HomeMy WebLinkAboutAttachmt 8 Stage 1 Development Plan
Dublin Ranch Area H . December 11. 1998 . Revised Mav 2006
Project Description
for
DUBLIN RANCH AREA H
Planned Development District and Stage 1 Development Plan
(P A 98-070)
Introduction
Dublin Ranch is located within the Eastern Dublin Specific Plan Area and comprises
approximately 1,311* acres. The portion of Dublin Ranch that has been annexed to the
City of Dublin consists of 1,111 acres. The 1,311 acre portion of Dublin Ranch was pre-
zoned in conformance with the East Dublin Specific Plan when it was annexed to the City
under P A 94-030. Therefore, this Development Plan will also serve as an amendment for
a minor modification to that prezoing. Additionally, this Development Plan is being
submitted concurrently with a minor modification of the Dublin General PlanlEast Dublin
Specific Plan Amendment.
Dublin Ranch Area H, hereinafter called the Project Area, is bordered by Dublin
Boulevard on the north, Dublin Ranch Area C to the east, 1-580 on the south and the
property of the Dublin Land Company on the west. It is approximately 70.8 acres in size.
This area has two land use designations, General Commercial and Campus Office. The
Specific Plan shows 35.9 acres designated General Commercial and 36.7 acres for
Campus Office. In this Stage 1 Development Plan, these acreages have been modified,
proposing 43.9 acres of Campus Office, 18.7 acres of General Commercial and the
remaining 10.5 acres as being either all General Commercial or all Campus Office.
PA 98-070 is a Stage 1 Development Plan as defined by Section 8.32.030(A) of the
Dublin Zoning Ordinance. This submittal includes a listing of permitted and
conditionally permitted land uses; data on site area; proposed square feet; a phasing plan;
and textual information sufficient to establish consistency with the General Plan and
Eastern Dublin Specific Plan.
Existing Land Use and Site Conditions
Existing land uses within the Project Area is predominantly agricultural, consisting of
cattle grazing and dry farming of grain and hay crops. No residences or other structures
exist within the area. Adjoining properties currently employ these same uses.
The project area is primarily open grassland or dry farmed croplands with no existing
trees. The entire area is virtually flat with an average grade change of four feet, or
. Dublio Ranch iocludes all of the property io the Eastern Dublio Specific Plan area shown as beiog owned
by Chang Su-O-Lio and Pao-Lio, excluding Phase I which is currently under development.
;lEC::.lVED
Planned Development District ond Stage I Development Plan Project Description . Page 1 ofJ~' L 1 7 2006
16034-13dcS.3-06AreaHPIanDev.doe u
Attachment 8 CUBLlN PLANNING
Dublin Ranch Area H . December I1 J 998 . Revised Mav. 2006
.0035%, across the site. Elevations across the project area generally rise from south to
north.
Various biological studies have been undertaken in the Project Area and surrounding
areas by H. T. Harvey & Associates relative to special status plants and wildlife species.
No special-status wildlife or plant species were detected on site. Please refer to the
Appendix for a summary ofthese studies.
A report prepared by Ted Winfield & Associates containing an analysis of the areas ofthe
site that are subject to Corps of Engineers' jurisdiction was formally submitted to the
USACE on May 20, 1999. This report was prepared with the field review and input of
Corps representatives and is expected to be verified in writing by the Corps very soon.
Maps and acreage estimates contained in the draft report are considered to be preliminary
until the Corps has officially verified the jurisdictional delineation. Proposed fill for this
project will require a Corps of Engineers permit. It is anticipated that the Corps permit
for Area H will be part of a larger permitting effort that will include all of the remaining
portions of Dublin Ranch which are encumbered with areas of Corps' jurisdiction. Refer
to the Appendix for a summary of this study.
No archaeological resources or indicators of such have been found on the site by Holman
& Associates Archaeological Consultants either during their work undertaken for the East
Dublin Specific Plan or a follow up site survey on May 20,1999.
A Phase 1 and 2 site assessment of the Project Area has been conducted by Berlogar
Geotechnical Consultants to determine the presence of anyon-site hazardous waste and
substance sites. The findings of the study indicated that no problem sites were found. In
addition, an environmental records search was conducted by Berlogar to determine if the
site was included on a site of hazardous waste and substance areas. The results of this
search indicated that neither this particular site nor any areas within a two mile radius of
the center of the site are listed as a hazardous site, hazardous material generator or
transporter, or known to have underground storage tank leaks. Refer to the Appendix to
review this document in greater detail.
