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9.22.2015 - Agenda Packet1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS - July 14, 2015 5. ORAL COMMUNICATION - At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the Assistant Community Development Director regarding proper procedure to place an item on a future Planning Commission agenda. 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA-2015-00022 Al Mustafa Foundation Conditional Use Permit for the operation of a Place of Worship at 6543 Regional Street, Suite A. 8.2 General Plan Amendment/Eastern Dublin Specific Plan Amendment (EDSP), including land use amendments to portions of: 1) Dublin Ranch Subarea 3 (PLPA 2013-00033); 2) Wallis Ranch (PLPA 2013-00034); and 3) Jordan Ranch (PLPA-2010-00068). All General Plan and EDSP land use amendments would be accompanied by related and consistent Planned Development rezone with related Stage 1 and/or Stage 2 Development Plans. In addition, Jordan Ranch has submitted an application for: a) Site Development Review; b) Vesting Tentative Maps 8267 and 8269; and c) a Development Agreement amendment with BJ-ROF Jordan Ranch LLC Mission Valley Properties. 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability -related modification or accommodation, please contact the City Clerk's Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Department. (OVER FOR PROCEDURE SUMMARY) G���OF DUB�y i9' ���, $� STAFF REPORT ���-;��/ PLANNING COMMISSION �,�L���// FO DATE: September 22, 2015 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2015-00022 AI Mustafa Foundation Conditional Use Permit Report prepared by Martha Aja, Associate Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of a Conditional Use Permit for the operation of a Place of Worship (AI Mustafa Foundation) at 6543 Regional Street, Suite A. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for the operation of a Place of Worship (AI Mustafa Foundation) at 6543 Regional Street, Suite A. �� -f. ,_._----_., � �- r l �� i" L-� � ^ �. �,� �� � Submitted �Revie�cve�i By Associate Planner Assistant Communi'ty Development Director COPIES TO: Applicant File ITEM NO.: , Page 1 of 5 G:IPA120151PLPA-2015-00022 Al Mustafa Foundation CUP19.22.15 PCIPCSR 9.22.15 A/Mustafa.doc DESCRIPTION: Figure 1: Vicinity Map f �" �`�'� "' .�-° �..�i�j l�" ,�� tt� `; The project site is located at � }� o,�,� , � �„� ��� � �,_z ������,.+�,� ��� ��`� °� 6543 Regional Street, Suite A. ''� � .. , ,� ,� � . � � ^ � �, _ �,�,,+�� � r� �� ' t The property has a General �. .� F• .�� � ,.�±��` �'�'� �. t• Plan land use designation of �,� �►*� -� ��r ����.'_� . ��,:�+�. .. '��;` � � �,'� Downtown Dublin - Transit °'� `,` � �. � .., � �� ° ��.� Oriented District and is �"�� s� �` ��� � ;;! � •i� �'�,� . located within the Downtown ...' ,�� � 65h � � pIN r, , ��+�, ,,,, � , , � � Dublin Zoning District � ��.a=� --w � �� �° (DDZD). The project site is - ,� '`` '' `���� -���' �.� �x , . ; approximately 1.3 acres in `� '`� .� ^�� -g�'g , �' ' r�� �� size and contains an existing �'� �� ��. ►•l building. Access to the ��-�r''� � ` �, ���..� �� �., project site is provided by an �� ,� �%�"'�` � �°�_ �� �--''.•'-.�•'�`� existing driveway on Regional � � ��, �` � � ` •` w. __ Street. The project site is an �► . -.�: : ,•.� � '�".��-��--' �`'� � • -z-- ` approximately 3,600 square foot tenant space within the 15,030 square foot building. The only other tenant within the building is a massage establishment. There are three vacant tenant spaces. The project site is shown above in Figure 1. The Applicant is proposing to operate a Place of Worship. The Downtown Dublin Specific Plan classifies such uses as cultural uses. Cultural uses are permitted within the Transit Oriented District of the Downtown Dublin Zoning District, subject to approval of a Conditional Use Permit by the Planning Commission. Therefore, the Applicant is requesting approval of a Conditional Use Permit to operate a cultural use (Place of Worship). ANALYSIS: A Conditional Use Permit enables the City to place Conditions of Approval on a project to ensure that the operating characteristics are compatible with surrounding uses. The proposed Project has been reviewed for issues related to parking and operating characteristics. Conditions of Approval have been placed on the Project, where appropriate, to ensure compatibility with the surrounding commercial uses. Place of Worship The Applicant is proposing to operate a Place of Worship - AI Mustafa Foundation - within an approximately 3,600 square foot portion of the building. The space will be used for religious services, which include prayer, lectures by clergymen and religious classes for children. All prayer services will be conducted within the tenant space (Attachment 1, Condition of Approval No. 21). There will not be more than 49 people in the tenant space at any one time. Condition of Approval No. 24 requires that an occupancy load sign listing be placed at the entry and exit doors listing 49 as the maximum occupant load. A change of occupancy permit will be required if the occupancy of the tenant space exceeds 49 persons at any time (Attachment 1, Condition of Approval No. 29). The regular services will generally occur on Thursdays from 7:00 pm to 10:30 pm, Fridays from 12:00 pm to 2:00 pm and Saturdays from 10:00 am to 12:30 pm. There will also be services for 2 of 5 religious holidays that occur on other days and times. The tenant space also includes office space and a TV studio which will be used by members of the AI Mustafa Foundation. Parking The City of Dublin Zoning Ordinance contains parking requirements by use type. A Place of Worship is required to provide 1 parking space for every 3 fixed seats or 1 parking space per 50 square feet of non-fixed seating in the assembly area, plus 1 parking space per classroom. As shown on the floor plan (Attachment 2) there will be men's and women's worship areas with non-fixed seating. The combined area of the two worship areas is 536 square feet, which requires 11 parking spaces. The required parking for the other areas (office space, library, TV studio and storage) is calculated using the office parking requirement of 1 parking space for every 250 square feet. An additional 6 parking spaces is required for these uses for a total of 17 required parking spaces. The only other tenant in the building is the Tri Valley Spa. The Tri Valley Spa includes 4 massage stations and 576 SF of office space. The parking requirement for the Tri Valley Spa is 10 parking spaces. Table 1 below includes information on the parking requirement for the current and proposed tenant. There are five tenant spaces in the building; three of the five tenant spaces are currently vacant. The retail parking requirement is used to determine the parking requirement for the vacant tenant spaces. Table 1: Parking Requirements Sq. Parking Requirement #Spaces Address Tenant Ft. Use T pe (1 space per#sq. ft.) Req. 6541 Regional Tri-Valley Massage 2 per massage station plus 1 St., Suite A S a 2,556 Establishment per 250 SF of office 10 1 parking space for every 3 seats or 1 parking space per 6543 Regional AI Mustafa non-fixed seating in assembly St., Suite A Foundation 3,596 Place of Worshi area, lus 1 per classroom 17 Balance of 3 vacant Buildin spaces 8,878 N/A 1 er 300 30 57 There are a total of 61 on-site parking spaces and 57 parking spaces are required for a surplus of 4 parking spaces. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. Staff recommends that the project be found exempt from CEQA in accordance with CEQA Guidelines Section 15301 (Existing Facilities). The Project involves no expansion of the existing commercial building, but includes only a Conditional Use Permit for the operation of a Place of Worship within the existing building. 3 of 5 CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The Project is consistent with the General Plan and Downtown Dublin Specific Plan land use designation of Downtown Dublin — Transit Oriented District which allows for a range of uses, including cultural uses as a conditiunally permitted use. The Project is consistent with the Downtown Dublin Specific Plan Tr�nsit Oriented zoning in that cultural uses are permitted subject to approval of a Conditional Use Permit by the Planning Commission. REVIEW BY APPLICABLE DEPAR�"MENT AND AGENCIES: The Building Division, Fire Prevention Bureau, and Public Works Department have 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. NOTICING REQUIREMENTS/PUBLMC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300-feet of the proposed project. The Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. A copy of this Staff Report was provided to the Applicant and posted to the City's website. ATTACHMENTS: 1) Resolution approving a Conditional Use Permit for the operation of a Place of Warship (AI Mustafa Foundation) at 6543 Regional Street, Suite A. 2) Project Floor Plan 4 of 5 GENERAL INFORMATION: APPLICANT: Mehra Hassan, AI Mustafa Foundation, 6543 Regional Street,Suite A, Dublin, CA 94568 PROPERTY OWNER: Robert & ,Joan Libby, 1051 Serpentine Lane #300, Pleasanton, CA 94566 LOCATION: 6543 Regional Street, Suite A ASSESSORS PARCEL NUMBER: 941-1500--025-00 GENERAL PLAN/ SPECIFIC PLAN DESIGNATION: Downtowr� Dublin —Transit Oriented District ZONING: Downtown Dublin —Transit Oriented District SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North DDZD D��wntown Dublin —Transit Retail Oriented District South DDZD D��wntown Dublin —Transit Restaurant Oriented District East DDZD D�wntown Dublin — Transit Vacant Warehouse Oriented District Buildin West DDZD Downtown Dublin —Transit Office Oriented District 5 of 5 RESOLUTION NO. 15-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR THE OPERATION OF A PLACE OF WORSHIP (AL MUSTAFA FOUNDATION) AT 6543 REGIONAL STREET, SUITE A (APN 941-1500-025-00) PLPA-2015-00022 WHEREAS, Mehra Hassan of AI Mustafa Foundation (Applicant), and Robert & Joan Libby (Property Owner), have requested approval of a Conditional Use Permit for the operation of a Place of Worship at 6543 Regional Street, Suite (the "Project"); and WHEREAS, the Project is located in the Transit Oriented District of the Downtown Dublin Zoning District, in which cultural uses are permitted subject to the approval of a Conditional Use Permit by the Planning Commission; and WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts; and WHEREAS, the Project is exempt from the California Environmental Quality Act (CEQA) in accordance with Section 15301 (Existing Facilities). The Project involves no expansion of the existing commercial building, but includes only a Conditional Use Permit for the operation of a Place of Worship within the existing building; and WHEREAS, a Staff Report was submitted to the Planning Commission on September 22, 2015 recommending approval of said application; and WHEREAS, the Planning Commission did hold a public hearing on said application; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding the Conditional Use Permit for the establishment and operation of a Place of Worship: A. The proposed use and related structures are compatible with other land uses, transportation and service facilities in the vicinity in that: 1) The Downtown Dublin Specific Plan classifies a Place of Worship as a cultural use. Cultural uses are permitted within the Transit Oriented District of the Downtown Dublin Zoning District, subject to approval of a Conditional Use Permit by the Planning Commission; 2) the location of the Place of Worship is within an existing commercial building on a fully improved site; and 3) ATTACHMENT 1 the Project site fronts Regional Street which provides vehicular and pedestrian access to the site. B. It 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: 1) all activities associated with the Place of Worship will take place indoors; 2) the proposed Place of Worship meets the parking requirements set forth in Chapter 8.76.080.D of the Zoning Ordinance; and 3) the project has been conditioned so that all activities will be controlled so as to not create a nuisance to the surrounding businesses and/or residents. C. It will not be injurious to property or improvements in the neighborhood in that: 1) the Project is located on a parcel developed for commercial uses; and 2) Conditions of Approval have been placed on the Project to ensure that all activities are conducted indoors. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare in that: 1) pedestrian access is provided to the site from existing sidewalks on Regional Street; 2) vehicular access is provided to the site from an existing driveway from Regional Street; and 3) the Project is within an existing commercial building that will be served by existing public utilities, services and infrastructure. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that: 1) the Project site is developed for commercial uses and served by existing utilities; 2) pedestrian access is provided to the site from sidewalks on Regional Street; 3) vehicular access to the project site is provided from existing driveways along Regional Street; and 4) Places of Worship are a permitted use in the Downtown Dublin Zoning District subject to the approval of a Conditional Use Permit by the Planning Commission. F. It will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located in that: 1) the Project is located within the Downtown Dublin Zoning District in which Places of Worship are permitted subject to approval of a Conditional Use Permit by the Planning Commission; 2) all activities associated with the Place of Worship will take place indoors; 3) the Place of Worship meets the parking requirements set forth in Chapter 8.76.080.D of the Zoning Ordinance; and 4) the Place of Worship will occupy a portion of an existing commercial building on a fully developed site. G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in that: 1) the General Plan Land Use designation is Downtown Dublin — Transit Oriented District which allows a range of commercial uses consistent with the Downtown Dublin Specific Plan; and 2) a Place of Worship is classified as a cultural use, which is a permitted use in the Downtown Dublin Specific Plan area subject to approval of a Conditional Use Permit by the Planning Commission. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a Conditional Use Permit for the establishment and operation of a Place of Worship (AI Mustafa Foundation) at 6543 Regional Street, Suite A, subject to the following conditions: 2of11 CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the establishment of use, and shall be subject to Planning Division review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public Works; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and [CHS] California Department of Health Services. When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: GENERAL 1. Approvals. This Conditional Use Permit approval PL On-going Planning for AI Mustafa Foundation (PLPA-2015-00022) is for the operation of a Community Facility (Place of Worship) at 6543 Regional Street, Suite A. This approval shall generally conform to the project plans dated received by Dublin Planning on August 21, 2015, the Written Statement dated received by Dublin Planning on May 21, 2015, and other plans, text, and diagrams relating to this approval, stamped approved and on file in the Community Development Department, unless modified by the Conditions of A roval contained herein. 2. Effective Date. This Conditional Use Permit PL 10 days from DMC approval becomes effective 10 days following action approval date 8.96.020.H by the Planning Commission (10 days after the date and of this Resolution) unless appealed before that time 8.136 in accordance with the Zonin Ordinance. 3. Permit Expiration. This Conditional Use Permit PL 1 year from DMC approval shall be null and void in the event approval or 1 8.96.020.D construction or the approved use fails to be continuous established within one year of Permit approval, or if year of non- the use ceases to operate for a continuous one-year operation eriod. 4. Time Extension. The original approving decision- PL 1 year from DMC maker may, upon the Applicant's written request for approval 8.96.020.E an extension of approval prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required b the particular Permit. 5. Modifications. The Community Development PL On-going DMC Director may consider modifications or changes to 8.100 this Permit a roval if the modifications or chan es 3 of 11 proposed comply with applicable sections of the Zoning Ordinance. 6. Revocation of Permit. The Permit approval shall PL On-going DMC be revocable for cause in accordance with Section 8.96.020.1 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be sub'ect to citation. 7, Requirements and Standard Conditions. The Various Issuance of Various Applicant/Developer shall comply with applicable building City of Dublin Fire Prevention Bureau, Dublin Public permits or Works Department, Dublin Building Department, installation of Dublin Police Services, Alameda County Flood improve- Control District Zone 7, Livermore Amador Valley ments Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. $, Fees. ApplicanUDeveloper shall pay all applicable Various Issuance of Various fees in effect, including, but not limited to, Planning building fees, Building fees, Traffic Impact Fees, TVTC fees, permits Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees (per agreement between Developer and School District), Fire Facilities Impact fees, Noise Mitigation fees, Inclusionary Housing In-Lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and a licable. g, Indemnification. The Developer shall defend, ADM On-going Admin/City indemnify, and hold harmless the City of Dublin and Attorney its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceedin and the Cit 's full 4 of 11 cooperation in the defense of such actions or proceedings. 10. Clarifications to the Conditions of Approval. In PL On-going Planning the event that there needs to be clarification to the Conditions of Approval, the Community Development Director has the authority to clarify the intent of these Conditions of Approval to the Applicant without going to a public hearing. The Community Development Director also has the authority to make minor modifications to these Conditions of Approval without going to a public hearing in order for the Applicant to fulfill needed improvements or mitigations resulting from impacts to this ro�ect. 11. Controlling Activities. PL Through Planning The ApplicanUDeveloper shall control all activities on construction the project site so as not to create a nuisance to and on-going existin /surroundin businesses and/or residences. 12. Clean-up. The ApplicanUDeveloper shall be PL Through Planning responsible for clean-up and disposal of project construction related trash to maintain a safe, clean, and litter-free site. 13. Property Maintenance. PL On-going DMC The Applicant/Developer and property owner shall 5.64.050 be responsible for maintaining the site in a clean and litter free condition during construction and through completion. Per the City of Dublin Non-Residential Property Maintenance Ordinance, DMC Section 5.64.050, the Applicant/ Property Owner shall maintain the building, site and all signage in good condition and shall keep the site clear of trash, debris and graffiti vandalism on a regular and continuous basis. PLANNING DIVISION -GENERAL 14. Outdoor Events. Any outside events shall be PL On-going DMC subject to the Temporary Use Permit requirements 8.108 contained in the City of Dublin Municipal Code, specificall Section 8.108.020. 15. Temporary Promotional Signs. Temporary PL On-going DMC Promotional Signs, including but not limited to, 8.84 banner signs and balloons, are subject to compliance with Chapter 8.84 of the Dublin Zoning Ordinance and require a Zoning Clearance from the Plannin Division rior to installation. 16. Permanent Signage. All permanent signage shall PL On-going DMC conform to Chapter 8.84 of the Dublin Zoning 8.84 Ordinance at all times. 17. Window Signs. Window signs shall be limited to PL On-going DMC 25% of the window area. 8•84 18. Business License. The Applicant shall apply for a PL Occupancy Planning City of Dublin Business License prior to occupancy. 5of11 CONDITIONAL USE PERMIT 19. Annual Review. On an annual basis, this PL On-going Planning Conditional Use Permit approval may be subject to a review by the Community Development Director to determine compliance with the Conditions of A roval. 20. Hours of Operation. The days and hours of PL On-going Planning operation may deviate from the written statement provided that the overall parking demand for the use does not increase. 21. All Activities To Be Conducted Indoors. All PL On-going Planning activities associated with the operation of the Community Facility shall be conducted indoors at all times. 22. Noise/Nuisance. The Applicant shall control all PL On-going DMC 5.28/ activities so as not to annoy, disturb, injure or Planning endanger the health, repose, peace or safety of any reasonable person of normal sensitivity present in the area, nor create a public or private nuisance to the existing and surrounding businesses and/or residents. No amplified sounds, loudspeakers or music shall be permitted outside the building, or be audible from other tenant suites within the subject buildin or surroundin buildin s PLANNING DIVISION - CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN 23. Non-Residential Security Requirements. The PL On-going Planning property owner and/or their designee shall comply with the City of Dublin Non-Residential Security Re uirements. BUILDING —GENERAL 24. Occupancy Load — An occupancy load sign shall B On-going Building be placed at both entry / exits doors. The sign shall list 49 occupants maximum. The sign shall be desi ned to CBC section 1004.3 standards 25. Building Codes and Ordinances. All project B Through Building construction shall conform to all building codes and Completion ordinances in effect at the time of buildin ermit. 26. Building Permits. To apply for building permits, B Issuance of Building ApplicanUDeveloper shall submit five (5) sets of Building construction plans to the Building & Safety Division Permits for plan check. Each set of plans shall have attached an annotated copy of 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. ApplicanUDeveloper will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of buildin ermits. 27, Construction Drawings. Construction plans shall B Issuance of Building be fully dimensioned (including building elevations) building accuratel drawn depictin all existin and permits 6of11 proposed conditions on site), and prepared and signed by a California licensed 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. 2$. Addressing B Building a) Address signage shall be provided as per the Prior to Dublin Commercial Security Code. occupancy b) Address will be required on all doors leading to the exterior of the building. Addresses shall be illuminated and be able to be seen from the street, 4 inches in height minimum. 2g. Change of Occupancy Permit will be required if B Throughout Building the occupancy of the tenant space exceeds 49 life of tenant persons at any time. CUP As per section 3408 of the California Building Code (CBC), a change of occupancy - from a business (B) to an assembly (A-3) - requires the building to meet the regulations of a new building for the proposed occupancy type. This includes new and/or upgrades to the following: a) full accessible upgrades to the interior as outlined in the CBC Chapter 11 B, and b) ossible u rades to the structural s stem. 30. Accessible Parking. The required number of B Through Building parking stalls, the design and location of the Completion accessible parking stalls shall be as required by the CA Buildin Code. FIRE—GENERAL 31. Existing Fire Sprinkler System — Modifications. F Building Fire Sprinkler system shall be modified as necessary to Permits provide protection for all tenant improvements. a) Sprinkler Plans (Deferred Submittal Item). Submit detailed mechanical drawings of all sprinkler modifications, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to installation. All sprinkler system components shall remain in compliance with the applicable N.F.PA. 13 Standard, the CA Fire Code and the CA Building Code. b) Five Year Certification. If the existing fire sprinkler system does not have a current 5- year Certification, such will need to be obtained and all deficiencies corrected prior to project final. If the fire sprinkler system has a current 5-year Certification, copies of the last 4 quarterly reports will need to be provided to the Fire Inspector prior to final for review. 7of11 32. Monitoring Requirements for Existing Fire F Building Fire Sprinkler Systems. Permits a) Central Station Monitored Account. Automatic fire extinguishing systems within buildings shall have all control valves and flow devices electrically supervised and maintained by an approved central alarm station. Zoning and annunciation of central station alarm signals shall be submitted to the Fire Department for approval. b) Monitoring System Plans (Deferred Submittal Item). If it is necessary to install a fire alarm monitoring system or modify an existing system in order to obtain a Certificated or Placarded account, plans and specifications shall be submitted to the fire department for review and approval of the installation modifications. 33. Fire Extinguishers. Extinguishers shall be visible F Occupancy Fire and unobstructed. Signage shall be provided to indicate fire extinguisher locations. The number and location of extinguishers shall be shown on the plans. Additional fire extinguishers may be required by fire inspector. Fire extinguisher shall meet a minimum classification of 2A 10BC. Extinguishers weighing 40 pounds or less shall be mounted no higher than 5 feet above the floor measured to top of the extinguisher. Extinguishers shall be inspected monthly and serviced b a licensed contractor annuall . 34. PD Building Key Box. A Fire Department Key Box F Occupancy Fire shall be installed at the main entrance to the Building. Note these locations on the plans. The key box should be installed approximately 5 '/2 feet above grade. The box shall be sized to hold the master key to the facility as well as keys for rooms not accessible by the master key. Specialty keys, such as the fire alarm control box key and elevator control key shall also be installed in the box. The key box door and necessary keys are to be provided to the fire inspector upon the final inspection. The inspector will then lock the keys into the box. Key boxes and switches may be ordered directly from the Knox Company at www.knoxbox.com. 35. Means of Egress. Exit signs shall be visible and F On-going Fire illuminated with emergency lighting when the buildin is occupied. 