HomeMy WebLinkAboutOrd 14-22 Amending the Zoning Map and Approving a Planned Development Zoning District for the SCS Dublin ProjectORDINANCE NO. 14 — 22
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING
DISTRICT WITH STAGE 1 AND STAGE 2 DEVELOPMENT PLANS FOR THE
SCS DUBLIN PROJECT
(PLPA-2022-00005)
(APNs 985-0051-004, 985-0051-005, 985-0051-006, 985-0052-024, and 985-0052-025)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The Property Owner, SCS Development Company, is requesting a Planned Development
Rezoning with Stage 1 and Stage 2 Development Plans. The proposed Project includes up
to 500 market rate residential units and up to 100 affordable units, up to 265,000 square feet
of retail commercial development, and related infrastructure and landscape improvements.
Requested land use approvals include a General Plan Amendment and Eastern Dublin
Specific Plan Amendment, a Planned Development Rezoning with Stage 1 and Stage 2
Development Plans, and a Development Agreement, among other related actions. These
planning and implementing actions are collectively known as the "SCS Dublin Project" or the
"Project."
B. The Project site is approximately 76.2 acres generally bounded by Tassajara Road, Gleason
Drive, Brannigan Street and 1-580 (APNs 985-0051-004, 985-0051-005, 985-0051-006, 985-
0052-024, and 985-0052-025).
C. The Project site is located within Planned Development Ordinance No. 104-94, which states
that development of the property is subject to the Interim Agricultural Designation until a
Planned Development Rezone with Stage 1 and Stage 2 Development Plans is adopted.
D. The Project site is located within the Dublin Town Center Priority Development Area (PDA),
which includes a mix of housing types including single-family detached, townhomes,
condominiums and apartments. The Town Center PDA is envisioned as a walkable area with
locally serving businesses within walking distance or a short ride from residential
neighborhoods, conveniently served by transit.
E. 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.
F Pursuant to the requirements of the CEQA, the CEQA Guidelines and City of Dublin CEQA
Guidelines and Procedures, the City prepared a Draft Environmental Impact Report (EIR)
dated July 2022, and a Final EIR dated October 2022, for the proposed Project, which
reflected the City's independent judgment and analysis of the potential environmental
impacts of the Project.
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 1 of 19
G. The Draft EIR identified potentially significant impacts to aesthetics, air quality, biological
resources, cultural and tribal resources, geology and soils, hazards and hazardous
materials, noise, and transportation, most of which can be substantially reduced through
mitigation measures.
H. The Draft EIR was circulated for 45 days for public comment from July 22, 2022, to
September 6, 2022. Comments received on the Draft EIR were responded to in the Final
EIR dated October 2022. The Draft EIR, comments and associated responses, and changes
and clarifications to the Draft EIR constitute the Final EIR.
I. Following a public hearing on October 25, 2022, the Planning Commission adopted
Resolution No. 22-13, recommending that the City Council certify the Final EIR and adopt
required CEQA Findings, and approve amendments to the General Plan and Eastern Dublin
Specific Plan, a Planned Development Zoning District with Stage 1 and Stage 2
Development Plans, and a Development Agreement related to the SCS Dublin Project, which
Resolution is incorporated herein by reference and available for review at City Hall during
normal business hours.
J. A Staff Report dated November 15, 2022, and incorporated herein by reference, described
and analyzed the Project, including the Planned Development Zoning District with Stage 1
and 2 Development Plans, for the City Council.
K. The City Council considered the Final EIR prepared for the Project, and all above referenced
reports, recommendations, and testimony prior to taking action on the Project.
L. On November 15, 2022, the City Council adopted Resolution No. 135-22 certifying the Final
EIR and adopting CEQA Findings, a Statement of Overriding Considerations and a Mitigation
Monitoring and Reporting Program for the Project.
M. On November 15, 2022, the City Council adopted Resolution No. 136-22 approving General
Plan and Eastern Dublin Specific Plan Amendments, which Resolution is incorporated herein
by reference and available for review at City Hall during normal business hours.
SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The SCS Dublin Project ("the Project") PD-Planned Development zoning meets the
purpose and intent of Dublin Municipal Code 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
by virtue of the layout and design of the site plan. The Project places residents and
employment uses in areas planned for such uses, which promote preservation of
sensitive environmental areas, throughout the City. The development plan focuses
commercial uses south of Dublin Boulevard adjacent to 1-580 and provides for a variety
of housing opportunities north of Dublin Boulevard adjacent to existing residential
neighborhoods. As a result, the development plan creates a more desirable use of the
land, a more coherent and coordinated development, and a better physical environment
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 2 of 19
than would otherwise be possible under a single zoning district or combination of zoning
districts.
