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Schaefer Ranch Unit 3 and Schaefer Ranch Unit 1, Lot 70 (PLPA-004375-2026)
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TO: Planning Commission
Prepared By: Gaspare Annibale, Senior Planner, and Shane Fields, Assistant Planner
EXECUTIVE SUMMARY:
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The Planning Commission will consider a Site Development Review (SDR) Permit for the construction of 19 single-family detached homes on previously approved lots within Schaefer Ranch (including 18 homes in Unit 3 and one home in Unit 1), and a Conditional Use Permit amendment to the Schaefer Ranch Unit 3 Stage 2 Development Plan (Ordinance No. 06-16) to add Tuscan, French Farmhouse, and Craftsman architectural styles. Lots have already been created, and the associated streets and site improvements are in place. The Planning Commission will also consider a determination that the project is within the scope of the previously approved California Environmental Quality Act (CEQA) Addendum to the Schaefer Ranch Environmental Impact Report and that no additional environmental review is required.
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STAFF RECOMMENDATION:
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recommendation text
Disclose ex-parte contacts, conduct the public hearing, deliberate, and adopt the Resolution Approving a Conditional Use Permit Amendment to the Schaefer Ranch Unit 3 Stage 2 Development Plan (Ordinance No. 06-16) to Add Tuscan, French Farmhouse, and Craftsman Architectural Styles; and the Resolution Approving a Site Development Review Permit for 18 Homes within Schaefer Ranch Unit 3 and One Home within Schaefer Ranch Unit 1, Lot 70.
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FINANCIAL IMPACT:
None.
DESCRIPTION:
Background
The project is located within the existing Schaefer Ranch neighborhood, an approximately 500-acre residential community situated at the western city limits of Dublin, north of Interstate 580 and south of unincorporated Alameda County. Schaefer Ranch is primarily a single-family residential neighborhood consisting of approximately 400 existing homes.
The project includes two sites: Schaefer Ranch Unit 3 and Schaefer Ranch Unit 1, Lot 70. Unit 3 is located along Schaefer Way, west of the current cul-de-sac terminus of Dublin Boulevard (APNs 941-2854-003-00 through 941-2854-020-00) and encompasses 7.04 acres (see Figure 1). Unit 1, Lot 70 is located at 7931 Ridgeline Place, at the western cul-de-sac terminus of Ridgeline Place (APN 941-2834-034-01), and encompasses 1.14 acres (see Figure 1).
Figure 1. Project Location
Unit 3 Unit 1, Lot 70
The Schaefer Ranch project was originally approved in 1996 for up to 474 single-family homes in western Dublin. Unit 3 was initially designated for six Estate Residential lots. On December 15, 2015, the City Council denied a proposal to subdivide Unit 3 into 19 residential lots. Following reconsideration and revisions reducing the proposal to 18 lots, the City Council approved a General Plan Amendment, Site Development Review (SDR) Permit, Vesting Tentative Tract Map 8136, and CEQA Addendum on June 7, 2016 (Resolution Nos. 90-16, 91-16, and 92-16). On June 21, 2016, the City Council also adopted Planned Development (PD) Ordinance No. 06-16, establishing development standards and permitted architectural styles for Unit 3.
In November 2017, the City Council approved a separate General Plan Amendment and related approvals to redesignate 0.35 acres of Open Space adjacent to Lot 70 in Unit 1 for Single-Family Residential use. These approvals added the land to the existing lot, increasing its size to 1.14 acres without creating a new lot.
The Final Map for the Unit 3 subdivision was subsequently recorded, and the associated street and site improvements were constructed. However, the previously approved SDR Permit expired before construction of the homes began. The current application proposes updated residential designs for the 18 lots in Unit 3 and Lot 70 in Unit 1, along with an amendment to the Unit 3 Stage 2 Development Plan to allow the proposed additional architectural styles. The project also includes a proposed Lot Line Adjustment between Lots 6 and 7 and Lots 16 and 17 in Unit 3 to accommodate the proposed residence on Lot 16. The adjustment would not create additional lots or increase the approved residential density. It is subject to separate approval by the Community Development Director and is not part of this action.
