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Home My WebLink About6.3 DubRchWest Attch 7 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · DUBLIN RANCH WEST Annexation Area ."~._,,,,~ Stage 1 Planned Development Rezone and General Plan/ East Dublin Specific Plan Amendment Prepared by: MacKay & Somps February,200S ATTACHMENT -7 · · · - · · · · · - · · · - · · · · I- · · · · · · · · · · · · · · · · · · · · · · · · · DUBLIN RANCH WEST ANNEXATION AREA TABLE OF CONTENTS Application Forms Planning Application Form Initial Study - Environmental Information Form, Part 1 Photo Key Location and Site Views Project Reference Vicinity Map Aerial View Eastern Dublin General Plan/Specific Plan Amendment Project Description General Plan/Specific Plan Amendment Exhibit General Plan Document Amendments East Dublin Specific Plan Document Amendments Stage 1 Planned Development Rezone Project Description Permitted and Conditional Land Uses Stage 1 PD Site Plan Neighborhood Phasing Plan Master Neighborhood Landscape Plan Street Sections Master Infrastrnctnre Plan Scenic View Images -,~."'-"- I (,0 ,4_4[]~:¡¡2_,)_(1~ IJl!hk¡¡,r..::h^nn~x_ 'roc, dQ. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · CITY OF DUBLIN PLANNING APPLlCA nON FORM NOTI \: Ph~a':;~ ditõçU!:Iti your proposal with PlantÚJ'18 Staff prior to çompleting thi8 form. All items on this form related to your f:ipedfk type of a.pplkation must be cOlnplctcd_ Sorne of th~ item" lì!1ted m.ight not appJy to your specific application. Pleaf:ic tint OJ' t (,~ 1~ ¡hi . Attach addîtîonal shcCI1;, if I\CCe$l'iaT _ I. TYPE OF APPLICATION: Temporary Use Permit [TUP] Conditional Use Permit [CUPI Site Development Review [SDR] Variance [VAR] T entalive Subdivision Map IT MAP] x Sign/Site Development Review [SIGN/SDR] Master Sign Program [MSP/SDR] Planned Development Rezone [PO REZ] Rezone [REZ] General/Specific Plan Amendment [GPA] x II. GENERAL DATA A, Address/Location of Property: See attached description. B, Assessor Parcel Number(s): See attached description. C, Site Area: +189 ac. D. Zoning: See attached, E. General Plan Designation: See attached F, Existing/Proposed Use of Property: See attached descrhJtion, G, Existing Use of Surrounding Properties: See attached description, III. AUTHORIZATION OF PROPERTY OWNER AND APPLICANT A. PROPERTY OWNER: In signing tMs application, I, as Propcrty Owner, oortify that J have full IfJgal oapacity to, and hereby do, authoriza t/1e fifing of this application. I undersÜmd that conditions of approval are binding. J agree to be bound by U¡ose condítions, subject only to the right to object at the hoarings or during the appoal petiod. I further certify that the info/mation and exl1ibits submitted are true and oon8ct. (Note: All Property DwnE!'~ must sIgn If proPQrty Is jolnrly owned) Name:, Capacity Company: Phone: ( Address: Fax:( Signature: Date: R APPLICANT IOTHER THAN PROPERTY OWNER); In signing Il>is applicalion, I, as Applic.nt, certily Illall hal/e obtained wtitlen authorization from the property owner and havD attached separate documentation showing my fu/t fegal capacity to file this application I agree to be bound by the conditions of approvct/, $ubjec;t only to the ríght to objc:ct at t/J9 hoatings or during tlll;¡ appeal period. , furlher certify that tile infortJmfion and exflibits submitted are true and correct. Name: Mr. James Tonq Title: Authorized Representative for J. Un Phone: (925) 463-1666 Suite 100 easanton CA 94588 Fax: (925) 463-9330 Date: .2- 1'1- ~- Sign P:\16034-40\office\S~Jhr(li1tJI~\t1I;)gc 1 PD\ 1-4-05DRWeE.t PAF.doc. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Attachment to City of Dublin Planning Application Form II. General Data ----,.-...,.,..-".-- A. B. C. D. E. j'roperty Owner _.. Address/Location APN Area Zonlnn General Plan Deslgnatlon__ LIN 6582 T a""ajara Road 986-0004-005-01 184.1 ac. N/A Single Family Residential (DUBLIN RANCH Medium Density Residential WEST) Medium Hi9h Density Residential Neighborhood Commercial Elementary School Neighborhood Square Neighborhood Park _"..0. Open Space SPERFSLAGÊ 6060 T as<ajara Road 986-0003·001 3.2 ac. N/A Medium Density Residential Open Space BRAGG Tassajara Road 986-0004-003 1.6 ac. N/A Medium High Density Residential "''''''---~ ---. -., - . _ Neig~borhoodÇol~~~~~ F. Existing and Proposed Uses of Property: The existing uses of the properties are firewood sales and storage, rural residential and undeveloped. There are a few homesteads and various outbuildings on the properties. Proposed uses include: Single Family Residential Medium Density Residential Medium"High Density Residential Open Space Neighborhood Commercial Noighborhood Park Public/Semi-Public G. Existing Uses of Surrounding Properties Land uses on the surrounding properties to the north and east are typical of those on the proposed project, including rural residential, a private school, landscape corporation yard, cattle grazing and limited dry land farming. To the south are residential uses, a horse stable, and an EBRPD staging area. Immediately adjacent to the project, to the west, is the US Army Parks Reserve Forces Training Center (Parks RFTA). P:\16ü:j4-40\ofFice\Submittals\Stage 1 PD\1·4,O~DHWest PAf~.dúc · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Application Name: Dublin Uanch West Anne:<ation Area- Stal!e 11'lnnned DevelolJlnent Rezone. GcncralPlan/Spccific Plan Amendment Initial Study (ENVIRONMENTAL INFORMA nON FORM - PART I) (To he completed by Applicnnt pursuant to City of Dubliu Environmental GuIdelines Section 1.6) Date Filed: Rev. Januarv. 2005 GENERAL INFOUMATION: 1. Name and address of all(hori~ed representative ofpropel1y owne" . Mr. James TonI!. 4690 Chahot Drive, Suite 100, Pleasanton. CA 94588 2. Address ofProjcel: Tassaiara Road, appro:<imatelv 1.5 miles north ofI-580 3. Name, addrcss and lelephone number of person to be contacted çonccming this projecl: Martv Inderbilun Attorncv at Law 7077 KolI Center, Suite 120 Pleasauton. CA 94566 (925) 485-1060 Couuie Goldade MacKav & Somps 5142 FrankJin Dr. , Suite B Plcasautou, CA 94588 (925) 225-0690 Rov/Eileen Spert:,lal!e 6060 Tassaiara Road Plensnnton. CA 94588 Bra!!!! & Silva Trnsts P.O. Bo:< 1896 Sonoma. CA 95476 (707) 933-9832 4. List and describe any other rdaled pennits and other public approvals rcquired for this project, including tho.e required by city, regional, state and federal agencies: City almrovals: St:.!!e 2 Planned Devclopmeut Re701le, Vestin!! Tentative Map. Site DevelolJment Review, Uelluest for Annuation, Pre-nnnexation A!!rcemcnt, Development Al!reement: LAFCO approval of anllexation: Annexation to USRSD; Califorllia Department of Fish and (;allle- Section 1603 Streambed Alteration Agreement (?): US Armv Corps of Engineers- Secti.on 404 (?): Re!!ional Water Oualitv Control ßoard- NPDES Permit and Seclion 401- (Clean Wate.· Certification) (?). Existing Zoning District: Agriculture P.\1/ìO~4-41)\offiçe\Slll)mltlaI8\~t:.:I9~ 1 PD\i_4.,05DRWc~1 ¡:;:IF t:!oç · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · I. 6. Description of Project: (Include site arca, uses, size and number of buildings, parking, number of dwelling units, scheduling, and any othcr infonnation necessary or helpful to understand project. TIlis alÜtched description must be complete and accurate. Exhibits or photographs should be identitïed and attached. ) The Project Area is approximatelv 189 acres, The General Piau and Bast Dubliu Specific Plan allows between 496-1,176 dwellin!! units for the land uses shown On the Specific I'lan. Lalld uSe desil!lIatiOIlS Ineludc Low Densitv Residential, McdiOln Densitv Residential. Medium lIi!!h Densitv Resldelltial. Nei!!hborhood Commercial, Neil!hborhood Park. Public/Semi-Public. a"d ODell Space. Additional illformaUon cOllcernillf! the I'roicct call be foulld in the Proiect Descrintion and Fiudhll!s Statcmellt. 7. Are the fi.)llowing items applicable to the projecl Or its effects? Discuss below all items checked (attach additional sheds as necessary), All ofthc followillf! Items arc addressed in the prOf!ram EIR nrcpared for the Eastern Dublin GeneralI'lall Amelldment/Specific PIa", Ves No 1, Change in existing features of any bays, ti<lelands, heachcs, lakes or hills, or substantial alteration of ground contours. 2. Change in scenic views or vist.as from existing rcsidcnlial areas or public lands or roads, 3. Change in pattem, scale or characler of general area of proj~ct. 4. Signitïcant amounts of solid waste Or litt~r. 5_ Chang~ in dust, ash, smoke, fumes or odors in vicinity_ 6. Change in ocean, bay, lake, stream or l,,'fOlllld water qualily or quantity, Or alteration of existing drainage pattems. 7_ Substantial change in existing noise or vibration levels in the vicinity. 8_ Site On filled land 0'· On slope of 10 percent (10%) or more_ 9_ Use or disposal of potentially hazardous materials, such as toxic substances, l1ammables 01' explosives_ 1 D. Substantial change in dcrnand. for municipal s~rvice.s (police, fire, water, sc.wage~ etc.). 11_ Suhstantial incr~ase in ti-,ssi1lilel consumption (electricity, oil, natural gas, elc.), 12, Relationship to largeI' project 01' series of projects_ r',\16m4-41)\OIl1(:¡:\SLJbrni1~;:¡IS\S1E\g!? 1 PD\9.77-04DRWes1 I:::lr.d¡¡(; · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ENVIRONMENTAL SETTING: 8. ß";et1y dcscribe the projeGt site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, hi,torical or scenic aspects. Describe any existing strudures On the site, and the USe of the structures. If necessary, attach photographs of the site. See DEIR for Eastern Dublin GI' A/Specific Plan, pages 2-2 and 2-3 and Eastern Dublin SlJecific Plan. nages 5 and 6. Also refer to attached IJhotogruphs of affected land areas for data regarding exlstin!! site conditions. 9. Briefly describe the surrounding properties, including information On pl"nts and animals, any cultural, historical Or scenic asp~ct, and the type of land use. Refer to the Eastern Dublin Specific Plan, pages 5 throu!h 7 and DEIR for Eastern Dublin GPA/SIJecific Plan. ua!!es 2-2. CERTIFICATION: I hereby certify that the statements fumished ahove and in the attached exhibits present ¡he data and infom¡;¡tion required [or thi, initial evaluation to the best of my ability, "nd th"t the facts, statements and information presented are true and correct to the best of my knowledge and helicf. Datcd: ~...~ tl.~ ú r 19na e ,lames TOil Print Name Authorized Reurcsentative for .I. Lill. et. at Title/Company . P·\H,;():j4-40\orfiœ\Subrnitl;:¡I~\SI;¡g~ 1 PU\O-2't-()I\l)Ii.Wegl Elf,doc · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ,-~""".~ -_.~" ~~- 10· II· ¡001 «>""1 ~:\IIO·-~\'''an"W'..¡\I'OOI."M\''<>9II-pn.'"".,,..~ Dublin Ranch West 5taqe I Development Plan PHOTO LOCATION KEY J¡Ayi!OOI ~,¡_"o " 'J~i;!~~~ f ' ':-~:;/~~' " '/.JJi!. ~~:- . /---{:~:::~~-" ~;/ f.;P.=:-~~'~s \ p: C --~ ~"".:~~~~",,\\\\\-...;~....,» __'/ :,¡;~-;;.>->~':...0 ,- 0\ ,'.....ç ---'-Z~0\\'\\\"" '-.~, ( I' ,>-:~~~ :":, (~-r:~1&'S\,ç~\~\):,~~~\-,S~~~\~\\\i¡;~~\"\ ^,' , ~_ i~-___~;_-\l:,0\\~"1~\~)¡\iJ/\~"~~,~~~S-1 \\'.\\\\\\1\1\\.\,\\ /' ---v r' :::;%:('-0";;>':_--, ),,\"':,J~',;\¡)\\\ï~\\\\\\\\\\\i:"" ,.>:>",:<) i 111'\11 , ,\\\\\\ \, ,'¡"r,/'i - ._,",....' _. ,,~_ _~.... 1"0\ \\ ~,\ \ '\' "\ \'" .., ';;;. '- " \ 1\ ! 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'" '''' oQO' ~~~~ _~"'~,, '"" ~J~~ _ ~~ ---"'-'.._,,'--~ · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · I - View along Tassajara Road looking to the sonthern end ofthe property. 2 - View looking northeast into Tassajara Creek and beyond. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ., . f',. ", '.~::~L'):·~::~·:':'::~J, '~~''.;~ 'Yo .... ,,,; '" i ~f 3 - View along Tassajara Creek looking to the northern end of the property. 4 - View ITom the center of the property looking to the southeast. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · 5 - View from the center of the property looking to the north. 6 - Vicw from the northwest portion of the property looking to the east. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · 7 - View rrom the northern portion ofthc property looking south along Tassajara Creek. 8 - View from Tassajara Road looking to the northwest. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · .........-....-----...-......... .-- --.