HomeMy WebLinkAboutItem 6.3 DubRchWest Attch 1-6
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RESOLUTION NO. - 05
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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CERTIFYING A SUPPLEMENTAL ENVIRONMENT AL IMPACT REPORT AND
ADOPTING MITIGATION FINDINGS, FINDINGS REGARDING ALTERNATIVES, A
STATEMENT OF OVERRIDING CONSIDERATIONS AND A MITIGATION MONITORING
AND REPORTING PROGRAM FOR THE DUBLIN RANCH WEST PROJECT
P A 02-028
WHEREAS, James Tong submitted applications for future development of approximately 1,064
residences, a Neighborhood Park, and Open Space on an approximately 184 acre site located on the west
side of Tassajara Road, east of Parks RFTA, south of the Alameda/Contra Costa county line, and north of
the existing city limit line. The submittal includes applications to annex three properties totaling
approximately 189 acres to the City of Dublin and to DSRSD; to amend the General Plan and Eastern
Dublin Specific Plan to replace a 9.7 acre school site with Medium High Density Residential, to replace a
Neighborhood Commercial designation with Open Space, to prezone the site to PD-Planned
Development and adopt a related Stage 1 Developmcnt Plan. The applications are collectively known as
the "Project"; and
WHEREAS, the Project site contains three properties, the 184 acre Dublin Ranch West site,
previously known as Wallis Ranch; the 1.6 acre Bragg parcel; and the 3.2 acre Sperfslagc parcel; and
WHEREAS, the project site is in Eastern Dublin for which the City adopted the Eastern Dublin
General Plan Amendment and Specific Plan to provide a comprehensive planning framework for future
development of the area. In connection with this approval, the City certified a program EIR pursuant to
CEQA Guidelines section 15168 (SCH: 91103064, Resolution 51-93, and Addendum dated August 22,
1994, hcreafter "Eastern Dublin EIR" or "program EIR") that is available for review in the Planning
Department and is incorporated herein by reference. The program EIR was integral to the planning
process and examined the direct and indirect effects, cumulativc impacts, broad policy alternatives, and
areawide mitigation measurcs for developing Eastern Dublin; and
WHEREAS, the Eastern Dublin EIR identified potentially significant environmental impacts and
related mitigation measures, which the City adopted together with mitigation findings and a Mitigation
Monitoring Program (Resolution 53-93), which mitigation measures and monitoring program continue to
apply to development in Eastern Dublin including the Dublin Ranch West Project; and
WHEREAS, the Eastern Dublin EIR also identified potentially significant environmental impads
that could not be avoided by mitigation and for which the City adoptcd a Statement of Overriding
Considerations pursuant to CEQA; and
WHEREAS, the City prepared an Initial Study for the Dublin Ranch West Project consistent with
CEQA Guidelines sections 15162 and 15163 and determincd that a supplement to the Eastern Dublin EIR
was required in order to analyze substantial changes in circumstances and new information that could
result in new or potentially more severe significant impacts than identified in the Eastern Dublin EIR; and
WHEREAS, a Notice of Preparation dated February 14, 2003 was circulated with the Initial
Study to public agencies and interested parties tòr consultation on the scope of the supplemental
EIR; and 1 ATTACHMENT \ lo.3
WHEREAS, based on the Initial Study and responses to the Notice of Preparation, the City
prepared a Draft Supplemental EIR dated November 2004 (SCH No. 2003022082) which reflected the
independent judgment of the City as to thc potential environmental effects ofthc Project. The Draft
Supplemental ETR was circulated for the required 45 day pubJic review period, from November 19, 2004
to January 3, 2005; and
WHEREAS, the City received five comment letters on the project during the public review
period and two letters after the public review period. The City prepared a Final Supplemcntal EIR dated
February 2005 containing written responses to all comments received during the public rcview period,
and to the comment letters received after the public review period, which responses provide the City's good
faith, reasoned analysis of the environmental issues raised by the comments; and
WHEREAS, the Planning Commission revicwed a staff report, the Draft and Final Supplemental
EIRs, and all written and oral testimony submitted to them, at a noticed public hearing on February 22,
2005 at which time all interested parties had the opportunity to be heard; and
WHEREAS, following thc public hcaring, and based on the record before it, the Planning
Commission adopted Resolution os-xx (incorporated herein by reference) recommcnding certification of
the Supplemental EIR with revision to Response 3.2 in thc Final SEIR document; and
WHEREAS, the City Council considered the Planning Commission recommendation, a City
Council staff report analyzing the EIR and the Project (incorporatcd herein by reference), the Draft and
Final Supplemental ErRs, and all written and oral testimony, at a noticed public hearing on , at
which time all interested partics had the opportunity to be heard; and
WHEREAS, the Draft and Final Supplemental ErRs reflect the City's independent judgment and
analysis on the potential for environmental impacts, and constitute thc Supplemental Environmental
Impact Report for the Dublin Ranch West Project; and
WHEREAS, the Project would have significant effects on the envirornnent, most of which can be
substantially rcduced through mitigation measures; thereforc, approval of the Project must include
mitigation findings as set forth in attached Exhibit A; and
WHEREAS, some of the significant effects cannot be lessencd to a level ofless than significant;
theretore, approval of the Project must include findings regarding alternatives as set forth in attached
Exhibit B, and must include a Statement of Overriding Considerations as set forth in attached Exhibit C;
and
WHEREAS, a Mitigation Monitoring Plan, as required by CEQA, is contained in attached
Exhibit D; and
WHEREAS, the Draft and Final Supplemental EIRs are separately bound documents,
incorporated herein by reference, and are available for review in the City planning department, file P A 02-
028. The custodian of the documents and other materials which constitute the record of proceedings for
the Dublin Ranch West project is the City of Dublin Community Development Department, 100 Civic
Plaza, Dublin CA 94568, attn: Mike Porto.
NOW, mEREFORE,BE ITRESOLVED lhat1he foregoing recitals are true and correct and made a part
of this resolution.
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BE IT FURTHER RESOLVED that the Duhlin City Council certifies the following.
A. The written response to comment 3.2 in the Final Supplemental Environmental Report docwnent is
hereby revised upon the recommendation of the Planning Commission to read as follows.
Revised Response: Based upon discussions between the East Bay Regional Park District staff, City of
Dublin staff and the applicant for development of thc Dublin Ranch West projeèt, it was understood
that the Park District supported a change to show the Regional Trail along the Tassajara Creek
corridor, which would be consistent with the 1993 Eastern Dublin Specific Plan. Mitigation Measure
3.3/16.0 contained in the 1993 Eastern Dublin EIR TCQuiTes the provision of a Class I paved bicvc1e
and pcdestrian path parallel to Tassaiara Creek.
The Park District presentlv controls an easement for a future trail linking the area south of the Dublin
Ranch West project area with Mount Diablo to the north. The existing easement traverses moderate to
steep topography on land owned bv Parks RFTA and is not located on the Dublin Ranch West proiect
site.
The Stage I Development Plan fOT the Dublin Ranch West proiect (reference DSEIR Exhihit 11)
indicates that recreational trails are proposed generally parallel to and on both sides ofTassaiara
Creek. The proiect developer has indicated a willingness to ensure that either one of the proposed
trails would bc desilmed to be consistent with East Pav Regional Park District trail standards and
could be connected to existing Park District trails. In addition. the Development Plan includes
proposed trail linkages to the existing Park District trail easement to the west.
In any event, the proposed Dublin Ranch West project does not change the existing Park District
regional trail location off of the project site. The Stage I Development Plan for the Dublin Ranch
West project offers a greater degree offlcxibilitv to the District to provide an alternativc location for
the proposed regional trail adiacent and parallel to Tassaiara Creek. Trail locations adjacent to
Tassaiara Creek could also be more conducive to visitor use, since t(1)ographv adiacent to the Creek is
flatter.
Thc City of Dublin believes the 1993 Eastern Dublin ETR adequately addressed the potential impacts
of future trails adjacent to Tassajara Creek as shown in Eastern Dublin Specific Plan. The City has not
identitled any specific impacts with the requested land use change that would replace existing open
space uses with Low Density Residential uses further to the west on the Dublin Ranch West property.
B. The Supplemental Environmental Impact Report for the Project has been completed in compliance with
CEQA, the CEQA Guidelines and the City of Dublin Environmental Guidelines.
C. The Supplemental Environmcntallmpact Report and the Eastern Dublin EIR were presented to the
City Council who reviewed and considered the information contained therein prior to approving the
Project.
D. The Supplemental Enviromnental Impact Report reflccts the City's independent judgment and analysis
on the potential for environmental effects of the Dublin Ranch West Project.
BE IT FURTHER RESOLVED that the Dublin City Council adopts the mitigation findings sct
forth in Exhibit A, the findings rcgarding alternatives set forth in Exhibit B, the Statement of Overriding
Considerations set forth in Exhibit C, and the Mitigation Monitoring Program set forth in Exhibit D,
which cxhibits A, B, C and D are incorporated herein by reference.
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PASSED, APPROVED, AND ADOPTED this 15'" day of March, 2005 by the tòl10wing vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Go\!'AIf\2OO2\02'{)28 Dublin Ranch WestlCityCouncil\R= EIRCort.OOC
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EXHIBIT A
FINDINGS CONCERNING SIGNIFICANT IMPACTS AND MITIGATION MEASURES
Pursuant to Public Resources Code section 21081 and CEQA Guidelines sections 15091 and
15163(e), the City Council hereby makes the following findings with respect to the potential for
significant supplemental environmental impacts from the Dublin Ranch West project and means for
mitigating those impacts. Many of the impacts and mitigation measures in the following findings
are summarized rather than set forth in full. The text of the Draft and Final Supplemental EIRs
(SEIRs) should be consulted for a complete description of the impacts and mitigations. Findings
pursuant to section 21081 (c) relating to Project altematives are made in Exhibit B.
Supplemental Impact AQ-1: Construction activities would have the potential to cause
nuisanee related to the emission of dust and PM10, (DSEIR p. 43,)
SM-AQ-1. In addition to Mitigation Measure MM 3.11/1.0 in the Eastern Dublin EIR, require
construction contractors to water or cover construction materials; to sweep daily all paved access
roads, parking and staging areas; to install sandbags or other erosion control measures. (DSEIR p.
43).
Findina, Changes or alterations have been required in, or incorporated into, the Project that avoid
or substantially lessen the significant supplemental effect identified in the SEIR.
Rationale for Findina. The additional construction controls will ensure that dust and silt are
prevented from blowing or running offsite.
Supplemental Impacts AQ-2, AQ-3j Project Emission increase that would exceed the
BAAQMD significance thresholds for ozone precursors on project and cumulative levels.
(DSEIR pp. 44-45,)
SM-AQ-2. In addition to Mitigation Measures MM 3.11/5,0-11.0 in the Eastern Dublin EIR, require
coordination with LA VT A for eventual extension of transit service; provide bicycle land, paths,
sidewalks, connected to community-wide network; consider shuttle service to regional transit
system; consider providing satellite telecommute center; provide interconnected street network,
(DSEIR pp. 44-45.)
Findina. Changes or alterations have been required in, or incorporated into the Project. However,
even with these changes, the impact will not be avoided or substantially lessened. Specific
economic, legal, social, technological, or other considerations make infeasible the project
alternatives identified in the final SEIR; therefore, a Statement of Overriding Considerations mUst
be adopted upon approval of the Project.
Rationale for Findino. The Eastern Dublin mitigations and the supplemental mitigation will reduce
the emissions generated by the project by providing transit and other facilities for alternatives to
automobile use, but not by the 30% necessary to be below BMQMD thresholds.
Supplemental Impact 810-1: Impacts to California tiger salamander. (DSEIR pp. 63-64.)
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SM BI0-1. Prepare a CTS management plan prior to project construction activities that shall
include installation of a herpetological fence around the entire development footprint, a
maintenance schedule for the fencing, and a salvage plan for adequately relocating CTS
individuals into permanently preserved suitable aestivation habitat. (FSEIR p. 3.)
SM BI0-2. Install a herpetological fence around the entire development footprint following
construction activities to prevent movement of CTS into the development area. (FSEIR pp. 3-4.)
SM BI0-4. Acquire and preserve suitable CTS aestivation habitat at a 1:1 ratio and construct a
breeding pond, or other as required by USFWS or CDFG. (FSEIR p. 4.)
SM BI0-5. Prepare an Open Space Management Plan for preserved upland habitats, private open
space and off-site preserved replacement habitat prior to construction activities. The Plan shall
include strategies for grassland habitat management, shall address management of habitat for
other special status species and shall include protection measures and habitat monitoring and
reporting. (DSEIR p. 65.)
SM BI0-6. A qualified biologist shall monitor construction activities and may suspend such
activities to ensure protective measures are properly implemented and maintained. (DSEIR p. 65.)
SM BI0-7. During initial ground disturbing activities, provide construction employees with
educational training program on sensitive species identification and habitat, and project mitigation
measures. (FSEIR p. 4.)
Findinq. Changes or alterations have been required in, or incorporated into, the Project that avoid
or substantially lessen the significant supplemental effect identified in the SEIR.
Rationale for Findinq. The mitigation measures provide a comprehensive program for avoiding
harm to CTS by safely relocating individuals and preventing their return to the construction and
development area, by providing and managing adequate preserved and replacement habitat on-
and off-site, and by providing qualified biologist monitoring and education during construction so
that the species will be identified and the protective measures implemented.
Supplemental Impact 810·2. Impacts to California red-legged frog. (DSEIR p. 66.)
SM-BI0-2, 5. 6, 7. As described above
SM-BIO-B. Acquire and preserve suitable CRLF upland habitat at a 1.5:1 ratio. (DSEIR pp. 66-67.)
SM-BI0-9. Prior to construction of bridges, map CRLF breeding habitat, construction and laydown
areas, and temporary fill areas in Tassajara Creek; conduct preconstruction surveys and
move/relocate any CRLF or CTS as authorized by a biological opinion or other appropriate permit;
fence construction areas to prevent CRLF and CTS movement in these areas, and confine
construction activities to the fenced areas. (FSEIR pp. 4-5 re: (a), DSEIR p. 67 re: (b).)
SM-BI0-1O. Grading activities should occur during dry season as practicable. (DSEIR p. 67.)
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Findina. Changes or alterations have been required in, or incorporated into, the Project that avoid
or substantially lessen the significant supplemental effect identified in the SEIR.
Rationale for Findina. The mitigation measures provide a comprehensive program for avoiding
harm to CRLF by identifying any individuals in construction areas; safely relocating them and
preventing their return to the construction and development area; and providing qualified biologist
monitoring during construction so that the species will be identified and the protective measures
implemented.
Supplemental Impact 810-3. Impacts to breeding birds. (DSEIR pp. 67-68.)
SM-BIO-5, 6, 7. As described above.
SM-BIO-11. Conduct special status breeding bird surveys prior to any tree removal or ground
disturbance, and prohibit construction activities within specified buffers until young birds have
fledged and/or moved out of the nest. (FSEIR p. 5.)
SM-BIO-12. Conduct vegetation and tree removal outside of breeding period as much as
practicable. (DSEIR p. 68.)
Findina. Changes or alterations have been required in, or incorporated into, the Project that avoid
or substantially lessen the significant supplemental effect identified in lhe SEIR.
Rationale for Findina. The mitigation measures provide surveys and construction buffers to ensure
that breeding birds will not be harmed by construction activity.
Supplemental Impact BI0-4. Impacts to bat species. (DSEIR p. 68.)
SM-BIO-5, 6, 7. As described above
SM-BIO-13. Survey potential roosting habitat prior to any disturbance and exclude bats from those
locations prior to habitat removal. (DSEIR p. 69.)
Findina. Changes or alterations have been required in, or incorporated into, the Project that avoid
or substantially lessen the significant supplemental effect identified in the SEIR.
Rationale for Findina. The mitigation measures provide surveys and species exclusion to ensure
that roosts are not destroyed when being used by roosting special status bats.
Supplemental Impact BI0-5. Impacts to Burrowing Owl. (DSEIR p. 69.)
SM-BIO-5, 6. 7. As described above.
SM-BIO- 14. Conduct pre-construction surveys; remove burrows if outside nesting season;
maintain buffers around occupied burrows, and around active nesting sites; provide replacement
burrows at a 2:1 ratio; provide replacement habitat at a minimum of 6.5 acres of habitat per pair or
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unpaired resident owl; prepare burrow and habitat creation, maintenance, reporting and monitoring
plan. (DSEIR pp. 69-70.)
FindinQ. Changes or alterations have been required in, or incorporated into, the Project that avoid
or substantially lessen the significant supplemental effect identified in the SEIR.
Rationale for FindinQ. The mitigation measures avoid direct loss of or harm to individual owls by
providing construction buffers around occupied habitat or nests. The mitigations provide
permanently protected replacement habitat for habitat that is lost through development of the
project.
Supplemental Impact BI0·6. Loss of Congdon's Tarplant. (FSEIR p. 5.)
SM-BIO-5. 6. 7. As described above.
SM-BIO·15. Establish and manage 0.63 acres of habitat in the Tassajara Creek Management
Zone for Congdon's tarplant and implement specified mitigation and monitoring plan, inciuding
secure funding source for implementation and long term maintenance. (FSEIR pp. 5-6.)
