HomeMy WebLinkAbout05-13-1997 PC Agenda PLANNING COMMISSION
Regular Meeting-Dublin Civic Center Tuesday- 7:00 p.m.
100 Civic Plaza, Council Chambers May 13, 1997
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETINGS -April 22, 1997
6. ORAL COMMUNICATION-At this time,members of the audience are permitted to address the Planning
Commission on any item(s)of interest to the public;however,no ACTION or DISCUSSION shall take place on any
item which is NOT on the Planning Commission Agenda. The Commission may respond briefly to statements made or
questions posed,or may request Staff to report back at a future meeting concerning the matter. Furthermore,a member
of the Planning Commission may direct Staff to place a matter of business on a future agenda. Any person may
arrange with the Community Development Director(no later than 11:00 a.m.,on the Tuesday preceding a regular
meeting)to have an item of concern placed on the agenda for the next regular meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PA 97-013 Amendment to Planned Development District Regulations of the
Zoning Ordinance to allow the adoption of Stage 1 and Stage 2 Development Plans.
Stage 1 Development Plans are generalized plans adopted for the entire
development area and Stage 2 Development Plans are detailed plans adopted for
portions of the development area.
8.2 PA 97-004,Dublin Ranch Conditional Use Permit-Request for Conditional
Use Permit approval allowing modifications to the Planned Development Rezone
for Phase I of Dublin Ranch Planned Development Rezone.
9. NEW OR UNFINISHED BUSINESS
9.1 Upcoming Planning Schedule
l 0. OTHER BUSINESS (Commission/Staff Informational Only Reports)
11. ADJOURNMENT
(OVER FOR PROCEDURE SUMMARY)
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT for May 13,1997
PROJECT: PA 97-013,Ordinance repealing Articles of the Dublin Zoning
Ordinance regarding Planned Development District regulations and
adopting Article 2 and Article 4 of Chapter 2 of Title 8 of the Dublin
Zoning Ordinance which modify the City of Dublin Planned
Development District Regulations.
DESCRIPTION: Amendment to Planned Development District Regulations of the
Zoning Ordinance to allow the adoption of Stage 1 and Stage 2
Development Plans. Stage 1 Development Plans are generalized
plans adopted for the entire development area and Stage 2
Development Plans are detailed plans adopted for portions of the
development area.
RECOMMENDATION: 1) Open public hearing and hear Staff presentation
2) Take testimony from the public
3) Question Staff and the public
4) Close public hearing and deliberate
5) Adopt resolution(Exhibit A)recommending that the City
Council adopt an Ordinance repealing existing articles in the Zoning
Ordinance regarding Planned Developments and adopting new
Article 2 and 4 of Chapter 2 of Title 8 of the Dublin Zoning
Ordinance which modify the City of Dublin Planned Development
Regulations.
PREPARED BY: �T Dennis Carrington,Senior Planner/Zoning Administrator
ANALYSIS:
BACKGROUND
As part of the update of the Zoning Ordinance the Planning Commission has reviewed proposed
changes to the Planned Developments section of the current Zoning Ordinance. Staff has
prepared a final draft of this section of the Ordinance based on input received from the Planning
Commission and the City Attorney. This portion of the Zoning Ordinance update is being
accelerated ahead of the remainder of the Zoning Ordinance update in order to provide the
benefits of the revised Planned Development procedure for large planned developments which
are,or soon will be,submitted for review.
COPIES TO:Internal Distribution
ITEM NO.'• 1 PA File 97-010 /l
PAGE'OF?()_
REVISIONS TO ORDINANCE
The major difference between the existing Planned Development section of the Ordinance and
the proposed section is the replacement of the Preliminary Plan and Land Use and Development
Plan of the existing Ordinance with a Stage 1 and Stage 2 Development Plan. The Stage 1 and
Stage 2 Development Plans which may be adopted at the same time as a Zoning Ordinance
amendment or adopted by means of separate Zoning Ordinance amendments.
The Stage 1 Development Plan would be adopted for the entire Planned Development District
site when the rezone occurs. That plan would establish the permitted,conditionally permitted
and accessory uses,development plan,site area and proposed densities,maximum number of
residential units and non residential square footages,consistency with Inclusonary Zoning
regulations,and consistency with the General Plan and Specific Plans. The plan would include a
phasing plan and a Master Landscaping Plan.
The Stage 2 Development Plan for all or a portion of the entire Planned Development District
site could be adopted with the Stage 1 Development Plan at the time of the Zoning Ordinance
Amendment,or could be adopted at a subsequent time as a separate Zoning Ordinance
Amendment(s). A Stage 2 Development Plan would set forth proposed uses,site plan,site area
and proposed densities,exact numbers of residential units by type and non residential square
footages for each use,development regulations,architectural details,preliminary landscape plan,
preliminary grading plan,improvement plans,and shall include any required development
agreements or other information.
It would be required that all Subdivision Maps,Conditional Use Permits,and Site Development
Reviews within a Stage 2 development area be consistent with that Stage 2 Development Plan.
Where phased development of the Planned Development Zoning District is proposed,Stage 2
Development Plans could be requested for portions of the property within the Planned
Development Zoning District,however,ministerial and discretionary permits would be issued
only for those portions for which a Stage 2 Development Plan has been adopted.
Other changes to the Planned Development section of the Zoning Ordinance would include:
1. The requirement that the minimum area of a Planned Development be 4 acres.
2. The Community Development Director may approve minor amendments to a
Development Plan.
ENVIRONMENTAL REVIEW
The proposed zoning ordinance amendment to revise the Planned Development section of the
Zoning Ordinance would not create new development potential beyond that of the existing
Zoning Ordinance because,like the ordinance section in would replace,it does not facilitate
development,but merely provides a means for planned development analysis and review for
projects which would themselves be subject to subsequent environmental review. Therefore the
Planned Development Zoning Ordinance Amendment is exempt from the California
Environmental Quality Act(CEQA)because it can be seen with certainty that there is no
possibility that the activity in question may have a significant effect on the environment.
2 OF JO
RECOMMENDATION
Staff recommends that the Planning Commission:
Adopt Resolution(Exhibit A)recommending that the City Council adopt an Ordinance repealing
Article 2 and Article 4 of Chapter 2 of Title 8 of the Dublin Zoning Ordinance regarding Planned
Developments and adopting Article 2 and Article 4 of Chapter 2 of Title 8 of the Dublin Zoning
Ordinance which modifies the City of Dublin Planned Development Regulations(Attachment 1).
GENERAL INFORMATION:
APPLICANT: City of Dublin
100 Civic Plaza
Dublin,CA 94568
LOCATION: Citywide
ENVIRONMENTAL
REVIEW: The Planned Development Zoning Ordinance Amendment is
exempt from the California Environmental Quality Act(CEQA)
because it can be seen with certainty that there is no possibility that
the activity in question may have a significant effect on the
environment.
Exhibits:
Exhibit A: Resolution recommending that the City Council adopt an ordinance repealing Article 2 and
Article 4 of Chapter 2 of Title 8 of the Dublin Zoning Ordinance regarding Planned
Developments and adopting Article 2 and Article 4 of Chapter 2 of Title 8 of the Dublin
Zoning Ordinance which modifies the City of Dublin Planned Development Regulations.
Attachments:
Attachment 1: Amended Planned Development section of the Zoning Ordinance
G:\PA97-013\pcpdsr
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RESOLUTION NO. 97-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN
RECOMMENDING ADOPTION OF PA 97-013 ZONING ORDINANCE AMENDMENT RELATING
TO THE PD(PLANNED DEVELOPMENT)DISTRICT
WHEREAS,the City Council has given the update of the Zoning Ordinance a high priority; and
WHEREAS,it is necessary to consider the Planned Developments section of the Zoning
Ordinance separately from the remainder of the Zoning Ordinance Update in order to provide the
benefits of the revised Planned Development procedure for large planned developments which are, or
soon will be, submitted for review; and
WHEREAS,a draft ordinance amending the Planned Developments section of the Zoning
Ordinance has been prepared; and
WHEREAS,the Planning Commission did hold a public hearing on said ordinance amending
the Planned Developments section of the Zoning Ordinance; and
WHEREAS,the proposed zoning ordinance amendment to revise the Planned Development
section of the Zoning Ordinance is a modification of an existing section of a zoning ordinance and would
not create new development potential beyond that of the existing Zoning Ordinance because, like the
ordinance section in would replace, it does not facilitate development, but merely provides a means for
planned development analysis and review for projects which would themselves be subject to subsequent
environmental review. Therefore the Planned Development Zoning Ordinance Amendment is exempt
from the California Environmental Quality Act(CEQA)because it can be seen with certainty that there
is no possibility that the activity in question may have a significant effect on the environment; and
WHEREAS,a staff report was submitted recommending that the Planning Commission
recommend City Council approval of the draft Ordinance; and
WHEREAS,the Planning Commission did hear and consider all said reports, recommendations
and testimony hereinabove set forth.
