HomeMy WebLinkAboutPC Reso 22-13 PLPA-2022-00005 SCS Dublin
Reso. No. 22-13, Item 6.1, Adopted 10/25/2022 Page 1 of 3
RESOLUTION NO. 22-13
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE FINAL ENVIRONMENTAL
IMPACT REPORT AND APPROVE AMENDMENTS TO THE GENERAL PLAN AND
EASTERN DUBLIN SPECIFIC PLAN, A PLANNED DEVELOPMENT ZONING DISTRICT
WITH STAGE 1 AND 2 DEVELOPMENT PLANS AND A DEVELOPMENT AGREEMENT
RELATED TO THE SCS DUBLIN PROJECT
(PLPA-2022-00005)
(APNS 985-0051-004, 985-0051-005, 985-0051-006, 985-0052-024, AND 985-0052-025)
WHEREAS, the Property Owner, SCS Development Company, is requesting approval of
the SCS Dublin Project including up to 550 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 Zoning District with Stage 1
and 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;” and
WHEREAS, the Project site is approximately 76.2 acres generally bounded by Tassajara
Road, Gleason Drive, Brannigan Street and I-580 (APNs 985-0051-004, 985-0051-005, 985-
0051-006, 985-0052-024, and 985-0052-025); and
WHEREAS, on February 15, 2022, City Council approved the Preferred Plan for the SCS
Property, which stemmed from an extensive City-led Community Outreach process to engage the
community on appropriate land uses for the property; and
WHEREAS, the proposed project takes the first step in implementing the Preferred Plan
for the SCS Property; and
WHEREAS, the existing General Plan and Eastern Dublin Specific Plan land use
designations for the project site are Neighborhood Commercial, General Commercial, Medium-
Density Residential, Medium/High-Density Residential, High-Density Residential, and
Public/Semi-Public; and
WHEREAS, 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 Zoning District with Stage 1 and Stage 2 Development Plans is
adopted; and
WHEREAS, 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; and
Reso. No. 22-13, Item 6.1, Adopted 10/25/2022 Page 2 of 3
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, pursuant to the requirements of 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; and
WHEREAS, 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; and
WHEREAS, 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; and
WHEREAS, a Staff Report, dated October 25, 2022, and incorporated herein by reference,
described and analyzed the Project, including the General Plan and Eastern Dublin Specific Plan
Amendments, Planned Development Zoning District with Stage 1 and Stage 2 Development
Plans, Development Agreement and Final EIR; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Project, on October 25, 2022, at which time all interested parties had the opportunity to be heard;
and
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 of Dublin Planning Commission recommends
that the City Council certify the EIR for the SCS Dublin Project.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council approve the Resolution attached as Exhibit A approving the General Plan and Eastern
Dublin Specific Plan Amendments, based on the findings, as set forth in Exhibit A.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt an Ordinance attached as Exhibit B approving a Planned Development Zoning
District with Stage 1 and Stage 2 Development Plans based on findings, as set forth in Exhibit B.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt an Ordinance attached as Exhibit C approving a Development Agreement between
the City of Dublin and SCS Development Company based on findings, as set forth in Exhibit C.