36. Maximum Occupant Load. Posting of room F On-going Fire capacity is required for any occupant load. 8of11 37. Addressing F Occupancy Fire a) Addressing shall be illuminated or in an illuminated area. The address characters shall be contrasting to their background. If the address is placed on glass, the numbers shall be on the exterior of the glass and a contrasting background placed behind the numbers. b) The building shall be provided with all addresses or the assigned address range so as to be clearly visible from either direction of travel on the street the address references. The address characters shall not be less than 5 inches in height by 1-inch stroke. Larger sizes may be necessary depending on the setbacks and visibility. c) Where a building has multiple tenants, addresses shall also be provided near the main entrance door of each tenant space. The address shall not be less than 5-inches in height with a '/2 inch stroke. , d) The address shall also be provided on any rear doors to the tenant space with a minimum of 5-inch high characters. 3$. Interior Finish. Wall and ceiling interior finish F On-going Fire materials shall meet the requirements of Chapter 8 of the California Fire Code. Interior finishes will be field verified upon final inspection. If the product is not field marked and the marking visible for inspection, maintain the products cut-sheets and packaging that show proof of the products flammability and flame-spread ratings. Decorative materials shall be fire retardant. 39. Main Entrance Hardware. It is recommended that F On-going Fire all doors be provided with exit hardware that allows exiting from the egress side even when the door is in the locked condition. However, an exception for A-3, B, F, M, S occupancies and all churches does allow key-locking hardware (no thumb turns) on the main exit when the main exit consists of a single door or a pair of doors. When unlocked the single door or both leaves of a pair of doors must be free to swing without operation of any latching device. A readily visible, durable sign on or just above the door stating "This door to remain unlocked whenever the building is occupied" shall be provided. The sign shall be in letters not less than 1 inch high on a contrasting background. The use of this exception may be revoked for cause. 9of11 40. General Inspection. Upon inspection of the work for F Final Fire which this submittal was provided, a general inspection of the business and site will be conducted. PUBLIC WORKS 41. Standard Public Works Conditions of Approval. PW Approval of Public Applicant/Developer shall comply with all applicable Improvement Works City of Dublin Public Works Standard Conditions of Plans Approval. In the event of a conflict between the Public Works Standard Conditions of Approval and these Conditions, these Conditions shall revail. 42. Sitework Permit. The Applicant/Developer shall PW Issuance of Public apply for and obtain a Grading/Sitework Permit from Grading/ Works the Public Works Department for all site Sitework improvement or grading work. Permit The Grading/Sitework Permit will be based on the final set of civil plans and will not be issued until all of plan check comments have been resolved. A copy of Grading/Sitework Permit application may be found on the City's website at: https://ca.dublin.civicplus.com/index.aspx?NID=340 The current cost of the permit is $106.00 and is due at the time of permit issuance. The Applicant will also be responsible for any adopted increases to the fee amount or additional fees for inspection of the work. 43. PW Issuance of Public ADA Accessibility Requirements. The project site Grading/ Works shall meet ADA accessibility requirements. Sitework Permit 44. Lighting. A minimum of one foot-candle of light PW Occupancy Public shall be provided and maintained across the Works surface of the parking lot. Any illumination, including security lighting, shall be directed away from adjoining properties, businesses or vehicular traffic so as not to cause an lare. 45. Graffiti. The ApplicanUDeveloper and/or building PW Occupancy Public tenant(s) shall keep the site clear of graffiti Works vandalism on a regular and continuous basis. Graffiti resistant paint for the structures and film for windows or lass shall be used whenever possible. 46. Vehicle Parking. The ApplicanUDeveloper shall PW Occupancy Public repair all disturbed areas of pavement impacted by Works the project. Striping for parking spaces that is in poor condition, or damaged by construction shall be re-striped. 10 of 11 PASSED, APPROVED AND ADOPTED this 22�d day of September 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director 11 of 11 f . G � W � Z � � � � < O � N �� � W � t�.. �' � V � � ��� � 4 a �� � � � �� � � �„�,�� ` � ; � � � �� „a.oi ��� `; — — -- ----_ _____ ___ _--.. � .. _ - --- __ __ __ _ _ ------- N U @ °. -1 �c� _ �� ! , �V I m: , 3 A p�S�P � ,� � ` ��g��Gp�P�" 3 y y O `;30�P N /� — �c'�`' . w c�ir,', � � � Vk �! . ... . . `L,'�.. � � __ .._ . ._. ;q��_ . W : . .. _....: .. .... � � � ,. .r V ��'', � � in'�., / �. �_ . . , � . ...„� a`-- T ' � r i — -- _....�.,,�m..._ y �� � .� �1�2 �O\S�PNG� � , g`L �NP a �� Mp�P�''� O � ry 'r 0 m = ��,J � � > ., , N � �,Py'' � 3 ; �.c; N I � � z � ^� � NU 3 !' 'MO II II � � - � W� � U U U UU U U U U U �����ff� 30 � O O O O O O O O� � .� � M M u7 17 O� 1� O � �� � h � d. pWdX U y� II � II B N N II �O!-i��W �O O O �[1 N O O M z p \ \ \ \ \ \ \ SF v v v v v 3� yU � Q� a � a NZ g � �W � n � � n n � n rn 3 �� V N V� � � ^ N N 2 aF Z � � �WO � � �.. �. : . ? 3 0�� a � '' � '� F a� t� p + E �.. z c�i�� � � a � C J � a � 'R o � U3o � � _ �� � d � � N 3 o W aGJ � w w Z � � � < W ' � � � Z � U U ~ W ,�.� o 0 3 � � � �n v�i � � � W J � ATTACHMENT 2 �OF Dp8 �ii��� �� STAFF REPORT 1�`�'s��� PLANNING COMMISSION ��C��% DATE: September 22, 2015 TO: Planning Commission SUBJECT: PUBLIC HEARING: General Plan/Eastern Dublin Specific Plan Amendments, Planned Development Rezoning with related Stage 1, and in some cases, Stage 2 Development Plans for portions of: 1) Jordan Ranch (PLPA 2010-00068); 2) Dublin Ranch Subarea 3 (PLPA 2013-00033); and 3) Wallis Ranch (PLPA 2013-00034). In addition, Jordan Ranch has submitted an application for a Site Development Review Permit and Vesting Tentative Maps 8267 and 8269 for Parcel H and Neighborhood 7; and a Development Agreement amendment with BJ-ROF Jordan Ranch LLC Mission Valley Properties. EXECUTIVE SUMMARY: The City Council is helping the Dublin Unified School District locate a site for a school within Jordan Ranch at minimal cost. This is proposed to be achieved by converting a portion of an existing park site in Jordan Ranch to school uses and offsetting the parkland reduction by acquiring land within the Dublin Ranch Subarea 3 (Irongate) development. The City and the Wallis Ranch developer proposes to convert additional land within Wallis Ranch to parkland to offset a potential future parkland deficit in Eastern Dublin. The Planning Commission will consider and make a recommendation to the City Council regarding General Plan and Eastern Dublin Specific Plan Land Use changes for the following: 1) Jordan Ranch — change 3.7 acres from Parks/Public Recreation to Public/Semi Public and change 4.6 acres identified as Parcel H from Mixed Use to Medium Density Residential (6.1 to 14.0 units per acre); 2) Dublin Ranch Subarea 3 (Irongate) — change 10.4 acres from Rural Residential/Agriculture to Parks/Public Recreation; and 3) Wallis Ranch — change 1.9 acres from Semi-Public to Parks/Public Recreation. A Planned Development rezone with related Stage 1 Development Plan is proposed for all three sites. Jordan Ranch also proposes to include a Planned Development Rezone with a related Stage 2 Development Plan, Site Development Review Permit, and Vesting Tentative Maps for Parcel H and Neighborhood 7, as well as a Development Agreement Amendment. Changing Parcel H to Medium Density Residential will remove the potential for 115 units and 5,000 square feet of retail commercial and replace it with 45 units of which five units are detached 2-story homes and 40 units are 3-story duets. Neighborhood 7, approved previously for approximately 100 Medium Density Residential units, is proposed to include 105 detached 3-story units. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and take the following actions: COPIES�TO: Applicant���9��������� � ���� ITEM # 8.2 File Page 1 of 22 (file name] a) Adopt a Resolution recommending that the City Council adopt a Resolution adopting a Mitigated Negative Declaration for the Jordan Ranch/Subarea 3/V1/allis Ranch Project; b) Adopt a Resolution recommending that the City Council adopt a Resolution approving General Plan/EDSP Amendments for portions of Dublin Ranch Subarea 3 (Irongate), Wallis Ranch and Jordan Ranch; c) Adopt a Resolution recommending that the City Council adopt an Ordinance approving a Planned Development Rezoning with related Stage 1 Development Plan for portions of Jordan Ranch, Dublin Ranch Subarea 3 (PLPA 2013-00033) and Wallis Ranch (PLPA 2013-00035, and approving a related Stage 2 Development Plan Amendment for portions of Jordan Ranch, (09-011 and PLPA 2010-00068); d) Adopt a Resolution recommending that the City Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative maps 8267 (Parcel H) and 8269 (Neighborhood 7)for the Jordan Ranch II project; and e) Adopt a Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement Amendment befinreen the City of Dublin and BJ-ROF Jordan Ranch LC ission Iley Properties) for the Jor n h II Project. ;' Submitted By Re ed By Cons�alting Planner Assistant Commun ty evelopment Director PROJECT DESCRIPTION: Background This staff report addresses changes to three separate projects, including Jordan Ranch, Dublin Ranch Subarea 3, and Wallis Ranch as generally identified in Figure 1 below. The City Council has entered into a Memorandum of Understanding (MOU) with the Dublin Unified School District (DUSD) to help DUSD obtain the rights to a site to build a school, at minimal cost. The City and DUSD have discussed a proposal that involves land currently designated as Parks/Public Recreation for a joint use school and park site and development of a site currently dual-designated for school and residential purposes, for residential use within the Jordan Ranch project area. DUSD is interested in the new school/park site because of its need for additional scho�l facilities and its lack of funds to purchase the site within Jordan Ranch that allows school uses. The re-designation would create a deficit in parkland acreage in Eastern Dublin. City Staff approached Lennar Homes to discuss options for the City to obtain the Rural Residential/Agriculi:ure site on Subarea 3 to help address this parkland deficit. Lennar Homes was amenable to the Staff's request. The land use designation for this site is proposed to be changed to Parks/F'ublic Recreation and used as a future park site. The City's Parks and Recreation Master Plan requires five acres of parkland per 1,000 residents. It appears that the City will have a parkland deficit at build-out of approximately 10 acres. Because of this known deficit, City staff approached Trumark Homes to discuss options for the City to obtain additional parkland within Wallis Ranch. Trumark was amenable to converting the Semi-Public lands to Parks/Public Recreation and agreed to make the request to the City Council for consideration. 2 of 22 _;. .�����::�....m, v_ ., ��..,:�.�....��.�..m,...�, ,��y.,.�: .r,���,�.�.F��_�����;� City parks are acquired and paid for by developers through the City's Public Facility Fee program. The fees collected are allocated to park and facilities construction through the Capital Improvement Program (CIP). The City Council's priorities in the current five-year CIP include Fallon Sports Park, Jordan Ranch Neighborhood Parks and the Emerald Glen Recreation and Aquatic Complex. There is currently no funding set aside in the five-year CIP to construct the public park sites in Waltis Ranch. However, under the proposed agreements, the developers would construct and deliver the park will deliver the Jordan Ranch neighborhood park and Wallis Ranch park sooner than they would be delivered and make funds that would have otherwise been used for Jordan Ranch Park construction available for the construction of other parks in the community Tonight, the Planning Commission is requested to make a recommendation to the City Council regarding the proposed land use amendments, zoning and related entitlements as discussed in this Staff Report. The negotiated deal points of the transactions with the developers of these sites are not within the Planning Commission's purview. The deal points of the agreements with the developers of these properties will be considered by the City Council at a future date. Fig. 1: Vicinity Map �__ W,� ...�,- ""� �-� ' � t � � � � � ��'-�' , t ' � � _-,.— � ; y�' �--------� i i � � i i '------ D�li� pAT1f�, � �� �� � �� i� b ' i �� i i i 5 � � � __�•� � � ------- -------- -°--- ' ------------- `_ '�------�- ---- -- � � �$ ; . Jordan Ranch — The 189.4-acre Jordan Ranch project is located east of Fallon Road near the southeasteriy City limits as shown in the vicinity map. The Jordan Ranch property was first approved in 2002 and revised in 2005 to allow up to 1,064 dwellings at various densities. Subsequent approvals have reduced the development potential to 964 dwellings. Three sites in Jordan Ranch are discussed in this Staff Report including a future school site, Neighborhood 7, and Parcel H. New School Site: The proposed 3.7 acre School site is part of a larger 10.1 acre site that is bounded by Central Parkway and Medium High Density Residential in the form of 3-story townhomes and townhouse/flat combinations under construction to the north. Park/Public Recreation surrounds the proposed site on the west, east and south and property outside of 3 of 22 Jordan Ranch to the south (Chen property) is a continuation of the Parks/Public Recreation land use designation. The existing land use designation for this site is Parks/Public Recreation and currently anticipated as a future Community Park. The City initiated a General Plan Amendment Study for this site on February 17, 2015. The City proposes to change 3.7 acres from Parks/Public Recreation to Public/Semi-Public to allow for a future elementary/middle school in an effort to help DUSD acquire a school site at minimal cost. Neiqhborhood 7: This 9.2-acre site is located on the southeast side of Panorama Drive and is bounded to the north and west by Jordan Ranch Neighborhoods 2 and 3 (Medium Density Residential) across Panorama Drive with attached and detached residential homes currently under construction, to the south by Neighborhood 5 (Medium Density Residential) and approved for future detached residential homes. Vacant land (Croak property) currently designated RR/A and P/PR outside Jordan Ranch abuts the site to the east. The 9.2 acre Neighborhood 7 includes dual Medium Density Residential and Public/Semi-Public land use designations and zoning which allows up to 100 dwellings or school uses. Grading has occurred and a sulbstantial amount of infrastructure is complete. However, additional grading may be in order based on project approvals. The applicant is requesting approval of entitlements to develop 105 dwelling units on the site. However, no land use changes are requested because the site is already designated for Medium Density Residential consistent with the proposed project. Parcel H: Parcel H is a 4.6-acre site at the northeast comer of Central Parkway and Fallon Road. The site is surrounded to the north by Neighborhood 1 (Single-Family Residential) with detached homes, to the west by Fallon Sports Park, and to the south and east by Open Space. The land use designation and zoning for Parcel H was changed from Open Space to Mixed Use in 2012, and allows for up to 115 dwellings and 5,000 sf of commercial use. Grading has occurred and a substantial amount of infrastructure is complete. However, additional grading may be in order based on pro.ject approvals. The City Council approved the initiation of a General Plan Amendment Study for this site on April 7, 2015. The property owner is requesting approval to change the land use designation from Mixed Use to Medium Density Residential and related entitlements to reduce the residential development from 115 units to 45 units and eliminate the commercial component of the project. Dublin Ranch Subarea 3 (lrongate) — The 64-acre Subarea 3 community is bounded by Central Parkway on the north, Dublin Boulevard on the south, Fallon Road on the east, and Lockhart Street or� the west. The existing General Plan and Eastern Dublin Specific Plan (EDSP) land use designations for Subarea 3 include a 10.4 acre area designated Rural Residential/Agriculture (RR/A) and essentially serving as open space. The 10.4 acre area generally crosses the site from northwest to the easUsoutheast. Uses to the northeast and west/southwest within Subarea 3 generally have been approved for Medium Density Residential with some Medium High Density Residential, Park, and Open Space/drainage. Canstruction is currently underway for the residential uses surrounding the site. A 2.5-acre vacant commercial site abuts Subarea 3 on the south, and the Fallon Gateway community shopping center is situated across Dublin Boulevard. The Dublin San Ramon 4 of 22 ����� . � . �� � . � � _.�,�._ _ �,..��„E Services District (DSRSD) owns a parcel that abuts the property on the east and operates a small facility station at the location. The City initiated a General Plan/EDSP Amendment to change the designation of the 10.4 acre site to Park/Public Recreation (P/PR) on April 18, 2015 to address a potential parkland deficit resulting from the new school site in Jordan Ranch. Wallis Ranch — The 184-acre Wallis Ranch is located near the northerly City limits west of Tassajara Road and east of the Parks Reserve Forces Training Area (PRFTA). The General Plan/Eastern Dublin Specific Plan land uses and Planned Development Zoning were originally adopted in 2005 and include land designated Semi-Public, Parks/Public Recreation, Open Space, Single-Family, Medium and Medium/High Density Residential. Amendments to the zoning in 2014 reduced the number of approved dwellings from 935 to 806. Included within Wallis Ranch is a 1.9-acre site designated Semi-Public. The 1.9-gross acre site is bounded to the north by 2 parks, open space and the rest of the Wallis Ranch residential development, to the south and west by the Tassajara Creek corridor and EBRPD regional trail system and Quarry Lane school to the east across Tassajara Road. The site within Wallis Ranch is relatively flat and slightly slopes toward Tassajara Creek to the west. Wallis Ranch is vacant but under. The City Council approved the initiation of a General Plan Amendment Study for this site on August 18, 2015. The proposed GPA/EDSPA would change a 1.9-gross acre site from Semi- Public to Park/Public Recreation and address a future parkland deficit and future park construction timing. Current Request The following is a list of the proposed project approvals addressed in this Staff Report. Jordan Ranch • GPA/EDSPA (New School Site & Parcel H): Change 3.7 acres from Parks/Public Recreation to Public/Semi-Public, and 4.6 acres from Mixed Use to Medium Density Residential. • Planned Development Rezone with a Stage 1 Development Plan (New School Site & Parcel H). • Planned Development Rezone with a Stage 2 Development Plan (Neighborhood 7 & Parcel H). • Site Development Review Permit (Neighborhood 7 & Parcel H). o Neighborhood 7 for 105 units of 3-story detached units. o Parcel H for 45 units, 5 of which are single-family detached and 40 duet units described as 2 and 3-story homes attached at ground level • Vesting Tentative Maps 8269 and 8267 (Neighborhood 7 & Parcel H). • Development Agreement (Neighborhood 7 & Parcel H). Subarea 3 • GPA/EDSPA: Change the land use designation of 10.4 acres from RR/A to Parks/Public Recreation. • Planned Development Rezone with a Stage 1 Development Plan. Wallis Ranch • GPA/EDSPA: Change the land use designation of 1.9 acres from Semi-Public to Parks/Public Recreation. 5of22 � • Planned Development Rezone with a Stage 1 Development Plan. ANALYSIS: General Plan/Eastern Dublin Speci�c Plan Amendment Jordan Ranch — Two parcels would be subject to a General Plan/EDSP amendment — changing the 4.6 acre Mixed Use (MU) Parcel H site to Medium Density Residential (MDR) (6.1 to 14.0 units per acre) and the 3.7-acres of the Community Park site to Public/Semi-Public for an Elementary/Middle School site. The amendment would eliminate the currently approved 105 High Density residential units and 5,000 s.f. of commercial uses and would allow the development of Medium Density Residential units currently proposed as 45 two and three-story attached and detached homes. 3.7 acres of the existing Community Park Site would be designated Public/Semi-Public for the purposes of future development of an elementary/middle school for 950 students with related staff. 6.4 acres would remain designated as Parks/Public Recreation for joint use between the City and the School District and this 6.4 acres would still abut approximately 8 acres of land designated as Parks/Public Recreation located south of the site on the Chen property. The proposed land use amendments are shown on the Land Use maps, below: EXISTING LAND USE PROPOSED LAND USE � �z.m� ! � � ,e, Mixed Use Med Densiri -s- p,��,_s...:. ��: �.. N/A � N/A �`' "' Public/Semi `°,^ Parks/Public Public �� Recreation � ,,.. r.,� .�.m T ' .�,. Stage 1 Jordan Ranch Stage 2 Jordan Ranch Dublin Ranch Subarea 3 (Irongate) — Since the parkland acreage lost from the currently proposed Jordan Ranch Community Park re-designation would need to be offset elsewhere, the City worked with Lennar Homes, developer of Dublin Ranch Subarea 3 (Irongate), to dedicate the 10.4-acre RR/A site. This site is proposed to be re-designated as Parks/Public Recreation. The existing and proposed General Plan/EDSP land use designations for Dublin Ranch Subarea 3 (Irongate) are shown on the Land Use map below: 6 of 22 EXISTING LAND USE PROPOSED LAND USE � Y' P++t� � GE�� 11 p� SIAFA61 �� : p�{� COAflND"n �' ,,�;y� � MEDIUM �� �� �'' y; � ; .ke..o..�. .� p . Rerdr�t�al16� 9 ��, �U.Br.�rc1 i'� TJ \\� �1 �t'"'_—' � �� � 1 1 1 � 1 '�� � � / � . . _ ... � I � .. ' .._ �' �.:::� . ��"�. '� I �� ;I ieaM�al�Agnall�rt Parks�Public Recreation '� x.;�a�b«to�a mo�d.•n1 PARK " ;,_> ---•i -•� 'y � . 'W EqUM ... � ;W HIGH I i K U��nw' WIJ�� g �N � I . :�. r���..w«.n, � - -..; ` j¢ MEDIUM _ I : c.,�+�»..�ta, ' � �j— J < _ ; Il4df:tU � �'.m, _.�:� .G\.,(�� + '�.�Y�_�. ,: �i fiu„� V`" Wallis Ranch — The project includes a 1.9 acre site designated Semi-Public. The City and Trumark Homes propose to change the land use designation of this 1.9 acre site to a Parks/Public Recreation to offset a potential future parkland deficit in Eastern Dublin. The proposed GPA/EDSPA land use change is shown below: EXISTING LAND USE PROPOSED LAND USE . __��?"" '":!' " '__" __'c1S'�. . . . .. RN� •^� � "– . Af_L�__� � \/fl � "'lT" \t1l �f11 ^� � .• / \lll �III \1,f �� �;e % . RN\ ItN\ ���� •..� �` NIi♦ RIt1 b�4 i.. ' ..., \: �� .�. . ',�Ct.... ` I)�. � �� e��. �� ��� , .:.. �- ��R�[a�• ��. � a.� )i ��. r . �.�.'�' �. �+ �� .� ' �� ��/ . `��..5.�� ���. .." .�.. � ;� 1 ��.�.�_�.. . .�,������, y,.._/ _..-..... ... - . . . ��._s:1 n _ _ __ _ ' ��— _ �.r.► �o�a�n.,.. . .... ' .._ � _ Semi-Public Parks/Public _.. ,�_�. �' __ �,� �����<� Recreation The proposed amendments to the General Plan and EDSP require adjustments to various figures, texts, and tables in both documents to ensure consistency throughout the documents as shown in the attached resolution. A Resolution recommending City Council approve a GPA/EDSPA is included as Attachment 1 with the draft City Council Resolution included as Exhibit A. 7of22 Planned Development Rezone A Planned Development Rezone with a Stage 1 Development Plan is proposed for the new school site in Jordan Ranch as well as the proposed park sites in Subarea 3 and Wallis Ranch. The proposed Stage 1 PD's are consistent with the proposed GPA/EDSPA. A Planned Development rezone with related Stage 1 and Stage 2 Development Plan is proposed for Jordan Ranch Neighborhood 7 and Parcel H. The zoning for Neighborhood 7 allows 105 detached 3-story units. The zoning for Parcel H allows 45 units including 5 single- family detached homes and 40 attached duets.The proposed Stage 1 and Stage 2 Development Plans are included as Exhibit A to Attachment 2. Based on the proposed amendments and plans, the total unit count for the overall Jordan Ranch development would be 899 units, which is a reduction from the 964 units approved previously in 2012 and the 1,064 units with the original approval of Fallon Village in 2005 (a reduction of 165 units). A Resolution recommending that the City Council adopt an Ordinance approving the Planned Development rezone with related Stage 1 Development Plans and Stage 2 Development Plans are included as Attachment 2 with the draft City Council Ordinance included as Exhibit A. Site Development Review A Site Development Review has been requested for Parcel H and Neighborhood 7 of Jordan Ranch. General Design and Development standards adopted previously for Jordan Ranch state Jordan Ranch is planned to provide both single family and multi-family housing through a variety of neighborhood styles. The design guidelines include seven architectural styles: (A) Farmhouse, (B) Cottage, (C) Shingle, (D) Folk Victorian, E) Italianate, F), Colonial, and G) Rural Contemporary. The adopted standards also included the following objectives: • Architecture shall be simple in massing and form and provide visual interest. • Architectural elements and materials shall be mixed and matched among elevation styles to provide variety. • Color palettes shall be bold and appropriate to the style. The guidelines were intended to create affordability by design by making a conscious effort to limit the size of the homes and maximize the public and private open space within the community. The community and neighborhood streetscape is based on a hierarchical system of thematic landscape monuments to introduce the community image and enhance the proposed architecture. The monuments reflect the ranch character of the community while complementing the existing entry elements of the adjacent Positano community to the north. Community entries have been designated in the overall Fallon Village plan for the intersection of Fallon Road/Central Parkway, Fallon Road/Jordan Ranch Drive, Central Parkway/Panorama Drive (southeast of Neighborhood 7) and at Central Parkway/Sunset View Drive in the vicinity of the School site. Elements include community themed walls and fences, identification monolithic monuments, and accent trees and plantings. The design of residential neighborhoods in Jordan Ranch provides a series of common open spaces intended to serve the residents. These common areas provide a range of passive and active recreational opportunities within Jordan Ranch that are separate from City parks. Not 8 of 22 i �..:� . ,..... , .