HomeMy WebLinkAbout5.04 Dublin Fallon 580 Project (PLPA-2023-00033)r
DUBLIN
CALIFORNIA
STAFF REPORT
CITY COUNCIL
Agenda Item 5.4
DATE: August 20, 2024
TO: Honorable Mayor and City Councilmembers
SU B.ECT: Dublin Fallon 580 Project (PLPA-2023-00033)
Prepared by: Crystal De Castro, Senior Planner
EXECUTIVE SUMMARY:
The Dublin Fallon 580 Project proposes to eliminate the Public/Semi-Public land use designation,
convert 42.6 acres designated Open Space to Parks/Public-Recreation, establish development
standards for the future development of 238 residential units and up to 3,299,670 square feet of
commercial/campus office use, and subdivide the 192-acre project site into 11 parcels. The
requested approvals include a General Plan and Eastern Dublin Specific Plan (EDSP) Amendment,
a Planned Development Zoning Stage 1 Development Plan Amendment, a Stage 2 Development
Plan for the residential use, Vesting Tentative Tract Maps 8663, 8666, and 8667, a Development
Agreement, and an Addendum to the EDSP Environmental Impact Reports. On July 16, 2024, the
City Council held a public hearing and approved the Addendum, General Plan and EDSP
Amendments, and Vesting Tentative Maps. The City Council also introduced Ordinances amending
the Zoning Map, approving an amendment to the Planned Development Zoning Stage 1
Development Plan, approving a Stage 2 Development Plan for the residential portion of the
project, and approving a Development Agreement. The City Council is now being asked to waive
the second reading and approve both Ordinances.
STAFF RECOMMENDATION:
Waive the second reading and adopt: 1) the Ordinance Amending the Zoning Map and Approving
Amendments to the Planned Development Zoning Stage 1 Development Plan Ordinance No. 32-05
and a Stage 2 Development Plan for the 13.7-Acres of Medium -High Density Residential for the
Dublin Fallon 580 Project; and 2) the Ordinance Approving a Development Agreement Between
the City of Dublin and GH PacVest, LLC Related to the Dublin Fallon 580 Project.
Page 1 of 4
1
FINANCIAL IMPACT:
All costs associated with the processing of this application are paid for by the applicant.
DESCRIPTION:
Background
The Dublin Fallon 580 property is located within the Fallon Village area in the Eastern Dublin
Specific Plan (EDSP). The property is located east from Fallon Road to just beyond Croak Road and
extends north of I-580 as shown in Figure 1 below.
Figure 1. Project Location
FALLON
SPORTS
PARK
The Applicant proposes to eliminate the existing Public/Semi-Public land use designation, convert
42.6 acres designated Open Space to Parks/Public-Recreation, establish development standards
for the future development of 238 residential units and up to 3,299,670 square feet of
commercial/campus office use, and subdivide the 192-acre site into 11 parcels. The requested
approvals include a General Plan and EDSP Amendment, Planned Development Zoning Stage 1
Development Plan Amendment, a Stage 2 Development Plan for the residential portion of the
project, Vesting Tentative Tract Maps 8663, 8666, and 8667, a Development Agreement, and an
Addendum to the EDSP Environmental Impact Reports. Please refer to Attachment 6 for a
complete discussion of the project.
Page 2 of 4
2
On July 16, 2024, the City Council held a public hearing and adopted Resolution No. 84-24
adopting the California Environmental Quality Act (CEQA) Addendum and adopting General Plan
and EDSP Amendments, and Resolution No. 85-24 approving the Vesting Tentative Tract Maps.
The City Council modified the conditions of approval for the maps to require: a rodent/pest
control management plan; the Applicant to work with the City to explore secondary egress from
the development at the intersection of Pandora Way and Twain Harte Road; and modify Condition
#6 to state the applicant "may" rather than "shall" pay Affordable Housing In -Lieu fees. The City
Council also introduced an Ordinance amending the Zoning Map and amending the Planned
Development Zoning Stage 1 Development Plan and approving a Planned Development Zoning
Stage 2 Development Plan for the residential portion of the project. The City Council also
introduced an Ordinance approving a Development Agreement. Revisions were made to the
residential development standards to require one guest parking space per unit and to eliminate
the Contemporary architectural style from the Architectural Design Guidelines.
The City Council is now being asked to waive the second reading and adopt: 1) the Ordinance
(Attachment 1) amending the Zoning Map and approving amendments to the Planned
Development Zoning Stage 1 Development Plan and approving a Stage 2 Development Plan with
the Architectural Design Guidelines included as Attachment 2 and the Landscape Design
Guidelines included as Attachment 3; and 2) the Ordinance (Attachment 4) approving the
Development Agreement between the City of Dublin and GH PacVest, LLC with the Development
Agreement included as Attachment 5.
ENVIRONMENTAL DETERMINATION:
The California Environmental Quality Act (CEQA), together with State Guidelines and City of
Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. Prior CEQA analysis for
the project area includes: 1) the East Dublin General Plan and Specific Plan Environmental Impact
Report (EIR) (1993), 2) the East Dublin Properties Stage 1 Development Plan and Annexation
Supplemental EIR (2002), and 3) the Fallon Village Supplemental EIR (2005). Collectively, these
three environmental review documents are referred to as the "EDSP EIRs." Pursuant to CEQA
Guidelines and using the City's Initial Study Checklist, the City assessed whether any further
environmental review is required for the proposed project and determined that an Addendum to
the EDSP EIRs is the appropriate CEQA review.
On July 16, 2024, the City Council adopted Resolution No. 84-24 approving an Addendum to the
Eastern Dublin Specific Plan Environmental Impact Reports.
STRATEGIC PLAN INITIATIVE:
Strategy 1: Economic Development, Small Business Support, and Downtown Dublin.
Strategic Objective 1C: Continue supporting the Fallon -East Economic Development Zone and
associated agreements that effectuate the construction of the Dublin Boulevard extension.
Page 3 of 4
3
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The City Council Agenda was posted.
ATTACHMENTS:
1) Ordinance Amending the Zoning Map and Approving Amendments to the Planned
Development Zoning Stage 1 Development Plan Ordinance No. 32-05 and a Stage 2
Development Plan for 13.7-Acres of Medium -High Density Residential for the Dublin Fallon
580 Project
2) Exhibit A to the Ordinance - Architectural Design Guidelines
3) Exhibit B to the Ordinance - Landscape Design Guidelines
4) Ordinance Approving a Development Agreement Between the City of Dublin and GH PacVest,
LLC Related to the Dublin Fallon 580 Project
5) Exhibit A to the Ordinance - Development Agreement
6) City Council Staff Report dated July 16, 2024, without attachments
Page 4 of 4
4
Attachment I
ORDINANCE NO. XX — 24
AMENDING THE ZONING MAP AND APPROVING AMENDMENTS TO THE PLANNED
DEVELOPMENT ZONING STAGE 1 DEVELOPMENT PLAN ORDINANCE NO. 32-05 AND A
STAGE 2 DEVELOPMENT PLAN FOR 13.7-ACRES OF MEDIUM -HIGH DENSITY
RESIDENTIAL FOR THE DUBLIN FALLON 580 PROJECT
PLPA-2023-00033
(APNs 985-0027-002-00, 905-0001-006-03, 985-0027-004-00, 985-0027-005-00)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The Property Owner, GH PacVest LLC, is requesting approval of a Planned Development
Zoning Stage 1 Development Plan Amendment (Ordinance 32-05) and a Stage 2
Development Plan. The proposed project includes up to 238 residential units within 13.7
acres designated Medium High Density Residential, approximately 3,299,670 square feet of
commercial/office uses on 126 acres designated General Commercial/Campus Office.
Requested approvals include a General Plan and Eastern Dublin Specific Plan Amendment,
Planned Development Stage 1 Development Plan Amendment (Ordinance No. 32-05) and
a Stage 2 Development Plan for the residential parcels, Vesting Tentative Tract Map Nos.
8663, 8666, and 8667, and a Development Agreement. These planning and implementing
actions are collectively known as the "Dublin Fallon 580 Project" or the "Project."
B. The project site is approximately 126 acres generally bounded by Jordan Ranch and Francis
Ranch to the north, the vacant Righetti property to the east, Fallon Road to the west and
Interstate 580 (1-580) to the south.
C. This Ordinance adopts an amendment to the Stage 1 Development Plan (Ordinance 32-05)
as it applies to the project area (APNs 985-0027-002-00, 905-0001-006-03, 985-0027-004-
00, 985-0027-005-00) and a Stage 2 Development Plan for 13.7-acres of Medium High
Density Residential within the Dublin Fallon 580 Project and located south of Jordan Ranch
and east and west of Croak Road (APNs 985-0027-002-00 and 905-0001-006-03).
E. This Ordinance shall supersede Ordinance No. 13-08, adopted by the City Council on March
18, 2008, for an amended Stage 1 Development Plan and Stage 2 Development Plan for the
7-acre residential portion of the GH PacVest property (formerly Anderson) located east of
Croak Road which, among other approvals established the regulations for the use,
development, improvement, and maintenance pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance (APN 905-0001-006-03).
F. The California Environmental Quality Act (CEQA) together with CEQA Guidelines and City
of Dublin CEQA Guidelines and Procedures require that certain project be reviewed for
environmental impacts and that environmental documents be prepared.
G. Prior CEQA analysis for the Project area includes: 1) the Eastern Dublin General Plan
Amendment and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1
Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village
Supplemental EIR (2005). Collectively, these three environmental review documents are
referred to as the "EDSP EIRs." Pursuant to the requirements of the CEQA, the City prepared
an Addendum for the Project, which reflected the City's independent judgment and analysis
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 1 of 13
5
of the potential environmental impacts of the Project and concludes that the Project would
not result in any new significant impacts or substantially increase the severity of any
significant impacts identified in the EDSP EIRs and no other CEQA standards for
supplemental review are met.
G. Following a properly noticed public hearing on June 11, 2024, the Planning Commission
adopted Resolution No. 24-05, recommending approval of the Addendum and the Dublin
Fallon 580 Project, and approve General Plan and Eastern Dublin Specific Plan
Amendments, Planned Development Zoning Stage 1 Development Plan Amendments and
a Stage 2 Development Plan, Vesting Tentative Tract Maps, and a Development Agreement
for the Dublin Fallon 580 Project, which Resolution is incorporated herein by reference and
available for review at City Hall during normal business hours.
H. A Staff Report dated July 16, 2024, and incorporated herein by reference, described and
analyzed the Project, including the Planned Development Zoning Stage 1 Development Plan
Amendment and Stage 2 Development Plan, for the City Council.
I. The City Council considered the Addendum to the EDSP EIRs, and all above referenced
reports, recommendations, and testimony at a properly noticed public hearing prior to taking
action on the Project.
J. On July 16, 2024, the City Council adopted Resolution No. 84-24 adopting the CEQA
Addendum and approving a General Plan and Eastern Dublin Specific Plan Amendment and
Resolution No. 85-24 approving Vesting Tentative Tract Map Nos. 8663,8666, and 8667.
SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
1. The proposed Planned Development Zoning District meets the purpose and intent of
Chapter 8.32 in that 1) it provides maximum flexibility and diversification in the development
of property; 2) maintains consistency with, and implements the provisions of, the Dublin
General Plan and the Eastern Dublin Specific Plan; 3) protects the integrity and character
of both residential and non-residential areas of the City; 4) encourages efficient use of land
for preservation of sensitive environmental areas such as open space areas and
topographic features; 5) provides for effective development of public facilities and services
for the site; 6) encourages use of design features to achieve development that is
compatible with the area; and 7) allows for creative and imaginative design that will
promote amenities beyond those expected in conventional developments.
2. Development under the Planned District Development would be harmonious and
compatible with existing and potential development in surrounding areas in that 1) the
proposed project is located within the Fallon Village Stage 1 Development Plan area which
has a mix of residential, commercial and industrial areas; 2) the project's residential area
will be consistent the planned residential projects, including Francis Ranch to the north and
medium density residential land use to the east and 3) the future industrial area to the east
are envisioned to be developed with similar and compatible uses.
Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows:
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 2 of 13 6
1. The proposed amendment would be harmonious and compatible with existing and potential
development in surrounding areas in that 1) the proposed project is located within the
Fallon Village Stage 1 Development Plan area which has a mix of residential, commercial
and industrial areas; 2) the project's residential area will be consistent with the planned
residential projects, including Francis Ranch to the north and medium density residential
land use to the east; and 3) the future industrial area to the east are envisioned to be
developed with similar and compatible uses.
2. The subject site is physically suitable for the type, intensity of the zoning district being
proposed in that the proposed density and development standards in the proposed zoning
is consistent with the existing Stage 1 Development Plan and existing and proposed land
use designations in the General Plan and Eastern Dublin Specific Plan.
3. The proposed amendment 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) the proposed amendment addresses the planned design of the Dublin Boulevard
extension and provides for a FAR for general commercial/campus offices uses consistent
with the General Plan and Eastern Dublin Specific Plan and 2) the commercial/office area
to the east is envisioned to be developed with similar and compatible uses.
4. The proposed amendment is consistent with the Dublin General Plan and the Eastern
Dublin Specific Plan in that the proposed land uses and densities are consistent with land
use designations in the General Plan and Eastern Dublin Specific Plan as amended.
B. Pursuant to Ordinance No. 32-05 (Section 3.2.A.3), the City Council makes the following
findings regarding the amendments to the Stage 1 Development Plan as follows:
1. The proposed use and development is consistent with the General Plan, Eastern Dublin
Specific Plan and Zoning Ordinance.
2. The proposed development is consistent with Stage 1 and 2 design guidelines.
3. Appropriate transitions are developed between projects where an industrial use is
adjacent to a different use. These transitions can be created through careful design of
landscaping, consideration of the relationship of the uses to buildings on surrounding
sites, building and circulation layout, and setbacks.
4. The size, scale and intensity of development do not conflict with the character of the
district and adjacent land uses.
5. Adequate space, light, and air along with visual and acoustical privacy are provided.
6. No excessive noise, illumination, unsightliness, odor, smoke, and other objectionable
influences are generated.
7. On and off -site vehicular and pedestrian linkages and circulation are functional and
minimize barriers.
8. Streetscapes and parking lots are varied, create visual interest and are pedestrian
friendly.
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 3 of 13
7
9. The development provides access to public transit and services.
10.Adequate on -site parking, including the ability to participate in shared parking, is
provided.
11.Where possible, certain elements should be coordinated and shared, including access
drives; internal circulation; perimeter open space and landscape buffers; service, loading,
and refuse locations; and drainage, detention, and water quality facilities.
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:
Approximately 192-acres located south of Jordan Ranch, north of 1-580, east of Fallon
Road, and just beyond Croak Road (APNs 985-0027-002-00, 905-0001-006-03, 985-0027-
004-00, 985-0027-005-00 (the "Property")
A map of the rezoning area with a related Stage 2 Development Plan for the Medium- High Density
Residential is shown below:
Fallon
Sports
Park
• i
Residential
Cottonwood , -
Creek School "5 '
;Res! entiall,
C,ottC,h:aoo❑
cheek Park
GH PacVest
Property
0
-
0
L
U
Future Dublin Bouleva
Vacant
Land -Future
Residential,
Commercial,
and
Industrial
Uses
SECTION 4. AMENDMENTS TO THE OF STAGE 1 DEVELOPMENT PLAN ORDINANCE NO.
32-05
Fallon Village Stage 1 Development Plan
On December 20, 2005, the City Council approved a Stage 1 Development Plan for the 1,134-
acre Fallon Village Project (Ordinance 32-05), pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance. The Planned Development Stage 1 Development Plan for the Fallon Village Project
is amended as shown below. All other provisions of Ordinance 32-05 remain unchanged.
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 4 of 13 8
1. Statement of Proposed Uses. The statement of proposed uses shall amend PD-Parks with
the addition of Natural Community Park as a permitted use and PD-Public/Semi-Public to
remove reference to the location of the Public/Semi-Public on the GH PacVest property within
the Fallon Village Center as follows:
PD-Park
Intent. Community and neighborhood open space and recreational area, both active and
passive.
Permitted Uses
Community Park
Neighborhood Park
Neighborhood Square
Natural Community Park
Recreational and educational facility
Trail staging area
Similar and related uses as determined by the Community Development Director
PD-Public/Semi-Public
Intent. Identifies areas where institutional or community facilities uses are anticipated. The
exact location of parcels with a Public/Semi-Public designation shall be determined at Stage
2. The Public/Semi-Public parcels on the Francis Ranch (formerly Croak/East Ranch)
properties (net 2.0-acres) shall be located within the Fallon Village Center.
2. Development Regulations. Amend Development Regulations for PD-General/Campus
Office, and PD-industrial Park projects in Fallon Village to reflect the mix of uses for the GH
PacVest property as follows:
A. PD-General Commercial/Campus Office, and PD-Industrial Park
1. Development Standards
b. Each property owner shall develop their General Commercial/Campus Office parcel
with a mix of land uses consistent with the assumptions made in their respective traffic
studies as follows:
Property
Traffic Study
Traffic Assumption Summary
GH
PacVest
Dublin Fallon 580
Local
Transportation
Analysis dated
March 2024
(Kittelson)
ITE Land Use
Unit
Amount
Weekday
ADT
Advanced
Manufacturing
2888.4 KSF
13,720
Hotel
314 rooms
2,509
Retail
100 KSF
3,701
Office
100 KSF
1,084
Righetti
Fallon Village
Traffic Study
dated August
2005
The Traffic Study assumed development
would consist of 70% commercial and 30%
office.
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 5 of 13 9
This mix of commercial and office uses may be modified as long as the traffic impacts
for each parcel remain consistent with the assumptions made in the Traffic Study.
3. Stage 1 Site Plan. Amend the Stage 1 Site Plan as shown in Figure 1, to replace Exhibit A of
Ordinance 32-05 in its entirety to accurately reflect the changes in the land use designations
for Fallon Village.
Figure 1. Stage 1 Site Plan
LEGEND
MI' WV UN
Fallon Village
.c I PD Amendment Site Pon
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wa0n
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02
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1- 5tio
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mACiur& SOWS
4. Stage 1 Design Guidelines. Amend Exhibit B in Ordinance 32-05 as follows: Retaining Walls
(p. 56-58). Details on retaining walls for the GH PacVest Properties shall be as shown on the
approved tentative maps for the respective residential developments.
5. Site area, proposed densities. The Table in Section 5 (site area, proposed densities) of
Ordinance 32-05 is amended to accurately reflect the changes to the land use designations
for Fallon Village (no changes to the footnotes):
Land Use
Acreage
Density
Single Family Residential
403.6 acres
0-6.0 units/acre
Medium Density Residential
60.1 acres
6.1-14.0 units/acre
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 6 of 13 10
Medium High Density
Residential
23.8 acres
14.1-25.0 units/acre
Rural
Residential/Agriculture
142.9 acres
1 unit/100 acres
Mixed Use
6.4 acres
0.3-1.00 FAR
General Commercial/
Campus Office
144.3 acres
0.20-0.80 FAR
Industrial Park
61.3 acres
0.35 / 0.40 FAR1
Community Park
18.3 acres
--
Neighborhood Park
23.6 acres
--
Neighborhood Square
8.0 acres
--
Natural Community Park
42.6 acres
--
Open Space
168.6 acres
--
Elementary School
21.1 acres
--
Semi-Public
4.1 acres
0.50 FAR
Public/Semi-Public
2.0 acres
0.50 FAR
1The maximum FAR for warehousing uses is 0.40 for the Branaugh Property only. For all other uses and parcels,
the maximum FAR is 0.35.
6. Phasing Plan. Amend the Stage 1 Phasing Plan as shown in Figure 2, to replace Exhibit C of
Ordinance 32-05 in its entirety to accurately reflect the land use designations for Fallon Village.
Figure 2. Stage 1 Phasing Plan
FALLON VILLAGE
Stage 1 Development Plan
Amendment
PHASING PLAN
Note: Please refer to Ma ter Infrastructure
Plan for ntIlItt informatl m.
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 7 of 13
11
FALLON VILLAGE
Stage I PD Amendment
MASTER LANDSCAPE AND
CIRCULATION PLAN
On.d:CO> Ntr.,oau .9,.9.,a
7. Master Neighborhood Landscaping Plan. Amend the Stage 1 Master Neighborhood
Landscaping Plan as shown in Figure 3, to replace Exhibit D of Ordinance 32-05 in its entirety
to accurately reflect the changes to land use designations for Fallon Village.
Figure 3. Stage 1 Master Neighborhood Landscaping Plan
1 G1 NI)
8. Master Infrastructure Plan. Amend the Stage 1 Master Infrastructure Plan as shown in Figure
4, to replace Exhibit F in Ordinance 32-05 in its entirety to accurately reflect the changes to
land use designation for Fallon Village.
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 8 of 13
12
Figure 4. Master Infrastructure Plan
Fallon Village
Stage I PD Amendment
MASTER
INFRASTRUCTURE PLAN
Legend
water 5nte,
- water System Dr no Phew
Recycled Water System
- Recycled Water System rorw,e.:
Sewer System m. props, phew
Sewer
w^•� Storm Drain nnSystem System
- Storm
rm Dram System M Po
wl
■••■ Vehicular Grcdatwn
• Pump Station / Turnout / Tank Ste
--- Project Site Boundary
a r+•v+sda e ewe neon 1.9a.xam run
am and rw.°a-
oma hem w.x.e.mr.1 won Oren,. dorm
.e er e<rw
WATER QUALITY FEATURES:
Approximate location of ofltme
bioretentron facilites (basin)
$CornmercWUnon-resdenbal areas
�a may utilize bwretermon parting
filter strips. mechanical devices
(vortex type) or in combination
With basin.
Major roadways (those shown
With main line utilities) may also
ublaa street boblter strips
(located in parkway stnp between
curb and sdewalk.)
Refer to Stage I -FD level
5tormwater QWlity/Dranage
Concept' report by Engeo. dated
Feb. 2005. for details or water
quality features.
a err Be
TO slnits
Proper..
9. Street Sections. Amend Exhibit G in Ordinance 32-05 as follows: Street sections for GH
PacVest Properties shall be as shown on the approved tentative maps for the respective
developments.
SECTION 5. APPROVAL OF STAGE 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the Property are set
forth in the following Stage 2 Development Plan for the 13.7-acre portion of the GH PacVest area
(APNs 985-0027-002-00 and 905-0001-006-03), which is hereby approved. Any amendments to
the Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin
Municipal Code or its successors. This Stage 2 Development Plan supersedes and replaces
Ordinance 13-08 in its entirety.
Stage 2 Development Plan
The following is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance. This Development Plan meets all the requirements of a Stage 2 Development Plan
and is adopted as part of the PD-Planned Development rezoning for the Dublin Fallon 580
Medium -High Density Residential (PLPA-2023-00033).
The PD-Planned Development District and this Stage 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.
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 9 of 13 13
1. Statement of compatibility with the Stage 1 Development Plan. The Dublin Fallon 580
Residential Stage 2 Development Plan is consistent with the Stage 1 Development Plan for
the Fallon Village Project area (Ordinance No. 32-05), as amended in Section 4 above.
2. Statement of Uses. Permitted, conditional, accessory and temporary uses are allowed as set
forth in the Stage 1 Planned Development for Fallon Village in Ordinance No. 32-05 as
amended, which is incorporated herein by reference.
3. Stage 2 Site Plan. The following Stage 2 Site Plan is conceptual. Final site design shall be
determined by the Site Development Review Permit.
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4. Site Area, Proposed Densities.
Land Use
Size
(Gross
Acres)
Units
Density
(du/ac)
Parcel 7 -Tract 8666
Medium -High Density
Residential
6.5
128
19.7
Parcel 8- Tract 8667
Medium -High Density
Residential
7.2
110
15.3
Total
13.7
238
17.4
5. Development Regulations.
Residential Development Standards
CRITERIA
Medium High Density
Product Type
Attached Product, Townhome,
Condominium
Maximum Building Height(4)(11)
40'
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 10 of 13
14
Maximum Stories
3
Minimum Setbacks (1)(2)(4)(6)
Front setback- Porch/ Living to ROW
5'
Rear Setback- garage to back of curb P/L
3'
Rear setback-balcony/deck to back of curb P/L
(2r'd/3rd story)
0.5'
Side setback- Bldg end to ROW or P/L
4'
Minimum Building Separation (2)(3)(4)
Bldg. to Bldg.- Paseo (Front)
18.5'
Bldg. to Bldg.- End
10'
Bldg. to Bldg.- Garage (Rear)
30'
Minimum Drive Aisle- with Aerial Fire Access
26'
Minimum Drive Aisle- No Aerial Fire Access
22'
Parking Spaces Required Per Home
2 covered plus 1 guest
Minimum Usable Private Open Space (SF) (7)
60 S.F of private outdoor balcony,
deck, patio space with 6' minimum
dimension
Notes:
(1) Setbacks measured from property line or as otherwise noted.