Proposed Project
The Applicant, Discovery Builders, Inc., requests approval of a Conditional Use Permit (CUP) amendment to add architectural styles in Unit 3 and an SDR Permit to construct 19 single-family detached homes, including 18 homes in Unit 3 and one home in Unit 1, Lot 70. The project includes three residential floor plans with multiple architectural styles and lot-specific floor plan options. The home proposed on Lot 70 uses an American Farmhouse architectural style that is consistent with PD Ordinance No. 11-06. The project also includes a new gated entry along Schaefer Way with automated vehicular gates, separate pedestrian gates, a visitor access lane, and emergency access provisions.
Analysis
Conditional Use Permit Amendment
PD Ordinance No. 06-16 currently permits Monterey, Early Californian, and English Country architectural styles within Unit 3. The Applicant requests a minor amendment to Section 7, Architectural Standards, of the Stage 2 Development Plan to add Tuscan, French Farmhouse, and Craftsman architectural styles. Pursuant to Dublin Municipal Code (DMC) Section 8.32.080, the Planning Commission may approve a minor amendment through a CUP upon finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted PD Ordinance. The proposed architectural styles maintain the residential character and overall design intent of the previously approved development without changing the approved land use, density, or development standards, and therefore meet this finding. The Resolution approving the CUP amendment is included as Attachment 1.
Site Development Review Permit
Pursuant to DMC Section 8.104.040(C)(4), all new principal structures require Planning Commission approval of an SDR Permit. Staff reviewed the proposed project for compliance with the development regulations in PD Ordinance Nos. 06-16 and 11-06 and found that the proposed homes comply with the applicable standards for lot area, setbacks, building height, lot coverage, and parking. The Resolution approving the SDR Permit is included as Attachment 2, and the project plans are included as Attachment 3.
In addition, all new single-family residential development shall comply with the objective design standards of DMC Section 8.36.020(C). Any deviation from these standards may be reviewed through the discretionary SDR process if it can be shown that the intent of the standard is met through other means. Staff reviewed the proposed project for compliance with the objective design standards and found that the project is either consistent with the objective design standards or meets the intent of the standards.
The project complies with all other applicable objective design standards, except for certain garage setbacks, impervious area limitations, and roof material requirements. Table 1 summarizes how the proposed alternative designs meet the intent of these standards through architectural detailing, site design, and landscaping that respond to the previously approved subdivision layout and hillside setting.
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Table 1. Objective Design Standards - Proposed Deviations |
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Standard |
Proposed Deviation |
Project Meets Intent of Standard |
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Garage setback, DMC 8.36.020(C)(5) |
Plan 1 Tuscan, French Farmhouse, and Craftsman models, Plan 3 Tuscan, and French Farmhouse models, and the American Farmhouse models are not recessed the required four feet behind the front plane of the residence. |
The previously approved lot configurations, graded building pads, and hillside topography limit the ability to recess garages. The proposed homes incorporate covered porches, projecting entries, articulated wall planes, varied roof forms, and stone veneer accents to reduce the visual prominence of garages. Larger lots, varied setbacks, and landscaping further integrate the garages into the overall residential design and maintain an attractive streetscape. |
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Impervious area, DMC 8.36.020(C)(6) |
Lots 2 and 5 exceed the maximum 40 percent impervious coverage permitted within front and street-side yards. Lot 2 proposes 52.6 percent with 47.4% landscaped, and Lot 5 proposes 47.1 percent with 52.9% landscaped. |
The impervious area standard is intended to limit paving in front yards so that landscaping, rather than pavement, defines the streetscape, and to reduce stormwater runoff. On Lots 2 and 5, the additional impervious area results from a shared driveway that serves two homes, as established by the previously approved subdivision. The shared driveway reduces the number of curb cuts and separate driveways compared with individual driveways for each home, and all remaining front and street-side yard area on these lots is landscaped. Because of the hillside topography, modifying the driveway layout would require additional grading and would affect required access and parking. |
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Roof materials, DMC 8.36.020(C)(10)(b) |
The French Farmhouse architectural style incorporates concrete tile roofing with standing-seam metal accents over front porch elements rather than using one consistent roofing material throughout the building. |
The standing-seam metal roofs are limited to subordinate porch elements and complement the primary concrete tile roofing. The combination of materials reinforces the French Farmhouse architectural character, provides visual interest, and maintains a cohesive overall building design. The metal roof accents are also consistent with farmhouse architectural features used elsewhere within Schaefer Ranch. |
Site Layout, Access and Circulation
Unit 3 consists of 18 previously created residential lots ranging in size from approximately 9,000 to 36,000 square feet (see Attachment 3, Sheet C1, Master Plot Plan). The subdivision was previously approved under Vesting Tentative Tract Map 8136, and the associated streets, utilities, drainage facilities, and graded building pads have been constructed. Access to Unit 3 is provided from Dublin Boulevard via Schaefer Way. The proposed homes would be located on these existing building pads and are designed to accommodate the site's hillside topography.
