HomeMy WebLinkAboutAttachmt 2 Reso Recommend CC Adopt Ordinance Amend Stg1 PD & Stg 2 DP
RESOLUTION NO. 06 - XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING AN
AMENDMENT TO THE STAGE 1 DEVELOPMENT PLAN FOR DUBLIN RANCH
WEST/WALLIS RANCH TO EXPAND THE SITE AREA TO INCLUDE AN ADJACENT 11.6-
ACRE CONTRA COST A COUNTY PARCEL, TO MAKE MINOR REVISIONS TO LAND USE
AREAS, AND APPROVING A RELATED STAGE 2 DEVELOPMENT PLAN
PA 05-051
WHEREAS, Martin Inderbitzen on behalf of Chang Su-O (aka Jennifer) Lin, et al. (the "Lin
Family"), submitted applications to the City of Dublin (the "City") for 184.1-acres of the 189-acre Dublin
Ranch West/Wallis Ranch project (hereafter, "Dublin Ranch West"), which applications include: a) an
amendment to the existing Stage 1 Development Plan for Dublin Ranch West to expand the site area to
include an adjacent 11.6-acre parcel located in Contra Costa County and to include minor revisions and
refinements to the approved land uses and site plan; and b) a Stage 2 Development Plan for the project
area, which consists of Dublin Ranch West and the Contra Costa County parcel, collectively the
"Project"; and
WHEREAS, the Project site is generally located west of Tassajara Road at the northerly City
limits and extending to include approximately 11.6 acres in Contra Costa County; and
WHEREAS, on April 5, 2005, the City Council approved a planned development prezone and a
related a Stage 1 Development Plan for Dublin Ranch West (Ordinance No. 10-05), which did not include
the Contra Costa County parcel; and
WHEREAS, upon further study of the development of Dublin Ranch West, the Applicant
determined that certain improvements to the adjacent Contra Costa County parcel are necessary to support
the development of Dublin Ranch West, including construction of an emergency vehicle access road,
possible bioswale, herpetological exclusion fencing and barrier, and grading; consequently, the Applicant
proposed such improvements to the Contra Costa County parcel as an expansion of the development of
Dublin Ranch West; and
WHEREAS, the Applicant requests that the 2005 Stage 1 Development Plan be amended to
expand the site area to include the Contra Costa County parcel. The Applicant also proposes minor
amendments and refinements to the land use areas and site plan, including defining access points from
Tassajara Road, adding specific elements to the Tassajara Craak Open Space Corridor and changes the
Public/Semi-Public Land Use Designation on a 1.3 acre parcel to Semi-Public Land Use; and
WHEREAS, the Applicant has submitted a complete application for a Stage 2 Development Plan
for the Project dated January, 2007, which proposes a site area that includes both Dublin Ranch West and
the Contra Costa County parcel, and which is available and on file in the City Planning Department; and
WHEREAS, Dublin Ranch West is located in Eastern Dublin, for which the City Council
certified a program Environmental Impact Report pursuant to California Environmental Quality (CEQA)
Guidelines section 15168 (SCH 91103064; City Council Resolution No. 51-93) and Addenda dated May
4, 1993 and August 22, 1994 (collectively the "Eastern Dublin EIR"), which is available for review in the
City Planning Department and is incorporated herein by reference; and
ATTACHMENT 2
WHEREAS, in conjunction with various land use approvals for the development of Dublin Ranch
West, the City Council certified a Supplemental Environmental Impact Report and adopted mitigation
findings, findings regarding alternatives, a statement of overriding considerations and a mitigation
monitoring plan for Dublin Ranch West (the "SEIR")(City Council Resolution No. 42-05), which is
available for review in the City Planning Department and incorporated herein by reference. All adopted
mitigation measures from the prior EIRs continue to apply to the proposed project; and
WHEREAS, the City determined that the prior Eastern Dublin EIR and Supplemental EIR were
adequate for the proposed land use revisions and refinements; a Mitigated Negative Declaration was
prepared and circulated to analyze expansion of the project area and improvements onto the 11.6 acre
Contra Costa County parcel; and
WHEREAS, a staff report for the Planning Commission, dated January 9,2007 and incorporated
herein by reference, analyzed and recommended approval of the amended Stage 1 Development Plan and
a Stage 2 Development Plan as set forth in attached OrdinanceExhibit A, incorporated herein by
reference; and
WHEREAS, on January 9, 2007 the Planning Commission reviewed the staff report, the
Mitigated Negative Declaration and the project at a noticed public hearing at which time all interested
parties had the opportunity to be heard; and
WHEREAS, at its January 9, 2007 meeting, the Planning Commission adopted Resolution No.
