HomeMy WebLinkAboutItem 4.07 Schaefer Ranch Unit 3 Planned Development Rezone 2nd readingor
19 82
/ii � 111
DATE:
TO:
FROM:
SUBJECT
STAFF REPORT
CITY COUNCIL
June 21, 2016
Honorable Mayor and City Councilmembers
CITY CLERK
File #410 - 30/420 -30
Christopher L. Foss, City Manager "
Schaefer Ranch Unit 3 Planned Development Rezone with Related Stage 1 and
Stage 2 Development Plan
Prepared by Martha Aja, Associate Planner
EXECUTIVE SUMMARY:
The City Council will hold a second reading of an Ordinance approving a Planned Development
Rezone with a related Stage 1 and Stage 2 Development Plan for the 17.30 acre area
(Schaefer Ranch Unit 3).
FINANCIAL IMPACT:
No financial impact. All costs associated with the processing of this application are borne by the
Applicant. In addition, the developer will make a donation of $250,000 to fund the operation and
maintenance of the Dublin Heritage Park & Museums.
RECOMMENDATION:
Staff recommends that the City Council waive the reading an adopt an Ordinance Approving a
Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan for
Schaefer Ranch Unit 3.
Submitted By
Community Development Director
DESCRIPTION:
'Reviewed By
Assistant City Manager
Background:
The Project Site is located within Schaefer Ranch which is an area of approximately 500 acres
located generally at the westerly city limits north of the Interstate 580 freeway and south of
unincorporated area of Alameda County, near the intersection of Schaefer Ranch Road and the
westerly extension of Dublin Boulevard.
The application includes the following as further discussed in Attachments 1 and 2.
Page 1 of 3 ITEM NO. 4.7
• General Plan Amendment — To change 17.30 acres from Estate Residential (0.01-
0.8 units per acre) to 7.04 acres of Single - Family Residential (0.9 to 6 units per
acre) and 10.26 acres of Open Space.
• Planned Development Rezone — Planned Development Rezone with related Stage 1
and Stage 2 Development Plan.
• Site Development Review — To construct 18 single - family detached residential
homes.
• Vesting Tentative Map — To subdivide the site and create an 18 lot subdivision and
open space areas.
• CEQA Addendum — To evaluate the environmental effects of the proposed Land Use
change from Estate Residential to Single Family Residential and Open Space for 17.30
acres on Schaefer Way and for a 1.14 acre area at the end of Ridgeline Place
contemplated for a future General Plan Amendment.
The 17.30 acre Schaefer Ranch Unit 3 project site is shown on the vicinity map below:
vine i
Unit 3
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1
Vicinity Map
The City Council, at their June 7, 2016 meeting, adopted resolutions adopting a CEQA
Addendum for Schaefer Ranch Unit 3 and a 1.14 acre at the end of Ridgeline Place and
adopted a Statement of Overriding Considerations, approving a General Plan Amendment, Site
Development Review and Vesting Tentative Map. The City Council also waived the reading and
introduced an Ordinance approving a Planned Development Rezone with a related Stage 1 and
Stage 2 Development Plan.
The City Council is currently being requested to waive the second reading and adopt an
Ordinance approving the Planned Development Rezone and a Stage 1 and Stage 2
Development Plan for Schaefer Ranch Unit 3 (Attachment 3).
ATTACHMENTS: 1. City Council Staff Report dated December June 7, 2016 (without
attachments)
2. Planning Commission Staff Report dated October 27, 2015 (without
attachments)
Page 2 of 3
3. Ordinance rezoning the Schaefer Ranch Unit 3 Project site to PD-
Planned Development and approving a related Stage 1 and Stage
2 Development Plan
Page 3 of 3
or
'19 82
..........rrFO
DATE:
TO:
FROM:
SUBJECT
STAFF REPORT
CITY COUNCIL
June 7, 2016
Honorable Mayor and City Councilmembers
CITY CLERK
File #410 - 30/420 -30
Christopher L. Foss, City Manager
Schaefer Ranch Unit 3 — Reconsideration of a General Plan Amendment,
Planned Development Rezone with related Stage 1 and Stage 2 Development
Plan, Site Development Review, Vesting Tentative Map 8136 now proposed to
create 18 Single - Family Lots, and a CEQA Addendum (PLPA 2012 - 00013)
Prepared by Martha Aja, Associate Planner
EXECUTIVE SUMMARY:
The City Council will reconsider an application by Schaefer Ranch Holdings LLC (Discovery
Builders) for a General Plan Amendment, Planned Development Rezone with related Stage 1
and Stage 2 Development Plans, Site Development Review, Vesting Tentative Map and CEQA
Addendum. The proposal would change the land use and zoning of 17.30 acres designated as
Estate Residential, to 7.04 acres designated as Single - Family Residential and 10.26 acres
designated as Open Space. On December 15, 2015, the City Council held a Public Hearing and
denied the application by Discovery Builders to allow construction of 19 single - family detached
homes. On April 5, 2016, Councilmember Hart requested that an item be placed on a future
City Council agenda to consider whether or not to reconsider the Schaefer Ranch Unit 3
project. On April 19, 2016, the City Council voted to reconsider the proposed Schaefer Ranch
Unit 3 Project at a future meeting. The Applicant has modified their application to eliminate one
lot and create an 18 -unit subdivision which the City Council will now be considering.
FINANCIAL IMPACT:
No financial impact. All costs associated with the processing of this application are borne by the
Applicant.
