HomeMy WebLinkAbout01-037 DublinRnchAreaFNorth AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: February 24, 2004
SUBJECT:
ATTACHMENTS:
PUBLIC HEARING: PA 01-037 Dublin Ranch Area F North
submitted by James Tong representing the Lin Family (Chang Su-O Lin, et. al.)
requesting Amendments to the Eastern Dublin Specific Plan/General Plan,
Planned Development Rezone/Stage 1 for the Dublin Ranch Area F North
Amendment Area & Stage 2 Planned Development Plan for the Development
Area, Site Development Review, and Tentative Tract Maps
(Report Prepared by Michael Porto, Planning Consultant) l~
2.
3.
4.
Dublin Ranch Area F North - spiral bound proposal/report dated
December 2003 prepared by MacKay & Somps
Resolution recommending City Council adoption of an EIR Addendum
Resolution recommending City Council approval of Amendments to the
Eastern Dublin Specific Plan/General Plan
Resolution recommending City Council approval of Planned Development
Rezone/Stage 1 for the Dublin Ranch Area F North Amendment Area
(entire acreage) & Stage 2 Planned Development Plan (PD) for the
Development Area including Zoning Ordinance (north of Gleason Drive)
Resolution approving Master Vesting Tentative Tract Maps 7281, 7282,
7283 and Site Development Review.
RECOMMENDATION:
2.
3.
5.
6.
Open public hearing and hear staff presentation
Take testimony from the Applicant and the public
Question Staff, Applicant, and the public
Close Public Hearing and deliberate
Adopt the following Resolutions:
a. Resolution recommending City Council adoption of an EIR Addendum
(Attachment 2)
b. Resolution recommending City Council approval of an Amendment to
the Eastern Dublin Specific Plan/General Plan (Attachment 3)
c. Resolution recommending City Council approval of Planned
Development Rezone/Stage 1 for the Dublin Ranch Area F North
Amendment Area & Stage 2 Planned Development Plan (PD) for the
Development Area (Attachment 4)
d. Resolution approving Master Vesting Tentative Tract Maps 7281,
7282, 7283 and Site Development Review (Attachment 5)
COPIES TO:
The Applicant
The Property Owner
PA File
ITEM NO.
PROJECT DESCRIPTION AND EXISTING CONDITIONS:
General - The name of the proposed project is "Dublin Ranch Area F North." This application includes: a)
the Amendments to both the General Plan land use designations and the Eastern Dublin Specific Plan; b)
Planned Development (PD) Rezoning consistent with the land use amendments; c) Stage 1 Planned
Development Plan for the entire 285.4-acre Amendment Area; d) Stage 2 Planed Development Plan for the
Development Area, 88.5 acres north of Gleason Drive, within the Amendment Area and including
Neighborhoods F1 & F2; d) Site Development Review for Neighborhoods F1 & F2; e) Master Vesting Tentative
Tract Tentative Map No. 7281; and f) Vesting Tentative Tract Map Nos.7282 & 7283.
For the purposes of this application, the two areas within the project area are described as the "Amendment
Area" and the "Development Area." The "Amendment Area" is the entire 285.4-acre project site. The
Amendment Area also is defined as the area within the proposed Stage 1 PD Rezoning Area which corresponds
to the boundaries of the proposed Master Vesting Tentative Tract No. 7281. The "Development Area" is
located north of Gleason Drive (including the right-of-way). The Development Area is entirely within the
Amendment Area, but specifically addresses a Stage 2 Plmmed Development Plan and two new Vesting
Tentative Tract Maps for Neighborhoods F1 (Tract No. 7282) and F2 (Tract No. 7283).
Location - Dublin Ranch Area F North is located within the Eastern Dublin Specific Plan Area between
Tassajara Road and Fallon Road approximately 2,500 ft north ofi-580. The project site for the requested
actions is comprised of portions of Planning Areas B, F & E within the boundaries of the Dublin Ranch property
owned by the Lin Family. The Planning Areas were rezoned by PA 96-039 (Areas B & E) following the
original annexation pre-zoning action by PA 94-030 and by PA 98-068 (Area F). Please refer to the Vicinity
Map shown in the applicant's application binder under the "Project Reference" tab.
Previous approvals for the Area F Stage 1 Planned Development Plan as well as previous actions establishing
the Zoning for Area B have referenced a total acreage of 289.3 acres as opposed to the 285.4 acres addressed by
this application. The discrepancy and variations in the land use areas are due to imprecise land use calculations
for the prior approvals and the realignment of area roads.
Existing Use, Zoning, and General Plan Land Use Designations
Existing Use - The entire Amendment Area is vacant, rolling hills of non-native grasses. A newly constructed
fire station is located at the northeasterly border of the project site where the construction of Fallon Road
currently terminates. The fire station site may have been within the boundaries of a prior plan approval, but is
not a part of the current requests. The project site generally slopes from the north and northeast to the south and
southwest. The open space stream corridors included in the proposed plan also flow in that direction. Rough
grading of the Development Area north of Gleason Drive was completed in December 2003.
Zoning - The Amendment Area includes the following zoning districts which are more specifically
identified by acreage in Table 2, below: PD Single Family Residential, PD Medium Density Residential, PD
Elementary School, PD Middle School, PD High School, PD Neighborhood Square, PD Neighborhood
Park, PD Community Park, PD Public/Semi-Public Use, and PD Open Space (Stream Corridors). The
portions of Dublin Ranch Areas B & E included with the current requests were zoned previously by
Planning Actions PA 96-038 & PA 96-039. The portion of Area F affected by the current requests was
zoned previously by PA 98-068. Prior zoning was consistent with the corresponding General Plan Land Use
and Specific Plan land use designations listed, below.
General Plan - General Plan and Specific Plan Land Use Designation within the Amendment Area include:
Low Density Residential, Medium Density Residential, Elementary School, Middle School, High School,
Neighborhood Square, Neighborhood Park, Community Park, Public/Semi-Public Use, and Open Space
(Stream Corridors/Multi-Use Trails).
Surrounding Uses - The uses surrounding the project area are described as follows:
To the north - Existing Dublin Ranch Phase I, single-family and medium density residential. A hillside
with an elevation differential of 27 to 50 feet separates the project area from Neighborhood L4 (Tract
No. 6959) and Neighborhood L5 (Tract No. 6960) within the Dublin Ranch Phase I development.
To the west - Existing Neighborhood M1 (medium density residential) of the Dublin Ranch Phase I
Area.
· To the north of existing vacant high school site remnant and proposed middle school site - An existing
private recreation facility.
· To the east - Fallon Road, Area A of Dublin Ranch, Dublin Ranch Golf Course, and associated single-
family residential neighborhoods with construction in progress.
To the south - Central Parkway and Area G, a high-density residential development area associated with
the Village Center, currently under construction; also a portion of Area B which is not a part of this
project.
APPLICANT'S PROPOSAL AND ANALYSIS:
EASTERN DUBLIN SPECIFIC PLAN/GENERAL PLAN AMENDMENTS - The Amendments to the
Eastern Dublin Specific Plan and General Plan land use designations have been requested due to changes in the
projected needs of Dublin Unified School District; proposed changes to road alignments; and proposed changes
to size, shape, and location of other proposed uses. Generally, the 20-acre area designated as a high school site
is a remnant from Area E Phase I that was not addressed during the previous General Plan Amendment (GPA)
for Area F - PA 98-068. The middle school site has been reduced in size. Public/Semi-Public sites have been
relocated and reconfigured, and the Community Park site has increased in acreage.
