HomeMy WebLinkAbout6.1 Schaefer Rch PD Rezoneor
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DATE:
TO:
FROM:
STAFF REPORT
CITY COUNCIL
July 17, 2012
Honorable Mayor and City Councilmembers
Joni Pattillo City Manager""'
CITY CLERK
File #450 -30
SUBJECT: Planned Development Rezone with related Stage 2 Development Plan
Amendment to increase the lot coverage for Schaefer Ranch South
Prepared by Mike Porto, Consultant Planner
EXECUTIVE SUMMARY:
Discovery Builders is proposing to construct 140 single - family detached homes on
approximately 41.5 acres within Schaefer Ranch. The proposed project is identified as Orchid
at Schaefer Ranch and is located south of Dublin Blvd. The current application includes an
amendment to the Development Regulations adopted with the Stage 2 Development Plan. The
proposed amendment would allow a maximum of 40% lot coverage for 2 -story detached single -
family homes which is greater than the currently adopted standard of 35 %. A Site Development
Review permit was approved by the Planning Commission on June 12, 2012 for the 140 homes.
The minimum lot size would remain at 4,500 square feet.
FINANCIAL IMPACTS:
The Schaefer Ranch South Project is required by a 2008 Development Agreement to make a
monetary contribution in -lieu of acquiring and installing a public art project on the property, as
provided by the Dublin Municipal Code section 8.58.050D. The in -lieu contribution shall be used
by the City towards a public art component at the Dublin Historical Park. Additionally, the
developer is required by the same Development Agreement to contribute $1,500,000 for the
Dublin Historic Park.
RECOMMENDATION:
Staff recommends that the City Council conduct the public hearing, deliberate, waive the
reading and introduce an Ordinance approving a Planned Development Rezone with related
Stage 2 Development Plan Amendment for the project known as Orchid at Schaefer Ranch
(Schaefer Ranch South) adopting development regulations specific to changing the maximum
lot coverage for two -story homes.
Submitted By
Director of Community Development
Reviewed By
Assistant City Manager
Page 1 of 6 ITEM NO. 6.1
DESCRIPTION:
Background
Schaefer Ranch is an area of approximately 500 acres located at the westerly boundary of the
City limits, north of the Interstate 580 freeway (1 -580) and south of unincorporated Alameda
County, near the intersection of Schaefer Ranch Road and the westerly extension of Dublin
Boulevard. Development for Schaefer Ranch as a whole was approved in 1996, including a
General Plan Amendment (Resolution 77 -96), PD prezoning with Development Plan (Ordinance
15 -96, pursuant to prior PD zoning regulations) and other approvals. Annexation of Schaefer
Ranch to the City was completed in 1996.
The Schaefer Ranch area has gone through a series of amendments and refinements since the
initial approvals and annexation in 1996. Subsequent plans, including a PD Rezone with Stage
2 Development Plan (Ordinance 11 -06), were approved in 2006 (PA 06 -031) which essentially
laid out the area in four neighborhoods along with hillside slope /open space, recreation areas
(both active & and passive), a wilderness trail system, roadway systems, drainage systems,
water tanks, and detention basins.
In 2008, Schaefer Ranch South (PA 08 -005) amended the original project for the 81.3 acres
south of Dublin Boulevard and included EIR Addendum (Resolution 203 -08), a General Plan
land use amendment (Resolution 204 -08), Planned Development Rezone and Stage 2
Development Plan Amendment (Ordinance 37 -08), and a Development Agreement with
Discovery Builders (Ordinance 38 -08). The Project created 140 units of Low Density Single -
Family detached residential use on 22.35 acres and 50.39 acres of open space. Development
Regulations were also adopted which, among other things, established lot size, frontage,
setbacks, lot coverage, distance between buildings, common outdoor areas, usable outdoor
areas, height limits, parking, driveways, and grading standards.
The map below shows Schaefer Ranch South in relation to the Schaefer Ranch project area:
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Page 2 of 6
Vicinity Map
The project site is currently vacant and is characterized by gentle canyon terrain which has been
graded in compliance with Vesting Tentative Map 6765, originally approved for the Schaefer
Ranch project. Grading is currently underway based on Conditions of Approval for Vesting
Tentative Tract Map 8000, approved with Schaefer Ranch South (PA 08 -005).
Current Proposal
Discovery Builders is requesting an amendment to the development regulations adopted with
the Planned Development Zoning Stage 2 Development Plan through Ordinance 37 -08 (PA 08-
005). The amendment would allow a maximum of 40% lot coverage for 2 -story single - family
detached homes which is greater than the currently adopted standard of 35 %. The minimum lot
size would remain at 4,500 square feet for Schaefer Ranch South as adopted with Ordinance
37 -08. Development Regulations for the other neighborhoods in Schaefer Ranch would also
remain unchanged from prior approvals.
ANALYSIS:
Stage 2 Development Plan Amendment
As with the neighborhoods approved and constructed previously in Schaefer Ranch, Schaefer
Ranch South is subject to the development regulations and design standards approved and
adopted with the Stage 2 Development Plan through Ordinance 37 -08. In accordance with the
City of Dublin Zoning Ordinance, Planned Development Zoning Stage 2 Development Plans are
required to address:
1. Permitted, conditionally permitted, and accessory uses
2. Stage 2 site plan
3. Site area and maximum proposed densities
Page 3 of 6
4. Development regulations
5. Architectural standards
6. Preliminary landscape plan
7. Other information necessary for the review of the proposed project, and any further
provisions required by the Application
All of these items were addressed with the approval of Ordinance 37 -08. The proposed Stage 2
Development Plan Amendment pertains only to the development regulations ( #4, above)
specific to lot coverage for two -story homes within Schafer Ranch South.
The minimum lot size for Schaefer Ranch South is 4,500 square feet with minimum dimensions
of 45 feet by 100 feet. Site coverage currently is limited to a maximum of 35% for two -story floor
plans, including covered patio options. The Applicant is requesting a change to the maximum lot
coverage standard for two -story units from 35% to 40 %. The change would increase the
likelihood of any floor plan fitting on any lot by 11 % overall while maintaining the required private
yard area. The change from 35% to 40% lot coverage would continue to result in lot coverage
for this project being less than the coverage allowed in the remainder of Schaefer Ranch. For
example, Neighborhood D allows 45% lot coverage for 2 -story homes on lots with 3,600 square
feet.
None of the other development standards (i.e., lot size, setbacks, building height, parking, etc.)
adopted as part of the 2008 Stage 2 Planned Development Zoning are proposed to be changed.
A City Council Ordinance approving a Planned Development Rezone with related Stage 2
Development Plan Amendment for the project known as Orchid at Schaefer Ranch (Schaefer
Ranch South) adopting development regulations specific to changing the maximum lot coverage
for two -story homes is included as Attachment 1.
Planning Commission Action:
At their meeting of June 12, 2012 (Attachment 2 and Attachment 3), the Planning Commission
approved a Site Development Review Permit for the construction of 140 homes subject to the
City Council adopting an Ordinance to amend the development regulations adopted with the
Stage 2 Development Plan (Attachment 4) related to lot coverage.
During the June 12, 2012 meeting, Mr. Ravindra Sharma spoke about his concerns regarding
the proposed project (Attachment 4). Additionally, an e-mail was received after the Planning
Commission meeting, detailing Mr. Sharma' concerns (Attachment 5). The concerns referenced
were noise, community center and the neighborhood park. The following is a discussion of the
issues raised in Mr. Sharma's email.
1. Noise: The area of development has not been expanded beyond the bounds of the original
proposal in 1996. The re- lotting of the area in 2008 took into account the 1996 approvals and
followed the contour of the land. In 1996, the environmental impact report considered the noise
as it related to the houses and determined that the interior noise would be mitigated by normal
construction techniques (windows) and any exterior noise from the I -580 would meet
established General Plan Noise Standards. The freeway is considerably lower than the project
site and noise contours tend to be diminished as the elevation of the surrounding land rises as it
does here. Additionally the developer has constructed a berm at the rear of the lots facing the
freeway to direct line of sight and noise over the yard areas. The developer does not propose to
alter the lotting pattern that was approved in 2008.
Page 4 of 6
2. Community Center: No community center was proposed as a part of the original project nor
as a part of the revised vesting tentative tract map in 2008. The action by the Planning
Commission was to approve architecture for the home consistent with the 2008 rezoning and
vesting tentative tract map and no land use change was proposed to create a site for a
community center.
3. Neighborhood Park Timing: The 10 -acre neighborhood park site is under construction and is
scheduled to be completed in June 2013. Once completed, this will provide a central gathering
and play space for the residents within Schaefer Ranch
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE:
Under the General Plan, the area within the proposed project is designated "Residential-
Single-Family." The site is zoned "PD- Residential Single - Family." Ordinance 37 -08 approved in
2008 established the Stage 2 Planned Development zoning and Development Standards for
Schaefer Ranch South. The current SDR request would be consistent with the General Plan
land use designation and Planned Development zoning if the requested amendment to the
Development Regulations is approved allowing maximum lot coverage at 40% for 2 -story
homes.
The proposed project has been reviewed for conformance with the Community Design and
Sustainability Element of the General Plan. The project itself is a portion of a larger project
already approved that has implemented pathways, gathering spaces, and open spaces.
Discovery Builders intends to exceed the City of Dublin Green Building Ordinance and will
exceed the 50 point threshold in the City's program. In general, the developer is furthering the
goals of the Community Design and Sustainability Element of the General Plan by providing a
high quality of life and preserving resources and opportunities for future generations.
ENVIRONMENTAL REVIEW:
An Environmental Impact Report (EIR) for the Schaefer Ranch General Plan Amendment and
Planned Development prezoning (SCH #95033070) was certified by the City Council on July 9,
1996 by Resolution 76 -96. The City Council also adopted Findings, a Statement of Overriding
Considerations, and a Mitigation Monitoring Program with this Resolution. For the most recent
land use and PD zoning (PA 08 -005), the City Council approved an Addendum to the EIR
(Resolution 203 -08) based on the description, determination, and understanding that the total
number of units is within the scope of the EIR initially prepared and certified, and that all
potentially significant effects have been analyzed adequately in an earlier EIR pursuant to
applicable standards or have been avoided or mitigated pursuant to that earlier EIR. The prior
EIR and Addendum resolutions and documents are incorporated herein by reference and
available for review during normal business hours at the Community Development Department
in City Hall.
The proposed Stage 2 Development Plan amendment is consistent with the residential use,
density, design, and development standards of the 2008 approvals. The proposed lot coverage
amendment does not raise any potential environment impacts that have not already been
addressed in the 1996 EIR and 2008 Addendum. The proposed project is within the scope of
the prior certified EIR and CEQA Addendum, which documents adequately describe and
analyze the potential environmental impacts of the project. The project incorporates all
applicable mitigation measures from prior approvals. Based on these circumstances, the project
would not require any further environmental review.
Page 5 of 6
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Ramon Services District reviewed the project and provided Conditions of
Approval where appropriate to ensure that the Project is established in compliance with all local
Ordinances and Regulations. Conditions of Approval from these departments and agencies
have been included in Planning Commission Resolution 12 -26 approving the Site Development
Review (Attachment 4).
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the proposed project to advertise the project and the upcoming public hearing.
A public notice also was published in the Valley Times and posted at several locations
throughout the City. A copy of this Staff Report has been provided to the Applicant.
ATTACHMENTS: 1. Ordinance approving a Planned Development Rezone with related
Stage 2 Development Plan Amendment for the project known as
Orchid at Schaefer Ranch
2. June 12, 2012 Planning Commission Staff Report, without
attachments
3. June 12, 2012 Draft Planning Commission minutes
4. Planning Commission Resolution 12 -26 approving a Site
Development Review Permit for 140 Single - Family residential units
for the project known as Orchid at Schaefer Ranch (Schaefer Ranch
South) on 41.5 acres.
5. June 22, 2012 E -Mail from Ravindra Sharma
Page 6 of 6
ORDINANCE NO. XX - 12
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
********** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
APPROVING A PLANNED DEVELOPMENT REZONE WITH RELATED STAGE 2
DEVELOPMENT PLAN AMENDMENT FOR THE PROJECT
KNOWN AS ORCHID AT SCHAEFER RANCH ( SCHAEFER RANCH SOUTH)
ADOPTING DEVELOPMENT REGULATIONS SPECIFIC TO CHANGING
THE MAXIMUM LOT COVERAGE FOR TWO -STORY HOMES
(PLPA 2012 - 00014)
(APNs 941 - 2835 -001 to 003, 941 - 2835 -052 to 075, and 941 - 2837 -010 to 021)
The City Council of the City of Dublin does ordain as follows:
SECTION 1: RECITALS
A. By Ordinance No. 15 -96, the City Council prezoned the approximately 500 -acre
Schaefer Ranch project area generally located at the westerly boundary of the City
Limits, north of Interstate 580 (1 -580), and southeast of unincorporated Alameda
County to the Planned Development Zoning District (PA 96 -037).
B. By Ordinance No. 11 -06 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), 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 (1 -580),
and southeast of unincorporated Alameda County to the Planned Development
Zoning District (PA 06 -031) and adopted a Stage 2 Development Plan for the entire
project area.
C. Ordinance 37 -08 replaced the Stage 2 Development Plan for Schaefer Ranch
South, that portion of the area located at the southwest corner of Dublin Boulevard
and Schaefer Ranch Road approved in Ordinance No. 11 -06.
D. This Ordinance revises the lot coverage standards in Ordinance 37 -08 for two -story
houses from 35% to 40 %.
SECTION 2: FINDINGS
A. Pursuant to Section 8.120.050 of the Dublin Municipal Code, the City Council finds as
follows.
