HomeMy WebLinkAboutPCReso 96-22 PA 94-028 Schaefer Ranch PD Rez UNSIGNED PC Reso 96-22 is not in the folder.
It was for PA94-028 Schaefer Ranch PD Prezoning adopted on 6/18/96.
PA file is not available to check for a copy of this reso.
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RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
FINDING P A 94-028 SCHAEFER RANCH PLANNED DEVELOPMENT (PD) PREZONlNG
WITHIN SCOPE OF FINALEffi
AND RECOMMENDING CITY COUNCIL APPROVAL OF
FINDINGS AND GENERAL PROVISIONS FOR
PA 94-028 SCHAEFER RANCH PROJECT PD PREZONlNG
WHEREAS, Schaefer Heights, Inc" (Otto Schaefer, Jr" Robert 1. Y ohai, SaI S, Zagari), and Schaefer
Heights Associates have submitted a General Plan Amendment, Planned Development (PD) Prezoning
request to establish General Provisions and Development Regulations for a development consisting of up to
474 single family homes and 11 acres of commercial office use~ on approximately 500 acres, generally
located on the north side of the 1-580 freeway, at Schaefer Ranch Road, in Alameda County, adjacent to
Dublin's Western City limits; and
WHEREAS, a complete application for a Planned Development Prezoning is available and on file
in the Planning Department; and
WHEREAS, In response to the proposal for residential development of the property, the City of
Dublin undertook the Schaefer Ranch General Plan Amendment Study, including preparation of an
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Environmental Impact Report (EIR) to evaluate the proposed development of the Schaefer Ranch project
site within Dublin's Western Extended Planning area, and
WHEREAS, a Draft EIR was prepared in compliance with the California Environmental Quality
Act (CEQA) for which public comments were sought and received, and on May 23, 1996, the Final EIR,
containing responses to the comments received on the Draft EIR, was distributed to or otherwise made
. available to the Planning Commission, City Council, Responsible Agencies commenting on the Draft EIR,
and other interested parties, and
WHEREAS, the Pla~g Commission held a duly noticed public hearing on the Schaefer Ranch
project Final EIR and Draft General Plan Amendment on June 4, 1996, and reviewed the Final EIR,
Volumes I and II, including specific iext revisions to the Draft EIR, with Errata to the Staff Report, and
considered all written and oral testimony submitted at the public hearings, and
WHEREAS, following the public hearing, the Planning Commission recommended to the City
Council that it certifY the Final Environmental Impact Report for the Schaefer Ranch Project/General Plan
Amendment, as complete, adequate, and in compliance with CEQA and the City of Dublin's Environmental
Guidelines, and
WHEREAS, the Planning Commission recommended to the City Council adoption of the Schaefer
Ranch Project General Plan Amendment, and
EXHIBIT 1
(PC Reso 94-028)
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WHEREAS, Schaefer Heights, Inc" and Schaefer Heights Associates submitted a revised Planned .
Development (PD) Prezoning request for the Schaefer Ranch project site, for approximately 500-acres
(including the Gibbs property); and
WHEREAS, the Planning Commission held a public hearing to consider the Planned Development
(PD) Prezoning request on June 18, 1996; and
WHEREAS, proper notice ofthis public hearing was given in all respects as required by law; and
WHEREAS, no new effects could occur and no new mitigation measures would be required for the
prezoning that were not addressed in the Final Environmental Impact Report for the Schaefer Ranch
project, and the prezoning is within the scope ofthe Final Environmental Impact Report; and
WHEREAS, the Staff Report was submitted recommending that the Planning Commission
recommend City Council approval of the PD Prezoning, subject to conditions prepared by Staff; and
WHEREAS, the Planning Commission used their independent judgment, heard and considered all
said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby make
the following findings and detenninations regarding said proposed Planned Development Prezone:
1, The Planned Development Prezone, as conditioned, is consistent with the general provision_
intent, and purpose of the PD District Overlay Zone of the Zoning Ordinance and the .