Community Theme
Area H is more urban and contemporary in use and appearance than the rest of Dublin
Ranch. To provide a degree ofthematic unity throughout Dublin Ranch, certain common
elements such as community signage, light standards, street furnishings and similar plant
palettes will be utilized. Refer to the following Design Guidelines for further discussion
about key design concepts.
Planned Development District and Stage I Development Plan Project Description . Page 2 of 6
t6034-13dc5-3-06AreaHPlanDcv.00c
Dublin Ranch Area H . December J J. J 998 . Revised Mav. 2006
Proposed Development Plan
When the Eastern Dublin Specific Plan was prepared, the region-serving commercial and
office land use designations were located adjacent to 1-580 for three reasons: the land
there is generally level, these sites are highly visible and easy access is available from the
freeway. For these reasons Area H is a prime commercial/office site. The site is fully
visible from 1-580 and is within 950 feet and 2,700 feet of the Tassajara Road and Fallon
Road interchanges, respectively. Area H, in combination with Area C of Dublin Ranch,
is the only remaining large (over 100 acres) commercial/office site in Dublin and, as such,
is highly desirable for users needing campus-type sites, especially high tech users
expanding from Silicon Valley.
The Development Plan proposes to increase Campus Office uses by either 7.2 acres or
17.7 acres above what is depicted on the Specific Plan (the difference being whether the
10.5 acre GC/CO flex parcel is developed with Campus Office uses or not) and the
General Commercial area is being reduced by a like amount. In addition, the
Development Plan proposes that the midpoint of the density range of the floor area ratio
(FAR) for Campus Office uses be increased from the 0.35 in the Specific Plan to 0.45,
with .60 FAR being the maximum of the range. This will allow the flexibility to exceed
.45 FAR for some parcels; however, the average FAR for all CO parcels would not
exceed .45 FAR.
This FAR revision would set a maximum of318,000 sq. ft. of General Commercial with
the "Least Office" scenario or a maximum of 1,066,349 sq. ft. of Campus Office in the
"Most Office" scenario. However, in either scenario, the total square footage of any
combination of GC and CO shall not exceed 1,269,992. For comparison, the East Dublin
Specific Plan has 390,951 square feet of General Commercial and 559,528 square feet of
Campus Office, for a total of 950,479 square feet. Ifthe property is subdivided,
individual parcels may be developed at greater than their respective midpoint F ARs (0.25
for GC and 0.45 for CO) as long as the overall square footage maximums are not
exceeded. For example, if29.2 acres of GC-designated land is developed and it is
subdivided into two parcels, one of those parcels could be developed at aFAR greater
than 0.25 as long as a corresponding decrease in the FARon the other parcel kept the
overall building square footage at or below the 318,000 sq. ft. figure.
The changes described above are based upon the result of market assessment studies
undertaken by EDA W, Inc., whose analysis concludes that the 1-580 corridor is "over-
zoned" for regional/community-serving commercial uses. The corridor is saturated with
large format, specific market and full service retailers. Approximately 150 acres ofland
intended for such users are still available in the Specific Plan area, however, recent
market studies show the buildout population of Eastern Dublin will not be at high enough
levels to warrant a commercial area of this size. Additionally, the market assessment
indicates a considerable demand at present for regional and headquarters office land.
That need is especially acute for large parcels of such land. It is for these reasons that the
Development Plan for Area H is proposing the flexibility to have either a 7.2 acre or 17.7
acre reduction in General Commercial and a corresponding increase in Campus Office-
designated property. Because demand cannot be predicted with complete accuracy very
Planned Development District and Stage I Development Plan Project Description . Page 3 of 6
16034-13dc5-3-06AreaHP1anDcv.doc
Dublin Ranch Area H . December 11 1998 . Revised Mav. 2006
far into the future, the 10.5 acres at the southwest corner of Area H is being shown as
having a flex designation of either GC or CO.
Area H is intended to work in harmony with the remainder of Dublin Ranch, especially
Area G. One ofthe premises on which the viability of the Village Center is based is that
a large percentage of its daytime activity will come from employees and visitors from
businesses in Area H. Therefore, whatever can be done from a physical design standpoint
to integrate the two areas would be beneficial to both. The Development Plan proposes to
achieve this goal by aligning the principal north-south access point into Area H with
Main Street of the Village Center within Area G. The concept is that the Village Center
would, in effect, be extended into Area H by designating the southwest and southeast
corners of the intersection as a "gateway" for uses which would directly complement
Area H businesses and employees. The northeast corner of Dublin Boulevard and the
Village Center Main Street is visualized as the site of an approximately 50 room
executive, extended stay hotel. It is likely that the majority of customers of this hotel
would be visitors to the office complexes in Area H and the adjoining office (CO)
properties to the east.