Findina. Changes or alterations have been required in, or incorporated into, the Project that avoid
or substantially lessen the significant supplemental effect identified in the SEIR.
Rationale for FindinQ. The mitigation measures provide permanently protected replacement habitat
for lost tarplant.
Supplemental Impact BI0·7. Loss of riparian vegetation. (DSEIR p. 71.)
SM-BiO-5, 6. As described above.
SM-BIO-16. Replace removed habitat at a 3:1 ratio, or restore damaged riparian habitat. Develop
and implement a Riparian Habitat Mitigation and Monitoring Plan to fully compensate for impacts to
riparian habitat, including any Heritage Trees. The Plan shall include mitigation design and
planting, maintenance, funding and monitoring details, and shall include permanent preservation.
(DSEIR p. 71.)
SM-BIO-17. Prepare a Tree Removal and Preservation Plan where grading is proposed within tree
driplines. The Plan shall include detailed recommendations for tree removal and preservation,
including protective fencing. Delineate all removed or protected trees on project grading plans.
(DSEIR pp. 71-72.)
FindinQ. Changes or alterations have been required in, or incorporated into, the Project that avoid
or substantially lessen the significant supplemental effect identified in the SEIR.
Rationale for FindinQ. The mitigation measures ensure that any lost riparian habitat will be
replaced and that damaged habitat will be repaired, with the replaced or repaired habitat
permanently preserved and protected. The mitigation measures also ensure that any lost heritage
trees will be replaced and that preserved trees will be protected during construction grading.
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Supplemental Impact BI0·8. Temporary loss of aquatic habitat. (DSEIR p. 72.)
SM-BID-5. As described above,
SM-BID-18, Develop and implement a Restoration Plan identifying measures to avoid and
minimize adverse effects to aquatic resources, including measures such as temporary silt fencing,
controlling flowing water, timing bridge construction activities during the dry season, and other
measures as specified. The Plan shall also include contingency measures æd a secure funding
source for implementation and long-term maintenance and monitoring. (DSEIR pp, 72-73.)
Findino. Changes or alterations have been required in, or incorporated into, the Project that avoid
or substantially lessen the significant supplemental effect identified in the SEIR.
Rationale for Findino, The mitigation measures ensure that any temporarily filled aquatic habitat
will be restored to pre-Project conditions following completion of bridge construction.
Supplemental Impact TRA·2: Impacts to study intersections under Buildout conditions
(Dublin Boulevard/Dougherty Road, DSEIR p, 107). (DSEIR pp. 103-107.)
Mitioation, No feasible mitigations are identified in the SEIR.
Findino. Even with mitigations adopted through the Eastern Dublin EIR, unæceptable operations
at this intersection will not be avoided or substantially lessened, and no feasible mitigations are
identified in the SEIR. Specific economic, legal, social, technological, or other considerations make
infeasible the project alternatives identified in the final SEIR; therefore, a Statement of Overriding
Considerations must be adopted upon approval of the Project.
Rationale for Findina, Mitigation measures for roadway improvements were adopted with the
Eastern Dublin EIR. The Dublin Ranch West project is required to implement all applicable
mitigations from the prior approvals, including fair share payments for cumulative impacts as
further described in the DSEIR. No supplemental measures are available to further reduce these
impacts, therefore the supplemental impact remains significant and unavoidable
Supplemental Impact TRA·4: Impacts on Tassajara Roadway segments. (DSEIR pp, 109-
110.)
SM-TRA-1, Widen Tassajara Road to four lanes between North Dublin Ranch Drive and Project
Northern Access. (DSEIR p. 110.)
Findina, Changes or alterations have been required in, or incorporated into, the Project that avoid
or substantially lessen the significant supplemental effect identified in the SEIR.
Rationale for Findinq, Widening Tassajara Road provides sufficient roadway to accommodate
project and buildout traffic,
Supplemental Impact TRA·5. Potential traffic safety impacts. (DSEIR p, 110.)
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SM-TRA-2. Provide specified traffic improvements, including signals, right and left turn lanes and
pockets. (DSEIR pp. 110-111.)
Findinq. Changes or alterations have been required in, or incorporated into, the Project that avoid
or substantially lessen the significant supplemental effect identified in the SEIR.
Rationale for Findinq. Implementing the identified improvements will provide safe access between
the project and Tassajara Road.
Supplemental Impact PARK-1. Inconsistency with the City of Dublin General Plan, Eastern
Dublin Specific Plan, and Park and Recreation Master Plan regarding provision of park
acreage. (DSEIR p. 135.)
SM-PARK-1. Revise the project to provide an additional 1.9 acres of Neighborhood Park land use
designation; or pay in-lieu fees to compensate for the loss of 1.9 acres of Neighborhood Park land.
(FSEIR pp. 6-7.)
FindinQ. Changes or alterations have been required in, or incorporated into, the Project that avoid
or substantially lessen the significant supplemental effect identified in the SEIR.
Rationale for FindinQ. The mitigation measure insures that sufficient total parkland will be provided
consistent with applicable plans.
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EXHIBIT B
FINDINGS REGARDING ALTERNATIVES
The Eastern Dublin EIR identified four alternatives: No Project, Reduced Planning Area, Reduced
Land Use Intensities and No Development. The City Council found the No Project, Reduced Land
Use Intensities and No Development alternatives infeasible and then approved a modification of
the Reduced Planning Area alternative. The Supplemental EIR updates the analysis of the No
Project Alternative; it also identifies and analyzes alternatives to develop the site under the existing
General Plan and Eastern Dublin Specific Plan, and to develop the site with a revised
Neighborhood Park location. These findings are for the alternatives as analyzed in Chapter 5.0 of
the DSEIR. The City Council considered the three alternatives identified and described in the
Supplemental EIR and finds them to be infeasible for the specific economic, social, or other
considerations set forth below pursuant to CEQA section 21002.
Alternative 1: No Project (DSEIR pp. 138-139.)
Findina: Infeasible. Under this alternative, no development would occur on the project site,
although the Tassajara Creek Conservation Area would be implemented since it is a required
mitigation for loss of wetlands and habitat elsewhere in Eastern Dublin. This alternative would
avoid the project's significant air quality and traffic impacts since it would avoid the new traffic trips
generated with the proposed development. This alternative would not, however, achieve any of the
project objectives, including implementation of the General Plan and Eastern Dublin Specific Plan
which anticipate annexation and development of the site.
Alternative 2: Reorganization and Development Under Existing General Plan and Eastern
Dublin Specific Plan. (DSEIR pp. 139-141.)
FindinQ: Infeasible. This altemative would include annexation to the City and DSRSD, but would
also include Neighborhood Commercial uses and the elementary school site. This alternative does
not avoid the project's significant air quality or traffic impacts. This alternative would generally
implement the General Plan and Eastern Dublin Specific Plan to the extent these plans anticipate
annexation and development of the site. The alternative would not, however, meet the project
objectives to refine land use designations to protect Tassajara Creek and to consider alternative
uses for the elementary school site which is no longer needed by the school district.
Alternative 3: Reorganization and Development of Dublin Raneh West with Revised
Neighborhood Park location. (DSEIR pp. 141-143, FSEIR p. 7.)
Findina: Feasible but does not avoid the project's sianificant impacts and would require aeneral
and specific plan amendments. This alternative would be similar to the project, including the same
uses and number of dwelling units; however the proposed Neighborhood Park would be relocated
to the southerly portion of the property along either side of Tassajara Creed and residences would
be built in the current park location. The alternative would generally implement the General Plan
and Eastern Dublin Specific Plan to the extent these plans anticipate annexation and development
of the site, but the location of land use designations would need to be amended. This alternative
735668·1
would not avoid the project's significant air quality or traffic impacts and thus, consistent with CEQA
section 21002, need not be further considered.
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EXHIBIT C
STATEMENT OF OVERRIDING CONSIDERATIONS
1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City of Dublin
adopted a Statement of Overriding Considerations for those impacts identified in the Eastern
Dublin EIR as significant and unavoidable. (Resolution 53-93, May 10, 1993.) The City Council
carefully considered each impact in its decision to approve urbanization of Eastern Dublin through
approval of the Eastern Dublin General Plan Amendment and Specific Plan project. The City
Council is currently considering the Dublin Ranch West project. The project proposes a residential
development on the west side of Tassajara Road, north of the existing city limits generally to the
county line. The City prepared a Supplemental EIR for the Dublin Ranch West project which
identified supplemental impacts that could be mitigated to less than significant. The Supplemental
EIR also identified supplemental Air Quality and Traffic impacts that could not be mitigated to less
than significant.
The City Council adopted a Statement of Overriding Considerations with the original land use
approvals for urbanization of Eastern Dublin. Pursuant to a 2002 court decision, the City Council
must adopt new overriding considerations for the previously identified unavoidable impacts that
apply to the Dublin Ranch West project.1 The City Council must also adopt overriding
considerations for the supplemental impacts identified in the Supplemental EIR as significant and
unavoidable. The City Council believes that many of the unavoidable environmental effects
identified in the Eastern Dublin EIR and the Supplemental EIR will be substantially lessened by
mitigation measures adopted with the original Eastern Dublin approvals and by the environmental
protection measures adopted through the Dublin Ranch West approvals, to be implemented with
the development of the project. Even with mitigation, the City Council recognizes that the
implementation of the project carries with it unavoidable adverse environmental effects as identified
in the Eastern Dublin EIR and the Dublin Ranch West Supplemental EIR. The City Council
specifically finds that to the extent that the identified adverse or potentially adverse impacts for the
project have not been mitigated to acceptable levels, there are specific economic, social,
environmental, land use, and other considerations that support approval of the project.
2. Unavoidable Si!:lnificant Adverse ImDacts from the Eastern Dublin EIR. The following
unavoidable significant environmental Impacts identified in the Eastern Dublin EIR for future
development of Eastern Dublin apply to the Dublin Ranch West project.
Land Use Impact 3.1/F. Cumulative Loss of Agricultural and Open Space Lands; Visual Impacts
3.8/8; and, Alteration of Rural/Open Space Character. Although development has occurred south
of the project area, the site is largely undeveloped open space land. Future development of the
Dublin Ranch West site will contribute to the cumulative loss of open space land.
1 ".. .public officials must still go on the record and explain specifically why they are approving the
later project despite its significant unavoidable impacts." (emphasis originaL) Communities for a
Better Environment v. California Reso!,!¡ç!;lS Aoencv 103 CaLApp. 4th 98. _ (2002).
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Traffic and Circulation Impacts 3.318, 3.3/E. 1-580 Freeway, Cumulative Freeway Impacts: While
city street and interchange impacts can be mitigated through planned improvements, transportation
demand management, the 1-580 Smart Corridor program and other similar measures, mainline
freeway impacts continue to be identified as unavoidable, as anticipated in the Eastern Dublin EIR.
Future development on the Dublin Ranch West site will generate less traffic than anticipated in the
Eastern Dublin EIR, but will still incrementally contribute to the unavoidable freeway impacts.
Traffic and Circulation Impacts 3.311, 3.3IM. Santa Rita Road/l-5SD Ramps, Cumulative Dublin
Boulevard Impacts: The Dublin Ranch West project will be required to implement all applicable
adopted traffic mitigation measures, including contributions to the City's TIF program; however
even with mitigation these impacts continue to be identified as unavoidable, as anticipated in the
Eastern Dublin EIR.
Community Services and Facilities Impact 3.4/S. Consumption of Non-Renewable Natural
Resources and Sewer, Water; and Storm Drainage Impact 3.5/F, H, U. Increases in Energy Usage
Through Increased Water Treatment, Disposal and Operation of Water Distribution System: Future
development of the Dublin Ranch West project will contribute to increased energy consumption.
Soils, Geology, and Seismicity Impact 3.618. Earthquake Ground Shaking, Primary Effects: Even
with seismic design, future development of the Dublin Ranch West project could be subject to
damage from large earthquakes, much like the rest of the Eastern Dublin planning area.
Air Quality Impacts 3. 11/A, S, C, and E. Future development of the Dublin Ranch West project will
contribute to cumulative dust deposition, construction equipment emissions, mobile and stationary
source emissions.
3. Unavoidable Sianificant Adverse Impacts from the Dublin Raneh West Supplemental EIR.
The following unavoidable significant supplemental environmental impacts were identified in the
Supplemental EIR for the Dublin Ranch West project.
Supplemental Impacts AQ-2, AQ-3. Project emission increase that would exceed the BAAQMD
significance thresholds for ozone precursors on project and cumulative levels. Even with
implementation of the previously adopted mitigation measures and the additional mitigation
measures in the Supplemental EIR, project and cumulative precursor emissions will exceed
BAAQMD thresholds.
Supplemental Impact TRA-2. Impacts to study intersections under Buildout conditions (Dublin
BoulevardlDougherty Road). Even with implementation of the previously adopted mitigation
measures, including contribution to intersection improvements through the TlF program, the project
will contribute to significant and unavoidable impacts at this intersection under buildout conditions.
4. OverridinQ Considerations. The City Council previously balanced the benefits of the Eastem
Dublin project approvals against the significant and potentially significant adverse impacts
identified in the Eastern Dublin EIR. The City Council now balances those unavoidable impacts
that apply to future development on the Dublin Ranch West site as well as the supplemental
unavoidable impacts identified in the Supplemental EIR, against its benefits, and hereby
735669-1
2
determines that such unavoidable impacts are outweighed by the benefits of the Dublin Ranch
West project as further set forth below.
The project will further the urbanization of Eastern Dublin as planned through the comprehensive
framework established in the original Eastern Dublin approvals. The modifications to the General
Plan and Eastern Dublin Specific Plan provide important protections to T assajara Creek and are
more reasonable and protective designations for sensitive creek areas. The project will provide
over 1,000 units of needed housing with diverse densities and building types, as well as
maintaining open space on the site. Redesignation of the elementary school site will increase the
city's supply of housing, and is a reasonable alternate use for a site no longer needed by the
school district. Development of the site will also provide construction empioyment opportunities for
Dublin residents.
735669·1
3
RESOLUTION NO. _-05
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*********************************
APPROVING AMENDMENTS TO THE GENERAL PLAN AND
EASTERN DUBLIN SPECIFIC PLAN FOR A PORTION (APN 986-0004-005-01)
OF THE PROJECT KNOWN AS DUBLIN RANCH WEST
P A 02-028
WHEREAS, the Applicant, James Tong representing Chang Su-O (aka Jennife.) Lin, et. aI.,
submitted appliOlltions (P A 02-028) to the City regarding a I 84-acre parcel ("Lin Family Property")
located in the uaincorporatcd area of Alameda County (APN 986-0004·005-01); and
WHEREAS, a I 89-acre projcct arca known as Dublin Ranch West (tormerly kliDlOwn as Wallis
Ranch) is comprised of the I 84-acre Lin Family Property and two smaller, individually .awned parcels
totaling approximately five (5) acres; and
WHEREAS, Dublin Ranch West generally is locatcd south of the County boundary, north of the
existing City limits, east ofthe property owned by United States Govcmment known as Parks Reserve
Training Facility (PRTF), and generally west of Tassajara Road; and
WHEREAS, all 189 acres of Dublin Ranch West are within the City's Sphere oolf Intluence (SOl),
the Eastern Extended Planning Area of the General Plan, and the Eastern Dublin Specific Plan area; and
WHERIILAS, thc applications include: a} Amendments to both the Gcncral PI_ and thc Eastern
Dublin Specific Plan for the Lin Family Property only; b) prezoning of the entirc Dublim Ranch West
project arca to Planncd Dcvclopment (PD) and a Stage I Development Plan; c) a prc-amnexation
agreement tì)r the Lin Family Property, only; and d) a request to initiate wmexation oftl1e entire I 89-acrc
DubJin Ranch West project area to the City of Dublin and to the Dublin SWl Ramon Services District.