(2) See following "Typical Plotting Concept" exhibits for graphic depiction of above standards
(3) Items such as, but not limited to air conditioning condensers, porches, chimneys, bay windows,
retaining walls less than 4' in height, media centers, etc. may encroach 2' into the required setback
of one side yard, provided a minimum of a 3' flat and level area is maintained for access around
the house.
(4) Setbacks are subject to Building Code requirements for access.
(5) Maximum height of a front yard courtyard wall shall be 30" maximum (solid wall) or 42" maximum
(transparent/fence)
(6) Patios / Private outdoor open space may encroach into the Front or Side Setback by up to 3'
(7) Retaining walls up to 4' high may be used to create a level usable area. Retaining walls in excess
of 4' to create usable area are subject to review and approval of the Community Development
Director. Retaining walls over 30" in height are subject to safety criteria as determined by the
Building Official.
(8) Curbside parking may be counted toward required number of guest spaces. 2 covered side -by -side
spots shall be provided. Tandem spaces may not be utilized to meet the parking requirement.
(9) Accessory Structure Setbacks will follow the City Dublin Zoning Ordinance, Chapter 8.40:
Accessory Structures and Uses Regulations
(10) A low wall (30" or less) may encroach into the site line area. No solid structure above 30" shall be
allowed; porch columns excluded.
(11) Refer to Dublin Municipal Code Ch 8.36.110 for height exceptions.
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 11 of 13 15
Typical Plotting Concepts
PRIVATE STREET/ALLEY
LEGEND
A FRONT SETBACK TO ROW OR PIL (LIVING OR PORCH)
B REAR SETBACK (GARAGE TO BACK CURB-P!L)
C REAR SETBACK BALCONY/DECK (2ND13RD STORY) TO BACK CURB - PIL
D SIDE SETBACK BLDG. END TO ROW-PIL
E BLDG. TO BLDG. - PASEO
F BLDG. TO BLDG. - END
G BLDG. TO BLDG. (GARAGE TO GARAGE)
H MIN. DRIVE AISLE - W! AERIAL FIRE ACCESS (26')
I MIN. DRIVE AISLE - NO AERIAL FIRE ACCESS (22')
PIL PROPERTY LINE OR PARCEL LINE TYPICAL PLOTTING CONCEPTS
ROW RIGHT OF WAY SETBACKS / SEPARATION
SW SIDEWALK TOWNHOMES - PRIVATE STREETS
A
•
PRIVATE STREET/ ALLEY
I 'r
B
2
PRIVATE STREET/ALLEY
H
0
01 ca
NOTE:
FOOTPRINTS SHOWN ARE PRELWIARY. FINK FOOTPRINT
DESIGN WILL BE PROVIDED IN SDR APPLICATICN
GH PACVEST - MH RESIDENTIAL
DUBLIN, CA
DEVELOPMENT STANDARDS
(Not to Scale)
12/21/2022
6. Architectural Design Guidelines. Please refer to Exhibit A.
7. Preliminary Landscape Plan. Please refer to Exhibit B.
8. Inclusionary Zoning Regulations. The project shall comply with the Inclusionary Zoning
Regulations (Chapter 8.68) for the provision of affordable housing unless otherwise defined
by the Development Agreement.
9. Public Art. The project shall comply with Public Art Program Contribution (Chapter 8.58) and
either make a contribution for or provide public art in accordance with the Dublin Municipal
Code.
10. Applicable Requirements of the Dublin Zoning Ordinance. Except as specifically provided
in this Stage 2 Development Plan and the Stage 1 Development Plan (Ordinance No. 32-05),
the use, development, improvement and maintenance of the Property shall be governed by
the provision of the Dublin Zoning Ordinance pursuant to 8.32.060C or its successor. The
closest comparable zoning district is as follows:
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 12 of 13 16
Residential:
R-M Multi -Family Residential District
General Commercial/Campus Office:
C-2 General Commercial District and M-P Industrial Park Zoning District, whichever is least
restrictive.
SECTION 5. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of
the State of California.
SECTION 6. 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 20th day of August
2024 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 13 of 13
17
Attachment 2
Exhibit A to Ordinance - Architectural Design Guidelines
DUBLIN FALCON 580
ARCHITECTURAL DESIGN GUIDELINES
DUBLIN, CA
FEBRUARY 2024
GH Pacvest, LLC
Dublin Fallon 580 Design Guidelines
19
Table of Contents
Introduction 4
Architectural Components 5
N Architectural Styles 9
Dublin Fallon 580 Design Guidelines
20
Introduction
Purpose and Objective
The Architectural Guidelines provides the architecture framework for future development within Dublin Fallon 580 with
the goal of high -quality designed homes. These guidelines and the graphic representations contained herein are for
conceptual purposes only. Guidelines with the term "shall" are required and to be implemented; guidelines with the
term "should" are highly recommended. The Architectural Guidelines are organized into two sections: B. Architectural
Components, and C. Architectural Styles. These guidelines are to be used with the Development Standards for the
project, which dictate height, open space and setback requirements.
Exhibit 1.1: GH Pacvest Site Context Map
N.T.S.
Dublin Fallon 580 Design Guidelines
21
Architectural Components
The public realm architecture is comprised of building and design
components that include: Building Facades, Roofs and Roof Decks,
Garages, Architectural Details, and Materials and Colors. When
appropriately designed, these components can create visually interesting
streetscapes and human scale environments. This section of the
Architectural Design Guidelines covers architectural components and
addresses Universal Design and Accessory Dwelling Units.
Building Facades
Building Facades constitute all vertical sides of the building: front, sides,
and rear that, together with the roof, creates a building's mass and scale.
A building's mass and scale directly impact the overall streetscape of
a neighborhood. To encourage a pedestrian friendly environment and
visually interesting streetscape, the following guidelines are encouraged:
• Stagger wall planes in the horizontal and/or vertical plane, where
appropriate, to break up the elevation to avoid large building
massing.
• Provide projections and recesses in building elevations appropriate
to the architectural style to create shadow and depth.
• Use balconies to create plane breaks in the building elevations.
• Buildings shall be designed with "4-sided" architecture to create
high -quality homes that are human -scale and enhance the public
realm.
• Buildings shall be designed to differentiate a defined base, amiddle
or body, and a top, cornice, or parapet cap as appropriate to the
building style.
Staggered wall planes
Use balconies to create plane breaks in the
building elevations.
Dublin Fallon 580 Design Guidelines
22
Architectural Components
Variation in roof forms
Roof deck
Landscaping in between garage doors
Roofs and Roof Decks
The building roof provides an important function to the home and to
shaping the skyline and a building's overall form.
• Variation of roof forms are encouraged to allow for the creation of
an interesting roofscape and streetscape.
• Roof forms can include, but are not limited to, gable, shed, and
hip. Flat roofs may be allowed under the Contemporary Spanish
architectural styles, especially when roof decks are part of the
building design.
• Roof material and color shall complement the architectural style of
the home.
• Roof decks, if implemented, should be designed as an integral part
of the overall building design, consider solar panel requirements,
have adequate railings for safety and privacy, and offer adequate
private open space for residents.
Garages
Garages provide a sheltered space for vehicles and, when thoughtfully
placed and designed, will de-emphasize the vehicle and can add to the
articulation of the overall building form.
• Alley -load buildings with garage in the alley are encouraged to
promote a walkable pedestrian streetscape.
• Garage door recesses into surrounding wall planes, and/or with 2nd
floor above cantilevered are encouraged to help de-emphasize the
garage door.
• Garage door windowlites are allowed and should be appropriateto
the architectural style of the home.
• To soften alleyways with many garage doors, appropriate
landscaping (i.e. small hedges, climbing trellis, etc. ) in between
garage doors is encouraged.
Dublin Fallon 580 Design Guidelines
23
Architectural Components
Architectural Details
The Architectural Details of a building help complete the design vision
and can mean the difference between a welcoming street scene with
appeal and one that may be non -inviting and bland. This section includes
guidelines for the following Architectural Details: entryways, windows and
doors, exterior lighting, gutters and down spouts, building addresses, and
mechanical equipment.
Entryways
• Entryways present the threshold between public and private spaces
and are a focal point to the building facade. The following elements
are encouraged to be used to articulate the entryway as a focal
point: Porch, Trellis, Portico, and Recessed Entryway.
• Where entryways face a paseo, there shall be a walkway, 4' wide
minimum, connecting the entryway to the paseo.
• Where entryways face a street, there shall be a walkway, 4' wide
minimum, connecting the entryway to the sidewalk.
Windows and Doors
• Window and door design and their trim elements shall be consistent
with the overall architectural style of the building.
• Window shutters, when used, shall be the same size and shape as
the window opening they appear to shutter.
• Window frames shall be appropriately colored to match or
complement the house or trim colors for each color scheme.
Exterior Lighting
• Exterior lighting shall adhere to standards and regulations in Dublin
Municipal Code 7.32.270: Building Security, Section (D) Lighting.
• All building -mounted and site lighting fixtures shall be fully shielded
and utilize colors and finishes to complement the building's
architectural style.
Gutters and Downspouts
• Gutters and downspouts shall be integrated into the overall building
design in regards to location and color.
A walkway connecting the entryway to the
paseo
Window designs and trim elements
Window shutters proportional to the window
opening
Dublin Fallon 580 Design Guidelines
24
Architectural Components
Example of well screened Mechnical
Equipment on ground level
Buildings facing across a street use different
color schemes for street scene variation
Building Addresses
• Building address numbers should be of a clear typeface appropriate
to building style.
• Lighting and visibility of building addresses should adhere to the
regulations in Dublin Municipal Code 7.32.120: Address Illumination.
Mechanical Equipment
• Mechanical equipment located on the ground shall be screened
from view from the public to maintain a pedestrian friendly street
scene. Screening can be landscape and/or a fencing screen.
• Mechanical equipment located in cabinets and/or on the wall shall
be appropriately screened with doors that are integrated into the
overall building design and/or landscaping that will not obscure
access to the equipment per utility company standards.
• Any rooftop equipment shall be integrated into the overall building
design and screened from public views.
Materials and Colors
The Materials and Colors of a building have a direct impact on the
streetscape and overall neighborhood. The following guidelines are to be
referenced with the materials allowed for each architectural style.
• Materials and colors shall be of high -quality and durable, weather
well, and reflect the home's architectural style.
• Material and color blocking shall not terminate at outside corners
and shall wrap to appropriate transition points of the building facade.
• Materials and colors at the base of buildings should continue to
where the building meets grade so the building is well seated into
the street, avoiding a "floating" look.
Universal Design
The proposed buildings will adhere to the Universal Design Guidelines as
outlined in Dublin Municipal Code Chapter 7.90: Universal Design.
Accessory Dwelling Units
Accessory Dwelling Units proposed in Dublin Fallon 580 will adhere
to the standards and regulations as outlined in Dublin Municipal Code
Chapter 8.80: Accessory Dwelling Unit Regulations.
Dublin Fallon 580 Design Guidelines
25
Architectural Styles
The architectural styles of Dublin Fallon 580 draw from the project
site's setting of rolling hills and its relationship to the surrounding area
and existing residential neighborhoods. The following fourarchitectural
styles identified for Dublin Fallon 580 are a mixture of traditional and
contemporary styles offering variation.
• Traditional Farmhouse
• Modern Farmhouse
• Contemporary Spanish
• Modern French Country
Dublin Fallon 580 Design Guidelines
26
Architectural Styles
Traditional Farmhouse
MINIMUM CHARACTERISTICS
SUGGESTED ENHANCEMENTS
•
Gable Roof Forms
Roof Form
•
•
3:12 to 8:12 Pitch
12" to 18" deep Eaves
•
Shed Accent Roofs
•
6" to 12" deep Rakes
•
Dimensional Composition Shingle
Roof Materials
Roofing and/or Standing Seam Metal
Roofing
•
Board and Batten Siding
Exterior Finish
•
Lap Siding with 6 to 8 inch Exposure
•
Brick or Stone Veneer
•
Stucco Finish
•
Single Hung and Casement Windows
Windows and
Doors
•
•
Accent Painted Entry Doors•
Panelized or Carriage House Sectional
Fixed Accent Windows
Garage Doors
•
Wood Brackets or Kickers
Trims and
•
Wood trim, Fiber Cement Trim, and/or
•
Wood Porch Posts
Accents
High Density Foam with precast finish
or smooth stucco finish
•
•
Wood Railings
Decorative false vents in gable ends
•
Trim same color as adjacent body color
Dublin Fallon 580 Design Guidelines
27
Architectural Styles
Modern Farmhouse
MINIMUM CHARACTERISTICS
SUGGESTED ENHANCEMENTS
•
Gable Roof Forms
Roof Form
•
•
3:12 to 6:12 Pitch
6" to 12" deep Eaves
•
Shed Accent Roofs
•
0" to 6" deep Rakes
•
Dimensional Composition Shingle
Roof Materials
Roofing and/or Standing Seam Metal
Roofing
•
Lap Siding
Exterior Finish
•
Stucco Finish
•
Brick and/or Stone Veneer
•
Board and Batten Accent Siding
•
Single Hung and Casement Windows
Windows and
Doors
•
•
Accent Painted Entry Doors
Panelized or carriage house sectional
•
Fixed Accent Windows
Garage Doors
•
Wood brackets or Kickers
Trims and
•
Wood trim, Fiber Cement Trim, and/or
•
Wood Porch Posts
Accents
High Density Foam with precast finish
or smooth stucco finish
•
•
Metal Railings
Metal Awnings over windows or doors
•
Trim same color as adjacent body color
Dublin Fallon 580 Design Guidelines
28
Architectural Styles
Contemporary Spanish
MINIMUM CHARACTERISTICS
SUGGESTED ENHANCEMENTS
Roof Form
•
•
Gable Roof and/or Hipped Roof
4:12 - 6:12 Roof Pitches
•
Limited Flat Roof Areas
•
Clay or Concrete Roof Tiles, one of the
Roof Materials
following shapes
• Barrel Roof Tile
•
Standing Seam metal Accent Roof
• Flat Concrete
Areas
• S-shaped Concrete
•
Horizontal Lap Siding
Exterior Finish
•
Predominately Stucco
•
•
Tongue and Groove Siding
Stone or Brick Veneer
•
Tile Accents
•
Single Hung Windows
•
Casement Windows
•
Slider Windows
Windows and
•
Contemporary Paneled front doors (no
•
Fixed Accent Windows
Doors
beveled panels)
•
Solid, Flat Front Doors
•
Flat garage doors (no panels) or
rectangular recessed panels (no bevels
encouraged)
•
Metal Railings
Trims and
•
Recessed windows or enhanced
•
Wood Railings
Accents
window trims
•
Decorative Metal Details
•
False Tiles Vents
1 11811"."Iiirr
1 �
Dublin Fallon 580 Design Guidelines
29
Architectural Styles
Modern French Country
MINIMUM CHARACTERISTICS
SUGGESTED ENHANCEMENTS
Form
•Roof
Gable Roof
•
Hipped Roof accents, 4:12 - 7:12 roof
pitches
•
4:12 - 7:12 Roof Pitches
•
Limited Flat Roof Areas
Roof Materials
•
Dimensional Roof Shingles and/or Flat
Concrete Tile
•
Standing Seam Metal Accent Roof
Areas
•
Horizontal Lap Siding
Exterior Finish
•
Predominately Stucco
•
Tongue and Groove Siding
•
Stone or Brick Veneer
•
Single Hung Windows
•
Casement Windows
•
Slider Windows
Windows and
•
Contemporary Paneled Front Doors (no
•
Fixed Accent Windows
Doors
beveled panels)
•
Solid, flat front doors
•
Flat garage doors (no panels) or
rectangular recessed panels (no bevels
encouraged)
•
Metal Railings
Trims and
•
Recessed windows or enhanced
•
Wood Railings
Accents
window trims
•
Decorative Metal Details
•
False tile vents
Dublin Fallon 580 Design Guidelines
30
This Page Intentionally Left Blank
31
LANDSCAPE DESIGN GUIDELINES
CONCEPT
The Dublin Fallon 580 property comprises of 13.66 acres
designated for high -density multi -family residential
use (Parcels 7 and 8, depicted below with pedestrian
circulation and bicycle connections). The selection
and arrangement of materials, colors, and textures will
create a unified community aesthetic. The overarching
landscape theme will feature vibrant, blossoming
plant life, complemented by evergreen planting that
harmonizes with the architecture and encourages
pedestrian access and connectivity both within the
community and to neighboring areas.
Each entrance to the neighborhoods will have its
own enhanced character while still fitting in with the
surrounding community. The proposed landscaping
will contribute to a strong visual identity. Within the
residential community, the internal streets and sidewalks
will be adorned with various street trees, strategically
positioned to maximize solar exposure. Additionally, low -
growing flowering groundcover will enhance pedestrian
connections to the public sidewalks.
DESIGN PRINCIPLES
• Create an aesthetically pleasing site by carefully
selecting and arranging materials, colors, and textures
that harmonize with the natural open space.
• Offer outdoor amenities to residents, including shaded
paseos and outdoor seating areas.
• Promote a unified neighborhood identity through
distinctive entry branding and consistent site elements.
• Establish a cohesive and inviting atmosphere at
night by implementing street lighting throughout
the neighborhood, ensuring safety, aesthetics, and a
sense of continuity.
Proposed Community Park
Proposed
Neighborhood
Park
Bicycle/Pedestrian
Connection
- • 1. 1 Central Pkwy 1
ID Bicycle/Pedestrian
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1 Connection
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Pedestrian Routes on Primary Streets
with Sidewalks
Pedestrian Routes Through Paseos
Pedestrian circulation
2
32
i Dublin Fallon 580
DESIGN GUIDELINES
STREETS AND ENTRIES
Neighborhood Streets
The neighborhood streets will be carefully designed
to create a well -organized layout that guides both
vehicles and pedestrians throughout the community.
Landscaping will be incorporated along the streets
to create an attractive street scene. Textured paving
materials like stamped asphalt, stamped concrete, or
pavers can be used in crosswalks to visually enhance the
pedestrian pathways.
The selection of street trees will be coordinated with
utilities and street lights to create a continuous canopy of
trees along the streets. Additional trees will be strategically
placed in irregular patterns, and screening trees will be
positioned near building ends to soften the architectural
features. Atiered approach will be employed, incorporating
low -growing groundcover, intermediate shrubs, and
background shrubs to provide a diverse landscape with
seasonal colors and textural contrast. Please refer to the
plant palette for suggested species and required sizes.
0
Croak Road Hillside Condition
Neighborhood Entries
To emphasize the arrival and unique character of
the community, incorporate distinctive plantings or
monuments at entry points. Ensure that the design of
these features aligns with the architectural style of the
surroundings.
Croak Road
The sloped edge along Croak Road should continue the
character of the valley and have a natural and California
landscape. It should include grasses, native plants, trees
and low-lying groundcovers. The east side of Croak Road
is a gentle hillside, shown below.
Open Space Interface Roads
Streets along the open space should have a rural and
lightly landscaped edge that allows for views of the
valley. The opposite site should provide street trees and a
variety of planting.
Scale: N.T.S.
Entry monument with thematic landscaping
Street trees in parkway strips or front yard planting areas
3 33
LANDSCAPE DESIGN GUIDELINES
COMMON LANDSCAPE AREAS
Paseos
Paseos are designated pedestrian walkways within the
community, offering a pleasant and convenient means
of getting around without interference from vehicles. It
is essential to adorn the paseos with carefully selected
plantings that enhance the visual appeal and provide an
enjoyable walking experience. Additionally, incorporating
seating areas, fountains, or sculptures along the paseos
can further enhance the overall ambiance. The paseos
should seamlessly integrate into the overall design of the
residential development.
Alleyways
By strategically considering their placement and design,
garages can be integrated into the landscape in a way
that minimizes their visual prominence and enhances
the overall landscape experience. Introducing suitable
plantings such as small hedges or climbing trellises
between garage doors can soften the appearance of
alleyways.
Landscaping between garage doors
To safeguard the landscaping from interference by
vehicles or pedestrians, raised planting surfaces,
depressed walkways, or curbs should be employed.
Concrete mow -strips should separate turf and shrub
areas, creating a connected network of pathways, and
incorporating focal elements along sight lines.
Neighborhood paseos
4
34
Dublin Fallon 580
DESIGN GUIDELINES
POCKET PARKS
Pocket parks are small green spaces nestled into the
fabric of an urban neighborhood that provide public
space for social engagement, relaxation, and exercise.
Pocket parks typically feature seating opportunities,
aesthetic landscaping, and other amenities that improve
the physical and psychological well-being of local
residents. Pocket parks often fill irregularly shaped or
underutilized lots and can serve as focal points of activity
and interest for the surrounding population.
Pocket parks also offer convenient points of access for
emergency vehicles by connecting the inner community
zone to the external arterial roads. This is achieved
through the strategic placement of durable and weather -
resistant hardscape materials that can support heavy
vehicles, for example, a full-sized fire engine. Hardscape
treatments such as decorative pavers provide a unique
plaza experience for visitors while ensuring safety and
efficiency for emergency responders.
Pocket parks
5 35
LANDSCAPE DESIGN GUIDELINES
Parcel 7
There is an opportunity for a pocket park within Parcel
7. This common green space would directly serve
the adjacent residential buildings and provide a key
connection to to the existing developement and park. In
addition to an open area for social gathering, the pocket
park would feature a pedestrian and bicycle connection
to the Neighborhood Square park to the north, a green
landscaped perimeter, and outdoor site elements such as
benches and lighting.
Parcel 8
There is an opportunity for a pocket park in the northern
area within Parcel 8. This common green space would
directly serve the adjacent 5-plex residential building and
provide a key connection to Central Parkway. In addition
to an open area for social gathering, the pocket park
would feature a pedestrian and bicycle connection to
East Ranch, a green landscaped perimeter, and outdoor
site elements such as benches and lighting.
There is an additional pocket park opportunity along
the western edge of Parcel 8 with frontage to Croak
Road. This area may potentially offer additional common
space and seating opportunities to improve quality of
life and community cohesion. This location could provide
direct pedestrian and bicycle access to the sidewalk
and supplement neighborhood connections to the
surrounding circulation network.
Pocket Park with
Ped. / Bike Access
Parcel 7
6.50 Ac
r
rJ
p
Parcel 7 pocket park opportunity area
a
I/ Pocket Park
1
1
Pocket Park with
Ped. / Bike Access
Parcel 8
7.20 Ac
Intl lilt
- -,
• •
L
Parcel 8 pocket park opportunity areas
6
36
Dublin Fallon 580
DESIGN GUIDELINES
OUTDOOR SITE ELEMENTS
Street Lighting
All street lighting in the residential neighborhood will
conform to approved City standards. Street lighting
is used for both decoration as well as marking special
pathways and landmarks.
Model: The Lumec L60 LED Hexagonal Lantern series
on 18.5' tall post is recommended, to match the current
City's standard.
Mailbox
Clustered mailbox will be used. The mailbox location/
model shall be reviewed and approved by USPS.
Signage
Signage shall conform to City ordinances.
Perimeter Fence
For security reasons, it may be necessary to install a fence
around the property. To enhance the visual appeal, it is
recommended to incorporate landscaping elements such
as climbing vines and tall hedges adjacent to the fence.
Gates should be included in walls or fences as needed to
ensure emergency or maintenance access.
0
Street Lighting
Scale: N.T.S.
Benches and Trash Receptacles
Benches and trash receptacles should be placed
strategically to ensure visitor convenience. The model
of bench and trash receptacle should be consistent
throughout the neighborhood.
Bike Parking
Bicycle racks play a crucial role in promoting sustainable
and active transportation. Provide bicycle parking, where
feasible, to support intermodal travel for residents.
