance
f. Neighborhood Parks to serve the adjacent homes
g. Community care facility/small (permitted if required by law, otherwise as
condlhonal use)
Conditional Uses.
a. Other public and semi-public facilitJes and land uses as described in Section [DJ,
helow
b Community facilities
c. Community clubhouse
d. Parking lot, only when established to fulfill the resIdentIal parklllg requlrements 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. Medica] or residential care facilIty (7 or ore chents)
g. Largc family day carc homes
h. Second units, ifnot built by initial homebuilder, in accordance with Stage 2 Planned
Deve10pmcnt
Accessory Uses:
Accessory structures and uses located on the sanle site wIth a peruntted use, IIlcluding:
private garages and carports, storehouse, garden structures, greenhouses, recreatiun
rooms, and hobby areas within an enelosed structure.
All Accessory Uscs shall be in accordanec with Section 8.40 030 ofthe Dublin Zoning
Ordinance.
Temporary Uses:
a. Temporary constructlOn trailer
b Tract and sales office/model home complex
C) PD Retail Office
Intent: Proposals to develop Commereial- Retail/Office uses for the site wIHlln the Schaefer
Rancb project Area will he subject to a Stage 2 Development Plan and Site
Development ReVIew pnor to approval of a buildmg permit.
D) PD Semi-Public
Intent: PD Semi-Public land uses designations arc established within the project area to
accommodate public or institutional uscs ineluding, but not limited to, public utIlitIes,
5
?Jo/4-;?
servlces, parks, schools, and facihhes necessary to serve the project. Unless
otherwIse modIfied under th,S PD approval, all applicable requirements of the Dublin
Zonmg Ordmance shall he apphed to these land usc designations.
Permitted Uses.
a. Semi-Pubhc land uses, ineluding sItes for water tanks, water reservoirs, detention
basins, or other similar public utilities uses
b Park land uses for nelghhorhood, community, or other public park facilities
c. Open Space uses, includmg areas for: puhhc open space for preservation of natural
resources, public health and safety, and outdoor recreational activities
d. Pnblic schools
e. Public service facilities, such as: fire protection, police, or emergency servIce facihtles
f Day Care ecnters
g. Religious tacility
h. Private school
I. Other uses that could possihly meet the mtent of Semi-Public.
E) PD Opeu Space
Intent: Open Space land use designations are established within the project area. The public
open space areas are mtended to pnlVlde for the preservation of natural resources,
outdoor recreational actIvItIes, and puhhc health and safety The private open space
areas are intended to provide for similar types of uses, in areas whIch are owned and
mamtamed by a pnvate homeowners association. Unless otherwise modified under
this PD approval, all applicable requirements oflhe Dubhn Zoning Ordinance shall
be applied to these land use designations.
Permitted Use, including hut 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 faclhtIes
e. Public and private Open Space uses, ineluding areas for' open space for preservation
of natural resources, public health and safety, and outdoor recreahonal achvlties
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 m eXlstence prior to
the effective date of annexation. These uses shall bc allowed to continue until such
tune the landowner of this property apphes for a Stage 1 Planned Development Plan
as applicable, and Stage 2 Development Plan m 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 Use..:
a. Existing residential and agricultural uses m effect as of the date of anncxation
6
//J ~4-/
h SlmIlar and related uses (to the eXIstIng resldenl1al and agricultural uscs) shall bc
determIned hy the Dlrector of Commumty Development.
3. Development Staudards/Regulatious: Development Standards wlthmthe PD ReSIdentIal
Estates and the PD Single-Family Residential zoning districts arc established as follows.
Table 1: Development Standards
Nei hborhood?
w Standard
PD Zone PD Residential PD Single-Family PD Single-Family PD Single-Family
Estates Residential Residential Residential
Lot Size (minimum) 2.1 ac 5,770 sf 5,160 sf 3,600 sf
Minimum Lot Width 35 sf 35 ft 35 ft
(street frontage)
. cul-de-sac 25 ft
_"~,,"-"-"-.--'-'---'---'
Minimum Lot Depth 100 ft 100 ft 90 ft
Maximum Coverage(1) 35 %(2)
.~ --.. ...-.-..--.-.-.-. ---.
. one-story plans 50 % 50 %
.--.-----.-.----
. two-story plans 45 % 45 % 45 %
Maximum Building 35 ft 35 ft 35 ft 35 ft
Height 2 stories 2 stories 2 stories 2 stories
--.---...,.
Minimum Building
Separation, between
. living areas 50 ft'" 15 ft 14 ft 10 ft
. living and non-living 12 ft 12 ft 9 It
areas
. non-living areas 10 It 10 ft 8 It
Setback - Front Yard
. to porch or living 25 ft 10 ft 10 It 10 ft
area
. to front-entry or 20 ft 18 It 18 It
street-facing garage
--------.-
. to swing-in (side- 15 ft 15 ft 15 ft
entry) garage
Setback _ Side Yard I3l --.---.'-.-.---- ------
. minimum 25 ft 5 It 5 4 ft
. at I iving area 10 ft 7 5 It
"..,_..,_.,-,..,.~",.
. at corners 10 It 10 8 ft
'_',.M~'~V'_,'~_ 'm.~
Encroachment (e) none within 5 ft of none within 5 fl of none within 5 fl of
- Sideyard property lineI'> property line(3) property line(3)
~~.",.,."".""~,-,...,,,~-~~ ~~~ ft(4) fl(4) fll41
Setback - Rear Yard 25 ft 5 5 5
Usable Rear Yard nfa 10% of the lot area 10% of the lot area 10% of the lot area
with 15-1t minimum with 15-ft minimum with 15-fl minimum
(clear & level) (clear & level) (clear & level)
dimension at any dimension at any dimension at any
point''' point") oint/S)
NOTES:
(A) All setbacks are measured from the property line. All setbacks and building separation distances are minimum.
7
'1 {l J. 4-'}.
(8) 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 35 inches
flat and level area is maintained for access around the huuse.
(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, pennitted accessory structures, covered decks & gazebos, and other covered and enclosed area.. 1\
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
{41 Unenclosed shade structures and second story decks attached to the unit also require a minimum setback of 10
feet.
{~ Minor deviations from the 15-loot clear and level zone for sloping lots in Neighborhoods 8 and C may be
approved by the Director of Community Development In conjunction with a Site Development Review
General Resideutial Yard Provisions:
a. Except as prohibited under setback requirenlents above, roof eaves, pop-outs, arehitcetural
prOJects, and columns may encroach mto requIred yard area selbacks subject to compliance
wIth hllllding codes.
b Setbacks for accessory structures shall be in accordance with the bUIlding code In effect at the
time of construction/installation. Noise generating eqnipment such as pool and spa eqUIpment
shall be acoustically sereencd or located outside of the sctbaek area.
e. On 10ls where mm1111Um rear yard clear and level ,.one cannot he provided duc 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 maxnnum or Iwo stones, except as stated above, shall
be measured frol1lthe fimshed grade al the mldpOlllt of the huilding (as shown on a fayade or cross
sechon VIew runmng parallel to the slope) to the top ndge ofthe structure's root: However,
architectural features and elements may exceed this provision by a 5-footmaxll1lum, and a gable
element may exceed this provision by a 5-foot maximum, subject to approval by the Director of
Community Development.
Parkiug All rcsidential 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 Zoniug Ordinauce - Except as specifically modified by the provISIons ofthis 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 PlaIl1led
Development District.
b. Site Development Review - All structures shall be subJect to tbe 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 Wnll1g apprm al
is granted constituting a minor project, and building pennit plaI1S are in accord WIth the ll1tent
and objectives of the Site Development RevIew procedures.
Except as may be specifically provided for within these Gencral Provisions, development shall
comply WIth the City of Dub 1m SIte Development Review standard conditions.
8
1 () I 4;
e. Police Serviccs/Residential Building Security - Except as may be speeilleal1y providcd for
with this PD, development shal1 comply with City of DublIn PolIce ServIces Standard
Residenhal BuildIng Sccurity Recommcndations.
d. Vehicular Access to Open Space Appropriate vehicular access to open space shal1 be
provided and maIntained on a contInUOUS basis, and dcsign ofthc trail head and trail system
shall be subject to the revIew and approval ofthe City ofDubhn Parks & Recreation
Department, Police Services, Fire Chief, DIrector ofPubhc Works" Dlreclor ofCommumly
Development, and East Bay Regional Parks District.
e. Potable and Recycled Water Storage - SItes for puhlic facilities, including potable and
recyeled water storage tanks, are coneluslvely located hy master planmng conducted to date by
the Dublin San Ranlon Services District (DSRSD). Public facilIty sItes must retalll flexihihly
for location due to ongoing system master plwU1ing.
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 m
compliance with Chapter 8.32 of the City of Dublin Zoning Ordinance. A subsequent PD
Rezone may address al1 or a portion of the area covered by this PD Stage 2 Development Plan.
Minor deviations from thc conditions established herein may be al10wed through the
Conditional Use Permit or Site Development Rcview process, as required by the Zoning
Ordinance. The Director of Community Developmcnt shal1 dctermine eonforll1wlce or non-
confonnance procedures for modifying this PD Stage 2 Developmcnt Plan (e.g., staff-level
approval, Conditional Use Permit at Plannmg CommIssion level, PD Rewne at City Council
level).
g. CC&Rs Conditions, Covenants, and Restrictions (CC&Rs) shal1 be subject to review and
approval of the Director of Community Development prior to recordation of the Final
Subdivision Map
5. Phasing Plan. PhaslIlg has heen addressed thHlllgh the Vesting Tentativc Tract Map process.
6. Landscaping Plan. The Conceptual and Prehmlllary Landscaping Plan is comprised of 17
pages as follows: Sheets LR-l, LA-1C & 1R, LB-l & LB-3, LC-l & LC-3, LD-l & LD-3, LA-
2E, LA-2C, LB- 2, LC-2, LD-2, LB-4, LC-4 and LD-4), hyNuvls Landscape Architecture and
PlannIng dated July 5, 2006 (Attachment 2 to the Staff Report). The prelimlllary landscape plan
lays out the streetscape WId treatment of public or roadside right-of-way areas mtemls of
landscape matcrials and hardseape design, as wel1 as the typical front yard image on private
property. Typical front yard landscape plans are shown for Neighborhoods B, C & D Hardseape
instal1ation ineludes decorative and distinctive pavemcnt at intersections in pedestrian and
neighborhood transltlOn areas, neighhorhood Slgnage, lighting, and curbside or grouped
mailboxes. Master street plans for each of the four neIghborhoods are lIlcluded with a
recommended palette of IWldseape materials inelnding a hierarchy of street trees, annual and
evergreen foliage, flowering shrubs, median plantings, and ground covers. Also ineluded 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 betwcen private properties.
7. Master Infrastructure Plan. Master Infrastructure Plan has been addressed through the Veshng
Tentative Tract Map process.