The proposed Planned Development Rezone with related Stage 2
Development Plan Amendment to the Development Regulations for Schaefer
Ranch South will be harmonious and compatible with existing and potential
development in surrounding areas because: the change to maximum lot
coverage for two -story homes would allow more flexibility in placing any of the
proposed floor plans on any one of the 140 lots within Schaefer Ranch South.
ATTACHMENT 1
2. The Property is physically suitable for the type and intensity of the Planned
Development Zoning District proposed because: 1) it is compatible with the
overall plan for Schaefer Ranch South; 2) the change in maximum lot coverage
for two -story homes will allow more options for more floor plans to fit on more
lots while still maintaining standards for usable private year yard area; and 3)
the Development Plan Amendment will allow the construction of a residential
community consistent with the density and character of the Schaefer Ranch
project overall.
3. The proposed Planned Development Rezone with related Stage 2
Development Plan Amendment for the Property 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) structures will be
constructed and neighborhoods laid out in compliance with building and fire
department safety regulations and codes; 2) development resulting from the
proposed amendment to the development regulations would be subject to
development standards generally approved previously for Single - Family
Residential adopted with Planned Development Ordinance 37 -08; and 3)
development resulting from the proposed zoning amendments to the Property
would be subject to Conditions of Approval under the authority to preserve
public health, safety, and welfare.
4. The proposed Planned Development Rezone with related Stage 2
Development Plan Amendments for the Property are consistent with the Dublin
General Plan because: 1) No General Plan Amendment has been requested
and the proposed project remains consistent with the current General Plan; 2)
the Property has been designated for residential use under the General Plan;
and 3) the requested zoning amendment is consistent with this land use.
B. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as
follows.
1. The proposed Planned Development Rezone with related Stage 2
Development Plan Amendment for the Property 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 neighborhood development remains within the approved
density; 2) overall unit count remains within the number of units anticipated
under the General Plan; and 3) the proposed project complies with purposes
stated in Section 8.32.010 of the Dublin Zoning Ordinance.
2. Development under the Planned Development District Development Plan will
be harmonious and compatible with existing and future development in the
surrounding area because: 1) the proposed amendment to the Development
regulations allowing 40% maximum lot coverage for two -story homes is
consistent with planned communities in other areas of Schaefer Ranch; and 2)
adequate hillside slope preservation, drainage, and bio- retention measures will
be incorporated to prevent run -off onto adjacent and surrounding
developments.
2
ATTACHMENT 1
C. Pursuant to the California Environmental Quality Act (CEQA), the City Council hereby
finds that the proposed project, including the PD rezone with related Stage 2 Development Plan
Amendment and the SDR application, is within the scope of the prior 1996 certified EIR
(Resolution 76 -96) and 2008 Addendum (Resolution 203 -08). The project proposes no change
to the number of units assumed in the 2008 Addendum, which number of units is also within the
number of units assumed for the overall Schaefer Ranch project in the 1996 EIR. The prior EIR
and Addendum resolutions and documents are incorporated herein by reference and available
for review during normal business hours at the Community Development Department in City
Hall.
The proposed Stage 2 Development Plan amendment and SDR are similarly
consistent with the residential use, density, design and development standards
of the 2008 approvals, except as specifically amended herein. The proposed
lot coverage amendment and the site development details in the SDR
application do not raise any potential environment impacts that have not
already been addressed in the 1996 EIR and 2008 Addendum. The proposed
project is within the scope of the prior certified EIR and CEQA Addendum,
which documents adequately describe and analyze the potential environmental
impacts of the project. The project incorporates all applicable mitigation
measures from prior approvals. Based on these circumstances, the project
would not require any further environmental review
SECTION 3. ZONING MAP AMENDMENT
Pursuant to Chapter 8.32 of the City of Dublin Municipal Code, the Dublin zoning map is
amended to rezone the Schaefer Ranch South property (Unit 2 of Tract No. 8000) to the PD-
Planned Development District, as shown below:
3
ATTACHMENT 1
SECTION 4. APPROVAL OF STAGE 2 DEVELOPMENT PLAN AMENDMENT
The regulations for the use, development, improvement, and maintenance of the Property are
set forth in Ordinance 15 -96, and Ordinance 37 -08, except for the following Stage 2
Development Plan Amendment for the Project area 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.
Stage 2 Development Plan Amendment for Schaefer Ranch South (PA 08 -005)
This Stage 2 Development Plan amendment has been submitted pursuant to Chapter 8.32.040
of the Dublin Zoning Ordinance. This amendment meets all the requirements for Stage 2
Development Plans pursuant to Chapter 8.32.040 and is adopted as part of the Stage 2 PD-
Planned Development zoning amendment for the Project Site.
All existing elements contained in Ordinance 37 -08, adopted by the City Council on November
18, 2008, hereby remain in place and are unchanged except that the maximum lot coverage for
two -story homes is amended from 35% to 40% as shown below under No. 4 (Development
Regulations).
4. Development Regulations /Architectural Standards: Development Regulations would
remain consistent with the Development Standards/ Regulations established as the
Stage 1 and Stage 2 Planned Development zoning adopted with PA 08 -005 (Vesting
Tentative Tract 8000). However, development regulations would be amended for
allowing maximum lot coverage for two -story homes to increase from 35% to 40 %, as
follows:
Development Regulations /Architectural Standards
STANDARD
Minimum Unless Otherwise Noted
Lot Size
4500 sf
Lot Width
• Typical street
45 ft
• Cul -de -sac measure at right-of-way)
35 ft
Lot Depth
100 ft
Lot Coverage
• one-story
45 % maximum
• two-story
2_5 04 mwim„m 40% maximum
Building Height (two -story maximum)
35 ft
Setbacks
Front Yard
• to living or porch
loft
• to front entry garage
18 ft
• to side entry garage
15 ft
Side Yard
• typical
5 ft
4
ATTACHMENT 1
•
at corners
8 ft
Rear Yard
10 ft
Detached 2" Unit/Casita (NOTAPPLICABLE)
•
Minimum rear yard setback
5 ft
•
Maximum building height
17 ft
•
Roof design
Hip. Except a gable element may be used
where second unit/casita does not abut
another lot on the rear property 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 2nd Unit/Casita Lot
Not permitted on Lots 36 through 46
Restrictions
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
Parking Spaces a
•
Off - street covered enclosed garage)
2
•
additional space (may be on- street
1
Specific Notes:
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 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: The 35 -foot maximum two stories shall be measured from the finished grade at the
midpoint of the building (as shown on a fagade 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 a kitchen or kitchenette and will require a dedicated parking space either within
a garage or on the driveway.
b) A casita will not include a kitchen or kitchenette and therefore an additional parking space shall not be required.
The currently proposed site plan does not include "caritas" as anticipated previously. Therefore, the development
regulations pertaining to these structures are no longer applicable to Schaefer Ranch South.
SECTION 5. 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
ATTACHMENT 1
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
day of , 2012, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:IPA #1201ZPLPA- 2012 -00014 Orchid @ Schaefer RanchlCC Meeting 07.17.12 1st ReadinglCC Ord PD Amending Stage 2 DP. docx
18905910
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ATTACHMENT 1
OF
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�4LIFOR�l�
DATE:
TO
STAFF REPORT
PLANNING COMMISSION
June 12, 2012
Planning Commission
SUBJECT: PUBLIC HEARING: PLPA -2012 -00014 Orchid at Schaefer Ranch
Planned Development Rezone with related Stage 2 Development Plan
Amendment and Site Development Review for 140 Single - Family
residential units within Schaefer Ranch South on approximately 41.5
acres
Report Prepared by Mike Porto, Consultant Planner
EXECUTIVE SUMMARY:
Discovery Builders is proposing to construct 140 Single - Family detached homes on
approximately 41.5 acres within Schaefer Ranch. The proposed project is identified as Orchid
at Schaefer Ranch and is located in south of Dublin Blvd. The current applications include an
amendment to the Development Regulations adopted with the Stage 2 Development Plan. The
amendment would allow a maximum of 40% lot coverage for 2 -story detached Single - Family
homes which is greater than the currently adopted standard of 35 %, In addition, a Site
Development Review application has been submitted for the 140 homes. The project proposes
five separate floor plans (all 2 -story) in five architectural elevation styles. The minimum lot size
would remain at 4,500 square feet.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing
and deliberate; 5) Adopt a Resolution recommending that the City Council adopt an Ordinance
approving a Planned Development Rezone with related Stage 2 Development Plan Amendment
for the project known as Orchid at Schaefer Ranch; and 6) Adopt a Resolution approving a Site
Development Review Permit for 140 Single - Family residential units for the project known as
Orchid at Schaefer Ranch (Schaefer Ranch South) on 41.5 acres
J"Z a�z__
Submitted By:
Mike Porto, Consulting Planner
COPIES TO: Applicant
File
nl�x
viewed By
Planning Manager
ITEM NO.: 5 a'
Page 1 of 13
G: FA #120121PLPA- 2012 -00014 Orchid @ Schaefer Ranchlpc staff report for schaeffer ranch south 0512.doc
DESCRIPTION:
Background
This project is proposed for development by Discovery Builders which represents the property
owner, Schaefer Ranch Holdings LLC, and is the Applicant for the requested actions and
permits. The proposed Site Development Review (SDR) is for the project known as Orchid at
Schaefer Ranch which is a development of 140 single- family detached residential lots within
Vesting Tentative Tract Map 8000 approved previously in 2008 as Schaefer Ranch South.
Schaefer Ranch is an area of approximately 500 acres located at the westerly boundary of the
City limits, north of the Interstate 580 freeway (1 -580) and south of unincorporated Alameda
County, near the intersection of Schaefer Ranch Road and the westerly extension of Dublin
Boulevard. Development for Schaefer Ranch as a whole was approved in 1996, including a
General Plan Amendment (Resolution 77 -96), PD prezoning with Development Plan (Ordinance
15 -96, pursuant to prior PD zoning regulations) and other approvals. Annexation of Schaefer
Ranch to the City was completed in 1996.
The Schaefer Ranch area has gone through a series of amendments and refinements since the
initial approvals and annexation in 1996. Subsequent plans, including a PD Rezone with Stage
2 Development Plan (Ordinance 11 -06), were approved in 2006 (PA 06 -031) which essentially
laid out the area in four neighborhoods within Tract 6765 along with hillside slope /open space,
recreation areas (both active & and passive), wilderness trail system, roadway systems,
drainage systems, water tanks, and detention basins.
In 2008, Schafer Ranch South (PA 08 -005) was approved for 81.3 acres south of Dublin
Boulevard and included City Council approval of an EIR Addendum (Resolution 203 -08), a
General Plan land use amendment (Resolution 204 -08), Planned Development Rezone and
Stage 2 Development Plan Amendment (Ordinance 37 -08), and a Development Agreement with
Discovery Builders (Ordinance 38 -08).
The project site periphery is buffered by preserved hillside open space between 1 -580 to the
south, Schaefer Ranch Road to the east, and the urban limit line to the west. Most of the
development within Schaefer Ranch has been north of Dublin Boulevard. The area north of Dublin
Boulevard across from the project site includes hillside open space (Parcel L), recreation area in
the form of a neighborhood park, and areas developing as Low Density Residential
The map below shows Schaefer Ranch South in relation to the 500 -acre Schaefer Ranch
project area:
2 of 13
Vicinity Map
QUgLrN $LVD
The project site is currently vacant and is characterized by gentle canyon terrain which has been
graded in compliance with Vesting Tentative Map 6765, originally approved for the Schaefer
Ranch project. Grading is currently underway based on Conditions of Approval for Vesting
Tentative Tract Map 8000, approved with Schaefer Ranch South (PA 08 -005).
In addition to the designation of additional open space area, approximately 41.5 acres were
reconfigured through Vesting Tentative Tract Map 8000 for 140 units of Low Density Single -
Family detached residential use. Development Regulations also were adopted which, among
other things, established lot size, frontage, setbacks, coverage, distance between buildings,
common outdoor areas, usable outdoor areas, height limits, parking, driveways, and grading
standards. For Schaefer Ranch South, the resulting acreage for Single- Family Residential use
was 22.35 acres (6.26 units per net acre) and a net gain of 104 units for a total of 406 units
within the overall Schaefer Ranch development.
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The increased number of units was approved on the basis that the grand total of 406 units within
the entirety of Schaefer Ranch is less than both the number of units approved with the
prezoning and annexation in 1996 and the number of units approved with the original
configuration of Vesting Tentative Map 6765 (446 units), even though it is greater than the 302
units approved with Site Development Review (PA 06 -031) and later iterations of the
subdivision.
Current Proposal
Discovery Builders currently requests an amendment to the development regulations adopted
with the Stage 2 Development Plan of Planned Development zoning district through Ordinance
37 -08 (PA 08 -005). The amendment would allow a maximum of 40% lot coverage for 2 -story
single - family detached homes which is greater than the currently adopted standard of 35 %. In
addition, a Site Development Review application has been submitted for the 140 homes. The
project proposes five separate floor plans (all 2 -story) in five architectural elevation styles. The
minimum lot size would remain at 4,500 square feet for Schaefer Ranch South as adopted with
Ordinance 37 -08. Development Regulations for the other neighborhoods in Schaefer Ranch
would also remain unchanged from prior approvals.