•
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Perimeter fence
Benches and trash receptacles
Bicycle parking
LANDSCAPE DESIGN GUIDELINES
FENCES AND WALLS
The landscape system encompasses community theme
walls, fencing, and front yard planting. Each element of
the landscape is carefully designed to reflect the unique
character and exceptional quality of the community.
Typically, fences will be positioned away from the view
triangles at intersections to ensure visibility and safety.
Where necessary, breaks in the fence, removable sections,
or gates will be incorporated to allow for maintenance
access to adjacent utilities, such as water quality basins.
Good Neighbor Fence - The good neighbor fence should
be located between lots. The design is a vertical board
wood fence, 6'tall with caps and fascia boards. Wood 4x4
posts are located at a minimum of 8'on center.
ifl
4'kd" post
Ike" Cap
Lattice Top Fence - This fence should be used parallel to
the front of the home. Where side yards abut a residential
street, the lattice fence will also be used. Where the fence
is adjacent to the street, a 3 foot landscape buffer, at a
minimum, is provided between the walkway and fence.
Open Space Interface Fence - This fence should be
utilized along the wildfire buffer lots where they abut
open space. The fence should not exceed 4 feet in height.
Concrete Split Rail Fence - This fence is utilized in the
landscape along the southern sidewalks of street B
serving as a thematic element to keep pedestrians out of
water quality basins.
CMU Block Wall - Use split face CMU block wall where
needed to retain throughout the community. Tree
plantings for screening on the retaining wall slope are
discussed in the following section.
1'kS" with 1" Overlap Each Side
0
0
• 2'k12" Kid( Board — 71:4" Bottom Rail
Good Neighbor Fence
Scale: N.T.S.
8'-0" MAX
C
C
0
Lattice Top Fence
HH
C
C
C
2"x6" Cap
Vertical Wood Lattice
4"x4" Post
1"x8" With 1"
Overlap Each Side
2"x4" Bottom Rail
1"x6" Kick Board
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38
i Dublin Fallon 580
DESIGN GUIDELINES
1"x4" Top Rai!
2'k6' Cap
r 4'x4" Post
O
O
CV
1
1"x4"Mid Rail
1"x4" Bottom Rail
Welded Wire Mesh
2"x4" Grids
Open Space Interface Fence
Scale: N.T.S.
8._0"
1/4'
GRADE
Concrete Split Rail Fence
Scale: N.T.S.
OCMU Retaining Wall
Scale: N.T.S.
9 39
LANDSCAPE DESIGN GUIDELINES
PLANTING DESIGN
The landscaping should elevate the overall quality of
the neighborhood by framing and softening the look
of structures, delineating site functions, and providing
screening and buffering from adjacent uses. Whenever
feasible, landscaped areas should follow a three -tiered
planting approach: 1) trees, taking into account the
available planting space; 2) shrubs; and 3) grasses, ground
covers, and vines. Utilize tree patterns and structure to
emphasize entries, create edges, provide privacy, and
itnegrate open space. This ensures a visually appealing
landscape design. This is not an exhaustive list and
development plans may include others that appropriate
for the project and microclimate.
PLANTING LIST - TREES
Street Trees
BOTANICAL NAME
COMMON NAME
Plant material should be selected appropriately for
location and microclimate. Provide a combination of
evergreen, deciduous and flowering trees. A variety of
flowering, variegated, and evergreen shrubs should be
mixed to maintain visual interest and seasonal diversity.
Emphasis will be placed on the use of low-water, climate -
adapted, and deer -resistant plant materials. Plants
should be selected and spaced appropriately for their
mature size to ensure healthy growth and to reduce
trimming and shearing. Micro -climates, soil conditions,
and irrigation water quality must be considered in plant
selection. Plants with similar watering needs should be
planted together to prevent under or over watering.
HEIGHT SPREAD
Acer rubrum 'Armstrong' Red Maple
60' 15'
Celtissinensis Chinese Hackberry
40' 40'
Koelreuteria paniculata Goldenrain Tree
30' 35'
Lagerstroemia indica Crape Myrtle
25' 25'
Pistacia chinensis 'Keith Davey' Chinese Pistache
40' 40'
Platanus x acerifolia'Yarwood' London Plane Tree
60' 35'
Prunus x yedoensis 'Akebono' Yoshino Cherry
25' 25'
Quercus agrifolia
Coast Live Oak
50' 50'
Tilia cordata 'Greenspire'
Greenspire Little Leaf Linden 40' 30'
Ulmus parvifolia
Chinese Elm
60'
50'
Zelkova serrata
Japanese Zelkova
50'
50'
Quercus agrifolia
Tilia cordata 'Greenspire'
Ulmus parvifolia
Zelkova serrata
10
r
40
Dublin Fallon 580
DESIGN GUIDELINES
Accent Trees
BOTANICAL NAME
COMMON NAME SPACING
Acer buergerianum
Triden Maple 20'O.C.
Acer palmatum
Japanese maple 20'O.C.
Arbutus 'Marina'
Strawberry Tree 30' O.C.
Cercis canadensis
Eastern Redbud 20'O.C.
Chitalpa tashkentensis
Chitalpa 25' O.C.
Citrus spp.
Citrus 15' O.C.
Cotinus coggygria
Smoke Tree 25' O.C.
Ginkgo biloba
Maidenhair Tree 25' O.C.
Lagerstroemia indica
Crape Myrtle 25'O.C.
Laurus nobilis
Sweet Bay 25' O.C.
Prunus sargentii
Sargent Cherry 25'O.C.
Enhanced Open Space Trees
BOTANICAL NAME
COMMON NAME SPACING
Aesculus californica
California Buckeye 25'O.C.
Arctostaphylos 'Dr Hurd'
Manzanita 15'O.C.
Cercis occidentalis
Western Redbud 20'O.C.
Geijera parviflora
Australian Willow 20'O.C.
Gleditsia triacanthos
Honey Locust 30'O.C.
Platanus racemosa
California Sycamore 40'O.C.
Quercus agrifolia
Coast Live Oak 50'O.C.
Quercus robur fastigiata
English Oak 15'O.C.
Quercus suber
Cork Oak 50'O.C.
Schinus molle
California Pepper Tree 50'O.C.
Umbellularia californica
California Bay 50'O.C.
Chitalpa tashkentensis
Quercus suber
Geijera parviflora
LANDSCAPE DESIGN GUIDELINES
Residential Screening Trees
BOTANICAL NAME
COMMON NAME SPACING
Carpinus betulus
European Hornbeam 20'O.C.
Garrya elliptica
Silk Tassel Tree 15'O.C.
Magnolia grandiflora 'Little Gem'
Southern Magnolia 20'O.C.
Metrosideros excelsa
New Zealand Christmas Tree 25' O.C.
Nyssa sylvatica
Sour Gum 20' O.C.
Prunus caroliniana
Carolina Laurel Cherry 20'O.C.
Pseudotsuga menziesii
Douglas Fir 20'O.C.
Rhamnus alaternus
Italian Buckthorn 15'O.C.
Rhus lancea
African Sumac 25'O.C.
Retaining Wall Trees
The sloped planting area at the retaining wall at Parcel 7 should feature two rows of
trees to provide screening. These should be triangulated with a spacing of 35 feet on
center between trees and rows. The first row of trees should be offset 15 feet from the
retaining wall. At the north end of the wall, only one row of trees should be planted
given the limited space.
Carpinus betulus
Nyssa sylvatica
BOTANICAL NAME COMMON NAME BOX SIZE HEIGHT SPACING WALL OFFSET
Ulmus parvifolia'Emer II'
Allee Lacebark Elm 36 inches 40 feet 35 feet 15 feet
Ulmus parvifolia'Emer II'
12
42
Dublin Fallon 580
DESIGN GUIDELINES
1ST - SHRUBS
Accent Shrubs
BOTANICAL NAME
COMMON NAME SPACING
Agave spp.
Agave
18" O.C.
Aloe striata
Carol Aloe
18" O.C.
Anigozanthos spp.
Kangaroo Paw 36"O.C.
Bulbine frutescens
Stalked Bulbine 36"O.C.
Coreopsis spp.
Coreopsis
24" O.C.
Dasylirion wheeleri
Spoon Yucca
48" O.C.
Dianella tasmanica
Tasman Flax Lily 30"O.C.
Hemerocallis
Day Lily
36" O.C.
Hesperaloe parviflora
Red Yucca
30" O.C.
Heuchera spp.
Coral Bells
24" O.C.
Iris douglasiona
Pacific Coast Iris
18" O.C.
Kniphofia uvaria
Red Hot Poker
30" O.C.
Lantana spp.
Lantana
48" O.C.
Liriope muscari
Lily Turf
24" O.C.
Penstemon spp.
Penstemon 36" O.C.
Teucrium chamaedrys
Germander
24" O.C.
Verbena
Verbena
24" O.C.
Bulbine frutescens
Lantana spp.
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Teucrium chamadrys
13 43
LANDSCAPE DESIGN GUIDELINES
Tall Shrubs
BOTANICAL NAME
COMMON NAME SPACING
Abelia spp.
Abelia 36"O.C.
Arbutus unedo 'Com pacta'
Compact Strawberry Bush 48"O.C.
Arctostaphylos spp.
Manzanita 96" O.C.
Buddleia davidii
Butterfly Bush 60"O.C.
Carpenteria californica
Bush Anemore 60"O.C.
Dodonaea viscosa
Hopseed Bush 60"O.C.
Euonymus japonica
Spindle Tree 60"O.C.
Feijoa sellowiana
Pineapple Guava 120"O.C.
Lavatera maritima
Tree Mallow 84"O.C.
Ligustrum J. 'Texanum'
Waxleaf Privet 72" O.C.
Loropetalum chinensis
Chinese Fringe Flower 72"O.C.
Myrica californica
Wax Myrtle 15' O.C.
Myrsine africana
African Boxwood 60"O.C.
Prostanthera ovalifolia Mint Bush
84" O.C.
Rhamnus californica Coffeeberry 72" O.C.
Ribes spp.
Currant
72" O.C.
Arctostaphylos spp.
Anigozanthos
Camellia japonica
Lavatera maritima
14
44
Dublin Fallon 580
DESIGN GUIDELINES
Medium Shrubs
BOTANICAL NAME
COMMON NAME SPACING
Asparagus densiflorus 'Myers'
Foxtail Fern 36"O.C.
Callistemon 'Little John'
Dwarf Cottlebrush 36"O.C.
Cistus spp.
Rock Rose 48" O.C.
Coleonema spp.
Breath of Heaven 48" O.C.
Dietes spp.
Fortnight Lily 36"O.C.
Epilobium canum
California Fuchsia 30"O.C.
Escallonia Jubilee'
Escallonia 60" O.C.
Euphorbia rigida
Silver Spurge 36"O.C.
Grevillea 'Noelii'
Grevillea 36"O.C.
Myrtus communis 'Compacta'
Dwarf Myrtle 30"O.C.
Nandina spp.
Nandina/Heavenly Bamboo 30"O.C.
Nepeta x faassenii
Catmint 30" O.C.
Nephrolepis cordifolia 'California'
California Fern 48"O.C.
Olea europaea 'Montra'
Little Olive 72"O.C.
Perovskia atriplicifolia
Russian Sage 36"O.C.
Phormium tenax
New Zealand Flax 48" O.C.
Pittosporum tobira
Dwarf Mock Orange 60"O.C.
Rhaphiolepsis indica
Indian Hawthorn 72"O.C.
Salvia spp.
Sage 48" O.C.
Teucrium fructicans
Bush Germander 48"O.C.
Sedum spp.
Stonecrop 24" O.C.
Viburnum tinus compacta
Viburnum
48" O.C.
Westringia fruticosa 'Mundi'
Coast Rosemary 36"O.C.
Dietes spp.
Teucrium fruticans
Olea europaea 'Montra'
Salvia spp.
45
LANDSCAPE DESIGN GUIDELINES
PLANTING LIST - GRASSES
BOTANICAL NAME
COMMON NAME SPACING
Bouteloua gracilis
Blue Grama Grass 30"O.C.
Calamagrostis 'Karl Foerster'
Feather Reed Grasses 36"O.C.
Carex spp.
Sedge 24" O.C.
Chondropetalum tectorum
Small Cape Rush 36"O.C.
Festuca californica
California Fescue 24"O.C.
Juncus patens
California Gray Rush 24"O.C.
Leymus condensatus'Canyon Prince' Canyon Prince Wild Rye
48" O.C.
Lomandra longifolia
Dwarf Mat Rush 36"O.C.
Muhlenbergia rigens
Meadow Muhly 36"O.C.
Pennisetum alopecuroides
Dwarf Fountain Grass 30"O.C.
Pennisetum setaceum 'Rubrum'
Red Fountain Grass 30"O.C.
PLANTING LIST - VINES
BOTANICAL NAME
COMMON NAME SPREAD
Bougainvillea spp. Bougainvillea
20'
Ficus pumila
Creeping Fig 30'
Hardenbergia violacea
Purple Vine Lilac 10'
Jasminum spp.
Jasmine 20'
Lonicera japonica
Honeysuckle 20'
Parthenocissus quinquefolia
Virginia Creeper 30'
Solanum laxum
Potato Vine
25'
Wisteria sinensis
Chinese Wisteria
15'
Bougainvillea spp.
Hardenbergia violacea
Ficus pumila
Festuca californica
Juncus patens
Lomandra longifolia
Muhlenbergia rigens
16
46
Dublin Fallon 580
DESIGN GUIDELINES
PLANTING LIST - GROUNDCOVERS
BOTANICAL NAME
COMMON NAME SPACING
Acacia redolens
Acacia 10' O.C.
Achillea millefolium
Yarrow 30" O.C.
Baccharis pilularis
Coyote Brush 72" O.C.
Ceanothus griseus
California Lilac 60"O.C.
Coprosoma kirkii 'Verde Vista'
Prostate Mirror Plant 60"O.C.
Dymondia margaretae
Silver Carpet 36" O.C.
Erigeron glaucus'Sea Breeze'
Seaside Daisy 36" O.C.
Erigeron karvinskianus
Santa Barbara Daisy 36"O.C.
Gazania spp.
Gazania 24" O.C.
Geranium spp.
Hardy Scented Geramium 24"O.C.
Juniperus spp.
Juniper 60" O.C.
Limonium perezii
Sea Lavender 24"O.C.
Mimulus x Jelly Bean Orange'
Sticky Monkey Flower 48"O.C.
Myoporum parvifolium 'Pink'
Myoporum'Pink' 72" O.C.
Pelargonium peltatum
Ivy Geramium 48" O.C.
Oenothera speciosa 'Childsii'
Mexican Evening Primrose 36"O.C.
Osteospermum fruticosum
African Daisy 60"O.C.
Rosa 'Carpet Rose'
Carpet Rose 48"O.C.
Rosmarinus officinalis 'H untington Carpet' Rosemary 60" O.C.
Senecio serpens
Blue Chalk Sticks 24"O.C.
Stachys byzantina
Lamb's Ears 24"O.C.
Stachys byzantina
Rosmarinus officinalus
Myoporum parvifolium 'Pin k'
Senecio serpens
LANDSCAPE DESIGN GUIDELINES
PLANTING LIST - STORMWATER TREATMENT AREAS
Plants play an important role in the function of landscape -based stormwater treatment measures. All species listed
are included in the Alameda Countywide Clean Water Program Guidebook and are suitable for stormwater treatment
measures.
Trees in Stormwater Treatment Areas
BOTANICAL NAME
COMMON NAME SPACING
Aesculus californica
Buckeye 25'O.C.
Arbutus unedo
Strawberry Tree 25' O.C.
Nyssa sylvatica
Sour Gum 25' O.C.
Quercus agrifolia
Coast Live Oak 50'O.C.
Platanus racemosa
Calfornia Sycamore 40'O.C.
Ulmus propinqua 'JFS-Bieberich'
Emerald Sunshine Elm 25'O.C.
Shrubs & Grasses in Stormwater Treatment Areas
BOTANICAL NAME
COMMON NAME SPACING
Achillea millefolium
Common Yarrow 30"O.C.
Baccharis pilularis 'Twin Peaks'
Coyote Brush Prostrate 72"O.C.
Carex pansa
California Meadow Sedge 18"O.C.
Chondropetalum tectorum
Cape Rush 36"O.C.
Eriogonum fasciculatum
Flattop Buckwheat 36" O.C.
Juncus patens
Blue Rush 24"O.C.
Leymus condensatus 'Canyon Prince'
Canyon Prince Wild Rye 48"O.C.
Limonium californicum
Marsh Rosemary 24"O.C.
Muhlenbergia rigens
Deergrass 36" O.C.
Nasella pulchra
Purple Needlegrass 30"O.C.
Salvia clevelandii
Cleveland Sage 48"O.C.
Epilobium densiflorum
Dense Spike Primrose 30"O.C.
Baccharis pilularis 'Twin Peaks'
Juncus patens
Epilobium densiflorum
18
r
48
LANDSCAPE DESIGN GUIDELINES
Attachment 3
Exhibit B to Ordinance - Landscape Design Guidelines
CONCEPT
The Dublin Fallon 580 property comprises of 13.66 acres
designated for high -density multi -family residential
use (Parcels 7 and 8, depicted below with pedestrian
circulation and bicycle connections). The selection
and arrangement of materials, colors, and textures will
create a unified community aesthetic. The overarching
landscape theme will feature vibrant, blossoming
plant life, complemented by evergreen planting that
harmonizes with the architecture and encourages
pedestrian access and connectivity both within the
community and to neighboring areas.
Each entrance to the neighborhoods will have its
own enhanced character while still fitting in with the
surrounding community. The proposed landscaping
will contribute to a strong visual identity. Within the
residential community, the internal streets and sidewalks
will be adorned with various street trees, strategically
positioned to maximize solar exposure. Additionally, low -
growing flowering groundcover will enhance pedestrian
connections to the public sidewalks.
DESIGN PRINCIPLES
• Create an aesthetically pleasing site by carefully
selecting and arranging materials, colors, and textures
that harmonize with the natural open space.
• Offer outdoor amenities to residents, including shaded
paseos and outdoor seating areas.
• Promote a unified neighborhood identity through
distinctive entry branding and consistent site elements.
• Establish a cohesive and inviting atmosphere at
night by implementing street lighting throughout
the neighborhood, ensuring safety, aesthetics, and a
sense of continuity.
TT
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Proposed Community Park
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Neighborhood
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Pedestrian Routes on Primary Streets
with Sidewalks
Pedestrian Routes Through Paseos
Pedestrian circulation
2
49
i Dublin Fallon 580
DESIGN GUIDELINES
STREETS AND ENTRIES
Neighborhood Streets
The neighborhood streets will be carefully designed
to create a well -organized layout that guides both
vehicles and pedestrians throughout the community.
Landscaping will be incorporated along the streets
to create an attractive street scene. Textured paving
materials like stamped asphalt, stamped concrete, or
pavers can be used in crosswalks to visually enhance the
pedestrian pathways.
The selection of street trees will be coordinated with
utilities and street lights to create a continuous canopy of
trees along the streets. Additional trees will be strategically
placed in irregular patterns, and screening trees will be
positioned near building ends to soften the architectural
features. Atiered approach will be employed, incorporating
low -growing groundcover, intermediate shrubs, and
background shrubs to provide a diverse landscape with
seasonal colors and textural contrast. Please refer to the
plant palette for suggested species and required sizes.
0
Croak Road Hillside Condition
Neighborhood Entries
To emphasize the arrival and unique character of
the community, incorporate distinctive plantings or
monuments at entry points. Ensure that the design of
these features aligns with the architectural style of the
surroundings.
Croak Road
The sloped edge along Croak Road should continue the
character of the valley and have a natural and California
landscape. It should include grasses, native plants, trees
and low-lying groundcovers. The east side of Croak Road
is a gentle hillside, shown below.
Open Space Interface Roads
Streets along the open space should have a rural and
lightly landscaped edge that allows for views of the
valley. The opposite site should provide street trees and a
variety of planting.
Scale: N.T.S.
Entry monument with thematic landscaping
Street trees in parkway strips or front yard planting areas
LANDSCAPE DESIGN GUIDELINES
COMMON LANDSCAPE AREAS
Paseos
Paseos are designated pedestrian walkways within the
community, offering a pleasant and convenient means
of getting around without interference from vehicles. It
is essential to adorn the paseos with carefully selected
plantings that enhance the visual appeal and provide an
enjoyable walking experience. Additionally, incorporating
seating areas, fountains, or sculptures along the paseos
can further enhance the overall ambiance. The paseos
should seamlessly integrate into the overall design of the
residential development.
Alleyways
By strategically considering their placement and design,
garages can be integrated into the landscape in a way
that minimizes their visual prominence and enhances
the overall landscape experience. Introducing suitable
plantings such as small hedges or climbing trellises
between garage doors can soften the appearance of
alleyways.
Landscaping between garage doors
To safeguard the landscaping from interference by
vehicles or pedestrians, raised planting surfaces,
depressed walkways, or curbs should be employed.
Concrete mow -strips should separate turf and shrub
areas, creating a connected network of pathways, and
incorporating focal elements along sight lines.
Neighborhood paseos
4
51
Dublin Fallon 580
DESIGN GUIDELINES
POCKET PARKS
Pocket parks are small green spaces nestled into the
fabric of an urban neighborhood that provide public
space for social engagement, relaxation, and exercise.
Pocket parks typically feature seating opportunities,
aesthetic landscaping, and other amenities that improve
the physical and psychological well-being of local
residents. Pocket parks often fill irregularly shaped or
underutilized lots and can serve as focal points of activity
and interest for the surrounding population.
Pocket parks also offer convenient points of access for
emergency vehicles by connecting the inner community
zone to the external arterial roads. This is achieved
through the strategic placement of durable and weather -
resistant hardscape materials that can support heavy
vehicles, for example, a full-sized fire engine. Hardscape
treatments such as decorative pavers provide a unique
plaza experience for visitors while ensuring safety and
efficiency for emergency responders.
Pocket parks
5 52
LANDSCAPE DESIGN GUIDELINES
Parcel 7
There is an opportunity for a pocket park within Parcel
7. This common green space would directly serve
the adjacent residential buildings and provide a key
connection to to the existing developement and park. In
addition to an open area for social gathering, the pocket
park would feature a pedestrian and bicycle connection
to the Neighborhood Square park to the north, a green
landscaped perimeter, and outdoor site elements such as
benches and lighting.
Parcel 8
There is an opportunity for a pocket park in the northern
area within Parcel 8. This common green space would
directly serve the adjacent 5-plex residential building and
provide a key connection to Central Parkway. In addition
to an open area for social gathering, the pocket park
would feature a pedestrian and bicycle connection to
East Ranch, a green landscaped perimeter, and outdoor
site elements such as benches and lighting.
There is an additional pocket park opportunity along
the western edge of Parcel 8 with frontage to Croak
Road. This area may potentially offer additional common
space and seating opportunities to improve quality of
life and community cohesion. This location could provide
direct pedestrian and bicycle access to the sidewalk
and supplement neighborhood connections to the
surrounding circulation network.
Pocket Park with
Ped. / Bike Access
Parcel 7
6.50 Ac
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Parcel 7 pocket park opportunity area
a
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1
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Pocket Park with
Ped. / Bike Access
Parcel 8
7.20 Ac
Intl lilt
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Parcel 8 pocket park opportunity areas
6
53
Dublin Fallon 580
+ . DESIGN GUIDELINES
OUTDOOR SITE ELEMENTS
Street Lighting
All street lighting in the residential neighborhood will
conform to approved City standards. Street lighting
is used for both decoration as well as marking special
pathways and landmarks.
Model: The Lumec L60 LED Hexagonal Lantern series
on 18.5' tall post is recommended, to match the current
City's standard.
Mailbox
Clustered mailbox will be used. The mailbox location/
model shall be reviewed and approved by USPS.
Signage
Signage shall conform to City ordinances.
Perimeter Fence
For security reasons, it may be necessary to install a fence
around the property. To enhance the visual appeal, it is
recommended to incorporate landscaping elements such
as climbing vines and tall hedges adjacent to the fence.
Gates should be included in walls or fences as needed to
ensure emergency or maintenance access.
0
Street Lighting
Scale: N.T.S.
Benches and Trash Receptacles
Benches and trash receptacles should be placed
strategically to ensure visitor convenience. The model
of bench and trash receptacle should be consistent
throughout the neighborhood.
Bike Parking
Bicycle racks play a crucial role in promoting sustainable
and active transportation. Provide bicycle parking, where
feasible, to support intermodal travel for residents.