8. Inclusionary Zouiug Ordinance. The project is subject to the City's mcluslOnary zone
9
)00 f4;J
regulal10ns which werc in eflect in 199R when the application for the vesting tentative map was
dccmed complete. Those provisions reqll1re 5% of the umts to be affordable and allowed payment
of fees mlieu thcreot: The Ordinance also reqlllred an agreement prior to the approval ofthe
Final Map to either construct the units or pay the fecs, 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 lnelusionary Zoning reqll1rements.
lmplcmcntation ofthe Indusionary ordinance will bc rcquired to he approved before the Council
consider the Final Map for thc project.
9. Development Coucept - 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 portlOns ofthe proJect are laid ont in four neighborhoods
rangmg from Residential Estates m NeIghborhood A to gradually increasing, higher densIty,
smgle-family residcntial Neighhorhoods B, C, and D Acreage, number of units, number of
lots per tract, and lots withm each neIghborhood are shown in the following table:
Table 2; Residential Neighborhoods
A 6
12
B 117
C 99 units
0 68 units
302 units
. ..,~
Lots 297 thru 302
Lots 285 thru 296
Lots 1 lhru 117
LoIs 186 Ih ru 284
LoIs 1181hru 185
b. Floor Plans - A vanety of housing product types is provided among the four resIdential
neighborhoods. The largest floor plans, for the Rcsidential Estates, would be located within
Neighborhood A. In Neighborhoods B, C, and D the umts generally decrease in size reflecting
the decreasing lot size. A one-story floor plan and one-story plan with optional loft has heen
provided for Neighborhoods Rand C At least one of the two one-story 1100r plans generally
has been situated on the comer lots in order to provide an appropriate neighborhood scale and
visually rcduce building mass.
The floor plans provlde a variety of bedroom and bathroom combinations, as well as flexible
space options. The larger floor plans, those within Ncighborhood A and Some m
Ncighborhoods Band C, feature a casita which can be used as home oflice or hvmg area
separate from the mam quarters. The flexibility options as mclude bonus rooms, studios,
libranes, dens, tech areas, and retreats.
Where possible side-entry garagcs, 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 eochere 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 wlthm Neighborhood D have street facing double garages. ArchItectural
clements, such as porches, overhangs, quality embelhshments and other elements are intended
to mmimize visual impact. Building area and residential features of the units within each
neighborhood are hsted in the following table:
Table 3: Floor Plans
10
II 0 ( 4)
Neighborhood Plan SF' Height Bedrooms Bathrooms Garages
A 13 6,617 2-story 6 6)1, 4 spaces =
3-car + 1-car
A 14 5,167 2-story 4 + casita & great room 4)1, 3 spaces
3-car qaraqe
A 15 4,955 2-story 4 + casita, bonus room 5% 3 spaces -
& library 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 Qi3ri3Qe
B&C 81 3,044 i-story 5 3;;' 3 spaces -
B&C B1 3,625 loft 3% 2-car + 1 tandem
5 + bonus room
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 -
& library 2-car + 1 tandem
B&C C1 2,692 i-story 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 -
2-car +1 tandem
retreat
B&C 7 3,202 2-story 4 + bonus room 2% 3 spaces
3-car qaraqe
B&C 8 3,561 2-story 4 + bonus room 4;;' 3 spaces
3-car QaraQEI
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 arc proposed
to be artIculated on all elevations of each building. The architectural styles represent a vanety
of colors, materials, roof configurations, and other elements to create vIsual diverSIty and
uniqueness among the units throughout the neIghborhood while mamtaming a continuity of
function and proportion. The architectural styles, along with the design clements of each, arc
depicted on pages AS.l through AS.6 and are described as:
11
I R ol 4 :;)
California Ranch. The California Ranch style is represented by low pitch roofin a hip, gable,
or Dutch gahle configuratIon with flat, shingle-like roofliles. Exterior materials include wood
siding, stucco, and board & batten combined with brick hase and post elements, as well as the
use of some stone. Architectural features include picture windows, wooden shutters, gables
end detail, such as tmsses, 101lvcrs, and exposed rafter tales. Colors are brown and eharcoal
hlends.
Monterey' The Monterey style IS characterized by low-pitched gable roof and cantilevered
second story balcomes covered hy the pnnclpal roof of concrete tile shinglcs. Wall materials
typically are dIfferent f\Jr first and second floors generally consistmg of extensive use ofhnck
on the lower levels WIth stucco, wood siding or board and batten above. ArchItectural
elements inelude 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 hy simple massing and the principal roor
matenal of concrete barrel hIes representmg terracotta m color and form on a hIp or gable roof
above narrow overhangs. Stneeo finished exteriors are accented by arched doorways, wooden
shutters, wronght iron detailing, and gable end accents. Colors are Califomia mission and
brown blends with deep green or deep blue tone accents.
English Country' Fornlal charactenstics ofthe Enghsh County style are Identified by steep
pItched roofs dommated hy a cross gable foml above stuccoed walls accented wlth extenSlVe
use ofhnck and half-tImbered details. Stone features, hncked archways, decoral1ve corhels,
and multi-paned windows give this style its country image along wtth the hIp over gable end
roor elements. Colors are charcoal, hrown, 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 eohunns. The
long, low-pItched gahle roofs of concrete tile shmgles 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 Farmlwu..e The Amencan Farmhouse incorporates a varicty of materials for
bUlldmg exterior and detailing to present a rustic appearance meluding stucco, wood sldmg,
brick and stone courses, and board and batten. Moderately pitched gable or Dutch gable roofs
would be finished with flat eonercte shingle or tile. A distinctive element offered with this
sty1c would allow porches or other one-story e1emcnts around the building to featnre a
powder-coated metal seam roor Other architectural teatnres inelude wooden shutters, pot
shelves, and trellIses. Colors are charcoal and Cahfornm mission blends with brown or b1ue-
gray accents.
Architectural Styles wonld be applied to the floor plans, as follows:
Table 4: Elevation Styles
~~,,"'.'n~'.'..~~ -. -
Plan California Monter&y Early English Craftsman American
Ranch Californian Country Farmho'!!.L
..
81 X X X
._,._~--,_._.,-,.._..._"._,.,~ ~~,"~
C1 X X X
1 X X X X
2 X X X X
+---".......
3 X X X X
.-- ~.-
4 X X X X
5 X X X X
6 X X X X
-_.,.~"..~--"---~ ".-.
7 X X X X
n... ... ._-_.~_._~.._.~ --~-_.._."... .~
12
/3of4;?
-Caiiior"la- Early English --
Pian Monterey Craftsman American
Ranch Californian Country Fa'mh".lJ'!~
--.....,
B x x x X
X ..-
9 X X
__'m
10 x x x x
--_no
11 X X x x
12 -- .---
x x x x
-.--.----.------- ._-"., .---
13 x x x
--.. .--.-
14 x x x
--........ -- ........---
15 x x x
. --'_."~'" .~",~.~~..,'" ......"~,,,.^ ...,...
16 x x x
.. --""",..
17 x x x
.." --,.-~._-
18 x x x
---~-,~~,
to. CompIiauce with Stage 2 Planned Development Plans
The proJect shall substantially comply with the project plans and details prepared by KTGY, Tnc.
dated receIVed July 5, 2006, (in addition to the Landscape Plans described ahove) labeled
Attachment 2 to the City Council Staff Report dated July 18, 2006. Such pf(lJect plans are
Incorporated by reference.
Thc Stage 2 Development Plan satisfies the following required elemcnts:
a. General Plan Cousistency. The Schaefer Ranch is consistent with the General Plan of the
City of Duhlin. While the Lot Reconfiguration Concept Plan submitted by thc dcvclopcr
proposes the same land uses in generally tbe same locahons on-site, there are variations from the
approved Vestmg TentatIve Tract Map and the plan as shown on thc Gcneral Plan Land Use
Map. The General Plan anticipated a maxImum of 474 single..fanuly residential lots, ineluding
11 estate lots. The Tentative Map was approved wIth 451 smgle-family resldenlIallots and 14
estate lots. The reconfiguration plan submittcd by the developer would create 302 smgle-family
resIdential lots, ineluding 18 cstate lots. Addlhonally, the plan shows a demarcation between
residential lots and open space resIdential lots within a portion of the projcet arca that varies
somewhat from that shown on General Plan Land Use Map. At the Decemher 21, 2004 City
Council meeting, the Council dirceted Staff to continue working with the developer of Schaefer
Heights to prepare a Final Map consistent with the Lot Reeonfiguration Concept (302 lots).
b. Inclusiouary Zoning Regulations. The Schaefer Ranch project will be in conformance with
the City's Inclusionary Zoning Regulations as apphcable.
c. Applicable Requirements of the City of Dubliu Zoning Ordiuance. Except as specifically
pnlVlded In the Stage 2 Development Plan and Site Development Revlew, the use, development,
improvements, and mamtenance of the Property shall be governed by thc provisions 0 r the
Dublin Zonmg Ordinance pursuant to section 8.32.060.C.
SECTION 4.
ThIs Ordinance shall takc effcet and be enforced upon the effectIve date of the Stage 2 Planned
Development Plan incorporated hereIn m P A 06-031 The City Clerk of the City of Dublin shall causc
this Ordinance to bc 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 the City Coullcil of the City of Dublin, un this
2006, bv the following votes.
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\l'A#\2006\06-H3l Schaefer Ranch-DiHcovery Buildcr.~\( ~(~\{:(: PI) ()rdinancc.I){){".
14
1'-1014;
day or
Ie; e( 4,/
RESOLUTION NO. 06 - 16
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT
WITH ST AGE 2 DEVELOPMENT PLAN FOR SCHAEFER RANCH PROJECT
PA 06-031
WHEREAS, Schad",r Ranch Holding~, lLC (Discovery Builders) has submitted applicatIOn !(,r
an area of approximately 500 acres known as Schad",r Ranch locatl!d wlthm thc wcsterly portion ofthl!
