HomeMy WebLinkAbout6.2 Attachment 3 - Exhibit B to Attachment 1 - City Council ResolutionAttachment 3
Exhibit B of Planning Commission Resolution
Reso. No. XX-21, Item X.X, Adopted XX/XX/21 Page 1 of 17
RESOLUTION NO. XX – 21
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING AN ADDENDUM TO THE EASTERN DUBLIN SPECIFIC PLAN
ENVIRONMENTAL IMPACT REPORTS AND APPROVING AMENDMENTS TO THE
GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN FOR 2.5 ACRES ON THE GH
PACVEST PROPERTY, 2.0 ACRES ON THE EAST RANCH PROPERTY, AND THE
EMERALD HIGH SCHOOL SITE
APNs: 905-0002-001 AND 002; 985-0027-002; AND 985-0078-004, 005, 006, AND 007
(PLPA-2020-000054)
WHEREAS,on October 6, 2020, the City Council received a report and status update on
the Housing Element Update and Regional Housing Needs Allocation (RHNA) and the City
Council provided unanimous direction for Staff to prioritize the conversion of existing vacant Semi-
Public sites to a designation that can accommodate affordable housing; and
WHEREAS, on February 2, 2021, the City Council approved the initiation of a General
Plan Amendment Study to change the existing land use designation for 2.5 acres on the GH
PacVest property and 2.0 acres on the East Ranch property from Semi-Public to Public/Semi-
Public, and for the Emerald High School site from Neighborhood Commercial to Public/Semi-
Public, as well as other amendments to the provisions of the General Plan, Eastern Dublin Specific
Plan, and Planned Development Stage 1 Development Plans to ensure consistency (“the
Project”); and
WHEREAS,the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, prior CEQA analysis for the Semi-Public Sites includes: 1) the East Dublin
General Plan and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1 Development
Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR
(2005). Collectively, these three environmental review documents are referred to as the “EDSP
EIRs;” and
WHEREAS,the Dublin Unified School District conducted environmental review associated
with the Emerald High School pursuant to the requirements of CEQA and no further analysis is
required; and
WHEREAS, pursuant to the requirements of CEQA, the City prepared an Addendum for
the Semi-Public sites, which reflected the City’s independent judgment and analysis of the
potential environmental impacts of the Project; and
WHEREAS,following a public hearing on May 25, 2021, the Planning Commission adopted
Resolution No. 21-xx, recommending that the City Council adopt an Addendum to the Eastern
Dublin Specific Plan Environmental Impact Reports, approve amendments to the General Plan
and Eastern Dublin Specific Plan, and approve amendments to Planned Development Stage 1
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Reso. No. XX-21, Item X.X, Adopted XX/XX/21 Page 2 of 17
Development Plans for 2.5 acres on the GH PacVest property, 2.0 acres on the East Ranch
property, and the Emerald High School site, which resolution is incorporated herein by reference
and available for review at City Hall during normal business hours; and
WHEREAS, a Staff Report, dated ________ was submitted outlining the issues
surrounding the General Plan Amendment, Specific Plan Amendment, and Planned Development
Stage 1 Development Plan Amendment; and
WHEREAS, the City Council held a properly noticed public hearing on the Project,
including the proposed General Plan and Eastern Dublin Specific Plan Amendments, on
________ at which time all interested parties had the opportunity to be heard; and
WHEREAS, the City Council did hear and use independent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth.
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 City Council finds that the General Plan and Eastern
Dublin Specific Plan Amendments, as set forth below, are in the public interest, will promote
general health, safety and welfare, and that the General Plan as amended will remain internally
consistent. The proposed Project is consistent with the guiding and implementing policies of the
General Plan in each of the elements and will allow the potential for affordable housing
constructed by a non-profit entity. The General Plan Amendments noted below will ensure that
the implementation of the proposed Project is in compliance with the General Plan and that each
element within the General Plan is internally consistent.
BE IT FURTHER RESOLVED that the City Council hereby adopts the following
amendments to the General Plan:
Figure 1-1 (Dublin General Plan Land Use Map) shall be amended to show the land use designations for
the two Semi-Public Sites as Public/Semi-Public as shown below:
The location of the Public/Semi-Public sites on the GH PacVest (formerly Chen) and East Ranch
(formerly Croak) properties of Fallon Village will be determined at the time of the Stage 2 Development
Plan approval. The size of the sites will be 2.5 net acres on the GH PacVest property, and 2.0 net acres
on the East Ranch property.
