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HomeMy WebLinkAboutAttachmt 3 City Council Stf Rept 4/3/07 w/ Attachmts CITY CLERK File # D[gI[JDJ-[2J~ AGENDA STATEMENT CITY COUNCIL MEETING DATE: April 3, 2007 SUBJECT: ATTACHMENTS: 1) 2) 3) 4) 5) 6) 7) 8) 9) 10) RECOMMENDATION~ I) "'\" 2) i~ 3) 4) COPY TO: Property Owners File G:\Eastcrn Dublin Dcnsity\ccsr 4.3.07 East Dublin Density.DOC Review of General Plan and ~:pecific Plan Residential Land Use Designations for properties generally east of Dougherty Road and including the Eastern Dublin Specific Plan area. Report prepared by Jeff Baker, ~'enior Planner Eastern Dublin Specific Plan Land Use Map. Village Policy Statement. Eastern Dublin Specific Plan Land Use Categories. Stage 1 and Stage 2 Devt:lopment Plan Criteria. Table of Built or Approwd Projects with Vested Development Rights. Map of Built or Approved Projects with Vested Development Rights. Map of Land with Stage 1 Development Plans, but without Vested Development Rights. Map of Land without Development Entitlements and without Vested Development Rig~ts. Table of Land without Vested Development Rights. Map of Land without Ve~ted Development Rights. Receive Staff presentation; Receive public testimony, Deliberate; and Direct Staff to either: a. Prepare General Plan/Specific Plan Amendments to include two new land use designations including Medium-Low (6.1-10 du/acre) and Medium (10.1-14 du/acre); b. Prepare a Specific Plan Amendment to adopt development standards that require a minimum usable yard area; c. Prepare General Plan/8pecific Plan Amendments to include two new land use designations including Medium-Low (6.1-10 du/acre) and Medium (10.1-14 du/acre) and prepare a Specific Plan Amendment to adopt development standards that require a minimum usable yard area; or 8.\ Page 1 of 12 ITEM NO. ATTACHMENT 3 d. Continue to implement the existing General Plan and Specific Plan policie:;. FINANCIAL STATEMENT: None at this time. PROJECT DESCRIPTION: Background The City Council held a Strategic Planning Session on January 12, 2007. During this Strategic Planning Session the City Council discussed the existing General Plan and :~pecific Plan Residential Land Use Designations within the City of Dublin. Concerns were raised during this discussion regarding densities and the need for a variety of housing types (i.e. detached units, row homes, stacked flats, etc.) on undeveloped land within the Eastern Dublin Specific Plan (EDSP) area that has a Medium Density land use designation. Therefore, Staff has prepared this Staff Report to review the densities and the variety of housing types within the EDSP area in order for the City Council to p~ovide Staff with direction regarding current residential land use policies and future residential development in the eastern portion of Dublin. History 1993 General Plan Amendment & Eastern Dublin Specific Plan The planning effort for the eastern portion of Dublin was initiated by the City Council in 1987 in response to proposals for development of the Dublin Ranch property within the City's extended planning area. The City Council decided that, prior to acting on the applications of varous property owners in this area, a comprehensive General Plan Amendment and Specific Plan should be undertaken to evaluate land use options for the area and the implications for the City's growth. A comprehensive General Plan Amendment, for the area known as the Eastern Extended Planning Area, was undertaken in anticipation of eventual development. The Easte'll Extended Planning area includes approximately 3,300-acres of land both within the City Limits and beyond its boundary within the City's sphere of influence. Since much of the area involved large land holdings in agricultural use, a specific plan was needed to ensure long term comprehensive planning for future development of eastern Dublin. Much of the land in the planning area has been annexed to the City sin::e 1993. The EDSP was prepared and simultaneously adopted with the General Plan amendment providing for a range of residential and commercial uses and establishing consistency between the General Plan and Specific Plan. The EDSP envisioned a balanced community conprised of both housing and job opportunities. The General Plan and the EDSP have been amended several times since the 1993 approval to include new properties and allow development consistent with the General Plan. These amendments included the addition of the Transit Center in 2002 and Fallon Village (aka East Dublin Property Owner's Annexation Area) in 2002. With the addition of these 2 areas, the plan area is now approximately 4,400- acres in size. Please refer to Attachment 1 for a land use map for the EDSP area. Residential Land Use Designations The EDSP contains a variety of residential land uses which are dispersed throughout the EDSP area. Table 1 below illustrates the residential land use designations and densities permitted in the EDSP area. These residential densities allow for a variety of housing types including traditional single-family homes, cluster homes, townhouses, and stacked apartments and condominiums. Page 2 of 12 Table 1: Residential Land Uses and Density in Eastern Dublin Residential Land Use Designation Density Rural Residential/Agriculture 1 dwelling unit (du)/IOO acres Single Family 0.9-6.0 du/acre Medium Density 6.1-14.0 du/acre Medium-High Density 14.1-25.0 du/acre High Density 25.1 + du/acre The EDSP contains Guiding Policies regarding these residential land llse designations including Policy 4-2 which states "encourage higher density residential development within convenient walking distance of shopping areas, employment centers, transit stations/stops, and other community facilities n. The existing EDSP Land Use Map (Attachment 1) depicts the lane use designations within the EDSP area. As depicted on the land use map, the EDSP generally concentrates commercial development (including retail, office, and industrial uses) near the DublinlPleasanton BART Station, Interstate 580 and Dublin Boulevard. The higher density residential land uses (i.e. Med:um Density, Medium-High Density, and High Density) are also concentrated near these commercial lses. The close proximity of the residential uses to the commercial uses allows the residents of these areas to take advantage of services and public transportation in the immediate vicinity. Residential densities generally decrease as you move away from Interstate 580 and proceed north through the planning area, with the exception of the Fallon Village Center lmd the Tassajara Village Center as discussed below. The predominant residential land use designations in the northern areas of the Specific Plan are Single Family Residential, and Rural Residential/Agriculture and some medium density development along Tassajara Road. The Rural Residential/Agriculture land use designation has generally been applied to areas with steep slopes in order to protect these areas from development. The Fallon Village Center and the Tassajara Village Center contain a limited amount of land designated for commercial use. These two areas have designated commercial uses that are surrounded by land that is designated for Medium Density and Medium-High Density residential uses. The Tassajara Village Center is located near the northerly City Limits boundary. Originally, the EDSP identified the Tassajara Village Center to be a larger, more robust commercial area to serve _--------- the needs of local residents surrounded by ____----- Medium Density and Medium High Density housing. However, the plans for the commercial component of the Tassajara Village Center have been scaled back as a result of the environmentally sensitive habitat in the project area. While it is