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Home My WebLink AboutItem 6.3 Dublin Ranch Attch 4-7 ~ ~ () ""D =II ~ =ij DUBLIN RANCH PLANNING AREAS F, G AND H ~ ~ FInal FIscal Impact AnalysIs :u 4{ -t) rI E lJ IJ ~ il E Prepared ior Jennifer Lm VI) I~l - I - ~t ~ II _ _~-= _ La....-..__ ,. _ ..r '- '= - - II n - - - ~ ... September 28 1999 A TT ACHlVIENT 4 O~ ~ D_:J.ID Ranch Planrung Ase2S F G ana H FInal F scallrr.])oc 4naltss =i T -\BLE OF COi\'TENTS ~ SECTION P4.GE ~ . ~ ~ 21 Speclfic Plan Development Scenano 1 2 .., A ..,. 5 7 7 7 9 9 .' 12 12 12 15 15 15 I 0 WfRODlICTION ~ 20 PROJECT DESCRIPTION 2 2 Proposed Development Plan ~ ') .... -~ COffiDan50n of SpecIfic Plan DeveloDment Scenano and ProDosed DeveloDment Plan ~ 30 METHODOLOGY .c\Nl) .c\PPRO .<\CH ~ 3 1 Populauon, Emplovrnent, Assessea Vamauon, and Sales Performance A..ssumpuons .... 'J ~- Mernoaology for Projecung Phasmg of Development Plans ~ 33 Methoaology for Projecung General Fund EApenOltures ~ 34. Methodology for Projecung General Fund Revenues :n 4.0 PROJECTED FISC li PERFORMANCE 4 I Spec1.fic Plan DeveloDment Scenano Fiscal Performance ~ A ') ..,. - Proposed DeveloDIIlent Plan Fiscal Performance ~ 43 COmDan50n of Spec1.fic Plan and Proposed Development Plan Fiscal Performance 4.4. COffiDan50n of End State Fiscal Performance ~ 4. 5 Moorfied Development Plan Fiscal Performance ~ ~ ~ ~ . ~ Septemoer 28 1999 II 0\1..\ il IT () II U n I If) C() Duol.m Rancn Plannlflg Areas F G and H FInal FucallmpacI 4.nai)sls LIST OF EXHIBITS EffiIBIT I SpecLfic Plan Development Scenano .., Proposed Development Plan 3 COmDfu"1S0n of Speclfic Plan Development Scenano and the Proposed Development Plan 4 PopulatIon Employment, Assessed ValuatIon, and Sales Performance .<\ssumDtlOnS 5 Methoaology for Projecung General Fund ExpendItures 6 Methoaology for Projecung General Fund Revenues 7 Soecmc Plan Projected General Fund EXDenOltureS Revenues, and :Net Fiscal Impact P4.GE 3 4 5 8 10 11 13 8 Proposed DeveloDment Plan PrOjected General Fund Expenchrnres, Revenues and Net Fscal Impact 14 9 Companson of Projected Speclfic Plan and Proposed Development Plan Fiscal Performance 16 10 Compa..J.Son of Projected Spec1.fic Plan and Moa1fied Development Plan Fiscal Performance 17 11 Septemoer 28 1999 q0 DublIn R2.nch P _ruung Aueas F G and H Flnal FlscallmpacI 4.nahsls 1 0 ~TRODUCTION 11us repon. prepared for Jennuer Lm by ED.<\ W, Inc summanzes ED.<\ W s fiscal unpact analySIS . for Dublm Ranch Plannmg .<\reas F, G, and H The report compares the projected 20-year fiscal performance of the proposed DeveloDmem Plan for Dublm Ranch Plannmg Areas F, G and H to that of the Eastern Dublzn Specific Plan (hereafter Speclfic Plan) for the same three planmng areas The Specmc Plan IS a regulatory planrung document that mcludes a land use plan for eastern Duolm WIth proVIsIons for reSIdentIal, commerClal, campus office, illStItutIOnal, and open space uses The Specific Plan development scenano analyzed ill tlus report IS based on unplemematIon of tlus land use plan for Dublm Ranch Planmng I\reas F G, and H The proDosed Development Plan IS unplemenrauon-onented WIth respect to the land use concepts Idenuiied m me Speclfic Plan It IS based on eAtensIve mark.et and plannmg studIes conducted by the Dublm Rancn planmng team. The Development Plan proposes several modest modlficatIons to the Cay of Dublzn General Plan and Eastern Dublzn Specific Plan Proposed changes mclude a rebalancmg of the land use program to mclude more reSIdentIal and office uses WIth less commerCIal retail uses ana the reposltlonmg of certam land uses WI!hm the plannmg area . . 1 - Seotemoer 28 ' 009 ~~ ~ DubLL"l RanC1 Plannmg Aseas F G and q FInal FlscallmpacI 4nahSls ~ 20 PROJECT DESCRIPTIONS JD 21 SpecIfic Plan De'\elopment Scenano ~ The SpeCll-lC Plan IS a regulatory document that defmes a plannmg framework for growth and development m eastern Dubhn, mc1udmg Dubhn Ranch .6ueas F, G and H The core of the Specmc Plan IS the land use plan whIch IdentIfies the future locatIon, dIstnbutIOn, and mtenslty of land uses The land use plan defmes a development envelope for all eastern Dublm propertIes that typICally mcludes arange ofland uses WIth maxliTIum allowable development 'Ielas ~ ~ A.s a regulatory planrung document, however the SpecLfic Plan does not mclude a aetatled development plan Idenufymg specIfic land uses development YIelds and projected pnasmg on a parcel bv parcel basIS In th1s regard, the SDecmc Plan could potentIall) support several chfferent potentIal development plan scenanos ~ Based on mscusslOns WIth CIty of Dublm staff, ED.<\ W prepared the SpecLfic Plan development scena.TJ.O for Dublm Ranch .6ueas F, G and H shown m ExhIbIt I usmg the followmg assumDtIOnS II B o ReSIdentIal )'lelds reflect IIDd-pomt Specmc Plan denSItIes o Tne :Nelgnborhood Commerclal area mcludes a rruxed-use program WIth ground floor retall and a:JOve story office and reSIaentIal consIstent WIth the mtent of the Spec1.fic Plan The IIllX of omce and reSIdentIal space was ootllIllZed by analvzmg the relatIve parkmg requIrements for rnese uses n p() U o Other commerCIal areas assume oulld-out to maxImum allowable development )'lelds WIth a focus on maxnruzmg retatl YIelas H The SpecLfic Plan development scenano shown m ExlubIt I was presented and confIrmed by CllY of DublID starr pnor to preparatIon of UllS report It IS lffiDortant to note that th1s development scenano was prepared WIthout the benefit of detalled market planrung engmeenng and enVIronmental stuOles and, therefore, may not represent a feasIble and 1lllplementable development plan n I I f) ! - 2- S epte-:mer 28 1999 41 ~ Dublm Ranch P1anrung toueas F G ano-i Fmal Flscallmpacl 4naluLS iJ EAtubIt 1 SpecIfic Plan De\elopment Scenano il Land Use DeSIl~natloo Gross Acres DOlt Densltv/Ma'\unum F_~ R.I Development Yield . Re~lae'1t1al SmgJe Fanuly ReSlOe"1Ual :36 ;1 0 dwelling UIDtS/acre 94 dwelling UOltS rl Medium DellSlty Residential 776 10 0 owelling UIDtS/ac-e 776 dwelling UIDtS MeCllum HIgh DeDSlt) Resldenoal I 1 0 20 0 dwelling uOltS/a..-re 220 Dwelling uOltS U HIgh Density ResIdential 2: A. 35 0 dwelling uIDtSl:1::-e 819 dwelling UOltS Suototal ResuJeTUUIl 13~6 141 dwellmg unus/l1I:re 1,909 dwellmg unus [1 Nel!rr'bornood Commer- al3 Nelgnbarhaod Onented Retail 210 000 SQuare leet ProlesslOnal Office 50 000 SQuare feet D Residential (aoamnentS) 166 S88 seuare feet' Subtotal NeIghborhood CommerCIal 280 o 35 Floor to Area Rano 426888 square feel JJ Ome~ Commerc-aI Gene--al CommerCIal (RegIonal Retail.) 359 o :!5 Floor to Area R:ioo 390 9:> I SOll:!Ie reet [] Camous Office 367 o 35 Floor to Area RatiO 5595:8 sQUare leet Subtotal Olher CommercLal i16 030 Floor to Area Rano 950479 square feel n Puo!Jc/Serru Pubhc 84 Cli 2 Puollc ISeIDl Public 78 o :!5 Floor to Area Rano seuare leet Elementarv School 100 I\A Floor to tu"ea Rano 75000 SQuare feet n MIddle SC'1001 31 ;1 N A Floor to Area Rano 100 000 sauare feet . Suototal PuoL.c/Seml PubL.c 49.2 NA Floor to Area Rano 259,942 square feel II ParJ.3 and Ooen Seace Nelghbornood SQUare 60 NA Floor to Area R:ino sQUare feet n Nelgnoornood Par!.. 116 NA Floor to Area Ratio SQuare feet Open Soace 30 N A,. Floor to Area Rano SQuare leet Subtotal ParKS anti Open Space 206 NA Floor to Area Rano square feet n TOTAL 3060 NA J\A II I Source E..s= DubiJn SI"'::1ic Plan So=~ E:lst=t Duohn SOOC1l1C P1az: c.rv of DnbUl sm!' E:>A V. lne. 3 Nl:1ghoomood Co:mncrcul sbown as" =,"d Il5C prosrr.t::1 COllSl=[ ","h thclnu:nt ofth SI"':Wc Plan. I Includ-s 175 r=dcnaal umlS. I I . - 3 - SeDtemDe~ 28 1999 C\~ tl Dublln Ranch Planrung Are2S F G ana q I1 22 Proposed De, elopment Plan FInal FLScallmpacr 4nahSls ExhIbIt 2 summanzes the proposed Development Plan program for Dubhn Ranch .