HomeMy WebLinkAbout04-017 StructrAmndmntDubRanch AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: May 11, 2004
SUBJECT:
PUBLIC HEARING: PA 04-017 Accessory Structure Amendment to
Dublin Ranch Planned Development Zoning Districts - Conditional
Use Permit to Amend the Development Plans for Dublin Ranch Phase I
(PA 95-030), Dublin Ranch Area A (PA 96-038), and Dublin Ranch Area
F North (PA 01-037) to permit one accessory structure up to 120 square
feet to be exempt from lot coverage requirements.
(Report Prepared by: Kristi Bascom, ~tssociate Planner)
ATTACHMENTS:
1. Resolution approving a Conditional Use Permit to Amend the
Development Plans for Dublin Ranch Phase I (PA 95-030), Dublin
Ranch Area A (PA 96-038), and Dublin Ranch Area F North (PA 01-
037) to permit one accessory structure up to 120 square feet to be
exempt from lot coverage requirements
2. Dublin Ranch Map
3. Relevant section of City Council Resolution 12-96: Provisions for a
Planned Development District Rezone for Dublin Ranch Phase I;
4. Relevant section of City Council Resolution 139-97: Provisions for a
Planned Development District Rezone for Dublin Ranch Area A;
5. Relevant section of City Council Resolution 43-04: Residential Site
Development Standards for Dublin Ranch Area F North
RECOMMENDATION:
1. Hear Staff presentation.
2. Open Public Hearing.
3. Take testimony from the public.
4. Question Staff and the public.
5. Close the public hearing and deliberate
6. Adopt Resolution (Attachment 5) approving a Conditional Use Permit
to Amend the Development Plans for Dublin Ranch Phase I (PA 95-
030), Dublin Ranch Area A (PA 96-038), and Dublin Ranch Area F
North (PA 01-037) to permit one accessory structure up to 120 square
feet to be exempt from lot coverage requirements
PROJECT DESCRIPTION:
City Council Resolutions 12-96, 139-97, and 43-04 established Planned Development provisions for
Dublin Ranch Phase I (PA 95-030), Area A (PA 96-038), and Area F North (PA 01-037) respectively
(Attachment 2). These Resolutions established minimum setbacks, minimum lot sizes, height limits and
other design standards for development in these areas. When a standard was not explicitly stated within
the provisions of the Planned Development text, the Planned Development Zoning District referred back
to the Citywide Zoning Ordinance for the rules and regulations. Such is the case with the regulations
regarding accessory structures in these ttu'ee Planned Development areas. No explicit language was
included in the site-specific zoning, so the rules regarding constructing accessory structures such as
COPIES TO: PA file
Interes)~ed parties
ITEM NO.
sheds, gazebos, patio covers, trellises, arbors, and similar structures were subject to the citywide
regulations.
The citywide accessory structure regulations stipulate the setbacks required and maximum height
permitted for accessory structures. Citywide regulations also stipulate the amount of a residential lot
that can be covered with buildings and structures, including accessory structures, which is referred to as
the maximum lot coverage.
In Dublin Ranch, many of the homes are already built at the maximum lot coverage allowed by the
Planned Development Zoning Districts. Since the maximum lot coverage has already been reached,
these homeowners are unable to construct any additional square footage on their property, including any
accessory structures. The purpose of this amendment is to allow a small amount of additional
construction on constrained lots, and exempt one 120 square foot accessory structure from the lot
coverage requirements for the Planned Development Zoning Districts. This will allow homeowners to
build a small shed, gazebo, patio cover, or other similar structure as long as all other requirements of the
Dublin Municipal Code (including minimum setbacks and maximum height) are met.
ANALYSIS:
The Planned Development provisions for both Dublin Ranch Phase I and Area A contain the
requirement that "Development standards within the Single Family land use designation shall conform
to the City of Dublin R-1 provisions, unless modified herein" (page 4, Section (C)(2) of Attachment 3;
page 5, Section (C)(4) of Attachment 4). All conventional residential zoning districts (i.e., R-l, R-2, and
R-M), are regulated by Section 8.36.020(A) of the Dublin Zoning Ordinance which stipulates the
maximum lot coverage for single story residences is 40% and two story homes is 35%, which is defined
as the maximum lot area that may be covered ~vith buildings and structures. The Planned Development
provisions for Dublin Ranch Area F North state that the lot coverage maximum for the homes to be built
is 45%.
Neither the Planned Development provisions for Dublin Ranch Phase I nor Area A contain any
reference to lot coverage calculations, so the following Citywide Zoning Ordinance provisions apply.
Section 8.36.100(A) of the Dublin Zoning Ordinance states that "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,
accessory structures, (with the exception of one 120 square foot accessory structure, permitted on lots
less than 5, 000 square feet in size, which shall be exempt from the coverage regulatiom9 covered decks
and gazebos, and other enclosed and covered areas; but not standard roof overhangs, cornices, eaves,
uncovered decks, swimming pools, paved areas such as walkways, driveways, patios, uncovered parking
areas or roads."
