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Home My WebLink AboutOrd 37-08 Schaefer Rch So. PDORDINANCE NO. 37 - 08 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING A PD-PLANNED DEVELOPMENT REZONE WITH STAGE 2 DEVELOPMENT PLAN FOR THE PROJECT KNOWN AS SCHAEFER RANCH SOUTH (APNs 941-2832-031 to 032, 941-2835-001 to 003, and 052 to 075, and 941-2837-002 to 003, and 010 to 021) PA 08-005 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. RECITALS A. By Ordinance No. 15-96, the City Council rezoned the approximately 500-acre Schaefer Ranch project area generally located at the westerly boundary of the City Limits, north of Interstate 580 (I-580), and southeast of unincorporated Alameda to the Planned Development Zoning District (PA 96-037). B. By Ordinance No. 11-06, the City Council rezoned the approximately 500-acre Schaefer Ranch project area generally located at the westerly boundary of the City Limits, north of Interstate 580 (I-580), and southeast of unincorporated Alameda to the Planned Development Zoning District (PA 06-031) and adopted a Stage 2 Development Plan for the entire project area. C. This Ordinance replaces the Stage 2 Development Plan for that portion of the area located at the southwest corner of Dublin Boulevard and Schaefer Ranch Road approved in Ordinance No. 11-06 by the City Council on August 1, 2006 (APNs 941-2832-031 to 032, 941-2835-001 to 003, and 052 to 075, and 941-2837-002 to 003, and 010 to 021). SECTION 2. FINDINGS AND DETERMINATIONS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: 1. The Planned Development (PD) Rezone with Stage 2 Development Plan, meets the purpose and intent of Chapter 8.32 of the Zoning Ordinance because: 1) it provides a comprehensive development plan for Single-Family Residential and Open Space; and 2) it creates a functional use of land that is sensitive to surrounding land uses in terms of layout, design, and conformity to the existing topography. 2. The PD Rezone with Stage 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding areas because: 1) the land uses and site plan establish residential uses; 2) the project area is surrounded by similar single-family residential uses; and 3) the land uses and site plan provide effective transitions to surrounding development, which is characterized by the proposed vehicular and pedestrian circulation system. B. Pursuant to Section 8.120.OSO.A and B of the Dublin Municipal Code, the City Council finds as follows: Page 1 of 10 1. The PD Rezoning, with amended Stage 2 Development Plan, .will be harmonious and compatible with existing and future development in the surrounding areas because: 1) the residential uses identified in the PD are consistent with the General Plan land uses; 2) the Stage 2 Development Plan maintains the low intensity of uses and open space on steeper slopes adjacent to I-580; and 3) the land uses and site plan provide effective transitions to surrounding development which is characterized by the proposed vehicular and pedestrian circulation system. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed because: 1) the project has been designed to accommodate the topography of the Project site which is characterized by vacant, rolling hills; 2) development is concentrated in the less constrained areas with open space designations in the more constrained areas; 3) the open space designations help to protect constrained areas; and 4) the flexibility of the proposed PD district allows development to be tailored to onsite conditions. 3. The PD Rezone with Stage 2 Development Plan, will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or welfare because: 1) the Stage 2 Development Plan has been designed in accordance with the City of Dublin General Plan; and 2) future development will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. 4. The PD Rezone with Stage 2 Development Plan, is consistent with the Dublin General Plan because: the project includes companion amendments to the General Plan. C. Pursuant to the California Environmental Quality Act, the City Council finds as follows: SECTION 80. Pursuant to the California Environmental Quality Act (CEQA), the City Council adopted Resolution 76-96) certifying the Schaefer Ranch Environmental Impact Report (EIR) (SCH #95033070). The Schaefer Ranch EIR is incorporated herein by reference and is available for review in the Community Development Department. On November 4, 2008 the City Council approved Resolution 203-08 adopting a CEQA Addendum for the project, which Resolution is incorporated herein by reference. SECTION 3. ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is amended to rezone the following property ("the Property") to a PD-Planned Development district: 80.09+ acres located in an area bounded by Dublin Boulevard to the north, I-580 to the south, Schaefer Ranch Road to the east, and an estate lot with a private residence to the west (APNs 941-2832-031 to 032, 941-2835-001 to 003, and 052 to 075, and 941-2837-002 to 003, and 010 to 021). r.,~~w.~ ,_ ~ .. `r ~,••~`--~ PA 08-005 , 7r-"_ ~. . _ .~ "~ .,~ ~_ ^` .r ~~ " .,~.,,. . Planned Development Zoning Area Man Page 2 of 10 SECTION 4. STAGE 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 2 Development Plan, which is hereby approved. Any amendments to the Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code or its successors. 1. Statement of compatibility with the Development Plan. The Stage 2 Development Plan is compatible with the Development Plan adopted as part of the Planned Development zoning for the overall Schaefer Ranch development in that the Project is a residential development as planned for in the PD zoning. The Stage 2 Development Plan establishes standards to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 2. Statement of uses. The following uses are permitted for this area: A) PD Single Family Residential Intent: Single Family land use designations are established to: a) reserve appropriately located areas for family living at reasonable population densities consistent with sound standards of public health and safety; b) ensure adequate light, air privacy and open space for each dwelling; and c) accommodate single family housing, including a wide range of units from small-lot and zero-lot units to large lot estate units. Intensity of Use: 0.9 - 6.0 dwelling units per acre Permitted Uses: a. One-family dwelling b. Secondary Unit/casita c. Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance d. Animal keeping -residential e. Community care facility/small (permitted if required by law, otherwise as conditional use) f. Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance g. Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance h. Paseos and common area landscaping i. Public utilities, services and facilities necessary to serve the project j. Similar and related uses as determined by the Community Development Director Conditional Uses: a. Bed and breakfast inn b. Boarding house c. Community facilities d. Community clubhouse e. Parking lot, only when established to fulfill the residential parking requirements of this zoning district for use on an abutting lot or lots f. Plant nursery or greenhouse used only for the cultivation and wholesale of plant material (wholesale, only) Page 3 of 10 g. Medical or residential care facility (7 or more clients) h. Large family day care homes i. Semi-Public uses j. Similar and related uses as determined by the Community Development Director Temporary Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit procedures. B) PD Open Space Intent: Open Space land use designations are established within the project area. The public open space areas are intended to provide for the preservation of natural resources, outdoor recreational activities, and public health and safety. The private open space areas are intended to provide for similar types of uses, in areas which are owned and maintained by a private homeowners association. Unless otherwise modified under this PD approval, all applicable requirements of the Dublin Zoning Ordinance shall be applied to these land use designations. Permitted Uses: a. Public and private recreational trails and maintenance roads b. Conservation and wildlife habitat preservation areas c. Public and private utilities, services and facilities and uses necessary to serve the project d. Similar and related uses as determined by the Community Development Director 3. Stage 2 Site Plan. PD Single-Family Residential ~• ~' ~ ~'-j . .