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Home My WebLink AboutItem 7.4 Croak Jordan Chen Density Study CITY CLERK File # D@][1][Q]-~[Q] AGENDA STATEMENT CITY COUNCIL MEETING DATE: October 16,2007 SUBJECT: General Plan and Eastern Dublin Specific Plan Amendment Study to create Medium-Low Density and Medium-Mid Density land use designations for the portion of the Croak, Jordan and Chen properties with an existing Medium Density land use designation. Report prepared by Jeff Baker, Senior Planner ATTACHMENTS: 1) City Council Staff Report date April 3, 2007 wi attachments 2) City Council Meeting Minutes from April 3, 2007 3) Table of Built or Approved Projects 4) Map of Built or Approved Projects ~ 1) Receive Staff presentation; 2) Receive public testimony; 3) Deliberate; and 4) Direct S taffto: A) Prepare a General Plan/Eastern Dublin Specific Plan Amendment to create the proposed Medium-Low Density and Medium-Mid Density land use designations as defined in this Staff Report; . B) Prepare a General Plan/Eastern Dublin Specific Plan Amendment and Stage 1 PD Amendment for the Croak and Jordan properties to: 1) Amend the existing Medium Density site to create two equal sized sites that include Medium-Low Density and Medium-Mid Density at the locations shown in this Staff Report; 2!: 2) Provide Staff with Alternative direction. RECOMMENDATION: FINANCIAL STATEMENT: None at this time. PROJECT DESCRIPTION: Background The City Council held a Strategic Planning Session on January 12; 2007. During this Strategic Planning Session the City Council discussed the existing General Plan and Specific Plan Residential Land Use Designations within the City of Dublin. Concerns were raised during this discussion regarding densities and the need for a variety of housing types (i.e. detached units, row homes, stacked flats, etc.) with private COpy TO: Property Owners File Page 1 of 10 ITEMNO.~ G:\Eastem Dublin Density\ccsr 10.16.07 East Dublin Density.DOC C/ yards on undeveloped land within the Eastern Dublin Specific Plan (EDSP) area that has a Medium Density land use designation. Staff studied the densities, residential land use policies, and the status of entitlements for the land designated for residential development within the Eastern Dublin Specific Plan (EDSP) and prepared a Staff Report for the April 3,2007, City Council meeting (Attachment 1). The Staff Report included the following four policy alternatives to address densities and the variety of housing stock available within the City of Dublin: A) Adopt new Medium-Low and Medium-Mid Density designations for property with an existing Medium Density designation; or B) Adopt new development standards to the EDSP that require minimum yard sizes; or C) Adopt new land use designations and adopt new development standards to the EDSP that require minimum yard sizes; or D) Continue to implement the existing General Plan/Specific Plan policies. On April 3, 2007, the City Council reviewed the Staff Report and the residential land use policies for the EDSP area in order to provide Staff with direction regarding the current residential land use policies and future development within the EDSP. The City Council expressed a desire to encourage a variety of housing types that include smaller detached single-family homes with usable yards on undeveloped land with a Medium Density land use designation (please see City Council Minutes of the April 3, 2007 meeting included as Attachment 2) to provide a housing type that is in between an stacked product and a larger single-family detached unit. The City Council identified three properties (Croak, Jordan and Chen) within the EDSP that have no entitlements beyond Stage 1 development plans as shown in Table 1 below. Acres 115.4 ac 10.4 ac 48 ac 23.4 ac 19.8 ac 6.5 The City Council directed Staff to study a General Plan and Eastern Dublin Specific Plan Amendment (GPA/SPA) to create new Medium-Low Density (6.1-10 dulacre) and Medium-Mid Density (10.1-14 dulacre) residential land use designations for land with an existing Medium Density land use designation (6.1-14 dulacre) on the Croak, Jordan and Chen properties. The entire residential portion of the Chen property consists of 6.S-acres with a Medium-High Density land use designation (please see Table 1). Therefore, the Chen property is not included in the analysis contained in this Staff Report. Similarly, the Jordan property includes 21.8-acres of land with a Medium- High Density designation that has not been included in this analysis. However, the City Council may direct Staff to study Medium-Low Density and Medium-Mid Density designations on the existing Medium-High Density land on the Chen and Jordan properties if the Council feels it is appropriate at these locations. Page 2 of 10 Existing Land. Use Designations The Croak, Jordan, and Chen properties are located within the Fallon Village project area which includes a variety of residential land uses. The existing General Plan/Specific Plan land use designations for these properties were adopted by the City Council with the GP AISP A for Fallon Village on December 6, 2005 (Resolution 223-05). A Supplemental Environmental Impact Report (SEIR) was prepared for the Fallon Village GP A/SP A and certified by the City Council on December 6, 2005 (Resolution 222-05). The SEIR studied development at the approximate midpoint of the residential density range for the Croak, Jordan, and Chen properties (with the exception of the site designated Medium-High Density on the Jordan property which anticipated development at the maximum density of 25 dulacre). Please refer to Table 2 below for details regarding the residential densities of property' included in this GP A/SP A study. A Fiscal Analysis was also completed to ensure a jobslhousing balance in the EDSP and to ensure that new development paid for itself without relying on the General Fund. Table 2 - Existing Land Use Designations Land Use Density Midpoint Dwelling Property Designation Range Density Acres Units Croak Single-Family 0.9-6 du/ac 4 du/ac 115.4 ac 462 units Medium Densitv 6.1-14 du/ac 10 du/ac 10.4 ac 104 units Jordan Sinqle-Familv 0.9-6 du/ac 4 du/ac 48 ac 192 units Medium Densitv 6.1-14 du/ac 10 du/ac 23.4 ac 234 units Medium-Hiqh Densitv 14.1-25 du/ac 25 du/ac^ 19.8 ac 495 units^ Chen Medium-Hiqh Density 14.1-25 du/acre 20 du/ac 6.5* 130 units* ^ The Fallon Village SEIR studied development at the maximum density (25 du/acre) on the Medium-High Density portion of the Jordan property. * The residential portion of the Chen property consists entirely of 6.5-acres with an existing General Plan/Specific Plan land use designation of Medium-High Density. The Chen property has an obligation to provide a 2.5-acre site with a Semi-Public (SP) land use designation within a portion of the 6.5-acres designated as Medium-High Density. The SP site effectively reduces the residential development to approximately 4-acres. The SEIR studied development at the midpoint of the density range for the full 6.5-acre parcel allowing up to 130 units as shown in Table 2 above. However, the density range on the net 4-acre site permits a maximum of 100 units (4 acres X 25 units/acre = 100 units). ANAL YSIS: Staff has reviewed the existing land use patterns for the Croak and Jordan properties and surrounding properties, the concept for the Fallon Village Center, and the City of Dublin Village Policy Statement (included as a part of Attachment 1) in order to prepare this Study. Staff has prepared a description of the proposed land use designations and descriptions of potential housing types that could be developed within Page 3 ofl 0 these designations; an analysis of the proposed densities; and maps showing the proposed location for these proposed designations. Proposed General Plan/Eastern Dublin Specific Plan Land Use Designations Staff has prepared the following definitions for the newly proposed Medium-Low Density and Medium- Mid Density land use designations: Residential: Medium-Low Density (6.1-10 units per gross residential acre). Units in this density range will be detached, zero-lot line, duplex, and/or townhouse developments suitable for family living with private usable outdoor yard areas. Unit types and densities may be similar or varied. Assumed household size is two persons per unit. Residential: Medium-Mid Density (10.1-14 units per gross residential acre). This density range allows detached, zero-lot line, duplex townhouse, and/or garden apartment developments suitable for family living. Unit types and densities may be similar or varied. Assumed household size is two persons per unit. Potential Housing Types Several developments with the existing Medium Density (6.1-14 du/acre) designation within the EDSP were approved at the lower end of the density range and are consistent with the proposed Medium-Low (6.1-10 du/acre) designation. A table and a map of these approved projects are included as Attachments 3 and 4 to this Staff Report. Projects that are consistent with the proposed Medium-Low Density (6.1-10 du/acre) designation are highlighted in Attachment 3. The proposed Medium-Low Density and Medium-Mid Density land use designations would permit a variety of different housing types within each designation as described above. The following is an illustrated list of potential residential unit types to help illustrate the type of units that could be constructed on land within each land use designation. Medium-Low Density (6.1-10 du/acre) · Small lot detached single-family home: Typically with a small usable rear yard area (i.e. rear yard depth of 10 feet). · Detached cluster homes: Typically built around a motor court area with a small usable yard area with a depth of approximately 10 feet. Page 4 of 10 · Duplex: Typically two units built side by side with a shared common wall and a small usable yard area (i.e. rear depth of approximately 10 feet). Medium-Mid Density (10.1-14 du/acre) · Alley loaded single-family detached homes: Typically built with a detached garage that is separated from the house by a private yard area with depth of approximately 10 feet. · Detached cluster homes: Typically built around a motor court area with a small usable yard area with a depth of approximately 10 feet. · Townhouses: Typically 2-3 stories in height with garage parking on the first floor and a small yard, patio or deck (decks typically provide 60- 100 square feet of private usable space). Page 5 ofl 0 ----I I · Apartments/Condominiums *: Typically a 2-3 story stacked product (i.e. units on top of one another) with a small patio or balcony. * Apartments and condominiums are similar to each other except that apartments are offered for rent and condominiums are offered for sale. Within the Medium-Low density land use category there are greater opportunities for detached housing types with usable yards, including small lot detached single-family, detached cluster and duplexes. The . Medium-Mid density also allows detached alley loaded homes and cluster homes with yards. However, the Medium-Mid Density also allows townhomes and apartments/condominiums which typically do not have usable yard space. The actual product type that is proposed within each land use category will be at the discretion ofthe developer provided that the product is consistent with the density range. Application of Proposed Land Use Designations to the Croak and Jordan Properties The land plan for Fallon Village was formed around the creation of the Fallon Village Center which serves as the social and economic center for the project area (The Fallon Village Center is outlined in blue on the maps included in this Staff Report). The Medium Density portion of the Croak and Jordan properties are located within the Fallon Village Center. The overall Fallon Village project area includes a variety of residential land ~se designations with higher residential densities focused primarily