11111hI}1Iljlii l nmpA
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Perimeter fence
Benches and trash receptacles
Bicycle parking
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7 54
LANDSCAPE DESIGN GUIDELINES
FENCES AND WALLS
The landscape system encompasses community theme
walls, fencing, and front yard planting. Each element of
the landscape is carefully designed to reflect the unique
character and exceptional quality of the community.
Typically, fences will be positioned away from the view
triangles at intersections to ensure visibility and safety.
Where necessary, breaks in the fence, removable sections,
or gates will be incorporated to allow for maintenance
access to adjacent utilities, such as water quality basins.
Good Neighbor Fence - The good neighbor fence should
be located between lots. The design is a vertical board
wood fence, 6'tall with caps and fascia boards. Wood 4x4
posts are located at a minimum of 8'on center.
4'k4" Post —Ike" cap
Lattice Top Fence - This fence should be used parallel to
the front of the home. Where side yards abut a residential
street, the lattice fence will also be used. Where the fence
is adjacent to the street, a 3 foot landscape buffer, at a
minimum, is provided between the walkway and fence.
Open Space Interface Fence - This fence should be
utilized along the wildfire buffer lots where they abut
open space. The fence should not exceed 4 feet in height.
Concrete Split Rail Fence - This fence is utilized in the
landscape along the southern sidewalks of street B
serving as a thematic element to keep pedestrians out of
water quality basins.
CMU Block Wall - Use split face CMU block wall where
needed to retain throughout the community. Tree
plantings for screening on the retaining wall slope are
discussed in the following section.
"kS" with 1" Overlap Each Side
0
6'-0"
• 2'k12" Kid( Board 2'Sc4" Bottom Rail
Good Neighbor Fence
Scale: N.T.S.
1
8'-0" MAX
C
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Lattice Top Fence
2"x6" Cap
Vertical Wood Lattice
4"x4" Post
1"x8" With 1"
Overlap Each Side
2"x4" Bottom Rail
1"x6" Kick Board
•
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8
55
i Dublin Fallon 580
DESIGN GUIDELINES
O
O
1'x4"Tap Rail - -
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7
4'x4" Post
1,
1"x4"MdRa,1
1"x4" Bottom Rail
Welded Wire Mesh
2"x4" Grids
Open Space Interface Fence
1
Scale: N.T.S.
Concrete Split Rail Fence
Scale: N.T.S.
Thin CMU Cap ---\
CMU Block
MFR. Castlelite
Finish: Split -Face
Color Standard #419 -
OCMU Retaining Wall
Scale: N.T.S.
56
LANDSCAPE DESIGN GUIDELINES
PLANTING DESIGN
The landscaping should elevate the overall quality of
the neighborhood by framing and softening the look
of structures, delineating site functions, and providing
screening and buffering from adjacent uses. Whenever
feasible, landscaped areas should follow a three -tiered
planting approach: 1) trees, taking into account the
available planting space; 2) shrubs; and 3) grasses, ground
covers, and vines. Utilize tree patterns and structure to
emphasize entries, create edges, provide privacy, and
itnegrate open space. This ensures a visually appealing
landscape design. This is not an exhaustive list and
development plans may include others that appropriate
for the project and microclimate.
PLANTING LIST - TREES
Street Trees
BOTANICAL NAME
COMMON NAME
Plant material should be selected appropriately for
location and microclimate. Provide a combination of
evergreen, deciduous and flowering trees. A variety of
flowering, variegated, and evergreen shrubs should be
mixed to maintain visual interest and seasonal diversity.
Emphasis will be placed on the use of low-water, climate -
adapted, and deer -resistant plant materials. Plants
should be selected and spaced appropriately for their
mature size to ensure healthy growth and to reduce
trimming and shearing. Micro -climates, soil conditions,
and irrigation water quality must be considered in plant
selection. Plants with similar watering needs should be
planted together to prevent under or over watering.
HEIGHT SPREAD
Acer rubrum 'Armstrong' Red Maple
60' 15'
Celtissinensis Chinese Hackberry
40' 40'
Koelreuteria paniculata Goldenrain Tree
30' 35'
Lagerstroemia indica Crape Myrtle
25' 25'
Pistacia chinensis 'Keith Davey' Chinese Pistache
40' 40'
Platanus x acerifolia'Yarwood' London Plane Tree
60' 35'
Prunus x yedoensis 'Akebono' Yoshino Cherry
25' 25'
Quercus agrifolia
Coast Live Oak
50' 50'
Tilia cordata 'Greenspire'
Greenspire Little Leaf Linden 40' 30'
Ulmus parvifolia
Chinese Elm
60'
50'
Zelkova serrata
Japanese Zelkova
50'
50'
Quercus agrifolia
Tilia cordata 'Greenspire'
Ulmus parvifolia
Zelkova serrata
10
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57
Dublin Fallon 580
DESIGN GUIDELINES
Accent Trees
BOTANICAL NAME
COMMON NAME SPACING
Acer buergerianum
Triden Maple 20'O.C.
Acer palmatum
Japanese maple 20'O.C.
Arbutus 'Marina'
Strawberry Tree 30' O.C.
Cercis canadensis
Eastern Redbud 20'O.C.
Chitalpa tashkentensis
Chitalpa 25' O.C.
Citrus spp.
Citrus 15' O.C.
Cotinus coggygria
Smoke Tree 25' O.C.
Ginkgo biloba
Maidenhair Tree 25' O.C.
Lagerstroemia indica
Crape Myrtle 25'O.C.
Laurus nobilis
Sweet Bay 25' O.C.
Prunus sargentii
Sargent Cherry 25'O.C.
Enhanced Open Space Trees
BOTANICAL NAME
COMMON NAME SPACING
Aesculus californica
California Buckeye 25'O.C.
Arctostaphylos 'Dr Hurd'
Manzanita 15'O.C.
Cercis occidentalis
Western Redbud 20'O.C.
Geijera parviflora
Australian Willow 20'O.C.
Gleditsia triacanthos
Honey Locust 30'O.C.
Platanus racemosa
California Sycamore 40'O.C.
Quercus agrifolia
Coast Live Oak 50'O.C.
Quercus robur fastigiata
English Oak 15'O.C.
Quercus suber
Cork Oak 50'O.C.
Schinus molle
California Pepper Tree 50'O.C.
Umbellularia californica
California Bay 50'O.C.
Chitalpa tashkentensis
Quercus suber
Geijera parviflora
LANDSCAPE DESIGN GUIDELINES
Residential Screening Trees
BOTANICAL NAME
COMMON NAME SPACING
Carpinus betulus
European Hornbeam 20'O.C.
Garrya elliptica
Silk Tassel Tree 15'O.C.
Magnolia grandiflora 'Little Gem'
Southern Magnolia 20'O.C.
Metrosideros excelsa
New Zealand Christmas Tree 25' O.C.
Nyssa sylvatica
Sour Gum 20' O.C.
Prunus caroliniana
Carolina Laurel Cherry 20'O.C.
Pseudotsuga menziesii
Douglas Fir 20'O.C.
Rhamnus alaternus
Italian Buckthorn 15'O.C.
Rhus lancea
African Sumac 25'O.C.
Retaining Wall Trees
The sloped planting area at the retaining wall at Parcel 7 should feature two rows of
trees to provide screening. These should be triangulated with a spacing of 35 feet on
center between trees and rows. The first row of trees should be offset 15 feet from the
retaining wall. At the north end of the wall, only one row of trees should be planted
given the limited space.
Carpinus betulus
Nyssa sylvatica
BOTANICAL NAME COMMON NAME BOX SIZE HEIGHT SPACING WALL OFFSET
Ulmus parvifolia'Emer II'
Allee Lacebark Elm 36 inches 40 feet 35 feet 15 feet
Ulmus parvifolia'Emer II'
12
59
Dublin Fallon 580
DESIGN GUIDELINES
PLANTING LIST - SHRUBS
Accent Shrubs
BOTANICAL NAME
COMMON NAME
SPACING
Agave spp.
Agave
18" O.C.
Aloe striata
Carol Aloe
18" O.C.
Anigozanthos spp.
Kangaroo Paw
36" O.C.
Bulbine frutescens
Stalked Bulbine
36" O.C.
Coreopsis spp.
Coreopsis
24" O.C.
Dasylirion wheeleri
Spoon Yucca
48" O.C.
Dianella tasmanica
Tasman Flax Lily
30" O.C.
Hemerocallis
Day Lily
36" O.C.
Hesperaloe parviflora
Red Yucca
30" O.C.
Heuchera spp.
Coral Bells
24" O.C.
Iris douglasiona
Pacific Coast Iris
18" O.C.
Kniphofia uvaria
Red Hot Poker
30" O.C.
Lantana spp.
Lantana
48" O.C.
Liriope muscari
Lily Turf
24" O.C.
Penstemon spp.
Penstemon
36" O.C.
Teucrium chamaedrys
Germander
24" O.C.
Verbena
Verbena
24" O.C.
Bulbine frutescens
Lantana spp.
Penstemon
Teucrium chamadrys
LANDSCAPE DESIGN GUIDELINES
Tall Shrubs
BOTANICAL NAME
COMMON NAME SPACING
Abelia spp.
Abelia 36"O.C.
Arbutus unedo 'Com pacta'
Compact Strawberry Bush 48"O.C.
Arctostaphylos spp.
Manzanita 96" O.C.
Buddleia davidii
Butterfly Bush 60"O.C.
Carpenteria californica
Bush Anemore 60"O.C.
Dodonaea viscosa
Hopseed Bush 60"O.C.
Euonymus japonica
Spindle Tree 60"O.C.
Feijoa sellowiana
Pineapple Guava 120"O.C.
Lavatera maritima
Tree Mallow 84"O.C.
Ligustrum J. 'Texanum'
Waxleaf Privet 72" O.C.
Loropetalum chinensis
Chinese Fringe Flower 72"O.C.
Myrica californica
Wax Myrtle 15' O.C.
Myrsine africana
African Boxwood 60"O.C.
Prostanthera ovalifolia Mint Bush
84" O.C.
Rhamnus californica Coffeeberry
72" O.C.
Ribes spp.
Currant
72" O.C.
Arctostaphylos spp.
Anigozanthos
Camellia japonica
Lavatera maritima
14
61
Dublin Fallon 580
DESIGN GUIDELINES
Medium Shrubs
BOTANICAL NAME
COMMON NAME SPACING
Asparagus densiflorus 'Myers'
Foxtail Fern 36"O.C.
Callistemon 'Little John'
Dwarf Cottlebrush 36"O.C.
Cistus spp.
Rock Rose 48" O.C.
Coleonema spp.
Breath of Heaven 48" O.C.
Dietes spp.
Fortnight Lily 36"O.C.
Epilobium canum
California Fuchsia 30"O.C.
Escallonia Jubilee'
Escallonia 60" O.C.
Euphorbia rigida
Silver Spurge 36"O.C.
Grevillea 'Noelii'
Grevillea 36"O.C.
Myrtus communis 'Compacta'
Dwarf Myrtle 30"O.C.
Nandina spp.
Nandina/Heavenly Bamboo 30"O.C.
Nepeta x faassenii
Catmint 30" O.C.
Nephrolepis cordifolia 'California'
California Fern 48"O.C.
Olea europaea 'Montra'
Little Olive 72"O.C.
Perovskia atriplicifolia
Russian Sage 36"O.C.
Phormium tenax
New Zealand Flax 48" O.C.
Pittosporum tobira
Dwarf Mock Orange 60"O.C.
Rhaphiolepsis indica
Indian Hawthorn 72"O.C.
Salvia spp.
Sage 48" O.C.
Teucrium fructicans
Bush Germander 48"O.C.
Sedum spp.
Stonecrop 24" O.C.
Viburnum tinus compacta
Viburnum
48" O.C.
Westringia fruticosa 'Mundi'
Coast Rosemary 36"O.C.
Dietes spp.
Teucrium fruticans
Olea europaea 'Montra'
Salvia spp.
62
LANDSCAPE DESIGN GUIDELINES
PLANTING LIST - GRASSES
BOTANICAL NAME
COMMON NAME SPACING
Bouteloua gracilis
Blue Grama Grass 30"O.C.
Calamagrostis 'Karl Foerster'
Feather Reed Grasses 36"O.C.
Carex spp.
Sedge 24" O.C.
Chondropetalum tectorum
Small Cape Rush 36"O.C.
Festuca californica
California Fescue 24"O.C.
Juncus patens
California Gray Rush 24"O.C.
Leymus condensatus'Canyon Prince' Canyon Prince Wild Rye
48" O.C.
Lomandra longifolia
Dwarf Mat Rush 36"O.C.
Muhlenbergia rigens
Meadow Muhly 36"O.C.
Pennisetum alopecuroides
Dwarf Fountain Grass 30"O.C.
Pennisetum setaceum 'Rubrum'
Red Fountain Grass 30"O.C.
PLANTING LIST - VINES
BOTANICAL NAME
COMMON NAME SPREAD
Bougainvillea spp. Bougainvillea
20'
Ficus pumila
Creeping Fig 30'
Hardenbergia violacea
Purple Vine Lilac 10'
Jasminum spp.
Jasmine 20'
Lonicera japonica
Honeysuckle 20'
Parthenocissus quinquefolia
Virginia Creeper 30'
Solanum laxum
Potato Vine
25'
Wisteria sinensis
Chinese Wisteria
15'
Bougainvillea spp.
Hardenbergia violacea
Ficus pumila
Festuca californica
Juncus patens
Lomandra longifolia
Muhlenbergia rigens
16
63
Dublin Fallon 580
DESIGN GUIDELINES
PLANTING LIST - GROUNDCOVERS
BOTANICAL NAME
COMMON NAME SPACING
Acacia redolens
Acacia 10' O.C.
Achillea millefolium
Yarrow 30" O.C.
Baccharis pilularis
Coyote Brush 72" O.C.
Ceanothus griseus
California Lilac 60"O.C.
Coprosoma kirkii 'Verde Vista'
Prostate Mirror Plant 60"O.C.
Dymondia margaretae
Silver Carpet 36" O.C.
Erigeron glaucus'Sea Breeze'
Seaside Daisy 36" O.C.
Erigeron karvinskianus
Santa Barbara Daisy 36"O.C.
Gazania spp.
Gazania 24" O.C.
Geranium spp.
Hardy Scented Geramium 24"O.C.
Juniperus spp.
Juniper 60" O.C.
Limonium perezii
Sea Lavender 24"O.C.
Mimulus x Jelly Bean Orange'
Sticky Monkey Flower 48"O.C.
Myoporum parvifolium 'Pink'
Myoporum'Pink' 72" O.C.
Pelargonium peltatum
Ivy Geramium 48" O.C.
Oenothera speciosa 'Childsii'
Mexican Evening Primrose 36"O.C.
Osteospermum fruticosum
African Daisy 60"O.C.
Rosa 'Carpet Rose'
Carpet Rose 48"O.C.
Rosmarinus officinalis 'H untington Carpet' Rosemary 60" O.C.
Senecio serpens
Blue Chalk Sticks 24"O.C.
Stachys byzantina
Lamb's Ears 24"O.C.
Stachys byzantina
Rosmarinus officinalus
Myoporum parvifolium'Pink'
Senecio serpens
LANDSCAPE DESIGN GUIDELINES
PLANTING LIST - STORMWATER TREATMENT AREAS
Plants play an important role in the function of landscape -based stormwater treatment measures. All species listed
are included in the Alameda Countywide Clean Water Program Guidebook and are suitable for stormwater treatment
measures.
Trees in Stormwater Treatment Areas
BOTANICAL NAME
COMMON NAME SPACING
Aesculus californica
Buckeye 25'O.C.
Arbutus unedo
Strawberry Tree 25' O.C.
Nyssa sylvatica
Sour Gum 25' O.C.
Quercus agrifolia
Coast Live Oak 50'O.C.
Platanus racemosa
Calfornia Sycamore 40'O.C.
Ulmus propinqua 'JFS-Bieberich'
Emerald Sunshine Elm 25'O.C.
Shrubs & Grasses in Stormwater Treatment Areas
BOTANICAL NAME
COMMON NAME SPACING
Achillea millefolium
Common Yarrow 30"O.C.
Baccharis pilularis 'Twin Peaks'
Coyote Brush Prostrate 72"O.C.
Carex pansa
California Meadow Sedge 18"O.C.
Chondropetalum tectorum
Cape Rush 36"O.C.
Eriogonum fasciculatum
Flattop Buckwheat 36" O.C.
Juncus patens
Blue Rush 24"O.C.
Leymus condensatus 'Canyon Prince'
Canyon Prince Wild Rye 48"O.C.
Limonium californicum
Marsh Rosemary 24"O.C.
Muhlenbergia rigens
Deergrass 36" O.C.
Nasella pulchra
Purple Needlegrass 30"O.C.
Salvia clevelandii
Cleveland Sage 48"O.C.
Epilobium densiflorum
Dense Spike Primrose 30"O.C.
Baccharis pilularis 'Twin Peaks'
Juncus patens
Epilobium densiflorum
18
r
65
Attachment 4
ORDINANCE NO. XX — 24
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND GH
PACVEST, LLC RELATED TO THE DUBLIN FALLON 580 PROJECT
(PLPA-2023-00033)
(APNs 985-0027-002-00, 905-0001-006-03, 985-0027-004-00, 985-0027-005-00)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. A request has been made by GH PacVest LLC to enter into a Development Agreement with
the City of Dublin for the property known as the Dublin Fallon 580 Project site, which includes
properties identified as Assessor Parcel Numbers 985-0027-002-00, 905-0001-006-03,
985-0027-004-00, and 985-0027-005-00, an approximately 192-acre site.
B. The Property Owner, GH PacVest LLC, is requesting approval of General Plan and Eastern
Dublin Specific Plan amendments, an amendment to the existing Planned Development (PD)
Zoning Stage 1 Development Plan, approval of a Stage 2 Development Plan for the
residential use, Vesting Tentative Map Nos. 8663, 8666, and 8667, and a Development
Agreement for the Dublin Fallon 580 Project. The proposed project would eliminate the
Public/Semi-Public land use designation and convert 42.6 acres designated Open Space to
Parks/Public-Recreation, establish development standards for the future development of 238
residential units and approximately 3,299,670 square feet of commercial/campus office use.
The 192-acre site would be subdivided into 11 parcels. These planning and implementing
actions are collectively known as the "Dublin Fallon 580 Project."
C. The Project site is approximately 192 acres and is located east of Fallon Road, north of I-
580, and along the future Dublin Boulevard Extension.
D. Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City
prepared an Addendum for the Project, which reflected the City's independent judgment and
analysis of the potential environmental impacts of the Project. Prior CEQA analysis for the
Project area includes: 1) the Eastern Dublin General Plan Amendment and Specific Plan EIR
(1993); 2) the East Dublin Properties Stage 1 Development Plan and Annexation
Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR (2005). Collectively,
these three environmental review documents are referred to as the "EDSP EIRs."
E. The proposed Development Agreement is attached to this Ordinance as Exhibit A.
F. The Planning Commission held a public hearing on the proposed Development Agreement
on June 11, 2024, for which public notice was given by law.
G. The Planning Commission recommended that the City Council approve the Dublin Fallon
580 Project including the Development Agreement by Resolution No. 24-05.
H. A public hearing on the proposed Development Agreement was held before the City Council
on July 16, 2024 for which public notice was given as provided by law.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 1 of 3
66
I. The City Council has considered the recommendation of the Planning Commission, including
the Planning Commission's reasons for its recommendation, the Agenda Statement, all
comments received in writing, and all testimony received at the public hearing.
SECTION 2: FINDINGS AND DETERMINATIONS
Therefore, on the basis of: (a) the foregoing Recitals which are incorporated herein, (b) the City
of Dublin General Plan; (c) the Eastern Dublin Specific Plan, (d) the Dublin Fallon 580 Addendum;
(e) the Staff Report; (f) information in the entire record of proceeding for the Project, and on the
basis of the specific conclusions set forth below, the City Council finds and determines that:
A. The Development Agreement is consistent with the objectives, policies, general land uses
and programs specified and contained in the City's General Plan, and in the Eastern Dublin
Specific Plan in that: (a) the Development Agreement incorporates the objectives policies,
general land uses and programs in the General Plan and Specific Plan and does not amend
or modify them; and (b) the Project is consistent with the fiscal policies of the General Plan
and Specific Plan with respect to the provision of infrastructure and public services.
B. The Development Agreement is compatible with the uses authorized in, and the regulations
prescribed for, the land use districts in which the real property is located because the
Development Agreement does not amend the uses or regulations in the applicable land use
district.
C. The Development Agreement is in conformity with public convenience, general welfare, and
good land use policies in that the Developer's Project will implement land use guidelines set
forth in the Eastern Dublin Specific Plan and the General Plan as articulated in Resolution
No. 84-24, amending the General Plan and the Eastern Dublin Specific Plan, adopted by the
City Council on July 16, 2024.
D. The Development Agreement will not be detrimental to the health, safety, and general
welfare in that the Developer's proposed Project will proceed in accordance with all the
programs and policies of the General Plan, Eastern Dublin Specific Plan, and future Project
Approvals and any Conditions of Approval.
E. The Development Agreement will not adversely affect the orderly development of property
or the preservation of property values in that the project will be consistent with the General
Plan, the Eastern Dublin Specific Plan, and future project approvals.
F. The Development Agreement specifies the duration of the agreement, the permitted uses of
the property, and the obligations of the Applicant. The Development Agreement contains an
indemnity and insurance clause requiring the developer to indemnify and hold the City
harmless against claims arising out of the development process, including all legal fees and
costs.
SECTION 3. APPROVAL
The City Council hereby approves the Development Agreement (Exhibit A to the Ordinance) and
authorizes the City Manager to execute it.
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 2 of 3 67
SECTION 4. RECORDATION
Within ten (10) days after the Development Agreement is fully executed by all parties, the City
Clerk shall submit the Agreement to the County Recorder for recordation.
SECTION 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least
three (3) public places in the City of Dublin in accordance with Section 36933 of the Government
Code of the State of California.
PASSED AND ADOPTED by the City Council of the City of Dublin, on this 20th day of
August 2024, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Reso. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 3 of 3 68
Attachment 5
Exhibit A to Ordinance - Development Agreement
RECORDING REQUESTED BY:
CITY OF DUBLIN
WHEN RECORDED MAIL TO:
City Clerk
City of Dublin
ioo Civic Plaza
Dublin, CA
Fee Waived per GC 27383
Space above this line for Recorder's use
DEVELOPMENT AGREEMENT
BETWEEN THE
CITY OF DUBLIN
AND
GH PACVEST, LLC
FOR THE DUBLIN FALLON 0 PROJECT
APNs: 0-001-00 -0 , -002 -02, -002 -0 , and -002 -0
69
THIS DEVELOPMENT AGREEMENT (this "Agreement" or this
"Development Agreement") is made and entered into for reference purposes on
this day of , 202 , by and between the City of Dublin, a Municipal
Corporation (hereafter "City"), and GH PacVest, LLC, a Delaware Limited
Liability Company (hereafter "Developer") pursuant to the authority of §§
et seq. of the California Government Code and Dublin Municipal Code, Chapter
. . City and Developer are, from time -to -time, individually referred to in this
Agreement as a "Party," and are collectively referred to as "Parties."
RECITALS
A. California Government Code Sections et seq. ("Development
Agreement Statute") and Chapter . of the Dublin Municipal Code (hereafter
"Chapter . ") authorize the City to enter into a Development Agreement for
the development of real property with any person having a legal or equitable
interest in such property in order to establish certain development rights in such
property.
B. Developer owns certain real property (the "Property") consisting of
approximately 1 2 acres of land, as more particularly described in Exhibit A,
Legal Description of Property, attached hereto and incorporated herein by
reference.
C. Developer has applied for, and City has approved, various land use
approvals in connection with a project consisting of up to 2 residential units
and up to ,2 , o square feet of commercial/office development (the
"Project"), including, without limitation, amendments to the Dublin General
Plan and Eastern Dublin Specific Plan (Resolution No. ___-2 ), an amendment to
Planned Development Zoning Ordinance No. 2-0 for Fallon Village and a
Planned Development Zoning Stage 2 Development Plan for the Dublin Fallon
o Project (Ord. No. ___-2 adopted by the City Council on _, 202 ),
Vesting Tentative Tract Maps , , and for the Dublin Fallon o
Project (Resolution No. ___-2 adopted on _, 202 ), and this
Agreement (approved by the Development Agreement ("DA") Approving
Ordinance (defined below)) (collectively the "Project Approvals").
