HomeMy WebLinkAboutReso 056-95 PDRezHansenRanch RESOLUTION NO. 56 - 95
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE PLANNED DEVELOPMENT (PD) REZONING
AND GENERAL PROVISIONS FOR PA 95-007
HANSEN RANCH/CALIFORNIA PACIFIC HOMES PHASE II
WHEREAS, California Pacific Homes has requested a General Plan Amendment Study, Planned
Development Rezoning and Tentative Map Amendment to redesignate approximately 0.95 acres of the
Hansen Ranch Site from Open Space/Stream Corridor to Low Density Single Family Residential (0.5 to
3.8 DU/AC), to allow six homesites in the open space/riparian area, and make other adjustments on the
land use map from Low Density Single Family Residential to Open Space land uses for an overall increase
in open space land of 0.32 acres; and to rezone the Planned Development Open Space Prezoning to
relocate six single family residential lots into the Open Space/Stream Corridor area; and
WHEREAS, the General Plan Amendment has been reviewed in accordance with the provisions
of the Califomia Environmental Quality Act; and
WHEREAS, the Planning Commission held a properly noticed study session on April 17, 1995,
and a scheduled public hearing on May 1, 1995 to consider the General Plan Amendment, PD Rezoning,
Tentative Map and previous EIR for PA 95-007 planning application for Hansen Ranch/California Pacific
Homes; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the staff report was submitted recommending the Planning Commission recommend
City Council denial of the applications, including the Planned Development Rezoning; and
WHEREAS, the Planning Commission on May 1, 1995, considered all reports, recommendations
and written and oral testimony submitted at the Public Hearing as hereinabove set forth and adopted
Resolution No. 95-15 recommending denial of the applications; and
WBEREAS, based on the reports, recommendations and testimony before it, the City Council
determined the General Plan Amendment redesignation would be consistent with other applicable general
plan policies and objectives and adopted Resolution 55 - 95 approving the General Plan Amendment; and
WHEREAS, the City Council considered the Planning Commission recommendation as a duly
noticed public hearing on May 8, 1995, May 22, June 13, 1995; and
WHEREAS, based on the reports, recommendations and testimony before it, the City Council
considered whether the Planned Development Rezoning request was consistent with the General Plan as
amended and with the objectives of the zoning ordinance Planned Development Provisions.
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council does hereby find that:
1. The proposed Planned Development Rezoning, as conditioned, is consistent with the City
General Plan and Policies in that the site would allow residential development under the approved
General Plan Amendment.
2. The proposed Planned Development Rezoning, as conditioned, is consistent with the Planned
Development provisions of the zoning ordinance and the general nature and character of the project as
approved in the original Planned Development zoning.
3o The proposed Planned Development Rezoning, as conditioned, will benefit the public
necessity, convenience and general welfare in that it conforms to the provisions of the City' s zoning
ordinance.
4. The proposed Planned Development Rezoning, as conditioned, will provide efficient use of the
land and will preserve significant open areas and natural and topographic landscape features; will provide
an environment which will encourage use of open areas for neighborhood activities; will be compatible
with and enhance development of the general area; and will create an attractive, efficient and safe
environment.
5. The proposed Rezoning will not have a significant environmental impact; and
6. The Rezoning, as conditioned, is appropriate for the subject property in termsof being
compatible to existing land uses in the area, and will not overburden public services; and
7. The Rezoning will not have substantial adverse effects on health or safety, or be substantially
detrimental to the public welfare, or be injurious to property or public improvements.
BE IT FURTHER RESOLVED THAT THE Dublin City Council approves PA 95-007,
Hansen Ranch/California Pacific Homes Planned Development Rezoning subject to the following general
provisions and development standard which constitute regulations for the use, improvement and
maintenance of the Hansen Ranch project.