The applications collectively define this "Project"; and
WHEREAS, the Projcct sitc currcntly is undeveloped and used for farming, grm:ing, storagc, and
other rural uses; and
WHEREAS, the Tassajara Creek corridor is a dominant topographic feature of the Project site;
and
WHEREAS, the Dublin Unified School District has abandoned plans for locatimg an elementary
school on a sitc dcsignatcd within Dublin Ranch West; and
WHEREAS, the realignment and location ofTassajara Road right-ot~way and iits intersection
with the extension of Fallon Road atfect the configuration of designated land use areas as shown on
current land use plans for the Project site; and
WHEREAS, the Project would amend the General Plan land use map and the Eastern Dublin
Specific Plan land use map for the Lin Family Property only, as shown below, ineludinß:
. Removal ofTassajara Village Center;
. Increase in Open Space along Tassajara Creek;
ATTACHMENT Z
· Removal all of the Neighborhood Commercial land use designations;
· Omission of the Neighborhood Square from the location shown in Dublin Ranch West
· Elimination of the Elementary School site;
· Relocation and redesignation of Neighborhood Park spacc;
· Inclusion of some Public/Semi-Public land use;
· Minor moditlcations to thc proposed road system; and
WHEREAS, the Project would amcnd corrcsponding text, tables, and figures related to
amendments to land use designations of the General Plan and the Eastern Dublin Specific Plan, including
but not limited to areawide land use diagrams, land use summary tables, Hgures regarding the location of
schools and parks, and cnvironmental resource exhibits related to open space and stream corridors shown
in Exhibit B; and
WHEREAS, on May 10, 1993, the City Council ccrtificd a program Environmental Impact
Report ("EIR") for the Eastern Dublin GPA/SP Project and an addcndum thereto, dated May 4, 1993
(SCH 91103064). On August 22, 1994, the City Council approved anothcr addendum to update plans to
provide sewer service. The May 10, 1993 program EIR, the May 4, 1993 addcndum and the Aub'Ust 22,
1994 addcndum are collectively referred to as the Eastern Dublin EIR; and
WHEREAS, upon approval of thc Eastern Dublin GPAlSP Project, the City Council adopted
mitigation findings, a statement of overriding considerations, and a mitigation monitoring program as set
forth in Resolution 53-93, included in the Eastern Dublin ErR retèrenced above. All mitigation measures
adopted for the GP A/SP Project continue to apply to implementing projccts such as the current PD
Prezone; and all applicable City development ordinances and standards apply to thc Project except as
othcrwise approved through the Project prezoning and related Stage I Development Plan; and
WHEREAS, pursuant to the Calit'Ornia Environmental Quality Act (CEQA), a Supplemental ETR
entitled "Dublin Ranch West Project" (SCH #2004112094) was prepared and circulated; and
WHEREAS, on March 15,2005, the City Council adopted Resolution _-05 certifying the
Supplemental EIR. The rcsolution is incorporated herein by reference; and
WHEREAS, a staff report, dated March 15,2005 and incorporated herein by retèrence, dcscribed
and analyzed the Project, including the proposed amendments to the General Plan and Eastern Dublin
Specific Plan; and
WHEREAS, on Fcbruary 22, 2005, the Planning Commission adopted Resolution 05-19
rccommcnding that thc City Council approve the proposed amendments to the General Plan and Eastern
Dublin Specitlc Plan. The resolution is incorporated herein by reference; and
WHEREAS, the City Council reviewed the SErR, staffrcport, and recommendation of the
Planning Commission at a duly noticed public hearing held on March 15, 2005 at which time all
interested partics had the opportunity to be heard; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the City Council did hear and use their indepcndent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth; and
2
NOW, THEREFORE, BE IT RESOL YEn that the foregoing recitals are true and correct and made a
part of this resolution.
BE IT FURTHER RESOLVED that thc City Council ofthe City of Dublin approves the following
Amendments to the General Plan and Eastcrn Dublin Spccific Plan based on findings that the
amendments are in the pubJic interest and that thc General Plan as so amended will remain internally
consistent.
A. Amend the Land Use Map t'Or both the General Plan and the Eastern Dublin Specific Plan
as shown below:
General Plan Maps
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B. Amend the corresponding text, tables, and tigures related to above amendments to the
Land Use Map of the General Plan and the Eastern Dublin Specitic Plan, including but not limited to
areawide land use diagrams, land usc summary tables, fib'Ures regarding the location of schools and
parks, and environmental resource exhibits relatcd to open space and stream corridors, as set forth
below:
Dublin General Plan Amendment Text
Dublin Ranch West Annexation Area Project Application PA 02·028
Page 8, Eastern Extended Planning Area (East of Camp Parks-See Figure 1-la)*
Residential catcgorics Rcsidential: Single-family, Residential: Medium Density,
Residential: Medium High Dcnsity, and Rcsidcntial: High, and Combination
classification: Medium-High Density Residcntial and Retail/Office are missing. These
categories should be copied over from the Primary Planning Area (West of Camp Parks-
Sce Figure I-Ia) with the exception of Residential: High which is not a category in that
section. For Residential: High, insert the following:
Rcsldentlal: High Density (25. I units and above per gross residential acre).
Residential units in this density rangc will be all attached. Housing types includc
condominiums, townhouses, apartments, and tlats, and can bc either for-sale or rental.
Thcsc projects typically incorporate tuá-under or under-structurc parking and may have
three or more living levcls. Assumed household size is two persons pcr unit.
Figure 1-la
Amend City boundary and revise land use plan pcr Stage I PO proposal.
Figure 1-2
Corrcct City boundary; and delete Tassajara Creek Regional Park, as is in error.
Figure 1-4
Amend City limits.
Chapter 2
EASTERN DUBLIN EXTENDED PLANNING AREA
First paragraph: ... The Eastern Extended Planning Area is projected to build out over the
next 30-40 years, adding roughly 13,930 new housing units to the City. Buildout is
projected to increase the City's population by approximately 32,500 32,905 people and
add 28,100 28,077 new jobs.
14
Table 2-1:
TABLE 2.1*::
lAND USE SUMMARY: EASTERN DUßI,IN GENERAL PLAN AMENDMENT AREA
(:I.II.S!iilftcatlon Ae...es Illten!dtv*** Units t'a.ctor Yield
RESmENTlAl Du'sh,ere Du's Persons/du Population
HI2h Density 69.9 35 2,447 2.0 4,894
Medlum-lIIoh Densltv H4.9149.3* 20 J,6üb286 2.0 ~~
Medlum-IJenslty 69&11498.5* 10 c ...... 9K~ 2.0 tÐ;-lé4)9.970
single Family ~1.001.4* 4 4,GW4~ 3.2 H,&E12.816
Rural Re.ldentlal 842.5 .01 8 3.2 25
TOTAl, ~22M.6 ~IM31 ~33.677
Floor Area. Square Feet S(lu"e Feet
COM M I<:RClAL A~res Ratio (millions) / Employee Job.
(Gross)
General Commercial 316.84 .35/.25 3.889 510 7,625
Neighborhood Commerelal 1>9.'7%8.9* .35/.30 .98II.'lM 490 ~1.977
Camou. Offiee 189.36 .75/.35 3.052 260 11,739
Industrial Park 125.80 .25 1.370 590 2,322
TOTAL: ~700.9 M9lY12 ~2.1663
PARKS AND PUBLIC
RIi:CRIi:ATlON
City Park 56.3 I parks
Commonltv Park 92.8 2 parks
NellZhhorhood Park * 47.~* JJ!! parks
Nel2hborhood SaulI.re E.310.5· ~ parks
lI.e210nal Park 11.7 I pork
TOTAl,: ~218.5· 19.11 porks
OPEN SPACE 4&.8493.6
PUBLIC/SEMI-PUBLIC
Public/Semi~Public w.t.4!102.9* .25 l-.9W J..J1!! 590 l,8é41.899
Semi-Public 1.9* .25 0 0 0
Sehool.
I:lemenlary Sehool ·...·'U.164.4· '1-6
schouls~~.\'!
Junior Hli!h Sehool 25.2 I.ehool
HI2h Sehoul 0 o school
School Subtolal 9'8~ 8 schools
TOTAL: ~1.J!U
TRANSIT CENTER ITolal\ 90.7
- Campus Offi~ (im;)udîflg .18.3
ancillary retail) .
- Hi2:h-Dcnsitv Rcsidential 31.5
- Perk 12.2
- Publk/SemÎ-Public: (Traníìit- 8.7
Related)
GRAND TOTAL 4 266.7
:.þ: Dublin Ranch Wcø revisions Fcbruarv 2005. Dl".í Gen~ml Plari/Snedtìc Plan Amendment PA02-028,
'~Tablc 2.1 appears as Table "2A" in the Eastern Dublin OP A. It was relabeled herein far fannatting purpase<.
"'''Numbers represent a mid~fange con:-¡idercd n:a.'«:mabte given the permitted density range.
"'~Partial school sites represent site< that lie partially a~t"ide the Specific Plan area, but within the Ea.tern Dublin General
Plan Amendment area.
15
Section 4.4
Delete last two <;cotcnces of first paragraph.
Section 5.1.1
RESIDENTIAL STREETS
Right-of~way ~46'
Cul-de-sacs
Cm'b to curb- ..J4.!,]6'
Right-of-way- ~' minimum
The length of cuJ.·de-sacs shall not exceed éIm-] 000 feet.
Chapter 7 Endromnental Resources l\fana¡ement, Conservation Element
Page 58, Eastern Extended PlatUling Area
Revise text to state that the majority of the lands are not in Williamson Act contracts.
Appendix A
Add this pl"Ojcct to list of Amendments and Approvals:
Dublin Ranch \Vest Annexation Area, Resolution No., Date Adopted, and OP updated.
16
Eastern Dublin Specific Plan Amendment Text
Eastern Dublin Specific Plan Amendment
Dublin Ranch Annexation Area Project Application P A 02-028
The following are proposed amendments to the Eastern Dublin Spccific Plan as part of P A 02-028:
CHAPTER 2: PLANNING AREA DESCRIPTION
2.3 Ownership Patterns
Ownership patterns in the planning area are shown in Figure 2.4. There are G44 recorded parcels in the
planning area, which are owned by ~2LdifIerent landowners. Landowncrs' names and size of holdings
are listed in Figurc 2.4. Ownership holdings range in size from ~ld acres to 1,251 acres. This figure
illustrates onl y the oriRinal parcels. prior to their being subdivided.
Figure 2.4
Rcvisc map to update ownership list and add missing property owners (Bragg and Sperfslage).
CHAPTER 3: SUMMARY
3.3.3 Land Use Categories
Residential
First paragraph: ...11 total of 12,35~12,496 housing units...
Commercial
First paragraph: .. .accommodate approximately 8-9.3 million square feet of new commercial space.
3.4.1 Streets and Highways
Sccond paragraph: ... Tllssajara Driye ami FalleR Read ..:ill Be threligft rautes ITom I 580 te CeHffa
Cesta CetiRty.Fallon Road will merge with Tassaiara Road and becomc a single through route into Contra
Costa Countv.
3.6 Community Design
Add to end of fifth paragraph: Although the East Dublin Spccific Plan envisions a social and mixed use
core at the Tassaiara Village Center. existing topographical and environmental conditions limit the
viabilitv of this plan conccot. Therefore. the Tassaiara Village Center as originallv envisioned is
infeasible.
17
3.7.1
EÜ!I\tÞlffle ncw schools (five á elementary_: I intennediate) are provided by thc Spccific Plan.
Approximatelv 1,300 acrcs Moot of Fhe '!laaniag area eastern Dublin currently lies within the Livermore
Val1ev Joint e¡¡tsiEle the D>Ii1lia Unified School District but is expected to be detached from that district
and attached to the Dublin Unified School District orior to anv development taking place within the area.
Q¡¡estÜJHs reb'llfdiRg which jurisdietioR she¡¡ld S8F'1'e the plar.niRg area should serve the phmRiag B.r~a
shmllcl Be resoh'ed thro¡¡gh eooßerative efforts oftl1e DHI1lia Unif-ieEl aREI Li'lermore JoiHt Uaified søRool
Elîatriats.
CHAPTER 4: LAND USE
4.1 Purpose
Second paragraph: ... buildout ofthe planning area would generate approximately 27,681 27,982new
residents, 12,31312.496 new dwelling units, and 29,48429.424 jobs.
18
Table 4.1
Adjust table to reflect the Dublin Ranch West Annexation Arca proposal.
TABLE 4.1
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY
Land Use Description LAND AREA DENSITY YIELD
COMMERCIAL/INDUSTRIAL
General Commercial 325.74 acres .25-.35 ¡: AR 3.783 MSF
Neighborhood Commercial 7H2.S0· acros .30-.35 FAR 1.W+020 MSF
Campus Office 192.66 acres .35-.75 fAR 3.730 MSF
Industrial Park 72.40 acrcs .25 fAR .788 MSF
Subtotal 664-.43.6 &9-149 321 MSF
RESIDENTIAL
IIigh Density 68.2 acres 35 Jula" 2,387 du
Medium Hi.h Densitv ~148.7acrcs* 20 dula" ;!fr.J'72.974 du
Medium Density ~64.3acrcs* 10 du/ac +.+;;s4.ó43 du
Single Family ó2~2.1 acres· 4 du/ ac ~2 48R du
Rural Resideutial! Agric. 410.8 acres .0 I Julac 4 du
Subtotal ..1714.1 ~12 496 du
PUBLIC/SEMI-PUBLIC
Public/Semi-Public %:-398.2 acrc:;;* .24 fAR -l-fI49l,Q2í' MSF
Semi-Public 1_9 acres .25 FAR .019M"F
SCHOOLS
Elemeatarv School ~59_9 acrc~* 65.5 school,
Juuior Hi~h School 35.9 acrcs 1.8 schools
Subtotal -lM-Æ95.8
PARKS AND OPEN SPACE
Citv Park 56.3 acfC!/' I nark
Communitv Park 92.8 acres 3 Darks
Neighborhood Park ;>µ3!l5 acre,· 6-5 narks
Neighborhood Square .1-:>.;> 105 acre,- $-4 Darks
Subtotal :w+.620I.8 Beres 16 DBrks
Open Space ~3.7acres·
TOTAL LAND AREA 3,254.1 acre,
* Dublin Ranch West revisions, Fcbruary 2005, Pl,..í Gr;nl:ral Plan/Spec. l1c Plan Amendment P A02-028.
19
4.4,1 LOCATION Al'"D DIVERSITY
First paragraph - The Eastern Dublin Specific Plan designates l,é92annmximatelv I 703 acres
with a wide range of residential. . ...
Table 4.2- Modify figures in this table to reflect the Dublin Ranch West Annexation Area
proposal.
TABLE 4.2
EASTERN DUBLIN SPECIFIC PLAN
POPULATION AND EMPLOYMENT SUMMARY
Land Use Desi2Il3tion Develo01nent Sa FtlEmDlovees Persons/d. u. Population
Commercial -Hml020
General Conuuercial 3.365 MSF 510 6.598
Nei¡dlborhood Conuuercial 1.021 MSF 490 Be420Rl
Campus Office 4.625 MSF 260 17.787
Industrial Park 0.719 MSF 590 l.218
Public/Semi Public I.~ 590 1,-ff8.LW
MSF
TOTAL: 19.77811.777 19,18112d
MSF 2.4
Residential
High Density 2.387 2.0 4,774
Medium High Densitv M3-1? 07Ll 2.0 ~..n"<,
,
Medium Densirv ÑI'I. 2.0 ^ F'F" 'J<'''
. ,
Sin¡¡;le Family ~?A<'.<'. 3.2 ~70"1
,
Iùu;al ResidentiaIlA¡¡;ric. 4 3.2 13
TOTAL: U~1~12.496 ~
.82
PLANNED
AREA
Existinf City of
Dublin
Eastem Dublin
S ific Plan Area
Total
TABLE 4.3
CITY OF DUBLIN
PROJECTED JüBS!HOUSING BALANCE
Dwelling Jobs Employed Balance
l:nth Residentl
7.100 12,210 12,000 ·210
Ratto
1.02: 1.0
IDUI2496 19,1ß129.424 1!;!,!;!!;!1í20.244 9,11111 9.180
I 4S'1 ºl.d¡i
19,11.3
9,08
I.JØ2!!fl:U
I Proj«tion. assume a ratio of I ,62 employed re.idents pel bOllOehold based on ABAG:. Proi«tion. '90.
I The "balance" refer. 10 dw: IDIÐtbn: of employed residem. in relation tolhe UUlQber of jobs (ie., a >O'òltive uuø>ber
melU1$1here re more empl~residems than jobs).
j Ratio of jobs to employed =><Ieut..
· Taken from ABAG'. Proi«!iOÐs '90.
4.9 PLANNING SUBAREAS
4.9.5 VILLAGE CENTERS
LAND USE CONCEPT
At the end of the first paragraph, add: Although the East Dublin Spccific Plan envisions a social and
mixed use core at the Tassaiara Village Center, exi:.ting topographical and environmental conditions limit
the viabilitv of this plan concept. Therefore. the Tassaiara Village Center as originally envisioned is
infeasible.
Table 4.8
Revise this table as shown.
TABLE 4.8
TASSAJARA VILLAGE CENTER
SUBAREA DEVELOPMENT POTENTIAL
De~ignation Acres Density DEVELOPMENT
POTENTIAL
Neighborhood Commercial U7-8 .30 FAR ~.102 msf
Medium High Densitv Residential ~22.3 20 dul ac M;!-446 du
Medium Densitv Residential ~29.6 10 du/ac £{ -296 du
Sing;le Familv Residential 17.6 4 du/ac 70du
Residential Subtotal -1%.377.3 ~12 du
Open Space -l-'7-A-2.0 -- --
n,_'- ~ , -'-
;;,g , -'-
Park/Open Space Subtotal ~2.0 -- 2 parks
-l-h& I school
-- ~.J.!!1 msf
Total -lGð79.3 commercial
~812 du
2 parks
1 elementary school
21
Table 4.10
Revise table to retlect the elimination of Dublin Ranch W cst (Lin property only) from Tassajara Village
and its uses included into Foothill Residential.
TABLE 4.10
FOOTHILL RESIDENTiAL
SUBAREA DEVELOPMENT POTENTIAL
Designation Acres Density DEVELOPMENT
POTENTIAL
Medium Hil!h Densitv Residential 20.1 20 dulac 402 du
Medium Density Residential ~238.1 10 du/ac ~2.381 du
Single Family Residential 505.8 4 dulac 2,023 du
Rural Residential 410.8 .0 I dulac 4du
Residential Subtotal 1174.8 1,32C}1 810 du
Open Space ~348.7 -- -
Communitv Park 0 - , -,.
