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HomeMy WebLinkAbout05-08-2012 - Agenda PacketPlanning Commission Regular Meeting City of Dublin May 8, 2012 City Council Chambers 7:00 P.M. 100 Civic Plaza 1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS – April 24, 2012 5. ORAL COMMUNICATION - At this time, members of the audience are permitted to address the Planning Commission on any item(s) of interest to the public; however, no ACTION or DISCUSSION shall take place on any item, which is NOT on the Planning Commission Agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Furthermore, a member of the Planning Commission may direct Staff to place a matter of business on a future agenda. Any person may arrange with the Planning Manager (no later than 11:00 a.m., on the Tuesday preceding a regular meeting) to have an item of concern placed on the agenda for the next regular meeting. 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA 2010-00068 - Jordan Ranch 2 General Plan and Eastern Dublin Specific Plan Amendments and Planned Development Rezone with amended Stage 1 and Stage 2 Development Plans, Site Development Review (SDR), Revised Vesting Tentative Tract 8024 and a CEQA Addendum. 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability-related modification or accommodation, please contact the City Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Department. (OVER FOR PROCEDURE SUMMARY) G~~~ OF DUB~~ UI ~ ~1~ 1~~~~i~ C~ r ~`~IFOR~~ STAFF REPORT PLANNING COMMISSION DATE: May 8, 2012 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA 2010-00068 Jordan Ranch 2, General Plan and Eastern Dublin Specific Plan Amendments and Planned Development Rezone with amended Stage 1 and Stage 2 Development Plans, Site Development Review, Vesting Tentative Tract Map 8024, and CEQA Addendum Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: General Plan and Eastern Dublin Specific Plan land use amendments accompanied by consistent Planned Development Zoning for: Subarea 1 - a 10.7-acre Public/Semi-Public school site proposed for an underlay land use designation of Medium Density Residential (MDR); Subarea 2 - 7.8 acres north of Central Parkway, including approximately 5.3 acres of Medium-High Density Residential (MHDR) and a 2.0- acre Semi-Public site proposed for MDR, with an underlay land use designation of Public/Semi-Public; Subarea 3 - 3.9 acres south of Central Parkway of Mixed Use to MHDR; and Subarea 4 - 4.6 acres of a 52.7-acre Open Space at the northeast corner of Fallon Road and Central Parkway to Mixed Use including non-residential use at .35 FAR and/or as many as 115 units. The Project application also includes a Vesting Tentative subdivision map and related Site Development Review approvals applicable to Subareas 2 and 3. The proposed land use amendments and rezoning would result in up to 964 units across all of Jordan Ranch. 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; 5) Adopt the following Resolutions: a) Resolution recommending that the City Council adopt a CEQA Addendum to the Eastern Dublin Environmental Impact Report, the Supplemental Environmental Impact Report for the Eastern Dublin Property Owners, and the Supplemental Environmental Impact Report for Fallon Village for the Jordan Ranch 2 project specific to four subareas; b) Resolution recommending that the City Council adopt a Resolution amending the General Plan and Eastern Dublin Specific Plan to change the land use designations for the project known as Jordan Ranch 2 specific to four subareas; c) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development rezone with related Stage 1 and Stage 2 Development Plan Amendments for the project known as Jordan Ranch 2 specific to four subareas; and d) Resolution approving a Site Development Review Permit and Vesting Tentative Tract Map 8024 for the project known as Jordan Ranch 2 specific to Subareas 2 and 3. {^~, - Submitted B y~~ ReVi d By Mike Porto, Consulting Planner Planning Manager COPIES TO: Applicant File ITEM NO.: ' Page 1 of 18 G:IPA#120101PLPA-2010-00068 Jordan Ranch Phase 2 GPA InitiationlPC Mtg 05.08.121PCSR 5.8.12 Jordan Ph2.doc DESCRIPTION: Background Jordan Ranch is approximately 189.4 acres of gently rolling hills, and grasslands historically used for cattle grazing within Fallon Village. Generally, it is located south of Positano Parkway, east of Fallon Road, west of the Croak properties that extend to the City limits, and north of the currently-vacant Chen property. The general vicinity of Jordan Ranch is shown as follows: LIVERMORE PLEASANTON On December 13, 2005, the City Council adopted General Plan and the Eastern Dublin Specific Plan Amendments, and Stage 1 Planned Development (PD) Zoning (PA 04-040) for the Fallon Village area. The Fallon Village project area encompasses 1,134 acres including Jordan Ranch. The PD rezoning established the maximum number of residential units at 3,108 units for the Fallon Village area over all with a maximum of 1,064 residential units for Jordan Ranch and up to 83,635 square feet of non-residential (commercial) use. The amended land use plan and Supplemental Environmental Impact Report (SEIR) also addressed the requirements of the Resource Management Plan (RMP) and Airport Protection Area (APA) adopted after the 2002 annexation. In 2010, the Planning Commission and City Council reviewed and approved PA 09-011 for Jordan Ranch which included: • A Planned Development Rezone with a Stage 2 Development Plan to establish the mix of unit types, development regulations, and allow a maximum of 781 units. • Site Development Review for six neighborhoods in Jordan Ranch • Master Vesting Tentative Tract Map 8024 to establish the overall subdivision pattern, and • Development Agreement which, among other things, allowed the developer to make a Community Benefit Payment to convert the Semi-Public site to residential uses and to satisfy the Inclusionary Housing obligation. Payments have been made to date according to the schedule in the Development Agreement. A portion of those funds were used to relocate the YMCA to Dublin with the remaining funds left in reserve to facilitate future Semi-Public endeavors by the City. 2of18 Figure 1 -Vicinity Map The Planning Commission approved a Site Development Review on December 13, 2011 for 166 Single-Family detached units for Brookfield Homes. These units are located north of the Open Space corridor and are currently under construction. Current Proposal The current proposal includes land use changes and reconfiguration to four areas with consistent Planned Development rezoning described in the following paragraphs. The application also includes Site Development Reviews, as well as Vesting Tentative Tract Map 8024 for Subareas 2 and 3 as further described below. SUBAREA 1: The existing General Plan and Eastern Dublin Specific Plan Land Use Designation for the Elementary School Site is Public/Semi Public. The Applicant is proposing to place an underlying Land Use Designation of Medium Density Residential (6.1 - 14.0 du/ac) on the proposed 10.7 acre site. SUBAREA 2: This 8-acre area has current General Plan and Eastern Dublin Specific Plan Land Use Designations of Semi-Public and Medium-High Density Residential (14.1 - 25 du/acre). The Applicant is proposing to change the overall Land Use to Medium Density Residential (6.1 0 14.0 du/ac) with an underlay of Public/Semi-Public for potential expansion of the adjacent elementary school site. SUBAREA 3: The General Plan and Eastern Dublin Specific Plan Land Use in Subarea 3 is currently designated as Mixed Use. The Applicant is proposing to change the Land Use Designation to Medium-High Density Residential (14.1 - 25 du/ac). The proposal would eliminate the live/work, commercial and loft components of the previous approval but the town house project would remain and be slightly reconfigured. The Neighborhood Square designation will remain unchanged. 3of18 Figure 2 -Subarea Map SUBAREA 4: Subarea 4 currently has a General Plan and Eastern Dublin Specific Plan Land Use Designation of Open Space. The Applicant is proposing a Mix Use Land Use Designation for development of 5,000 square feet of retail commercial uses and up to 115 residential units. With a maximum 1.0 FAR for the Mixed-Use designation (i.e. 196,020 sf for the site), there is adequate room for development of the potential future commercial and residential uses. ANALYSIS: General Plan & Eastern Dublin Specific Plan Amendment On February 1, 2012, the City Council Adopted Resolution 11-11 approving a General Plan and Eastern Dublin Specific Plan Amendment Initiation Study based on the current proposal. Table 1: Proposed Land Use Amendments by Subarea Existing Land Use Designations PROPOSED Land Use Designations SUBAREA 1 Public/Semi-Public l S h El t Public/Semi-Public (Elementary School) w/ Residential -Medium Densit nderla ) ary c oo ( emen y y u (6.1 - 14 du/ac Acres 10.1 Acres* 10.7 SUBAREA 2 Medium High Density Residential (14.1 to 25 du/ac) and Medium Density Residential (6.1 - 14 du/ac) Publ ic/Semi-Public (underlay Public/Semi-Public -School) Acres Acres* MHDR 5.3 7.8 P/SP 2.7 subtotal $.0 SUBAREA 3 Mixed Use Medium High Density Residential Acres Acres 6.6 6.6 SUBAREA 4 Open Space Mixed Use Acres Acres 4.6 4.6 Acres Totals: 29.7 "mange m acreage rs a resuir or roaaway augnmenrs ana outer muwr au~usunanw. Subarea 1: The current Land Use Designation for Subarea 1 is Public/Semi-Public to be developed as an elementary school. The proposal is to create an underlying land use designation of Medium density residential in the event that the School District determines that this site is not needed. Subarea 2: The current Land Use Designation is Semi-Public and Medium-High Density Residential. The proposal is to redesignate this site for Medium Density Residential Land Uses with and underlying land use designation of Public/Semi-Public in the event that the School District does move forward with the acquisition of the School site in Subarea 1(directly adjacent to this site) and determines additional land area is needed. The Development 4of18 Agreement provides for the conversion of the Semi-Public site and obligates the property owner to provide a Community Benefit Payment. A portion of the funds were used to relocate the YMCA to Dublin. Subarea 3: Currently the land Use designation is Mixed Use. The proposal is to change the land use designation to Medium Density Residential Land Use. The purpose of this proposal is to eliminate the ground floor commercial uses, the loft units and the live-work units. Subarea 4: Subarea 4 is currently shown as Open Space. The applicant is proposing to change the Land Use to Mixed Use to allow for a combination of retail commercial and residential units. The site was originally designated as Open Space as a result of the Resource Management Plan. However, as a result of subsequent discussions with the resource agencies it was determined that that land had little or no habitat value and should be developed. The project proposal includes related amendments to the various figures, texts, and tables in the General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. A Resolution recommending the City Council approve a General Plan Amendment and Eastern Dublin Specific Plan Amendment for Jordan Ranch 2 is included as Attachment 1. A complete list of the proposed amendments to the General Plan and Eastern Dublin Specific Plan is included in Exhibit A of Attachment 1. Planned Development Rezone with Stage 1 and Stage 2 Development Plan Amendments Stage 1 Planned Development Zoning Amendment: The Applicant proposes to amend the Stage 1 Planned Development Zoning to be consistent with the land use amendments shown in Table 1 above. Subarea 1: An underlying Land Use of Medium Density Residential (6.1 - 14.0 du/ac) will be added to the existing Public/Semi-Public Land Use in the event the School District does not utilize the site. Subarea 2: The existing Semi-Public and Medium-High Density Residential Land Use Designations in Sub Area 2 would be replaced with a Medium Density Land Use Designation (6.1 - 14.0 du/ac) with aPublic/Semi-Public underlay in the event the School District does move forward with the site northerly and determines that additional acreage is needed. Subarea 3: The Mixed-Use Land Use Designation on Subarea 3 would be replaced with a High-Density Residential Land Use Designation (14.1 - 25 du/ac). Subarea 4: Subarea 4, currently designated for Open Space Land Use, would be replaced with a Mixed Use Land Use Designation to accommodate retail and medium to medium-high density residential land uses. Stage 2 Amended Development Plan The Stage 2 Development Plan Amendment encompasses only Subarea 2 and 3. The property owner will need to obtain approval of a Stage 2 Development Plan prior to development of Subareas 1 and 4. Subarea 2: The Applicant has requested Development Regulations to allow for Single-Family detached units identified as "3,200 square foot lots" for Subarea 2 designated as Medium Density Residential. These revised land use standards would not apply to other areas in 5 of 18 Jordan Ranch. As currently adopted, Single-Family detached units in the Medium Density Residential areas of Jordan Ranch are limited to an alley-loaded access configuration. The Applicant proposed to add a category that allows for front-loaded access to garages from the public street. While the unit type is defined as "3,200 square foot lots," the actual minimum lot size required is 3,225 square feet due to the minimum lot dimension of 43 feet x 75 feet. No lot has been plotted with less than the minimum dimensions or lot area. The proposed Development Regulations for the Medium Density Residential lots in Subarea 2 (3,200 square foot lots) are shown in Table 2 below: Table 2: Development Regulations -Sub area 2 Medium Density Residential - 3,200 square foot lots (new category) Standards Medium Density Residential Single-Family Detached Subarea 2 3,200 sf Lots Lot Size 3,225 sf Minimum Lot Dimensions 43 feet x 75 feet Minimum Street Frontage @cul-de-sac/knuckles 25 feet Maximum Lot Coverage 50% Maximum Building Height 35 feet Maximum Stories 3 Minimum Front Yard Setbacks to living area 15 feet to porch/deck 10 feet to front of garage 18 feet Encroachments 2 feet maximum into required setback Minimum Side Yard Setback Side yard setback 4 feet minimum corner lot (setback from side street) 9 feet porch/deck 4 feet (7 feet @ corner) Encroachments 2 feet maximum into required setback Minimum Rear Yard Setback Living Space 10 feet One-story Garage 5 feet Encroachments 2 feet maximum into required setback Usable Private Rear Yard Space 400 sf [contiguous) flat area minimum dimension: 18 feet in one direction Required Parking Guest Parking 2 covered spaces per unit 1 space Subarea 3: With the change in the General Plan and Eastern Dublin Specific Plan, as well as the Stage 1 Planned Development Zoning Amendment from Mixed Use to Medium-High Density Residential uses, the applicant is proposing to eliminate the loft, live-work and commercial uses but retain the previously reviewed and approved townhouses. Slight changes are proposed to the Stage 2 Development Plan to accommodate this amendment. Architectural Design Standards and Landscape Design Standards would remain from the previous approval. 6 of 18 TOWN/FLAT GUEST PARKING: 13d SPADES i i i (~ i ~~,SITE OPTION 28 b The residential density and product mix for Jordan Ranch that would result from the requested amendments would be a total of 964 units if both Subarea 1 (the Elementary School site) and Subarea 2 are developed as Medium Density Residential. This figure is 184 units above the 781 units approved previously with PA 09-011, but less than the 1,064 units initially approved for Jordan Ranch under PA 04-040. Fewer units would be constructed if the Elementary School is built on Subarea 1 and all or a portion of Subarea 2 is built out as additional area for the Elementary School; however, the total figure still would exceed the 781 units approved previously with PA 09-011. Total commercial or non-residential use would be 5,000 square feet which is 5,000 to 7,000 square feet less than approved previously with PA 09-011. Table 3: Subarea Development -Underlay/Overlay Alternatives As Approved per PA 09-011 with Subarea 1 as School with Subarea 2 as School without School ac du ac du ac du ac du Subarea 1 10.1 0 10.7 0 10.1 100 10.1 100 Subarea 2 8.0 92 7.8~'~ 56 8.0 0 8.0 56 Subarea 3 6.6 105 6.6 109 6.6 109 6.6 109 Subarea 4 4.6 0 4.6 115 4.6 115 4.6 115 Totals 29.3 197 29.7 ~'~ 280 29.3 324 29.3 380 ~'~ Additional acreage (.4 acres) included from adjacent right-of--way. 7of18 Figure 3: Stage 2 Amended Development Plan The proposed Planned Development Rezone and related Stage 1 and Stage 2 Development Plan are consistent with the requirements of the Zoning Ordinance (Chapter 8.32-Planned Development Zoning). A Resolution recommending the City Council adopt an Ordinance approving the Planned Development Zoning and related Stage 1 and Stage 2 Development Plan Amendments for Jordan Ranch 2 is included as Attachment 2 with the City Council Ordinance attached as Exhibit A to Attachment 2. Site Development Review Site Development Reviews have been requested for Subareas 2 and 3. If the Elementary School Site (Subarea 1) converts to the underlying MDR land use, the Applicant will need to apply for an SDR to construct residential units. Similarly, the Applicant will need to obtain approval of an SDR Permit for Subarea 4 prior to construction of the new development. Site Layout/Plotting SueaREa 2 - A public street system will loop through the neighborhood providing access to garages (See Figure 4 below). One access point would be located from Central Parkway to the south and the other from Panoramic Drive (formerly School Road) to the west. The 56 lots range in size from the minimum 3,225 square feet (10 lots, Lots 14 - 15 and 39 - 46) to 5,955 square feet (Lot 49) with the largest lots affected by slope or irregularly shaped at the knuckles and corners of the road. Based on the plotting matrix/fit list, any of the three floor plans will fit on all 56 lots within the coverage limitations of 50% (see Attachment 3, Tract 8024, Sheet 3). As with the other neighborhoods in the Jordan Ranch, the purpose of allowing this flexibility is to enhance sales and marketing while maintaining sufficient diversity along the street scene. Also, the ability to plot any house on any lot will add a more distinctive look to the neighborhood and eliminate the repetitious look of many subdivisions. The parameters for this plotting provision would be applied as follows: Any single floor plan may not exceed 40% of the subdivision - Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. - If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. - In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. These standards have been included as Condition #32 of Attachment 4. As individual plot plans are submitted for each phase of development, the Applicant shall provide a master plotting plan for the previous phases to ensure compliance with these standards SUBAREA 3 -The layout of Subarea 3 remains the same as approved previously with PA 09- 011; however, the 105 Multi-Family units with ground floor commercial uses have been replaced with 109 units of 3-story townhouses and flats in buildings of 4, 5, or 6 units. As before, the buildings would be located on either side of a 2.7-acre Neighborhood Square accessed by public streets which also provide access to the perimeter of the neighborhood's 8of18 internal access drives. A common area open space spine connects each side to the Neighborhood Square, and buildings will face onto either a common landscaped area or a public street (See Figure 4 below). ~ ~ ~-, - ~ ~ ~ ~--~ 7--, Figure 4 -Site Layout (Subareas 2 and 3) Floor Plans SUBAREA 2 -Three floor plans are offered for the "3,200 square foot lots" in Subarea 2. All plans are two stories, have three bedrooms, and range in size from 1,839 square feet to 2,113 square feet. All plans have a covered front porch and a double garage facing the street with direct access to the house from inside the garage. The ground floor living area is configured as an open plan arrangement with living/family, dining, and kitchen space at the rear of the unit. All plans have a ground floor half bath/powder room with options available for accommodating wheelchair access. All plans have a fireplace in the living area. The laundry room is located on the ground floor for Plan 3, but is on the second floor for Plans 1 and 2. Other than a small den for Plan 2, all sleeping quarters are located on the second floor. Second floor space includes the master bedroom, two bedrooms, and one bathroom in addition to the en suite master bathroom. Each master bedroom is provided with awalk-in closet and dual basins in the master bathroom. All three plans present a strong one-story element to the street and recessed second story elements to reduce mass and enhance pedestrian scale. Table 4 below shows proposed square footage, bedrooms, bathrooms, parking, and available styles for each of the proposed plans. 9 of 18 Table 4: Subarea 2 -Floor Plans Floor Plan() Bedrooms Bathrooms Square Footage (t pica) (2~ Elevations(3) Parking Plan 1 3 2.5 1,839 sf B& C 2 Plan 2 3 + den 2.5 2,019 sf A & D 2 Plan 3 3 + 1 or loft 2.5 2,113 sf A & B 2 Total: 56 Units ~'1 Any one floor plan is limited to no more than 40% of the total. cz~ Living area only. c3~ (A) Farmhouse, (B) Cottage, (C) Shingle, and (D) Folk Victorian Plan 1 - At 1,839 square feet, Plan 1 is the smallest of the three plans with 3 bedrooms upstairs. The master bedroom has one large walk-in closet, and Bedroom 3 has a small walk-in closet. (See Attachment 3, Architecture tab, Sheets A9-05 through A9-10) Plan 2 -Plan 2 is the next largest at 2,019 square feet. A small den or sitting area is provided off of the entry. The master bedroom, situated at the front of the second floor, is provided with a large walk-in closet. (See Attachment 3, Architecture tab, Sheets A9-11 through A9-16) Plan 3 -Plan 3 is the largest at 2,113 square feet. Access from the garage to the residence is through a transition area designed as a pantry. Ground floor living space is defined as a family room. The master bedroom has a large walk-in closet, and the second floor includes loft space which optionally may be built out as a fourth bedroom. Suea-zEa 3 -The 3-story structures in Subarea 3 include six floor plans in Multi-Family buildings with an "A" or "G" plan. Both "A" and "G" buildings are configured as 4, 5, or 6-plex structures. The 6 floor plans generally are described as follows: Table 5: Subarea 3 -Floor Plans Nei hborhood 6 - 3 Stor Towns w/ Flats Living S aces Garage s Porch Deck Covered Deck Uncovered Bedrooms Baths O tions No. of Units Plan 1 1,691 589 69-74** 0 88 2 2.5 3 story end (tandem) Plan 2 1,711 497 186-227** 0 207-242** 3 3 2 sto end Plan 3 1,830 540 43-46** 0 75 2b + den 2b "flat" (tandem) Plan 4 1,781 474 I11 0 164-171** 3 3 3 sto Plan 5 1,969 474 111 0 164-171** 3b+den 4 3 sto Plan 6 1,962 478 75 0 75 3 3.5b 3 sto end Subtotal 109 Architecture - Architectural standards for Jordan Ranch were adopted with seven architectural styles: (A) Farmhouse, (B) Cottage, (C) Shingle, (D) Folk Victorian, E) Italianate, F), Colonial, and G) Rural Contemporary. Architectural standards adopted for the Jordan Ranch stated that: • 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. 10 of 18 • Color palettes shall be bold and appropriate to the style The single family homes in Subarea 2 are designed with themed architectural elements integrated into the front facades and enhanced corner elevations that wrap the sides of the structures. The exterior elevations are designed with a combination of elements along the sides of the homes to reduce massing, enhance the scale and provide additional light and air between adjacent properties. The use of these styles is intended to enhance the diversity of the street scene with varied roof forms, pitches, and overhangs; window shapes and mullion variations; shutter configurations; trim profiles; gable end treatments; exterior materials; and style-specific details. The primary roof material for all styles is composition shingle with standing metal seam accents on certain styles. Porches are a prominent architectural element within Jordan Ranch. The forms and materials focus on the variations of railings, columns, and low pilasters supporting the columns or posts in wood, brick or stone veneers. The garage facades have been de-emphasized with architecture forward plans, multi-plane front elevation setbacks, and recessed doors. In keeping with the farm and ranch house theme, front loaded garages of all styles display a variety of carriage house style doors with upper window panes. The exteriors also rely on color to differentiate among exterior planes to provide wide diversity in exterior elevations and architectural styles. Color schemes have been provided as a general palette for the area, rather than by neighborhood, floor plan, or architectural style so that an overall theme in color coordination can be achieved for the communities.. In addition to the color palettes provided for brick, stone, and roof materials, a color array is included for body siding, body stucco, trim, and accents. These palettes are shown in Attached 3, pages Al-02 through Al-04 of the Site Development Review book. SUBAREA 2 -This area will feature four architectural styles: (A) Farmhouse, (B) Cottage, (C) Shingle, and (D) Folk Victorian. Two styles will be available for each of the three floor plans. The two styles for each plan are listed as follows: Plan 1 - (B) Cottage, (C) Shingle Plan 2 - (A) Farmhouse, (D) Folk Victorian Plan 3 - (A) Farmhouse, (B) Cottage SueaREa 3 -The Rural Contemporary and Farmhouse styles are used for the Multi-Family attached units. Because of the density in this neighborhood of attached units, buildings will be sited to maximize open space. Individual buildings themselves would provide the articulation in the form of multiple setbacks; mixtures of one, two, and three story elements; and a variety of porches, decks, and other features that provide massing relief. Elevations that face streets or open space will also be articulated. The ground floor colors and materials are different from the upper levels to break the vertical line of vision. The upper levels are articulated with variations in the facade planes. All roof material for all plans and styles is a composition with standing metal seam accents over awnings, bay windows, and featured roof forms. The following provides an abbreviated description of each architectural style reflecting the proposed exteriors in the two neighborhoods. The full detail of the elements of the architectural styles was previously approved and is incorporated in these new and revised products: 11 of 18 (A) Farmhouse -This style is proposed for both subareas, but is distinctly different in its use between the Single-Family detached units and the Multi-Family attached units. Roof forms are steep pitched gables with shed roof lifts with wood and metal accents, including standing metal seam roof over architectural elements. The Farmhouse style includes many of the wood theme architectural elements for Jordan Ranch such as board and bat siding, narrow lap siding with 4-inch exposure, and vertical bead board that extends above the second floor base line. On the Multi-Family structures, the ground floor exterior is stucco or brick veneer with vertical wood elements on the second and third floors. (Used on Plans 2 & 3 in Subareas 2 & 3) (B) Cottage -The Cottage style incorporates square or rectangular forms using gable roof or modified hip covering a gable end. The primary exterior material is stucco with ground floor levels accented by brick veneer. Gable ends may be embellished with metal vents. (Used on Plans 1 & 3 in Subarea 2) (C) Shingle - As its name implies, the featured exterior material of this style is a wooden shingle. This style uses a gable roof form with shed accents. Alternative exterior material includes 8-inch lap siding as a variation. Diamond shingles may be used to embellish the gable ends.