GENERAL PROVISIONS
1. Intent: This approval is for Planned Development Rezoning PA 95-007 Hansen Ranch, an
amendment which supersedes the PD prezoning approved under PA 89-062. This PD District is
established to provide for and regulate the development of production and custom single-family
dwellings. This approval rezones up to 180 low-density single-family lots on approximately 89.5 acres
and the remaining acreage. Approximately 57.5 acres are rezoned as open space. This Resolution shall
contain the previously approved Conditions for Phase I of the Hansen Ranch Planned Development.
While no changes to Phase I are currently proposed, this Resolution is consolidating the Conditions and
requirements previously approved to allow more efficient project review of the entire site. Development
shall be generally consistent with the following submittals:
A. Tentative map prepared by Adams & Streeter dated received May 31, 1995 ("Alternative 3").
Plans prepared by Bassenian Lagoni Architects, consisting of preliminary floor plans and
elevation plans dates received January 23, 1992 (as amended for Phase I under PA 91-096), to
generally depict the approved home designs for Phase I.
C,
Plans prepared by Shleppey Hesmalhalch Associates, Inc. consisting of preliminary floor plans
and elevation plans dated received May 22, 1989, to generally depict the approved home
designs for Phase II.
Plans prepared by David L. Gates and Associates consisting of 21 sheets dated received
August 9, 1989 relating to landscaping and other general provisions, except for the lot
configuration, which were amended through the 1989 approval and the 1995 amendment. A
revised set of Landscaping and PD Illustrative Plans shall be provided to reflect the Lot
configuration as approved under the amended tentative map (per condition of approval).
2. Site Development Review: All structures shall be subject to the Site Development Review
procedures established in the City of Dublin Zoning Ordinance unless a Site Development Review waiver
is approved by the Planning Director and a zoning approval is granted constitutes a minor project and
building permit plans are in accord with the intent and objectives of the Site Development Review
procedures.
3. Yards (Setbacks): The minimum requirement for yards shall be as follows:
Depth of Front Yard (Setback): 20 foot minimum Exception: 1) 10 foot minimum for units
with side vehicular entrance garages (see building height exception) and 2) custom homes may
deviate from the 20 foot minimum setback subject to approval of Site Development Review
finding that either the topographic or vegetative constraints of the site prevent the
development from complying with the 30 foot minimum setback. In no event shall the front
yard setback for a custom home be less than 5 feet from the garage.
B. Rear Yard (Setback): 20 foot minimum, 15 foot minimum clear and level zone
Exception: 1) see Section 8.26.6.1 Alternate Provision of Rear Yard (compensating yards) of the
Dublin Zoning Ordinance. 2) 10 foot minimum for shade structures attached to the unit provided
the shade structure is not enclosed (enclosed means more than one vertical wall). 3) 10 foot
minimum setback for second story decks, however second story decks encroaching within the
required 20 foot setback on lots with their rear property line adjacent to another residential lot(s)
shall be subject to Site Development Review approval.
C. Side Yard (Setbacks): 5 foot minimum with 15 foot total aggregate side yard setback
required. 5 foot wide minimum clear and level zone each side yard.
Exception: 10 foot minimum street side yard of corner lot.
D. General Yard Provisions:
1. Fireplaces, chimneys and air conditioning units shall not encroach within the required clear and
level zone. Other encroachments shall be subject to Planning Director review and approval.
3
2. Roof eaves, pop-outs, bays, architectural projections and columns may project 3 feet into
required yards subject to compliance with building code requirements.
lots.
3. A 15 foot minimum separation shall be maintained between all buildings located on adjacent
4. Accessory structures located in required yards shall be subject to the provisions of Section
60.20 through 8-60.32, 8-60.59 of the Dublin Zoning Ordinance.
5. On lots where the minimum rear yard clear and level zone can not be provided due to
topography or vegetation constraints, decks of comparable area shall be required subject to Site
Development Review approval.
6~ Building Height: 32 foot maximum or two stories at any one point. Building height shall be
measured from the finished grade at the perimeter of the building to the top of the structure. Exception:
Building height for units with garage 10 foot front ym'd setbacks, shall not exceed one (1) foot for each
one (1) foot the building is setback from the back of sidewalk. However, architectural features and
elements may exceed this provision by a 2 foot maximum, and a gable element may exceed this provision
by 5 foot maximum.
