HomeMy WebLinkAbout98-068,69,70 DbRnchFGH 12-14-1999AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: December 14, 1999
SUBJECT: PUBLIC HEARING PA 98-068, 98-069 and 98-070 Dublin Ranch Areas
F, G and H (Previously known as the Pao Lin Property); General Plan /
Eastern Dublin Specific Plan Amendment; Stage I Planned Development
Rezone for Areas F (PA 98-068), and H (PA 98-070); Stage I and Stage II
Planned Development Rezone for Area G (PA 98-069)
(Report Prepared by: Anne Kinney, Assistant Planner and Mike Porto,
Consulting Planner)
ATTACHMENTS:
~aS Fi~ha c~
er -_~ °~ ,j, A-1
19 A-2
4~) B-1
µ~ B-2
Draft Resolution recommending City Council adopt individual Mitigated
Negative Declazations and Mitigated Monitoring Programs for Area F (PA
98-068), Area G (PA 98-069) and Area H (PA 98-070)
The Mitigation Monitoring Programs for Areas F, G and H. (The Mitigated
Negative Declarations aze incorporated herein by reference
Draft Resolution recommending City Council approve a General Plan
Amendment and an Amendment to the Eastern Dublin Specific Plan for
Area F (PA 98-068), Area G (PA 98-069) and Area H (PA 98-070)
GP/EDSP Land Use Map
y~ P B-3 EDSP Planning Subareas Map
yq B-4 Proposed EDSP text amendments
5,2 B-5 GP text amendments
s3 B-6 EDSP Appendix 4 update
,5'~{ B-7 EDSP Town Center Concept Plan.
56 C-1 Draft Resolution recommending City Council approve a Planned
Development (PD) Rezone/Development Plan Stage I for Area F (PA 98-
068) and Area H (PA 98-070) and a Planned Development (PD)
Rezone/Development Plan Stage I and II for Area G (PA 98-069)
S 9 C-2 & C-3 Development Plans
88 C-4 Proposed Ordinance
qg D-1 Fiscal Analysis for Areas F, G and H prepared by EDAW, Inc.
I I ~} D-2 Peer Review of EDAW's Fiscal Analysis prepared by ERA
I i ~ E Applicants written statement regarding the requested General Plan /Eastern
Dublin Specific Plan amendments.
RECOMMENDATION: 1. Heaz Staff Presentation
2. Open Public Hearing
3. Hear Applicant's Presentation
4. Question Staff, Applicant and the Public
5. Close Public Hearing
6. Deliberate
ITEM NO. ~/
COPIES TO: The Applicant
The Property Owner
PA file
7. Adopt Resolution (Attachment A-1) recommending City Council
adopt individual Mitigated Negative Declazations and Mitigated
Monitoring Programs for Area F (PA 98-068), Area G (PA 98-069),
& Area H (PA 98- 070) of Dublin Ranch, and
8. Adopt Resolution (Attachment B-1) recommending City Council
approve the General Plan Amendment and Eastern Dublin Specific
Plan Amendment for Areas F, G & H (PA 98-068, 069 and 070) of
Dublin Ranch, and
9. Adopt Resolution (Attachment C-1) recommending City Council
approve a Planned Development (PD) Rezone/Development Plan
Stage I for Area F (PA 98-068) and Area H (PA 98-070) and a
Planned Development (PD) Rezone/Development Plan Stage I and
II for Area G (PA 98-069) (with the Development Plans attached as
Attachments C-2 and C-3).
PROJECT DESCRIPTION:
This application includes a General Plan and Eastern Dublin Specific Plan Amendment to relocate various
land uses and acreages within Areas F, G and H (previously know as the Pao Lin property) of Dublin
Ranch, on approximately 304 acres of land located north of I-580 and east of Tassajara Road within the
Eastern Dublin Specific Plan area. The project also consists of a Stage 1 Planned Development Rezone /
Development Plan for Areas F and H and a Stage 1 & 2 Planned Development Rezone /Development
Plan for Area G. Additional descriptions of the development concepts are contained in the proposed
development plans for Areas F, G and H included as Attachments C-2 and C-3 to this staff report.
BACKGROUND:
The Eastern Dublin Specific Plan was adopted by the City of Dublin in January of 1994, and established
land use designations for approximately 3,300 acres of land east of the Camp Parks Military Reserve. A
large component of the plan (Dublin Ranch) was annexed to the City in 1995, including 1,037 acres
owned by the Jennifer Lin Family and 304 acres owned by Pao Lin. Upon annexation, the Dublin Ranch
properties were prezoned to a Planned Development overlay zone.
The Pao Lin holdings were recently acquired by Jennifer Lin and are now the subject of this application.
The land azea was divided into three planning azeas for ease of project processing: Areas F, G and H.
Area F is the northern most portion of the project site and directly abuts Dublin Ranch Phase I to the north
and Central Parkway to the south. Area G, the central portion of the site, is bounded by Dublin Boulevard
to the south and Central Parkway to the north. Area H, the southern most planning area, is bounded by I-
580 to the south and Dublin Boulevard to the north. All three Planning Areas are bounded on west by the
DiManto Property (Dublin Land Company) and on the east by Areas B and C of Dublin Ranch.
ANALYSIS:
General Plan/Eastern Dublin Specific Plan Amendments:
Introduction:
The basis for the General Plan and Eastern Dublin Specific Plan Amendments originate in revisions made
to the Eastern Dublin Specific Plan several years ago. In 1997, the City approved revisions to the
vehicular access and circulation patterns in the Circulation Element of the General Plan and the Eastern
Dublin Specific Plan which affected the implementation of the planning concept for the "Town Center-
Commercial" azea which includes a portion of Area F and G. The primary circulation change was the
redesignation of Central Parkway from atwo-lane Transit Spine to a four-lane arterial. The applicant also
identified economic aspects associated with the original Town Center commercial land acreage which is
significantly in excess of what it is anticipated today's market would absorb.
The proposed General Plan and Eastern Dublin Specific Plan Amendments primarily consist of relocating
various land uses and acreages within Areas F, G and H and eliminating portions of the document that are
no longer applicable. Refer to Attachments B-2 to B-7 to this staff report.
Existing Land Use Designations and ProposedAmendments: (OVERVIEW)
One of the focal points of the Eastern Dublin Specific Plan is the area designated as the "Town Center-
Commercial". This subarea has two distinct parts; the General Commercial area and the Neighborhood
Commercial area. The latter is shown in the Specific Plan as extending along both sides of the Transit
Spine (Central Parkway) and "is intended as apedestrian-oriented service, retail, commercial and
entertainment center serving the daily needs of the residential neighborhoods surrounding it and the more
intermittent shopping, entertainment and service needs of the larger community".
Originally, the Transit Spine was to accommodate on-street parking serving a local business district with
shops opening on to the street and with pedestrian access easily achievable between each side of the
street. The Eastern Dublin Specific Plan made provisions for a tiering of land uses with high-density
residential uses adjacent to the commercial and medium-density uses adjacent to the high-density uses,
eta When the Transit Spine (named Central Parkway) was designated afour-lane arterial, the ability to
create a "Town Center" with on-street parking serving front loaded shops was impractical. In addition,
having a commercial district fronting directly onto Central Parkway would inhibit vehicular and
pedestrian traffic flow on that arterial. The accessibility and economic viability of businesses located
along Central Parkway would be seriously impacted. The applicant realized the difficulties in trying to
make the "Town Center" concept work, as detailed in the Eastern Dublin Specific Plan with the amended
street designation, and felt that a revised concept that kept the intent of the original plan was appropriate.
The applicant is proposing to reorient the "Town Center" in a north/south configuration along `Main
Street' a new street to be constructed between Central Parkway and Dublin Boulevard (within Area G).
Moving the Town Center south and orienting it between two arterials separates commercial users from
through-traffic and will result in a safer downtown area for both pedestrians and vehicles and will create a
more efficient circulation system. Direct access to either end of Main Street will be provided from Dublin
Boulevard and Central Parkway with additional access available by a number of collector streets which
cross the area.
Relocating the neighborhood commercial uses to Area G also necessitated moving the high density and
medium high density residential designated areas within Area F to locations east and west of `Main
Street'. Locating high density neighborhoods adjacent to `Main Street" would create a pedestrian
orientated Town Center as envisioned in the Specific Plan and would also serve to support a viable
commercial district.
With the applicant's submittal, Area G will encompass the entire Town Center land use including,
neighborhood commercial, multi-family residential, parks, public and semi-public uses and Area F will
become a more traditional residential village with associated parks and schools. Area H will remain
similar to the prezoning and General Plan/Specific Plan land use designations (see discussion of Area H
below).
In addition to the applicant's request for a General Plan and Specific Plan Amendment, Staff is including
revisions to Appendix 4 which depicts the land area and breakdown of land uses for the Pao Lin Property.
Additionally, wording changes to delete all references to the "Transit Spine," wording changes relating to
Land Use Categories, revisions to the Eastern Dublin Specific Plan Planning Subarea and Town Center
Concept Maps and revisions to the General Plan/Eastern Dublin Specific Plan Land Use Map are also
necessary.
Economic viability of the proposed `Main Street'
The current East Dublin Specific Plan calls for up to 427,000 square feet of neighborhood retail uses split
between Areas G and F. This yield is at least partially based on a 1988 market analysis report prepared by
ERA in conjunction with the Eastern Dublin Specific Plan/General Plan Amendment. This analysis was
done before the I-580 corridor became highly competitive with large format, high-value retailers (Home
Depot, Circuit City, Staples, etc.) and value-oriented, full service retailers (Costco, Walmart, Super
Kmart, etc.). Current mazket assessment work undertaken on behalf of the applicant by EDAW, Inc. for
this GPA/SPA and the Development Plan for Areas F, G and H (and reviewed by ERA on the City's
behalf) indicates that the Town Center could support up to 169,200 square feet of retail and service floor
space at the buildout of the Specific Plan area. Refer to Attachment D-I (EDAW's fiscal analysis) and D-
2 (peer review by ERA) to this staff report.
The full potential of retail space within the Town Center may be difficult to achieve without a
supermazket/drug store anchor. According to EDAW's analysis there are more suitable sites in Eastern
Dublin for such a facility (e.g., Tassajara or Fallon Roads near the I-580 interchanges). If a large format
supermazkeUdrug store is not captured in the Town Center, the food and liquor merchandise category
would likely be represented by a mix of smaller specialty food stores which cater to specific market
niches (e.g., bakery, ethnic foods, meat and fish markets, etc.). Normally these types of retail operations
do not generate the same high volumes of shopper traffic, as would one single supermarket.
To enhance the economic viability of the Town Center, it is envisioned in the applicant's proposal as a
high quality mixed-use district that provides a vibrant and pedestrian-friendly environment, presents a
clear and complimentary set ofneighborhood-oriented retail and services uses, and leverages the drawing
power of other nearby commercial, community and civic uses (e.g., office, churches, lodging, etc.) in
addition to the surrounding higher density residential and office components (within Area G and H) in
order to attract and maintain a dedicated shopper and visitor base.
As a result of the projected decreased demand, the Town Center is proposed to be reduced in size from the
28 acres indicated in the Specific Plan to 22 acres as depicted on the Area G Stage 1 & 2 Site Plan (Refer
to Attachment C-3 Development Plan, Area G).
Conclusions:
The concept of the Town Center, as presented in the Specific Plan, is not being changed by this
application. It remains the focus for convenient commercial and services for adjacent residential
neighborhoods and the center for entertainment and specialty retail uses for the larger Eastern Dublin
community. Also, the relationship of the Town Center to nearby higher density residential uses remains
the same. This GP/EDSP amendments is necessitated mainly by the need to re-orient the Town Center
because of the redesignation of the Transit Spine (Central Parkway) and reduce it to a size more
consistent with anticipated future market demand.
General Plan/Eastern Dublin Specific Plan Amendments: (SPECIFIC DETAILS)
Area F:
Area F is bordered by Area E and Phase 1 of Dublin Ranch on the north, Dublin Ranch Area B on the
east, Central Pazkway to the south and Dublin Ranch Area E and the property of the Dublin Land
Company (DiManto) on the west. In the applicant's proposal, Area F has been decreased in size from
156.8 acres to 146.5 acres due primarily to the final alignment of Central Parkway from that illustrated in
the Specific Plan. Because of this reduction, Area G has increased in size a compazable amount.
The existing Specific Plan shows 14 acres of Neighborhood Commercial, 11 acres of High Density
Residential, and 11 acres of Medium-High Density Residential designated lands north of Central
Parkway. This GP/EDSP amendment proposes the relocation of neighborhood commercial, high and
medium high density residential uses to Area G and their replacement by Medium Density Residential
uses within Area F. Refer to Attachment C-3, Area F.
Planned and Proposed Land Use-Planning Area F
Land Use Category Planned Acres
(units/sq.ft.) Proposed Acres
(units/sq.ft.)
Single Family Residential 23.6 (94) 22.7 (91)
Medium Density Residential 40.3 (403) 68.9 (689)
Medium High Density Residential 11.0 (220) 0
High Density Residential 10.7 (374) 0
Public/Semi-Public (governmental and institutional
uses) 4.0 3.9
Neighborhood Commercial 14.2 (216,493) 0
Open Space 3.0 2.8
Schools
Middle
Elementary
31.4
10.0
30.6
10.0
Neighborhood Pazk 5.6 5.6
Neighborhood Square 3.0 2.0
The Dublin Unified School District, have stated that they will not require the fu1150 acres designated for a
"high school" on the Specific Plan, of which 30 acres fall within this Project Area. The school site will be
redesignated as a future Middle School and sited as show on the Stage I Area F site plan.
The existing Specific Plan shows Public/Semi-Public land located in the middle of the Town Center. The
Specific Plan intended for this azea to contain some combination ofcommunity-serving uses such as a
library, community center, post office, church, or other publicly oriented facility. This GP/EDSP
amendment application proposes those types of uses to occur north of the intersection of Central Parkway
and Devaney Drive in Area F. Within Area G, a 3.1 acre Governmental/Institution/Public/Semi-Public
parcel is shown at the intersection of Central Parkway and Street E.
It is planned that Area F will be a traditional residential village with 2 schools, a neighborhood pazk
adjacent to the elementary school, a neighborhood square at the center of a residential neighborhood and
public uses adjacent to Main Street and the Town Center.
Area G:
Area G of Dublin Ranch is 86.9 acres in size and is bounded by Dublin Ranch Area F on the north
(separated by Central Parkway), Dublin Ranch Area B to the east, Dublin Ranch Area H on the south
(sepazated by Dublin Blvd.) and property of the Dublin Land Company (DiManto) to the west. Area G
has been increased in size from the 76.6 acres illustrated in the East Dublin Specific Plan to 86.9 acres in
this Plan due primarily to the final realignments of Dublin Boulevazd and Central Parkway.
As mentioned previously, revised vehiculaz access and circulation patterns in the Circulation Element of
the General Plan and East Dublin Specific Plan by the City of Dublin were one of the main reasons for the
relocation and reorientation of the Town Center in a north-south orientation within Area G.
Planned and Proposed Land Use-Planning Area G
Land Use Category Planned Acres
(units/sq.ft.) Proposed Acres
(units/sq.ft.)
Medium Density Residential 37.3 (373) 0
Medium High Density Residential 0 26.2 (528)
High Density Residential 12.7 (445) 25.0 (876)
Public/Semi Public 3.8 3.1
Neighborhood Commercial/Village Center 13.8 (210,395) 22.0 (230,000)
Neighborhood Park 6.0 6.7
Neighborhood Square 3.0 2.5
Open Space 0 1.4
The proposed 22 acre Town Center is the heart of Area G and is bordered by 11.9 acres of Medium-High
and 11.5 acres of High Density Residential and a 2.7 acre Neighborhood Square on the west and 14.3
acres of Medium-High and 13.5 acres of High Density Residential and a 6.6 acre Neighborhood Park to
the east. Higher density residential uses clustered around the commercial area will help strengthen it by
concentrating significant numbers of potential customers within a short distance of the Town Center.
To achieve this intensity of residential uses, the Medium-High Density Residential land use designation
shown located between Central Parkway and Gleason Dr (Area F) in the Specific Plan was moved to Area
G and replaced with Medium Density Residential in Area F. Additionally, the amount of Medium-High
Density Residential shown in the Specific Plan was increased from 11.0 to 26.7 acres.
Area H.•
Dublin Ranch Area H is bordered by the extension of Dublin Boulevard on the north, Area C of Dublin
Ranch to the east, I-580 on the south and property of the Dublin Land Company (DiManto) to the west.
The project area is 70.8 acres in size. This area has two land use designations, being General Commercial
and Campus Office. The Eastern Dublin Specific Plan shows 35.9 acres designated as General
Commercial and 36.7 acres as Campus office. The applicant is proposing to modify the acreage to 43.9
acres of Campus office, 16.4 acres of General Commercial and the remaining 10.5 acres that could be
developed as either all General Commercial or all Campus Office.
The applicant's proposal is to decrease General Commercial uses by either a minimum of 9 acres or a
maximum of 19.5 acres and to increase Campus Office uses by either a minimum of 7.2 acres or a
maximum of 17.7 acres above what is depicted on the existing Specific Plan. The difference being 10.5
acres of land located in the south-west corner of Area H that could be developed with either General
Commercial or Campus Office uses.
The proposed GP/EDSP amendment will allow the flexibility to develop campus office uses on land
designated for general commercial uses pursuant to a Planned Development Stage 2 Rezoning /
Development Plan application.
In addition, the requested amendment proposes that the midpoint of the density range of the floor area
ratio (FAR) for Campus Office uses be increased from 0.35 in the Specific Plan to 0.45, with 0.60 FAR
being the maximum of the range allowed in the General Plan. This will allow the flexibility to exceed
0.45 FAR for some parcels; however, the amendment proposes average FAR for all CO parcels would not
exceed 0.45 FAR. These minor modifications create the necessity for this General Plan/Specific Plan
Amendment (GPA/SPA).
This FAR revision would set a maximum of 292,941 sq. ft. of General Commercial with the "Least
Office" scenario or a maximum of 1,066, 349 sq. ft. of Campus Office in the "Most Office" scenario.
However, in either scenario, the total square footage of any combination of GC and CO shall not exceed
1,244,945. For comparison, the East Dublin Specific Plan has 390,951 square feet of General
Commercial and 559,528 square feet of Campus Office, for a total of 950,479 square feet. If the property
is subdivided, the applicant has proposed that individual parcels may be developed at greater than their
respective midpoint FAR (0.25 for GC and 0.45 for CO) as long as the overall square footage maximums
are not exceeded.
Planned and Proposed Land Use-Planning Area H
Land Use Category Planned Acres Proposed Acres
(sq.&.) (sq.ft.)
General Commercial 35.9 (390,951) 16.4 (178,596)
Campus Office 36.7 (559,528 43.9 (860,528)
Campus Office or General Commercial uses may -- 10.5 (205,821)
be allowed through the approval of a Stage 2 PD
rezoning
The changes described above are the result of market assessment studies undertaken by EDAW, Inc. for
Area H that concludes that the I-580 corridor is "over-zoned" for regional/community-serving commercial
uses. As mentioned in the GPA/EDSP amendment discussion above, the corridor is saturated with large
format, specific market and full service retailers. Approximately 150 acres of land intended for such users
aze still available in the Specific Plan azea, however, recent market studies show the buildout population
of Eastern Dublin will not be at high enough levels to warrant a commercial azea of this size.
Additionally, the market assessment indicates a considerable demand at present for regional and
headquarters office land. That need is especially acute for large pazcels of such land. It is for these
reasons that the General Plan/Specific Plan Amendment for Area H is proposing the flexibility to develop
10.5 acres of land with either General Commercial or Campus Office uses. Because demand cannot be
predicted with complete accuracy very far into the future, it shall be determined at the Stage 2 Planned
Development Rezoning application whether the 10.5 acres will be developed with either General
Commercial or Campus Office uses.
Fiscal Analysis:
As stated above, EDAW, Inc has prepared a mazket assessment of the proposed plan as it relates to the
existing Specific Plan. This was due in large part to the belief that the original Specific Plan
overexaggerated the ability of the mazket place to absorb the total square footage of commercial uses
originally planned. The City contracted with ERA (the firm that prepared the original fiscal analysis for
the Eastern Dublin Specific Plan adopted in 1994) to provide a peer review of EDAW's analysis of this
plan. Their basic determination was that the proposed plan appears to be consistent with the intent of the
original Specific Plan. The methods used by EDAW are reasonable approximations of cost and revenue
flows that can be expected from the development. The proposed project will result in revenues to the City
that are slightly higher than the revenues proposed in the original Specific Plan. Included for review as
Attachment D-1 and D-2 is the EDAW analysis and the ERA review of that document.
Planned Development Rezoning
The applicant is proposing a Planned Development Rezoning for Areas F, G and H to bring the zoning of
these areas into consistency with the proposed General Plan /Eastern Dublin Specific Plan Amendment as
required by State Law. In addition, the EDSP requires a "District PD Plan" for all property within the
plan area.
Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and requirements of the
Planned Development District. The intent of the Planned Development Zoning District is to create a more
desirable use of land, a more coherent and coordinated development and a better physical environment
than would otherwise be possible under a single zoning district or combination of zoning districts. The
Zoning Ordinance requires that a Development Plan shall be adopted to establish regulations for the use,
development, improvement, and maintenance of the property within the requested Planned Development
Zoning District. The Zoning Ordinance further requires the adoption of both a Stage 1 and Stage 2
Development Plan with the reclassification of the property in question to the Planned Development
Zoning District. The applicant is applying for a Stage 1 Development Plan for Areas F and H and both a
Stage 1 and 2 Development Plan for Area G.
An individual Development Plan has been prepared for Areas F, G and H, depicting development
concepts and addressing the requirements of the Zoning Ordinance. The proposed Development Plans are
attached and consist of Attachment C-2 and C-3 for each area. Attachment C-2 contains all of the Zoning
Ordinance requirements for a Stage 1 and 2 Development Plan. Attachment C-3 contains, site, circulation
and other plans, the applicant's written statement and design guidelines.
A Stage 1 Development Plan includes information about permitted and conditionally permitted uses,
accessory uses, proposed densities, maximum number of residential units and non-residential squaze
footages, a Stage 1 site plan, a phasing plan, and a master landscaping plan. Additionally, statements
regarding the consistency with the General Plan, Specific Plan and Inclusionary Zoning regulations are
requirements for a Stage I Development Plan.
A Stage 2 Development Plan builds upon the Stage 1 requirements and adds the requirements for a
statement of compatibility with the Stage 1 Development Plan. The requirement for a more detailed Stage
2 Site Plan including location and arrangement of existing and proposed land uses on the site, existing and
proposed circulation systems, existing structures and proposed general building areas, contours, parking
azeas, driveways and loading areas, limits of grading and phasing boundaries consistent with the Stage 1
Development Plan. A Stage 2 Development Plan requires prepazation of Development Regulations for lot
azeas, lot square footage per dwelling unit, lot width and frontage, lot depth, setbacks, distances between
residences, building heights, trash enclosures, etc. Architectural Standards, Landscape Standards and any
other information necessary for the review of the project is also required for a Stage 2 Development Plan.
Stage 1 Development Plan for Area F is unique in the fact that although it has been designated a Stage 1
Development Plan, several (but not all) of the requirements of a Stage 2 Development Plan are included,
such as development standazds.
Area FPlanned Development Rezoning/Development Plan -Stage l:
The proposed zoning for the site is a combination of "Planned Development/R-1" (Single-Family,
Medium Density Residential), "Planned Development/Schools" (Middle School, Elementary School),
"Planned Development/Parks" (Neighborhood Square, Neighborhood Park) and "Planned Development/
P/SP" (Public and Semi-Public Uses) and "Planned Development/OS" (Open Space). These zoning
categories are consistent with the purpose, intent and requirements of the City's Zoning Ordinance. The
proposed project is consistent with the Dublin General Plan and Specific Plan policies by providing
development of housing in the appropriate density range, preserving open space areas, and school and
pazk sites adjacent to residential neighborhoods. The Planned Development proposes a lineaz open space
area to preserve a stream corridor, and provides a continuous open space connection (multi-use trail) from
Dublin Ranch Phase 1, through Area F to Main Street (Area G). The multi-use trail also provides
connections to on-street bike paths /pedestrian sidewalks linking to the school and pazk sites.
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PROPOSED PLANNED DEVELOPMENT -
LAND USE PLAN
Acreage's are approximate. Refer to Development Plan for specific acreage.
Area H Planned Development ReZOning/Development Plan -Stage 1:
The proposed zoning for the site is a combination of "Planned DevelopmenUC-2" (General Commercial)
and "Planned DevelopmenUC-O" (Campus Office). The zoning category is consistent with the purpose,
intent and requirements of the City's Zoning Ordinance.