D. City desires the timely, efficient, orderly, and proper development of
the Project.
E. The City, in collaboration with the City of Livermore, is the lead
agency that desires to construct a project generally described as the roadway
extension of Dublin Boulevard from Fallon Road to the Dublin city limits,
2
70
continuing easterly through unincorporated Alameda County and connecting to
North Canyons Parkway within the City of Livermore, commonly referred to as
the proposed Dublin Boulevard - North Canyons Parkway Extension Project
("Dublin Boulevard Extension"). On September , 201 , the City Council adopted
Ordinance No. io-i to establish Right -of -Way Lines for Dublin Boulevard
between Fallon Road and the Eastern City Limit ("Precise Plan").
F. City and Developer have reached agreement and desire to express
herein a Development Agreement that will facilitate development of the Project
subject to conditions set forth herein.
G. The development of the Property and the Project has been evaluated
in three environmental impact reports ("EIR") certified by the City: (1) Eastern
Dublin General Plan Amendment and Specific Plan Environmental Impact
Report, State Clearinghouse No. 110 0 ; (2) East Dublin Properties Stage 1
Development Plan and Annexation Supplemental EIR (State Clearinghouse No.
20010 211 ); and ( ) Fallon Village Project Draft Supplemental EIR (State
Clearinghouse Number 200 0 2010) (collectively, "Prior EIRs"). The Prior EIRs
specifically addressed the General Plan, Specific Plan and Stage 1 Planned
Development Zoning and Development Plan for the Project. An Initial Study was
prepared for the amendment to Planned Development Zoning Ordinance No. 2-
o Stage 1 Development Plan; Stage 2 Planned Development Rezoning and
Development Plan; Vesting Tentative Parcel Maps , and ; and this
Development Agreement to determine whether these approvals will result in any
new or substantially more severe significant environmental impacts than those
analyzed in these prior EIRs or any other standard requiring further
environmental review under CEQA are met (Public Resources Code Section
211 and CEQA Guidelines Sections 1 1 2 and 1 1 ). The Initial Study
determined that these approvals did not trigger any of the CEQA standards
requiring further environmental review. An Addendum was prepared for these
approvals explaining the basis for finding no further review is required under
CEQA pursuant to CEQA Guidelines Section 1 1 (e). The City Council
considered and approved the findings in the Addendum (Reso. No. ___-2
adopted on _, 202 ) prior to approving the General Plan and Eastern
Dublin Specific Plan amendments, the amendment to Planned Development
Zoning Ordinance No. 2-0 Stage 1 Development Plan; Stage 2 Planned
Development Rezoning and Development Plan; Vesting Tentative Parcel Maps
, , and ; and this Development Agreement.
H. City has given the required notice of its intention to adopt this
Development Agreement and has conducted public hearings thereon pursuant to
71
Government Code Section and Chapter . . As required by Government
Code Section . , City has found that the provisions of this Development
Agreement and its purposes are consistent with the goals, policies, standards,
and land use designations specified in City's General Plan.
I. On June 11, 202 , the City of Dublin Planning Commission, the
initial hearing body for purposes of Development Agreement review,
recommended approval of this Development Agreement pursuant to Resolution
No. 2 -0 .
J. On , 202 , the City Council of the City of Dublin adopted
Ordinance No. __-2 approving this Development Agreement (the "DA
Approving Ordinance"). The DA Approving Ordinance took effect on
202 .
NOW, THEREFORE, with reference to the foregoing recitals and in
consideration of the mutual promises, obligations and covenants herein
contained, City and Developer agree as follows:
AGREEMENT
1. Description of Property. The Property that is the subject of this
Agreement is described in Exhibit A.
-,
2. Interest of Developer. Developer has a legal interest in the Property
in that it is the owner of the Property.
Relationship of City and Developer. It is understood that this
Agreement is a contract that has been negotiated and voluntarily entered into by
the City and Developer and that neither City nor Developer is an agent of the
other. The City and Developer hereby renounce the existence of any form of joint
venture or partnership between them and agree that nothing contained herein
or in any document executed in connection herewith shall be construed as
making the City and Developer joint venturers or partners.
Effective Date and Term
.1 Effective Date. The effective date of this Agreement ("Effective
Date") is the date upon which the DA Approving Ordinance takes effect.
.2 Term. The term of this Agreement shall commence on the
Effective Date and shall continue for 10 (ten) years following the City Council's
72
acceptance of the Dublin Boulevard Extension project as constructed to its
ultimate width and length as described in the City's certified EIR for the Dublin
Boulevard Extension, as more particularly described in Exhibit C, attached
hereto and incorporated herein, unless said term is otherwise extended or
terminated as provided in this Agreement (as so extended or terminated, the
"Term"). In the event that any third -party lawsuit is filed challenging the City's
issuance of the Project Approvals or its compliance with CEQA, the Term of this
Agreement shall be automatically extended for a duration equal to the time from
the filing of such lawsuit to the entry of a final order dismissing or otherwise
finally terminating such lawsuit, which duration shall include any appeals
("Litigation Extension"). If required by one of the parties, the other party shall
enter into a Clarification pursuant to Section 1 . below memorializing the
length of such Litigation Extension. This Agreement shall terminate with
respect to any for sale residential lot and such lot shall be released and no longer
subject to this Agreement, without the execution or recordation of any further
document, when a certificate of occupancy has been issued for the building(s)
on such lot.
. Optional Extension. Prior to the expiration of the Term of this
Development Agreement, as provided in Section .2, Developer may extend the
Term of the Development Agreement. To do so, Developer shall give City written
notice at least ninety ( o) days prior to the termination date of the Development
Agreement. At the time Developer provides such notice, Developer shall make a
payment to City in the amount of $2 0,000 (adjusted for inflation from the
Effective Date using the CPI-U, San Francisco -Oakland -San Jose Area) for each
year of extension requested under this provision. Upon receipt of the notice and
the contribution, the City Manager shall approve the extension and shall notify
the Developer in writing that the Term of the Development Agreement has been
automatically extended for an additional time period equal to the time period
requested by Developer under this provision, commencing on the date the
Development Agreement would otherwise have terminated; provided Developer
may exercise its option to extend the Development Agreement no more than five
( ) times, for a maximum total Term of the Development Agreement of fifteen
(1 ) years (plus any extensions pursuant to Sections .2 or . hereof). Provided
there is an extension period remaining, Developer may request the extension for
multiple years and provide the payment due for each year's extension. Each
extension shall apply to the entire Property upon payment of one $2 0,000 (as
adjusted in accordance with this Section . ) per year extension payment, even if
the Property is owned by multiple Developers at that time.
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. Term of Project Approvals. The term of any Project Approvals
(as defined in Recital C) for the Property or any portion thereof, specifically
including without limitation the Vesting Tentative Tract Maps , , and
, shall be extended automatically for the Term of this Agreement.
. .i Termination of Agreement. In the event that this
Agreement is terminated prior to the expiration of the Term, the term of any
Project Approval and the vesting period for any final subdivision map approved
as a Project Approval shall be the term otherwise applicable to the approval.
Vested Rights/Use of the Property/Applicable Law/Processing
.i Right to Develop. Developer shall have the vested right to
develop the Project on the Property in accordance with the terms and conditions
of (i) this Agreement, the Project Approvals (as and when issued), and any
amendments to any of them as shall, from time to time, be approved pursuant to
this Agreement, and (ii) the City's ordinances, codes, resolutions, rules,
regulations and official policies governing the development, construction,
subdivision, occupancy and use of the Project and the Property including,
without limitation, the General Plan, the Dublin Municipal Code, and the
Specific Plan, the permitted uses of the Property, density and intensity of use of
the Property and the maximum height, bulk and size of proposed buildings, and
the provisions for reservation or dedication of land for public purposes that are
in force and effect on the Effective Date of this Agreement (collectively,
"Applicable Law"). In exercising its discretion when acting upon subsequent
project approvals, City shall apply the Applicable Law as the controlling body of
law. Notwithstanding the foregoing or anything to the contrary herein, any
amendment to the Project Approvals shall not become part of the law Developer
is vested into under this Agreement unless an additional amendment of this
Agreement is entered into between Developer and City in accordance with this
Agreement. In the event that such amendments to the Project Approvals are
sought for any distinct portion of the Property or Project, such amendments
shall not require amendment of this Agreement with respect to any other
portion of the Property or Project, except to the extent set forth in such
amendment.
.2 Fees, Exactions, Dedications. The City shall not apply to the
Project any development impact fee or any application, processing, or inspection
fee (collectively, "Fees") that the City first enacts after the Effective Date. Except
as otherwise set forth in this Agreement, City and Developer agree that this
Agreement does not limit the City's discretion to impose or require (a) payment
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of any fees in connection with the issuance of any subsequent project approvals
as necessary for purposes of mitigating environmental and other impacts of the
Project, (b) dedication of any land, or (c) construction of any public
improvement or facilities (collectively "Exactions"). Except as specifically
provided herein, nothing in this Agreement shall limit the City's ability to
impose existing development impact Fees at rates that are increased beyond the
amounts in effect on the Effective Date or limit Developer's ability to challenge
any such increases under state or local law.
. Construction Codes. Notwithstanding the provisions of
Section .1 above, to the extent Applicable Law includes requirements under the
state or locally adopted building, plumbing, mechanical, electrical and fire
codes (collectively the "Codes"), the Codes included shall be those in force and
effect at the time Developer submits its application for the relevant building,
grading, or other construction permits to City. In the event of a conflict between
such Codes and the Project Approvals, the Project Approvals shall, to the
maximum extent allowed by law, prevail. For construction of public
infrastructure, the Codes applicable to such construction shall be those in force
and effect at the time of execution of an improvement agreement between City
and Developer pursuant to Chapter .1 of the Dublin Municipal Code.
. New Rules and Regulations. During the Term of this
Agreement, the City may apply new or modified ordinances, resolutions, rules,
regulations, and official policies of the City to the Property which were not in
force and effect on the Effective Date only to the extent they are not in conflict
with the vested rights granted by the Applicable Law, the Project Approvals, or
this Agreement. In addition to any other conflicts that may occur, each of the
following new or modified ordinances, resolutions, rules, regulations, or official
policies shall be considered a per se conflict with the Applicable Law:
. .1 Any application or requirement of such new or
modified ordinances, resolutions, rules, regulations or official policies that
would (i) cause or impose a substantial financial burden on, or materially delay
development of the Property as otherwise contemplated by this Agreement or
the Project Approvals, (ii) frustrate in a more than insignificant way the intent or
purpose of the Project Approvals or preclude compliance therewith including,
without limitation, by preventing or imposing limits or controls in the rate,
timing, phasing or sequencing of development of the Project; (iii) prevent or
limit the processing or procuring of subsequent project approvals; or (iv) reduce
the density or intensity of use of the Property as a whole, or otherwise requiring
any reduction in the square footage of, or total number of, proposed buildings,
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structures and other improvements, in a manner that is inconsistent with or
more restrictive than the limitations included in this Agreement and the Project
Approvals; and/or
. .2 If any of such ordinances, resolutions, rules,
regulations, or official policies do not have general (City-wide) applicability.
. Moratorium Not Applicable. Notwithstanding anything to the
contrary contained herein, if a City ordinance, resolution, policy, directive, or
other measure is enacted or becomes effective, whether by action of the City or
by initiative, and if it imposes a building moratorium which affects all or any
part of the Project, City agrees that such ordinance, resolution or other measure
shall not apply to the Project, the Property, this Agreement or the Project
Approvals unless the building moratorium is imposed as part of a declaration of
a local emergency or state of emergency as defined in Government Code Section
, provided that to the extent a moratorium applies to all or any part of the
Project then the Term shall automatically be extended for a period of time equal
to the period of the moratorium.
. Revised Application Fees. Notwithstanding Section .2, any
existing application, processing and inspection fees that are revised during the
Term of this Agreement shall apply to the Project provided that (1) such fees
have general applicability and are consistent with State law limitations that
processing fees not exceed the estimated reasonable cost of providing the
service for which they are charged; (2) the application of such fees to the
Property is prospective; and ( ) the application of such fees would not prevent,
impose a substantial financial burden on, or materially delay development in
accordance with this Agreement. By so agreeing, Developer does not waive its
rights to challenge the legality of any such application, processing, and/or
inspection fees.
. New Taxes. This Agreement shall not prohibit the application
of any subsequently enacted City-wide taxes to the Project provided that (1) the
application of such taxes to the Property is prospective, and (2) the application of
such taxes would not prevent development in accordance with this Agreement.
By so agreeing, Developer does not waive its rights to challenge the legality of
any such taxes, facially or as applied to its Project or Property, or to claim
exemption from any taxes to the extent allowed by law.
. Development of the Project; Phasing, Timing. Since the
California Supreme Court held in Pardee Construction Co. v. City of Camarillo
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(1 ) Cal. d , that the failure of the parties therein to provide for the
timing of development resulted in a later adopted initiative restricting the timing
of development to prevail over such parties' agreement, it is the Parties' intent to
cure that deficiency by acknowledging and providing that this Agreement
contains no requirements that Developer must initiate or complete any action,
including without limitation, development of the Project within any period of
time set by City. Nothing in this Agreement is intended to create nor shall it be
construed to create any affirmative development obligations to develop the
Project, or liability in Developer under this Agreement if the development fails
to occur. It is the intention of this provision that Developer be able to develop
the Property in accordance with its own time schedules and the Project
Approvals.
. Processing. Nothing in this Agreement shall be construed to
limit the authority or obligation of City to hold necessary public hearings, nor to
limit the discretion of City or any of its officers or officials with regard to
subsequent project approvals that require the exercise of discretion by City,
provided that such discretion shall be exercised consistent with the vested rights
granted by this Agreement, the Applicable Law, and the Project Approvals.
. Property Grading.
.1 Phasing. For mutual benefit, the Parties desire mass grading
of the Property prior to the Dublin Boulevard Extension through the Property.
Pursuant to Dublin Municipal Code Section .1 .1 o(B), when the intended use
of a site requires approval of a discretionary zoning permit, a grading permit
shall not be issued until said approval. The Parties agree that the intended use,
exclusively for purposes of Dublin Municipal Code Section .1 .1 o(B) and this
Section, shall mean the Dublin Boulevard Extension. In accordance with this
Section, Developer may apply for, and City may issue a grading permit,
notwithstanding approval of a discretionary zoning permit for the intended use
of the remainder of the Project site.
.2 Slope Easement. The Project Approvals require Developer to
dedicate a Slope Easement ("SE") for that portion of the Property adjacent to the
future Dublin Boulevard frontage, if mass grading has not commenced per the
preliminary grading plan as shown on the Vesting Tentative Tract Map .
Developer shall cooperate in good faith with the City Engineer on the extent of
the SE dedication necessary to accommodate the Dublin Boulevard Extension.
The SE shall be dedicated by separate instrument, in a form satisfactory to the
City Engineer and City Attorney, prior to the first final or parcel map filed by
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Developer within the three-year ( ) period referenced in Section . If a final or
parcel map is not filed by Developer within the three-year ( ) period, the SE shall
be dedicated in conjunction with the Dublin Boulevard Extension right-of-way
dedication described in Section .
. Affordable Housing.
.1 Units Required by Regulations. Developer proposes up to 2
residential units on the Property. Pursuant to the City's Inclusionary Zoning
Regulations (Chapter . of the Dublin Municipal Code) (the "Regulations"),
developers of more than twenty (2o) residential units are required to set aside
12. % of the total number of units in the project as affordable units as specified.
.2 Alternative Compliance Authorized. Under the Regulations,
certain exceptions permit developers to satisfy the obligation other than through
on -site construction. For instance, part of this obligation can be satisfied
through the payment of a fee in -lieu of construction of units. In addition,
developers can satisfy their affordable housing obligations by, among other
mechanisms, obtaining City Council approval of an alternative method of
compliance that the City Council finds meet the purposes of the Regulations.
. Satisfaction of City Requirements. Developer shall satisfy its
affordable housing obligation through compliance with the Regulations.
. Right -of -Way Dedications. The Project Approvals require
Developer to dedicate a portion of the Property to the City in fee as right-of-way
for the Dublin Boulevard Extension, in general conformance with the adopted
Precise Plan, the most current design plans on file with the office of the City
Engineer at the time of dedication, and the Vesting Tentative Tract Map .
Such dedication shall occur no later than three ( ) years from the approval date
of the Vesting Tentative Tract Maps , , and . The dedicated right-of-
way shall be shown on the first final or parcel map filed within three -years ( ) of
the approval date of Vesting Tentative Tract Maps , , and . If a final
or parcel map is not filed within the three-year ( ) period, the right-of-way shall
be dedicated by a separate deed instrument, in a form satisfactory to the City
Engineer and City Attorney. Developer agrees that it will not receive any
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compensation or receive any Eastern Transportation Impact Fee ("EDTIF")
credits for dedicating the right-of-way for the Dublin Boulevard Extension.
. Community Facilities District - Service and Maintenance of Public
Streets and Improvements.
.1 Community Facilities District. Developer agrees to cooperate
in the formation of, or annexation into, a community facilities district or
districts established pursuant to the Mello -Roos Act, including approval of RMA
for the purpose of financing the services and maintenance of all public streets
(including storm drain systems, streetlights, and other street appurtenances)
constructed by the Developer within the future residential tract parcels after
City's acceptance of improvements. Developer agrees that the boundaries of the
district(s) will include all of the Property, and that Developer will not contest and
will, for and on behalf of all of the Property, vote in favor of formation of or
annexation into the district(s) prior to filing the first final map. Developer shall
pay its fair share of administrative costs incurred by the City associated with the
formation of and/or annexation into the district(s), as determined by the City
Engineer, prior to filing the first final map.
.2 Alternative Method of Compliance. Notwithstanding the
foregoing, City agrees that Developer may alternatively establish a maintenance
fund, in an amount to be determined by the City Engineer, that compensates for
all future maintenance of all public streets (including storm drain systems, street
lights, and other street appurtenances) within Parcels and (future residential
tract), as shown on the Vesting Tentative Tract Maps , , and , after
City's acceptance of improvements. If Developer complies with this Section .2
prior to filing the first final map, Developer shall be exempt from compliance
with Section .1.
10. Eastern Dublin Transportation Impact Fee Credits. Developer
shall not use or apply any EDTIF credits that it purchased or transferred from
any other credit -holder to satisfy Developer's obligations set forth herein. City
agrees that EDTIF credits for all eligible "Public Improvements" as defined in
Section 1 shall be provided for use by Developer upon completion of
construction or upon bonding for said "Public Improvements." Developer shall
also have the right to transfer or sell any eligible EDTIF credits that it receives
from the City to future commercial (GC/CO) or residential developers of the
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various parcels of Tract in accordance with the requirements of the
Consolidated Impact Fee Administrative Guidelines, February 202 .
11. Cooperation with Mitigation.
11.1 The City is in the midst of pursuing regulatory -agency permits
for the Dublin Boulevard Extension project ("DBE project") that crosses through
the Property. The Property is such that the City is required to mitigate for the
permanent indirect impacts on special status species in the areas of the Property
south of Dublin Boulevard. Developer's Project will require Developer to mitigate
for direct impacts on special status species in the areas of the Property south of
Dublin Boulevard. The City has already committed to financing the mitigation of
the DBE project, and Developer will directly benefit from such expenditure.
Meanwhile, Developer is prepared to submit permits of its own to the resource
agencies, and those permit submittals will require a mitigation plan that
includes mitigation for the permanent indirect impacts south of Dublin
Boulevard, and the City is not yet prepared to submit its permits. The City has
caused its consultant, Resource Environmental Solutions, Inc., to begin
developing a plan to make its mitigation solution available for Developer's use in
mitigating the Project's direct impacts. The Parties agree to cooperate in a
commercially reasonable manner to effectuate the goal of making the City's
mitigation solution available to Developer. Accordingly, each party agrees to
deliver whatever consents may be necessary to accomplish such objective.
12. Nature Community Parkland.
12.1 Purchase and Sale. Subject to to -be -negotiated terms, the
Developer will sell, and City will purchase, using revenues derived from the
Public Facilities Fee ("PFF"), the approximately 2. 2 acres of land on the
Property that is presently designated as "Open Space" under the City's General
Plan and the Eastern Dublin Specific Plan (the "Nature Park Land") for a total
purchase price of $2 , , o ("Purchase Price"). The purchase price is based on
the land value of $ , oo per acre used in the City's PFF program. If the final
acreage delivered to the City is more or less than 2. 2 acres, but not more than
.10 acres, the Purchase Price shall be adjusted accordingly. The Parties agree
to negotiate in good faith toward a mutually agreeable purchase and sale
agreement (the "PSA") within six months of the Effective Date.
12.1.1 Initial Payment. The Parties agree that the City's initial
payment under the PSA will take the form of a $ ,2 ,i payment(or such
amount as may be adjusted below) (the "Initial Payment") to the Developer to
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purchase the Nature Parkland from the PFF that will be simultaneously paid by
the Developer to the City for the Mitigation Cost. The Initial Payment calculation
of $ ,2 ,1 is the City's present estimate of the City's cost of mitigating for the
permanent indirect impacts on special status species of the Dublin Boulevard
Extension project on the Property in areas south of Dublin Boulevard (the
"Mitigation Cost"). Should the Mitigation Cost exceed $ ,2 ,1 , the Initial
Payment shall be increased to be equal to the increased amount. Developer has
previously committed to reimbursing the City for the Mitigation Cost because
the Mitigation offsets the Developer's obligation to mitigate for the direct impacts
on special species of the development on the same lands. Should negotiations on
the PSA not be proceeding to the City's satisfaction, the City may elect at any
time to require Developer to reimburse it for the Mitigation Cost.
12.1.2 Remaining Balance. With regard to the remaining
balance of the Purchase Price after the Initial Payment, the Parties acknowledge
that the Public Facilities Fee funds presently available are insufficient to allow
the City to pay the full amount of the Purchase Price in the short term. The City
acknowledges that its obligation to negotiate in good faith toward the PSA
includes negotiating a mutually agreeable payment schedule for payment of the
balance of the Purchase Price (the "Payment Schedule") that would be reflected
in the PSA. If the Parties are unable to agree on the Payment Schedule in the
PSA, Developer may elect to have the balance treated as a credit under the terms
of the PFF program.
12.2 Wetlands. The Parties acknowledge that there are the
jurisdictional wetlands on the Nature Park Land and that Developer's Resource
Agency Permits may subject such lands to a deed restriction or conservation
easement for wetland preservation. The Parties agree that the ownership of such
lands, and the impact of the deed restriction or conservation easement, should
the City take ownership of such lands, on the Purchase Price are unresolved and
will have to be resolved in the course of negotiating the PSA. If the City were to
take ownership of the jurisdictional wetlands, the Developer shall provide a
maintenance fund or establish a maintenance mechanism for maintenance of
the wetlands within the Nature Park Land as required by the Resource Agencies.
1 . Public Improvements. The parties agree that the Project's build out
will require the completion of certain improvements and that the City's approval
of Vesting Tentative Tract Maps , , and shall not prevent the City
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from later requiring the completion ofthe following in conjunction with later
phases of the project:
1 .1 Dublin Boulevard. In conjunction with development of either
Parcel 1 or Parcel 2 of Vesting Tentative Tract Map , Developer shall
coordinate with the City of Dublin and Alameda County Transportation
Commission (ACTC) on the Dublin Boulevard - North Canyons Parkway
Extension Project. Developer shall construct Dublin Boulevard Extension Project
improvements between Fallon Road and Croak Road, consistent with the latest
Dublin Boulevard Extension Project Improvement Plans. The Developer shall be
eligible for Eastern Dublin Traffic Impact Fee (EDTIF) credits for the cost of the
eligible improvements constructed or bonded for excluding the land cost of the
right-of-way, not to exceed the cost shown in the EDTIF.