-� . ..�.�... ..,. ... .... �,. ... . . .. . .. . only do these spaces expand the amount of usable outdoor space for the residents, but they connect the neighborhoods to each other and create a visually cohesive community. The design of the common areas is intended to encourage pedestrian activity and interaction among residents. The Landscape Plans are provided in Attachment 3. An overall Landscape Plan concept for both Parcel H and Neighborhood 7 is shown on Sheet G1-01. The Applicant's submittal package (including Site Plans, Floor Plans, Landscape Plans, and Architecture) are provided in Attachment 3. The following is a discussion of the proposed project on Parcel H followed by a discussion of the project for Neighborhood 7. Parce/H Site Lavout/Plottinq The Applicant proposes to construct five detached two-story homes and 40 three-story duets. The duets are plotted so that each unit shares a common wall at the ground level only. Buildings 1 and 2 take the configuration of: -two, three-level units attached at ground level and Building 3, a detached structure with no common walls. Lots are plotted on blocks within the interior of a loop circulation system or along the outside of the loop. Unit entries for interior lots face onto paseos, and outer lots face on to wide setbacks or open space. Based the proposed Development Regulations, the minimum lot size is 1995 square feet with a maximum lot coverage of 60%. Minimum usable private yard area is approximately 200 square feet. Ground floor courtyards take advantage of reciprocal easements and fence position befinreen the duet lots to create usable private space. Garages are oriented toward the internal loop road and connecting or private drives. Residential density on Parcel H would be 9.78 units per acre consistent with the proposed MDR land use designation and proposed PD zoning. The Applicant has provided a plotting or "fit" list (Sheet 3 of the Applicant's separate civil submittal package Attachment 3) identifying which of the three proposed floor plans is most suitable for each of the 45 lots with some provisions for flexibility as described herein. �--- -=�-=.=_.:� =�`_�____� ___a�y' -- _ _ __ - �_: _�,,_ -- -------__._-_�_ ��_-~-_---, °----------- ,_�` �� ----�._,._ ;_ � - .... � � � ,•.- , r: _ �---- � .. ►,� � ��; � _o � -,. � � �,. -� �J �r}'� -,•� � � � ,�;-, �, '' �. t =:= � - � i 1 _, _-�" �a, . � ' °'1 i � �;`. � �__ ' -�, J �� �_ � ' i — - =� � 'C"`•"Y•� � '�''..+�r � �� '� • � � '�.,°�. „ o, ,� — -_� " --�- .�_-• � „t, ,�-' � '� ,---,_�_ ws. _ - -- ,j ' �~- �r1• I � •II�• • t. i�+F- 1 I � , � ��• a � ` •�/— � � • , �� ,t � i � i �MCr,•. ; 1 � -��, `` �I , � � 1 � :f 9 of 22 Access & Circulation Two access points are provided. Primary access with a formal entry is located along the northerly boundary of the site at the intersection of Street E and Jordan Ranch Drive, near its intersection with Fallon Road. Secondary access is from Street A which intersects with Central Parkway along the southerly boundary. Turning movements at this location near the intersection of Central Parkway and Fallon Road are limited to right turn in and out due to installation of a median in Central Parkway. Internal circulation is provided by a loop road (Streets A, B, C, and D) with garage access to the center blocks provided by 2-way drives (alleys) connecting through the loop or peripheral (single-entry) motorcourts. Architecture Two architectural styles would be available for the buildings designed for the duet units and the detached corner structures. The architectural styles proposed are: (A) Farmhouse and (G) Rural Contemporary (Please refer to Attachment 2, Exhibit A for descriptions). Both styles are available for each of the three floor plans. The same architectural style would be applicable for each pair within building. In each of these architectural styles, the second level decks serve as cover to each front porch/entry. The floor plans including corner configurations available for each of the two styles. Color and materials are shown on Attachment 3, Sheets A1-02 through A1-04. Floor Plans— Three floor plans are available for the 45 units. Plans 1 and 2 are three stories. Both the attached and detached variations of Plan 3 are two stories and are situated on corners with visibility from either Central Parkway or Fallon Road. Each floor plan has 4 bedrooms. All plans have an attached 2-car garage, covered entry, and one bedroom with full bathroom on the ground floor. Each unit has at least one bathroom or powder room on each of its floors. All kitchens have an island, and except for some Universal Design Ordinance configurations, all laundry rooms have a wash basin. Plans 1 and 2 have an outdoor deck on the second floor as an extension of the living area which faces the paseo or landscaped setback. All master bedrooms are located on the top level at the front of each unit; all master bedrooms are equipped with a walk-in closet and full en suite bathroom with dual basins, dedicated shower and tub, and separate water closet. In addition to the common features described above, the floor plans are uniquely described as follows: Plan 1 — Plan 1 is the smallest at 2,020 square feet but offers 4 bathrooms. The ground floor has a laundry room, storage cabinet, and one bedroom with full en suite bathroom. Living room, kitchen, and dining areas are located on the second floor along with another bedroom and full bathroom. The Master bedroom/bathroom and another bedroom with en suite bathroom are located on the third floor. Plan 2 — A slightly larger Plan 2 includes 4 bedrooms and 3'/2 bathrooms. A laundry room and bedroom with full en suite bathroom are located on the ground floor. The second floor provides tiving, dining, and kitchen areas with a powder room. The Master bedroom, finro additional bedrooms, and a full bathroom are located on the third floor. A corner configuration also is available with essentially the same layout, but with a slightly larger garage. On its exterior, Plan 2 features a false 3-story chimney which is used to define the front courtyard on both elevation styles and on both comer and interior plans. 10 of 22 Plan 3 – Plan 3 is the largest at 2,196 square feet in a 2-story building. Five homes are configured as a detached unit situated on corners with the most visibility from the nearby arterial roads. The floor plans for both the attached and detached versions of Plan 3 basically are same. Living, dining, and kitchen are located on the ground floor along with a full bathroom and bedroom with walk-in closet. The Master bedroom/bathroom, 2 bedrooms, laundry room, loft, and a full bathroom with dual basins are located on the second floor. TABLE 3: Floor Plans – Parcel H (detached and duets Plan Square Feet Bedrooms Bathrooms Parking Elevations Stories 1 2,020 sf 4 4 2 A & G 3 2 2,035 sf 4 3%2 2 A & G 3 2 corner same features as Plan 2 with sli htl lar er ara e A & G 3 3 attached 2,196 sf 4 + loft 3 2 A & G 2 3 detached same size and features as Plan 3 attached A & G 2 Elevation styles: Both elevation styles are available for reach of the three floor plans. (A) Farmhouse and (G) Rural Contemporary Parkinq The proposed parking for Parcel H is described below and is the consistent with the City's standard parking requirements. The proposed location of parking is shown on Attachment 3, Sheet 4. a) 90 covered spaces — 2 spaces per unit within an attached enclosed garage (same as City standard) b) 45 guest spaces (same as City standard) provided as: - 23 spaces curbside along internal streets (Street A, C and D) (on-site) - 22 perpendicular spaces in designated locations within the neighborhood Landscape/Streetscape Plan Landscape plans for Parcel H focus on three areas: • Area A - northeast corner of Fallon Road/Central Parkway • Area B – Secondary entrance at Central Parkway and Street A • Area C – Setback area east of the primary entrance at Jordan Ranch Drive across from Neighborhood 1 The primary entrance is marked by embellished landscape to enhance the entrance leading to the loop circulation system. Attention has been paid to the pedestrian circulation including sidewalks along the streets, motorcourt treatment, and paseos between groups of buildings. Several common areas with accent plants and seating will be provided adjacent to the Open Space area to the east and serve as trail connections. Streetscape sections include landscaped slopes within front setback areas and along streets, motorcourts, drives, alleys, and individual and shared driveways. Some landscaping frontage along Fallon Road already has been installed. Landscape layout and details for Parcel H are shown In Attachment 3, Sheets L-19 and L-27. Walls and Fences - The Landscape Plans identify on Sheet L-3 the type, style, and placement of walls and fences that will be used within Neighborhood 7. This project proposes 2 different types of fencing in addition to retaining wall systems. The fence types include: 6-foot solid 11 of 22 wooden good neic�hbor fence; 6-foot and 4.5-foot wooden lattice top fence; 3.5-foot ornamental metal guard rail. Retaining Wall - l-here is a considerable slope along the Neighborhood 7's eastern boundary where it adjoins tihe Croak property. It was intended that the Croak property and this site be graded together riowever, entitlements on the Croak parcel have lagged. Panorama Drive is constructed and homes are currently being constructed along it and the Croaks would not give the Applicant permission to grade onto their property. Panorama Drive will be extended onto the Croak property at some time in the future. The grade for this road dictates that grading will be required to make a logical transition. This grading will also affect the landform adjacent to the proposed residences. In the Interim, a series of retaining walls, heavily landscaped and accented with a p��destrian trail will be utilized along the eastern boundary (Sheet L-9). Internal paseos will termiriate at this trail therefore linking the various paseos together with the trail system. Neighborhood 7 Site Lavout/Plottin�g This site is proposed to be developed with 105 detached, alley-loaded units. Lots 1 through 56 are arranged in 14 rows of 4 units placed perpendicular to the easterly and southerly boundaries. Each of these homes faces onto a paseo or small private park. Lots 57 through 105 are plotted in a radial pattern conforming to the Panorama Drive boundary. These homes face onto neighbc►rhood streets or a private park. All homes take vehicular access from a motorcourt (single entrance) or driveway (two-way access). The units in Neighborhood 7 also are plotted to takE: advantage of reciprocal easements and fence position between the lots to create lot areas with dimensions suitable for air conditioning equipment. Ample storage for trash and recycling as well as additional items is included in the garages. Based the proposE;d Development Regulations, the minimum lot size is 1856 square feet with a maximum lot coverage of 60%. Minimum usable private yard area is a 50 square foot private deck. Residential ciensity for Neighborhood 7 would be 11.41 units per acre consistent with the MDR land use designation and proposed PD zoning. The Applicant has provided a plotting or "fit" list (Sheets 10 and 11 of the Applicant's separately bound civil submittal package (Attachment 3). With the exception of 7 corner lots, all plans fit on all lots. This flexik�ility allows for enhanced sales and marketing while maintaining sufficient diversity along the street scene for both neighborhoods. 12 of 22 _Ll l_ i� _:� 1_,y.�.._ ' ' ;' /t� ''�,pf/ 'i---+�. ' ,- .. �,t��� � �' ``1 .. _ _ -�-_-� ��� �,d','� ;,^�,�. ���. �,�.'F:� �.,a'�''sj '� s ��;�'i��'''@�.°�- � ' ��, � ��-� ,� ri ,�; �; ., ' :..�.A f �,;�: ��� � -� � � �.��r,r , �-•� ,� .� »; �a '� �, �,, �a .�$r.�;�, I�e,f�y�'�,�L��`°�� �;�r: r ,�y .� � ;i� a� ;s, r.;, � ; l � �p,n r av ,.� ,. �) ��O �' �, � � 7 • � ''�•--�i`__i �i�`''��j^� �� d. � 1� •"`�,��,�, �✓�� � {i: �!d:i¢i�'� �; Ji�...� �.rl. '°°v���� ti,� � �,.� �,� ,p ,„ � �. ,�;iA� ' .4�' � �d. �t'� � t_f �$1 1��8 �'�.�;R',/''�,:��.'���,A » M �i ! L:�,� � er�«�� s,� �;�,�¢,�;�0 i ! � ��.-�_ �� ;,; , �`,� [,a tl'�;rL� , _ 'M w 1� N V� t:� • �Yt' h�+, °•,•�M��,/'�. ��C�.'� I'S �s�i: �� '14'� R� �.M G;� !�_j�; +u � �, +�-'` '"'�^'=1 � ___c�" �'8,n2�.�Q.� r' '"''- �i � .M�♦i �t Mi� t ,~��; a._ n a w s ' ���t ;���a ';w���'��w��i � � � ; r+Ma�.�► ��`;'�'a,;';'�s'.�, � e,;a��'!�`'� m�A��� �ti'�" n'!, ` ^' ' !�M'�`"� i M C�' S� s� � a ��+ �----y'�� �i�;� w�a= ��'� * � a � y ,�, , ;, -__ - — _._ T'i� . . . .�'.r . . . .. ` r._�� _.._ eel. !:'�d^_ C�A. :'J,'� l�M� (!'iLA ���d L'%�1� � -- c:�.� r:;;,�► � c�:�e. :o*a �°:���: �;�a.a a�e, uw� ��y'.! CvG;Q. � ,��t, �k.�Gi�Q ,"�'�NS:�U.�a. �!i ��. �i, '+a. �: � � A. :'D .R: C:'�?. �C�i �A, U '�. L; _�a. \ .3� .,s.,m.�z�� z�a.= „M116Lp ww......=��.n �---�,�d Access & Circulation Both vehicular access points to Neighborhood 7 are from Panorama Drive along the westerly and northerly boundary. Street J intersects in an east-west direction north of Central Parkway. Street K runs in a north-south direction and intersects at the terminus of Panorama Drive where it connects to Table Mountain Road in Neighborhood 2 to the north. Street J and K are connected by Street L which parallels the arc of Panorama Drive internally within Neighborhood 7. Drives D and E are located behind the lots facing Street L providing alley access to Lots 57 through 105 (49 Lots). Seven motorcourts (Drives F, G, H, I, J, K, and L) provide garage access to 56 lots (Lots 57 through 105). Parcel E is provided to provide pedestrian access from Neighborhood 5 to the south allowing Neighborhood 5 residents access to the proposed open space (Parcel A) in this project. Architecture Four architectural styles would be available for this Neighborhood: (A) Farmhouse, (B) Cottage, (C) Shingle and (G) Rural Contemporary. These styles also are used in Neighborhood 5 adjacent and south of Neighborhood 7 (Please refer to Attachment 2, Exhibit A for a description of these styles). Color and materials are shown on Sheets A1-02 through A1-04. Floor Plans— Three floor plans are available for the 105 homes. The range in size of the 3-story detached townhomes is limited between the smallest (Plan 1) and the largest (Plan 3). All three plans have a covered entry on the ground floor along with the attached 2-car garage and dedicated storage space. Plan 1 has a ground floor laundry room, and Plans 2 and 3 have one bedroom with full en suite bathroom at ground level. Kitchens in Plans 1 and 3 have an island, and all plans have an outdoor deck on the second floor as an extension of the living area which faces the paseo or landscaped setback. All three plans have a third floor Master suite located at the 13 of 22 front of each unit; each Master suite has a shower, walk-in closet, dual basins, and separate water closet. Feai:ures specific to each floor plan are described as follows: Plan 1 —This Plan is the smallest at 1,959 square feet. In addition to the ground floor described above, the Univer:�al Design Ordinance (UDO) version of Plan 1 provides for a powder room on the ground floor. 'rhe second floor is exclusively living, kitchen, and dining areas with a powder room. All three k>edrooms are located on the third floor with the Master suite as described above and a secondary full bathroom. A corner configuration also is available with essentially the same layout, but with a slightly larger floor plate that extends through all three levels. P/an 2 — Plan 2 is a 4-bedroom, 2,025 square foot unit having one downstairs bedroom with an adjacent full bathroom. The second floor area includes the living room, dining area, kitchen, laundry room, ancl powder room with separate water closet. Three bedrooms, including the Master suite as described, above are located on the third floor. As a privacy option, the Master suite door may be relocated closer or further from the landing area. A corner configuration with essentially the same layout as the interior unit is available; however, additional area is occupied by furred walls ancl provides very little extra usable area other than extra floor or cabinet space. Plan 3 — The area of Plan 3 is 2,095 square feet and is not significantly larger than Plan 1, the smallest. Like Pl�in 2, a bedroom with full en suite bath is located on the ground floor. The second floor includles the living room, dining area, kitchen, laundry room, and powder room with separate water closet. The Master suite along with two bedrooms, a secondary full bathroom, and landing area a�re located on the third floor. As with Plan 1, the corner configuration of Plan 3 would have the same layout as an interior unit, but with a slightly larger floor plate that extends through all three levels. TABLE ��: Floor Plans — Neighborhood 7 3-sto detached " ull-a art" townhomes Plan Square Feet ; Be�drQOms Bathro�ms Parking Elevations Stories 1 1,959 sf 3 2%2 + %2 2 B, C & G 3 1 corner• 2,011 sf 3 2%2 + '/2 2 B, C & G 3 2 2,025 sf 4 3'h 2 A, B & G 3 2 corner 2,040 sf 4 3%z 2 A, B & G 3 3 2,095 sf 4 3%2 2 A, B & C 3 3 corner 2,164 sf 4 3%z 2 A, B & C 3 Total Elevation styles: (A) Farmhouse, (B)Cottage, (C)Shingle, and (D) Rural Contemporary. All floor plans offE:r a Universal Design Ordinance option (UDO - handicapped accessible). Floor plan details and plotting of potential UDO units are shown on the following Sheets: • For Parce/ l-1, UDO plans are shown on Sheets A13-06, A13-10, and A13-15 for Plans 1, 2, and 3, respectively with plotting shown on Sheet 7 of the Planned Development. • For Neighborhood 7, UDO_plans_are shown on Sheets A10-07, A10-20, and A10-33 for Plans 1, 2, and 3, respectively, with plotting shown on Sheet 15 of the Planned Development. Parkinq 14 of 22 The proposed parking for Neighborhood 7 is described below and the guest parking exceeds the City's standard parking requirement of 1 space per unit. The proposed location of parking is shown on Attachment 3, Sheet 12. a) 210 covered spaces — 2 spaces per unit within an attached enclosed garage (same as City standard) b) 107 guest spaces (exceeding City standard) provided as: - 77spaces curbside along internal streets (Street J, K and L) (on-site - 30 spaces curbside along Panorama Drive Landscape/Streetscape Plan Details have been provided for street frontage. Sheet L-1 shows the common areas in Neighborhood 7 that have been given special attention for landscape and hardscape design. These areas include: • Parcel A - Park provided with lawn, walkways, shelter over group table and BBQ, tot lot, seating, lending library, large canopy trees, orchard, game tables, small flowering trees, and ground cover. This area will be owned and maintained by the Homeowner's Association (Sheets L-10 & L-11. • Parcel B & C – Pedestrian corridor area (Sheet L-10 thru I-12) between ParK AND Panorama Drive. • Parcel D – This is a trail with maintenance access along the boundary between Neighborhood 7 of Jordan Ranch and the undeveloped Croak property to the east. (Sheet L- 9) • Park between Neighborhood 7 and Neighborhood 5 to the south - Transition slope provided with lawn, walkways, steps, screen trees, bench overlook with view, meditation garden with retaining wall, and demonstration garden. (Sheet L-10 and L-11) • Individual Paseos – Sheets L-7 and L-8 Paseos are provided with paved walkways, groves of trees, shade and canopy trees, specimen trees, rose gardens, native plants, benches and seating, raised planters, potted plants, and vine arbors. The Pedestrian corridors have walkways, plantings, and seating. A Resolution recommending that the City Council adopt a Resolution approving the Site Development Review is included as Attachment 4 and would be part of an action also approving the subdivision maps. Affordable Housing/lnclusionary Zoning – Jordan Ranch The proposed project will create an additional affordable housing requirement of 15 units. The developer proposed to satisfy its obligation under the Inclusionary Zoning Regulations through the use of affordable unit credits. It will purchase these credits from either the City or Eden Housing that were create by the Veterans Project under development in Downtown Dublin. The purchase will either provide an additional funding stream for the Veterans Housing project or result in the City receiving additional affordable housing funds for use in other projects. Vesting Tentative Tract Maps 8267 8� 8269 – Jordan Ranch As stated above, the application for Jordan Ranch includes Vesting Tentative Map 8267 for Parcel H and Vesting Tentative Map 8269 for Neighborhood 7. Specifics for the two subdivision maps are shown in Table 5 as follows: 15of22 TABLE 5: Vesting Tentative Maps 8267 and 8269 Parcel Acres Use Description 4.6 Vestin Tentative Map 8267 Lots 1-45 Medium Density Residential 45 units Duets Attached and Detached two and three stories streets public right-of-way Streets A, B, C, D, E and arkin paseos common area edestrian access setbacks common area setbacks 9.2 Vestin Tentative Map 8269 Medium Density Residential 56 units Lots 1-56 Detached (Pull-Apart) three stories Alle -loaded Townhouses Medium Density Residential 49 units Lots—57-105 Detached (Pull-Apart) three stories Alle -loaded Townhouses A Park Park B edestrian Corridor between Park and Street L C pedestrian Corridor between Street L and Panorama Drive � pedestrian Corridor along maintenance road and easterl boundar streets ublic ri ht-of-wa Streets J,K& L alle s/drivewa s rivate motorcourts Drives F, G, H, I, J, K, and L All perimeter stree�ts and right-of-way will be dedicated, and perimeter streets will be improved, including perimeter and internal sidewalks and landscaping. A Planning Commission Resolution recommending City Council approval the Site Development Review Permit and Vesting Tentative Maps 8267 and 8269 is provided as Attachment 4 with the City Council Resoliation included as Exhibit A. Development Agr�eement Amendment—Jordan Ranch The City and the c�eveloper of Jordan Ranch have negotiated an amendment to the existing Jordan Ranch Dev��lopment Agreement (Attachment 5, Exhibit A). The amendment will vest the developer's right to construct the project proposed in the current approvals. It has no impact on the developer's e:cisting entitlements. In exchange, the DA amendment will provide two community benefit�;. First, the developer will construct the neighborhood park currently designed and ready for construction, up to a value of $1.6 million, without receiving any credit under the City's Public Facilities Fee program. A recent estimate for the park improvements is $1.95 million. The differE:nce will be provided in a credit to the developer to be used against units in the project. The community will receive a benefit in the form of accelerated delivery of parks that would otherwi:�e await the City's collection of adequate Public Facilities Fee revenue to build parks. In adciition, the developer's purchase of affordable unit credits from the Veterans project will either o�ffset the City's Affordable Housing Fund contribution to the Veterans project or make additional ��ffordable housing funds available to the City. The primary intent of a development agreement is to vest the land use approvals and provide certainty to the City and the developer. The Planning Commission's role is to review the development agree�ment, as it relates to land use, and make a recommendation to the City Council. The negotiated deal points of the agreement are outside the purview of the Planning Commission. 16 of 22 CONSISTENCY WITH GENERAL PLAN/EDSP & ZONING ORDINANCE: The proposed amendment to the General Plan/EDSP and Planned Development Rezoning reflect land uses that are compatible with open space preservation and neighborhood character within the area. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. The proposed Planned Development rezoning would be consistent with the existing land use designations and requested land use amendments. The proposed development sites in Jordan Ranch are already designated for urban level residential development and services. No open space designation would be converted to a residential designation. The proposed school site land use amendment takes advantage of its proximity to a park designation to allow for joint school/public recreational uses on the park designated land. The resulting joint school/park use is an efficient way to provide needed school and public park opportunities. The proposed Subarea 3 and Wallis land use amendments provide additional park land to offset a potential future deficit. Both are ideal sites for a public park designation as the Wallis site is adjacent to an existing park designation, and the Subarea 3 site provides the potential for a centrally located park that rises above the flatter Dublin plain for a unique hiking and viewing experience. As such, the Jordan, Subarea 3 and Wallis land use amendments and the proposed development are complementary and further the General Plan housing, recreation and resource protection goals. Staff reviewed Project consistency with the recently updated Housing Element since the proposed land use and zoning amendments and development for Parcel H in Jordan Ranch would reduce the development potential from 115 dwelling units to 45 units. Parcel H is not listed on the inventory of available sites for affordable housing; therefore, the reduced residential density would not be inconsistent with the Housing Element and would not trigger state law restrictions regarding no-net-loss of affordable housing sites. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The proposed development on Jordan Ranch has been designed to be compatible with adjacent and surrounding development via architectural elevations, site planning, and design details and integration with the Eastern Dublin Specific Plan area over all. The Applicant intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, the proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies are included in the Resolution approving Site Development Review and Tentative Map Subdivisions (Attachment 4). ENVIRONMENTAL REVIEW: All of the subareas have been subject to prior CEQA review in connection with prior project approvals. The prior CEQA reviews included the Eastern Dublin EIR and three supplemental EIRs, among others. Therefore, the City prepared an Initial Study in accordance with CEQA Section 21166 and related CEQA Guidelines sections 15162/15163 to determine whether additional environmental review is required for the proposed general plan and Stage 1 PD rezoning approvals. Based on the Initial Study, the City determined that a Mitigated Negative 17 of 22 Declaration (MND) should be prepared, mostly to examine the potential for potential significant effects related to future development of a schoo� on one of the Jordan Ranch sites. The MND is attached as Exhibit A to Attachment 6 of this staff report. The City received several public and agency comments on the MND during the public review period (as well a:; some late comments). Although not required by CEQA, the City prepared responses to the ��ublic comments raising environmental issues, given the public interest in the project. The public comments and responses are attached as Exhibit B to Attachment 6 of this staff report. Subsequent to n�lease of the MND, the Jordan Ranch applicants submitted additional applications requesting development project approvals for iwo sites: Parcel H and Neighborhood 7. Staff carefully reviewed the additional applications to determine if they required the MND to be recirculated for public review under CEQA Guidelines section 15073.5. Staff determined tl�at the MND did not need to be recirculated for public review because one of the sites, Parcel H, had been analyzed in 2012 for potential mixed use development of up to 105 dwellings and 5,0��0 square feet of retail commercial. The current project proposes potential Medium Density R:esidential development at 45 rather than 105 dwellings and without the retail commercial uses. These potential uses and densities were analyzed in the MND prepared for the project. The additional applications identified project lotting patterns, internal circulation, architecture and landscaping. These additional features do not affect previously identified significant impacts, mitigation measures, or the findings of the MND. The other site, Neighborhood 7, t-iad also been analyzed in 2012 for potential residential development of up to 100 units under a dual residential/school land use designation allowing future development of either school or r�:sidential uses. The additional application now proposes 105 units. Staff determined that the additional 5 lots in Neighborhood 7 would not add a new significant impact to those identified in prior CEQA reviews. As noted in the MND, future development on Jordan Ranch has been analyzed in three EIRs (Eastern Dublin EIR, EDPO SEIR, Fallon Village SEIR) and two recent CEQA addenda in 2010 and 2012. To document this review and determinations, staff prepared an appendix to the MND which is attached as Exhibit C of Attachment 6. As documented in thE: MND and appendix for the currently proposed approvals, other than the impacts identified in the MND, there are no new or more severe significant impacts that identified in the prior environmental reviews. Further, all previously adopted mitigation measures continuE; to apply to the development sites unless otherwise specified in the MND. The prior environrriental reviews are identified in the MND and are available for review at City Hall during normal business hours. A Resolution recornmending that the City Council adopt the Mitigated Negative Declaration is included as Attacf�ment 6 with the public MND, comments and responses, and appendix as described above, ;attached and included as Exhibits A, B, and C, respectively. CEQA also requires that apprc�val of an MND also approve a Mitigation Monitoring and Reporting Program (MMRP) in accord<�nce with CEQA Guidelines section 15097. The required MMRP is attached to the City Council draft resolution as Exhibit D. PUBLIC NOTICIN(�: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of i:he proposed project sites to advertise the project and the upcoming public hearing. A public r�otice also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. 18 of 22 ATTACHMENTS: 1. Resolution recommending that the City Council adopt a Resolution approving General Plan/EDSP Amendments for portions of Dublin Ranch Subarea 3 (Irongate), Wallis Ranch and Jordan Ranch; with draft City Council Resolution attached as Exhibit A. 2. Resolution recommending that the City Council adopt an Ordinance approving a Planned Development Rezoning with related Stage 1 Development Plan for portions of Jordan Ranch, Dublin Ranch Subarea 3 (PLPA 2013-00033) and Wallis Ranch (PLPA 2013-00035), and approving a related Stage 2 Development Plan Amendment for portions of Jordan Ranch, (09-011 and PLPA 2010-00068) with the Ordinance attached as Exhibit A. 3. Applicant's submittal package dated September 14, 2015 4. Resolution recommending that the City Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative maps 8267 (Parcel H) and 8269 (Neighborhood 7) for the Jordan Ranch II project with the City Council Resolution included as Exhibit A 5. Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement Amendment between the City of Dublin and BJ-ROF Jordan Ranch LLC (Mission Valley Properties) for the Jordan Ranch II Project with draft Ordinance included as Exhibit A 6. Resolution recommending that the City Council adopt a Resolution adopting a Mitigated Negative Declaration for the Jordan Ranch/Subarea 3/Wallis Ranch Project, with Exhibits A through D as described above. 19of22 GENERAL INFOFtMATION: PROPERTY OW�IER/APPLICANT: Dublin Ranch Subarea 3 Lennar Homes 6111 Bollinger Canyon Road, Suite 550 San Ramon, CA 94583 Attn: Michael Snoberger/Gordon Jones Wallis Ranch Trumark Homes 4185 Blackhawk Circle Road Danville, CA 94506 Attn: Christopher Davenport Jordan Ranch Mission Valley Properties 5000 Hopyard Road, Suite 170 Pleasanton, CA 94588 Attn: Kevin Fryer City of Dublin 100 Civic Plaza Dublin, CA 94568 LOCATION: Dublin Ranch Subarea 3 is bounded by Central Parkway on the north, Dublin Boulevard on the south, Fallon Road on the east, and Lockhart Street on the west. The 10.4-acre land use amendment site bisects the project area in a band generally running from the northwest to the southeast between Central Parkway and Dublin Boulevard. Vesting Tentative Map 8187 APN 985-0027-012 Wallis Ranch generally is located near the northerly City limits west of Tassajara Road and east of the Parks Reserve Forces Training Area (PRTFA) and EBRPD regional trail. The 1.9-acre land use amendment site is located at the southerly boundary of the Wallis property north of Dublin Ranch Road. Vesting Tentative Map 7515 APN 986-0045-009 Jordan Ranch is located east of Fallon Road near the southeasterly City limits with Parcel H and Neighborhood 7, both north of Central Parkway, and the School Site along the south side of Central Parkway. 4233 Fallon Road Vesting Tentative Map 8267 and 8269 Parcel H -APN 985-0098-006 Neighborhood 7 -APN 985-0108-001, and School Site —APN 985-0098-002 20 of 22 GENERAL PLAN: Dublin Ranch Subarea 3 Existinq— Rural Residential/Agriculture (RR/A) Proposed— Parks/Public Recreation (P/PR) Wallis Ranch Existin — Semi-Public (SP) Proposed— Parks/Public Recreation (P/PR) Jordan Ranch Existin — Mixed Use (MU), Parks/Public Recreation (P/PR) and Medium Density Residential Underlay (MDR) Proposed— Medium Density Residential (MDR) and Public/Semi-Public ZONING: Dublin Ranch Subarea 3 Existinq— PD-Rural Residential/Agriculture (RR/A) (PLPA 2013-00033) Ord 09-14 Proposed— PD-Parks/Public Recreation (P/PR) Wallis Ranch Existinq— PD-Semi-Public (SP) Ord 02-07 Proposed— PD-Parks/Public Recreation (P/PR) Jordan Ranch Existin — PD-Mixed Use (MU), and PD-Medium Density Residential Underlay (MDR) Ord 13-10 Proposed— PD-Medium Density Residential (MDR) and PD-Public/Semi-Public SURROUNDING USES: Dublin Ranch Subarea 3 LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY Parks/Public Recreation Fallon Community North PD Medium Density Residential Sports Park + Future Residential South C-O Medium Density Residential Vacant— Future Commercial General Commercial and Residential East pp Open Space Vacant Public/Semi-Public station for DSRSD West PD Medium High Density Residential The Groves apartments 21 of 22 Wallis Ranch LOCATION ZC)NING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North pp Park/Public Recreation Vacant within Wallis Ranch South P�1DR Stream Corridor, Regional Park, Natural drainage, agriculture, and Medium Densit Residential [industrial], open space/recreation East MDR & Medium Density Residential and private school, industrial uses, NIHDR Open Space and outdoor stora e Public Lands Camp Parks Reserve Training West OS and Open Space Facility (PRTF), EBRPD regional trail, and vacant Jordan Ranch LOCATION ZCiNING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY Residential: Single-family residential within Low Density/Single-Family and Jordan Ranch in various North PD Medium High Density Residential stages of completion or vacant north of proposed School site Medium High Density north of Central Parkwa Residential site South PD �pen Space and Vacant Medium Densit Residential Rural Residential/Agriculture, East PD Medium Density Residential, Vacant Park/Public Recreation, and O en S ace PD Park/Public Recreation, West Open Space, and Fallon Sports Park, Open P[�-CP Medium Density Residential Space, and [vacant] 22 of 22 RESOLUTION NO. 15-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENTS FOR PORTIONS OF DUBLIN RANCH SUBAREA 3 (IRONGATE), WALLIS RANCH, AND JORDAN RANCH WHEREAS, the Applicant, Mission Valley Properties, proposes to develop 45 homes on a 4.6-acre site known as Parcel H, to provide for a School site on 3.7 acres south of Central Parkway within Jordan Ranch, and to develop 105 detached units on a 9.2-acre site known as Neighborhood 7; and WHEREAS, the application for the proposed development includes General Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of the 4.6 acre site located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway and Jordan Ranch Drive from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units per acre); and WHEREAS, the application also includes General Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of the 3.7-acre site located east of Fallon Road and along the south side of Central Parkway (portion APN 985-0027-007-02) from Parks/Public Recreation (Community Park) to Public/Semi-Public; and WHEREAS, the 9.2-acre Neighborhood 7 site is already designated for Medium Density Residential; no land use amendment is required for the proposed development; and WHEREAS, in addition to the three sites in Jordan Ranch, the City of Dublin proposes to amend the land use for two other sites. One site within Dublin Ranch Subarea 3 (known as Irongate) is 10.4 acres. The other site within Wallis Ranch is 1.9 acres; and WHEREAS, the General Plan/Eastern Dublin Specific Plan amendments initiated by the City propose to change the 10.4-acre site within Dublin Ranch Subarea 3 located south of Central Parkway and north of Dublin Boulevard between Lockhart Street and Fallon Road from Rural/Residential Agriculture (RR/A) to Parks/Public Recreation (P/PR) (portion APN 985-0027- 012); and WHEREAS, the General Plan/Eastern Dublin Specific Plan amendments initiated by the City propose to change the 1.9-acre site within Wallis Ranch located along the west of Tassajara Road north of Dublin Ranch Road (APN 986-0045-009) from Semi-Public (SP) to Parks/Public Recreation (P/PR); and WHEREAS, related applications for the properties referenced above also includes Planned Development rezoning with related Stage 1 and/or Stage 2 Development Plans, Site Development Review, Vesting Tentative Maps, and/or Development Agreement amendments. The proposed amendments, development and applications are collectively known as the "Project"; and 1 ATTACHMF,N'T l WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared and circulated a Mitigated Negative Declarations (MND) for the Project; and WHEREAS, on September 22, 2015, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated September 22, 2015 and incorporated herein by reference, described and analyzed the Project, including the General Plan and Specific Plan amendments, for the Planning Commission; and WHEREAS, on September 22, 2015, the Planning Commission adopted Resolution 15- XX, incorporated herein by reference, recommending that the City Council adopt the MND for the Project; and WHEREAS, the Planning Commission reviewed and considered the MND and prior CEQA documents and all reports, recommendations and testimony prior to making its recommendation on the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council of the City of Dublin adopt a resolution approving General Plan and Eastern Dublin Specific Plan amendments for Parcel H and the 3.7-acre school site in Jordan Ranch, for portions of Dublin Ranch Subarea 3, and for a portion of Wallis Ranch, which resolution is attached as Exhibit A and incorporated herein by reference. PASSED, APPROVED, AND ADOPTED this 22nd day of September 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Community Development Director 2514880.1 2 RESOLUTION NO. XX - 15 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * APPROVING GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENTS FOR PORTIONS OF DUBLIN RANCH SUBAREA 3 (IRONGATE), WALLIS RANCH, AND JORDAN RANCH WHEREAS, the Applicant, Mission Valley Properties, proposes to develop 45 homes on a 4.6-acre site known as Parcel H, to provide a School site on a 3.7- acre site south of Central Parkway within Jordan Ranch, and to develop 105 detached units on a 9.2-acre site known as Neighborhood 7; and WHEREAS, the application for the proposed development includes a General Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of the 4.6 acre site located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway and Jordan Ranch Drive from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units per acre). The land use amendment and proposed development on the 4.6-acre site would reduce the residential density for the site; however, this site is not on the Housing Element inventory of affordable housing opportunity sites and the redesignation would not raise Housing Element consistency issues; and WHEREAS, the application also includes a General Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of the 3.7-acre site located east of Fallon Road and along the south side of Central Parkway (portion of APN 985-0027-007-02) from Parks/Public Recreation [Community Park] to Public/Semi-Public; and WHEREAS, in addition to the three sites in Jordan Ranch, the City of Dublin proposes to amend the land use for two other sites. One site within Dublin Ranch Subarea 3 (known as Irongate) is 10.4 acres. The other site within Wallis Ranch is 1.9 acres; and WHEREAS, the General Plan/Eastern Dublin Specific Plan land use amendments initiated by the City propose to change the 10.4-acre site within Dublin Ranch Subarea 3 located south of Central Parkway and north of Dublin Boulevard between Lockhart Street and Fallon Road from Rural/Residential Agriculture (RR/A) to Parks/Public Recreation (P/PR) (portion APN 985-0027-012); and WHEREAS, the General Plan/Eastern Dublin Specific Plan land use amendments initiated by the City propose to change the 1.9-acre site within Wallis Ranch located along the west of Tassajara Road north of Dublin Ranch Road (APN 986-0045-009) from Semi-Public (SP) to Parks/Public Recreation (P/PR); and WHEREAS, related applications for the properties referenced above also include Planned Development rezoning with related Stage 1 and/or Stage 2 Development Plans, Site Development Review, Vesting Tentative Maps, and/or Development Agreement amendments. The proposed amendments, development and applications are collectively known as the "Project"; and 1 EXHIBIT A TO ATTACHMENT 1 WHEREAS, consistent with California Government Code Section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. None of the contacted tribes requested a consultation within the 90-day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared and circulated a Mitigated Negative Declarations (MND) for the Project; and WHEREAS, on September 22, 2015, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, at which time all interested parties had the opportunity to be heard ; and WHEREAS, following the public hearing on September 22, 2015 the Planning Commission approved Resolution 15-XX recommending approval of the MND and Resolution 15-XX recommending approval of the proposed General Plan/Eastern Dublin Specific Plan amendments, which resolutions are incorporated herein by reference; and WHEREAS, a Staff Report, dated , 2015 and incorporated herein by reference, described and analyzed the MND, the Project, including the General Plan and Specific Plan amendments, and the Planning Commission recommendations for the City Council; and WHEREAS, on , 2015 the City Council held a properly noticed public hearing on the Project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, at which time all interested parties had the opportunity to be heard; and WHEREAS, on , 2015, the City Council adopted Resolution XX-15 approving the MND and adopting a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations; and WHEREAS, the City Council used their independent judgment and considered the MND and prior CEQA documents, and all above referenced reports, recommendations, and testimony prior to approving the General Plan and Eastern Dublin Specific Plan amendments. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that based on the entirety of the record, the City Council finds that the General Plan and Eastern Dublin Specific Plan amendments are in the public interest and that the General Plan and the Eastern Dublin Specific Plan as so amended will remain internally consistent, and that the Eastern Dublin Specific Plan as amended is consistent with the General Plan, as amended . BE IT FURTHER RESOLVED that the City Council hereby adopts the following amendments to the General Plan. 2 A. Amend the Land Use Map (Figure 1-1 a) of the General Plan as shown below: � D U B L I N G E N E R A L P L A N (Figure i-1) [hiKi:i� L A N D U S E September t6, 2ot5 ~i���� � A � ..� ,., .�, ... � • � ._,.. : � 1 �. � . ti , � _ ..._ � ' w«sve,n�.,<na<o v„+m�q��e, �`,.�. ' �� , � ��..- � ��� . ��f .' I � � •. , �x ,�ir� r •, �,� � � �;� �_ � •- f'(' ��n, ` •. �,.. /%���' �'�� r- � R.�" :— � �` � ._ ..� , I/�;�r. 1 � � � - 4 ,� �-�� _ _�� � r rv�c_.�..� __,�1 � �.._.. . . ._..__.�A.,�'ti r-"'"�� - � 4 ' .--..��.,.. -- �� n1e�wa..�ia.eMr�oo«�swe. ce�...e�wmw �o«n�rwonums O ���•r...anwa.rz o..o p arru.. i�.«,. �..........�....�� _.... , .�.,., .,.. �; wemn..ae.r..�.w.; (�Yrrwl�wo ._......._....- -Awburu..moT .�wr e .e �� •�'tw�.~n� �'�'. �rvv�NM�ime6 .... AtlM�ww �•.•mr... �t b.�. .r. G+y«ra.�f�s -P'+^' � NwY�lr'OIOAw+7/�MM��q y DI�IYrrw b. Yr �.•�«ra.. wp w�al.r � c�w.rww.m IW1CUlYY �ww��e...«�, p n..,..w.�..+r p a.o,�.. ,... �w.�rr f...�.. �r�...ww<�rnrsa�..r..r�.., � �.�,`....,�,`�. � �.+.r�n.���no ,+ c.w.Fa.rr�r�.��.�.'.r ��`�`'rw�...,..._. �7 w��rww. ��'"" �..o.+.rw�.r�s-ia�r� ` .�........� g �M ��....w.,a...,.,.. ,......�.,.......,.� : �.�.,.`..r...,�.�. �,..::..A.y. ,...,� .,,...�.�..�. .�.a.."............, �� �.�.«.m..o.,.,.,..�....,.��. �.,.�a..,......�,.,....�, � •w�.,,.,....�,,....�, B. Amend Table 2.2 in the General Plan to increase the amount of Medium Density Residential by 4.6 acres; decrease Mixed Use by 4.6 acres; increase Parks/Public Recreation 8.6 acres; reduce Rural Residential/Agriculture by 10.4 acres; reduce Semi-Public by 1.9 acres; and increase Public/Semi-Public by 3.7 acres. (Table footnotes not included). TABLE 2.2: Land Use Deve/opment Potential: Eastern Extended Plannin Area Classification Acres Intensity'"' Units Factor Yield RESIDENTIAL Du's/acre Du's Persons/du Population High Density 56.14 25.1+ 1,409+ 2.7 3,804+ Medium-High Density 137.81 14.1-25.0 1,943-3,445 2.7 5,246-9,302 Medium-High Density and 0 14.1-25.0 0 2.7 0 Retail/Office Medium Density 394.71 6.1-14.0 2,408-5,526 2.7 6,502-14,920 Single Family 725 0.9-6.0 652-4,350 2.7 1,760-11,745 Estate Residential 30.5 0.01-0.8 0-24 2.7 0-65 Rural Residential/Agriculture 329.8 0.01 3 2.7 9 TOTAL 1673.96 6,415- 17,321-39,845+ 14,757+ Floor Square Feet Square COMMERCIAL Acres Area (millions) Feet/ Jobs Ratio Employee (G ross) General Commercial 299.1 .20-.60 2.61-7.82 510 5,118-15,333 General Commercial/Campus Office 95.22 .20-.80 .83-3.32 385 2,155-7,325 3 TABLE 2.2: Land Use Development Potential: Eastern Extended Planning Area Classification Acres Intensity*'' Units Factor Yield Mixed Use 6.7 .30-1.00 .09-.29 490 178-596 Mixed Use 2/Campus Office 22.9 .45 max .45 260 1,731 Neighborhood Commercial 21.29 .25-.60 .23-.56 490 470-1,143 Campus Office 195.58 .25-.80 2.13-6.82 260 8,192-26,214 Industrial Park 56.4 .35 max .86 590 1,458 Industrial Park/Campus Office 0 .25-.35 0 425 0 TOTAL: 697.19 7.20-20.12 19,302-53,800 PUBLIC/SEMI-PUBLIC/OPEN FAR Square Feet Square SPACE Acres �Gross) (millions) Feet/ Jobs em lo ee Public/Semi-Public 97.8 .50 max 2.13 590 3,610 Semi-Public 1.3 .50 max .03 590 48 Acres Number Parks/Public Recreation 204.9 Regional Parks 1.2 1 Open Space 699.56 FAR Square Feet Square Schools Acres �Gross) (millions) Feet/ Jobs emplo ee Elementary School 48.7 .50 max 1.06 590 1797 Middle School 27.8 .50 max .61 590 1034 High School 0 TOTAL: 1081.26 3.83 6,489 Dwelling Square Acres Units Population Feet Jobs millions GRAND TOTAL: 3,452.41 6,415- 17,321- 11.03-23.95 25,791-60,289 14,757+ 39,845+ C. Amend the Parks and Open Space Map (Figure 3-1) of the General Plan to include the 10.4 acre site in Subarea 3 and 1.9 acre site in Wallis Ranch designated as Parks/Public Recreation and remove the 3.7 acre site in Jordan Ranch that is redesignated as Public/Semi Public in accordance with the General Plan Amendment consistent with the adopted changes to the General Plan Land Use Map (Figure 1-1). D. Amend the Schools and Public Lands Map (Figure 4-1) of the General Plan to include the 3.7 acre site in Jordan Ranch south of Central Parkway designated Public/Semi-Public in accordance with this General Plan Amendment consistent with the adopted changes to the General Plan Land Use Map (Figure 1-1). BE IT FURTHER RESOLVED that the City Council hereby adopts the following amendments to the Eastern Dublin Specific Plan for Jordan Ranch, Subarea3 and Wallis Ranch. 4 A. Amend the Land Use Map (Figure 4.1) of the Eastern Dublin Specific Plan to reflect the land uses as follows: ,...o�. �► ,� �, .......y,.....,_.. Duniiri ya�tlf��o�R+ ���,,,. Figure a.l - Land Use Map ��'' �� :»:�...._�. ' • e4 �p5� c°�N .... „t0.^ o' ....... �a �.h� . sr.emc rr��u r � � i .r.w..u.r� �..��.. ..._.__._.._�.{- �'- - ... �.+... �...i. Parks Reserve Forces Training Area j �", r, (Camp Parks) � �" � � ---- .�.� ���..._.. �k.e,..m.a. .�_... u s.oew.am��� :� �-``� „r . � . . . .. . oi wuK. � _ °^ ..w snenrit n � • w,m,..r..�. ur+ „ � �. ` �\ / ��.�o•.eo+eea ia..� �y ;«.,aruo�mae rw �N`� �',���#y u'.�w�.r.. �_._._ � .. � .� '. .� , � ��.�..� _ _____ : r � '��� � �,•�, . s ��. .....,��r� ��� � ' ' .=�..�.. '"��� � � r�� �s "��._:�n,a ' � ; � .�. . � , :..,....-:. , :, ....__ _ , - - ..___.__� -, � ,�,.� ,� �� �� B. Amend Table 4.1 in the Eastem Dublin Specific Plan to increase the amount of Medium Density Residential by 4.6 acres; decrease Mixed Use by 4.6 acres; increase Parks/Public Recreation 8.6 acres; reduce Rural Residential/Agriculture by 10.4 acres; reduce Semi-Public by 1.9 acres; and increase Public/Semi-Public by 3.7 acres. All footnotes remain except to eliminate the following footnote: ***4.6 acres is the same acreage as listed in the Commercial and Residential Mixed Use cells. The 4.6 acres under Residential is not included in the sum of Residential uses in this table. 5,000 square feet of commercial and 115 units are anticipated on the mixed use sites (total). The FAR for Mixed Use governs both commercial and residential uses. TABLE 4.1 EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY (Amended Per Resolution Nos. 66-03, 47-04, 223-05, 58-07, 37-08, 210-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 19-14, 159-14 Land Use Description LAND AREA DENSITY YIELD COMMERCIAL/INDUSTRIAL General Commercial 356.8 acres .25-.35 FAR 4.122 MSF General Commercial/Cam us Office 87.02 acres .28 FAR 1.054 MSF Industrial Park* 61.3 acres .25-.28 FAR .747 MSF Nei hborhood Commercial 57.89 acres .30-.35 FAR .812 MSF Mixed Use 0 acres .30-1.0 FAR 0 MSF Mixed Use 2/Cam us Office***** 25.33 acres .45 FAR .497 MSF Cam us Office 153.01 acres .35-.75 FAR 2.986 MSF Subtotal 741.35 acres 10.218 MSF 5 TABLE 4.1 EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY (Amended Per Resolution Nos. 66-03, 47-04, 223-05, 58-07, 37-08, 210-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 19-14, 159-14) Land Use Description LAND AREA DENSITY YIELD RESIDENTIAL Hi h Densit 58.74 acres 35 du/ac 2,056 du Medium Hi h Densit 156.61 acres 20 du/ac 3,132 du Medium Densit ** 482.06 acres 10 du/ac 4,820 du Sin le Famil **** 947.25 acres 4 du/ac 3,789 du Estate Residential 30.4 acres 0.13 du/ac 4 du Rural Residential/A ric. 539.55 acres .01 du/ac 5 du Mixed Use 0 0 du Subtotal 2,214.56 acres 13,806 du PUBLIC/SEMI-PUBLIC Public/Semi-Public 96.8 acres .24 FAR 1.012 MSF Semi-Public 8.6 acres .25 FAR .094 Subtotal 105.4 acres 1.106 MSF SCHOOLS Elementa School 66.5 acres 5 schools Junior Hi h School 21.3 acres 1 school Subtotal 87.8 acres PARKS AND OPEN SPACE Cit Park 56.3 acres 1 ark Communit Park 93.3 acres 3 parks Nei hborhood Park 50.9 acres 7 arks Nei hborhood S uare 16.7 acres 6 arks Open Space Park 10.4 acres 1 park Subtotal 227.6 acres 18 parks Open Space 684.06 acres TOTAL LAND AREA 4060.77 acres C. Amend Table 4.2 in the Eastern Dublin Specific Plan (footnotes not included): TABLE 4.2 EASTERN DUBLIN SPECIFIC PLAN POPULATION AND EMPLOYMENT SUMMARY (Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 19-14, 159-14 Land Use Designation Development Sq Ft/ Persons/du Population Emplo ees Commercial Industrial Park .747 MSF 590 1,266 General 1.054 MSF 385 2,738 Commercial/Campus Office* General Commercial 4.122 MSF 510 8,082 Neighborhood .812 MSF 490 1,657 Commercial Mixed Use 0 MSF 490 0 6 TABLE 4.2 EASTERN DUBLIN SPECIFIC PLAN POPULATION AND EMPLOYMENT SUMMARY (Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 19-14, 159-14 Land Use Designation Development Sq Ft/ Persons/du Population Emplo ees Mixed Use 2/Campus .497 MSF 260 1,910 Office**** Cam us Office 2.986 MSF 260 11,485 Public/Semi Pubtic 1.012 MSF 590 1,715 Semi-Public .094 MSF 590 159 TOTAL: 11.324 MSF 29,012 Residenfial Hi h Densit 2,056 2.0 4,112 Medium Hi h Densit 3,132 2.0 6,264 Medium Densit 4,749 2.0 9,498 Sin le Famil *** 3,789 3.2 12,125 Estate Residential 4 3.2 13 Mixed Use 0 2.0 0 Rural Residential/A ric. 5 3.2 16 TOTAL: 13,735 32,128 D. Amend Table 4.3 (footnotes not included). TABLE 4.3 CITY OF DUBLIN PROJECTED JOBS/HOUSING BALANCE Amended Per Resolution No.223-05, 58-07,37-08, 176-09,76-10, 55-12, 92-12,210-12, 198-13, 19-14, 159-14 PLANNING Dwelling Jobs Employed Balance Ratio AREA Units Residents Existing City of 7,100 12,210 12,000 -210 1.02:1.0 Dublin Eastern Dublin 13,806 29,012 22,366 -6,646 1.30:1.0 Specific Plan Area TOTAL: 20,906 41,222 34,366 -6,865 1.32:1.0 E. Amend Section 4.8.4 Parks and Open Space to include the following definition consistent with the Parks and Recreation Master Plan (Insert after Neighborhood Square). Natural Community Park. Natural Community Parks of varying size offer a variety of passive recreational opportunities that attract a range of age groups of people looking for a more serene park experience as further described in the Parks and Recreation Master Plan. Natural Community Parks should feature areas that are primarily un-programmed and more natural in appearance, often including features that have historically exited on site, such as hills, creek or wetland features, or man-made structures such as bridges or small buildings. Examples of uses include trails, sitting areas, wildlife viewing area and nature interpretive areas with signage. 