<\reas F G and H TIns program represents the Stage I and Stage 2 Development Plan for Dubhn Ranch .<\rea G and the Stage I Development Plan for Dublm Ranch Areas F and H ongmally sublTIltted to the CIty of Dubhn on December II, 1998 and subsequently revIsed and re-sublTIltted m September 1999 f) fl Exlublt 2 Proposed Development Plan Program u Land use DeSll!nallOn Gross Acres DeveJooment }Jeld [} Re~Jdenu:1l SlIIgJe F:unilv ResJoenual MedIUm Densm Resldenual Memum High Der.sltv ReSlaennal HIgh De1lS1tv ReslOenual Subtotal Resuiennal 1434 ::!::! 7 o 693 261 ::!~ 3 n u Nel!!hborhood Commercial ('v-ilia!!e Cenred l'Ielgnoorhood Onemed Re.ali PrOl esslOnal Offiee hotel Subtotal NeIghborhood CommercUJi 228 n Uf) ~ Othe~ Cornmeroal Gene-al CommerClal (RegJOnal Re.ali) Camcus Office Subtotal Orher CommercUJi 269 -: 9 708 I Puolle/Seffi1 Puolle Publlc'SelIll Publlc 74 Eemenun Scnool Middle School SUDlOtal Puhlu::'Seml Puhlu:: 100 306 480 Parks and Doen Soace l'Ielgnborhood Square Ne.g!lbornood Park Open Scace SUbtotal Parks and Open Space '17 122 23 19.2 umt Densmfl\1axunum F ~.R.I 4 0 dwelling uwts/a..,.e 10 0 owelling umts/a..,.e 20 ::! dwelling uwts/a..,.e 346 o....elling umts/a...,.e 153 Dwellmg u.rws/acre 0.23 Floor to Area RanD o ::!5 Floor IO Area R:mo o ~5 Floor to A.rea Rauo 037 Floor to Area RanD o 25 Floor IO A.rea R:1no NA Floor to Area Rano NA Floor IO Area Rauo NA Floor lO Area Rano NA Floor to Area Rauo N A.. Fioor IO Area Rano 1\ A,. Fioor to Area Rauo NA Floor to Area Rano 91 dwelling uwts 603 dwelling uwts :>:!8 dwelling uwts 876 dwelling uwts 2188 awellzng unus 1:5 120 SQuare feet 60 840 SQuare feet SQuare feet . 34 040 230,000 sOUlITefeet 292.941 soume reet 860 528 SQuare feet 1,153469 sqUlITefeet 80 586 SQuare feer 75000 SQume leer ] 00 000 SQuare feet 255 586 SOUlITe feet sauare feet SQuare feet sauare feet SquDTe feet TOTAL 304.2 NA NA.. J So= Dubhn Ranch Arr:2. " G H P1=d Develo=nt Rezon E...ste."tl Dublm Gener:l! "l:1ciSpe:fi.. PUn AmOll=nt ISeJUmbe. 1009) So= Dubhn lUnch Are:1 F G H P!:laned Development R-ZODe E:lst..."tl Dubun Gen..r:l! D.':lII.'Sc=1i PUn Am ncm-at (SeptClOCr 1909) l "e"'lIDOrllood C=ec.:1l (V-lllilge Centc") SllOwn ~ a =cd-use Jl1'CV'..m. Inc1utleS 52 hotel rooms. () 4. Septemoer 28 1999 qC\ n Dublm Ranch Plannmg Aseas F G and H T11e proDosed Development Plan IS 1mplemenratIon-onented and, therefore contalDs slgnlficant detaJl on how the land use conceprs IdentIfied m the Specmc Plan 'Will be reab.zed The proposed Development Plan 15 based on deralied mark.et planrung, engmeermg and envlfonmental studIes conducted by the Dublm Ranch planrnng team and mc1udes slgmficant mput provIded by CHY or Dublm staft dunng the Plan preparatIon process D n u Flnal Flscallmpacl 4nal\sls . 23 Companson of SpecIfic Plan De\elopment Scenano and the Proposed Development Plan ~ EXIllbIt 3 compares the Specmc Plan development scenano WIth the proposed Development Plan D E",hJblt 3 Companson of SpecIfic Plan and Development Plan Programs L:lDd Use DeslgnatJon SD~dic Plan Proposed DeveloDment Plan DtlTerence B ~esldenD:lI SlOgle F:mnlv Resld~uaJ Medzum Densltv Resldenual M~dzum HIgh D=II\ Resldenual h1!:h Densltv ReSJdenual SubtOlal ResufennaJ J I J ~e ~hbornnod Comm l':laI NelgllbodJDod-On~ted Rel:ul Proresslonal Office Res Id...:JUaI (aoamncnls) hOlel I SUbtotal /lIelghbornood Commerr:tal Other Comm::n:m] General Co=a1 (RegIOnal Ret:ul) Dmous Office Sublotal Other Commerctal Public Serru 1>ubbc 1>ubbc'SeII1.l Pubhc El=emaJ"'\ School MIddle School Sublotal Publu:ISerru Publ,c P:rrks and Coen Soace NeIghborhood Square t-.elghoorhood P:ui.. Co:n Space Subtotal Parks and Open Spau 1l1lCluaa 175 rcsIClcnu.:U a::lU. 1oclUl1CS 5. hCUl rootm. 04 dwelling WlIts 776 d....'Clling WlIts 220 dwellin" WlIts 819 dwellin~ WlIts 91 dwelling WlIts 603 dwelling WlIts 528 dwelling WlIts 876 dwelling umts 1.909 dweIkng unus 2 188 dwellmg unus 210000 sauare ree 1:5 120 souare feel 50 000 sq= feet 60 840 SQuare feel 166888 sau..r: feell square feel sau..re feel 3~ 0..0 squ:l!e fee 426 888 square feet 230000 square feel -90051 squ:l!e feel 20:!., 041 sauar: feel 5...0.528 square feet 860.528 squm: feet 9;,0479 square feel 1153.J69 square feet 84 0.,2 square feet 80.586 square feet 75 000 sCluare reet "5000 sauare feet 100 000 SOU:l!e feet 100000 square feet 259 942 square feet 2'... ;,86 square feet 60 :l..'"I'eS ~ 7 :l..7es 116 acres 12.2 acres ...0 acres 23 acres 20 6 acres 19.2 acres -5- (3) dwellm ~ WlIts (83) dwelhn2 WlIlS 308 dwelhng umlS 57 dwelhng umts 179 dwelling unus (7., 880) sau..r: fee 10 8-.0 square feet (166888) saU:!I': feet 1., 040 square feel (196888) sauarefeet . (98 010) sauar: teet 301 000 souar: feet 202,990 square}eet ("T ,,56) squar: feet square feet square feet (4356) sq/UU"efeet (1.-,) acres o 6 acres (0 7) acres (1 4) acres . Septemoer 28 1909 \OU 1] Dublm Ranch Planrung Areas F G and H Fmal Fzscallmpacl 4.naluls {1 A..s shown ill EAlubIt 3 the pnmary dilierences between the SpecIfic Plan de\ elopment scenano and me proDosed Development Plan are I) {] o 104 more resIdentIal umts ill the proposed Development Plan (.Nme tlus calculatIon illcluaes 175 resIdenual umts shown under the Speclfic Plan's NeIghbomood CommerClal categorv), o 196888 square feet less NeIghborhood CommercIal area ill the proposed Development Plan o 98,010 square feet less General CommercIal (regronal retail) area 1D the proposed Development Plan and {J o 30 I 000 square feet more Campus Office area m the proposed Development Plan {] u In adOltIOn the proposed Development Plan illcludes the reDOSltlOmng of cerram land uses shown ill me Speclfic Plan For example the proposed Development Plan shows a north-south neIghborhood commerCIal msrnct between Dublm Boulevard and Central Parl.'Wav whue the Speclfic Plan sho\\ s a longer east-west neIghborhood commerCIal chsrnct between Tassajara Boulevard and Fallon Road Tnese cnanges were based on extensIve market and planmng studIes conducted by the Dublm Ranch planmng team as part of the Development Plan preparatIon process fl u u p() n D I I I () I 6- Septemoer 28 1999 \U' IJ Dublm Ranch Plan'lmg Are2S F G and H FInal FlscallnwQCl Anal'ws D 30 lVIETHODOLOGY .\1\1) .\PPRO.\CH [] ED.<\ W used a methodology ill perfomung the fiscallIDpact anal'sls generally slIrular to that used by Econonucs Research i\ssoClates (ER.<\) ill therr 1992 fiscallITloact anal VSIS of the Eastern Dublm Specific Plan Tlus methodology illcludes several key assumDtIOnS related to the performance of land uses, pnasillg of the development plans, projectIon of future General Fund expenaItures, and projectIon of future General Fund revenue streams . tJ n Where assumpuons were requrred, ED i\ W used assumptIons WIth a conservatIve bIas to project fiscal performance CIty of Dublm st3..L"'f reVIewed and conflrIDed all major assumptIons used ill th1s analysIs pnor to preparatlOn of th1s report. The followillg subsectIons summanze key assuIDDtIOnS and methodolOgIes used ill th1s flScallIDpact analvSlS [J u 31 PopulatIon, Employment, .\ssessed valuatIon, and Sales Performance .\ssumptlOns n Exlnblt 4 on the followmg page outlmes populatIon, emDloyment, assessed valuatIon, and sales performance assumptIons used m th1s analYSIS These assumptIons were the same for both the Speclfic Plan development scenano and the proposed Develoomem Plan n Where possIble, assumptIons were drawn from mformauon provlOed ill the Speclfic Plan (e g reSIdent and emDloyment denSItIes) AssumptIons related to market performance of land uses are based on current and projected market COnOltIonS (e g , taXable sales per square foot hotel performance) and are generally conSIstent WIth those used ill the 1992 ER.