HomeMy WebLinkAbout8.2 PCSR Wallis, Jordan, Subarea 3 �OF Dp8
�ii��� �� STAFF REPORT
1�`�'s��� PLANNING COMMISSION
��C��%
DATE: September 22, 2015
TO: Planning Commission
SUBJECT: PUBLIC HEARING:
General Plan/Eastern Dublin Specific Plan Amendments, Planned Development Rezoning with
related Stage 1, and in some cases, Stage 2 Development Plans for portions of: 1) Jordan
Ranch (PLPA 2010-00068); 2) Dublin Ranch Subarea 3 (PLPA 2013-00033); and 3) Wallis
Ranch (PLPA 2013-00034). In addition, Jordan Ranch has submitted an application for a Site
Development Review Permit and Vesting Tentative Maps 8267 and 8269 for Parcel H and
Neighborhood 7; and a Development Agreement amendment with BJ-ROF Jordan Ranch LLC
Mission Valley Properties.
EXECUTIVE SUMMARY:
The City Council is helping the Dublin Unified School District locate a site for a school within
Jordan Ranch at minimal cost. This is proposed to be achieved by converting a portion of an
existing park site in Jordan Ranch to school uses and offsetting the parkland reduction by
acquiring land within the Dublin Ranch Subarea 3 (Irongate) development. The City and the
Wallis Ranch developer proposes to convert additional land within Wallis Ranch to parkland to
offset a potential future parkland deficit in Eastern Dublin. The Planning Commission will
consider and make a recommendation to the City Council regarding General Plan and Eastern
Dublin Specific Plan Land Use changes for the following: 1) Jordan Ranch — change 3.7 acres
from Parks/Public Recreation to Public/Semi Public and change 4.6 acres identified as Parcel H
from Mixed Use to Medium Density Residential (6.1 to 14.0 units per acre); 2) Dublin Ranch
Subarea 3 (Irongate) — change 10.4 acres from Rural Residential/Agriculture to Parks/Public
Recreation; and 3) Wallis Ranch — change 1.9 acres from Semi-Public to Parks/Public
Recreation. A Planned Development rezone with related Stage 1 Development Plan is
proposed for all three sites. Jordan Ranch also proposes to include a Planned Development
Rezone with a related Stage 2 Development Plan, Site Development Review Permit, and
Vesting Tentative Maps for Parcel H and Neighborhood 7, as well as a Development Agreement
Amendment. Changing Parcel H to Medium Density Residential will remove the potential for
115 units and 5,000 square feet of retail commercial and replace it with 45 units of which five
units are detached 2-story homes and 40 units are 3-story duets. Neighborhood 7, approved
previously for approximately 100 Medium Density Residential units, is proposed to include 105
detached 3-story units.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing
and deliberate; and take the following actions:
COPIES�TO: Applicant���9��������� � ���� ITEM # 8.2
File
Page 1 of 22
(file name]
a) Adopt a Resolution recommending that the City Council adopt a Resolution adopting a
Mitigated Negative Declaration for the Jordan Ranch/Subarea 3/V1/allis Ranch Project;
b) Adopt a Resolution recommending that the City Council adopt a Resolution approving
General Plan/EDSP Amendments for portions of Dublin Ranch Subarea 3 (Irongate),
Wallis Ranch and Jordan Ranch;
c) Adopt a Resolution recommending that the City Council adopt an Ordinance approving a
Planned Development Rezoning with related Stage 1 Development Plan for portions of
Jordan Ranch, Dublin Ranch Subarea 3 (PLPA 2013-00033) and Wallis Ranch (PLPA
2013-00035, and approving a related Stage 2 Development Plan Amendment for portions
of Jordan Ranch, (09-011 and PLPA 2010-00068);
d) Adopt a Resolution recommending that the City Council adopt a Resolution approving a
Site Development Review Permit and Vesting Tentative maps 8267 (Parcel H) and 8269
(Neighborhood 7)for the Jordan Ranch II project; and
e) Adopt a Resolution recommending that the City Council adopt an Ordinance approving a
Development Agreement Amendment befinreen the City of Dublin and BJ-ROF Jordan
Ranch LC ission Iley Properties) for the Jor n h II Project.
;'
Submitted By Re ed By
Cons�alting Planner Assistant Commun ty evelopment Director
PROJECT DESCRIPTION:
Background
This staff report addresses changes to three separate projects, including Jordan Ranch, Dublin
Ranch Subarea 3, and Wallis Ranch as generally identified in Figure 1 below.
The City Council has entered into a Memorandum of Understanding (MOU) with the Dublin
Unified School District (DUSD) to help DUSD obtain the rights to a site to build a school, at
minimal cost. The City and DUSD have discussed a proposal that involves land currently
designated as Parks/Public Recreation for a joint use school and park site and development of a
site currently dual-designated for school and residential purposes, for residential use within the
Jordan Ranch project area. DUSD is interested in the new school/park site because of its need
for additional scho�l facilities and its lack of funds to purchase the site within Jordan Ranch that
allows school uses. The re-designation would create a deficit in parkland acreage in Eastern
Dublin.
City Staff approached Lennar Homes to discuss options for the City to obtain the Rural
Residential/Agriculi:ure site on Subarea 3 to help address this parkland deficit. Lennar Homes
was amenable to the Staff's request. The land use designation for this site is proposed to be
changed to Parks/F'ublic Recreation and used as a future park site.
The City's Parks and Recreation Master Plan requires five acres of parkland per 1,000
residents. It appears that the City will have a parkland deficit at build-out of approximately 10
acres. Because of this known deficit, City staff approached Trumark Homes to discuss options
for the City to obtain additional parkland within Wallis Ranch. Trumark was amenable to
converting the Semi-Public lands to Parks/Public Recreation and agreed to make the request to
the City Council for consideration.
2 of 22
_;. .�����::�....m, v_ ., ��..,:�.�....��.�..m,...�, ,��y.,.�: .r,���,�.�.F��_�����;�
City parks are acquired and paid for by developers through the City's Public Facility Fee
program. The fees collected are allocated to park and facilities construction through the Capital
Improvement Program (CIP). The City Council's priorities in the current five-year CIP include
Fallon Sports Park, Jordan Ranch Neighborhood Parks and the Emerald Glen Recreation and
Aquatic Complex. There is currently no funding set aside in the five-year CIP to construct the
public park sites in Waltis Ranch. However, under the proposed agreements, the developers
would construct and deliver the park will deliver the Jordan Ranch neighborhood park and Wallis
Ranch park sooner than they would be delivered and make funds that would have otherwise
been used for Jordan Ranch Park construction available for the construction of other parks in
the community
Tonight, the Planning Commission is requested to make a recommendation to the City Council
regarding the proposed land use amendments, zoning and related entitlements as discussed in
this Staff Report. The negotiated deal points of the transactions with the developers of these
sites are not within the Planning Commission's purview. The deal points of the agreements with
the developers of these properties will be considered by the City Council at a future date.
