HomeMy WebLinkAboutOrd 10-12 Orchid @ Schaefer Rch So PD Rezone •
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ORDINANCE NO. 10 - 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.
1. 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.
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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.
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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:
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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 36 % maximum 40% maximum
Building Height (two-story maximum) (2) 35 ft
Setbacks (A)( )icy
Front Yard (A)
• to living or porch 10 ft
• to front entry garage 18 ft
• to side entry garage 15 ft
Side Yard(g)
• typical 5 ft
• at corners 8 ft
Rear Yard(6)(E) 10 ft
Detached 2nd Unit/Casita (NOT APPLICABLE)
• Minimum rear yard setback 5 ft
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• 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 (2)(3)
• size 500 sf contiguous flat
• dimension 10 ft minimum any one side and
15 ft diameter clear within usable yard
Parking Spaces (3)(a)(b)
• Off-street covered (enclosed garage) 2
• additional space (may be on-street) 1
Specific Notes:
I'I 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 facade or cross section view running parallel to the slope) to the top ridge of
the structure's roof. However, architectural features and elements may exceed this provision by a 5-foot maximum,
and a gable element may exceed this provision by a 5-foot maximum, subject to approval by the Director of Community
Development.
(3) Second Units/Casita—Detached
a) A second unit is defined as having 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
places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
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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: Councilmembers Biddle, Hart, Hildenbrand, Swalwell, and Mayor Sbranti
NOES: None
ABSENT: None
ABSTAIN: None N
Mayor
ATTEST:
LCAI
Deputy City Clek (f
Ord No. 10-12, Adopted 8-21-12, Item 4.2 Page 6 of 6