These uses and locations are consistent with and reinforce the General Plan and Specific Plan policies by
providing land designated for employment and service uses in close proximity to residential development
in Areas F and G. The Development Plan proposes development of between 16.4 acres of General
Commercial Uses and 43.9 acres of Campus Office Uses, this includes 10.5 acres that could be developed
with either all general commercial or campus office uses, pursuant to a Stage 2 PD application. The
maximum development of Area H with both General Commercial and Campus Office would be capped at
1,244,945 square feet.
The Eastern Dublin Specific Plan encourages mixed use developments including residential uses within
areas designated for genera] commercial and campus office uses. The applicant is requesting that attached
and detached dwellings at densities established for the Medium, Medium-High, and High Density
Residential land use designations be considered for Area H. The Stage 1 Development Plan (refer to
Attachment C-2) states that residential uses may be considered for this area at the Stage 2 Planned
Development application process as long as certain policies of the Eastern Dublin Specific Plan are met.
These policies are stated in the Area H Development Plan (Attachment C-2, Area H) attached to this staff
report.
9
Acreage's are approximate. Refer to Development Plan for specific acreage.
Area G Planned Development Rezoning/Development Plan - Stage l and 2:
The Proposed zoning for the site is "Planned Development/RM" (Medium High Density and High
Density Residential), "Planned Development/VC(NC)" (Neighborhood Commercial-Village Centers),
"Planned DevelopmentlP/SP" (Public/Semi-Public), "Planned Development/Parks" (Neighborhood Park
and Neighborhood Square) and "Planned Development/OS" (Open Space). This zoning category is
consistent with the purpose, intent and requirements of the City's Zoning Ordinance.
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Acreage's are approximate. Refer to Development Plan for specific acreage.
(Applicant's are proposing [o call the Main Street commercial area [designated Neighborhood Commercial [within the
"Town Center-Commercial "planning subarea) in the Eastern Dublin Specific Plan) Village Center. The uses and intent will
not be effected. For the purposes of [hts Ordinance NC Neighborhood Commercial and VC-Village Center shall be the same)
10
--- -__~ I 580 _ ---
PROPOSED PLANNED DEVELOPMENT -
LAND USE PLAN
The proposed project is consistent with the Dublin General Plan and Eastern Dublin Specific Plan policies
by providing for the development of apedestrian-orientated `Main Street' with neighborhood retail uses
serving the Village Center and surrounded by housing of the appropriate density range and by reserving
land for public uses, parks and open space. The project also reflects Planned Development principles by
providing pedestrian bike trails/pathways which provide linear connections from `Main Street' to the
surrounding residential neighborhoods, north to Area F and east-west to the neighborhood park and
square. The trails, parkways, circulation and recreation facilities are consistent with the goals of the
General Plan and Specific Plan.
Number of Residential Units:
The density ranges of the residential uses are 14.0 to 25.0 units to the acre for the Medium High Density
designation and 25.0+ units to the acre for the land designated for High Density residential land uses. The
development of these residential properties would equate to townhouse condominiums or "stacked flats"
for the Medium High sites and "stacked flat" apartments or condominiums over structured pazking for the
High Density sites.
The applicant has proposed a maximum total of 1,404 dwelling units for Area G. This number of units
has been calculated to be approximately 528 Medium High Density units at approximately 20.2 dwelling
units to the acre (slightly above the 19.5 mid-range target density) and 876 High Density units at a density
range of 34.6 dwelling units to the acre (slightly less than the target density referenced in Appendix 4 of
the existing Specific Plan). The overall density for the residential component of Area G is 27.3 dwelling
units to the acre.
Planned and Proposed Number of Residential Dwelling Units Areas F and G
Area Land Use Category Planned
Number of
Units Proposed
Number of
Units Net Difference
F Single Family Density Residential (L) 94 91 -3
Medium Density Residential (M) 403 689 +286
Medium High Density Residential (MH) 220 -- -220
High Density Residential (H)
TOTAL AREA F 374
1091 --
780 -374
-311
G Medium Density Residential (M) 373 -- -373
Medium High Density Residential (MH) 528 +528
High Density Residential (H) 445 876 +431
TOTAL AREA G 818 1404 +586
TOTAL AREA F & G 1909 2184 +279
The maximum number of dwelling units attributable to Dublin Ranch is 5,760. The overall project (Areas
F & G combined) proposes more units than originally identified (1,909 vs. 2,188) in the Eastem Dublin
No residential dwelling units are currently proposed for Area "H" but may be considered pursuant to a Stage 2 Planned
Development. Residential units on the second floor of the Village Center are not included as their introduction is, as yet,
unknown. [n either instance, the addition of residential units in Area "H" or on the second floor of the neighborhood
commercial (Village Center) will not exceed the Dublin Ranch maximum of 5,760.
Specific Plan for the properties in question. The applicant has proposed the additional units due to the loss
of Village Center (Neighborhood Commercial) acreage with the replacement of higher density residential
uses in keeping with the existing Specific Plan's "Town Center" concept. The increase in dwelling units
for these areas will not increase the maximum allowable number of units for the entire Dublin Ranch land
holdings beyond the 5,760.
Main Street:
The Village Center area as proposed by the applicant is envisioned in the traditional format with a series
of buildings that give the impression that the azea was developed over time. Buildings are to front onto
the "Main Street" with parking areas behind the shops and stores. The Main Street will allow for one lane
of traffic in each direction with on street parking. The parking areas behind the shops will have mid-
block access through the shops to the Main Street with mid-block crosswalks allowing access to both
sides of the street. The reaz elevations of the buildings will have architecture that mirrors the front of the
buildings to give the appearance of front doors. Commercial uses in the Village Center will focus on
convenience retail such as corner grocery, drug store, and dry cleaners for local residents, and specialty
retail uses such as food and clothing boutiques, florists, bookstores, stationers, antique shops, beauty
salons, bazs, cafes and restaurants for the larger community.
The applicant has prepared an extensive set of Architectural Guidelines and Standazds that will be
adopted with the Planned Development Rezoning/Development Plan which dictate items such as building
style, locations, setbacks, heights, building articulations and materials. Additionally, a Master Sign
Program is also included which dictates the signage criteria for the individual buildings and uses within
the Village Center Area. (Please See Attachment C-3 Area G).
Main Street will be developed with three blocks, each approximately 400 ft. in length with provisions for
the development of both second story office uses and/or residential uses depending on the potential at the
time of development. The addition of the residential uses is in keeping with the goals of Eastern Dublin
Specific Plan which encourages the development of residential uses as an accessory use within the Town
Center subarea. The applicant's plan details specifics for this development potential including parking
requirements, and open space.
One unique aspect of the Village Center Main Street will be the method of ownership of the sidewalk.
Normally, the developer dedicates the right of way from the back of the sidewalk (in the case of a
separated sidewalk) or Public Utility Easement (in the case of a monolithic sidewalk) to the City. In this
instance, the sidewalks are proposed to be 12 feet in width to accommodate a higher volume of pedestrian
traffic with the allowance of a 4 foot encroachment to accommodate outdoor seating for restaurants, etc.
The Public Works Department has agreed to allow the applicant to dedicate from the back of curb on one
side of the street to the back of the curb on the other side (the vehicular travel surface only) with a 4 foot
easement behind the curb for items such as fire hydrants, light standards and any other "public facility."
The sidewalk area will then be maintained by an association which will make provisions for the
maintenance and upkeep of the embellished paving, landscaping and other appurtenances envisioned for
the streetscape. This will allow for a decorative streetscape usually not found on commercial
thoroughfares. The streetscape for Main Street will be reviewed and approved by the Planning
Commission as a part of the first SDR for the commercial portion of Village Center.
Pedestrian/Bike Trails:
The Village Center commercial area is basically defined on the north by Central Parkway and on the
south by Dublin Boulevard. Both the eastern and western boundary is further defined by a north/south
trail system. This trail, which extends from Dublin Ranch, Phase 1 the north, through Area F, provides
bicycle and pedestrian linkages to the Village Center Area and Dublin Boulevard. These trails provide
delineation between the commercial uses of the Village Center and the Public/Semi-Public, Neighborhood
tz
Square and High Density Residential uses on the west and the Medium High and High Density uses on
the east. Connections from these trails to the adjacent residential communities are anticipated as well as
connections from the trails, through the parking lots to the commercial uses on Main Street.
The north/south pedestrian bicycle trails will carry people around the Village Center Commercial area.
However, Village Center is envisioned as a pedestrian oriented environment so pedestrian access to and
from the commercial core is important. Mid-block on Main Street, a strong pedestrian link has been
provided connecting the medium-high density residential area on the east with the Neighborhood Square
on the west. This pedestrian pathway traverses both the eastern and western parking areas, passes
between the commercial buildings and crosses Main Street in a mid-block crosswalk. Both the easterly
and westerly terminus of this pathway will be at focal points; in the medium-high density neighborhood in
a "to be determined during SDR review" design element and in the Neighborhood Square at an
appropriate design feature such as a gazebo, bandstand or similaz structure. The pathway is envisioned as
an embellished design to permit safe travel across the pazking areas with raised planters and the crosswalk
across Main Street having a unique paving pattern.
The pathway could pass between buildings where an open courtyard with a design feature (public art)
would be located such as that shown by the applicant on the westerly side of Main Street. On the easterly
side of Main Street, the applicant envisions the pathway passing under the buildings through a neo-
classical azched opening.
The Neighborhood Square has been shown to address the urban nature of the Village Center; while the
linkage to the commercial core is important, the provision of open space for the urban living environment
is equally important. The applicant's depiction of the Neighborhood Square (which has been reviewed by
the Parks and Recreation Commission in August of 1999) is as that of an urban meeting place; a location
for art shows, band concerts, farmer's market, etc. An outdoor amphitheater is included in the applicant's
proposed plan. The Parks and Community Services Department will have the final design review
authority for the Neighborhood Square.
Summary:
The applicant's proposal for the Village Center commercial development, with the associated
Development Regulations and Design Standards (Attachment C-2, Area G), Architectural Guidelines and
Standards, Master Sign Program and Landscape Guidelines (Attachment C-3, Area G) will create a very
exciting, unique and vibrant neighborhood commercial center to serve Eastern Dublin and Dublin Ranch
in particular.
ENVIRONMENTAL REVIEW
Approval of the proposed General Plan /Eastern Dublin Specific Plan Amendments, Planned
Development Rezoning /Development Plans, Assessment District Phase 1 and 2, future Tentative Map
and future amendment to the existing Development Agreement for Areas F, G and H of Dublin Ranch aze
within the Dublin General Plan's Eastern Extended Planning Area and the Eastern Dublin Specific Plan
Area, which was the subject of an Environmental Impact Report, certified by the City of Dublin in 1993
(Addenda to the EIR were also approved, dated May 4, 1993 and August 22, 1994). The General
Plan/Specific Plan EIR is a program EIR, which anticipated several subsequent actions related to future
development in Eastern Dublin. The EIR did identify some impacts from implementation of the General
Plan/Specific Plan that were not able to be mitigated. Upon certification of the EIR, the City adopted a
Statement of Overriding Considerations for several impacts, some of which relate to this project. The
City also adopted a mitigation monitoring program, which included measures intended to reduce impacts
from the development of Eastern Dublin area. These mitigation measures apply to project approvals and
actions at various stages in the development process, and will be applied to this project as applicable. The
13
timing of these mitigation measures is indicated in the City's EIR mitigation monitoring matrix (City
Council Resolution # 53-93).
Individual Initial Studies, dated November 8, 1999 were prepared for Areas F, G and H, to determine
whether there will be additional environmental impacts occurring as a result of these projects beyond or
different from those already addressed in the Program EIR. The three Initial Studies and Mitigated
Negative Declarations that were sent to the Planning Commission under separate cover on November 9,
1999.
Through the Initial Study process, several issues presented themselves requiring additional analysis and
ultimately mitigation measures which caused three separate Mitigated Negative Declarations to be
prepared; one for Area F, one for Area G and one for Area H. The Mitigated Negative Declarations were
published for review on November 9, 1999, for the mandatory 30 day review period. That period ended
on December 9, 1999, and all pertinent comments have been responded to and have become a part of the
Response to Comments.
As a result of the review of the certified EIR and addenda, and the preparation of the three Initial Studies,
it has been determined that with the implementation of Mitigation Measures previously adopted for the
Program EIR and with site specific Mitigation Measures contained in the Initial Studies, the potential site-
specific impacts of the projects would be reduced to a level of insignificance and the proposed project will
not have a detrimental effect on the environment.
PROJECT TIMING AND SEQUENCING
It is the applicant's intention to move forward with the residential component of Area G as soon as
possible. To facilitate this development, an Assessment District is being formed which will construct
Phase I roadway improvements for Central Parkway, the northerly boundary of Area G, Dublin Boulevard
which is the southerly boundary of Area G and Collector "B" the easterly boundary of Area G. Phase II
assessment district roadway improvements effecting this project will consist of the Gleason Road
extension across Area F. A Lot Line Adjustment is being processed to assimilate the "L" shaped portion
of Phase 1 into Area F. The Tentative Tract Map for Areas F, G and H has been submitted and will
follow closely behind this project for Planning Commission consideration.
OTHER AGENCY/DEPARTMENT REVIEW
The application has been reviewed by the applicable City Departments and agencies. Extensive work
with the applicant has taken place to define the various points of the project and to provide the maximum
direction and clarity to those individuals and departments who will utilize these documents and the
amended General Plan and Specific Plan.
CONCLUSIONS
The GP/EDSP amendments proposed are necessary to implement the goals of the Specific Plan due to
factors that have occurred since the approval of the original Eastern Dublin Specific Plan. The Stage 2
Development Plan for Area G will create an architecturally significant Village Center that will enhance
and provide focus for Dublin Ranch and eastern Dublin. The proposed project is consistent with the
purpose, intent and requirements of the City's Zoning Ordinance, the approved Planned Development
Rezone and the Development Plans, the Dublin General Plan and the Eastem Dublin Specific Plan.
RECOMMENDATION:
Staff recommends the Planning Commission open the Public Hearing, deliberate and adopt the following
resolutions:
14
Adopt Resolution (Attachment A-1) recommending City Council adopt individual Mitigated
Negative Declarations and Mitigated Monitoring Programs for Areas F, G & H (PA 98-068, 069
and 070) of Dublin Ranch, and
Adopt Resolution (Attachment B-1) recommending City Council approve the General Plan
Amendment and Eastern Dublin Specific Plan Amendment for Areas F, G & H (PA 98-068, 069
and 070) of Dublin Ranch, and
3. Adopt Resolution (Attachment C-1) recommending City Council approve a Planned
Development (PD) Rezone/Development Plan Stage 1 for Area F (PA 98-068) and Area H (PA
98-070) and a Planned Development (PD) Rezone/Development Plan Stage 1 and 2 for Area G
(PA 98-069) (with the Development Plans attached as Attachments C-2 and C-3).
]5
No lea ~-~ l ~
RESOLUTION NO. - 99
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPT INDIVIDUAL MITIGATED NEGATIVE
DECLARATIONS AND MITIGATION MONITORING PROGRAMS FOR EACH OF THE
THREE DUBLIN RANCH PROJECT APPLICATIONS `AREA F' (PA 98-068), `AREA G' (PA 98-
069) AND `AREA H' (PA 98-070) -GENERAL PLAN /EASTERN DUBLIN SPECIFIC PLAN
AMENDMENTS AND PLANNED DEVELOPMENT (PD) REZONINGS
WHEREAS, Ted Fairfield, representing property owner Jennifer Lin et. al, has requested approval
of a General Plan Amendment, an Amendment to the Eastern Dublin Specific Plan to revise portions of the
General Plan and Eastern Dublin Specific Plan Land Use diagrams and text to allow the relocation of
various land uses and acreages within Areas F, G and H of Dublin Ranch and has requested approval of a
Stage 1 Planned Development Rezone for Areas F and H and a Stage 2 Planned Development Rezone for
Area G to define land use designations and standards on land generally located east of Tassajara Road and
north of I-580 within the Eastern Dublin Specific Plan area (APN: 985-0005-001, 985-0005-002); and
WHEREAS, the General Plan Amendment ("GPA") and Eastern Dublin Specific Plan ("EDSP")
were adopted by the City in 1994; and
WHEREAS, the EDSP provides more specific and detailed goals, policies and action programs for
approximately 3313 acres within the GPA area nearest to the City on its Eastern side; and
WHEREAS, a Program Environmental Impact Report ("Program EIR") was prepared for the EDSP
and GPA (SCH No. 91103604) and certified by the City Council on May 10, 1993, by Resolution No. 51-
93, and two Addenda dated May 4, 1993, and August 22, 1994 ("Addenda") have been prepared and
adopted by the City Council; and
WHEREAS, on May 10, 1993, the City Council also adopted Resolution No. 53-93, adopting the
GPA and EDSP, making findings and adopting overriding considerations as to the environmental impacts
and mitigation measures relating to the EDSP and GPA, and adopting a Mitigation Monitoring Program
("Program MMP") for the GPA and EDSP; and
WHEREAS, individual Initial Studies have been prepared for each of the three Dublin Ranch
project applications (Area F / PA 98-068 -SCH No.99112040, Area G / PA 98-069 -SCH No.99112041
and Area H / PA 98-070 -SCH No.99112042) and related Development Agreements to evaluate site-
specific impacts of the project (to a greater level of detail than in the Program EIR) pursuant to CEQA
guidelines Section 15168. Based on the three Initial Studies, a Mitigated Negative Declaration and
Mitigation Monitoring Program has been prepared for each azea with the finding that with the
implementation of Mitigation Measures previously adopted for the Program EIR and with site specific
Mitigation Measures contained in the Initial Studies and agreed to be the developer, the potential site-
specific impacts of the projects would be reduced to a level of insignificance. The Program EIR and Initial
ATTACHMENT A-1
17
Studies adequately describe the impacts of the project, and there have been no substantial changes or new
information which would necessitate supplementing the Program EIR pursuant to Public Resources Code
section 21166 and CEQA guidelines Section 15162; and
WHEREAS, a complete application for the project is available and on file in the Planning
Department; and
WHEREAS, a 30 day public review period was held for the Mitigated Negative Declazations, from
November 10, 1999 through December 9, 1999; and
WHEREAS, three letters commenting on the Mitigated Negative Declarations were received during
the comment period and all pertinent comments have been responded to and have become a part of the
Response to Comments; and
WHEREAS, the Planning Commission did hold a public hearing on said application on December
] 4, 1999; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending City Council
adopt a Mitigated Negative Declaration and Mitigation Monitoring Program for each of the three Dublin
Ranch project applications (Area F / PA 98-068 -SCH No.9911204Q Area G / PA 98-069 -SCH
No.99112041 and Area H / PA 98-070 - SCH No.99112042); and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby
find that:
The project is within the scope of the Program Environmental Impact Report for the Eastern
Dublin General Plan Amendment and Specific Plan (SCH 91103064). Site-specific
environmental affects have been analyzed in the Initial Studies prepared for each of the Dublin
Ranch project applications -Areas F, G and H, dated November 8, 1999, and circulated for public
review. The Dublin Ranch project applications -Areas F, G and H will not have a significant
effect on the environment with the application of Mitigation Measures identified in the Initial
Studies and in the Program EIR, based on a review of the Initial Studies and public testimony.
2. The Mitigated Negative Declarations and Mitigation Monitoring Programs have been prepared in
accordance with State and local environmental laws and guidelines.
The Mitigated Negative Declarations and Mitigation Monitoring Programs are complete and
adequate.
BE IT FURTHER RESOLVED THAT THE Dublin Planing Commission does hereby
recommend City Council adopt a Mitigated Negative Declazation and Mitigation Monitoring
Program PA 98-068 for Area F, Mitigated Negative Declaration and Mitigated Monitoring
Program PA 98-069 for Area G and Mitigated Negative Declaration and Mitigated Monitoring
lY
Program PA 98-070 for Area H, the Mitigation Monitoring Programs are attached as Attachment
A-2 and with the Initial Studies/Mitigated Negative Declarations are incorporated herein by
reference.
PASSED, APPROVED AND ADOPTED this 14th day of December 1999.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Community Development Director
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RESOLUTION NO. 99 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT AND AN
AMENDMENT TO THE EASTERN DUBLIN SPECIFIC PLAN FOR
DUBLIN RANCH `AREA F' (PA 98-068), `AREA G' (PA 98-069) AND `AREA H' (PA 98-070)
WHEREAS, Ted Fairfield, representing property owner Jennifer Lin et. al, has requested approval to
amend portions of the General Plan and the Eastern Dublin Specific Plan, which would:
Relocate various land uses and acreages within Areas F, G and H of Dublin Ranch on land
generally located east of Tassajara Road and North of I-580 within the Eastern Dublin Specific
Plan area (APN: 985-0005-001, 985-0005-002) as shown on Attachment B-2 and B-3: General
Plan and Eastern Dublin Specific Plan Land Use Map and Eastern Dublin Specific Plan Planning
Subareas Map. Land use changes include relocating all of the Medium High Density Residential,
High Density Residential, and Neighborhood Commercial uses within Area F to Area G. These
three land uses would be replaced with Medium Density Residential uses within Area F. The
Neighborhood Commercial uses which are currently shown along both sides of Central Parkway
(previously the "Transit Spine") would be relocated to Area G and reoriented in a north-south
direction between Dublin Boulevard and Central Parkway along Main Street.
2. Amend text in the Land Use element of the General Plan and Eastern Dublin Specific Plan to
delete references to the "Transit Spine" and replace it with either "Central Parkway" or "Main
Street" as appropriate, in accordance with Resolution No. 77-97. This Resolution was approved
by the City Council on June 17, 1997 to amend the circulation element of the General Plan and
Eastern Dublin Specific Plan. This Amendment reclassified the "Transit Spine" from atransit-
oriented corridor to an east-west arterial and renamed it "Central Parkway" (Attachment B-4:
EDSP Text Amendments).
3. Amend text in the General Plan and Eastern Dublin Specific Plan, to allow Campus Office uses be
developed on 10.5 acres of land designated for General Commercial uses within the south-west
quadrant of Area H, pursuant to a Stage 2 Planned Development (PD) Rezone (Attachment B-4
and B-5: EDSP and GP Text Amendments).
4. Update Appendix 4 "Eastern Dublin Specific Plan Land Use Summary By Land Owner", #19
Pao-Lin (also know as Areas F, G and H, now owned by Jennifer Lin et al) (Attachment B-6).
WHEREAS, a complete application for this project is on file with the Dublin Planning Department;
and
WHEREAS, the potential environmental effects of the proposed project have been previously
addressed in the Eastern Dublin Specific Plan EIR (SCH No. 91-103064); and
ATTACHMENT B-I
~a
WHEREAS, individual Initial Studies have been prepared for each of the three Dublin Ranch Areas
(Area F - SCH No.99112040, Area G - SCH No.99112041 and Area H - SCH No.99112042) to evaluate
site-specific impacts of the project (to a greater level of detail than in the Program EIR) pursuant to CEQA
guidelines Section 15168. Based on the three Initial Studies, a Mitigated Negative Declaration and
Mitigated Monitoring Program has been prepared for each area with the finding that with the
implementation of Mitigation Measures previously adopted for the Program EIR and with site specific
Mitigation Measures contained in the Initial Studies, the potential site-specific impacts of the projects
would be reduced to a level of insignificance. The Program EIR and Initial Studies adequately describe the
impacts of the project, and there have been no substantial changes or new information that would be outside
the scope of the Program EIR; and
WHEREAS, the Planning Commission did hold a public hearing on said application on December
14, 1999; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending City Council
approval of the proposed General Plan Amendment and Amendment to the Eastern Dublin Specific Plan;
and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby
find that:
1. The proposed Amendments are consistent with the goals, general provisions and purpose of the
Dublin General Plan and the Eastern Dublin Specific Plan as proposed to be amended herein; and
2. The relocation of land uses and acreages within Areas F, G and H of Dublin Ranch are appropriate
for the subject property in terms of land use compatibility and configuration and will provide a
comprehensive plan for the development of Areas F, G and H; and
The amended land uses and text would allow the development of Main Street, a pedestrian
orientated retail and service center within walking distance of high and medium high density
residences as reflected on the Development Plan included as a part of Attachment C-2 and C-3 to
the Staff Report. These changes are appropriate based on analysis in the staff report, will provide
a development pattern consistent with the Specific Plan goals, and will help implement policies of
the General Plan and EDSP regarding development in Eastern Dublin; and
4. The amended text would allow Campus Office uses be developed on 10.5 acres of land designated
for General Commercial uses within the south-west quadrant of Area H, pursuant to a Stage 2
Planned Development (PD) Rezone. The change to this land use is appropriate based upon
analysis in the staff report, will result in more efficient use of land in line with market conditions,
will provide a development pattern consistent with the Specific Plan goals, and will help
implement policies of the General Plan and EDSP regarding development in Eastern Dublin; and
~~
5. The revised Appendix 4 "Eastern Dublin Specific Plan Land Use Summary By Land Owner", # 19
Pao-Lin represents updated information regazding land uses and acreages within the Pao-Lin
property (also know as Areas F, G and H, now owned by Jennifer Lin et al) of the Eastern Dublin
Specific Plan azea.