no longer possible to achieve much commercial development due to site constraints, the Medium Density and Medium High Density land use designations remain in this area. The surrounding properties that are designated for Medium Density and Medium-High Density development include the Fredrich, Vargas, Mission Peak and Silvera properties which are discussed later in this Staff Report. ~~~~~;~;~. Contra Costa County Tassajara Village Center - (F) G Alameda County -, i I I G ~-l ;r-.. o o Page 3 of 12 The commercial core of the Fallon Village Center is located south of the future Central Parkway extension and is designated for mixed use development (i.e. commercial and residential). The Fallon Village Center was designed to be consistent with the City of Dublin Village Policy Statement (Attachment 2) which encourages a variety of housing typ(:s. This commercial core is surrounded by Medium-High Density residential that transitions to Medium Density residential and then Single Family Residential as you move away from the village core commercial area. The Fallon Village Center includes the Jordan, Chen, and Croak properties. j' '( .., ". Housing Types in the Eastern Dublin Specific Plan Area Residential land use categories are defined in the EDSP and included ;lS Attachment 3 of this Staff Report. The residential land use designations/densities in the EDSP allow for a variety of housing types including single-family detached homes, detached cluster homes, townhouses, and stacked apartments and condominiums. The following is a list of the residential land USl: designations in the EDSP, and a description of the housing types that are typical for each of the residential land uses, followed by a photograph of the various housing types. Rural Residential/Agriculture (1 du/l00 acres) · Detached single-family: The home typically includes ac::essory structures associated with agricultural uses. Single Family (0.9-6.0 du/acn) Tra~itional detached single-fa~lily' home: ~~:.~ ":.".:;:~~ TypIcally located on !ots that range III SIze 5,000- .. .' - .. ~L.;,~~~~...:/~(.:~..~..:.:1~~ 10,000 square feet WIth a backyard. ,,>:c_~'''' F ..... ., '. /~ . .. . . .. ii:~ ~'.'~J~." -.~j-,. . ~.:-?-; ..~ Medium-Density (6.1-14.0 du/acre) Small lot detached single-fami~v home: Typically with a small usable rear yard area (i.e. rear yard depth of 10'). . Page 4 of 12 .., · Detached cluster homes: Typically built around a motor court area with a small usable yard area with a depth of approximately 10'. · Townhouses: Typically 2-3 stories in height with garage parking on the first floor and a small yard, patio or deck (decks typically provide 60-100 square feet of private usable space). · Apartments/Condominiums*: Typically a 2-3 story stacked product (i.e. units on top of one another) with a small patio or balcony. . .... - .. .:.':~~ . .' <-t' ~.._ ~:S ... '. J'.\'t..~ : :. :. ....;~i<:.~,..1tt.. 111. L.J ..< ~~.~~!\ ".. .}~~~-~ Medium-High Density (14.1-25.0 du/acre) · Apartments/Condominiums*: Typically a 3-5 story stacked product (i.e. units on top of one another) with a small patio or balcony. Page 5 of 12 ~: ..~:w':'~~~i~~>!,,;' '. . Townhouses: Typically 3-4 stories in height with garage parking on the first floor and a small yard, patio or deck (decks typically provide 60- 100 square feet of private usable space. . High Density (25.1 + du/acre) Apartments/Condominiums*: Typically a 4-6 story podium building (i.e. underground parking structure) with stacked flats (i.e. units on top of one another) that have small patios or balconies. * Apartments and condominiums are similar to each other except that apartments are offered for rent and condominiums are offered for sale. Status of Entitlements for Land Designated for Residential Use A series of entitlements are needed in order to develop a residential project in the EDSP area. The typical entitlements for residential projects include Stage 1 and Stage 2 Development Plans, Site Development Review, Tentative Sub-Division Map (neighborhood of detached homes) and a Development Agreement (DA). The EDSP requires the adoption of Planned Development Zoning Districts (PD) for all property within the EDSP area. The City of Dublin Zoning Ordinance (Chapter 8.32) requires adoption of a PD in a two stage process which includes a Stage 1 and a Stage 2 Development Plan as described in Attachment 4. While there are a variety of permits/agreements required for development, there are only two specific types that vest an Applicant's right to develop, which are a DA and a Vesting Tentative Map (VTM). It should be noted that these development rights do expire based)n the terms of the DA or VTM. Property owners with vested development rights have two choices if the development regulations change prior to expiration of the vested development rights. The property owner can complete the project in accordance with the vested development rights prior to the expiration of those rights, or construct the project in accordance with current development regulations. Much of the residential land in the EDSP area has been constructed. However, there are a number of properties that have received all of the required entitlements and have a vested right to develop through a DA or VTM or both, but have not commenced construction or have not yet completed construction. There are also a number of properties in the EDSP area that have some ofthe necessary entitlements (such as a Stage 1 Development Plan) but do not have vested development lights (i.e. DA or VTM). There are also a limited number of properties that do not have any entitlement, and therefore do not have vested development rights. Page 6 of 12 Land that has been Constructed and Land with Development Entitlements and Vested Development Rights Since the EDSP was adopted in 1993, a number of property owners with residential land have vested their rights to develop their properties. In some cases these projects have already been constructed while others have not yet started construction. A list and map of the properties that have been constructed or have vested development rights are included as Attachments 5 and 6, respectively. These developments include a variety of housing types as noted above. Apartments/condominiums are focused near transit and commercial centers as well as detached cluster homes and townhome:; with small yard areas along Dublin Boulevard and Tassajara Road. Traditional single-family homes with larger backyards are located in the northern portions of the EDSP area, away from the commercial shopp.ng areas and transit centers. Land with a Stage 1 Development Plan, but without Vested Development Rights There are seven properties that have ,m approved Stage 1 Developmert Plan that establishes the maximum number of dwelling units that may be developed. Table 2 includes a list of the properties within the EDSP that have obtained approval of a Stage 1 Development Plan. A Stage 1 Development Plan is required as a condition of annexation. The Stage 1 Development Plan for the Fallon Village area, which includes the Jordan, Chen, Croak, Anderson, Branaugh, and Righetti properties, was revised subsequent to annexation to further refine the Development Plan for the project area. However, the owners of these properties have not yet vested their development rights. A map identifying the locatbn of these properties is included as Attachment 7. Table 2: Land with a Stage 1 Development Plan, but without Vested Development Rights Project Residential Land Use Ac.reage Maximum Dwelling Designation Units Mission Peak (currently Single Family 19.5 103 under review for a Stage 2 PD Rural Residential/Agriculture ,~4.1 0 and SDR) Jordan Single Family 48 -acres 192 Medium Density 23 A-acres 234 Medium-High Density 