<\ Spec1.fic Plan fiscal lffioact analYSIS n H 32 Methodology for ProJectmg PhaSIng of the Development PJans . I EDA IN analyzed phased lITlplementatIon of the two development plans over a 20-year analYSIS penod to project fiscal performance ED i\ IN s phasillg schedules were based on J o recent em of Dublm commerClal and reSIdentIal aDsorptIOn projectIons for eastern Dublm, o recent and rustOncal area reSlOentIal sales data proVIded by The Ryness Company o reta1.l market stuOles prepared by ED .<\ W IDe for the Dublm Ranch plannrng effon. o current man..et condlUons and trends ill the Tn-Valley area, and o current AsSOCIatIOn of Bay Area Governments' (i\B .<\G) projectIons for reSIdentIal and cornmerClal aevelooment ill eastern Dublm and the Tn-Valley regIon The proposed Development Plan 15 projected to acbleve full bulld-out by 2020 WIth a reSIdentIal populatIon of 4485 and an employment base of 4876 WIth the exceotIon of 114 345 sauare feet of General CommerClal (regIonal retall) area absorbed m FY 2019120, the enure proposed Development Plan 15 projected to De aDsoroed by 2014 . -7 Seotemoer 28 1999 \o'} ~ {] f) :u ~ tJ fl IJ [] [] t) D D n D n n o il f) II - II v- oJ >< .... ~ v- ~ .; J) ~ <l '" :J < '" ~ =",- .... ~ ~ ~ ..r ~ -= ~ jj ~ Jl<l_ ~ ~ <.< >< '"' :J f [ '" ~ ~ ~ '" ~ =" '" '" '" <l '" v- < ~ ..J ~ = 1 ;;: v- < ..J ; _~grN :;:;= ~ ~ ~ c:;~ CIl 2 2 :: '" oJ c; CIl ..J ..J ;: ::; oJ) 3 ;> ::; '" '" ..J '" '" < ~ .- .". >< ..r ~ ~ s c:; u; ::: = ~ ,;:! ..J '" :J =1 51 ~ ~I J' u, :::::1 '" t "'ij ~ ~ ;;; ~ N .... ":: ::; ." ;;: ~ ~ ~ N >~ g ~ N N N "'ij ~ ~ t u ~ ~ :: .... ~ ! [ :::: :::: :::: ~ in v::; or .... N ,.A r .,A ~ g :::: :::: -= t "'ij ~ -.. v- i/. [ g N ~ ~ - ~ - ~ .r - ~ OJ ~ ~ qj gl ~ ~I !1 C 0 U ":4 til ZI ~ ~ ..., ..., ..., ..., c :::; ;;: ::5 :::: -.. v- U .,g ~ ~ ~~ ti - Z r!< :::: c N ~ C N \E N .... C QC .",. ~ N ~ :::: :::: ~ g N N ~ ..:: :5 .2 :: = "'ij .; ... g, ;;: ... g, v- ~ :::: :::: lI'"l ;Q ::5 ofl ofl = ;: -.. '" - .2 OJ :::: V"l N ;0 "0 ~ 1 -.. v- - ]. [ u o o N <> ..J E o ,..... v ~ :: ":: ~ u Q;: g ~ g N 5 ::;> ... g, ..., ..., c g .,.. N o ,..... ., ::! e 11 ~ ~I i 51 ,:, :: "'ij .2 ..., ..., :::: .:: ;;; ~ -.. '" u u >- ]- ::; \.:l C\ ~ c:: Cil u :=. ":: ~ g N ~ N ...., ~ :::: co .... ~ ::5 N ~ C N .2 :5 ..2 <> <> ~ ... g, :: ;;: ... g, ~ N N "" .... .... ii=i o N :::: .:: ;;; :::: g 1i ... >- ~ ti V"l co ..., <> ~ o ~ u g N ~ C N :::: N N ofl c~ :::: :::: N 2 <> :: ;;; ... g, C N :::: .:: ;;; S2 ::5 -.. .,. <> u >- } c:; c '" .,- ... ::! OJ CIl .,- .r ~ v- -.. ~ ~, :=1 ~ ~::I -;;1 OJ ~I ] ~I c: C3 Q;: >- ~ ~ < ...., ..., :::: .:: -.. .,- <> - .2 ~ OJ g ..., C .2 - ~ c:; g N '0 s: u ~ ~ ~ ~ .!! ~ OJ Ci S ..:: g .... ..., :::: .:: ;;: g -.. .,. ... ... >- ~ OJ '" ~ ;;: ... g, ~I ~_~ 25 gj ~ o Jl ... :: ::.. e g ... ~ ~ ... >- ~ OJ :::: OJ 2-...:.c cIi _ -2 ":4 ti Z <> ~ ... g, o N N c :::: <> g ~ 5" u tJ >- ~ ::; N :::: ~ ":4 U Z <> g ... g, N :::: u g ~ $" ~ c7i ~ 5 e >:! [ ~ -= ~ ~ ~ ~ c V' ~ ~ ] ~ ?; ~ ~ .::; .: J [ ~ ~ ~ ~ ~ ~ ] i ~ ~ r:;:. ] -:: u u ~ ... ~ ... ~ u ~ ~ -= -= :: ~ n : ~ : ~ ~ u ~ € ;:; ... ~ u ~ ~ c .. ~ u -= ~ ... ~ .;; "'" - < ,.... \-:JJ tJ DUOlln Ranch Pl.anmng Aseas F G and H FInal F .scallmpac 4.naluls [] [J The Spec1.fic Plan development scenano IS projected to acmeve full build-out by 2020 WIth a resIdentIal populatIon of 4281 and an employment base of 4 051 Tne Specllc Plan phasmg schedule shows absorptIon of 74.,800 square feet of NeIghborhood CommercIal retaIl area and 98 010 SQuare feet of General CommercIal (reglOnal retail) area m FY 2019/20 beyond that supponed by ED.<\ W's market analYSIS As such EDA W consIders thIS absorptIon lllgnly speculatIve TIns retall absorptIon may occur ill 20, 30, 40 years or not at all . u [J 33 Methodology for Projecting General Fund ExpendJtures [J In prepanng the fiscal Impact analYSIS, ED 1\ W revIewed the CIty of Dublm's current budget (FY 1998/99), as well as those for other Tn-Valley CltIeS - LIvermore Pleasanron and San Ramon, to defme baselme servIce costs for each prunary General Fund expenOlture category ED -\ 'IV's anal,slS snows that, on a per capIta basIS, the CItIeS of Dublm and Pleasanton proVIde the mgnest level of servIce Wlthm the Tn-Valley area. [] D ExluDlt 5 summanzes ED.<\ W's methodology for projectIng future General Fund expenGltures Tms methodology assumes that the CIty of Dublm will proVIde a level of servIce to the project area, on a pe" capIta servIce populatIon baslS, equIvalent to, or supenor to, that proVIded ill Its FY 1998/99 buaget. The per capIta servIce populatIon represents the effectIve populatIon served by the CIty of Dublm and mcludes consIderatIon of servIces proVIded to employees workmg ill Duolm wno are not DublIn reSIdents (e g pollee and firefighung servIces etc ) lJ D These assumptIons were reVIewed and confrrmed by CIty of Dublm staff pnor to preparatIon of th1s repon D 34 Methodology for ProjectIng General Fund Revenues .- D ~ ED -\ W eSUIDated General Fund revenues chrectly based on illlplementatIon of the two develoDment scenanos over the 20-year analvsls penod Where appllcable, ED.<\ W used eXIsung mausrry sranaard revenue methodologIes to project future General Fund revenue streams These eXIsung methodologIes were used to project propeny tax sales/use tax hotel tranSIent occupancy taX, buildmg perrmt, busmess peIIDlt, and motor vemcle ill heu fee revenue streams II i In select cases where SUCh methodologIes dId not eXISt, EDA W prOjected revenues based on mSmTIC CIt) of Dublm General Fund revenue receIpts (e g, mvesrrnentlpropeny eammgs) TIns methodology was used to project francmse taxes/fees other hcenses and perrmts, charges for servIce, fines and forfeItures, other illtergovernmental transfers, and illvestment propeny earmngs revenue streams D ~ ExluDlt 6 surnmanzes ED.<\ 'IV's methodolog] for projecung future General Fund revenues These assumprrons were reVIewed and confmned by CIty of Dublm staff pnor to preparatIon of thIs repon I I . 9- Se:ltemO"...r 28 1099 \o~ IT IT IJ I I I I '() f) '" .. ~ ;:c " " :1 ... 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'" U CD -g ... u .:g = 5 5 ... ~ "'i ~ ~ Ff c ~ .... :> ... ~ ... :> ~ i 6 . \ \:) '=> ~ Dublm Rancn Plannmg .1.reas F G and H Fznal Fucallmpacr 4.nal\Sls :u V 40 PROJECTED FISC.\L PERFORlVlA.l\CE 41 SpecIfic Plan De"elopment Scenano FIscal Performance ~ Exlnblt 7 summanzes projected General Fund expendItures, revenues and net fiscal performance for the Spec1.fic Plan development scenano over the 20-year analysIs penod .<\ll prOjectIons are 1D constant 1999 dollars ~ The Speclfic Plan development scenano IS projected to requITe General Fund expendItures of $142,377 m FY 2001/02 mcreasmg to $3349,713 m FY 2019/20 Pohce firefighung, and publIc works will be the pnmary expendIture lme Items On average, these three categones will account for 65 percent of all projected General Fund e'(pendltures ~ ~ The Speclfic Plan development scenano IS projected to generate General Fund revenues of 5349 939 m FY 2001/02 mcreasmg to $4 631 867 m FY 2018/19 and $6,803,971 m FY 2019/20 The snarp mcrease m projected revenue between FY 2018/19 and FY 2019/20 IS due to the absorptIon of addlUonal neIghborhood commercJ.al retail and general commerCIal (reglOnal retail) As Olscussed m SectIon 3 3, only a poruon (40 percent) of tills absorptIon IS fully sUDponed by ED.<\ W' s mar.r-.et analYSIS Therefore, ED.