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HomeMy WebLinkAbout4.07 Jordan Ranch 2 PD Rezoneor 19 82 /ii � 111 DATE: TO: FROM: STAFF REPORT CITY COUNCIL June 19, 2012 Honorable Mayor and City Councilmembers Joni Pattillo City Manager""' CITY CLERK File #420 - 30/450 -30 SUBJECT: Jordan Ranch 2, Planned Development Rezone with amended Stage 1 and Stage 2 Development Plans Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: At their meeting of June 5, 2012, the City Council waived the reading and introduced an Ordinance approving a Planned Development Rezone with related Stage 1 and Stage 2 Development Plan Amendments for the project known as Jordan Ranch 2 specific to Subareas 1 -4. The proposed Planned Development Rezone is consistent with the companion General Plan and Eastern Dublin Specific Plan land use adopted by the City Council on June 5, 2012. FINANCIAL IMPACTS: A Community Benefit Payment, secured by the Development Agreement, obligates the developer to make payments to convert the Semi - Public Site and to satisfy the Inclusionary Housing obligation. The Applicant has also elected to make a public art in -lieu contribution payment in accordance with Chapter 8.58 of the Dublin Municipal Code. RECOMMENDATION: Staff recommends that the City Council waive the reading and adopt an Ordinance approving a Planned Development Rezone with related Stage 1 and Stage 2 Development Plan Amendments for the project known as Jordan Ranch 2 specific to four subareas. Submitted By Director of Community Development DESCRIPTION: Reviewed By Assistant City Manager The City Council, at their meeting of June 5, 2012, approved the General Plan and Eastern Dublin Specific Plan land use amendments accompanied by consistent Planned Development Zoning for Subarea 1 - a 10.7 -acre Public /Semi - Public school site proposed for an underlay land use designation of Medium Density Residential (MDR); Subarea 2 — 7.8 acres north of Central Parkway, including approximately 5.3 acres of Medium -High Density Residential Page 1 of 2 ITEM NO. 4.7 (MHDR) and a 2.0 -acre Semi - Public site proposed for MDR, with an underlay land use designation of Public /Semi - Public; Subarea 3 — 6.6 acres south of Central Parkway of Mixed Use to MHDR; and Subarea 4 - 4.6 acres of a 52.7 -acre Open Space at the northeast corner of Fallon Road and Central Parkway to Mixed Use including non - residential use at .35 FAR and /or as many as 115 units (Attachment 1). The land use amendments and rezoning would result in up to 964 units across all of Jordan Ranch. The City Council also adopted a CEQA Addendum for the four Subareas. The City Council discussed Subarea 3 and the 40 proposed units that include tandem garages. The City Council voted to add the following Condition of Approval to Planning Commission Resolution 12 -23 approving the Site Development Review and Vesting Tentative Tract Map 8024. 126. City Council Condition of Approval- Tandem Parking: CC Prior to City In conjunction with the development of Subarea 3 as the Council identified in the Staff Report, the applicant shall issuance 6/5/12 designate one on -site parking stall (40 total) for the of Building exclusive use of any unit that has been provided with a Permits tandem garage. Designated parking stalls shall not be located on a public street. The City Council also waived the reading and introduced an Ordinance to adopt a Planned Development Rezone with related Stage 1 and Stage 2 Planned Development Amendment. The proposed Planned Development Zoning is consistent with the General Plan and Eastern Dublin Specific Plan land use amendments. The Stage 2 Development Plan Amendment encompasses only Subareas 2 and 3. The property owner will need to obtain approval of a Stage 2 Development Plan prior to development of Subareas 1 and 4. The Planned Development Rezone and related Stage 1 and Stage 2 Development Plan are consistent with the requirements of the Zoning Ordinance (Chapter 8.32 - Planned Development Zoning). A City Council Ordinance approving the Planned Development Zoning and related Stage 1 and Stage 2 Development Plan Amendments for Jordan Ranch 2 is included as Attachment 2. ATTACHMENTS: 1. June 5, 2012 City Council Staff Report without attachments 2. Ordinance approving a Planned Development rezone with related Stage 1 and Stage 2 Development Plan Amendments for the project known as Jordan Ranch 2 specific to four subareas Page 2 of 2 or 19 82 /ii � 111 DATE: TO: FROM: STAFF REPORT CITY CLERK CITY COUNCIL File #400- 20/420- 30/450 -30 June 5, 2012 Honorable Mayor and City Councilmembers Joni Pattillo City Manager""' SUBJECT: Jordan Ranch 2, General Plan and Eastern Dublin Specific Plan Amendments, Planned Development Rezone with amended Stage 1 and Stage 2 Development Plans, and CEQA Addendum Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The City Council will consider General Plan and Eastern Dublin Specific Plan land use amendments accompanied by consistent Planned Development Zoning for Subarea 1 - a 10.7 -acre Public /Semi - Public school site proposed for an underlay land use designation of Medium Density Residential (MDR); Subarea 2 — 7.8 acres north of Central Parkway, including approximately 5.3 acres of Medium -High Density Residential (MHDR) and a 2.0 -acre Semi - Public site proposed for MDR, with an underlay land use designation of Public /Semi - Public; Subarea 3 — 6.6 acres south of Central Parkway of Mixed Use to MHDR; and Subarea 4 - 4.6 acres of a 52.7 -acre Open Space at the northeast corner of Fallon Road and Central Parkway to Mixed Use including non - residential use at .35 FAR and /or as many as 115 units. The proposed land use amendments and rezoning