The URL can be used to link to this page

Home My WebLink AboutOrd 10-07 Vargas Stage 1 Dev Plan ORDINANCE NO. 10 - 07 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ***************************************** PREZONING THE VARGAS PROJECT SITE TO THE PLANNED DEVELOPMENT DISTRICT AND APPROVING A RELATED STAGE 1 DEVELOPMENT PLAN P A 03-060 The City Council of the City of Dublin does ordain as follows: SECTION 1: FINDINGS A. Pursuant to Section 8.120.050 of the Dublin Municipal Code, the City Council finds as follows. 1. The proposed Stage 1 Development Plan for the Vargas Project will be harmonious and compatible with existing and potential development in surrounding areas because: 1) the General Plan and Eastern Dublin Specific Plan anticipated development of the site and the site has been designated for residential development since 1993; 2) development of the sites represents orderly growth of the General Plan Eastern Extended Planning area and is a logical extension of the City; and 3) the Stage 1 Development Plan allows for a maximum of 33 detached units to be constructed on the site with small backyards an provides a housing type not currently offered in the vicinity. 2. The Vargas Project site is physically suitable for the type and intensity of the Planned Development Zoning District proposed because: 1) the proposed medium density of the project site is compatible with the proposed General Plan and Specific Plan amendments; 2) the proposed project will include residential uses which are consistent with the proposed General Plan and Specific Land Use Designations for the Site; and 3) the Stage 1 Development Plan will allow the constructed of 33 units which will result in an overall density of 6.6 units per acre which falls within the permitted density rang of 6.1 to 14.0 dwelling unit per acre in the Medium-Density Residential land use category. 3. The proposed amendment will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare because: 1) the General Plan and Eastern Dublin Specific Plan anticipated development of the project site; and 2) there are several residential developments approved, under construction or under review in the vicinity. 4. The proposed Stage 1 Development Plan and P D Rezone are consistent with the Dublin General Plan and the Eastern Dublin Specific Plan because: 1) the Applicant 1 has requested approval of a General Plan Amendment to change the Medium/High- Density Residential land use designation to Medium-Density Residential on the Vargas property to decrease the density to allow the construction of up to 33 detached dwelling units. B. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The proposed Planned Development Zoning District meets the purpose and intent of Chapter 8.32 Planned Development Zoning District of the Dublin Zoning Ordinance because: 1) the proposed project is consistent with the intent of the General Plan and Eastern Dublin Specific Plan which envisioned residential development in this area; 2) the proposed Stage 1 Development Plan allows for diversity in housing types in the vicinity as discussed above and as required by Section 8.32.010.B of the Dublin Zoning Ordinance; and 3) the proposed Stage 1 Development Plan focuses residential development away from the Tassajara Creek and the Tassajara Creek bank to protect sensitive areas and away from Tassajara Road as required by Sections 8.32.010.E and 8.32.010.G of the Zoning Ordinance. 2. Development under the Planned District Development Plan will be harmonious and compatible with existing and future development in the surrounding area because: 1) residential development is envisioned for the site and in surrounding areas within the City; and 2) residential development has been approved west of the subject site on the Wallis Ranch project site and is currently under review for the Mission Peak project site located southeast of the project site. C. Pursuant to the California Environmental Quality Act, the City Council adopted a Mitigated Negative Declaration, Statement of Overriding Considerations and Mitigation Monitoring Plan for the Project on May 1,2007 by Resolution No. 57 - 07 incorporated herein by reference. SECTION 2. MAP OF THE PROPERTY Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to prezone the following property ("the Property") to a Planned Development Zoning District: 4.38 acres generally located west of Tassajara Road, north of the Fredrich property and east of the Wallis Ranch project site. (APN: 986-0004-002-01). 2 A map of the prezoning area is shown below: UN I ~ ~ ~ ~ GLEASON 0Rl'-f: ! I (:) ~~ t:i SECTION 3. APPROVAL The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 Development Plan for the Project area which is hereby approved. Any amendments to the Stage 1 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1 Development Plan for Vargas (P A 06-030) This is a Stage 1 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for a Stage 1 Development Plan and is adopted as part of the PD-Planned Development prezoning for the Vargas project, PA 06-030. The Stage 1 Development Plan consists of the items and plans identified below, many of which are contained in a separately bound document titled Stage 1 Development Plan. Vargas", dated February 15, 2007 ("Stage 1 Development Plan booklet"). The Stage 1 Development Plan booklet is incorporated herein by reference and is on file in the Dublin Community Development Department under file no. PA 06-030. The PD-Planned Development District and this Stage 1 Development Plan provide flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 3 1. Zoning: This PD Planned Development Zoning District is to provide for and regulate the development of Vargas site as shown below. The General Plan land use designation for the site is MediumJDensity Residential. 2. Permitted Uses: The following are uses permitted for this site: A) PD Medium Density Residential Intent: Medium Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive size in relation to the land around them; e) provide necessary space for off-street parking of automobiles and, where appropriate, for off-street loading of trucks; and f) protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. Intensity: 6.1 - 14.0 dwelling units per acre Permitted Uses, including but not limited to: Detached dwelling units Accessory structures and uses in accordance with Chapter 8.40, Accessory Structures and Uses, of the Dublin Zoning Ordinance Community Care Facility/Small (as defined by Chapter 8.08, Definitions, of the Dublin Zoning Ordinance) Home Occupation in accordance with Chapter 8.64, Home Occupation Regulations, of the Dublin Zoning Ordinance Private recreation facility including associated buildings, grounds and a pool Family Day Care Home/Small (as defined by Chapter 8.08, Definitions, of the Dublin Zoning Ordinance) Second residential unit, if built by initial homebuilder, in accordance with Chapter 8.80, Second Unit Regulations, of the Dublin Zoning Ordinance. Garage SalesN ard Sales Conditional Uses: Boarding house Large vehicle storage (appropriately screened) Parking lot - residential Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40, Accessory Structures and Uses, of the Dublin Zoning Ordinance 4 Temporary Uses: Temporary construction trailer (in accordance with Chapter 8.108 of the Zoning Ordinance) Tract and sales office/model home complex (in accordance with Chapter 8.108 of the Zoning Ordinance) 3. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the provisions of this Planned Development District Prezoning/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this Planned Development District Prezoning. 4. Development Standards: Specific Development Standards within the project will be established at the Stage 2 Development Plan to determine if the development meets the established criteria. 5. Phasing Plan. Vargas will be developed as one phase. 6. Land Use Plan. Refer to Exhibit C, Stage 1 Development Plan. 7. Landscaping Plan. Refer to Exhibit C, Stage 1 Conceptual Landscaping Plan. 8. Inclusionary Zoning Ordinance. The City Council has adopted a policy stating its intent that new projects, including this project, will be subject to the Inclusionary Zoning Ordinance, as amended, which requires that 12.5% of the units be inclusionary units affordable to persons of very low, low, and moderate incomes. The standards also allow for a portion of the units to be provided through payment in-lieu of construction. Vargas proposes to construct 2 affordable units, or 60% of the required number of affordable units and pay an in-lieu fee for the remainder of their obligation. No agreements currently are in place which would satisfy the affordable housing requirements for either property. However, compliance would be required when each property develops, and an arrangement would be agreed upon prior to approval of the Tentative Tract Map and Site Development Review. 9. Development Concept. The Vargas project is proposed to be developed as a small residential community with small detached dwelling units, each with a small backyard. The internal roadways will follow the contours of the land. A small pedestrian trail will be located on the site adjacent to the Tassajara Creek bank and will connect to Tassajara Road. A maximum of 33 units will be permitted to be constructed on the site. 10. Access & Circulation. Vehicular and pedestrian access to the Vargas site will be from Tassajara Road. The Eastern Dublin Specific Plan plans for Tassajara Road eventually to be expanded to six lanes. Tassajara Road frontage improvements and intersection improvements at the crossing of these two streets would be complete with this project. 11. PD ZoninglLand Use Summary. The following table provides the acreage per land use designation. 5 PD ZONING/LAND USE SUMMARY TABLE Gross Midpoint Density Number of units Land Use Acres Density Range proposed min - max PD Medium-Density Residential 5 ac 9.82 dufac 6.1-14.0 dufac 33 du 31-70 du TOTAL 5 ac 33 du Residential Non-Residential 0 nfa nfa SECTION 4. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 15th day of May, 2007, by the following votes: AYES: Councilmembers Hildenbrand, Oravetz, Sbranti and Mayor Lockhart NOES: None ABSENT: Councilmember Scholz ABSTAIN: None ATTEST: CC-MTGSf5-15-07/Ord 10-07 Vargas PD 4.2 G:\PA#\2003\03-060 Moller Ranch\CC May l\PD Ordinance for Vargas - CC.doc 6 .Stage 1 Development Plan Vargas Property Dublin, California I - - - -. February 15, 2007 Sun Valley Land Development Company Attachment 25 d,1 \ rJb2f17 / / / / 5-/-01 ~.,3 RECEIVED APR 1 9 Z007 DUBLIN PLANNING Vargas Property Eastern Dublin Specific Plan Stage 1 Development Plan February 15, 2007 Table of Contents Pa2e Vicinity Map .................................................. .......................... ................................ ............ ...........1 Project Description ............................................... .................. ................ ......... ..... ................ ...... 2-7 Proj ect Findings.......................................................................................................................... 8-9 Photo Location Key.................. ............... .... ............................................ ..... .................. ........... ...1 0 Site Photos .............................................................. .............. ................... ............................... 11-13 Aerial Photo ................. ..... ......... .......... .......................... ......................................... .... .............. ....14 Topographic Map .............. ............... ................................................... ............................. ........... .15 Stage 1 Site Plan............................................. ........................ ............................ ................... .......16 Preliminary Site Plan....................................................................................................................l 7 Site Sections ................................ .......... ............................................ ...... ....... ..... ......... ............... .18 Preliminary Architectural Plans............................ ............................................ ...................... 19-23 Preliminary Landscape Plan........................................................................................................ .24 O,IADMIN\1OBS-06\06J037\STAGE I DEVEWPMENT PlAN V2.DOC UN ~ Cl::: ~ ~ ~ ~ GLEASON DRIVE PKWY BL VfJ ~ ct:Q ~~ alE ij VARGAS PROPERTY VICINITY MAP NOT TO SCALE -I- ! T Job No. 061037 February 15, 2007 Project Description Vargas Property Eastern Dublin Specific Plan Location The Vargas property is located near the northern boundary of the Eastern Dublin Specific Plan Area The 5.0 gross acre site lies to the west of Tassajara Road and east of Tassajara Creek. The site currently has a home with a few ancillary structures. The surrounding land owners and uses include the Tipper property to the north, which is currently rural residential but is designated for Medium Density and open space uses in the Specific Plan. The Moller property to the east is not within the Specific Plan area and is currently used primarily as grazing land. The Moller property is currently designated for open space and low density residential uses in the Dublin General Plan. The Fredrich property to the south is designated for Medium High Density residential and Neighborhood Commercial uses per the Eastern Dublin Specific Plan and was recently annexed to the City of Dublin along with the Fallon Crossing site. Proposed Uses The project site lies within the Tassajara Village sub-area of the Eastern Dublin Specific Plan. The site is currently designated for Medium Density Residential (6.1-14 du/ac) and Medium High Density Residential (14-25 du/ac) uses. Concurrent with this Stage I application, the applicant proposes a General Plan Amendment and Specific Plan Amendment to change the Medium High Density Residential portion of the site to Medium Density Residential, resulting in the entire site being designated Medium Density Residential (6.1 - 14.0 du/acre). This change is necessary due to site constraints that were not known at the time the Specific Plan was prepared. Although the Specific Plan designates the entire 5-acre site for residential development, only half (2.5 acres) of the site are actually developable due to building setbacks necessary to preserve Tassajara Creek and additional right-of-way needed for the widening of Tassajara