The primary north-south access point would generally serve as a dividing point between
the CO uses to the east and the generally GC areas to the west. The 18.7 acre parcel at
the northwest corner of Area H would be the site for large format retailers. It could
attract freestanding uses such as large bookstores, office supply, electronics, etc. or a
community-serving shopping center with a supermarket anchor. The CO sector to the
east of this street could either be subdivided into smaller individual parcels for small
office building developers or kept intact as a campus for one or two large owner-users.
The 10.5 acre site at the southwest corner of Area H would serve either commercial or
office users depending upon area need.
Planned Development District and Stage I Development Plan Project Description . Page 4 of 6
!6034_13dc:5_3_06AreaHPIanDev.doc:
Dublin Ranch Area H . December 11. 1998 . Revised Ma. 2006
Below, land use acreages and square footages depicted on the proposed Development
Plan are compared to the approved Specific Plan acreages and square footages. The two
alternatives are illustrated, one for the maximum GC and the other for the minimum GC
areas possible under this proposal. The following table uses a density mid-range of 0.45
FAR for the Stage 1 Development Plan CO uses, while a density mid-range of 0.35 FAR
is used for the Specific Plan CO uses. For GC, a 0.25 mid-range FAR is proposed in both
instances.
Alternative 1: Maximum CO/Minimum GC Scenario ("Most Office")
Proposed PD Stage I East Dublin
Development Plan Specific Plan
Designation Acres Sa. Footaf!e Acres Sa. Footaf!e
GC 18.7 203,643 35.9 390,951
CO 54.4 1.066.349 36.7 559.528
Total 73.1 1,269,992 72.6 950,479
Alternative 2: Minimum CO/Maximum GC Scenario ("Least Office")
Proposed PD Stage I East Dublin
Development Plan Specific Plan
Desif!nation Acres Sa. Footaf!e Acres Sa. Footaf!e
GC 29.2 318,000 35.9 390,951
CO 43.9 860.528 36.7 559.528
Total 73.1 1,178,528 72.6 950,479
The square footage figures cited above establish the maximum limits for Area H. They
indicate that a maximum of318,000 sq. ft. of General Commercial with the "Least
Office" scenario or a maximum of 1,066,349 sq. ft. of Campus Office in the "Most
Office" scenario is permitted. However, in either scenario, the total square footage of any
combination ofGC and CO shall not exceed 1,269,992. For comparison, the East Dublin
Specific Plan has 390,951 square feet of General Commercial and 559,528 square feet of
Campus Office, for a total of950,479 square feet.
Attached and detached dwellings at densities established for the Medium, Medium-
High, and High Density Residential land use designations per the East Dublin
Specific Plan may be allowed as a Conditional Use if the following conditions are
met:
. Established traffic levels of service are not exceeded. Appropriate traffic
study(s) may be required to make the proper determination regarding traffic
levels of service;
Planned Development District and Stage I Development Plan Project Description . Page 5 of 6
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Dublin Ranch Area H . December II. 1998 . Revised Mav 2006
. Established traffic levels of service are not exceeded. Appropriate traffic
study(s) may be required to make the proper determination regarding traffic
levels of service;
. That the project is consistent with the intent of the Specific Plan and does not
result in adverse environmental or service impacts; and
. Residential uses may not occupy more than 50% of the developed area.
Neither this Development Plan nor the Specific Plan include schools, parks or other
public facilities since the plans for Area H are devoted exclusively to commercial and
campus office uses. However, since a certain number of employees from the area will
utilize nearby public parks, a per square foot public facilities fee for commercial and
office building construction has been established by the City to help pay for recreation
facilities.
Project Access and Circulation
The major east-west access to the Project Area will be from Dublin Bouleyard, a six-lane
arterial. Secondary east-west access will be provided by an existing frontage road along
the north boundary ofI-580 that extends from Tassajara Road to approximately the
middle of Area H. The primary north/south access point to the Project Area would be the
southerly extension of Main Street. This connection will tie the Project Area to the
Village Center (immediately to the north in Area G) where many of the commercial uses
that will serve employees in the Project Area will be located. Secondary access point(s)
may be located at the Class II Collector B and Dublin Blvd. intersection and/or other
locations along Dublin Blvd. in accordance with the East Dublin Specific Plan and
Dublin General Plan standards and approved by the director of public work.
