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HomeMy WebLinkAbout4.02 Schaefer Rch PD Rezone STAFF REPORT CITY CLERK File #450-30 CITY COUNCIL DATE:August 21, 2012 TO: Honorable Mayor and City Councilmembers FROM: Joni Pattillo, City Manager SUBJECT: Planned Development Rezone with related Stage 2 Development Plan Amendment to Increase the Lot Coverage for Schaefer Ranch South Prepared by Michael Porto, Consulting Planner EXECUTIVE SUMMARY: At their meeting of July 17, 2012, the City Council waived the reading and introduced an Ordinance approving an amendment to the Development Regulations adopted with the Stage 2 Development Plan for Schaefer Ranch South. 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 waive the reading and 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) adopting development regulations specific to changing the maximum lot coverage for two-story homes. Submitted By Reviewed By Director of Community Development Assistant City Manager ITEM NO. 4.2 Page 1 of 3 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 (I-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. In 2008, Schaefer Ranch South (PA 08-005) amended the original project for the 81.3 acres south of Dublin Boulevard. The project included 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), Vesting Tentative Map (Resolution 08-31) 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: Vicinity Map Current Proposal Page 2 of 3 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. The City Council, at their meeting of July 17, 2012, heard a presentation from Staff and waived the reading and introduced the Ordinance approving the change to the Stage 2 Development Plan (Attachment 1). 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 2. ATTACHMENTS: 1. July 17, 2012 City Council Staff Report without attachments 2. Ordinance approving a Planned Development Rezone with related Stage 2 Development Plan Amendment for the project known as Orchid at Schaefer Ranch Page 3 of 3 STAFF REPORT CITY CLERK File # CITY COUNCIL DATE:July 17, 2012 TO: Honorable Mayor and City Councilmembers FROM: Joni Pattillo, City Manager 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 and deliberate; and 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 Reviewed By Director of Community Development Assistant City Manager COPIES TO: Applicant File ITEM NO.:__________ Page 1 of 6 C:\Users\agenda\Desktop\Item 4.2 Attachment 1.doc 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 (I-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: 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 4. Development regulations 3 of 6 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. 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. 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 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 (I-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 (I-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. 1. The proposed Planned DevelopmentRezone with relatedStage 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. 1 ATTACHMENT 2 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 2 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 3ZONING 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 2 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  45 ft Typical street  35 ft Cul-de-sac (measure at right-of-way) Lot Depth 100 ft Lot Coverage(1)  45 % maximum one-story 40% maximum 35 % maximum two-story Building Height (two-story maximum) (2) 35 ft Setbacks (A)(B)(C) Front Yard (A)  10 ft to living or porch  18 ft to front entry garage  15 ft to side entry garage Side Yard(B)  5 ft typical 4 ATTACHMENT 2  8 ft at corners Rear Yard(B)(E) 10 ft Detached 2 nd Unit/Casita (NOT APPLICABLE) 5 ft Minimum rear yard setback 17 ft Maximum building height Hip. Except a gable element may be used Roof design where second unit/casita does not abut another lot on the rear property line. Minimum 4:12 sloping away from all property Roof pitch lines so as to not overpower the adjacent neighbor. Consistent with main building including all Architectural design materials. All elements of the main building shall be replicated on the second unit/casita. nd Not permitted on Lots 36 through 46 Detached 2 Unit/Casita Lot Permitted in side yard provided unit does not Restrictions extended beyond rear of home on Lots 47 & 48. Usable Yard (E)(3)  500 sf contiguous flat size 10 ft minimum any one side and dimension 15 ft diameter clear within usable yard Parking Spaces (3) (a) (b)  2 Off-street covered (enclosed garage)  1 additional space (may be on-street) Specific Notes: (1) regulations are intended to establish the maximum lot area that may be covered with buildings Maximum lot coverage 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) The 35-foot maximum two stories shall be measured from the finished grade at the Residential Building Height: midpoint of the building (as shown on a façade 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 “casitas” 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 5 ATTACHMENT 2 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 21 day of August 2012, by the following vote: AYES: NOES: ABSENT: ABSTAIN: _____________________________ Mayor ATTEST: _____________________________ City Clerk G:\PA#\2012\PLPA-2012-00014 Orchid @ Schaefer Ranch\CC Meeting 07.17.12 1st Reading\CC Ord PD Amending Stage 2 DP.docx 1890591v1 6 ATTACHMENT 2