ANALYSIS:
Stage 2 Development Plan Amendment
As with the neighborhoods approved and constructed previously in Schaefer Ranch, Schaefer
Ranch South is subject to the development regulations and design standards approved and
adopted with the Stage 2 Development Plan through Ordinance 37 -08. Under the City Planned
Development Zoning Ordinance, Stage 2 Development Plans are required to address:
1. Permitted, conditionally permitted, and accessory uses
2. Stage 2 site plan
3. Site area and maximum proposed densities
4. Development regulations
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5. Architectural standards
6. Preliminary landscape plan
7. Other information necessary for the review of the proposed project, and any further
provisions required by the Application
All of these aspects were addressed with the approval of Ordinance 37 -08. The currently
requested Stage 2 Development Plan amendment pertains only to the development regulations
(#4, above) specific to lot coverage for two -story homes within Schafer Ranch South.
The minimum lot size for Schaefer Ranch South is 4,500 square feet with minimum dimensions
of 45 feet by 100 feet. Site coverage currently is limited to a maximum of 35% for two -story floor
plans, including covered patio options. The Applicant is requesting a change to the maximum lot
coverage standard for two -story units from 35% to 40 %. The change would increase the
likelihood of any floor plan fitting on any lot by 11 % overall while maintaining the required private
yard area. The change from 35% to 40% lot coverage would result in lot coverage of less than
those allowed in Schaefer Ranch. Neighborhood D allows 45% lot coverage for 2 -story homes
on lots with 3,600 sf.
None of the other development standards (i.e., lot size, setbacks, building height, parking, etc.)
adopted as part of the 2008 Stage 2 Planned Development Zoning are proposed to be changed.
Site Development Review
The SDR addresses the site layout and architecture, as well as front yard landscaping,
hardscape, and details for walls and fencing. It also includes floor plans, exterior elevations,
and detailed landscape plans consistent with the layout and street scene standards adopted
with the Stage 2 Development Plan.
Site Layout(Plotting — The street and plotting pattern for the neighborhood were previously
approved by the Planning Commission with the adoption of Vesting Tentative Tract Map 8000.
The Master Development and Plot plan is shown on Sheet C -7 of Attachment 3.
Vehicular access to the project is from two locations along the south side of Dublin Boulevard.
The primary access is closest to Schaefer Ranch Road between Lots 75 and 76. The
secondary access point is at the westerly end between Lots 1 and 140. These two streets
connect to a loop system. The head of a pedestrian trail or paseo /greenbelt which serves as a
spine of the neighborhood is located approximately mid -way between the two entrance points.
The homes along Dublin Boulevard are oriented towards the internal road system which is
arranged with five cul -de -sacs and two free- standing blocks. Slopes along the south, east, and
westerly boundaries have been graded with a "daylight light" line which prevents canyon -like
walls that would restrict sunlight from adjacent properties.
In compliance with the 4,500 square foot minimum lot size, the lots in Vesting Tentative Tract
Map 8000 range in size from a minimum of 4,752 square feet (Lot 105) to 10,499 square feet
(Lot 11). The average lot size is 6,964 square feet with only 24% of the lots being less than
6,000 square feet. Some of the larger lots are irregularly shaped and /or located against hillsides
which creates development constraints and requires more land to meet development standards.
The proposed project would comply with all other adopted development standards.
As with many approved SDRs, any floor plan may be allowed on any lot when a floor plan
complies with coverage requirements and other development regulations. The plotting plan
shown on Sheets C -8 through C -11 of Attachment 3 is accompanied by a "fit list" or matrix
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(Sheets C -12 through C -15). The fit list identifies which plans on each specific lot can comply
with coverage and usable rear yard area requirements. In some cases on a lot -by -lot basis,
constructing additional retaining walls may be used to satisfy minimum usable rear yard area
requirements.
The purpose of allowing this flexibility is to enhance sales and marketing while maintaining
sufficient diversity along the street scene. In addition to restrictions for specific lots, the
parameters for this plotting provision would be applied as follows
- Any single floor plan may not exceed 30% of the subdivision.
- Individual floor plans may be placed next to each other. However, only two of the same
individual floor plans may be plotted next to each other without being interrupted by a
different floor plan.
- If two of the same individual floor plans are plotted next to each other, the same
individual floor plan may not be plotted across the street from the two.
- In no case will the same architectural elevation or color scheme be allowed next to or
across the street from each other, unless they are a different individual floor plan.
These standards have been included as Condition #27 (Attachment 2, page 11 of 22). As
individual plot plans are submitted for each phase of development, the Applicant shah provide a
master plotting plan for the previous phases to ensure compliance with these standards.
Floor Plans — Five floor plans are proposed for this project ranging in size from 2,753 square
feet for Plan 1, to as much as 4,007 square feet for Plan 5. While the building area is generous,
buildout options are limited. All floor plans are two- stories featuring a recessed entry and
covered front porch. Each home has a street- facing garage with direct access from the garage
into the house. In each plan, the living room is situated directly off of the entry with an open
kitchen and family room located along the rear of the ground floor accessible to the rear yard.
All plans have a dedicated formal dining area connecting to the kitchen or transitioning to
informal living areas, and all plans have a nook for casual meals. All kitchens have a walk -in
pantry and island with optional wash basin.
All plans have a gas- burning fireplace in either the living room or family room, and an optional
fireplace is offered for each master bedroom, except for Plan 5. At a minimum, all plans have a
powder room on the ground floor with Plans 2, 4, and 5 having one ground floor bedroom and
one full bathroom. All plans have second floor loft space and at least one second floor
bathroom. All plans have a second floor laundry area with exception of Plan 1 where it is
located on the ground floor.
In all cases, the master bedroom and master bathroom are located on the second floor along
the full rear wall of the home. All master bedrooms have a large walk -in closet, and all master
bathrooms are equipped with dual basins, soaking tubs, and a separate compartment for the
toilet. Secondary bathrooms all have dual basins and separate tubs and showers, with
exception of Plan 5 where the additional bathroom provides one with a shower and the other
with a tub /shower combination.
In compliance with the Universal Design Ordinance (UDO), features are offered or available to
accommodate disabled occupants in compliance with the requirements for access.
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Table 1 shows proposed square footage, bedrooms, bathrooms, parking, and the living space
options for each of the proposed plans:
Table 1: Orchid at Schaefer Ranch (Schaefer Ranch South) - Floor Plans
Floor
Plan(')
Bedrooms
Bathrooms
Square
Footage
t pica) (2)
Elevations �3�
Parking
Plan 1
4 + loft
2.5
2,750 sf
A, B, C, D & E
2
Plan 2
5 + loft
3
3,304 sf
A, B, C, D & E
2
Plan 3
4 + loft
2.5
3,634 sf
A, B, C, D & E
2
Plan 4
5 + loft
3
3,748 sf
A, B, C, & D
2
Plan 5
5 + loft
4.5
4,006 sf
A, B, C, D & E
2
Total:
140 Units
1') Any one floor plan is limited to no more than 30% of the total.
(2) Living area only.
(3) A) Monterey, B) Early Californian, C) English Country, D) California Ranch, and E) Craftsman
Plan 1 — Plan 1 is the smallest at 2,753 square feet. All living quarters are on the ground floor,
and all sleeping quarters are on the second floor. Plan 1 is the only of the 5 plans with ground
floor laundry facilities. (See Attachment 3, Sheets A1.1 and A1.2)
Plan 2 — At 3,331 square feet, Plan 2 includes a ground floor bedroom with walk -in closet and
adjacent full bathroom. With the Master Bedroom and bathroom at the rear of the second floor,
the three secondary bedrooms and loft are arranged around a central stairway and laundry
room. (See Attachment 3, Sheets A2.1 and A2.2)
Plan 3 — Plan 3 is 3,624 square feet and presents an angled entry, suitable for a corner lot, with
a volume entry open to the second floor above. The dining room is situated opposite the living
room and has direct access to the kitchen. Secondary upstairs bedrooms are placed above the
garage and in succession along one side wall opposite the large loft area and stairwell. (See
Attachment 3, Sheets A3.1 and A3.2)
Plan 4 — Plan 4 is 3,751 square feet and like Plan 3 has an angled entry in this case into a
circular space. Like Plan 2, Plan 4 has a ground floor bedroom with an adjacent full bathroom.
An amenity of this plan is a walk -in wine storage space off of the dining room. Secondary
bedrooms are located near the front of home. Bedroom 3 located above the entry and living
room and is provided with a view window along with a circular seating area as an extension of
the entry space below. (See Attachment 3, Sheets A4.1 and A4.2)
Plan 5 — Although two other Plans offer five bedrooms, Plan 5 is the largest in the area at 4,007
square feet. This plan is characterized by a free - standing pergola in front of the entry, but
adjacent to the garage wall in the selected architectural styles. Plan 5 also has 4.5 bathrooms
which is 1.5 to 2 bathrooms more than any of the other four plans. The volume entry extends
over the living room and dining area to the second floor ceiling above. A bedroom and full
bathroom also are located on the ground floor in addition to a powder room near the entry and
direct garage access. Two full bathrooms are located on the second floor on either side of the
laundry room. As mentioned above, one is equipped with a tub or tub /shower combination and
the other has a shower only. (See Attachment 3, Sheets A5.1 and A5.2)
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Architecture
The SDR for Orchid at Schaefer Ranch offers five architectural styles with all five styles
available for four of the five floor plans. Plan 4 is available only in four of the five plans. The
architectural theme is consistent with the adopted Architectural Design Standards and
compatible with the homes in Schaefer Ranch, both existing and proposed. The Architectural
Design Standards adopted with PA 06 -031 established six architectural styles: a) California
Ranch, b) Monterey, c) Early Californian, d) English Country, e) Craftsman, and f) American
Farmhouse. The proposed project utilizes five styles approved with PA 08 -005: a) Monterey, b)
Early Californian, c) English Country, d) California Ranch, and e) Craftsman.
The homes are designed with themed architectural elements integrated into the front facades
and enhanced corner /side elevations. All five plans present an articulated front elevation to de-
emphasize garage facades with multi -plane setbacks and recessed garage doors. Street and
corner treatments are sensitive to reducing mass and enhancing the pedestrian scale. The front
and rear walls of the ground floor and second levels are offset to reduce building mass and
create a variation in building planes. Utilizing high quality, sustainable materials, the homes
offer varying wall textures, roof pitches, and roof types to achieve a unique character.
In order to providing wide diversity to the exterior elevations and architectural styles, five color
and materials palettes are available (see Sheet A0.19 of Attachment 3). The palettes include
five colors and /or styles of the roofing including S -curve concrete roof tiles and flat concrete roof
tiles. Exterior accent materials for each of the homes utilize brick veneer and stone veneer
specific to each architectural elevation style. With exception of the front elevations on each of
the five styles, exterior materials primarily are stucco or plaster finish with accents in wood
shingle or siding, brick veneer, or manufactured stone.
The following provides an abbreviated description of each approved architectural style exteriors
proposed for this project:
- (A) Monterey — The Monterey style is characterized by a low- pitched hip roof covered by
concrete "S" tiles. On each of the five plans, the exterior material primarily is stucco.
Window forms are vertical with evenly framed panes, heavy sills, and keystone accents.
Entries may be arched with porch covers and garage framed by a flat arch. Porch post
and arch - framed upper level windows are round columns supported on a stucco box
base. Second floors have a sill band and a second floor front window that may be
accented with a metal railing on Plan 5.
- (B) Early Californian — As with the Monterey style, the Early Californian exterior primarily
is stucco. Roof forms are hip with gable accents covered by concrete "S" tiles. Eaves
and overhangs are shaped stucco. Gable end embellishments are mock clay tile vents.
Window forms are tall and often in pairs with heavy sills. Entries and windows may be
recessed and framed by tall arches or square frames with a pre -cast keystone accent.
Either of these elements may have a cementitious trim. Second story extensions may be
supported by heavy corbelled beams and arched or box bays. Second floor front
windows may be accented with a metal railing on Plan 3.
- (C) English Country — A steeper roof form on this style is created by an abbreviated hip
roof form along a central gable with abbreviated hip accents all covered with flat concrete
tiles. Gable end embellishments are rectangular or arched stucco false vent plant -ons.
Exterior material is primarily stucco. Window and door openings generally are
rectangular with multi -panes in the upper portion of the windows which are accented with
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headers and heavy sills, corbelled supports, and mock wooden shutters with diamond
detail. Porch entry may be arched with brick veneer trim. First floor wainscot, porch
column bases, and porch facades are clad with manufactured stone veneer. Garage
doors feature half - timber cross planks presenting a rural gate appearance.
- (D) California Ranch - The California Ranch has a long central gable roof form with gable
and hip roof accents. Roof material is a flat concrete tile, and gable end embellishments
are a half round false vent. Exterior material is primarily stucco with stone accents on the
entry and ground floor base. Windows are vertical with symmetrical panes and mock
wooden shutters. Porch columns are round with a low, nearly ground -level base.
Second floor projections have thick corbelled supports. Second floor front windows may
be accented with a metal railing on Plan 5.
- (E) Craftsman - The Craftsman offers the greatest diversity in exterior materials. The
long, low- pitched gable roof is coved with a flat concrete tile. Beam ends are enhanced
with corbels and brackets. Exterior materials are stucco but generously accented on both
the ground floor with stone veneer and wood shingles. Second floors exterior and within
the gable ends feature shingled siding or board and bat. Windows have smaller panes in
the upper portion and are framed with false plank shutters. Porches are supported by
boxed or tapered columns on manufactured stone -clad base. Porch or second floor
railings may have wooden cross supports. Second floor projections are supported with
heavy beams and corbelled base. Garage doors feature wide vertical elements. The
Craftsman style is not available in Plan 4.
Enhanced Elevations - In instances where the side and rear elevations of the home can be
seen from off -site, the developer has proposed to enhance those elevations with additional
architectural features to add interest and variation. Enhanced side and rear elevations are
provided for each floor plan type and each elevation style.
