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HomeMy WebLinkAboutAttach1 Tab-GenlPln-EastDublnDublin Ranch Area F North · December, 2003 DUBLIN RANCH AREA F NORTH General Plan/Easter Dublin Specific Plan Amendment Introduction The Area F North Project proposal includes amendments to the Dublin General Plan and Eastern Dublin Specific Plan on approximately 285 acres within Areas B, E and F of Dublin Ranch (the Amendment Area) and the development of approximately 88.5 acres of property within portions of Areas B, E and F of Dublin Ranch (the Development Area.) The Development Area is bordered by existing Phase 1 residential neighborhoods of Dublin Ranch to the north and west, Fallon Road to the east, and Gleason Drive to the south. The Amendment Area is bordered on the north by existing Dublin Ranch Phase 1 residential neighborhoods, on the west by an existing Phase 1 neighborhood (MI) and property of the Dublin Land Company, on the south by Central Parkway, and on the east by Fallon Road and the boundary of Dublin Ranch lands. DRIVE I Please refer to the General Plan Amendment/Eastern Dublin Specific Plan Amendment Exhibits for maps showing previously approved and proposed land uses. The current General Plan and Eastern Dublin Specific Plan for the Amendment Area call for Low Density Residential, Medium Density Residential, Elementary School, Middle School, High School, Public/Semi-Public, Open Space/Stream Corridor, Neighborhood Square, Neighborhood Park and Community Park land uses. This amendment to the General Plan and Eastern Dublin Specific Plan is necessary due to changes in the projected needs of the Dublin Unified School District (DUSD), proposed changes in area road alignments, and proposed changes in the size, Eastern Dublin General Plang~pec(fic Plan .4mendment Project Description · Page 1 qf 7 Area F N gl>sp-Rev8.doc Dublin Ranch Area F North · December, 2003 shape and location of some land use areas. Six separate requests for amendments to the General Plan and Eastem Dublin Specific Plan are included with this submittal. Proposed General Plan & Specific Plan Revisions This General Plan Amendment/Eastern Dublin Specific Plan Amendment (GPA/EDSPA) redesignates land slated for High School use to Middle School use. The High School site originally designated for Areas E and F has been deemed unnecessary by DUSD. In accordance with the prior wishes of DUSD, the land use designation for the portion of the High School site occurring in Area F, consisting of 30.6 gross acres, was previously changed to Middle School in conjunction with PA-98-068, leaving the remainder of the High School site (20.0 acres in Area E) unchanged. DUSD would now like to develop a Middle School on a site further to the north, on a portion of the remnant High School-designated parcel abutting South Dublin Ranch Drive and a portion of the previously planned Middle School Site. As a result of this change (and Amendment Item 4 below), a 24.2-acre site designated for Middle School use will be created. (Please refer to Appendix A for a letter indicating DUSD's acceptance of the proposed site and zoning designation.) This GPA/EDSPA redesignates land slated for High School use to Public/Semi-Public use. The portion of the previously designated High School parcel located south of the newly proposed Middle School site (see Item 1 above and Item 4 below) will serve as a replacement parcel for the Public/Semi-Public sites at the intersection of Central Parkway and Grafton Street (see Item 3 below.) The 6.3-acre replacement parcel allows a larger range of potential uses (two-acre sites were seen as too small for some uses, such as a church, conm~unity theater, etc.). This GPA/EDSPA redesignates land at the Central Parkway/Grafton Street intersection currently slated for Public/Semi-Public use to Medium Density Residential use. Concerns have been raised about the physical suitability of the two Public/Semi-Public parcels of approximately two acres each planned and approved for the intersection of Central Parkway and Grafton Street (formerly known as Devaney Drive) to accommodate a wide enough range of potential public/semi-public uses due to their small size. To remedy this, these parcels are to be replaced by one larger parcel to the north of Gleason Drive (see Item 2 