HomeMy WebLinkAboutPC Reso07-62 Adopt Ordinance Croak & Jordan Prop 07-056
RESOLUTION NO. 07 - 62
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THE CITY COUNCIL NOT ADOPT AN ORDINANCE APPROVING A PD-
PLANNED DEVELOPMENT REZONE WITH AMENDED STAGE 1 DEVELOPMENT PLAN
FOR THE CROAK AND JORDAN PROPERTIES
(APN 985-0027-007, 905-0002-001, AND 905-0002-002)
PA 07-056
WHEREAS, on April 3, 2007, the City Council initiated a General Plan Amendment (GPA) and
Eastern Dublin Specific Plan Amendment (SPA) Study to create Medium-Low and Medium-Mid Density
land use designations for the existing Medium-Density portion of th,~ Croak and Jordan properties which
are generally located north of the future Central Parkway extension ald east of Croak Road and within the
1,134-acre Fallon Village project area (APN 985-0027-007, 905-00W-00l, AND 905-0002-002); and
WHEREAS, on December 20,2005, the City Council approved a PD rezoning and related Stage
1 Development Plan for the Fallon Village project area, which includes the Croak and Jordan properties
(P A 04-040), Ordinance 32-05, incorporated herein by reference; and
WHEREAS, PD Zoning districts are required to be consistl~nt with all elements of the General
Plan and the Eastern Dublin Specific Plan; and
WHEREAS, in accordance with the City of Dublin Zoning Ordinance (Chapter 8.120) the
Planning Commission shall hold a public hearing and make a written recommendation to the City Council
regarding Zoning Ordinance Amendments. Following the Planning Commission's recommendation, the
City Council shall hold a public hearing and may approve, approve with modifications, or disapprove
Zoning Ordinance Amendments; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State CEQA
Guidelines require that certain projects be reviewed for environmen:al impacts and that environmental
documents be prepared; and
WHEREAS, on December 6, 2005, the City Council adopted Resolution No. 222-05 certifying a
Supplemental Environmental Impact Report (SEIR) (SCH #20050(2010) to the Eastern Dublin EIR, a
program EIR, initially certified by the City of Dublin in 1993 (SCH#911 03064) and the Eastern Dublin
Property Owners SEIR (SCH # 2001052114) certified in 2002 by Resolution 40-02 for the Fallon Village
project. The prior EIRs are available for review in the Community Development Department and herein
incorporated by reference. The proposed project is within the scope of the SEIR for the Fallon Village
project area because the project does not result in increased units or density beyond what was previously
studied for the subject properties, and therefore no additional environmental review is required; and
WHEREAS, the City of Dublin Planning Commission ("PJ anning Commission") held a public
hearing on said project on November 27,2007; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS, a Staff Report was submitted, and incorporated herein by reference, recommending
that the Planning Commission recommend approval of the General Plan Amendment and Eastern Dublin
Specific Plan Amendment, the PD rezoning with related Stage 1 Development Plan Amendment for
Fallon Village; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony herein above set forth, including the prior EIRs, and used its independent judgment to
evaluate the project; and
WHEREAS, the Planning Commission recommended tha1 the City Council not approve the
proposed Planned Development Rezone with amended Stage 1 Development Plan for the Croak and
Jordan properties because the Planning Commission found that: 1) the proposal created inflexibility; 2)
selectively modified Citywide policies regarding density calculations using net rather than gross acreage
calculations; 3) current policies enable projects to achieve usable ya~ds on land with an existing Medium
Density designation; 4) small single-family detached homes with usable yards already exist; 5) the
housing market will dictate housing needs and the type of housing built within the community; and 6)
concerns about density could be addressed with policies regarding 101 coverage, setbacks and design.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission could not recommend
the findings in the attached draft Ordinance and therefore recommerrls that the City Council not approve
the Ordinance attached as Exhibit A and incorporated herein by reference, which Ordinance would
approve a PD rezoning including the following related amendments to the Stage 1 Development Plan for
the Croak and Jordan properties as described in the attached Ordinanee:
1) A revised Stage 1 Site Plan with the Medium-Low Density and Medium-Mid Density
designations for the Croak and Jordan properties;
2) A list of permitted, conditionally permitted and temporary uses for the new Medium-Low
Density and Medium-Mid Density designations; and
3) Development standards for private usable yards and common areas within the Medium-Low
and Medium-Mid Density designations.
