HomeMy WebLinkAboutItem 6.1 Jordan Rch Attch 1~~~ OF ]~U~~
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DATE: June 1, 2010 ~~~+~~
TO: Honorable Mayor and City Councilmembers
FROM: Joni Pattillo, City Manager
SUBJE : PUBLIC HEARING: PA 09-011 Jordan Ranch Planned Development Rezone
with a Stage 2 Development Plan, Development Agreement, and a CEQA
Addendum.
Report Prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY:
The Applicant is requesting approval of the Project known as "Jordan Ranch" located within
the Fallon Village Project area. The current application includes a Stage 2 Planned
~ Development for the 189+ acre Jordan Ranch area, Development Agreement, and CEQA
Addendum determining no further environmental review is required based on prior certified
Environmental Impact Reports. The Jordan Ranch Project proposes the development of up to
780 residential units and a mixed-use component within six neighborhoods.
RECOMMENDATION:
Staff recommends that the City Council: 1) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and
deliberate; and 5) Take the following actions:
a. Approve Resolution of the City Council Considering a CEQA Addendum to the
Eastern Dublin Environmental Impact Report, and the 2002 East Dublin Property
Owners (EDPO) and 2005 Fallon Village Supplemental Environmental Impact Reports
and approving its findings that no further environmental review is required for the
Jordan Ranch Project.
b. Waive reading and introduce an Ordinance Approving a Planned Development
Rezone with a Stage 2 Development Plan for the Jordan Ranch Project. (PA 09-011)
c. Waive reading and introduce an Ordinance Approving the Development Agreement
for Jordan Ranch befinreen the City of Dublin and BJP ROF Jordan Ranch LLC
(Mission Valley Properties) (PA 09-011)
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Sut~ itted By
Community Development Director
COPIES TO: Applicant/Property Owner
File
Revi we By
Assistant City Manager
ITEM NO.: ~• ~
Page 1 of 10
DESCRIPTION:
Jordan Ranch is comprised of two properties totaling approximately 189.4 gross acres located
within the west/central portion of the 1,134-acre Fallon Village Project area. It is bounded to the
north by Positano Parkway and to the west by Fallon Road. The southerly boundary of Jordan
Ranch is generally located along a low knoll between the future east-west extensions of Dublin
Boulevard and Central Parkway. To the east, another ridge line on the most westerly of the two
Croak properties, serves as its easterly boundary. A remnant portion of Jordan Ranch is
separated by Positano Parkway and the previous dedication of Positano Parkway itself reduces
the area of Jordan Ranch referenced in this application to 187.9 gross acres.
The Jordan Ranch Project site was
historically used for cattle grazing and
is characterized by rolling hills and
grasslands. The ranch home and barn
structures were recently removed, and
the site is now used only occasionally
for cattle grazing.
Background
The Jordan Ranch properties were
part of an earlier annexation known as
the Eastern Dublin Property Owners
(EDPO) annexation area and were
annexed to the City in 2002.
IIVERMORE
A General Plan Amendment, Specific Plan Amendment, Planned Development Rezone with a
Stage 1 Development Plan and a Supplemental Environmental Impact Report (EIR) were
approved in 2005 for Fallon Village, which includes Jordan Ranch. The approvals included an
amended land use plan to address the requirements of the Resource Management Plan (RMP)
and Airport Protection Area (APA). The plan approved up to 1,064 residential units and a
maximum of up to 83,635 square feet of mixed use on the Jordan Ranch property.
In 2007, the City Council reviewed usable yard areas within the Medium Density land use
designation. Ordinance 45-08 established that 50% of the units within the existing Medium
Density land use designation on the Jordan Ranch property shall have a minimum of 400
square feet of contiguous flat usable yard area, have a minimum dimension of 18 feet X 18 feet,
and include a privacy fence.
Current Application
The current application includes a request for:
• CEQA Addendum
Planned Development Rezone with a Stage 2 Development Plan
Development Agreement
ANALYSIS:
The proposed land use distribution for Jordan Ranch somewhat increases the acreage for Low
Density and Medium Density Residential; decreases the acreage for Medium-High Density
residential; and substantially reduces the number of allowable units from a maximum of 1,064
Page 2 of 10
units to a maximum of 780 units. The Eastern Dublin Specific Plan recognizes that roadway
alignments and land use boundaries are approximate, and that flexibility will be needed when
interpreting the plan. It further notes that minor adjustments to roadway alignments and
boundaries may be necessary and that the Land Use Map must be used in conjunction with plan
goals and policies. Minor shifting of land use boundaries were needed to establish the minimum
density requirements and provide usable yards within the Medium Density land use designation.
Planned Develo,oment Rezone: The Jordan Ranch Stage 2 Development Plan would establish:
1) the overall layout and neighborhood configuration; 2) Development Standards/Regulations; 3)
Architecture; 4) Traffic and Circulation; and 5) Landscape. The Stage 2 Development Plan is
described below and included as Attachment 1.
Site Plan and Densities
Jordan Ranch has been planned for six neighborhoods types. The Applicant has stated its
intentions to create affordability by design by making a conscious effort to limit the size of the
homes while maximizing the public and private open space within the community. Please refer
to the map below for the location of each neighborhood. Table 1 identifies Neighborhoods 1
through 6 by: neighborhood, number of units, acreage, and resulting density on a gross basis
and is followed by a brief discussion of each neighborhood.
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Page 3 of 10
Table 1: Residential Unit Tvnes and Distrih~~tinn
Unit Type No. of
units Neighborhood Density Acreage Land Use/Zone
Detached- Sin le-Famil
• 5,200 sf minimum
lot g0 du 1 4.8 du/ac Low Density Residential
• 4,000 sf minimum 47.0
lot 172 du 1 4.8 du/ac Low Density Residential
• 4-unit Clusters 111 du 2 6.9 du/ac 15.4 Medium Densit Residential
• Small LoUAlley
Loaded g4 du 3 6.9 du/ac 11.1 Medium Density Residential
Subtotal 457 du
Attached - Multi-Famil ~ Mixed Use
• 3-story Townhomes 126 du 4 14.1 du/ac 9,3 Medium High Density
Residential
• 3-story Towns
w/Flat 92 du 5 14.1 du/ac 5.6 Medium High Density
Live-work O tions Residential
• 3-story Towns
w/Flat 91 du 6 15.9 du/ac Neighborhood/Village
Live-work O tions 6.6 Commercial
• Loft over Retail
14 du
6
15
9 du/ac (Mixed Use)
Commercial .
Subtotal 323 du
Total 780 du 8'21 95
du/ac
Neighborhood 1: Neighborhood 1 is located northeast of the open space corridor and the
neighborhood park. This neighborhood includes detached single family homes. Traffic
circulation connects through to the Cantara neighborhood of the Positano Project to the north.
Neighborhood 2: Neighborhood 2 is located along the southwesterly side of the open space
corridor. These lots are arranged in clusters of 4 homes with vehicular access from a shared
private driveway (side-loaded). The units are arranged in clusters with abutting rear yards with
adjacent lots to maximize the distance or setbacks between buildings. Side-loaded units
abutting common space or open space have pedestrian access to a series of paseos.
Neighborhood 3: Neighborhood 3 includes alley-loaded homes situated around common
private open space area. The homes in this neighborhood are arranged to face a series of
common landscaped areas while taking garage access from an alley (rear-loaded). To
maximize private yard area between the units, adjacent properties are granted an easement
extending within the sideyard set back to the wall of the adjacent structure.
Neighborhood 4: Each of the 126 3-story townhouses is located within one of 24 buildings. A
common area greenbelt runs through the center of Neighborhood 4. Buildings face either onto a
common landscaped area or a public street.
Neighborhood 5: The area is planned for 92 units within 19 3-story buildings.
Neighborhood 6: Neighborhood 6 is the 6.6-acre Mixed Use component along the south side
of Central Parkway surrounding the Neighborhood Square. The Medium High Density
Residential use is intended to liven the neighborhood center and provide retail use or local
services. The area is planned for 91 units within 15 3-story buildings in the same configuration
as those in Neighborhood 5. Buildings 59 and 60 would be built as 2 3-story buildings.
Page 4 of 10
Architectural Styles
Jordan Ranch is designed to reflect a time when simple farmhouses, cottages, and barns were
the predominant structures among the rolling hillsides. The design intent is to create a
community that touches upon the history of the site. To accomplish this goal, a palette of rural
architectural styles have been proposed including: A) Farmhouse, B) Cottage, C) Shingle, D)
Folk Victorian, E) Italianate, F), Colonial, and G) Rural Contemporary.
Architectural styles throughout the neighborhoods of Jordan Ranch shall be guided by the
following features:
• Architecture shall be simple in massing and form and provide visual interest.
• Architectural elements and materials shall be mixed and matched among elevation styles
to provide variety.
• Color palettes shall be bold and appropriate to the style.
Development Regulations/Standards
Lot Size: Minimum lot sizes for each of the neighborhoods are shown in the Development
Standard tables. In most cases a larger minimum lot size is provided for corner lots.
Coverage: Coverage standards are consistent with the standards adopted with the Stage 1
Planned Development Rezone for the Fallon Village Project Area. The maximum lot coverage
ranges from 45% to 55%. Cluster homes in Neighborhood 2 and the Small-Lot Alley-Loaded
homes in Neighborhood 3 are allowed 55% coverage. Coverage for multi-family units is
controlled by setback and compliance with on-site open space and parking.
Building Heights: Single-Family homes are limited to 35 feet in height. Third story rooms are
allowed, but must be tucked below the roof line in attic space with roof dormers or gable end
windows to provide ventilation and light. Multi-family buildings shall be limited to three (3)
stories and forty (40) feet in height. Mixed Use buildings shall be limited to three (3) stories and
forty-five (45) feet in height.
Porches and Decks: Porches and decks are significant elements in reducing the appearance of
building mass and providing private exterior space. Porches and decks are significant
architectural features to convey a one-story element used to reduce building mass with its
interFace to the streetscape. Therefore, the following standards are applicable to porches and
decks:
• A minimum of 40°/a of the single family homes must have porches.
• Porches and decks shall be designed to reflect the appropriate scale and detail for the
architectural style they are associated with.
• Porches shall be a minimum of four (4) feet in depth so that they are usable to the
homeowner.
Porches or decks covered by overhead building area are considered in the calculation as lot
coverage.
Private Open Space/Yard Area: Private open space is required for residential products. The
Devefopment Regulations establish the minimum area and dimensions for that space. All
detached units have a private yard area. For multi-family units, private open space may be
satisfied by patios, balconies, or decks. Private open space requirements are shown in Table 2
below.
Page 5 of 10
Table 2: Private Yard Area
Nei hborhood # and Type Minimum SF Minimum Dimension
1- Sin le-Famil Detached 500 sf - level round area 10 feet
2- Clusters - Detached* 400 sf - level round area - 18 feet
3- Small-LoUAlley-Loaded
- Detached* 400 sf - level ground area 10 feet
nneaium Uensity Residential
Per Stage 1 Development Standards for single-family detached subdivisions in the Medium
Density Residential zone, a minimum of 50% of the homes must have an exclusive private yard
area at a minimum of 400 square feet. The remaining 50% may share that amount as an
allocation of common area. This exclusive private yard requirement is satisfied by the 111 units
(54°/a) in Neighborhood 2 (Clusters).
The 94 units (46%) within Neighborhood 3(Small-Lot/Alley-Loaded) are configured with a
sideyard easement which allows the dimensions of the private yard area to be maximized. The
result is that private yard areas are provided which is difficult to accomplish on land designated
for Medium Density land uses. Neighborhood 3 has also been designed with active and
passive common areas.
Parking: The project parking standard adopted with the Fallon Village Project area is based on
the City's Zoning Ordinance which requires 2 covered spaces for each residential unit and one
guest space for each detached unit and 0.5 guest spaces for each multi-family, townhouse or
condominium unit. Each unit is provided with a minimum of two covered spaces.
Guest parking spaces are primarily provided: 1) curbside along the public streets; or 2) within
common area such as alley ways, motorcourts, and private streets. Guest parking on public
streets or in common areas would not be assignable.
The parking space figures in the following table reflect the plans submitted with the application.
