HomeMy WebLinkAboutPC Reso06-17 Appv SDR Schaefer Ranch
RESOLUTION NO. 06 - 17
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW
FOR RESIDENTIAL NEIGHBORHOODS A, B, C, AND D WITHIN AN EXISTING
PD-PLANNED DEVELOPMENT DISTRICT (PA 94-028) LOCATED IN THE
WESTERLY PORTION OF THE CITY KNOWN AS SCHAEFER RANCH
PA 06-031
WHEREAS, the Applicant, Doug Chen, on behalf of Discovery Builders, Inc. submitted
application for an area of approximately 500 acres known as Schaefer Ranch located within the westerly
portion ofthe City of Dublin north of Interstate 580 (1-580); and
WHEREAS, the application includes: a) Stage 2 Development Plan; and b) Site Development
Review for the residential portion of Schaefer Ranch, Neighborhoods A, B, C, and D. The project
proposes a total of 302 residential units of low density residential on individual lots for sale in conjunction
with a previously approved Vesting Tentative Tract Map 6765 and existing Development Agreement
approved by Ordinance 20-98. The applications collectively define this "Project"; and
WHEREAS, the Project site generally is located north ofI-580 within the city limits, and west of
Schaefer Ranch Road. The project site currently is vacant land or used for rural residential and
agriculture; portions ofthe land are being graded; and
WHEREAS, for the purposes of the California Environmental Quality Act (CEQA), the proposed
project generally was addressed by a program EIR (SCH# 95033070) certified on July 9, 1996 by City
Council Resolution 76-96 for P A 94-028; and
WHEREAS, also for the purposes of the California Environmental Quality Act (CEQA), an
Initial Study was prepared for the proposed Schafer Ranch project (PA 06-031) and a determination was
made that the proposed project is within the scope of the EIR previously certified by City Council
Resolution 76-96 (SCH# 95033070) and that no additional negative impacts requiring additional
mitigation would result from the proposed project; and
WHEREAS, a staff report, dated June 27, 2006 and incorporated herein by reference, described
and analyzed the Project; and
WHEREAS, the Planning Commission reviewed the staff report at a duly noticed public hearing
held on June 27, 2006 at which time all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth; and
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission ofthe
City of Dublin does hereby make the following findings and determinations regarding said proposed Site
Development Review for Schaefer Ranch (P A 06-031) and approves Site Development Review based on
findings that the proposed project is consistent with Stage 2 Development Plan and General Plan, and that
development of the Schaefer Ranch project will be harmonious and compatible with existing and future
development in the surrounding area.
Site Development Review:
A. Approval of the proposed project is consistent with the purpose and intent of Chapter 8.104,
Site Development Review ofthe Dublin Zoning Ordinance.
B. The proposed project, as conditioned, complies with the policies of the General Plan, the Stage
2 Development Plan for P A 06-031, and with all other requirements of the Dublin Zoning
Ordinance. While the Lot Reconfiguration Concept Plan submitted by the developer proposes
the same land uses in generally the same locations on-site, there are variations from the
approved Tentative Map and the plan as shown on the General Plan Land Use Map. The
General Plan anticipated a maximum of 474 single-family residential lots, including 11 estate
lots. The Tentative Map was approved with 451 single-family residential lots and 14 estate
lots. The reconfiguration plan submitted by the developer would create 302 single-family
residential lots, including 18 estate lots. Additionally, the plan shows a demarcation between
residential lots and open space residential lots within a portion of the project area that varies
somewhat from that shown on the General Plan Land Use Map. At the December 21, 2004
City Council meeting, the Council directed Staff to continue working with the developer of
Schaefer Heights to prepare a Final Map consistent with the Lot Reconfiguration Concept (302
lots).
C. The proposed project, as conditioned, 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 general
welfare because the development is consistent with all laws and ordinances and implements
the Dublin General Plan.
D. The proposed project, as conditioned, will not be injurious to property or improvements in the
neighborhood and will comply with all requirements of the Building Division, Fire
Department, Public Works Department, and Dublin San Ramon Services District.
E. The proposed site development (including site layout, structures, vehicular access, circulation
and parking, setbacks, height, walls, public safety, and similar elements) has been designed to
provide a desirable environment for the development.