would result in up to 964 units across all of Jordan Ranch. The Project application also included a Revised Vesting Tentative subdivision map and related Site Development Review approvals applicable to Subareas 2 and 3 approved by the Planning Commission at their meeting of May 8, 2012. FINANCIAL IMPACTS: The Applicant has elected to make a public art in -lieu contribution payment in accordance with Chapter 8.58 of the Dublin Municipal Code. Additionally, a Community Benefit Payment, secured by the Development Agreement, obligated the developer to make payments to convert the Semi - Public Site and to satisfy the Inclusionary Housing obligation. RECOMMENDATION: Staff recommends that the City Council: Conduct public hearing, deliberate, adopt Resolution adopting a CEQA Addendum for the project known as Jordan Ranch 2 specific to four subareas and adopting a related Statement of Overriding Considerations; adopt Resolution approving the General Plan and Eastern Dublin Specific Plan amendments for the project known as Jordan Ranch 2 specific to four subareas; and waive the reading and introduce an Ordinance approving a Planned Development Rezone with related Stage 1 and Stage 2 Development Plan Amendments for the project known as Jordan Ranch 2 specific to four subareas. Page 1 of 10 ITEM NO. 6.1 Submitted By Director of Community Development DESCRIPTION: Background Reviewed By Assistant City Manager Jordan Ranch is approximately 189.4 acres of gently rolling hills, and grasslands historically used for cattle grazing within Fallon Village. Generally, it is located south of Positano Parkway, east of Fallon Road, west of the Croak properties that extend to the City limits, and north of the currently- vacant Chen property. The general vicinity of Jordan Ranch is shown as follows- PLEASANTON IEIE Figure 1 -Vicinity Map LIVERMORE On December 13, 2005, the City Council adopted General Plan and Eastern Dublin Specific Plan Amendments, and Stage 1 Planned Development (PD) Zoning (PA 04 -040) for the Fallon Village area. The Fallon Village project area encompasses 1,134 acres including Jordan Ranch. The PD rezoning established the maximum number of residential units at 3,108 units for the Fallon Village area with a maximum of 1,064 residential units and up to 83,635 square feet of non - residential (commercial) use for Jordan Ranch. The amended land use plan and Supplemental Environmental Impact Report (SEIR) also addressed the requirements of the Resource Management Plan (RMP) and Airport Protection Area (APA) adopted after the 2002 annexation. In 2010, the Planning Commission and City Council reviewed and approved PA 09 -011 for Jordan Ranch which included: Page 2 of 10 • A Planned Development Rezone with a Stage 2 Development Plan to establish the mix of unit types, development regulations, and allow a maximum of 781 units. • Site Development Review for six neighborhoods in Jordan Ranch • Master Vesting Tentative Tract Map 8024 to establish the overall subdivision pattern, and • Development Agreement which, among other things, allowed the developer to make a Community Benefit Payment to convert the Semi - Public site to residential uses and to satisfy the Inclusionary Housing obligation. Payments have been made to date according to the schedule in the Development Agreement. A portion of those funds were used to relocate the YMCA to Dublin with the remaining funds left in reserve to facilitate future Semi - Public endeavors by the City. The Planning Commission approved a Site Development Review on December 13, 2011 for 166 Single - Family detached units for Brookfield Homes. These units are located north of the Open Space corridor and are currently under construction. Current Proposal The current proposal includes General Plan and Eastern Dublin Specific Plan amendments to change the land use designations and Planned Development zoning for the four subareas shown in the Figure 2 below. Figure 2 — Subarea Map ANALYSIS: General Plan & Eastern Dublin Specific Plan Amendment Page 3 of 10 On February 1, 2012, the City Council adopted Resolution 11 -11 approving a General Plan and Eastern Dublin Specific Plan Amendment Initiation Study based on the current proposal. Table 1: Proposed Land Use Amendments by Subarea *Change in acreage is a result of roadway alignments and other minor adjustments to provide 10.0 acre net usable to the school district. Subarea 1: The current Land Use Designation for the 10.1 acre area known as Subarea 1 is Public /Semi - Public to be developed as an elementary school. The proposal is to create an underlying land use designation of Medium Density (6.1 to 14 du /ac) residential in the event that the School District determines that this site is not needed. Subarea 2: The current Land Use Designation for this 8 -acre site is Semi - Public and Medium - High Density Residential (14.1 to 25 du /ac). The proposal is to redesignate this site for Medium Density Residential (6.1 to 14 du /ac) land uses with an underlying land use designation of Public /Semi - Public in the event that the School District does move forward with the acquisition of the School site in Subarea 1 (directly adjacent to this site) and determines additional land area is needed. The Development Agreement provides for the conversion of the Semi - Public site and obligates the property owner to provide a Community Benefit Payment. Payments have been made and a portion of the funds were used to relocate the YMCA to Dublin. The remaining payments would be used to facilitate other Semi - Public opportunities within Dublin. Subarea 3: Currently the land use designation is Mixed Use. The proposal is to change the land use designation to Medium -High