HomeMy WebLinkAbout4.06 Wallis Ranch Planned Dev
CITY CLERK
File # D~[5][Q]-~[a]
X420-3O
X- '-II 0'" 5S-
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: March 6, 2007
SUBJECT:
Stage 1 Planned Development Amendment / Stage 2 Planned
Development Plan for Wallis Ranch for P A 05-051.
Report prepared by: Michael Porto, Planning Consultant
ATTACHMENTS:
Staff Report from February 20,2007 City Council meeting,
including proposed Ordinance.
t/
RECOMMENDATION: I /\VVI'\Waive the second reading and adopt Ordinance approving the Stage
,"j( 1 Planned Development A~endment an~ a Stage 2 Planned
" Development Plan for WallIs Ranch project.
FINANCIAL STATEMENT: None
DESCRIPTION:
The proposed Wallis Ranch project encompasses 184 acres of a 189-acre area recently annexed to the
City. Wallis Ranch is the largest ofthe three parcels ofthe original Dublin Ranch West project and is
owned by the Lin Family, the master developer of Dublin Ranch in the Eastern Dublin Extended Planning
Area (General Plan) and the Eastern Dublin Specific Plan Area. The 184-acre Wallis Ranch project area
is located near the northeasterly City limits west of Tassajara Road. The project site is widest within its
northerly section below a ridge line and narrows down to a "panhandle" in the southerly portion along the
Tassajara Creek corridor.
During the February 20,2007 City Council meeting, the City Council raised questions regarding the
Heritage Trees, parking, the Creek bed restoration, the artificial retaining wall and also expressed
concerns regarding the Antone School and the former dairy. During the meeting the City's arborist, David
Babby of Arbor Resources, discussed the condition of the various trees and indicated his concerns
regarding the viability of several trees. He also stated that there was only one healthy heritage tree that
would be lost for the bridge crossings. Staff noted the over provision of parking and Council reiterated the
fact that parking was a critical issue for them. Martin Inderbitzen, representing the land owner, spoke
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COPY TO: Applicant/Owner
In-House Distribution
ITEM NO.
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G:\PA#\2005\05-051 Dublin Ranch West-Wallis\CC\cc consent calendar Sf 3-6-07.doc
regarding the condition of the Antone School and the various attempts to relocate it. He noted that it may
become more of a reconstruction than a strict preservation. The barn that housed the former dairy is not
suitable for saving due to its current deteriorating condition. Staff discussed the eventual condition of the
restored creek bed and indicated that the final look would be similar to its current conditions albeit with
. significant stabilization elements and significant new plantings.
Council voted to approve the Mitigated Negative Declaration and the General Plan and Eastern Dublin
Specific Plan amendment and introduced and waived the first reading of the Ordinance amending the
Stage 1 Planned Development Zoning and the Stage 2 Planned Development Plan.
RECOMMENDATION:
Staff recommends that the City Council waive the second reading and adopt the Ordinance approving the
Stage 1 Planned Development Amendment and a Stage 2 Planned Development Plan for the Wallis Ranch
proj ect.
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CITY CLERK
File # D[]~[O]-[3J[Q]
~ 4-lC...55
~ Lf50 ..~
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: February 20, 2007
SUBJECT:
ATTACHMENTS:
PUBLIC HEARING: PA 05-051 Wallis Ranch (aka Dublin Ranch
West) submitted by James Tong on behalf of Chang Su-O Lin (aka
Jennifer Lin), et. al. requesting a Mitigated Negative Declaration; a
General Plan Amendment and Eastern Dublin Specific Plan
Amendment; and an amendment to Stage 1 Planned Development
Rezone and a proposed Stage 2 Development Plan for 935 units on 184
acres of land.
Report prepared by Michael A. Porto, Consulting Project Planner
1)
City Council Resolution adopting the proposed Mitigated Negative
Declaration, with the Mitigated Negative Declaration attached as
Exhibit A, Letter from Regional Water Quality Control Board
attached as Exhibit B, Statement of Overriding Considerations as
Exhibit C and Mitigation Monitoring and Reporting Program as
Exhibit D.
City Council Resolution adopting a General Plan Amendment and
Eastern Dublin Specific Plan Amendment (with the General
Plan/Eastern Dublin Specific Plan Land Use Map attached as
Exhibit A).
Ordinance to amend the Stage 1 Planned Development zoning and
approve the proposed Stage 2 Development Plan.
Planning Commission Resolution 07-01 approving a Site
Development Review, a Master Vesting Tentative Tract Map and
individual Neighborhood Vesting Tentative Tract Maps.
Planning Commission Resolution 07-02 recommending the City
Council adopt the Mitigated Negative Declaration.
Planning Commission Resolution 07-03 recommending the City
Council adopt an Ordinance approving the Stage 1 Planned
Development zoning and proposed Stage 2 Development Plan.
Planning Commission Resolution 07-06 recommending the City
Council adopt a General Plan Amendment and Eastern Dublin
Specific Plan Amendment.
2)
3)
4)
5)
6)
7)
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COPIES TO: Applicant
Property Owner
G:\P A#\2005\05-05l Dublin Ranch West- W allis\CC\ W allis-draftCCSR -stage I and2-mnd.doc
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Attachment
RECOMMENDATION:
/VY
1\
FINANCIAL STATEMENT:
PROJECT DESCRIPTION:
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8) Planning Commission Staff Report dated January 9, 2007, without
attachments and Planning Commission January 9, 2007 meeting
minutes.
9) Planning Commission Staff Report dated February 13, 2007, without
attachments.
10) Vicinity Map. .
11) Location Map.
12) Stage 2 Site Plan.
13) Tree Protection Plan dated December 20, 2006.
14) Wallis Ranch submittal dated January 3,2007 {8 Y2 xlI Stage 1 PD
Amendment and Stage 2 PD booklet & 11 x 17 SDR & Vesting
Maps booklet (11 x 17 approved by Planning Commission)}.
1)
2)
3)
4)
5)
6)
Receive Staff Presentation;
Open the Public Hearing;
Take Testimony from the Applicant and the Public;
Close the Public Hearing;
Deliberate;
Adopt Resolution approving the proposed Mitigated Negative
Declaration (Attachment 1);
Adopt Resolution approving a General Plan Amendment and
Eastern Dublin Specific Plan Amendment (Attachment 2); and
Waive Reading and Introduce Ordinance adopting an amendment to
Stage 1 Planned Development (PD) zoning and a proposed Stage 2
Development Plan for Wallis Ranch PA 05-051 (Attachment 3).
7)
8)
No financial impact.
Background
The proposed Wallis Ranch project encompasses 184 acres of a 189-acre area recently annexed to the
City. Initial applications for the Dublin Ranch West project area were submitted by the property owner to
the Planning Commission for review and approval on February 22, 2005. At that time, the Planning
Commission recommended approval of P A 02-028 which included: 1) the annexation request; 2) an
Ordinance prezoning to Planned Development (PD); 3) amendments to the General Plan and Eastern
Dublin Specific Plan, 4) adoption of Stage 1 Development Plan; and d) certification of the Supplemental
Environmental Impact Report (SEIR) (SCH2003022082). On March 15, 2005, the City Council took
action on the recommendations of the Planning Commission and approved the above cited requests. The
area was also annexed to the Dublin San Ramon Services District (DSRSD).
The 184-acre Wallis Ranch project area is located near the northeasterly City limits west of Tassajara
Road. The project site is widest within its northerly section below a ridge line and narrows down to a
"panhandle" in the southerly portion along the Tassajara Creek corridor. Tassajara Creek runs through the
project area west of Tassajara Road from the confluence with the west fork tributary north of the
additional acreage mentioned above, past the confluence with an east fork tributary (Moller drainage), and
then to the southerly boundary of the site where it merges with another drainage further downstream east
of Tassajara Road (identified as Northern Drainage). As mentioned above, Wallis Ranch straddles the
county line to the north between the unincorporated Contra Costa County within the City of San Ramon
Sphere of Influence '(SOl) to the north and the Dublin city limits within Alameda County to the south
(Attachment 10).
