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HomeMy WebLinkAboutAttach1 Tab-Stage1&2PlnDevRezonDublin Ranch Area F North · December2003 Project Description for DUBLIN RANCH AREA F NORTH Stage 1 & 2 Development Plan/Planned Development Rezone Introduction The Area F North Project is a Stage 1 & 2 Development Plan as defined by Section 8.32.030(A) of the Dublin Zoning Ordinance. The Stage 1 Planned Development Rezone covers approximately 285 acres, encompassing portions of Areas B, E, and F of Dublin Ranch. This area is bordered by existing Phase 1 residential neighborhoods to the north, an existing neighborhood (M1) and Dublin Land Company lands to the west, Central Parkway to the south, and Fallon Road to the east. This land (referred to in the General Plan/Eastern Dublin Specific Plan Amendment (GP/EDSPA) as the Amendment Area) is shown in greater detail in the Vesting Tentative Subdivision Map and Site Development Review sections. The Stage 2 Planned Development Rezone (referred to as the Development Area in the GP/EDSPA section) covers an area of approximately 88.5 acres comprised of the portion of the Stage 1 Area north of Gleason Drive. This submittal includes a listing of permitted and conditional land uses; development standards; data on site area, proposed densities and maximum number of dwelling units; a phasing plan; and textual information sufficient to establish consistency with the Eastern Dublin General Plan and Specific Plan. Stage I & 2 Development Plan~Planned Development Rezone Project Description · Page 1 of 9 Area F_N_pd_desc-Rev8 doc Dublin Ranch Area F North · December 2003 Background Dublin Ranch is located within the East Dublin Specific Plan Area and comprises 1,311' acres, the majority of which have been annexed to the City of Dublin. The annexation area was pre-zoned in conformity with the Specific Plan land use designations under PA 94-030. Areas B through E were then rezoned under PA 96-039. Area F was later rezoned under PA 98-068. This Development Plan for the Area F North Project Area will also serve as an amendment for minor modifications to these documents. Existing Land Use and Site Conditions The Stage 1 P.D. Area is currently vacant land. No residences or other structures exist within the boundaries of the Stage 1 P.D. Area. The low rolling hills are covered primarily with non-native grassland. The existing topography across the site is varied with the greatest elevation difference occurring towards the eastern side of the project, south of Neighborhoods L4 and L5 of Dublin Ranch Phase I. At this location, a hillside exists along the boundary with Phase I with elevation differences of 30 to 50 feet. Elevations across the Project Area generally fall from north to south. Construction of Medium High Density Residential associated with the planned Village Center is currently occurring to the south of the Stage 1 P.D. Area, and construction of Fairway Ranch, a High Density Residential development, is slated to begin in 2004. To the east, development associated with Dublin Ranch Area A is currently in progress, including Single Family Residential neighborhoods, an 18-hole golf course, and the expansion of Fallon Road. To the north and west, the construction of Dublin Ranch Phase I is nearly complete, with Low and Medium Density Residential neighborhoods, an elementary school parcel (not yet developed), a neighborhood park, open space/stream corridor, and other recreational amenities. A Phase 1 and 2 Environmental Site Assessment of the Stage 1 P.D. 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 Project 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 known to have underground storage tank leaks. This study has been included in Appendix C. Various biological studies have been undertaken within the Project Area and surrounding areas by H. T. Harvey & Associates. The presence of the California red-legged frog and Dublin Ranch includes all of the property in the Eastern Dublin Specific Plan area shown as being owned by Jenmfer Lin, and those areas previously owned by Jennifer Lin and since dedicated or sold. Stage I & 2 Development Plan~Planned Development Rezone Project Description · Page 2 of 9 Area F_N~d_desc-Rev8 doc Dublin Ranch Area F North · December 2003 the California tiger salamander was addressed in the Initial Study/Mitigated Negative Declaration (MND) for Dublin Ranch Planning Area F (PA 98-068) prepared by the City of Dublin. Mitigation Measures were designated and approved as part of the MND. Two delineations conducted by Ted Winfield & Associates identified the areas that are subject to the USACE jurisdiction within the Project Area. These submittals were formally verified by the USACE on August 18, 1999 and December 2, 1999. Mitigation measures have been incorporated in the wetland fill permit issued by the U. S. Army Corps of Engineers (USACE) on May 23, 2003. A copy of the permit may be found in Appendix G. A summary of the Biological Surveys conducted has been included in Appendix E. Please refer to the documents on file at the City of Dublin for additional information. Geotechnical investigations of the Project Area and surrounding areas have been conducted by Berlogar Gcotcclmical Consultants to deter~nine the soil condition and stability. The studies