Density Residential (14.1 to 25 du /ac). The purpose of this proposal is to eliminate the ground floor commercial uses, the loft units and the live -work units. The Neighborhood Square designation will remain unchanged. Page 4 of 10 Existing PROPOSED Land Use Designations Land Use Designations Public /Semi - Public Public /Semi - Public (Elementary School) w/ (Elementary School) underlay- Medium Density Residential SUBAREA 1 (6.1 - 14 du /ac) Acres Acres* 10.1 10.7 Medium High Density Residential Medium Density Residential (14.1 to 25 du /ac) and (6.1 - 14 du /ac) Public /Semi - Public (underlay Public /Semi - Public — School) SUBAREA 2 Acres Acres* 7.8 MHDR 5.3 P /SP 2.7 subtotal 8.0 Mixed Use Medium High Density Residential SUBAREA 3 Acres Acres 6.6 6.6 Open Space Mixed Use SUBAREA 4 Acres 4.6 Acres 4.6 Acres 29.7 Totals: *Change in acreage is a result of roadway alignments and other minor adjustments to provide 10.0 acre net usable to the school district. Subarea 1: The current Land Use Designation for the 10.1 acre area known as Subarea 1 is Public /Semi - Public to be developed as an elementary school. The proposal is to create an underlying land use designation of Medium Density (6.1 to 14 du /ac) residential in the event that the School District determines that this site is not needed. Subarea 2: The current Land Use Designation for this 8 -acre site is Semi - Public and Medium - High Density Residential (14.1 to 25 du /ac). The proposal is to redesignate this site for Medium Density Residential (6.1 to 14 du /ac) land uses with an underlying land use designation of Public /Semi - Public in the event that the School District does move forward with the acquisition of the School site in Subarea 1 (directly adjacent to this site) and determines additional land area is needed. The Development Agreement provides for the conversion of the Semi - Public site and obligates the property owner to provide a Community Benefit Payment. Payments have been made and a portion of the funds were used to relocate the YMCA to Dublin. The remaining payments would be used to facilitate other Semi - Public opportunities within Dublin. Subarea 3: Currently the land use designation is Mixed Use. The proposal is to change the land use designation to Medium -High Density Residential (14.1 to 25 du /ac). The purpose of this proposal is to eliminate the ground floor commercial uses, the loft units and the live -work units. The Neighborhood Square designation will remain unchanged. Page 4 of 10 Subarea 4: Subarea 4 is currently designated as Open Space. The Applicant is proposing to change the land use to Mixed Use to allow for a combination of up to 5,000 sf of retail commercial and up to 115 residential units. With a maximum of 1.0 FAR for the Mixed -Use designation (i.e., 196,020 sf for the site), there is adequate room for development of the potential future commercial and residential uses. The project proposal includes related amendments to the various figures, texts, and tables in the General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. A Resolution adopting a General Plan Amendment and Eastern Dublin Specific Plan Amendment for Jordan Ranch 2 is included as Attachment 1. Planned Development Rezone with Stage 1 and Stage 2 Development Plan Amendments Stage 1 Planned Development Zoning Amendment: The Applicant proposes to amend the Stage 1 Planned Development Zoning to be consistent with the General Plan and Eastern Dublin Specific Plan land use amendments shown in Table 1 above. Stage 2 Amended Development Plan The Stage 2 Development Plan Amendment encompasses only Subarea 2 and 3. The property owner will need to obtain approval of a Stage 2 Development Plan prior to development of Subareas 1 and 4. Subarea 2: The Applicant has requested Development Regulations to allow for Single - Family detached units identified as "3,200 square foot lots" for Subarea 2 designated as Medium Density Residential. These revised land use standards would not apply to other areas in Jordan Ranch. As currently adopted, Single - Family detached units in the Medium Density Residential areas of Jordan Ranch are limited to an alley - loaded access configuration. The Applicant proposed to add a category that allows for front - loaded access to garages from the public street. While the unit type is defined as "3,200 square foot lots," the actual minimum lot size required is 3,225 square feet due to the minimum lot dimension of 43 feet x 75 feet. No lot has been plotted with less than the minimum dimensions or lot area. The proposed Development Regulations for the Medium Density Residential lots in Subarea 2 (3,200 square foot lots) are shown in Table 2 below: Page 5 of 10 Table 2: Development Regulations — Sub area 2 Medium Density Residential - 3,200 square foot lots (new category) Standards Medium Density Residential Single - Family Detached Subarea 2 3,200 sf Lots Lot Size 3,225 sf Minimum Lot Dimensions 43 feet x 75 feet Minimum Street Frontage @cu I -de- sac /knuckles 25 feet Maximum Lot Coverage 50% Maximum Building Height 35 feet Maximum Stories 3 Minimum Front Yard Setbacks to living area 15 feet to porch /deck 10 feet to front of garage 18 feet Encroachments 2 feet maximum into required setback Minimum Side Yard Setback Side yard setback 4 feet minimum corner lot (setback from side street) 9 feet porch /deck 4 feet (7 feet @ corner) Encroachments 2 feet maximum into required setback Minimum Rear Yard Setback Living Space 10 feet One -story Garage 5 feet Encroachments 2 feet maximum into required setback Usable Private Rear Yard Space 400 sf [contiguous] flat area minimum dimension: 18 feet in one direction Required Parking Guest Parking 2 