The Residential Site Development Standards for Dublin Ranch Area F North specifically restate the
language contained in the Zoning Ordinance: "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 enclosed and covered areas; but not standard rooJ
overhangs, cornices, eaves, uncovered dec/cs', swimming pools, paved areas such as walkways,
driveways, patios, uncovered parking areas or roads. (Dublin Zoning Ordinance Section 8. 36.100)"
As a result of the size of homes being built in the Dublin Ranch neighborhoods, in most cases, the house
itself uses the maximum development potential of the lot and there is no room "left over" for additional
structures to be built within the lot coverage restrictions. This leaves homeowners who wish to build an
arbor, trellis, shed, gazebo, or other shade structure without the square footage to do so. The City's
Code Enforcement Officer is finding that a majority of homeowners are interested in constructing a
shade structure in their yard, but are prohibited from doing so. In fact, there are several un-permitted
accessory structures being built in Dublin Ranch neighborhoods which meet the minimum setback
requirements and are within the height limitations, but increase the lot coverage for the site over what is
allowable under the Zoning Ordinance.
This City-initiated Conditional Use Permit/Planned Development Zoning District amendment will
permit residents to have at least one small shade structure or shed in their rear yard. The Conditional
Use Permit would amend the Planned Development Zoning Districts for Phase I, Area A, and Area F
North to state that one 120 square foot structure will be exempt from lot coverage requirements on any
lot of any size, not just those lots under 5,000 square feet. This amendment would substantially comply
with, and not materially change, the provisions or intent of the adopted Planned Development Zoning
District Ordinances for the sites, while still allowing homeowners some flexibility.
The text proposed to be added to the Dublin Ranch Phase I and Area A Planned Development Zoning
Districts is as follows: "Lot coverage. 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, accessory structures (with the exception
of one 120 square foot accessory structure, which shall be exempt from the lot coverage regulations as
long as it meets all other requirements of the Dublin Municipal Code), covered decks and gazebos, and
other enclosed and covered areas; but not standard roof overhangs, cornices, eaves, uncovered decks,
swimming pools, paved areas such as walkways, driveways, patios, uncovered parking areas or roads."
This text would be added to sections C.2 and C.3 of the General Provisions of City Council Resolution
12-96 (Dublin Ranch Phase I) and section C.4 of the General Provisions of City Council Resolution
139-97 (Dublin Ranch Area A).
The Residential Site Development Standards for Dublin Ranch Area F North (Attachment 5) were very
recently adopted by the City Council, and the housing units approved as part of the Planned
Development Zoning and Site Development Review have not yet been built. However, Staff is
proposing to modify this Planned Development Zoning District in the same manner as Phase I and Area
A because future residents will likely face the same lot coverage issues and restrictions that the residents
of Phase I and Area A are currently facing. The Residential Site Development Standards Chart for
Dublin Ranch Area F North (contained in City Council Resolution 43-04) is proposed to be amended in
two places: (1) Footnote 10 and (2) Footnote E.
Footnote 10 will be revised to state: "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 structure (with the
exception of one 120 square _foot accessory structure, which shall be exempt _from the lot coverage
regulations as long as it meets all other requirements of the Dublin Municipal Code), covered decks and
gazebos, and other enclosed and covered areas; but not standard roof overhangs, cornices, eaves,
uncovered decks, swimming pools, paved areas such as wallovays, driveways, patios, uncovered parking
areas or roads."
Footnote E will be revised to state: "Setbacks for accessory structures shall be in accordance with the
I~.,;I~1;.~
........ e, zonin~ code in effect at the time of construction~installation. Noise generating uses such as
pool and spa equipment shall be acoustically screened or located outside the setback area."
Conditional Use Permit
Section 8.32.080 of the Dublin Zoning Ordinance provides the ability for the Planning Commission, by
means of a Conditional Use Permit, to make minor amendments to adopted Development Plans upon the
finding that the amendment substantially complies with the provisions of the Planned Development
District.
Previous Dublin Ranch Planned Development Amendments
On December 10, 2002, the Planning Commission approved a Conditional Use Permit to amend the
Phase I and Area A Planned Development Zoning Districts to legalize the status of those residences
which were built over the standard lot coverage maximums (35% for two-story homes). At the time of
this amendment, the issue of permitting accessory structures on these lots was not forseen, otherwise
Staff would have addressed the two issues simultaneously.
The proposed accessory structure amendment will not affect those homes that were "legalized" through
the 2002 amendment, but it will allow those properties which already exceed the lot coverage standard
an additional exemption for one 120 square foot accessory structure.
Future Actions
Recognizing that this is an issue that future residential developments will likely face, and in the interests
of being fair and equitable to homeowners citywide, Staff will recommend an amendment to the Zoning
Ordinance that will allow the 120 square foot exemption in every residential zoning district. This issue
will likely be brought to the Planning Commission and City Council the next time a group of Zoning
Ordinance amendments are being considered.