around the Fallon Village Center in order to activate the Village Center and promote a pedestrian oriented development. At the hub of the Fallon Village Center is a Neighborhood Square that is surrounded by Mixed Use, which includes ground floor retail and residential units above, and Medium-High Density residential units. The densities reduce to Medium Density as you move away from the Village Center and transition to Low Density residential uses to the north and east. Page 6 of 10 RRA 19.4 t>I:. LOR 97.5 AC . Proposed Density The existing Medium Density site on the Croak property is proposed to be divided into two 5.2- acre sites with Medium-Low Density and Medium-Mid Density designations. Table 3 (below) shows the density range for the proposed Medium-Low and Medium-Mid Density sites on the Croak property. Development at the midpoint of the proposed density range would result in the same number of units (104 units) that were studied in the Fallon Village SEIR for the existing Medium Density designation (see Table 3) and continue to ensure the existing jobslhousing fiscal balance. These units would simply be redistributed across the proposed Medium-Low Density and Medium-Mid Density designations and no additional environmental review would be required. Croak Property The existing 10.4-acre Medium Density site on the Croak property forms the eastern boundary of the Fallon Village Center. This site provides a transition from the more intense Mixed 'Use and Medium-High Density Residential uses in. the Village core and the less intense Low Density Residential use located to the north and east of the Village Center. RRA 19.4 AC f?J"P~: t Croak . Property 9 lit Table 3: Croak Property - Proposed Medium-Low Density & Medium-Mid Density Units at Impact on Land Use Designation Density Midpoint Acres Mid-Point Total Units at Range Density Midpoint Density Densitv Medium-Low Density 6.1-10 du/ac 8 du/ac \. 5.2 ac 42 units -- Medium-Mid Density 10.1-14 du/ac 12 du/ac 5.2 ac 62 units -- Total 10.4 ac 104 units None - ./).~" Page 7 of 10 LDR Proposed Medium-Low Density Proposed Land Use Map In order to maintain the transition in intensity of land uses from the core of the Fallon Village Center to the less intense single-family uses to the north and east, Staff proposes to locate the new Medium- Mid Density (10.1-14 du/acre) site immediately to the east of the existing Medium-High Density site and adjacent to the future Central Parkway. The proposed Medium-Low Density (6.1-10 du/acre) site would be located to the east of the proposed Medium-Mid Density site to provide a transition from the higher density of the Village Center to the Low Density neighborhoods to the north and east. . Jordan Ranch The existing 23.4-acre site of the Medium Density land use on the Jordan Ranch forms the northern boundary of the Fallon Village Center. This site provides a transition from the more intense Medium- High Density Residential use located to the south and the less intense Low Density Residential use located to the north of the Village Center. Proposed Density The Medium Density site on the Jordan property would be divided into two 11.7-acre sites designated Medium.Low Density and Medium-Mid Density. Table 4 (below) shows the density range for the proposed Medium-Low and Medium-Mid Density sites on the Jordan property. Like the Croak property, development at the midpoint of the proposed density range would result in the same number of units (234 units) that were studied in the Fallon Village SEIR for the existing Medium Density designation (see Table 4) and continue to ensure the existing jobslhousing fiscal balance. These units would simply be . redistributed across the proposed Medium-Low Density and Medium-Mid Density designations and no additional environmental review would be required. Page 8 of 10 RRA 19.4 AI:. LOR 97.5 AC . Table 4: Jordan Ranch - Proposed Medium-Low Density & Medium-Mid Density Units at Impact on land Use Designation Density MidPoint Acres Mid-Point Total Units Range Density Density at Midpoint Density Medium-Low Density 6.1-10 du/ac 8 du/ac 11 .7 ac 94 units -- Medium-Mid Density 10.1-14 du/ac 12 du/ac 11 .7 ac 140 units -- Total 23.4 ac 234 units None Proposed Land Use Map In order to maintain the gradual transition in land uses from the higher densities in the core of the Village Center to the less intense Single-Family uses to the north, Staff recommends locating the proposed Medium-Mid Density site (1.1-14 du/acre) adjacent to the existing Medium-High Density land use. The Medium-Low Density (6.1-10 du/acre) land use would be located further to the north to provide for a transition from the higher density of the Village Center to the Low Density neighborhoods to the north and east. By creating the Medium-Low land use designation and applying the land use to the Croak and Jordan properties, there is an opportunity for the development of detached housing and other unit types with usable private yard areas. Fallon Village Stage 1 Planned Development The Croak and Jordan properties are all located within the Fallon Village Planned Development (PD) zoning district. A Stage I Development Plan (Stage I PD) was adopted by the City Council on December 20, 2005 (Ordinance 32-05). The Stage 1 PD has a number of different elements including a site plan and proposed densities for each property within the PD district. The Stage 1 PD is required to be consistent with the General Plan and the Eastern Dublin Specific Plan. Therefore, a Stage 1 PD Amendment will be required to ensure consistency with the General Plan and Specific Plan. Staff will prepare a Stage 1 PD Amendment along with the proposed GP A/SP A for review and consideration by the Planning Commission and City Council at a later date. Communication with Property Owners A Public Meeting notice was sent to all property owners within the EDSP area that do not have vested development rights, notifying them of the City Council Meeting on April 3, 2007 and the meeting on October 16, 2007. Staff also contacted representatives of the Croak, Jordan and Chen properties to discuss the direction from the City Council at the April 3, 2007 meeting. CONCLUSION: The City Council has the authority to modify General Plan and Specific Plan Land Use Designations at any time. On April 3, 2007, the City Council directed Staff to prepare a General Plan/Eastern Dublin Specific Plan Amendment Study to create two new land use designations including Medium-Low Density Page 9 of 10 (6.1-10 du/acre) and Medium-Mid Density (10.1-14 du/acre) for the existing Medium Density portion of the Croak, Jordan and Cheri properties in order to encourage an additional variety of housing stock with usable yards. Accordingly, Staff has prepared a GP A/SP A Study for consideration by the City Council. Since the Chen property has no lands that are designated Medium Density, the Chen property was not included in this GP AISP A Study. Staff is requesting that the City Council provide Staff with further . direction regarding the proposed land use designations for the Croak, Jordan and Chen properties. If the City Council elects to proceed with this GP A/SP A and Stage I PD Amendment, Staff will prepare the appropriate documents for review and consideration by the Planning Commission and City Council. RECOMMENDATION: Staff recommends that the City Council: 1) Receive Staff presentation; 2) Receive public testimony; 3) Deliberate; and 4) Direct Staffto: A) Prepare a General Plan/Eastern Dublin Specific Plan Amendment to create the proposed Medium-Low Density and Medium-Mid Density land use designations as defined in this Staff Report; B) Prepare a General Plan/Eastern Dublin Specific Plan Amendment and Stage 1 PD Amendment for the Croak and Jordan properties to: 1) Amend the existing Medium Density site to create two equal sized sites that include Medium-Low Density and Medium-Mid Density at the locations shown in this Staff Report; ill: 2) Provide Staff with Alternative direction. J Page 10 of 10 CITY CLERKl~1t) File # D[!Ef]JCJ-[2~ AGENDA STATEMENT CITY COUNCIL MEETING DATE: April 3, 2007 SUBJECT: ATTACHMENTS: 9) 10) RECOMMENDATION~ 1) \." 2) \~ 3) 4) Review of General Plan and Specific Plan Residential Land Use Designations for properties generally east of Dougherty Road and including the Eastern Dublin Specific Plan area. Report prepared by Jeff Baker, Senior Planner 1) 2) 3) 4) 5) Eastern Dublin Specific Plan Land Use Map. Village Policy Statement. Eastern Dublin Specific Plan Land Use Categories. Stage 1 and Stage 2 Development Plan Criteria. . Table of Built or Approved Projects with Vested Development Rights. Map of Built or Approved Projects with Vested Development Rights. Map of Land with Stage 1 Development Plans, but without Vested Development Rights. Map of Land without Development Entitlements and without Vested Development Rights. Table of Land without Vested Development Rights. Map of Land without Vested Development Rights. 6) 7) 8) Receive Staff presentation; Receive public testimony; Deliberate; and Direct Staff to either: a. Prepare General Plan/Specific Plan Amendments to include two new land use designations including Medium-Low (6.1-10 du/acre) and Medium (10.1-14 du/acre); b. Prepare a Specific Plan Amendment to adopt development standards that require a minimum usable yard area; c. Prepare General Plan/Specific Plan Amendments to include two new land use designations including Medium-Low (6.1-10 du/acre) and Medium (10.1-14 du/acre) and prepare a Specific Plan Amendment to adopt development standards that require a minimum usable yard area; or ------------------------------------------------------------------------------------------------------------- COPY TO: Property Owners File G:\Eastem Dublin Density\ccsr 4.3.07 East Dublin Density.DOC Page I of 12 \(J-l~-: 0, 7 ~ ATTACHMENT 1 d. Continue to implement the existing General Plan and j f11.. lfD Specific Plan policies. . V FINANCIAL STATEMENT: None at this time. PROJECT DESCRIPTION: Background The City Council held a Strategic Planning Session on January 12, 2007. During this Strategic Planning Session the City Council discussed the existing General Plan and Specific Plan Residential Land Use Designations within the City of Dublin. Concerns were raised during this discussion regarding densities and the need for a variety of housing types (i.e. detached units, row homes, stacked flats, etc.) on undeveloped land within the Eastern Dublin Specific Plan (EDSP) area that has a Medium Density land use designation. Therefore, Staff has prepared this Staff Report to review the densities and the variety of housing types within the EDSP area in order for the City Council to provide Staff with direction regarding current residential land use policies and future residential development in the eastern portion of Dublin. History 1993 General Plan Amendment & Eastern Dublin Specific Plan The planning effort for the eastern portion of Dublin was initiated by the City Council in 1987 in response to proposals for development of the Dublin Ranch property within the City's extended planning area. The City Council decided that, prior to acting on the applications of various property owners in this area, a comprehensive General Plan Amendment and Specific Plan should be undertaken to evaluate land use options for the area and the implications for the City's growth. A comprehensive General Plan Amendment, for the area known as the Eastern Extended Planning Area, was undertaken in anticipation of eventual development. The Eastern Extended Planning area includes approximately 3,300-acres of land both within the City Limits and beyond its boundary within the City's sphere of influence. Since much of the area involved large land holdings in agricultural use, a specific plan was needed to ensure long term comprehensive planning for future development of eastern Dublin. . Much of the land in