HomeMy WebLinkAbout4.6 - East Ranch (PLPA-2020-00028)STAFF REPORT
CITY COUNCIL
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Agenda Item 4.6
DATE:December 21, 2021
TO:Honorable Mayor and City Councilmembers
FROM:Linda Smith, City Manager
SUBJECT:East Ranch (PLPA-2020-00028)Prepared by: Amy Million, Principal Planner
EXECUTIVE SUMMARY:On December 7, 2021, the City Council held a Public Hearing to consider the East Ranch project, a 573-unit residential project consisting of six neighborhoods, two neighborhood parks totaling 11.5 acres, and a two-acre Public/Semi-Public site reserved for affordable housing located on Croak Road east of Fallon Road. Requested approvals include a Planned Development Zoning Stage 2 Development Plan, Vesting Tentative Tract Map No. 8563 and a Heritage Tree Removal Permit. The City Council waived the first reading and introduced the Planned Development Zoning Ordinance and adopted a resolution approving the Vesting Tentative Map and Heritage Tree Permit. The City Council will hold a second reading of an Ordinance amending the zoning map and approving a Planned Development Zoning District with related Stage 2 Development Plan for the East Ranch project.
STAFF RECOMMENDATION:Waive the reading and adopt the Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with Related Stage 2 Development Plan and CEQA Findings for the East Ranch Project.
FINANCIAL IMPACT:The costs associated with processing this request are borne by the Applicant. As part of the implementation of the project, a Community Facilities District (CFD) is proposed for the purpose of financing the maintenance, acquisition, and/or construction of public improvements on the property, including the two neighborhood parks. Condition of Approval No. 125 of the Vesting Tentative Tract Map lays out the formation of the CFD and states that if a CFD for maintenance is not formed, the City and Applicant will work together to establish a maintenance mechanism for neighborhood streets on the property (excluding the two public streets Croak Road and Central Parkway) for 20 years after City acceptance.
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In addition, the Applicant’s inclusionary housing proposal includes the payment of in-lieu fees for 25 units (to satisfy 35% of the affordable requirement). Based on the current in-lieu fee of $217,696/unit (the in-lieu fee is calculated at the timing of building permit issuance and adjusted annually on July 1 for CPI), this payment would currently be $5,442,400.
DESCRIPTION:The 165.5-acre East Ranch project site (formerly referred to as the Croak Property) is an undeveloped parcel located within the Fallon Village area of the Eastern Dublin Specific Plan (EDSP). The site is located north of Interstate 580, east of Fallon Road and the Jordan Ranch development, south of the Positano development, and adjacent to the City’s eastern city limit as shown in Figure 1 below. The undeveloped site generally increases in elevation from south to north with large background hills in the northeast portion of the property. Figure 1. Vicinity Map
The Applicant is proposing to develop the East Ranch project with a 573-unit residential project consisting of six neighborhoods, two neighborhood parks totaling 11.5 acres, and a two-acre Public/Semi-Public site reserved for affordable housing located on Croak Road east of Fallon Road.On December 7, 2021, the City Council waived the first reading and introduced an Ordinance amending the zoning map and approving a Planned Development Zoning District with a Stage 2 Development Plan and CEQA Findings for the East Ranch project. A copy of the staff report for the
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December 7, 2021 meeting is included as Attachment 2. The City Council also adopted a resolution approving the Vesting Tentative Track Map and Heritage Tree Permit for the project. Currently, the City Council is being asked to waive the second reading and adopt the Ordinance provided as Attachment 1.
ENVIRONMENTAL REVIEW:Government Code Section 65457 and California Environmental Quality Act (CEQA) Guidelines Section 15182(c) exempts certain residential projects that are consistent with a specific plan for which an environmental impact report (EIR) has been certified from further environmental review. Prior CEQA analysis for the project area includes: 1) the Eastern Dublin General Plan Amendment and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1 Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR (2005). Collectively, these three documents are referred to as the “EDSP EIRs.”Pursuant to the requirements of the CEQA, the City has determined that the proposed project qualifies for an exemption under Government Code Section 65457 and CEQA Guidelines Section 15182(c). The proposed project is consistent with the EDSP EIRs and the General Plan and EDSP land use designations for the project site. There is no part of the proposed project that triggers the need to prepare a subsequent EIR or negative declaration pursuant to CEQA Guidelines Section 15162 or Public Resources Code section 21166. Therefore, the project qualifies for a specific plan exemption and does not require subsequent environmental review or the preparation of an additional CEQA document.
STRATEGIC PLAN INITIATIVE:None.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:The City Council Agenda was posted.
ATTACHMENTS:1) Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with Related Stage 2 Development Plan and CEQA Findings for the East Ranch Project2) City Council December 7, 2021 Staff Report, without attachments
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Attachment 1
ORDINANCE NO. xx – 21
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * *
AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING
DISTRICT WITH RELATED STAGE 2 DEVELOPMENT PLAN AND CEQA FINDINGS FOR
THE EAST RANCH PROJECT
PLPA 2020-00028
(APNs 905-0002-001-01 and 905-0002-002-00)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The East Ranch Project site is located in the Fallon Village Project area. Through Ordinance
No. 32-05, the City Council adopted a Stage 1 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.
B. The Applicant, Trumark Homes, is requesting a Planned Development Zoning Stage 2
Development Plan. The proposed Project includes up to 573 residential units, two public
parks with one 5.5-acre park at the northwest corner and one 6.0-acre park south of the
project’s main entry, a 2.0-acre Public/Semi-Public site and 6.6 acres of open space.
Requested land use approvals include Planned Development Zoning Stage 2 Development
Plan, Vesting Tentative Tract Map No. 8563, and a Heritage Tree Removal Permit among
other related actions. These planning and implementing actions are collectively known as
the “East Ranch Project” or the “Project.”
C. The 165.5-acre Project site (APN 905 -0002-002-00 and 905 -0002-001-01) is located in
eastern Dublin, directly east of the Jordan Ranch development and south of Positano
development, straddling the existing Croak Road.
D. To comply with the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures, the City prepared a CEQA
Analysis in Support of a Specific Plan Exemption (“CEQA Analysis”).
E. Following a public hearing on November 9, 2021, the Planning Commission adopted
Resolution No. 21-08, recommending approval of the East Ranch Project, which resolution
is incorporated herein by reference and available for review at City Hall during normal
business hours.
F.A Staff Report dated December 7, 2021, and incorporated herein by reference with all
attachments, described and analyzed the Project, including the Planned Development
Zoning Stage 2 Development Plan, for the City Council.
G. The City Council considered the CEQA Analysis, including the EDSP EIRs, prior related
CEQA Documents, all above referenced reports, recommendations, and testimony prior to
taking action on the Project.
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SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The East Ranch Project (“the Project”) Planned Development zoning meets the purpose
and intent of Chapter 8.32 in that it provides a comprehensive development plan that is
consistent with the General Plan and Eastern Dublin Specific Plan and protects the
integrity and character of the area by creating a desirable use of land that is sensitive
to surrounding land uses by virtue of the layout and design of the site plan. The Project
is planned comprehensively and will follow development standards tailored to the
specific needs of the site. These standards will address issues such as building
setbacks, architecture, landscaping and grading. The proposed community will blend
with the natural features unique to the site through the use of design and planning. The
Applicant proposes residential, park, open space, rural residential, and public/semi-
public uses which are consistent with the land use designations in the Dublin General
Plan and the provisions and regulations for development set forth therein. The Project
proposes six residential neighborhood that are consistent with the use and density of
the surrounding areas, the General Plan and Eastern Dublin Specific Plan. The
Applicant will participate in the development of the necessary utility and circulation
infrastructure for this development in conformance with the Eastern Dublin Specific
Plan. The Project will be designed to address the uniqueness of the Specific Plan area,
taking into account the proximity of the surrounding topography. The clustering of
residential units will allow for continuity of open space area and more effective utilization
of the property.