NOW,THEREFORE BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby recommend the City Council adoption of PA 97-013 Zoning Ordinance Amendment relating to
the Planned Development District.
PASSED,APPROVED AND ADOPTED this 13th day of May, 1997.
AYES: Commissioners
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST"
Community Development Director EXHIBIT G:pa97013/reso
ORDINANCE NO. -97
AN ORDINANCE OF THE CITY OF DUBLIN REPEALING
ARTICLE 2 AND ARTICLE 4 OF CHAPTER 2 OF TITLE 8 OF THE
DUBLIN ZONING ORDINANCE REGARDING PLANNED
DEVELOPMENT DISTRICT REGULATIONS AND ADOPTING
ARTICLE 2 AND ARTICLE 4 OF CHAPTER 2 OF TILE 8 OF THE
DUBLIN ZONING ORDINANCE WHICH MODIFIES THE CITY OF
DUBLIN PLANNED DEVELOPMENT DISTRICT REGULATIONS
The City Council of the City of Dublin does ordain as follows:
Section 1. Section 8-31.0 through Section 8--31.19 are hereby amended to
read as follows:
Sec.8-31.0 Purpose. The purpose of this Chapter is to:
A. Establish a Planned Development Zoning District through which 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 sensitive 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.
ATTACHMENT 1
5
Sec.8-31.2 Intent. The intent of this Chapter is to create a more 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.
Sec.8-31.3 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 Section 8-103.0,
Amendments. 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 Planned Development shall constitute
a District 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 shall be adopted for the
entire Planned Development District site with the reclassification of the property to
the Planned Development Zoning District. The plan shall establish the permitted,
conditionally permitted,and accessory uses,development plan,site area and
proposed densities,maximum number of residential units and non residential
square footages,consistency with Inclusionary Zoning regulations,consistency
with the General Plan and Specific Plans,shall include a phasing plan and a Master
Landscaping Plan;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)
pursuant to Section 8-103.0,Amendments. A Stage 2 Development Plan shall set
forth proposed uses,site plan,site area and proposed densities,exact numbers of
residential units by type and non residential square footages for each use,
development regulations,architectural details,preliminary landscape plan,
preliminary grading plan,improvement plans,and shall include any required
development agreements or other information. 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 for portions of the property within the
Planned Development Zoning District,however,ministerial and discretionary
permits may be issued only for those portions for which a Stage 2 Development
Plan has been adopted. /)')
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Sec.8-31.4 Application. The Planned Development Zoning District may be requested
pursuant to Section 8-103.0,Amendments,in the form specified by the City
of Dublin. The application shall be sufficient to demonstrate compliance
with the Dublin General Plan and applicable Specific Plans,and shall
(subject to modification by the Director of Community Development)
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. Development Plan. A Development 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 of 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 of 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 timing and sequencing;gross
and net areas and densities,and non-residential square footages;for
development within the entire Planned Development 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 and any
applicable specific plans.
7. Inclusionary Zoning Regulations. Provide 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 mature trees,
and other natural vegetation;and the location of existing development.
E. 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:
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. Site Plan. A detailed site plan for all or a portion of the Planned
Development Zoning District showing the location and arrangement of
existing and proposed land uses on the site and within 100 feet beyond its
boundary;existing and proposed circulation system;existing and proposed
structures with gross floor area;lot coverage;parking,driveways and
• loading areas;trash enclosures;building setbacks and/or building
envelopes;lotting patterns;and phasing lines per the Stage 1 Development
Plan.
4. Site area,proposed densities. Gross and net area of the site;densities for
residential and non-residential development by type,minimum densities
where applicable for compliance with the Dublin General Plan or applicable
specific plans;and exact numbers of residential units by type and or
maximum non-residential square footage for each use.
5. Development Regulations. Provide 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,and trash enclosures,accompanied by any necessary
diagrams.
6. Architectural Details.Area-wide and site-specific architectural concepts
and details including floor plans,sections,exterior elevations,building
heights,colors,and materials. /�
4 t /,�..
7. Preliminary Landscaping Plan. A Preliminary Landscaping Plan
implementing the Master Neighborhood Landscaping Plan.
8. Preliminary Grading Plan. A Preliminary Grading Plan showing
contours,finished floor elevations,and limits of grading.
9. Improvement Plans for on and off-site public improvements and
sequencing.
10. Development Agreement. Any Development Agreements if required.
11. Other information. Other information as required by the Department of
Community Development as necessary for the substantive and
environmental review of the proposed project.
Sec.8-31.5 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.
Sec.8-31.6 General.
A. Minimum Area. The minimum area for a Planned Development Zoning District
shall be 4 acres,however,a district may be less than 4 acres in size upon a finding
that there is a unique character to the site,to the proposed land use,or to the
proposed improvements for which the Planned Development Zoning District is
better suited than conventional zoning. •
B. Densities,floor area ratios,and square footages. The densities in residential
areas, and floor area ratios and square footages in nonresidential areas may not
exceed the densities,floor area ratios,or square footages permitted in the Dublin
General Plan and applicable Specific Plans for such uses.
C. Other Zoning Regulations. Except as specifically modified by a Planned
Development District Ordinance,all development in the Planned Development
District site shall be subject to the regulations of the closest comparable zoning
district as determined by the Director of Community Development,and of the
Zoning Ordinance.
D. Maintenance. Maintenance of all lands included within a Planned Development
not utilized for building sites,public roads and public uses shall be assured by
recorded land agreements,covenants,proprietary control or other stated devises
which attain this objective. The proposed method of assuring the maintenance of
such lands shall be included as part of the provisions of the Planned Development
District.
Sec. 8-31.7 Action. The Planning Commission and the City Council shall review any
proposed Planned Development Zoning District Ordinance in accordance
with the provisions of Section 8-103.0, Amendments, and shall make the
following additional findings:
A. The Proposed Planned Development Zoning District meets the purpose and intent
of this Chapter.
B. Development under the Planned District Development Plan would be harmonious
and compatible with existing and future development in the surrounding area.
Sec. 8-31.8 Amendments. The Director of Community Development may approve
minor amendments to an adopted Development Plan upon a finding that the amendment
substantially complies with and does not materially change the provisions or intent of the
adopted Planned Development Zoning District Ordinance for the site. All other
amendments to the adopted Planned Development Zoning District Ordinance shall be
pursuant to Section 8-103.0, Amendments.
Section 2. Repeal. Ordinance 4-94 is hereby repealed.
Section 3. Effective Date and Posting of Ordinance:
This Ordinance shall take effect and be in force thirty (30) days from and after the date of
its passage. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in
at least three (3) public places in the City of Dublin in accordance with Section 39633 of
the Government Code of the State of California.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF
DUBLIN on this day of , 1997, by the following votes:
Ayes:
Noes:
Absent:
Abstain:
Mayor
Attest:
City Clerk
6
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: May 13, 1997
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Tasha Huston, Associate Planner / —
SUBJECT: PA 97-004, Dublin Ranch Conditional Use Permit- Request for
Conditional Use Permit approval allowing modifications to the
Planned Development Rezone for Phase I of Dublin Ranch
Planned Development Rezone.
BACKGROUND:
In January of 1996,the City Council approved a Planned Development (PD) District
Rezone for the Dublin Ranch Phase I project. Consistent with the Eastern Dublin
Specific Plan, a school site was located near Fallon Road,just outside the Phase I
project boundary. In recent meetings with staff and planners representing the
Dublin and Livermore School Districts, school site issues including location and
number of schools needed for the early phases of development in Eastern Dublin
were resolved. The consensus reached included the recommendation that the
school near Fallon Road should be relocated further away from the major roadway
and closer to the residential neighborhood in Phase I. Therefore, a Conditional Use
Permit is proposed to process this minor modification to the Phase I PD, for a
school relocation and boundary adjustment, to accommodate an elementary school
in the Phase I development.
ANALYSIS:
Proiect Description
Dublin Ranch, comprising all the Jennifer Lin Family property holdings, is located
within the Eastern Dublin Specific Plan project area and encompasses a total of
1,227 acres. A portion of Dublin Ranch (1,037 acres) has been annexed to the
City. The Planned Development (PD) District Rezone for Phase I covers the
approximately 210 acres of the Dublin Ranch annexed area (see Attachment 1).