indicated no areas of concern within the Project Area. These studies have been included in Appendix F. Community Theme Key elements of the "upscale rural" community theme established for the previous phases of Dublin Ranch will be incorporated into this Project. Where appropriate, the continuation of established landscape and architectural themes, materials, forms, and elements will provide an overall unified community appearance while creating a classic and livable community. Refer to the Residential Site Development Standards, Architectural Guidelines and Landscape Design and Open Space Guidelines in the Land Use and Design Standards section for further discussion and details. Stage 1 Proposed Development Plan The Stage 1 P.D. Area is composed of five distinct sub-areas. These are separated from each other by Gleason Drive, an arterial running east-west through the project area, and north-south collector streets including Lockhart, running south from Gleason to Central Parkway, and Grafton Street, rumfing through the Stage 1 Area from Antone Way north of the Stage 1 area to the Village Center to the south. There are two sub-areas north of Gleason Drive. Of these, the sub-area west of Grafion contains approximately 25.2 acres (gross*) for a Middle School site, a 6.3-acre parcel for Public/Semi-Public uses, 2.2 acres of Open Space/Stream Corridor, and a 20.0-acre Medium Density Residential neighborhood. The sub-area east of Grafton contains a 33.4-acre Low Density Residential neighborhood and an Open Space/Stream Corridor of 1.4 acres. * Acreage figures given for land uses are gross acreages unless otherwise noted. Gross acreage is measured to the centerline of arterial/collector streets. Stage 1 & 2 Development Plan~Planned Development Rezone Project Description · Page 3 of 9 Area FN~od_desc-Rev8 doc Dublin Ranch Area F North · December 2003 The remaining three sub-areas are located south of Gleason Drive and are separated by Graflon and Lockhart Streets. The sub-area west of Graflon consists of approximately 42.0 acres of Medium Density Residential, with a 2.0-acre Neighborhood Square centrally located within the residential area, and approximately ½-acre of Open Space Corridor (multi-use trail) along the westem side of Grafton Street. The sub-area between Grafton and Lockhart Streets contains approximately 63.0 acres of Medium Density Residential, a 10.0-acre Elementary School site, and a 5.6-acre Neighborhood Park. The sub-area east of Lockhart Street contains a Community Park (65.9 gross acres) and a 7.9- acre Open Space/Stream Corridor area. The proposed Area F North Stage 1 Planned Development Land Use Plan is based on the type, location and intensity of land uses found in the Eastern Dublin Specific Plan for that acca. Notable land use changes include: · The exchange of two Public/Semi-Public sites on Central Parkway for one larger, more useable site to the north of Gleason Drive · The elimination of the High School designation and relocation of the Middle School site to conform to current Dublin Unified School District preferences · The increase in the Community Park size to respond to the City's desire to keep the entire park west of Fallon Road and the necessity of keeping Fallon Road on Dublin Ranch property. A comparison of acreages allocated to designated land uses within the proposed Development Plan and the approved Specific Plan is as follows: Land Use Approved Eastern Dublin Proposed GPA/SPA General Plan/Specific Plan and Stage 1 P.D. 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 91du* 99 du* 1106 du* 130 du* 33.4 acres 20.0 acres 105.0 acres 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 121 du 119 du 1050 du* Total 289.3 acres 1426 du 285.4 acres 1290 du *Unit counts based on Specific Plan mid-point densities. Stage I & 2 Development Plan~Planned Development Rezone Project Description · Page 4 of 9 Area F_N~d_desc-Rev8 doc Dublin Ranch Area F North · December 2003 Stage 1 Project Access and Circulation Gleason Drive and Central Parkway will provide primary east-west access to the Stage 1 P.D. Area. Tassajara and Fallon Roads are the arterial streets providing the primary north- south vehicular routes to and from freeways and other regional destinations. Three north- south collectors, Brannigan, Grafton and Lockhart Streets, will provide vehicular circulation within this portion of Dublin Ranch, serving neighborhoods, schools, parks and, in the case of Grafton Street, the Village Center planned south of Central Parkway. II~e applicma is currently in the process of extending Gleason Drive ti~om l'assajara Road to Fallon Road. Gleason Drive is to be a four-lane divided arterial. Grafton Street, a Class II Residential Collector, will be extended south from the Dublin Ranch Phase 1 boundary to Gleason Drive, separating the F 1 and F2 neighborhoods. Eventually, Grafton Street will extend south to Central Parkway where it will serve the southern portion of the Stage 1 P.D. Area and be the future "Main Street" of the Dublin Ranch Village Center. Entries to Neighborhoods F1 and F2 from Grafton will be designed with a median and widened landscaped parkway section along each side of the street similar to that constructed in Dublin Ranch Phase 1. A stream/open space corridor runs along the