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The original Dublin Ranch West project included three parcels. Wallis Ranch is the largest of the three; it
is owned by the Lin Family, the master developer of Dublin Ranch in the Eastern Dublin Extended
Planning Area (General Plan) and the Eastern Dublin Specific Plan Area. Planned Development
Prezoning and the accompanying Stage I Development Plan for the three properties combined were
approved for a total of 1,053 units of which 1,023 units were planned for Wallis Ranch. The proposal and
application under consideration at this time includes only the Wallis Ranch property (see Attachments 11
& 12). It does not include the Bragg and Sperfs1age properties included with the original Annexation.
Additional 11. 6-acre parcel
For environmental review purposes, the project now also includes 11.6 acres of land under common
ownership by the Lin Family (total project area 196 acres). In addition to the 184-acre Wallis Ranch site,
the additional 11.6-acre area to be added lies within unincorporated Contra Costa County, outside the
City's jurisdiction, immediately to the north adjacent to the recently annexed Wallis Ranch project area.
The 11.6-acre property, which is currently vacant, includes a portion of a west fork tributary to Tassajara
Creek which runs mostly beyond the northerly boundary of this additional acreage. The area has been
identified as sensitive habitat for potentially endangered specie.s. This additional property is designated
for open space and will be partially graded for: 1) an emergency vehicle access road, 2) the possible
installation of a bioswale and herpetological fencing, and 3) grading to support neighborhoods at the
northern portion of the proj ect; no structures or other off-site improvements are proposed. It is necessary
to include this acreage in the environmental review so that Contra Costa County may be able to issue the
necessary grading permits for the emergency vehicle access road required as a part of this development.
This additional acreage will be retained by the Lin Family or may be included in a privately maintained
open space and conservation district. A Mitigated Negative Declaration has been prepared to address the
environmental issues on this Contra Costa County parcel (See Page 10 for further information about the
environmental review).
Existing Use
In the past, the Wallis Ranch proj ect area has been used for fanning, grazing, and other rural uses. At
present, the project site generally consists of grasslands from high hills in the north and west that slope to
the south and south-east towards Tassajara Creek. The slopes are generally less than 30% with the
steepest slopes to the north and west. The difference in elevation from the lowest point in the creekbed to
the highest hillside is approximately 300 feet. The Tassajara Creek corridor is vegetated with native oaks
and riparian plant materials including a number of mature or heritage trees. A portion ofthe area has been
used for firewood sales and storage. Existing structures on site currently include agricultural out buildings
and sheds. In addition, two structures of potentially historic significance were identified with the Stage 1
Planned Development - an old dairy and the old Antone schoolhouse, both currently located on the Wallis
Ranch property. The old schoolhouse will be relocated to a site within Wallis Ranch to the Community
Green (shown as Parcel 17 on page 2 of Attachment 14 ofthe SDR & Vesting Maps booklet under the tab
labeled "Master Vesting Tentative Tract Map 7515") and preserved as a community landmark. However,
based on an assessment by a historic resources consultant, the old dairy does not meet the criteria as a
historic resource and will be removed along with the other existing structures. Any existing septic or
leach field systems also will be removed. The project site is not located within an adopted Habitat
Conservation Plan or Natural Community Conservation Plan area.
Surrounding Uses
The adjacent uses to the south, west, and east include an assortment of public, private, and institutional
uses mostly within the City of Dublin limits (see Attachments 10 & 11). Parks Reserve Training Facility
(PRTF) owned by the United States government and within the city limits serves as the western boundary
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along the northerly portion of the project site separated by an East Bay Regional Park District (EBRPD)
trail easement. A portion of the Tassajara Creek corridor adjacent to the southerly portion west of the
panhandle is used by the EBRPD as a staging area and designated for a regional park. Along the northerly
portion to the east, four rural residential properties separate the project site from Tassajara Road. The
most northerly two (Tipper and Vargas) remain unincorporated. The Fredrich property, near the proposed
Tassajara/Fallon Roads intersection was recently annexed with the Fallon Crossing project (aka Mission
Peak). The Bragg property mentioned above with the original annexation separates the Wallis Ranch site
from Tassajara Road to the east. The 3+ acre Sperfslage property, also part of the original annexation, is
located at the southerly tip of the project site. Uses east of the project site and south of the City limits
across Tassajara Road include a landscaping business, a private K-12 school, and the 250-unit
Pinn/Silvera Ranch project currently under construction.
General Plan/Specific Plan/Zoning
In addition to the annexation for Dublin Ranch West in 2005, the General Plan and the Eastern Dublin
Specific Plan reflected the need to take into further consideration the natural topography created by the
Tassajara Creek corridor. Initial plans also called for a Village Center/Neighborhood Square and
Neighborhood Commercial uses. However, the physical conditions presented by the creek preservation
and topography proved to be an impediment to non-residential development west of Tassajara Road. An
additional opportunity became available to expand open space areas with a decision by the school district
to abandon plans for an elementary school in this location.
The amendments in 2005, approved by the City Council, reflected those changes as described above. The
approved uses for the area include: a) Single-Family (Low Density) Residential, b) Medium Density
Residential, c) Medium High Density Residential, d) Neighborhood Park, e) Public/Semi-Public, and f)
Open Space. Based on the approvals in 2005, 95.5 acres were designated for residential use within the
overall 189-acre annexation area of Dublin Ranch West of which 93.5 acres of that figure were located on
the 184-acre Wallis Ranch.
Land Use Summary
Wallis Ranch is primarily a residential project with a significant effort to preserve and utilize the natural
environment. It is influenced by the natural landscapes of Tassajara Creek and the hillside grassland
corridors. Specifically, the project is designed to provide a mix of housing types while connecting to the
natural environment at different scales by orienting units and views towards the open space and
incorporating trail access into these spaces.
The 11.6-acre site within Contra Costa County, now included as part of the project, is zoned and
designated for agricultural use.
The proposed Wallis Ranch project is divided into six neighborhoods with a residential product type
designed for each one. Residential uses currently proposed under the amended Stage 1 Development Plan
would be developed at 935 units on approximately 87 acres. This gross residential acreage figure includes
some common area landscaping, private roadways, the 1.1 acre Community Green, and the 2.2-acre
detention basin or water quality pond. The detention basin/water quality pond may ultimately not be
required. The Applicant is proposing to reserve the option of constructing between 40 to 72 additional
units if the detention basin is eliminated. These additional units are allowed by the established density but
are still under the mid-point density previously approved. The addition of these units, in the future, would
require, at a minimum, an amended Stage 2 Planned Development and Site Development Review. Non-
residential uses within the Wallis Ranch project area include neighborhood parks, semi-public facilities,
open space, and infrastructure systems which include roadways, water delivery, storm drainage, and
sanitation systems.
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In accordance with the policies of the General Plan and the Eastern Dublin Specific Plan, the lower
residential densities are designated in the steeper areas of the project site to ensure hillside, ridgeline, and
slope preservation. The higher densities are concentrated in the lower elevations towards Tassajara Creek
under a plan that preserves and maintains the natural water course and riparian environment.
Residential Uses - Residential uses with the six neighborhoods include a mix of attached and detached
units designed to take advantage of the natural features of the site. All of the units within the Wallis
Ranch project are proposed to be for-sale housing either as a single-family detached product or
condominiums. No multi-family rental or apartments are proposed. The Neighborhoods are fully
described in Attachment 8 (Planning Commission Staff Report pages 5,6,8 and 9).
Non-Residential Uses - Non-residential uses including neighborhood park, semi-public and open space are
fully described in Attachment 8 (planning Commission Staff Report pages 6 and 7).
ANALYSIS:
General Plan Amendment/Specific Plan Amendment
During the time that the Dublin Ranch West/Wallis Ranch project was being processed for the General
Plan Amendment and Eastern Dublin Specific Plan Amendment mentioned above, the City was in the
process of finalizing a policy on the provision of Semi-Public land uses. The Dublin Ranch West/Wallis
Ranch project, however, was approved with the land use designation of Public/Semi-Public. This
application includes a change to the General Plan and Eastern Dublin Specific Plan to permit Semi-Public
land uses on the 1.9 gross acre site to be consistent with the Semi-Public policy adopted by the City
Council and included in the General Plan.