Road. A 100' building setback from the Tassajara Creek top-of-bank is proposed in order to protect the creek and associated habitat. The remaining 2.5 acres of developable area cannot accommodate the Medium High densities envisioned for the site by the Specific Plan. The applicant proposes using a small lot detached residential product that would generate 6-10 units per gross acre on the site. The proposed amendment will benefit the City by allowing for protection of Tassajara Creek and providing the opportunity for additional small lot single family homes in the East Dublin area. -2- o,IADMlN\JOBS-06\06I037\ST AGE I DEVELOPMENT PlAN V2.DOC Tbis application seeks PD prezoning of the site to allow for residential uses consistent with tbe Specific Plan. The proposed PD prezoning will allow for flexibility in site layout and design of the dcvelopment. A schematic depiction of proposed land area and density is shown in the Stage I Site Plan on page 16 of this document. A preliminary site plan showing a conceptual lot layout with 33 single family dctached homes is presented on page 17. This site plan also includes the adjacent Fredrich property, which the appl icant proposes to develop concurrently with the Vargas property. The sitc plan for the Fredrich property is not part of this application or review. Site Sections are presentcd on page] 8. The tinalunit count, density, and site layout will be determined as part of the Stage 2 Development Plan when a more detailed site plan will be prepared. Permitted, conditional and accessory uses will be allowed per the requirements of the R-M Zoning District. The Stage I Development Plan proposes a maximum of 33 units on the site. The table below compares the amended land uses and densities proposed in the Stage I Development Plan to those for Vargas property presented in Appendix 4 of the Eastern Dublin Specific Plan, Land Use Summar)' by Land Owner. Land Use Summarv Table VARGAS PROPERTY Spccific Land Usc Summary Proposcd Pllln LlInd Usc Summllry Gross Dcnsity Gross Dcusity AcrcS;t dll/lIC Units Acrcs~ dU/lIc Uuits Mcdium High Dcnsity 3.6 14.t-25 50-90 0 0 0 Rcsidcntilll Mcdium Dcnsity 1.4 6.1-14.0 8-19 5.0 6.6* 33 TOTAL 5.0 58-109 5.0 33* * As proposed by the Applicant. Proposed medium land use density would allow a range of 30-70 units. Phasing The property will be developed in one phase. Project development is proposed to begin in April 2008. Topography and Site Development The project site has slopes which range from nearly flat in the areas adjacent to Tassajara Creek to about 50'% along the southern boundary. Site elevations range ii'om 465' along the western boundary to approximately 506' near the existing home site. A topographic map is shown on page 15. Circulation Tassajara Road is currently a two-lane road extending from Dublin Ranch northward to Contra Costa County. The Eastern Dublin Specific Plan anticipates that Tassajara Road will eventually be expanded to six lanes along the project frontage. Vehicular and pedestrian access to tbe project site will bc provided by Tassajara Road. Two entrances to thiS site are proposed along Tassajara Road. The southern cntrance will bc aligned with the proposed entrance to the Casamira site. The southern entrance will have a traffic signal and be configured for full turning movements in all -3- (;:,\IJ;\il:--JOnS.'IM)(;'IJ..T,ST:\(iI~ 1 DEVELOPMENT PI...-\N '.l.l)()[, directions with a break in the median. The northern entrance will have right-in and right-out turning movements and a left turn into the site at the median break. Left turn movements out of the site will be prohibited at this location. Two street stubs will be provided for the future development of the Fredrich property located immediately adjacent to and south of the Vargas property. Water Supply Theproject will be served by the Zone 2 DSRSD water pressure zone. Zone 2 can provide water service up to an elevation of 580'. The development will be served by a northerly extension of the existing Zone 2 water line in Tassajara Road that now terminates at Silvera Ranch. Sanitary Sewer Sanitary sewer service for the proposed project will be provided by extending the 8" sanitary sewer line in Tassajara Road, which currently ends at the nOliherly boundary of Silvera Ranch. All sanitary sewer lines will gravity flow. Storm Drainage Project storm drainage will gravity flow in a southerly direction from the project site to an existing culvert in Tassajara Road. Storm water will enter the culvert by a proposed manhole to be located in the street above the culvelt. Scenic Con'idOl' Tassajara Road is currently identified as a Scenic Corridor by the City of Dublin. Tassajara Road forms the eastern boundary of the project site. To guide development that may be visible from these designated scenic corridors, the City of Dublin has adopted the "Eastern Dublin Scenic Corridor- Policies & Standards." This document sets forth requirements and provisions for preserving views of scenic ridgelincs and knolls from thc scenic corridor. The Stage 2 Site Plan will be designed to conform to the scenic corridor Policies and Standards including preserving the backdrop views from Tassajara Road. The proposcd development preserves as much of the existing hill as is reasonably possiblc and at the same time allows for reasonablc development of the site. Most of the proposed grading cut takes place on the Fredrich property (which is essentially a hill) with the Vargas property receiving fill from thc Fredrich property. The amount of cut and fill currently balance on the Vargas/Fredrich site. Grading impacts on the site have been significantly reduced and preservation of the hill enhanced as much as possible by utilizing a sedes of 3 and 4 foot retaining walls, contouring of slopes, benning, and landscaping consistent with the surroundings. Product Type/Architecture Two single family detached product types are proposed for the project featuring 2 story and 3 story homes. The 2 story homes will be placed on the 26'+ wide lots located north of the southern entry road. The 3 story homes will be placed on the narrower 21'+ wide lots located south ofthe southern entry road. -4- (j-\,\l)}.IIN\IOIlS-Ofll.Dl:l\IGi,ST:\(iE r 1)1~\'I;I.