The six notable revisions to the previously approved plan are more specifically described as follows:
Table 1: General Description of Proposed Changes - All acreage is gross.
No. Location in Area Existing Designation Size Proposed Desi~lnation Size
1 nw corner F to E & F MS - Middle School site 50.6 ac Middle School 25.2 ac
PD Areas (portion) - portion relocated
- Stage 1 & Stage 2 over High School site and
reduced size of site.
2 west E HS-portion of High 20.0 ac Public/Semi-Public 6.3 ac
PD Areas School (within project site)
- Stage 1 & Stage 2 - eliminated. Becomes
part of the Middle School
Site & Public/Semi-Public
site.
3 south boundary- nw & sw F- south PISP - Public-Semi-Public 1.9 ac becomes part of area 42.0 ac
corners of Central Parkway of Gleason .2...0. .a..c designated for Medium Density
& Grafton Street intersection Total: 3.9 ac Residential
(formerly Devaney Drive)
Stage 1 PD
4 west F- north MS - Middle School site 30.6 ac becomes part of area 20.0 ac
PD Areas of Gleason (portion) designated for Medium Density
- Stage 1 & Stage 2 Stage 1 & Residential - F1 (Tract 7282)
Stage 2
PD Areas
5 north/middle & F (east of Medium Density & 9.9 ac all Low Density Residential F2 33.4 ac
east PD Areas Grafton & - Tract 7283)
- Stage 1 & Stage 2 north of
Gleason)
&
B (north of Low Density Residential .2.2.:.7. .a..c
Gleason) Total: 32.6 ac
6 east B Medium Density, 69.8 ac same uses reconfigured s
Stage 1 PD Community Park, Open (see notes below) a
3
Notes:
1.
Space (trail and stream m
corridors) & collector e
street(s)
Neighborhood Square, Elementary School, and Neighborhood Park sites remain the same size and at the same location.
Unit totals for the Development Area north of Gleason Drive would increase by 50 units; however, total units over all for the
Amendment Area would decrease by 136 units.
Notes on No. 6:
a. One of the two collector streets (Keegan Street) shown on the previous plan has been eliminated. An unnamed collector
shown on the previously approved plan has been realigned and named Lockhart Street.
b. Medium Density and park/open space uses are now proposed to be separated by a road.
c. Open Space/Stream Corridor and/Multi-Use Trail has been relocated - formerly shown between Multi-Family
Residential/Community Park and the Community Park area; now proposed between Lockhart Street and the Community
Park site.
d. The Community Park site would increase in acreage.
The proposed Specific Plan and General Plan land use Amendments would result in the following changes:
Table 2: Proposed Specific Plan and General Plan Land Use Amendments
Land Use Previousl' Approved Proposed
Stage 1 PD Area (listed separately from the Stage 2 PD Area) ac du
M Medium Density Residential (south of Gleason Road) 110.6 ac 1,105 du 105.0 ac 1,050 du
M/CP Medium Density Residential/Community Park 13.0 ac 130 du 0.0 ac 0 du
CP Community Park 52.0 ac 65.9 ac
NP Neighborhood Park 5.6 ac 5.6 ac
NS Neighborhood Square 2.0 ac 2.0 ac
ES Elementar7 School Site 10.0 ac 10.0 ac
OS Open Space/Stream Corridor/Multi-Use Trail 5.3 ac 8.4 ac
PISP Public/Semi-Public 3.9 ac 0.0 ac
Sta~le 2 PD Area {listed separately from the Stage I PD Area)m
L Low Density Residential 22.7 ac 91 du 33.4 ac 121 du
M Medium Density Residential (north of Gleason Road) 9.9 ac 99 du 20.0 ac 119 du
HS High School Site (portion) 20.0 ac 0.0 ac
MS Middle School Site 30.6 ac 25.2 ac
OS Open Space/Stream Corridor/Multi-Use Trail 3.7 ac 3.6 ac
PISP Public/Semi-Public 0.0 ac 6.3 ac
Stage 2 PD (north of Gleason)- Subtotal 86.9 ac 190 du 88.5 ac 240 du
Stage 1 Area (South of Gleason)- Subtotal 202.4 ac 1,236 du 196.9 ac 1,050
Stage 1 (includes Stage 2)-Total(2) 289.3 ac 1,426 du 285.4 ac 1,290 du
Source: MacKay & Somps
Notes:
(1) The Stage 2 PD technically is within the Stage 1 PD Area and is proposed to occur immediately subsequent to the Stage I PD
approval.
(2) The discrepancy in land use areas is due to imprecise land use calculations for the prior approvals and the realignment of area
roads.
With the determination of the final Community Park size, the previous transitional zoning encompassing both a
Community Park and Medium Density Residential option was no longer necessary. The Open Space Stream
Corridor that separated the joint zone from the actual 52-acre Community Park site on the unamended plan was
relocated as a buffering element to the far western edge of the final Community Park site. This location and its
4
subsequent length was factored into the applicant's 404 permit issued by the Army Corps through consultation
with the departments of Fish and Game and Fish and Wildlife.
The proposed General Plan Amendment and Eastern Dublin Specific Plan Amendment will create a more
orderly and organized development pattern, will allow for the introduction of a more usable Public and Semi-
Public site, will define the boundaries of a larger sports park, will provide for land uses on the remainder middle
school site and will generally accommodate a land use pattern that will facilitate the timely implementation of
the Plans. The proposed Amendments are in keeping with the intent of the original General Plan and Eastern
Dublin Specific Plan.
REZONE/STAGE 1 AND 2 PLANNED DEVELOPMENT PLANS - The Stage 1 PD for the entire 285.4-
acre Amendment Area generally corresponds with Master Vesting Tentative Map No. 7281. The purpose of the
Stage 1 PD and Master Vesting Tentative Map No. 7281 is to establish zoning consistent with the requested
Specific Plan and General Plan Amendments, include two new subdivisions, re-define the middle school site,
expand the size of the Community Park, and reconfigure road and utility corridors.
Stage 1 PD - The Stage 1 PD area includes five distinct subareas separated by the proposed street and open
space corridor systems. The Development Area portion of the Amendment Area currently is proposed for a
Stage 2 PD, and includes two of these subareas - Neighborhoods F1 and F2.
Stage 2 PD - The Stage 2 PD includes 88.5 acres located north of (and including) the Gleason Drive right-
of-way. The 53.4 acres comprising Neighborhoods F1 and F2 are included within the Stage 2 area PD.
These two neighborhoods generally correspond to Tentative Tract Map Nos. 7282 (F 1) and 7283 (F2) and
would create 240 single-family residential lots/units of medium-density and low-density housing as shown
below in Table 6 under Tentative Tract Maps. Permitted uses are listed in the zoning text established for
this PD. In addition to the medium-density and low-density housing, zoning for Middle School uses,
Public/Semi-Public, and Open Space uses would be established by the rezoning of the Stage 2 PD area.
Development Standards for the Stage 2 PD at this time are limited to the Landscape & Open Space
Guidelines/Standards.
Three components within the materials presented would be incorporated as part of the Development
Standards for the PD zoning and the Stage 2 Planned Development Plant area. The components include:
1. Residential Site Development Standards (with associated notes) shown in Table 3;
2. Architectural Design Standards; and
3. Landscape & Open Space Guidelines/Standards.
Residential Site Development Standards - Residential Site Development Standards to be adopted for the
Stage 2 PD (specifically for Neighborhoods F 1 and F2) are shown in Table 3 and discussed below. (The
standards discussed within this staff report may not be inclusive but are intended offer a general description and
summary. The specific standards will be included in the adopted project documents.)