-- "--' --- ----- --" --,~___r \_581) " "".,tWo OIL'.... ...~ ....·<IIJ'''''....~ItIo'.....\~...,_...-_'... ------- ---- ...,..-.----------.."... ----- - ,,~\:0 __. , cO-:';:---- C05~ 1'>.--" "'" '1'1'-' -- D~" CO~\ __--:-, cO . . ---' }AbP<> __--- 1'>,-.1'> ~~ ;><d "'e<: ~ 9'" .<y,..¢ ",v ~ ~ ~ ¡: DUBLIN e<: ¡¡j 3 G o L~SÜN ¡:¡ PLEA SANTON ~ ---------- - Dublin Ranch West Annexation Area Stage I D~-'!~JQE?rn~Dl EIª-CI VICINITY MAP M~r..:I, ;J()(J.';:; I ~;C.\':I"_.H) .- ----- --" --- --' --- --- --- --' --- vR\"£- ¡:¡ <!; o C>i DUBLIN ;>: 3 ..¡ -0: "" BOULE V ARD 1-580 ç..'" ~ ,<.,~ P #<>9 '" o :;'iQ «:-0: XO U"" ..¡ oJ ~ !HI ~ T II I(T:9-. IIIACIAY. SIIIIJIS ,..., ~[~.~ I'WOIOJl:.IOUO ~~"G _'n".'" 11m 2¡',1I!.tQ ...... 9 IiI:.I ¡:::;¡; Q,,) ~ (\'\0 >- Q,,) (L '" ~ -O+> ..=<b~ (j = = E = 0 ~ 0 ~ .- ~ It) ~ =~ ij) ~~o = Q,,)~- ~ ã-< It)~ ~ < 2 i 1-0( UJ~ .. _ _ Æ -. ..- -' ,. f i , ~ < I , ¡ ............................................ · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Dublin Ra¡tch West Annexation Area . JWÆllry" ,?º(J,~ Projcct Description a. List the proposed changes to General Plan/Spccific l'hoo dcsignations and policies, as nccdcd. I'hi.. opplicat;oll applies to olllv DuM;1I R,mch West. No cll(Jllf!es are proposed {or either the Bmf!!! Or SperlHat:e properties Irom the East Duhlill SIJecifìc Plall. Refer to the General Plan/Specific Plan Amendment Exhibit also. I. Redesignate various land uses (including Low Density Residcntial, Medium Density Residential, Medium-High Density Residential, Neighborhood Commercial, Neighborhood Square, and Ncighborhood Park) that lie within the Tassajara Creek corridor to I'D Open Space. 2. Convert the Tassajara Village Center use to I'D Open Space. Relocate residcntial uses interior to the property and eliminate neighborhood commcrcial uses. 3. Redesignate the southerly Medium Density Residential in the "panhandle" area adjacent to Tassajara Road to I'D Public/Semi-Public and PD Neighborhood Park. AddiÜona) areas in "panhandle" to be redesignated I'D Open Space. 4. Redesignate southerly Low Density Residential site to PD Neighborhood Park. 5. Redesignatc the PD Elementary School sitc to PD Medium High Density Residential as the Dublin Unified School District has determined that this site is not needed for a school. This would allow a range of 148 to 263 units as pem1ittcd by thc zoning density range. 6. Redesignate westem Neighborhood Park to I'D Medium Density Residential. b. Rcnsons (or proposin¡: Gcncral I'lan/Specific Plan Amendment. I. Many of the land uses designated in the General Plan and Specific Plan are incompatible with existing site conditions, particularly with rcspect to Tassajara Creek and its tributarics. With the proposed Tassajara Creek and tributary creek setbacks, the proposcd intringement of the realignmcnt and ultimate width of the Tassajara Road right of way, and othcr associated vehicular access needs, and the configuration of many portions of this property is not viable for (heir currently designated uses. Proposed Open Spacc and Neighborhood Park uses are more consistent and compatible with the adjacent natural amcnities. Thc Specitic Plan proposes approximately 2.9acres of Low Density Residential, 7.7 acres of Medium Density Residential, 4.6 acres of Medium-High Density Residcntial, .8 acres of Neighborhood Commercial, 4.8 acres of Neighborhood Park, 2.4 aCres of Neighborhood Square, and 2.1 aCres of EJementary School which would fall within Tassajara Creek or tributary corridors (for a total of 25.3 acres) to be rezoned to opcn space. Adherence to the existing general and specific plans would rcquire mling significant portions of Tassajara Page J . Gellerill Plcln/Specific i'all Amendment PrQj~r.t De.~l:riptiofl. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · I. , · . _,...r~¡¡bJÚ¡ Rafu,:h West Annexat(çn ~{rya p .Jllf/u(.lrV 20()5 Creek and/or its tributaries. Instead, the proposed development plan allows for an open space corridor along the creek and its tributaries. In order to do this, those land uses that were incompatible with the Tassajara Creek corridor are eliminatcd or relocated. 2. Once portions of the Neighborhood Square arc eliminated to avoid the creek and tributary eurridors, the resulting area is greatly reduced in size, falling bclow the minimum City standard size for a Neighburhood Square, and is of an awkward configuration. In addition, the parcel is land lockcd by other properties and land uses. For these reasons, it is proposed to eliminate this use and redesignate it as Open Space, permitting it to become part of the stream corridor system. 3. As discussed above in item I, much of the Neighborhood Commercial area is not feasible as it is loeatcd cithcr directly on top of thc dccply incised tributary crcck or within the opcn spacc corridor buffer area. The rcmaining portion of the designated Neighborhood Commercial area is extremely small in size, has an odd coní1guration, has no direct access to Tassajara Road, and is landlocked. For these reasons, this parcel is not viahle for commcrcial uses. The East Dublin Spcciííc Plan pelmitted up to approximately 10,500 square feet of neighborhood commercial uses on the Dublin Ranch West property, which is an insignitícant amount in the City's ovcrail neighborhood commercial square footage. TIle neighborhood commercial uses on Dublin Ranch West are a portion of the Tassajara Village Center subarca. Originally envisioned as a higber density, socially active center at the intersection of Tassajara Road and Fallon Road, it has become apparent that this concept is not feasible tòr many reasons. As noted above, the majority of the overall Tassajara Village Center higher residential uses and neighborhood commercial uses fail within the Tassajara Creek and tributary creek corridors. Additionally, the intersection and alignments ofTassajara and Fallon Roads have been redesigned from thc East Dublin Specific Plan per a recenlly approvcd precise alignment study. Thcse realignments, in addition to the creek corridors, make any relocation of thc Tassajara Village Centcr impracticable. Finaily, as noted earlier, the City Council has directed that the Viilagc Ccnter concept be eliminated due to the environmental and dcsign problems associated with this feature. For thcse reasons, it is proposed to eliminate the neighborhood commercial use and redesignate it as open space, permitting it to become pari of thc stream corridor systcm. 4. A small p0l1ion of low density rcsidential designated lands in the southern portion of the property will be rezoned to allow a neighborhood park. TIJis parcel is too small to be a stand alone low density project. The Dublin City Council held a public workshop on October 5, 2004 to discuss various issucs regarding the Dublin Ranch West project, ineluding revicwing and evaluating four plans that looked at different locations and sizes of neighborhood parks on or ncar the project site. 'fhe Council selected Option Four, which provided 7.66 acres of neighborhood park on site, and 1.04 acres of neighborhood park that would be located on an adjacent development parcel because "it would serve thc ditlerent needs of the community". Additionally, 1.2 acres of land was sct aside on the project site that could be utilized as cither public/semi- public or neighborhood park uses. The Council accepted the fact that neighborhood park acreage could be moved off site if need be. ___~,I rage 2 . General PI(ll/'Spf::djic: Plan Amendment Project äês~criptjon '. I. I. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ___.,_".~__,.,_.___,.,'" ...",~w~.,~.~ Dublin Ranch Wf¡\'t Annexation Area· Januarv 2005 5. The Oublin Unified School District has dctennined that the elementary school in this area is not needed as an educational facility and has relinquished the site. Furthermore, the City Council has concurred with this finding. Because of this, the site win be redesignated La Medium High Density residcntiaJ. 6. 'llle southerly Medium Density Residential parcel in the "panhandle" area adjaecnt to Tassajara Road will be redesignated to I'D PubliclSemi,Public and I'D Neighborhood Park, while additional areas in the panhandle will be redesignated I'D Open Spacc. As noted previously, the Council reviewed tour park options for the site, and selected the plan that loeated and straddled a neighborhood park and public/semi-public uses across Tassajara Creek as the Council fe1t this option best fit the needs of the community. 7. The western Neighborhood Park win be redesignaœd to I'D Medium Density Residential as the park is being relocated per Couneil directive. I'D Medium Density Residential was selected as the appropriate new use as residential uses are being usurped by the new park location, and because the adjacent neighborhood is the same residential density. c. How wtll the General Plan/Specific .Plan Amcndmcnt benefit the City of .Dublin. 1. Proposed land use rcvisions will create a community that is compatible with existing site conditions. These amendments will enhance the natural environment by prescrving hillsides, creek channels and corridors, and protecting certain animal and plant species by providing natural open areas. 2. Proposed land uses are designed in a morc appropriate pattem to relate to cxisting site conditions and cnvironmental constraints. The project is more scnsitive and functional because of this. 3. The project's developed area is morc compact, preserving more acrcs ofland in a natural condition. 4. By relocating and splitting the neighborhood park, these [acilitics will better serve the residents of both the project and surrounding neighborhoods. 5. As well as providing additional open lands, thcre will be an increased physical and visual continuation of open space uscs along the creek corridor system. This is especially important as this is a signiíîcant environmental resource and Tassajara Road is a designated scenic corridor. 7. The proposed plan improves the planning process as land use designations are based upon morc accuratc and current topographic maps and environmental surveys to determine the actual limits and impacts of development. 8. The project creates a range of housing opportunitics. p(lge 3 . Gel1ertll Plan/Specijic Plan Amendme.nt Projer.t DeM:/"ipÙon · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · DubJin Ranch ~(~.YLAnlZexation Area . JmIlJwy~,,2.r05 d. Address each elemeDt of the General I'lan and polley of an applicõlble Specific Plan of the City of Dnhlin and describe how each element/policy will be affected hy the proposed õlmendment. General Plan Elements: Land Use Revises and adjusts land use designations within projed area. Eliminates the Tassajara Village Ccnter concept and Neighborhood Commercial, Neighborhood Square, and Elementary School uses. Provides housing closer to city center and othcr high activity areas. Increases Opcn Spaec designated lands. Increases housing diversity and opportunitics. Adds l'ubliclSemi"h¡blic uSeS. Open Space Continues preservation of permanent open space and natural resOurce policies. Providcs additional recreational and natural open space opportunities. Environmental Resources Management-Conservation Protects and creates ripmian vegetation within creek and tributary corridors. Preserves environmental resources. Preserves and enhanccs aesthetic resources. Increascs and provides passive recreational uses. Eastern Dublin Specilíc ~Jan Poiicies: Policy 4-1: Maintain a reasonable balance in residential and employment-generating land uses by adhering to the distribution of land uses depicted in Figure 4-1, Land Use Map. Proposed land uses are general1y those dcpictcd in Figure 4-1, with the exception of those uses noted above. These changes arc due to the environmentally ineompatihle location of these designations in the Specific Plan, requiring them to be eliminated, and by direction provided by the City Council. Current site conditions and the Tassajara Road reaiignment do not permit the relocation or recontiguration of these uses on the Dublin Ranch West site. The loss of this Neighborhood Commcrcial designated area, approximately 10,500 square feet, is not signiticant enough to affcct the jobs/housing ba1ance ofthe City or Tri-Val1ey area. Policy 4-5: Concentrate residential development in the less environmentally constrained portions of the plan area, and encourage cluster development as a method of reducing or avoiding impact to constrained or environmentally sensitive area. Also consider the use of transfer of Development Rights (TDR's) in areas designated as Rural Residential/ Agriculture Or Open Space. This plan proposes the concentration of residential development from morc cnvironmentally constrained areas to less envirorunentally constrained areas. Lands not reserved for residential or public lIses will be re:wned to Open Space or Parks. pãiie 4 . General Pl4TJ/SpecifiL PllIn, Amendment PrQje.