General Plan as amended by action of the City Council on May 14, 1996, effective June 14,
1996, The Planned Development Prezone will be appropriate for the subject property in
terms of providing General Provisions which set forth the purpose, applicable provisions of
the Dublin Zoning Ordinance, range of permitted and conditionally permitted uses and
Development Standards; which will be compatible with existing commercial, industrial and
residential uses in the immediate vicinity, and will enhance development of this' area; and
2,
The Planned Development Prezoning, as conditioned, is consistent with the Planned
Development provisions of the zoning ordinance and the general nature and character of the
project as approved under the General Plan because the project would create development
within the densities allowed by the land use designation proposed with the General Plan
Amendment, processed concurrently with the project; and
3.
The Prezoning, as conditioned, is appropriate for the subject property in terms of being
compatible to existing land uses in the area, and will not overburden public services; and
4,
The proposed Planned Development Prezoning, as conditioned, will be!1efit the public
necessity, convenience and general welfare in that it conforms to the provisions of the City's
zoning ordinance,
.
5,
The proposed Planned Development Prezoning, as conditioned, will provide efficient use of
the land and will preserve significant open areas and natural and topographic landscape
/ (PC Reso 94-(25)
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features; will provide an environment which will encourage use of open areas for
neighborhood activities; will be compatible with and enhance development of the general
area; and will create an attractive, efficient and safe environment.
6,
The Prezoning will not have a substantial adverse effect on health or safety, or be
substantially detrimental to the public welfare, or be injurious to property or public
improvements, as all applicable regulations will be met.
7.
The Planned Development Prezoning will not overburden public services as all agencies have
commented that public services are available; and
8,
The Planned Development Prezoning will benefit the public necessity, convenience and
general welfare and is in confonnance with Sections 8-31.0 to 8-31,19 of the Dublin Zoning
Ordinance; and
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9,
The Planned Development Prezoning will be compatible with and enhance the general
development of the area because it will be developed pursuant to Conditions of Approval
and site development review; attd
] O. The Planned Development Prezoning is within the scope of the Schaefer Ranch Final EIR,
BE IT FURTHER RESOLVED that the Planning Commission hereby recommends City Council
approval ofP A 94-028 Schaefer Ranch project revised Planned Development (PD) Prezoning request and.
adoption of an Ordinance establishing the PD Prezoning, subject to the general provisions listed below:
GENERAL PROVISIONS
A Puroose
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The PD District Overlay Zone allows the flexibility needed to encourage innovative development while
ensuring that the goals, policies and action programs of the Dublin General Plan are met, More
particularly, the PD Overlay Zone is intended to ensure the following policies:
1.
Allow and encourage mixed use residential and commercial development in order to meet
specific housing and employment needs, reduce vehicular trips, and foster pedestrian access
to shopping and employment areas,
2, Concentrate development on less environmentally and visually sensitive or constrained
portions of the plan area and preserve significant open space areas and natural and
topographic landscape features with minimum alteration ofland fonns.
3,
Encourageinnovative approaches to site planning, building design and construction to create
housing products for all segments of the community, including commercial and office
structures,
4.
Encourage higher intensity development near transit corridors,
(PC Reso 94-028)
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Create an attractive, efficient and safe environment, .
Develop an environment that encourages social interaction and the use of common open
areas for neighborhood or community activities and other amenities,
Create an environment that decreases dependence on the private automobile,
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The PD Overlay map (Exhibit I-A) shows that a Planned Development Prezone has been adopted for this
site, Regulations and standards governing the PD District Overlay Zone, in addition to land use and
intensity of use, are established in conjunction with the Land Use and Development Plan which is approved
along with this PD Prezone, No development shall occur for any property within the prezoned project area
unless it is consistent with the land use designations, regulations and standards established by the Land Use
and Development Plan,
B. Land Use and Development Plan
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This approval is for a Planned Development (PD) Prezoning Overlay diagram, and Land Use and
Development Plan for P A 94-028 Schaefer Ranch, The land use designations and provisions shall be
applied to this site as defined in this approval, and as generally shown on the "Schaefer Ranch Zoning
District Map", Attached as Exhibit I-B, with the following modifications:
1, Land Use Designations for Parks and for Semi-Public land uses shall be removed from the
Zoning District Map and replaced with the appropriate adjacent PD Residential designations,
. Floating symbols for Parks and Semi-Public land uses shall be shown within the PD Single Family
Residential zoning districts and the PD Estate Residential zoning districts on the PD diagram,
with a notation that the exact sizes and locations of these land uses are to be determined, prior to
the approval of a Tentative Subdivision Map by the City CounciL
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2, The maximum number of dwelling units allowed for the project site is 474 units, The PD Estate
Residential zoning district can accommodate up to 15 dwelling units, and the PD Single Family
Residential zoning district can accommodate up to 459 dwelling units.