Table 3:
Lot Size
Residential Site Development Standards for Single Family Detached
Setbacks/Standards
Minimum Street Frontage
Maximum Lot Covera[le¢)
Low Density Residential
Single Family Detached (F2)
5,000 sf or greater
35 feet
45%
Medium Density Residential
Single Family Detached (FI)
between 3,150 sf & 5,000 sf
(minimum dimensions =
45 feet x 70 feet)
35 feet
5O%
Maximum Building Height
Maximum Stories
35 feet
38 feet
2 3(2)(3)
Maximum Front Yard Setbacks
12 feet
Living Area
(Front) Porch
Front-On Garage
Turn-In Garage
Minimum Side Yard Setbacks®
I Story to 1 Story
I Story to 2 Story
2 Story to 2 Story
Corner Lot (setback from street side) (9)
(Front) Porch<s)
Encroachments
Minimum Rear Yard Setbacks® (10)
Living Space
Single-Story Garage
2-Story Garage (living space above)
Standards for Usable Rear Yards
Accessory Structures
15 feet for 2-story(4) or
12 feet for single story
10 feet
19 feet(5)
12 feet(s)
5 feet to 5 feet (10-foot total)
5 feet to 7.5 feet (12.5-foot total)
7.5 feet to7.5 feet (15-foot total)
15 feet for 2-story® or
10 feet for single story
3 feet
(D)
(D) 10-foot minimum,
15-foot average per lot
(D) 5-foot minimum
(D) 10-foot minimum
contiguous fiat area:
minimum area of 500 sf &
minimum dimension of 10 feet
2 covered + 1 guest space¢~)
Parkin~l Spaces Required
Notes:
(A) All setbacks are measured from the property line.
10 feet
18 feet(5)
N/A
4 feet minimum®
4 feet minimum(s)
4 feet minimum(s)
9 feet
N/A
(D)
(D) 5-foot minimum,
12-foot average per lot
3 feet
(D) 10-foot minimum
contiguous fiat area:
minimum area of 300 sf &
minimum dimension of 5 feet
(E)
2 covered + I guest space®
(B) See pages in the Architectural Design Standards for a graphic depiction of the standards listed in the Table above.
(C) See Pages 11-12 to 11-23 of the Architectural Style Guidelines for additional Architectural Treatment requirements.
(D) Items such as (but not limited to) air conditioning condensers, porches, chimneys, bay windows, media centers, etc. may
encroach 2 feet into the required setback provided that a minimum of 36 inches fiat and level area is maintained for access
around the house.
(E) Setbacks for accessory structures shall be in accordance with the building code in effect at the time of construction/installation.
Noise generating equipment such as pool and spa equipment shall be acoustically screened or located outside of the setback
area.
Maximum lot coverage regulations are intended to establish the maximum lot area that may be covered with buildings and
structures. Buildings and structures include: all land covered by principal buildings, garages & carports, permitted accessory
structures, covered decks & gazebos, and other covered and enclosed areas. It does not include: standard roof overhangs,
cornices, eaves, uncovered decks, swimming pools, and paved areas such as walkways, driveways, patios, uncovered parking
areas, or roads. (Dublin Zoning Ordinance Section 8.36.100)
Subject to Building Code requirements for access.
The 3rd floor must be stepped back from front and rear elevations to reduce building mass.
Where 50% or more of the elevation of the home is a single-story element and there is a 5-foot minimum offset between the 1st
and 2nd story elements, the setback for the single-story and 2-story elements shall be considered as that for a single-story
building.
(si Three-car front-on garages are prohibited in Neighborhood Fl. In Neighborhood F2, three-car front-on garages are limited to one
floor plan type. Additional architectural requirements pertaining to garage facades, etc. are included in the "Building Mass &
Form" and the "Architectural Treatment" sections of the Architectural Design Standards.
Turn-in garages are prohibited on lots less than 55 feet wide.
(7) Retaining walls up to 3 feet high may be used to create level usable areas. Retaining walls in excess of 3 feet high to create level
usable area are subject to review and approval of the Building Official or Community Development and Director of Public Works.
Walls over 30 inches in height are subject to safety criteria as determined by the Building Official.
(8) Setbacks subject to review and approval of the Building Official for Building Code and Fire Code issues. Setbacks to building
overhang to be 3-foor minimum or as required by the current City Building Code standards.
(9) Where a minimum 5-foot wide Homeowners Association (HOA) parcel lies between a lot and an adjacent street the adjacent lot is
not considered a corner lot.
(lo) At cul-de-sac bulbs where lot depths are less than the standard 100 feet, minimum rear-yard setback requirements may be
reduced by an amount equal to 100 feet minus the actual depth of the lot (e.g., 100 feet - 90 feet = 10-feet) In no case will the
rear yard setback be reduced to less than 10 feet.
(~) Curbside parking may be counted toward the required number of guest parking spaces. Tandem parking within a garage is
permitted.
Architectural Design Standards - The proposed project includes both "Architectural Design Standards" for
project development and "Architectural Style Guidelines" for the building exteriors. Only the "Architectural
Design Standards" will be incorporated into the zoning text for the Stage 2 PD at this time. These standards
would be applicable to Neighborhoods F1 (Tract No. 7282) and F2 (Tract No. 7283).
The discussion in this staff report offers a general description and summary of these standards and may not be
inclusive. A complete set of Standards is included in the proposed Ordinance. Architectural Design Standards
established in the Stage 2 PD are applicable to the following categories: A) Neighborhood Design, B) Slope
Considerations, C) Building Mass & Form, and D) Architectural Treatment.
Generally, the Architectural Design Standards address the following:
A. Neighborhood Design - This element aims to create a visually interesting, but functional, street scene
which projects character and an image of quality. This goal is achieved through variety of techniques in
plotting and massing and a mix of architectural plans and styles. Such techniques would include, but not
be limited to: 1) reversing and varying adjacent plans and exterior styles, 2) avoiding repetitious
patterns, 3) varying heights and setbacks, 4) incorporating single-story elements into two-story buildings,
and 5) minimizing the visual impact of garages.
Streetscape (Front Elevations) - The standards in this category provide options for limiting the number
of plans per neighborhood, architectural styles per neighborhood, and elevations per plan. Variations in
front setbacks would require a 2-foot offset between adjacent buildings on lots where this standard can
be satisfied. Street scene standards are proposed for opposing sides of the streets (as well as the line of
sight along one side of the street) in terms of color, elevations, and plans. Elevations, colors, and
materials are addressed in the Architectural Guidelines discussed below.
Rear, Side & Corner Elevations - Avoiding repetition and overwhelming mass also are objectives for
rear, side yard, and comer elevations. In addition to the techniques listed above, specific techniques
would be applied to these elevations as warranted. The visual impacts of rear elevations are proposed to
be addressed, especially through variation in rear setbacks and roof form. Areas of particular concern
are those that back onto Gleason Drive, Grafton Street, and Fallon Road. Massing and articulation
standards for residential properties abutting those rights-of-way are more specifically discussed in the
Architectural Design Standards documents.