(.'l Description · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · .'-'~--"'.~.'''.''^,,'.' Dublt~J.l!(u¡çh)f.f...\'t Anne..talio!1 Area· Ja!JJla.ry,j005 Policy 4-13: Encourage the development o/neighborhood-serving retail and ,ervice uses in the "Village Centers" in order 10 reduce doily vehicle trip', and conlribute to the identity and character of the outlying residenUal a""". As nOled above, the Ncighborhood Commercial uses depicted on the Dublin Ranch West site in thc Spccitic Plan are not feasih1e. However, other Gencral and Neighborhood Commercial uses are Jocated nearhy (within approximately 1.25 miles). These ¡;ites are located between the freeway and the proposed project along Tassajara Road for.easy and convenient access, so the goal ofredueed daily vehicle trips can sti11 he met. The identity and character of the outlying residential areas are sti11 created through the preservation of open space area¡; and views, varied arehitcctural styles, the provision of parks and trails, and so forth. Poli,y 6·1: Fìstablish a continuous open 'pace nelwork Ihat integrates large natural open space areas, stream corridor" and developed parks and recreaUon areas. The elimination of various development uses designated on and within the Tassajara Creek corridor will reinforce the provision and prescrvation of a continuous open space and park network and corridor through Eastern Dublin and the City as a whole. The Neighborhood Parks will integrate and tic together various open space uses into a cohesive wh01e hy physi~ally and visually enlarging the open spaee network Policy 6-2: Locate development '0 thar large, conUnuou.< open 'pace arcas/corridors are preserved. Avoid crearing open space islands. Encouragc single loaded streets in arcas adjacent to open space, rural re,idential, and agricultural lands. See above comments to Policy 6-1. Single loaded strects are provided along the ~reek corridor open space area. Policy 6-9: Natural stream corridors, ponds, springs. sæps, and wetland areas, as "hown in Figure 6.2, shall be preserved wherever possible__ See above comments to Policy 6· I. Policy 6-10: Riparian and wetland areas shall be Incorporated inlO greenbelt and open ,pace areas as a means of preserving their hydrologic and habitat value... See ahove comm~nts to Policy 6-1. e, Describc how thc proposnl will be compatible with surrounding land uses, euhance the development of the general area, and create 'ID nttractlve and safe environment. Dublin Ran~h West is located adjaecnt to the current city limits of the City of Dublin and is within the East Dublin Specific Plan area. The Specific Piau area comprises 3,300 acres ofland planned as a mixed-use community that win be a vital, self-sustaining urban environment where people can live, work, play and interact in a manner that fosters a sense of community, The project area is genera11y adjacent to and west of Tassajara Road. The property is bordered on the south by a firewood sales site and EßRl'D trailhead staging area. Tassajara Road and other approved and proposed residential, educational, and open space projects are to the east, the Alameda County line and rural residential useS are to the north, and Parks RTF A is to the west, which is used for reserve forces training. Pt1ge j".~ -7ielieraJ Plan/Specific Plo.l'l Amendment Project DescripfÍfm · '. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Dublin Ranch Tf.~,~U(nnexaJi()n Area . Januarv 2005 The proposed Project adheres to the General Plan's and thc Eastcrn Dublin Specific Pbn's goals and policics. Dcsignated land uscs arc fol1owed where environmentally feasible, are consistcnt with the Specific Plan's Land Use Pbn, and wilJ be compatible with the surrounding properties as the area develops. The planned mixture of rcsidcntial, open space, and park uses will be compatible with the surrounding uSeS of Eastcrn Dublin as tbey come to fruition. These uses will naturally blend with thc ncighboring developments, to create a livable and cohesive community. The Tassajara Creek corridor defined on the Lin property is comprised of two areas, the Tassajara Creek Managcment Zone which is general1y the creekbed and the area betwæn the top of banks, and accounting for approximately 38 acres, and the Private Opcn Space/Conservation Area which is generally the area betwcen the top of banks and a minimum of a I DO' setback from thc top of banks, and accounting for approximately 22 acres. A land trust will maintain thc former, while a I lOA or the same land trust will maintain the latter. The conscrvation area has been approved for mitigating environmental impacts to earlier phases of Dublin Ranch and is a permanent easement that undelWent appropriate environmental asscssment. While the approximately 60 acre overa11 conservation area is discussed and accountcd tor in these development applications for the GPlSPA, rezoning, and other planning entitlements, it is not part of this specific project. Only those potential impacts associated with the actual dcvelopment application, including creek crossings, water quantity swalcs, and paths, that fa11 within with the conservation area are studied under CEQA for this application. Th,e development concept for the property strives to emphasize the natural beauty of thc site by creating a community that blends naturally into the existing environmcnt. The current Development Plan includes low, medium, and medium-high density units, a ncighborhood park, public/semi-public, and open space which preserves the significant natural features of the site. Rcfcr to thc Stagc i I'D application tor grcatcr detail. The chart below indicates [he proposed land uSeS and dcnsities tor the project as compared to thc approved bnd uses presented in the Eastern Dublin Specific Plan. Page 6 . Gf;:Pleral Plan¡'Sp~'dfic PlQfI. Amendlñêr/t7;i0"ect DescripliQlI · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ___.__________.,,' _"0"--- D/~blin Ranch West Anm!.:£(1Ji,W! Æ.r.:f:ª-. . ,ja;warv 2005 Dubliu Rauch We"t Propo~ed Gen~('"al Planl East Existing General Planl East Dubliu Dubliu Specifk Plan Amendment Specific Plall Land Use Plan Land Us. Plan Mid-point - Mid- Gross Dem¡.ity Range Gross Density Range ^crc~ Density Acres point Low DensitvResidentÙi¡ - .,~' ,. Dens;ty .. 18,8 16-112 du 75 du 20,0 18-120 du gO dn Medium Dem:itv Rcsidential ..~, 54,6 333-764 du 546 dn 64.1 391-897 du 641 ctu Med¡~íïn-iiigh Density Residential .. ---- 20,1 283-503 du 402 du 4,8 67-120 du 96du NïÄ ...... .¡"¡_~.ghhnrh()nd Park g,8 N/A 11.8 N/A N/A - .".., , .,.........- ""*~l1b~~honct~quarc 0.0 N/A N/A 2.R N/A N/A . .'" - en Soace 79.9 N/A N/A 70,1 NIA N/A Elementarv Sëhûûi'--' ....- - .,." ° NIA N/A '),7 N/A N/A -- ..-......- _.!'J~,igbbo(hooù Commercial 0,0 N/A N/A O.g 8,712-20,906 sf 1O,45~ ,,,_n.__ Public/Semi-Public 1.9 N/A 19,863 sf 0.0 N/A N/A --_.'_...'." .. TOT AT, 184.1 632-1,379 du 1,023 du 184.1 476-1,137 du 817 du 19863 sf 8,712-20,906 sf 10,454 sf The Tassajara Creek open space area serves as a focal point for the neighborhoods within the projcet area and for the City in general. This corrid(Jr will function as a linear pedestrian, hi cycle, and equestrian circulation roltte connecting neighborhoods, parks, schools and surrounding open space. In addition, this open space will maintain and provide for wildlife passage. Tassajara Creek and its trihutaries will be elearcd of as much abandoned faml equipment and debris as is practical, cattle have heen excluded, and disturbed areas will be revegetated. f. Discnss the physical snitability of the site for the type and intensity of the land nses proposed. The project site is physically suitable for the type and intensity of residential development proposed. An open space corridor has been created to butTer and protect Tassajara Creek. The proposed densities of the project are consistent with those approved in the Eastern Dublin Specific Plan. Development patterns olttlined in tlJe General Plan and the Eastern Dublin Specific Plan concentrate higher density uses in the lowlands near Tassajara Creek with a single-family neighborhood in the northwest corner of the property. The current proposal mimics these arrangements wherever possible while eliminating those land ltses that fall directly within the Tassaj ara Creek corridor. The majority of the Dublin Ranch West property is mildly sloping, with slopes of less than 30%. As the property extends west beyond Tassajara Creek, the ground clevates into rolling hills where some 30% slopes begin to appear and sporadically continue to the western boundary. A preliminary geologic and geotechnical investigation of the project area, undertaken by Berlogar Geotechnical ConsltHants in Oetobcr 2001, concluded that the sitc is suitable for the development intended. ·--'~jiage 7 . G~/~rµ.ll'lan/Specific Plan Amendment Proj~(~t Description · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~"."'_''''__'''~".,__,..,_, M_ '. '__'_..'__,.'"...'..",' ,. . "'__."~...,,___.,._.__,__._._ Dub/ill Ram.:h West Annexation Area . ¡anum,! 2005 A more detailed "design level" geotechnical report was completed July 25, 2002, Based on the initial findings of Ihis documcnl and other investigations, it was detemlined that the project site is nol located within a "Special Studies Zone" for active faults as defined by the State of California (1982) and that no fault zones exist on site. Additionally, investigations have been compJeted regarding the creek bank's slability, which support a 100' setback from top of bank as being adequate, Furthennore, the Federal Emergency Management Agency (FEMA) firm map community paneJ No,060705 0002 H (dated Revised Novemberi, 2002) and No. 060001 01 J5C (dated Revised September 17, 1997) indicate that flood waters are rcrnined within the stream corridor, and that therc is no flood hazard to the devc10pabJc property_ Parks R'l'FA is recognized as a noise source Ihal may afIcet arcas of the East Dublin Specific Plan area and existing portions of Ihe City, The City has addressed this type of noise source previously by requiring that homebuilders provide noise disclosure statements to potential homebllycrs. g. The potential of the property where the prnjcct is proposed located to contain a hazardous waste .md substances site (pursuant to Government Code Section 65962.5). Eckland Consnllants conducted a Phase 1 environmental site assessment of the project area in July of 2001 to investigate on-site h""ardous wastes or substances. Eckland's assessment indicates that the property is not known tn be On a hazardous waste or substance area list. The sludy concluded that Ihe properly has a low likelihood that any hazardous or toxic substances cxist on the site, It was suggested that prior to demolition, asbestos and lead-based painl surveys be implemented on the existing structures as required by code, that debris be removed ftom the site, and that existing septic and leach fie1d systems should be pumped oul and removed. -"~,-,~...~",,y~"~,._~-,-_._- Page "8"~Ge,.,era/ Plan/Specific Plan Ame.ndm~TJ Pmject De.'u:.:rlptiö"ñ ... ~ ~ L ~ - ~ '" ~ :::: .0-,,-,8 ..=<~~ U=~tð = 0 1::1...,,-, ~;~ ~ ~ ~ '" E ""~\'j C ~ 0- ¡;; ===~~ .c=~<C§ ~<~ i ...... ¡:: ~~ ~ 5 -- 8 @-< ;î; @ ....... 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H 'l!"'O -0 ~ ._._._ ..c¡ .) - 0 ° g~~.3&:£.~~{j]æ ¿HjÎ 8~a:¡«¡<Q-:""1(¡ i -: z " :}":r:: "'g:ð'" ' ~ w ~ "" " Ln:r:~..J<~UVJI/J~ ! 'j O:::! ~ Z2LL1, ! JJI,¡ ¡II J~ '- r '" en r-~ ~ ¡ FhWfi - ~~~ ~ " 0 !j ] .dH!Jt. . ~ ~ ~ 0 d . ".~ ~¡¡ .~I;; ~ ~A~ ~"9 fi~~ o ~" d ::) o ~~. . -,~- ~~_..- \ \ \ \ \ \ · ~ ~ & i , ~ ~ !, ¡ ~ I " ~ · , ~ Œ ;;:. < ., " ~ " ., .. 0,- '" '" 1";;;; " '" '" "' " z " I~~ ~Œ' ~g dØ! S!ð ilo1 ,. d ~ , ~ , E " ~ fi · o ............................................ · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Dublin General Plan Amendmeut Dublin Ranch West Anncxation Area Project Application PA 02-028 Page 8, Eastern Extended Planning Arca (East of Camp Parks--See Figure 1-h)" Residential categories Residential: Single-family, Residential: Medium Density, Residential: Medium High Density, and Residential: High, and Combination classification: Medium-High Density Residential and Retail/Office arc missing. These categories should be copied over from the Primary Planning Arca (West of Camp Parks- See Figure 1-la) with the cxecption of Residential: High which is not a category in that section. For Residential: High, insert the fol1owing: Residential: High Density (25.1 units and above per gross residcntia1 acre). Residential units in this density range will be all attacbed. Housing types include condominiums, townhouses, apartments, and flats, and can be either for-sale or rental. These projects typically incorporate tuck-under Or under-structure parking and may have three or more living levels. Assumed household size is two persons per unit. Figurc l-la Amend City boundaty and revise land use plan per Stagc 1 PD proposal. Figure 1-2 Correct City boundary; and delete Tassajara Crcek Rcgional Park, as is in error. Figurc 1-4 Amend City limits. Chapter 2 EASTERN DUBLIN EXTENDED PLANNING AREA first paragraph: .. .111e Eastern Extended Planning Area is projected to build out over the next 30-40 years, adding roughly 13,930 new housing units to the City. Buildout is projected to increasc the City's population by approximately 32;)()(j 32 905 people and add 28,Wtt28 077new jobs. P \ 160l4-40\(>11i~~\5...1)rn¡n~I~',¡:¡nsp -c.;p Am~I\<'Im~nr\(;P A_ W ~!li¡;,,'\()c · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Table 2-1: TA.I!LE 2.1'': I LAND USIè S\JMMARY: EASTERN mffiUN GENERAL PI.AN AMENDMENT AREA Clnssl.t1catioll Açres IntensitvU1r. Units FactoI' Yield I -~ ..~ .. RESIDENTIAL TJu':o¡/acrr Du's Pcrsons/du Population ."-"" .'~. Hi~h Dc,nsity 69.9 3:; 2,447 2.0 4,894 . ~,. Medium-Hí~h Density 134.0149.3.': 20 2,(;8\I~ 2.0 S,.!6()~ ... - .. ~2:21ii- Medium~Dens¡ty 508M'!8.S.': 10 2.0 .~,-,. ;:¡¡¡¡¡¡-;¡~- 4,111-114Jl!!5 1.¥JiiiJiiJ; Single Fa[l1i1y ~ 4 3.2 Rural Residential 842,:; .01 8 3.2 25 TOTAL ~~ .l4;=l4.lli M,;!'l2M@I I FIOQrA.-u Square Feet Stluare Feet COMMERCIAL Acres Ratio (millions) I Employee Jobs ..,- (Gross) GelJer-al Commercial 316.84 .351.25 3.889 :;10 7,625 ... .. :I,IIOOL211 I N eÎghbo.-hood ç~~~.e..clD.1 ~~ .351.30 .;98º.2f>!l 490 -- Campus Offiçe 189.:16 .751.35 3.052 260 -." '~-~ " ?~~ ,,,.. .- Industrill Pa....k 125.80 .25 1.370 590 2,322 --.... -. I TOTAL, :¡o.µQ1ill!.2 9.2912.l12 U,úS62.M63 PARKS ANI> PlffiLlC ~Ç!!J<:~TION .. ... ~~~k 56.3 1 parks .. -- Community ~~...k 140.6 2 parks _." ,.-. Nejghbo~~.~,?~. Park ~~ W2 pa...ks I .. .. Neighborhood S_iU.~.!~,~ .JJ-d~ 'IIi J~rk!Ì I .- TOTAL, ~7~.4~ ~18 parks I OPEN SPACE "",";I.~ I PUBLlCISEMI·PUIILlC --...-"."".- -',"'. .. - -4ï;;¡~ I Public/Semi-Public 1~I;(jJ02.2.': .25 hOJ.<H.ll!l 590 n_. ...___..". .. -,.. Schools -I ._....,.~.,. - .- Elementary Sçh"ol 74JH4' 'I·1i ....... !!ichùals....~ :ï~~¡().- Hì~h School .. - .. 2:;.2 1 .!i~hool -.-- --... High Sc~~,~,! 0 o school Sçhool Subtotal 9'Y!!2Ji 8 schools I ""' -- ......- TOTAL, ;WO;3In,~ I TRANSIT CENTER (Total) 90.7 - Cimlplis Office (including 38.3 ancillatv retailì ' -, - Hi~h-Density Rcsidential .. .'" .,...-. 31.5 - Park 12.2 - Publíc/Scmi-Public (TraJlsiL- -.....-.,--...-- .... ReI.led) 8,7 GRAND TOTAL 4,266.7 - ~ J)u-b.liIll~h w f.S:~, t'f.:}~}~~~~ .,J~~nJ.í:UY.._~.Qn,~J...~,Uen.e.r~.I_~I.~.!:1/S~wifiç...t!.an p. mendm~~,~ P AO~-;:Q~i:. ·:'table 2.1 appear< as Tahle "2A" in Ih" Eastel'll Dublin GPA, 11 was relabeled herein for formatting purposes. ·~·Numbers represent a mid-nmg~ considered reasonable givtm the permitted density range. ' n·~Partíal school sites represent sites that lie partially outside lhe Specific Plan area, but withìn the Eastern Dublin General Plan Amendment area. !':\] {'034_4IJ\cmce\Submiltal~\EDSP_Gr Amrndrncn(I(iP ~_W,¡lI i~ <'Ii..: · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Section 4.4 Delete last two sentences of first paragraph. Section 5.1.1 RESIDENTIAL STREETS Right-of-way &;!-'-.46' Cui-dc-sacs Curb to eurb- 34'16..'. Right-of-way- ~4(¡' minimum The length of cul-de-sacs shall not exceed 600- LSJ.QSUeet. Chapter 7 F,uvironmcntal Resources Management, Conservation Element Pagc 58, Eastern Extended Planning Area Revisc tcxt to state that the majority of the lands are no! in Williamson Act conlTacts. AplJendlx A Add this project to list of Amcndments and Approvals: Onblin Ranch West Annexation Area, Resolution No., Date Adopted, and GP updated. P:\!60_\4-<ir)\omt:r.:ìSyl1mi\(~ls\EDSr-Œ' A"'\:n,:bI~I\I\Ci~A.Wllli~.d.1c -----..... ...- ..-.. .-..-- .-.-...-- .-.. z < ~iC ~ ~~ « ~~ ~~ I Z rLl ~þ (J~ ZZ ~< ~~ = þ ~ .i --~Ï'"~--~ '<t 0 0 N ~ ...... I- Q.J ..c ........E I\J Q.J ! ! .....u , Q.J .....0 Q.J.J::.~ 1-01 ::J ::J 010 .- I- LL..J::. ............ ! , "'0 Q.J 1:1 t: Q.J E I\J \ \ .....).J ,\~'.I >~~.. ..v·t\ ,:,#':.--c, 9-~~~ -'I.....;,. 10 L~"" dI l...... .< ! ~ ~ i ~ í ~ ! 1: í '" ! g l~. ~ " ", ~ ......~ ¡,. " " '. ~ / ....\ ID ! \;: i " . \ I "-":'~ ¡ ·~"·'~II'Ir~ i ....\ I' '.. ,~ i , ¡ \ , "'-......m.m] ~. I '" I\J '" :.:f'00 L §i..' ~ .~ a~i~4\ ..tJ..··~w-,0.·~1 ..' '-..J. 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Eastern Dublin Specific .Plan Amendment Dublin Ranch Annexation Area Project Application PA 02-028 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · The following are proposed amendments to the Eastern Dublin Specific Plan as part ofPA 02-028 : CHAPTER 2: PLANNING AREA DESCRIPTION 2.3 Ownership Patterns Ownership patterns in the planning area are sbown in Figure 2.4. There are 424:4reeorded parcels in the planning area, which are owned by ;!-S-21..different landowners. Landowners' names and size of holdings are listed in Figure 2.4. Ownership holdings range in size trom L~__b-1--4 acres 101,251 acres. This fi<rure illu:ill:ates...onIYJh,"Qrigin.l!IIErg_~)s nrior ill.J1ll:ÌI ~ subdivided. Figu re 2.4 Revise map to update ownership list and add missing property owners (Bragg and Spcrfslage). CHAPTER 3: SUMMARY 3.3.3 Land Use Categories Residential First paragraph: ...a total ofl·2,-33412.496 bousing units... Commercial First paragraph: .. . accommodate approximately 10'%-million square feet of new commcrcial space. 3.4.1 Streets and Highways Second paragraph: ===Tassajl\f;; Drive (Ind I'itHet¡·-R·oaElwill-IJe·-ihr<Mgh route:; from [ 580 to Conlra Co"ta CO;I)11.y. Fallon Road wilLmergewHh_TW-"h1iMaR,oad.<lI1_tI become a sin<rle throu<rh route intQCQntlllCQStaCQ!JJ:!IY, 3.6 Commnnity Design Add to end of nfib paragrapb: AI1.bou<rh the EastJ2ublin..Sp_e_ciÜcPIªQ._çnxj,~ions a social amI mixed use core at the TassaiaraYiJlag-eCet11"I,.~){istin£Jºpog!<lQhical and environmrntal <:;ondi1ipns limitth,"Y.1<l.Þi1iIY.Qf1I:1w..pl!J-n c<)t19cl1t. TherefÜre the TassaiaraYjJJ~.£,"~ççJltcr..--ª§ originallY cnyisiºJ1Ç.d_isjnlçm¡LbJ9~ 1-':\ 1(,I[~4_4[)\j)ffi~~\""ILII'IIinal¡;\¡.J.lJ.~I'_(;1' ¡I,'II(;,I\1,\\çr\!\EI>!jPA 1-] ~-()~ ko~ 3.7.1 ~¡gl!tNine new schools (fiy.~.J; elementary"; 2 intemlediate; 1 scnior high) are provided by the Specific Plan. ApPN:»!I.lla1!:J.Y 1 300 acres Moot of.~anningarea~çasl~m D.ubJjn currently lies within the Livermore Y-ªlJ.¥)'!ºi!lLo~bde the Dublin Unillcd School Distrietlmtis 9xltcet,<4!o. b.Ç"dç!~hç';! fmm that district and attaehed.!9,tb-J< !2!!blinl!niiíeiJ. School District PllQ(ID.JIIlY deve 1 onment ta1<i~pl!\c¡;;.~ithin!h~.are.a. Qu cst i lJI l~.: ægardingwhich".jtlTisd i elion should serve the plm:ning-il·æa-sl\Ouldserve+hcplK¡ming urea shüuld lw rGsolvc4·throogh cClef!effttt·.,c cffÐrts of the DlI>llinlJni.riedand·bwet'tHerc .Io;nt Unified o:dl()ul dÜ:trict,;, · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · CHAPTER 4: LAND USE 4.1 Pnrpose Sceond paragraph: ... buildout of the planning area would generate approximately ;&,+-,+>81 28526 new residents, 12.313] 2767 new dwelling units, and 2-9,48429 646 jobs. [':\16I)H·40'......I1i~l·\S\Il.>llIIu;11\\:;I).':>I'-(;p ^n~l1dment\[IDSPA 1.13 OS,d¡¡¡; • I . 1 I ► Table 4.1 I ' ■ • Adjust table to reflect the Dublin Ranch West Annexation Area proposal. • 1 TABLE 4.1 1 EASTERN DUBLIN SPECIFIC PLAN 1 LAND USE SUMMARY Land Use Description LAND AREA YIELD 1 1 . C OMMERCIAL/INDUSTRIAL 1 General Commercial 325.74 acres 3.783 MSF 1 Neighborhood.Commercial 73-62.80* acres ' 1.031 02QMSF Campus Office 192.66 acres 3.730 MSF 1 Industrial Park 72.4Q acres .788 MSF 1 Subtotal 66443 8611-49.321 MSF RESIDENTIAL . / High Density 68.2 acres 2,387 du 1 Medium High Density 133.1148.7 acres* 1 . . 2,637 2,974 du .._....... Medium•Density 173.8464.3 acres* 10 . 1,738 1,643 du- 1 Single Family 623 32_1 acres* 4 du/ac 2,193 2,488 du ► Rural Residential/Agric. • 410.8 acres .01 du/ac 4 du Subtotal 1709.51.714.1 12,290 12.496 du PUBLIC/SEMI-PUBLIC - Public/Semi-Public • 96.30_2 acres* .24 FAR . 1.019 1.027 MSF • 1 SCHOOLS . Elementary School 69,659_9 acres* 65.5 schools 1 Junior High School 35.9 acres 1.8 schools 1 Subtotal' 105.595.8 PARKS AND OPEN SPACE 1 City Park 56.3 acres 1 park 'Community Park , 126.7 acres . 2 parks Neighborhood Park 4512.2 acres* • 7-6 parks 1 Neighborhood Square 13.310.5 acres* 7-6 parks 1 Subtotal 211.5235.7 acres 1-7-15parks Open Space 436.9446.7 acres* 1 TOTAL LAND AREA 3,254.1 acres 1 I. 1 *Dublin Ranch West revisions February 2005 per General Plan/Specific Plan Amendment P AL-028 1 1 1 . 1 I P:\16034-40\office\Submittals\EDSP-GP Amendment'EDSPAI-13-05.doc - 1 4.4.1 LOCATION AND DIVERSITY First paragraph-- The Eastern Dublin Specitíc Plan designatesl;6Ij:;fªpJ1.mximate¡v LTIJ~ aeres with a wide {ange ofresidential.. ". Tablc 4.2- Modify tigures in this table to reflcct the Dublin Ranch West Annexation Area proposal. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · TABLE 4.2 EASTERN DUBLIN SPECIFIC PLAN POPULATION AND EMPLOYMENT SUMMARY Land Use Designation Developmcnt Sq Ft/Employees PeŒons/d.u. Population -~"~,.~.. Commercial -hO-:Hl·9.7_Q .'.'"',.'-' General Commercial 3.365 MSF 510 6,598 "- .N.,,¡g):1.~~Ell.?2~IÇo~ne~i~_ 1.021 MSF 490 ~,HJ42 081 _~.,J'. .-.,.~-- Campus Office 4.625 MSF 260 17,787 .-.,.-.... ...-" -_..~,~, ,...".- ... Industrial Park 0.7J9MSF 590 ..1,218 Public/Semi Public 1.449-022 590 1,+nZ:lQ MSF ~,.,,'- TOTAL: HI. 77811. 777 :l-9-,484~ MSF 24 -'--"""~~~~-'-'-' -". .- -, --. .~.,,- ,",.,~- Residential --,~"'. High Density 2,387 2.0 4,774 Me4!um High Density 2,637;¡.274 2.0 ¥+42.948 -",',-,""'-' ,.-... Medium Density " "~:A 6.43. 2.0 Ij;646~ ..."'....-......-.. ,..., - -- Single Family __~,1?2"M.8·8 ._ 3.2 W+4.1.2óJ .'-.' '.""_.,~" , Rural Residcntial! Agric. 4 3.2 13 TOTAL: 12,31312.496 27,681112 HZ PLANNED AREA Existinf City of Dublin -'-~~'-'-~' Eastem Dublin S ecific Plan Area ,~~~-~~ Total TABLE 4.3 CITY OF DUBLIN PROJECTED JOBS/HODSIN'G BALANCE Dwelling Jobs Employed Balance Units Residentsl ,.~._~~ ~~ 7,JOO 12,210 12,000 --210 Ratio 1.02:1.0 12,313 !...~ 496 2'),1g129 424 19,')%2~2_4'! --9-;4%&"9.L8i! 1.151.°l-4;;iI.Q 19, 11319.596 l1,6~H 1.634 J 1,99632.244 -.-9,á98- 1.3Øl2fI; 1.0 I Projections assume a ratio of t.62 employed residents per household based on ABAG..;J.lroicctions '90. 2 The "batance" refers to the number of employed residents in relalion 10 Ihe number of jobs (i.e., a positive number mean, there re more employed residents than jobs). 3 Ratio of jobs to employed residents. 'Taken from A.ê.bD', Proiection, '90. P: \ I 6()j4_4(t\i\ffic~\S\~mill~I~\t::[ )~P-(j' A!!ICII!J1T1l'I\t\]:;[)sr A 1 ,·13-(15 ,doc 4.9 PLANNING SUBAREAS 4.9.5 VILLAGE CENTERS LAND USE CONCEPT At the end of the tïrst paragraph, add: Althoul!hJh!ò Ea§!J2u);)lil1 Sneeifie Plall!ònvisiºn.~_J\ ªºJ:i~l and mixçº_J]~e core at tb.!ò -])s~aiara VillageÇç.r*r. existinl! tono!!J1wlli£ªLªJ!Q envirolllll!òI]JalcQnditions liIDjt..!.þe viabilitvgL!Þis.miln coneent ._Th"'ß'fºr~,Jhç_.I~ssaiara Villa¡¡e...Ccn1¡Jr as OIi¡¡inªJ!y_c..tlvisionecUsjll!þ'asih.1e_ ..- ",.....". · · · Table 4.8 Rcvise this table as shown. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · TABLE 4.8 TASSAJARA VILLAGE CENTER SUBAREA DEVELOPMENT POTENTIAL Designation Acres Density DEVELOPMENT 1---.. - POTENTIAL ~-'.,._--- Ncighborho2.d Commercial _ M1.8 .30 FAR .212 .m:! msf Medium High Density Residentjal 2-7.