2. Development of the Project under the PD-Planned Development zoning will be
harmonious and compatible with existing and future development in the surrounding
area in that the site will provide a mix of housing types including single-family detached
homes, townhomes and apartments as well as a variety of neighborhood and regional -
serving commercial uses. The Project site is in an area that has similar uses nearby
including residential uses to the west, north and east, commercial to the east and west,
and a large public park to the west.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
1. The PD-Planned Development zoning for the Project will be harmonious and
compatible with existing and potential development in the surrounding area in that the
proposed site plan has taken 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.
2. The Project site conditions were documented in the EIR that has been prepared, and
the environmental impacts that have been identified will be mitigated to the greatest
degree possible. There are no site challenges that were identified in the EIR, which
could not be mitigated, that will present an impediment to utilization of the site for the
intended purposes. There are no major physical or topographic constraints and, thus,
the site is physically suitable for the type and intensity of the commercial areas and
residential uses approved through the PD zoning.
3. The PD-Planned Development 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 and will implement all adopted mitigation measures.
4. The PD-Planned Development zoning is consistent with and in conformance with the
Dublin General Plan and Eastern Dublin Specific Plan, as amended, in that the
proposed uses of residential and commercial retail are consistent with the proposed
residential and mixed -use land use designations for the site.
C. Pursuant to the CEQA, the City Council certified a Final EIR on November 15, 2022, prior to
approving the Project.
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 described below to a Planned Development Zoning
District and supersedes the previously adopted zoning (Resolution No. 104-94):
76.2 acres bounded by Tassajara Road on the west, by Brannigan Street on the east, by
1-580 on the south, and by a line approximately 150 feet north of Gleason Drive, primarily
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 3 of 19
composed of the following Assessor's Parcel Numbers: 985-52-24, 985-52-25 985-51-4,
and 985-51-6 (the "Property")
A map of the rezoning area is shown below:
SECTION 4. APPROVAL OF STAGE 1 AND STAGE 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the Property are set
forth in the following Stage 1 and Stage 2 Development Plan for the entire 76.2-acre Project area,
which is hereby approved. Any amendments to the Stage 1/Stage 2 Development Plan shall be
in accordance with Section 8.32.080 of the Dublin Municipal Code or its successors.
Stage 1 and Stage 2 Development Plan
This is a Stage 1 and Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Municipal
Code. This Development Plan meets all the requirements for both a Stage 1 and Stage 2
Development Plan and is adopted as part of the PD-Planned Development rezoning for the SCS
Dublin Project (PLPA-2022-00005).
The PD-Planned Development is divided into four Planning Areas (PA-1, PA-2, PA-3 and PA-4),
with PA-2 subdivided into three subareas and PA-3 divided into two subareas. A map of the
Planning Areas and subareas is shown below. The final location and configuration of PA-2a, shall
be determined by the Site Development Review Permit and Tentative Parcel Map and shall be
located north of Dublin Boulevard and south of PA-2c.
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..........................-----------........--------
PA-3b PA-3b
PA-3 )
PA-36 PA-3a
PA-2b
PA-2b
TLa
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PA-2c
PA-�
PA-2h PA-2a
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PA-1 j
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Tassajara Road N ---
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 4 of 19
PLANNING AREA 1 (PA-1)