RECOMMENDATION:
Staff recommends that the City Council conduct the public hearing, deliberate, and take one of
the following three actions:
a. Uphold the previous denial for the project; or
b. Approve the project by taking the following actions: 1) adopt the Resolution Adopting a
CEQA Addendum and a Statement of Overriding Considerations for the Schaefer
Ranch Unit 3; 2) adopt the Resolution Approving a General Plan Amendment for the
Schaefer Ranch Unit 3 Project; 3) waive the reading and INTRODUCE an Ordinance
Rezoning the Schaefer Ranch Unit 3 Project site to Planned Development Zoning
Page 1 of 5 ITEM NO. 6.1
District and approving a related Stage 1 and Stage 2 Development Plan; and 4 )
adopt the Resolution approving a Site Development Review Permit for 18 Single -
Family homes and Vesting Tentative Subdivision Tract Map 8136 for the Schaefer
Ranch Unit 3 Project; or
c. Provide alternative direction to Staff.
Submitted By
Community Development Director
DESCRIPTION:
i
Reviewed By
Assistant City Manager
In 2015, Schaefer Ranch Holdings LLC (Discovery Builders) requested approval of entitlements
for a 19 -unit subdivision known as Schaefer Ranch Unit 3 and located at the western terminus
of Dublin Boulevard, (please refer to Attachments 1, 2 and 3 for a complete description of the
project). On October 13, 2015, the Planning Commission recommended that the City Council
deny the project (Attachments 4, 5 and 6). Subsequently, on December 15, 2015, the City
Council voted 4 to 1 (Cm. Biddle voted against the motion) to deny the proposed project
(Attachment 7). The original application requested the following entitlements:
• General Plan Amendment — To change 17.30 acres from Estate Residential (0.01-
0.8 units per acre) to 7.04 acres of Single - Family Residential (0.9 to 6 units per
acre) and 10.26 acres of Open Space.
• Planned Development Rezone — Planned Development Rezone with related Stage 1
and Stage 2 Development Plan.
• Site Development Review — To construct 19 single - family detached residential
homes.
• Vesting Tentative Map — To subdivide the site and create a 19 lot subdivision and
open space areas.
• CEQA Addendum — To document the environmental review of the proposed project.
Unit 3 unit Vicinity Map
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517
N1 BLVD.-
Page 2 of 5
In accordance with the Rules for the Conduct of Meetings of the City Council (Section 12.e), a
motion to reconsider any action taken by the City Council may be made at any time. Such a
motion must be made by a Councilmember of the prevailing side. At the April 5, 2016 City
Council meeting, Councilmember Hart requested, and a majority of the City Council agreed by
consensus, that an item be placed on a future agenda for the City Council to decide whether or
not to reconsider the prior denial of the Schaefer Ranch Unit 3 project. On April 19, 2016, the
City Council voted to unanimously to reconsider the proposed Schaefer Ranch Unit 3 Project at
a future meeting (Attachment 8).
The Applicant has since revised the project from a 19 -lot subdivision to an 18 -lot subdivision. On
the previous tentative map there were three lots (lots 409, 410 & 411) that have been modified
into two lots (Lot 411 was eliminated). The change is highlighted on the map below. Please
refer to Attachment 9 for the Applicant's submittal package.
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Revised 18 lot subdivision
Page 3 of 5
Tonight, the City Council will reconsider the proposed General Plan Amendment, Planned
Development Rezone, Site Development Review Permit, and Vesting Tentative Map as revised
to include 18 lots, and the CEQA Addendum. The Resolutions and Ordinance related to the
proposed project entitlements are included as Attachments 10 -13 of this Staff Report.
ENVIRONMENTAL REVIEW:
An Initial Study has been prepared in accordance with the provisions of the California
Environmental Quality Act (CEQA), CEQA Guidelines, and City of Dublin Environmental
Guidelines. The Initial Study assesses the potential environmental impacts of implementing
the proposed project beyond the impacts identified in the 1996 Schaefer Ranch EIR.
The proposed project is a modification of a project already approved by the City for the
Schaefer Ranch project. The impacts of the Schaefer Ranch project were analyzed in an
Environmental Impact Report that was certified by the City in 1996 (Schaefer Ranch
Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No.
95033070 (the "Schaefer Ranch EIR" or "1996 EIR "). The EIR assumed 474 dwelling units,
including the six -lot Estate Residential development area. The Initial Study for the proposed
project identified no additional impacts from the proposed project, primarily because the
project is within the previous assumed density and also within the assumed development
area. On the basis of the Initial Study, the City prepared a CEQA Addendum in accordance
with CEQA Guidelines section 15162/3 and 15164. The proposed revision from 19 lots to 18
lots would not change the analysis or conclusions of the CEQA Addendum.
The CEQA Addendum prepared for this project includes a 1.14 acre area at the end of
Ridgeline Place (Unit 1). There is no application pending before the City Council at this time
to develop a project within Unit 1. The 1.14 acre area at the end of Ridgeline Place has a
General Plan land use designation of Open Space and would require a separate General
Plan amendment before any development could occur at this location.
A Resolution adopting a CEQA Addendum is included as Attachment 13 with the Initial Study
and Addendum included as Exhibits A and B, respectively.
PUBLIC NOTICING:
In accordance with State law, a public hearing notice was mailed to all property owners and
residents within 300 feet of the proposed project. In addition, property owners and residents
of the entirety of both Schaefer Ranch and California Highlands were notified of the project
and the upcoming public hearing. A public notice also was published in the East Bay
Times and posted at several locations throughout the City. A copy of this Staff Report has
been provided to the Applicant.