Reso. No. 22-13, Item 6.1, Adopted 10/25/2022 Page 3 of 3
PASSED, APPROVED, AND ADOPTED this 25th day of October, 2022 by the following vote:
AYES: Grier, Qaadri, Thalblum, Tyer, Wright
NOES:
ABSENT:
ABSTAIN:
ATTEST:
______________________________
Planning Commission Chair
___________________________________
Assistant Community Development Director
1
RESOLUTION NO. xx-22
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE GENERAL PLAN AND THE EASTERN DUBLIN SPECIFIC PLAN
RELATED TO THE SCS DUBLIN PROJECT
(PLPA 2022-00005)
(APNs 985-0051-004, 985-0051-005, 985-0051-006, 985-0052-024, and 985-0052-025)
WHEREAS, the Property Owner, SCS Development Company, is requesting approval
of the SCS Dublin Project including up to 550 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
Zoning District 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;” and
WHEREAS,the Project site is approximately 76.2 acres generally bounded by Tassajara
Road, Gleason Drive, Brannigan Street and I-580 (APNs 985-0051-004, 985-0051-005, 985-
0051-006, 985-0052-024, and 985-0052-025); and
WHEREAS,on February 15, 2022, City Council approved the Preferred Plan for the
SCS Property, which stemmed from an extensive City-led Community Outreach process to
engage the community on appropriate land uses for the property; and
WHEREAS,the proposed project takes the first step in implementing the Preferred Plan
for the SCS Property; and
WHEREAS, the existing General Plan and Eastern Dublin Specific Plan land use
designations for the project site are: Neighborhood Commercial, General Commercial, Medium-
Density Residential, Medium/High-Density Residential, High-Density Residential, and
Public/Semi-Public; and
WHEREAS,the Applicant proposes to modify the existing land use designations
consistent with the Preferred Plan to: General Commercial, Medium Density Residential,
Medium-High Density Residential, Parks/Public Recreation and Public/Semi-Public. In addition,
other provisions of the General Plan and Eastern Dublin Specific Plan are proposed to ensure
consistency with the new land use designations for the Project site; 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,pursuant to the requirements of 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; and
Attachment 2
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WHEREAS,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; and
WHEREAS,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; and
WHEREAS, consistent with Section 65352.3 of the California Government Code, the
City obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed General Plan Amendment. None of the contacted tribes requested a
consultation within the 90-day statutory consultation period and no further action is required
under section 65352.3; and
WHEREAS, on October 25, 2022, the Planning Commission adopted Resolution No. 22-
xx recommending that the City Council certify the Final Environmental Impact Report and adopt
required CEQA Findings and a Statement of Overriding Considerations, 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; and
WHEREAS, a Staff Report, dated ______ and incorporated herein by reference,
described and analyzed the Project, including the General Plan and Eastern Dublin Specific
Plan Amendments, Planned Development Zoning District with Stage 1 and Stage 2
Development Plans, Development Agreement and Final EIR, for the City Council; 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, on ______, the City Council adopted Resolution No. xx-22 certifying the
SCS Dublin Final EIR and adopting CEQA Findings, a Statement of Overriding Considerations,
and Mitigation Monitoring and Reporting Program for the Project; and
WHEREAS, the City Council considered the Final EIR and all above-referenced reports,
recommendations, and testimony to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the 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 for a mixed-use development
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consisting of both residential and commercial uses. The General Plan and Eastern Dublin
Specific 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 three new public streets
within the project site (shown as Finnian Way, Aviano Way and Diablo View Drive on the proposed
land use map), Brannigan Street south of Dublin Boulevard and removal of Northside Drive through
the project site and shall be amended with new land use designations for the project site as shown
below:
Figure 2-1 (Dublin General Plan Sites for Housing Development Map) shall be amended to show three
new public streets within the project site (shown as Finnian Way, Aviano Way and Diablo View Drive
on the proposed land use map), Brannigan Street south of Dublin Boulevard and removal of Northside
Drive through the project site.
Figure 2-2 (Dublin General Plan Open Space Initiative Protection Areas Map) shall be amended to
show three new public streets within the project site (shown as Finnian Way, Aviano Way and Diablo
View Drive on the proposed land use map),Brannigan Street south of Dublin Boulevard and removal
of Northside Drive through the project site.