In late 2004, the City Council reviewed and adopted the public/semi-public policy and determined that
there should be a separate and distinct category for semi-public land uses. This is a site currently
designated public/semi-public as a part of the Wallis Ranch project. This site is proposed to be designated
semi-public to be consistent with the policy. The Applicant is proposing to amend the General Plan and
the Eastern Dublin Specific Plan for the parcel currently designated as Public/Semi-Public to a Semi-
Public land use designation. This change will reflect consistency with the City Council direction for the
provision of Semi-Public land uses while eliminating Public uses on the property.
The primary difference between the public/semi-public and semi-public designation is the elimination of
uses deemed as having a "public" component such as civic centers or post offices, etc. The complete
description of the General Plan designations of public/semi-public and semi-public are in Attachment 9
(page 4). The actual size of the parcel in question, 1.9 gross acres, would not lend itselfto development of
uses that would have that public component. A much larger parcel size is needed to accommodate that
type of development. Therefore, the proposed amendment to designate the 1.9 gross acre parcel as semi-
public is consistent with City Council policy.
Amendment to Planned Development Zoning/Stage 1 Development Plan
The Stage 1 Development Plan approved with the pre-zoning in 2005 adopted the: 1) development
concept; 2) permitted uses and conditional uses; 3) general project access and circulation concept; 4)
master infrastructure plan; 5) conceptual landscape and open space plan; and 6) anticipated phasing.
The approved Stage 1 Development Plan for the Dublin Ranch West PD district, including Wallis Ranch,
stated that Specific Development Standards within the project will be established at the Stage 2
Development Plan. Protection ofTassajara Creek and development of the hillsides have been the primary
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issues affecting the design of the project access and compliance with a number of environmental standards
established by the Resource Agencies.
The proposed amendment to the Planned Development Zoning and Stage 1 Development Plan involve only
minor changes to the land use areas, and is more focused on the conformance of the housing products within
the environmental constraints and topography. The proposed Stage 1 Planned Development amendment
includes the following:
1) incorporates the 11.6-acre adjacent property in Contra Costa County for transitional grading,
emergency vehicle access and environmental mitigation and potential bioswales;
2) further defines the points of access to the project from Tassajara Road;
3) adds specific and key elements specific to the Tassajara Creek Open Space corridor, such as
heritage tree mitigation, Resource Agency required enhancement and revegetation on the 1.9-
gross acre parcel designated as the semi-public site;
4) modifies the Stage 1 PD from Public/Semi-Public land use designation to Semi-Public; and
5) modifies the gross acreage.
The existing land use categories comparing the initial prezoning with the currently proposed project are
shown in the following table:
Table 1: Land Use for Wallis Ranch by Acreage
54.6 ac 57.1 ac 50.2 ac +2.5 ac
20.1 ac 16.0 ac 13.4 ac (-4.1 ) ac
8.8 ac 10.4 ac 7.66 ac +1.6 ac
1.9 ac 1.9 ac 1.9 ac
79.9 ac 83.3 ac 78.9 ac +3.4 ac
184.1 ac 184.1 ac 167.8 ac
(1) Acreage figure includes the Community Green adjacent to Neighborhood 5.
(2) Acreage figure includes the detention basin adjacent to Neighborhood 4.
(3) At the time of the pre-zoning this designation was "Public/Semi-Public," as a part of this application the
parcel is proposed to be changed to "Semi-Public."
The proposed amendments do not modify the Bragg or Sperfslage properties, included in the approved
Stage 1 Development Plan for the original annexation area,
At the time of annexation, the City Council conceptually reviewed and approved parkland area for the
project at 7.66 acres (net). The applicant has proposed to exceed the required 7.66 acres by approximately
.4 acres. The final boundaries of the parkland will be adjusted at the time of Final Map and will not be
less than 7.66 acres (net).
The proposed amendment is consistent with the General Plan and the Eastern Dublin Specific Plan. All
proposed uses are consistent with the permitted uses approved with the Stage 1 Development Plan, and
proposed densities remain within the standards established in the Stage 1 Planned Development. The
required findings are contained in the proposed Ordinance (Attachment 3).
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Consistency with the General Plan
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In addition to the land uses shown in Table 1 above, a comparison of previously approved and currently
proposed residential densities is shown in the following table:
Table 4: Residential Densities
Residential Use Previously Adopted Proposed/Revised Staee 1
acres unit density acres units density
s
Low Density Residential 18.8 ac 75 4 du/ac 15.4 ac 58 3.77 du/ac
Medium Density Residential 54.6 ac 546 10 du/ac 57.1 ac 629 11.37 du/ac
Medium HiQh Density Residential* 20.1 ac 402 20 du/ac 16.0 ac 248 15.50 du/ac
Total Acres 93.5 ac 11 du/ac 88.5 ac
Total Units/Over All Density 1,023 11 du/ac 935 11 du/ac
*Includes detention basin.
The low density residential designated land has been slightly reduced and the medium designated land
slightly increased. However, there is no net change to the overall product density as originally approved
in 2005 for the proposed project.
If dwelling units are proposed, in the future, on the land currently reserved for the detention basin, both a
Stage II PD Amendment and SDR would be required which would be consistent with the Stage I PD land
use designation of Medium High Density which allows residential densities from 14.1 - 25 Dwelling units
per acre.
Stage 2 Development Plan
The proposed Stage 2 Development Plan addresses the six PD zones adopted in the initial zoning as
amended. The Stage 2 Development Plan has been prepared in accordance with Section 8.32 of the
Zoning Ordinance. It includes:
1. Site Development Standards - including lot area, lot dimensions, lot coverage, setbacks, building
height, private open space, and
2. Parking Standards
The following requirements are also included in the Ordinance adopting the Stage 2 Development Plan
and were addressed as a part of the Site Development Review as a part of the Planning Commission
reVIew:
1. Architectural Design Standards
2. Traffic, Circulation & Streetscape standards
3. Landscape & Open Space Standards
4. Phasing
Residential site development standards generally include: minimum lot area, lot width (street frontage),
lot depth, maximum lot coverage, building height, usable private open space, minimum setback (for :front,
rear, and sideyards), allowable setback encroachments, and required parking. Residential Development
Standards are based on single-family detached units and multifamily (condominium/air space) units.
Residential Site Development Standards have been proposed for single family detached residential
structures in Neighborhoods 1, 2 & 5 and for multi-family buildings in Neighborhoods 3, 4 & 6. The
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standards in the Tables and associated notes for each of these two types have been prepared and are
included as part of the proposed Stage 2 PD Ordinance for this project (Attachment 3).
Parking
The proposed project meets the parking requirements established in the General Development Standards.
Sing1e-Familv Detached - Generally, the parking standard for a detached residential unit is a minimum of
two covered/enclosed spaces plus a minimum of one guest space per unit. All single family detached
units are provided, at a minimum, with a two-car garage, as follows:
· Neighborhood 1: All three floor plans have three enclosed parking spaces. Plan 1 has two tandem
spaces and one single space behind a straight-in 2-car garage door. For Plan 2, a driveway along
the side of the house leads past a motorcourt to a garage at the rear of the unit also with two
tandem spaces and one single space. Plan 2 allows for an optional granny flat above the garage
space and the tandem space provides the required parking. Plan 3 provides a straight-in 2-car
garage and one swing-in garage or optional storage space along the street side.
Guest Parking is provided curbside t:Qroughout the neighborhood.
Neighborhood 1
Required
Garage Spaces 116
Guest Spaces 58
Proposed
116
TOTAL Spaces 174
131 (73 excess
parking spaces)
247
· Neighborhood 2: With the cluster configuration around a motorcourt, all five plans have a 2-car
garage. Depending upon the topography, garages may be lower or higher than the ground floor of
the unit.
Guest Parking is provided curbside throughout the neighborhood.
Neighborhood 2
Required Proposed
Garage Spaces 242 242
Guest Spaces 121 146 (25 excess
parking spaces)
TOTAL Spaces 363 388
· Neighborhood 5: All of these narrow-lot, single-family detached homes all are provided with a 2-
car detached single-story garage with alley access for a total 156 covered spaces. All three floor
plans allow for an optional granny flat in a second story above the garage.
Guest Parking is provided throughout the neighborhood. The Parking Plan for Neighborhood 3
shows 167 spaces which would include one space per unit (78 spaces), 17 guest spaces on site
along the alley between units facing the Community Green, and an additional 72 curbside spaces.