Fig. 1: Vicinity Map
�__
W,� ...�,- ""�
�-� ' �
t
�
�
�
�
�
��'-�' ,
t '
� �
_-,.— �
;
y�' �--------�
i
i
�
�
i
i
'------
D�li� pAT1f�, �
��
��
� ��
i�
b '
i
�� i
i
i
5 �
� �
__�•� � �
------- -------- -°--- '
------------- `_
'�------�- ---- -- �
� �$ ;
.
Jordan Ranch — The 189.4-acre Jordan Ranch project is located east of Fallon Road near the
southeasteriy City limits as shown in the vicinity map. The Jordan Ranch property was first
approved in 2002 and revised in 2005 to allow up to 1,064 dwellings at various densities.
Subsequent approvals have reduced the development potential to 964 dwellings. Three sites in
Jordan Ranch are discussed in this Staff Report including a future school site, Neighborhood 7,
and Parcel H.
New School Site: The proposed 3.7 acre School site is part of a larger 10.1 acre site that is
bounded by Central Parkway and Medium High Density Residential in the form of 3-story
townhomes and townhouse/flat combinations under construction to the north. Park/Public
Recreation surrounds the proposed site on the west, east and south and property outside of
3 of 22
Jordan Ranch to the south (Chen property) is a continuation of the Parks/Public Recreation land
use designation.
The existing land use designation for this site is Parks/Public Recreation and currently anticipated
as a future Community Park.
The City initiated a General Plan Amendment Study for this site on February 17, 2015. The City
proposes to change 3.7 acres from Parks/Public Recreation to Public/Semi-Public to allow for a
future elementary/middle school in an effort to help DUSD acquire a school site at minimal cost.
Neiqhborhood 7: This 9.2-acre site is located on the southeast side of Panorama Drive and is
bounded to the north and west by Jordan Ranch Neighborhoods 2 and 3 (Medium Density
Residential) across Panorama Drive with attached and detached residential homes currently
under construction, to the south by Neighborhood 5 (Medium Density Residential) and approved
for future detached residential homes. Vacant land (Croak property) currently designated RR/A
and P/PR outside Jordan Ranch abuts the site to the east.
The 9.2 acre Neighborhood 7 includes dual Medium Density Residential and Public/Semi-Public
land use designations and zoning which allows up to 100 dwellings or school uses. Grading has
occurred and a sulbstantial amount of infrastructure is complete. However, additional grading
may be in order based on project approvals.
The applicant is requesting approval of entitlements to develop 105 dwelling units on the site.
However, no land use changes are requested because the site is already designated for Medium
Density Residential consistent with the proposed project.
Parcel H: Parcel H is a 4.6-acre site at the northeast comer of Central Parkway and Fallon Road.
The site is surrounded to the north by Neighborhood 1 (Single-Family Residential) with detached
homes, to the west by Fallon Sports Park, and to the south and east by Open Space.
The land use designation and zoning for Parcel H was changed from Open Space to Mixed Use in
2012, and allows for up to 115 dwellings and 5,000 sf of commercial use. Grading has occurred
and a substantial amount of infrastructure is complete. However, additional grading may be in
order based on pro.ject approvals.
The City Council approved the initiation of a General Plan Amendment Study for this site on April
7, 2015. The property owner is requesting approval to change the land use designation from Mixed
Use to Medium Density Residential and related entitlements to reduce the residential development
from 115 units to 45 units and eliminate the commercial component of the project.
Dublin Ranch Subarea 3 (lrongate) — The 64-acre Subarea 3 community is bounded by
Central Parkway on the north, Dublin Boulevard on the south, Fallon Road on the east, and
Lockhart Street or� the west. The existing General Plan and Eastern Dublin Specific Plan
(EDSP) land use designations for Subarea 3 include a 10.4 acre area designated Rural
Residential/Agriculture (RR/A) and essentially serving as open space.
The 10.4 acre area generally crosses the site from northwest to the easUsoutheast. Uses to the
northeast and west/southwest within Subarea 3 generally have been approved for Medium
Density Residential with some Medium High Density Residential, Park, and Open
Space/drainage. Canstruction is currently underway for the residential uses surrounding the site.
A 2.5-acre vacant commercial site abuts Subarea 3 on the south, and the Fallon Gateway
community shopping center is situated across Dublin Boulevard. The Dublin San Ramon
4 of 22
����� . � . �� � . �
� _.�,�._ _ �,..��„E
Services District (DSRSD) owns a parcel that abuts the property on the east and operates a
small facility station at the location.
The City initiated a General Plan/EDSP Amendment to change the designation of the 10.4 acre
site to Park/Public Recreation (P/PR) on April 18, 2015 to address a potential parkland deficit
resulting from the new school site in Jordan Ranch.
Wallis Ranch — The 184-acre Wallis Ranch is located near the northerly City limits west of
Tassajara Road and east of the Parks Reserve Forces Training Area (PRFTA). The General
Plan/Eastern Dublin Specific Plan land uses and Planned Development Zoning were originally
adopted in 2005 and include land designated Semi-Public, Parks/Public Recreation, Open
Space, Single-Family, Medium and Medium/High Density Residential. Amendments to the
zoning in 2014 reduced the number of approved dwellings from 935 to 806. Included within
Wallis Ranch is a 1.9-acre site designated Semi-Public.
The 1.9-gross acre site is bounded to the north by 2 parks, open space and the rest of the
Wallis Ranch residential development, to the south and west by the Tassajara Creek corridor
and EBRPD regional trail system and Quarry Lane school to the east across Tassajara Road.
The site within Wallis Ranch is relatively flat and slightly slopes toward Tassajara Creek to the
west. Wallis Ranch is vacant but under.
The City Council approved the initiation of a General Plan Amendment Study for this site on
August 18, 2015. The proposed GPA/EDSPA would change a 1.9-gross acre site from Semi-
Public to Park/Public Recreation and address a future parkland deficit and future park
construction timing.
Current Request
The following is a list of the proposed project approvals addressed in this Staff Report.
Jordan Ranch
• GPA/EDSPA (New School Site & Parcel H): Change 3.7 acres from Parks/Public Recreation
to Public/Semi-Public, and 4.6 acres from Mixed Use to Medium Density Residential.
• Planned Development Rezone with a Stage 1 Development Plan (New School Site &
Parcel H).
• Planned Development Rezone with a Stage 2 Development Plan (Neighborhood 7 &
Parcel H).
• Site Development Review Permit (Neighborhood 7 & Parcel H).
o Neighborhood 7 for 105 units of 3-story detached units.
o Parcel H for 45 units, 5 of which are single-family detached and 40 duet units described
as 2 and 3-story homes attached at ground level
• Vesting Tentative Maps 8269 and 8267 (Neighborhood 7 & Parcel H).
• Development Agreement (Neighborhood 7 & Parcel H).
Subarea 3
• GPA/EDSPA: Change the land use designation of 10.4 acres from RR/A to Parks/Public
Recreation.
• Planned Development Rezone with a Stage 1 Development Plan.
Wallis Ranch
• GPA/EDSPA: Change the land use designation of 1.9 acres from Semi-Public to
Parks/Public Recreation.
5of22
�
• Planned Development Rezone with a Stage 1 Development Plan.