7 F. Amend Table 4.6. TABLE 4.6 TOWN CENTER--RESIDENTIAL SUBAREA DEVELOPMENT POTENTIAL Desi nation Acres Densit Develo ment Potential Hi h Densit 33.6 35 du/ac 908 du Medium Hi h Densit 44.9 20 du/ac 852 du Medium Density 189.0 10 du/ac 1,949 du Sin le Famil 89.2 4 du/ac 399 du Subtotal 356.7 --- 4,108 du O en S ace 49.8 --- Cit Park 56.3 --- 1 ark Communit Park 80.6 --- 1 ark Nei hborhood Park 11.6 --- 2 arks Nei hborhood S uare 7.5 --- 5 arks O en S ace 10.4 --- 1 ark Semi-Public --- --- 0 msf Subtotal 216.2 --- Elementar School 31.1 --- 3 schools TOTAL 604 --- 4,108 dwelling units 10 parks 3 elementary schools G. Amend Table 4.9. TABLE 4.9 FALLON VILLAGE CENTER SUBAREA DEVELOPMENT POTENTIAL Designation Acres Density Development Potential Medium Density Residential 37�'� 10 du/ac 416 du Medium High Residential 16.7 20 du/ac 334 du Residential Subtotal 53.7 -- 750 du Neighborhood Park 2.7 -- -- Community Park 14.6 -- -- Public/Semi Public 5.7 -- -- Open Space 3.6 -- -- Park/Open Space Subtotal 20.9 -- 1 community park 1 neighborhood square Semi-Public 6.2 -- -- Total 87.4 -- 70,032 sf commercial 819 du 1 community park 1 neighborhood square 1. Underlying Medium Density Residcntial on Jordan school sitc now shown(PLPA 2010-000681. Up to 105 units possible and detennined at Stage 2 Development Plan. g *Note: The prior Junior High School land use designation has bccn changed to Medium-High Density Residenlial. H. Amend Table 4.10 (footnotes not included). TABLE 4.I 0 FOOTHILL RESIDENTIAL SUBAREA DEVELOPMENT POTENTIAL Designation Acres Density Development Potential Medium-High Desnity Residential 27.I 20 du/ac 542 du Medium Density Residential 218 10 du/ac 2,180 du Single Family Residential* 868.7 4 du/ac 3,475 du (�> Estate Residential 30.4 .13 du/ac 4 du Rural Residential 536.9 .01 du/ac 5 du Residential Subtotal 1691.5 -- 6,206 du Open Space 607.5 -- -- Regional Park I 1.7 -- I Neighborhood Park 39.3 -- 4 Neighborhood Square 6.4 -- 2 Park/Open Space Subtotal 665 -- 7 parks Elementary School 22.7 3 Schools Junior High School 1.4 I School High School 55.3 I School School Subtotal 79.4 5 Schools Public/Semi-Public 7.2 24 FAR Semi-Public 5.3 .24 FAR -- Total 2,448.4 -- 6,206 du 7 parks 5 schools I. Maps to be updated in accordance with the land use amendments: Figure 6.1 - Open Space Framework J. Appendix 3: Eastern Dublin Specific Plan Land Use Summary by Planning Subarea will be amended to reflect land use amendments. K. Appendix 4: Eastern Dublin Specific Plan Land Use Summary by Land Owners will be amended to reflect land use amendments. BE IT FURTHER RESOLVED that this Resolution shall take effect thirty days after the date of adoption. 9 PASSED, APPROVED, AND ADOPTED this day of 2015 by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 10 RESOLUTION NO. 15-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A PLANNED DEVELOPMENT REZONING WITH RELATED STAGE 1 DEVELOPMENT PLAN FOR PORTIONS OF JORDAN RANCH, DUBLIN RANCH SUBAREA 3 (PLPA 2013-00033) AND WALLIS RANCH (PLPA 2013-00035), AND APPROVING A RELATED STAGE 2 DEVELOPMENT PLAN AMENDMENT FOR PORTIONS OF JORDAN RANCH II, (PA 09-011) and (PLPA 2010-00068) WHEREAS, the Applicant, Mission Valley Properties, proposes to develop 45 homes on a 4.6 acre site known as Parcel H and provide for a joint School/Park on a 10.1 acre site south of Central Parkway within Jordan Ranch. In addition, a 9.2 acre Medium Density Residential overlay site (Neighborhood 7) is proposed for development of 105 detached units. The proposed development and applications are collectively known as the "Jordan Ranch il Project"; and WHEREAS, the application for the Jordan Ranch II project includes General Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of the 4.6 acre Parcel H site located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway and Jordan Ranch Drive from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units per acre); and WHEREAS, the application for the Jordan Ranch II project also includes General Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of a 3.7 acre site located east of Fallon Road and along the south side of Central Parkway (portion APN 985-0027-007-02) from Community Park to Public/Semi-Public for future development of a school; and WHEREAS, in addition to the sites the within the Jordan Ranch II project, the City of Dublin proposes to amend the land use for two other sites. One site within Dublin Ranch Subarea 3 (known as Irongate) is 10.4 acres. The other site within Wallis Ranch is 1.9 acres; and WHEREAS, the General Plan/Eastern Dublin Specific Plan amendments initiated by the City proposes to change the 10.4-acre site within Dublin Ranch Subarea 3 located south of Central Parkway and north of Dublin Boulevard between Lockhart Street and Fallon Road from Rural/Residential Agriculture (RR/A) to Parks/Public Recreation (P/PR) (portion APN 985-0027- 012); and WHEREAS, the General Plan/Eastern Dublin Specific Plan amendments initiated by the City proposes to change the 1 .9-acre site within Wallis Ranch located along the west of Tassajara Road north of Dublin Ranch Road (APN 986-0045-009) from Semi-Public (SP) to Parks/Public Recreation (P/PR); and 1 AT'TACHMEN'I' 2 WHEREAS, the application for all properties referenced includes a Planned Development rezoning with related Stage 1 Development Plan; and WHEREAS, the application for Jordan Ranch II also includes a Planned Development rezoning with related Stage 2 Development Plan amendment, Site Development Review, for Parcel H and Neighborhood 7 Vesting Tentative Subdivision Maps 8267 and 8269, and Development Agreement amendment; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared and circulated a Mitigated Negative Declarations (MND) for the Project; and WHEREAS, following a duly noticed public hearing on September 22, 2015, the Planning Commission adopted Resolution 15-XX recommending that the City Council adopt a Mitigated Negative Declaration for the Project, and Resolution 15-XX recommending that the City Council approve the General Plan/Eastern Dublin Specific Plan Amendments for the Project, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, on September 22, 2015, the Planning Commission held a properly noticed public hearing on the Project, including the proposed Planned Development rezoning, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated September 22, 2015 and incorporated herein by reference, described and analyzed the Project, including the requested Planned Development rezoning with related Stage 1 and Stage 2 Development Plan amendment for Jordan Ranch II for the Planning Commission; and NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council adopt the Ordinance attached as Exhibit A and incorporated herein by reference, which Ordinance rezones portions of Jordan Ranch, Dublin Ranch Subarea 3 and Wallis Ranch, as referenced above to Planned Development and approves a related Stage 1 and Stage 2 Development Plan amendment consistent with the land use designations. The Planning Commission recommendation is based on the Staff Report analysis and recommendation and on the findings set forth in the attached Draft Ordinance. PASSED, APPROVED, AND ADOPTED this 22�d day of September 2015, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director ORDINANCE NO. XX — 15 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * � * * * * * APPROVING PLANNED DEVELOPMENT REZONING WITH RELATED STAGE 1 DEVELOPMENT PLAN FOR PORTIONS OF JORDAN RANCH, DUBLIN RANCH SUBAREA 3 AND WALLIS RANCH AND APPROVING A RELATED STAGE 2 DEVELOPMENT PLAN FOR PORTIONS OF JORDAN RANCH PLPA 2010-00068 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. On , the City Council adopted Resolution XX-15 approving a General Plan/Eastern Dublin Specific Plan Amendment to change the land use designation of a 4.6 acre site known as Parcel H and located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway and Jordan Ranch Drive from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units per acre). The resolution also approved a General Plan/Eastern Dublin Specific Plan Amendment to change the land use designation of a 3.7-acre site located east of Fallon Road and along the south side of Central Parkway (portion APN 985-0027-007-02) from Community Park to Public/Semi-Public for future development of a school; and B. In addition, the City Council also adopted General Plan/Eastern Dublin Specific Plan amendments for two other sites. One site within Dublin Ranch Subarea 3 (known as Irongate) is 10.4 acres located south of Central Parkway and north of Dublin Boulevard between Lockhart Street and Fallon Road and was changed from Rural/Residential Agriculture (RR/A) to Parks/Public Recreation (P/PR) (portion APN 985-0027-012). The other site within Wallis Ranch is 1.9 acres located along the west side of Tassajara Road north of Dublin Ranch Road (APN 986-0045-009) and was changed from Semi-Public (SP) to Parks/Public Recreation (P/PR); and C. For Jordan Ranch II, the Applicant, Mission Valley Properties, proposes to develop 45 homes on a 4.6 acre site known as Parcel H and provide for a joint School/Park on a 10.1-acre site south of Central Parkway within Jordan Ranch. In addition, a 9.2 acre Medium Density Residential site (Neighborhood 7) is proposed for development of 105 detached town homes. The proposed amendments, development and applications are collectively known as the "Project;" and D. The California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with the CEQA, the State Guidelines and City environmental regulations, the City prepared and circulated a Mitigated Negative Declaration (MND) for the Project; and E. Following a public hearing on September 22, 2015, the Planning Commission adopted Resolution 15- recommending that the City Council approve the CEQA Mitigated Negative Declaration for the project, Resolution 15- recommending approval of the Project General Plan and Specific Plan amendments, and Resolution 15- , recommending approval of the Planned Development rezoning and related Stage 1 and 2 Development Plan amendment, 1 EXHIBIT A TO ATTACHMENT 2 which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. F. A Staff Report, dated , 2015 and incorporated herein by reference, described and analyzed the Project, including the Planned Development rezoning and related Stage 1 and 2 Development Plan amendment, for the City Council. G. On , 2015, the City Council held a properly noticed public hearing on the Project, including the proposed Planned Development rezoning and related Stage 1 and 2 Development Plan amendment, at which time all interested parties had the opportunity to be heard. H. On , 2015, the City Council adopted Resolution XX-15 approving the CEQA Mitigated Negative Declaration and adopting a Statement of Overriding Considerations for the Project, and adopted Resolution XX-15 approving General Plan and Eastern Dublin Specific Plan amendments for the Project, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. I. The City Council considered the CEQA Mitigated Negative Declaration and related prior CEQA documents, the Planning Commission recommendation, and all above-referenced reports, recommendations, and testimony prior to taking action on the Project. SECTION 2: FINDINGS AND DETERMINATIONS I. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The proposed Planned Development rezone with related Stage 1 and Stage 2 Development Plan amendments meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan for the affected sites that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Project under the Planned Development zoning and the related Stage 1 and 2 Development Plan amendments will be harmonious and compatible with existing and future development in the surrounding area in that it will maintain the open space character of the 10.4 acres in Subarea 3 and augment the existing park designations on Wallis Ranch. The Parcel H and Neighborhood 7 Development Plans will provide residential development consistent with the surrounding development by providing unique floor plan designs and the incorporation of open space components. The school site would be developed in the future by the Dublin Unified School District and is located convenient to residential uses and has good roadway access. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that they maintain the open space character of the 10.4 acres in Subarea 3 and augment the existing park designations in Wallis Ranch. The Parcel H and Neighborhood 7 Development Plans will provide residential development consistent with the surrounding development by providing unique floor plan 2 designs and the incorporation of open space components. The proposed site plan has taken into account sensitive adjacencies and will provide a wide range of amenities to the surrounding neighborhoods. The school site would be developed in the future by the Dublin Unified School District and is located convenient to residential uses and has good roadway access. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed in that the project maintains and increases open space and park opportunities in Subarea 3 and Wallis Ranch. The Parcel H and Neighborhood 7 Development Plans are consistent with the general character and density of adjacent residential development. The development project site conditions in the Stage 2 Development Plans are documented in the Mitigated Negative Declaration (MND) and previously certified environmental documents, and the project will implement all adopted mitigation measures, including those identified in the MND. There are no site conditions that were identified that will present an impediment to development of any of the sites for the intended purposes. There are no major physical or topographic constraints on the development sites. Thus, all of the sites are physically suitable for the type and intensity of the park, open space, school or residential uses approved through the Planned Development zoning. 3. The Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. The Project uses are compatible with surrounding uses. 4. The Planned Development zoning is consistent with the Dublin General Plan, as amended, and the Eastern Dublin Specific Plan, as amended, in that the proposed park and residential uses are consistent with the Parks/Public Recreation and Medium Density Residential land use designations approved for the sites. The school site would be developed in the future by the Dublin Unified School District and is consistent with the approved Public/Semi-Public land use designation. C. Pursuant to the California Environmental Quality Act, the City Council approved a CEQA Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations on , 2015, as set forth in Resolution XX-15, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District. The "Project sites" or "Properties" are described as follows: LOCATION: Jordan Ranch is located east of Fallon Road near the southeasterly City limits. The rezoning is approved for Parcel H and Neighborhood 7, both north of Central Parkway, and the school site along the south side of Central Parkway, as shown below. 4233 Fallon Road Vesting Tentative Map 8024. Parcel H - APN 985-0098-006 Site E-5 - 3 APN 985-0108-001,and Park/School Site — APN 985-0098-002 (APN 985-0027-007-02, 985-0027-006-04) � �.,��,w: . .:. ` 34�4ITV v ; � YMt: rr.t: Ht7Rr':tt SUBJECT AREAS 0 � � � �:. � �f.Ltw rnni DFKeD�r tt.rir`• _. ... r�:.ar V' MfO� W='�Y z�y••� :t�crr� yt� t+v.z �tf . .' � _ _` . - - '. �°� ' � �. •�.,, . ,i,�,zr;•' � .... .' ��:..�,a �.�c �� it��y , NtIM 1e:atATip11 �A� . (a��,'``"�, ObH!!� 9E161iT F" � _ �:.�,'�'�'y.c Jordan Ranch 4 I Dublin Ranch Subarea 3 is bounded by Central Parkway on the north, Dublin Boulevard on the south, Fallon Road on the east, and Lockhart Street on the west. The 10.4-acre rezoning site bisects the project area in a band generally running from the northwest to the southeast between Central Parkway and Dublin Boulevard. Vesting Tentative Map 8187 APN 985-0027-012; as shown below: 's ; '�P,�'�'n� -- , `' ;t , .��N��' �`\ � � 1 � STREAM � � � CORRIDpq � � � '� ,1 ,�. /� T�I ,�'� ��.,,.' MEDIUM ���,. O '` ,j 2 �`�� � ` o `, .-='� SUBJECT AREA �a `• � � � � �--- � �•� � � ' i I � , ParkslPublic Recreation ��, � �j PARK '.,� --� �.; i� ;w eoiuM � ;W HIGH �� wo��r■ai � �y / i i� MEDIUM � �a �/ ./�� , _�Y Subarea 3 Wallis Ranch generally is located near the northerly City limits, west of Tassajara Road and east of the Parks Reserve Forces Training Area (PRTFA) and County regional trail. The 1.9-acre land rezoning site is located at the southerly boundary north of Dublin Ranch Road, Vesting Tentative Map 7515, APN 986-0045-009, as shown below. � i--- : RRA- �._._ �..�!"_.,. . s4 � �.1 n�,-a,. �� �Z` � - ---—�-- --U5�-I - � . ��F{ MF# :' MH �t `"� \ �. �� r � � RkA RR=1 � TarIQ•fmd.(]pn Snx SJ�ma _ '�" *�_._� ParkslPublic Recreation :���.�_. , ,. - . . . -� --s-�-� cl' _." .-•-� — - �qy... P � i.. U r.�:m:;::�n um+c,eaav�.. ....,_ N�d:�U+.v.f�r,e �Ra'k�'< N�Lm 11aun P�uYr.w. PW , "`""" SUBJECT AREA Neuw�Ikuu.. ••�. . ,...�. • x�amw� Puhlir tiani-Puhhr I.:md. ..._,_ ��p,,,SP,�, � ._.e l�od L'�r Snmm+�Tabk „ �n� �y,����....�w.n. Miro�...�.wia �wr �c+I k^.ry ka�kwui �i�°"�°"'�'^°""" ..... A.yW.rw.ar'.�i �.ema• ic u �. i� �� I'uLt.�4,:�.t���,1....... .e.v.e_�u..w� �g.wd.ma Wallis Ranch 5 SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Project sites are set forth in the following Stage 1 and 2 Development Plan for the Affected Sites as defined below, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1 Development Plan for all sites and Stage 2 Development Plan for the Jordan Ranch II Project The Stage 1 Development Plan applies to Jordan ranch Public/Semi Public (school site), the Sub Area 3 Park/Public Recreation site and the Wallis Parks/Public recreation site. The Stage 2 Development Plan applies to Jordan Ranch Parcel H and Neighborhood 7. This is a Stage 1 and Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as a part of the Planned Development Rezoning of Jordan Ranch (PLPA 2010-00068), Subarea 3 (PLPA 2013-00033) and Wallis Ranch (PLPA 2013-00035). The Planned Development District and this Stage 1 and 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Statement of Permitted, Conditional and Accessory Uses. PD — Medium Density Residential Permitted Uses • Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance • Attached and/or detached dwelling, zero-lot line units, single-family units, duplexes, townhouses, multi-family dwellings • Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance • Small family day care homes • Other similar uses as determined by the Community Development Director Conditional Uses • Accessory structures and uses located on the same site as a conditional use • Bed and Breakfast inns • Community clubhouse • Community facilities • Large family day care homes • Other similar uses as determined by the Community Development Director Parks/Public Recreation Permitted Uses, including, but not limited to: • Public or private infrastructure • Public parks and recreation facility- active or passive 6 • Trails and maintenance roads, including emergency vehicle access • Water quality, drainage, and other similar facilities, including swales and basins • Other similar uses as determined by the Community Development Director Public/Semi Public Permitted Uses, including, but not limited to: • Public or private educational facilities • Other uses as consistent with the General Plan Land Use for Public/Semi Public as determined by the Community Development Director. 2. Stage 1 and 2 Site Plan. , ; � t ��-��j. r P ' , , ; � , � � � � ' N��' � ; , , , . ' GE � ; , , � ,`, '�� STREAM �%/ �\ � '� ; �� CORRIDOR � + : ; � i T �I �; '; �'y.' MEDIUM � �� �,� . ) ~ �2 �,�� .� � �, � O ' ` � ��, �� �� ^�� SUBJECT AREA � ' ` � �, �---- � �� � � � 1 , � t ,� I / � � � e ! Parks/Public Recreation 't i � ; PARK '�,i - -_: ;� � . � VOTAPART �I �F— MEDIUM � 'w NIGH � �w �� � �� %O7 A PA0.T � � � � // � � � MEDIUM � � ; i � „�/'"� i --"{ c.Yi J�. I Stage 1 Site Plan - Dublin Ranch Subarea 3 (Irongate) 7 w�' ...�'� � RRA , _ _— �_T�� �� �1 I i �Z` =--------- US�_i_ nt,,�,, - -- : �' i �.- �"� J1H � �tll !�111 �,�F.�, !�< ,�'�'� u� � NIt:1 RRA Tnw+�.(•xA�(hk':�5�+.�e 4' S�hau - ° ParkslPublic -- - ..,� ~-�,.,:.� __ ,. - � _.- - . . -— �_ c> . . _..._ . -- — --- — --- I�F:�..� PW �f�Kl: `., �� /�' l) M�,i:i:s li:gb Ikn n.�Rc+Wnan: �••� ,....._ N'YCt Guu.in�Ikvn UPT SF`a�� •��y�'��'.�"R�'��"➢ .cLL�`. SUBJECT AREA 1 ry�,�N.. ..._- �IwiunUaui:� 1.,��.,1�-..�.... , .. ,... ' R�•arn�u� Ptthli� S�mi-Pt�hlii(an�l� .._� ��,crr� lroci l.�x swnmary�T,uc r.w.y Sqp�'�flllaw�Iw..'Y W. fwyr Y K�l4sae A-�+A.M �re�ca<�: i..i o.rm tre i.: w. w. r'.wR..c �i,w+ u+.� n.w. �� i�.�"n t..oe.w�.unaw i ,i.lA.:t�NOi�ktiul Mr.nt�m��e+.+��+.; �?� >M •.«.w.. �YOS1b�0aw[)lu,Se�..v� �M� �� . ��� /�imlm'M Io1 i�) <bw x»+ u) t.) y.,��y io T�tl IM.1 �pn lY.l IOU �1 •VV-: atdaiN/Wavue[uneell�+Mra�rdr!euwvh+wi��Arti+=`•eddeNaa�Wa ..... ,., . .,.a�tuR:��Win4�lmeae.4l�oC^�aa i'i.l,���, l,_i..l'ul�..,a. .,._._ . ._... w��,r.��...w -.:�.�.,..r .. �:�s.�a�.��n,�e . . . .. . . .._ , _::,.:... Stage 1 Site Plan —Wallis Ranch 8 � S.Kat r,t�: . .:r :i*FITY � � MR{{' P q, FttJ1i,�'+C� SUBJECT AREAS D � Crfi� � zr,��� .. _ ..., , . � .: .._.,�,.,,. T'C. Y:�. � P .� ilG1U1 M t:Iby ..-,4'� ` .�fltlti/ p[A1�-• 1 ( .� rYs_:� Nto• u:��v ]�{,-� ltfflTr :t[i � !1'YI �� _ . �lf+,�� o;.?A.e.w :.,+'v�•4:. _. __ . � – — Aj,��' 'r` • .• '�:: �ax�, .,r..� ��:.�'�;p�;� .:..�r. X„�.;�._; iC:;.\ UiCqtY . .. ' 1t�y . . .. ��t,)� �t:sf�Tih1 �:ti� �•°�"'P'• cr_.:.^ 3�w_.in _; . v "�:`.:.. .d• .i-�r�.����.r�.. , '.i' 1 Stage 1 Site Plan —Jordan Ranch II 9 -�.--:-__-"----- --- -- ---_ -- - ' ---,____.--- -----____ �—=-`=_--,�-_-�---_ ------- 1"' ......._ --'.._,—,-�_ �--.��"� . -�'�^--��--.� ��"'�,��"��"`����_ _�_ �� � p --!7�-�"" f �[',� � .,,�,� � �'• �—--— � • ; i �_ _ r �_�� �' -;�; �_ a j � � -. - ! �� . ,,;j � � ' � � °� _- �'�'-� � �' � , . ' �. .�_,' '_ . ' _` - ��_---_ ��J�' ' Jl �_ '.1� � -"�'• "`nw,s i ��_� � 4:'._.�� :_�' � . - . r j �- �. ----� __. -—_ ^ �� , � �� "t. �"- r t �r��� t 5' � . 'k +.. �.1�. i ' � _ � -� --- � � � � / ` � '-�,.``i.,_,:; , � I �,., � ! i�. ' '."'�' ; .i : , Stage 2 Site Plan Jordan Ranch II — Parcel H - - — � '�� � � ;�m Ue:; fi � »����„�O� nucr na � 7 �' UB ��p �% 'N/�A: � \ � '.F.. ':R:�:;�r:& I C" 'C 'G�``!'''L',�� 'w` ';.4: �'+ \�;;� i'. 7f . }�in1C?/ . ` � :1:, ;i:T , , ,., f '� �m , � -^�� — -- r''iCia, �i O� V »� �/ � •B O � �'A�. .A.�,Q� r'l?.I � �\'M . � �...� �^r, ' o; � — -<��'1 . • H /1 17 � ' , .- � ��`�,: N Q ' . � � � � � �;'A, p� �\� p�`'� OQ�.. �.; ~'A '�'7 ` �� O Q 4� O� � ;�,.g, r�3 .,3. �_�3.� �M�, � ��: ��� RSb a t• u ta I C7� �;�; 'N �;.} 'N':�� pm 't fl �C� N , ��tiM nm «Qi , � � c � �1±«( a� •�e, .--�� -M'O�e, �m aue:��� � �r a�� �M� . n a M � I �� �m�l�, ',�,n��, ��m � ', U��m _"n ' , --Q ps �T ��,�a �e.� � �� ,��,_ „,-_a; ,'.n� •m a� » a � i«r:':.I ..::� I I .M r; p� �� -----1— -' `.�._ .�.. � c�m c�a: - ���,� '�Na, '�;a, �:�,t. :�,NC. ��m � ��e, oQm � ;;�e. c,�� �ru.R. �,:p.�, �G;�.�, c��e. O�d. �Cm C;�G. '��.5. �p.4: �:iNA. C�„� c9Mi?. C�e+ c:�d+ ��n, �:_�y �:_�:s. _,�,� ��tl,r. c�om.�. -- --- _rwic�o .�.--- --- Stage 2 Site Plan Jordan Ranch II — Neighborhood 7 3. Site area, proposed densities. Site Use Acres Units Densit DR Subarea 3 Iron ate P/PR 10.4 0 N/A Wallis Ranch P/PR 1.9 0 N/A P/PR subtotal 12.30 10 Jordan Ranch II — Parcel H MDR 4.6 45 9.78 du er acre Jordan Ranch II — MDR 9.2 105 11.41 units per acre Nei hborhood 7 subtotal 13.8 150 4. Development regulations. Minimum unless otherwise noted Standard Parcel H Neighborhood 7 Tract 8267 Tract 8269 Lot Size 2,030 sf 1,856 sf Lot Width/Fronta e T pical Street 45 ft 32 ft Cul-de-Sac/Knuckles 25 ft 25 ft measure at ri ht-of-wa Lot Depth N/A N/A Lot Covera e 55% 60% Buildin Hei ht maximum 35 ft 40 ft Stories maximum 3 3 Setbacks minimum Front Yard Living Area 10 ft 7 ft first floor 5 ft upper floors Porch/Deck 10 ft 4 ft Encroachments 2 ft maximum into 2 ft maximum into required setback required setback Side Yard Interior Lot 4 ft 4 ft Corner Lot 7 ft 7 ft Porch/Deck 4 ft 7 ft at corner 4 ft 7 ft at corner Encroachments 2 ft maximum into 2 ft maximum into required setback required setback Rear Yard Living Area 12 ft 12 ft to centerline of alley to centerline of alley Parcel Line Parcel Line Garage or Lower Floors 14 ft 14 ft to centerline of alley to centerline of alley Parcel Line Parcel Line Usable Private Yard 200 sf 50 sf deck Parking Two (2) enclosed Two (2) enclosed covered spaces per covered spaces per unit plus one (1) unit plus one (1) uncovered guest uncovered guest space per unit which space per unit which ma be curbside. ma be curbside. Notes: �'� Setbacks are measured from the property line except as otherwise noted. 11 �2� Encroachments may include window bays, chimneys, furred columns or walls, A/C units and other architectural projections. 5. Phasing Plan. No development is proposed on the park or school sites. For the residential development, backbone infrastructure will be installed with the area constructed in accordance with Conditions of Approval. An individual phasing plan will be prepared in conjunction with building permit issuance. 6. Preliminary/Master Neighborhood Landscape Plans. �-6i�waTmMtN..� hM til d'�'q tyw�l / ��"i7�^^�i .Mq 4 b�.v�Y! 6[fMRLLCIWIGR1CHfATPA �11M1IW���r /` d�Wwyw�M1ws r�_---_—__.___. ../ � „( ' �_3 - _ _ �r, r _ .. __��:�� ..i.�.c..�r�.. � r � I M1u.T y� 4s��fYW�:q T.� % �I� .....y. �. � l� ' 6Ni�Mr��Tr� ��.� �� � .. � ��/, � `.M1iMM�f.�s �] }/� w�ll��.�.e I � � 1 � 3� h H�' �... ,I' � 13 L� __�_J r...k M.r.� � /� x i� �.. ' ASn:� .J � I� I3 � i � � " " sri�hw..,�—i�`' � 't $ �� . v � � a Q � ir n.,r,..�s�..r� .-{..d���r►�:�x� ��� ,$ d+:�s�+...i � _'—, �, � h xi� � � ' N� �i� „r+ +�N;��.rT.. �I � � " 30 � � T � � � I' ' ., n �. �• . � I] II� �ti ___�� • � r. _i__� . ... . I . I7 i � �� - .... ..L.�.=6i �w� :: " il� I�. � � ��_ ' a.,.i A.m•r..x..�r Y '. r.�....w r. • �r�... .q d R I " , I s. ' � x. if "9�' 7 rj � Q 4l '� � � p � � a► '* _ �` , � ` , .� � i � i . o . � , �„i ; i � Y • ; . ,. , ; � � , , ' _�Lf � �—�emaruocrTunc�nenrnR..eJ ' °^^"'°"""M6"� �� �eemcr-uo— . i ..�cm,.�rra:� roneqwrGenem.iuc Master Neighborhood Landscape Plan for Jordan Ranch II Parcel H f� r�, _ `� ����,', s.:' '� ��..�.o�.. ��,,,..v '� � �" - � � �—�....m,.:�. k , „� 'i � �, „ �; � _, , � . ,.* �D� '�.. v , � �� ��! _� • • • � � 0 � �.• nx�,�.rrw. , .. a .. , , i , ' r ' Q e r��9 ' .. 