above.) The Public/Semi-Public parcel on the south side of Central Parkway to the west of the intersection of Central and Grafton Street is unaffected by this change. This GPA/EDSPA redesignates land slated for Middle School use to Medium Density Residential use. With DUSD interested in developing the new Middle School on the northerly portion of the land originally slated for a high school, the land abutting Gleason Drive would be changed to a Medium Density Residential use designation and developed as a neighborhood. This land use redesignation is consistent with adjacent residential land use designations and the neighborhood (Neighborhood Fl) xvill contribute to the residential nature of the school setting and serve as a buffer bet~veen the Middle School and Gleason Drive, an east-~vest arterial road connecting Tassajara Road and Fallon Road. Eastern Dublin General Plan/Specific Plan Amendment Project Description · Page 2 of 7 Area F N~gp st) Rev8 floc Dublin Ranch Area F North · December, 2003 This GPA/EDSPA redesignates land within Area B which is north of Gleason and west of Fallon (presently slated for Medium Density Residential use) to Low Density Residential use. The small size and hillside nature of the approximately 1 O-acre parcel near the intersection of Fallon Road and Gleason Drive greatly limit the viability of Medium Density development in the area. This parcel would be combined with the land designated Low Density Residential immediately to the west, allowing it to be developed as a more efficient and cohesive neighborhood. This neighborhood (Neighborhood F2) will be consistent in density and character with existing neighborhoods to the north and east. This GPA/EDSPA reconfigures land within Area B slated for Open Space/Stream Corridor use, Community Park use and Medium Density Residential use south of Gleason Drive. Recent revisions to the configuration of the Community Park adjacent to Fallon Road have necessitated changes to the alignment of both Fallon Road and the north-south collector (Lockhart Street) along the western park boundary and to the configuration of the Open Space/Stream Corridor and the Medium Density Residential Neighborhoods west of the park. The Dublin City Council approved the changes to the size and configuration of the Community Park on 7 October 2003. Based on this, the Community Park portion of the Amendment Area shall be expanded from 52.0 gross acres to approximately 65.9 gross acres; the Open Space/Stream Corridor will be expanded from 4.8 gross acres to 7.9 gross acres. With the westward realignment of Fallon Road and the expansion of the Community Park and adjacent Open Space/Stream Corridor, Medium Density Residential neighborhoods in the eastern portion of the Amendment Area south of Gleason Drive shall be reduced by approximately 7.6 gross acres. The reduction in Medium Density Residential use in this area is necessary to accommodate the entire Community Park and Stream Corridor programs as well as a re-aligned north-south collector street (Lockhart Street) west of Fallon Road. Based on the land use changes encompassed in this amendment, Keegan Street will no longer be extended north from Central Parkway to Gleason Drive. Accompanying this request for an amendment to the EDGPA/SPA is a separate application for a Planned Development Rezone, Vesting Tentative Maps and a Site Development Review for Dublin Ranch Area F North. Eastern Dublin General Plan/Specific Plan Amendment Project Description · Page 3 of 7 Aaea F N gp sp Rev8 doc Dublin Ranch Area F North · December 2003 Proposed General Plan & Specific Plan Revisions Summary Land Use Approved Eastern Dublin Proposed General Plan/ General Plan/Specific Plan Specific Plan Amendment Low Density Residential (L) 22.7 acres Medium Density Residential (M) Development Area (N. of Gleason) 9.9 acres South of Gleason Drive 110.6 acres Medium Density Residential/ Community Park (M/CP) 13.0 acres Community Park (CP) 52.0 acres Neighborhood Park (NP) 5.6 acres Neighborhood Square (NS) 2.0 acres High School (HS) 20.0 acres Middle School (MS) 30.6 acres Elementary School (ES) 10.0 acres Open Space (OS) 9.0 acres Public/Semi-Public (P/SP) 3.9 acres 91 du* 99 du* 1106 du* 130 du* 33.4 acres 121 du 20.0 acres 119 du 105.0 acres 1050 du* 0.0 acres 65.9 acres 5.6 