With the above noted modifications, the Schaefer Ranch Zoning District Map (Exhibit I-B) shall constitute
the Land Use and Development Plan required by Section 8-3 L 16 of the City of Dublin Zoning Ordinance,
Additional standards and provisions for the land uses approved by this plan, which are typically part of a PD
Prezoning and/or Land Use and Development Plan are as stipulated below in the Provisions and Conditions
of this approval, and will provide the City with a comprehensive plan of the proposed development to insure
that the intent and purposes of the Planned Development District are met.
C. Dublin Zoning Ordinance - Applicable Requirements
Except as specifically modified by the provisions of the PD District, all applicable and general requirementa
of the Dublin Zoning Ordinance shall be applied to this PD District. .
(PC Reso . 94.028)
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PD District Overlav Zone - Land Use Designations - General Provisions
1. PD - Estate Residential
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Intent: Estate Residential land use designations are established to accommodate low-
intensity residential activities and other open space uses, such as range and
watershed management. They are also established to provide space for and
encourage such uses in places where more intensive development is not desirable
or necessary for the general welfare,
Intensity of Use: 0,01 - 0.8 dwelling units per gross acre
Permitted Uses:
a.
b,
c,
d,
e,
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f.,
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One-family "estate" dwellings, custom homes, Not more than one dwelling unit
shall be permitted on each site;
Field crop, orchard, garden;
Home occupations conducted in accordance with the regulations prescribed in
Section 8-60,22 of the Zoning Ordinance;
Public or private riding or hiking trails;
Accessory structures and uses located on the same site with a permitted use,
including barns, stables, coops, tank houses, storage tanks, windmills, other farm
outbuildings, private garages and carports, storehouses, garden structures,
greenhouses, recreation rooms and hobby shops, and storage of petroleum
products for the use of persons residing on the site;
Small family day care homes,
Neighborhood Parks to serve the adjacent homes
Conditional Uses:
a, Public and semi-public facilities;
b, Community facilities;
c, Community clubhouse;
d, Parking lot, only when established to fulfill the residential parking requirements of
this chapter for a use on an abutting lot or lots:
e, Plant nursery or greenhouse used only for the cultivation and wholesale of plant
material (wholesale only);
f, Medical or residential care facility (7 or ~ore clients),
g. Large family day care homes;
h, Second Units,
2. PD - Single Familv
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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; c) provide space for semi-public facilities needed
(PC Reso .94-028)
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to complement urban residential areas and for institutions that require a residentilll..
environment; and d) accommodate single family production housing, including a.
wide range of units from small-lot and zero-lot line units to large-lot custom units,
Intensity of Use: '.9 ~ 6,0 dwelling units per acre
Pennitted Uses:
a, One-family dwellings;
b, Orchard or garden;
c, Accessory structures located on the same site with a pennitted use, including
private garages and carports, storehouse, garden structures, greenhouses,
recreation rooms and hobby areas within an enclosed structure;
d, Home occupations conducted in accordance with the regulations prescribed in
Section 8-60,22 of the Zoning Ordinance;
e, Small family day care homes.
f, Neighborhood Parks to serve the adjacent homes
Conditional Uses:
a, Public and semi-public facilities;
b. Community facilities;
c, Community clubhouse; A
d. Parking lot, only when established to fulfill the residential parking requirements o~
this chapter for a use on an abutting lot or lots;
e. Plant nursery or greenhouse used only for the cultivation and wholesale of plant
material (wholesale only);
f Medical or residential care facility (7 or more clients);
g. Large family day care homes;
h, Second Units,
3. ' PD - Commercial
Intent: Commercial land use designations are established to: a} accommodate a range of
regional-serving and community-serving retail and mixed use projects
incorporating retail, service and/or office uses with residential uses when location
and design ensure compatibility; b) provide appropriately located areas for retail
stores, offices, service establishments, amusement establishments, and wholesale
businesses, offering commodities and services required by residents of the city and
its surrounding market area; c) provide opportunities for retail stores, offices,
service establishments, amusement establishments, and wholesale businesses to
concentrate for the convenience of the public and in mutually beneficial relationship
to each other; d) provide space for community facilities and institutions that
appropriately may be located in commercial areas; d} provide adequate space to .