1 .2 Dublin Boulevard. In conjunction with development of either
Parcel or Parcel of Vesting Tentative Tract Map , Developer shall
coordinate with the City of Dublin and Alameda County Transportation
Commission (ACTC) on the Dublin Boulevard - North Canyons Parkway
Extension Project. Developer shall construct Dublin Boulevard Extension Project
improvements between Fallon Road and easterly project terminus or any portion
not yet constructed within the project boundary, consistent with the latest
Dublin Boulevard Extension Project Improvement Plans. The Developer shall be
eligible for Eastern Dublin Traffic Impact Fee (EDTIF) credits for the cost of the
eligible improvements constructed or bonded for excluding the land cost of the
right-of-way, not to exceed the cost shown in the EDTIF.
1 . Dublin Boulevard / Fallon Road Intersection. In conjunction
with development of either Parcel 1, Parcel 2, Parcel or Parcel of Vesting
Tentative Tract Map , Developer shall complete the Dublin Boulevard /
Fallon Road intersection improvements to accommodate the following
intersection lane geometry. The minimum width of through lanes and turn lanes
adjacent to the median and the curb shall be 12'.
• Northbound: three left -turn lanes, four through lanes, two right -turn lanes
• Southbound: two left -turn lanes, four through lanes, one right -turn lane
• Eastbound: two left -turn lanes, three through lanes, two right -turn lanes
• Westbound: three left -turn lanes, three through lanes, one right -turn lane
The Developer shall be eligible for Eastern Dublin Traffic Impact Fee (EDTIF)
credits for the cost of the eligible improvements constructed or bonded for
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excluding the land cost of the right-of-way, not to exceed the cost shown in the
EDTIF.
1 . Fallon Road / Fallon Gateway - Parcel 1 Access Intersection. In
conjunction with development of either Parcel 1, Parcel 2, Parcel or Parcel of
Vesting Tentative Tract Map , Developer shall complete the Fallon Road /
Fallon Gateway intersection to accommodate the following intersection lane
geometry. The minimum width of through lanes and turn lanes adjacent to the
median and the curb shall be 12'.
• Northbound: two left -turn lanes, four through lanes, one right -turn lane
• Southbound: one left -turn lane, four through lanes, one right -turn lane
• Westbound: Applicant shall provide the appropriate number of through
lanes, left -turn lanes, right -turn lanes with sufficient storage space to
accommodate project traffic.
The Developer shall be eligible for Eastern Dublin Traffic Impact Fee (EDTIF)
credits for the cost of the eligible improvements constructed or bonded for
excluding the land cost of the right-of-way, not to exceed the cost shown in the
EDTIF.
1 . Fallon Road. In conjunction with development of either Parcel
1, Parcel 2, Parcel or Parcel of Vesting Tentative Tract Map , Developer
shall complete the following improvements and be eligible for Eastern Dublin
Traffic Impact Fee (EDTIF) credits for the cost of the eligible improvements
constructed or bonded for excluding the land cost of the right-of-way, not to
exceed the cost shown in the EDTIF:
1 . .1 Ultimate widening and frontage improvements for
Fallon Road along the Parcel 1 project frontage, including northbound travel
lanes between I- o Interchange to Dublin Boulevard. Street improvements shall
include, but are not limited to ' wide protected bicycle lane and minimum '
wide median, and minimum ' wide sidewalk. The cross-section of Fallon Road
shall have a minimum of four through travel lanes in each direction plus turn
lanes at the intersections; and
1 . .2 Improvements north of Dublin Boulevard to provide
connectivity to existing sidewalk to the north, City acknowledges that a portion
of the necessary right of way is owned by DR Acquisitions, LLC and that it would
need to be acquired by Developer or the City prior to improvements on that
portion of the right of way being completed. The City acknowledges that the
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requirements related to the improvements described in this Subsection 1 . will
be subject to Government Code section 2. ; and
1 . . Class IV bike lanes in both directions, consisting of a -
foot wide median and an -foot wide bicycle lane with protected intersections at
every signalized intersection along Fallon Road from the I- o Interchange to
Central Parkway per the City's Bicycle and Pedestrian Plan.
1 . Croak Road. In conjunction with any development proposal of
Parcel 1 of Vesting Tentative Tract Map , Developer shall request the
abandonment of Croak Road south of Dublin Boulevard, acquire the lands at
"Fair Market Value"; and incorporate the lands into its project, prior to issuance
of a building permit for Parcel 1. The vacation of Croak Road shall exclude the
portion of right-of-way reserved for future Valley Link project. Developer shall
pay all costs associated with the right-of-way vacation and parcel acquisition.
The City would offset any Developer costs associated with the Developer or the
City acquiring the DR Acquisitions, LLC lands described in subsection 1 . , from
the amounts payable by Developer for the acquisition of to -be -abandoned Croak
Road.
1 . East-West Street South of Dublin Boulevard. Unless Croak Road
is maintained as a private street, Parcel 1 of Vesting Tentative Tract Map
shall include a private street that runs parallel to Dublin Boulevard connecting to
Fallon Road at the intersection with Fallon Gateway and Dublin Boulevard and
Croak Road intersection, which street shall include bicycle and pedestrian
connectivity.
1 . I- o / Fallon Road Interchange Fair Share. The Developer
shall pay the fair share towards the construction of the Phase 2 I- o/Fallon Road
Interchange improvements no later than o-days after recordation of the first
residential final map (Tract or ) and no building permits for the
residential development shall be issued until the fair share payment has been
made. The fair share will be determined based on the Phase 2 Interchange cost
and the City's Local Transporation Analysis and any additional analysis subject to
approval of the City Engineer. Should the trips associated with actual
development on any of either Parcel 1, Parcel 2, Parcel or Parcel of Vesting
Tentative Tract Map be less than used to calculate the fair -share payment,
the City will consider an appropriate refund to the then -owner of such parcel to
reflect the reduced number of trips.
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1 . Vehicle Trip Reduction with Transportation Demand
Management. To reduce the impact of the project generated traffic along Fallon
Road and Dublin Boulevard, Developer shall be required to prepare and
implement in conjunction with each subsequent Site Development Review
("SDR") a Transportation Demand Management plan ("TDM plan") to reduce
vehicle trips to and from the project site(s), to the satisfaction of the City
Engineer. The TDM plan shall include trip reduction measures necessary to
achieve a minimum overall target of trip reduction to reduce peak hour trips by
io% or an appropriate amount of trip reduction based on future transportation
analysis but not less than io% for office and residential uses. The TDM plan shall
also include and implement TDM Best Management Practices (BMPs) for the
retail uses. The SDR conditions shall require City approval of the TDM plan prior
to the issuance of a certificate of occupancy for the first building. The SDR plan
shall require annual reporting of trips, surveys, and the making of revisions to
the TDM plan as needed to meet the trip reduction targets or thresholds to the
satisfaction of the City Engineer. Vehicle trip reductions will be measured
through counts of vehicles that enter and exit the site and by comparison of the
results to established trip thresholds. TDM reduction targets will be applied to
establish the thresholds. The estimates and thresholds will be reviewed and
approved by the City Engineer.
TDM measures that target office employees shall be described in detail in
the TDM plan, including information regarding the direct implementing party.
The following TDM measures shall be considered for inclusion in the TDM plan.
1 . .1 On -site support facilities including bicycle paths,
pedestrian paths linking buildings and bus stops.
1 . .2 In building support facilities including showers,
changing rooms, bicycle storage rooms and bicycle racks.
1 . . Ridesharing options for long distance commuters such
as carpool and vanpool matching services.
1 . . Guaranteed ride home services for commuters who
carpool, take transit or bicycle to work.
1 . . Financial incentives such as pre-tax benefits for transit
and bicycle expenses (e.g., Commuter Check) or subsidized transit passes (e.g.,
Commuter Checks, Clipper Cards) for all employees.
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1 do Future Transportation Analysis. Developer acknowledges that
future Site Development Review approvals will require additional transportation
analysis, including but not limited to the following (Parcel references are to
Parcel designations in Vesting Tentative Tract Map ):
1 .10.1 The planned access along Dublin Boulevard to
Parcel 1 and Parcel 2, between Fallon Road and Croak Road.
1 .10.2 The east -west connection between Fallon
Gateway intersection and the signalized intersection of Dublin Boulevard/Croak
Road.
1 .10. The intersection of Dublin Boulevard / Croak
Road.
1 .10. The planned access along Dublin Boulevard to
Parcel and Parcel .
1 .10. Adverse effects to the Fallon Road -El Charro
Road/I- o Interchange.
1 .10. Adverse effects to the Dublin Boulevard/Fallon
Road intersection.
1 .11 In the event of any conflict between this Section 1 and the
conditions of approval for the Project Approvals regarding the Public
Improvements described in this Section 1 , the terms of this Section 1 shall
control.
1 . Amendment or Cancellation.
1 .1 Modification Because of Conflict with State or Federal Laws.
The Project and Property shall be subject to state and federal laws and
regulations and this Agreement does not create any vested right in state and
federal laws and regulations in effect on the Effective Date. If state or federal
laws or regulations enacted after the Effective Date of this Agreement prevent or
preclude compliance with one or more provisions of this Agreement or require
changes in plans, maps or permits approved by the City, the Parties shall meet
and confer in good faith in a reasonable attempt to modify this Agreement to
comply with such federal or state law or regulation. Any such amendment or
suspension of the Agreement shall be subject to approval by the City Council (in
accordance with Chapter . ). Each Party agrees to extend to the other its
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prompt and reasonable cooperation in so modifying this Agreement or approved
plans.
1 .2 Amendment of Development Agreement by Mutual Consent.
This Agreement maly be amended in writing from time to time by mutual
consent of the Parties hereto and in accordance with the procedures of the
Development Agreement Statute and Chapter . . Review and approval of an
amendment to this Development Agreement shall be strictly limited to
consideration of only those provisions to be added or modified. No amendment,
modification, waiver, or change to this Development Agreement or any provision
hereof shall be effective for any purpose unless specifically set forth in a writing
that expressly refers to this Development Agreement and signed by the duly
authorized representatives of both Parties.
1 .2.1 Partial Amendment. When a Party seeking such an
amendment owns or has an equitable right to only a portion of the whole of the
Property ("Portion"), then such Party may only seek amendment of this
Agreement as directly relates to the Portion, and the Party owning any other
Portion shall not be required or entitled to be a signatory or to consent to an
amendment that affects only another Party's Portion.
1 . Amendments. Any amendments to this Agreement which
relate to (a) the Term; (b) the permitted uses of the Property as provided in
paragraph .1; (c) provisions for "significant" reservation or dedication of land;
(d) conditions, terms, restrictions or requirements for subsequent discretionary
actions; (e) an increase in the density or intensity of use of the overall Project; (f)
the maximum height or size of proposed buildings; or (g) monetary
contributions by Developer as provided in this Agreement, shall be deemed an
"Amendment" and shall require notice or public hearing before the Planning
Commission and the City Council before the Parties may execute an amendment
hereto. The City's Public Works Director shall determine whether a reservation
or dedication is "significant" in the context of the overall Project.
1 . Clarifications. If and when, from time to time, during the
Term of this Agreement, City and Developer agree refinements and clarifications
are necessary or appropriate with respect to the details of performance of City
and Developer hereunder, City and Developer shall effectuate such clarifications
through letter agreements (each, a "Clarification") approved by City and
Developer, which, after execution, shall be attached hereto as addenda and
become a part hereof, and may be further clarified from time to time as
necessary with future approval by City and Developer. No such Clarification
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shall constitute an amendment to this Agreement requiring public notice or
hearing. The City Manager or his or her designee shall have the authority to
determine on behalf of City whether a requested clarification is of such a
character to constitute an Amendment subject to Section 1 . or a Clarification
subject to this Section 1 . . The City Manager shall have the authority to
review, approve, and execute Clarifications to this Agreement provided that such
Clarifications are not Amendments.
1 . Cancellation by Mutual Consent. Except as otherwise
permitted herein, this Agreement may be canceled in whole or in part only by
the mutual consent of the parties or their successors in interest, in accordance
with the provisions of the Development Agreement Statute and Chapter
. . Any fees paid pursuant to this Agreement prior to the date of cancellation
shall be retained by the City.
1 . Annual Review.
1 .1 Review Date. The annual review date for this Agreement shall
be between July 1 and August 1 , 202 , and thereafter between each July 1 and
August 1 during the Term. Review shall be conducted in accordance with
Section . .1 0 of Chapter . and the provisions of this Section 1 .
1 .2 Initiation of Review. The City's Community Development
Director shall initiate the annual review, as required under Section . .1 0 of
Chapter . , by giving to Developer thirty ( o) days prior written notice that the
City intends to undertake such review. Not less than thirty ( o) days after receipt
of the notice, Developer shall provide evidence to the Director, as reasonably
determined necessary by the Director, to demonstrate good faith compliance
with the material terms and provisions of the Agreement as to the whole or
relevant portion of the Property owned by Developer. The burden of proof by
substantial evidence of compliance is upon Developer.
1 . Staff Reports. To the extent practical, the City shall deposit in
the mail to Developer a copy of all staff reports, and related exhibits concerning
contract performance at least five days prior to any public hearing addressing
annual review.
1 . Costs. Costs reasonably incurred by the City in connection
with the annual review shall be paid by Developer in accordance with the City's
schedule of fees in effect at the time of review.
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1 . Default.
1 .1 Remedies Available. Upon the occurrence of an event of
default, the Parties may pursue all remedies at law or in equity which are not
otherwise provided for in this Agreement or in the City's regulations governing
development agreements, expressly including, but not limited to, the remedy of
specific performance of this Agreement.
1 .2 Notice and Cure. Upon the occurrence of an event of default
by either Party, the non -defaulting party shall serve written notice of such
default upon the defaulting Party. Subject to a Mortgagee's right to cure
pursuant to Section 1 .2 hereof, if the default is not cured by the defaulting Party
within thirty ( o) days after service of such notice of default, the non -defaulting
Party may then commence any legal or equitable action to enforce its rights
under this Agreement; provided, however, that if the default cannot be cured
within such thirty ( o) day period, the non -defaulting Party shall refrain from
any such legal or equitable action so long as the defaulting Party begins to cure
such default within such thirty ( o) day period and diligently pursues such cure
to completion. Any notice of default given hereunder shall specify in detail the
nature of the failures in performance that the noticing Party claims constitutes
the event of default, all facts constituting substantial evidence of such failure,
and how such failure may be satisfactorily cured in accordance with the terms
and conditions of this Agreement. During the time periods herein specified for
cure of a failure of performance, the Party charged therewith shall not be
considered to be in default for purposes of (a) termination of this Agreement, (b)
institution of legal proceedings with respect thereto, or (c) issuance of any
approval with respect to the Project. Failure to give notice shall not constitute a
waiver of any default.
1 . No Damages against City. Notwithstanding anything to the
contrary contained herein, in no event shall damages be awarded against the
City upon an event of default or upon termination of this Agreement.
1 . Estoppel Certificate. Either Party may, at any time, and from time
to time, request written notice from the other Party requesting such party to
certify in writing that, (a) this Agreement is in full force and effect and a binding
obligation of the Parties; (b) this Agreement has not been amended or modified
either orally or in writing, or if so amended, identifying the amendments; and
(c) to the knowledge of the certifying Party, the requesting Party is not in default
in the performance of its obligations under this Agreement, or if in default, to
describe therein the nature and amount of any such defaults. A Party receiving a
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request hereunder shall execute and return such certificate within thirty ( o)
days following the receipt thereof, or such longer period as may reasonably be
agreed to by the Parties. The City Manager of the City shall be authorized to
execute any certificate requested by Developer. Should the Party receiving the
request not execute and return such certificate within the applicable period, this
shall not be deemed to be a default, provided that such Party shall be deemed to
have certified that the statements in clauses (a) through (c) of this Section are
true, and any Party may rely on such deemed certification. City acknowledges
that a certificate hereunder may be relied upon by Transferees (as defined in
Section 21.2) and Mortgagees (as defined in Section 1 .i).
1 . Mortgagee Protection; Certain Rights of Cure.
1 .1 Mortgagee Protection. This Agreement shall be superior and
senior to any lien placed upon the Property, or any portion thereof after the date
of recording this Agreement, including the lien for any deed of trust or mortgage
("Mortgage"). Notwithstanding the foregoing, no breach hereof shall defeat,
render invalid, diminish or impair the lien of any Mortgage made in good faith
and for value, but all the terms and conditions contained in this Agreement shall
be binding upon and effective against any person or entity, including any deed of
trust beneficiary or mortgagee ("Mortgagee") who acquires title to the Property,
or any portion thereof, by foreclosure, trustee's sale, deed in lieu of foreclosure,
or otherwise.
1 .2 Mortgagee Not Obligated. Notwithstanding the provisions of
Section 1 .1 above, no Mortgagee shall have any obligation or duty under this
Agreement, before or after foreclosure or a deed in lieu of foreclosure, to
construct or complete the construction of improvements, or to guarantee such
construction of improvements, or to guarantee such construction or completion,
or to pay, perform or provide any fee, dedication, improvements or other
exaction or imposition; provided, however, that a Mortgagee shall not be entitled
to devote the Property to any uses or to construct any improvements thereon
other than those uses or improvements provided for or authorized by the Project
Approvals or by this Agreement.
1 . Notice of Default to Mortgagee and Extension of Right to Cure.
If the City receives notice from a Mortgagee requesting a copy of any notice of
default given Developer hereunder and specifying the address for service
thereof, then the City shall deliver to such Mortgagee, concurrently with service
thereon to Developer, any notice given to Developer with respect to any claim by
the City that Developer has committed an event of default. Each Mortgagee shall
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have the right during the same period available to Developer to cure or remedy,
or to commence to cure or remedy, the event of default claimed set forth in the
City's notice. The City, through its City Manager, may extend the thirty -day cure
period provided in paragraph 12.2 for not more than an additional sixty days
upon request of Developer or a Mortgagee.
1 . Severability. The unenforceability, invalidity or illegality of any
provisions, covenant, condition, or term of this Agreement shall not render the
other provisions unenforceable, invalid or illegal; provided that, if the
unenforceability, invalidation, or illegality would deprive either City or
Developer of material benefits derived from this Development Agreement, or
make performance under this Development Agreement unreasonably difficult,
then City and Developer shall meet and confer and shall make good faith efforts
to amend or modify this Development Agreement in a manner that is mutually
acceptable to City and Developer.
20. Attorneys' Fees and Costs.
20.1 Prevailing Party. If the City or Developer initiates any action at
law or in equity to enforce or interpret the terms and conditions of this
Agreement, the prevailing party shall be entitled to recover reasonable
attorneys' fees and costs in addition to any other relief to which it may otherwise
be entitled.
20.2 Third Party Challenge. If any person or entity not a party to
this Agreement initiates an action at law or in equity to challenge the validity of
any the Project Approvals (including this Agreement), the Parties shall cooperate
in defending such action. The Parties hereby agree to affirmatively cooperate in
defending said action and to execute a joint defense and confidentiality
agreement in order to share and protect information, under the joint defense
privilege recognized under applicable law. Developer shall bear its own costs of
defense as a real party in interest in any such action and shall reimburse the City
for all reasonable court costs and attorneys' fees expended by the City in defense
of any such action or other proceeding.
21. Transfers and Assignments.
21.1 Agreement Runs with the Land. All of the provisions, rights,
terms, covenants, and obligations contained in this Agreement shall be binding
upon and inure to the benefit of the Parties and their respective heirs, successors
and assignees, representatives, lessees, and all other persons acquiring the
Property, or any portion thereof, or any interest therein, whether by operation of
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law or in any manner whatsoever. All of the provisions of this Agreement shall
be enforceable as equitable servitude and shall constitute covenants running
with the land pursuant to applicable laws, including, but not limited to, Section
1 of the Civil Code of the State of California. Each covenant to do, or refrain
from doing, some act on the Property hereunder, or with respect to any owned
property, (a) is for the benefit of such properties and is a burden upon such
properties, (b) runs with such properties, and (c) is binding upon each party and
each successive owner during its ownership of such properties or any portion
thereof, and shall be a benefit to and a burden upon each party and its property
hereunder and each other person succeeding to an interest in such properties.
21.2 Right to Assign. Developer may wish to sell, transfer, or assign
all or portions of its Property to other developers (each such other developer is
referred to as a "Transferee"). In connection with any such sale, transfer or
assignment to a Transferee, Developer shall have the right to sell, transfer or
assign to such Transferee any or all rights, interests and obligations of Developer
arising hereunder and that pertain to the portion of the Property being sold or
transferred, to such Transferee, provided, however, that: except as provided
herein, no such transfer, sale or assignment of Developer's rights, interests and
obligations hereunder shall occur without prior written notice to City and
approval by the City Manager, which approval shall not be unreasonably
withheld, conditioned, or delayed.
21. Approval and Notice of Sale, Transfer or Assignment. The City
Manager shall consider and decide on any transfer, sale, or assignment of this
Agreement within ten (io) days after Developer's notice, provided all necessary
documents, certifications, and other information are provided to the City
Manager to enable the City Manager to determine whether the proposed
Transferee can perform Developer's obligations hereunder. Notice of any such
approved sale, transfer, or assignment (which includes a description of all rights,
interests and obligations that have been transferred and those which have been
retained by Developer) shall be recorded in the official records of Alameda
County, in a form acceptable to the City Manager, concurrently with such sale,
transfer or assignment.
21. Considerations for Approval of Sale, Transfer or Assignment.
In considering the request, the City Manager shall base the decision upon the
proposed assignee's reputation, experience, financial resources, access to credit,
and capability to successfully carry out the development of the Property to
completion. The City Manager's approval shall be for the purposes of a)
providing notice to City; b) assuring that all obligations of Developer are
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allocated as between Developer and the proposed purchaser, transferee, or
assignee as provided by this Agreement; and c) assuring City that the proposed
purchaser, transferee, or assignee is financially capable of performing
Developer's obligations hereunder not withheld by Developer. Notwithstanding
the foregoing, the City Manager's approval shall not be required for an
assignment to an entity or entities controlling Developer, controlled by
Developer, or under common control with Developer, provided that Developer
owns and controls no less than fifty percent ( o%) of such successor entity or
controls the day-to-day management decisions of such successor entity.
21. Release upon Transfer. Upon the transfer, sale, or assignment
of all of Developer's rights, interests, and obligations hereunder pursuant to
Section 21.2 of this Agreement, Developer shall be automatically released from
the obligations under this Agreement, with respect to the Property transferred,
sold, or assigned, arising subsequent to the date of City Manager approval of
such transfer, sale, or assignment; provided, however, that if any transferee,
purchaser, or assignee approved by the City Manager expressly assumes all of
the rights, interests, and obligations of Developer under this Agreement,
Developer shall be released with respect to all such rights, interests, and
assumed obligations. In any event, the transferee, purchaser, or assignee shall
be subject to all the provisions hereof and shall provide all necessary
documents, certifications, and other necessary information prior to City
Manager approval.
21. Developer's Right to Retain Specified Rights or Obligations.
Developer may withhold from a sale, transfer or assignment of this Agreement
or any portion of the Property transferred, certain rights, interests and/or
obligations which Developer wishes to retain, provided that Developer specifies
such rights, interests, and/or obligations in a written document to be appended
to this Agreement and recorded with the Alameda County Recorder prior to the
sale, transfer, or assignment of the Property. Developer's purchaser, transferee,
or assignee shall then have no interest or obligations for such rights, interests,
and obligations and this Agreement shall remain applicable to Developer with
respect to such retained rights, interests, and/or obligations.
21. Partial Assignment. In the event of a partial Transfer, City
shall cooperate with Developer and any proposed Transferee to allocate rights
and obligations under the Development Agreement and the Project Approvals
among the retained Property and the transferred Property. Provided that City
receives a copy of the assignment and assumption agreement by which
Transferee assumes the transferred rights and obligations associated with the
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transferred Property: (i) any subsequent breach with respect to the transferred
obligations shall not constitute a breach with respect to the retained rights and
obligations of such transferor (or any other Transferee) under the Development
Agreement, and (ii) any subsequent breach with respect to the retained
obligations of Transferor (or any other Transferee) shall not constitute a breach
with respect to the transferred rights and obligations of a Transferee under the
Development Agreement. The Transferor and the Transferee each shall be solely
responsible for the reporting and annual review requirements relating to the
portion of the Property owned by such Transferor/Transferee. Any amendment
to the Development Agreement between City and a Transferor or Transferee
shall only affect the portion of the Property owned by such Transferor or
Transferee.
22. Bankruptcy. The obligations of this Agreement shall not be
dischargeable in bankruptcy.
