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HomeMy WebLinkAbout03-010 FrwyRnchResCmmnty06-10-2003AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: June 10, 2003 SUBJECT: Study Session - PA 03-010, Fairway Ranch Residential Community at Dublin Ranch, submitted by Dublin Ranch Holdings, LLC. Preliminary review of a Site Development Review, Density Bonus, Tentative Tract Map and Draft Development Agreement for the development of 3 projects; a 322 unit Senior Apartment Project, a 304 unit Multi-Family Apartment Project, and a 304 unit Condominium Project. The Subject site is in Area B of Dublin Ranch between Dublin Boulevard and Central Parkway, East of Keegan St. Report prepared by Marnie Waffle, Assistant Planner and Mike Porto, Planning Consultant ATTACHMENTS: 1. Applicant's preliminary submittal package consisting of the proposed tentative tract map, representative site plans, parking plans, phasing plans, conceptual landscape plans, floor plans, and building elevations. 2. Applicant's Written Statement dated received May 29, 2003 RECOMMENDATION: 1. Open Study Session 2. Listen to Presentation from Staff and Applicant 3. Question Staff and Applicant 4. Invite General Comment and Discussion 5. Conclude Study Session DESCRIPTION: Fairway Ranch is a proposed affordable housing community of 930 residential units on approximately 24.5 acres of land in Eastern Dublin. There are three components to Fairway Ranch: an affordable senior apartment project, an affordable multi-family apartment project, and afor-sale condominium project. The Applicant is proposing this project in order to satisfy the Inclusionary Zoning (affordable housing) requirements for the remainder of Dublin Ranch. Currently, it is estimated that there are 2,655 residential units left to be developed in Dublin Ranch; of those 2,655 units, the Inclusionary Zoning Ordinance requires that 12.5%, or 322 units, be affordable. The Applicant is proposing to construct a total of 587 affordable units throughout the entire Fairway Ranch project. Staff has reviewed the proposed project and determined that it is in conformance with the General Plan, Eastern Dublin Specific Plan, and existing Planned Development Zoning. The purpose for this Study Session is for Staff and the Applicant to introduce the proposed Fairway Ranch project to the Planning Commission. The Study Session will give the Planning Commission the COPIES TO: Applicant Owner In House Distribution ITEM NO. opportunity to hear the proposed project before the item is formally brought to Public Hearing at the June 24, 2003, Planning Commission Meeting. Staff has prepared this Staff Report to provide the Planning Commission with the facts relating to the project. The outline format of this report is intended to provide the essential information that describes the project. Staff will provide more detailed information in the presentation to the Planning Commission. In the text that follows, Staff has outlined, 1) how the Fairway Ranch project will be processed, what entitlements are required, and which decision making body will take action on those entitlements; 2) where the project is located; and, 3) what the specifics of the project are. Fairway Ranch Application Processing 1) Project application is for: a. Tentative Tract Map b. Site Development Review c. Density Bonus d. Development Agreement e. Affordable Housing Agreement f. Loan Agreement 2) Staff will bring the project application before Planning Commission on June 24, 2003. At this Meeting, the following will take place: a. Planning Commission to take final action on the Tentative Tract Map; b. Staff to recommend the Planning Commission transfer the decision making authority on the Site Development Review and Density Bonus to the City Council; c. Planning Commission to recommend the Development Agreement to the City Council. 3) Following the June 24th, 2003, Planning Commission Meeting, Staff to bring the Site Development Review and Density Bonus, and Planning Commission's recommendation on the Development Agreement, to the City Council Meeting of July 1, 2003. 4) At the July 1, 2003, City Council Meeting, the City Council will take action on the Site Development Review, Density Bonus and Development Agreement as well as the Affordable Housing Agreements and Loan Agreement. Note: Items regulated by the Inclusionary Zoning Ordinance such as, concentration of affordable units, reduced bedroom size, different affordable mix between moderate, low and very-low, a loan, and waiver of possible commercial linkage fee are considered as potential incentives for the construction of affordable units above and beyond the required 12.5% and are subject to Council consideration. Project Location The proposed Fairway Ranch project is located within the Eastern Dublin Specific Plan, Dublin Ranch Area B, between Dublin Boulevard and Central Parkway, East of Keegan Street. (Area G, Town Center is located on the west side of Keegan Street.) The site is approximately 24.5 gross acres (19.4 net acres) and has a General Plan and Eastern Dublin Specific Plan Land Use designation of High Density Residential (25.1+ units/acre). 