Figure 1-1 (Dublin General Plan Land Use Map) shall be amended to show the Emerald High School site
as Public/Semi-Public as shown below:
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Reso. No. XX-21, Item X.X, Adopted XX/XX/21 Page 3 of 17
Table 2.2 (Land Use Development Potential: Eastern Extended Planning Area) shall be amended to read
as follows:
Table 2.2. LAND USEDEVELOPMENT POTENTIAL: EASTERN EXTENDED PLANNING AREA
CLASSIFICATION ACRES INTENSITY UNITS1 FACTOR YIELD1
RESIDENTIAL Acres Dwelling
Units/Acre Dwelling Units Persons/ Dwelling Unit Population
High Density 52.94 25 .1+1,409+2 .7 3,804+
Medium-High
Density 132.81 14 .1-25 .0 1,943-3,445 2 .7 5,246-9,302
Medium-High Density and Retail Office
0 14 .1-25 .0 0 2 .7 0
Medium-Density 405.4 6 .1-14 .0 2,473-5,676 2 .7 6,667-15,325
Single Family 725 0 .9-6 .0 652-4,350 2 .7 1,760-11,745
Estate Residential 30 .5 0 .01-0 .8 0-24 2 .7 0-65
Rural Residential/ Agriculture 329.8 0 .01 3 2 .7 9
TOTAL:1,673.96 6,415-14,757+17,321-39,845+
COMMERCIAL Acres Floor AreaRatio(Gross)Square Feet(millions)Square Feet/ Employee Jobs
General Commercial 299.1 .20-.60 2 .1-6.86 510 5,118-15,333
General Commercial/ Campus Office
95 .22 .20-.80 .83-3 .32 385 2,155-7,325
Mixed Use 6.7 .30-1 .00 .40-1.3 490 178-596
Mixed Use 2/ Campus Office 22 .9 .45 max .45 260 1,731
Neighborhood
Commercial
0.4 .25-.60 .004-.01 490 9-21
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Reso. No. XX-21, Item X.X, Adopted XX/XX/21 Page 4 of 17
Campus Office 195 .58 .25-.80 2 .13-6 .82 260 8,192-26,214
Industrial Park 56 .4 .35 max .86 590 1,458
Industrial Park/ Campus Office 0 .25-.35 0 425 0
Campus Office 137.58 .25-.80 1.50-4.79 260 8,192-26,214
Medical Campus 42.88 .25-.80 .46-4.49 260 1,796-5,747
Medical Campus / Commercial 15.85 .25-.80 .17-.41 510 338-812
TOTAL:872.61 8.90-29.31 30,079 – 86,351
PUBLIC/SEMI-PUBLIC/OPEN SPACE
Acres Floor AreaRatio(Gross)Square Feet(millions)Square Feet/ Employee Jobs
Public/Semi-Public 98.96 .50 max 2 .15 590 3,653
Semi-Public 2.09 .50 max .045 590 77
Acres Number
Parks/Public
Recreation
204.9
Regional Parks 1.2 1
Open Space 699 .56
Schools Acres Floor AreaRatio(Gross)Square Feet(millions)Square Feet/ Employee Jobs
Elementary School 38 .50 max 1 .06 590 1,797
Middle School 27 .8 .50 max .61 590 1,034
High School 23.46 .50 max 590
TOTAL:1,091.13.56 3.83 6,489
Acres Dwelling Units Population Square Feet(millions)Jobs
GRAND TOTAL:3,452.41 6,415-14,757+17,321-39,845 11.03-23.95 53,889-132,685
BE IT FURTHER RESOLVED that the City Council hereby adopts the following
amendments to the Eastern Dublin Specific Plan:
SECTION 3.4.2 (Public Transit) shall be amended to read as follows to eliminate references to “Main
Street:”
Public transit opportunities will be maximized for eastern Dublin residents. Local transit service is to be
provided to all land use areas with connections to regional transit, such as BART. The Plan designates the
east-west corridor midway between Dublin Boulevard and Gleason Drive as a "transit spine". This corridor,
which extends across the width of the planning area, will link the Town Center to the future East Dublin
BART station and downtown Dublin. Advisory design guidelines which encourage transit use are proposed
for bus shelters and transit stops.