City of Dublin north of Interstate 5!lO (1-51-H)); and
WHEREAS, the projcet proposes a total of 302 residential unit~ oflow density residcntial on
individuallot~ f"r ~ak in conjunction wIth a previously approved Vesting Tentativl! Tract Map 6765 and
existing Development Agrel!llll!nt approvl!d by Ordmance 20-9!l, and
WHEREAS, thc Project site is generally locakd north of 1-5HO within the city limits, and Wl!st of
Sehacfcr Ranch Road. Thc projcet sitc currently is vacant land or uSl!d tur rural residential and
agriculturl!; portions ofthe land arl! being b'ralkd, and
WHEREAS, tor the purposes of thO! Calif"mla Environmcntal Quality Act (CE()A), the proposed
project generally was addressed by a program EIR (SCH# (5033070) certitled on July 9, 1996 by City
Council Resolution 76-96 tor P A 94-02!l, and
WHEREAS, also for the purposes of the Calif"mla Environmcntal Quality Act (CEQA), an
Initial Study was prepared f(,r thl! proposl!d Schafer Ranch projcct (P A 06-031) and a determination was
made that the proposed project is within th<! ~cope of the EIR previously certified hy City Coundl
Rcsolution 76-96 (Sl'HIf (5033070) and that no addItIOnal negative impacts rcquiring additIOnal
mitigation would result from thc proposed project; and
WHEREAS, thc City Council adopted Rcsolution No 78-96 on Julv 9, 1996 adopting a Planned
Development, General Provisions tor the PD Prezolllng, and a land use and development plan f"r
Schacfcr Ranch PA 94-02!l, and
WHEREAS, a Planning CommisSIOn Staff Report, dated June 27,2006 and incorporated hercin
by rekrO!nce, described and analyzed thO! Project, and
WHEREAS, the Plannmg CommIssion rcvicwed the staff report at a duly noticed public hcaring
held on June 27, 200() at which timO! allmtl!rested parties had the opportunity to hO! hl!anl, and
WHEREAS, the Planning CommissIOn dId hear and use thcir independent judgml!nt and
..:onsidered all ~md reports, reCOlllmendations, and testimony hereinabove set forth; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission offhO! City oi'Dublin
recommends City Council adopt a related Stage 2 Developm<!nt Plan, bascd on findings that the PO
/.oning is consistCllt with the General Plan and is consistent with the purpose and intent of the Schaefer
Ranch Planned Dcvelopment PD district, and that development of the Schaefer Ranch projcct
based on the following findings:
A. Thl! proposl!d Stagc 2 Dcvclopmcnt Plan tor Schadh Ranch will be harmonious and
compatible with existing and futurO! \kvelopment in thc surrounding area in that the land uses
and site plan establish neighborhoods, provide open space amcnities and allow for a variety
of housing typO!s. Thl! land uses and site plan providc effectiw transitions to surrounding
Attachment 3
/&of4-7
development which is characterized hy the proposed vehicular and pedestrian circulation
svstem.
B. The proposed Slage 2 Development Plan for Schaefer Ranch has heen designcd to
accomnlOdale lhe topography of thc project site which typically is charaderizcd as vacant
rolling hills suitable tor the development of ncighhorhoods, open space, parks, trails, and
other open space use and therefore physi"ally suitahle for thc 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 he detrimental to the public
hcalth, safcty and welfare in that the project will comply with all applicable dcvelopment
regulations and standards and will implement all adopted mitigation measurcs.
D The proposed Stage 2 Development Plan f()r Schacfcr Ranch is consistent with the Dubhn
Uencral Plan and the PD,Planned Development Overlay district adopted in 1'-)% hy City
Council Resolution n-'-!6
NOW, THEREFORE, BE IT RESOLVED that the forcgoing recitals are true and correct and
made a part of this resolution.
BE IT FURTHER RESOl, VED THAT the Planning Commission does hereby recommend that
the City Council adopt the Ordinance (attached as Exhihit A) for thc Projcet site and adopting the relaled
Stage 2 Development Plan which constitutes regulations tor the use, development, improvement, and
mamtenan"e ofthe site.
PASSED, APPROVED, AND ADOPTED this 27Lh day of June, 2006 by the following votes:
A YES: Chair Schaub, Vice Chair Wehrenberg, CommIssIOners Fasulkey and K.ing
NOES:
ABSENT Commissioner Biddle
ABSTAIN:
.-.--
Planning Commission Chmr
ATTEST
Planning Manager
G:\p Ati'\2t 106\06..113] ':khacti..~f RL\l1ch-Discov~~ry Buik1crs\PC Kcsn Rl~\~ol11m(~nding Stage 2 PD.DOC
2
/7 tJ ~ 4.;7..
RESOLUTION NO. 06-17
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW
FOR RESIDENTIAL NEIGHBORHOODS A, B, C, AND D WITHIN AN EXISTING
PO-PLANNED DEVELOPMENT DISTRICT (PA 94-028) LOCATED IN THE
WESTERLY PORTION OF THE CITY KNOWN AS SCHAEFER RANCH
PA 06-031
WHEREAS, the Applicant, Schaefer Ranch Holdings, LLC (Discovery Builders) suhmitted
application for an area of approximately 500 acres known as Schaefer Ranch located within the westerly
portion ofthe City of Dublin north ofTnterstate 5RO (1-580); and
WHEREAS, the applicatIon mdudes' a) Stage 2 Development Plan; and b) SIte Development
Review for the residential pOltion of Schaefer Ranch, Neighborhoods A, B, C, and D The proJect
proposes a total of 302 residential units of low denSIty residential on individual lots for sale 111 mnjunction
with a previously approved Vesting Tentative Tract Map 0705 and cxisting Development Ab'Ieemcnt
approvcd by Ordinance 20-98. Thc applications collectively definc this "Project", and
WHEREAS, the Project site gcncrally is located north of 1-5l10 within the city limits, and wcst of
Schader 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, tor the purposes of the Cahfomia Environmental Quality Act {('FQA), thc proposed
project generally was addressed by a program ElR (SCH# 95033070) certified on July 9, 19% by City
Council Resolution 76-96 for P A 94-028, and
WHEREAS, also for the purposes of the California Environmental Quality Act (CE()A), an
Initial Study was prepared for the proposed Schafer Ranch project (P A 00-0'1\) and a determination was
made that the proposed project is within the s~ope of the E1R previously certdled by City COUllcil
Resolution 76-96 (SCH# 95033(70) and that no additional ncgative impacts requinng additional
mitigation would rcsult from the proposed project; lU1d
WHEREAS, a Planning Commission Stafl'Report, dated June 27,2006 and incorporated herein
hy reference, describcd and analyzed the Project; and
WHEREAS, the Planning Commission reviewed the staff report at a duly noticed puhhc hearing
held on June 27, 2000 at whIch time all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission did hcar and use their indcpendent judgment and
considcrcd all said reports, recommendatIons, and tcstimony hereinabove set forth; and
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning CommISSIon of the
City of Dublin does hereby make the following tlndings and determinations regarding said proposed SIte
Development ReVieW Ii,r Schaefer Ranch (P A 06-031) and approves Site Development ReVIew based on
findings that the proposed proJect is consistent with Stage 2 Development Plan and Gcncral Plan, and that
developmcnt of the Schaefer Ranch project will he harmonious and eompatihle WIth existing and future
development in thc surrounding area.
Attachment 4
/tJof1:l
Site Development Review:
A. -\ppro~al of the proposed project is consistent with the purpose amlmtent of Chapter X.l 04,
Site Development Review ofthe DublIn Zoning Ordinance.
R The proposed pfOJed, as conditioned, complies with the policies of the General Plan, the Stagc
2 Development Plan for P A 06-031, and with all other requiremcnts of the Dublin Zoning
Ordinance. Whilc thc Lot Rceonfiguration Concept Plan submitted by the developcr proposes
the same land uses in gencrally thc same locations on-site, there are variations from the
approved Tentahvc Map and thc plan as shown on the General Plan Land Use Map. The
General Plan anticipated a maximull! of 474 single-family resHlentiallots, ineluding 11 estate
lots. The Tentahve Map was approved with 451 single-family resIdential lots and 14 cstate
lots. The reconfiguration plan suhmitted 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 the General Plan Land Use Map. At the December 21,2004
City Council meeting, thc Council directed Staff to continue working with thc developer of
Schaefer HeIghts to prepare a Final Map consistent with the Lot Reconfiguration Concept (302
lots).
C The proposed project, as conditioned, will not adversely affect the health or safety of persons
rcsiding or working in the vicinity, or be detrimental to the public health, safety, and general
we! farc because the development is consistent with all laws and ordinances and implements
the Dublin General Plan.
D The proposed project, as conditioned, will not be injurious to property or improvements in thc
neighborhood and will comply with all reqUIrements or the Building Division, Fire
Department, Public Works Department, and Duhlin San Ramon Services District.
E. The proposed site development (including site layout, structures, vehicular access, circulation
and parking, setbacks, height, walls, public safety, and similar elements) has heen designcd to
provjdc a dcsirable environment for the development.
F The subject site is phYSically sUItable for the type and intensity of the proposcd project because
the existing land is designated fur low density residential, substantial open space has been
incorporatcd, and thc site can accommodate the proposed structures and uses.
G. lmpads 10 existlllg slopes and topographic features are addressed becausc attention has heen
pmd 10 the natural slope and contours of site in designing the architecture and siting the
structures so as to minimizc ovcrgrading and extensive use of retaining walls.
H. Architcctural considerations, including the character, scale and quahty of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been
incorporated into the project, as conditions of approval, III order to insure compatibilIty of this
development with the development's design concept or theme and the character of adjacent
buildings within Schaefer Ranch as a whole.
2
!1of4;;
1. Landscape considerations, including the 10cal1on, lype, si>:c, color, texture, and coverage of
plant matcrials, provisions, and similar elements have becn considered to ensure vISual relief
and an attractive cnvironment for the public.
J The approval of the Site Development Revie", Illr the proposed project is consistent with the
Dublin General Plan. (Sec B above)
BE IT FURTHER RESOLVED that this approval shaU confi.mn generally to the architectural
plans prepared by KTGY labeled Attachment 3 to the Staff Report of June 27, 2006, conslstmg of the
packages, sheets, booklets, and plans date stamped recel ved June 20, 21106 and Landscape Plans preparcd
hy Nuvi~ labeled Atta"hment 3 to the Staff Report of June 27, 200n, conslstmg of the packages, sheets,
booklets, and plans date stampcd rcccivcd June 20, 2006, both on file wIth the Community Development
Department and the Applicant's written statcment, subject to the tilllowing conditions.
CONDITIONS OF APPROVAL
Unless otherwise stated, all Tcntativc Mao Conditions of Approval ~hall be eomolied with onor to
a1J1JJ<,J_val oftbJ;C.5nal Mao. The Site Development Review Conditions o(Aooroval shall be complied with
prior to final oecupancv of any building and shall be subiect to Plannmg Department review aml..aoorova1.
PROJECT SPEClFlC
I Tentative Map Conditions of Approval: All applicable PL
Conditions of Approval tor Tental1ve Trad Map 6765 shall
apply to this Sitc Dcvelopmcnt Revie",
Developmeut Agreement; ThIS approval I~ subject to the
tenns and conditions of the Development agrcement, as
amended, dated Decemher 1, 19<)R and approved by
Ordinance 20-\lS between the City of Dublin and Schaefer
lleights, 1nc./Discovery B~1.1ers.
GradinglSitework Permit: Developer ~hall obtain a
GradinglSitework Permit from the Public Works
Department lor all grading and private site improvements
for each Neighborhood. n___
Landscape Desigu Development Submittal: Developcr
shall submIt deSIgn development landscape plans, for all
landscaping 111lprovements showing details, sections, and
supplemental intilmlation as necessary f(,r dcsign
coordinahon of the vanOllS design features and elements
including utihty locahon to the satisfaction of the City
Engineer. The deSIgn development landscape plans ~hall
he suhmitled [i,r revlCW prior to the issuance of a
GradinglSitework Penl11f I(lr the private site improvements
t(lE.~ac~.!'!mghborhood. n.
1____
SITE DEVELOPMENT REVIEW CONDITIONS OF APPROVAL
#
CQlliiQl'l'ION '];'Ji);i(lT...
......
2.
3
4
3
IBJi:SPON;...