- (Used on Plan 1 in Subarea 2) (D) Folk Victorian -The Folk Victorian uses a hip roof form with gable or shed accents. Exterior material primarily is stucco. Exterior accents include heavy framed windows and doors. (Used on Plan 2 in Subarea 2) (G)Rural Contemporary -This style is used for Multi-Family structures and would be used in Subarea 3. The roof pitch of the gables appears lower and a standing metal seam is also used for roof accents. Exterior material is stucco and board and bat wood siding, in addition to stucco on upper levels. Cultured stone as a wainscot, false chimney, or balcony support give mass to the 3 story structure. In addition to siding accents, different color schemes are applied to various face planes. (Used in Subarea 3) Parking - In accordance with the development standards in the Stage 2 Development Plan and the City's Zoning Ordinance, each single family detached unit is required to be provided with two covered spaces. In addition, one guest space is required for all Single-Family detached units. Subarea 2: All of the Single-Family detached units are provided with a 2-car garage for a total 112 covered spaces. The site plan identifies the 73 spaces located curbside for guest parking in Subarea 2. Subarea 3: The City of Dublin Zoning Code and the previously adopted Stage 2 Development Plan requires 2 covered and one-half (0.5) guest parking stalls (2 bedrooms or greater) for each townhouses or condominiums. The townhouse units within Subarea 3 are designed with private ground level tuck-under parking meeting the requirement of 2 covered spaces per unit. Two hundred eighteen (218) covered spaces are required for the 109 units; 40 units (80 spaces) would be provided within tandem garages. (See Attachment 3, Tract 8024, Sheet 4) The previously approved project provided 32 units with tandem stalls and a guest parking ratio of 1.33 stalls per unit. The proposed project would provide 189 guest parking spaces creating a ratio of 1.73 guest spaces per residential unit. This far exceeds the City requirement of 0.5 guest stalls per unit and exceeds the number of guest parking stalls provided with the previous approval. As noted above, the architecture and units design is 12 of 18 identical to the previous approval. The only changes to the plan are the elimination of the commercial space, the live-work units and the loft units and the addition of 3 additional town house units. Previously 123 guest/commercial parking spaces were provided. The new layout and configuration of the site plan has allowed for the location of an additional 66 guest parking spaces. Landscaping/Fence Plan -The Landscaping Plan in the current submittal is consistent with the plans approved with the previous Site Development Review for neighborhoods within Jordan Ranch (See Attachment 3, Landscape Architecture tab, Sheets L-1.OA through L- 7.4A). Because of the densities, the landscape and streetscape improvements take into consideration common open space areas and pedestrian linkages. The Landscape plans submitted as part of the Site Development Review include: a) an overall illustrated concept plan for Subareas 2 & 3; b) typical plans for planting and hardscape materials for residential lots and common areas; c) street sections for Central Parkway with right-of-way hardscape and landscape materials; d) design, location, and hierarchy of fences and entry monuments; e) specialized hardscape and paving; and f) street furniture. As with the SDRs approved previously, the landscaping is proposed to be generous, with trees lining the neighborhood streets, parkways, landscaped strips, and medians. All landscaping along the private rights-of-way and sidewalks paralleling the streets will be shaded and enhanced by trees and plantings. The landscape plans in the current submittal have been prepared to reflect the building footprint of each floor plan for the Single-Family homes in Subarea 2 and for the building perimeters in Subarea 3. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. Relative to the topography of the Project Site, the fence plan for Subarea 2 incorporates a hierarchy of styles applicable to function, such as slope management, privacy, property demarcation, and views. A "community-themed wall" specific to Jordan Ranch would be erected along Central Parkway adjacent to Subarea 2. Street lighting would match the existing fixture in the approved Jordan community. A Resolution approving the Site Development Review for Subarea 2 and 3 and revised Vesting Tentative Tract Map 8024 for Jordan Ranch 2 with required findings is included as Attachment 4. Vesting Tentative Tract Map 8024 Vesting Tentative Tract Map 8024 would be revised to reflect the land use, zoning, and Site Development Review applicable to the Subareas presented for approval with this application. All 56 units in Subarea 2 would be sold as Single-Family detached homes with a public street system. All 109 Medium-High Density Residential units in Subarea 3 are intended to be sold as condominiums. Also, the boundary of the 4.6-acre site along Fallon Road (Subarea 4) remains unchanged and was previously subdivided and reserved for future development by the owner. A Resolution approving Revised Vesting Tentative Tract Map 8024, along with the Site Development Review for the Subareas 2 and 3 is included as Attachment 4 with required findings and Conditions of Approval. 13 of 18 Affordable Housing/Inclusionary Zoning The subject of Affordable Housing was addressed in the previously approved Development Agreement. The approved Jordan Ranch project encompassed 781 units which provided a community benefit payment in-lieu of providing Inclusionary housing. Subarea 2 has been reduced in units (-36) from the original approval and the number of units in Subarea 3 have also been increased by 4 units, an overage of 32 units has been created. In conjunction with subsequent entitlements, once the development potential of Subarea 1 and 4 are determined, a revised Development Agreement will be executed to determine the Applicant's full compliance with the Inclusionary Zoning Ordinance. (See Attachment 4, Condition #34) The 32 excess units could be applied to a portion of the affordable obligation for Subareas 1 and 4. Public Art Compliance The proposed project is subject to "Chapter 8.58 Public Art Program" of the City of Dublin Zoning Ordinance. The Ordinance allows public art installations subject to an established value or payment of an in-lieu fee. The Applicant submitted a Public Art Compliance report with the approval of PA 09-011 which was included as a Condition of Approval to the Site Development Review and Vesting Tentative Map 8024 when approved at that time which indicated that they would pay an in-lieu fee. Subarea 2 is the only new product at this time so the Public Art condition has been modified for payment of the in-lieu fee in conjunction with development of these units. For the already approved project, the existing conditions of approval apply. A Condition of Approval in the Planning Commission resolution has been prepared. (See Attachment 4, Condition #32) CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes a request for Planned Development Rezone with a Stage 1 and Stage 2 Development Plan Amendment that is consistent with the proposed land use amendments under the General Plan and Eastern Dublin Specific Plan. The Stage 2 Planned Development zoning and Development Regulations would be applicable to the revised Vesting Tentative Tract Map 8024 and Site Development Reviews for Subarea 2 and 3. The current SDR request is consistent with Planned Development zoning standards adopted along with this application. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project itself is a portion of the larger Fallon Village community plan that has implemented pathways, gathering spaces, and open spaces. The Project will adhere to the City of Dublin Green Building Ordinance (See Attachment 5). The proposed project Applicant will further 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 and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution for the Site Development Review and the Vesting Tentative Map (Attachment 4). 14 of 18 NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the Jordan Ranch property. A Public Notice was also 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. ENVIRONMENTAL REVIEW: The proposed project is part of the larger project known as Fallon Village (formerly known as the Eastern Dublin Property Owners, or EDPO). In 2002, a number of owners in Eastern Dublin filed applications for annexation of portions of the current project site to the City and to the Dublin San Ramon Services District (DSRSD.) At that time, the City prepared and certified a Supplemental Environmental Impact Report (SEIR) (SCH # 2001052114, Resolution 40-02) for that project. The SEIR was a supplement to the 1993 Eastern Dublin EIR certified by the City Council on May 10, 1993 (SCH # 91103064, Resolution 51-930). Both the 1993 EIR and 2002 SEIR are incorporated herein by reference. The Fallon Village project proposed in 2005 (for PA 04-040) included the same properties as the EDPO, as well as, a specific proposal for the Braddock and Logan properties (PA 05- 038), now referenced as Positano. Based on the results of an Initial Study, the City prepared a Draft SEIR to the 1993 and 2002 EIRs which was circulated for public review from August 23, 2005 through October 6, 2005 (SCH #2005062010). A Final SEIR for Fallon Village dated October 2005 was reviewed and certified by the City Council on December 6, 2005 by Resolution No. 222-05. Significant unavoidable impacts were identified in these EIR's that required the City Council to adopt Statements of Overriding Considerations with the approval of each related project. Subsequently, an Addendum addressing PA 09-011 was adopted on June 1, 2010 by City Council Resolution 80-10. Consistent with CEQA, Section 21166 and CEQA Guidelines Sections 15162 and 15163, an Initial Study was prepared by the City, as the Lead Agency, to determine whether there would be significant environmental impacts occurring as a result of the current project beyond or different from those already addressed in the previous CEQA documents. Consistent with CEQA Guidelines, Section 15164, a determination was made to prepare an Addendum to the environmental documents certified previously. Attachment 6 is the Resolution of the Planning Commission recommending that the City Council Approve the CEQA Addendum. The CEQA Addendum is an exhibit to Attachment 6. The Initial Study and an Addendum to previous CEQA documents concluded that the proposed project did not identify any new or more severe significant impacts that were not analyzed previously referenced above, and that no further environmental review under CEQA is required. Pursuant to the 2002 Citizens for a Better Environment case, approval of the Addendum will include a Statement of Overriding Considerations for significant unavoidable impacts identified in the prior EIRs that are applicable to the project or project site. The CEQA Addendum and all of the EIRs, Resolutions, and Ordinances referenced above are incorporated herein by reference and are available for review at City Hall during normal business hours. 15 of 18 ATTACHMENTS: 1) Resolution recommending that the City Council adopt a Resolution amending the General Plan and Eastern Dublin Specific Plan to change the land use designations for the project known as Jordan Ranch 2 specific to four subareas with the draft City Council Resolution attached as Exhibit A. 2) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development rezone with related Stage 1 and Stage 2 Development Plan Amendments for the project known as Jordan Ranch 2 specific to four subareas with the draft City Council Ordinance included as Exhibit A. 3) Project plans for Jordan Ranch 2. 4) Resolution approving a Site Development Review Permit and Vesting Tentative Tract Map 8024 for the project known as Jordan Ranch 2 specific to Subareas 2 and 3. 5) Green Building Checklist. 6) Resolution recommending that the City Council adopt a CEQA Addendum to the Eastern Dublin Environmental Impact Report, the Supplemental Environmental Impact Report for the Eastern Dublin Property Owners, and the Supplemental Environmental Impact Report for Fallon Village for the Jordan Ranch 2 project specific to four subareas with the draft City Council Resolution attached as Exhibit A. 16 of 18 GENERAL INFORMATION: APPLICANT: Mission Valley Properties 5000 Hopyard Road, Suite 170 Pleasanton, CA 94588 Attn: Kevin Fryer PROPERTY OWNER: BJP ROF Jordan Ranch LLC 5000 Hopyard Road, Suite 170 Pleasanton, CA 94588 Attn: Kevin Fryer LOCATION: East of Fallon Road and along both north and south sides of Central Parkway west of Croak Road (Tract 8024) ASSESSOR PARCEL NUMBER: APN 985-0027-007-02 and 985-0027-006-04 EXISTING LAND USE DESIGNATION: Medium Density Residential, Medium-High Density Residential, Mixed Use, Elementary School, Open Space, and Public/Semi-Public overlay EXISTING ZONING: PD PA 09-011 City Council Ordinance 13-10 PD PA 04-040 City Council Ordinance 32-05 PROPOSED LAND USE DESIGNATION: Medium Density Residential Medium High Density Residential, Public/Semi- Public underlay, and Mixed Use PROPOSED ZONING: PD- Medium Density Residential, PD-Medium High Density Residential, PD-Public/Semi-Public underlay, and PD-Mixed Use SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY • Low Density Residential Neighborhood 1 -under (adjacent to proposed Mixed construction Use -Subarea 4), and North PD • Medium Density Residential Neighborhood 2 -vacant (adjacent to Elementary School site -Subarea 1) South PD Open Space and Community Park vacant 17 of 18 LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY East PD Open Space and vacant Low Density Residential • Community Park Vacant (adjacent to Subarea (adjacent to Subarea 3 and 3) and Fallon Sports Park (across Fallon Road from across Fallon Road from proposed Mixed Use - proposed Mixed Use -Subarea Subarea 4) 4) West PD • Medium Density Residential .Vacant (adjacent to Elementary School (Neighborhoods 2 and 3) site -Subarea 1 and Subarea 2) • Medium High Density .Vacant Residential (Neighborhood 3 and 4) (adjacent to Subarea 2) Reference: General Plan Eastern Dublin Specific Plan Planned Development PA 09-011 Planned Development PA 04-040 Jordan Ranch Eastern Dublin Property Owners Specific Plan 18 of 18 RESOLUTION NO. 12 - XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNGIL ADOPT A RESOLUTION AMENDING THE GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN TO CHANGE THE LAND USE DESIGNATIONS FOR THE PROJECT KNOWN AS JORDAN RANCH 2 SPECIFIC TO FOUR SUBAREAS (APNs 985-0027-00T-02 and 985-0027-008-04) PLPA-2010-00068 WHEREAS, Mission Valley Properties, representing BJP ROF Jordan Ranch LLC ("Applicant"), submitted applications for Jordan Ranch 2, specific to four (4) subareas ("Project Site"). The applications include: 1) General Ptan and Eastern Dublin Specific Plan Amendments to change land use designations; 2) Planned Development Zoning with related Stage 1 and Stage 2 Development Plan Amendments; 3) Site Development Review (SDR) for Subareas 2 and 3; and 4) Revised Vesting Tentative Tract 8024. The Project Site and the applications are collectively known as the "Project;" and WHEREAS, Jordan Ranch is part of a larger project known as Fallon Village and generally is located north of the extension of Central Parkway, south of Positano Parkway, east of Fallon Road, and west of Croak Road; and WHEREAS, consistent with California Government Code Section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City regarding the proposed General Plan and Eastern Dublin Specific Plan amendments. None of the contacted tribes requested a consultation within the 90-day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, the land uses in the General Plan and Eastern Dublin Specific Plan are proposed to be amended as follows: Subarea 1) 10.7-acre Elementary School site proposed for an underlay land use designation of Medium Density Residential (MDR) (6.1 to 14.0 dwelling units per acre) with conceptual development proposed at 10 units per acre, or 100 units; and Subarea 2) 7.8 acres north of Central Parkway, including approximately 5.3 acres of Medium-High Density Residential (MHDR) (14.1 to 25 dwelling units per acre) and a 2.0-acre Semi-Public overlay site, combined as Subarea 2 and proposed for MDR, or 56 units, with an underlay land use designation of Public/Semi-Public ;and Subarea 3) Change 6.6 acres south of Central Parkway from Mixed Use to MHDR, and 109 units, within Subarea 3; and ATTACHMENT 1 Subarea 4) 4.6 acres of a 52.7-acre Open Space corridor facing Fallon Road (north of central Parkway) to Mixed Use including 115 multifamily units at 25 units per acre and 5,000 square feet of non-residential use at .35 FAR; and WHEREAS, a California Environmental Quality Act (CEQA) Addendum has been prepared for the Project pursuant to the CEQA Guidelines; and WHEREAS, a Staff Report for the Planning Commission, dated May 8, 2012 and incorporated herein by reference, described and analyzed the project, including the proposed amendments to the General Plan and Eastern Dublin Specific Plan, and the related CEQA Addendum; and WHEREAS, on May 8, 2012 the Planning Commission held a properly noticed public hearing on the project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, at which time all interested parties had the opportunity to be heard; and WHEREAS, on May 8, 2012 the Planning Commission adopted Resolution 12-XX recommending that the City Council adopt a CEQA Addendum for the Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, the Planning Commission considered the CEQA Addendum, prior CEQA documents, and all above-referenced reports, recommendations, and testimony prior to making a recommendation on the project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council approve the resolution attached as Exhibit A approving amendments to the General Plan and Eastern Dublin Specific Plan based on findings that the amendments are in the public in#erest and that the General Plan as so amended will remain internally consistent . PASSED, APPROVED, AND ADOPTED this 8th day of May, 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G: IPA#i20/OIPLPA-20/0-00068 Jordan Ranch Phase 2 GPA /nitiationlPC Mtn 05.08.121pc reso recommending~a_spa.DOC 1877908.1 2 RESOLUTION NO. XX - 12 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN wwwwwwwww APPROVING GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENTS FOR THE PROJECT KNOWN AS JORDAN RANCH 2 SPECIFIC TO FOUR SUBAREAS (PLPA-2010-00068) WHEREAS, Mission Valley Properties representing BJP ROF Jordan Ranch Ll_C ("Applicant") submitted applications for Jordan Ranch 2, specific to four (4) subareas ("Project Site"). The applications include: 1) General Plan and Eastern Dublin Specific Plan amendments to change land use designations; 2) Planned Development Rezoning with related Stage 1 and Stage 2 Development Plan amendments; 3) Site Development Review (SDR) for Subareas. 2 and 3; and 4) Revised Vesting Tentative Tract 8024. The Praject Site and the applications are collectively known as the "Project;" and WHEREAS, Jordan Ranch is part of a larger project known as Fallon Village and generally is located north of the extension of Central Parkway, south of Positano Parkway, east of Fallon Raad, and west of Croak Road; and WHEREAS, consistent with California Government Code section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. None of the contacted tribes requested a consultation within the 90-day statutory consultation period and no further action is required under section 65352,3; and WHEREAS, the land uses in the General Plan and Eastern Dublin Specific Plan are proposed to be amended as follows: Subarea 1) 10.7-acre Elementary School site proposed for an underlay land use designation of Medium Density Residential (MDR) (6.1 to 14.0 dwelling units per acre) with conceptual development proposed at 10 units per acre, or 100 units; and Subarea 2) 7.8 acres north of Central Parkway, including approximately 5.3 acres of Medium-High Density Residential (MHDR) (14.1 to 25 dwelling units per acre) and a 2.0-acre Semi-Public overlay site, combined as Subarea 2 and proposed for MDR, or 56 units, with an underlay land use designation of Public/Semi-Public; and Subarea 3) 6.6 acres south of Central Parkway of Mixed Use to MHDR, or 109 units, within Subarea 3; and Subarea 4) 4.6 acres of a 52.7-acre Open Space corridor facing Fallon Road (north of central Parkway) to Mixed Use including 115 multifamily units at 25 units per acre and 5,000 square feet of non-residential use at .35 FAR; and EXHIBIT A TO ATTACHMENT 1 WHEREAS, the Project would amend corresponding text, tables, and figures related to amendments to land use designations of the General Plan and Eastern Dublin Specific Plan, including but not limited to area wide land use diagrams, land use summary tables, and environmental resource exhibits; and WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments would change the existing land use designations for the four Subareas as described above; and WHEREAS, a California Environmental Quality Act (CEQA) Addendum has been prepared for the Project pursuant to the CEQA Guidelines; and WHEREAS, a Staff Report for the Planning Commission, dated May 8, 2012 and incorporated herein by reference, described and analyzed the Project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, and the related CEQA Addendum; and WHEREAS, on May 8, 2012, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, at which time all interested parties had the opportunity to be heard; and WHEREAS, on May 8, 2012, the Planning Commission adopted Resolution 12-XX (incorporated herein by reference) recommending that the City Council approve the General Plan and Specific Plan Amendments for the Project; and WHEREAS, the Planning Commission considered the CEQA Addendum, prior CEQA documents, and testimony prior to taking any action; and WHEREAS, a City Council Staff Report, dated , 2012 and incorporated herein by reference, described and analyzed the CEQA Addendum and the Project, including the General Plan and Specific Plan Amendments; and WHEREAS, the City Council reviewed the CEQA Addendum, prior CEQA documents, the Staff Report, the Planning Commission recommendation, and the Project at a noticed public hearing held on , 2012, at which time all interested parties had the opportunity to be heard; and WHEREAS, following the public hearing, the City Council adopted Resolution XX-12, adopting the CEQA Addendum for the Project, which resolution is incorporated herein by reference. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Dublin City Council approves the following Amendments to the General Plan and Eastern Dublin Specific Plan based on findings that the amendments are in the public interest and that the General Plan and the Eastern Dublin Specific Plan as so amended will remain internally consistent, and that the Eastern Dublin Specific Plan as amended is consistent with the General Plan, as amended (strikeout and bold text will not be shown in the General Plan or the Eastern Dublin Specific Plan). 2 A. Amend the Land Use Map (Figure 1-1a) of the General Plan as shown below: D U B L I N G E N E R A L P L A N ~Figurc t-tai I nIINIIN L A N D U S E M A P as amended through June t, 20t2 ~' ~~-' 1 -t d f~ `i ~ ~~~N~ ~ f =~I§ ~+~• tt~ bfn~tM cn.rrcr~iaratr ~ .rw ww~ tbworrn Carr. tt~d Aw,.LY:~-V~~Iyi~y" '~ r~..iryw... t~e+a ~ fr..6~wW~11n.wM~Ywb l -~ ` ® IMV~r411~W . M M1~..~Gib.-T -tO~r ~ ~ywq/1r~r.i) ..~w.u.r ^°` .r- tCS'-'- tt~ A~•z/~ tt~ ro a its Sw~.wOY'r~.Yr~... ~ 4wi/~hr 4iww Y T~ ~ i~an- : i r..r~.. r ^~iArazl ®cyryr =........