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Reso. No. XX-21, Item X.X, Adopted XX/XX/21 Page 5 of 17
Table 4.1 (Eastern Dublin Specific Plan Land Use Summary) shall be amended to read as follows with no
modifications to the footnotes:
TABLE 4.1
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY
(Amendment Reso# 66-03, 47-04, 223-05, 58-07, 37-08, 210-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 159-14, 101-
15, 165-15, 151-16, xx-21)
Land Use Description LAND AREA DENSITY YIELD
COMMERCIAL/INDUSTRIAL
General Commercial 356.8 acres .25-.35 FAR 4.122 MSF
General Commercial/Campus
Office
87.02 acres .28 FAR 1.054 MSF
Industrial Park*61.3 acres .25-.28 FAR .747 MSF
Neighborhood Commercial 36.76 acres .30-.35 FAR .516 MSF
Mixed Use 0 acres .30-1.0 FAR .005 MSF
Mixed Use 2/Campus Office****25.33 acres .45 FAR .497 MSF
Campus Office 94.28 acres .35-.75 FAR 1.840 MSF
Medical Campus 42.88 acres .25-.80 FAR .950 MSF
Medical Campus/Commercial 15.85 acres .25-.60 FAR .250 MSF
Subtotal 717.81 acres 9.981 MSF
RESIDENTIAL
High Density 58.74 acres 35 du/ac 2,056 du
Medium High Density 156.61 acres 20 du/ac 3,132 du
Medium Density**492.71 acres (1)10 du/ac 4,744 du
Single Family***947.25 acres 4 du/ac 3,789 du (3)
Estate Residential 30.4 acres 0.13 du/ac 4 du
Rural Residential/Agric.539.55 acres .01 du/ac 5 du
Mixed Use 0 acres 15 du/ac 115 du
Subtotal 2,225.26 acres 13,950 du
PUBLIC/SEMI-PUBLIC
Public/Semi-Public 98.96 acres .24 FAR .99 MSF
Semi-Public 2.09 acres .25 FAR .03 MSF
Subtotal 101.05 acres 1.02 MSF
SCHOOLS
Elementary School 55.8 acres (2)5 schools
Junior High School 21.3 acres 1 school
High School 23.46 1 school
Subtotal 100.56 acres
PARKS AND OPEN SPACE
City Park 56.3 acres 1 park
Community Park 93.3 acres 3 parks
Neighborhood Park 50.9 acres 7 parks
Neighborhood Square 16.7 acres 6 parks
Natural Community Park 10.4 acres 1 park
Subtotal 227.6 acres 18 parks
Open Space 684.06 acres
TOTAL LAND AREA 4,058.75 acres
SECTION 4.5.1 (Location) shall be amended to read as follows to eliminate references to “Main Street:”
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Reso. No. XX-21, Item X.X, Adopted XX/XX/21 Page 6 of 17
Regional serving retail and office commercial uses, which are more auto-oriented because of their large
market area, have been located primarily south of Dublin Boulevard adjacent to the freeway and major
interchanges. These locations provide excellent automobile access and high visibility.
Policy 4-12: Concentrate regionally-oriented commercial uses south of Dublin Boulevard and near freeway
interchanges where convenient vehicular access will limit traffic impacts on the rest of eastern Dublin.
Note: There are several areas indicated on the land use map that could develop as either general
commercial or campus office uses. This flexibility has been provided in these key areas to respond to
changing market conditions that may occur in the future. The shift from either campus office or general
commercial (the underlying land use designation) to general commercial or campus office would only be
permitted if the established traffic levels of service are not exceeded. Appropriate traffic studies may need
to be conducted in order for the City to make the proper determination regarding traffic levels of service.
Community-oriented commercial development is planned for three mixed-use commercial centers, each
of which is centrally located to a residential area. These centers are: the Town Center (along Tassajara
Rood between Dublin Boulevard and Gleason Drive); and the Village Centers (located at the north and
south ends of Fallon Road). The Town Center will be the commercial hub for eastern Dublin, but will also
attract people from the entire city and surrounding areas. The Village Centers are intended to be local
serving, primarily comprised of retail uses and small offices.
Policy 4-13: Locate community-oriented commercial development in the "Town Center" within walking
distance or a short ride from most residents, and conveniently served by transit.
Policy 4-14: Encourage the development of neighborhood serving retail and service uses in the "Village
Centers" in order to reduce daily vehicle trips, and contribute to the identity and character of the outlying
residential areas.
SECTION 4.5.2 (Character) shall be amendedto eliminate Policy 4-16, which references the “Main Street.”