Side yards are particularly sensitive to siting and plotting with regard to privacy, window placement, and
maximum usable side yard area. The ultimate authority on building separation is the fire safety
standards codified in the Uniform Building Code, particularly concerning encroachments of eaves,
architectural projections, fireplaces, log storage, other outdoor storage, entertainment niches, balconies,
exterior stairways, bay windows, window seats, decks, and air conditioning equipment.
In addition to massing, color, and other visual impacts, comer lot design would be predicated on de-
emphasizing vehicular access and minimizing the impact of garage facades. Solutions may include
garage placement on the interior, rather than comer, side yards.
B. Slope Considerations - The visual impact of development against a slope creates concerns, not only for
neighborhoods, but also community-wide. Slope conditions would be managed by creating a series of
terraces in accordance with the natural contour of the area. Terraces with smaller retaining walls are
preferred over large leveled areas with higher, more massive retaining structures. Where an elevation
differential is greater than 3 feet between lot side yards, driveways shall be placed on the side with the
higher elevation. For lots at the bottom of a slope, the rear yard depth should be maximized, and the rear
building elevation abutting the rear yard should be a single-stow element to avoid "boxed in" outdoor
spaces.
Building Mass & Form - Design elements can be applied to enhance the streetscape and influence
density perceptions. These elements include architectural forms, such as recessed alcoves, projected
overhangs, chimney forms, dormer or bay windows, and porch or entry projections. In addition, the
placement of second-stories stepped back from ground floor or garage facades reduces the perception of
excess mass, creates visual relief from vertical planes, and provides an intermediate transition space. At
ground level, single-stow building elements also contribute to the pedestrian scale.
A minimum number of single-stow homes and single stow building elements will be required in the F 1
and F2 Neighborhoods. The use of single-stow elements on comer homes is preferred. However, use of
the same plan on every comer would not be permitted. Single-story elements include:
a single stow room (living space)
front or wrap-around porch (minimum 6 feet deep and 10 feet wide)
extended entry alcove
· single stow garage (if located on the side of the home)
In Neighborhood F2 (Low Density Residential), at least one plan shall be required to include a
significant single-stow element along the front or side elevation; all comer homes shall be required to be
constructed with the element at the building comer. In Neighborhood F 1, a minimum of one plan is
required to have a front porch (applicable to the appropriate Architectural Styles). Architectural Design
Standards establish the dimensions for porches where used as a single-stow, mass-reducing architectural
feature. In both Neighborhoods F 1 and F2, comer plans may be designed for interior lots with the
flexibility to be adapted for comer use.
Garages - Garage treatment has a significant effect on the visual image of a neighborhood streetscape.
The Architectural Design Standards present several pages related to garage design. Development
Standards would be adopted for: Recessed Garages, Comer Garages with side street entry, Turn-In or
(Swing-In) Garages, Detached Garages, and 3-car Front-Facing Garages. All garages shall be equipped
with automatic roll-up doors.
The following are some of the standards applicable to garages:
1. Front-facing 3-car garages are limited to one floor plan type per neighborhood, and have a
number of other applicable design standards such as off-setting facades, door designs, or
interior tandem parking. This type of garage is prohibited in Neighborhood Fl.
2. Turn-In garages are limited to lots of 55 feet in width or greater and shall be recessed a
minimum of 12 feet behind the garage wall plane.
3. All front-facing garages shall be at least 5 feet behind the faqade of the living space of the
home (does not apply to turn-in garages)
4. Garage placement should alternate along front setbacks
5. Garage setback should be staggered
6. Garage appearances should be varied by color and architectural style - where possible two
single doors should be used in place of one
7. Comer garages with a street side entry may be detached
8. Turn-In garages are limited to a maximum of 33% of the units
(one turn-in garage plan per neighborhood)
9. Where lot depth allows, one plan shall provide for a recessed garage at least 20 feet behind
the facade of the living space of the home
10. Garage design shall be incorporated into the architecture of the house
Design treatment should strive to reduce the overall visual mass of this structure
11. Front facing driveways to detached garages shall used textured paving
Other elements such as a porte cochere or trellis may be utilized to screen or visually connect garages
with the residence.
D. Architectural Treatment - The architectural treatments discussed in this section of Architectural Design
Standards address elevation treatments, roof considerations, and architectural design elements.
Elevation Treatments - The elevation treatments require 4-sided architecture to ensure a quality product.
For front elevations, the difference in plans and elevation style must be discemable but not create visual
chaos.
Expanses of blank walls are to be avoided by use of architectural treatments, articulation, and materials
applied to finished grade. The manipulation of light through shadow and reflection should be created by use
of form and relief. The architectural recesses and projections, not only are methods of manipulating shadow
effects, but also can be used to create focal points which distract from the some of the less attractive and
more utilitarian functions of a building's exterior. Each plan and style shall be required to have elevation
elements that step both vertically and horizontally.
Building entries shall be designed as each building's focal point. Hidden side-oriented entries behind a
front-on garage plane shall be prohibited. Also, an important situation to prevent is the "canyon effect"
within side elevations, and the treatment of elevations visible off-site from public streets. Second story
side and rear elevations, which are visible from public rights-of-way, are of particular concern. In cases
where side and rear elevations are visible from the streets, the following standards would be applied:
· detailing of the second floor exteriors to include materials, colors, window surrounds, and changes in
wall planes appropriate to the building's architectural style.
· trim on all windows
· window mullions that match the front elevation windows
· continuation of trim and materials from front elevations around and onto the side elevations.
· authentic details.
· second story privacy
· maximizing and variation of rear yard setbacks
Roof Considerations - The use of different roof types is intended to add variety and interest to the street
scene provided that the roof characteristics are consistent with the building's architectural style. The
standards established in this section identify acceptable roof forms, inappropriate roof forms, allowable
pitch, and the design of eaves, projections, and overhangs. Again, avoidance of a "canyon effect" is
imperative. Hip, gable, and shed roof forms should be appropriate to the architectural style. Gambrel and
Mansard roofs should not be used, while flat roof are prohibited. Covered front porches and entries are to be
dominant design elements in breaking vertical plane and creating visual relief. Covered porches may differ
from the roof in either pitch or material, but not both. Also, vertical steps in the roof line according to
interior room arrangements should be at least 18 inches to create a visual separation.
Architectural Design Elements - Architectural Design elements addressed by these standards include
entries, doors, windows, balconies, exterior stairways, railings, garage doors, chimneys, gutters and
downspouts, columns and posts, patio structures, and storage buildings.
The building's entry should be obvious and establish a visual and functional path. It also serves an
important transition between indoor and outdoor space. A number of architectural elements already have
been addressed to identify building entries.
Wood is the preferred material for entry doors. An entry door may match the building's accent trim but
should be differentiated from the wall color. Window placement is usually determined by room layout,
possible furniture placement, view opportunities and concern for privacy. Regarding exterior design,
window hierarchy and placement creates a composition, which should reflect the building's architectural
style. Vinyl clad, aluminum, wood or cementitious wood are acceptable materials. Only bronze colored
anodized aluminum frame is acceptable; natural metal, gold, or silver is unacceptable. Theme windows may
be used as a building focal point. Skylights and roof windows are permitted only when not visible from the
street.
In addition, a number of required elements should be installed with convenience and safety in mind, such as
entry lighting and house addresses. These standards also discuss items having the potential to become a
nuisance or degrade the neighborhood appearance, such as awnings, antennas, satellite dishes, trash
receptacles, and storage structures.
The Standards in this section on Architectural Design shall be adopted as part of the Development plan.