19.B-acres 542 Mixed Use 6.4-acres 96 Chen Medium-High Density 4.0-acres 130 Croak Single-Family 115.4-acres 469 Medium Density lOA-acres 104 Rural ResidentiaV Agriculture 19 A-acres 0 Anderson Medium Density 7.0-acres 70 Righetti Medium Density 9.6-acres 96 Branaugh Medium Density 9.7-acres 97 Maximum Dwellin2 Units: 2,133 These adopted Stage 1 Development Plans allow for development of a combined maximum of 2,133 units. The City is currently processing applications for additional entitlements for the Mission Peak property as noted in Table 2. There are no applications under review for the remaining six properties at this time. Land without Development Entitlements and/or without Vested Development Rights There are four properties within the eastern portion of Dublin that tave General Plan designations for residential development but that do not have entitlements or vested development rights. (See Table 3). Page 7 of 12 The Vargas, Moller, and Tipper properties are currently located outside of the City Limits but located within the City's sphere of influence. The City is currently processing an application to annex these three properties into the City of Dublin. The Tipper property is only :Jroposed for annexation and is not proposed for development at this time. It should be noted that the Fredrich, Tipper and Vargas properties are within the EDSP area. The Applicant for the Moller property has requested annexation into the EDSP. The City is also processing applications for Stage 1 Development Plans for the Vargas, Moller, and Fredrick properties (Please refer to Attachment 8 for a map depicting:hese sites). Table 3: Land without Entitlements and without Vested Development Rights Residential General Plan/ Land Potential Units Property Owner Acreage Use Designation Based on Land Use Designation Fredrich 3.4 Medium-High 48-85 Density Residential Moller*- 226.0 Low Densit:1 & 0-413 Rural/Reside:ltial/ Agriculture Tipper* 8.2 Medium Dersity 50-115 Residentic.l Vargas* 4.4 Medium Density & 59-110 Medium-High Density Camp Parks 0 Public Land:;** -- * Located outside of the City Limits, but within the City's Sphere of Influence + Located outside of the EDSP area ** Property is zoned Agriculture Fredrich Property The Fredrich property currently has General Plan/Specific Plan Land Use Designation of Medium-High Density Residential. The City is currently processing a request by the property owner for a General Plan/Specific Plan Amendment and Stage 1 Development Plan to reduce the density on the site from Medium-High Density Residential and Neighborhood Commercial to Single Family to allow a maximum of 47 dwelling units. The request would reduce the maximum development potential of the property from 85 total dwelling units to a maximum of 47. The Applicant currently proposes to construct 37 detached single-family homes which range from 1,400 square feet to 1,600 square feet in size with small backyards and tandem parking. The request to initiate the General Plan/Specific Plan Amendment will be reviewed by the City Council as a separate item on this evening's agenda. Vargas Property The Vargas property currently has a General Plan/Specific Plan Land Use Designations of both Medium Density Residential and Medium-High Density Residential. On June 6, 2006, the City Council authorized Staff to study a request for a General Plan/Specific Plan Amendment and Stage 1 Development Plan to reduce the density of the entire site to Medium Density Residential w:1ich reduces the maximum number of dwelling units from 110 dwelling units to a maximum of 33 dwelling units. The proposed housing product would be the same as that noted above for the Fredrich prop,~rty (i.e. small lot detached single- family dwelling units) with tandem parking. The Planning Commission held a Study Session on January 23, 2007 to review the development proposal for the Vargas property and raised concerns about the proposed tandem parking for the project. Page 8 of12 Moller Property The current General Plan Land Use Designation for the Moller property is Low Density Residential and Rural ResidentiaVAgriculture. On March 21, 2006, the City Council authorized Staff to study a request for a General Plan Amendment to increase the density of the site lmd a Stage I Development Plan to reduce the development envelope on the site as a result of environmental constraints. While this request would increase the overall density of the project, the developable area of the site would be reduced, resulting in an overall decrease in the number of proposed units. Th e current proposal would result in a maximum development potential of 298 dwelling units, reduced Jrom the current maximum of 413 dwelling units. The Applicant's development proposal consists of small lot single-family detached units with rear yards, and attached townhouses with usable private yards. Camp Parks Reserve Forces Training Area Reserve Forces Training Area The City is currently working with representatives of the United States Army regarding future private development of approximately 187 acres at Parks Reserve Forces Training Area (Camp Parks). The 187- acre Camp Parks site is located to the north of Transit Center. The City has not yet received a formal application for development of this property and the exact nun: ber of units and future land use designations for the site have not been determined (the site has a current General Plan Land Use designation of Public Lands). However, the City has completed a community visioning process for development of this property. The preferred development alternati'le identified through this visioning process includes a combination of single-family residential, medium-high density residential and high density residential land use designations. There are a variety of residential land use designation/densities for the land located east of Dougherty Road and within the EDSP area. These land use residential designations /densities have resulted in a variety of housing types as discussed above. These land use desiglations/densities and housing types provide context for evaluating the variety of housing types available in Dublin and policy alternatives to address future housing needs. ANALYSIS: During the Strategic Planning Session the City Council raised concern regarding densities and the need for a variety of housing types (i.e. detached units, row homes, stacked flats, etc.) within the community. The City Council expressed an interest in alternatives that would achieve ,ingle-family housing types that are detached and provide a usable yard area. The City Council has the authority to modify existing General PIanllld Specific Plan Residential Land Use Designations (which includes a density increase or decrease) and/or create new development standards at any time. It is important to note, however, that state law (Government Code ~ 65863(b)) prohibits a city from reducing the residential density for any parcel or ,lllowing development of any parcel at a lower residential density than called out in the General Plan Housing Element without making additional findings. However, the properties without vested development rights (Attachment 9) were not identified in the Housing Element to meet the City's share of the regional housing needs allocation. Therefore, such findings would not be necessary if the densities for these properties were modified. Issues such as the net and gross acreage calculations as defined in:he General Plan and development regulations such as parking standards will also have to be fully analyzed if the City Council chooses to direct Staff to review land use designations and/or create new development standards. In addition, the City Council should consider the impact that a change in development