1. Statement of Uses (as defined by the Zoning Ordinance).
Permitted Uses':
1. Animal Sales and Services
2. Arcade, accessory to primary use
3. Automobile/Vehicle Brokerage
4. Banks and Financial Services
5. Billiard/Pool Hall, accessory to primary use
6. Building Materials Sales
7. Comedy Club
8. Copying and Blueprinting
9. Dance Floor
10. Eating and Drinking Establishment
11. Eating and Drinking Establishment - Specialty
12. Eating and Drinking Establishment - Take Out
13. Health Club/Fitness Center
14. Health Services/Clinics
15. Hotel/Motel
16. Laboratory
17. Massage Establishment
18. Mobile Food Truck2
19. Mobile Retail Cart3
20. Office - Professional/Administrative
21. Outdoor Sale by Established On -site Business
22. Outdoor Seating
23. Outdoor Permanent Vendor
24. Personal Services
25. Plant Nursery
26. Recording Studio
27. Recreational Facility Indoor
28. Recreational Facility Outdoor
29. Retail - General
30. Retail Kiosk4
31. Retail - Neighborhood
32. Retail - Outdoor Storage
33. Retail - Service
34. Service Station
35. School - Commercial
36. Theater
37. Tobacco Retailer
Conditionally Permitted Uses:
1. Animal Hospital, Veterinarian
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 5 of 19
2. Car Wash/Detailing (Zoning Administrator Approval)
3. Community Facility (Zoning Administrator Approval)
4. Nightclub
5. Repair Shop
Temporary Uses5:
1. Arts and Crafts Fair
2. Christmas Tree Sales Lot
3. Construction -Related Temporary Uses
4. Farmer's Market
5. Festival/Street Fair
6. Office — Trailer Commercial
7. Pumpkin Sales Lot
8. Outdoor Event by an Established Business
9. Outdoor Sale Not Related to On -Site Established Business
Notes:
1. A Zoning Clearance is required for those uses which are subject to a Zoning Clearance
in the Zoning Ordinance.
2. Mobile Food Truck use shall comply with the following:
a. A Site Development Review Waiver approving the location of a food truck is
required. Applications for multiple food trucks may be combined into one Site
Development Review Waiver application. The application shall include a site plan
demonstrating compliance with the following:
1. The location of a mobile food truck is limited to the parking area and shall not
be located within a pedestrian plaza or public right-of-way.
2. The area used for all mobile food truck operations, including but not limited to
customer queuing, trash, and dining, shall not impede the traffic visibility area
at any driveway or intersection, emergency access, pedestrian and vehicular
ingress or egress through the remainder of the parking, or the adjacent public
right of way.
3. The area used for all mobile food truck operations, including but not limited to
customer queuing, trash, and dining, shall not occupy more than 25 percent of
the parking area.
4. If more than one mobile food truck is on the site at one time, they shall be
located within the same vicinity, not more than 25 feet apart.
b. In addition to the Site Development Review Waiver, the following operational
standards apply:
1. Hours of operation are limited to 7:00 a.m. to 10:00 p.m. daily.
2. The mobile food truck must be stationary for a minimum of two (2) hours. No
trolling allowed.
3. Provision of at least one trash receptacle, one recycling receptacle and one
compost receptacle for use by patrons and in a convenient location that does
not impede pedestrian or vehicular traffic.
4. Collection and removal of all litter and debris generated within a minimum 25-
foot radius of the mobile food truck.
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 6 of 19
5. No signs other than those exhibited on or in the mobile food truck.
6. Adequate lighting must be provided to ensure customer safety and shall be
directed downwards and away from public streets and adjacent properties.
7. Maintenance of a valid business license from the City of Dublin.
8. Maintenance of a valid health permit from the Alameda County Department of
Environmental Health.
3. Mobile Retail Cart. This includes small outdoor retail carts for the sale of any type of
merchandise not constructed on a permanent foundation. The location is limited to the
plaza areas. Up to a maximum of five mobile retail carts are permitted.
4. Retail Kiosk. This is a fixed structure constructed on a permanent foundation for the
sale of any type of merchandise, including food and beverages. The location is limited
to the plaza areas and subject to approval of a Site Development Review Waiver. Up
to a maximum of five retail kiosks are permitted.
5. Subject to the Temporary Use Permit standards of the Zoning Ordinance
2. Development Regulations.
Standard
PA 1
Minimum Lot Area
None
Minimum Lot Width/Frontage
None
Minimum Lot Depth
None
Maximum Building Height'
74 ft.
Maximum Floor Area Ratio
0.21
Maximum Building Areal' 3' 4
225,000 s.f.
Setbacks
Pursuant to Dublin Municipal Code Chapter 8.36
Development Regulations unless otherwise noted
Minimum Setback
15 ft. at Dublin Blvd., Tassajara Rd. and Brannigan St.
15 ft. at 1-580 Right -of -Way
5 ft. at Private Drives
Required Parking5
Per Dublin Municipal Code
Signage
Pursuant to an approved Master Sign Program
Notes:
1. Protective netting (including support poles) for an outdoor golf facility may extend beyond the
height limit up to a maximum height 190'.
2. Allows up to two hotels of a total of 75,000 square feet with a total maximum of 140 rooms.
3. Square footage for enclosed trash rooms or building electrical rooms shall not be counted
toward the maximum building area.