Public Notification
Because the number of property owners potentially impacted by this action is greater than 1,000, a
public hearing notice was published in the Valley Times and posted at several locations throughout the
City. Notices were also sent directly to those persons who have expressed an interest in this issue. To
date, the City has not received any objections regarding the proposal.
RECOMMENDATION:
Staff recommends the Planning Commission Hear Staff presentation, Open Public Hearing, Take
testimony from the public, Question Staff and the public, Close the public hearing and deliberate, and
Adopt Resolution (Attachment 5) approving a Conditional Use Permit to Amend the Development Plans
for Dublin Ranch Phase I (PA 95-030), Dublin Ranch Area A (PA 96-038), and Dublin Ranch Area F
North (PA 01-037) to permit one accessory structure up to 120 square feet to be exempt from lot
coverage requirements.
GENERAL INFORMATION:
PROPERTY OWNER:
APPLICANT:
LOCATION:
EXISTING ZONING:
GENERAL PLAN
DESIGNATION:
Various
City-initiated action
Dublin Ranch Phase 1: East of Tassajara Road and +4,000 feet
north of the Interstate 580 Freeway within the Eastern Dublin
Specific Plan project area. Also identified by the following Tract
Numbers: 6962, 6963, 6964, 6956, 6957, 6958, 6959, 6960, and
6961.
Dublin Ranch Area A: East of Tassajara Road and east of Dublin
Ranch Phase I within the Eastern Dublin Specific Plan project
area. Also identified by the following Tract Numbers: 7136,
7141, and 7142.
Dublin Ranch Area F North: North of Central Parkway, south of
Dublin Ranch Phase I, east of Tassajara Road, and west of Fallon
Road. Also identified by the following Tract Numbers: 7281,
7282, 7283.
Planned Development
Low Density Residential and Medium Density Residential
RESOLUTION NO. 04 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT TO AMEND THE DEVELOPMENT PLANS
FOR DUBLIN RANCH PHASE I (PA 95-030), DUBLIN RANCH AREA A (PA 96-038), AND
DUBLIN RANCH AREA F NORTH (PA 01-037) TO PERMIT ONE ACCESSORY
STRUCTURE UP TO 120 SQUARE FEET TO BE EXEMPT FROM LOT COVERAGE
REQUIREMENTS
PA 04-017
WHEREAS, the City of Dublin initiated a Conditional Use Permit to make minor amendments to
the adopted Development Plans for Dublin Ranch Phase I (PA 95-030), Dublin Ranch Area A (PA 96-
038), and Dublin Ranch Area F North (PA 01-037) to permit one accessory structure up to 120 square feet
to be exempt from lot coverage requirements; and
WHEREAS, Dublin Ranch Phase I is further identified by the following Tract Numbers: 6962,
6963, 6964, 6956, 6957, 6958, 6959, 6960, and 6961, Dublin Ranch Area A is further identified by the
following Tract Numbers: 7136, 7141, and 7142, and Dublin Ranch Area F North is further identified by
the following Tract Numbers: 7281, 7282, 7283; and
WHEREAS, City Council 12-96 approved the Provisions for a Planned Development District
Rezone for Dublin Ranch Phase I, City Council Resolution 139-97 approved the Provisions for a Planned
Development District Rezone for Dublin Ranch Area A, and City Council Resolution 43-04 approved the
Residential Site Development Standards for Dublin Ranch Area F North; and
WHEREAS, the adopted Provisions for Dublin Ranch Phase I, Area A, and Area F North
established minimum setbacks, minimum lot sizes, height limits and other design standards for
development in these areas. When a standard was not explicitly stated within the provisions of the
Planned Development text, the Planned Development Zoning District referred back to the Citywide
Zoning Ordinance for the rules and regulations; and
WHEREAS, the adopted Planned Development Zoning District Ordinances for Dublin Ranch
Phase I (as amended), Area A (as amended), and Area F North state what the maximum lot coverage
requirements are in the respective areas; and
WHEREAS, Section 8.36.100 of the Dublin Zoning Ordinance defines lot coverage as the
maximum lot area that may be covered with buildings and structures; and
WHEREAS, many of the homes in Dublin Ranch are already built at the maximum lot coverage
allowed by the Planned Development Zoning Districts (as amended). Since the maximum lot coverage
has already been reached, homeowners are unable to construct any additional square footage on their
property, including any accessory structures; and
WHEREAS, Section 8.36.080 of the Dublin Zoning Ordinance allows the Planning Commission
by means of a Conditional Use Permit to make minor amendments to an adopted Planned Development,
ATTACHMENT I
Development Plan by means of a Conditional Use Permit upon a finding that the amendment substantially
complies with, and does not materially change the provisions or intent of the adopted Planned
Development Zoning District Ordinance for the site; and
WHEREAS, the following text will be added to sections C.2 and C.3 of the General Provisions of
City Council Resolution 12-96 (Dublin Ranch Phase I) and section C.4 of the General Provisions of City
Council Resolution 139-97 (Dublin Ranch Area A): "''Lot coverage. 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, accessory
structures (with the exception of one 120 square foot accessory structure, which shall be exempt from the
lot coverage regulations as long as it meets all other requirements of the Dublin Municipal Code),
covered decks and gazebos, and other enclosed and covered areas; but not standard roof overhangs,
cornices, eaves, uncovered decks, swimming pools, paved areas such as walkways, driveways, patios,
uncovered parking areas or roads. "; and
WHEREAS, the Residential Site Development Standards Chart for Dublin Ranch Area F North
(contained in City Council Resolution 43-04) is proposed to be amended in two places: Footnote 10 and
Footnote E as follows:
1. Footnote 10 will be revised to state: "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
structure (with the exception of one 120 square _foot accessory structure, which shall be exempt
.from the lot coverage regulations as long as it meets all other requirements of the Dublin
Municipal Code), covered decks and gazebos, and other enclosed and covered areas; but not
standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, paved areas such as
walkways, driveways, patios, uncovered parking areas or roads."