<\ W consIders 60 percent of tills revenue mcrease (S683,000) between FY 2018/19 and FY 2019/20 to be mgh1y speculatIve iJ ~ ~ Sales and use taAes propeny taxes and bulldmg permltS will be the pnmary General Fund revenue generators Bulldmg penmt revenues, however will decrease proporuonally as development approaches bulld-out () [1 Overall the Specmc Plan development scenano IS projected to generate General Fund surpluses of $207,652 m FY 2001102 mcreasmg to $l 467,760 ill FY 2018/19 and 53,454 258 m FY 20 I 9/20 42 Proposed Development Plan FIScal Performance ~ ExhrbIt 8 summanzes projected General Fund expendItures revenues, and net fiscal performance for the proposed Development Plan over the 20-year analYSIS penod AJ1 projecuons are m cons.ant 1999 dollars ~ ID EDA W projects the proposed Development Plan to requITe General Fund e:x.pendltures of S142 377 m FY 2001/02 mcreasmg to $3555421 m FY 2019120 .<\s WIth the Speclfic Plan development scenano polIce, firefighung, and publIc works will be the pnmary expendIture lme Items ~ ED.<\ W projects the proposed Development Plan to generate General Fund revenues of 5349,939 ill FY 2001/02 mcreasmg to 56 387,703 m FY 2019/2020 As WIth the Specmc Plan scenano sales and use taAes propeny taxes and bulldmg perIDlts will be the pnmary General Fund revenue generators ~ 2J Overall, ED.<\ W projects the Droposed Development Plan to generate General Fund surpluses or S207 562 m FY 2001/02 mcreasmg to 52,832,282 ill FY 2019/2020 ~ ~ ~ - 12 - Septemoe-:8 1909 1 \U ~ gJ ~ E E ~ ~ E ~ H II fl n ~ ~ ~ ~ I ~ I ~ ~ ." 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'" \uC\ \ tJ _Dublm Ranch Planrung Areas F G ana rl FInal FLScallmpacl 4naluIs tI 43 Companson of SpecIfic Plan and Proposed Development Plan FIScal Performance ID ExlubIt 9 on the followmg page compares the projected fiscal performance of the Speclfic Plan development scenano WIth that of the proposed Development Plan .<\ll projectIons are m constant 1999 dollars . ~ As shown m ExlnbIt 9, the proposed Development Plan 15 projected to requrre lugher General Fund expendItures than the Speclfic Plan development scenano over the 20-year analysIS penod However, the Development Plan IS also projected to generate lugher General Fund revenues than the Specmc Plan development scenano over the 20-year analysIS penod ~ ~ Overall EDA W projects that the proposed Development Plan will ofrer supenor fiscal rmpact perfonnance m companson to the Speclfic Plan Over the 20-year analysIs penod, the proposed Development Plan generates $5,665 298 more m General Fund surpluses than the Speclfic Plan development scenano BJ ~ At a dIscount rate of 8 percent, the net present value (NPV) of tlus d1frerence IS $2,140,468 at a dIscount rate of 10 percent, the net present value IS $1,721,047 These dIscount rates represent conservatIve mdusrry standard puDlIc mvestment return eADectaUons for a development project of tlus scope ~ ~ 44 Companson of End State FIScal Performance ~ In adalllon to analyzmg the fiscal performance of phased lffiolementatIon of the Specriic Plan development scenano and the proposed Development Plan, EDA W also performed an end state anal YSIS of these plans The end state anal) SIS prOjected fiscal perrormance assummg that both plans were fully rmplemented (I e, bwlt-out) m one year Wlnle such an analysIs does not reflect the "real world' mcremental pace of development, It does provIde another persDecuve m evaluaung fiscal perfonnance . ~ ~ As WIth the phased rmplementatIon analysIS, the proposed Development Plan IS projected to requITe h.1gher General Fund expenchtures wrule also generaung Ingher General Fund revenues than the SpecIfic Plan Overall, the Development Plan IS projected to generate $13,634 more m General Fund surplus than the SpecIfic Plan m an end state condItIon GIven the scope of tlus analyslS, EDA W does not conSIder tlus d.1fference to be staUStlcally slgmficant ~ ~ 45 ConversIOn of Office to Housmg ill the Proposed Development Plan ~ ~ The Stage 1 and Stage 2 Development Plan for DublIn Ranch Area G proposes that fleXlbility be proVIded m the NeIghborhood CommercIal (Village Center) lIllXed-use program to allow for reSIdentIal uses 1f full absorptIon of the proposed office program IS not VIable Under such a scenano, up to 30,000 square feet of deSIgnated office area could ulumately be convened to reSIdentIal apartment uses 8 ED L\ W performed a fiscal rmpact analyslS of a modlfied Development Plan showmg conversIon of 30 000 square feet of office to 30,000 square feet of reSIdentIal apartments (30 umts) WI!hm the NeIghborhood CommerClal (Village Center) IIllXed-use program Exlublt 10 compares tlus fiscal performance of the mochfied Development Plan to the SpecIfic Plan development scenano . ~ D - 15 - September 28 1909 n \~ I () I () " - '" ~ '" ~ ~ c - ~ - " ~ = - - - - ~ - - c: - " ] - y c: 1: - V"""i -= iii ~ :: ~ ~- ;: 5 <: c .. . ~ " .ii - - ~ " ;;; 0:: ..5 ~ ~I ~ . ~ a .. ~ - a - - ~ ~ ., a ~ ~ ~ : ~ ~ .. .. ~ C> a ~ - ~ ~ 5'l ~ a ~ ~ ... ~ .. ., ~ '" ;:; .. 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"' .. ~ i ~ . ~ l J ~ ~ .: l c .. 3 ~ ~ .. :: i!. e >: .. ! ~ . : ~ \\"} D DL.blm Ranch PJanrung Areas F G and H FInal F .scalI mpact Anahsl$ ~ ~ .<\lthough the modlfied Development Plan generates slIghtly less General Fund surpluses than the proposed Development Plan, It still outperforms the Speclfic Plan development scenano over the 20- year anal )'SIS penod ~ The modrfied Development Plan IS projected to generate S5,213,793 more m General Fund surpluses than the Specmc Plan development scenano over the 20 year analysIs penod At a dIscount rate of 8 percent, the net present value (NPV) of tlus d1fference IS $2,0 18,517, at a dIscount rate of 10 percent, the net present value IS $1,631,30 I I () tJ '- - 18 - Seotember 28 1999 \\'1 ({) ({) () I~~#\I EconomICs Research Associates RECEIVED NOV 4 1999 DUBLIN PLANNING November 2, 1999 Mr MIJ...e Porto Contract Planner CIty of Dub 1m 100 CIVIC Plaza PO 30x 2340 Dublm, CA 9.1568 Fa:\. (925) 833-6628 Tel (925) 833-6619 ERA Project No 13340 RE ERL\. re\ lew of' Fmal Fiscal Impact L\.nal) SlS Dublin Ranch Plannmg L\.reas F, G and H," ED.\W, September 28,1999 Dear Mr Porto EconoITllcs Research AssocIates (ERA) v. as retamed by the CIty of DUblIn to pro, Ide an mdependent reVIew of the fiscal analysIs prepared for three Dlanrung areas of the Dublm Ranch portIon of the Eastern DublIn development project ERA. IS uruquely qualIfied to perform tlus reVIew, because ERA. conducted the fiscal analysIs of the SpecIfic Plan for Eastern Dublm m the early 1990s It IS reasonaole and appropnate that the CIty ofDublm obtam such an obJectIve, thrrd-pany reVIew Defore proceedmg Wlth the development METHODOLOGY ERA s reVIew began WIth a perusal of the Fmal FIscal Impact A,naJ\ SIS ' and Its supportmg "Techrucal AppendIX" volume Trus produced a number ofmmal quesTIons and comments For example o Is It reasonable to assume office uses generate );80 per square root In ta.>..able retaIl sales? o Why are PublIc Worls cost estImates decreased by 25% m tne mmal five years? o Property Transfer Ta.>..es could have been estImated on tIIDmg 0; sales, rather than on a per capIta factor o A.re bulldmg perrrut fees aVaIlable to cover all General Fund needs, or are they set as fees for servIce? 