Table 3: Parking for Jordan Ranch by Neighborhood
Neighborhood Units Required Spaces Provided Spaces
Guest
Sin le Famil
Covered
Guest Total
Req'd Covered
for Units on-street
(public) on HOA
(Private
street Total
Guest GuesU
Unit
Total
Nei hborhood 1 252 504 252 756 504 442 0 442 1.75 946
Nei hborhood 2 111 222 111 333 222 128 0 128 1.15 350
Nei hborhood 3 94 188 94 282 188 80 50 130 1.38 318
Multi-Famil
Nei hborhood 4 126 252 63 315 252 97 29 126 1.00 378
Nei hborhood 5 92 184 46 230 184 37 57 94 1.02 278
Nei hborhood 6 105 210 53 263 210 99 34 133 1.27 343
TOTAL 780 1,560 619 2,179 1,560 883 170 1,053 1.35 2,613
Notes:
(1) Covered Spaces provided include approximately 30 tandem spaces for stacked flats and walk-up town houses
in Neighborhood 5 and approximately 31 tandem spaces in Neighborhood 6.
(2) The guest parking requirements for Neighborhoods 4, 5 and 6 is 0.5 stalls per unit. Guest parking is greater
than twice the requirement.
(3) 1,053 guest parking spaces for 780 units = 1.35 guest stalls per unit for the Project.
Page 6 of 10
(4) Parking requirement does not include parking required for ground floor retail space which could amount to an
additional 40 parking spaces to serve the commercial uses in Neighborhood 6. However, sufficient excess
guest parking would satisfy that requirement.
Traffic/Circulation: The Jordan Ranch Project would be served by three primary roadways -
Central Parkway, Fallon Road, and Positano Parkway. From those entry points, traffic is
directed onto one of 17 new residential collector streets.
Landscape: The streetscape theme includes street sections; right-of-way configuration and
treatments; street tree and setback plantings; all forms of entry monuments; the hierarchy of
fences; specialized hardscape and paving; and street furniture. Additional landscape designs
include: plantings for typical private yard areas; common area landscaping; linear parks; and
open space corridor trails all consistent with previous Stage 1 PD approvals.
The draft Ordinance approving the Planned Development Rezone and Stage 2 Development
Plan is included as Attachment 1.
Development Aqreement: Projects within the Eastern Dublin Specific Plan (EDSP) require a
Development Agreement between the Developer and the City. California Government Code
§§ 65864 et seq. and Chapter 8.56 of the Dublin Municipal Code (hereafter "Chapter 8.56")
authorize the City to enter into an agreement for the development of real property with any
person having a legal or equitable interest in such property in order to obtain certain
commitments and establish certain development rights for the property. The Development
Agreement must be approved prior to recordation of the final Tract Map and issuance of building
permits for the development of the property.
The proposed Development Agreement provides security to the developer that the City will not
change its zoning and other laws applicable to the Project for a period of 10 years and would
terminate in 2020. The City also benefits from entering into the Development Agreement with
the Property Owner. This document is a contract that establishes obligations for meeting the
goals of the EDSP and guarantees timing for construction of public infrastructure and facilities
for the project area. Additionally, it ensures that dedications of property and easements are
made, project phasing is followed, the appropriate fees are paid for the development, and any
additional terms of the agreement are carried out as development proceeds. The proposed
Development Agreement also would be consistent with the preceding development agreements.
In return, the Developer agrees to comply with the Conditions of Approval and, in some cases,
make commitments for which the City might otherwise have no authority to compel the
Developers to perForm. Specifically, the Development Agreement: augments the City's standard
development regulations; defines the precise financial responsibilities of the developer; ensures
timely provision of adequate public facilities for each project; and provides terms for the
Developer to advance funds for specific facilities which have community or area-wide benefit or
for reimbursement from future development, as appropriate. Since the Development Agreement
runs with the land, the rights thereunder can be assigned.
In exchange, the Developer has agreed to provide certain public benefits to the City. These
include a$5,000,000 Community Benefit Payment as part of the Project's alternate method of
compliance with the City's Affordable Housing Program. The Inclusionary Zoning Ordinance
requires all projects over 20 units to construct 12.5% of the total number of dwelling units as
affordable units, except that the applicant may elect to pay fees in lieu of construction up to 40%
of the required affordable units (7.5% must build, 5% payment of fees), or construct affordable
Page 7 of 10
units off-site, or by land dedication, or through credit transfers. The City Council, at its discretion
may waive the requirements of the Inclusionary Housing Ordinance and approve an alternate
method of compliance if the City Council finds that the proposed alternate method of compliance
meets the purposes of the Inclusionary Ordinance. The Development Agreement includes a
term specifying an alternate method of compliance subject to City Council approval. The
proposed Project includes medium to high density residential units of certain sizes that will
promote the City's affordability and Housing Element goals. The Project proposes 197
townhouse and mixed use units at a density of 14.4 and 15.9 units per acre that are likely to
meet the moderate-income affordability standard. The 197 units exceed the 12.5% affordability
requirement of 98 units based on a total of 780 residential units in the Project The Development
Agreement also includes a$5,000,000 Community Benefit Payment as part of the Project's
alternate method of compliance. The $5,000,000 will be paid to the City General Fund in
installments within 36 months after the Agreement's effective date.
Another public benefit included in the Development Agreement are payments by the Developer
to the City of up to $1,000,000 in installments over time if the 2-acre Semi-Public Area is
rezoned for non-public uses in the future. The current location and size of the Semi-Public
parcel included in this project meets the requirements of the General Plan, the Eastern Dublin
Specific Plan and Stage 1 Development Plan. However, should the Semi-Public Site be rezoned
for a non-public use in the future, $1,000,000 would be paid to the General Fund. Staff's
recommendation is to use $400,000 as a rental subsidy ($80,000 for 5 years) to help the Tri-
Valley YMCA, located in Dublin, and the remaining $600,000, to help fund any potential joint
capital improvement projects between the City of Dublin and Dublin Unified School District. In all
other respects, the Development Agreement is based on the standard Development Agreement
adopted by the City Council for projects located within the EDSP.
An Ordinance approving the Development Agreement between the City of Dublin and BJP ROF
Jordan Ranch LLC is included as Attachment 2 with the Development Agreement attached as
Exhibit A.
PLANNING COMMISSION ACTION (Site Development Review and Vesting Tentative Tract
Map):
At the May 11, 2010 Planning Commission meeting, the Commission reviewed the Staff Report
(Attachment 3) and listened to a presentation by Staff and the Applicant. Specific items of
discussion were: 1) Tandem parking; 2) The sizeable increase in the guest parking ratio; 3) The
pedestrian friendly nature of the Project, the linkages to the parks and school; and 4) the
composition roofing materials.
The Planning Commission did add 2 conditions to the Site Development Review and Vesting
Tentative Tract approval. One requires a 40-year roof life on the composition roofing and
another condition requires the cul-de-sacing of Street K to make it more pedestrian friendly
leading to the school site. The Applicant was in agreement with both of these conditions. The
Site Development Review booklet is included for reference as Attachment 4 of this Staff Report.
The Planning Commission voted unanimously to adopt resolutions recommending that the City
Council approve a CEQA Addendum (Attachment 5), adopt Ordinances approving a Stage 2
Planned Development (Attachment 6), and a Development Agreement (Attachment 7) and
approved the Vesting Tentative Tract Maps and Site Development Review with the Conditions
of Approval included (Attachment 8). Attachment 9 is the Planning Commission Draft Minutes of
May 11, 2010 meeting.
Page 8 of 10
CONCLUSIONS:
The proposed project is consistent with the General Plan and Eastern Dublin Specific Plan land
use and Planned Development zoning approved with the Stage 1 Planned Development zoning.
The Stage 2 Development Plan establishes development standards and architectural and
landscape design guidelines. The Stage 2 Development Plan provides regulatory framework for
the fabric of the community and designates material and architectural styles as well as
landscaped features to comply with designs set out in the Fallon Village Stage 1 Development
Plan as they would apply to Jordan Ranch.
The Development Agreement is the standard Development Agreement required of all projects
by the Eastern Dublin Specific Plan. However, there are two unique provisions: one dealing with
a Community Benefit Payment for the Inclusionary Housing commitment, and a second
provision for installment payments should the Applicant rezone the Semi-Public site to non-
public uses in the future.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the entire Jordan Ranch Project to advertise the applications and the
upcoming public hearing. A public notice was also published in the Valley Times and posted at
several locations throughout the City. To date, the City has received no objections from
surrounding property owners regarding the current proposal.
ENVIRONMENTAL REVIEW
In 1993, the City Council certified an Environmental Impact Report (EIR) for the Dublin General
Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, including
revisions to Part I of the Responses to Comments relating to the Kit Fox, Addendum to the DEIR
dated May 4, 1993, and a DKS Associates Traffic Study dated December 15, 1992
(SCH#91103064); collectively these documents comprise the "Eastern Dublin EIR." The
Eastern Dublin EIR is a program EIR, which anticipated numerous subsequent actions related to
future development; it also identified some impacts resulting from implementation that could not
be mitigated. Upon approval of the Eastern Dublin General Plan Amendment/Specific Plan, the
City adopted a statement of overriding considerations for such impacts. The City also adopted a
mitigation-monitoring program, which included a series of ineasures intended to reduce impacts
from the implementation of the plan. The timing for implementation of these mitigation
measures is summarized in the adopted Mitigation and Monitoring Program matrix.
A Supplemental EIR (SEIR) was prepared for the EDPO plan and annexation and was certified
in 2002 by Resolution 40-02 (SCH # 2001052114). Also, a SEIR for the Fallon Village Project
(SCH#2005062010) was certified by the Dublin City Council on December 6, 2005 (Resolution
222-05). The Supplemental EIR addressed a Stage 1 Planned Development Rezone and
Amendment for the 1,132-acre Fallon Village Project Area (PA 04-040).
An Addendum to the prior EIRs has been prepared to address the currently proposed Jordan
Ranch Project (see Exhibit A to Attachment 9). The Addendum and a related Initial Study
concluded that no further environmental review is required for the proposed project based on
the analysis and mitigation of environmental effects in the prior certified EIRs described above.
Page 9 of 10
The proposed project will not result in any new or substantially more severe significant impacts
than those identified in the prior EIRs and no CEQA standards requiring further environmental
review are met. As noted in the Addendum, all previously adopted mitigation measures
applicable to the Project would continue to be required. However, since significant
environmental impacts were previously identified for the Project in the prior certified EIRs that
could not be mitigated; any approval must be supported by a Statement of Overriding
Consideration.
ATTACHMENTS:
1) Ordinance Approving a Planned Development Rezone
with a Stage 2 Development Plan for the Jordan Ranch
Project.
2) Ordinance Approving the Development Agreement for
Jordan Ranch Between the City Of Dublin and BJP
ROF Jordan Ranch LLC (Mission Valley Properties),
with the Development Agreement as Attachment A.
3) Planning Commission Staff Report dated May 11,
2010.
4) Stage 2 Submittal Site Development Review booklet.
5) Resolution of the Planning Commission
Recommending that the City Council Consider a CEQA
Addendum to the Eastern Dublin Environmental Impact
Report, and the 2002 Eastern Dublin Property Owners
and 2005 Fallon Village Supplemental Environmental
Impact Reports and Approve Its Findings That No
Further Environmental Review is Required for the
Jordan Ranch Project without attachments.
6) Resolution of the Planning Commission
Recommending that the City Council Adopt an
Ordinance Approving a Planned Development Rezone
with a Stage 2 Development Plan for Jordan Ranch
without attachments.
7) Resolution of the Planning Commission
Recommending that the City Council Adopt an
Ordinance Approving a Development Agreement for
Jordan Ranch without attachments.
8) Resolution of the Planning Commission Approving Site
Development Review and Vesting Tentative Tract Map
8024 for Jordan Ranch with Conditions of Approval.
9) Draft Planning Commission Minutes of May 11, 2010.
10) Resolution of the City Council Considering a CEQA
Addendum to the Eastern Dublin Environmental Impact
Report, and the 2002 East Dublin Property Owners
(EDPO) and 2005 Fallon Village Supplemental
Environmental Impact Reports and Approving Its
Findings That No Further Environmental Review is
Required for the Jordan Ranch Project, with the
Addendum as Exhibit A, the Initial Study as Exhibit B
and the Statement of Overriding Considerations as
Exhibit C.