~ ~ ~ laid 4. The Stage 2 Site Plan for the Project is laid out to accommodate hillside slopes and preserve open space as shown below. The residential portions of the Project are in one neighborhood with lots that range from 4,875- 10,270 square feet. Site area, proposed densities. PD Open Space Stage 2 Site Plan Land Use Designation Gross Acres Net Acres Number of Units Gross Densi Net Densi Single-Famil Residential 29.70 ac 22.35 ac 140 units 4.71 du/ac 6.26 du/ac O en S ace 50.39 ac 47.22 ac n/a n/a n/a Total: 80.09 ac 69.57 ac 140 units 4.71 du/ac 6.26 du/ac Page 4 of 10 5. Development Regulations. Development Regulations within the PD Single-Family Residential zoning district are as established in the following table: STANDARD Minimum Unless Otherwise Noted Lot Size 4500 sf Lot Width • T ical street 45 ft • Cul-de-sac measure at ri ht-of-wa) 35 ft Lot De th 100 ft Lot Covera e • one-sto 45 % maximum • two-sto 35 % maximum Buildin Hei ht (two-sto maximum) 35 ft Setbacks Front Yard • to livin or orch 10 ft • to front ent ara a 18 ft • to side en ara e 15 ft Side Yard • ical 5 ft • at corners 8 ft Rear Yard 10 ft Detached 2° Unit/Casita • Minimum rear and setback 5 ft • Maximum buildin hei ht 17 ft • Roof design Hip. Except a gable element may be used where second unit/casita does not abut another lot on the rear ro ert line. • Roof pitch Minimum 4:12 sloping away from all property lines so as to not overpower the adjacent neighbor. • Architectural design Consistent with main building including all materials. All elements of the main building shall be replicated on the second unit/casita. • Detached 2°a Unit/Casita Lot Restrictions Not permitted on Lots 36 through 46 Permitted in side yard provided unit does not extended beyond rear of home on Lots 47 & 48. Usable Yard • size 500 sf contiguous flat • dimension 10 ft minimum any one side and 15 ft diameter clear within usable yard. Parkin S aces a • Off-street covered enclosed ara e 2 • additional s ace (ma be on-street) 1 Page 5 of 10 Specific Notes: ~1~ Mazimum 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 covered and enclosed areas. It does not include: Standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, and paved areas such as walkways, driveways, patios, uncovered parking areas, or roads. (Dublin Zoning Ordinance Section 8.36.100). (2> Residential Building Height: A 35-foot maximum two stories shall be measured from the finished grade at the midpoint of the building (as shown on a facade or cross section view running parallel to the slope) to the top ridge of the structure's roof. However, architectural features and elements may exceed this provision by a 5-foot maximum, and a gable element may exceed this provision by a 5-foot maximum, subject to approval by the Director of Community Development. (3> Second Units/Casita -Detached a) A second unit is defined as having akitchen/kitchenette and will require a dedicated parking space either within a garage or on the driveway. b) A casita will not include a kitchen and therefore an additional parking space shall not be required. Secondary dwelling units/casitas are subject to development standards provided herein and current Dublin Second Units Regulations (Dublin Zoning Ordinance Section 8.80), except that that maximum lot coverage shall be 50% for the primary dwelling unit and secondary dwelling unit/casita combined. General Residential Yard Provisions: (A) Setbacks -All setbacks are measured from the property line. (B) Allowable Encroachments -Items such as (but not limited to) air conditioning condensers, porches, chimneys, bay windows, media centers, etc. may encroach into the required setback provided that a minimum of 3 feet flat and level path is maintained to provide access past said items. (C) Except as prohibited under setback requirements above, roof eaves, pop-outs, architectural projects, and columns may encroach into required yard area setbacks subject to compliance with building codes. (D) Setbacks for accessory structures shall be in accordance with the building code in effect at the time of construction/installation. Noise generating equipment such as pool and spa equipment shall be acoustically screened or located outside of the setback area. (E) On lots where minimum rear yard clear and level zone cannot be provided due to topography or vegetation constraints, decks of comparable area shall be allowed and required subject to Site Development Review. 