2. Footnote E will be revised to state: "Setbacks for accessory structures shall be in accordance
with the bui!di;:g zoning code in effect at the time of construction/installation. Noise generating
uses such as pool and spa equipment shall be acoustically screened or located outside the setback
area. "; and
WHEREAS, this project is part of the Eastern Dublin Specific Plan which was adopted in 1994
and has a certified Program EIR (SCH No. 91-103064). Pursuant to the California Environmental
Quality Act (CEQA), CEQA Guidelines Section 15182, the proposed project is within the scope of the
Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan,
which was certified by the City Council by Resolution No. 51-93 and the Addenda dated May 4, 1993
and August 22, 1994 (the "EIR").; and
WHEREAS, the Planning Commission did hold a public hearing on said application on May
11, 2004, for this project; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve, the Conditional Use Permit to make minor modification to the adopted Development Plans for
Dublin Ranch Phase I, Area A, and Area F North; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding the proposed Conditional
Use Permit:
Co
Do
Uo
Fo
G°
The proposed amendment substantially complies with and does not materially change the
provisions and intent of the adopted Planned Development Zoning District Ordinances and/or the
Site Development Review approvals for the three areas and is compatible with other land uses,
transportation and service facilities in the vicinity. The proposed amendment will not allow
additional development potential in terms of new or larger housing units, only a 120 square foot
accessory structure in the rear yard that is subject to all other requirements of the Dublin Municipal
Code.
The proposed amendment will not adversely affect the health or safety of persons residing or
working in the vicinity, and will not be detrimental to the public health, safety and welfare because
is will not allow additional development potential in terms of new or larger housing units.
There are adequate provisions for public access, water, sanitation, and public utilities and services
to ensure that the amendment would not be detrimental to the public health, safety, and welfare.
The area is currently developed and no additional development potential in terms of new or larger
housing units will result from the proposed amendment.
The subject sites are physically suitable for the type, density and intensity of the use and related
structures being proposed because setback requirements and height restrictions will still apply to
any accessory structures proposed for a lot. If thosc restrictions cannot be met, the structure
cannot be legally built, regardless of the lot coverage exemption.
The proposed amendment will not be injurious to property or improvements in the neighborhood
because any accessory structures will still need to meet all other requirements of the Dublin
Municipal Code including minimum setbacks and maximum height requirements.
The proposed amendment will not be contrary to the specific intent clauses, development
regulations, or performance standards established for the zoning districts in that the amendment
does not propose anything contrary to the existing regulations, but it further clarifies said
regulations.
The proposed amendment is consistent with the Dublin General Plan, Eastern Dublin Specific
Plan, and the purpose and intent of the Dublin Zoning Ordinance.
BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does
hereby approve the Conditional Use Permit for PA 04-017 to amend the Development Plans for Dublin
Ranch Phase I (PA 95-030), Dublin Ranch Area A (PA 96-038), and Dublin Ranch Area F North (PA 01-
037) to permit one accessory structure up to 120 square feet to be exempt from lot coverage requirements.
3
PASSED, APPROVED AND ADOPTED this 11 th day of May, 2004.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Planning Manager
G:\PA#~2004\04-017 Accessory Structure Excemptions - Dublin Ranch\PC Reso.doc
4
PD
PA 94-030
Phase I
/
I AreaA ~
~fON£
GENERAL PROVISIONS
Relevant section of City Council Resolution 12-96: Provisions for a ~
A_ Purpose
TNs approval is for a Planned Development (PD) District Rezoning for PA 95-030 Dublin Ranch Phase
I. This PD District Rezone that includes a Land Use and Development Plan and District Planned
Development Plan is consistent with the initial Planned Development (PD) District Prezone and amends
the initial Prezone with more detailed land use and development plan provisions. The PD District
Rezone allows the flexibility needed to encourage innovative development while ensuring that the goals,
policies and action programs of the General Plan and Eastem Dublin Specific Plan are met. More
particularly, the PD District Rezone is intended to ensure the following policies:
1. Concentrate development on less environmentally and vim,ally sensitive or constrained
portions of the plan area and preserve significant open space areas and natural and topographic
landscape features with minimum alteration of land forms.