Page 10 of 10
~~
i ~-- ~~I
ORDINANCE NO. XX - 10
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*************
APPROVING A PLANNED DEVELOPMENT REZONE WITH A
STAGE 2 DEVELOPMENT PLAN
FOR THE JORDAN RANCH PROJECT
PA 09-011
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. The Jordan Ranch project site is located in the Fallon Village Project area. Through
Ordinance 32-05, the City Council adopted a Stage 1 PD-Planned Development Rezone
Amendment for the Fallon Village Project Area which, among other approvals, established the
maximum number of residential units at 3,108 units for the Fallon Village Project Area.
B. The Stage 2 Development Plan establishes the number of residential units for Jordan
Ranch as 457 detached units, 309 attached units, and Mixed Use (consisting of 10,000 to
12,000 square feet of commercial use and 14 attached residential lofts) within six
neighborhoods.
C. The Eastern Dublin Specific Plan recognizes that roadway alignments and land use
boundaries are approximate and that flexibility is needed when interpreting the plan. It further
notes that minor adjustments to roadway alignments and land use boundaries may be
necessary and that the land use map must be used in conjunction with goals and policies.
Through Ordinance 45-08, the City Council adopted an amendment'to the Stage 1 Development
Plan for Fallon Village (Ordinance 32-05) which set forth minimum yard requirements for 50% of
the product proposed within land designated for Medium Density Land Uses. As such, minor
adjustments to the land use boundaries were made to meet the minimum density requirement of
the Medium Density Land Use range (14.1 du./ac).
Section 2. FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as
follows:
1. Jordan Ranch Planned Development Zoning, including a Stage 2 Development Plan,
meets the purpose and intent of Chapter 8.32 in that it complies with the land uses
and maintains the residential character and densities adopted with the Stage 1 PD-
Planned Development Rezone Amendment for the Fallon Village Project Area.
2. The Stage 2 Development Plan for Jordan Ranch will be harmonious and compatible
with existing and potentia/ development in the surrounding area in that the Project
continues to reflect and implement the type and scale of development envisioned in
the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to
the character and density of the Stage 1 PD-Planned Development Rezone
Amendment for the Fallon Village Project Area. It provides attractive and interesting
Page 1 of 50 ~.'~YY~'~ ~•! ~a f r~/t~
Attachment 1
~ ~ ~~1
development among the six residential neighborhoods, establishes a village center,
and preserves open space, hillsides, and natural habitat.
B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council
finds as follows:
The Stage 2 Development Plan for Jordan Ranch will be harmonious and compatible
with existing and potential development in the surrounding area in that the Project
continues to reflect and implement the type and scale of development envisioned in
the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to
the character and density of the Stage 1 PD-Planned Development Rezone
Amendment for the Fallon Village Project Area. It provides attractive and interesting
development among the six residential neighborhoods, establishes a village center,
and preserves open space, hillsides, and natural habitat.
2. The Project Site is physically suitable for the type and intensity of the zoning district
being proposed in that the Project maintains the general character and density of the
Stage 1 PD-Planned Development Rezone Amendment for the Fallon Village Project
Area and will implement all adopted CEQA mitigation measures identified in the
Eastern Dublin EIR, the EDPO SEIR, the 2005 SEIR related to potential
environmental impacts associated with development of the site. The Project site is
highly accessible and provides for six residential neighborhoods, a village center, and
preserves open space, and pedestrian circulation.
3. The Stage 2 Development Plan will not adversely affect the health or safety of
persons residing or working in the vicinity or be detrimental to the public health, safety
and welfare because the Project will comply with all applicable development
regulations and standards and will implement all applicable mitigation measures
identified in the Eastern Dublin EIR, the EDPO SEIR, the 2005 SEIR. The CEQA
Addendum for the Project identified no potential for significant environmental impacts
beyond those in the previous analyses.
4. The Stage 2 Development Plan is consistent with the Dublin General Plan and
Eastern Dublin Specific Plan in that the development plan remains consistent with the
land uses of Single-Family Residential, Medium Density Residential, Medium High
Density Residential, Community Park, Neighborhood Park, Neighborhood Square,
Semi-Public, Elementary School, and Open Space,.
C. Pursuant to the California Environmental Quality Act (CEQA), on June 1, 2010 the City
Council considered the CEQA Addendum and adopted Resolution No. XX-10 finding that
the Project impacts had been adequately addressed in the previously certified Eastern
Dublin EIR, the EDPO SEIR, and the 2005 SEIR, and that no further environmental
review was required, and adopting a related Statement of Overriding Considerations for
the Jordan Ranch project, which resolution is incorporated herein by reference.
Section 3. ZONING MAP.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is
amended to rezone the following property ("the Property") to a PD-Planned Development
district:
Page 2 of 50
~3 ~_ ' ~~ I
~
189.4 gross acres within APN 985-0027-007-02.
A map of the rezoning area is shown below:
LIV~RMORE
PL~ASAN~[~U~1
Section 4. STAGE 2 DEVELOPMENT PLAN APPROVAL
Any amendments to the approved PD-Stage 1 Planned Development Rezone amendment and
Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal
Code.
The regulations for the use, development, improvement, and maintenance of the subject
property are set forth as follows and are hereby approved:
Stage 2 Development Plan
The following is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance.
1. Statement of compatibility with the Stage 1 Development Plan. The Jordan Ranch
Stage 2 Development Plan is consistent with the Stage 1 Development Plan for the Fallon
Village Project area in that it provides for 457 detached units and 309 attached units, Mixed
Use (consisting of 10,000 to 12,000 square feet of commercial use and 14 attached
residential lofts), a 5.8 acre Neighborhood Park, an 11.1 acre portion of a Community Park, a
2.7 acre Neighborhood Square, a 10.1 acre Elementary School site, a 2.7 acre Semi-Public
use site, 52.7 acres of open space, and other related improvements approved in Ordinance
32-05.
2. Statement of uses. Permitted, conditional, accessory and temporary uses are allowed as
set forth in the Stage 1 Planned Development Rezone amendment for Fallon Village in
Ordinance 32-05, incorporated herein by reference (PA-04-040).
3. Stage 2 Site Plan. The Stage 2 Site Plan for Jordan Ranch is set forth below:
Page 3 of 50
~~~~~~
4. Site area, proposed densities. The gross and net area of the Stage 2 site, maximum
densities and maximum numbers of residential units by type are set forth in the Table 1
below:
Table 1: Land Use
Land Use/Zone Unit T e No. of units Nei hborhood Densit Acreage
Detached- Single-Famil
Low Density . 5,200 sf minimum lot 80 du 1
Residential 4.8 du/ac
Low Density • 4,000 sf minimum lot 172 du 1 52'7
Residential 4.8 du/ac
Medium Density . 4-unit Clusters 111 du 2
Residential 6.9 du/ac
Medium Density . Small LoUAlley Loaded 94 du 3 29'2
Residential 6.9 du/ac
Subtotal 457 du
Attached - Multi-Famil & Mixed Use
Medium High Density . 3-story Townhomes 126 du 4
Residential 14.1 du/ac
Medium High Density
• 3-story Towns w/Flat 15.8
Residential
Live-work O tions 92 du 5 14.1 du/ac
NeighborhoodNillage • 3-story Towns w/Flat
Commercial (Live-work Options) 91 du 6 15.9 du/ac
Mixed Use 6.6
• Loft over Retail 14 du 6 15
9 du/ac
Commercial .
Subtotal 323 du
Semi Public 5 _ 2.7
Elementar School 1 - 10.1
Communit Park N/A - 11.1
Nei hborhood Park 1 - 5.8
Nei hborhood S uare g _ 2.7
O en S ace N/A 52.7
Total 780 du 8.21 du/ac 189.4
Page 4 of 50
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Page 8 of 50
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Page 11 of 50
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1!~+1edi~rm High ~~r~sity 1V~+~Iti_~~r»i~y Si#t+e G-~~~tr~prr~enf St+~n~lard's
Tt~r+vn Fic+r~~e/C~rnc~os ~tlkix~d tJs~e Lc~fts
r~'~~x%rr>ui~~ Baailcl~r~g N~ir~ht ~~' d~'
~~"~c~xirr,ui~~ ~tr,ri~~ 3 3
~r'iiraimut~~: Fr~<rrt Y~r~ Set~~~~s
Livir~~ Fs::ec
P~r~.h,+`Cetk
Enci~~c~~hrrcr~ts
~?Vrrainiurz~ Si~l~ 'Yc~r~! S~tb~cl~.:
Li~.~in~ A~ec~
G~~ i-ner Let
P~r~h.~'C9~ck
E~icr~~chrr~~nt :
~Jt~rin~Urr. R~ar Y~~c~ -S^t~c~cks
~nra~Q {c~l~~y tcs~r~c~~
Livir~~ A~re~
Geck ~sl~~,ve C~a~a~~
Enr,~~~aehr~~~rts
R~~~ir~cJ P~~r{~i~~
v=.a?at Pc~rkin~
N«t~r
~ 3'
3 y~f
6
2 rr~rax. ia~t~a r~y'''~. u~tb~c€z
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~ 3'
~' f%~' ~~? ~~rner Iryt;)
~`; rrnx. i~t~ ~e~'~. vetb~c~
~ ~' frc~~-~ s~r:t~r ~:s ~'le•y~
l :x' fir:t ~lau~r: 1 ~' :e~anc! fl~or
frL,;~~ ~c~t~r ~~ ts~l~'Y
~.3' ~r~~n ~~r:ter c~ cz~le•y
2" n~rax. s~tc~ r~~'~. setbnel:
2 s~~ce~ c~sr~~-~~
.S ~~~c~s
7 2'
G3
u
2' n^:ax, ar~~~ re,~'c~. ~et~t~c~
1 ~`
1 ~'
~' $1 t~' ;~~? cov~r~~r lots:l
~' r,^~x. ~rstc~ re~'r~. sat~G~~c
i 5' #.~c~ni c?ait~r c~f ~Il~y
15 farut ~3crr,~1 ~' sp~~r~J ~Ic~cr
f~:~,~-qm c~r~~~' c~f ~II~'}~
13'' f~c~m ~ent~r c~# alle~
C' rY~~x. ~nx~ re~'r~. s~t~ca~~
2 ~p~~~s cbv~re~
.~ ss~cr~e:~
1~e#h~~ks ca~z me~sure~ ~r€sr.- th~ f~r~a~~rh~ line :~r ~zc~~,sm~cl p~aF~~rty li~e ~et..,~~cr
t~.~r~ ~a~ilclin~s
2 E~icrc~a~hrr~~r~ts ra-i~;r ir~c~u~~ ~.~rirr~~~,•,~ ~c~,~s, ehirr~~e~;~, furr~~ e•:~'unins or va~~l~; tv`~ ~+ni~
~r~~ athA:r ~rchit~ct,.arc~l prcjecticr~~. A mi~imu~s-~ c~~ 3` cle~r ~~nss~~e e~7u~t k,~ ~~~i~tc~irr~~J
fc~r ~~r-~~rgenc;, r~~~c~n~lers.
3 vs~~~~ ~c~-kan~ iv ~II'~4vec vff ~:.t~~et or ~r~ str~~t
d Lirr~it~d ~sr~i~s ~,vitih ~~n~rleni ~arkrnc in ~rivc~f~ q~~c~~~ ~ iu ~zll~•~r.~ed, p~~~vici~cl ~acl~it~wn~l
~~,~~~t p~s.~-Icrnr~ ~s pr~*ri~~cl.
5.+'~?`(v !.,:nifs ni+~yt b~ ycrP~n~+~ fr~am atr~~~ u€~•»~r
~
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Page 12 of 50
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Page 13 of 50
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6. Architectural Standards.
~ - ~ ~ ~ ~ ;~
_ ~ , 1.~~~ __ ~ ~ ,~ ~ _ ~ ~,~. w _ _
ThE. ~tir~ose ~f this secta<~n is tc, ~r~~r~°i~~~ g~~i~~anLe «n t1~e ~r+~a~it~~t~u•~1 de si~i~ ~nd it-~~ssin~a ~f tf~e v~ri-
a~~s }~c~m~s an~ buiidin,~s r~~ritl~ir~ J~r~d~;li R~nch,. C:ar~. ancl ~:c~nsi~~~.r•~tiQ~ shall E~~ ~ir,:~.~~ ~,~v~lien ~lcttin~
spt.c:ific h+~ni~ ~I~r~s c~rl ape~ifi~ l~ts to itlsur-e ~~,=ari~t~' c~f ~~~~ssir~~. ~Ufc~r 3nd ~riat~ri~l y~ri:~ti+~n y~/ithin
tl~•Y ~~r-~i~.ct.