2. Development of the Project under the Planned Development zoning will be harmonious
and compatible with existing and future development in the surrounding area in that the
site will provide a mix of housing types and public amenities for the development. The
Project site is in an area that has similar uses nearby and will tie into the existing street
network.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
1. The Planned Development zoning for the Project will be harmonious and compatible
with existing and potential development in the surrounding area in that the proposed
site plan has taken into account adjacent land uses and will provide a wide range of
amenities to and for the community within the development and the surrounding
neighborhoods. The Project is consistent with the surrounding land uses and has been
approved for residential development in the Stage I Planned Development.
2. The Project site conditions were documented in the EDSP EIRs and CEQA Analysis
that have been prepared, and the environmental impacts that have been identified will
be mitigated to the greatest degree possible. There are no site challenges that were
identified in the EIR, which could not be mitigated, that will present an impediment to
utilization of the site for the intended purposes. The site is a hillside development and
generally slopes from the north east corner to the Croak Road and Central Parkway
intersection. The denser development has been proposed to be in the flatter areas of
the site, while the more conventional single-family homes have been located in areas
that take advantage of the grade and step with the hillside. The grading proposed for
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the Project will take into consideration the hilly terrain and will be designed to avoid
excessive cuts and fills.
3. The Planned Development zoning is consistent with the Eastern Dublin Specific Plan
policies and the City’s Zoning Ordinances enacted for the public health, safety and
welfare. The Project will not adversely affect the health or safety of persons residing or
working in the vicinity or will it be detrimental to public health, safety or welfare. The
Project will comply with all applicable development regulations and standards and will
implement all adopted mitigation measures. Additionally, no noxious odors, hazardous
materials, or excessive noises will be produced. In order to ensure adequate
emergency vehicle access to all portions of the site, access is provided to the site from
Croak Road.
4. The Planned Development zoning is consistent with and in conformance with the Dublin
General Plan and Eastern Dublin Specific Plan in that the proposed residential, open
space, park and semi-public uses are consistent with the existing land use designations
for the site.
C. Pursuant to the California Environmental Quality Act, the City Council finds as follows:
1. The project is found to be exempt from CEQA pursuant to Government Code section
65457 for residential projects that are consistent with a Specific Plan. Prior CEQA
analysis for the Project area includes: 1) the Eastern Dublin General Plan Amendment
and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1 Development Plan
and Annexation Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR
(2005). Collectively, these three environmental review documents are referred to as the
“EDSP EIRs.” The CEQA Analysis prepared for the Project determined that the
proposed project qualifies for an exemption from CEQA under Government Code
Section 65457 and CEQA Guidelines Section 15182(c), which exempts residential
projects that are consistent with a specific plan for which an EIR has been certified. The
proposed project is consistent with the EDSP EIRs and the General Plan and Eastern
Dublin Specific Plan land use designations for the project site. There is no part of the
proposed project that triggers the need to prepare a subsequent EIR or negative
declaration pursuant to CEQA Guidelines Section 15162 or Public Resources Code
Section 21166. Therefore, the project qualifies for a specific plan exemption and does
not require subsequent environmental review or the preparation of an additional CEQA
document.
SECTION 3: ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the City of Dublin Zoning
Map is amended to zone the property described below to a Planned Development Zoning District:
165.5-acres within APN 905 -0002-002-00 and 905 -0002-001-01 (the “Property”)
A map of the rezoning area is shown below:
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SECTION 4. APPROVAL OF STAGE 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the Property are set
forth in the following Stage 2 Development Plan for the entire 165.5-acre project area, which is
hereby approved. Any amendments to the Stage 2 Development Plan shall be in accordance
with Section 8.32.080 of the Dublin Municipal Code or its successors.
Stage 2 Development Plan
The following is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance. This Development Plan meets all the requirements for a Stage 2 Development Plan
and is adopted as part of the Planned Development rezoning for the East Ranch Project (PLPA-
2020-00028).
The Planned Development Zoning District and this Stage 2 Development Plan provides flexibility
to encourage innovative development while ensuring that the goals, policies, and action programs
of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied.
The Stage 2 Development Plan establishes the location and size Public/Semi-Public site, but not
does establish applicable uses, density, or development standards. The Public/Semi-Public site
is subject to a subsequent Stage 2 Development Plan.
1. Statement of compatibility with the Stage 1 Development Plan. The East Ranch Stage 2
Development Plan is consistent with the Stage 1 Development Plan for the Fallon Village
Project area in that it provides for 573 residential units, two public parks with one 5.5-acre park
at the northwest corner and one 6.0-acre park south of the project’s main entry, a 2.0-acre
public/semi-public site and 6.6 acres of open space, and other related improvements approved
in Ordinance No. 32-05.
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2. Statement of Uses. Permitted, conditional, accessory and temporary uses are allowed as set
forth in the Stage 1 Planned Development for Fallon Village in Ordinance No. 32-05,
incorporated herein by reference (PA-04-040) and the Stage 1 Planned Development Rezone
amendment pertaining to the Public/Semi-Public parcel for Fallon Village in Ordinance No. 05-
21, incorporated herein by reference (PLPA-2020-00054).
3. Stage 2 Site Plan. The Stage 2 Site Plan for East Ranch shall generally be as shown below:
4. Site area, densities. The site area and densities are as follows:
Land Use Neighborhood Maximum
Number of Units Gross Acreage+Maximum
Density (du/ac)
Single Family
Residential 1 101 30.1 3.4
Single Family
Residential 2 98 23.4 4.2
Single Family
Residential 3 91 19.5 4.7
Single Family
Residential 4 85 16.8 5.1
Single Family
Residential 5 98 17.6 5.6
Medium Density
Residential 6 100 10.4 9.6
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Land Use Neighborhood Maximum
Number of Units Gross Acreage+Maximum
Density (du/ac)