Circulation within the Project Area may be via a system of individual internal streets, a
collector loop, or some other system. However, the preference is for larger land users
since campus-type developments are more in line with the design concept envisioned for
Area H. Larger blocks ofland would entail fewer public streets and these streets would
be replaced with internal private circulation systems. Whatever the case, the internal
street system will be created only as users are found.
An analysis has been prepared by TJKM to determine whether the proposed project land
use changes would have a greater impact on traffic levels than those shown in the Eastern
Dublin GPNSP EIR. Because offices generate considerably less P.M. peak hour traffic
than do retail commercial uses and the P.M. peak is the critical traffic period for Eastern
Dublin, the analysis concluded the traffic impacts of this Development Plan would be less
than those anticipated by the Specific Plan even though more building square footage is
possible. For this reason, the traffic ramifications ofthe Area H Development Plan will
not require modification ofthe existing EIR or preparation of a new EIR. The TJKM
report can be reviewed at the City of Dublin.
Planned Development District and Stage I Development Plan Project Description . Page 6 of 6
16034-13dcS-3..()(iAreaHPlanDev.doc
Dublin Ranch Area H . December 11 1998 . Revised Mav
2(}(M
Project Description
for
DUBLIN RANCH AREA H
East DubHn General Plan/Specific Plan Amendment
(P A 98-070)
Introduction
Dublin Ranch is located within the Eastern Dublin Specific Plan Area and comprises
approximately 1,311 * acres. The portion of Dublin Ranch that has been annexed to the
City of Dublin consists of 1,111 acres. This Stage I Developrnent Plan is being submitted
concurrently with a minor modification to the Dublin General PlanlEast Dublin Specific
Plan Amendment. The 1,311 acre portion of Dublin Ranch was pre-zoned in confonnance
with the Bast Dublin Specific Plan when it was annexed to the City under P A 94-030.
Therefore, this Development Plan will also serve as an amendment for a minor
modification to that prezoing. These modifications are addressed in a General Plan and
Specific Plan Amendment (P A 98-070) being processed concurrently with this
Development Plan.
Dublin Ranch Area H is bordered by the extension of Dublin Boulevard on the north, Area
C of Dublin Ranch to the east, 1-580 on the south and property of the Dublin Land
Company to the west. The project area is 70.8 acres in size. This area has two land use
designations, being General Commercial and Campus Office. The Eastern Dublin Specific
Plan shows 35.9 acres designated as General Connnercial and 36.7 acres as Campus
Office. These acreages have been modified in this Stage 1 Development Plan to propose
43.9 acres of Campus Office, 18.7 acres of General Connnercial and the remaining 10.5
acres that could be developed as either all General Commercial or all Campus Office.
The Development Plan Project Description for Area H describes the physical nature of the
area, existing land uses, the nature ofthe development proposed for it, and the community
theme. Please refer to that document for further information on this site. Area H (P A 98-
070) is a Stage 1 Development Plan as defined by Section 8.32.030(A) of the Dublin
Zoning Ordinance. This submittal includes a listing of permitted and conditionally
permitted land uses; data on site area; proposed square feet; a phasing plan; and textual
information sufficient to establish consistency with the General Plan and Eastern Dublin
Specific Plan.
Conceptual Development Plan
Specifically, the Development Plan proposes to increase Campus Office uses as either 7.2
acres or 17.7 acres above what is depicted on the Specific Plan (the difference being
whether the 10.5 acre GC/CO flex parcel is developed as Campus Office or not) and the
General Commercial area is being reduced by a like amount. In addition, the Development
General PlanJEaat Dublin Specific Plan Amendment Project De3cription - Page 1 of 6
Dublin Ranch Area H . Docember Jl 1998 . !JevIsed Mav
1fl!lf
Plan prOposes that the midpoint of the density range of the floor area ratio (FAR) for
Campus Office uses be increased from 0.35 in the Specific Plan to 0.45, with .60 FAR
being the maximum of the range. This will allow the flextbility to exceed .45 FAR for
some parcels; however, the average FAR for all CO parcels would not exceed .45 FAR.
These minor modifications create the necessity for this General Plan/Specific Plan
Amendment (GPNSPA).
This FAR revision would set a maximum of 318,000 sq. ft. of General Commercial with
the "Least Office" scenario or a maximum of 1,066,349 sq. ft. of Campus Office in the
"Most Office" scenario. However, in either scenario, the total square footage of any
combination of GC and CO shall not exceed 1,269,992. For comparison, the Bast Dublin
Specific Plan has 390,951 square feet of General Conunercial and 559,528 square feet of
Campus Office, for a total of 950,479 square feet. If the property is subdivided, individual
parcels may be developed at greater than their respective midpoint F ARs (0.25 for GC and
0.45 for CO) as long as the overall square footage maximums are not exceeded. For
example, if29.2 acres of GC-designated land is developed and it is subdivided into two
parcels, one of those parcels could be developed at a FAR greater than 0.25 as long as a
corresponding decrease in the FAR on the other parcel kept the overall building square
footage at or below the maximum 318,000 sq. ft. figure.