~, °: _
E~ch Fiarz-~~ or buil~lin~ sli~ll ~e art~cul~ted s~ th~t tl~e r-rY~ssir-~~ ufi th~. ~tr~~tsc~~~ ~t ~ n~:i~hta:anc~~ad iias
r~~~ri~ty ~nd r~is~~l i~~t~r~.st, 7}iis is ~~ap~icable t~ ~6) ~+~nt ~I~:vati+~ns, ~s ~,~,r~ll ~s str~et f~ein~ si~~. ~leva-
tion.s af~c~rntr I«ts. 1n a~~ditiai~, ~~sily;. isibl~. r~,ar ~.leitati~ns suc1~ ~s tl~ase tk~~t E~~~cE~ <,nta c~pea-~ s~a~~. ~r
{~,u~lie str•~ets sh~ll ~~. ~rti~E,lat~.~, ~~I~atia~s t~ ~chie~~~. th~~~ ~oals i~elu~-~e.
~ F'r~`~~ic~u~~ f~~~r ~.-~l;~r-ss .~,Fith t~ iT~i~t~~r~ ~f ~,n~. ~ri~l tv~~o ~t~.~r~ ele~7-~~E~t~ (~,~rhen a:~~r•~pr•i~t~ to the
str{I'~::;~
F'r-~,~~~ielin~ fic~r ~lar-r~ ~,a~ith i~t~sr.t s,~~~~ll pianes
°' Pre~~,si~lin~ ~ vari~t~.' ~t r~t,af f~rnl~
~ F'rc~~~iciir~~ ~r~~c-i~.ty° c~t ~r-cl~~.s. ~~cl~.s ~r otht-r ~rr.llit~cr~~r~l elt.n7~ i,rs
~~~ ~~
~~~
~~:,~~
~,~.,;~
,:..:_. f:,:;.~.
~,
a.
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=~ :;
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, . . ya r~~.. ~`_
Hc~n~~.s ati~i n~ulti-t~mi[y 1~~ildin~s sl~~ll l-~e~ ~I~ttecl in ~ ir~~r-n~r~ th~t p~r~~~i~.-M~~ ~: v~ri~ty~ cati t~ca~r~~L~ilc~in~
~,l~ris :~n~ ~I~.~=a~i~n sty~les ~Ior~~ ~n~ ~iv~n ~tr~~tsc~pe, P[c,ttin~ t~4~,r€s ~~.~r plans ~f~he s~rne ~~pt ~-~~-~ a~j a-
~:~nt Ic~ts sl-~~II l~~ ~~~~i41c~.i'. ~4t r-~a tin7~ sh~ll th~. ~~n~~ siri~l~, f:~i~iily i~~~r ~fan ~,~~itl~ tlie sar~~t. el~.v~tiar, s1t~Fle
l~e ~1~~tterJ .~+:Ij~ce~-~t tc~ e~~h t~tl7~r. ~,~^v'h~.re an~ilti-f~r~~ily k~~~iE~i~i~s a,f tl7e sarY3~: t~~F,~. na~~st ~lott~~l n~,tit to
~,r ~cr~~~ss tr~~n~ tach etl~tr, dit~~r~.nt ~~[~r- sc,k~et~r~es sh.~(t 1~~: usec~,.
~~eh nei~+l-~h~rh~~~l sh~ll h~v~: a n~ini~r,ui~r ~f tlz~. t~,tl~~~,~in~ i~a~r or unit p(~rj~ a«~C ~,l~~~atic~n s1t~~l,~s:
; r~1i.~;~d Us~. Lc~tts:
? ~irtit pl~ns
I L~~.~iEc3ii~~ ~lara
~ ~Ix'>1~`~CIt~CI "aL`~..'~t
~ 3 St~ryT~~.~,~r3sfFlats
f~ uunit pl~ns
~ ~~t~~~~-lin~ ~I~~r~s
~~ t'.~!t'~`v`c3~IL~C1 .i~jr'~~;5 ~`'~l,^~l
m, ~ ~J~t~I'S~'TS3'4i~'Il;i
~ uaiit ~+l~ns
3 I~a_iiiclir~~ ~l~ns
'? ele~,~ati~n sty(~s ~a~h
~,~u
~'~~ 2-l~
__ `.~ ,
~ ~~~~11 [..e~t '~-+~lll~~:
~4 t~ac~r }~l~r,s
~ Cj't'.'d~LlfJf1 SPy'~~S ~.~C~l
. ~'lust~r~
~ fl~~r pl.~rrs
~7 el~.~,~~ti~n sry~lr.s ~:ach
~ ~~C~C~ ~F Lats
~ ~~G:tC ~~j~l'IS
~ el~v~ti~rt sr,~lts ~ ~clz
,~ 5?~~ SF Lc~ts
3 i~r.~{~r pl~ns
~ ~.lev~ti€~r~ sr4tl~s e~~:r-h
Page 14 of 50
1~ ~~ 4ql
Th~. b~ail~l-n~ ~~-~~t~ri~ls ~t~ th~.z fir•~nt ~[~:•~~°3tian sl~~~il~ ~,r~rr~~ t~ ~~ k~~i~~E t~rr~7~n~t%c~r-~ ~~irit ~-~r• p~r~aenc.ii~ular
~hari~~. ~fi ~la~~e ~n tl-~€. si~i~. ~I~~~~ti~n. ~~~il~lira~ n~ateeials ~+r~ I~<3m~:s e~r h~,iiclin~s ~latte~ c~~i ccYrner Ic+ts
sl~~fl ti~,~r~a~ tc~ ~ I~~~i~~[ t~.rirrir~~t~~n pc~ini ~r ~tr}~,~ndicu(~r ch~n~~: ~n the r~.~r el~w•atic~n. End lc~ts ~n (~:n~s
~r~ c~ut•ts ~r~~_f lats ~di~~~r-~t tc+ ~~~~11,ir-r~ p~~ths sh~11 b~ ~nsid~r-k.~~ ~~~r~~r [~ts,
~`=s ~ , rv,~.., .
H~ii-~~s ~h~ll I~~ ~I,~tt~~l ir~ a; ni~r~~r th~t t-n~atit~~~z~s th~~ r~~• us~L~f~ ~.~~rtic~n +~~ th~ leat t~r th~ he~~~~e~~~r~m-
~r`~ pr-i~:~t~ ~~a~n sp~~~..
~ ~ ~ ,~~~... .
Ha~r~~~ slaall L~~ p(c-~tte~ tc~ ni~~.~ar,iz~ th~ ~~<<s~i~l s~~~r~zi~-~r~ l~~t~~,~~:tii-r han~es s,~=ithir-~ th~, ~r~aj~.ct.
: ~,~r~~ s}7t~ll 1~~, ~iir~r-~ t~ ~r~it~in~i~~. th~. ~li~r~in~ ~f ~M~,rind~~~~~~s ~e~ri~~~.~n ti~.i~l~b~arin~ E~~n~~:.s ~a-r si~~
~le~r~~ti~ns, ~?~~I-~kx~. p~~sib[~, tli~ yeis~~~l si~l~t li,r~-es L-~~.t~,~r~~~.cz tk~~ },~-r~~s sk~~ll ~~ br~l~er~~.
~" Tr~sh r~e~pt~t.l~s ~r~ ~~rir~itt~c! tc~ be Ic~c~:te~ ~~itl~in tE~~ ~icl~ ~'ar~ s~tl~~cks ~b~.}~inc~ th~ ~«~r•~~.n-
~-#i~ul~r• f~a~c~i ~r~~~~ic~~~l tli~t t1-~ey= ~:r~ ser~~r-s~d fr-c~n7 ~,~i~~rv~ l~or ~~~~r~~~riat~ sr~~. y=~~r~~ f~ncin,~ an~l
h:~~;•€: ~a~.~~:ss te~ tl~~. str•e~t t17rs~u,~h ~~~pr~~ri~te ~~t~..
_ ..~ ~ _..r -~.-
Encr~ach~~-i~nts at ~~~ t~ t~,rM~~o i`~'~ f~~t ar~ p~r~-nitt~.d int~ e~quir•~:~ y~~rrJs f+~r ~r~hi~e~.t~,rti~l ~.~rcaj~.czi+~~~s
th~t ~r~~.ei~l~ r~J~~~ft~~ th«v n~~:in Luildir~r~ n~r~ssi~~~ fc~r•t-r~. ]t~nts sut:h as, l~~~t ne~t lir~lit~~t t~ chimn~.y;s, ~~y,
r.~~incfa~M~s. turr~d v,~~lls ar G~I+~n~ns, rr~t~inin~ ~,~,r~lJs I~ss tl~~ri 4' in I~~i~ht, n~~~i~ e~~~t~rs, r~,?t~ ~,nits, ~.tc..
rn~~~~ er~cr~~ch 2' int~ th~ r~.~~~ir~d s~t~aek c~fi ~ sir~~, ~a~~l, ~}r~~-~~~iel~r_i ~ 3C," F-r~ir7i~r,+~it-~ fl~t ~i-~a.i Pt~.~el ar~.a is
ni~int~ineC~ f~~- a~cc~.ss ar•~~~~~i tl~~ h~~a~~:.
~. ~... ~~'. .,,.. ~ .~ ~- ~ .~...
~ii-r~,f~: f~mil~~~ }~ar~~~;s s}-~~,II ~+~ (iniit~~i t~ t~iir-t~~-fi~=~ (35~ f~e:t ~n h~a,~l~t. Thir~l stc~r~ r~G,rt~s ar•e ~ll~~.~~t~J.1~ut
~~Z~«t G~ tuek~:~J I~el~~~~ tl-~~ r~~f lir~e in ~ttic sp~~~.. Ro~f ~c~rn~ers. lifits c~r ,~al~le ~nd ~,~~in~1'~~~rs ar~ all~~.r~~i
t~a ~~ro~~ic.-I~ n~tur~l li,~ht ~1~ ~~r~.ntil~~ti~n int~a th~s~ r~ar~~~.
ttili_~lti-fan~il~~ b~trldii-~~5 sh~ll I~~, 1i~ilited tc~ thr~:~. st~r•i~:.~ ~n11 t~~r•t~rr (~f~'~ f~.~:t in 1~~.i~ht. M'lix~.d l~!~c. I~t~il~lin,~s
s}ial[ L~~ l~rr~it~:d t~ tt~r~~~ stt~r•i~s ar-~d tc~r tr,~-~i~r°~ ~~~,~ ~~.~t ~n h~i~ht~
° ~ ~ ~- ~~~ ~ ~~
. ~ .,. _ .. ~. . u._.
I~~r~cl~~.s ri~;~;~ k~e usec~ ~s sin~l~ ~t~ry ~l~.iz~er,t3 ~t str•~et e1~~y~~ati~n~ iftl~~~,' ~re irt~~c~.~~-+rat~d int<, th~ ~-~k7i-
t~~tur~. ~r~~l rr~,c~t~ir-i~s ~f tl~~, l~~rr,~.
~; ~ n~iniT~~t~m ~f~~~°~ ~f t}-~e ~in~l~ ~'~r-~~il~r l~~i~~~s rnu.st t~a~~=~ ~a~rcE~~s,.
