HomeMy WebLinkAboutItem 6.3 DubRchWest Attch 7
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DUBLIN RANCH WEST
Annexation Area
."~._,,,,~
Stage 1 Planned Development Rezone
and
General Plan/ East Dublin Specific Plan Amendment
Prepared by:
MacKay & Somps
February,200S
ATTACHMENT -7
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DUBLIN RANCH WEST ANNEXATION AREA
TABLE OF CONTENTS
Application Forms
Planning Application Form
Initial Study - Environmental Information Form, Part 1
Photo Key Location and Site Views
Project Reference
Vicinity Map
Aerial View
Eastern Dublin General Plan/Specific Plan Amendment
Project Description
General Plan/Specific Plan Amendment Exhibit
General Plan Document Amendments
East Dublin Specific Plan Document Amendments
Stage 1 Planned Development Rezone
Project Description
Permitted and Conditional Land Uses
Stage 1 PD Site Plan
Neighborhood Phasing Plan
Master Neighborhood Landscape Plan
Street Sections
Master Infrastrnctnre Plan
Scenic View Images
-,~."'-"-
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CITY OF DUBLIN PLANNING APPLlCA nON FORM
NOTI \: Ph~a':;~ ditõçU!:Iti your proposal with PlantÚJ'18 Staff prior to çompleting thi8 form. All items on this form related to
your f:ipedfk type of a.pplkation must be cOlnplctcd_ Sorne of th~ item" lì!1ted m.ight not appJy to your specific application.
Pleaf:ic tint OJ' t (,~ 1~ ¡hi . Attach addîtîonal shcCI1;, if I\CCe$l'iaT _
I. TYPE OF APPLICATION:
Temporary Use Permit [TUP]
Conditional Use Permit [CUPI
Site Development Review [SDR]
Variance [VAR]
T entalive Subdivision Map IT MAP]
x
Sign/Site Development Review [SIGN/SDR]
Master Sign Program [MSP/SDR]
Planned Development Rezone [PO REZ]
Rezone [REZ]
General/Specific Plan Amendment [GPA]
x
II. GENERAL DATA
A, Address/Location of Property: See attached description.
B, Assessor Parcel Number(s): See attached description.
C, Site Area: +189 ac. D. Zoning: See attached, E. General Plan Designation: See attached
F, Existing/Proposed Use of Property: See attached descrhJtion,
G, Existing Use of Surrounding Properties: See attached description,
III. AUTHORIZATION OF PROPERTY OWNER AND APPLICANT
A. PROPERTY OWNER: In signing tMs application, I, as Propcrty Owner, oortify that J have full IfJgal oapacity
to, and hereby do, authoriza t/1e fifing of this application. I undersÜmd that conditions of approval are binding.
J agree to be bound by U¡ose condítions, subject only to the right to object at the hoarings or during the appoal
petiod. I further certify that the info/mation and exl1ibits submitted are true and oon8ct.
(Note: All Property DwnE!'~ must sIgn If proPQrty Is jolnrly owned)
Name:, Capacity
Company: Phone: (
Address: Fax:(
Signature: Date:
R APPLICANT IOTHER THAN PROPERTY OWNER); In signing Il>is applicalion, I, as Applic.nt, certily Illall
hal/e obtained wtitlen authorization from the property owner and havD attached separate documentation
showing my fu/t fegal capacity to file this application I agree to be bound by the conditions of approvct/,
$ubjec;t only to the ríght to objc:ct at t/J9 hoatings or during tlll;¡ appeal period. , furlher certify that tile
infortJmfion and exflibits submitted are true and correct.
Name:
Mr. James Tonq
Title: Authorized Representative for J. Un
Phone: (925) 463-1666
Suite 100
easanton CA 94588
Fax:
(925) 463-9330
Date: .2- 1'1- ~-
Sign
P:\16034-40\office\S~Jhr(li1tJI~\t1I;)gc 1 PD\ 1-4-05DRWeE.t PAF.doc.
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Attachment to City of Dublin Planning Application Form
II. General Data
----,.-...,.,..-".-- A. B. C. D. E.
j'roperty Owner _.. Address/Location APN Area Zonlnn General Plan Deslgnatlon__
LIN 6582 T a""ajara Road 986-0004-005-01 184.1 ac. N/A Single Family Residential
(DUBLIN RANCH Medium Density Residential
WEST) Medium Hi9h Density Residential
Neighborhood Commercial
Elementary School
Neighborhood Square
Neighborhood Park
_"..0. Open Space
SPERFSLAGÊ 6060 T as<ajara Road 986-0003·001 3.2 ac. N/A Medium Density Residential
Open Space
BRAGG Tassajara Road 986-0004-003 1.6 ac. N/A Medium High Density Residential
"''''''---~ ---. -., - . _ Neig~borhoodÇol~~~~~
F. Existing and Proposed Uses of Property:
The existing uses of the properties are firewood sales and storage, rural residential and
undeveloped. There are a few homesteads and various outbuildings on the properties.
Proposed uses include:
Single Family Residential
Medium Density Residential
Medium"High Density Residential
Open Space
Neighborhood Commercial
Noighborhood Park
Public/Semi-Public
G. Existing Uses of Surrounding Properties
Land uses on the surrounding properties to the north and east are typical of those on the
proposed project, including rural residential, a private school, landscape corporation yard, cattle
grazing and limited dry land farming. To the south are residential uses, a horse stable, and an
EBRPD staging area. Immediately adjacent to the project, to the west, is the US Army Parks
Reserve Forces Training Center (Parks RFTA).
P:\16ü:j4-40\ofFice\Submittals\Stage 1 PD\1·4,O~DHWest PAf~.dúc
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Application Name: Dublin Uanch West Anne:<ation Area- Stal!e 11'lnnned
DevelolJlnent Rezone. GcncralPlan/Spccific Plan Amendment
Initial Study
(ENVIRONMENTAL INFORMA nON FORM - PART I)
(To he completed by Applicnnt pursuant to City of Dubliu
Environmental GuIdelines Section 1.6)
Date Filed: Rev. Januarv. 2005
GENERAL INFOUMATION:
1. Name and address of all(hori~ed representative ofpropel1y owne"
. Mr. James TonI!. 4690 Chahot Drive, Suite 100, Pleasanton. CA 94588
2. Address ofProjcel: Tassaiara Road, appro:<imatelv 1.5 miles north ofI-580
3. Name, addrcss and lelephone number of person to be contacted çonccming this
projecl:
Martv Inderbilun
Attorncv at Law
7077 KolI Center, Suite 120
Pleasauton. CA 94566
(925) 485-1060
Couuie Goldade
MacKav & Somps
5142 FrankJin Dr. , Suite B
Plcasautou, CA 94588
(925) 225-0690
Rov/Eileen Spert:,lal!e
6060 Tassaiara Road
Plensnnton. CA 94588
Bra!!!! & Silva Trnsts
P.O. Bo:< 1896
Sonoma. CA 95476
(707) 933-9832
4. List and describe any other rdaled pennits and other public approvals
rcquired for this project, including tho.e required by city, regional, state and
federal agencies: City almrovals: St:.!!e 2 Planned Devclopmeut Re701le,
Vestin!! Tentative Map. Site DevelolJment Review, Uelluest for
Annuation, Pre-nnnexation A!!rcemcnt, Development Al!reement:
LAFCO approval of anllexation: Annexation to USRSD; Califorllia
Department of Fish and (;allle- Section 1603 Streambed Alteration
Agreement (?): US Armv Corps of Engineers- Secti.on 404 (?): Re!!ional
Water Oualitv Control ßoard- NPDES Permit and Seclion 401- (Clean
Wate.· Certification) (?).
Existing Zoning District: Agriculture
P.\1/ìO~4-41)\offiçe\Slll)mltlaI8\~t:.:I9~ 1 PD\i_4.,05DRWc~1 ¡:;:IF t:!oç
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I.
6. Description of Project: (Include site arca, uses, size and number of buildings,
parking, number of dwelling units, scheduling, and any othcr infonnation
necessary or helpful to understand project. TIlis alÜtched description must be
complete and accurate. Exhibits or photographs should be identitïed and
attached. )
The Project Area is approximatelv 189 acres, The General Piau and Bast
Dubliu Specific Plan allows between 496-1,176 dwellin!! units for the land
uses shown On the Specific I'lan. Lalld uSe desil!lIatiOIlS Ineludc Low
Densitv Residential, McdiOln Densitv Residential. Medium lIi!!h Densitv
Resldelltial. Nei!!hborhood Commercial, Neil!hborhood Park.
Public/Semi-Public. a"d ODell Space. Additional illformaUon cOllcernillf!
the I'roicct call be foulld in the Proiect Descrintion and Fiudhll!s
Statcmellt.
7. Are the fi.)llowing items applicable to the projecl Or its effects? Discuss below
all items checked (attach additional sheds as necessary),
All ofthc followillf! Items arc addressed in the prOf!ram EIR nrcpared for
the Eastern Dublin GeneralI'lall Amelldment/Specific PIa",
Ves
No
1, Change in existing features of any bays, ti<lelands, heachcs, lakes or
hills, or substantial alteration of ground contours.
2. Change in scenic views or vist.as from existing rcsidcnlial areas
or public lands or roads,
3. Change in pattem, scale or characler of general area of proj~ct.
4. Signitïcant amounts of solid waste Or litt~r.
5_ Chang~ in dust, ash, smoke, fumes or odors in vicinity_
6. Change in ocean, bay, lake, stream or l,,'fOlllld water qualily or
quantity, Or alteration of existing drainage pattems.
7_ Substantial change in existing noise or vibration levels in the vicinity.
8_ Site On filled land 0'· On slope of 10 percent (10%) or more_
9_ Use or disposal of potentially hazardous materials, such as toxic
substances, l1ammables 01' explosives_
1 D. Substantial change in dcrnand. for municipal s~rvice.s (police, fire,
water, sc.wage~ etc.).
11_ Suhstantial incr~ase in ti-,ssi1lilel consumption (electricity, oil,
natural gas, elc.),
12, Relationship to largeI' project 01' series of projects_
r',\16m4-41)\OIl1(:¡:\SLJbrni1~;:¡IS\S1E\g!? 1 PD\9.77-04DRWes1 I:::lr.d¡¡(;
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ENVIRONMENTAL SETTING:
8. ß";et1y dcscribe the projeGt site as it exists before the project, including
information on topography, soil stability, plants and animals, and any cultural,
hi,torical or scenic aspects. Describe any existing strudures On the site, and
the USe of the structures. If necessary, attach photographs of the site.
See DEIR for Eastern Dublin GI' A/Specific Plan, pages 2-2 and 2-3 and
Eastern Dublin SlJecific Plan. nages 5 and 6. Also refer to attached
IJhotogruphs of affected land areas for data regarding exlstin!! site
conditions.
9. Briefly describe the surrounding properties, including information On pl"nts
and animals, any cultural, historical Or scenic asp~ct, and the type of land use.
Refer to the Eastern Dublin Specific Plan, pages 5 throu !h 7 and DEIR
for Eastern Dublin GPA/SIJecific Plan. ua!!es 2-2.
CERTIFICATION: I hereby certify that the statements fumished ahove and in the
attached exhibits present ¡he data and infom¡;¡tion required [or thi, initial evaluation to
the best of my ability, "nd th"t the facts, statements and information presented are true
and correct to the best of my knowledge and helicf.
Datcd: ~...~ tl.~ ú r
19na e
,lames TOil
Print Name
Authorized Reurcsentative for .I. Lill. et. at
Title/Company .
P·\H,;():j4-40\orfiœ\Subrnitl;:¡I~\SI;¡g~ 1 PU\O-2't-()I\l)Ii.Wegl Elf,doc
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Dublin Ranch West
5taqe I Development Plan
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I - View along Tassajara Road looking to the sonthern end ofthe property.
2 - View looking northeast into Tassajara Creek and beyond.
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3 - View along Tassajara Creek looking to the northern end of the property.
4 - View ITom the center of the property looking to the southeast.
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5 - View from the center of the property looking to the north.
6 - Vicw from the northwest portion of the property looking to the east.
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7 - View rrom the northern portion ofthc property looking south along Tassajara Creek.
8 - View from Tassajara Road looking to the northwest.
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Dublin Ranch West
Annexation Area
Stage I D~-'!~JQE?rn~Dl EIª-CI
VICINITY MAP
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Dublin Ra¡tch West Annexation Area . JWÆllry" ,?º(J,~
Projcct Description
a. List the proposed changes to General Plan/Spccific l'hoo dcsignations and policies, as
nccdcd. I'hi.. opplicat;oll applies to olllv DuM;1I R,mch West. No cll(Jllf!es are proposed
{or either the Bmf!!! Or SperlHat:e properties Irom the East Duhlill SIJecifìc Plall.