acres 2.0 acres 0.0 acres 25.2 acres 10.0 acres 12.0 acres 6.3 acres Total (Development Area Only) 86.9 acres 190 du 88.5 acs 240 du Total (Specific Plan Amendment Area) 289.3 acres 1426 du 285.4 acres 1290 du *Unit counts based on Specific Platt ~nid-point densities. Proposed Development Plan The Stage 1 Planned Development Rezone for the General Plan/Specific Plan Amendment Area & the Stage 2 Planned Development Rezone for the Development Area describe the physical characteristics, existing land uses, and proposed development concept of the lands under consideration here. Please refer to those project descriptions for further information about this site. Circulation A traffic analysis has been prepared by TJKM to determine whether the proposed land use changes would have a greater impact on traffic levels than those shown in 'the GPA/SP EIR or subsequent amendments. TJKM has determined impacts due to the proposed development would be significantly lower than those described in the EDGPA/SP EIR. Thus, plans for the Development Area are consistent with the traffic studies done for the EDGPA/SP and the subsequent amendment for a minor modification to the City's Circulation Eastern Dublin General Plan/Specific Plan Amendment Project Description ° Page 4 of 7 Area F N gp sp Rev8 doc Dublin Ranch Area F North · December 2003 Element approved in June 1997. For this reason, the traffic impacts of the Area F North Development Area will not require modification of the existing EIR, preparation of a new EIR, or new mitigation measures. (Please refer to the letter from TJKM comparing traffic impacts included in Appendix D.) The table below describes the land uses and related traffic information for the traffic-generating land uses contained in Area F North, the Development Area: TABLE 1: ESTIMATED TRIP GENERATION OF APPROVED AND PROPOSED LAND USE Daily A.M. Street Peak P.M. Street Peak Rate Rate Rate Rate Approved Land Use Size Units Rate Trips In Out In Out Total In Out In Out Total SF Units(LDR) F North 91 du 9.57 871 0,19 0.56 17 51 68 0,65 0.36 59 33 92 SF Units(MDR) F North 99 du 9.57 947 0.19 0.56 19 55 74 0,65 0.36 64 36 100 SFUnits(MDR)Other 1106 du 9.57 10584 0.19 0.56 210 619 829 0,65 0.36 719 398 1117 SF Units(MDR)/CP 130 du 9.57 1244 0,19 0.56 25 73 98 0,65 0.36 85 47 132 High School 20.0 acre 50,00 1000 8,40 3.60 168 72 240 1,80 4.20 36 84 120 Middle School 30.6 acre 40.00 1224 7,20 4.80 220 147 367 1.44 2.16 44 66 110 Elem. School 10.0 acre 60.00 600 10.08 6.72 101 67 168 1.26 2.94 13 29 42 Public/Semi-Public 2,1 Ksf 79.26 166 6.74 5.97 14 13 27 6,20 7.00 13 15 28 Community Park 52.0 acre 1.59 83 0.03 0.01 2 1 3 0.03 0.05 2 3 5 Total Approved 1671S 776 1098 1874 1035 711 174~ Proposed Land Use SF Units(LDR) F2 North 121 du 9.57 1158 0.19 0.56 23 68 91 0.65 0,36 79 44 123 SFUnits(MDR) F1Nodh 119 du 9.57 1139 0,19 0.56 23 67 90 0,65 0.36 77 43 120 SFUnits(MDR) Other 1050 du 9.57 10049 0,19 0.56 200 588 788 0,65 0.36 683 378 1061 Middle School 25,2 acre 40.00 1008 7,20 4.80 181 121 302 1.44 2.16 36 54 90 Elem. School 10.0 acre 60.00 600 10.08 6.72 101 67 168 1.26 2.94 13 29 42 Public/Semi-Public 3,4 Ksf 79.26 269 6,74 5.97 23 20 43 6.20 7.00 21 24 45 Community Park 65.9 Acre 1.59 105 0,03 0.01 2 1 3 0.03 0.05 2 3 5 TotalProposed 1432~ 553 932 1485 911 575 148~ Total Difference 2391 389 26{ Notes: Ksf= 1,000 square feet LDR= Low Density Residential MDR:Medium Density Residential CP = Community Park Source: ITE Trip Generation, 6th Edition, SANDAG It should be noted that some of the trips contained in the table are double-counted; some of the residential trips, for example, may be included in the totals of residential and school trips. The impact of these trips on the street system has been determined in the EDGPA/SP EIR traffic studies and the streets have been sized accordingly. Eastern Dublin General Plan/Specific Plan Amendment Project Description · Page 5 of 7 ,&ica F N gp-sp-Re~8 doc Dublin Ranch Area F North ° December, 2003 Utility Services Dublin San Ramon Services District (DSRSD) will provide water and wastewater service for the Amendment Area. These services are planned in accordance with the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions). An existing water storage reservoir provides water service for the Amendment Area. Distribution