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Home My WebLink About6.1 Attachment 5 I I I -I -I I I I I I I I I. I I I I I I 31 ~. J&18 SYCAMORE GRQUE PD Rezone City of Dublin, California / PLEASANTON PROJECT TEAM: OWNER/APPLICANT: DUBLIN RANCH HOLDINGS, LLC 4690 CHABOT DRIVE SUITE 100 PLEASANTON, CA 94588 TEL: 925-463-1666 FAX: 925-463-3690 CONTACT: JAMES TONG PROJECT MANAGER: LAND PLAN ASSOCIATES 450 MAIN STREET, SUITE 205 PLEASANTON, CA 94566 925-846-0084 CONTACT: DAVE CHADBOURNE PROJECT ARCHITECT: VAN TILBURG BANVARD & SODERBURGH, AlA PENTHOUSE, 225 ARIZONA AVENUE SANTA MONICA, CA 90401 TEL: 310-394-0273 FAX: 310-675.0052 CONTACT: TED YOUNGS CIVIL ENGINEERlLAND PLANNER: MACKAY & SOMPS 5142 FIlANKLIN DIUVE, SUITED PLEASANTON, CA 94588 TEL: 925-225-0690 FAX: 925-225-0698 CONTACT: BRIAN SCHULTZE LANDSCAPE ARCHITECT: VANDER TOOLEN ASSOCIATES 855 BORDEAUX WAY #240 NAPA, CA 94558 TEL: 707-224-2299 FAX: 707"224-6821 CONTACT: 'ROMAN DE SOTA GEOTECHNICAL ENGINEER: BERLOGAR GEOTECHNICi\L CONSULTANTS 5587 SUNOL BLVD. PLEASANTON, CA 94566 TEL: 925-484.0220 FAX: 925-846-9645 CONTACT: PAUL LAI RECEIVED MAR! ll007 DUBUN PLANNING _L,.'. t..{-f, ....,." (,. t 1 ?---_.~ . _.................-...,--"""'---'~,...,< A.;.'~.""~ i'P~"'" I I I I I I I I I I I I I I I I I I I 32-~1Ih! Land Plan Associates Land Planning · Project Management · Urban Design · Entitlements TRANSMITTAL LETTER TO: City of Dublin Planning Department 100 Civic Plaza Dublin CA 94568 PROJECT NO.: DATE: SUBJECT: 07 -SG March 21,2007 Dublin Ranch Sycamore Grove Condominiums ATTN: Michael Porto SHIP VIA: M&S Delivery/Golden State Overnight DESCRIPTION OF ENCLOSED: . Twelve (12) booklets of the Sycamore Grove Stage II PO Rezone/SDR submittal '. package (dated March 2007), including the following: Stage II PO Rezone Project Description, Uses list, Exhibits and Design Standards Site Development Review Application including architectural, landscape and site/civil exhibits . Public Art Compliance Report (2 Copies) MESSAGE: Mike: Enclosed for your review are twelve updated booklets containing the Stage III PDlSDR submittal package for the proposed Sycamore Grove condominium project in. Dublin Ranch. Revisions included in this package. address the City staff and agency review comments received to date as well as those received at the Planning Commission Study Session. Please advise if we need to meet with you and/or other City staff members to further explain our submittal and address any questions that you may have. Thank you. MACKAY & SOMPS BY: Dave Chadbourne GC: Jim Tong, Charter Properties w/enclosures Joyce Jackson, GNU Group " Ted Youngs, VTBS Architects w/encl. Roman DeSotalDave Bennet, VTA .. 450 Main Street, Suite 205 . Pleasanton, CA 94566 . Phone (925) 846-0084 . Fax (925) 242-5881 www.landplan-ca.rom I'.........':. i lii 11 I I" ........1...1 _,i' IW! _Co'"~ . '.:.:.;<~ <~:j ~4 Xl I 1..................'..\ f, '1 __o:';J II" : I] 11 II ,d 11 1~1 I'.'.".........' "'If 1 r I'~'..I 'il j IJ . I I' I ':>3 ~ ;/J8 CITY OF DUBLIN PLANNING APPLICATION FORM NOTE: Please discuss your proposal with Planning Staff prior to completing this form. All items on this form related to your specific type of application must be completed. Some of the items listed might not apply to our s ecific a lication. Please rint or t e Ie ibl . Attach additional sheets, if necessar . I. TYPE OF APPLICATION: Administrative Conditional Use Permit [ACUPl Conditional Use Permit [CUPl Site Development Review [SDR] Variance [V AR] Vesting Tentative Subdivision Map [T MAP] Sign/Site Development Review [SIGN/SDR] Master Sign Program [MSP /SDR] Planned Development Rezone [PD REZ] Rezone [REZ] General/Specific Plan Amendment [GP A] x x II. GENERAL DATA A. Address/Location of Property: Between Dublin Boulevard and Maguire Way east of Keegan Street B. Assessor Parcel Number: 985-0027-001 C. Site Area: 6.36:t Net acres. D. Zoning: PO High Density Residential (pA96-039) D. General Plan Designation: High Density Residential F. Existing/Proposed Use of Property: Existing Use: Vacant Landi Proposed Use: High Density Residential G. Existing Use of Surrounding Properties: Vacant land to East and South; Existing High Density Residential use to north and west III. AUTHORIZATION OF PROPERTY OWNER AND APPLICANT A. PROPERlY OWNER: In signing this application, I, as Property Owner, certify that I have full legal capacity to, and hereby do, authorize the filing of this application. I understand that conditions of approval are binding. I agree to be bound by those conditions, subject only ,to the right to object at the hearings or during the appeal period. I further certify that the infomzation and exhibits submitted are true and correct. (Note: All Property Owners must sign if property is jointly owned) in Ranch Holdin s LLC Mr. James Ton abot Drive Suite 100 ton CA 94588 Capacity: Capacity: Phone: Fax: Date: Property Owner Authorized Representative (925)463-1666 (925) 463-3690 //'- I 7 ,- ~c1O 6 Signa B. APPLICA THER THAN PROPERlY OWNER: In signing this application, I, as Applicant, certify that I have obtained w "tte authorization from the property owner and have attached separate documentation showing my full legal capacity to ft e this application. I agree to be bound by the conditions of approval, subject only to the right to object at the hearings or during the appeal period. I further certify that the infonnation and exhibits submitted are true and correct, Name: Company: Address: Capacity: Phone: Fax: Signature Date: Du bhnPlanning ^ ppl iCi:\til m.doc I I I I I I I I I'...... 1 , I~ It I.} \ I' 11 -,g I',.! 4 I I I'i; II I Application Name: Sycamore Grove Condominiums Dublin Ranch - Area H Stae:e 2 Develoument PlanlPlanned Develoument Rezone Site Develoument Review Master Sie:n Proe:ram Initial Study (ENVIRONMENTAL INFORMATION FORM - PART 1) (To be completed by Applicant pursuant to City of Dublin Environmental Guidelines Section 1.6) Date Filed: November 2006 GENERAL INFORMATION: 1. Name and address of authorized representative of property owner: Dublin Ranch Holdine:s. LLC Bv: Mr. James Tone:. Authorized Reuresentative 4690 Chabot Drive, Suite 100. Pleasanton. CA 94588 2. Address of Project: East of Keee:an Street. South of Mae:uire Way. West of Lockhart Street and North of Dublin Blvd. in Dublin Ranch 3. Name, address and phone number of person to be contacted concerning this project: Mr. James Tone: Authorized Reuresentative Chabot Drive. Suite 100 Pleasanton CA 94588 (925) 463-1666 David Chadbourne MacKav & Somus 4690 5142 Franklin Dr. Suite B Pleasanton. CA 94588 (925) 225-0690 4. List and describe any other related permits and other public approvals required for this project, including those required for this project, including those required by city, regional, state and federal agencies: Service from DSRSD 5. Existing Zoning District: PD - Hie:h Density Residential 19342-0dc11-28-D6GraftonStationStage2PD-Env.InfoForm.doc .3" ~ I t.I~ I YN_,;;it I I I I I ~.,.ff I~ .,.3 I~ ." '..~..:.i.: ------" .-t II IJ I 11 I ~,..;l I~.:'..:..:...'..'.... ! I; - I I 1'1 "~ 35'" D;f.. t~8 6. Description of Project: (Include site area, uses, size and number of buildings, parking, number of dwelling units, scheduling, and any other information necessary or helpful to understand project. This attached description must be complete and accurate. Exhibits or photographs should be identified and attached.) The Project Site is located within the southernmost parcel of what was previously known as the Fairway Ranch project. It is located within the City of Dublin and is bordered by Keegan Street to the west, Dublin Blvd. to the south, Maguire Way to the north and Lockhart Street to the east. Current land uses surrounding the project include an existing 304-unit family apartments project to the north, existing high-density residential units to the west (the Terraces at Dublin Ranch Villages), land zoned for Campus Office uses to the south and land zoned for Medium Density Residential to the east. The Project Site consists of approximately 8.8 gross acres (6.4 net acres). The Project Site is currently vacant, but recently served as the staging area for the family and senior apartments project that is under construction to the north. There are no permanent structures in place on the property. The site is generally rectangular in shape and is surrounded by existing streets on all four sides. The southern half of the site has a 5'+/- high embankment around the perimeter behind the current right-of-way that creates a flat pad for the majority of the site. The average existing slope across the site is typically under 1 %. In the southern portion of the site, along Dublin Blvd. and the southern stretches of Keegan and Lockhart Streets, there is a four- to five-foot-high embankment as the grading transitions from the flat pad area to the sidewalks on the already constructed streets. , The Development Plan for this project proposes 304 units of High Density Residential condominiums (278 flats, 4 townhomes and 22 live-work units) on approximately 8.8 gross acres. Residential densities (34.6 du/ac gross and 47.8 du/ac net) proposed for the Sycamore Grove project fall within the ranges permitted by the HDR residential category as specified in the Eastern Dublin Specific Plan and General Plan. The Sycamore Grove condominium project is comprised of two podium buildings as well as several separate buildings containing attached live/work units and/or townhomes. The western podium building will be built as part of Phase One and has two levels of subterranean parking and up to four stories of residential flats. There are a total of 135 units within this building consisting of one, two and three bedroom flats as well as one, two and three bedroom flats with lofts. The eastern podium building will be built in Phase Two and will have two floors of subterranean parking and up to four stories of residential flats. The eastern podium will have a total of 143 units of one, two and three bedroom units as well as one, two and three bedroom flats with lofts. Each flat within the podium buildings will have interior entrances. Direct access from the parking garages to the units will be provided via elevators and stairwells 19342-0dc11-28-06GraflonSlationStage2PD-Env.InfoForm.doc I I I I I I I I I I I I I '1,",<,:", i I I II I, I 3' ~ Ill'! located in the lobbies of each building. Each podium will also have a large, internal landscaped courtyard that will be accessible to all residents. Attached three-story units are proposed along the southern end of the site and will front onto Dublin Boulevard as well as portions of Lockhart and Keegan Streets. These attached units will include 22 live/work units and four townhomes and will be separate from the podium flats. Each of the live/work units has a total of 2150 square feet with approximately 710 square feet on the lower level being identified as work or flex space. Each of these units will have two entries, one at the front of the unit on Dublin Boulevard for visitors and guests as well as one private entrance via a landscaped courtyard situated between the units and the garage. Between the two pudium buildings is a central main courtyard that will include a 25-meter swimming pool and a spa for all residents of the complex as well as open space and landscaped areas for more passive activities. A clubhouse, which will provide services to the residents of Sycamore Grove, is accessible through the center courtyard as well as from Maguire Way and is attached to the western podium building. Since all of the streets bordering the Project Site currently exist, no new streets will be required to serve the Project. Primary vehicular access to the subterranean parking garage will be from either Keegan Street or Lockhart Street. There will be a secondary garage entrance off Dublin Boulevard for residents as well as deliveries and maintenance personnel, but guests and residents will be encouraged to enter at the Keegan and Lockhart Street entrances. Maguire Way is a private street that was constructed in conjunction with The Groves family apartments. There will be no vehicular entry to the Sycamore Grove condominium flats or the parking garage off Maguire Way; however, a pedestrian entry/exit for the clubhouse facility will be located on Maguire. Phasing and development timing of the project will depend largely upon market demand. The project will be completed in two phases. The western podium building (135 flats) will built as Phase 1. Phase 2 will consist of the eastern podium building (143 flats). Eleven live/work units and two townhouse units will also be built as a part of each phase. All necessary storm drainage, sewer, and water backbone improvements may occur by phase and will provide service for each phase. It is anticipated that most, if not all, bulk site grading would be done with the initial phases of the project. Please refer to the attached photographs on affected land area(s) for additional data regarding existing site conditions. 19342-Odc11-28-06GraftonStationStage2PD-Env.InfoForm.doc I I I I I I I I I I I I I I I, I I I I ~ 1 ~ l/frJ 7. Are the following items applicable to the project or its effects? Discuss below all items checked (attach additIonal sheets as necessary). All of the following items are addressed in the pro~ram EIR prepared for the Eastern Dublin General Plan Amendment/SpecIfic Plan or the Negative Declaration for Dublin Ranch Planning Areas B-E (P A-96-039), November 18, 1997. Yes No 1. Change in existing features of any bays, tidelands, beaches, lakes or hills, or substantial alteration of ground contours. 2. Change in scenic views or vistas from existing r.esidential areas or public lands or roads. 3. Change in pattern, scale or character of general area of project. 4. Significant amounts of solid waste or litter. 5. Change in dust, ash, smoke, fumes or odors in vicinity. 6. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing drainage patterns. 7. Substantial change in existing noise or vibration levels in the vicinity. 