~.-. . ~~ w.w ~ ~..r ro..~a.r .r~..~..osu.rr..ti Qns.~rw ~~: es ~ rr.:f,:rrs ~~ - w - r .rte w+~n.~M r..+..pzw.+a.s~ ~' y~..rr.y~ TrtVaey/wYlkbws ..d... - imma ins t e tt# iu..e..e rer~rr+ r a ry 8c zR~z~ ..~ . 4 .r.,..-,- s .rw . rr~,do r..r a..rrA -~• 3 B. Amend the Land Use Map (Figure 4.1) of the Eastern Dublin Specific Plan as follows: cpst~ puMtr c GpwTR`'NEp- i Parks Reserve Fo ces Training Area (Cam Parks) U.E. Dpartme,e eF )uance CWnty ai ~mlda O 1 ~'' _.__-- bam. PRv N riHSa.o' N N~M1pvnc~ o..a *.~y..~ r,'.m ,~~ ...^ ut![Jftl bs nw~~ .w...„m,. d~o,:. ~od~~ m~..~ a. ~ ,..o.,.». ~..a..~ ww.n. wim rwn.vns.~. m ~_,~~~ ~ CITY Of DUBLIN Rgure 4.1 Land Use Map O ~~.+~ s~so vre w res ~ ~~ ® Y~-~• Ww.u Ca,wM~W1Y _ a~Cww[...~sr ® cw,.....r rw ® ,bymeanom xw,e ® wynenem r.,+. ® ,ee,~e„r aw ® ~,-,~ ~~ ~~~ -~. a ®+.m smc ueo hw o e.us ors oe ~~ ui.. 4 C. Table 2.1 in the General Plan will be amended as follows as follows: TABLE 2.Ix LAND USE SUMMARY: EASTERN DUBLIN GENERAL PLAN AMENDMENT AREA (Amended: Resolutions 223-05, 58-07, 37-08, 210-08, 176-09, 76-10, 55-12, XX-12) Classification Acres Intensity** Units Factor Yield RESIDENTIAL Du's/acre Du's Persons/du Population High Density 69.9 35 2,447 2.0 4,894 Medium-High Density J-3z?4 133.7 20 ~6~6 2,674 2.0 ~2~ 5,348 Medium-Density*** ~2 569 ~'~ 10 c~ 5,690 2.0 ~4 11,380 Single Family******** 859.85 4 3,439 3.2 11,005 Estate Residential 30.4 0.13 4 3.2 13 Mixed Use**** 9b 115 2.0 ~ 230 Rural Residential 555.45 .O1 6 3.2 19 TOTAL '~° 2 2,218.3 ' ^~ 14,375 ~g 32,889 COMMERCIAL Acres Floor Area Ratio (Gross) Square Feet (millions) Square Feet /Employee Jobs General Commercial 347.9 .35/.25 4.228 510 8,290 General Commercial/Campus Office***** 72.7 .28 .887 385 2,303 Mixed Use ~4 4.6 .3/1.0 ~ .005 490 ~- 10 Mixed Use 2/Campus Office********* 25.33 .45 .497 260 1,910 Neighborhood Commercial 57.5 .35/.30 .819 490 1,671 Campus Office 164.03 .75/.35 2.644 260 10,168 Industrial Park****** 114.7 .25/.28 1.329 590 2,253 TOTAL: 786.76 7 10.402 26,605 PARKS AND PUBLIC RECREATION City Park 56.3 1 park Community Park 97.0 2 parks Neighborhood Park 47.1 8 parks Neighborhood Square 16.6 6 parks Regional Park 11.7 1 park TOTAL: 228.7 18 parks OPEN SPACE 772.3 PUBLIC/SEMI-PUBLIC Public/Semi-Public 98 .25 1.07 590 1,809 Semi-Public******* 4~ 11.1 .25 Schools Elementary School 63.2 5 schools Junior High School 25.2 ]school High School 0 0 school School Subtotal 88.4 6 schools TOTAL: ~9 285.9 TABLE 2.1 LAND USE SUMMARY: EASTERN DUBLIN GENERAL PLAN AMENDMENT AREA (Amended: Resolutions 223-05, 58-07, 37-08, 210-08, 176-09, 76-10, 55-12, XX-12) Classification Acres Intensity** Units Factor Yield TRANSIT CENTER (Total) 90.7 - Campus Office (including ancillary retail) 38.3 - High-Density Residential 31.5 - Park 12.2 - Public/Semi-Public (Transit-Related) 8.7 GRAND TOTAL 43-8-2 4,3 82.66 Table Notes: *Table 2.1 appears as Table " 2A" in the Eastern Dublin GPA. It was relabeled herein for formatting purposes. **Numbers represent amid-range considered reasonable given the permitted density range (except the MU land use). ***50% of the units within the Medium Density land use designation on the Croak and Jordan properties shall have private, flat yards. ****For the purpose of this table, Mixed Use acreage only will be considered Commercial, not residential, to avoid duplication in tabulation of overall total acres. *****The Sq FUEmployees figure utilized for General Commercial/Campus Office is the average of the figure used for General Commercial and Campus Office uses. ******The .28 FAR figure utilized for Industrial Pazk refers to Industrial Park areas within Fallon Village. *******The location of Semi-Public sites on the Croak and Chen properties of Fallon Village will be determined at the time of PD-Stage 2 Development Plan approval. The Semi-Public site on Croak will be 2.0 net acres; and the Semi-Public site on Chen will be 2.5 net acres. For the purposes of this table, 2.0 acres of Single Family Residential land on Croak was changed to Semi-Public and 2.5 acres of Medium High Density residential land on Chen was changed to Semi- Public. These assumptions may change at the time of PD-Stage 2 Development Plan approval. ********The General Plan originally considered 68 units on Dublin Ranch North (Redgewick) property. The land use designation was amended to allow development of 4 units. This change results in 64 excess single family units than what was analyzed in the 1993 Eastern Dublin Environmental Impact Report. *********The Mixed Use 2/Campus Office land use designation allovvs for either a mixed use project with residential land uses comprising up to 50% of the project's development area (248,259 square feet) or an all Campus Office project (with no residential uses) with up to 496,519 square feet of development. Table 2.1 has been amended to reflect a Campus Office project. If the project is developed as a mixed-use project with residential uses, the table shall be amended at that time•to reflect that. (1) PubliclSemi-Public approved as underlying land use on Subarea 2 of Jordan Ranch (PLPA 2010-00068). Specifc development to be determined at Stage 2 Development Plan. (2) Medium Density Residential approved as underlying land use on Subarea 1 of Jordan Ranch (PLPA 2010-00068). Up to 100 units possible as determined at Stage 2 Development Plan. D. Table 4.1 in the Eastern Dublin Specific Plan will be amended as follows: TABLE 4.1 EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY Amended Per Resolution No. 66-03, 47-04, 223-05, 58-07, 37-08, 210-08, 176-09, 55-12, XX-12 Land Use Description LAND AREA DENSITY YIELD COMMERCIALIINDUSTRIAL General Commercial 356.8 acres .25-.35 FAR 4.122 MSF General Commercial/Campus Office 72.7 acres .28 FAR .887 MSF Industrial Park* 61.3 acres .25-.28 FAR .747 MSF Neighborhood Commercial 61.4 acres .30-.35 FAR .871 MSF Mixed Use 6-4~-asses 4.6 acres .30-1.0 FAR .005 MSF Campus Office 192.66 acres .35-.75 FAR 3.730 MSF 6 Subtotal ~~-ages 749.5 acres 40:44-AaSI= 10.36 MSF RESIDENTIAL Hi h Density 68.2 acres 35 du/ac 2,387 du Medium High Density ~^^-~-o~e~ 145.8 acres 20 du/ac 258-d~ 2,916 du Medium Density** ~~^~-3-~~ 522,1(2) acres 10 du/ac 5~2-~u 5,221 du Single Family**** 856.75 acres 4 du/ac 3,427 du Estate Residential 30.4 acres 0.13 du/ac 4 du Rural Residential/Agric, 553.25 acres .01 du/ac 6 du Mixed Use ~4-ac-rte*** 4.6 acres*** 15 du/ac 115 du Subtotal ',~'~~-e~~ 2,181.1 acres ~u 14,076 du PUBLICISEMI-PUBLIC Public/Semi-Public 95.2 acres .24 FAR .995 MSF Semi-Public 9-3-,acres 7.3 acres .25 FAR Subtotal 4045-awes 102.5 acres .995 MSF SCHOOLS Elementary School 66.5 acres(1) 5 schools Junior High School 21.3 acres 1 school Subtotal 87.8 acres PARKS AND OPEN SPACE City Park 56.3 acres 1 park Community Park 97.0 acres 3 parks Neighborhood Park 49.0 acres 7 parks Neighborhood Square 16.7 acres 6 parks Subtotal 219 acres 17 parks Open Space 734:-acres 730.2 acres TOTAL LAND AREA " n71 ~'""°~ . 4,070.1 acres *The .28 FAR for Industrial Park refers to the Industrial Park areas in Fallon Village. **50% of the units within the Medium Density land use designation on the Croak and Jordan properties shall have private, flat yards. ***The 4.6 acres is the same acreage as listed in the Mixed Use cells. The 4.6 acres under Residential is not included in the sum of Residential uses in this table. 5,000 square feet of commercial andlor 115 units are anticipated on the mixed use site (total). **** The Eastern Dublin Specific Plan originally considered 68 units on the Dublin Ranch North (Redgewick) property. The land use designation was amended to allow development of 4 units. This change results in 64 excess single family units than what was analyzed in the 1993 Eastern Dublin Environmental Impact Report. (1) Public/Semi-Public approved as underlying land use on Subarea 2 of Jordan Ranch (PLPA 2010-00068). Specific development to be determined at Stage 2 Development Plan. (2) Medium Density Residential approved as underlying land use on Subarea 1 of Jordan Ranch (PLPA 2010-00068). Up to 100 units possible as determined at Stage 2 Development Plan. E. Table 4.2 in the Eastern Dublin Specific Plan will be amended as follows: TABLE 4.2 EASTERN DUBLIN SPECIFIC PLAN POPULATION AND EMPLOYMENT SUMMARY (Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08,176-09, 55-12, XX-12) Land Use Designation Development Sq Ft/Employees Persons/du Jobs Cofnmercial Industrial Park .747 MSF 590 1,266 General Commercial/Campus Office* .887 MSF 385 2,303 General Commercial 4.122 MSF 510 8,082 Nei hborhood Commercial .885 MSF 490 1,806 Mixed Use** :88-3.005 MSF 490 ~ 10 Cam us Office 3.730 MSF 260 14,346 Public/Semi Public .995 MSF 590 1,686 Semi-Public 590 TOTAL ",, " Q~~ „ ~° : . . 11.436 MSF 29,499 Izesidential Population Hi h Densit 2,387 2.0 4,774 Medium High Density '~ 2,866 2.0 ~-6 5,732 Medium Density 5~2 5,221 2.0 ~4 10,442 Sin le Famil *** 3,427 3.2 10,966 Estate Residential 4 3.2 13 Mixed Use** ~ 115 2.0 ~ 230 Rural Residential/A ric. 6 3.2 19 TOTAL: ~8 14,026 ~1~4 31,834 'The Sq Ft/Employees figure utilized for General Commercial/Campus Office is the average of the figures used for General Commercial and Campus Office uses. "Includes Mixed Use units (4.6 acres and 115 units) within Fallon Village Center. 5,000 square feet of commercial and 115 units are anticipated on the mixed use site(total). The FAR for Mixed Use is the maximum area for all development (i.e. total of residential and commercial on designated sites). *'~ The Eastern Dublin Specific Plan originally considered 68 units on the Dublin Ranch North (Redgewick) property. The land use designation was amended to allow development of 4 units. This change results in 64 excess single family units than what was analyzed in the 1993 Eastern Dublin Environmental Impact Report. F. Table 4.3 in the Eastern Dublin Specific Plan will be amended as follows: TABLE 4.3 CITY OF DUBLIN PROJECTED JOBS/HOUSING BALANCE (Amended Per Resolution No. 223-05, 58-07, 37-08, 55-12, XX-12) PLANNING Dwelling Jobs Employed Balance2 Ratio3 AREA Units Residents1 Existing City of 7,100 12,210 12,000 -210 1.02:1.0 Dublin4 Eastern Dublin 1 2~ 29,424 X41 -~3 '1.2 S ecific Plan Area 14,0265 22,722 -6,702 1.30:1.0 TOTAL: "~ 41,634 3-3-~ -~9-3 0 21,126 34,722 -6,912 1.20:1.0 ' Projections assume a ratio of 1.62 employed residents per household based on ABAG's Projections'90. s The "balance" refers to the number of employed residents in relation to the number of jobs (i.e., a positive number means there are more employed residents than jobs). s Ratio of jobs to employed residents ~ Taken from ABAG's Projections '90. bUnderlying Medium Density Residential on Jordan school site not shown (PLPA 2010-00068). Up to 100 units possible and determined at PD Stage 2 Development Plan. G. Table 4.9 in the Eastern Dublin Specific Plan will be amended as follows: TABLE 4.9 FALCON VILLAGE CENTER SUBAREA DEVELOPMENT POTENTIAL Designation Acres Density Development Potential Mixed Use (~4 R 8~ 4.6 .35 FAR 70,132 sf Commercial subtotal ~4 ~ 83~35~f 4.6 25 du/ac 70,032 sf Mixed Use -Residential units ~'> 1 25 du/ac 115 du Medium Density Residential 3-3-8 10 du/ac ~ 37.0 t~> 370 du Medium High Residential ~ 20 du/ac ~ 16.7 334 du Residential Subtotal ~ -- o'er 53.7 819 du Nei hborhood Park 2.7 -- -- 9 Community Park 18.3 -- -- Open Space 3.6 -- -- Park/Open Space Subtotal 24.6 -- 1 community park 1 neighborhood square Semi-Public 4:5 -- -- 2.5 Total ~ -- 8~-3brrsf 70,032 sf 85.4 commercial 9~du 819 du 1 community park 1 neighborhood square 1 Within the 4.6 acres of Mixed Use designation, there is a potential for 115 dwelling umts. 2 Underlying Medium Density Residential on Jordan school site not shown (PLPA 2010-00068). Up to 100 units possible and determined at Stage 2 Development Plan. NOTE: The prior Junior High School land use designation has been changed to Medium High Density Residential. BE IT FURTHER RESOLVED that this Resolution shall take effect thirty days after the date of adoption. PASSED, APPROVED AND ADOPTED this day of 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:1PA#120101PLPA-2010-00068 Jordan Ranch Phase 2 GPA InitiationlCC Meeting 6.5.121CC Reso Jordan 2 gpa spa.doc l~ RESOLUTION NO. 12-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A PLANNED DEVELOPMENT REZONE WITH RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN AMENDMENTS FOR THE PROJECT KNOWN AS JORDAN RANCH 2 SPECIFIC TO FOUR SUBAREAS (APNs 985-0027-007-02 and 985-0027-006-04) PLPA-2010-00068 WHEREAS, Mission Valley Properties representing BJP ROF Jordan Ranch LLC ("Applicant") submitted applications for Jordan Ranch 2, specific to four (4) subareas ("Project Site"). The applications include: 1) General Plan and Eastern Dublin Specific Plan amendments to change land use designations; 2) Planned Development Rezone with related Stage 1 and Stage 2 Development Plan amendments; 3) Site Development Review (SDR) for Subareas 2 and 3; and 4) Revised Vesting Tentative Tract 8024. The Project Site and the applications are collectively known as the "Project;" and WHEREAS, Jordan Ranch is part of a larger project known as Fallon Village and generally is located north of the extension of Central Parkway, south of Positano Parkway, east of Fallon Road, and west of Croak Road; and WHEREAS, the four subareas that comprise the Project Site and actions specific to each subarea are described as: Subarea 1) 10.7-acre Public/Semi-Public -Elementary School site proposed for an underlay land use designation of Medium Density Residential (MDR) (6.1 to 14.0 dwelling units per acre) with conceptual development proposed at 10 units per acre, or 100 units; and Subarea 2) 7.8 acres north of Central Parkway, including approximately 5.3 acres of Medium-High Density Residential (MHDR) (14.1 to 25 dwelling units per acre) and a 2.0-acre Semi-Public overlay site, combined as Subarea 2 and proposed for MDR, or 56 units, with an underlay land use designation of Public/Semi-Public; and Subarea 3) 6.6 acres south of Central Parkway of Mixed Use to MHDR, or 109 units; and Subarea 4) 4.6 acres of a 52.7-acre Open Space corridor facing Fallon Road (north of central Parkway) to Mixed Use including 115 multifamily units at 25 units per acre and 5,000 square feet of non-residential use at .35 FAR; and WHEREAS, the proposed land use amendments and rezoning would result in a total of 964 units for Jordan Ranch which is 184 units greater than the 781 units approved by PA 09- 011,but less than the 1,064 units initially approved by PA 04-040; and ATTACtINIENT 2 WHEREAS, the Project site currently is vacant land; and WHEREAS, a California Environmental Quality (CEQA) Addendum has been prepared for the Project pursuant to the CEQA Guidelines; and WHEREAS, a Staff Report for the Planning Commission, dated May 8, 2012 and incorporated herein by reference, described and analyzed the project, including the proposed Planned Development zoning, and the related CEQA Addendum and recommended approval of the Addendum and the project; and WHEREAS, on May 8, 2012 the Planning Commission held a properly noticed public hearing on the project, including the proposed Planned Development zoning, at which time all interested parties had the opportunity to be heard; and WHEREAS, following the public hearing, the Planning Commission adopted Resolution 12-XX recommending that the City Council adopt the CEQA Addendum for the Project, and Resolution 12-XX recommending that the City Council adopt the related General Plan and Specific Plan amendments for the Project, which resolutions are incorporated herein by reference; and WHEREAS, the Planning Commission considered the CEQA Addendum and prior CEQA documents, and all above-referenced reports, recommendations, and testimony prior to taking any action on the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Dublin Planning Commission recommends that the City Council approve the Ordinance attached as Exhibit A and incorporated herein by reference, based on findings that the PD zoning: a) is consistent with the General Plan and Eastern Dublin Specific Plan as amended by the Project, b) is consistent with the purpose and intent of the Planned Development zoning district, and c) will be harmonious and compatible with existing and potential development in the surrounding area. PASSED, APPROVED, AND ADOPTED this 8th day of May, 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Planning Manager Planning Commission Chair G:IPA#120101PLPA-2010-00068 Jordan Ranch Phase 2 GPA InitiationlPC Mtg 05.08.121pc reso recommending PD rezone.DOC ORDINANCE NO. XX - 12 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING A PLANNED DEVELOPMENT REZONE WITH RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN AMENDMENTS FOR THE PROJECT KNOWN AS JORDAN RANCH 2 SPECIFIC TO FOUR SUBAREAS (APNs 985-0027-007-02 and 985-0027-006-04) PLPA-2010-00068 The City Council of the City of Dublin does ordain as follows: SECTION 1: RECITALS A. On December 13, 2005, the City Council adopted Ordinance No. 32-05 approving Planned Development Zoning and a related Stage 1 Development Plan for the entire 1,134-acre Fallon Village project area (PA 04-040). On December 2, 2008, the City Council adopted Ordinance No. 45-08 amending the Stage 1 Development Plan to establish revised standards for private yards in Medium Density Residential land use designations on the Jordan and Croak properties. On June 22, 2010, the City Council adopted Ordinance 13-10 approving a Stage 2 Development Plan for Jordan Ranch consistent with then-existing land use designations. B. The Stage 1 Development Plans in Ordinance 32-05 and 45-08 continue to apply to the Project site except as amended herein consistent with the General Plan and Specific Plan amendments, which, among other things establishes overlay and/or underlay designations in Subareas 1 and 2. These designations are related to the potential development of an elementary school on Subarea 1 and possibly portions of Subarea 2. If the school is not built, Medium Density Residential detached units are allowed. C. The Stage 2 Development Plan amends Ordinance 13-10 as to Subareas 2 and 3. SECTION 2: FINDINGS A. Pursuant to Section 8.120.050 of the Dublin Municipal Code, the City Council finds as follows. The proposed Planned Development rezoning and Development Plan amendments for the four subareas (the "Property') will be harmonious and compatible with existing and potential development in surrounding areas because: the proposed zoning amendments would allow residential development of the Property consistent with development approved for other areas of Jordan Ranch. 2. The Property is physically suitable for the type and intensity of the Planned Development Zoning District proposed because: 1) it is compatible with the overall plan for Jordan Ranch; 2) The Project will be developed under standards consistent with those adopted for other development in Jordan Ranch; 3) the rezoning and Development Plan amendments will allow the construction of EXHIBIT A TO ATTACHMENT 2 residential communities consistent with the density and character of Jordan Ranch; and 4) the Project will implement all applicable mitigation measures from prior CEQA reviews and all applicable City grading, construction and development ordinances . 3. The proposed Planned Development rezoning and Development Plan Amendments for the Property 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 because: 1) structures will be constructed and neighborhoods laid out in compliance with building and fire department safety regulations and codes, 2) development resulting from the proposed rezoning of the Property would be subject to development standards previously approved for Residential and Mixed Use adopted with Planned Development PA 04-040 and PA 09-011 and as set forth in this Ordinance, and 3) development resulting from the proposed zoning amendments to the Property would be subject to conditions of approval underthe authority to preserve public health, safety, and welfare. 4. The proposed Planned Development rezoning and Development Plan amendments for the Property are consistent with the Dublin General Plan and the Eastern Dublin Specific Plan because: 1) the Property has been designated for the requested use under the companion General Plan and the Eastern Dublin Specific Plan approved by Resolution XX-12 on XX, XX 2012, and 2) the requested zoning is consistent with this land use. B. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The proposed Planned Development zoning amendments and Development Plans for the Property meet the purpose and intent of Chapter 8.32 Planned Development Zoning District of the Dublin Zoning Ordinance because: 1) the proposed project is consistent with and implements the intent of the companion General Plan and Eastern Dublin Specific Plan amendments, and 2) the proposed project complies with the purposes stated in Section 8.32.010 of the Dublin Zoning Ordinance by coordinating future development of the Project site with similar existing and planned residential development in neighboring areas.. 2. Development under the Planned Development District Development Plan will be harmonious and compatible with existing and future development in the surrounding area because: 1) the proposed zoning amendments to the Property are consistent with development of planned communities within the Jordan Ranch; and 2) adequate hillside slope preservation, drainage, and bio-retention measures will be incorporated to prevent run-off onto adjacent and surrounding developments. C. The City Council approved a CEQAAddendum forthe Project, including the proposed PD rezoning, by Resolution XX-12, on XX, XX, 2012, which resolution is incorporated herein by reference. 2 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 to PD-Planned Development for the four Subareas as shown below: SECTION 4. APPROVAL OF DEVELOPMENT PLAN AMENDMENTS t The regulations for the use, development, improvement, and maintenance of the Property are set forth in the Fallon Village Stage 1 Development Plans adopted through Ordinances 32-05 and 45-08 and the Jordan Ranch Stage 2 Development Plan adopted through Ordinance 13-10, except as amended below for the Project area, which amendments are hereby approved. Any further amendments to the Stage 1 and Stage 2 Development Plans shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. 3 Stage 1 Development Plan for Sub Areas 1, 2, 3 and 4 Permitted, conditionally permitted, and accessory uses as set forth in Ordinance 32-05 for the residential, public/semi-public and mixed use areas identified on the Subarea 1-4 diagrams of "proposed zoning" below. Mixed Use: The maximum would be 115 multi-family units at 25 units per acre and 5,000 square feet of commercial building area at .35 FAR. The combined residential and commercial uses shall not exceed 1.0 FAR. SUBAREA 1 4 SUBAREA 2 SUBAREA3 ~r %i ~~, y rif ~ ~r~ a aid ~~r~. } ~ ~ _ pY° ~'E' ~~~~~~ ~~ ~~ ~~~ ~ ,' ~ k `~ t ~~ ~ f`S ~ ~~~ ° ~ 0) ...',f J 1 y~,) :' "~.. R.. ~d j..: 4,... ,. y., l.' ~ .... .s..~.a., ~ _ -.. -Ry. ~ TF^__ ,' , _ .r ~ ~ _. ~. __ .. ~ ~ , ~, ,~, ~a ~ ~,~_~ EXISTING ZONING PROPOSED ZONING Open Space PD-Mixed Use 4.6 gross ac. and 48.1 +/- 52.7 Acres gross ac. PD-Open Space 5,000 sf of Commercial/Retail Uses and up to 25 DU/AC Residential Uses Combined FAR maximum 1.0 (up to 115 units) 6 2. Site plan. See Subarea 1-4 diagrams in No. 1 above. 3. Site area and proposed densities. See Subarea 1-4 diagrams in no. 1 above. 4. Maximum number of residential units and non-residential square footages. As shown in table below. Amended Jordan Ranch Residential Product Type by Land Use/Neighborhood Land Use Designation Proposed Uses Neighborhood Unit Count Gross Acres Units/AC Medium Density Residential 3,200 SF Lots 6.1-14.0 du/ac (Subarea 2) 5 56t~1 7.8 7.2 Medium-High Density 3 Story Towns w. Flats Residential (Subarea 3) 6 109 6.6 16.5 Combination of .35FAR on up to 5k SF Mixed-Use retail/commercial and 115 Residential Units (Subarea 4) 1151~1 4.6 25.0 Elementary School Elementary School/ with Medium Density Medium Density Residential Residential Underlay Underlay (Subarea 1) 10013 10.71~1 9.3 Open Space 48.1 TOTAL 280141 77.8 1,~ Some or all units may be eliminated if DUSD acquires some or all of this site with underlying Land Use Designation of Elementary School. School acreage would increase accordingly. ~2~ Mixed-Use Site (.35 FAR for retaillcommercial component and up to 25 dulac for residential component). This designation provides for the combination of medium to medium high density residential housing and non-residential use, such as office or retail. Office or retail uses could include such uses as stores, restaurants, business and professional offices, and entertainment facilities. isi School site will ONLY include residential units if the School District elects not to acquire the site. 100 units is an approximate total based on size and min-point of Medium Density range. ~^~ Maximum number of units for Jordan Ranch is 964 if all 56 3,200 sf lots in Subarea 2 and 100 units at Elementary School site are developed for residential uses. 5. Phasing Plan. The 189.4-acre Jordan Ranch project is identified in two Phases. Phase 1 corresponds to Neighborhood 1 north and west of the Open Space Corridor. Phase 2 includes the rest of Jordan Ranch, including the Project. 6. Master Landscaping Plan. See Stage 2 Development Plan #6 below. 7. General Plan, Eastern Dublin Specific Plan consistency. The Stage 1 (and Stage 2) Development Plan amendments are consistent with the companion General Plan and Eastern Dublin Specific Plan amendments approved through Resolution 12-XX, on , 2012. 