Refer to the General Plan/Specific Plan Amendment Exhibit also.
I. Redesignate various land uses (including Low Density Residcntial, Medium Density
Residential, Medium-High Density Residential, Neighborhood Commercial, Neighborhood
Square, and Ncighborhood Park) that lie within the Tassajara Creek corridor to I'D Open
Space.
2. Convert the Tassajara Village Center use to I'D Open Space. Relocate residcntial uses
interior to the property and eliminate neighborhood commcrcial uses.
3. Redesignate the southerly Medium Density Residential in the "panhandle" area adjacent to
Tassajara Road to I'D Public/Semi-Public and PD Neighborhood Park. AddiÜona) areas in
"panhandle" to be redesignated I'D Open Space.
4. Redesignate southerly Low Density Residential site to PD Neighborhood Park.
5. Redesignatc the PD Elementary School sitc to PD Medium High Density Residential as the
Dublin Unified School District has determined that this site is not needed for a school. This
would allow a range of 148 to 263 units as pem1ittcd by thc zoning density range.
6. Redesignate westem Neighborhood Park to I'D Medium Density Residential.
b. Rcnsons (or proposin¡: Gcncral I'lan/Specific Plan Amendment.
I. Many of the land uses designated in the General Plan and Specific Plan are incompatible
with existing site conditions, particularly with rcspect to Tassajara Creek and its tributarics.
With the proposed Tassajara Creek and tributary creek setbacks, the proposcd intringement
of the realignmcnt and ultimate width of the Tassajara Road right of way, and othcr
associated vehicular access needs, and the configuration of many portions of this property is
not viable for (heir currently designated uses. Proposed Open Spacc and Neighborhood Park
uses are more consistent and compatible with the adjacent natural amcnities.
Thc Specitic Plan proposes approximately 2.9acres of Low Density Residential, 7.7 acres of
Medium Density Residential, 4.6 acres of Medium-High Density Residcntial, .8 acres of
Neighborhood Commercial, 4.8 acres of Neighborhood Park, 2.4 aCres of Neighborhood
Square, and 2.1 aCres of EJementary School which would fall within Tassajara Creek or
tributary corridors (for a total of 25.3 acres) to be rezoned to opcn space. Adherence to the
existing general and specific plans would rcquire mling significant portions of Tassajara
Page J . Gellerill Plcln/Specific i'all Amendment PrQj~r.t De.~l:riptiofl.
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. _,...r~¡¡bJÚ¡ Rafu,:h West Annexat(çn ~{rya p .Jllf/u(.lrV 20()5
Creek and/or its tributaries. Instead, the proposed development plan allows for an open space
corridor along the creek and its tributaries. In order to do this, those land uses that were
incompatible with the Tassajara Creek corridor are eliminatcd or relocated.
2. Once portions of the Neighborhood Square arc eliminated to avoid the creek and tributary
eurridors, the resulting area is greatly reduced in size, falling bclow the minimum City
standard size for a Neighburhood Square, and is of an awkward configuration. In addition,
the parcel is land lockcd by other properties and land uses. For these reasons, it is proposed
to eliminate this use and redesignate it as Open Space, permitting it to become part of the
stream corridor system.
3. As discussed above in item I, much of the Neighborhood Commercial area is not feasible as
it is loeatcd cithcr directly on top of thc dccply incised tributary crcck or within the opcn
spacc corridor buffer area. The rcmaining portion of the designated Neighborhood
Commercial area is extremely small in size, has an odd coní1guration, has no direct access to
Tassajara Road, and is landlocked. For these reasons, this parcel is not viahle for
commcrcial uses. The East Dublin Spcciííc Plan pelmitted up to approximately 10,500
square feet of neighborhood commercial uses on the Dublin Ranch West property, which is
an insignitícant amount in the City's ovcrail neighborhood commercial square footage.
TIle neighborhood commercial uses on Dublin Ranch West are a portion of the Tassajara
Village Center subarca. Originally envisioned as a higber density, socially active center at
the intersection of Tassajara Road and Fallon Road, it has become apparent that this concept
is not feasible tòr many reasons. As noted above, the majority of the overall Tassajara
Village Center higher residential uses and neighborhood commercial uses fail within the
Tassajara Creek and tributary creek corridors. Additionally, the intersection and alignments
ofTassajara and Fallon Roads have been redesigned from thc East Dublin Specific Plan per a
recenlly approvcd precise alignment study. Thcse realignments, in addition to the creek
corridors, make any relocation of thc Tassajara Village Centcr impracticable. Finaily, as
noted earlier, the City Council has directed that the Viilagc Ccnter concept be eliminated due
to the environmental and dcsign problems associated with this feature.
For thcse reasons, it is proposed to eliminate the neighborhood commercial use and
redesignate it as open space, permitting it to become pari of thc stream corridor systcm.
4. A small p0l1ion of low density rcsidential designated lands in the southern portion of the
property will be rezoned to allow a neighborhood park. TIJis parcel is too small to be a stand
alone low density project.
The Dublin City Council held a public workshop on October 5, 2004 to discuss various
issucs regarding the Dublin Ranch West project, ineluding revicwing and evaluating four
plans that looked at different locations and sizes of neighborhood parks on or ncar the project
site. 'fhe Council selected Option Four, which provided 7.66 acres of neighborhood park on
site, and 1.04 acres of neighborhood park that would be located on an adjacent development
parcel because "it would serve thc ditlerent needs of the community". Additionally, 1.2
acres of land was sct aside on the project site that could be utilized as cither public/semi-
public or neighborhood park uses. The Council accepted the fact that neighborhood park
acreage could be moved off site if need be.
___~,I
rage 2 . General PI(ll /'Spf::djic: Plan Amendment Project äês~criptjon
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Dublin Ranch Wf¡\'t Annexation Area· Januarv 2005
5. The Oublin Unified School District has dctennined that the elementary school in this area is
not needed as an educational facility and has relinquished the site. Furthermore, the City
Council has concurred with this finding. Because of this, the site win be redesignated La
Medium High Density residcntiaJ.
6. 'llle southerly Medium Density Residential parcel in the "panhandle" area adjaecnt to
Tassajara Road will be redesignated to I'D PubliclSemi,Public and I'D Neighborhood Park,
while additional areas in the panhandle will be redesignated I'D Open Spacc. As noted
previously, the Council reviewed tour park options for the site, and selected the plan that
loeated and straddled a neighborhood park and public/semi-public uses across Tassajara
Creek as the Council fe1t this option best fit the needs of the community.
7. The western Neighborhood Park win be redesignaœd to I'D Medium Density Residential as
the park is being relocated per Couneil directive. I'D Medium Density Residential was
selected as the appropriate new use as residential uses are being usurped by the new park
location, and because the adjacent neighborhood is the same residential density.
c. How wtll the General Plan/Specific .Plan Amcndmcnt benefit the City of .Dublin.
1. Proposed land use rcvisions will create a community that is compatible with existing site
conditions. These amendments will enhance the natural environment by prescrving
hillsides, creek channels and corridors, and protecting certain animal and plant species by
providing natural open areas.
2. Proposed land uses are designed in a morc appropriate pattem to relate to cxisting site
conditions and cnvironmental constraints. The project is more scnsitive and functional
because of this.
3. The project's developed area is morc compact, preserving more acrcs ofland in a natural
condition.
4. By relocating and splitting the neighborhood park, these [acilitics will better serve the
residents of both the project and surrounding neighborhoods.
5. As well as providing additional open lands, thcre will be an increased physical and visual
continuation of open space uscs along the creek corridor system. This is especially
important as this is a signiíîcant environmental resource and Tassajara Road is a
designated scenic corridor.
7. The proposed plan improves the planning process as land use designations are based
upon morc accuratc and current topographic maps and environmental surveys to
determine the actual limits and impacts of development.
8. The project creates a range of housing opportunitics.
p(lge 3 . Gel1ertll Plan/Specijic Plan Amendme.nt Projer.t DeM:/"ipÙon
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DubJin Ranch ~(~.YLAnlZexation Area . JmIlJwy~,,2.r05
d. Address each elemeDt of the General I'lan and polley of an applicõlble Specific Plan of
the City of Dnhlin and describe how each element/policy will be affected hy the proposed
õlmendment.
General Plan Elements:
Land Use
Revises and adjusts land use designations within projed area.
Eliminates the Tassajara Village Ccnter concept and Neighborhood Commercial, Neighborhood
Square, and Elementary School uses.
Provides housing closer to city center and othcr high activity areas.
Increases Opcn Spaec designated lands.
Increases housing diversity and opportunitics.
Adds l'ubliclSemi"h¡blic uSeS.
Open Space
Continues preservation of permanent open space and natural resOurce policies.
Providcs additional recreational and natural open space opportunities.
Environmental Resources Management-Conservation
Protects and creates ripmian vegetation within creek and tributary corridors.
Preserves environmental resources.
Preserves and enhanccs aesthetic resources.
Increascs and provides passive recreational uses.
Eastern Dublin Specilíc ~Jan Poiicies:
Policy 4-1: Maintain a reasonable balance in residential and employment-generating land uses
by adhering to the distribution of land uses depicted in Figure 4-1, Land Use Map.
Proposed land uses are general1y those dcpictcd in Figure 4-1, with the exception of those uses
noted above. These changes arc due to the environmentally ineompatihle location of these
designations in the Specific Plan, requiring them to be eliminated, and by direction provided by
the City Council. Current site conditions and the Tassajara Road reaiignment do not permit the
relocation or recontiguration of these uses on the Dublin Ranch West site. The loss of this
Neighborhood Commcrcial designated area, approximately 10,500 square feet, is not signiticant
enough to affcct the jobs/housing ba1ance ofthe City or Tri-Val1ey area.
Policy 4-5: Concentrate residential development in the less environmentally constrained
portions of the plan area, and encourage cluster development as a method of reducing or
avoiding impact to constrained or environmentally sensitive area. Also consider the use of
transfer of Development Rights (TDR's) in areas designated as Rural Residential/ Agriculture
Or Open Space.
This plan proposes the concentration of residential development from morc cnvironmentally
constrained areas to less envirorunentally constrained areas. Lands not reserved for residential
or public lIses will be re:wned to Open Space or Parks.
pãiie 4 . General Pl4TJ/SpecifiL PllIn, Amendment PrQje.(.'l Description
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Dublt~J.l!(u¡çh)f.f...\'t Anne..talio!1 Area· Ja!JJla.ry,j005
Policy 4-13: Encourage the development o/neighborhood-serving retail and ,ervice uses in the
"Village Centers" in order 10 reduce doily vehicle trip', and conlribute to the identity and
character of the outlying residenUal a""".
As nOled above, the Ncighborhood Commercial uses depicted on the Dublin Ranch West site in
thc Spccitic Plan are not feasih1e. However, other Gencral and Neighborhood Commercial uses
are Jocated nearhy (within approximately 1.25 miles). These ¡;ites are located between the
freeway and the proposed project along Tassajara Road for.easy and convenient access, so the
goal ofredueed daily vehicle trips can sti11 he met. The identity and character of the outlying
residential areas are sti11 created through the preservation of open space area¡; and views, varied
arehitcctural styles, the provision of parks and trails, and so forth.
Poli,y 6·1: Fìstablish a continuous open 'pace nelwork Ihat integrates large natural open space
areas, stream corridor" and developed parks and recreaUon areas.
The elimination of various development uses designated on and within the Tassajara Creek
corridor will reinforce the provision and prescrvation of a continuous open space and park
network and corridor through Eastern Dublin and the City as a whole. The Neighborhood Parks
will integrate and tic together various open space uses into a cohesive wh01e hy physi~ally and
visually enlarging the open spaee network
Policy 6-2: Locate development '0 thar large, conUnuou.< open 'pace arcas/corridors are
preserved. Avoid crearing open space islands. Encouragc single loaded streets in arcas
adjacent to open space, rural re,idential, and agricultural lands.
See above comments to Policy 6-1. Single loaded strects are provided along the ~reek corridor
open space area.
Policy 6-9: Natural stream corridors, ponds, springs. sæps, and wetland areas, as "hown in
Figure 6.2, shall be preserved wherever possible__
See above comments to Policy 6· I.
Policy 6-10: Riparian and wetland areas shall be Incorporated inlO greenbelt and open ,pace
areas as a means of preserving their hydrologic and habitat value...
See ahove comm~nts to Policy 6-1.
e, Describc how thc proposnl will be compatible with surrounding land uses, euhance the
development of the general area, and create 'ID nttractlve and safe environment.