Table 2.2 I(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 DwellingUnits/Acre Dwelling Units Persons/ Dwelling Unit Population
High Density 52.94 25 .1+1,328+2 .7 3,587+
Medium-High
Density 153.61 14 .1-25 .0 2,165-3,840 2 .7 5,847-10,368
Medium-High Density and RetailOffice
0 14 .1-25 .0 0 2 .7 0
Medium-Density 418.1 6 .1-14 .0 2,550-5,853 2 .7 6,886-15,804
Single Family 725 0 .9-6 .0 652-4,350 2 .7 1,760-11,745
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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:1,709.95 6,698-15,398+18,089 -41,578+
COMMERCIAL Acres Floor Area
Ratio (Gross)
Square Feet
(millions)Square Feet/ Employee Jobs
General Commercial 194.85 .20-.60 1.6-5.0 510 3,328-9,985
General Commercial/ Campus Office
168.57 .20-.80 1.46-5.87 385 3,814-15,258
Mixed Use 0 .30-1 .00 0 490 0
Mixed Use 2/ Campus Office 22 .9 .45 max .45 260 1,731
Neighborhood
Commercial
0 .25-.60 .0 490 0
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 5,763-18,440
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:639.03 6.5-21.87 18,228-53,431
PUBLIC/SEMI-PUBLIC/OPEN SPACE
Acres Floor Area
Ratio (Gross)
Square Feet
(millions)Square Feet/ Employee Jobs
Public/Semi-Public 99.46 .50 max 2 .16 590 3,671
Semi-Public 2.09 .50 max .045 590 77
Acres Number
Parks/Public
Recreation
207.4
Regional Parks 1 .2 1
Open Space 699 .56
Schools Acres Floor Area
Ratio (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 .51 590 866
TOTAL:1,098.97 5.87 7,445
Acres Dwelling Units Population Square Feet
(millions)Jobs
GRAND TOTAL:3,447.95 6,698-15,398+18,089 -41,578+12.37-27.74 25,673-60,876
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Figure 3-1 (Dublin General Plan Parks and Open Space Map) shall be amended to include the new
2.23-acre park within PA-2 and shall be amended to show three new public streets within the project
site (shown as Finnian Way, Aviano Way and Diablo View Drive on the proposed land use map),
Brannigan Street south of Dublin Boulevard and removal of Northside Drive through the project site.
Figure 4-1 (Dublin General Plan Schools and Public Lands Map) shall be amended to show three new
public streets within the project site (shown as Finnian Way, Aviano Way and Diablo View Drive on the
proposed land use map), Brannigan Street south of Dublin Boulevard and removal of Northside Drive
through the project site.
Figure 5-1 (Dublin General Plan Roadway Classifications) shall be amended to show Brannigan Street
south of Dublin Boulevard as a Collector Street, three new public streets within the project site (shown
as Finnian Way, Aviano Way and Diablo View Drive on the proposed land use map) as Collector
Streets and removal of Northside Drive through the project site.
Table 5.1 (Roadway Improvements at General Plan Buildout (Year 2035)) shall be amended as to
modify Tassajara Road and add Dublin Boulevard as follows: Text that is proposed to be deleted from
the General Plan is shown in strikethrough and text that is proposed to be added to the General Plan is
shown in underline:
ROADWAY IMPROVEMENT DESCRIPTION
Tassajara Road Widening Widening of Tassajara Road to eight seven lanes between
Dublin Boulevard and I-580 westbound ramps.
Dublin Boulevard Widening Widening of Dublin Boulevard to seven lanes between
Tassajara Road and Brannigan Street
Figure 5-2b (Dublin General Plan Transit Map) shall be amended to show Brannigan Street south of
Dublin Boulevard as a Collector Street, three new public streets within the project site (shown as
Finnian Way, Aviano Way and Diablo View Drive on the proposed land use map) as Collector Streets
and removal of Northside Drive through the project site.
Figure 5-3b (Dublin General Plan Bicycle Circulation Map) shall be amended to show Brannigan
Street south of Dublin Boulevard as a Collector Street, three new public streets within the project site
(shown as Finnian Way, Aviano Way and Diablo View Drive on the proposed land use map) as
Collector Streets and removal of Northside Drive through the project site.