Table 4.2 (Eastern Dublin Specific Plan Population and Employment Summary) shall be amended to read
as follows with no modifications to the footnotes:
TABLE 4.2
EASTERN DUBLIN SPECIFIC PLAN
POPULATION AND EMPLOYMENT SUMMARY
(Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 159-14, 165-15, 151-
16, xx-21)
Land Use Designation Development Sq Ft/Employees Persons/du Population
Commercial
Industrial Park .747 MSF 590 1,266
General
Commercial/Campus
Office*
1.054 MSF 385 2,738
General Commercial 4.122 MSF 510 8,082
Neighborhood Commercial .516 MSF 490 1,053
Mixed Use**0 MSF 490 0
Mixed Use 2/Campus
Office****
.497 MSF 260 1,910
Campus Office 1.840 MSF 260 7,077
Medical Campus .950 260 3,654
Medical Campus/
Commercial
.250 510 490
Public/Semi Public .99 MSF 590 1,678
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Reso. No. XX-21, Item X.X, Adopted XX/XX/21 Page 7 of 17
SECTION 4.9.2 (Town Center Commercial) shall be amended to read as follows to eliminate references
to “Main Street” and the Neighborhood Commercial area:
LOCATION
The Town Center - Commercial subarea located adjacent and perpendicular to Tassajara Road. consists
of a linear T-shaped area located adjacent and perpendicular to Tassajara Road. The subarea extends
north south along Tassajara Road from Dublin Boulevard to just north of Gleason Drive.
LAND USE CONCEPT
As indicated by its name, this subarea represents the commercial core for eastern Dublin. The area is
intended to be a high density, pedestrian-oriented commercial, civic, and entertainment center for Dublin
and the surrounding communities.
The subarea, which extends along Tassajara Road, is intended to include uses with a broader market area
and a greater orientation to the motoring public, including a full range of regional and community retail,
service, office, and restaurant uses. Ideally, a major community shopping center, with supermarket, drug
store, hardware store, liquor store, and other supporting retail and service uses would be located in this
area. Mixed use development is strongly encouraged in the subarea, particularly retail and service uses
on the ground level with office and/or residential uses above.
Table 4.5 (Town-Center-Commercial Subarea Development Potential) shall be amended as follows:
Table 4.6 (Town Center-Residential Subarea Development Potential) shall be amended as follows:
TABLE 4.6
TOWN CENTER-- RESIDENTIAL
SUBAREA DEVELOPMENT POTENTIAL
Semi-Public .03 MSF 590 51
TOTAL:11.047 MSF 27,999
Residential
High Density 2,056 2.0 4,112
Medium High Density 3,132 2.0 6,264
Medium Density 4,747 2.0 9,498
Single Family***(1)3,789 3.2 12,125
Estate Residential 4 3.2 13
Mixed Use**0 2.0 0
Rural Residential/Agric.5 3.2 16
TOTAL:13,735 32,028
TABLE 4.5
TOWN CENTER -- COMMERCIAL
SUBAREA DEVELOPMENT POTENTIAL
(Amended Per Resolution No. 47-04, xx-21)
Designation Acres Density Development Potential
General Commercial 65.4 .35 FAR .997 msf
Neighborhood Commercial 10.47 .35 FAR .159 msf
Public/Semi-Public --.25 FAR 0 msf
Semi-Public ----0 msf
TOTAL 75.87 ---1.156 msf
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Reso. No. XX-21, Item X.X, Adopted XX/XX/21 Page 8 of 17
(Amended Per Resolution No. xx-21)
Designation Acres Density Development Potential
High Density 33.6 35 du/ac 908 du
Medium High Density 44.9 20 du/ac 852 du
Medium Density 189.0 10 du/ac 1,949 du
Single Family 89.2 4 du/ac 399 du
Subtotal 356.7 ---4,108 du
Open Space 49.8 ---
City Park 56.3 ---1 park
Community Park 80.6 ---1 park
Neighborhood Park 11.6 ---2 parks
Neighborhood Square 7.5 ---5 parks
Nature Park 10.4 ---1 park
Semi-Public ------0 msf
Subtotal 216.2 ---
Elementary School 31.1 ---3 schools
High School 23.46 1 school
TOTAL 606.6 ---4,108 dwelling units
10 parks
3 elementary schools
1 high school
Table 4.9 (Fallon Village Center Subarea Development Potential) shall be amended as follows:
TABLE 4.9
FALLON VILLAGE CENTER
SUBAREA DEVELOPMENT POTENTIAL
(Amended Per Resolution No. 92-12, 165-15, and xx-21)
Designation Acres Density Development Potential
Medium Density Residential 38.431 10 du/ac 384 du
Medium High Density
Residential
13.33 20 du/ac 267 du
Residential Subtotal 51.76 651 du
Neighborhood Square 2.0 1 park
Community Park 13.5 1 park
Open Space 3.6 --
Park/Open Space Subtotal 19.1
Public/Semi-Public 8.2 --
Semi-Public 0 --
TOTAL 651 du
Figure 4.1 (Land Use Map) shall be amended to show the land use designations for the two Semi-Public
Sites as Public/Semi-Public as shown below:
The location of the Public/Semi-Public sites on the GH PacVest (formerly Chen) and East Ranch
(formerly Croak) properties of Fallon Village will be determined at the time of the Stage 2 Development
Plan approval.