F. The subject site is physically suitable for the type and intensity ofthe proposed project because
the existing land is designated for low density residential, substantial open space has been
incorporated, and the site can accommodate the proposed structures and uses.
G. Impacts to existing slopes and topographic features are addressed because attention has been
paid to the natural slope and contours of site in designing the architecture and siting the
structures so as to minimize overgrading and extensive use of retaining walls.
H. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been
incorporated into the project, as conditions of approval, in order to insure compatibility of this
development with the development's design concept or theme and the character of adjacent
buildings within Schaefer Ranch as a whole.
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I. Landscape considerations, including the location, type, size, color, texture, and coverage of
plant materials, provisions, and similar elements have been considered to ensure visual relief
and an attractive environment for the public.
J. The approval of the Site Development Review for the proposed project is consistent with the
Dublin General Plan. (See B above)
BE IT FURTHER RESOLVED that this approval shall conform generally to the architectural
plans prepared by KTGY labeled Attachment 3 to the Staff Report of June 27,2006, consisting ofthe
packages, sheets, booklets, and plans date stamped received June 20,2006 and Landscape Plans prepared
by Nuvis labeled Attachment 3 to the Staff Report of June 27, 2006, consisting of the packages, sheets,
booklets, and plans date stamped received June 20, 2006, both on file with the Community Development
Department and the Applicant's written statement, subject to the following conditions:
CONDITIONS OF APPROVAL
Unless otherwise stated, all Tentative Map Conditions of Approval shall be complied with prior to
approval of the Final Map. The Site Development Review Conditions of Approval shall be complied with
prior to final occupancy of any building and shall be subiect to Planning Department review and approval.
SITE DEVELOPMENT REVIEW CONDITIONS OF APPROVAL
# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
PROJECT SPECIFIC
1. Tentative Map Conditions of Approval: All applicable PL
Conditions of Approval for Tentative Tract Map 6765 shall
apply to this Site Development Review.
2. Development Agreement: This approval is subject to the PL
terms and conditions of the Development agreement, as
amended, dated December 1, 1998 and approved by
Ordinance 20-98 between the City of Dublin and Schaefer
Heights, Inc./Discovery Builders.
3. Grading/Sitework Permit: Developer shall obtain a PW
GradinglSitework Permit from the Public Works
Department for all grading and private site improvements
for each Neighborhood.
4. Landscape Design Development Submittal: Developer PW Prior to
shall submit design development landscape plans, for all issuance of
landscaping improvements showing details, sections, and Grading
supplemental information as necessary for design Permit
coordination of the various design features and elements
including utility location to the satisfaction of the City
Engineer. The design development landscape plans shall
be submitted for revIew pnor to the Issuance of a
GradinglSitework Permit for the private site improvements
for each Neighborhood.
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# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
5. Walkways: Prior to the occupancy of any unit, that unit PW Prior to the
shall have continuous walkway access from the unit to occupancy
Schaefer Ranch Road and to Dublin Boulevard.
6. Roadway Access: Two roadway access routes shall be PW Prior to the
open within the tract. issuance of
the
occupancy
permit
7. Ownership/Maintenance Exhibit: Prior to recordation of PW Prior to
the Final Map the Developer shall submit an exhibit Final Map
showing ownership and maintenance responsibilities ofthe recordation
site improvements for the Tract or each HOA established
within the Tract.
8. Trash Areas: Revised building plans indicating areas for B Prior to the
trashcans shall be provided for all Neighborhoods to the issuance of
satisfaction ofthe Community Development Director prior Building
to the issuance of building permits for the first unit. Permit for
the first unit
STANDARD CONDITIONS
Planninl! Division: All projects approved by the City of Dublin shall meet the following standard
conditions, if applicable, unless specifically exempted by the Community Develor ment Department.
9. Final building and site development plans shall be PL Prior to the STD
reviewed and approved by the Community Development issuance of
Department staff prior to the issuance of a building permit. Building
All such plans shall insure: Permit
a. That standard commercial or residential security
requirements as established by the Dublin Police
Department are provided.
b. That ramps, special parking spaces, signing, and other
appropriate physical features for the handicapped, are
provided throughout the site for all publicly used
facilities.
c. That exterior lighting of the building and site is not
directed onto adjacent properties and the light source is
shielded from direct off site viewing.
d. That all mechanical equipment, including electrical and
gas meters, is architecturally screened from view, and
that electrical transformers are either underground or
architecturally screened.
e. That all vents, gutters, downspouts, flashings, etc., are
painted to match the color of adjacent surface.