.1..A$ENq~.."'..
I ..
WHEN
R.l!:Q~D
Prllirfi):
SOURCE.
I'L
PW
I'W
Prior to
issuance of
Gradmg
Pemlit
,;/(} '" / 'I,,)
# CONDITION TEXT ...... RESr(jtl!. WHEN SOVRCE
..... AGEN(C:'W REQ'D .......
... .PrlQf to:
5 Walkways: Prior t.o t.he occupancy of any unit, that unit PW Prior t.o thc
shall havt' continuous walk\\;ay access Ii-om the unit to occupancy
Schaefer Ranch Road and to Dublin Boukvard.
.- n______ .-
6. Roadway Access: Two roadway acces~ route~ ~hall be PW Pnor to the
open within the tract. issuance of
the
occupancy
Pt'nllit
___,u. ---.--..-
7 Owncrship/Maintenance Exhibit: Prior to recordation of PW Prior to
the Final Map the Developer shall submit an exhihit Final Map
showmg owncrship and maintcnanee responsibilitit's oftht' recordation
SIte Improvements Illr thc Tract or each HOA established
wlthm tht' TracL
..
8. Trash Arcas: Revised building plans indicating areas for B Prior to the
trashcans shall be provided tor all Nt'lghhorhoods to the ISSUall<.'e 0 f
satisfaction of the Community Development Director Pliar Building
to the issuunce ofbuildmg penults t(lr the first unit. Permit for
tht' tirst umt
---- ---....- - -
STANDARD CONDITIONS --
Plannine Division: All proj eets approved by the City of Duhlm shall mcet the following standard
wnditions, if apph<.'ahlc, unless specifically ~x(:mpted by the Commumtv Dcveloprnent D!"oartmt'nL
<) Final building and site development plans shall be PL Prior to the STD
reviewed and approved by the COl11l11umty Developmcnt issuan<.'c of
Department staff prior to the issuance of a building pt'TlmL Building
All such plans shall insure: Pennit
a. That standard commercial or rt'sidt'nhal secuti ty
rt'qUlrt'mt'nts as established by thc Dublin Police
Tkpiutmt'nt l"t' providt'd.
h. That ramps, ~pecial parking spaces, signing, and other
appropnalt' physlcal lcaturcs for the handicapped, am
provldt'd throughout thc site for all publicly ust'd
facihl1e~.
e. That cxterior lighting of the building and site is not
directed onto adjact'nt properties and thc light source is
shielded from direct offsite viewing.
d. That all nlt'chanical eqlupment, including electrical and
gas meters, is architt'cturally scrcencd from view, and
that ekctrical transt(mller~ arc cithcr underground or
architecturally scrt't'nt'd.
c. That all vents, gutters, downspouts, /lashings, cte., arc
-- pamted to match the color of adjacent sl.!fface. __". ___..om.
4
I 1;,
eONDITm]'!jj'JilXT
I
f. That all matcrials and colors arc to be as approved hy
the Dublin Community Dcvelopment Department.
Onec eonstruetcd or installed, all improvements are 10
bc maintaincd in accordance with the approved plans.
Any changes, which affect the extcrior character, shall
he resubmitted to the Duhhn Community Developmcnt
Department for approval.
g. That all exterior archItectural elements visible from
vicw and not dctailed on the plans be finished m a style
and in materials in harmony with the exterior of the
building.
10.
h. That all other puhlic agcncics that require review of the
projed he supplied with copies of the final building and
site plans and that complIance be obtained with at least
thcir minimum Code requirements.
Final landscape plans, irrigation system plans, tree
preservahon techmques, and guarantees, shall be rcvicwed
and approved by the Dubhn Planmng Department prior to
the issuance of the building permit. All such submittals
shall msurtJ:
a. That plant material is utilized whlch will bc capable of
healthy growth within the gIven range of soil and
elimatc.
b That proposed landscape screening is of a hcight and
density so that it provides a positive VIsual nnpact
within three years from the tIme of planting.
c. That unless unusual circumstances prevail, at least 750{,
of the proposed trees on the site are a minimum or 15
gallons in sizc, and at least 50% of the proposed shrubs
on the site are minimum of 5 gallons in size.
d. That a plan for an automatic imgation system be
proVIded which assures that all plants get adequate
water In unusual circumstances, ami if approved by
Starr a manual or quick coupler system may be used.
e. That concrete .;urhmg is to bc used at the edges of all
planters and pavmg surlaces.
f. That all cut and till slopes in excess of 5 feet in height
are rounded both hO':'l'ontally and vertically
5
RESPON.
. AGENCY
i
PL
WHEN
JU;Q!Q
PriiJi'!;O:
;2/vf'/.)
SOURCE
.
-"...-
Prior to the
issuance of
Building
Pennit
STD
d:J 0 -I 1-j.L
# CONDITION TEXT I:RESPo!il'i WHEN SOURCE
IAG'EN€Y". RJ1Q'D
. . .":'..:: PlioI' to:
g. That all cut and fill slopes graded and not constructed
on hy Septemher 1, of any givcn year, arc hydroseeded
wIth perenlllal or nativc grasses and flowers, and that
~tock piles or loose soil existing on that date are
hydroseeded in a similar manner
h. That the area under the drip hne of all cxisting oaks,
walnuts, etc., which are to be ~aved are fenced during
construchon and grading opcrations and no activity IS
permitted under them that will cause soil compaction or
damagc to the trcc.
1. That a guarantee from the owners or eontractor~ shall
he required guaranlecing all shrubs and ground cover,
all tree~, and the migation system for one year
J. That a permanent mamtenance agrcement on all
landscaping will be required from the owner insuring
..-.."". regular migatlOn, fcrtilization and week abatement. _... .-.
II final inspection or occupancy pemlits will not be granted PL Prior to STD
until all construction and landscaping IS \'oomplete in final
accordance with approved plans and the conditions Inspection
mE~lr,,_d by the City -... .-
LaudscaDiul!: -
12. Desigu Development Submittals: Developer shall suhmit PL Prior to PL
design development land~cape plans, showing details, issuance of
sections, and supplemental inlllmlation as necessary to the Building
accurately reflect SIte topography and design coordinahon Pemlit
of the various deSign features and elcments ineluding utility
location.
__..n .- .-
13 Landscape Plans: Developer shall submIt for review final PI. Prior to Pl
L'll1dscape Plans showing coordinated grades, walh, Is~uance of
fencing, walkways, patios, dri ve aislcs, proposed trees, Grading
shrubs and ground covers, mailhoxes, utilities and any other Plans, Imp.
site fcaturcs. The landscape plan~ shall bc submitted prior Plans, Pinal
to the approval ofthe Orading Plans, Improvcment Plans, Map
or Final Map}or each 1\felghborhood.
14 Wall and Feuciug Plan: Developer shall submit a detail
fencing, wall, ',Vi'l}kwa;):', and retaming wall plan. .... -. --... --.- .-
15 Tree Composite Plan: Developer shall suhmit composIte
utility, lIghting, joint trench, mailbox cluster, and tree plan
to resolve potential conflicts.
-...---.--. - .- -.. .-. . -..
6
)J of- '1/
it... .... CPNDlTION TEXT @~~N. !WHEN SOURCE
A<i~CY ......... q'p
....RE
....:I'rlotm:>
16. Mailbox Plan: Developer shall submit detailed vignette of
typical mailbux 10catIun. Show' utilities, streetlights, tTees,
grading, accessible path of travel, and design of the mailbox
structure in relahonshlP to the huilding(s) and any
landscape/relammg walls.
.------- ...---..- ___on .-.------ ....
17 Wall & Patio Design: Developer shall submit refined
walll rail! patio designs to rctlcet gradcs, utilities, paving
and walls. Plans shall retlect site topography
-...- ------
IS. Joint Trench Improvemeuts: Joint trench and Utilities
shall be conSIdered part of the overall design. Joint trench
and Utilities shall be organized and grouped to preserve
space !\lr landscaping where possihle, and hc placed under
walkways, drive aisles or other pavement as much as
possihle.
--...,..... .....-
Buildine Division: .- .- no..
19 AcccssOl'Y Buildings and / ur Structures: Building B Prior to
pcnnits are required !\)T an accessory buildings and / or issuance of
Slrudures. This indudcs hut is not limitcd to fowltains, Building
swimmmg pools, spas, clock towers, sound walls, and mail Permit
kiosks. To apply for building penmts, ApplicantlDeveloper
shall suhmit eight (S) sets of construction plans to the
Building Division for plan chcek. Applicant/Developer
will be rcsponsihle t\)T obtaining the approvals of all
participation non-City agencies prior to the issuance of
building permits. (lssuancc of a(;(;.essorv buildinill'.enllit)
20 Building Codes aud Ordinances: All proJect 13 Through B
construction shall conf\)fm to all huilding and Hrc codes Complehon
and ordinances in effect at the time of building permit. -. .-
.-. --...".
21 Retainin~ Walls: All retaining walls over 30 m.;hes in B Through
height and in a walkway shall be provided with !,'llardrails. Completion
All retaining walls over 24 lllches WIth a surcharge or 36
inches without a surcharge shall obtain permits and
inspections from the Building Division,__. ____n -.
22. Phased Occupancy Plan. If occupancy is requested to B Prior to the B
occur in phases, then all physical improvements within cach occupancy
phase shall be required to he completed pnor to occupancy of any
of any buildings within that phase ex.;eptl\)r items aftceted
specifically cxeludcd in an approved Phased Occupancy Building
Plan, or minor handwork items, approved by the
Dcpartmcnt of Community Dcvelopment. The Phased
Occupancy Plan shall hc submitted to the Director of
Community Development and Public Works for review and
approval a minimum of 45 days prior to the request for
occupancy of any huildmg covered by said Phased
Occupancy Plan. Any phasing shall ~~r.()_\f5de t"r a<!~quate - -
7
#
'.,
CQl'oTQl'rION TEX'r
23
vehicular access to all parcels in each phase, and shall
substantially conform to the intcnt and purpose ofth~
suhdivlsHl11 apprmal No individual huilding shall be
occupied until the adjoining area is finished, safe,
acccssihle, and provided with all rcasonahlc expected
servic~s and am~mhes, and separated from remaining
additional construction activity Suhj~ct to approval of the
Director of Community D~velopm"nt, th~ completiun uf
landscaping may h~ d"f~rr"d du~ to mdement wcather with
the posting ofa bond li)r the value ofth~ dcfcrred
landscaping and associal"~l!!lJl.!:oy~ments._.
8uildiug Permits: To apply tor building p~ml1ts,
Applieant/Dcvcloper shall submit cight (~) sets of
construction plans to the Building Division for plan check.
Each set of plans shall have attached an annotated copy of
these Condlhons of Approva1. The notations shall clearly
indicat~ how all Conditions of Approval will or have heen
complied with. Constluction phms will not h~ accepted
without the annotated resolutions attach~d to each set of
plans. ApplieantlDcvcloper will be responsible for
ohtaining thc approvals of all participation non-City
agencics prior to thc issuance ofbui}dill.!~ permits.
