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Home My WebLink AboutPC Reso 12-44 Moller Ranch Rec to CC Stg 1 & 2 PD Rezon RESOLUTION NO. 12 - 44 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 1 AND STAGE 2 DEVELOPMENT PLAN FOR THE MOLLER RANCH PROJECT (APNS 985-0001-001-01 and 985-0001-001-02) PLPA-2011-00003 WHEREAS, Braddock & Logan Services, Inc. ("Applicant") submitted applications for a 226.3-acre property known as Moller Ranch located along the east side of Tassajara Road north of the Tassajara Road and Fallon Road intersection ("Project Site"); and WHEREAS, the applications include: 1) General Plan and Eastern Dublin Specific Plan amendments to change the land use from its current designation; 2) Planned Development Rezone with related Stage 1 and Stage 2 Development Plan; 3) Vesting Tentative Tract 8012 to create 370 residential lots; and 4) Development Agreement; and WHEREAS, the Project Site and the applications are collectively known as the "Project;" and WHEREAS, the proposed amendments would change the existing acreage of the 226.3- acre Moller Ranch property from the existing land uses: a) Medium Density Residential - 48.9 acres; b) Rural Residential/Agricultural - 143.7 acres; c) Open Space/Stream Corridor — 32.6 acres; and d) Neighborhood Park 1.1 acres, to the amended land uses as follows: a) Single- Family Residential - 79.6 acres, b) Rural Residential/Agricultural - 136.8 acres, c) Open Space/Stream Corridor— 7.6 acres; d) Semi-Public— 1.2 acres, and no change to Neighborhood Park — 1.1 acres; and WHEREAS, the Planned Development rezoning proposes a residential development of 370 units on 79.6 acres of the Project Site; and WHEREAS, the project is located within the Eastern Dublin Specific Plan area; and WHEREAS, the project site currently is vacant land except for two existing residences and several agricultural outbuildings; and WHEREAS, the Project is in the General Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, for which the City Council certified a Program Environmental Impact Report by Resolution 51-93 ("Eastern Dublin EIR" or "EDEIR", SCH 91103064) on May 10, 1993 (resolution incorporated herein by reference). The Eastern Dublin EIR identified significant impacts from development of the Eastern Dublin area, some of which could not be mitigated to less than significant. Upon approval of the Eastern Dublin General Plan Amendment and Specific Plan, the City Council adopted mitigations, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution 53-93, incorporated herein by reference); and WHEREAS, in 2007 a Supplemental Environmental Impact Report (SCH #2005052146), was certified by the City Council on May 1, 2007 by Resolution No. 56-07 (incorporated herein by reference) which addressed potential environmental impacts resulting from a plan proposed for Moller Ranch and the adjacent 12.5-acre Tipper property ("Moller/Casamira Valley SEIR"); and WHEREAS, a second Supplemental Environmental Impact Report ("Moller Ranch SEIR") (SCH #2005052146) has been prepared for the Moller Ranch Project currently proposed pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines; and WHEREAS, the Eastern Dublin EIR and the Casamira Valley SEIR identified significant unavoidable impacts, some of which would apply to the Project. Therefore, approval of the Project must be supported by a Statement of Overriding Considerations; and WHEREAS, a Staff Report was submitted and is incorporated herein by reference, that described and analyzed the Project, including the proposed Planned Development Rezoning and related Stage 1 and Stage 2 Development Plan, and the Moller Ranch SEIR, and recommended that the Planning Commission recommend approval of the Project; and WHEREAS, on November 27, 2012 the Planning Commission held a properly noticed public hearing on the Planned Development Rezoning and related Stage 1 and Stage 2 Development Plan, at which time all interested parties had the opportunity to be heard; and WHEREAS, on November 27, 2012, the Planning Commission adopted Resolutions 12- XX and 12-XX (incorporated herein by reference) recommending that the City Council certify the Moller Ranch SEIR and approve the Project General Plan and Eastern Dublin Specific Plan amendments, respectively; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered the Moller Ranch SEIR, the prior EIRs, and all said reports, recommendations, and testimony hereinabove set forth prior to taking any action on the project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin recommends that the City Council approve the Ordinance attached as Exhibit A and incorporated herein by reference, based on findings that