mains are planned to be located in all streets. Final locations and sizing of these facilities will be in accordance with the standards and recommendations of DSRSD. Sewer service for the Amendment Area will require connection to DSRSD's existing sewer system. Gravity sewer mains have been extended easterly in Gleason Drive from Tassajara Road into the Development Area. Final sizing and location of sewer facilities will be determined during final design. The storm drain system for the Amendment Area will consist of major backbone facilities and local facilities as defined by the Master Storm Drain Study for Dublin Ranch. The backbone facilities will generally consist of larger diameter pipes networked throughout the site located in the major streets. These larger collector pipes will ultimately connect to box culverts that will direct the flow towards the existing G-3 channel, a Zone 7 facility located at the south end of Dublin Ranch. Local facilities will generally consist of smaller diameter pipes connecting individual neighborhoods to the collector system. The locations of proposed storm drain facilities are shown on the tentative maps for the individual neighborhoods. The Area F North Amendment application modifies the type and location of proposed land uses within the project boundaries. To determine if there are any substantive changes to the timing and amount of storm water runoff, a hydrology study of the proposed land use map was prepared and compared to the hydrology of the Specific Plan land use map for the same area. The results of this analysis indicate that the overall hydrologic characteristics of the proposed land uses are nearly identical to those in the Specific Plan approved in May of 1993. Therefore, the hydrologic impacts and mitigation measures identified in the Environmental hnpact Report (certified 1993) and the subsequent 1993 Eastern Dublin Specific Plan (certified by City Council Resolution 51-93, May 4, 1993, amended August 22, 1994) are adequate. No additional environmental assessment or mitigation measures are required for the associated storm drain impacts. The updated hydrology report for Dublin Ranch, including the Area F North project area, was recently submitted to the City of Dublin. A strategy for improving the quality of storm water runoff for the Dublin Ranch project, including the F1 and F2 Neighborhoods, has been determined in conjunction with the Regional Water Quality Control Board. In accordance with the permit granted for this project by the Corps of Engineers in May 2003, a series of best management practices (BMPs) have been designed to prevent the introduction of pollutants associated with development into downstream watercourses. With respect to this project, the primary focus will be to divert "first flush" runoff, typically containing the highest pollutant load, from out of the underground pipe system and into a regional treatment basin prior to entering the main G-3 system described above. Eastern Dublin General Plan~Specific Plan Amendment Project Description · Page 6 Qf 7 Area F N~gp sp Rev8 doc Dublin Ranch Area F North · December, 2003 Hazardous Waste Site Potential A Phase I and 2 Environmental Site Assessment of the Amendment Area and surrounding areas has been conducted by Berlogar Geotechnical Consultants (dated 9/25/97) to determine the presence of any hazardous waste and substance sites. The findings of these studies indicated that no problem sites were found. In addition, an environmental records search was conducted by Berlogar to determine if the site was included on a list of hazardous waste and substances areas. The results of this search indicated that neither the Amendment Area nor any areas within a two mile radius of the center of the site are listed as a hazardous site, hazardous material generator or transporter, or lo,own to have underground storage tank leaks. This study has been included in Appendix C. Eastern Dublin General Plan~Spec(ftc Plan Amendment Project Description · Page 7 c~f 7 Area F N gp sp Rev8 doc General Plan Amendment/ Eastern Dublin Specific Plan Amendment Exhibit Page 1 of 2 Approved Land Uses Dublin Ranch Area F North General Plan Amendment/Eastern Dublin Specific Plan Amendment Exhibit Page 2 of 2 Proposed Land Uses Dublin Ranch Area F North