Constructiou Drawings: Construction plans shall he fully
dimensioned (including building elevations) accurately
drawn (depicting all ~xlShng and proposed conditions on
site), and prepared and signed hy a Calilll11l1a licensed
Architect or Enginccr All structural calculations shall be
prcpared and sIgned by a Calitomia lieenscd Architect or
Eng1l1"~r The SIIe plan, landscape plan, and details shall he
conslStenl wllh ~ach othcr
Air Conditiouing Units: Air conditioning units and
venlilahon ducts shall he scrccned from public view with
11Iaterials compatible to the main building and shall not b~
roof mounted. Umts shall be pemlanently installed on
concrete pads or other non-mo"abl~ materials to be
approved by tbe Building Official and Dircetor of
Community Development. Air conditioning umts shall be
locatcd sllch that each dwelling unit has one side that is
uscd fl,r lhcir pcdcstriall access and cgress that has an
unobstruct~d width of not lcss thcn 36 inches. Air
condiliol11ng umts shall be located in accordance with th~
I'D lcxl.
Temporary I"enciug: Temporary Construction fencing
shall he installed along perimeter of all work under
construction.
24
25
26
27
Addressing.
a) Provide a site plan with the ('.ity of Dublin's address
R
---..-... -..
B
RESPON.
AGENCY
I
B
B
B
B
WHEN
:t{gQ'D
Mor to:
;J'jc>f'/;2
SOURCE
Prior to
issuance of
Building
Permits
B
-.
Prior to the
issuance of
Building
P~TTl11tS
B
Prior to
Occupancy
of the Unit
B
#
CONDITION TEXT
""
2H.
grid overlaid on the plans (I to 30 scale). [lighlight all
~xt~rior door openings on plans (front, rear, garage,
etc.). (Prior to release of addresses)
h) Providc plan for display of addresses. The Building
Otlicial and Director of Community Development shall
approve plan prior to issuance of the first huilding
pennit. (Prior to permitting)
c) '\ddrcsscs will he requIred on the front ofthc
dwc1hngs. Addresses are also req uired near the garage
door opening if the opening is not on the same side of
the dwelling as the front door (Prior to penllitting)
d) Address signage shall be provided as per the Duhhn
Residential Security Code. (Occupancy of any Unit).
c) Provide a site plan with the approved addresses at 400~
scale pnor to approval or release of the project
addresses. (Prior to permitting)
f) Fxterior address numhers shall he hackhght and he
posted in such a way that they may be seen from the
street. (Prior to permit issuance, and through
completion)
g) All landscaping controls, meters and utilities that would
require addressing, will need to be identified and
addressed as part of the overall projeet.._..
Engineer Observation: The Engineer of record shall be
retained to provide ohser,ation services ttlr all components
of the lateral and vertical design of the building, mduding
nailing, hold downs, straps, shear, roof diaphragm, and
structural frame of building. A wTitten report shall he
submitted to the Citv 1nspe<.ior prior to scheduling the flnal
frame inspe<.iion. _____
Foundation: O~ot~chmcal Englllcer t(,r the soils report
shall review and approve the ti)undation design. A letter
shall be submitted to th~ Building DiVISIOn on the approval.
tprj'!r to r~ll!!.i.tjssl!.anc~)
Green Building Guidelines: To the extent practical the
applicant shalllll<:orporate Orcen Building Measures.
Urecn Building plan shall be suhmitted to the Building
.QLli.c1allilr r,,_'::.I.,," JThrough Completion)
Electronic File: Th~ apphcant/d~veloper shall suhmit all
building drawings and specifications fllr thIS proj<:ct in an
electronic format to the satisfaction ofthe Buildmg OmciaJ
prior to the issuance of building permits. Additionally, all
revisions made to the building plans during the proJeet shall
be incorporated into an "As Built" el~ctronic file and
submitted prior to the issuance oft!I~.final occ.upancy
Constructiou trailer: Due to size and natur~ ofthe
development, the apphcll.nt/d~'1eloper ill..conjunetion with
\I
29
10
--
31
32.
JUtSPQ1'>!,
t\:QEN€'M .'..,'.,'
.".','
B
B
B
13
B
WlJEN
REQ'D
P!i9r to:
;; 5" o! '-1;;-
SOURCE
Prior to
Final Frame
Inspection
--.---
B
Prior to
Pcnnit
Issuance
13
Through
Completion
B
Pnor to thc
issuance of
Final
occupancy
B
; h of Lf,,),
# COl'!IDI1'ION TEXT REl'!POl!!; WIlEN SOURCE
AGIlNCX. BEQ'D
....,jfjor.to:
the applicant/developer oflhe adjacent proJect on Site B,
shall providc a construction trailer with all hook ups for use
by City Inspection pcrsonncl during the time of
construction as determined necessary by the Building
Ofli~tal. In the event thatlhe City has their own
construction trailer, the applicant/developer shall provide a
site with appropriate hook ups in close proxImity to the
project site to accommodate this trailer The
applkanlldeveloper shall cause the trailer to be moved from
its cun'ent locatioll at the time necessary as delennined by
the Build1l1g Ofticlal at_~he aN'h~anl/developer's cxpense. --..... .-
Fire Divisiou
....--.-.-.,. -."".-
33 rhe buildings shall not exceed 3 stories 111 heIght as deflned F
in the California Building Code. 13asements shall meet the
dcttnilion in CBe section 220.
-..-- --.-,. --
34 All portions of the cxterior walls of the buildings shall be F CFC
within 150 feet or an emergency vehicle access road. The Y02.2.1,
distance is measured as someone would be able to walk and 9023 1
shall consider parked cars. Sloped areas beyond the access
roads necded for emergency access shall be penn anent
-. .-.... walkw_ay~! stai!as required by the Fire OcpaItment.
15 ProvIde escape or rescue wmdow for cvcry sleeping room F
he!ow the f(Jurth storv III accordance with the UBC section
3104
- - ---- _._...__.._n___ ___ .-
30 The proJect shall comply with Unill)rnl Building and Fire F
~'odes as adopted by the City of Dublin. --.-.-
Police Devartment;
.__n__,. of
37 The Applicant shall comply with all applicable City PO
f-,---- puhlin Res](l~nlIal '3e~l!~ty Re.quirem~t~: --".. .-
3H. The applicant shall keep the site clear of gratllh ,andalism PO
on a continuous basis at all times. Uraffiti resistant
materials should be used.
..--,,-.- __._.__.... _n_
39 The applicant shall work with Dublin Policc Scrvices on an PD
ongoing hasis to estahhsh an ellectivc thcft prevention and
secllnly prol-'1'am. .-.-. --
40. The perimeter of the sites shall be fenced during PO
construction, a temporary address sign shall be placed at
the site and security lighting and patrols shall be employed
as necessary A Business/Residence Site Emergency
Response Card shall he completed and retumcd to Dublin
Pohce ServIces. The card will be supplied to the applicant
--.- hy Duhllll Pohce Serviccs. -."... -...- -.
41 Addrcssmg and building numbcrs shall be visihle f;-om thc PO
approaches to the buildings. ..-. .-. --
10
)"1 or 'I))
PASSED, APPROVED, AND ADOPTED this 27'h day of June, 2006, and effechve on the
effcctive date of the Council Ordinance adopting a Stage 2 Development Plan for thc property, by the
till10wing vote:
A YES: Chair Schaub, Vice Chair Wehrenberg, Commissioners Fasulkey and King
NOES:
ABSENT: Commissioner Biddle
ABSTAIN:
Planning Commission Chair
ATTEST
Plannmg Managcr
u I.pAIt',200(1\(}h-m I S(:hacfcr Ranch-Discovery l::luildcrs',Scha~~th-Pr. R~lS'l Stag(:: 2&SDR.Jm;
II
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: June 27, 2006
;{'/{uf4J
SUBJECT:
Public Hearing - PA 06-031 Schaefer Ranch (Adjudicatory and
Legislative Action) submitted by Discovery Builders to consider a
Stage 2 Devclopment Plan and Site Development Review
Report Prepared bY' Michael A. Porro, Consulting Project Planner
ATTACHMENTS:
1) Resolution recommending the City COlUlcil approve a Stage 2
Development Plan (with the proposed Ordinance attached as
Exhibit A),
2) Resolution approving a Site Development Review for Schaefer
Ranch P A 06-031
3) Sehacfcr Ranch submittal dated June 20,2006.
\\ V\V)
1) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the Applicant and the public;
4) Closc the public hearing;
5) Delibcratc;
6) Adopt Rcsolution recommending thc City Council approve a Stage
2 Planned Development Plan (Attachment 1); and
7) Adopt Resolution approving a Site Development Review for
Schaefer Ranch P ^ 06-031 (Attachment 2).
RECOMMENDATION:
PROJECT DESCRIPTION:
The proposed project is described in the City of Dublin Gencral Plan and is known as Schaefer Ranch and
is located within a portion of the Western Extended Planning Area. The project area includes
approximately 500 acres located at the wcster1y boundary of the cIty limits north of Ihe Interstate 580
freeway (1-580), south of unincorporated area of Alameda County, and east of Schaefer Ranch Road. The
westerly extension of Dublin Boulevard leads into the project area where Dublin Boulevard terminates.
The project area currently consists of vacant grasslands and hillsides with scattered rural residential and
agricultural uses. Extensive grading activity is currently underway consistent with Council direction to
continue working with the developer on a Lot Reconfiguration Concept.
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 prezoned as Planned Development District Overlay zonc (PA 94-028) by Ordinance
No. 15-96. The original approval included a General Plan Amendment which anticipated 474 single
family homes, a small amount of commercial space, semi-public uses, open space, and infrastructure.
The wning was adopted prior to establishing the two-stage procedure for Planned Development zoning.
Vesting Tentative Tract Map 6765 for 446 units of detached single family homes was adopted on
_,.__._.._,,,~,w,,'._y,,~.__~_.___~~.'___~~__'~_'_'_."_-~._---_.-
COPIES TO: Applicant
Property Owner
File
,
Page I of 11
O:\PAII\2006\06'()31 Schaefer Ranch.Discov<f'l BuildersIPCSR 6-27'()6 SDR Slag< 2 PO.doe
.
Attachment 5
August I I, 19<,)8 (Planning Commission Resolution <,)8-38) along with a Development Agreement whIch
was approved Dccember 1, 1998 (Ordinance No 20-98) which expires on December 31,2006 On
December 21,2004 the City Council directed Staff to continue working with the developer of Schaefer l14t/J.
Ranch to prepare a Final Map consistent with the Lot Reconfiguration Concept (302 lots).