7 8. Consistency with Inclusionary Zoning regulations. The approved Jordan Ranch project encompassed 781 units which provided a community benefit payment in-lieu of providing inclusionary housing. This was memorialized in the Development Agreement applicable to this property. As Sub Area 2 has been reduced in units (-36) from the original approval and the number of units in Sub Area 3 have also been increased by 4 units, an overage of 32 units has been created and would be applicable to satisfying a portion of the requirementfor inclusionary housing on the additional units that could be built on Sub Area 1 and 4. In conjunction with subsequent entitlements, once the development potential of Sub Area 1 and 4 are determined, a revised Development Agreement will be executed to determine the applicant's full compliance with the inclusionary housing ordinance. All subdivision maps and Site Development Reviews are subject to compliance with this agreement as a condition of approval. Stage 2 Development Plan for Sub Areas 2 and 3 1. Permitted Uses and site plan: See Stage 1 Development Plan, No. 1. 2. Dublin Zoning Ordinance -Applicable Requirements: Except as specifically modified by the provisions of this Planned Development District Amendment/Development Plan, all applicable general requirements and procedures of Ordinances 32-05, 45-08 and 13-10 and the Dublin Zoning Ordinance shall be applied to the land uses designated in this Planned Development District zoning amendment. 3. Development Regulations/Architectural Standards: Development Regulations would remain consistent with the Development Standards/ Regulations established at the Stage 1 and Stage 2 Planned Development zoning adopted with Ordinance 32-05, as amended by Ordinances 45-08 and 13-10. However, a new category is hereby added to Medium Density Residential allowing "3,200 square foot lots" configured with front loaded garage access from a public street, as opposed to alley-access. The following Development regulations area adopted for this type of development in Subareas 2. Standards Medium Density Residential Single-Family Detached Subarea 2 3,200 sf Lots Lot Size 3,225 sf Minimum Lot Dimensions 43 feet x 75 feet Minimum Street Frontage @cul-de-sac/knuckles 25 feet Maximum Lot Coverage 50% Maximum Building Height 35 feet Maximum Stories 3 Minimum Front Yard Setbacks to living area 15 feet to porch/deck 10 feet to front of garage 18 feet Encroachments 2 feet maximum into required setback Minimum Side Yard Setback Side yard setback 4 feet minimum corner lot (setback from side street) 9 feet porchldeck 4 feet (7 feet @ corner) Encroachments 2 feet maximum into required setback Minimum Rear Yard Setback Living Space 10 feet One-story Garage 5 feet Encroachments 2 feet maximum into required setback Usable Private Rear Yard Space 400 sf [contiguous] flat area minimum dimension: 18 feet in one direction Required Parking Guest Parking 2 covered spaces per unit 1 space 4. Phasing Plan. The 189.4-acre Jordan Ranch project is identified in two Phases. Phase 2 includes the Project area. 5. Site Plan. As shown below. ~-;' I TOWN/FUT GUEST PARKING: 134 SPACES i i ~i '`.~ ~~,SITE OPTION 28 b 9 6. Landscaping Plan. As generally depicted below. 10 Coppv (h1NFf9} -.7C j b, mY~ I b, F x~ - COMMUNITYTHEMEWALL I.rm.m. I .ewa..a iLdrq. Fran Rur1, aM n xeet.ed anry mWa nA..'M`~'uR~e 4aNy ,rgdfnd d +~ 1lmmm~ b'M Wdr wwrreuad nxlvm• Axnwr n a amm,(X'..r pyr+ry iaex, •d!x padr dwy'+ fk+gp x, mr<1r aauigpr®f wit wide tlea4aM Po~urm nyAM+barl Oda. ALm hcJ~ nt wtl and mbsnnantlrr IalNn rusoCa~wr 1A-1b141, W9.daddemmr y»noY.r Iw 1[dna wntc..lMau4 (:\-IMt(g. VIEW FENCE Cknrx x4.oR ar pr.F afire dry a6w T'° 9'ra' anJ rieva m pn.ildr. Alw. ma(4nnad+l.~+YreMamM Fc~~ae+++ eorpd.i.~mrC dsn 3r'. [kapri Fsidexl aron f .~ 6 a0, vrvd lrne ysA re~k4d nis nr+opY~d x~hwa~ ~M ~aaxrflwaw+mirimurs 6'm uwrr. GOOD NEIGHBOR FENCE I~y~x f A.n. 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MIRMIE R.RY $ySftMS ? o T N Z~ .._~..<. 4 0 ~; ..,,; a ~: m~,~R,^~.,.w uaotc~-e rume ne~.ee Euwma ne~aRruer unreeHu rum UYFI~U tii6 14 tA4ACi GNFEN U/ =' µCENUTE FdNN; LOp SiPEET 441LE5 STrii: ANCESLRA'CiiYQi Ol1aEEY MAti: EWAEC SP[ik µiPAMN~5NA1Ma'tE1N~ rnArlm~NS~~Gwlx Z ~raP` ~ dpi -~, ~ '~^~ ,e.~ =. annu Anl gown=~ aaxwne!~ 7 ___ i ~ ALLEY 41Cdif5 51111: Tff UV1' aIMPENOUSE LY1(lE MFIA fANN UGNl EaEC[RIC SPK4~ 15'CAYY.9t il.K11,10.-A GOOTFNKK $TlQETIIGHiS(TOMAICH E%151IN4 POLFANO FIXnArtI STriE . I+L'd1lAN~5KIT1'OF WOIN MANi: aWK SAKS; a9PItMW4L<~SC.3$AJI]ASfbO-MN4 GNQfSiMSNFl6 IANDSCMF ~AIflE! slnra n aoPwrtAl ,rEBIMINAlY MAIElWF !Al[EIE oYlaRlt 51:4 -- I~rAl POarro Iuiall elrrPV rooaeartl. ~ ssi n+SA 3) -.. EICOVJDE aides na.AYroN ca r-lea' r.r~m+swna s oollioo siorla wra~l a raausicdalESaw _1~ YUHtl0E11lNT. ^AaAw an1oN le IXaNM@IMLniW NNR WMACQMIwI81Mi1FIALMKI3NK~LRlaN1 ....... .. .____._. .. Na40...---__--_..-_ F__ Z i Z~ ryQ Ii Z ~..... .- ~ ..~.,..Ii},4..... COIVFlt SIAGL U aU9Mi11A1 CONLE-EUAI (1Q31(iN (A~l PAII alli YCYMM lei 1'~K4' 15 7. Inclusionary Zoning Ordinance. See paragraph 8, Stage 1 Development Plan. 8. Site area, maximum proposed densities, maximum residential units and nonresidential square footages. The following table provides the acreage per land use designation and unit count by residential product type for Jordan Ranch, as amended. See Site plan for figures in Subareas 2 and 3. PD ZONING/LAND USE SUMMARY TABLE FOR Jordan Ranch (PA 04-040, PA 09-011, and PLPA 2010-00068) LAND USE APPROVED PER PROPOSED DESIGNATION PA 0 9-011 PLPA 20 10-00068 Acres Units Acres Units Low Density Residential 52.7 ac 253 du 52.7 ac~2~ 253 du~3~ .9 - 6.0 du/ac Medium Density Residential 23.4 ac 201 du 37.0 ac 357 du~4~ 6.1 - 14 du/ac Medium-High Density Residential 22.3 ac 222 du 16.7 ac 239 du 14.1 - 25 du/ac Mixed Use 6.6 ac 105 d u 4.6 ac 115 d u Semi-Public 2.0 ac 0 ac _ Elementa School 10.1 ac _ 10.7 ac _ Communit Park 11.1 ac _ 11.1 ac Nei hborhood Park 5.8 ac 5.8 ac Nei hborhood Square 2.7 ac _ 2.7 ac __ _-- s Open Space 52.7 ac 48.1 ac Total 189.4 ac 781 du 189.4 ac 964 du 10K - 12K sf 5,000 sf NOTES: A~figures are gross. A portion of acreage to be dedicated toward street is included in each acreage figure. cz> Includes the 1.5 acres dedicated for Positano Parkway. ~'~ Additional unit approved with Vesting Tentative Map 8024. ~"~ Includes 100 units on the Elementary School site. ce> Semi-Public is an overlay use within Medium High Density Residential. 9. Other zoning regulations. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project shall be governed by the provisions of the closest comparable zoning district as determined by the Community Development Director and of the Dublin Zoning Ordinance except as provided in the Stage 1 and Stage 2 Development Plans, as amended. SECTION 4. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. 16 PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this day of , 2012, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor G:IPA#120101PLPA-2010-00068 Jordan Ranch Phase 2 GPA InitiationlCC Meeting 6.5.121CC PD Ord.doc 17 T DESIGN GUIDELINES Site Development Review Phase II Amendment Dublin, California April 2, 2012 MISSION VALLEY PROPERTIES 1~ L l o..,,, ~.. ~~°" RUGGERI-JENSEN-AZAR ',~,,,,,,"'® OATES+ F_n+..in EC~s =~~+~. n. +. s. nvr.. on., ril.rii.noiY A960GIATEB REC~'IV MAYO%r DUBLIf~ PLAf~IVII~~ ATTACHMENT 3 SECTION SECTION 1 PHASE II DESIGN GUIDELINE AMENDMENT INTRODUCTION: The following Design Guidelines are amendments to the Jordan Ranch Design Guidelines which were approved along with various other project approvals on April 15, 2010. As the amendments included herein are intentionally limited, all portions of the approved Guidelines not altered or superseded by these amendments will remain in effect and controlling. The included Design Guidelines are being pro- cessed in conjunction with a series of Phase I I approvals including a revised Site Development Review PROPOSED DEVELOPMENT USES: The Jordan Ranch Phase I I amendments propose to modify certain portions of the approved Jordan Ranch plan as follows: 1) Rezoning the semi-public and immediately adjacent Medium-High Density areas north of Cen- tral Parkway and south of the school site to Medium Density Residential. This new Medium Density area will consist of approximately 8 acres and is proposed to include single family detached homes on approximately 3>200 SF lots. 2) Rezoning the portions of the project south of Central Parkway currently designated as "Mixed- Use" to Medium High Density Residential. The approved plan allows for a total of 105 units comprised of 91 Three Story Towns with Flats and 14 residential lofts over retail. The lofts and retail below would be removed from this location and the new plan proposes the development of 109 Three Story Towns with Flats in a Medium High Density Residential zoning designation. The "mixed-use" component of the project is proposed to be relocated to approximately 4.6 acres of the project site adjacent to Fallon O Road. The zoning to allow for that relocation is part of the Jordan Ranch II proposal. Separate Site Development Review and Design Guidelines would be processed in the future for that location. M~ 3) Also included in the Jordan Ranch Phase II proposal is a request to formally adopt a Medium Density Residential zoning underlay for the 10 acres school site. This proposal consists of a Stage l zon- ing amendment and is not included in these amended guidelines. Should the school district elect not to purchase the school site, the site would revert to Medium Density Residential zoning and additional entitlements including Site Development Review and separate Design Guidelines would be required. D O m [-- z JORDAN RANCH I1-1 I^••I SECTION 1 Z O F- U D LAND USE TAQLES APPROVED LAND USE TA6LE: LAND USE PROPOSED USES TOTAL GROSS UNITS/ DESIGNATION and (Neighborhood uses are UNIT ACREAGE ACRE ACREAGE PER located in Proposed Plan) COUNT STAGE 1 PD PLAN Low Density Residential 80 - 5,200 SF Lots (.9-6.0 du/ac) 172 - 4,000 SF Lots 252 52.7 4.8 (48.0 acres) Neighborhood I Medium Density Residential 107 - 4-unit Clusters (6.1-14 du/ac) (23.4 acres) 94 -Small Lot Alley Neighborhood 2+3 201 29.2 6.9 Med-High Density Residential 126 - 3 StoryTowns (14.1-25 du/ac) 92 - 3 Story Towns w/Flats 222 15.8 14.1 (21.8 acres) 4 - 4 unit Clusters Neighborhood 4+5 Mixed Use 91 - 3 Story Towns w/ Flats (96 units and a max of 14 -Lofts over Retail 105 6.6 15.9 83,635 SF of uses) 10,000 - 12,500 sfof Retail (6.4 acresl Neighborhood 6 O * The Stage 1 PD acreages total 191.7 acres. After final acceptance and dedication of a portion of the site required for Positano Parkway the actual gross acreage of the property is 189.4 PRIOR to the final- ization of a 1.5 acre dedication for Positano Parkway. That 1.5 acre dedication reduces the total site to ~I 187.9 acres and reduces Low Density Residential to 51.2 acres. ~^.~ 1_2~ JORDAN RANCH SECTION 1 AMENDED LAND USE TABLE: LAND USE PROPOSED NEIGH- UNIT GROSS UNITS/ DESIGNATION USES BORHOOD COUNT ACREAGE ACRE Low Density Residential 5,200 SF Lots 1 81 21.9 3.7 (.9-6.0 du/ac) 4,000 SF Lots I 172 30.8 5.6 4-unit Clusters 2 107 16.8 6.4 Medium Density Small Lot Alley 3 94 12.4 7.6 Residential 3,200 SF Lots (6.1-14 du/ac) (Sub-Area 2) 5 56*** 7.8 7.2 3 Story Towns w/ Flats Med-High Density 6 109 6.6 16.5 (Sub-Area 3) Residential 3 Story Towns 4 126 9.6 13. I 4 unit Clusters Z 4 0.5 8.0 Combination of .35 FAR on up to 5000 SF retail/ Mixed Use commercial and 115 115***** 4.6 25.0 Residential Units (Sub-Area 4) Elementary School Elementary School / with Medium Density Medium Density 100** 10.7*** 9.3 Residential Underlay Residential Underlay (Sub-Area I) Community Park I I .I Neighborhood Park 5.8 Neighborhood Square 2.7 Open Space 48.1 TOTAL 864**** 189.4* * Previous Stage 1 PD showed 191.7 total acres. Acceptance of a portion of the total area required to be dedicated as right of way to Positano Parkway reduced total gross acres to 189.4 as shown here. Final acceptance of all Positano Parkway right of way will further reduce gross acreage to 187.9 ** School site will ONLY include residential units if the School District elects not to acquire the site. 100 units is an approximate total based on size and min-point of Medium Density density range *** Some or all units may be eliminated if DUSD acquires some or all of this site with underlying Land Use Desig- nation of Elementary School. School acreage would increase accordingly **** Maximum number of units is 964 if all 56 3,200 SF Lots in Subarea 2 and 100 units at Elementary School site are developed for residential uses. ***** Mixed-Use Site (.35 FAR for retail/commercial component and up to 25 du/ac for residential component. This designation provides for the combination of medium to medium high density residential housing and at least one non-residential use, such as office or retail. Office or retail uses could include such uses as stores, restaurants, business and professional offices, and entertainment facilities. z 0 U D O m H z JORDAN RANCH ~1-3 U^~ SECTION SECTION 2 GENERAL DEVELOPMENT STANDARDS The following development standards apply to the various neighborhoods within Jordan Ranch. This community is planned to provide both single family and multi-family housing through a variety of neigh- borhood styles. It is 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. These standards shall supplement those found in the table of standards and plan requirements in Dublin's City Ordinance. 4.6 acre Neighborhood Key Map JORDAN RANCH X48.1 acre Open Space. 11.1 acre Community Park 10.7 acre Elementary School Z.7 acr Nbad Square Town/Flats Town/Flats ~ Low Density Residential Med-High Density Residential D 5200 SF Lots 3-Story Towns 0 4000 SF Lots 0 Town/Flats Medium Density Residential ~ Clusters ~ Small Lot Alley ~ 3200 SF Lots Mixed Use D Mixed Use Parcel '5.8 acre eighborhood Park W C F" U W E' r U a SECTION 2 SITING CRITERIA It is important to create a street scene that provides visual quality and variety: SINGLE FAMILY NEIGHBORHOODS Visual quality and variety can be accomplished by siting homes with varying setbacks, reversing plans so that garages and entries are adjacent to each other where possible, and providing architectural massing relief through porches, bays and other single story elements along the street. Where sides and rears of homes can be viewed from streets or open space, articulation of these elevations is important as well. This can be accomplished by providing architectural massing relief through varied setbacks and by pro- viding both one and two story elements at these locations. VARIED BUILDING VARIED ROOF TYPES & MATERIALS ~ ~ PITCHES ~ 4'-0" MIN. l I Single Family Massing Diagram u~ m a U W [." Z U a TYPICAL INTERIOR LOT 3200 SF Lots USE OF ONE & -' PROMINENT FRONT TWO STORY ENTRY AT EACH ELEMENTS ELEVATION ' 4'-0' MIN. _- ---f- ~z b~ 4'-0' MIN. - I JORDAN RANCH TYPICAL CORNER LOT SECTION 2 Medium Density Single Family Site Development Standards 3,200 s.f. Lots Typical Lot Width 43' min. and above Minimum Lot Size 3,225 s.f. Minimum Street Frontage width @ cul-de-sac/knuckles 25' Maximum Lot Coverage 50% Maximum Building Height 35' Maximum Stories 3 Minimum Front Yard Setbacks Living Area 15' Porch/Deck 10' Garage 18' Encroachments 2' max. into req'd. setback Minimum Side Yard Setbacks Yard Side 4'-0" Corner Lot 9' Porch/Deck 4' (7' @ corner lot) Encroachments 2' max. into req'd. setback Minimum Rear Yard Setbacks Living Area 10' One story Garage 5'-0" Encroachments 2' max. into req'd. setback 400 s.f. min. flat area Usable Private Rear Yard Space min. dimension: 18' See note 5 Required Parking 2 spaces covered Guest Parking 1 space Notes 1 Setbacks are measured from the property line 2 Third stories must be tucked below the roof line into attic space 3 Encroachments may include window bays, chimneys, furred columns or walls, A/C units and other architectural projections. A minimum of 3' clear passage must be maintained for emergency responders. 4 Guest parking shall be provided on street 5 Per City of Dublin Medium Density single family ordinance, a minimum of 50% of homes must have their own private 400 sq. ft. minimum yard space. The remaining homes must have common open space provided. JORDAN RANCH W C'. ~- U u~ F- Z U a SECTION 2 w m H U w F~ Z U Q ARCHITECTURAL DESIGN STANDARDS The purpose of this section is to provide guidance on the architectural design and massing of the vari- ous homes and buildings within Jordan Ranch. Care and consideration shall be given when plotting specific home plans on specific lots to insure a variety of massing, color and material variation within the project. Items listed below are amendments to the approved Design Guidelines. For additional Architectural Design Standards, see approved Design Guildelines. MULTI-FAMILY NEIGH[30RHOODS • Mixed Use Lofts: 2 unit plans 1 building plan 1 elevation style • 3 Story Towns/Flats 6 unit plans 3 building plans 2 elevation styles each • 3 Story Towns 3 unit plans 3 building plans 2 elevation styles each SINGLE FAMILY NEIGHE30RHOODS • Small Lot Alley: 4 floor plans 3 elevation styles each • Clusters 4 floor plans 2 elevation styles each • 3200 SF Lots 3 floor plans 2 elevation styles each • 4000 SF Lots 5 floor plans 3 elevation styles each • 5200 SF Lots 3 floor plans 3 elevation styles each ARCHITECTURAL TREATMENT See approved Design Guidelines. ARCHITECTURAL STYLE GUIDELINES See approved Desing Guidelines. 2-4 JORDAN RANCH SECTION SECTION 3 STREET TREE DIAGRAM f r _J -ti .EGEND ACER RUBRUM YIRMSTitONG -Scarlet Maple ~ CELTIS OCClDENTALIS - Hsd~beny ~~ CNITALPA TASNKENTENSlS - Chitalpa ~+~ FRAXINU5 ANGUSTIFflLW 'RAriVOOd' - Raywood Ash ~ LOPHOSTEMON CONFERTUS - &ah Box ~ PYRVS CALiERYANA - Flowering Fhar eaaaa~ ROBINIA AMBlGUA 'PURPLE ROBE' - Purple Leant ~ TILIA CORQ4TA - LitW Lat Linden ~ ULMUS PARVIFOI.IA'ORAKE' - CAinese Elm JORDAN RANCH W C a U y D z a a SECT[ON 3 OPEN SPACE INTERFACE DIAGRAM ,_ .. _- __ ~ ,~ - ,_ _ i ~ - __ . ,7 ;` ,, w c a U ti D Z a J `. ~~ ~., :, ,, i r r ii +i r l f r j J j ~~r~~~~fi~'l~`r'~t r~ ~~ ?. ~~ Lots Which Recquire Open Space Interface Fencing ~:- ~~ JORDAN RANCH SECTION 3 ENTRIES COMMUNITY AND NEIGHI30RHOOD ENTRIES A hierarchical system of thematic landscape monumentation has been developed for the Jordan Ranch property to introduce the community image and enhance the proposed architecture. The monuments reflect the ranch character of the site while complimenting the existing entry elements at the adjacent Positano neighborhoods creating a seamless blend between the two developments. Key neighborhood entries have been identified on the diagram below. Each of these entries includes one or more of the monuments with thematic landscaping to highlight each area. ana Entries JORDAN RANCH w a U D z a .~ SECTION 3 w c a U D Z Q .~ ENTRY AT CENTRAL PARKWAY AND SCHOOL LOOP ROAD TERTIARY MONOLITF WITH RAIL FENCE SECONDARY MONOL WITH RAIL FENCE AOGENT TREES AND COLOR PERENNIALS SECONDARY MONOL WITH RAIL FENCE CEN1fdAl IWMIW~YB iN11~lONMAK g9VE klkVhllUN iECONDJLRY MONOLITH VIIITH RAII FENCE JORDAN RANCH SECTION 3 COMMON SPACE COMMON NEIGHQORHOOD OPEN SPACE The design of the higher density neighborhoods within Jordan Ranch provides a series of common open spaces that are intended to serve the adjacent residents. These common areas will provide a range of passive and active recreational opportunities for the neighborhood residents separate from the City parks that will be available within the Jordan Ranch development. Not only do these spaces expand the amount of usable exterior space provided for residents, but they connect the neighborhoods to each other creating a visually cohesive community. The design of the common areas is intended to encour- age pedestrian activity and interaction between residents. Examples of common open space design are shown on the following pages. ~..^ ~ ~~ 1~ `~ k 1 1 i r 1 r .~ ~, t~ ~4 1 JORDAN RANCH w a a U A Z a .~ Common Neighborhood Open Space SECTION 3 W C a U h D Z a .~ TOWN COMMONS The common open space within the town neighborhood provides passive recreational space and a con- nection between the individual units and the public sidewalks. Landscaping is provided between the main pedestrian paths and porches to give a sense of privacy to residents. The lawn areas expand the space and a center garden visually breaks up the building mass. Connections to adjacent open spaces are highlighted and paths are provided between buildings to encourage pedestrian activity. l~dsCaPe hub-aut te> signal acrxss m cc~wr~n arse, use flv+n~ehr~ tames. evar~rewl shrubs and adwr c~ior plartrtj eo hs~ll~ht aorr~n "~' `--_ Ned254riafl COIIf1ECdO1M - tO,7d~7C~BtK CiD171fIM11W[~/ _F_~~~ f f ~_ Connetc k~tt 44 [ pAth P'!an ar other spedaf Ieadu~e ~ Central with 3petid prAr-S end 11~+''erin6 troos 1J Town Cc~nmon~ ~-L. _ .. ~ . ~~ ; i _ _ _ .r JORDAN RANCH -, ~ J ~~i ~`~ ,yc~ ~7 ~ ! I, - ~ ~ _. J~ SECTION 3 TOWN/FLATS COMMONS The common open spaces associated with the town/flat units have a visual character which reflects the more urban nature of the neighborhood. Pedestrian paths and small plazas are used to visually dis- tinguish each space providing individuality to each block. The design of these spaces are meant to be visually distinct from the upper floors of the units. Provide gathering space witF trellis, bench, color planting and accent trees JORDAN RANCH w a Q U A Z a a SECTION 3 TOWN/FLATS COMMONS Provide gathering space witF trellis, bench, color planting and accent trees w a a U 0 z a .~ 3-8 JORDAN RANCH SECTION 3 NEIGHQORHOOD SQUARE The Neighborhood Square is a central open space with flexible areas to cater to different users in the community. Three points of linkage with the adjacent residential units are defined by entry portals. 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'C ~ 3 y ~ ~ y y la ~ a ~ u c vl d ~ N c y ~ ~ ~ v C 01 d ~t ao ~ n a C7 w z 'u. ~" LL a ` « w Y ~ a ~ ~ ~ ;° .3 d I_ o. •~,-~ m y c .~ ~ N = n ~ c d c rna•y ~ 1`a L 'a m n a m n m ~~' c~ ~a ~ m ~ m a yll ~ ~~ Q ~ r ol+~~ x a •3 ~ u~ « p"' ~ C O c mC.~ x n. ` m mop a ~o m z ~ ~ ~ v ry. m O W .yr Q ~ O. ~ d O. ~ r ~ ~ V 1L~0 m ~ IlJ l0 •Q m C. o N (n .•. ~ •+ > m If1 y~.r O.N J ~U' H ~ V N~ C7 Nv ~ dv J C9U~ H ~ V N~ ~ o° F- ~_ Q U I I i _ i - - \/ O A/1133a1S ~~nT -i I I Lil 1 O O L F oOOHr`10°H'Jf~f~~ > 3 I ~ 'I ~ 3 F I w W I I ~ ~ I I -1 ~ ~ y J I I I I I I I I I I l I I ~ J I I I i ~ 2 W - U I ~ I 1 i 1 - - - _ I I dN dN dN N dN avow -IOOHOS II II I I ~i I ~ I ` o I 1 o c~ m I I C7 Ltl T 1 I I I I r II I I v O U C7 v w Pf 3/11ad +++++ O l 133a1S I I Ltl I ~ I ~ 1) Ll t7 0 S O ~n _L I C7 I W I I x~~~ ,~~_~~vnwwoo w 0 I I I I I I I I/ i W C> HH 3A1a4 ~~~ ~ ,~ ~ w .7 y •'I T h +< °° 9: ~ ~ -w, '~'~- ~ I --sz-~ V o ~ x ~ ~O ~ " (' a a h O ~ ~ ~ 'S~11'~3dO~Id'A'37`~ad~1'f~[OISSIW . `o` _,._.. ~ a v ~ mi ~~ O m R b~ `N~~ena N- II 3S~Hd - H~N`d2~ N~Q~IOf _ ~ > a W O v~i z d a c m m .~ ~~ E ~ ~ ~ ~ c m ~ c£ E . v ~ ~ o m ~ v C ~ moo aag w c °~ ~ ~ w ,~ _~ c 'f` c a ~ m Y a ~ ' ~° an ~ a 3 c$ ~ c ~ 2 ~- °' ~ 0 ~°a, = x '° o ~ r rt m 'o m , c~ t ~o a c a ~° € w ~a m ii ii ' a m w e ~ u c ~ m~ ;~ c ~ u. p ~ to m~ ' E~ . E ao a ~ ~ 0 C ~ ( ~ .~+ o O l0 y C ~ L '~ w ~ "~ ~ .$ O K Z m J ~ Z , ~ r ri a x a U rn N ~ ~ ~ ~ ~ ~ ~ ~ ~ m / -- - -- O /1A 133!!1S ~ - v N N ~ I I I n ~ I N N N I d I I I ~ I I I N N ~ I M ~ I I ~ N ~ I I I ~ I I N N I l tl > roi 3 `n I }- ~ > I N I 3 I F I W W O ~ I ,%~ o I ~ ~ co ~, o ~ ~ a~ I 3 U I Y ~ I I N n ~ m ~ I I M I I d ap I J Q ~ ~ ~ ~ `~ I I I I I rn W ~ ~ n J I V I 0 ~ - ~/ M ~ ' - - ~'] ~ I ~ ~n ~ M N I u7 n - - I I I I E OOOH2f08H`Jf~fv ~ ~~ ra ' O I o O ~ I ~ I _~ Z I I x a a U Q Zb W o Q ~ O o O 0 m m 1 133a1S t, ] CJ T C] C~ T W Z N O ~ ~ p m m O7 ~ 33 3A1!!a ~ ~ ^ D N ~ ~ m ~ M x~~d ,c.~ff~nwwa~ Z Lt] T t] e~ a 3 Q ~~~~ a,~~~ w .+ N h W ` ~ ~ Ot ~, ¢ S311~i3d02~d ~3'1'I~A NOISSIW ~~ `Nr-~ana Ni ii 3S~Hd - H~N~~i N~a~IOf ~_ Q O U 0 p~ N ~ N r7 ~ ~ ~ N ~ ~ ~ ~ Q Q Q Q Q Q Q Q ~ - - w Q ~ ~ O AA 133a1S ~ Q Q ~ N A Q •- ~ Q ~ I I O N N ®, I I Q N I ~ Q I I I Q ~ N ®® I Q M I a Q v I I I I Q ~ N N®/ N Q ~ I ~ I ~ Q I I W ~ Q ~ ' Q o F- I N•® 3 3 W I Q ~ I I _ UJ I W N Q r~ ~ ®, I ~ dt I I I Q~ O ~ Q I U rn I O I O I O ~ I ~®® I Q ~ I ~ Q Q r~i n ®., ~ I Q rn I I I I _ O ° M Q / Q r7 Q I I ~ Q I E ~d~H?JCJ°H'Jf~N Q Q Q Q Q I N c0 ~ ~ N7 •- aeoa iooHOs - - I I I C I C1 I o I ~ I 0 z I ~~ w I z ---r-, } Q 3 Y Q a J Q F- Z w U W u o z N Z ~ oe ~ C °o ~ u ~ O ^ o Z Vf -~-Z~ ~ e ~ ~„ a O 0. z° W C `O ~' w _ w O m W W __ u~ _ ~ Z F ~ H Q W w 2 1° W l 133a1S L~1 1 1 Z m _~ ~7 L~1 7 7 133a1S 0 0 w 0 m .F/ ~~ fq O d Y ~O l0 3 r r w y d m~ O O tt y a '~ O ° ° '~ c ,O N K O ~ti d v W W ~ ~C O~.g Ot t ~~Y ~ m _ C ~3 W ~3 a ; i y o ~~ ~ 3N a~ Jm v JMO >+•- ~fA ~ m ~ m m Q ~GI O V.i HOC L V Ott u..o w Q w u. Q ^ Q 9C H C ~ ~ V v O y ~ ~+ LL ~ ~"~ C M f/1 m X t0 ~ a~ ~ C '~'' t tN °~ `p m 0 m t V ~m~, a .m 3 Z V o~~ ~ ~v m ~ ~ i £ C ~ ~s ~ ~ O ~ t ~ H V l0 ~ . y « ~ a mw m 3a o p o ~, ~, ~ ~ o H ~ ~10 f- ~ V ~ ~ • _ = tt ~ Z H M l0 ~ ~ T ~ ~ O p_N N N a ~o Y9 - ~~~ a a a ~~~~ ~l~~ Z q r 2 ~N h ~~ + ti &' '~'', ,. S311~13d02~d A3'1'1~l\ NOISSIW `O` A ~a ~v~-~ena N~ II 3S~Hd - H~N~~[ N~a~iOf • C 00 N C o :iy 'd C °~ ~ A pj T d 47 W ~ A a m °' d a ~ o ~ ~ o ~~ c 4., w ~ • ~ ~ m ,cy ~ d m o p, C ;.. ~ ~ m w o °i ~ ~ ti ~ cv °' ~ w ... m r. ~ ~ V d •+ O 0~ F'i ~ b H .-. ~ y x r . y m p d .d ~, .y O ~ d S m o b m ~ ~ b •ei ~ ~• O R1 ~ b ~ G ,~ ~ +••` ~ DO '~ ~ w A yeO U .a ~~'~' ~ ~ .L'. t0 .~i ~ 00 FOi A y C~J ""' .iy m Nt' C ~ ~ o V V m i d ~ H ~.. `~ ~.G U w ,q N _ °~ ~~' F m 0 d A Q C e0 y 0 1. 'O `~' tl T '~ y c7 m .-~ '~ O .~ ~ O .mi .OJ • ~ '' a , o ~ o ~ o ~., ' a ~ x m ~ . _ ~~ C w y N ~ L'. U CJ N C7 .C 'O b ..+ d .d ~.. m m O~ ~ m v/ ~ ~ ed W d ,~ d ~ a ~ 00 G ~ n A o ^ U 'w >e p "'y d W V O 'O • '~ y N O. y I ~ 'k m q ~ au. ax,~ E>' ~ ~; and 'o C ~ ~ C C I d u o d ... F b ~ w o .°., o W w° ~~ ~ .°d 1 0 I Z ai ci ~r u:i ~ E uEjd ~ O . ,.~ w ~ - Z O z UEjd ® O Q~ ~ '"~ M .~ ~ j UEjd ® O Q~ U U d _ ~ u C o p y N A ~ C a F. ~ o = U e`°a.JC d O v T! y ~, i C U S-. m O td 00 ~ '' ~ ~' td ~C b [ ~ d b J (~ ~'~'~1 Q~ ^ 'ate ~ ,F~7 ~ .~i m pp C 'C7 ' ~. e ~1 ?~1 U~ W ~ , O. p, F ~ C a> ~ ~ ' n O C SC C J '""~ ~ 1 ~"") ~i [ ^ y C . U O F" y~ p 7 U fO.i ~ . ~ . ~id O y u O ~ ,~ to . ~ P m A m ~~ Ul 00 C ~m C~ o _ A m 'cY O ~ U eF U ~ p' ~ /1 ` W ~" O p~ ~ N 'q O .w f. m U r„[ ~ ~ y df m C ~y m A :w C .ai °' m y m Y x x v e ''""~ a :° °' ~ ~ OC ~ al`i ~" qi q W -~ ~ F+-1 . ~ iy o cm0 d~ . a i . + a y ~ q m m N ` ~ O ~ R a a o /'1 F-~I a p ... 