HomeMy WebLinkAbout07-056 Croak & Jordan Medium Density
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: November 27, 2007
SUBJECT:
ATTACHMENTS:
i~
RECOMMENDATION:
PUBLIC HEARING: (Legislative Action) - PA 07-056 Croak and
Jordan Medium Density: General Plan Amendment, Eastern Dublin
Specitic Plan Amendment, and FaIlor Village PD - Stage 1 Development
Plan Amendment to create Medium-Low Density and Medium-Mid
Density land use designations for the existing Medium Density portion of
the Croak and Jordan properties.
Report prepared by Jeff Baker, Senior Planner
1) Resolution recommending the City Council adopt a Resolution
approving a General Plan/Eastern Dublin Specific Plan Amendment
to: 1) change the existing Medium Density Land Use Designation on
the Croak and Jordan properties to new Medium-Low Density and
Medium-Mid Density Designations and 2) define Medium-Low and
Medium-Mid Density as two new land use designations with the
draft City Council Resolution in::luded as Exhibit A.
2) Resolution recommending the City Council adopt an Ordinance
approving a PD-Planned Development Rezone with amended Stage
1 Development Plan for the exi ,ting Medium Density portion of the
Croak and Jordan properties \\ith the draft Ordinance included as
Exhibit A.
3) City Council Staff Report dated April 3, 2007 with Attachments
4) City Council Meeting Minutes f'om April 3, 2007
5) City Council Staff Report date October 16, 2007 without
Attachments
6). City Council Meeting Minutes f'om October 16, 2007
1) Receive Staff presentation;
2) Open the Public Hearing;
3) Receive public testimony;
4) Close the Public Hearing and deliberate; and
5) Adopt the following Resolutiom,:
a. Resolution (Attachment 1) recommending the City
Council approve a General Plan Amendment and Eastern
Dublin Specific Plan Amendment to change the land use
designation for the Medium Density portion of the Croak
and Jordan propertie, to new Medium-Low Density (6.1-
10 du/acre) and Medium-Mid Density (10.1-14 du/acre)
designations; and
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COpy TO: Property Owners
File
ti.2.
ITEM NO.
Page 1 of 12
G:\PA#\2007\07-056 Croak and Jordan Medium Density\Planning Commission\pcsr 11.27.07 East Dublin Density.DOC
b. Resolution (Attachment 2) recommending the City
Council approve a PD-Planned Development Rezone
with Amended Stage 1 Development Plan for the existing
Medium Density portion of the Croak and Jordan
properties.
PROJECT DESCRIPTION:
Background
The City Council held a Strategic Planning Session on January 12, :~007. During this Strategic Planning
Session the City Council discussed the existing General Plan and Specific Plan Residential Land Use
Designations within the City of Dublin. Concerns were raised during this discussion regarding densities
and the need for a variety of housing types (i.e. detached units, row h)mes, stacked flats, etc.) with private
yards on undeveloped land within the Eastern Dublin Specific Plan (EDSP) area that has a Medium
Density land use designation.
Staff studied the densities, residential land use policies, and the status of entitlements for the land
designated for residential development within the Eastern Dublin Specific Plan (EDSP) and prepared a
Staff Report for the April 3,2007, City Council meeting (Attachmen: 3 - City Council Staff Report dated
April 3, 2007). The Staff Report included the following four policy alternatives to address densities and
the variety of housing stock available within the City of Dublin:
A) Adopt new Medium-Low and Medium-Mid Density designations for property with an existing
Medium Density designation; or
B) Adopt new development standards to the EDSP that require minimum yard sizes; or
C) Adopt new land use designations and adopt new development standards to the EDSP that require
minimum yard sizes; or
D) Continue to implement the existing General Plan/Specific Plan policies.
City Council Direction
On April 3, 2007, the City Council reviewed the Staff Report and the residential land use policies for the
EDSP area in order to provide Staff with direction regarding the current residential land use policies and
future development within the EDSP. The City Council expressed a desire to encourage a variety of
housing types that include smaller detached single-family homes wi:h usable yards on undeveloped land
with a Medium Density land use designation (please see City Council Minutes of the April 3, 2007
meeting included as Attachment 4) to provide a housing product type that is between a stacked product
and a larger single-family detached unit. The City Council identified three properties (Croak, Jordan and
Chen) within the EDSP that have no entitlements beyond Stage 1 de'1elopment plans as shown in Table 1
below.