the planning area has been annexed to the City since 1993. The EDSP was prepared and simultaneously adopted with the General Plan amendment providing for a range of residential and commercial uses and establishing consistency between the General Plan and Specific Plan. The EDSP envisioned a balanced community comprised of both housing and job opportunities. The General Plan and the EDSP have been amended several times since the 1993 approval to include new properties and allow development consistent with the General Plan. These amendments included the addition of the Transit Center in 2002 and Fallon Village (aka East Dublin Property Owner's Annexation Area) in 2002. With the addition of these 2 areas, the plan area is now approximately 4,400- acres in size. Please refer to Attachment 1 for a land use map for the EDSP area. Residential Land Use Designations The EDSP contains a variety of residential land uses which are dispersed throughout the EDSP area. Table 1 below illustrates the residential land use designations and densities permitted in the EDSP area. These residential densities allow for a variety of housing types including traditional single-family homes, cluster homes, townhouses, and stacked apartments and condominiums. Page 2 ofl2 Density 1 dwellin unit du /1 00 acres 0.9-6.0 du/acre 6.1-14.0 du/acre 14.1-25.0 du/acre 25.1+dulacre ~~% Table 1: Residential Land Uses and Density in Eastern Dublin Residential Land Use Designation Rural Residential/ A riculture Sin Ie Famil Medium Density Medium-Hi h Density High Densit The EDSP contains Guiding Policies regarding these residential land use designations including Policy 4-2 which states "encourage higher density residential development within convenient walking distance of shopping areas, employment centers, transit stations/stops, and other community facilities". The existing EDSP Land Use Map (Attachment 1) depicts the land use designations within the EDSP area. As depicted on the land use map, the EDSP generally concentrates commercial development (including retail, office, and industrial uses) near the DublinIPleasanton BART Station, Interstate 580 and Dublin Boulevard. The higher density residential land uses (i.e. Medium Density, Medium-High Density, and High Density) are also concentrated near these commercial uses. The close proximity of the residential uses to the commercial uses allows the residents of these areas to take advantage of services and public transportation in the immediate vicinity. Residential densities generally decrease as you move away :from Interstate 580 and proceed north through the planning area, with the exception of the Fallon Village Center and the Tassajara Village Center as discussed below. The predominant residential land use designations in the northern areas of the Specific Plan are Single Family Residential, and Rural Residential/Agriculture and some medium density development along Tassajara Road. The Rural Residential/AgricuIture land use designation has generally been applied to areas with steep slopes in order to protect these areas from development. The Fallon Village Center and the Tassajara Village Center contain a limited amount of land designated for commercial use. These two areas have designated commercial uses that are surrounded by land that is designated for Medium Density and Medium-High Density residential uses. The Tassajara Village Center is located near the northerly City Limits boundary. Originally, the EDSP identified the Tassajara Village Center to be a larger, more robust commercial area to serve ._.__------ the . needs of local residents surrounded by ...--- Medium Density and Medium High Density housing. However, the plans for the commercial component of the Tassajara Village Center have been scaled back as a result of the environmentally sensitive habitat in the project area. While it is no longer possible to achieve much commercial development - due to site constraints, the Medium Density and Medium High Density land use designations remain in this area. The surrounding properties that are ,,._._,._.,.,,,~ designated for Medium Density and Medium-High Density development include the Fredrich, Vargas, Mission Peak and Silvera properties which are discussed later in thi's Staff Report. Alameda County :~i~;I~t~i~' Contra Costa County ~.m....".... .,' [ ..Ii . '.- . c I ~: ~~ -~-~ Page 3 of 12 The commercial core of the Fallon Village Center is located south of the future Central Parkway extension and is designated for mixed use development (i.e. commercial and residential). The Fallon Village Center was designed to be consistent with the City of Dublin Village Policy Statement (Attachment 2) which encourages a variety of housing types. This commercial cor~ is surrounded by Medium-High Density residential that transitions to Medium Density residential and then Single Family ",.' Residential as you move away from the village core commercial area. The Fallon Village Center includes the Jordan, Chen, and Croak properties. ~4'D Housing Types in the Eastern Dublin Specific flan Area Residential land use categories are defined in the EDSP and included as Attachment 3 ofthis Staff Report. The residential land use designations/densities in the EDSP allow for a variety of housing types including single-family detached homes, detached cluster homes, townhouses, and stacked apartments and condominiums. . The following is a list of the residential land use designations in the EDSP, and a description of the housing types that are typical for each of the residential land uses, followed by a photograph of the various housing types. Rural Residential/Agriculture (1 du/100 acres) · Detached single-family: The home typically includes accessory structures assoCiated with agricultural uses. . . Single Family (0.9-6.0 du/acre) Traditional detached single-family home: Typically located on lots that range in size 5,000- 10,000 square feet with a backyard. 1'.~1l:~~' .. L.;,')'iY .'\~. iti~; ~"':'$.',. -.-~j'~. :'r; ';.i;;. Medium-Density (6.1-14.0 du/acre) Small lot detached single-famiZv home: Typically with a small usable rear yard area (i.e. rear yard depth of 10'). . Page 4 of 12 .!-. · Detached cluster homes: Typically built around a motor court area with a small usable .yard area with a depth of approximately 10'. · Townhouses: Typically 2-3 stories in height with garage parking on the first floor and a small yard, patio or deck (decks typically provide 60-100 square feet of private usable space). · Apartments/Condominiums*: Typically a 2-3 story stacked product (i.e. units on top of one another) with a small patio or balcony. 5~ t{D .' .' : ::~~~. '~"~~;...::~:: I . .::.::'~~~ ~:':"':--------ll:' "."""<>;r.._.. '1iIIlI . -'''''';'' ~ "1 II" .. ...<J :""" ..;. .' .. __Z! Medium-High Density (14.1-25.0 du/acre) · Apartments/Condominiums*: Typically a 3-5 story stacked product (i.e. units on top of one another) with a small patio or balcony. Page 5 ofl2 i.: ,;~-'::~:fh,rk~~.~ '. . .... · Townhouses: Typically 3-4 stories in height with garage parking on the first floor and a small yard, patio or deck (decks typically provide 60- 100 square feet of private usable space. lo~'~ High Density (25.1+ du/acre) · Apartments/Condominiums*: Typically a 4-6 story podium building (i.e. underground parking structure) with stacked flats (i.e. units on top of one another) that have small patios or balconies. * Apartments and condominiums are similar to each other except that apartments are offered for rent and condominiums are offered for sale. Status of Entitlements for Land Designated for Residential Use , A series of entitlements are needed in order to develop a residential project in the EDSP area. The typical entitlements for residential projects include Stage 1 and Stage 2 Development Plans, Site Development Review, Tentative Sub-Division Map (neighborhood of detached homes) and a Development Agreement (DA). The EDSP requires the adoption of Planned Development Zoning Districts (PD) for all property within the EDSP area. The City of Dublin Zoning Ordinance (Chapter 8.32) requires adoption of a PD in a two stage process which includes a Stage 1 and a Stage 2 Development Plan as described in Attachment 4. While there are a variety of permitslagreements required for development, there are only two specific types that vest an Applicant's right to develop, which are a DA and a Vesting Tentative Map (VTM). It should be noted that these development rights do expire based on the terms of the DA or VTM. Property owners with vested development rights have two choices if the development regulations change prior to expiration of the vested development rights. The property owner can complete the project in accordance with the vested development rights prior to the expiration of those rights, or construct the project in accordance with current development regulations. Much of the residential land in the EDSP area has been constructed. However, there are a number of properties that have received all of the required entitlements and have a vested right to develop through a DA or VTM or both, but have not commenced construction or have not yet completed construction. There are also a number of properties in the EDSP area that have some of the necessary entitlements (such as a Stage 1 Development Plan) but do not have vested development rights (i.e. DA or VTM). Thereare also a limited number of properties that do not have any entitlements and therefore do not have vested development rights. Page 6 of 12 - ~ v1.. LfD Land that has been Constructed and Land with Development Entitlem,ents and Vested Development Rights. 'U Since the EDSP was adopted in 1993, a number of property owners with residential land have vested their rights to develop their properties. In some cases these projects have already been constructed while others have not yet started construction. A list and map of the properties that have been constructed or have vested development rights are included as Attachments 5 and 6, respectively. These developments include a variety of housing types as noted above. Apartments/condominiums are focused near transit and commercial centers as well as detached cluster homes and townhomes with small yard areas along Dublin Boulevard and Tassajara Road. Traditional single-family homes with larger backyards are located in the northern portions of the EDSP area, away from the commercial shopping areas and transit centers. Land with a Stage 1 Development Plan, but without Vested Development Rights There are seven properties that have an approved Stage 1 Development Plan that establishes the maximum number of dwelling units that may be developed. Table 2 includes a list ofthe properties within the EDSP that have obtained approval of a Stage 1 Development Plan. A Stage 1 Development Plan is required as a condition of annexation. The Stage 1 Development Plan for the Fallon Village area, which includes the Jordan, Chen, Croak, Anderson, Branaugh, and Righetti properties, was revised subsequent to annexation to further refine the Development Plan for the project area. However, the owners of these properties have not yet vested their development rights. A map identifying the location of these properties is included as Attachment 7. Table 2: Land with a Stage 1 Development Plan, but without Vested Developm~nt Rights Project Residential Land Use Acreage Maximum Dwelling Designation Units Mission Peak (currently Single Family 19.5 103 under review for a Stage 2 PD Rural Residential! Agriculture 44.1 0 and SDR) Jordan Single Family . 