regulations could have for property owners. The following is a discussion of the impact to property owne:s if the City Council were to adopt new development regulations. Page 9 of 12 Impact of New Policies Existing Residential Development: A change to the development~egulations would only apply in the event that the development is replaced with new construction which required new entitlements. A change to the development regulations for an existing development would effectively render the development a legal non-conforming use. The legal non-conforming status could affect a property owner's ability to reconstruct a demolished unit. Land with Vested Development Rights: DAs and VTMs vest a property owner's development rights based on the rules in place at the time of vesting. Although certain properties do have vested development rights, those rights can terminate with the expiration of the DA or VTM. Therefore, a change to the development regulations would not affect land with vested developnent rights unless the vested rights were to expire. The City Council may authorize changes to the development regulations for property with vested development rights. If the City Council authorizes changes to the development regulations for properties with vested development rights, the property owner may develop the property in accordance with the vested rights (before the development rights expire), or develop the property in accordance with the new development regulations. Land without Vested Development Rights: There are a total of 12 regidential properties that do not have vested development rights and could therefore be subject to new regulations established by the City Council (Attachments 9 & 10). Developers typically spend large sums of money to obtain entitl~ments to develop their property. For example, a Stage 1 Development Plan outlines the basic development parameters including maximum densities and permitted uses. However, a Stage 2 Development Plan and a Site Development Review Permit require design work, plans, and drawings that illustrate the proposed development (Attachment 4). Therefore, a developer invests a consid'~rable amount oftime and money to obtain a Stage 2 Development Plan and Site Development Review permit. All development applications are required to be consistent with the EDSP. If the City Council modfies the EDSP, then all applications would be required to be consistent with the new regulations. Application of New Policies: Therefore, the City Council should consider at what point new development regulations should apply to land with existing entitlements. The City Council should decide if new development regulations should apply to: 1) existing residential development; 2) properties that have achieved full entitlements, but have not vested their development rigt.ts; 3) properties that have achieved partial entitlements, but have not vested their development rights; Hnd 4) properties that are currently processing an application for entitlements with the City. Policy Alternatives Staff has identified four policy alternatives for the City Council to consider when reviewing the densities and the variety of housing stock available in the City of Dublin. These alternatives include: A) adopt new land use designations; B) adopt new development standards to the EDSP that require minimum yard sizes; C) adopt new land use designations and adopt new development s":andards to the EDSP that require minimum yard sizes; or D) continue to implement the existing General Plan/Specific Plan policies. A. Adopt New Land Use Categories The Medium Density Land Use Designation permits 6.1-14 du/acre. The lower end of this density range (i.e. 6.1-10 du/acre) results in a lot size that ranges from approximately 4,356 to 7,140 square feet. Lots within this density range can readily accommodate a detached single-family housing type that includes a usable rear yard area. Densities between 10.1-14 du/acre result in lot sizes that range from approximately 3,110 to 4,310 square feet in size. These ar'~ relatively small lot sizes and are more difficult to develop a detached housing type with a usable yard area while maintaining a Page 10 of 12 minimum distance between buildings. Detached units with usable yards in this density range are typically small lot cluster developments such as the "Courtyards" development. The City Council could divide the existing Medium Density Land Use Designation into two new categories (i.e. Medium-Low 6.1-10 du/acre, and Medium 10.1-14 du/acre). The new Medium-Low designation would encourage development of housing types including detached single-family homes with private yard areas. The new Medium designation would encourage development of more compact medium density housing types such as detached cluster homes and townhomes. Implementation: In order to adopt new land use categories, the City Council would need to: 1) direct Staff to prepare General Plan/Specific Plan Amendments to create two new designations that include Medium-Low (6.1-10 du/acre) and Medium (10.1-14 du/acre); and 2) identify which properties with the Medium Density Residential designation should be re-designated as Medium-Low and which properties should be re-designatecl as Medium. B. Adopt New Development Standards The EDSP requires the adoption of PD zoning districts for all property with the EDSP area. PD zoning is more flexible and allows for greater creativity to develop property than allowed under traditional zoning which has mandatory development regulations mch as required setbacks and height restrictions. Further, the EDSP land use designations provide for a variety of housing types (i.e. the Single Family Land Use Desigrlation permits single-family de1ached housing while the Medium Density designation allows development that includes small lot detached housing, and townhouses, etc.) Development standards can be used in a similar fashion to traditional zoning to require a developer to incorporate certain design aspects into developments that the Cit~' Council deems as desirable to the community, such as a minimum sized usable private yard area. Therefore, the City Council could adopt development standards in the EDSP that require minimum private yard sizes for property with a Medium Density Land Use Designation. All Medium Density development that is subject to the new development standards would be required to provide this minimum private yard area. There currently are no required minimum private yard standards in the EDSP. Implementation: In order to adopt new development standards the City Council would need to: 1) direct Staff to prepare a Specific Plan Amendment to create development standards; 2) determine the appropriate usable private yard area to include in the development standards; and 3) determine which land use designations would be subject to the development standards. C. Continue to Implement Existing General Plan/Specific Plan Policies After reviewing the status of existing and proposed development as noted in this Staff Report and the development policies contained in the EDSP, the City Council may be satisfied with the variety of housing that is being constructed within the EDSP area; in which case, the City Council could elect not to modify the existing land use designations or adopt new development standards at this time. Implementation: Accept this Staff Report and direct staff to continue implementing the existing General Plan and Specific Plan policies. Page 11 of 12 CONCLUSION: The City Council has the authority to modify General Plan and Specific Plan Land Use Designations (i.e. increase/decrease densities) and adopt development standards. Staff has identified four policy alternatives for the City Council to consider when