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Home My WebLink AboutAttach 1 Tab-VestingTentSubdivDublin Ranch Area F North · December 2003 Project Description for DUBLIN I~4NCH AREA F NORTH Tentative Snbdivision Map Introduction Area F North is comprised of approximately 285 acres within the planning areas of Dublin Ranch retbrred to as Area F, Area E, and Area B. Area F North is bordered by existing Phase 1 residential neighborhoods of Dublin Ranch to the north and west, Fallon Road to the east, and Central Parkway to the south. Accompanying this Tentative Subdivision Map application is a request tbr an amendment to the Eastern Dublin General Plan/Specific Plan (GP/SPA), a Planned Development Rezone, and a Site Development Review for Dublin Ranch Area F North. Site Description The Tentative Map Area is currently vacant land. No residences or other structures exist within the boundaries of the Tract 7281 Tentative Map. The loxv 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 Tracts 6959 (L4) and 6960 (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. F~levations across thc Project Area generally fall from north to south. Construction of High and Medium High Density Residential Neighborhoods associated with the planned Village Center is currently occurring to the south of the Project Area and construction of Fairway Ranch, a High Density Residential develop~nent, 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. Proposed Development Plan The Tract 7281 Tentative Map 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 Tentative Subdivision Map Proj'ect Description · Page 1 of 4 Area F_N_Tent-Map-Rev3Q Dublin Ranch Area F North · December 2003 Gleason to Central Parkxvay, and Grafton Street, running through Tract 7281 from Antone Way north of` the tract to Central Parkway to the south. There are two sub-areas north of Gleason Drive. Of these, the sub-area west of Grafton contains a parcel of approximately 24.2 acres for a Middle School site, a 5.8-acre parcel for Public/'Selni-Public uses, a 0.5-acre parcel for an Open Space/Stream Corridor, and a 16.1-acre Medium Density Residential neighborhood parcel, to be further subdivided to include lots, streets and parcels to be landscaped and transferred to the future Homeowners' Association, including an Open Space/Stream Corridor (see Vesting Tentative Map Tract 7282.) The sub-area east of Grafton contains one parcel, a 30.4- acre Low Density' Residential neighborhood parcel, which will also be subdivided to include lots, streets and parcels to be landscaped and transferred to the future Homeowners' Association, including an additional Open Space/Stream Corridor (see Vesting Tentative Map - Tract 7283.) The remaining three sub-areas are located south of Gleason Drive, separated by Grafton and Lockhart Streets, and contain one parcel each. The sub-area west of Grafton is a 36.2-acre parcel planned as Medium Density Residential with a 2.0-acre (gross**) Neighborhood Square centrally located within the residential area, and approximately acre of Open Space Corridor (multi-use trail) along the western side of Grafton Street. The sub-area between Grafton and Lockhart Streets is a parcel of approximately 70.3 acres slated for Medimn Density Residential, a 10.0-acre (gross) Elementary School site, and a 5.6-acre (gross) Neighborhood Park. The sub-area east of Lockhart Street contains a parcel of' approximately 65.0 acres which is to become a Community Park and a 7.9- acre (gross) Open Space/Stream Corridor area. (For further details on intended uses for the parcels south of Gleason Drive, see the Stage I and Stage 2 P.D. section of this document. For a comparison of uses approved for these lands in the Eastern Dublin Specific Plan and those proposed, see thc General Plan/Eastern Dublin Specific Plan Amendment section of this document.) Hazardous Waste Site Potential A Phase 1 and 2 Environmental Site Assessment of the Project Area and surrounding areas has been conducted by Berlogar Geotechlfical 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 knoxvn to have underground storage tank leaks. This study has been included in the Appendix. Acreages are approximate and have been rounded to the nearest. 