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HomeMy WebLinkAboutAttachmt 9 Stg 1 Development Pln showing amendments 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 Dublin 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, exhibits and written statements contained in a document dated received November 19, 1999, labeled Exhibit 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. I. Zoning: PD Planned Development Zoning District Stage I (General/Specific Plan land use designations are as follows: General Commercial, Campus Office) 2. Permitted and Conditional Uses: PD-General Commercial 1) Permitted Uses: The following are permitted 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 Hardware/home improvement store Hobby shop Home furnishings and appliances Other retail uses automatically permitted 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 Attachment 9 Revised May, 2006 c. Service uses including but not limited to: A.~!I!IiHi5JIft~jSf:_QtJi,~f; 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 Dcvartm{''l1t ofI--lealth SITyi~~li 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 H.!it[gQfk!Q.iJJ.Q..mJKt:;. __ Cafe Coffee house Delicatessen Ice cream/yogurt Mi~rQQrg\":_~'].:y Restaurant - no drive-through Theater - indoor (Dinner, Movie, Live Play, etc.) 2) Conditional Uses:. Animal hospital (no kennel) (PC) I , uuuuuuuuuuuDayCareCenter(PC) Drive-through/drive-in facility (PC) Hotel and motel(PC) I L uu uuNightclub(ZA) uuuuuu uuuuuuuuuuuuun Other uses which could meet the intent of the General Commercial land use designation per the determination 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 Farmers' market Festival/street fair f.arldng Lot Sales Sidewalk sales Temporary construction trailer Tract and sales office/model home complex 4) Residential Uses: Mixed-use developments including residential uses may be permitted at a Stage 2 Planned Development/Development Plan application if]ocation and design ensure compatibility and ifthe incorporation of residential uses meets the intent of the Eastern Dublin Specific Plan. PD-Campus Office 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 2) Conditional Uses:' Day Care Center (PC) Health services/clinics (ZA) Hotel/motel (PC) Hospital/medical center (PC) Limited light manufacturing. assembly, warehousing and distribution 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 determined by the Community Development Director (PC) Recreational facihty/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 permitted at a Stage 2 Planned Development if the following conditions are met: a. If the development meets a specific housing need in the community. 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. Dublin Zouiug Ordiuauce - Applicable Requiremeuts: Except as specifically modified by the provisions ofthis PD District Rezone/Development 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 I site plan contained in Exhibit C-2 of Attachment 3. Development Plan, Area H.) This Development Plan applies to the General Commercial 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 I site plan) are as follows. General Commercial: 18.7 _~~_._qr:-~~~__ .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. 82t Sa. l't. (Camous Officc) ) 14.345 Sa. Ft. (Gen. Commercian 6. Phasing Plan: Refer to attached Phasing Plan included in Exhibit C-2 of Attachment 3, Development Plan, Area H. 4 Revised May, 2006 7. Design Concepts and Themes: Refer to attached Community Planning and Design Guidelines (pages I-I to 1-3) contained in Exhibit C-2 of Attachment 3, Development Plan, Area H. 8. Master Neighborhood Landscaping Plan: Exhibit C-2 of Attachment 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 I Development Plan Application for the Stage I PO area, to include public streets, entry statements and perimeter site landscaping areas. 9. School Mitigation Fee: The developer shall mitigate the impacts ofthe 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. Ioclusionary 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. Ifresidential uses are proposed at the Stage 2 Planned Development / Development Plan application, the project shall be consistent with the Inclusionary Zoning Ordinance. \:\pa#\980070ldevplan. 5 Dublin Ranch Area H . December // /998 . Revised ..!1,I_!W,_,,~_(l!