368 Markel SHeel SUlle 1580 San FrancIsco CA 94111 4159566152 FAX 4159565274 wwweconres com E~g f2 !;~ .ir~l;1 ATTACHMENT 5 ERA eff I .'led w l.h D ve J ana \ \\..,\ Los Angeles San FrancIsco San Diego Chicago Washlng'ton DC London ER.A. Revlev. Fmal FIscal Impact tmalvsls No\ ember 2, 1999 Page 2 I~~~I ~fD o It would be prudent to conduct sensItIVIty analyses of the lev mput assumptI ons A..fter the InItIal revIew of the pnmary documents, ER.A. then revIewed the background matenals presented by the CIty and the project proponent's consultants, mcludmg o "Fmal Budget and Fmanclal Plan CIty of Dublm, FIscal Year 1999- 2000," Julv, 1999 o "Dubl1O Ranch Tn-Valley Retall CondltJons and Trends" ED A.. W January 22, 1999 o "Dublm Ranch VIllage Center RetaIl MarLet A.ssessment,' ED A.\\', December 9, 1998 fD o Memorandum on "Office S al esfU se Tax S enSlII VIty A...n al )'SIS, ED .<\ W, October 1, 1999 o Letter from Dublm CIty Manager to EDA W, July 20, 1999 o Letter from Dublm CIty Manager to EDA W, September 8, 1999 o Letter from ED A.. W to Dublm CIty Manager, September 14, 1999 Perhaps It should not have been a surpnse to ERA.., but we found most of our sIgmficant concerns had already been raIsed by the CIty Manager 10 hIS correspondence to EDA W m July and September It appears the reVIew to date by the CIty Manager and ms staff has been quIte thorough ER~ COMMENTS ERA spot checked the math 10 a few of the spread sheets and revIewed the entIre fiscal model for possIble conceptual errors The analYSIS conducted by ED A.. W appears to hold up well to tills mspectlOo A.s noted above, tne most sIgruficant concerns have already been debated, revIsed, or defended through the correspondence between ED A. W and the CIty Manager ER.A.' s remalmng comments may be stated as follows (m no partIcular order) fD a It IS lughly speculanve to assume that DublIn Ranch office SDace WlU generate an average of $80 per square foot m taxable retaIl sales, gIven the mcreasmg role of the mternet, the lack of coherent polIcy on taAatIon of mternet sales, and the unknown share of non-retmJ.store taAable sales that occurs 10 10dustnal locatlOns On the other hand, the senSItlvlty ,\~ I~~I ERi\ Re\ Iew Fmal Fiscal Impact !u1ahsls November 2 1999 Page 3 .- analYSIS VI hleh mcludes reduced sales levels, and even zero taAable sales m office space, adequately presents the ImpilcatlOns of a shonfall from thIS re\ eoue source o It IS unclear to ERA. that It IS appropnate to mclude BUlldmg PermIt revenue m a companson of operatmg revenues and costs Some cItIes set bUlldmg penmt fees to Just cover the costs of morutonng and planmng for new development, thereby creatmg no net mcrease m revenue for the General Fund Other CItIes set these fees hIgher, but do so m order to fund one-tIme capItal needs of new development WIthout lnowmg Dublm s use of these funds, It IS hard to tell If they should be mcluded, but they do constItute 70 to 40 percent of total revenue 10 toe early years and maLe the dIfference berureen a posltlve and negatIve cash flow for the City " o From the correspondence and ER.4's mdependent cross cheeLmg, It appears that per caPIta projectlon methods for property transfer t3.),.es, mterest mcome and other revenue factors, whIle not the most analytIcally dIrect \\ ay to mah.e estImates, are none the less reasonable approxnnanons for modelIng purposes . CONCLUSIONS The land use plan for areas F, G and H of Dublm Ranch appears to De \\ell thought out, and substantIally conSIstent WIth the SpecIfic Plan The NeIghborhood CommercIal center proposed m the new plan appears to be an appropnate deSIgn and scale, willeh necessItated sWItcillng some of the denSIty from retaIl to office uses The fiscal analYSIS of the proposed plan aopears to have been done mhgently, WIth methods that are reasonable apprm..lmatlOns of the cost and revenue flows that can be e:ll.pected from the development The conclusIOns from the fiscal analysIs seem warranted based on ERA..'s revIew of the documents If you or other CIty representatIves have quesTIons regardmg ERA.. 5 reVIew of the fiscal analYSIS, please do not heSItate to call . \\l.J () ()- ()- Dublin Ranch Area F December II. 1998 Revl~ed Julv. 1999 PrOject DescriptIOn for DUBLIN RANCH AREA F East Dublm General Plan/SpecIfic Plan Amendment (P A 98.068) IntroductIOn Accompanymg thIS request for an amendment to the General Plan and Eastern Dublin SpecIfIc Plan (GP/SPA) are separate appllcatlOns for PD Development Plans for Dublin Ranch Area F (FA 98-068) and Area G (FA 98-069) and a GP/SPA for Area G In prepanng these Development Plans, It became apparent that the NeIghborhood CommerCIal portIon of the area termed "Town Center-CommercIal" In the SpecIfIc Plan IS both too large for the market It WIll ultImately serve and could be better located from a traffic access and cIrculatIOn standpomt Marketmg and traffIc assessment studIes undertaken In conjunctIon wIth the Development Plans further confirmed the need for these changes to the commercIal dIstrIct The ratIonale behmd the proposed rnodIficatlOns to the Town Center, and It s NeIghborhood CommerCIal component, called VIllage Center m the PD applicatIOns, IS e>..plamed In thIS applIcatIOn and the P A 98-069 (A..rea G) applIcatIon Area F IS bordered by Area E and Phase 1 of DublIn Ranch on the north, Dublm Rdnch Area B on the east, Central Parkway to the south and DublIn Ranch Area E and property of the Dublm Land Company on the west Area F has been decreased In SIze from 1568 acres to 1465 acres due pnmanly to the final alIgnment of Central Parh""ay from that lllustrated m the SpecIfic Plan Because of tills reductIon, Area G has mcreased III SIze a comparable amount The Development Plan for Area F proposes 227 acres of Low DenSIty ReSIdentIal and 68 9 acres of Medmm DenSIty ReSIdentIal along WIth land deSIgnated for a 306 acre ffilddle school, 10 0 acre elementary school 5 6 acre neIghborhood park., 2 0 acre neIghborhood square and 39 acres of governmentlmstltutlOnallpubhclseffil-publIc uses However, the Eastern DublIn SpecIfic Plan calls for Mechum-Htgh and Htgh DenSIty ReSIdentIal, and NeIghborhood CommerCIal to be m Area F rather than the MedIUm DenSIty ReSIdentIal proposed m thIs project By consolIdatmg these hIgher denSIty projects III Ju>..taposrtlOn WIth the Town Center-CommercIal of Area G, the Development Plan carnes out the land use concept of the SpecIfic Plan General Plan/East Dublm Specific Plan Amendment PrOject DeSCrLpllOn Page 1 of6 \\' A= F-gp <lese !Ul.al-do<: ATTACHMENT 6 Dublin Ranch A rea F December 11, 1998 R ell ~ed Jul\'. 1999 r-- Proposed Development Plan .~ The Development Plan for Area F descnbes the physIcal nature of thIs area eAlstmg land uses and the nature of the development proposed for It Please refer to that project descnptlon for further mformatlOn about thIs sIte The proposed Stage 1 Development Plan exhIbIt for the Project Area IS based closely on the type, locatIOn and mtensIty of land uses found m the Eastern Dublm SpecIfic Plan The proposed project has been decreased m SIze from the EDSP due pnmanly to the final alIgnment of Central ParI-way !