An additional parking space could be provided between units along the alleys for those lots that
are constructed with the granny flat option.
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Neighborhood 5 q D.b"?:: d--
Required Proposed
Garage Spaces 156
Guest Spaces 78
156
167 (89 excess
parking spaces)
323
TOTAL Spaces 234
Multi-Familv - The standard for covered parking is established based on bedroom count per unit. One
bedroom or less requires a minimum of one covered space. Units with two or more bedrooms require a
minimum of two covered spaces. Only Neighborhood 6 has units with 2 or fewer bedrooms. Floor Plans
in Neighborhood 3 have a minimum of3 bedrooms, and Neighborhood 4 includes floor plans with no less
than two bedrooms. Both Neighborhoods 4 and 6 each have structured parking with partially subterranean
levels. Guest parking for all multi-family neighborhoods is required at one-half space per unit.
· Neighborhood 3: All townhouse units in Neighborhood 3 have a minimum of three bedrooms.
All units are provided with two covered tuck-under parking spaces in an enclosed garage.
Guest Parking required for the 195 units would be 98 spaces; approximately 232 guest spaces are
located curbside throughout the internal private roadways with eleven of the total spaces provided
by three small clusters of90 degree parking adjacent to common open space areas.
Neighborhood 3
Required Proposed
Garagc Spaces 390 390
Guest Spaces 98 227 (129 excess
parking spaces)
TOTAL Spaces 488 617
· Neighborhood 4: Of the five buildings within Neighborhood 4, four of the buildings include 104
covered parking spaces on the garage level/ground level of the structure to serve the 51 units plus
one space that is handicapped accessible in front of an access gate designated for guests. The fifth
building, which is located near the clubhouse, includes 90 covered parking spaces on the garage
level/ground level of the structure to serve the 44 units. ill addition, 8 spaces are provided for
guests in front of the garage gates of which two are handicapped accessible. Total structured
parking would be 506 covered spaces to serve the 248 units and 12 guest spaces.
Guest Parking excluding the spaces within the structure would be provided curbside around the
perimeter of the 5-builidng complex and the adjacent detention basin. The Parking Plan for
Neighborhood 4 shows 124 curbside spaces that would be available for guest parking (one-half
space per unit). ill addition, 5 open guest spaces are located on-site from an access road within the
courtyard area adjacent to the clubhouse.
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Neighborhood 4
Required Proposed
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Garage Spaces 496
537 (41 excess
parking spaces)
147 (22 l(xcess
parking spaces)
684 (63 excess
parking spaces)
Guest Spaces 125
TOTAL Spaces 621
· Neighborhood 6: Of the 235 units in Neighborhood 6, 39 units have one-bedroom requiring a
minimum of one covered space with the remaining 196 units (2 + bedroom units) requiring 2
covered spaces; a total of 431 covered spaces would be required. The 14 townhouse units with
Plans F and G each are provided with an attached 2-car garage accounting for 28 covered spaces.
A total of 477 spaces are provided in the garage level of the 4 podium structures of which 6 spaces
are tandem and not applied toward the required spaces. If 403 spaces are designated for residents,
then 68 covered spaces would be available for additional residents or guest parking.
Guest Parking required is 119 spaces based on one-half space per unit. Curbside perimeter
parking can accommodate 66 ofthe guest spaces.
Neighborhood 6
Required Proposed
Garage Spaces 431 446 (15 excess
parking spaces)
Guest Spaces 119 126 (7 excess
parking spaces)
TOTAL Spaces 550 572
The development standards referenced herein become part of the Planned Development (see Attachment
3). The six neighborhood projects have all been designed in compliance with these criteria. The proposed
project is consistent with the parking regulations established in the General Development Standards. In
the event that any of the neighborhoods are proposed for change or modification, the standards contained
herein will direct the design of the revised proposal. Depending on the nature of any proposed change, a
Site Development Review amendment may be necessary. Should this Applicant or any future Applicant
propose modifications to these standards, a revised Stage 2 Planned Development would be required.
The types of housing, design, etc. that was reviewed as a part of the Site Development Review approved
by the Planning Commission is described in the attached Planning Commission Staff Report (See
Attachment 8 pages 16-19).
Heritage Trees
A report has been prepared by the City's certified arborist in accordance with the City's Heritage Tree
Protection ordinance (see Attachment 13). The following criterion is used to determine if the removal of
Heritage trees is appropriate:
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The condition of the tree or trees with respect to the health, imminent danger of fall1i?g,
proximity to existing or proposed structures and interference with utility services or public
works projects;
The necessity to remove the tree or trees for reasonable development of the property;
The topography of the land and the effect of the removal ofthe tree on erosion, soil
retention and diversion or increased flow of stream waters; or
The number of trees existing in the neighborhood and the effect of the removal would have
upon shade, privacy impact, scenic beauty and the general welfare of the City as a whole.
.
.
.
The City's Arborist Report identifies the existing trees on site, including "heritage trees," with particular
attention to those trees impacted by the bridges crossings over Tassajara Creek into the project from
Tassajara Road. Based on the survey, eleven of the trees identified as noteworthy present a risk or are in
direct conflict with the proposed two bridge crossings. Of these 11 trees, only 5 are considered heritage
trees under the ordinance (pictures of the trees can be found on pages A-I through A-5 of Attachment 13).
The Applicant has already worked with the resource agencies with respect to trees located within the
conservation area in conjunction with the required improvements needed in this area. All but one of the
five heritage trees has a low suitability for relocation and preservation. Therefore, four of the five heritage
trees are not suitable due to exposed roots, instability, or an existing state of decline. Risk and liability are
posed by these trees from loss of limbs or up-rootings. The report makes recommendations for
preservation, relocation, removal, and/or replacement of the affected heritage trees. The applicant
proposes to replace trees removed on a ratio acceptable to the Resource Agencies. Measures and
procedures also are included for pruning and tree protection during demolition, grading, and construction'
activities. Recommendations in this report are included as conditions of approval.
Public Art
The project will comply with the City's Public Art Ordinance. A public art compliance report is included
in the project site development review submittal (see Attachment 14 - page 6A SDR & Vesting Maps
booklet). The developer is required to fulfill the Public Art Contribution through the provision of an on-
site public art project.
The Applicant has designated the primary location to install the public art at the southern tip of the water
quality/detention basin parcel with an alternate location on Parce117 of Tract 7515, the Community Green
adjacent to Neighborhood 5 (see Attachment 14, page 6A SDR & Vesting Maps booklet). A Condition of
Approval has been developed and applied to assure compliance (see Attachment 4, page 29, Condition
#14).
Planning Commission Action
General Plan/Eastem Dublin Specific Plan, Site Development ReviewNesting Tentative Maps
The Planning Commission, at the January 9, 2007 meeting, was presented with the Site Development
Review and Vesting Tentative Map applications subject to City Council approval of the Amendment to
the Stage 1 Planned Development zoning and the Stage 2 Development Plan. The Site Development
Review materials are presented to the City Council for reference. The Master Site Plan shows the location
of the six residential neighborhoods, the neighborhood park, open space area, semi-public site, and
roadway system (see Attachment 14 of the Stage 1 PD Rezone Amendment and Stage 2 PD booklet under
the tab labeled "Stage 2 Planned Development Rezone" and SDR & Vesting Maps booklet under the tab
labeled "Planning SDR," page 1).
The Site Development Review for the Stage 2 PD Development Area addresses:
Page 11 of 14
1. proposed uses;
2. site layout;
3. access;
4. compatibility with surrounding and adjacent uses;
5. effects on residents and workers, and
6. insuring an attractive environment.
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The site layout has been designed with attention to the preservation of the Tassajara Creek corridor and
improvements for the enjoyment of this natural and open space amenity. Secondarily a site plan layout
has been submitted for each of the six neighborhoods.
The Development Standards adopted with the Stage 2 Development Plan are the basis for the Vesting
Tentative Maps (VTM). Each Site Development Review booklet also contains design plans for the site,
landscaping, and architecture. The architectural plans include all floor plans for each Neighborhood,
elevations for each architectural style, building sections, streetscape elements, and recreational amenities.