/f) Project Description for DUBLIN RANCH AREA H Planned Development District and Stage 1 Development Plan (PA 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 Plan/East 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 I Development Plan, these acreages have been modified, proposing 43.9 acres of Campus Office"I.8}a~resofGeneraICommerciaIandthe . remaining 10.5 acres as being either all General Commercial or all Campus Office. P A 98-070 is a Stage I Development Plan as defmed 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 Eastem 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 . Dublin Ranch includes all of the property in the Eastern Dublin Specific Plan area shown as being owned by Chang Su-Q-Lin and Pao~Lin, excluding Phase I which is currently under development. Planned Development District and Slage I Development Plan Project Description . Page 1 of 6 --- Dublin Ranch Area H . December J J J 998 . Revised J.!!!.!(',.f':/!{i.(?, .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 of these studies. A report prepared by Ted Winfield & Associates containing an analysis of the areas of the 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 I and 2 site assessment of the Project Area has been conducted by BerIogar Geotechoical Consultants to determine the presence of anyon-site hazardous waste and substance sites. The fmdings of the study indicated that no problem sites were found. In addition, an environmental records search was conducted by BerIogar 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 taok leaks. Refer to the Appendix to review this document in greater detail. Commuuity Theme Area H is more urban and contemporary in use and appearance than the rest of Dublin Ranch. To provide a degree of thematic 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 1 Development Plan Project Description . Page 2 of 6 ~ Dublin Ranch Area H . December / / /998 . Revised ~U-W'._;_U(j_Q Proposed Development Plan When the Eastem 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 commerciaVoffice 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 oQ18.000 s'I,ft.ofc;eneraIConunerciaI withd. 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 ofGC and CO shall not exceed.L.Z~J~92;1,.Forcollll'arison,theEast.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. 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, if.;29.2 acres ofGC-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<3),~"QQQ sq.ft.figure'd 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 Eastem 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 caunot be predicted with complete accuracy very Planned Development District and Stage J Development Plan Project Description . Page 3 of 6 ----- Dublin Ranch Area H a December 11 1998 a Revised .l!.!!(,".;'fL~/f; 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. Area H is intended to work in harmony with the remainder of Dublin Ranch, especially Area G. One of the 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 desigo 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 comer 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,l.8.7acreparcelat 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 conununity-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 conunercial or office users depending upon area need. Planned Development District and Stage I Development Plan Project Description . Page 4 of 6 ~ Dublin Ranch Area H ~ December 11 1998 ~ Revised J.Y!I,(.~,,,){I!j!; 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 Desi2l1ation Acres Sa. Faatape Acres Sa. F ootaffe GC ,187 ____'1'_ 35.9 390,951 203.643 CO 54.4 1.066.349 36.7 559528 Total 73.1 --- -------------y-- 72.6 950,479 u 1.269.992 Alternative 2: Minimum CO/Maximum GC Scenario ("Least Office") Desimatian Proposed PD Stage I Development Plan Acres Sa. Footaffe East Dublin Specific Plan Acres Sa. Footaffe GC 35.9 390.951 559528 ;'92 __'1'__ 318.000 860528 36.7 CO 43.9 Total .73.1 72.6 ......... u...... 950,479 ---------------- --y-- 1,178.528 ~ The square footage figures cited above establish the maximum limits for Area H. They indicate that a maximum oQ18,OOOsq. ft. of GeneralCormnercialwiththe "Least.~ Office" scenario or a maximum of I ,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 of GC and CO shall not exceed,1.269.992.Forcomparison,theEastDublin 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. Attached aud detached dwellings at densities established for the Medium. Medium- High, and High Density Residential land use desigoations per the East Dublin Planned Development District and Stage 1 Development Plan Project Description . Page 5 of 6 Dublin Ranch Area H . December / / /998 . Revised -!WY:,~,~~~@,6_ Specific Plan maybe 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 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 conunercial 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 conunercial 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 Boulevard, a six-lane