Parking - In accordance with the development standards, each of the 140 single- family homes
is provided with a two -car garage resulting in compliance with the minimum requirement of 280
covered spaces. For each unit, one guest space is required to be available and is proposed to
be provided curbside within the public right -of -way. Based on this standard, a minimum of 140
curbside spaces would be needed.
The parking plan, shown on Sheets C -16 through C -19 of Attachment 3, identify potential
curbside parking in the public right -of -way available for guests, except where marked for traffic
safety and access by emergency vehicles. The plans show 185 curbside spaces.
Landscaping /Fence Plan - The Landscaping Plan in the current submittal generally is
consistent with the plans approved with previous SDRs for neighborhoods within Schaefer
Ranch. (See Attachment 3, Sheets L -1 through L -12)
As with the SDRs approved previously, the landscaping is proposed to be generous, with trees
lining the neighborhood streets, paseos, pedestrian trails, parkways, and landscaped strips. All
project streets and paths paralleling the streets will be shaded and enhanced by trees and
plantings. Hardscape elements along with landscaping will be used to create neighborhood
entries and identity.
The street landscaping unifies the neighborhood and integrates it with the adjacent
neighborhoods within Schaefer Ranch. Landscaping details have been provided for the primary
entrance near Schaefer Ranch Road, the secondary entrance at the westerly end of the project,
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and the paseo /greenbelt entry on Dublin Boulevard. A detail also has been provided for the
existing project entry at Dublin Boulevard and Schaefer Ranch Road, including emergency
vehicle access (EVA). The landscape plans also include improvements and plantings specific to
the length of the pedestrian trail /greenbelt, as well as hillside treatments.
In addition to the overall landscape plan for the Project, the landscape plans in the current
submittal have been prepared to reflect the building footprint of each floor plan. A typical
landscape /site plan is provided for both interior and corner lots for each of the five floor plans.
Since the size of the lots and homes are indicative of larger traditional homes, the intent of the
front yard landscape design will be to provide home owners with a usable front yard planted with
lawn, water efficient plants, and trees. Concrete walkways are provided from the driveway to
the side -yard gate. The landscaping for the parkways and the individual lots will be required to
conform to the City Water Efficient Landscape Ordinance (WELO).
The walls and fence designs proposed for this project are consistent with the materials, design
and hierarchy of walls and fences previously approved for adjacent neighborhoods in Schaefer
Ranch through the adopted architectural design standards, the SDR approved with PA 08 -005,
and the Stage 2 Development Plan. The fence plan for Orchid at Schaefer Ranch is shown on
Attachment 3, Sheet L -2, and the approved fences are shown on Sheet L -7.
The treatment of fencing visible along Dublin Boulevard features stone veneer entry walls with
pilasters and pre -cast caps placed at both the primary and secondary entries.
Development Agreement — A new Development Agreement with Discovery Builders was
approved in 2008 with Ordinance 38 -08 (PA 08 -005) which obligates the Developer to make a
financial contribution to the City for the construction of the Dublin Historic Park.
Affordable Housing /Inclusionary Zoning - The proposed project is subject to the Affordable
Housing Agreement with Discovery Builders previously approved. The required units have been
constructed as part of Tract 6765. This requirement was memorialized in the approved
Development Agreement referenced above.
Public Art Compliance — The project is required to comply with Sections 8.58.05A and
8.58.05D of Chapter 8.58 (Public Art Program) of the Dublin Municipal Code. The Project will
make a monetary contribution in -lieu of acquiring and installing a public art project on the
property, as provided by the Dublin Municipal Code section 8.58.050D. The in -lieu contribution
shall be as provided in the Dublin Municipal Code, Chapter 8.58, and shall be used by the City
towards a public art component at the Dublin Historical Park. (See Attachment 2, Condition
#28)
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE:
Under the General Plan, the area within the proposed project is designated 'Residential:
Single - Family." The site is zoned "PD- Residential Single - Family." Ordinance 37 -08 approved in
2008 established the Stage 2 Planned Development zoning and Development Standards for
Schaefer Ranch South. The current SDR request would be consistent with the General Plan
land use designation and Planned Development zoning if the requested amendment to the
Development Regulations is approved allowing maximum lot coverage at 40% for 2 -story
homes.
The proposed project has been reviewed for conformance with the Community Design and
Sustainability Element of the General Plan. The project itself is a portion of a larger project
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already approved that has implemented pathways, gathering spaces, and open spaces.
Discovery Builders intends to exceed the City of Dublin Green Building Ordinance (See
Attachment 4) and will exceed the 50 point threshold in the City's program. In general, the
developer is furthering the goals of the Community Design and Sustainability Element of the
General Plan by providing a high quality of life and preserving resources and opportunities for
future generations.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Ramon Services District reviewed the project and provided Conditions of
Approval where appropriate to ensure that the Project is established in compliance with all local
Ordinances and Regulations. Conditions of Approval from these departments and agencies
have been included in the attached Resolution (Attachment 2).
ENVIRONMENTAL REVIEW:
An Environmental Impact Report (EIR) for the Schaefer Ranch General Plan Amendment and
Planned Development prezoning (SCH #95033070) was certified by the City Council on July 9,
1996 by Resolution 76 -96. The City Council also adopted Findings, a Statement of Overriding
Considerations, and a Mitigation Monitoring Program with this Resolution. For the most recent
land use and PD zoning (PA 08 -005), the City Council approved an Addendum to the EIR
(Resolution 203 -08) based on the description, determination, and understanding that the total
number of units is within the scope of the EIR initially prepared and certified, and that all
potentially significant effects have been analyzed adequately in an earlier EIR pursuant to
applicable standards or have been avoided or mitigated pursuant to that earlier EIR. The prior
EIR and Addendum resolutions and documents are incorporated herein by reference and
available for review during normal business hours at the Community Development Department
in City Hall.
The proposed Stage 2 Development Plan amendment and SDR are similarly consistent with the
residential use, density, design, and development standards of the 2008 approvals. The
proposed lot coverage amendment and the site development details in the SDR application do
not raise any potential environment impacts that have not already been addressed in the 1996
EIR and 2008 Addendum. The proposed project is within the scope of the prior certified EIR
and CEQA Addendum, which documents adequately describe and analyze the potential
environmental impacts of the project. The project incorporates all applicable mitigation
measures from prior approvals. Based on these circumstances, the project would not require
any further environmental review.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the proposed project to advertise the project and the upcoming public hearing.
A public notice also was published in the Valley Times and posted at several locations
throughout the City. A copy of this Staff Report has been provided to the Applicant.
ATTACHMENTS: 1. Resolution recommending that the City Council adopt an
Ordinance approving a Planned Development Rezone with
related Stage 2 Development Plan Amendment for the project
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known as Orchid at Schaefer Ranch, with a draft Ordinance
attached as Exhibit A.
2. Resolution approving a Site Development Review Permit for
140 Single - Family residential units for the project known as
Orchid at Schaefer Ranch (Schaefer Ranch South) on 41.5
acres.
3. Project Plans dated May 12, 2012.
4. Green Point Rated Checklist
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GENERAL INFORMATION:
PROPERTY OWNERIAPPLICANT: Schaefer Ranch Holdings LLC, (Discovery Builders),
4061 Port Chicago Highway, Suite H
Concord, CA 94520
Attn: Dana Owyoung
LOCATION: The project is located in the Western Extended Planning
area generally north of 1 -580, South of Dublin
Boulevard, west of Schaefer Ranch Road, and east of
Schaefer Heights Drive in the Schaefer Ranch planned
community of Schaefer Ranch.
(Lots 1 through 140 of Vesting Tentative Tract Map
8000)
ZONING: PD- Residential Single - Family (Ordinance 37 -08, PA 08-
005)
GENERAL PLAN: Residential Single - Family
SURROUNDING USES:
LOCATION
ZONING
GENERAL PLAN LAND USE
CURRENT USE OF
PROPERTY
Vacant
(Neighborhood Park and open
(across Dublin Boulevard)
space)
North
PD
Open Space and
Residential Single - Family
Single- Family Residential
(portion of Neighborhood
C & D)
South
PD
Open Space
Vacant
East
PD
Open Space
Vacant
West
PD
Open Space
Vacant
REFERENCES:
• PA 06 -031
• PA 08 -005
• City Council Resolution 203 -08 (EIR Addendum)
• City Council Resolution 204 -08 (GPA Amendment)
• City Council Ordinance 37 -08 (Stage 2 PD)
• City Council Ordinance 38 -08 (DA)
1890361.1
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DRAFT DRAFT
a
Planning Commission Minutes
w,� t g
w� 1
Tuesday, June 12, 2012
CALL TO ORDER /ROLL CALL
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, June 12,
2012, in the City Council Chambers located at 100 Civic Plaza. Chair Wehrenberg called the
meeting to order at 7:01:29 P
Present: Chair Wehrenberg; Commissioners Schaub, Brown, and Bhuthimethee; Chris Foss,
Assistant City Manager; Jeff Baker, Planning Manager; Mike Porto, Consulting Planner; and
Debra LeClair, Recording Secretary.
Absent: Vice Chair O'Keefe
ADDITIONS OR REVISIONS TO THE AGENDA — NONE
MINUTES OF PREVIOUS MEETINGS — On a motion by Cm. Brown and seconded by Cm.
Schaub, on a vote of 4 -0, with Vice Chair O'Keefe absent, the Planning Commission approved
the minutes of the May 8, 2012 meeting.
ORAL COMMUNICATIONS — NONE
CONSENT CALENDAR.— NONE
WRITTEN COMMUNICATIONS —
7.1 Five Year Capital Improvement Program 2012 -2017, Finding of General Plan
Conformance for Proposed Fiscal year 2012 -2013 Projects.
Chris Foss, Assistant City Manager, presented the project as outlined in the Staff Report.
Cm. Brown mentioned that the S4 project for the Dublin Blvd right turn at Village Parkway is
shown only on the unfunded list and suggested adding S4, S8, Citywide Signal Communications
upgrade and the S10, Traffic Signal Improvements to the funded list. He felt they could be
funded if the S5, Eastern Dublin Arterial Street and Freeway Improvements, is removed from the
active street program list. He felt the suggested change would permit completion of some
projects that would improve traffic flow in the City.
Mr. Foss responded the minutes will reflect Cm. Brown's suggestions. He stated the City
Council will review the CIP at the June 19th meeting. He encouraged Cm. Brown to attend the
meeting and ask these questions. He stated that the Eastern Dublin Arterial Streets and
Freeway Improvements are the Eastern Dublin Traffic Improvement Program (TIF).
Cm. Brown referred to Page 4 in the Parks Section which states there is concern for the ability
to fund maintenance for new parks. He felt that the funds for any new park projects should be
saved to ensure that the current parks have the maintenance funding necessary.
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DRAFT DRAFT
Mr. Foss stated that during the community conversations that issue was raised by those in
attendance. The City Council is aware of the issue and Staff continues to keep them informed.
Cm. Schaub felt that, if a smaller community park can be paid for by the HOA, it will not have
much impact on the community.
Chair Wehrenberg mentioned the small park in the recently approved Jordan Ranch project.
Mr. Foss felt the challenge of having an HOA pay for the maintenance of a park is that the
residents feel that the park belongs to them and is not a City park. Therefore, the residents
could want to restrict the use of the park to only those residents.
Cm. Schaub disagreed with Mr. Foss and mentioned his experience with the park within his
HOA where there have been no such problems.
Cm. Schaub asked about the plans for the lanes on Dublin Blvd at the Tralee project where it
transitions to two lanes.
Mr. Foss answered that area is part of the CIP project plan to widen Dublin Blvd between Dublin
Court and Sierra Court to three lanes in each direction and directed the Commission to Page 46
of the project list. He stated Staff has started on the design for both sides of Dublin Blvd.
On a motion by Cm. Schaub and seconded by Cm. Bhuthimethee, on a vote of 4 -0, with Vice
Chair O'Keefe being absent, the Planning Commission adopted:
RESOLUTION 12 — 24
FINDING CONFORMITY WITH THE ADOPTED GENERAL PLAN FOR PUBLIC WORKS
PROJECTS PROPOSED TO OCCUR DURING FISCAL YEAR 2012 -2013 AS PRSENTED IN
THE CITY OF DUBLIN FIVE YEAR CAPITAL IMPROVEMENT PROGRAM (CIP) 2012 -2017
PUBLIC HEARINGS —
8.1 PLPA- 2012 -00014 Orchid at Schaefer Ranch Stage 2 Development Plan Amendment
and Site Development Review
Mike Porto, Consulting Planner, presented the project as outlined in the Staff Report.
Cm. Schaub asked about the lot sizes and if the lots are flat or will they be similar to the
surrounding homes. He felt that a change in elevation affects lot coverage and changes the
look of the development.
Mr. Porto answered this project is not like the projects on the east side of Dublin. He stated the
lots are generally flat, using retaining walls for step -ups on the side yards with a minimum of 2.5
feet and several rear yards have higher slopes. He stated the development pad is a flatter area
that slopes off towards Dublin Blvd and Schaefer Ranch Road.
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DRAFT DRAFT
Cm. Schaub felt that the lot coverage changes the look and feel of the development when there
are many acres behind the houses.
Mr. Porto stated that part of the original PD requires a minimum 500 square feet of flat usable
rear yard area. He felt the Applicant did a good job of showing how the yard area is achieved in
each individual yard. He continued that, within the overall Schaefer Ranch project, there were
instances where the developer could not meet the minimum flat rear yard requirement and they
had to install retaining walls to create the usable flat area. He stated that would not happen in
this development.
Cm. Schaub was concerned with the 45 degree angle of the front doors and the damage that
could be done by the weather. He suggested keeping the doors away from a western exposure.
Mr. Porto answered the doors are recessed slightly and protected from the weather.