_ recommending that the City Council adopt the Mitigated Negative Declaration; and
WHEREAS, the Planning Commission used its independent judgment and considered all the
reports, recommendations, and testimony set forth above. .
NOW, THEREFORE, BE IT RESOLVED that based on the findings set forth in Section 1 of
the attached draft Ordinance Exhibit A, the Planning Commission of the City of Dublin hereby
recommends that the City Council adopt the ordinance attached as Exhibit A and incorporated herein by
reference, which ordinance adopts: 1) a Stage 1 Development Plan Amendment to Ordinance No. 10-05
and 2) a Stage 2 Development Plan for Dublin Ranch West.
PASSED, APPROVED, AND ADOPTED this 9th day of January 2007 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:IPA#\2005\05-051 Dublin Ranch West-WallisIPCIPC Reso recomm Stage 1 Amend & Stage 2-Dublin Ranch West.DOC
2
ORDINANCE NO. XX - 07
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*****************************************
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE
A 184.1 ACRE AREA KNOWN AS DUBLIN RANCH WEST/W ALLIS RANCH TO PD-
PLANNED DEVELOPMENT AND APPROVING A RELATED AMENDED STAGE 1
DEVELOPMENT PLAN AND A RELATED STAGE 2 DEVELOPMENT PLAN
PA 05-051
The Dublin City Council does ordain as follows:
SECTION 1. Findings
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The Dublin Ranch West/Wallis Ranch PD-Planned Development zoning, including an
amended Stage 1 Development Plan and a Stage 2 Development Plan, meets the purpose and intent of
Chapter 8.32 in that it provides a comprehensive and coordinated development plan for a large area with
development opportunity and constraint areas. With the added land from the expansion area into Contra
Costa County and the refined land use areas within the City portion of the project, as further described
below, the project continues to provide a desirable use of land that is sensitive to surrounding land uses by
making efficient use of development areas so as to allow sensitive slope and biological areas to be
undeveloped.
2. Development of Dublin Ranch West/Wallis Ranch the PD-Planned Development zoning,
including an amended Stage 1 Development Plan and a Stage 2 Development Plan, will be harmonious
and compatible with existing and future development in the surrounding area in that the land uses and site
plans provide effective transitions from constrained areas to development areas while maintaining an
attractive frontage along Tassajara Road. Implementation of the development plans will maintain open
space uses along Tassajara Creek, consistent with other development downstream of the project.
B. Pursuant to Sections 8.l20.050.A and B of the Dublin Municipal Code, the City Council finds as
follows.
1. Development of Dublin Ranch West/Wallis Ranch the PD-Planned Development zoning,
including an amended Stage 1 Development Plan and a Stage 2 Development Plan, will be harmonious
and compatible with existing and future development in the surrounding area in that the land uses and site
plans provide effective transitions from constrained areas to development areas while maintaining an
attractive frontage along Tassajara Road. Implementation of the development plans will maintain open
space uses along Tassajara Creek, consistent with other development downstream of the project.
2. The central area of Dublin Ranch West/Wallis Ranch is flatter before it drops into the creek,
with rolling hills towards the west. Development is concentrated in the less constrained areas, with lower
density development in the steeper areas. A large open space corridor along Tassajara Road protects
Tass<!jara Creek as it passes through the project area. Existing infrastructure (including roads, sewer,
storm drain, potable and recycled water, natural gas, and electricity) is located immediately adjacent to the
site. The project is large enough to provide housing as well as open space for future residents. Through
the flexibility of the proposed PD-Planned Development district that allows development to be tailored to
1
EXHIBIT A
onsite conditions, as well as development standards and design guidelines in the related Stage 1
Development Plan as amended and the Stage 2 Development Plan, the project is physically suitable for
the type and intensity of the proposed zoning district.
3. The proposed PD-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 design is sensitive to biology and topographical features, will comply with all applicable
development regulations and standards and will implement all adopted mitigation measures.