2 Proposed Proiect 1) 930 units of High Density Residential Housing; 2) 48 units/acre (net); 3) 587 affordable units (very-low, low, and moderate). 4) The Inclusionary Zoning Ordinance (Section 8.68) establishes the three levels of affordability for very-low, low and moderate income levels and are as follows: 1. Very-Low Income - Households that earn 50% or less of the Alameda County Area Median Income 2. Low Income - Households that earn 50% - 80% of the Alameda County Area Median Income 3. Moderate Income - Households that earn 80% - 120% of the Alameda County Area Median Income 5) 3 Projects A. Senior Apartments i. 322 units a. 292 Affordable Units (very-low, low, and moderate) b. 30 Market Rate Units ii. 2 separate products a. first product: 2three-story and 2 four-story buildings with surface parking b. second product: afour-story building over one-story of parking B. Multi-Family Apartments i. 304 units a. 243 Affordable Units (very-low, low, and moderate) b. 61 Market Rate Units ii. 1 four-story building with afour-story parking garage in the center C. For-Sale Condominiums i. 304 units a. 52 Affordable Units (moderate only) b. 252 Market Rate Units ii. 1 four-story building with afour-story parking garage in the center 6) 5,000 square feet of ancillary retail uses, located within the Multi-Family project, to serve the residents of the development (permitted as an incentive for the density bonus). RECOMMENDATION: Open Study Session and hear presentations from Staff and the Applicant; question Staff and the Applicant; invite general comment and discussion; and, conclude Study Session. 3 GENERAL INFORMATION: APPLICANT: Dublin Ranch Holdings, LLC Mr. James Tong, Authorized Representative 4690 Chabot Drive, Suite 100 Pleasanton, CA 94588 PROPERTY OWNER: Dublin Ranch Holdings, LLC LOCATION: Between Dublin Boulevard and Central Parkway, East of Keegan Street. ASSESSORS PARCEL NUMBER: 985-0027-001 EXISTING ZONING: Planned Development GENERAL PLAN/EASTERN DUBLIN SPECIFIC PLAN LAND USE DESIGNATION: High Density Residential 4 MM I 1~1 ~ Vf ~ ~ ~~I ~ ~ v' I ~ 3 Ali ~ ~ v I ~ _ Flo ~i i U U ~'' ~ ZI -1 <~-'I ~ ~ Q ~ Q c0 O s c~ M~ d ~ U ~ ~ ~ it w ~~ I :. .. 3 ~ ~ O I j N F- 1 ~ r~ 1--~ ~, z Z ~, ~, z g ooz~oo=~ ~ tie « ¢ a W W ~ z°~ c »a,~-~~~ ~pzz O.~~gWWBS Y~ C1 ~i°~ CW7~~v'! ~ppF~~~v ~6"s <a.Wa4ZrFi~ W W ~XX~i vi U W W.~O~t-txx-i... 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A. What type of business, activity or use are you proposing? In November 1997, the City of Dublin approved a P.D. Rezone for Area B of Dublin Ranch (PA 96-039) which includes the proposed project site. Based on the PD approval, the site was designated for high-density residential uses that allow for multi-story, attached unit dwellings such as apartment and condominiums. The Fairway Ranch development proposal includes 930 residential units (626 apartments and 304 condominiums), consisting of 322 senior apartment units, 304 non-senior apartment units and 304 condominiums as well as ancillary recreational, management and retail uses. Further details on the unit breakdown are included in the table on the following page. The project site is located between Dublin Boulevard and Central Parkway and immediately east of Keegan Street. The parcel is generally rectangular in shape and contains a total of 24.5 gross acres (19.4 net acres). Based on the 930 units proposed, this translates into a net density of 48 units/acre and gross density of 3 8 units/acre. Specific approvals requested from the City of Dublin for this project include a tentative tract map, development agreement, site development preview application and density bonus approval (per the City of Dublin's Affordable Housing Ordinance and Section 65915 of the California Government Code). The overall project proposal includes both family and senior apartment units as well as for sale condonunium units. The project contains a significant affordable component, exceeding the requirements of Dublin's Affordable Housing Ordinance. Specific details of proposed housing types by building are included in the following breakdown. Page 1 of 11 • Site Development Review -Project Description Apartment/Condominium Buildings, Recreation Facilities & Community/Neighborhood Landscaping Site Development Review ATTACHMENT ~ Fairwav Ranch Residential Community • A ril, 2003 UNIT TABULATION FAIRWAY RANCH RESIDENTIAL COMMUNITY Phase 1 -Family Apartments Unit Type Plan Type VLI LI Mod Market # of Units 1 /1 A 31 34 3 _ 68 