BE IT FURTHER RESOLVED THAT THE Dublin Planing Commission does hereby
recommend City Council approval of a General Plan Amendment and an Amendment to the
Eastern Dublin Specific Plan, Attachments B2 - B6 to the Staff Report for PA 98-068, PA 98-069
and PA 98-070.
PASSED, APPROVED AND ADOPTED this 14th day of December, 1999.
AYES:
NOES:
ABSENT
Planning Commission Chairperson
ATTEST:
Community Development Director
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Eastern Dublin Specific Plan Amendment-
Dublin Ranch Project Applications
Area F - PA 98-068,
Area G - PA 98-069
Area H - PA 98-070
The following are proposed amendments to the Eastern Dublin Specific Plan as part of PA 98-068, PA
98-069 and PA 98-070:
A revision to the Eastern Dublin Specific Plan Land Use Map (Figure 4.1) of the EDSP dated
January 7, 1994 to rearrange land uses. The revised portion of the map is attached as Attachment
B-2.
A revision to the Eastern Dublin Specific Plan Planning Subareas Map (Figure 4.2) of the EDSP
dated January 7, 1994 to rearrange the boundaries of the subazeas. The revised portion of the
map is attached as Attachment B-3.
A Text Amendment to Chapter 3 of the Eastern Dublin Specific Plan relating to land use
categories, the Transit Spine and east-west vehicular connections:
3.3.3 Land Use Categories, Commercial
Second Paragraph, Right Column
Note: There are several areas indicated on the land use map that could develop as either general
commercial or campus office uses. This flexibility has been provided in these key areas to
respond to changing market conditions that may occur in the future. The shift from either
campus office or Qeneral commercial (the underlying land use designation) to general
commercial or campus office would be permitted if the established traffic levels of service aze
not exceeded. Appropriate traffic studies may need to be conducted in order for the City to make
the proper determination regarding traffic levels of service.
3.4.1 Streets and Highways
Third Paragraph
The major east-west roads aze Dublin Boulevazd, providing a connection to central Dublin and
North Canyons Parkway in Livermore; axd Gleason Road, and Central Pazkwav which will
accommodate predominantly local trips.
3.4.2 Public Transit
Public transit opportunities will be maximized for eastern Dublin residents. Local transit service
is to be provided to all land uses with connections to regional transit, such as BART. eke-~lat~
a .. «..4.... }}... enn} • en} r .+:.~..« ...:.~..mv ~ukv rooa rl..{~~: r. nro.~cven«.~ «.a /~~.......... Tl«.... n
{ 1 1^
Gf ~~S;C S~}~B>) T~: n: ~.. ..fin:..l. uvhur.an n }j,u na}{~
f
T /',.«}.... }.. }7.e F..}..«e D,,,,} Tl..l.l:.. D A DT ..}..ti,.« ....,] .1,....«}........ Tl..l.l:.. ~~~~
It is also planned to construct "Main Street" in a north-south orientation throueh €e~ the Town
Center (~xid-way to run between Dublin Boulevard and Central Parkwayl. a~ Residential and
Commercial employment uses #iave will beer; concentrated along bka~set~ide~ "Main Street" to
encourage transit use for local and regional travel. "Main Street" 4-ke-eei~e~ also lies within
easy walking
ATTACHMENT B-4
aq
distance of over half the residences in eastern Dublin. Advisory design guidelines which
encourage transit use are proposed for bus shelters and transit stops.
3.6 Community Design
Sixth paragraph, left Column, page 19
The guidelines for the Circulation System (pedestrian and bike paths, and streets,, ~a
S}ii~xe) focus on creating community and subarea identity; encouraging pedestrian use; and
protecting sensitive natural and visual resources.
4. A Text Amendment to Chapter 4 of the Eastern Dublin Specific Plan relating to the arrangement
of land uses and the chazacter of commercial areas:
4.5.1 Location
Policy 4-11: Concentrate regionally-oriented commercial uses south of Dublin Boulevard and
near freeway interchanges where convenient vehicular access will limit traffic impacts on the
rest of eastern Dublin.
Note: There are several azeas indicated on the land use map that could develop as either general
commercial or campus office uses. This flexibility has been provided in these key azeas to
respond to changing market conditions that may occur in the future. The shift from either
campus office or eeneral commercial (the underlying land use designation) to general
commercial or campus office would be permitted if the established traffic levels of service are
not exceeded. Appropriate traffic studies may need to be conducted in order for the City to make
the proper determination regarding traffic levels of service.
Third paragraph, left column, page 28
Community -orientated commercial development is planned for three mixed-use commercial
centers, each of which is centrally located to a residential area. These centers are: the Town
Center (along Tassjara Road between Dublin Boulevard and Gleason Drive and alone "Main
Street" between Dublin Boulevard and iust north of Central Pazkwav); and the Village Centers
(located at the north and south ends of Fallon Road.
Policy 4-15: Concentrate pedestrian-oriented commercial uses along "Main Street" tl3e-t~et~srf
spi~xe and at key transit transfer points.
4.8.2 Commercial
General Commercial
After First Paragraph
Note: There is one area indicated on the amended land use man, located on the south-west
quadrant of Area H of Dublin Ranch that could develop as either eeneral commercial or campus
office uses. This flexibility has been provided in this area to respond to chaneine market
conditions that may occur in the future. The shift from eeneral commercial (the underlvine land
use designation) to campus office would be permitted if the established traffic levels of service
are not exceeded. Appropriate traffic studies may need to be conducted in order for the Citv to
make the proper determination regardine traffic levels of service. The development of either
eeneral commercial or campus office uses will be established at the Staee 2 Planned
Development application process.
4.8.4 Parks and Open Space
Second Paragraph, Right Column, third line
Replace "Transit Spine" with "Central Parkway"
(~O
4.9.2 Town Center -Commercial
Location:
The Town Center-Commercial subarea consists of two lineaz is-a-shaped areas located adjacent
~~ to Tassajaza Road and "Main Street". The subarea extends north-south along
Tassajara Road from Dublin Boulevard to just north of Gleason Drive and north-south alone
"Main Street" from Dublin Boulevard to just north of Central Pazkwav.
3
''''-(see figure 4.1)
Second Pazagraph, right column, page 36.
The Neighborhood Commercial area, which extends along both sides of the t~a~si~-spi~xe "Main
Street", in intended as a more pedestrian-oriented service, retail, commercial and entertainment
center serving the daily needs of the residential neighborhood surrounding it and the more
intermittent shopping, entertainment, and service needs of the lazger community.
Fourth Pazagraph, right column, page 36.
The subarea has an azea north of the intersection of "Main Street" and Central Parkway and an
area west of the mid-point of "Main Street" which is
designated for Public/Semi-Public uses. The intent is that his these areas be developed with
some combination ofcommunity-serving uses that will provide a public focus at the heart of the
Town-Center. Such uses might include a performing arts center, library, community center, post
office or some other community facility. It is anticipated that the uses in ~ the Town
Center would adjoin a public plaza that could accommodate public ceremonies, events, and less
formal gatherings within the Town Center.
A Text Amendment to Chapter 5 of the Eastern Dublin Specific Plan relating to the
transportation and circulation systems within Eastern Dublin:
Second Paragraph, left Column, page 53
It is also planned to construct Main Street (two lanes) in a north-south orientation through the
future Eastern Dublin Town Center (may running between Dublin Boulevazd and Central
Parkway). The Main Street minimum right-or-way shall be ~8 64 feet which includes a-~
}a~ss~e-area-~zd ~-9 12 foot nu Ovate sidewalks on both sides with 4' public utility easements
behind the curb face For street liehts. fire hvdrants, etc. ^ aa:`:°°°' -~~'~' °F ~°°° ~°~" w° °°°a°a
6. A revision to the Eastern Dublin Specific Plan Town Center Concept Plan (Figure 7.1) of the
EDSP dated January 7, 1994 to rearrange land uses (refer to Attachment B-7). The revised
portion of the map is attached. Chapter 7 of the EDSP discuss "Guidelines" for Town Center
Community Design which are advisory only. The Specific Plan makes provision for the City to
consider "equivalent or superior methods of design to achieve the objectives of the plan." As
these items aze Guidelines only and the project meets the spirit and intent of the Specific Plan, no
text amendment is proposed.
A Text Amendment to Appendix 4, Eastern Dublin Specific Plan Land Use Summary by
Landowner, #19 Pao-Lin (also Know as Areas F, G and H, now owned by Jennifer Lin) is
attached as Attachment B-6.
G:\pa\98068\EDSP Amendments
5~
GENERAL PLAN AMENDMENT
Dublin Ranch Project Applications
Area F - PA 98-068,
Area G - PA 98-069 &
Area H - PA 98-070
The following are proposed amendments to the General Plan as part of PA 98-068, PA 98-069
and PA 98-070:
A revision to the General Plan - Eastem Extended Planning Area Land Use Map (Figure
2.B) of the General Plan dated May 10, 1993 to rearrange land uses. The revised portion
of the map is attached (Attachment B-1).
1.8.1: Land Use Classification
Eastern Extended Planning Area
Commercial/ Industrial
Page 8, insert after first paragraph
Note: There is one area indicated on the amended land use map, located on the south-
west quadrant of Area H of Dublin Ranch that could develop as either eeneral
commercial or campus office uses. This flexibility has been provided in this azea to
respond to changin¢ market conditions that may occur in the future. The shift from
Qeneral commercial (the underlyina land use desi ng ation) to campus office would be
permitted if the established traffic levels of service are not exceeded. Appropriate traffic
studies may need to be conducted in order for the Citv to make the proper determination
reeazdine traffic levels of service. The development of either eeneral commercial or
campus office uses will be established at the Staee 2 Planned Development application
rop cess•
G:\pa\98068\GPA
ATTACHMENT B-5
~~
APPENDIX4
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY BY LAND OWNER
#19 PAO-LIN (AREAS F, G & H) Acres Density Sq. Ft. Units
General Commercial * 26.9 .25 292,941
Neighborhood Commercial 22.0 .35 230,000
Campus Office 43.9 .45 860,528
Public/Semi-Public 7.0 .25 76,230
High Density Residential 25.0 35 876
Medium High Density Residential 26.2 20 528
Medium Density Residential 68.9 10 689
Single Family Residential 22.7 4 91
Neighborhood Pazk 12.3
Neighborhood Squaze 4.5
Elementary School 10.0
High /Middle School 30.6
Open Space 4.2
Total 304.2 1,459,699 2,184
10.5 acres of General Commercial located in the south-west quadrant of Area H (refer to
amended Land Use Map) may be used for Campus Office Uses pursuant to a Stage 2
Planned Development (PD) Application Process. If Campus Uses are constructed on the
10.5 acres, the maximum square footage would be 205, 821 sq. fr.
g:planning\pa98-068WPPEND[X 4
ATTACHMENT B-6
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RESOLUTION NO.99-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A
PLANNED DEVELOPMENT (PD) REZONE STAGE 1 /DEVELOPMENT PLAN
FOR DUBLIN RANCH `AREA F' (PA 98-068) AND `AREA H' (PA 98-070) AND A PLANNED
DEVELOPMENT (PD) REZONE STAGE 1 & 2 /DEVELOPMENT PLAN FOR
`AREA G' (PA 98-069)
WHEREAS, Ted Fairfield, representing property owner Jennifer Lin et. al, has requested
approval of a General Plan Amendment, an Amendment to the Eastern Dublin Specific Plan to revise
portions of the General Plan and Eastern Dublin Specific Plan Land Use diagrams and text to allow the
relocation of various land uses and acreages within Areas F, G and H of Dublin Ranch and has requested
approval of a Planned Development Rezone Stage 1 /Development Plan for Areas F and H and a
Planned Development Rezone Stage 1 & 2 /Development Plan for Area G to define land use
designations and standazds on land generally located east of Tassajaza Road and north of I-580 within
the Eastern Dublin Specific Plan azea (APN: 985-0005-001, 985-0005-002); and
WHEREAS, a completed application for each of the requested actions is available and on file in the
Dublin Planning Department; and
WHEREAS, individual Development Plans have been submitted to the City as required by Section
8.32 of the Dublin Zoning Ordinance; and
WHEREAS, the potential environmental effects of the proposed project have been previously
addressed in the Eastern Dublin Specific Plan EIR (SCH No. 91-103064); and
WHEREAS, individual Initial Studies have been prepazed for each of the three Dublin Ranch Areas
(Area F - SCH No.99112040, Area G - SCH No.99112041 and Area H - SCH No.99112042) to evaluate
site-specific impacts of the project (to a greater level of detail than in the Program EIR) pursuant to CEQA
guidelines Section 15168. Based on the three Initial Studies, a Mitigated Negative Declaration and
Mitigated Monitoring Program has been prepazed for each area with the finding that with the
implementation of Mitigation Measures previously adopted for the Program EIR and with site specific
Mitigation Measures contained in the Initial Studies, the potential site-specific impacts of the projects
would be reduced to a level of insignificance. The Program EIR and Initial Studies adequately describe the
impacts of the project, and there have been no substantial changes or new information that would be outside
the scope of the Program EIR; and
WHEREAS, the Planning Commission did hold a public heazing on said application on December
14, 1999; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
ATTACHMENT C-1
~~'
WHEREAS, a Staff Report was submitted to the Planing Commission recommending approval of the
proposed Planned Development Rezone Stage 1 /Development Plan for Area F (PA 98-068) and Area H
(PA 98-070) and Planned Development Rezone Stage 1 & 2 /Development Plan for Area G (PA 98-069);
and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Dublin Planning Commission
does hereby make the following findings and determinations regarding said proposed Planned Development
Rezones:
The Planned Development Rezone Stage 1 (Areas F and H) and Stage 1& 2 (Area G), aze
consistent with the general provisions, intent, and purpose of the Prezoning and Eastern
Dublin Specific Plan (as amended) which designates Areas F, G and H as Planned
Development, in that the project would result in development with the land uses allowed by
said designation, and will contribute towards implementation of said Plan; and
2. The Planned Development rezone Stage 1 (Areas F and H) and Stage 1 & 2 (Area G), aze
consistent with the general provisions, intent and purpose of the PD Zoning District of the
Zoning Ordinance. The Planned Development Rezone will be appropriate for the subject
property in terms of setting forth the purpose, applicable provisions of the Dublin Zoning
Ordinance, range of permitted and conditionally permitted uses and Development Standards,
which will be compatible with proposed residential, commercial and public uses in the
immediate vicinity; and
2. The Planned Development rezone Stage 1 (Areas F and H) and Stage 1& 2 (Area G), are
consistent with the general provisions, intent, and purpose of the PD Zoning District of the
Zoning Ordinance in that it contains all information required by Section 8.32 of the Zoning
Ordinance and accomplishes the objectives of Section 8.32.010, A through H, of the Zoning
Ordinance; and
3. The Planned Development Rezone Stage 1 (Areas F and H) and Stage 1 & 2 (Area G), will
not have a substantial adverse effect on health or safety or be substantially detrimental to the
public welfare or be injurious to property or public improvement, as all applicable
regulations will be met; and
The Planned Development Rezone Stage 1 (Areas F and H) and Stage 1& 2 (Area G), will
not overburden public services or facilities as all agencies must commit to the availability of
Public Services prior to the issuance of any building permits as required by the Eastern
Dublin Specific Plan Mitigation Measures; and an Assessment District will be formed to
construct major infrastructure and utilities within Dublin Ranch; and
The Planned Development Rezone Stage 1 (Areas F and H) and Stage 1& 2 (Area G), will
be consistent with the policies of the Dublin General Plan and the Eastern Dublin Specific
Plan; and
)~
6. The Planned Development rezone Stage 1 (Areas F and H) and Stage 1 & 2 (Area G), will
create an attractive, efficient and safe environment though development standards contained
in the Development Plan; and
The Planned Development Rezone Stage 1 (Areas F and H) and Stage 1& 2 (Area G), will
benefit the public necessity, convenience and general welfare; and
8. The Planned Development Rezone Stage 1 (Areas F and H) and Stage 1& 2 (Area G), will
be compatible with and enhance the general development of the area because it will be
developed pursuant to a comprehensive Development Plan; and
9. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program and the additional
site specific mitigation measures identified in the Initial Study (Attachment A-2 to Staff
Report for Area F (PA 98-068), Area G (PA 98-069 and Area H (PA 98-070)) will apply to
the Project, as the reporting and monitoring program required by Public Resources Code
21081.6 for the Project
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby
recommend that the City Council approve a Planned Development Rezone Stage 1 /Development Plan for
Dublin Ranch `Area F' (PA 98-068) and `Area H' (PA 98-070) and a Planned Development Rezone Stage
1 & 2 /Development Plan for `Area G' (PA 98-069), (Attachments C-2 and C-3) which constitute
regulations for the use, improvement, and maintenance of the property. Except as specifically identified
otherwise in the approved Development Plan, development and operation of land use activities within these
PD Rezone Districts shall be subject to the current City of Dublin Zoning Code.
PASSED, APPROVED AND ADOPTED this 14th day of December, 1999.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Community Development Director
g:\98068\pcres-pd.
~~
DEVELOPMENT PLAN
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for
Dublin Ranch `Area F' PA 98-068, located east of Tassajara Road, north of future Central
Parkway and Area G and south of Dublin Ranch Phase 1, (APN 985-0005-O1 a portion).
This Development Plan meets all of the requirements for Stage 1 review of the project.
This Development Plan includes the Site, Circulation and Other Plans, exhibits, Design
Guidelines and written statements contained in a document dated received November 19, 1999,
labeled Attachment C-3 to the Ordinance approving this Development Plan (City Council
Ordinance No. - 99), and on file in the Planning Department. The Planned Development District
allows the flexibility needed to encourage innovative development while ensuring that the goals,
policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions
of Section 8.32 of the Zoning Ordinance are satisfied.
1. Zoning: PD Planned Development Zoning District Stage I. This is a mixed-use Zoning
District that provides for residential, pazks, open space, schools and public/semi-public uses.
(General /Specific Plan land use designations are as follows: Single-Family Residential,
Medium Density Residential, Middle and Elementary School, Neighborhood Square and
Park, Public and Semi-Public (Governmental/Institutional), Open Space).
2. Permitted and Conditional Uses
PD-Single-Family Residential
1) Permitted Uses: The following are uses permitted for this PD/R-1 (Planned
Development Single-Family Residential zoning district):
Accessory structures and uses in accordance with Section 8.40.030 of the
Dublin Zoning Ordinance
Community caze facility/small (permitted if required by law, otherwise as
conditional use)
Home occupation in accordance with Chapter 8.64 of the Dublin Zoning
Ordinance
Private recreation facility (for homeowners' association and/or tenant use only)
Single family dwelling
Small family day care home
2) Conditional Uses*:
Ambulance service (PC)
Bed and breakfast inn (PC)
Day care center (PC)
Large family day caze home (PC)
Parking lot -residential (ZA)
Religious facility (PC)
School/private (PC)
Second unit in accordance with Dublin Zoning Ordinance (ZA)
* Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission
ATTACHMENT C-2, AREA F
J
PD Medium Density Residential
1) Permitted Uses: The following are uses permitted for this PD/R-1 (Planned
Development Medium Density Residential zoning district):
Accessory structures and uses in accordance with Section 8.40.030 of the Dublin
Zoning Ordinance
Community care facility/small (permitted if required by law, otherwise as
conditional use)
Home occupations (per Chapter 8.64 of the Dublin Zoning Ordinance)
Multi-family dwelling
Private recreation facility (for homeowners' association and/or tenants use only)
Single family dwelling
Small family day care home
2) Conditional Uses*:
Bed and breakfast inn (PC)
Boarding house (ZA)
Day care center (PC)
Large family day care home (PC)
Parking lot -residential (ZA)
Religious facility (PC)
School/private (PC)
Community Center (PC)
PD-Public/Semi-Public
1) Permitted Uses: The following are uses permitted for this PD/P-SP (Planned
Development Public/Semi-Public zoning district):
Public, semi-public, and institutional uses, including, but not limited to:
Fire station
Library
Other governmental and quasi-governmental offices as determined by
the Community Development Director
Police station
Post office
Community center
Religious Facility
2) Conditional Uses*:
Schools/private (PC)
Day Care Center (PC)
PD-Open Space
1) Permitted Uses: The following are uses permitted for this PD-OS (Planned
Development Open Space zoning district):
Permitted Uses, including, but not limited to:
Recreation facility- passive
Those uses allowed by the U.S. Army Corps of Engineers under Section 404
* Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission
(, 0
and by the Department of Fish and Game pursuant to 1603 agreements.
Trails and maintenance roads
PD-Parks
1) Permitted Uses: The following uses are permitted for this PD (Planned
Development zoning district):
Neighborhood Pazk
Neighborhood Squaze
PD-Schools
1) Permitted Uses: The following uses aze permitted for this PD (Planned
Development zoning district):
Middle School
Elementary School
3. Dublin Zoning Ordinance -Applicable Requirements: Except as specifically modified by
the provisions of this PD District Rezone/Development Plan, all applicable general
requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land
uses designated in this PD District Rezone.
4. Site Plan. See attached Stage 1 site plan, contained in Attachment C-3 Development Plan
Area F. This Development Plan applies to one Single-Family residential pazcel, six Medium
Density Residential parcels, two Public/Semi-Public parcels, two school sites, two parks and
open space encompassing 146.5 acres shown on this plan. Any modifications to the project
shall be substantially consistent with these plans and of equal or superior design quality.
5. Density. The density of the proposed development is as follows; as shown on the Stage 1
Site Plan (Attachment C-3, Development Plan Area F):
Single-Family Residential (L): 22.7 Ac.
91 units
Medium Density Residential (Ml): 15.3 Ac.
153 units
Medium Density Residential (M2): 11.5 Ac.
115 units
Medium Density Residential (M3): 13.2 Ac.
132 units
Medium Density Residential (M4): 10.6 Ac.
106 units
Medium Density Residential (MS): 16.4 Ac.
164 units
~~
Medium Density Residential (M6): 1.9 Ac.
19 units
Public/ Semi-Public (east side Devauey) 1.9 Ac.
.25 FAR
Public/ Semi-Public (west side Devaney) 2.0 Ac.
.25 FAR
7. Phasing Plan. Refer to attached phasing plan included in Attachment C-3, Development
Plan Area F.
8. Development Standards:
8a. Single-Family Residential Development Standards
TYPE OF UNIT LOW DENSITY LOW DENSITY MEDIUM DENSITY
SF DET LOTS SF DET LOTS SF DET LOTS
> 6500 SF < 6500 SF' 6.1-14.0 DU/AC :
Neighborhood Lot >6500 4000 - <6500 1600 minimum
size, in sq. ft.
Garage Setback 20' 18'' 18' or greater or
6' or less'
Front Yd. Bldg. 15' 10' S'
Setback"
Rear Yd. Bldg. Setback- 10'8 10i8 5'S
min. 20' 15' NA
Min. average/neighborhood
Minimum useable 15% of lot size w/ 15% of lot size w/ 200 SF
rear yard size 15'min. dimension 10'min. dimension w/ 10'min. dimension
Min Side Yd. Bldg. Setback 5' 0' or 5' 0'or 3' or greater
Min Side Yd. Bldg. Setback
adjacent to common open 10' 10' 10'
space, rec azeas or parks
Minimum Side Yd. Bldg. 10' 10' 6' e
Setback (corner)
Minimum Bldg. Separation 15' total 10' total 6'
Bldg. Setback from 10' 10' 10'
arterial or collector street min. side min.side & reaz min. side & rear yazds
landscape easement yards
Min. gazage reaz yd. setback 4' 4' 0'
Max. Building Height 35' 35' 38'
Max. Stories 2 stories 2 stories 3 stories
Parking Spaces Required 2 covered + 1 guest' 2 covered +1 guest' 2 covered +1 guest'
6z
I Lo[s in planning areas with a minimum lo[ size requirement of less than 6500 s.f. may occasionally exceed the 6500 s.f. limit
but are still subject to the < 6500 s.f. criteria.
Z Detached or duplex residence.
7 18 feet or less requires roll up doors.
a Measured from living area or swing-in garages.
s One story elements.
6 Except where fence is used, [hen setback is 10'
~ Curbside parking may be counted toward number of required guest spaces. Tandem parking permitted.
s. Patio structures may project into rear yard setbacks. Such structures must maintain a S setback from all property lines.
8b. Multi-Family Residential Development Standards
TYPE OF UNIT MEDIUM ATTACHED
6.1-14.0 DU/AC
Lot Size in sq. fl. N/A
Bldg. Setback from Arterial Street 10'
Landscape Buffer
Min Side Yd. Bldg. Setback adjacent to 10'
common open space, rec areas or parks
Bldg. Setback from ROW on a Public Street 10'
Bldg. Setback from an exterior project 10'
Property Line not on a Public R.O.W.