\ companson of acreages allocated to deSIgnated land uses WIth the proposed Stage 1 Development Plan and approved SpecIfic Plan are as fall 0\\ s Proposed General Plan! East Dublm Land Use Specific Plan 4.mendment Specific Plan Low DensIty ResIdentIal (L) 22 7 acres 91 du 23 6 acres 94 du MedIum DensIty ResIdentral (M) 68 9 acres 689 du 40 3 acres 403 du MedIUm-HIgh DensIty ResIdentlal (MH) 0 II 0 acres 220 du HIgh DensIty ReSIdentIal (H) 0 107 acres 375 du NeIghborhood CommerCIal (NC) 0 142 acres 216,493 sf Nelghborhood Park (NP) 5 6 acres 5 6 acres NeIghborhood Square (NS) 2 0 acres 3 0 acres . Open Space (OS) 2 8 acres 3 0 acres Elementary School (ES) 100 acres IO 0 acres lvUddJe School (MS) 30 6 acres 31 4 acres GovrntlInstHut'llPubhc/SeTI1l-PublIc (PSP) 3 9 acres 4 0 acres 1,092 du Total 1465 acres 780 du 1568 acres 216,493 sf Although the reasons for the relocatIOn of the Town Center-CommercIal and Jts reductIOn m SIze are descnbed m PA 98-069, a bnef summary follows Please refer to 4..rea G documents for further mformatlOn WhIle tlus Project meets the spmt and mtent of the Eastern DublIn SpeCIfic Plan, the land use type and arrangement dIffers enough from the latter that a mmor modIficatron to the East DublIn SpeCIfic Plan and General Plan IS bemg sought These mmor modrficatJOns are due m8.1nly to the proposed relocatron of the NeIghborhood CommerCIal portIon of the area tenned "Town Center-CommercIal" m the SpeCIfic Plan In the SpeCIfic Plan thIS area IS located along both SIdes of the two lane TranSIt Spme (now IdentIfied as Central Parkway and deSIgnated for four lanes) WIth HIgh DenSIty ReSIdentIal uses munedIately adjacent on the north and south ReVIsed vehIcular access and CIrculation patterns of the CrrculatlOn Element m the General Plan and East DublIn SpecIfic Plan by the CIty of DublIn were one of the mam . reasons for the relocatIon and reonentatran of the Town Center It IS belIeved that havmg a conunerclal dIstnct frontmg dIrectly onto Central Parkway would mhIbIt traffic flow on Ala. F-JIP <lose finaI..d<>< General Planl&s, Dublm SpeCific Plan Amendmen1 Project DescriptIOn ~ Page 2 af6 \~ Dublm Ranch Area F December II. 1998 Rrv/!;ed }u!\'. /999 I) that artenal and such a constnctIOn would d.tvert traffic to other thoroughfares, thereby nnpactmg traffic cIrculatIon throughout the entIre Project Area and adjacent propertIes ThIS traffic Impact would also affect the accessIbIlIty and econOffilC vIabIhty of busmesses located along Central Parkway In other words, neIghborhood commercJaI uses are not an appropnate use on an artenal street Movmg the Town Center- CommercIal south and onentIng It between two artenals separates commercIal users from through-traffic and WIll result m a more efficlent cIrculatIon system Relocatmg the Town Center-CommercIal area also necessItated movmg the HIgh DenSIty and MedIUm HIgh DensIty ResIdentIal deslgnated areas to locatIOns south of Central Parkway and adjacent to the Town Center-CommercIal area so these hIgh mtenslty resIdentIal nelghborhoods would be better sItuated to support a vIable commercIal dlstnct Hence, whereas the SpecIfIc Plan shows 14 acres of NeIghborhood CommercIal 10 acres of HIgh DensIty ResIdentIal, and 11 acres of MedIUm-HIgh DenSIty ResldentIdl desIgnated lands north of Central Parkway, thIS Development Plan proposes theIr relocatIOn and replacement by MedIUm DenSIty ResIdentIal The concept of the 'Town Center", as presented m the SpecIfic Plan, 15 not bemg changed by thIS appbcatlOn Only the locatIon and SIze of thIS element IS dtfferent than that shown m the SpecIfic Plan ()- As part of the annexatIOn prezomng under P A 94-030, the 'hIgh school" (now nuddle school) SIte was depIcted as an "overlay use" wlthm a portIOn of the PD SIngle Fannly ResIdentIal deSIgnatIOn, whIle the elementary school was depIcted as an 'overlay use' wlthm a portIOn of the PD MedIUm-High DensIty ReSIdentIal deSIgnatIOn The approval of thIS PD Plan will rezone the underlymg zone of the Elementary School from PD MedIUm-HIgh DensIty ReSIdentIal to PD MedIUm DenSIty ReSIdentIal Although the underlymg zone of the "hIgh school" sIte wIll remmn the same, the hIgh school use wIll be revIsed to a rruddle school use Refer to Appendtx to reVIew a memorandum from DUSD representattves on thIS matter Any school SIte or It'S deSIgnated acreage deemed by the Dubhn Umfied School DIstnct (DUSD) to be unnecessary for school purposes In the future may be redeSIgnated accordmg to ItS underJymg zomng and used for smgle fanuly or medIUm denSIty reSIdentIal purposes RedesIgnatlOn of school SItes can be done m thIS manner WIthout amendment to thIS PD Rezone or the Dublm General PlanJEast DublIn SpecIfic Plan as long as the total number of dwellmg umts wIthm the Dublm Ranch property do not exceed the 5,760 umts perrmtted by the SpeCIfic Plan DUSD has already stated they WIll not reqUIre the full 50 acres deSIgnated for a 'hIgh school", of wluch 30 acres fall wlthm tins Project Area The SIze and locatIon of the future nuddle school wIll be detenmned later, however, thIS WIll result m non-school lands revertIng to the underlymg land use deSIgnatIon The development standards for the school lands that revert to reSIdentIal land uses WIll conform to the development standards proposed wIthm thIS Development Plan () As part of the annexatIon prezomng under PA 94-030, the NeIghborhood Park use was depIcted as an "overlay" use wlthm the PD Medrum DenSIty ReSIdentIal desIgnatJon and the NeIghborhood Square was depIcted as an "overlay" use WIthm the PD HIgh DenSIty ReSIdentIal deSIgnatiOn WIth the approval of thIS PD Plan, the underlymg zone of the NeIghborhood Square wIll be rezoned from PD HIgh DenSIty ReSIdentIal to PD MedIum DenSIty ReSidentIal Any park or square relocated or reconfigured from thiS PD Plan General Plan/East Dublm Specific Plan Amendment Project DescrlpllOn Page 3..JJf 6 \\~ AmI F.gp ~ fl!>lll_ Dublin Ranch Area F ~ December J 1, 1998 ~ RevIsed Julv. 1999 may be redesIgnated accordmg to Its underlymg zone and used for any medlUm densny resldentlal purpose SItes can be redesIgnated 10 thIS manner WIthout amendment to thIs PD Rezone or to the Dubl10 General PlanlEast DublIn SpecIfic Plan as long as the total number of dwellmg umts shown on the remamder of the Dublm Ranch property do not exceed the 5,760 umts permItted by the SpecIfic Plan - . AddItIonally, the two sItes for GovernmentllnstHutlOnallPubhc/Senu-Pubhc land uses were depIcted as "overlay' uses wlthm the MedlUm DensIty ReSIdentIal deSIgnatIOn on the Development Plan The CIty has not yet defimtely comnutted to locatmg specIfic land uses on the Pubhc/SeITll-Pubhc sItes These SItes are targeted for the northeast and northwest quadrants of the Central Parkway/Devaney Dnve mtersectIon ModIficatIons to the SIze, locatIOn, and configuratIon of enher sIte In Area F from that shown on the PD Development Plan may be made at the SDR stage, as long as a nummum of a half acre net SIzed parcellS maIntaIned at eIther sHe The applIcant proposes that one of these SItes be reserved for the constructIOn of a chIld care faCIlity for a penod of ten years from the date of approval of PA 98-068 If at the end of that ten year penod no chIld care faCIlIty or other GovemmentlInstItutIOnal/Pubhc/Senu-pubhc uses have been approved for these sae(s), H IS proposed that the CIty consIder apphcatIons for MedIUm DenSIty ReSidentIal purposes (the underlymg land use zone) or NeIghborhood CommercIal WIthOut the need for a DublIn General Plan/East Dubhn SpecIfic Plan Amendment or amendment to thIS PD Rezone, as long as the total number of reSIdentIal umts do not exceed 5,760 Both MedlUm DenSIty Resldent13l or NeIghborhood CommercIal uses are proposed because If the surroundmg MedIUm DenSity ReSIdentIal parcels have already been developed, 1t \I.nl] . lIhely be mfeasIble to proVIde reSIdentIal uses on these two SItes The reasons for thIS are that there WIll be a 15-20' elevatlOn llifference between the reSIdentIal and pubhc/senu- publIc llses, there mayor may not be a street to extend from the adjacent parcels mto these SItes, and the uncertaInty mvolved m mterestIng a bUIlder III a relatIvely small development SIte PrOject CIrculatIOn An analYSIS has been prepared by TJKM: to detemune whether thIS proposed project land use changes would have a greater Impact on traffic levels than those shown In Eastern DublIn GP NSP EIR Because of the elImmatIon of the NeIghborhood CommercIal from thIS area, traffic Impacts projected for thls Development Plan are less than those descnbed In the Eastern DublIn GP NSP A EIR Thus, the Development Plan for the Project Area IS conSIstent WIth the traffic studIes done for the Eastern Dublm General Plan and SpeCIfic Plan and the subsequent amendment for a mmor mollificatIon to the CIty'S CIrculatIOn Element approved In June 1997 For tlns reason, the traffic rarruficatIons of the Area F Development Plan Will not reqUIre modIficatIOn of the eXistIng EIR or preparatIon of a new EIR . General PfanlEast Dublm Specific Pian Amendment Project Descrlpno1J ~ Page 4 !!! 