Architectural Style Guidelines - The Architectural Style Guidelines and color palettes present a variety of
traditional and contemporary styles. The purpose of discussing the Architectural Style Guidelines at this time is
to maintain standards for establishing neighborhood quality and identity. The objective is to avoid contradictory
and incompatible designs, which result in visual chaos or design trends that, if overused, result in monotony.
These Architectural Style Guidelines will be made available for the residential builders who will produce each
residential product. They will be selected and applied at a later date during the Site Development Review
process, which will be presented, to the Planning Commission when the specific residential products are
proposed for construction.
The following architectural styles have been determined to have market appeal and historic presence in the area:
· California Craftsman Bungalow
· American Colonial
· European Eclectic
· Monterey
· California Ranch
· American Farmhouse
· East Coast Traditional
The characteristics of these styles can be represented and produced by today's builders of products. As required
with previous development, architectural elements will be required to be articulated on all elevations of each
building.
lO
At this stage, the Standards and Guidelines for streetscape, landscaping, open space, and signage will serve as
the unifying elements for the project area design.
Landscaping & Open Space Guidelines/Standards - The project area includes a significant amount of land
designated for parks, stream corridors/trail systems, streetscape, and open space. As a result, the landscape and
streetscape standards (identified as "guidelines") will have a dominant influence on creating an identity,
establishing the community's character, and unifying its image. These standards would be applicable to
Neighborhoods F-1 (Tract 7282) and F-2 (Tract 7283) only but are consistent with the overall theme for Dublin
Ranch.
The Landscape & Open Guidelines/Standards address the design concepts, treatments, materials, and location of
these major elements. Six specific elements addressed are:
1 ) Entries - both the Community and Neighborhood entries
2) Vehicular Circulation - rights-of-way by street function
3) Street Furniture
4) Corridor, Trail & Pedestrian Circulation
5) General Landscape Requirements - with the recommended plant palette and required irrigation systems,
and
6) Pilasters, Walls & Fences - for both public and private properties
Trees will define a hierarchy of entries, streets, and neighborhoods in keeping with the historical image of
orchards. A double row of shade trees is proposed for each collector street to create a unifying community
element and a pedestrian friendly environment.
Entries - The location of the Community and Neighborhood entries will be visually apparent through design
elements and materials, including the use of interlocking pavers, signage, and accent trees. The intersection
of Gleason Drive and Grafton Street is one of these locations.
Pedestrian gateways also will be identified there and at other designated locations; plaques and omamental
signage will display the Dublin Ranch logo and will be set in stone pilasters. Low stone walls and open rail
fences are the predominant fence type along trails and open space corridors. Oak trees native to the local
hills also have been incorporated into the plant palette to maintain historic continuity.
Streetscape (Vehicular Circulation) - Vehicular circulation is subject to certain standards established on the
basis of safety. The Guidelines/Standards for the proposed plan also addresses the street design concepts for
the arterial and collector streets, including: right-of-way widths, roadbeds and travel lanes, parking lanes,
peripheral and median landscaping, and amenities for non-vehicular circulation, such as pedestrian and
bicycle traffic. As part of the approval process, the section in the developer's proposal will be incorporated
as part of the Development Standards approved with the both the Stage 1 PD and Stage 2 PD rezoning.
However, at this time, the property lines and right-of-way design are more specific to the Stage 2 PD
rezoning of the Development Area (Neighborhoods F-1 and F-2).
Grafton Street, one of the north-south collectors, will separate the F 1 and F2 neighborhood and will have
landscaped parkways along both sides of the street. South of Gleason Drive, it will have a landscaped
median. Eventually, it will be extended south of Central Parkway where it will serve as the "main street" for
Dublin Ranch Village Center. Both Grafton and Lockhart Streets are flanked on one side by an Open
Space/Stream corridor/Multi-use trail, which serves as natural drainage and a pedestrian link for a number of
the school and park sites. Kohnen Way, the east-west collector, separates Neighborhood F 1 from the
proposed middle school use.
Landscaping serves not only as a physical buffer, but also as a visual separation between uses. Along those
streets with adjacent open space and a multi-use trail, riparian landscaping will transition to intermittent
stream corridor plant materials. Plantings adjacent to the rail fences will act as a transition to the natural
landscape. To maintain views, rail fences shall be located a minimum of 5 feet behind a sidewalk when
adjacent to open space or stream corridor areas, except on neighborhood streets where the minimum setback
would be 3 feet. Rail fences also would be installed as a separation, but open visual connection, between
cul-de-sacs on neighborhood streets and other streets.
A community wall or a wall/view shall be placed along the rear lots lines of residential lots that back or side
on to Grafton Street and portions of Kohnen Way. Where sound attenuation is required, the community wall
and stone pilasters will be placed adjacent to the residential lots.
Pilasters, Walls & Fences - These items are some of the most visible community theme elements within the
residential area. They typically would be visible from all public rights-of-way and provide continuity to the
area's visual identity. The general design of these items has been established as part of earlier development
phases within Dublin Ranch. A common theme element already in use and an established precedent is the
stone-clad concrete pilaster with a pre-cast concrete cap. The details for the stone pilasters also are a part
of the proposed standards.
In addition to the stone pilasters, the proposed plans and details would become formalized design standards
for the project area. Locations, dimensions, and materials would be adopted for the following elements:
· Community Walls - Pre-cast concrete panels separated by stone pilasters for use along high
visibility areas, such as arterial streets.
· Wall/View Fence combination - Tubular steel railing above a low-concrete wall, also used in high
visibility areas (including residential collector streets, Mid-Block pedestrian access points, and
slopes).
· View Fences - Tubular steel fences used to take advantage and preserve outward views from behind
the fence and as a transition to Wall/View Fence combinations.
· Rail Fences - High-grade concrete rails designed to simulate wood and supported by low stone-clad
pilasters or concrete posts. Rail fences are used in areas adjacent to open space, schools, stream
corridors, and multi-use trails. They also are used in areas to project an upscale rural image and at
cul-de-sac ends. Rail fences are shown in a two-rail or three-rail design.
· Good Neighbor Fences - Wooden fences between residential lots or along the sideyard of a comer
lot abutting a street. Good neighbor fences would be lattice-trimmed along the sideyards between
residential lots or along the sideyard property lines of comer lots abutting a street.
· Retaining and/or Screen Walls - Pre-cast concrete and stone veneer walls that do not exceed 3 feet
above finished grade. These walls are used to accommodate grade differentials between properties
and as a base for street light poles, hydrants, utility vaults and equipment, etc.
Street Furniture - In addition to fencing, street fumiture items project continuity, uniformity, and familiarity
with an area's identity. These items also are intended to reflect the upscale rural image that the developer is
aiming to achieve. Most items correspond to those used in Dublin Ranch Phase I. Since these items
generally are manufactured and available for order and installation, it is possible to achieve consistency and
replication. Street furnishings (such as benches, lighting, and trash receptacles) provide pedestrian
amenities. Additional items include lighted and unlighted bollards, mailboxes, and signage. The Materials
Source List, included with these plans, specifies manufactured products for stone/stone veneer, mortar,
stucco, interlocking concrete pavers, tubular steel fence components, and pre-cast concrete fence and wall
components including wall panels, railing and pilaster caps.