covered spaces per unit 1 space Subarea 3: With the change in the General Plan and Eastern Dublin Specific Plan, as well as the Stage 1 Planned Development Zoning Amendment from Mixed Use to Medium -High Density Residential uses, the Applicant is proposing to eliminate the loft, live -work and commercial uses but retain the previously reviewed and approved townhouses. Slight changes are proposed to the Stage 2 Development Plan to accommodate this amendment. Architectural Design Standards and Landscape Design Standards would remain from the previous approval. Page 6 of 10 u SITE OPTION 28 b L,1 `26, 2012 1,O "I No.: 1..1 Figure 3: Stage 2 Amended Development Plan The residential density and product mix for Jordan Ranch that would result from the requested amendments would be a total of 964 units if both Subarea 1 (the Elementary School site) and Subarea 2 are developed as Medium Density Residential. This figure is 184 units above the 781 units approved previously with PA 09 -011, but less than the 1,064 units initially approved for Jordan Ranch under PA 04 -040. Fewer units would be constructed if the Elementary School is built on Subarea 1 and all or a portion of Subarea 2 is built out as additional area for the Elementary School. Total commercial or non - residential use would be up to 5,000 square feet which is 5,000 to 7,000 square feet less than approved previously with PA 09 -011 in Subarea 3. Table 3: Subarea Development - Underlay /Overlay Alternatives As Approved per PA 09 -011 with Subarea 1 as School with Subarea 2 as School without School ac du ac du ac 1 du ac du Subarea 1 10.1 0 1 10.7 0 10.1 100 10.1 100 Subarea 2 8.0 92 7.8(') 56 8.0 0 8.0 56 Subarea 3 6.6 105 6.6 109 6.6 109 6.6 109 Subarea 4 4.6 0 4.6 115 4.6 115 4.6 115 Totals 29.31 197 1 29.7(1)1 280 1 29.31 324 1 29.3 380 (') Additional acreage (.4 acres) included from adjacent right -of -way. The proposed Planned Development Rezone and related Stage 1 and Stage 2 Development Plan are consistent with the requirements of the Zoning Ordinance (Chapter 8.32 - Planned Development Zoning). A City Council Ordinance approving the Planned Development Zoning and related Stage 1 and Stage 2 Development Plan Amendments for Jordan Ranch 2 is included as Attachment 2. Page 7 of 10 Planning Commission Action: At their meeting of May 8, 2012, the Planning Commission approved a Site Development Review for Subareas 2 and 3 and revised Vesting Tentative Tract Map 8024 by Resolution 12- 23 (Attachment 3 & 4). Vesting Tentative Tract Map 8024 would be revised to reflect the land use, zoning, and Site Development Review applicable to the Subareas. This approval is subject to the City Council adoption of the proposed GPA/EDSPA and Planned Development Amendments. The Planning Commission also recommended that the City Council adopt the proposed CEQA Addendum (Resolution 12 -20), GPA/EDSPA (Resolution 12 -21), and PD Zoning Amendment (Resolution 12 -22). Please refer to Attachment 5 for the Draft Planning Commission Minutes from the May 8, 2012 meeting. CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes a request for Planned Development Rezone with a Stage 1 and Stage 2 Development Plan Amendment that is consistent with the proposed land use amendments under the General Plan and Eastern Dublin Specific Plan. The Stage 2 Planned Development zoning and Development Regulations would be applicable to the revised Vesting Tentative Tract Map 8024 and Site Development Reviews for Subarea 2 and 3 approved by the Planning Commission by Resolution 12 -23 (Attachment 3). The SDR approval is consistent with Planned Development zoning standards adopted along with this application. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project itself is a portion of the larger Fallon Village community plan that has implemented pathways, gathering spaces, and open spaces. The Project will adhere to the City of Dublin Green Building Ordinance. The proposed project Applicant will further the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution for the Site Development Review and the Vesting Tentative Map (Attachment 3) previously approved by the Planning Commission which is dependent on City Council action. NOTICING REQUIREMENTS /PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the Jordan Ranch property. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. Page 8 of 10 ENVIRONMENTAL REVIEW: The proposed project is part of the larger project known as Fallon Village (formerly known as the Eastern Dublin Property Owners, or EDPO). In 2002, a number of owners in Eastern Dublin filed applications for annexation of portions of the current project site to the City and to the Dublin San Ramon Services District (DSRSD.) At that time, the City prepared and certified a Supplemental Environmental Impact Report (SEIR) (SCH # 2001052114, Resolution 40 -02) for that project. The SEIR was a supplement to the 1993 Eastern Dublin EIR certified by the City Council on May 10, 1993 (SCH # 91103064, Resolution 51 -930). Both the 1993 EIR and 2002 SEIR are incorporated herein by reference. The Fallon Village project proposed in 2005 (for PA 04 -040) included the same properties as the EDPO, as well as, a specific proposal for the Braddock and Logan properties (PA 05 -038), now referenced as Positano. Based on the results of an Initial Study, the City prepared a Draft SEIR to the 1993 and 2002 EIRs which was circulated for public review from August 23, 2005 through October 6, 2005 (SCH #2005062010). A Final SEIR for Fallon Village dated October 2005 was reviewed and certified by the City Council on December 6, 2005 by Resolution No. 222 -05. Significant unavoidable impacts were identified in these