4. Outdoor Mobile Vendors (i.e., retail kiosks and mobile retail carts) are not included in the
maximum building area.
5. So long as they comply with the development standards in the notes above, no parking is
required for mobile food trucks, mobile retail carts, retail kiosks, and undesignated outdoor
seating located in common areas for informal seating and dining.
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 7 of 19
PLANNING AREA 2 (PA-2) including subareas PA-2a, PA-2b and PA-2c
1. Statement of Uses PA-2 (as defined by the Zoning Ordinance).
PA-2a Permitted Uses':
1. Multi -Family Residential2
2. Accessory Structures and Uses
3. Home Occupations
4. Accessory Dwelling Units
5. Junior Accessory Dwelling Units
6. Community Facility
7. Community Care Facility/Small
8. Community Care Facility/ Large
9. Family Day Care Home (up to 14 children)
PA-2b Permitted Uses1:
1. Multi -Family Residential
2. Accessory Structures and Uses
3. Home Occupations
4. Accessory Dwelling Units
5. Junior Accessory Dwelling Units
6. Community Care Facility/Small
7. Family Day Care Home (up to 14 children)
PA-2a and 2b Conditional Uses:
1. Bed and Breakfast
PA-2a and 2b Temporary Uses:
1. Construction -Related Temporary Uses
PA-2c Permitted Uses':
1. Multi -Family Residential3
2. Arcade, accessory use only
3. Banks and Financial Services
4. Billiard/Pool Hall, accessory use only
5. Copying and Blueprinting
6. Eating and Drinking Establishment
7. Eating and Drinking Establishment - Specialty
8. Eating and Drinking Establishment - Take Out
9. Massage Establishment
10. Mobile Retail Cart4
11. Office - Professional/Administrative
12. Outdoor Permanent Vendor
13. Outdoor Sale by Established On -site Business
14. Outdoor Seating
15. Personal Services
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 8 of 19
16. Recording Studio
17. Recreational Facility/Indoor
18. Recreational Facility/Outdoor
19. Retail - General
20. Retail Kiosks
21. Retail - Neighborhood
22. Retail - Service
23. Day Care Center (15+ persons)
PA-2c Conditionally Permitted Uses:
1. Animal Hospital, Veterinarian
2. Comedy Club
PA-2c Temporary Uses:
1. Arts and Crafts Fair
2. Christmas Tree Sales Lot
3. Construction -Related Temporary Uses.
4. Farmer's Market
5. Festival/Street Fair
6. Office - Trailer Commercial
7. Outdoor Event by an Established Business
8. Outdoor Sale Not Related to On -Site Established Business
9. Outdoor Skating Rink
10 Pumpkin Sales Lot
PA-2c Prohibited Uses:
1. Building Materials Sales
2. Car Wash/Detailing
3. Health Services/Clinics
4. Hotel/Motel
5. Laboratory
6. Plant Nursery
7. Repair Shop
8. Retail - Outdoor Storage
9. Service Station
10. School - Commercial
11. Tobacco Retailer
Notes:
1. A Zoning Clearance is required for those uses which are subject to a Zoning Clearance
by the Zoning Ordinance.
2. Multi -family residential limited to that developed by a non-profit entity and serves to
meet affordable housing needs or the housing needs of an underserved economic
segment of the community
3. Multi -family residential along Finnian Way is limited to above and/or behind ground floor
commercial uses.
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 9 of 19
4. Mobile Retail Cart. This includes small outdoor retail carts for the sale of any type of
merchandise not constructed on a permanent foundation. The location is limited to the
plaza areas. Up to a maximum of two mobile retail carts are permitted.
5. Retail Kiosk. This is a fixed structure constructed on a permanent foundation for the
sale of any type of merchandise, including food and beverages. The location is limited
to the plaza areas and subject to approval of a Site Development Review Waiver. Up
to a maximum of two retail kiosks are permitted.
6. Subject to the Temporary Use Permit standards of the Zoning Ordinance.
2. Development Regulations: Planning Area 2a (PA-2a)
Standard
PA-2a Public/Semi-Public
Minimum Lot Area
None
Minimum Lot Width/Frontage
None
Minimum Lot Depth
None
Maximum Building Height
65 ft.