()PMI:1\T I'L,\N ,02,lJOC The 2 story product type for this project was specifically chosen because of its great success in being used as a "Smart Growth and Green Sustainable Housing Development" product type in the cities of Sacramento and West Sacramento. This product type is one of the few developments (Metro Square in Sacramento) to be made the object of a systematic survey to determine its effectiveness as a TND (Traditionally Designed Neighborhood). A Study commissioned by the Natural Resources Defense Council and the U.S. Environmental Protection Agency compared Metro Square with two other conventional subdivisions in the area. The Study concluded that the more compact Metro Square used only about one-quarter as much land and consumed 25% less water. The project will also feature a 3 story housing product similar to Riverwalk at Washington Square in West Sacramento. This three story product was originally conceived with an urban loft exterior appearance that will be modified for to conform to the Victorian and Craftsman architectural styling of the project. Although this application only considers the Vargas Property, the Vargas & Fredrich properties will be developed as a close knit village of 70 homes, evocative of a historic European hill town, with individual, two and three story homes snuggled closely together, fostering a sense of identity, community and place. The roads follow the contours of the land, circling the highpoint in the landscape, with the homes tucking into the side of the hill. Tassajara Creek to the south and east provides a natural boundary for the site and is marked at its bold turn from south to west with a few homes terracing down the slope. Most of the creek frontage is edged with a single loaded road, allowing broad vistas to the south and east. The proposed product type will be "affordable by design." The project proposes to introduce a more affordable workforce housing or first time buyer affordable detached housing type to the City of Dublin. Most detached housing units in the City are typically large square footage units that typically cost over $1,000,000. The proposed homes will be more affordable by nature since they will be smaller square footage homes ranging in size from 1,400 to 1,600 square feet placed on small lots. All homes will provide families with 3 bedrooms and 2 Yz baths for each home and . backyards with patios. Most plans will have either a front porch or a second floor balcony encouraging "eyes on the street," thereby creating a safe, friendly community. These porches and balconies along with occasional trellises will provide an elegant punctuation to the street facades. All homes have 2 car tandem garages and 1 uncovered parking space in the driveway at least 18' in length. Final parking counts will be determined with the Stage 2 Development Plan. The three basic home plans will be diversified with slight alterations to the floor plans resulting in rich, varied compositions on the front elevations. These subtle shifts in plan create combinations of proportioned volumes and voids, contributing to a sophisticated, street experience. Variations of gabled and hipped roofs provide additional shifting patterns and building character. Examples of the projects architecture are shown on pages 19 through 23. -5- G'IADMIN\1OBS-<l6\061037\STAGE I DEVELOPMENT PlAN V2.DOC Project Landscaping The conceptual landscape plan along Tassajara Road has been designed to incorporate the City's Streetscape Master Plan including the use of Coast Live Oak as the street tree in the 6' wide parkway. The streetscape will feature 24" box trees with 30% of trees 36" box or larger. In addition, very dense landscape has been introduced along the street and slopes below the project to screen the new development from Tassajara Road. Plant materials include native evergreen trees and a combination of native and non-native screening shrubs and erosion controlling ground covers. Street trees on-site have been chosen from the Master Street Tree list and incorporate a variety of large and small canopy trees suitable for the different planter sizes anticipated. The larger sized trees have been used wherever possible. Trees have been chosen for fall color and spring flowering as well as a combination of evergreen and deciduous species. Plant materials for the front yards of the clusters and single family homes shall be native plants including shrubs, groundcovers and accent trees. On the slope area above creek, native trees and shrubs are proposed. There will be additional coordination with the creek restoration biologists as to final species choices, sizes, placement and limits of the defined creek slope area. A small passive park will be constructed adjacent to the western property line, near the northern entry. A preliminary landscape plan is shown on page 24. Open Space Although the entire site will be designated Medium Density Residential, the portion of the site within 100' of the top of bank of Tassajara Creek will remain open space to protect the creek environment. These areas are to be permanently preserved as a visual and natural resource area with no development allowed. As required by the Eastern Dublin Specific Plan, the site plan includes a pedestrian trail along the western edge of the site. The proposed trail begins at Tassaj ara Road near the northern entrance and meanders in a southerly direction along the creek, ending at the Vargas/Fredrich property line. The trail will continue to the south when the Fredrich property develops. The open space areas will be owned and maintained by a homeowners association. Compliance with the Inclusionary Zoning Regulations This development is subject to the City of Dublin's Inclusionary Zoning regulations. These regulations require that new residential development projects construct 12.5% of the total number of dwelling units within the development as affordable units. However, the regulations allow for the City Council to permit the developer to pay a fee in-lieu of constructing up to 40% of the required affordable units. For the Vargas Property, the applicant proposes to construct 2 affordable units. These 2 units account for 60% of the total number of affordable units required within the development. The remaining percentage of the affordable housing requirement will be met by payment of in-lieu fees. -6- G,IADMlN\JOBS-06\061037\STAGE] DEVELOPMENT PlAN V2.DOC Hazardous Waste and Substances Site Determination Pursuant to Government Code 65962.5, the proposed development site is not located on a hazardous waste substances site. -7- O,IADMlN\J0BS-06\06I037\STAGE I DEVEWPMENT PlAN V2.DOC Application Findin2s Statement for the Val'2as Property a. The proposal will be harmonious and compatible with existin2 and future development in the surroundin2 area. The 5.0 acre Vargas site is located within the Eastern Dublin Specific Plan area. The Specific Plan area comprises 3,300 acres orland planned as a mixed- use community that will be a vital, self-sustaining urban environment where people can live, work, play and interact in a manner that fosters a strong sense of community. The project site is bounded by Tassajara Road on the east. The Moller/Richey property on the eastern side of Tassajara Road is not within the Specific Plan boundary, but has General Plan land use designations of Low Density Residential and Rural ResidentiaV Agriculture. A development application has been filed for inclusion of the property in the Specific Plan, a General Plan amendment to Medium Density Residential, and for annexation of the property to the City of Dublin. The Fredrich property to the south is designated in the Specific Plan for Medium High Residential use but is currently in Rural Residential use. The proposed residential use for the Vargas site is consistent with the planned development of the Specific Plan area and will be compatible with the surrounding propetties as the area develops. b. The site is phvsicaUv suitable for the type and intensity of the zonin2 district bein2 proposed. The proposed project development proposes Medium Density Residential uses. The gently sloping topography ofthe site is suitable for residential development. Consistent with hillside development policies, grading ofthe site will be minimized and the hillside on the Fredrich property will be preserved