meet the needs of modern commercial development, including off-street parking
and truck loading areas; and e) minimize traffic congestion and to avoid
(PC Rose 94-028)
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overloading of utilities by preventing the construction of buildings of excessive size
in relation to the amount ofland around them,
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Permitted Uses:
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a, Community-serving retail uses including, but not limited to:
1, General Merchandise Store
2, DiscountlWarehouse Retail Store
3, ClothinglFashion Store
4, Shoe Store
5, Home Furnishing Store
6, Office Supply Store
7, Home AppliancelElectronics Store
8, Home Improvement/Hardware Store
9, Music Store
10, Hobby/Special Interest Store
11, Gifts/Specialty Store
12, Jewelry and Cosmetic Store
13, Drug Store
14, Auto Parts Store
15, Toy Store
6, Book Store
17. Pet Supplies Store
18, Sporting Goods Store
19, Grocery/Food Store, including specialty foods
20, Express mailing and packaging delivery center
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b, Regionally-oriented, high volume, retail uses including, but not limited to:
1) Discount centers;
2) Promotional centers;
3) Home improvement centers; .
4 ) Factory stores;
5) Furniture outlets,
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c, Office and service establishments including, but not limited to:
1) Bank/Savings and Loan
2) Real Estate!Title Office
3) Travel Agent
4) Legal
5) Accounting
6) Medical and Dental
7) Optometrist
8) Architect
9) Employment Agency
10) Hair/Beauty Salon
I 1) Dry cleanerlLaundromat
12) Shoe Repair
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13) Key Shop
14) Tailor
15) Athletic Club
16) Formal Wear/Rental
17) Other Administrative and Professional Office
18) Technology Access Center
19) Tele-Commuting Center
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d, Hotels and Motels;
e, Recreational and Cultural Facilities;
f Eating, Drinking and Entertainment establishments, including, but not limited to:
I) Restaurant
2) Delicatessen
3) Specialty Food
4) Bakery
5) Ice Cream Shop
6) Sandwich Shop
7) Video Rentals
Conditional Uses:
a.
b.
c.
d,
e,
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(PC Reso" 94-028)
Attached and detached dwellings at densities established for the Medium, Medium
High and High density land use designations; .
Auto Malls;
Hospital;
Animal Hospital, Kennel;
Mortuary;
Public and semi-public facilities;
Community Facility;
Service Station, Type A and Type B;
Automobile, camper, boat and trailer sales, storage or rental lot;
Plant nursery including the sale oflandscaping materials, excluding wet -mix
concrete sales, providing all equipment, supplies and merchandise other than plant
materials are kept within a completely enclosed building;
Adult Entertainment Activity, provided however, that no Adult Entertainment
Activity shall be located closer than 1,000 feet to the boundary of any residential
zone or closer than 1,000 feet to any other Adult Entertainment activity;
L In-patient and out-patient health facilities as licensed by the State Department of
Health Services;
m, Wine or liquor store or bar with on-sale liquor license
n, Micro-brewery
0, Nightclub
p, Indoor movie theater
q, Video Arcade
r Drive-through Facilities, including restaurants .
s. Instruction/teaching facilities
t. Massage Establishment;
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u. Recycling Centers, when operated in conjunction with a Permitted Use on the same
premises;
v, F ortunetelling;
w, Other uses that could possibly meet the intent of the General Commercial land use
designation,
4. PD - Semi-Public Land Uses
Intent: Public Land Use designations shall be established within the project area to
accommodate public uses including, but not limited to public utilities, services, parks,
schools, and facilities necessary to serve the project. The exact location of these land
uses, as well as the regulations and standards governing the Public Land Use zoning
designations will be determined prior to Subdivision Map approval, at the time of
Land Use and Development Plan approval, in accordance with Sections 8-3 I ,0
through 8-3 I, 19 of the Zoning Ordinance, Unless otherwise modified under this PD
approval, all applicable and general requirements of the Dublin Zoning Ordinance
shall be applied to these land use designations,
Permitted Uses:
a,
. b,
c.
d,
e,
f
Semi-Public Land Uses: including sites for water tanks, water reservoirs, detention
basins, or other similar public utilities uses.