Item No. '•a. Copies To: Applicant/
Property Owner
PA File
General File
Senior Planner
The approved Dublin Ranch Phase I project consists of the following land uses:
• PD Single Family(Low Density)Residential-570 dwelling units
(111.8 acres,including 2 acre private recreational facility);
• PD Medium Density Residential -277 dwelling units
(35.7 acres);
• PD Open Space-57.5 acres;
• Neighborhood park-5.0 acres.
• Total maximum dwelling units:847
• Total Acres:210
The proposed Conditional Use Permit would allow a minor modification to the
approved Planned Development(PD)Rezone and approved Land Use and
Development Plan(LUDP) and Site Plan to show the inclusion of a 10-acre
Elementary School and approximately 2 acres of open space buffer to be located
within the Phase I development. The changes to the approved PD include a revised
boundary to accommodate the school adjacent to the Neighborhood Park site,and
minor shifts in the lot layouts to move the residential lots displaced by the School.
With the school relocation,the revised project area would be 222 acres.
The relocation of the elementary school site is depicted on the plans attached as
Exhibit A, consisting of 1)a Site Plan for Phase 1 prepared by MacKay&Somps dated
revised February 12,1997;and 2)a District Planned Development Plan/Land use and
Development Plan for Phase 1 dated revised February 12,1997. These two sheets are
proposed to replace the Site Plan and District Planned Development Plan approved
by the City Council for PA 95-030,the Dublin Ranch Phase I PD Rezone,Resolution
12-96,January 23,1996.
The revised location for the elementary school will provide a more centrally located
school within the Phase I neighborhood,and have the benefits of safer and more
convenient school accessibility. The revised location is supported by staff and both
the Dublin and Livermore School Districts.
The proposed school site relocation is consistent with the policies and guidelines of
the Dublin General Plan and the Eastern Dublin Specific Plan. Policy 4.1 of the
Dublin General Plan requires that,as a condition of project approval in the Extended
Planning Area,logical and buildable school sites will be offered. In addition,
Sections 4.2 and 4.8.3 of the Specific Plan appear to contemplate that the exact
location of certain public facilities,such as schools,would not be known until
refined plans are prepared. The proposed school site relocation actually promotes
the following Specific Plan policies: 1)Locating elementary schools away from
major arterials,and wherever possible adjacent to an open space corridor(Section
4.8.3),2)encourage accessibility to major activity centers(schools included)from
residential areas(Section 5.4);and 3)reserving school sites and promoting a
consolidated development pattern(Policies 8-1 and 8-2).
2 PAGE OF Rq
District Planned Development Plan
The Dublin Ranch Phase I Planned Development Rezoning includes a District
Planned Development Plan(DPDP)(see Exhibit A). This plan is intended to satisfy
the requirements of the City's Zoning Ordinance for a Land Use and Development
Plan,as well as the Specific Plan's DPDP requirements. The approved PD Rezone
for Dublin Ranch Phase I accommodated the requirements for both plans with the
single sheet,labeled District Planned Development Plan(DPDP). The revised DPDP
would accomplish the same processing requirements,with the revision to include
the school site within the Phase I boundary.
Environmental Analysis
An Initial Study was prepared for the project dated April 1,1997,and it found that
the project is not expected to generate any environmental impacts not fully
mitigated or not previously addressed in the Eastern Dublin Environmental Impact
Report.The only letter received in response to the circulation of the Initial Study
and Draft Negative Declaration was from the Livermore Valley Joint Unified School
District. The letter identified two concerns with the proposal,as follows:
1. A concern that students living in areas further away from the school(i.e.on the
opposite side of Fallon Road)will need to cross busy intersections.
2. A reminder that the project is required to fully mitigate school facilities impacts.
The letter also noted that the proposed school site location,being away from busy
multiple lane intersections,will have better and safer pick-up and drop-off locations.
In response to concern#2,the PD Rezone previously approved for the project
addresses school facilities mitigation by requiring the developer to enter into a
written mitigation agreement with the affected school district prior to approval of
the tentative subdivision map. A condition of approval has been incorporated into
the approval of the CUP to remind the developer of the required school facilities
mitigation.
In response to concern#1,the Initial Study acknowledged that inclusion of the
school site within Phase I of the Dublin Ranch project could result in a slight
alteration of planned traffic patterns in the residential areas. However,the location
further from the major roadway is expected to improve the safety of school children
by decreasing the likelihood of pedestrian&vehicular conflicts. A supplemental
study was done to assess the potential increase in neighborhood traffic due to the
location of the elementary school(PA 97-004 Dublin Ranch Phase I CUP,
Elementary School,TJKM,March,1997). The conclusions of this study are that
the school can be designed to address vehicular movements and unloading at the
school site. The project proponent will need to coordinate with the City's Public
Works Department in planning for school access and improvements to roadway
systems as required by the FEIR and conditions of the PD Rezone approval. rr,,
3 PAGE 3 Gr
Finally, the Planning Department is currently reviewing the proposed residential
development for Dublin Ranch "Area A" (on the opposite side of Fallon Road).
Access to the school site in Phase I for future residents of this neighborhood is
being considered as part of that project.
Conditions of approval have been incorporated into the approval of the CUP to
address concerns with pick-up and drop-off of students. The attached resolution
also contains a general condition of approval requiring the project to comply with all
action programs and applicable mitigation measures of the Eastern Dublin Specific
Plan and Final Environmental Impact Report.
Conclusion
This application has been reviewed by the applicable City Departments and
agencies, and their comments have been included into the Conditions of Approval.
In addition, the relocation of the School Site can be considered a "Minor
Modification"of the Land Use and Development Plan, because it 1) does not
materially change the provisions of the approved Plan, and 2) is consistent with the
Dublin General Plan and Eastern Dublin Specific Plan. Therefore, approval of this
Conditional Use Permit is an appropriate use of the procedures established by the
Dublin Zoning Ordinance for minor modifications to a Planned Development.
Staff recommends approval of the Conditional Use Permit, subject to conditions
listed in the Draft Resolution of Approval (Exhibit B), including adoption of the
findings required by Section 8-94.0 of the Zoning Ordinance.
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from the Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt Draft Resolution (Exhibit B) relating to PA 97-004,
or give Staff and Applicant direction and continue the
matter.
ACTION: Staff recommends the Planning Commission adopt the Draft
Resolution approving the Conditional Use Permit(Exhibit B)
relating to PA 97-004.
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ATTACHMENTS:
Exhibits:
Exhibit A: Phase I District Planned Development Plan and Site Plan
Exhibit B: Resolution approving Conditional Use Permit
Background Attachments:
Attachment 1: Location Map
Attachment 2: Applicant's written statement
Attachment 3: City Council Resolution 12-96 for PA 95-030 Dublin Ranch
Phase I Planned Development Rezone
Attachment 4: Letter from Livermore Valley Joint Unified School District
(g:pa97004\pcsr)
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GENERAL INFORMATION:
APPLICANT: Ted C. Fairfield
Consulting Civil Engineer
P.O. Box 1148
5510 Sunol Boulevard
Pleasanton, CA 94566
PROPERTY OWNER: Jennifer Lin
C/O Ted C. Fairfield
Consulting Civil Engineer
P.O. Box 1148
5510 Sunol Boulevard
Pleasanton, CA 94566
LOCATION: East of Tassajara Road and approximately 4,000 feet north of the Interstate
580 Freeway within the Eastern Dublin Specific Plan project area.
ASSESSOR PARCEL NO.(S): 946-680-3; 94-680-4; 946-1040-1-2; 946-1040-2; 946-1040-3-2;
99B-3046-2-6; 99B-3046-2-9
GENERAL PLAN
DESIGNATION: Single Family; Medium Density; Open Space
EASTERN DUBLIN SPECIFIC
PLAN DESIGNATION: Single Family; Medium Density; Open Space
EXISTING ZONING
AND LAND USE: PD Single Family; PD Medium Density; PD Open Space/ Cattle
Grazing and Agriculture
SURROUNDING LAND
USE AND ZONING: North: Cattle Grazing; Agriculture/PD Community Park; Agricultural
District;
South: Cattle Grazing; Agriculture/ PD Medium Density Residential;
PD Single Family Residential; PD Open Space
East: Cattle Grazing; Agriculture/PD Open Space
West: Equestrian Facility/PD Medium Density
ZONING HISTORY:
October 10, 1994: Dublin City Council approved the Eastern Dublin Planned Development
District Overlay Zone (Prezone) for a 1,538 acre site (PA 94-030).
November 14, 1994: Alameda County LAFCo approved the Eastern Dublin Reorganization request
for PA 94-030.
January 12, 1995: Alameda County LAFCo unanimously disapproved the request to reconsider
the Eastern Dublin Reorganization approval.
January 23, 1995: Dublin City Council approved (ordered) Eastern Dublin
Annexation/Detachment No. 10 (PA 94-030).
lY _
6
October 1, 1995: Eastern Dublin Reorganization(Annexation/Detachment No. 10) became
effective for a 1,538 acre site(PA 94-030).