to a great extent. The proposed Planned Development District Zoning for the site will provide maximum design flexibility and in furtherance ofthe provisions of the Dublin General Plan and the Specific Plan. c. The proposal will not adverselv affect the health or safety of persons residin2 or workin2 in the vicinity. or be detrimental to the public health. safety and welfare. The proposal is consistent with the East Dublin Specific Plan policies and the City's zoning ordinances enacted for the public health, safety and welfare. None of the residential lots in the project will have direct driveway access to Tassajara Road. Two entrances to the site with an internal loop connection are proposed to allow for adequate fire access. The site is located well above the 100-year flood zone ofTassajara Creek, so flooding will not be an issue. The soils report identified a small landslide area on the site that will be repaired as part of the project grading. No earthquake fault lines cross the site. d. The proposed uses for the site are consistent with the elements of the City of Dublin General Plan and the Eastern Dublin Specific Plan. The project site lies within the Tassajara Village subarea of the Specific Plan. Medium Density Residential uses are proposed. The Stage I Development Plan is consistent with all elements and policies set forth in the General Plan and Eastern Dublin Specific Plan. Consistent with Land Use and Open Space elements of both plans, the project concentrates residential development away from Tassajara Creek and provides for cluster development to reduce grading and preserve open space continuity. Utilities and public services to serve the project are provided in accordance with the requirements of the Sewer, Water and Storm drainage sections of the Specific Plan. The project provides affordable housing as required by the General Plan Housing Element but also proposes single family homes that are smaller than average, and therefore "affordable by -8- G:\ADMIN\JOBS-06\061037\STAGE 1 DEVELOPMENT PLAN V2.DOC design." e. This proiect satisfies the purpose and intent of Chapter 8.32 .Planned Development" of the Municipal Code as follows: 1) The adjacent Vargas and Fredrich properties will be planned as a single unit to allow for an overall cohesive design. Development standards will be tailored to fit the site and will address such issues as building setbacks, architecture, landscaping, and grading. Detailed standards will be set forth in the Stage 2 Development Plan (8.32.01O(A)); 2) The proposed project provides maximum flexibility and diversification in the development of the property by allowing clusters of medium density housing to reduce necessary grading and preserve the Tassajara Creek corridor. In addition to providing single family detached residential units, affordable housing units will be created to provide housing for all segments ofthe community (8.32.01O(B)(D)); 3) The applicant proposes medium density residential uses which are consistent with land use designations in the East Dublin Specific Plan and the provisions and regulations for development set forth therein. The Specific Plan allows for a density range of 6.1 to 14 residential units on the site, the project applicant proposes the construction of approximately 33 units (8.32.01O(C)); 4) The development guidelines and standards set forth in the Specific Plan and the Stage I and Stage 2 Development Plans, will ensure that the development is integrated into the project area and maintains a similar character. 5) In order to protect Tassajara Creek and associated habitat area, development will be setback 100' from the top of bank. In conformance with the Specific Plan, the relatively level and rolling slopes are designated for small lot single family residential uses (8.32.01O(E)); 6) The project developer will participate in the development of the necessary utility and circulation infrastructure for this development in conformance with the Specific Plan (8.32.01O(F)); 7) Through the use of Planned Development District zoning, the project will be designed to address the uniqueness of the Specific Plan area, taking into account the proximity of Tassajara Creek. The clustering of residential units will allow for protection ofthe open space area adjacent to Tassajara Creek and more effective utilization of property (8.32.01 0 (G)(H)). 8) By clustering medium density residential units away from the creek, the project will create a more desirable use ofland, a more coherent and coordinated development, and a better physical environment that would otherwise be possible under a single zoning district or combination of zoning districts and thereby maintaining open space adjacent to Tassajara Creek. -9- o,IADMlN\J0BS-06\06J037\STAGE 1 DEVELOPMENT PlAN V2.DOC RICHEY, GRAPHIC SCALE 150 100 o ..... ~- (."1') llDo!l- 150 It. 1150 I t ~ f I . PHOTO L~CA TION KEY DUBLIN, CALPOANI VARGAS PROPERTY ~erl- R ensen Associates zar &. PLEASAHTON. CA Q-4sae J~ AllOT DRIVE. SlJI~ m '(0") 227-0"'" =~~(g~) 227 9100 OA IE: .JUl. Y 6. 2006 JOB NO.: 061037 -{o- .. -. '.,... ... - ,~,~.+.w.-J t. .....4 ,.'\...~ . .;....,.. '~'" /.. L. 41 ,.... ~~ .~',... , .,.'...;,:~_. :,..... .,.~..' f i..i '.if~.. ... ....'.~I'.. t j ., ~.. ('" .,.. .. . ., ~,.~ '1 - .... ~ .. , ~";I".Lt': .,' ~:.~1 .J'l . " "s..... 'j,~~ .~\...~ ..\." '. - .,.~ ~ t .~,!,: '"i"'~~ .I' ~:,l..o' ; _.' ! "~'- 4 ..... r~"~.'I. :~~u.-t~: I... .,.. . ....:.\... ~~.. '~)' 4 . .. ....,et. ,"~.. '.: "~:'- "Jtf. .. j ..h:!P:~'~.. #':. . t' ..... :0"'" , .... ...... j,' .r. .~.t~._ . .".:~~.~~..:..~~..... \ . - \, " -".\ ~" .\ ~<..'\\ i' ... .... .. '. ~ ~.. r 4> 1Il'. .".. . - ...--- - - \ I.ti:~ j . ~ ;\.".....\0 . Pboto 1 - View looking west toward Tassajara Creek. I I Photo 2 - View looking soutbwest toward existing borne and ancillary buildings. -11- G.\ADMlNVOBS-06\061037\STAGE 1 DEVELOPMENT PLAN V2 DOC I .,... ~- ""' ~ 'r~-: ''':>~''I Photo 3 - View looking southwest. Existing home and Fredrich Property in the background. Photo 4 - View looking northwest toward Tassajara Creek. -12- G.\A1)~IN\J08S-06\061037\STAGE 1 DEVELOPMENT PLAN V2 DOC ~\ ~(.- \ \ I Photo 5 - View looking west along existing driveway. -13- G:\ADMIN\JOBS-06\061037\STAGE I DEVELOPMENT PLAN V2 DOC L ~ l,. TIP p~ i ;; 6-~{ ,f; ". .' ~ r I~ , ,'-,- ){..~,..; f1-" "'''' .1 t f. i' . .. ~",,~'" ..~~".J~"Li {' ~ ~.~ ~ --\. . \ \.. ...,. +r-"'..- - - , ...t :~~,\:. t:;. ..~ .~ ~ ,,- ':1~" "'-~ I' ),~ . \~ UN t' ~ L..!;.,,,.., :~' ~ fi ~' ~ ~i~ .<~~ l ~.~ <0 ..-- v VARGA.& ~" .... MOLLER ? , I / -Ji. 4 J I ~ ~I ~ J ). 't' /" ,.,.. :,~ f :f>~~ J -..,1.' "'. 4 l', .8 ~r".' III i: ': - j./....q.. /" gs '", f . "' ":'!~ .. #;i;J..~ . " i _ __.:J "j. - . ... ""~ ....l I:,~ ' Y'i. .. I 0: 100 FALLON CROSSING AERIAL PHOTO - V ARGAS PROPERTY DUBLIN, CALIFORNIA ...~ _ oJ r--' ..,. ,~ .v ';i II I / ~ _J I I ~ IIJ r- JI / --- / /~----\T , ./ ~ \ l / / 1 i VICINITY MAP /llDr lD SCAC ~ -N- ~ GRAPHIC SCALE o 100 200 L.J-_IIIIIIIII 300 I (III JUT) I lAc. - 100 l\. Ruggeri - Jensen - 'Aur &. Associates ~o:\ ~::! l: (I~~~ ~ DA TE: JULY 10. 2006 JOB NO, 061037 -{4 RICHEY, HUNTER de MOLLER I :'i Z r----7 I GRAPHIC SCALE o lID 100 1---.... (--> 1_-IIOtt. 