~ F~~r•ch~s ~~1 d~:~~:~ shaik [~~ d~si,~a,~d t~+ refl~.~t tf-~~. ap~r~~»pr~i~t~ ~~,a1~ an~l d~:ta:i1 f~r the ar~l~itec-
t~.ir~1 st~le tl~~~' ~re ~ss~~:s~t~~ ~~«=itl~..
y= Pc~rches sh~ll t~~ ~ r~~ir7~rr7tan~ ~f f~~rr (~~ f~~t ir7 ~~~pth ~~ tl~~t th~~~ ~~r-~ us~~~sl~ i~ tl-i~ fic~n~~-
~~,r,rr~ers~
L.°1 ~
~~ ~
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Page 15 of 50
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C;~r~~~r~s 2u~r~ dt-iye~~N°~r~}.~s sh~~ulc~ b~:. s~t l~.~ch fi•r.~rt~ th~ r7iau:~ fa~a~t~ ~fth~ h~r~~~s on tl~~. ~~C~~~ ~F lc~ts ~n~
5~2~11~ SF l~i~. C~~r~a~~s s~~c~ulc~ l~e s~:.tb~:cl, fr~~i~-~ th~ si~e f~r~:~~~ ~fi th~ ~lu~t~.r~s tc cr~at~ ~n in~4~itin~ ~~tl~-
4~r~yT tc~ hc,r-r~~s an the ~~c~s sictt. <af tl-~t~ ~:,Ilr~t~;r
4'~rvin~ ~~r~~e lacati~n.s ~»cl ec,r,fi~,uration~ ~`€•c~~1~ n~.i~hb~rl--~ae~ t+~ nt.i~hbe~r~hti~d is irnp~r-tant. SGrrit
str~at~~ie~ t~ ~c~~mpfish ~tk~~ ~esir~~ r~:s~iits ~r~e:
-~ D~esi,~r7s s1-r~ll stri~«°~ t~ r~~~1u~:e ti~e c.-~~°~wrall vis~ial ar~;~ss ~t tl~~ ~~a~~ ~r1 tfi~ fr-~nt }vle~~~ticrai.
~(~,~r-a~es sh~t~1~ I~~ ~1~.-~:~~iphasiz~~( ~yr I~i~h1i:~hti~-~;~ uthc~r ~,1~m~nts caf` th~ hc~n~,~ tl~r~~i~l~ ar~cl7it~.~-
tural fc~rir~.
~ Th~ ~ar~~~~ ~rrust I~~ ~~t ~+ack t~~hin~ th~ ~n~a;in lr~rin~ spac~: ~t t~~ 1~ajr,~.
~rc+nt i~a~ii-r,~. thr-~~-uar ~~r~~~.s sl-r~ll nc~t b~ allor~~•~d. ~Itl~o~.~~h ~a;n int~ri~r tliird ~.ar t~~d~r~~ s~ac~
i~ ~~.rr~~itt~~1..
~~ri~,~e~,M=~}=s sliall b~ ~~r~.ri~d ir~ ~~~i~th as ~ppr~~•i~,t~ t~ thc. r~ari~a~is pl~n t~ry~es..
`~ (~r~l~~ s~~:tic~nal' t,?~~ ~ar~~~k cloc~r~ ~~r~. p~rn~itt~d.
Dr~i~yE~,ti~~~y=s sl~,~ll ~Eter-nat~ alan~ tli~ str~~t as m~.,eh as passi~l~.,
° Alfey's ~re knc~~.~c~~~~-I t=.~ hicle: ~ar~,~e ~~rs fr-~a~i t-hE: str•~~z.
~
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Page 16 of 50
~7~ ~~i
~.. ~_
.~11 t~~~r sit~~s e+f ~~;~f-~ I~c~~1~ car- l~~_~ildin~ ~l~~~sle! t~e ~,i~~~.n sirrail~r ar~.hit~~.t~r~:1 tre~~tr~~~i7t, ~r''J~~:r~ niaterials
fr~~~~~ ~n~:. GI~~~F~ti~ri t~rn~in~te~ ~n an ~~Ij~~~.nt ~l~~eat~~ta, ~~r•~ ~.n~ ~~ns~~~r~ti~i7 sl~all ~e ~ir,~ei, t~ ic~~er7tityx
~n ~}~~r•~pt-i~at~~ t~rr-r,iri~~s f~r tl,~ n~~:~t~.r-i~l'.
. ws,~. - - -
R.t-c=~ssv~ ~r1~f' s}~a~l~~,w~ lin~s s}~all b~. ~:r~~te~I b;~~ th~ ~r-chit~~:tur~ ~ftl-r~ I~~r~Ye c~r bui[~.1in~, R~~~-ss~t3 ~~~in--
~Jc~v.~ a~•e ei-~c~~_~rr ,~~.~ u~l~~~~ ~~+r•~pr~at~: tc~ tl~t st~,~l~.
. .. . . , t ~ . _ _ ,. ~ , . . ~ ?~.,.. g.., . 2 M'~ F .
Apprt,praately se~l~.~i ar•c:}ii:te~t~.Er~l ~r~je;ctr~ns such as v,rirlde,r,~,r l~ays ~•e encaur~~.d' in c~r~der t~ pr•~~side
~~~Iditiunal n~assir-~~ f~~r~~-~s.
_ . ; ~~~~= '. ~~.
~~Vher~ ~+~ssif~le, th~ u~~~.r ~tc~ri~s c~f ~ hc~r-n~ ~~r ~uil~lit~~ sf~ll l~e l~~at~d ~~hEn+~t 1~~~~~~.r• ~t~r-y ~J~m€:i~is
cr~~tr.~.~ h~y< <i~,°irl~ s~~~~~e, ~~r-a~~. s~~~~e ~,r- p~r~:h e1~~r~t.i ~ts.
n~ ~ .
F~e!-~ 1~b7T~~ ~r• l~vii7~ ~,nit sl-~~ll h~v~, ~n ~p~+r•~priat~l~,t se~~~~d ~ntr~,~ ~l~.a-~~~t~t. Th~.s~ ~I~ii-~~nt~ ma~ incl~,~l~;
~° De~,c,~•ati:Y°e s~,rr~~.rntls
-... Y~~ecl~es
~ F'~rtic~s
~~ f~:~den `+~r°~lls ~~cl E;~tes
~ Tr~~llises
~
~. -~ ~
Side el~w~ati~ns c~~ I~c~mes ~c buil~lin~~ sl-~~~_il~l ha~.~e ~c•~:.f1it~~ctrrr~) r-elief and t~~taiCir~g sin~il~r tc~ th~. fr4~nt `g~
ar~~t r-~~r ~1~~,~~tinri. Thi4 r~ li~f ~~I d~.ta~lan~ sh~11 b~ ~p~rc~~riat< in s~~t~ t~ tl~~e e~v~~~ra11 ax~hit~~it~ir•~I st~ytl~
~t th~e l~ine. t~r h~~a~ldina_ Et ~r~~;,~• ~~ n~,~~ssarv t~ e.r~l~~nce ~£~~ibl~; ~id~ anr~ rt~.r el~~,~~ti~r~s ~~=h~.r~ the r,~ie~,«~ ~.,.
is pr~rnir~~i7t.
~~~
. ,,~
~, ~~;~~_°~ ~ ., ~
~~~,fin~~~.~,• ~rr~~, el~~r sty=I~.s ~«d tfl~ir ~ss~~i~tt~ triir~ ~~~si~r~ >ht~l) ~rar~r ~~.r ~.le,•atic~~~. C:~i~~s~sttncy, aftl-~i~ "'
d~t~ilir~s~ ~r•c~~ra~c~ ~11 ~l~.r~e~tic~t~~ ~h~ll ~~. ir~~intain~.~:l, ~ ` `
" U~-~ ~[I ~I~4=~:tiQi7s, ap~nin~s sh~ll kae ti~rtil.~it~t~~ v~rith th~: a~~rE,~ri~~te h~.~~l ~t7~ sill d~tails as ~
minimu~~7. .J~.n~~ ~-letai(s sl~~uld ~~ ~d~le~ ~~~hen ~~a~r•G~ri~te tca th~ st~,r4~. '
~` 5hutt~r~, i~= inc~r•~,~,~•~~~~. sh~l[ I~e si~e~ ~~r~~t-iat~.ly~ t~ t#~~ ~,~i»d~~,rror ~c~~r t1-~~y s~r~e~.. '~
~
~ t~'V`i~~c~~~~ ~rid~. ~,r~°h~r-~ app~~~i~t~ to t~-~~ ~rc.hit~:ctur•~1 st~,FC~, ~E-~~Il bt, us€:~J c~n ~Il ~lt4~3ti~ons,
~'+~'~'in~Jav~.ts r~n~}f be ~rc~vid~d in v~ri~u~ s~~~p~s ~n~l siz~s,. pro~M•i~e~t t1i~y= ~r~ ap~pc~~+riat~ t~ tl~~ ~
arul~it~ctural stt~~l~e c~f th~ I~~a~,e ~r I~uil~lin~.
~ , . : . ,. .. = 1 ~ ~,`
~ '
# ~ ~~
, . ~
. ~.. : , . _
'"-__-_'-'______- __-__ _-_ - - - __ .... 5 . ;g
Page 17 of 50
~~~, ~~~
~
~ C3~rm~~~ ~ti~,~in~~a=,rrrs sl~~fl ~~ ~r~ctiit~:c;tt~r•~f1~Yr c~rr~ct in sc.~l~,, ~.-~r-G,pL~rti~r, ~nd d~:.tail ~r~itli th<. ~~-
I~;ct~;~i ~.rchite~~t~ar~l st~~I~:.
°° I~~y~ ~~ir~d~z~,~,~y ~h~[I ~e c~~riec~ ~lo~~~la t~.~ ~~-a~e ~~r- ~xpress ~p~rr~}~riat~ ~ri~u~~l s~ ip~~~rt c~f a ~antrl~-
~re:r•~.~I cc~r~ditic~n. The ~~•~Il ar~.a c~f I~a~ ~,~,ri~7~~v~^~ sl~.~ll l~e ci'~t~i1~.~3 in a m~.r~1~~.r that is ~:}~~ro~riat~
t~ tf-~~- ~r~~lait~:.ctural st~rl~a,
~.. . ,
~ ~~~rik~:t~~ ~frc~attar~r,s ~r-1~-E ~it~,l~es ~1~~11 k~~ ~~~~id~~i' ar~~l ~~ift ~ssist in ir,e~tin~, th~. mass~n~ ~r~cl site crit~ri~
f~r .J~rc~an R~~rech-, R~oaf ~,it~:he~ sfh~ll k~t. ~ppr~pri~te t~ th€.~ ~r~hite~tur~l styl~ c~~ t1~~ h~m~; nr ~uilclin~..
~ fr~l~~l~~nic~l ~~~~.,i~nz~nt, ~t~~r• th~~n s~l~r ~.c~;~.~ipn~~nt, is n~t ~~.r•rnrnitt~d c~r-~ th~. r~f
~~I~r ~:c~ui~n~~r~t ~h~l) he ir-~stti~[lec~ at tf~~ s~r-n~. slc~~ a~ tli~ pit~h ~f t}~~. rc~c~t ~l~rr~ ~r~ ~vl~i~ch it is
(U~~t~~1.
~~~telfite disl-~es st-~II I~e Ic~eate~ sv tE~at th~~;~ art. lianited ~i•~ n-~ ~tr~.et 4°i~,r.v ~s n~~~~ch as ~~ssi~l~..
~~ntr~l h~c~~C-ups s17~.3f1 b~ ~t•c~~v~ici~~:i tc~r- all sin~l~ taa~-~il~=1~~~~~7~es ~;nci az~ulti-family ~~uil~lin~s. [n a~l~i-
ti~n. ;~ ~:~.ritr~l "h+~-~~e rur," 1~-~~:~tic~n ~1-,~1) b~: prr_~~.r%~l~d t~r E-~iulti-f~nil;~~ ~rt~its. ~~t~lliie cl~she~ ah~ll
ntt le ~~.~r•r~~itt~d c~n ~1~~:~, l~~ 1~~~7ik~s ~r r~.~ili~,~~,
~ P~~,~t p~r,~tr~~ti~-~r~s for r~=~nis s1~~ll ~t or~ th~, r~ar sicDt. af r~~~fri~~k.s 4~,~1-~~n~~•f~r ~~ssi}alt.. ,'~Ik ~~e~nts
sh~ll be ~~int~~-t t~ ~~~atcl~ th~. ~:c~l~ac c~t the r~~~f.
t~~yrr.rh~n~s sh~ll ~~ ~.p~r~~r-i~te t~ tl-rc. ~l~e~~ti~n~l st~rl~ of tl~~. h~~~rie ~r• ~~~.r~ldir~~.
~ ~ ~~
~:-.
~~
~
~
~
z ~
=~
;;,~.=~~
~~~~~
~~'
~
~
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~ <~
~~~
€ E
_. ~.. , ~ ~. ~........