12
Corridors, Trails & Pedestrian Circulation - The open space and trail system is proposed to link with the
comprehensive city plan and the county regional systems. As mentioned above, the multi-use trails mn
adjacent to the open space/stream corridors along Grafton Street (8 feet wide) and Lockhart Streets (! 2 feet
wide). The trail will be paved concrete in order accommodate two-way pedestrian and bicycle traffic, or
emergency and maintenance vehicles, as needed. At trail access points, bollards will be placed to restrict
access by unauthorized motor vehicles. Intrusion into the streambed and wildlife habitat by humans and
domesticated pets will be controlled by low walls, rail fences, leash laws, and signage.
Ownership and maintenance responsibilities of landscaped and open space areas are proposed as follows:
Table 4: Ownership and Maintenance Res )onsibilities of Landscaped and Open Space Area
Element Own Maintain
· Center median in public streets City City
· Stream Corridors/Open Space Areas HOA HOA
· Stream Corridors/Trails (not adjacent to HOA HOA
streets)
· Other Trails HOA HOA
· Trails/Sidewalk (along arterial & collector City HOA - Landscaping
streets) City - Hardscape
· Right-of-Way Landscaping (curb to ROW line) City HOA
· Subdivision/Community Landscaping Private/HOA Private/HOA
HOA -- Homeowners Association
Plant Materials - A variety of plant materials have been recommended, and will be standardized for each
type of streetscape provided by the proposed plan. Indigenous and horticulturally adaptive plant materials
have been selected to enhance the natural landscape, define a hierarchy, and provide distinctiveness for each
area. The plant materials have been recommended and selected based on natural characteristics of the site,
suitability to the climate and soils, and tolerance for recycled irrigation water.
A total of 55 different plant species are listed. Each plant is shown by both its common and scientific name
on the plant materials palette. The categories of plant materials for each designated streetscape area are
identified below:
Table 5:
Plant Palette - Areas and Type of Materials Listed
(refers to the number of species listed under each category in the plant list)
13
Area Street Accent Evergree Shrubs Perennials Ground Vines Hydro-
Tree Tree n Screen Covers seed
Tree
Community 1 2 3 4 3 2 2
Entry/Entries
Neighborhood Entries 1 3 2 3 2 4 1
Arterial Streets(1) 3 5 4 7 7 7 2
Residential 2 8 7 4
Collector Streets®
Neighborhood Each residential lot shall have one street tree. Corner lots shall be required to have
Streets a minimum of two street trees.
· F1 1
· F2 1
· Alternative 2
Stream 4 8 1
CorridorsF['rails(~)
Mid-Block 3 3 7 5 3
Pedestrian Access(1)
Shrubs, Perennials &
Trees(2) Groundcovers(3)
Total Different
23 31 2 1
Varieties
NOTES:
(4) Plant palette materials have been formulated and provided by two different Landscape Architecture and Planning firms - GLS
Architecture/Landscape Architecture & Nuvis Landscape and Planning. Plan Elements such as arterial streets were designed
to be consistent and to provide continuity among previously approved developments within Dublin Ranch. The components
marked with (4) were formulated by GLS Architecture/Landscape Architecture.
(2) All tree species were combined to prevent double-counting in cases where the same plant was categorized differently under
different areas.
Shrub, perennial & groundcover species were combined to prevent double-counting in cases where the same plant was
categorized differently for different areas.
Irrigation - Irrigation systems throughout the public right-of-way and common areas maintained by the HOA
shall be accomplished by a means of automatically controlled spray, bubbler, and drip irrigation systems.
The systems shall incorporate water conservation techniques and shall meet water efficiency requirements
adopted by the State and the City. All irrigation systems within the pubic right-of-way, with exception of
the stream corridor, shall be designed and constructed to accommodate recycled water when it becomes
available in the future. Irrigations systems that use recycled water shall conform to the Water Use
Guidelines of the Dublin San Ramon Services District.
A Stage 1 Planned Development Plan sets forth the land use areas by creating corresponding Zoning
Designations. A Stage 2 Development Plan builds upon the Stage 1 land use designations and applies setbacks,
complex and detailed development standards and determines the guidelines that will be used to direct the
development of the properties in question. This project only proposes a Stage 2 Planned Development Plan for
the two Subdivisions that comprise the area north of Gleason Drive. Generally a Stage 2 Plan works with the
landform and subdivision design, which is the case in this instance. A Stage 1 Development Plan is proposed
for the remainder of land area in order to lock in the zoning land use designations. A Stage 2 Plaimed
Development Plan will be submitted with future subdivisions (Tentative Tract Maps and Site Development
Reviews) for the area below Gleason Drive and above Central Parkway from Brannigan Street on the west and
Fallon Road on the east. The Stage 1 and Stage 2 Zoning that is proposed as a part of this project is in
consistency with the General Plan and Eastern Dublin Specific Plan (as modified by this application request)
and will achieve the orderly and comprehensive development of this portion of Dublin Ranch.
SITE DEVELOPMENT REVIEW - The Site Development Review issues for the Stage 2 PD Development
Area generally involve: 1) the "Landscape & Open Space Guidelines" which will be adopted as standards for
the Stage 2 PD Development Area, and 2) the lot layout reflected in the proposed Tentative Tract Maps No.
7282 (Neighborhood F 1) and Tentative Tract Map No. 7283 (Neighborhood F2). The intent of the Applicant is
14
to create an upscale rural community theme in keeping with the design theme for previous Dublin Ranch areas
(Area A, Phase 1 and Area G).
A description of the proposed density and number of units is included below with the discussion about the
Tentative Tract Maps. The site development standards for the residential lots in each tract are addressed above
in the discussion of the Stage 2 PD rezoning. The elimination of the high school site allowed for the relocation
of the middle school site. The collector street separating the reconfigured middle school site and Neighborhood
F 1 (Kohnen Way) has been appropriately designed to handle the traffic and activities for the proposed use. The
acreage for two smaller parcels (at Grafton and Central Parkway) designated for Public/Semi-Public was
combined, relocated, and reassembled into a 6.3-acre site within the reconfigured portion of the former high
school site. The two separate sites along Central Parkway, 1.9 acres and 2.0 acres, would in fact be too small
for the uses anticipated such as a church, community theater, etc. The larger site proposed with this plan will be
allowed greater flexibility and accommodate a wider variety of uses.
Semi-Public Facilities Policy, adopted February 3, 2004 by City Council, states that it is the policy of the City
Council of the City of Dublin that in reviewing amendments to the land use map of the Dublin General Plan and
the Eastern Dublin Specific Plan, the City shall also review the provision of opportunities for cultural,
educational and other community services. Semi-Public Facilities, such as child care centers, religious
institutions and others defined below, deliver important community services. It is the intent of the Policy to
increase the opportunities for Semi-Public Facilities by increasing the locations of lands designated
Public/Semi-Public Facilities on the General Plan land use map. To that effect, all land use amendments may be
reviewed for designation of Semi-Public Facilities lands according to the guidelines below:
Semi-Public Facilities include uses such as child care centers, youth centers, senior centers, special needs
program facilities, religious institutions, clubhouses, community centers, community theatres, hospitals,
and other facilities that provide cultural, educational, or other community services. A semi-public facility may
be used for more than one semi-public use. Semi-Public Facilities are generally part of the Public/Semi-Public
Facilities land use category.