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CONDITION TEXT
f. That all materials and colors are to be as approved by
the Dublin Community Development Department.
Once constructed or installed, all improvements are to
be maintained in accordance with the approved plans.
Any changes, which affect the exterior character, shall
be resubmitted to the Dublin Community Development
Department for approval.
g. That all exterior architectural elements visible from
view and not detailed on the plans be finished in a style
and in materials in harmony with the exterior of the
building.
10.
h. That all other public agencies that require review of the
project be supplied with copies of the final building and site
plans and that compliance be obtained with at least their
minimum Code reauirements.
Final landscape plans, irrigation system plans, tree
preservation techniques, and guarantees, shall be reviewed
and approved by the Dublin Planning Department prior to
the issuance of the building permit. All such submittals
shall insure:
a. That plant material is utilized which will be capable of
healthy growth within the given range of soil and
climate.
b. That proposed landscape screening is of a height and
density so that it provides a positive visual impact
within three years from the time of planting.
c. That unless unusual circumstances prevail, at least 75%
of the proposed trees on the site are a minimum of 15
gallons in size, and at least 50% of the proposed shrubs
on the site are minimum of 5 gallons in size.
d. That a plan for an automatic irrigation system be
provided which assures that all plants get adequate
water. In unusual circumstances, and if approved by
Staff, a manual or quick coupler system may be used.
e. That concrete curbing is to be used at the edges of all
planters and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height
are rounded both horizontally and vertically.
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RESPON.
AGENCY
PL
WHEN
REQ'D
Prior to:
SOURCE
Prior to the
issuance of
Building
Permit
STD
# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
g. That all cut and fill slopes graded and not constructed
on by September 1, of any given year, are hydro seeded
with perennial or native grasses and flowers, and that
stock piles of loose soil existing on that date are
hydroseeded in a similar manner.
h. That the area under the drip line of all existing oaks,
walnuts, etc., which are to be saved are fenced during
construction and grading operations and no activity is
permitted under them that will cause soil compaction or
damage to the tree.
1. That a guarantee from the owners or contractors shall
be required guaranteeing all shrubs and ground cover,
all trees, and the irrigation system for one year.
J. That a permanent maintenance agreement on all
landscaping will be required from the owner insuring
regular irrigation, fertilization and week abatement.
11. Final inspection or occupancy permits will not be granted PL Prior to STD
until all construction and landscaping is complete in Final
accordance with approved plans and the conditions Inspection
required by the City.
Landscapin2:
12. Design Development Submittals: Developer shall submit PL Prior to PL
design development landscape plans, showing details, issuance of
sections, and supplemental information as necessary to the Building
accurately reflect site topography and design coordination Permit
ofthe various design features and elements including utility
location.
13. Landscape Plans: Developer shall submit for review final PL Prior to PL
Landscape Plans showing coordinated grades, walls, issuance of
fencing, walkways, patios, drive aisles, proposed trees, Grading
shrubs and ground covers, mailboxes, utilities and any other Plans, Imp.
site features. The landscape plans shall be submitted prior Plans, Final
to the approval of the Grading Plans, Improvement Plans, Map
or Final Map for each Neighborhood.
14. Wall and Fencing Plan: Developer shall submit a detail
fencing, wall, walkway, and retaining wall plan.
15. Tree Composite Plan: Developer shall submit composite
utility, lighting, joint trench, mailbox cluster, and tree plan
to resolve potential conflicts.
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# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
16. Mailbox Plan: Developer shall submit detailed vignette of
typical mailbox location. Show: utilities, streetlights, trees,
grading, accessible path of travel, and design of the mailbox
structure in relationship to the building(s) and any
landscape/retaining walls.
17. Wall & Patio Design: Developer shall submit refined
walV rail! patio designs to reflect grades, utilities, paving
and walls. Plans shall reflect site topography.