The changes described above are the result of market assessment studies undertaken by
BDA W, Inc. for Area H that concludes that the 1-580 corridor is "over-zoned" for
regional/community-serving conunercial uses. As mentioned in the Area G Development
Plan and GP NSP A Project Descriptions, the corridor is saturated with large format,
specific market and full service retatlers. Approximately 150 acres of land intended for
such users are still available in the Specific Plan area, however, recent market studies show
the buildout population of Eastern Dublin will not be at high enough levels to warrant a
commercial area of this size. Additionally, the market assessment indicates a considerable
demand at present for regional and headquarters office land. That need is especially acute
for large parcels of such land. It is for these reasons that the Development Plan for Area
H is proposing the fleXibility to have either a 7.2 acre or 17.7 acre reduction in General
Conunercial and corresponding increase in Campus Office-designated property. Because
demand cannot be predicted with complete accuracy very far into the future, the 10.5
acres at the southwest comer of Area H is being shown as having a flex designation of
either GC or CO.
Acreages allocated to designated land uses depicted on the proposed Development Plan
alternatives have been compared to the approved Specific Plan and are given below. The
two alternatives are illustrated, one for the maximum and the other for the minimum GC
and CO area acreages possible under this proposal. The following table uses a density
mid-range of 0.45 FAR for the Stage 1 Development Plan CO uses, wlule a density mid-
range of 0.35 FAR is used for the Specific Plan CO use. For GC a 0.25 mid-range FAR is
proposed in both instances. The square footage figures cited below establish the
maximum limits for the two options for Area H.
General PlanlEtIIIt Dublin Specific Plan Amendmmt Project Description . Page 2 of 6
Dublin Ranch Area H . December 11. 1998 . RevIsed Mav
Jfl!M.
Alternative 1: Maximum COlMinimum GC Scenario ("Most Office")
Proposed GP/SPA I EDSP
Desif!/Ultion Acres Sa. Footal!:e Acres Sa. Footalle
GC 18.7 203,643 35.9 390,951
ill. 54.4 1.066.349 36.7 559.528
Total 73.1 1,269,992 72.6 950,479
Alternative 2: Minimum CO/Maximum GC ("Least Office")
Proposed GP/SPA
Development Plan EDSP
Desif?llation Acres Sa. Footalle Acres Sa. Footal!:e
GC 29.2 318,000 35.9 390,951
CO 43.9 860,528 36.7 559.528
Total 73.1 1,178,528 72.6 950,479
Attached and detached dwellings at densities established for the Medium, Medium-
High, and High Density Residential land use designations per the East Dublin
Specific Plan may be allowed as a Conditional Use if the following conditions are
met:
. Established traffic levels of service are not exceeded. Appropriate traffic
study(s) may be required to make the proper determination regarding traffic
levels of service;
. That the project is consistent with the intent of the Specific Plan and does not
resuh in adverse environmental or service impacts; and
. Residential uses may not occupy more than 50% of the developed area.
Project Circulation
An analysis has been prepared by TJKM to determine whether this project proposal would
have a greater impact on traffic than levels shown in the Eastem Dublin GP A/SP EIR.
Because office uses generate considerably less P.M. peak hour traffic than do retail!
commercial uses, and the P.M. peak is the critical traffic period for Eastem Dublin, the
analysis concluded the traffic impact of this Development Plan would be less than
anticipated by the Specific Plan, even though more building square footage is possible with
the Development Plan. For this reason, the traffic ramifications of the Area H
General Plan/East Dublin SpecIfic Plan Amendment Project Description . Page 3 of 6
Dublin l/tmch Area H . December II 1998 . Revi1Jed Mav
2006
Development Plan will not require modification of the existing BIR or preparation of a
new BIR.
The table below compares the vehicle trips projected to be generated by the land uses
shown on the Development Plan with those predicted in the Specific Plan. The two
scenarios are given for the Development Plan, "Least Office" and "Most Office". The
former is based on the increase in Campus Office designated land of7.2 acres above what
is depicted on the Specific Plan and the latter on the increase of 17.7 acres. The mid-point
of the range, .45 FAR, was used to detennine the square footage of the Campus Office
use. For GC, a 0.25 FAR mid-range is proposed in all instances.