4. The PD-Planned Development zoning is consistent with the Dublin General Plan and Eastern
Dublin Specific Plan in general and as amended in connection with prior project approvals in 2005. The
project is within the density range of the Single Family, Medium Density Residential and Medium-High
.Density Residential designations of both the City of Dublin General Plan Land Use Element and the
Eastern Dublin Specific Plan (as amended); it also provides open space required by the Land Use, Parks
and Open Space and Conservation Elements, roadways consistent with the Circulation Element, adequate
public facilities as required by the Schools, Public Lands and Utilities Element, Housing as desired by the
Housing Element, and safe design as required by the Seismic Safety Element
C. Pursuant to the California Environmental Quality Act, the City Council certified a Supplement to the
Eastern Dublin EIR for the Dublin Ranch West/Wallis Ranch project in Resolution 42-05 on March 15,
2005, and also adopted mitigation and alternatives findings, a Statement of Overriding Considerations and
a mitigation monitoring plan, as required to support approval of the project, including approval of the PD-
Planned Development prezoning through Ordinance 10-05. The Eastern Dublin EIR and the
Supplemental EIR adequately support the land use and site plan refinements to the portion of the project
within the City. The City prepared and adopted a Mitigated Negative Declaration to analyze the
additional 11.6 acres ofland in Contra Costa County included in the project to allow grading for the City
portion of the project as well as an Emergency Vehicle Access, herpetological exclusion fencing and a
potential bioswale. (Resolution _-07, incorporated herein by reference.) The Mitigated Negative
Declaration together with the previously certified Eastern Dublin EIR and Dublin Ranch West/Wallis
Ranch Supplemental EIR adequately describe the impacts of the expansion project and the project area
located within the City.
SECTION 2. Approval.
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 following area to a PD-Planned Development zoning district.
Approximately 184.1 acres located west of Tassajara Road at the northerly City limits (APN 986-
0004-005-01)
The zoning district for Dublin Ranch West/Wallis Ranch, including the proposed amended Stage 1
Development Plan and a Stage 2 Development Plan, is located within the City of Dublin. The project
includes an additional 11.6 acre parcel of land north of the City limits, within Contra Costa County (APN
225-070-02).
A location map of the zoning area is shown below.
2
Wallis Ranch
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SECTION 3.
The regulations for the use, development, improvement and maintenance of the project area are set forth
in the Stage 1 Development Plan adopted through Ordinance 10-05, as amended below, which
amendments are hereby approved, and set forth in the Stage 2 Development Plan below, which is hereby
approved. Any amendments to the development plans shall be in accordance with Section 8.32.080 of the
Dublin Municipal Code or its successors.
3
PD-Planned Development Zoning District
Amended Stage 1 Development Plan and Stage 2 Development Plan
PA 05-051
This is an amended Stage 1 Development Plan and a Stage 2 Development Plan pursuant to Chapter 8.32
of the Dublin Zoning Ordinance for the Lin Family portion of the Dublin Ranch West/Wallis Ranch
project, consisting of 184.1 acres on the west side of Tassajara Road at the northerly City limits. The
project includes an additional 11.6 acre parcel of land north of the City limits, within Contra Costa
County. The amended Stage 1 Development Plan and the Stage 2 Development Plan for the Lin property
were processed concurrently.
Amended Sta2:e 1 Development Plan. The Stage 1 Development Plan is as approved through Ordinance
10-05, except as specified below.
1. Statement of proposed uses. As provided in Ordinance 10-05, with the following amendments
regarding second residential units and a potential detention basin site.
"Section 2.A) Single Family Residential, Permitted Uses, Second residential unit..." is amended to delete
reference to the initial homebuilder, to read as follows:
Second residential unit in accordance with appropriate regulations of the Dublin Zoning Ordinance
(Chapter 8.80)
"Section 2.A) Single Family Residential, Conditional Uses" is amended by deleting the last listed item
regarding second residential units.
"Section 2.B) PD Medium Density Residential, Permitted Uses, Second residential unit.. ." is amended to
delete reference to the initial homebuilder and to the Dublin Zoning Ordinance, and to add reference to
the PD site development standards in the Stage 2 Development Plan, section 5 of this ordinance, to read
as follows:
Second residential unit above detached garage, subject to site development standards in the Stage
2 Development Plan, section 5, Development regulations. Where the detached garage includes a
bonus room over the garage, the bonus room may be converted to a second residential unit, subject
to the site development standards referenced above.
"Section 2.C) PD Medium High Residential, Permitted Uses" is amended to add provision for a retention
basin with the potential for alternate residential uses if the basin is not required for the project, to read as
follows:
Hydromodification basin. A stormwater retention basin is proposed on an approximately 2.2 acre
site (generally shown as lot 26 on the project tentative map). If this facility is not required by the
resources agencies, the site may be considered for approximately 40-72 residential units through
an amendment to this Stage 1 Development Plan.