Neighborhood Park ~2S.3 -- 34 parks
Relrional Park 11.7 ° I IJark
Park/Open Space Subtotal 400,;!385.7 -- 4-5_parks
Elementary School 16.1 -- 2 schools
Junior High School 21.4 -- I school
High School 55.3 -- I school
School Subtotal 92.8 -- 4 schools
Semi-Public 1.9 0.24 19863 sf
-- 1,2331.810 du
Total 1,Ci3Ci.211.655.20 4-~parks
4 schools
19863 sf
Figures 4.1 and 4.2 -- Maps revised to reflect proposed Dublin Ranch West land uses and related
features.
CHAPTER 5: TRAFFIC AND CIRCULATION
Program 5A
Residential Streets
LOCAL RESIDENTIAL
Add: Rjght-ot~way: 46' or 56' with separated sidewalks (replacing 52')
Cul-de-sacs
Add: Right-ot:way: 46' with monolithic sidewalks
Program 5C- Tassajara Creek Trail
Revise last sentence as: There should be a buffer with an approximatc minimum width of I 00 feet
between the top of bank and nearby development.
22
5.5,2 Bicycle Parking Requirements
ArtIoD Program: Biryde CU'robtion
Bike Path: CBRSlæet II bike path parallel IS the Tassajara Creek.Reouire the trail aIonll: Ta.<¡saiara
Creek to be a multi-use trail ~h~ bv ~ans "nd bicvclists
Bike Laues: Add to end of sentence: or nmviderl off street on a sharM mnlti-IL<¡e trail with Ci(y
aooroval for safety reasons.
CHAPTER 6: RESOURCE !\iiA.'lõAGEMENT
6.2 OPEN SPACE
6.2.4 O~ERSmp AND ~"E:"OÅJ.'lõCE
From the standpoint of resow'ce protection. it is preferable that undeveloped Rural Residential
lauds be assembled into a contiguous whole that cau the be managed au maintained by an agency
with experience in open space management such as the East Bay Regional Park Distriet (EBRPD).
The land could be dedicated to an agency or remain under private oWllership, and management
responsibilities contracted to an outside agency or deeded in 8 cnnsO':I'VAtion easp.rntmt to an
OW::In17ation with eXDenP.nce mM'uurine ooen snace for nHntNlI resource orotection.
Program 6B: The City should explore options for ownership aud management of areas set aside
as open space. Denendina on the Dnm..".. of the ODen sDace. oGwnership ofthese areas by public
agencies, such as the East Bay Regional Park District, is usuallv preferred. In particular, the City
should encourage East Bay Regional Park District to accept ownership of tile Tassajara Creek open
space imi1.corridor. The ~eity should also worl<: with the Park District to develop guidelines for
management and uses in recreational. open space areas. lithe Dumose of the ODell SDace is nahU'a1
re~n1lrc~ nmtiP.~tion BIlp.nt':1p.s or nl"'lmni73tilm!l;. with exnerience in such nreseJVes wOlllñ he
nreferred
Polley 6~11: All stream corridors. as shown in Figure 6.2, shall be rn"n"~ to tm"01lfal!:e
revegetat;i¡med with native plant species to enhance their natural appearance and improve habitat
values. Active rRevegetation DnlSt be implemented by a professional revegetation/restoration
specialist. Habitat manAtrement should be overseen bv a restoration ecoloeist.
23
6.3.2 BIOLOGICAL RESOURCES
Previously developed and Dreviouslv cultivated ~nn1lJ" 2fasslands occupy the majority of the
planning area. Because of their history of disturbance. these areas generally have few if any
remaining native plant species associated with them, and have low habitat value. Annual grassland
is by far the ae¡à..lnost dominant habitat type ~ase¡ eft _II. However, this habitat is generally
degraded by overgrazing and now cOIlSists of primarily introduced annual and perennials, and few
native species. This habitat, which has been displaced by ~agricultural activities and cnrrent
development in the lower elevations and fiat plain areas, is now fOlmd primarily on the sides and
ridge tops of the areas rolling hills.
PI'ogl'alD óN: TIle use of rodeuticides an!l herbieides within the project area should be restricted to
avoid impacts on wildlife. TIle City shall require any poisoning programs to be done in
cooperation with and under supervision oCtile Alameda County Department of Agriculture.
Herhicides should he used onlv selectivelv within the nmiect area should Iw. ca,.."filllv annUed in
accoTchtnc.e with the mHnu&c.t11rP.'!iò in~trnl':tinn!i;, and n~ed onlv for control of non-native nest nlant
soecies.
RARE AND ENDANGERED SPECIES
No rare or endangered plant species have been identified in the planning area,,; IIkke..\WI: special
status ol311t Consrdon's tamlant (Centromadia 1Jll1wi SSD. Conr!"donil). found in the o]annin2 area
_is on the c~ lifornia Native Plant Society (CNPS) lnwmtotv of Harp. and Fndam>p.rRd Plants of
California (1994) Hnrl cate!!orized as rNPS 1 H føuaå au the site. However, Con2don's t9mlan'
is now mown to occur more widely and in raeater abuncl::.nce th~n was mevirnL~lv mown a-ð
munber of special.:staltis wildlife species (i.en species that are listed or DroDOSed as threatened or
encbnaererl or are nthetWi~e of cot1~enr3tion concern 13ekliPleel 18 l3e staSi! te qoo.lifyiBg {-or listing
liS IIII'I! B£ eft"~-geFed due to declining popuJations or threats to CIllTent oooulations) are known to
occur in the planning area or the hmnediate vieinity. including the red-legged WI!: (federallv listed
;;tg tbreatp-npd) C.aHfomia tifreT ~~1~mJlntfl!'!T (fMfI!ral1v 1idp.tI Ã!C¡ thrp.atP.t1p.ñ\ western pond turt:le~
golden eagle, nOl1hern harrier. burrowing owl, great blue berea, grellt egret, lIRa AmereiÐB badger
and othP.1'S. Figures 6 2 and 6.3 showsmanv of the locatio~ where such species have been
observed were sited liutia!'; the ~iolegielll. IISSeSDHl.æK ee :ÎD.-the planning area. Most of the northern
portion of the planning area also represents. suitable foraging habitat for the federally endangered
San Joaquin Mt--ki!.fox. Te !I¡¡:¡e, h!!oweyer. no definitive confirmation of kit fox presence in the
planning area has been found desuite extensive survevs.
Figun 6.1 ~ modify to show Project's cbauge to parks and open space.
Figuns 6.2 and 6.3 - modify to show cwrent enviromnelltal infonnation 011 the Project site.
Section 6.3.4 VISUAL RESOURCES
TASSAJARA CREEK AND OTHER lNTERL1ÆI1TENT STREAMS
In addition to the foothills. the key visual elements in the planning area are Tassajara Creek and the
other intermittent strealll5 that flow through the area.
CHAPTER 7: COMMUNITY DESIGN
FIgUl'e 7.28 TassaJal'1I Vmage Concept Plan- Revise as illustrated.
7.3 FOOTIflLL RESIDENTIAL
SETBACKS
add" or as approved by the Conununity Development Director" at end of the sentence.
BUILDING TYPES
· Yse-,FnrN1nUre ~tepped foundations
OPEN SPACE AND PUBLIC FACILITIES
· On second bullet, add "or as approved by the Community Development Director." at end of
sentence.
· Revise tbird bullet as follows: Avoid lining open space conidors with private yard fences.
Use walls or fences less than 4 feet high. slopes, benns, 6' tall ooenIview fencinll: and
vegetation masses to separate publie open space from private yards.
Figm' ' 7.33: Add "or as approved by the ComullUlity Development Director." at end ofselltence.
7.5 CIRCULATION SYSTEM
7,5,2 Stnets
RESIDENTIAL COLLECTOR
· 12'~from curb liue to light-of-way line includes 6' sidewalk and 6':.1.Q:..planting.
· J.æ.;IS 'Jandscape easetnent outside right-of-way
RESIDENTIAL STREET
· -HI-'-~froUl curb line to ROW line includes S' monolithic sidewalk ilBd S' planting strip
with eanopy trees
Flgul'e 7.49A
Insert new street section being used for the project and is the City standard- street with monolithic
sidewalks.
25
APPENDIX 3
The following tables were revised to remove the affected lands of Un (Dublin Raneh West) from the
Tassajara ViIlagc Center Subarea, and include them into the Foothill Residential Subarea.
Tassa.iara VilIaee Center
Neighborhood Commercial &67.8 .3 Jl2,3g5101930
Medium High Density Residential 2+.+22.3 20 ~46
Medium Dcnsitv Residcntial £YI29.6 10 ~296
Sinl!:le Familv Residential 17.6 4 70
Subtotal -WS.J77.3 I 11,38§tol 930 ~812
Open Space -l+.+2.0
~
U
Subtotlll ~
+h8
T otlll ~79.3 112 285101 930 ~8t2
Foothill Residential
Medium HiclJ Densitv Residential 20.1 20 402 du
Medium Density Residential ~238.1 10 ~2.381
du
Single Family Residential 505.8 4 ~2,023
du
Rural Residential 410.8 .01 4 du
Subtotal 1,141.71.174.8 1,3291.810
du
Open Space ~348.7
ReQÌonal Park 11.7 0 I nark
Community Park 0
Ncil!:hborhood Park ~25.3
Subtotal 400.'7385.7
Elementary School 16.1
Junior High School 21.4
High School 55.3
Semi~Publìe 1.9 0.24 19.863
Total 1,636.21.655.20 19.863 1,3291.810
du
II GRAND TOTAL
3,382.5
113,575,198131584.606 112,1§lí12.626 I
26
APPENDIX 4
Modify the following table to reflect the proposed Dublin Ranch West changes in land use:
Owner/Land Use Category Acres Density Sq. Ft. Units
#1 CHANG SU-O-LIN
General Commercial 49.1 .25 534,699
I Neighborhood Commercial 2.80 .3 36,59026.136
Campus Officc 39.4 .35 600,692
High Density Residential 7.0 35 245
Medium High Density Residential +9,935.2 20 :w8704
Medium Density Residential Wh9192.4 10 ~1,924
Single Family Residential ;!9HJ29S.8 4.0 ~1,183
Rural Residential 170.5 .01 I
Community Park -WHSS.4
Neighborhood Park -1-M13.8
Ncighborhood Square 4,.3.1.5
Open Spacc ~338.1
Elementarv School 3!W28.3
High School 20.6
I Semi-Public 1.9 0.24 19863
TOTAL 1,251.0 1,171,9881.181.390 3,8511.056
Add the tollowing properties to Appendix 4 Table:
Owner/Land Use Cate 'or
#26 BRAGG
Medium Hi h Densit Residential
Nci hborhood Commercia1
TOTAL
Acres Densit
1.0 20
.6 .30 FAR 7,841
1.6 7,841
Acrcs Densit
1.0 10
2.2
3.2
Units
20
Owner/Land Use Cate or
#27 SPERFSLAGE
Medium Densit Residential
en S ace
TOTAL
Units
10
10
II GRAND TOTAL
1 3,301.7 D 110,971,903110.984.312 112,38812.593 I
27
Program !A
Residential streets
LOCAL RESIDENTIAL
Add: Right-of-way: 46' or 56' with separated sidewalks (replacing 52')
Cul-œ-sacs
Add: Right-of-way: 46' with monolithic sjdewalks
Pt'Ogram SC- Tassajara Creek Trail
Revise last sentence as: There should be a buffer with an approximate minimum width of 100 feet
between the tfail-tOD ofb..nk and nearby development.
5.5.2 ßirycle Parking Reqnh'ements
Artlon Prog1'Øm: Bicycle Clnulatton
Bike Path: CBllS1mEt a bike path parallel to the Tassajilfil C£eek.Rp.nuire the trail ..10112 Ta."saiara
Creek to he B m1l1ti-I1~p. tr::lli] ~hared hv nM~Sln!it Jilorl hir.v~lid~
Bike Lanes: Add to end of sentence: or nrovided offstreet on a "harM multi-use trail with City
~nnmval for ~afetv reasons
28
PASSED, APPROVED, AND ADOPTED this IS'h day of March 2005 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Exhibit A - Dublin Ranch West Annexation Area, General Plan/Specific Plan Amendment Exhibit
Exhibit B
General Plan - Figure 1-1 a: Land Use Map
General Plan - Figure 1-2: Extended Planning Area (Amend City boundary limits)
General Plan - Figure 1-4: Development Elevation Cap, Eastern Extended Planning Arca
(Amcnd City boundary limits) [note: this probably should not be done now, since LAFCO
approves boundary changcs and not thc city.J
General Plan - Table 2.1: Land Usc Summary, Eastcrn Dublin General Plan Amendment Area
General Plan - Chapter 5.1.1 Roadways, Section 6. Residential Strccts and Section 7. Cul-de-Sacs
(Amend distances for right-ot~way, curb-to-curb, and maximum length)
General Plan- Appendix A: Amendments and Approvals (add current project)
Eastern Dublin Specific Plan - Figure 2.4: Ownership Patterns and corresponding text in Section
2.3
Eastern Dublin Spccific Plan - Figurc 4. I: Land Use Map and Table 4.1: Eastern Dublin Specific
Plan, Land Use Summary
Eastern Dublin Specific Plan - Figure 4.2: Planning Subareas
Eastern Dublin Specitìc Plan - TahIe 4.2: Population and Employment Summary
Eastern Dublin Specific Plan - Table 4.3: Projected Jobs/Housing Balancc
Eastern Dublin Specific Plan - Table 4.8: Tassajara Village Center, Subarea Developmcnt
Potential
Eastern Dublin Specific Plan - Table 4.10: Foothill Residential, Subarea Development Potential
Eastern Dublin Specific Plan - Chapter 5: Traffic and Circulation (Amend text under Program SA
and 5C regarding distances for right-ot~way, on residential streets and cul-dc-sacs, curb-to-curb,
and maximum lenl,>1h, amend text under Chapter 5.5.2, Action programs on Bicycle Circulation
regarding Bike Paths and Bike Lanes)
Eastern Dublin Specific Plan - Chapter 6: Open Space (Amend tt;Jxt under 6.2.4 Ownership and
Maintcnancc, Policics 6B and 6-11)
Eastern Dublin Specific Plan - Chaptcr 6.3.2, Biological Resources - Amend text to reflect
changes to Program 6N, and the text on Rare and Endangered Species.
Eastern Dublin Specific Plan - Figure 6.1: Open Space Framework
29
Eastern Dublin Specific Plan - Figure 6.2: Environmental Resources
Eastcrn Dublin Specific Plan - Figure 6.3: Environmental Constraints
Eastern Dublin Specific Plan - Figure 7.28: Tassajara Vìl1age Conccpt Plan
Eastern Dublin Specific Plan - Chapter 7.5.2 Circulation System, Streets (Amend text establishing
distanccs on rcsidcntial street for right-of-way and cul-de-sacs, curb-to-curb, sidcwalks, and
landscapc cascmcnts.)
Eastern Dublin Specific Plan - Figure 7.49A (Insert Alternative Street Width diagram)
Eastern Dublin Specific Plan - Appendix 3: Tassajara Vìl1age Center and Foothill Residcntial
Eastern Dublin Specific Plan - Appcndix 4: Owner/Land Use Category, #1 Chang Su-O Lin, #26
Bragg & #27 Sperfslage
G:\PA#\2002\02-028 Dublin Ranch West\CÎty Cûutlci1\CC-Rcso OPA&SPA.doç
30
ORDINANCE NO. XX - 05
************************
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO PREZONE A I89-ACRE UNINCORPORATED
AREA KNOWN AS DUBLIN RANCH WEST TO PLANNED DEVELOPMENT (PD) AND
APPROVING A RELA TED STAGE 1 DEVELOPMENT PLAN LOCATED SOUTH OF
THE COUNTY BOUNDARY, NORTH OF THE CITY LIMITS, WEST OF
TASSAJARA ROAD, AND EAST OF PARKS RESERVE TRAINING FACILITY
P A 02-028
The Dublin City Council does ordain as follows:
SECTION 1:
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the following annexation area to a Plarmed Development (PD) Zoning District:
Approximately 189 acres located in an unincorporated area of Alameda County and bounded
by thc County boundary to the north, the City limits to the south, Tassajara Road the east, and
the Parks Reservc Training Facility to the west (APNs: 986-0004-005-01, 986-0003-001 &
986-0004-003 ).
The Zoning District for Dublin Ranch West annexation area, including the Stage 1 Dcvelopment
Plan area, is located within the City's Sphere of Influence and within the Eastern Dublin Specific Plan
area. The PD Zoning District and Stagc I Development Plan established by this Ordinance are included
herein.
A location map of the prezoning area is shown below:
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SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the Prezoning and Stage I Development Plan for the anncxation area as shown below which are
hereby approved. Any amendments to the Stage 1 Development Plan shall be in accordance with Section
8.32.080 of the Dublin Municipal Code or its successors.