1110 I -" t / ~. I I ill .. ! I I i . V ARGAS PROPERTY TOPOGRAPHY MAP - DUBLIN, CALIFORNIA ~uggerl- Jensen Assoc- lates zarL PLEASANTON CA 94588 ~ =E~~~ ~~1~"': m '(925) 227-9300 DAlE: SEPlDolBER 22. 200ll JOe NO.: 081037 -,5'- RICHEY, HUNTER &: MOLLER I ~Z I GRAPHIC SCALE o &0 L.r_1IIIIII 100 180 I ( .. nllr) t_-IIOft. r I t il t ! J = I . Land Us. Summary MedIum High 0enaIty Relklentlal Meclum Density ReIIld8nllal TobII Proposed Lend U.. Speclftc Plan Land U.. GloM DeMIIy G.- Denally ActM (duIac) Unll8 Acree (clu/ac:) Un'" 3.8 14.1-25 50-90 5.0 7.2 33 1.4 8.1-14.0 8-19 5.0 7.2 33 5.0 58-109 ST AGE 1 SITE PLAN V ARGAS PROPERTY ~uggerl- n..Jensen - 'Aur &. Associates 46110 CHABOT DRI~ SUllE 200 . Pl..EASANTOlI. CA 94588 PHONE: (025) 227-0100' .....X: (925) 227-11JOO 11M DUBLIN. CALIFORNIA DAlE: DECEMBER Xl. 2008 JOB NO.: 081037 -1<;- 1\\\\\\\\\\\\\\\\\,\\\~'--. --=--~~-=-~~~~~~~~~~~;::~'~~~'-"~-~~~~- ~;~ ,~--~ ."..:;' coo, C' ~ '~~:~~, ~ :FALL~N.ROSSJNG-""'" ~~----~-,..~~ , '\' 'D, ,\\....--- ----- ----~_----- --~ ~~~~~~~~-~~~''- ~.... '~" ~~ Y<tt~ '" ." '",~ . . ~/ ~ ~ \'. \ . \\ \ \ \. \ \:::::==--~~-::::::::::----: '-- -550 -===----- -::::.:---';::~~~~~~~:..:-"~~~~~ '<2'- "~---~___" ~ -=== ~\ ~ ~..~ " .~ . ,0-/ - ~_ \\\ ~~-=---=~~==..:-~-~:::::::::::---=-::::~-::=~~~~>~,;~~..~~<,~'\.~:~::;::~~~~,,-~~~t':--:C , ~~ \ ~~ (~-j{=l~~"" /<../ / ,----: '----==:-----=-:.:.::::-----:..------ ~----.. ---'::'--... ',,---.. "~~~.........'--~ '~", ~~ ~:;..'.':?~'~ ....~-.:.::o ~ I >;/ \,~"' ~~:...- ~ _--- /Y.. J ~\........;: "-:~0~', /~..--r ,/" ."" ~:~ -:;===::-~~-::'<:::~~<" W~~",~"t;~~~~""~ ~\ i-;. ~"\~~="' '---'"'\-~~3/ ,-;::.--/ __~5 -~~':~"----..~'::\~"~"\>\ '\\\\;\ '\\\;\>\\ '\\~:\ \\>~\ ~1\\r)\~)~)4\ ~~)\\)11\\'ir--i '~~!\\ \ ~:\~~'l'\ "i..~ ~~ ~..::- /~-~:. /~ ---.....---...~_:..>'\'\ \ \ \ \ \ \ \ \ \ \\ \ \, \ \\ \ \ 1 ))l) I, I( )11,.1///' I.~'~~~'~.~..~~~~:.:..-~\~~ ~~~~a -" ;U;~ coP<' , ~~~ ~ ~ .~ > ,- .'~~--7 ~/-- ,..\ ~\ \ \ \ \ J J ) I) ;1 I ; i I Ji i ) ) ) ! JI)' J j;1 / / t '/ /' liP //I//i' 1.:W~:\~~ ---z:.::,~c :; ~, ~. ,-, ~""- g----._______~ I ,\ \ I l I II! } I J )) I / / / I 1/. I / I '1/ I J!//I111 0,/11' I '/,,~~!ll;iif~ """-...~ J I h:!:~ -- .. \ -" --=- ..:t~_ ~ RJCH.EY; HtJNnlEf;' &~~fLE~ // /J 11%' 1/1/ / / II!? /? all// //'~IfJ/%lj I~//r//}j~fjjj) ~~~JrTI~ - 'j ~~~~~~\)~~~~ ~ --~_ ~ / I / / / / / ///// //// ///~/ ////1/ '/~(; "//I? ! /I~~ / ?/, il/ f /A 1i ;1/ / k-~'" I ) ~ '~\--......:). ~~'~..: _-::-;=- ~,....-) ,~~. .- /,,/ / /" '/ /////////1////,; /!Jf///~( //11111 rrj/(/..JJ/.-br- ~, -,,-.{ " ----.,..~ ,~...--; ........~, =~_r- /. </ //'>-;;/~~:///~ /;;://-);~ / /1;;; </1f//1~ll/,j/l~ u,-, I, ;~F '''-~- ...h~~"-;-' ~~~... -~-X~~':~:~7C7,(k,~-- ~~_. >-....~,- (I ~ ~~~t:; \" '1:,\~ ~ . /,//''/ ////~ ///./ /.,/.,1 ':..L, .' ~llli 1\\\ \"'- . ..~~ ~-_. "~~ \, In~\~~"'~, ~,\V: ~,.. ~ / .' / / // /~/,/ .~':::( / ~/ , i. . I Iff ~ \ " "\ ':;:.. ___""'~ .. .-=<; :- -- --, ~ ---.- - /i ':? ~ \~. .., \ \ \\~,-'~.;:~' ~~y "'< .~\. / / /'~ -;. ~/A ~./ Ii- , \ \ \' ~~~. , -:;;;/::---:.::/ (,' F ~ .' ". -,~ .....,.... ' / .'// :~~ ~~~:'~ .~ ~ 7In~r~~h' \',~~.:-"V~~~.:::;;.~~ -~.- .b~~"'S~.. .,~::-;..;~~~~..;-\\~' ~ ,"" .. / / AY0' ~~r~~ ~~'//Af}jl 'J\...~?lrJ\'\'\'~Y.d'!J~.. ;~1:C ~'~~~"":":':"~"-:-~~~:;':""'''':::-'~'~-'~~~'''.~....-::~'':: :''"'' ~.m', ~~\\ 'W':" / ./.' y "? -' ~7 a:%~ ;;.;'/"'./"'/': ! ~. iI-'-t do' '~<~. \~::;!- ;;c.c::---.::.~_ ~ .... ~ .':,;.::: .::::--.-.~~:::.._.,_..._ ~," < "-,.>. ", . . , '- \ ,\ \. ~ ,~~~\. ~ ~. ~ .~ / . / ,/'. ~ ~ ~/ ~:--;~ ... ~ / 1....-:3 ~;-~ ~_. - :::...i .-. ._:..:;;.:;3t~~... ~''::-~-:'::~:;:'''' -.. '-"- --"~.7~'~, "'" ~'3.;J . ~' '" . ""...." ( \:7 ~. ~< "" /. >/,'~ . /./,,'Y, / .. .~~~ ~. -"~~~ :.... ,.<" .-"'- - / ,. .-i';'-:'-:-'. ., , ::'~::::_::~''''''''~-::::::'::;'i:i:~'''''' ~~, ~:---.."'C~':'::- .;' Y".:" '. ~ ">' \ "~~' "~ l" ~ J.. /$ . , / .,;,~. ~ ~ ? ~ ~..<' ., .' /~, ''''<~'' '"' ~~ --~ f.:----. ....,.4' .....,... ~~f~...1 ---"'< ".---"--.. --. '........ ---..\;.~~, "'.~. !.--'. . '..' ., . ~ \::! """ '-1 .. / / . -t? _.' ~:r: i;; '" ,... /" /~./ bY' -r-- ~ - ,___,:,,- -.;;~~ -::::::.:'.. "'I " ....,,, '...._" .... .. ',. '$. ~. \.. . ~,~"'===' " . / . ~<J> .... ... -' ::;;:;"--., /';1. ''/;: W '7' ../ ~ ~...... '--- - ;..~ ~~,;.....:::"" ... ...-" .-....-....-....." .'-....-..---.7.!f ", '-. .~"._. ......,,:~.~ '<:,. . ~ ,"~.- :... --' ~~ !- ,- ~ ,.... //.": //..;!"'" /, " /.' . . ~.. ..(.,""'----..:.-' .-------::./.;~ ~ ~0'" ~-c":\"" ~~~~ ;;.Rtrf:::~~~\.-"~--F:=:::f=:::.yf~!.:.~:..::....:, . .-:.._.~-~ .~';). "'!:~~:~~:..:~' . ~',I.' .'1-/ -{ N ii '>., ~/ " / 0 / ~0 ~. .-- .~. ~.:>> . ---'t ~~\"~~~ ..~."u:".;~: ..' -" , ~ \ -...........;--..1..... .... ...".'..... i-- Q---.:_,;"" ...,,--........, ~,~ ,......> ~~~ ' G 1 ....-/../:. ,.~..../ ~ ,;;--f!//';;~. . . ... ~r??/. ~ ~~'\ \ '- c~. ",.~~:::: ,&.'-- -~,:~.,,,,,-,,\-'~;;'-r:%~i;"':':-'~i--~ .......---.- ~.'-'<><'..:t2..;-:.;~~~~~~~~,:.,~~.;.:.^ l~.v-;. ~ ~,'\;~ .~~ ".._ .. //... . ... , .~. /... '/ ...?~.,., . .;/<~?- / ~ /!) "\ 7(, ~ '>"\T_ '- ~ ~ / .' . '''':---'''\ ~~.~~.::;:;\.~-.:.;-:-:: -';::'::7-f",.,;;~of"~,-;-'-, ->( ----..----..-:.....,_.::...y;,>'~_. .:...: :.~~~~. . .'~:>-> < :, , ~ \.:~ \.,'. '.; \ ,.jl~.' . - - ..- '/ > x' /. . -- 7/ P , /."-'- ." " , '- ,,- --~~ ~\. '" .. / ,\L---+~ --'-"'~...~ ' '" ""0/ '" , ,"-~, '\'-" -. t~, ~ - W ,., /.' ~ / . '7/ ....I>"/". ~?/..>:;:/I~/;'" ,/ r\ ~ ",/ . '-:::-------.::".2./:::0 I Il-\'.~..,:'.,~~..i;.:.:l!.. ,.1....- '^'ii.~~'" .~~,-. ." -,:;.......'......... ..........".'.''''>~. "'\':'--\,..\...:"'.,....'~~~.'~." "" ~,,~- /:- "'" ~ / '/ ~ ~ ..//~4 ::~AI. ""~ _ '- /.,~ --' ,. ,~7~vl il / \~R'i)~; <~~."/. _, ''-.~'\., '~~~,::i;,,:.;,~, <, t, ~<\ ",-"" -~, ~/ . /... ~// ~-;.;&. /:///.. -<~., /""49>'.'/ -' // oJ\, I \ V'\/.".\ . ./~ ,\ \~'-:L I / ~\.:.... "<,.;. ...-- ".I.... .. ., -<'!,jti~;-;)>' "IT"V "., N':..","'>~'"\,,~,,~'~:\\~::--"',;\,~;,\.:::,.,,,~,,~ \~\'\~ \ ~~.~.. ': ..././.....'./'....~...I..:-., ~/'.. ~?'::'..~.... ~</"i{:$;~'~,%::r/'/t1' "'....\ ~\\\ '~>f.r.'\:> >' /-'\"\I~,)F.! -fir ~)~~..'~..f-.,./,.."),./:"?;,:.:.:;..i.._.-.-'''.':~. "~, ..-.~<~1~~\.J.;^- 'tl..l\<~)}~\.~\...'..:\..\'.~\..~~\.>S\:....\'\., \\\\ ~~~~ / ,./7 /~. :/ '1-~ /..-at~/R-''''..,-----n' " "\ "'---""\1 1'/ .., 1"1/ ..~ \------- i \. ~~A!i;r..: v,,'. 'l..~:--;:;,,:',:...-.....,:.;;..J; ~. :.I1'.r0f... i -!7\/ :i '.s;'.:~ \\\ "\.. ~.'....i,\:..\:,....~ -) \\::~.' ~~~ ../ "''';..- // z /. /7.-? ~~ ~.,9 .A.. "'\ . lil. ~) J.\ : / \\\ i)' tt ~;~:/{';\\(;';!/"i \~.......--"',.......,..;,.~..-\r."\""\o," . ..:'d-'j'.f.\ "\ \ ,\,v,.~\'': ;....." y~\';,..;:...\: "v' '" ( \\' ~~ "",/ '~7 // . . ~~. . /h/~ ..' ~ w:'<'.~ ~~/ c-;;~ ~-..';\" \\ ' --.! / ti \ " / \ 'i-I' -- ~\', :.'; f"\ \ \ 'i~ /:;\::~ \-,.-1: ....;~2:......J,-....~_ f;~:~~'-~1"_, .-:>, '," .'" ,. .:.di.f~lj.:::~~:: ..r~S [1.. \\ \ \~~\j(\.,~l ."~.'r /,1;" \\,,' ~,\\\\(~, ....,// .... .~'~ /- /:;>. / . "./ ,.?'.. . ~....... "/.~: 7..j p;~ ,\'< _.A ~~~\,.......... \ __/;... / ,..---,.....,\\.. -:-~.. .5., .' \~ '~t~f.'i\\'.. / f ,.t/:. ,:,::,';HC';\:::''''.:.;:.~tr:x.'''''I\!l 1';~.("'>..,,:.: ...Y-o-..>< /, t ,.),,;o,,'~) ...~.t-;.r.'.v..f.",l.;:!,::,<.lh'. ~, ;' ~ \\\ '~-..............~ ---.' ~ / /. ra,/:' .. ./.. ~. ,.%,.,.,." # ,/'/. ~/~ ' . >. ~\.\ .~ .....,'.:.......'.y--- ~ / /~ .=- \ '-. ~\.~ l,\i 't'f..1 \ '.~\.i.,..'~t'1' '~r" \ ,., '-t' ,.:.e,,,,t<v,1" ~U."