2. Stage 1 site plan, site area, proposed densities. The Stage 1 Development Plan is amended to add
the 11.6 acre property north of the City limits. The City does not have land use jurisdiction over this
additional area; however, this area is integral to the Dublin Ranch West project and is included in the
development plan to show its relationship to the City portion of the project. The Stage 1 Development
4
Plan is also amended to refine land use areas, as follows: refines the boundaries of the various land uses,
adds key elements to the Tassajara Creek Open Space Corridor and changes the Stage 1 Planned
Development from Public/Semi-Public to Semi Public land uses. The revised site plan is shown on the
next page (page 6).
3. General Plan and Specific Plan Consistency. The 2005 Dublin Ranch West/Wallis Ranch approvals
included General Plan and Eastern Dublin Specific Plan amendments for the project. The development
plan as amended remains consistent with the General Plan and Eastern Dublin Specific Plan.
Sta2e 2 Development Plan. See Attachment 8, project submittal package dated January 2007 of the
Planning Commission Staff Report dated January 9,2007.
1. Statement of compatibility with Stage 1 development plan. An amended Stage 1 Development
Plan was processed concurrently with the Stage 2 Development Plan, and approved as set forth earlier in
this ordinance. The Stage 2 Development Plan is consistent with the Stage 1 Development Plan as
amended.
2. Statement of proposed uses. See Ordinance 10-05 as amended above.
3. Stage 2 site plan. As shown on page 7.
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4. Site area, proposed densities. As shown on Stage 2 site plan above.
5. Development regulations. As shown below.
SITE DEVELOPMENT STANDARDS - Single-Family Detached
Building Type Conventional Alley Loaded Motor Court Cluster
Lot Size 5,000 S.F. or greater 3,150 S.F. or greater 3,130 S.F. or greater
Minimum Street Frontage lot 35' 20' 35'
width
Maximum Lot Coverage (I)
Initial Building Footprint 50% 55% 55%
Other(F) 5% 5% 5%
Maximum Building Height 35' 38' 38'
Maximum Stories (2) 2 3 (3) 3 (3)
Minimum Front Setbacks (A) (0) (7) (8) (II)
Living Space 15' (4) 12' 10' to R.O.W. or 4' to P/L or
shared use easement
Porch or Balcony 10' 10' 8' to R.O.W. or 4' to P/L or
shared use easement
Front Facing Garage (5) 19' N/A 19' from back of sidewalk
Swing-in Garage (6) 12' N/A N/A
Living Space over Forward Garage 50% or less of the second N/A N/A
story living area above
garage may extend past
recessed first-story living
Minimum Side Setbacks (A) (0) (7) (8) (II)'
I Story Living Space/Garage (4) 5' (aggregate 10') 0' or 4' 0' or 4'
(aggregate 8') (12) (aggregate 8') (12)
2-3 Story Living Space 5 - 7.5' 0' or4' 0' or 4'
(aggregate 12.5 - IS') (4) (aggregate 8') (12) (aggregate S') (12)
Corner Lot (Living Space to Street 12' 2-story, 10' single-story
Side PL) (4) (13) element 9' 9'
Porch or Balcony - 5' 3' 3'
Interior Lot (8) (0)
Porch or Balcony Corner Lot 5' 5' 5'
Minimum Rear Setbacks (0) (7) (8) (9)
Living Space (A) IS' avg. per lot, N/A 10' or 5' to shared use easement
10' min. (IS)
Garage (A) 5' 4' to alley edge N/A
Garage Face to Garage Face N/A 30' 30' clear back space
Living Space over Garage N/A 2' max. cantilever or 2' N/A
min. recess from garage
Other Requirements (8)
Minimum Usable Private Open Space 500 S.F. flat area with a 300 S.F. flat area with a 250 S.F. contiguous flat area with
(7) min. dimension of 10'. (14) min. dimension of 10'. a min. dimension of 10'
(14)
Maximum Encroachments (D) 2' 2' 2'
Accessory Structures Setbacks (E) (E) (E) (E)
Parking Spaces Required Per Home 2 covered and 2 covered and 2 covered and I
(10) 1 guest I guest guest
8
Corner Lot Triangulated Visibility Min. 30' from face of Min. 30' from face of Min. 30' from face of intersecting
Easement (II) intersecting street curb intersecting street curb street curb lines
lines lines
Single-Family Detached
Notes for Site Development Standards (see previous page)
(A) Setbacks measured from property line.