5 stories
Maximum Density
50 du/ac
Setbacks
Pursuant to Dublin Municipal Code Chapter 8.36
Development Regulations unless otherwise noted
Minimum Setbacks
10 ft. at Tassajara Road,
20 ft. at Dublin Boulevard
4 ft. at Private Drives and alleys
Common Usable Open Space
200 sf/unit
Required Parking3
Per Dublin Municipal Code Chapter 8.76 Off -Street
Parking and Loading Regulations
3. Development Regulations: Planning Area 2b (PA-2b)
Standard
PA-2b Medium High Density Residential
Minimum Lot Area
None
Minimum Lot Width/Frontage
None
Minimum Lot Depth
None
Maximum Building Height
50 ft.
4 stories
Maximum Density
16.29 du/ac
Minimum Street Setbacks
20 ft. at Tassajara Road,
10 ft. at Central Parkway
10 ft. at Brannigan Street
20 ft. at Dublin Boulevard
Minimum Setbacks'
Front
Living Area
10 ft. from back of curb
20 ft. building to building
Porch/Deck
5 ft. from back of curb
10 ft. building to building
Encroachments 2
2 ft. max into required setback
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 10 of 19
Side
Corner Lot — Living
Area
3 ft. to back of curb
Corner Lot -
Porch/Deck
3 ft. to back of curb
Encroachments2
2 ft. max into required setback
Rear
Building to Drive
Aisle
4 ft. first floor from back of curb
2 ft. upper floors from back of curb
Garage Door
4.5 ft. from back of curb
Encroachments 2
2 ft. max into required setback
Minimum Building Separation
Garage Door to Garage Door3
29 ft.
Building to Building (sides)
10 ft.
Encroachments 2
2 ft. max into required setback
Required Parking
Per Dublin Municipal Code Chapter 8.76 Off -
Street Parking and Loading Regulations
Notes:
1. Setbacks are measured from property line unless otherwise noted.
2. Encroachments may include window bays, chimneys, and other architectural projections.
3. Measurement is for garage doors which are across street/drive aisle from each other.
4. Development Regulations: Planning Area 2c (PA-2c)
Standard
PA 2c — Commercial
Minimum Lot Area
None
Minimum Lot Width/Frontage
None
Minimum Lot Depth
None
Maximum Building Height
55 ft.
Maximum Floor Area Ratio'
0.38
Maximum Building Areal, 3' 4, s
40,000 sf of commercial uses
80,000 sf of residential uses
Setbacks
Pursuant to Dublin Municipal Code Chapter 8.36
Development Regulations unless otherwise noted
Minimum Street Setbacks
10 ft. at Tassajara Road
0 ft. at Finnian Way
5 ft. corner street side
Rear
Building to
Drive Aisle
4 ft. first floor from back of curb
2 ft. upper floors from back of curb
Garage Door
4.5 ft. from back of curb
Private Street
Encroachments
2 ft. max into required setback
Required Parking6
Per Dublin Municipal Code Chapter 8.76 Off -Street
Parking and Loading Regulations
Minimum Parking Setback
10 ft. from property line along public streets
10 ft. from property line along main entry road
Notes:
1. Floor area ratio includes commercial and residential square footage.
2. 80,000 sf of residential excludes parking garage.
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 11 of 19
3. Square footage for enclosed trash rooms or building electrical rooms shall not be counted
toward the maximum building area.
4 Outdoor Mobile Vendors (i.e., retail kiosks and mobile retail carts) are not included in the
maximum building area.
5 Minimum commercial space for each shophouse unit is 350 square feet.
6 No parking is required for Outdoor Mobile Vendors, and undesignated outdoor seating located
in common areas for informal seating and dining.
PLANNING AREA 3 AND PLANNING AREA 4 (PA-3A and PA-4) including subareas PA-3a
and PA-3b
1. Statement of Uses (as defined by the Zoning Ordinance).
Permitted Uses':
1. Multi -Family Residential (PA-3a only)
2. Single -Family Residential (PA-3b & PA-4 only)
3. Accessory Structures and Uses
4. Home Occupations
5. Accessory Dwelling Units
6. Junior Accessory Dwelling Units
7. Community Facility
8. Community Care Facility/Small
9. Family Day Care Home (up to 14 children)
Conditionally Permitted Uses:
1. Bed and Breakfast Inn
Temporary Uses2:
1. Construction -Related Temporary Uses
2. Tract and Sales Office/Model Home Complex
Notes:
1. A Zoning Clearance is required for those uses which are subject to a Zoning
Clearance by the Zoning Ordinance.