Dublin Ran~h West is located adjaecnt to the current city limits of the City of Dublin and is
within the East Dublin Specific Plan area. The Specific Piau area comprises 3,300 acres ofland
planned as a mixed-use community that win be a vital, self-sustaining urban environment where
people can live, work, play and interact in a manner that fosters a sense of community, The
project area is genera11y adjacent to and west of Tassajara Road.
The property is bordered on the south by a firewood sales site and EßRl'D trailhead staging area.
Tassajara Road and other approved and proposed residential, educational, and open space
projects are to the east, the Alameda County line and rural residential useS are to the north, and
Parks RTF A is to the west, which is used for reserve forces training.
Pt1ge j".~ -7ielieraJ Plan/Specific Plo.l'l Amendment Project DescripfÍfm
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Dublin Ranch Tf.~,~U(nnexaJi()n Area . Januarv 2005
The proposed Project adheres to the General Plan's and thc Eastcrn Dublin Specific Pbn's goals
and policics. Dcsignated land uscs arc fol1owed where environmentally feasible, are consistcnt
with the Specific Plan's Land Use Pbn, and wilJ be compatible with the surrounding properties
as the area develops. The planned mixture of rcsidcntial, open space, and park uses will be
compatible with the surrounding uSeS of Eastcrn Dublin as tbey come to fruition. These uses
will naturally blend with thc ncighboring developments, to create a livable and cohesive
community.
The Tassajara Creek corridor defined on the Lin property is comprised of two areas, the
Tassajara Creek Managcment Zone which is general1y the creekbed and the area betwæn the top
of banks, and accounting for approximately 38 acres, and the Private Opcn Space/Conservation
Area which is generally the area betwcen the top of banks and a minimum of a I DO' setback from
thc top of banks, and accounting for approximately 22 acres. A land trust will maintain thc
former, while a I lOA or the same land trust will maintain the latter. The conscrvation area has
been approved for mitigating environmental impacts to earlier phases of Dublin Ranch and is a
permanent easement that undelWent appropriate environmental asscssment. While the
approximately 60 acre overa11 conservation area is discussed and accountcd tor in these
development applications for the GPlSPA, rezoning, and other planning entitlements, it is not
part of this specific project. Only those potential impacts associated with the actual dcvelopment
application, including creek crossings, water quantity swalcs, and paths, that fa11 within with the
conservation area are studied under CEQA for this application.
Th,e development concept for the property strives to emphasize the natural beauty of thc site by
creating a community that blends naturally into the existing environmcnt. The current
Development Plan includes low, medium, and medium-high density units, a ncighborhood park,
public/semi-public, and open space which preserves the significant natural features of the site.
Rcfcr to thc Stagc i I'D application tor grcatcr detail.
The chart below indicates [he proposed land uSeS and dcnsities tor the project as compared to thc
approved bnd uses presented in the Eastern Dublin Specific Plan.
Page 6 . Gf;:Pleral Plan¡'Sp~'dfic PlQfI. Amendlñêr/t7;i0"ect DescripliQlI
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___.__________.,,' _"0"---
D/~blin Ranch West Anm!.:£(1Ji,W! Æ.r.:f:ª-. . ,ja;warv 2005
Dubliu Rauch We"t Propo~ed Gen~('"al Planl East Existing General Planl East Dubliu
Dubliu Specifk Plan Amendment Specific Plall Land Use Plan
Land Us. Plan
Mid-point - Mid-
Gross Dem¡.ity Range Gross Density Range
^crc~ Density Acres point
Low DensitvResidentÙi¡ - .,~' ,. Dens;ty ..
18,8 16-112 du 75 du 20,0 18-120 du gO dn
Medium Dem:itv Rcsidential ..~,
54,6 333-764 du 546 dn 64.1 391-897 du 641 ctu
Med¡~íïn-iiigh Density Residential .. ----
20,1 283-503 du 402 du 4,8 67-120 du 96du
NïÄ ......
.¡"¡_~.ghhnrh()nd Park g,8 N/A 11.8 N/A N/A
- .".., , .,.........-
""*~l1b~~honct~quarc 0.0 N/A N/A 2.R N/A N/A . .'"
-
en Soace 79.9 N/A N/A 70,1 NIA N/A
Elementarv Sëhûûi'--' ....- -
.,." ° NIA N/A '),7 N/A N/A
-- ..-......-
_.!'J~,igbbo(hooù Commercial 0,0 N/A N/A O.g 8,712-20,906 sf 1O,45~
,,,_n.__
Public/Semi-Public 1.9 N/A 19,863 sf 0.0 N/A N/A
--_.'_...'." ..
TOT AT, 184.1 632-1,379 du 1,023 du 184.1 476-1,137 du 817 du
19863 sf 8,712-20,906 sf 10,454 sf
The Tassajara Creek open space area serves as a focal point for the neighborhoods within the
projcet area and for the City in general. This corrid(Jr will function as a linear pedestrian, hi cycle,
and equestrian circulation roltte connecting neighborhoods, parks, schools and surrounding open
space. In addition, this open space will maintain and provide for wildlife passage. Tassajara
Creek and its trihutaries will be elearcd of as much abandoned faml equipment and debris as is
practical, cattle have heen excluded, and disturbed areas will be revegetated.
f. Discnss the physical snitability of the site for the type and intensity of the land nses
proposed.
The project site is physically suitable for the type and intensity of residential development
proposed. An open space corridor has been created to butTer and protect Tassajara Creek. The
proposed densities of the project are consistent with those approved in the Eastern Dublin
Specific Plan.
Development patterns olttlined in tlJe General Plan and the Eastern Dublin Specific Plan
concentrate higher density uses in the lowlands near Tassajara Creek with a single-family
neighborhood in the northwest corner of the property. The current proposal mimics these
arrangements wherever possible while eliminating those land ltses that fall directly within the
Tassaj ara Creek corridor.
The majority of the Dublin Ranch West property is mildly sloping, with slopes of less than 30%.
As the property extends west beyond Tassajara Creek, the ground clevates into rolling hills where
some 30% slopes begin to appear and sporadically continue to the western boundary. A
preliminary geologic and geotechnical investigation of the project area, undertaken by Berlogar
Geotechnical ConsltHants in Oetobcr 2001, concluded that the sitc is suitable for the
development intended.
·--'~jiage 7 . G~/ ~rµ.ll'lan/Specific Plan Amendment Proj~(~t Description
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~"."'_''''__'''~".,__,..,_, M_ '. '__'_..'__,.'"...'..",' ,. . "'__."~...,,___.,._.__,__._._
Dub/ill Ram.:h West Annexation Area . ¡anum,! 2005
A more detailed "design level" geotechnical report was completed July 25, 2002, Based on the
initial findings of Ihis documcnl and other investigations, it was detemlined that the project site
is nol located within a "Special Studies Zone" for active faults as defined by the State of
California (1982) and that no fault zones exist on site. Additionally, investigations have been
compJeted regarding the creek bank's slability, which support a 100' setback from top of bank as
being adequate, Furthennore, the Federal Emergency Management Agency (FEMA) firm map
community paneJ No,060705 0002 H (dated Revised Novemberi, 2002) and No. 060001 01 J5C
(dated Revised September 17, 1997) indicate that flood waters are rcrnined within the stream
corridor, and that therc is no flood hazard to the devc10pabJc property_
Parks R'l'FA is recognized as a noise source Ihal may afIcet arcas of the East Dublin Specific
Plan area and existing portions of Ihe City, The City has addressed this type of noise source
previously by requiring that homebuilders provide noise disclosure statements to potential
homebllycrs.
g. The potential of the property where the prnjcct is proposed located to contain a
hazardous waste .md substances site (pursuant to Government Code Section 65962.5).
Eckland Consnllants conducted a Phase 1 environmental site assessment of the project area in
July of 2001 to investigate on-site h""ardous wastes or substances. Eckland's assessment
indicates that the property is not known tn be On a hazardous waste or substance area list. The
sludy concluded that Ihe properly has a low likelihood that any hazardous or toxic substances
cxist on the site, It was suggested that prior to demolition, asbestos and lead-based painl surveys
be implemented on the existing structures as required by code, that debris be removed ftom the
site, and that existing septic and leach fie1d systems should be pumped oul and removed.
-"~,-,~...~",,y~"~,._~-,-_._-
Page "8"~Ge,.,era/ Plan/Specific Plan Ame.ndm~T J Pmject De.'u:.:rlptiö"ñ
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Dublin General Plan Amendmeut
Dublin Ranch West Anncxation Area Project Application PA 02-028
Page 8, Eastern Extended Planning Arca (East of Camp Parks--See Figure 1-h)"
Residential categories Residential: Single-family, Residential: Medium Density,
Residential: Medium High Density, and Residential: High, and Combination
classification: Medium-High Density Residential and Retail/Office arc missing. These
categories should be copied over from the Primary Planning Arca (West of Camp Parks-
See Figure 1-la) with the cxecption of Residential: High which is not a category in that
section. For Residential: High, insert the fol1owing:
Residential: High Density (25.1 units and above per gross residcntia1 acre).
Residential units in this density range will be all attacbed. Housing types include
condominiums, townhouses, apartments, and flats, and can be either for-sale or rental.
These projects typically incorporate tuck-under Or under-structure parking and may have
three or more living levels. Assumed household size is two persons per unit.
Figurc l-la
Amend City boundaty and revise land use plan per Stagc 1 PD proposal.
Figure 1-2
Correct City boundary; and delete Tassajara Crcek Rcgional Park, as is in error.
Figurc 1-4
Amend City limits.
Chapter 2
EASTERN DUBLIN EXTENDED PLANNING AREA
first paragraph: .. .111e Eastern Extended Planning Area is projected to build out over the
next 30-40 years, adding roughly 13,930 new housing units to the City. Buildout is
projected to increasc the City's population by approximately 32;)()(j 32 905 people and
add 28,Wtt28 077new jobs.
P \ 160l4-40\(>11i~~\5...1)rn¡n~I~',¡:¡nsp -c.;p Am~I\<'Im~nr\(;P A_ W ~!li¡;,,'\()c
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Table 2-1:
TA.I!LE 2.1'': I
LAND USIè S\JMMARY: EASTERN mffiUN GENERAL PI.AN AMENDMENT AREA
Clnssl.t1catioll Açres IntensitvU1r. Units FactoI' Yield I
-~ ..~ ..
RESIDENTIAL TJu':o¡/acrr Du's Pcrsons/du Population
."-"" .'~.
Hi~h Dc,nsity 69.9 3:; 2,447 2.0 4,894
. ~,.
Medium-Hí~h Density 134.0149.3.': 20 2,(;8\I~ 2.0 S,.!6()~
... - .. ~2:21ii-
Medium~Dens¡ty 508M'!8.S.': 10 2.0
.~,-,. ;:¡¡¡¡¡¡-;¡~- 4,111-114Jl!!5 1.¥JiiiJiiJ;
Single Fa[l1i1y ~ 4 3.2
Rural Residential 842,:; .01 8 3.2 25
TOTAL ~~ .l4;=l4.lli M,;!'l2M@I I
FIOQrA.-u Square Feet Stluare Feet
COMMERCIAL Acres Ratio (millions) I Employee Jobs
..,- (Gross)
GelJer-al Commercial 316.84 .351.25 3.889 :;10 7,625
... .. :I,IIOOL211 I
N eÎghbo.-hood ç~~~.e..clD.1 ~~ .351.30 .;98º.2f>!l 490
--
Campus Offiçe 189.:16 .751.35 3.052 260 -." '~-~ " ?~~
,,,.. .-
Industri ll Pa....k 125.80 .25 1.370 590 2,322
--.... -. I
TOTAL, :¡o.µQ1ill!.2 9.2912.l12 U,úS62.M63
PARKS ANI> PlffiLlC
~Ç!!J<:~TION .. ...
~~~k 56.3 1 parks
.. --
Community ~~...k 140.6 2 parks
_." ,.-.
Nejghbo~~.~,?~. Park ~~ W2 pa...ks I
.. ..
Neighborhood S_iU.~.!~,~ .JJ-d~ 'IIi J~rk!Ì I
.-
TOTAL, ~7~.4~ ~18 parks I
OPEN SPACE "",";I.~ I
PUBLlCISEMI·PUIILlC
--...-"."".- -',"'. .. - -4ï;;¡~ I
Public/Semi-Public 1~I;(jJ02.2.': .25 hOJ.<H.ll!l 590
n_. ...___..". .. -,..