PASSED, APPROVED AND ADOPTED this 2ih day of November 2007 by the following vote:
AYES:
Schaub, Wehrenberg, Tomlinson, Biddle and King
NOES:
ABSENT:
ABSTAIN:
~)
,,:1/( if; tl41-
Planning Comm:ssion Chair
ATTEST:
"'
edium DensitylPlanning CommissionlPC Reso Stage J PD A 'rid Denial.DOC
2
ORDINANCE NO. 07- XX
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLI~
*************
APPROVING A PO-PLANNED DEVELOPMENT REZONING AND AMENDED STAGE 1
DEVELOPMENT PLAN FOR THE MEDIUM DENSITY PORTION OF THE CROAK AND
JORDAN PROPERTIES (APN 905-0002-001, 905-0002-002, AND 985-0027-007)
PA 07-056
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section I.
RECITALS
A. By Ordinance No. 32-05 the City Council rezoned the approximately 1, 134-acre Fallon
Village project area generally located north of 1-580 and east of Fallo 1 Road to the Planned Development
Zoning District (P A 04-044) and adopted a Stage 1 Development Plan for the entire project area which
includes the Croak and Jordan propelties (APN 905-0002-001, 905-0(02-002, AND 985-0027-007).
B. This Ordinance adopts an amendment to the Stage I Development Plan approved 111
Ordinance No. 32-05 by the City Council on December 20,2005.
Section 2.
FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
1. The Planned Development (PD) Rezoning. with amended Stage 1 Development Plan. (PA 07-056)
meets the purpose and intent o.fChapter 8.32 of the Zoning Ordinance because: it will encourage a
variety of different product types with usable private yard areas while providing flexibility. As
amended the PO will continue to provide a comprehensive ard coordinated development plan for a
larger area with multiple ownerships that creates a desirable use of land that is sensitive to
surrounding land uses by making efficient use of development areas so as to allow sensitive
ridgelines and biological areas to be undeveloped.
2 The PD Rezoning. with amended Stage 1 Development Plan. will be harmonious and compatible
with existing andfuture development in the surrounding arecs because: I) the land uses and site
plan establish residential uses; 2) the proposed residential uses will provide a transition from
the high density neighborhoods located in the Fallon Village Center to the Low Density
neighborhoods to the north and east; and 3) the uses are cc,nsistent with the higher intensity of
uses anticipated for the Fallon Village Center and will continue to promote an active,
pedestrian oriented development in the Fallon Village Center.
B. Pursuant to Section 8.120.050.A and B of the Dublin Munici~lal Code, the City Council finds as
follows:
1. The PD Rezoning. with amended Stage I Development Plan. will be harmonious and compatible
with e.x:isting andfitture development in the surrounding area:: because: 1) the land uses and site
plan establish residential uses; 2) the proposed residential uses will provide a transition from
the high density neighborhoods located in the Fallon V Ilage Center to the Low Density
neighborhoods to the not1h and east; and 3) the uses are consistent with the higher intensity
PageloflO
Exhibit A
of uses anticipated for the Fallon Village Center and will continue to promote an active,
pedestrian oriented development in the Fallon Village Center.
2. The Project site is physically suitable for the type and intensity of the zoning district being
proposed because: 1) tht:: amended land uses and site plan are consistent with the amended
General Plan and Eastern Dublin Specific Plan (EDSP) land use designations of Medium-
Low Density Residential (6.1-10 du/acre) and Medium-Mid Density Residential (10.1-14
du/acre); 2) the Fallon Village site is flatter towards tht: south with rolling hills generally
north, and development is concentrated in less constrained areas; 3) the flexibility of the PO
allows future development to be tailored to onsite conditions.