2 . Indemnification. Developer agrees to indemnify, defend, and hold
harmless the City, and its elected and appointed councils, boards, commissions,
officers, agents, employees, and representatives from any and all claims, costs
(including legal fees and costs) and liability for any personal injury or property
damage which may arise directly or indirectly as a result of any actions or
inactions by Developer, or any actions or inactions of Developer's contractors,
subcontractors, agents, or employees in connection with the construction,
improvement, operation, or maintenance of the Project, provided that Developer
shall have no indemnification obligation with respect to negligence or wrongful
conduct of the City, its contractors, subcontractors, agents, or employees, or with
respect to the maintenance, use or condition of any improvement after the time
it has been dedicated to and accepted by the City or another public entity (except
as provided in an improvement agreement or maintenance bond). If City is
named as a party to any legal action, City shall cooperate with Developer, shall
appear in such action, and shall not unreasonably withhold approval of a
settlement otherwise acceptable to Developer.
2 . Insurance.
2 .1 Commercial General Liability Insurance. During the Term of
this Agreement, Developer shall maintain in effect a policy of commercial
general liability insurance with a per -occurrence combined single limit of not
less than $1,000,000. The policy so maintained by Developer shall name the City
as an additional insured and shall include either a severability of interest clause
or cross -liability endorsement. City and Developer agree that such insurance
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may include alternative risk management programs, including self-insurance, or
a combination of self-insurance and insurance, provided that such alternative
risk management programs provide protection equivalent to that specified
under this Agreement.
2 .2 Workers' Compensation Insurance. During the Term of this
Agreement, Developer shall maintain Workers' Compensation insurance for all
persons employed by Developer for work at the Project site. Developer shall
require each contractor and subcontractor similarly to provide Workers'
Compensation insurance for its respective employees. Developer agrees to
indemnify the City for any damage resulting from Developer's failure to
maintain any such insurance.
2 . Evidence of Insurance. Prior to issuance of any permits for the
Project, including grading permits, Developer shall furnish the City satisfactory
evidence of the insurance required in Sections 2 .1 and 2 .2 and evidence that
the carrier is required to give the City at least fifteen (1 ) days prior written
notice of the cancellation or reduction in coverage of a policy unless replaced
with similar coverage. The insurance shall extend to the City, its elective and
appointive boards, commissions, officers, agents, employees, representatives,
and to Developer performing work on the Project.
2 . Sewer and Water. Developer acknowledges that it must obtain
water and sewer permits from the Dublin San Ramon Services District
("DSRSD") which is another public agency not within the control of the City. City
agrees that it shall not take any action with DSRSD opposing Developer's efforts
to reserve water and sewer capacity sufficient to serve the Project described
herein.
2 . Notices. All notices required or provided for under this Agreement
shall be in writing. Notices required to be given to the City shall be addressed as
follows:
City Manager
City of Dublin
10o Civic Plaza
Dublin, CA
Phone No.: ( 2 ) - o
Fax No.: ( 2 ) - 1
With copies to: City Attorney
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follows:
Notices required to be given to Developer shall be addressed as
GH PacVest, LLC
Lingyun Sun, Chief Americas Officer
2 0o Post Oak Blvd., Suite 11
Houston, TX 0
Phone No.: ( 2) -0 2
Email: lsun@gha-group.com
A Party may change address by giving notice in writing to the other Party
and thereafter all notices shall be addressed and transmitted to the new address.
Notices shall be deemed given and received upon personal delivery, or if mailed,
upon the expiration of forty-eight ( ) hours after being deposited in the United
States Mail. Notices may also be given by overnight courier, which shall be
deemed given the following day or by facsimile transmission or email, which
shall be deemed given upon verification of receipt.
2 . Agreement is Entire Understanding. This Agreement, including its
exhibits, constitutes the entire understanding and agreement of the Parties and
supersedes all negotiations or previous agreements between the Parties with
respect to all or any part of the subject matter hereof.
2 . Exhibits. The following document is referred to in this Agreement
and is attached hereto and incorporated herein as though set forth in full:
Exhibit A Legal Description of Property
2 . Recitals. The foregoing Recitals are true and correct and are made
a part hereof.
o. Counterparts. This Agreement may be executed by each Party on a
separate signature page, and when the executed signature pages are combined,
shall constitute one single instrument. This Agreement is executed in two (2)
duplicate originals, each of which is deemed to be an original.
1. Recordation. The City shall record a copy of this Agreement within
ten (10) days following execution by all Parties. Thereafter, if this Agreement is
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terminated, modified, or amended, the City Clerk shall record notice of such
action with the Alameda County Recorder.
2. No Third -Party Beneficiaries. Nothing contained in this Agreement
is intended to or shall be deemed to confer upon any person, other than the
Parties and their respective permitted successors and assigns, any rights, or
remedies hereunder.
. Applicable Law. This Agreement shall be construed and enforced
in accordance with the laws of the State of California.
. Time is of the Essence. Time is of the essence for each provision of
this Agreement for which time is an element.
. Further Actions and Instruments. Each Party to this Development
Agreement shall cooperate with and provide reasonable assistance to the other
Party and take all actions necessary to ensure that the Parties receive the
benefits of this Development Agreement, subject to satisfaction of the conditions
of this Development Agreement. Upon the request of any Party, the other Party
shall promptly execute, with acknowledgment or affidavit if reasonably required,
and file or record such required instruments and writings and take any actions
as may be reasonably necessary under the terms of this Development
Agreement to carry out the intent and to fulfill the provisions of this
Development Agreement or to evidence or consummate the transactions
contemplated by this Development Agreement.
. Section Headings. Section headings in this Development
Agreement are for convenience only and are not intended to be used in
interpreting or construing the terms, covenants, or conditions of this
Development Agreement.
. Construction of Agreement. This Development Agreement has
been reviewed and revised by legal counsel for both Developer and City, and no
presumption or rule that ambiguities shall be construed against the drafting
Party shall apply to the interpretation or enforcement of this Development
Agreement.
. Authority. The persons signing below represent and warrant that
they have the authority to bind their respective Party and that all necessary
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board of directors, shareholders, partners, city councils, or other approvals
have been obtained.
. Non -Intended Prevailing Wage Requirements. Except for public
improvements constructed by the Developer and to be dedicated to the City
(which are subject to conditions of Project Approval), nothing in this
Development Agreement shall in any way require, or be construed to require,
Developer to pay prevailing wages with respect to any work of construction or
improvement within the Project (a "Non -Intended Prevailing Wage
Requirement"). But for the understanding of the Parties as reflected in the
immediately preceding sentence, the Parties would not have entered into this
Development Agreement based upon the terms and conditions set forth herein.
Developer and City have made every effort in reaching this Development
Agreement to ensure that its terms and conditions will not result in a Non -
Intended Prevailing Wage Requirement. These efforts have been conducted in
the absence of any applicable existing judicial interpretation of the recent
amendments to the California prevailing wage law. If, despite such efforts, any
provision of this Development Agreement shall be determined by any court of
competent jurisdiction to result in a Non -Intended Prevailing Wage
Requirement, such determination shall not invalidate or render unenforceable
any provision hereof, provided, however, that the Parties hereby agree that, in
such event, this Development Agreement shall be reformed such that each
provision of this Development Agreement that results in the Non -Intended
Prevailing Wage Requirement will be removed from this Development
Agreement as though such provisions were never a part of the Development
Agreement, and, in lieu of such provision(s), replacement provisions shall be
added as a part of this Development Agreement as similar in terms to such
removed provision(s) as may be possible and legal, valid and enforceable, but
without resulting in the Non -Intended Prevailing Wage Requirement.
IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to
be executed as of the date and year first above written.
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CITY OF DUBLIN DEVELOPER
GH PacVes. LLC
By: By: d L
Linda Smith, City Manager Name: Li yun Su
Its: Chief Americas cer
Attest:
Marsha Moore, City Clerk
Approved as to form:
John Bakker, City Attorney
(NOTARIZATION ATTACHED)
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Exhibit A
LEGAL DESCRIPTION
Real property in the City of Dublin , County of Alameda, State of California, described as follows:
PARCEL A:
PARCEL ONE:
BEING A PORTION OF SECTION 2, TOWNSHIP 3 SOUTH, RANGE 1, EAST MOUNT DIABLO BASE AND
MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE POINT OF INTERSECTION OF THE NORTHERN LINE OF THE STATE HIGHWAY
FROM DUBLIN TO LIVERMORE AS SAID LINE IS DEFINED IN THAT CERTAIN DEED FROM ALICE M.
SHORT AND BEATRICE B. BRIGHT, TO THE STATE OF CALIFORNIA RECORDED MARCH 13, 1934, IN
BOOK 3008 OF OFFICIAL RECORDS OF ALAMEDA COUNTY AT PAGE 324, WITH THE EASTERN LINE OF
COUNTY ROAD 6152, AS SAID COUNTY ROAD IS DESCRIBED IN THAT CERTAIN DEED FROM
HENRIETTA FARRELLY TO COUNTY OF ALAMEDA, RECORDED JANUARY 2, 1918, IN BOOK 2612, OF
DEEDS, AT PAGE 352, ALAMEDA COUNTY RECORDS; RUNNING THENCE SOUTH 89° 30' EAST ALONG
THE NORTHERN LINE OF SAID STATE HIGHWAY 814.50 FEET; THENCE NORTH 0° 31' WEST 2855.00
FEET TO THE NORTH BOUNDARY LINE OF TOWNSHIP 3 SOUTH, RANGE 1 EAST, MOUNT DIABLO BASE
AND MERIDIAN; THENCE WEST ALONG THE LAST NAMED LINE 435.70 FEET TO THE EASTERN LINE OF
SAID COUNTY ROAD NO. 6152; THENCE ALONG THE LAST NAMED LINE THE FOLLOWING COURSES
AND DISTANCES; SOUTH 36° 35' WEST 23.40 FEET; THENCE SOUTH 23° 20' WEST 901.40 FEET;
THENCE SOUTH 0° 31' EAST 2001.40 FEET TO THE POINT OF BEGINNING.
ALSO BEING A PORTION OF THE SANTA RITA RANCHO.
EXCEPTING THEREFROM THE PORTION CONVEYED TO THE STATE OF CALIFORNIA, BY DEED
RECORDED FEBRUARY 15, 1950, BOOK 6021, PAGE 575, SERIES NO. AE-13413.
ALSO EXCEPTING THEREFROM THE PORTION CONVEYED TO THE STATE OF CALIFORNIA, BY DEED
RECORDED OCTOBER 24, 1968, BOOK 2279, PAGE 110, SERIES NO. BA-117504.
PARCEL TWO:
A PORTION OF THE PARCEL OF LAND CONVEYED TO THE STATE OF CALIFORNIA BY DEED NO. 6832
RECORDED FEBRUARY 15, 1950, IN BOOK 6021, PAGE 575, ALAMEDA COUNTY RECORDS, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING ON THE EASTERLY LINE OF CROAK ROAD (ALSO KNOWN AS COUNTY ROAD NO. 6152)
AT THE MOST NORTHERLY CORNER OF SAID PARCEL; THENCE ALONG THE GENERAL NORTHERLY LINE
OF SAID PARCEL FROM A TANGENT THAT BEARS SOUTH 0°21'44" WEST, ALONG A CURVE TO THE
LEFT, WITH A RADIUS OF 50.00 FEET, THROUGH AN ANGLE OF 44°54'24", AN ARC LENGTH OF 39.19
FEET; THENCE NORTH 88°33'15" WEST, 9.88 FEET; THENCE NORTH 89°59'16" WEST, 4.70 FEET TO
THE EASTERLY LINE OF SAID CROAK ROAD; THENCE ALONG LAST SAID LINE NORTH 0°21'44" EAST,
35.14 FEET TO THE POINT OF COMMENCEMENT.
PARCEL THREE:
COMMENCING AT A POINT ON THE EASTERLY LINE OF SAID PARCEL DESCRIBED IN SAID STATE DEED
NO. 32178 (REEL 2001 OR IMAGE 911), DISTANT THEREON S. 0°21'44" W., 159.94 FEET FROM THE
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NORTHEASTERLY CORNER OF LAST SAID PARCEL; THENCE FROM A TANGENT THAT BEARS S.
31°56'43" W., ALONG A CURVE TO THE RIGHT WITH A RADIUS OF 270.00 FEET, THROUGH AN ANGLE
OF 56°35'28", AN ARC LENGTH OF 266.68 FEET; THENCE S. 89°59'16" E., 221.42 FEET TO THE
EASTERLY LINE OF SAID PARCEL DESCRIBED IN SAID STATE DEED NO. 6833 (VOLUME 6402 OR PAGE
393); THENCE ALONG LAST SAID LINE AND ALONG THE EASTERLY LINE OF SAID PARCELS DESCRIBED
IN SAID STATE DEED NO. 32177 (REEL 1995 OR IMAGE 343) AND SAID STATE DEED NO. 32178 (REEL
2001 OR IMAGE 911) N. 0°21'44" E., 127.11 FEET TO THE POINT OF COMMENCEMENT.
PARCEL B:
A PORTION OF THAT PARCEL OF LAND DESCRIBED IN THE INDENTURE FROM SAMUEL B. MARTIN TO
OWEN P. SUTTON, RECORDED JUNE 7, 1862, IN BOOK M OF DEEDS AT PAGE 266, BEING A PORTION
OF THE SANTA RITA RANCHO, DESCRIBED AS FOLLOWS:
BEGINNING AT THE POINT OF INTERSECTION OF THE EAST LINES OF FALLON ROAD, A COUNTY ROAD
WITH A WIDTH OF 60 FEET AS SAID ROAD IS DESCRIBED IN THE INDENTURE TO THE COUNTY OF
ALAMEDA, RECORDED JULY 31, 1941, IN BOOK 4115 OF OFFICIAL RECORDS, AS PAGE 57, WITH THE
NORTH LINE OF THAT PARCEL OF LAND DESCRIBED IN AFORESAID INDENTURE FROM SAMUEL B.
MARTIN TO OWEN P. SUTTON; SAID POINT OF BEGINNING BEING LOCATED ON THE ARC OF A CURVE
HAVING A RADIUS OF 430.00 FEET, THE CENTER OF WHICH BEARS SOUTH 63° 55' 40" WEST; THENCE
ALONG SAID NORTH LINE, SOUTH 89° 18' 00" EAST, 2,543.32 FEET TO A POINT ON THE NORTHERLY
PROJECTION OF THE WEST LINE OF COUNTY ROAD NO. 6152, KNOWN AS CROAK ROAD AND
DESCRIBED IN THE INDENTURE TO THE COUNTY OF ALAMEDA, RECORDED JANUARY 2, 1918 IN BOOK
2612 OF DEEDS AT PAGE 352; THENCE ALONG SAID WEST LINE AND PROJECTION THEREOF, SOUTH
0° 19' 30" EAST, 2274.37 FEET TO THE EASTERLY PROJECTION OF THE NORTH LINE OF THE PARCEL
OF LAND DESCRIBED IN THE DEED TO UNION OIL COMPANY OF CALIFORNIA, RECORDED JUNE 4, 1956
IN BOOK 8048 OF OFFICIAL RECORDS AT PAGE 339; THENCE ALONG SAID NORTH LINE NORTH 89° 20'
00" WEST, 200.40 FEET TO THE WEST LINE OF SAID UNION OIL COMPANY PARCEL; THENCE ALONG
SAID WEST LINE SOUTH 0° 25' 00" EAST, 242.29 FEET TO A POINT ON THE NORTH LINE OF STATE
FREEWAY 580, AS DESCRIBED IN THE INDENTURE TO THE STATE OF CALIFORNIA, RECORDED JULY 7,
1967 ON REEL 1995 OF OFFICIAL RECORDS AT IMAGE 347, SAID POINT BEING LOCATED ON THE ARC
OF A CURVE HAVING A RADIUS OF 222.02 FEET, THE CENTER OF WHICH BEARS NORTH 8° 11' 49"
WEST; THENCE ALONG SAID NORTH LINE OF STATE FREEWAY 580 AS FOLLOWS: WESTERLY ALONG
THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 8° 51' 49" AN ARC DISTANCE OF 34.35
FEET: THENCE TANGENT TO SAID CURVE NORTH 89° 20' 00" WEST, 302.60 FEET: THENCE ALONG THE
ARC OF A TANGENT CURVE TO THE RIGHT, HAVING A RADIUS OF 4972.48 FEET, THROUGH A CENTRAL
ANGLE OF 3° 33' 15" AN ARC DISTANCE OF 308.45; THENCE TANGENT TO SAID CURVE NORTH 85° 46'
45" WEST, 556.93 FEET; THENCE ALONG THE ARC OF A TANGENT CURVE TO THE RIGHT HAVING A
RADIUS OF 972.09 FEET, THROUGH A CENTRAL ANGLE OF 45° 00' 00" AN ARC DISTANCE OF 763.48
FEET; THENCE TANGENT TO SAID CURVE NORTH 40° 46' 45" WEST 369.85 FEET; THENCE ALONG THE
ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 278.03 FEET, THROUGH A CENTRAL
ANGLE OF 47° 30' 55" AN ARC DISTANCE OF 230.57 FEET; THENCE ALONG THE ARC OF A REVERSE
CURVE TO THE RIGHT HAVING A RADIUS OF 30.00 FEET, THROUGH A CENTRAL ANGLE OF 89° 37' 40"
AN ARC DISTANCE OF 46.93 FEET; THENCE TANGENT TO SAID CURVE, NORTH 1° 20' 00" EAST, 92.02
FEET; THENCE NORTH 88° 40' 00" WEST, 12.00 FEET TO THE EAST LINE OF AFORESAID FALLON
ROAD; THENCE ALONG SAID EAST LINE OF FALLON ROAD AS FOLLOWS: NORTH 1° 20' 00" EAST,
1457.58 FEET; THENCE ALONG THE ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF
430.00 FEET, THROUGH A CENTRAL ANGEL OF 27° 24' 20" AN ARC DISTANCE OF 205.68 FEET TO THE
POINT OF BEGINNING.
PARCEL C:
A PORTION OF THAT PARCEL OF LAND DESCRIBED IN DEED NO. 32178 (AZ69610) TO STATE OF
101
CALIFORNIA, RECORDED JULY 18, 1967, IN REEL 2001, IMAGE 911, OFFICIAL RECORDS OF ALAMEDA
COUNTY, DESCRIBED AS FOLLOWS:
COMMENCING AT A POINT ON THE NORTHERLY LINE OF SAID PARCEL, DISTANT THEREON NORTH 83°
33' 16" WEST, 8.01 FEET FROM THE NORTHEASTERLY CORNER OF SAID PARCEL; THENCE ALONG THE
GENERAL NORTHERLY LINE OF THAT PARCEL OF LAND SHOWN AS PARCEL 11 OF THAT CERTAIN SET
OF MAPS OF 20 SHEETS ENTITLED "RELINQUISHMENT IN THE COUNTY OF ALAMEDA", RECORDED
JUNE 19, 1973, IN REEL 3444, IMAGE 722 TO 761, INCLUSIVE, OFFICIAL RECORDS OF ALAMEDA
COUNTY, SOUTH 00 21' 44" WEST, 18.69 FEET AND ALONG A TANGENT CURVE TO THE RIGHT WITH A
RADIUS OF 222.00 FEET THROUGH AN ANGLE OF 82° 13' 05", AN ARC LENGTH OF 318.57 FEET TO THE
WESTERLY LINE OF FIRST SAID PARCEL; THENCE ALONG LAST SAID LINE NORTH 00 21' 44" EAST,
242.28 FEET TO THE NORTHERLY LINE OF FIRST SAID PARCEL; THENCE ALONG LAST SAID LINE
SOUTH 88° 33' 16" EAST 191.97 FEET TO THE POINT OF COMMENCEMENT.
APN: 905-0001-006-03 (Parcel One of Parcel A), 985-0027-005 (Parcel Two of Parcel A), 985-0027-002
(Parcel B) and 985-0027-004 (Parcel C)
102
A notary public or other officer completing
this certificate verifies only the identity of the
individual who signed the document to which
this certificate is attached, and not the
truthfulness, accuracy, or validity of that
document.
State of Texas
County of 4AP02--91s
) ss.
On iUSE -1A , 20 2-Li before me, MEt-t 55 A- C-, 1 , a Notary Public, in
and for said State and County, personally appeared 1..‘064u14 Sur%) , who proved to
me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of Texas that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal.
NOT kY PUBLIC
5533936.6
5533936.10
MELISSA CAO
`�1�,ilY PG6
z°; fin: Notary Public, State of Texas
?`P•:` Comm. Expires 07-31-2027
'.,,°;,,,'` Notary ID 130316308
2
103
Attachment 6
II
DUBLIN
CALIFORNIA
STAFF REPORT
CITY COUNCIL
DATE: .Lily 16, 2024
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SU ELECT : Dublin Fallon 580 Project (PLPA-2023-00033)
Prepared by: Crystal De Castro, Senior Planner and Hazel Wetherford, Deputy
City Manager
EXECUTIVE SUMMARY:
The City Council will consider a request by GH PacVest, LLC for the Dublin Fallon 580 Project. The
proposal includes eliminating the Public/Semi-Public land use designation, converting 42.6 acres
designated Open Space to Parks/Public-Recreation, establishing development standards for the
future development of 238 residential units and up to 3,299,670 square feet of
commercial/campus office use, and subdividing the 192-acre site into 11 parcels. Requested
approvals include a General Plan and EDSP Amendment, Planned Development Zoning Stage 1
Development Plan Amendment, Stage 2 Development Plan for the residential use, Vesting
Tentative Tract Map 8663, 8666, and 8667, and a Development Agreement. The City Council will
also consider an Addendum to the Eastern Dublin Specific Plan Environmental Impact Reports.
STAFF RECOMMENDATION:
Conduct a public hearing, deliberate, and:
1) Adopt a Resolution Adopting an Addendum to the Eastern Dublin Specific Plan Environmental
Impact Reports and Adopting General Plan and Eastern Dublin Specific Plan Amendments to
Eliminate the 2.5-Acre Public/Semi-Public Land Use Designation and to Convert
Approximately 42.6 Acres of Open Space to the Parks/Public Recreation Land Use Designation;
2) Waive the reading and INTRODUCE the Ordinance Amending the Zoning Map and Approving
Amendments to the Planned Development Zoning Stage 1 Development Plan Ordinance No. 32-
05 and a Stage 2 Development Plan for 13.7-Acres of Medium -High Density Residential for the
Dublin Fallon 580 Project;
3) Adopt a Resolution Approving the Vesting Tentative Tract Maps for the Dublin Fallon 580
Project; and
4) Waive the reading and INTRODUCE the Ordinance Approving a Development Agreement
Between the City of Dublin and GH PacVest, LLC Related to the Dublin Fallon 580 Project.
FINANCIAL IMPACT:
Page 1 of 14
104
All costs associated with the processing of this application are paid for by the applicant.
DESCRIPTION:
Background
The Dublin Fallon 580 property is located within the Fallon Village area in the Eastern Dublin
Specific Plan (EDSP). The property extends north of I-580 to Jordan Ranch, east from Fallon Road
to just beyond Croak Road. The project site has a band of low-lying hills along the upper third of
the site and slopes down to I-580 where the property is generally flat. No grading has occurred to
date and there are no existing structures. The site is generally surrounded by existing and future
residential uses and Cottonwood Creek School to the north, commercial to the west and future
residential, commercial, and industrial uses to the east as shown in Figure 1 and Table 1 below.
Figure 1. Location Map
Page 2 of 14
105
Table 1. Surroundin Uses
Location
Zoning
General Plan Land Use
Current Use of Property
North
Planned
Development
(PD)
Medium High Density Residential
Public/Semi-Public
Parks/Public Recreation
Townhomes, Future
Neighborhood Square,
Cottonwood Creek Park and
Cottonwood Creek School
South
--
--
I-580/City of Pleasanton
East
PD
Medium -Density Residential
Industrial Park
General Commercial/Campus Office
Vacant Land
West
PD
Medium Density Residential
Parks/Public Recreation
Public/Semi-Public
General Commercial
Irongate Neighborhood,
Sunrise Nature Park, DSRSD
Utility, Falllon Gateway
Shopping Center
The project site has General Plan and EDSP land use designations of Medium -High Density
Residential, General Commercial/Campus Office, Park/Public Recreation, Open Space, and
Public/Semi-Public as shown in Figure 2 below.