Park Land Uses: sites for neighborhood, community, or other public park facilities.
Open Space Uses: including areas for public open space for preservation of natural
resources, public health and safety, and outdoor recreational activities.
Public Schools
Public service facilities, such as fire protection, police, or emergency service
facilities.
Other uses that could possibly meet the intent of the Public Land Use designation,
5. PD - Open Space
Intent: Open Space Land Use designations shall be 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 homeowner's association. The exact location of
these land uses, as well as the regulations and standards governing the Private Land
Use zoning designations will be determined prior to Subdivision Map approval, in
accordance with Sections 8-31.0 through 8-31.19 of the Zoning Ordinance, Unless
otherwise modified under this PD approval, all applicable and general requirements
of the Dublin Zoning Ordinance shall be applied to these land use designations,
.
Permitted Uses:
a. Public and private Land Uses: including sites for private water tanks, water
reservoirs, detention basins, or other similar public utilities uses. .
(PC Rno ;94-(28)
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Public and private Park Land Uses: including sites for neighborhood, community, ..
other public park facilities, . .
Public and private Open Space Uses: including areas for open space for preservation
of natural resources, public health and safety, and outdoor recreational activities,
Other uses that could possibly meet the intent of the Open Space Land Use
desigriation,
6.
Interim Al!:ricuIture Desil!nation
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Intent: Interim agricultural designations shall be established for the entire project area, This
interim land use designation allows the existing residential and agricultural uses
approved under Alameda County's Zoning Ordinance to remain until such time the
landowners of these parcels apply for a PD Rezoning, accompanied with a Land Use
and Development Plan in accordance with Sections 8-3 1.0 through 8-3 I. 19 of the
Zoning Ordinance.
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Regulations and Standards Governing the Interim Agricultural Zoning Designation:
a,
As specifically provided by the Interim Agricultural Designation, all
applicable and general requirements of the Dublin Zoning Ordinance shall be
applied to this land use designation,
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b,
The Agricultural Districts (A Districts) provisions of the Alameda County AI
Zoning Ordinance shall apply to properties with the Interim Agriculturallan'!ll'
use designation,
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All properties with the Interim Agriculture land use designation shall conform
to Sections 8-62,0 through 8-62,9 of the Zoning Ordinance relating to legal
non-conforming uses and buildings,
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E, PD DISTRICT OVERLAY ZONE - OTHER LAND USE PROVISIONS & CONDITIONS OF
APPROVAL:
Unless stated otherwise. all Conditions of Aooroval shall be complied with prior to final occupancv of anv
building. and shall be subiect to Planning Department review and approval. The following codes reoresent
those deoartmentslagencies resoonsible for monitoring compliance of the Conditions of Aooroval. [PL 1
Planning. rBl Building. [POl Police. fPw] Public Works. rADM] Administration/City Attornev. IFINl
Finance. [PKl Parks and Community Services Deoartment. IFl Doughertv Regional Fire Authoritv. IDSRl
Dublin San Ramon Services District. rCOl Alameda County Flood Control & Water Conservation District
(Zone 7),
1. Yards, Setbacks & Development standards within the PD Residential district are as follows,
a), Minimum Single Familv Setbacks:
shall be as shown in the table below:
.
The minimum setbacks for single family detached houses
(PC Reso 94-(28)
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rYPEOF') .'P[JEstate.Lots.~.: l'[J'Single.fili'tllIY~': '1'[J'.Singl~.f~#iily~ PD'I>uidLots'~;"
STANDARD N~i~hb6j.h68d.A Ndght:lorl1oodBH NelghborhoodC;.' N~ilffib6rb60d.D
Building Site Per Land Use & Per Land Use & Per Land Use & Per Land Use &
Development Development Plan Development Plan Development
Plan Plan
Minimum Lot 3,10 acres 6,000 sq.ft, 5,250 sq,ft, 4,500 sq.ft,
Size
Front Yard 25 feet 20 feet * 20 feet * 20 feet *
Setback minimum * *
Rear Yard 100 feet; 15 foot 20 feet***; 15 IS feet***; 15 15 feet***; 15
Setback minimum clear foot minimum foot .minimum foot minimum
and level zone clear, level zone clear, level zone clear, level zone
Side Yard 50 feet setback 5 feet minimum 5 feet minimum 5 feet minimum;
Setback . minimum; 5 foot on one side, 10 on one side, 10 5 foot wide clear
(interior) wide minimum feet on other; 5 feet on other; 5 and level zone
clear and level foot wide clear foot wide clear each side yard,
zone each side and level zone and level zone (no projections
yard, (1 foot each side yard (no each side yard, into setback
projection of projections into (no projections allowed)
fireplace or NC setback allowed) into setback
unit into setback allowed)
allowable)
Side Yard 50 feet from 10 feet from back 10 feet from back 10 feet from
Setback back of sidewalk of sidewalk or of sidewalk or back of sidewalk
(comer) or back of curb back of curb back of curb or back of curb
if no sidewalk
exists ..
Side Yards 100 feet total I 5 feet total 50 feet total 10 feet between
Aggregate aggregate side aggregate side aggregate side buildings
yard setback; yard setback; 15 yard setback; IS
100 feet feet between feet between
between buildings, buildings,
buildings,
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* Exception - Front Yards: 15 foot minimum for units with side vehicular entrance garages
** Exception - Front Yards: Custom homes may deviate from the 25 foot minimum setback
subject to approval of Site Development Review finding that either the topographic or
vegetative constraints of the site prevent the development from complying with the 25 foot
minimum setback,
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*** Exception - Rear Yards: 1) See Section 8,26,6,1 Alternate Provision of Rear Yard
(compensating yards) of the Dublin Zoning Ordinance, 2) 10 foot minimum for shade
structures attached to the unit provided the shade structure is not enclosed (enclosed means
(PC RHO iM..(28)
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more than one vertical wall), 3) 10 foot minimum setback for second story decks, however
second story decks ettcroaching within the required Rear Yard setback on lots with their rear .
property line adjacent to other residential lots shall require Site Development Review approval.
b). General Residential Yard Provisions:
I) Except as stated within this PD Prezoning approval, fireplaces, chimneys and air
conditioning units shall not encroach within the required clear and level zone, Other
encroachments shall be subject to Planning Director review and approval,
2) Except as prohibited under setback requirements above, roof eaves, pop-outs, bays,
architectural projections and columns may project into required yards subject to compliance
with building code requirements,
3) On lots where the minimum rear yard clear and level zone can not be provided due to
topography or vegetation constraints, decks of comparable area shall be required subject to
Site Development Review approval.
c), General Commercial District Yard Setbacks: The minimum setbacks for
retail/office/commercial buildings shall be as follows:
:'I""(l'~QI1 . ............. ,~I?H~I'I~lIJg~mmerciiiIH'
:S'tAN:DARD!/ ................HH""'.......
Building Site
Minimum Lot Size
Front Yard Setback
Rear Yard Setback
Side Yard Setback
(interior)
Side Yard Setback
(comer)
Side Yards Aggregate
.
Per Land Use & Development Plan
Per Land Use & Development Plan
30 feet minimum
3 0 feet
3 0 feet
30 feet
60 foot total aggregate side yard setback
2, Building Height:
RESIDENTIAL: 32 foot maximum or two stories at anyone point, Building height shall be
measured from the finished grade at the perimeter of the building to the top of the structure,
However, architectural features and elements may exceed this provision by a 2 foot maximum, and
a gable element may exceed this provision by 5 foot maximum,
COMMERCIAL: 45 foot maximum height at anyone point, and 35 feet maximum if the buildin'
or structure is situated within fifty (50) feet of the boundary line of a residential district. Building
height shall be measured from the finished grade at the perimeter of the building to the top of the
(PC Reso . )4-028)
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structure. Exception: Building height for architectural features and elements may exceed this
provision by an amount approved at the time of Site Development Review approvaL
3,
Parking for Residential districts shall include a minimum of2 covered parking spaces per dwelling
unit, Parking for Commercial uses shall conform to the requirements of the Dublin Zoning
Ordinance,
4.
