HomeMy WebLinkAboutOrd 09-07 CasamiraValleyMoller PD
ORDINANCE NO. 09 - 07
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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PREZONING THE CASAMIRA V ALLEY/MOLLER RANCH PROJECT SITE
AND THE TIPPER PROPERTY TO THE PLANNED DEVELOPMENT DISTRICT AND
APPROVING A RELATED STAGE 1 DEVELOPMENT PLAN
P A 03-060
The City Council of the City of Dublin does ordain as follows:
SECTION 1: FINDINGS
A. Pursuant to Section 8.120.050 of the Dublin Municipal Code, the City Council finds as
follows.
1. The proposed Stage 1 Development Plan for the Casamira Valley Project will be
harmonious and compatible with existing and potential development in surrounding
areas because: 1) the General Plan anticipated development of the properties"and the
properties have been designated for residential development since 1993; 2)
development of the sites represents orderly growth of the General Plan Eastern
Extended Planning area and is a logical extension of the City; 3) the Stage 1
Development Plan, includes a variety of housing types including attached and detached
housing and includes cluster homes, single family dwelling units, townhouses and alley
loaded housing units which will contribute the diversity of housing types in the area;
and 4) no development is proposed on the Tipper property, however, the Stage 1
Development Plan does not permit development of the Tipper property at this time and
requires approval of a Stage 1 Development Plan, in addition to other approvals
required by the Zoning Ordinance, for the Tipper property prior to the development of
the site.
2. The Casamira Valley/Moller Ranch Project site is physically suitable for the type and
intensity of the Planned Development Zoning District proposed because: 1) the
proposed medium density of the project site is compatible with the proposed General
Plan and Specific Plan amendments; 2) the proposed project will include residential
uses which are consistent with the proposed General Plan and Specific Land Use
Designations for the Site; and 3) the Stage 1 Development Plan will allow the
constructed of 298 units which will result in an overall density of 6.1 units per acre
which falls within the permitted density rang of 6.1 to 14.0 dwelling unit per acre in the
Medium-Density Residential land use category.
3. The proposed amendment 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 because: 1) the General Plan anticipated development of the project site; and
2) there are several residential developments approved, under construction or under
review in the vicinity.
4. The proposed Stage 1 Development Plan and PD Rezone are consistent with the
Dublin General Plan and the Eastern Dublin Specific Plan because: 1) the Applicant
has requested approval of a General Plan Amendment to change the Low Density
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Residential land use designation to Medium-Density Residential on the Casamira
ValleylMoller Ranch property to increase the density to allow the construction of 298
attached and detached dwelling units; 2) the General Plan Amendment also includes a
request to reduce the developable area on the Casamira Valley site by 20 acres and
increase the open space area on the site; 3) the Applicant for the Casamira Valley
Project has requested an Amendment to the Eastern Dublin Specific Plan to include the
Casamira ValleylMoller Ranch site in the Eastern Dublin Specific Plan and establish
the land use designation for the site; and 4) the Applicant for Casamira Valley has
proposed to include three amenities on the site, outdoor museum, community building
and trails, which are compatible with the provisions of the City of Dublin's Semi-
Public Facilities Policy.
B. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The proposed Planned Development Zoning District meets the purpose and intent of
Chapter 8.32 Planned Development Zoning District of the Dublin Zoning Ordinance
because: 1) the proposed project is consistent with the intent of the General Plan and
Eastern Dublin Specific Plan which envisioned residential development in this area; 2)
the proposed Stage 1 Development Plan allows for diversity in housing types on the
site and in the area as discussed above and as required by Section 8.32.01O.B of the
Dublin Zoning Ordinance; and 3) the proposed Stage 1 Development Plan focuses
residential development in the flat area on the site to protect sensitive areas and away
from Tassajara Road as required by Sections 8.32.01O.E and 8.32.01O.G of the Zoning
Ordinance.
2. Development under the Planned District Development Plan will be harmonious and
compatible with existing and future development in the surrounding area because: 1)
residential development is envisioned for the site and in surrounding areas within the
City; 2) residential development has been approved west of the subject site on the
Wallis Ranch project site and is currently under review for the Mission Peak project
site located adjacent to the Casamira ValleylMoller Ranch site to the north; and 3) a
buffer between the project site and the undeveloped land to the north in unincorporated
Contra Costa County and unincorporated Alameda County is provided with a
conservation easement and land designated as Rural Residential! Agriculture which
allows limited development.
C. Pursuant to the California Environmental Quality Act, the City Council certified a
Supplemental Environmental Impact Report, Statement of Overriding Considerations and Mitigation
Monitoring Plan for the Project on May 1, 2007 by Resolution No. 56 - 07 incorporated herein by
reference.
SECTION 2. MAP OF THE PROPERTY
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is
amended to prezone the following property (''the Property") to a Planned Development Zoning District:
238.8 acres generally located west and east of Tassajara Road, north of the Pinn
Brothers/Silveria Ranch project and south of the Alameda/Contra Costa County border.