reviewing the densities and the variety of housing stock available in the City of Dublin. These alternatives include adopting new land use categories (i.e. Medium-Low Density and Medium Density) to encourage medium density detached housing with usable yards, adopting new development standards to the EDSP that require minimum private yard sizes, adopting new land use categories and new development standards, or continuing to implement the existing General Plan/Specific Plan policies. If the City Council decides to pursue changes to the I md use designation or development standards, Staff will conduct the appropriate review and analysis prior to returning to the City Council for further discussion. RECOMMENDATION: Staff recommends that the City Council: 1) Receive Staff presentati,)n; 2) Receive public testimony; 3) Deliberate; and 4) Direct Staff to either: a) Prepare General Plan/Specific Plan Amendments to include two new land use designations including Medium-Low (6.1-10 du/acre) and Medium (10.1-14 du/acre); b) Prepare a Specific Plan Amendment to adopt development standards that require a minimum usable yard area; c) Prepare General Plan/Specific Plan Amendments to include two new land use designations including Medium-Low (6.1-10 du/acre) and Medium (10.1-14 du'acre) and prepare a Specific Plan Amendment to adopt development standards that require a minimum usable yard area; or d) Continue to implement the existing General Plan lmd Specific Plan policies. Page 12 of 12 ~" -- \ ~~. ~ .......... ..W_ ~..,::'... -",' a.,p" ,;';':~'li"~;;"J5b.;o.::',~f . .a.t'~...it$"'~~-; ""'::'a5'''''':' .,.;"~.",:,'..~d~\~--' :--.. ;lg'.~:5e.n.~..~.'. '';~~... '~F~$j.ti@ltJa~~'. .. au Ie.. .....,,~r.oUJrOJJ [I,.." ,ti~1;Jif!P.)jj . ,.L.~ '1. ~ tf'~' _tJ. ! ... .. ~ 11,. '!Ie II.. ili ,.,... !!I]~~ .~a._:....... ~~. .... . ~,;.;,......." 1!5,.!F. ! j . i i I i I East DUbfin Specific Plan i ! .. I : I ~ I oj .. J.... _...._..1.......&.__ ! . 3 ~ 1 : .1 . i . . . . \L~._.. 1 .~~~~._e:::~.;~~~. '?'~m~ .'. ~J;:'.'a.;;.';-:.~~-r;I\!l....~, "~~~V . ...:-'....;-."11..\:1":,"'''". s'"J:o" .:-~.'".o.;;~lit_~;-~. '. ~~"..W~_;.~.~~~~;;~ .rE~~~~.f4'~:~~>::'Gi_~ ~~.;,~'..'-'~'~ a~'~':' ,'<s:s. ,~.".:"a,~..~.' '..~J.f';~ .. 'b!".I~~..'''l:J ,o.'ln"~.e'~' .,..t'I.:~~i:'}.,C' ~t)"'PIf,~.~. '~"""'n".":f" 'lI"lil~a""'[n."".'F~.t:~.. ''.It'lt~S' ~1:l'-e.'!,.;.It;'~~~')::-':'~;"'\$'e~!.:':;;~~'~~$o,.Jl"""U'--I!!"'-""'-l ~~ "{;('~~a \-. ~ r;J '.~"~ ~"_~!:~; J \11 ~,~ .~~.~~... ~r _~I';',!;:~J,,-~ .~.' "'. '0.1... ~ ~a ~;.-g: '. >0 ~-<' < ~.. eJ;' . .'~.. .. ~ - ~ ~ <2''''< ,. - "..... . d' ..." _.,~-. ~ a~,.. ~.... . ..~ '" ~,.. ~ ' D ".~,l! ,j;r' '3l .7:".. - ~. d. _'" 't.l '" ~... y_ 11; _ .. ~ "_ ... J: . " ':" . _ _ os ",",., .-.. __ ..~.~. SpecIic flanArias'... : - ~._.. r - ... ._ ~ ~m lots. >. .. ~ts D QlrqI Parks RFTA_ I:J Qy ii [lJb1n . i : ay << [lJb1in, Sphere of Influence Specific Plan LU PlmliclSeml-Publlc C Regonal Park f ::::::.:::~ Parks/ Pubic Recreation L ~Space _ .. PubI~c; PL .. Serri-Public Residential RLraI Residertiai/Agriculture (0.01 du'ac) ~gIe Family (0.9 - 6.0 dufae) ~ Mecium Density (6.1 - 14.0 dulac) r::: IAed-Hi Density (14.1 . 25.0 du'ac) .. ligh Density (25.0 + dl1'ac) CommerciaUlndustrial .. General Conmercial .. General Comnercia1fCal1l>us Cffice .UU NeighborhoOd Conmertial L :;. ~s afice _ Inc1JstriaJ Pam . - --. ~ ~.~: .~~-~.~._.;';~~~-:'- ~::~~ .--:" - :0. ~ !! 'Il .: . ~""()5 '-., :,_..~-...-- ....' ,-.; :.' l $''''' r. t".<t!"\. ...:::.:- '. ~~ , .. ,..:- ..... ...."., ...... F rr ".....~ . .; , ,. '. "t ~- .... :" t . =?:~: ,.. .'_1'_~~_.} . oj I oj i . II ! ! i I II . I J i ~ ; .... / ~,. : ;, -.f ~ :I~, -/ : t I", .' i : J );. t. ! f;.'_" ,f- t ". . ~ I . . '- !(~~ i' I ..., fe-a .".E-:-- r:~t!~i:: "-~; -.: .!.~:: . --'f'Ir., III ~ ..~~ . - .~ .r-'~ . t,r;' :\a ..'t '".-- ~a.:..~ .. ..;- OJ. ~"4'- iii -- ~.. '''''\ -..,.----i-.... -a~~--:~r4: _.'.:J.:l ....~ ,. ,-,___ . .. ~;"!' ~ -:. 'i-.J ! ~ ".- -." .-:~:.:~~~_. ,a;:: ~~~~,,: >=.. -<. _ . ..:z III' o. -:.-.~: i ~.~~.:_-~:--: .. ";,;., \'l '" ;l ~ . A Hnnb__^....4- 1 CITY OF DUBLI1'l VILLAGE POLICY ST A lfEMENT WEST LEVAII(iN NORTH ELEVAI'ON SEPTEMBER 7, 200.i 1 Z. 0:i--. '\ \ \0 c,; Attachment 2 3~'LP VILLAGE POLICY Introduction The Policy described below is not a Planning legal requirement fi)r new development. This Policy Statement is a definition of a Village used to refine and enhance ~pecial areas in the community that already contain some of the characteristics of villages. In additio:1, this Policy provides direction on what characteristics comprises the Dublin Village Concept. This concept can be used as a template for the development of new villages in the future. The development of this Policy is based on a Background Document dated September 7, 2004. Aoolicabilitv This Policy will be used by the City to identify possible Village sites in both new development areas and redeveloping sites. An Action Plan will be developed by StajI with specific recommendations on: 1. Possible Village Sites 2. Later modifications to the General Plan and Specific Plans to mandate the location and characteristics of Villages. Only when changes are made to the Planning documents noted above will this Policy become a legal requirement. The f/l11afle Policv A Village is defined as a physical development of land that has been designed to encourage compact development of an area which integrates a variety of housing types and densities with community facilities, civic and educational uses. Commercial and industrial uses may also be located in Villages. An emphasis on pedestrian- tiiendly design should be required. Villages should have these characteristics: 1 A Village location should be compatible with the local environment including surrounding land uses and topography. It should respect constraints, roadways and environmental considerations; 2 A Village should have a mixture of housing types, densities and affordability and should support a range of age and income groups; 3 Activity nodes (commercial areas, community facilities and public/private facilities) should be easily accessible; 4 Trails, pedestrian walkways and street linkages should be f:stablished to bring the parts and elements of the Village together; 5 Street and Pedestrian linkages should link to transportation spines including buses and transit servIces; 2 .. .' L\Db\lo 6 The Village should have a strong "edge" defining the boundaries. This could include major streets, architectural or landscaped areas; Village size should reflect development that promotes pedestrian walkability, permits a sufficient mixture of residential and public/private uses and convenient commercial areas. Specific identity should be fostered for the Village areas (special signage, unique design elements, public plazas etc.) 7 8 1m olem en tation An Action Plan to determine potential Village sites and appropriate modifications to the City's General Plan and Specific Plan to include development ofVillag{:s in appropriate locations in Dublin shall be prepared by Staff for review and adoption by the Planning Commission and City Council. G:\PA#\2004\04-025\Villages Policy Statement Revisions from CC mtg.doc 3 j :t I ~ f: . 5 Db ' luND USE Program 4P: The City shall work with East Bay Regional Parks District regarding the provision of staging areas in the Specific Plan area. , i~ 4.8 LAND USE CATEGORIES J 1: ji :-:. ~ I I !:j This section describes each of the land use classificatioru; used in the Land Use Map in Figure 4.1. Chapter 6 on Resource Management and the Open Space Framework Map (Figure 6.1) provide supplementary information on open space uses. Appendix 2 includes more detailed description of the specific land u 5es that are considered appropriate for each Specific Plan land use designation. Table 4.1 summarizes land use acreages in the planning area by the designations described below. )\1 !",! hi [~ i .j :J :" ,. 