ATTACHMENTS: 1. City Council Staff Report dated December 15, 2015 (without
attachments)
2. Planning Commission Staff Report dated (without attachments)
3. Letter from Discovery Builders dated December 2, 2015
4. Planning Commission Resolution 15 -13
5. Planning Commission meeting minutes dated October 27, 2015
6. Written comments to the Planning Commission
7. City Council Meeting Minutes dated December 15, 2015
8. City Council Meeting Minutes dated April 19, 2016
Page 4 of 5
9. Applicant's submittal package dated May 5, 2016
10. Resolution approving a General Plan Amendment for the Schaefer
Ranch Unit 3 Project
11. Ordinance rezoning the Schaefer Ranch Unit 3 Project site to PD-
Planned Development and approving a related Stage 1 and Stage
2 Development Plan
12. Resolution approving a Site Development Review Permit and
Vesting Tentative Map 8136 for the Schaefer Ranch Unit 3
13. Resolution adopting a CEQA Addendum and a Related Statement
of Overriding Considerations for the Schaefer Ranch Unit 3 and a
portion of Unit 1 Project with the Initial Study and Addendum attached
as included as Exhibits A and B, respectively
Page 5 of 5
OF
O�LIF'OR���
STAFF REPORT
PLANNING COMMISSION
DATE: October 13, 2015
TO: Planning Commission
SUBJECT: PLPA 2012 -00013 — Schaefer Ranch General Plan Amendment, Planned
Development Rezone with related Stage 1 and Stage 2 Development Plan,
Site Development Review, Vesting Tentative Map 8136 to create 19 single -
family lots, and a CEQA Addendum
Report prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY: Application by Schaefer Ranch Holdings LLC (Discovery Builders)
for a General Plan Amendment and Planned Development Zoning with a Stage 1 and Stage 2
Development Plan to change the land use designation and zoning of 17.30 acres designated as
Estate Residential and originally approved for 6 residential estate lots and common areas, to
7.04 acres designated as Single - Family Residential for 19 single - family detached homes and
10.26 acres designated as Open Space. This proposal results in a total of 419 homes (a net
increase of 13 homes) which is below the 474 homes originally anticipated within the Schaefer
Ranch project. The application also includes a Site Development Review Permit and Vesting
Tentative Map for the proposed homes on the 19 lots. A CEQA Addendum was prepared for this
project described above and for a 1.14 acre area at the end of Ridgeline Place contemplated for
a future General Plan Amendment.
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; and 5) Adopt a Resolution recommending that the
City Council adopt a CEQA Addendum and a Statement of Overriding Considerations for the
Schaefer Ranch Unit 3 and a portion of Unit 1 Project; 6) Adopt a Resolution recommending
City Council adopt a Resolution approving a General Plan Amendment for the Schaefer Ranch
Unit 3 Project; 7) Adopt a Resolution recommending that the City Council adopt an Ordinance
rezoning the Schaefer Ranch Unit 3 Project site to PD- Planned Development and approving a
related Stage 1 and Stage 2 Development Plan; 8) Adopt a Resolution recommending City
Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative
Subdivision Tract Map 8136 for the Schaefer Ranch Unit 3 Project.
Submitted By
Consulting Planner
COPIES TO: Applicant
File
R vie By
Assistant Community Development Director
Page 1 of 12
Item 8.2
PROJECT DESCRIPTION:
Background
The Project Site is located within Schaefer Ranch which is an area of approximately 500 acres
located generally at the westerly city limits north of the Interstate 580 freeway (1 -580) and south
of unincorporated area of Alameda County, near the intersection of Schaefer Ranch Road and
the westerly extension of Dublin Boulevard.
The Schaefer Ranch project area was annexed to the City and approved for development in
1996. The original approvals anticipated 474 single - family homes in four neighborhoods. The
Schaefer Ranch project currently includes 406 lots. Significant portions of the Schaefer Ranch
development have since been constructed. The remaining undeveloped areas of Schaefer
Ranch include Unit 2, the 140 lot subdivision located south of Dublin Boulevard, which is
currently under construction. There also are 6 existing undeveloped large estate lots that
comprise Unit 3 that are located at the western terminus of Dublin Boulevard. Much of the
hillside open space area has been dedicated to the East Bay Regional Parks District or placed
in permanent conservation easements. Unit 3 is the subject of this Staff Report, and is
comprised of the six large lots with an Estate Residential land use, along with environmental
analysis to add one additional lot in Unit 1 at the end of Ridgeline Court. However, no
development entitlements are proposed for the additional lot on Ridgeline Court at this time).
The project site currently is vacant and is characterized by gentle canyon terrain which has been
graded
The 17.30 -acre Schaefer Ranch Unit 3 project site is shown on the vicinity map below:
Unit 3
5117-
Unit 1
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WAY �8
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2of12
MAP
Adiacent and Surroundina Land Uses:
LOCATION
ZONING
GENERAL PLAN LAND USE
CURRENT USE OF PROPERTY
North
PD
Open Space and
Hillside Open Space
0
7.04
Public /Semi - Public
and DSRSD Water Tank
10.26
Total
17.30
Original Ranch Home and Operating
South
PD
Estate Residential
Facilities
Public /Semi - Public and
DSRSD Tank Site
Parks /Public Recreation
public park
East
PD
Estate Residential
Original Ranch Home and Operating
Facilities
West
PD
Open Space
Vacant
Current Request
The current request for the proposed Schaefer Ranch project includes:
• General Plan Amendment — To change 17.30 acres from Estate Residential (0.01 -0.8
units per acre) to 7.04 acres of Single - Family Residential (0.9 to 6 units per acre) and
10.26 acres of Open Space.
• Planned Development Rezone — Planned Development Rezone with related Stage 1
and Stage 2 Development Plan.
• Site Development Review— To construct a 19 single - family detached residential homes.
• Vesting Tentative Map - To allow the subdivision of 19 residential lots with the
remainder as private access and Open Space.