ANALYSIS:
General Plan/Eastern Dublin Speci�c Plan Amendment
Jordan Ranch — Two parcels would be subject to a General Plan/EDSP amendment —
changing the 4.6 acre Mixed Use (MU) Parcel H site to Medium Density Residential (MDR) (6.1
to 14.0 units per acre) and the 3.7-acres of the Community Park site to Public/Semi-Public for
an Elementary/Middle School site. The amendment would eliminate the currently approved 105
High Density residential units and 5,000 s.f. of commercial uses and would allow the
development of Medium Density Residential units currently proposed as 45 two and three-story
attached and detached homes. 3.7 acres of the existing Community Park Site would be
designated Public/Semi-Public for the purposes of future development of an elementary/middle
school for 950 students with related staff. 6.4 acres would remain designated as Parks/Public
Recreation for joint use between the City and the School District and this 6.4 acres would still
abut approximately 8 acres of land designated as Parks/Public Recreation located south of the
site on the Chen property.
The proposed land use amendments are shown on the Land Use maps, below:
EXISTING LAND USE PROPOSED LAND USE
� �z.m� !
� � ,e,
Mixed Use Med Densiri -s-
p,��,_s...:.
��:
�.. N/A � N/A
�`' "' Public/Semi `°,^
Parks/Public Public ��
Recreation
� ,,.. r.,� .�.m T ' .�,.
Stage 1 Jordan Ranch Stage 2 Jordan Ranch
Dublin Ranch Subarea 3 (Irongate) — Since the parkland acreage lost from the currently
proposed Jordan Ranch Community Park re-designation would need to be offset elsewhere, the
City worked with Lennar Homes, developer of Dublin Ranch Subarea 3 (Irongate), to dedicate
the 10.4-acre RR/A site. This site is proposed to be re-designated as Parks/Public Recreation.
The existing and proposed General Plan/EDSP land use designations for Dublin Ranch
Subarea 3 (Irongate) are shown on the Land Use map below:
6 of 22
EXISTING LAND USE PROPOSED LAND USE
� Y' P++t� � GE�� 11
p� SIAFA61 �� :
p�{� COAflND"n �'
,,�;y� � MEDIUM ��
�� �'' y;
� ;
.ke..o..�. .� p .
Rerdr�t�al16� 9 ��,
�U.Br.�rc1 i'� TJ \\�
�1 �t'"'_—'
� �� �
1 1
1 �
1
'�� � � / � . . _ ... � I
� .. ' .._ �' �.:::� . ��"�. '� I
�� ;I
ieaM�al�Agnall�rt Parks�Public Recreation '�
x.;�a�b«to�a mo�d.•n1 PARK "
;,_> ---•i -•� 'y
� . 'W EqUM ... �
;W HIGH I
i K U��nw'
WIJ�� g �N � I .
:�. r���..w«.n, � - -..; ` j¢ MEDIUM _ I
: c.,�+�»..�ta, ' � �j— J
< _
; Il4df:tU � �'.m, _.�:� .G\.,(�� +
'�.�Y�_�. ,: �i fiu„� V`"
Wallis Ranch — The project includes a 1.9 acre site designated Semi-Public. The City and
Trumark Homes propose to change the land use designation of this 1.9 acre site to a
Parks/Public Recreation to offset a potential future parkland deficit in Eastern Dublin. The
proposed GPA/EDSPA land use change is shown below:
EXISTING LAND USE PROPOSED LAND USE
. __��?"" '":!' " '__" __'c1S'�. . . . .. RN� •^� � "– . Af_L�__�
� \/fl � "'lT"
\t1l �f11 ^� � .• / \lll �III
\1,f ��
�;e % .
RN\ ItN\ ����
•..� �` NIi♦ RIt1
b�4 i.. ' ..., \: �� .�.
. ',�Ct.... ` I)�. � �� e��. �� ��� ,
.:.. �- ��R�[a�• ��.
� a.� )i
��. r .
�.�.'�' �. �+ �� .� ' ��
��/ . `��..5.�� ���. .." .�.. � ;�
1 ��.�.�_�.. . .�,������, y,.._/ _..-..... ... - . . . ��._s:1
n _ _ __ _
' ��— _ �.r.►
�o�a�n.,.. . .... ' .._ � _
Semi-Public Parks/Public
_.. ,�_�. �' __ �,� �����<� Recreation
The proposed amendments to the General Plan and EDSP require adjustments to various
figures, texts, and tables in both documents to ensure consistency throughout the documents as
shown in the attached resolution. A Resolution recommending City Council approve a
GPA/EDSPA is included as Attachment 1 with the draft City Council Resolution included as
Exhibit A.
7of22
Planned Development Rezone
A Planned Development Rezone with a Stage 1 Development Plan is proposed for the new
school site in Jordan Ranch as well as the proposed park sites in Subarea 3 and Wallis Ranch.
The proposed Stage 1 PD's are consistent with the proposed GPA/EDSPA.
A Planned Development rezone with related Stage 1 and Stage 2 Development Plan is
proposed for Jordan Ranch Neighborhood 7 and Parcel H. The zoning for Neighborhood 7
allows 105 detached 3-story units. The zoning for Parcel H allows 45 units including 5 single-
family detached homes and 40 attached duets.The proposed Stage 1 and Stage 2 Development
Plans are included as Exhibit A to Attachment 2.
Based on the proposed amendments and plans, the total unit count for the overall Jordan Ranch
development would be 899 units, which is a reduction from the 964 units approved previously in
2012 and the 1,064 units with the original approval of Fallon Village in 2005 (a reduction of 165
units).
A Resolution recommending that the City Council adopt an Ordinance approving the Planned
Development rezone with related Stage 1 Development Plans and Stage 2 Development Plans
are included as Attachment 2 with the draft City Council Ordinance included as Exhibit A.
Site Development Review
A Site Development Review has been requested for Parcel H and Neighborhood 7 of Jordan
Ranch. General Design and Development standards adopted previously for Jordan Ranch state
Jordan Ranch is planned to provide both single family and multi-family housing through a variety
of neighborhood styles.
The design guidelines include seven architectural styles: (A) Farmhouse, (B) Cottage, (C)
Shingle, (D) Folk Victorian, E) Italianate, F), Colonial, and G) Rural Contemporary. The adopted
standards also included the following objectives:
• Architecture shall be simple in massing and form and provide visual interest.
• Architectural elements and materials shall be mixed and matched among elevation styles to
provide variety.
• Color palettes shall be bold and appropriate to the style.
The guidelines were intended to create affordability by design by making a conscious effort to
limit the size of the homes and maximize the public and private open space within the
community. The community and neighborhood streetscape is based on a hierarchical system of
thematic landscape monuments to introduce the community image and enhance the proposed
architecture. The monuments reflect the ranch character of the community while
complementing the existing entry elements of the adjacent Positano community to the north.
Community entries have been designated in the overall Fallon Village plan for the intersection of
Fallon Road/Central Parkway, Fallon Road/Jordan Ranch Drive, Central Parkway/Panorama
Drive (southeast of Neighborhood 7) and at Central Parkway/Sunset View Drive in the vicinity of
the School site. Elements include community themed walls and fences, identification monolithic
monuments, and accent trees and plantings.