Acres
115.4 ac
10.4 ac
48 ac
23.4 ac
19.8 ac
6.5
The City Council directed Staff to study a General Plan and Eastem Dublin Specific Plan Amendment
(GPAlSPA) to create new Medium-Low Density (6.1-10 du/acre) and Medium-Mid Density (10.1-14
du/acre) residential land use designations for land with an existing Medium Density land use designation
(6.1-14 du/acre) on the Croak, Jordan and Chen properties.
Page 2 of 12
Existing Land Use Designations
The Croak, Jordan, and Chen properties are ~.
located within the Fallon Village project area
which includes a variety of residential land uses.
The existing General Plan/Specific Plan land use
designations for these properties were adopted
by the City Council with the GP A/SPA for
Fallon Village on December 6, 2005 (Resolution
223-05). A Supplemental Environmental Impact
Report (SEIR) was prepared for the Fallon
Village GP AlSP A and certified by the City
Council on December 6, 2005 (Resolution 222-
05). The SEIR studied development at the
approximate midpoint of the residential density
range for the Croak, Jordan, and Chen properties
(with the exception of the site designated
Medium-High Density on the Jordan property
which anticipated development at the maximum
density of 25 du/acre). Please refer to Table 2
below for details regarding the residential
densities of these three properties. A Fiscal
Analysis was also completed to ensure a
jobs/housing balance in the EDSP and to ensure
that new development paid for itself without
relying on the General Fund.
...
Map 1- Existing Land Use Designations
Table 2 - Existing Land Use Designations
Land Use Density Midpoint Dwelling
PropertY Designation Ranae Density Acres Units
Croak Sinale-Family 0.9-6 du/ac 4 du/ac 115.4 ac 462 units
Medium Density 6.1-14 du/ac 10 du/ac 10.4 ac 104 units
Jordan Sinale-Family 0.9-6 du/ac 4 du/ac 48 ac 192 units
Medium Densitv 6.1-14 du/ac 10 du/ac 23.4 ac 234 units
Medium-HiQh Density 14.1-25 du/ac 25 dulac" 19.8 ac 495 units^
Chen Medium-High Density 14.1-25 du/acre 20 du/ac 6.5* 130 units*
^ The Fallon Village SEIR studied development at the maximum density (2S du/acre) on the Medium-High Density
portion of the Jordan property.
* The residential portion of the Chen property consists entirely of 6.S-acres with an existing General Plan/Specific Plan
land use designation of Medium-High Density. The Chen property has an )bligation to provide a 2.S-acre site with a
Semi-Public (SP) land use designation within a portion of the 6.S-acres de>ignated as Medium-High Density. The SP
site effectively reduces the residential development to approximately 4-acr~s. The SEIR studied development at the
midpoint of the density range for the full 6.S-acre parcel allowing up to 130 units as shown in Table 2 above.
However, the density range on the net 4-acre site permits a maximum of )( 0 units (4 acres X 2S units/acre = 100
units).
Staff reviewed the existing land use patterns for the Croak, Jordan, and Chen properties, surrounding
properties, the concept for the Fallon Village Center, and the City of Dublin Village Policy Statement and
prepared a second report for the City Council's consideration. At the October 16, 2007 City Council
Meeting (Attachment 5 - City Council Staff Report dated October 16, 2007) Staff presented a description
of the proposed land use designations and descriptions of potential h:msing types that could be developed
within these designations; an analysis of the proposed densities; and maps showing the proposed location
for these proposed designations.
Page 3 of 12
The entire residential portion of the Chen property consists of 6.5-acres with a Medium-High Density land
use designation (please see Table 1). Therefore, the Chen property was not included in the analysis
contained in the Staff Report for the City Council Meeting on Octcber 16, 2007. Similarly, the Jordan
property includes 21.S-acres of land with a Medium-High Density de~;ignation that was not included in the
analysis.