-1-2£.3. 20 du/ac ~(ic!u_......_. ~,' .. Medium Density Residentia1 52-.029 _ 6 10 du/ac 5-2-4-296 du '-''''._. -- ~~gle Family Re~delltia! 17.6 4 du/ac 70du "'''-..- Residential Subtotal -ws.J 11.J. 1,:J-M-.!!ll..d u .~-" ~ -",,- --. -~~,_. Open Space ·1-+'+ 2.Q -- -- -..- """""'--.-----.. NeighbEH~lOl1d Pew!: µ .. --~ ~,.- rH-,,"!þhherho Oll S ~ ~;~re b\I, , .-1- .. --. -----.-.-..-...-. Park/Ope!1._Space Subtota.1 2!?~2..!l -- 2 parks 8ementary Schoo+ -1----1-£, .. 1 school .. .- --"','.' . - .-.."'. -- .-l--t--;lJ1l2 msf Total -1-#.31!W. commercial t-,132B.l2 d n 2 parks 1 elementary school ]'1160."1 AO\offic~\:\Llhmith'\I,\I;;)::¡r"GP Amendm~m\,EfJ~I'A \_1 3-0S,d!J~ Table 4.10 Revise table to ret1cct the elimination of Dublin Ranch West (Lin prope11y only) from Tassajara Village and its uses included into Foothill Resideutial. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · TABLE 4.10 FOOTHILL RESIDENTIAL SUBAREA DEVELOPMENT POTENTIAL Designation Acres Density DEVELOPMENT POTENTIAL "m ., ~~,._. 1kdi.um.Higþ,QC1!.sjtx JQ..! 20 <iu/ac :!P.2.9l1 Residc]J.!i¡J.l -"...,,, ."~.- Medium Density Rcsidential :!U+Z.:?8.! 10 du/ac 2-,;!f,·12.3i3J du '~',," Æ!!.gle Family Residential 505.8 4 du/ac 2,023 du ~~.~"'~~- J3._l!!:~d Residential 410.8 .Oldu/ac 4du -'-j.¡1:~2.'71.174.8 ,..,"."...., _._.±,J.~'" D' n dn ~id_l!!.l.!!~I_ªnbtotal Open Space ~1!ill.2 -- -. -- .....,.. .. Commlmitv Park 46.1 -- I park -- .-,... ".'. Neighborhood Park 2<U25.3 -- 34 parks Park/Open Space Subtotal --'.~,._. -'-'~_.. 4-5..parks 4OO.-14l1...ti -- ~~rnentarvSchool _ "-'--.--.-- .'.. .~"~,. n 16.1 -- 2 schools ... -"~-",,. .,~----- Junior High School 21.4 -- 1 school High School .. .,..-- .""'.._,,~. 55.3 -. I school .. ...-.... _.,~,-,_..- . School Subtotal 92.8 -- 4 schools -.....-.."..- ··..,'..,~",.".~',..I l~ Public/Semi-Public l.2 0.24 FAR ,- 4,B3~ du Total 1,(i3(i.2~,,21. 701.1 4-5...parks 4 schools ~sf Figures 4.1 and 4.2 Maps revised to ret1ect proposcd Dubliu Ranch West land uses and related features. CHAPTER 5: TRAFFIC AND CIRCULATION Program SA Re.çidelltial Streets LOCAL RESIDENTIAL Add; Right-of-way: 46' or 56' with separated sidewalks (replacing 52') Cul-de-sacs Add: Right-of-way: 46' with monolithic sidewalks Program SC- Ta.\·.çajara Creek Trail Revise last sentence as: There should be a buffer with an approximate minimum width of 100 feel between the trail ti:)p.ºJÞi!l1k and nearby development. r:\160J<1 ·40\(]ffice\Submittõll.\\E.DSI'_(Ì1' An~n¡I1\~II1\1-:1 J(;I'A 1-1 ~-0~ LI,-,,· · · · 5.5.2 Bicycle Parking Requirements Action Program: Bicycle Circulation Bikc Path: GottSffltet- a bike pnth ¡¡amllel to the T¡;5sajara Crecq~,~.ill!ir£Jhe tmiL.a1œ.!,g T¡¡~~¡¡l:v¡¡ÇrccI.;J-º-ºc",am!llti-llse trai I shared hv nedestrians mlc!J2,¡¥.y'Q1i~!.~, Bike Lanes: Add to end of sentence: ornrovidcd of(~t[£Çt91)ª,§)WIeiLlll\ll1i=Jlse trail wit~ Ci.tY~I'.!:ºY[iLfoLsafetv reasons CHAPTER 6: RESOURCE MANAGEMENT · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · 6.2 OPEN SPACE 6.2.4 OWNERSHIP AND MAINTENANCE From the standpoint of rcsourcc protcction, it is preferable that undeveloped Rural Residcntial lands be assembled into a contiguous wholc that can the be managed an maintained by an agency with experience in open space management such as the East Bay Regional Park District (EBRPD). The land could be dedicated to an agency or remain under private ownership, and management responsibilities contracted to an outside agcncy ()Ldceded.ÌIlil conservation easemeQt .!QanQr!i¡¡I1if:~'1tionwitlL~nerience managim! onetln,~l1,acc tQf Imtl!ml r.e.source nrolection Program 6B: The City should explore options for ownership and management of areas set aside as opcn space. D.enendin!! on the nurnose of the onen},paQ.ç...gGwnership of these areas by public agencies, such as the East Bay Regional Park District, is ~uaUy~preferred. In particular, the City should encouragc East Bay Regional Park District to acccpt owncrship of the Tassajara Creek open space !(¡¡ilcorridor. The çeity should also work with the Park District to develop guidelines for management and uses in [ecreatiQlmLopen space areas. 11' thc llllm<:)~c.ofJh¡:9Rcl! .s.¡:¡¡¡¡;,eis. natural resource nrotedion. a¡¡;::'tlc:iç':¡.J:!.rQrJ.¡;allÌzations with exnerience in such nrese, rves. W"o"",uld" Þ¡;P.rQfccr£çl, -...""'..."'. . Policy 6-11: All stream corridors, as shown in Figure 6.2, shall be manage.cltocnQQ\!illgc revegetatiill1tffi with nativc plant spccies to enhance their natural appearance and improve habitat values. Active rRevegetation must bc implemented by a professional rcvegetation/r~toration specialist. Habitat managel!1ellt.~h@ldbe overseen bv a restoration c:cQ!9gj§l, I' \1(,{I,\4_4()\L)mr.~\!:i\~hmitml~\f:I)Sfl_(;1' ^~ndmcnl\TIDSPA! 13 OS.do. 6.3.2 BIOLOGICAL RESOURCES · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Previously developed and Rr:eY!Q.1J.ªJ'y.eultivated annuallITasslands occupy the majority of the planning area. Because of their history of disturbance, these areas generally have few ifaoy remaining native plant species associated with them, and have low hahitat value. Annual grassland is by far the aeM-most dominant hahitat type'^bas~_ Howevcr, this habitat is generally degraded by overgrazing and now consists of primarily intTOdueed annual and perennials, and few native species. This habitat, which has been displaced by nrior agricultural activities and ¡;urrpl1t,dcvclopment in the lower elevations and flat plain areas, is now found primarily on the sides aod ridge tops of the areas rolling hills. · · · Program 6N; The use of roden tic ides and herbicides·within the project area should be restricted to avoid impacts on wildlife. The City shall require any poisoning programs to bc done in cooperation with and under supervision of the Alameda County Department of Agriculture. Hf[þjC!Q<ès sho~l1d. be .uS!:.d.. onlv selectively .~it)1.i.QJheprQÌ ect area shouldþ~ çarel!!1!Y.-ªPpJl.çgi!UI.<;:9"ordanc.!: with..1ill:.manufacture's instruc(iQns.and used only for c()otrQ! ()fo<)n~l1ative.RÇst I1laI¡~speciçs~ RARE AND ENDANGERED SPECIES No rare or endangered lJ.l;mtspecies have been identified in the planning area" allhougR ooe spec--ial :;tatus nlant Congdon's tarolal1t lÇ'<;tttrQllwdial1i1l-rvi ssn. Crmg,/ql1iÜ"foundÍll.1ill: nlanning area Me--is on the California Nativ_~.I?lant :i9çietvlCNPS) lnvent()I')' or lJ.grcaud Endmlf?ered Plants of California ( 1994L¡¡.rt!!.cate~orized as.. CNPS I B. ~&the~ However, Congdon's tamlan_t.is rt0~k:t1()Wn tg occm more widell' antli!Lgtsaterab1lndance ~han__~as nreyiouslv kno\\,n,_ a-A number of special=status wildlife species (i.e., species that are listed or nronQS.ed as threatened or endam~ered...'praJ:.ç9therwise o fconseryation,QQ!lgerf! bdic\'ClHo be elose·to'Ql1EdifyiRg for listing as rar~ or endangerecl---due to declining populations.<Jrthre:¡t~tQ_ç\!n,¡:JlLpºPJ!lª-tiol1s) are known to occur in the planning area or the immediate vicinity, including the red-legged frog~rally listed as threatened), CalifŒ:lllli tiger salamander.ffeder.allv listed as threatened), western pond turtle, golden eagle, northern harrier, burrowing owl, grelR sbe hercH, great egret, anà AmereiaH sadger and others. Figures (j 2 and 6.3 shows many of the location:; where such species have been obsery..ed wer<: - .." ,.."'.-.- :;iled during tbe s;ologÜ;al a,,~;eSSllløHt of in tbe planning area. Most of the northern portion of the planning area also represents suitable foraging habitat for the federally endangered San Joaquin Mt-!ç!tJox. :1'0 dute, hl:;!owever, no definitive confinnation of kit fox presence in the planning area has been found.d_,-,swJc.çx:t~!lß_ivesllrvevs_ Figure 6.1 - modify to show Project's change to parks and open space. Fignres 6.2 and 6.3 - modify to show current environmental infonnation on the Project site. Section 6.3.4 VISUAL RESOURCES TASSAJARA CREEK AND µ:¡-'¡4E/?,-lNTERMITTENT STREAMS Tn addition to the foothills, the key visual elements in the planning area are Tassajara Creek and the other-intermittent streams that flow through the area. 1',', 1(~):\4-4(,.\(\fti~..~,)\¡b"lIl~ill~\!:.I)t>i'-lii' AIIÇTI(I"'~II!\F[}~¡>¡!' ~-1 ,\-(),~ ,'Iv'; · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · CHAPTER 7: COMMUNITY DESIGN Figure 7.28 Tassajara Village Concept Plan- Revise as illustrated. 7.3 FOOTHII"L RESIDENTIAL SETBACKS add" or as approved by the Community Development Director" at end of the sentence. BUILDING TYPES · tlse-&)lQº.l1.mgçstepped foundations OPEN SPACE AND PUBLIC FACILITIES · On second bullet, add "or as approved by tbe Community Development Director." at end of sentence. · Revise third bullet as follows: Avoid lining open space corridors with private yard fences. Use walls or fences less than 4 feet high, slopes, benns, 6' tall ouen/view fÇ!)Q¡n-£_and vegetation masses to separate public open space fiom private yards. Figure 7.33; Add "or as approved by the Community Development Director." at end of sentence. 7.5 CIRCULATION SYSTEM 7.5.2 Streets RESTDENTIAL COLLECTOR · l2':1§~Jrom curb line to right-oj~way line ineludes 6' sidewalk and 6'::lQ'--planting. · JU'cI5')a.ndscape casement outside right-of-way RESIDENTiAL STREET · -W-'-~":"from curb linc to ROW line includes 5' monolithiç sidewalk und 5' pbRting sFl'fp-with canopy troe:; I<'igllre 7.49A Insert new street section being used for the project and is the City standard- street with monolithic sidewalks. P \!bO)4_4()\offi~e\'':¡uhtYli!l;I.I~\r.[}w_(;r A'\ÇTlllrn~"TII\EDSPAI !J 05,¡J!J~ APPENDIX 4 Modify the following table to rcnecl the proposed Duhlin Ranch West changes in land use: · · · · ~"~,,~ - ''''--- .- ._n. -.,,,.. Ownn/lAlnd Use Category Acres Iknsity Sq. Ft. Units n~'~~."",,,.,'~' ...,.. .-."..,. ...- #1 CHANG SlI-O-LlN ,..- --"-- General Commercial 49.1 .25 534,699 .- ..... Neighborhood Commercial 2.Q% .3 ,,"}-f>,§YO;I6.136 w ._.."~ ~'..~ - Campus Office 39.4 .35 600,692 .,,"~ -", ,-,- -. .. High D,:!lSity Residential 7.0 35 245 '.'..- .- .-'," -"----,-- Medium High Density ·1-9,93.5.2 20 :w%1Q4 Residential .~'~- .. . - Medium Density R':.~idential W-h9122.4 10 2,iHY1}'¡;Z4 .. ----" .§ingle Family Residential_.. 2-9-+.+1295 8 4.0 1.l..8It.,J;-§,;L .-.. ~.".,- Rural Residential 170.5 .01 I ._,,- ~".. ._'~-"".,"'.'-'. Community Park 101.5 '''' ~.- _..,-, -.-.-,.,.. Neighborhood Park ~J},ß -.. "-- ~~-~ Neighborhood Squ¡¡re ~U .-- 'm Open Space 2~292 0 . ~". ,.,.. '- Elemen~ary School }8,·O28.3 - .~". ... .........- High School 20.6 . ~,.". .., 19 R(';1 ----". ~." - Public/Semi-Publiç L9 Jl24. .. -- ·1-;+7 1,9&& 1 1 R 1 JQQ TOTAL J..~51.0 3)\514 056 -- · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Add the following properties to Appendix 4 Table; Owner/Land Use Category #26 BRAGG Medium High Density ,Residential }I~.~!ihborhood Coml1leI~ia.1 TOTAL Acres 12,:!!-sity TOTAL LO 2.2 3.2 10 S .Ft. Units 20 7,841 .7,841 Sq.Ft. Units -. 10 10 1.0 .6 1.6 20 .30 FAR º~.!!.er/Land Use Categ\~~y'. #27 SPERFSLAGE "" ...,. Medium Densit Residential gpen Spacc Acres Densit I GRANDj'OTAL .^.--13,301.7_L] HO,~·71,9g;311þ~984.illl12,3ggI2:5~nl ~ \11>()\4-4(1\Qm~c\Submitta!5\[ID~P_(¡" ^11~ndmCI)1\~,1)SrA!' 13 05.ooc · · · · Program 5A Residelltial Streets LOCAL RESIDENTIAL Add: Right-of-way: 46' or 56' with separated sidewalks (replacing 52') Cul-de-sacs Add: Right-of-way: 46' with monolithic sidewalks · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Program 5C- Tassajara Creek Trail Revise last sentence as: There should be a buffer with an approximatc minimum width of 100 feet between the tffiH-!Qo ofb.¡¡nJcand nearby development. 5.5.2 Bicycle Parking Requirements Action Program: Bicycle Circulation Bike Path: Constnwt a hil:e I~ath parallello tlw-T-assajaraCreek.ßS<ll!ir.çJhsJr1!ililJ,Qn£ Tassaiara Creek to be a multi-use trail shared hv nedestrians and htcXcli~ts, Bike Lanes: Add to end of sentence: or nrovided off street 00 a shared multi-use trail with çi!YjwprQy¡¡lJÞI.ßA("1Y!"Jl~!}_i)-, P'\ 1603~-4r.)'.....!li~~"SII¡'!I\ltl~¡'\EL1sr·up AII1~IIJm~!I\\~1)SI"A I-J l_O~ ~<."~ ~ z ~~ !: 0 ~ NN ~ ~ CI) ~ 0'>0 ¡g '" "<I; - C ~ ",,,, g¡ 0 CQg q 2! 2! :e "I. ... 01'- ; i~g,,:¡ ... ... ...J NN 0 ... ... 0 1'- ,.: ø1 0"": ~ 0 J ... ... <Ii ,...; N !Õ... 