eastern boundary of the middle school site and F1 neighborhood. It is a continuation of a reconstructed open space corridor that passes through portions of Dublin Ranch Phase 1 to the north. At Gleason Drive, the stream component is anticipated to end as shown on the Specific Plan. The open space corridor will continue south through Area F to Central Parkway. This corridor will contain a 12' wide multi-use trail along one side and will be designed for shared use by pedestrians and bicyclists. Therefore, in addition to providing a visual and physical separation between the proposed school, F1 neighborhood and Grafton Street, the corridor will serve as a pedestrian circulation link between the school site and points to the north and south. A similar stream/open space corridor runs along the eastern boundary of the F2 neighborhood adjacent to Fallon Road. This is also a continuation of a Phase 1/Area A reconstructed open space corridor. This stream corridor is expected to continue south of Gleason Drive, running along the expanded Community Park through Area B of Dublin Ranch to Central Parkway. This corridor will also contain a 12' wide multi-use trail along one side designed for shared use by pedestrians and bicyclists. Therefore, this corridor ~vill also serve as a linear circulation route connecting residential neighborhoods to the north and south. An updated 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 Eastern Dublin GPA/SP EIR or subsequent amendments. TJKM has determined impacts due to the proposed development would be smaller than those described in the Eastern Dublin GPA/SPA EIR. Thus, the Development Plan for the Project Area is Stage 1 & 2 Development Plan~Planned Development Rezone Project Description · Page 5 of 9 Area FN~d_desc-Rev8 doc Dublin Ranch Area F North · December 2003 consistent with the traffic studies done for the Eastern Dublin General Plan and Specific Plan and the subsequent amendment for a minor modification to the City's Circulation Element approved in June 1997. For this reason, the traffic impacts within the Area F North Development Plan area will not require modification of the existing EIR, preparation of a new E1R, or new mitigation measures. Please refer to the TJKM Traffic Report for Area F North included in Appendix D. Stage 2 Proposed Development Plan The Stage 2 Planned Development Area is the portion of the Stage 1 P.D. Area north of and including Gleason Road. The Stage 2 P.D. Area will be comprised of five different land t~ses: Open Space/Stream Corridor, Medium Density Residential, Low Density Residential, Middle School and Public/Semi Public. There are two proposed Open Space corridors in the Stage I P.D. Area, each with a stream and a 12' wide multi-use trail running through it. The Open Space/Stream Corridor area on the west side of Fallon Road is 1.4 acres* and is a continuation of the existing corridor located between Fallon Road and Phase 1 neighborhoods; the one west of Grafton Street is 2.2 acres and continues the existing comdor west of Grafton. The Development Area also contains two residential neighborhoods. The F1 Medium Density Residential neighborhood will consist of 119 single-family detached homes on approximately 20.0 acres, at a density of 6.0 dwelling units to the acre (du/ac). The F2 Low Density Residential neighborhood is proposed as 121 single-family detached homes on approximately 33.4 acres at a density of approximately 3.5 du/ac. A Middle School site occupies 25.2 acres in the northwest corner of the Stage 2 P.D. Area. Finally, a parcel of 6.3 acres in the southeastern area of the Stage 1 P.D. Area is to be reserved for Public/Semi-Public uses. This Public/Semi- Public (P/SP) site is to replace two P/SP sites totaling 3.9 acres, at the intersection of Grafton Street and Central Parkway which are proposed to be rezoned to Medium Density Residential under the Stage 1 P.D. A comparison of acreages allocated to designated land uses within the proposed Area F North Stage 2 Planned Development Land Use Plan and the same area of the approved Specific Plan is as follows: * Acreage figures given for land uses are gross acreages unless otherwise noted. Gross acreage is measured to the centerline of arterial/collector streets. Stage 1 & 2 Development Plan~Planned Development Rezone Project Description · Page 6 of 9 Area F. N. pd_desc-Rev8 doc Dublin Ranch Area F North · December 2003 Land Use Low Density Residential (L) Medium Density Residential (M) Open Space (OS) Public/Semi-Public High School (HS) Middle School (MS) Proposed General Plan/ Specific Plan Amendment Approved Eastern Dublin General Plan/Specific Plan 33.4 acres 121 du 22.7 acres 20.0 acres 119 du 9.9 acres 3.6 acres 3.7 acres 6.3 acres 0.0 acres 0.0 acres 20.0 acres 25.2 acres 30.6 acres 91 du* 99 du* Total (Area F North) 88.5 acres 240 du 86.9 acres 190 du *Unit counts based on Specific Plan mid-point densities. The increase in acreage of the Stage 2 Planned Development area may be due to inaccuracies in previous acreage measurements and refinements to the alignment of Gleason Drive. Stage 2 Project Access and Circulation Gleason Drive will provide east-west access to the Stage 2 Planned Development area. The applicant is in the process of extending this arterial from Tassajara Road to