January 23, 1996: Dublin City Council approved Dublin Ranch PD Rezone(PA 95-030).
APPLICABLE REGULATIONS:
Section 8-31.18,Planned Development District Minor Modification of the Land Use and
Development Plan,states if a proposed structure,facility or land use not indicated on a Land Use
and Development Plan approved by the City Council does not materially change the provisions of
the approved Land Use and Development Plan,the structure,facility or land use may be permitted
subject to securing a Conditional Use Permit.
Section 8-94.0 states that conditional uses must be analyzed to determine: 1)whether or
not the use is required by the public need; 2)whether or not the use will be properly related to
other land uses,transportation and service facilities in the vicinity; 3)whether or not the use will
materially affect the health or safety of persons residing or working in the vicinity;and 4)whether
or not the use will be contrary to the specific intent clauses or performance standards established
for the district in which it is located.
ENVIRONMENTAL REVIEW: A Negative Declaration was prepared pursuant to State CEQA
Guidelines,and the City of Dublin Environmental Guidelines for PA 97-004. The City finds that
there have not been any identified changes in the Hansen Hills Project or in the circumstances
under which the Hansen Hills Project is to be undertaken. The City also finds that there is no new
information which requires revisions or to the Negative Declaration adopted for PA 91-096.A
Notice of Determination will be filed stating that the project will not have a significant effect on the
environment. See Environmental Analysis section of the staff report for explanation of potential
impacts and mitigation measures.
NOTIFICATION: Public Notice of the May 13, 1997,public hearing and of the environmental
review was published in the local newspaper,mailed to adjacent property owners,and posted in
public buildings.
7 PACT 7 0r a l
40 PG&E EASEMENT
TO BE RELOCATED
j' POTENTIAL ZONE 2
(C1r� WATER RESERVOIR LOCATION
;L6\� - ---
DUBLIN RANCH PHASE I
PLANNED DEVELOPMENT DISTRICT
& LAND USE AND DEVELOPMENT PLAN BOUNDARY
IIFUTURE
I
I
HIGH SCHOOL SITE
PRIVATE RECRE�TIOCO�LIA LAITY
I CI I I LL'[Y 1
t CLASSROOM
I I I FACILITIES
II INTERMIT1(EN4
1 'STREAM CORRIDOR
1 III — RN
i
'I tI PARKING
501A
— — FUTURE i
PHASE ONE - SITE PLAN
TABULATION
ARFA MIN. LOT ACRE DU DENSITY
SIZE
L1 55x100 18.7 97 5.2
L2 50x80 12.7 76 6.0
L3 55x100 18.5 85 4.6
L4 50x80 15.5 98 6.3
L5 55x100 21.4 106 4.9
L6 60x 100 23.0 108 4.7
sub -total 109.8 570 5.2
MI 4500 14.2 101 7.1
M2 4500 7.7 48 6.2
M3 3500 13.8 128 9.3
sub -total 35.7 277 7.8
O.S. (Open Space) 61.5 — —
NY (Neighborhood Park) 5.0 — E.S. (Elementary School) 10.0 —
TOTAL 222.0 847 3.8
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4, 1995
REV. February 12, 1997
7d-,7 7%=P7
North 0 200 400 600
MacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Planning ,Y
NUVIS • Landscape Architecture r,
A -I
I
DYSTRICT PLANNED
DEVELOPMENT PLAN
TABULATION
PHASE FUTURE MASTER
ONE PIIASES PLAN
LAND
USE AREA DU AREA DU AREA DU
H
7.0
245
7
245
MH
8.9
178
9.9
178
M 35.7
277
99.1
1071
134.8
1348
L 109.8
570
170.6
522
280.4
1122
RAA
170.5
1
170.5
1
GC
49.1
49.1
CO
39.4
39.4
CP
101.5
101.5
NP 5.0
2.6
7.6
OS 61.5
129.0
190.5
ES 10.0
16.9
26.9
HS
20.6
20.6
TOTAL 222.0 847 815.2 2047 1037.2 2894
DUBLIN RANCH
PHASE I
PLANNED DEVELOPMENT DISTRICT/
LAND USE AND DEVELOPMENT PLAN
Dublin, California
August 4,1995
REV. February 12, 1997
North 0 400 800 1200
MacKay & Somps • Engineering & Planning
William Hezmalhalch Architects, Inc.
Architecture and Planning
NUVIS • Landscape Architecture
R-z
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 97-004 DUBLIN RANCH CONDITIONAL USE PERMIT FOR A
MINOR MODIFICATION TO THE APPROVED
DUBLIN RANCH PLANNED DEVELOPMENT PROJECT
WHEREAS,Ted Fairfield,on behalf of Jennifer Lin,et. al., requests approval of a Conditional
Use Permit to modify the Land Use and Development Plan (LUDP)and Site Plan for the approved
Planned Development approved by the City Council by Resolution No. 12-96, which established
General Provisions for PA 95-030, Dublin Ranch Planned Development Rezoning;in order to allow the
location of a 10-acre site for an elementary school to be included within the boundary of the Phase I
development; and
WHEREAS,Section 8-31.18 of the City of Dublin Zoning Ordinance states that if, in the opinion
of the Planning Commission, a proposed structure,facility or land use not indicated on a Land Use and
Development Plan approved by the City Council does not materially change the provisions of the
approved Land Use and Development Plan;the structure,facility or land use may be permitted subject
to securing a Conditional Use Permit; and
WHEREAS,the Planning Commission held a public hearing on said application on May 13,
1997; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;and
WHEREAS,the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act(CEQA): A Negative Declaration was prepared pursuant to the
State CEQA Guidelines, and the City of Dublin Environmental Guidelines. The City finds that there are
no negative environmental impacts expected from this project which have not been addressed in the
previous environmental review conducted with the Eastern Dublin Specific Plan EIR. A Notice of
Determination will be filed stating that the project will not have a significant effect on the environment;
and
WHEREAS,the staff report was submitted recommending the Planning Commission approve
the Conditional Use Permit subject to Conditions of Approval prepared by Staff; and
WHEREAS,the Planning Commission did hear and consider all said reports, recommendations
and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find
that:
1. The proposed project serves the public need by providing an elementary school for the
children living in the Dublin Ranch neighborhood and surrounding community. jG
1 EXHIBIT u
2. The proposed use will be properly related to other land uses and transportation and
service facilities in the vicinity. The elementary school will be compatible with adjacent
uses, in that the Eastern Dublin Specific Plan designates sites for schools within
residential areas, and away from major arterials. The school site in this location will
provide benefits of convenience,safety, and neighborhood identity.
3. The proposed use will not materially adversely affect the health or safety of persons
residing or working in the vicinity, or be materially detrimental to the public welfare or
injurious to property or improvements in the neighborhood, as the school site and/or
adjacent streets will be designed to accommodate traffic circulation, and all applicable
regulations will be met.
4. The proposed use will not be contrary to the specific intent clauses or performance
standards established for the District in which it is to be located in that conditions have
been applied to ensure conformance with the applicable Specific Plan and environmental
impact mitigation requirements, and because the use is consistent with the character of
the surrounding area.
5. The proposed use will not materially change the provisions of the approved Planned
Development Land Use and Development Plan/District Planned Development Plan.
6. The approval of the Conditional Use Permit will be consistent with the Dublin General
Plan, and Eastern Dublin Specific Plan.
NOW,THEREFORE,BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 97-004 Dublin Ranch Conditional Use Permit to make minor revisions
to the approved PD Rezone adopted for PA 95-030, as generally depicted by "Exhibit A", plans
consisting of 1) a Site Plan for Phase 1 consisting of 2 sheets prepared by MacKay&Somps dated
revised February 12, 1997;and 2) a District Planned Development Plan/Land Use and Development
Plan for Phase 1 dated revised February 12, 1997; stamped approved and on file with the Dublin
Planning Department, subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. [PLI Planning, [B1 Building, [P01 Police, [PW]Public Works,
]ADMI Administration/City Attorney, [FIN]Finance, [F] Dougherty Regional Fire Authority, [DSRI Dublin
San Ramon Services District, Alameda County[COI, Alameda County Flood Control &Water
Conservation District[Zone 71.
1. City Council Resolution 12-96 approving and establishing findings and general provisions for a
Planned Development Rezoning concerning PA 95-030 is revised as follows:
2
"General Provisions" , Section C. "General Provisions and Development Standards",
subparagraph 1. "Intent", subparagraph a.shall be amended to add the following phrase at the
end of the subparagraph:
"...with revisions as approved by Conditional Use Permit for PA 97-004,as generally depicted
by plans consisting of 1)a Site Plan for Phase 1 prepared by MacKay&Somps dated revised
February 12, 1997; and 2) a District Planned Development Plan/Land use and Development Plan
for Phase 1 dated revised February 12, 1997; stamped approved and on file with the Dublin
Planning Department."