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ROW Figure 7.SI Alley 163 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · '_"'~~~~'_."__''''''..'.'''.'~"_~."_'',''".,,.'.W''',',,,'.~~'~.'.'_~'''7.',.''_.'W ~_.~_.I!....lf2.!.Ü!:,_F.g.,~t;h W~'st An.nexation Area· Januarv 2005 Stage 1 Planned Development Project Description Existing Site Conditions and Land Uses The Dublin Ranch West Annexation Area (City and OSI{SD) is comprised of thrcc landowners and parcels: Bragg, Lin, and Sperfslage. The Dublin Ranch Wcst Annexation project consists of approximately 189 acres within the Rastern Dublin General Plan Amendment/Specific Plan (EDUPA/SP) area. An additional ll.(j acres at the northernmost tip of the Lin property extends into Contra Costa County and is not part of this application. At this timc, thc I 89-aerc portion is a part of Alamcda County, and is outside the Dublin City limits. TItis Stage 1 Development Plan submittal is proposed to he processed concurrently with a General Plan/Specific Plan Amendment for the Lin Property, and a rcquest for annexation to the City and DSRSD for a11 three of the properties. TIÜs proposal anticipates near term future development on the Lin parcel only. No development is anticipated in the short term for the Bragg or Sperfslage properties. Tassajara Road dcfínes the eastern boundary of the project area until the road meanders north of the Bragg property. Moving northward of the Bragg parcel, the Fredrich, Vargas, and Tipper properties directly horder the project area to the east These smaller propertics separate the Dublin Ranch West Anncxation Area from Tassajara Road. Portions of Tassajara Creek and the county line define the 11011hern limits of the area. To the west lies the Parks RFTA training facility and an EBRPD trail casement. Rural residences and an EBRPD staging area border the southern tip of the Dublin Ranch West Annexation area. Current uses on the adjacent properties consist of some comhination of rural residential, an EBRI'D staging area, a private school, and callIe grazing. The properties contain one occupied residenec, numerous outbuildings, firewood sales, and a vacant schoolhouse. It is autieipated that the schoolhouse will be relocated to the future neighborhood park located within the Lin property or elsewhere in the City. The EDGPAlSP EIR identified a potentially significant histOlic dairy complex on the Lin property. A historic evaluation by William Self Associates found that this complex does not meet the criteria to be a historic resource recognized by the California Register and thus, is not historically significant This report is ineluded with this submittal. Two small riparian revegetation mitigation sites associated with Dublin Ranch Phase Onc also lie within the Tassajara Creek corridor on the Lin property. The Tassajara Creek corridor defined On the Lin property is comprised of two areas, the Tassajara Creek Management Zone which is generally the creekbed and the area between the top of banks, and accounting for approximately 38 acres, and the Private Open Space/Conservation Area which is generally the area hetween the top of hanks and a minimum of a 100' setback from the top of banks, and accounting for approximately 22 acres. A land trust will maintain the Page. I . Stag/;:: I D~vel{)pln.eht Plan Project Description · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ._,___~,~.~~~..~~.~~___._~.__,~,~~_,~......Jl¡:d!!t1'J._RQ1Il.'h Wesl Anne::wtiOn Area. . Jal1ua.rv 2()()5 former, while a HOA or the same land trust will maintain the latter. The conservation area has been approved for mitigating environmental impacts to earlier phases of Du blin Ranch and is a permanent easement that underwent appropriate environmental assessment. While the approximately 60 acre overal1 conservation area is discussed and accounted for in these development applications for the GP/SP A, rezoning, and other planning entitlcments, it is not part of this specitíc projcct. Only those potential impacts associated with the actual development application, including creek crossings, water quantity swales, and paths, that fall within with thc conservation arca arc studied under CEQA for this application. The majority of the Dublin Ranch West Annexation area is mildly sloping, with slopcs of Icss than 30%. As thc propcrty cxtcnds wcst bcyond Tassajara Creek, the ground elevates into rolling hil1s where some 30'10 slopes begin to appear and sporadical1y continue to the western boundary. Hillsides and val1ey lands are covered primarily with non-native grassland vegetation. Much o[ the riparian area has been degraded as a result o[ long-term cattle grazing. Tassajara Creck tlows from north to sonth and either detíncs thc project's eastern boundary or bisects the parcels. The width and depth of the creek and two tributary channels vary throughout the site. Riparian vcgctation and oak trecs arc prescnt along most of thc creek's and tributalY's length. The lowest elevation of the project area is approximately 405 feet above sea level, while the highest elevation is at approximately 705 [eeL Preliminary and design level geologic and geotechnical investigations of the Lin property, undertaken by Berlogar Geotechnical Consultants in October 2001 and July 2002, concludc that Dublin Ranch West is suitable [or the development intended. Based upon the findings of the EDGP NSP and its EIR, the same would be true tor tile Bragg and Sperfslage propelties. Because of these findings and other investigations, it is believed that the project site is not located within a "Special Studies Zone" for active faults as defined by the State of California (1982) and that no fault zones exist on the Lin property. Additional1y, investigations by Berlogar Geoleehnical Consult:mts have been conducted to address the ercck bank's stability; their evaluations support a 100' setback from top of bank as being adequate for the proposed project on Dublin Ranch West. The Federal Emergcncy Managemcnt Agcncy (FEMA) I'IRM community panel No,060705 0002 R (dated Revised November I , 2002) and No. 060001 01 J 5C (dated Revised September 17, 1 997) maps indicate that no 100-year flood mnes are present on the properties. A HEC analysis prcparcd and provided by MacKay & Somps [or Dublin Ranch Wcst demonstrates that runoff from the 100 year &tonn event under existing conditions is contained wel1 within the banks of the creek. --.-. -" - "- n_.__.__ Page 2 . Stage J Development fJ[all Project Description · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · _.,-.'~~~~._,-,~,..,,~~~,' -...," _._~."'.~~- Dublin RlJ.nt:h West An/lC'xation Area . Jam~ø.!Y..1.Qf1J. Proposed Lalld Uses and J)evelopment Concept The devclopment concept for the area strives to emphasize the natural bcauty of the site by creating a community that blcnds into the existing envimnment. While the land uses attributed to the Bragg and SperfsJage parcels reflect those illustrated in the General Plan and Specific Plan, the Lin parcel is proposing a revised land uSe plan and designations. The proposed Dublin Ranch West Annexation Area plan includes low, medium, and medium-high dcnsity residential (including possihle residential support uses), neighborhood eommcreial, a neighhorhood park, public/semi-public, and open space that preserves thc predominant natural features of the site including the Tassajara Creek environs and the western foothills. With a few notable exceptions, the proposed uses for this projeet arc based on the land uses found in the Eastern Dublin General Plan Amendment and Specitk Plan. However, these two documents propose several uses that are incompatible with some ofthe existing natural teatures of the site, namely Tassajara Creek and its tributaries. For Dublin Ranch West, the Specific Plan proposes approximately 25.3 acres of land development that would fall within Tassajara Creek or its trihutary's corridors. Following these plans would require tilling vast portions ofTassajara Creek and/or a tributary. The current plan proposes instead to allow for an open space corridor along the creek and its tributarics. In order to do this, those land uses that are incompatible with the creek corridors are eliminated or rcloeatcd. A General Plan/Specific Plan Amendment is included with this submittal to revise these land uses for the Lin property only. Additionally, two neighborhood parks, totaling 7.66 net acres will be reloeatcd to the south of the property and split by Tassajara Creek; and approximatcly I net acre will be reserved for either public/semi-public or neighborhood park uses. A General Plan/Specific Plan Amendment is included with this submittal to revise these land use and design concept for the Lin properly only. The ovcrall conversion of approximately 5.5 developable acres on the Lin propcrty (residential and commercial) to open space is a further benefit to the City and it's eitizcllS, in addition to improving the project's land plan. This exchange is being made at a loss of property value to the properly owners. Additionally, the Bragg and Sperfslage parcels included in this submittal arc not illustrated as individual parcds Or refereneed specifically in the Eastcm Dublin Specific Plan. Together thcsc parcels equal approximately tïve acres. It is assumed that because of their small size they were overlooked as individual parcels in the Specific Plan process. The Spccitic Plan Land Use Map designates the area they are located as Neighborhood Commcrcial, Medium High Density Residential, Medium Density Residential, and Open Spacc. Because of tbis, it is proposed to dcsignate 0.6 aCrC and 7,841 square fect of Neighborhood Commercial and 1.0 acre and 20 units of Medium High Density Residential to the Bragg parcel and 1.0 acre and 10 units acres of Medium Density Residential and 2.2 acres of Open Space to the Spcrfslage parcel at this time. Page 3 .W/1ge / Devel{}pment Plan Project Descriptiml · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · f!p.hlin Ranch West4nnexatiOlt Area . J.~nY.{lrv 2005 The chart below indicates the proposed land uses and densities for the project as compared to the approved land uses presented in the Eastem Dublin Specific Plan. Proposed Stage 1 PD East Dublin Specific Plan Land Use Plan Land Use Plan Gross Density Range Mid.point Oross Density Range Mid.point Ac.res Density Acres Density BRAOG PROPERTY ..- ." --." ~ _.-- }yledium High D'ënsityResidenlial .~-.- 14-25 du -." 1.0 14-25 du 20du 1.0 _20 du Neighborhood Commercial 0.6 '6,534-15,681 sf 7,841 SF 0.6 6)34-15,681 SF 7,841 ~F_ Subtotal .. ,- u; 14·25 du 20du 1_6 14-25 du 20du .- - ---. 6.53.i,15,68I;T· ---' ......- 7,841 ,~!" ~?34-1 5,681 SF 7,{4J SF '" ~ -'~'- ,,- UN PROPERTY -o'-~--".,"". .... .,,,. Low Density Residential 18.8 16-112 du 75 du 20_0 18-120du 80du..._ ." 333-764di¡ Medium Density Residential 54.6 546 du M.I 391-897 du 641 du Meditun iÏi~~~nsity Residential" " 283·503 ..'" 402 du 67-120 dl," 96 du 20.1 4.8 _,.n ,..,- ." Neighborhood Park 8.8 N/A N/A 11.8 N/A N/A ~g\:11:>orhond Square . .~-,.,,- 0.0 N/A N/A N/A 2.8 N/A ,,-- ","". Ooen Soaee 79.9 N/A N/A 70.1 N/A N/A N/A ..'-' N/A ~~;~l1cnlary School ._ ",.. 0 N/A NIA 9.7 Neighborhood Commercial 0_0 NIA N/A 0.8 8,712-20,90~sf 10,454 sf.. Public!~emi.PubÍic ~ ".n_ 1.9 N/A 19,863 sf 0.0 N/A N/J\_ Subtotal 184.1 632-fPh'du 1,1123 du 184.1 476:j,137 du 817 du -..,,' '" ...."', 19,863 sf_ 8.712-20,Y08 sf 10,4~'!..!iL --- " .- ,.~~ ."- ...§ygRFSLAGE PROPER!\:. ...,',"'- 10 du Medium Density Residential 1.0 6-14 du lOdu 1-0 6-14 du Oeen Soac-; . ..."'" ,- - 2.2 N/A NIA 2.2 N/A N/A " -,.'~ -. -- Subtotal 3.2 6-14 du IOdu 3.2 6-14 du 10du ..n"__·_ on..'_ TiYFAL .". _..."- 188.9 652-1,418 du 1,053 l(U 188.9 496-1,176 dll 847 du -=.. .'r~.'·· 6,5.14~i5,~~I.,\'f /{246,36,589 sf rù?