Habitable Bldg. Setback from a Private Street 10' Z
or Common Driveway
Driveway Length or Garage Setback from 3 - 6'
Common Driveway or Private Street or 18' or greater
Private Open Space:
ground floor units 150 s.f. min w/ 10' min. dimension'
upper floor units 50 s.f. deck w/ 5' min. dimension"
Minimum Building Separation 10'
Max. Building Height 38
Max. Stories
3 stories
Parking Spaces Required 2 covered spaces
t Upper story living area over garages may encroach up to 2' into driveway length or garage setback.
2 Measured from living area or swing-in garage.
3 150 s.f. may be in side yard.
4 Assisted care units may be exempt from deck requirement
5 These requirements may be modified for senior housing where i[ can be demonstrated that fewer spaces are sufficient.
Curbside parking around perimeter of project may be counted toward number of required guest spaces. Tandem parking
permitted.
8c. Additional Residential Standards
Setbacks
Front yard setbacks for detached residences should vary for visual interest - a 2' offset for
~~
adjacent buildings is desired.
Residential Massing
Single story homes or elements aze encouraged at corners to break up rows of 2 story residences.
Encroachments
The following encroachments may project up to 2' into yazd setbacks: (all non-fire rated
encroachments must be at least 3 feet from property lines), eaves, architectural projections,
fireplaces, log storage, entertainment niches, balconies, bay windows, window seats, second
floor overhangs, decks, porches and air conditioning equipment.
Residential Siting Considerations
Slope conditions in Area F should be addressed by creating a series of terraces generally stepping
down from north to south. At locations between products or at interim points within larger
parcels, slope banks shall address any excess slope. The intent is to provide a reasonable number
of terraces rather than creating large level pads.
House Siting Considerations
Siting Criteria
One important goal of these standazds is to create a functional street scene possessing visual
vaziety. Plotting and design criteria aze intended to provide this vaziety in appeazance as well as
a sense of individuality for each home. Projects where nearly identical buildings line streets
without variation in placement and architectural form aze discouraged. This, and the following
section lists plotting and massing techniques which will aid in the creation of a successful street
scene. While it is not necessary that every method be utilized, selective and appropriate use will
greatly contribute to achieving the desired results.
Treatment of Corner Conditions
The treatment of corner lots is key to initiating a successful site plan. Units occupying corner
lots on public streets should be selected and placed so that:
• The driveway and garage is placed against the interior side yazd.
• A cleaz line of site across the corner is maximized.
• The wall adjacent to the exterior side yard is as short as possible.
• The exterior side and front yard setbacks are maximized.
Plotting on Cross Slope Conditions
When plotting where the elevation difference between lots is greater than 3 feet, the units should
be placed so that the driveway is on the high side of the lot.
Plotting on Lots at the Bottom of a Slope
When plotting and designing the home, maximize the reaz yard depth and consider stepping back
the rear elevations second story to avoid a "canyon-like" rear yard.
Varying Setbacks and Profiles
A varied building setback is necessary along the street frontage. Strict compliance to the
minimum garage setback may contribute to a repetitious and monotonous appeazance along the
street.
6
.~
l9
Where garages are adjacent to one another along interior lot lines, a 2' minimum difference in
setbacks is desired.
With the exception of zero lot line products and lots along substantial street slopes, plans should
be reversed and plotted so that garages and entries are adjacent to each other. This creates an
undulating sense of setback. Occasionally this pattern should be broken so that it will not
become overly repetitious nor reflected by the units directly across the street.
Impact of Garage on the Street Scene
The home and the yard, rather than the garage, should be the primary emphasis of the elevation
as seen from the street. Design techniques to reduce the emphasis on the garage should include
the following:
• Setting back the garage in relationship to the front of the house.
• The garage should be incorporated with the architecture of the house. The design treatment
should strive to reduce the overall visual mass of the gazage.
• Architectural forms should de-emphasize the garage by highlighting other parts of the house.
• Possible options include tandem garages, detached gazages and garages located on the rear of
the lot.
The use of swing-in driveways and garages on lots at least 55 feet in width will break the
continuous view of garage doors along the street.
8d. Public/Semi-Public Development Standards:
These standazds shall be submitted with the Stage 2 Planned Development (PD)
Development Plan Application
9. Design Concepts and Themes: Refer to attached Community Landscape Design Guidelines
(pages II-I to II-10) contained in Attachment C-3, Development Plan Area F.
10. Master Neighborhood Landscaping Plan.
Attachment C-3, Area F contains site and circulation plans showing parks and pedestrian
circulation. The Community Landscape Design Guidelines referenced in #9 above identifies
suitable plant materials and landscaping concept for Area F. These Guidelines satisfy the
requirements of Section 8.32.040 A 5 of the Zoning Ordinance. A Preliminary Landscaping
Plan shall be submitted with the Stage 2 Planned Development Rezoning Application for the
Stage 1 PD area, to include public streets, entry statements and perimeter site landscaping
areas.
11. Inclusionary Zoning Ordinance: In accordance with the Inclusionary Zoning Ordinance
the developer shall be required to pay Inclusionazy Housing In-Lieu Fee in the amounts and
at the times set forth in City of Dublin Resolution No. 57-97, adopted by the City Council on
May 20, 1997, or in the amounts and at the times set forth in any resolution revising the
amount of the Inclusionary Housing In-Lieu Fee.
~~
12. School Mitigation Fee: The developer shall mitigate the impacts of the development on the
school facilities of the Dublin Unified School District in accordance with the School
Mitigation Agreement, dated October 1997. The mitigation agreement establishes the level
of mitigation necessary, the amount of school impact fees, the time of payment of such fees
and the required dedication of property for use as school sites.
\:\pa#\980068\devplan.
~[7~
DEVELOPMENT PLAN
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for Dublin
Ranch `Area G' PA 98-069, located north of future Dublin Boulevard and Area H, east of
Tassajara Road, south of future Central Parkway and Area F, west of the current and future
Fallon Road (APN 985-0005-O1 a portion). This Development Plan meets all of the requirements
for Stage 1 and Stage 2 review of the project.
This Development Plan includes Site, Architectural, Circulation, and Landscape Plans, other plans,
exhibits, Architectural and Landscape Design Guidelines, Sign Guidelines and written statements
contained in a document dated received November 19, 1999, labeled Attachment C-3 to the Ordinance
approving this Development Plan (Cary Councdl Ordinance No. -99), and on file in the Planning
Department. The Planned Development District allows the flexibility needed to encourage innovative
development while ensuring that the goals, policies, and action programs of the General Plan, Eastern
Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied.
1. Zoning: PD Planned Development Zoning District. This is a mixed-use zoning district which
provides for retail commercial, service, entertainment, multi-family residential, public,
semi-public, pazks and open-space uses. Some residential and office uses are envisioned
occupying upper story space above ground floor retail and service establishments.
(General /Specific Plan land use designations are as follows: Neighborhood Commercial,
Medium High Density Residential, High Density Residential, Neighborhood Park,
Neighborhood Square, Public /Semi-Public (Governmental /Institutional), Open Space)
2. Permitted and Conditional Uses
PD-Village Center (Neighborhood Commercial)
1) Permitted Uses: The following uses are permitted for this PD/V-C (Planned Development
Village Center zoning district):
a. Local-serving retail uses including but not limited to:
Art gallery/supply store
Auto parts
Bakery
Bicycle shop
Book store
Clothing store
Computers/electronic equipment
Drug store
Floor coverings
Florist/plant shop
Gift shop
* The applicants have chosen to use the designation VC (Village Center) instead of NC (Neighborhood Commercial)
designation of the General/Specific Plan the Dublin Zoning Ordinance. Within this document both designations shall mean
the same.
ATTACHMENT C-2, AREA G
~~
Hazdware
Hobby shop
Home appliances
Jewelry store
Liquor store
Music store
Newspapers and magazines
Paint, glass and wallpaper store
Pazking lot/gazage -commercial
Party supplies
Pet store and supplies
Photographic supply store
Picture framing shop
Shoe store
Specialty Food store/grocery/supermazket including meat, fish, wine, candy, health
food, etc.
Specialty goods including cooking supplies, housewares, linen, window
coverings, china/glassware, etc.
Sporting goods
Stationary/office supplies
Toy store
Variety store
b. Business/professional offices and service establishments including but not limited to:
Bank, savings and loan and other financial institutions
Barber/beauty shop/nail salon
Bed and breakfast inn
Copying and printing
Dry cleaner (no plant allowed on premises)
Employment agency
Formal wear/rental
Hotel/motel
Laundromat
Locksmith
Medical Clinic
Photographic studio
Professional offices including; accounting, azchitectural, dental, engineering,
legal, medical, optometry, etc.
Real estate/title office
Shoe repair
Tailor
Travel agency
Watch and clock repair
c. Eating, drinking and entertainment establishments including but not limited to:
Bagel shop
Cafe
~~
Coffee house
Delicatessen
Ice cream yogurt
Outdoor seating
Restaurant (serving alcohol permitted) (no drive-through allowed)
Theater -indoor (Dinner, Movie, Live Play, etc.)
Video store
d. Assessory Uses, including but not limited to:
Upper story residential dwellings provided that the maximum number of dwelling units
for Dublin Ranch (5,760 as set forth in the Eastern Dublin Specific Plan) are not
exceeded.
2) Conditioual Uses*:
Bar or cocktail lounge (ZA)
Day care center (PC)
Drive through/drive in facility (PC)
Lodge hall (PC)
Micro-brewery (ZA)
Nightclub (PC)
Recreational facility -commercial or public (PC)
Recreational facility -indoor (ZA)
Religious facility (PC)
Community Center (PC)
School/private (PC)
Video arcade (PC)
3) Temporary Uses:
Arts and crafrs fair
Carnival
Christmas tree sales
Farmers' market
Festival/street fair
Pumpkin sales -outdoor
Sales office/model home complex rental office
Sidewalk sale
Temporary construction trailer
PD-Multi-Family Resideutial (Medium High)
1) Permitted Uses: The following uses are permitted for this PD/R-M (Planned Development
Medium High Density Residential zoning district):
Accessory structures and uses
Community caze facility/small (permitted if required by law ,otherwise as conditional
use)
Home occupations (per Chapter 8.64)
* Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission
~~
Multi-family dwelling
Private recreation facility (for homeowners' association and/or tenants use only)
Small family day caze home
2) Conditional Uses*:
Bed and breakfast inn (PC)
Boarding house (ZA)
Community care facility/large (PC)
Day Care center (PC)
Large family day caze home (PC)
Parking lot -residential (ZA)
Community Center (PC)
Religious facility (PC)
School/private (PC)
3) Temporary Uses:
Sales office/model home comp]ex
Temporary construction trailer
PD-Multi-Family Residential (High Density)
3) Permitted Uses: The following uses are permitted for this PD/R-M (Planned Development
High Density Residential zoning district):
Accessory structures and uses
Community care facility/small (if required by statute, otherwise it should be a
conditional use)
Home occupations (per Chapter 8.64)
Multi-family dwelling
Private recreation facility (for homeowners' association and/or tenants use only)
Small family day care home
4) Conditional Uses*:
Bed and breakfast inn (PC)
Boazding house (ZA)
Community care facility/lazge (PC)
Day Care center (PC)
Large family day caze home (PC)
Pazking lot -residential (ZA)
Religious facility (PC)
Community Center (PC)
School/private (PC)
Hospital/medical center (PC)
3) Temporary Uses:
Sales office/model home complex/rental office
Temporary construction trailer
* Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission
~~
PD-Public /Semi-Public
1) Permitted Uses: The following uses are permitted for this PD/P-SP (Planned Development
Public/Semi-Public zoning district)
a. Public, semi-public, and institutional uses, including, but not limited to:
Fire station
Library
Other governmental and quasi-govemmental offices as determined by the
Community Development Director
Police station
Post office
Community Center
Religious Facility
2) Conditional Uses*:
School/Private (PC)
Day Caze Center (PC)
PD-Parks
1) Permitted Uses: The following uses aze permitted for this PD (Planned Development
zoning district):
Neighborhood Park
Neighborhood Squaze
PD-Open Space
1) Permitted Uses: The following uses are permitted for this PD/O-S (Planned Development
Open Space zoning district):
Recreational -passive
Trails
3. Dublin Zoning Ordinance -Applicable Requirements: Except as specifically modified by the
provisions of this PD District Rezone/Development Plan, all applicable general requirements and
procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD
District Rezone.
4. Site Plan & Architecture: See attached site and elevation plans contained in Attachment C-3,
Development Plan Area G. This Development Plan applies to the 6 Village Commercial parcels
encompassing 22 acres, two Medium High Density Residential (MHI and MH2) parcels
encompassing 26.2 acres and the two High Density Residential (Hl and H2) pazcels encompassing
25 acres, aPublic/Semi-Public parcel encompassing 3.1 acres, a Neighborhood Park of no less than 2
acres (net), the Neighborhood Park of no less than 5 acres (net) in azea and open space parcels
totaling 1.4 acres. Any modifications to the project shall be substantially consistent with these plans
and of equal or superior materials and design quality.
* Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission
~~
5. Density: The maximum square footage/number of dwelling units of the proposed development
under this Development Plan (as shown on the Stage 2 site plan) are as follows:
Village Center (VC) Parcel 1: 3.1 Ac. Net
4.0 Ac. Gross
39,700 Sq. Ft.
Village Center (VC) Parcel 2: 2.1 Ac. Net
2.6 Ac. Gross
28,200 Sq. Ft.
Village Center (VC) Parcel 3: 3.2 Ac. Net
3.7 Ac. Gross
37,075 Sq. Ft.
Village Center (VC) Parcel 4: 2.1 Ac. Net
2.4 Ac. Gross
27,595 Sq. Ft.
Village Center (VC) Parcel 5: 3.6 Ac. Net
4.9 Ac. Gross
37,040 Sq. Ft.
Village Center (VC) Parcel 6: 3.5 Ac. Net
4.6 Ac. Gross
60,390 Sq. Ft.
Medium High (MHl) Parcel 1: 9.1 Ac. Net
11.9 Ac. Gross
232 Units
19.5 Du/Ac.
Medium High (MH2) Parcel 2: 11.6 Ac. Net
14.3 Ac. Gross
296 Units
20.7 Du/Ac.
High (Hl) Parcel 1: 8.7 Ac. Net
11.5 Ac. Gross
300 Units
26.1 Du/Ac.
High (H2) Parcel 2: 10.2 Ac. Net
13.5 Ac. Gross
576 Units
42.6 Du/Ac.
6 ~'l
Public/Semi-Public:
2.2 Ac. Net
3.1 Ac. Gross
37, 026 Sq. Ft.
6. Phasing Plan: Refer to attached Phasing Plan included in Attachment C-3, Development Plan Area
G.
7. Development and Design Standards:
PD-Village Center (Neighborhood Commercial)
7a. Village Center -Mixed Use Development Standards:
The standards contained herein are based on minimal requirements. Refer to following Specific Design
Standazds for further information regarding building development and Architectural Guidelines
referenced in #8 below.
DEVELOPMENT STANDARDS VILLAGE CENTER MIXED USE
Minimum Parcel Size N/A
Parcel Depth N/A
Parcel Width N/A
Minimum Building Setback from face of curb -
Main St., Street `F, and Residential Collector `C'Z ° Main St. - 12' Street `F' - 12'
Residential Collector `C' - 16'
Minimum Building Setback from
Arterial Street right-of--way 10' Z'4
Minimum Building Setback from Multi-use Trail
within Open Space Parcels 10'
Building Height min. 15' facade' max. 70' ~
Office Parking < 7500 s.f. 1/250 s.f.
Office Parking 7500 - 40,000 s.f. I/300 s.f.
Retail Parking 1/300 s.f. s
Restaurant Parking 10/1000 s.f'
Hotel Parking 1/room, plus 1/250 s.f. office space, 1/300 s.f. of
retail, 1/100 s.f. of eating and drinking facility,
and 1/employee on the largest shifr
~ ~ Measured from average of finished ground surface to highest point of roof excluding equipmentlpenthouse. Appurtenances may be
allowed subject to approval by the Community Development Director.
~~ /
z Determination of setbacks must consider visibility and landscape requirements.
7 Shared/reduced parking standards permit these uses to reduce required parking stalls by 10% from the
standards shown here.
a An exception to the standard for setbacks from Main Street may be permitted for buildings located a[
the corners of Dublin Boulevard/Main Street and Central Parkway/Main Street. See following additional standards.
s At least 30% of Building fagade shall be 20' minimum height.
7b. Village Center Mixed Use Specific Design Standards
Implementation of the following standards is required:
• Architecture associated with a specific corporate entity is not permitted. As an exception,
corporate architecture may be considered if it is consistent with the design and intent of the
Village Center as shown below and presented in the Architectural Guidelines as Attachment
C-3, Area G. Unique and consistent architecture that is in keeping with the intent of the
Town Center vision is required.
• Provide sense of variety and spontaneity including an orchestrated mix of architectural styles,
materials and colors.
• Window spacing and locations, massing, use of material, color and details shall be
appropriate to specific style listed in guidelines.
• Provide continuous building frontage except at corners and "paseos".
• Buildings shall be built to, and parallel with, the front setback providing subtle 12" (min.)
offsets at least every 75 feet, with change in store front facade and use of materials. (depth of
offsets may be increased to provide for outdoor dining areas and entries).
• Alter door, window and facade treatments at least every 75', or two store fronts, whichever is
less.
• Vary style, material, apparent floor heights, roof and parapet design every two store fronts or
75' on average, whichever is less.
• Long monotonous uninterrupted walls or roof plans shall be avoided.
• All Village Center area buildings shall have a 15' minimum front facade height, with at least
30% of that facade having a height of 20' or greater.
• Provide roof line/parapet offsets.
• With pitched roofs, provide both hips and gables within the street scene.
• Parapet roofs are appropriate when compatible with the building's architectural style.
• Use a variety of roof forms and heights for one story buildings.
,~a
• Wrap front Facade detailing on all visible sides, including rear elevations
• Provide near continuous glass store fronts (minimum 60% of width) and frequent operable
entries (every 50' or less).
• Integrate awnings and canopies into Village Center area frontage where appropriate.
• Locate primary operable entries so they front onto streets, paseos, or corner plazas.
• Provide pedestrian paseos on Main St. at approximately mid-block locations for direct access
to rear pazking aeeas.
• Screen loading and service aeeas or match to building architecture.
Setbacks /Building Separation
Building separation between residential uses and Village Center retail/mixed uses shall be at
-east 50'. Uses within this area may consist of alleys, drive aisles, parking, streets,
pedestrian bicycle pathways, landscaping, etc.
Encroachments
Encroachments at corner locations on Main Street and Dublin Boulevard and Main Street and
Central Parkway:
• Building elements may encroach up to 2' into the building setback along Main Street. (Where
this occurs the minimum distance from curb face to building face shall be 10' and an
equivalent area of public sidewalk access, such as arcaded walks, must be incorporated in the
building design).
• At the intersections with Main Street, building(s) may be located up to 20' from face of curb
along Dublin Boulevard or Central Parkway.
The following encroachments along Village Center Commercial streets shall be allowed to
project beyond the face of building:
• Up to 2': Eaves, azchitectural projections, (i.e. columns, fireplaces, bay windows, window
seats, second floor overhangs, balconies, decks, porches, building facades at entries), and
planter boxes.
• Up to 4': Outdoor dining areas and perpendicular building signs
• Up to 6': Awnings and canopies (min. 8' height clearance over sidewalk)
• Allowable encroachment vazies for Signs - -Refer to #11 below and Attachment C-3
Development Plan Area G, Village Center Mixed Use Area Sign Guidelines for specific
dimensions.
,~"1
• Under no circumstances shall allowed encroachments reduce the passable width, (curb face to
encroachment or building to building) to less than 8 feet.
Village Center Plazas
• Village Center Gateway Plazas at Main Street and Dublin Boulevard, and Main Street and
Central Pazkway shall have minimum areas of 1000 square feet with a minimum dimension
of 25' from face of curb in any direction.
• Primazy Main Street Plazas at Residential Collector `C' Street shall have a minimum area of
2000 square feet with a minimum dimension of 35' from face of curb in any direction.
• Secondary Main Street Plazas at Street F and Main Street shall have minimum areas of 750
square feet with a minimum dimension of 25' from face of curb in any direction.
• Mid-block Plazas shall have minimum areas of 2500 squaze feet with a minimum dimension
of 40' from face of curb in any direction.
7c. Village Center Upper Story Residential Development Standards:
The standards contained herein are based on minimal requirements. Refer to following Specific Design
Standards for further information regarding building development and Architectural Guidelines
referenced in #8 below.
DEVELOPMENT STANDARDS VILLAGE CENTER UPPER STORY
RESIDENTIAL '
Habitable Building Setback from Open 10'
Parking
Optional Private Open Space 50 s.f. balcony/deck
(not permitted on public street frontage) with a minimum dimension of 5' Z
Required Parking:
Aparhnents 2 spaces/DU3
Condominiums-Townhomes 1.5 spaces/1 bedroom studio'
2 spaces/2+ bedroom'
1 Ground Floor residential use is prohibited with [he exception of upper story access only. Where upper story residential use occurs in
Mixed use buildings, ground floor uses /architecture remain subject to Mixed Use Development Standards, Section 7a & b of this
document.
2 If private open space is provided, these are the minimum permitted standards .
3 These requirements may be modified for senior housing where it can be demonstrated that fewer spaces are sufficient. Residential
parking shall be identified by signage or stripping.
10 ~~
7d. Village Center Upper Story Residential Design Standards:
The following standards apply only to architecture for residential uses located above the ground floor
level in the Village Center Mixed Use azea. Where upper story residential use occurs, the overall
building remains subject to Village Center Mixed Use Specific Design Standazds above.
Implementation of the following standazds is required.
Facade Articulation
It is the intent in the Village Center azea for upper story residential facades to be consistent in style and
character with the mixed use office /commercial chazacter of the street scene. Windows and entries
may be articulated with further detail where applicable, using elements such as pilasters, lintels,
pediments, etc., however their placement and overall effect shall remain consistent with the ground floor
architecture.
Primary Entries
Locate primary residential unit entries so they front onto Main Street, Residential Collector C and Street
F. These entries should be doorways, or lobbies leading to recessed or interior stairs. Exterior stairs are
prohibited on front facades. Secondary entries at sides and rear of buildings should be provided where
possible for direct residential access to pazking areas.
Windows
Upper story windows and any detail elements used, shall be consistent with the character and
azchitectural style of the building.
Lighting
Where upper story residential occurs, exterior lighting fixtures shall be provided at front and rear entries
for purposes of safety and address identification. These fixtures shall be compatible with the style and
character of the architecture and with other fixtures on or near the same building.
Encroachments
The following encroachments for Village Center Upper Story residential units shall be allowed to project
beyond the building setbacks:
• Up to 2': Eaves, azchitectural projections, (i.e. columns, fireplaces, bay windows, oriel windows,
second floor overhangs, balconies, building facades at entries), and planter boxes.
• Up to 6': Awnings and canopies, pergolas, arbors.
Under no circumstances shall allowed encroachments reduce the passable width (curb face to
encroachment or building to building) to less than 8 feet.
Parking
Required parking for upper story residential units will be met with open surface parking. Such spaces
shall be located within 200' of the unit and designated for residents in accordance with the 7c chart.
t t ~.~1
PD-Multi-Family Residential (Medium High and High Density)
7e. Multi-family residential Development Standards:
DEVELOPMENT MH-MEDIUM HIGH H-HIGH
STANDARDS 14.1-25 DU/AC 25.1 DU/AC MIN.
Lot Size in sq. fr. N/A N/A
Bldg. Setback from Arterial Streets 10' 15'
& Collectors R.O.W.
Bldg. Setback from R.O.W. on 10' 15'
Public Streets
Residential Bldg. Setback from 10' 10'
Open Space Property Line
Habitable Bldg. Setback from 5' 10'
Private street /Common Driveway
Habitable Bldg. Setback from 10' 10'
Parking
Driveway Length or Garage 3' - 6' or 18' or more For common garages -use
Setback from Common Driveway or building setbacks standards
Private Street above
Minimum Private Open Space 100 s.f. patio 100 s.f. patio
w/ a ]0' min. dimension or w/ a 10' min. dimension or
50 s.f. deck w/ a min. 50 s.f. deck w/ a min.
dimension of 5' dimension of 5'
Minimum Building Separation: Z
2 stories 20' total 20' total
3 - 3.5 stories 25' total 25' total
4+ stories NA 30' total
Maximum Building Height 40' 60'
Maximum Stories 3.5 stories 5 stories
Required Parking:
Apartments 2 spaces"/DU3 (incl. guests) 2 spaces"/DU' (incl. guests)
Condominiums-Townhomes 1.5 spaces'/ 1 bedroom or 1.5 spaces^/1 bedroom or less'
less' (incl. guests) (incl. guests)
2.5 spacers/ 2+ bedrooms; 2.5 spacers/ 2+ bedrooms;
(incl. guests) (incl. guests)
~ Upper story living area over garages may encroach up to 2' into driveway length or garage setback.