Total
Quantity Dally A.M. Peak P.M. Peak
(SQ. Ft.) Trips Hour Trips Hour Trips
390,951 16,780 403 1,462
559.528 4.538 694 604
950,479 21,318 1,097 2,066
Land Use
Existing Specific Plan:
General Commercial
Campus Office
"Least Office" Scenario:
General Corrnnercial .
Campus Office
318,000
860.528
13,649
6.979
394
1.067
1,189
929
Total
1,178,528
20,628
1,461
2,118
"Most Office" Scenario:
General Connnercial
203,643 8,740 210 762
Campus Office 1.066.349 8.648 1.322 1.152
Total
1,269,992 17,388 1,532 1,914
As can be seen from the table, the "Most Office" scenario generates the fewest P.M. peak
hour trips. It projects 152 fewer such trips than does the Specific Plan. The "Least
Office" scenario contemplates a few additional P.M. peak hour trips than the Specific Plan
with the difference in this instance being 52 trips.
Utility Services
Dublin San Ramon Services District (DSRSD) will provide water, wastewater and
recycled water service to the Project Area. These services are planned in accordance with
the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions). At the
General Plon/Eost Dublin Specific Plan Amendment Project Deacriplion . Page 4 if 6
Dublin lIDnch Area H . December 11. 1998 . RevUed Mav
2006
present time it is anticipated that existing and future water storage reservoirs and turnouts
from Zone 7 mains will provide water service for the Project Area through buildout.
Distnbution mains are planned to be located in all streets. Final locations and sizing of
these facilities will be in accordance with the standards and recommendations ofDSRSD.
Sewer service for the Project Area will require connection to DSRSD's existing sewer
system Gravity sewer mains will be extended easterly in Dublin Boulevard and then
northerly into the project site. Final sizing and location of sewer facilities will be
determined in conjunction with DSRSD.
When available from the DSRSD wastewater treatment plant, recycled water will be
provided for irrigation of landscaped areas, thereby reducing potable water demand. The
zones within which recycled water will be supplied will be created by DSRSD after
completion of ongoing studies. The details regarding how recycled water will be
integrated with development of the Project Area will need to be coordinated with DSRSD.
Final location and sizing of recycled water facilities will be determined by DSRSD in
accordance with its Facilities Master Plan (and/or subsequent revisions) and the Recycled
Water Ordinance. DSRSD has recently constructed a recycled water main in the Dublin
Boulevard alignment as part of its "Clean Water Revival (CWR)" program. This main will
remain in service and additional recycled water distnbution mains will be constructed to
serve landscaped areas within the project site as required.
The storm drain system for the Project Area will consist of major backbone facilities and
local facilities. The backbone facilities will generally consist of larger diameter pipes
networked throughout the site. These larger collector pipes will connect to open channels
or box culverts that will direct the flow towards the existing G-3 channel, a Zone 7 facility
located at the south end of the site. Local facilities will generally consist of smaller
diameter pipes connecting individual sites or areas to the collector system The actual
sizes and locations of proposed storm drain facilities will be determined at an individual
project's tentative map stage.
The PD application modifies the type and location of proposed land use within the Area F,
G and H boundaries. To determine if there are any substantive changes to the timing and
amount of storm water runoff, a hydrology study of the proposed land use map was
prepared and compared to the hydrology of the Specific Plan land use map.
The results of this analysis indicate that the overall hydrologic characteristics of the
proposed PD site plan, dated July 1999, are nearly identical to the Specific Plan approved
in May of 1993. Using the runoff coefficients for various land uses published by Zone 7
and accepted by the City of Dublin, it is anticipated that the proposed land use plan will
have approximately one acre less of impervious surface than the original Specific Plan.
There are seven fewer acres of conunercial and office land use than the Specific Plan.
However, the additional acreage allocated for high density residential land use in the
proposed PD site plan will oflSet this reduction.
General PlanlE03t Dublin Specific Plan Amendment Project Description - Page 5 of 6
Dublin Ranch Area H . December 11. 1998 . Revised Mav
2006
Therefore, the hydrologic impacts and mitigation measures identified in the Environmental
Impact Report (certified 1993) and the subsequent 1993 Eastern Dublin Specific Plan
(certified by City Council Resolution 51-93, May 4, 1993, amended August 22, 1994) are
adequate. No additional environmental assessment or mitigation measures are required.
General PlanlEast Dublin Specific Plan Amendment Project Description 0 Page 6 of 6
Revised May, 2006
DEVELOPMENT PLAN - AREA H
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for Dublin
Ranch' Area H' P A 98-070, located north of 1-580, east of Tassajara Road and south of future
DubHn Boulevard (APN 985-0005-02). This Development Plan meets all of the requirements for
Stage 1 review of the project.