~ ,_n 27,704 sf Thc residential portion of the project is expected to be a mix of detachcd and attached units. These units will be designcd to take advantage of the natural features ofthe site. The Dublin Unified School District has detemlined that the elementary school in this area is not needed as an educational facility and has oftïcially relinquished the site. As part of the previously noted Council workshop, the Council agreed to exchange the school site for residential uses. Because of this, the site will be rcdesignated to Medium High Density residential. The Tassajara Creek open space area servcs as a focal point for the neighborhoods within the project area. This corridor will function as a linear pedestrian, bicycle, and equestrian circulation route cOlmecting neighborhoods, p¡U'ks, schools, and surrounding open space. In addition, this open space will maintain and provide for wildlife habitat and passage_ Within Dublin Ranch West, Tassajara Creek and its tributaries will be cleared of as much abandoned fann equipment ... - - Page 4 . ,\ìlage 1 DeveJopm~lIt Plan Project f)es{~nj)fion · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · DublittRª"r.h We...t Annexation Area· January 2005 and debris as is practical, cattle have been eliminated from the creck corridors, and selected areas will he revegetated. Portions of the Lin property, along thc crcek and tributaries, have been proposed as managed environmental arcas, consistent with a Mitigation and Monitoring Plan associated with a Dublin Ranch wetland tm permit. The applicant has worked with various resource agencies regarding these mitigation measures to gain the agencies approval. In addition to preserving this area, additional mitigation measures are included in the agency approved mitigation and monitoring plan, such as removing cattle and debris from the corridors. Thcse areas will be evaluated and monitored by professional environmental consullants. Maintenance of these managed environmental areas will be privately fundcd. Due to the topography and existing vegetation, thc majority of the Dublin Ranch Tassajara Creek corridor will bc left in its current natural state, with the exception of localized revegetation and bridge crossings. According to the Stream Restoration Program (SRP), tl¡e presence of a single loadcd frontage road eliminates the need for a separatc creek maintenance road, if onc is required. Two bridge crossings over Tassajara Creek are proposed for Dublin Ranch West to allow for adcquatc site circulation, while reducing environmcntal disruption to a minimum. The Stream Restoration Program recommends that the creek conidor setback should protect wildlifc habitat ti:om human disturbance and protect developmcnt ti:om major flood events. Within Dnblin Ranch West, the entire higher quality riparian habitat exists within the proposed creck preservation area. A 100' minimum setback along the creek and tributaries is proposed for this property to preserve the existing riparian corridor and provide a safe and efficient circulation and development plan. This sclback is wide enough to ensure adeqnate areaS for public satèty and wildlifc corridors. Storm water quality features are proposcd within the Dublin Ranch creek preservation area. As noted before, the lOa-year tlood event is maintained within the creek channel itself and docs not flow over the top of banh. Because no development is being proposed on the Bragg or Sperfslage parcels at this time, nO setbacks or studies have been determined or prepared for these properties. Two neighborhood parks are proposed to be located in the southern area of Dublin Ranch West, and arc located straddling Tassajara Creek. Besides providing rccrcational oppOltunities for both the project and surrounding neighborhoods, this siting creates a significant visual and physical open space in the community along Tassajara Road and Tassajara Creek, and assembles active and passive recreation uses together. Additionally, a public/semi-public parcel is located adjacent to, and south of, the western park. This parcel may be utilized for either public/semi- public or neighborhood park uses. Property along Tassajara Road is within the limits of the Tassajara Road Scenic Corridor. The Lin project follows the City's scenic corridor policies by encouraging views of the stream corridor and riparian vegetation. Additionally, much of the western hil1side will be preserved to providc a backdrop to the units bclow and to allow for an open space corridor to extend through the project site. The majority of the ridgeline will also bc maintained. Views of both features will be possible from Tassajara Road. The Bragg and Sperfslage properties will need to address these policies a¡¡d guidelines when they are planned to be developed. ....__ . _'" _n. Page 5 . StaKe J Development Pllln Project Description · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~_~_.~---1!.IjQJi.n,.B.ß.nr.h We.'il Annexation Area· J,muarv 20()5 Project Access and Circulation Access to the properties will be ITom Tassajara Road, an existing two-lane road that extends northerly from 1-580 through Contra Costa County. Tassajara Road runs along most of the eastern boundary of the sitc. Ultimately Tassajara Road is scheduled to be a six"lane divided arterial. For Dublin Ranch West, two project entry roads from Tassajara Road will conncct to bridges crossing Tassajara Creek and accessing the residential neighborhoods located to the west of the creek. Within Dublin Ranch Wcst, a residential collector enters from the central portion of the property and wi.l1 provide access to residential streets and neighborhoods. A sccondary road connecting to Tassajara Road is proposed in the southern area of the property. This street will provide primary access to the parks, plus being a secondary emergency access route to the Dublin Ranch westem neighborhoods. City and Fire Department Staff have reviewed and approved an emcrgcncy circulation route plan for the Dublin Ranch West property. As notcd abovc, two roadways connecting to Tassajara Road will provide daily and cmcrgcncy acccss for the project. The primary access for both circulation and emergency personal is from the centrally located residential collector that bisects the property. The second street that connects to Tassajara Road is a public street south of the central residential collector for park access. Additionally, this street will have an emergency aeccss cascment placcd upon it to provide additional egress and entry during emergency situations for project residents. A creek ITontage road, north of and connccting to the primary acccss road, providcs sccondary access within an interconnected street system to completc thc elements of the emergency access plan. Proposcd public strcct scctions arc comparable to those already approved or built in other arcas of the Specific Plan. Private streets, with reduced rights of way and/or curb-to-curb widths maybe proposed as part of this development. Entries and circulation for the Bragg and Sperfslage properties are not discussed, as they are not bcing proposed for development at this timc. In addition to sidcwalks, pcdcstrian and bicycle acccss will be provided by a multi-use trail along the creek and other trail opportunities within the Duhlin Ranch West project. Duc to environmental constraints, no designated pedestrian/bicycle bridges will be provided over the creek Or tributarics. Rather, trails will follow the outcr pcrimcter of the creek and tributary corridor and utilize the two vehicular/pedestrian bridges. Discussions have been held with EBRPD to ascertain their plans for this area. EBRPD noted that they would acccpt a multi-use trail alignment along the westem side of Tassajara Creek, within the associatcd open space areas. Pedestrian and bicycle circulation routes for the Bragg and Spcrlslagc properties wi11 be studied and determined when they are proposed for development. Multi-use trails may abo be utilizcd a maintenance roads tor the creek and open space areas and for emergency access. Page 6 . Stage J Development Plan Project Descriptio/'J · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · fJu.l1Jin Ranch West Annexation A"'e1L;j.Q,nuw1l 2005 Proposed Phasing Approach Although development is cxpected to begin within the Dublin Ranch West project, and procccd from east to west and south to north as accesS and utilities are extended through the site, two gcneral development phases arc planned. Phasing and development timing tor this annexation area win depend largely on market demand. Storm drainage, sewer, and water backbone improvements may be constructed in phases and will provide service for each dcvclopment phasc. The Lin property would undergo bulk grading to accommodate the various residential areas of the property and achieve a balanccd cut and fin condition. It is unknown when the Bragg and Spcrfslagc parcels win be developed, so their phasing is not discussed here. Thc City win determine phasing of the park. Sanitary, water and recycled water services will be provided by the Dublin San Ramon Services District (DSRSD) in accordancc with their Facilities Master I'lans. Final locations and sizing of these facilities will be detcrmined in conjunction with the recommendation of the DSRSD Facilities Master Plan. A couple of stonn drainage outtalls into Tassajara Crcck will be constructed as nccded with the Dublin Ranch West projcet. Inclusionary Zoning Ordinance The implementation of the City's ¡nelusionary Zoning Ordinance with respect to the Dublin Ranch West project has been fulfilled with the approval of the Fairway Ranch housing development. Fairway Ranch will provide for the inclusionary housing requirement jar all of Dublin Ranch. As the Bragg and Sperfslage properties are developed, they will have to meet the rcquirements of the City's Inclusionary Zoning Ordinance. Hazardous Waste Analysis Eckland Consultants conducted a Phase I environmental sitc assessment of the project area in July of 2001 to investigate on-site hazardous wastes or substances of Dublin Ranch West. Eckland's assessment indicates that thc property is not known to be on a hazardous waste or substance area list. The study coneluded that the property has a low 1 ikelihood that any hazardous or toxic substanccs cxist on the site. Jt was suggcsted that prior to demolition, asbestos and lead-based paint surveys be implemented on the existing structures as required by code, that debris be removed from the site, and that existing septic and leach Jícld systems should be pumped out and removed. Becausc no development is being proposed for the Bragg and Sperfslage properties, no environmental site analysis has been prepared for them at this time. --.-. -. PUj{e 7 .. Stage 1 D~vei<)pmen.t PJall Pr~icct Description · · · · · · · · · · · · · · · · · · · · · · · · · '. · · · .. i. .. '. !. · · · · '. · · · · · Duhlin Ranch West AI/nexation Area . Januarv¡"J.!1.Q5.. Benetits and Costs This projcct will allow for the construction of residential dwe1Jing units and neighborhood commercia) uses, increasing the asscsscd valuc of the City. In addition, parks, open space, and multi-use trails will bc constructed and/or land dedicated for the use and pleasure of future rcsidcnts and visitors. The provision of homes within the project area will help facilitate a Citywide balance betwecn jobs and housing. Future residents will strengthen the market for ncarby commcrcialuses projected to occur in accordancc with the Eastern Dublin Specific Plan. This in turn will substantially increase sales tax revenue for the City of Dublin. All infrastructure required for development of the proposed project and the project proponents would pay for all capital facility costs as developnlent proceeds. As is typical of development requirements in Dublin, property-owners/project proponcnts would dedicate land required for roads, and parks; construct roads and parks; and contribute funds as required through thc City's Traffic Impact Fee program, school fees, and park in-lieu fees as required. Aloog with this, nonnal expenditures for City services (fire, police, recreation, gcneral administration, etc.) would be compensated by the development through requircd fecs and property tax revenues. It is anticipated that property tax revenues, along with increased local sales tax attributed to the Project, will covcr thc public service costs. ..."....,,,...n_, Page 8 . Stage 1 Deve/opmf-nt Plan PmJed DescriptÙ>t/ · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ."_',. f)llhlin Ran.ch Wes~¡tnnexlltÙm Are-a· JanHf!..n' 2005 Findings A. The vroposal will be harmonious and comvatible with existint! and {ilture develovment in the surroundinf!: area. Development of the project area wil1 be hannonious with and relate to existing and liJture dcvelopment. The site plan for the propertics, where envirorunentaJ1y feasible, adheres to the General Plan's and the Eastern Dublin Specific Plan's goals and policies. This will ensure that the project will be compatible, both in tenns of land use and physical design, with adjacent development. The proposed mix of uses will blend with the neighboring developments lo create a viable, cohcsive community. The residential, open space, and neighborhood park uses will be compatible with the surrounding uses of Eastern Dublin as they come to fruition. B. The sile is physicallv suitable (or the tvve and intensitv of "Oltinf!: ",(listricts beinl! vroIJo.~.gd. The project site is physically suitable for the type and intensity of zoning being proposed. The type and densities of proposed land use designations are identical to those pennitted by the Eastern Dublin Specific Plan. Open space corridors buller and preserve significant natural features. In doing so, the proposed land uses are sensitive to environmental constraints while still providing a community that is both livable and naturally cohesive. Development patterns outlined in the Gencral Plan and the Eastern Dublin Specific Plan concentrate higher density uses in the lowlands along Ta"ajara Creek and Tassajara Road, while the steeper portions of the site have been designated for lower density residential uses. The proposal duplicates these policies while eliminating those land uses that fall within the Tassajara Creek corridor on the Dublin Ranch West site. The preliminaty geologic and geotechnical study completed for thc Lin property states that Dublin Ranch Wcst is suitable for its proposed uses. No earthquake faults are located on Dublin Ranch West. Berlogar Geotechnical Consultants also performed a creek bank evaluation report for Dublin Ranch West. Their work included site reconnaissance and review of historical site acrial photographs. 111ey found nO evidence of large-scale changes of the creek alignment within tbe past 50 ycars. 13erlogar observed some creek bank retreat in the downstream direction, but noted Illis can be remedied by providing the 100 foot setback and controlling sufÍace runoff The 100-year flood event is maintained within the lop of banks of the creek and tributaries. This is supported by FEMA community map panels No.060705 0002 B (datcd Revised November!, 2002) and No. 060001 0115C (dated Revised September 17, 1997) that illustrate there are no flood hazards on developable areas of thesc propet1ies. Page 9 . Stage I Development Pian P"(~ied Description. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Dublin Ranch W~Æ! Arme.t.ation Area . Jan~ 2005 c. The proposal will not adverselv affect the health or safety of persons residinf! or workinl! in the vicinitv, or he detrimental to the Dublic health, safe/v, and welfare. The proposed project is consistent with the Eastern Dublin Specific Plan's ordinances for public health, safety, and welfare. l11e project will not adversely affect the health or safety of pcrsons residing or working in the vicinity, nor will it be detrimental to public health, safety or welfare. Additionally, no noxious odors, hazardous materials, or excessive noises will bc produced. AU landslides within the deve10pment area will be stabilized, removed, or avoided in accordancc with design level geotechnical reports. Development in hillside areas is carefully regulated under the Spccific Plan to insure that hazardous hillside conditions arc avoided or remedied, FEMA community panel No,060705 0002 B (dated Revised November!, 2002) and No. 060001 0115C (dated Revised September 17, 1997) indicatc that no developable portions ofthe properties contain 100-year flood zones. None of the residential lots in tbe Dublin Ranch project will have direct driveway acCCSS onto a major arterial. D. The prooosed uses for the site are conS is Wilt with the elements of the City of Dublin General Pial! and the Eastern Dublin Svecifìc Pial!. The Stage I Planned Development Rezone is consistent with tbe Gencral Plan Amcndment and the Eastern Dublin Specific Plan Land Use Plans, exccpt for a few instances on the Dublin Ranch West property, These exceptions, however, foHow the intent of the Plan's policies and goals. A General Plan! Specitlc Plan amendment application for the Lin propcrty has been included to address these changcs. To be more cnvironmentally sensitive and to bc cohesive with the surrounding uses and policy direction in Dublin, the project has modified certain land uses and their locations, For instance, within Dublin Rancb West, uses Umt wcre previously located too close to Or within Tassajara Creek and its tributaries have been eliminated and/or relocated, In doing so, this project is more consistcnt with current environmental policy and more sensitive to the residential trends and nceds of the community of Dublin as a whole while still meeting the intcnt of City policy. E. The proiect satisfies the purpo,ye and intent of a "Planned Development" as outlined in Chewter 8,32 oOhe Munici/Jal Code, . The proposed project is planned as a comprehensive community with distinct neighborhoods and will have development standards tailored to the specific needs of the site. . The proposed project design incorporates flexibility and diversity in the development of the property by providing a range oflow, Il1edium and mcdium- ...--..-- Page 10 St~e I Developme,ztÞï~l PrQjeç:l DescripÚõ;1 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ,. ¡. , · · · · · · · · · · · · · Dubli11-, Ranch West Annexation Area . Januarv....1Qf)l high density housing types, neighborhood commercial (Bragg), op.on space, and neighborhood park. · A mix of uses are proposed which, when comparcd to the amendments proposed for the General Plan and the Eastern Dublin Specific Plan, is consistent with the intent and uSeS of these documents. · The project intends to protect the integrity of the residential and non-residential areas ofthe City of Dublin. The Tassajara Creek corridor has been designated as open spacc, along with the steeper portions of the western hillside, protecting the sensitive environmental and attractive features of the site, · Public facilities such as multi-use trails arc proposed through the Duhlin Ranch West site, as is a neighborhood park and a public/semi-puhlic site. These amenities will be developed and sited so as to make them an efficient and integral part of the community and City as a whole. · TI1C proposed community will blend with the natural features unique to the site through the use of design and planning, This will identify the site as a community whose offerings exceed what is available fi:om conventional development. · This project will enhance the existing environment, offer coordinated and coherent housing opportunities, and create a desirability beyond what currently is designatcd on the Dublin Ranch West property by the General Plan and East Dublin Specific Plan. The proposed community will be an asset to the City of [Jublin. Page J 1 .Wage J Developmef!l Plan Project Description · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · '. · '. · ,. · · · · · · --,~,_.,.,~. j).uhlin Ranch We.s..r.A_,:¡ne.xa.tion Area· lq.nuarll 2005 Pcrmitted and Conditional Land Uses PD Single Famny Residential Permitted U,es: Accessory structures and uscs in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Community care facility/small (permitted ifrequired by law, otherwise as conditional use) Home occupation in accordance with Chapter 8.64 ofthc Dublin Zoning Ordinance Privatc rccreation facility (for homeowncrs' associalion and/or tenant usc only) Second unit in accordance with appropriatc rcgulations Dublin Zoning Ordinance (Chapter 8.80), if buill by initial homebuildcr Single family dwelling Small family day care home per Chapler 8.08 of the Dublin Zoning Ordinance Conditional Uses: Ambulance service Bed and breakfasl inn Day care ccntcr Large family day care home Parking lol - residcntial Religious facility School/private Second residentiallmil ifnot built by initial homebuilder, in accordance with approved Stage 2 Planncd Development. Accessory Uses: All Accessory Uscs shall be in accordance wilh Scction 8.40. ofthc Dublin Zoning Ordinance Temporary Uses: Tcmporary construction trailer Tract and sales office/model home complex PD Medium Density Residential Permitted Uses: Acccssory struclures and uscs in accordance with Section 8.40.030 of the Dublin Zoning Ordinancc Community care faci1ity- small (pemlilted ifrequired by law, olherwisc as conditional use) Homc occupatioDs (pcr Chapter 8.64 ofthc Dublin Zoning Ordinancc) Multi-tàmily dwelling Private rccrcation facilily (for homeowners' associalion and/or tenants usc only) Permitted and Conditional }.W¡J Uses . Page I 2_11::_!l~fJRWf!õt_l;md U5~"'5.¡J\JC · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · D!lblin Ranch I!ì!! AnnexatiOn. Area" Jatluarv 2005 Second unit in accordance with appropriate regulations in Dublin Zoning Ordinance (Chapter 8.80), ifbuilt by initial homebuilder Single family dwelling Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance Conditional Uses: Bed and breakfast inn Boarding house Community center Day care center Large family day carc homc Large vehiele storage area (appropriately screened) Parking lot - residential Religious facility School/private Sccond residential unit ifnot built by initial homebuildcr, in accordance with approved Stage 2 Plmmed Development. Acæssmy Uses: All Accessory Uses shall bc in accordmlce with Section 8.40, Mthe Dublin Zoning Ordinance Temporary Uses: Temporary construction trailer Tract and sales office/model home cmuplex PD Medium-High Uensity Residential Permitted Uses: Accessory structures and uses Community care facility- small (permitted if required hy law, othcrwise as conditional usc) Home occupations (per Chapter 8.64) Multi-family dwelling Private recreation facility (for homcowncrs' association and/or tenants use only) Family day carc homc- small Conditional Uses: Bed and brcakfast iIUl Boarding housc Community care facility- large Day Care center Family day care home- large Parking lot Religious facility School/private ·.U.,·_~ Permitted and Conditional Land Use.s .. Page 2 :2, 18.05DR W~_land IJ~es:.dClt · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Dublin Ra1'/.c1JYést Annexation Are..H, ~..J(llluarv 2005 Accessory [l.<es: All Accessory Uses shall be in accordance with Section 8.40. ofthe Dublin Zoning Ordinance Temporary Uses: Arts and crafts fair Sales office/model home complex Temporary construction trailer PD Open Space Permitted Uses, including. but not limited to: Agriculturc and grazing Conservation areas Public or private infrastructure Public or private rcereation facility- active or passive Recreation facility- passive Streams and drainage protection corridors Those uses allowed hy the U.S. Anny Corps of Engineers under Section 404 and 1600 agreements. Trails and maintenance roads Trail staging area Other educational or recreational facilities Water quality, drainage, and other similar facilities, including swales and basins Wildlife habitat preservation areas PD Neighborhood Park Permitted Uses, including, but not limited to: Community park Ncighborhood park Rcereational or educational facilities Trail staging area PD Public/Semi-Pnblic Permitted Uses, including, but not limited to: Community Center/Clubhouse Community Facility Community Park Cnltural Center Day Care Center Farmer's Market Neighborhood park Neighborhood square Rcereational or educational facilities - active or passive - .. Permitted and CondìLÙmal Land Uses . P'.¡.ge 3 2-¡s-Qm&W<;:il!-lÆI¡(I U~¢I',d(>c · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · DI¿J)lin RanchJ}leM Annexation Area -_J(lnUO,rv 2005 Trail staging area Other educational or recreational faciJities Other govellllnental and quasi~govemmental offices as detem1incd by the Conmluuity Devclopment Director Incidental and accessory structures and uses Parking lot Private recreation facility- active or passive Private school/educational facility Public or private infrastructure Senior Center Those uses allowed by the U.S. Army Corps of Engineers under Scetion404 and 1600 agreements. Trails and maintenance roads Trail staging area Water quality, drainage, and other similar facilities, including swales and basins Youth Center Parnit1~d and C01/.ditio,~d I.and (Ises .. 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