Rural
Residential/Agricultural --19.4 .01-.8
Neighborhood Park --11.5 -
Public/Semi-Public --2 -
Open Space --6.8 -
Total 573 --
5. Development Regulations.
Single-Family Development Standards
CRITERIA NH 1 NH 2 NH 3 NH 4 NH 5
NH
1, 2, 3, & 5
Product Type
Conventional
SFD
Conventional
SFD
Conventional
SFD
Conventional
SFD
Cluster
SFD
Zero Lot Line
SFD
Typical
Neighborhood
Lot Size (sf) (21)6500 5225 5000 3960 3360 2500
Nominal Lot
Dimensions
(17)(21)65' x 100'55 'x 95'50 'x 110'49.5' x 80'48' x 70'-
Maximum Lot
Coverage (12)
45% Two
Story; 55%
One Story
45% Two
Story; 55%
One Story
45% Two Story;
55% One Story 55%55%55%
Maximum
Building Height
(4)(21)35'35'35'35'35'35’
Maximum
Stories 2 2 2 2 2 2
Minimum Front
Yard Setbacks
(1)(2)(15)(16)(20)
Living Area 12'12'12'10'
10' to ROW /8'
to Court
10' to ROW/
4' to PL
Porch 10'10'10'10'
8' to ROW/ 6'
to Court
10' to ROW/
4' to PL
Front-on
Garage 18'18'18'18'18'18'(13)
Swing-In
Garage (55' Lots
or Wider) (7)12'12'N/A N/A N/A
10' to ROW/
7' to PL
Minimum Side
Yard Setbacks
(1)(2)(4)(9)(10)(16)
Living Area 4'4'4'4'4'0’
Garage 5’5’5’4’4’4’
Porch 4'4'4'4'4'
0’ one side
4’ other side
Courtyard (5)0'0'0'0'0'0’
Encroachments(3)2’2’2’2’2’2’
Minimum Rear
Yard Setbacks
(1)(2)(9)(10)
Living Area
20' avg.; 10'
min (4)
15' avg.; 10'
min (4)
15' avg.; 10' min
(4)
10' avg.; 5' min
(4)
10' avg.; 5' min
(4)10’
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CRITERIA NH 1 NH 2 NH 3 NH 4 NH 5
NH
1, 2, 3, & 5
Covered Patio 10'10'10'5'5'5’
Garage 7.5’7.5’7.5’7.5’7.5’7.5’
Accessory
Structures (14)(14)(14)(14)(14)(14)
Parking Spaces
Required Per
Home (11)(12)
2 covered 1
guest
2 covered 1
guest
2 covered 1
guest
2 covered 1
guest
2 covered 1
guest
2 covered 1
guest
Minimum
Usable Private
Open Space
(SF)
500 S.F with a
min. dimension
of 10 ft. Yard
area may be
provided in
more than one
location within
a lot with a min
of 80 SF yard
or courtyard
area.
400 S.F with a
min. dimension
of 10 ft. Yard
area may be
provided in
more than one
location within
a lot with a min
of 80 SF yard
or courtyard
area.
400 S.F with a
min. dimension
of 10 ft. Yard
area may be
provided in
more than one
location within a
lot with a min of
80 SF yard or
courtyard area.
300 S.F with a
min. dimension
of 10 ft
150 S.F with a
min. dimension
of 5 ft
150 S.F with
a min.
dimension of
5 ft
Multi-Family Development Standards
CRITERIA NH 6
Product Type
Row Townhomes Townhomes w/ Private Yards
Maximum Building Height
(4)(18)40'35'
Maximum Stories(6)3 3
Minimum Setbacks (1) (2)
Building to ROW 6'10'
Porch to ROW 6'6'
Living Space to Alley,
Common Driveway, or
Private Street 6'4'
Porch to Alley, Common
Driveway, or Private Street 4'4'
Garage Face to Alley
Back of Curb 4'4'
Minimum Building
Separation
Garage Door to Garage
Door (2-Story/3-Story)28’/30'28'/28’
Porch/Balcony to
Porch/Balcony 12'8'
Front to Front 20'28'
Side to Side 10'8'
Parking Spaces Required
Per Home (11)
2 covered 1 guest 2 covered 1 guest
Minimum Usable Private
Open Space (SF)
100 SF patio with a 10' min
dimension or a 50 SF upper level
deck with a 5' min inside dimension
400 SF Yard that includes an 18'x18'
flat area or
150 S.F with a min. dimension of 5
ft(20)
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Notes
(1)Setbacks measured from property line or as otherwise noted. Setbacks to "Court" refer to back of curb.
(2)See following pages for graphic depiction of above standards.
(3)Items such as, but not limited to air conditioning condensers, porches, chimneys, bay windows, retaining walls less than 4'
in height, media centers, etc. may encroach 2' into the required setback of one side yard, provided a minimum of a 3' flat
and level area is maintained for access around the house.
(4)Subject to Building Code requirements for access.
(5)Maximum height of a front yard courtyard wall shall be 30" maximum (solid wall) or 42" maximum (transparent/fence)
(6)The third floor must be stepped back a minimum of 2.5' from front and rear elevation to reduce building mass.
(7)Three car side by side garages and swing in garages are prohibited on lots less than 55' wide. Swing-In Garage may be
utilized on Zero-Lot Line Units
(8)Retaining walls up to 4' high may be used to create a level usable area. Retaining walls in excess of 4' to create usable
area are subject to review and approval of the Community Development Director. Retaining walls over 30" in height are
subject to safety criteria as determined by the Building Official.
(9)Where a minimum 5' HOA parcel lies between a lot and an adjacent street, the lot is not considered a corner lot and interior
lot setback standards shall apply.
(10)At cul-de-sac bulbs, knuckles and similar conditions where lot depths are less than the standard depth, minimum rear yard
setback requirements may be reduced by an amount equal to the min. lot depth minus the actual depth of the lot (i.e.: 100'-
90'=10'). In no case will the rear yard setback be reduced to less than 10'.
(11)Curbside parking may be counted toward required number of guest spaces. 2 covered side-by-side spots shall be provided.
Tandem spaces may not be utilized to meet the parking requirement.
(12)An Accessory Dwelling Unit (ADU) , is permitted in neighborhoods of lots 5,000 square feet or greater only. Refer to Dublin
Municipal Code for ADU setback and design requirements.
(13)The driveway setback of the Zero Lot Line Product includes shared drive area. Products are not required to provide private
driveway parking for each unit. Guest parking will be provided via street parking.
(14)Accessory Structure Setbacks will follow the City Dublin Zoning Ordinance, Chapter 8.40 Accessory Structures and Uses
Regulations
(15)A low wall (30" or less) may encroach into the site line area. No solid structure above 30" shall be allowed; porch columns
excluded.
(16)Courtyard wall to return to side yard fence or front plane of main residential structure.
(17)Lot width dimensions may vary to provide product diversity within each neighborhood, and atypical lot shapes (i.e. Pie lots)
(18)Elevator overruns, stair coverings, decorative roof elements, and similar structures can exceed the building height limit by a
maximum of 15 percent higher.
(19)Minimum front / corner setback to living and porch may be subject to grading and specific location of top of pad hinge line
(top of slope of graded pad). A minimum flat distance of 2' should be maintained between foundation and top of pad hinge.
(20)Per the Eastern Dublin Specific Plan, 50% of the total Medium Density Market Rate units are required to have 400 SF
private flat yard space, with a minimum dimension of 18'x18'; Once 50% of the total medium density units meet the required
yard requirement, the excess units are exempt from the minimum 400 SF yard requirement, and shall provide a Minimum
150 SF with a minimum dimension of 5'
(21)Typical Lot Size and Nominal Dimensions can be modified during SDR; If the Typical Lot Size is modified to 4000 SF or
above, the neighborhood design must follow 45% Lot Coverage for a Two-Story Product. If the Typical Lot Size is modified
to below 4000 SF, the neighborhood can be designed using the 55% Lot Coverage for all products.
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12
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13
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6. Architectural Standards. The architecture of the development within East Ranch is
characterized by high-quality design homes that promote both visual compatibility and variety.
The architectural standards are organized into two sections: Architectural Components and
Architectural Styles. These standards express desired design character, which in combination
with the Preliminary Landscape Plan, conveys the overall East Ranch agrarian character and
provides a pedestrian friendly community of neighborhoods. These guidelines and the graphic
representations contained herein are for conceptual purposes only. Guidelines with the term
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“shall” are required and to be implemented, and guidelines with the term “should” are highly
recommended.