(APNs: 985-0001-001 and 986-0004-001).
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A map of the prezoning area is shown below:
PROJECT
SITE
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SECTION 3. APPROVAL
The regulations for the use, development, improvement, and maintenance of the Property are set
forth in the following Stage 1 Development Plan for the Project area which is hereby approved. Any
amendments to the Stage 1 Development Plan shall be in accordance with section 8.32.080 of the Dublin
Municipal Code or its successors.
Stage 1 Development Plan for Casamira Valley/Moller Ranch (P A 03-060)
This is a Stage 1 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This
Development Plan meets all the requirements for a Stage 1 Development Plan and is adopted as part of
the PD-Planned Development prezoning for the Casamira ValleylMoller Ranch project, PA 03-060. The
Stage 1 Development Plan consists of the items and plans identified below, many of which are contained
in a separately bound document titled Stage 1 Development Plan. Casamira Valley. dated December 26,
2006 ("Stage 1 Development Plan booklet"). The Stage 1 Development Plan booklet is incorporated
herein by reference and is on file in the Dublin Community Development Department under file no. P A
03-060. The PD-Planned Development District and this Stage 1 Development Plan provide flexibility to
encourage innovative development while ensuring that the goals, policies, and action programs of the
General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the Zoning Ordinance are
satisfied.
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1. Zoning: This PD Planned Development Zoning District is to provide for and regulate the
development of Casamira ValleylMoller Ranch site as shown below. The General Plan land use
designations include: Medium-Density Residential, Rural Residential/Agriculture, Open Space
and Parks/Public Recreation.
2. Permitted Uses: The following are uses permitted for this site:
A) PD Medium Density Residential
Intent: Medium Density land use designations are established to: a) reserve appropriately
located areas for family living in a variety of types of dwellings at a reasonable range
of population densities consistent with sound standards of public health and safety; b)
preserve as many as possible of the desirable characteristics of the one-family
residential district while permitting higher population densities; c) ensure adequate
light, air, privacy and open space for each dwelling unit; d) minimize traffic
congestion and avoid the overloading of utilities by preventing the construction of
buildings of excessive size in relation to the land around them; e) provide necessary
space for off-street parking of automobiles and, where appropriate, for off-street
loading of trucks; and t) protect residential properties from the hazards, noise and
congestion created by commercial and industrial traffic.
Intensitv: 6.1 - 14.0 dwelling units per acre
Permitted Uses, including but not limited to:
Multi-family dwelling
Single family dwelling
Accessory structures and uses in accordance with Chapter 8.40, Accessory Structures and
Uses, of the Dublin Zoning Ordinance
Community Care Facility/Small (as defmed by Chapter 8.08, Definitions, of the Dublin
Zoning Ordinance)
Home Occupation in accordance with Chapter 8.64, Home Occupation Regulations, ofthe Dublin
Zoning Ordinance
Private recreation facility including associated buildings, grounds and a pool
Family Day Care Home/Small (as defined by Chapter 8.08, Defmitions, of the Dublin Zoning
Ordinance)
Second residential unit, if built by initial homebuilder, in accordance with Chapter 8.80,
Second Unit Regulations, of the Dublin Zoning Ordinance.
Garage SalesN ard Sales
Outdoor museum open to the public
Conditional Uses:
Boarding house
Large vehicle storage (appropriately screened)
Parking lot - residential
Accessory Uses:
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All Accessory Uses shall be in accordance with Section 8.40, Accessory Structures and Uses,
of the Dublin Zoning Ordinance.
Temporary Uses:
Temporary construction trailer (in accordance with Chapter 8.108 of the Zoning Ordinance)
Tract and sales office/model home complex (in accordance with Chapter 8.108 of the Zoning
Ordinance).
B) PD Rural Residential! Agriculture
Intent: Rural Residential/Agriculture land use designations are established to: 1)
accommodate agricultural activities and other open space uses; 2) protect sensitive
areas; and 3) allow for maintenance of these areas.
Permitted Uses, including but not limited to:
Public or Private Infrastructure
Livestock Grazing
Trails
Associated Trail improvements including but not limited to signage, "fencing, parking and
roads
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40, Accessory Structures and Uses,
of the Dublin Zoning Ordinance.
Temporary Uses:
Temporary construction trailers (in accordance with Chapter 8.108 of the Zoning Ordinance).
C) PD ParksIPublic Recreation
Intent: Parks/Public Recreation allows for an active or passive park.
Permitted Uses, including but not limited to:
Neighborhood Square
F) PD Open Space/Stream Corridor
Intent: Open Space land use designations are established to ensure the protection of those
areas of special significance.
Permitted Use, including but not limited to:
Public or private infrastructure
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Trails and maintenance roads
Other recreational or educational facility
Trail staging area
Associated Trail improvements including but not limited to signage, fencing, parking and
roads
Water quality, drainage, and other similar facilities, including swales and basins
Streams and drainage protection corridors
Woodlands
Conservation areas
Wildlife habitat preservation
3. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the
provisions of this Planned Development District Prezoning/Development Plan, all applicable
general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land
uses designated in this Planned Development District Prezoning.