48-acres 192 Medium Density 23 A-acres 234 Medium-High Density 19.8-acres 542 Mixed Use 6A-acres 96 Chen Medium-High Density 4.0-acres 130 Croak Single-Family lISA-acres 469 Medium Density lOA-acres 104 Rural Residentiall Agriculture 19 A-acres 0 Anderson Medium Density 7.0-acres 70 Righetti Medium Density 9.6-acres 96 Branaugh Medium Density 9.7-acres 97 Maximum Dwellin2 Units: 2,133 These adopted Stage 1 Development Plans allow for development of a combined maximum of 2,133 units. The City is currently processing applications for additional entitlements for the Mission Peak property as noted in Table 2. There are no applications under review for the remaining six properties at this time. Land without Development Entitlements and/or without Vested Development Rights There are four properties within the eastern portion of Dublin that have General Plan designations for residential development but that do not have entitlements or vested development rights. (See Table 3). Page 70f 12 The Vargas, Moller, and Tipper properties are currently located ou. tside of the. City Limits but located. ~ rJ1 4D within the City's sphere of influence. The City is currently processing an application to annex these three '0 properties into the City of Dublin. The Tipper property is only proposed for annexation and is not proposed for development at this time. It should be noted that the Fredrich, Tipper and Vargas properties are within the EDSP area. The Applicant for the Moller property has requested annexation into the EDSP. The City is also processing applications for Stage 1 Development Plans for the Vargas, Moller, and Fredrick properties (Please refer to Attachment 8 for a map depicting these sites). Table 3: Land without Entitlements and without Vested Development Rights Residential General Plan/ Land Potential Units Property Owner Acreage Use Designation Based on Land Use Desi2nation Fredrich 3.4 Medium-High 48-85 Density Residential Moller*+ 226.0 Low Density & 0-413 RurallResidential/ Agriculture Tipper* 8.2 Medium Density 50-115 Residential Vargas * 4.4 Medium Density & 59-110 . Medium-High Density Camp Parks 0 Public Lands** -- * Located outside of the City Limits, but within the City's Sphere of Influence + Located outside of the EDSP area ** Property is zoned Agriculture Fredrich Property The Fredrich property currently has General Plan/Specific Plan Land Use Designation of Medium-High Density Residential. The City is currently processing a request by the property owner for a General Plan/Specific PIan Amendment and Stage 1 Development Plan to reduce the density on the site from Medium-High Density Residential and Neighborhood Commercial to Single Family to allow a maximum of 47 dwelling units. The request would reduce the maximum development potential of the property from 85 total dwelling units to a maximum of 47. The Applicant currently proposes to construct 37 detached single-family homes which range from 1,400 square feet to 1,600 square feet in size with small backyards and tandem parking. The request to initiate the General Plan/Specific Plan Amendment will be reviewed by the City Council as a separate item on this evening's agenda. Vargas Property The Vargas property currently has a General Plan/Specific Plan Land Use Designations of both Medium Density Residential and Medium-High Density Residential. On June 6, 2006, the City Council authorized Staff to study a request for a General Plan/Specific Plan Amendment and Stage 1 Development Plan to reduce the density of the entire site to Medium Density Residential which reduces the maximum number of dwelling units from 110 dwelling units to a maximum of 33 dwelling units. The proposed housing product would be the same as that noted above for the Fredrich property (i.e. small lot detached single- family dwelling units) with tandem parking. The Planning Commission held a Study Session on January 23, 2007 to review the development proposal for the Vargas property and raised concerns about the proposed tandem parking for the proj eCt. Page 8 of 12 ~~~~ . n The current General Plan Land Use Designation for the Moller property is Low Density Residential and-(tlj.:.LfD Rural Residential/Agriculture. On March 21, 2006, the City Council authorized Staff to study a request V for a General Plan Amendment to increase the density of the site and a Stage I Development Plan to reduce the development envelope on the site as a result of environmental constraints. While this request would increase the overall density of the project, the developable area of the site would be reduced, resulting in an overall decrease in the number of proposed units. The current proposal would result in a maximum development potential of 298 dwelling units, reduced from the current maximum of 413 . dwelling units. The Applicant's development proposal consists of small lot single-family detached units with rear yards, and attached townhouses with usable private yards. Camp Parks Reserve Forces Training Area Reserve Forces Training Area The City is currently working with representatives of the United States Army regarding future private development of approximately 187 acres at Parks Reserve Forces Training Area (Camp Parks). The 187- acre Camp Parks site is located to the north of Transit Center. The City has not yet received a formal application for development of this property and the exact number of units and future land use designations for the site have not been determined (the site has a current General Plan Land Use designation of Public Lands). However, the City has completed a community visioning process for development of this property. The preferred development alternative identified through this visioning process includes a combination of single-family residential, medium-high density residential and high density residential land use designations. There are a variety of residential land use designation/densities for the land located east of Dougherty Road and within the EDSP area. These land use residential designations /densities have resulted in a variety of housing types as discussed above. These land use designations/densities and housing types provide context for evaluating the variety of housing types available in Dublin and policy alternatives to address future housing needs. ANALYSIS: During the Strategic Planning Session the City Council raised concern regarding densities and the need for a variety of housing types (i.e. detached units, row homes, stacked flats, etc.) within the community. The City Council expressed an interest in alternatives that would achieve single-family housing types that are detached and provide a usable yard area. The City Council has the authority to modify existing General Plan and Specific Plan Residential Land Use Designations (which includes a density increase or decrease) and/or create new development standards at any time. It is important to note, however, that state law (Government Code 3 65863(b)) prohibits a city from reducing the residential density for any parcel or allowing development of any parcel at a lower residential density. than called out in the General Plan Housing Element without making additional findings. However, the properties without vested development rights (Attachment 9) were not identified in the Housing Element to meet the City's share of the regional housing needs allocation. Therefore, such findings would not be necessary ifthe densities for these properties were modified. Issues such as the net and gross acreage calculations as defined in the General Plan and development regulations such as parking standards will also have to be fully analyzed if the City Council chooses to direct Staff to review land use designations and/or create new development standards. In addition, the City Council should consider the impact that a change in development regulations could have for property owners. The following is a discussion of the impact to property owners if the City Council were to adopt new development regulations. Page 9 of 12 Impact of New Policies lOra.:'-lo Existing Residential Development: A change to the development regulations would only apply in the 'U event that the development is replaced with new construction which required new entitlements. A change to the development regulations for an existing development would effectively render the development a legal non-conforming use. The legal non-conforming status could affect a property owner's ability to reconstruct a demolished unit. Land with Vested Development Rights: DAs and VTMs vest a property owner's development rights based on the rules in place at the time of vesting. Although certain properties do have vested development rights, those rights can" terminate with the expiration of the DA or VTM. Therefore, a change to. the development regulations would not affect land with vested development rights unless the vested rights were to expire. The City Council may authorize changes to the development regulations for property with vested development rights. If the City Council authorizes changes to the development regulations for properties with vested development rights, the property owner may develop the property in accordance with the vested rights (before the development rights expire), or develop the property in accordance with the new development regulations. Land without Vested Development Rights: There are a total of 12 residential properties that do. not have vested development rights and could therefore be subject to new regulations established by the City Council (Attachments 9 & 10). Developers typically spend large sums of money to obtain entitlements to develop their property. For example, a Stage 1 Development Plan outlines the basic development parameters including maximum densities and permitted uses. However, a Stage 2 Development Plan and a Site Development Review Permit require design work, plans, and drawings that illustrate the proposed development (Attachment 4). Therefore, a developer invests a considerable amount of time and money to obtain a Stage 2 Development Plan and Site Development Review permit. All development applications are required to be consistent with the EDSP. If the City Council modifies the EDSP, then all applications would be required to be consistent with the new regulations. Application of New Policies: Therefore, the City Council should consider at what point new development regulations should apply to land with existing entitlements. The City Council should decide if new development regulations should apply to: 1) existing residential development; 2) properties that have achieved full entitlements, but have not vested their development rights; 3) properties that have achieved partial entitlements, but have not vested their development rights; and 4) properties that are currently processing an application for entitlements with the City. Policy Alternatives Staff has identified four policy alternatives for the City Council to consider when reviewing the densities and the variety of housing stock available in the City of Dublin. These alternatives include: A) adopt new land use designations; B) adopt new development standards to the EDSP that require minimum yard sizes; C) adopt new land use designations and adopt new development standards to the EDSP that require minimum yard sizes; or D) continue to implement the existing General Plan/Specific Plan policies. A. Adopt New Land Use Categories The Medium Density Land Use Designation permits 6.1-14 du/acre. The lower end of this density range (i.e. 6.1-10 du/acre) results in a lot size that ranges from approximately 4,356 to 7,140 square feet. Lots within this density range can readily accommodate a detached single-family housing type that includes a usable rear yard area. Densities between l0.1-14 du/acre result inJot sizes that range from approximately 3,110 to 4,310 square feet in size. These are relatively small lot sizes and are more difficult to develop a detached housing tyPe with a usable yard area ~hile maintaining a Page 10 of 12 mi~im\lm distance between buildings. Detached units with ~~able yards in this density range are Il U14'D typIcally small lot cluster developments such as the "Courtyards development.' . D The City Council could divide