EIR's that required the City Council to adopt Statements of Overriding Considerations with the approval of each related project. Subsequently, an Addendum addressing PA 09 -011 was adopted on June 1, 2010 by City Council Resolution 80 -10. Consistent with CEQA, Section 21166 and CEQA Guidelines Sections 15162 and 15163, an Initial Study was prepared by the City, as the Lead Agency, to determine whether there would be significant environmental impacts occurring as a result of the current project beyond or different from those already addressed in the previous CEQA documents. Consistent with CEQA Guidelines, Section 15164, a determination was made to prepare an Addendum to the environmental documents certified previously. A City Council Resolution approving the CEQA Addendum is included as Attachment 6. The Initial Study and an Addendum (Exhibit A) to previous CEQA documents concluded that the proposed project did not identify any new or more severe significant impacts that were not analyzed previously referenced above, and that no further environmental review under CEQA is required. Pursuant to the 2002 Citizens for a Better Environment case, approval of the Addendum will include a Statement of Overriding Considerations (Exhibit B) for significant unavoidable impacts identified in the prior EIRs that are applicable to the project or project site. The CEQA Addendum and all of the EIRs, Resolutions, and Ordinances referenced above are incorporated herein by reference and are available for review at City Hall during normal business hours. ATTACHMENTS: 1. Resolution approving the General Plan and Eastern Dublin Specific Plan Amendments for the project known as Jordan Ranch 2 specific to four subareas 2. Ordinance approving a Planned Development rezone with related Stage 1 and Stage 2 Development Plan Amendments for the project known as Jordan Ranch 2 specific to four subareas 3. Planning Commission Resolution 12 -23 approving a Site Development Review Permit and Revised Vesting Tentative Tract Map 8024 for the project known as Jordan Ranch 2 specific to Subareas 2 and 3 Page 9 of 10 4. May 8, 2012 Planning Commission Staff Report, without attachments 5. Draft Minutes from Planning Commission meeting of May 8, 2012 6. Resolution adopting a CEQA Addendum for the project known as Jordan Ranch 2 specific to four subareas and adopting a related Statement of Overriding Considerations Page 10 of 10 ORDINANCE NO. XX - 12 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** APPROVING A PLANNED DEVELOPMENT REZONE WITH RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN AMENDMENTS FOR THE PROJECT KNOWN AS JORDAN RANCH 2 SPECIFIC TO FOUR SUBAREAS (APNs 985 - 0027 - 007 -02 and 985 - 0027 - 006 -04) PLPA- 2010 -00068 The City Council of the City of Dublin does ordain as follows: SECTION 1: RECITALS A. On December 13, 2005, the City Council adopted Ordinance No. 32 -05 approving Planned Development Zoning and a related Stage 1 Development Plan for the entire 1,134 -acre Fallon Village project area (PA 04 -040). On December 2, 2008, the City Council adopted Ordinance No. 45 -08 amending the Stage 1 Development Plan to establish revised standards for private yards in Medium Density Residential land use designations on the Jordan and Croak properties. On June 22, 2010, the City Council adopted Ordinance 13 -10 approving a Stage 2 Development Plan for Jordan Ranch consistent with then - existing land use designations. B. The Stage 1 Development Plans in Ordinance 32 -05 and 45 -08 continue to apply to the Project site except as amended herein consistent with the General Plan and Specific Plan amendments, which, among other things establishes overlay and /or underlay designations in Subareas 1 and 2. These designations are related to the potential development of an elementary school on Subarea 1 and possibly portions of Subarea 2. If the school is not built, Medium Density Residential detached units are allowed. C. The Stage 2 Development Plan amends Ordinance 13 -10 as to Subareas 2 and 3. SECTION 2: FINDINGS A. Pursuant to Section 8.120.050 of the Dublin Municipal Code, the City Council finds as follows. The proposed Planned Development rezoning and Development Plan amendments for the four subareas (the "Property') will be harmonious and compatible with existing and potential development in surrounding areas because: the proposed zoning amendments would allow residential development of the Property consistent with development approved for other areas of Jordan Ranch. 2. The Property is physically suitable for the type and intensity of the Planned Development Zoning District proposed because: 1) it is compatible with the overall plan for Jordan Ranch; 2) The Project will be developed under standards consistent with those adopted for other development in Jordan Ranch; 3) the ATTACHMENT 2 rezoning and Development Plan amendments will allow the construction of residential communities consistent with the density and character of Jordan Ranch; and 4) the Project will implement all applicable mitigation measures from prior CEQA reviews and all applicable City grading, construction and development ordinances . 3. The proposed Planned Development rezoning and Development Plan Amendments for the Property will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare because: 1) structures will be constructed and neighborhoods laid out in compliance with building and fire department safety regulations and codes, 2) development resulting from the proposed rezoning of the Property would be subject to development standards previously approved for Residential and Mixed Use adopted with Planned Development PA 04 -040 and PA 09 -011 and as set forth in this Ordinance, and 3) development resulting from the proposed zoning amendments to the Property would be subject to conditions of approval under the authority to preserve public health, safety, and welfare. 