Schools -I
._....,.~.,. - .-
Elementary Sçh"ol 74JH4' 'I·1i
....... !!ichùals....~
:ï~~¡().- Hì~h School .. - ..
2:;.2 1 .!i~hool
-.-- --...
High Sc~~,~,! 0 o school
Sçhool Subtotal 9'Y!!2Ji 8 schools I
""' -- ......-
TOTAL, ;WO;3In,~ I
TRANSIT CENTER (Total) 90.7
- Cimlplis Office (including 38.3
ancillatv retailì '
-, - Hi~h-Density Rcsidential .. .'" .,...-.
31.5
- Park 12.2
- Publíc/Scmi-Public (TraJlsiL- -.....-.,--...-- ....
ReI.led) 8,7
GRAND TOTAL 4,266.7
-
~ J)u-b.liIll~h w f.S:~, t'f.:}~}~~~~ .,J~~nJ.í:UY.._~.Qn,~J...~,Uen.e.r~.I_~I.~.!:1/S~wifiç...t!.an p. mendm~~,~ P AO~-;:Q~ i:.
·:'table 2.1 appear< as Tahle "2A" in Ih" Eastel'll Dublin GPA, 11 was relabeled herein for formatting
purposes.
·~·Numbers represent a mid-nmg~ considered reasonable givtm the permitted density range. '
n·~Partíal school sites represent sites that lie partially outside lhe Specific Plan area, but withìn the Eastern
Dublin General Plan Amendment area.
!':\] {'034_4IJ\cmce\Submiltal~\EDSP_Gr Amrndrncn(I(iP ~_W,¡lI i~ <'Ii..:
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Section 4.4
Delete last two sentences of first paragraph.
Section 5.1.1
RESIDENTIAL STREETS
Right-of-way &;!-'-.46'
Cui-dc-sacs
Curb to eurb- 34'16..'.
Right-of-way- ~4(¡' minimum
The length of cul-de-sacs shall not exceed 600- LSJ.QSUeet.
Chapter 7 F,uvironmcntal Resources Management, Conservation Element
Pagc 58, Eastern Extended Planning Area
Revisc tcxt to state that the majority of the lands are no! in Williamson Act conlTacts.
AplJendlx A
Add this project to list of Amcndments and Approvals:
Onblin Ranch West Annexation Area, Resolution No., Date Adopted, and GP updated.
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Eastern Dublin Specific .Plan Amendment
Dublin Ranch Annexation Area Project Application PA 02-028
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The following are proposed amendments to the Eastern Dublin Specific Plan as part ofPA
02-028 :
CHAPTER 2: PLANNING AREA DESCRIPTION
2.3 Ownership Patterns
Ownership patterns in the planning area are sbown in Figure 2.4. There are 424:4reeorded
parcels in the planning area, which are owned by ;!-S-21..different landowners. Landowners'
names and size of holdings are listed in Figure 2.4. Ownership holdings range in size trom
L~__b-1--4 acres 101,251 acres. This fi<rure illu:ill:ates...onIYJh,"Qrigin.l!IIErg_~)s nrior ill.J1ll:ÌI
~ subdivided.
Figu re 2.4
Revise map to update ownership list and add missing property owners (Bragg and
Spcrfslage).
CHAPTER 3: SUMMARY
3.3.3 Land Use Categories
Residential
First paragraph: ...a total ofl·2,-33412.496 bousing units...
Commercial
First paragraph: .. . accommodate approximately 10'%-million square feet of new commcrcial
space.
3.4.1 Streets and Highways
Second paragraph: ===Tassajl\f;; Drive (Ind I'itHet¡·-R·oaElwill-IJe·-ihr<Mgh route:; from [ 580 to
Conlra Co"ta CO;I)11.y. Fallon Road wilLmergewHh_TW-"h1iMaR,oad.<lI1_tI become a sin<rle
throu<rh route intQCQntlllCQStaCQ!JJ:!IY,
3.6 Commnnity Design
Add to end of nfib paragrapb: AI1.bou<rh the EastJ2ublin..Sp_e_ciÜcPIªQ._çnxj,~ions a social amI
mixed use core at the TassaiaraYiJlag-eCet11"I,.~){istin£Jºpog!<lQhical and environmrntal
<:;ondi1ipns limitth,"Y.1<l.Þi1iIY.Qf1I:1w..pl!J-n c<)t19cl1t. TherefÜre the TassaiaraYjJJ~.£,"~ççJltcr..--ª§
originallY cnyisiºJ1Ç.d_isjnlçm¡LbJ9~
1-':\ 1(,I[~4_4[)\j)ffi~~\""ILII 'IIinal¡;\¡.J.lJ.~I'_(;1' ¡I,'II(;,I\1,\\çr\!\EI>!jPA 1-] ~-()~ ko~
3.7.1
~¡gl!tNine new schools (fiy.~.J; elementary"; 2 intemlediate; 1 scnior high) are provided by the
Specific Plan. ApPN:»!I.lla1!:J.Y 1 300 acres Moot of.~anningarea~çasl~m D.ubJjn currently
lies within the Livermore Y-ªlJ.¥)'!ºi!lLo~bde the Dublin Unillcd School Distrietlmtis
9xltcet,<4!o. b.Ç"dç!~hç';! fmm that district and attaehed.!9,tb-J< !2!!blinl!niiíeiJ. School District
PllQ(ID.JIIlY deve 1 onment ta1<i~pl!\c¡;;.~ithin!h~.are.a. Qu cst i lJI l~.: ægardingwhich".jtlTisd i elion
should serve the plm:ning-il·æa-sl\Ouldserve+hcplK¡ming urea shüuld lw rGsolvc4·throogh
cClef!effttt·.,c cffÐrts of the DlI>llinlJni.riedand·bwet'tHerc .Io;nt Unified o:dl()ul dÜ:trict,;,
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CHAPTER 4: LAND USE
4.1 Pnrpose
Sceond paragraph: ... buildout of the planning area would generate approximately ;&,+-,+>81
28526 new residents, 12.313] 2767 new dwelling units, and 2-9,48429 646 jobs.
[':\16I)H·40'......I1i~l·\S\Il.>llIIu;11 \\:;I).':>I'-(;p ^n~l1dment\[IDSPA 1.13 OS,d¡¡¡;
•
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I
► Table 4.1 I '
■ • Adjust table to reflect the Dublin Ranch West Annexation Area proposal. •
1 TABLE 4.1
1 EASTERN DUBLIN SPECIFIC PLAN
1 LAND USE SUMMARY
Land Use Description LAND AREA YIELD
1
1 .
C OMMERCIAL/INDUSTRIAL
1 General Commercial 325.74 acres 3.783 MSF
1 Neighborhood.Commercial 73-62.80* acres ' 1.031 02QMSF
Campus Office 192.66 acres 3.730 MSF
1 Industrial Park 72.4Q acres .788 MSF
1 Subtotal 66443 8611-49.321 MSF
RESIDENTIAL .
/ High Density 68.2 acres 2,387 du
1 Medium High Density 133.1148.7 acres* 1 . .
2,637 2,974 du
.._.......
Medium•Density 173.8464.3 acres* 10 . 1,738 1,643 du-
1 Single Family 623 32_1 acres* 4 du/ac 2,193 2,488 du
► Rural Residential/Agric. • 410.8 acres .01 du/ac 4 du
Subtotal 1709.51.714.1 12,290 12.496 du
PUBLIC/SEMI-PUBLIC -
Public/Semi-Public • 96.30_2 acres* .24 FAR . 1.019 1.027 MSF
•
1 SCHOOLS .
Elementary School 69,659_9 acres* 65.5 schools
1 Junior High School 35.9 acres 1.8 schools
1 Subtotal' 105.595.8
PARKS AND OPEN SPACE
1 City Park 56.3 acres 1 park
'Community Park , 126.7 acres . 2 parks
Neighborhood Park 4512.2 acres* • 7-6 parks
1 Neighborhood Square 13.310.5 acres* 7-6 parks
1 Subtotal 211.5235.7 acres 1-7-15parks
Open Space 436.9446.7 acres*
1 TOTAL LAND AREA 3,254.1 acres
1 I.
1 *Dublin Ranch West revisions February 2005 per General Plan/Specific Plan Amendment P AL-028
1
1
1 .
1
I
P:\16034-40\office\Submittals\EDSP-GP Amendment'EDSPAI-13-05.doc -
1
4.4.1 LOCATION AND DIVERSITY
First paragraph-- The Eastern Dublin Specitíc Plan designatesl;6Ij:;fªpJ1.mximate¡v LTIJ~ aeres
with a wide {ange ofresidential.. ".
Tablc 4.2- Modify tigures in this table to reflcct the Dublin Ranch West Annexation Area
proposal.
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TABLE 4.2
EASTERN DUBLIN SPECIFIC PLAN
POPULATION AND EMPLOYMENT SUMMARY
Land Use Designation Developmcnt Sq Ft/Employees PeŒons/d.u. Population
-~"~,.~..
Commercial -hO-:Hl·9.7_Q
.'.'"',.'-'
General Commercial 3.365 MSF 510 6,598
"-
.N.,,¡g):1.~~Ell.?2~IÇo~ne~i~_ 1.021 MSF 490 ~,HJ42 081
_~.,J'. .-.,.~--
Campus Office 4.625 MSF 260 17,787
.-.,.-.... ...-" -_..~,~, ,...".- ...
Industrial Park 0.7J9MSF 590 ..1,218
Public/Semi Public 1.449-022 590 1,+nZ:lQ
MSF
~,.,,'-
TOTAL: HI. 77811. 777 :l-9-,484~
MSF 24
-'--"""~~~~-'-'-' -". .- -, --.
.~.,,- ,",.,~-
Residential
--,~"'.
High Density 2,387 2.0 4,774
Me4!um High Density 2,637;¡.274 2.0 ¥+42.948
-",',-,""'-' ,.-...
Medium Density " "~:A 6.43. 2.0 Ij;646~
..."'....-......-.. ,..., - --
Single Family __~,1?2"M.8·8 ._ 3.2 W+4.1.2óJ
.'-.' '.""_.,~" ,
Rural Residcntial! Agric. 4 3.2 13
TOTAL: 12,31312.496 27,681112
HZ
PLANNED
AREA
Existinf City of
Dublin
-'-~~'-'-~'
Eastem Dublin
S ecific Plan Area
,~~~-~~
Total
TABLE 4.3
CITY OF DUBLIN
PROJECTED JOBS/HODSIN'G BALANCE
Dwelling Jobs Employed Balance
Units Residentsl
,.~._~~ ~~
7,JOO 12,210 12,000 --210
Ratio
1.02:1.0
12,313 !...~ 496 2'),1g129 424 19,')%2~2_4'! --9-;4%&"9.L8i!
1.151.°l-4;;iI.Q
19, 11319.596 l1,6~H 1.634 J 1,99632.244 -.-9,á98-
1.3Øl2fI; 1.0
I Projections assume a ratio of t.62 employed residents per household based on ABAG..;J.lroicctions '90.
2 The "batance" refers to the number of employed residents in relalion 10 Ihe number of jobs (i.e., a positive number
mean, there re more employed residents than jobs).
3 Ratio of jobs to employed residents.
'Taken from A.ê.bD', Proiection, '90.
P: \ I 6()j4_4(t\i\ffic~\S\ ~mill~I~\t::[ )~P-(j ' A!!ICII!J1T1l'I\t\]:;[)sr A 1 ,·13-(15 ,doc
4.9 PLANNING SUBAREAS
4.9.5 VILLAGE CENTERS
LAND USE CONCEPT
At the end of the tïrst paragraph, add: Althoul!hJh!ò Ea§!J2u);)lil1 Sneeifie Plall!ònvisiºn.~_J\
ªºJ:i~l and mixçº_J]~e core at tb.!ò -])s~aiara VillageÇç.r*r. existinl! tono!!J1wlli£ªLªJ!Q
envirolllll!òI]JalcQnditions liIDjt..!.þe viabilitvgL!Þis.miln coneent ._Th"'ß'fºr~,Jhç_.I~ssaiara
Villa¡¡e...Ccn1¡Jr as OIi¡¡inªJ!y_c..tlvisionecUsjll!þ'asih.1e_
..- ",.....".
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Table 4.8
Rcvise this table as shown.
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TABLE 4.8
TASSAJARA VILLAGE CENTER
SUBAREA DEVELOPMENT POTENTIAL
Designation Acres Density DEVELOPMENT
1---.. - POTENTIAL
~-'.,._---
Ncighborho2.d Commercial _ M1.8 .30 FAR .212 .m:! msf
Medium High Density Residentjal 2-7.-1-2£.3. 20 du/ac ~(ic!u_......_.