Figure 4.2 (Planning Subareas) shall be amended to reclassify the eastern “Town Center – Commercial”
subarea as “Town Center – Residential” subarea.
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Reso. No. XX-21, Item X.X, Adopted XX/XX/21 Page 9 of 17
SECTION 5.2.3 (Town Center Commercial) shall be amended to read as follows to eliminate the
references to “Main Street:”
Three east-west streets are designated in the plan to provide convenient movement across the planning
area to the major north-south corridors.
The southernmost corridor, located approximately a quarter of a mile north of the freeway, is Dublin
Boulevard, providing the principal vehicular connection between eastern Dublin and the western Dublin
community. Dublin Boulevard is also a major transit route which connects residential and employment
users along Dublin Boulevard to BART. Projected to ultimately be a four-lane to six- lane roadway, Dublin
Boulevard would ultimately connect with North Canyons Parkway in Livermore to provide a reliever route
paralleling the freeway. The segment between Croak Road and North Canyons Parkway will be a four-
lane roadway. The minimum right-of-way shall be 136 feet. Dublin Boulevard right-of-way shall be widened
to 154 feet minimum from Tassajara Creek to the Iron Horse Trail to accommodate a bicycle trail along the
north side of the street.
Gleason Road, located approximately a half mile north of and parallel to the Dublin Boulevard extension,
will be widened to a four-lane arterial road along its current alignment. The corridor would primarily serve
the more densely developed southern portion of the planning area, and would extend from Arnold Road to
Fallon Road on the east. It is anticipated that this road will carry predominantly local vehicle trips. The
minimum right- of-way shall be 104 feet. Additional right-of-way will be needed for transitions and additional
turn lanes.
The Plan calls for a third major east-west corridor, Central Parkway, situated between the Dublin Boulevard
and Gleason Road extensions. It will provide two through lanes in each direction. Amendments since 1993
have provided for a reduced number of lanes for and a realignment of Central Parkway so that the street
provides two through lanes west of Fallon road and provides one through lane in each direction east of
Fallon Road. Central Parkway will extend across the width of the planning area. The minimum right-of-way
shall be 106 feet west of Fallon Road; the right-of-way shall be 88 feet east of Fallon Road per the 2005
Fallon Village amendments.
The Plan concentrates residential and employment uses along this road, Gleason Road and Dublin
Boulevard to encourage transit use for local and regional travel. In addition to the Town Center commercial
core, Villages, Gateways, Industrial Park, the sports park, the high school, junior high school and several
elementary schools are all located on these three east-west roadways. A quarter mile represents about a
five-minute walk and is the normally accepted planning standard for what most people find a comfortable
and convenient walking distance.
SECTION 7.1.1 (Town Center Commercial) shall be amended to read as follows to eliminate references
to “Main Street:”
The Town Center Commercial subarea will be the social and cultural hub of the eastern Dublin community.
The image of this area, where residents shop, eat, play and do business each day, will be a major source
of community identity. The emphasis of the guidelines for the Town Center Commercial subarea is on
establishing the character of a town center, with a walkable system of streets well-defined by buildings and
a lively, interesting shopping street catering to pedestrians, transit users and others.
FORM
Development should be compact, and unified by a simple, clear street network which disperses traffic to
low volumes and encourages pedestrian movement in all directions.
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Develop a street system in the Town Center Commercial area that provides at least one parallel
street south of Central Parkway to serve as the main street for the Town Center.
In order to preserve the pedestrian scale at the commercial area, cross streets to Main Street
should be spaced no more than 500 feet apart.
BUILDING SITING
As in the traditional "Main Street", buildings should form a continuous edge that gives definition and scale
to the street.
Site buildings to orient toward Tassajara Road, with secondary orientation toward side streets into
the residential area (see Figure 7.2).
Setbacks:
o 10-150 foot setback from Tassajara Road for shopping center buildings
o 10 foot minimum and 85-foot maximum setback from Tassajara Road right-of-way for all
other buildings (see Figure 7.4).
o No side yard setbacks required.