8. Site on filled land or on slope of 10 percent (10%) or more. 9. Use of disposal of potentially hazardous materials, such as toxic substances, flammables or explosives. 10. Substantial change in demand for municipal services (police, fire, water, sewage, etc.). 11. Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc.). 12. Relationship to larger project or series of projects. 19342-Odc11-28-06GraftonStationStage2PD-Env,InfoForm.doc I I I I I I I I I I I I,'.,.' I I I I I I I"""..,'. i I ENVIRONMENT AL SETTING: 8. Briefly describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of the structures. Ifnecessary, attach photographs of the site. See the Eastern Dublin GP A/Specific Plan EIR pae:es 2,.2 and 2-3. Eastern Dublin Specific Plan pae:es 5 and 6. and the Initial Study Nee:ative Declaration prepared for Dublin Ranch Plannine: Areas B-E (P A-96-039). November 18. 1997. Also. please refer to the attached photoe:raphs of the area for additional data ree:ardine: existine: site conditions. 9. Briefly describe the surrounding 'properties, including information on plants and animals, any cultural, histOrIcal or scenic aspects and the type of land use. Refer to the Eastern Dublin GP A/Specific Plan EIR pae:es 2-2. Eastern Dublin Specific Plan pae:es 5-7. and the Initial StudvlMitie:ated Nee:ative Declaration prepared for Dublin Ranch Plannine: Areas B-E (P A-96- 039). November 18. 1997. CERTIFICATION: I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my abili , nd that the facts, statements and information presented are true and c rre 0 the best of my knowledge and belief. Dated: //- '2-7'-~6 resentative 1934200dc11-28-06GraftonStationStage2PD-Env.InfoForm.doc ..38 1''18 ;1 I I I I I 3~ ~ Itl9 Planner Date CITY OF DUBLIN APPLICATION SUBMITTAL REQUIREM.ENTS FOR PLANNED DEVELOPMENT ZONING DISTRICT STAGE 2 DEVELOPMENT PLAN On a case by case basis, a City Planner will place a checkmark (.J) next to the information required for submittal. The Planner may determine that specific information may not be needed to process a particular application. If the Planner decides to waive certain information, the Planner will initial the waived information and keep a copy of the form for City records. It is City policy not to accept incomplete applications unless a Planner has specifically identified those items waived by writing N/A and their initials next to them. Please note if an incomplete application is received by mail or hand delivered by courier it may be returned to the applicant. Incomplete or inaccurate information may result in processing delays or denial of the project. Checking off the Quick Check box does not necessarily mean that all the required application items have been submitted. Staff will do a thorough review of the submittal for completeness and environmental determination, often involving an on-site visit. Staff will send a notice to you within 30 days listing the items necessary to complete the application. I To comply with State law, the following represents a comprehensive list of information which must be submitted prior to acceptance of the application for a Stage 2 Development Plan for all or a portion of the Planned Development Zoning District, as applicable under any proposed or adopted phasing plan: I I I I I GENERAL INFORMA nON: Project Street Address/Location: B;;tween Dublin Boulevard and Central Parkway. east of Keegan Street Project Name: Sycamore Grove at Dublin Ranch Project Description: Proiect includes a total of304 residential units with 278 condominium flats. 22 live-work units and 4 town homes. Parking will be provided in a two-level subterranean garage located under the podium structures. General Plan Land Use Designation: High Densitv Residential Specific Plan Land Use Designation: High Density Residential Zoning District: PD High Densitv Residential. (P A 96-039) Applicant Name: Dublin Ranch Holdings. LLC APN: 985-0027-001 Phone:925-463-1666 I I SUBMITTAL QUICK REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED Completed Application Form including the address and signatures of Applicant(s) and Property Owner(s). Completed Environmental Information Form including signatures of Applicant(s) and Property Owner(s). Application Fee and Processine: Deposit (Cash or check payable to City of Dublin) Fee Deposit _ PD Zoning District, Stage 2 $N/A $ Environmental FiJine: Fees/Deposits - County Administrative Fees ($25.00) $ $N/A (check payable to Alameda County Clerk) - Initial Study Fee ($25.00) $ $ N/A (payable to City of Dublin) - Environmental Impact ReIJort Deposit! $N/A $ (payable to City of Dublin - Special Studies Deposit (traffic. noise. etc.) $N/A $ (payable to City of Duhlin TOTAL TOTAL I I I I I Revised 11/09/05 I 1./-0 ~ 11i~ I SUBMITTAL QUICK REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED FEE DEPOSIT $ $ Completed Processine: Fee Ae:reement Form Findine:s Statement: (l copy) provide the following infonnation necessary for required findings of approval to be made: a. Describe how the proposal will be hannonious and compatible with existing and future development in the surrounding area. b. Is the site physically suitable for the type and intensity of the zoning district being proposed? c. Will the proposal adversely effect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare? d. Is the proposal consistent with all elements of the General Plan and any applicable Specific Plans of the City of Dublin? e. How does this project satisfy the purpose and intent of Chapter 8.32 "Planned Development" of the Municipal Code? Written Statement: (\ copy) describe the project in detail, state the benefits and costs the rezoning will have upon the City and give reasons why the application should be approved. Provide factual infonnation supporting the following: a. Statement of compatibility with Stage I Development Plan (if applicable). b. Proposed Uses, including pennitted, conditional, and accessory uses; c. Site area (gross and net), maximum densities for residential and non-residential development by type, minimum densities where applicable for compliance with the Dublin General Plan or applicable specific plans; and maximum number of residential units by type and or maximum non-residential square footage for each use. d. Development Regulations for lot areas, lot square footage per dwelling unit, lot width and frontage, lot depth, setbacks, distances between buildings; maximum lot coverage, common useable outdoor space, floor area ratios, height limits, parking, driveways loading areas, signage, grading standards, and trash enclosures, accompanied by any necessary diagrams e. Area-wide and project-wide architectural standards, concepts and themes. f. Indicate how this project would be compatible with the Inclusionary Zoning Regulations for the provisions of affordable housing. This statement should supplement any statement regarding compliance with the Housing Element of the General Plan. g. Is the site where the project is proposed located on a hazardous waste and substances site (pursuant to Government Code Section 65962.5). Vicinity Map (l copy) showing the site in relation to nearest cross streets. Stae:e 2 Site Plan (10 copies) drawn to 1" = 20' scale and fully dimensioned (folded, 9" x 11" maximum size). The plans must be prepared and signed by a licensed civil engineer, surveyor, architect, or designer. The plans must graphically and understandably describe the proposal. The plans must show the following: a. north arrow and scale; b. location and arrangement of existing and proposed land uses; c. location and arrangement of existing and proposed land uses within 100 feet beyond the district boundary; d. existing and proposed circulation system; e. existing structures and proposed general building areas; f. contours; I I I I I I I I I I I I I I I I I P:\ I 9342\office\Submittals\Stage2PlannedDev Zon ingApp.doc 2 I 41 ~. '';8 I SUBMITTAL QUICK REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED g. limits of grading; h. parking areas, driveways and loading areas in general; 1. phasing boundaries per Stage I Development Plan. J. summary of development calculations including: - area of the Stage 2 site (gross and net) - maximum densities for residential and non-residential development by type - maximum number of residential units by type - maximum non-residential square footage for each use Preliminarv Landscapinl! Plan (\ 0 copies, folded 9" x 11" maximum size) This plan shall be consistent with the site plan and architectural plans for the proposed Planned Development and shall implement the Master Neighborhood Landscaping Plan. The plan shall be a generalized design layout which demonstrates clearly the character, massing and site compatibility of the proposed landscaping program and shall include the following: a. Design layout showing the desired landscaping program in terms of location of proposed landscaping and hardscape, b. Generalized plant palette with the generalized location, size and name of the proposed plants and trees (both common and botanical c. Fencing location and materials d. Statement of overall design theme Reduced Copies (10 copies, II" x 17") of each sheet for all plans Site Color Photol!raphs and Slides (\ set) showing views of and from site, including neighboring development. (Prints should be mounted on 8W' x II" mountboard.) (Slides should be placed in clear plastic sleeve or holder.) A written inventory/index of the slides shall be provided. Scale Model oCProiect: A scale model of the project to be submitted within one month (not before) of the hearing date. Aerial Photo legibly showing a direct overhead view of the proposed district and 300 feet beyond its boundary showing sufficient topographic data to indicate clearly the character of the terrain; the type, location, and condition of mature trees, and other natural vegetation; and the location of existing development. The aerial photo shall not be more than one year old. Preliminarv Title Report/Propertv Profile (\ copy) to document ownership, prepared within three months of application submittal. .. I I I I I I I I I I I I I I It II 1',',',1,,' . ) , P:II9342IotTiceISubmittalsIStage2PlannedDevZoningApp.doc 3 I 4'2 ~,. JIfa I I SUBMITTAL QUICK REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED Public Notice Materials: a. Reproduced copy of Alameda County Assessor's Parcel Map showing the project parcel(s) outlined in red and a 300-foot radius in blue drawn from the perimeter of the parcel(s), b. Two sets of mailing labels; one set addressed to current property owners by name; and another set addressed to all current occupants/tenants on the properties contiguous to the project site. The labels need to show the addresses and Assessor's Parcel Number's within 300 feet of the parcel(s) typed on 8Y:z" x II" sheet labels. (Example of how these labels should be typed:) J. Doe (Property Owner) Occupantffenant APN: 941-042-0003 APN: 941-012-3456 1010 Main Street 1010 Dublin Blvd. Any town, CA 91234 Dublin, CA 94568 , c. Plain envelopes (l set) 4W'x9Yz" with first class postage (stamps only, no metered mail will be accepted, no return address) with labels affixed on envelopes. Properties within 1,000 feet of Camp Parks: a. Two additional sets of plans including written information, diagrams, traffic information, aerial photo and any additional required information must be submitted for Military notification of the proposal. b. Two plain envelopes 41;4" x 9Y:z" with first class postage (stamps only, metered mail will not be accepted, no return address, no mailing address) for Military notification. Lel!al Descriptions (l copy) Traffic Data specific to the site or proposed project: traffic generation rates, peak hour counts, trip distribution and similar information. (Applicant checks with Public Works Dept. for additional information.) Special Information or information in such form and number as may be required by the Planning Department. I I ,I I I I I I Ii I I I',..... ~ I I OFFICE USE ONLY Planner Date The Quick Check has determined that the application submittal is incomplete and cannot be accepted. I The Quick Check has determined that the application appears to contain the items required by this checklist (completeness as defined by Section 65943 will be determined within 30 days of application) and processinl! will bel!in. I II P:\ I 9342\oflice\Subm ittals\Stage2PlannedDev ZoningApp,doc 4 I I I I I I I I'ill.,.,.., ,-~ I I I Ii I II 1'\ :1 I I: I! Ii " l.(3, J~Q For assistance or questions regarding this form, please contact: PLANNING DEPARTMENT STAFF, CITY OF DUBLIN, 100 CIVIC PLAZA, DUBLIN, CA 94568, (925) 833-6610. P:\ 19 342\otlice\Submittals\Stage2 PlannedDev Zon ingApp.doc 5 I I I I I I I I I I I I I I I I I N.T.S. I _tlSII!! PlEASANTllN. CA (925) 225-0690 I ~ - - ---- ~ r>:Q !;j~ gr>: o Q 1-580 ~ co~ - COS1:~~ CO~~~CO~ _ ~\-~~t) DUBLIN CENTRAL PARKWAY ~ DUBLlN BOULEY ARD PLEA SANTON lflf ~ J'-!B ---- - - o ~~ ur>: liS SYCAMORE GRQ\)E VICINITY MAP PLANNED DEVELOPMENT REZONE Dublin, California March, 2007 ~ '" ~ "'... ..!-! ~.. "!it .. ~ .,,~...... II!'! lit .. M.. ..":; ..~ .. ....1 .J.." : ....1-1 , , , . ~ 1 . .. M ~ I, . ~ ! ,<~~ r .. .. .. 0' 100' 200' - 400' SYCAMORE GRQ\JE AERlALPHOTOGRAPH ~ PLANNED DEVELOPMENT REZONE IDAIIAY Ik s.-s ENCtIEE05 """'.[05 SURVEYORS PlEASAHTON. CA (925) 225-0690 Dublin, California March, 2007 4G ~ 14-8 I I I I 1\ I I i1 L~ \ \ ,..c-<"""""!":1 r71 '= ~~ . \ " , , , - '-./-----0 ,...- -----, ------:-'-'-'--'-........-'-'.........-~ '" i-l- - -.;-'--'-'--'-'--'-...:-~. ---~~~==-----'--'--~ - CiO} (fJROVE~~.~~ hfAJ~1 Y ABARTJ\tlEJ\fls J , '-, , - i; \ MAGUIRE WA ~ ~ tJ T'"" " - - _ _ _ ___ _ ~~ --'"'--L ", j~ , - ..........~ -- " (, ----------------- \ I ~ ~ ,I ",. \ \ I I , I . E--t I 00 I :z I -< I ~ I :::.::: I I I I __n' ____. , ---------------- \ I I \ I I \ I I \ I I \ I I ~ __4 b n ~ ~ ~ ~ ~ ~ I ~ Il I I 11 I I I ) I I I I I I I I DUBUN ~ ~ "- Legend - - - - Existing Property Boundary V View Location Point SYCAMORE GRQUE SITE PHOTOGRAPHS LOCATION KEY PLANNED DEVELOPMENT REZONE Dublin, California ~ 0' 50' 100' 200' I I MIllY. SIIIPI ENGINEERS PIAIIIERS SUMYORS PWSNlTON, CA (925) 225-0&90 March, 2007 1: From comer of Keegan Street and Maguire Way. looking south ~ I ~.! . ......:.