1 acre. Gross acreage figures given are measured to the centerline of adjacent streets. Tentative Subdivision Map Project Description · Page 2 of 4 Area F_N_Tent-Map Rev3Q Dublin Ranch Area F North · December 2003 Written Statement The paragraphs listed below provide factual information supporting the following findings necessary, for approval of the Tentative Subdivision Map: a) That the proposed map and desian or improvement of the proposed subdivision is consistent with applicable general and any applicable specific plans. The Project is consistent with the elements, goals and policies of the General Plan and Eastern Dublin Specific Plan (GP/EDSP). Land uses and circulation routes generally follow those laid out by the (GP/EDSP). Plan designations have been modified to group together similar land uses, address topographic issues, and accommodate the facilities needs of thc Dublin Unified School District, as well as to address the City requirement for thc creation of additional Public/Semi-public sites and City desires to accommodate the entire Community Park program west of the revised Fallon Road alignment. The proposed mix of Low and Medium Density Residential, Public/Semi-Public, Neighborhood Square, Neighborhood Park, Elementary School and Middle School uses combined with Stream/Open Space Con'idors and the Community Park xvill create a residential community designed to reflect the intent of the (GP/EDSP). b) That the site is physically suitable for the type and density of development. The site is mainly low rolling hills, suitable for the proposed Low and Medium Density Residential, Public/Semi-Public, Elementary and Middle School, Neighborhood Square, Neighborhood Park, Community Park and Open Space land uses. Based on the analysis undertaken by Berlogar Geoteclmical Consultants, the site is free Ii'om landslides and other geotechnical areas of concern. Hillsides will be stabilized in accordance with the Geotechnical Engineer's recommendations. According to FEMA Map 060705 0002 B dated September 17, 1997, covering all areas of Dublin Ranch, the Project does not lie within the 100-year flood zone. c) That the design of the subdivision or proposed improvements are not likely to cause substantial environmental damage or substantially injure fish or wildlife or their habitat. 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 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. These 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 summary of the Biological Surveys conducted for the Project Area and the permit issued by the USACE have been included in the Appendices. Please refer to the documents on file at the City of Dublin for additional information. Tentative Subdivision Map Project Description · Page 3 of 4 Area F_N_Tent*Map-Rev3Q Dublin Ranch Area F North · December 2003 d) That the design of the subdivision or type of improvements is not likely to cause serious public health problems. None of the proposed land uses, nor associated improvements are generally considered to be considered detrimental to public health. c) That the design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use, of property within the proposed subdivision. The proposed development does not conflict with any existing public easements. Tentative Subdivision Map Project Description · Page 4 of 4 Area F N Tent-Map-Rev3Q I :~'~] TASSAJARA ROAD ~ ~ ~ ....................... ~ ............. . ........ .... ~ z ,i 0 ~r ~ ~ ~. - ~ z .... ~~ f ~I-~-~-~~. ~-: ...... ,/'~ I -- I r ~--~--~.__ -- t-'~..'~~ ~ ¢ . 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'-- { '' . -. _:- ..... - ,. - ', ~,','' :1 ' ~ t ' ' T ~ Dublin Ranch-Neighborhood F1 ~~l~$ffi~ ~: "'~' ~ ~ q PRELIMINARY GRADING EXHIBIT DUBLIN, CALIFORN~ =,.o,o.to.. cA (~2s) - ~2~-o~o ~ , BR~NIGAN ~ ~.~ ~ Dublin Ranch-Neighborhood F1 ~~Y~SffiP8 ~[: "'~' BRANNIGAN/GLEASON ....... Cu INTERSECTION ~' ............................... ~ ......... > , Dublin Ranch - Neighborhood Fa mAo Y SmPS NOTES, DETAILS & SECTIONS - TRACT 7283 ..................................... DUBLIN. CALIFORNIA Dublin Ranch-Neighborhood VESTING TENTATIVE MAP-TRACT . : .... ~ ~, ~ - ~-- ,~ ~ ' N'' "' ...... ~" '~ ~ · ':....- ..-' .'..'.'~ ' '.,, .x ~ '.' .' , ~. ~ ,. ... ... _-~ .... ~ , ~ ~ ' . ~ ~ < ~ ..... / . .... J ,;' , . - ~ ''/, "'~ , ,, ://, %-5, ::, : ," ', . ' ~ ' .. '-.-:..'.. '%. ~' , "-.:':'-..',:,:~ :~:: .' , . - ," ,. ~ ,, , . ~ . , ~ ,:, .- : _~ ~ .., . = x ".'' '-~.'-' ;-x ..... :x;> ~' ';~";;4'- T ~ Dublin Ranch-Neighborhood ~ ~ P~ELIMINA~Y G~ADING EXHIBIT - T~ACT DUBLIN, CALIFORNIA