'm ~a o m :a v C ,v p •~, m m m .a y O ~ ea d ~y d ~ b U U V a ~I W +~ W S V O ,d ~ p L .Lj w N ~ C C f.' w ~ F •i O etl G N f v' x N y + . 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Y W} + ~ / d' ' ~ °o ~' S311~13d02~d A3'l'lbA NOISSIW °` ~1 ~~ `rv~~ana N~ II 3S~Hd - H~N~~I N~a~lOf O L) - - O All 133a1s ~~~ w i i ~ ~ ' ~ O ~ ~ W ~ U F - U~ ~ to I - - _i_ / \ _ - avow ~ooHOs - - I ~ I I £ C100H?J08H'Jf3f~ I ~r ~ ~ o i o 0 m i ~~ Lei i I I } Q 3 Y Q a J Q F- Z W U a M a o ~ O T ~Z-.~.. c~ ~~ V ~ C MM ~ ~ _~ doh o° a" _ Yx ~ s OC NN C7 (,~ O ~ d m N m lV N Q W ~ J o Q ! Q W ~ 1~ ~ N Z Q ~.) 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E j m J ~ OQC ~ N Z g _~ L a k= W W co .~ H to W iu ~ (, f- F=_ y ~n 8 a F- J UW Q ~ C r W W ~o \~~ .\~ ~. ~,L~ '~ N: Q ~ A Z ~s"c~ ~ N- W FF- 1~- m 4 w r ry,. w H .~, a ~ . J Q - ~ ~Y + ~ ~ ~ ~ a rc ~ t7 Q i~ ~ ' o Q -'~ °' 7~dA NOISSIW I S3Il~i3dO~ld A3 N == `dIN~lOdl-i~d0 `NI-lafla NI I-I~N~I N~'a?~Of ~ ~~ Q ~ Q m J V W Q V v~i ~ °.~ w •• J ~ Z ~ I ¢C OOc ~ G C W a 2 ~ 0 ~ Gw~ w m ~ V ~ N J a W J Q CZ ~CC N C G Z O ¢ w W W W ~ ~ Z V w ~ ~ ~ J = ~ V V w J ¢ O N } W J Z N M ~ M O tDrjZ ¢ - ~ H ~ V ~ w V ¢ O a ~ ~ W J Z H ~ ~ J O ~ mC~ ~ 7 J U LL W V ¢ O a ~ ~ W J Z H `~ m 0 m V ~ ~ U V ~ w v ¢ O a ~ ~ J W O Q U t~ _.•..>. N J W Q Q W H Z rn ~~a J W ~ W ~ w ~ ~ O w w H ~ N ~ ~ H V Q J ~ ~ H V1 W ~ J J ¢ d ~_ ~ Z l!1 ¢ N N W U W a owc ¢ ~ ~ ~ 0 ~ g O f J ~ ¢ O a ~ ~ W w U ~ ~ V ~ w W d N U N Q ~ Z ~ ¢ a ¢ J ~- Z 0 ll1¢O N '.~ ~ J Q Q " 4 M Z W yq`, ~ Z W J W 9P-` _ Q a <J ~ w 0 ~x. 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J ~ ~ 1 M Q ~ \ ~ J Q Z O G ~ O ¢ ~ ~ _~ ~ N m tJi~ O N gym= W X~Z cv O = v .~ Oo J ~ H W Q '- d U= w d M Z v i i m o ~ v Q V ~ ~ n a ~ ~ F S °m n a n n i ~ ~ Zw 3~ z ~ o -- O w ~ z Z~ z . m ~ ~ o m ~ w s<~ a ~00 LL~s ~ ~~ ~ m ~ 7 c~ ~_ ~~ s~~ ~ ~s ~ ~ ~s W ~~~ ~ ~~ ~Q inn _ n 0 z ~ gg~ o ~~ oLL ~Z ~~ ~ ~~O ~O ~ ,. ~ 5 ~~~ ~ ~~~ ~ ~ i ~~°.o n m Q 8n o P t X eO $QO ~n O ~ z o ~@ g M ~~~ 5 Z ~~t ~ 0 o~c~ ~ z ~~ ~m~ ~ - ~ p~ W S Q°o `ioO J O Q Z o 3 p~ ~ < 5 m ~~ Z z ~~~ l` ~ * x $av o r ~ - Z w ~ ~ 00 O _ Q p ~ O LLO OZ" u~ V J _ g m ~ ~°= -~~ o ~ ~ m ~t ~ ~~= ~ o ~~ ~_ °~ O 1 x O m O Q nLL jj z ~ ~ O u o 0 Z "' U W -- .O~,SL ~ ~ III~~~~I~~~~~~~~~~~~II~I~ ~If~~~li~~~~~~ a b r' b b e W i ~' a n ^~ t~ D Q ut5ri S311a3dOad A3-1`7dl\ NOISSIW dllvao.~l-Ido `NI-lsna IVI I..I~H~r~ NbQ210t` ~~ .5 y H ~~R~ a W ~l~~ Z Z W 3~ Q ~ ~ J a i o K Q ~ ~ m ~ ~ ~~ N m Q a N gym= XiiZ cV O ~ ~ ~ ~ ~ ~ H W F ~ _~ d lh Z N o Vn r- m Q ~' I CK+ ~ ~ ~ K' a d ~~~~ ~~ ~~ ,~ ~ ~ § ~ as 00 -~ O b a b o c°P ~r:$V ~I hbv+§§ bbb r ~ ~ ~ N ~ ~ o ~~~ 5 < ~~` ~ ~i ri, ~ 0, .. ~ v, N g$ .. fo 71', ~kNd °` ~~~ ~ zOo ~i °V`~o a~ ~z ~' ~~ o o ~ a~ o o Wg 0 z O (~ U V Z o Z ~d ~ V Z m O J ~_ J Q d ~ -- .o-.e i 4+~-... 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S3112~3d02~d A3'7`I~dl\ NOISSIW dlNao~l~do `NI-lana NI I-I~N~~I N`dQaOt' Z ~ J Q ,o a J ~ ~ \ N a Z ~ z o 30~ O=~ m ~~ 0 ~ N ~ X ~ O =W ~ N W Q d w~ M Z P~il _ V' in u- '', W r K'~ a a ~~^ 0 O a ~ §§ ~ § § § i ', 0 O O O ~~~? ~~ z b n. _ _ a~ Z V V V ~V < a V i •~ §~o ^~a §oc~ r8u I r §§§§§ §b§ aNa ~,a~ § § ~ _ it _ ~Q ~ ~~ o Ni ~~, W ~ ~ U ~ V ei ~ y o~,Iq O a Ny Z? ~ ~ ' ~ ~ r O zz ~~~d °La~~Q ~~ w z ~' g p O Owp ~Z VOo ~~ gz ~ i ad'Q ' ~a' ~ o` , i ~ ~- n Q°~ u~ z~ o ~ f o ~! 0 0 W o V 4Z J d Z 0 m J N J Q Q a. ~.-.~_ ~ 1 ~~ _ ~., , J o ~ - -- ~ I ~_ ~ _ -- - - ~ ~ __ - __.. ~ ~~,.- _ ~4 ~ - ~ ~ ~~^ I L ~ ~ ~ ,A-,91 .a ~ - \ ~~. p Y .1\ k L ~^. ~T K ^~~ L--~ x 19: ~~ ~;i + i ~ - _ _... _ ___.. .. ____... ~ 1 \ i 'I _ w O 'y r > ~ ~~' e /k / ;: ,`y ~ ~ „ ~ - , i _. -... 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The portions of Subarea 2 not developed for school uses are subject to the Medium Density Residential land use designation and related PD zoning; and WHEREAS, the Project Site and applications collectively define this "Project" and are available and on file in the Community Development Department; and WHEREAS, Jordan Ranch is part of a larger project known as Fallon Village and generally is located north of the extension of Central Parkway, south of Positano Parkway, east of Fallon Road, and west of Croak Road; and WHEREAS, the Project site generally is vacant land that has been rough graded in connection with prior approvals; and WHEREAS, on May 8, 2012, the Planning Commission held a public hearing and recommended that the City Council adopt the CEQA Addendum, adopt General Plan and Eastern Dublin Specific Plan Amendments for the project as stated above, and adopt Planned Development (PD) Zoning with related Stage 1 and Stage 2 Development Plan amendments (Resolutions 12-XX, 12-XX, and 12-XX, respectively, which resolutions are incorporated herein by reference); and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and ATTACHMENT 4 WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Site Development Review for Subareas 2 and 3 and the revised Vesting Tentative Tract Map 8024; and WHEREAS, the Planning Commission did hold a public hearing on said application on May 8,2012, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission did hear ,and use independent judgment and considered the CEQA Addendum and prior CEQA documents, all said reports, recommendations, and testimony hereinabove set forth prior to taking any action on the Project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said proposed Site Development Review for Jordan Ranch 2: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project will not undermine the architectural character and scale of development in which the proposed project is to be located; 2) the project will provide a unique, varied, and distinct housing opportunity; 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designation of Medium Density Residential for Subarea 2, and Medium High Density Residential and Neighborhood Square for Subarea 3; and 4) the project complies with the development standards established in the Stage 2 Development Plan. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the existing site layout and subdivision mapping and blends well with the surrounding properties; and 2) the project complies with the development regulations, as amended, set forth in the applicable PD Ordinance. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the project augments available housing and residential product type in the vicinity; 2) the size and mass of the proposed houses are consistent with the lot sizes and other residential developments in the surrounding area; and 3) the project will provide a more complete street scene. D. The subject site is suitable for the type and intensity of the approved development because: the proposed homes to be developed on the property meet all of the development standards established to regulate development in the Project overall as referenced in the approved Stage 2 Development Plan, as amended. E. Impacts to existing slopes and topographic features are addressed because: 1) the infrastructure is under construction including streets and utilities, 2) the project site will be graded in accordance with the related Tract Map for the Project Site, and 3) 2 retaining walls will be constructed to establish the required lot size and building envelope. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the d~velopment will be similar to homes already being constructed in the general vicinity; 2) the proposed houses will utilize architectural styles from previously adopted Design Guidelines, Architectural Standards, and development regulations consistent with development planned and approved for Jordan Ranch and Fallon Village overall; and 4) the color and materials proposed will be harmonious with colors and material approved and being utilized for residential areas within Jordan Ranch.. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) all perimeter landscaping, walls, fences, and hardscape are proposed for construction in accordance with the PD zoning for the Project; and 2) the project front yard landscaping and sideyard fencing is consistent with other developments currently under construction in the vicinity and conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclists, pedestrians, and automobiles because: 1) all infrastructure including streets, parkways, pathways, sidewalks, and streetlighting are proposed for construction in accordance with the PD zoning for the Project and provide connectivity between the subareas and between the project and other areas of Jordan Ranch; and 2) development of this Project will conform to the major improvements already installed allowing residents the safe and efficient use of these facilities. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding the Revised Vesting Tentative Tract Map 8024: Vesting Tentative Tract Map 8024 A. The proposed Revised Vesting Tentative Tract Map 8024 is consistent with the intent of applicable subdivision regulations and related ordinances addressing the Project Site. B. The design and improvements of the proposed Revised Vesting Tentative Tract Map 8024 is consistent with the General Plan and the Eastern Dublin Specific Plan, as amended, to allow Medium Density Residential for Subarea 2 and Medium High Density Residential and Parks/Public Recreation for Subarea 3, and are consistent with nearby residential neighborhoods designated for this type of development. 3 C. The proposed Revised Vesting Tentative Tract Map 8024 is consistent with the Planned Development zoning approved for the Project through Ordinance XX-12, and therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Revised Vesting Tentative Tract Map 8024 will have adequate access to major constructed or planned improvements as part of the Jordan Ranch and Fallon Village project-related improvements. E. Project design, architecture, and concept have been integrated with topography of the project site created by the proposed Revised Vesting Tentative Tract Map 8024 to minimize overgrading and extensive use of retaining walls. Therefore, the proposed subdivision is physically suitable for the type and intensity of development proposed. F. The Mitigation Measures and the Mitigation Monitoring programs adopted with the Eastern Dublin EIR and the Supplemental EIRs would be applicable as appropriate for addressing or mitigating any potential environmental impacts of developing the Project and Project Site, as documented in the CEQA Addendum. G. The proposed Revised Vesting Tentative Tract Map 8024 will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. H. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve the Site Development Review for Subarea 2 (Jordan Ranch proposed for 56 Single-Family detached residential units in the PO-Medium Density residential zone) and Subarea 3 (Jordan Ranch proposed for 109 multifamily units in the PO-Medium High Density Residential zone), as shown on plans prepared by The Dahlin Group Architecture and Planning; Ruggeri-Jensen-Azar Engineers, Planners & Surveyors; and Gates + Associates Landscape Architecture dated received April 24, 2012 subject to the conditions included below. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve the Revised Vesting Tentative Tract Map 8024 for Jordan Ranch for as many as 964 units prepared by Ruggeri-Jensen-Azar Engineers, Planners & Surveyors dated April 2, 2012 subject to the Conditions included below. CONDITIONS OF APPROVAL: Unless stated otherwise. all Conditions of Approval shall be complied with prior to the issuance of buildina permits or establishment of use. and shall be subiect to Plannina Department review and approval. The followina codes represent those departments/aaencies responsible for monitorina compliance of the conditions of approval. rpL.l Plannina. rBl Buildina. rpOl Police. rpWl Public Works rp&CSl Parks & Community Services. rADMl Administration/Citv Attornev. rFINl Finance. rFl Alameda 4 County Fire Department. rDSRl Dublin San Ramon Services District, rCOl Alameda County Department of Environmental Health, rZ7l Zone 7. :NO. Agency When Required, prior to: Source CONPITIONS OF APPROVAL 1 . Approval. This Site Development Review approval is for the construction of Subarea 2 (Jordan Ranch proposed for 56 Single-Family detached residential units in the PD-Medium Density residential zone) and Subarea 3 (Jordan Ranch proposed for 109 multifamily units in the PD-Medium High Density Residential zone) within Vesting Tentative Tract Map 8024. This approval shall be as generally depicted and indicated on the plans prepared by Ruggeri- Jensen-Azar and dated received April 24, 2012 on file in the Community Development Department, and as specified by the following Conditions of Approval for this project. Approval is subject to the City Council adopting the CEQA Addendum, General Plan and Eastern Dublin Specific Plan Amendment and PD Rezone. 2. Time Extension. The original approving decision- maker may, upon the Applicant's written request for an extension of approval prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the particular Permit. 3. Compliance with previous approvals: The Applicant shall comply with all Conditions of Approval for Jordan Ranch as approved by the Planning Commission, Resolution No. 10-25 on May 11, 2010, except as modified by the current Project approvals. 4. Permit Expiration: Construction or use shall commence within one (1) year of Site Development . Review (SDR) approval, or the SDR shall lapse and become null and void. Commencement of construction or use means the actual construction or use pursuant to the approval, or demonstrating substantial progress toward commencing such use. If there is a dispute as to whether the SDR has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrentl with revocation proceedings in 5 PL One year following approval date Standard PL On-going Standard PL One year from approval Standard NO. ......,' Ag.ency CON,DI:FIONS OF APPROVAL", .' appropriate circumstances. If a SDR expires, a new application must be made and processed according to the requirements of the Dublin Zoning Ordinance. 5. Revocation of permit. The permit shall be revocable PL for cause in accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Required Permits. Applicant/Developer shall comply PL, PW with the City of Dublin Zoning Ordinance and obtain all necessary permits required by other agencies (Alameda County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, State Water Quality Control Board) and shall submit copies of the permits to the Public Works Department. 7. Requirements and Standard Conditions. The Various Applicant/Developer shall comply with applicable Alameda County Fire, Dublin Public Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 8. Modifications: The Community Development PL Director may consider modifications or changes to this Site Development Review approval if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 9. Satellite Dishes: The Applicant/Developer's Architect PL shall prepare a plan for review and approval by the Director of Community Development and the Building Official that provides a consistent and unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run on the interior of the unit to the satellite location on the exterior of the home to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, the mounting of the dish be incorporated into the 6 When R~quired, . Prior to: Source Ongoing Standard Issuance of Building Permits Standard Issuance of Building Permits Standard On-going Standard Issuance of building permit Project Specific NO. .. ....'. CONE>ITIQNS OF APPR.OVAL .'. - . - - - . 10. chimney. In instances where chimneys do not exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, haphazard and irregular placement. Indemnification: The Applicant/Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. Retaining Walls: The Applicant/Developer shall indicate on the plot plans, with dimensions, the precise location of the point on the side yard retaining walls where the wall material will change from precision block (able to be stuccoed) to split face block. The intent of this condition is to assure that the entire portion of the wall visible to the street (from the perpendicular side-yard fence to the end of the wall closest to the street) IS able to be enhanced with stucco material as required in the Planned Development Plan. Also, it is intended that the perpendicular side yard fence should be located at the transition point of the two block materials. No stucco wall face should occur behind the perpendicular side yard fence. Potential issues may arise in the field conditions which will be addressed on a case-by-case basis as directed by the Stage 1 and Stage 2 Planned Development Plan. Clean up. The Applicant/Developer shall be responsible for clean-up and disposal of project related trash and for maintaining a clean, litter-free site. 11. 12. 7 Agencyp I' . When I. .~equired, "Priorto: PL,B PL PL Source On going Standard Issuance of building permit Project Specific Ongoing Standard NO. ." 60N[)ITIONS OF APPRO'lAL 13. Controlling Activities. The Applicant /Developer shall control all activities on the project site so as not to create a nuisance to the surrounding residences. Noise/Nuisances. No loudspeakers or amplified music shall be permitted to project or be placed outside of the residential buildings during construction. Accessory Structures. The use of any accessory structures, such as storage sheds or trailer/container units used for storage or for any other purpose during construction, shall not be allowed on the site at any time unless a Temporary Use Permit is applied for and approved. Final building and site development plans shall be reviewed and approved by the Community Development Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls, if necessary. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including air conditioning condensers, electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. g. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to the Dublin Community Development Department for approval. 14. 15. 16. 8 Agency' "::'When 'j ......",B~quired, )':Pripr to: PO, PL Ongoing Source Standard PO, PL Ongoing Standard PL, B, F Ongoing Standard Pl Issuance of building permit Project Specific NO. CONDITIONS OF APPR<D.'1AL 17. .' . h. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. All materials shall wrap to the inside corners and terminate at a perpendicular wall plane. I. That all other public agencies that require review of the project are supplied with copies of the final building and site plans and that compliance is obtained with at least their minimum Code requirements. Fees. The Applicant/Developer shall pay all applicable fees in effect at the time of building permit issuance including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, City of Dublin Fire Services fees, Noise Mitigation fees, Inclusionary Housing In-Lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees, and any other fees either in effect at the time and/or as rioted in the Development Agreement. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, Shall be reviewed and approved by the Dublin Planning Division prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler 18. 9 Agen~y PW PL >When Required, Prior to: Source .. Zone 7 and Parkland In- Lieu Fees Due Prior to Filing Each Final Map; Other Fees Required with Issuance of Building Permits Standard Issuance of building permit Standard SoUI"C,~ CONDITIONS OF APP,ROVAL Agenc:y. When Required, '" Prior to: NO. system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces where applicable. f. That all cut and fill slopes conform to the master vesting tentative map and conditions detailed in the Site Development Review packet. g. That all cut and fill slopes graded and not constructed by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. i. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. J. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement, if applicable. 19. Water Efficient Landscaping Regulations: The Applicant shall meet all requirements of the City of Dublin's Water-Efficient Landscaping Regulations, Section 8.88 of the Dublin Municipal Code. 20. Landscape Plans. Civil Improvement Plans, Joint Trench Plans, Street Lighting Plans and Landscape Improvement Plans shall be submitted on the same size sheet and plotted at the same drawing scale for consistency, improved legibility and interdisciplinary coordination. 21. Utilities. Utilities shall be coordinated with proposed tree placements to eliminate conflicts between trees and utilities. Utilities may have to be relocated in order to provide the required separation between the trees and utilities. 22. Chapter 8.72. The applicant shall work with staff 10 PL On going Standard PL On going Standard PL On going Standard PL On going Standard NO. . CONDITIONS OE~PPR()VAL . . during the preparation of construction documents to refine the landscape design so that it meets the intent of Chapter 8.72 of the Dublin Municipal Code and so that trees can be incorporated into the design as shown on the Preliminary Landscape Plan. 23. Open Space Areas. The open space area shall be planted and irrigated to create landscape that IS attractive, conserves water, and requires minimal maintenance. 24. Streetscape Planting. The streetscape plantings shall be consistent with the planting design across the street so that they are visually compatible. 25. Plant Clearances. All trees planted shall meet the following clearances: a. 6' from the face of house walls or roof eaves. b. 7' from fire hydrants, storm drains, sanitary sewers and/or gas lines. c. 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains d. 15' from stop signs, street or curb sign returns. e. 15' from either side of street liahts. 26. Cut and Fill Areas. Cut and fill slopes graded and not landscaped by September 1, of any given year shall be hydroseeded with an approved native erosion control grass seed mix and that stockpiles of loose soil existing on that date are hydroseeded in the same manner. 27. Irrigation System Warranty. The applicant shall warranty the irrigation system and planting for a period of one year from the date of installation. The-applicant shall submit for the Dublin Community Development Department approval a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five years. 28. Walls and Fences. Applicant shall work with staff to prepare a fencing and wall plan that is consistent with Dublin Municipal Code and adjacent subdivisions. 29. Masonry Wall Caps. The design of masonry walls shall be consistent with the Jordan Ranch standard with precast concrete caps. 30. Sustainable Landscape Practices: The landscape design shall demonstrate compliance with sustainable landscape practices as detailed in the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard and I I . Agency. . PL PL PL PL PL PL PL PL When Required, Prior to: On going On going On going On going On going On going On going On going Sou rce . .."... ... ...... Standard Standard Standard Standard Standard Standard Standard Standard NO. ...... CONDITIONS OF APPROVAL specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. 31. Plotting: The approved Site Development Review would allow any of the three approved floor plans to be constructed on any of the lots within Capistrello Court, subject to limitations as follows: · Any single floor plan may not exceed 40% of the subdivision. · Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. · If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. · In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. 32. Public Art In-Lieu Contribution. In lieu of acquiring and installing a public art project, the Applicant has elected to and shall make a public art in-lieu contribution payment in accordance with Chapter 8.58 of the Dublin Municipal Code and shall comply with the Public Art Compliance Report submitted by the Applicant, dated May 4, 2010, and on file with the Planning Department. The public art in-lieu contribution payment shall be made prior to the issuance of the first building permit for the project in the amount specified in Dublin Municipal Code section 8.58.050.8 (non-residential building more than 50,000 sq. ft.). 33. Public Art Easement and Access Easement. The ApplicanUDeveloper shall reserve a site and provide a public art easement and an access easement to the City within the development project for a future public art project in accordance with Dublin Municipal Code Section 8.58.050 prior to recordation of the map for Subarea 2 or Subarea 3. 34. Inclusionary Housing: In conjunction with subsequent entitlements, once the development potential of Subarea 1 and 4 are determined, a revised Development Agreement will be executed to 12 Agellcy ..... PL P&CS P&CS PL When Required, Prior to: Issuance of building permits Issuance of building permits and recordation of map for Subareas 2 and 3 Recordation of map for Subareas 2 and 3 With submittal of Stage 2 DP & SDR for Subareas 1&4 -C-.$oU.l"ce I ..... 'l.,' " .:~.;: ",.-'. Project Specific Project Specific Zoning Ord Chp 8.58 Project Specific Zoning Ord Chp 8.58 Project specific NO. CONDITIONS OFAPPROV AL determine the applicant's full compliance with the inclusionary housing ordinance. 35. School District: Acquisition of additional school acreage by School District: If the School District and the Developer have not entered into a mutually acceptable agreement for the acquisition of some or all of Subarea 2 prior to April 1, 2013, the developer may proceed with the development of the 56 lot plan in Subarea 2 as approved for Jordan Ranch 2. If a mutually acceptable agreement is reached between the School District and 'the Developer for some or all of Subarea 2 prior to April 1, 2013, then Developer will be required to process a revised Tentative Tract Map and receive any necessary approvals to modify the development on Subarea 2 of Jordan Ranch 2. 