3. The PD Rezoning, with amended Stage 1 Development Plan, will not adversely affect the health or
safety ~f persons residing or working in the vicinity, or be dE trimental to the public health. safety
or welfare because: the Stage 1 Development Plan has been designed in accordance with the City
of Dublin General Plan and the EDSP, and future developnent will comply with all applicable
development regulations and standards and will implement all adopted mitigation measures.
4. The PD Rezoning, with amended Stage 1 Development Plan, is consistent with the Dublin
General Plan and Eastern Dublin Spec~fic Plan because: 1) the proposed uses on the site are
consistent with the amended General Plan and EDSP land use designations; 2) the amended
uses will not result in an increase in the total number of residential dwellings anticipated for
the subject properties by the General Plan and EDSP; 3) the anticipated development of the
site is consistent with the goals and policies of the General Plan and the EDSP.
C. Pursuant to the California Environmental Quality Act (CEQA), the City Council adopted Resolution
No. 222-05 certifying a Supplemental Environmental Impact Report (SEIR) (SCH #2005062010) to
the Eastern Dublin EIR, a program EIR, initially certifiec by the City of Dublin in 1993
(SCH#91103064) and the Eastern Dublin Property Owners SE[R (SCH # 2001052114) certified in
2002 by Resolution 40-02 for the Fallon Village project. The prior EIRs are available for review in
the Community Development Department. The proposed project is within the scope of the SEIR for
the Fallon Village project area because the project does not result in increased units or density
beyond what was previously studied for the subject properties, and therefore no additional
environmental review is required.
Section 3.
ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is
amended to rezone the following property ("the Property") to a PO-Planned Development district:
10Ai: net acres located in an area bounded by Croak Road to the east, the future extension of
Central Parkway to the south, land designated Neighborhood Park and Medium-High Density to
the north and west, and Low Density to the north (APN 905-01)02-00 I, and 905-0002-002); and
23 Ai: net acres located in an area bounded by open space to the northwest, a future elementary
school to the southeast, future Medium-High Density development to the south, and future Low
Density development to the east. (APN 985-0027-007).
Page 2 of 10
A location map of the rezoning area is shown below:
.
Section 4.
AMENDED STAGE 1 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the subject properties is set
forth in the Fallon Village Stage 1 Development Plan adopted through Ordinance 32-05 and as amended
below, which amendments are hereby approved. Any amendments to the Development Plans shall be in
accordance with Section 8.32.080, Planned Development Zoning District, of the Dublin Municipal Code
or its successors.
PD-Planned Development Zoning District
Amended Stage 1 Development Plan
Fallon Village (PA 05-038, PA 07-056)
This is an amended Stage 1 Development Plan pursuant to Chapter 8.32, Planned Development Zoning
District, of the Dublin Zoning Ordinance for the portions of the Croak and Jordan properties with a
Medium-Low Density and Medium-Mid Density designation (APN 905-0002-001, 905-0002-002, and
985-0027-007). The Croak and Jordan properties consist of 10.4 acres and 23.4 acres respectively.
Amended Sta2:e 1 Develooment Plan. The Stage 1 Development Plan remains as approved through
Ordinance 32-05, except as specified below.
1. Statement of Proposed Uses. The Stage 1 Development Plan is amended to include the
following permitted, conditionally permitted, and temporary land uses for the Medium-Low and
Medium-Mid Density designations:
PO - Medium-Low Density Residential
Intent. The Medium-Low Density land use designation is established to: a) reserve appropriately
located areas for family living in a variety of types of dwellings at a reasonable range of
Page 3 of 10
populations densities consistent with sound standards of public health and safety; b) preserve as
many as possible of the desirable characteristics of the otle family residential district while
permitting higher populations densities; c) accommodate a variety of housing types including
detached and attached housing with usable private yard areas; d) ensure adequate light, air, privacy
and open space for each dwelling unit; and e) provide nece:;sary space for off-street parking of
automobiles.