Figure 5-4b (Dublin General Plan Multi-Modal Map) shall be amended to show Brannigan Street south
of Dublin Boulevard as a Collector Street, three new public streets within the project site (shown as
Finnian Way, Aviano Way and Diablo View Drive on the proposed land use map) as Collector Streets
and removal of Northside Drive through the project site.
Figure 8-1 (Dublin General Plan Geologic Hazards and Constraints Map) shall be amended to show
Brannigan Street south of Dublin Boulevard as a Collector Street, three new public streets within the
project site (shown as Finnian Way, Aviano Way and Diablo View Drive on the proposed land use
map) as Collector Streets and removal of Northside Drive through the project site.
Figure 8-2 (Dublin General Plan Potential Flooding Map) shall be amended to show Brannigan Street
south of Dublin Boulevard as a Collector Street, three new public streets within the project site (shown
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as Finnian Way, Aviano Way and Diablo View Drive on the proposed land use map) as Collector
Streets and removal of Northside Drive through the project site.
Figure 9-1 (Dublin General Plan 2011 Existing Noise Exposure Contours Map) shall be amended to
show Brannigan Street south of Dublin Boulevard as a Collector Street, three new public streets within
the project site (shown as Finnian Way, Aviano Way and Diablo View Drive on the proposed land use
map) as Collector Streets and removal of Northside Drive through the project site.
Figure 9-2 (Dublin General Plan 2035 Projected Noise Exposure Contours Map) shall be amended to
show Brannigan Street south of Dublin Boulevard as a Collector Street, three new public streets within
the project site (shown as Finnian Way, Aviano Way and Diablo View Drive on the proposed land use
map) as Collector Streets and removal of Northside Drive through the project site.
Figure 10-1 (Dublin General Plan Regional Corridors Map) shall be amended to show Brannigan
Street south of Dublin Boulevard as a Collector Street, three new public streets within the project site
(shown as Finnian Way, Aviano Way and Diablo View Drive on the proposed land use map) as
Collector Streets and removal of Northside Drive through the project site.
Figure 10-2 (Dublin General Plan Gateways Map) shall be amended to show Brannigan Street south
of Dublin Boulevard as a Collector Street, three new public streets within the project site (shown as
Finnian Way, Aviano Way and Diablo View Drive on the proposed land use map) as Collector Streets
and removal of Northside Drive through the project site.
Figure 10-5 (Dublin General Plan Villages Map) shall be amended to show Brannigan Street south of
Dublin Boulevard as a Collector Street, three new public streets within the project site (shown as
Finnian Way, Aviano Way and Diablo View Drive on the proposed land use map) as Collector Streets
and removal of Northside Drive through the project site.
BE IT FURTHER RESOLVED that the City Council hereby adopts the following
amendments to the Eastern Dublin Specific Plan:
Figure 2.4 Ownership Patterns shall be amended to update the land ownership of 18. Dublin Land
Company to SCS Development Company
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, 85-21, 14-22 and xx-22)
Land Use Description LAND AREA DENSITY YIELD
COMMERCIAL/INDUSTRIAL
General Commercial 252.55 acres .25-.35 FAR 2.746 MSF
General Commercial/Campus
Office