Architectural Components
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Architectural Styles
The architectural styles of East Ranch draw from the project site’s agrarian setting of the rolling
hills and its relationship to the surrounding area and existing residential neighborhoods. The
following four architectural styles identified for East Ranch are a mixture of traditional and
contemporary styles offering variation, under the Agrarian and California style umbrella, to
create interesting streetscapes:
• Traditional Farmhouse
• Modern Farmhouse
• California Revival
• Contemporary
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7. Preliminary Landscaping Plan.East Ranch emphasis is on getting outdoors and connecting
with nature through the incorporation of neighborhood parks, pocket parks, multi-use trails,
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restful overlooks and meandering footpaths that weave together the neighborhoods which
culminate in a series of public and semi-public outdoor spaces. The landscape character
defines the sense of place as refined yet rustic arcadian California. Materials and elements
such as Mediterranean planting, low stone walls, a variety of fencing (good neighbor, split rail,
view and open space),and rhythmic planting patterns will embellish an agrarian tone.
Basic Design Principles:
The landscape design including the plant palette and design themes, shall be
complimentary to the architecture in each neighborhood, unique to the neighborhood
and also use design themes that tie the entire East Ranch community together.
The streetscape and pathway network will provide recreation opportunity and reinforce
a connection to nature.
The community fencing and wall system will be designed to visually recede into the
setting to the extent possible.
Management of open space and maintenance of common areas will be an integral
component of the landscape system.
Plant material shall be consistent selected appropriately for location and microclimate.
Provide a combination of evergreen, deciduous and flowering trees.
Street trees shall be deciduous to demonstrate the seasons and patterns of nature. The
street trees will be used to define the neighborhoods. Refer to conceptual tree plan
below.
Conceptual Street Tree Plan
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The community is designed around four primary landscape features:
o The Main and Secondary Community Entries.The Main Community Entry is the
formal announcement of arrival to the East Ranch community. The Secondary
Community Entries will be reminiscent of the Primary Entry overall character. They
will be of a smaller scale but consist of similar materials and components.
o The Water Quality Bains.The Water Quality Basins are a prominent feature at the
arrival point to the community. The plant material found within will take on a mosaic
effect that demonstrates the bloom and growth cycles of seasonal grasses in gentle
patterns and large swaths. All plant material found within the basins shall conform
with the Alameda County C.3 Stormwater Technical guidelines and requirements.
o The Main Spine (Croak Road).The Main Spine of Croak Road connects the greater
East Ranch community with its allee and greenbelt.The northern and southern
parks bookend the community and are connected via this spine.
o Northern and Southern Parks. East Ranch includes two neighborhood parks. The
Northern and Southern Parks are recreation hubs for the East Ranch community
and greater neighborhood. They anchor each end of the main spine along Croak
Road and complete a central green corridor.
Northern Park:
Natural in its look and feel sitting just
south of the riparian corridor, the
Northern Park’s proximity to the
existing open space trail system is
one of its most important features.
The park completes the connection to
Jordan Ranch and Positano
neighborhoods and allows
pedestrians from East Ranch a safe
and easy way to access the greater
Dublin trail network. The northern
edge of the park has a fair amount of
topography will remain natural and
provide a gentle transition to the
existing adjacent area. The more
active areas of the park will include
restrooms, tot lot and toddler play
areas, BBQ area with shade
structures and a fenced dog park with
two separate areas for small and
large dogs with their own respective
entries. The overall park theming will
take cues from the surrounding
architecture of the community and is
geared toward smaller groups, kids,
and families.The following is a
conceptual image of the Northern
Park.
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Southern Park:
The Southern Park serves as a
gateway into the East Ranch
community. Being centrally
located and the open space
anchor to the community, the
programming for this park will
include elements that appeal to a
wide range of ages and mobilities.
Those elements include a large
central green space, perimeter
trail system, basketball court,
pickleball courts, tennis courts,
bocce courts, tot lot and toddler
play areas, picnic areas with
shade structures and restrooms.
The overall look of this open space
area will work to solidify that rural
agrarian character the community
is built upon. The following is a
conceptual image of the Southern
Park.
8. Phasing Plan.The project is to be developed in two phases for the backbone streets and
infrastructure and two phases for the development as shown the phasing plan below.
9. Inclusionary Zoning Regulations. The Project is subject to the Inclusionary Zoning
Regulations (Chapter 8.68) for the provision of affordable housing as a residential
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development of 20 units or more. The City’s Regulations also allow for exceptions commonly
referred to as an “alternative method of compliance.” These exceptions include the payment
of fees in lieu of constructing affordable units, construction of off-site housing projects, land
dedication, etc.
The inclusionary housing requirement is 72 (71.6) units and will be satisfied as follows:
In-Lieu Fee: 35% (25 units) to be satisfied via payment of an “In-Lieu Fee” as
provided by the City’s fee schedule.
On-site Below Market Rate Units: 25% (18 units) to be satisfied by providing 14
“moderate” income zero-lot line single-family units dispersed throughout
neighborhoods 1, 2, 3 and 5 and four (4) "moderate" income units in neighborhood
6.
Land Contribution: 40% to be satisfied by dedicating two acres of stand-alone land
(Public/Semi-Public parcel) to allow for future development of 77 units of affordable
housing by an affordable housing developer.
On-site Accessory Dwelling Units/Second Units: 50 deed-restricted attached ADUs.
10. Applicable Requirements of the Dublin Zoning Ordinance. Except as specifically provided
in this Stage 2 Development Plan or the Stage 1 Development Plan (Ordinance No. 32-05),
the use, development, improvement and maintenance of the Property shall be governed by
the provision of the Dublin Zoning Ordinance pursuant to 8.32.060C or its successor. The
closest comparable zoning districts are as follows:
R-1 Single Family Residential District for Neighborhoods 1-5
R-M Multi-Family Residential District for Neighborhood 6
SECTION 5. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three public
spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
SECTION 6. EFFECTIVE DATE
This Ordinance shall take effect 30 days following its adoption.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 21st day of
December 2021, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
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ATTEST:
___________________________
City Clerk
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STAFF REPORT
CITY COUNCIL
Page 1 of 16
Agenda Item 6.1
DATE: December 7, 2021
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT:
East Ranch (PLPA-2020-00028)
Prepared by: Amy Million, Principal Planner
EXECUTIVE SUMMARY:
The City Council will consider a proposal to develop a 165.5-acre site with a 573-unit
residential project consisting of six neighborhoods, two neighborhood parks totaling 11.5
acres, and a two-acre Public/Semi-Public site reserved for affordable housing located on
Croak Road east of Fallon Road. The project site straddles existing Croak Road with Jordan
Ranch to the west, Positano to the north and undeveloped land to the east and south with the
Interstate 580 beyond. Requested approvals include a Planned Development Zoning Stage 2
Development Plan, Vesting Tentative Tract Map No. 8563 and a Heritage Tree Removal
Permit. The City Council will also consider an exemption from the California Environmental
Quality Act (CEQA).
STAFF RECOMMENDATION:
Conduct a public hearing, deliberate and take the following actions: a) find the project
exempt from CEQA pursuant to Government Code Section 65457 and waive the reading and
INTRODUCE an Ordinance Amending the Zoning Map and Approving a Planned Development
Zoning District with a Stage 2 Development Plan and CEQA Findings for the East Ranch
Project; and b) adopt the Resolution Approving Vesting Tentative Tract Map No. 8563 and a
Heritage Tree Removal Permit Related to the East Ranch Project.