The Vesting Tentative Maps presented to the Planning Commission included:
· Master Vesting Tentative Tract 7515 which establishes 27 lots or parcels as shown in the Table 9
of the Planning Commission staffreport dated January 9,2007; and
· Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715 & 7716 for six neighborhoods -
Neighborhoods 1,2,3,4,5 and 6, respectively.
Approval of the Final Tract Maps are conditioned to require the submission of Covenants, Conditions, and
Restrictions (CC&Rs) regarding maintenance of all common areas and facilities and certain public use
areas within the boundaries of the project area. The Vesting Tentative Subdivision Maps are consistent
with the adopted PD zoning and conform to the Development Standards in the proposed Stage 2
Development Plan. Conditions of approval are provided for each subdivision map.
The Site Development Review and Vesting Tentative Map approvals by the Planning Commission are not
deemed approved until all actions on the amended Stage 1 and Stage 2 Planned Development have been
considered and acted upon by the City Council.
The Planning Commission, at the February 13, 2007 meeting, considered a minor General Plan and
Eastern Dublin Specific Plan land use amendment. This amendment was needed to clarify the land uses on
the land previously designated for Public/Semi-Public to be consistent with the Council direction with
respect to the provision of Semi-Public land uses. Furthermore, this amendment is required to provide
consistency between the City's zoning map, the General Plan, and Eastern Dublin Specific Plan Land Use
maps and to apply consistency between these documents and the Stage 1 Planned Development Zoning for
the rezoning of a parcel from Public/Semi-Public to Semi-Public.
Development Agreement
Prior to annexation and as a condition of the Stage 1 Development Plan approval, the Applicant entered
into a pre-annexation agreement with the City. That agreement served as the framework for the required
Development Agreement to follow between the City and ApplicantJDeveloper as an implementation
measure and requirement ofthe Eastern Dublin Specific Plan. The Development Agreement will be based
on the standard form prepared by the City Attorney and adopted by the City Council for projects located
within the Eastern Dublin Specific Plan area. The Development Agreement will be drafted with input
from City Staff, the project Developer, and the City Attorney and will be reviewed by City Council at a
future date.
Page 12 of 14
Affordable Housing
The proposed development of Wallis Ranch is subject to the City's Inclusionary Zoning Ordinance. The
City's Inclusionary Zoning Regulations, which are set forth in Chapter 8.68 of the Dublin Municipal
Code, provide generally that all residential development in excess of 25 units is required to contain
affordable units equal to and not less than 12.5% ofthe total units in the development. Based on a total of
935 units, 117 units would need to be provided. The City and the Applicant are parties to an agreement
entitled Development Agreement between the City of Dublin and Chang Su-O-Lin and Hong Lien Lin-
Dublin Ranch Fairway Ranch, which pertains to the development of an affordable housing project known
as the "Fairway Ranch Project." Consistent with the Inclusionary Zoning regulations, the Agreement
provides for the creation of Affordable Unit Credit Certificates (AUCCs) upon completion of affordable
units in the Fairway Ranch Project, which AUCCs can be used toward the satisfaction of the affordable
unit construction obligations under the Inclusionary Zoning Regulations on certain property, including
Wallis Ranch. To the extent that sufficient AUCCs are available at the time of tentative map approval or
site development review on property subject to the agreement, the City may not require compliance with
the Inclusionary Zoning Regulations.
The Developer currently has in excess of 117 Affordable Unit Credit Certificates. Therefore, pursuant to
the terms of the Agreement, 117 of the AUCCs in the developer's possession have been determined to
satisfy and be applied to the Inclusionary Housing obligation of Wallis Ranch. A condition of approval
(see Attachment 4, page 30, Condition #16) has been provided to address this issue.
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NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project to advertise the project and the upcoming public hearing. A public notice was
also published in the Valley Times and posted at several locations throughout the City.
ENVIRONMENTAL REVIEW:
The Dublin Ranch West proj ect (P A 02-028) proposed for annexation in 2005 essentially included similar
land uses and densities analyzed and approved in the 1993 EIR for the "Eastern Dublin General Plan
Amendment for the Eastern Extended Planning Area," the "Eastern Dublin Specific Plan," and associated
documents. However, a determination was made as a part of the proposal to prepare a Draft Supplemental
EIR (SEIR) (SCH #2003022083) in order to thoroughly and comprehensively assess the potential for the
project to cause or contribute to significant impacts beyond those identified in the 1993 EIR. Where new
potentially significant impacts were identified, appropriate mitigation measures were adopted to reduce or
avoid the impacts. Issues of significance related to the Dublin Ranch West project included: traffic and
circulation, air quality, community facilities (parks and schools), and habitat preservation for wildlife and
endangered species. Specific endangered flora and fauna identified in the SEIR included Congdon's
tarplant, the California red-legged frog (CRLF), and the California Tiger Salamander. The SEIR was
certified in March 2005.
For the proposed project (PA 05-051), an Initial Study was prepared, and a determination was made to
prepare a Mitigated Negative Declaration (MND). The primary purpose of the MND is to expand the
scope of the SEIR to include the adjacent 11.6-acre parcel within Contra Costa County which was not
originally addressed in the SEIR. This property will require some grading to allow for an Emergency
Vehicle Access (EV A) road generally serving Neighborhoods 1 and 2. However, it is in close proximity
to an environmentally sensitive habitat area where further mitigation measures are being recommended.
Due to the sensitive nature of the environment which may be affected by the proposed project, mitigation
measures from the previously approved ElR are included for the installation of a herpetological fence or
barrier to deter or inhibit the endangered California Tiger Salamander (CTS) and potentially the California
Red-Legged Frog from leaving the protected areas. The Mitigated Negative Declaration for the Contra
Page 13 of 14
\ L\. !)'h 3d-
Costa County Property states that the presence of special status breeding birds, such as the burroWrrlg owl,
also has been identified on the site. Mitigation Measures have been included for protection of these
species, as well. The review process and compliance with the additional mitigation measures would allow
Contra Costa County to issue the necessary grading permits for this area.
The Mitigated Negative Declaration has been circulated (comment period September 19, 2006 through
October 19,2006) and submitted for consideration and adoption with the proposed Wallis Ranch project.
The City Council should approve the Mitigated Negative Declaration prior to taking action on the project
(see Attachment 1 Exhibit A, Mitigated Negative Declaration). A comment letter was received from the
Regional Water Quality Control Board during the review period asking about the availability of mitigation
lands for California Tiger Salamander habitat. The City responded in accordance with the California
Environmental Quality Act that such lands are expected to be available.
CONCLUSION:
The proposed project provides a practical and efficient land use pattern with the intent of preserving the
topography of the Tassajara Creek corridor, maintaining scenic corridor qualities, and enhancing the
natural environment. The proposed amendment to the Stage 1 Planned Development adds the adjacent
property within Contra Costa County under common ownership for provision of an emergency vehicle
access road and additional environmental mitigation. The proposed General Plan and Eastern Dublin
Specific Plan Amendment will be consistent with the City Council policy. The Stage 1 Planned
Development zoning as amended is consistent with the General Plan and the Eastern Dublin Specific
Plan. The proposed Stage 2 Development Plan and Site Development Review are compatible and
consistent with the Stage 1 Planned Development zoning as amended, and the proposed Vesting Tentative
Maps (including the Master and Neighborhood Maps) are consistent with the permitted uses and
development standards of the Wallis Ranch PD zoning district. The Mitigated Negative Declaration
supplements the Supplemental Environmental hnpact Report (SEIR) (SCH2003022082) certified in 2005.
RECOMMENDATION:
Staff recommends that the City Council: 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 approving the proposed Mitigated Negative Declaration (Attachment 1); 7) Adopt Resolution
approving a General Plan Amendment and Eastern Dublin Specific Plan Amendment (Attachment 2); and
8) Waive Reading and Introduce Ordinance adopting an amendment to Stage 1 Planned Development
(PD) zoning and a proposed Stage 2 Development Plan for Wallis Ranch PA 05-051 (Attachment 3).