Th~: E~;t~.r~i~r r.l~~~tic~rrs sh~U r~~~«,~~. ~~~r~sist~nt i~se ~~ nYat~ri~ls ~d' colc~rs~ e~n ~II si~i~.~, A~cer~t rna-
t~t•i~l~ ~~icl~ ~s h~r~i~:k an~~ st~n~. use~ c~n ~tr~.~t f~~,in~ ~1~~.~~t~~ns s1-~c~~fld h~~ r~et~~rn~~ tt-~ a I~~~~ieal ~~nir~t ~f
t~rn~ir-~~ti~~n at ~.7tzr~~ndic-~~E~~r cliar~,~~- ~f ~,lt~f~~. on tl7e: a~~11~~~nt ~.ItG~ati~ris. hl~t~ar~1 ~r n~t~.rr~l ~~~e~rin~
mat~r•ial~ st-~~H ~:~~ u~~~~l as ~~t~~ils to c~ni~lia-r~~nt th~ ~.r~.hitectural ~ty=1~, ~r~d ~r~ sul~je~t tc~ ~r~:hite~t~~ra!
dk:si~n r~vi~.~~r.
Fle~atie~ii ~n~t~erials rnav inel~id~x
~ 5tu~c~, b~~~r~ ~nd b~zt sidin~, [ap siclin~, ~r sh~n~le: si~.iin~ lsi~iin~ ~~~aM= b~. ~•~a1 ~r~rc~a~.i ur a cerY-~ei-~ti-
ti~us n~ ~t~:.~ i~l~ ~
~t~,~n~ ~r I~r-~ck, s,~rh~a, ~~ar~al~ri~t~ t~ tf1~. ~rcl-~it~~t~.ar~l st~~E~:,:
~ ~'w~~~l ~an~{ lii~h ~~.nsit~,' ~'nai-~-~ tri~~~ el~:~r,~.nts_
R~ctin~~ m~t~ria) ~hall c«~nsist af'-
~~n~~siti~r-~ sl-~ii~,~C~ (k~i~l~ ~u~lityr, ~~ ,~,F~.~r i-ninii~iu~~t~ s~in~l~ ~M~,ritl-~ sl~~~~~~,~~ r ~liefl.
~ta~-~c~i»~ ~~arn r-r~k.t~~l r~,~-~fir~~ ~~-~ ~ec€.nt r~<~fs ~sr I~~}~ ~r,ri«~1~~~~s,
~~~.~r~~ret~: t~l~ r~~ti~~ i~ i ~s~t ~~pc•~~r~~t~ t~ tEi~ sty:IE ~•~ is ~~~t all~-~~,~,r~c~.
' ; ~ ff ~ a' ~
~. .., x. ._ F ~ ,.,+d ~ , ~~w~5.~ r _
a4~~c~ss~t~ ~nd ~~rdei~ ~t~•u~:tu~•~s ~t•~ s~.~b~~c:t tc~ tl~~ ~C'itt~' ~f Dublin I~uilc~in~ ~:o~~~. ir~ efF~:ct at the tin~~
~t ~+~nstc~~~~ti~n.
~-~4
Page 18 of 50
I~~- t~~~
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~~.. ~. ~. -~ , k '' . ,~ . - _
v , ,.m.. H ~.r w c „ ~~ ,c. , . .... .,, 9 . . ,,,,_ e . , , . F. ~ ("`
Th~. ~:~ar,at~unit~F uf,1~r•d~n F~.~nch ts d~.si,~,r~~.~ t~ r~.tl~:et a tin~~ ~~~I~en s~rn~Ee t~rrr~l~~~~ses. t:~tt~~es ~n~l
b<~rns 4~;~~.r~. tl~~. ~r~:~larr~in .r~t built s~krk r~.ttar~.s ani~r-~~ t~-~e r~lli~-~,~ I-~illsict~s: Tl-~~ ~iE:si~n int~nt is t~ ~.r-e~t~ ~
~n~n~c.rnit~~ tht~t t~u~}~es u~~~-~ th~ I-~i~t+~~r•y° ~t tl-~~ ~it~:.. T~ a~ca~7plish t1-~is, a r~rra! p~l~:tt~ c~f ~r~hit,~.~t~iral
sfia~le.s is ~.~s~+~ tc~ d~~~~.I~p t}~e th~r-n~: F~rmh~~as~, ~.,~t;t~~ae. ~1~i1-r,Qle, F~lk ~+'ie.tc~ri~n, ~.~I~r~i~~l. lt~f~~n~t~.,
FQIk'4rict~r~~~r-~ ~~c{ R~.~r~;~l C~~t~t~~t-rporti~ryr.
Th~ ~ollc~~~rrit~,~ ar~l~ite~tt~ral ~~~id~lin~s vr~,r-!~, ~n c.~t~riunc:,ti~a~- ~.~Fith tl~~ ~~ner~u~ ~~t-~ount ~f ,~p~n space
t~ ~.r~~t~. a~n-izn~€~~~-it}~ t}~~t t~~~~h~s t~~l, th~ histor~ ~~ t11~ site. Th~~ er~~iti~n ar~hit~ctt~ral ttl~rr~~
~.nf~rc~s a ser~s~ ~f pl~c~, ~trc~~-~~ I:~n~sc~~~, r~~si,~rj c~ni~I~t~s t1i~ c~nn~;cti~r-E b~t~~~~~:~n th~ blrilt ~c~nz-
nlunix~,` ~r-rr~ tl~~ ri~t~rr~l ~it~.
Th~ f~alluv~•in~ f~~tur~s ~17~11 ~ar~c.}~Aid~ ,~i~.1~°~nc~. f~r ~rcl7it~.~tur~l styl~. tl~r~u~l~~~st tl,~ r,~;iglabbr-ha~c.is ~t
J~rdar, R~~~.l1.
, Archite+:tc.rr-€: ~:hall b~. sir~~~[e ~n n~~sir1~ ~~n~.~i tc~rna an~t prba~icl~ ~risu~l ii-~t~Tr-~st.
~~' t'~rGhit~etur~l ~l~ r~1~nt,s ~i7~ n~~t~ri~ls s17~11 ~~. ~~ix~d ar~d r~~at~l~~.d ~-rri~n~ el~~~~ti~~r~ s~l~;~ to
~r~~,~i~~~; 4;~ri~t~.
,, C~Ic~~- ~~,I~tt~s sl-rti~EE l-ae k~all~ ~ncl ;~~~~re~~.ri~t~; t~ th~ st~~l~:.
'~~V'hil~ r~ei~h~.~rhu~?~s n7a~,r ~e tr~~iit~~.~r3~1 c~r c~ntenl~~rary int~.rpr~t~ti~rrs as ~~tailk~ in tl~~ ~~car~}.~I~~
l~e[~a~~~: ~Il sty'lts sh~°~II ~~tl~ct th~ sirr~pl~ f~rn~ h~s~i~G ~n~ catt~gk~ tl-~~e~~~ ~ftli~ ~-r~a~i~~nit~yr ~s ~ r~~li~l~.
The ~ii~i~-~lic.ity~ ~ftfz~ ~tr~a~tur~.s is tl~~ l~e:y~ ~le:r~z~.nt us~.d t~ ~e~~~~he tl~~s th~.~~1~, Hc~~ra~s ha~~e a basi~ r~~~ss-
in~ ~t-~~ ~~r•«~, ~~°w~1~-ch is th~ fr~rr~~.~~•urk c~ftl~t d~.~t~;n the~~~~~. T1-is is ~n ini~ort~~nt t~~~t~ar~ b~c.catase tli~:
~r~;l~rt~~t~,r~I sty~l~. ~~e~ n~t k~~~,~~: njuuh c~rnum~:rrt~ti~.-~n t~a it. f~it~.h E~r•~~I,s. ,~~rrn~.rs, lkfts art~ dro~p~.d
~I~te~s Jr~ss ~,,~ th~ simplic.ity~ a~t th~ n~~s~ir-~~ an~ ~r~ f~at~,r~~ tl~~t ~r~ c~rr~rr~~n tQ tl,~ ~t~,~lt, ~~
~.~-~--
,~,~~~~;
!~~.-~dest ~r~~1' str~i~htt~arY~.:~ar°d ~ra~~t~,ri~ls as:~+~ci~t~.~ v,fith Ic~~a) rural L~uilc~in~s ar~ ~I~Q ur,}~~rt~nt te.atur,~.s ~
~~_~
of tl~~ cl~.~i~n tl»r~~~.~ Th~se ~~aterials ~r~. ~~s~c1 ~ti c~it~~=r~:.nt c~rr~l~inat~c~ns t~ ~°r~~~t~. ~,•..~-i~tii~ns c~t tl~,~ ~r- ~;
~l~i:te~.tt~ra! ~ty~l~. ~ `~ ~
Ex~:it~~lts a~ sin~,l~ f~rni[~,' 1-~eai-~~e~ ~n.d tn~a[ti-fa~ii1~.~ ne.i~l~h~rl~ac~r~s th~# ~ddr~;ss tl~~se: ~;ui~l~lines ~r~
sf-~e~~Y•~r~ in t17~, f~~l{ar;~,•in~ r~~i,~~~~tt~s: ~~
. ~~ : R,;
f._.~„ ..
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Page 19 of 50
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Page 20 of 50
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Page 21 of 50
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Page 22 of 50
~
7. Preliminary Landscaping Plan.
~ ; ,~ ~ ~~, . ~`~ ~
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LEGEND
"°`"° A~ER RUSRUhI ARE~15TIt~6Vt`i' - Scarlet Maple
~ CARf'[NV~ EiE'1'ULtJS'~AS'T1GfA7'A' - 3~orn~eam
*~~ ~ELTIS U~:~IC)~~11`ALIS - Nacktaerry
.. ° C~-I~['RLPATi+~H~{ENTENS#S = Chiwt~a
° ;::, FZkXINlJS ~AtC",115TIFOLIA `R0.Y1+liC3CDR" .. R.:~.vao~+Astr
+~~ LOP~IUSTEMC?N CC?S~l~EftTUS - Hrush fi~rs
~+ F'Yftl~5 ~kLLEFtYAlI~1JA - f Icrw~ris~ ~'ear
~~ RC}~II~f,+4 ~4M BIG~ `Pl1AP1~~ R°L3BE' . P~r,~le ~„aca:st
~w~ T~LIA Ci~R€~ATA - Li~[f~ &.e~f Lira~~
ULh9t~5 ~'~RYPFC21.7A,'G7R,~slCE° - Chirt~se F,Irtz
~~ ~~i
~
~-~
s: Y
~.,,.....,,~,.:;.Y3
~ '.
~,«
~~ ,..
:,~~~:.:<.
~
z.p r,
~
~"Mr~~~
Page 23 of 50
~1-~' :~~'. ~ ~/
w~~
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~
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,~
a%;1
~.:~.s"<i~
~'"''~
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a:.
f;~. r~ ~
~ ~~ ~ ~ ~
AC~R RU$RUM J-RMSTR~1'JCr,
:34'ex~Pet 7v1pQ~
~'-.~
Page 24 of 50
CHITAII PA T`-~SHKENTEN~S
Ctteto~(av
GARPlFillS 8E7Ut11~'FA5TI61J#'#`ll
~'ldlri~+T?tr
GEl T15 ~C~It?fNTALIS
1~"~~£A:~3CfF}'
LOPHOS7'~MOIV ~~N~ER'fU5
9rsastr ~ox
~MiAl,EU~.T /1l1~~.1~~~ V LI~ ~~1M ~ 1TYV 1/~
f'~.yw^e;r~t~ A45!?
as ~ 4 ~ I
~
~~.~ . e
~
~-~ ='~
Page 25 of 50
RO8lNI~# i~MBNGUA 'PURFI.~ RC>BE'
~'itf~+f~ LC~r,cxTd
'T~LtA C~R~~tiTA
d~tsl~ ~;~arUnc~en
~~~~~~~~~~~
F~~avfen~ng Fkar
~3LMti5 PARiA1 FCtt„ii4 `[3~FtA1tE`
Chinese E~'on
a~~ 4~t
~
~~
~~ ~~
~
~•i~
~.
~r.,.,;
~fn ~
r~
~~Y
~
;>-~
~~.:
~:~~.__ ~
'~ z~ ~ ~ , ... `~ ~,m >,
_ ct~i~s~ Eir~
~ ~ ~~.,-,,..:.~e:~a
!'liRAi k~A
€~ncK~~R~"
tiAC3CBER1iY
N~FCKBEd!(tY
iri c.:q¢rr,al v
Page 26 of 50
,, E'~` ,,. ]3r ~' f ~t' ~ iG ~,
.. _ .• ~ ~Ci~.e;~ i'S~
Fallc~n Raaci
E ~ ,~ ~ ~ R% t
~ s3 F'"si ~ Lsns~seap'
?~;•r~«
~dS'~IL~3`l0 F'd#"~~C['Nt~j~' .