Unit 1, Lot 70 is accessed from Ridgeline Place and would accommodate one single-family home on an existing residential lot.
Unit 3 Proposed Gated Entry
The project includes a new gated entry along Schaefer Way, consisting of automated vehicular gates, separate pedestrian gates, a designated visitor access lane, and emergency access provisions (see Attachment 3, Sheet P1-P2). The City's General Plan Community Design and Sustainability Element, establishes policies promoting pedestrian and bicycle connectivity within and between neighborhoods. In addition, DMC Section 8.104.010(H) identifies adequate vehicular, pedestrian, and bicycle circulation as a purpose of Site Development Review, and Section 8.104.090(H) requires a finding that the project provides proper circulation.
Staff reviewed the proposed gated entry for consistency with these policies and standards and determined that it would not adversely affect circulation or neighborhood connectivity. Schaefer Way is an existing private, dead-end street serving Unit 3, and the proposed gate would not interrupt connections to other streets or neighborhoods. Separate pedestrian gates would maintain pedestrian access, while the designated visitor lane and emergency access provisions would accommodate vehicles entering the subdivision. Accordingly, Staff finds that the proposed gated entry is consistent with the applicable General Plan policies and Site Development Review requirements.
Architecture
The project proposes three architectural styles within Unit 3: Tuscan, French Farmhouse, and Craftsman. These styles would provide variation in building massing, roof forms, exterior materials, and architectural detailing while maintaining compatibility with the existing Schaefer Ranch neighborhood. The proposed home in Unit 1, Lot 70 would use an American Farmhouse design consistent with the applicable PD regulations. Table 2 identifies the proposed architectural styles, lot assignments, and principal design features. The distribution of architectural styles is illustrated in the Master Plot Plan (Attachment 3, Sheet C1), with representative elevations provided in the project plans (Attachment 3, Sheets A03-A06, A16-A17, A19, A23-A25, A29-A30) and project colors and materials (Attachment 3, Sheet A31).
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Table 2. Proposed Architectural Styles and Principal Design Features |
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Location |
Architectural Style |
Principal Design Features |
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Unit 3 Lots 1, 4, 6, 8, 11, 15, 17 |
Tuscan |
Stucco exterior finishes, stone veneer accents, S-tile concrete roofing, gable and hip roof forms, decorative wood elements, shutters, and traditional Mediterranean-inspired detailing. Warm earth-toned colors and coordinated trim and stone finishes. |
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Unit 3 Lots 2, 5, 7, 10, 12, 14, 16 |
French Farmhouse |
Smooth stucco and board-and-batten siding, stone veneer accents, flat concrete tile roofing with standing-seam metal roof accents, gable and hip roof forms, decorative shutters, wood trim, and prominent covered entries. Neutral and earth-toned colors with contrasting trim. |
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Unit 3 Lots 3, 9, 13, 18 |
Craftsman |
Stucco finishes, decorative shake siding, stone veneer accents, flat concrete tile roofing, broad gable roof forms, exposed wood detailing, decorative corbels, prominent roof overhangs, and articulated entry porches. Earth-toned colors with contrasting trim and natural stone accents. |
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Unit 1 Lot 70 |
American Farmhouse |
Horizontal and board-and-batten siding, stone veneer accents, flat concrete tile roofing with standing-seam metal roof accents, low-pitched roof forms, decorative wood trim, prominent covered front porch, and varied wall planes. Warm neutral colors with complementary accent finishes. |
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Unit 3 Entry |
Gate Design |
Stone veneer columns, decorative metal fencing and gates, coordinated architectural detailing, and landscaping that complement the proposed homes and surrounding Schaefer Ranch neighborhood. |
The proposed architectural styles are compatible with the existing character of Schaefer Ranch and provide a variety of building designs, materials, and architectural features that contribute to a cohesive residential neighborhood. The proposed homes are consistent with the applicable Planned Development regulations, and the additional architectural styles proposed for Unit 3 maintain the overall design intent of the previously approved development. Similarly, the proposed gated entry incorporates materials, colors, landscaping, and monument features that complement the architectural character of the homes and surrounding neighborhood. Together, the proposed residential designs and gated entry establish a cohesive streetscape and neighborhood identity consistent with the established character of Schaefer Ranch.