2 Where two different building heights are adjacent, taller building controls separation.
12 ~ic1,.
These requirements may be modified for senior housing where it can be demonstrated that fewer spaces are sufficient.
On-street parking can be counted toward number of required guest spaces. Tandem parking permitted.
a Minimum one parking space shall be covered
5 Minimum two parking spaces shall be covered
7f. Multi-Family Residential Additional Standards:
Setbacks
Setbacks adjacent to multi-use trails shall be a minimum of 10'.
Encroachments
The following encroachments shall be allowed to project up to 2' into building separations; eaves,
architectural projections, fireplaces, log storage, entertainment niches, balconies, bay windows, window
seats, exterior stairs, second floor overhangs, decks, porches and air conditioning equipment,
(providing the air conditioning equipment is screened from off-site view).
Parking
Required residential parking may be met with tandem garages.
On-street parking can be counted toward number of required guest spaces.
Common Open Space
(In addition to Private Opeu Space requirement)
An average of 50 square feet of common open space shall be provided for each dwelling unit. The
minimum dimension of any space satisfying this standard is 10'. This common open space shall be
improved for either passive or active use by residents.
PD-P/SP Public/Semi-Public Development Standards
7g. Public/Semi-Public Development Standards
The standards contained herein aze based on minimal requirements. Refer to following Additional
Design Standards for further information regazding building development and Architectural Guidelines
referenced in #8 below.
DEVELOPMENT STANDARDS PUBLIC /SEMI-PUBLIC
Minimum Parcel Size N/A
Parcel Depth N/A
Parcel Width N/A
Maximum Front Building Setback from
Streets `F' and `E' R.O.W. 15' ~
Maximum Side Building Setback from 10'
Streets `F' and `E' R.O.W.
Min. Building Setback from Central Parkway 10'
R.O.W.
Minimum Building Setback from Multi-use Trail 15'
within Open Space Parcels
Min. Building Setback from interior parking 10' ~
Building Height min. 1S facadez max. 70''
Pazking Vazies based on specific land
use/function." Refer to City of Dublin
Zoning Code Pazking Standazds
~ Determination of setbacks must consider visibility and landscape requirements.
2 At leas[ 30% of building facade shall be 20' minimum height.
Measured from average of finished ground surface to highest point of roof excluding equipmenVpenthouse, steeples, towers or other
special character elements related to individual architectural style. Appurtenances may be allowed subject to approval by the
Community Development Director.
4.Shared/reduced parking standards may apply based on specific land use/function and proximity to commercial/of£ce uses.
7h. Public/Semi-Public Additional Design Standards:
Implementation of the following standards is required:
• No building shall front onto Central Parkway.
• Provide a sense of historical chazacter using appropriate architectural styles, materials and colors.
• Window spacing and locations, massing, use of material, color and details shall be appropriate to
specific architectural style.
• Long monotonous uninterrupted walls or roof planes shall be avoided.
• All public /semi-public buildings should have a 15' minimum front facade height.
• With pitched roofs, provide both hips and gables within the street scene.
• Parapet roofs are appropriate when compatible with the building's architectural style. Where
used, provide roof line/parapet offsets.
• Wrap front facade detailing on all visible sides, including reaz elevations.
• Locate operable entries so they front onto primary comers or streets.
~x1
14
• Provide secondary entries /access to rear pazking areas.
• Screen loading and service azeas or match building architecture.
Encroachments
The following encroachments along `F' and `E' streets shall be allowed to project beyond the building
setback:
Up to 2': eaves, azchitectural projections, (i.e. columns, fireplaces, bay windows, window seats,
exterior stairs, second floor overhangs, balconies, decks, porches, building facades at entries),
and planter boxes.
• Up to 6': Awnings /canopies with a minimum vertical clearance of 8'.
Allowable encroachment varies for Signs -Refer to #11 below and Attachment C-3 Development Plan
Area G, Village Center Mixed Use Area Sign Guidelines for specific dimensions.
8. Architectural Standards, concepts & themes:
PD-VC Village Center: Refer to attached Architectural Design Guidelines: Village Center (pages
II-1 to II-33) and the Village Center Community Planning and Design (pages III-1 to III-10)
contained in Attachment C- 3, Development Plan, Area G.
PD-RM Multi-Family Residential (Medium High and High Density: Refer to attached
Architectural Design Guidelines: Medium High and High Density Neighborhoods (pages II-34 to II-
58) and the Village Center Community Planning and Design (pages III-12 to III-17) contained in
Attachment C- 3, Development Plan, Area G.
PD-P/SP Public/Semi-Public: Refer to attached Village Center Community Planning and Design
(page III-18) contained in Attachment C- 3, Development Plan, Area G.
9. Streetscape /Landscaping Plan: Refer to attached conceptual landscape plan and Community
Landscape Design Guidelines (pages IV-1 to IV-44) contained in Attachment C- 3, Development
Plan, Area G.
In conjunction with the first Site Development Review application for the commercial portion of the
Village Center, a Streetscape and Landscape Master Plan shall be reviewed and approved by the
Planning Commission.
10. Park design standards, concepts & themes: Refer to attached Community Landscape Design
Guidelines (pages IV-27 to IV-28) contained in Attachment C- 3, Development Plan, Area G. The
final design of the park shall be subject to the approval of the Parks and Recreation Director.
11. Signage:
PD-VC Village Center: Refer to attached Village Center Mixed Use Area Master Sign Program
(pages V-1 to V-20) contained in Attachment C- 3, Development Plan, Area G.
15 ~~
PD-RM Multi-Family Residential (Medium High and High Density: Site Development Review
Applications for the Multi-family Residential development within this PD shall include a Master
Sign Program describing all proposed signage for each residential neighborhood.
PD-P/SP Public/Semi-Public: Refer to attached Village Center Mixed Use Area Master Sign
Program (pages V-1 to V-20) contained in Attachment C- 3, Development Plan, Area G.
12. Inclusionary Zoning Ordinance: In accordance with the Inclusionary Zoning Ordinance the
developer shall be required to pay Inclusionary Housing In-Lieu Fee in the amounts and at the times
set forth in City of Dublin Resolution No. 57-97, adopted by the City Council on May 20, 1997, or
in the amounts and at the times set forth in any resolution revising the amount of the Inclusionary
Housing In-Lieu Fee.
13. School Mitigation Fee: The developer shall mitigate the impacts of the development on the school
facilities of the Dublin Unified School District in accordance with the School Mitigation Agreement,
dated October 1997. The mitigation agreement establishes the level of mitigation necessary, the
amount of school impact fees, the time of payment of such fees and the required dedication of
property for use as school sites.
\:\pa#\980069\devplan.
16 ~~-
DEVELOPMENT PLAN
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for Dublin
Ranch `Area H' PA 98-070, located north of I-580, east of Tassajara Road and south of future
Dublin Boulevard (APN 985-0005-02). This Development Plan meets all of the requirements for
Stage 1 review of the project.
This Development Plan includes Site, Circulation and other Plans, exhibits and written statements
contained in a document dated received November 19, 1999, labeled Attachment C-3, Area H to the
Ordinance approving this Development Plan (City Council Ordinance No. -99), and on file in the
Planning Department. The Planned Development District allows the flexibility needed to encourage
innovative development while ensuring that the goals, policies, and action programs of the General Plan,
Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied.
1. Zoning: PD Planned Development Zoning District Stage I (General /Specific Plan land use
designations are as follows: General Commercial, Campus Office)
2. Permitted and Conditional Uses:
PD-General Commercial
1) Permitted Uses: The following are permitted uses for this PD/C-2 (Planned Development
General Commercial zoning district site):
a. Community-serving retail uses including but not limited to:
Auto parts
Book store
Clothing/apparel/accessories
Drug store
Electronics/computers
General merchandise store
Grocery/food store
Hardwaze/home improvement store
Hobby shop
Home furnishings and appliances
Other retail uses automatically permitted in the C-2 District
Pets and pet supplies
Shoe store
Sporting goods
Stationary and office supplies
Toy store
b. Regionally-oriented, high volume, retail uses including but not limited to:
Discount centers
Factory stores
Furniture outlets
ATTACHMENT C-2, AREA H
V3
Home improvement centers
Promotional centers
Service uses including but not limited to:
Bank, savings and loan and other financial institutions
Barber/beauty shop/nail salon
Copying and printing
Dry cleanec (no plant on premises)
Formal wear -rental
Laboratory
Laundromat
Locksmith
Photographic studio
Real estate/title office
Shoe repair
Tailor
Travel agency
Watch and clock repair
d. Eating, drinking and entertainment establishments including but not limited to:
Bagel shop
Cafe
Coffee house
Delicatessen
Ice cream yogurt
Restaurant - no drive-through
Theater -indoor (Dinner, Movie, Live Play, etc.)
2) Conditional Uses*:
Animal hospital (no kennel) (PC)
Bar/cocktail lounge (ZA)
Day Care Center (PC)
Drive-through drive-in facility (PC)
Hotel and motel (PC)
Micro-brewery (ZA)
Nightclub (ZA)
Other uses which could meet the intent of the General Commercial land use
designation per the determination of the Community Development Director (PC)
Recreational facility/indoor (ZA)
Service station (PC)
3) Temporary Uses:
Arts and crafts fair
Christmas tree sales
Farmers' market
* Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission
~~
Festival/street fair
Sidewalk sales
Temporary construction trailer
Tract and sales office/model home complex
4) Residential Uses: Mixed use developments including residential uses may be permitted at a
Stage 2 Planned Development/Development Plan application if location and design ensure
compatibility and if the incorporation of residential uses meets the intent of the Eastern
Dublin Specific Plan.
PD-Campus Office
1) Permitted Uses: The following are permitted for this PD/C-O (Planned Development
Campus Office zoning district site):
Administrative headquarters
Ancillary uses which provide support services to businesses and employees
including but not limited to: restaurants, convenience shopping, copying services,
blueprinting, printing and branch banks.
Business and commercial services
Business, professional and administrative offices
Laboratory
Research and development
2) Conditional Uses*:
Day Caze Center (PC)
Health services/clinics (ZA)
Hotel/motel (PC)
Hospital/medical center (PC)
Limited light manufacturing, assembly, warehousing and distribution activities (uses
that do not produce noxious odors, hazazdous materials, or excessive noise) (PC)
Other uses that could meet the intent of the Campus Office land use designation as
determined by the Community Development Director (PC)
Recreational facility/indoor (ZA)
Service Station (PC)
3) Temporary Uses*
Arts and crafts fair
Festival/street fair
Temporary construction trailer
Tract and sales office/model home complex
4) Residential Uses: Mixed use developments including residential uses may be permitted at a
Stage 2 Planned Development if the following conditions aze met:
a. If the development meets a specific housing need in the community.
b. If the established traffic levels of service are not exceeded. Appropriate traffic
study(s) may be required to make the proper determination regarding traffic levels of
service.
~~
* Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission
c. If the development creates a pedestrian orientated attractive environment.
d. That the project is consistent with the intent of the Specific Plan and does not
result in adverse environmental or service impacts.
e. Residential uses may not occupy more than 50% of the developed area.
3. Dublin Zoning Ordinance -Applicable Requirements: Except as specifically modified by the
provisions of this PD District Rezone/Development Plan, all applicable general requirements and
procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD
District Rezone.
4. Site Plan: (See attached Stage 1 site plan contained in Attachment C-3, Development Plan, Area H.)
This Development Plan applies to the General Commercial and Campus Office parcels
encompassing 71 acres shown on this plan. The 10.5 acres of land located in the south-west
quadrant of Area Hwith aGeneral /Specific Plan land use designation of General Commercial may
be developed with Campus Office uses to be determined at the Stage 2 Planned Development
Application Process. Any modifications to the project shall be substantially consistent with these
plans and of equal or superior site design quality.
5. Density: The maximum squaze footage of the proposed development for the General Commercial
and Campus Office pazcels covered under this Development Plan (shown on the Stage 1 site plan)
are as follows.
General Commercial:
Campus Office:
16.4 Ac. Gross
178,596 Sq. Ft.
43.9 Ac. Gross
860,528 Sq. Ft.
10.5 acres of additional land designated for General Commercial
uses located in the south-west quadrant of Area H may be
developed with either Campus Office or General Commercial uses
pursuant to a Stage 2 PD Application Process: 10.5 Ac Gross
ZOS, 821 Sq. Ft.
6. Phasing Plan: Refer to attached Phasing Plan included in Attachment C-3, Development Plan, Area
H.
Design Concepts and Themes: Refer to attached Community Planning and Design Guidelines
(pages I-1 to I-3) contained in Attachment C-3, Development Plan, Area H.
8. Master Neighborhood Landscaping Plan: Attachment C-3, Area H, Community Landscape
Design Guidelines (pages II-1 to II-3) identifies the landscaping concept for Area H. These
Guidelines satisfy the requirements of Section 8.32.040 A 5 of the Zoning Ordinance.
A Preliminary Landscaping Plan shall be submitted with the Stage 2 Planned Development /
Development Plan Application for the Stage 1 PD area, to include public streets, entry statements
and perimeter site landscaping areas.
~~
9. School Mitigation Fee: The developer shall mitigate the impacts of the development on the school
facilities of the Dublin Unified School District in accordance with the School Mitigation Agreement,
dated October 1997. The mitigation agreement establishes the level of mitigation necessary, the
amount of school impact fees, the time of payment of such fees and the required dedication of
property for use as school sites.
10. Inclusionary Zoning Ordinance: The current project does not include residential uses, however,
residential uses may be considered at the Stage 2 Planned Development /Development Plan
application. If residential uses are proposed at the Stage 2 Planned Development /Development
Plan application, the project shall be consistent with the Inclusionary Zoning Ordinance.
\:\pa#\980070\devplan.
Ma C -3
41
ORDINANCE NO. -99
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED NORTH OF
I-580, EAST OF TASSAJARA ROAD AND WEST OF CURRENT AND FUTURE
FALCON ROAD (APN 985-0005-001 AND 002) TO A PLANNED DEVELOPMENT
ZONING DISTRICT AND ADOPTING DEVELOPMENT PLANS FOR DUBLIN
RANCH AREA F (PA 98-068), AREA G (PA 98-069) AND AREA H (PA-98-070)
WHEREAS, Ted Fairfield, representing the property owner Jennifer Lin et. al, has
requested approval of a General Plan Amendment, an Amendment of the Eastern Dublin
Specific Plan to revise portions of the General Plan and Eastern Dublin Specific Plan Land
Use Diagrams and Text to allow the relocation of various land uses and acreages within Areas
F, G and H of Dublin Ranch and has requested approval of a Stage 1 Planned Development
Rezone/Development Plan for Areas F and H and a Stage 1 and 2 Planned Development
Rezone/Development Plan for Area G to define land use designations and standazds as shown
in the Development Plans (attached as C-2, and C-3) on land generally located north of I-580,
east of Tassajara Road and west of current and future Fallon Road (APN 985-0005-001 and
002); and
WHEREAS, the Applicant has submitted a complete application for a Planned
Development Rezone, including individual Development Plans (Attachments C-2 and C-3) for
Area F, Area G and Area H of Dublin Ranch as required by Chapter 8.32 of Title 8 of the Dublin
Municipal Code which meets the requirements of said Chapter; and
WHEREAS, the site will be rezoned from "Planned Development "(PA 94-030) to
"Planned Development' ;and
WHEREAS, the potential environmental effects of the proposed project have been
previously addressed in the Eastern Dublin Specific Plan EIR (SCH No. 91-103064); and
WHEREAS, individual Initial Studies have been prepared for each of the three Dublin
Ranch Areas (Area F - SCH No.99112040, Area G - SCH No.99112041 and Area H -SCH
No.99112042) to evaluate site-specific impacts of the project (to a greater level of detail than in
the Program EIR) pursuant to CEQA guidelines Section 15168. Based on the three Initial
Studies, a Mitigated Negative Declaration and Mitigated Monitoring Program has been prepared
for each area with the finding that with the implementation of Mitigation Measures previously
adopted for the Program EIR and with site specific Mitigation Measures contained in the Initial
Studies, the potential site-specific impacts of the projects would be reduced to a level of
insignificance. The Program EIR and Initial Studies adequately describe the impacts of the
project, and there have been no substantial changes or new information that would be outside the
scope of the Program EIR; and
ATTACHMENT C-4
~~
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said
applications on December 14, 1999, and did adopt a Resolution recommending that the City
Council approve an individual Planned Development Rezoning and Development Plan for Area
F (PA 98-068), Area G (PA 98-069) and Area H (PA 98-070); and
WHEREAS, a properly noticed public hearing was held by the City Council on ???, 2000;
and ???, 2000; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve
the application; and
WHEREAS, on ??, 2000 the City Council approved a related General Plan Amendment
and an Amendment to the Eastern Dublin Specific Plan and adopted Mitigated Negative
Declazations and Mitigation Monitoring Programs for Area F (PA 98-068), Area G (PA 98-069)
and Area H (PA 98-070); and
WHEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code,
the City Council makes the following findings:
1. The proposed Planned Development Zoning District Stage 1 Development Plan
for Areas F and H and Planned Development Zoning District Stage 1 and 2 Development Plan
for Area G meets the intent and purpose of Chapter 8.32 of the Zoning Ordinance because it
provides comprehensive Development Plans which will create a desirable use of land and an
environment that will be sensitive to surrounding land uses by virtue of the layout and design of
the site plan. The architectural guidelines and design standazds for Area G will create a very
exciting, unique and vibrant neighborhood commercial center to serve Eastern Dublin.
2 The Planned Development Rezone will be appropriate For the subject property in
terms of setting forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range
of permitted and conditionally permitted uses and Development Standards, which will be
harmonious and compatible with future residential, commercial and public uses in the
surrounding area; and
3 The Planned Development rezone Stage 1 (Areas F and H) and Stage 1 & 2 (Area
G), aze consistent with the general provisions, intent, and purpose of the PD Zoning District of
the Zoning Ordinance in that it contains all information required by Section 8.32 of the Zoning
Ordinance and accomplishes the objectives of Section 8.32.010, A through H, of the Zoning
Ordinance; and
3. The Planned Development Rezone Stage I (Areas F and H) and Stage 1 & 2 (Area
G), will not have a substantial adverse effect on health or safety or be substantially detrimental to
the public welfare or be injurious to property or public improvement, as all applicable regulations
will be met; and
4. The Planned Development Rezone Stage 1 (Areas F and H) and Stage 1& 2 (Area
G), will not overburden public services or facilities as all agencies must commit to the
~~
availability of Public Services prior to the issuance of any building permits as required by the
Eastern Dublin Specific Plan Mitigation Measures; and an Assessment District will be formed to
construct major infrastructure and utilities within Dublin Ranch; and
5 The Planned Development Rezone Stage 1 (Areas F and H) and Stage 1& 2 (Area
G), will be consistent with the policies of the Dublin General Plan and the Eastern Dublin
Specific Plan; and
6. The Planned Development rezone Stage 1 (Areas F and H) and Stage 1& 2 (Area
G), will create an attractive, efficient and safe environment though development standards
contained in the Development Plan; and
7. The Planned Development Rezone Stage 1 (Areas F and H) and Stage 1& 2 (Area
G), will benefit the public necessity, convenience and general welfare; and
8. The Planned Development Rezone Stage 1 (Areas F and H) and Stage 1& 2 (Area
G), will be compatible with and enhance the general development of the area because it will be
developed pursuant to a comprehensive Development Plan; and
9. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program and the
additional site specific mitigation measures identified in the Initial Study (Attachment A-2 to
Staff Report for Area F (PA 98-068), Area G (PA 98-069 and Area H (PA 98-070)) will apply to
the Project, as the reporting and monitoring program required by Public Resources Code 21081.6
for the Project
WHEREAS, the City Council did hear and use their independent judgment and considered
all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the Dublin City Council does ordain as follows:
Section 1:
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin
Zoning Map is amended to rezone the following property ("the Property") to a Planned
Development Zoning District:
Approximately 304 acres of land know as Areas F, G and H of Dublin Ranch on land
generally located north of I-580, east of Tassajara Drive and south of current and
future Fallon Road, more specifically described as Assessor's Parcel Numbers: 985-
0005-001 and 002.
~~
A map of the rezoning azea is shown below:
xI0 M q p
The regulations of the use, development, improvement, and maintenance of the Property
are set forth in the Development Plans for Areas F, G and H (Attachments C-2 and C-3 hereto)
which is hereby approved. Any amendments to the Development Plan shall be in accordance
with section 8.32.080 of the Dublin Municipal Code or its successors.
SECTION 3.
Except as provided in the Development Plan, the use, development, improvement and
maintenance of the Property shall be governed by the provisions of the Dublin Zoning
Ordinance.
SECTION 4.
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.
SECTION 5
This ordinance shall take effect and be enforced thirty (30) days from and after its passage.
Before the expiration of fifreen (15) days after its passage, it shall be published once, with the
names of the Councilmembers voting for and against same, in local newspaper published in
Alameda County and available in the City of Dublin.
U~
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _th day of
1999, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
g:\PA98069\reord l .doc
~i\~
DUBLIN RANCH PLANNING
AREAS F, G AN D H
Final Fiscal Impact Analysis
Prepared for:
-i Jennifer Lin
ATTACHMENT D-1
September 28, '1999 q3
„ Dublin Ranch Planning Areas F, G, and H Final Fiscal Impact Analysis
TABLE OF CONTENTS
SECTION PAGE
1.0 INTRODUCTION .............................................................................................1
2.0 PROJECT DESCRIPTION .....................................................................................2
2.1 Specific Plan Development Scenario ...............................................................2
2.2 Proposed Development Plan ....................................................:...................4
2.3 Comparison of Specific Plan Development Scenario and Proposed Development P1an....5
3.0 METHODOLOGY AND APPROACH .....................................................................7
3.1 Population, Employment, Assessed Valuation, and Sales Performance Assumptions......?
3.2 Methodology for Projecting Phasing of Development Plans ....................................7
3.3 Methodology for Projecting General Fund Expenditures .......................................9
3.4 Methodology for Projecting General Fund Revenues ...........................................9
4.0 PROJECTED FISCAL PERFORMANCE ................................................................12
4.1 Specific Plan Development Scenario Fiscal Performance .....................................12
4.2 Proposed Development Plan Fiscal Performance ...............................................12
4.3 Comparison of Specific Plan and Proposed Development Plan Fiscal Performance......15
4.4 Comparison of End State Fiscal Performance ...................................................15
4.5 Modified Development Plan Fiscal Performance ..............................................15
i~
i
i September 28, 1999
i ~~
Dublin Ranch Planning Areas F, G, and H Final Fiscal Impact Analysis
LIST OF EXHIBITS
EXHIBIT PAGE
1 Specific Plan Development Scenario ......................................................................... ...3
2 Proposed Development Plan ................................................................................... ...4
3 Comparison of Specific Plan Development Scenario and the Proposed Development P1an .......... ...5
4 Population, Employment, Assessed Valuation, and Sales Performance Assumptions :............... ....8
'
S Methodology for Projecting General Fund Expenditures .................................................. .10
' 6 Methodology for Projecting General Fund Revenues ....................................................... .1 l
7 Specific Plan Projected General Fund Expenditures, Revenues, and Net Fiscal Impact .............. .13
' 8 Proposed Development Plan Projected General Fund Expenditures, Revenues, and Net Fiscal Impact.. .14
' 9 Comparison of Projected Specific Plan and Proposed Development Plan Fiscal Performance........16
10 Comparison of Projected Specific Plan and Modified Development Plan Fiscal Performance........17
ii Sep[ember 28, 1999
~~
Dublin Ranch Planning Areas F, G, and H
1.0 INTRODUCTION
Final Fiscal Impact Analysis
This report, prepared for Jennifer Lin by EDAW, Inc., summarizes EDAW's fiscal impact analysis
for Dublin Ranch Planning Areas F, G, and H. The report compares the projected 20-year fiscal
performance of the proposed Development Plan for Dublin Ranch Planning Areas F, G, and H to that
of the Eastern Dublin Specific Plan (hereafter Specific Plan) for the same three planning azeas.
The Specific Plan is a regulatory planning document that includes a land use plan for eastern Dublin
with provisions for residential, commercial, campus office, institutional, and open space uses. The
Specific Plan development scenario analyzed in this report is based on implementation of this land
use plan for Dublin Ranch Planning Areas F, G, and H.