2. Subject to the Temporary Use Permit standards of the Zoning Ordinance.
2. Development Regulations: Planning Area 3a (PA-3a)
Standard
PA-3a Medium High Density
Residential
Minimum Lot Area
None
Minimum Lot Width/Frontage
None
Minimum Lot Depth
None
Maximum Building Height
50 ft.
4 stories
Maximum Density
16.29 du/ac
Minimum Street Setbacks
20 ft. at Tassajara Road,
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022
Page 12 of 19
10 ft. at Central Parkway
10 ft. at Brannigan Street
20 ft. at Dublin Boulevard
Minimum Setbacks'
Front
Living Area
10 ft. from back of curb
20 ft. building to building
Porch/Deck
5 ft. from back of curb
10 ft. building to building
Encroachments 2
2 ft. max into required setback
Side
Corner Lot — Living Area
5 ft. to back of curb
Corner Lot - Porch/Deck
3 ft. to back of curb
Encroachments 2
2 ft. max into required setback
Rear
Building to Drive Aisle
4 ft. first floor from back of curb
2 ft. upper floors from back of curb
Garage Door
4.5 ft. from back of curb
Encroachments 2
2 ft. max into required setback
Minimum Building Separation
Garage Door to Garage Door'
29 ft.
Building to Building (sides)
10 ft.
Encroachments 2
2 ft. max into required setback
Required Parking
Per Dublin Municipal Code Chapter
8.76 Off -Street Parking and Loading
Regulations
Notes:
1. Setbacks are measured from property line
2. Encroachments may include window bays, chimneys, and other architectural projections.
3. Measurement is for garage doors which are across street/drive aisle from each other.
3. Development Regulations: Planning Area 3b and 4 (PA-3b and PA-4)
Standard
PA-3b and PA-4
Medium -Density Residential
Minimum Lot Area
1,600 sf
Minimum Lot Width
30 ft.
Minimum Lot Depth
40 ft.
Maximum Building Height
Primary Residence
45 ft.
3 stories
ADU/Garage
27 ft.
2 stories
Maximum Density
8.8 du/ac
Minimum Setbacks"
Front
Living Area
8 ft. to back of curb
Porch/Deck
5 ft. from back of curb
Garage Door
3 ft. from back of curb
Encroachments 2
2 ft. max into required setback
Side3
Interior
3 ft. for main residence
10 ft. on one side/0 ft. on other side for
detached garage/ADU
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022
Page 13 of 19
Corner
4 ft.
Encroachments2
2 ft. max into required setback
Rear
Living Area
4 ft. from back of curb
ADU/Garage
4 ft. first floor from back of curb
2 ft. upper floors from back of curb
4.5 ft. from back of curb (garage door)
Encroachments 2
2 ft. max into required setback
Usable Private Yard Space
200 sf min. for primary residence
10 ft. min dimension
Required Parking
Per Dublin Municipal Code Chapter
8.76 Off -Street Parking and Loading
Regulations
Notes:
1. Setbacks are measured from property line.
2. Encroachments may include window bays, chimneys, and other architectural projections.
3. Zero lot line configuration are permitted provided a minimum building separation of an aggregate
6 feet is provided. Articulated lot lines and Reciprocal Use Easements are allowed.
PLANNING AREAS - ALL
1. Maximum Residential Units. A maximum of 500 market rate units are allowed in PA-2b,
PA-2c, PA-3 and PA-4 combined. A maximum of 100 affordable units are allowed in PA-2a.
2. Phasing Plan. The Project will be constructed in phases and ultimately subject to market
conditions. Notwithstanding, the following conditions on Project phasing shall apply:
a. Phase 1 will consist of site preparation and mass grading of the entire Project site.
b. Phase 2 is composed of the horizontal development (e.g., construction of streets,
utilities, etc.) and vertical construction of the Project, which will happen in sub -phases
across all of the Project's Planning Areas. However, to ensure that the residential
portions of the Project do not wholly develop in advance of the retail/commercial
portions, the following restrictions are imposed on the issuance of permits:
No building permits shall be issued for a for -sale, market rate residential unit on any
portion of the Project site until improvement plans have been approved, bonds
posted, and a building permit has been issued for construction of a non-residential
building within the Finnian Way Commercial area in Planning Area 2c.