• CEQA Addendum — To evaluate the environmental effects of the proposed Land Use
change from Estate Residential to Single Family Residential and Open Space for 17.30
acres on Schaefer Way and for a 1.14 acre area at the end of Ridgeline Place
contemplated for a future General Plan Amendment.
ANALYSIS:
General Plan Amendment
The Applicant proposes to amend the General Plan and Specific Plan land uses as follows:
TABLE 1: General Plan /SDecific Plan Land Uses
Existing Proposed
Land Use
acres
acres
Estate Residential
17.30
0
Single Family Residential
0
7.04
Opens Space
0
10.26
Total
17.30
17.30
Density
2.70 units per acre
3 of 12
The existing and proposed General Plan land use designations are shown on the Land U
map, below: I
IEXISTING LAND USE I
EXISTING GENERAL PLAN
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PROPOSED L A N D U S E
PROPOSED GENERAL PLAN AMENDMENT
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The requested action is a Planned Development (PD) rezone with a related Stage 1 and Stage
2 Development Plan. The PD Rezone addresses the plan currently proposed for 19 single-
family detached units and open space areas.
1. A list of permitted, conditional and accessory uses
2. Site plan
3. Development densities by land use
4. Phasing Plan
5. Master Landscape Plan
6. Grading
7. Development Regulations/Standards
8. Architectural Design Standards
The proposed project follows the same description of residential uses, single-family detached
residential densities and residential development standards adopted for the adjacent
neighborhood which is located south of Dublin Boulevard and currently under construction by
Toll Brothers. The Site Plan, Architectural Design, Landscape Plan, Phasing, and Grading are
discussed under the Site Development Review.
A Resolution recommending that the City Council adopt an Ordinance approving the Planned
Development Rezone with related Stage 1 and Stage 2 Development Plan for Schaefer Ranch
Unit 3 is included as Attachment 2 with the draft City Council Ordinance included as an Exhibit A
and the related Stage 1 and Stage 2 Development Plan as Exhibit B.
Site Development Review/Vesting Tentative Map
The Applicant's submittal package (including Site Plans, Floor Plans, Landscape Plans,
Architecture and the Vesting Tentative Tract Map) are provided in Attachment 3. A Resolution
recommending that the City Council approve the Site Development Review and Vesting
Tentative Tract Map are included as Attachment 4 with the draft City Council Resolution
attached as Exhibit A.
Site Layout/Plotting
The Vesting Tentative Map would create 19 single - family lots from the 6 existing lots and open
space. Ten lots would be located along the north side of Schaefer Way. Nine lots would be
located along the south side. The 7.04 acres of Single Family Residential (SFR) use would be
comprised of these 19 lots. Open Space and utilities would be located at the end of Schaefer
Way and redesignated as Open Space (Lots R and Q). The hillside areas behind the proposed
lots also would become part of the 10.26 acres of Open Space.
Lot size ranges from 7,007 square feet (Lot 410) to 28,664 square feet (Lot 302) with a
maximum coverage of 45% for all of the two -story structures, including optional loggias. Per the
Development Regulations each lot has at a minimum, usable private yard area of 500 square
feet of contiguous flat area with a minimum dimension of 10 feet on any one side and a clear
diameter of 15 feet.
Any of the four approved floor plans may be constructed on any of the 19 lots, with some
exceptions, as shown on Sheet C -5 and identified in the floor plan "fit list" for each lot (Sheet C-
7). However, Plan 3 fits only on Lots 301 and 414. The purpose of allowing this flexibility is to
enhance sales and marketing while maintaining sufficient diversity along the street scene. The
parameters for this plotting provision would be applied as follows:
- Any single floor plan may not exceed 45% 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.
- Insufficient rear yard minimums may be increased by providing a retaining wall to create
additional flat usable area.
As individual plot plans are submitted for each phase of development, the Applicant shall
provide a master plotting plan for the previous phases to ensure compliance with these
standards. The smaller lot sizes for the proposed project than approved initially results in
additional open space.
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Access & Circulation
All lots are accessible via Schaefer Way, a private street, to be located at the westerly terminus
of Dublin Boulevard. With the terrain as a factor, eight lots share driveway access through
easements across other lots.
Development Regulations
The Development Regulations generally are listed as follows:
TABLE 2: Development Regulations
Standard
Minimum (unless otherwise noted)
Lot Size
4,500 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
50% maximum
Two Story
45% maximum
Building Height (Two Story Maximum)
35 ft
Setbacks
Front Yard
To Living Area or Porch
loft
To Front Entry Garage
18 ft
To side entry Garage
15 ft
Side Yard
Typical (Interior Lot)
5 ft
Corner Lot
5 ft
Rear Yard
loft
Usable Yard
Size
500 sf of contiguous flat
Dimension
10 ft minimum for any one side and 15 ft
minimum diameter clear within the usable
yard area.
Parking
Two enclosed spaces per unit plus one
uncovered guest space per unit which
may be curbside, on private driveway or in
dedicated parking areas.
Architecture
Styles /Elevations — The three architectural styles proposed are included from the five styles
approved previously for Neighborhood A of Schaefer Ranch. Three architectural styles
proposed are: (A) Early California, (B) Monterey, and (C) English Country and further described
in the Stage 1 and 2 Development Plan (Attachment 2, Exhibit B). The three styles are
proposed for each of the four floor plans.
6of12
Each style is identified and described with standards for architectural elements such as: 1)
roofs, 2) exterior finishes, 3) windows and doors, 4) trim, and 5) accent elements. The
Development Standards ensure that the garage plane will be situated further back from the
entry on the front elevation of each floor plan.