4. The proposed Planned Development rezoning and Development Plan amendments for the Property are consistent with the Dublin General Plan and the Eastern Dublin Specific Plan because: 1) the Property has been designated for the requested use under the companion General Plan and the Eastern Dublin Specific Plan approved by Resolution XX -12 on June 5, 2012, and 2) the requested zoning is consistent with this land use. B. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. The proposed Planned Development zoning amendments and Development Plans for the Property meet the purpose and intent of Chapter 8.32 Planned Development Zoning District of the Dublin Zoning Ordinance because: 1) the proposed project is consistent with and implements the intent of the companion General Plan and Eastern Dublin Specific Plan amendments, and ; 2) the proposed project complies with the purposes stated in Section 8.32.010 of the Dublin Zoning Ordinance by coordinating future development of the Project site with similar existing and planned residential development in neighboring areas.. 2. Development under the Planned Development District Development Plan will be harmonious and compatible with existing and future development in the surrounding area because: 1) the proposed zoning amendments to the Property are consistent with development of planned communities within the Jordan Ranch; and 2) adequate hillside slope preservation, drainage, and bio- retention measures will be incorporated to prevent run -off onto adjacent and surrounding developments. C. The City Council approved a CEQAAddendum forthe Project, including the proposed PD rezoning, by Resolution 91 -12, on June 5, 2012, which resolution is incorporated herein by reference. 2 ATTACHMENT 2 SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the Property to PD- Planned Development for the four Subareas as shown below: e; R"k Subarea 1T 40.�. W-W SECTION 4. APPROVAL OF DEVELOPMENT PLAN AMENDMENTS The regulations for the use, development, improvement, and maintenance of the Property are set forth in the Fallon Village Stage 1 Development Plans adopted through Ordinances 32 -05 and 45 -08 and the Jordan Ranch Stage 2 Development Plan adopted through Ordinance 13 -10, except as amended below for the Project area, which amendments are hereby approved. Any further amendments to the Stage 1 and Stage 2 Development Plans shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. 3 ATTACHMENT 2 Stage 1 Development Plan for Sub Areas 1, 2, 3 and 4 Permitted, conditionally permitted, and accessory uses as set forth in Ordinance 32 -05 for the residential, public /semi - public and mixed use areas identified on the Subarea 1 -4 diagrams of "proposed zoning" below. Mixed Use: The maximum would be 115 multi - family units at 25 units per acre and 5,000 square feet of commercial building area at .35 FAR. The combined residential and commercial uses shall not exceed 1.0 FAR. SUBAREA1 4 ATTACHMENT 2 SUBAREA2 SUBAREA3 EXISTING ZONING Mixed Use +/- 6.6 Gross ^� Acres .I NEIGHBORHOOD SQUARE Neighborhood Sq. fi +/- 2.7 Gross ^ WIPPIPU7.7 Acres ATTACHMENT 2 ATTACHMENT 2 2. Site plan. See Subarea 1 -4 diagrams in No. 1 above. 3. Site area and proposed densities. See Subarea 1 -4 diagrams in no. 1 above. 4. Maximum number of residential units and non - residential square footages. As shown in table below. Amended Jordan Ranch Residential Product Type by Land Use /Neighborhood Land Use Designation Proposed Uses Neighborhood Unit Count Gross Acres Units /AC Medium Density Residential 3,200 SF Lots 6.1 -14.0 du /ac (Subarea 2) 5 56(1) 7.8 7.2 Medium -High Density 3 Story Towns w. Flats Residential (Subarea 3) 6 109 6.6 16.5 Combination of .35FAR on up to 5k SF Mixed -Use retail /commercial and 115 Residential Units (Subarea 4) 115(l) 4.6 25.0 Elementary School Elementary School/ with Medium Density Medium Density Residential Residential Underlay Underlay (Subarea 1) 100(3) 10.71 '1 9.3 Open Space 48.1 TOTAL 280141 77.8 Some or all units may be eliminated if DUSD acquires some or all of this site with underlying Land Use Designation of Elementary School. School acreage would increase accordingly. (2) Mixed -Use Site (35 FAR for retail /commercial component and up to 25 du /ac for residential component). This designation provides for the combination of medium to medium high density residential housing and non - residential use, such as office or retail. Office or retail uses could include such uses as stores, restaurants, business and professional offices, and entertainment facilities. (3) School site will ONLY include residential units if the School District elects not to acquire the site. 100 units is an approximate total based on size and min -point of Medium Density range. (4) Maximum number of units for Jordan Ranch is 964 if all 56 3,200 sf lots in Subarea 2 and 100 units at Elementary School site are developed for residential uses. 5. Phasing Plan. The 189.4 -acre Jordan Ranch project is identified in two Phases. Phase 1 corresponds to Neighborhood 1 north and west of the Open Space Corridor. Phase 2 includes the rest of Jordan Ranch, including the Project. 6. Master Landscaping Plan. See Stage 2 Development Plan #6 below. 7. General Plan, Eastern Dublin Specific Plan consistency. The Stage 1 (and Stage 2) Development Plan amendments are consistent with the companion General Plan and Eastern Dublin Specific Plan amendments approved through Resolution XX -12, on June 5, 2012. 