the PD zoning: a) is consistent with the General Plan and Eastern Dublin Specific Plan as amended by the Project, b) is consistent with the purpose and intent of the Planned Development zoning district, c) will be harmonious and compatible with existing and potential development in the surrounding area, and d) is on a site that is physically suitable for the type and intensity of development proposed, all as further described in the staff report and SEIR. PASSED, APPROVED, AND ADOPTED this 27th day of November, 2012, by the following votes: AYES: Wehrenberg, O'Keefe, Brown, Bhuthimethee NOES: ABSENT: Schaub ABSTAIN: CT\ es anning Commission C air ATTEST: ti.. ID Assistant Co unity Development Director G:IPA#120111PLPA-2011-00003 Moller Ranch B&LIPC Mtg 11.27.121PC Reso recommending PD Ord 11.27.12.doc ORDINANCE NO. XX - 12 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * APPROVING A PLANNED DEVELOPMENT REZONE WITH RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR THE MOLLER RANCH PROJECT (APNS 985-0001-001-01 and 985-0001-001-02) PLPA-2011-00003 The City Council of the City of Dublin does ordain as follows: SECTION 1: RECITALS A. The current Planned Development zoning with a related Stage 1 Development Plan was adopted by Ordinance 09-07. Ordinance 09-07 is superseded by this Ordinance, which replaces the previously approved Stage 1 Development Plan and adopts a new Stage 2 Development Plan. 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 1 and Stage 2 Development Plan for Moller Ranch (the "Property) will be harmonious and compatible with existing and potential development in surrounding areas because: the proposed zoning amendments would allow residential development of the Property consistent with open space and hillside preservation intended for the Eastern Dublin Extended Planning Area and Foothill Residential area of the Eastern Dublin Specific Plan area. 2. The Property is physically suitable for the type and intensity of the Planned Development Zoning District proposed because: 1) development will occur in the flatter areas of the site, leaving the surrounding hillsides in open space; 2) The Project will implement all applicable mitigations from the prior Environmental Impact Reports and the Project Supplemental Environmental Impact Report; and 3) the Development Plan will allow the construction of residential communities consistent with the density and character of nearby neighborhoods in the surrounding and adjacent area. 3. The proposed Planned Development rezone with related Stage 1 and Stage 2 Development Plan 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 rezoning of the Property would be subject to development standards approved for Moller Ranch; and 3) development resulting from the proposed zoning amendments 1 EXHIBIT A TO ATTACHMENT 2 to the Property would be subject to ordinance requirements and conditions of approval designed to preserve public health, safety, and welfare. 4. The proposed Planned Development rezone with related Stage 1 and Stage 2 Development Plan for the Property are consistent with the Dublin General Plan and the Eastern Dublin Specific Plan because: 1) the Property has been designated for the requested land uses under the companion General Plan and Eastern Dublin Specific Plan amendments approved by Resolution on 2012; and 2) the requested zoning 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 1 and Stage 2 Development Plan for the Property meet 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 companion General Plan and Eastern Dublin Specific Plan amendments for residential development surrounded by open space areas; 2) the proposed project complies with Section 8.32.010 of the Dublin Zoning Ordinance by coordinating future development of the Project site with similar existing residential development in neighboring areas. 2. Development under the Planned Development Plan will be harmonious and compatible with existing and future development in the surrounding area because: 1) the proposed zoning amendments to the Property are consistent with development of nearby residential communities along Tassajara Road; and 2) adequate hillside slope preservation, drainage, and bio-retention measures will be incorporated to prevent run-off onto adjacent and surrounding developments. C. Pursuant to the California Environmental Quality Act, the City Council certified a Supplemental Environmental Impact Report for the Project, including the PD-Planned Development rezoning, by Resolution on , 2012, which resolution is incorporated herein by reference. SECTION 3. ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the City of Dublin Zoning Map is amended to rezone the Moller Ranch Property, as shown below, to the PD-Planned Development zoning district. A map of the rezoning area is shown below: 2 „hy' DUBLIN Welt DUBLIN pogo, I SECTION 4. APPROVAL OF STAGE 1 AND STAGE 2 DEVELOPMENT PLAN. The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 and Stage 2 Development Plan for the Project area which is hereby approved. This approval supersedes the Stage 1 Development Plan previously approved in Ord. 09-07. Any amendments to the Stage 1 and Stage 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. This Stage 1 and Stage 2 Development Plan meets all the requirements for Stage 1 and Stage 2 Development Plans set forth in Chapter 8.32 of the Dublin Zoning Ordinance. A separately bound document titled "Moller Ranch — General Plan Amendment/Eastern Dublin Specific Plan Amendment, Stage 1 and 2 Planned Development Rezone, Vesting Tentative Map” dated August, 2012, is incorporated herein by reference as Exhibit A and is on file in the Dublin Community Development Department. 1. Permitted, Conditionally Permitted, Accessory/Ancillary, and Temporary Uses: Y Permitted, conditional, accessory/ancillary, and temporary uses applicable to this property are shown below: 3 Proposed Uses:Permitted,Conditional and Accessory Uses PD-Single Family Residential Permitted Uses: Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Animal keeping-residential Community care facility/small(permitted if required by law,otherwise as conditional use) Garage/Yard sale Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance Private recreation facility for homeowner's association Secondary Unit Single Family Dwelling Small family day care home Similar and related uses as determined by the Community Development Director Conditional Permitted Uses Ambulance Service Bed and breakfast inn Boarding house Community clubhouse Community facility Day care center Large family day care home Mobile home/manufactured home park Parking lot—residential Plant nursery Semi-Public facilities Similar and related uses as determined by the Community Development Director Temporary Uses Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit procedures. PD-Park Permitted Uses Community Park Neighborhood Park Neighborhood Square Recreational and educational facility Trail Staging area Similar and related uses as determined by the Community Development Director PD-Semi-Public Permitted Uses,irduthng,but not kilted to Community center/Clubhouse Community Theater 4 Cultural center Day care center Educational Facilities Inclusionary Housing Private School Recreational Facilities—public Religious institutions Senior Center Special needs program facilities Trail Staging area Trails and maintenance roads Youth Center Similar and related uses as determined by the Community Development Director Anakary Use Parking lot supporting a primary use PD-Open Space Permitted Uses: Conservation areas Drainage and Water Quality Ponds and Other Related Facilities Incidental and Accessory Structures and Uses Private or Public Infrastructure Private recreation facility—passive and active Resource Management Storm Water Detention Ponds and Other Related Facilities Trails and maintenance roads Trail Staging Area Wildlife habitat preservation area Similar and related uses as determined by the Community Development Director. y Us Parking lot supporting a primary use PD-Rural ResidendallAgrlculture Permitted Uses: Agricultural Accessory Use—Office Animal Keeping—Residential Drainage and Water Quality Ponds and Other Related Facilities Mobile Home Private or Public Infrastructure Single Family Residence Small Family Day Care Storm Water Detention Ponds and Other Related Facilities Trails and Maintenance Roads 5 Trail Staging Area Anaary Use: Parking lot supporting a primary use Conditiona*y Permitted Use: Agricultural Housing Agricultural Processing Animal Keeping—Agricultural Animal Keeping—Commercial Animal Sales and Services Bird Keeping—Commercial Caretaker Residence Crop Production Farm Mobile Home Horse Keeping Horse StablelRiding Academy Plant Nursery Recreational Facility—Outdoor Similar and related uses as determined by the Community Development Director Temporary Uses Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit procedures. 2. Site Plan, Site area and proposed densities: See diagram ■ A 1 a `tr fl MOLLER RANCH i�i iii11 ifi li STAGE PLANNED ,�. �s.