160.37 acres .28 FAR 1.956 MSF
Industrial Park*61.3 acres .25-.28 FAR .747 MSF
Neighborhood Commercial 0 acres .30-.35 FAR 0 MSF
Mixed Use 0 acres .30-1.0 FAR .005 MSF
Mixed Use 2/Campus Office****25.33 acres .45 FAR .497 MSF
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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 652.56 acres 8.991 MSF
RESIDENTIAL
High Density 55.54 acres 35 du/ac 1,943 du
Medium High Density 169.31 acres 20 du/ac 3,386 du
Medium Density**505.41 acres (1)10 du/ac 5,054 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 2,247.46 acres 14,296 du
PUBLIC/SEMI-PUBLIC
Public/Semi-Public 99.46 acres .24 FAR 1.03 MSF
Semi-Public 2.09 acres .25 FAR .03 MSF
Subtotal 101.55 acres 1.06 MSF
SCHOOLS
Elementary School 55.8 acres (2)5 schools
Junior High School 21.3 acres 1 school
High School 23.46 acres 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 19.2 acres 7 parks
Natural Community Park 10.4 acres 1 park
Subtotal 230.1 acres 19 parks
Open Space 684.06 acres
TOTAL LAND AREA 4,016.29 acres
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, 85-21, 14-22 and xx-22)
Land Use Designation Development Sq Ft/Employees Persons/du Population
Commercial
Industrial Park .747 MSF 590 1,266
General
Commercial/Campus
Office*
1.956 MSF 385 5,081
General Commercial 2.746 MSF 510 5,384
Neighborhood Commercial 0 MSF 490 0
Mixed Use**0 MSF 490 0
Mixed Use 2/Campus
Office****
.497 MSF 260 1,910
Campus Office 1.840 MSF 260 7,077
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Table 4.3 (City of Dublin Projected Jobs/Housing Balance) shall be amended to read as follows with
no modifications to the footnotes:
TABLE 4.3
CITY OF DUBLIN
PROJECTED JOBS/HOUSING BALANCE
(Amended Per Resolution No. 223-05, 58-07, 37-08, 76-10, 55-12, 92-12, 210-12, 198-13, 159-14, xx-22)
PLANNING AREA Dwelling
Units
Jobs Employed
Residents*
Balance**Ratio***
Existing City of
Dublin****
7,100 12,210 11,502 -708 1.06:1.0
Eastern Dublin
Specific Plan Area
14,181*****26,591 22,973 -3,618 1.16:1.0
TOTAL:21,281 38,801 34,475 -4,326 1.13:1.0******
Table 4.4 (Tassajara Gateway Subarea Development Potential) shall be amended as follows:
TABLE 4.4
TASSAJARA GATEWAY
SUBAREA DEVELOPMENT POTENTIAL
(Amended Per Resolution No. 76-10, 151-16, xx-22)
Designation Acres Density Development Potential
General Commercial 53.9 .25 FAR .586 msf
General Commercial/Campus
Office
10.5 .28 FAR .128 msf
Campus Office 33.28 .35 FAR .507msf
Medical Campus/Commercial 15.85 .36 FAR .250 msf
Open Space 6.9 ----------
Semi Public --------0
TOTAL 120.43 -----1.471 msf
Section 4.4.1 (Location and Diversity) shall be amended to update the acres of residential
classification and dwelling units:
Medical Campus .950 260 3,654
Medical Campus/
Commercial
.250 510 490
Public/Semi Public .99 MSF 590 1,678
Semi-Public 0.03 MSF 590 51
TOTAL:10.006 MSF 26,591
Residential
High Density 1,943 du 2.0 3,886
Medium High Density 3,386 du 2.0 6,772
Medium Density 5,054 du 2.0 10,108
Single Family***(1)3,789 du 3.2 12,125
Estate Residential 4 du 3.2 13
Mixed Use**0 2.0 0
Rural Residential/Agric.5 du 3.2 16
TOTAL:14,181 32,920
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The Eastern Dublin Specific Plan designates 2,247.46 acres with a wide range of residential
classifications and densities, resulting in development potential for approximately 14,296 dwelling
units. Approximately 61 percent of the units will be single family (densities of 0.01 to 10 du/ac).