18. Joint Trench Improvements: Joint trench and Utilities
shall be considered part of the overall design. Joint trench
and Utilities shall be organized and grouped to preserve
space for landscaping where possible, and be placed under
walkways, drive aisles or other pavement as much as
possible.
Buildinl! Division:
19. Accessory Buildings and / or Structures: Building B Prior to
permits are required for all accessory buildings and / or issuance of
structures. This includes but is not limited to fountains, Building
swimming pools, spas, clock towers, sound walls, and mail Permit
kiosks. To apply for building permits, Applicant/Developer
shall submit eight (8) sets of construction plans to the
Building Division for plan check. Applicant/Developer
will be responsible for obtaining the approvals of all
participation non-City agencies prior to the issuance of
building permits. (Issuance of accessory building permit)
20. Building Codes and Ordinances: All project B Through B
construction shall conform to all building and fire codes Completion
and ordinances in effect at the time of building permit.
21. Retaining Walls: All retaining walls over 30 inches in B Through
height and in a walkway shall be provided with guardrails. Completion
All retaining walls over 24 inches with a surcharge or 36
inches without a surcharge shall obtain permits and
inspections from the Building Division.
22. Phased Occupancy Plan: If occupancy is requested to B Prior to the B
occur in phases, then all physical improvements within each occupancy
phase shall be required to be completed prior to occupancy of any
of any buildings within that phase except for items affected
specifically excluded in an approved Phased Occupancy Building
Plan, or minor handwork items, approved by the
Department of Community Development. The Phased
Occupancy Plan shall be submitted to the Director of
Community Development and Public Works for review and
approval a minimum of 45 days prior to the request for
occupancy of any building covered by said Phased
Occupancy Plan. Any phasing shall provide for adequate
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# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
vehicular access to all parcels in each phase, and shall
substantially conform to the intent and purpose of the
subdivision approval. No individual building shall be
occupied until the adjoining area is finished, safe,
accessible, and provided with all reasonable expected
services and amenities, and separated from remaining
additional construction activity. Subject to approval of the
Director of Community Development, the completion of
landscaping may be deferred due to inclement weather with
the posting of a bond for the value of the deferred
landscaping and associated improvements.
23. Building Permits: To apply for building permits, B Prior to B
Applicant/Developer shall submit eight (8) sets of issuance of
construction plans to the Building Division for plan check. Building
Each set of plans shall have attached an annotated copy of Permits
these Conditions of Approval. The notations shall clearly
indicate how all Conditions of Approval will or have been
complied with. Construction plans will not be accepted
without the annotated resolutions attached to each set of
plans. Applicant/Developer will be responsible for
obtaining the approvals of all participation non-City
agencies prior to the issuance of building permits.
24. Construction Drawings: Construction plans shall be fully B Prior to the B
dimensioned (including building elevations) accurately issuance of
drawn (depicting all existing and proposed conditions on Building
site), and prepared and signed by a California licensed Permits
Architect or Engineer. All structural calculations shall be
prepared and signed by a California licensed Architect or
Engineer. The site plan, landscape plan, and details shall be
consistent with each other.
25. Air Conditioning Units: Air conditioning units and B Prior to B
ventilation ducts shall be screened from public view with Occupancy
materials compatible to the main building and shall not be of the Unit
roof mounted. Units shall be permanently installed on
concrete pads or other non-movable materials to be
approved by the Building Official and Director of
Community Development. Air conditioning units shall be
located such that each dwelling unit has one side that is
used for their pedestrian access and egress that has an
unobstructed width of not less then 36 inches. Air
conditioning units shall be located in accordance with the
PD text.
26. Temporary Fencing: Temporary Construction fencing B
shall be installed along perimeter of all work under
construction.