BUILDING HEIGHT
Taller buildings can be effectively used to give a sense of enclosure and human scale to the streets.
Permit buildings up to 6 stories high to be developed in the Community Commercial area along
Tassajara Road. The tallest buildings should be located at the corners of Tassajara Road and
Central Parkway to create a "gateway" to the Town Center. If single-story buildings are developed
in this area, they should incorporate a variety of roof forms and heights (see Figure 7.5).
Permit building heights of up to 3 stories (40-foot maximum) in the Neighborhood Commercial area
along Central Parkway. Maintain 20-foot minimum facade heights in the Town Center. Single-story
retail buildings built to a 2-story height will be considered, but should not be the norm (see Figure
7.6).
BUILDING TYPES
Mixed-use buildings and complexes are strongly encouraged in the Town Center. The mixture of office
and residential uses with retail contributes to a downtown that is active not only on weekdays, but during
evenings and weekends as well.
Encourage upper-story office space above retail in the Community Commercial area.
Encourage upper-story residential units and office space above retail ground floors in the
Neighborhood Commercial area.
Incorporate balconies and upper story windows that open on buildings that front streets.
BUILDING ENTRIES
Building entries should be located to encourage pedestrian activity on the major shopping streets.
Locate major building entries in the Community Commercial area so they front on Tassajara Road.
Provide additional pedestrian entries facing the adjacent residential area, aligned with the ends of
local east-west side streets. Pedestrians should not be forced to cut through parking lots to reach
shops and offices (see Figure 7.7).
Locate shop, office, and upper-floor residential entries in the Neighborhood Commercial area so
they front on the street. Entries should be spaced at intervals of no more than 50 feet (see Figure
7.8).
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Permit larger retail stores (greater than 30,000 s.f.) to have their primary entrance from an off-street
parking lot. However, at least one entry must be provided from the main pedestrian street (See
Figure 7.9).
PARKING
Parking areas should not disrupt the continuity of storefronts or discourage pedestrian access.
Provide on-street parking on all primary streets in the Town Center (see Figure 7.10).
Locate public parking lots behind commercial buildings, away from the main, pedestrian-oriented
street in the Neighborhood Commercial area. (see Figure 7.10).
Provide pedestrian passageways (“paseos”) between commercial buildings from parking areas to
the street. Paseos should have natural light and display windows and/or store entries along their
length (see Figure 7.10).
Divide large parking lots into several smaller parts through siting of internal circulation corridors,
landscaped medians, and buildings (see Figure 7.11).
Plant parking lots with shade trees in a pattern and number that can be reasonably expected to
shade 50 percent of the lot surface ten years after planting and 75 percent at maturity (see Figure
7.12).
Use low hedges, shrub masses, walls and landscaped berms to screen parking lots from street
views, as well as to give a defined edge to the lot.
Do not allow off-street parking lots to take up more than one-half of the street frontage along arterial
streets and parkways. Avoid domination of the Tassajara Road frontage by parking. Encourage
larger projects to incorporate structured parking.
TRANSIT
Central Parkway is to be designed to favor transit movement and convenience for transit users.
Provide bus stops with signs (maps, schedules, etc.), shelters, and other amenities (waste
receptacles, telephones, bicycle storage, etc.) at two-block intervals along Central Parkway.
Provide distinctively designed transit shelters to contribute to the image and identify of the
community, as well as the comfort of the transit user.
PEDESTRIAN CIRCULATION
Major commercial streets such as Tassajara Road and Central Parkway should have a lively, attractive,
and stimulating pedestrian environment.
Develop wide sidewalks to accommodate pedestrian circulation, window shopping, outdoor
merchandising, and cafes.
Encourage development of sidewalk cafes and indoor/outdoor restaurants with retractable
storefronts (see Figure 7.13).
Design ground floor building facades fronting the street to be at least 60% transparent window
surface (see Figure 7.14).
Encourage use of colorful awnings and pedestrian-level store signage along facades (see Figure
7.14).
SPECIAL CONSIDERATIONS
Place signage on building faces, rather than on freestanding monuments or poles. The size and
location of signs along Main Street should be geared toward pedestrians and transit-riders, rather
than the automobile.
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Screen loading docks and service areas from public view.
SECTION 7.1.2 (Town Center Residential) shall be amended to read as follows to eliminate references to
“Main Street” and reference all schools, rather than just elementary schools:
The Town Center Residential subarea is a relatively urban homing district of apartments, duplexes,
townhouses, and small-lot single family homes. The Town Center Commercial core is within easy walking
distance of mint Town Center Residential neighborhoods. The design guidelines encourage residential
development to occur in a series of pedestrian-oriented neighborhoods, where parks and pedestrian areas
become the focus of public activity and neighborhood identity.