4.8.1 RESIDENTIAL "' I" I; I. Rural Residential/Agriculture (.01 units per gross residential acre). Accommodates agricultural activities and other open space uses, such as range and watershed management, consistent with the site conditions and pla:1 policies. This classification includes privately held lands, as well as public ownerships not otherwise designated in the plan for Parks and Open Space, or Public/Semi-Public uses. Assumed household size i? 3.2 persons per unit. Single Family (0.9 to 6.0 units per gross residential acre). Accommodates the majority plan for Parks and Open Space, or Public/Semi-Public uses. Assumed household size is 3:2 persons per unit. Medium Density (6.1 to 14.0 units per gross residential acre). Provides for a mix of single family detached and attached units and multi-family units. The density range allows for detached, zero-lot line, duplex, townhouse, and garden apartment development. It is intended that within areas with this designation, that dwelling unit types and densities would be varied to accommodate a range of housing needs. Assumed household size is 2.0 persons per unit. -, Medium High Density (14.1 to 25.0 units per gross residential acre). Provides for apartment, condominium, and townhouse development. Projects at the upper end of this range may require some under-structure parking and may need three or more stories in order to meet zoning ordinance open space requirements. Assumed household size is 2.0 persons per unit. High Density (25.1 or more units per gross residential acre). Provides for apartment and condominium development in the Town Center. Development at these densities must meet the majority of their parking requirements with under-structure parking. With careful design, densities of up to 100 units per acre can be achieved without exceeding four stories. Assumed household size is 2.0 persons per u::tit. 46 Attachment 3 t.o (J'b HoP PLANNED DEVELOPMENT ZONING DISTRICT Chapter 8.32 PLANNED DEVELOPMENT ZONING DISTRICT CHAPTER 8.32 8.32.010 Purpose. The purpose of this Chapter is to: A. Establish a Planned Development Zoning District through u{hich one or more properties are planned as a unit with development standards tailored to the site. B. Provide maximum flexibility and diversification in the development of property. C. Maintain consistency with, and implement the provisions of, the Dublin General Plan and applicable Specific Plans. . D. Protect the integrity and character of both residential and non-residential areas of the City. E. Encourage efficient use of land for preservation of sensitivt: environmental areas such as open space areas and topographic features. F. Provide for effective development of public facilities and services for the site. G. Encourage use of design features to achieve development that is compatible with the area. H. Allow for creative and imaginative design that will promote amenities beyond those expected in conventional developments. 8.32.020 8.32.030 Intent. The intent of this Chapter is to create a mOE~ desirable use of the land, a more coherent and coordinated development, and a better physical environment than would otherwise be possible under a single zoning district or combination of zoning districts. Applicability. The provisions of this Chapter shall be applicable to property only upon designation of the site as a Planned Development Zoning District pursuant to procedures set forth in Chapter 8.120, Zoning Ordinance Amendment. A Planned Development Zoning District shall be established by the adoption of an Ordinance reclassifying the property to such district and adopting a Development Plan. A Development Plan shall constitute a Distric: Planned Development Plan as required by Chapter 11.2.7 of the Eastern Dublin Specific Plan. The Development Plan shall establish regulations for the use, development, improvement, and maintenance of the property within the requested Planned Development Zoning District, and may be adopted in stages, as follows: A. Stage 1 Development Plan. A Stage 1 Development Plan ~,hall be adopted for the entire Planned Development District site with the reclassification of the property to the Planned City of Dublin Zoning Ordinance September, 1997 32-1 Attachment 4 tClb'CP PLANNED DEVELOPMENT ZONING DISTRICT Chapter 8.32 Development Zoning District. The plan shall establish the permitted, conditionally permitted, and accessory uses, Stage 1 site plan, site area a ad proposed densities, maximum number of residential units and non residential square footages, a phasing plan and a Master Landscaping Plan; statements regarding cons lstency with General Plan and Specific Plans, and consistency with Inclusionary Zoning regulations, an aerial photo, other information necessary for the review of the proposed project; and any provisions as further described in the Application section below. B. Stage 2 Development Plan. A Stage 2 Development Plan for all or a portion of the entire Planned Development District site may be adopted with the Stage 1 Development Plan at the time of the Zoning Ordinance Amendment, or may be adopted at a subsequent time as a separate Zoning Ordinance Amendment(s) pursmmt to Chapter 8.120, Zoning Ordinance Amendment. A Stage 2 Development Plan shall establish permitted, conditionally permitted, and accessory uses, Stage 2 site plm, site area and maximum proposed densities, maximum numbers of residential units by type and non residential square footages for each use, development regulations, architectural standards, preliminary landscape plan, other information necessary fo~ the review of the proposed project; and any provisions as further described in the Application section below. All Subdivision Maps, Conditional Use Permits, and Site Development Reviews within a Stage 2 development area shall be consistent with that Stage 2 Development Plan. Where phased development of the Planned Development Zoning District is proposed, Stage 2 Development Plans may be requested by the developer for :Jortions of the property within the Planned Development Zoning District. Ministerial and discretionary permits may be issued only for those portions of a Planned Development District for which a Stage 2 Development Plan has been adopted. 8.32.040 Application. The Planned Development Zoning District may be requested pursuant to Chapter 8.120, Zoning Ordinance Amendment, and Chapter 8.124, Applications, Fees, and Deposits, in the form specifled by the City of Dublin. The application shall be sufficient to demonstrate c(,mpliance with the Dublin General Plan and applicable Specific Plans, and shall (subject to modification by the Director of Community Development and or the Planning Commission) include the following: A. Stage 1 Development Plan. The Stage 1 Development Plan shall include all of the following information and materials for the entire Planned Development Zoning District site: 1. Statement of proposed uses. A written Statement of Proposed Uses, including permitted, conditional, and accessory uses. 2. Stage 1 Site Plan. A Stage 1 Site Plan showing the location and arrangement of existing and proposed land uses, and proposed development stages for the entire Planned Development Zoning District, and uses and structures within 300 feet City of Dublin Zoning Ordinance September, 1997 32-2 ~ Db \ \D PLANNED DEVELOPMENT ZONING DISTRICT Chapter 8.32 beyond the district boundary; location of public uses including but not limited to parks, schools, and trails; proposed entry monuments; existing and proposed locations of freeways, arterials and collector streets, 3. Site area, proposed densities. Gross and net area ,)f site; maximum densities for residential and non-residential development, minimum densities where applicable for compliance with the Dublin General Plan or applicable specific plans; and maximum number of residential units and or maximum non-residential square footage. 