The proposed Development Plan is implementation-oriented with respect to the land use concepts
identified in the Specific Plan. It is based on extensive mazket and planning studies conducted by the
Dublin Ranch planning team. The Development Plan proposes several modest modifications to the
City of Dublin General Plan and Eastern Dublin Specific Plan. Proposed changes include a
rebalancing of the land use program to include more residential and office uses with less commercial
retail uses and the repositioning of certain land uses within the planning area.
1 - September 28, 1999
Q~
7
Dublin Ranch Planning Areas F, G, and H
2.0 PROJECT DESCRIPTIONS
2.1 Specific Plan Development Scenario
Final Fiscal Impact Analysis
The Specific Plan is a regulatory document that defines a planning framework for growth and
development in eastern Dublin, including Dublin Ranch Areas F, G, and H. The core of the Specific
Plan is the land use plan which identifies the future location, distribution, and intensity of land uses.
The land use plan defines a development envelope for all eastern Dublin properties that typically
includes a range of land uses with maximum allowable development yields.
As a regulatory planning document, however, the Specific Plan does not include a detailed
development plan identifying specific land uses, development yields, and projected phasing on a
pazcel by parcel basis. In this regard, the Specific Plan could potentially support several different
potential development plan scenarios.
Based on discussions with City of Dublin staff, EDAW prepazed the Specific Plan development
scenario for Dublin Ranch Areas F, G, and H shown in Exhibit 1 using the following assumptions:
• Residential yields reflect mid-point Specific Plan densities.
• The Neighborhood Commercial area includes amixed-use program with ground floor retail and
above story office and residential consistent with the intent of the Specific Plan. The mix of
office and residential space was optimized by analyzing the relative parking requirements for
these uses.
• Other commercial areas assume build-out to maximum allowable development yields with a
focus on maximizing retail yields.
The Specific Plan development scenario shown in Exhibit 1 was presented and confirmed by City of
' Dublin staff prior to preparation of this report. It is important to note that this development scenario
was prepazed without the benefit of detailed market, planning, engineering, and environmental
studies and, therefore, may not represent a feasible and implementable development plan.
- 2 - September 28, 1999
~~
Dublin Ranch Planning Areas F, G, and H Final Fiscal Impact Analysis
Exhibit 1: Specific Plan Development Scenario
Land Use Designation Gross Acres Unit Density/Maxvnum F.A.R.' Development Yield2
Residential
Single Family Residential 23.6 4.0 dwelling utlits/aae 94 dwelling units
Medium Density Residential 77.6 10.0 dwelling units/acre 776 dwelling units
Medium High Density Residential 11.0 20.0 dwelling units/acre 220 dwelling units
High Density Residential 23 4 35.0 dwelling units/acre 819 dwelling units
Subtotal Residential 135.6 14.I dwelling units/acre 1,909 dwelling units
Neighborhood Commercial'
Neighborhood-Oriented Retail 210,000 square feet
Professional Office 50,000 squaze feet
Residential (apalttnents)
]66,888 squaze feel
Subtotal Neighborhood Commercial 28.0 0.35 Floor to Area Ratio 426,888 square fee!
Other Commercial
General Commercial (Regional Retail) 35.9 0.25 Floor to Area Ratio 390,951 squaze feet
Campus Office 36.7 0.35 Floor to Area Ratio 559.528 squaze feet
Subtotal Other Commercial 72.6 0.30 Floor to Area Ratio 950,479 square jeer
Public/Semi-Public
Public/Semi-Public 7.8 0.25 Floor to Area Ratio 84,942 square feet
IIementary School 10.0 NA Floor to Area Ratio 75,000 square feet
MidrIle School 31.4 NA Floor to Area Ratio 100,000 squaze feet
Subtotal Public/Semi-Public 49.2 NA Floor to Area Ratio 259,942 square feet
Paks and Ocen Space
Neighborhood Square 6.0 NA Floor to Area Ratio - square feet
Neighborhood Pazk 11.6 NA Floor to Area Ratio - squaze feet
Open Space 3_0 NA Floor to Area Ratio - square feet
Subtotal Parks and Open Space 20.6 NA Floor to Area Ratio - square jeer
TOTAL 306.0 NA NA
'Savor: Eastern Dublin SpeMC Ran
Sources: Eastern Dublin Specia<Aan: Ciry o(Dubliv sraR; EDAW.IDc.
a Neighborhood Cavmvriel shown as a rmxed-uu progam ronsis[en[ with [be inapt o(Ne Spedfic Plan.
e Includes 1'15 residev4al vdts.
1
3-
September 28, 1999
G`~
Dublin Ranch Planning Areas F, G, and H Final Fiscal Impact Analysis
2.2 Proposed Development Plan
Exhibit 2 summarizes the proposed Developme nt Plan program for Dublin Ranch Areas F, G, and H.
This program represents the Stage 1 and Stage 2 Development Plan for Dublin Ranch Area G and the
Stage 1 Development Plan for Dublin Ranch A reas F and H originally submitted to the City of
Dublin on December 11, 1998 and subsequentl y revised and re-submitted in September 1999.
Exhibit 2: Proposed Development Plan Program
1 '
Land Use Designation Gross Acres Unit Density/Maximum F.A.R. Development Yield
-
Residential
Single Family Residential 22.7 4.0 dwelling units/acre 91 dweIDng units
. Medium Density Residential 69.3 10.0 dweIDng units/acre 693 dweIDng units
Medium High Density Residential 26.1 20.2 dwelling units/acre 528 dweIDng units
High Density Residential 25.3 34.6 dwelling units/acre 876 dwelling units
Subtotal Residential 143.4 15.3 dwellirsg units/acre 2,188 dwelling units
Neighborhood Commercial (VIDa¢e Centerl3
Neighborhood-Oriented Retail 135,120 square feet
Professional Office 60,840 squaze feet
Hotel 34,040 squaze feet
Srtbtoral Neighborhood Commenial 22.8 0.23 Float to Area Ratio 230,000 square feet
Ocher Commercial
Genoa] Commercial (Regional Retail) 26.9 0.25 Floor to Area Ratio 292,941 square feet
Campus Office 43.9 0.45 Floor to Area Ratio 860,528 squaze feet
Subtotal Other Commercial 70.8 0.37 Floor to Area Ratio 1,153,469 Square feet
Public/Semi-Public
Public/Semi-Public 7.4 0.25 Floor to Area Ratio 80,586 squaze feet
IIementary School 10.0 NA Floor to Area Ratio 75,000 squaze feet
Middle School 30.6 NA floor to Area Ratio 100.000 squaze feet
Subtotal Public/Semi-Pubhc 48.0 NA Floor to Area Ratio 255,586 square feet
Paks and Open Space
Neighborhood Square 4.7 NA Floor to Area Ratio - squaze feet
Neighborhood Pazk 12.2 NA Floor to Area Ratio - square feet
' Open Space 2 3 NA Floor to Area Ratio squaze feet
Subtotal Parks and Open Space 19.2 NA Floor to Area Ratio square feet
TOTAL 304.2 NA ~ NA
'
~ Solace: Dublin Ranch Area F. G, H Plamied Development Rezone Evsrem Dublin General PIaNSpedfic Plan Amendment (Segember 1999)
Source: Duban Ranch Area F, G. H Aam¢tl Devtlopmenr Rezone F~smm Dubli n General Plav/Speanc Plan Amendment (Segember 1999)
s Neighborhood Commerrial (Village Center] sM1Own as a mzetl-use program.
' Includes 5? hotel rooms.
1
-4-
September 28, 1999
~~
Dublin Ranch Planning Areas F, G, and H
Final Fiscal Impact Analysis
The proposed Development Plan is implementation-oriented and, therefore, contains significant
detail on how the land use concepts identified in the Specific Plan will be realized. The proposed
' Development Plan is based on detailed market, planning, engineering, and environmental studies
conducted by the Dublin Ranch planning team and includes significant input provided by City of
Dublin staff during the Plan preparation process.
1
1
1
I
2.3 Comparison of Specific Plan Development Scenario and the Proposed Development Plan
Exhibit 3 compares the Specific Plan development scenario with the proposed Development Plan.
Exhibit 3: Comparison of Specific Plan and Development Plan Programs
Land Use Designation 8pee'fic Plan Proposed Development Plan Difference
Residcnial
Single Family Residential
Medium Density Residential
Medium High Density Residential
High Density Residwtial
Subtota! Residemial
Neighborhood Commercial
Neighborhood-0riented Retail
Professional Office
Residendal (apartments)
Hotel
Subtotal Neighborhood Commercial
Other Commercial
General Commercial (Regional Retaip
Campus Office
Subtotal Other Commercial
Pubfic/Semi-Public
Pubfic/Semi-Public
Elementary School
Middle School
Subtota! Public/Semi-Pubhe
Paks and Open Space
Neighborhood Square
Neighborhood Park
Open Space
Subtotal Parks and Open Space
~ ircludee 1]5 rcsidrnpel Witt.
~Ivrlutles 52 haftrooms.
94 dwelling units 91 dwelliug units (3) dwelling units
776 dwelling orals 693 dwelling units (83) dwelling units
220 dwelling units 528 dwelling units 308 dwelling units
819 dwelling units 876 dwelling units 57 dwclRng units
1,909 dwelling units 2,188 dwelling units 279 dwelling units
210,000 square feet 135,120 square fee[ (74,880)square fee[
50.000 square fat 60,840 squaze feet 10,840 squaze feet
166,888 square fat[ - square feet (166,888) squaze feet
square fat 34,040 squaze feeC 34.040 square feet
42ti,888 square feet 230,000 sguarefee! (196,888)squarefee[
390.951 square feet 292,941 square fret (98,010) square feet
559.528 square feet 860.528 square feet 301.000 squaze fat
950,479 square feet 1,153,469 square fee! 202,990 square feet
84,942 square feet 80,586 square fat (4,356) square feet
75.000 square feet 75.000 square feet - square feet
100.000 square feet 100.000 square fat - square fat
259,942 square feet 255,586 square feet (J,356) square feet
6.0 aces 4.7 acres (1.3) aces
11.6 aces 12.2 acres 0.6 acres
3.0 oats 2.3 acres (0.7) aau
20.6 acres 191 acres (1.4) acres
_ g _ Sepcember 28, 1999
~O
Dublin Ranch Planning Areas F, G, and H Final Fiscal Impact Analysis
As shown in Exhibit 3, the primary differences between the Specific Plan development scenario and
the proposed Development Plan are:
• 104 more residential units in the proposed Development Plan (Note: this calculation includes
175 residential units shown under the Specific Plan's Neighborhood Commercial category);
• 196,888 square feet less Neighborhood Commercial area in the proposed Development Plan;
• 98,010 squaze feet less General Commercial (regional retail) area in the proposed Development
Plan; and
• 301,000 squaze feet more Campus Office area in the proposed Development Plan.
In addition, the proposed Development Plan includes the repositioning of certain land uses shown in
the Specific Plan. For example, the proposed Development Plan shows anorth-south neighborhood
commercial district between Dublin Boulevard and Central Parkway while the Specific Plan shows a
longer east-west neighborhood commercial district between Tassajaza Boulevard and Fallon Road.
These changes were based on extensive mazket and planning studies conducted by the Dublin Ranch
planning team as part of the Development Plan preparation process.
(_ September 28, 1999
1 ~,`
Dublin Ranch Planning Areas F, G, and H Final Fiscal Impact Analysis
3.0 METHODOLOGY AND APPROACH
EDAW used a methodology in performing the fiscal impact analysis generally similar to that used
by Economics Reseazch Associates (ERA) in their 1992 fiscal impact analysis of the Eastern
Dublin Specific Plan. This methodology includes several key assumptions related to the
performance of land uses, phasing of the development plans, projection of future General Fund
expenditures, and projection of future General Fund revenue streams.
Where assumptions were required, EDAW used assumptions with a conservative bias to project
fiscal performance. City of Dublin staff reviewed and confirmed all major assumptions used in
this analysis prior to preparation of this report. The following subsections summarize key
assumptions and methodologies used in this fiscal impact analysis.
3.1 Population, Employment, Assessed Valuation, and Sales Performance Assumptions
Exhibit 4 on the following page outlines population, employment, assessed valuation, and sales
performance assumptions used in [his analysis. These assumptions were the same for both the
Specific Plan development scenario and the proposed Development Plan.
Where possible, assumptions were drawn from information provided in the Specific Plan (e.g.,
resident and employment densities). Assumptions related to market performance of land uses aze
w based on current and projected mazket conditions (e.g., taxable sales per square foot, hotel
f
l
if
Pl
h
1992 ERA S
i isca
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ic
an
e
performance) and aze generally consistent with those used in t
impact analysis.
3.2 Methodology for Projecting Phasing of the Development Plans
EDAW analyzed phased implementation of the two development plans over a 20-year analysis
period to project fiscal performance. EDAW's phasing schedules were based on:
• recent City of Dublin commercial and residential absorption projections for eastern Dublin;
r recent and historical area residential sales data provided by The Ryness Company;
f retail market studies prepared by EDAW, Inc. for the Dublin Ranch planning effort.
• current market conditions and trends in the Tri-Valley area; and
• current Association of Bay Area Governments' (ABAG) projections for residential and
~ commercial development in eastern Dublin and the Tri-Valley region.
The proposed Development Plan is projected to achieve full build-out by 2020 with a residential
population of 4,485 and an employment base of 4,876. With the exception of 114,345 square feet of
General Commercial (regional retail) azea absorbed in FY 2019/20, the entire proposed Development
Plan is projected to be absorbed by 2014.
_ 7 _ September 28, 1999
~~~
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a~ Dublin Ranch Planning Areas F, G, and H Final Fiscal Impact Analysis
The Specific Plan development scenario is projected to achieve full build-out by 2020 with a
residential population of 4,281 and an employment base of 4,051. The Specific Plan phasing
schedule shows absorption of 74,800 square feet of Neighborhood Commercial retail area and
98,010 squaze feet of General Commercial (regional retail) area in FY 2019/20 beyond that
supported by EDAW's market analysis. As such, EDAW considers this absorption highly
speculative. This retail absorption may occur in 20, 30, 40 years or not at all.
3.3 Methodology for Projecting General Fund Expenditures
In preparing the fiscal impact analysis, EDAW reviewed the City of Dublin's current budget (FY
1998/99), as well as those for other Tri-Valley cities -Livermore, Pleasanton, and San Ramon, to
define baseline service costs for each primary General Fund expenditure category. EDAW's
analysis shows that, on a per capita basis, the Cities of Dublin and Pleasanton provide the highest
level of service within the Tri-Valley area.
Exhibit 5 summarizes EDAW's methodology for projecting future General Fund expenditures. This
methodology assumes that the City of Dublin will provide a level of service to the project area, on a
per capita service population basis, equivalent to, or supetior to, that provided in its FY 1998/99
budget. The per capita service population represents the effective population served by the City of
D
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h
ubl
n w
o are not
Dublin and includes consideration of services provided to employees working in
Dublin residents (e.g., police and fu-efighting services etc.).
These assumptions were reviewed and confirmed by City of Dublin staff prior to preparation of this
report.
3.4 Methodology for Projecting General Fund Revenues
EDAW estimated General Fund revenues directly based on implementation of the two development
scenarios over the 20-year analysis period. Where applicable, EDAW used existing, industry
standazd revenue methodologies to project future General Fund revenue streams. These existing
methodologies were used to project property tax, sales/use tax, hotel transient occupancy tax,
building permit, business permit, and motor vehicle in lieu fee revenue streams.
In select cases where such methodologies did not exist, EDAW projected revenues based on historic
City of Dublin General Fund revenue receipts (e.g., investment/property earnings). This
methodology was used to project franchise taxes/fees, other licenses and permits, chazges for service,
fines and forfeitures, other intergovernmental transfers, and investment property earnings revenue
streams.
Exhibit 6 summarizes EDAW's methodology for projecting future General Fund revenues. These
assumptions were reviewed and confirmed by City of Dublin staff prior to preparation of this report.
^
- 9 - September 28, 1999
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Dublin Ranch Planning Areas F, G, and H Final Fiscal Impact Analysis
4.0 PROJECTED FISCAL PERFORMANCE
4.1 Specific Plan Development Scenario Fiscal Performance
Exhibit 7 summarizes projected General Fund expenditures, revenues, and net fiscal performance for
the Specific Plan development scenario over the 20-year analysis period. All projections are in
constant 1999 dollars.
The Specific Plan development scenario is projected to require General Fund expenditures of
$142,377 in FY 2001/02 increasing to $3,349,713 in FY 2019/20. Police, firefighting, and public
works will be the primary expenditure line items. On average, these three categories will account for
65 percent of all projected General Fund expenditures.
The Specific Plan development scenario is projected to generate General Fund revenues of $349,939
in FY 2001/02 increasing to $4,631,867 in FY 2018/19 and $6,803,971 in FY 2019/20. The sharp
increase in projected revenue between FY 2018/19 and FY 2019/20 is due to the absorption of
additional neighborhood commercial retail and general commercial (regional retail). As discussed in
Section 3.3, only a portion (40 percent) of this absorption is fully supported by EDAW's market
analysis. Therefore, EDAW considers 60 percent of this revenue increase ($683,000) between FY
2018/19 and FY 2019/20 to be highly speculative.
Sales and use taxes, property taxes, and building permits will be the primazy General Fund revenue
generators. Building permit revenues, however, will decrease proponionally as development
approaches build-out.
Overall, the Specific Plan development scenario is projected to generate General Fund surpluses of
2
0.
$207,652 in FY 2001/02 increasing to $1,467,760 in FY 2018/19 and $3,454,258 in FY 2019/
4.2 Proposed Development Plan Fiscal Performance
Exhibit 8 summarizes projected General Fund expenditures, revenues, and net fiscal performance for
the proposed Development Plan over the 20-year analysis period. All projections are in constant
1999 dollars.
EDAW projects the proposed Development Plan to require General Fund expendimres of 5142,377
in FY 2001/02 increasing to $3,555,421 in FY 2019/20. As with the Specific Plan development
scenario, police, firefighting, and public works will be the primary expenditure line items.
EDAW projects the proposed Development Plan to generate General Fund revenues of $349,939 in
1~
!~ FY 2001/02 increasing to $6,387,703 in FY 2019/2020. As with the Specific Plan scenario, sales
and use taxes, property taxes, and building permits will be the primary General Fund revenue
generators.
Overall, EDAW projects the proposed Development Plan to generate General Fund surpluses of
(t $207,562 in FY 2001/02 increasing to $2,832,282 in FY 2019/2020.
_ 12 _ September 28, 1999 `
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Dublin Ranch Planning Areas F, G, and H
Final Fiscal Impact Analysis
4.3 Comparison of Specific Plan and Proposed Development Plan Fiscal Performance
Exhibit 9 on the following page compares the projected fiscal performance of the Specific Plan
development scenario with that of the proposed Development Plan. All projections are in constant
1999 dollazs.
As shown in Exhibit 9, the proposed Development Plan is projected to require higher General Fund
expenditures than the Specific Plan development scenario over the 20-yeaz analysis period.
However, the Development Plan is also projected to generate higher General Fund revenues than [he
i
d
l
i
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s per
.
ys
o
-year ana
Specific Plan development scenario over the 2
Overall, EDAW projects that the proposed Development Plan will offer superior fiscal impact
d
performance in comparison to the Specific Plan. Over the 20-yeaz analysis period, the propose
Development Plan generates $5,665,298 more in General Fund surpluses than the Specific Plan
development scenario.
At a discount rate of 8 percent, the net present value (NPV) of this difference is $2,140,468; at a
discount rate of 10 percent, the net present value is $1,721,047. These discount rates represent
conservative, industry standazd public investment return expectations for a development project of
this scope.
® 4.4 Comparison of End State Fiscal Performance
In addition to analyzing the Fiscal performance of phased implementation of the Specific Plan
development scenario and the proposed Development Plan, EDAW also performed an end state
that both
lans
umin
f
d f
l
p
g
per
ormance ass
isca
analysis of these plans. The end state analysis projecte
were fully implemented (i.e., built-out) in one yeaz. While such an analysis does not reflect the "real
® world" incremental pace of development, it does provide another perspective in evaluating fiscal
performance.
® As with the phased implementation analysis, the proposed Development Plan is projected to require
higher General Fund expenditures while also generating higher General Fund revenues than the
Specific Plan. Overall, the Development Plan is projected to generate $13,634 more in General Fund
surplus than the Specific Plan in an end state condition. Given the scope of this analysis, EDAW
does not consider this difference to be statistically significant.
4.5 Conversion of Office to Housing in the Proposed Development Plan
The Stage 1 and Stage 2 Development Plan for Dublin Ranch Area G proposes that flexibility be
provided in the Neighborhood Commercial (Village Center) mixed-use program to allow for
residential uses if full absorption of the proposed office program is not viable. Under such a
d t
l
b
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l
i
e converte
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mate
y
u
t
scenario, up to 30,000 squaze feet of designated office area cou
residential apartment uses.
EDAW performed a fiscal impact analysis of a modified Development Plan showing conversion of
30,000 squaze feet of office to 30,000 squaze feet of residential apartments (30 units) within the
Neighborhood Commercial (Village Center) mixed-use program. Exhibit 10 compazes this fiscal
performance of the modified Development Plan to the Specific Plan development scenario.
# - 15 - Septetnber 28, 1999
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Dublin Ranch Planning Areas F, G, and H
Final Fiscal Impact Awtysis
Although the modified Development Plan generates slightly less General Fund surpluses than the
proposed Development Plan, it still outperforms the Specific Plan development scenario over the 20-
yeazanalysis period.
The modified Development Plan is projected to generate $5,213,793 more in General Fund surpluses
than the Specific Plan development scenario over the 20 yeaz analysis period. At a discount rate of
8 percent, the net present value (NPV) of this difference is $2,018,517; at a discount rate of 10
percent, the net present value is $1,631,301.
-18-
September 28, 1999
~\
Economics Research Associates
RECEIVED
NO V 4 1999
November 2, 1999
Mr. Mike Porto
Contract Planner
City of Dublin
100 Civic Plaza
PO Box 2340
Dublin, CA 94568
Fax (925) 833-6628
Tel. (925) 833-6619
DUBLIN PLgNNING
ERA Project No. 13340
RE: ERA review of "Final Fiscal Impact Analysis: Dublin Ranch Planning
Areas F, G and H," EDAW, September 28, 1999.
Deaz Mr. Porto:
Economics Reseazch Associates (ERA) was retained by the City of Dublin to
provide an independent review of the fiscal analysis prepazed for three planning
azeas of the Dublin Ranch portion of the Eastern Dublin development project. ERA
is uniquely qualified to perform this review, because ERA conducted the fiscal
analysis of the Specific Plan for Eastern Dublin in the eazly 1990s. It is reasonable
and appropriate that the City of Dublin obtain such an objective, third-party review
before proceeding with the development.
METHODOLOGY
ERA's review began with a perusal of the "Final Fiscal Impact Analysis"
and its supporting "Technical Appendix" volume. This produced a number of initial
questions and comments. For example:
• Is it reasonable to assume office uses generate $80 per square foot in
taxab]e retail sales?
• Why aze Public Works cost estimates decreased by 25% in the initial five
years?
• Property Transfer Taxes could have been estimated on timing of sales,
rather than on a per capita factor.
• Are building permit fees available to cover all General Fund needs, or
aze they set as fees for service?
ATTACHMENT D-2
388 Market Street Suite 1560 San Francisco, CA 94111
415.956.8152 FAX 415.956.5274 www.econres.com Faw a.enuav.a .,nn o.i..a tool
Loz Angeles San Francisco San Diego Chicago Washington DC Lontlon \\V\
ERA Review
Fina] Fiscal Impact Analysis
November 2, 1999
Page 2
• It would be prudent to conduct sensitivity analyses of the key input
assumptions.
Afrer the initial review of the primary documents, ERA then reviewed [he
background materials presented by the City and the project proponent's consultants,
including:
• "Final Budget and Financial Plan: City of Dublin, Fiscal Year 1999-
2000," July, 1999.
• "Dublin Ranch: Tri-Valley Retail Conditions and Trends," EDAW,
January 22, 1999.
• "Dublin Ranch: Village Center Retail Market Assessment," EDAW,
December 9, 1998.
• Memorandum on "Office Sales/LTse Tax Sensitivity Analysis," EDAW,
October 1, 1999.
• Letter from Dublin City Manager to EDAW, July 2Q 1999.
• Letter from Dublin City Manager to EDAW, September 8, 1999.
• Letter from EDAW to Dublin City Manager, September 14, 1999.
Perhaps it should not have been a surprise to ERA, but we found most of our
significant concerns had already been raised by the City Manager in his
correspondence to EDAW in July and September. It appeazs the review to date by
the City Manager and his staff has been quite thorough.