Permitted Uses
Accessory structures and use:; in accordance with Section 8AC .030 of the Dublin Zoning
Ordinance
Animal keeping - residential
Community care facility/small (permitted if required by law, ctherwise as conditional use)
Garage/yard sale
Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
Small family day care home
Single family dwelling
Row houses
Private recreation facility (for homeowners' association and/or tenant use only)
Similar and related uses as determined by the Community Deyelopment Director
Conditionally Permitted Uses
Bed and breakfast inn
Boarding house
Community clubhouse
Community facility
Da y care center
Large family day care home
Mobile home/manufactured home park
Parking lot - residential
Semi-public facilities
Similar and related uses as determined by the Community De,'elopment Director
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of p~:rmitted temporary uses and permit
procedures.
PD - Medium-Mid Density Residential
Intent. The Medium-Mid Density land use designation is eS1ablished to: a) reserve appropriately
located areas for family living in a variety of types of dwellings at a reasonable range of
populations densities consistent with sound standards of public health and safety; b) preserve as
many as possible of the desirable characteristics of the otle family residential district while
permitting higher populations densities; c) ensure adequate light, air, privacy and open space for
each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by
preventing the construction of buildings of excessive size in relation to the land around them; e)
provide necessary space for off-street parking of automobiles, and where appropriate, for off-street
loading of trucks; and f) protect residential properties froIT the hazards, noise and congestion
created by commercial and industrial traffic.
Page 4 of 10
Permitted Uses
Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning
Ordinance
Animal keeping - residential
Community care facility/small (permitted if required by law, otherwise as conditional use)
Garage/yard sale
Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
Small family day care home
Single family dwelling
Multi-family dwelling
Private recreation facility (for homeowners' association and/or tenant use only)
Similar and related uses as determined by the Community Development Director
Conditionally Permitted Uses
Bed and breakfast inn
Boarding house
Community clubhouse
Community facility
Day care center
Large family day care home
Mobile home/manufactured home park
Parking lot - residential
Semi-public facilities
Similar and related uses as determined by the Community De\- elopment Director
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit
procedures.
2. Development Standards. The Development Standards are amended to include standards for
attached and detached housing within the Medium-Low and l\./edium-Mid Density designations.
a. Multi-family attached housing with a Medium-Mid Density designation shall provide one of
the following:
i. Each unit shall include a minimum 250 s.f. flat uSlble private yard with a minimum
dimension in anyone direction of8'; ill:
n. Each development shall provide a minimum of 150 ~;.f. per unit of usable common area
that will accommodate recreation and leisure activities
b. Row homes with a Medium-Low Density designation: Ea:;h unit shall include a minimum 250
s.f. flat usable private yard with a minimum dimension in anyone direction of 8'.
c. Single-family detached housing with a Low, Mediurr.-Low, Medium-Mid and Medium
Density designation: The following table shows residential development standards and
plotting concepts for Low, Medium-Low, Medium-Mid and Medium Density single-family
detached housing:
Page 5 of 10
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Typical Plotting Concepts
NOTE: ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY.
300 SF total flat yard area (Typ) with a min. 8' dimension. Yard 1
area may be provided in more than one location within a lot.
Min. rear yard area - 220 SF.
Min. courtyard area - 80 SF.
Traffic _
Visibility g
Area
2
.~ ntll
.-...... -.......... ...,.-........
1;';;..;;:..;.;.;;;;.;:;.;;..;';;.:-:..;;.';..;.'. ,
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Courtyard
80 SF Min.
b
C')
Traffic
Visibility
Area
.. I
-.l.-----JO' J
TWO-STORY
CORNER LOT
J.
.:=:=1-/ .;
30' J
.