—��,� SITE PLAN --— Rintll:on ,.a�rsa,1111111orir• 6 3. General Plan/Eastern Dublin Specific Plan consistency: The Stage 1 and Stage 2 Development Plan is consistent with the companion General Plan and Eastern Dublin Specific Plan amendments approved by Resolution -12, , 2012 4. Development Regulations/Architectural Standards: Development Regulations shall be applied as follows: Dwelling Type 4,500 Square Feet 5,000 Square Feet 5,500 Square Feet (based on min. lot size) Minimum Lot Area 4,500 sf 5,000 sf 5,500 sf Minimum Lot Width 45 feet 50 feet 55 feet Minimum Street Frontage 25 feet 25 feet 25 feet @cul-de-sac/knuckles Minimum Street Frontage 20 feet 20 feet 20 feet (flag lots) Minimum Lot Depth 100 feet 100 feet(1) 100 feet(') Maximum Lot Coverage(14)(15) 55% 45% 45% - Maximum Building Height(5) 38 feet 38 feet 38 feet Maximum Stories ) 3 stories 3 stories 3 stories Minimum Building Separation Minimum Setbacks(2) Front(3)(23) - to living area 12 feet 12 feet 12 feet - to porch(24) 10 feet 10 feet 10 feet - to courtyard")(23) 8 feet 8 feet 8 feet - to front-facing garage(y)(16) 18 feet 18 feet 18 feet - to side-entry(swing-in)garage(9) n/a n/a 12 feet Side)(5)(11) - to living area(') 0 or 4 feet 5 feet 5 feet - to porch(') 5 feet 5 feet 5 feet - to courtyard(1)(22) 0 0 0 - Encroachments (4) (4) Rear('U)(,1)('8)(25) - to living area one-story element(5)(21) 15 feet 15 feet 15 feet two-story element 18 feet 20 feet 20 feet - to one-story garage(') 3 feet 3 feet 5 feet Usable Rear Yards 500 sf total flat area. 750 sf total flat area. 800 sf total flat area. Minimum dimension Minimum dimension Minimum dimension = 10 feet. = 10 feet. = 10 feet. Yard area of no less Yard area of no less Yard area of no less than 80 sf may be than 150 sf may be than 150 sf may be provided in multiple provided in multiple provided in multiple locations within a locations within a locations within a single lot, including single lot, including single lot, including courtyard areas. courtyard areas. courtyard areas. Corner Lots(") - to living area from side 9 feet 10 feet 10 feet - to living area from front 9 feet 10 feet 10 feet - to porch from front 8 feet 8 feet 8 feet - to porch from corner 7 feet 7 feet 7 feet - distance from living area 3 feet 3 feet 3 feet perpendicular to site line - distance from porch to site line(20) 0 0 0 Accessory Structures (19) (19) (19) Parking(1.)(14) Per unit 2 spaces covered 2 spaces covered 2 spaces covered 7 - Guest space per unit 1 1 NOTES: (1) [No less than] 90%of lots shall meet the 100' lot depth. It is understood that slight deviations of lot depth could occur at the time of the final map. See Neighborhood Key for Neighborhood Delineations. (2) Setbacks measured from property line. (3) See following pages for graphic depiction for typical front and sideyard setbacks of above standards. (4) Items such as, but not limited to air conditioning condensers, porches, chimneys, bay windows, retaining walls less than 4' in height, media centers, etc. may encroach 2' into the required setback of one side yard, provided a minimum of a 3'flat and level area is maintained for access around the house. Items such as, but not limited to air conditioning, condensers, porches, chimneys, bay windows, retaining walls less than 4 feet in height, media centers, etc. may encroach 2 feet into the required setback of one side yard provided that a minimum of 36 inches of flat and level area is maintained for access around the house. (5) Subject to Building Code requirements for access. (6) Building setback shall be subject to review and approval of the Building Official for building code and fire code compliance. Setback to building overhang may be a 3-foot minimum or as required by current City building code standards. (7) Maximum height of a front yard courtyard wall shall be 30" maximum (solid wall) or 42" maximum (transparent/fence) (8) The third floor must be stepped back from front and rear elevation to reduce building mass. (9) Three car garages and swing in garages are prohibited on lots less than 55'wide. (10) Retaining walls up to 4 feet high may be used to create a usable level area. Retaining walls in excess of 4 feet to create usable area are subject to review and approval of the Community Development Director. Retaining walls over 30 inches in height are subject to safety criteria as determined by the Building Official. (11) Where a minimum 5' HOA parcel lies between a lot and an adjacent street,the lot is not considered a corner lot and interior lot setback standards shall apply. (12) At cul-de-sac bulbs, knuckles and similar conditions where lot depths are less than the standard depth, minimum rear yard setback requirements may be reduced by an amount equal to the min. lot depth minus the actual depth of the lot (i.e.: 100'-90'=I0'). In no case will the rear yard setback be reduced to less than 10'. (13) Curbside parking may be counted toward required number of guest spaces. 