~.>.... . ~.I'. " -~. ,~ . III - , '"'~ ':~i'(". .-:-- ' 2: From Maguire Way, looking southeast ~ Ii I ~- ':>. From Maguire Way, looking south 4: From comer of Dublin Blvd and Lockhart Street, looking northwest "I 5: From the corner of Dublin Blvd and Lockhart Street, looking west 'J'~~" .=r!..~-' .-" .( ... ~~ "i .......rr, ~1~{)(' ~. - .,..... :~~~ ~ J.'," e... ..a".r ~ .......... ._- q. 6: From Dublin Boulevard median, looking north ,.. ~ 1 7: From Dublin Blvd, looking north .;;""f.';.~..'~.. ".; ,~ . <. ... ) .(6 8. From corner of Dublin Blvd. and Keegan Street, looking east I I I I I I I I I I I I I I I I I I I 51 ~ I 'fa Sycamore Grove. March 2007 Project Description for SYCAMORE GRQUE PLANNED DEVELOPMENT REZONE Introduction The Sycamore Grove residential condominium project proposal includes a Revised Development Plan as defmed by Section 8.32.030(A) of the Dublin Zoning Ordinance. The PD submittal for this project is based on the Areas B-E PD (PA 96-038 and 96-039), approved by the Dublin City Council on December 2, 1997. This submittal includes a PD development plan; data on site areas; listing of permitted, conditional and prohibited uses; design standards covering site development; proposed densities; vehicular and pedestrian circulation plan; phasing plan; prototypical street sections; and textual information sufficient to establish consistency with the Dublin General Plan and Eastern Dublin Specific Plan (GP/EDSP). The proposed project is consistent with the type, location and size of the land use designations assigned to the property by the approved Areas B-E Planned Development Rezone, East Dublin Specific Plan, and Dublin General Plan. The Project Site is located within the southernmost parcel of what was previously known as the Fairway Ranch project (now known at The Groves at Dublin Ranch). It is located within the City of Dublin and is bordered by Keegan Street to the west, Dublin Blvd. to the south, an existing 304-unit apartment building to the north and Lockhart Street to the east. The Project Site consists of approximately 8.8 gross acres (6.4 net acres). Proposed Application The original PD Rezone document approved for this site in 1997 did not include any provisions for live-work units as well as varying densities within the High Density Residential land use designation. Approval of a PD amendment is now being requested since a significantly different development concept with podium buildings, subterranean parking and a mix of higher density residential types is now proposed as well as the fact 19342-2dcRevised2-28-07SycamoreGrove-Stage2PD-ProjectDescription-FindingsStatement.doc Page 1 . PD Rezone I I I I I I I I I I I I I I I I I I I 92- ~ 148' Sycamore Grove · March 2007 that the previously approved PD did not include design standards and permitted uses that are entirely applicable to the current project. Based on this, there is a need to create specific development standards, proposed allowable densities and permitted and prohibited uses for these unique living units. The current proposal requests approval of three separate residential types under the High Density Residential designation, including the live-work units and specific proposed uses for those units. In response to Section 8.32.B. of the Dublin Zoning Ordinance, the proposed high density residential project with live-work units will comply with the City's Development Plan submittal requirements. The project submittal specifically addresses those requirements as follows: 1. Statement of compatibility with Stage 1 Development Plan. The Areas B - E PD approval in 1997 was received prior to the City's adoption of the current Planned Development Ordinance with the Stage 1/Stage 2 Development Plan format. Based on this, there is no Stage 1 Development Plan to assess for compatibility with this proposal. The Project Site was designated for High Density Residential uses under the original PD approval. The current proposal maintains that land use designation and does not alter the limits of the area designated as High Density: Residential. In addition, the street network surrounding the Project Site is still consistent with what was depicted on the Land Use and Development Plan for Areas B - E. 2. Statement of proposed uses. The original Areas B - E PD approval contained a Statement of Proposed Uses, including permitted, conditional, and accessory uses applicable to the High Density Residential designation. Those uses will still be applicable to the relevant components of this project, however, a new category will be added to the overall Areas B - E uses list entitled High Density Residential with Live-Work Units which will apply specifically to permitted, conditional and prohibited uses for the live-work units. 3. Stage 2 Site Plan. A detailed, revised Development Plan for the Sycamore Grove project site is included with this submittal. The site plan and associated exhibits show the location and arrangement of existing and proposed land uses on the site and within 100 feet beyond its boundary; existing and proposed circulation system; existing structures and proposed building areas; parking areas, driveways and loading areas in general; limits of grading; and phasing boundaries. 4. Site area, proposed densities. Gross and net area data pertaining to the Project Site is depicted on the Development Plan. Proposed maximum density for this project is 34.6 dwelling units/acre (gross), which yields a total of 304 dwelling units. There is no maximum density requirement under the High Density Residential designation. All development in this category is required to achieve a minimum density level of25.1 dus/acre in accordance with the previously approved Areas B - E PD as well as the Eastern Dublin Specific Plan. Data regarding the maximum number of residential units by type is shown in the table under the Proposed Land Use and Development Concept section ofthis Project Description. 19342-2dcRevised2-28-07SycamoreGrove-Stage2PD-ProjectDescription-FindingsStatement,doc Page 2 . PD Rezone I I I I I I I I I I I I I I I I I I I 53 ~ I",Q Sycamore Grove' March 2007 5. Development Regulations. The previously approved matrix of multi-family residential land uses in the Areas B - E PD Design Standards will be amended to include a new category entitled High Density Residential with Live-Work Units. Specific development standards for this new land use category pertaining to lot areas, lot square footage per dwelling unit, lot width and frontage, lot depth, setbacks, distances between residences, maximum lot coverage, common useable outdoor space, height limits, parking, driveways, signage, and grading requirements will be included in this matrix. Standards for floor area ratios and loading areas are not included as this is an all-residential project and they are not applicable. No exterior trash enclosures are proposed as trash storage and compaction operations for this project will occur within the basement of the podium structures. 6. Architectural Standards. Project-wide architectural standards, concepts, and themes will adhere to the design standards in the approved Areas B - B PD as well as the applicable conditions of the Site Design Review approval for the adjacent Groves apartments project. No additional design standards are proposed for this PD proposal. 7. Preliminary Landscaping Plan. A Preliminary Landscaping Plan complying with Chapter 8.72, Landscaping and Fencing Regulations is included with this submittal. A statement of landscape design intent is included on the plan. In addition, the proposed landscape treatment for this Project Site will be consistent with the applicable landscape concepts and design criteria in the Areas B - E PD as well as with those in the SDR approval for the adjacent Groves apartments project. 8. Other information. Other information potentially required by the Department of Community Development as necessary for the substantive and environmental review of the proposed project is included in a separate Appendix document that accompanies this submittal package. Existing Site Conditions and Uses The Project Site is currently vacant, but recently served as the staging area for the family and senior apartments project that is under construction to the north. There are no permanent structures in place on the property. The site is generally rectangular in shape and is surrounded by existing streets on all four sides. The southern half of the site has a 5'+/- high embankment around the perimeter behind the current right-of-way that creates a flat pad for the majority of the site. The average existing slope across the site is typically under 1 %. In the southern portion of the site, along Dublin Blvd. and the southern stretches of Keegan and Lockhart Streets, there is a four- to five- foot-high embankment as the grading transitions from the flat pad area to the sidewalks on the already constructed streets. There are no existing drainage courses or any native vegetation on-site. Current land uses surrounding the project include a 304-unit apartment building to the north, high- 19342-2dcRevised2-28-07SycamoreGrove-Stage2PD-ProjectDescription-FindingsStatement,doc Page 3 . PD Rezone I I I I I I I I I I I I I I I I I I I Syc&nore Grove :~ch 21 11.18 density residential units to the west (the Terraces at Dublin Ranch Villages), land zoned for Campus Office to the south and land zoned for medium density residential to the east. The previously approved Army Corps of Engineers permit and Regional Water Quality certification for the balance of the Dublin Ranch holdings and its associated mitigation requirements cover the Project Site. The permit specifically addresses mitigation for all existing on site environmental features and allows the proposed development to proceed as proposed. Various biological studies have been undertaken within the Project Area and surrounding areas by H. T. Harvey & Associates. The presence of the California red- legged frog and the California tiger salamander was addressed in the Initial Study/Mitigated Negative Declaration (MND) for Dublin Ranch Planning Area H (P A 98-070) previously prepared by the City of Dublin. Mitigation measures were designated and approved as part ofthe Mitigated Negative Declaration. Two delineations conducted by Ted Winfield & Associates identified the areas that are subject to the U. S. Army Corps of Engineers (USACE) jurisdiction within the Project Area. These submittals were formally verified by the USACE on August 18, 1999 and December 2, 1999. Mitigation measures have been incorporated in the wetland fill permit issued by the U. S. Army Corps of Engineers (US ACE) on May 23,2003. A copy of the permit may be found in the separate Appendix document included with this submittal package. A summary of the Biological Surveys conducted to date has been included in the Appendix. Please refer to other appendices in this submittal package as well as documents on file with the City of Dublin for additional site conditions information. With respect to existing flood hazards, no portion of the Project Area is within a 100-year flood hazard area. A Letter of Map Revision was issued by FEMA on August 27,2004 confrrming that the Project Site is removed from the Special Flood Hazard Area. A copy of the FEMA documentation is included in the Appendix. Geotechnical investigations of the Project Site and surrounding areas have been conducted by Berlogar Geotechnical Consultants to determine the soil condition and slope stability. The studies indicated no areas of geotechnical concern within the Project Area. These studies have been included in the Appendix. Proposed Land Use and Development Concept The Development Plan for this project proposes 304 units of High Density Residential condominiums (278 flats, 4 townhomes and 22 live-work units) on approximately 8.8 gross acres. Residential densities (34.6 du/ac gross and 47.8 du/ac net) proposed for the Sycamore Grove project fall within the ranges permitted by the HDR residential category as specified in the Eastern Dublin Specific Plan and General Plan. The Sycamore Grove condominium project within Dublin Ranch - Area B is a high- density residential community with two podium buildings as well as several separate buildings containing attached live/work units and/or townhomes. The western podium building will be built as part of Phase One and has two levels of subterranean parking and up to four stories of residential flats. There are a total of 135 units within this building 19342-2dcRevised2-28-07SycamoreGrove-Stage2PD-ProjectDescription-FindingsStatement,doc Page 4 . PD Rezone I I I I I I I I I I I I I I I I I I I 5~ ~ Sycamore Grove · March 2007 I itS consisting of one, two and three bedroom flats as well as one, two and three bedroom flats with lofts. The eastern podium building will be built in Phase Two and will have two floors of subterranean parking and up to four stories of residential flats. The eastern podium will have a total of 143 units of one, two and three bedroom units as well as one, two and three bedroom flats with lofts. Each flat within the podium buildings will have interior entrances. Direct access from the parking garages to the units will be provided via elevators and stairwells located in the lobbies of each building. Each podium will also have a large, internal landscaped courtyard that will be accessible to all residents. Attached three-story units are proposed along the southern end of the site and will front onto Dublin Boulevard as well as portions of Lockhart and Keegan Streets. These attached units will include 22 live/work units and four townhomes and will be separate from the podium flats. Each of the live/work units has a total of 2150 square feet with approximately 710 square feet on the lower