arterial. Secondary east-west access will be provided by an existing frontage road along the north boundary of 1-580 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 (inunediatelyto the north in Area G) where many of the conunercial 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 GPA/SP ElR. Because offices generate considerably less P.M. peak hour traffic than do retail conunercial uses and the P.M. peak is the critical traffic period for Eastem 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 of the Area H Development Plan will not require modification of the 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 ~ Dublin Ranch Area H -DecemberJJ J998. Revised-'.yfl,~:;",.,;_!,!!!.~~_ _ __ Project Description for DUBLIN RANCH AREA H East Dublin General Plan/Specific Plan Amendment (P A 98-070) Introduction Dublin Ranch is located within the Eastem 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. 11ris Stage I Development Plan is being submitted concurrently with a minor modification to the Dublin General Plan/East Dublin Specific Plan Amendment. 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. 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 Eastem Dublin Specific Plan shows 35.9 acres designated as General Commercial and 36.7 acres as Campus Office. These acreages have been modified in this Stage I Development Plan to propose 43.9 acres of Campus Office, IS.7acresof General COInlllerciaI and theu 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 of the development proposed for it, and the community theme. Please refer to that document for further information on this site. Area H (PA 98-070) is a Stage I 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 Eastem Dublin Specific Plan. Conceptual Development Piau 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 GClCO flex parcel is developed as Campus Office or not) and the General Plan/East Dublin Specific Plan Amendment Project Description . Page I of 6 Dublin Ranch Area H . December // /998 . RevisedJ.w!"',,,;'!l'!.lx _ _ 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 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. These minor modifications create the necessity for this General Plan/Specific Plan Amendment (GPAlSPA). This FAR revision would set a maximum oQ18.0QQs'l. ft. of GeneralCommercialwithu the "Least Office" scenario or a maximum of 1,066,349 sq. fl. of Campus Office in the "Most Office" scenario. However, in either scenario, the total square footage of any combination ofGC and CO shall not exceed,1.269.992,For comparison,theEastDublin 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 feel. 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. if.;29.2acres ofGC~designated land isdevelopedand 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 FAR on the other parcel kept the overall building square footage at or below the maximum.;nS.OOO sq. ft. figure. u The changes described above are the result of market assessment studies undertaken by EDA W, Inc. for Area H that concludes that the 1-580 corridor is "over-zoned" for regionaVcommunity-serving commercial uses. As mentioned in the Area G Development Plan and GP AlSP A Project Descriptions, 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 Eastem 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 corresponding increase in Campus Office- designated property. Because demand cannot be predicted with complete acc]IDlcy 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 altematives 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 I Development Plan CO uses, while 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 Plan/East Dublin Specific Plan Amendment Project Description. Page 20f6 ~ .~ ..~ Dublin Ranch Area H . December II 1998 . Revised.!!'!.t<,'-'-";!NfJ. Alternative 1: Maximum CO/Minimum GC Scenario ("Most Office") Proposed GP/SPA I EDSP Desimation Acres Sa. F ootafle Acres Sa. Footal!e GC .187 ,203.643 35.9 390,95 I CO 54.4 1.066349 36.7 559.528 Total 73.1 t ,269 ,992 72.6 950,479 Alternative 2: Minimum CO/Maximum GC ("Least Office") Desimation Proposed GP/SPA Development Plan Acres Sa. Footafle EDSP Acres Sa. Footafle GC CO ,29.2 uuuuu)18.000 43.9 860.528 .........390>951. 559.528 35.9 36.7 Total 72.6 uuuuuu950,479u .73.1 uuuuJ,178.528 Attached and detached dwelliogs at densities established for the Medium, Medium- High, and High Density Residential land use designations per the East Dublio Specific Plan may be allowed as a Conditional Use if the followiog conditions are met: . Established traffic levels of service are not exceeded. Appropriate traffic study( s) may be required to make the proper determination regardiog traffic levels of service; . That the project is consistent with the intent of the Specific Plan and does not result in adverse enviromnental 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 io the Eastem Dublio GP AlSP 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 Ranch Area H . December II 1998 . Revised-!yu.