..'/ .'. /-:'7:.., ".t~ .. "..'if'. }./. ! .~}. :,' :. \ ~ :.'jl>.. ,.,1....'.... r "j ;1,; ". ", 1 I,. .'\...../~~... '-... ___ ./'~'/// /.,. ..:/ / .... ~;. ~/ , \ ":.--7;{ Z ....., -... :\'\\;\" .::..,....',...., ..... ------ ...-:;' -.---;: \ \ \~ ~\~ \, ',\ i~ .,'':)" \ y J -....,.::..._~ - ~ A :<t:-\ 1 ,.... ..... ..:;e."')./J'\ i ~' \t. '.. : :i\~' ~,\:i. I Y I 'j -...... ......- '..: . ~/ /;..:;..-::., '/'r. ~ ~. .~."/ .';i3J... y /~..4' #IJ-~" '..~,~~~~>-, ---;..- _/~ ;~~.:tc"-S6 ",',::' '-"~ \~~. ' \,\l.:'tl\!'\ ), ~r'1.~t;l.-:-::;..(Z!:~?~lh';"G;;;;;ffi~;;;;;;~f-~..",: .,-::"./ /h- II j'll ~~if:iW/!.i../'I,o / :.':] 1(-'-''''-'/\ ~ " .' . '0/- . . /-' ... ~.~8"" . 'Y '-.. ";,.;..' /. .' //7 I /',:;"II!':::::::):r -""'. "~,\:.'-.-'''' ..''':<> - ./;:.. c~~--. ,~\;:-...., ~),- ~ .', r" \'~;"'" f, ".......,..,.., ~ ...::.,~~.-:..,.!"Jj!f . 1-':.": .."..'..-""'.... /1. '"'-r-' ; 1; Ii', '/,..,,-;,1 ;flf!':'.: if I ..' ..-'..,~., ......-.~.. . ~.~/-~/-~/ ~~..~~,~.//... 6..)~.~~....~...:~...d)/~. /:~~~~~-:.~~~~?~l.':~:;t:~~:~:~..~.~~~\~;:.,~~\'-~~~\'~~~' ',~~~~~~~~.':~.~~\ctt..\~;~.14~~>}V' --~;(j{:",:/' Ilti!P/Ii1!:' ;( / l '//;>/ ~ I, .' % /~~. . z .,.~.. '...../~..... ,.... .-".r> ~. /"-~.... _~,~"-\----\-"\ ~,<>, ::--'*""-""':::::~F~::':;:::::~_-r~'-~~P. ':';":.\ ;';'-.. \. ,~l\~~'~",\",{\~::<""".; ..:5........:/f.:::..~......<,.. , \,,<.:.,\:....f.'i:, / '.I~ f !"\r.llJk~)~! r/ '\ /1 ' - -' '/ Y .' " YA / . '/ /' · ,. ',. " ,'.' ~""" ~ -~ " . , " --~---"--' ,--,.~_..~--"-",, ' J'<\--.. ,>$," ,1, :", ,I,. '!i~":1 II ii, -.. . ~...~ <d~'. ..... '7'/;"'. ... V ,.7 /I/ / "\~""'\Lt-"" ::;i~::'--::':.:.~'::::~-- ~>.:..--' _.- .'~<' ""'-,1l-~' .......,~....,,'-.::"-'J:.::.,:-:-:-:(.:1l; :. . ""'T.~' \ ."--:, S.~\// '\ l("" "".!- ,'/ /:,~;t~{tJ~"/; '/~f! l, .' I' / -~ '" -:7#. -" A /- 7 ~% ."" ---'" .. '" - "'-' ""'CE" <-- ,-- - -- ~"-.\ R----~ ..- ""'"C-[ '.- '<'Ii"' \' -'\1"'-' "',' .. - Y.. '.',;- f'r Ib' - '/Iw. .. . . . ~':'. ~)' ~",~g(~;f~~' ~/Jff/" ~/ // . ,,~ --- 5-~"':') :_-\:~~~~~~, d _._==~~~~ ~~-'-B;~~_, f~~:E....*'~'!' ~s.~;.~,~;:~~,\.~~:~~ :~~;\J.':~~'.~\'~'/V:~~I-~~~/: K~~,/ ~:~f:~~~'. . // t.{.';( "" (-......,\ /f l.' or>-~.Y'r.~:~-r: '"'..l). ~ . ~~/ /~/:Y>i / /-;';-: h' / ;;- ,/ / . =---.:::-:... / '----.~.".--. ,-, - - . . ,:-~' ~'r---=_:;t.';l~c-.~':..~' - - lo.. - "- ~ - .. i Yl,...-k;:-:'" . !P \ · ../ " 'r ,,'-.,,\ /):(;::~:,; ;:., ,I.', //. /1 ! ~_ /1' ~ . .;~" ~';::1': /./ @"~ / ,/ //, / ,;- .."1- -----;-- u ,,' '<"'---::: - ~--::~a:~ -:; ~",--,.. ',' ~ ~ ~, j, - . . _..:-:" . it....~;. 18 \ I"t..,\ \--> , ~;.,.-. .4::'<,:>"\ .': ,,;~.; . -'/' %'{ / / J" / ~. ;'~'/_'ref#. ~/... ~/~~~4;./'!'/~; I>, :~~:-~~~~:-~~~~\~ <(~~,f~,tJ':^:~&~~"-)"<\J,::;~:;:~~1i;:~~<;/ /"jj/ x~" 0A,;<~ ~1"/;;' //i/, - , . ~-~~~~,-' CJ:~~~~"&:'>-,-~ji'-"--'.>.\-::":ii< .-?~;~1if1ft.fi/!Z j - II / ~,~ .Df~:;~.:~~;p/..~~0 //~~~ -;/~~/ ~.~. />7~. ...~;:.\....". .\'~,.,..- ~ ..:~.~ "'~_I /'"1-~.:''-'~~~0:~.~~:~~~:::t...._~,.\....-\t..::...,~"...."~.i.. ~:~;;'~':'.~::>..~~.::~r>-..~c:..~~:~/,~~~/. /:.>;7G,,/ / ,~;/;...,<::-;:~"..-,.e;j:'-'~' '. ~1P'" / x" / / I/", '1 \ .' C/. ._~~~.' '---4- T7~ofI!D i . \'~" <.....,';., ';:<~.:t.>:.::.;.;:~.~"." .#f'.""\ ,",,' l1-..:<:'~.~t~..\'::.:..';;".:~"'.'." ~.:..#':<:;.:;(f"",r-<r< //;1,.,"'--.....~.........405- , /.< . f.Q;/;' /'/:/.~ ~/ //,... ~ \ . ~-' -- -..-\ ->< ~.. -r-~ . \ .,"t.+-.... '---.l~.~~,~,......,.. :-:"',...:--......_\.o_...~.",:::;::'M::.-.?......... ,.;....,. ,..7-:~"-t'-. ..... .... ..<./-;.-- / ::; 7~..~"';y:::;:.t./,/ h-'/./: ~ //' ;~ / ~~ ~/-"" ..t.. . '..-: \' ;....~-.:::.r--~"":=,_.../ I -~,.--,~ _____ j .::...........-.".,' ".' .....",' .....'~'~.:.........::.;:.::,:-=:~-:~.~:":~::-:-:'::~.::--:.....~1.:.,.....'..e.~.~......~..~..:..r+::".~~~~.. ',/'>;~~' '" ..._~=::,._,,/..~ fr-..., ~ SITE SUMMARY # LOTS 33 SITE AREA &.OAC GROSS DENSITY 8.& DUlAC ( NET DEVELOPED AREA NET DENSITY ~ * //'\ /', ... "\, ,I \ __ ~ a'....... ~ \ I: .....\ /,-..,.-J ...._,,,/--._~---- 'i ............__/' r_........~\l, / ..J (\~~ . I f~- ~.__ i.........__ "'--', _:- ~r-, '\ . \-- .., ...r,...... ~ I r"\- -----, ~---,- ~~ ~... ........ --Y \.. '~ ----------~~~ --.. C_~~ i I 1Z~ . I L\rt ~~~~~/ Scele 1'''' Jobjll 0<;010'7 .! 2-i~7:-:, PRELIMINARY SITE PLAN VARGAS. PROPERTY DUBLIN. CALFOANIA -11- 940' -rA~ '51.0' c::::.P::e:e.K 57:0' -ft):l' ~' <f'fO I Jf2t:,' I t I ~ j ~~"RA I ~ --- //l // ------- Section A III :z :J I I ~D C;;;R.,6.j)E , . ..---------L __ __ EXI5T"IN~ ~ -- ----------- _L --- I /r_-- / I /' // ~' 410' AZO' Section B ----- II "I J ",",SSA-l,e..RA ~ \ --.. -- 1III""f7'lo..~~ '. R~ :11 ~ ~ e<.l5TlN<Sr ~ ,------------~ ~ . " '--- --- F'FOR:lse1? ",~l7E Site Sections . Vargas-Fredrich Properties . Dublin, Ca .~ ~ (~JXf~~~~~ \0 ~20' L ~ _~m.". .K_mo. So01" '"'= zoo JQh. Ot:O/O~7 '~i+-~ . -I~- PROJECT DETAILS: OWNER/DEVELOPER: Sa res-Regis Homes SHRA ARCHITECT: Mogavero Notestine Associates GENERAL CONTRACTOR: Sares-Regis Homes TOTAL SITE AREA: 2.2 Acres 60,750 Square Feet PREVIOUS USE OF SITE: Vacant lot RESIDENT PROFILE: Professionals and Families 100% For-sale # OF UNITS I DENSITY: 45 units 20.5 Units/Acre UNIT SIZE: 2BR: 1,250 Square Feet 3BR: 1450-1550 Square Feet CONSTRUCTION DETAILS: 2-Story; New Construction Wood Frame and Stucco PROJECT BUDGET: $6.1 Million DATE OF COMPLETION: June 1998 AWARDS: 2001 Ahwahn.. Award Local Government Commission California Council 2000 Certlftcate of Merit Outstanding Planning Project American Planning Assoclalion. Sacramento Valley Chapter 1999 Architectural Award Sacramento Old City AssocIation 1998 Gold Nugget Award of Merit Best Single Family Detached Home Pacific Coast Builden; Conference 1998 Gold Nugget Award of Merit Best Redevelopment Rehab/lntiO Project Pacific Coast Builders Conference METRO SQUARE SACRAMENTO, CALIFORNIA ~. ..... II J " .... L.. . .., .--1. 4 ""- Located near downtown Sacramento Metro Square was developed through a partnership between a merchant builder and the local redevelopment agency. This infill market-rate single family housing project single-handedly transfonned the Central City housing market. The project featured 45 single family homes on 2.2 acres (21 dwelling units to the acre) which ranged in size from 1,150 square feet to 1,550 square feet. Each unit has a front porch, a small private backyard, and a one or two car garage tucked under the unit. The two-story homes offered two to three bedrooms, up to two and one half baths. Some plans featured dual master suites, den/library or private decks. The Redevelopment Agency loaned the developer $1.2 million to reduce the land costs and mitigate the risk of building in the central city rather than in the suburbs. Architectural design balanced contemporary construction needs with the existing character of the neighborhood. A central courtyard serves as a focal point for community interaction. The street appearance of the project conformed to that of an early 20111 century residential neighborhood. while the interior emphasized community interaction and contemporary development. This project included primarily one car garages discouraging auto ownership, roof orientation for photovoltaic retrofits, surface drainage to reduce water pollutants, and architectural character sympathetic to the existing