~,' ..
Medium Density Residentia1 52-.029 _ 6 10 du/ac 5-2-4-296 du
'-''''._. --
~~gle Family Re~delltia! 17.6 4 du/ac 70du
"'''-..-
Residential Subtotal -ws.J 11.J. 1,:J-M-.!!ll..d u
.~-" ~ -",,- --. -~~,_.
Open Space ·1-+'+ 2.Q -- --
-..- """""'--.-----..
NeighbEH~lOl1d Pew!: µ .. --~
~,.-
rH-,,"!þhherho Oll S ~ ~;~re b\I, , .-1-
.. --. -----.-.-..-...-.
Park/Ope!1._Space Subtota.1 2!?~2..!l -- 2 parks
8ementary Schoo+ -1----1-£, .. 1 school
.. .- --"','.' . - .-.."'.
-- .-l--t--;lJ1l2 msf
Total -1-#.31!W. commercial
t-,132B.l2 d n
2 parks
1 elementary school
]'1160."1 AO\offic~\:\Llhmith'\I,\I;; )::¡r"GP Amendm~m\,EfJ~I'A \_1 3-0S,d!J~
Table 4.10
Revise table to ret1cct the elimination of Dublin Ranch West (Lin prope11y only) from
Tassajara Village and its uses included into Foothill Resideutial.
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TABLE 4.10
FOOTHILL RESIDENTIAL
SUBAREA DEVELOPMENT POTENTIAL
Designation Acres Density DEVELOPMENT
POTENTIAL
"m ., ~~,._.
1kdi.um.Higþ,QC1!.sjtx JQ..! 20 <iu/ac :!P.2.9l1
Residc]J.!i¡J.l -"...,,, ."~.-
Medium Density Rcsidential :!U+Z.:?8.! 10 du/ac 2-,;!f,·12.3i3J du
'~',,"
Æ!!.gle Family Residential 505.8 4 du/ac 2,023 du
~~.~"'~~-
J3._l!!:~d Residential 410.8 .Oldu/ac 4du
-'-j.¡1:~2.'71.174.8 ,..,"."...., _._.±,J.~'" D' n dn
~id_l!!.l.!!~I_ªnbtotal
Open Space ~1!ill.2 -- -. --
.....,.. ..
Commlmitv Park 46.1 -- I park
-- .-,... ".'.
Neighborhood Park 2<U25.3 -- 34 parks
Park/Open Space Subtotal --'.~,._. -'-'~_.. 4-5..parks
4OO.-14l1...ti --
~~rnentarvSchool _ "-'--.--.-- .'.. .~"~,. n
16.1 -- 2 schools
... -"~-",,. .,~-----
Junior High School 21.4 -- 1 school
High School .. .,..-- .""'.._,,~.
55.3 -. I school
.. ...-.... _.,~,-,_..- .
School Subtotal 92.8 -- 4 schools
-.....-.."..- ··..,'..,~",.".~',..I l~
Public/Semi-Public l.2 0.24 FAR
,- 4,B3~ du
Total 1,(i3(i.2~,,21. 701.1 4-5...parks
4 schools
~sf
Figures 4.1 and 4.2 Maps revised to ret1ect proposcd Dubliu Ranch West land uses and
related features.
CHAPTER 5: TRAFFIC AND CIRCULATION
Program SA
Re.çidelltial Streets
LOCAL RESIDENTIAL
Add; Right-of-way: 46' or 56' with separated sidewalks (replacing 52')
Cul-de-sacs
Add: Right-of-way: 46' with monolithic sidewalks
Program SC- Ta.\·.çajara Creek Trail
Revise last sentence as: There should be a buffer with an approximate minimum width of 100
feel between the trail ti:)p.ºJÞi!l1k and nearby development.
r:\160J<1 ·40\(]ffice\Submittõll.\\E.DSI'_(Ì1' An~n¡ I1\~II1\1-:1 J(;I'A 1-1 ~-0~ LI,-,,·
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5.5.2 Bicycle Parking Requirements
Action Program: Bicycle Circulation
Bikc Path: GottSffltet- a bike pnth ¡¡amllel to the T¡;5sajara Crecq~,~.ill!ir£Jhe tmiL.a1œ.!,g
T¡¡~~¡¡l:v¡¡ÇrccI.;J-º-ºc",am!llti-llse trai I shared hv nedestrians mlc!J2,¡¥.y'Q1i~!.~,
Bike Lanes: Add to end of sentence: ornrovidcd of(~t[£Çt91)ª,§)WIeiLlll\ll1i=Jlse trail wit~
Ci.tY~I'.!:ºY[iLfoLsafetv reasons
CHAPTER 6: RESOURCE MANAGEMENT
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6.2 OPEN SPACE
6.2.4 OWNERSHIP AND MAINTENANCE
From the standpoint of rcsourcc protcction, it is preferable that undeveloped Rural Residcntial
lands be assembled into a contiguous wholc that can the be managed an maintained by an
agency with experience in open space management such as the East Bay Regional Park
District (EBRPD). The land could be dedicated to an agency or remain under private
ownership, and management responsibilities contracted to an outside agcncy ()Ldceded.ÌIlil
conservation easemeQt .!QanQr!i¡¡I1if:~'1tionwitlL~nerience managim! onetln,~l1,acc tQf Imtl!ml
r.e.source nrolection
Program 6B: The City should explore options for ownership and management of areas set
aside as opcn space. D.enendin!! on the nurnose of the onen},paQ.ç...gGwnership of these areas
by public agencies, such as the East Bay Regional Park District, is ~uaUy~preferred. In
particular, the City should encouragc East Bay Regional Park District to acccpt owncrship of
the Tassajara Creek open space !(¡¡ilcorridor. The çeity should also work with the Park
District to develop guidelines for management and uses in [ecreatiQlmLopen space areas. 11'
thc llllm<:)~c.ofJh¡:9Rcl! .s.¡:¡¡¡¡;,eis. natural resource nrotedion. a¡¡;::'tlc:iç':¡.J:!.rQrJ.¡;allÌzations with
exnerience in such nrese, rves. W"o"",uld" Þ¡;P.rQfccr£çl,
-...""'..."'. .
Policy 6-11: All stream corridors, as shown in Figure 6.2, shall be manage.cltocnQQ\!illgc
revegetatiill1tffi with nativc plant spccies to enhance their natural appearance and improve
habitat values. Active rRevegetation must bc implemented by a professional
rcvegetation/r~toration specialist. Habitat managel!1ellt.~h@ldbe overseen bv a restoration
c:cQ!9gj§l,
I' \1(,{I,\4_4()\L)mr.~\!:i\~hmitml~\f:I)Sfl_(;1' ^~ndmcnl\TIDSPA! 13 OS.do.
6.3.2 BIOLOGICAL RESOURCES
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Previously developed and Rr:eY!Q.1J.ªJ'y.eultivated annuallITasslands occupy the majority of the
planning area. Because of their history of disturbance, these areas generally have few ifaoy
remaining native plant species associated with them, and have low hahitat value. Annual
grassland is by far the aeM-most dominant hahitat type'^bas~_ Howevcr, this habitat
is generally degraded by overgrazing and now consists of primarily intTOdueed annual and
perennials, and few native species. This habitat, which has been displaced by nrior
agricultural activities and ¡;urrpl1t,dcvclopment in the lower elevations and flat plain areas, is
now found primarily on the sides aod ridge tops of the areas rolling hills.
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Program 6N; The use of roden tic ides and herbicides·within the project area should be
restricted to avoid impacts on wildlife. The City shall require any poisoning programs to bc
done in cooperation with and under supervision of the Alameda County Department of
Agriculture. Hf[þjC!Q<ès sho~l1d. be .uS!:.d.. onlv selectively .~it)1.i.QJheprQÌ ect area shouldþ~
çarel!!1!Y.-ªPpJl.çgi!UI.<;:9"ordanc.!: with..1ill:.manufacture's instruc(iQns.and used only for c()otrQ!
()fo<)n~l1ative.RÇst I1laI¡~speciçs~
RARE AND ENDANGERED SPECIES
No rare or endangered lJ.l;mtspecies have been identified in the planning area" allhougR ooe
spec--ial :;tatus nlant Congdon's tarolal1t lÇ'<;tttrQllwdial1i1l-rvi ssn. Crmg,/ql1iÜ"foundÍll.1ill:
nlanning area Me--is on the California Nativ_~.I?lant :i9çietvlCNPS) lnvent()I')' or lJ.grcaud
Endmlf?ered Plants of California ( 1994L¡¡.rt!!.cate~orized as.. CNPS I B. ~&the~
However, Congdon's tamlan_t.is rt0~k:t1()Wn tg occm more widell' antli!Lgtsaterab1lndance
~han__~as nreyiouslv kno\\,n,_ a-A number of special=status wildlife species (i.e., species that
are listed or nronQS.ed as threatened or endam~ered...'praJ:.ç9therwise o fconseryation,QQ!lgerf!
bdic\'ClHo be elose·to'Ql1EdifyiRg for listing as rar~ or endangerecl---due to declining
populations.<Jrthre:¡t~tQ_ç\!n,¡:JlLpºPJ!lª-tiol1s) are known to occur in the planning area or the
immediate vicinity, including the red-legged frog~rally listed as threatened), CalifŒ:lllli
tiger salamander.ffeder.allv listed as threatened), western pond turtle, golden eagle, northern
harrier, burrowing owl, grelR sbe hercH, great egret, anà AmereiaH sadger and others.
Figures (j 2 and 6.3 shows many of the location:; where such species have been obsery..ed wer<:
- .." ,.."'.-.-
:;iled during tbe s;ologÜ;al a,,~;eSSllløHt of in tbe planning area. Most of the northern portion of
the planning area also represents suitable foraging habitat for the federally endangered San
Joaquin Mt-!ç!tJox. :1'0 dute, hl:;!owever, no definitive confinnation of kit fox presence in the
planning area has been found.d_,-,swJc.çx:t~!lß_ivesllrvevs_
Figure 6.1 - modify to show Project's change to parks and open space.
Fignres 6.2 and 6.3 - modify to show current environmental infonnation on the Project site.
Section 6.3.4 VISUAL RESOURCES
TASSAJARA CREEK AND µ:¡-'¡4E/?,-lNTERMITTENT STREAMS
Tn addition to the foothills, the key visual elements in the planning area are Tassajara Creek
and the other-intermittent streams that flow through the area.
1',', 1(~):\4-4(,.\(\fti~..~,)\¡b"lIl~ill~\!:.I)t>i'-lii' AII ÇTI(I"'~II!\F[}~¡>¡!' ~-1 ,\-(),~ ,'Iv';
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CHAPTER 7: COMMUNITY DESIGN
Figure 7.28 Tassajara Village Concept Plan- Revise as illustrated.
7.3 FOOTHII"L RESIDENTIAL
SETBACKS
add" or as approved by the Community Development Director" at end of the sentence.
BUILDING TYPES
· tlse-&)lQº.l1.mgçstepped foundations
OPEN SPACE AND PUBLIC FACILITIES
· On second bullet, add "or as approved by tbe Community Development Director." at
end of sentence.
· Revise third bullet as follows: Avoid lining open space corridors with private yard
fences. Use walls or fences less than 4 feet high, slopes, benns, 6' tall ouen/view
fÇ!)Q¡n-£_and vegetation masses to separate public open space fiom private yards.
Figure 7.33; Add "or as approved by the Community Development Director." at end of
sentence.
7.5 CIRCULATION SYSTEM
7.5.2 Streets
RESTDENTIAL COLLECTOR
· l2':1§~Jrom curb line to right-oj~way line ineludes 6' sidewalk and 6'::lQ'--planting.
· JU'cI5')a.ndscape casement outside right-of-way
RESIDENTiAL STREET
· -W-'-~":"from curb linc to ROW line includes 5' monolithiç sidewalk und 5' pbRting
sFl'fp-with canopy troe:;
I<'igllre 7.49A
Insert new street section being used for the project and is the City standard- street with
monolithic sidewalks.
P \!bO)4_4()\offi~e\'':¡uhtYli!l;I.I~\r.[}w_(;r A'\ ÇTlllrn~"TII\EDSPAI !J 05,¡J!J~
APPENDIX 4
Modify the following table to rcnecl the proposed Duhlin Ranch West changes in land use:
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~"~,,~ - ''''--- .- ._n. -.,,,..
Ownn/lAlnd Use Category Acres Iknsity Sq. Ft. Units
n~'~~."",,,.,'~' ...,.. .-."..,. ...-
#1 CHANG SlI-O-LlN
,..- --"--
General Commercial 49.1 .25 534,699
.- .....