(B) See following pages for graphic depiction of above Standards.
(C) See Architectural Guidelines in this document for additional Architectural Treatments.
(D) Encroachments: Items such as, but not limited to, roof overhangs, air conditioning condensers, entry stairs, porches,
chimneys, bay windows and media centers may encroach up to two feet or more into the required setback provided
there is a minimum of 36 inches of unrestricted access on one side of the building. Air conditioning units cannot be
placed in the front yard. All utilities are to be screened from public view via walls, enclosures, roof placement, etc.
(E) Setbacks for accessory structures shall be in accordance with the building code in effect at the time of
constructionlinstallation. Noise generating uses such as pool and spa equipment shall be acoustically screened or
located outside the setback area.
(F) Accessory Structures, as defined in Section 8.08 of the Dublin Municipal Code, covered patios, and in the approved
neighborhoods of the accompanying SDR for the single family detached conventional and motor court c1uster-
remodels, are allowed an additional five percent of coverage when located in the rear or side yard of the house, or
in accordance with Section 7.28.290 of the Dublin Municipal Code. This percentage may increase if the building
footprint coverage is not at the maximum percentage allowed. However, in no event shall the total coverage on a
lot exceed the combined "Building Footprint" and "Patio and Accessory Structure" coverages.
I. Maximum lot coverage regulations are intended to establish the maximum lot area that may be covered with
buildings and structures. Buildings and structures include all land covered by principal buildings, garages and
carports, permitted accessory structures, covered decks and gazebos, and other enclosed and covered areas; but
not standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, paved areas such as walkways,
driveways, patios, exterior stairs, uncovered parking areas or roads
2. Subject to Building Code requirements for access.
3. Where appropriate to building style, the third floor must be stepped back from front and rear elevation to reduce
building mass.
4. Where 50 percent or more of the elevation of the home is a single-story element, the setback for the single-story
and two-story elements of that elevation shall be considered as that for a single-story building.
5. Three-car front facing garages are prohibited on lots less than 55 feet wide. Three-car front facing garages are
limited to one plan per neighborhood plan package. These garage doors shall be separated by a two-foot offset
between single door and double door, or be three single doors with a one-foot offset between each door. Refer to
Building Mass and Form and Architectural Treatment Sections ofthe Architectural Design Standards for additional
architectural requirements pertaining to garage fa<;ade, roof lines, etc.
6. Swing-in garages are prohibited on lots less than 55 feet wide, unless a shared driveway is provided for cluster lot
conditions.
7. Retaining walls up to four feet high may be used to create a level usable area. Retaining walls in excess of four feet
to create usable area are subject to review and approval of the Community Development Director. Walls over 30
inches in height are subject to safety criteria as determined by the Building Official.
9
8. Setbacks subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to
building overhang to be 36-inch minimum or as required by current City Building Code Standards.
9. At cul-de-sac bulbs or knuckles where lot depths are less than the standard lot depth, minimum rear yard setback
requirements may be reduced by an amount equal to lot depth 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 ten feet.
10. Curbside parking may be counted toward required number of guest spaces. Tandem garage parking is permitted,
but not encouraged.
II. Minimum 30-foot triangulated visibility easement on front and side streets measured from the face of intersecting
street curb lines. No structures or shrubs/groundcovers over 30 inches in height allowed. (See diagrams on the
following pages).
12. On grade stairs and approaches can be located within setbacks.
13. Where a minimum five-foot wide HOA landscape parcel lies between a lot or cluster and an adjacent street, the
adjacent lots or cluster shall be considered an interior lot for setback requirements.
14. Yard area may be provided in more than one location within a lot, with a minimum ISO-square foot yard or
courtyard area.
15. The minimum and average rear yard setbacks shall be calculated from rear of living space including adjacent side yard
and not from the deep recessed garage.
10
SINGLE-FAMILY DETACHED SITE DEVELOPMENT STANDARDS
MInimuI>>.-bIlt _ _ yMdtl- 5C(J S.1'.