6 \,u \ M= F gp d=: fmoLdoc Dubll11 Ranch Area F . Decembl'r n. 1998 . Rt'll~ed Juh, J 999 I) The table below descnbes the land uses and related traffic mformatIon for the traffic- mtenSlve land uses contamed m the Project Area for the Eastern Dublm SpecIfic Plan as well as the proposed Stage I P D proposal Land Use Quantity Dally A M Peak P M Peak TrIPS Hour TriPs Hour TrIPs EXlstmg Specific Plan Land Use Low DensIty ReSIdentIal 94 du 900 71 95 MedIUm DensIty ReSIdentlal 403 du 3,857 302 407 MedIUm HIgh DensIty ResIdentIal 220 du 1,459 112 136 HIgh DensIty ReSIdentIal 375 du 2,486 191 233 NeIghborhood CommercIal 216,493 sf 9,292 ??'"' 810 __.J Elementary School 540 students 841 481 27 H:I2:h School rMlddle School) 664 students I 189 305 100 Total 20,024 1,685 1,808 Proposed P D - Stage I Development Plan Low DensIty ReSIdentIal 91 du 871 68 92 ~ Memum DensIty ResIdentIal 689 du 6,632 520 700 Elementary School 540 students 841 481 ?~ _I .. MIddle School 800 students 1078 616 40 Total 9,422 1,685 859 It should be noted that some of the tnps contamed m the table are double-counted, some of the reSIdentIal tnps, for example, may be mcluded In the totals of resldentJaI and school tnps The Impact of these tnps on the street system has been detenruned In the SpecIfic Plan traffic studles and the streets have been SIzed accormngly In accordance WIth CIty requIrements, a follow-up traffic analysIs WIll be conducted WIth each tentatIve map of the Project to determme when vanous street Improvements are reqUIred In order to mamtam acceptable levels of servIce The TJKM analYSIS IS aVaIlable for reVIew at the CIty of Dublm Utility ServIces ctD Dublm San Ramon ServIces DIStnct (DSRSD) WIll proVide water, wastewater and recycled water servIce to the PrOject Area These servIces are planned In accordance WIth the DSRSD Eastern DublIn FacIlItIes Master Plan (andlor subsequent reVISIons) At the present lime It IS antIcIpated that eXIStIng and future water storage reservOIrS and turnouts from Zone 7 maIns WIll proVIde water servIce for the Project Area through bmldout DlstnbutIon maIns are planned to be located m all streets Fmallocatlons and sIzmg of these faCIlItIes wIll be In accordance WIth the standards and recommendatIons of DSRSD General P1o.n/East Dublm Specific Pian Amendmenr PrOject DescnptlOn . Page 5 of 6 1=0 FiW ""'- fmaLdoc ~ \ Dublm Ranch Area F . December J J, J998 Relined lull, J999 Sewer servIce for the Project Area wIll reqUIre connectIOn to DSRSD's eXIstmg sewer .~ system GravIty sewer mams wIll be extended easterly In DublIn Boulevard and then northerly mto the project SIte Fmal sIzmg and locatIon of sewer facIlttIes wIll be detenmned In conjUnctIOn wIth DSRSD's Master Plan When aVallable from the DSRSD wastewater treatment plant, recycled water wIll be proVided for ImgatlOn of landscaped areas thereby reducmg potable water demand The zones wnhm whIch recycled water wIll be supplIed wI1I be created by DSRSD after completIOn of ongomg sturues The detalls regardmg how recycled \\ ater wIll be mtegrated wIth development of the Project Area wIll need to be coordmated wltn DSRSD Fmal locatIOn and SIZlllg of recycled water faCIlItIes wIll be determmed by DSRSD m accordance wIth ItS FacIlItIes Master Plan (and/or subsequent reVISIOns) and the Recycled Water Ordmance DSRSD has recently constructed a recycled water mam III the Dublm Boulevard ahgnment as part of Its "Clean Water RevIval (C\VR)" program ThIS mam wIll remam In servIce and addItIOnal recycled water dlstnbutIon mams wIll be constructed to serve landscaped areas wlthm the project SIte as reqUIred The storm draln system for the Project Area WIll conSIst of major baclbone f.3.cIlmes and local faCIlItIes as defined by the Master Storm Dram Study for the 0-3 watershed The backbone facllmes Wll! generally conSIst of larger dIameter pIpes networled throughout the SIte located m the major streets These larger collector pIpes wIll connect to open channels or boA. culverts that wIll dIrect the flow towards the eXlstmg 0~3 channel, a Zone 7 faCIlIty located at the south end of the SIte Local faCIlItIes WIU generally conSIst . of smaller dIameter pIpes connectmg mdtvldual SItes or areas to the collector system The actual SIzes and locatIOns of proposed storm dram faclbtles wlll be deterrruned at an mdIvldual project's tentatIve map stage The Area F, G, and H PD apphcatJons modIfy the type and locatIOn of proposed land uses wlthm the project boundanes To detemune If there are any substantIve changes to the tnlling and amount of storm water runoff, a hydrology study of the overall proposed land use map was prepared and compared to the hydrology of the SpeCIfic Plan land use map for these areas The results of thIS analYSIS mdIcate that the overall hydrologIC charactenstIcs of the proposed PD SIte plan, dated July 1999, are nearly IdentJcal to the SpeCIfic Plan approved m May of 1993 Usmg the runoff coeffiCIents for vanous land uses publIshed by Zone 7 and accepted by the Cny of Dublm, It IS antIcIpated that the proposed land use plan wIll have approxImately one acre less of ImpervIOUS surface than the ongmal SpeCIfic Plan There are seven fewer acres of commerCIal and office land use than the SpecIfic Plan However, the adrutlOnal acreage allocated for hIgh-densIty reSIdentIal land use 1TI the proposed PD SIte plan WIll offset thIS reductIon Therefore, the hydrologIC Impacts and rrul1gatJon measures IdentIfled III the Envlronrnentallmpact Report (certIfied 1993) and the subsequent 1993 Eastern Dublm SpeCIfic Plan (certIfied by CIty CounCIl ResolutIon 51-93, May 4, 1993, amended August 22, 1994) are adequate No adrul10nal enVIronmental assessment or rrutlgal10n measures . are reqUIred for the assOCIated stonn dram Impacts General Plan/Easl Dublm SpeCIfic Plan Amendment Project DescnpllOn 0 Page 6 of 6 "1 \. '?r r Area F gp d= fmal do< Dublm Ranch Area G " December 1/ /998 " Re\ lsed July 1999 () PrOject Description for DUBLIN RANCH AREA G East Dublin General Pian/Specific Plan Amendment (P A 98-069) In trod uctlOn (J DublIn Ranch IS located wIthm the Eastern Dublm SpecIfic Plan Area and compnses 1,311* acres The portIon of Dublm Ranch that has been annexed to the CIty of DublIn consIsts of 1,111 acres Tills Development Plan IS beIng subITIltted concurrently wIth the General PlanlEast DublIn SpecIfic Plan Amendment applIcatIons for a ITIlnor modIficatlon to Area F (P A 98-068) and Area G (P A 98-069) The 1,333 acre portlOn of DublIn Ranch was pre-zoned In conformance wIth the East DublIn SpecIfIc Plan when It \\ as annexed to the CIty under P>\ 94-030, therefore, thIS Development Plan for Area G WIll also serve as an amendment for a mmor modrficatIon to that pre-zomng WhIle thIS Project meets the spmt and mten! of the Eastern Dublm SpeCific Plan, the land use type and arrangement dIffers enough from the latter that a SpecIfic Plan and GeneraJ Plan Amendment for .