Figure 2. GH PacVest Existing Land Uses
P/PR
Future Dublin Boulevard
GC/CO
On May 18, 2021, the City Council approved a Fallon East Economic Development Zone (EDZ) and
Page 3 of 14
106
incentives package for properties east of Fallon Road along the Dublin Boulevard Extension,
including the project site. The EDZ encourages investments in targeted industry sectors
prioritized by the City Council, including "Med-Tech" and "Bio-Tech" companies and startups.
On September 5, 2023, the City Council adopted Resolution No. 101-23, approving the initiation of
a General Plan Amendment Study to evaluate eliminating the 2.5-acre Public/Semi-Public land use
designation and converting the Open Space land use designation to Parks/Public Recreation and
proposed Development Agreement Deal Terms.
Proposed Project
The Applicant has requested approval of the following:
• An amendment to the General Plan and Eastern Dublin Specific Plan to eliminate the
Public/Semi-Public land use designation and convert 42.6 acres designated as Open Space
to Parks/Public Recreation.
• An amendment to an existing Planned Development Zoning Stage 1 Development Plan for
the future development of 238 residential units and approximately 3,299,670 square feet of
commercial/campus office use.
• A Stage 2 Development Plan to establish development regulations for the residential use.
• Vesting Tentative Tract Map Nos. 8663, 8666, and 8667 to subdivide the 192-acre site into
11 parcels to accommodate proposed residential, commercial/campus office, parks, and
open space use.
• A Development Agreement.
There is no development proposed at this time. A Site Development Review Permit is required for
any future development with approval by the Planning Commission at a public hearing. Table 2
provides a comparison of existing and proposed land use designations and proposed development
densities.
Page 4 of 14
107
Table 2. EDSP Existing and Proposed Land Use Designations and Densities
Existing
Proposed
Land Use Designation
Gross
Acres/
Density
Range
Gross Acres/
Density
Medium -High Density Residential
13.7
14.1-25
du/ac
(193-342
units)
13.7
17.4 du/ac
(238 units)
General Commercial/Campus
Office
126.3
.20-.80 FAR
(1,101,196 -
4,404,787
SF)
126.25
.20-.80 FAR
(1,101,196 -
4,404,787
SF) 2
Parks/Public Recreation
(Community Park)
7.2
7.22
Parks/Public Recreation (Nature
Community Park)
--
42.59
Open Space
44.9
2.28
Public/Semi-Public3
2.5
30 du/ac
(74 units)
0
Total
192.1/
192.04
/Acreages from prior General Plan, Specific Plan, and PD1 approvals were based on assumed boundary limits.
Proposed Acreages reflected in this application have been updated to match resolved boundary survey data
dated January 2017. [Note the discrepancy in total acreages]
2The Addendum to the Final Environmental Impact Report for this proposed project studied a development
capacity of 0.6 Floor Area Ratio (FAR) (3,299,670 SF).
3The Public/Semi-Public is an overlay designation and does not add to the total acres.
It is important to note that the proposed project is not increasing the amount of allowable
residential units or commercial square footage from what was previously identified for this area
under the General Plan and Eastern Dublin Specific Plan.
Analysis
General Plan and Eastern Dublin Specific Plan Amendments
On September 5, 2023, the City Council authorized the initiation of a General Plan and Eastern
Dublin Specific Plan Amendment Study (Resolution 101-23) to eliminate the 2.5-acre Public/Semi-
Public land use designation and convert approximately 42.6 acres of Open Space to Park/Public
Recreation on the project site. The following is a discussion of those proposed amendments.
Public/Semi-Public Land Use
The Fallon Village project originally envisioned a mixed -use commercial area along Central
Parkway, known as the Fallon Village Center. This commercial area was to be supported by a mix
of commercial, Semi -Public, and residential uses. The General Plan and EDSP assigned a 2.5-acre
Semi -Public land use overlay on the Medium -High Density residential site adjacent to Cottonwood
Page 5 of 14
108
Creek Park and School. The final location of this site was to be determined at the time of the
Planned Development Zoning Stage 2 Development Plan. On June 15, 2021, the City Council
adopted a General Plan and EDSP Amendment to change the land use designation of the 2.5 acres
of this property from Semi -Public to Public/Semi-Public. This amendment allowed a broader
range of uses, including the potential for affordable housing development by a non-profit entity.
However, the plan for the Fallon Village Center has changed over time and no longer includes a
commercial component. The Public/Semi-Public use in this area has been achieved through
designating the site for the Cottonwood Creek School; therefore, the Applicant proposes to
eliminate the Public/Semi-Public land use enabling more flexibility regarding the product type
proposed on the Medium -High Density Residential site. While this would not increase the overall
number of units on the site, it would enable them to spread those units across a larger area,
resulting in a lower density product type.
Housing Element
The 2023-2031 Housing Element identifies this site as an opportunity site that can accommodate
74 lower -income affordable units. The "No Net Loss" law prevents local governments from
downzoning or eliminating opportunity sites after adopting their Housing Element without
finding alternative sites within the City that can accommodate those units. The City is in
coordination with the Alameda County Surplus Property Authority to support development at the
Dublin Transit Center which includes a site that is already identified as an opportunity site in the
Housing Element (Assessor Parcel Number 986-0034-012-00). This site has a surplus of units that
can serve as an opportunity site to accommodate these 74 units. A finding in support of locating
these units at the Transit Center is included in Attachment 1.
Open Space to Parks/Public Recreation
The City identified a parkland deficit of approximately 50 acres resulting from new population
data from the US Census and Housing Element. The majority of this deficit is in the nature
community parkland category. On September 5, 2023, the City Council amended the Dublin
Municipal Code (Ordinance 05-23) to shift parkland dedication categories from Community
Parkland to Nature Community Parkland to address the City's deficit with the addition of nature
parks.
The proposed conversion of Open Space to Parks/Public Recreation helps address the City's
parkland deficit by providing an additional 42.6+/- acres of Nature Community Parkland. The site
will accommodate a future nature park designed for low impact use with hiking and walking trails.
As part of the proposed Development Agreement deal terms, Staff has negotiated with the
Applicant to dedicate this land to the City to address the City's parkland deficit.
The draft City Council resolution approving the General Plan Amendment (GPA) and EDSP
Amendment (EDSPA) is included as Attachment 1.
Planned Development Zoning
The project site has existing Planned Development Zoning (Ordinance No. 32-05) with a Stage 1
Development Plan and a Stage 2 Development Plan (Ordinance 13-08). Among other things, the
Stage 1 Development Plan established the specific residential, commercial, and campus office uses
Page 6of14
109
that are permitted by right, conditionally permitted, and prohibited as well as the overall allowed
development density and intensity. The proposed project includes an amendment to the existing
Stage 1 Development Plan and approval of a Stage 2 Development Plan for the residential portion
of the project.
The proposed amendment to the Stage 1 Development Plan is limited to amending the land use
designations to be consistent with the proposed GPA/EDSPA, design standards for retaining walls
and street sections, and updating the development assumptions for the General
Commercial/Campus Office area. No other changes to the Stage 1 Development Plan are proposed.
The Stage 2 Development Plan builds off the existing Stage 1 Development Plan and includes
development regulations (i.e. setbacks, height, parking, etc.), architectural and landscape
standards, inclusionary housing requirements, and a conceptual site plan for the residential area.
An overview of the Stage 2 Development Plan, including the Site Plan (Figure 3), is provided
below.
The draft Ordinance providing details of the amendments to the Stage 1 Development Plan and the
proposed Stage 2 Development Plan is included as Attachment 2.
Figure 3. Planned Development Stage 2 Site Plan
:f a .: a t a��i.i�t •1,t �1. M �.c .�.� ,� t .
Residential Development Standards
The Stage 1 Development Plan includes development standards for the Medium -High Density
Residential areas and allows them to be modified through a Stage 2 Development Plan. New
development standards are proposed for the Medium -High Density Residential area supporting
multi -family residences of various sizes and styles. The proposed Residential Development
Standards are provided in Table 3 below. A complete list of all development standards is included
in the proposed Planned Development Ordinance in Attachment 2.
Page 7 of 14
110
Table 3. Residential Development Standards
Criteria
Medium -High Density
Product Type
Attached Product, Townhome,
Condominium
Maximum Building Height(4)(12)
40'
Maximum Stories
3
Minimum Setbacks (1)(2)(4)(6)
Front setback-Porch/Living to right of way (ROW)
5'
Rear Setback -garage to back of curb property line (P/L)
3'
Rear setback-balcony/deck to back of curb P/L (2nd/3rd story)
0.5'
Side setback -Bldg end to ROW or P/L
4'
Minimum Building Separation (2)(3)(4)
Bldg. to Bldg.-Paseo (Front)
18.5'
Bldg. to Bldg. -End
10'
Bldg. to Bldg. -Garage (Rear)
30'
Minimum Drive Aisle -with Aerial Fire Access
26'
Minimum Drive Aisle -No Aerial Fire Access
22'
Parking Spaces Required Per Home (11)
2 covered, plus 1 guest parking
space for 95% of the units
Minimum Usable Private Open Space (SF) (7)
60 S.F. of private outdoor
balcony, deck, patio space with
6' minimum dimension
Notes:
(1) Setbacks measured from property line or as otherwise noted.
(2) See following "Typical Plotting Concept" exhibits for graphic depiction of above standards.
(3) Items such as, but not limited to air conditioning condensers, porches, chimneys, bay windows, retaining
walls less than 4' in height, media centers, etc. may encroach 2' into the required setback of one side
yard, provided a minimum of a 3' flat and level area is maintained for access around the house.
(4) Setbacks are subject to Building Code requirements for access.
(5) Maximum height of a front yard courtyard wall shall be 30" maximum (solid wall) or 42" maximum
(transparent/fence).
(6) Patios / Private outdoor open space may encroach into the Front or Side Setback by up to 3'
(7) Retaining walls up to 4' high may be used to create a level usable area. Retaining walls in excess of 4' to
create usable area are subject to review and approval of the Community Development Director.
Retaining walls over 30" in height are subject to safety criteria as determined by the Building Official.
(8) Curbside parking may be counted toward required number of guest spaces. Two covered side -by -side
spots shall be provided. Tandem spaces may not be utilized to meet the parking requirement.
(9) Accessory Structure Setbacks will follow the City of Dublin Zoning Ordinance, Chapter 8.40: Accessory
Structures and Uses Regulations.
(10) A low wall (30" or less) may encroach into the site line area. No solid structure above 30" shall be
allowed; porch columns excluded.
Page 8of14
111
(11) Adjustments to the parking requirements shall be subject to Dublin Municipal Code 8.76.05.
(12) Refer to Dublin Municipal Code 8.36.110 for height exceptions.
Architectural and Landscape Guidelines
The architectural and landscape guidelines provided in the Stage 2 Development Plan provide the
framework for future Site Development Review Permits. The architectural and landscape
guidelines are based on the Design Guidelines and Master Neighborhood Landscaping Plan in the
Stage 1 Development Plan and aim to promote well designed and attractive development.
The proposed architectural guidelines for the residential area focus on the following proposed
architectural styles: Traditional Farmhouse, Modern Farmhouse, Contemporary, Contemporary
Spanish, and Modern French Country. The residential guidelines seek to develop an interesting
mix of plans and elevation styles and to ensure balanced and varied streetscapes. To achieve this,
requirements for varied elevations, colors, and massing are included as well as criteria for
building form and articulation, roof, window, and door details, garage design and placement, and
building materials and finishes. The architectural guidelines are included as Attachment 3.
The proposed landscape guidelines are intended to complement and enhance project architecture
throughout the development. The emphasis for the Dublin Fallon 580 property is to create a well -
designed development through choices and arrangement of materials, colors, and textures. The
overall landscape theme provides vibrant, flowering plant material that complements architecture
and provides seasonal color while encouraging pedestrian access and connectivity to and from
adjacent uses and activities. The landscape design guidelines are included as Attachment 4.
Inclusionary Zoning Regulations
The Zoning Ordinance requires the Planned Development Zoning address the provisions for
inclusionary housing. The proposed Stage 2 Development Plan requires the future residential
project to comply with the then current Inclusionary Zoning Regulations, as does the Development
Agreement. The draft Ordinance adopting the Planned Development Zoning Stage 1 Development
Plan Amendment and Stage 2 Development Plan is included as Attachment 2.
Vesting Tentative Tract Maps
The proposed project includes a request for Vesting Tentative Tract Map Nos. 8663, 8666, and
8667. Map No. 8663 would subdivide the 192-acre project site into 11 parcels, while Vesting
Tentative Tract Map Nos. 8666 (Parcel 7) and 8667 (Parcel 8) would create the residential parcels,
as shown in Table 4 below:
Table 4. Overview of Parcels
Parcel
Parcel Size
(acres) 1
Land Use
Proposed use
1
74.1
General Commercial/Campus
Office
Commercial/Office
2
17.43
General Commercial/Campus
Office
Commercial/Office
3
20.16
General Commercial/Campus
Commercial/Office
Page 9of14
112
Parcel
Parcel Size
(acres)1
Land Use
Proposed use
Office
4
33.40
Park/Public Recreation
Nature Community Park
5
7.22
Park/Public Recreation
Community Park
6
9.19
Park/Public Recreation
Nature Community Park
7
6.50
Medium -High Density
Residential
Residential
8
7.22
Medium -High Density
Residential
Residential
9
12.30
General Commercial/Campus
Office
Commercial/Office
10
2.28
Open Space
Water Quality Facility for Residential
Parcel
11
1.95
General Commercial/Campus
Office
Water Quality Facility for Residential
Parcel
1 The acreages from EDSP were based on assumed boundary limits Proposed acreages reflected in this
application have been updated to match resolved boundary survey data.
Access to the site is currently provided from Croak Road through Central Parkway. Once
developed, primary access to the northern portion proposed for residential will be accessed
through private streets from Central Parkway and the southern portion proposed for
commercial/office will be accessed via the future Dublin Boulevard Extension. As part of the
proposed map, a portion of the property would be dedicated for the future extension of Dublin
Boulevard located north of Parcel 1 and 3. The dedication includes up to 200+/- feet of right-of-
way plus a 10-foot public service easement on both the north and south side of the road,
consistent with the proposed roadway improvement plans. The applicant would dedicate right of
way and provide public street improvements on Pandora Way and Central Parkway to serve the
residential developments. The Applicant is required to provide a 12-foot-wide access road to the
Nature Community Park from Parcel 10 and Parcel 11 for City maintenance purposes. The Vesting
Tentative Tract Maps and associated details are included as Attachment 6.
Development Agreement
The Applicant has requested approval of a Development Agreement for the project. The
Development Agreement would provide security to the Applicant that the City will not change its
zoning and other laws applicable to the project for a stated period of time. Additionally, it is a
mechanism for the City to obtain commitments from the Applicant that the City might not
otherwise be able to obtain. The main points are highlighted below:
• Project Grading
To accommodate the grading necessary on the property for future development, the
Applicant/Property Owner can grade the entirety of the parcel prior to the construction of
the Dublin Boulevard Extension. If grading has not commenced prior to the construction of
the Dublin Boulevard Extension, a slope easement adjacent to the Dublin Boulevard
Page 10 of 14
113
frontage shall be dedicated.
• Affordable Housing
The Applicant/Property Owner is required to satisfy its affordable housing obligation
through compliance with the City's current Inclusionary Zoning Regulations (Chapter 8.68
of the Dublin Municipal Code).
• Dublin Boulevard Right -of -Way Dedications
The Applicant/Property Owner is required to dedicate land to support the Dublin
Boulevard Extension no later than three years from the approval date of the Vesting
Tentative Tract Map. As part of the Dublin Boulevard Extension project, the City agrees to
design and construct a dedicated intersection into the project and in turn the
Applicant/Property Owner agrees to reimburse the City for the direct design and paving
costs.
• Community Facilities District for Service and Maintenance of Public Improvements
The Applicant/Property Owner is required to cooperate with the formation of a Community
Facilities District (CFD) for the purpose of financing the services and maintenance of public
facilities/improvements constructed by the Applicant/Property Owner. Public
facilities/improvements include all public streets (including storm drain systems,
streetlights, and other street appurtenances) within Parcels 7 and 8 (future residential
tracts), as shown on the Vesting Tentative Tract Map 8663, 8666, and 8667.
• Eastern Dublin Transportation Impact Fee Credits
The Development Agreement restricts the Applicant/Property Owner from using or
applying any Eastern Dublin Transportation Impact Fee (EDTIF) credits that they have
purchased or transferred from any other credit -holder to satisfy the Developer's EDTIF
obligations.
• Dublin Boulevard Extension Project Mitigation
The Applicant/Property Owner is required to work with the City of Dublin to mitigate
direct impacts on special status species in the areas south of the future Dublin Boulevard
Extension project.
• Nature Community Parkland
The Applicant/Property Owner is required to dedicate approximately 42.6 acres of Open
Space to the City for a cost of $653,400 per acre. Should the City Council approve the
conversion of the Open Space land use designation to Parks/Public Recreation, the land
will then serve as a Nature Community Park with hiking and walking trails. This action will
help address the City's parkland deficit.
• Public Improvements
The Applicant/Property Owner is required to complete transportation improvements,
including improvements to Fallon Road, Croak Road, and the construction of new internal
public and private streets.
The draft Ordinance approving the Development Agreement is included as Attachment 7 with the
Page 11 of 14
114
Development Agreement itself as Attachment 8.
Consistency with the General Plan, Specific Plan and Zoning Ordinance
The proposed project is consistent with the City of Dublin General Plan and EDSP as proposed to
be amended, and the Dublin Zoning Ordinance because the proposed zoning and land division will
allow for the implementation of Parks, Open Space, Medium -High Density Residential, and General
Commercial/Campus Office land uses within the project area, which has been designated for such
uses.
Airport Influence Area (AIA)/Overlay Zoning District
The project site is located within the AIA/Overlay Zoning District and Airport Safety Zone 6 as
provided in Chapter 8.35 of the Dublin Municipal Code. This area is designated as an area in which
current or future airport -related noise, overflight, safety, and/or airspace protection factors may
significantly affect land uses or necessitate restrictions on those uses. The AIA is a designation by
the Alameda County Airport Land Use Commission.
All permitted and conditionally permitted uses set forth in a Planned Development Zoning District
that was adopted and in effect prior to August 2012 are considered to be "Existing Land Uses"
pursuant to the Livermore Municipal Airport Land Use Compatibility Plan (ALUCP). The Alameda
County Airport Land Use Commission has no authority over existing land uses unless changes to
an existing land use results in an increase of nonconformity with ALUCP policies. The proposed
amendment to the General Plan and EDSP includes eliminating the 2.5-acre Public/Semi-Public
land use designation and converting 42.60 +/- acres of Open Space to Parks/Public Recreation.
The Livermore Municipal Airport ALUCP allows Recreational Land Uses in Safety Zone 6 with no
limit to intensity (people/acre). Therefore, the change in land use would be consistent with the
ALUCP.
Local Transportation Analysis
The City of Dublin Transportation Impact Analysis (TIA) Guidelines require a Local Transportation
Analysis (LTA) for all General Plan Amendments to evaluate potential impacts on the circulation
network focusing primarily on local access and circulation in proximity to a project site. Per the
TIA Guidelines, this analysis is required for conditions of approval and is outside the CEQA review
process. Although the requested entitlements do not allow for the inclusion of conditions of
approval for the commercial/office portion of the project, an LTA was completed to evaluate
ultimate build out. The recommended improvements include a left turn lane at the northbound
and westbound Dublin Boulevard/Fallon Road intersection and adjusting signal timing and cycle
lengths at four intersections as outlined in the LTA. These improvements will be considered with
future Site Development Review Permit(s). The LTA is included as Attachment 9 with the
Appendices available for review on the City's Development Activity webpage under the Dublin
Fallon 580 Project: https://dublin-development.icitywork.com/.
ENVIRONMENTAL DETERMINATION:
The California Environmental Quality Act (CEQA), together with State Guidelines and City of
Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. Prior CEQA analysis for
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the project area includes: 1) the East Dublin General Plan and Specific Plan Environmental Impact
Report (EIR) (1993), 2) the East Dublin Properties Stage 1 Development Plan and Annexation
Supplemental EIR (2002), and 3) the Fallon Village Supplemental EIR (2005). Collectively, these
three environmental review documents are referred to as the "EDSP EIRs." Pursuant to CEQA
Guidelines and using the City's Initial Study Checklist, the City assessed whether any further
environmental review is required for the proposed project and determined that an Addendum to
the EDSP EIRs is the appropriate CEQA review. The Addendum is included as Attachment 10.
The General Commercial/Campus Office land use designation includes a FAR range of 0.20 to 0.80.
The previous environmental documents studied the potential impacts of development at an
intensity of 0.28 FAR. An updated CEQA analysis was conducted with this project to include
analysis of the potential impacts of development at an intensity of 0.6 FAR. The analysis found the
0.6 FAR to be consistent with the anticipated impacts (e.g., traffic and air emissions) in the
previous EDSP EIRs.
PLANNING COMMISSION REVIEW:
The Planning Commission held a public hearing on June 11, 2024. Five individuals provided public
comment, two individuals in support of the project and three individuals against the project. In
addition, the Planning Commission received five written comments (Attachment 11). The Planning
Commission adopted Resolution No. 24-05 unanimously recommending the City Council approve
the project (Attachment 12). The Planning Commission also recommended the City Council
consider removing the Contemporary architectural style from the Planned Development
Residential Guidelines because they felt it was not consistent with the surrounding development.
The City and the City's CEQA and Traffic consultants prepared responses to the CEQA and traffic -
related comments received from the two primary written comment letters, which is included as
Attachment 13. Additionally, the applicant elected to also provide a response to the comment
letters, which is included as Attachment 14.
PUBLIC OUTREACH:
Three City -led Community Meetings were held on March 27, March 28, and April 3, 2024, to
provide Dublin residents with information about the proposed Dublin Fallon 580 Project. In
addition to Staff and the Applicant, nine residents attended the meeting on March 27; 33 residents
attended on March 28; and eight residents attended on April 3. Staff provided a presentation that
included an overview of the City's development review process and the proposed project.
Questions were asked about affordable housing, traffic impacts, rodent control, off -site wetland
mitigation, views, use of union labor, and the proposed Nature Community Park.
STRATEGIC PLAN INITIATIVE:
Strategy 1: Economic Development, Small Business Support, and Downtown Dublin
Strategic Objective 1C: Continue supporting the Fallon -East Economic Development Zone and
associated agreements that effectuate the construction of the Dublin Blvd. Extension.
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NOTICING REQUIREMENTS:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300 feet of the subject property. A Public Notice was also published in the East Bay Times
and posted at several locations throughout the City. To date, the City has received some written
comment on the project for this City Council hearing (Attachment 15). A Planning Application sign
was posted on the project site and the project was also included on the City's Development
Projects webpage. A copy of this Staff Report was posted on the City's website and provided to the
Applicant.
ATTACHMENTS:
1) Adopting an Addendum to the Eastern Dublin Specific Plan Environmental Impact Reports
and Adopting General Plan and Eastern Dublin Specific Plan Amendments to Eliminate the
2.5-Acre Public/Semi-Public Land Use Designation and to Convert Approximately 42.6 Acres
of Open Space to the Parks/Public Recreation Land Use Designation
2) Ordinance Amending the Zoning Map and Approving Amendments to the Planned
Development Zoning Stage 1 Development Plan Ordinance No. 32-05 and a Stage 2
Development Plan for 13.7-Acres of Medium -High Density Residential for the Dublin Fallon
580 Project
3) Exhibit A to the Ordinance - Architectural Design Guidelines
4) Exhibit B to the Ordinance - Landscape Design Guidelines
5) Resolution Approving the Vesting Tentative Maps for the Dublin Fallon 580 Project
6) Exhibit A to the Resolution - Vesting Tentative Tract Maps
7) Ordinance Approving a Development Agreement Between the City of Dublin and GH PacVest,
LLC Related to the Dublin Fallon 580 Project
8) Exhibit A to the Ordinance - Development Agreement
9) Local Transportation Analysis
10) CEQA Analysis in Support of the Addendum to the Eastern Dublin Specific Plan EIR
11) Planning Commission Public Comment Letters Received
12) Planning Commission Resolution No. 24-05
13) City response to CEQA and Traffic Impact Analysis comments
14) GH PacVest response to the CEQA and Traffic Impact Analysis comments
15) City Council Public Comment Letters
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