FINANCIAL IMPACT:
The costs associated with processing this request is borne by the Applicant. As part of the
implementation of the project, a Community Facilities District (CFD) is proposed for the
purpose of financing the maintenance, acquisition, and/or construction of public
improvements on the property, including the two neighborhood parks. Condition of
Approval No. 125 of the Vesting Tentative Tract Map (Attachment 2) lays out the formation of
the CFD and states that if a CFD for maintenance is not formed, the City and Applicant will
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work together to establish a maintenance mechanism for neighborhood streets on the
property (excluding the two public streets Croak Road and Central Parkway) for 20 years after
City acceptance.
In addition, as stated within the report, the Applicant’s inclusionary housing proposal
includes the payment of in-lieu fees for 25 units (to satisfy 35% of the affordable
requirement). Based on the current in-lieu fee of $217.696/unit (the in-lieu fee is calculated at
the timing of building permit issuance and adjusted annually on July 1 for CPI), this payment
would currently be $5,442,400.
DESCRIPTION:
The 165.5-acre East Ranch project site (formerly referred to as the Croak Property) is an
undeveloped parcel located within the Fallon Village area of the Eastern Dublin Specific Plan
(EDSP). The site is located north of Interstate 580, east of Fallon Road and the Jordan Ranch
development, south of the Positano development, and adjacent to the City’s eastern city limit
as shown in Figure 1 below. The undeveloped site generally increases in elevation from south
to north with large background hills in the northeast portion of the property.
Figure 1. Vicinity Map
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Background
On January 7, 1994, the City Council adopted a General Plan Amendment and EDSP, which
provides a comprehensive land use program for the planning area of roughly 3,300 acres,
along with goals and policies to guide future public and private actions relating to the area’s
development.
On December 20, 2005, the City Council adopted a General Plan and EDSP Amendment for the
Fallon Village area, which includes the East Ranch property. Related actions included
adopting a Planned Development (PD) zoning district with a Stage 1 Development Plan
(Ordinance No. 32-05) to establish regulations for the allowed land uses associated with
development, improvement, and maintenance of the project area. The General Plan and
EDSP assigned land use designations, as amended, for the East Ranch site are shown in Table
1 below. Development was generally assumed at the mid-point density for a total of 573
residential units.
Table 1. Existing Land Use Designations
Land Use Designation Acres
Allowed
Density Range
Allowed
Unit Range
Assumed
Density
Assumed #
of Units
Single-Family
Residential 115.4 0.9-6.0 10-692 units 4 du/acre 469
Medium Density
Residential 10.4 6.1-14 62-146 units 10 du/acre 104
Rural
Residential/Agricultural 19.4 0.01-0.8 -- -- --
Neighborhood Park 11.5 -- -- -- --
Public/Semi-Public 2 -- -- -- --
Open Space 6.8 -- -- -- --
Total 165.5 -- -- -- 573
On December 2, 2008, the City Council amended the Stage 1 Development Plan (Ordinance
No. 45-08) to establish development standards for private yards within the Medium Density
Residential land use designation of the Fallon Village area. Standards require that at least 50%
of the Medium Density units include private yards that meet the following minimum
standards: a) minimum 400 square feet of contiguous private, flat yard area; b) minimum
dimension of 18 feet by 18 feet; and c) include privacy fencing. Additionally, common areas
shall be provided for units that do not have a private yard meeting the minimum standards.
On October 15, 2019, City Council held a Study Session and received a presentation on a Pre-
Application submitted by Trumark Homes for the East Ranch project. The proposal included
development of 573 residential units, including approximately 261 age-qualified units, two
parks totaling 11.5 acres, and a two-acre Semi-Public site on 165.5 acres. The age restricted
portion of the project was proposed for individuals of 55 years or older. Three home types
were proposed, including 96 triplexes, 100 park court style single-family homes, and 65
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single-family homes on standard lots.
On May 4, 2021, City Council held a second Study Session on the East Ranch project. The
Study Session included a presentation on the proposed project, which had been refined, and
feedback on the overall project, location of proposed parks, and the applicant’s proposal to
satisfy the requirements of the Inclusionary Zoning Regulations.
On July 20, 2021, the City Council approved a General Plan and EDSP Amendment to change
the land use designation of a portion of the GH PacVest and East Ranch properties from Semi-
Public to Public/Semi-Public to allow a broader range of uses, including the potential for
affordable housing developed by a non-profit entity. In addition, the City Council adopted
Ordinance No. 05-21, amending the Stage 1 Development Plan pertaining to the Public/Semi-
Public sites on the GH PacVest and East Ranch properties.
Current Project
The proposed project includes 573 residential units in six neighborhoods, two public parks
with one 5.5-acre park at the northwest corner of the site and one 6.0-acre park near the
project’s main entry east of Croak Road and north of Central Parkway, a two-acre Public/Semi-
Public site that would be reserved for affordable housing, and 6.8 acres of open space (refer to
Figure 2). The requested approvals include a Planned Development Zoning Stage 2
Development Plan, a Vesting Tentative Tract Map to subdivide the property, and a Heritage
Tree Removal Permit.
Figure 2. Proposed Illustrative Site Plan
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Planned Development Zoning
The application includes a Planned Development Zoning Stage 2 Development Plan. The Stage
2 Development Plan builds off the exiting Stage 1 Development Plan (Ordinance No. 32-05),
which established the specific uses that are permitted by right, conditionally permitted, and
prohibited as well as the overall development density and intensity.
The Stage 2 Development Plan focuses on the details and establishes the development
standards and guidelines for East Ranch. The proposed Stage 2 Development Plan includes a
site plan, development regulations (including density, setbacks, height, parking, etc.),
architectural and landscape standards, a phasing plan, inclusionary housing requirements
and a site plan for 573 residential units in six distinct neighborhoods. An overview of the
Stage 2 Development Plan is provided below.
A Site Development Review Permit will be required prior to development of each
neighborhood and would be subject to Planning Commission approval. Detailed design and
elevation drawings would be provided at that time.
Stage 2 Site Plan and Circulation
The Stage 2 Site Plan for the East Ranch project as shown in Figure 2 above, provides the
general location and layout the six neighborhoods, two public parks, the two-acre
Public/Semi-Public site as well as the open space.
The Stage 2 Site Plan also shows the location and layout of streets including the completion of
the public street connections planned as part of Fallon Village. The project includes
improvements and widening of Croak Road that would complete the connection from the
Positano neighborhood to the north to Central Parkway and would eventually be improved
further south to connect with the future Dublin Boulevard extension. In the ultimate
configuration, Croak Road will intersect the future Dublin Boulevard extension and provide
primary access to East Ranch from the south. In the interim, until the Dublin Boulevard
extension is constructed, proposed Croak Road improvements would connect Positano
Parkway to Central Parkway. South of the project site, Croak Road would be improved and
widened to provide interim access from the project site to the existing Fallon Road
intersection. During this interim condition, primary access to East Ranch would come from
the west, via Central Parkway, or from the north, via Positano Parkway.
In addition, the project would extend Central Parkway into the project and provide access to
future development of the GH PacVest, Righetti, and Branaugh properties to the south. Both
the Croak Road and Central Parkway extensions would be improved to their ultimate
configuration within the project site. Primary access into the East Ranch neighborhoods and
parks would be from Croak Road north of Central Parkway. In addition, the project proposes
to optimize the signal timing at the intersection of Central Parkway and Sunset View Drive to
improve existing traffic operations near Cottonwood Creek School, particularly during peak
periods. These street improvements are further detailed in the Vesting Tentative Tract Map,
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Attachment 3.