2. Encourage innovative approaches to site planning, building design and construction to
create a range of housing types and prices, and to provide housing for ali segments of the
community.
3. Create an attractive, efficient and safe environment.
4. Develop an environment that encourages social interaction and the use of common open
areas for neighborhood or community activities and other amenities.
5. Create an environment that decreases dependence on the private automobile.
B. Dublin Zoning Ordinance - Applicable Requirements
Except as specifically modified by the provisions of the PD District Rezone, all applicable and general
requirements of the Dublin Zoning Ordinance shaI1 be applied to this PD District.
C. General Provisions and Development Standards
1. Intent: This approval is for the Planned Development (PD) District Rezone PA 95-030
Dublin Ranch Phase I. This approval rezones 109.8 acres to PD Single Family Residential (570
dwelling units; 5.2 du/ac); 35.7 acres to PD Medium Density Residential (277 dwelling units; 7.8
alu/ac), for a total maximum of 847 dwelling units; and 57.5 acres to PD Open space. The
number of dwelling units and mix of dwelling unit types (i.e. ratio of Single Family Residential to
Medium Density Residential) can vary under each residential land use category while staying
within the approved density ranges. However, the total number of units shall not exceed the
maximum number of dwelling units, which is 847. This approval also rezones 5 acres for PD
neighborhood park and 2 acres for a private recreational facility. Development shall be generally
consistent with the following PD Rezone submittals labeled Exhibit A on file with the Dublin
Planning Department:
ATTACU ENT
District Planned Development Plan, Land Use and Development Plan, comprising the
Phase I Site Plan, 20-Scale Plotting Maps, and Boundary and Phasing Plan, prepared by
MacKay and Somps, William Hezmalhalch Architects, Inc. and NIJ¥IS dated received
August 10, 1995 and November 15, 1995.
Dublin Ranch Phase I Architecture and Landscape and Open Space Design Guidelines
prepared by MacKay and Somps, William I-lezmalhalch Architects, Inc. and NUVIS
dated received August 10, 1995 and November 15, 1995.
Single Family Residential: Development standards within the Single Family land use
designation shall conform to the City of Dublin K-I District provisions and the PD District
Overlay Zone for PA 94-030 Eastern Dublin (City Council Resolution No. 104-94). As thc R-1
District base zone, all the R-I District provisions shall apply, except those superseded by the
following provisions. Only detached single family units are allowed in this District.
Lot Size:
4,000 sq. ft. minimum
Median Lot Width: 50 feet
Minimum Lot Frontage: 35 feet
Minimum Lot Depth: 80 feet
Front yard Depth (setback from back of sidewalk):
Minimum 12 feet to porch or living area.
Minimum 17 feet to garage, except for side opening garages
(minimum 15 feet to side opening garages).
Driveways less than 20 feet in length require automatic garage
door openers and "roll up" doors
Side Yard (setback):
Minimum 5 feet to living area - Minimum 10 feet at corner
conditions
Garages located at the rear halfofa lot have no minimum side
yard. Building restrictions for zero lot line structures shall be
applied as conditions of Site Development Review approval.
Rear Yard (setback):
5 feet minimum. Include a useable yard equal to 10% of the lot
size with a minimum dimension of 10 feet in any direction.
Garages located in the rear halfofa lot have a 3 foot minimum
rear setback.
Minimum Building
Separation:
10 feet (excluding allowable encroachments).
4
Maximum Building
Height: 30 feet or 2 stories at any one point.
Medium Density Residential: Development standards for attached and detached units within
the Medium Density land use designation shalI conform to the City of Dublin R-S District
provisions and the PD District Overlay Zone for PA 94-030 Eastern Dublin (City Council
Resolution No. 104-94). As the R-S District base zone, all the R-S District provisions shall
apply, except those superseded by the following:
Attached Standards:
From Yard Depth:
Side Yard (setback):
Rear Yard (setback):
Yard Space:
Minimum Building
Separation:
Maximum Building
Height:
Detached Standards:
Minimum 10 feet to porch or living area.
Minimum 5 feet to garage.
Minimum 5 feet including encroachments (UBC standards).
Minimum I0 feet to living area.
Prov/de a useable yard of 150 square feet with a minimum
dimension of 10 feet in any direction.
Upper floor units shall have a deck of at least 50 square feet with
a minimum dimension of 5 feet.
10 feet including encroachments (UBC building standards).
30 feet, or 2.5 stories at any one point.