Except as specifically modified by the provisions of this PD District, all applicable and general
requirements of the Dublin Zoning Ordinance shall be applied to development within this PD
District.
5,
Except as may be specifically provided for within these General Provisions, development shall
comply with City of Dublin Site Development Review Standard Conditions,
6,
Except as may be specifically provided for within this PD, development shall comply with City of
Dublin Police Services Standard Residential Building Security Recommendations,
7,
Appropriate vehicular access to open space shall be provided and maintained on a continuous
basis, and design of the trail head and trail system shall be subject to the review and approval of
the City of Dublin Parks and Recreation Department, Police Services, Fire Chief, Public Works
Director, Community Development Director, and East Bay Regional Parks District,
8, Sites for public facilities including potable and recycled water storage tanks are not conclusively
located by master planning conducted to date by the Dublin San Ramon Services District, Public
Facility sites must retain flexibility for location due to ongoing system master planning,
9, Major modifications, or revisions to the project not found to be in substantial conformance with
this PD Prezone shall require a new PD Rezone in compliance with Section 8-3 L 16 of the City of
Dublin Zoning Ordinance, A subsequent PD Prezone or Rezone may address all or a portion of
the area covered by this PD Prezone, Minor deviations from the conditions established herein may
. be made through the Site Development Review process, as required by the Dublin Municipal
Zoning Code, The Community Development Director shall determine conformance or non-
conformance and appropriate processing procedures for modifying this PD Prezone (i. e, staff
approval, Planning Commission approval of Conditional Use Permit, or City Council approval of
new PD Rezone),
10. CC&R's shall be subject to review and approval of the Community Development Director prior to
recordation ofthe Final Subdivision Map.
11. Site Development Review: All structures shall be subject to the Site Development Review
procedures established in the City of Dublin Zoning Ordinance unless a Site Development Review
waiver is approved by the Planning Director and a zoning approval is granted, constituting a minor
project, and building permit plans are in accord with the intent and objectives of the Site
Development Review procedures,
(PC Reso . ~..Q2a)
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F,
Public Facilities Fees Provision
.
To implement General Plan Implementing Policy 2,1.3 (C), the developer shall fund a study to update the
"Public Facilities Fee Justification Study" ("Study") prepared for the City by Recht Hausrath & Associates,
dated March 7, 1996, to include the project within the development projections used in the Study, to
recalculate the amount of the City's adopted Public Facilities Fee (Citywide) to include the project and to
establish a fee for Neighborhood Parks (Land and Improvements) for the Western Extended Planning Area,
The developer shall pay the Public Facilities Fee in the amounts set forth in Resolution No, 32-96 (as such
resolution may be amended) at the time the Fee is payable pursuantto the resolution.
G. Street Improvements Provision
In addition to the street improvements identified in the Environmental Impact Report, the project will be
responsible for contributing toward reimbursements to the City for the improvement of existing City Streets
identified as benefiting the project. This includes intersection improvements and widening of Dublin
Boulevard from Silvergate Drive to Hansen Drive, which is identified in the City's adopted Five Year
Capital Improvement Program, 1994-1999, and which stipulates that development in the Western Dublin
area will be required to contribute to this project The Schaefer Ranch applicant shall pay its fair share of
this improvement project, and the applicant's fair share of the cost of these improvements shall be payable
prior to issuance of the first building permit for this project
H
Traffic Impact Fee Provision
.
The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for
roadway and street improvements in the Tri- Valley area, and a downtown traffic impact fee for roadway
and street improvements in Dublin, These fees will provide for Public Works projects to improve traffic
circulation for accommodating new development within the City, . If a regional traffic impact fee ordinance
andlor a downtown traffic impact fee ordinance is/are approved and enacted prior to issuance of any
building permits, the Applicant shall pay its fair share of the traffic impact fees.