ERA COMMENTS
ERA spot checked the math in a few of the spread sheets and reviewed the
entire fiscal model for possible conceptual errors. The analysis conducted by
EDAW appears to hold up well to this inspection. As noted above, the most
significant concerns have already been debated, revised, or defended through the
conrespondence between EDAW and the City Manager. ERA's remaining
comments maybe stated as follows (in no particulaz order):
• It is highly speculative to assume that Dublin Ranch office space will
generate an average of $80 per squaze foot in taxable retail sales, given
the increasing role of the intemet, the lack of coherent policy on taxation
of intemet sales, and the unknown shaze of non-retail-store taxable sales
that occurs in industrial locations. On the other hand, the sensitivity
~\~
ERA Review
Final Fiscal Impact Analysis
November 2, 1999
Page 3
analysis which includes reduced sales levels, and even zero taxable sales
in office space, adequately presents the implications of a shortfall from
this revenue source.
• It is uncleaz to ERA that it is appropriate to include Building Permit
revenue in a comparison of operating revenues and costs. Some cities set
building permit fees to just cover the costs of monitoring and planning
for new development, thereby creating no net increase in revenue for the
General Fund. Other cities set these fees higher, but do so in order to
fund one-time capital needs of new development. Without knowing
Dublin's use of these funds, it is hazd to tell if they should be included,
but they do constitute 70 to 40 percent of total revenue in the early yeazs
and make the difference between a positive and negative cash flow for
the City.
• From the correspondence and ERA's independent cross checking, it
appeazs that per capita projection methods for property transfer taxes,
interest income and other revenue factors, while not the most analytically
direct way to make estimates, are none the less reasonable
approximations for modeling purposes.
CONCLUSIONS
The land use plan for azeas F, G and H of Dublin Ranch appears to be well
thought out, and substantially consistent with the Specific Plan. The Neighborhood
Commercial center proposed in the new plan appeazs to be an appropriate design
and scale, which necessitated switching some of the density from retail to office
uses.
The fiscal analysis of the proposed plan appears to have been done
diligently, with methods that aze reasonable approximations of the cost and revenue
flows that can be expected from the development. The conclusions from the fiscal
analysis seem warranted based on ERA's review of the documents.
If you or other City representatives have questions regazding ERA's review
of the fiscal analysis, please do not hesitate to call.
Respe ly submitte
Steven E. Spick
Senior Vice President
\~lD
Dublin Ranch Area F December 1 / /998 Revised July. 1999
Project Description
for
DUBLIN RANCH AREA F
East Dublin General Plan/Specific Plan Amendment
(PA 98-068)
Introduction
Accompanying this request for an amendment to the General Plan and Eastern Dublin
Specific Plan (GP/SPA) are separate applications for PD Development Plans for Dublin
Ranch Area F (PA 98-068) and Area G (PA 98-069) and a GP/SPA for Area G. In
preparing these Development Plans, it became apparent that the Neighborhood
Commercial portion of the area termed "Town Center-Commercial" in the Specific Plan
is both too lazge for the mazket it will ultimately serve and could be better located from a
traffic access and circulation standpoint. Mazketing and traffic assessment studies
undertaken in conjunction with the Development Plans further confirmed the need for
these changes to the commercial district. The rationale behind the proposed
modifications to the Town Center, and it's Neighborhood Commercial component, called
.-. Village Center in the PD applications, is explained in this application and the PA 98-069
(Area G) application.
Area F is bordered by Area E and Phase 1 of Dublin Ranch on the north, Dublin Ranch
Area B on the east, Central Parkway to the south and Dublin Ranch Area E and property
of the Dublin Land Company on the west. Area F has been decreased in size from 156.8
acres to 146.5 acres due primarily to the final alignment of Central Parkway from that
i]lustrated in the Specific Plan. Because of this reduction, Area G has increased in size a
compazable amount.
The Development Plan for Area F proposes 22.7 acres of Low Densi[y Residential and
68.9 acres of Medium Density Residential along with land designated fora 30.6 acre
middle school, 10.0 acre elementary school, 5.6 acre neighborhood pazk, 2.0 acre
neighborhood square and 3.9 acres of govemmendinstitutiona]/public/semi-public uses.
However, the Eastern Dublin Specific Plan calls for Medium-High and High Density
Residential, and Neighborhood Commercial to be in Area F rather than the Medium
Density Residential proposed in this project. By consolidating these higher density
projects in juxtaposition with the Town Center-Commercial of Area G, the Development
Plan carries out the land use concept of the Specific Plan.
General Plan/East Dublin Specific Plan Amendment Project Description Page 1 of 6 \~
/uea F-6P des fwel.doc \
ATTACHMENT E
Dublin Ranch Area F December 11 1998 Revised July 1999
Proposed Development Plan
The Development Plan for Area F describes the physical nature of this azea, existing land
uses and the nature of the development proposed for it. Please refer to that project
description for further information about this site.
The proposed Stage 1 Development Plan exhibit for the Project Area is based closely on
the type, location and intensity of land uses found in the Eastern Dublin Specific Plan.
The proposed project has been decreased in size from the EDSP due primarily to the final
alignment of Central Pazkway. A comparison of acreages allocated to designated land
uses with the proposed Stage 1 Development Plan and approved Specific Plan aze as
follows:
Proposed General Plan/ East Dublin
Land Use S pecific Plan Amendment Specific Plan
Low Density Residential (1,) 22.7 acres 91 du 23.6 acres 94 du
Medium Density Residential (M) 68.9 acres 689 du 40.3 acres 403 du
Medium-High Density Residential (MH) 0 11.0 acres 220 du
High Density Residential (H) 0 10.7 acres 375 du
Neighborhood Commercial (NC) 0 14.2 acres 216,493 sf
Neighborhood Park (NP) 5.6 acres 5.6 acres
Neighborhood Squaze (NS) 2.0 acres 3.0 acres
Open Space (OS) 2.8 acres 3.0 acres
Elementary School (ES) 10.0 acres 10.0 acres
Middle School (MS) 30.6 acres 31.4 acres
GovmtlInstitut'1/Public/Semi Public (PSP) 3 9 acres 4.0 acres
1,092 du
Total 146.5 acres 780 du 156.8 acres 216,493 sf
Although the reasons for the relocation of the Town Center-Commercial and its reduction
in size are described in PA 98-069, a brief summary follows. Please refer to Area G
documents for further information.
While this Project meets the spirit and intent of the Eastern Dublin Specific Plan, the land
use type and arrangement differs enough from the latter that a minor modification to the
East Dublin Specific Plan and General Plan is being sought. These minor modifications
aze due mainly to the proposed relocation of the Neighborhood Commercial portion of
the area termed "Town Center-Commercial" in the Specific Plan. In the Specific Plan
this area is located along both sides of the two lane Transit Spine (now identified as
Central Parkway and designated for four lanes) with High Density Residential uses
immediately adjacent on the north and south
Revised vehiculaz access and circulation patterns of the Circulation Element in the
_ General Plan and Eas[ Dublin Specific Plan by the City of Dublin were one of the main
reasons for the relocation and reorientation of the Town Center. It is believed that having
a commercial district fronting directly onto Central Pazkway would inhibit traffic flow on
General Plan/East Dublin Specific Plan Amendment Project Description Page 2 of 6 \~
Ares F-gp dcx lwl.dac \
Dublin Ranch Area F December 11 1998 Revised July 1999
that arterial and such a constriction would divert traffic to other thoroughfazes, thereby
.-- impacting traffic circulation throughout the entire Project Area and adjacent properties.
This traffic impact would also affect the accessibility and economic viability of
businesses located along Central Pazkway. In other words, neighborhood commercial
uses are not an appropriate use on an arterial street. Moving the Town Center-
Commercial south and orienting it between two arterials separates commercial users from
through-traffic and will result in a more efficient circulation system.
Relocating the Town Center-Commercial area also necessitated moving the High Density
and Medium High Density Residential designated areas to locations south of Central
Pazkway and adjacent to the Town Center-Commercial area so these high intensity
residential neighborhoods would be better situated to support a viable commercial
district. Hence, whereas the Specific Plan shows 14 acres of Neighborhood Commercial,
10 acres of High Density Residential, and 11 acres of Medium-High Density Residential
designated lands north of Central Pazkway, this Development Plan proposes their
relocation and replacement by Medium Density Residential. The concept of the "Town
Center", as presented in the Specific Plan, is not being changed by this application. Only
the location and size of this element is different than that shown in the Specific Plan.
As part of the annexation prezoning under PA 94-030, the "high school" (now middle
school) site was depicted as an "overlay use" within a portion of the PD Single Family
Residential designation, while the elementary school was depicted as an "overlay use"
within a portion of the PD Medium-High Density Residential designation. The approval
of this PD Plan will rezone the underlying zone of the Elementary School from PD
Medium-High Density Residential to PD Medium Density Residential. Although the
underlying zone of the "high school" site will remain the same, the high school use will
be revised to a middle school use. Refer to Appendix to review a memorandum from
DUSD representatives on [his matter. Any school site or it's designated acreage deemed
by the Dublin Unified School District (DUSD) to be unnecessary for school purposes in
the future may be redesignated according to its underlying zoning and used for single
family or medium density residential purposes. Redesignation of school sites can be
done in this manner without amendment to this PD Rezone or the Dublin General
Plan/East Dublin Specific Plan as long as the total number of dwelling units within the
Dublin Ranch property do not exceed the 5,760 units permitted by the Specific Plan.
DUSD has already stated they will not require the full 50 acres designated fora "high
school", of which 30 acres fall within this Project Area. The size and location of the
future middle school will be determined later, however, this will result in non-school
lands reverting to the underlying land use designation. The development standazds for
the school lands that revert to residential land uses will conform to the development
standazds proposed within this Development Plan.
As part of the annexation prezoning under PA 94-030, the Neighborhood Park use was
depicted as an "overlay" use within the PD Medium Density Residential designation and
the Neighborhood Square was depicted as an "overlay" use within the PD High Density
Residential designation. With the approval of this PD Plan, the underlying zone of the
Neighborhood Square will be rezoned from PD High Density Residential to PD Medium
Density Residential. Any park or squaze relocated or reconfigured from this PD Plan
Genera! Plan/East Dublin Specific Plan Amendment Project Description Page 3 of 6 (,
A~ca F-BP hx fwd doc \~"\
Dublin Ranch Area F December 11 1998 Revised Julv /999
~- may be redesignated according to its underlying zone and used for any medium density
residential purpose. Sites can be redesignated in this manner without amendment to this
PD Rezone or to the Dublin General Plan/East Dublin Specific Plan as long as the total
number of dwelling units shown on the remainder of the Dublin Ranch property do not
exceed the 5,760 units permitted by the Specific Plan.
Additionally, the two sites for Government/Institutional/Public/Semi-Public land uses
were depicted as "overlay" uses within the Medium Density Residential designation on
the Development Plan. The City has not yet definitely committed to locating specific
land uses on the Public/Semi-Public sites. These sites are targeted for the northeast and
northwest quadrants of the Central Pazkway/Devaney Drive intersection. Modifications
to the size, location, and configuration of either site in Area F from that shown on the PD
Development Plan may be made at the SDR stage, as long as a minimum of a half acre
net sized parcel is maintained at either site.
The applicant proposes that one of these sites be reserved for the construction of a child
care facility for a period of ten yeazs from the date of approval of PA 98-068. If at the
end of that ten yeaz period no child care facility or other
Government/Institutional/Public/Semi-public uses have been approved for these site(s), it
is proposed that the City consider applications for Medium Density Residential purposes
(the underlying land use zone) or Neighborhood Commercial without the need for a
Dublin General Plan/East Dublin Specific Plan Amendment or amendment to this PD
Rezone, as long as the total number of residential units do not exceed 5,760. Both
..-- Medium Density Residential or Neighborhood Commercial uses aze proposed because if
the surrounding Medium Density Residential pazcels have already been developed, it will
likely be infeasible to provide residential uses on these two sites. The reasons for this aze
that there will be a 15-20' elevation difference between the residential and public/semi-
public uses, there may or may not be a street to extend from the adjacent pazcels into
these sites, and the uncertainty involved in interesting a builder in a relatively small
development site.
Project Circulation
An analysis has been prepazed by TJKM [o deternune whether this proposed project land
use changes would have a greater impact on traffic levels than those shown in Eastem
Dublin GPA/SP EIR. Because of the elimination of the Neighborhood Commercial from
this azea, traffic impacts projected for this Development Plan aze less than those described
in the Eastem Dublin GPA/SPA EIR. Thus, the Development Plan for the Project Area is
consistent with the traffic studies done for the Eastern Dublin General Plan and Specific
Plan and the subsequent amendment for a minor modification to the City's Circulation
Element approved in June 1997. For this reason, the traffic ramifications of the Area F
Development Plan will not require modification of the existing EIR or preparation of a
new EIR.
General Plan/East Dublin Specific Plan Amendmem Project Description Page 4 of 6
\~ v
Dublin Ranch Area F December 11 /998 Revised July 1999
The table below describes the land uses and related traffic information for the traffic-
..-, intensive land uses contained in the Project Area for the Eastern Dublin Specific Plan as
well as the proposed Stage I P.D. proposal:
Land Use Quantity Daily A.M. Peak P.M. Peak
Trips Hour Trips Hour Trips
Existing Specific Plan Land Use:
Low Density Residential 94 du 900 71 95
Medium Density Residential 403 du 3,857 302 407
Medium High Density Residential 220 du 1,459 112 136
High Density Residential 375 du 2,486 191 233
Neighborhood Commercial 216,493 sf 9,292 223 810
Elementary School 540 students 841 481 27
High School (Middle School 664 students 1y89 305 100
Total 20,024 1,685 1,808
Proposed P.D. - Stage I Developmen t Plan:
Low Density Residential 91 du 871 68 92
Medium Density Residential 689 du 6,632 520 700
,-- Elementary School 540 students 841 481 27
Middle School 800 students 1~ 616 40
Total 9,422 1,685 859
It should be noted that some of the trips contained in the table are double-counted; some
of the residential trips, for example, may be included in the totals of residential and
school trips. The impact of these trips on the street system has been determined in the
Specific Plan traffic studies and the streets have been sized accordingly. In accordance
with City requirements, afollow-up traffic analysis will be conducted with each tentative
map of the Project to determine when various street improvements aze required in order
to maintain acceptable levels of service. The TJKM analysis is available for review at the
City of Dublin.
Utility Services
Dublin San Ramon Services District (DSRSD) will provide water, wastewater and
recycled water service to the Project Area. These services are planned in accordance with
the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions). At the
present time it is anticipated that existing and future water storage reservoirs and turnouts
from Zone 7 mains will provide water service for the Project Area through buildout.
Distribution mains aze planned to be located in all streets. Final locations and sizing of
these facilities will be in accordance with the standards and recommendations of DSRSD.
General Plan/East Dublin Specific Plan Amendment Project Description Page 5 of 6
Arta F-eP Oeec fwl.doc \
\~
Dublin Ranch Area F December /1 1998 Revised July /999
,^ Sewer service for the Project Area will require connection to DSRSD's existing sewer
system. Gravity sewer mains will be extended easterly in Dublin Boulevazd and then
northerly into the project site. Final sizing and location of sewer facilities will be
determined in conjunction with DSRSD's Master Plan.
When available from the DSRSD wastewater treatment plant, recycled water will be
provided for irrigation of landscaped areas, thereby reducing potable water demand. The
zones within which recycled water will be supplied will be created by DSRSD after
completion of ongoing studies. The details regarding how recycled water wil] be
integrated with development of the Project Area will need to be coordinated with
DSRSD. Final location and sizing of recycled water facilities will be determined by
DSRSD in accordance with its Facilities Master Plan (and/or subsequent revisions) and
the Recycled Water Ordinance. DSRSD has recently constructed a recycled water main
in the Dublin Boulevard alignment as part of its "Clean Water Revival (CWR)" program.
This main will remain in service and additional recycled water distribution mains will be
constructed to serve landscaped azeas within the project site as required.
The storm drain system for the Project Area will consist of major backbone facilities and
local facilities as defined by the Master Storm Drain Study for the G-3 watershed. The
backbone facilities will generally consist of larger diameter pipes networked throughout
the site located in the major streets. These larger collector pipes will connect to open
channels or box culverts that will direct the flow towards the existing G-3 channel, a
Zone 7 facility located at the south end of the site. Local facilities will generally consist
--- of smaller diameter pipes connecting individual sites or areas to the collector system.
The actual sizes and locations of proposed storm drain facilities will be determined at an
individual project's tentative map stage.
The Area F, G, and H PD applications modify the type and location of proposed land uses
within the project boundaries. To determine if there are any substantive changes to the
timing and amount of storm water runoff, a hydrology study of the overall proposed land
use map was prepazed and compazed to [he hydrology of the Specific Plan land use map
for these areas.
The results of this analysis indicate that the overall hydrologic characteristics of the
proposed PD site plan, dated July 1999, are nearly identical to the Specific Plan approved
in May of 1993. Using the runoff coefficients for various land uses published by Zone 7
and accepted by the City of Dublin, it is anticipated that the proposed land use plan will
have approximately one acre less of impervious surface than the original Specific Plan.
There are seven fewer acres of commercial and office land use than the Specific Plan.
However, the additional acreage allocated for high-density residential land use in the
proposed PD site plan will offset this reduction.
Therefore, the hydrologic impacts and mitigation measures identified in the
Environmental Impact Report (certified 1993) and the subsequent 1993 Eastern Dublin
Specific Plan (certified by City Council Resolution 51-93, May 4, 1993, amended August
22, 1994) aze adequate. No additional environmental assessment or mitigation measures
aze required for the associated storm drain impacts.
General Plan/East Dublin Specific Plan Amendment Project Description Page 6 of 6
Are• F-BP dex fwd.doc
Dublin Ranch Area G • December 11, 1998 • Revised July, /999
Project Description
for
DUBLIN RANCH AREA G
East Dublin General Plan/Specific Plan Amendment
(PA 98-069)
Introduction
Dublin Ranch is located within the Eastern Dublin Specific Plan Area and comprises
1,311 acres. The portion of Dublin Ranch that has been annexed to the City of Dublin
consists of 1,111 acres. This Development Plan is being submitted concurrently with the
General Plan/East Dublin Specific Plan Amendment applications for a minor
modification to Area F (PA 98-068) and Area G (PA 98-069). The 1,333 acre portion of
Dublin Ranch was pre-zoned in conformance with the East Dublin Specific Plan when it
was annexed to the City under PA 94-030, therefore, this Development Plan for Area G
will also serve as an amendment for a minor modification to that pre-zoning. While this
Project meets the spirit and intent of the Eastern Dublin Specific Plan, the land use type
and arrangement differs enough from the latter that a Specific Plan and General Plan
Amendment for Area F and PD Development Plans for Dublin Ranch Area F (PA 98-
'~' 068) and Area G (PA 98-069) are being sought in conjunction with this submittal.
Area G of Dublin Ranch is 86.9 acres in size and is bounded by Dublin Ranch Area F on
the north (sepazated by Central Parkway), Dublin Ranch Area B to the east, Dublin Ranch
Area H on the south and property of the Dublin Land Company to the west. Area G has
been increased in size from the 76.6 acres illustrated in the East Dublin Specific Plan to
86.9 acres in this Plan due primarily to the final realignments of Dublin Boulevard and
Central Parkway. The 22.8 acre Town Center is the heart of this area and is bordered by
11.8 acres of Medium-High and 11.7 acres of High Density Residential and a 2.7 acre
Neighborhood Square on the west and 14.3 acres of Medium-High and 13.6 acres of High
Density Residential and a 6.6 acre Neighborhood Park to the east. Higher density
residential uses clustered azound the commercial azea will help strengthen it by
concentrating significant numbers of potential customers within a short distance of the
Town Center.
Revised vehiculaz access and circulation patterns in the Circulation Element of the
General Plan and East Dublin Specific Plan by the City of Dublin were one of the main
reasons for the relocation and reorientation of the Town Center. The original concept for
the "Town Center" was to front onto a two lane Transit Spine. This Transit Spine was
revised to become a four lane arterial, Central Pazkway. Having a commercial district
fronting directly onto Central Parkway would inhibit traffic flow on that arterial and such
a constriction would divert traffic to other thoroughfares, thereby impacting traffic
' Dublin Ranch includes all of [he property in [he Eastern Dublin Specific Plan area shown as being owned
by Chang-Su-O-Lin and Pao Yeh Lin, excluding Phase I that is currently under development.
General Plan/East Dublin Specific Plan Amendment Project Description • Page 1 of 8
nres c-ev a~ r~.a«
\~
Dublin Ranch Area G • December 11, 1998 • Revised July, 1999
circulation throughout the entire Project Area and adjacent properties. This traffic impact
would also affect the accessibility and economic viability of businesses located along
Central Parkway. In other words, Neighborhood Commercial uses aze not an appropriate
use on an arterial street. Moving the Town Center south and orienting it between two
arterials separates commercial users from through-traffic and will result in a more
efficient circulation system. Direct access to either end of Main Street will be provided
from Dublin Boulevard and Central Parkway with additional access available by
Residential Collector C and Streets E and F to the central portion of Main Street.
One of the focal points of the Eastern Dublin Specific Plan is the area designated as the
"Town Center-Commercial". This subazea has two distinct parts: the General
Commercial azea and the Neighborhood Commercial area. The latter is shown in the
Plan extending along both sides of the Transit Spine and "is intended as a pedestrian-
oriented service, retail, commercial and entertainment center serving the daily needs of
the residential neighborhoods surrounding it and the more intermittent shopping,
entertainment and service needs of the lazger community. The land use emphasis focuses
on convenience commercial such as corner grocery, drug store, and dry cleaners for local
residents, and specialty retail uses such as food and clothing boutiques, florists,
bookstores, stationers, antique shops, beauty salons, bazs, cafes and restaurants for the
lazger community" (Eastern Dublin Specific Plan, p. 36).
The current East Dublin Specific Plan calls for up to 427,000 square feet of neighborhood
retail, office, and residential uses split evenly between the areas identified as Areas G and
F, and another 56,000 square feet on the Dublin Land Company property. This yield is at
least partially based on a 1988 mazket analysis report prepared by ERA in conjunction
with the Eastern Dublin Specific Plan/General Plan Amendment. This analysis was done
before the I-580 corridor became highly competitive with large format, high-value
retailers (Home Depot, Circuit City, Staples, etc.) and value-oriented, full service retailers
(Costco, Wa1Mart, Super Kmart, etc.). These high-volume, low unit-price operations rely
strongly on freeway visibility and access. As a result, they typically don't locate in less
visible areas like the neighborhood commercial area of the Town Center. Due to the
competitive nature of the regional retail mazket, the retail capture potential for the
remaining commercially designated land in Eastern Dublin in general and the Town
Center in particulaz has been diminished from that predicted in the 1988 study and
proposed in the Eastern Dublin Specific Plan.
Current market assessment work undertaken on behalf of the applicant by EDAW, Inc.
for this GPA/SPA and the Development Plan for Area G (and Area F) indicates that the
Town Center could support up to 169,200 square feet of retail and service floor space at
the buildout of the Specific Plan azea. Of this total, 155,700 squaze feet would be
resident-supported (residents from throughout the Eastern Dublin Specific Plan azea) and
13,500 square feet non-resident supported (area employees and people passing through
the azea) retail and service uses. This full potential of retail space may be difficult to
achieve without asupermarket/drug store anchor, and there aze better sites in Eastern
Dublin for such a facility (e.g., Tassajaza or Fallon Roads neaz the I-580 interchanges). In
addition, approximately 60,800 square feet of designated office uses will be provided
- within the Neighborhood Commercial azea. Refer to the Appendix to review the EDAW
study in greater detail.
General Plan/East Dublin Specific Plan Amendment Project Description • Page Z of 8
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Dublin Ranch Area G • December 11, 1998 • Revised July, 1999
~-- If a large format supermarket/drug store is not captured in the Town Center, the food and
liquor merchandise category would likely be represented by a mix of smaller specialty
food stores which cater to specific market niches (e.g. bakery, ethnic foods, meat and fish
mazkets, etc.). Normally these types of retail operations do not generate the same high
volumes of shopper traffic, as would one single supermarket. To help offset this potential
disadvantage, the Town Center is envisioned in this Development Plan as a high quality
mixed-use district that provides a vibrant and pedestrian-friendly environment, presents a
clear and complementary set of neighborhood-oriented retail and service uses, and
leverages the drawing power of other nearby commercial, community and civic uses (e.g.
offices, churches, lodging, etc.) in addition to the surrounding higher density residential
and office components in order to attract and maintain a dedicated shopper and visitor
base.
As a result of the projected decreased demand, the Town Center is proposed to be
reduced in size from [he 28 acres indicated in the Specific Plan to 22.8 acres as depicted
on the Area G Development Plan. The 28 acre figure is for both Areas F and G since the
Specific Plan shows the Town Center on both sides of the Transit Spine (Central
Parkway) and that street is the dividing line between these two areas.