Minimum Lot Size: 2,000 square feet
Median Lot Width: 30 feet at building setback; 35 feet at comer conditions
Average Lot Depth: Not Applicable
Front Yard Depth (setback from back of sidewalk):
Minimum 10 feet to porch or living area.
Minimum 5 feet to garage without driveway, or greater than 17
feet to garage with driveway, except for side opening garages.
Driveways less than 20 feet in length require automatic garage
door openers and "rolI up" doors.
5
Side Yard (setback):
3 feet minimum- 6 feet at comer conditions.
Garages have 0 foot side yards.
Rear Yard (setback):
5 feet minimum. Provide a minimum useable yard of 150 sq. ff.
with a minimum dimension of 10 feet in any direction. Garages
may have 0 feet rear yards.
M~n~num B~ildi~g
Separation:
6 feet
Garages may be attached.
Reciprocal casements may be used to satisfy yard requirements.
Maximum Building
Height:
30 feet, or 2.5 stories at any one point.
Additional Standards:
Garages:
Parking requirements may be met with tandem garages.
Adjacent Uses:
Interior side yard setbacks adjacent to common open space, parks,
greenbelts and stream corridors shall be a minimum of 10 feet.
Encroachment:
The following encroachments shall be allowed to project up to 2 feet into
yard setbacks: eaves, architectural projections, fireplaces, (including log
storage and entertainment niche), balconies, bay windows, window seats,
exterior stairs, second floor overhangs, decks, porches and air conditioning
equipment. All non-tire rated encroachments must be at least 3 feet from
property lines.
From Yard
Landscaping:
The applicant/developer shall install front yard landscaping within all the
medium density neighborhoods.
Curvilinear Streets: Site design of the individual neighborhoods may vary from that shown in
Dublin Ranch Phase I Rezone (PA 95-030) if the number of units in a neighborhood is adjusted
or attached units are substituted for detached (in medium density neighborhoods only).
However, the concept of curvilinear streets and cul-de-sacs cannot be altered.
Architectural Design: Eight distinct architectural styles are described in the Dublin Ranch
Phase I Architecture and Landscape and Open Space Design Guidelines and architectural
elevations. Any or all of these styles can be utilized in an individual neighborhood. Additional
styles can be permitted at Site Development Review if it is determined they would not change
the overall character of the Dublin Ranch Phase I plan.
BE IT FURTHER RESOLVED THAT THE Dublin City Council approves of PA 95-030 Dublin
Ranch Phase I PD Rezone subject to the following conditions:
Relevant section of City Council Resolution 139-97:
Provisions for a
Planned Development District Rezone for Dublin Ranch Area A
@ENrERAL PROVISIONS
Pu.rpose_
This approval is for a Planned Development ('PD) District Rezone for PA 96°038 Dublin Ranch Area
A_ This PD District Rezone includes a Land Use and Development Plan and District Planned
Development Plan, which is consistent with the initial Planned Development (PD) District Pre, zone
and amends the initial Prezone to provide more detailed land use and development plan provisions.
The PD District l~ezone allows the flexibility needed to encourage innovative development while
ensuring that the goals, policies and action programs of the General Plan and Eastern Dublin
Specific Plan are met. More particularly, the PD District Rezone is intended to ensure adherence to
the following policies from the General Plan and Eastern Dublin Specific Plan:
1. Concentrate development on less environmentally and visually sensitive or constrained
portions of the plan area and preserve significant open space areas and natural and
topographic landscape features with minimum alteration of land forms.
2. Encourage innovative approaches to site planning, building design and construction to
create a range of housing types and prices, and to provide housing for all segments of/he
community,.
Create an attractive, efficient and safe environment.
Develop an environment that encourages social interaction and the use of common open
areas for neig, hborhood or community activities and other amenities.
Create an environment that decreases dependence on the private automobile.
Dublin Zonin~ Ordinance - Ar)placable Requirements
Except as specifically modified by the Provisions of the PD District Rezone, all applicable and
general requirements of the zoning regulations in effect at the time the project components are
processed shall apply to this PD District.
General Provisions and Development Standards
1. INTENT: This approval is for the Planned Development (PD) District Rezone PA 95-038
Di~blin Ranch Area A_ This approval rezones 135.3 acres to PD Low Density Residential,
71.5 acres to PD Rural Residential Agriculture, and 144.7 acres Open Space, and sets a
maximum of 573 dwelling units. The location of land uses, development concepts and
standard provisions for this project are illustrated by the Land Use and Development
Plan/District Planned Development Plan (LUDP/DPDP) attached as Exhibit B-3, contained
in the packet dated "OCTOBER 199T', consisting of the following:
a) project description
b) land use plan,
site plan,
~ design guidelines (including land use and development standards),
ATTACHMENT
e) design concept pla.ns
f') other text and supplemental diagrams,
The approval of the Planned Development Rezone incorporates this Land Use and
Development PlaniDistrict Planned Development Plan, in accordance with Ordinance 4-94
of the City's Zoning Ordinance, addressing Planned Developments
NUMBER OF UNITS: The total number of units for the Dublin Ranch Area A project, as
shown on the LUDP/DPDP, shall not exceed a maximum of 573 units, except as described
below. The number of dwelling units and mix of densities within each neighborhood may be
modified while staying within the approved density ranges. Any units deleted from one
neighborhood could be added to other neighborhoods if such a modification was found to
be consistent with the Eastern Dublin Specific Plan. However, the maximum number of
units for the overall project (PA 96-038) may not be exceeded, except as follows:
1 .) If the project qualifies for a density bonus pursuant to Chapter 8.16 of the Dublin
Municipal Code.