Color and materials are shown on Sheets A0.7 and A0.8. Among the three styles, the color and
materials sheet offer ten color schemes, including six (6) color /styles of brick veneer, seventeen
(17) styles of cultured stone veneer, ten (10) color /styles of concrete "S" roof tiles, five (5)
color /styles of concrete shake, and four (4) color styles of concrete slate tile. Roll -up garage
doors with natural light panels would be installed and coordinated with each color scheme.
Floor Plans
Each home is two stories with floor plans offered as a four or five - bedroom unit with some loft
and /or den options. Each home has a covered front porch, direct interior access to an attached
two -car garage, and optional rear ground floor loggia with optional upper level deck for
increasing the living area. The ground floor of all plans has access to at least one bathroom or
powder room. For Plans 1, 2, and 4, the formal living room and dining areas are near the entry
with Family Room integral to the kitchen. Plan 3, which fits only fits on Lots 301 and 414, is
arranged with a horizontal layout generally to accommodate the terrain. Each unit has a
dedicated laundry room with wash basin, and each kitchen has an island, pantry, and a
nook/informal dining area. All Family Rooms would have a gas- burning fireplace with optional
fireplaces in each Master bedroom and as a feature to each optional loggia.
On the second floor, each unit has at least 4 bedrooms and 2 bathrooms, including a master
suite. Each Master bathroom has dual basins, separate water closet, and separate tub and
shower. A walk -in closet is accessible through the Master Bathroom. Each secondary
bathroom has dual basins and separate compartments for bathing and water closets. With
exception of Plan 1, all laundry rooms are on the second floor.
Floor plan details are shown in Table 3, below.
TABLE 3- Floor Plans
Plan
Square Feet
Bedrooms and Options
Bathrooms
Parking
Elevations
Stories
1
2,933 sf
4 + loft + loggia
2'/z
2
A, B, & C
2
+ upper deck
2
3,210 sf
5 + loft + loggia
3
2
A, B, & C
2
3
3,370 sf
4 + 1 (or den) + loft
3
2
A, B, & C
2
+ loggia
4
3,469 sf
5 + loft + loggia
2 + 3/ +'/2
2
A, B, & C
2
Total
Elevation styles: All three Elevation styles are available for reach of the four floor plans.
(A) Early California, (B) Monterey, and (C) English Country.
In addition to the common features described above, the floor plans are uniquely described as
follows:
Plan 1 — Plan 1 is the smallest at 2,933 square feet. All four bedrooms and optional loft are
located on the second floor. In addition to the 2 full bathrooms on the second floor, the
ground floor has a powder room, or half bathroom, and laundry room as a transition area
7 of 12
from the garage to the living area. The optional ground floor loggia would be located outside
of the kitchen /nook area, and the optional second level deck accessible from the Master
bedroom.
Plan 2 — Plan 2 is 3,210 square feet with 5 bedrooms, including one downstairs bedroom
with an adjacent full bathroom. Second floor area also may be built out with optional loft
space. As with Plans 3 and 4, a dedicated laundry room would be located on the second
floor. The optional loggia may be situated adjacent to the kitchen area or the family room;
the family room location would accommodate an optional upper level deck adjacent to the
Master bedroom.
Plan 3 — This 3,370 square foot Floor Plan is limited to Lots 301 and 314. Plan 3 is a four -
bedroom unit plus a ground level (fifth) bedroom (or optional den) with adjacent full
bathroom. The entry features double front doors. The horizontal layout results in a linear
configuration of the family and dining rooms along the rear of the home, and the four upstairs
bedrooms along the front of the home. Optional loft space also may be built out on the
second floor. Plan 3 offers two smaller optional loggias, one off of the living room behind the
garage and a separate one adjacent to the Family Room with fireplace options for both. An
upper level deck would be an available option above the smaller loggia adjacent to the loft
area.
Plan 4 — Plan 4 is the largest at 3,469 square feet. The ground floor is provided with a
"Junior Master Bedroom" with a shower - equipped en suite bathroom (3/ bathroom) and walk -
in closet. A separate powder room also would be located on the ground floor. The second
floor would be accessed from a circular stairway in the center of the house to reach the four
bedrooms (including the Master suite), laundry room, optional and loft. Of the four available
floor plans, Plan 4 offers the largest optional loggia. The location of the loggia can be
accommodated either adjacent to the ground floor bedroom, where it could provide an
optional Master Bedroom deck, or adjacent to the Family Room with no upper deck option.
Parkin - The parking requirement is two enclosed parking spaces per unit (38 spaces) with one
guest space per unit (19 spaces) that may be provided curbside, on the driveway, or in
dedicated parking areas. Based on this standard, the residential parking required for Schaefer
Ranch Unit 3 would be 57 spaces. The parking is provided with the attached two -car garages
provided with each unit for a total of 38 enclosed parking spaces. Guest space parking is
satisfied in driveways (2 per unit resulting in 38 spaces) and curbside along the south side of
Schaefer Way (29 spaces) for a total of 67 guest spaces, resulting in an excess of 48 guest
spaces. The proposed parking is shown on Attachment 3, Sheet C -8.
Landscape /Streetscape Plan
The landscaping and streetscape is subject to the characteristics and constraints of a hillside
area. Although Schaefer Way is a private street, the landscaping theme and character is
intended to reflect the improvements elsewhere in Schaefer Ranch. Sections along the
streetscape would include landscaped slopes within front setback areas and along individual
and shared driveways. The landscape plans have been prepared to reflect the building footprint
of each floor plan in addition to the overall landscape plan for the neighborhood. The
landscaping has been designed to be compatible and complement the architecture as to theme
and character of the residential structures. Landscape materials include a variety of native and
other drought tolerant species.