On October 16, 2007, the City Council reviewed the Staff Report and the GP AlSP A Study in order to
provide Staff with further direction regarding the proposed land use policies for the Croak and Jordan
properties. The City Council expressed a concern over the policy 10 calculate densities based on gross
rather than net acreage. The City Council also expressed a desire to include minimum yard requirements
for the proposed Medium-Low Density designation. On a motion, the City Council directed Staff to
prepare a GP AlSP A and Stage 1 Development Plan Amendment to:
1) Create Medium-Low Density (6.1-10 du/acre) and Medium-Mid Density (10.1-14 du/acre) land
use designations for the existing Medium Density portion of the Croak and Jordan properties;
2) Calculate densities for the proposed land use designations based on net developable acres; and
3) Require usable yards for development within the Medium-Low Density designation.
ANALYSIS:
The following is a discussion of the proposed General Plan Amendment, Eastern Dublin Specific Plan
Amendment, and Stage 1 Development Plan Amendment to address the direction by the City Council.
General Plan/Eastern Dublin Specific Plan Amendment
The proposed General Plan Amendments include the following as described in Exhibit A to Attachment 1:
. Definitions for the proposed Medium-Low and Medium-Mid Dwsity land use designations
· Definition for density calculations based on net acreage
. Amendments to the General Plan Land Use Map for the Croak and Jordan properties
· Amendments to the text and tables within the General Plan
The proposed Eastern Dublin Specific Plan Amendments include the following as described in Exhibit A
of Attachment I:
. Definitions for the proposed Medium-Low and Medium-Mid Dwsity land use designations
. Amendments to the Eastern Dublin Specific Plan Land Use Map for the Croak and Jordan properties
. Amendments to the text and various tables within the Eastern nlblin Specific Plan
1) Proposed Land Use Designations
Staff has prepared the following definitions for the proposed Medium-Low Density and Medium-Mid
Density land use designations which address the direction by the City Council to include private usable
yard areas for development within the proposed Medium-Low Density designation:
Residential: Medium-Low Density (6.1-10 units per net residential acre).
Units in this density range will be detached, zero-lot line, duplex, and/or townhouse developments
suitable for family living with private flat usable outdoor yad areas that accommodate leisurely
activities typically associated with a residence. Unit types and densities may be similar or varied.
Assumed household size is two persons per unit.
Residential: Medium-Mid Density (10.1-14 units net residential acre).
This density range allows detached, zero-lot line, duplex townhouse, and/or garden apartment
developments suitable for family living with private flat usable cutdoor yard areas that accommodate
Page 4 of 12
leisurely activities typically associated with a residence or usable common areas that accommodate
recreational and leisurely activities. Unit types and densities nay be similar or varied. Assumed
household size is two persons per unit.
In addition to the definitions for the two new land use designations, the term "net density" that is used
in these land use designations needs to be defined in the General Plan and the EDSP.
2) Definition of Net Density
The General Plan land use designations for residential properti,~s identify minimum and maximum
densities. These densities are based on gross acreage calculations (i.e. gross acreage includes streets,
open space, and environmentally constrained areas where development is not appropriate, etc). As a
result, development may be clustered on a smaller area of the o'/erall project site. The clustering of
development can result in exceeding the density for the developable area but remaining within the
density range for the overall project site. The following tar Ie (Table 3) illustrates the density
calculation for a 10 acre project site using the gross and the m:t acreage of the site. The resulting
project would appear much more dense than the same number ohlnits on a non-constrained parcel.
Parcel Constraints Developable Land Use Mid-point Jnits Gross Density Net Density
Size Site Desianation Density
Creek: 3 acres Medium Density 1 (10 units 10 du/ac 20 du/ac
10 acres 5 acres 10 du/ac (1 C acres x
Streets: 2 acres (6.1-14 du/ac) 1 () units) (100 units/10 ac) (100 units/5 ac)
Table 3 - Gross vs. Net Density Calculation Example
At the City Council meeting on October 16, 2007, the City Council directed the use of a net acreage
calculation to determine the density of development on land witt the proposed Medium-Low Density
and Medium-Mid Density designations. The net acreage calcuLltion excludes public/private streets,
parks, open space, and common areas, as well as geologically and environmentally constrained areas.
Therefore, the proposed GP AlSP A includes a requirement to calculate density based on net acreage for
the proposed Medium-Low and Medium-Mid Density land use designations only. These two new land
use designations will apply to a portion of the Croak and Jordan properties (Exhibit A to Attachment
1 ).
