HomeMy WebLinkAboutPC Reso 12-22 Jordan Ranch 2 Rec to CC PD Rezone rec to CC RESOLUTION NO. 12-22
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL 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
(APNs 985-0027-007-02 and 985-0027-006-04)
PLPA-2010-00068
WHEREAS, Mission Valley Properties representing BJP ROF Jordan Ranch LLC
("Applicant") submitted applications for Jordan Ranch 2, specific to four (4) subareas ("Project
Site"). The applications include: 1) General Plan and Eastern Dublin Specific Plan
amendments to change land use designations; 2) Planned Development Rezone with related
Stage 1 and Stage 2 Development Plan amendments; 3) Site Development Review (SDR) for
Subareas 2 and 3; and 4) Revised Vesting Tentative Tract 8024. The Project Site and the
applications are collectively known as the "Project;" and
WHEREAS, Jordan Ranch is part of a larger project known as Fallon Village and
generally is located north of the extension of Central Parkway, south of Positano Parkway, east
of Fallon Road, and west of Croak Road; and
WHEREAS, the four subareas that comprise the Project Site and actions specific to each
subarea are described as:
Subarea 1) 10.7-acre Public/Semi-Public - Elementary School site proposed for an
underlay land use designation of Medium Density Residential (MDR) (6.1 to
14.0 dwelling units per acre) with conceptual development proposed at 10
units per acre, or 100 units; and
Subarea 2) 7.8 acres north of Central Parkway, including approximately 5.3 acres of
Medium-High Density Residential (MHDR) (14.1 to 25 dwelling units per
acre) and a 2.0-acre Semi-Public overlay site, combined as Subarea 2 and
proposed for MDR, or 56 units, with an underlay land use designation of
Public/Semi-Public; and
Subarea 3) 6.6 acres south of Central Parkway of Mixed Use to MHDR, or 109 units;
and
Subarea 4) 4.6 acres of a 52.7-acre Open Space corridor facing Fallon Road (north of
central Parkway) to Mixed Use including 115 multifamily units at 25 units
per acre and 5,000 square feet of non-residential use at .35 FAR; and
WHEREAS, the proposed land use amendments and rezoning would result in a total of
964 units for Jordan Ranch which is 184 units greater than the 781 units approved by PA 09-
011, but less than the 1,064 units initially approved by PA 04-040; and
WHEREAS, the Project site currently is vacant land; and
WHEREAS, a California Environmental Quality (CEQA) Addendum has been prepared
for the Project pursuant to the CEQA Guidelines; and
WHEREAS, a Staff Report for the Planning Commission, dated May 8, 2012 and
incorporated herein by reference, described and analyzed the project, including the proposed
Planned Development zoning, and the related CEQA Addendum and recommended approval of
the Addendum and the project; and
WHEREAS, on May 8, 2012 the Planning Commission held a properly noticed public
hearing on the project, including the proposed Planned Development zoning, at which time all
interested parties had the opportunity to be heard; and
WHEREAS, following the public hearing, the Planning Commission adopted Resolution
12-20 recommending that the City Council adopt the CEQA Addendum for the Project, and
Resolution 12-21 recommending that the City Council adopt the related General Plan and
Specific Plan amendments for the Project, which resolutions are incorporated herein by
reference; and
WHEREAS, the Planning Commission considered the CEQA Addendum and prior CEQA
documents, and all above-referenced reports, recommendations, and testimony prior to taking
any action on the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Dublin Planning Commission recommends that
the City Council approve the Ordinance attached as Exhibit A and incorporated herein by
reference, based on findings that the PD zoning: a) is consistent with the General Plan and
Eastern Dublin Specific Plan as amended by the Project, b) is consistent with the purpose and
intent of the Planned Development zoning district, and c) will be harmonious and compatible
with existing and potential development in the surrounding area.
PASSED, APPROVED, AND ADOPTED this 8th day of May, 2012 by the following vote:
AYES: Wehrenberg, O'Keefe, Schaub, Brown, Bhuthimethee
NOES:
ABSENT:
ABSTAIN: ,'
ytki_
Planning Commiss..n .■
ATTST: 1.
Planning ger
G:IPA#120101PLPA-2010-00068 Jordan Ranch Phase 2 GPA Initiation1PC Mtg 05.08.121pc reso recommending PD rezone.DOC
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
rezoning and Development Plan amendments will allow the construction of
EXHIBIT A TO
ATTACHMENT 2
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 underthe
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 XX, XX 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.
1. 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 XX-12, on XX, XX, 2012, which resolution is incorporated herein by
reference.
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:
SECTION 4. APPROVAL OF DEVELOPMENT PLAN AMENDMENTS
t
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
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.
SUBAREA 1
4
SUBAREA 2
SUBAREA3
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EXISTING ZONING PROPOSED ZONING
Open Space PD-Mixed Use 4.6 gross ac. and 48.1
+/- 52.7 Acres gross ac. PD-Open Space
5,000 sf of Commercial/Retail Uses
and up to 25 DU/AC Residential Uses
Combined FAR maximum 1.0
(up to 115 units)
6
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 56t~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) 1151~1 4.6 25.0
Elementary School
Elementary School/ with
Medium Density
Medium Density Residential Residential
Underlay Underlay
(Subarea 1) 10013 10.71~1 9.3
Open Space 48.1
TOTAL 280141 77.8
1,~ 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 retaillcommercial component and up to 25 dulac 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.
isi 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.
~^~ 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 12-XX, on ,
2012.
7
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 requirementfor
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
@cul-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
porchldeck 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
4. 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.
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TOWN/FUT GUEST PARKING:
134 SPACES
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6. Landscaping Plan. As generally depicted below.
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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 APPROVED PER PROPOSED
DESIGNATION PA 0 9-011 PLPA 20 10-00068
Acres Units Acres Units
Low Density Residential 52.7 ac 253 du 52.7 ac~2~ 253 du~3~
.9 - 6.0 du/ac
Medium Density
Residential 23.4 ac 201 du 37.0 ac 357 du~4~
6.1 - 14 du/ac
Medium-High Density
Residential 22.3 ac 222 du 16.7 ac 239 du
14.1 - 25 du/ac
Mixed Use 6.6 ac 105 d u 4.6 ac 115 d u
Semi-Public 2.0 ac 0 ac _
Elementa School
10.1
ac _
10.7
ac _
Communit Park 11.1 ac _ 11.1 ac
Nei hborhood Park 5.8 ac 5.8 ac
Nei hborhood Square 2.7 ac _ 2.7 ac __
_-- s
Open Space 52.7 ac 48.1 ac
Total 189.4 ac 781 du 189.4 ac 964 du
10K - 12K sf 5,000 sf
NOTES:
A~figures are gross. A portion of acreage to be dedicated toward street is included in each acreage figure.
cz> Includes the 1.5 acres dedicated for Positano Parkway.
~'~ Additional unit approved with Vesting Tentative Map 8024.
~"~ Includes 100 units on the Elementary School site.
ce> 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
in the City of Dublin in accordance with Section 36933 of the Government Code of the State of
California.
16
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this
day of , 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 6.5.121CC PD Ord.doc
17