6. Architectural Standards. The following five (5) architectural styles are provided in the Stage 2 Development Plan. The variety of architectural styles will provide visual interest and identity for each neighborhood street. The architectural elements will be articulated and themed to represent a variety of styles through color, texture, and massing details. The architectural styles, along with design elements, are identified below: Page 6 of 10 California Ranch: The California Ranch style is represented by low pitch roof in a hip, gable, or Dutch gable configuration with flat, shingle-like roof tiles. Exterior materials include wood siding, stucco, and board & batten accents combined with brick and stone accents, and post elements at a front porch. Architectural features include articulated windows, shutters, gables end details with wood truss shapes, louvers, and exposed rafter details. Colors and materials are light brown and charcoal blends with varied color accents. Monterey: The Monterey style is characterized by low-pitched gable roof and cantilevered second story balconies covered by the principal roof of flat or "S" concrete tile. Wall materials typically are different for first and second floors generally consisting of extensive use of brick on the lower levels with stucco, wood siding, or board and batten above. Architectural elements include simple wooden posts and railings, shutters, window frames, and gable end accents. Colors are California mission blends with varied color accents. Early Californian: Early Californian is distinguished by simple massing and the principal roof material of concrete barrel tiles representing terracotta in color and form on a hip or gable roof above shorter overhangs. Stucco finished exteriors are accented by arched doorways, shutters, wrought iron detailing, and gable end accents. Colors are California mission and brown blends with varied tone accents. English Country: Formal characteristics of the English County style are identified by steeper pitched roof elements with gable forms, stucco accent walls, use of brick accents, and half-timbered details. Stone features, bricked archways, decorative corbels, and multi-paned windows give this style its country image along with the hip and gable roof elements. Colors and materials are lighter charcoal and brown blends with earthy green tone accents. Craftsman: The Craftsman style features combinations of wood shingled, board & batten, and clapboard siding with stone accent bases with square tapered columns. The long, low-pitched gable roofs of flat the are supported by eave overhangs with decorative wooden braces and exposed rafter details. Colors and materials are charcoal and gray-brown blends with varied color accents. 7. Preliminary Landscaping Plan. The Preliminary Landscape Plans are as established in the following Landscape Plans and further described below. The Preliminary Landscape Plans provide a generalized design layout that clearly demonstrates the character, massing, and compatibility with the Vesting Tentative Map. Masonry community walls shall be finished on both sides with materials consistent with those proposed for the side of the wall facing the public right-of--way. 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W ...............~..».........~... wwa _ _ r ..... a.... a ~...n o.... a. ... o «.~ ~.. ~ , ~ ~ ~ ~,~.- T~.1... ~,r.. 13-x_ -- _ .- __ ~~,~~ ~ - ~c~w' ~etsn ~sr~.~anuasa~na~n~ratwaua ~ s M s n` A `~:~i.:":1t~` ~~ ~ ~,w omn,wwi~r ~ ~~ M Page 8 of 10 ,. ..,. , =~= ,d .~ . ~, <- •- ,_ ,. _ _ ; .~.~..Y, ~ - -=- K ,_ ~ ._a . ___ _.___„,-. x w..,,,.~.~ .....~ :_ .a.....,".4 _._ . -- -- _ ~; r-~ _.._._ -__ ~ , ,...... _ _ 1- _-3 :~.. w c~.Nl'.'4'A3r -- ~ j ~.M- ~.~~~ ~..~ .. r~ : ,,.. rn ~.,~ -~ _T. .2t ~- ~' j ~~;~ ~ "F. ~ z~..~ .m .. ~.~ >:».~ AR.. .. ~ 9 ~ r ~ c ..,~~. .~.... - s , . v Y. -- tea d .,. ... LANQSCAPE MAINTENANCE EXHIBIT s ACS ~O. ~4~D air or oueiw 'F/t_F t`_ioA gs1M10.i 1bOtl ~J~~ ~ w,: a-. 'w. ~ \i ail ~~ ~ ~-~ ,; 1l ~~,, ~. ,-4,~ +w w.v_ .w _ .._...__ t .: ~. ._ ~. u .. .. .t , 3 f v t 4' _ i_a I +s.. ,. ns:.x r ux .,s .: :. ii ~ I, $t `'SS.. ,~,~ ' y rw ~wnerwwnr t ~• f _ _._F .~nrwr wuw~ww •~ ~ C ~ Y , ~ .. ~ ~ ~ ~ ~ .' ,~ ~_. ~.rwrw~.wr ww~n ~.~ ~~_ ~ ~=; :. _.: ~, ~s ~ ~ `&~~R ,~~~ ~P~~ V+ ,; end gyn. ,,; .v~rc ~__ _. , Page 9 of 10 SECTION 5. APPLICABLE REQUIREMENTS OF DUBLIN ZONING ORDINANCE Except as specifically provided in this Planned Development Rezone with Stage 2 Development Plan (PA 08- 005), the use, development, improvement, and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance pursuant to section 8.32.060.C. The provisions of the existing Planned Development Zoning for the remaining portions of the Schaefer Ranch project not amended by this resolution shall remain in full force and effect. SECTION 6. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the 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 APPROVED ADOPTED this 18th day of November 2008, by the following votes: AYES: Councilmembers Hildenbrand, Oravetz, Sbranti, and Scholz and Mayor Lockhart NOES: None ABSENT: None ABSTAIN: None Mayor ATTEST: /t 0 ~^~ City Clerk Ord No. 37-08, Adopted 11-18-08, Item 4.2 Page 10 of 10