36. Delivery of useable School site to School District: Developer shall deliver a 10 net acre "usable" site to the School District. Should the District elect to purchase additional acreage as prescribed in Condition 35 above the additional acreage shall also be "usable". Any modifications to the approved Tentative Tract Map to accomplish delivery of said site shall be reviewed and approved by the Planning Commission. The exact definition of "usable" is as follows; ten net acres measured from back of curb, rough-graded to plus/minus 2% slope with utilities stubbed to back of curb or as otherwise agreed to by the School District. the timing of the school site delivery to the District shall be determined by the School District with notice provided in writing to the developer no less than 6 months prior to expected delivery. Age.ncy PL/ DUSD PL/ DUSD When Required, Prior to: recordation of final map for subarea 2 recordation of final map for subarea 2 SoUrce Project specific Project specific 37. General Public Works Conditions of Approval: Developer shall comply with the City of Dublin General Public Works Conditions of Approval contained below ("Standard C of A") unless specifically modified by Project Specific Conditions of Approval. 38. Development Agreement: If necessary the existing Development Agreement will be amended. 36. Street Lighting Maintenance Assessment District: The Developer shall request the area to be annexed into a subzone of the Dublin Ranch Street Lighting Maintenance Assessment District and shall provide any exhibits required for the annexation. In addition Developer shall pay all administrative costs associated 13 PW PW PW Ongoing First Final Map First Final Map Standard CofA Standard CofA Standard CofA NO~. .. ; CONDITIONS()F APPROVAL with processing the annexation. 37. Ownership and Maintenance of Improvements: Ownership, dedications on final map, and maintenance of street rig ht-of-ways , common area parcels, and open space areas shall be by the City of Dublin, the Homeowner's Association, and a Geologic Hazard Abatement District, as shown on the Ownership and Maintenance Responsibility Exhibit, Stage II submittal, Tract Map 8024, prepared by Ruggeri-Jensen-Azar Associates, dated April 22, 2010. 38. Landscape Features within Public Right of Way. The Developer shall enter into an "Agreement for Long Term Encroachments" with the City to allow the HOA to maintain the landscape and decorative features within public Right of Way including frontage & median landscaping, decorative pavements and special features (i.e., walls, portals, benches, etc.) as generally shown on Site Development Review exhibits. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Homeowner's Association will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utility repairs. 39. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of the landscape features within the public right of way contained in the Agreement for Long Term Encroachments and the frontage landscaping along Positano Parkway, Central Parkway, Fallon Road, and interior streets. Said declaration shall set forth the Associatiol1 name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of the landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting, signs and other related improvements. The CC&Rs shall also contain all other items required by these conditions. The Developer shall submit a copy of the CC&R document to the City for review and approval. 40. Public Streets: Developer shall construct street improvements and offer for dedication to the City of 14 Agency . PW PW PW PW When ,'$c)lJrce Required, Prior tot .., Final Map and Ongoing First Final Map; Modify with Successive Final Maps First Final Map; Modify with Successive Final Maps Project Specific Standard CofA Standard CofA Each Final Map Standard CofA NO. . ., 41. CONDITION$,'OF APPROVAL ;, Dublin the rights of way for Fallon Road, Central Parkway, and interior streets as shown on the Tentative Map, to the satisfaction of the City Engineer. The right-of-way for Fallon Road shall be dedicated along the entire length of the project with the first final map to be filed. The right-of-way for Central Parkway shall be dedicated along its entire length with the first final map to be filed for Neighborhoods 1-4. Central Parkway! Street "I" Intersection! Traffic Signal: Stop sign control will initially be provided in conjunction with the first improvements allowed by the filing of the first final map. A traffic signal shall be installed at the Central Parkway! Street "I" intersection prior to acceptance of improvements for the last final map. A street-type driveway shall be provided on the south leg of the intersection to serve the future community park. Central Parkway! School Road Intersection! Traffic Signal: Traffic signal conduit and pull boxes shall be installed at the Central Parkway/ School Road intersection to allow future signalization of the intersection. The joint trench shall include conduit to provide power to the future signal cabinet. Curb extensions shall be provided at the intersection as recommended in the Jordan Ranch Traffic Ana!ysis and Site Plan Review, Fehr & Peers Transportation Consultants, March 23, 2010 (henceforth "the Fehr & Peers Review"). Central Parkway! Street "L" Intersection: Curb extensions shall be provided as recommended in the Fehr & Peers Reyiew. 42. 43. 44. Central Parkway! Fallon Road Intersection! Traffic Signal: In conjunction with the first final map for Neighborhoods 2-6, the Central Parkway/ Fallon Road intersection shall be constructed. Improvements shall generally be in conformance with the recommendations of the Fehr & Peers Review, or as approved by the Senior Transportation Engineer. The intersection shall be improved to include the following: · Westbound Central Parkway Approach: 8' Median Island, Two 12' Left Turn Lanes, One 12' Thru Lane, One 6' Bicycle Lane, and One 12' Right Turn Lane (One Westbound Thru Lane as shown on the Tentative Map shall be eliminated) 15 Agency PW PW PW PW When / Required, ......; Prior to:.. First Final Map for Neighborhoods 2-6 and prior to acceptance of improvements authorized by last final map First Final Map for Neighborhoods 2-6 First Final Map for Neighborhoods 2-6 First Final Map for Neighborhoods 2-6 . Source Project Specific Project Specific Project Specific Project Specific NO. CONDITIONS OF APPROVAL 45. . Eastbound Central Parkway Approach: One 12' Thru Lane and One 8' Shoulder! Bicycle Lane (One Eastbound thru Lane as shown on the tentative map shall be eliminated). . Northbound Fallon Road Approach: One 12' Left Turn Lane, One 12' Thru Lane, one 5' Bicycle Lane, and one 12' Right Turn Lane . Southbound Fallon Road Approach: One 12' Left Turn Lane, One 12' Thru Lane, One 5' Bicycle Lane, and One 12' Right Turn Lane The final intersection alignment shall be as determined by the City Traffic Engineer. The existing traffic signal shall be modified to accommodate the fourth leg of the intersection. Offsite Grading Easement: Prior to issuance of grading permit for Neighborhoods 5 and 6, a grading easement shall be obtained from the owners of the adjoining Chen and Croak properties. This condition does not apply to mass or remedial grading within the Jordan property. Street L: The Street L right-of-way shall be extended to the southerly end of the project to allow future extension onto the Chen property. Street L: A barrier, guardrail, or fence shall be provided along the south side of the southerly leg of the Street L loop. Subarea 3 Pedestrian Circulation: A detailed pedestrian circulation plan shall be provided for Subarea 3, showing the connections between each unit, parking, common space areas or facilities, and the adjoining streets. Street W: The final design of the Street VV traffic calming measures shall be approved by the Public Works Department, the Community Development Department, and the Alameda County Fire Department. Offsite Right-ot-Way: Croak Property: Right-of-way necessary for the improvement of Central Parkway shall be acquired from the Croak property as necessary. Acquisition of the Croak property shall be completed prior to filing of the first final map for Neighborhoods 2-6. Land acquisition costs shall be at the expense of the developer. Acquisition of offsite right-of-way covered by this condition shall be subject 46. 47. 48. 49. 50. 16 Agency PW PW PW PW PW PW When Required" Priorto: Issuance of Grading Permits for Neighborhoods 5 and 6 Final Map for Subarea 3 Final Map for Subarea 3 Final Map or Issuance of Grading Permits for Subarea 3 Final Map or Issuance of Grading Permits for Subarea 2 Final Map which creates 76th lot in Neighborhoods 2-6 Source Project Specific Project Specific Project Specific Project Specific Project Specific Project Specific :NO~ I 56. CONDITIONS OF APPROVAL ... Agency 51. to Section 66462.5 of the Subdivision Map Act. Central Parkway Extension to Croak Road: Croak PW Road Public Access: Central Parkway shall be extended to Croak Road in conjunction with the first final map for Neighborhoods 2-6, as shown on the tentative map or as modified by the City Engineer. Traffic Impact Fees: The developer shall be PW responsible for payment of the Eastern Dublin Traffic Impact Fee (Sections 1 and 2), the Eastern Dublin 1- 580 Interchange Fee, and the Tri-Valley Transportation Development Fee. Fees will be payable at issuance of building permits. Eastern Dublin Traffic Impact Fee Minimum PW Payment: The developer shall be responsible for payment of a minimum portion of the Eastern Dublin Traffic Impact Fee in cash (11 % Category 1 and 25% of Category 2), as specified In the resolution establishing the Eastern Dublin Traffic Impact Fee. These minimum cash payment shall be in addition to any other payment noted in these conditions and may not be offset by fee credits. Neighborhood Square: The Neighborhood Square PW in Subarea 3, Parcel E, shall contain a minimum of 2.00 acres and be shown on the Final Map as future parkland to be dedicated to the City of Dublin on the map or by separate document. The parcel line shall be at the back of sidewalk on Central Parkway and back of curb on the remaining frontages. The City will not accept this Parcel until the site is rough graded, including erosion control measures, as generally shown on the tentative map, Sheet 9. Neighborhood parkland credits will not be provided until the site is rough graded and offered to the City. . School Site: The Developer shall rough grade the PW school site in Subarea 2 (Parcel J), including erosion control measures, as generally shown on the Tentative Map, Sheet 7, to the satisfaction of the City Engineer. Grading shall be completed within 24 months of filing the first map for Neighborhoods 2-6, and will be specified in the improvement agreement for these maps. The Developer shall be responsible for ongoing erosion control, weed abatement, and trash removal until the school site is accepted by the Dublin Unified School District. Neighborhood Park & School Utility Stubs: Utilities PW shall be stubbed to the adjacent Neighborhood Park, 17 52. 53. 54. 55. When, ., . ReqUif'~(I, PriprfQ: . Final Map which creates 76th lot in Neighborhoods 2-6 Issuance of Building Permits Issuance of Building Permits First Final Map for Neighborhood 2-6 School Site to Be reserved on the First Final Map for Neighborhoods 2-6; Grading to be Completed as Required Under Improvement Agreement Applicable Final Map Sou rce Project Specific Standard CofA Standard Cof A Project Specific Project Specific Standard CofA NO. ". .. CONDITIONS OF APPROVAL Neighborhood Square, and school site at locations approved by the City's Parks Department and School District. 57. School District Conduit: One empty 3" conduit with pull Wire, to accommodate future School District communication use, shall be installed from the existing conduit in Fallon Road at Central Parkway east in Central Parkway to School Road and north in School Road to the school site (Parcel J). 58. Dublin Ranch Eastside Storm Drain Benefit District (G-3 Culvert): In accordance with Dublin Municipal Code section 7.74.290, Developer shall pay the applicable benefit charges for the property. 59. Geologic Hazard Abatement District: Prior to filing the first final map, the annexation of the entire project into the Fallon Village Geologic Hazard Abatement District (GHAD) covering the entire project shall be completed. The board of directors for the GHAD shall be the City Council of the City of Dublin. The GHAD shall be responsible for the ongoing maintenance of the open space areas (including benches and brow ditches, maintenance roads or trails, and fencing) and the water quality control pond, and shall include a reserve for unforeseen repair of future slope instability. Developer shall be responsible for submitting all documents necessary for annexation into the GHAD, including a plan of control, which shall include an annual operating budget for buildout of the project, and the petition. Developer shall also be responsible for all administrative costs associated with processing the annexation. Initial assessments against property owners shall not be lower than ultimate assessments at buildout. The CC&Rs for the project shall contain financial mechanisms, such as deed assessments, enforceable by the City that to ensure that the property owners are obligated to pay the costs of maintenance in the event that the GHAD is dissolved or does not have sufficient resources to perform its obligations. The CC&Rs shall also include provisions that require the property owners' association to pay the GHAD or City's attorneys' fees in the event that either enforces the Homeowner's Association's obligation to fund maintenance of the open space areas and the water quality control pond. The CC&Rs shall be reviewed 18 Agency PW PW PW When Required, . Prior t(j: Applicable Final Map Prior to First Final Map or first building permit, whichever is earlier Prior to each final map; Update with successive maps as needed Source Standard CofA Standard CofA Project Specific Standard C of A NO. Agency When .Required, pti9rt9: eONDFtlONS OF APPROVAL and approved by the City Engineer and City Attorney to ensure compliance with this condition of approval. Ownership of GHAD-maintained parcels shall be by the GHAD in fee as shown In the Vesting Tentative Map. 60. Remedial Grading Plan: The grading plan shall include a remedial grading plan prepared by the project geotechnical consultant, outlining area of slide repair, benches, keyways, over-excavation at cut-fill transitions, subdrains, and other recommendations of the consultant. The remedial grading plan will be subject to review and approval by the City's own geotechnical consultant. 61. Resource Agency Permits: Prior to the filing of the first final map, and prior to the start of any grading of the site as necessary, permits shall be obtained from the US Army Corps of Engineers, the San Francisco Bay Regional Water Quality Control Board, the State of California Department of Fish and Game, and the US Fish and Wildlife Service for the grading or alteration of wetland areas within the site. The project shall be modified as needed to respond to the conditions of the permits. In the event that permits require the creation of permanent habitat or other mitigation measures within the project limits, the developer shall provided (1) conservation easements or other land use restrictions over the project as required by the resource agencies and (2) provide funding for ongoing maintenance of habitat areas In the form of an endowment (to the City or a third party) or ongoing assessments (through the GHAD). The City reserves the right to modify or add conditions of approval as needed In response to the final permit conditions from the resource agencies. PW First Final Map or Issuance of Grading Permits PW Prior to First Final Map or Issuance of Grading Permit Source Standard CofA Standard C of A IIlW.~II!~l;.lWI~I~:':I!!j:I'!jIi~I!l~III~UiU'II~~I:I~II.~11'~II!m~~I~!jI'!:~:!jI!lli~~~11IiIM~!i1~U~~!:I.:llllfj 62. The Developer shall comply with the Subdivision Map PW Ongoing Standard Act, the City of Dublin Subdivision, and Grading C of A Ordinances, the City of Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements constructed by Developer and to be dedicated to the 19 NO. . CONDFm0NS OF APPROVAL . City are hereby identified as "public. works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). 63. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City related to this project (Tract Map 8024) to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation In the defense of such actions or proceedings. ~GREEMEN"T'$~Nlg)l,,;~~,Nl~~:$ .i~;:;;:li ..... '.' '. 64. The Developer shall enter into a Tract Improvement Agreement with the City for all public improvements including any required offsite storm drainage or roadway improvements that are needed to serve the Tract that have not been bonded with another Tract Improvement Aqreement. 65. The Developer shall provide performance (100%), and labor & material (100%) securities to guarantee the tract improvements, approved by the City Engineer, prior to execution of the Tract Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that IS 25% of the value of the performance security.) ., :.<:':: ',. . .....;.(<: :> FEES .....:'i:'... lx.. ...." 66. Fire Fee Advance. Prior to the filing of the first final map, the developer shall make an advance payment of Fire Facilities Fees equal to 5.71 %. of the then- outstanding amounts of the advances made by DR Acquisitions and the City General Fund to construct and equip, respectively, Fire Station 18 and Fire 20 Agency "When :R:equired, .J?:rigrt(): PW PW PW PW Ongoing . ';/Jcc}';::: '. First Final Map and Successive Maps First Final Map and Successive Maps rO< . 'j"': First Final Map Source Standard C of A Standard CofA Standard C of A Project Specific NO. . CONOIIrlONS OF APPROVAL Station 17. The advance will be used to repay a portion of monies advanced by DR Acquisitions, LLC and the City General Fund. City will p~ovide a credit to developer in the amount of developer's advance of monies pursuant to this condition. Developer shall be responsible for the payment of an Administrative Fee to establish the credit. The credit may be used by developer against payment of Fire Facilities Fee on this property or any property where Developer has an interest in the City of Dublin. The amount of the credit, once established, shall not be increased for inflation and shall not accrue interest. The credits with written notice to City, and payment of an administrative fee, may be transferred by developer to another developer of land in Dublin. Other aspects of the credit shall be consistent with the City's Traffic Impact Fee Guidelines. 67. The Developer shall dedicate parkland or pay in-lieu fees in the amounts and at the times set forth in City of Dublin Resolution No. 214-02, or in any resolution revising these amounts and as implemented by the Administrative Guidelines adopted by Resolution 195- 99. PERMITS;"ii.:ic,}; . ......;.;.;/ ".' 68. Developer shall obtain an Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 69. Developer shall obtain a Grading / Sitework Permit from the Public Works Department for all grading and private site improvements that serves more than one lot or residential condominium unit. 70. Developer shall obtain all permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 21 Agency PW PW PW PW 'When "Required, Prior to: Source Prior to Each Final Map Standard CofA "//i;.']....;... Prior to Start of Standard Work C of A Prior to Start of Standard Work C of A Prior to Start of Standard Work C of A NO. Agency When Source :q0NDITIONS OF APPROVAL.. Required, " Prior to: SUBMITTALS . > i. . 71. All submittals of plans and Final Maps shall comply PW Prior to Standard with the requirements of the "City of Dublin Public Approval of CofA Works Department Improvement Plan Submittal Improvement Requirements", and the "City of Dublin Improvement Plans or Final Plan Review Check List". Map 72. The Developer will be responsible for submittals and PW Prior to Standard reviews to obtain the approvals of all participating non- Approval of C of A City agencies. The Alameda County Fire Department Improvement and the Dublin San Ramon Services District shall Plans or Final approve and sign the Improvement Plans. Map 73. Developer shall submit a Geotechnical Report, which PW Prior to Standard includes street pavement sections and grading Approval of CofA recommendations. Improvement Plans, Grading Plans, or Final Map 74. Developer shall provide the Public Works Department PW Prior to Standard a digital vectorized file of the "master" files for the Acceptance of C of A project when the Final Map has been approved. Improvements Digital raster copies are not acceptable. The digital and Release of vectorized files shall be in AutoCAD 14 or higher Bonds drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named In English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. FINAL MAP i'C;IC. ........ .. \;'>.>.... ., "i .......: . "c.rp .... 75. The Final Map shall be substantially in accordance . PW Prior to Standard with the Tentative Map approved with this application, Approval of C of A unless otherwise modified by these conditions. Final Map Multiple final maps may be filed in phases, provided that each phase is consistent with the tentative map, that phasing progresses in an orderly and logical manner and adequate infrastructure is installed with each phase to serve that phase as a stand-alone project that is not dependent upon future phasing for infrastructure. 76. All rights-of-way and easement dedications required PW Prior to Standard by the Tentative Map including the Public Service Approval of C of A Easement shall be shown on the Final Map. Final Map 77. Street names shall be assigned to each public/private PW Prior to Standard street pursuant to Municipal Code Chapter 7.08. The Approval of C of A 22 NO. . Ag.eI1CY When Sou rce CONDITIONS OF APPROVAL Required, .i . Prior to: approved street names shall be indicated on the Final Final Map Map. 78. The Final Map shall include the street monuments to PW Monuments to Standard be set in all public streets. be Shown on CofA Final Map and Installed Prior to Acceptance of Improvements EASEMENtr'S,., ; " .' ~~; .. . .... , ." .; :.,:". 79. The Developer shall obtain abandonment from all PW Prior to Standard applicable public agencies of existing easements and Approval of C of A right of ways within the development that will no longer Improvement be used. Plans or Appropriate Final Map 80. The Developer shall acquire easements, and/or obtain PW Prior to Standard rights-of-entry from the adjacent property owners for Approval of CofA any improvements on their property. The easements Improvement and/or rights-of-entry shall be in writing and copies Plans or furnished to the City Engineer. Appropriate Final Map GRADING,' ):;j;:i~.?:)).\~/, ..;' ';,t....,. ,:;l;: ': .''",: .... nf ',.,' 81. The Grading Plan shall be in conformance with the PW Prior to Standard recommendations of the Geotechnical Report, the Approval of CofA approved Tentative Map and/or Site Development Grading Plans Review, and the City design standards & ordinances. or Issuance of In case of conflict between the soil engineer's Grading recommendations and City ordinances, the City Permits, and Engineer shall determine which shall apply. Ongoing 82. A detailed Erosion Control Plan shall be included with PW Prior to . Standard the Grading. Plan approval. The plan shall include Approval of CofA detailed design, location, and maintenance criteria of Grading Plans all erosion and sedimentation control measures. or Issuance of Grading Permits, and Ongoing 83. Tiebacks or structural fabric for retaining walls shall PW Prior to Standard not cross property lines, or shall be located a minimum Approval of CofA of 2' below the finished grade of the upper lot. Grading Plans or Issuance of Grading Permits, and Ongoing 84. Bank slopes along public streets shall be no steeper PW Prior to Standard 23 NO. CONDITIONS OFAPP~(";)VAl ... than 3:1 unless shown otherwise on the Tentative Map Grading Plan exhibits. The toe of any slope along public streets shall be one foot back of walkway. The top of any slope along public streets shall be three feet back of walkway. Minor exception may be made in the above slope design criteria to meet unforeseen design constraints subject to the approval of the City Engineer. IMPRQ~!~iM~~m$:/ ...... ,', ....... 85. The public improvements shall be constructed generally as shown on the Tentative Map and/or Site Development Review. However, the approval of the Tentative Map and/or Site Development Review is not an approval of the specific design of the drainage, sanitary sewer, water, and street improvements. 86. All public improvements shall conform to the City of Dublin Standard Plans and design requirements and as approved by the City Engineer. 87. Public streets shall be at a minimum 1 % slope with minimum gutter flow of 0.7% around bumpouts. Private streets and alleys shall be at minimum 0.5% slope. 88. Curb Returns on arterial and collector streets shall be 40-foot radius, all internal public streets curb returns shall be 30-foot radius (36-foot with bump outs) and private streets/alleys shall be a minimum 20-foot radius, or as approved by the City Engineer. Curb ramp locations and design shall conform to the most current Title 24 and Americans with Disabilities Act requirements and as approved by the City Traffic Engineer. 89. Any decorative pavers installed within City right-of-way shall be done to the satisfaction of the City Engineer. Where decorative paving is installed at signalized intersections, pre-formed traffic signal loops shall be put under the decorative pavement. Decorative pavements shall not interfere with the placement of traffic control devices, including pavement markings. 