Fallon Road. Gleason Drive is to be a four-lane divided arterial. Grafton Street, a Class II Residential Collector, will be extended south from the Dublin Ranch Phase 1 boundary through Area F North to Gleason Drive, separating the two F1 and F2 neighborhoods. Eventually, Grafton Street will extend south to Central Park~vay where it will serve the southern portion of Dublin Ranch and be the future "Main Street" of the Dublin Ranch Village Center. Entries to Neighborhoods F1 and F2 will be designed with a widened landscaped parkway section along each side of the street similar to that constructed in Dublin Ranch Phase 1. Streets within the residential neighborhoods will be public streets based on the City of Dublin's design standards. The neighborhood entry streets are slightly modified with a widened parkway, similar to that constructed in Dublin Ranch Phase 1. Street circulation systems within the neighborhoods have been designed to allow for visibility and safety and to discourage automobile traffic through the neighborhood. Pedestrian connections to adjacent areas and emergency vehicle access have all been planned in accordance with the Dublin General Plan and East Dublin Specific Plan. An updated 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 Eastern Dublin GPA/SP EIR or subsequent amendments. TJKM has determined impacts due to the proposed development would be smaller than those described in the Eastern Dublin GPA/SPA EIR. Thus, the Development Plan for the Project Area is consistent with the traffic studies done for the Eastern Dublin General Plan and Specific Plan and the subsequent amendment for a minor modification to the City's Circulation Element approved in June 1997. For this reason, the traffic impacts of the Area F North Stage 1 & 2 Development Plan~Planned Development Rezone Project Description · Page 7 of 9 Area F_N_pd_desc-Rev8 doc Dublin Ranch Area F North · December 2003 Development Plan will not require modification of the existing EIR, preparation of a new EIR, or new mitigation measures. Please refer to the TJKM Traffic Report for Area F North included in Appendix D. A stream/open space comdor runs along the eastern boundary of the middle school site and F1 Neighborhood. It is a continuation of a reconstructed open space corridor that passes through portions of Dublin Ranch Phase 1 to the north. At Gleason Drive, the stream component is anticipated to end as shown on the Specific Plan. The open space corridor will continue south through Area F to Central Parkway. This corridor will contain a 12' wide multi-use trail along one side and will be designed for shared use by pedestrians and bicyclists. Therefore, in addition to providing a visual and physical separation between the proposed school, F1 neighborhood and Graflon Street, the corridor will serve as a pedestrian circulatiou liuk betwccn the school site aud points to the north and south. A similar stream/open space corridor runs along the eastern boundary of the F2 Neighborhood adjacent to Fallon Road. This is also a continuation of a Phase 1/Area A reconstructed open space corridor. This stream corridor is expected to continue south of Gleason Drive, running along the expanded Community Park through Area B of Dublin Ranch to Central Parkway. This corridor will also contain a 12' wide multi-use trail along one side designed for shared use by pedestrians and bicyclists. Therefore, this corridor will also serve as a linear circulation route connecting residential neighborhoods to the north and south. Ownership and Maintenance of Stage 2 Planned Development Area Open Space and Pedestrian Areas A homeowners' association(s) will be created with the Project Area and a Declaration of Covenants, Conditions and Restrictions (Declaration) will be prepared and recorded. The Declaration will establish easements and other rights necessary for the association to fulfill its responsibilities. The Declaration will require the homeowners association to own and/or maintain the lands in accordance with the following table. Element Own Maintain Center Median in Public Streets City Stream Corridor/Open Space Areas HOA Stream Corridor Trails (not adjacent HOA to streets) Other Trails HOA Trails/Sidewalks along City Arterials/Collectors Right-of-way Landscaping City (curb to ROW line) Subdivision Community Landscaping Private/HOA City HOA HOA HOA Landscape - HOA Hardscape - City HOA Private/HOA Stage 1 & 2 Development Plan~Planned Development Rezone Project Description · Page 8 of 9 Area F _N. pd_desc-RevS.doc Dublin Ranch A rea F North · December 2003 Inclusionary Zoning Ordinance Dublin's Inclusionary Zoning Ordinance currently requires 12.5% of all housing to be affordable to those of very lo,v, low and moderate incomes. This project will comply with the Inclusionary Zoning Ordinance requirements by constructing a proportionate share of the affordable units within the Fairway Ranch Residential Community. Construction of the Fairway Ranch project, located within Area B of Dublin Ranch between Central Parkway and Dublin Boulevard, will commence in 2004. Stage 1 & 2 Development Plan~Planned Development Rezone Project Description · Page 9 of 9 Area F N~d desc-Rev8 doc Stage 1 Development Plan Stage 2 Development Plan Phasing Plan Street Sections Street Sections