2 covered side-by-side spots shall be provided. 3rd car tandem spaces may not be utilized to meet the parking requirement, except for second unit parking requirement. (14) A Second Dwelling Unit is permitted in neighborhoods of lots 5,000 square feet or greater only. No more than one(1) second dwelling unit is permitted per lot and requires one additional off-street parking space;tandem or uncovered space would be permitted. (15) Second Dwelling Unit Coverage:The principal residence and a second dwelling unit combined shall not exceed the maximum lot coverage. (16) Driveway apron shall be centered on the garage door. In instances where 3-car front on garages are utilized the driveway apron shall be centered on the entire front on garage plane. (17) Homes on corner lots to include enhanced side and rear elevations facing the street. Refer to Enhanced Lots Key for Locations. (18) Lots with visible side and rear elevations that can be seen from off-site shall incorporation enhancement. Refer to Enhanced Lots Key for Locations. (19) Accessory Structure Setbacks will follow the City Dublin Zoning Ordinance, Chapter 8.40: Accessory Structures and Uses Regulations. (20) A low wall (30"or less) may encroach into the site line area. No solid structure above 30"shall be allowed; porch columns excluded. (21) One story elements to include covered porches, loggia, etc.Second story decks on patios will be considered a 2 story element. (22) Courtyard wall to return to side yard fence or front plane of main residential structure. (23) At least 60%of the originally constructed plans will have a second story that recesses at least five feet for 20%of the front façade. (24) Single story architectural projections may meet the 10'front setback. (25) At rear elevations,there shall be a minimum 5-foot horizontal or vertical offset in the plan. 8 �^ i r RM i tvPS II •. at , $ �5 � .1 e�.-" ' ' iii (Vii \ f f ! 000 0 , . I X', iisp\ • 1,1..41111/,f.lt,S'', :, ; ;- —` '. .„a" MOLLER RANCH a.�...,a K:* STAGE N PLAMAiD DEVELOPMENT ! - -» =1-"L NEIGHBORHOOD KEY ru..wr +.,aanwr '��.r�TF ww.r.Mw✓,.+..yrM+rristewu N/g1 = IOWA 6. Phasing Plan. Three neighborhoods shall be constructed in five phases as shown: • , MOLLER RANCH ® PHASING PLAN STAGE I PLANMED DEVELOPMENT BEN PINE! MIME !4!r!! 100111111112 11$04 7. Master/Preliminary Landscape Plan. [See project binder in the Section titled: Land Use & Design Standards: Landscape Guidelines, Sheets 1-60] 9 8. Inclusionary Zoning Ordinance. Development of the Project Site is subject to the City's Inclusionary Housing Ordinance. All subdivision maps and Site Development Reviews are subject to compliance with applicable inclusionary requirements as a condition of approval. 9. Development Concept and Architectural Guidelines. [See project binder in the Section titled: Land Use & Design Standards: Architectural Guidelines, Sheets 1-33] The neighborhood layout is shown below: : - • z-1 i : '4 " l I. . 00tt 4401 AVV*40 ot 10, � t ; 611. t MOLLER RANCH `= STAGE N PLAl NEIGHBORHOOD KEY Nataille HMO 10. Access & Circulation. Primary access to the project will be taken from a T-intersection at Tassajara Road where a main access road follows the terrain of the natural drainage area. The residential neighborhoods will be accessed via internal loop roads connecting to the main road. 11. PD Zoning/Land Use Summary. The following table provides the acreage per land use designation and unit count by residential product type. PD ZONING/LAND USE SUMMARY TABLE FOR Moller Ranch PLPA-2011-00003 Zoning/Land Use Acres Units Single-Family Residential (.09 to 6.0 units per 79.6 0-478* acre) Rural Residential/Agriculture (1 unit per 100 acres) 136.8 1 Medium Density Residential 0 0 10 (6.1 to 14.0 units per acre) Open Space/Stream Corridor 7.6 Neighborhood Park 1.1 Semi-Public 1.2 Total(1) 226.3 479 *SEIR studied only 382 units. Vesting Tentative Map includes only 370 units 12. Public Facilities. Public Facilities shall be provided in accordance with any subsequent Site Development Review specific to this Project Site. SECTION 5. Other Zoning Regulations. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project area shall be governed by the provisions of the closest comparable zoning district as determined by the Community Development Director and of the Dublin Zoning Ordinance except as provided in the Stage 1/Stage 2 Development Plan. SECTION 6. 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. PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this day of , 2012, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPA#I2011IPLPA-2011-00003 Moller Ranch B&LIPC Mtg 11.27.12ICC Ord Moller PD Stage 1 and 2.doc 11