WIlh B '""""""" 10' dime"..",. yBtd ""'" may blI
~ in ~ than """ Iocalion wfIhin B 101.. mth B
_10m f50S1' y/mI"'~n1#1'(M (Typic;>J)
/
65' Typical
-;I-
65' Typical
'>f-
70' typical CO/7I6r lot
/
"
... First Story
Living Space
/ 3(}' /
If 50 '" or """" 01" lIidv.-roo ill B Bingle $lory
1JItlmImI, !hi> _'ond stoty SGIl>IcI< $/rail blI
~l/lIlIOfIJ~.
FIRST STORY MASSING
SECOND STORY MASSING
USABLE PRIVATE YARO MINlMUM AREA
TRAFFIC VlSIBIt.ITY AREA
, PARKWAY
65' X 100', 6,500 + SFD
Typical Plotting Concept
. PRIMARY ENTRY
ical prototype plotting COI1repls above _ representative only . not intended to be mandated layout, All setbacks shown are minimums.
11
SINGlE.FAMllY DETACHED SITE DEVELOPMENT STANDARDS
....
Q)
~
CI)
2' Max. Cantilever
or 2' Min. Recessed
from garage
13' Min. to Retaining Wall
~ Minimum usable/eve!
private yardspace = 300 sq. ft.
with 8 mIn. dimensIon of 10'
Aw-'" '
10'
I
30'
t
"
~
30'
"
~
Street
~ FIRST STORY MASSING
SFD Hillside Split
Detatched Alley Garage
Typical Plotting Concept
III SECOND STORY MASSING
G TRAFFIC VISIBILITY AREA
D PARKWAY
[!] PRIMARY ENTRY
Note: Typic8I pr%Iyp8 plotling COIlcspls above 8/'9 /'9pr9Santative only - not intandad to b9 mandatBd layout. All salbacks shown 8/'9 minimums.
12
SINGLE-FAMilY DETACHED SITE DEVELOPMENT STANDARDS
Min. 4'
Aggregate 8'
~
~
CI)
Minimum usable level
rear yards = 250 S.F.
with a minimum
10' dimension. Yard
area may be provided
in more than one ,...
location within a lot I
(may be shared use 30'
easement). t
-( -(
III SECOND STORY MASSING
[UjJ USABLE PRIVATE YARD MINIMUM AREA
13 TRAFFIC VISIBILITY AREA
EJ PARKWAY
[!] PRIMARY ENTRY
SFD Motor Court Cluster
Typical Plotting Concept
Note: Typical proWlype platting concepts abaw are reprosentative only - nollntended to be mandatsd layout. All setbacks shown am minimums.
13
SITE DEVELOPMENT STANDARDS - Multi-Family Attached
Building Type Attached Row Townhomes Podium
Maximum Building Height 45' 60' (H)
Maximum Stories (Living Area) 3 (I) 4 over garage (I)
Minimum Setbacks
Building to Collector R.O.W 15', 8' to porch or balcony 15', 8' to porch or balcony
Building to R.O.W. on other Public: 15', 8' to porch or balcony
Private/Public Streets (to back of 10', 8' to porch or balcony Private: 5' minimum and 10' average,
sidewalk) 5' to porch or balcony
Living Space to Alley or Common N/A 3'
Driveway
Living Space to Open Parking 8' 12'
Garage Face to Alley Edge 3' N/A
(Drive Apron)
Rear Living Space over Garage
Minimum Offset or Maximum Cantilever 2' (F) N/A
from Face of Garage (F)
Minimum Building Separation (E) (A)
Garage Door to Garage Door 30' N/A
Rear Living Space over Garage (F) 26' N/A
2 - 4 Story Living Space - Front <E) 25' 20' minimum, 30' average
2 - 4 Story Living Space - Side 15' 20' minimum, 30' average
Porch or Balcony to Porch or Balcony 12' 14'
Other Requirements
Maximum Encroachments (A)(B) 3' 3'
Private Open Space (<..) A) I DO-square foot patio with a I 0'
minimum dimension or SO-square foot I DO-square foot patio with a I 0'
upper level deck with a 5' minimum minimum dimension or 50-square foot
inside dimension; or
B) 40-square foot patio or deck with a upper level deck with a minimum
S' minimum dimension with increased inside dimension of 5'
common open space
Common Open space (C) A) 50 square feet per unit with a 10'
minimum dimension; or 50 square feet per unit with a 10'
B) 100 square feet per unit with a 10'
minimum dimension with decreased minimum dimension
private open space
Parking Required Per Unit (D) I bedroom - I covered & I bedroom - I covered &
.5 uncovered guest spaces; .5 uncovered guest spaces;
2 or more bedrooms = 2 covered & 2 or more bedrooms = 2 covered
.5 uncovered guest spaces & .5 uncovered guest spaces
Corner Lot Triangulated Visibility Minimum 30' measured from face of Minimum 30' measured from face of
Easement (G) intersecting street curb lines intersecting street curb lines
14
Multi-Family Attached
Notes for Site Development Standards (see previous page)
(A) Encroachments shall be allowed to project up to three feet into building separations and must be at least 36 inches
from property lines (or comply with U.B.C. Standards, whichever is more restrictive) See item (B) below.