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Reso. No. XX-21, Item X.X, Adopted XX/XX/21 Page 13 of 17
FORM
Provide a highly interconnected pattern of streets that accommodate the movement of vehicles while
enhancing opportunities for pedestrian and bicycle circulation.
BUILDING SITING
Buildings should be built with a setback that is close to the sidewalk to create a well-defined and more
intimate street space. Internally oriental units may be acceptable as long as buildings do not back onto the
street.
Setbacks:
o Provide a landscaped setback of 10 to 20 feet from street ROW
o Side yard setbacks are not required (see Figure 7.16)
o Provide adequate setbacks for high and medium-high density residential buildings along
Gleason and Dublin Boulevard to buffer them from arterial traffic noise. Setbacks can be
used to accommodate parking areas (see Figure 7.17).
o Orient buildings and access to local collector streets or frontage roads rather than fronting
onto high volume arterials.
BUILDING HEIGHT
Buildings should be of a height to enclose the street space, giving it a more intimate scale.
Maximum building heights:
High density area: 4 stories
Medium-high density area: 3 stories
Medium and low density areas: 2 stories
BUILDING TYPES
Buildings should generally be designed to maintain a consistent character in terms of the scale and relation
to the street. Although areas are differentiated by their density designations, developers are encouraged
to meet these requirements with a variety of building types (i.e., single-family, multi-family, attached,
detached, etc.). The following are examples of the most likely building prototypes to be developed within
specific density ranges.
High density area: Apartments/condominiums with one level of parking under the building. The
parking level should be depressed at least half a level below grade to reduce the height of the
building (see Figure 7.18).
Medium-high density area: Apartment, townhouse, multiplex with detached surface parking.
Parking lots and carports should be grouped in interior courts surrounded by residential buildings
(see Figure 7.19).
Medium density area: Townhouse, multiplex with garages attached to individual units. Alleys can
be used to provide access to garages (see Figure 7.20).
Single family area: Duplex, zero lot line single family house, small-lot single family house. In
addition, one ancillary unit (granny flat) per duplex or single family house is allowed where lots are
at least 50 feet wide. Ancillary units may be incorporated into the main house or into a detached
garage (see Figure 7.21).
ENTRIES
Entries to residential projects should be designed to promote sidewalk activity and social interchange
between neighbors.
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Generally, provide ground floor units with individual entries off the street, incorporating porches and
stoops. Encourage provision of stairways from upper floor units to the street (see Figure 7.22).
Site major building entries and lobbies so that they are visible and accessible from the street, not
just parking areas (see Figure 7.23).
Generally, design units with balconies and windows affording views of the sweet, to create the
security of "eyes on the street" (see Figure 7.24).
PARKING
Residential parking garages should not dominate the residential street frontage.
Reduce the site area needed for off-street parking by allowing curbside parking space around the
project perimeter to count toward the project’s parking requirements.
Encourage development of mid-block alleys to access parking areas and garages. Minimize the
width and number of driveway curb cuts onto the residential street (see Figure 7.25).
Setback garages, carports and parking areas beyond the front setback for the main residence (see
Figure 7.25).
Depress parking structures so that there is never more than half a level of garage above grade
along the street frontage (see Figure 7.26).
AUTO CIRCULATION
The street system should provide a highly interconnected pattern that accommodates the movement
of vehicles while enhancing opportunities for pedestrian and bicycle circulation.
Establish a hierarchy of neighborhood streets by alternating between primarily pedestrian-
oriented residential streets and residential collector streets. The pedestrian orientation of the
streets can be enhanced by slowing or interrupting through traffic at intervals with neighborhood
squares, T-intersection, and street closures.
Prohibit driveways and alleys from residential projects entering onto arterial streets.
PEDESTRIAN/BICYCLE CIRCULATION
The sidewalks along the neighborhood streets should provide an active, friendly pedestrian environment
connecting residences to neighborhood parks, squares and the larger open space system.
Connect pedestrian paths in open space areas, school sites and public parks to the sidewalk
system along public streets.
Connect pedestrian walkways in campus office and retail developments to pedestrian-oriented
streets, via spotlighted crosswalks across major arterials.
OPEN SPACE AND PUBLIC FACILITIES
Parks of different types should be dispersed through the dense residential neighborhoods, giving all
residents nearby open space for informal meeting, socializing and passive play.