2. Except as specifically modified in these conditions,development shall conform to the Conditions
of Approval established by: City Council Resolution No. 12-96, approved on January 23, 1996,
pertaining to PA 95-030 Dublin Ranch Planned Development Rezoning. [PL]
3. The project developer is reminded of the requirement(as previously specified in approval of the
PD Rezone)to mitigate school facilities impacts(see City Council Resolution No. 12-96,
Condition#9). [PL, ADM]
4. The school site should provide adequate on-site vehicle storage area for vehicles dropping off
and picking up students. If providing adequate on-site vehicle storage area is not possible,the
developer shall mitigate impacts to the public street system by widening the roadway or using
other means subject to approval of the City Engineer. [PL, PW]
5. The locations of driveways for the school site shall be subject to approval of the City Engineer.[PW]
6. On an annual basis,this Conditional Use Permit approval shall be subject to Zoning Investigator
review and determination as to compliance with Conditions of Approval. [PL]
7. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning •
Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. [PL]
8. The applicant shall comply with all applicable action programs and mitigation measures of the
Eastern Dublin General Plan Amendment/Specific Plan and companion Final Environmental
Impact Report(FEIR), respectively,that have not been made specific conditions of approval of
this Conditional Use Permit. [PL]
PASSED,APPROVED AND ADOPTED this 13th day of May, 1997.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Community Development Director G:\97-004\PCRESO.
3 ': '
00
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PAGE i3 OF .._L.
ACHM ENT 1
APPLICATION SUBMITTAL REQUIREMENTS
FOR
CONDITIONAL USE PERMIT
Written Statement
a. The activity covered by this CUP is the Minor Modification of the PA 95-030(Dublin
Ranch Phase 1) Land Use and Development Plan to include an approximately 10 acre
elementary school site and 2 acres of stream corridor open space within Dublin Ranch
Phase 1.
c. The facility will be operated normal hours for an elementary school, i.e. generally
between 7:30 AM and 3:00 PM, Monday through Friday. It is possible that there will be
a preschool in conjunction with the elementary school. If so, it would open an hour or so
before the elementary school and remain open until 5:00 PM or 6:00 PM. Informal use of
the school's playfield would take place on weekends and after school and the multi-
purpose room would probably be available for use at night during the week.
d. The elementary school will be one of three such facilities which will serve the Eastern
Dublin Specific Plan area. It will provide a site for primary education for the elementary
school age children living in Dublin Ranch and adjacent properties. The school district
will establish the exact attendance boundaries for the school.
e. The school will provide primary education for the elementary school age children who
will live in Dublin Ranch and adjacent properties. The general benefits of a primary
school education are obvious. The benefits of the elementary school being adjacent to the
homes of the students it serves are convenience, safety and neighborhood identity.
f. Morning and afternoon automobile traffic may bother some adjacent residents.
However, home builders will disclose to all potential buyers that an elementary school is
planned for the parcel. Also, the site is large enough to accommodate an adequate sized
drop-off and pick-up area;one capable of allowing all such activity to take place off the
street. Undoubtedly the school district will cooperate with the City in the layout of the
school so that traffic impacts will be minimized to the greatest extent practicable.
Additionally, use of the playfield and play areas could be annoying to some nearby
residents. However,at the most, residences will border the school only on one side (the
north) thereby minimizing the number of homes potentially impacted. Also, the pads of
these lots will be several feet higher than the school site which will help to attenuate the
adjacency impact. The other three sides are bordered by streets and a park. Design of the
school and park will probably be integrated thereby enhancing the potential for the school
playfield and play areas to be buffered from adjacent residences. This integrated design
would be a joint effort between the City and school district thereby giving the former the
ability to mitigate these external impacts.
g. Operation of the school should have no negative health or safety effects on people
residing or working in the vicinity of the facility.
h. Originally the school site was located farther east near the future extension of Fallon I l_
/"1 Road. However, the City and school district staffs felt this adjacency to a major street
was improper for an elementary school. Therefore, this CUP is being processed for the
ATTACHMENT
purpose of relocating the site to the interior of Phase 1. Placing the school in the middle
/'. of a residential neighborhood removes the danger posed by the relatively high speed
arterial but increases the potential for traffic congestion and annoyance to a greater
number of home owners than if it had remained in its original location. However, there is
no equivalence between safety and annoyance, therefore, the proposed location is the
superior of the two. Additionally, as described in paragraph "f" above, site design can
minimize traffic impacts of the school.
i. The school would not be located on a hazardous waste site.
1.5 1
-
. -
•
RESOLUTION NO.12-96
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
**R*N R*R R
APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS
FOR A PLANNED DEVELOPMENT(PD)DISTRICT REZONE
CONCERNING PA 95-030 DUBLIN RANCH PHASE I
WHEREAS,Ted Fairfield,representing property owner Jennifer Lin,submitted a Planned
Development(PD)District Rezone request(PA 95-030 Dublin Ranch Phase I)for rezoning an
approximate 210 acre site to PD Single Family(Low Density)Residential(109.8 acres;570 dwelling
units);PD Medium Density Residential(35.7 acres;277 dwelling units);and PD Open Space(57.5
acres). The PD Rezone request also includes a 5 acre neighborhood park and a 2 acre private
recreational facility. The project is generally located east of Tassajara Road and approximately 4,000
feet north of the Interstate 580 Freeway,within the Eastern Dublin Specific Plan project area;and
WHEREAS,on October 10, 1994,the City Council approved a Planned Development District Overlay
Zone(Prezone)for a 1,538 acre site located within the adopted Eastern Dublin Specific Plan project
area(PA 94-030);and
WHEREAS,on November 14, 1994,the Alameda County LAFCo approved the Eastern Dublin
Reorganization for PA 94-030;and
WHEREAS,on January 12, 1995,the Alameda County LAFCo unanimously disapproved the request
to reconsider the Eastern Dublin Reorganization approval(PA 94-030);and
WHEREAS,on January 23, 1995,the City Council ordered the territory designated as
Annexation/Detachment No. 10 annexed to the City of Dublin,which includes the 1,538 acre site and
annexed to the Dublin San Ramon Services District and detached from the Livermore Area Recreation
and Park District(PA 94-030);and
WHEREAS,Annexation/Detachment No. 10 became effective on October 1, 1995;and
WHEREAS,the Dublin Ranch Phase I project site is located within the 1,538 acre site that has been
prezoned and annexed,and the Applicant's request complies with the existing Planned Development
District Prezone provisions;and
WHEREAS,the Applicant's PD Rezone request amends the initial PD Prezone and includes a District
Planned Development Plan as required under Section 11.2.7 of the Eastern Dublin Specific Plan,and a
Land Use and Development Plan as required under the City's Zoning Ordinance,Title 8,Chapter 2,
Section 8-31.16;and
WHEREAS,the Planning Commission held public hearings to consider this request on J_any 2 alr
January 16, 1996;and I `
1 ; .rTACHMENT 3
•
WHEREAS,proper notice of these Planning Commission public hearings was given in all respects as
required by law;and
WHEREAS,the Planning Commission recommended City Council approval of the PD Rezone subject
to conditions prepared by Staff;and
WHEREAS,the City Council held a public hearing to consider this request on January 23, 1996;and
WHEREAS,proper notice of this request was given in all respects as required by law for the City
Council hearing;and
WHEREAS,an initial study was prepared for the project dated November 17, 1995 and found that the
project is exempt according to section 15182 of the State CEQA Guidelines. The project is a residential
project undertaken pursuant to and in conformance with the adopted Eastern Dublin Specific Plan and
none of the events described in section 15162 of the State CEQA Guidelines have occurred since the
adoption of the Specific Plan or certification of its EIR. No new effects could occur and no new
mitigation measures would be required for the Dublin Ranch Phase I PD Rezone project that were not
addressed in the Final Environmental Impact Report for the Eastern Dublin project,and the PD Rezone
is within the scope of the Final Environmental Impact Report;and
WHEREAS,a Staff Report was submitted recommending City Council approval of the Planned
Development District Rezone subject to conditions;and
WHEREAS,the City Council heard and considered all said reports,recommendations,written and oral
testimony submitted at the public hearing as herein above set forth.