Neighborhood Commercial 2.Q% .3 ,,"}-f>,§YO;I6.136
w ._.."~ ~'..~ -
Campus Office 39.4 .35 600,692
.,,"~ -", ,-,- -. ..
High D,:!lSity Residential 7.0 35 245
'.'..- .- .-'," -"----,--
Medium High Density ·1-9,93.5.2 20 :w%1Q4
Residential
.~'~- .. . -
Medium Density R':.~idential W-h9122.4 10 2,iHY1}'¡;Z4
.. ----"
.§ingle Family Residential_.. 2-9-+.+1295 8 4.0 1.l..8It.,J;-§,;L
.-.. ~.".,-
Rural Residential 170.5 .01 I
._,,- ~".. ._'~-"".,"'.'-'.
Community Park 101.5
'''' ~.- _..,-, -.-.-,.,..
Neighborhood Park ~J},ß -.. "-- ~~-~
Neighborhood Squ¡¡re ~U .-- 'm
Open Space 2~292 0
. ~". ,.,.. '-
Elemen~ary School }8,·O28.3
- .~". ... .........-
High School 20.6
. ~,.". .., 19 R(';1 ----". ~." -
Public/Semi-Publiç L9 Jl24.
.. -- ·1-;+7 1,9&& 1 1 R 1 JQQ
TOTAL J..~51.0 3)\514 056
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Add the following properties to Appendix 4 Table;
Owner/Land Use Category
#26 BRAGG
Medium High Density ,Residential
}I~.~!ihborhood Coml1leI~ia.1
TOTAL
Acres
12,:!!-sity
TOTAL
LO
2.2
3.2
10
S .Ft. Units
20
7,841
.7,841
Sq.Ft. Units
-.
10
10
1.0
.6
1.6
20
.30 FAR
º~.!!.er/Land Use Categ\~~y'.
#27 SPERFSLAGE
"" ...,.
Medium Densit Residential
gpen Spacc
Acres
Densit
I GRANDj'OTAL
.^.--13,301.7_L] HO,~·71,9g;311þ~984.illl12,3ggI2:5~nl
~ \11>()\4-4(1\Qm~c\Submitta!5\[ID~P_(¡" ^11~ndmCI)1\~,1)SrA!' 13 05.ooc
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Program 5A
Residelltial Streets
LOCAL RESIDENTIAL
Add: Right-of-way: 46' or 56' with separated sidewalks (replacing 52')
Cul-de-sacs
Add: Right-of-way: 46' with monolithic sidewalks
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Program 5C- Tassajara Creek Trail
Revise last sentence as: There should be a buffer with an approximatc minimum width of 100
feet between the tffiH-!Qo ofb.¡¡nJcand nearby development.
5.5.2 Bicycle Parking Requirements
Action Program: Bicycle Circulation
Bike Path: Constnwt a hil:e I~ath parallello tlw-T-assajaraCreek.ßS<ll!ir.çJhsJr1!ililJ,Qn£
Tassaiara Creek to be a multi-use trail shared hv nedestrians and htcXcli~ts,
Bike Lanes: Add to end of sentence: or nrovided off street 00 a shared multi-use trail with
çi!YjwprQy¡¡lJÞI.ßA("1Y!"Jl~!}_i)-,
P'\ 1603~-4r.)'.....!li~~"SII¡'!I\ltl~¡'\EL1sr·up AII1~IIJm~!I\\~1)SI"A I-J l_O~ ~<."~
~ z ~~ !:
0 ~ NN ~ ~
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C ~ ",,,, g¡ 0 CQg q 2! 2! :e "I. ... 01'- ; i~g,,:¡ ... ... ...J
NN 0 ... ... 0 1'- ,.: ø1 0"": ~ 0
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COMMUNJTY DESIGN
4
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Figure 7.49
Figure 7.49A
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'_"'~~~~'_."__''''''..'.'''.'~"_~."_'',''".,,.'.W''',',,,'.~~'~.'.'_~'''7.',.''_.'W ~_.~_.I!....lf2.!.Ü!:,_F.g.,~t;h W~'st An.nexation Area· Januarv 2005
Stage 1 Planned Development
Project Description
Existing Site Conditions and Land Uses
The Dublin Ranch West Annexation Area (City and OSI{SD) is comprised of thrcc landowners
and parcels: Bragg, Lin, and Sperfslage. The Dublin Ranch Wcst Annexation project consists of
approximately 189 acres within the Rastern Dublin General Plan Amendment/Specific Plan
(EDUPA/SP) area. An additional ll.(j acres at the northernmost tip of the Lin property extends
into Contra Costa County and is not part of this application. At this timc, thc I 89-aerc portion is
a part of Alamcda County, and is outside the Dublin City limits. TItis Stage 1 Development Plan
submittal is proposed to he processed concurrently with a General Plan/Specific Plan
Amendment for the Lin Property, and a rcquest for annexation to the City and DSRSD for a11
three of the properties. TIÜs proposal anticipates near term future development on the Lin parcel
only. No development is anticipated in the short term for the Bragg or Sperfslage properties.
Tassajara Road dcfínes the eastern boundary of the project area until the road meanders north of
the Bragg property. Moving northward of the Bragg parcel, the Fredrich, Vargas, and Tipper
properties directly horder the project area to the east These smaller propertics separate the
Dublin Ranch West Anncxation Area from Tassajara Road. Portions of Tassajara Creek and the
county line define the 11011hern limits of the area. To the west lies the Parks RFTA training
facility and an EBRPD trail casement. Rural residences and an EBRPD staging area border the
southern tip of the Dublin Ranch West Annexation area. Current uses on the adjacent properties
consist of some comhination of rural residential, an EBRI'D staging area, a private school, and
callIe grazing.
The properties contain one occupied residenec, numerous outbuildings, firewood sales, and a
vacant schoolhouse. It is autieipated that the schoolhouse will be relocated to the future
neighborhood park located within the Lin property or elsewhere in the City. The EDGPAlSP
EIR identified a potentially significant histOlic dairy complex on the Lin property. A historic
evaluation by William Self Associates found that this complex does not meet the criteria to be a
historic resource recognized by the California Register and thus, is not historically significant
This report is ineluded with this submittal. Two small riparian revegetation mitigation sites
associated with Dublin Ranch Phase Onc also lie within the Tassajara Creek corridor on the Lin
property.
The Tassajara Creek corridor defined On the Lin property is comprised of two areas, the
Tassajara Creek Management Zone which is generally the creekbed and the area between the top
of banks, and accounting for approximately 38 acres, and the Private Open Space/Conservation
Area which is generally the area hetween the top of hanks and a minimum of a 100' setback from
the top of banks, and accounting for approximately 22 acres. A land trust will maintain the
Page. I . Stag/;:: I D~vel{)pln.eht Plan Project Description
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._,___~,~.~~~..~~.~~___._~.__,~,~~_,~......Jl¡:d!!t1'J._RQ1Il.'h Wesl Anne::wtiOn Area. . Jal1ua.rv 2()()5
former, while a HOA or the same land trust will maintain the latter. The conservation area has
been approved for mitigating environmental impacts to earlier phases of Du blin Ranch and is a
permanent easement that underwent appropriate environmental assessment. While the
approximately 60 acre overal1 conservation area is discussed and accounted for in these
development applications for the GP/SP A, rezoning, and other planning entitlcments, it is not
part of this specitíc projcct. Only those potential impacts associated with the actual development
application, including creek crossings, water quantity swales, and paths, that fall within with thc
conservation arca arc studied under CEQA for this application.
The majority of the Dublin Ranch West Annexation area is mildly sloping, with slopcs of Icss
than 30%. As thc propcrty cxtcnds wcst bcyond Tassajara Creek, the ground elevates into
rolling hil1s where some 30'10 slopes begin to appear and sporadical1y continue to the western
boundary. Hillsides and val1ey lands are covered primarily with non-native grassland vegetation.
Much o[ the riparian area has been degraded as a result o[ long-term cattle grazing. Tassajara
Creck tlows from north to sonth and either detíncs thc project's eastern boundary or bisects the
parcels. The width and depth of the creek and two tributary channels vary throughout the site.
Riparian vcgctation and oak trecs arc prescnt along most of thc creek's and tributalY's length.
The lowest elevation of the project area is approximately 405 feet above sea level, while the
highest elevation is at approximately 705 [eeL
Preliminary and design level geologic and geotechnical investigations of the Lin property,
undertaken by Berlogar Geotechnical Consultants in October 2001 and July 2002, concludc that
Dublin Ranch West is suitable [or the development intended. Based upon the findings of the
EDGP NSP and its EIR, the same would be true tor tile Bragg and Sperfslage propelties.
Because of these findings and other investigations, it is believed that the project site is not
located within a "Special Studies Zone" for active faults as defined by the State of California
(1982) and that no fault zones exist on the Lin property. Additional1y, investigations by
Berlogar Geoleehnical Consult:mts have been conducted to address the ercck bank's stability;
their evaluations support a 100' setback from top of bank as being adequate for the proposed
project on Dublin Ranch West.
The Federal Emergcncy Managemcnt Agcncy (FEMA) I'IRM community panel No,060705
0002 R (dated Revised November I , 2002) and No. 060001 01 J 5C (dated Revised September 17,
1 997) maps indicate that no 100-year flood mnes are present on the properties. A HEC analysis
prcparcd and provided by MacKay & Somps [or Dublin Ranch Wcst demonstrates that runoff
from the 100 year &tonn event under existing conditions is contained wel1 within the banks of the
creek.
--.-. -" - "-
n_.__.__
Page 2 . Stage J Development fJ[all Project Description
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_.,-.'~~~~._,-,~,..,,~~~,' -...," _._~."'.~~-
Dublin RlJ.nt:h West An/lC'xation Area . Jam~ø.!Y..1.Qf1J.
Proposed Lalld Uses and J)evelopment Concept
The devclopment concept for the area strives to emphasize the natural bcauty of the site by
creating a community that blcnds into the existing envimnment. While the land uses attributed
to the Bragg and SperfsJage parcels reflect those illustrated in the General Plan and Specific
Plan, the Lin parcel is proposing a revised land uSe plan and designations. The proposed Dublin
Ranch West Annexation Area plan includes low, medium, and medium-high dcnsity residential
(including possihle residential support uses), neighborhood eommcreial, a neighhorhood park,
public/semi-public, and open space that preserves thc predominant natural features of the site
including the Tassajara Creek environs and the western foothills.
With a few notable exceptions, the proposed uses for this projeet arc based on the land uses
found in the Eastern Dublin General Plan Amendment and Specitk Plan. However, these two
documents propose several uses that are incompatible with some ofthe existing natural teatures
of the site, namely Tassajara Creek and its tributaries. For Dublin Ranch West, the Specific Plan
proposes approximately 25.3 acres of land development that would fall within Tassajara Creek
or its trihutary's corridors. Following these plans would require tilling vast portions ofTassajara
Creek and/or a tributary. The current plan proposes instead to allow for an open space corridor
along the creek and its tributarics. In order to do this, those land uses that are incompatible with
the creek corridors are eliminated or rcloeatcd. A General Plan/Specific Plan Amendment is
included with this submittal to revise these land uses for the Lin property only.
Additionally, two neighborhood parks, totaling 7.66 net acres will be reloeatcd to the south of
the property and split by Tassajara Creek; and approximatcly I net acre will be reserved for
either public/semi-public or neighborhood park uses. A General Plan/Specific Plan Amendment
is included with this submittal to revise these land use and design concept for the Lin properly
only.
The ovcrall conversion of approximately 5.5 developable acres on the Lin propcrty (residential
and commercial) to open space is a further benefit to the City and it's eitizcllS, in addition to
improving the project's land plan. This exchange is being made at a loss of property value to the
properly owners.
Additionally, the Bragg and Sperfslage parcels included in this submittal arc not illustrated as
individual parcds Or refereneed specifically in the Eastcm Dublin Specific Plan. Together thcsc
parcels equal approximately tïve acres. It is assumed that because of their small size they were
overlooked as individual parcels in the Specific Plan process. The Spccitic Plan Land Use Map
designates the area they are located as Neighborhood Commcrcial, Medium High Density
Residential, Medium Density Residential, and Open Spacc. Because of tbis, it is proposed to
dcsignate 0.6 aCrC and 7,841 square fect of Neighborhood Commercial and 1.0 acre and 20 units
of Medium High Density Residential to the Bragg parcel and 1.0 acre and 10 units acres of
Medium Density Residential and 2.2 acres of Open Space to the Spcrfslage parcel at this time.