There was a discussion regarding sustainable landscaping, synthetic lawns and the problem of
voles and gophers in the Schaefer Ranch development.
Chair Wehrenberg referred to Sheets C12 -15 regarding lots and "no fit" that identifies which
plans on each lot can comply with lot coverage and usable rear yard requirements and asked
Mr. Porto to explain the reference "no fit."
Mr. Porto answered that those sheets list the lots and in the instance where they cannot meet
the minimum requirement for the amount of rear yard area or the 15 ft flat usable yard area. "No
Fit" means the house will not fit on that lot. But there are other houses that can fit on that lot.
For instance, on Sheet C -12, lot #5, they can build a Plan 1 or Plan 2 house, but not a Plan 3, 4,
or 5 because the yard area requirement cannot be met.
Cm. Bhuthimethee asked if the original proposal included any one story homes.
Mr. Porto answered no. The original concept included a casita or a guest room in the rear yards
on lots that have the room, but there was no design and it was not part of the proposal. No
single -story homes were proposed for this development.
Cm. Bhuthimethee felt Dublin has a shortage of single story homes.
Mr. Porto responded developers have difficulty selling single -story homes because they tend to
be smaller.
Cm. Bhuthimethee felt that older people are not interested in walking up stairs, etc. She felt that
there are a lot of 2 story + homes in Eastern Dublin with a lot of stairs.
Cm. Schaub felt the reality of the situation is that if you add the existing older single -story homes
on the west side of town to the amount of single -story homes on the east side, the housing stock
is balanced but felt the newer areas did not have as many single -story homes.
Mr. Porto mentioned there are some single -story homes within the overall Schaefer Ranch
development.
rfi� June 12, 2012
DRAFT DRAFT
Cm. Bhuthimethee felt that most of the homes reviewed by the Planning Commission in the last
year have been 2 -story.
Chair Wehrenberg mentioned the lot coverage requirements which she felt drives the 2 -story
homes and agreed with Cm. Bhuthimethee that 1 -story homes are nice.
Cm. Bhuthimethee felt that a segment of the population is not being addressed.
Cm. Bhuthimethee felt that some of the plants on the plans could be better clustered.
Mr. Porto answered the Applicants generally try to keep the landscaping consistent so the
neighborhoods look cohesive. The City has also used the same landscape architect to review
the plans for Schaefer Ranch throughout the project. He stated the City's landscape architect
reviewed the project, commented and provided the Applicant with issues and concerns which
were revised in subsequent drawings. He stated part of the landscape concept was set years
ago and this project is carrying it forward.
Cm. Bhuthimethee was concerned with maintenance issues.
Chair Wehrenberg opened the public hearing.
Dana Owyong, Discovery Buildings, spoke in favor of the project. He stated the reason there
are no single story homes is because of lot coverage. They would provide them but the house
would be very small. To meet that part of the market there are 3 homes that have bedrooms on
the first floor. He stated that the master bedroom is downstairs in Plan 5 which could address
that part of the market. One of their standard program items in all of their developments is
having a master bedroom downstairs.
Cm. Bhuthimethee asked if the master downstairs is offered in any of the other plans.
Mr. Owyong answered Plan 5 is the only plan with the master bedroom downstairs. He stated
there is a bedroom downstairs on other plans that could be used as a guest room or in -law
room. He agreed the market needs more one -story homes.
Cm. Bhuthimethee was also concerned about landscaping. She felt that some areas of
groundcover are not clustered together which can sometimes cause maintenance problems.
She stated that, on some of the front yard plans, there is a single row of plants between the
driveways and spilling out onto the lawns. She felt the lawns would not survive. She asked the
Applicant to work with the City's landscape architect on some of the issues.
Mr. Owyong stated typically the third -party landscape architect will go out to the field and work
with the installers to strategically set plants. He stated that although there is a landscape plan
they have been artistically placing and clustering plants.
Cm. Bhuthimethee felt that some of the ways the plants were placed on the plans are not
sustainable.
Mr. Porto mentioned the landscape plan is a specific response to the Water Efficient Landscape
Ordinance (WELO) where there cannot be grass within two feet of the hardscape area. He
rfi� June 12, 2012
DRAFT DRAFT
stated there was a significant change to the landscape plan for Schaefer Ranch in order to meet
WE LO.
Cm. Bhuthimethee suggested possibly widening the strip or using a more hardy plant that would
have a higher chance of survival.
Chair Wehrenberg asked if she could point out the specific plant that concerns her.
Cm. Bhuthimethee stated there is a single row of plants along the driveway that is the smallest
plant on the plan.
Mr. Owyong mentioned that the landscape architect has the history of the site and what is a
survivable plant. He knows the microclimate and he has taken that knowledge and applied it to
the development. He stated he would be happy to make adjustments to the landscape plan.
Cm. Bhuthimethee suggested Mr. Owyong continue to work with the landscape architect.
Mr. Owyong agreed and stated they have been very proactive on working to eradicate the voles
and have taken precautions by laying down mesh under the lawns and around the trees. He
stated they want the development to look good and the landscaping to survive.
Cm. Schaub felt that, over time, the HOA figures out what kind of plants work in the area and
what doesn't.
Cm. Bhuthimethee asked about the crosswalks at the entrances to the development and if they
are using pavers or painting them.
Mr. Porto answered they will use pavers.
Jeff Baker, Planning Manager, mentioned the Applicant is required to use pavers; it was not
shown on the plans.
Ravi Sharma, 7706 Kelly Canyon Dr, spoke regarding the project. He was concerned with the
noise from the freeway since this project is closer to the freeway. He was concerned that the
density has increased from what was originally approved. He felt a community center for the
neighborhood would be useful. He was also concerned that the construction of the park has
been delayed and wanted it to be built as soon as possible. He stated children are playing in
the street because there is no park for them to play in and felt that was a dangerous condition.
Cm. Schaub responded, in the original plan that was approved years ago, this area had larger
lots. He stated there are still some large lots to be developed. He stated that the developer has
provided as part of the project community benefit such as The School of Imagination and
contributions towards the Heritage Park.
Chair Wehrenberg mentioned the park is listed on the CIP program as the developer building
the park.
Mr. Porto answered the park is currently under construction, the developer is building the park
and there is a requirement to complete it by a date certain.
rfi� June 12, 2012
DRAFT DRAFT
Mr. Baker stated the date is June 2013 and construction has begun.
Chair Wehrenberg mentioned Mr. Sharma's concern regarding the freeway noise and asked if
the Applicant uses different windows to mitigate the noise since the development is closer to the
freeway.
Mr. Owyong answered they must meet a minimum standard for window glazing and there are
berms that help with noise mitigation as well.
Chair Wehrenberg closed the public hearing.
Cm. Schaub asked if this is the end of Schaefer Ranch Development.
Mr. Porto stated the Applicant has submitted a request for a General Plan Amendment in the
area to create additional lots and creating the ability to reconfigure some of the lots.
Cm. Schaub stated he can make the findings and is in support of the project.
Cm. Bhuthimethee stated she could make the findings and was in support of the project.
Cm. Brown stated he can make the findings and likes the elevations and the architecture.
Chair Wehrenberg had no issues and could make the findings. She felt it was a great addition
to the community.
On a motion by Cm. Schaub and seconded by Cm. Brown, on a vote of 4 -0, with Vice Chair
O'Keefe being absent, the Planning Commission adopted:
RESOLUTION NO. 12 - 25
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE
APPROVING A PLANNED DEVELOPMENT REZONE WITH RELATED STAGE 2
DEVELOPMENT PLAN AMENDMENT FOR THE PROJECT KNOWN AS
ORCHID AT SCHAEFER RANCH (SCHAEFER RANCH SOUTH)
RESOLUTION NO. 12 - 26
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR
140 SINGLE - FAMILY RESIDENTIAL UNITS FOR THE PROJECT KNOWN AS
ORCHID AT SCHAEFER RANCH
(SCHAEFER RANCH SOUTH) ON 41.5 ACRES
A.wb`b`iticq� Coknmossi4)/c" June , 2r.. 20'12
W.:
NEW OR UNFINISHED BUSINESS — NONE
OTHER BUSINESS - NONE
10 9E
10.1 Brief INFORMATION ONLY reports from the Planning Commission and /or Staff,
including Committee Reports and Reports by the Planning Commission related to
meetings attended at City Expense (AB 1234).
10.2 Mr. Baker mentioned the City Council had concerns regarding tandem parking in the
Jordan Ranch II project and added a Condition of Approval to the SDR to require
designated parking spaces. Chair Wehrenberg did not agree with designating a parking
space and felt that would allow the residents to use the garage as storage instead of
parking.
10.3 Mr. Baker mentioned the budget meeting scheduled before the regular City Council
meeting on June 19th
10.4 Mr. Baker mentioned the City is considering a pilot parking program on a particular parcel
on Village Parkway. The program follows a recommendation by the Urban Land Institute
to reduce parking standards. The City Council directed Staff to put a program together for
two specific parcels. Mr. Baker stated that the program will be brought forward to the
Planning Commission for recommendation to the City Council.
10.5 Chair Wehrenberg asked about the status of the Dublin Crossings project and the
scoping meeting. Mr. Baker answered the first item in the process is the scoping meeting
for the Environmental Impact Report. Notices were sent to public agencies and
interested parties who were encouraged to come and share their thoughts. This meeting
will be held on June 20, 2012 at 7:00 pm.
10.6 Chair Wehrenberg asked about the Economic Development Element. Mr. Baker stated
there will be a City Council workshop on July 19th
10.7 Cm. Schaub stated he will not be in attendance for the June 26th Planning Commission
meeting.
ADJOURNMENT — The meeting was adjourned at 8:01:45 P
Respectfully submitted,
Doreen Wehrenberg
Planning Commission Chair
ATTEST:
Jeff Baker
Planning Manager
G:WINUTESI20121PLANNING COMMISSIONI06.12.12 DRAFT PC MINUTES. docx
52
Jerne 12, 2012
RESOLUTION NO. 12 - 26
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR
140 SINGLE - FAMILY RESIDENTIAL UNITS FOR THE PROJECT KNOWN AS
ORCHID AT SCHAEFER RANCH
( SCHAEFER RANCH SOUTH) ON 41.5 ACRES
(PLPA 2012 - 00014)
(APNs 941 - 2835 -001 to 003, 941 - 2835 -052 to 075, and 941 - 2837 -010 to 021)
WHEREAS, Discovery Builders, representing Schaefer Ranch Holdings LLC, submitted
applications for a Site Development Review to develop 140 detached Single - Family homes for the
project known as Orchid at Schaefer Ranch on approximately 41.5 acres within the Planned
Development district approved as Schaefer Ranch South (PA 08 -005) ( "Project Site "); and
WHEREAS, the Project site is located in the Western Extended Planning area generally north
of 1 -580, South of Dublin Boulevard, west of Schaefer Ranch Road, and east of Schaefer Heights
Drive in the Schaefer Ranch planned community ; and
WHEREAS, the Project site currently is vacant land with some infrastructure improvements
constructed pursuant to conditions of approval for Vesting Tentative Maps 6765 and 8000; and
WHEREAS, the Project was addressed previously by an Environmental Impact Report (EIR)
(SCH #95033070) for the larger project known as Schaefer Ranch General Plan Amendment and
Prezoning. On July 9, 1996, the City Council adopted Resolution 76 -96 which certified the Final
EIR as complete, adequate, and in compliance with the California Environmental Quality Act
(CEQA) and the City's Environmental Guidelines. The City Council also adopted Findings, a
Statement of Overriding Considerations, and a Mitigation Monitoring Program with this Resolution.
An Addendum addressing PA 08 -005 was adopted on November 18, 2008 by City Council
Resolution 203 - 08.. Both of the above resolutions are incorporated herein by reference and
available for review during normal business hours at the Community Development Department in
City Hall; and.
WHEREAS, on November 18, 2008, the City Council approved a Planned Development
(PD) rezoning with related Stage 2 Development Plan for Schaefer Ranch South (Ordinance 37-
08), which included the Project Site (PA 08 -005); and
WHEREAS, on October 14, 2008, the Planning Commission approved Vesting Tentative
Map 8000 (Resolution 08 -31); and
WHEREAS, on November 18, 2008, a Development Agreement with Discovery Builders
was approved by City Council through Ordnance 38 -08; and
WHEREAS, the Applicant has submitted a complete application, including project plans and
exterior elevations, dated received on May 7, 2012, for a Site Development Review for the 140
units within Schaefer Ranch South known as Orchid at Schaefer Ranch; and
1
ATTACHMENT 4
WHEREAS, the proposed project, including the site development details in the SDR
application does not raise any potential environment impacts that have not already been
addressed in the 1996 EIR and 2008 Addendum. The proposed project is within the scope of the
prior certified EIR and CEQA Addendum, which documents adequately describe and analyze the
potential environmental impacts of the project. The project incorporates all applicable mitigation
measures from prior approvals. Based on these circumstances, no further environmental review is
required for approval of the project, contingent on the City Council so determining in connection
with review of the companion project application; and
WHEREAS, a Staff Report dated June 12, 2012 was submitted recommending that the
Planning Commission approve the Site Development Review for the 140 detached Single - Family
residential units within Schaefer Ranch South known as Orchid at Schaefer Ranch; and
WHEREAS, the application and all of the Resolutions, Ordinances, EIR, and Addendum
referenced herein are incorporated by reference and are available on file for public review during
normal business hours at the Community Development Department, Dublin City Hall, 100 Civic
Plaza, Dublin, CA; and
WHEREAS, on June 12, 2012, the Planning Commission did hold a properly noticed public
hearing on the proposed project at which time all interested parties had the opportunity to be
heard; and
WHEREAS, on June 12, 2012, following the public hearing, the Planning adopted
Resolution recommending that the City Council adopt an Ordinance approving the
companion Planned Development rezoning with related Stage 2 Development Plan amendment to
change the development regulations to allow the maximum lot coverage of 40% for 2 -story homes;
and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all reports, recommendations, and testimony hereinabove set forth prior to taking
action on the proposed project.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding said proposed Site
Development Review:
Site Development Review:
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance,
with the General Plan and any applicable Specific Plans and Design Guidelines
because: 1) The project will not undermine the architectural character and scale of
development in which the proposed project is to be located; 2) the project will provide a
unique, varied, and distinct housing opportunity; 3) the project is consistent with the
General Plan Land Use designation of Single - Family Residential; and 4) the project
complies with the Development Standards established in the Planned Development
Zoning Stage 2 Development Plan, as amended.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1)
the project contributes to orderly, attractive, and harmonious site and structural
development compatible with the existing site lay out and subdivision mapping and
Page 2 of 23
ATTACHMENT 4
blends well with the surrounding properties; and 2) the project complies with the
development regulations set forth in the Zoning Ordinance where applicable.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties,
and the lot in which the project is proposed because: 1) the project augments the
architectural style offerings in the vicinity; 2) the size and mass of the proposed houses
are consistent with the lot sizes and other residential developments in the surrounding
area; 3) the project will supply unique and varied floor plan options and enhanced
elevations on the corner lots; and 4) the project will provide more design offerings
contributing to a more "custom" look of Schaefer Ranch.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the lots have already been subdivided to conform with the General Plan, the
Planned Development Zoning for this area; and 2) the proposed homes to be developed
on the property meet all of the development standards established to regulate
development in Schaefer Ranch.