Page 14 of 14
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ORDINANCE NO. XX - 07
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AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*****************************************
AMENDING THE ZONING MAP TO REZONE A 184.1 ACRE AREA KNOWN AS DUBLIN
RANCH WESTIW ALLIS RANCH TO PD-PLANNED DEVELOPMENT AND APPROVING A
RELATED AMENDED STAGE 1 DEVELOPMENT PLAN AND A RELATED STAGE 2
DEVELOPMENT PLAN
P A 05-051
The Dublin City Council does ordain as follows:
SECTION 1. Findings
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The Dublin Ranch West/Wallis Ranch PD-Planned Development zoning, including an
amended Stage 1 Development Plan and a Stage 2 Development Plan, meets the purpose and intent of
Chapter 8.32 in that it provides a comprehensive and coordinated development plan for a large area with
development opportunity and constraint areas. With the added land from the expansion area into Contra
Costa County and the refined land use areas within the City portion ofthe project, as further described
below, the project continues to provide a desirable use ofland that is sensitive to surrounding land uses by
making efficient use of development areas so as to allow sensitive slope and biological areas to be
undeveloped.
2. Development of Dublin Ranch WestlWallis Ranch the PD-P1anned Development zoning,
including an amended Stage 1 Development Plan and a Stage 2 Development Plan, will be harmonious
and compatible with existing and future development in the surrounding area in that the land uses and site
plans provide effective transitions from constrained areas to development areas while maintaining an
attractive frontage along Tassajara Road. Implementation of the development plans will maintain open
space uses along Tassajara Creek, consistent with other development downstream ofthe project.
B. Pursuant to Sections 8.120.050.A and B ofthe Dublin Municipal Code, the City Council finds as
follows.
1. Development of Dublin Ranch WestlWallis Ranch the PD-Planned Development zoning,
including an amended Stage 1 Development Plan and a Stage 2 Development Plan, will be harmonious
and compatible with existing and future development in the surrounding area in that the land uses and site
plans provide effective transitions from constrained areas to development areas while maintaining an
attractive frontage along TassajaraRoad. Implementation of the development plans will maintain open
space uses along Tassajara Creek, consistent with other development downstream of the project.
2. The central area of Dublin Ranch WestlWallis Ranch is flatter before it drops into the creek,
with rolling hills towards the west. Development is concentrated in the less constrained areas, with lower.
density development in the steeper areas. A large open space corridor along Tassajara Road protects
Tassajara Creek as it passes through the project area. Existing infrastructure (including roads, sewer,
storm drain, potable and recycled water, natural gas, and electricity) is located immediately adjacent to the
site. The project is large enough to provide housing as well as open space for future residents. Through
the flexibility of the proposed PD-Planned Development district that allows development to be tailored to
1
Attachment 3
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onsite conditions, as well as development standards and design guidelines in the related Stage 1
Development Plan as amended and the Stage 2 Development Plan, the project is physically suitable for
the type and intensity of the proposed zoning district.
3. The proposed PD-Planned Development zoning will not adversely affect the health or safety of
persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in
that the project design is sensitive to biology and topographical features, will comply with all applicable
development regulations and standards and will implement all adopted mitigation measures.
4. The PD-Planned Development zoning is consistent with the Dublin General Plan and Eastern
Dublin Specific Plan in general and as amended in connection with prior project approvals in 2005. The
project is within the density range of the Single Family, Medium Density Residential and Medium-High
Density Residential designations of both the City of Dublin General Plan Land Use Element and the
Eastern Dublin Specific Plan (as amended); it also provides open space required by the Land Use, Parks
and Open Space and Conservation Elements, roadways consistent with the Circulation Element, adequate
public facilities as required by the Schools, Public Lands and Utilities Element, Housing as desired by the
Housing Element, and safe design as required by the Seismic Safety Element
C. Pursuant to the California Environmental Quality Act, the City Council certified a Supplement to the
Eastern Dublin EIR for the Dublin Ranch West/Wallis Ranch project in Resolution 42-05 on March 15,
2005, and also adopted mitigation and alternatives findings, a Statement of Overriding Considerations and
a mitigation monitoring plan, as required to support approval of the project, including approval of the PD-
Planned Development prezoning through Ordinance 10-05. The Eastern Dublin EIR and the
Supplemental EIR adequately support the land use and site plan refinements to the portion of the project
within the City. The City prepared and adopted a Mitigated Negative Declaration to analyze the
additional 11.6 acres of land in Contra Costa County included in the project to allow grading for the City
portion of the project as well as an Emergency Vehicle Access, herpetological exclusion fencing and a
potential bioswale. (Resolution _-07, incorporated herein by reference.) The Mitigated Negative
Declaration together with the previously certified Eastern Dublin EIR and Dublin Ranch West/Wallis
Ranch Supplemental EIR adequately describe the impacts ofthe expansion project and the project area
located within the City.
SECTION 2. Approval.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the City of Dublin Zoning Map is
amended to rezone the following area to a PD-Planned Development zoning district.
Approximately 184.1 acres located west of Tassajara Road at the northerly City limits (APN 986-
0004-005-01)
The zoning district for Dublin Ranch West/Wallis Ranch, including the proposed amended Stage 1
Development Plan and a Stage 2 Development Plan, is located within the City of Dublin. The project
includes an additional 11.6 acre parcel ofland north of the City limits, within Contra Costa County (APN
225-070-02).
A location map of the zoning area is shown below.
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SECTION 3.
The regulations for the use, development, improvement and maintenance ofthe project area are set forth
in the Stage 1 Development Plan adopted through Ordinance 10-05, as amended below, which
amendments are hereby approved, and set forth in the Stage 2 Development Plan below, which is hereby
approved. Any amendments to the development plans shall be in accordance with Section 8.32.080 of the
Dublin Municipal Code or its successors.
3
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PD-Planned Development Zoning District
Amended Stage 1 Development Plan and Stage 2 Development Plan
P A 05-051
This is an amended Stage 1 Development Plan and a Stage 2 Development Plan pursuant to Chapter 8.32
of the Dublin Zoning Ordinance for the Lin Family portion ofthe Dublin Ranch West/Wallis Ranch
project, consisting of 184.1 acres on the west side of Tassajara Road at the northerly City limits. The
project includes an additional 11.6 acre parcel ofland north of the City limits, within Contra Costa
County. The amended Stage 1 Development Plan and the Stage 2 Development Plan for the Lin property
were processed concurrently.
Amended Sta!!e 1 Development Plan. The Stage 1 Development Plan is as approved through Ordinance
10-05, except as specified below.
1. Statement of proposed uses. As provided in Ordinance 10-05, with the following amendments
regarding second residential units and a potential detention basin site.
"Section 2.A) Single Family Residential, Permitted Uses, Second residential unit..." is amended to delete
reference to the initial homebuilder, to read as follows:
Second residential unit in accordance with appropriate regulations of the Dublin Zoning Ordinance
(Chapter 8.80)
"Section 2.A) Single Family Residential, Conditional Uses" is amended by deleting the last listed item
regarding second residential units.
"Section 2.B) PD Medium Density Residential, Permitted Uses, Second residential unit..." is amended to
delete reference to the initial homebuilder and to the Dublin Zoning Ordinance, and to add reference to
the PD site development standards in the Stage 2 Development Plan, section 5 ofthis ordinance, to read
as follows:
Second residential unit above detached garage, subject to site development standards in the Stage
2 Development Plan, section 5, Development regulations. Where the detached garage includes a
bonus room over the garage, the bonus room may be converted to a second residential unit, subject
to the site development standards referenced above.
"Section 2.C) PD Medium High Residential, Permitted Uses" is amended to add provision for a retention
basin with the potential for alternate residential uses ifthe basin is not required for the project, to read as
follows:
Hydromodification basin. A stormwater retention basin is proposed on an approximately 2.2 acre
site (generally shown as lot 26 on the project tentative map). If this facility is not required by the
resources agencies, the site may be considered for approximately 40-72 residential units through
an amendment to this Stage 1 Development Plan.
2. Stage 1 site plan, site area, proposed densities. The Stage 1 Development Plan is amended to add
the 11.6 acre property north of the City limits. The City does not have land use jurisdiction over this
additional area; however, this area is integral to the Dublin Ranch West project and is included in the
development plan to show its relationship to the City portion ofthe project. The Stage 1 Development
4
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Plan is also amended to refine land use areas, as follows: refines the boundaries of the various land uses,
adds key elements to the Tassajara Creek Open Space Corridor and changes the Stage 1 Planned
Development from Public/Semi-Public to Semi Public land uses. The revised site plan is shown on the
next page (page 6).