This Development Plan includes Site, Circulation and other Plans, exlubits and written statements
contained in a document dated received November 19, 1999, labeled Exlubit C-2 of Attachment 3, Area
H to the Ordinance approving this Development Plan (City Council Ordinance No. 6-00), and on file in
the Planning Department. The Planned Development District allows the flexibility needed to encourage
innovative development while ensuring that the goals, policies, and action programs of the General Plan,
Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied.
1. Zoning: PD Planned Development Zoning District Stage 1 (General / Specific Plan land nse
designations are as follows: General Commercial, Campus Office)
2. Pennitted and Conditional Uses:
PD-General Commercial
1) Pennitted Uses: The following are pennitted uses for this PD/C-2 (Planned Development
General Commercial zoning district site):
a Community-serving retail uses including but not limited to:
Auto parts
Bookstore
Clothing/apparel/accessories
Drug store
Electronics/computers
General merchandise store
Grocery/food store
Hardwarelhome improvement store
Hobby shop
Home furnishings and appliances
Other retail uses automatically pennitted in the C-2 District
Pets and pet supplies
Shoe store
Sporting goods
Stationary and office supplies
Toy store
b. Regionally-oriented, high volume, retail uses including but not limited to:
Discount centers
Factory stores
Furniture outlets
Home improvement centers
Promotional centers
EXHIBIT C-l OF ATTACHMENT 3
I
Revised May, 2006
c. Service uses including but not limited to:
Administrative Office
Bank., savings and loan and other financial institutions
Barberlbeauty shop/nail salon
Copying and printing
Dry cleaner (no plant on premises)
Formal wear -rental
In-Patient and Out-Patient Health Facilities as licensed by State Department of Health
Services
Laboratory
Laundromat
Locksmith
Photographic studio
Real estate/title office
Shoe repair
Tailor
Travel agency
Watch and clock repair
d Eating, drinking and entertainment establishments including but not limited to:
Bagel shop
Bar/cocktail lounge
Cafe
Coffee house
Delicatessen
Ice cream/yogurt
Microbrewery
Restaurant - no drive-through
Theater - indoor (Dinner, Movie, Live Play, etc.)
2) Conditional Uses: *
Animal hospital (no kennel) (PC)
Day Care Center (PC)
Drive-through/drive-in facility (PC)
Hotel and motel(PC)
Nightclub (ZA)
Other uses which could meet the intent of the General Connnercialland use
designation per the detennination of the Community Development Director (PC)
Recreational facility/indoor (ZA)
Service station (PC)
2
Revised May, 2006
3) Temporary Uses:
Arts and crafts fair
Christmas tree sales
Fanners'market
Festival/street fair
Parking Lot Sales
Sidewalk sales
Temporary construction trailer
Tract and sales office/model home complex
4) Residential Uses: Mixed-nse developments including residential nses may be permitted at a
Stage 2 Planned DevelopmentlDevelopment Plan application iflocation and design ensure
compatIbility and if the incorporation of residential uses meets the intent of the Eastern Dublin
Specific Plan.
PD-Campus Offiee
1) Permitted Uses: The following are permitted for this PD/C-O (Planned Development
Campus Office zoning district site):
Administrative headquarters
Ancillary uses that provide support services to businesses and employees
including but not limited to: restaurants, convenience shopping, copying services,
blueprinting, printing and branch banks.
Business and commercial services
Business, professional and administrative offices
Laboratory
Research and development
Z) Conditional Uses: *
Day Care Center (PC)
Health services/clinics (ZA)
HoteVmotel (PC)
Hospital/medical center (PC)
Limited light manufacturing, assembly, warehousing and distnbution activities (uses
that do not produce noxious odors, hazardous materials, or excessive noise) (PC)
Other uses that could meet the intent of the Campus Office land use designation as
d.etennined by the Connnunity Development Director (PC)
Recreational facility/indoor (ZA)
Service Station (PC)
3) Temporary Uses*:
Arts and crafts fair
Festival/street fair
Temporary construction trailer
Tract and sales office/model home complex
3
Revised May, 2006
4) Residential Uses: Mixed use developments including residential uses may be pennitted at a
Stage 2 Planned Development if the following conditions are met:
a If the development meets a specific housing need in the connnunity.
b. If the established traffic levels of service are not exceeded. Appropriate traffic
study(s) may be required to make the proper determination regarding traffic levels of
service.
c. If the development creates a pedestrian orientated attractive environment.
d That the project is consistent with the intent of the Specific Plan and does not
result in adverse environmental or service impacts.
e. Residential uses may not occupy more than 50% of the developed area.