PREZONING
STAGE 1 DEVELOPMENT PLAN
(P A 02-028)
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the
Dublin Ranch West annexation area gcnerally located in an unincorporated area of Alameda County
bounded by the County boundary to the north, thc City limits to the south, Tassajara Road thc east, and
the Parks Reserve Training Facility (PRTF) to the west within the Eastern Dublin Specific Plan arca. The
allllcxation area is comprised of three parcels (APNs; 986-0004-005-01, 986-0003-001 and 986-0004-
003). This Development Plan meets all of the requirements for Stage 1 review of the project.
This Development Plan is represented by the PD Zoning/Land Usc Summary Table (contained
herein), the Aerial Photo, the Stagc 1 SitelDevelopment Plan, Stage 1 Phasing Plan, Conceptual
Landscape Plan, Street Sections, and Master Infrastructure Plan sheets dated Fcbruarv, 2005
labeled Exhibit A-2.
The Planned Development District allows the flexibility needed to encourage innovative
development while ensuring that the goals, policies, and action programs of the General Plan,
Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinanee are satisfied.
l. Zoning: This PD Planned Dcvclopment Zoning District is to provide for and regulate the
development of Dublin Ranch West as shown on Exhibit A-2. (General Plan land use
designations include: Single Family Residential, Medium Density Residential, Medium High
Density Residential, Neighborhood Commercial, Neighborhood Park, Open Space, and Public/Semi-
Public.
2. Permitted Uses; The following are uses permitted for this site:
A) PD Single Family Residential
Intent: Single Family land use designations are established to: a) reserve appropriately
located areas for f¡¡ruily living at reasonable population densities consistent with
sound standards of public health and safety; b) ensure adequate light, air, privacy and
open space for each dwelling; c) provide space for semi-public facilities needed to
complement urban residential areas and for institutions that require a residential
environment; and d) accommodate singlc family housing, including a widc range of
units from small-lot and zero-Jot line units to large lot estate units.
Intensity ofUsc: .9 - 6.0 dwelling units per acre
Permitted Uses:
Single family dwelling
Accessory structures and uses in accordance with Section 8.40.030 of the Dublin
Zoning Ordinance
Community care facility/small (permitted if required by law, otherwise as conditional
use)
Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
Private recreation facility (for homeowners' association and/or tenant use only)
Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance
Second residential unit, if built by initial homebuilder, in accordance with appropriate
regnlations ofthc Dublin Zoning Ordinance (Chapter 8.80)
Conditional Uses:
Ambulance service
Bed and breakfast inn
Day care center
Large family day care home
Parking lot - residential
Religious facility
School/private
Second residential unit, if not built by initial homebuilder, in accordance with Stage 2
P1anned Development
Acce.~·sOlY Use.~·:
All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning
Ordinance
Temporary Uses:
Temporary construction trailer
Tract and sales office/model home complex
B) PD Medium Density Residential
Intent: Medium Density land use designations are established to: a) reserve appropriately
located areas for family living in a variety of types of dwellings at a reasonable range
of population densities consistent with sound standards of public health and safety; b)
preserve as many as possible of the desirable characteristics of the one-family
residcntial district while permitting higher population densities; c) ensure adcquate
light, air, privacy and open space for each dwelling unit; d) minimize traffic
congestion and avoid the overloading of utilities by preventing the construction of
buildings of excessivc size in relation to the land around them; e) provide necessary
space for otf-street parking of automobiles and, where appropriate, for off-street
loading of trucks; and t) protect residential properties rrom the hazards, noise and
congcstion created by commercial and industrial traffic.
Intensitv: 6.1 - 14.0 dweJ1ing units per acre
Permitted Uses:
Multi-family dwclling
Single tamily dwelling
Accessory structures and uses in accordance with Section 8.40.030 of the Dublin
Zoning Ordinance
Community care facility/small (permitted if required by law, otherwise as conditional
use)
Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
Private recreation facility (for homeowners' association and/or tenants use only)
Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance
Second residential unit, if built by initial homebuilder, in accordance with appropriate
regulations of the Dublin Zoning Ordinance (Chapter 8.80)
Conditional Uses:
Bed and breakfast inn
Boarding house
Community center
Day care center
Large family day care home
Large vehicle storage (appropriately screened)
Parking lot - residential
Religious facility
Schoollprivatc
Second residential unit, if not built by initial homebuilder, in accordarice with Stage 2
Planned Dcvclopment
Accessory U~'es:
All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning
Ordinance
Temporary u.çe.\':
Temporary construction trailer
Tract and sales office/model home complex
C) PD Medium-High Density Residential
Intent: Medium High Density land use designations are established to: a) reserve
appropriate1y located areas for family living in a variety of types of dwellings at a
reasonable range of population densities consistent with sound standards of public
health and safety; b) preserve as many as possible of the desirable characteristics of
the one-family residential district while permitting higher population densities; c)
ensure adequate light, air, privacy and open space for each dwelling unit; d) minimizc
traffic congcstion and avoid the overloading of utilities by preventing the
construction of buildings of excessive size in relation to the land around them; e)
provide necessary space for ofT-street parking of automobiles and, where appropriate,
for off-street loading of trucks; and f) protect residential properties from the hazards,
noise and congestion crcated by commercial and industrial traffic.
Intensity of Use: 14.1 - 25.0 dwelling units per acre
Permitted Uses:
Multi-family dwelling
Accessory structures and uses in accordance with Section 8.40.030 of the Dublin
Zoning Ordinance
Community care tacility/small (permittcd if required by law, otherwise as conditional
use)
Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
Private recreation facility (for homeowners' association and/or tenants use only)
Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance
Conditional Uses:
Bed and breakfast inn
Boarding house
Community care facility/large
Day Care center
Large tamily day care home
Parking lot - residential
Religious facility
School/private
Accessory Uses:
All Accessory Uses shall be III accordan.ce with Section 8.40. of the Dublin Zoning
Ordinance
Temporary Uses:
Sales office/model home complex
Temporary construction trailer
Arts and Crafts Fair
D) PD Neighborhood Commercial
Intent: Neighborhood Commercial provides for the creation of community and
neighborhood oriented commercial centers that serve the retail, service, and
entertainment needs of the neighborhood.
Permitted Uses, including but not limited to:
Officcs - real cstate, legal, accounting
Laundries
Dry cleaners
Beauty Salons
Financc
Video rentals
Restaurants
Bars
Cultural Facilities
Conditional Uses:
Hotels
Bed and breakfast inn
Boarding house
Community care facility/large
Day Care center
Large family day care home
Parking lot - residential
Religious facility
School/private
Acce~'~'ol)' Uses:
All Accessory Uses shaH be III accordance with Section 8.40. of the Dublin Zoning
Ordinance
Temporal)' U"es:
Temporary construction trailers
E) PD Neighborhood Park
Intent: Neighborhood open space and recreational areas, both activc and passive,
Permitted Uçe.ç, including but not limited to:
Ncighborhood Park
Community Park
Recreational or educational facility
Trail staging area
F) PD Open Space
Intcnt: Open Space land use designations arc established to ensure the protection of those
areas of special significance.
Permitted Use, including but not limited to:
Public or private infrastructure
Public recreation facility - active or passive
Trails and maintenance roads
Other rccreational or educational facility
Trail staging area
U scs allowed by the U. S. Army Corp of Engineers under Section 404 and 1603
agrcements
Water quality, drainage, and other similar facilities, including swales and basins
Streams and drainage protection corridors
Conservation areas
Wildlife habitat preservation area
Permitted or Conditional U~e~, including but not limited to:
Agriculture and grazing (if not already existing)
Private recreation facility - active or passive
F) PD Public/Semi-Public
Intent: Idcntifies areas where governrnental or institutional uses are anticipated.
Permitted Uçes ilîîil!111!~!Ifiiî~ilj.la~II!I), including but not limited to:
Community Center/Clubhouse
COmmuni¡ Facility
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Cultural Center
Neighborhood Park
Neighborhood Square
Day Care Center
Fanners Market
Recreation or educational facilities
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Trail staging area
Other recreational or educational tàcilities
Other officcs, as detennined by the Director of Community Development
Other governmental and/or quasi-governmental offices, as determined by the Director of
Community Development
Incidental and accessory structures and uscs
Parking lot
Public recreation facility - active or passive
Public or iII~~ infrastructure
Recreation facility - passive
Senior Center
Uses allowed by the U, S. Army Corp of Engineers under Section 404 and 1603
agreements
Trails and Maintenance roads
Water quality, drainage, and other similar facilities, including swales and basins
Youth Center
G) Existing Agricultural, Commercial and Residential Uses
Intent: To allow all existing residential and agricultural uses that were in cxistence prior to
the effective date of annexation. Thesc uses shall be allowed to continue until such
time the landowner of this property applies for a Specific Plan as applicable, and
Stage 2 Development Plan in accordance with Section 8.32 of the Dublin Zoning
Ordinance, to develop thc property. Any minor expansion of any existing uses shall
be subject to review and approval by the Director of Community Development.
Permitted Uses:
Existing residential and agricultural uses in effect as of the date of anncxation (such as
existing wood storage and sales)
Similar and related uses (to the existing residential, commercial and agricultural uses) shall
be determined by the Director of Community Development.
3. Dublin Zoning Ordinance - Applicable Requircments: Except as specifically modified by the
provisions of this Planned Development District Prezoning/Development Plan, all applicable
general requirements and procedurcs of the Dublin Zoning Ordinance shall bc applied to the land
uses designated in this Planned Developmcnt District Prezoning.
4. Development Standards: Specific Development Standards within the project will be established
at the Stage 2 Devclopment Plan to determine if the development mects the established <..TÌtetÍa.
5. Phasing Plan. Refer to Exhibit A-2, Stagc I Development Plan, Phasing Plan.
6. Landscaping Plan. Refer to Exhibit A-2, Stage I Conceptual Landscaping Plan.
7. Master Infrastructure Plan, Refer to Exhibit A-2, Master Inrrastructure Plan.
7a. Street Sections. Refer to Figure 7.49A
8. Inclusionary Zoning Ordinance. The City Council has adopted a policy stating its intent that
new projects, including this project, will be subject to the Inclusionary Zoning Ordinance, as
amended, which requires that 12.5% of the units be inclusionary units affordable to persons of
very low, low, and moderate incomes and only a portion of these units (7.5%) arc allowed to be
satisfied through payment of in-lieu fees. The development of the Lin Family property in Dublin
Ranch West has been addresscd in prior Development Agreements rcgarding compliance with the
City's Inclusionary Zoning Ordinancc and affordable housing requirements. The Fairway Ranch
project was developed to accommodate the affordable housing that would be applicable to the new
residential development within Dublin Ranch.
No agreemcnts currently are in place which would satisty Inclusionary Zoning requirements for
eventual development of the remaining 5 acres under separate owncrship. Compliance would
become effective for those properties at that time. Implementation of the Inelusionary ordinance
for those properties will be identified when the Stage 2 Development Plan is prepared and
submitted for the property in the projcct area.
9. Development Concept. The Development concept for the area strives to cmphasize the natural
beauty of the area and create a community that blends into the existing environment by preserving:
opcn space, the Tassajara Creek environs, and the western foothills. The residential development
is expected to be a mix of detached and attached units. The Tassajara Creek open space area
serves as a focal point for the neighborhood. This corridor will function as a linear route and trail
system for pcdestrians, bicycles, and equestrian circulation. In addition, it will serve as a wildlife
habitat and passage. A minimum setback of 100 feet from the top ofthc bank of the creek and its
tributaries is proposed to preserve the existing riparian corridor and provide adequate distance
from storm water runoff. The creek corridor is proposed to be maintained by a land trust and
homeowners association while the homeowners association will maintain the hillside areas.
10. Access & Circulation. Two bridge crossings over Tassajara Creek are proposed to allow for
adequate site circulation from Tassajara Road, while minimizing environmental disruption. One
road will lead to a residential collector street within Dublin Ranch West and will provide access to
the neighborhood streets. The other crossing will provide primary nccess to the neighborhood
parks and scrve as a secondary access route. A creek frontage road also would be available for
additional emergency access. Public streets would be comparable to those already approved or
built in other neighborhoods of the Eastern Dublin Specific Plan area. In addition to sidewalks,
pedestrian and bicycle access wiII be provided by a multi-use trail along the ,--reek and along other
pathways within Dublin Ranch West.
PD ZONING/LAND USE SUMMARY TABLE
Gross Midpoint Density Number of units
land Use Acres Density Range midpoint mln - max
PD Single Family Residential 18.8 ae 4.0 du/ae .9·6 du/ae 75 du 16-112 du
PD Medium Density Residential 55.6 ae 10.0 du/ac 6.1 -14 du/ae 556 du 339-778 du
PD Medium High Density 21.1 ae 20.0 du/ac 14-25 du/ae 422 du 297-528 du
Residential
PD Neighborhood Commercial 0.6 ae .30 FAR nla 7,841 sf 6.534 -
15,681 sf
PD Neighborhood Park 8.8 ae nla nla nla nla
PD Neighborhood Square 0 ae nla nla nla nla
PD Open Space 82.1 ae nla nla nla . nla
PD Elementary School 0 ae nla nla nla nla
PD Publie/Sem~Public 1.9 ae .24 FAR nla 19.863 sf 19,663 sf
TOTAL 188.9 ac 1,053 du 652 - du
Residential 1,418
Non-Residential 27,704 sf 26.379 -
35,544 sf
SECTION 3.
Once annexed, the use, development, improvement, and maintenance of the prczoned annexation
area shall be governed by thc provisions of the Dublin Zoning Ordinance except as provided in the Stage
I Development Plan.
SECTION 4.
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City
Clerk of the City of Dublin shall cause this Ordinance to be posted in at Icast three (3) public places in the
City of Dublin in accordance with Section 36933 of the Government Code of the Statc of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 5th day of April
2005, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2002\fJ2-o28 Dublin Ranch Wcst\City CO\1l1cit\Ordinill1ce.w>e
RESOLUTION NO. XX - 05
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
***********************************
APPROVING THE PRE-ANNEXATION AGREEMENT BETWEEN
THE CITY OF DUBLIN AND CHANG SU-O LIN
P A 02-028
WHEREAS, an agreement between the City of Dublin and Chang Su-O Lin (aka Jennifer Lin)
has been negotiated entitled "Pre-Annexation Agreement between City of Dublin and the Lin Family for
the Wallis Property" ("Pre-Annexation Agreement"), a copy of which is attached as Exhibit A; and
WHEREAS, on May 10, 1993, the City Council certified a program Environmental Impact
Report ("EIR") for thc Eastern Dublin GP NSP Project and an addendum thereto, dated May 4, 1993
(SCH#91-103064). On August 22, 1994, the City Council approved another addendum to update plans
and provide sewer service. The May 10, 1993 program EIR, the May 4, 1993 addendum, and the August
22, 1994 addendum are collectively referred to as the Eastern Dublin EIR; and
WHEREAS, upon approval of the GP AlSP Project, the City Council adopted mitigation findings,
a statement of overriding considerations, and a mitigation monitoring program as set forth in Resolution
53-93, included in the Eastern Dublin EIR referenced above, and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), a Supplemental EIR
entitled "Dublin Ranch West Project" (SCH #2004112094) was prepared and circulated; and
WHEREAS, on March 15, 2005, the City Council adopted Resolution _-05 certifYing the
Supplemental ElR. Thc resolution is incorporated herein by reference; and
WHEREAS, on March 15, 2005, the City Council adopted Resolution _-05 approving the
amendments to the General Plan and Eastern Dublin Specific Plan. The resolution is incorporated herein
by reference; and
WHEREAS, the proposed development identified in the Pre-Annexation Agreement is consistent
with the type, location and density ofland uses approved by the 1993 Eastern Dublin GP AlSP Project and
subsequent mnendments; and
WHEREAS, all mitigation measures adopted for the GPAlSPA Project continue to apply to
implementing projects such as the current annexation and prezoning Project; all applicable City
development ordinances and standards apply to the Project except as otherwise approved through thc
Project prezoning and related Stage I Development Plan; and
WHEREAS, a Staff report, dated March 15, 2005, and incorporated herein by reference,
described and analyzed the Project for the City Council; and
WHEREAS, the applicant, Chang Su-O Lin, has executed said Pre-Annexation Agreement.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF DUBLIN DOES
HEREBY RESOLVE AS FOLLOWS:
ATTACHMENT
4-
Said Pre-Annexation Agreement is hereby approved and cxecution thereof by the Mayor of Dublin
is hereby authorized to cxccutc it.
PASSED, APPROVED, AND ADOPTED this 15th day of March 2005, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2.002\02~028 Dublin Ranch West\City Council\Rcso Prcanncx,doc
RECORDING REQUESTED BY
CITY OF DUBLIN
When Recorded Mail To:
City Clerk
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Fee Waived per GC 27383
Space above this line for Recorder's use
PRE-ANNEXATION AGREEMENT BETWEEN CITY OF DUBLIN AND THE LIN
FAMILY FOR THE WALLIS PROPERTY
THIS AGREEMENT is made and entered in the City of Dublin on this 15th day of
March 2005, by and between the City of Dublin, a Municipal Corporation ("the City") and
Chang Su-O-Un (also known as Jennifer Un), a married woman ("the Developer"). City
and Developer are, from time-to-time, individually referred to in this Agreement as a
"Party," and are collectively referred to as "Parties."