4. Phasing Plan. A phasing plan shall show the boun jaries, timing and sequencing, gross and net areas and densities, and non-residential square footages, for development within the entire Planned Developmell t Zoning District. It shall also include existing and proposed land uses; major features of the circulation system including any existing and proposed freeways, arterials, and collector streets; other infrastructure requirements including water supply, wastewater collection, treatment and disposal, and drainage systems. 5. Master Neighborhood Landscaping Plan. Provide a Master Neighborhood Landscaping Plan showing parks, pedestrian circulation, landscaping, and hardscape proposed at the neighborhood level. 6. General Plan and Specific Plan Consistency. A written statement addressing consistency with all elements of the General Plan aLd any applicable specific plans. 7. Inclusionary Zoning Regulations. A written statement addressing compliance with the Inclusionary Zoning Regulations for the provision of affordable housing. This statement should supplement any statement regarding compliance with the Housing Element of the General Plan. 8. Aerial Photo. An aerial photo of the proposed district and 300 feet beyond its boundary showing sufficient topographic data to indicate clearly the character of the terrain; the type, location, and condition of matu re trees, and other natural vegetation; and the location of existing developmen1. 9. Other information. Other information as required "JY the Department of Community Development as necessary for the substantive and environmental review of the proposed project. B. Stage 2 Development Plan. The Stage 2 Development Plan shall include the following detailed information and materials for all or a portion of the site, as applicable under any proposed or adopted phasing plan: City of Dublin Zoning Ordinance September, 1997 32-3 Gf6btLv PLANNED DEVELOPMENT ZONING DISTRICT Chapter 8.32 8.32.050 1. Statement of compatibility with Stage 1 Development Plan. A written statement demonstrating compatibility of the Stage 2 Development Plan with the Stage 1 Development Plan. 2. Statement of proposed uses. A written Statement of Proposed Uses, including permitted, conditional, and accessory uses. 3. Stage 2 Site Plan. A detailed site plan for all or a portion of the Planned Development Zoning District showing the location md arrangement of existing and proposed land uses on the site and within 1 00 fi~et beyond its boundary; existing and proposed circulation system; existing structures and proposed general building areas; contours; parking areas, dri\ eways and loading areas in general; limits of grading; and phasing boundaries per the Stage 1 Development Plan. 4. Site area, proposed densities. Gross and net area of the Stage 2 site; maximum densities for residential and non-residential development by type, minimum densities where applicable for compliance with the :)ublin General Plan or applicable Specific Plans; and maximum numbers of residential units by type and or maximum non-residential square footage for each use. 5. Development Regulations. Development regulations for lot areas, lot square footage per dwelling unit, lot width and frontage, lot depth, setbacks, distances between residences, maximum lot coverage, common useable outdoor space, floor area ratios, height limits, parking, driveways, loading areas, signage, grading standards, and trash enclosures, accompanied by an:r necessary diagrams. 6. Architectural Standards. Area-wide and project-\\' ide architectural standards, concepts, and themes. 7. Preliminary Landscaping Plan. A Preliminary Landscaping Plan implementing the Master Neighborhood Landscaping Plan, and complying with Chapter 8.72, Landscaping and Fencing Regulations. 8. Other information. Other information as required by the Department of Community Devt:lopment as necessary for the substmtive and environmental review of the proposed project. Permitted Uses. No use other than an existing use is permitted in a Planned Development Zoning District except in accordance with a Development Plan adopted pursuant to this Chapter. City of Dublin Zoning Ordinance September, 1997 32-4 \00'0 \ \p Built or Approved Projects with Vested Development Rights Eastern Dublin Specific Status Project Name # ofDUs * Housing Type Approved (A) Plan Land Use Under Construction (UC) Completed (C) Camelia Place High Density 121 Stacked Apartments UC (Transit Center) Elan at Dublin Station High Density 260 Condominiums UC (Transit Center) (podium design) Avalon Bay High Density 305 Apartments UC (Transit Center) Transit Center Site A High Density 418 To be determined wi A ~;DR (DA & Stage I) Transit Center Site C High Density 405 ~:tacked Apartments A (currently under review for a (DA & Stage 1) Stage 2 Rezone and SDR) Metropolitan at Dublin Campus Office (permits 300 Condominiums A Station 300 du) (podium design) (Transit Center) Archstone Apartments Medium-High Density 324 5.tacked apartments C Emerald Park Apartments Medium-High Density 368 5,tacked apartments C Summerglen Single Family & Medium 347 Single family C Density detached homes (wi private yard) CreeksideIBrookside Single Family 277 Single family C detached homes Dublin Green Medium Density 295 Single family C detached homes (wi private yard) Waterford Mixed Use 390 Apartments C Tassajara Meadows Medium Density 204 Single family C detached home (wi private yards) Roxbury Medium Density 108 Single family UC detached homes (wi private yard) Riva/Rainsong 172 Single family & C d~tached cluster (wi p:1vate yards) The Villages High Density & Medium- 1,396 Stacked DC High Density condominiums & townhouses The Groves High Density 930 S:acked apartments & DC condominiums Area F Medium Density 1,112 Detached cluster UC homes (wi small yard), townhouses, & stacked condominiums Verona Single Family 121 Smgle family UC d(~tached Attachment 5 1\ ~,\lo Eastern Dublin Specific '-Status Project Name # ofDUs * Housing Type Approved (A) Plan Land Use Under Construction (UC) Completed (0 Sonata Medium Density 119 :;ingle family DC detached (w/ small yard) Dublin Ranch A Single Family 573 Single family C detached Dublin Ranch Phase 1 Single Family 847 ~)ingle family C detached homes Positano Single Family & Rural 1,043 Single family A Resi denti al/ Agriculture detached homes A Wallis Ranch Single Family, 935 Single family Medium Density, & detached homes (w/ Medium..High Density ~mall private yards), & attached homes Silvera Ranch Single Family & Rural 259 Single family DC Residential/Agriculture detached homes, & townhouses (w/ small balconies or patios). * DU = Dwelling Unit ~.."".:-'-"". ~.~.~-r-1\I'!~.;'f!"!:";'~...;~,.~---"!.> _.J .....I:!T""'....~i"">'...._. .'..':.~R.' 'f[':~m. '.._"""'_"~-'."'l"",...._.~;.'i<<-~" -"'D. ........,..~-~--1i..~.~it"~~~!l,.~-~-~!rf.. .-- 1\1"'__~-~, ~ .. ...,........ ,.. ~-v-- ~ .. lit .....t tr' ...._._..:J~ ..s..~,~~~;.:~Jr.<.. ~;.lF~{...\Oity<i';i""" ..'.-... .'"'.' __~'ti~_ 1I~"~.-.;.::"dI!:~, _~.. . '~~'. '~)~"'.;_.' -."". --.'~D '."dll:l.'''",:; . .,:, ",.. 41~"'" ,"P.;.~.'.Jl.;i...-';'i2;lIlgJ ,. ..'" .~.;... ; .. .:'" '.':'.~$':1J!.'~r-'.;~:. ;.:i".~;.. ~~"'~. . :..ra.. ...~~oIl-._.: .~.~..~<.._"..:-:;-..~Ae,-... /.;"\.Z~.-':~' ~.. .'. . , . ~. . . r 11:...." .~ .~.liI,.. . . ,~SO.II' .., .~;."P"t. 1::'~ ~~ '. '. . '.::~:::.s ~-.. .~ f ~..~ _.' .... .. . ,:it"..: 'J -~'.a;:.... _. -. < ,.~~~. ,- II c.." l'~c,; .,-'"-1.. _ ~ ,. :;~~.g:a. -....... .'