Based upon the new policy and in looking back on what was originally proposed in this area for Public and
Semi-Public Land Uses, the former sites combined allowed for 3.9 acres where only 2.961 areas would have
been required. As this is a General Plan Amendment and a Specific Plan Amendment, now is the appropriate
time to evaluate the provision of Public and Semi-Public Land Uses. There has been a reduction in the proposed
number of residential units for the amendment area (1,426 to 1,290) primarily due to the increase in size of the
Community Park. As such, the proposed population for the Amendment Area would decrease accordingly
resulting in a need for 2.725 acres of Public and Semi-Public land. The applicant is proposing 6.3 acres that far
exceeds the requirement set in the new policy.
The Landscaping and Open Space Standards dominate the framework and character of the site's development.
Natural drainage has been addressed in the design of open space stream corridors and the multi-use trail system.
The hillside separating the existing Dublin Ranch Phase 1 development immediately north and as compared
with the elevation of the project site presents a fairly substantial difference between the two project sites.
Standards and assurances are being addressed though the requirements shown on the Vesting Tentative Tract
Map whereon pad elevations are shown and through the Conditions of Approval placed on the Vesting
Tentative Tract Map. Meetings with the homeowners of the adjacent tracts determined that they were willing to
accept conditions where the peak of the roof of the homes proposed for this project would not extend above the
pad of their home. Based on this design parameter, it was determined that the minimum separation between lot
pad elevations needed to be 27 feet. The developer has accommodated that differential. Additionally, through
the CC&R's and through the Conditions of Approval on the Tentative Tract Map, view easements will be
placed over this developer's property for those directly adjacent lots to prohibit landscaping from extending to
no more than one foot above the pad height of the adjacent lot. Home purchasers will be required to sign a
statement that will be submitted to the City acknowledging that this requirement has been read and understood.
In accordance with the City's Zoning Ordinance, the proposed project satisfies the required findings in terms of
suitability of the property for the proposed uses, site layout and access, compatibility on surrounding
development, effects on residents and workers, and insuring an attractive environment. The Site Development
Review for this projects is consistent with the General Plan Amendment, Eastern Dublin Specific plan
Amendment, Stage 1 and Stage 2 Zoning and will allow for the aesthetic implementation of the 2 Vesting
Tentative Tract Maps.
Other Items
Traffic/Circulation - The internal and surrounding road system and hierarchy are more specifically addressed in
the Landscape & Open Space Standards. That component of the proposed plan addresses circulation elements
involving rights-of-way, roadbeds widths, parking lanes, peripheral and median landscaping, and amenities for
non-vehicular circulation, such as pedestrian and bicycle traffic.
Gleason Drive, a four-lane divided arterial, currently is under construction between Tassajara and Fallon Roads
and will serve as the primary east-west arterial access within the proposed project area. Three streets within the
proposed area will serve as north-south collectors directing traffic to Gleason Drive or Central Parkway along
the southerly boundary of the project site and abutting the proposed Village Center; these streets are Brannigan,
Grafton, and Lockhart Streets. A fourth collector street, Kohnen Way, separates the F 1 residential
neighborhood from the reconfigured middle school site; it will be designed to handle the type and volume of
traffic for that use, including bus stop turn-outs and passenger drop-off locations (see page 5 of Plans for
Neighborhood F 1).
The residential neighborhoods of F 1 & F2 will have public streets in the form of dedicated pubic rights-of-way.
Neighborhood streets will be designed with a slightly widened parkway similar to the design in Dublin Ranch
Phase I. Two traffic calming islands are proposed to be installed in Neighborhood F2 within Rocky Hill and
Ridgefield rights-of way. Each one will be accentuated with a specimen tree and colorful groundcover.
A traffic study updated February 2004, was prepared by TJKM based on the proposed Amendments; it
concluded that the proposed project would not exceed or cause levels of service to be worse than those levels
addressed in the EIR for the Eastern Dublin General Plan and Specific Plan Amendments approved in 1997.
This fact is the primary reason for finding that additional an environmental impact report with updated
mitigation measures would not be required for approval of the proposed project.
Building Height - As mentioned above, Staff and the applicant have worked with the adjacent homeowners in
Dublin Ranch Phase 1 to lessen the impact of this proposed development to the greatest extent possible. The
grade differential between this proposed subdivision and the existing Phase 1 subdivisions to the north is
somewhat determined by the safe and necessary rate of grade for the construction of Gleason Road from
existing Tassajara Road to its intersection with existing Fallon Road. The applicant, in the grading design of
their F-2 Subdivision, Tract 7283, has keep the pad elevations 27 feet below the pad elevations of the Dublin
Ranch Phase 1 development. Utilizing the Development Standards (setbacks) and the design guidelines (roof
pitches), staff feels comfortable that these items in conjunction with conditions of approval applied to the
subdivision regulating design development during the Site Development Review process for the individual
homes to be constructed (which will come before the Planning Commission at a later date), will assure the
adjacent residents that the peak of the roofs of the homes to be constructed on these lots will be no higher than
the pad elevation of their lots.
Affordable Housing - The City's 12.5% affordable housing requirement will be provided and satisfied within
the Fairway Ranch residential community south of the project area.
Grading and Utilities - Berlogar Geotechnical Consultant conducted a soils and hillside stability study dated
August 20, 1999 and determined that the project area is free from landslides and other geotechnical concerns.
Hillsides will be stabilized in accordance with recommendations of that report.
TENTATIVE TRACT MAPS - The proposed project includes three Tentative Tract Maps. Master Vesting
Tentative Tract Map No. 7281 encompasses the entire 285.4-acre Amendment Area/Stage 1 PD Area. It defines
the proposed road system, updated school sites, and establishes the size and location of the community park site.
Vesting Tentative Tract Map No. 7281 is proposed to supersede any land or subdivision configuration approved
previously for this area.
RANCH
DRIVE
ws 6
7282
(FI) VESTING
7283
(F2)
I DRrV'E
MASTER
VESTING
MAP
7281
Vesting Tentative Map No. 7281 also defines the two residential areas north of Gleason Drive that are being
proposed as Vesting Tentative Map Nos. 7282 & 7283.
· Map No. 7282 would provide the lot layout and circulation system for Neighborhood Fl. This 20.0-acre
area is proposed to be developed with 119 units of medium-density, single-family detached housing with
an over all density of 6.0 units per gross acre. Each lot would have a minimum of 3,150 square feet.
17
· Map No. 7283 would provide the lot layout and circulation system for Neighborhood F2. This 33.4-acre
area is proposed to be developed with 121 units of low-density, single-family detached housing with an
over all density of 3.5 units per gross acre. Each lot would have a minimum of 5,000 square feet.
The area within Vesting Tentative Tract Maps Nos. 7282 & 7283 totals 53.4 acres of the 88.5 acres north of
Gleason Drive within the Stage 2 PD area, and allows for the development 240 units. The applicant is
proposing that the streets within these tracts will be owned and maintained by the City. A summary of these two
proposed residential tracts is shown in Table 6, as follows:
Table 6: Proposed Vesting Tentative Tract Maps (part of the Stage 2 PD Development Area)
Neighbor- Minimum Density (based on
lract Proposed Use Units Acres
hood Lot Size gross acreage)
F1 No. 7282 Medium Density Residential 119 lots 20.0 ac 3,150 sf 6.0 units/acre
F2 No. 7283 Low Density Residential 121 lots 33.4 ac 5,000 sf 3.5 units/acre
Total Residential Portions, only 240 lots 53.4 ac
Vesting Tract Map 7281 will provide the mechanism to "lock in" the road alignment for the westerly
community park boundary (proposed Lockhart Street). It will also set the northerly, southerly and easterly
boundaries of the park site will allow for the eventual re-subdividing to individuals lots of the development
areas shown on the Stage 1 Planned Development Plan.