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 4.5
TOWN CENTER -- COMMERCIAL
SUBAREA DEVELOPMENT POTENTIAL
(Amended Per Resolution No. 47-04, 85-21, xx-22)
Designation Acres Density Development Potential
General Commercial 25 .35 FAR .381 msf
Neighborhood Commercial 0 .35 FAR 0 msf
Parks/Public Recreation ----
Public/Semi-Public 3.8 .25 FAR .041 msf
Semi-Public ----0 msf
TOTAL 25 ---.422 msf
TABLE 4.6
TOWN CENTER-- RESIDENTIAL
SUBAREA DEVELOPMENT POTENTIAL
Designation Acres Density Development Potential
High Density 30.4 35 du/ac 1,064 du
Medium High Density 60.7 20 du/ac 1,214 du
Medium Density 201.7 10 du/ac 2,017 du
Single Family 89.2 4 du/ac 356 du
Subtotal 356.7 ---4,651 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 10 ---6 parks
Nature Park 10.4 ---1 park
Public/Semi-Public 3.8
Semi-Public ------0 msf
Subtotal 222.5 ---
Elementary School 31.1 ---3 schools
High School 23.46 1 school
TOTAL 633.76 ---4,651 dwelling units
11 parks
3 elementary schools
1 high school
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Figure 4.1 (Land Use Map) shall be amended to show Brannigan Street south of Dublin Boulevard as
a Collector Street, three new public streets within the project site (shown as Finnian Way, Aviano Way
and Diablo View Drive on the proposed land use map) as Collector Streets and removal of Northside
Drive through the project site and shall be amended with new designation for the project site as noted
below.
Figure 4.2 (Planning Subareas Map) shall be amended as shown on the image below as follows:
1)Modify to the boundary of Tassajara Gateway Subarea
(Area A) to include the 1.2-acre parcel (Assessor’s Parcel
Number 985-0051-004-00) located east of Tassajara Road
and west of Northside Drive included into Tassajara
Gateway subarea
2)Modify the boundary of Town Center-Commercial (Area B)
to coincide with the northern boundary of the General
Commercial area along Finnian Way as shown in Figure
4.1.
3)Modify the boundary of Town Center-Residential (Area C)
to occupy the remainder of the project site to the north of
the new Town Center-Commercial boundary.
4)Show Brannigan Street south of Dublin Boulevard as a
Collector Street and removal of Northside Drive through
the project site
Figure 5.1 (Road System Map) shall be amended to show Tassajara Road between Dublin Boulevard
and I-580 ramps to be seven lanes and Dublin Boulevard between Tassajara Road and Brannigan
Street to be seven lanes.
Figure 5-3b (East Dublin Bicycle Circulation System Map) shall be amended to show Brannigan Street
south of Dublin Boulevard as a Collector Street, three new public streets within the project site (shown
as Finnian Way, Aviano Way and Diablo View Drive on the proposed land use map) as Collector
Streets and removal of Northside Drive through the project site.
Figure 6.1 (Open Space Framework Map) shall be amended to include the 2.5-acre park
“Neighborhood Square” as shown on Figure 4.1.
APPENDIX 3
Land Use Summary by Planning Areas sections “Tassajara Gateway,” “Town Center-Commercial,”
and “Town Center-Residential” shall be amended as follows:
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APPENDIX 3
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY BY PLANNING SUBAREAS
Planning Subareas
Land Use Category Area Density Square Feet Units
Tassajara Gateway
General Commercial 53.9 .25 586,971
General Commercial/
Campus Office 10.5 0.28 128,066
Campus Office 33.28 .35 507,387
Open Space 6.9
Total 120.43 1,222,424
Town Center - Commercial
General Commercial 25 .35 FAR .381 msf
Neighborhood Commercial 0 .35 FAR 0 msf
Parks/Public Recreation
Public/Semi-Public .25 FAR 0 msf
Semi-Public ----0 msf
Total 76.5 1,348,837
Town Center – Residential
High Density Residential 30.4 35 1,064 du
Medium High Density
Residential
60.7
20
1,214 du
Medium Density Residential 201.7 10 2,017 du
Single Family Residential 89.2 4 356 du
Subtotal 356.7 4,651 du
Open Space 49.8
City Park 56.3
Community Park 80.6
Neighborhood Park 11.6
Neighborhood Square 10
Nature Community Park 10.4
Public/Semi-Public 3.8
Subtotal 222.5
Elementary School 31.1
High School 23.46
Total 633.76 4,651 du
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APPENDIX 4
Appendix 4 Land Use Summary by Land Owners “#18 Dublin Land Company” 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
#18 SCS DEVELOPMENT CO.