In 1998, Architectural Design Guidelines were adopted by the Planning CommIssion in conJunction wIth
the Vesting Tentative Tract Map approval (Plannmg Commission Resolutlon 98-38 dated
August 11, 1998) for the residential and commercial uses within the adopted Planned Development
District Overlay 7.one. For the residential uses, standards included avcrage and minimum lot size;
minimum street frontage; median lot Width; front, side, and rear yard setbacks; minimum distance
between buildings; maximum building height; and usable rear yard area. The Archltectunll Design
GUIdelines as adopted by Resolution as a part of the Tentative Map approval were not incorporated as
Development Standards approved by Ordinance. The Architectural Design Guidelines should be included
as a part of the Stage 2 Planned Development zoning process but that process did not exist in 1996. The
R-l zoning standards were generally anticipated to guide development through the prezoning and
annexation process and to be supplemented by the Architectural Guidelines once the Tentative Map and
project design were submitted. Unfortunately, the Architectural Guidelines were not adopted by
Ordinance as original zoning took precedence (R -1). The Architectural Guidelines conform to the
Planning Commission and City Council direction more closely than the original zoning, therefore a Stage
2 Planned Development has been prepared and processed in conJunction with the Site Development
Review to provide a better, more innovative and more desir..ble neighborhood.
The 500 acre project site includes four residential neighborhoods: hillside slopelopen space, recreation
(active & and passive) open space, trail system, roadway systems, drainage systems, water tanks,
detention basins, and non-residential properties including a Neighborhood Commercial site (Parcel N) and
a Semi-Public Site previously determined. No development is being proposed for the non-residential
properties at this time. However, the development ofnon-resldentlal uses would he subject to a Stage 2
Development Plan and Site Development Review at a future date.
The Schaefer Ranch project is divided into four neighborhoods with residential product types associated
with each one. The four neighborhoods occupy 55.28 acres of the Schaefer Ranch project area. All
reSidential units within this PD zone are single family detached homes which are consistent with the
standards currently proposed in the Stage 2 Development Plan.
The proposed Stage 2 Development Plan would:
. make modifications to the Development Standards originally approved for consistency with the
residential Architectural Design Standards adopted after the initlal PD zoning;
. incorporate the Architectural Design Standard as part of the Planned DevelopmCllt;
. allow for review and adoption of a Stage 2 Development Plan based on the revised and adopted
Development Standards; and
. allow the Site Development Review to be evaluated against the standards currently proposed.
Neighborhood A is the most westerly of the four neighborhoods located at the proposed teIDllllUS of
Dublin Boulevard against the hillside slopes and includes only PD Residential Estates. Neighborhoods B,
C & D would be developed as PD Single Family Residential. Neighborhood B is located agalllst hillside
slopes in the eastern portion of the project site. Neighborhood C is north of the Dublin Boulevard
extension, and Neighborhood D IS centrally located between Neighborhoods B and C. The four
Neighborhoods, A, B, C, and D generally are described in Table I as follows:
20fll
Table 1: Residential Neighborhoods
::;OoI-4:J-
A.1
A.2
6 units
12 units
117 units
99 units
68 units
302 units
2.1 ac.
5,770 sf
5,160 sf
3,660 sf
Lots 297 thru 302
Lots 285 thru 296
Lots 1 thru 117
Lots 186 thru 284
Lots 118thru 185
A
8
C
D
There are a variety of housing product types in the form of 20 different floor plans proposed for
dcvelopment within the four neighborhoods. The largest floor plans, for the ReSIdential Estates, would be
located within NeIghborhood A, Plan 18 at 6,853 square feet, along with Plans 13 through 17. Plans 1
through 8 are located in Neighborhoods B, C, and D. In these neighborhoods, Plan J is the largest at
3,899 square feeL There are two one-story floor plans, both of which have an optIonal loft, within
Neighborhoods Band 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 scale and visually reduce building mass.
Plans 9 through J 2 are located in Neighborhood D on the smallest lots. The smallest floor plan is the
single-story plan C 1 at 2,692 square feet and located in both Neighborhoods B and C.
ANALYSIS:
Stage 1 Development Plan:
Within the overall 5QO-aere project area, gross density is 1.66 units per acre. Within the 55.28 acres
designated witlnn the neIghborhoods, project density is 5.44 units per acre. As stated ahove, the PO zoning
and Architectural Design Guidelines were adopted prior to establishing the two-stage procedure for
Planned Development zoning. The proposed Stage 2 Development Plan would incorporate a number of
elements typically ineluded with thc Stage I Development Plan process that wcrc not addressed
previously in the form of a PD Ordinance. The proposcd Stage 2 Development Plan reflects the uses and
character adopted in the milial PD zoning/pre-zoning (Ordinance 15-96 and ResolutIOn 78-96) and the
ArchItectural GUldehnes adopted in 1998. However. it is intended that this Stage 2 Planned Development
will amend the existing approved zoning and will incorporate the architectural guidelines originally
approved as a part of the Vesting Tentative Tract Map actions with refinements which have been
incorporated into the currently proposed plan.
In accordance with Section 8.32 ofthe Zoning Ordinance, a Stage 2 Development Plan includes:
I PermItted, Conditional, Accessory & Temporary Uses
2. Site Development Standards - ineluding lot area, lot dimensions, lot coverage, setbacks, building
height, etc.
3 Parking Standards
4. Architectural Design Standards
5 Traffic, Circulation & Streetscape standards
6. Landseapc & Open Space Standards
7 Phasing
Four PD zones within the Schaefer Ranch PD district are defined in terms of permitted, conditional,
accessory, and temporary uses consistent with the General Plan. These zones are: PD Residential
Estates, PD Single-Family Residential, PD Semi-Public, PD Retail/Office, and PD Open Space. A
category for eXIsting agricultural and rural residential uses has also been ineluded. Tt IS anticipated that
the scale and character of the Retail/Office and Semi-Public uses proposed will relate to the standards
30fll
approved III 1998_ However, a subsequent amendment to the Stage 2 Development Plan will be requircd
for the PD Retail/Office use in addition to a Site Development Review that will be required for the PD
Semi-PublIc Use.
J / v/ 'f ;Z
As with the initial PD wnmg, rcsidcntial site development standards include: mmimum lot area, WIdth
(street frontage), depth, and building separation, maximum lot coverage, building height, and usable rear
yard; minimum front, rear, and sideyards, allowable setback encroaclunents, and required parking. A
matrix of Residential Site Development Standards unique to the four neighborhoods has been prepared
and is included as part ofthc proposed Stage 2 PD zoning ordinance for thIs project. Mimmum lot size
for each neighborhood IS shown in Table I, above.
Due to the slopes and hillside areas within the project site, a standard usable rear yard area was
established at 10% of the lot with a minimum dimension at anyone point of15 feet.
All units arc provided, at a minimum, with a two-car garage. Two plans III Neighborhood A have space
for four cars. With the excephon uf the one-story floor plan in Neighborhood C, all other plans have at
least three covered spaces in the fonn of a 3-ear garage or larger, or a two-car garage with a tandem thIrd
space. With the exception of the 610ts in Neighborhood A-I at the end of Dublin Boulevard, all!ots will
take access to and from a public street.
Residential Development Standards - The new and reVIsed Residential Development Standards are shown
in the following table:
Table 2: Development Standards
Nel hborhood7
..v Standard
PD Zone PD Residential PO Single-Family PD Single-Family PO Sing la-Family
Estates Residential Residential Residential
lot Size (minimum) 2_1 ac 5,770 sf 5,160 sf 3,600 sf
Minimum lot Width 35 sf 35 ft 35 It
(street frontage)
. cul-de-sac 25 ft
Minimum Lot Depth 100 It 100 It 90 It
Maximum Coverage(1l 35 %(2)
.. one-story plans 50 % 50 %
. two-story plans 45 % 45 % 45 %
Maximum Building 35 It 35 It 35 ft 35 ft
Height 2 stories 2 stories 2 stories 2 stories
Minimum Building
Separation, between
. living areas 50 ftl" 15 It 14 It 10 It
. living and non.llvlng 12 ft 12 ft g It
areas
. non.llvlng areas 10 ft 10 It 8 ft
Setback - Front Yard
. to porch or living 25 ft 10 It 10 It 10 It
area
. to front-entry or 20 ft 18 It 18 ft
street-facing garage
. to swing-in (side- 15 It 15 ft 15 It
entry) garage
Setback _ Side Yard (3)
4 of II
Neighborhood7 " C """"".. . ",''''
.. A B " o "
oJ- Standard : :,.':. ';;,n
3~t?f-
. minimum 25 ft 5 ft 5 4 ft '-If).
---~ ...
. at living area --- -- 10 fl 7 5 ft
. at comers --- --- 10 ft 10 8 ft
.
Encroachment (C) none within 5 ft of none within 5 ft of none within 5 fl of
- Sideyard property line(3) property Iinel3) property linel"
Setback - Rear Yard 25 ft 5 ft(" 5 fl'" 5 ft">
-
Usable Rear Yard nla 10% olthe 10Urea 10% of the lot area 10% of the lot area
with 15-fl minimum w~h 15.ft minimum with 15-ft minimum
(clear & level) (clear & level) (clear & level)
dimension at any dimension at any dimension at any
pointlS) point'5) ooinl15)
NOTES:
(A) AIi setbacks are measured from the property line. All setbacks and building separation distances are minimum.
(B) Aliowable Encroachments - Items such as (but not limited to) air conditioning condensers, porches, chimneys,
outdoor stairways, bay windows, media centers, etc. may encroach 2 feet Into the required setback provided that a
minimum of 35 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, penTIilled accessory structures, covered decks & gazebos, and other covered and enclosed areas. It
does not include: standard roof overhangs, cornices, eeves, uncovered decks, swimming pools, and paved areas
such as walkways, drivaways, patios, uncovered parking areas, or roads. (Dublin Zoning Ordinance Section
8.36.100)
I') per Zoning Ordinanca for Residential Estates
(3) excluding aliowable encroachments
(4) Unenclosed shade structures and second story decks attached to the unit also require a minimum setback of 5
leet.
I" Minor deviations from the 15-loot clear and level zone for sloping lots in Neighborhoods Band C may be
approved by the Director of Community Oevelopmant in conjunction with a Site Development Review.
Site Development Review
The Site Development Review Issues for the Stage 2 PD Developmenl Area addresses:
I proposcd uses
2. site layout
3
4.
5
6.
access
compatibility with surroundmg and adjacent uses
effects on residents and workers, and
insuring an attractive enVlrorunent.
Proposed uscs PD Residential Estates, PD Single Family Rcsidential, and PD Open Space comply with
the permitted uses. Design of the proj ect proposes to take advantage of the existing topography of the
sIte. The NeIghborhood Design aims to create a visually interesting, but functional, street sccnc through a
variety of teclmiques in the plotting and massing and a mix of architectural plans and styles. Such
tcchniques would inelude, but not be limited to: I) reversing and varying adjacent plans and exterior
styles, 2) avoiding repetitious patterns, 3) varying heights and setbacks, 4) incorporating single-story
elements into two-story buildings, and 5) minimizing the visual impact of garages.
The floor plans provide a variety of bedroom and bathroom combinations, as well as flexiblc space
options. The larger floor plans, those within Neighborhood A and some in Neighborhoods Band C,
feature a casita which can be used as home office or living area separate from the main quarters. It is not
5 of II
intended that these separate areas would be allowed as rental units as there is no kitchen. The flexibility
options include bonus rooms, studios, libraries, dens, tech areas, and retreats. ? :3 "If;z.