E. Impacts to existing slopes and topographic features are addressed because: 1) the
proposed project site is already subdivided; 2) a substantial amount of hillside slope and
open space has been preserved; 3) the infrastructure is under construction including
streets and utilities; 4) all grading is near completion; and 5) retaining walls will be
constructed to establish the required lot size and building envelope.
F. Architectural considerations including the character, scale and quality of the design, site
lay out, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other developments
in the vicinity because: 1) the proposed houses will utilize five of the approved
architectural style standards established in the Schaefer Ranch Stage 2 Development
Plan; 2) the materials referenced in the approved Architectural Standards will be utilized;
3) the homes when constructed will blend with and be similar to homes already being
constructed in the general vicinity; and 4) the color and materials proposed are similar
and complementary to colors and materials being utilized on homes currently being
constructed in the vicinity.
G. Landscape considerations, including the location, type, size, color, texture and coverage
of plant materials, and similar elements have been incorporated into the project to
ensure visual relief, adequate screening and an attractive environment for the public
because: 1) all perimeter landscaping, walls, fences and hardscape are proposed for
construction in accordance with the prior approved Stage 2 Development Plan; and 2)
the project front yard landscaping and sideyard fencing is consistent with other
developments currently under construction in the vicinity and conform to the
requirements of the Stage 2 Development Plan and the Water Efficient Landscape
Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclists,
pedestrians, and automobiles because: 1) all infrastructure including streets, parkways,
pathways, sidewalks, and streetlighting are proposed for construction in accordance with
the master plan; and 2) development of this project will conform to the major
Page 3 of 23
ATTACHMENT 4
improvements already installed allowing residents the safe and efficient use of these
facilities.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby approve the Site Development Review for the proposed project known as Orchid at
Schaefer Ranch (140 detached singled - family units) as shown on plans prepared by the Discovery
Design Group, Isakson & Associates, Inc., and M. D. Fotheringham Landscape Architects subject
to the conditions included below.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the
issuance of building permits or establishment of use, and shall be subject to Planning
Department review and approval. The following codes represent those
departments /agencies responsible for monitoring compliance of the conditions of approval.
FPL.I Planning, FB1 Building, FP01 Police, FPWI Public Works FP &CS1 Parks & Community
Services, FADMI Administration /City Attorney, FFINI Finance, FF1 Alameda County Fire
Department, FDSRI Dublin San Ramon Services District, FC01 Alameda County Department
of Environmental Health, FZ71 Zone 7.
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
PLANNING
DIVISION
1.
Approval. This Site Development Review approval
PL
Ongoing
Standard
is for the construction of 140 Single - Family detached
homes within Schaefer Ranch South on
approximately 41.5 acres of Vesting Tentative Tract
Map 8000. This approval shall be as generally
depicted and indicated on the plans prepared by
Discovery Design Group and M. D. Fotheringham,
Landscape Architects dated received May 7, 2012
on file in the Community Development Department,
and as specified by the following Conditions of
Approval for this project and subject to City Council
approval of the companion Planned Development
rezoning and related Stage 2 Development Plan
Amendment.
2.
Compliance with Prior Approvals. All applicable
PL
On -going
Standard
Conditions of Approval related to Schaefer Ranch
shall be applicable and remain in effect, including the
Conditions of Approval in Resolution 08 -31 for
Tentative Map 8000.
3.
Effective Date. Approval of this Site Development
PL
Ongoing
Standard
Review PLPA- 2001 -00014 becomes effective 10
days after action by the Planning Commission
subject to the approval of the City Council on the
Stage 2 Development Plan Amendment.
4.
1 Permit Expiration. Construction or use shall
PL
One year
Standard
Page 4 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
commence within one (1) year of Site Development
following
Review (SDR) approval, or the SDR shall lapse and
approval
become null and void. Commencement of
date
construction or use means the actual construction or
use pursuant to the approval, or demonstrating
substantial progress toward commencing such use.
If there is a dispute as to whether the SDR has
expired, the City may hold a noticed public hearing
to determine the matter. Such a determination may
be processed concurrently with revocation
proceedings in appropriate circumstances. If a SDR
expires, a new application must be made and
processed according to the requirements of the
Dublin Zoning Ordinance.
5.
Time Extension. The original approving decision-
PL
One year
Standard
maker may, upon the Applicant's written request for
following
an extension of approval prior to expiration, and
approval
upon the determination that any Conditions of
date
Approval remain adequate to assure that applicable
findings of approval will continue to be met, grant a
time extension of approval for a period not to exceed
six (6) months. All time extension requests shall be
noticed and a public hearing or public meeting shall
be held as required by the particular Permit.
6.
Revocation of permit. The permit shall be
PL
Ongoing
Standard
revocable for cause in accordance with Chapter 8.96
of the Dublin Zoning Ordinance. Any violation of the
terms or conditions of this permit shall be subject to
citation.
7.
Required Permits. Applicant/Developer shall
PL, PW
Issuance of
Standard
comply with the City of Dublin Zoning Ordinance and
Building
obtain all necessary permits required by other
Permits
agencies (Alameda County Flood Control District
Zone 7, California Department of Fish and Game,
Army Corps of Engineers, Regional Water Quality
Control Board, State Water Quality Control Board)
and shall submit copies of the permits to the Public
Works Department.
8.
Requirements and Standard Conditions. The
Various
Issuance of
Standard
Applicant/Developer shall comply with applicable
Building
Alameda County Fire, Dublin Public Works
Permits
Department, Dublin Building Department, Dublin
Police Services, Alameda County Flood Control
District Zone 7, Livermore Amador Valley Transit
Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services
Page 5 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
District and the California Department of Health
Services requirements and standard conditions.
Prior to issuance of building permits or the
installation of any improvements related to this
project, the Developer shall supply written
statements from each such agency or department to
the Planning Department, indicating that all
applicable conditions required have been or will be
met.
9.
Modifications. The Community Development
PL
On -going
Standard
Director may consider modifications or changes to
this Site Development Review approval if the
modifications or changes proposed comply with
Section 8.104.100 of the Zoning Ordinance.
10.
Fees. The Developer shall pay all applicable fees in
PW
Zone 7 and
Standard
effect at the time of building permit issuance
Parkland In-
including, but not limited to, Planning fees, Building
Lieu Fees
fees, Dublin San Ramon Services District fees,
Due Prior to
Public Facilities fees, Dublin Unified School District
Filing Each
School Impact fees, Public Works Traffic Impact
Final Map;
fees, City of Dublin Fire Services fees, Noise
Other Fees
Mitigation fees, Inclusionary Housing In -Lieu fees,
Required
Alameda County Flood and Water Conservation
with
District (Zone 7) Drainage and Water Connection
Issuance of
fees, and any other fees either in effect at the time
Building
and /or as noted in the Development Agreement.
Permits
11.
Indemnification. The Developer shall defend,
PL, B
On -going
Standard
indemnify, and hold harmless the City of Dublin and
its agents, officers, and employees from any claim,
action, or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set aside,
void, or annul an approval of the City of Dublin or its
advisory agency, appeal board, Planning
Commission, City Council, Community Development
Director, Zoning Administrator, or any other
department, committee, or agency of the City to the
extent such actions are brought within the time
period required by Government Code Section
66499.37 or other applicable law; provided, however,
that The Developer's duty to so defend, indemnify,
and hold harmless shall be subject to the City's
promptly notifying The Developer of any said claim,
action, or proceeding and the City's full cooperation
in the defense of such actions or proceedings.
12.
1Clean up. The Applicant/Developer shall be
PL
On -going
Standard
responsible for clean -up and disposal of project
Page 6 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
related trash and for maintaining a clean, litter -free
site.
13.
Fire Codes and Ordinances. All project
B
Through
Standard
construction shall conform to all fire codes and
completion
ordinances in effect at the time of building permits.
14.
Removal of Obstructions.
PW
Prior to
Standard
Applicant/Developer shall remove all trees including
Issuance of
major root systems and other obstructions from
Occupancy
building sites that are necessary for public
Permits
improvements or for public safety as directed by the
soils engineer and Director of Public Works.
15.
Traffic Control. During all phases of construction,
B, PL
Prior to
Standard
two -way traffic is to be maintained along the abutting
issuance of
roads. Any proposed detouring or temporary
Building
signage and lane delineation along these roadways
Permits
shall be approved in advance by the Director of
Public Works.
16.
Controlling Activities. The Applicant /Developer
PO, PL
Ongoing
Standard
shall control all activities on the project site so as not
to create a nuisance to the surrounding residences.
17.
Noise /Nuisances. No loudspeakers or amplified
PO, PL
Ongoing
Standard
music shall be permitted to project or be placed
outside of the residential buildings during
construction.
18.
Accessory Structures. The use of any accessory
PL, B, F
Ongoing
Standard
structures, such as storage sheds or trailer /container
units used for storage or for any other purpose
during construction, shall not be allowed on the site
at any time unless a Temporary Use Permit is
applied for and approved.
19.
Satellite Dishes. The Developer's Architect shall
PL
Issuance of
Project
prepare a plan for review and approval by the
building
Specific
Director of Community Development and the
permit
Building Official that provides a consistent and
unobtrusive location for the placement of individual
satellite dishes. Individual conduit will be run on the
interior of the unit to the satellite location on the
exterior of the home to limit the amount of exposed
cable required to activate any satellite dish. It is
preferred that where chimneys exist, the mounting of
the dish be incorporated into the chimney. In
instances where chimneys do not exist, then the plan
shall show a common and consistent location for
satellite dish placement to eliminate the over
proliferation, haphazard and irregular placement.
Page 7 of 23
ATTACHMENT 4
NO.
CONDITIONS OF APPROVAL
Agency
When
Required,
Prior to:
Source
20.
Final building and site development plans shall
PL
Issuance of
Project
be reviewed and approved by the Community
building
Specific
Development Department staff prior to the issuance
permit
of a building permit. All such plans shall insure:
a. That standard residential security requirements
as established by the Dublin Police Department
are provided.
b. That ramps, special parking spaces, signing, and
other appropriate physical features for the
handicapped, are provided throughout the site
for all publicly used facilities.
c. That continuous concrete curbing is provided for
all parking stalls, if necessary.
d. That exterior lighting of the building and site is
not directed onto adjacent properties and the
light source is shielded from direct offsite
viewing.
e. That all mechanical equipment, including air
conditioning condensers, electrical and gas
meters, is architecturally screened from view,
and that electrical transformers are either
underground or architecturally screened.
f. That all vents, gutters, downspouts, flashings,
etc., are painted to match the color of adjacent
surface.
g. That all materials and colors are to be as
approved by the Dublin Community
Development Department. Once constructed or
installed, all improvements are to be maintained
in accordance with the approved plans. Any
changes, which affect the exterior character,
shall be resubmitted to the Dublin Community
Development Department for approval.
h. That all exterior architectural elements visible
from view and not detailed on the plans be
finished in a style and in materials in harmony
with the exterior of the building. All materials
shall wrap to the inside corners and terminate at
a perpendicular wall plane.
i. That all other public agencies that require review
of the project are supplied with copies of the final
building and site plans and that compliance is
obtained with at least their minimum Code
Page 8 of 23
ATTACHMENT 4
NO.
CONDITIONS OF APPROVAL
Agency
When
Required,
Prior to:
Source
requirements.
21.
Final landscape plans, irrigation system plans,
PL
Issuance of
Standard
tree preservation techniques, and guarantees, shall
building
be reviewed and approved by the Dublin Planning
permit
Division prior to the issuance of the building permit.