3. General Plan and Specific Plan Consistency. The 2005 Dublin Ranch WestlWallis Ranch approvals
included General Plan and Eastern Dublin Specific Plan amendments for the project. The development
plan as amended remains consistent with the General Plan and Eastern Dublin Specific Plan.
Sta2e 2 Development Plan. See Attachment 14, project submittal package dated January 2007 of the City
Council Staff Report dated February 20,2007.
1. Statement of compatibility with Stage 1 development plan. An amended Stage 1 Development
Plan was processed concurrently with the Stage 2 Development Plan, and approved as set forth earlier in
this ordinance. The Stage 2 Development Plan is consistent with the Stage 1 Development Plan as
amended.
2. Statement of proposed uses. See Ordinance 10-05 as amended above.
3. Stage 2 site plan. As shown on page 7.
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5. Development regulations. As shown below.
SITE DEVELOPMENT STANDARDS - Single-Family Detached
Building Type Conventional Alley Loaded Motor Court Cluster
Lot Size 5,000 S.F. or greater 3,150 S.F. or greater 3,130 S.F. or greater
Minimum Street Frontage lot 35' 20' 35'
width
Maximum Lot Coverage (I)
Initial Building Footprint 50% 55% 55%
Other(F} 5% 5% 5%
Maximum Building Height 35' 3S' 3S'
Maximum Stories (2) 2 3 (3) 3 (3)
Minimum Front Setbacks (A) (D) (7) (8) (II)
Living Space IS' (4) 12' 10' to R.O.W. or 4' to P/L or
shared use easement
Porch or Balcony 10' 10' S'to R.O.W. or 4' to P/L or
shared use easement
Front Facing Garage (S) 19' N/A 19' from back of sidewalk
Swing-in Garage (6) 12' N/A N/A
Living Space over Forward Garage 50% or less of the second N/A N/A
story living area above
garage may extend past
recessed first-story living
Minimum Side Setbacks (A) (D) (7) (8) (II)'
I Story Living Space/Garage (4) 5' (aggregate 10') 0' or 4' 0' or 4'
(aggregate S') (12) (aggregate S') (12)
2-3 Story Living Space 5 - 7.5' 0' or 4' 0' or 4'
(aggregate 12.5 - IS') (4) (aggregate S') (12) (aggregate S') (12)
Corner Lot (Living Space to Street 12' 2-story, 10' single-story
Side PL) (4) (13) element 9' 9'
Porch or Balcony - 5' 3' 3'
Interior Lot (8) (D)
Porch or Balcony - Corner Lot 5' 5' 5'
Minimum Rear Setbacks (0) (7) (8) (9)
Living Space (A) IS' avg. per lot, N/A 10' or 5' to shared use easement
10' min. (15)
Garage (A) 5' 4' to alley edge N/A
Garage Face to Garage Face N/A 30' 30' clear back space
Living Space over Garage N/A 2' max. cantilever or 2' N/A
min. recess from garage
Other Requirements (8)
Minimum Usable Private Open Space 500 S.F. flat area with a 300 S.F. flat area with a 250 S.F. contiguous flat area with
(7) min. dimension of 10'. (14) min. dimension of 10'. a min. dimension of 10'
(14)
Maximum Encroachments (D) 2' 2' 2'
Accessory Structures Setbacks (E) (E) (E) (E)
Parking Spaces Required Per Home 2 covered and 2 covered and 2 covered and I
(10) 1 guest I guest guest
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Min. 30' from face of
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Single-Family Detached
Notes for Site Development Standards (see previous page)
(A) Setbacks measured from property line.
(B) See following pages for graphic depiction of above Standards.
(C) See Architectural Guidelines in this document for additional Architectural Treatments.
(D) Encroachments: Items such as, but not limited to, roof overhangs, air conditioning condensers, entry stairs, porches,
chimneys, bay windows and media centers may encroach up to two feet or more into the required setback provided
there is a minimum of 36 inches of unrestricted access on one side of the building. Air conditioning units cannot be
placed in the front yard. All utilities are to be screened from public view via walls, enclosures, roof placement, etc.
(E) Setbacks for accessory structures shall be in accordance with the building code in effect at the time of
construction/installation. Noise generating uses such as pool and spa equipment shall be acoustically screened or
located outside the setback area.
(F) Accessory Structures, as defined in Section 8.08 of the Dublin Municipal Code, covered patios, and in the approved
neighborhoods of the accompanying SDR for the single family detached conventional and motor court c1uster-
remodels, are allowed an additional five percent of coverage when located in the rear or side yard of the house, or
in accordance with Section 7.28.290 of the Dublin Municipal Code. This percentage may increase if the building
footprint coverage is not at the maximum percentage allowed. However, in no event shall the total coverage on a
lot exceed the combined "Building Footprint" and "Patio and Accessory Structure" coverages.
I. 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 and
carports, permitted accessory structures, covered decks and gazebos, and other enclosed and covered areas; but
not standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, paved areas such as walkways,
driveways, patios, exterior stairs, uncovered parking areas or roads
2. Subject to Building Code requirements for access.
3. Where appropriate to building style, the third floor must be stepped back from front and rear elevation to reduce
building mass.
4. Where 50 percent or more of the elevation of the home is a single-story element, the setback for the single-story
and two-story elements of that elevation shall be considered as that for a single-story building.
5. Three-car front facing garages are prohibited on lots less than 55 feet wide. Three-car front facing garages are
limited to one plan per neighborhood plan package. These garage doors shall be separated by a two-foot offset
between single door and double door, or be three single doors with a one-foot offset between each door. Refer to
Building Mass and Form and Architectural Treatment Sections of the Architectural Design Standards for additional
architectural requirements pertaining to garage fac;ade, roof lines, etc.
6. Swing-in garages are prohibited on lots less than 55 feet wide, unless a shared driveway is provided for cluster lot
conditions.
7. Retaining walls up to four feet high may be used to create a level usable area. Retaining walls in excess of four feet
to create usable area are subject to review and approval of the Community Development Director. Walls over 30
inches in height are subject to safety criteria as determined by the Building Official.
9
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8. Setbacks subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to
building overhang to be 36-inch minimum or as required by current City Building Code Standards.
9. At cul-de-sac bulbs or knuckles where lot depths are less than the standard lot depth, minimum rear yard setback
requirements may be reduced by an amount equal to lot depth minus the actual depth of the lot (Le. 100' - 90' =
10'). In no case will the rear yard setback be reduced to less than ten feet.
10. Curbside parking may be counted toward required number of guest spaces. Tandem garage parking is permitted,
but not encouraged.
II. Minimum 30-foot triangulated visibility easement on front and side streets measured from the face of intersecting
street curb lines. No structures or shrubs/groundcovers over 30 inches in height allowed. (See diagrams on the
following pages).
12. On grade stairs and approaches can be located within setbacks.
13. Where a minimum five-foot wide HOA landscape parcel lies between a lot or cluster and an adjacent street, the
adjacent lots or cluster shall be considered an interior lot for setback requirements.
14. Yard area may be provided in more than one location within a lot, with a minimum ISO-square foot yard or
courtyard area.
15. The minimum and average rear yard setbacks shall be calculated from rear of living space including adjacent side yard
and not from the deep recessed garage.
10
SINGLE-FAMilY DETACHED SITE DEVELOPMENT STANDARDS
/
65' Typical
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< 19'
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, Firsf Story
Living Space
FIRST STORY MASSING
-;(
fa SeCOND STORY MASSING
MiIlimtJm ~ llM!f _ ~ .. fiCO SF.
wilIlstllilllmlllm W'~ YSfd_mayi>l1
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10'
16'
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If$(}" fit _ 01.. s.i:AI>~#$II_g.$by
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USABU; PRIVAtE YARO M1HlMUM MEA
; TRAFFIC VISIBILITY AREA
PAPJ<.WAY
.' PRIMARY ENTRY
65' X 100', 6,500 + SFD
Typical Plotting Concept
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f<:al prot0typ6 plotting oorn;;epts above 8ffJ representative 01IIy . not intended tl:;I bemarnJated layout All setb8c/(s shown 8ffJ minimums.
11
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SINGLE-FAMILY DETACHED SITE DEVELOPMENT STANDARDS
Alley
26'
!