The design of residential neighborhoods in Jordan Ranch provides a series of common open
spaces intended to serve the residents. These common areas provide a range of passive and
active recreational opportunities within Jordan Ranch that are separate from City parks. Not
8 of 22
i �..:� . ,..... , .-� . ..�.�... ..,. ... .... �,. ... . . .. . .. .
only do these spaces expand the amount of usable outdoor space for the residents, but they
connect the neighborhoods to each other and create a visually cohesive community. The
design of the common areas is intended to encourage pedestrian activity and interaction among
residents.
The Landscape Plans are provided in Attachment 3. An overall Landscape Plan concept for
both Parcel H and Neighborhood 7 is shown on Sheet G1-01.
The Applicant's submittal package (including Site Plans, Floor Plans, Landscape Plans, and
Architecture) are provided in Attachment 3. The following is a discussion of the proposed project
on Parcel H followed by a discussion of the project for Neighborhood 7.
Parce/H
Site Lavout/Plottinq
The Applicant proposes to construct five detached two-story homes and 40 three-story duets.
The duets are plotted so that each unit shares a common wall at the ground level only.
Buildings 1 and 2 take the configuration of: -two, three-level units attached at ground level and
Building 3, a detached structure with no common walls. Lots are plotted on blocks within the
interior of a loop circulation system or along the outside of the loop. Unit entries for interior lots
face onto paseos, and outer lots face on to wide setbacks or open space.
Based the proposed Development Regulations, the minimum lot size is 1995 square feet with a
maximum lot coverage of 60%. Minimum usable private yard area is approximately 200 square
feet. Ground floor courtyards take advantage of reciprocal easements and fence position
befinreen the duet lots to create usable private space. Garages are oriented toward the internal
loop road and connecting or private drives. Residential density on Parcel H would be 9.78 units
per acre consistent with the proposed MDR land use designation and proposed PD zoning.
The Applicant has provided a plotting or "fit" list (Sheet 3 of the Applicant's separate civil
submittal package Attachment 3) identifying which of the three proposed floor plans is most
suitable for each of the 45 lots with some provisions for flexibility as described herein.
�---
-=�-=.=_.:� =�`_�____� ___a�y' -- _ _ __
- �_: _�,,_ --
-------__._-_�_ ��_-~-_---,
°-----------
,_�` �� ----�._,._
;_ � -
....
� � � ,•.- , r: _ �----
� .. ►,� � ��; � _o � -,. � �
�,. -� �J �r}'� -,•� � � �
,�;-, �,
'' �. t =:= � - � i
1 _, _-�" �a, . � ' °'1 i � �;`. � �__
' -�, J �� �_
� ' i — - =� � 'C"`•"Y•� � '�''..+�r
� ��
'� • � � '�.,°�. „ o, ,� —
-_� " --�- .�_-• � „t, ,�-' �
'� ,---,_�_ ws. _ - -- ,j ' �~-
�r1• I � •II�• • t. i�+F- 1 I �
, � ��• a � ` •�/— �
� •
, �� ,t �
i �
i �MCr,•. ;
1 � -��, `` �I
,
� �
1 � :f
9 of 22
Access & Circulation
Two access points are provided. Primary access with a formal entry is located along the
northerly boundary of the site at the intersection of Street E and Jordan Ranch Drive, near its
intersection with Fallon Road. Secondary access is from Street A which intersects with Central
Parkway along the southerly boundary. Turning movements at this location near the
intersection of Central Parkway and Fallon Road are limited to right turn in and out due to
installation of a median in Central Parkway. Internal circulation is provided by a loop road
(Streets A, B, C, and D) with garage access to the center blocks provided by 2-way drives
(alleys) connecting through the loop or peripheral (single-entry) motorcourts.
Architecture
Two architectural styles would be available for the buildings designed for the duet units and the
detached corner structures. The architectural styles proposed are: (A) Farmhouse and (G)
Rural Contemporary (Please refer to Attachment 2, Exhibit A for descriptions). Both styles are
available for each of the three floor plans. The same architectural style would be applicable for
each pair within building. In each of these architectural styles, the second level decks serve as
cover to each front porch/entry. The floor plans including corner configurations available for
each of the two styles.
Color and materials are shown on Attachment 3, Sheets A1-02 through A1-04.
Floor Plans—
Three floor plans are available for the 45 units. Plans 1 and 2 are three stories. Both the
attached and detached variations of Plan 3 are two stories and are situated on corners with
visibility from either Central Parkway or Fallon Road. Each floor plan has 4 bedrooms. All plans
have an attached 2-car garage, covered entry, and one bedroom with full bathroom on the
ground floor. Each unit has at least one bathroom or powder room on each of its floors. All
kitchens have an island, and except for some Universal Design Ordinance configurations, all
laundry rooms have a wash basin. Plans 1 and 2 have an outdoor deck on the second floor as
an extension of the living area which faces the paseo or landscaped setback. All master
bedrooms are located on the top level at the front of each unit; all master bedrooms are
equipped with a walk-in closet and full en suite bathroom with dual basins, dedicated shower
and tub, and separate water closet. In addition to the common features described above, the
floor plans are uniquely described as follows:
Plan 1 — Plan 1 is the smallest at 2,020 square feet but offers 4 bathrooms. The ground floor
has a laundry room, storage cabinet, and one bedroom with full en suite bathroom. Living room,
kitchen, and dining areas are located on the second floor along with another bedroom and full
bathroom. The Master bedroom/bathroom and another bedroom with en suite bathroom are
located on the third floor.
Plan 2 — A slightly larger Plan 2 includes 4 bedrooms and 3'/2 bathrooms. A laundry room and
bedroom with full en suite bathroom are located on the ground floor. The second floor provides
tiving, dining, and kitchen areas with a powder room. The Master bedroom, finro additional
bedrooms, and a full bathroom are located on the third floor. A corner configuration also is
available with essentially the same layout, but with a slightly larger garage. On its exterior, Plan
2 features a false 3-story chimney which is used to define the front courtyard on both elevation
styles and on both comer and interior plans.
10 of 22
Plan 3 – Plan 3 is the largest at 2,196 square feet in a 2-story building. Five homes are
configured as a detached unit situated on corners with the most visibility from the nearby arterial
roads. The floor plans for both the attached and detached versions of Plan 3 basically are
same. Living, dining, and kitchen are located on the ground floor along with a full bathroom and
bedroom with walk-in closet. The Master bedroom/bathroom, 2 bedrooms, laundry room, loft,
and a full bathroom with dual basins are located on the second floor.
TABLE 3: Floor Plans – Parcel H (detached and duets
Plan Square Feet Bedrooms Bathrooms Parking Elevations Stories
1 2,020 sf 4 4 2 A & G 3
2 2,035 sf 4 3%2 2 A & G 3
2 corner same features as Plan 2 with sli htl lar er ara e A & G 3
3 attached 2,196 sf 4 + loft 3 2 A & G 2
3 detached same size and features as Plan 3 attached A & G 2
Elevation styles: Both elevation styles are available for reach of the three floor plans.