7 ATTACHMENT 2 8. Consistency with Inclusionary Zoning regulations. The approved Jordan Ranch project encompassed 781 units which provided a community benefit payment in -lieu of providing inclusionary housing. This was memorialized in the Development Agreement applicable to this property. As Sub Area 2 has been reduced in units ( -36) from the original approval and the number of units in Sub Area 3 have also been increased by 4 units, an overage of 32 units has been created and would be applicable to satisfying a portion of the requirement for inclusionary housing on the additional units that could be built on Sub Area 1 and 4. In conjunction with subsequent entitlements, once the development potential of Sub Area 1 and 4 are determined, a revised Development Agreement will be executed to determine the applicant's full compliance with the inclusionary housing ordinance. All subdivision maps and Site Development Reviews are subject to compliance with this agreement as a condition of approval. Stage 2 Development Plan for Sub Areas 2 and 3 1. Permitted Uses and site plan: See Stage 1 Development Plan, No. 1. 2. Dublin Zoning Ordinance -Applicable Requirements: Except as specifically modified by the provisions of this Planned Development District Amendment /Development Plan, all applicable general requirements and procedures of Ordinances 32 -05, 45 -08 and 13 -10 and the Dublin Zoning Ordinance shall be applied to the land uses designated in this Planned Development District zoning amendment. 3. Development Regulations /Architectural Standards: Development Regulations would remain consistent with the Development Standards/ Regulations established at the Stage 1 and Stage 2 Planned Development zoning adopted with Ordinance 32 -05, as amended by Ordinances 45 -08 and 13 -10. However, a new category is hereby added to Medium Density Residential allowing "3,200 square foot lots" configured with front loaded garage access from a public street, as opposed to alley- access. The following Development regulations area adopted for this type of development in Subareas 2. Standards Medium Density Residential Single - Family Detached Subarea 2 3,200 sf Lots Lot Size 3,225 sf Minimum Lot Dimensions 43 feet x 75 feet Minimum Street Frontage @cu I -de- sac /knuckles 25 feet Maximum Lot Coverage 50% Maximum Building Height 35 feet Maximum Stories 3 Minimum Front Yard Setbacks to living area 15 feet to porch /deck 10 feet 8 ATTACHMENT 2 4. to front of garage 18 feet Encroachments 2 feet maximum into required setback Minimum Side Yard Setback Side yard setback 4 feet minimum corner lot (setback from side street) 9 feet porch /deck 4 feet (7 feet @ corner) Encroachments 2 feet maximum into required setback Minimum Rear Yard Setback Living Space 10 feet One -story Garage 5 feet Encroachments 2 feet maximum into required setback Usable Private Rear Yard Space 400 sf [contiguous] flat area minimum dimension: 18 feet in one direction Required Parking Guest Parking 2 covered spaces per unit 1 space Phasing Plan. The 189.4 -acre Jordan Ranch project is identified in two Phases. Phase 2 includes the Project area. 5. Site Plan. As shown below. lily— — d Mari ONE I ■a on ; • '' ! Sri I ■n NOON NOON ' ��G� I ■� IN I © ■I NOON NOON I ■a: IB ■� NOON■ SOON■ 1 ■a M a r i■ ■1 9'1 1� r �J r NONE ■■ ■ ■ ■■ NOON NOON ■ E 0111 WE Owl AEUR NONE 0 -0 W1911111111 111111111:3110 ...... ins. W . a �M � g . 11 IN bAFI L1 N G 6. Landscaping Plan. As generally depicted below. r_.t . I �6RLH PORCN I y � I I PERCH _I o o a p •. ` iTRLCi 1 Q z Z a [L L AM 1S= = "• nn� MAAfI rorcn }• $NALLDRNAMENTALTREE.TYr . _ ,� LOw ACCENT PLANTING .� un.i ATCORNSU,TTP- - ' •JG A� GS. GRO NDCOVIR .,.. A - METTREEANOGROUNDCOVER STREET IH HANTINC nREA, TYf. TOWNS 6 TOW NIFLATS STAGE II SUB W rrAL J TOPICAL LANDSCAPE NEIGIH O HOOP I oms L -1.5A 10 ATTACHMENT 2 N Q x = Q EL WRETa[ AND COVER IN PLANTIHOAft X7"-. ❑ � — SHRNRS,GROUNOCOVER AND GRASSES O -R1 F � uioae"i irreci�n... — WriACCENTPLRNTING A7 CORNER.. -1.. — lP1ALL ORNAMEHTM TR44. 1'�'F. Q z Z a [L L AM 1S= = "• nn� MAAfI rorcn }• $NALLDRNAMENTALTREE.TYr . _ ,� LOw ACCENT PLANTING .� un.i ATCORNSU,TTP- - ' •JG A� GS. GRO NDCOVIR .,.. A - METTREEANOGROUNDCOVER STREET IH HANTINC nREA, TYf. TOWNS 6 TOW NIFLATS STAGE II SUB W rrAL J TOPICAL LANDSCAPE NEIGIH O HOOP I oms L -1.5A 10 ATTACHMENT 2 cover: l—dE "7A48) and Csrgmn Coln,: C.pper (A,42CA9) COMMUNITY THEME WALL rowlmo IAu6anX h'sllnn ,• •,and al rcaiderywl enarT omds mdun ffi- Rle —ily nOghy d—l- 6' min. 1x�iN� llinnnnin !' mlxri[h omnn,enralwwnna InN ox�gal a am of W7 pN6 lin a,dlw pndr dafllpa . fh: iMl m ixudi ssnng parax wall n.lhnfir idio.<�P pns,mno I�rhreMO,i I:nlor. M-- I-AT nr roll and adwma whir fa Ha6q gpµry [,sgpar (•1- d41H9J, IV 7.,A-1unn sap 1., 1. Habn r'.., Pry is (A- 47616). VIEW FENCE pNsmog reel." L: aIvey a6ar ry�m span.m s +rWa nw p.�aaiLJe.. llw rry weJ ohm the ek.'Id,m baexern �rlyrdxis grcnnr shm 3�'. %Vdk■vAd<d nK f ore R MI, nn<id 6.,..� w�h nxLlH wia o.ah >rnpkd m f .— Iai road R'a'[, n a mm— 6' ms mllr,. LEGEND � ` iHIXE Whe soon n,asHSUFFaNw I' IAIItCF i0P fFNLF tr�11MM� •Y 11[rFIR TOP FFNLE GOOD NEIGHBOR FENCE CksuM 6aiween Lny.eparaling plkate Tanla L dam• vrmral l.glJ ��d rr,aE q:n np and ra><n I.au.J. 4.4 —d pnwa a[ fl rmnimlan R".. e— I�I..F b' ORNAMENTAL IRON FENCE Lxadam ..un on its Ihn 6edacr 'Z—N. leJ open ap.KVTn neyXwxhawls 1 !L 2 [.rer slrr•r:6! -? mN L 2.3) ne pn: 3- nrfh x.— i ., wilt S/'- all.flrc pxLels end t" ryuaar lraalti '1'ht o.'m114e'I. I e b'- S. PI... nn[ <"A- mini'ICmmFnrT calm ,1 ntaeanl inflkmll& antary«pp alJman�ii mat br oddpl xa�.ucealtiJc laNb ni[M1 Liry .ppsmrol LATTICE TOP FENCE 6'fen,r —,d p,,Ad m the ft.' o home flnJ on mraar ln�s whexalJr fa.da abut s resHenlnl urtrc J.5' &ICr LxarN nn s when ai.k yflnls.