Density
Project density would range from 3.4 to 9.6 dwelling units per acre. Single-family residential
units are proposed within five neighborhoods totaling 473 residential units. Although the
specific design of these homes is not proposed at this time, the Stage 2 Development Plan
conceptual architecture includes a combination of one- and two-story homes, a variety of
colors and materials, and a minimum two-car garage. With the single-family neighborhoods,
the affordable housing units are proposed to be dispersed through neighborhoods 1, 2, 3 and
5. These units are proposed as zero lot line single-family homes and would be detached on
three sides and share a side lot line on one side. Table 2 provides a summary of the unit
breakdown and minimum lot size in each of the five single-family neighborhoods.
Table 2. Summary of Single-Family Neighborhoods
Neighborhood No. of
Conventional
Single-Family
Units
No. of Zero Lot
Line Single-
Family
Affordable Units
Total
No. of Units
Minimum Lot Size1
1 99 2 101 6,500 SF
2 96 2 98 5,225 SF
3 85 6 91 5,500 SF
4 85 0 85 3,960 SF
5 94 4 98 3,360 SF
TOTAL 459 14 473
1 Minimum lot size does not include the 14 zero lot line affordable units
For the sixth neighborhood, the Applicant proposes to develop 100 Medium-Density
residential units. There are two options for development of this neighborhood: 1) Rowhomes;
and 2) Rowhomes with a private yard. For either option, the neighborhood would be
composed of a combination of two- and three-story townhomes. Similar to the single-family
neighborhoods, the affordable housing units would be dispersed through the neighborhood.
Site and Development Standards
Development standards are proposed to create six distinct neighborhoods supporting homes
of various sizes and styles. The size of the single-family lots would range from 2,500 to 6,500
square feet. Building off the existing Stage 1 Development Plan, the single-family homes
would be a mix of one- and two-story buildings with a maximum height of 35 feet. The
townhomes would be a combination of two- and three-story buildings with a maximum height
of 45 feet. A minimum of two covered parking spaces and one guest parking space are
required for every unit in the project area. A complete list of all development standards is
included in the proposed Planned Development Ordinance (Attachment 1).
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Architectural and Landscape Standards
The architectural and landscape standards provided in the Stage 2 Development Plan provide
the framework for the future Site Development Review Permits. The architecture of the
development within East Ranch is characterized by high-quality design that promote both
visual compatibility and variety. The architectural standards are organized into two sections:
Architectural Components and Architectural Styles. These standards express desired design
character, which in combination with the Preliminary Landscape Plan, conveys the overall
East Ranch agrarian character and provides a pedestrian friendly community of
neighborhoods.
The architectural styles of East Ranch draw from the project site’s agrarian setting of the
rolling hills and its relationship to the surrounding area and existing residential
neighborhoods. There are four architectural styles proposed and include a mixture of
traditional and contemporary styles offering variation, under the Agrarian and California
style umbrella, to create interesting streetscapes. According the Applicant, the four
architectural styles are described as follows:
1. Traditional Farmhouse. This is the rootstock for many East Ranch neighborhoods,
giving itself over to a range of interpretations, hybrids and variations. At its simplest, it
is defined by understated detail, utilitarian functionality and practical charm that
reflect a back-to-nature lifestyle. Traditional Farmhouse homes are typically simple in
massing, often with covered porches and gabled roofs, wood columns and posts.
2. Modern Farmhouse. An evolutionary iteration of the traditional farmhouse, this style
builds on the cornerstones of comfort and practicality with a modern lifestyle twist.
Massing and forms are more asymmetrical. Contemporary and traditional materials
invent new harmonies and corrugated roofing, stone veneer and vertical board and
batten siding, giving distinction and variety to the neighborhood.
3. California Revival. Like pages in California history, California Revival homes are a
compilation of Ranch and Prairie styles that create a connection between interiors and
exteriors. These homes are meant to blend with the landscape, with natural colors,
simple, subtle design and elegant relationships between indoor and outdoor living
areas. California Revival uses elements such as overhanging eaves, wide front porches
framed by tapered columns and pop-up second floors. Stone, wood and stucco
eclecticism, set in organic surroundings, deepen individual character.
4. Contemporary. Contemporary architecture shook-up the California style scene for
decades in the mid-1900s and is returning with the high desire for single-story living
with a strong connection to nature. As the need for large homes is replaced with the
need for sunlight and breeze, New-Century Modern architecture will reintroduce
clerestory windows, open-beam ceilings, and indoor/outdoor courtyards and atriums.
The landscape standards are proposed to complement and enhance the architecture through
the development. The emphasis for East Ranch is getting outdoors and connecting with
nature through the incorporation of neighborhood parks, pocket parks, multi-use trails,
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restful overlooks and meandering footpaths that weave together the neighborhoods which
culminate in a series of public and semi-public outdoor spaces. The landscape character
defines the sense of place as refined yet rustic arcadian California. Materials and elements
such as Mediterranean planting, low stone walls, a variety of fencing (good neighbor, split
rail, view and open space), and rhythmic planting patterns would embellish an agrarian tone.
Examples of the architectural styles and the preliminary landscape plan are included in the
proposed Planned Development Ordinance (Attachment 1).
Neighborhood Parks
East Ranch includes two neighborhood parks. The Northern and Southern Parks are
recreation hubs for the East Ranch Community and greater neighborhood. They anchor each
end of the main spine along Croak Road and complete a central green corridor. The following
provides an overview of the conceptual designs for the Stage 2 Development Plan. The final
designs are subject to the City’s park planning and community input process.
Northern Park: Natural in its look and feel
sitting just south of the riparian corridor, the
Northern Park’s proximity to the existing open
space trail system is one of its most important
features. The park completes the connection to
Jordan Ranch and Positano neighborhoods and
allows pedestrians from East Ranch a safe and
easy way to access the greater Dublin trail
network. The northern edge of the park has a
fair amount of topography. The area would
remain natural and provide a gentle transition to
the existing adjacent area. The more active areas
of the park would include restrooms, tot lot and
toddler play areas, BBQ area with shade
structures and a fenced dog park with two
separate areas for small and large dogs with
their own respective entries. The overall park
theming will take cues from the surrounding
architecture of the community and is geared
toward smaller groups, kids, and families.
Figure 3 provides a conceptual image of the
Northern Park.
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Southern Park: The Southern Park serves as a
gateway into East Ranch. Being centrally located
and the open space anchor to the community,
the programming for this park would include
elements that appeal to a wide range of ages and
mobilities. Those elements include a large
central green space, perimeter trail system,
basketball court, pickleball courts, tennis courts,
bocce courts, tot lot and toddler play areas,
picnic areas with shade structures and
restrooms. The overall look of this open space
area would work to solidify that rural agrarian
character the community is built upon. Figure 4
provides a conceptual image of the Southern
Park.
Permitted, Conditional and Temporary Land Uses
The Stage 1 Development Plan (Ordinance No.
32-05 as amended by Ordinance No. 05-21)
established the permitted, conditional and
temporary land uses allowed within Fallon
Village, including the East Ranch site. The permitted and conditionally permitted uses vary
between the different land use designations. Temporary uses are allowed as stated in the
Zoning Ordinance. An overview of the types of uses for each land use designation is provided
in Table 3 below. This is not an exhaustive list but provides context as to the types of uses
envisioned for Fallon Village. No changes to the existing allowable uses are proposed as part
of the East Ranch project.