(A) Farmhouse and (G) Rural Contemporary
Parkinq
The proposed parking for Parcel H is described below and is the consistent with the City's
standard parking requirements. The proposed location of parking is shown on Attachment 3,
Sheet 4.
a) 90 covered spaces — 2 spaces per unit within an attached enclosed garage (same as City
standard)
b) 45 guest spaces (same as City standard) provided as:
- 23 spaces curbside along internal streets (Street A, C and D) (on-site)
- 22 perpendicular spaces in designated locations within the neighborhood
Landscape/Streetscape Plan
Landscape plans for Parcel H focus on three areas:
• Area A - northeast corner of Fallon Road/Central Parkway
• Area B – Secondary entrance at Central Parkway and Street A
• Area C – Setback area east of the primary entrance at Jordan Ranch Drive across from
Neighborhood 1
The primary entrance is marked by embellished landscape to enhance the entrance leading to
the loop circulation system. Attention has been paid to the pedestrian circulation including
sidewalks along the streets, motorcourt treatment, and paseos between groups of buildings.
Several common areas with accent plants and seating will be provided adjacent to the Open
Space area to the east and serve as trail connections. Streetscape sections include landscaped
slopes within front setback areas and along streets, motorcourts, drives, alleys, and individual
and shared driveways. Some landscaping frontage along Fallon Road already has been
installed. Landscape layout and details for Parcel H are shown In Attachment 3, Sheets L-19
and L-27.
Walls and Fences - The Landscape Plans identify on Sheet L-3 the type, style, and placement
of walls and fences that will be used within Neighborhood 7. This project proposes 2 different
types of fencing in addition to retaining wall systems. The fence types include: 6-foot solid
11 of 22
wooden good neic�hbor fence; 6-foot and 4.5-foot wooden lattice top fence; 3.5-foot ornamental
metal guard rail.
Retaining Wall - l-here is a considerable slope along the Neighborhood 7's eastern boundary
where it adjoins tihe Croak property. It was intended that the Croak property and this site be
graded together riowever, entitlements on the Croak parcel have lagged. Panorama Drive is
constructed and homes are currently being constructed along it and the Croaks would not give
the Applicant permission to grade onto their property. Panorama Drive will be extended onto the
Croak property at some time in the future. The grade for this road dictates that grading will be
required to make a logical transition. This grading will also affect the landform adjacent to the
proposed residences. In the Interim, a series of retaining walls, heavily landscaped and
accented with a p��destrian trail will be utilized along the eastern boundary (Sheet L-9). Internal
paseos will termiriate at this trail therefore linking the various paseos together with the trail
system.
Neighborhood 7
Site Lavout/Plottin�g
This site is proposed to be developed with 105 detached, alley-loaded units. Lots 1 through 56
are arranged in 14 rows of 4 units placed perpendicular to the easterly and southerly
boundaries. Each of these homes faces onto a paseo or small private park. Lots 57 through
105 are plotted in a radial pattern conforming to the Panorama Drive boundary. These homes
face onto neighbc►rhood streets or a private park. All homes take vehicular access from a
motorcourt (single entrance) or driveway (two-way access). The units in Neighborhood 7 also
are plotted to takE: advantage of reciprocal easements and fence position between the lots to
create lot areas with dimensions suitable for air conditioning equipment. Ample storage for trash
and recycling as well as additional items is included in the garages.
Based the proposE;d Development Regulations, the minimum lot size is 1856 square feet with a
maximum lot coverage of 60%. Minimum usable private yard area is a 50 square foot private
deck. Residential ciensity for Neighborhood 7 would be 11.41 units per acre consistent with the
MDR land use designation and proposed PD zoning.
The Applicant has provided a plotting or "fit" list (Sheets 10 and 11 of the Applicant's separately
bound civil submittal package (Attachment 3). With the exception of 7 corner lots, all plans fit on
all lots. This flexik�ility allows for enhanced sales and marketing while maintaining sufficient
diversity along the street scene for both neighborhoods.
12 of 22
_Ll l_ i� _:� 1_,y.�.._ ' ' ;' /t� ''�,pf/
'i---+�. ' ,- ..
�,t��� � �' ``1 ..
_ _ -�-_-� ��� �,d','� ;,^�,�.
���. �,�.'F:� �.,a'�''sj '� s ��;�'i��'''@�.°�- � ' ��, �
��-� ,� ri ,�; �; ., ' :..�.A f �,;�:
��� � -� � � �.��r,r , �-•� ,�
.� »; �a '� �,
�,, �a .�$r.�;�, I�e,f�y�'�,�L��`°�� �;�r: r ,�y
.� �
;i� a� ;s, r.;, � ; l � �p,n r av ,.� ,. �) ��O �' �,
� � 7 • � ''�•--�i`__i �i�`''��j^� �� d. �
1� •"`�,��,�, �✓�� �
{i: �!d:i¢i�'� �; Ji�...� �.rl. '°°v���� ti,� � �,.�
�,� ,p ,„ � �. ,�;iA� ' .4�' � �d. �t'� �
t_f �$1 1��8 �'�.�;R',/''�,:��.'���,A
» M �i ! L:�,� � er�«��
s,� �;�,�¢,�;�0 i ! � ��.-�_ �� ;,; , �`,� [,a tl'�;rL� ,
_ 'M w 1� N V� t:� • �Yt' h�+, °•,•�M��,/'�. ��C�.'�
I'S �s�i: �� '14'� R� �.M G;�
!�_j�; +u � �, +�-'` '"'�^'=1
�
___c�" �'8,n2�.�Q.� r' '"''- �i � .M�♦i �t Mi� t ,~��;
a._ n a w s ' ���t ;���a ';w���'��w��i
� �
� ; r+Ma�.�► ��`;'�'a,;';'�s'.�, � e,;a��'!�`'�
m�A��� �ti'�" n'!, ` ^' ' !�M'�`"� i M C�' S�
s� � a ��+ �----y'�� �i�;� w�a= ��'� *
� a
� y ,�,
, ;, -__ - —
_._
T'i� . . . .�'.r . . . .. `
r._��
_.._ eel. !:'�d^_ C�A. :'J,'� l�M� (!'iLA ���d L'%�1� �
-- c:�.� r:;;,�► � c�:�e. :o*a �°:���: �;�a.a a�e, uw�
��y'.! CvG;Q. � ,��t, �k.�Gi�Q ,"�'�NS:�U.�a. �!i ��.
�i, '+a. �: � � A. :'D .R: C:'�?. �C�i �A, U '�. L; _�a.
\
.3� .,s.,m.�z�� z�a.= „M116Lp ww......=��.n �---�,�d
Access & Circulation
Both vehicular access points to Neighborhood 7 are from Panorama Drive along the westerly
and northerly boundary. Street J intersects in an east-west direction north of Central Parkway.
Street K runs in a north-south direction and intersects at the terminus of Panorama Drive where
it connects to Table Mountain Road in Neighborhood 2 to the north. Street J and K are
connected by Street L which parallels the arc of Panorama Drive internally within Neighborhood
7. Drives D and E are located behind the lots facing Street L providing alley access to Lots 57
through 105 (49 Lots). Seven motorcourts (Drives F, G, H, I, J, K, and L) provide garage access
to 56 lots (Lots 57 through 105). Parcel E is provided to provide pedestrian access from
Neighborhood 5 to the south allowing Neighborhood 5 residents access to the proposed open
space (Parcel A) in this project.