Staff has prepared the following definition for the net acreage calculation to address the City Council's
direction:
Residential densities for the Medium-Low and Medium-Mid Density land use designations
shall be calculated based on the total developable area oj the site excluding public and private
streets, parks, open space, common areas, environmentally constrained areas, and areas with
slopes that exceed 30%. Development shall not be clw,tered on one portion of the project
where the development would exceed the maximum density for that portion of the site even if
the overall project remains within the density range when the density is calculated for the
entire project area.
The policy to exclude common areas from the density calculation functions as a disincentive for
developers to provide common areas within developments. Therefore, the definition of the proposed
Medium-Mid Density designation includes a requirement to pro'1ide either a usable common area or
private yard area. Staff has also proposed an amendment to the existing Stage 1 Development Plan
(discussed below) to establish development standards that implement the General Plan policy
regarding private yards and common areas which would apply to the new land use designations.
Page 5 of 12
Potential Housing Types
The proposed Medium-Low Density and Medium-Mid Density Lind use designations would permit a
variety of different housing types within each designation. An illustrated list of potential residential
product types to help illustrate the type of units that could be ccnstructed on land within each of the
newly created land use designation is included on page 4 of Attachment 3. Within the new Medium-
Low density land use category there are greater opportunities for detached housing types with usable
yards, including small lot detached single-family, detached clus1er and duplexes. The Medium-Mid
density also allows detached alley loaded homes and cluster homes with yards. However, the
Medium-Mid Density also allows townhomes and apartments/condominiums which typically do not
have usable yard space. The actual product type that is proposed within each land use category will be
at the discretion of the developer provided that the product is consistent with the density range.
3. General Plan and Eastern Dublin Specific Plan Map Changes
Application of two new Proposed Land Use Designations to the Croak and Jordan Properties
The land plan for Fallon Village was formed around the creation of the Fallon Village Center which
serves as the social and economic center for the project area (Thl: Fallon Village Center is outlined in
blue on the maps included in this Staff Report). The Medium De1sity portion of the Croak and Jordan
properties are located within the Fallon Village Center. The overall Fallon Village project area
includes a variety of residential land use designations with higher residential densities focused
primarily around the Fallon Village Center in order to activate the Village Center and promote a
pedestrian oriented development. At the hub of the Fallon Village Center is a Neighborhood Square
that is surrounded by Mixed Use, which includes ground floor r,~tail and residential units above, and
Medium-High Density residential units. The densities reduce to Medium Density as you move away
from the Village Center and transition to Low Density residential uses to the north and east.
Proposed Density
The existing Medium Density site on the Croak
property is proposed to be divided into two 5.2-
acre sites with Medium-Low Density and
Medium-Mid Density designations. Table 4
(below) shows the density range for the proposed
Medium-Low and Medium-Mid Density sites on
the Croak property. Development at the midpoint
of the proposed density range would result in the
same number of units (104 units) that were
studied in the Fallon Village SEIR for the existing Medium Density designation (see Table 4) and
continue to ensure the existing jobs/housing fiscal balan,;e. These units would simply be
redistributed across the proposed Medium-Low Density and Medium-Mid Density designations
and no additional environmental review would be required.
a. Croak Property
The existing lOA-acre Medium Density site on
the Croak property forms the eastern boundary of
the Fallon Village Center. This site provides a
transition from the more intense Mixed Use and
Medium-High Density Residential uses in the
Village core and the less intense Low Density
Residential use located to the north and east of
the Village Center.
Page 6 of 12
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Map 2- Existing Land Use Designations ~
Table 4: Croak Property - Proposed Medium-Low Density & Medium-Mid Density
Units at Impact on
Land Use Designation Density Midpoint Acres Mid-Point Total Units at
Range Density Midpoint
Density Density
Medium-Low Density 6.1-10du/ac 8 du/ac 5.2 ac 42 units --
Medium-Mid Density 10.1-14 du/ac 12 du/ac 5.2 ac 62 units --
I Total I 10.4ac I 104 units None
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Proposed
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Map 3 - Proposed Land Use Designations (Croak Property)
b. Jordan Ranch
The existing 23.4-acre site of the Medium
Density land use on the Jordan Ranch forms the
northern boundary of the Fallon Village Center.
This site provides a transition from the more
intense Medium-High Density Residential use
located to the south and the less intense Low
Density Residential use located to the north of the
Village Center.