0 a. ., . �.f :: . � �_- . r Q � " " �'� « ., " � �s � ,'��• �a , NOT A PART OF THIS "" ' ��• N � �`��"� � � ,�,� � „� � , ���, ' PROPOSAL '- ,��B " 9 � . °,�, � �. � PREVIOUSLY APPROVED • ° " o� i,, .3�� , v � „ , n � o + ,.� ' o � 'i : x '-} •o��` >. ' � Q � � � • • � P�w � ! . '�i . .. . .. • :����� a i .. .. Y • I 1 , ' <,�����. -, ( � � , S��F '- - A¢r��Tir � �� � -+�11a��.�,;�'� „ ^ � i �' ,.,�.� si�,o v��„ +�ai �.,� � ! +�.t ! ! ! �: �1 � ,� ,:Y„r ���J`+9,F"J� �I��w •, soi •a• � �!=a �e .. . � � `r.t,i/'� O • i Y � � .. . �� � , ... X '_.. .., _.. • `�. � � '� �. v, —��,��° .�.-� ""���L- � ` 1' � ' � --- � /- _� , _�_ . -� , � ;+ � s.,arF.��,��.-? a,.rT se��....�a.�:��aw.u,/' • rti�c ,,... .���a `-M�inerunc�R�M Master Neighborhood Landscape Plan for Jordan Ranch II Neighborhood 7 12 7. Architectural Standards — Parcel H and Neighborhood 7 only The following architectural standards apply only to Jordan Ranch, Parcel H and Neighborhood 7 despite any language to the contrary. References to "multi-family" neighborhoods and single-family neighborhoods apply to Parcel H and Neighborhood 7 respectively. GENERALDEVELOPMENT STANDARDS The fr�lbwinq dev�elopment star►da�s apply tn the various neighborhaods within Jordan Ra�h.This community is planned tn provide both single Family and muRi-family housing through a variety of neig� 6orhood styles. It is rc�tended to creabe afrordability by de sign, by rr�aking a conscious ef�rt t� lim� the siae of the Fames ar�maximize the public and pNvate open space within the community. These s�andards shall supple ment tho9e fourd�tt�,table of s#andarcls and plan requirements in D�lin's City �rdinance. ' �/ � J�� - I ---- �� - --__ �...1 ._� - � _ � , � , _ _ ` ����; ��� � � 58UU SF I�ts =, � � �=�_� � �a .. , � � X�J _ `'���� r � } 5.8 acre � ' Nsigh6orhood � � Park , 1 ' , SF L,ots 48.1 acr�e , � . � - _ .__ . ,� a��s�s ' � - - - � . .. � ���,., � �� . � � ���� � �. _ . � '' � � � � ClustErs ; � ' .' � -- � � �� �� � � ,� _-- - .� � ��ti �,'i i -;,��-r, d�� , ���� w I � ! ' �� � � � �.. _ �: . .-J � 1 ! '�N� _i � � _ —-� }_r_ � ! t , r�l . � ' ' _ _,� ,� �.�, ' . j E , -', � .. . , _. , . , �. r ;. ._.�__-----....� - ., : � -� - _ _�� ,� � a Smty Td,�..,s « F f..r �, � _`` �-�_� �. �t , - i � � � � lt.l acrs . 2.7 a:re � � Community Park! `' Nbad �,` �\ --- __ Sc6oal Sibs---.�TawnlFia�s �Iuar� Town/Flads. � L•��,�� Density Residential Med-High Density Residentiail �� Neigh�,orFcod I::<:i••l-F, 0 5200 SF Lots � 3-StoryTowns � 0 4040 SF Lots � TowrJFlats f�le,dium DensityRtsiderrtial Mixed Use � 3 e Gusters � MixodUsePancel r � Small LotAlley � 0 3200 SF Lots 0 Pull-Apeirt Tawns � JORDAN RANCH � D��ts 2-1 13 SITiNG CRITERIA It is imporCa.nt to create a stree�t scene that provides visual quality and variety: �{ULTI-FAt+SILYNEIGHCc�RHC�QDS C�Seecause tF�se neiqhborhoods are denser in nature�, buildings shall be� sited to maximiae open space. Individual buildings themse�lti,c:s shall provide the articulation in the furm of multipl� s�tbacks;mixt�s of one�,twn and thr�e��story ele�ments;and a varety o�ponches,decks and other fieatures that provde massinq relie� Whe�re sides of 6uildinqs face st�ets�open space�,awticulatan of the�elevautions is important as w�H. VARIEO ROOF ARIEO BUItpING -vPtS MATfRtAlS ��__- � _ i � .� � �FI.:.I� .:S,i UF ONc, , iOURTYARUS FOR TWO 6 TMRfE EACM UNI1 STORY EtEMEM3 Duet Massing Dia_qram w �--------r------T-----T- ----r------- --- � � , . , . � i � i. i. i i � ��-a� i i "`'" i i i � � i i i i i � �? ���.���: �= z,. r- - � � i �, i i � ,^,_, i i��` i i i x i i i i i ¢� � i i i � � P/SEU Ff��.^•�-U��I15 D UCt 5 "Qr �_2� J O[iDAN RANCH 14 SITING CItITEItIA It is imporCant ta cree�te a street scene that provides visual quality and varie�ty: SINu LE F�,f�Sl LYNEIG HCORHDODS Vi sual quality and variety can be acco mp)ished by sit i ng home s w it h varyi ng set bac ks,re�rsi n q plan s so that qara�s and entrie�s are�ad ja.cent to ea�ch other where possible,and providinqar�hitectural mas sing r�lie�fthrough porche�baysa�otl�rs�glesinryele�me�ntsabngthestne��t.Whe�ne� side�sand rearsof homes can be vi�wed from streets or ope�n spac�,articulation of these�el�vations is important as w�ll. Thiscan be�accomplished by providinqarchite�ctuwal massinqre�liefthrou�hvared se�tbacksand by pro- vidinq both one and twv story e�lements at the�se�locations �VApED WIl01NG v�deo►u� MATEIdAlS r.tlCkfTS e �� � � � 1� VGtti.v,InENT fR01�1 � pECK MA551�'G E�ITRY AT EACH API�RO�RN'E TQ EtEVAT�ON MUMAN YJLLE Single Family f�'lassing Diagram � � MIGL CORNER LOT TYPICAL INTERIOR LOT � r._._. . ._., r._. . ___� r . . Z (,' _. _ � � Z (9 � I _ � � � �I I ic� �� I I zc� � �� � b� �` � � � 5� r � � I I �, �' I I �;, � I I w �'-°" . . a�-o" a+.o� ; ' a�•a� MIN. � � MIN. MIN � � MIN. � �� § � Z � Z V � � Z S Z v � � LL � � � LL � LL � w $ � �� § � � � � Pull-Apart Townhomes Q± 2�� J ORDAN RANCH 15 ARGHITECTURAL DESIGN STANDARDS The purpo�e of this sectan is fio provide guidar�ce on the architectural design and massing of the vari- ous homes a� buildings within Jordan Ranch. Care ard consi�ewaltion shall be gi�,�en when plotting specific home planson specific lots tn insure a variety of massing, colorand material variation within the project. Itiems lisbed bebw are amendmerrts ta the approved Design Guideunes. Wradditanal Architectural Desiqn Standards, see approued De sign Guildeline s MULTI-FAMILYNEIGHGORHCX�DS SINGLE FAMILYNEIGH[30RF-I�ODS •Misaed Use �ofts: * I'ul!-Apart Towns 2 unit plans 3 floor plans 1 bu�dinq plan 3 elevation styleseach 1 elevo.tion style • Small Lot Alley: • 3 Story TownsJFlats 4 floor plans 6 unit plans 3 eleval:ion slyleseach 3 building plans � Gusbers 2 eleuation styles each 4 fbor plans • 3 StoryTowns 2 el�vation sty�seach 3 unit plans • 3200 SF Lots 3 buildin�plans 3 fbor plans 2 ele�tion styles each 2 elevation styles ea,ch �„i.� • Duets •4000 SF Lots � 3 unit plans 5 floorplans 3 building plans 3 elevation styles each � 2 eleve,tion styleseach • 5200 SF Lots 3 floorplans (..,� 3 el�vation slyles ea,ch l � ARGHITECTURAL TREATMENT w � See approv�ed Design Guide lir�es. Refer to Ordinance 13-10 1�1 � ARGHITEGTURAL STYLE GUIDELINES � See approved D+esign Guide lines Refer to Ordinance 13-10 � Qr ��� JORDAN RANCH 16 8. Landscape Standards. Parcel H and Neighborhood 7 only The following landscape standards��ly to�lordan Ranch, Parcel H and Neighborhood 7 despite any language to the contrary. References to "multi-family" neighborhoods and single-family neighborhoods apply to Parcel �and Neighborhood 7 respectively. S'TREET TREE DIAGRAM __ _ __ . � _—_ _ _ . __._. ____ _�•..:�.. � � : ,:� ,�j� / �► 7. . � F� � �,`�.--�`r . ���, . � �"; � � ��' ��. � � ""�.�...,....,,w„ �,;;. , ', ' i �. � :. ' + ' < T 1 R`Y _,_._..,–.--� –– _. \� -_� �� _� � � � r �-� - � , -`�«�.� ` � — � . S V' t A 1 � � _. .� �1 � � ... �.µn 1 __ �.. ` . s '� { — � ped�i.,�� � i � �,: � , , i - _,; ' . � ,�.. . ��.....�'�, t �: ; '; » • , . __ • ~ � �� �. _�- ' i� �i t = 1,,` . t « s: -��. � , u�„� � �� � � � •• ;�_�: _ , �( y��. ,.�m>x LF'M'l+¢ �:: ? ��� � . ��' w . .�,. � � � e�� � � ' �e '' �':,,, --- ___ -.{ ,�..� _________ ,� _ ___ _... . LEGEND Qi � ScarletNwple•Rcer rubrurnArrestrorg' � � Fbmbeam-Carpinus bet�lus'Fastigiata' � Fbc I�erry-Cehisoa�ideMa lis Chiltalpa•ChitalpatasAloernens's �/y +� Rayv+oodAsA-Fruxinusangustifolia'RayNbod' ��'� � BrushBaa•Lophostemo�aorAertus � � Purplelocust•Robiniaarnbg�s'PurpleRobe' � Little leafLinden•Tilia o�MaRa � Fbv+eringPear-Pyrus�alleryana � �� ChineseElrn•Ulrnus parvifolia'Drale' = 0¢abeth6ushAnernone-Carpe�teracalibrnica'Elizabeth' � = loee Blue V�ellow Nbod•Podoca ip us ebrgat us'loee Blue' — Ind'anHawthorn•Rhaphiolep'sindkaripaj�+ticB�uty' JORDAN fiANCH �3-1 � 17 �PEN SPACE INTERFACE DIAGRAM . - . , ._.� �, �_. _ _ ._ _- ----�. � .___ _ _� _ - . ___ _ _ ._,._. ..:�._ .... .... . . �' _ a•••. � •.• .�_�_ �. ` ' ••.. S ...,� r� �� �� ! � . � . i� _ __ _ _ _ _. •� , f,,� , t ', � ; � � , t ` ,� • ������ � • ,; � - q� ', '��f+i.:�i � �L-.. _ . • � � .� ���.,`,�"` v� � �� , M � } �"a F' •• i R � . r. � �� t �.;:- �� 1 i � _., r t .... . .,. f ��`° , i � � +F ,' . ����� �, , ��'.` �'�,' �..�.'i' >� {� t �� �� "j '�,��' � � � � ��� � ,�' � ����._ _ ,, • • '� ;,`� � ���� ' .�'""-. " ��`� �• � � � ? � � �. f�` . iJ� • � • 1 . n:. � ��'ff .� �.. + .._:_ '� ''� i _ » • r "� �• • ,ti-� '� � _ .., _ __..l` - •, _ .__ ___ r,s ! , , . •; ,: � ' �` �,`��.,,1` � ' p �� �� ��li��rl���!��'f •� ` ,. " ,,. �,�` ' �. . j a — _ _ - . • r ' �, 'i 11' �` ,'� _' : �� ���',"�� , �i �� �''j'*"r : �� ,1 � �� � �. �i / � �t � ci� 'f"!�'� � n.. .w. •�• f t'/ `�.-�;. �t� � �_ i ..i �I � , �' M�l t' 4 �^�� � _ ! i � '�� • � `—� � �� : -...__� • �`� . � °,� 's ' � � t � r � a� . ��, � ;� ��� i'�1t I�F� �� _ � • ` ,� � ' � � �� . ��� �� #,� • f.' ,*�.�'�t� � ° � -:i �...� �` ���`-..,`'"`�', j :�;;'�����`;�,,,�,....,z�, .� : -F - - ��.,. ;,���� .�-�`l,, � F •, ' �` � •��;; ��'���?�; ,. �{�� � £D ��� � � f" _ ""� T�'.� � � � L �� �,.��, .e. � ,� �� ���� ���Y� ---- --- W , ���F ��� �� �� °��, >�#; ", �.�� �� rill� ; �`�� �!!!t �' " °�' "'�'�' '��' ', ' �as Y• wruE soaa Ah � . . . � • . , ._ Uiili 'Q �i '\� ----,.____._..________.-.__..__ _ _ �� ___ •��� �3 , � 1f715Y►'HICH�QUIREOPENSR�CEINTE{FACEFENCING � * L0155HALL H4YETHEFEHtiNG M0.TEp0.LADHERING iU THEFIREMAF5HAU5 REQUIREMENTfOR'F�lENARDENEW AHEAVYTIMBER' � � �..� �21 JORDAN fiANCH -T 18 ENTRIES CCa�'IMUNITYAI�tD NEIGHf3Q[�HOt�D ENT[�IES A hierar�hical systemofthematic land9cape rrrnnument�,tion has beendevelopedfnrthe Jardan Ranch propertyto introduce the community irr�a�e and enhance the proposed a►�hitectu�.The monuments reflectthe ranchchawacterofthe site while oomplimerrtingthe existinqentry elementsat the adjacent f'ositano neighborhoods creating a seamle�s blend between the tv�de�.+elopments. iS�eyneighborhoodentrieshavebeeniderrtifiedonthediagrambelovu Eachoftheseentriesincludesone or more of the monumerits with thematic landscaping tn highlight each area. 3�� � - - - __ _ __ . _.�._,�._., ._����.�... ,�... �.....�,�. ,�.� � � �6 � � ' : � � - � ; , . , _ ¢ .-� ., �_� "� i.d - �"�^"w..�.,w.�.."'�'^:� .,.._.,� . . . . � e.y f' 'l. . ' . �yJC.�� _ +��� � ��4 . . . i F " R.f�,d� �'"+:, . �_� � �� � � �� �� � �. � __ f i } # �.� �� .fu� (y q S. �`..�� f �, . ��ti.d. .� ,,,, .. . P+odbnoFin:�wa�sn,srtmAw�a � , � _ . � , �'�''}'' f � � P �� �.a� � , °- ' t t � ��R � : _ e . .� .•.- .r� ��`..� . � � �„�� � � . � �. � � > <! � ���,P�...:7 � P' �,�,.r.� � �� �1'a ��,w�,.* .J� k F Y+� � 't , r � b 4, �,` "�i .i� 4 { � � �' S�i� ,� ,,' ,,,:'`'�,.�•+"' • � ' •p . „. . f , , -, _ , 1 , x 's 1 � � �# } � � ,�.-� � . ° �"� y � � ,. �� � �� � � � � � , � r . , j�� �.� ' ^ � - , � � � . _ "� ...� � ,� � ��i , �.� � , , � ,�n �. "�_,t �_ ` � ��� , ry 4 �.w�S �`° � a � � , . t ' "' . ,: � � �,r^°'�,,..."^"�` � , ` ( § _ � �.� � � �(��M�. .� » , ,�" 1 � � ��-- _ _ .n � t�' '''� z t. . ' �r'"�� � . � � � � � . .� } ! . , ; - „ ,. . .� .� _ _.< . . P�IOnRp�1i/of�nFbfd'�Qi1w � } `' ! � ` « � y � �� _ _ t � j y � , , , !, � �1 E1 4 r�m € . � 2�` �� � .. � „ r f� t ,. . ��in� .�{ � 9p . § � �� r T' �?'t � �.� "✓. � F `. ���s tf r .. r n . '}r` � � � , _ _ � � . �, �� : •. � , � , . � ° �,- ,� �r 7 i . ° , ' 1�..;' . t . �{/ _ � � � �� � �� � �—' ��� , � � �,�.� , �; wKr�w � �w ►�v �O �• t r � »�'} .. S ~ ' � '�� �f � ;2 t ' + x �; j}; � � � , ; �y� � ..� `'� - � � � y. .�.,,. , t �� �� �� { j�. � w�,, ,,., ���-fi _ n'► _ cpN�t oag� y } . ��; : ��-+..i��� - PfIChRao�6CAr�J PukvaDy ' y � � - y� t � � .Z� � � � .. +`�'�t.�t.7 1 ;�-1... ` � . l �arrn7 GNtrsIP�M�aYtSV�tl�ioWQi� ����"'� � R��" � ����� � � ___.,,.___._ t � +�'- ,•r.>. �,^� • � 'x� GNniPiM1awYbPYUr�ropi+w '»t� t ;� � . #�cr�z;� ����aw^,. �s IVR�tE901001 SRE ° S. 1��' ,� � �;...�1 � +� . .��.. , , � � �, �' �..�.�...�...,�.�..__<_ &��°.Lrt�.-=��.._� „ � --,.....__.._< ...._,, _ . __ ,..... � � BJTRIfS � JOf�DAN RANCH 3-3 � 19 ENTf�YAT CENT[3AL PA(�KWAYAI�iD FALLON[�OAD � � . . . 0 9 • • • � * � . � � � � � � f � . . . . � t _L — � ENTiNSTDhEWAII �' • •- EMiCY MONUtEM EMRYAC�M'Ti�ES � �fF17R�lpNi�C M�U�N WQH AOCENr1i�E5 -a �--�--'°— �� �"_". � r"°"� +►-r...""�°•r•r•�"�'��' � t • � ♦ � • �� • � • • � / � . .._- ..-., , . ... } `d � � �' 4� �� a -� �.� � • -'� � � �,�� JORDAN fiANCH -T 20 ENTt�Y f�T CENTC�AL l'ARKVdAY AND C�AN�I�AMA DI�IVE � �_ � � i�SOBi� PPIMRR'MQIOUTN "_T --r NATH R11L FEp� T6iTU.W MONOUTH fi�S�6FICES '� AO�IT IIEES IND VAINRRLFBi� ' . � •ti r :. ``t' � OOLOR0.ANi1NG SLOO//aR'MQIOUTH ... __� � , �. 1,-`,� ; .. YYIM R�L FB/� �� 1�SI�NCE ///���''''''���OOMMIl11N _ �TMBAEtN�LL _ �s . _:-"�- `�-�. . .�� _. . _- .. ..vr.Yw �_... CR' :�„ � .. . ., � ___� ..► y - � HFVIQION � �1TlMlP1lK5k10' �� ( i� �� � . _.__.__ . I ' _-- � • I (�:'..._..,..... _._. i- f SBOOfid�R'MQ10lJiM � i { _ ri 5M1H Rkl FBI� ...,__� 'f" _ . ._i._. . -, � � - ._,_,..' : p , .1 � ' '�'� ' HBG160PHOm -%� " ----�,r.` I , , � .1..... ..���+.,, SQUIiE I !IE `. � ( � � I � ���� �� � ��� , L;`�f`..�.� . : ��t [ � x ` � �� a..� .. 'iw� +�5`�' 'W'.. � '=.r'7^e'e��' .„Y.`�. � .��3�,�_ q' . �_, ' ���; .. � � � ���� ����t .. � E� f. � ' � 4 � � �1 . ;,.-�... .. _ _ _ _ .. � .��. .�,�- .�,, ��„� CBJT k4 L PA.k YWAY AND i,�1Jc=j;p1.1 P,D i:I YE V LfNJ � � . �oc . a� i e��r . �,-;�•�,-��.� � ��- -��� A 4 i� �� ,�''. _ �*'f�`>'�` � #'"`" �''"y"" � � JORDAN RANCH �3-� � 21 I GOMM�N SPAGE C4t�MUN NEIG H[3�RH�D QPEN SPAGE The design of the hiqhe rdensity neighborhoodswithin Jordan Ranch provide sa series ofcomrcan ope n space s that are intended to serue the adjace rrk residents. These common areas will provide a range of passive and a.cti�.+� recreatia�l opportunities fnr the neighborhood residents separatie from the City parksthatwillbeavailablewithintheJorcianRanchdevelopme�t. Notonlydothesespacesexpandthe amour�t of usable exterior space provided fnr residents, but they connect#he neighborhoods ta each other cr�eating a visually oohesive community. The design of the common areas is intended to encour- age pedestrianactnrityand interauction between residents. Examplesofcomrcan open space design are shown on the foNowing pas�e s j:...,:.._._ ,.___ __�. `.;;.,�=--�..�_.. __.._. _..._ __ �-°-=-.._.:......_ } _ � _�;� �� ;i�� �� �� � -� �" �_ �..�° � , . ..�--�-..� . � _-�� �� ���� —����'���-� ��. �` ~ —� ` . . � , �,,,� , J`�'f f � '�•,� �� >~, � r � ��d ` ��, �{:�. �_` '�',� �� �y�. �°"`"� ,,.s:';."=? ' ,x � ' �.� ,;t" � '� '�'' � � � � �� � �� ,- ��� � � f � �� � �.�: � E $ �g; �; . ..�.� ; ,�� � '�` "�� ��` • �� � `� � �'�' � '��� '',..�-°�,.'`' '���.� ��t������4.� � ,x t . ; _ , ,. �` _� -, �d'�'"� � �..-�' '� ;' �.�1 '� ' `. � � ���, � f, � ,` � , ''�"�� ` . /�+'� �`�14 � ���� � �t ._. .. . r�� �,� yfi'���,� ��, _r-___.� +_. � �r ,. �� ` ' � ,�� � ��� � ` ' ' �L r,� � `� �'`� � � � , � . .. t_ . ;J,��.� � � , � � ` W � � s � .�d� - � . . . � � � ,. �,.� �� � �� � ��� � ���� � -� � � p1� �r ��� '�' +f �; f� ';r � � �� t ��,�� _ s ;�.l. � �`; � - ��.�:���� 'd� � ± .:1 .,,� ' : � �:�: � � I� � �&i��'*�S'"` �� �r , � � � � �'-• � , �'. � � � � � � +' r�4 � ��`�' �u�y'uct�y ' �' a�d ���, �� � � � ��s � � ' f�� .✓.� . " w�ca T FUNfE 9�ICOL SRE �� � �� � � �, �_ � � � � � ����...�,� �{��y,� �^�� _ ..`��..,..,.�,n,A �....i..�....#�,... �i:G����`. 1 Qr � COMMO N N EIG H b�F�IOOD OPEN SR4CE �..� ��� JORDAN RANCH 22 PAI�K S The parksare partafthe open space system,oi�ering retneat spacesandactiuitiesfi�rthe residences. The south portbn islocabed on a sloping site aixi includesa meditaiion garcien with viewouerbok Ademonstration garden and multi-use lawn complebe s the passi�:open space expeNence. Bench 4vetbok _ 1 _ � " D�emonstrartqnGarden 2:tSbpe � � « � Sbpe:less t�an 596 '. " "'• �-• -- j . �;� _ __ __ i � Sc�een Trees � � � �. �1 . :� � j , ... F� �.sM^•- . .! '.`f � • • • �v '• . � � .. i�, _ . � .. � � � , . � �-�r. �' � � 1�. 4 .�. i \ . . . ^ .�`� 1\. * ���� -' `. �^�.',� ♦. # } �\' . . 1 �� I '�. � "^y � • �. } ^ f" � '� 't ' . -._! , �a: _ � - � y -�_ _ l ?.- - � ' � . ,t lurl n_ -'a'v_w �_r r �"�`,� r. ".�_ �''�'"'3/� '� .r I rc� _ r ' +�"'- • _',�Staie _ - � � ..� '�+ . �.�. ..y j ,.. t �. ��t'� .. -�.1�1 r � � , s • � a i �AOOECtI.�n tU.W�j3'r_nt, . . ��I µ � . _� .. .. -- . NeghborAopd ' j �f� � 1 ; , , ' ,, � � ��,� �� � Medira�tion Ga n wrth mall F b�rae ring TRes. � • d � Seating a nd Re�n ing I�U , � � I �� �.� f . " , i , 1 � � � � �'_ �_ �_.�� � ��GSt- ., � � ��`` i .r--- � .� . � � ;`r�� ,_ x = M __ __ � JORDAN f�ANCH I3-7 � 23 I PA[�K S The north portion of�rs mor�e group activity opportunities. The orchard and tree rows defines the space and buf�iersadjace nt homes. A tnt lot and lending library caters tb the young,and the group tabie and ping pong cabers to small groups. ,� � � � _ � '�`�/�� � ��' � � �- � �� � _ \ � � +' ' :���� r�e���.,�cti ` . ,_ f,;l,. ,r �Canopy Trees - -� � . �, �,� ,,' '_ - , ti �` Shohot wid�Group Tabl�;nd BBQ_ _ Lawn : , ' � � � � � ' '�''� �'r 1 ` � � �t'�rthatd � , ping Po�g V �{ _ } J _ s �:� Tot Lot �� , �'`•l� , ��w�; i� 1 �. "��. , , a / ,� v� � � ' ' ,� _��a � - :._ � rw�' � ' I ! �,,,�=�� �� ,- ; , � _...� . r ' ` , t,.. • '" i' ' - - ' , � � � �,'`�-� �;.��_ .�- . . . . � - -� , . , �4 ...��..�_.� . _ . , , .� . _ ,. , . . . SmaM Flowwing Ti�as--� �Adiroedeck Chain - - Stro�t Troos M Groundoover '`' �� '' �'i'� ' :; � . _�,�......._._. , ___ < , , , � , r___ 4 ` w � � � ____ ___ __. t6 _� � ` !f� �` _ ��� � �f{ � � � --- +`� � i�� � ' ,�� ��� .. ( � j _.__. ...__. . :.� .M i �..� �g� JORDAN RANCH —� 24 t�EDESTftIAN GQRRIDUt� The pedestrian corridor is a garde n-like connection from the parkto f'anorama DrNe. The spaces include accent cobr plantings, scr�ee ning of adjacent home�and may include theme s like a rose garden and scent�a.rde n. �anorama�irrti�u I_ �_, _�., _ - _ ,�.., �� �' �� i -, � � T , •� ' -_ .�. �=__ ,. r ,� :`. _-.__ , . .��. __ ' �,, - , ; _ - :'=r�y,.. , ' -.�_ � f '' - � , --.� .��. �? � f _;�' j' r-- - � �* ' ' r - r---�--.�__..___ �� `.r� � � . r � r ,�� . {� _� ,;' ,r �_ --.. �. — _--_.,_ • �``. ~� S t� � , . � �1'^a . ♦��,4 \ � i r� ♦y ` � °� _g Y �f J `j�� ,. ,�i � . ^��.._-..�. _.1_' . � � � � � ilr ±, j \ \ ' � , �. • `� --r-__ i � � � . �'` /� � a r, `� � ��''- �� �`�-' \ _ . . �_ �'�� ~ � ' � - -- - �.. _ _-� �t.` �:� � � � � ,,, , _ _. if � �� � � .; �-- � �� - � � � ,� ti� ._._.�_�� JO(�DAN RANCH I3� � 25 PASEC� A ('aseosoccur in alley-baded units.They are spacesthat lead to the front er►triesofthe homes,and are ir�timabe spaces avaNable to the nei�hborhood as w�e II as ft�r the immediabe residents. There are 3conditionstha�t the pa9eosoccur in. P�seo A hasa notable grade chanqe between the fac- inq rows of home s. VY�h steps ard low retaining w�alls,a charminq entry space is created. �,. Fbwering Treeswith Bench � .�.......�..�-..' '� _, ' `�,'�'�'�''"�' � - - _ rs _ � � 1 �� < .. � �s- � z(zt� � t� . ssa.+s7► 1►� ' j �` .ii'`^'+ ` � � ,_� � �� o � � n 2'H t8taining Y►`all i tw;�;;�-�,f� ` �� . .� ♦_ �J .�,.Y.... A loov�e w itA BencAes, — � P�ts,bon ldea and �"` �� � law ie noe Cobr Foliage Pianting �;; . - . ,� � �Y .' Lage 5 pecimen T� - ' z .. C ' , Y �: � �} Section:See left . T_",�`. "��.' ' : r,,,,..�"� o � �� ;� � � � `� � � � - 3:1 Sbpe Maoc. � O Paseo Paving �, � EatLends Orer } Maintenanoe Roa�d — ScreenTrees � � ' ' eo • 's• 7W Maintenanoe Road �- � -, . � �--- �' �'��-`,J..... ._.. '.� � O .� � e. ,p � � � t� f �- —�...�...�.�. ._ _.... ,..�.�.... ttI',. -'� � � � � ��� r , ■ .4���_...��' �. � .�.'�`��. . Q l `�---�.;�__ _ __ _� i � �10 JORDAN f�ANCH 26 PASECa Ci f'a.seo Q occurs in areas that are leUel or with�ry ge rrtle grade changes betw+een rows of homes. Seatinqa�oves in the midst ofa,ccent plantinq pun�tuate the entryexperience t�the homes �:�s bpe _ _ ^ - �_� - ' ' � q{ -�K �, , ' ' • - �.� � . � 1K, � � � ,r l 6'N UYorxi Pri.ecy Fenae AaoentTrees f • with 8enche> ��` � i. �_� _ .� '� , , . . .� :%� �:� � , . -r * _ � � ��°�tloouew�A 8enchez Gobr Planting at fi�tries I � �` ,� � and5pecimen Tree ia � � Cu rbed Pk nter ��j" � �. � , r V , � t } f .4.. . �... ,- ,.-... 6�e�g�een5hruds -�,- . �t E�e�grcen.Natn� i.� ,., �y_. ,. ` C>rougAx•Tole2M �' � i wr �1 � Ornamental Planting t �}. J r�y� , !f . , r' o ;_ �1 � � �i t�� , � � . T- � lage i:ano��sh-ai�Tree � , _ i YineA�ba ---- - - �; � - � fbvoe ring TRe G raae _ __ r, � , , . � ., � � __ _ :� . � _ _,,t�,�_—�-�--.—._�_ _ � --- --- -----_ �i .. _ _-� I - - ,- .A _ � �_.e r 1 � ��� � �� v � j : �y � � N 1,��'"'"' �! �.� � ._ � JORDAN RANCH �3-11 � 27 [�ASEU C faaseo C is level and spatious. It is �.rqe enouqh to include various niche s(ike herbJrose �arr�ens. Seating alcove s wit h dif�ie�nt the me s oi�e r a tiariety of expe rie nce s. :�__ _._ _,....{.._, . .�., _ ___ _ VineArbo�wah :—"- -T'�- - �� ` �-- Fbwering Trees ' � z: - � , � � �_ „�,.> � AooentPbRs —ti,.�. _ � , .�' �' .�t' �t Gob�panting aR Entri�s --- -� p�=-- � _ , __ QuietSeating Areawit� —_ � �'��► 1 j -,_ � Benches,Fbwering Trees � � _- r� andNativeGraases � l i +a � + . 7� ! 1 � �.a. ,i '.., . _ ..... .�. .� '....., i i � , ' } i �� ,, � + �'� , � , Herb/Rase Garde n - Ev�e g reen S k N bs withBencAes q o � � � � I p�, �t ����'�''^� Large G aopy Tees Garcien w RA Seatpads ----- �� , �� t e � � 0: � andA�ent qantiag � �r , ` � � i j, '� 1_ <. -• � ..� _i t. ,?� ��' ��� ���', � r ibseo{�ving � � &�ndsOuer Y � , • • •- M1Mai�enance{bod , . 1_ � 9�W Ma inoenanae Rs�-i ---Scree n Trees .�,�, . • � • • �e� • � � � , 'y ' e 0 �� � fj(t �� ° .=. _ ".-.�_� � _ . _ . r�.t� .'t , _ ..- � , ! '�� � , 4. )0'H{�tainir�g41`all � �-� .____ ._ � t�,�~ ,^ }� �-'��� _ .__ �..i � ________ ___--� � �i2� JO(iDAN RANCH 28 ['ASEQS AT C'AftCEL H There ar�e 2 Pa.seos in ('ar�cel H.The unitsacrossthe paseo have eleuationaldif�'er�enceswhich result in gome ho me s Fravi n g stai rs le adi n g to t he i r e nt rie s. Low wal ls se parate t he paseo and p riv�ate co u rtyard s Acoxy setting iscreatedwith landscaped slopesand small scale plant materials. - , . . . . . . , , , _ _ . ,-- , � � __�_- � : � ._ . a ; � __ _ _ i � ! �r Fbweting PaseoTrees i. ir l � _ r I � _ . SmallTrees _._ _..,...�_.,_ "� � • _�' . '� _ —�---_.._ � _ Iow So�ne 1MaIt at C�urtyards . � E '� �' _ _ Shruhs.Grouncioo»etGra�ses � / I kAediu m Trees 'f �-z_ �. ,, *•: � — Sta irs�o Home Entry . . , .. � — Privame Gourtya� _ , �._r.__________� .i �* , __ , . - . --�._._ _ , � , _�_—___ - ..__.�___ . • x � I 1 • . � � � , � _ _ ' '� _ , � , . � Q � _��: _ � , ,. � . . _ _- -- -- . , , __ , � ._ , - � : � � . t- � � , : _ � , ; A : : � � , - - . _ , _ . �.� _ �., ��-� � � �,:�� � _ . � � ; ! �r�,:. �.. _ _ _ . _______ , JORDAN RANCH �3-13 � 29 9. Affordab/e Housing/lnclusionary Zoning— Jordan Ranch The proposed project will create an additional affordable housing requirement of 15 units. The developer proposed to satisfy its obligation under the Inclusionary Zoning Regulations through the use of affordable unit credits. It will purchase these credits from either the City or Eden Housing created in the Veterans Project under development in Downtown Dublin. The purchase will either provide an additional funding stream for the Veterans Housing project or result in the City receiving additional affordable housing funds for use in other projects. 10. Aerial Photos. _ � - � `�1LLON SPOHTS PARK �� P� � . ! � �"�°� � N'S � ;�i � i ' ,� Y SORRENTO m `�' �� t j � ��EAST � `;i -c��. { �y - � L � �y ��d. �.� a���� .� . ,'�. � ti �t -f� �x � �j,� ..� . ��'��1 � rl1� ? , "5 U / ���� ���� 'O �A � . ' {��..:......... �1 s 8j.';,�T_. � � �j,.�4 NOT A PARt� ��. ��� !t �f . � """.�..�.., � L��► � � � �� .�.w-'�� *��j �,; j� � + t�=� �� ��, . � :� •`K,� . . ' ! ���ypF�\�r'�� �`` � �� 4 ���,1 � ,, .,,�,, � � t �� � �,� t,� �� f�r ,; , � .. . � ' * � � - • i���.' Dublin Ranch Subarea 3 (Irongate) � ° ;',�� ��: _ i� ' � , 4 � , - - � F V\ _ ..- � �-.,�.-.� -'�n.,\\� ����± •�+\\ i. .`,� �i� � ' � . Y' .,\ ,:e - r .�\ . � at, � � . \ �ar �' \\ �p k � f� �a �''¢. :*i< � \ ��,,�� � � rf;; , .� ..� '' ,�#�,`. � � x � ` � �`� �� ��� � , , �;: , . �:,a '�t �:n i � {��i � � �� � i � �i��_► Wallis Ranch 30 � "�� � • � �{�*. ��� ��� 1'��'�` -: � � ����� � , �r"r�,��� �r�f r�:;r . -�.� ?�;.. r.'� � C �''TT�'r'rn..77��T.uri:'��¢i3���'l f`i.�;� _;�n 1"`�R,,;.j;, � ,��-.��r.��;(��{;�r• , f;. . , r �> . ,� f y`L.�; f; �. ���{f -i , ,:_ -_� �.�''� /°�4�' � _ � ,�+^- _ t_. ..,t "�,,F. � �� �? t�� c��„ � f f ?�YYI �s"�'�� , � 'r�S� ' . �� � R ' y �'�t �,(rr� ��� ' � /�r�,�� �r '��v�"� t �,• ' x .� . � �� f�� �rTaT i7-�T T ?:�a,.' '/ i ��T4r,�'•� ���,�'l�+.L .s,+�. -. ''.f��r!�!�:I�Irf� �./fs� �: 4�'��w�'v�'`*'�e��, � '_�.' iia4 . .. M.. � .. g '�,s..�; �- .. r�Tr�f�r t''� f�Y,�� ; � : . ..�. {_ Bro,�ic��� S �r�fG „�. ��'� ��� /'� � � ���d�-��� ,��� . .� `. , ., 'f-,�a ,.'�..'.-_......�..�_ , t��P�T �1� �� q � �< t .. �y ���+f -t�,+' '�` :I' � .. 'i n4.�'b►�.�4� �$'.`.'.�t� t!� ��• �. , �`'� k xa`. � .. ��4 ". .. •i�S �il. -Fi"."'. �*�1+�J Y�.• /��.y��%* �!,"����� 'lY 4 k ':r ' ,�,,, 's°.T .,Y �.,, „� . � y .�� .�p�t sr ., u;saal �i �z _ "'�" t�> �'�:' 6 �,�"ts` ,�, l�.i^e- 1f ����� �p� ��r�c � � - . � � - � �!!'�� ;�.�' .�'. �: ;Y "t`�' ��c �,„ ,:i:,!,y4` su.`. +�"�P. "����j '4a�ar�tr,(��lsq3s ' �:e��y� r � 4 �ir � ��� ) j'�'l^'R .�" �r.l4C�kW�d y� ?+' t/' .�.�'��, +.rx .""1""' � .�" ,�'�rlFS.�b! 1,�, � P f ._ � ,��...� � �1^�� :��nt r17� ddn'�! . •' . � Y i� � .,U E Y`\CE ., £i�� �^wi'C�'�;+'sr3.t`v-����'�' - T� COM1WUNIIT yVIK ���� �� 'I'�,. � � �,�. �V � ���� y� �'�� � � ��'� �$9� x����� �� y�,.. �� ae�'.�'J ,:.`",�.-., Jordan Ranch II 11. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and 2 Development Plan amendment, the use, development, improvement and maintenance of the property shall be governed by the provisions of the closest comparable Zoning District as determined by the Community Development Director and of the Dublin Zoning Ordinance pursuant to Section 8.32.060.0 except as provided in the Stage 1 and Stage 2 Development Plan. No development shall occur on this property until a Site Development Review permit has been approved for the property. 12. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply with all adopted mitigation measures of the Eastern Dublin EIR, EDPO SEIR, Fallon Village SEIR, and the Mitigated Negative Declaration adopted for the Project, as applicable. 13. Affected Sites. The Stage 1 Development Plan applies to the following rezoning sites as shown in section 3 of this ordinance: 10.4-acre park site in Dublin Ranch Subarea 3 1.9-acre park site in Wallis Ranch 3.7-acre school site in Jordan Ranch 4.6-acre Parcel H in Jordan Ranch 9.2-acre Neighborhood 7 in Jordan Ranch The Stage 2 Development Plan also applies to Parcel H and Neighborhood 7 in Jordan Ranch. 31 SECTION 5. PRIOR PD ZONING SUPERSEDED The following PD zoning ordinances are hereby superseded as to the Affected Sites: a. Ordinance No. 05-14 — Dublin Ranch Subarea 3 (Irongate) b. Ordinance No. 11-14—Wallis Ranch c. Ordinance No. 09-12 —Jordan Ranch SECTION 6. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 7. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2015, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IAgendas120151Sub3 Jordan-school Wallis Parks GPAIPC Mfg 9.22.151ord rezoning jordan_sub3 wallis.docx 32 � �,.,; .. _ . 