Vesting Maps 7282 and 7283 are the implementing maps necessary to subdivide the larger development area
parcels to individual lots for development of medium density (Neighborhood F-l, Tract 7282) and low density
(Neighborhood F-2, Tract 7283) residential construction. These actions will provide for the orderly development
of the property in accordance with the amended General Plan and Eastern Dublin Specific Plan.
ENVIRONMENTAL REVIEW
This project is 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 including revisions to Part I of the Responses to Comments relating to the Kit Fox, and Addendum to the
DEIR dated May 4, 1993 and a DKS Associates Traffic Study dated December 15, 1992 (SCH#91103064)
("Eastern Dublin EIR"). The Eastern Dublin 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 could not be mitigated. Upon certification of the EIR, the City adopted a
statement of overriding considerations for such impacts. Pursuant to the recent Citizens for a Better
Environment case, the City Council will be required to adopt a new Statement of Overriding Considerations for
significant unavoidable impacts identified by the Eastern Dublin EIR as applicable to the proposed project. The
City also adopted a mitigation-monitoring program, which included numerous measures intended to reduce
impacts from the development of the Eastern Dublin area. The timing for implementation of these mitigation
measures is summarized in the adopted Mitigation and Monitoring Program matrix. As further discussed
below, the City proposes to approve a CEQA Addendum for the project.
The project has been the subject of subsequent environmental reviews as applications for various phases of the
Dublin Ranch development have been submitted to and approved by the City. For the portions of the project
within Areas B and E, the City approved a Negative Declaration on November 18, 1997 through Resolution
140-97. The Negative Declaration evaluated an approximately 453 acre area, consisting of Dublin Ranch Areas
B through E, proposed for a variety of residential and non-residential uses, as well as an approximately 42 acre
community park. The portions of Areas B and E in the current applications include residential uses and the
community park, whose size is now proposed for approximately 65 acres. For the portions of the project within
Area F, the City approved a Mitigated Negative Declaration on February 15, 2000 through Resolution 34-00.
18
The Area F application included approximately 147 acres, and proposed to relocate residential and commercial
uses (the Village Center) south to Dublin Ranch Area G.
The City prepared an Initial Study dated February 9, 2004 for the project, to determine whether there would be
supplemental environmental impacts occurring as a result of this project beyond or different from those already
addressed in the Program EIR and the previous Negative Declaration and Mitigated Negative Declaration. (see
Exhibit A Addendum and Exhibit B Initial Study to Attachment 2). The Initial Study reviewed the proposed
reconfiguration of uses
and also reviewed recent environmental studies prepared for the proposed project. These studies include the
TJKM traffic report referenced above. Since the prior reviews, the applicant has also obtained permits from
state and federal agencies for alteration of wetlands and has implemented related offsite mitigation, as
anticipated in the prior reviews and further described in the Initial Study.
Based on the project description and the minor nature of the changes proposed by the project, evaluation of the
prior reviews and evaluation of recent reports, the Initial Study determined that the project would cause no
environmental impacts beyond those previously identified in the Eastern Dublin EIR and the subsequent
Mitigated Negative Declaration and Negative Declaration. Under these circumstances, a CEQA Addendum is
proposed pursuant to CEQA Guidelines section 15164.
OTHER AGENCY/DEPARTMENT REVIEW
The proposed project has been reviewed by the Building Department, the Public Works Department, Police
Services, and Alameda County Fire Department. The concerns raised are addressed in the conditions of approval
for the Site Development Review and Tentative Tract Maps as stated in the draft Resolution (Attachment 5).
These requirements are incorporated as the conditions of approval that are recommended by Staff to ensure that:
(1) City standards are maintained; (2) policies and standards by certain outside agencies are met; (3) site specific
compatibility and design issues are addressed; and (4) Fulfillment of the Mitigation Measures of the Program
EIR and any previous and applicable Mitigated Negative Declarations.
CONCLUSIONS
The proposed project, as conditioned, results in a better plan and more efficient layout of land uses, open space,
traffic circulation, and public facilities (including parks and schools) than the previously approved plan. With
the final determination of the Community Park acreage and its general layout, the remnant land uses in Area B
were too small and irregular for good land use planning. Combining the land use bubbles together through the
center portion of Area F and Area B will enable a more efficient and pleasing plan while giving the most
flexibility to the design of the future elementary school, neighborhood park and subdivisions. Also, with the
development of Dublin Ranch, Phase 1 over the last several years, it was important to provide a more
transitional land use than previously considered. The applicant's revisions to previously approved Public and
Semi Public land uses, consolidating the two smaller sites to one larger area, exceeded the requirement as
established by the new Council policy before the policy was enacted.
Areas designated for schools reflect the current needs of the Dublin Unified School District. The proposed
project results in a more compatible relationship with those surrounding uses that were incomplete or in the
planning stages when the previous plan for the project site was approved. Also, while the number of units
within the Stage 2 PD area has increased slightly by 50 units, the over all number of units has been reduced
from 1,426 units to 1,290 units (136 units less) and remains within the over all number of units approved for the
Amendment Area. Additional and required findings and conclusions are stated in the attached Resolutions.
RECOMMENDATION
Staff recommends the Planning Commission hear Staff's presentation, open the Public Hearing, deliberate, and
adopt the £ollowing resolutions:
Adopt Resolution (Attachment 2) recommending City Council adopt an EIR Addendum to the
documents regarding the Amendments to General Plan/Eastern Dublin Specific Plan
Adopt Resolution (Attachment 3) recommending City Council approval an Amendment to the General
Plan/Eastern Dublin Specific Plan (with Development Plans attached as Exhibit _1).
o
Adopt Resolution (Attachment 4) recommending City Council approval of a Planned Development
Rezone/Stage 1 for the Dublin Ranch Area F North Amendment Area (entire acreage) & Stage 2
Planned Development Plan (PD) for the Development Area (north of Gleason Drive)
°
Adopt Resolution (Attachment 5) approving Master Vesting Tentative Tract Maps 7281, 7282, 7283 and
Site Development Review.
2O
GENERAL INFORMATION:
PROPERTY OWNER:
APPLICANT:
LOCATION:
EXISTING ZONING:
GENERAL PLAN
DESIGNATION:
Chang Su-O Lin, H. Yao Lin & H. L. Lin
4690 Chabot Drive, Suite 100
Pleasanton, CA 94588
James Tong
7707 Koll Center Parkway, Suite 120
Pleasanton, CA 94566
North of Central Parkway, south of Dublin Ranch Area A, east of
Tassajara Road, and west of Dublin Ranch property line.
APNs Portions of the following: 985-0008-028-04, 985-0008-030, 985-
0009-004 & 985-0014-005
PD Single Family residential, PD Medium Density Residential, PD
Elementary School, PD Middle School, PD High School, PD
Neighborhood Square, PD Neighborhood Park, PD Community Park, PD
Public/Senti-Public Use, and PD Open Space (Stream Corridors)
Low Density Residential, Medium Density Residential, Elementary
School, Middle School, High School, Neighborhood Square,
Neighborhood Park, Community Park, Public/Semi-Public Use, and Open
Space (Stream Corridors)
PUBLIC NOTIFICATION:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of
the proposed project, to advertise the project and the upcoming public hearing. A public notice was also
published in the Tri-Valley Herald and posted at several locations throughout the City. To date, the City has
received no contact or objections from surrounding property owners regarding the current proposal.
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