Proposed Land Use Map
In order to maintain the transition in intensity of
land uses from the core of the Fallon Village Center
to the less intl~nse single-family uses to the north
and east, Staff proposes to locate the new Medium-
Mid Density (10.1-14 du/acre) site immediately to
the east of the existing Medium-High Density site
and adjacent t:) the future Central Parkway. The
proposed MeCium-Low Density (6.1-10 du/acre)
site would be located to the east of the proposed
Medium-Mid Density site to provide a transition
from the higher density of the Village Center to the
Low Density n~ighborhoods to the north and east.
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l'~ap 4 - Existing Land Use Designations
Proposed Density
The Medium Density site on the Jordan property
would be divided into two 11.7-acre sites
designated Medium-Low Density and Medium-
Mid Density. Table 5 (below) shows the density
range for the proposed Medium-Low and
Medium-Mid Density sites on the Jordan
property. Like the Croak property, development
at the midpoint of the proposed density range
would result in the same number of units (234
units) that were studied in the Fallon Village SEIR for the existing Medium Density designation
(see Table 5) and continue to ensure the existing jobs/housing fiscal balance. These units would
Page 7 of 12
simply be redistributed across the proposed Medium-Low Density and Medium-Mid Density
designations and no additional environmental review would bl~ required.
Table 5: Jordan Ranch - Proposed Medium-Low Density & Medium-Mid Density
Units at Impact on
Land Use Designation Density MidPoint Acres Mid-Point Total Units
Range Density at Midpoint
Density Density
Medium-Low Density 6.1-10 du/ac 8 du/ac 11.7 aG 94 units --
Medium-Mid Density 10.1-14 du/ac 12 du/ac 11.7 aG 140 units --
I Total I 23.4 aG 234 units None
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Proposed
Medium-Mid
Density
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Map 5 - Proposed Land Use Designations
(Jordan Property)
Proposed Land use Map
In order to maintain the gradual transition in land uses
from the higher densities in the core of the Village
Center to the le5s intense Single-Family uses to the
north, Staff recommends locating the proposed
Medium-Mid De:lsity site (10.1-14 du/acre) adjacent
to the existing Medium-High Density land use. The
Medium-Low De1sity (6.1-10 du/acre) land use would
be located further to the north to provide for a
- transition from the higher density of the Village Center
to the Low Den~:ity neighborhoods to the north and
east.
By creating the JVedium-Low land use designation and
applying the land use to the Croak and Jordan
properties, there is an opportunity for the development
of detached housing and other unit types with usable
private yard areas.
General Plan and Eastern Dublin Specific Plan Amendments
The proposed amendments to the General Plan and EDSP 1) define the propose Medium-Low Density and
Medium-Mid Density designations, 2) define net acreage, and 3) amend the General Plan and EDSP Land
Use Maps to incorporate the Medium-Low Density and Medium-Mid Density land use designations on the
Croak and Jordan properties; and 4) amend the text and various tables in the General Plan and the EDSP
as described in Exhibit A to Attachment 1. Furthermore, the Croak and Jordan properties are part of an
approved Stage 1 Development Plan which also requires amendment5 as discussed below.
Fallon Village Stage 1 Development Plan
The Croak and Jordan properties are located within the Fallon Village Planned Development (PD) zoning
district (P A 04-040). The PD zoning with Stage I Development Plan were adopted by the City Council on
December 20, 2005 (Ordinance 32-05). The Development Plan has a number of different elements
including a site plan, statement of proposed uses, and development standards. The Development Plan
implements, and is therefore required to be consistent with, both the General Plan and EDSP policies. It is
necessary to amend the Stage 1 Development Plan in order to ensu'e consistency with the General Plan
and the EDSP. The proposed amendments to the Stage 1 Development Plan include a revised Stage I Site
Plan for the new land use categories, a modified list of permitted uses, and revised development standards
for the proposed Medium-Low and Medium-Mid Density land lses as described in Exhibit A of
Attachment 2.
Page 8 of 12
Usable Private Yard Requirement
The proposed General Plan Amendment includes a requirement :0 provide private usable yards for
development within the Medium-Low Density designation. Similarly, the Medium-Mid Density
designation includes a requirement to provide either private usable yards or common areas as described
above and in Exhibit A to Attachment 1.