Architecture
Four architectural styles would be available for this Neighborhood: (A) Farmhouse, (B) Cottage,
(C) Shingle and (G) Rural Contemporary. These styles also are used in Neighborhood 5
adjacent and south of Neighborhood 7 (Please refer to Attachment 2, Exhibit A for a description
of these styles).
Color and materials are shown on Sheets A1-02 through A1-04.
Floor Plans—
Three floor plans are available for the 105 homes. The range in size of the 3-story detached
townhomes is limited between the smallest (Plan 1) and the largest (Plan 3). All three plans
have a covered entry on the ground floor along with the attached 2-car garage and dedicated
storage space. Plan 1 has a ground floor laundry room, and Plans 2 and 3 have one bedroom
with full en suite bathroom at ground level. Kitchens in Plans 1 and 3 have an island, and all
plans have an outdoor deck on the second floor as an extension of the living area which faces
the paseo or landscaped setback. All three plans have a third floor Master suite located at the
13 of 22
front of each unit; each Master suite has a shower, walk-in closet, dual basins, and separate
water closet. Feai:ures specific to each floor plan are described as follows:
Plan 1 —This Plan is the smallest at 1,959 square feet. In addition to the ground floor described
above, the Univer:�al Design Ordinance (UDO) version of Plan 1 provides for a powder room on
the ground floor. 'rhe second floor is exclusively living, kitchen, and dining areas with a powder
room. All three k>edrooms are located on the third floor with the Master suite as described
above and a secondary full bathroom. A corner configuration also is available with essentially
the same layout, but with a slightly larger floor plate that extends through all three levels.
P/an 2 — Plan 2 is a 4-bedroom, 2,025 square foot unit having one downstairs bedroom with an
adjacent full bathroom. The second floor area includes the living room, dining area, kitchen,
laundry room, ancl powder room with separate water closet. Three bedrooms, including the
Master suite as described, above are located on the third floor. As a privacy option, the Master
suite door may be relocated closer or further from the landing area. A corner configuration with
essentially the same layout as the interior unit is available; however, additional area is occupied
by furred walls ancl provides very little extra usable area other than extra floor or cabinet space.
Plan 3 — The area of Plan 3 is 2,095 square feet and is not significantly larger than Plan 1, the
smallest. Like Pl�in 2, a bedroom with full en suite bath is located on the ground floor. The
second floor includles the living room, dining area, kitchen, laundry room, and powder room with
separate water closet. The Master suite along with two bedrooms, a secondary full bathroom,
and landing area a�re located on the third floor. As with Plan 1, the corner configuration of Plan
3 would have the same layout as an interior unit, but with a slightly larger floor plate that extends
through all three levels.
TABLE ��: Floor Plans — Neighborhood 7
3-sto detached " ull-a art" townhomes
Plan Square Feet ; Be�drQOms Bathro�ms Parking Elevations Stories
1 1,959 sf 3 2%2 + %2 2 B, C & G 3
1 corner• 2,011 sf 3 2%2 + '/2 2 B, C & G 3
2 2,025 sf 4 3'h 2 A, B & G 3
2 corner 2,040 sf 4 3%z 2 A, B & G 3
3 2,095 sf 4 3%2 2 A, B & C 3
3 corner 2,164 sf 4 3%z 2 A, B & C 3
Total
Elevation styles: (A) Farmhouse, (B)Cottage, (C)Shingle, and (D) Rural Contemporary.
All floor plans offE:r a Universal Design Ordinance option (UDO - handicapped accessible).
Floor plan details and plotting of potential UDO units are shown on the following Sheets:
• For Parce/ l-1, UDO plans are shown on Sheets A13-06, A13-10, and A13-15 for Plans 1,
2, and 3, respectively with plotting shown on Sheet 7 of the Planned Development.
• For Neighborhood 7, UDO_plans_are shown on Sheets A10-07, A10-20, and A10-33 for
Plans 1, 2, and 3, respectively, with plotting shown on Sheet 15 of the Planned Development.
Parkinq
14 of 22
The proposed parking for Neighborhood 7 is described below and the guest parking exceeds
the City's standard parking requirement of 1 space per unit. The proposed location of parking is
shown on Attachment 3, Sheet 12.
a) 210 covered spaces — 2 spaces per unit within an attached enclosed garage (same as City
standard)
b) 107 guest spaces (exceeding City standard) provided as:
- 77spaces curbside along internal streets (Street J, K and L) (on-site
- 30 spaces curbside along Panorama Drive
Landscape/Streetscape Plan
Details have been provided for street frontage. Sheet L-1 shows the common areas in
Neighborhood 7 that have been given special attention for landscape and hardscape design.
These areas include:
• Parcel A - Park provided with lawn, walkways, shelter over group table and BBQ, tot lot,
seating, lending library, large canopy trees, orchard, game tables, small flowering trees, and
ground cover. This area will be owned and maintained by the Homeowner's Association
(Sheets L-10 & L-11.
• Parcel B & C – Pedestrian corridor area (Sheet L-10 thru I-12) between ParK AND
Panorama Drive.
• Parcel D – This is a trail with maintenance access along the boundary between
Neighborhood 7 of Jordan Ranch and the undeveloped Croak property to the east. (Sheet L-
9)
• Park between Neighborhood 7 and Neighborhood 5 to the south - Transition slope provided
with lawn, walkways, steps, screen trees, bench overlook with view, meditation garden with
retaining wall, and demonstration garden. (Sheet L-10 and L-11)
• Individual Paseos – Sheets L-7 and L-8
Paseos are provided with paved walkways, groves of trees, shade and canopy trees, specimen
trees, rose gardens, native plants, benches and seating, raised planters, potted plants, and vine
arbors. The Pedestrian corridors have walkways, plantings, and seating.
A Resolution recommending that the City Council adopt a Resolution approving the Site
Development Review is included as Attachment 4 and would be part of an action also approving
the subdivision maps.
Affordable Housing/lnclusionary Zoning – Jordan Ranch
The proposed project will create an additional affordable housing requirement of 15 units. The
developer proposed to satisfy its obligation under the Inclusionary Zoning Regulations through
the use of affordable unit credits. It will purchase these credits from either the City or Eden
Housing that were create by the Veterans Project under development in Downtown Dublin. The
purchase will either provide an additional funding stream for the Veterans Housing project or
result in the City receiving additional affordable housing funds for use in other projects.