All such submittals shall insure:
a. That plant material is utilized which will be
capable of healthy growth within the given range
of soil and climate.
b. That proposed landscape screening is of a
height and density so that it provides a positive
visual impact within three years from the time of
planting.
c. That unless unusual circumstances prevail, at
least 75% of the proposed trees on the site are a
minimum of 15 gallons in size, and at least 50%
of the proposed shrubs on the site are minimum
of 5 gallons in size.
d. That a plan for an automatic irrigation system be
provided which assures that all plants get
adequate water. In unusual circumstances, and
if approved by Staff, a manual or quick coupler
system may be used.
e. That concrete curbing is to be used at the edges
of all planters and paving surfaces where
applicable.
f. That all cut and fill slopes conform to the master
vesting tentative map and conditions detailed in
the Site Development Review packet.
g. That all cut and fill slopes graded and not
constructed by September 1, of any given year,
are hydroseeded with perennial or native
grasses and flowers, and that stock piles of
loose soil existing on that date are hydroseeded
in a similar manner.
h. That the area under the drip line of all existing
oaks, walnuts, etc., which are to be saved are
fenced during construction and grading
operations and no activity is permitted under
them that will cause soil compaction or damage
to the tree, if applicable.
Page 9 of 23
ATTACHMENT 4
NO.
CONDITIONS OF APPROVAL
Agency
When
Required,
Prior to:
Source
i. That a guarantee from the owners or contractors
shall be required guaranteeing all shrubs and
ground cover, all trees, and the irrigation system
for one year.
j. That a permanent maintenance agreement on all
landscaping will be required from the owner
insuring regular irrigation, fertilization and weed
abatement, if applicable.
22.
Occupancy Permit Requirements. Prior to
PW
Issuance of
Standard
issuance of an Occupancy Permit, the physical
Occupancy
condition of the project site shall meet minimum
Permit
health and safety standards and City requirements
including, but not limited to the following:
a. The streets and walkways providing access to
each building shall be complete, as determined
by the City Engineer /Public Works Director, to
allow for safe, unobstructed pedestrian and
vehicle access to and from the site.
b. All traffic control devices on streets providing
access to the site shall be in place and fully
functional.
c. All street name signs and address numbers for
streets providing access to the buildings shall be
in place and visible.
d. Lighting for the streets and site shall be
adequate for safety and security. All streetlights
on streets providing access to the buildings shall
be energized and functioning. Exterior lighting
shall be provided for building entrances /exits and
pedestrian walkways. Security lighting shall be
provided as required by Dublin Police.
e. All construction equipment, materials, or on-
going work shall be separated from the public by
use of fencing, barricades, caution ribbon, or
other means approved by the City
Engineer /Public Works Director.
f. All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
g. All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
signage) shall be installed and fully functional.
h. As -Built or Record Drawings printed on mylar of
Page 10 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
all site improvements shall be submitted to the
Public Works Department.
i. A Declaration or Report from the Geotechnical
Engineer of Record confirming that all grading
work associated with the project had been
performed in accordance with the Engineer's
recommendations.
23.
Access During Phasing. Any phasing shall provide
B
Issuance of
Standard
for adequate vehicular access to all building(s) in
Building
each phase, and shall substantially conform to the
Permits
intent and purpose of the subdivision approval. No
individual building shall be occupied until the
adjoining area is finished, safe, accessible, and
provided with all reasonable expected services and
amenities, and separated from remaining additional
construction activity.
24.
Repair of Damages. Applicant/Developer shall
PL, PW
Prior to
Standard
repair all damaged existing street, curb, gutter,
issuance of
sidewalk, or other public facilities that result from
Occupancy
construction activities to the satisfaction of the
permit
Director of Public Works.
25.
Water Efficient Landscaping Regulations. The
PL
On going
Standard
Applicant shall meet all requirements of the City of
Dublin's Water- Efficient Landscaping Regulations,
Section 8.88 of the Dublin Municipal Code.
26.
Sustainable Landscape Practices. The landscape
PL
On going
Standard
design shall demonstrate compliance with
sustainable landscape practices as detailed in the
Bay- Friendly Landscape Guidelines by earning a
minimum of 60 points or more on the Bay - Friendly
scorecard and specifying that 75% of the non -turf
planting only requires occasional, little or no
shearing or summer water once established.
27.
Plotting: This Site Development Review approval
PL
Issuance of
Project
allows any of the five approved floor plans to be
building
Specific
constructed on any of the lots within Orchid at
permits
Schaefer Ranch, subject to limitations as follows:
■ Any single floor plan may not exceed 30% of the
subdivision.
• Individual floor plans may be placed next to each
other. However, only two of the same individual
floor plans may be plotted next to each other
without being interrupted by a different floor
plan.
• If two of the same individual floor plans are
Page 11 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
plotted next to each other, the same individual
floor plan may not be plotted across the street
from the two.
■ In no case will the same architectural elevation
or color scheme be allowed next to or across the
street from each other, unless they are a
different individual floor plan.
28.
Public Art Project. The project is required to
P &CS
Issuance of
Project
comply with Sections 8.58.05A and 8.58.05D of
building
Specific
Chapter 8.58 (Public Art Program) of the Dublin
permits
Zoning
Municipal Code. The Project will make a monetary
Ord Chp
contribution in -lieu of acquiring and installing a public
8.58
art project on the property, as provided by the Dublin
Municipal Code section 8.58.050D. The in -lieu
contribution shall be as provided in the Dublin
Municipal Code, Chapter 8.58, and shall be used by
the City towards a public art component at the Dublin
Historical Park.
29.
Final inspection or occupancy permits will not be
PL
Construc-
Standard
granted until all construction and landscaping is
Lion and
complete in accordance with approved plans and the
landscaping
conditions re wired by the City.
is complete
PUBLIC
WORKS
30.
General Public Works Conditions of Approval.
PW
Ongoing
Standard
Developer shall comply with the City of Dublin
General Public Works Conditions of Approval for
Tract 8000 approved previously unless specifically
modified by these Conditions of Approval.
31.
Clarification. In the event that there needs to be
PW, PL
On -going
Standard
clarification to these Conditions of Approval, the City
Engineer or Community Development Director has
the authority to clarify the intent of these Conditions
of Approval to the Developer without going to a
public hearing. The City Engineer or Community
Development Director also has the authority to make
minor modifications to these conditions without going
to a public hearing in order for the
Applicant/Developer to fulfill needed improvements
or mitigations resulting from impacts of this project.
32.
Developer shall obtain an Encroachment Permit
PW
Construction
Standard
from the Public Works Department for all
construction activity within the public right -of -way of
any street where the City has accepted the
improvements. At the discretion of the City Engineer
an encroachment for workspecifically included in an
Page 12 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
Improvement Agreement may not be required.
33.
Developer shall obtain a Grading / Sitework Permit
PW
Construction
Standard
from the Public Works Department for all private
grading and site improvements. This will include any
community walls or soundwalls installed as part of
the project. Wall construction will be subject to plan
review by the Public Works Department and the
Building Division, and will be subject to special
inspections during construction.
34.
Plot plans shall be submitted for review and
PW
Building
Standard
approval by the Public Works Department and the
Permits
Community Development Department prior to
approval of building permits.
35.
Roof drainage shall be connected to a closed
PW
Tract impmt
Standard
conduit, discharging to a curb drain or connected to
agreement
the storm drain system. Concentrated flows will not
be allowed to drain across public sidewalks
36.
SWPPP. The Developer is responsible for ensuring
PW
During
Standard
that all contractors implement all storm water
construction
pollution prevention measures in the SWPPP.
37.
Utility Siting Plan. The Applicant/Developer shall
PW, PL
Issuance of
Standard
provide a final Utility Siting Plan showing that
Grading
transformers and service boxes are placed outside of
Permits
public view where possible and /or screened to the
satisfaction of the Community Development Director
and Public Works Director. Applicant/Developer shall
place all utility infrastructures underground including
electric, telecommunications, cable TV, and gas in
accordance with standards enforced by the
appropriate utility agency. Utility plans showing the
location of all proposed utilities shall be reviewed
and approved by the City Engineer /Public Works
Director prior to installation.
38.
Landscape Features within Public Right of Way.
PW
Final Map
Standard
The Developer shall enter into an "Agreement for
Long Term Encroachments" with the City to allow the
HOA to maintain the landscape and decorative
features within public Right of Way including
frontage & median landscaping, decorative
pavements and special features (i.e., walls, portals,
benches, etc.) as generally shown on Site
Development Review exhibits. The Agreement shall
identify the ownership of the special features and
maintenance responsibilities. The Homeowner's
Association will be responsible for maintaining the
surface of all decorative pavements including
Page 13 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
restoration required as the result of utility repairs.
39.
Covenants, Conditions and Restrictions
PW
Final Map
Standard
(CC &Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants,
Conditions, and Restrictions to govern use and
maintenance of the landscape features within the
public right of way contained in the Agreement for
Long Term Encroachments and interior streets.
Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC &Rs
shall ensure that there is adequate provision for the
maintenance, in good repair and on a regular basis,
of the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage,
lighting, signs and other related improvements. The
CC &Rs shall also contain all other items required by
these conditions. The Developer shall submit a copy
of the CC &R document to the City for review and
approval.
40.
Public Street. Developer shall construct street
PW
Final Map
Standard
improvements and offer for dedication to the City of
Dublin the rights of way for arterials and interior
streets as shown on the Tentative Map, to the
satisfaction of the City Engineer.
41.
Geographic Information System. Once the City
PW
Issuance of
Standard
Engineer /Public Works Director approves the
Occupancy
development project, a digital vectorized file on
Permit
floppy or CD of the Improvement Plans shall be
submitted to the City and DSRSD. Digital raster
copies are not acceptable. The digital vectorized
files shall be in AutoCAD 14 or higher drawing
format or ESRI Shapefile format. Drawing units shall
be decimal with the precision of 0.00. All objects
and entities in layers shall be colored by layer and
named in English, although abbreviations are
acceptable. All submitted drawings shall use the
Global Coordinate System of USA, California, NAD
83 California State Plane, Zone III, and U.S. foot.
Said submittal shall be acceptable to the City's GIS
Coordinator.
42.
Building Codes and Ordinances. All project
B
Through
Standard
construction shall conform to all building codes and
Completion
ordinances in effect at the time of building permit.
43.
Retaining Walls. All retaining walls over 30 inches
B
Through
Standard
in height and in a walkway area shall be provided
completion
Page 14 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
with guardrails. All retaining walls located on private
property, over 24 inches, with a surcharge, or 36
inches without a surcharge, shall obtain permits and
inspections from the Building Division.
44.
Phased Occupancy Plan: If occupancy is
B
Occupancy
Standard
requested to occur in phases, then all physical
of any
improvements within each phase shall be required to
affected
be completed prior to occupancy of any buildings
building
within that phase except for items specifically
excluded in an approved Phased Occupancy Plan,
or minor handwork items, approved by the
Community Development Department. The Phased
Occupancy Plan shall be submitted to the Directors
of Community Development and Public Works for
review and approval a minimum of 45 days prior to
the request for occupancy of any building covered by
said Phased Occupancy Plan. Any phasing shall
provide for adequate vehicular access to all parcels
in each phase, and shall substantially conform to the
intent and purpose of the subdivision approval. No
individual building shall be occupied until the
adjoining area is finished, safe, accessible, and
provided with all reasonable expected services and
amenities, and separated from remaining additional
construction activity. Subject to approval of the
Community Development Director, the completion of
landscaping may be deferred due to inclement
weather with the posting of a bond for the value of
the deferred landscaping and associated
improvements.
45.
Building Permits. To apply for building permits,
B
Issuance of
Standard
Applicant/Developer shall submit seven (7) sets of
building
construction plans to the Building Division for plan
permit
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval.
The notations shall clearly indicate how all
Conditions of Approval will or have been complied
with. Construction plans will not be accepted without
the annotated resolutions attached to each set of
plans. Applicant/Developer will be responsible for
obtaining the approvals of all participation non -City
agencies prior to the issuance of building permits.
46.
Construction Drawings. Construction plans shall
B
Issuance of
Standard
be fully dimensioned (including building elevations)
building
accurately drawn (depicting all existing and
permit
proposed conditions on site), and prepared and
signed by a California licensed Architect or Engineer.
Page 15 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
All structural calculations shall be prepared and
signed by a California licensed Architect or Engineer.
The site plan, landscape plan and details shall be
consistent with each other.
47.
Air Conditioning Units. Air conditioning units and
B
Occupancy
Standard
ventilation ducts shall be screened from public view
of unit
with materials compatible to the main building and
shall not be roof mounted. Units shall be
permanently installed on concrete pads or other non -
movable materials approved by the Building Official
and Community Development Director. Air
conditioning units shall be located such that each
dwelling unit has one side yard with an unobstructed
width of not less than 36 inches. Air conditioning
units shall be located in accordance with the PD text.
48.
Temporary Fencing. Temporary Construction
B
Through
Standard
fencing shall be installed along the perimeter of all
completion
work under construction.
49.
Addressing.
B
Issuance of
Standard
a) Provide a site plan with the City of Dublin's
building
address grid overlaid on the plans (1 to 30
permit and
scale). Highlight all exterior door openings on
through
plans (front, rear, garage, etc.). (Prior to release
completion
of addresses)
b) Provide plan for display of addresses. The
Building Official and Director of Community
Development shall approve plan prior to
issuance of the first building permit. (Prior to
permitting)
c) Addresses will be required on the front of the
dwellings. Addresses are also required near the
garage door opening if the opening is not on the
same side of the dwelling as the front door.
(Prior to permitting)
d) Address signage shall be provided as per the
Dublin Residential Security Code. (Occupancy of
any Unit).
e) Provide a site plan with the approved addresses
in 1 to 400 scale prior to approval or release of
the project addresses. (Prior to permitting)
f) Exterior address numbers shall be backlight and
be posted in such a way that they can be seen
from the street.
Page 16 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
50.
Engineer Observation. The Engineer of record
B
Scheduling
Standard
shall be retained to provide observation services for
the final
all components of the lateral and vertical design of
frame
the building, including nailing, hold downs, straps,
inspection
shear, roof diaphragm and structural frame of
building. A written report shall be submitted to the
City Inspector prior to scheduling the final frame
inspection.