C/)
2' Max. Cantilever
or 2' Min. Recessed
from garage
13' Min. to Retaining Wall
~ Minimum usable level
private yardspaC8 = 300 sq. it.
with a min. dimension of 10'
l'
30'
t
~
~
3D'
"
~
Street
SFD Hillside Split
Detatched Alley Garage
Typical Plotting Concept
rg] FIRST STORY MASSING
El SECOND STORY MASSING
G TRAFFIC VISIBILITY AREA
CI PARKWAY
[!] PRIMARY ENTRY
Note: Typical proIDfype p/oIting concepts sbove 818 /'lIPI'Il86Il1lltNe only. not intended to be Ill8ndsl8d lByout. All setbacks shown are minimums.
12
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SINGLE-FAMILY DETACHED SITE DEVELOPMENT STANDARDS
Min. 4'
Aggregate 8'
Minimum usable level
rear yards = 250 S.F.
with 8 minimum
10' dimension. Yard
area may be provided
in more than one 'f
location within a lot I
(may be shared use 3D'
easement). ~
8'
I-
ltl
e:
CI)
,,"
...
8' to porch, balcony
or courtyard
{
II SECOND STORY MASSING
f! USABLE PRIVATE YARD MINIMUM AREA
13 TRAFFIC VISIBiliTY AREA
o PARK:NAY
[!] PRIMARY ENTRY
SFDMotor Court Cluster
Typical Plotting Concept
Nota: Typical prototype plotting ooncep/s above 8fD ffIpn169fJlatJve only - not intended to be mandated IaJOOt. AJI seltlBcb shown _ mlnlmurTl5.
13
(f f6 Db ?;; 7-
SITE DEVELOPMENT STANDARDS - Multi-Family Attached
I
\........
Building Type Attached Row T ownhomes Podium
Maximum Building Height 45' 60' (H)
Maximum Stories (Living Area) 3 (I) 4 over garage (I)
Minimum Setbacks
Building to Collector R.O.W 15',8' to porch or balcony 15', 8' to porch or balcony
Building to R.O.W. on other Public: 15',8' to porch or balcony
Private/Public Streets (to back of 10',8' to porch or balcony Private: 5' minimum and 10' average,
sidewalk) 5' to porch or balcony
Living Space to Alley or Common N/A 3'
Driveway
Living Space to Open Parking 8' 12'
Garage Face to Alley Edge 3' N/A
(Drive Apron)
Rear Living Space over Garage
Minimum Offset or Maximum Cantilever 2' (F) N/A
from Face of Garage (F)
Minimum Building Separation (E) (A)
Garage Door to Garage Door 30' N/A
Rear Living Space over Garage (~) 26' N/A
2 - 4 Story Living Space - Front ll:) 25' 20' minimum, 30' average
2 - 4 Story Living Space - Side IS' 20' minimum, 30' average
Porch or Balcony to Porch or Balcony 12' 14'
Other Requirements
Maximum Encroachments (A)(B) 3' 3'
Private Open Space lc) A) 100-square foot patio with a 10'
minimum dimension or 50-square foot I OO-square foot patio with a 10'
upper level deck with a 5' minimum minimum dimension or 50-square foot
inside dimension; or upper level deck with a minimum
B) 40-square foot patio or deck with a inside dimension of 5'
5' minimum dimension with increased
common open space
Common Open space (C) A) 50 square feet per unit with a 10'
minimum dimension; or 50 square feet per unit with a 10'
B) 100 square feet per unit with a 10' minimum dimension
minimum dimension with decreased
private open space
Parking Required Per Unit (U) I bedroom - 1 covered & I bedroom - I covered &
.5 uncovered guest spaces; .5 uncovered guest spaces;
2 or more bedrooms = 2 covered & 2 or more bedrooms = 2 covered
.5 uncovered guest spaces & .5 uncovered guest spaces
Corner Lot Triangulated Visibility Minimum 30' measured from face of Minimum 30' measured from face of
Easement (G) intersecting street curb lines intersecting street curb lines
14
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Multi-Family Attached
Notes for Site Development Standards (see previous page)
(A) Encroachments shall be allowed to project up to three feet into building separations and must be at least 36 inches
from property lines (or comply with U.B.C. Standards, whichever is more restrictive) See item (B) below.
(B) Encroachments include: Roof overhangs, eaves, architectural projections, fireplaces, log storage, media niches,
balconies, bay windows, window boxes, exterior stairs, second floor overhangs, decks, porches, trellis, and air
conditioning equipment - providing the equipment is screened from off-site view. Air conditioning units cannot be in
front yards unless no other option exists. All utilities are to be screened from off-site view via walls, enclosures,
roof placement, etc. See item (A) above.
(C) An average of 50 square feet of common open space shall be provided for each dwelling unit in addition to the
private open space requirement. The minimum dimension of any space satisfying this standard is ten feet. This
common open space shall be improved for either passive or active use.
(D) On-street parking can be counted toward number of required guest spaces. Tandem parking is permitted inside
structu res.
(E) Where two different building heights are adjacent, taller building controls separation.
(F) Upper story living area over garages may be recessed a minimum of two feet or encroach up to two feet into
driveway length or garage setback.
(G) Minimum 30-foot triangulated visibility easement on front and side streets measured from the face of intersecting
street curb lines. No structures or shrubs/groundcovers over 30 inches in height allowed. (See diagrams on the
following pages).
(H) Excludes appurtenances such as elevator shafts, uninhabitable towers, and penthouse units.
(I) The first of each plan constructed with three floors shall be surveyed for actual square footage of the third floor to
confirm that the upper level is less than 500 square feet and does not require secondary egress. Certification shall
be provided to the City of Dublin Building Division prior to the insulation of the selected units. At the option of the
Building Official, the City may select other units for review at the time of the third floor inspection. If any unit is
determined by the City to be over 500 square feet, the developer shall have said unit surveyed.
15
80
MULTI-FAMILY ATTACHED SITE DEVELOPMENT STANDARDS
2' mJnJmum /'IlOSSS or
mrurimum ClIIl/e/I'.w ~ Allay
JIflCtIf'Id.5IC /Mng
space Ii'om face of garage
-
Q)
~
CI)
30'
10' or 15'
I
+ + 30'
+ t
I,
'I
Street
10'
(
I
Attached Row Townhomes
Typical Plotting Concept
~ LMNG AREA OVER GARAGE
Iii SECOND STORY MASSING
~ USABLE PRIVATE YARD MINIMUM AREA
13 TRAFFIC VISIBILITY AREA
.:::~ ?,
Note: Typical prototype pIofffnil CllIICepls above are IB~ only - not Intended to be mandBted layout. All /IfIlbacIaJ shawn BRl minimums.
16
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MULTI-FAMILY ATTACHED SITE DEVELOPMENT STANDARDS
-
Q,)
~
CI)
MInimum private open
IpfJCS 100 squ&I8 teet with
a min. 10' dImen8Ion or
50 aquare feet upper d8cIIr
with a min. dlmensiDn of 5'
Ii SECOND STORY OR HIGHER MASSING
ffiI USABL.E PRIVATE YARD MINIMUM AREA Podium Stacked
EJ PARKWAY Townhomes and Flats
[!] PRIMARY ENTRY Typical Plotting Concept
Note: Typical prototype plotting concepts above IIf8 representallw only - not Inlended 10 be mandaIed layout. All setbBcJcs shown IIf8 minimums.
6. Architectural standards. See Attachment 14 8Yz x 11 Stage 1 PD Rezone Amendment and Stage 2
PD booklet.
7. Preliminary Landscaping Plan. See Attachment 14 11 x 17 SDR and Vesting Maps booklet.
17
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SECTION 4. The use, development, improvement, and maintenance of the project properties shall be
governed by the Dublin Zoning Ordinance except as provided in the amended Stage 1 and the Stage 2
Development Plans.
SECTION 5. This Ordinance shall take effect and be enforced thirty (30) days following its adoption.
The City Clerk ofthe City of Dublin shall cause this Ordinance to be posted in at least three (3) public
places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of
California.
PASSED AND ADOPTED BY the City Council ofthe City of Dublin, on this _ day of
, 2007, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\P A#\2005\05-051 Dublin Ranch West-Wallis\PC\Ordinance rf&mp tmal.doc
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