Recitals
1. In 1993, the City Council of the City adopted the Eastern Dublin General
Plan Amendment and Eastern Dublin Specific Plan ("the Specific Plan").
2. Developer is the owner of certain property within the Specific Plan Area
described more particularly in Exhibit A ("the Wallis Property"), which is incorporated
herein by reference.
3. Developer has filed an application with the City 10, among other things,
prezone and annex to the City the Wallis Property and certain other land within the
Specific Plan Area owned by Roy J. Sperfslage and Eileen M. Sperfslage ("the
Sperfslage Property") and by Claire Bragg and Elvera Bragg ( "the Bragg Property")
(collectively, "the Annexation Area"), all of which is shown on the map attached hereto
as Exhibit B and incorporated herein by reference. The Developer did not submit any
development plans for the Sperfslage Property or the Bragg Property with the
application.
4. The General Plan and the Specific Plan include goals and policies to
prevent development within the Eastern Extended Planning Area and the Specific Plan
Pre-Annexation Agreement Between
City of Dublin and the Un Family for Wallis Property
Page 1 of 6
EXH fšCï rZ~£À
Area (collectively "Eastern Dublin") from drawing upon and diluting the fiscal base of the
remainder of the City.
5. The City currently anticipates that the cost of providing public services to
the Eastern Dublin at a level consistent with services provided within the City will not
exceed revenues generated to the City from property within Eastern Dublin. However, it
is possible that, due to the expenses related to the operation of Fire Station 18, which
serves the Eastern Dublin and which opened in July 2003, the costs of providing
services to the Eastern Dublin may exceed revenues generated in the area.
6. Nonetheless, even if such a deficit does occur, as development takes
place within the Eastern Dublin as anticipated, it is expected to generate revenues to
the City that will reduce and, in the near future, eliminate lhe above-described deficit.
Consistent with the goals and policies of the General Plan and Specific Plan, Developer
will pay to City the Developer's proportionate share of any such deficits, as provided
herein. Developer's proportionate share shall be 5.74% (five and seventy-four one~
hundredths percent), which is the percentage that the Annexation Area (188.9 acres)
bears to the lands within the Specific Plan area that had not been annexed to the City
as of July 25, 2000, the date of Resolution 00-36 (1,929,84 acres) plus the Dublin
Ranch Project (1,363.29 acres).
7. Certain improvements to the 1-580/Tassajara Road Interchange ("the
Interchange Improvements") were required in order to facilitate development in the
Annexation Area. City has previously entered into agreements for funding the
construction of the Interchange Improvements with developers of property within the
City. Pursuant to these agreements, four developers (Alameda County Surplus
Property Authority, the Un Family, Greenbriar Homes and Mission Peak) (collectively
"the Advancing Developers") advanced $13,075,151 to City for the Interchange
Improvements. All of the agreements require the City to collect monies from developers
of the land in the Tassajara Interchange Contribution Area (as defined in the
Agreements) ("the Subsequent Developers") in advance of the Subsequent Developers
pulling building permits. The Annexation Area is within the Tassajara Interchange
Contribution Area and is therefore a Subsequent Developer.
AGREEMENT
NOW THEREFORE, in consideration of the mutual promises and conditions
contained herein, the Parties agree as follows:
Section I. General Fund Shortfalls
A. The Developer's Payment Obligations; Definitions. Developer shall
pay the City 5.74% of the deficit, if any, between Public Service Costs and General
Revenues. "Public Service Costs" shall mean the General Fund cost of providing public
services to lhe Eastern Dublin Area at a level consistent with public services provided
within the incorporated area of the City prior to the annexation. "General Revenues"
Pre-Annexation Agreement Between
City of Dublin and the Un Family for Wallis Property
Page 2 of 6
March 15, 2005
725640.3
shall mean those revenues deposited to the City's General Fund from property and
inhabitants within the Eastern Dublin Area. "Eastern Dublin Area" shall include all lands
within the Eastern Dublin General Plan Amendment area (see map attached as Exhibit
C) that are within the City limits of Dublin.
B. Duration of Payment Obligations. The Developer's payment obligation
under this Section I shall begin when a deficit exists and shall terminate when there is
no longer a deficit but in no event shall the obligation extend beyond June .30, 2010
("Deficit Period"). The Developer's payment obligation may be terminated only by
detachment of the Wallis Property from the City or by separate agreement approved by
the City.
C. Annual Fiscal Analyses. The City shall prepare a fiscal analysis each
year during the Deficit Period 10 estimate the amount by which the Public Service Costs
will exceed General Revenues. The fiscal analysis will be prepared on a fiscal year
basis (July 1 to June 30) and will calculate the deficit for the preceding fiscal year.
D. Payments to the City. No later than April 1 of the next fiscal year,
Developer shall pay to City 5.74% of the deficit between Public Services Costs and
General Revenues for the preceding fiscal year, based on the fiscal analysis, plus
5.74% of the cost of the fiscal analysis described in Section I.C.
E. Security for Payment. At such time as requested by the City Manager,
Developer will provide the City with security in an amount and form satisfactory to the
City Manager, to become effective once the Annexation Area becomes part of the City,
to secure the payments to the City described in Section I.D above. The security may
consist of a letter of credit or similar instrument. Developer agrees that the City shall be
under no obligation to continue processing any land use entitlement applications for
Developer if security has not been provided when requested by the City Manager.
F. Reimbursement From Other Property Owners. The City shall consider
fair and appropriate ways of reimbursing the Developer some of the amounts Developer
may be required to pay under this Section I from the owners of the Bragg Property and
of the Sperfslage Property, these being the only other properties included in the
Annexation Area that are not controlled by Developer. To the extent permitted by law,
the City shall require owners of the Bragg Property and of the Sperfslage Property who
seek City approval of development entitlements for such property to pay a fair and
proportionate share of the amounts that Developer is required 10 pay pursuant to this
Section I.
Section II.
Payment to City for Tassalar8 Interchanae ImDrovements
A. Advance of Monies by Developer. Developer agrees not to oppose the
City's imposition of conditions on future land-use approvals that would require
Developer to advance, prior to approval of the first final subdivision map to create
Pre-Annexation Agreement Between
City of Dublin and the Un Family for Wallis Property
Page 3 of6
March 15, 2005
725640.3
individual residential lots in the Wallis Property, the sum of One Hundred Eighty One
Thousand Eight Hundred and Seven Dollars ($181,807).
B. Use of Monies by City. City will use the monies paid by Developer
pursuant to Section II of this Agreement, together with any interest earned thereon, to
reimburse the Advancing Developers that have previously advanced monies to the City
for construction of the Interchange Improvements. As used herein, "construction" shall
include preliminary engineering, preparation of project study report, project report, plan
specifications and estimates, engineering, environmental documentation and review,
right-of-way acquisition (if necessary), permits, processing, utility relocation,
construction, construction inspection, project management, and inspection.
C. Credit Against TIF. City will provide a credit to Developer in the amount
of Developer's payment of monies under this Section II, to be used by Developer
against paymenl of lhe Eastern Dublin Traffic Impact Fee ("TIF"). The use of credits
(including limitations on the use of credits) and manner of conversion of the credit to a
right of reimbursement will be as determined in the development agreement between
Developer and the City, or, if not, as set forth in the City's TIF Guidelines, subject to the
following provisions: (a) the credit shall be granted at the time Developer makes
payments of money pursuant to this agreement; and (b) the Interchange Improvements
credit may be used only against the Category 1 TIF Fees.
Section VI. Approval of Annexation
This Agreement shall take effect when the City adopts a resolution of application
to annex the Annexation Area, with or without conditions or, if the Developer files a
petition to annex, upon the LAFCO Executive Officer's acceptance of the annexation
application for filing. Upon adoption of a resolution of application, the City shall take
reasonable steps to facilitate annexation of the Annexation Area in a timely manner.
This Agreement shall become ineffective, however, if the annexation is not approved by
LAFCO or the voters or does not become effective for any other reason.
Section VII. Additional Provisions
A. Correctness of the Recitals. The Recitals set forth in this Agreement
are true and correct and are a part hereof.
B. Further Assurances. The Parties shall execute, acknowledge, and
deliver such additional documents or instruments as may be necessary to carry out the
intent of this Agreement, including but not limited to, those expressly referred to in this
Agreement.
C. Construction by California Law. This Agreement is entered into in the
State of California and shall be construed and interpreted in accordance with its laws.
Pre-Annexation Agreement Between
City of Dublin and the Un Family for Wallis Property
Page 4 of6
March 15, 2005
725640.3
D. Representation of Comprehension of Document. In entering into this
Agreement, the Parties represent that they have relied upon the legal advice of their
attorneys who are the attorneys of their choice. The Parties further represent that the
terms of this Agreement have been completely read by and explained to them by their
attorneys, and that they fully understand and voluntarily accept those terms.
E. Authorship. Each Party and counsel for each Party has reviewed and
revised this Agreement, and accordingly, the normal rule of construction to the effect
that any ambiguities are to be resolved against the drafting Party shall not be employed
in the interpretation of this Agreement or any amendment of it.
F. Authority to Execute. Each of the persons executing this agreement on
behalf of a legal entity represents and warrants that each has full power to enter into
this Agreement on behalf of the entity and that the Agreement is binding on the entity.
G. Entire Agreement; Amendment. This Agreement contains the entire
agreement belween the Parties with regard to the matters set forth. There are no
additional written or oral agreements or promises between the Parties concerning these
matters which are not expressly set forth in this Agreement. This Agreement may be
amended or modified only by an agreement in writing executed in the same manner as
this Agreement.
H. Attorneys' Fees. In the event a Party to this Agreement is found in a
court of law to have breached this Agreement, said Party shall pay the opposing Party's
reasonable attorneys fees and costs incurred in litigating the breach of contract action.
I. Approval of Project. By entering into this Agreement, City makes no
commitment that it will approve the Project.
J. Notices. All notices shall be by certified mail or hand delivered to the
Parties as follows:
If to City, to: Richard C. Ambrose
City Manager
City of Dublin
100 Civic Plaza
Dublin, CA 94569
If to Developer, to: Martin W. Inderbitzen
7077 KolI Center Parkway, Suite 120
Pleasanton, CA 94566
With Copies to: James Tong
Charter Properties
6601 Owens Drive, Suite 100
Pleasanton, CA 94588
Pre-Annexation Agreement Between
City of Dublin end the Un Family for Wallis Property
Page 5 of 6
March 15, 2005
725640.3
K. Waivers. All waivers of the provisions of this Agreement shall be in
writing and signed by the appropriate authorities of City and the Developer.
L. Recordation. This Agreement shall be recorded against the Property .
described in Exhibit A (the Wallis Property).
IN WITNESS WHEREOF, the parties have executed this agreement the day and
year first above written.
CITY OF DUBLIN
DEVELOPER
r"h~ -,f:I-«> L .
Chang u-Q-Lin
(also known as Jennifer Lin)
Janet Lockhart, Mayor
Approved as to form:
Approved as to Form:
City Attorney
/77Â.",/. /1
Martin W. I~derbitien..
Attorney for Chang Su-O-Lin
Attest:
City Clerk
[NOTARIZATIONS ATTACHED]
Pre-Annexation Agreement Between
City of Dublin and the Un Family for Wallis Property
Page 6 of 6
March 15, 2005
725640.3
CALIFORNIA ALL.PURPOSE ACKNOWLEDGMENT
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EXHIBIT A
Wallis Ranch Property Description
EXHIBIT A
DESCRIPTION OF PA "-""" DUBLIN RANCH WEST REORGANIZATION
. ANNEXATION TO THE CITY OF DUBLIN
. ANNEXATION TO THE DUBLIN SAN RAMON SERVICES DISTRICT
BY LAFCO RESOLUTION No. ON
BEING ALL THAT CERTAIN PARCEL AS CONVEYED TO CHANG SU·O LIN AND RECORDED ON THE
6HJ DAY OF JANUARY, 1982 IN SERIES NUMBER 82-001756, ALAMEDA COUNTY RECORDS
(HEREINAFTER REFERRED 'f0 AS PARCH" An), ALL THAT CERT AIN PARCEL AS CONVEYED TO 'rHE
"ROY AND EJLEEN SPER]1SLAGE LIVING TRUST" AND RECORDED ON THE 6T1J DAY OF MAY, 1997 IN
SERIIJS NUMBER 97-114479, SAID COUNTY RECORDS (HEREINAFTER REFERRED TO AS PARCEL "B")
AND ALL THAT CERTAIN PARCEL CONVEYED TO ELVERA l. BRAGG AND CLA]]{E SILVA TRUSTS
AND RECORDED ON THE 21"DAY OF SEJYrEMBER, 1993 IN SERIES NUMBER 93-333991 SAID COUNTY
RECORDS (HEIŒLNAFTER REPERRED TO AS PARCEL "C'"); SITUATE IN T.HE COUNTY OF ALAMEDA,
ST A TE 0]1 CALIFORNIA AND ßEING MORE P ARTICU LAm, Y DESCRIBED AS FOLLOWS;
BEGINNING Af A POINT ON THE COMMON BOUNDARY OF THAT CERTAIN AREA ENTITLED "CITY
0]1 DUBLIN ANNEXATION No. 2" TERRITORY ANNEXED BY DUBLIN CITY COUNCIL RESOLUTION
NO. 110-86, ADOPTED OCTOBER l3, 1986 AND FILED ON THE 24T1I DAY OF DECEMBER, 1986 IN BOOK
151 OF MAPS AT PAGES 57-58, SAID COUNTY RECORDS AND THAT CERTAIN AREA ENTITLED
"ANNEXATION NO. 10 (EASTERN DUBLIN) AND DUBLIN SAN RAMON SERVICES DlS'fRICT
ANNEXATION NO. 94-1" TERHlTORY ANNEXED BY DUBI,IN CITY COUNCIL RESOLUTION NO. 3-95,
ADOPTED JANUARY 23, 1995 AND FILED SEPTEMBER 18, 1995 IN BOOK 204 OF MAPS AT PAGES 75A-
75B, 76A-76B, SAID COUNTY RECORDS, SAID POINT BEING COMMON WITH THE SOUTHEAST
CORNER OF SAID pAHCEL "ß";
THENCE, FROM SAID POINT OF BEGINNING ALONG THE BOUNDARY or SAID "on OF DUBLIN
ANNEXATlON No. 2" BEING COI\1MON wrfH THE WESTERLY BOUNDARY or SAID PARCFL "B" AND
PARCH" A" THE FOLLOWING:B COURSES:
1. NORTH 78"55'40" WEST 122.36 FEET;
2. NORTH 67'13'05" EAST 64.59 FEE'r;
3. NORTT 106°38'55" WEST 53.61 FEET;
4. NOJ{TH 47°29'55" WEST 154.89 FEET;
5. NORTH 28°19'55" WEST 164.54 FEET;
6. NORTH 11 °14'55" WEST 43.01 FEET;
7. NORTH 03°57'05" EAST 109.10 PEET;
8. NORTH 17°22'05" EAST 98.93 FEET;
9. NORTH 14°32'55" WEST 152.21 FEET;
IDACKAY & SOIDPS
CIVil ¡:NGINŒiING'LAND PLANNING 'lANI.) SURVóYING
5142 FrQnklln Urlve Suite B. PI606(:mlulI, CA. 94588-3355
1925) 225-0690
1-':\ 16034-40\ office \ Submlllals\ -<',X- r -REORGANIZATION-City St<1ff Rt.:pùr'Ldoc
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2/1/zn05 no PM
Page 1 of 5
10. NORTH 32'43'55" WEST 59.41 FEET;
11. NORTH 87°51'55" WEST 23.96 FEET;
12. SOUTH 67°56'05" WEST 42.08 FEET;