Vesting Tentative Tract Maps 8267 8� 8269 – Jordan Ranch
As stated above, the application for Jordan Ranch includes Vesting Tentative Map 8267 for
Parcel H and Vesting Tentative Map 8269 for Neighborhood 7. Specifics for the two subdivision
maps are shown in Table 5 as follows:
15of22
TABLE 5: Vesting Tentative Maps 8267 and 8269
Parcel Acres Use Description
4.6 Vestin Tentative Map 8267
Lots 1-45 Medium Density Residential 45 units
Duets Attached and Detached two and three stories
streets public right-of-way Streets A, B, C, D, E and
arkin
paseos common area edestrian access
setbacks common area setbacks
9.2 Vestin Tentative Map 8269
Medium Density Residential 56 units
Lots 1-56 Detached (Pull-Apart) three stories
Alle -loaded Townhouses
Medium Density Residential 49 units
Lots—57-105 Detached (Pull-Apart) three stories
Alle -loaded Townhouses
A Park Park
B edestrian Corridor between Park and Street L
C pedestrian Corridor between Street L
and Panorama Drive
� pedestrian Corridor along maintenance road and
easterl boundar
streets ublic ri ht-of-wa Streets J,K& L
alle s/drivewa s rivate motorcourts Drives F, G, H, I, J, K, and L
All perimeter stree�ts and right-of-way will be dedicated, and perimeter streets will be improved,
including perimeter and internal sidewalks and landscaping.
A Planning Commission Resolution recommending City Council approval the Site Development
Review Permit and Vesting Tentative Maps 8267 and 8269 is provided as Attachment 4 with the
City Council Resoliation included as Exhibit A.
Development Agr�eement Amendment—Jordan Ranch
The City and the c�eveloper of Jordan Ranch have negotiated an amendment to the existing
Jordan Ranch Dev��lopment Agreement (Attachment 5, Exhibit A). The amendment will vest the
developer's right to construct the project proposed in the current approvals. It has no impact on
the developer's e:cisting entitlements. In exchange, the DA amendment will provide two
community benefit�;. First, the developer will construct the neighborhood park currently designed
and ready for construction, up to a value of $1.6 million, without receiving any credit under the
City's Public Facilities Fee program. A recent estimate for the park improvements is $1.95
million. The differE:nce will be provided in a credit to the developer to be used against units in
the project. The community will receive a benefit in the form of accelerated delivery of parks
that would otherwi:�e await the City's collection of adequate Public Facilities Fee revenue to
build parks. In adciition, the developer's purchase of affordable unit credits from the Veterans
project will either o�ffset the City's Affordable Housing Fund contribution to the Veterans project
or make additional ��ffordable housing funds available to the City.
The primary intent of a development agreement is to vest the land use approvals and provide
certainty to the City and the developer. The Planning Commission's role is to review the
development agree�ment, as it relates to land use, and make a recommendation to the City
Council. The negotiated deal points of the agreement are outside the purview of the Planning
Commission.
16 of 22
CONSISTENCY WITH GENERAL PLAN/EDSP & ZONING ORDINANCE:
The proposed amendment to the General Plan/EDSP and Planned Development Rezoning
reflect land uses that are compatible with open space preservation and neighborhood character
within the area. The proposed project will contribute to housing opportunities and diversity of
product type as a complement to the surrounding neighborhoods. The proposed Planned
Development rezoning would be consistent with the existing land use designations and
requested land use amendments. The proposed development sites in Jordan Ranch are
already designated for urban level residential development and services. No open space
designation would be converted to a residential designation. The proposed school site land use
amendment takes advantage of its proximity to a park designation to allow for joint school/public
recreational uses on the park designated land. The resulting joint school/park use is an efficient
way to provide needed school and public park opportunities. The proposed Subarea 3 and
Wallis land use amendments provide additional park land to offset a potential future deficit.
Both are ideal sites for a public park designation as the Wallis site is adjacent to an existing park
designation, and the Subarea 3 site provides the potential for a centrally located park that rises
above the flatter Dublin plain for a unique hiking and viewing experience. As such, the Jordan,
Subarea 3 and Wallis land use amendments and the proposed development are complementary
and further the General Plan housing, recreation and resource protection goals.
Staff reviewed Project consistency with the recently updated Housing Element since the
proposed land use and zoning amendments and development for Parcel H in Jordan Ranch
would reduce the development potential from 115 dwelling units to 45 units. Parcel H is not
listed on the inventory of available sites for affordable housing; therefore, the reduced residential
density would not be inconsistent with the Housing Element and would not trigger state law
restrictions regarding no-net-loss of affordable housing sites.
The proposed project has been reviewed for conformance with the Community Design and
Sustainability Element of the General Plan. The proposed development on Jordan Ranch has
been designed to be compatible with adjacent and surrounding development via architectural
elevations, site planning, and design details and integration with the Eastern Dublin Specific
Plan area over all. The Applicant intends to exceed the City of Dublin Green Building Ordinance
and will exceed the 50 point threshold in the City's program. In general, the proposed project
furthers the goals of the Community Design and Sustainability Element of the General Plan by
providing a high quality of life and preserving resources and opportunities for future generations.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Ramon Services District reviewed the project to ensure that the Project is
established in compliance with all local Ordinances and Regulations. Conditions of Approval
from these departments and agencies are included in the Resolution approving Site
Development Review and Tentative Map Subdivisions (Attachment 4).
ENVIRONMENTAL REVIEW:
All of the subareas have been subject to prior CEQA review in connection with prior project
approvals. The prior CEQA reviews included the Eastern Dublin EIR and three supplemental
EIRs, among others. Therefore, the City prepared an Initial Study in accordance with CEQA
Section 21166 and related CEQA Guidelines sections 15162/15163 to determine whether
additional environmental review is required for the proposed general plan and Stage 1 PD
rezoning approvals. Based on the Initial Study, the City determined that a Mitigated Negative
17 of 22
Declaration (MND) should be prepared, mostly to examine the potential for potential significant
effects related to future development of a schoo� on one of the Jordan Ranch sites. The MND is
attached as Exhibit A to Attachment 6 of this staff report.
The City received several public and agency comments on the MND during the public review
period (as well a:; some late comments). Although not required by CEQA, the City prepared
responses to the ��ublic comments raising environmental issues, given the public interest in the
project. The public comments and responses are attached as Exhibit B to Attachment 6 of this
staff report.
Subsequent to n�lease of the MND, the Jordan Ranch applicants submitted additional
applications requesting development project approvals for iwo sites: Parcel H and
Neighborhood 7. Staff carefully reviewed the additional applications to determine if they
required the MND to be recirculated for public review under CEQA Guidelines section 15073.5.
Staff determined tl�at the MND did not need to be recirculated for public review because one of
the sites, Parcel H, had been analyzed in 2012 for potential mixed use development of up to 105
dwellings and 5,0��0 square feet of retail commercial. The current project proposes potential
Medium Density R:esidential development at 45 rather than 105 dwellings and without the retail
commercial uses. These potential uses and densities were analyzed in the MND prepared for
the project. The additional applications identified project lotting patterns, internal circulation,
architecture and landscaping. These additional features do not affect previously identified
significant impacts, mitigation measures, or the findings of the MND. The other site,
Neighborhood 7, t-iad also been analyzed in 2012 for potential residential development of up to
100 units under a dual residential/school land use designation allowing future development of
either school or r�:sidential uses. The additional application now proposes 105 units. Staff
determined that the additional 5 lots in Neighborhood 7 would not add a new significant impact
to those identified in prior CEQA reviews. As noted in the MND, future development on Jordan
Ranch has been analyzed in three EIRs (Eastern Dublin EIR, EDPO SEIR, Fallon Village SEIR)
and two recent CEQA addenda in 2010 and 2012. To document this review and determinations,
staff prepared an appendix to the MND which is attached as Exhibit C of Attachment 6. As
documented in thE: MND and appendix for the currently proposed approvals, other than the
impacts identified in the MND, there are no new or more severe significant impacts that
identified in the prior environmental reviews. Further, all previously adopted mitigation
measures continuE; to apply to the development sites unless otherwise specified in the MND.