neighborhood. Making it more inviting to pedestrians and bicyclists, Metro Square has connected streets, bicycle network markings. crosswalks and other traffic controls at intersections. traffic-calming measures, and shade trees along its sidewalks. MOGAVERO NOTESTINE ASSOCIATES I BUILDING COMMUNITIES - (Cf- ~ I < Z 0::: o LL ...J < o 6 .... z w ~ C2 o < en ~ I w< 0::: <(~ ::lO a~ CJ) ..J ~'o ~ -4 ^ 0::: 0 l .... t- WZ ~ ~ ~ u < en PROJECT DETAILS: OWNERlDEVELOPER: 3rd & C Street LLC ARCHITECT: Mogavero Notestine Associates CONSULTANTS: Landscape: Garth Ruffner Civil: Notle Engineering Structural: Miyamoto Intemational Electrical:Chris Gilland Mechanical:Cover Beutler Heating and Air Conditioning Plumbing: Tim Flagg Turley & Associates GENERALCONTRAC~~ Cuttle Construction Company TOTAL SITE AREA: 0.93 Acres 40,680 Square Feet PREVIOUS USE OF SITE: Vacant Lot RESIDENT PROALE: Working professionals and families. # OF UNITS: 26 residential units UNIT SIZE: Retail: 1955 sqft For sale homes: 1400 sqft Apartments: 450-700 sqft CONSTRUCTION DETAILS: Fiber cement siding Brick & cement plaster exterior Wood frame Type V No Hour PROJECT BUDGET: DATE OF COMPLETION: Spring 2006 RIVERWALK at WASHINGTON SQUARE WEST SACRAMENTO, CALIFORNIA r- ~ I I' 1. 1"." ,-. I a ." t 1- ~ ~ _ - · I ' - rl 1,- <- -.~': ~....) i,'" I ~':' "-. ..._~. - ..- -- ~. "._ ~ - I ...... ~~~"I . ~ " ~. -6 ~..... ~mr"J .. ~I '-.. 'Q ~~ ~ ... Jj .....r-.-....... _ ::::'i" '.. ~, , '." ,.M - . .. " _' .~. .r <2: ~ _~:-~: ~. _ - -t!'--4 . ....... .~~~r.;: ~~:-- ~-. - ,.".'- ~ ~~ ~- f--: ; ~_.. ~.:>L~~-' .,. ,.~,,\ r_.~~~r-Ct: --r-.:J ""-.J" -...........~......;JI.....~ ~~<<-~1 - - ."" ~ f - ~~"l.;;;"""""'" . ~ ~ - ~- ~ ;u- 11l~5~-"'c'_.;-"~~~-.. =:=;.;; -=- , ~ --- ~~..;- ";.,..... of ':: i'fJJ ~9~ii." ~ . - >: !~"l L . . ~.." , .a-"' . ~~ fj.~ ~ ~ L l :\ rif ~ :;--:- -,- ~f~f ~. i~f1 .& .~. "~~~- ~.~.. ~~ ~"~~ ,_;.If ~-. -; -~~H- .::-'~~ -:- I .:;d ...'. '; ~t .r, ..."" - ..:. -.~- j .......:.,.,. ;..~~ ..' ~'~ .. ~. . .... . ~'\...:'" ..-,.r .-i: . "" ~-' .~I ~-,.."~a ~.~~. '-~,-!-r. ~ - _~~i .... "'-. . _' . -. ......~:-:w:..... . .. - - :"'"ir . .--.,. . ~.' ~ ~;I" -'t, .- ' ..' I.. -/ -' - --' This project consists of 25 for-sale, detached single-family homes, 4 apartments, and 1955 s.f. of ground-floor commercial retail space. The single-family homes will be comprised of three floors, with the main living space on the second floor, bedrooms on the third floor, and garage and entry on the ground floor. The plan includes 4 affordable flats located above the retail at the comer of 3rd & C Street. with an entrance lobby off the retail plaza. The commercial and retail component is located on the ground level at the corner with a curving south facing storefront, opening onto a generous plaza. This development will provide the needed catalyst for increased pedestrian traffic and a space for people within the local neighborhood to gather. MOGAVERO NOTESTINE ASSOCIATES I BUILDING COMMUNITIES .. .. ~~~~,~ ~~~t\ - Zz. - UtIl I - L ~ t:.. I I I I " , , ., ~ u "' ! , )- ~I , ii t. " ... ~ 7- - 1 .... -" . r-::. l~ .--,'- ~ ~; u . ~ Ia Ia: II, ~. . . ~, I ~ <' > ~ ~ ~ . ~ --. re-.I ~ . @;ill .' ~ N f ~ ~ = c:T 00 eu .. = c: .s ~ bO~ = ...... .... ~ ..c1 ~ tIJ() ~ 0 .. = G.) a to r/'.) .... (,) Cjf.J eu ... CI.) .. a) .. .E: ~ ,,~ .............. ---- ~'L"__ \,,~, ~ -'" -- --- ...... ~ '- ,-<' ~<~~?i-~!?2-:: f -o-C" ~~ '-<-..._ -~~~........... '" .... --- ,.---- -- - I ...--.......-- ~-----. . :,..... . - ~~--~>:- ~jl~ / - _ ~.;:~- .- ;.-~ ,,~- /~~~~--;---~y:F /" /".y T'Ao-..,~,-..p..~ ......? ~T~i-T.....::......P~ -C ~L :.CC....O,-...-.!-=:J ',J-~ .......o....~c..- 0...... ~!;r.' ":I O!- O. --~ :;,r 0.. =-~r .. "'.....O~ ..~ -O1-~ ~....~ :~~~~~~~~;;;~~'IAJ'" WITh :JC"o, TO 91: 36. BOX TAMA.lAR.. 110 PL.UIT .....nR1A~S ~ ...... - -- -- =.::.: -~ '- . o ~ , ..,>.P.GE CANC-PV r~ ~ :l (. :Jl.IEPCUS ..c....,FOUI'C~ST UVE .:J,l.KI " EVERGflEE'" 5CREEN "REE. 20" :: _ IJMl!ElIJ\R',A CALFOflNK"'" CAUFOflNIA a.o. y 4CCE.>IT T!'cic . ~ 0 C CERCIS CANADENSIS If.-'STERN REDBUD' ~REOOLENSCROOND "'CAeI"', ,;;. CE.->NOTHU5 !lWE lEAItS ,WilD dlJ\Cl 5 Q.l. El&EGNUS PlJHGENS ,Sll \ifAfIERRY) 5 GA GARR.>YA EUIPTlC'o (S1L~ l-'SSEl ; ,.,. "REMONr.:lEIIOCRON OLFQRNICA FL4NNE.L OUSt< 5 GA !.IVRO C'.JoLiFCR"'ICA CALIFCRNIA!.IY!lTl.E I ~ GA ~HORMIUM SPECIES 11'1..A,(1 ~ (J.,\ ,,"-,EHLENBERG~ 'IlGEItS ,GfF'I:3RASS1 ~ -::.X" "- -= ~ , ~ Q ~ INTERIOR STREET fREES ....aGE c..>i'fGJ'Y !&S ~CE.f> ~ "'''MRT''CNG REO ""'P~E., PI'" r"'MJS'" O::O~I...MBI" lONlJ()N PlJ',NI: ~. ~~t 7~~''''---'~" ~:J J ?" ~,AfI-li...,J'A~ ~I ..JI.;;J ~I :;1!-\..,/~,-..... . S - :;w., l :i7"lEE~ TREE FOR C~l;SlE~ !jQ"'E.~ l,AGERSTROEUIA "'1JSCAPCR.> ,CRAPE IoIYRTl.E oiE -Ellor.lEl.E S ~RBUT1FOI."" 7CYON\ ST 4NOAI>D ERI08QTPYA OEFu::JV. ,.BIlCNLE lOOlJAr IJ\U~<; 1\jC8US <;;.RATOGAGREClIoN ~I..REJ.. SLOPf "REA "SOVt CREE!( F'NIol U57 7C Be COORD'''''' rED >/I/I1l< !llOl JGIST ~EPOR-ON ':REEK I-<A9ITAT RESTORAnCN' /' 4' - ,... J ,.. --- /' /' /" I Ii ",. .'!. ~_P"-""". -... !"REfS . "VoT4NUS ~eYQS,& CALiFORNIA SYCAMORE) 'J\;ERClJS ACR1FOUA 'CQAS~ LNE OAK) QI...ERCUS ..oar... VALLEY OAK, SA!Jll SPECIES PIVER WIU.OWl ....-- -- '" "' F 1-\ __ ~'J ~ Y '--::' --) " ~- ~ -<<:'- "., ~ '"'. - ~~ ".... .........'" "" ~--:- -"",- ~ ....... ~ ~~ -.. ~ II: "" ...,. ...~ - ,:" ......~~ 1'1 ~ ""- - ~.-, ~-:"'l::' ~"'V-~ ~ - - ~ ~r'" '\.... ....~ ,. " /' ~ ~ :EAHOTl--US9lUE ..0...5 Wft..D uLI,C. ~ 'l1BES S,t.I<GU1NEUWGOQSl;BERflY 'IOSA CAWFORN1CA C,qJFOflNI.A ~5E, 3JoUBUCUS 1oIE;lICANA!lUJE EJ..IJ€RBERRY 3v>.lPHOfllCAllPOS ,>lllUS .SNQWll€AAvl CAREX SPECIES (SEDGE) MUEHLENIlERGLA RIGENS DEER GRASSI ~ -l~ .~ - ..". ....? ':: <r' ... "",oCI ? /' " - -.I ./ /" /" ;, /" ./ / :.I.. .. .., :"0 ~ -. f'- ,.. ,. -... ''-i, 1\.. ..,. , '"\. 0- roo. \.~ ~w"'" ... ~- ~ r .. -C.1LIO.t.~/<:>L.OP!.. ~~Nl'l"l4 <:>~ 1'~T' ...1....,. ....1;0 ?;.to....O<..o,.,. ~ --e-..o....... _ _ ...........L-.....-'I' .n~'" _ - \ \ I \--- -- ~-=--- /- -' ./ ~ --- ----- - f'....,?"'!., O"'Uoj ?I".-c..i:- .....'""1"\ ~i-l'i'-'i j>""t7 ~..... -O\HI.,.P M~~' 0" ...~ '.J~ 4.,.....??e.~ ~.......'-~~ - -... '? A.....~.. -0 ~t... _vv.' q~....-, -c ~"1..o.....~!... J ~"",,,,...~ -,G~ j~""" ..1l.,jM -.o1t.~~"-,,,p..A ...;) -0 ~~!""L"" --- PRELIMINARY lANDSCAPE PLAN - VARGAS PROPERTY DUBLIN. CALIFORNIA :::, .....~ ;"- f. r .... ,. -" / '-. W~~.. ~4 ~~,a~---' -:.-.......... ,.....----..-,J/IoL, " '" I ,-1.-. .' -'~"" ~- - -- - -...... - - ..-- :.,. ... ... " ~ .." '). ...... y '\ i"o7'~>::::' ~ "J ..' .. ~ ~ l1\ ... ... ~ ~ ~ ::0. '.... .... ..:J --:::. -=~ ~~-:_~- '-<- - .......... "'I"'~":'" -...~._t... -- - ~ ~ r--- -. ''------0- .~~ -.- .... -::," '~~ ,- ~...... ~ ~~~~ ,,' -i -:0..,. ~~ 1 _:, \ \-~-;~ ..,. J -~ .... - t'o.. " "" ~. ~ \......... ..; ~~ "- "- ,.. .... ~ '.. ... .. .,....... ~,... ... " r" "'" ... "',,- .... / " "- , ." , to f \ \ ~ ~...... . -.... ... Ii- l, .c.J r l ~ r~ ./~ ... -' '\ J ~ I r ... .J II. ~ ... ~ II. ~....l .....,J.. . ~ ..,..~ "I,. t' ..- '*'" -.. l ..r , ......... \ J / .iJ' , - ~ 11 , .., ~ ...l Ii I \ \~ s.. \ ... ....:-~:. ">:~ ,,./".:;::;' - '" './..... "// ?'" PI " '- " "-....... "j ~ ~ 1'\ / I '\. / FREDRICH PROPERTY NOT PART OF THIS REVIEW l11I... ~ ,. Ruggeri - ensen - , .. iO L JAS:;,~~~;,~ z - --.;0: jo":J .-"'!,.::rl)"'~ _74-