27. Addressing. B
a) Provide a site plan with the City of Dublin's address
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# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
grid overlaid on the plans (1 to 30 scale). Highlight all
exterior door openings on plans (front, rear, garage,
etc.). (Prior to release of addresses)
b) Provide plan for display of addresses. The Building
Official and Director of Community Development shall
approve plan prior to issuance of the first building
permit. (Prior to permitting)
c) Addresses will be required on the front ofthe
dwellings. Addresses are also required near the garage
door opening if the opening is not on the same side of
the dwelling as the front door. (Prior to permitting)
d) Address signage shall be provided as per the Dublin
Residential Security Code. (Occupancy of any Unit).
e) Provide a site plan with the approved addresses at 400-
scale prior to approval or release of the project
addresses. (Prior to permitting)
t) Exterior address numbers shall be backlight and be
posted in such a way that they may be seen from the
street. (Prior to permit issuance, and through
completion)
g) All landscaping controls, meters and utilities that would
require addressing, will need to be identified and
addressed as part ofthe overall project.
28. Engineer Observation: The Engineer of record shall be B Prior to B
retained to provide observation services for all components Final Frame
of the lateral and vertical design ofthe building, including Inspection
nailing, hold downs, straps, shear, roof diaphragm, and
structural frame of building. A written report shall be
submitted to the City Inspector prior to scheduling the final
frame inspection.
29. Foundation: Geotechnical Engineer for the soils report B Prior to B
shall review and approve the foundation design. A letter Permit
shall be submitted to the Building Division on the approval. Issuance
(Prior to permit issuance)
30. Green Building Guidelines: To the extent practical the B Through B
applicant shall incorporate Green Building Measures. Completion
Green Building plan shall be submitted to the Building
Official for review. (Through Completion)
31. Electronic File: The applicant/developer shall submit all B Prior to the B
building drawings and specifications for this project in an issuance of
electronic format to the satisfaction of the Building Official Final
prior to the issuance of building permits. Additionally, all occupancy
revisions made to the building plans during the project shall
be incorporated into an "As Built" electronic file and
submitted prior to the issuance ofthe final occupancy.
32. Construction trailer: Due to size and nature of the B
development, the applicant/developer in conjunction with
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# CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
the applicant/developer of the adjacent project on Site B,
shall provide a construction trailer with all hook ups for use
by City Inspection personnel during the time of
construction as determined necessary by the Building
Official. In the event that the City has their own
construction trailer, the applicant/developer shall provide a
site with appropriate hook ups in close proximity to the
project site to accommodate this trailer. The
applicant/developer shall cause the trailer to be moved from
its current location at the time necessary as determined by
the Building Official at the applicant/developer's expense.
Fire Division
33. The buildings shall not exceed 3 stories in height as defined F
in the California Building Code. Basements shall meet the
definition in CBC section 220.
34. All portions of the exterior walls of the buildings shall be F CFC
within 150 feet of an emergency vehicle access road. The 902.2.1,
distance is measured as someone would be able to walk and 902.3.1.
shall consider parked cars. Sloped areas beyond the access
roads needed for emergency access shall be permanent
walkway or stair as required by the Fire Department.
35. Provide escape or rescue window for every sleeping room F
below the fourth story in accordance with the UBC section
310.4.
36. The project shall comply with Uniform Building and Fire F
Codes as adopted by the City of Dublin.
Police Department:
37. The Applicant shall comply with all applicable City of PD
Dublin Residential Security Requirements.
38. The applicant shall keep the site clear of graffiti vandalism PD
on a continuous basis at all times. Graffiti resistant
materials should be used.
39. The applicant shall work with Dublin Police Services on an PD
ongoing basis to establish an effective theft prevention and
security program.
40. The perimeter of the sites shall be fenced during PD
construction, a temporary address sign shall be placed at
the site and security lighting and patrols shall be employed
as necessary. A BusinessIResidence Site Emergency
Response Card shall be completed and returned to Dublin
Police Services. The card will be supplied to the applicant
by Dublin Police Services.
41. Addressing and building numbers shall be visible from the PD
approaches to the buildings.
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PASSED, APPROVED, AND ADOPTED this 2ih day of June, 2006, and effective on the
effective date of the Council Ordinance adopting a Stage 2 Development Plan for the property, by the
following vote:
AYES: Chair Schaub, Vice Chair Wehrenberg, Commissioners Fasulkey and King
NOES:
ABSENT: Commissioner Biddle
ABSTAIN:
~~at
Planning Commission Chair
ATTEST:
G:\P A#\2006\06-031 Schaefer Ranch-Discovery Builders\Schaefer-PC Reso Stage 2&SDR.doc
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