. ....:p ~;.~~L l;~ . \J;!.J'. l4:"..I. ~;ry~Q~7r~e~~,,~ .'~'" ,...~~. ..~~[~a.~~&. ~."t..i~. .~W:1J. t.f.".~.1 ~ ~.- ~g~ t.. .e" €l1.~R: .;jJ; l- _~.~.~,e~..r~l' R:~m;B...q-~'iJ:.\,..,,- -,_. ~l~~: ~ L\ ~. 1I~~ ~ .::.~",~~: ~~.,. 'Gti'~~~. :.; 17': ~ .,~. ' - ~~ .. P,II..tr'iRt'~~~~. ~ ,~j"'~ 'Eli- .t" ~ z:_~' ~P1'l;1ii " di> = -~''''~ :.y- .4CC. -'it'. "... ~!'1f,..J~ltt.. .~.. .;;",;",;~ .,-" .,_"" .;t" '~.t\ 'j9 ~. ~~, ol:~~;":.~~.. .' .~ ..~. .::..;; .~<. .~J_~ '~.. '"~!l;R;;" . "~-..'.!."~." .~. L.'" ". _ . _~ _. ...:. \iI"~.... '-;!i. -, "" ~ 'V'"'' "' ". . ,-' -;.' -... ....._ .~. '!' -, '. ...... ~~___.... .a.;_ ~ ' ~"",""=,~: .~:~' . '_ -.: ~_. . .'.....,. ~~~., ioIi.~,""'" _; - _. ~~~.... ~~....__ ~o1i.' -" W'" ...."..._....~ ,,:... /' ...-' ~rq....z..,.....-,-~Jl ~ ..,~. ._ ' __, _ __ ~' _, ':-' ~..P'~, " Silvera Ranch 259 Dwelllno Units ......-- ........ ...... .---------1 Positano 1043 Dwelling Units I, ! ~ ~---~ ~ ,.:;'\ ~~:JC)'\ \. ~- \ \ .....- \ .., \ 1 I ---{-- I - -!'~-II-> Avalon 305 Owellln Units Metropolitan 300 Owellln Units 277 Owetlln Units . I? "'~ql{:- --15:~. ~~~~'_'_:~;;~, ' . _. .~ ,'_ : -_':~--~'-'~~_~. . ;}~ ."'..~ ~(~~!I.i:..f~~T4l.<ii~ ,III'. ,'~"":':~DtJ)L.~~'ti&=",.. - {~.~-....~. . oir:_-~r."""~"""--"~;;:.:"?l~ '. c~~ .~. ~'. "'...~~ JlJllUlC!..a;c,..~. ~.~:""M~ . .~--. .~ -';;.~;,-.-:..:::..--. ~_.' _ ...~ .......-:;..;,.'"'" ,. .,;1 ~.w,.. .... J~""'-::':-:-_.q,' :~"-:_~;TA-'1..;~;:: -~ ~',:~ ft '.;. _ ... "';'-Rll:-""",""" _~' ,__._'~ _.._.--lo__-JWIO - The Villages C DR 1396 Dwellln Units i ii ji Ii Ii [Uh . ....~,,! I I I I '. ~.:~~.. '~:p_ ~~~ ~..~ '~ :. -. .,,; 'c" f_~,lc. . ;,::?~. - ~ " ~. .'. - ~-= .....D'~ -' 1:IrrYa..~ -~:_.~.. ;i~._'~......:_..~_."!!._';;;nM.iii.:{.rM..;. '.-.-- _...:.' ;... ,::':~~.- :;;'~:-Il!f' - '" ;;;~...~ ....I~~ .:-__.~... ..:c:.!"~:-"'~ -' ..... --"'J-+- ....------,.. .' ."...-~:.-~'n:_',:.:'.-_ ____. :-:';'~:'''''.'.......~._..;~.,.._~.-.-'_ u g- .... - ~~.. . - '.:_~. --':'::;-ir:-::_i;.i!.~ II ~,\," o~.~.~;: """.. .::. ~~ .. ,;- "--- ..-:'1<(~. ~;~~ _. .~:-'L 0.5 ... i;'I ~._(!:~~k.,~,-.;".~.'-:.,:.:.".c.X;'. .4 ~ ' .,.~_ "Nr ;:l :-:.o.~-~' [:3, .'".' ...,~..c'" .." _ ,v ~....... ,- \' - "_ ~ ":' ..f;". -~-':~'~f ~~J: --=---DuIlIin Lots . Streets D('aq)~~ ClQy~~ - i ~: Oly c. [lj6i, Sphere~ lr6JenCe' PubDc:lSemJ.public C RetJonal Park f::~:::~~ Pazksffubk Recreaion t=~~ .. ~C;Pl ..~ Residential fVoI ResidertialJAgicUiure (0.01 du'ac) SI1~ Famiy (0.9. 6Jl du'ac) MeclumDenSty (6.1 - 1~.0 dulac) c: Ued-Hi ~ (14.' - 25.0 dufac) _ Kg,b Densit}. (25.0" d..1'ac) Ccxnmercialllndustr1aJ _ General Comnercial .. Generci Corrmercia!!Carrpus O'lice _ am r- f' ~" "i::I ...-..- 0-:"'.. -.... -~~-~- ~ .~~ :~':~.~}'i~;.~ .~-~;, '-.;/r:~~~,.,~:~~:"" . ..-. _ ::;t...... _~'_ _ _.-', _._ '_&-~ ___ ~.. ~ ~ _ .',...... D Mission Peak 103 Dwelling Units .. ~::~< ........---~.... .. ..' ,: -.:- ... I' . .. .' ~ . . . ; . : ~. ..-.......-.a_~.._.~..... I . _ I I _ .. _ I... :::. Croak 573 Dwelllnq Units .~ .......-- e;\?l~ Branaugh 97 Dwelling Units 1 f ! ,I i i- 1 t_ .L. T r~-. Ll' . IJ -').-!~:;~. "'. f ( r--l----l=-Ii\ 1~1.~ ""~j / ;--1--'"-1 -'-I'~' III ~ ~~ I I " . ....J.----'ij If) ...,,~~ . "-', tt /~ ---=:-".., '( I -;:.= '~l 'f ~~~ . . ~ _ ~.r:.~_~:, '. fJ~ -'.~-,', r;o J1.... q.,,' '. ;._,;~:-;:~~~,~~:,~ " 'i.: :~~: ~~:~_~:~.~ ..... ,r;< .~~ ':~~c'~~~~~~?~ :. I Riohetti Il96 Dwelling Units I I I kt~~TJL...j.' ~ ....l...,t ~~ I ( I I I 'I ; I ; ---~---._-- ; i , ) \i ;1 !I I d -~;~&,~r~::~l:" ~~~~7' . -._.:-;':^:::S"~ - " ;-. - . ~ ,,. r - ..,.(,-~.-.,-.,;,.'l1,~,'~~~,:.:~.'.<\~,~,..::.~.'_)-~~ ' ;.:.::.1Ifr.."._..:.t..,;;~- _ _ _ ". -'~..~.;;.:..;;.;;;..;i';,..,~-;ja- : :.!:;-.:.;...?..._-~ . --;.p;;--.~;}- ~~.~~:-_; ;;!.;;;.<;~.. ~ .._ ~~~_ ...-1\0.",,--,". . .:-~- -; ~-_:.._~.. ~.~.._-~ -, --~--- . :I .' .Ill, . "'1lI ,:\ . <~,-, ~~ - -" -. -.- . ';~:r~;~~~~ . '!.. .') . Y.~.~~,~.;:r -. 11I;.: A UO......1rnowa. ~ ~~ !> ; IL. a'R d ~ f:t g~...\- ~.... w<itfuaJut I ........ _ . L.....J M'DjeaS "'.... 'II." ~~dfic Plan Areas - ..:. DubllnLcts .Iii: Streets c:J CamP Parks RFTA c::J~'Df~ :---.' _.'c. . L.;...f~'OfpUblin, Sphere of Influence PUbllc/Serrii-Public ..ft: ~Sl~~1 Park . F::~::::'1 ~rks.t P&mIIc Recreation ... ~n'splce _ ~bicfSemi-Publlc; PL ... Se~i-Public .R~ldential Rural ResidentiaUAgrlculture (0.01 dulac) Single Family (O.S . e.o dulac) 'Medium Density (e.1 - 1-4.0 dulac) c:::: :Med-Hl Density (1-4.1 .25.0 dulac) II: High DeIl$Ity (25.0 + dullc) Commercialnndustrial ~ .. General Com'mercial .. General Commercial/Campus Office "M.U I . NeighborhOod Commercial l....:'._ Campus OffICe' .. Industrial Park .f ;; ~4" ,.., ~--"l ~ '" '";'j ~- V, e's t etl! 4 :9 "'1i ~ ~.-..JI~ ~ -4 .~-" De vel op m~~.: 11 trR, i 9 .h t~~ ~ ~ , I. ~f~< 2007' r-....~. _ ;:;:..A. -- ~.:-a ~ w lth Q.ut /.(~ /:"'''~~~h ~~~~~~~<;~ \~ ~ ~ 82 ~ ~ //1; '. r ~-\~/ .,,~;/ Vargas 59-110 Dwelling Units Oty Council Initiated Study to Reduce Density on June 6 2006 Moller Ranch 0-413 Dwellln Units Fredrich 48-85 Dwelling Units City Council Will COnsider Request to Initiate Study to Reduce Density on April 3, 2007 J '\ \ ~) I J -- E: tV c: u It: '0 Ci) VI ,E :c ::J o .. .., tV W . .. . a a ......................-......-..--. . - .. _.. - ..1 Camp Parks -. -::.=-:-~:--~:.-:::- -. ------ . . \. ,.,<-~::;'i~.'::'.,..:.:.. .._h: -..~ __. ._:~ -":._:_~~:-:.---::-.=--=-.__:'~._ . . .....J)' '!"i<ft~~ 'll - 11 A.UAnl.---...Q ..!'J ... .Mlles ") ;ft .., \lo Land without Vested Development Rights 16eD lto Proj ect Land Use Designation Maximum Development Potential (in units) Mission Peak Single Family & Rural 103^ Residential/Agriculture Jordan Single Family, Medium 1,064^ Density, Medium-High Density & Mixed Use Chen Medium-High Density 130^ Croak Single Family & Rural 573^ ResidentiaV Agriculture Anderson Medium Density 70^ Righetti Medium Density 96^ Branaugh Medium Density 97^ Moller Ranch/Casamira Valley Single Family & Rural 0-413 * Residential/Agriculture Vargas Medium & Medium-High 59-110 * Densi ty Fredrich Medium-High Density 48-85 * Tipper Medium Density 50-115 * Camp Parks Public Land N/A ^ Based on adopted Stage 1 Development Plan *Based on density range for General Plan Land Use Designation Attachment 9 J,;. - ~::" ~.".:~ :'i ~.'...~; <~," . - G, ~.~ ~ . a "': _ '\ .,'" ~~.. ~ :~~: ;; ,,";;r'~ .11 ~ .:--.';' e/~;:.;:.~ ';l ; L.. at n dl;l WI: ~ ~. e,.lJi t V' e~ s. t. e' .d. till e Y' e I~ Q- f>! :fjf1l e: ttI: t~~_ ~.1~grtrll t' s~ \I ~ ,.;;; ~.D...~:~ ct . ~ ~ . ,",. . "'-, ,Il! giJ '-"'o.j1-w """ !. ,., ." ----rl~ .~ ~ ~ .~ ___L _,_ . '--I ":'::--"- "'.... . .. ...i_i-...~~.PllnAre.s --~-:-- Dublin lots ~--~~reets o c1mp .ParksRFTA ~c:J_~OfP.. ublln ':-:--'I .. . L:...J ',CItY of Dublin, Sphere of InfJuen~ '-:P.,.bl_~mi-Publlc :.1\Il ;Reglonal Park +~~\~::~ -ParkS! Public Recreation "(;)pen Space ... PubitlSeml-"Public; PL lII$e.ml-"Publlc ,Resklentlal Ru~1 ResldentiaVAgricultur. (0.01 c1u1.c) Single Family (o.e .6.0 dulac) Med~ Oensity(6:1. ~ 1-1.0 dullc) r:=' Med-HI Density (1~,1 .25.0 aulae) ~.: High Density (25.0 + dulac) Commerclalnndustrlal .. General Commercial .. General CommercieVCampus 9filce "MU r ~ Neighborhood 9ommer:cial W.~ Call1Pus Office .. l!\dustnal Ferk ~ .(~ ~?/ ~ "'~ i{l ~J ~ );) ~/~ '~~~ Vargas 59-110 Dwelling Units Oty Coundl Initiated Study to Reduce Density on June 6, 2006 Moller Ranch 0-413 Dwellln Units ............................ Fredrich 48-85 Dwelling Units Oty Coundl Will Consider Request to Initiate Study to Reduce Dens/ty on ril 3, 2007 Croak 573 Dwel/lnCl Units Carn Parks fOG ~:'{}~:~ ..,........ .. ....... .~ 1 l ~ .-..~.:': OL:__ .... -;!. ~- 'II ~ ., -.......:lAW!..- ":i ,j0," :'~~' '::: , ft._ .01. .._~r~ -.... .... ,. ."U~ ..~ II ;:; ..........~