7. Custom homes site development shall generally conform to the guidelines established in
"custom lot design guidelines".
8. Parking: minimum 2 covered parking spaces per. dwelling
9. Building site: Lot size: 5,700 square foot minimum; 7,560 square foot average.
10. Except as specifically modified by the provisions of this PD (PA 95-007) District, the lots
developed in this PD' District shall be subject to the R-1 Single Family Residential District development
criteria.
11. Except as specifically modified by the provisions of this PD District, all applicable and
general requirements of the Dublin Zoning Ordinance shall be applied to development within this PD
District.
12. The design, location and material of all fencing and retaining walls installed by the developer
shall be subject to approval of Site Development Review.
13. All graded cut and fill slope areas shall be revegetated with native trees, shrubs and grasses
subject to review and approval of the Planning Director and Public Works Director.
14. All landscape areas within open space and common areas shall be subject to approval of Site
Development Review.
15. Appropriate vehicular access to open space shall be provided and maintained on a
continuous basis, to the satisfaction of the Fire Chief, Public Works Director and Planning Director.
16. All signs established for identification of this project shall be subject to approval of Site
Development Review.
17. Except as may be specifically provided for within these General Provisions for PA 95-007,
development shall comply with City of Dublin Site Development Review Standard Conditions
(Attachment 2).
18. Except as may be specifically provided for within this PD PA 95-007 development, shall
comply with City of Dublin Police Services Standard Residential Building Security Recommendations
(Attachment 3).
19. Residential lots 181 through 190 depicted on Sheets L-5 and L-6 prepared by David Gates &
Associates are not approved in the configuration shown.
20. Minor deviations from the conditions established in Provision 15 and 16 above may be made
through the Site Development Review process.
21. CC&R's shall be subject to review and approval of the Planning Director prior to recordation
of the Final Subdivision Map.
22. The Open Space/Landscape Management Plan shall be subject to review and approval of the
Public Works Director and Planning Director in conjunction with Site Development Review of Landscape
Plans. The applicant shall submit. to the City a tree replacement plan including the riparian corridor
prepared by a qualified restoration specialist for the replacement of native trees: The plan shall include
the methods and locations of tree plantings; the number of trees, their size and species to be planted;
irrigation and maintenance methods; tree protection from browsing animals; and a five-year monitoring
program to evaluate the rate of tree establishment against the performance criteria of the plan. The plan
will incorporate the techniques recommended as mitigation measures in the 1989 EIR as well as other
enhancement techniques required by staff, to ensure the success of the revegetated areas similar to the
environment in the riparian area woodlands south of the homesite relocation area. Examples of
enhancements to the revegetation plan include, but are not limited to: irrigating young plants, placing top
soil on fill slopes, and special planting techniques such as drilling into fill slopes to allow root penetration.
The plan shall also include specific measures to protect native trees at the limits of grading which area not
proposed for removal. Monitoring reports shall be submitted to the City of Dublin Planning Department.
23. A master trail system plan for the open space area shall be constructed and shall be subject to
approval of Site Development Review.
24. Fire buffer zone shall be provided and maintained on a continuous basis to the satisfaction of
the Dougherty Regional Fire Authority Fire Chief.
25. The fire buffer zone shall be subject to Site Development Review approval.
26. The applicant shall provide the City with a Planned Devdopment site plan for the entire
Hansen Ranch site, similar to the site plan approved under the original Planned Development PA 89-062,
but showing the amended lot configuration as approved by the City Council February 27, 1995 (for Phase
I) and June 13, 1995 (for Phase II). This plan shall be provided prior to the Ordinance being adopted by
the City Council.
This Resolution will be effective upon the effective date of the Ordinance adopting the PD Rezoning.
PASSED, APPROVED AND ADOPTED this 13th day of June, 1995.
AYES:
Councilmembers Barnes, Burton, Howard and Mayor Houston
NOES:
ABSENT
Councilmember Moffatt
None
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