Landscape
The proposed landscape improvements include drought-tolerant trees, shrubs, and groundcover within the common areas, streetscape, and residential lots. Unit 3 would include 77 new trees within the common landscape areas, including Coast Live Oaks, Fruitless Swan Hill Olives, and Lavender Crape Myrtles. The landscape plans incorporate plant materials appropriate to the hillside setting and applicable defensible space requirements. Proposed landscaping is shown in Attachment 3, Sheets P3-P5.
For Unit 1, Lot 70, the landscape plan includes a combination of drought-tolerant trees, shrubs, and groundcover plantings that complement the proposed American Farmhouse architecture and existing streetscape along Ridgeline Place. The plan includes one Coast Live Oak and one Lavender Crape Myrtle, together with low-water-use shrubs and accent plantings concentrated within the front yard. These landscape improvements provide visual interest at the cul-de-sac terminus, soften the appearance of the residence, and create a transition between the home and adjacent hillside areas while maintaining the natural character of the site (Attachment 3, Sheets P6).
Similar to previously developed neighborhoods within Schaefer Ranch, the landscape palette combines native and ornamental plant materials that complement the proposed architecture while maintaining continuity with the broader community. The proposed landscaping will enhance neighborhood aesthetics through the use of high-quality, drought-tolerant plant materials, a cohesive tree palette, and landscape treatments that provide an appropriate transition between the residential development and surrounding open space areas.
Parking
PD Ordinance No. 06-16 requires two covered parking spaces and one additional parking space for each home in Unit 3. PD Ordinance No. 11-06 requires two covered parking spaces for the home on Lot 70. All 19 proposed homes provide at least two garage spaces and additional driveway parking, satisfying the applicable parking requirements. Shared driveways in Unit 3 would be maintained through recorded access easements and restrictions.
CONSISTENCY WITH GENERAL PLAN AND ZONING ORDINANCE:
The project site is designated Single-Family Residential (0.9 to 6.0 units per gross residential acre) under the General Plan, which allows single-family residences. The project does not introduce new land uses or increase the approved residential density; rather, it implements the residential development contemplated by the General Plan and prior entitlements. Accordingly, the project is consistent with the Single-Family Residential land use designation.
The project is also consistent with the applicable Planned Development zoning regulations. Unit 3 is governed by PD Ordinance No. 06-16, and Unit 1, Lot 70 is governed by PD Ordinance No. 11-06, both of which permit single-family detached dwelling units. The proposed homes comply with the applicable development regulations established under the respective Planned Development ordinances, including standards related to lot area, setbacks, building height, lot coverage, and parking. As such, the project is consistent with both the General Plan and the applicable Planned Development zoning regulations for the site.
Inclusionary Zoning Regulations
The Inclusionary Zoning requirement was applied to Unit 3 in 2016 with its initial approvals, including the Stage 2 Planned Development rezoning (Ordinance No. 06-16) and the Tentative Map. The ordinance in effect at that time applied only to projects of 20 or more units. Because the project had fewer than 20 units, it was exempt from the inclusionary housing requirements.
In 2024, the City Council amended the Inclusionary Zoning Regulations and lowered the threshold to projects of 10 or more units. The project’s 19 units would meet the current threshold. However, per DMC Section 8.68.030(B), the Inclusionary Zoning requirement shall be applied no more than once to an approved residential development, generally at the tentative map stage, provided the total number of units does not change. The current SDR permit would construct 19 homes on lots that were previously approved and subdivided, and it does not change the approved unit count. Because the requirement was already applied to the project at the tentative map stage, no additional inclusionary housing obligation is required.
Public Art
The City’s Public Art requirement does not apply because the current SDR Permit is limited to the construction of 19 single-family homes on previously approved residential lots and does not increase the number of dwelling units previously approved for Schaefer Ranch.
REVIEW BY APPLICABLE DEPARTMENTS AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the project is established in compliance with all local ordinances and regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 2).
ENVIRONMENTAL DETERMINATION:
In compliance with the California Environmental Quality Act (CEQA), the impacts of the Schaefer Ranch project were analyzed in the Schaefer Ranch Project/General Plan Amendment Environmental Impact Report (EIR) (State Clearinghouse No. 95033070), which was certified by the City Council in 1996. The EIR evaluated development of the Schaefer Ranch Planned Development and assumed a total of 474 dwelling units, including the former six-lot Estate Residential area that now comprises Unit 3.