1 /1 B - - 36 - 36 1 /1 B2 - - - 24 24 2/1 C 32 8 - - 40 2/2 C2 - 1 42 1 44 2/2 D - - - 36 36 3/2 E _ _. - 47 9 - 5F TOTALS 63 90 90 61 304' Phase /l - Senior Apartments Community A (East): Unit Type Plan Type 1 /1 F 1 /1 F2 2/1 G 2/2 G2 TOTALS VLI LI Mod Market # of Units 32 24 - - 56 - 1 55 - 56 - 28 - - 28 - 28 - 28 32 53 83 0 168* Community B (West): Unit Type Plan Type VLI LI Mod Market # of Units 1 /1 F 32 14 - - 46 1 /1 F2 - - - 24 24 2/1 G - 32 - - 32 2/2 G2 - - 48 4 52 TOTALS 32 46 48 28 154*" Phase ll/ -For Sale/Condo Units Unit Type Plan Type VLI LI Mod Market # of Units 1/1 A - - - 68 68 1 /1 B - - - 36 36 1/1 B2 - - 18 6 24 2/1 C - - 12 28 40 2/2 C2 - - - 44 44 2/2 D - - 15 21 36 3/2 E - - 7 49 56 TOTALS 0 0 52 252 304 Page 2 of 11 • Site Development Review -Project Description Fairwav Ranch Residential Community • A ril 2003 Notes: VLI -Very Low Income Units LI -Low Incofne Units Mod - Moderate Income Units Market -Market Rate Units * Total includes one - 1 bedroom/1 bath apartment unit for on-site manager in each of the senior east and west complexes. **Total incla~des one - 2 bedroom/I bath unit for on-site apartment manager in family apartment building. Approximately 5000 square feet of on-site retail space to primarily serve residents will be included in the project. The retail space will be located on the first floor of the family apartment building and will be generally oriented to Keegan Street as well as the east/west roadway through the site. Additional on-site amenities will be provided for each building including swimming pools, spas, clubhouses to accommodate a full range of indoor recreational activities, tot lots and other designated areas for child play, and exterior courtyard areas for passive activities. Within the senior and family apartment complexes, apartment units will be provided for on- site managers. Specifically, this will include designating aone-bedroom apartment in each of the east and west seniors buildings as well as one two-bedroom unit in the family apartment building. A determination will be made at a later date as to which specific units are designated as manager apartments. In addition, a shuttle service will be provided for Fairway Ranch residents that will operate on a fixed schedule and route, providing predictable and reliable service for the residents 7 days per week. During weekday commute hours, the shuttle will provide transportation to the Pleasanton BART station, ACE train station, and selected business parks and/or other employment locations as dictated by the needs of the residents. During the day and evening non-commute hours and on weekends, the shuttle will provide transportation to local shopping centers, medical facilities (including ValleyCare Hospital and medical offices), recreational areas and other destinations. The actual route and schedule will be tailored to the needs of the residents. The Developer will either acquire or arrange for the operation of the shuttle directly, or contract with a local transportation agency to provide this service. If the Developer operates the service, the shuttle will be parked on site when it is not in service. Resident demand will determine the number and the size of the vehicles needed. Page 3 of 11 • Site Development Review -Project Description Fairway Ranch Residential Community • ?inril 2003 B. How many employees will you have or propose to have? Each housing component (seniors apartments, family apartments and for sale condonuniums) within Fairway Ranch will have approximately six employees, of which three will be office- related employees and the balance will be maintenance staff. Also, there will be some additional employees associated with the retail uses in the family apartment complex. The senior and family apartment buildings will also have their own on-site manager. G What are the proposed hours and days of operation? Some level of on-site staffing for each building will be available 24 hours per day. It is anticipated that the offices will be open to serve residents seven days per week. The hours of operation are tentatively planned from 9-6 on weekdays and 10-5 on Saturday and Sunday. D. Will your business, activity or use target a specifc segment of the community? There is no specific community segment that will be targeted for the market rate units. However, those units will provide housing options for both families and seniors. With respect to the affordable units, the project will target that segment of the community as identified in the City's Affordable Housing Ordinance. A wide range of attached housing alternatives will be provided within this residential community including three levels of affordable units for very low, low and moderate-income households as well as market rate apartments and for sale units. In addition, approximately