level being identified as work or flex space. Each of these units will have two entries, one at the front of the unit on Dublin Boulevard for visitors and guests as well as one private entrance via a landscaped courtyard situated between the units and the garage. Additional descriptive information pertaining to the live-work units is included in Attachment 1 which is appended to this Project Description. The project will include podium flats, townhomes and live-work units. The following table breaks down the units by type: UNIT TYPE 1 Bedroom 1 Bedroom with Loft 2 Bedroom 2 Bedroom with Loft 3 Bedroom 3 Bedroom with Loft LivelW ork Units Townhomes TOTAL PHASE 1 35 3 66 11 16 4 11 2 148 PHASE 2 50 6 57 8 18 4 11 2 156 TOTAL 85 9 123 19 34 8 22 4 304 Between the two podium buildings is a central main courtyard that will include a 25- meter swimming pool and a spa for all residents of the complex as well as open space and landscaped areas for more passive activities. A clubhouse, which will provide services to the residents of Sycamore Grove, is accessible through the center courtyard as well as from Maguire Way and is attached to the western podium building. In addition, a shuttle service will be provided for all residents within The Groves at Dublin Ranch (including Sycamore Grove) that will operate on a fixed schedule and 19342-2dcRevised2-28-07SycamoreGrove-Stage2PD-ProjectDescription-FindingsStatement.doc Page 5 . PD Rezone I I I I I I I I I I I I I I I I I I I 5' ~ 14e Sycamore Grove' March 2007 route, providing predictable and reliable service for the residents 7 days per week. During weekday commute hours, the shuttle will provide transportation to the Pleasanton BART station, ACE train station, and selected business parks and/or other employment locations as dictated by the needs of the residents. During the day and evening non- commute hours and on weekends, the shuttle will provide transportation to local shopping centers, medical facilities (including ValleyCare Hospital and medical offices), recreational areas and other destinations. The actual route and schedule will be tailored to the needs of the residents. The Developer will either acquire or arrange for the operation of the shuttle directly, or contract with a local transportation agency to provide this service. If the Developer operates the service, the shuttle will be parked on site when it is not in service. Resident demand will determine the number and the size of the vehicles needed. The Sycamore Grove condominium site is situated in the flatter portion of the Dublin Ranch community just north of Dublin Boulevard. The Project Site is not within any of the scenic corridor zones as defined in the Eastern Dublin Scenic Corridor Policies and Standards. However, this area falls under the Eastern Dublin Specific Plan policies protecting visually sensitive ridge lands within Eastern Dublin. Exhibits produced as part of that study effort accurately showed what a viewer would see along specific sight lines and at several viewpoints. Proposed grading areas and limits of development were also identified. These exhibits showed what portions of the development area would be visible from each viewpoint, what areas would be hidden by existing land forms to be retained and what portions of the visually sensitive ridgelands would be visible under proposed conditions. It was determined from these exhibits that the sensitive ridge lands would remain protected if the site was developed as proposed. In addition, previous viewshed analysis studies done in conjunction with the Areas B-E PD Rezone approval (P A 96- 039) also determined that development within this area would not specifically impact views of the surrounding ridgelands that are identified in the Eastern Dublin Specific Plan. The Project Site is located within walking distance of the Promenade at Dublin Ranch (the future Dublin Ranch Village Center along Grafton Street). A bus stop for the LA VT A bus system is located on the north side of Dublin Boulevard, which will allow transportation to BART and various shopping and employment locations to the west. Additionally, residents benefit from the close proximity to the recently completed Bray Commons neighborhood park, located to the west of Keegan Street. Project Access and Circulation Since all of the streets bordering the Project Site currently exist, no new streets will be required to serve the Project. Primary vehicular access to the subterranean parking garage will be from either Keegan Street or Lockhart Street. There will be a secondary garage entrance off Dublin Boulevard for residents as well as deliveries and maintenance 19342-2dcRevised2-28-07SycamoreGrove-Stage2PD-ProjectDescription-FindingsStatement.doc Page 6 . PD Rezone I I I I I I I I I I I I I I I I I I I 51 ~.. 'te Sycamore Grove · March 2007 personnel, but guests and residents will be encouraged to enter at the Keegan and Lockhart Street entrances. Maguire Way is a private street that was constructed in conjunction with The Groves family apartments. There will be no vehicular entry to the Sycamore Grove condominium flats or the parking garage off Maguire Way, however, a pedestrian entry/exit for the club house facility will be located on Maguire. Utility Services The Dublin San Ramon Services District (DSRSD) will provide water, wastewater and recycled water service to the Project Site. These services are currently available for extension into the Project Site from the four surrounding streets - Dublin Boulevard, Keegan Street, Maguire Way, and Lockhart Street. The site will be serviced by Pressure Zone 2 potable water. Final locations and sizing of these water services will be in accordance with the standards and recommendations ofDSRSD. Sewer service for the Project Site will require connection to DSRSD's existing sewer system and sewer treatment will occur at DSRSD's treatment plant. Gravity sewer mains will serve the proposed development from the four surrounding streets: Dublin Boulevard, Keegan Street, Maguire Way, and Lockhart Street. When available from the DSRSD wastewater treatment plant, recycled water will be provided for irrigation of landscape areas on site. Final location and sizing of recycled water facilities will be based on the updated Master Water Facilities Plan prepared by DSRSD. The storm drain system for the Project Site will require the relocation of some catch basins along Maguire Way. All points of connection from onsite drainage will be to existing storm drain pipes in the surrounding streets. A pump system will be required on site to mitigate the garage runoff on the lower parking garage floor into the storm drain system. The majority of the runoff from the site will be picked up by area drains and subdrains. The actual sizes and locations of proposed storm drain pipes will be determined in conjunction with preparation ofthe project's improvement plans. A strategy for maintaining the quality of storm water runoff from the Project Site once development occurs will be based on the Regional Water Quality certification for the balance of the Dublin Ranch holdings and its associated mitigation requirements. In accordance with the permit's requirements, a series of best management practices (BMPs) will be designed to prevent the introduction of pollutants associated with development into the surrounding storm drain systems. 19342-2dcRevised2-28-07SycamoreGrove-Stage2PD-ProjectDescription-FindingsStatement.doc Page 7 . PD Rezone I I I I I I I I I I I I I I I I I I I 58 ~ 1'1't Sycamore Grove' March 2007 Proposed Project Phasing Approach Phasing and development timing of the project will depend largely upon market demand. The project will be completed in two phases. The western podium building (135 flats) will built as Phase 1. Phase 2 will consist of the eastern podium building (143 flats). Eleven live/work units and two townhouse units will also be built as a part of each phase. All necessary storm drainage, sewer, and water backbone improvements may occur by phase and will provide service for each phase. It is anticipated that most, if not al~ bulk site grading would be done with the initial phases of the project. Sanitary, water, and recycled water services will be provided by the Dublin San Ramon Services District (DSRSD) in accordance with their Facilities Master Plans. Final locations and sizing of these facilities will be determined in conjunction with the recommendation of the DSRSD Facilities Master Plan. Ownership and Maintenance of Open Space and Pedestrian Areas A homeowners' association (HOA) will be created for the Project and a Declaration of Covenants; Conditions and Restrictions (Declaration) will be prepared and recorded. The Declaration will establish easements and other rights necessary for the association to fulfill its responsibilities. The Declaration will require the homeowners' association to own and/or maintain certain lands in accordance with the table below. Feature Owner Maintenance Responsibility Center Median (including City City or another entity landscaping and lighting) in Public Streets Sidewalks. along Lockhart, City HOA or another entity Keegan and Dublin Blvd. Maguire Way (street surface, Family apartments Family apartment's landowner sidewalks, street lighting and on adjacent parcel and Sycamore Grove HOA landscaping) to the north and Sycamore Grove HOA Right-of-way Landscaping City HOA or another entity (Curb to ROW line) along Lockhart, Keegan and Dublin Blvd. Maintenance of on-site common areas behind the public street rights-of-way (including transitional areas between the building and back of sidewalk as well as interior courtyards) will be the responsibility ofthe HOA. 19342-2dcRevised2-28-07SycamoreGrove-Stage2PD-ProjectDescription-FindingsStatement.doc Page 8 . PD Rezone I I I I I I I I I I I I I I I I I I I 61 ~ 148 Sycamore Grove · March 2007 Inclusionary Zoning Ordinance The project contains 52 moderate-income for-sale units that comply with the requirements of Dublin's Affordable Housing Ordinance as well as the approval conditions of the previous Fairway Ranch SDR approval. Hazardous Waste Analysis A Phase 2 site assessment of Areas B-E (including the Project Site) has been conducted by Berlogar Geotechnical Consultants to determine the presence of anyon-site hazardous waste and substance sites. The fmdings of this study indicate that no problem sites were found. In addition, an environmental records search was previously conducted by Berlogar Geotechnical Consultants for the Dublin Ranch - Phase I project site to determine if the site was included on a list of hazardous waste and substance areas. The results of this search indicated that no property within a two mile radius of Dublin Ranch- Phase I (which includes the Project Site) are listed as a hazardous site, hazardous material generator or transporter, or known to have underground storage tank leaks. Benefits and Costs of the Project upon the City This project will allow the construction of residential units for the City of Dublin. These new residents will strengthen the market for nearby commercial uses projected to occur in accordance with the Eastern Dublin Specific Plan and Dublin General Plan, especially for the Promenade at Dublin Ranch along Grafton Street. This, in turn, will substantially increase sales and property taxes for the City of Dublin The developer would pay for all infrastructure and capital facility costs required for development of the proposed project as development proceeds. As is typical of development requirements in Dublin, property-owners/project proponents would dedicate land required for roads, the elementary school, neighborhood park and neighborhood square; construct roads and improve school land and parks; and contribute funds as required through the City's Traffic Impact Fee program, school fees, and park in-lieu fees as required. Along with this, normal expenditures for City services (fire, police, recreation, general administration, etc.) would be compensated by the development through required fees and property tax revenues. It is anticipated that property tax revenues, along with increased local sales tax attributable to the Project, will cover or exceed the public service costs. 19342-2dcRevised2-28-07SycamoreGrove-Stage2PD-ProjectDescription_FindingsStatement.doc Page 9 . PD Rezone I I I I I I I I I I I I I I I I I I I ~o ~ ILfS Sycamore Grove' March 2007 Findings Statement for SYCAMORE GRQUE Will the proposal be harmonious and compatible with existing and future development in the surrounding area? Development of the Sycamore Grove project will be harmonious and compatible with existing and future development in the surrounding area. The policies and goals of the Eastern Dublin Specific Plan and General Plan :will ensure that this project will be compatible both in terms of land use and physical design with adjacent development. The project will follow the intent of and be consistent with those land uses provided for by the City of Dublin Zoning Ordinance and Eastern Dublin Specific Plan. Is the site physically suitable for the type and intensity of the zoning district being proposed? The Project Area is physically suitable for the type of residential development proposed and has been designated for the proposed type of use per the Areas B-E PD Rezone approval. The density for the proposed project falls within the range for High Density Residentia~ which is the zoning designation under PD Rezone approved for the Project Site. Will the proposal adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare? The design of this project and its improvements will comply with all applicable City codes and ordinances pertaining to its design, construction and operation. It is not anticipated that it will create public health problems as no land uses or activities requiring the use or manufacturing of toxic materials are planned to occur on site. In particular, uses pertaining to the live-work units that are considered to be hazardous and/or a nuisance are specifically prohibited by the standards in the PD document. All traffic impacts of the Project that might affect the public, health, safety or welfare will be analyzed and mitigated for. 19342-2dcRevised2-28-07SycamoreGrove-Stage2PD-ProjectDescription-FindingsStatement.doc Page 10 . PD Rezone I I I I I I I I I I I I I I I I I I I 01 ~ J4g Sycamore Grove · March 2007 Is the proposal consistent with all elements of the General Plan and any applicable Specific Plans of the City of Dublin? As noted previously, the Project is consistent with the elements, goals and policies of the General Plan and the Eastern Dublin Specific Plan. How does this project satisfy the purpose and intent of a "Planned Development"? This project satisfies the purpose and intent of a "Planned Development" by establishing a zoning district wherein: . Provides a mix of residential uses that are consistent with the High Density Residential land use designation as well as the intent and uses of the General Plan and the Eastern Dublin Specific Plan. . A mix of unit sizes and affordability, as well as live-work opportunities, will be located at the site, ensuring diversity of housing products at the site. . Special amenities such as an including a swimming pool, spa~ and clubhouse to accommodate a full range of indoor recreational and community activities and interior courtyard areas for passive activities will be provided to residents. . Unifying landscape and architectural treatments and elements join the project with adjacent properties. 