In 2015, an Initial Study and CEQA Addendum were prepared to evaluate a proposal to redesignate and rezone Unit 3, subdivide the six Estate Residential lots into 19 single-family residential lots, and establish development standards and architectural guidelines for the neighborhood. The environmental analysis also evaluated a potential future residential lot within Unit 1, Lot 70. Following revisions to the project, the City Council adopted the Initial Study/CEQA Addendum on June 7, 2016, in conjunction with approval of a General Plan Amendment, Planned Development Rezone, Vesting Tentative Tract Map 8136, and Site Development Review (SDR) Permit. The Initial Study/CEQA Addendum concluded that the proposed development would not result in any new significant environmental impacts or a substantial increase in the severity of previously identified impacts because the project was within the development area and residential density previously contemplated and analyzed by the certified Schaefer Ranch EIR.
The current application consists of an SDR Permit for the construction of 18 single-family homes in Unit 3 and one single-family home in Unit 1, together with a Conditional Use Permit amendment to modify the architectural standards applicable to the Unit 3 homes. The lots have previously been created through Vesting Tentative Tract Map 8136, and the associated public and private infrastructure improvements have already been constructed. The proposed project does not modify the approved subdivision layout, lot configuration, circulation system, grading, infrastructure, or residential density previously analyzed in the certified EIR and 2016 Initial Study/CEQA Addendum. Rather, the application primarily seeks approval of updated architectural designs following the expiration of the original SDR Permit.
Staff has reviewed the project pursuant to CEQA Guidelines Sections 15162 and 15164 and determined that the proposed project is within the scope of the development evaluated in the certified Schaefer Ranch EIR and the 2016 Initial Study/CEQA Addendum. The circumstances under which the project will be undertaken have not substantially changed since the Initial Study/CEQA Addendum was prepared and will not substantially change with approval of the project. The Initial Study/CEQA Addendum adequately describes the impacts of the project for purposes of CEQA, and no additional mitigation measures or alternatives are required beyond those previously disclosed and analyzed in the Schaefer Ranch EIR. Approval of the project will not create any site-specific operational impacts or environmental effects that are different from those examined in the EIR and Initial Study/CEQA Addendum, nor will it result in new significant impacts or a substantial increase in the severity of previously identified impacts.
Accordingly, the proposed project remains subject to the adopted Schaefer Ranch Mitigation Monitoring and Reporting Program, as amended, and no subsequent, supplemental, or additional environmental review is required. Staff recommends that the Planning Commission determine that the project is within the scope of the previously certified Schaefer Ranch EIR and approved Initial Study/CEQA Addendum and that no further environmental review is necessary.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Two City-led community meetings were held on September 23 and 24, 2026, to provide Dublin residents with information about the proposed Schaefer Ranch Unit 3 and Unit 1, Lot 70 project. Four community members attended the meeting on September 23, and 10 community members attended the meeting on September 24. Staff provided a presentation that included an overview of the City’s development review process and the proposed project. Attendees asked questions regarding construction timing, existing traffic conditions, wildfire management, and the Western Urban Limit Line established by Measure M in 2000. Staff explained that construction timing would depend on project approvals and subsequent building permits, and that the proposed development would use the existing roadway network without increasing the previously approved residential density. Staff also stated that applicable wildfire management and defensible space requirements have been addressed in Condition of Approval No. 50. Regarding Measure M, Staff explained that the project is located within the Urban Limit Line and consists of residential development previously approved by the City.
In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project. The Notice of Public Hearing was also published in the East Bay Times. Additionally, the Planning Commission Agenda and the Staff Report for this public hearing were posted on the City’s website. A copy of this Staff Report has been provided to the Applicant.
ATTACHMENTS:
1) Resolution Approving a Conditional Use Permit Amendment to the Schaefer Ranch Unit 3 Stage 2 Development Plan (Ordinance No. 06-16) to Add Tuscan, French Farmhouse, and Craftsman Architectural Styles
2) Resolution Approving a Site Development Review Permit for 18 Homes within Schaefer Ranch Unit 3 and One Home within Schaefer Ranch Unit 1, Lot 70
3) Exhibit A to Attachment 2 - Schaefer Ranch Project Plans