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HomeMy WebLinkAboutAttach 1 Tab-SiteDevelopmntRevwDublin Ranch Area F North · December 2003 Project Description for the AREA F NORTH PROJECT Site Development Review The follo~ving findings relate directly to the specific questions listed under the written statement section of the City's application submittal requirements/'or Site Development Review (SDR). This SDR covers the northern area of Area F North, south to Gleason Drive. For more information on the area covered here, see SDR drawing reductions in this section. What Ope of business, activity or use are you proposing? The Development Plan for the portion of Area F North covered by this Site Development Review, hereinafter referred to as the SDR Area proposes 33.4 acres of Low Density Residential land use, 20.0 acres of Medium Density Residential land use, 25.2 acres for a Middle School, 6.3 acres of Public/Senti- Public land use and 3.6 acres of open space/stream corridor land use. How many employees will you have or propose to have? The use of the Public/Semi-Public parcel has yet to be determined, so there are not yet any projections for numbers of employees. Commercial-type uses will not be permitted within the project area. What are the proposed hour; and day's of operation? The use of the Public/Semi-public parcel has yet to be determined, so there are not yet any proposed or projected hours and days of operation. Commercial-type uses will not be permitted within the project area. Are there any ways in which your business, activity or use have a negative effect on the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or general welfare. There are no planned activities or uses that have a negative effect on the health or safety of persons residing or working in the vicinity, nor which are detrimental to the public health, safety or general welfare. Describe how the design of the project including site layout, structures, vehicular access, circulation and parking, etc. will provide a desirable environment for the future development. Area F N stir desc-Rev3, doc Site Development Review Project Description · Page I of 4 Dublin Ranch Area F North · December 2003 The Project Area includes two residential neighborhoods along with two open space/stream corridors. The site is designed with two neighborhoods that flank Graflon Street, a north-south collector street within Dublin Ranch that eventually will be the future "Main Street" of the Dublin Ranch Village Center to the south. Two stream corridors containing multi-use trails for recreational use run adjacent to Grafton Street and Fallon Road. Each neighborhood has been designed to take advantage of the location and adjacency of the multi-use trail, which is designed as a primary access route to many of Dublin Ranch's open space elements. The neighborhoods within the Project Area are centrally located within Dublin Ranch, which will allow access within a short walking distance to all of Dublin Ranch's amenities. Portions of the Project area are elevated and will offer views fbr many of the residents. West of Grafton Street is a Middle School, a Medium Density Residential neighborhood (Fl), a parcel for Public/Semi-Public uses and a two-acre stream/open space corridor. The F1 Neighborhood will consist of 119 single- family detached homes on approximately 20 acres at a density of 6.0 du/ac. The neighborhood to the east of (}ration Street contaius a 1.4-acre stream/open space corridor and a low-density residential neighborhood (F2). The F2 Neighborhood will consist of 121 single-family detached homes on approximately 33 acres at a density of 3.5 du/ac. Access to the neighborhoods will be primarily from Gleason Drive, a major east- west arterial that will be extended east from Tassajara Road to Fallon Road. Access to the neighborhoods is also provided from Graflon Street, a collector street that runs through the southern portion of Dublin Ranch. Pedestrian circulation includes the sidewalks, which are on both sides of all streets, multi-use trails that are located xvithin each of the two open space/stream corridors, walkway connections, open-ended cul-de-sacs and pedestrian pathway connections between both the F1 and F2 neighborhoods and Gleason Drive, as well as Brannigan Street. Is the site physically suitable for the type and intensity of development proposed? This site is physically suitable to accommodate the type of Single-Family Low- and Medium-Density Residential, Public/Semi-Public, Middle School and Open Space land uses proposed. Describe how the proposed development may impact views. The Project Area does not contain any of the City's designated visually sensitive ridgelands as outlined in the Eastern Dublin Specific Plan. Therefore, development will not be visually obtrusive to those with a view of the Tassajara Hills. The Project Area is situated in a relatively lower portion of the Overall Area F N sdr desc-Rev3, doc Site Development Review Project Description · Page 2 of 4 Dublin Rarich Area F North · December 2003 Dublin Ranch Project and was designed with a series of terraces stepping up the gently sloping terrain, hnpacts on the views of the hills south of Livermore and south and west of Pleasanton from houses upslope from Area F North will be lessened by the change in elevation from the existing neighborhoods to the proposed and by landscape standards for development in Neighborhood F2. Describe the physical characteristics of the site including existing slopes and topographic features. The Project Area is currently vacant non-native grassland. No residences or other structures exist within the Project Area. 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 elevational differences of 30 to 50 feet. The rest of the Project Area is primarily low rolling hills. Elevations across the Project Area generally rise [Yom south to north. Describe the architectural design/theme of the development including character, scale and quali~., of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses. This Site Development Review (SDR) application does not include architectural elements for the residences to be built within the neighborhoods. The architecture for these neighborhoods will be submitted as part of a separate SDR for review and approval at a later date. Describe how the landscape features have been designed so as to insure visual relief and an attractiue environment for the pubic. The beauty of the existing rolling topography and natural countryside is the basis for the Dublin Ranch landscape concept and planting themes. Rows of trees delineating entries and streets depict the historical image of orchards and create a sense of conununity. Patterns and textures within Dublin Ranch have been chosen to complement the proposed architectural styles and "upscale rural" theme. Pilasters, walls and fences are part of the common elements that compose the consistent and recurring community theme. Open rail fences are the predominant fence type and are provided to maintain vistas to the natural open spaces and man-made landscape. The design of signage defines a hierarchy within Dublin Ranch. Pedestrian gateways will identify the community at Gleason Drive and Grafion Street. The subtle simplicity of neighborhood entries repeats key elements from the community entries such as pedestrian gateways. Ornamental plaques on the ,4rea F N sdr desc-Rev3, doc Site Develo/~ment Review Project Description · Page 3 of 4 Dublin Ranch ,4rea F North · December 2003 Ko pedestrian gateway stone pilasters will display the Dublin Ranch or neighborhood logo. Indigenous and horticulturally adaptive plant materials serve as uni~,ing elements throughout Dublin Ranch. Trees will define a hierarchy of entries, streets, and neighborhoods providing individuality and distinctiveness. A double row of shade trees will be planted on each side of the walk along the collector streets to provide a pedestrian friendly enviromnent and sense of community. Each neighborhood will use a single species of street tree on local residential streets. Planting adjacent to rail fences abutting open space will act as a transition to the natnral landscape, and stream/open space corridors. Oak trees native to the Tassajara Hills have been incorporated into the plant palette to reflect the historical landscape of the Tri-Valley area. Is' the proposed project located on a hazardous waste and substances site? (A list is of these sites is available in the Planning DepartmenO. A Phase 1 and 2 Environmental Site Assessment of the Project Area and surrounding areas has been conducted by Berlogar Geoteclmical Consultants (dated 9/25/97) to determine thc presence of any hazardous waste and substance sites. The findings of these studies indicated that no problem sites were [bund. 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 the Appendix. 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