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TITLE SHEET 1 VESTING TENTATIVE MAP PLANNED UNIT DEVELOPMENT JORDAN RANCH 26 SHEET NO. SITE DEVELOPMENT PLAN PARCEL "H" 2 Plan Fit Legend: Plan 1 Plan 2 Plan 3 To Living Space: (Duets) Setback Requirements 7'-0" at Corner Lots* ** To Porch or Deck: Residential Development Regulations Minimum Lot Size 28'-6" x 70'-0" (Unit One or Two) Corner Lot 34'-0" x 70'-0" (Unit Two) Front 10'-0" * (Or 25'-0" between Buildings) Interior Lot 12'-0" to Center of Alley*Rear 46'-6" x 70'-0" (Unit Three Detached) 43'-0" x 70'-0" (Unit Three Detached) 3'-6" at Interior LotsSide Front Side To Garage Door: Alley 7'-0" at Corner Lots 14'-0" to Center of Alley 10'-0" (Or 25'-0" between Buildings) * Encroachments up to 2'-0" are permitted per design guidelines ** 4'-0" minimum setback allowed at side elevations with a front door that faces a street or paseo (with a maximum encroachment up to 1'-6" per design guidelines) 26 SHEET NO. LOT COVERAGE TABLE PARCEL "H" 3 Note: Applicant has the ability where possible, and with City approval, to construct up to 50% of a single floor plan within the subdivision. Individual floor plans may be placed next to or across the street from each other. Only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. The Applicant shall provide a master plotting plan for the current and previous phases of development at the same time the individual plot plans for each lot and/or phase are submitted to ensure compliance with the above referenced note. LOT COVERAGE TABLE Jordan Ranch - Parcel H Jordan Ranch - Parcel H Dublin, CA Lot Coverage Table - Parcel H Duets Lot No.Lot Area (SF)Plan 1 Plan 2 Plan 2 Corner Plan 3 1 3,330 N/A N/A N/A 50.5% 2 2,088 N/A 53.6%N/A N/A 3 2,088 51.2%N/A N/A N/A 4 2,952 N/A N/A 39.5%N/A 5 2,484 N/A N/A 47.0%N/A 6 2,088 51.2%N/A N/A N/A 7 2,088 N/A 53.6%N/A N/A 8 3,132 N/A N/A N/A 53.7% 9 3,349 N/A N/A N/A 50.2% 10 2,272 N/A N/A 51.3%N/A 11 2,272 N/A N/A 51.3%N/A 12 3,271 N/A N/A N/A 51.4% 13 2,719 N/A N/A 42.9%N/A 14 3,678 N/A N/A N/A 45.7% 15 3,524 N/A N/A N/A 47.7% 16 2,024 52.8%N/A N/A N/A 17 2,024 N/A 55.3%N/A N/A 18 2,024 52.8%N/A N/A N/A 19 2,414 N/A N/A 48.3%N/A 20 2,465 N/A N/A 47.3%N/A 21 2,066 51.8%N/A N/A N/A 22 2,066 N/A 54.1%N/A N/A 23 2,066 51.8%N/A N/A N/A 24 3,625 N/A N/A N/A 46.4% 25 3,625 N/A N/A N/A 46.4% 26 2,066 51.8%N/A N/A N/A 27 2,066 N/A 54.1%N/A N/A 28 2,066 51.8%N/A N/A N/A 29 2,465 N/A N/A 47.3%N/A 30 2,465 N/A N/A 47.3%N/A 31 2,066 51.8%N/A N/A N/A 32 2,066 N/A 54.1%N/A N/A 33 2,066 51.8%N/A N/A N/A 34 3,633 N/A N/A N/A 46.3% 35 4,086 N/A N/A N/A 41.1% 36 2,219 48.2%N/A N/A N/A 37 2,219 N/A 50.4%N/A N/A 38 2,219 48.2%N/A N/A N/A 39 2,926 N/A N/A 39.9%N/A 40 3,243 N/A N/A 36.0%N/A 41 2,262 47.3%N/A N/A N/A 42 2,262 N/A 49.4%N/A N/A 43 2,262 47.3%N/A N/A N/A 44 2,262 N/A 49.4%N/A N/A 45 3,385 N/A N/A N/A 49.7% 26 SHEET NO. PARKING PLAN PARCEL "H" 4 Legend Guest Parking Spaces Fire Hydrant Location ProposedRequired Garage Spaces 90 90 Guest Parking - Offsite 45 45 - Excess 0 0 Total Parking 135 135 Required Parking Covered Parking 2 Spaces (2) (45) = 90 spaces Guest Parking 1 Space/Dwelling Unit (1) (45) = 45 spaces Total Required Parking Spaces = 135 (3 Story Duets) Parking Plan Summary Note: No street parking allowed on Jordan Ranch Drive, Fallon Road, and Central Parkway Compact Space 26 SHEET NO. ADDRESS EXHIBIT PARCEL "H" 5 26 SHEET NO. FIRE ACCESS PLAN PARCEL "H" 6 Notes 1. Legend Fire Truck Access Route DSRSD fire hydrant spacing requirements: - detached housing: 400' max 2.Maximum hose pull distance from 3.Maximum distance from fire truck fire truck: 150' to fire hydrant: 200' 4.No parking permitted in motorcourts except in designated spaces. Existing Fire Hydrant Fire Hydrant 26 SHEET NO. UNIVERSAL DESIGN ORDINANCE SITE EXHIBIT PARCEL "H" 7 Legend Side Loaded Units with Exterior Accessible Routes between Side Door Entrances and Walkways* Note Universal Design Ordinance Accessibility Calculations Accessible Units Required Provided 45 45 The City of Dublin's Universal Design Ordinance only covers single family detached homes, duplexes & triplexes. *For Buyers' Optional Improvements for Exterior Accessible Routes, See sheet 8 Front Loaded Units with Exterior Accessible Routes between Front Door Entrances and Walkways ,* Front Loaded and Side Loaded Units with No Exterior Accessible Routes Between Front Door Entrances Accessibility Path and Walkways 26 SHEET NO. UNIVERSAL DESIGN ORDINANCE MATRIX OF OPTIONAL IMPROVEMENTS PARCEL "H" 8 Legend Schematic Accessible Routes Notes 26 SHEET NO. SITE DEVELOPMENT PLAN NEIGHBORHOOD 7 9 Plan Fit Legend: Plan 1 Plan 2 Plan 3 4' Min.Front Porch (Pull Apart Towns) Setback Requirements 7' Min. at First FloorFront 14' Min.Garage Side Residential Development Regulations Minimum Lot Size 32'-0" x 58'-0" Corner Lot 37'-0" x 58'-0" Side Porch 4' Min. at Interior Lots 5' Min. at Corner Lots Note: * Encroachments up to 2'-0" are permitted per design guidelines. 4' Min. at Interior Lots 7' Min. at Corner Lots Interior Lot 12' Min.Rear Upper Floor 5' Min. at Upper Floor * * * 26 SHEET NO. LOT COVERAGE TABLE NEIGHBORHOOD 7 10 Note: Applicant has the ability where possible, and with City approval, to construct up to 50% of a single floor plan within the subdivision. Individual floor plans may be placed next to or across the street from each other. Only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. The Applicant shall provide a master plotting plan for the current and previous phases of development at the same time the individual plot plans for each lot and/or phase are submitted to ensure compliance with the above referenced note. Jordan Ranch - Neighborhood 7 Dublin, CA Lot Coverage Table (Pull Apart Towns Lots 1-105) Lot No. Lot Area (SF)Plan 1B Plan 1B Corner Plan 1C Plan 1C Corner Plan 1G Plan 1G Corner Plan 2A Plan 2A Corner Plan 2B Plan 2B Corner Plan 2G Plan 2G Corner Plan 3A Plan 3A Corner Plan 3B Plan 3B Corner Plan 3C Plan 3C Corner 1 2,543 37.8%N/A 37.8%N/A 36.9%N/A 38.5%N/A 36.9%N/A 36.9%N/A 39.0%N/A 39.0%N/A 39.3%N/A 2 2,543 37.8%N/A 37.8%N/A 36.9%N/A 38.5%N/A 36.9%N/A 36.9%N/A 39.0%N/A 39.0%N/A 39.3%N/A 3 2,543 37.8%N/A 37.8%N/A 36.9%N/A 38.5%N/A 36.9%N/A 36.9%N/A 39.0%N/A 39.0%N/A 39.3%N/A 4 2,830 34.0%50.9%34.0%34.0%33.2%34.6%34.6%34.6%33.2%34.6%33.2%34.6%35.1%36.4%35.0%36.4%35.3%36.7% 5 2,356 40.8%N/A 40.9%N/A 39.8%N/A 41.5%N/A 39.8%N/A 39.8%N/A 42.1%N/A 42.1%N/A 42.5%N/A 6 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 7 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 8 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 9 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 10 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 11 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 12 2,356 40.8%N/A 40.9%N/A 39.8%N/A 41.5%N/A 39.8%N/A 39.8%N/A 42.1%N/A 42.1%N/A 42.5%N/A 13 2,356 40.8%N/A 40.9%N/A 39.8%N/A 41.5%N/A 39.8%N/A 39.8%N/A 42.1%N/A 42.1%N/A 42.5%N/A 14 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 15 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 16 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 17 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 18 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 19 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 20 2,356 40.8%N/A 40.9%N/A 39.8%N/A 41.5%N/A 39.8%N/A 39.8%N/A 42.1%N/A 42.1%N/A 42.5%N/A 21 2,356 40.8%NO FIT 40.9%40.9%39.8%41.5%41.5%41.5%39.8%41.5%39.8%41.5%42.1%43.7%42.1%43.7%42.5%44.0% 22 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 23 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 24 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 25 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A 26 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 27 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 28 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 29 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 30 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 31 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 32 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A 33 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A 34 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 35 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 36 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 37 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 38 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 39 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 40 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A 41 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A 42 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 43 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 44 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 45 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 46 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 47 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 48 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A 49 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A 50 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 51 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 52 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 53 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 54 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A LOT COVERAGE TABLE Jordan Ranch - Neighborhood 7 Pull-Apart Towns (Lots 1 - 54) 26 SHEET NO. LOT COVERAGE TABLE NEIGHBORHOOD 7 11 Note: Applicant has the ability where possible, and with City approval, to construct up to 50% of a single floor plan within the subdivision. Individual floor plans may be placed next to or across the street from each other. Only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. The Applicant shall provide a master plotting plan for the current and previous phases of development at the same time the individual plot plans for each lot and/or phase are submitted to ensure compliance with the above referenced note. LOT COVERAGE TABLE Jordan Ranch - Neighborhood 7 Pull Apart Towns (Lots 55 - 105) continued 55 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A 56 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A 57 2,539 37.8%56.8%37.9%37.9%37.0%38.5%38.5%38.5%37.0%38.5%37.0%38.5%39.1%40.5%39.1%40.5%39.4%40.9% 58 2,182 44.0%N/A 44.1%N/A 43.0%N/A 44.8%N/A 43.0%N/A 43.0%N/A 45.5%N/A 45.4%N/A 45.8%N/A 59 2,173 44.2%N/A 44.3%N/A 43.2%N/A 45.0%N/A 43.2%N/A 43.2%N/A 45.7%N/A 45.6%N/A 46.0%N/A 60 2,166 44.4%N/A 44.4%N/A 43.3%N/A 45.2%N/A 43.3%N/A 43.3%N/A 45.8%N/A 45.8%N/A 46.2%N/A 61 2,162 44.4%N/A 44.5%N/A 43.4%N/A 45.2%N/A 43.4%N/A 43.4%N/A 45.9%N/A 45.9%N/A 46.3%N/A 62 2,160 44.5%N/A 44.6%N/A 43.4%N/A 45.3%N/A 43.4%N/A 43.4%N/A 45.9%N/A 45.9%N/A 46.3%N/A 63 2,161 44.5%N/A 44.5%N/A 43.4%N/A 45.3%N/A 43.4%N/A 43.4%N/A 45.9%N/A 45.9%N/A 46.3%N/A 64 2,165 44.4%N/A 44.5%N/A 43.3%N/A 45.2%N/A 43.3%N/A 43.3%N/A 45.8%N/A 45.8%N/A 46.2%N/A 65 2,171 44.3%N/A 44.3%N/A 43.2%N/A 45.1%N/A 43.2%N/A 43.2%N/A 45.7%N/A 45.7%N/A 46.1%N/A 66 2,180 44.1%N/A 44.2%N/A 43.0%N/A 44.9%N/A 43.0%N/A 43.0%N/A 45.5%N/A 45.5%N/A 45.9%N/A 67 2,191 43.9%N/A 43.9%N/A 42.8%N/A 44.6%N/A 42.8%N/A 42.8%N/A 45.3%N/A 45.3%N/A 45.7%N/A 68 2,205 43.6%N/A 43.7%N/A 42.6%N/A 44.4%N/A 42.6%N/A 42.6%N/A 45.0%N/A 45.0%N/A 45.4%N/A 69 2,304 41.7%N/A 41.8%N/A 40.7%N/A 42.5%N/A 40.7%N/A 40.7%N/A 43.1%N/A 43.0%N/A 43.4%N/A 70 2,310 41.6%N/A 41.7%N/A 40.6%N/A 42.3%N/A 40.6%N/A 40.6%N/A 42.9%N/A 42.9%N/A 43.3%N/A 71 2,271 42.3%N/A 42.4%N/A 41.3%N/A 43.1%N/A 41.3%N/A 41.3%N/A 43.7%N/A 43.7%N/A 44.0%N/A 72 2,294 41.9%N/A 42.0%N/A 40.9%N/A 42.6%N/A 40.9%N/A 40.9%N/A 43.2%N/A 43.2%N/A 43.6%N/A 73 2,290 42.0%N/A 42.0%N/A 41.0%N/A 42.7%N/A 41.0%N/A 41.0%N/A 43.3%N/A 43.3%N/A 43.7%N/A 74 2,722 35.3%52.9%35.4%35.4%34.5%35.9%35.9%35.9%34.5%35.9%34.5%35.9%36.4%37.8%36.4%37.8%36.7%38.1% 75 2,768 34.7%52.1%34.8%34.8%33.9%35.3%35.3%35.3%33.9%35.3%33.9%35.3%35.8%37.2%35.8%37.2%36.1%37.5% 76 2,460 39.1%N/A 39.1%N/A 38.1%N/A 39.8%N/A 38.1%N/A 38.1%N/A 40.3%N/A 40.3%N/A 40.7%N/A 77 2,496 38.5%N/A 38.6%N/A 37.6%N/A 39.2%N/A 37.6%N/A 37.6%N/A 39.7%N/A 39.7%N/A 40.1%N/A 78 2,492 38.6%N/A 38.6%N/A 37.7%N/A 39.3%N/A 37.7%N/A 37.7%N/A 39.8%N/A 39.8%N/A 40.1%N/A 79 2,338 41.1%N/A 41.2%N/A 40.1%N/A 41.8%N/A 40.1%N/A 40.1%N/A 42.4%N/A 42.4%N/A 42.8%N/A 80 2,342 41.0%N/A 41.1%N/A 40.1%N/A 41.8%N/A 40.1%N/A 40.1%N/A 42.4%N/A 42.3%N/A 42.7%N/A 81 2,358 40.8%N/A 40.8%N/A 39.8%N/A 41.5%N/A 39.8%N/A 39.8%N/A 42.1%N/A 42.0%N/A 42.4%N/A 82 2,371 40.5%N/A 40.6%N/A 39.6%N/A 41.3%N/A 39.6%N/A 39.6%N/A 41.8%N/A 41.8%N/A 42.2%N/A 83 2,380 40.4%N/A 40.4%N/A 39.4%N/A 41.1%N/A 39.4%N/A 39.4%N/A 41.7%N/A 41.7%N/A 42.0%N/A 84 2,385 40.3%N/A 40.4%N/A 39.3%N/A 41.0%N/A 39.3%N/A 39.3%N/A 41.6%N/A 41.6%N/A 41.9%N/A 85 2,385 40.3%N/A 40.4%N/A 39.3%N/A 41.0%N/A 39.3%N/A 39.3%N/A 41.6%N/A 41.6%N/A 41.9%N/A 86 2,382 40.3%N/A 40.4%N/A 39.4%N/A 41.1%N/A 39.4%N/A 39.4%N/A 41.6%N/A 41.6%N/A 42.0%N/A 87 2,358 40.8%N/A 40.8%N/A 39.8%N/A 41.5%N/A 39.8%N/A 39.8%N/A 42.1%N/A 42.0%N/A 42.4%N/A 88 2,387 40.3%N/A 40.3%N/A 39.3%N/A 41.0%N/A 39.3%N/A 39.3%N/A 41.6%N/A 41.5%N/A 41.9%N/A 89 2,519 38.2%57.2%38.2%38.2%37.3%38.8%38.8%38.8%37.3%38.8%37.3%38.8%39.4%40.9%39.4%40.8%39.7%41.2% 90 2,415 39.8%NO FIT 39.9%39.9%38.9%40.5%40.5%40.5%38.9%40.5%38.9%40.5%41.1%42.6%41.1%42.6%41.4%43.0% 91 2,139 44.9%N/A 45.0%N/A 43.9%N/A 45.7%N/A 43.9%N/A 43.9%N/A 46.4%N/A 46.4%N/A 46.8%N/A 92 2,139 44.9%N/A 45.0%N/A 43.9%N/A 45.7%N/A 43.9%N/A 43.9%N/A 46.4%N/A 46.4%N/A 46.8%N/A 93 2,139 44.9%N/A 45.0%N/A 43.9%N/A 45.7%N/A 43.9%N/A 43.9%N/A 46.4%N/A 46.4%N/A 46.8%N/A 94 2,139 44.9%N/A 45.0%N/A 43.9%N/A 45.7%N/A 43.9%N/A 43.9%N/A 46.4%N/A 46.4%N/A 46.8%N/A 95 2,139 44.9%N/A 45.0%N/A 43.9%N/A 45.7%N/A 43.9%N/A 43.9%N/A 46.4%N/A 46.4%N/A 46.8%N/A 96 2,139 44.9%N/A 45.0%N/A 43.9%N/A 45.7%N/A 43.9%N/A 43.9%N/A 46.4%N/A 46.4%N/A 46.8%N/A 97 2,197 43.7%N/A 43.8%N/A 42.7%N/A 44.5%N/A 42.7%N/A 42.7%N/A 45.2%N/A 45.1%N/A 45.5%N/A 98 2,132 45.1%N/A 45.1%N/A 44.0%N/A 45.9%N/A 44.0%N/A 44.0%N/A 46.5%N/A 46.5%N/A 46.9%N/A 99 2,444 39.3%NO FIT 39.4%39.4%38.4%40.0%40.0%40.0%38.4%40.0%38.4%40.0%40.6%42.1%40.6%42.1%40.9%42.4% 100 2,554 37.6%N/A 37.7%N/A 36.7%N/A 38.3%N/A 36.7%N/A 36.7%N/A 38.8%N/A 38.8%N/A 39.2%N/A 101 2,578 37.3%N/A 37.3%N/A 36.4%N/A 37.9%N/A 36.4%N/A 36.4%N/A 38.5%N/A 38.5%N/A 38.8%N/A 102 2,462 39.0%N/A 39.1%N/A 38.1%N/A 39.7%N/A 38.1%N/A 38.1%N/A 40.3%N/A 40.3%N/A 40.6%N/A 103 2,462 39.0%N/A 39.1%N/A 38.1%N/A 39.7%N/A 38.1%N/A 38.1%N/A 40.3%N/A 40.3%N/A 40.6%N/A 104 2,487 38.6%N/A 38.7%N/A 37.7%N/A 39.3%N/A 37.7%N/A 37.7%N/A 39.9%N/A 39.9%N/A 40.2%N/A 105 2,415 39.8%N/A 39.9%N/A 38.9%N/A 40.5%N/A 38.9%N/A 38.9%N/A 41.1%N/A 41.1%N/A 41.4%N/A 26 SHEET NO. PARKING PLAN NEIGHBORHOOD 7 12 Legend Guest Parking Spaces (8'x22') Excess Parking Spaces (8'x22') Proposed Fire Hydrant PARKING PLAN SUMMARY Location ProposedRequired Garage Spaces 210 210 Guest Parking - Offsite 86 105 - Excess 0 0 Total Parking 296 315 Required Parking Covered Parking 2 Spaces / Dwelling Unit (2) (105) = 210 spaces Guest Parking 1 Space / Dwelling Unit (1) (105) = 105 spaces Total Required Parking Spaces = 315 No Parking Zone (15' Minimum from Fire Hydrant) Existing Fire Hydrant 26 SHEET NO. ADDRESS EXHIBIT NEIGHBORHOOD 7 13 Legend 26 SHEET NO. FIRE ACCESS PLAN NEIGHBORHOOD 7 14 Notes 1. Legend Fire Truck Access Route Existing Fire Hydrant DSRSD fire hydrant spacing requirements: - detached housing: 400' max 2.Maximum hose pull distance from 3.Maximum distance from fire truck fire truck: 150' to fire hydrant: 200' 4.No parking permitted in motorcourts except in designated spaces. Fire Hydrant 26 SHEET NO. UNIVERSAL DESIGN ORDINANCE SITE EXHIBIT NEIGHBORHOOD 7 15 Legend Front Loaded Units with no Exterior Accessible Routes between Front Door Entrances and Sidewalks Note Universal Design Ordinance Accessibility Calculations Accessible Units Required Provided 105 105 * The City of Dublin's Universal Design Ordinance only covers single family detached homes, duplexes & triplexes. *For Buyers' Optional Improvements for Exterior Accessible Routes, See sheet 16 Front Loaded Units with Exterior Accessible Routes between Front Door Entrances and Sidewalks ,,* Front Loaded Units with no Exterior Accessible Routes between Front Door Entrances and Sidewalks or Between Outside Entry to Garage and Sidewalks * Accessibility Path 26 SHEET NO. UNIVERSAL DESIGN ORDINANCE MATRIX OF OPTIONAL IMPROVEMENTS NEIGHBORHOOD 7 16 Legend Schematic Accessible Routes Notes 26 SHEET NO. OPEN SPACE WILD FIRE MANAGEMENT PLAN 17 SHEET INDEX CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA VESTING TENTATIVE MAP TITLE SHEET 1 18 VESTING TENTATIVE MAP JORDAN RANCH CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA VESTING TENTATIVE MAP TYPICAL SECTIONS AND DETAILS 2 19 SECTION SECTION SECTION SECTION SECTION SECTION SECTION SECTION SECTION SECTION CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA VESTING TENTATIVE MAP TYPICAL SECTIONS AND DETAILS 3 20 PRIVATE DRIVES A,B, E, F, G, H, I, J, K, & LPRIVATE DRIVE D PUBLIC STREETS J & K PUBLIC STREET L PRIVATE STREET D PRIVATE STREET BPRIVATE STREET A PRIVATE STREET E PRIVATE STREET C CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA VESTING TENTATIVE MAP PARCEL H - TYPICAL FINE GRADING 4 21 CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA VESTING TENTATIVE MAP PARCEL H - GRADING AND UTILITY PLAN 5 22 CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA VESTING TENTATIVE MAP PARCEL H - EROSION CONTROL PLAN 6 23 CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA VESTING TENTATIVE MAP PRELIMINARY STORMWATER MANAGEMENT PLAN DRAINAGE MAP 7 24 CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA VESTING TENTATIVE MAP NEIGHBORHOOD 7 - GRADING AND UTILITY PLAN 8 25 CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA VESTING TENTATIVE MAP NEIGHBORHOOD 7 - EROSION CONTROL PLAN 9 26 RESOLUTION NO. 15 - XX A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAPS 8267 (PARCEL H) AND 8269 (NEIGHBORHOOD 7) FOR THE JORDAN RANCH II PROJECT PLPA 2010-00068) WHEREAS, the Applicant, Mission Valley Properties, proposes to develop 45 homes on a 4.6 acre site known as Parcel H. In addition, Neighborhood 7 is a 9.2 acre Medium Density Residential site proposed for development of 105 detached units. The proposed Parcel H and Neighborhood 7 development and related applications are collectively known as the "Jordan Ranch II Project"; and WHEREAS, the application for the Jordan Ranch II project includes General Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of the 4.6 acre Parcel H site located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway and Jordan Ranch Drive from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units per acre); and WHEREAS, the related applications for the Jordan Ranch II project also include General Plan/Eastern Dublin Specific Plan Amendments and proposed Planned Development rezoning for a 3.7-acre school site, a 10.4-acre property within Dublin Ranch Subarea 3 (Irongate) and a 1 .9-acre property within Wallis Ranch. None of these three land use amendment sites is part of the Site Development Review or Vesting Tentative Map applications; and WHEREAS, the application for all properties referenced within Jordan Ranch also includes a Planned Development rezoning with related Stage 1 and for Parcel H and Neighborhood 7, a Stage 2 Development Plan amendments, Site Development Review, Vesting Tentative Subdivision Maps 8267 and 8269, and Development Agreement amendment; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared and circulated a draft Mitigated Negative Declaration (MND) for the Project; and WHEREAS, following a public hearing on September 22, 2015, the Planning Commission adopted Resolution 15-XX recommending that the City Council adopt the CEQA Mitigated Negative Declaration, Resolution 15-XX recommending that the City Council approve the General Plan/Eastern Dublin Specific Plan Amendments for the Project (including Parcel H), and Resolution 15-XX recommending that the City Council adopt an Ordinance approving a Planned Development rezoning with related Stage 1 and/or Stage 2 Development Plan Amendment for the Project (including Parcel H) , which resolutions are incorporated herein by reference; and WHEREAS, on September 22, 2015, the Planning Commission held a properly noticed public hearing on the Project, including the proposed Site Development Review permit and ATTACHMENT 4 Vesting Tentative Maps 8267 and 8269 for Parcel H and Neighborhood 7, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report for the Planning Commission, dated September 22, 2015 and incorporated herein by reference, described and analyzed the Project, including the Site Development Review permit and Vesting Tentative Maps 8267 and 8269 for Parcel H and Neighborhood 7; and WHEREAS, the Planning Commission did hear and consider the MND, all said reports, recommendations and testimony and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin, based on the findings in the attached Resolution, recommends that the City Council adopt the Resolution attached as Exhibit A and incorporated herein by reference, which Resolution approves the Site Development Review Permit and Vesting Tentative Maps 8267 and 8269 for Parcel H and Neighborhood 7. PASSED, APPROVED AND ADOPTED this 22�d day of September, 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director 2514881.1 2 RESOLUTION NO. XX-15 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAPS 8267 (PARCEL H) AND 8269 (NEIGHBORHOOD 7) FOR THE JORDAN RANCH il PROJECT PLPA 2010-00068 WHEREAS, the Applicant, Mission Valley Properties, proposes to develop 45 homes on a 4.6 acre site known as Parcel H. In addition, Neighborhood 7 is a 9.2 acre Medium Density Residential site proposed for development of 105 detached units. The proposed Parcel H and Neighborhood 7 development and related applications are collectively known as the "Jordan Ranch II Project"; and WHEREAS, the application for the Jordan Ranch II project includes General Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of the 4.6 acre Parcel H site located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway and Jordan Ranch Drive from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units per acre); and WHEREAS, the related applications for the Jordan Ranch il project also include General Plan/Eastern Dublin Specific Plan Amendments and proposed Planned Development rezoning for a 3.7-acre school site, a 10.4-acre property within Dublin Ranch Subarea 3 (Irongate) and a 1 .9-acre property within Wallis Ranch. None of these three land use amendment sites is part of the Site Development Review or V'esting Tentative Map applications. WHEREAS, the application for all properties referenced within Jordan Ranch also includes a Planned Development rezoning with related Stage 1, and Stage 2 Development Plan, Site Development Review, Vesting Tentative Subdivision Maps 8267 and 8269, and Development Agreement amendment for Parcel H and Neighborhood 7; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared and circulated a draft Mitigated Negative Declarations (MND) for the Project; and WHEREAS, a staff report dated September 22, 2015 and incorporated herein by reference, analyzed the MND and the Project for the Planning Commission. Following a duly noticed public hearing on the Project on September 22, 2015, the Planning Commission adopted Resolution 15-XX recommending that the City Council adopt the MND, Resolution 15-XX recommending that the City Council approve the related General Plan and Eastern Dublin Specific Plan amendments; adopted Resolution 15-XX recommending that the City Council adopt the related Planned Development rezoning with related Development Plans, and adopted Resolution 15-XX recommending that the City Council approve a Site Development Review Permit and Vesting Tentative Maps 8267 (Parcel H) and 8269 (Neighborhood 7) , which resolutions are incorporated herein by reference; and WHEREAS, following a duly noticed public hearing on , 2015, the City Council adopted Resolution XX-15 adopting a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations, Resolution XX-15 approvinge the General Page 1 of 38 EXHIBIT A TO ATTACHMENT 4 Plan/Eastern Dublin Specific Plan Amendments for the Project (including Parcel H), which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, following the public hearing on , 2015, the City Council also adopted Ordinance approving the requested Planned Development rezoning with related Stage 1 and Stage 2 Development Plan amendment for the Project, which ordinance is incorporated herein by reference; and WHEREAS, a Staff Report for the City Council, dated , 2015 and incorporated herein by reference, described and analyzed the Project, including the Site Development Review permit and Vesting Tentative Maps 8267 and 8269 for Parcel H and Neighborhood 7; and WHEREAS, on , 2015, the City Council held a properly noticed public hearing on the Project, including the proposed Site Development Review permit and Vesting Tentative Maps 8267 and 8269, at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council considered the MND, and all above referenced reports, recommendations and testimony before approving the Site Development Review permit and Vesting Tentative Maps for Parcel H and Neighborhood 7. NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding the proposed Site Development Review for a development of 45 homes on 4.6 acre site (Parcel H) and 105 3-story detached units on a 9.2-acre site (Neighborhood 7) within Jordan Ranch II: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) the project will be consistent with the architectural character and scale of development in the area; 2) the project will provide a needed and attractive housing opportunity; 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan land use designations of Medium Density Residential; and 4) the project complies with the development standards established in the Planned Development ordinance for the Project. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the intended use, proposed subdivision, and the surrounding properties; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable and in the adopted PD Ordinance for the Project. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the size and mass of the proposed houses is consistent with other existing and approved residential development in the surrounding area; 2) the project will contribute to housing opportunities as a complement to Page 2 of 38 the surrounding neighborhoods; and 3) the project will serve the current buyer profile and market segment anticipated for this area. D. The subject sites are suitable for the type and intensity of the approved development because: 1) the Project development respects the natural drainage and avoids steeper slopes, which are designated for open space; 2) the Project will implement all applicable prior adopted mitigation measures; 3) the project sites are or will be fully served by public services and existing roadways; 4) the project sites have adequate vehicular access to transportation arterials. E. Impacts to existing slopes and topographic features are addressed because: 1) the Project is required to comply with all previously adopted mitigation measures designed to ensure slope stability; 2) grading on the site will ensure that the site drains away from any structures and complies with the Regional Water Quality Control Board requirements; 3) most of the steeper areas of the site are in designated open space; and 4) retaining walis will be constructed as required to support grade differentials between building envelopes, and setback or right-of-way areas. F. Architectural considerations including the character, sca/e and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar e/ements resu/t in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the Project provides a high degree of design and landscaping to complement existing uses in the area; 2) the structures reflect the architectural styles and development standards in the Eastern Dublin Specific Plan for residential buildings in the area and previously adopted for Jordan Ranch; and 3) the color and materials proposed will be consistent with the requirements of the Eastern Dublin Specific Plan and Jordan Ranch Stage 2 Development Plan. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visua/ relief, adequate screening and an attractive environment for the public because: 1) generous landscaping is proposed within setback from major roads; 2) landscaping in common areas and among the neighborhoods is coordinated through a system of connecting trails; 3) in addition to the internal trail system, common area open space has been provided in the form of small parks, seating areas, and paseos; and 4) the project will conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) the project site provides opportunities for pedestrian and bicycle circulation; and 2) the project will provide a system of interconnecting trails among the neighborhoods within Jordan Ranch and adjacent neighborhoods and public recreation areas. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding Vesting Tentative Maps 8267 and 8269: Page 3 of 38 Vesting Tentative Tract Maps 8267 and 8269 A. The proposed Vesting Tentative Maps 8267 and 8269 are consistent with the intent of applicable subdivision regulations and with the General Plan and Eastern Dublin Specific Plan. B. The design and improvements of the proposed Vesting Tentative Maps 8267 and 8269 are consistent with the General Plan and the Eastern Dublin Specific Plan, as amended, in that the developments design and infrastructure are consistent with adjacent residential neighborhoods designated for this type of development. C. The proposed Vesting Tentative Maps 8267 and 8269 are consistent with the Planned Development zoning approved for Project in Ordinance , and therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Vesting Tentative Maps 8267 and 8269 will have adequate access to major constructed or planned improvements as part of the Eastern Dublin Specific Plan. E. Project design, architecture, and concept have been integrated with topography of the project site created by Vesting Tentative Maps 8267 and 8269 to incorporate water quality measures and minimize overgrading and extensive use of retaining walls. Therefore, the proposed subdivision is physically suitable for the type and intensity of development proposed. F. The proposed Vesting Tentative Maps 8267 and 8269 will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns subject to Mitigation Measures and Conditions of Approval. G. The design of the subdivisions will not conflict with easements, acquired by the public at large, or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. BE IT FURTHER RESOLVED that the Mitigation Measures adopted with the MND and prior EIRs continue to apply to the Project Site Development Review and Vesting Tentative Maps for Parcel H and Neighborhood 7. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site Development Review for a development of 45 homes on a 4.6 acre site known as Parcel H and of 105 3-story detached units on a 9.2 acre site known as Neighborhood 7 within Jordan Ranch II as shown on plans prepared by Dahlin Group-Architecture Planning, Ruggeri Jensen Azar-Engineering Planners Surveyors, and Gates + Associates received September 14, 2015 and subject to the conditions included below. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative Maps 8267 and 8269 prepared by Dahlin Group-Architecture Planning, Ruggeri Jensen Azar- Engineering Planners Surveyors, and Gates + Associates received September 14, 2015 and subject to the conditions included below. Page 4 of 38 CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of buildinq permits or establishment of use, and shall be subject to Planninq Department review and approval. The followinq codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. PL.1 Planning, Bl Buildinq, [PO� Police, [PWl Public Works [P&CSl Parks & Community Services, [ADMI Administration/City Attorney, [FIN1 Finance, [Fl Alameda County Fire Department, fDSRI Dublin San Ramon Services District, fC01 Alameda County Department of Environmental Health, fZ7] Zone 7. NO. CONDITIONS OF APPROVAL A ency Prior to: Source PLANNING GENERAL CONDITIONS 1. Approval. This Site Development Review approval PL Ongoing Planning shall be as generally depicted and indicated on the project plans prepared by Dahlin Group- Architecture Planning, Ruggeri Jensen Azar- Engineering Planners Surveyors, and Gates + Associates received September 14, 2015, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, and as specified as the following Conditions of Approval for this project. This approval is subject to adopting the Mitigated Negative Declaration, and companion General Plan and Specific Plan Amendments and related Planned Development Zonin . 2. Permit Expiration. Construction or use shall PL One Year DMC commence within one (1) year of Site Development After Effective 8.96.020. Review Permit approval or the Permit shall lapse Date D and become null and void. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed accordin to the requirements of this Ordinance. 3. Time Extension. The original approving decision- PL Prior to DMC maker may, upon the Applicant's written request for Expiration 8.96.020. an extension of approval prior to expiration, upon Date E the determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the ori inal hearin bod . Page 5 of 38 4. Compliance. The Applicant/Property Owner shall PL Ongoing DMC operate this use in compliance with the Conditions 8.96.020. of Approval of this Site Development Review F Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Revocation of Permit. The Site Development PL Ongoing DMC Review approval shall be revocable for cause in 8.96.020.1 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Various Building Standard Applicant/ Developer shall comply with applicable Permit City of Dublin Fire Prevention Bureau, Dublin Public Issuance Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Developer shall obtain all PW Building Standard permits required by other agencies including, but Permit not limited to Alameda County Flood Control and Issuance Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 8. Fees. Applicant/Developer shall pay all applicable Various Building Various fees in effect at the time of building permit issuance, Permit including, but not limited to, Planning fees, Building Issuance fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that ma be adopted and applicable. 9. Indemnification. The Developer shall defend, ADM On oin Administra Page 6 of 38 indemnify, and hold harmless the City of Dublin and tion/City its agents, officers, and employees from any claim, Attorney action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedin s. 10. Clarification of Conditions. In the event that there PW Ongoing Public needs to be clarification to the Conditions of Works Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this pro�ect. 11. Clean-up. The Applicant/Developer shall be PL Ongoing Planning responsible for clean-up & disposal of project related trash to maintain a safe, clean and litter-free site. 12. Modifications. Modifications or changes to this PL Ongoing DMC Site Development Review approval may be 8.104.100 considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 13. Lighting. Lighting is required over exterior PL, PW Building Municipal entrances/doors. Exterior lighting used after daylight Permit Code hours shall be adequate to provide for security Issuance needs. PLANNING — PROJECT SPECIFIC 14. public Art Contribution. Developer shall fulfill the PL Prior to first Project Public Art Contribution through the provision of in- occupancy Specific lieu fees. Prior to the recordation of the final map for Page 7 of 38 the project, Developer shall obtain the total building valuation of the project from the Building Official, and the value of the applicanYs required public art project shall be determined by the Community Development Director . 15. Inclusionary Housing: This project is subject to the PL Recordation Project City's Inclusionary Zoning Regulations (Chapter of the first specific 8.68 of the Municipal Code). Affordable final map Housing/Inclusionary Zoning — The Jordan Ranch Project is subject to an Affordable Housing Agreement (AHA) approved on by City Council Resolution . The proposed project will create an additional affordable housing requirement of 15 units. The developer proposed to satisfy its obligation under the Inclusionary Zoning Regulations through the use of affordable unit credits. It will purchase these credits from either the City or Eden Housing created in the Veterans Project under development in Downtown Dublin. The purchase will either provide an additional funding stream for the Veterans Housing project or result in the City receiving additional affordable housing funds for use in other projects. 16. Street Lights. Street lights selected for this PL In conjunction Project subdivision shall have the ability to accept cut-off with approval Specific shielding to the satisfaction of the City Engineer. of improvement plans 17. Satellite Dishes: The Developer's Architect shall PL Prior to the DMC prepare a plan for review and approval by the issuance of 8.96.020. Director of Community Development and the Chief Building D Building Official that provides a consistent and Permits unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run from the individual residential unit to the location on the building to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, that the mounting of the dish be incorporated into the chimney. In instances where the buildings have mechanical wells (Neighborhoods 4 and 6) that those buildings provide locations within the well for individual unit connections. In instances where neither chimneys nor mechanical wells exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, haphazard and irregular placement. Page 8 of 38 LANDSCAPING �$� Final Landscape Construction Documents. The PL Issuance of Standard final planting and irrigation design shall: building permits a. Utilize plant material that will be capable of healthy growth within the given range of soil and climate. b. Provide landscape screening that is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. Provide that 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 a minimum of 5 gallons in size. d. Provide concrete curbing at the edges of all planters and paving surfaces where applicable. Final landscape construction documents shall: a. Provide specific landscape and irrigation plans for non-typical and corner lots. This requirement includes any lot that varies more than five feet in width from the typical plan. b. Specify that all cut and fill slopes graded and not constructed by September 1 , of any given year, are hydroseeded with perennial or native grasses and flowers, and that stockpiles of loose soil existing on that date are hydroseeded in a similar manner. c. Specify 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, if applicable. d. Include a warranty from the owners and/or contractors to warrant all trees, shrubs and ground cover and the irrigation system for one year from the date of project acceptance by the City. 19. Maintenance Agreement. A permanent PL Issuance of Standard maintenance agreement on all common area the building landscaping will be required from the owner insuring permit re ular irri ation, fertilization and weed abatement. 20. Tree Preservation. Tree preservation techniques, PL Issuance of Standard Page 9 of 38 and guarantees, if applicable, shall be reviewed and the building approved by the Dublin Planning Division prior to permit the issuance of the buildin permit. 21. Street Trees and Accent Trees. Street trees shall PL Issuance of Standard be spaced between 30 and 50 feet on center or the building approximately one per typical lot. Corner lots shall permit provide a minimum of two trees and a maximum of three street trees per lot. Generally, each lot will rovide one accent tree, s ace ermittin . 22. Water Efficient Landscaping Regulations. The PL Issuance of Standard Applicant shall meet all requirements of the City of the building Dublin's Water-Efficient Landscaping Regulations, permit Section 8.88 of the Dublin Municipal Code. 23. Bio-Retention Areas. The designed bio-retention PL Issuance of Standard areas shall be enhanced to create an open space the building landscape that is landscape attractive, conserves permit water, and requires minimal maintenance. 24. Plant Clearances. All trees planted shall meet the PL Issuance of Standard following clearances: the building a. 6' from the face of building walls or roof eaves permit b. 7' from fire hydrants, storm drains, sanitary sewers and/or gas lines c. 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains d. 15' from stop signs, street or curb sign returns e. 20' from either side of a streetli ht 25. Irrigation System Warranty. The Applicant shall PL Issuance of Standard warranty the irrigation system and planting for a the building period of one year from the date of installation. The permit Applicant shall submit for the Dublin Community Development Department approval, a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five ears. 26. Walls, Fences and Mailboxes. Applicant shall PL Issuance of Standard work with staff to prepare a final wall, fencing and the building mailbox plan that is consistent with Dublin Municipal permit Code and the design character of the architecture. The design of the mailbox station shall be upgraded to provide an enclosure or housing for the gang mailboxes so that they are integrated into the structure. Mailbox locations shall be integrated within the landscape and shall comply with USPS requirements. 27. Sustainable Landscape Practices. The PL Issuance of Standard landscape design shall demonstrate compliance the building with sustainable landscape practices as detailed in permit the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard, meetin 9 of the 9 required practices Page 10 of 38 and specifying that 75% of the non-turF planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs shall be selected for plantin areas less than six feet wide. 28. Copies of Approved Plans. The Applicant shall PL Construction Standard provide the City with one full size copy, one reduced (1/2 sized) copy and one electronic copy of the approved landscape plans prior to construction. BUILDING 29. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of buildin permit. 30. Retaining Walls. All retaining walls over 30 inches B Through Standard in height and in a walkway shall be provided with Completion guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safet Division. 31. Phased Occupancy Plan. If occupancy is B Occupancy of Standard requested to occur in phases, then all physical any affected improvements within each phase shall be required building to be completed prior to occupancy of any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors 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 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 Page 11 of 38 posting of a bond for the value of the deferred landscapin and associated improvements. 32. Buiiding Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit five (5) sets of Building construction plans to the Building & Safety Division Permits for plan check. Each set of plans shall have attached an annotated copy of 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 buildin permits. 33. Construction Drawings. Construction plans shall B Issuance of Standard be fully dimensioned (including building elevations) building accurately drawn (depicting all existing and permits proposed conditions on site), and prepared and signed by a California licensed 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. 34. Air Conditioning Units. Air conditioning units and B, PL Occupancy of Standard ventilation ducts shall be screened from public view Unit with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. Air conditioning units shall comply with Section 8.36.060,C,3 of the Zonin Ordinance. 35. Temporary Fencing. Temporary Construction B Through Standard fencing shall be installed along the perimeter of all Completion work under construction. 36. Addressing B Standard a) Provide a site plan with the City of Dublin's address grid overlaid on the plans (1 to 30 Prior to scale). Highlight all exterior door openings release of on plans (front, rear, garage, etc.). The site addresses plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. 3 copies on Page 12 of 38 full size sheets and 5 copies reduced sheets. b) Provide plan for display of addresses. The Building Official shall approve plan prior to Prior to issuance of the first building permit. (Prior to permitting permitting) c) Addresses will be required on the front of the Prior to dwellings. Addresses are also required near permitting the garage door opening if the opening is not on the same side of the dwelling as the front door. d) Address signage shall be provided as per the Occupancy Dublin Residential Security Code. of any Unit e) Exterior address numbers shall be backlight Occupancy and be posted in such a way that they may of any Unit be seen from the street. f) Driveways servicing more than one (1) Prior to individual dwelling unit shall have a minimum permit of 4 inch high identification numbers, noting issuance, the range of unit numbers placed at the and through entrance to each driveway at a height completion between 36 and 42 inches above grade. The light source shall be provided with an uninterruptible AC power source or controlled only by photoelectric device. 37. Engineer Observation. The Engineer of record B Scheduling Standard shall be retained to provide observation services for the final all components of the lateral and vertical design of frame the building, including nailing, hold-downs, straps, inspection 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. 38. Foundation. Geotechnical Engineer for the soils B Permit Standard report shall review and approve the foundation issuance design. A letter shall be submitted to the Building Division on the approval. 39. Green Building B Standard Green Building measures as detailed in the SDR Through package may be adjusted prior to master plan Completion check application submittal with prior approval from the City's Green Building Official provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Throu h Page 13 of 38 Completion) The Green Building checklist shall be included in Prior to first the master plans. The checklist shall detail what permit Green Points are being obtained and where the information is found within the master plans. (Prior to first permit). Prior to each unit final, the project shall submit a Through completed checklist with appropriate verification that Completion all Green Points required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual — if Applicant takes advantage Prior to first of this point the Manual shall be submitted to the permit Green Building Official for review or a third party reviewer with the results submitted to the City. (Project) Prior to approval of Landscape plans shall be submitted to the Green the Building Official for review. (Prior to approval of the landscape landscape plans by the City of Dublin) plans by the City of Dublin Developer may choose self-certification or certification by a third party as permitted by the Prior to Dublin Municipal Code. Applicant shall inform the approval of Green Building Official of inethod of certification the plans by prior to release of the first permit in each subdivision the City of / nei hborhood. Dublin 40. Copies of Approved Plans. Applicant shall B 30 days after Standard provide City with 2 reduced (1/2 size) copies of the permit and City of Dublin stamped approved plan. each revision issuance 41. Cool Roofs. Flat roof areas shall have their roofing B Through material coated with light colored gravel or painted Completion with light colored or reflective material designed for Cool Roofs. 42. Solar Zone — CA Energy Code B In Standard Show the location of the Solar Zone on the site conjunction plan. Detail the orientation of the Solar Zone. This with Master information shall be shown in the master plan check Plan check, on the overall site plan, the individual roof plans and prior to the plot plans. This condition of approval will be issuance of waived if the project meets the exceptions provided Building in the CA Ener Code. Permits 43. Wildfire Management. Provide in the master B Prior to Standard drawing set, a sheet detailing which lots are issuance of adjacent to open space and subject to the Wildfire Building Page 14 of 38 Mana ement provisions of the code. Permits _ 44. Recreation Centers. Building permits are B Through Standard required for all recreation centers, swimming pools, Completion spas, park structures and associated amenities and are required to meet the accessibility and building codes. Recreation area shall be considered conceptual in nature only, items such as accessibility and permit requirements shall be reviewed during the permitting process. 45. Options. Selected options that affect the square B Through Standard footage of the dwellings shall be listed on the Completion building permit application. Selected options that affect the footprint of the dwelling shall be shown on the plot plan _ 46. Roof Pians. Detail Solar Zones on a plan type B Through Standard basis, show for each orientation as defined by Completion section 110.10.2 Energy Code SDR 47' Floor Plans. Show location of water heater (SDR) B Through Standard Completion 48. Universal Design Ordinance. ALL units shall B Through Standard meet or exceed the requirements for Universal Completion Design (UDO). If an exemption is granted for the entry to the primary entrance, this will NOT release the unit from the remaining UDO requirements. [Can the do this?] 49. Household Waste Materials. Removal of existing B Prior to Project household waste materials on the site shall be issuance of Specific monitored by a qualified professional and that Grading normal and customary testing be perFormed for lead Permits and based paint and asbestos building materials prior to issuance of demolition of existing on-site buildings. Compliance demolition with this condition shall be demonstrated to the permit Building Official prior to obtaining a demolition permit. _ 50. ET Adjustment Factor. The Building Standards Commission has recently amended the ET Adjustment Factor to 0.55. Landscape Architect of record shall verify that the submitted plans meet these new requirements. 51 . Accessibility. Play areas shall meet the requirements of the CA Building Code for Accessibility to the play equipment and dining tables. FIRE 52. Site Plan. The site plan needs to show sufficient detail to reflect an accurate and detailed layout of the site for review and record purposes. The site plan will need a scale that will allow sufficient details Page 15 of 38 for review purposes and include, but not be limited to the following: � • The site parking and circulation layout including fences, gates, fire land locations and turnarounds. � Location of all fire appliances including fire hydrants, fire connections, fire sprinkler risers and fire control valves. • The location of all building openings including the exit discharge pathway for building exits. Note the location of exit lighting for these pathways as well. • The location of any overhead obstructions and their clearances. 53. New Fire Sprinkler System Requirements. In F Prior to CA accordance with The Dublin Fire Code, fire issuance of Building / sprinklers shall be installed in all buildings. The Building Residential system shall be in accordance with the NFPA 13D, Permits Code the CA Fire Code and CA Building / Residential Code. 54. Fire apparatus. Roadways shall have a minimum F In CA unobstructed width of 20 feet and an unobstructed conjunction Building / vertical clearance of not less than 13 feet 6 inches. with Site Residential Roadways under 36 feet wide shall be posted with Improvement Code signs on one side; roadways under 28 feet wide Drawings shall be posted with signs both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". 1. Fire apparatus roadways must extend to within 150 ft. of the most remote first floor exterior wall of any building. 2. The maximum grade for a fire apparatus roadway is 12%. 3. Fire apparatus roadways in excess of 150 feet in length must make provisions for approved apparatus turnarounds. 4. Where the vertical distance between grade plane and the highest roof surface eceeds 30 feet, aerial fire apparatus access roads shall be provided. Having a minimum 26' unobstructed width in the immediate vicinity of the buildin . 55. Gate Approvals. Fencing and gates that cross F Prior to CA pedestrian access and exit paths, as well as vehicle issuance of Building / entrance and exit roads and Emergency Vehicle Building Residential Access ways, need to be approved for fire Permits Code department access and egress as well as exiting provisions where such is applicable. Plans need to Pagc 16 of 38 � be submitted that clearly show the fencing and gates and details of such. This should be clearly incorporated as part of the site plan with details provided as necessary. 56. Hydrants & Fire Flows. Show the location of any F Prior to CA on-site fire hydrants and any fire hydrants that are issuance of Building / along the property frontage as well as the closest Building Residential hydrants to each side of the property that are Permits Code located along the access roads that serves this property. Provide a letter from the water company indicating what the available fire flow is to this propert . DSRSD 57. Complete improvement plans shall be submitted to DSRSD Issuance of Standard DSRSD that