HomeMy WebLinkAboutOrd 05-21 Approving Amendments to the Planned Development Zoning Stage 1 Development Plans
Ord. No. 05-21, Item 4.6, Adopted 07/20/2021 Page 1 of 6
ORDINANCE NO. 05 - 21
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING AMENDMENTS TO THE PLANNED DEVELOPMENT ZONING STAGE 1
DEVELOPMENT PLANS FOR 2.5 ACRES ON THE GH PACVEST PROPERTY AND 2.0
ACRES ON THE EAST RANCH PROPERTY IN FALLON VILLAGE AND THE EMERALD
HIGH SCHOOL SITE IN DUBLIN RANCH
APNs: 905-0002-001 AND 002; 985-0027-002; AND 985-0078-004, 005, 006, AND 007
(PLPA-2020-000054)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
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 of the GH PacVest
(formerly Chen) property and 2.0 acres on the East Ranch (formerly Croak) 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, the Eastern Dublin Specific Plan, and Planned Development Stage 1 Development Plans to
ensure consistency (“the Project”); and
WHEREAS, the California Environmental Quality Act (CEQA), 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 Fallon Village Supplemental EIR (2002); and
3) the East Dublin Properties Stage 1 Development Plan and Annexation 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. 21-04, recommending that the City Council adopt an Addendum to the Eastern
Ord. No. 05-21, Item 4.6, Adopted 07/20/2021 Page 2 of 6
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
Development Plans for 2.5 acres on the GH PacVest property, 2.0 acres on the E ast 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 June 15, 2021 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 June 15,
2021, at which time all interested parties had the opportunity to be heard; and
WHEREAS, on June 15, 2021, the City Council adopted Resolution No. 85-21, approving
an Addendum to the EDSP EIRs; 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 Ordinance.
NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows:
SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
1. The Planned Development (“PD”) Stage 1 Development Plan Amendment for the
proposed Public/Semi-Public sites meets the purpose and intent of Chapter 8.32 in that
it provides a comprehensive development plan that will be consistent with the General
Plan and Eastern Dublin Specific Plan as amended and protects the integrity and
character of the area by creating a desirable use of land that is sensitive to surrounding
land uses. The Project will allow a broader range of uses, including the potential for
affordable housing developed by a non-profit entity. The PD Stage 1 Development Plan
for the Emerald High School site will eliminate a non -conforming situation since a high
school is currently not a permitted use.
2. Development of the Project under the PD zoning will be harmonious and compatible with
existing and future development in the surrounding area in that the site will provide a
variety of uses for the proposed Public/Semi-Public sites. The subject sites are
surrounded by residential uses to the north and west, by undeveloped land to the south,
and by the City Limits and Urban Limit Line to the east with undeveloped land beyond .
The Emerald High School site is surrounded by residential development to the north,
east, and west, and by commercial development to the south.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows:
Ord. No. 05-21, Item 4.6, Adopted 07/20/2021 Page 3 of 6
1. The PD zoning for the proposed Public/Semi-Public sites will be harmonious and
compatible with existing and potential development in the surrounding area will take into
account adjacent land uses and will provide a wide range of amenities to and for the
community within the development and the surrounding neighborhoods . The specific
location of the proposed Public/Semi-Public sites on each property would be determined
at the time of Planned Development Stage 2 Development Plan approval.
2. The conditions of the proposed Public/Semi-Public sites were documented in the
Addendum that has been prepared, and the environmental impacts that have been
identified will be mitigated to the greatest degree possible. There are no significant site
challenges or impacts identified in the Addendum beyond what was previous studied in
the EDSP EIRs. The sites are physically suitable for the uses permitted through the PD
zoning. The Emerald High School Site is currently being developed with a new high
school and the project’s impacts were already evaluated by the Dublin Unified School
District.
3. The PD zoning 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 in that the Project
will comply with all applicable development regulations and standards.
4. The PD zoning is consistent with and in conformance with the Dublin General Plan and
Eastern Dublin Specific Plan, as amended, in that the proposed uses are compatible with
the General Plan land use designation of Public/Semi-Public.
C. Pursuant to the California Environmental Quality Act, the City Council adopted an Addendum
via Resolution No. 85-21 on June 15, 2021, prior to approving the Project.
SECTION 3. APPROVAL OF STAGE 1 DEVELOPMENT PLAN AMENDMENT
The regulations for the use, development, improvement, and maintenance of the Property are set
forth in the Planned Development (PD) Stage 1 Development Plans. PD Districts and the Stage
1 Development Plans provide flexibility to encourage innovative development while ensuring that
the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of
the Zoning Ordinance are satisfied. Amendments to the PD Stage 1 Development Plans shall be
in accordance with Section 8.32.080 of the Dublin Municipal Code or its successors.
Fallon Village Stage 1 Development Plan
On December 20, 2005, the City Council approved a Stage 1 Development Plan for the 1,134-
acre Fallon Village Project, pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. The
Planned Development Stage 1 Development Plan for the Fallon Village Project is amended as
shown below:
1. Statement of Proposed Uses. Add “PD-Public/Semi-Public” and the permitted uses as
follows:
PD-Public/Semi-Public
Intent. Identifies areas where institutional or community facilities uses are anticipated.