one third of the total units (322 units) will be senior restricted units. These units will be specifically restricted to occupancy by senior households with residents age 55 or older. E. In what ways will your business, activity or use benefit the community? The proposed project will provide much needed affordable housing within the City of Dublin for both families as well as seniors. The project will provide 162 units in excess of those required under the City's Affordable Housing Ordinance. The developer will directly build all of the affordable units rather than pay a fee to the City to satisfy a portion of the inclusionary housing requirement, thereby providing earlier delivery of the affordable units than if the City had to find sites and interested developers. The affordable units will address all income levels (very low, low and moderate) of affordability, and provide more housing for households with incomes at the lower end of the low income range than would otherwise be provided pursuant to the City's Affordable Housing Ordinance. Units for all of these various age groups and income levels will be integrated into a single community to create a diverse living environment. Page 4 of 11 • Site Development Review -Project Description Fairway Ranch Residential Community • A ril 2003 F. Are there any ways in which your business, activity or use may disrupt the peace of the surroznding residents or businesses? As the Fairway Ranch project is primarily a residential community, it is not anticipated that on-site activities would be a disruption to surrounding land uses. Uses to the west include high density and medium high-density residential communities which are currently under construction as well as a neighborhood park. These adjacent residential communities will be compatible with the proposed project in terms of their physical scale, project operations and potential noise and visual impacts. Lands south of Dublin Boulevard are slated for future campus office uses. Surrounding lands to the east and north of the project site are currently vacant but are designated for future medium density residential uses. Retail uses included within the Fairway Ranch Community are primarily intended to serve residents and would not have extended hours of operation. Delivery locations and hours for these uses would be regulated in accordance with City ordinances. G. Are there any ways in which your business, activity or use have a negative effect on the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or general welfare. The design of this project and its improvements will comply with all applicable City codes and ordinances pertaining to its design, construction and operation. It is not anticipated that it will create public health problems as no land uses or activities requiring the use or manufacturing of toxic materials are planned to occur on site. H. Will your business, activity or use create any negative impacts on property, transportation systems or existing improvements in the neighborhood? The proposed project is envisioned as aself-contained residential community with various recreational facilities and retail services as well as on-site staff. As such, it is envisioned that many of the services required by project residents will be provided on site that will minimize the number of resident trips to and from the project. A regularly scheduled shuttle service providing transportation for the project's residents to local public transportation (eg, BART, ACE train station), employment centers, services and recreational opportunities will further reduce the number of resident trips to and from the project. Specific project-related traffic impacts on the local transportation system as well as within Eastern Dublin have been identified in the traffic study prepared by TJKM for this project. The trip generation characteristics of the proposed project were identified, analyzed in relation to the high- density residential land use designation on this site based on the Areas B-E PD approval and determined to be comparable. Based on this analysis, it is not anticipated that traffic generated by the proposed project will have a negative impact on the existing or future Page 5 of 11 • Site Development Review -Project Description Fairwav Ranch Residential Community • A ril, 2003 transportation system. Infrastructure to be serve this site has previously been constructed as part of the Dublin Ranch - Area G development. Connections to existing roadways and utility systems to serve Fairway Ranch can be made at Dublin Boulevard, Keegan Street and Central Parkway. Although there may be some short term impacts from construction traffic, no major infrastructure will need to be extended to the project site that would be disruptive or have other negative impacts on