TWO-STORY
INTERIOR LOT
TWO-STORY
INTERIOR LOT
TWO-STORY
CORNER LOT
LEGEND
D 1 st Story Elements
D 2nd Story Massing
k::.::;!---;::j Usable Rear Yard Min. Area
LOT COVERACiE: 55% Max
(No One-Story Requirement)
NEIGHBORHOODS OF
LOTS 2500 SF AND GREATER
LOW, MEDIUM-LOW, MEDIUM-MID AND
MEDIUM DENSITY SINGLE FAI11L Y
DETACHED SMALL LOT
Page 7 of 10
Typical Plotting Concepts
NOTE: ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY.
RECIPROCAL
USE EASEMENTS........
250 SF total flat yard
area (Typ) with a min.
8' dimension. Yard
area may be provided
in more than one
location within a lot.
Min. rear yard - 170 SF
Min. courtyard - 80 SF
4' 4'
4':
,
'4'
DD
4'
RECIPROCAL
USE EASEMENTS
<:>
N AUTO OURT
250 SF total flat yard area (Typ)
with a min. 8' dimension. Yard
area may be provided in more
than one location within a lot.
Min. rear yard - 170 SF
Min. courtyard - 80 SF
2 .
<:::::J s'
<:::J
5'
COURT ['
YARD
L~
.._~.
2'
-st
AUTO COURT
CLUSTER HOMES
RECI PROCAL
USE EASEMENTS
>-
W
...J
...J
c:(
, .......
w
Z
c:(
...J
GREENCOURT
.
.
LEGEND
D 1 st Story Elements
D 2nd and 3rd Story Massing
1-::;..1):::;1 Usable Yard Min. Area
LOT COVERA:iE: 55% Max
(No One-Story Requirement)
NEIGHBORHOODS OF
1800 SF AND GREATER
MEDIUM-LOW, MEDIUM-MID AND MEDIUM DENSITY
SINGLE FAMILY DETACHED
SMALL LOTS/COURT HOMI:S
Page 8 of 10
3. Stage 1 Site Plan. The amended Stage I Site Plan incorporates the Medium-Low Density and
Medium-Mid Density land use designations in place of Medium Density designation on the Croak
and Jordan properties.
~
~
Fallon Village
Stage 1 PD Amendment Site Plan
Comrn<<eiaL'lndu~tri~
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,:t~'..ertI,'I,,' ~,..t.-.:lG1l:<I.*c_)"r.'W~t'1.:.!
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:M'a::-'l":Jo:ltlC,.." .cn:,..tfC:,r!y......t"(lI....:"~,...Il.
~,~:~~::':~;:.~ ~~ :~r,.c~:r. ;?,::<-.;.';e~M" rrnt~.~
STAGE 1 SITE PLAN
Page 9 of 10
4. Site Area, proposed densities. As follows:
Land Use AcreaJ{e
Single Family Residential 403.6 acres
Medium-Low Density Residential 16.9 acres
Medium-Mid Density Residential 16.9 acres
Medium Density Residential 26.3 acres
Medium High Density Residential 23.8 acres
Rural Residential! Agriculture . 142.9 acres
Mixed Use 6.4 acres
General Commercial 72.1 acres
General Commercial/Campus Office 72.7 acres
Industrial Park/Campus Office 61.3 acres
Community Park 18.3 acres
Neighborhood Park 23.6 acres
Neighborhood Square 8.0 acres
Open Space 211.2 acres
Elementary School 21. 1 -acres
Semi Public 8.6 acres
Section 5.
EFFECTIVE DATE AND POSTING OF ORDINANCE
Dens;
0-6.0 units/acre
6.1-10 units/acre
10.1-14 units/acre
6.1-14.0 units/acre
14.1-25.0 units/acre
1 uni t1100 acres
0.3-1.00 FAR
0.20-0.60 FAR
0.20-0.80 FAR
0.25-0.80 FAR
0.50 FAR
This Ordinance shall take etTect 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 OrdinHnce to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36~'33 of the Government Code of the
State of California.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this
day of by the following vote:
-- --
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:IP A#\2007\07-056 Croak and Jordan Medium Denslty\City Council\CC Ordinance PD.DOC
Page 10 of 10