Table 3. Overview of Allowed Uses
Land Use Designation Permitted Land Uses
Conditionally Permitted
Land Uses
Single-Family
Residential
Single Family Dwelling
Accessory Dwelling Unit
Accessory Structures/Uses
Home Occupation
Community Care Facility (small)
Small/Large Day Care Home
Ambulance Service
Bed and Breakfast Inn
Boarding House
Community Facility
Day Care Center
Plant Nursery
Semi-Public Facilities
Medium Density
Residential
Single Family Dwelling
Accessory Dwelling Unit
Accessory Structures/Uses
Multi-Family Dwelling
Home Occupation
Small/Large Day Care Home
Bed and Breakfast Inn
Boarding House
Community Care Facility
Day Care Center
Semi-Public Facilities
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Land Use Designation Permitted Land Uses
Conditionally Permitted
Land Uses
Rural
Residential/Agricultural
Agricultural Accessory Use –
Office
Animal Keeping – Residential
Drainage and Water Quality Pools
Single Family Dwelling
Small/Large Day Care Home
Stormwater Detention Ponds
Agricultural Housing
Agricultural Processing
Animal Keeping Agricultural
Animal Keeping Commercial
Horse Keeping
Plan Nursery
Recreational Facility-Outdoor
Neighborhood Park
Community Park
Neighborhood Park
Recreational and Educational
Facility
Trail Staging Area
Public/Semi-Public
Public Schools
Libraries
Fire Stations
Special Needs Program Facilities
Community Centers
Hospitals
Housing developed by a non-
profit entity (affordable housing)
Open Space
Conservation Areas
Drainage and Water Quality Pools
Private or Public Infrastructure
Resource Management
Stormwater Detention Ponds
Trails and Maintenance Roads
Inclusionary Zoning
The City’s Inclusionary Zoning Regulations (DMC Chapter 8.68) require all new residential
projects of 20 units or more to construct 12.5% of the total number of units as affordable units
or satisfy the requirement through exceptions or alternatives approved by the City Council.
The units shall reflect the range of numbers of bedrooms provided in the project as a whole
but may be smaller in size. The exceptions and alternatives allowed by the Inclusionary
Zoning Regulations include the following: a) payment of fees in-lieu of constructing up to 40%
of the units; b) off-site projects; c) land dedications; d) credit transfers; and e) waiver of
requirements or alternative methods of compliance as approved by the City Council.
The City recently approved a General Plan Amendment (Resolution No. 85-21) to change the
existing land use designation of two sites, including the two-acre site on the East Ranch
property, from Semi-Public to Public/Semi-Public to allow a broader range of uses, including
the potential for affordable housing developed by a non-profit entity. The new General Plan
land use designation of the two sites increases the availability of land for affordable housing,
contributing to the City’s ability to meet its Regional Housing Needs Allocation (RHNA).
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The proposed East Ranch project generates a requirement to provide 72 affordable units. The
Applicant is proposing an alternative method of meeting this requirement as follows:
• Construction of 18 moderate income units reasonably dispersed throughout the various
neighborhoods (to satisfy 25% of affordable requirement);
• Payment of in-lieu fees for 25 units (to satisfy 35% of the affordable requirement).
Based on the current in-lieu fee of $217,696/unit (the in-lieu fee is calculated at the
timing of building permit issuance and adjusted annually on July 1 for CPI) this
payment would currently be $5,442,400;
• Dedication of the two-acre Public/Semi-Public site for a future affordable housing
project. Preliminarily, this site would provide 77 units of very low/low-income
affordable rental housing (to satisfy 40% of the affordable requirement); and
• Construction of 50 deed restricted accessory dwelling units affordable to low-income
households.
Staff is supportive of the applicant’s proposed alternative method. Staff believes that the
proposed project will deliver superior affordable housing when contrasted with the type of
affordable housing than would be provided if the project were fully compliant with the
Inclusionary Zoning Regulations.
Project Phasing
The initial mass grading for the site is planned to occur in one phase. The project would be
developed in two phases for the backbone streets and infrastructure and two phases for the
development. Figure 5 below shows the phasing plan.
Figure 5. Phasing Plan
An Ordinance approving the proposed Planned Development Rezoning with a Stage 2
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Development Plan is included as Attachment 1 to this staff report.
Vesting Tentative Tract Map
The application includes a request for Vesting Tentative Tract Map (VTTM) No. 8563 to create
the individual development parcels, identify those areas that would be reserved as parks
(such as the two neighborhood parks), open and/or common space, easements to provide
access through the project site, preliminary grading, drainage, stormwater management and
utilities. As stated in Stage 2 Site Plan and Circulation above, the project includes the
completion of public street connections planned as part of Fallon Village. The VTTM defines
the right-of-way improvements for Croak Road and Central Parkway as well as all the smaller
internal streets.
Project implementation includes the proposal for a Community Facilities District (CFD) for
the purpose of financing the maintenance, acquisition, and/or construction of public
improvements on the property, including the two neighborhood parks. Condition of
Approval No. 125 of the VTTM (Attachment 2) lays out the formation of the CFD and states
that if a CFD for maintenance is not formed, the City and Applicant will work together to
establish a maintenance mechanism for neighborhood streets on the property (excluding the
two public streets Croak Road and Central Parkway) for 20 years after City acceptance.
Heritage Tree Removal Permit
The City encourages the preservation of heritage trees through its development review and
permit approval process. DMC Chapter 5.60 “Heritage Trees” defines a heritage tree as any
oak, bay, cypress, maple, redwood, buckeye and sycamore tree having a trunk or main stem
of twenty-four (24) inches or more in diameter at four (4) feet six (6) inches above natural
grade. The project includes a request for a Heritage Tree Removal Permit to remove four
heritage trees (two coast live oaks, one river she-oak, and one cypress). The Applicant
submitted an arborist report prepared by Live Oak Associates, attached to this report as
Attachment 5. The heritage tree summary provided in the arborist report incorrectly states
on page 9 that only three of the trees proposed for removal are heritage trees. As identified in
Appendix A of the arborist report, there are four trees that meet the City’s “heritage tree”
definition. The four trees (designated as #222, #477, #488 and #516) are located near Croak
Road and are highlighted in Figure 2a of the report.
In deciding whether to issue a Heritage Tree Removal Permit, the decision shall be based on
the following criteria:
1. The condition of the tree or trees with respect to health, imminent danger of falling,
proximity to existing or proposed structures and interference with utility services
or public works projects;
2. The necessity to remove the tree or trees for reasonable development of the
property;
3. The topography of the land and the effect of the removal of the tree on erosion, soil
retention and diversion or increased flow of stream waters;
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4. The number of trees existing in the neighborhood and the effect the removal would
have upon shade, privacy impact, scenic beauty and the general welfare of the city
as a whole.
The trees were identified in the arborist report as being in “fair” or “good” condition, which
means they have healthy foliage and minor or no defects. The East Ranch site generally
slopes from the northeast corner to Croak Road and Central Parkway intersection. The
grading proposed for the project takes into consideration the hilly terrain, which includes a
50-foot grade change on the south end of the project site. Staff believes that the removal of the
heritage trees is necessary due to the required grading in order to create stable developable
land, as well as the stormwater treatment area in the southwest corner of the project site. It is
also in accordance with the General Plan, Eastern Dublin Specific Plan, and Stage 1 zoning.