~:,__::'!!fj!>. ~ Development Plan will not require modification of the existing EIR or preparation of a new EIR. 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 iocrease io Campus Office designated land of 7.2 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 determine the square footage of the Campus Office use. For GC, a 0.25 FAR mid-range is proposed in all instances. Land Use Quantity Daily A.M. Peak P.M. Peak ISa.Ft.) Trips Hour Trips Hour Trios 390,951 16,780 403 1,462 559.528 4.538 694 604 950,479 21,318 1,097 2,066 Existing Specific Plan: General Commercial Camous Office Total "Least Office" Scenario: General Commercial ~ _____________________ I__ ___ ____________~_ 1,269,992 17,388 1.532 . 1.914 Camous Office ,- 318.000 860.528 ....-. - 13.649 6.979 . uuu,}94 1.067 _____________11:._ 1.189 929 Total ~ - - - - - - - - --- - - - - - - - - - - -"- - - - - - - - - -- - - --------"- - - - - ----- -- - - - - - -- -~ -- 1.178.528 20,628 1,461 2.118 "Most Office" Scenario: General Commercial Camous Office .. ;1.QJ,(l41 1.066349 . 8,240 8.648 ___ _ _______Y____________________I_ JIo 7(,J 1.322 1.152 Total As can be seen from the table, the "Most Office" scenario generates the fewest P.M. peak hour trips. It projects .tg.fewer such trips than does the Specific Plan, .1be. "Least.. Office" scenario contemplates,/l Ie", additional P.M. peak hour trips than the Specific.. Plan with the difference in this iostance beioggtrips.u General Plan/East Dublin Specific Plan Amendment Project Description . Page 4 of 6 Dublin Ranch Area H . December / / /998 . Revised..!U.!.!,i.;",,;/,i,(j,tj Utility Services Dublin San Ramon Services District (DSRSD) will provide water, wastewater and recycled water service to the Project Area. These services are planned io accordance with the DSRSD Eastern Dublin Facilities Master Piau (and/or subsequent revisions). At the present time it is auticipated that existing aud future water storage reservoirs aud tumouts from Zone 7 mains will provide water service for the Project Area through buildout. Distribution mains are planned to be located in all streets. Final locations and sizing of these facilities will be in accordance with the standards and reconunendations ofDSRSD. Sewer service for the Project Area will require connection to DSRSD's existing sewer system. Gravity sewer maios will be extended easterly in Dublin Boulevard aud then northerly into the project site. Fioal 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 reduciog potable water demaud. The zones withio which recycled water will be supplied will be created by DSRSD after completion of ongoing studies. The details regardiog how recycled water will be integrated with development of the Project Area will need to be coordioated with DSRSD. Final location and sizing of recycled water facilities will be determioed by DSRSD in accordance with its Facilities Master PIau (aud/or subsequent revisions) and the Recycled Water Ordinance. DSRSD has recently constructed a recycled water main io the Dublio Boulevard alignment as part of its "Cleau Water Revival (CWR)" program. This maio will remaio in service aud additional recycled water distribution 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 aud locations of proposed storm draio facilities will be determioed at an iodividual project's tentative map stage. The PD application modifies the type aud location of proposed land use withio the Area F, G and H boundaries. To determine if there are any substautive changes to the timing and amount of storm water runoff, a hydrology study of the proposed laud use map was prepared aud compared to the hydrology of the Specific Piau land use map. The results of this aualysis iodicate 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 aud accepted by the City of Dublin, it is anticipated that the proposed laud use plan will have approximately one acre less of impervious surface thau the original Specific Plan. General Plan/East Dublin Specific Plan Amendment Project Description . Page 5 of 6 --- Dublin Ranch Area H -December 11 1998 - RevjsedJ.Y!.I,~:;",,,;!8J.,?___ 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 offset this reduction. 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 Plan/East Dublin Specific Plan Amendment Project Description . Page 6 of 6 ---