19342-2dcRevised2-28-07SycamoreGrove-Stage2PD-ProjectDescription-FindingsStatement.doc Page 11 . PD Rezone I I I I I I I I I I I I I I I I I I I 6~~ I'fS ATTACHMENT 1 SYCAMORE GRQUE LIVE-WORK UNITS NARRATIVE Live-Work Defined: Live-work is considered to be an "emerging land use" partly because of its status as a unique land use and building type and also because it is inherently both a mixed use and a mixed occupancy. By definition, a live-work unit accommodates residents in addition to work activities. As a minimum, a live-work unit will need to provide residential facilities equivalent to those provided in what is typical for an efficiency unit or studio apartment (i.e. a separate bathroom, cooking facilities and a designated sleeping area). The use of the term live-work indicates that the quiet enjoyment expectations ofthe neighbors in the building or adjacent buildings take precedence over the work needs of a particular unit. Therefore, the primary use of a live-work unit is residential. Commerciallbusiness type activities are considered to be a secondary use. Typically more than one or two employees and significant walk-in trade are not permitted in a live-work unit. Unit Description: A total of 22 live-work units are proposed for Sycamore Grove condominium project, which represents only 7% of the 304 total units in the project. The units are located in 2 lIz story town home buildings that have 2 bedrooms and 3 bathrooms plus a ground level workspace. There are a total of four separate buildings, with each building accommodating 5-6 live-work units. The current PD Zoning designation for the Project Site is High Density Residential. Average density (net) for the overall Sycamore Grove project is approximately 48 units/acre, however, the net density for the live-work component of the overall project generates 20 dwelling units/acre. This is well within the realm ofthe density range for the High Density Residential zoning classification under the Eastern Dublin Specific Plan. Page 1 of5 . PD Rezone - Project Description I I I I I I I I I I I I I I I I I I I b.3~ '*9 Svcamore Grove Residential Condominiums' March. 2007 Each of the live-work units is designed to be identical and contain a total of2150 square feet. The proposed size ofthe ground level work or flex space is 710 square feet, which includes the bath but excludes the laundry area and stair access to the upper floors. Based on this, approximately 34% of the total area within the unit is proposed to be devoted to the workspace with the balance slated for living area. Twenty (20) of the units will front onto Dublin Boulevard and include a small private patio at the front entry. The patio and adjacent garden area will be enclosed with a low wall and/or acoustical screen to define the private space as well as mitigate sound impacts. Two additional units will front onto the secondary access drive to the parking garage from Dublin Boulevard. Separate entrances to the units through the front patios will be provided from Dublin Boulevard for work-related activity as well as a private rear entry for residents to access their units directly from the parking garage. Between the rear entries to the units and the garage, a linear common open space is planned, which will contain the access walkways to the units as well as landscaped pockets. In addition, the location of the live-work units will not impact the privacy and activities of the residents of the adjacent podium buildings in that the live -work units have a separate entry location al}d dedicated parking spaces. Zoning: Project-specific zoning standards will need to be crafted to address the permitted uses, density and design issues associated with live-work units. Typically communities have set a minimum size for these units in the 600 - 800 square foot range, including the workspace within the unit. The proposed Groves live-work units are substantially larger, which will allow for greater flexibility by future users, including the ability to vertically segregate activities within the work and living areas as well as to divide the ground level between work and living components if desired. Creation of an actual physical separation within the unit between living and work spaces would not be permitted. Residential zones normally only permit residential uses and are distinguished from one another by density expressed in dwelling units per acre or per square foot oflot area. Live-work structures or complexes may be appropriate in many higher density residential zones, while keeping in mind the building type and its compatibility with its surroundings. Live -work is also well suited to commercial and mixed-use zones. In addition, it often works well as a buffer or transitional use between single use zones, e.g. between residential and commercial or office zones. Based on this criteria, it appears that the proposed location of Sycamore Grove project between the Campus Office lands south of Dublin Blvd. (which includes the proposed Kaiser hospital facility) and The Terraces and Fairway Ranch high density residential projects to the west and north is well suited for live-work uses. Page 2 of5 . PD Rezone - Project Description I I I I I I I I I I I I I I I I I I I '4 ~, J4S Svcamore Grove Residential Condominiums' March. 2007 Work Uses Permitted: The work uses permitted in a live/work space or buildings vary widely and can depend on a number of factors. Work activities in live-work are intended to be those that are fully compatible with residential occupancies. These business uses might include single practioners such as attorneys, accountants, architects, psychologists/counselors, etc. Other work uses typically compatible with a home environment, such as home office and many arts, crafts and artisan type uses would also be acceptable. Manufacturing type uses such as fabrication and material handling activities are not permitted in live-work. There are also certain other business activities that are not permitted in live- work, such as restaurants, bars, kennels and group medical and other health care-related offices. A more detailed listing of permitted and prohibited uses pertaining to live-work units will be included in the Stage 2 PD Rezone document. Subject to the work activities permitted in the applicable zone, live-work projects in most communities are permitted to have a limited number of employees. Typically in live-work projects the number of employees is minimal. Most people tend to move on to dedicated workspace rather than have employees continually in their living space. The same is true of walk-in trade. Depending on the allo,:"able uses and the specific use characteristics ofthe space some municipalities may treat the units as' residential, others as commercial and others somewhere in between. The proposed live-work units are designed primarily as a residential occupancy with respect to building requirements. More specifically, with respect to Sycamore Grove units, parking is carefully controlled and allocated, signage is commercially scaled to the street and pedestrian requirements (but not to moving automobiles) and disabled access is provided to all building entrances. Parking/ AccesslDeliveries: Based on the general characteristics of existing projects, most live-work projects built today are occupied by single people, couples and empty nesters with minimal children. If at least one member of a couple works at home, that family unit may often have only one car. This also depends on other variables, such as proximity oflocal services, mass transit, etc., but it is clear that the parking needs and traffic generation associated with live-work units are different than those of normal housing. As such, live-work enables both the possibility offar less reliance on the automobile by its residents and the relief that diminished traffic impact brings to its neighbors. Most jurisdictions that allow live-work (e.g. Oakland, Berkeley, Larkspur, Truckee and Sonoma County) have settled on one to two spaces per unit as a live-work unit parking requirement. When client visits are anticipated, or employees permitted or walk-in trade are part of a project, then additional parking would need to be provided (either on street or off street) for those non-resident occupants of the spaces. Client visits by appointment are permitted under most jurisdictions' home occupations without added parking requirements. Experience with other live-work projects has shown that unless the individual spaces are excessively large and/or are configured with totally separate workspaces, an average of two spaces per unit (2.5 spaces/unit maximum) should be adequate even when employees and walk-in trade are permitted. Page 3 of5 . PD Rezone - Project Description I I I I I I I I I I I I I I I I I I I e,5 ~. ILie Sycamore Grove Residential Condominiums' March, 2007 All of the parking spaces serving the live-work units will be located within the parking garage located to the rear of the units. Resident spaces will be located in a designated gated access area behind the live work units with pedestrian access provided directly from the garage to an interior private courtyard that serves the rear entries to those units. Guest spaces will also be located within the garage and will not be assigned to any specific unit. Guests and/or clients will need to travel from the garage via sidewalks on the adjacent streets or driveways to the front of the units along Dublin Boulevard, which is the primary public access point to the live-work units. Parking will not be allowed on Dublin Boulevard per City regulation. With respect to use of the guest parking spaces, the live-work parking demand will occur when guest parking use of the designated spaces is at a minimum. Parking required for employees and walk-in trade associated with live-work units will occur during the day when resident and guest use is minimal. Parking demand for resident's guests will be highest on evenings and weekends when there is little or no live-work "business activity" occurring. Based on the 2.5 parking spaces that are provided for Sycamore Grove live-work units, it appears that adequate on-site parking is provided to accommodate the typical range of live-work activities and expected traffic generation. Since delivery vehicles will not be allowed in the parking garage due to height and circulation limitations, short term unloading/delivery p~rking areas will be provided adjacent to the project site on Keegan Street and Lockhart Street. . These areas would accommodate delivery vehicles associated with work activities in the live-work units as well as moving vans during move in/move out periods. Resident and guest parking would be prohibited in these two locations. Any live-work units that have employees or walk-in trade will need to be disabled accessible in any areas occupied or used by employees and customers. The proposed Groves live-work units will have on grade access to the front public entries as well as to the rear private entries that will comply with applicable ADA standards. Entitlement Proposal: A new PD, Site Development Review (SDR) and Conditional Use Permit (CUP) will be proposed to the City of Dublin to specifically address the unique components of live-work units including standards tailored to their design features. The new Site Development Review proposal is intended to supersede the previous Fairway Ranch approval in 2003, pertaining to this portion ofthe original Project Site only. Live-work units will be proposed as a conditional use in the High Density Residential Zone as a building form included in this application. Uses listed in the Planned Development Plan would be permitted by right subject to application for a business license. Individual uses not listed herein or not determined to be a "like" use to those shown, shall be subject to an individual Conditional Use Permit for the specific use and "condominium" site subject to Planning Commission approval prior to occupancy. Specific restrictions and requirements regarding permitted uses and directions to purchasers as to the process required for approval of a workspace through the City shall be recorded against the live/ work component of the project in conjunction with the final map for those units. Since the new architectural and site design for Sycamore Grove involves a totally different building Page 4 of5 . PD Rezone - Project Description I I I I I I I I I I I I I I I I I I I ~ ~ Jq2 Sycamore Grove Residential Condominiums' March. 