13. NOKfH 75°09'55" WEST 25.00 FEET;
14. NORTH 12'36'55" WEST 49.58 FEET;
15. NORTH 09°54'05" EAST 189.30 FEET;
16. NORTH 21 °51'05" EAST 51.29 FEET;
17. NORTH 02°48'05" EAST 97.28 FEET;
18. NORTH 16°37'55" WEST 185.58 FEET;
19. NORTH 39'26'55" WEST 100.73 FEET;
20. SOUTH 79°12'05" WEST 79.66 FEET;
21. NORTH 71 '20'55" WEST 39.03 FEET;
I
22. NORTH 08'37'55" WEST 55.46 FEET;
23. NORTH 43'18'05" EAST 38.07 FEFT';
24. NORTH 79°16'05" EAST 104.05 FEET;
25. NORTH 30°44'05" EASI' 30.12 FEET;
26. NORTH 02'28'05" EAST 57.05 FEET;
27. NORTH 25'41'55" WEST 117.97 FEET;
28. NORTH 34°22'55" WEST 75.66 PlJET;
29. NORTH 17"49'55" WEST 149.28 FEET;
30. NOR"11I 44°35'34" WEST 75.08 FEET;
31. NOR'!'! J 02°10'55" WEST 592.34 FEET;
EXHIBIT A
IDACKAT Ik SORlPS
CIVIL eNGINeeRING' LAND PLANNING' LAND SURVeYING
b142 ~ranklln Drive SuitE;! 13. PI8Ösan1on, CA. 94588-3355
(9251225·0690
P:\"16034-40\ offjce\Su bl1.1jltalQ\ FX-J-REORGANIZATJON-City Staff Repùf\,doc
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Page 2 of 5
EXHIBIT A
32. NORTH 47°:\9'03" WEST 2.875.51 FEET TO A POINT ON nIE BOUNDARY OF THAT CERTAIN AREA
ENTITLED "ANNEXATION OF CAMP PARKS AND ENVIRONS" TERRITORY ANNEXED TO DUBLIN
SAN RAMON SERVICES DISTRICT ADOPTED SEPTEMBER 7, 1982 AND FILED APRIL 7, 1983 AS SERIES
NUMBER 83-056907, SAID COUNTY RECORDS COMMON WITH THE BOUNDARY OF SAID "CITY or
DUBLIN ANNEXATION NO.2"; nIENCE,
33. ALONG SAID COMMON LINE NORTH 100:\6'07" EAST 464.41 FEET TO A POINT ON THE COUNTY LINE
COMMON TO AI ,AMEDA AND CONTRA COST A COUNTIES; THRNCE,
THENCE, ALONG SAID COUNTV LINE NORTH 73°51'42" EAST 2,187.64 FEET;
TIIENCE, LEAVING SAID COUNTY LINE ALONG THE EASTERLY BOUNDARY OF SArD PARCEL" An THE
FOLLOWING 9 COURSES:
1. SOUTH 25°1:\'29" EAST 381.25 FEET;
2. SOUTH 72°44'27" EAST 407.83 FEET;
:\. SOUTH 89°50'47" EAST 519.08 FEET;
4. SOUTH 14'14'55" EAST 533.39 rEET;
5. SOUTTT 08°41'05" WEST 462.06 FRRT;
6. SOUTH 30°01 '20" EAST 297.69 FEET;
7. SOUTH 6S020'02" EAST 198.10 FEET;
8. SOUTH 30°48'42" EAST 1:\2.35 FEET;
9. SOUTH 01'17'48" WEST 14:\.63 PEET TO A POiNT ON THE NOJ{THERLY BOUNDARY OF SAID PARCEL
IICI';
THENCE, ALONG THE NORTHERLY BOUNDARY OF SAID PARCEL "C" SOU11-:1 89'24'41" EAST 102.45 FEET
TO THE WESTERLY LINE OF T ASSAJARA ROAD (COUNTY ROAD No. 2568, 66.00 rEET WIDE);
THENCE, ALONG THE WESTERLY LINE OF SAID TASSAJARA ROAD COMMON TO THE BOUNDARY OF
'I1-TAT CERTAIN AREA HNTITLED "SILVER]A, HAIGHT, NIELSEN PROPERTIES REOJ{GANIZATION, PA-02-
024" TERRITORY ANNEXED TO THE CITY OF DUBLIN AND THE DUBLIN SAN RAMON SERVJCHS
DISTR]CT, AOOPTED BY LAFCO IŒSOLUTION NO. 2003-01-A ON JANUARY 9, 2003 AND FILED ON THE
5lTl DAY OF MAY. 2003 IN SERIES NUMBEJ{ 2003-262895, SAID COUNTY RECORDS, TTTE BOUNDARY or
THAT CERTAIN AREA ENTITLED "QUARRY LANE SCHOOL REORGANIZATION ANNEXATION"
TERRITORY ANNHXED TO THE CITY OF DUBLIN AND THE DUBLIN SAN RAMON SERVICES DISTRICT,
ADOPTED BY LAFCO RESOLUTION NO. 200]-4 ON MAY 10, 2001 AND FILED ON THE 26'H DAY or
IDACIAY & S811PS
CIVil .NGIN.ERINCò'lAND PlIINNING'LANlJ SURV.YlNG
5142 Franklin OriYB Suite l\, PleasantQf1. CA. 94588,3355
(92t1 22G-0690
P:\ "[6034-40\ oHlce\Submith1ls \EX~I~REORCANTZATlON~Cj ly St<.lff R!:::por't.doc
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2/1/'.(1115 1,10 PM
Page 3 of 5
EXHIBIT A
NOVEMBER, 2001, IN BOOK 264 OF MAPS PAGE 3, SERIES NUMBER 2001-456824, SAlD COUNTY RECORDS
AND THE BOUNDARY OF SAID" ANNEXATION NO. 10
(EASTERN DUBLIN) AND (JUBLlN SAN RAMON SERVICES DISTRICT ANNEXATION NO. 94-1" THE
POLLOWING 4 COURSES,
1. TO TIIE RIGHT, ALONG THE ARC OP A 767.00 FOOT RADIUS, NON-TANGENT CURVE, HAVING A
RADIAL BEARING OF NORTH 63°34'41" WEST, A CENTRAL ANGLE OF 30'28'17"' AND AN ARC
LENGTH OJ:' 407.91 FEET;
2. THENCE, SOUTH 56'53'36" WEST 203.05 FEET;
3. THENCE, TO THE LEFT, ALONG THE AHC OF A 1,033.00 FOOT RADIUS CURVE, lIA VING A CENTRAL
ANGLE OF 53°29'20" AND AN ARC LENGTH OP 964:36 FFET;
4. THENCE, SOUTH 03°24'16" WEST 2,318.72 f'BET TO THE POINT OF BEGINNING.
CONTAlNING 187.747 ACRES, MORE OR LESS [TOTAL ANNEXATION AREAl
ASSESSOR'S PARCEL NUMBER 986-0004-005-01 (pARCEL "An), ASSESSOR'S PARCEL NUMBER 986-0003-
001 (PARCEL "0") AND ASSESSOR'S PARCEL NUMBER 986-0004-003 (PARCEL "C).
PREPARED BY;
..-
ROBERT erIAN, L.5.5412
(EXP.09/30/2004)
STATE OF CALIFORNIA
DATE
REPERENCES TO THE EXISTING BOUNDARY LINES OF THE CITY OF DUBLIN AND THE DUBLIN SAN
FAMON SERVICES DISTRICT ARE PRIMARY CALLS. ANY BEARING OR DISTANCES REFERRED TO
HEREIN SHOULD BE CONSIDERED ONLY SECONDARY.
THE BOUNDARY OF THE TERRITORY IS SHOWN ON THE MAP OF PA **-'" DUBLIN RANCH WEST
REOFGANIZATION, ADOPTED BY LAFCO RESOLUTION No... _ __,
ON THE DAY OF ,2003; SAID MAP WAS CERTIFIED BY THE
COUNTY SURVEYOR ON THE . DAY OF _._..___,2003.
THIS Df,SCRIPTlON CONFORMS TO THE REQUlFEMENTS OF THE ALAMEDA COUNTY LOCAL
AGENCY FORMATION COMMISSION.
mACKAY & SIRlPS
CIVil ,NGINFFRING'LAND PLANNING'LAND SUINEYING
5142 Franklin Drive Suite B, PleOl'¡on1or I, CA. 94t188-3355
(9?5) 225-0690
IJ: \ 16034 -! ¡)\ office \ Subl'lÜttals \ EX-l-RFORGANIZATJON-City Sh1ff Re port..d(x
KJ
2/1/200SUU I'M
Page 4 of 5
EXHIBIT A
DONALD J. LABELLE - DIRECTOR OF PUBLIC WORKS,
COUNTY OF ALAMEDA
BY:
RUSSELL REID PENLAND JR.
COUNTY SURVEYOR
L.s. No. 5726, EXPIRES 12/31/2003
mACKAY & SOIlPS
CIVil ''JGINEERING.LAND PLANNING'LAND SUINbYING
j 142 I-ranklln Drive Sujle 8, Pleasanton. CA. 94588-3355
(925) 225-0690
P:\ 16U34-4.o\ offic:e\Submittals\ J:i,X-I-REORGANIZA'J."ION-City Stõ:'1H I~t:"'port.doc
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2/1/20051:J.() PM
Page 5 of 5
EXHIBIT B
Map of Annexation Area
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EXHIBIT C
Map of Eastern Dublin General Plan Amendment Area
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RESOLUTION NO. XX-OS
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*********************************
AUTHORIZING INITIATION OF APPLICATION FOR REORGANIZATION
FOR PA 02-028, ANNEXATION NO. 15
WHEREAS, the City of Dublin desires to initiate proceedings pursuant to the Cortese-Knox-
Hertzberg Local Govcrnment Reorganization Act of2000, commencing with Section 56000 of the
California Government Code, for a reorganization that would concurrently annex unincorporated territory
of Alameda County to the City of Dublin and the Dublin San Ramon Services District; and
WHEREAS, on May 10, 1993, the City Council certified a program Environmental Impact
Report ("EIR") for the Eastern Dublin GP A/SP Project and an addendum thereto, dated May 4, 1993
(SCH 91103064). On August 22,1994, the City Council approved another addendum to update plans to
provide sewer service. The May 10, 1993 program ETR, the May 4,1993 addendum and the Au.gust 22,
1994 addendum are collectively referred to as the Eastern Dublin EIR; and
WHEREAS, upon approval of the GPA/SP Project, the City Council adopted mitigation findings,
a statement of overriding considerations, and a mitigation monitoring program as set forth in Resolution
53-93, included in the Eastern Dublin EIR referenced above, and
WHEREAS, pursuant to the Calit'Ornia Environmental Quality Act (CEQA), a Supplemental EIR
cntitlcd "Dublin Ranch Wcst Project" (SCH #2004112094) was prepared and circulated; and
WHEREAS, on March 15, 2005, the City Council adopted Resolution _-05 certifying the
Supplemental EIR. The resolution is incorporated herein by reference; and
WHEREAS, on March 15, 2005, the City Council adopted Resolution _-05 approving the
amendments to the General Plan and Eastern Du.blin Specific Plan. The resolution is incorporated herein
by reference; and
WHEREAS, on March 15, 2005, the City Council adopted Resolution _-05, approving a
Planned Development Prezoning and a Stage I Development Plan for someone P A 02-028; and
WHEREAS, on February 22, 2005, the Planning Commission adopted Resolution 05-21
recommending that the City Council direct Staff to file an application with the Alameda County Local
Agency Formation Commission (LAFCo) to annex 189 acres ofunincorpofated territory into the City of
Dublin and thc Dublin San Ramon Services District; and
WHEREAS, a Staff report, dated March 15, 2005, and incorporated herein by reference,
described and analyzed the Project for the City Council; and
WHEREAS, the City Council reviewed the SEIR, staff report, and recomrnendation ofthc
Planning Commission at a duly noticcd public hearing held on March 15, 2005 at which time all
intcrcstcd partics had the opportunity to be heard.
ATTACHMENT 5
WHEREAS, notice of intent to adopt this resolution of application has been given, and this
Council has conducted a public hearing based upon this notification; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the City Council did hcar and use their independent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth; and
WHEREAS, the Projcct is consistent with the type, location and density of land uses approved
through the 1993 Eastern Dublin GPA/SP Project. All mitigation measures adopted for the GPAlSP
Projcct continue to apply to implementing projects such as the current PD Prczone; and all applicable City
development ordinances and standards apply to the Project except as otherwise approved through the
Project prczoning and related Stage I Development Plan; and
WHEREAS, the principal rcasons for the proposed reorganization are: 1) to provide the full
range of municipal services to the territory; and 2) to assure orderly dcvclopment consistent with the City
of Dublin Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan; and
WHEREAS, the following agencies would be affected by the proposed jurisdictional changes:
Agency
City of Dublin
Dub1in San Ramon Services District
Nature of Change
Annexation
Annexation
WHEREAS, the territory proposed to be reorganized is used for agricultural purposes including
two residences. A map and a legal description of the boundaries of the territory are attached as Exhibit A,
Annexation to the City of Dublin and to DubJin San Ramon Services District. Exhibit A is incorporatcd
herein by this refercnce; and
WHEREAS, it is desired that the proposed reorganization be subject to the following terms and
conditions:
a.
The effective date of the annexation shall be
,2005; and
WHEREAS, this proposal is consistent with the spheres of influence of the City of Dublin and the
Dublin San Ramon Services District (DSRSD).
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF DUBLIN DOES
HEREBY RESOLVE AS FOLLOWS:
This resolution of application is hereby adopted and approved and the Local Agency Formation
Commission is hereby requested to takc proceedings for the annexation of territory as authorized
and in the manner provide in the Cortese-Knox-Hertzberg Local Government Reorganization Act
of2000.
PASSED, APPROVED, AND ADOPTED this 15th day of March 2005, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2002\02-028 Dublin Ranch West\City Coul1cH\Rcso LAFCO appliclltion.doc
Appendix 82. APPLICATION QUESTIONNAIRE (Revised 1/02)
Local Agency Formation Commission of Alameda County
1. APPLICANT (Local Jurisdiction, Individual, or 3 Chief Petitioners).
Agency/Individual Name: City of Dublin
1.a. Name of Designated Agency Contact or Chief Petitioner.
Richard Ambrose, City Manager
Address. 100 Civic Drive, Dublin, CA 94568
Phone. 925-833-6650
1b. Name 2.
Marty Inderbitzen, Attorney at Law
FAX. 925·833-6651
E-Mail. www.ci.dublin.ca.us
Address. 7077 Koll Center Drive. Suite 120, Pleasanton, CA 94566
1c. Name 3.
N/A
Address.
2. NAMEfTlTLE OF APPLICATION PROPOSAL.
Dublin Ranch West Annexation Area PA 02-028
3. TYPE OF PROPOSAUPROJECT. (Check all that apply.)
(0 Annexation () Consolidation
() Formation () Incorporation
() Disincorporation () Merger
(~) Reorganization () Special Study
() SOl Amendment () SOl Update
() Establishment of Subsidiary District
() Detachment
() Exercise of Latent Powers
() Dissolution
() Service Review
() Initial SOl Determination
11
P'\1$(1~-40\Qffll;lI\$ubmlttJ:¡l$\L..ft;Q\1ß034-40Qg1-i"-O!!oLllftoApp.pdf
EXHIBIT A
4. CERTIFIED RESOLUTION OR PETITION (Attach).
Application Initiated By:
H Resolution of Application No.: xx-xx Date Adopted: xx-xx
OR
() Landowner/Registered Voter Petition (The CKH Act requires that a petition contain
the number of signatures required for each type of requested government change.)
5. PROPOSAL DESCRIPTION AND SETTING.
5a. Describe the proposal or proposed change(s) of organization. Provide a
justification for each of the proposed changes. Attach extra sheets if necessary.
Annexation of approximately 188.9 acres to the City of Dublin and DSRSD. The
land is intended for urban development and Alameda County cannot provide the required
urban services. The City of Dublin will provide public works, police, fire,
recreation and general government services and DSRSD will provide water,
wastewater and recycled water services all at urban levels.
5b. What are the intended uses of the territory, over the next 5,10 and 15 years (if
different), if application is approved?
Construction of approximately 1,065 single family and multi-family dwelling units and
neighborhood park developed in accordance with the Dublin General Plan and Eastern Dublin
Specific Plan. A small component of neighborhood commercial and public/semi-public
is also included. It is anticipated that this project will be built out within five to ten years
of the effective date of annexation.
5c. Is the proposed change consistent with the terms and conditions of the affected
local agency's General Plan? Yes [;'] No 0 Explain.
The City of Dublin adopted an amended General Plan for the subject property concurrently with the
proposed project. Hence, the proposed development described in 5b above is consistent with
the Plan.
12
5d. With Community or Specific Plans? Yes 121 No 0 Not Applicable 0 Explain.
The City of Dublin adopted an amended East Dublin Specific Plan for the subject property
concurrently with the proposed project approvals. Thus, the proposed development described in
5b above is consistent with this Plan.
5e. If applicant is a CITY, Government Code Section 56375 requires that the city
prezone territory proposed to be annexed.
Has territory been pre-zoned? Yes0No D If Yes, what is the pre-zoning designation
and what does it mean?
The annexation area has been prezoned PD (Planned District) Single Family Residential, Medium Density
Residential, Medium High Density Residential, Neighborhood Commercial, PublicJSemi-Public, Neighborhood
Park, and Open Space. This prezoning will allow residential development from O.g to 25 dwelling
units per acre, neighborhood parks to serve these and edjacent residences, a system of riding and hiking trails,
an enhanced creek corridor and other open spaces that will encourage livable (Continued on separate sheet)
5f. Attach copy of certified City Resolution/ Ordinance Number: xx-xx
Date Adopted:
Month X, 2005
5g. If applicant is a DISTRICT, what planning, zoning and subdivision changes are
proposed, or have been approved by the city or county?
NIA
5h. Explain the reason(s) for requesting the proposed boundary change/s?
To avoid creatinQ islands and/or peninsulas of unincorporated territory, follow existing property lines,
ensure an area large enough to finance the cost of major infrastructure needed to serve the annexation territory,
and annex properties where possibility of development Is likely tc occur in the near term. Please refer to the Plan for
Services .ection of this application for greater detail.
51. What is the estimated future population in the territory?
At end of 5 years ± 2,800 At end of 15 years ± 2,960
At end of 10 years ± 2,960
Source of Information Based on anticipated Dublin General Plan and East
Dublin Specific Plan population figures.
13
5j. Have landowners consented to the proposal? Yes 0 No 0
If Yes, how many? 1 % of total landowners?