1 School Facilities Impact Mitigation Provision
The Dublin General Plan addresses the City's cooperation with the Dublin Unified School District to ensure
the adequate provision of school facilities in the Extended Planning Area, The Schaefer Ranch EIR requires
the issue of attendance areas between the Castro Valley Joint Unified School District and the Dublin
Unified School District be resolved prior to occupancy of any residential units, It also requires the project's
Development Agreement to provide for the applicant's payment of fees to cover the cost of additional
students generated by the project. Because fees authorized under State Law may be inadequate to mitigate
the effects of new development on the Dublin Unified School District and the Castro Valley Joint Unified
School District, the City of Dublin intends to require that development within the Schaefer Ranch project
component of the Western Dublin Extended Planning area mitigate impacts on affected school districts
required to serve student population generated by new development,
In compliance with the above policies, prior to Council approval of the Planned Development Prezoning, a.
developer(s) of property subject to the Prezoning shall enter into a written mitigation agreement with the
affected school district and present satisfactory evidence of such agreement to the City, The mitigation
(PC ROSCI 44-028)
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agreement shall establish the method and manner of financing and/or constructing school facilities necessary
to serve the student population generated by the development: The mitigation agreement shall address the
level of mitigation necessary, the amount of any school impact fees, the time of payment of any such fees
and similar matters, The City may be a party to any such agreement only for the purposes of assuring
uniformity with respect to different property owners and appropriate land use planning.
J, Fiscal Impacts Provision
The Dublin General Plan requires that the approval of new residential development in the extended planning
areas will require determination that the fiscal impact of new residential development supports itself and
does not draw upon and dilute the fiscal base of the remainder of the City, Before this site is annexed to
the City of Dublin, the project proponents will be required to demonstrate that the City's financing policies
are met, which may require updates to existing financial studies undertaken by the City, Therefore, prior to
the effective date of the annexation of this project site to the City of Dublin, the proponents of the
prezoning and annexation shall enter into an agreement with the City that will guarantee that the financing
goals and policies of the Dublin General Plan are met.
K Dedication of Open Space Provision
.
Prior to the City's approval of a Land Use and Development Plan and Tentative. Subdivision Map for this
project, the Applicants shall present to the City evidence of the East Bay Regional Parks District's
agreement to accept ownership and operational and maintenance responsibility for the proposed Open
Space, in a form acceptable to the City of Dublin. The City shall be involved in any discussions regarding
the potential formation of any assessment districts to fund the operation and maintenance of the open space,
L. Public Services Provision
The City's approval of future development (i.e, Tentative Subdivision Map) based upon the approved Land
Use and Development Plan (Exhibit I-B, "Zoning District Map") will require demonstration that the
proposed project can secure the basic and essential services necessary for the development, such as access
(legal and practical), water supply, sewage disposal, and emergency services, as required by the City of
Dublin General Plan, Municipal Code and Ordinances.
M. Site Development Standards Provision'"
Site development standards to supplement the approved Land Use and Development Plan (Exhibit I-B,
"Zoning District Map") shall be submitted to the City prior to any Tentative Subdivision Map approval for
this property to ensure that the purpose of the PD District Overlay Zone, as detailed in the introductory
section of this ordinance, is met. Site development standards typically included within a Prezoning Land
Use and Development Plan include, but are not limited to: roadway design standards; soundwaIl, fencing,
and decorative wall features; entry monument treatments; streetscape designs; landscaping concepts; and
other specialized architectural or design standards which contribute to the uniqueness of the project.
.
N,
Environmental Impact Mitigation Provision
The approval of land use zoning designations for the Schaefer Ranch Project has been reviewed under the
California Environmental Quality Act (CEQA), and mitigation measures have been presented for certain
(PCReso ;,)4-028)
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envirottmental impacts, The approval of a Planned Development Prezoning shall include the provision that
the mitigation measures appropriate and required by the City upon certification of the EIR shall be appliee
and implemented with the project, .
:!
PASSED, APPROVED AND ADOPTED this 18th day ofJune, 1996
AYES:
i
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NOES:
ABSENT:
Planning Commission Chairperson
Community Development Director
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(PC Rno 94-028)
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