the existing Medium Density Land Use Designation into two new categories (i.e. Medium-Low 6.1-10 du/acre, and Medium 10.1-14 du/acre). The new Medium~Low designation would encourage development of housing types including detached single-family homes with private yard areas. The new Medium designation would encourage development of more compact medium density housing types such as detached cluster homes and townhomes. Implementation: In order to adopt new land use categories, the City Council would need to: 1) direct Staff to prepare General Plan/Specific Plan Amendments to create two new designations that include Medium-Low (6.1-10 du/acre) and Medium (10.1-14 du/acre); and 2) identify which properties with the Medium Density Residential designation should be re~designated as Medium~Low and which properties should be re-designated as Medium. B. Adopt New Development Standards The EDSP requires the adoption of PD zoning districts for all property with the EDSP area. PD zoning is more flexible and allows for greater creativity to develop property than allowed under traditional zoning which has mandatory development regulations such as required setbacks and height restrictions. Further, the EDSP land use designations provide for a variety of housing types (i.e. the Single Family Land Use Designation permits single-family detached housing while the Medium Density designation allows development that includes small lot detached housing, and townhouses, etc.) Development standards can be used in a similar fashion to traditional zoning to require a developer to incorporate certain design aspects into developments that the City Council deems as desirable to the community, such as a minimum sized usable private yard area. Therefore, the City Council could adopt development standards in the EDSP that require minimum private yard sizes for property with a Medium Density Land Use Designation. All Medium Density development that is subject to the new development standards would be required to provide this minimum private yard area. There currently are no required minimum private yard standards in the EDSP. Implementation: In order to adopt new development standards the City Council would need to: 1) direct Staff to prepare a Specific Plan Amendment to create development standards; 2) determine the appropriate usable private yard area to include in the development standards; and 3) determine which land use designations would be subject to the development standards: . C. Continue to Implement Existing General Plan/Specific Plan Policies After reviewing the status of existing and proposed development as noted in this Staff Report and the development policies contained in the EDSP, the City Council may be satisfied with the variety of housing that is being constructed within the EDSP area; in which case, the City Council could elect not to modify the existing land use designations or adopt new development standards at this time. Implementation: Accept this Staff Report and direct staff to continue implementing the existing General Plan and Specific Plan policies. Page 11 of 12 CONCLUSION: ," l2 ~ tf1) The City Council has the authority to modify General Plan and Specific Plan Land Use Designations (i.e. increase/decrease densities) and adopt development standards. Staff has identified four PQlicy alternatives for the City Council to consider when reviewing the densities and the variety of housing stock available in the City of Dublin. These alternatives include adopting new land use categories (i.e. Medium-Low Density and Medium Density) to encourage medium density detached housing with usable yards, adopting new development standards to the EDSP that require minimum private yard sizes, adopting new land use categories and new development standards, or continuing to implement the existing General Plan/Specific Plan policies. If the City Council decides to pursue changes to the land use designation or development standards, Staff will conduct the appropriate review and analysis prior to returning to the City Council for further discussion. RECOMMENDATION: Staff recommends that the City Council: 1) Receive Staff presentation; 2) Receive public testimony; 3) Deliberate; and 4) Direct Staff to either: a) Prepare General Plan/Specific Plan Amendments to include two new land use designations including Medium-Low (6.1-10 dulacre) and Medium (10.1-14 du/acre); b) Prepare a Specific Plan Amendment to adopt development standards that require a minimum usable yard area; c) Prepare General Plan/Specific Plan Amendments to include two new land use designations including Medium-Low (6.1-10 du/acre) and Medium (10.1-14 dulacre) and prepare a Specific Plan Amendment to adopt development standards that require a minimum usable yard area; or d) Continue to implement the existing General Plan and Specific Plan policies. '\ Page 12 of 12 CITY OF DUBLIN VILLAGE POLICY STATEMENT WEST LEvAHON N~flTH Ele:VA~ION SEPTEMBER 7, 2004 . 1 I~ev lfO Attachment 2 'r: i5m 40 VILLAGE POLICY Introduction The Policy described below is not a Platming legal requirement for new development. This Policy' Statement is a definition of a Village used to refine and enhance special areas in the community that already contain some ofthe characteristics of villages. In addition, this Policy provides direction on . what characteristics comprises the Dublin Village Concept. This concept can be used as a template for the development of new villages in the future. The development ofthis Policy is based on a Background Document dated September 7, 2004. Applicabilitv This Policy will be used by the City to identify possible Village sites in both new development areas and redeveloping sites. An Action Plan will be developed by Staff with specific recommendations on: 1. Possible Village Sites 2. Later modifications to the General Plan and Specific Plans to mandate the location and characteristics of Villages. . Only when changes are made to the Planning documents noted above will this Policy become a legal requirement. The Village Poticv A Village is defined as a physical development ofland that has been designed to encourage compact development of an area which integrates a variety of housing types and densities with community facilities, civic and educational uses. Commercial and industrial uses may also be located in Villages. An emphasis on pedestrian-friendly design should be required. Villages should have these characteristics: 1 A Village location should be compatible with the local environment including surrounding land uses and topography. It should respect constraints, roadways and environmental considerations; 2 A Village should have a mixture of housing types, densities and affordabilityand should support a range of age and income groups; 3 Activity nodes (commercial areas, community facilities and public/private facilities) should be easily accessible; 4 Trails, pedestrian walkways and street linkages should be established to bring the parts and elements ofthe Village together; 5 Street and Pedestrian linkages should link to transportation spines including buses and transit servIces; 2 .. .' { ~ ~ LID 6 The Village should have a strong "edge" defining the boundaries. This could include major streets, architectural or landscaped areas; 7 Village size should reflect development that promotes pedestrian walkability, permits a sufficient mixture of residential and public/private uses and convenient commercial areas. 8 Specific identity should be fostered for the Village areas (special signage, unique design elements, public plazas etc.) Implementation An Action Plan to determine potential Village sites and appropriate modifications to the City's General Plan and Specific Plan to include development of Villages in appropriate locations in Dublin shall be prepared by Staff for review and adoption by the Planning Commission and City Council. G:\P A#\2004\04-025\Villages Policy Statement Revisions from CO mtg.doc 3 ~~ (t :It "~ ~i 'i:: '!~ ' ~i I ~',i i~:! I I'~ · I~i I ,Y; .1 fi~ i -Ill Ii,;; 1 ,,~:! I ,~~,i ! J;i I~ 1'41' ! '.~;: Ij,] I,f Ii I 1,,, 1;1" i~ i:." Iii I ~. ,~j j.t I'}l; Hi I;,~ I'-i" n' I : l~t i Ijl \'t: r.;}: . " I::: 171J LfD Program 4P: The City shall work with East Bay Regional Parks District regarding the provision of staging areas in the Specific Plan area. 4.8 LAND USE CATEGORIES This section describes each of the land use classifications used in the Land Use Map in Figure 4.1. Chapter 6 on Resource Management and the Open Space Framework Map (Figure 6.1) provide supplementary information on open space uses. Appendix 2 includes more detailed description of the sp~cific land uses that are considered appropriate for each Specific Plan land use designation. Table 4.1 summarizes land use acreages in the planning area by the designations described belpw. 4.8.1 RESIDENTIAL Rural Residential/Agriculture (.01 units per gross residential acre). Accommodates agricultural activities and other open space uses, such as range and watershed management, consistent with the site conditions and plan policies. This classification includes privately held lands, as well as public ownerships not otherwise designated in the plan for Parks and Open Space, or Public/Semi-Public uses. Assumed household size i? 3.2 persons per unit. Single Family (0.9 to 6.0 units per gross residential acre). Accommodates the majority plan for Parks and Open Space, or Public/Semi-Public uses. Assumed household size is 3:2 persons per unit. ii; I'~ ~. j h~ t" ~ n~ :.:~, ,: ;1) :_It [:! i.! f!i i~ Iii , , 1':.,1 Medium Density (6.1 to 14.0 units per gross residential acre). Provides for a mix of single family detached and attached units and multi~family units. The density range allows for detached, zero-lot line, duplex, townhouse, and garden apartment development. It is intended that within areas with this designation, that dwelling unit types and densities would be varied to accommodate a range of housing needs. Assumed household size is 2.0 persons per unit. Medium High Density (14.1 to 25.0 units per gross residential acre). Provides for apartment, condominium, and townhouse development. Projects at the upper end of this range may require some unqer-structure parking and may need three or more stories in order to meet zoning ordinance open space requirements. Assumed household size is 2.0 persons per unit. pi ;'1 l;j i., U l~:i 1i/ I:. U (., -i,1 r f~ ,~~"'?:~.. High Density (25.1 or more units per gross residential acre). Provides for apartment and condominium development in the Town Center. Development at these densities must meet the majority of their parking requirements with under-structure parking. With careful design, densities of up to 100 units per acre can be achieved without exceeding four stories. Assumed household size is 2.0 persons per unit. 46 Attachment 3 ,.,.~~~ 1t't1tJ 4D PLANNED DEVELOPMENT ZONING DISTRICT Chapter 8.32 CHAPTER 8.32 8.32.010 PLANNED DEVELOPMENT ZONING DISTRICT Purpose. The purpose of this Chapter is to: A. Establish a Planned Development Zoning District through which one or more properties are planned as a unit with development standards tailored to the site. B. Provide maximum flexibility and diversification in the development of property. C. Maintain consistency with, and implement the provisions of, the Dublin General Plan and applicable Specific Plans. D. Protect the integrity and character of both residential and non-residential areas of the City. E. Encourage efficient use of land for preservation of sensitive environmental areas such as open space areas and topographic features. F. Provide for effective development of public facilities and services for the site. G. Encourage use of design features to achieve development that is compatible with the area. H. Allow for creative and imaginative design that will promote amenities beyond those expected in conventional devel.opments. 