2007 . concept for this site than what was approved in the previous Fairway Ranch site development review approval in 2003, a new SDR application will be submitted to the City. The new SDR will not include any adjustments to the 304 condominium units approved for this site within the Fairway Ranch project as well as the requirement to provide 52 moderate-income units. Site Development Review approval by the City for each individual live-work occupancy will not be required as the CUP portion ofthis application is intended to cover this aspect ofthe design. A new CUP will only be required if the proposed use of the unit is not defined on the approved list of uses or cannot be determined to be a "like" use. The project site is located entirely within the limits of Parcel 3 of Tract Map 7453 which was approved in 2003. Since modifications to the Parcel 3 boundaries are not required to accommodate this project, a new tentative map will not required for this submittal. Page 5 of5 . PD Rezone - Project Description I I I I I I I I I I I I I I I I I I I ~ 7 11'18 Sycamore Grove' Dublin Ranch Areas B-E . Rev. March 2007 Permitted, Conditional and Prohibited Land Uses for SYCAMORE GRQUE DUBLIN RANCH - AREAS B - E Planned Development District and Land Use and Development Plan{District Planned Development Plan 1. PD - Rural ResidentiallAf!ricultural Permitted Uses: a. One-family dwellings and farm employee housing for persons employed on the premises. Not more than one dwelling unit, other than farm employee housing, shall be permitted on each site; b. Home occupations conducted in accordance with the regulations prescribed in of the Zoning Ordinance; c. Crop, vine or tree farm, truck garden, plant nursery, greenhouse, apiary, aviary, hatchery, horticulture; d. Raising or keeping of poultry, fow~ rabbits, sheep or goats or similar animals; e. Grazing, breeding or training of horses or cattle; f Winery; g. Public or private riding or hiking trails; h. Accessory structures and uses located on the same site with a permitted use, including barns, stables, coops, tank houses, storage tanks, windmills, other farm outbuildings, private garages and carports, storehouses, garden structures, greenhouses, recreation rooms and hobby shops, and storage of petroleum products for the use of persons residing on the site; 1. Administrative offices for on-site and off-site agricultural activities which are clearly ancillary to the agricultural pursuits taking place on the site; J. Small family day care homes; k. Outdoor recreation facility; 1. Cemetery. Land Use and Design Standards I I I I I I I I I I I I I I I I I I I b~ ,::/148 Sycamore Grove · Dublin Ranch Areas B-E . Rev. March 2007 Conditional Uses: a. Agricultural clustering program; b. Animal hospita~ kennel; c. Killing and dressing of livestock; d. Public or private hunting of wildlife or fishing, and public or private hunting clubs and accessory structures; e. Packing houses for fruit or vegetables, but not including a cannery, or a plant for food processing or freezing; f. Flight strip when accessory or incidental to a permitted or conditional use; g Hog ranch; h. Drilling for the removal of oil, gas or other hydrocarbon substances; 1. Radio and television transmission facilities; J. Public utility building or uses, excluding such uses as a business office, storage garage, repair shop or corporation yard; k. Boarding stables and riding academies; I. Sanitary land fill not to include processing salvaged material; m. Occupancy of one mobile home by persons directly related to an on-site agricultural pursuit on a parcel containing a minimum of 100 acres where there is no single family dwelling or on a parcel containing a minimum of 200 acres where it can be demonstrated that security cannot be obtained by existing single family dwelling occupancy; provided, however, that no such conditional use permit shall be issued for a period to exceed three (3) years; n. Privately operated wind-electric generators; o. Community facility; p. ~arge family day care homes. 2. PD - Sim!le Familv Permitted Uses: a. One-family dwellings; b. Field crop, orchard, garden; c. Accessory structures located on the same site with a permitted use, including private garages and carports, storehouse, garden structures, greenhouses, recreation rooms and hobby areas within an enclosed structure; d. Home occupation conducted in accordance with the zoning ordinance; e. Small family day care homes; f. Outdoor recreation facility. Page 2 of 10 . Land Use and Design Standards P:\19342\office\Submittals\19342-OdcRevised2-28-07SycamoreGroveAreaB-E.doc I I I I I I I I I I I I I I I I I I I if1 1'4& Sycamore Grove' Dublin Ranch Areas B-E . Rev. March 2007 Conditional Uses: a. Public and semi-public facilities; b. Community facilities; c. Community clubhouse; d. Parking lot, only when established to fulfill the residential parking requirements for a use on an abutting lot or lots: e. Plant nursery or greenhouse used only for the cultivation and wholesale of plant material (wholesale only); f. Medical or residential care facility (7 or more clients); g. Large family day care homes; h. Second units; 1. Cemetery. 3. PD - Medium Density Permitted Uses: a. One-family dwellings; b. Multi-family dwellings; c. Combinations of attached or detached dwellings, zero-lot line units, duplexes, townhouses, multi-family dwellings; d. Nursing homes for not more than three patients; e. Accessory structures and uses located on the same site as a permitted use; f. Home occupations co~ducted in accordance with the regulations of the zoning ordinance. Conditional Uses: a. Public and semi-public facilities; b. Community facilities; c. Community clubhouse;. d. Parking lot, as regulated in the zoning ordinance; e. Plant nursery or greenhouse used only for the cultivation of plant materials (wholesale only); f. Medical or residential care facility (7 or more clients); g. Hospital in districts requiring not more than fifteen hundred (1,500) square feet of building site area per dwelling unit; h. Accessory structures and uses located on the same site as a conditional use; 1. Large family day care homes; J. Bed and breakfast inns; k. Mobile home parks, as regulated by the zoning ordinance; 1. Assisted living facility (see definition last page of Permitted and Conditional Uses). Page 3 of 10 . Land Use and Design Standards P:\19342\officelSubmittals\19342-OdcRevised2-28-07SycamoreGroveAreaB-E.doc I I I I I I I I I I I I I I I I I I I 10 111ft Sycamore Grove' Dublin Ranch Areas B-E . Rev. March 2007 4. PD - Medium Hh!h Density Permitted Uses: a. Multi-family dwellings; b. Combination of apartments, condominiums, townhouses; c. Nursing homes for not more than three patients; d. Accessory structures and uses located on the same site as a permitted use; e. Home occupations conducted in accordance with the regulations of the zoning ordinance. Conditional Uses: a. Public and semi-public facilities; b. Community facilities; c. Community clubhouse; d. Parking lot, as regulated in the zoning ordinance; e. Plant nursery or greenhouse used only for the cultivation of plant materials (wholesale only); f Medical or residential care facility (7 or more clients); g. Hospital in districts requiring not more than fifteen hundred (1,500) square feet of building site area per dwelling unit; h. Accessory structures and uses located on the same site as a conditional use; 1. Large family day care homes; J. Bed and breakfast inn; k. Mobile home Parks, as regulated by the zoning ordinance; I. Assisted living facility. 5. PD - Hh!h Densitv Permitted Uses: a. Multi-family dwellings; b. Combination of apartments, condominiums, townhouses; c. Nursing homes for not more than three patients; d. Accessory structures and uses located on the same site as a permitted use; e. Home occupations conducted in accordance with the regulations of the zoning ordinance. Page 4 of 10 . Land Use and Design Standards P:\19342\officelSubmittals\19342-OdcRevised2-28-07SycamoreGroveAreaB-E.doc I I I I I I I I I I I I I I I I I I I " ~ J~e Sycamore Grove · Dublin Ranch Areas B-E . Rev. March 2007 Conditional Uses: a. Public and semi-public facilities; b. Community facilities; c. Community clubhouse; d. Parking lot, as regulated in the zoning ordinance; e. Plant nursery or greenhouse used only for the cultivation of plant materials (wholesale only); f Medical or residential care facility (7 or more clients); g. Hospital in districts requiring not more than fifteen hundred (1,500) square feet of building site area per dwelling unit; h. Accessory structures and uses located on the same site as a conditional use; 1. Large family day care homes; J. Bed and breakfast inn; k. Mobile home Parks, as regulated by the zoning ordinance; I. Assisted living facility. 5A. PD - Hh!h Densitv Residential with Live-Work Units Residential uses shall conform to those permitted and conditional uses to those listed under 5. PD-Hi2h Densitv. In addition, uses applicable to live-work units shall be in accordance with the following: Permitted Uses: a. Local-serving retail and craft-related uses including but not limited to: 1. Art Gallery 2. Artist, Graphic Design and other Artisan-related studio 3. Jewelry Artisan 4. Book Store (except adult bookstore) 5. Clothing/Apparel! Accessories fabricated on the premises 6. Computers/Electronic Equipment service and repair 7. Craftsperson shop (woodworking, furniture making, ceramics, etc.) 8. Photographic Supply Store 9. Photography Studio 10. Picture Framing Shop b. Business/professional offices and service establishments including but not limited to: 1. Administrative Offices 2. Bookkeeper 3. Business Services 4. Counseling Services 5. Desktop Publishing Page 5 of 10 . Land Use and Design Standards P:119342IofficeISubmittaIsI19342-OdcRevised2-28-07SycamoreGroveAreaB-E.doc I I I I I I I I I I I I I I I I I I I 72- 'tf. ILf~ Sycamore Grove' Dublin Ranch Areas B-E . Rev. March 2007 6. Employment AgencylExecutive Search Consulting 7. Financial Services including Mortgage Broker and Financial Planner 8. Professional Offices and Services including: Appraisa~ Accounting, Architectural, Denta~ Engineering, Legal, Medica~ Optometric, Miscellaneous Consulting Services, etc. 9. Real Estate or Insurance Office 10. Travel Agent 11. TutorlEducational Consultant/Instructor 12. Writer/Technical Advisor Conditional Uses: a. Other uses that could meet the intent of the High Density Residential land use designation, are of the same general character as those enumerated above, are not detrimental to the neighborhood in which they are located sand are determined by the Community Development Director to be like or compatible with other permitted uses. Prohibited Uses: a. Any occupancy classified as an H occupancy by the California Building Standards Code b. Adult businesses c. Vehicle maintenance or repair (e.g., body or mechanical work, including boats and recreational vehicles, vehicle detailing and painting, upholstery, etc.) d. Welding, machining, or any open flame work e. Activities involving biological or chemical substances or storage of flammable liquids or hazardous materials that are not normally associated with residential use, require a controlled environment or may pose a health hazard f. Storage or Recycling, except as incidental to and in support of a permitted use for live-work units g. Grooming, breeding, training, boarding or raising of dogs, cats, or other animals for profit h. Veterinary services including animal hospitals, kennels and associated servIces 1. Medical and dental clinics and laboratories J. Repair shops (of appliances, furniture, and similar items as determined by the Director of Community Development), fix-it shops, or plumbing shops k. Drinking and dining establishments (i.e., bars and restaurants) 1. Dance or night club m. Take out food shops n. Sale of food and/or beverages, other than those items prepared on the preIllises Page 6 of 10 . Land Use and Design Standards P:\19342\officelSubmittals\19342-OdcRevised2-28-07SycamoreGroveAreaB-E.doc I I I I I I I I I I I I I I I I I I I i311ifS Sycamore Grove' Dublin Ranch Areas B-E . Rev. March 2007 o. Teaching of organized classes totaling more than six persons at a time. p. Dry Cleaners and Laundromats q. Fortune telling r. Astrology, palmistry, massage and head shops and similar uses. s. Any other activity or use, as determined by the Director of Community Development to not be compatible with residential activities and/or to have the possibility of affecting the health or safety of live/work unit residents, because of the potential for the use to create dust, glare, heat, noise, noxious gasses, fumes, odor, smoke, traffic, vibration, electrical interference or other impacts, or would be hazardous because of materials, processes, products, or wastes 6. PD - General Commercial Permitted Uses: a. Community-serving retail uses including, but not limited to: 1. General Merchandise Store 2. Discount Warehouse Retail Store 3. Clothing/Fashion Store 4. Shoe Store 5. Home Furnishing Store 6. Office Supply Store 7. Home Appliance/Electronics Store 8. Home Improvement/Hardware Store 9. Music Store 10. Hobby/Special Interest Store 11. Gifts/Specialty Store 12. Jewelry and Cosmetic Store 13. Drug Store 14. Auto Parts Store 15. Toy Store 16. Book Store 17. Pet Supplies Store 18. Sporting Goods Store 19. Grocery/Food Store b. Regionally-oriented, high volume, retail uses including, but not limited to: 1. Discount Centers 2. Promotional Centers 3. Home Improvement Centers 4. Factory Stores 5. Furniture Outlets c. Office and services establishments including, but not limited to: Page 7 of 10 . Land Use and Design Standards P:\19342\oflicelSubmittals\19342-OdcRevised2-28-07SycamoreGroveAreaB-E.doc I I I I I I I I I I' ,I I I I I I I I I 7Lf ~ lll~ Sycamore Grove' Dublin Ranch Areas B-E . Rev. March 2007 1. Bank/Savings and Loan 2. Real Estate/Title Office 3. Travel Agent 4. Legal 5. Accounting 6. Medical and Dental 7. Optometrist 8. Architect 9. Employment Agency 10. Hair/Beauty Salon 11. Cleaner and Dryer 12. Shoe Repair 13. Key Shop 14. Tailor 15. Athletic Club 16. Formal Wear/Rental 17. Other Administrative and Professional Office 18. Technology Access Center 19. Tele-Commuting Center d. Hotels and Motels; e. Recreational and Cultural Facilities; f. Eating, Drinking and Entertainment Establishments, including, but not limited to: 1. Restaurant 2. Delicatessen 3. Specially Food 4. Bakery 5. Ice Cream Shop 6. Sandwich Shop 7. Video Rental Conditional Uses: a. Attached and detached dwellings at densities established for the Medium, Medium High and High Density land use designations; b. Auto Malls; c. Hospital; d. Animal Hospital, Kennel; e. Mortuary; f. Public and semi-public facilities; Page 8 of 10 . Land Use and Design Standards P:\19342\office\Submittals\19342-OdcRevised2-28-07SycamoreGroveAreaB-E.doc I I I I I I I I I I I' I I I I I I I I 75 ~ lifi' Sycamore Grove · Dublin Ranch Areas B-E . Rev. March 2007 g. Community Facility; h. Service Station, Type A and Type B; 1. Automobile, camper, boat and trailer sales, storage or rental lot; J. Plant nursery including the sale of landscaping materials, excluding wet-mix concrete sales, providing all equipment, supplies and merchandise other than plant materials are kept within a completely enclosed building; k. Adult entertainment activity, provided however, that no Adult Entertainment Activity shall be located closer than 1,000 feet to the boundary of any residential zone or closer than 1,000 feet to any other Adult Entertainment activity; I. In-patient and out-patient health facilities as licensed by the State Department of Health Services; m. Wine or liquor bar with on-sale liquor license n. Micro-brewery o. Nightclub p. Indoor movie theater q. Video Arcade r. Drive-through Facilities, including restaurants s. Other uses that could possibly meet the intent ofthe General Commercial land use designation. 