* Key!Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission
3. DubHn Zoning Ordinance - AppHcable Requirements: Except as specifically modified by the
provisions of this PD District RezonelDevelopment Plan, all applicable general requirements and
procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD
District Rezone.
4. Site Plan: (See attached Stage 1 site plan contained in Exlubit C-2 of Attaclunent 3, Development
Plan, Area H.) This Development Plan applies to the General Connnercial and Campus Office parcels
encompassing 73.1 acres shown on this plan. The 10.5 acres ofland located in the south-west
quadrant of Area H with a General / Specific Plan land use designation of General Commercial may
be developed with Campus Office uses to be determined at the Stage 2 Planned Development
Application Process. Any modifications to the project shall be substantially consistent with these
plans and of equal or superior site design quality.
5. Density: The maximum square footage of the proposed development for the General Commercial
and Campus Office parcels covered under this Development Plan (shown on the Stage 1 site plan) are
as follows.
General Commercial:
18.7 Ac. Gross
203,643 Sq. Ft.
Campus Office:
43.9 Ac. Gross
860,528 Sq. Ft.
10.5 acres of additional land designated for
General Commercial uses located In the
southwest quadrant of Area H may be
developed with either Campus Office or
General Commercial uses pursuant to a Stage
2 PD Application Process:
10 .5 Ac Gross
205, 821 Sq. Ft. (Campus Office)
114,345 Sq. Ft. (Gen. Commercial)
6. Phasing Plan: Refer to attached Phasing Plan included in Exlubit C-2 of Attachment 3,
Development Plan, Area H.
4
Revised May, 2006
7. Design Concepts and Themes: Refer to attached Community PI3JUling and Design Guidelines
(pages 1-1 to 1-3) contained in Exhibit C-2 of Attachment 3, Development Plan, Area H.
8. Master Neighborhood Landscaping Plan: Exhibit C-2 of Attaclunent 3, Area H, Community
Landscape Design Guidelines (pages 11-1 to 11-3) identifies the landscaping concept for Area H.
These Guidelines satisfy the requirements of Section 8.32.040 A 5 of the Zoning Ordinance.
A Preliminary Landscaping Plan shall be submitted with the Stage 2 Planned Development /
Development Plan Application for the Stage 1 PD area, to include public streets, entry statements and
perimeter site landscaping areas.
9. School Mitigation Fee: The developer shall mitigate the impacts of the development on the school
facilities of the Dublin Unified School District in accordance with the School Mitigation Agreement,
dated October 1997. The mitigation agreement establishes the level of mitigation necessary, the
amount of school impact fees, the time of payment of such fees and the required dedication of
property for use as school sites.
10. Inclusionary Zoning Ordinance: The current project does not include residential uses, however,
residential uses may be considered at the Stage 2 Planned Development / Development Plan
application. If residential uses are proposed at the Stage 2 Planned Development / Development Plan
application, the project shall be consistent with the Inclusionary Zoning Ordinance.
\:\pa#\980070ldevplao.
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e elo as t'ltht'l' all GC 01' all CO.
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STAGE 1 DEVELOPMENT PLAN
Land Use Summary
Altcrnllti\'(~ I: Maximum CO/Minimun GC Scellnrio
Commercilll
Lnnd Use Gross Acre Nel Acre F.A.lt. Olliee Sq. Ft.
CO
GC
54.4
18.7
40.7
16.7
67.9
11.45
11.25
1,066,349
203,6.0
1.269.992
TOTAL
73.1
Alternative 2: Minimum CO/MlIximum GC Scenario
Commercial
Land Use Gross Acre Net Acre F.A.It. Ol11ce Sq. 1'1.
CO
GC
TOTAL
43.9
29.2
0.45
11.25
860,528
318,000
1.178.528
40.7
16.7
73.1
67.9
Legend
GC General Commercial
l'\C Neighborhood Commercial
CO CamOlls Office
I ...
DUBLIN RANCH
AREA H
PLANNED DEVELOP1\lENT DISTRICT
EASTERN DUBLIN PLAN SPECIFIC AMENDMENT
Dublill, California
Deccmber II. /998
revised AI/gllst. 1999
revised May, 2006
~
~
North
o 100' 200' 400' 600" 100"
MacKa)' & Somps - En~ineerin~ & Plannin~
William Hezmalhalch Architects. Inc.
Architecture and Planning
~UVIS - Landscape Architecture