8.32.020 8.32.030 Intent. The intent of this Chapter is to create a more desirable use of the land, a more coherent and coordinated development, and a better physical environment than would otherwise be possible under a single zoning district or combination of zoning districts. Applicability. The provisions of this Chapter shall be applicable to property only upon designation of the site as a Planned Development Zoning District pursuant to procedures set forth in Chapter 8.120, Zoning Ordinance Amendment. A Planned Development Zoning District shall be established by the adoption of an Ordinance reclassifying the property to such district and adopting a Development Plan. A Development Plan shall constitute a District Planned Development Plan as required by Chapter 11.2.7 of the Eastern Dublin Specific Plan. The Development Plan shall establish regulations for the use, development, , improvement, and maintenance of the property within the requested Planned Development Zoning District, and may be adopted in stages, as follows: A. Stage 1 Development Plan. A Stage I Development Plan shall be adopted for the entire Planned Development District site with the reclassification qf the property to the Planned City of Dublin Zoning Ordinance September,1997 . 32~1 Attachment 4 PLANNED DEVELOPMENT ZONING DISTRICT Chapter 8.32 lQt4V Development Zoning District. The plan shall establish the permitted, conditionally permitted, and accessory uses, Stage 1 site plan, site area and proposed densities, maximum number of residential units and non residential square footages, a phasing plan and a Master Landscaping Plan; statements regarding consistency with General Plan and Specific Plans, and consistency with Inclusionary Zoning regulations, an aerial photo, other information necessary for the review of the proposed project; and any provisions as further described in the Application section below. B. Stage 2 Development Plan. A Stage 2 Development Plan for all or a portion of the entire Planned Development District site may be adopted with the Stage I Development Plan at the time of the Zoning Ordinance Amendment, or may be adopted at a subsequent time as a separate Zoning Ordinance Amendment(s) pursuant to Chapter 8.120, Zoning Ordinance Amendment. A Stage 2 Development Plan shall establish permitted, conditionally permitted, and accessory uses, Stage 2 site plan, site area and maximum proposed densities: maximum numbers of residential units by type and non residential square footages for each use, development regulations, architectural standards, preliminary landscape plan, other information necessary for the review of the proposed project; and any provisions as further described in the Application section below. All Subdivision Maps, Conditional Use Permits, and Site Development Reviews within a Stage 2 development area shall be consistent with that Stage 2 Development Plan. Where phased development of the Planned Development Zoning District is proposed, Stage 2 Development Plans may be requested by the developer for portions of the property within the Planned Development Zoning District. Ministerial and discretionary permits may be issued only for those portions of a Planned Development District for which a Stage 2 Development Plan has been adopted. 8.32.040 Application. The Planned Development Zoning District may be requested pursuant to Chapter 8.120, Zoning Ordinance Amendment, and Chapter 8.124, Applications, Fees, and Deposits, in the form specified by the City of Dublin. . The application shall be sufficient to demonstrate compliance with the Dublin General Plan arid applicable Specific Plans, and shall (subject to modification by the Director of Community Development and or the Planning Commission) include the following: A. Stage 1 Development Plan. The Stage I Development Plan shall include all of the following information and ~aterials for the entire Planned Development Zoning District site: 1. Statement of proposed uses. A written Statement of Proposed Uses, including permitted, conditional, and accessory uses. 2. Stage 1 Site Plan. A Stage I Site Plan showing the location and arrangement of existing and proposed land uses, and proposed development stages for the entire Planned Development Zoning District, and uses and structures within 300 feet City of Dublin Zoning Ordinance September, 1997 32-2 PLANNED DEVELOPMENT ZONING DISTRICT Chapter 8.32 ~OrJU lfD beyond the district boundary; location of public uses including but not limited to parks, schools, and trails; proposed entry monuments; existing and proposed locations of freeways, arterials and collector streets. 3. Site area, proposed densities. Gross and net area of site; maximum densities for residential and non-residential development, minimum densities where applicable for compliance with the Dublin General Plan or applicable specific plans; and maximum number of residential units and or maximum non-residential square footage. 4. Phasing Plan. A phasing plan shall show the boundaries, timing and sequencing, gross and net areas and densities, and non-residential square footages, for development within the entire Planned Development Zoning District. It shall also include existing and proposed land uses; major features of the circulation system including any existing and proposed freeways, arterials, and collector streets; other infrastructure requirements including water supply, wastewater collection, treatment and disposal, and drainage systems. 5. Master Neighborhood Landscaping Plan. Provide a Master Neighborhood Landscaping Plan showing parks, pedestrian circulation, landscaping, and hardscape proposed at the neighborhood level. 6. General Plan and Specific Plan Consistency. A written statement addressing consistency with all elements of the General Plan and any applicable specific plans. 7. Indusionary Zoning Regulations. A written statement addressing compliance with the Inclusionary Zoning Regulations for the provision of affordable housing. This statement should supplement any statement regarding compliance with the Housing Element of the General Plan. 8. Aerial Photo. An aerial photo of the proposed district and 300 feet beyond its boundary showing sufficient topographic data to indicate clearly the character of the terrain; the type, location, and condition of mature trees, and other natural vegetation; and the location of existing development. 9. Other information. Other information as required by the Department of Community Development as necessary for the substantive and environmental review of the proposed project. B. Stage 2 Development Plan. The Stage 2 Development Plan shall include the following. detailed information and materials for all or a portion of the site, as applicable under any proposed or adopted phasing plan: City of Dublin Zoning Ordinance September, 1997 32-3 PLANNED DEVELOPMENT ZONING DISTRICT Chapter 8.32 c9- 100 tfO 8.32.050 1. Statement of compatibility with Stage 1 Development Plan. A written statement demonstrating compatibility of the Stage 2 Development Plan with the Stage I Development Plan. 2. Statement of proposed nses. A written. Statement of Proposed Uses, including permitted, conditional, and accessory uses. 3. Stage 2 Site Plan. A detailed site plan for all or a portion of the Planned Development Zoning District showing the location and arrangement of existing and proposed land use.s on the site and within 100 feet beyond its boundary; existing and proposed circulation system; existing structures and proposed general building areas; contours; parking areas, driveways and loading areas in general; limits of grading; and phasing boundaries per the Stage I Development Plan. 4. Site area, proposed densities. Gross and net area of the Stage 2 site; maximum densities for residential and non-residential development by type, minimum densities where applicable for compliance with the Dublin General Plan or applicable Specific Plans; and maximum numbers of residential units by type and or maximum non-residential square footage' for each use. 5. Development Regulations. Development regulations for lot areas, lot square footage per dwelling unit, lot width and frontage, lot depth, setbacks, distances between residences, maximum lot coverage, common useable outdoor space, floor area ratios, height limits, parking, driveways, loading areas, signage, grading standards, and trash enclosures, accompanied by any necessary diagrams. 6. Architectural Standards. Area-wide and project-wide architectural standards, concepts, and themes. 7. Preliminary Landscaping Plan. A Preliminary Landscaping Plan implementing the Master Neighborhood Landscaping Plan, and complying with Chapter 8.72, Landscaping and Fencing Regulations. 8. Other information. Other information as required by the Department of Community Development as necessary for the substantive and environmental review of the proposed project. Permitted Uses. No use other than an existing use is permitted in a Planned Development Zoning District except in accordance with a Development Plan adopted pursuant to this Chapter. City of Dublin Zoning Ordinance September, 1997 32-4 Built or Approved Projects with Vested Development Rights. 40 {). ;). ?Jh Eastern Dublin Specific Status Project Name # ofDUs * Housing Type Approved (A) Plan Land Use Under Construction (UC) Comnleted (C) Camelia Place High Density 121 Stacked Apartments UC (Transit Center) Elan at Dublin Station High Density 260 Condominiums UC (Transit Center) (podium design) Avalon Bay High Density 305 Apartments UC (Transit Center) Transit Center Site A High Density 418 To be determined wi A SDR (DA & Stage 1) Transit Center Site C High Density 405 Stacked Apartments A (currently under review for a (DA & Stage 1) Stage 2 Rezone and SDR) Metropolitan at Dublin Campus Office (permits 300 Condominiums A Station 300 du) (podium design) '(Transit Center) Archstone Apartments Medium-High Density 324 Stacked apartments C Emerald Park Apartments Medium-High Density 368 Stacked apartments C Summerglen Single Family & Medium 347 Single family C Density detached homes (wi private yard) CreeksidelBrookside Single Family 277 Single family C detached homes Dublin Green Medium Density 295 Single family C detached homes (wi private yard) Waterford Mixed Use 390 Apartments C Tassajara Meadows Medium Density 204 Single family C detached home (wi private yards) Roxbury Medium Density 108 Single family UC detached homes (wi private yard) Riva/Rainsong 172 Single family & C detached cluster (wi private yards) The Villages High Density & Medium- 1,396 Stacked UC High Density condominiums & townhouses The Groves High Density 930 Stacked apartments & UC condominiums Area F Medium Density 1,112 Detached cluster UC homes (wi small yard), townhouses, & stacked condominiums Verona Single Family 121 Single family DC detached Attachment 5 ;(. ~o Matus U Project Name Eastern Dublin Specific # ofDUs * Housing Type Approved (A) Plan Land Use Under Construction (UC) Comnleted (C) Sonata Medium Density 119 Single family UC detached (wi small yard) Dublin Ranch A Single Family 573 Single family C detached Dublin Ranch Phase 1 Single Family 847 Single family C detached homes Positano Single Family & Rural 1,043 Single family A ResidentiaV Agriculture detached homes A Wallis Ranch Single Family, 935 Single family Medium Density, & detached homes (wi Medium-High Density small private yards), & attached homes Silvera Ranch Single Family & Rural 259 Single family UC Residential! Agriculture detached homes, & townhouses (wi small balconies or patios). - * DU = Dwelling Unit Attllch'mcnt 6 Land without Vested Development Rights j1t tfD Project Land Use Designation Maximum Development Potential (in units) Mission Peak Single Family & Rural 103^ Residential/Agriculture Jordan Single Family, Medium 1,064^ Density, Medium-High Density & Mixed Use Chen Medium-High Density 130^ Croak Single Family & Rural 573^ Residential/ Agriculture Anderson Medium Density 70^ Righetti Medium Density 96^ Branaugh Medium Density 97^ Moller RanchlCasamira Valley Single Family & Rural 0-413 * Residentiall Agriculture Vargas Medium & Medium-High 59-110 * Density Fredrich Medium-High Density 48-85 * Tipper Medium Density 50-115 * Camp Parks Public Land N/A ^Based on adopted Stage 1 Development Plan *Based on density range for General Plan Land Use Designation Attachment 9 PubllclSemi~Publlc ."l.",~j<;I',"!;:"'rX OpcnSI>3~ P..