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Pedestrian circulation is accommodated by sidewalks on both sides of Schaefer Way, and the
clustering of driveway access points creates additional segments along the street for
landscaping.
The Landscape Plans also indicate the type, style, and placement of walls and fences that will
be used within the project. The topography is placed in a visual context by the type of fencing
materials utilized. This project proposes five different types of fencing. The fence types include:
ranch rail fence, tubular metal view fence, wire mesh view fencing primarily for rear yard
hillsides, split -view fence of solid wood and lattice, and solid good neighbor fences between
private property side yards.
The Landscape Plans are provided in Attachment 3, Sheets L -1 through L -6 and include:
landscape concept, planting plan, fence types and locations, and grading along with the
proposed palette of trees and shrubs. The landscaping for the individual lots will be required to
conform to the City Water Efficient Landscape Ordinance.
Vesting Tentative Tract Map 8136
The 17.30 area is currently comprised of 6 legal lots and a lot for an existing water quality basin.
The applicant is proposing to re- subdivide the area to provide 19 single family residential lots
(net gain of 13 lots) and two lots to be designated for open space (one of which will contain the
existing water quality basin).
A Resolution recommending that the City Council adopt a Resolution approving the Site
Development Review and Vesting Tentative Tract Map 8136 is included as Attachment 4.
Affordable Housing /Inclusionary Zoning — In accordance with Section 8.68.030 A. of the City
of Dublin Zoning Ordinance, projects with 20 or more lots are subject to the Inclusionary
Housing requirements. This project will comprise a total of 19 lots if approved and, therefore is
not subject to this requirement.
Public Art Compliance — In accordance with Section 8.58.030 B. of the City of Dublin Zoning
Ordinance, projects with 20 or more lots are subject to the Public Art provision requirements.
This project will comprise a total of 19 lots if approved and, therefore is not subject to this
requirement.
CONSISTENCY WITH GENERAL PLAN & ZONING ORDINANCE
The proposed amendment to the General Plan and Planned Development Rezoning reflect land
uses that are compatible with open space preservation and neighborhood character within the
area. The proposed project will contribute to housing opportunities and diversity of product type
as a complement to the surrounding neighborhoods, including the neighborhood south of Dublin
Boulevard that is currently under construction by Toll Brother's. The proposed Stage 1 Planned
Development rezoning is consistent with the requested land use amendments.
The proposed project has been reviewed for conformance with the Community Design and
Sustainability Element of the General Plan. The project has been designed to be compatible
with adjacent and surrounding development via architectural elevations, site planning, and
design details and integration with the Schaefer Ranch community over all as lots sizes,
densities and development standards mirror the neighborhood under construction south of
Dublin Boulevard in Schaefer Ranch. The Applicant 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
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proposed project furthers 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 to ensure that the Project is
established in compliance with all local Ordinances and Regulations. Conditions of Approval
from these departments and agencies are included in the Resolution approving Site
Development Review and Tentative Map Subdivisions (Attachment 4).
ENVIRONMENTAL REVIEW:
An Initial Study has been prepared in accordance with the provisions of the California
Environmental Quality Act (CEQA), CEQA Guidelines, and City of Dublin Environmental
Guidelines. The Initial Study assesses the potential environmental impacts of implementing the
proposed project beyond the impacts identified in the 1996 Schaefer Ranch EIR.
The proposed project is a modification of a project already approved by the City for the Schaefer
Ranch project. The impacts of the Schaefer Ranch project were analyzed in an environmental
impact report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan
Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer
Ranch EIR" or "1996 EIR "). The EIR assumed 474 dwelling units, including the 6 -lot Estate
Residential development area. The Initial Study identified no additional impacts from the
proposed project, primarily because the project is within the previous assumed density and also
within the assumed development area. On the basis of the Initial Study, the City prepared a
CEQA addendum in accordance with CEQA Guidelines section 15162/3 and 15164.
In 2008, the City approved an Addendum to the 1996 EIR for properties in Unit 2 of the
Schaefer Ranch project that included a General Plan Amendment, Planned Development
Rezone with related Stage 1 and 2 Development Plan, a Vesting Tentative Subdivision Map,
and a Development Agreement to eliminate a 5.69 -acre retail commercial site on the southwest
corner of Dublin Boulevard and Schaefer Ranch Road, 12 estate lots, and 24 single - family lots
on the south side of Dublin Boulevard and generally west of the retail commercial site. These
uses were replaced with up to 140 single - family detached lots. The 2008 Addendum was
approved by Dublin City Council Resolution No. 203 -08 on November 4, 2008. The 2008
Addendum did not affect land uses on the current project site.
A Resolution recommending that the City Council adopt a CEQA Addendum is included as
Attachment 5 with the Initial Study and Addendum attached as included as Exhibits A and B,
respectively.
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 as well as the entirety of Schaefer Ranch and California
Highlands 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.
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ATTACHMENTS: 1.
Resolution recommending City Council adopt a Resolution
approving a General Plan Amendment for the Schaefer Ranch
Unit 3 Project, with draft City Council Resolution attached as
Exhibit A.
2.
Resolution recommending that the City Council adopt an
Ordinance rezoning the Schaefer Ranch Unit 3 Project site to
PD- Planned Development and approving a related Stage 1
and Stage 2 Development Plan, with the draft City Council
Ordinance attached as Exhibit A.
3.
Applicant's submittal package dated September 24, 2015.
4.
Resolution recommending that the City Council adopt a
Resolution approving a Site Development Review Permit and
Vesting Tentative Map 8136 for the Schaefer Ranch Unit 3
Project, with the draft City Council Resolution included as
Exhibit A.