3. General Plan and Eastern Dublin Specific Plan Consistency. The Project is consistent
with the General Plan and Eastern Dublin Specific Plan, as amended by the Project. The
land use designations for the Project site are General Commercial for PA-1 and PA-2c,
Public/Semi-Public for PA-2a, Medium -High Density Residential for PA-2b and PA-3a, and
Medium Density Residential for PA-3b and PA-4. The development permitted by the PD
zoning for each PA is consistent with that PA's land use designation. The Project also
includes a Park/Public Recreation land use designation within PA-2 and PA-3.
4. Inclusionary Zoning Regulations. The Project shall comply with the Inclusionary Zoning
Regulations (Chapter 8.68) for the provision of affordable housing as a residential
development of 20 units or more.
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 14 of 19
5. Aerial Photo.
6. Site Plan. The following Stage 1 and Stage 2 Site Plan is conceptual. Final site design shall
be determined by the Site Development Review Permit, including, but not limited to, the
placement of the Public/Semi-Public affordable housing project.
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Tassajara Road
7. Architectural Standards. The architecture of the development is characterized by clean,
modern lines, using natural materials and a neutral color palette. Buildings are designed
and situated to create a blend of formal and casual spaces across the site. The Project's
materials, landscapes and architecture work together to create welcoming neighborhoods
and public gathering spaces.
The architectural design shall reflect the following standards:
• Employ high quality materials to provide visual interest in the Project and to complement
its surroundings.
• Use diversity of textures in the building finishes providing a varied and interesting base
form for the buildings.
• Incorporate features such as different wall planes, heights, wall textures, roof elements,
roof forms, light fixtures and landscaping to contribute layers of detail at the pedestrian
level.
• Architectural details shall extend around all sides of building, including rear elevations
when visible to perimeter public streets.
Planning Area 1 (PA-1) is characterized by larger building footprints and is organized into a
modified urban street grid, geared towards regional visitors. It is anticipated to contain a
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 15 of 19
hotel, community room, and various retail typologies. PA-1 contains the Tassajara Place
Entertainment District, which is located at the intersection of Dublin Boulevard and
Tassajara Road, and an indoor/outdoor recreation facility (e.g., Top Golf) located on the
southern half of the parcel.
Planning Area 2 (PA-2c) is characterized by a mix of building footprint sizes and a series of
interconnected pedestrian -friendly public spaces. These include a linear park (Grand
Paseo) leading to a primary gathering space (Finnian Square and Finnian Way retail street),
which connects small shops, boutiques, and restaurants to Waterford Shops to the west,
and to the new high school to the east. The linear park (Grand Paseo) then extends south
of Finnian Square to Dublin Boulevard to a bus stop.
Planning Area 3 (PA-3) is characterized by the north extension of the Grand Paseo,
preserving the view corridor to Mount Diablo, as well as enhanced sidewalks along Central
Avenue connecting the paseo to Emerald Glen Park. PA-3 is also characterized by the
Aviano Way extension, creating a bike and pedestrian friendly corridor to Piazza Sorrento
and Kolb Elementary School beyond.
Residential (PA-2, 3 and 4)
The goal of the architecture in the residential areas is to complement that of the commercial
areas and provide design continuity within the Project as a whole. The objective is to allow
flexibility within each neighborhood while maintaining a cohesive design theme throughout
the Project. The architecture design shall employ a variety of colors and high -quality
materials.
Commercial (PA-1 and PA-2c)
The goal of the architecture in the commercial areas is promote distinct storefronts. The
objective is to allow the maximum expression of a store's individual personality and
character while maintaining a cohesive design theme throughout the Project. The
architecture design shall employ a variety of colors and high -quality materials so that the
buildings make a statement on their own.
8. Preliminary Landscape Plan.
The conceptual landscape design of the Project shall reflect the following standards. The
landscape design shall:
• Create a linear park -like environment that is accessible to the public linking Gleason
Drive all the way to Dublin Boulevard, leading bikes and pedestrians to Finnian Square
retail district, and preserving views of Mount Diablo.
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 16 of 19
• Create a regional retail and entertainment destination at the richly landscaped Tassajara
Place Entertainment District on PA-1. The plaza will be designed for customer
experience, children's play and extended stay times.
• Provide interpretive and educational components to enrich visitor's experience on the
site.
• Treat the site's storm water in a set of basins throughout the site that are linked to the
site's water infrastructure, or for areas where regional treatment was previously
approved, treat the site's stormwater in a regional stormwater treatment basin.
• Create a visual buffer and soften the edge between the public realm and the site.