surrounding neighborhood properties. L Describe how the design of the project including site layout, structures, vehicular access, circulation and parking etc will provide a desirable environment for the future development. Site Layout/Structures: The Fairway Ranch project within Dublin Ranch - Area B is a diverse high-density residential community with four distinct residential structures. Two separate residential complexes for seniors are sited in the northern portion of the project area and contain a total of 322 residential apartment units. The western building is a four-story podium with four levels of units containing 154 apartments over one level of subterranean parking. A clubhouse facility including a spa as well as a landscaped courtyard area for outdoor activities will located at the first floor level over the podium. This facility will be shared with the eastern seniors rental community. Primary access for residents and visitors/guests will be at the southern end of the building at the podium level. The eastern portion of the senior apartment complex is comprised of four separate structures containing a total of 168 units sited in a "pinwheel" arrangement around a central courtyard area. Two of the buildings are designed as four story structures and two of them will be three story structures. All parking for these buildings will be on grade surface spaces generally surrounding the building cluster. It is anticipated that carports will be provided for a number of these surface-parking spaces. The central building complex is planned for 304 family apartment units. All of the buildings will be four story structures which are designed to surround a four story parking structure. Direct access from the parking structure to the units will be provided at each level by means of a series of tower structures and pedestrian bridges between the garage and the residential buildings. Based on this concept, the buildings will front the surrounding streets (Keegan Street and "Y" Street) and effectively screen the garage from view. The various building sections are designed to be linked together architecturally and include a number of building wings that create a series of open courtyards which are enclosed on three sides. At the northwest corner of the building approximately 5000 square feet of retail space to primarily serve residents is planned for the first floor. These uses would be accessible and visible from Page 6 of 11 • Site Development Review -Project Description Fairway Ranch Residential Communit • A ril. 2003 both Keegan Street and the proposed westerly extension of Finnian Way through the site. Adjacent to Keegan Street a larger open courtyard area including a clubhouse facility, outdoor swimming pool, spa and tot lot is planned. At the southern end of the project, a 304-unit condominium building is planned to front on Dublin Boulevard, Keegan Street and "Y" Street. This building is designed to essentially be a mirror image of the family apartment complex, with the exception of the internal retail space. In addition, the parking structure for this building is planned to be five stories as these units are for sale units which presumably have a greater demand for parking spaces. Vehicular Access/Circulation: Vehicular access to all of the buildings within the Fairway Ranch project will be from either Keegan Street or "Y" Street. No access from either Dublin Boulevard or Central Parkway is planned due to City requirements for intersection spacing along arterial streets as well as grade restrictions, particularly adjacent to Central Parkway. Two eastlwest private roadways are proposed to be constructed through the project site between Keegan Street and "Y" Street to provide key entry/exit points for the various buildings as well as to meet fire/emergency access requirements for the project. These roadways are the easterly extension of Finnian Way and Maguire Way and effectively provide a physical separation between the seniors apartments and family apartment building as well as the family apartments and condominiums respectively. The primary entry and exit for the condominium and family apartment buildings will be from Keegan with a secondary entry /exit located on "Y" Street. It is anticipated that the primary entry/exit to the west seniors building and the east seniors building complex will be from Keegan and "Y" Street respectively. Parking: In response to City staff requests, TJKM has undertaken a parking study to determine the required number of parking spaces for each of the residential components of the Fairway Ranch project. This analysis included surveying parking supply and demand at a number of projects in the area with similar resident characteristics in terms of unit mix, affordability and number of units. Based on the work undertaken by TJKM, the