The proposed Stage 1 Development Plan Amendment implements The General Plan policies for private
yards and common areas for the Medium-Low and Medium-Mid Density designations. The Medium-Mid
Density designation allows for a variety of different product types which include attached and detached
units that could provide either common areas or usable private yards depending on the product design.
Therefore, the Stage 1 Development Plan Amendment establishes minimum standards for the private
usable yards for the Medium-Low Density, and private yards and ::ommon areas for the Medium-Mid
Density as required by the General Plan. The proposed Stage 1 De\elopment Plan Amendment includes
the following as described below and in Exhibit A to Attachment 2.
. Usable yard requirements for detached units in the Medium-Low and Medium-Mid Density using
the existing requirements for units with Low Density and Medium Density designations.
. Usable yard requirements for attached units in the Medium-Lcw and Medium-Mid Density
. Common area requirements and usable yard requireinents for Medium-Mid Density
Detached Units with Medium-Low and Medium-Mid Density Designations
The existing Stage 1 Development Plan includes a matrix with devdopment standards, including usable
yard requirements, for detached housing within the Low Density and Medium Density land use
designations. These development standards establish criteria for detached housing based on lot size and
include criteria for lots that would be typical within the proposed Medium-Low and Medium-Mid Density
designations. Therefore, the development standards have been modified to include the Medium-Low and
Medium-Mid Density designations. The standards included in Tabk 6 (below) are existing standards for
the Medium Density land use designation. The two newly created land uses will also be require to be
consistent with these existing standards because all three categories (Medium-Low, Medium-Mid, and
Medium) allow for detached housing types.
Table 6 - Private Yard Requirements - Medium-Low & Medium-Mid Density Detached Units
Lot Size 1,800+ sJ. 2,500+ sJ.
250 sJ. 300 sJ.
Yard area may be provided ill Yard area may be provided in
more than one location w/in a lot: more than one location w/in a lot:
Private Yard Minimum Area Per Min. rear yard area: 170 sJ. Min. rear yard area: 170 sJ.
Unit* Min. courtyard area 80 sJ. Min. courtvard area 80 sJ.
Private Yard Minimum Dimension* 8' 8'
*These are existing standards for the Low and Medium Density Land Use Designations
Attached Units with Medium-Low Density and Medium-Mid Density Designations
The development standards provide minimum usable yard requirements for attached housing (i.e. row-
home, etc.) within the Medium-Low Density and Medium-Mid Dem:ity designations. The following is a
summary of the proposed private yard requirements within the two new land use designations. Units
within the Medium-Mid Density designation have the option of pr.widing private usable yard areas as
described in Table 7 or common areas as described in Table 8 Jelow. The proposed development
standards, as described in Exhibit A to Attachment 2, will ensure thcl all residential development on land
designated Medium-Low Density and Medium-Mid Density is consistent with the General Plan policies
regarding usable yards.
Page 9 of 12
Table 7 - Private Yard Requirements - Medium-Low & Medium-Mid Density Attached Units
Private Yard Minimum Area Per Unit ~508oSJ'11
Private Yard Minimum Dimension
Common Area Requirements for Medium-Mid Densitv
The Medium-Mid Density will allow a variety of product types whicl include attached and detached units
that could include either private yards or common areas based on the product design. Therefore, the
proposed Stage I Development Plan Amendment includes minimum requirements for both private yards
as described in Table 7 above and common areas as described in Tahle 8 below. This requirement would
ensure consistency with the General Plan and implement the proposed General Plan policy requiring
usable common areas for all development on land with a Medium-Mid Density designation where the
design does not allow private usable yards.
Table 8 - Common Area Requirements - Medium-Mid Density Attached Units
[ Common Area J
[Minimum Area Per Unit I 150 sJ.
The proposed amendments to the Stage 1 Development Plan includ,~ 1) a revised Stage 1 Site Plan with
the Medium-Low and Medium-Mid Density designations for the Croak and Jordan properties, 2) a list of
permitted, conditionally permitted and temporary uses for these two r ew designations, and 3) development
standards for private usable yards and common areas within the Medium-Low and Medium-Mid Density
designations as described in Exhibit A to Attachment 2.