,' ~ i ~ i ~ r ~r~ o ~ 5" .. . .,r ~~' i ~ r ~ fi~ i
. g~.~: ~!F-.~ia*t Trnr'.
~~
~. ......_. ....... .. ......... ......... ......... RC°~! ......... ...._ . .. ......... ......... ......... ...... ~.
!Ceratr~t Parkvs~~r - West mf SkrCet 1
~i~ 5~ &' ' c 12` ~ I'r' ~ #~;` ti' F~ Y 83` Y~'
r ,+~ ~ i s r ,~ - ~ ~
t .« / ! ~
"Taa ~,a*~~.rrg ~'Siks-~3~- M€sslia~R ~ ~k~.•Lar~ Pnrkir~_ ~~ 7~:tt~ p3^
C+~~tral Parkruay - East a( Street I
a~ ~r~~
~
_= r~~~~~
~ ~~t -~ t~.~. rz~.rh :~~:,
~ ~.~ 4F,~-~,
~ -
~ x~
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~~~
~ .w
Page 27 of 50
, 3 , s ,, s° ,, i ~ ; i ~ , s , s' , 3 .
s,~~~,~~, ~~~.r,,i~
~~
' ~.~=.v ,
Re~~dcrttiat Strect 5b' 1tYV
r.. ~' ,r 5.....,r ...... .. . ?~ .. ... ~......... ~~,.. ........,~ { ,~. ~ ~ j~.. ..t.
P"i= ~~~. s~l~rv.~l::. 4it:.nxrn~
°:I
r . . . . . ... .r~.
~ ~~.~n=.
Resid~er~tia! Stre+~t wit~a M';analithit ~itie~wallc
~~~~~ l~
~ .. , a~ ~~
. ~~ Ht3RRi~:~RM , ..... H4NN~fAi'~'1
4=~zrr _..:s~ u.l~~,a~ ~~F ~~:,i rsr ~.~ ba ~sc.,r~zt, i s~;~r.~i,r~a cer
- SC,~IF,LET Ma0.PkE :SCAti.tET MR,PL.E
A~cx~ ~ 33•r~m~, A.sn-~sc:-cr~~' P:r~ rF.sS~u~s Ax~•,r~rr,~~
r
Gnr~a,~ ~ t'r,-.s~~:~.
.. ~
~ ~' ~, i~ . ~. -~~~ .x.. ~'....r.
~..... . . ... ...... ~-~~.. .. . . r.
S~crsr~d:Yry Ne~hbarh~ad ~troet
aewx
A~,~~.:~,,;~~,r~r~-•:,~
~~~
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a~
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f _ ....? =
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~~a•- tir~n r .~c :.7~.~u~r.r.n;:
Page 28 of 50
r ~. *, ~' , ~' r . . "~~ ~ ~i.r. ! ~... f q: r ~,
F~:w:l '.':.:at ~
:'~'
~ . . . _..... ..... . ~ G) y._ . .. . . .... . . .. . .... ... . ...... . . ,.
Fl~sid~~rti:~1 Colle~tor Str~eit
~ 7nil ~~ " . _ S~~rw^':k _
3~' -~ 33' ~ '.
~ ...... . .. .... _._ ~ ....... . ......... ......... ......... .~..
P~A~h~ Ar~~c kwcwa=u~rt_.. R_t:?.S~k
Res~nCiaf Stre~t ~ C1~en ~ace
a~ ~~~
~
.~...._, , -. ~ ~ . 8 E
E ! S ~~; ~ . _ __
Thi~ ~~~rall is a-s~.~ ~I+~r~~ F'~asit~r~~ Par4~~•.ra~: ~
Fall~-~n C'~~:~d, ~n~ at thE. resiclential entry~ ~'.5,.
ro~cis te~ the sii~~l'~-f~n~rl~ h~l~.i~hl~e,nc~~~~c! 1, ~-~
Tl~e p~rr~.~cse is t~ ~lefi~~~ th~. c.d~e ~~ ih~
~rin~~rv str~~t~c~p~, ~:~~~1 ~,~%s~~~:Jly ~r-r-
~~~:ct J~rdan l~~a-~~li I~Jei~l~b~r-h~~rJ 1 tc~
th~ P~sit~r~c~ ~Ir~~relc~pn»;nt. TFr~ ~~raJl is ~
~i~rra Pr~eca~t stu~~~.~~, 6' it-~ hk.i~f~t ~~,~itli
ccyl'~renns IQCate~-i e~.~er-yF '?':~' ~r at ~rade
~::h~n~~s. Tht. r.t3i1 ai~~ c~lurnti c~°~t~r is
'~:ap~er r'~-4?'C~~~). tf-~~ tiv~ll ~-~~# ~.~a[~rmn
e.~.~~ e~lc~r• is L~r~.cci~ A~-~'~~~$ tc~ r~~at~li
tl~r. e~istin~ y~M~~(l rn tl~~ ~.~;istir~~, l~~,si#~r~~~
cl~=~~tl{,~mtnt.
. . .. . . ...:~'. c:~~~ ~.~``~"~x.
Tt~e ~,ac~~i n~i,gh~ycr~ f~.n~c~ is lc~~ate~ ~e-
t~veei-~ l~ts in Nti~t7b~riiuocl~ 1, 2~`~. Tt~e
Jes~~n ifi ~ ~.~er~tie~l bo;~~d ~,~~cc~d t~.izcE, ~~~
ta11 ti~~~itE~ ~:a~ ~nc4 t~s~.i~ L~+~r~d, '1~.~"~~4 ~4~c~
~,~,~ts ~re 1~:,~~t~.el ~t a rr~inii~~uin ~f $' bn
~ctr~te:r.
x
3 ~, a .
Tt1is fen~:~: is a~s~.~i ~t IQCatiac~s ~,vher•e it~~
f~r,c~. is ~~i~i~il€ fr~ii~ the put~lie r~~hL-~t-
~~,~~~;a~ sucl~ a~ ~7arakle) #~ th~, ft~~~nt c~f th~
l~c~r-~-~~ ~1-~d alc~ai~ eac-rikr (+ats, This f~,nc~ is
sin~il3r• ta the ~e~c~d ~~~i~lah~r f~nce e~,~itl-~
~n 1$" t~w p~nel c.-~f 4~~.r•t~~.~l I~ttic~ innte-
~rat~.d int~ the c~vtral9 ~' h~iy~-~ht.
~~ ,, ~ ~ ~'
,. Cap cr~,or:
F''~ Bi'ESti31`#-4Z'f}9$j
s '
, ~--YV~alI ~r9c~ Cc~le,~Er7rn ~G~lc~r:
1 CC~p~e ~ {.As-42~49;~
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r,._ ~'S.7 f ,~
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Page 29 of 50
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_~ ~ ~ ~~ ~ r ~ _ _-
This ttn~_e is <«e.tl tc~ corir~~.~_t si~~~. ~~rar~i
~~~~~ocl t~,t7ci~~s.~ t~ th~ ho~rse bn lot~ th,at i.n-
terfa~c:~, r~~~tth ric~r---irr~~~t~d +~~~n sp~e~. iei
rrt.i~111~~r1~~~~~is 1~~. ~I'h~ d~.si~i7 i~ pcxYr-
dt:r coate~..-1 ~~rn~r~i~i-~tal ir-Qt-~ ~~•itlz ~;~~„
sq~~~rt pick.~ts ~r-rd 3" sc~u~re ~acasts. TE~~
our:e~l[ h~i~ht is ~'. ~erc;e~~iia,~ rriat~rrial in
~ c~~m~l~.ment~r-,Y` e~lc~~~ ~~rri m~t~ri~~ ~~ia~~
~~ ~c.1d~d t~ ~-+n~:~~l si~~. ~=ards ~~~,~ith C-ity~
~~~r~~J~1,( a~~ +~p~~n s~~c~ inttrfac~, f£nc-
-n~ ~.xhi(~it pa~~. :~-lc~?
~~'v _ e=. _ _ ~~ ~e ` ~,: _
Thisf~:r~e.e is use~d 1~~#i~r~: r~~r c~f sid~ tx~r~ls
ak?ut ap~,n s~~~ce. Th~:. ~~si~n is a vy~el~k~ci
~^~~ire t~,n+`:e ~n 4~c~ vM~c~e~d p~sts ~,~ ith v~rac~d
rails Tl~e o~er~ll liei~ht is ~'.
. . . . 1 , ~.
This f~nc~ is ~.isr.d in aciditi~n tti-~ tlie L~,
latti~:e fti7ct. ~n corn~r iots ta ~~r~~4~i~1E.
~,reat~r It3t ~:c~~~~r~~~,~ ~4FVfiile rnaintai~~,i~7~ ~n
c~~-~:r, sirlt. ~~rie~,~M ~t th~ h~~~s~.. (5~~~ ~orri~.r
I~t f~.~~cin~ ~~hit~it ~a~e ~~-9'1
a .~. _.
Tiiis t~~~:~ is us~ d t~~o• clta~t~r l~~+_~sing that
~'ro~~ts c~iz th~ ~+i,t~li~. trarl c~r,.~r~~€~7~~n t,~~n
s~~a~~. Th~: cie~i~n ~:~i7 l~~ ~:+r-t-~;~~z~~.~nta( iean
t~,~ r.~.~m~l~n~~nt t1i~ ac~ia~ent ~x~:hit~c:t~a~ ~
~t• anotl~~r flr~ r~~ist,.~rit c~~at~ri~l ~r"rth
C"it`r` ~~~r~c~~,•~l. Thc, ~~w~~-r~fE I-~ei~tit is 3.5,,.
*[r~ s~r,~~ c~.as~.s ~ sc~lid hed~~. n~a ~r~.~ter
thar~ ~'~ f~,~t in h~.i,~ht sr~ay I~~: u.s~d tc~
sep~~t~ privat~ trc~nt yrar~ls frair~ p~~l~lic
s}~2~ces.
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Page 30 of 50
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i~n ~:orner l+~ts; tl~~ ~, fence sh~ali ~~;ferl~~ ~ m~ein~~ini c~f 25`,%0 ~~~ the sid~ hot~se 1~n~t1~.. ^~. 4.5' I~rtice
ttnc~. rr~~:;~s b~ a~~1~~1 r,~=1-r~e~t tl~~ fa}~QUt cr~eat~ s~ l~rg~. si~l'k. w~~r~t tc~ ~c-~~at~, mc~r~ pr~~,~~te s~ace for tl~t
hQr~3~.+~4vner; S~~cE4~l ~~~~. shalJ b~ t~l~:en ~n cc~rrj~r f7c~-~i~sE.s t,~ tnsur~ that the ch:~racter 4t tr€~nt faci~~~
archittcturt ~*~r~~+s eu•~~.~r~~! si~~~ el~.m€:r~ts,
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Page 31 of 50
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+C7~~ ic,ts that i~~t~.rf~,c~ ~,~~ith e~~r~ sp~e.~. 4rrr~nlent~[ ie~ri ferrcin~+ is ~ks~.d iE~ foe.ati~ri~ ~r~t~ere. th~ t~r~cir~g
~ttaehes t+a tl~e butfdii7,~, ~ ila~tcl~~r~;~ Qrnar~i~nt~l iron ~at~ ~~r~inii~~~rn-~ ~f 3l~"' ir~ ~,~~iclth sll~ll br. ~~~ec~ as
~~e~:essary~ tQ prcvi~ie si~e y~ard acce.ss.
~~..~~~;€~~ ~~~5~~*#~.~I7 ' ~.~~~ '~'7. "}'}-'~.~
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Page 32 of 50
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A hi~.~-ar~.hical sy~st~m ~~fthen~;tie l~nds~a~e n~~nu~n~.ntati~l~ 17~s b~.~i~ d~vtlc~~~d f~r th~ Jorcl~n Ctanch
~r•a~ert~,~ te~ it~tr~duce th~. ~arr~naur~ity~ i~a~ag~ ~r~d ~nh~nce t:i~e p~r~a~~a~c;d ~ehrtect~~r~~. Th~ rnon~~n~Gnts
r~fl~~:t th~ ran~h +~h~ract~r ~t the. sit~ ~~,~h~IL c~m~lii~~snt~n~ th~e e?~istin~ ~ntry ~f~in~nts ~t th~ adjae~n~
P~sitan<a nei~hl~~r~hµacads er~.atin~ a~~,~~rr-rleas l~l~.r~+.~l l~~.t~,~~ee~r~ tht t~,r.~~ de~.~~1a~~-n~t~ts.