City determined that a total of 490 spaces would be required for the family apartments, 366 spaces for the senior apartments, and 571 spaces for the condominiums. This requirement has been met per the proposed site plan. The following table depicts the number parking spaces shown on the site plans for each of the Fairway Ranch residential buildings. More detailed representations of the locations and type of these spaces are included on the parking plan and parking garage plan exhibits in the site development review drawing package. Page 7 of 11 • Site Development Review -Project Description __ Fairway Ranch Residential Community • April 2003 PARKING TABULATION FAIRWAY RANCH RESIDENTIAL COMMUNITY DUBLIN RANCH Units Spaces Provided Ratio (sp./d.u.) Family Apt. Community Structured Spaces 476 1.57 On-Site Surface Spaces 15 On-Street Spaces 13 304 504 1.66 Senior Rental Community - Structured Spaces 0 Buildings A2-A5 (East) On-Site Surface Spaces 179 On-Street Spaces 14 168 193 1.15 Senior Rental Community- Building A i (West) 154 J. K. Condominium Units 304 TOTAL 930 1452 1.56 ave. Is the site physically suitable for the type and intensity of development proposed ? This site is physically suitable to accommodate the type of high-density residential development and ancillary uses as proposed and has been designated for the proposed type of development use per the Areas B - E PD Rezone approval. Describe how the proposed development may impact views. The project site is not within any of the scenic corridor zones as defined in the Eastern Dublin Scenic Corridor Policies and Standards. However, this area falls under the Eastern Dublin Specific Plan policies protecting visually sensitive ridgelands within Eastern Dublin. Exhibits produced as part of that study effort accurately showed what a viewer would see Structured Spaces 129 On-Site Surface Spaces 21 On-Street Spaces 17 Joint Use Spaces (Retail) 11 178 1.17 Structured Spaces 550 1.81 On-Site Surface Spaces 11 On-Street Spaces 16 577 1.90 Page 8 of I1 • Site Development Review -Project Description Fairway Ranch Residential Community • April 2003 along specific sight lines and at several viewpoints. Proposed grading areas and limits of development were also identified. These exhibits showed what portions of the development area would be visible from each viewpoint, what areas would be hidden by existing land forms to be retained and what portions of the visually sensitive ridgelands would be visible under proposed conditions. It was determined from these exhibits that the sensitive ridgelands would be protected. The Fairway Ranch site is situated in the flatter portions of the Dublin Ranch community. Previous viewshed analysis studies done in conjunction with the Areas B-E PD Rezone approval (PA 96-039) determined that development within that area would not specifically impact views of the surrounding ridgelands. L. Describe the physical characteristics of the site including existing slopes and topographic features. The Project Area is open grassland with no existing structures or active land uses. The site is generally rectangular in shape and is comprised of two distinct topographic areas that generally slope from north to south. The northern third of the site is more steeply sloping with an approximate elevation drop of 40-50 feet from the proposed location of Central Parkway to the northern proposed east/west roadway through the site. Average existing slope across this portion of the Project Area is typically four to eight percent. The balance of the site is flatter with average cross slopes in the one to two per cent range. To the west, Keegan Street has been constructed as a collector street, with afour-lane section between Dublin Boulevard and Maguire Way and two-lane section between Maguire and Central parkway at the northern end. The remaining streets encircling the project site have not yet been constructed. To the south, Dublin Boulevard is planned as a six-Iane arterial and Central Parkway is planned as four-lane arterial along the northern boundary. The City has not yet designated the classification or specific location for "Y" Street on the eastern boundary; however, it is assumed that it will be a two-lane residential collector street. The pending Army Corps of Engineers permit for the balance of the Dublin Ranch holdings and its associated mitigation requirements cover the project site. Once this permit is issued it is anticipated that mitigation for all existing on site environmental features will have been adequately provided and that the proposed development will be able to proceed. Page 9 of 11 • Site Development Review -Project Description - __ _ Fairway Ranch Residential Community • April X003 M. Describe the architectural design/theme of the development including character, scale and