Where possible, side-entry garages, as opposed to street-facmg garages have been utilized. In the larger
plans street- facmg garages have been recessed hehmd the front sethack line past a gated entrance or porte
eochere into a motor court; this arrangement is utilized in Neighborhoods A, B, and C. 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. Within the neighborhoods, lots have been laid out to minimize opposmg windows
and a variety of architectural elevations along the streetscape scene.
The distribubon of the floor plans is shown in Table 3 below A descriptIon of the floor plans including
building area and residential features of the units within each neighborhood is provided in Table 4
Table 3: Floor Plan Distribution
Floor NeIghborhood No. of Lots % of Neiahborhood %of
Plan B C Total
Plan 1 B 17 21 14.5% 7%
c 4 4%
Plan 2 B 20 25 17.1% 8.3%
c 5 5.1%
Plan 3 B 22 27 18.8% 8.9%
C 5 5.1%
Plan 4 8 15 21 12.8% 7%
C 6 6.1%
Plan 5 8 9 31 77% 10.3%
c 22 22.2%
Plan 6 8 8 18 6.8% 6.1%
C 10 101%
.--- .~--
Plan 7 8 2 20 1.7% 6.6%
C 18 18.2%
~-_...." _."..~".M__'''_ , 3 2.6%
Plan 8 B 13 4.3%
C 10 10.1%
- . --
Pian 81 8 14 17 12% 5.6%
c 3 3%
Plan C1 8 7 23 6% 7.6%
C 16 16.1%
subtotals 100% 100%
Plan 9 D 18 26.5% 6.3%
Plan 10 D 16 23.5% 6.2%
Plan 11 D 17 25% 5.5%
Plan 12 D 17 25% 5.5%
subtotal 100%
Plan 13 A 3 166% .8%
Plan 14 A 3 16.7% .8%
Plan 15 A 3 167% .8%
Plan 16 A 3 167% .8%
Plan 17 A 3 16.7% .8%
Plan 18 A 3 166% .8%
subtotal 100%
Total I 302 Total 100%
6 of!!
_ Table 4: Floor Plans 0
~. "m II'im'i - - ::: ~ . 00 - . .. . . -
A 13 6,617 2-story 6 6X, 4 spaces =
3-car + 1-car
A 14 5,167 2-story 4 + casita & great room 4Y2 3 spaces
3-car carace
A 15 4,955 2 -sto ry 4 + casita, bonus room 5]1, 3 spaces -
& Iibrarv 2-car + 1-car
A 16 5,243 2"story 4 + casita, library & 411, 3 spaces -
exercise room 2-car + 1-car
A 17 4,929 2-story 5 + casita 5Y> 3 spaces -
& bonus room 2-car + 1-car
A 18 6,853 2-story 5 + bonus room 5Y> 4 spaces ~
4.ca, oaraa.
B&C 81 3,044 1-storv 5 3Y> 3 spacas -
B&C 81 5 + bonus room 3Y> 2~car + 1 tandem
3,625 loft
B&C 1 3,899 2-story 3 + studio, den 3+Y2+Y> 3 spaces ~
& bonus room 2-car + 1 tandem
B&C 2 3.493 2-story 3 + casita 4Y> 3 spaces ~
& bonus room 2~car + 1 tandem
B&C 3 3,883 2-story 4 + casita 4 3 spaces -
& bonus room 2-ear + 1 tandem
B&C 4 3,821 2-story 4 + bonus room 3]1, 3 spaces ~
& librarv 2-<:ar + 1landem
B&C C1 2,692 1-storv 4 3 2 spaces -
B&C C1 3,105 loft 4 + bonus room 3 + Y> 2-car garage
B&C 5 3,623 2-story 4 + bonus room 4 3 spaces ~
aden 2--car ... 1 tandem
B&C 6 3,757 2-story 4 + bonus room, den & 2Y> 3 spaces -
retreat 2~~r +1 tandem
B&C 7 3,202 2-story 4 + bonus room 211, :3 s.paces
3-car aarace
B&C 8 3,561 2-story 4 + bonus room 4Y> 3 spaces
3""0< oorooo
D 9 3,347 2-story 4 + bonus room 2Y> 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 3Y> 3 spacos ~
2-car +1landom
D 12 2,694 2-story 3 + bonus room, tech 3 3 spaces -
area & den 2-car + 1 tandem
I 'Ii;
*e.xcludes garages
Architectural Stvle Standards - The ArchItectural Design/Style Standards implement the overall aesthetic
vision for the community with the proposed architectural styles and conceptual architectural street scenes.
The Standards in this section, on Architectural Design, shall be adopted as part of the Development Plan.
As required with previous development, architectural elements will he required to be articulated on all
elevations of each building.
A variety of textures, colors, and materials are shown with each of the architectural styles. The color
schemes arc intended to complement the elevation styles, roof types, and accent materials ineluding roof
materials, stucco, window framcs and mullions, trims, railings, metal elements, and other details. Thc
color schemes combined with the varicty of elevation styles and the floor plans contributcs to a well-
designed neighborhood and appealing street scene. ThIS Site Development Review ineludes the
architectural styles along wIth the colors and materials.
70fl1
The SIX archItectural styles utilized through the four neIghborhoods are described as follows: 3501-4;)
California Ranch. The California Ranch style is represented by low pitch roof in a hip, gable, or
Dutch gable cunflguration with fiat, shingle-like roof liles. Exterior materials include wood siding,
stucco, and board & batten combined wlth bnek base and post elements, as well as the use of some
stone. Architectural features include picture windows, wooden shuttcrs, 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 simplc 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 detailmg, 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 arc identified by steep pitched
roofs dommated by a croSS gable form above stuccoed walls accented with extensive use of brick and
half-limbered 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 & hatten,
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
decorati ve wooden braces and exposed rafter tails. Colors are charcoal and charcoal-brown blends
wlth 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 clcment offered with this style would allow porches or other
onc"story elements around the building to feature a powder-coated metal seam roof. Other
arclutectural features mclude wooden shutters, pot shelves, and trellises. Colors are charcoal and
Califomia mission hlends with brown or blue-gray accents.
Each model may be constructed in at least three different elevahon styles. They are consistent with the
Architectural Style Guidelines presented with the Stage 2 Development Plan.
Table 5: Elevation Styles
Plan California MonN,ow Early English Craftsman Amorlcan
Ranch Californian CountrY Farmhouse
81 . . .
C1 . . .
1 . . . .
2 . . . .
3 -~-'.
. . . .
.-
4 . . . .
5 . . . .
6 - .
. . .
7 . . . .
-'"-- --. --.
8 . . . .
---
9 . . .
.-
80fl1
Plan CalifornIa Early - English American
Monterey Craftsman
Ranch Californian Country Farmhouse 3&
10 X X X X {}l
11 - - ..
X X X X
-,--"~'~,,- 'IdA
12 X X X X
--
13 X X X
14 X X X
15 ~~- _.".~, --
X X X
16 ---.--.--.- "'"
X X X
17 X X X
18 X X X
Other Elements; There are a number ofrequired elements that should be installed with convenience and
safety in mind, such as entry lighting and house addresses. Home OWl1ers AssociatIon rules or standards
in the City's Zoning Ordinance would be applicable to other standards and potential nuisance items such
as awnings, antennas, satellite dishes, trash receptaeles, and storage structures.
Project Access and Circulation: Vehicular circulation is subject to certain standards established on the
basis of safety_ With the Tentative Vesting Tract Map, the proposed plan addresses the arterial and
collector street design concepts including: right-of-way widths, roadbeds and travel lanes, parking lanes,
peripheral and median landscaping, and amenities for non-vehicular circulation, such as pedestrian and
bicycle traffic. The extension of Dublin Boulevard to the west beyond Schaefer Ranch Road is the
primary access route through the project area. The subdivision then hranehes out into the four
neighborhoods. Collector streets and cul-de-sacs would be constructed throughout the project area and
would provide access to those uses. Regional access is currently provided to the Project site and would
continue to be provided by 1-580
Ope" Space: The land not used for development sites and infrastructure would be designated open space
generally in the form of existing rural use or hillside and slope resources. Ownership of the open space
will be held by 3 entities: East Bay RegIOnal Parks District, Preservation and Conservation Easements and
in a GeologIC Hazard and Abatement District (GHAD). A system of multi-use trails and maintenance
roads would be constructed in accordance with the policies and programs of the General Plan, the EDSP,
and the City's Parks and Recreation Master Plan. Two detention basins or ponds would be used to control
water quality from storm water runoff.
Landscap/"g, Walls & Fe"ces: The landscape plans provided WIth this submittal 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 pnvate property Typical front yard landscape plans are
shown for Neighborhoods 8, C, and D Neighborhood A, the estate lots, due to the SIze oflot and semi-
custom nature of the home, will proVIde thelT own front yard landscaping. 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, arumal and evergreen foliage, flowering shrubs, median plantings, and groundeovers.
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, VlCW fences to public or open space areas, and good
neighbor fences between private properties which were a part of the original approval in 1998 are
ineluded herein.
90fll
ENVIRONMENTAL REVIEW:
A Draft Environmental Tmpaet Report (ElR) for the Schaefer Ranch General Plan Amendment and
Prczoning was prepared m cornphance wIth the California Environmental Quality Act (CEQA) for which
publIc comments were solicited and received (SCH #95033070). On May 23, 1996, the Final EIR
containing responses to the comments received on the Draft EIR was distributed or otherwise made
available to the Planning CommIssion, City Council, Responsible Agencies commenting on the Draft
EIR, and other interested parties. The Plarming Commission held a duly noticed public hearing on the
Draft EIR on June 4,1996. Following the publIc heanng, the Planning Commission recommended to the
City Council that it certIfy the Pinal EIR as complete, adequate, and in compliance WIth CEQA and the
City's Environmental Guidelines. The City Council held a duly noticed public hearing on July 9, 1996.
Following the publIc heanng, the City Council by Resolution 76-96 certified the Final EIR as complete,
adequate, and in compliance with CEQA and the City's Environmental Guidelines. The City Council aJso
adopted Findings, a Statemenl of Overriding Considerations, and a Mitigation Monitoring Program wIth
this Resolution.
The proposed project was adequately and comprehensively addressed in the previously certified ETR,
MitIgation Measures, and Mitigation Monitoring Program.
However, since the original anncxation, zoning, and General Plan amendments requirements for treating
storm water runoff, filtration, and siltation have been instituted as requirements through an NPDES permit
with conditions which also will be required from the Regional Water Quality Control Board. The two
detention basins proposed are part of plan and will satisfy the requirements for that pennit.
Incluslonary Zoning! Affordable Housing:
The project is subject to the City's inelusionary zone 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 befoTC the Council considers the Final Map for the project.
3/
pf
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Public Noticing:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project, ineluding all residents of record in CalifornIa Highlands, to advertise the
project and the upcoming public hearing. A public notice was also publishcd in the Valley Times and
posted at sevcralloeations throughout the City.