24 Agency. When Required, Prior to: Approval of Grading Plans or Issuance of Grading Permits, and Ongoing . . . PW Prior to Approval of Improvement Plans or Start of Construction, and Ongoing PW Prior to Approval of Improvement Plans or Start of Construction, and Ongoing PW Prior to Approval of Improvement Plans or Start of Construction, and Ongoing PW Prior to Approval of Improvement Plans or Start of Construction, and Ongoing PW Prior to Approval of Improvement Plans or Start of Construction, and Ongoinq Source .. C of A . Standard C of A Standard CofA Standard CofA Standard CofA Standard CofA NO. ." .'" " . AgEhitc:y When Source CONDITIONSeF= APPROVAL Required, Prior to: All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or color pavers to the satisfaction of the City Engineer Maintenance costs of the decorative paving shall be the responsibility of the Homeowners Association 90. The Developer shall install all traffic signs and PW Prior to Standard pavement marking as required by the City Engineer. Occupancy of CofA Units or Acceptance of Improvements 91. Street light standards and luminaries shall be PW Prior to Standard designed and installed per approval of the City Occupancy of CofA Engineer. The maximum voltage drop for streetlights Units or is 5%. Acceptance of Improvements 92. All new traffic signals shall be interconnected with PW Prior to Standard other new signals within the development and to the Occupancy of CofA existing City traffic signal system by hard wire. Units or Acceptance of Improvements 93. The Developer shall construct bus stops and shelters PW Prior to Standard at the locations designated and approved by the Occupancy of CofA LA VT A and the City Engineer. The Developer shall Units or pay the cost of procuring and installing these Acceptance of improvements. Improvements 94. Developer shall construct all potable and recycled PW Prior to Standard water and sanitary sewer facilities required to serve Occupancy of C of A the project in accordance with DSRSD master plans, Units or standards, specifications and requirements. Acceptance of Improvements 95. Fire hydrant locations shall be approved by the PW Prior to Standard Alameda County Fire Department. A raised reflector Occupancy of CofA blue traffic marker shall be installed In the street Units or opposite each hydrant. Acceptance of Improvements 96. The Developer shall furnish and install street name PW Prior to Standard signs for the project to the satisfaction of the City Occupancy of CofA Engineer. Units or Acceptance of Improvements 97. Developer shall construct gas, electric, cable TV and PW Prior to Standard communication improvements within the fronting Occupancy of C of A streets and as necessary to serve the project and the Units or futu re adjacent parcels as approved by the City Acceptance of Engineer and the various Public Utility aqencies. Improvements 98. All electrical, gas, telephone, and Cable TV utilities, PW Prior to Standard 25 NO. '.' CONDITIONS OF APPROVAL .: shall be underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 99. All utility vaults, boxes and structures, unless specifically approved otherwise by the City Engineer, shall be underground and placed in landscape areas and screened from public view. Prior to Joint Trench Plan approval, landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the joint trench improvements. CON$m~W~~!~,t;I^' .... ,.,,"'>:2. ..,.. 100. The Erosion Control Plan shall be implemented between October 15th and April 15th unless otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 101. If archaeological materials are encountered during construction, construction within 30 feet of these materials shall be halted until a professional Archaeologist who IS certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 102. Construction activities, including the maintenance and warming of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City Engineer on a case-by-case basis. 103. Developer shall prepare a construction noise management plan that identifies measures to be taken to minimize construction noise on surrounding developed properties. The plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior:- to project construction. 104. Developer shall prepare a plan for construction traffic 26 Agency PW J,:' ., PW PW PW PW PW When Source Required, Prior to: Occupancy of C of A Units or Acceptance of Improvements Prior to Standard Occupancy of C of A Units or Acceptance of Improvements Ongoing as Needed Ongoing as Needed Ongoing as Needed Prior to Start of Construction Implementation Ongoing as Needed " <:; Standard CofA 1993 EDEIR MM Standard CofA Standard CofA Prior to Start of Standard NO. '. CONDITIONS'C!!)FAPPROVAL , interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the City Engineer. 105. The Developer shall be responsible for controlling any rodent, mosquito, or other' pest problem due to construction activities. 106. The Developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the City Engineer. 107. The Developer shall provide the Public Works Department with a letter from a registered civil engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades shown on the approved Grading Plans, and that the top & toe of banks and retaining walls are at the loca'tions shown on the approved Grading Plans. N R~~~} , " . <,'if' 108. Prior to any clearing or grading, the Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 109. The Storm Water Pollution Prevention Plan (SWPPP) shall identify the Best Management Practices (BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion control measures in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. 110. The Homeowner's Association shall enter into an agreement with the City of Dublin that guarantees the perpetual maintenance obligation for all storm water treatment measures installed as part of the project. Said agreement is required pursuant to Provision C.3.h. of RWQCB Order R2-2009-0074 for the Issuance of the Alameda Countywide NPDES municipal storm water permit. Said permit requires 27 Agency PW PW PW :. ' ',. '::', PW PW PW When Required, Prior to: Construction; Implementation Ongoing as Needed Ongoing Prior to Start of Construction; Implementation Ongoing as Needed Prior to Issuance of Building Permits or Acceptance of Improvements Source C of A Standard CofA Standard CofA Standard CofA . .. , ,,:" Prior to Start of Standard Any C of A Construction Activities SWPPP to be Standard Prepared Prior C of A to Approval of Improvement Plans: Implementation Prior to Start of Construction and Ongoing as Needed Prior to First Standard Final Map; C of A Modify as needed with Successive Maps NO. CONDITIONS:QFAPPROV AL the City to provide verification and assurance that all treatment devices will be properly operated and maintained. This condition shall not apply if the water quality treatment measures are maintained by a GHAD or other public entity. Agency When Required, . Prior to: 111. Building Codes and Ordinances: All project construction shall conform to all building codes and ordinances in effect at the time of building permit. 112. Building Permits: To apply for building permits, ApplicanUDeveloper shall submit seven (7) sets of construction plans to the Building Division for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. ApplicanUDeveloper will . be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of buildin permits. 113. Construction Drawings: Construction plans shall be fully dimensioned (including building elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 114. Retaining Walls: All retaining walls over 30 inches in height and in a walkway area shall be provided with guardrails. All retaining walls located on private property, over 24 inches, with a surcharge, or 36 inches without a surcharge, shall obtain permits and inspections from the Building Division. 115. Phased Occupancy Plan: If occupancy is requested to occur in phases, then all physical improvements within each phase shall be required to be completed prior to occupancy of any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Community Development Department. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum 28 B B B B B Through Standard Completion Issuance of Standard building permit Issuance of Standard building permit Through Standard completion Occupancy of Standard any affected building N.G>~ '. . CONDITlG>NSC>P.APPROVAL of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Community Development Director, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscapinq and associated improvements. 116. Air Conditioning Units: Air conditioning units and ventilation ducts shall be screened from public view with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Building Official and Community Development Director. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PO text. 117. Temporary Fencing: Temporary Construction fencing shall be installed along the perimeter of all work under construction. 118. Addressing: a. Provide a site plan with the City of Dublin's address grid overlaid on the plans (1 to 30 scale). Highlight all exterior door openings on plans (front, rear, garage, etc.). (Prior to release of addresses) b. Provide plan for display of addresses. The Building Official and Director of Community Development shall approve plan prior to issuance of the first building permit. (Prior to permitting) c. Addresses will be required on the front of the dwellings. Addresses are also required near the garage door opening if the opening is not on the same side of the dwelling as the front door. (Prior to permitting) d. Address signage shall be provided as per the Dublin Residential Security Code. (Occupancy of 29 Ag~ncy B B B When Required, Prior fcr: . S04rce Occupancy of Standard unit Through Standard completion Issuance of Standard . building permit and through completion N(t~ " , CONDITION'S e>F APPROV AL ,"Agency I , any Unit). e. Exterior address numbers shall be backlight and be posted in such a way that they can be seen from the street. 119. Engineer Observation: The Engineer of record shall be retained to provide observation services for all components of the lateral and vertical design of the building, including nailing, hold downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 120. Foundation: Geotechnical Engineer for the soils report shall review and approve the foundation design. A letter shall be submitted to the Building Division on the approval. 121. Green Building: Green Building measures as detailed may be adjusted prior to master plan check application submittal with prior approval from the City's Green Building Official. Provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in the master plans. The checklist shall detail what Green Points are being obtained and where the information is found within the master plans. (Prior to first permit) Prior to each unit final, the project shall submit a completed checklist with appropriate verification that all Green Points required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual - if Applicant/Developer takes advantage of this point the Manual shall be submitted to the Green Building Official for review or a third party reviewer with the results submitted to the City. (Through Completion) Landscape plans shall be submitted to the Green Building Official for review. Prior to approval of the landscape plans by the City of Dublin. Applicant/Developer may choose self-certification or 30 " ,.., B B B When Source Required,.. Prior to: Scheduling the Standard final frame inspection Through Standard completion Through Standard completion ,NO~ '... . , .... .. Agency .... CONDITIONS OF APPROVAL .. certification by a third party as permitted by the Dublin Municipal Code. Applicant/Developer shall inform the Green Bl!ilding Official of method of certification prior to release of the first permit in each subdivision / neighborhood. 122. Cool Roofs: Flat roof areas shall have their roofing material coated with light colored gravel or painted with light colored or reflective material designed for Cool Roofs. 123. Electronic File: The Applicant/Developer shall submit all building drawings and specifications for this project in an electronic format to the satisfaction of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 124. Construction trailer: Due to size and nature of the development, the Applicant/Developer, shall provide a construction trailer with all hook ups for use by City Inspection personnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the applicant/developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The Applicant/Developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the Applicant/Developer's expense. 125. Copies of Approved Plans: Applicant/Developer shall provide the City with 4 reduced (1/2 size) copies of the approved plan. B B B B When .. Source Requi red, I . .. Prior to: Through Standard completion Issuance of Standard building permit Issuance of Standard Building Permits 30 days after Standard permit and each revision issuance PASSED, APPROVED AND ADOPTED this 8th day of May 2012 by the following vote: AYES: NOES: ABSENT: 31 ABSTAIN: ATTEST: Planning Manager Planning Commission Chair G:\PA#\2010IPLPA-2010-00068 Jordan Ranch Phase 2 GPA InitiationlPC Mtg 05.08. 12\pc reso approving sdr_vtm forjordan 2.DOCX 1877953.1 32 ~' c:I z ,~ .... ~ ~ I-'!! It ~J.I~ ... :: =::> I_a! Co. a.O =~ CU~ CUo ...0: ca~ .!!l C .~ "E ~OII g'~ ~ ~E ~e E _~:i~ ~I C'CS em"" ~"E e.ce w~ LL ,g=~ in@: CI) ~!.: ~a. ;l _ CI).. tIS ~ cnEee: es _ ,g~.~ 0", ....CIl '" ECIl .- S B {l . 15 0::. ,,, 0 0 '- ra - VI _ 11. 0.._ 0 It) .. .!:c..E"":;; ..., i: ~ c: ~ '0 16 'A - ~ ~ OJ e: CIl '" flCl~U.g~ .- ~ ~ ~ .5 ~ ~ "'0 81;::-011""- -. - "0 Cl'e: .. (.) .51::'5.5!lcS. CI) OIIc5cc;g.....o 2?1lI>-:l2?<i:o .s:::l .Q .Q .. ... 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CIl Cl I'll a.. -;)C'! =..,. ti c: CIl 0 Q'i!i .2:-~ 'E CIl I'll E u. 0 CIlJ: "6l~ ,!: CIl c/)z c: ~ C> :::: :g '5 al g RESOLUTION NO. 12-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A CEQA ADDENDUM TO THE EASTERN DUBLIN ENVIRONMENTAL IMPACT REPORT, THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT FOR THE EASTERN DUBLIN PROPERTY OWNERS, AND THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT FOR FALLON VILLAGE FOR THE JORDAN RANCH 2 PROJECT SPECIFIC TO FOUR SUBAREAS (APNs 985-0027-007-02 and 985-0027-006-04) PLPA-2010-00068 WHEREAS, Mission Valley Properties representing BJP ROF Jordan Ranch LLC ("Applicant") submitted applications for Jordan Ranch 2, specific to four (4) subareas ("Project Site"). The applications include: 1) General Plan and Eastern Dublin Specific Plan amendments to change land use designations; 2) Planned Development Rezone and related Stage 1 and Stage 2 Development Plan Amendments; 3) Site Development Review for Subareas 2 and 3; and 4) Revised Vesting Tentative Tract Map 8024. The Project Site and the applications are collectively known as the "Project;" and WHEREAS, Jordan Ranch is part of a larger project known as Fallon Village and generally is located north of the extension of Central Parkway, south of Positano Parkw~y, east of Fallon Road, and west of Croak Road; and WHEREAS, the four subareas that comprise the Project Site and actions specific to each subarea are described as: Subarea 1) 10.7-acre Elementary School site proposed for an underlay land use designation of Medium Density Residential (MDR) (6.1 to 14.0 dwelling units per acre) with conceptual development proposed at 10 units per acre, or 100 units; and Subarea 2) 7.8 acres north of Central Parkway, including approximately 5.3 acres of Medium-High Density Residential (MHDR) (14.1 to 25 dwelling units per acre) and a 2.0-acre Semi-Public overlay site, combined as Subarea 2 and proposed for MDR, or 56 units, with an underlay land use designation of Public/Semi-Public; and Subarea 3) Change 6.6 acres south of Central Parkway from Mixed Use to MHDR, and allow 109 units, within Subarea 3; and Subarea 4) 4.6 acres of a 52.7-acre Open Space corridor facing Fallon Road (north of central Parkway) to Mixed Use including 115 multifamily units at 25 units per acre and 5,000 square feet of non-residential use at .35 FAR; and Page 1 of 4 Attachment 6 WHEREAS, the proposed land use amendments and rezoning would result in a total of 964 units for Jordan Ranch which is 184 units greater than the 781 units approved by PA 09- 011, but less than the 1,064 units initially approved by PA 04-040 and analyzed in the 2005 Fallon Village SEIR; and WHEREAS, the Project site currently is vacant land; and WHEREAS, the Project is in the General Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, for which the City Council certified a Program Environmental Impact Report by Resolution 51-93 ("Eastern Dublin EIR" or "EDEIR", SCH 91103064) on May 10, 1993 (resolution incorporated herein by reference). The Eastern Dublin EIR identified significant impacts from development of the Eastern Dublin area, some of which could not be mitigated to less than significant. Upon approval of the Eastern Dublin General Plan Amendment and Specific Plan, the City Council adopted mitigations, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution 53-93, incorporated herein by reference); and ' WHEREAS, prior CEQA documents pertaining to the Project have been adopted as follows: 1) Supplemental EIR SCH #2001052114 certified by City Council Resolution 40-02 (2002) for the project known as the Eastern Dublin Property Owners (EDPO), and 2) Supplemental EIR SCH #2005062010 certified by City Council Resolution 222-05 (2005) for the larger project known as Fallon Village; and 3) an Addendum addressing PA 09-011 adopted June 1, 2010 by City Council Resolution 80-10 for Jordan Ranch. The above referenced resolutions are incorporated herein by reference; and WHEREAS, the Eastern Dublin EIR identified significant unavoidable impacts from I development of the Eastern Dublin area, some of which would apply to the Project; therefore, approval of the Project must be supported by a Statement of Overriding Considerations; and WHEREAS, for the Jordan Ranch 2 Project, the City prepared an Initial Study to determine if additional review of the proposed modifications and development was required pursuant to CEQA Guidelines section 15162. Based on the Initial Study the City prepared an Addendum dated May 8, 2012 describing the modifications, development, and findings that the impacts of the proposed Project have been adequately addressed in the prior CEQA documents referenced above. The Addendum is attached as Exhibit A and is incorporated herein by reference; and WHEREAS, a Staff Report for the Planning Commission, dated May 8, 2012 and incorporated herein by reference, described and analyzed the project, including the related CEQA Addendum and recommended approval of the Project; and WHEREAS, on May 8, 2012 the Planning Commission held a properly noticed public hearing on the Project at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission considered the CEQA Addendum as well as the prior CEQA documents, and all above-referenced reports, recommendations, and testimony before taking any action on the Project. NOW, THEREFORE BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. 2 of 4 BE IT FURTHER RESOLVED that the Planning Commission makes the following findings to support the determination that no further environmental review is required under CEQA for the proposed Project. These findings are based on information contained in the CEQA Addendum, prior CEQA documents, the Planning Commission Staff Report, and all other information contained in the record before the Planning Commission. These findings constitute a summary of the information contained in the entire record. The detailed facts to support the findings are set forth in the CEOA Addendum and related Initial Study, the prior CEQA documents, and elsewhere in the record. Other facts and information in the record that support each finding that are not included below are incorporated herein by reference: 1. The proposed Project does not constitute substantial changes to the previous projects affecting the Project site, as addressed in the prior CEQA documents, that will require major revisions to prior documents due to new significant environmental effects or a substantial increase in severity of previously identified significant effects. Based on the Initial Study, all potentially significant effects of the proposed Project are the same or less than the impacts for the Eastern Dublin and Jordan Ranch projects which were previously addressed. The proposed Project will not result in substantially more severe significant impacts than those identified in the prior CEQA documents. All previously adopted mitigation measures continue to apply to the proposed Project and project site as applicable. 2. The Initial Study and Addendum did not identify any new significant impacts of the proposed Project that were not analyzed in prior CEQA documents. 3. The City is not aware of any new information of substantial importance or substantial changes in circumstances that would result in new or substantially more severe impacts or meet any other standards in CEQA Section 21166 and related CEQA Guidelines Sections 15162/3. BE IT FURTHER RESOLVED that the Planning Commission recommends the following to the City Council: 1. No further environmental review under CEQA is required for the proposed Project because there is no substantial evidence in the record as a whole that any of the standards under Sections 21166 or 15162/3 are met. 2. The City has properly prepared a CEOA Addendum and related Initial Study under CEQA Guidelines section 15164 to explain its decision not to prepare a subsequent or supplemental EIR or conduct further environmental review for the proposed Project. 3. The City Council adopt the CEOA Addendum and related Initial Study, attached as Exhibit A, pursuant to CEQA Guidelines Sections 15162 and 15164 for the Project and make any further required CEQA findings. PASSED, APPROVED AND ADOPTED this 8th day of May, 2012 by the following vote: AYES: NOES: ABSENT: 3 of 4 ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G:IPA#\2010IPLPA-2010-00068 Jordan Ranch Phase 2 GPA InitiationlPC Mtg 05.08. 12lpc reso recommending CEQA addendum.doc 1877834.1 4 of 4 RESOLUTION NO. XX - 12 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A CEQA ADDENDUM FOR THE PROJECT KNOWN AS JORDAN RANCH 2 SPECIFIC TO FOUR SUBAREAS AND ADOPTING A RELATED STATEMENT OF OVERRIDING CONSIDERATIONS (APNs 985-0027-007-02 and 985-0027-006-04) PLP A-201 0-00068 WHEREAS, Mission Valley Properties representing BJP ROF Jordan Ranch LLC ("Applicant") submitted applications for Jordan Ranch 2, specific to four (4) subareas ("Project Site"). The applications include: 1) General Plan and Eastern Dublin Specific Plan amendments to change land use designations, 2) Planned Development Rezoning with related Stage 1 and Stage 2 Development Plan amendments, 3) Site Development Review (SDR) for Subareas 2 and 3, and 4) Revised Vesting Tentative Tract 8024. The Project Site and the applications are collectively known as the "Project," and . WHEREAS, Jordan Ranch is part of a larger project known as Fallon Village and generally is located north of the extension of Central Parkway, south of Positano Parkway, east of Fallon Road, and west of Croak Road; and WHEREAS, the four subareas that comprise the Project Site and actions specific to each subarea are described as: Subarea 1) 10.7-acre Elementary School site proposed for an underlay land use designation of Medium Density Residential (MDR) (6.1 to 14.0 dwelling units per acre) with conceptual development proposed at 10 units per acre, or 100 units; and Subarea 2) 7.8 acres north of Central Parkway, including approximately 5.3 acres of Medium-High Density Residential (MHDR) (14.1 to 25 dwelling units per acre) and a 2.0-acre Semi-Public overlay site, combined as Subarea 2 and proposed for MDR, or 56. units, with an underlay land use designation of Public/Semi-Public; and Subarea 3) 6.6 acres south of Central Parkway of Mixed Use to Medium-High Density Residential or 109 units; and Subarea 4) 4.6 acres of a 52.7-acre Open Space corridor facing Fallon Road (north of central Parkway) to Mixed Use including 115 multifamily units at 25 units per acre and 5,000 square feet of non-residential use at .35 FAR; and WHEREAS, the proposed land use amendments and rezoning would result in a total of 964 units for Jordan Ranch which is 184 units greater than the 781 units approved by PA 09- 011, but less than the 1,064 units initially approved by PA 04-040 and analyzed in the 2005 Fallon Village SEIR; Page 1 of 4 EXHIBIT A TO ATTACHMENT 6 WHEREAS, the Project site currently is vacant land; and WHEREAS, the Project is in the General Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, for which the City Council certified a Program Environmental Impact Report by Resolution 51-93 ("Eastern Dublin EIR" or "EDEIR", SCH 91103064) on May 10, 1993 (resolution incorporated herein by reference). The Eastern Dublin EIR identified significant impacts from development of the Eastern Dublin area, some of which could not be mitigated to less than significant. Upon approval of the Eastern Dublin General Plan Amendment and Specific Plan, the City Council adopted mitigations, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution 53-93, incorporated herein by reference); and WHEREAS, prior CEQA documents pertaining to the Project have been adopted as follows: 1) Supplemental EIR SCH #2001052114 certified by City Council Resolution 40-02 (2002) for the project known as the Eastern Dublin Property Owners (EDPO), and 2) Supplemental EIR SCH #2005062010 certified by City Council Resolution 222-05 (2005) for the larger project known as Fallon Village; and 3) an Addendum addressing PA 09-011 adopted June 1, 2010 by City Council Resolution 80-10 for Jordan Ranch. The above referenced resolutions are incorporated herein by; and WHEREAS, the Eastern Dublin EIR and Supplemental EIRs identified significant unavoidable impacts from development of the Eastern Dublin area, some of which would apply to the Project; therefore, approval of the Project must be supported by a Statement of Overriding Considerations; and WHEREAS, for the Jordan Ranch 2 Project, the City prepared an Initial Study to determine if additional review of the proposed modifications and development was required pursuant to CEQA Guidelines section 15162. Based on the Initial Study the City prepared an Addendum dated May 8, 2012 describing the modifications, development, and findings that the impacts of the proposed Project have been adequately addressed in the prior CEQA documents referenced above. The Addendum is attached as Exhibit A and is incorporated herein by reference; and WHEREAS, on May 8, 2012, the Planning Commission adopted Resolution 12-XX recommending that the City Council adopt the CEQA Addendum for the Jordan Ranch 2 Project; and WHEREAS, a Staff Report for the City Council, dated , 2012 and incorporated herein by reference, described and analyzed the Addendum and the project, and recommended adoption of the CEQA Addendum and approval of the Project; and WHEREAS, on , 2012 the City Council held a properly noticed public hearing on the Project at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council considered the Addendum, as well as the prior CEQA documents and all above-referenced reports, recommendations, and testimony before taking any action; and NOW, THEREFORE BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. 