The proposed Planned Development Rezone Stage 2 Development Plan for the East Ranch
project includes a preliminary landscape plan and a conceptual street tree plan creating a
foundation for the landscape plan in the Site Development Review Permit. According to the
Applicant, the landscape plan will include approximately 1,500 trees in addition to other low-
lying plant material.
A Resolution approving the VTTM and a Heritage Tree Permit for the proposed project is
included at Attachment 2 to this report with the VTTM included as Attachment 3.
Consistency with General Plan, Eastern Dublin Specific Plan and Zoning Ordinance
The project is consistent with the General Plan and EDSP land use designations of Single-
Family Residential, Medium Density Residential, Rural Residential/Agricultural,
Neighborhood Park, Public/Semi-Public, and Open Space, and consistent Planned
Development Zoning. Section 1.8 of the General Plan states: “the Dublin General Plan Land
Use Map identifies the location of land uses…Minor deviations in roadway alignments or
open space configurations should not be considered inconsistent with the General Plan.”
Section 4.2 of the EDSP states that: “Due to the scale of the map, the location of road
alignments and land use boundaries in Figure 4.1 are approximate. This generalized depiction
of the planning area will require some flexibility when interpreting the plan. Minor
adjustments to road alignments and boundaries may be necessary when individual
applications for development are submitted.” The project’s proposed land use configurations
include minor adjustments to roadway alignments, open space configurations, and
boundaries, consistent with the General Plan and EDSP. Specifically, the location of the
Medium Density Residential site has been shifted east, the two Neighborhood Parks have
been shifted adjacent to Croak Road to the northern and southern areas of the property, a
portion of the Open Space designation shifted east of Croak Road and the location of the
Public/Semi-Public parcel is designated. However, as shown in Table 1 above, the gross acres
for each designation remains the same.
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Figure 6. Existing Land Use Designation Proposed Land Use Designations
Project’s Relationship to State Housing Laws and Policy.
The applicant has designed the project under state housing laws to limit the City’s discretion
on the project. The Housing Accountability Act (Government Code section 65589.5), the
Housing Crisis Act of 2019 (Senate Bill 330), and various other state laws prevent or restrict the
ability to deny projects that are consistent with applicable, objective standards in effect at a
time when the application is deemed complete. The project is designed to be consistent with
the applicable General Plan and Specific Plan designations, the applicable zoning regulations,
and other policies, as a means of limiting the City’s discretion. The one clear area where the
City Council has significant discretion is on whether or not to approve the applicant’s
proposed alternative method of complying with the Inclusionary Zoning Regulations.
Despite the limits on the City’s discretion, the applicant has agreed to a number of items that
are not required by existing City policy. For example, the applicant has agreed to a condition
of approval that will require the formation of a CFD to pay for infrastructure maintenance. In
addition, the applicant proposes a voluntary $300,000 community benefit payment to the City
specifically to assist with signage in the Downtown area.
ENVIRONMENTAL REVIEW:
Government Code Section 65457 and California Environmental Quality Act (CEQA) Guidelines
Section 15182(c) exempts certain residential projects that are consistent with a specific plan
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for which an environmental impact report (EIR) has been certified from further
environmental review. Prior CEQA analysis for the project area includes: 1) the Eastern
Dublin General Plan Amendment and Specific Plan EIR (1993); 2) the East Dublin Properties
Stage 1 Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village
Supplemental EIR (2005). Collectively, these three documents are referred to as the “EDSP
EIRs.”
Pursuant to the requirements of the CEQA, the City has determined that the proposed project
qualifies for an exemption under Government Code Section 65457 and CEQA Guidelines
Section 15182(c). The proposed project is consistent with the EDSP EIRs and the General Plan
and EDSP land use designations for the project site. There is no part of the proposed project
that triggers the need to prepare a subsequent EIR or negative declaration pursuant to CEQA
Guidelines Section 15162 or Public Resources Code section 21166. Therefore, the project
qualifies for a specific plan exemption and does not require subsequent environmental
review or the preparation of an additional CEQA document (EIR or MND). The CEQA Analysis
in Support of Specific Plan Exemption is included as Attachment 6 to this staff report with all
appendices included as Attachments 7-14.
PLANNING COMMISSION REVIEW:
On November 9, 2021, the Planning Commission held a public hearing to consider the
proposed project and make a recommendation to the City Council.
As part of the public hearing, 11 members of the public provided comments regarding the
project. The public expressed support for the inclusionary housing proposal and more
specifically development of the two-acre Public/Semi-Public site for affordable housing. They
also expressed concern regarding the biological impacts to the existing wildlife associated
with the development, potential insufficient water supply, public safety’s ability to serve this
new community, reliance on the previous environmental impact report and the project’s
proximity to the Livermore Airport.
The Commission asked various questions and made comments regarding lot size and
increasing the proposed density to accommodate more moderate- and low-income residents,
the zero-lot line single-family homes blending in with the neighborhood, heritage tree
removal and the proposed grading, fire safety and access, the inclusionary housing proposal
and the use of in lieu fees, pedestrian paths and safe school access connections, the lack of
attendance at the first community outreach meeting, and water allocation to ensure it is a
viable project.
The Planning Commission adopted Resolution No. 21-08 recommending approval of the
project by a 3-2 vote (refer to Attachment 4). The votes not in support of the project were
based on the lack of variety of housing for lower income residents and need for additional
detail and information to make a recommendation to the City Council.
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STRATEGIC PLAN INITIATIVE:
None.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Two City-led Community Meetings were held on September 8 and 9, 2021, to provide Dublin
residents with information about the proposed East Ranch project. No residents attended the
meeting on September 8. Six residents attended the meeting on September 9 along with
members of the applicant team. Staff provided a presentation that included an overview of
the new Community Meeting concept, the City’s development review process, and the
proposed project. Questions were asked about the affordable housing proposal and support
for providing all the affordable housing units within project area.
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the proposed project to advertise the project and the upcoming public
hearing. A public notice also was published in the East Bay Times and posted at several
locations throughout the City. The project was also included on the City’s development
projects webpage. A copy of this Staff Report has been provided to the Applicant.
ATTACHMENTS:
1) Ordinance Amending the Zoning Map and Approving a Planned Development Zoning
District with a Stage 2 Development Plan and CEQA Findings for the East Ranch Project
2) Resolution Approving Vesting Tentative Tract Map No. 8563 and a Heritage Tree
Removal Permit Related to the East Ranch Project
3) Exhibit A to Attachment 2 Vesting Tentative Tract Map
4) Planning Commission Resolution No. 21-08
5) Arborist Report
6) CEQA Analysis in Support of Specific Plan Exemption
7) Appendix A to CEQA Analysis – Biological Resources Assessment
8) Appendix B to CEQA Analysis – Preliminary Aquatic Resources Delineation Report
9) Appendix C to CEQA Analysis – Archeological and Historical Resources Survey Report
10) Appendix D-1 to CEQA Analysis – Due Diligence Level Geographical Investigation
11) Appendix D-2 to CEQA Analysis – Geotechnical and Geologic Review
12) Appendix E to CEQA Analysis – Phase 1 Environmental Site Assessment
13) Appendix F to CEQA Analysis – Stormwater Quality and Hydromodification
14) Appendix G to CEQA Analysis – Transportation Impact Analysis
15) Public Comment
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