~1(:jS~IT1;'!>i.l~i<:; Pl.. Residtmtial lWrli' R"'~Kkr.li,:"A~riQ,ltl.llil' (Om llWa:c) CiLb LiD . MINUTES OF THE ern' eOUNCIL OF THE ern' OF DUBLIN RR6ULAR MEETIN6 - APRIL 8. 2007 '. CLOSED SESSION A closed session was held at 6:48 p.m., regarding: L CONFERENCE WITH REAL PROPERTY NEGOTIATORS (Government Code section 54956.8) Property: 11759 Dublin Blvd. (Dublin Square Shopping Center) City Negotiator: City Manager Negotiating parties: City of Dublin; Berkeley Land Company, Inc., a California Corporation Under negotiation: Price and terms of payment . ...__u A regular meeting of the Dublin City Council was held on Tuesday, Apri13, 2007, in the Council Chambers of the Dublin Civic Center. The meeting was called to order at 7:04 p.m., by Mayor Lockhart. .. ROLL CALL PRESENr: CounciImembers Hildenbrand, Oravetz, Sbranti and Scholz, and. Mayor Lockhart. . ABSENT: None . PLEDGE OF ALLEGIANCE The pledge of allegiance to the flag was recited by the Council, Staff and those present. .-.- .. DUBLIN CITY COUNCIL MINUTES VOLUME 26 REGULAR MEETING April 3, 2007 PAGE 118 ATT ACHMENT 2 3D~ 4V Linda Mandolini, Executive Director of Eden Housing, thanked the Council and Staff for efforts in negotiations. The Housing Authority was going to select Overland Pacific and Cutler as the relocation specialists for this project. Eden Housing had worked with them on previous projects, including one in which they relocated 150 seniors, and had done a wonderful job. There would be two meetings with the residents and surrounding residents on April 24 to discuss the development of Arroyo Vista. Mayor Lockhart stated that outreach to the surrounding neighbors was very important since they would be curious about the project, as well as the fact that there would be an increase in units. . Assistant City Manager Pattillo stated that during the RFQ process, Eden Housing, as well . as Citation, noted the importance of viewing this as a community project and involving the surrounding neighbors. Eden had been involved in tough projects where at the end; everyone in the community was celebrating the project. On motion of Cm. Oravetz, seconded by Cm. Scholz and by unanimous vote, the. City Council 1) Authorized the Mayor to sign the ENRA on behalf of the City of Dublin; 2) Directed Staff to include a reserve in the Inclusionary Zoning In Lieu Fee Fund for a future loan of $1,500,000 as a low interest loan to Eden Housing for the affordable rental units; and 3) Directed Staff to include an appropriation from the Inclusionary Zoning In Lieu Fee Fund in the amount of $250,000 for Transactional Cost in the Fiscal Year 2007-2008 Budget. ...... NEW BUSINESS Review of General Plan and Specific Plan Residential Land Use Designations for Properties Generally East of Dougherty Road and Including the East Dublin Specific Plan Area 7:53 p.m. 8.1 (410-20) Senior Planner Jeff Baker presented the Staff Report and advised that the City Council would consider providing Staff with direction regarding current residential land use policies and future residential development for the properties generally located to 'the east of Dougherty Road and included in the Eastern Dublin Specific Plan Area. DUBLIN CITY COUNCIL MINUTES VOLUME 26 REGULAR MEETING April 3, 2007 PAGE 126 3l~ 4-0 Council and Staff discussed the number of residents, 60,000 to 70,000, estimated in.the City's original environmental plan and whether changing the number of residents now would affect financial prognostications for the City. With unexpected decreases and increases in number of units of developments, the numbers had stayed pretty much on target. The City was very close to mid-point resident numbers, taking into account developable land and environmental constraints, and tracking pretty close to medium density. Mr. Milton Righettti, Dublin land owner/developer, commented on working with the City and the need for cooperation of neighboring land owners. Aside from City regulations, he had difficulty in coming to any agreement with the neighboring property owner with respect, to access to the property in a place where the City would like the access located. He was unable to get secondary access to his property. He urged the Council to stick with the present PD-2 process. Mayor Lockhart commented that the Council needed to consider the infrastructure needs of the City in relation to funding provided by development, and with less development, the City would need to come up with more money for infrastructure. She understood how this issue had come out of a previous Council workshop in talking about density levels, but she did not believe there was a tremendous amount of support at the time of the workshop for this issue. She did not want to change the rules if people had been working on plans with the City and had spent money already. The City had a commitment to follow-through with them based on what the rules were now and what they had already brought to the City. Vm. Hildenbrand stated she had brought the density issue forward at the Council workshop because, on a consistent basis, she had heard from residents that there was only a limited amount of housing stock that allowed them to grow. They had a choice to purchase a condominium or. townhome or they could move some place else, and they chose to move elsewhere. The City was missing a balance of housing. The commitment to the residents was to have less density housing as you moved away from the freeways, but the development community consistently brought dense housing before the Council. Mayor Lockhart asked how many Dublin residents, that could afford a townhome, would be able to afford single-family housing. Vm. Hildenbrand stated that there were a variety of single-family homes, such as cluster or row homes that compared and were just as interesting to people that were in the same price range as condominiums. The City was not providing an opportunity for people to grow. When this issue was brought up at the Council workshop, there was a consensus DUBLIN CITY COUNCIL MINUTES VOLUME 26 REGULAR MEETING April 3, 2007 PAGE 127 32~W to look at the issue of density. The Council had a commitment to its residents to balance the housing. The developers came before the Council with condominiums and' townhomes and would say that was all they could provide in the project in order to make ends meet. The City did not have the next-step homes for residents looking to move. Cm. Sbranti commented that the City had provided a good balance of housing. What was coming on-line was single-family or medium density housing. But what has been built now was near the freeway because there were not as many environmental constraints. A lot of what was zoned for higher density had been built, but now, the projects further out were going to be built and help balance it out. He was willing to look at the concept of medium low density. He did not want to change the entire City development standards. Because the City had a Medium-High density category, he was willing to look at where it might be appropriate to create a Medium-Low density category, just for the level of consistency.' There were not that many properties left in Dublin that would be affected by any changes made by Council. Vm. Hildenbrand reiterated that even with Medium density, the Council would still see condominiums and townhomes where they were expecting to see single-family dwelling units. A Planning Commissioner had relayed to her that the Commission felt the train . was out of the station so they felt that was the way the Council wanted to move forward. She stated that may have been how the Council wanted to move forward in 1993, but not now. Cm. Scholz asked if what Vm. Hildenbrand was supporting was not in conflict with what the Mayor had suggested could happen with infrastructure not getting built. Vm. Hildenbrand stated that if the Council went with Option B as outlined in the Staff Report, it would not be modifying the infrastructure so severely that Dublin Boulevard could not be built out as far as it. needed to go. They could build cluster or row homes, or alley loaded homes. Cm. Oravetz stated he did not see the plan as being broken so he did not want to change it. Every Councilmember had a vote, and if Vm. Hildenbrand did not like a project that came before Council, she could vote no and say she did not like it. If three Councilmembers voted no, the developer would have to revise that project. She did have a vote. The City had a long term financial plan, and if it was changed now, how would it affect that financial plan. If he had a choice, he would like to see single-story homes built in Dublin, but condominiums were what sold these days. If that was what sold in east Dublin, then that was what should be built. DUBLIN CITY COUNCIL MINUTES VOLUME 26 REGULAR MEETING April 3, 2007 PAGE 128 3~ "b'to Vm. Hildenbrand commented why should the City let a developer make a huge financial investment, then come before the Council and not have plans approved and have to have them revised. Why not make those changes before that developer made that huge investment. Two years ago the Planning Commission came before the Council at a workshop and asked why not take this opportunity to maybe change the setback and make some yards and at that time, she was the only one that supported the issue and it was voted down. City Attorney Silver clarified that that if a project came before the Council that needed a General Plan Amendment or a Specific Plan,: the Council had total discretion to turn it down. But if the project was for a Stage 2 PD, for example, the Council had to have some reason for turning it down. If it was not within the density ranges or the zoning for the land use densities in the General flan, then the Council could turn it down. But it was not going to get to the Council not being within the ranges. It might be at the low end or the high end, but when the Council adopted the City's General Plan and Specific Plan, the Council said the developers could come in at the low end or the high end. The point at which the Council had total discretion was at the General Plan and Specific Plan level. When you were below that, the Council could not arbitrarily turn someone down. The Council and Staff discussed what number of properties in Dublin were totally unplanned and which developers had not been working within the structure of the City's General Plan for eastern Dublin. Council was directed to a list in the Staff Report that detailed properties and acreage. There were four properties that were totally unplanned now, Croak, Jordan, Camp Parks and Chen. In looking at the Medium density category acreage of these properties, it totaled approximately 57 acres of land that would be affected if changes were made by the Council. Camp Parks had other restrictions that would also affect its development. Cm. Sbranti stated that it was misleading to say that all the City had done was High density or Medium-High because the City had done a variety, leaning toward, Medium, Medium-High and High only because in order to build, it was being done closer to the freeway. He was willing to look at the Medium-Low density category concept of getting more variety of Medium designations. He would ask Staff where they might recommend some of the Medium-Low designation. The economic models of the future of the City were based on the Eastern Dublin Specific Plan. There had been