7. PD - Campus Office Permitted Uses: a. Professional and Administrative offices; b. Administrative headquarters; c. Research and development d. Business and commercial services; e. Limited light manufacturing, assembly, warehousing and distribution activities; f. Ancillary uses which provide support services to businesses and employees including, but not limited to, restaurants, gas stations, convenience shopping, copying services, blueprinting, printing and branch banks. Page 9 of 10 . Land Use and Design Standards P:\19342\office\Submittals\19342-OdcRevised2-28-07SycamoreGroveAreaB-E.doc I I I I I I I I I I I I I I I I I I I 7' !/. 11.18 Sycamore Grove' Dublin Ranch Areas B-E . Rev. March 2007 Conditional Uses: a. Attached and detached dwellings at densities established for the Medium, Medium High and High Density land use designations, Residential development shall not be permitted to occupy more than fifty percent (50% ) of the developed area; b. Public and semi-public facilities; c. Assisted living facility; d. Other uses that could possibly meet the intent of this Campus Office land use designation. 8. PD - Open Space Permitted Uses: a. Cattle, horse and sheep grazing; b. Golf course and ancillary facWties; c. Equestrian facility; . d. Park or playing field for active games; e. Camp or picnic grounds; f. Cemetery; g. Outdoor recreation facility. Conditional Uses: a. Public or private hunting of wildlife or fishing and public or private hunting clubs and accessory facilities; b. Swimming pools; c. Radio and television transmission facilities; d. Wind-electric generators. 9. Definition Assisted Living Facility: Senior citizen residence consisting of private living quarters combined with a communal dining area, recreational amenities and health assistance facilities. This type of use is for ambulatory seniors and need not be staffed by medical personnel. Page 10 of 10 . Land Use and Design Standards P:\19342\officelSubmittals\19342-OdcRevised2-28-07SycamoreGroveAreaB-E.doc m , .L, ~ z , .L, o QI'-. l:.l L :--1 _ 0 \,1) ~Ul'-. 1--- (j)m1--- v LLl U L.J U <C <cD::: D:::1--- Cc:: LLl }- LLl :c }- EXJSTJNG oAK GROVE FAMJL Y ;.\PARTMENTS -:--..-- -- ....-..-..- '\ . . -- . ....... ./ R15' I Cuesl Po k' · . ...... ~ A- ,-~~r Ing~:\~~......... ._.. _.. ~;~~~~ 5 eq.riilillLiP.,~~,AGlllRE... yu. y_.. _.. .(\ \\ '- ~ -roml y pT.. """!:riocotea"'1o Ocil<lJrove Cuest Porking f.,.'" L::!!T _'- ' \ F omlly Aportments I :='\ N ' ~i ,-.- '"'\::"..,.. ~ . .-. ,,"--\ rl-T 'i; T--22'-1..r-\'r 1.-3' II [I ~ '11)),.. , """- =-- q-' - ~ './~~'~ L--LJ Pi~1 ~ -j ~'&i! -f'- tI:: I~~~:t=z 1--'~ 'i;:: ~ ~~ n ~ " ~ ~ l[ Jr II tI r.r 0 .~ ~ ~ ~) ll\, 8' """"I:l~&.._f.i' ~ ~bFr [7 '-- -~l M Jk--O'h' ~;O~~JL.:L -s~~.JI~ ~ _-;-r80' -I- 8'1- ~ ~ 1 rc.f' --. U 0 ;NQ. ~ '< 16' ._44.0'- :. ~I al 'i~~~ J!,L ~k"..l t""-JL:r-i I ~~ IF~ "-11 VI] . fL~ 11 t..i III ;;- - _ '*~ V"" i1 III ~&.._I ::i'fi: I~ ~ i ~: ~ ~.!Xl) ~ i){ T :::Ibt.t lr1I\ LJ r". lJ I --P- _ ~ ~ ~ U11 t~ (~ ~2 .J: ~~ r~ r- ~ ~.m --< fCuest ~.II' n: '-M n LIf1r '1t ~ ~ Gue.t Porking,-\ I it"fifl~ Jrl ~[f; .likfJ ~ 1- ,~~ l:rL h.. ~m -- - ~fl1~. [7.fl Ml~ _dh M-I Jh n ~lI; b.~ r/ --< Primary.:: ( ri""'T"""i: ~ - E.1l' I'--- }-- Pedestrlon \: ~ 1111 :;::"Primory Entry ..... '2 '" ",,' ~ ~ Pede.tri ~ t ~ jl U L1f 0 '1iJ [j C~ ...:.ntry ] J ')[-. [~ 1 'T 1_ ~ E ~If Y If[ \....11 ~~ l!-T I ~~. I.~ ~~. ~ I war ~~ ,Ir" ) E- Primary .corog :-- '1l J llL1 """[ n ~ ls: Mill' -lJI... .... r:n Entry/Exit f'.-11f 1: ~ ~ ll.-.JJ.. f'1---'r1l 't. Primary G 1~1r- ~~: ~;:k1:J ,,~r>i _CU ~"m "~L~ U..;. ,",,,I'"~ III J t=J UrF'IC I J!.! ~ I I. d~ ~ ~~ .f!.. E- 1:JilJ.- F1 [ ~ -III I' \ _~ ~11f 1 ~ f:i'l 0 ~~ ~ Il.,^, J\ l 'I "",,"--- ~~ "'I;;; ~ Il; J\ I ~ ~ D ~~ .k! [fl~l ,) ~~ It I ~t ,..-- -: 'I - ~\tdL..{.~ ;t....:",::LJ' 1""''''- 'l.Ac, Jl8,,-<g ~ ~.~ --><- ,~_ r~~&.( U . u: r lJIiiT~~ ~~;!M" .,,~i 1~~rU ~ ~11)rd ~ ~~ ~~ ex ,;r l~ 1.'!1l trf \\.F: ~ p t:::J,h1 ~ mn- 60_ ~ I r- ~ 11 ng J! ~~':"~~<"~~Jij' ~ ~~. ,:~': k-~ ~ --;;:1.0 ~~ /'~ {,;i I~~,;:!C~~ c !1_~1; ! ~gf'-14i!;t!1;Jg:~;i!~~ :,-~- .) ~" " ~ 1I . " -11 ~ ~ ~ ;..... (" .. . -- = ~ \; ~ = - ...., = =" ~ <=- ".. . = =~ .'.I'.:j Jj ~~' _.~ ^~.~".. b- .~.F1T==rE. J u9A _~ "lr_~:=-~ ~r~L _,~ l_~ ~'~~f' VI -, -OJ ..... r ~ ./ '- "l \./:< Existing Bus Stop II I .. .. 1 z < c..? ~ ~ ~ DUBLIN BLVD. Porking r oroge 0 n ~ ~ ~ ~ ~ ~ NOTES: 1. Refer to Site Development StandaIds ma1rix for se1bacb and other dimensional requiremenlB. ~ \'1 0 o _-C Ccm 7<\ o Z \'1. 0 <Pl7J PI Z )>- r(f.iz O-tn \J -< ..,- \'1 - O;:D)>- PI 7J S; (f) \~ Z09' 01'1 ,. ---~m ---" oS )>- l- LAND USE SUMMARY LilI1d UBIJ /JesigDBiiorJ 2= ~~ lfFc4 0r0s8 ~~ Deoaity High DcDsity Rc8idculis1 6.19 5.24 282du 45.6 dulac. 53.8 dulac. High Dens'1ty XeiIdesW 2.59 1.12 22 8.5 dull!:. 19.6 dulac, (LiveIWmk Unill) TOTAL 8.78 6.36 304 au. 34.62 duIac. 47.80 duIac. Legend II High Density Residential (podium Flats) c:J High Density Residential (Town11Omes) c:J High Density Residential (LivrlWarlr Units) .. on.. Parcel Limit for Livo- Work Units - . . - Parcel Boundary DUBUN RANCH AREA ~ Cii CAMPUS OFFJCE (UNDEVELOPED LAND) J-15-2oo7 08:20:49 Ivahouet P:\ 19J42\plonninq\Subm;t1oI\PD\Deve<opmenl Plon,dw 5veAMORE GKQUt: Dublin, California P10lECTNUMBEll: 1934U SCALB: AS N01llD DATB ISSUHD: Mri, 2IlO7 Planned Development Rezone DEVELOPMENT PLAN ~ O' 20' 40' 80' _KAY l SIIIIPS OVlL ENGlNEERlNG-lANO P\.AHNING.L,N.D SUM'YINCi PLEASANTO.. CA. ..!>Sa ('25) 225-0090 lIlfIlImilJMIIllI: c.t )'< Ai J/Y _-u"~ :--~~--, ? "l, ; -~ 1;1 9 ~;T~l :: ~r '----'~l ) 0 I 0....]'-. Z \1\\.1 LO-6M Z u ]'-., L...., , I 1---, ruJ_r.D_{u, A: ~ LLj- , f'9' >< U' <(1' LLl D:::: <QL...., -,.01 I ilt. D:::: _ , I ttl f I--' I b I ,r ---rtLl ...:L r ---'T ~ ~ ,..J -0 \' - - ~~~ - - - ,.. ~ --~- ._----., '-) . ~ rJJ. z <: c.; ~ ~ ~ l I; L I r' Ie:: II ~" ~ EXISTIJ5IG r : ,.0 _~ \ \ Li ~ =-' TI-, ;: I, ..c ~ OAK GROV,,:_. .._"" " ~~ r j;:) \ ~ L.,r ,~" .' " -.:...."A?AjtTjyJ~~J."'1 I~~..~ ~ 0-/. ~. " ~ ~/Y' . ~ '- --- r PeJYJJL . ~ ~"- ----' .~ onmu.__._........./ n ~ ~ <J ~ MAGUIRE ~ .u::::::::::::::_.mu.__m............. '.., . I. _" .... '/(/;'<,...:,. ,:;;.' "/".e-~ .~~ on " ... , .. Y ....,....,... ~ 01~ ~ <W{Wy-0 . "" y ~ ~~~~~s:~.,~.-::/- ~ B:' " 0.f~l\W.w~~~~i'rlI00 ~~~ BJ-' -----'-. ~ " ~ J J dJ ~@,~ ~ ~~ "". '. Y.W. W" ,,"/ '... >/ ',~" C-V;::': ~'FfIn~, .1-:llir,~ ~ '. c "~ ~/';';";;,,:gM1:;~', J;t(;0 ~ i~~ 1\11 - LJ r::g hJ' -- ~~ -~~ ~~ 'j~ % %?mP'" ~4 ~0~' :'%fi~"~ ~ 1r,;'J :5l '" ,,;;,;; :l-v- I 10:" 0~ ~ 0..' ~ ,.~' W4i? , ~ ~ ' ~ ~ ~ ,~ JI'[Z" r1 ~~~..r -'.a..,L -- ~_II= 0.<lt?i ~Jli ~f.l,iWi l" .I!~f~ ~ ...., Ll ~1i~ ',IT~ 1 .' w'w ~m~. ~~!,I iji", %ll'~"'" ~ h-"r.~ ] .~ % ~ :If;;; ~ ~":;'~~ i ~ /I ,...f'] \~ ~ 1l~J!~"~. ~a 'I ti'~0~ ...-,:,1:. - -~ ~,~,,~ ~~i~.%~ ~ ,,~. .JJ':LI ,11. 1 r;::1 ~ (~~~=~ ~~~I~~~i~ % '1 ~ -fJI. r J I .!JrS~~~?~~/,/""",~.?, '';:~Y///M,iW:%~'~ If; "'.liL ~,- ~....' " ///// Y /h ,.//~;\ W/, w/" . / , ."...., '" ~ ~ (lid<< a- ~.~~l.L -.!!..&. -= - t1t~00~W_~~~~%1~1iJj~ii]~~~" ill""~l SA.!: '- [I- U' ~lEL~;;)[' " Ie ";_""1 , .. '" 0.,'~ '" '%". ' = ~ - 'n; // . .. · y',,,", .".,.~ '" ,~ " / : Lr au '", I ; %f .... ," . //-='4;:_, "'h-"" , " >0 ,!, "" ~"~ i n LtIJ\\\j~ i u , D 'J i~,~__~~~~~,~ 0'~~,~ · 1I.:2:-SJ I!Ii '-- ~ -+ I/. IY · ' ". ~_, "''' ~ % 0. "'" ''7 ~ "J:j I lr J1lJ $, ", ~~-~.J "". ~ w~~,. ~iiW""'0.;;..':"'./1~~ / ~~r I I ..2:::::; I\m- ~~ ~~d: ~1iI11t'111 IHl11 I ~ ,. "~~. ""'-" "'/., . "/ ""m,.;; ! ir.f ~~r-.-I~~~ !inl! ~o'kl~ ';ij'~~,w//0-IW~//""'~~'l'/./' o.!~ ~~/;/./(:j;:,/.;//-, ~ ~d J lH 1111 ~ ~ - ".., ~ w""' '''', ~ "'" /477/ '0; 0/ o ~ 0 ,.,.., c ,.., '"lKI C , - ~ ... _, ~ L... , "'". v"". . '//'='t-",~ w/"v "s ///UN ," ,- ,--~, - -" ~.- = , · ')/-0 "'-"'/&@ /"N""'-:~ ~...- ~ ~ ~ ~.... t'B.8Fi:::::::J..L/ m';--~";;;:NNW;~//////~ '==" """ .-~ ~ '0'%>/='///"'--.. ~ - - mummnmu--U :::::::::- ~I J I -. I I I l....; ,,' DUBLIN u~~~~. - ~--/ I / / I I' "C" nu 6. NCH 6.REA DUBUN Rr J1Q OFFJCE CAMP~o r-D U-.ND) (UNDEVELOPL. -...._-- --- . 1\s..t>m.tal\PIl\ P:1\ 19341\pIon z b P10 ("') 0 C ~I\CCQJ ..... Z Z r ~\ a 02 ~ 1 t":1 l-rt 7J "'--7);::>- Ul I P1 (f) 7 ..-3lb-tn ~ -O-<:c ....... 1'1 ~\0?J);::>- P1. ?J l C..f) P1 9'0'y- Z P1 .. o '7 .........~IJJ --" .. ):>- r '\, ~--- by Phase U nit Breakdown Number of Utits -:t" Unit Type p~~~,? ! 1 ~rlr"""., - Loft i Bedroom and 2 Bedroom 2 Bedroom and Loft 3 Bedroom 3 Bedroom and Loft Live/Work Townhorres Sut.- Total Phase 2 1 Bedroom 1 Bedroom and Loft 2 Bedroom 2 Bedroom and Loft 3 Bedroom 3 Bedroom and Loft Live/W ork To\\nhorres Sut.-Total TOTAL UNITS: 3 66 11 16 4 11 2 148 50 6 57 8 18 4 11 2 156 304 . Walls d FoundatIOn . Pool, Clubhouse an 1 will be included as Note. I' 'ts of Phase located at the Iml rt Of Phase 1. a pa Phase 1 Tv! r'\ ~C' Q~ 7Cn1U1Vl,lJ VGRQUE hi" California Du Ill, REV I DIlSOUPTION l'rdimimIy City SuImliIlBl SubmilIaI City . City b-!luImdtlal PROJECr NUMBER: SCALE: DAlE ISSUED: 19342-4 AS NOlED Mri,'111fl Planned Development Rezone PHASING PLAN ~ O' 20' 40. BO' 1iiIIqJ~ ~~..- SBEI!T NUMBER: C.2 ) , ~~.~ --5..' >" -----"~ ~-- I ....- --- .~ ~-~ " 'l' I' ~ /1 ~ . .= - ~-~----~ \. ~\ ~ ,\" : I I I l '-'~/\<JSTJJt\j G s-' I II I...... IG 1 I ~ L-'----.... J ~. l,......, t-- ~ II'. I ~ ~r'\ ~r.^U~:K^~~~~~EJ~~,-r(~ ,d: I ~ r~ \: ,,--'. \)\ L-I=-c.,HJJLJ//F~.!J-\J\.J JYJLJ~J~ ----1 I ~ .... ~~ /7'& - --- -", ~ {j /U Jf .~ ~~ Guest Parking:\ f\ Trash P'ockup J ~UII~~~~~'~:~'~~~:~~i~i;~'TI ~T~:~T~I ~~T~~ 11 ~'II I~ U ~~ I i? IT c. I ~ t!:~ ~~' DD~ .~ · · , - Z ['1 CJ oc em 3:r 7. o~ P1 7J Z)/ Wz -{n -<:r -8' ",- ~ ~ - --' " f:;utlSt Parking., .--. 7J)/ ['17J c.n \1 oJ>' PI ,. ;;;QJ --"\ :t )/ r 1Il 1Il -- I- <.n' ~"~~ t~r I ~ y. ~~ .... ~. ~ >~~: . ",\,~~\ ~ . III J II . Primary CorO<;l~::: ~ ~ Entry/Exit --., ~ rJ:l r" --~ ~ . ~ LJ ~ J~~~I i ~'-~ ~ ~il Ur ] ~" ~ ~ ~. iilGi'~"] Ii~l ~II JJ .I!II_II,,~" ~~~ Oi:,.. U ~~ HG~W.~ H -I- 'q~~I~ ~ ~ i f: U - - - ~fl.. ,-- ~ .:; U IT ~ "L:> ~ 1(""",\ "L:> ~ ff g \ ~~, /. "- ,,-.Iio- n:: /L ~ -;;;: "- n:: ~ ~ K. ~ ~~F I!== 1'====!Il'== F= 1!====4 r In T I::r l~ r 'Y' ~ VI '^' / 8 '- " <:= ~ U1 - - ~ W ~ I ~ r, . mb;, "~a :Primory Pubfic Pedestrian ~~>1f _~""m~.., ~;, . ~ ..... "===!J' ~,- ~ w.'S> ~ I( r /) ~ I!-- ;>' Priman' 'U II-- Entry/Ex ~ I I ~ ~ . ~~ ::\ · ~ III ~~ ~~~ ,} F1 :,Q-'\ I II "ilJl I" I'~ ~ ',"~H\ ,R:,! 11 II II J ~ [I' -r- \H. ~ '"~~-~ .-. ~ _ ' /; 11 ~ 1; :C' ., I ~'~-j= ~ :>>4 ~ ",..L. 'f-.Lr ,L -:y ~ ~ , ~:y ~ if >1-\ '-<.Q;j- ~ .",,~ ~I\ -- -- ~ ~ ~ ~ h ~ -- l l _ -a-'I ~ = d'- ~-:r~,- ~iI,~ ~ ~ -'C: _ ~ 'Q' n --;:;- n r---'1I" ,,,,,,,;;;;;;n~ '} 1& l/ h n -O,j -'"- n '==i ===4 ~ ===j -----7ltJ ~Aii7 \. IflI I r .fl {I ~' I II I c::> v ~ v OJ r ...-"" , I ExistlnQ Bus Slap - .-. - f---- - i'f"r098 r 0\ Cj ~ ~; ~\ ,m. ~ ~ ,~ '~ ~ ')\:~ DUBLIN BLVD. Legend &-_ n__!..__...~_. ....._..._ ioU ."'........""............... .a.....~ - - - Disabled Access Route for Residents _ _ _ Disabled Access Route for Guests to Residential Flats _ _ - Disabled Access Route for Guests to Live Work Units _ _ _ Disabled Access Route for Residents to Live Work Units Emergency Exit Emergency Exit from Podium Level NOTES: 1. Routes shown are typical to disabled access spaces. 2. Garage entry/exit locations as shown at Lockhart, Keegan and Dublin Blvd. are right turn in/out only. \ t\ > " '-----' '- ,// ' _ ,1,1,? G ,~ ~~ ~1r - 0JY AGUIRE WAY Garage Level Plan y \. \ ':=--T-'i -n\~ :. J' \ ",...._-------~.~"II n I ~ II U1~ I 2:. II =<J . ~ ~L.---L, I I 2: .1 L-O: I _ 0 T'-. I f--Z-\\.l G00 ~ =-(:)-~I L I.' ~~i~? E::;;'~~n~~l~io"- (j) (j) l~) X LLl .~ - L~ -tj- <C <C~ ~~ I ~ . '-. r~;i :\~ LLl I r-----=.~ r'lh.. I .L... I ~ ~l IT --fj I ,..L, =t / 1/1; u ~ -~- ~-- --~~/ r / \ ,- ( _ J , i J-l~2007 Oll~ ~_ P:\19J42\ . \s....mit1oI\Pl1-.Orl:uIotO>. Podium Level Plan r- --0 Cj ~ ~ \~ U). ,~ ~ ~ -3 0~ .,~t1~~"r7 V I '-l H\.IIVI'lJ GRQUE Dublin, California REV I S ION S: DBSCRImON DATIl l'ldiminmy City S1IhmiIIal August 18, 2006 City SubmilIII NcMmbcr 21l, 2006 City RD-SubmitmI March n, 2fXT1 PROJECT NUMBER: 19341-0 SCALE: AS NOm> DATE ISSUED: Mri,'JJt1/ Planned Development Rezone SITE CIRCULATION PLAN ~ O' 20' 40' BO' iII8ICAY Ik SIIIPI CMl. ~I.AIID ~ SUIM'/lNG PL.CA$IlNTOIl. CA. .._ (025) ~ SIIEIrr NlJMIlER; C.3 t{J1 ( :q C]) .2; :J z: z j l'1 0 Oc Ccm '7 Z t o Z l'1 CJ < l'1 '?J l'1 7. J> rWz !5.40-{n IJ-<::c ~~l., xu '?J J> l-rt ?J ); (f) r11 ZO)> \=~o; -. .. J> l- '" 4 o x 350.2 .OR n u-#' ~ .. ~0.5 ~ 349.7 'til5 If<... ~''''''' ---- ~'9.J_ _ \349.3 \ - -ot J492, - Jso \ 349./ 349.' DJ J1\1 D-I-\"1 J5O.5 ~ --- .