quality of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses. The architecture of Fairway Ranch Community has been designed to sensitively integrate the residential buildings with the surrounding landscape. Executed.in the "Craftsman Style", the proposed buildings will exhibit the warm colors, rustic textures, and simple formal elements indicative of this early California aesthetic. Characterized by low-slung roofs and long, wide facades, Craftsman buildings are of a human scale by their very nature. The proposed buildings have been designed to incorporate a multitude of three-sided exterior courtyards. These courtyards provide for an active relationship between the residents and the outdoor environment. The open-ended nature of the courtyards creates a softer edge to the development while enlivening the streetscape with views into these lush exterior spaces. The passer-by will be able to enjoy the distinct character of each open court, thus further integrating the project into the surrounding community. vluch of the parking on-site will be provided in above-grade and semi-subterranean garages. The formal composition of the architecture has been carefully planned to mask these garages from the perimeter of the site. T~vo large, above-grade parking structures have been surrounded by the softer forms of the residential buildings. This layout not only provided convenient access for the residents, but also seeks to conceal the utilitarian nature of the parking garage. N. Describe how the landscape features have been designed so as to ensure visual relief and an attractive environment for the pubic. The landscape for the Fairway Ranch residential community has been designed to implement and enhance the previously established Area G Design Development Guidelines for landscaping and streetscape improvements within the public rights-of way in Dublin Ranch. This includes staggered rows of street trees that will be installed on three frontages according to these guidelines, except where minor modifications are required for fire truck access. Although "Y" Street is not covered in the guidelines, it is planned to be landscaped with a continuous row of street trees. Parking lots for the seniors apartment complex at the corner of "Y" Street and Central Parkway are to be screened with large evergreen conifers (Deodor Cedars). Along the Dublin Boulevard frontage there are three large new landscaped courtyards that will have transparent view fencing open to the street. The courtyards will add significant green areas to the Dublin Blvd. streetscape. Adjacent to Keegan Street, two large recreation areas will be developed for both the family apartments and the condominiums so that two new clubhouses framed by trees and shrubs will front onto the public right-of-way. Page 10 of 11 • Site Development Review -Project Description Fairway Ranch Residential Community • April, 2003 Within these courtyards, which will be fenced but visually open to the street, each will have a pool, spa, lawn areas and tot lot. The landscaping within the interior of the site has also been designed to reinforce and improve the inherent characteristics of the site. Five additional courtyards located within the interior of the site have been designed with no perimeter fencing so that they will be completely open. The design concept for each of these courtyards differs in both character and planting. Mixed flowering and evergreen trees are provided along all interior streets and parking areas. Where fire truck access is required, approximately one half the width of the 20' fire lane will be installed with grass rings filled with turf. Where parking garages or large masonry walls occur, they are proposed to be screened with planting. Site entries will be marked with special landscaping, flowering trees, signage and low walls. O. Is the proposed project located on a hazardous waste and substances site? (A Zist is of these sites is available in the Planning Department). A Phase 2 site assessment of Areas B-E (including the Project Site) has been conducted by Berlogar Geotechnical Consultants to determine the presence of any on-site hazardous waste and substance sites. The findings of this study indicate that no problem sites were found. In addition, an environmental records search was previously conducted by Berlogar Geotechnical Consultants for the Dublin Ranch - Phase I project site to determine if the site was included on a list of hazardous waste and substance areas. The results of this search indicated that no property within a two mile radius of Dublin Ranch-Phase I (which includes lands within the Project Area) are listed as a hazardous site, hazardous material generator or transporter, or known to have underground storage tank leaks. Page 11 of 11 • Site Development Review -Project Description