Page 3 .W/1ge / Devel{}pment Plan Project Descriptiml
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f!p.hlin Ranch West4nnexatiOlt Area . J.~nY.{lrv 2005
The chart below indicates the proposed land uses and densities for the project as compared to the
approved land uses presented in the Eastem Dublin Specific Plan.
Proposed Stage 1 PD East Dublin Specific Plan
Land Use Plan Land Use Plan
Gross Density Range Mid.point Oross Density Range Mid.point
Ac.res Density Acres Density
BRAOG PROPERTY ..- ." --." ~ _.--
}yledium High D'ënsityResidenlial .~-.- 14-25 du -."
1.0 14-25 du 20du 1.0 _20 du
Neighborhood Commercial 0.6 '6,534-15,681 sf 7,841 SF 0.6 6)34-15,681 SF 7,841 ~F_
Subtotal .. ,-
u; 14·25 du 20du 1_6 14-25 du 20du
.- - ---. 6.53.i,15,68I;T·
---' ......- 7,841 ,~!" ~?34-1 5,681 SF 7,{4J SF
'" ~ -'~'- ,,-
UN PROPERTY
-o'-~--".,"". .... .,,,.
Low Density Residential 18.8 16-112 du 75 du 20_0 18-120du 80du..._
." 333-764di¡
Medium Density Residential 54.6 546 du M.I 391-897 du 641 du
Meditun iÏi~~~nsity Residential" " 283·503 ..'" 402 du 67-120 dl," 96 du
20.1 4.8
_,.n ,..,- ."
Neighborhood Park 8.8 N/A N/A 11.8 N/A N/A
~g\:11:>orhond Square . .~-,.,,- 0.0 N/A
N/A N/A 2.8 N/A ,,--
","".
Ooen Soaee 79.9 N/A N/A 70.1 N/A N/A
N/A ..'-' N/A
~~;~l1cnlary School ._ ",.. 0 N/A NIA 9.7
Neighborhood Commercial 0_0 NIA N/A 0.8 8,712-20,90~sf 10,454 sf..
Public!~emi.PubÍic ~ ".n_
1.9 N/A 19,863 sf 0.0 N/A N/J\_
Subtotal 184.1 632-fPh'du 1,1123 du 184.1 476:j,137 du 817 du
-..,,' '" ...."', 19,863 sf_ 8.712-20,Y08 sf 10,4~'!..!iL
--- " .- ,.~~ ."-
...§ygRFSLAGE PROPER!\:. ...,',"'- 10 du
Medium Density Residential 1.0 6-14 du lOdu 1-0 6-14 du
Oeen Soac-; . ..."'" ,- -
2.2 N/A NIA 2.2 N/A N/A
" -,.'~ -. --
Subtotal 3.2 6-14 du IOdu 3.2 6-14 du 10du
..n"__·_ on..'_
TiYFAL .". _..."-
188.9 652-1,418 du 1,053 l(U 188.9 496-1,176 dll 847 du
-=.. .'r~.'·· 6,5.14~i5,~~I.,\'f /{246,36,589 sf rù?~
,_n 27,704 sf
Thc residential portion of the project is expected to be a mix of detachcd and attached units.
These units will be designcd to take advantage of the natural features ofthe site.
The Dublin Unified School District has detemlined that the elementary school in this area is not
needed as an educational facility and has oftïcially relinquished the site. As part of the
previously noted Council workshop, the Council agreed to exchange the school site for
residential uses. Because of this, the site will be rcdesignated to Medium High Density
residential.
The Tassajara Creek open space area servcs as a focal point for the neighborhoods within the
project area. This corridor will function as a linear pedestrian, bicycle, and equestrian circulation
route cOlmecting neighborhoods, p¡U'ks, schools, and surrounding open space. In addition, this
open space will maintain and provide for wildlife habitat and passage_ Within Dublin Ranch
West, Tassajara Creek and its tributaries will be cleared of as much abandoned fann equipment
... - -
Page 4 . ,\ìlage 1 DeveJopm~lIt Plan Project f)es{~nj)fion
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DublittRª"r.h We...t Annexation Area· January 2005
and debris as is practical, cattle have been eliminated from the creck corridors, and selected areas
will he revegetated.
Portions of the Lin property, along thc crcek and tributaries, have been proposed as managed
environmental arcas, consistent with a Mitigation and Monitoring Plan associated with a Dublin
Ranch wetland tm permit. The applicant has worked with various resource agencies regarding
these mitigation measures to gain the agencies approval. In addition to preserving this area,
additional mitigation measures are included in the agency approved mitigation and monitoring
plan, such as removing cattle and debris from the corridors. Thcse areas will be evaluated and
monitored by professional environmental consullants. Maintenance of these managed
environmental areas will be privately fundcd.
Due to the topography and existing vegetation, thc majority of the Dublin Ranch Tassajara Creek
corridor will bc left in its current natural state, with the exception of localized revegetation and
bridge crossings. According to the Stream Restoration Program (SRP), tl¡e presence of a single
loadcd frontage road eliminates the need for a separatc creek maintenance road, if onc is
required. Two bridge crossings over Tassajara Creek are proposed for Dublin Ranch West to
allow for adcquatc site circulation, while reducing environmcntal disruption to a minimum.
The Stream Restoration Program recommends that the creek conidor setback should protect
wildlifc habitat ti:om human disturbance and protect developmcnt ti:om major flood events.
Within Dnblin Ranch West, the entire higher quality riparian habitat exists within the proposed
creck preservation area. A 100' minimum setback along the creek and tributaries is proposed for
this property to preserve the existing riparian corridor and provide a safe and efficient circulation
and development plan. This sclback is wide enough to ensure adeqnate areaS for public satèty
and wildlifc corridors. Storm water quality features are proposcd within the Dublin Ranch creek
preservation area. As noted before, the lOa-year tlood event is maintained within the creek
channel itself and docs not flow over the top of banh. Because no development is being
proposed on the Bragg or Sperfslage parcels at this time, nO setbacks or studies have been
determined or prepared for these properties.
Two neighborhood parks are proposed to be located in the southern area of Dublin Ranch West,
and arc located straddling Tassajara Creek. Besides providing rccrcational oppOltunities for both
the project and surrounding neighborhoods, this siting creates a significant visual and physical
open space in the community along Tassajara Road and Tassajara Creek, and assembles active
and passive recreation uses together. Additionally, a public/semi-public parcel is located
adjacent to, and south of, the western park. This parcel may be utilized for either public/semi-
public or neighborhood park uses.
Property along Tassajara Road is within the limits of the Tassajara Road Scenic Corridor. The
Lin project follows the City's scenic corridor policies by encouraging views of the stream
corridor and riparian vegetation. Additionally, much of the western hil1side will be preserved to
providc a backdrop to the units bclow and to allow for an open space corridor to extend through
the project site. The majority of the ridgeline will also bc maintained. Views of both features
will be possible from Tassajara Road. The Bragg and Sperfslage properties will need to address
these policies a¡¡d guidelines when they are planned to be developed.
....__ . _'" _n.
Page 5 . StaKe J Development Pllln Project Description
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~_~_.~---1!.IjQJi.n,.B.ß.nr.h We.'il Annexation Area· J,muarv 20()5
Project Access and Circulation
Access to the properties will be ITom Tassajara Road, an existing two-lane road that extends
northerly from 1-580 through Contra Costa County. Tassajara Road runs along most of the
eastern boundary of the sitc. Ultimately Tassajara Road is scheduled to be a six"lane divided
arterial. For Dublin Ranch West, two project entry roads from Tassajara Road will conncct to
bridges crossing Tassajara Creek and accessing the residential neighborhoods located to the west
of the creek. Within Dublin Ranch Wcst, a residential collector enters from the central portion
of the property and wi.l1 provide access to residential streets and neighborhoods. A sccondary
road connecting to Tassajara Road is proposed in the southern area of the property. This street
will provide primary access to the parks, plus being a secondary emergency access route to the
Dublin Ranch westem neighborhoods.
City and Fire Department Staff have reviewed and approved an emcrgcncy circulation route plan
for the Dublin Ranch West property. As notcd abovc, two roadways connecting to Tassajara
Road will provide daily and cmcrgcncy acccss for the project. The primary access for both
circulation and emergency personal is from the centrally located residential collector that bisects
the property. The second street that connects to Tassajara Road is a public street south of the
central residential collector for park access. Additionally, this street will have an emergency
aeccss cascment placcd upon it to provide additional egress and entry during emergency
situations for project residents. A creek ITontage road, north of and connccting to the primary
acccss road, providcs sccondary access within an interconnected street system to completc thc
elements of the emergency access plan.
Proposcd public strcct scctions arc comparable to those already approved or built in other arcas
of the Specific Plan. Private streets, with reduced rights of way and/or curb-to-curb widths
maybe proposed as part of this development. Entries and circulation for the Bragg and
Sperfslage properties are not discussed, as they are not bcing proposed for development at this
timc.
In addition to sidcwalks, pcdcstrian and bicycle acccss will be provided by a multi-use trail
along the creek and other trail opportunities within the Duhlin Ranch West project. Duc to
environmental constraints, no designated pedestrian/bicycle bridges will be provided over the
creek Or tributarics. Rather, trails will follow the outcr pcrimcter of the creek and tributary
corridor and utilize the two vehicular/pedestrian bridges. Discussions have been held with
EBRPD to ascertain their plans for this area. EBRPD noted that they would acccpt a multi-use
trail alignment along the westem side of Tassajara Creek, within the associatcd open space areas.
Pedestrian and bicycle circulation routes for the Bragg and Spcrlslagc properties wi11 be studied
and determined when they are proposed for development. Multi-use trails may abo be utilizcd a
maintenance roads tor the creek and open space areas and for emergency access.
Page 6 . Stage J Development Plan Project Descriptio/'J
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fJu.l1Jin Ranch West Annexation A"'e1L;j.Q,nuw1l 2005
Proposed Phasing Approach
Although development is cxpected to begin within the Dublin Ranch West project, and procccd
from east to west and south to north as accesS and utilities are extended through the site, two
gcneral development phases arc planned. Phasing and development timing tor this annexation
area win depend largely on market demand. Storm drainage, sewer, and water backbone
improvements may be constructed in phases and will provide service for each dcvclopment
phasc. The Lin property would undergo bulk grading to accommodate the various residential
areas of the property and achieve a balanccd cut and fin condition. It is unknown when the
Bragg and Spcrfslagc parcels win be developed, so their phasing is not discussed here. Thc City
win determine phasing of the park.
Sanitary, water and recycled water services will be provided by the Dublin San Ramon Services
District (DSRSD) in accordancc with their Facilities Master I'lans. Final locations and sizing of
these facilities will be detcrmined in conjunction with the recommendation of the DSRSD
Facilities Master Plan. A couple of stonn drainage outtalls into Tassajara Crcck will be
constructed as nccded with the Dublin Ranch West projcet.
Inclusionary Zoning Ordinance
The implementation of the City's ¡nelusionary Zoning Ordinance with respect to the Dublin
Ranch West project has been fulfilled with the approval of the Fairway Ranch housing
development. Fairway Ranch will provide for the inclusionary housing requirement jar all of
Dublin Ranch. As the Bragg and Sperfslage properties are developed, they will have to meet the
rcquirements of the City's Inclusionary Zoning Ordinance.
Hazardous Waste Analysis
Eckland Consultants conducted a Phase I environmental sitc assessment of the project area in
July of 2001 to investigate on-site hazardous wastes or substances of Dublin Ranch West.
Eckland's assessment indicates that thc property is not known to be on a hazardous waste or
substance area list. The study coneluded that the property has a low 1 ikelihood that any
hazardous or toxic substanccs cxist on the site. Jt was suggcsted that prior to demolition,
asbestos and lead-based paint surveys be implemented on the existing structures as required by
code, that debris be removed from the site, and that existing septic and leach Jícld systems
should be pumped out and removed. Becausc no development is being proposed for the Bragg
and Sperfslage properties, no environmental site analysis has been prepared for them at this time.
--.-. -.
PUj{e 7 .. Stage 1 D~vei<)pmen.t PJall Pr~icct Description
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Duhlin Ranch West AI/nexation Area . Januarv¡"J.!1.Q5..
Benetits and Costs
This projcct will allow for the construction of residential dwe1Jing units and neighborhood
commercia) uses, increasing the asscsscd valuc of the City. In addition, parks, open space, and
multi-use trails will bc constructed and/or land dedicated for the use and pleasure of future
rcsidcnts and visitors. The provision of homes within the project area will help facilitate a
Citywide balance betwecn jobs and housing. Future residents will strengthen the market for
ncarby commcrcialuses projected to occur in accordancc with the Eastern Dublin Specific Plan.