NOW,THEREFORE,BE IT RESOLVED that the City Council does hereby find:
1. The proposed PD Rezone,as conditioned,is consistent with the general provisions and
purpose of the PD District Overly Zone(PD Prezone),the City General Plan and the
Eastern Dublin Specific Plan provisions and design guidelines;and
2. The rezoning,as conditioned,is appropriate for the subject property in terms of being
compatible with existing land uses in the area,and will not overburden public services;
and
3. The rezoning will not have substantial adverse effects on health or safety,or be
substantially detrimental to the public welfare,or be injurious to property or public
improvements.
BE IT FURTHER RESOLVED that the City Council hereby approves PA 95-030 Dublin Ranch
Phase I subject to the general provisions listed below:
2
1 q
GENERAL PROVISIONS
A. Purpose
This approval is for a Planned Development(PD)District Rezoning for PA 95-030 Dublin Ranch Phase
I. This PD District Rezone that includes a Land Use and Development Plan and District Planned
Development Plan is consistent with the initial Planned Development(PD)District Prezone and amends
the initial Prezone with more detailed land use and development plan provisions. The PD District
Rezone allows the flexibility needed to encourage innovative development while ensuring that the goals,
policies and action programs of the General Plan and Eastern Dublin Specific Plan are met. More
particularly,the PD District Rezone is intended to ensure the following policies:
1. Concentrate development on less environmentally and visually sensitive or constrained
portions of the plan area and preserve significant open space areas and natural and topographic
landscape features with minimum alteration of land forms.
2. Encourage innovative approaches to site planning,building design and construction to
create a range of housing types and prices,and to provide housing for all segments of the
community.
3. Create an attractive,efficient and safe environment.
4. Develop an environment that encourages social interaction and the use of common open
areas for neighborhood or community activities and other amenities.
5. Create an environment that decreases dependence on the private automobile.
B. Dublin Zoning Ordinance-Applicable Requirements
Except as specifically modified by the provisions of the PD District Rezone,all applicable and general
requirements of the Dublin Zoning Ordinance shall be applied to this PD District.
C. General Provisions and Development Standards
1. Lntent: This approval is for the Planned Development(PD)District Rezone PA 95-030
Dublin Ranch Phase I. This approval rezones 109.8 acres to PD Single Family Residential(570
dwelling units;5.2 du/ac);35.7 acres to PD Medium Density Residential(277 dwelling units;7.8
du/ac),for a total maximum of 847 dwelling units;and 57.5 acres to PD Open space. The
number of dwelling units and mix of dwelling unit types(i.e.ratio of Single Family Residential to
Medium Density Residential)can vary under each residential land use category while staying
within the approved density ranges. However,the total number of units shall not exceed the
maximum number of dwelling units,which is 847. This approval also rezones 5 acres for PD
neighborhood park and 2 acres for a private recreational facility. Development shall be generally
consistent with the following PD Rezone submittals labeled Exhibit A on file with the Dublin
Planning Department:
3
•
Th
•
a. District Planned Development Plan,Land Use and Development Plan,comprising the
Phase I Site Plan,20-Scale Plotting Maps,and Boundary and Phasing Plan,prepared by
MacKay and Somps,William Hezmalhalch Architects,Inc.and NUVIS dated received
August 10, 1995 and November 15, 1995.
b. Dublin Ranch Phase I Architecture and Landscape and Open Space Design Guidelines
prepared by MacKay and Somps,William Hezmalhalch Architects,Inc.and NUVIS
dated received August 10, 1995 and November 15, 1995.
2. Single Family Residential: Development standards within the Single Family land use
designation shall conform to the City of Dublin R-1 District provisions and the PD District
Overlay Zone for PA 94-030 Eastern Dublin(City Council Resolution No. 104-94). As the R-1
District base zone,all the R-1 District provisions shall apply,except those superseded by the
following provisions. Only detached single family units are allowed in this District.
Lot Size: 4,000 sq.ft.minimum
Median Lot Width: 50 feet
Minimum Lot Frontage: 35 feet
Minimum Lot Depth: 80 feet
Front yard Depth(setback from back of sidewalk):
Minimum 12 feet to porch or living area.
Minimum 17 feet to garage,except for side opening garages
(minimum 15 feet to side opening garages).
Driveways less than 20 feet in length require automatic garage
door openers and"roll up"doors
Side Yard(setback): Minimum 5 feet to living area-Minimum 10 feet at corner
conditions
Garages located at the rear half of a lot have no minimum side
yard. Building restrictions for zero lot line structures shall be
applied as conditions of Site Development Review approval.
Rear Yard(setback): 5 feet minimum. Include a useable yard equal to 10%of the lot
size with a minimum dimension of 10 feet in any direction.
Garages located in the rear half of a lot have a 3 foot minimum
rear setback.
Minimum Building
Separation: 10 feet(excluding allowable encroachments). (�
4 p �G
Maximum Building
Height: 30 feet or 2 stories at any one point.
3. Medium Density Residential: Development standards for attached and detached units within
the Medium Density land use designation shall conform to the City of Dublin R-S District
provisions and the PD District Overlay Zone for PA 94-030 Eastern Dublin(City Council
Resolution No. 104-94). As the R-S District base zone,all the R-S District provisions shall
apply,except those superseded by the following:
Attached Standards:
Front Yard Depth: Minimum 10 feet to porch or living area.
Minimum 5 feet to garage.
Side Yard(setback): Minimum 5 feet including encroachments(UBC standards).
Rear Yard(setback): Minimum 10 feet to living area.
Yard Space: Provide a useable yard of 150 square feet with a minimum
dimension of 10 feet in any direction.
Upper floor units shall have a deck of at least 50 square feet with
a minimum dimension of 5 feet.
Minimum Building
Separation: 10 feet including encroachments(UBC building standards).
Maximum Building
Height: 30 feet,or 2.5 stories at any one point.
Detached Standards:
Minimum Lot Size: 2,000 square feet
Median Lot Width: 30 feet at building setback;35 feet at corner conditions
Average Lot Depth: Not Applicable
Front Yard Depth(setback from back of sidewalk):
Minimum 10 feet to porch or living area.
Minimum 5 feet to garage without driveway,or greater than 17
feet to garage with driveway,except for side opening garages.
Driveways'pss than 20 feet in length require automatic garage
door openers and"roll up"doors. q
5 f 1
•
Side Yard(setback): 3 feet minimum-6 feet at corner conditions.
Garages have 0 foot side yards.
Rear Yard(setback): 5 feet minimum. Provide a minimum useable yard of 150 sq.ft.
with a minimum dimension of 10 feet in any direction. Garages
may have 0 feet rear yards.
Minimum Building
Separation: 6 feet
Garages may be attached.
Reciprocal easements may be used to satisfy yard requirements.
Maximum Building
Height: 30 feet,or 2.5 stories at any one point.
Additional Standards:
Garages: Parking requirements may be met with tandem garages.
Adjacent Uses: Interior side yard setbacks adjacent to common open space,parks,
greenbelts and stream corridors shall be a minimum of 10 feet.
Encroachment: The following encroachments shall be allowed to project up to 2 feet into
yard setbacks:eaves,architectural projections,fireplaces,(including log
storage and entertainment niche),balconies,bay windows,window seats,
exterior stairs,second floor overhangs,decks,porches and air conditioning
equipment. All non-fire rated encroachments must be at least 3 feet from
property lines.
Front Yard
Landscaping: The applicant/developer shall install front yard landscaping within all the
medium density neighborhoods.
4. Curvilinear Streets: Site design of the individual neighborhoods may vary from that shown in
Dublin Ranch Phase I Rezone(PA 95-030)if the number of units in a neighborhood is adjusted
or attached units are substituted for detached(in medium density neighborhoods only).
However,the concept of curvilinear streets and cul-de-sacs cannot be altered.
5. Architectural Design: Eight distinct architectural styles are described in the Dublin Ranch
Phase I Architecture and Landscape and Open Space Design Guidelines and architectural
elevations. Any or all of these styles can be utilized in an individual neighborhood. Additional
styles can be permitted at Site Development Review if it is determined they would not change
the overall character of the Dublin Ranch Phase I plan.
BE IT FURTHER RESOLVED THAT THE Dublin City Council approves of PA 95-030 Dublin
Ranch Phase I PD Rezone subject to the following conditions:
6
CONDITIONS OF APPROVAL:
Unless stated otherwise,all Conditions of Approval shall be complied with prior to final occupancy of
any building,and shall be subject to Planning Department review and approval. The following codes
represent those departments/agencies responsible for monitoring compliance of the conditions of
approval: [PL1 Planning,[B]Building,[P]Parks and Community Services,[PO]Police,[PW]Public
Works,[ADM]Administration/City Attorney,[FIN]Finance,[F]Dougherty Regional Fire Authority
]DSR]Dublin San Ramon Services District,[CO]Alameda County Flood Control and Water
Conservation District[Zone 7].