4. Development Standards: Specific Development Standards within the project will be established
at the Stage 2 Development Plan to determine if the development meets the established criteria.
5. Phasing Plan. Casamira ValleylMoller Ranch will be developed as one phase.
6. Land Use Plan. Refer to Stage 1 Development Plan.
7. Landscaping Plan. Refer to Stage 1 Conceptual Landscaping Plan.
8. Inclusionary Zoning Ordinance. The City Council has adopted a policy stating its intent that
new projects, including this project, will be subject to the Inclusionary Zoning Ordinance, as
amended, which requires that 12.5% of the units be inclusionary units affordable to persons of
very low, low, and moderate incomes. The standards also allow for a portion of the units to be
provided through payment in-lieu of construction. Casamira ValleylMoller Ranch proposes to
construct 60% of the required number of affordable units, or 23 units and pay an in-lieu fee for the
remainder of their obligation. No agreements currently are in place which would satisfy the
affordable housing requirements for either property. However, compliance would be required
when each property develops, and an arrangement would be agreed upon prior to approval of the
Tentative Tract Map and Site Development Review.
9. Development Concept. Casamira ValleylMoller Ranch is proposed to be a residential village of
298 single family attached and detached homes with trails, open space, pedestrian corridors,
infrastructure, and landscaping. The Development concept for the area strives to preserve the
natural environment and create a community that is compatible with the natural terrain by
emphasizing: open space, hillsides and ridges, scenic corridors, and the environs of the Creek
tributary on the site associated with sensitive habitat preservation. A more detailed site plan,
specific development standards, and a Site Development Review with design criteria will be
submitted with the Stage 2 Development Plan following annexation.
Tassajara Road is identified by the City as scenic corridor with standards for preserving views of
scenic ridgelines and knolls from the corridor. Steeper slopes and ridgelines on site are designated
as open space. Grading of the site is proposed to take into consideration the hilly terrain.
Wherever possible development would be contoured to hillsides in order to avoid excessive cuts
and fills. To minimize visual impact, most of the residential development would be tucked behind
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the ridgeline visible from Fallon Road.
A trail system, which will be open to the public, will be located in the areas designated as Open
Space and Rural Residential! Agriculture. The trail system will connect to Tassajara Road. Cattle
grazing will occur in the areas designated as Rural Residential/Agriculture.
9. Access & Circulation. Vehicular and pedestrian access to Casamira ValleylMoller Ranch will be
from two entrances/exits on Tassajara Road. The Eastern Dublin Specific Plan plans for Tassajara
Road eventually to be expanded to six lanes. Tassajara Road frontage improvements and
intersection improvements at the crossing of these two streets would be complete with this project.
10. PD ZoninglLand Use Summary. The following table provides the acreage per land use
designation.
PD ZONING/LAND USE SUMMARY TABLE
Gross Midpoint Density Number of units
Land Use Acres Density Range proposed min - max
PD Medium-Density 48.9 ac 9.82 du/a 6.1- du/a 298 du 298- du
Residential c 14.0 c 684.6
PD Rural 132.7 ac 0.5 du/a 1 du/a 0 0-1 du
Residential! Agriculture c c
PD Parks/Public Recreation 1.1 ac n/a n/a n/a n/a
PD Open Space 32.7 ac n/a n/a n/a n/a
Interior Roads 7.2 Ac n/a n/a n/a n/a
Right-of-way 3.8 ac n/a n/a n/a n/a
TOTAL 181.6 ac 298 du
Residential
Non-Residential 44.7 n/a n/a
11. Tipper Property. Existing residential uses on the Tipper property as of the date of this Ordinance
becomes effective are permitted to continue under this Stage 1 Development Plan. All
improvements and uses on the property shall be in compliance with the Dublin Zoning Ordinance.
Future residential development of the site shall require a separate Stage 1 Development Plan for
the site and all other applications required by the Dublin Zoning Ordinance. Minor expansion of
existing uses shall be subject to review and approval by the Director of Community Development.
12. Public Facilities. As shown on the Stage 1 Development Plan, the Stage 2 Rezone and Site
Development Review for Casamira Valley will include three amenities on site. The three
amenities include an outdoor museum, community building which will be available for use by the
public and a trail system which will also include education signage and displays which will
highlight the history of the site and the environmental setting. The location of these amenities are
shown on the preliminary site plan included in the Stage 1 Development Plan.
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SECTION 4. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City Clerk
of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City
of Dublin in accordance with Section 36933 of the Government Code of the State of California.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this 15th
day of May, 2007, by the following vote:
AYES:
Councilmembers Hildenbrand, Oravetz, Sbranti, and Mayor Lockhart
NOES:
None
ABSENT:
Councilmember Scholz
ABSTAIN:
None
ATTEST:
CC-MTGS/5-15-07/Ord 09 Casamira PD 4.2
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