2.) If unique development concepts, project design and/or amenities justify an increase,
and it is found to be an appropriate modification, pursuant to Section 8-31.18 of
Dublin Ordinance 4-94 (requires approval ora Conditional Use Permit).
The actual number of homes which are developed could also be affected by circumstances
cliscovered as development plans are refined (for example, an unknown landslide).
LAND USES: All standard City provisions for the zoning designations and land use
provisions shall apply, except those specifically superseded by the attached exhibits, or as
,modified below:
The "List of Permitted and Conditional Uses" for KKA contained in the approved
PD Rezoning shall be clarified to show that for the "RRA" designation, "Accessory.
Structures" related to Residential uses are permitted, but ail "Agricultural Uses" will
be designated as Conditional Uses, and '~Farm Buildings" will require a Site
Development Review approval, to be consistent with the Dublin Zoning Ordinance
as amended.
DEVELOPMENT STANDARDS: Except as specifically modified by the Planned
Development Ordinance for PA 96-038 and all provisions of PA 94-030 (City Council
Resolution 104-94) not modified by PA 96-038, all development in Dublin l~.anch Area A
shall be subject to the regulations of the closest comparable zoning designation as
determined by the Community Development Director and the Dublin Zoning Ordinance.
Design of residential un/ts and/or developments within this project shall be generally
cons}stent with the design concept drawings and design guidelines (including the land use
and development standards) approved with the LUDP/DPDP. Modifications to building
floor plans and styles will be allowed, and additional styles can be permitted at the time of
Site Development Review if it is determined by the City that they would not change the
overall character of the Dublin Ranch plan. However, the overall size, product type,
arch3tectural character, embellishments, and building materials of homes shall be essentially
of equivalent or superior quality and design character as described in the Area A design
guidelines. Additional standards and conditions applicable to the development are listed in
the CONDITIONS OF APPROVAL section below.
BE IT FURTfl'E-R RESOLVED THAT THE Dublin City Council hereby adopts PA 96-038
Dublin Ranch Area A PD Rezone subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to final oCCupancy of any
building, and shall be subiect to P}~,~rfing Department review and approval. The following code. s represent
those depm {ments/agencies responsible for monitoring compliance of the conditions of avvrova3:
Pl~nrfing, [B] Building, {-PI Parks and Community Services, [PO] PoLice, [PW'[ Public Works. [ADM~
Administration/City Attorney, [FIN] Finance, ['Fl Alameda County Fire Depm hnent (City of Dublin's Fire
Service/Prevention provider), [DSR] Dublin San Ramon Services District, ICC1 Alameda County Flood
Control and Water Conservation District [Zone 7].
GENERAL
1. The project approval for the Dublin Ranch Area A PD l~ezone (PA 96-03 g) is represented by the
Land Use and Development Plan(L. UDP) and District Planned Development Plan (DPD1)). These
Plans incorporate supplemental text and diagrams attached to this resolution, including conceptual
architeoture~ landscape and open space design guidelines, as well as specific development standards
for the various land uses. These materials along with this resolution establish the standard
provisions and conditions of approval for the project. [PL]
2. Prior to obtaining building permits, the applicant must receive Site Development Review (SDK)
approval for any development. The materials submitted for Site Development Review shall be in
substantial conformance with this PD Rezone amd the Eastern Dublin Specific Plan. Ivfmor
modifications to the PD development concept may be allowed without requiring an amended PD
Rezone approval. The Community Development Director shall determine conformance or non-
conformance and appropriate processing procedures for modifying this PD Rezone (i.e. staff
approval, Planning Commission approvaJ of Conditional Use ?ermit, or City Council approval of
new PD Rezone). Major modifications, or revisions not found to be ha substantial conformance
with this PD Kezone shall require a new PD Rezone. A subsequent PD rezone may address all or a
portion of the area covered by this PD Rezone. [PL]
3. Except where specified otherwise within these General Provisions for PA 96-038, development
shall comply with the City of Dubtin Site Development Review Standard Conditions [PL], and with
the City of Dublin Residential Security Requirements. [PO]
4. Except where specified otherwise, references in these conditions of approval to Tentative Map are
meant to refer to the initial tentative subdivision map(s) creating individual lots, and not to the
processing of a Master Tentative M_ap, which, as provided for by the Eastern Dublin Specific Plan,
is intended for large land holdings, to create larger interim parcels intended for further subdivision
at a later date. If one or more Master Tentative Maps are proposed, any such submittal shall bo
conspicuously labeled as 'such and shall be accompanied by a written explanation of the purpose and
I Relevant section of City Council Resolution 43-04: Residential Site
Development Standards for Dublin Ranch Area F North
RESIDENTIAL SITE DEVELOPMENT STANDARDS
Area F North
Single Family Detached
Setbacks/Standards
iLot Size
iMinimumStreet Frontage
Low Densi~
Single Family Detached (F2)
> 5000 S.F.