20f4 BE IT FURTHER RESOLVED that the City Council makes the following findings to support the determination that no further environmental review is required under CEOA for the proposed Project. These findings are based on information contained in the CEOA Addendum, the prior CEOA documents, the City Council staff report, and all other information contained in the record before the City Council. These findings constitute a summary of the information contained in the entire record. The detailed facts to support the findings are set forth in the CEOA Addendum and related Initial Study, the prior CEOA documents, and elsewhere in the record. Other facts and information in the record that support each finding that are not included below are incorporated herein by reference: 1. The proposed Project does not constitute substantial changes to the previous projects affecting the Project site as addressed in the prior CEOA documents, that will require major revisions to the prior documents due to new significant environmental effects or a substantial increase in severity of previously identified significant effects. Based on the Initial Study, all potentially significant effects of the proposed Project are the same or less than the impacts for Eastern Dublin and Jordan Ranch project which were previously addressed. The proposed Project will not result in substantially more severe significant impacts than those identified in the prior CEOA documents. All previously adopted mitigation measures continue to apply to the proposed Project and project site as applicable. 2. The Initial Study and Addendum did not identify any new significant impacts of the proposed Project that were not analyzed in the prior CEOA documents. 3. The City is not aware of any new information of substantial importance or substantial changes in circumstances that would result in new or substantially more severe impacts or meet any other standards in CEOA Section 21166 and related CEOA Guidelines Sections 15162/3. BE IT FURTHER RESOLVED that the City Council of the City of Dublin finds the following: 1. No further environmental review under CEOA is required for the proposed Project because there is no substantial evidence in the record as a whole that any of the standards under Sections 21166 or 15162/3 are met. 2. The City has properly prepared an Addendum and related Initial Study under CEOA Guidelines section 15164 to explain its decision not to prepare a subsequent or Supplemental EIR or conduct further environmental review for the proposed Project. 3. The City Council considered the information in the Addendum and prior CEOA documents before approving the land use applications for the proposed Project. BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the CEOA Addendum and related Initial Study, attached as Exhibit A, pursuant to CEOA Guidelines Sections 15162 and 15164 for the Jordan Ranch 2 project. BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the Statement of Overriding Considerations attached as Exhibit B. 30f4 PASSED, APPROVED AND ADOPTED this following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk day of , 2012 by the Mayor G:IPA#\2010IPLPA-2010-00068 Jordan Ranch Phase 2 GPA Initiation\CC Meeting 6.5. 12\CC Reso CEQA Addendum.doc 40[4 EXHIBIT A CEQA ADDENDUM FOR THE JORDAN RANCH PHASE 2 PROJECT P A 2010-00068 May 8, 2012 On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan ("Eastern Dublin EIR, SCH #91103064). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum to the Eastern Dublin EIR dated May 4, 1993, assessing a reduced development project alternative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and Specific Plan for the reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. The Eastern Dublin EIR evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year period. Since certification of the EIR, many implementing projects have been proposed, relying to various degrees on the certified EIR. A Supplement was prepared to the Eastern Dublin EIR in 2002 (State Clearinghouse No. 2001052114) for an annexation and prezoning request. The 2002 Supplemental EIR, provided updated analyses of agricultural resources, biology, air quality, noise, traffic and circulation, schools, and utilities. In certifying the 2002 SEIR and approving the prezoning, the City Council, through Resolution No. 40-02, adopted a Statement of Overriding Considerations for cumulative air quality and cumulative traffic impacts. In 2005, a second Supplemental EIR was prepared and certified by the City of Dublin for the Fallon Village project (SCH #2005062010), which included the same properties as the 2002 SEIR (see City Council Resolution No. 222-05). The second SEIR addressed new and detailed information for the proposed development areas, and, as well as several changes in circumstances since the prior EIRs which could have affected the impacts and/or mitigations previously identified for the Fallon Village Project. An Addendum to all previously certified CEQA documents that included the Jordan Ranch property was certified by the Dublin City Council in 2010 (see City Council Resolution No. 80-10). An associated Stage 2 Planned Development Rezoning and Development Plan, Site Development Review (SDR), a Vesting Tentative Tract Map, and a Development Agreement on the Jordan Ranch property was also approved by the Dublin City Council. These actions allowed a minor redistribution of uses on the site as well as a minor change to the land use program. Under the 2010 approvals, a mix of781 dwelling units, up to 12,000 square feet of commercial uses, a range of public parks, public and semi-public uses, open spaces and roadways were approved. This Addendum has been prepared pursuant to CEQA Guidelines Section 15164 for the Project, as described below. Project Description The current application includes a request for amendments to the General Plan and Eastern Dublin Specific Plan to change land use designations for four portions (identified as "subareas" in this Initial Study) of the overall 189 A-acre Jordan Ranch site. The proposed changes are described by the following subareas. · Subarea 1 contains the existing 1 O.l-acre school site located on the eastern portion of the site, north of Central Parkway. The proposed General Plan/Specific land use designation allow Medium Density Residential with future attached and/or detached dwelling units on the existing school site should the school not be required by the Dublin Unified School District. Up to 100 dwellings would be allowed at the mid-range of the 6.1-14.0 dwellings per acre. · Subarea 2 consists ofthe existing Semi-Public and Medium-High Density Residential area just south of the planned School site. This subarea contains approximately 8 acres of land. The applicant is requesting that these two existing land use designations be replaced with a Medium Density Residential designation. The Semi-Public designation would be deleted in compliance with the approved Development Agreement. Under the proposed land use designation, a total of up to 56 small lot detached dwellings would be allowed. · Subarea 3 is located south of the Semi-Public land use designation and the extension of Central Parkway in the southern portion of the Jordan Ranch site. This subarea is currently planned and zoned for a combination of Mixed Use development (approximately 6.6 acres) and Neighborhood Square (approximately 2.0 acres of land). The applicant's request includes elimination ofthe Mixed-Use and Semi-Public land use designations and replacing these with Medium-~igh Density Residential development. The currently approved land use designations and zoning would allow development of up to 91 three-story townhouse units and 14 lofts over approximately 12,000 square feet of retail. The proposed land use designations and requested zoning would permit up to 109 attached townhouses. The Neighborhood Square designation would remain but would be reconfigured. · Subarea 4 includes a 4.6-acre parcel of land located on the northeast comer of Fallon Road and future Central Parkway, currently designated for Open Space. The applicant proposes to convert this area to a Mixed-Use land use designation. Up to 5,000 square feet of retail, and/or similar uses could be built on this site as well as up to 115 residences. The proposed change would allow development of up to 253 Low Density Residential dwellings, 361 Medium Density Residential dwellings (assuming an Elementary School would not be built), 235 Medium-High Density Residential dwellings and 115 attached dwellings as part ofthe proposed Mixed Use complex. The total number of dwellings on the overall Jordan ranch would be 964. Ifthe Elementary School is constructed in Subarea 4, the maximum number of dwellings would be 864. The project also includes 5,000 square feet of commercial uses as part of the Mixed-Use complex, an 1 1. I-acre Community Park, a 5.8-acre Neighborhood Park, a 2.7-acre Neighborhood Square and 48. I-acres of open space. Page 2 Prior CEQA Analyses and Determinations As summarized above and discussed in more detail in the attached Initial Study, the Jordan Ranch property has been planned for urbanization since the Eastern Dublin approvals in 1993, 2002,2005 and 2010, and has been the subject of three previously certified EIRs and an Addendum. The Eastern Dublin EIR identified numerous environmental impacts, and numerous mitigations were adopted upon approval of the Eastern Dublin General Plan Amendment and Specific Plan. For identified impacts that could not be mitigated to insignificance, the City Council adopted a Statement of Overriding Considerations. Similarly, the 2002 SEIR and 2005 SEIR identified supplemental impacts and mitigation measures, as well as additional significant unavoidable impacts for which statements of overriding considerations were adopted. No additional mitigation measures were included in the 2010 Addendum. All previously adopted mitigation measures for development of Eastern Dublin identified in the Eastern Dublin EIR, the 2002 SEIR and the 2005 SEIR that are applicable to the Project and Project site continue to apply to the currently proposed Project as further discussed in the attached Initial Study. Current CEQA Analysis and Determination that an Addendum is Appropriate for this Project. Updated Initial Study. The City of Dublin has determined that an Addendum is the appropriate CEQA review for the Project, which proposed a minor amendment to the approved General Plan, Eastern Dublin Specific Plan and Planned Development zoning. If approved, the proposed project would change land uses on four subareas of the Jordan Ranch property as identified above. The applicant is also seeking approval City approval of a Stage 1 and 2 PD zoning amendment, Site Development Review approval, a vesting subdivision map and an amendment to an existing Development Agreement. The City prepared an updated Initial Study dated May 8, 2012, incorporated herein by reference, to assess whether any further environmental review is required for this Project Through this Initial Study, the City has determined that no subsequent EIR, or Negative Declaration is required for the plan and zoning amendments or the refined development details. No Subsequent Review is Required per CEQA Guidelines Section 15162. CEQA Guidelines Section 15162 identifies the conditions requiring subsequent environmental review. After a review of these conditions, the City has determined that no subsequent EIR or negative declaration is required for this Project. This is based on the following analysis: a) Are there substantial changes to the Project involving new or more severe significant impacts? There are no substantial changes to the Project analyzed in the Eastern Dublin EIR, as supplemented by the 2002 SEIR, the 2005 SEIR and the 2010 Addendum. The Project is similar to land uses for the project site analyzed in the Page 3 2005 SEIR. As demonstrated in the Initial Study, the proposed land uses for the four subareas is not a substantial change to either the 2005 SEIR analysis or the 2010 Addendum and will not result in additional significant impacts, and no additional or different mitigation measures are required. b) Are there substantial changes in the conditions which the Project is undertaken involving new or more severe significant impacts? There are no substantial changes in the conditions assumed in the Eastern Dublin EIR, the 2002 SEIR, the 2005 SEIR or the 2010 Addendum. This is documented in the attached Initial Study prepared for this Project dated May 8, 2012. c) Is there new information of substantial importance, which was not known and could not have been known at the time of the previous EIR that shows the Project will have a significant effect not addressed in the previous EIR; or previous effects are more severe; or, previously infeasible mitigation measures are now feasible but the applicant declined to adopt them; or mitigation measures considerably different from those in the previous EIR would substantially reduce significant effects but the applicant declines to adopt them? As documented in the attached Initial Study, there is no new information showing a new or more severe significant effect beyond those identified in the prior EIRs. Similarly, the Initial Study documents that no new or different mitigation measures are required for the Project. All previously adopted mitigations continue to apply to the Project. The previously certified EIRs adequately describe the impacts and mitigations associated with the proposed development on portions of the Jordan Ranch property. d) Ifno subsequent EIR-Ievel review is required, should a subsequent negative declaration be prepared? No subsequent negative declaration or mitigated negative declaration is required because there are no impacts, significant or otherwise, ofthe Project beyond those identified in the Eastern Dublin EIR and previous CEQA documents for the site, as documented in the attached Initial Study. Conclusion. This Addendum is adopted pursuant to CEQA Guidelines Section 15164 based on the attached Initial Study dated May 8, 2012. The Addendum and Initial Study review the proposed General Plan and Eastern Dublin Specific Plan Amendments, the Planned Development rezoning amendment, Site Development Review, Vesting Tentative Subdivision Map and Development Agreement amendment as discussed above. Through the adoption of this Addendum and related Initial Study, the City determines that the above minor changes in land uses do not require a subsequent EIR or negative declaration under CEQA Section 21166 or CEQA Guidelines Sections 15162 and 15163. The City further determines that the Eastern Dublin EIR, the 2002 SEIR and the 2005 SEIR adequately address the potential environmental impacts of the land use designation change for the Jordan Ranch site as documented in the attached Initial Study. As provided in Section 15164 of the Guidelines, the Addendum need not be circulated for public review, but shall be considered with the prior environmental documents before making a decision on this project. Page 4 The Initial Study, Eastern Dublin EIR, the 2002 SEIR, the 2005 SEIR and all resolutions cited above are incorporated herein by reference and are available for public review during normal business hours in the Community Development Department, Dublin City Hall, 100 Civic Plaza, Dublin CA. G:\PA#\2010IPLPA-2010-00068 Jordan Ranch Phase 2 GPA InitiationlCC Meeting 6.5. 12\Dublin.Jordan.2.Addendum.docx Page 5 EXHIBIT B STATEMENT OF OVERRIDING CONSIDERATIONS 1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City of Dublin adopted a Statement of Overriding Considerations for those impacts identified in the Eastern Dublin EIR as significant and unavoidable (Resolution 53-93, May 10, 1993). The City Council carefully considered each impact in its decision to approve urbanization of Eastern Dublin through approval of the Eastern Dublin General Plan Amendment and Specific Plan project. The City Council is currently considering the Jordan Ranch 2 project, PLPA 2010-00068. The Project includes the following planning actions and entitlements specific to four subareas: 1) General Plan and Eastern Dublin Specific Plan amendments to change land use designations, 2) Planned Development Rezone and related Stage 1 and Stage 2 Development Plan amendments, 3) Site Development Review (SDR) for Subareas 2 and 3 (Neighborhoods 5 and 6, respectively), and 4) Revised Vesting Tentative Tract 8024. The four subareas that comprise the Project Site and actions specific to each subarea are described as: Subarea 1 - a 10.7 -acre Elementary School site proposed for an underlay land use designation of Medium Density Residential (MDR) (6.1 to 14.0 dwelling units per acre) with conceptual development proposed at 10 units per acre, or 100 units; Subarea 2 - 7.8 acres north of Central Parkway, including approximately 5.3 acres of Medium-High Density Residential (MHDR) (14.1 to 25 dwelling units per acre) and a 2.0-acre Semi-Public overlay site, proposed for MDR, or 56 units, with an . underlay land use designation of Public/Semi-Public (for Elementary School, if needed). Adoption of Development Regulations allowing single family detached residential development in the Planned Development MDR zone of PA 04-040 which would have a minimum lot size of 3,225 square feet (references as "3,200 square foot lots") which would be plotted with front-Ioaded/street-facing garages; and Subarea 3 - 6.6 acres south of Central Parkway of Mixed Use to MHDR, or 109 units, within Neighborhood 6; Subarea 4 - 4.6 acres of a 52.7-acre Open Space corridor facing Fallon Road (north of central Parkway) to Mixed Use including 115 multifamily units at 25 units per acre and 5,000 square feet of non-residential use at .35 FAR. The proposed land use amendments and rezoning would result in a total of 964 units for Jordan Ranch which is 184 units greaterthan the 781 units approved by PA 09-011, but less than the 1,064 units initially approved by PA 04-040. These actions are collectively referred to herein as the Project. 1 The City Council adopted a Statement of Overriding Considerations with the 1993 land use approvals for urbanization of Eastern Dublin, including the Jordan Ranch property. Statements of Overriding Considerations were also adopted for the EDPO and Fallon Village land use approvals, which likewise included the Project site. Pursuant to a 2002 court decision, the City Council must adopt new overriding considerations for the previously identified unavoidable impacts that apply to the current project.1 The City Council believes that many of the unavoidable environmental effects identified in the Eastern Dublin EIR and the Supplemental EIRs will be substantially lessened by mitigation measures adopted with the previous approvals and by the environmental protection measures included in the Project design or adopted through the Project approvals, to be implemented with the development of the Project. Even with mitigation, the City Council recognizes that the implementation of the Project carries with it unavoidable adverse environmental effects as identified in the Eastern Dublin EIR and the Supplemental EIRs. The City Council specifically finds that to the extent that the identified adverse or potentially adverse impacts for the Project have not been mitigated to acceptable levels, there are specific economic, social, environmental, land use, or other considerations that support approval of the Project. 2. Unavoidable Sianificant Adverse Impacts from the Eastern Dublin EIR. The following unavoidable significant environmental impacts identified in the Eastern Dublin EIR for future development of Eastern Dublin apply to the Project. Land Use Impact 3.1 F. Cumulative Loss of Agricultural and Open Space Lands; Visual Impacts 3.8/B; and, Alteration of Rural/Open Space Character Traffic and Circulation Impacts 3.3/B, 3.3/E. 1-580 Freeway, Cumulative Freeway . Impacts Traffic and Circulation Impacts 3.3/1, 3.3/M. Santa Rita Road/I-580 Ramps, Cumulative Dublin Boulevard Impacts. Community Services and Facilities Impact 3.4/S. Consumption of Non-Renewable Natural Resources and Sewer Water and Storm Drainage Impact 3.5/F, H, U. Increases in Energy Usage Through Increased Water Treatment, Disposal, and Operation of Water Distribution System. Soils, Geology, and Seismicity Impact 3.6/B. Earthquake Ground Shaking, Primary Effects. Air Quality Impacts 3.11/A, B, C, and E. Future development of the Project will contribute to cumulative dust deposition,. construction equipment emissions, mobile and stationary source emissions. 1 "public officials must still go on the record and explain specifically why they are approving the later project despite its significant unavoidable impacts." (emphasis original.) Communities for a Better Environment v. California Resources Aqencv 103 Cal. App. 4th 98. _ (2002) 2 3. Unavoidable Significant Adverse Impacts from the EDPO Supplemental EIR. The following unavoidable supplemental environmental impacts were identified in the EDPO Supplemental EIR and could apply to the Project. Supplemental Impact Traffic 6: Year 2025 cumulative buildout with project scenario, Dougherty Road/Dublin Boulevard intersection. Supplemental Impact Traffic 7: Year 2025 cumulative buildout with project scenario, Hacienda Drive/Dublin Boulevard intersection. Supplemental Impact Traffic 8: Year 2025 cumulative buildout with project scenario, Fallon Road/Dublin Boulevard intersection. Supplemental Impact Traffic 11 : Year 2025 cumulative buildout with project scenario, freeway segments on 1-580 and 1-680 in the EDPO project area. 4. Unavoidable Significant Adverse Impacts from the Fallon Village Supplemental EIR. The following unavoidable significant environmental impacts were identified in the Fallon Village Supplemental EIR and could apply to the Project. Supplemental Impact TRA-1: Project contribution to impact the Dublin/Dougherty intersection (DSEIR p. 64). Supplemental Impact TRA-4: Cumulative impacts to local freeways (DSEIR p. 69). Supplemental Impact TRA-5: Consistency with Alameda County Congestion Management Plan (DSEIR p. 73). Supplemental Impact CUL-2: Demolition of the Fallon Ranch House (DSEIR p. 218.) Supplemental Impacts AQ-2, AQ-3: Increase in regional emissions (DSEIR pp. 239- 240.). 5. OverridinQ Considerations. The City Council previously balanced the benefits of the Eastern Dublin project approvals against the significant and potentially significant adverse impacts identified in the Eastern Dublin EIR and the Supplemental EIRs. The City Council now balances those unavoidable impacts that apply to future development on the Project site against its benefits, and hereby determines that such unavoidable impacts are outweighed by the benefits of the Project as further set forth below. The City declares that each one of the benefits included below, independent of any other benefits, would be sufficient to justify approval of the Project and override the Project's significant and unavoidable impacts.. The substantial evidence demonstrating the benefits of the Project are found in these findings, and in the documents found in the administrative record for the Project. The Project will further the urbanization of Eastern Dublin as planned through the comprehensive framework established in the original Eastern Dublin approvals. The 3 Project will create residential development that is compatible with the residential development in the vicinity of the Project. The Project will provide local roadway improvements contributing to an efficient public roadway system. The Project will help the City toward its RHNA goal for new housing units and will help implement policies contained in the Housing Element of the General Plan. The Project will provide streetscape improvements such as curb, gutter, sidewalk, and landscaping that will be an amenity to the larger community and provide safer pedestrian and bicycle access between existing neighborhoods. The Project will create new revenue for the City, County, and State through the transfer and reassessment of property due to the improvement of the property and the corresponding increase in value. The Project will contribute funds to construct schools, parks, and other community facilities that are a benefit City-wide. Development of the project site will provide construction employment opportunities for Dublin residents. 1877699v1 G:\PA#12010IPLPA-2010-00068 Jordan Ranch Phase 2 GPA Initiation\CC Meeting 6.5. 121socjordan 2 Kits comments. doc 4