5.
Resolution recommending that the City Council adopt a CEQA
Addendum and a Related Statement of Overriding
Considerations for the Schaefer Ranch Unit 3 and a portion of
Unit 1 Project, with the draft City Council Resolution included
as Exhibit A.
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GENERAL INFORMATION:
PROPERTY OWNER/APPLICANT: Schaefer Ranch Holdings LLC, (Discovery Builders),
4061 Port Chicago Highway, Suite H
Concord, CA 94520
Attn: Doug Chen
LOCATION:
North of 1 -580 at the westerly terminus of Dublin
Boulevard, west of Schaefer Ranch Road
GENERAL PLAN: Existin — Estate Residential
Proposed — Single Family Residential and Open Space
ZONING: Existing — PD
Proposed — PD
SURROUNDING USES:
LOCATION
ZONING
GENERAL PLAN LAND USE
CURRENT USE OF PROPERTY
Open Space and
Hillside Open Space
North
PD
Public /Semi - Public
and DSRSD Water Tank
Original Ranch Home and
South
PD
Estate Residential
Operating Facilities
Public /Semi - Public and
DSRSD Tank Site
Parks /Public Recreation
public park
East
PD
Estate Residential
Original Ranch Home and
Operating Facilities
West
PD
Open Space
Vacant
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ORDINANCE NO. XX — 16
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * **
REZONING THE SCHAEFER RANCH UNIT 3 PROJECT SITE TO A PLANNED
DEVELOPMENT ZONING DISTRICT AND APPROVING A RELATED STAGE 1 AND 2
DEVELOPMENT PLAN
PLPA 2012 -00013
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes to develop 18
single - family detached homes within a 17.30 -acre area. The applications include a General
Plan Amendment to change the land use designations from Estate Residential to a combination
of Single Family Residential (7.04 acres) and Open Space (10.26 acres). The application also
includes a Planned Development rezone with a related Stage 1 and Stage 2 Development Plan,
Site Development Review, and Vesting Tentative Subdivision Map 8136. The proposed
development and applications are collectively known as the "Project ".
B. The Project Site is located in the Western Extended Planning Area at the westerly portion of
the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of
Interstate 580 and west of Schaefer Ranch Road.
C. The City prepared an Addendum to the certified 1996 Schaefer Ranch EIR for the Project.
D. Following a duly noticed public hearing, on October 27, 2015, the Planning Commission
adopted Resolution 15 -13 recommending that the City Council not approve the CEQA
addendum, the General Plan amendment, the Planned Development rezoning with related
Stage 1 and 2 Development Plans, and the requested Site Development Review and Vesting
Tentative Tract Map 8136. The above resolution are incorporated herein by reference and are
available for review at City Hall during normal business hours; and
E. On December 15, 2015, the City Council held a properly noticed public hearing on the
Project, including the proposed Planned Development rezoning and related Stage 1 and 2
Development Plan, at which time all interested parties had the opportunity to be heard. The City
Council voted 4 to 1 to deny the project.
F. On April 19, 2016, the City Council voted to reconsider the proposed project.
G. A Staff Report for the City Council, dated June 7, 2016 and incorporated herein by
reference, described and analyzed the Project, including the Planned Development rezoning
and related Stage 1 and 2 Development Plan.
H. On June 7, 2016, the City Council held a properly noticed public hearing to reconsider the
Project, including the proposed Planned Development rezoning and related Stage 1 and 2
Development Plan, at which time all interested parties had the opportunity to be heard.
Page 1 of 9
I. On June 7, 2016, the City Council adopted Resolution 90 -16 approving the CEQA Addendum
for the Project and adopted Resolution 91 -16 approving a General Plan amendment for the
Project, which resolutions are incorporated herein by reference and available for review at City
Hall during normal business hours.
J. The City Council considered the CEQA Addendum and related prior CEQA documents and
all above - referenced reports, recommendations, and testimony prior to taking action on the
Project.
SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The Schaefer Ranch Unit 3 Project Planned Development zoning meets the purpose
and intent of Chapter 8.32 in that it provides a comprehensive development plan that
creates a desirable use of land that is sensitive to surrounding land uses by virtue of the
layout and design of the site plan.
2. Development of the Project under the Planned Development zoning and the related
Stage 1 and 2 Development Plan will be harmonious and compatible with existing and
future development in the surrounding area in that the site will provide residential
development consistent with the surrounding development by providing unique floor plan
designs and the incorporation of open space components while also being sensitive to
the surrounding hillsides and conservation areas.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
1. The Planned Development zoning for the Project and the related Stage 1 and 2
Development Plan will be harmonious and compatible with existing and potential
development in the surrounding area in that the proposed site plan has taken into
account sensitive adjacencies.
2. The project site is physically suitable for the type and intensity of the zoning district
being proposed in that the Project maintains the general character and density of
adjacent development. The project site conditions are documented in the adopted CEQA
Addendum; the environmental impacts that have been identified will be mitigated, and the
project will implement all adopted mitigation measures. There are no site conditions that
were identified in the Schaefer Ranch EIR and Project CEQA Addendum that will present
an impediment to development of the site for the intended purposes. There are no major
physical or topographic constraints and thus the site is physically suitable for the type and
intensity of the proposed residential uses approved through the Planned Development
zoning.
3. The Planned Development zoning 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 in that the project will comply with all applicable development regulations and
standards and will implement all adopted mitigation measures. The Project uses are
compatible with surrounding uses.
Page 2 of 9
4. The Planned Development zoning is consistent with the Dublin General Plan, as
amended, in that the proposed residential uses and site plan are consistent with the
Single Family Residential and Open Space land use designations for the site.