--t-~\ ~ ~- -. ~ _-iPl-----:m6-] c: ~J.~ ~_ {~.9 :::'d~j .3<., .::- ,~":':~:~ ==l_~"';.~~_=__~~~- -- - ~. ~ ""._ .!'" ",- ~~----- ~~'-- -- _:" -~~- -- ~~- --~~~ -- ~-~ -~-- o 0 --- --.,.1'U~ .L\ --- - -- ~ -~ _ _ x34i,! _ ,6, _ .J!9.6_ _ .35Q] .6.. ,348.6 .349.8 . 34tH . .J49.5 ~- / - - -- ------------------ - - - DUBLIN RANCH AREA 11 C" CAMPUS OFFlCE (UNDEVELOPED LAND) ~--~ H'ARTUlATf1 DV .u 1 .111"Vl\J.\.. EARTHWORK SUMMARY (CYD) RAW EARTHWORK TOTAL '-15-2007 06:27:03 ..~ P:\ 19J42\9brincl\Sutmttal\Pl1\9fVd0n9.dw9 Legend TADTD J. JJ L~ -15.0 Cut t 0.1 Fill CUT 111.910 111.790 FILL 120 C!~ 70 n Tv'I r"'\ n Q U I \.......1 liv lVl'L\ GRQUE Dublin, California REV I S ION S: DIlSCRIPl10N DATH l'Idiminary City S1IbmiIIBl AIIgIIIl18,2006 City --";",,1 Novanbcr 20,2006 atyDllll . . iIlal w.d127.2007 PROJECT NUMBER: SCALE: DATE ISSUED: 19342~ AS N011!D Mri,'JJt1/ Planned Development Rezone PRELIMINARY GRADING PLAN ~ O' 20' 40' 80' iiI8KIY IkIlllPl c..... ~lNIO ~!iUMYlHG Pl.rASIlHTON, CA. .._ (02S) =-oetO SIIEET NUMBER: C.4 ROW ROW Section 1 Keegan Street Oak Grove Family Apartments Section 2 Maguire Way Sycamore Grove Condominiums 77' ROW ROW Section 3 Lockhart Street @ Short Term Delivery Area I Sycamore Grove Condominiums Sycamore Grove Condominiums Key Map ~ '. J-\~ .:.:.:/- itr '-., , -~ ~-~ -) " , , '--" G:~ ........... ~ ~ J ~ ~J I' \ \-..:, ~ ...., .... .,.... .... ." ,..., -=. ,\.--~ ,It rlf; . DUBUN BLVD. - C~ 7f':) /I "-A r"- ~ Q U 1 \.....L l! l) lVl 'LJ GRQUE Dublin, California REV I S ION s: DBSOUmON OATH PrdimiIIary City SuhmiIlIl AiIgaIl18,2006 City SubmiIIal Novanbcr 20, 2006 City b-SuImitIal Mln:hZT, 'lJ1f/ PROJECI' NUMBER: SCALE: DAlE ISSUED: 19342-4 AS NOl1!D Mm,'JJ11/ Planned Development Rezone STREET SECTIONS '3' ~ N.T.S. iiiIIICAY lse.s CM. EIGIIEEIOHGolNlll ~ SUIMWIli Pl.(AS.OHTON, CA. .._ (125) ........-, SIIEET NUMIlI!R: C.5.A 'I ~ /~~~ ~ ........- ' ~r=-:J .~.~.....- ~i Section 5 Secondary Garage Entry/EV A @ Dublin Blvd. ~------ -,;"';--.;~~~:;.,.. _ Tr'" ~ ~ ~E! '""'''_?-<l'.'t"l 11. . ,... +...., .' "! I ~ Section 6 Primary Garage Entrance/Exit @ Keegan Street Sycamore Grove Condominiums Dublin Ranch Area "cn Campus Office Edge 01 Povement 151' ROW ROW Section 4 Dublin Boulevard Key Map '- . I~- ~IJ \. ~c-- ;( u ; -. ,.::,.. ~ \--'" DUBUN BLVD. --~~' I I ------ --.---------------. 4 I QOOO~~~D I U I \......L HVI~I'LJ GRQUE Dublin, California REV I S ION S: DESCIUPTlON DA11I PrtIiminary City S1IbmiIIIl Augut 18, 2006 City SubmiIIal Ncm:mbcr 20, 2006 City~ Man:h 27, 'JJX1T PROJECT NUMBER: 19342~ SCALE: AS N011ID DA'Il! ISSUED: Mm:ll, '11X1l Planned Development Rezone STREET SECTIONS ~ N.T.S. --.ikiIiIPS CMl ENClIo[[RoI<Go......, ............... !iI..If-It'IWG Pl.DSoII/TON, CA. .._ (125) 22!>-0010 SIIEI!T NUMIII!Il: C.5.B I I / MAGUIRE WAY I -- / f7-=-=-In'. ,.",.. ,.. / -". l ! 1 \.' \1 'i Ii \)/. !: i:\ it.- 'iii, \. ) \.! \. ], \,\ 5 n ^ :I: ~ ;.;j ~ rn ~ I I I l:i:i w a: t;) z <( '" w w :.c , i\ i r, '\ ) i '\\ \". ~~J_I~=-~: DUBLIN BOULEVARD I I I I o~o,@ I I PROPOSED PLANT PALETTE BOTANICAL NAME COMMON NAME MIN. SIZE SPACING 0 STREET TREES PLATANUS ACERIFOUA LONDON .PLANE 24' BOX NfA QUERCUS COCClNEA SCARLET OAK 24' BOX NIA ULMUS PARVlFOLlA CHINESE. ELM 24~ BOX NlA ZELKOVA SERRATI'. SAWTOOTH ZElKOVA 24" BOX NrA oD ACCENT TREES ACER PALMA1IJM 'BLOOQGOOD' JAPANESE MAJ'LE 24. BOX Nil'. BRAHIA EDULUS GUADALUPE FAN PALM 8'BTH Nil'. 0 CYCAS REVOLUTA SAGO PALM 15 GAl N/A FEIJOA SELLOWIANA PINEA,PPLEGUAVA 24" BOX Nil'. MAWS PRARlFIRE CRABAPPLE 24" BOX NIII PRUNUS CF.RASIFERA .'KRAOTF.R VESuvnJ$;! PURPLE LEAF PLUM 24" BOX PRUNUS YEDOENSIS 'AKEBONO' FLOWERING CHERRY 24" BOX 0 E.VE.8.G.R.E.E!tsc8EEN.I8.EES CUPRESSUS SEMPERVIRENS ITALIAN CYPRESS 24- BOX Nil'. LAURUS NOBILlS SWEET BAY 24' BOX Nil'. PITTOSPORUM UNDULATUM VICTORIAN BOX 24. BOX Nil'. 0 SEQUOIA S 'AProS BLUE' APTOS BWE COAST REDWOOD 24. BOX 0 SHRUBS ASPARAGUS D. 'SPRENGER!' SPRENGER ASPARAGUS 5 GAlLON 3'0.C. CEANOTHUS SP. WILD LIlAC 5 GAlLON 5'0.C. CISTUS SP. ROCK ROSE 5 GAlLON 3'O.C. COLEONEMA PULCHRUM PINK BREATH or HEAVEN 5 GALLON 4'O.C. DIETES SP. FORTNIGHT UL Y 5 GALLON 3'0.C. GARDENIA SP. GARDENIA 5 GAlLON 3'0.C. GREVILLEA SP. GREVILLEA 5 GALLON 4'O.C. HEMEROCALLIS HYBRIDS EVERGREEN DAYLlLI.. Y 5 GALLON 4'O.C. LAVANDULA SP. LAVENDER 5 GAlLON 18.0.C LEPTOSPERMUM SCOPARIUM TEA TREE 5 GALLON 3.0.C. MAHONIA A, 'COMPACTA' DWARF OREGON GRAPE 5 GAlLON 3'0.C. D. 'GULF STREAM' GULF STREM1 NANDINA 5GAl.1.0N 3'0.C. NEPETA 'SIX HILLS GIANi" CAT MINT 5 GALLON 2'OC. O$MANTHUS FRAGRANS SWEET OLIVE 5 GALLON 4'0.C, P!iORMIUM'MAORI SUNRISE' NEW ZEAlAND FlAX 5 GALLON 3'0.C. VINES I ESPALIERS DISTIC1lJS BUCClNATORIA BLOOD-RED TRUMPET VINE 5 GALLON PARTHENOCISSUS TRlCUSPIDATA BOSTON IVY 5 GA\..LON ROSA SP. ROSE'. 5 GALLON 0 GROUNDCOVERS , "., ARCTOSTAPHYLOS UVA-URSI BEARBE'.RRY 1 GAlLON 24"O.C. FRAGARIACHILOENSlS WH.D STRAWBERRY 1 GALLON '8"0.0. GAZANIA WHITE' CLUMPING \,IIIHITE GAZANlA 1 GALLON 12"O.C. MYOPORUM PARVlfOLIUM NCN 1 GAL\..ON 36"O.C. SCAVEOl.N MAUVE QUSTERS' SCAVEOLA 1 GALLON 30" O.C. 0 IUBE RHIZOMATOUS TAlL FESCUE (RTF) SELF-HEALING TURF SOOIHYJ)ROSE'.EO COMMON NAME BOTANICAL NAME MIN. SIZE SPACING I SHRUBS PHORMIUM"YELLOWWAVE' PHOTlNIA FRASERII PITTOSPORUM 1", 'VARIEGAJA' PITTOSPORUM T. WHEEt.ERS DWARF' PODOCARPUS M. MAKI RUMOHRA ADIANTIFORMIS RHAPHIOLEPISSP; ROSMARlNUS 'HUNTINGTON CARPET' SPIRAEA JAPONICA SOUYAHETEROPINUA STRELITZIA REGINAE TEUCRIUM SP: VIBURNUM T.'SPRING BOUQUET' XYLOSMA C. .COMPACTA' NEW Z!:W..ANO FLAX 5 GAlLON PHOTINIA 5 GALLON VARIEGATED PITTOSPORUM 5 GAlLON OWAAF PITTOSPORUM 5 GALLON YEW PINE 5 GALLON LE'.ATHERLEAF FERN 5 GALLON INDIA HAWTHORN 5 GALLON ROSEMARY 5 GALLON SPIRAEA 5 GALLON AUSTRAUAN Bt.UE'.BELL CREEPERS GALLON BIRD OF PARAIlISE 15 GAU.ON GERMANDER 5 GALLON LAURUSTlNUS 5 GAlLON DWARF XYLOSMA 5 GAlLON 3D.O.C. 5'O.C. 5'O.C. 5'O.C. 8'0.0. 2'O.C. 4'0.0. 4IO.C. 3.0.C. 3'O.C. 6'O.C. 4'O.C. 4'O.C. 3'O.C. I I I I I I ~3 Landscape Features . Streetscape Concept: Dublin Blvd; Triangularly .spaced London Plane trees, planted in the parkway and behind the sidewalk create a "grove" effect while maintaining the traditional residential theme of tree lined streets. Urban themed, concrete and stone veneered, low planter walls will be introduced, with lighted, accenting Pilasters offsetting the street tree spacing between individual access walks. This provides a stepped effect down from the individual private patio walls, creating introduced topography and relief at the ground plane. A variety of planting Will be introduced at the foundation as well as in the planters and parkway to compliment and soften the architecture while creating visual interest at the pedestrian and vehicular perspective. Lockhart and Keegan Streets; Zelkova and Chinese Elm trees (respectively) will be planted with turf In the parkways, providing .an individual identity to each street,carrylngon the established planting within the existing development. There are primary pedestrian entries located at apprOximately mid bloCk along bOth frontages, Each of the entrances Will be highlighted With a pedestrian scale public art element and enhanced pavement. The art will take the form ase.itheran interactive gateWay feature or as an elementat the public sidewalk. Tiered planting with concrete and stone face<! retaining walls with lighted, accenting pilasters, will augment the prqposed foundation. planting to reduce the building scale to the pedestrian level. Flowering trees and planting will be utilized at the pedestrian and vehicUlar entries to highlight these interfaces. Maguire Way; Scarlet Oak trees will be .planted as the street tree to match the already established planting across the street. As the more "utilitarian' frontage of the proposed project, screen planting will be introduced where feasible, to soften the visual aspects of these areas. Concrete and stone faced planter walls will be used with secondary flowering trees and foundation planting to reduce the vertical scale of the buildings. Low groundcover will be planted in the parkways to create a deterrent, encouraging pedestrians to remain on the walkways, There will be one primary pedestrian entry serving the clubhouse, which will be highlighted with flowering trees and shrubs, . Interior Courtyards: Live-Work garden court; Courtyards separate the individual units from the parking garage, providing the residents of the units private access and gathering spaces_ The area will be highlighted with specialty pavements, providing identity to the area while reducing the linear nature of the space, Stone veneered seat walls as well as planter walls, and trellis structures will provide scale relief and define individual spaces, and in the case of the trellis, introduce shade and a ceiling plane. Plantings will be at a pedestrian scale and consist of flowering trees, shrubs and fOundation plantings consistent with a residential theme. A fountain will be proposed in the center of the space as a focal element, providing visual and auditory stimulation. East and West Podium Courtyards; These residential scale courts will provide garden space over the garage structures to the residents surrounding the spaces, as well as people passing through to the center courtyard. Specialty paving will be utilized to accentuate intersections. focal areas, the center axis, and gathering spaces. Walls constructed above the deck of materials complimenting the buildings with lighted pilasters at the gated entries to the private patios will provide planting areas and privacy to 1 st floor residents. Multiple water .features will be proposed to provide focal elements and audible softening. The planting will be of a residential courtyard scale and will used to soften the architecture, highlight, and provide shade. The plant material shall be adaptable to varying light conditions. Center Podium Courtyard and Pool Area; This resort themed area serves as the central activity area, providing a 25 meter pool, and a large crescent shaped spa adjacent, centered on the north I south axis. Other amenities include; gas fire pit, shade trellis' and spaces for group gatherings and other social interaction. Five resort style Cabanas will provide the residents extended entertainment space at pool side. Covered showers in pods of three will be provided to the east and west of the pool. Separation of the pool area from the more residential areas is accomplished through the use of a 4' planter wall with a l' tall section of fence on top. Combined with tropically themed planting, this composition provides privacy to the pool area from the 1st floor unit patios. Open fence sections at the center entry adjacent to therestrooms and to the clubhouse provide views into the pool area from less residential surroundings, Gates are provided at four locations, including two along the central axis accentuated by a contrasting paving pattem, one connecting the clubhouse and a fourth in the covered walkway leading to the garage, which includes the restrooms in the pool enclosure. A perimeter path borders the pool area, providing the residents' unrestricted access to all three podium courtyards, the clubhouse and individuai gated private patios. Planting in the raised planters around the pool perimeter would be a blend of tropically themed species from the pool area and the residential ptantings from the two outside courtyards. JlfS SYCAMORE: GRQUE Dublin, California REVISIONS: DESCRIPTlON DATE Preliminary City Submltlal Auguel18. 2llO6 SDR Submltlal Novembar 20, 2006 CIIY .SDR Ra,Sllbml!tll1 IIarcl127, 2007 PROJECT NUMBER: SCALE: DATE ISSUED: 19342.0 AS NOTED _, 2007. Planned Development Rezone PRELIMINARY LANDSCAPE PLAN "a n d e rT 00 I e nass oc iates l A: 'N DS CAP r; -. ~ C " I T I!C TS al5BonteauxW",8uJlIl240 2617 k..... sun.'171 NapIlCAi4558 Sect'aInentD,CA.1I5I:\6 tIl:7072!4!291 f8J:91S.w&?615 _:70"2248121 _118446JOS1 -- SHEET NUMBER: L.I 1::/1 I I I I I I I I I I I I I I I I I I I SYCAMORE GRQUE I- W W 0:: ; I- /;:. en ( I~. Z <( CJ w w ~ Dublin, California REVISIONS: DESCRIPTION DATE PreUmlnery City Submlltel August 18, 2Oll$ ~~~;~t;;;;lIi8imm ::;:r~~ , o (") 2 )> ~ ~ ::0 m ~ PROJECT NUMBER: 19342-0 SCALE: AS NOTED DATE ISSUED: Mem~2007 Planned Development Rezone PRELIMINARY LANDSCAPE PLAN LAN D . e A II I!: A . e HIT l! c:: T . :,~way.Silfle24{l =.~C~~:s Ill: 1012242298 fu:7072246t12'1 --~.... 181:816 44616Ui iu: Me 4A8 7051 LJ---f----3 ~ SHEET NUMBER: L.2 I I I I I I I I I I I I I I I I I I I MATRIX OF MULTI FAMILY RESIDENTIAL LAND USES TYPE OF UNIT MEDIUM MEDIUM HIGH ATTACHED HIGH 25.1 DU/AC 6.1-14.0 DU/AC 14.1-25 DU/AC Lot Size in sq. ft. N/A N/A N/A Bldg. Setback from 10' 10' 15' Arterial Streets Bldg. Setback from 10' 10' 10' Property Line on a Public Street Bldg. Setback from 0' 0' 0' a Property Line not on a Public R.O.W. Bldg. Setback from 10' 10' 10' a Private Street or Common Drivewa Driveway Length or 18' or greater or 6' 6' or lessl N/A Garage Setback or lessl from Common Driveway or Private Street Private Open Space 150 s.f. min.3 100 s.f. yard or 100 s.f. yard or 10' min. dim. Or 50 50 S.L deck4 50 s.f. deck4 s.f. deck Minimum Building 10' 10' 10' S aration Minimum Bldg. 10' total 15' total 15' total Separation (both bldgs. 2 stories or eater Building Height 38' 40' 54' Stories 3 stories5 3.5 stories 5 stories Parking Required 2 covered 1.9 spaces4 1. 9 spaces 4 1 Living over garages use the garage setback 2Living area, swing-in garage, or porches 3150 s.f maybe in a 10' side yard 4Standards may be modified for assisted care/seniors, etc. 5Third story cannot exceed 500 square feet of habitable space per dwelling unit (based on Uniform Building Code standard). B55 "4 14-8