>yst n resider url alrtrr.'tlsie kii.n it .dJed [l �ISha 6' Wha. nip tenor mps,n•ide idJnknnl hnp;r arvemp lace dia ,S-1. 22} Iksipf Y.ml.el lmnJ xnpd fmr; i.5'ns 6' IAI vinh I6" reseal Weitt inlspnreJSnn�n.claE heipJll. d.n raaW pnarc Ir F milrmnl d on Flnlrr. 1 3.5' GARDEN FENCE l�mui yards of eblPhr VNra emery IM uldl irdsls in a pphie ,raa w a+m.on� span epare- o pF: omif}I opmm� Is.,hr 6atdtn f— inrlule d . f rminl u mrndiran(lhmcanan nflee eoitrryn •noMUinaalyk to en,Iplrmcm aah6celoN {hclrmj. 11 6 J J m 2 z Z N U gz LG FENCI'+ y FENCING STT LES D",_ Ili,. K- �: J LL1 m a ° a 2 y w J ilf Z a� u z I, Z a � rue �►� .:.a FENCING S—F 11 SU MI11't "• FENCING oLAGRAM NF is n- 11...I A- A Xd mu L -2. ATTACHMENT 2 a WI CWS. piH —ft—TING $PACE WIYH — LIK)VlPf FROHTYMO WIP6�AEE6 PRWIPE G0.PHPRING SPACE WITK z eHb NlHH 9XALL PKNwXfniALYXll. TYE. TaELifS, 0lNEXES. CbfPK PfAN }!p0 ACCENT TRlEL AND 0.CCENTTNEES mo LU o LfNifNL rufa[�nv — z 1 G Q44 - Z -'v.� NNGNOOiHPOP sQV ^rC i ` r I Q4% Fi LINK LIXK LINK l —PASEO GOHNfCIlON M16LEYYlN ENBLICCO rrf',[CYIQli` \1PASE000NHKTia To WHPW CA TOWNS Y Towm/F14T5 S�gcfll sunwlrAl I s COMMONS WNOSCMING NfI�.NEPE M60P d 101] 7 4 12 ATTACHMENT 2 P.A.— PA Fall*. ROA Jordan Rai Fallon R d & Ce Rwd TTEUTART MOLIOFHH H RAIF /Ew SECONDARY EI0NO w WITH RAIL FENCE ACCENT TREES — mOR ¢PE SECONDARYHONO RE6 FHLf WnMRAILEENCE mww IoENCE RESIOHIC¢ 5ECI -1 "RV MONOLITH y W!¢RI RAIL Ff CE M1 F L,. ClNTML RI err zo NNWEIOIREDON � fgYRRE CENTRAL VAftWAY & PANORAMIC DRIVE PLO" z ^' J in 'd Z T o a N U z z a �a 0 .. eMnI1E5 ENTRI a DIAGRAM �mlF. emx -4.OA , J IL! m 0 ° a V! �yy QL ^2 W T u z LL � W 0 1 ENiRiEE Sl AGE II SUB-11- 1 ENTRY LANOSCAYMIG 6 TYPICAL 1NTRS ECi ION - OVFRA1451IE ApiIII6,2012 ItAfiA 13 ATTACHMENT 2 on SNAD(STLyKTWE SNARE STRUMFE: .NANF., CLASSIC RECREATION Mw LIE[NFIEED NODELCNEVENNE MODELPrFl5EL —H SQUARE 25YEARPLAYS RLICTLIRE MAW LANDSCAPESTRUCNRLS _ML:,,A,V iAPFR p V At STPoJ MANEF : LR IELD TANl MOnE l: RARSTAN RAY C w y 1 • ^N-1 _ PIC REL TABLE MANF: VICTOR STANLEY MODELCRPR -3 PLAY STRUCTURE MRNF;LANDS ESTROLTURES MMELEVOS PICNICVABLE MANF. VICTORSTANLEY MODEtIRST -E W--.. PICNIC MANE: VIC MTOTO R STAHIEY MCOEE:RNDd63 2.5 YEAR YSTRUCIM MANFMIRACLE PLAY SYSTEMS � a Z m 6 7 � O (� N V N z� LANDSCAPE PALETTE iTACS USUau�nnL PREUMINARY MATEMAL5 PAUITE IVERAR 51TE 14 ATTACHMENT 2 SCAPRORO W H TOWN SULIPRE BENCH MANF; LANDSCAPE FONDS yMSHINGTUH E[jRARF scRflkOR]UGH TMSH IRECYCLAEG MANF LAA05CAPEFORM5 rw1EO]P RlA1LLAO11 SAN fYFfA&1R 5�3Y SEAGSTIXiERAmN1 SGI OkN1ATAA'sRe CONCRETE COLORS FOB SPECIALPAPRLIOAREAS MANF OAMSCOLORS • z v ALLEYLIG E STYLE: THE CAYT'N'ARFRONSE SHADE � LlFlIi: BARN U I`ELECIRIC p7 5PK9: IS'CAW,9I BLA[L,HL -A GOOSENKR ,' NLLAGE GREEH TZ i U M.TERHATE FIMM FOR STPEEF LIGF R z STYLE'ANCF;TR WOF411BL1H MAaIF: LWAEC SMcC ATT4l H•SH" -A n OTM xO- HS- RCGNSIX 1..1 IA. D PRFSISIIU [Y]MPOIII� SAYPHIRAH PLRNTIII9 MANF: OIIRNCFER�WC]SC I � I I I - - - - - - - - - LANDSCAPE R.AIETIF 81 AGf11591RaiIRI PRELIMINARY MAIERIALS STREFFLIMMiTO MATCH F.YI0% WSRANO iaTLNF] FA 51YLE: HIOHLANDSXIIY OF DRRLIN OYFLAIS 5111 KR F LRMK SPELS: L6i 3-PAH CL-C.%3 gWl7OSFV PH& GNBrxuaA —m AE.9 L. cols L -7.9A1 ib- FLE+RFfoR SsxM I' -i LQ' STCw[v[rvEFx RPR {C+SF COHCnRTF CAP cLR9rRPL� HFpw �ceNTILAL�9�yofwuN PIA�M'AY 0.4P�WY NPk'AL1' LQsMl �- PCLUL I.rwllcweert . RAludo arnoH z Ok�v 61TH.IRAI.EREOf s� In' =Rd• 15 a y z z - a 2 0 U' Z 4� a Q a. R CULVE" SIAGE1159RM4iiA1 CONCEPTUAL DESIGN �YfwAll sRf ATTACHMENT 2 7. Inclusionary Zoning Ordinance. See paragraph 8, Stage 1 Development Plan. 8. Site area, maximum proposed densities, maximum residential units and nonresidential square footages. The following table provides the acreage per land use designation and unit count by residential product type for Jordan Ranch, as amended. See Site plan for figures in Subareas 2 and 3. PD ZONING /LAND USE SUMMARY TABLE FOR Jordan Ranch (PA 04 -040, PA 09 -011, and PLPA 2010 - 00068) LAND USE DESIGNATION APPROVED PER PA 09 -011 PROPOSED PLPA 2010 -00068 Acres Units Acres Units Low Density Residential .9 - 6.0 du /ac 52.7 ac 253 du 52.7 ac (2) 253 du (3) Medium Density Residential 6.1 - 14 du /ac 23.4 ac 201 du 37.0 ac 357 du �4� Medium -High Density Residential 14.1 - 25 du /ac 22.3 ac 222 du 16.7 ac 239 du Mixed Use 6.6 ac 105 du 4.6 ac 115 du Semi - Public 2.0 ac 0 ac Elementary School 10.1 ac 10.7 ac Community Park 11.1 ac 11.1 ac Neighborhood Park 5.8 ac 5.8 ac Neighborhood Square 2.7 ac 2.7 ac Open Space 52.7 ac 48.1 ac Total 189.4 ac 781 du 10K - 12K sf 189.4 ac 964 du 5,000 sf NOTES: Acreage figures are gross. A portion of acreage to be dedicated toward street is included in each acreage figure. z� Includes the 1.5 acres dedicated for Positano Parkway. (3) Additional unit approved with Vesting Tentative Map 8024. (4) Includes 100 units on the Elementary School site. (5) Semi- Public is an overlay use within Medium High Density Residential. 9. Other zoning regulations. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project shall be governed by the provisions of the closest comparable zoning district as determined by the Community Development Director and of the Dublin Zoning Ordinance except as provided in the Stage 1 and Stage 2 Development Plans, as amended. SECTION 4. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places 16 ATTACHMENT 2 in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this 19th day of June 2012, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor G:IPA #120101PLPA- 2010 -00068 Jordan Ranch Phase 2 GPA InitiationlCC Meeting 6.19.12 2nd readinglAttch 1 CC PD Ord.doc 17 ATTACHMENT 2