GENERAL
1. The Land Use and Development Plan,District Planned Development Plan and Architecture and
Landscape and Open space Design Guidelines for Dublin Ranch Phase I(PA 95-030)are
conceptual in nature. No formal amendment of this PD Rezone will be required as long as the
materials submitted for the Tentative Map and Site Development Review are in substantial
conformance with this PD Rezone and the Eastern Dublin Specific Plan. The Planning Director
shall determine conformance or non-conformance and appropriate processing procedures for
modifying this PD Rezone(i.e.staff approval,Planning Commission approval of Conditional
Use Permit,or City Council approval of new PD Rezone). Major modifications,or revisions not
found to be in substantial conformance with this PD Rezone shall require a new PD Rezone. A
subsequent PD rezone may address all or a portion of the area covered by this PD Rezone. [PL]
2. Prior to obtaining building permits,the applicant must receive Site Development Review(SDR)
approval as established in the City of Dublin Zoning Ordinance,unless the Planning Director
approved a SDR waiver and a zoning approval is granted upon the determination that the
construction constitutes a minor project and building permit plans are in accord with the intent
and objectives of the SDR procedures. [PL]
3. Except as may be specifically provided for within these General Provisions for PA 95-030,
development shall comply with the City of Dublin Site Development Review Standard
Conditions(see Attachment A-1). [PL]
4. Except as may be specifically provided for within this PD,development shall comply with the
City of Dublin Residential Security Requirements(Attachment A-2). [PO]
5. The design,location and material of all fencing and retaining walls shall be subject Site
Development Review approval unless the Planning Director waives the SDR requirement. [PL]
The applicant shall comply with all applicable grading guidelines as indicated on page 103 of the
Eastern Dublin Specific Plan. [PW,PL]
7. The Declaration of Covenants,Conditions and Restrictions(CC&Rs)of one or more Dublin
Ranch Phase I homeowners associations shall be submitted with the Tentative Map and/or Site
Development Review application,and shall be subject to review and approval of the Planning
Director and City Attorney prior to record^tion of the Final Subdivision Map,or prior to Site
Development Review approval. [PL,ADM]
7
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DEVELOPMENT AGREEMENT
8. The Dublin Ranch Phase I project proponent and the City of Dublin shall enter into a
development agreement prior to Tentative Map approval,which shall contain,but not be limited
to,provisions for financing and timing of on and off-site infrastructure,payment of traffic,noise
and public facilities impact fees,affordable housing,and other provisions deemed necessary by
the City to find the project consistent with the Eastern Dublin Specific Plan. At some future
date,the applicant shall be responsible for paying all fees required by the Development
Agreement. [PL]
SCHOOL FACILITIES IMPACT MITIGATION
9. No tentative subdivision map for all or any part of the area covered by this Land Use and
Development Plan shall be approved by the City Council until the applicant has entered into a
written mitigation agreement with the affected school district(s)and the City. The mitigation
agreement shall establish the method and manner of financing and/or constructing school
facilities necessary to serve the student population generated by the development. The
mitigation agreement shall address the level of mitigation necessary,the amount of any school
impact fees,the time of payment of any such fees and similar matters. The City shall be a party
to any such agreement only for the purpose of assuring uniformity with respect to different
property owners and appropriate land use planning. [PL,ADM]
NOISE
10. A noise study shall be required for the Tentative Map application submittal to show how interior
noise levels will be controlled to acceptable limits. [PL,B]
SCENIC CORRIDOR POLICIES
11. The applicant shall comply with the City's proposed Eastern Dublin Scenic Corridor Policies and
Development Standards. If the Eastern Dublin Scenic Corridor Policies and Development
Standards have not been adopted prior to approving the Tentative Map for the project,the
applicant shall demonstrate compliance with the Eastern Dublin Specific Plan's scenic corridor,
development standards and grading policies and action programs through a detailed visual
analysis submitted with the Tentative Map application. [PL]
LANDSCAPE/OPEN SPACE/TRAILS
12. As part of the Tentative Map approval,the applicant shall be conditioned to offer to dedicate the
intermittent stream/open space and trail corridors. If the City accepts this dedication of
improvements,no credit for these areas and improvements shall be given towards parkland
dedication requirements. [P,PL,PW]
13. All graded cut and fill slope areas shall be revegetated as described in Policy 6-22 of the Eastern
Dublin Specific Plan,subject to Site Development Review approval. [PL,PW]
14. All landscape within the open space and c'mmon areas,including the neighborhood park and
the intermittent stream and open space corridor shall be subject to Site Develo ment Review
8 0r
approval. The proposed landscape plans to be submitted with the Site Development Review
application shall take into consideration Dublin Ranch Phase I PD Rezone comments prepared
by Singer,Hodges,Evans,dated received October 10, 1995. [PL]
15. Appropriate all weather surface(e.g.crushed gravel or rock)vehicular access to open space,
various trail systems and some residential areas,as shown on Exhibit A,shall be provided and
maintained on a continuous basis,to the satisfaction of the Fire Chief,Public Works Director
and Planning Director. [F,PW,P]
16. A minimum 25 foot setback from the intermittent stream/open space corridors shall be
encouraged wherever possible. Setbacks for this purpose shall be measured from the edge of
drainage corridors as shown on Figures 4.1,6.2 and 7.33 of the Specific Plan. [PL]
BUILDING
17. All project construction shall conform to all building codes and ordinances in effect at the time
of building permit. [B]
18. The following information shall be submitted with the Tentative Map application: 1)Dublin
Ranch Phase I Geotechnical Report dated June 19, 1995;2)solar panel guidelines;3)
clarification of new Zone 2 or Zone 3 water reservoir location and need;4)City of Pleasanton's
water reservoir details(i.e.,fences,retaining walls,roadway for access). [B]
PARKS AND RECREATION
19. The applicant shall comply with the City's Dublin Municipal Code,Chapter 9.28 Dedication of
Land for Park and Recreation Purposes and the Dublin Parks and Recreation Master Plan park
dedication and design requirements by either dedicating 12 acres of park land,or paying park
dedication in-lieu fees,or providing a combination of both park land dedication and in-lieu fees
based on the maximum number of units proposed,prior to Final Subdivision Map approval. The
City may consider the applicant's request to improve the public neighborhood park and receive
credit for those improvements to the public park. The City shall be responsible for designing
and inspecting the public park. [P,PW,PL]
19A. At the time of Tentative Map approval,the City may consider the applicant's request for credit
for the two(2)acre private recreation facility in accordance with the Dublin Municipal Code,
Chapter 9.28 Dedication of Lands for Park and Recreation Purposes. Should the City deny the
applicant's request,the applicant may delete the private recreation facility from the Land Use
and Development Plan(LUDP),and through the Planning Director's review and approval of the
modified LUDP and Tentative Map,develop the site in conformance with the Single Family
Residential land use designation and zoning. The maximum number of units that could be
allowed for this 2-acre site is 12 dwelling units. In this case,a maximum of 859 dwelling units
could be allowed for the Dublin Ranch Phase I Rezone project. [P,PW,PL]
BIOLOGICAL RESOURCES
20. The applicant shall comply with the City's proposed Stream Corridor Restoration Program and
the Grazing Management Plan. The project's intermittent stream enhancement and re toration
9 q
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improvements shall comply with the Plan requirements and shall be submitted with the Tentative
Map application for the Dublin Ranch Phase I project. If a Stream Corridor Restoration
Program and the Grazing Management Plan have not been adopted prior to approving the
Tentative Map for the project,the applicant shall provide project specific stream corridor
restoration and grazing management requirements and shall submit this plan during the Tentative
Map project review. [PL,Zone 7,PW]
21. The applicant shall comply with all Eastern Dublin Specific Plan EIR mitigation measures for
mitigating potentially significant plant and animal species impacts(e.g.Applicant shall submit a
preconstruction survey prepared within 60 days prior to any habitat modification to verify the
presence of sensitive species. A biologist shall prepare the survey and shall be subject to the
Planning Department review and approval). Any updated surveys and/or studies that may be
completed by a biologist prior to Tentative Map application submittal shall be submitted with the
Tentative Map application. [PL]
PARKING
22. The availability of adequate on-street parking within the Medium Density Residential area shall
be re-assessed prior to Tentative Map approval to determine its adequacy. [PL,PW]
TRAFFIC/PUBLIC WORKS
23. The Applicant shall meet all City of Dublin minimum roadway standards for public streets prior
to Tentative Map approval. All minor modifications to the City's roadway standards shall be
subject to the review and approval of the Public Works Director. [PW]
24. Applicant shall pay a traffic impact fee or construct required improvements based on the
adopted Eastern Dublin Traffic Impact Fee(per Resolution No. 1-95)and the proposed I-580
Interchange Traffic Impact Fee(fee that will be agreed upon by the City of Dublin and City of
Pleasanton for interchange improvements),as such fees may hereafter be modified or amended..