K~~~ nt.i~l7bc~rh~vd ~n#ri~s h~i~~e L~eer-~ i~~r~titie~-t c~n th~. diag~at~1 belo~~. Faeh ~fth~:.se ~.ntri~s ineJud~s ~ne
Page 34 of 50
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Page 36 of 50
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Page 38 of 50
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Page 40 of 50
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Th~, d~.sig~-~ afi cl~e hi~k~er• der~sity n~.i~lib~rl~~~t-Is ti~•itl-tirr Jc~r~l~,n [~ar,cl-~ prv~aril~ies ~ se~-i~s c~fcaiiin~or~ a~~~n
s~a:c~s tha# ar~. i~ten~I~~C to s~r^~°e the ~adj~cent resi+~~nts. These c~-~ir~~~~Qn ~r•~~s ~vvill ~,ruvid~ ~ r3ng~. uf
~;~ssi~~~ ~~r~e~ ~~c:ti~Y~E. r~:cr~t~ti~n~l a~~rtuniti~,s far- the nk.i~#7h~-~rho~l resi~~~r~#s se~~r~te £rum th~ t~;ity.
p~rR,s tli~t ~4~=ifl l~~ ~wr~ilal~i~ ~1•ithi~~ fh~ Jord~~ai Ranch detfeloprn~nt. ~lCt on[y ~l~a these ~p~ces e~;}~and tl~e
an~~uE~t ~fus~k~i~. exteriar s~~:~. ~r~~r~d~c~ tcar r~.a~d~nts, ~ it tl-~e} cc?r-i7-~~ct the n€:i~libonc~~a~1's tc~ ~~ch
nth~r• ct•e~tin~ ~~fis~r~lly cc~1-~~si~,r~ eo~taii~~.inity~ T~~ ~Ik.si~r~ c~f the ~m€n~€~ ,~r~as is in#ended ta enco~.rr-
~~e ~~~~ str•i~n ~ctiLritv° at-r~ %nter~cti~i~ l~et~r,rt.~:.n r~~i~.1~:.nts. Exam~l~s at ~:,onina~n open s~:~e~ ~esign arr.
sha~.~n ~~-~ th~ t~lla~~w=in~ p~~es
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Page 41 of 50
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l`h~ ~~rt~~~~n ~p~:n ~~~u~ ~ssaci~t~;~ ~~,=~t}7 tt~e- clustGr I-~,usi:i7~ n~i~hl~ar-h~~i pr~r;~id~.s r~si~lents ~~,~itl~ ~
~~rc~ei-~ lik~ ~~~n sp~ce rviti-r r~~,=~lkn~;~, ~aths and sn~a4) la~,.~n 4~r~~s, The t~~.si~r~ ~f tkiis s~~ce is int~ri~.~~~~1
t~~ u~su~ily €~xtenct t1~e fr-~nt yar~~is ~n~1 pra~,~ir~~ ~n erl~=str~t.tt ~~ath c~f tr~u~.l, Lar~~r sha~~te t~~e~,s and or-
namt~7tal plar~tin~s 1-~i~;l-ili~ht t1-~~ c~,tt~~e ~`t~:.f c~f tht. ~r°ehiteet~.ir~. la~,ti~~~ ~re~s ex~arld th~ sp~ace v.fiile~
ma~ntainin~ ~n ii-~tim~,tc. sc~l~. C,~~nr-~~cti~r~~ t~ th~ ~~iblic si~le.~,;ralk ~r~. inel~rd~~ te~ tnvit~ ~ec~~l~ irrte thr:
G~'~Rl[11~3P1S 1Y1t~i`lC3C.
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~°°°- Optm Ixw.n arcas wicf+iri
~Qrr~r~ton Sp~e.e
~`~,~~- Publrc g~a h
, / ~' thr'ouqh tarvtr~7e~ais
d i?,
~ at eath bt~k
C~~ecre~n from pubEic
sid~w~k ~~ Csamrnbru ia~terior
Acc~,ss through priv~te c~r€~~e :~~stss
to rear ~nit emr~es
La~c~p~r~g co L~a.i~a'~r hrsmes
tresm commpra spa~e
€ ireriera~ry~ rn he.ulh_ne mc v~rt3~ ~,arlaefi7~:an
CC;1t3C`fiR:i'~'ifl t~.~~,~~Ctf'Ft fAfll&Yl[?E'tS
Laridst~tpir~g in
b~lb~ouks to
highf~ght ~orners
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~~
'"` ~3 .
Page 42 of 50
~
Rrcrv~sic a bufi~r bc[~,ve~en
priv~t~ resi~lences ~r~d
~ublrc c~p~n sp;ace vei=h
Szr~lscapin,~
:+''~ ~ti ...~1"`~~
.> , , ~ ~. , < . ~
~~
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A 5' p~,blic pax~1 sh~lt #c icrcl;;~cJezf
an the cpenmc~ sgsaCe tn c~~rt3ect
~aublGc sid~w~~cx. prraaat~ residi;r~ce.~s.
~d ~~c~o~aa! apen s~~c~ p.ucets
~ < .
E , f'ravi~i~ larg~ cans3py
stw~ tre++~s thra~;l~out =,
eaFt'q~Tlort s~?~e ~s-~
~~ ~
°, , Srnall ~exible use spaces
;~hc~iki b~: pr~vic~~d in tommpn
s~ri spa~c~s
~ `S~ t
Public cor~nections t+etween
the s2r~et ar~d' comrr~r,n e~~en
.~. . 5~2~3G~ 4h~1€ b~..° (Sf(}viCla,Cl C~lfpi,l~fl
epmate drnrQS ~c[ ~re hi~hBig~tecJ
with ae~r~c zrets and I~ticisc~pc
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Page 43 of 50
~u~;~ ~~~
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Tli~ ~n~nion c~~~r~ s~~c~ ~ss~c::i~t~d a^v~ith the sin~;l~-f~~a~il~r a[le~~f nei~hl~~.~nc~~c~d pr~-~vid~,s ~a l~rge ~-~7~rlti-use
~r~3 ~~~ith ~~~il( f~r~-~eti~n ~s a srk~~i-~rR~~~t~ ~ark f~c• ~~~jac~nt rt.si~~nts. Th~ desigr~ cst this s~~~~, ~nc:lur~t~s
~n c~p~:rt la~r,~n f~r activ~ ~f~~.r, a. tc~t-l~t, ~re~u~ ~icrric: areas, far~~ ~ha~~ tre~;s ~nd arn~m~rrt31 ~~u~dens.
Fec~estcian ~atl~s +~+.~nnect th~ fiui~li~ sic~er~~~alk t~ indiw~i~.~l~.~~~1 ~ntries ;~~~ ~F~+~vid~:. ~e~ar~iic~n l~ttr,~~~~~~ th€
h~us~:s ~nd the l~~°yt~ ~r~.~. C~~~l~-out~ in th~ ~~r-kir~~ ~r~~a ar~ utdiz~~d as ~:~ni-~~.~.tu~-~n poir,ts f~r ari~acent
4C~Ct1[1147t1 c'hY'~.~"a,
' ~ k ; ~~y ~~. ..~~
.. . ~ 5`s , ~ ~ - ~~~C~~'StCi3Y4
<^ r
~ e at. ' ~~ ~~j1~t~Ct~X3fE 310d~X`6?rtY
< ~' ~~blsc siel~walk tei
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earr~rrron~ interFVr
-~ Landscapesi bulb-out
. with pcdcs~ri9re
~ ~~ caa,necz~on to
; ;+ sidevralic
,~°°----~-°-- ~csn~rccz paehs to
~ {ror~t~ c~~ass fr~rrr
- r.ornrrarsr~ v,~al;c
Gar~r~ttart~ry sp~~
, with amenit~~ Such
as s~atsr~g~ g~taY ar~?s,
~$Q`s, +~tc:
~~ ~... ,.
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F'edes[rian ror~nectia~
.~co ad~~e~ic c~rr~mora ~r~
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, Ltndsra~~f encry~ to h~hli&ht
- commons en2ry
! .~ , r,
Page 44 of 50
~'~ *,, ~"- ~
. ,;~
Ti~t iot tviuhin e~namari apern 3pac~
~,v~th play e~qsa~~~~enc, st~ade stru~tz~re~,
seat~g, ~trade tr~s ~d landse~ping tQ
screen aeea from ad~ac€~nt ~esider~ces
~: ~:' f t ~~ ~ '---~-:e
,~
f... . . ....
5' wvide public pec~estr~an wal~c
~hr~ghaist c~n+r~csn s~safie co
li~k irr~avicla~al entr~~s and acc~s
ua parki~~ areas
8' n~ir~irnum B~~n~i~~a ~r~~ betwCen
i~di~iz~s~a! r,nies a~c# pt~blic w~ik
"anx~21 t~,ex~bl~: ~{~+ ~pace sh~l
~ be p~oridecl throughout che
cnman~ns T~ rr~re antam~te
g~atl7~rar7ga ~ancl c~auak acti~aa}r
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Page 45 of 50
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The cuir~ari~t-~ c~~ n c~i~,c;e ti•,rit#~i-~ tht. t{~~~rn nk.i~,l-~~urf7u~oc1 pr-c~~,~ici~~ p~ssiy~ rs,~r~~~tion~l spae~ and a c~n-
n~~.tic~n I~et~~:~en tiie i~~di~~~id~~~l units ~nd th~:. ~~.~l~li~; si~le~,r~aiks. L~r,dsca~in~ is ~+~o~~id~K~l t~etr~~~c;c,n tlie
m3ir~ p~;.+~estri~n patt~s ~n~! ~~rc:l-~~s t~ giv~ ~, sk.rtis~. ~,f F,ri~~~c;~° to resir~~.nts. The lar~vn are~s ~.x}~~an~ the
~~aa~e ~n~l ~~~.nt~.r ~~r~ler~ vis~r~lly ~re~k~ u~ th~ b~rdl~in~ n~~s~. Conn~~.tior~s t~ adj~c~E~t operi spaces
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Page 46 of 50
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tin~uis1~ eaeh s~~t. ~+r~vidir,,~ in~ivi~ualit}~~ t~ ~.~cf~ l~lk~ck, E'~tlis ~re rrt+~r~e [in,~~:r ar~cl ~sl~r~ting ~r-eas ai•e
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Page 47 of 50
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Page 48 of 50
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Acc:~.s~ tc~ tli~ ~ul5li~ tr•~~I ~lc~r~~ tl~~. ~~p~r~ s~~e.~ c+~r•rictar is ~3ro~ri~le~ i~~ seti=t.ral I'ocati€~r1a u,~ithr~ the clust~r
n~is~hl~~r~ht~c~d. Thes~ tx~~il ~e.~:~~~: p~i«t~ a:r~. t1i~171i~P~ted ~~,=itl, L,~~IL7-~7~_ais ~~r~d incliaf~e ir}~irma:l I~ndsc~~,in~~
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Page 49 of 50
.~~ ~~
8. Phasin Plan. No s ecific h' ~~
g p p asing is required. Any pro~ect phasing shall be established at
the time of grading permit issuance for individual neighborhoods.
9. Inclusionary Zoning Regulations. The Project's inclusionary requirements have been
satisfied through an "alternative method of compliance" under City code section 8.68.040E
as set forth in the Development Agreement, including a specific Community Benefit
Payment.
Section 5. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use,
development, improvement, and maintenance of the Project area shall be governed by the
provisions of the closest comparable zoning district as determined by the Community
Development Director and of the Dublin Zoning Ordinance except as provided in the Stage
1/Stage 2 Development Plans.
Section 6. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of
its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at
least three (3) public places in the City of Dublin in accordance with Section 36933 of the
Government Code of the State of California.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this
1St day of June, 2010 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
G:IPA#120091PA 09-011 Jordan RanchlPC Meeting 5.11.101F/NAL CC ORD Stage2.doc
Page 50 of 50