C. Pursuant to the California Environmental Quality Act, the City Council approved a CEQA
Addendum on June 7, 2016, as set forth in Resolution 90 -16, which resolution is incorporated
herein by reference and available for review at City Hall during normal business hours.
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 property described below to a Planned Development Zoning
District:
17.30 acres located in the Western Extended Planning Area at the westerly portion of the
Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north
of Interstate 580 and west of Schaefer Ranch Road ( "Project site ", or "Property ").
A map of the rezoning area is shown below:
Stage 1 Development Plan
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SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the Project site are
set forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby
approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance
with section 8.32.080 of the Dublin Municipal Code or its successors.
Page 3 of 9
Stage 1 and 2 Development Plan for the Schaefer Ranch Unit 3 Project
This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2
Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as part of
the Planned Development rezoning for the Schaefer Ranch Unit 3 project, PLPA- 2012 - 00013.
The Planned Development District and this Stage 1 and 2 Development Plan provides flexibility
to encourage innovative development while ensuring that the goals, policies, and action
programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are
satisfied.
1. Statement of Permitted, Conditional and Accessory Uses.
PD — Single Family Residential
Permitted Uses
• Single- family detached Dwelling Unit
• Accessory structures and uses in accordance with Section 8.40.030 of the Dublin
Zoning Ordinance
• Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
• Small family day care homes
• Other similar uses as determined by the Community Development Director
Conditional Uses
• Accessory structures and uses located on the same site as a conditional use
• Bed and Breakfast inns
• Community clubhouse
• Community facilities
• Large family day care homes
• Other similar uses as determined by the Community Development Director
PD Open Space
Permitted Uses, including, but not limited to:
• Agriculture and grazing
• Conservation and wildlife habitat preservation areas
• Public or private utilities, services and facilities necessary to serve the project
• Public or private recreation facility- active or passive consistent with Open Space
use
• Trails and maintenance roads, including emergency vehicle access
• Other similar uses as determined by the Community Development Director
Page 4 of 9
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2. Stage 1 and 2 Site Plan.
Page 5 of 9
3. Site area, proposed densities.
4. Development Regulations.
SINGLE FAMILY SITE DEVELOPMENT STANDARDS
STANDARD
Proposed
Lot Size
Land Use
acres
%
Single Family Residential — 18 units
7.04
41%
Opens Space
10.26
59%
Total
17.30
100%
4. Development Regulations.
SINGLE FAMILY SITE DEVELOPMENT 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 CoverageM
• one -story
50 % maximum
• two -story
45 % maximum
Building Height (two-story maximum) (2)
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
• at corners
8 ft
Rear Yard
loft
Usable Yard
• size
500 sf contiguous flat
• dimension
10 ft minimum any one side and 15 ft diameter clear
within usable yard.
Parking Spaces
• 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: A 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.
Page 6 of 9
5. Phasing Plan. The project be constructed under one phase.
6. Preliminary /Master Neighborhood Landscape Plan.
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Page 7 of 9
7. Architectural Standards.
The following three (3) architectural styles are shown in the Stage 2 Development Plan.
The variety of architectural styles will provide visual interest and identity for each
neighborhood street. The architectural elements will be articulated and Chemed to
represent a variety of styles through color, texture, and massing details. The architectural
styles, along with design elements, are identified below:
Monterey: The Monterey style is characterized by low- pitched gable roof and cantilevered
second story balconies covered by the principal roof of flat or "S" concrete tile. Wall
materials typically are different for first and second floors generally consisting of extensive
use of brick on the lower levels with stucco, wood siding, or board and batten above.
Architectural elements include simple wooden posts and railings, shutters, window frames,
and gable end accents. Colors are California mission blends with varied color accents.
Early Californian: Early Californian is distinguished by simple massing and the principal
roof material of concrete barrel tiles representing terracotta in color and form on a hip or
gable roof above shorter overhangs. Stucco finished exteriors are accented by arched
doorways, shutters, wrought iron detailing, and gable end accents. Colors are California
mission and brown blends with varied tone accents.
English Country. Formal characteristics of the English County style are identified by
steeper pitched roof elements with gable forms, stucco accent walls, use of brick accents,
and half- timbered details. Stone features, bricked archways, decorative corbels, and multi -
paned windows give this style its country image along with the hip and gable roof
elements. Colors and materials are lighter charcoal and brown blends with earthy green
tone accents.
8. Inclusionary Zoning Regulations. In accordance with Section 8.68.030 A. of the City of
Dublin Zoning Ordinance, projects with 20 or more lots are subject to the Inclusionary Housing
requirements. This project will comprise a total of 18 lots if approved and, therefore is not
subject to this requirement.
9. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in
this Stage 1 and 2 Development Plan, the use, development, improvement and maintenance of
the property 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
pursuant to Section 8.32.060.0 except as provided in the Stage 1 and Stage 2 Development
Plan. No development shall occur on this property until a Site Development Review permit has
been approved for the property.
10. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply
with all adopted mitigation measures of the Schaefer Ranch EIR and subsequent environmental
documents, as applicable.
Page 8 of 9
SECTION 5. PRIOR PD ZONING SUPERSEDED Ordinance No. 37 -08 (Schaefer Ranch
South) establishing the existing PD zoning is superseded as to the Project site.
SECTION 6. POSTING OF ORDINANCE
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.
SECTION 7. EFFECTIVE DATE
This Ordinance shall take effect thirty (30) days following its adoption.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 21St day of
June 2016, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G: 1PAt20121PLPA- 2012 -00013 Schaefer Ranch Unit 3 GNEC Meeting 6.21.160tt 2 CC PD Ord.doc
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