These fees shall be paid prior to final inspection of each unit,unless and until,the City Council
amends Resolution 1-95 to make the fee payable prior to issuance of building permits. [PW,B]
25. The applicant shall submit an update of the traffic study prepared by TJKM dated December,
1995 with the Tentative Map application and the study shall be subject to review and approval
by the Public Works Director. Appropriate traffic mitigation measures will be identified and
included as conditions of Tentative Map approval. Such traffic mitigation may include,but not
be limited to: [PW]
a. Traffic signalization
b. Roadway shoulder construction
c. Frontage improvements
d. pavement widening
e. Overlays of existing pavement
f. Dedications of right-of-way
g. Restriping
9
10
26. Where decorative paving is installed in public streets,pre-formed traffic signal loops shall be
used under the decorative paving. Where possible,irrigation laterals shall not be placed under
the decorative paving. Maintenance costs of the decorative paving shall be included in a
landscape and lighting maintenance assessment district or other funding mechanism acceptable
to the City Manager. Decorative paving plans shall be submitted with the Tentative Map
application submittal and shall be subject to the review and approval of the Public Works
Director. [PW,ADM]
27. Street lights on arterial streets shall be the City Standard cobra head luminaries with galvanized
poles. Where decorative lights are to be used on residential streets,these lights shall be
designed so as to not shine into adjacent windows,shall be easily accessible for purchase over a
long period of time(e.g.30 or more years),and shall be designed so that the efficiency of the
lights do not require close spacing to meet illumination requirements. A street lighting plan
demonstrating compliance with this condition shall be submitted with the Tentative Map
application and shall be subject to the Public Works Director's review and approval. [PW]
28. Street name signs shall display the name of the street together with a City Standard shamrock
logo. Posts shall be galvanized steel pipe. A street sign plan shall be submitted with the
Tentative Map application and shall be subject to the Public Works Director's review and
approval. [PW]
29. The applicant shall construct a minimum 10 foot wide bicycle/pedestrian path between the
looped residential collector street and Fallon Road,as shown on Exhibit A. [PW,PL]
FIRE
30. Applicant shall comply with all DRFA fire standards,including minimum standards for
emergency access roads and payment of applicable fees,including a Fire Capital Impact Fee. [F]
31. A fire buffer zone between the development area and open space area shall be provided and
maintained by a home owners association on a continuous basis to the satisfaction of the
Dougherty Regional Fire Authority. [F]
32. The applicant shall comply with the City's proposed Wildfire Management Plan. The Plan
requirements shall be incorporated into the CC&Rs for the Dublin Ranch Phase I project. If a
Wildfire Management Plan has not been adopted prior to approving the CC&Rs for the project,
the applicant shall provide a project specific wildfire management plan and shall submit this plan
during the Tentative Map project review. [F,PL,PW]
UTILITY SERVICES/POSTAL SERVICES
33. The location and siting of project specific wastewater,storm drainage and potable water system
infrastructure shall be consistent with the resource management policies of the Eastern Dublin
Specific Plan. [PL,PW,DSR]
34. All on-and off-site potable and recycled water and wastewater facilities shall be constructed in
conformance with DSRSD Major Infrastructure Policy(Res.29-94). The applicant shall submit
plans for the potable and recycled water and sewer system to service this development
11
•
acceptable to DSRSD,pay fees required by DSRSD and receive DSRSD's approval prior to
issuance of any building permit. Developer-dedicated facilities shall be in conformance with the
DSRSD Standard Specifications and Drawings. [B,PW,DSR]
35. The applicant shall provide a"will"serve letter from DSRSD prior to issuance of the grading
permit for the grading that creates individual building sites,which states that the Dublin Ranch
Phase I project can be served by DSRSD for water and sewer prior to occupancy. [B,PW]
36. A recycled water distribution system for the landscaping within Dublin Ranch Phase I area shall
be provided per the City of Dublin,Zone 7,and DSRSD requirements. The landscaping areas
must meet City of Dublin Water Efficient Landscape Ordinance requirements. [PW,Zone 7,
DSR]
37. Applicant shall provide Public Utility Easements per requirements of the City of Dublin and/or
public utility companies as necessary to serve this area with utility services. [PW]
38. The applicant shall confer with local postal authorities to determine the required type of mail
units and provide a letter from the Postal Service stating their satisfaction at the time the
Tentative Map and Site Development Review submittal is made. Specific locations for such
units shall be to the satisfaction of the Postal Service and the Dublin Planning Department. [PL]
39. Prior to issuance of building permits,the applicant shall provide"will serve"letters from
appropriate agencies documenting that adequate electric,gas,telephone and landfill capacity is
available prior to occupancy. [PL]
40. The applicant shall work with DSRSD to help fund a recycled water distribution system
computer model that reflects the adopted Eastern Dublin Specific Plan and General Plan
Amendment. [DSR]
41. The applicant shall comply with all Alameda County Flood Control and Water Conservation
District-Zone 7 Flood Control requirements and applicable fees. [Zone 7,PW]
MISCELLANEOUS EASTERN DUBLIN SPECIFIC PLAN/GENERAL PLAN AMENDMENT
FINAL EIR MITIGATION MEASURES
42. Applicant shall work with LAVTA to establish the need,bus route(s),bus turnouts,bus stop
sign locations,bus shelter locations,and other transit amenities for this project prior to Site
Development Review approval. [PW]
43. Applicant shall design bus turnouts,transit shelters and pedestrian paths(sidewalks)consistent
with the proposed LAVTA routes and stops and the City of Dublin's requirements and
standards prior to issuance of building permits for the residential units. Conceptual design plans
shall be submitted with the Tentative Map application submittal and subject to the Public Works
Director review and approval. Construction shall be undertaken as part of the street
improvement work. [PW]
44. The applicant shall comply with the City's erosion and sedimentation control ordinance. [PW]
12 rIC
45. The applicant shall comply with all visual resource mitigation measures of the FEIR relative to
grading, scenic corridors, scenic vista preservation, and similar visual resources. [PL, PW]
46. The applicant shall comply with the City's solid waste management and recycling requirements.
[ADM]
47. All new reservoir construction shall comply with DSRSD's requirements. [DSR, PW]
48. The applicant shall comply with all applicable action programs and mitigation measures of the
Eastern Dublin General Plan Amendment/Specific Plan and companion Final Environmental
Impact Report (FEIR), respectively, that have not been made specific conditions of approval of
this PD Rezone. [PL]
PASSED, APPROVED AND ADOPTED this 23rd day of January, 1996.
AYES: Councilmembers Barnes, Burton, Howard, Moffatt and Mayor Houston
NOES: None
ABSENT: None
01
ABSTAIN: None '
Mayor
ATTES :
fCJ —
ity Cl '
K2/G/1-23-96/reso-lin.doc
.410
13
MAY- 2-97 FRI 9:12 LVJUSD PAC.MGMT, FAX NO. 5106063325 P.02
003 Val/ej,0
�� ow
Livermore Valley Joint Unified School District
World Class Learners 685 East Jack London Boulevard • Livermore,CA 94550
a•Musci•k12 ca•ue Tel 510.606.3200 Fax 510.606.3328
April 30,1997
Tasha Huston
Associate Planner
City of Dublin
I00 Civic Plaza
Dublin,CA,94568
Re: PA 97.004 Dublin Ranch Phase I - Conditional Use Permit
Dear Ms.Huston:
Thank you for allowing the Livermore Valley Jt.Unified School District the opportunity to
comment on the proposed Conditional Use Permit(CUP)to allow a minor modification to
the approved Planned Development(PD)Rezone and Land Use&Development Plan for
the Dublin Ranch Phase I PD located on the east side of Tassajara Rd.,4,000 feet north of
I-580 on approximately 847 acres.
The proposed modification will revise the project boundary to include a 10 acre elementary
school site and 2 acre open space buffer. The proposed elementary school site will be
located adjacent to residential housing units on the north,east,and south and a
neighborhood park on the west. The school site will have access to two neighborhood
streets,away from busy multiple lane intersections,making it possible for better and safer
pick-up and drop-off locations. The proximity to the neighborhood park will also create
more opportunities for joint use activities with the city.
Additionally,the district is concerned about safe student travel to and from school from
areas further away from the school site that will have to cross busy intersections. The
district prefers routes that distance pedestrian and bike travel from vehicular travel to the
greatest extent possible.
This project is required to fully mitigate school facilities impact. We look forward to
working with the developer and city to discuss meeting facility needs.
Sincerely, /
Kim McNeely
Facilities Planner
KM/ma
1
ATTACHMENT LI