Site a string of public places (neighborhood parks, schools, and public building plazas) in a north-
south direction through the Town Center, incorporating the existing drainage channel from the
foothills. This "Central Park" may include formal gardens, ponds, amphitheater or bandshell, as
well as community buildings (see Figure 7.1).
Dedicate "neighborhood squares" at the intersection of neighborhood pedestrian-oriented streets
at approximately 4-block intervals (refer to Section 4.8.4 and Appendix 2 for a discussion of
character and uses of neighborhood squares, also see Figure 4.1).
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Design schools and public buildings as neighborhood landmarks and sources of identity, for
example by siting buildings to terminate streets, adding towers and extra height.
Provide sites for infant/preschool child care facilities meeting state standards in the Town Center
Residential area. Parcel sizes and locations will be negotiated by the developer and the City, but
facilities should be sited near neighborhood parks or schools.
APPENDIX 2
Anticipated Land Uses by Designation shall be amended to use consistent language as the General Plan
by identifying the same permitted land uses as follows:
Public/Semi-Public (Maximum .50 Floor Area Ratio)
Anticipated uses include, but are not limited to:
public buildings (e.g., public schools; libraries; city office buildings; State, County and other public
agency facilities; post offices; fire stations; and utilities);
semi-public uses (e.g., child care centers; youth centers; senior centers; special needs program
facilities; religious institutions; clubhouses; community centers; community theaters; hospitals;
private schools; and other facilities that provide cultural, educational, or other similar services and
benefit to the community); and
parks are not included under this designation.
Semi-Public
Anticipated uses include, but are not limited to:
semi-public uses (e.g., child care centers; youth centers; senior centers; special needs program
facilities; religious institutions; clubhouses; community centers; community theaters; hospitals;
private schools; and other facilities that provide cultural, educational, or other similar services and
benefit to the community).
APPENDIX 3
Land Use Summary by Planning Areas sections “Town Center-Commercial” and “Fallon Village Center”
shall be amended as follows:
APPENDIX 3
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY BY PLANNING SUBAREAS
(Amended Per Resolution No. xx-21)
Planning Subareas
Land Use Category Area Density Square Feet Units
Town Center - Commercial
General Commercial 65.4 .35 997,088
Neighborhood Commercial 10.47 .35 159,626
Public/Semi-Public 0 .25 0
Total 75.87 1,156,714
Fallon Village Center
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Medium High Density
Residential 13.33 20 267
Medium Density Residential 38.43 10 384
Semi-Public 0 10
Public/Semi-Public*8.2 4
Neighborhood Square 2.0
Community Park 13.5
Open Space 3.6
Total 79.06 651
* The locations of the Public/Semi-Public sites on the Jordan, East Ranch (formerly Croak), and GH PacVest
(formerly Chen) properties of Fallon Village will be determined at the time of the Stage 2 PD approval. The site on
Jordan will be 2.0 net acres within the Fallon Village Center subarea; the site on East Ranch, 2.0 net acres, and the
site on GH PacVest, 2.5 net acres within the Fallon Village Center subarea.
APPENDIX 4
Appendix 4 Land Use Summary by Land Owners “#21 GH PacVest” and “#28 East Ranch” shall be
amended to read as follows:
APPENDIX 4
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY BY LAND OWNERS
Owner/Land Use Category Acres Density Square Feet Units
#21 GH PACVEST
Medium High Density
Residential 4.0 20 130
General Commercial 72.1 .25 785,169
General Commercial/
Campus Office 18.5 .28 225,641
Semi-Public 0 -
Public/Semi-Public*2.5
Community Park 7.2
Open Space 35.8
Total 104.1 1,010,810 130
#28 EAST RANCH
Medium Density Residential 10.4 10 104
Single Family Residential 115.4 4 469
Rural Residential/ Agricultural 19.4
Neighborhood Park 11.5
Semi-Public 0
Public/Semi-Public*2.0
Open Space 6.8
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Total 165.5 573
* The locations of the Public/Semi-Public sites on the Jordan, East Ranch (formerly Croak), and GH PacVest (formerly
Chen) properties of Fallon Village will be determined at the time of the Stage 2 PD approval. The site on Jordan will
be 2.0 net acres within the Fallon Village Center subarea; the site on East Ranch, 2.0 net acres, and the site on GH
PacVest, 2.5 net acres within the Fallon Village Center subarea.
PASSED, APPROVED AND ADOPTED this 25th day of May 2021, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
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