5,000 S.F. or greater
35'
Medium Densi~-
Single Family Detached (Fi)
>~ 3150 S.F. - < 5000 S.F.
3,150 S.F. or greater (45 x 70)
35'
i Maximum Lot Coverage (s) 45% i 50%
Maximum Building Height 35' 38'
,Maximum Stories 2 3 00)
;Minimum Front Yard Setbacks
Living Area 15' 2-story (2), 12' single-story 12'
Porch 10' 10'
Front-on Garage 19' 14) 18'
Turn-in Garage 12' (s) NA
Minimum Side Yard Setbacks (7)
1 Story to 1 Story 5' - 5' (aggregate 10') 4' mm. (3)
1 Story, to 2 Story, 5' - 7.5' (aggregate 12.5') 4' n4n. (3)
2 Sto~ to 2 Sto~ 7.5'- 7.5' (aggregate 15') 4' mm. (3)
Corner Lot (Setback from street 15' 2-stou; (2), 10' single-story i 9'
side) 0)
Porch I3) 3' N/A
Encroachments (ID) (D)
Minimum Rear Yard Setbacks (7) (9)
12' avg. per lot, 5' min. (D)
Living Space I 15' avg. per lot, 10' mm.
Single-story garage space 5' mill. ('D)
2-story garage 0Mng 10' mm. (D)
above)
10'mm.
~ Standards For Usable Rear Yards 500 SF mimmum contiguous fiat k00 S.F. mimmum contiguous ,flat
Accessory Structures I (E)
!Parking Spaces Required 2 covered and
ATTACHMEHT
[ - / Residential Site Development Standard
Dublin Ranch Area F North · December 2003
NOTES:
(^)
(B)
(C)
(D)
(E)
Setbacks measured from property line.
See following pages for graphic depiction of above Standards.
See Pages II-12 to II-23 of Architectural Guidelines for additional Architectural Treatment
requirements.
Items such as, but not limited to air conditioning condensers, porches, chimneys, bay windows,
media centers, etc. may encroach 2' into the required setback provided a minimum of 36" flat
and level area is maintained for access around the house.
Setbacks for accessory structures shall be in accordance with the building code in effect at the
time of construction/installation. Noise generating uses such as pool and spa equipment shall
be acous~ically screened or located outside the setback area.
(1)
(2)
(3)
(4)
(6)
(7)
(s)
(9)
(10)
(11)
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 enclosed and covered areas; but not standard roof overhangs, cornices, eaves,
uncovered decks, swimming pools, paved areas such as walkways, driveways, patios, uncovered
parking areas or roads. (Dublin Zoning Ordinance Section 8.36.100)
Subject to Building Code requirements for access.
The 3ra floor must be stepped back from front and rear elevation to reduce building mass.
Where 50% or more of the elevation of the home is a single story element and there is a 5'
minimum offset between the 1st and 2nd story elements, the setback for the single story and 2-
story elements shall be considered as that for a single story building.
Three car front-on garages are prohibited on lots within the FI Neighborhood. In the F2
Neighborhood, three car front-on garages are hmited to one plan per neighborhood plan
package. Refer to Building Mass and Form and Architectural Treatment Sections of the
Architectural Design Standards for additional architectural requirements pertaining to garage
facade, roof lines, etc.
Swing-in garages are prohibited on lots less than 55' wide.
Retaining walls up to 3' high may be used to create a level usable area. Retaining walls in excess
of 3' to create usable area are subject to review and approval of the Building Official or
Community Development and Director of Public Works. Walls over 30" in height are subject to
safety criteria as determined by the Building Official.
Setbacks subject to review and approval of Building Official for Building Code and Fire Code
issues. Setback to building overhang to be 3' minimum or as required by current City Building
Code Standards.
Where a minimum 5' wide Homeowners Association (HOA) parcel lies between a lot and an
adjacent street the adjacent lot is not considered a corner lot.
At cul-de-sac bulbs where lot depths are less than the standard 100', minimum rear yard setback
requirements may be reduced by an amount equal to 100' minus the actual depth of the lot (i.e.
100' - 90' = 10'). In no case will the rear yard setback be reduced to less than 10'.
Curbside parking may be counted toward required number of guest spaces. Tandem garage
parking is permitted.
16034-60dc-q2-17-O4NotesRevised. doc I-2 Residential Site Development Standards