This in turn will substantially increase sales tax revenue for the City of Dublin.
All infrastructure required for development of the proposed project and the project proponents
would pay for all capital facility costs as developnlent proceeds. As is typical of development
requirements in Dublin, property-owners/project proponcnts would dedicate land required for
roads, and parks; construct roads and parks; and contribute funds as required through thc City's
Traffic Impact Fee program, school fees, and park in-lieu fees as required. Aloog with this,
nonnal expenditures for City services (fire, police, recreation, gcneral administration, etc.) would
be compensated by the development through requircd fecs and property tax revenues. It is
anticipated that property tax revenues, along with increased local sales tax attributed to the
Project, will covcr thc public service costs.
..."....,,,...n_,
Page 8 . Stage 1 Deve/opmf-nt Plan PmJed DescriptÙ>t/
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."_',. f)llhlin Ran.ch Wes~¡tnnexlltÙm Are-a· JanHf!..n' 2005
Findings
A.
The vroposal will be harmonious and comvatible with existint! and {ilture develovment in
the surroundinf!: area.
Development of the project area wil1 be hannonious with and relate to existing and liJture
dcvelopment. The site plan for the propertics, where envirorunentaJ1y feasible, adheres to
the General Plan's and the Eastern Dublin Specific Plan's goals and policies. This will
ensure that the project will be compatible, both in tenns of land use and physical design,
with adjacent development. The proposed mix of uses will blend with the neighboring
developments lo create a viable, cohcsive community. The residential, open space, and
neighborhood park uses will be compatible with the surrounding uses of Eastern Dublin
as they come to fruition.
B.
The sile is physicallv suitable (or the tvve and intensitv of "Oltinf!: ",(listricts beinl!
vroIJo.~.gd.
The project site is physically suitable for the type and intensity of zoning being proposed.
The type and densities of proposed land use designations are identical to those pennitted
by the Eastern Dublin Specific Plan. Open space corridors buller and preserve
significant natural features. In doing so, the proposed land uses are sensitive to
environmental constraints while still providing a community that is both livable and
naturally cohesive.
Development patterns outlined in the Gencral Plan and the Eastern Dublin Specific Plan
concentrate higher density uses in the lowlands along Ta"ajara Creek and Tassajara
Road, while the steeper portions of the site have been designated for lower density
residential uses. The proposal duplicates these policies while eliminating those land uses
that fall within the Tassajara Creek corridor on the Dublin Ranch West site.
The preliminaty geologic and geotechnical study completed for thc Lin property states
that Dublin Ranch Wcst is suitable for its proposed uses. No earthquake faults are
located on Dublin Ranch West. Berlogar Geotechnical Consultants also performed a
creek bank evaluation report for Dublin Ranch West. Their work included site
reconnaissance and review of historical site acrial photographs. 111ey found nO evidence
of large-scale changes of the creek alignment within tbe past 50 ycars. 13erlogar
observed some creek bank retreat in the downstream direction, but noted Illis can be
remedied by providing the 100 foot setback and controlling sufÍace runoff
The 100-year flood event is maintained within the lop of banks of the creek and
tributaries. This is supported by FEMA community map panels No.060705 0002 B
(datcd Revised November!, 2002) and No. 060001 0115C (dated Revised September 17,
1997) that illustrate there are no flood hazards on developable areas of thesc propet1ies.
Page 9 . Stage I Development Pian P"(~ied Description.
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Dublin Ranch W~Æ! Arme.t.ation Area . Jan~ 2005
c.
The proposal will not adverselv affect the health or safety of persons residinf! or workinl!
in the vicinitv, or he detrimental to the Dublic health, safe/v, and welfare.
The proposed project is consistent with the Eastern Dublin Specific Plan's ordinances for
public health, safety, and welfare. l11e project will not adversely affect the health or
safety of pcrsons residing or working in the vicinity, nor will it be detrimental to public
health, safety or welfare. Additionally, no noxious odors, hazardous materials, or
excessive noises will bc produced.
AU landslides within the deve10pment area will be stabilized, removed, or avoided in
accordancc with design level geotechnical reports. Development in hillside areas is
carefully regulated under the Spccific Plan to insure that hazardous hillside conditions
arc avoided or remedied, FEMA community panel No,060705 0002 B (dated Revised
November!, 2002) and No. 060001 0115C (dated Revised September 17, 1997) indicatc
that no developable portions ofthe properties contain 100-year flood zones.
None of the residential lots in tbe Dublin Ranch project will have direct driveway acCCSS
onto a major arterial.
D.
The prooosed uses for the site are conS is Wilt with the elements of the City of Dublin
General Pial! and the Eastern Dublin Svecifìc Pial!.
The Stage I Planned Development Rezone is consistent with tbe Gencral Plan
Amcndment and the Eastern Dublin Specific Plan Land Use Plans, exccpt for a few
instances on the Dublin Ranch West property, These exceptions, however, foHow the
intent of the Plan's policies and goals. A General Plan! Specitlc Plan amendment
application for the Lin propcrty has been included to address these changcs. To be more
cnvironmentally sensitive and to bc cohesive with the surrounding uses and policy
direction in Dublin, the project has modified certain land uses and their locations,
For instance, within Dublin Rancb West, uses Umt wcre previously located too close to Or
within Tassajara Creek and its tributaries have been eliminated and/or relocated, In
doing so, this project is more consistcnt with current environmental policy and more
sensitive to the residential trends and nceds of the community of Dublin as a whole while
still meeting the intcnt of City policy.
E.
The proiect satisfies the purpo,ye and intent of a "Planned Development" as outlined in
Chewter 8,32 oOhe Munici/Jal Code,
. The proposed project is planned as a comprehensive community with distinct
neighborhoods and will have development standards tailored to the specific needs
of the site.
. The proposed project design incorporates flexibility and diversity in the
development of the property by providing a range oflow, Il1edium and mcdium-
...--..--
Page 10 St~e I Developme,ztÞï~l PrQjeç:l DescripÚõ;1
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Dubli11-, Ranch West Annexation Area . Januarv....1Qf)l
high density housing types, neighborhood commercial (Bragg), op.on space, and
neighborhood park.
· A mix of uses are proposed which, when comparcd to the amendments
proposed for the General Plan and the Eastern Dublin Specific Plan, is consistent
with the intent and uSeS of these documents.
· The project intends to protect the integrity of the residential and non-residential
areas ofthe City of Dublin. The Tassajara Creek corridor has been designated as
open spacc, along with the steeper portions of the western hillside, protecting the
sensitive environmental and attractive features of the site,
· Public facilities such as multi-use trails arc proposed through the Duhlin Ranch
West site, as is a neighborhood park and a public/semi-puhlic site. These
amenities will be developed and sited so as to make them an efficient and integral
part of the community and City as a whole.
· TI1C proposed community will blend with the natural features unique to the site
through the use of design and planning, This will identify the site as a community
whose offerings exceed what is available fi:om conventional development.
· This project will enhance the existing environment, offer coordinated and
coherent housing opportunities, and create a desirability beyond what currently is
designatcd on the Dublin Ranch West property by the General Plan and East
Dublin Specific Plan. The proposed community will be an asset to the City of
[Jublin.
Page J 1 .Wage J Developmef!l Plan Project Description
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j).uhlin Ranch We.s..r.A_,:¡ne.xa.tion Area· lq.nuarll 2005
Pcrmitted and Conditional Land Uses
PD Single Famny Residential
Permitted U,es:
Accessory structures and uscs in accordance with Section 8.40.030 of the
Dublin Zoning Ordinance
Community care facility/small (permitted ifrequired by law, otherwise as
conditional use)
Home occupation in accordance with Chapter 8.64 ofthc Dublin Zoning Ordinance
Privatc rccreation facility (for homeowncrs' associalion and/or tenant usc only)
Second unit in accordance with appropriatc rcgulations Dublin Zoning Ordinance
(Chapter 8.80), if buill by initial homebuildcr
Single family dwelling
Small family day care home per Chapler 8.08 of the Dublin Zoning Ordinance
Conditional Uses:
Ambulance service
Bed and breakfasl inn
Day care ccntcr
Large family day care home
Parking lol - residcntial
Religious facility
School/private
Second residentiallmil ifnot built by initial homebuilder, in accordance with
approved Stage 2 Planncd Development.
Accessory Uses:
All Accessory Uscs shall be in accordance wilh Scction 8.40. ofthc Dublin
Zoning Ordinance
Temporary Uses:
Tcmporary construction trailer
Tract and sales office/model home complex
PD Medium Density Residential
Permitted Uses:
Acccssory struclures and uscs in accordance with Section 8.40.030 of the Dublin
Zoning Ordinancc
Community care faci1ity- small (pemlilted ifrequired by law, olherwisc as
conditional use)
Homc occupatioDs (pcr Chapter 8.64 ofthc Dublin Zoning Ordinancc)
Multi-tàmily dwelling
Private rccrcation facilily (for homeowners' associalion and/or tenants usc only)
Permitted and Conditional }.W¡J Uses . Page I
2_11::_!l~fJRWf!õt_l;md U5~"'5.¡J\JC
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D!lblin Ranch I!ì!! AnnexatiOn. Area" Jatluarv 2005
Second unit in accordance with appropriate regulations in Dublin Zoning
Ordinance (Chapter 8.80), ifbuilt by initial homebuilder
Single family dwelling
Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance
Conditional Uses:
Bed and breakfast inn
Boarding house
Community center
Day care center
Large family day carc homc
Large vehiele storage area (appropriately screened)
Parking lot - residential
Religious facility
School/private
Sccond residential unit ifnot built by initial homebuildcr, in accordance with
approved Stage 2 Plmmed Development.
Acæssmy Uses:
All Accessory Uses shall bc in accordmlce with Section 8.40, Mthe Dublin
Zoning Ordinance
Temporary Uses:
Temporary construction trailer
Tract and sales office/model home cmuplex
PD Medium-High Uensity Residential
Permitted Uses:
Accessory structures and uses
Community care facility- small (permitted if required hy law, othcrwise as
conditional usc)
Home occupations (per Chapter 8.64)
Multi-family dwelling
Private recreation facility (for homcowncrs' association and/or tenants use only)
Family day carc homc- small
Conditional Uses:
Bed and brcakfast iIUl
Boarding housc
Community care facility- large
Day Care center
Family day care home- large
Parking lot
Religious facility
School/private
·.U.,·_~
Permitted and Conditional Land Use.s .. Page 2
:2, 18.05DR W~_land IJ~es:.dClt
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Dublin Ra1'/.c1JYést Annexation Are..H, ~..J(llluarv 2005
Accessory [l.<es:
All Accessory Uses shall be in accordance with Section 8.40. ofthe Dublin
Zoning Ordinance
Temporary Uses:
Arts and crafts fair
Sales office/model home complex
Temporary construction trailer
PD Open Space
Permitted Uses, including. but not limited to:
Agriculturc and grazing
Conservation areas
Public or private infrastructure
Public or private rcereation facility- active or passive
Recreation facility- passive
Streams and drainage protection corridors
Those uses allowed hy the U.S. Anny Corps of Engineers under Section 404 and
1600 agreements.
Trails and maintenance roads
Trail staging area
Other educational or recreational facilities
Water quality, drainage, and other similar facilities, including swales and basins
Wildlife habitat preservation areas
PD Neighborhood Park
Permitted Uses, including, but not limited to:
Community park
Ncighborhood park
Rcereational or educational facilities
Trail staging area
PD Public/Semi-Pnblic
Permitted Uses, including, but not limited to:
Community Center/Clubhouse
Community Facility
Community Park
Cnltural Center
Day Care Center
Farmer's Market
Neighborhood park
Neighborhood square
Rcereational or educational facilities - active or passive
- ..
Permitted and CondìLÙmal Land Uses . P'.¡.ge 3
2-¡s-Qm&W<;:il!-lÆI¡(I U~¢I',d(>c
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DI¿J)lin RanchJ}leM Annexation Area -_J(lnUO,rv 2005
Trail staging area
Other educational or recreational faciJities
Other govellllnental and quasi~govemmental offices as detem1incd by the
Conmluuity Devclopment Director
Incidental and accessory structures and uses
Parking lot
Private recreation facility- active or passive
Private school/educational facility
Public or private infrastructure
Senior Center
Those uses allowed by the U.S. Army Corps of Engineers under Scetion404 and
1600 agreements.
Trails and maintenance roads
Trail staging area
Water quality, drainage, and other similar facilities, including swales and basins
Youth Center
Parnit1~d and C01/.ditio,~d I.and (Ises .. Page 4
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