(B) Encroachments include: Roof overhangs, eaves, architectural projections, fireplaces, log storage, media niches,
balconies, bay windows, window boxes, exterior stairs, second floor overhangs, decks, porches, trellis, and air
conditioning equipment - providing the equipment is screened from off-site view. Air conditioning units cannot be in
front yards unless no other option exists. All utilities are to be screened from off-site view via walls, enclosures,
roof placement, etc. See item (A) above.
(C) An average of 50 square feet of common open space shall be provided for each dwelling unit in addition to the
private open space requirement. The minimum dimension of any space satisfying this standard is ten feet. This
common open space shall be improved for either passive or active use.
(D) On-street parking can be counted toward number of required guest spaces. Tandem parking is permitted inside
structu res.
(E) Where two different building heights are adjacent, taller building controls separation.
(F) Upper story living area over garages may be recessed a minimum of two feet or encroach up to two feet into
driveway length or garage setback.
(G) Minimum 3D-foot triangulated visibility easement on front and side streets measured from the face of intersecting
street curb lines. No structures or shrubs/groundcovers over 30 inches in height allowed. (See diagrams on the
following pages).
(H) Excludes appurtenances such as elevator shafts, uninhabitable towers, and penthouse units.
(I) The first of each plan constructed with three floors shall be surveyed for actual square footage of the third floor to
confirm that the upper level is less than 500 square feet and does not require secondary egress. Certification shall
be provided to the City of Dublin Building Division prior to the insulation of the selected units. At the option of the
Building Official, the City may select other units for review at the time of the third floor inspection. If any unit is
determined by the City to be over 500 square feet, the developer shall have said unit surveyed.
15
MULTI-FAMILY ATTACHED SITE DEVELOPMENT STANDARDS
2' minimum reosss Dr
IlIfJJtImum ClllIt8/ivw ~ Alley
second-sIDIy IMnI/
space h"orn face at gsrsge
30'
-
CD
~
(J)
10' or 15'
r
30'
t
"
~
Street
r
I
Attached Row Townhomes
Typical Plotting Concept
Iill LIVING AREA OVER GARAGE
iiiI SECOND STORY MASSING
b!l USABLE PRIVATE YARD MINIMUM AREA
13 TRAFFIC VISIBILITY AREA
Note: Typical prolotype plotting concepls aoolle are representative only - not intended to be mandated layouL Ail setbacks shown are minimums.
16
MULTI-FAMILY ATTACHED SITE DEVELOPMENT STANDARDS
III SECOND STORY OR HIGHER MASSING
~
El
USABLE PRIVATE YARD MINIMUM AREA Podium Stacked
PARKWAY Townhomes and Flats
Typical Plotting Concept
[!] PRIMARY ENTRY
....
Q)
~
CI)
MinImum prlva/B open
sptICfIl00 squBIlJ _ with
. min. 10' t1im8n8Ion or
5OsquBIlJf8Bt__
with . min. dimBnBIon of 5'
Nole: TypiCBl proIo1ype plotting concepts above are representalive only - not Intended to be mandated layout All setbecks shown 818 minimums.
6. Architectural standards. See Attachment 8 8Yz x 11 book (will become Exhibit A to the Ordinance
for City Council meeting)
7. Preliminary Landscaping Plan. See Attachment 8 11 x 17 book (will become Exhibit B to the
Ordinance for City Council meeting)
17
SECTION 4. The use, development, improvement, and maintenance of the project properties shall be
governed by the Dublin Zoning Ordinance except as provided in the amended Stage 1 and the Stage 2
Development Plans.
SECTION 5. This Ordinance shall take effect and be enforced thirty (30) days following its adoption.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public
places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of
California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _ day of
,2007, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2005\05-051 Dublin Ranch West-WallisIPC\Ordinance rf&mp final.doc
18