CONCLUSION:
The proposed Schaefer Ranch project has been reviewed over the past 10+ years. There are a number of
planning actions that have occurred from the time of prezoning, annexation, adoption of Architectural
Guidelines, and approval of the Vesting Tentative Tract Map. The proposed Stage 2 Development Plan
and Site Development Review are compatible and consistent with previously adopted actions and pending
action on the Pinal Map. AdditIonally, this project is compatible and consistent with direction obtained
by the City Council on December 21, 2004 to prepare the Final Map consistent with the Lot
ReeonfigUfation Concept presented as a part of the proposed Stage 2 Development Plan.
RECOMMENDATION:
Staff recommends that the Plannmg Commission: 1) Receive Staff presentation, 2) Open the public
hearing, 3) Take testimony from the Applicant and the public; 4) Close the public hearing; 5) Deliberate;
6) Adopt ResolutIon recommending to the City Council to approve a Stage 2 Planned Development Plan
(Attachment I); and 7) Adopt Resolution approving a Sitc Development Review for Schaefer Ranch PA
06-031 (Attachment 2).
100f11
GF,NERAL INFORMATION:
31,CJftj;2
PROPERTY OWNRRlAPPLICANT
Doug Chen
Discovery Bay Builders
4061 Port Chicago Highway, SUIte H
Concord, CA 94520
LOCATION:
North of 1-580 at the Schaefer Ranch Road underpass and at the
westerly terminus of Dublin Blvd.
ASSESSOR'S PARCEL NUMBER:
8SA-1000-001, 8SA-l000-014, 85A-IOOO-001-16, 8S'-1000-
001-17, 941-0018-002-02, 941-0018-002-03, 941-0018-00S-
00,941-0018-006-00
EXISTING ZONING & GENERAL PLAN
LAND USE DESIGNATION: PD-Residential Estates - Rural Residential
PO-Single Family Residential - Low-Density Residential
PO Retail/Office - Neighborhood Commercial
PO Semi-Public - Semi-Public
PD-Community Park - Community Park
PO-Open Space - Open Space
110f11
.3'1 /J f 'f;;'
.P I tInning C oHunissiollMinutes
CALL TO ORDERlROLL CALL
A special meeting ot the City of Dublin Planning Commission was held on Tuesday, June 27,
2006 in the Council Chambers located at 100 Civic Plaza. Ch<lir Sch<lub called the meeting to
order <It 7:0Y p.m.
Present: Chair Schaub, Vice Chair Wehrenberg, Commissioners King <lnd F<lsulkey; Jeri Ram,
Corrununity Development Director; Mary To Wilson, Planning M<ln<lger; Michael Porto,
Consultant Planner; and RhonJa Franklin, Recording Secret<lry
Absent: Cm. Biddle
ADDITIONS OR REVISIONS TO THE AGENDA - NONE
MINUTES OF PREVIOUS MEETINGS
rhe Tune 12, 2006 minutes were approved as submitted. Cm. Fasulkey abstain\,d from the vote
due to his absence Juring tlw Tune 12, 2006 m\,,'ting
ORAL COMMUNICATIONS - NONE
CONSENT CALENDAR - NONE
WRITTEN COMMUNICATIONS - NONE
PUBLIC HEARINGS
8.1 P A 06-013 Alcosta Shell Service Station ExpansionfRemodel Rezone / CUP /
SDR - The Applicant requests Rezoning/Conditional Use Permit and Site
Development Review approval to demolish the existing car wash, cashier kiosk,
fuel dispensers and canopy cover and construct a new 2,162 square foot
convenience store, a 1,264 square foot automated car wash, and six new fuel
dispensers with a new canopy cover at 8999 San Ramon Road. This item is
continued to a future Planning Commission meeting.
Chair Schaub acknowledged that the item has been continued to a future Planning Commission
meeting.
8.2 P A 06-031 Schaefer RanchfDiscovery Bay Builders - Request for: a Stage 2
Planned Development Plan and Site Development Review.
Chair Schaub asked for the Staff Report.
.:/!!ctnn~'fl# (,orrwtissiIYft
lJ{;qjfl.i.1r r,"t1i!i1t"lrl,q
61
.JmU! 2; , 20()6
Attachment 6
'fOol tj,tl.
Mr Michael Porto, Consultant Planner, presented the specifics of th", project as outlined in the
Staff Report.
Chair Schaub asked about emergency vehicle access roads. Mr Porto stated that there would be
two roads on which emergency vehicles could .!Ccess the project.
Cm. King asked about the turrd styl", of architecture. Mr Porto gave examples of other
architlo'ctural d",signs that includ", tb", turret style.
Cm. Fasulkey asked if the home designers could put faux windows on the blank walls of the
propos\,d hom~'s to br",ak up the massing. Mr Porto stated that the designers ar", proposing to
incorporate real windows into the blank walls of the homes.
Chair Schaub opened the public hearing
Mr Doug Chen, Project Manger with Discovery Build",rs, stated that he was very grateful for
the opportunity to bring this project to Dublin. He thanked Staff for guiding them tlu'ough the
planning process. He further stated that Staff was wond",rtul to work with.
Mr Dana Owyoung, Director of Product Development and Pwj"'ct Manager with Discovery
Builders, stated his reasons for having th", proj",ct approved. He stated that the turret is a
Spanish Colonial style of architecture.
Cm. Fasulh,v asked about the targct\,d sales price of the largest homes. Mr Owyoung stated
that the homes would be on estate lots and would be semi-custom built. He turther stated that
the homes would be over a million dollars.
Vice Chair Wehrenberg stated that she likes the project and that the owrall design is very good.
She asked if any Heritage trees could be pres",rv",J or sawd during the grading process. Mr
Chen stated that they are only removing trees that ar", within the limits of grading. He stated
that they ar,., gnKiing about 12n acres of the SOn-acre site. He turther stated that mitigation
measures are in place tor the trees and animal species that will be displaced.
Vice Chair Wehrenberg asked if the mitigation measures would require th", developers to
replace trees that have been removed. Mr CIlIo'n stat",d that additional trees would be planted
within the butfered (open) space areas of the site. He stated that th", bufflo'r",d space areas would
be placed under conservation easement or dedicated to the East Bay Regional Park District
(EBRPD).
Chair Schaub sugg",sted that the d",wlop",rs should plant sizable trees that can withstand b",ing
eaten by deer
Mr. James Springer, with Nuvis Landscaping, explained that landscaping in the buffered and
mitigated ar",as would be near-natiw and similar to what currently exists in the area. H", stated
that they do not haw any int",ntions of planting anything less than 15 gallons.
Ptollmng commi,~sl~m
1J{l/fjuLtr I'HeeUtI(/
62
'June ]", lO()(i
if/ofL!;?-
Cm. Fasulkey asked about the types of Oak trees that would be planted. Mr Springer stated
that Staff has been very instrumental in helping to determine the best plant species for the area.
Cm. Fasulkey asked it <Invthing would be required ot the developer if the trees do not survive.
Chair Schaub added that there could be problems with boron once the top soil is removed. Mr
Chen stated that they are stockpiling the fertile soil and SOlving it for use as top soil for
landscaping. He further stated that they are subj\,ct to a pertormance criteria mitigation
monitoring pl,m that rel.{uin's them to '1) set aside a tund tor an agency that would oversee the
pertormance ot the implemented mitigated measures, and 2) post a performance bond with
resource agencies to achieve a minimal level of perfonnance.
Vice Chair Wehrenberg d<lrifi<;d that landscaping around the houses would not be covered
under the mitigation measures, and Mr Chen agreed.
Cm. King asked it the wetlands would be tenced oti, and Mr Chen said yes. Cm. King asked it
the Open Space areas would be open to the public Mr Chen stated that the designated trail
areas would be open to the public. Cm. King asked it Donlon Point is included in the Schaefer
Ranch property and if it would be open to the public, and Mr Chen said yes.
Cm. King disclosed th<lt he would be meeting with Mr Chen tomorrow to view the trails in the
area.
Mr. Jim Young, resident at 7551 Brigadoon Way, asked if the ridge between California
Highlands and Schaefer Ranch is protected by the East Bay Regional Park District. Cm. King
said no and further stated th,lt the ridge requires voter approval by the citizens of Dublin before
houses can be built on the ridgeline.
Vice Chair Wehrenberg asked if there were <Iny other planned developments for west Dublin,
and Mr Porto said no
Cm. Fasulkey pointed out that development on the ridgeline is not impossible; however, all
steps h..we been taken to try to protect the ridgeline property
Mr Young asked if there would be a traffic signal installed near the bottom ot Brigadoon Way
Mr Porto stated that a traffic signal is not conditioned for that location.
Mr. Jon Milelli, resident at 7573 Brigadoon Way, asked about the location of the Calaveras Fault.
Mr Porto stated that the Calaveras Fault is located near the intersection of San Ramon Road and
Amador Valley Mr Milelli asked who would be responsible for the costs to install the sewer
system along Dublin Boulevard. Mr Porto stated that sewer and water is controlled by Dublin
San Ramon Services District (DSRSD). Mr Milelli encouraged the Planning COnmUssion to tour
the project site. Cm. Pasulkey explained that he is very familiar with the project area and
thanked Mr. Milelli for the suggestion.
Chair Schaub commented that he is quite satisfied with how our environment is being protected
by all of the agencies involved in environmental protection.
(PiamwlH l,(JTmm:~,mm
(!i:r!l'll4lr'l1filJtinl1
63
'j'tmc 2 ", 2V06
Lfi2o{L/!J-
Ms. Linda Bailev, resident at 7403 Brigadoon Way, expressed her support of the project and her
concern with the anticipated increase in traffic as a result ot the project. Chair Schaub stated
that based on traffic studies, once the Sch.wkr Ranch project is complete, tlle traftic on Dublin
Boulevard should be less than the trattic on Silvergate Drive.
Chair Schaub closed the public hearing-.
The Planning Commission expressed their satisfaction with the project and thanked the
homeowners in the area for attending- the meeting"
On a motion by Vice Chair Wehrenberg-, seconded bv Cm. l'asulkey, and by a vote of 4-0-1 with
Cm. Biddle absent, the Planning Commission adopted.
RESOLUTION NO. 06-016
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT
WITH STAGE 2 DEVEI,OPMENT PLAN FOR SCHAEFER RANCH PROJECT
PA 06-031
-~--,-~
RESOLUTION NO. 06-017
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW
FOR RESIDENTIAL NEIGHBORHOODS A, B, C, AND D WITHIN AN EXISTING
PD-PLANNED DEVELOPMENT DISTRICT (PA 94-028) LOCATED IN THE
WESTERLY PORTION OF THE CITY KNOWN AS SCHAEFER RANCH
P A 06-031
c
NEW OR UNFINISHED BUSINESS - NONE
OTHER BUSINESS
10.1 Brief INFORMATION ONLY reports from the Planning Commission and/or
Staff, including Committee Reports and Reports by the Planning Commission
related to meetings attended at City Expense (AB 1234).
The Pbnning Commission did not have any items to report.
{/r.J"f$:l1mll (,'lmm~'l'.n>'1n.
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64
7unr. 27. 2006