Proposed Development Plan
To achieve the intensity of residential uses needed in this area, the Medium-High Density
Residential designation shown located between Central Parkway and Gleason Drive in
l^ the Specific Plan was moved to Area G and replaced with Medium Density Residential.
Additionally, the amount of Medium-High Density Residential shown in the Specific
Plan was increased from 11.0 to 26.7 acres. Much of this increase was possible because
of the comparable reduction of the Town Center as previously described.
The concept of the Town Center, as presented in the Specific Plan, is not being changed
by this application. It remains the focus for convenience commercial and services for
adjacent residential neighborhoods and the center for entertainment and specialty retail
uses for the lazger Eastern Dublin community. Also, the relationship of the Town Center
to neazby higher density residential uses remains the same. This GP/SPA is necessitated
mainly by the need to reorient the Town Center because of the re-designation of the
"Transit Spine" (now referred to as Central Parkway) and reduction in size to be more
consistent with anticipated future demand.
General P[an/East Dublin Specific Plan Amendment Project Description • Page 3 of 8 ~'}
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Dublin Ranch Area G • December 11, 1998 • Revised July, 1999
To further illustrate that no major changes aze being proposed to the overall land use
designations of the Specific Plan, the following table compares the acreages, units, and
square feet illustrated on the current PD proposals for Areas F a nd G and the original
Eastern Dublin Specific Plan:
Proposed
General Plan/Specific East Dublin
Use Plan Amendment Specific Plan
Area F: Acres Quantity Acres Quantity
Single Family Residential 22.7 91 du 23.6 94 du
Medium Density Residential 68.9 689 du 40.3 403 du
Medium-High Density Residential 0.0 11.0 220 du
High Density Residential 0.0 10.7 375 du
Neighborhood Commercial 0.0 14.2 216,493 sf
Gov./Institu'1/Public/Semi-Public 3.9 4.0
High/Middle School 30.6 31.4
Elementary School 10.0 10.0
Neighborhood Park 5.6 5.6
Neighborhood Square 2.0 3.0
Open Space 2.8 3.0
Total - Area F 146.5 acres 780 du 156.8 acres 1,092 du
216,493 sf
_ Area G: Acres Quantity Acres Quantity
Medium Density Residential 0.0 37.3 373 du
Medium-High Density Residential 26.2 528 du 0.0
High Density Residential 25.0 876 du 12.7 445 du
Neighborhood Commercial 22.0 230,000 sf 13.8 210,395 sf
Gov/Institu/Public/Semi-Public 3.1 3.8
Neighborhood Pazk 6.7 6.0
Neighborhood Square 2.5 3.0
Total - Area G 86.9 acres 1,404 du 76.6 acres 818 du
230,000 sf 210,395 sf
Areas F and G: Acres Quantity Acres Quantity
Single Family Residential 22.7 91 du 23.6 94 du
Medium Density Residential 68.9 689 du 77.6 776 du
Medium-High Densi[y Residential 26.2 528 du 11.0 220 du
High Density Residential 29.0 876 du 23.4 820 du
Neighborhood Commercial 22.0 230,000 sf 28.0 426,888 sf
Gov/Institu/Public/Semi-Public 7.0 7.8
High/Middle School 30.6 31.4
Elementary School 10.0 10.0
Neighborhood Park 12.3 11.6
Neighborhood Squaze 4.5 6.0
Open Space 4.2 3.0
Total -Areas F&G 233.4 acres 2,184 du 233.4 acres 1,910 du
230,000 sf 426,888 sf
General Plan/East Dublin Specific Plan Amendment Project Description . Page 4 of 8
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Dubliu Ranch Area G • December //, /998 • Revised July, /999
,.-- Mazket assessment studies undertaken by EDAW, Inc. for the Area G GP/SP Amendment
and Development Plan cleazly indicate the need to reduce [he size of the Town Center.
The Development Plan Project for Area G describes the physical nature of the area,
existing land uses, and the nature of the development proposed for it. Please refer to that
document for further information.
To encourage additional consumer interest, outstanding urban design will be critical to
create a comfortable, friendly and high quality shopping environment. (Refer to the
following Development Standards and Design Guidelines). In addition, careful attention
will be placed on attracting a diverse and complementary base of quality retailers
consistent with the Town Center image. A unique feature of the Town Center
Development Plan allows for offices and residential above ground floor retail or office.
Not only does such an arrangement impart a very traditional Main Street character, but
this close proximity of retail and office uses will enhance each sector's customer base. In
the event Main Street cannot attract sufficient retail and office uses within a reasonable
period of time to complete the proposed development program, or if the introduction of
upper story residential units onto Main Street is seen as a positive, upper story residential
uses aze permitted to occur as an accessory use. This would permit Main Street to fully
build out, create a continuous edge along the street, create a lively mixed-use area, and
permit residents to live close to local serving commercial uses. Residential units could be
introduced into the Town Center as long as the total number of dwelling units shown
within the Dublin Ranch property do not exceed the 5,760 units permitted by the Specific
„_ Plan.
All neighborhood park and neighborhood square sites have been prezoned PD Medium
Density Residential. With the approval of this PD Plan submittal, the underlying land use
of the neighborhood park and neighborhood square will be rezoned from PD Medium
Density Residential to PD Medium-High Density Residential. Any park or square
relocated or reconfigured from this approved PD Plan may be redesignated according to
its underlying zone and used for any Medium-High Residential purpose. Sites can be
redesignated in this manner without amendment to this PD Rezone or to the East Dublin
Specific Plan/Dublin General Plan as long as the total number of dwelling units shown
within the Dublin Ranch property do not exceed the 5,760 units permitted by the Specific
Plan.
The Specific Plan shows 7.8 acres of Public/Semi-Public land located in the middle of the
Town Center. The Specific Plan intended for this azea to contain same combination of
community-serving uses such as a library, community center, post office, church, or other
publicly oriented facility. This PD application proposes those types of uses to occur in
Area F on two ± 2.0-acre "overlay" sites at the northeast and northwest quadrants of the
Central Pazkway/Devaney Drive intersection. Within Area G, a 3.1 acre
Governmental/InstitutionaUPublic/Semi-Public "overlay" pazcel is shown at the
intersection of Central Pazkway and Street E.
As part of the Town Center, a 3.4 acre GovernmentaUInstitutional/Public/Semi-Public
site has been designated at Central Pazkway and Street E. The underlying land use of this
site has been prezoned PD Neighborhood Commercial. With the approval of this PD
General Plan/East Dublin Specific Plan Amendment Project Description Page 5 of 8
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Dublin Ranch Area G • December 11, /998 • Revised July, 1999
Plan, the site will be rezoned to PD Medium-High Density Residential. The City has not
~-- committed to locating specific land uses on the Governmental/Institutional/ Public/Semi-
Public site shown on the Development Plan. If no such uses aze approved for this site at
the end of a ten yeaz period from the date of approval of PA 98-069, it is proposed that
the City consider applications for it to be used for PD Medium-High Density Residential
purposes without the need for a Dublin General Plan/East Dublin Specific Plan
Amendment or PD Rezone Amendment as long as the total number of dwelling units
shown within the Dublin Ranch property do not exceed the 5,760 units permitted by the
Specific Plan.
Project Circulation
An analysis of future traffic patterns and volumes conducted by TJKM for this
application assessed the impacts of reorientation, addition of Town Center acreage from
Area F, the reduction in overall size of the Town Center and the exchange of residential
units between Areas F and G which provides more units in Area G. The traffic analysis
led to the conclusion that a commercial district centered on Central Pazkway would
inhibit traffic flow on that arterial and such a constriction would divert traffic to other
thoroughfazes thereby impacting traffic circulation throughout the entire Dublin Ranch
azea and adjoining properties. Moving the Town Center south and orienting it between
two arterials separates commercial users from through-traffic and will result in a more
efficient circulation system for the entire Eastern Dublin azea.
The Development Plan for the Project Area is consistent with the traffic studies done for
the Eastern Dublin Specific Plan and the subsequent amendment to the City's Circulation
Element. Because of the reduction in the size of the Town Center and re-orientation of
land uses, traffic impacts projected for this Development Plan aze less than those
described in the Eastern Dublin GPA/SPA EIR. The table below describes the land uses
and related traffic information for the land uses contained in the Project Area and Specific
Plan.
Land Use Quantity Daily A.M. Peak P.M. Peak
Trios Hour Trips Hour Trips
Existing Specific Plan Land Use:
Medium Density Residential 373 du 3,570 280 377
High Density Residential 444 du 2,944 226 275
Neighborhood Commercial 210.395 sf 9.030 217 787
Total 15,544 723 1,439
Proposed PD -Stage 2 Development Plan:
Medium High Density Residential 528 du 5,808 447 543
High Density Residential 876 du 3,501 269 327
Neighborhood Commercial 230,000 sf 9.872 237 860
Total 19,181 953 1,730
General Pla/East Dublin Specific Plan Amendment Project Description • Page 6 of 8 \
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Dublin Ranch Area G • December /1, 1998 • Revised July, /999
It should be noted that some of the trips contained in the table aze double-counted; some
,~ of the residential trips, for example, may be included in the totals of Neighborhood
Commercial trips. The impact of these trips on the street system has been determined in
the Specific Plan traffic studies and the streets have been sized accordingly. In
accordance with City requirements, afollow-up traffic analysis will be conducted with
each phase of the Project [o determine when various street improvements are required in
order to maintain acceptable levels of service. The traffic study is on file at the City of
Dublin.
Utility Services
Dublin San Ramon Services District (DSRSD) will provide water, wastewater and
recycled water service to the Project Area. These services are planned in accordance with
the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions). At the
present time it is anticipated that existing and future water storage reservoirs and turnouts
from Zone 7 mains will provide water service for the Project Area through buildout.
Distribution mains are planned to be located in all streets. Final locations and sizing of
these facilities will be in accordance with the standards and recommendations of DSRSD.
Sewer service for the Project Area will require connection to DSRSD's existing sewer
system. Gravity sewer mains will be extended easterly in Dublin Boulevard and then
northerly into the project site. Final sizing and location of sewer facilities will be
determined in conjunction with DSRSD's Master Plan.
When available from the DSRSD wastewater treatment plant, recycled water will be
provided for irrigation of landscaped areas, thereby reducing potable water demand. The
zones within which recycled water will be supplied will be created by DSRSD after
completion of ongoing studies. The details regarding how recycled water will be
integrated with development of the Project Area will need to be coordinated with
DSRSD. Final location and sizing of recycled water facilities will be determined by
DSRSD in accordance with its Facilities Master Plan (and/or subsequent revisions) and
the Recycled Water Ordinance. DSRSD has recently constructed a recycled water main
in the Dublin Boulevard alignment as part of its "Clean Water Revival (CWR)" program.
This main will remain in service and additional recycled water distribution mains will be
constructed to serve landscaped areas within the project site as required.
The storm drain system for the Project Area will consist of major backbone facilities and
local facilities as defined by the Master Storm Drain Study for the G-3 watershed. The
backbone facilities will generally consist of larger diameter pipes networked throughout
[he site. These larger collector pipes will connect to open channels or box culverts that
will direct the flow towazds the existing G-3 channel, a Zone 7 facility located at the
south end of the property (Area H). Local facilities will generally consist of smaller
diameter pipes connecting individual sites or areas to the collector system. The actual
sizes and locations of proposed storm drain facilities will be determined at an individual
project's tentative map stage.
General Plan/East Dublin Specific Plan Amendment Project Description • Page 7 of 8
Arta G-BP desc fioel.doc
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Dublin Ranch Area G • December /1, 1998 • Revised July, 1999
The Area F, G, and H PD applications modify the type and location of proposed land use
within the project boundaries. To determine if there are any substantive changes to the
timing and amount of storm water runoff, a hydrology study of the proposed land use
map was prepazed and compared to the hydrology of the Specific Plan land use map.
The results of this analysis indicate that the overall hydrologic chazacteristics of the
proposed PD site plan, dated July 1999, are nearly identical to the Specific Plan approved
in May of 1993. Using the runoff coefficients for various land uses published by Zone 7
and accepted by the City of Dublin, it is anticipated that the proposed land use plan will
have approximately one acre less of impervious surface than the original Specific Plan.
There are seven fewer acres of commercial and office land use than the Specific Plan.
However, the additional acreage allocated for high density residential land use in the
proposed PD site plan will offset this reduction.
Therefore, the hydrologic impacts and mitigation measures identified in the
Environmental Impact Report (certified 1993) and the subsequent 1993 Eastern Dublin
Specific Plan (certified by City Council Resolution 51-93, May 4, 1993, amended August
22, 1994) are adequate. No additional environmental assessment or mitigation measures
aze required for the associated storm drain impacts.
To address storm water quality issues, various storm water Best Management Practices
(BMP's) have been identified and will be detailed at the site development review stage of
approvals. Applicable conditions of approval developed by the New Development
,._ Committee of the Alameda Countywide Clean Water Program will be applied to this
project. Refer to the Appendix of this application for further detail.
Genera! Plan/East Dublin Specific Plan Amendment Project Description • Page 8 of 8
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Dublin Ranch Area H • December 11 1998 Revised July 1999
Project Description
for
DUBLIN RANCH AREA H
East Dublin General Plan/Specific Plan Amendment
(PA 98-070)
Introduction
Dublin Ranch is located within the Eastern Dublin Specific Plan Area and comprises
approximately 1,311 * acres. The portion of Dublin Ranch that has been annexed to the
City of Dublin consists of 1,111 acres. This Stage I Development Plan is being submitted
concurrently with a minor modification to the Dublin General Plan/East Dublin Specific
Plan Amendment. The 1,311 acre portion of Dublin Ranch was pre-zoned in
conformance with the East Dublin Specific Plan when it was annexed to the City under
PA 94-030. Therefore, this Development Plan will also serve as an amendment for a
minor modification to that prezoing. These modifications are addressed in a General Plan
and Specific Plan Amendment (PA 98-070) being processed concurrently with this
Development Plan.
Dublin Ranch Area H is bordered by the extension of Dublin Boulevard on the north,
..-- Area C of Dublin Ranch to the east, I-580 on the south and property of the Dublin Land
Company to the west. The project area is 70.8 acres in size. This area has two land use
designations, being General Commercial and Campus Office. The Eastern Dublin
Specific Plan shows 35.9 acres designated as General Commercial and 36.7 acres as
Campus Office. These acreages have been modified in this Stage I Development Plan to
propose 43.9 acres of Campus Office, 16.4 acres of General Commercial and the
remaining 10.5 acres that could be developed as either all General Commercial or all
Campus Office.
The Development Plan Project Description for Area H describes the physical nature of
the area, existing land uses, the nature of the development proposed for it, and the
community theme. Please refer to that document for further information on this site.
Area H (PA 98-070) is a Stage 1 Development Plan as defined by Section 8.32.030(A) of
the Dublin Zoning Ordinance. This submittal includes a listing of permitted and
conditionally permitted land uses; data on site azea; proposed square feet; a phasing plan;
and textual information sufficient to establish consistency with the General Plan and
Eastem Dublin Specific Plan.
Conceptual Development Plan
Specifically, the Development Plan proposes to increase Campus Office uses as either 7.2
acres or 17.7 acres above what is depicted on the Specific Plan (the difference being
whether the 10.5 acre GC/CO flex parcel is developed as Campus Office or not) and the
General Commercial azea is being reduced by a like amount. In addition, the
Genera! Plar/East Du6(in Specific Plan Amendment Project Description • Page / oJ5
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Dublin Ranch Area H • December / 11998 Revised July. 1999
Development Plan proposes that the midpoint of the density range of the floor area ratio
'" (FAR) for Campus Office uses be increased from 0.35 in the Specific Plan to 0.45, with
.60 FAR being the maximum of the range. This will allow the flexibility to exceed .45
FAR for some parcels; however, the average FAR for all CO parcels would not exceed
.45 FAR. These minor modifications create the necessity for this General Plan/Specific
Plan Amendment (GPA/SPA).
This FAR revision would set a maximum of 292,941 sq. ft. of General Commercial with
the "Least Office" scenario or a maximum of 1,066,349 sq. ft. of Campus Office in the
"Most Office" scenario. However, in either scenario, the total square footage of any
combination of GC and CO shall not exceed 1,244,945. For comparison, the East Dublin
Specific Plan has 390,951 square feet of General Commercial and 559,528 square feet of
Campus Office, for a total of 950,479 square feet. If the property is subdivided,
individual parcels may be developed at greater than their respective midpoint FARs (0.25
for GC and 0.45 for CO) as long as the overall squaze footage maximums are not
exceeded. For example, if 26.9 acres of GC-designated land is developed and it is
subdivided into two pazcels, one of those parcels could be developed at a FAR greater
than 0.25 as long as a corresponding decrease in the FAR on the other pazcel kept the
overall building square footage at or below the maximum 292,941 sq. ft. figure.
The changes described above are the result of market assessment studies undertaken by
EDAW, Inc. for Area H that concludes that the I-580 corridor is "over-zoned" for
regional/community-serving commercial uses. As mentioned in the Area G Development
Plan and GPA/SPA Project Descriptions, the corridor is saturated with lazge format,
r-- specific mazket and full service retailers. Approximately 150 acres of land intended for
such users are still available in the Specific Plan area, however, recent market studies
show the buildout population of Eastern Dublin will not be at high enough levels to
warrant a commercial area of this size. Additionally, the market assessment indicates a
considerable demand at present for regional and headquarters office land. That need is
especially acute for large parcels of such land. It is for these reasons that the
Development Plan for Area H is proposing the flexibility to have either a 7.2 acre or 17.7
acre reduction in General Commercial and corresponding increase in Campus Office-
designa[ed property. Because demand cannot be predicted with complete accuracy very
far into the future, the 10.5 acres at the southwest corner of Area H is being shown as
having a flex designation of either GC or CO.
Acreages allocated to designated land uses depicted on the proposed Development Plan
alternatives have been compared to the approved Specific Plan and are given below. The
two alternatives are illustrated, one for the maximum and the other for the minimum GC
and CO area acreages possible under this proposal. The following table uses a density
mid-range of 0.45 FAR for the Stage I Development Plan CO uses, while a density mid-
range of 0.35 FAR is used for the Specific Plan CO use. For GC a 0.25 mid-range FAR
is proposed in both instances. The squaze footage figures cited below establish the
maximum limits for the two options for Area H.
General Plan/East Dublin Specific Plan Amendment Project Description • Page 2 of 5
Aae n-gp dcac finel.doc
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Dublin Rancb Area N • December / 1 1998 Revised Julv 1999
Alternative 1: Maximum CO/Minimum GC Scenario ("Most Office")
Designation Proposed GP/SPA l EDSP
Acres Sg. Faota~e Acres Sg. Footage
GC 16.4 178,596 35.9 390,951
CO 54.4 1,066,349 36.7 559,528
Total 70.8 1,244,945 72.6 950,479
Alternative 2: Minimum CO/Maximum GC ("Least Office")
Proposed GP/SPA
Designation Development Plan EDSP
Acres Sg. Footage Acres Sg. Footage
GC 26.9 292,941 35.9 390,951
CO 43.9 860,528 36.7 559.528
Total 70.8 1,153,469 72.6 950,479
Attached and detached dwellings at densities established for the Medium, Medium-
High, and High Density Residential land use designations per the East Dublin
Specific Plan may be allowed as a Conditional Use if the following conditions aze
met:
• Established traffic levels of service are not exceeded. Appropriate traffic
study(s) may be required to make the proper determination regazding traffic
levels of service;
• That the project is consistent with the intent of the Specific Plan and does not
result in adverse environmental or service impacts; and
• Residential uses may not occupy more than 50% of the developed azea.
Project Circulation
An analysis has been prepared by TJKIv1 to determine whether this project proposal
would have a greater impact on traffic than levels shown in the Eastern Dublin GPA/SP
EIR. Because office uses generate considerably less P.M. peak hour traffic than do retail/
commercial uses, and the P.M. peak is the critical traffic period for Eastern Dublin, the
analysis concluded the traffic impact of this Development Plan would be less than
anticipated by the Specific Plan, even though more building squaze footage is possible
with the Development Plan. For this reason, the traffic ramifications of the Area H
Development Plan will not require modification of the existing EIR or prepazation of a
new EIR.
General Plan/East Dublin Specific Plan Amendment Project Description • Page 3 of S
Area H-gp Oeu fwel.doc ~t^~
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Dublin Ranch Area N • December 17 1998 Revised July 1999
The table below compares the vehicle trips projected to be generated by the land uses
shown on the Development Plan with those predicted in the Specific Plan. The two
scenarios are given for the Development Plan, "Least Office" and "Most Office". The
former is based on the increase in Campus Office designated land of 7.2 acres above what
is depicted on the Specific Plan and the latter on the increase of 17.7 acres. The mid-point
of the range, .45 FAR, was used to determine the square footage of the Campus Office
use. For GC, a 0.25 FAR mid-range is proposed in all instances.
Quantity Daily A.M. Peak P.M. Peak
Land Use (Sq• Ft•) Trips Hour Trips Hour Trips
Existing Specific Plan:
General Commercial 390,951 16,780 403 1,462
Campus Office 559.528 4,538 694 604
Total 950,479 21,318 1,097 2,066
"Leas[ Office" Scenario:
General Commercial 292,941 12,573 363 1,095
Campus Office 860,528 6,979 1~ 929
Total 1,153,469 19,552 1,430 2,024
"Most Office" Scenario:
General Commercial 178,596 7,665 184 668
Campus Office 1,066,349 8,648 1 322 1152
Total 1,244,945 16,313 1,506 1,820
As can be seen from the table, the "Most Office" scenario generates the fewest P.M. peak
hour trips. It projects 246 fewer such trips than does the Specific Plan. The "Least
Office" scenario also contemplates fewer P.M. peak hour trips than the Specific Plan with
the difference in this instance being 42 trips.
Utility Services
Dublin San Ramon Services District (DSRSD) will provide water, wastewater and
recycled water service to the Project Area. These services are planned in accordance with
the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions). At the
present time it is anticipated that existing and future water storage reservoirs and turnouts
from Zone 7 mains will provide water service for the Project Area through buildout.
Distribution mains are planned to be located in all streets. Final locations and sizing of
these facilities will be in accordance with the standards and recommendations of DSRSD.
Sewer service for the Project Area will require connection to DSRSD's existing sewer
system. Gravity sewer mains will be extended easterly in Dublin Boulevard and then
General Plar/East Dublin Specific Plan Amendment Project Description • Page 4 oj5
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Dublin Ranch Area H • December /! /998 Revised lulu 1999
northerly into the project site. Final sizing and location of sewer facilities will be
determined in conjunction with DSRSD.
When available from the DSRSD wastewater treatment plant, recycled water will be
provided for irrigation of landscaped areas, thereby reducing potable water demand. The
zones within which recycled water will be supplied will be created by DSRSD after
completion of ongoing studies. The details regarding how recycled water will be
integrated with development of the Project Area will need to be coordinated with
DSRSD. Final location and sizing of recycled water facilities will be determined by
DSRSD in accordance with its Facilities Master Plan (and/or subsequent revisions) and
the Recycled Water Ordinance. DSRSD has recently constructed a recycled water main
in the Dublin Boulevard alignment as part of its "Clean Water Revival (CWR)" program.
This main will remain in service and additional recycled water distribution mains will be
constructed to serve landscaped areas within the project site as required.
The storm drain system for the Project Area will consist of major backbone facilities and
local facilities. The backbone facilities will generally consist of larger diameter pipes
networked throughout the site. These larger collector pipes will connect to open channels
or box culverts that will direct the flow towards the existing G-3 channel, a Zone 7
facility located at the south end of the site. Local facilities will generally consist of
smaller diameter pipes connecting individual sites or areas to the collector system. The
actual sizes and locations of proposed storm drain facilities will be determined at an
individual project's tentative map stage.
.-- The PD application modifies the type and location of proposed land use within the Area
F, G and H boundaries. To determine if there are any substantive changes to the timing
and amount of storm water runoff, a hydrology study of the proposed land use map was
prepared and compared to the hydrology of the Specific Plan land use map.
The results of this analysis indicate that the overall hydrologic characteristics of the
proposed PD site plan, dated July 1999, are nearly identical to the Specific Plan approved
in May of 1993. Using the runoff coefficients for various land uses published by Zone 7
and accepted by the City of Dublin, it is anticipated that the proposed land use plan will
have approximately one acre less of impervious surface than the original Specific Plan.
There are seven fewer acres of commercial and office land use than the Specific Plan.
However, the additional acreage allocated for high density residential land use in the
proposed PD site plan will offset this reduction.
Therefore, the hydrologic impacts and mitigation measures identified in the
Environmental Impact Report (certified 1993) and the subsequent 1993 Eastern Dublin
Specific Plan (certified by City Council Resolution 51-93, May 4, 1993, amended August
22, 1994) are adequate. No additional environmental assessment or mitigation measures
are required.
General Plan/East Dublin Specific Plan Amendment Project Description • Page S of 5
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