• Utilize plants that provide a year-round vegetated landscape with seasonality, color, and
interest for an attractive visual environment.
• Incorporate landscape design intended to screen large, gathered parking areas within
PA-1 to reduce the visual impact of such parking from Interstate 580 and Tassajara
Road while maintaining visibility to the buildings and businesses.
Finnian Square Landscape Design Criteria
The landscape of Finnian Square shall focus on quality, and intimate gathering spaces.
Outdoor seating for restaurants is key and shall be integral to the overall design of the
square. The square shall provide a number of different seating options. The placement of
shrubs, built-in seating, and planters shall be low so as not to obstruct sight -lines to retail
spaces and activity in the plaza. Trees shall be placed to compliment seating areas and
provide shade. In the square itself, trees shall represent a variety of species with varied
characteristics for visual interest. Landscaping should be used to provide some buffer to
vehicular traffic on Finnian Way, but not obstruct circulation into the square. In dedicated
seating areas, special pavers or other materials shall be used to create an enhanced
environment encouraging longer stay times. Flexible seating can be used to provide greater
choice (hard, soft, short, tall, reclining, etc.) accommodating different user needs and
preferences. A small, low, water feature will provide acoustic and visual calming.
Tassajara Place Entertainment District Landscape Design Criteria
The landscaped plaza will be richly detailed, and programmed for different activities such
as live music, fitness, social gaming such as bocce ball, and experiential diversity. Trees
and plants will be designed to create greater outdoor comfort with color, texture and shade.
The central plaza at Tassajara Place will provide a variety of tree species introducing
variation in texture, size and color. Shade and ornamental trees will populate the central
plaza and will be carefully positioned to maintain view corridors to shops and signage.
Shrubs and other plantings will be a combination of decorative floral and low water use
native species where appropriate. It is important that the hard-scape design at Tassajara
Place is not utilitarian. The focus of the materials should reflect a high level of craft and
material richness. Careful and strategic use of high -quality materials such as brick pavers,
stone, and hardwood will elevate customer experience over nearby competing centers. Part
of the plaza will accommodate live music, with sound and electricity provided.
Accommodations for seasonal decorations will also be provided.
The Grand Paseo Concept
The Grand Paseo ties together the SCS Dublin site from Dublin Boulevard all the way to
Gleason Drive. Along the paseo it varies in size and experience to provide users a dynamic
environment with much to offer. From south to north, the paseo widens towards views of
Mount Diablo. From north to south, the paseo narrows coinciding with Finnian Square bring
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 17 of 19
the energy of the retail shops and the recreational promenade together. A generous multi-
use path, with distinctive paving shall run the full length of the Grand Paseo from Gleason
Drive to Dublin Boulevard. The paving on the multi -use path should clearly delineate bike
and pedestrian lanes.
The Grand Paseo should embrace bio-diversity in tree and shrub plantings and low
water/drought tolerant plantings. Shade trees should be placed strategically in areas with
longer stay times and regular pedestrian and bike circulation. A distinctive signature tree
species should accentuate the paseo. Community gardens, if included, should be located
close to Central Parkway, convenient to Emerald Glen Park. The final design of the Grand
Paseo is subject to the City's park planning and community input process.
9. Applicable Requirements of the Dublin Zoning Ordinance. Except as specifically
provided in this Stage 1 and Stage 2 Development Plan, the use, development,
improvement, and maintenance of the property shall be subject to the regulations of the
closest comparable zoning district as determined by the Community Development Director
and the Dublin Zoning Ordinance.
10.Statement of Compatibility with Stage 1 Development Plan. The Stage 2 portion of this
Development Plan is consistent with the Stage 1 portion of this Development Plan.
SECTION 5. SEVERABILITY
The provisions of this Ordinance are severable and if any provision, clause, sentence, word or
part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances,
such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the
remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or
their applicability to other persons or circumstances.
SECTION 6. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of
the State of California.
SECTION 7. EFFECTIVE DATE
This Ordinance shall take effect thirty (30) days following its adoption.
Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 18 of 19
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 6th day of
December, by the following votes:
AYES: Councilmembers Josey, Kumagai, McCorriston and Mayor Hernandez
NOES:
DocuSigned by:
RECUSED: Councilmember Hu m0.
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Mayor
ATTEST:
p- DocuSigned by:
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Ord. No. 14-22, Item 4.8, Adopted 12/06/2022 Page 19 of 19