Communication with Property Owners
A Public Meeting notice was sent to all property owners within thf: EDSP area that do not have vested
development rights, notifying them of the City Council Meeting 01 April 3, 2007 and the meeting on
October 16, 2007. Staff also contacted representatives of the Croak, .r ordan and Chen properties to discuss
the direction from the City Council at the April 3rd and October 16tl meetings. In accordance with State
law, a public notice regarding the hearing on November 27,2007, \\as mailed to all property owners and
occupants within 300 feet of the proposed project area. A public notice was also published in the Valley
Times and posted at several locations throughout the City. To date, the City has not received comments or
objections from surrounding property owners or tenants regarding the current proposal.
ENVIRONMENTAL REVIEW:
The project has been reviewed under the California Environmental Quality Act (CEQA), State CEQA
Guidelines and the Dublin Enviromnental Guidelines. On December 6, 2005, the City Council adopted
Resolution No. 222-05 certifying a Supplemental Environmental Impact Report (SEIR) (SCH
#2005062010) to the Eastern Dublin EIR, a program EIR, initially certified by the City of Dublin in 1993
(SCH#91103064) and the Eastern Dublin Property Owners SEIR (SCH # 2001052114) certified in 2002
by Resolution 40-02 for the Fallon Village project. The prior EIRs are available for review in the
Community Development Department. The proposed project is \\ithin the scope of the SEIR for the
Fallon Village project area because the project does not result in inc:reased units or density beyond what
was previously studied for the subject properties, and therefore nc additional environmental review is
required.
CONCLUSION:
The City Council has the authority to modify General Plan and Spfcific Plan Land Use Designations at
any time. On April 3, 2007, and with further direction on October 16, 2007, the City Council directed
Page 10 of12
use designations including Medium-Low Density (6.1-10 du/acre) and Medium-Mid Density (10.1-14
du/acre) for the existing Medium Density portion of the Croak and Jordan properties and to amend the
existing Stage 1 Development Plan in order to encourage an additional variety of housing stock with
usable yards. The proposed amendments to the General Plan, EDSP, and Stage 1 Development Plan
implement the direction by the City Council and would encourage the construction of single-family
detached homes and other product types with private usable yards on land with a Medium-Low Density
Designation.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public
Hearing; 3) Receive public testimony; 4) Close the Public Hearir g and deliberate; and 5) Adopt the
following resolutions: a) Resolution (Attachment 1) recommending the City Council approve a General
Plan Amendment and Eastern Dublin Specific Plan Amendment to change the land use designation for the
Medium Density portion of the Croak and Jordan properties to new Medium-Low Density (6.1-10 du/acre)
and Medium-Mid Density (10.1..14 du/acre) designations; and b) Resolution (Attachment 2)
recommending the City Council approve a PD-Planned Development Rezone with Amended Stage 1
Development Plan for the existing Medium Density portion of the Croak and Jordan properties.
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GENERAL INFORMATION:
APPLICANT:
PROPERTY OWNERS:
LOCATION:
EXISTING ZONING:
EXISTING GENERAL PLAN/SPECIFIC
PLAN LAND USE DESIGNATIONS:
ENVIRONMENTAL REVIEW:
City of Dublin
Francis Croak
1262 Gabriel Court
San Leandro, CA 94:;77
Tony Varni
Varni, Fraiser, Hartwell & Rodgers
650 A Street
Hayward, CA 94543
APN 985-0027-007, 905-0002-001, AND 905-0002-002
PD - Medium Density Residential
Medium Density Re~idential (6.1-14 du/acre)
The project has been reviewed under the California
Environmental Qudity Act (CEQA), State CEQA
Guidelines and the Dublin Environmental Guidelines.
On December 6, 2005, the City Council adopted
Resolution No. n2-05 certifying a Supplemental
Environmental Impact Report (SEIR) (SCH
#2005062010) to the Eastern Dublin EIR, a program EIR,
initially certified by the City of Dublin in 1993
(SCH#911 03064) and the Eastern Dublin Property
Owners SEIR (SCH # 2001052114) certified in 2002 by
Resolution 40-02 f(lr the Fallon Village project. The
prior EIRs are avaiable for review in the Community
Development DepaJtment. The proposed project is
within the scope 0 f the SEIR for the Fallon Village
project area because the project does not result in
increased units or density beyond what was previously
studied for the subject properties, and therefore no
additional environmwtal review is required.
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