51.
Foundation. Geotechnical Engineer for the soils
B
Through
Standard
report shall review and approve the foundation
completion
design. A letter shall be submitted to the Building
Division on the approval.
52.
Green Building. Green Building measures as
B
Through
Standard
detailed may be adjusted prior to master plan check
completion
application submittal with prior approval from the
City's Green Building Official. Provided that the
design of the project complies with the City of
Dublin's Green Building Ordinance and State Law as
applicable. In addition, all changes shall be reflected
in the Master Plans. (Through Completion)
The Green Building checklist shall be included in the
master plans. The checklist shall detail what Green
Points are being obtained and where the information
is found within the master plans. (Prior to first
permit)
Prior to each unit final, the project shall submit a
completed checklist with appropriate verification that
all Green Points required by Chapter 7.94 of the
Dublin Municipal Code have been incorporated.
(Through Completion)
Homeowner Manual — if Applicant takes advantage
of this point the Manual shall be submitted to the
Green Building Official for review or a third party
reviewer with the results submitted to the City.
(Through Completion)
Developer may choose self - certification or
certification by a third party as permitted by the
Dublin Municipal Code. Applicant shall inform the
Green Building Official of method of certification prior
to release of the first permit in each subdivision /
neighborhood.
53.
Electronic File. The Applicant/Developer shall
B
Issuance of
Standard
submit all building drawings and specifications for
building
Page 17 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
this project in an electronic format to the satisfaction
permit
of the Building Official prior to the issuance of
building permits. Additionally, all revisions made to
the building plans during the project shall be
incorporated into an "As Built" electronic file and
submitted prior to the issuance of the final
occupancy.
54.
Universal Design. The dwellings shall conform to
B
Final
the universal design standards in the Dublin
inspection of
Municipal Code Chapter 7.90. The applicant shall
each
provide the following information or reports:
dwelling
a) Provide options with master plans detailing
design methods for proper compliance with
Universal Design. The information shall be
included in the master plans used for
permitting. (Prior to issuance of 1st permit)
b) Provide check list(s) for each model type,
indicating mandatory options and voluntary
options and cut off dates for selection for
review and approval of the City. (Prior to
issuance of 1st permit)
c) Provide form(s) detailing the selected items to
the City.
55.
Construction Trailer. Due to size and nature of the
B
Issuance of
Standard
development, the Applicant/Developer, shall provide
Building
a construction trailer with all hook ups for use by City
Permits
Inspection personnel during the time of construction
as determined necessary by the Building Official. In
the event that the City has their own construction
trailer, the applicant/developer shall provide a site
with appropriate hook ups in close proximity to the
project site to accommodate this trailer. The
applicant/developer shall cause the trailer to be
moved from its current location at the time necessary
as determined by the Building Official at the
appl icant/develope r's expense.
56.
Copies of Approved Plans: Applicant shall provide
B
30 days after
Standard
City with 4 reduced (1/2 size) copies of the approved
permit and
plan.
each
revision
issuance
57.
Applicant must comply with Dublin Municipal Code
PO, B,
During
Standard
Section 7.32.220, Residential Security Ordinance,
PW
construction
which covers lighting, landscaping, locks, gates and
doors.
Page 18 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
58.
Developers must ensure that police radios function in
PO, PL
Ongoing
Standard
the area prior to starting the project. An appointment
may be made with Dublin Police Services Crime
Prevention Unit, (925) 833 -6677.
59.
Applicant must indicate the location of available light
PO, PW
Ongoing
Standard
sources for parks and footpaths
60.
Applicant must indicate how they will address the
PO
Ongoing
Standard
residences. Where will address numbers be
positioned on each residential design? Dublin Police
Services has the following conditions of approval
regarding addressing:
a) Address numbers shall be displayed on all
buildings, on the fagade closest to the street.
Addressing may be placed on another fagade
facing the street (e.g., the garage) if it is not
setback more than 25 feet away from the
street.
b) Residences that share a common driveway
shall incorporate [monument] signs with the
address range. [Monument] signs shall be
made visible during hours of darkness by a
light source
c) Address numbers shall be unobstructed by
architectural /design features (trims or
accents) or landscaping.
d) Address numbers shall be in a color that
contrasts with the background color and shall
be made visible at night by a light source.
e) Must abide by Security Ordinance's
addressing requirements (lighting,
diagrammatic maps).
61.
Postal Service "gang boxes" (group postal boxes)
PO
Ongoing
Standard
shall be illuminated with a uniformly maintained
minimum level of one foot candle of light.
62.
During the Construction phase of this project, the
PO
During
Standard
developer shall ensure that construction crews will
construction
not block ingress /egress to the detriment of existing
neighbors as well as a potential threat to emergency
vehicle access.
63.
During the construction phase, the site shall be
PO
During
Standard
fenced, and locked at all times when workers are not
construction
present.
64.
A temporary address sign, of at least 36 inches by
PO
During
Standard
36 inches with a white background and stenciled
construction
Page 19 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
black numbers and letters that can be seen during
night time hours with existing street lighting or
additional lighting is to be posted on all approaches
to the site. Addressing is required to aid the
response of emergency services.
65.
The developer /contractors will file a Dublin Police
PO
During
Standard
Emergency Contact Business Card prior to any
construction
phase of construction. The emergency card will
provide 24 hour phone contact numbers of persons
responsible for the construction site.
66.
Good security practices shall be followed with
PO
During
Standard
respect to storage of building materials and storage
construction
of tools at the construction site.
67.
Lighting levels during darkness shall be sufficient to
PO
During
Standard
prevent or reduce theft or burglary.
construction
68.
Security During Construction.
PO, B,
During
Standard
a. Fencing — The perimeter of the construction site
PW
construction
shall be fenced and locked at all times when
workers are not present. All construction activities
shall be confined to within the fenced area.
Construction materials and /or equipment shall
not be operated or stored outside of the fenced
area or within the public right -of -way unless
approved in advance by the Public Works
Director.
b. Address Sign - A temporary address sign of
sufficient size and color contrast to be seen
during night time hours with existing street
lighting is to be posted on the perimeter street
adjacent to construction activities.
c. Emergency Contact — Prior to any phase of
construction, Applicant/Developer will file with the
Dublin Police Department an Emergency Contact
Business Card that will provide 24 -hour phone
contact numbers of persons responsible for the
construction site.
d. Materials & Tools — Good security practices shall
be followed with respect to storage of building
materials and tools at the construction site.
e. Security lighting and patrols shall be employed as
necessary.
69.
Graffiti. The Applicant/Developer shall keep the site
PO, PL
Ongoing
Standard
clear of graffiti on a regular and continuous basis and
Page 20 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
at all times. Graffiti resistant materials should be
used.
FIRE INSPECTION
70.
The homes that are adjacent to open space or
F
On going
Standard
undeveloped land shall comply with the Wildfire
Management Plan as specifies in the conditions of
approval:
a) The homes shall be provided with an
automatic sprinkler system.
b) The roof covering shall be class A.
c) The underside of the eaves shall be one hour
rated.
d) The exterior wall shall be one hour rated on
the side facing the open space.
e) The exterior doors shall be non - combustible
or solid core 1 % inch thick.
f) Attic vents or other vent openings shall not
exceed 144 sq. in. and covered with non-
combustible corrosion resistant mesh with
openings not to exceed '/4 inch.
g) Fences constructed of combustible materials
shall be separated from the perimeter of
buildings containing habitable by connecting
to buildings with a masonry pilaster as shown
in the Wildfire Management Plan. Pilaster are
not required if a noncombustible fence is
provided on the side(s) facing the open space
and additional 10 feet towards the home.
h) Comply with the vegetation requirements
71.
The landscape plans for the REAR YARDS adjacent
F
On going
Standard
to open space or undeveloped land shall comply
with the standards for vegetation establishment and
maintenance as required in the Wildfire
Management Plan-
a) Plants within 3 feet of the homes shall be
irrigated flowers only. The area within 3 feet
shall have non - combustible materials only (no
combustible mulch).
b) Plants 3 to 15 feet from the home shall only
be those listed for use in Areas A and B in the
plant species table.
c Trees shall be a minimum of 4 feet from the
Page 21 of 23
ATTACHMENT 4
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
homes. Trees between 4 ft and 30 feet of the
homes shall have a minimum of 10 feet
between crowns. The trees shall be limited to
those types listed for use in Areas B through
D in the plant species table.
d) Plants 15 to 30 feet from the home shall only
be those listed for use in Areas A through C in
the plant species table.
e) The distances increase for areas with slopes
over 30 %. See the Wildfire Management
Plan.
72.
The landscape shall be maintained year round to
F
On going
Standard
comply with the Wildfire Management Plan. Trees
between 4 and 15 feet from the homes shall have
their limbs pruned 10 feet from grade or 1/3 of the
total live crown height. Trees between 15 and 30
feet from the homes shall have their limbs pruned 6
to 10 feet from grade. The distances increase for
areas with slopes over 30 %. See the Wildfire
Management Plan.
73.
Grasses in the undeveloped land shall be kept
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mowed to a height of 4 inches in the Fire buffer
zone. The fire buffer zone is defined as follows:
a) 15 feet beyond the maintenance road.
b) 45 feet beyond the fence lines where there is
no maintenance road.
c) 15 feet beyond the public roads.
d) The buffer zone shall be defined by a non-
combustible fence.
74.
Provide escape or rescue window for every sleeping
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room below the fourth story in accordance with the
UBC section 310.4.
75.
The project shall comply with Building and Fire Codes
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as adopted by the City of Dublin.
76.
Signage. This project shall be subject to Chapter
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8.84.050D of the Dublin Zoning Ordinance
"Community Identification Signs" unless additional
signage is required. The Applicant may apply for
"Master Sign Program /Site Development Review" in
accordance with Chapter 8.84.130 of the Dublin
Zoning Ordinance.
PASSED, APPROVED AND ADOPTED this 12th day of June 2012.
Page 22 of 23
ATTACHMENT 4
AYES: Wehrenberg, Brown, Schaub, Bhuthimethee
NOES:
ABSENT: O'Keefe
ABSTAIN:
Planning Commissioner Chair
ATTEST:
Planning Manager
G:IPA #1201ZPLPA- 2012 -00014 Orchid @ Schaefer Ranch Dub - SchaeferOrchid- draftReso- SDR.doc
18905960
Page 23 of 23
ATTACHMENT 4
Fwd: Not able to download info related with PLPA -2012 -00014 Page 1 of 2
From: Jeri Ram <Jeri.Ram @dublin.ca.gov>
To: Joni Pattillo <Joni.Pattillo @dublin.ca.gov >; Joni Pattillo <Joni. Patti llo @dublin.ca.gov >; Jeff Baker
<Jeff.Baker @dublin.ca.gov >; Mike Porto <Mike.Porto @dublin.ca.gov >; Chris Foss <Chris.Foss @dublin.ca.gov>
Subject: Fwd: Not able to download info related with PLPA- 2012 -00014
Date: Thu, Jun 21, 2012 11:33 pm
Hi, I just received this. The mayor and I were the only people he sent it to. Jeri
Sent from my HTC InspireTm 4G on AT &T
- - - -- Forwarded message - - - --
From: "Ravindra Sharma" <ravishar&gmail.com>
To: "Jeri Ram" <Jeri,Ram @dublin.ca.gov>
Cc: "Tim Sbranti" <tim@timsbranti.com>
Subject: Not able to download info related with PLPA- 2012 -00014
Date: Fri, Jun 22, 2012 1:45 am
Hi Jeri
attended the public meeting for - -- item number PLPA -2012- 00014.
1. 1 have serious concenrs about the noise pollution caused by the 1 -580 Freeway. The builders and planners
failed to address if any study was done to quantify the noice level from an extended period of time (at least
several weeks). If so, what were the results. What specific action(s) planning dept and builder is taking. I think
putting houses so close to the noisy freeway is not a good idea and should be reconsidered.
2. There is lack of community center in the Schaefer Ranch area. The planning people should try to work with
builder to build a all weather community center in one or two plots in the new development. This will go a long way
in building strong community and sustain high prices in the area which will increase the revenue city will get.
3. The park is this area should be build as soon as possible
Regards
Ravi
On Wed, Jun 13, 2012 at 7:48 AM, Ravindra Sharma <ravishar@gmail.com> wrote:
Hi Jeri, -
am not able to download the files related with Planning Commission -- item number PLPA -2012- 00014.
There are about 150 pages involved here and it is not possible to review it on -line.
Please advise.
Regards
Ravi
On Wed, Jun 13, 2012 at 5:56 AM, Tim Sbranti <tim @timsbranti.com> wrote:
You can reach Jeri at jeri.ram(cDdublin.ca.gov, She should be able to help you with any questions you may
have
On Tue, Jun 12, 2012 at 4:47 PM, Ravindra Sharma <ravishar@gmail.com> wrote:
http: / /mail.aol.com/36478 -1 l l /aol- 6 /en -us /mail /PrintMessage.aspx 7/3/2012
Fwd: Not able to download info related with PLPA -2012 -00014 Page 2 of 2
Hi,
I understand that there is Public Hearing today before Planning Commission today to discuss PLPA -2012-
00014.
I am not able to download the relevant docs for review. There are about 150 pages involved here and it is
not possible to review it on line,
Not able to find email for Community Development Director ,,
-- Jeri Ram. Therefore sending this email to
I I You.
Please advise.
Regards
Ravi
925 719 91 97
http:l /mail.aol.com/36478 -11 l /aol- 6 /en -us /mail /PrintMessage.aspx 7/3/2012