The prior environrriental reviews are identified in the MND and are available for review at City
Hall during normal business hours.
A Resolution recornmending that the City Council adopt the Mitigated Negative Declaration is
included as Attacf�ment 6 with the public MND, comments and responses, and appendix as
described above, ;attached and included as Exhibits A, B, and C, respectively. CEQA also
requires that apprc�val of an MND also approve a Mitigation Monitoring and Reporting Program
(MMRP) in accord<�nce with CEQA Guidelines section 15097. The required MMRP is attached
to the City Council draft resolution as Exhibit D.
PUBLIC NOTICIN(�:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of i:he proposed project sites to advertise the project and the upcoming public
hearing. A public r�otice also was published in the Valley Times and posted at several locations
throughout the City. A copy of this Staff Report has been provided to the Applicant.
18 of 22
ATTACHMENTS: 1. Resolution recommending that the City Council adopt a
Resolution approving General Plan/EDSP Amendments for
portions of Dublin Ranch Subarea 3 (Irongate), Wallis Ranch
and Jordan Ranch; with draft City Council Resolution attached
as Exhibit A.
2. Resolution recommending that the City Council adopt an
Ordinance approving a Planned Development Rezoning with
related Stage 1 Development Plan for portions of Jordan
Ranch, Dublin Ranch Subarea 3 (PLPA 2013-00033) and
Wallis Ranch (PLPA 2013-00035), and approving a related
Stage 2 Development Plan Amendment for portions of Jordan
Ranch, (09-011 and PLPA 2010-00068) with the Ordinance
attached as Exhibit A.
3. Applicant's submittal package dated September 14, 2015
4. Resolution recommending that the City Council adopt a
Resolution approving a Site Development Review Permit and
Vesting Tentative maps 8267 (Parcel H) and 8269
(Neighborhood 7) for the Jordan Ranch II project with the City
Council Resolution included as Exhibit A
5. Resolution recommending that the City Council adopt an
Ordinance approving a Development Agreement Amendment
between the City of Dublin and BJ-ROF Jordan Ranch LLC
(Mission Valley Properties) for the Jordan Ranch II Project
with draft Ordinance included as Exhibit A
6. Resolution recommending that the City Council adopt a
Resolution adopting a Mitigated Negative Declaration for the
Jordan Ranch/Subarea 3/Wallis Ranch Project, with Exhibits A
through D as described above.
19of22
GENERAL INFOFtMATION:
PROPERTY OW�IER/APPLICANT: Dublin Ranch Subarea 3
Lennar Homes
6111 Bollinger Canyon Road, Suite 550
San Ramon, CA 94583
Attn: Michael Snoberger/Gordon Jones
Wallis Ranch
Trumark Homes
4185 Blackhawk Circle Road
Danville, CA 94506
Attn: Christopher Davenport
Jordan Ranch
Mission Valley Properties
5000 Hopyard Road, Suite 170
Pleasanton, CA 94588
Attn: Kevin Fryer
City of Dublin
100 Civic Plaza
Dublin, CA 94568
LOCATION: Dublin Ranch Subarea 3 is bounded by Central
Parkway on the north, Dublin Boulevard on the south,
Fallon Road on the east, and Lockhart Street on the
west. The 10.4-acre land use amendment site bisects
the project area in a band generally running from the
northwest to the southeast between Central Parkway
and Dublin Boulevard. Vesting Tentative Map 8187
APN 985-0027-012
Wallis Ranch generally is located near the northerly
City limits west of Tassajara Road and east of the
Parks Reserve Forces Training Area (PRTFA) and
EBRPD regional trail. The 1.9-acre land use
amendment site is located at the southerly boundary of
the Wallis property north of Dublin Ranch Road.
Vesting Tentative Map 7515
APN 986-0045-009
Jordan Ranch is located east of Fallon Road near the
southeasterly City limits with Parcel H and Neighborhood
7, both north of Central Parkway, and the School Site
along the south side of Central Parkway.
4233 Fallon Road
Vesting Tentative Map 8267 and 8269
Parcel H -APN 985-0098-006
Neighborhood 7 -APN 985-0108-001, and
School Site —APN 985-0098-002
20 of 22
GENERAL PLAN: Dublin Ranch Subarea 3
Existinq— Rural Residential/Agriculture (RR/A)
Proposed— Parks/Public Recreation (P/PR)
Wallis Ranch
Existin — Semi-Public (SP)
Proposed— Parks/Public Recreation (P/PR)
Jordan Ranch
Existin — Mixed Use (MU), Parks/Public Recreation
(P/PR) and Medium Density Residential Underlay
(MDR)
Proposed— Medium Density Residential (MDR) and
Public/Semi-Public
ZONING: Dublin Ranch Subarea 3
Existinq— PD-Rural Residential/Agriculture (RR/A)
(PLPA 2013-00033) Ord 09-14
Proposed— PD-Parks/Public Recreation (P/PR)
Wallis Ranch
Existinq— PD-Semi-Public (SP) Ord 02-07
Proposed— PD-Parks/Public Recreation (P/PR)
Jordan Ranch
Existin — PD-Mixed Use (MU), and PD-Medium
Density Residential Underlay (MDR) Ord 13-10
Proposed— PD-Medium Density Residential (MDR)
and PD-Public/Semi-Public
SURROUNDING USES:
Dublin Ranch Subarea 3
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
Parks/Public Recreation Fallon Community
North PD Medium Density Residential Sports Park + Future
Residential
South C-O Medium Density Residential Vacant— Future Commercial
General Commercial and Residential
East pp Open Space Vacant
Public/Semi-Public station for DSRSD
West PD Medium High Density Residential The Groves apartments
21 of 22
Wallis Ranch
LOCATION ZC)NING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY
North pp Park/Public Recreation Vacant
within Wallis Ranch
South P�1DR Stream Corridor, Regional Park, Natural drainage, agriculture,
and Medium Densit Residential [industrial], open space/recreation
East MDR & Medium Density Residential and private school, industrial uses,
NIHDR Open Space and outdoor stora e
Public Lands Camp Parks Reserve Training
West OS and Open Space Facility (PRTF), EBRPD
regional trail, and vacant
Jordan Ranch
LOCATION ZCiNING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
Residential: Single-family residential within
Low Density/Single-Family and Jordan Ranch in various
North PD Medium High Density Residential stages of completion or vacant
north of proposed School site Medium High Density
north of Central Parkwa Residential site
South PD �pen Space and Vacant
Medium Densit Residential
Rural Residential/Agriculture,
East PD Medium Density Residential, Vacant
Park/Public Recreation,
and O en S ace
PD Park/Public Recreation,
West Open Space, and Fallon Sports Park, Open
P[�-CP Medium Density Residential Space, and [vacant]
22 of 22