General Commercial 29.4 .20 - .60
256,132 -
768,398
Medium High Density
Residential 21.1 14.1 – 25.0 360
Medium Density Residential 17 6.1 – 14.0 150
Parks/Public Recreation 2.5
Public/Semi-Public 3.8 --100
Total 73.8
256,132 -
768,398 650
PASSED, APPROVED, AND ADOPTED this ___ day of ______, 2022 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
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Attachment 3
ORDINANCE NO. XX – 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 550 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 I-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.
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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-xx, 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 _______, 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 __________, the City Council adopted Resolution xx-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 _________, the City Council adopted Resolution xx-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 I-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
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desirable use of the land, a more coherent and coordinated development, and a better
physical environment 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 via Resolution No. xx-22 on
__________, 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
I-580 on the south, and by a line approximately 150 feet north of Gleason Drive, primarily
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comprised 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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5
PLANNING AREA 1 (PA-1)
1. Statement of Uses (as defined by the Zoning Ordinance).
Permitted Uses1:
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 Truck
2
19. Mobile Retail Cart
3
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 Kiosk
4
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
2.Car Wash/Detailing (Zoning Administrator Approval)
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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.
5.No signs other than those exhibited on or in the mobile food truck.
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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 Height1 74 ft.
Maximum Floor Area Ratio 0.21
Maximum Building Area
2, 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 I-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.
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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:
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 Uses
1:
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 Uses1:
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 Cart
4
11.Office – Professional/Administrative
12.Outdoor Permanent Vendor
13.Outdoor Sale by Established On-site Business
14.Outdoor Seating
15.Personal Services
16.Recording Studio
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17.Recreational Facility/Indoor
18.Recreational Facility/Outdoor
19.Retail – General
20.Retail Kiosk5
21.Retail – Neighborhood
22.Retail – Service
23.Day Care Center (15+ persons)
PA-2c Conditionally Permitted Uses:
1.Animal Hospital, Veterinarian
2.Nightclub
3.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.
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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 Residential Units 100
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 Residential Units 290
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 Setbacks1
Front Living Area 10 ft. from back of curb
20 ft. building to building
Porch/Deck 5 ft. from back of curb
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10 ft. building to building
Encroachments 2 2 ft. max into required setback
Side
Corner Lot – Living
Area 3 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
3 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
1 0.38
Maximum Building Area2, 3, 4, 5
40,000 sf of commercial uses
80,000 sf of residential uses
Maximum Residential Units 40
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
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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.
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 Uses1:
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
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Minimum Lot Depth None
Maximum Building Height 50 ft.
4 stories
Maximum Residential Units 290
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 Setbacks1
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
3 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 Residential Units 150
Maximum Density 8.8 du/ac
Minimum Setbacks
1,3
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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
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. 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 comprised 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.
2. 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.
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3. 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.
4. Aerial Photo.
5. 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.
6. 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
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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
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.
7. Preliminary Landscape Plan.
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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.
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.
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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 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.
8. 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.
9. 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.
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PASSED AND ADOPTED BY the City Council of the City of Dublin, on this ___ day of
_______, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk
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Attachment 4
ORDINANCE NO. xx - 22
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND SCS
DEVELOPMENT COMPANY RELATED TO 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.A request has been made by SCS Development Company to enter into a Development
Agreement with the City of Dublin for the property known as the SCS Dublin Project site,
which includes properties identified by Assessor Parcel Numbers 985-0051-004, 985-
0051-005, 985-0051-006, 985-0052-024, and 985-0052-025, an approximately 76.2-acre
site.