The exact location of parcels with a Public/Semi-Public designation shall be determined
at Stage 2. The Public/Semi-Public parcels on the GH PacVest (formerly Chen) and East
Ord. No. 05-21, Item 4.6, Adopted 07/20/2021 Page 4 of 6
Ranch (formerly Croak) properties (net 2.5- acres and 2.0- acres respectively) shall be
located within the Fallon Village Center.
Permitted Uses, including, but not limited to:
Public schools
Libraries
City office buildings
State, County, and other public agency facilities
Post offices
Fire Stations
Utilities
Child care centers
Youth centers
Senior centers
Special needs program facilities
Religious institutions
Clubhouses
Community centers
Community theater
Hospitals
Private school
Other facilities that provide cultural, educational, or other similar services and
benefit the community
Housing developed by a non-profit entity and serves to meet affordable housing
needs of an underserved segment of the community
Similar and related uses as determined by the Community Development Director
3. Stage 1 Site Plan. Amend the Stage 1 PD Amendment Site Plan for 2.5 net acres on the GH
PacVest property and 2.0 net acres on the East Ranch property to be designated as Public/Semi-Public
and amend the note as shown below:
Note: The Semi-Public (SP) and Public/Semi-Public obligation for the entire Fallon Village plan area is 8.6
net acres. This PD-1 Site Plan provides 2.1 net acres (2.8 gross acres) of SP on the Braddock and Logan
properties, 2.5 net acres on the GH PacVest property, and 2.0 net acres on the East Ranch property, and
2.0 acres on the Jordan property in the Village Center. Final 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.
4. Stage 1 Design Guidelines. Amend the Stage 1 Design Guidelines by amending the Land
Use Diagram for 2.5 net acres on the GH PacVest property and 2.0 net acres on the East Ranch property
to be designated from Semi-Public to Public/Semi-Public.
5. Site area, proposed densities. Amend the table below as follows:
Land Use Acreage Density
Single Family Residential 403.6 acres 0-6.0 units/acre
Medium Density Residential 60.1 acres 6.1-14.0 units/acre
Medium High Density
Residential
23.8 acres 14.1-25.0 units/acre
Rural Residential/Agriculture 142.9 acres 1 unit/100 acres
Mixed Use 6.4 acres 0.3-1.00 FAR
Ord. No. 05-21, Item 4.6, Adopted 07/20/2021 Page 5 of 6
General Commercial 72.1 acres 0.20-0.60 FAR
General Commercial/
Campus Office
72.7 acres 0.2-0.80 FAR
Industrial Park 61.3 acres 0.35 FAR
Community Park 18.3 acres --
Neighborhood Park 23.6 acres --
Neighborhood Square 8.0 acres --
Open Space 211.2 acres --
Elementary School 21.1 acres --
Semi-Public 4.1 acres 0.50 FAR
Public/Semi-Public 4.5 acres 0.50 FAR
6. Phasing Plan. Amend the Phasing Plan for 2.5 net acres on the GH PacVest property and 2.0
net acres on the East Ranch property to be designated as Public/Semi-Public.
7. Master Neighborhood Landscaping Plan. Amend the Master Neighborhood Landscaping
Plan for 2.5 net acres on the GH PacVest property and 2.0 net acres on the Ea st Ranch property to be
designated as Public/Semi-Public.
Dublin Ranch Site Stage 1 Development Plan
On March 21, 2020, the City Council adopted Ordinance No. 06 -00 amending the Zoning Map to
rezone property north of I-580, east of Tassajara Road, and west of Fallon Road to a Planned
Development zoning district and a PD Stage 1 Development Plan. The PD Stage 1 Development
Plan is amended to add a high school as a permitted use for 3501 Dublin Boulevard, APN 985-
0078-004, 005, 006, and 007.
2. Permitted and Conditional Uses. Amend the “PD-Public/Semi-Public” permitted and
conditional uses by adding public schools as a permitted use, as follows:
PD-Public/Semi-Public
1) Permitted Uses. The following are uses permitted for this PD/P-SP (Planned
Development Public/Semi-Public zoning district):
Public, semi-public, and institutional uses, including, but not limited to:
Fire station
Library
Other governmental and quasi-governmental offices as determined by the
Community Development Director
Police station
Post office
Community center
Religious facility
Schools/public
2) Conditional uses
Schools/private (PC)
Day care center (PC)
4. Site Plan and Architecture. Amend the Stage 1 and 2 Development Plan for Area G for the
Emerald High School Site from Neighborhood Commercial to Public/Semi-Public. Additionally, eliminate
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the Conceptual Detail Plan and Main Street Elevations. Also, amend the Circulation, Entry, and Open
Space Plan by eliminating the proposed Main Street.
Section 4. Effective Date. This Ordinance shall take effect and be enforced thirty (30)
days following its final adoption.
Section 5. Posting. 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.
PASSED, APPROVED AND ADOPTED this 20th day of July 2021, by the following vote:
AYES: Councilmembers Hu, Josey, Kumagai, McCorriston and Mayor Hernandez
NOES:
ABSENT:
ABSTAIN:
__________________________
Mayor
ATTEST:
___________________________
City Clerk