changes in the plan due to environmental constraints that had sometimes increased density and sometimes lowered densities. DUBLIN CITY COUNCIL MINUTES VOLUME 26 REGULAR MEETING April 3, 2007 PAGE 129 3~'10 Vm. Hildenbrand stated that she was not saying the City was only building Medium- High. But what the Council was consistently seeing in Medium density designations was a majority of condominiums and townhomes. Focusing in on Medium where the City had an opportunity to provide small yards for activity, was not being offered as often as the City was offering condominiums and townhomes in Medium density housing. She was not saying change the land designations, but look at the possibility of getting more, small homes with yards so residents could move out of their apartments, townhomes or condominiums, and have a home of their own with a yard. Cm. Sbranti commented that a Medium-Low density category would achieve, at least conceptually, what Vm. Hildenbrand was suggesting. Mayor Lockhart stated that there were single-family homes in the City of Dublin that had big back yards. Vm. Hildenbrand stated that those older homes might need remodeling and with the money you had spent on purchasing the home, and then the money you would use to remodel, you could afford to buy a new single-family home outside of Dublin. The Council discussed the high number of condominiums on the market not only in Dublin, but in the State of California, due to the economy. Cm. Sbranti reiterated that looking at a density category of Medium-Low would achieve some of the detached housing options being suggested. By having a Medium, Medium- High and Medium-Low density it would achieve that. But there were not many properties that this would affect. Mayor Lockhart suggested looking at the few properties that were left in Dublin that were not in a planning process and ask if it made ~nse on that particular project, to zone it that way, when they first came in to speak to the City. Vm. Hildenbrand asked if the Council should give Staff direction to encourage more homes that were detached, single or cluster. Right now Staff was letting those developers come through and if it met the range, they were seeing more townhomes and apartments. Cm. Scholz asked if any of the options outlined in the Staff Report reflected what Vm. Hildenbrand was advocating. DUBLIN CITY COUNCIL MINUTES VOLUME 26 REGULAR MEETING April 3, 2007 PAGE 130 3500 40 City Attorney Silver stated that in the City's General Plan, there was a description of the different types'of residential densities, Single-Family, Medium, Medium-High, etc. The discussion had in part focused on creating a Medium-Low density category, taking a Medium density, which was 6.1 - 14 du/acre, and splitting it up into two different categories. In the City's General Plan, the language said that the current range allowed detached, zero-lot line, duplex, townhomes and garden apartment developments suitable for family living and the Specific Plan contained similar language. So if the Council directed Staff to consider a new land use designation of Medium-Low, the Council could specify then the types of units allowable in that land use category and could achieve the same goal that Vm. Hildenbrand was suggesting. It could indicate that the homes had to be detached, for example. The Council had a lot of flexibility. The Council would' have to amend the City's General Plan to create the new land use category and it now described what type of units were allowable, so you could do the same thing in the Medium - Lo:w density category if the Council created it. Mayor Lockhart asked Staff how. extensive a process it would be to amend the City's General Plan to add a category and a description of a category. City Attorney Silver replied that if the City amended the General Plan it would ~lso have to amend the Eastern Dublin Specific Plan because the Specific Plan had to be consistent with the General Plan. It would require compliance with CEQA. Jeff Baker stated that both the General Plan and Specific Plan would have to be amended and would have to take a look at the Environmental Review. City Attorney Silver stated that the EIR for Eastern Dublin assumed the mid-point for its analysis and if the Council took the Medium density category and split it into two categories; you would basically be at the midpoint. Right now, half of the development could come in at the lower range and half at the higher half. So if you split the category in two, that is what would also happen. Cm. Sbranti stated that the City had a Medium-High density category, there was a Medium density category, but there was not a Medium-Low, so that would achieve getting more of the housing types and it would not change things too dramatically, and it would be worth looking at. City Manager Ambrose stated that the environmental review that the City had today was based on Medium anyway, so there would not be any more traffic impacts because there was Medium density, the Council would just be splitting the Medium density in two. It DUBLIN CITY COUNCIL MINUTES VOLUME 26 REGULAR MEETING April 3, 2007 PAGE 131 3LPi1/) Lfo would still fall within the range of the number of units that had been originally evaluated as part of the environmental document. Mayor Lockhart reiterated her concern for not changing the rules on people that were already in the process of developing, at some stage. If there were properties that could be affected by a Medium-Low density category that the City could look at, if and when they ever did decide to plan, then she was fine with taking a look at it then. Cm.Oravetz made a motion to accept Option D, continue to implement the existing General Plan and Specific Plan. Without a second, the motion was not considered. Cm. Sbranti made a motion to accept Option A, Prepare General Plan/Specific Plan Amendments to include two new land use designations including Medium-Low 96.1-10 du/acre) and Medium (10.1-14 du/acre). City Manager Ambrose asked for clarification from the Council as to what properties would be affected by this item. The Council and Staff discussed at what point of interaction with the City, and what properties, would be affected by this item. Narrowing down the properties would make it easier for developers to know what was expected before they come before the Council so the Council would not have to vote them down. Cm. Oravetz stated that he could vote no on any issue. City Attorney Silver stated that Cm. Oravetz could vote no, and if there was a majority of the Council that denied an application. that was consistent with the General Plan and the Specific Plan, the City Attorney would urge the Council to include findings as to why the Council was denying it. For example, it might be consistent with the density ranges in the General Plan and Specific Plan, but if.there was some other General Plan policy with which it was not consistent, that would provide a basis for denying it. The Council concurred that Staff would go back and look at a category of Medium-Low for the Croak, Jordan and Chen properties, where there was currently a Mediuin designation. DUBLIN CITY COUNCIL MINUTES VOLUME 26 REGULAR MEETING April 3, 2007 PAGE 132 =3/00 4D On motion of Cm. Sbranti, seconded by Vm. Hildenbrand and by majority vote (Cm. Oravetz opposed), the City Council directed Staff to prepare General Plan/Specific Plan Amendments to include two new land use designations including Medium-Low (6.1-10 du/acre) and Medium (10.1-14 du/acres) in relation to three properties, Croak, Jordan and Chen. +___u Request to Initiate a .General Plan Amendment and Eastern Dublin Specific Plan Amendment Study to Modify the Existing Land Designations at 6960 Tassaiara Road, Commonly Referred to as the Fredrich Property 9:08 p.m. 8.2 (410-55/420-30) Senior Planner Erica Fraser presented the Staff Report and advised that the City Council would consider a General Plan Amendment and Specific Plan Amendment Study request. Cm. Sbranti asked Staff if there was any other property with a neighborhood commercial designation once it was taken away from this property. Community Development Director Jeri Ram stated that there was some Agricultural zoned land along Tassajara Road that might come in for a change at some point and time, south of Silvera Ranch. It included a signalized intersection. The Council discussed the convenience of having a small store in that area because it would be a good opportunity. On motion of Cm. Sbranti, seconded by Cm. Scholz and by unanimous vote, the City Council adopted RESOLlITION NO. 39 - 07 APPROVING THE INITIATION OF A GENERAL PLAN AMENDMENf AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENT STUDY TO MODIFY THE EXISTING LAND USE DESIGNATIONS TO REDUCE THE DWELLING UNIT DENSITY AND REMOVE THE NEIGHBORHOOD COMMERCIAL DESIGNATION FOR THE PROPERTY LOCATED AT 6960 TASSAJARA ROAD (APN 986-0004-002-03) PA 07-004 nun. DUBLIN CITY COUNCIL MINUTES VOLUME 26 REGULAR MEETING April 3, 2007 PAGE 133 Built or Approved Projects 3~ Db lfD Shading indicates projects that include units that are at the lower end of the density range for the existing Medium Density (6.1-14 du/acre) land use designation and would be consistent with the proposed Medium-Low Density (6.1-10 dulacre) range. Eastern Dublin Specific Status Project Name # ofDUs * Housing Type Approved (A) Plan Land Use Under Construction (UC) Completed (0 Camelia Place High Density 121 Stacked Apartments C (Transit Center) Elan at Dublin Station High Density 260 Condominiums UC (Transit Center) (podium design) Avalon Bay High Density 305 Apartments UC (Transit Center) Transit Center Site A High Density 418 To be determined wi A SDR (DA & Stage I) Transit Center Site C High Density 405 Stacked Apartments A (currently under review for a (DA & Stage I) Stage 2 Rezone and SDR) Metropolitan at Dublin Campus Office (permits 300 Condominiums A Station 300 du) (podium design) (Transit Center) Archstone Apartments Medium-High Density 324 Stacked apartments C Emerald Park Apartments Medium-High Density 368 Stacked apartments C Summerglen Single Family & Medium 347 Single family C Density detached homes (wi private yard) Creekside/Brookside Single Family 277 Single family C detached homes Dublin Green Medium Density 295 Single family C detached homes (wi private yard) Waterford Mixed Use 390 Apartments C Tassajara Meadows Medium Density 204 Single family C detached home (wi pri vate yards) Roxbury Medium Density 108 Single family UC detached homes (wi private yard) Riva/Rainsong Medium Density 172 Single family & C detached cluster (wi private yards) The Villages High Density & Medium- 1,396 Stacked UC High Density condominiums & townhouses The Groves High Density 930 Stacked apartments & C condominiums Area F Medium Density 1,112 Detached cluster UC homes (w/ small yard), townhouses, & ATTACHMENT 3 'Cth. l1'[) Eastern Dublin Specific StaM Project Name # ofDUs * Housing Type Approved (A) Plan Land Use Under Construction (UC) Completed (C) stacked condominiums Verona Single Family 121 Single family UC detached Sonata Medium Density 119 Single family UC detached (wi small yard) Dublin Ranch A Single Family 573 Single family C detached Dublin Ranch Phase I Single Family 847 Single family C detached homes Positano Single Family & Rural 1,043 Single family A Residential! Agriculture detached homes Wallis Ranch Single Family, 935 Single family A Medium Density, & detached homes (wi Medium-High Density small private yards), & attached homes Silvera Ranch Single Family & Rural 259 Single family UC Residentiall Agriculture detached homes, & ( townhouses (wi small balconies or patios). ~ * DU = Dwelling Unit ~~ I.~y~' L&1 ~ y:' ~.l @. ~j~:~ <(', ~,m~ ..., ~)~ /~ ~)~~d'l\- ~y ~ " " LU l......-; t/) +.I U Q) ......, o L- a,; -0 Q) > o L- a. a. <( 1:;. o +.I ::J to * ~ tl ~ i Ji B o 5 o ~. ~ :g o ~ ~ ~ ~ !l: u .. ~ II; 1"\ . I I . ,.. ATTACHMENT 4