If Yes, attach originals of Signature Consent Forms.
If No, explain.
33%
5k. How will the proposal affect the physical and economic integrity of agricultural
lands, as defined by Section 56016? Explain.
The proposal would convert approximately 107 acres of agricultural land to urban uses. These lands have been historically
used for grazing and dry farming of grain crops, but are currently lying fallow. Their previous agricultural economic value is
de minimis when viewed in the context of the millions of acres of grazing and dry farming land throughout California,
51. How does the proposed change and its anticipated effects conform with LAFCo
policies for promoting planned, orderly, efficient patterns of urban development?
Explain.
The annexation area is contiguous with the City of Dublin. This reorganization would not create any
Islands or peninsulas of unlnoorporated land. It Is consistent with the City's General Plan and Eastern Oublin Specific
Plan. The proposal is also consistent with the various facilities plans of DSRSD. The territory to be annexed is
contiguous with the service ares of DSRSD. Howeverj a portion of Parks Reserve (Continued on separate sheet)
5m. How will the proposed change affect mutual social and economic interests of
adjacent areas? Explain.
The proposed change would allow urbanization of the territory in accordance with the Dublin General Plan and the Eastem
Dublin Specific Plan. It Is the continuation of urbanization taking place to the 50uth and 6outheast, also in ecoordanœ with the
General and Specific Plans. Other properties included in the General and Specific Plans to the east of ~he annexation area
have not yel been annexed to Dublin but are 8xpected to be In the future. Urban development (Continued on separate Stieel)
5n. What is the effect of proposal denial on proposed or approved development if any?
Denial of this reorganization would affect proposed development on neighboring properties scheduled for
urbenization under the Dublin General Plan and Eastern Dublin Speolfic Plan by increasing the cost 01 utilities and
other infrastructure for those properties. Development of the annexation area would Involve the widening of Tassajara
Road lrom Dublin Ranch Phase 1 northward lor a distance of about 6,000 leet and the extension 01 water, sewer,
recycled water, power, etc. within the widened right-ai-way. Other properties in the area scheduled lor development
would also havs to pay thosB added costs if this reorganization was to be denied. (Continued on separate sheet'
14
50. Is territory contiguous to the district or city's existing boundary? Yes ø No 0
If No, is the area less than 300 acres in size, owned by the city and currently being used
for a municipal purpose? Explain.
5p. Do the proposed boundaries create an "island" or pocket of unincorporated
territory? Yes D No EJ
If Yes, provide supplemental information explaining how the proposal promotes the
orderly growth and development of the community.
5q. Each applicant is required to notify all affected local agencies of this proposed
change. Have all affected local agencies been informed? Yes ø No 0 (Attach a
list of the affected agencies and a verification for each.)
5r. For district formations, district consolidations, incorporations or city consolidations,
provide a proposed agency name (optional). N/A
5s. For district formations, provide the name of the Principal Act under which the
proposed district would be governed. N/A
51. Provide a proposed appropriations limit (optional) if applicable. N/A
6. PLAN FOR PROVIDING MUNICIPAL SERVICES.
6a. Provide a plan for providing services (See Part III, Sections 2.24 and 2.25 of
Alameda LAFCO's Guidelines, Policies and Procedures.)
6b. Indicate, which agencies currently provide, affected public services within the
proposal territory and which agencies are proposed to provide services.
Services Current Aoencv Pro Dosed Aoencv
Alameda County Sheriff
Police California Highway Patrol City of Dublin
Fire Alameda Co. Fire Department City of Dublin
Water Wells DSRSD
Sewer Septic DSR$D
Garbage Alameda County City of Dublin
Street Lighting N/A City of Dublin
Road Maintenance Alameda County City of Dublin
Flood Control Zone 7 City of DublinlZone 7
Parks & Recreation East Bay Region:;!1 Park Di¡;¡t. Clly of Dublln/EBRPD
Library Services Alameda county Alameda County
15
Electricity
Transit
Other
P"~E
NIA
NIA
pG&E
LivéfmOl'1!I Amador Valley Transit
Authority. Wheels. BART
6c. If a chanae in service provider is proposed, has each local agency provided a
statement indicating the desire and ability to furnish services? Yes0No 0
If Yes, a Letter of Agreement from each agency assuming service responsibilities must
be Included with the application. The letter must identify each agency's role and
responsibilities as the new service provider and the method for funding additional
services (See Part III, Sections 2.24 and 2.25).
If No, explain.
6d. If a chanae in service provider is proposed, are alternative providers available for
any of proposed service providers? YesD No ø
If yes, list providers and explain why they are not proposed to provide service.
6e. Will the related land use project require widening or upgrading of existing streets,
the construction of new streets, sewers, or other infrastructures Yes 0 No 0
If Yes, describe how modifications will be financed. (See Part III, Sections 2.24 and
2.25). The financing of street and roadway improvements, water lines, sanitary sewer maÎns, recycled water lines,
storm sewers and other utilities will be done as part of the private project costs. Payment of these costs will be the
responsibility of the landowner/developer. Some costs will be reimbursed from TIF oredits.
6f. List any proposed or required terms, conditions or mitigation measures for the
proposal. Use an extra sheet if necessary.
Refer to attached EIR mitigation measures.
16
7. BACKGROUND DATA AND INFORMATION.
7a. Describe the proposal area's general location and boundaries (access road/way,
closest county road intersection, road junctions, freeways, railroad lines).
The territory Is generally located west of Tassajara Road and immediately south of the Alameda/Contra Costa County
boundary. For greater information, refer to the annexation maps.
7b. Number of acres 188.9 ;Square Miles 0.29 in project site.
7c. No. of registered voters. x Source of information. Registrar of Voters
7d. No. of dwelling units. ± 1065 Source of information. Prazoning Approval
7e. Assessed Valuation. Land $1,221,317. Improvements $204.454 Total $1,425,771
7f. Existing land Uses. Rural residential, fire wood sales, and fallow lands.
7g. Proposed land Uses. The approved Stage 1 PD Development Plan allows single family, medium
and medium high density residential uses, neighborhood oommercial, neighborhood park, public/semi-public.
open space, and multi-use trails.
7h C t . d I . d . t· () Current Alameda County zoning for the annexation
. urren zoning an p anmng eSlgna Ion s .
area is Agricultural. The County General Plan designation Is Low Density Residential, Medium High Density Residential,
Resource Management and Water Management. The City of Dublin has prezoned the property PD (Continued on separaté sheet)
7i. Provide the following land use maps with legends. Clearly identify the project site
and indicate all adjacent parcels.
( ) County General Plan ( ) City General Plan
( ) Existing land Use Zones
( ) Prezones if applicable () Community/Specific Plan
7j. Are any other in-process or anticipated development, planning or land use proposals
expected for this site within the next two years?
Check all that are applicable.
( ) Proposals to lAFCO (,) land Use Entitlements from a county or city
(,) Permits from state or federal entity
17
8. WILLIAMSON ACT LAND CONSERVATION CONTRACTS (agricultural
preserves).
Are any agricultural preserves on project site? Yes 0 No ~
Adjacent parcels? Yes D No [2]
If Yes, provide map with sites boundaries indicated and contracted lands identified with
names and contract numbers.
If Yes, has non-renewal fOnTlally been requested? Yes D No D
If Yes, date of request to Alameda County:
Date of tenTlination:
9. POPULATION.
How many people currently live in the project site? ± 3
Source of information: Project Applicant
10. ADJACENT LAND USES.
10a. Describe land uses on adjacent parcels.
Parks RFTA is located to the west; to the north and south are rural residential parcels. In addition, to the south Is an
EBRPD staging area and trail head; and rural residential, single family and multi-family residential dwellings.
Open space, a landscape corporation yard, and a privata school are located to the east.
10b. Describe the site's proximity to populated areas.
The annexation area is bordered on the west by a military training bass and on the north by agricultural land which probably
will not be urbanized. To the south, southeast and east. however, It Is adjacent to sectors of the Eastern Dublin Specific Plan
area which are either developed Or slated to urbanize shortly. Development In the Specific Plan area commenced on the
County's Santa Rita property and progressed to the north and northeast. Mixed use development ha:!i> tç¡ken ph¡lCe on the County
property end Is now mostly complete. Several large housing developments have been built or are (Continued on separate sheet)
11. LANDOWNERS.
Number of parcels in project site
3
Number of landowners 3
Source of information: Alameda County Assessor maps and tax roll information
18
---
12. NAMES & ADDRESSES OF ALL LANDOWNERS & ASSOCIATED PARCEL
NUMBERS.
Assessor's Parcel Numberls/Address Landowner Namel Address
1. 988-0004-005-01 6582 Tassajara Road 1. Jennifer Lln. Et. AI
c/o James TOl1g. 4690 Chabot Drive. #100, Pleasanton. 94588
2. 986-0003-001 6060 Tassajara Road 2. Roy/Eileen Sperfslage
6060 Tassajara Road, Plea5anaton, CA 94588
3. 986-0004"003 Tassaiara Road 3. Bragg & Silva Trusts
P.O. Box 1896, Sonoma. CA 95476
13. APPLICABLE TAX RATE AREA(S).
Parcel Numberls Tax Rate Area/s
986·0004·005·01 xx
986-0003-001 XX
986·0004-003 xx
14. SPHERES OF INFLUENCE (SOl)
Government Code Sections 56375.5 and 56376 require that territory be included in the
affected local agency's 501 before a Change of Organization is approved by the
Commission.
14a. Is the proposed territory currently within a local agency's (county, city or special
district) SOl? Yes [;:] No 0
If Yes, which agency or agencies? City of Dublin, DSRSD
14b. If No, the applicant shall fully and completely explain each of the following
factors as they pertain to the subject proposal (Government Code Section 56425).
If any of the factors are already fully described in the master services plan, the
applicable section and page number may be referenced.
· The present and planned land uses in the area, including agricultural and open
space lands;
· The present and probable need for public facilities and services in the area over
the next 10 years;
· The present capacity of public facilities and adequacy of public services which
the agency provides or is authorized to provide; and
· Identify all social and economic communities of interest in the area.
19
14c. Is a CHANGE in Sphere of Influence boundaries of any local agency required prior
to proposal consideration? Yes 0 No 0
If Yes, Explain.
List affected agencies and provide a contact name and phone number.
Agency Contact Name Phone #
--.-.- ..... ..._-,_.". ..-... ....-
..-
14d. Provide evidence that a service review has been completed for any affected SOls
pursuant to Government Code Section 56430.
15. COUNTY/CITY/DISTRICT PROPERTY TAX EXCHANGE AGREEMENT
LAFCO has no jurisdiction to act on an annexation proposal until resolutions agreeing
to an exchange of property tax are passed by each of the affected local agencies
(Revenue and Taxation Code Section 99). It is the applicant's responsibility to identify
which local agencies (cities and special districts) share in the tax distribution in order to
properly determine how future revenue exchange agreements should be structured.
15a. List all affected local taxing agencies.
Agency Contact Name Phone #
City of Dublin Richard Ambrose 925·833·6650
Alameda County Susan Muranishi X
,,_.,.._.'''-~,_. -..--'". .---
20
15b. Have all participating local taxing agencies reached agreement? Yes 0NoD (In
the case of complex reorganization proposals, multiple agreements may be
required)
If Yes, attach a certified copy of each local agency's tax exchange resolution and
provide the following information:
Local Aaency
City of Dublin
Alameda County
Resolution Number Adoption Date
52-93 5/4/93
xx-xx
5/4/93
m
-
If No, Explain.
16. ENVIRONMENTAL REVIEW
LAFCo is required to comply with the California Environmental Quality Act (CEQA) for
purposes of considering the environmental impact of its actions. If LAFCo is a
RESPONSIBLE Agency for this application, the applicant must submit copies of
environmental documents prepared by the Lead Agency and Certified Resolutions or
Notices of Exemption or Determination. (See Alameda LAFCO's CEQA Handbook,
Adopted CEQA Procedures, and Guidelines, Policies and Procedures, Section 2.23)
16a. If LAFCo is a LEAD Agency for this application, the applicant must submit
. A description of environmental conditions in the project area including
topography, agricultural land classification, vegetation, wildlife, land uses, traffic
circulation patterns and major water courses and water bodies; and
. A description of how the project might change environmental conditions.
16b. The CEQA document(s) submitted with this application are:
() Noticefs of Exemption () Negative Declaration
(-) Draft Environmental Impact Report (-) Final Environmental Impact Report
(-) Noticefs of Determination (-) Mitigation Monitoring Program
(-) Findings of Fact and Statement of Overriding Considerations
() Other
21
.--
·
16c. Lead Agency/Responsible Agency. (if more than one agency/attach information on
separate sheet) City of Dublin
Type of Document
Project Description (Actions approved)
Date
approved'
certified
SEIR
Prezoning (Stage 1 PO)
XIX/OS
.--. .,.
16d. Any project that has the potential to cause an adverse impact on fish or wildlife
must pay a State Department of Fish and Game fee based upon the type of
environmental determination that is made. The applicant must provide evidence
that the appropriate State fee has been paid. or submit the fee to LAFCo (See Fee
Schedule for further information).
() "De Minimis" Determination (Fee: $0) () Negative Declaration (Fee: $1.250)
(-) Environmental Impact Report (Fee: $850)
17. PUBLIC NOTICE AND DISCLOSURE REQUIREMENTS.
17a. Provide an 8 Yo" X 11" map indicating the project site and identifying all parcels
adjacent to and within 300 feet of the project site. Outer boundaries (not adjacent
to project site) of large parcels need not be identified. All parcel numbers need to
be indicated
17b. Provide a list of all parcel numbers within the 300 foot radius and the name and
address of the property owner as of the most recent assessment roll being
prepared. Provide a mailing label for each parcel on the list.
17c. Provide signed financial disclosure statementls (See Appendix E, Exhibit C)
pursuant to Government Code Section 56700.1.
18. APPLICANT'S CERTIFICATION.
I hereby certify that the information contained in this application and accompanying
documents is true, correct, and accurate to the best of my knowledge. In addition, I
hereby agree to pay all required filing and processing fees required by the State of
California and Alameda LAFCO, including any expenses for preparation of
environmental documentation and planning studies needed to complete this application.
22
I further understand that Alameda LAFCO will not process an incomplete application
and that State law and Alameda LAFCO policies and procedures require that specific
material be submitted in conjunction with the application.
Name of Applicant or Authorized Representative
Title of Applicant or Authorized Representative
Signature of Applicant or Authorized Representative Date
23
16034-40
10/15/04
e.G.
Supplement to Wallis Property Annexation Application
Se. residential development while ensuring that the goals and policies for all of EaSŒm Dublin.
The I'D designation allows the flexibility while ensuring the goals and policics of the City's
General Plan and Eastern Dublin Specific Plan will be adhcred to.
51. Force Training Area (PRFTA) immediately west of the annexation area has not been
annexed to DSRSD (but is within the City of Dublin). So on the west, only a portion of the
annexation area is immediately adjacent to DSRSD. The reorganization, thereforc, would
create a 470 acre island within which DSRSD serviecs may not be available. Discussions
with PRFTA have not resulted in PRPTA requesting annexation to DSRSD at this time.
Government Code Section 56744 generally prohibits annexation to a city if that annexation
would create an island of unincorporatcd territory. Since the PRFTA island is part of the
City of Dublin, it is not unincorporated and, therefore, is not eontrary to Section 56744.
This portion of I'RFTA has no structures on it and is used only for military field
maneuverS. As long as this is the only function of the land within the island, it will have nO
need for the services provided by DSRSD and, therefore, annexation to that entity will not
be necessary. If the mission of the land within the island changes and urban services
become necessary, the Department of the Army will be able to apply to the District for
annexation.
Sm. is also scheduled for those properties. Since the annexation area would be developed in
accordance with Dublin's General and Specific Plans, it should not impact the future
development pattern of those unannexed properties. Also, beeause it is consistent with the
General and Specific Plans, development of the subject territory will be complemcntary to
the urbanizing properties to the south and southeast.
5n. Additionally, the denial of this project would delay important planned infrastructure in this
part of the East Dublin Specific Plan area. Namely, the street and utility improvements
within TassajarR and Fallon Roads ITom the Dublin Raneh development (south and east of
this annexation request area) and the Alameda/Contra Costa County line. These
improvements (part of the local specific plan and regional traffie plan) will improve traffic
from Contra Costa County and the northern area ofthe EDSP to Interstate 580.
7h. Single Family Residential, I'D Medium Density Residential, PO Medium High Density
Residential, I'D Neighborhood Commercial, I'D Neighborhood Park., PD PubJic/Semi.
Public, and PD Open Space. Uses are designated Low, Medium and Medium High Density
Residential, Neighborhood Commercial, Neighborhood Park., Public/Semi-Public, and
Open Space on the Dublin Generall'lan.
lOb. under construction on both sides of Tassajara Road on lands to the north and northeast of
the Santa Rita property. The annexation arca is just to the north and northwest of those
housing projects and, hence, is the logical next phase in the overall development of the
Specific Plan area.
G:\PA#\2002\02-028 Dublin Ranch West\City Council\I..AFCO AppHcation\16034-40cgl-ll-05ContinucdFromApp.dol::
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