B.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 550 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.”
C.The Project site is approximately 76.2 acres generally bounded by Tassajara Road, Gleason
Drive, Brannigan Street and I-580 (APNs 985-0051-004, 985-0051-005, 985-0051-006, 985-
0052-024, and 985-0052-025).
D.The project is the subject of an Environmental Impact Report (EIR), State Clearinghouse No.
2022040022. The activities under the Development Agreement do not result in any impacts
beyond what was previously analyzed in the EIR.
E.The proposed Development Agreement is attached to this Resolution as Exhibit A.
F.The Planning Commission held a public hearing on the proposed Development Agreement
on October 25, 2022, for which public notice was given by law.
G.The Planning Commission recommended that the City Council approve the SCS Dublin
Project including the Development Agreement by Resolution No. 22-xx.
H.A public hearing on the proposed Development Agreement was held before the City Council
on ________ for which public notice was given as provided by law.
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I.The City Council has considered the recommendation of the Planning Commission, including
the Planning Commission’s reasons for its recommendation, the Agenda Statement, all
comments received in writing, and all testimony received at the public hearing.
SECTION 2: FINDINGS AND DETERMINATIONS
Therefore, on the basis of: (a) the foregoing Recitals which are incorporated herein, (b) the City
of Dublin General Plan; (c) the Eastern Dublin Specific Plan, (d) the SCS Dublin Project EIR; (e)
the Staff Report; (f) information in the entire record of proceeding for the Project, and on the basis
of the specific conclusions set forth below, the City Council finds and determines that:
A.The Development Agreement is consistent with the objectives, policies, general land uses
and programs specified and contained in the City’s General Plan, and in the Eastern Dublin
Specific Plan in that: (a) the Development Agreement incorporates the objectives policies,
general land uses and programs in the General Plan and Specific Plan and does not amend
or modify them; and (b) the Project is consistent with the fiscal policies of the General Plan
and Specific Plan with respect to the provision of infrastructure and public services.
B.The Development Agreement is compatible with the uses authorized in, and the regulations
prescribed for, the land use districts in which the real property is located because the
Development Agreement does not amend the uses or regulations in the applicable land use
district.
C.The Development Agreement is in conformity with public convenience, general welfare, and
good land use policies in that the Developer’s Project will implement land use guidelines set
forth in the Eastern Dublin Specific Plan and the General Plan as articulated in Resolution
No. xx-22, amending the General Plan and the Eastern Dublin Specific Plan, adopted by the
City Council on ________.
D.The Development Agreement will not be detrimental to the health, safety, and general
welfare in that the Developer’s proposed Project will proceed in accordance with all the
programs and policies of the General Plan, Eastern Dublin Specific Plan, and future Project
Approvals and any Conditions of Approval.
E.The Development Agreement will not adversely affect the orderly development of property
or the preservation of property values in that the project will be consistent with the General
Plan, the Eastern Dublin Specific Plan, and future project approvals.
F.The Development Agreement specifies the duration of the agreement, the permitted uses of
the property, and the obligations of the Applicant. The Development Agreement contains an
indemnity and insurance clause requiring the developer to indemnify and hold the City
harmless against claims arising out of the development process, including all legal fees and
costs.
SECTION 3. APPROVAL
The City Council hereby approves the Development Agreement (Exhibit A to the Ordinance) and
authorizes the City Manager to execute it.
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SECTION 4. RECORDATION
Within ten (10) days after the Development Agreement is fully executed by all parties, the City
Clerk shall submit the Agreement to the County Recorder for recordation.
SECTION 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause the 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 AND ADOPTED BY the City Council of the City of Dublin, on this _____ day of
______, 2022 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________________
Mayor
ATTEST:
________________________________
City Clerk
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