<\rea F and PD Development Plans for DublIn Ranch Area F (P A 98- 068) and Area G (P A 98-069) Me beIng sought m conJunctlOn WIth thIS subITIlttal tuea G of DublIn Ranch IS 86 9 acres m SIze and IS bounded by Dublm Ranch Area F on the north (separated by Central Parkway), Dublm Ranch Area B to the east DubIln Ranch Area H on the south and property of the Dublm Land Company to the west Area G has been mcreased m SIze from the 766 acres Illustrated m the East Dublm SpecIfIc Plan to 86 9 acres m tms Plan due pnmanly to the final realIgnments of DublIn Boule\ ard and Central Par1.\Vay The 22 8 acre Town Center IS the heart of thIS area and IS bordered by 11 8 acres of Medlwn-HIgh and 11 7 acres of HIgh DensIty ReSIdential and a 2 7 acre NeIghborhood Square on the west and 14 3 acres of MedJUm~HIgh and 13 6 acres of HIgh DensIty ResIdentIal and a 66 acre NeIghborhood Park to the east HIgher densIty reSIdentIal uses clustered around the commercIal area wIll help strengthen It by concentrating SIgnIficant numbers of potentIal customers wlthm a short dtstance of the Town Center ReVIsed vehIcular access and cIrculatIon patterns In the CIrculatIOn Element of the General Plan and East DublIn SpecIfic Plan by the CIty of DublIn were one of the mam reasons for the relocatlon and reonentatlon of the Town Center The ongmal concept for the "Town Center" was to front onto a two lane TransIt Spme ThIS TranSIt Spme was reVIsed to become a four lane artenal, Central Parkway Havmg a commercIal dtstnct fronting chrectly onto Central Parkway would mhlbIt traffIC flow on that artenal and such a constnctIon would dIvert traffic to other thoroughfares, thereby Impactmg traffic (). DublIn Ranch Includes all of the property In the Eastern Dubhn Specific Plan area shown as bemg owned by Chang-Su~O-Lm and Paa Yeh Lm excludmg Phase I that is currently under development General PlanlEasl Dublm Specific Plan Amendmenr Project DescnpllOn " Page J -LJf 8 '''J \). ""'" G gp d= fUllll.cIo<: Dublm Ranch Area G .. December 11 1998 .. Revised }uh 1999 --- cIrculatIOn throughout the entIre Project Area and adjacent propertIes ThIs trafflc Impact would also affect the acceSSIbIlIty and econOTI1lC vIabIlIty of busInesses located along Central Parkway In other words, NeIghborhood CommercIa] uses are not an appropnate use on an artenal street MOVIng the Town Center south and onentIng It between two artenals separates commercIal users from through-traffic and wIll result In a more effiCIent CIrculatIOn system DIrect access to either end of Marn Street WIll be provIded from DublIn Boulevard and Central Parkway WIth addltlOnal access avarlable by ResIdentIal Collector C and Streets E and F to the central portlOn of Mam Street . One of the focal pomts of the Eastern DublIn Speclflc Plan IS the area deSIgnated as the 'Town Center-CommercIal" ThIS subarea has two dIstInct parts the General CommerCIal area and the NeIghborhood CommerCIal area The latter IS shown In the Plan extendIng along both SIdes of the TranSIt SpIne and' IS Intended as a pedestnan- onented servIce, retaIl, commercIal and entertamment center servtng the darly needs of the resIdentIal neIghborhoods surroundmg It and the more mtermlttent shoppmg, entertamment and service needs of the larger commumty The land use emphaSIS focuses on convemence commercIal such as corner grocery, drug store, and dry cleaners for local resIdents, and specIalty retaIl uses such as food and clothmg boutIques, flonsts, bookstores, statIOners, antIque shops, beauty salons, bars cafes and restaurants for the ldIger commumty" (Eastern Dublm SpeCIfic Plan, p 36) The current East DublIn SpeCIfic Plan calls for up to 427 000 square feet of neIghborhood retarl, office, and resldenhal uses spbt evenly between the areas IdentIfied as Areas G and F, and another 56,000 square feet on the DublIn Land Company property ThIS YIeld IS at .~ least partIally based on a 1988 rnarlet analYSIS report prepared by ERA III conjUnctIOn WIth the Eastern DublIn SpeCIfIc Plan/General Plan Amendment ThIS analYSIS ""as done before the 1-580 comdor became hIghly competItIve WIth large format, hIgh-value retaIlers (Home Depot, CIrCUIt CIty, Staples, etc ) and value-onented, full servICe retaIlers (Costco, WalMart, Super Kmart, etc) These hIgh-volume, low umt-pnce operaTIons rel) strongly on freeway VISIbIlIty and access As a result, they tYPIcally don't locate In less VISIble areas lIke the neIghborhood conunercIal area of the Town Center Due to the competItlve nature of the regIOnal retaIl market, the retaIl capture potentIal for the remarnmg commerCIally deSIgnated land m Eastern Dublm In general and the Town Center In partIcular has been dnmmshed from that predIcted III the 1988 study and proposed In the Eastern DublIn SpeCIfic Plan Current market assessment work undertaken on behalf of the applIcant by EDA W, Inc for thIS GPAlSP A and the Development Plan for Area G (and Area F) mdtcates that the To'WIl Center could support up to 169,200 square feet of retarl and servIce floor space at the bUIldout of the SpecIfic Plan area Of thIS total, 155,700 square feet would be reSIdent-supported (reSIdents from throughout the Eastern DublIn SpecIfic Plan area) and 13,500 square feet non-reSIdent supported (area employees and people passIng through the area) retaIl and seIVlce uses ThIS full potentIal of retaIl space may be dIfficult to achIeve WIthout a supermarket/drug store anchor, and there are better sItes III Eastern DublIn for such a faCIlIty (e g , Tassajara or Fallon Roads near the 1-580 Interchanges) In addttIon, approXImately 60,800 square feet of deSIgnated office uses WIll be prOVIded WIthIn the NeIghborhood CommercIal area Refer to the Appendtx to reVIew the EDA W . study In greater detaIl General Plan/Easl Dublm Specific Plan Amendment P ro)ecf DeSCriptIOn .. Page 2 pi 8 ~\.\ \0-- /UUJ G-gp <l= rUlOidoc (() () () ~- Dublm Ranch Area G " December 11 1998 " ReVIsed Jut) 1999 If a large format supermarket/drug store IS not captured In the Town Center, the food and lIquor merchandIse category would lIk.ely be represented by a rmx of smaller specIalty food stores WhICh cater to specIfic mark.et nIches (e g bakery ethnIC foods, meat and fish markets, etc) Normally these types of retaIl operatIOns do not generate the same hIgh volumes of shopper traffic, as would one sIngle supermarket To help offset thIS potentIal dIsadvantage, the Town Center IS envIsIoned In thIS Development Plan as a hIgh qualIty rmxed-use dIStnCt that provIdes a VIbrant and pedestnan-fnendly enVIronment, presents a clear and complementary set of nelghborhood-onented retaIl and serVIce uses, and leverages the drawIng power of other nearby commerCIal, communIty and CIVIC uses (e g offices churches, lodgIng, etc ) In addItIOn to the surroundIng hIgher densIty resIdentIal and office components In order to attract and maIntaIn a dedIcated shopper and VISItor base As a result of the projected decreased demand, the Town Center IS proposed to be reduced In SIze from the 28 acres IndIcated In the SpeCIfic Plan to 22 8 acres as depIcted on the Area G Development Plan The 28 acre figure IS for both Areas F and G SInce the SpeCIfic Plan shows the Town Center on both SIdes of the TranSIt SpIne (Central Park \\ ay) and that street IS the dIVIdIng lIne between these two areas Proposed Development Plan To achIeve the IntensIty of reSIdentIal uses needed m thIS area the MedIUm-HIgh DensIty ReSIdentIal deSIgnatIOn shown located between Central Park.way and Gleason Dnve In the SpeCIfIc Plan was moved to Area G and replaced WIth MedIUm DenSIty ReSIdentIal AddItIOnally, the amount of MedIUm-HIgh DenSIty ReSIdentIal shown In the SpeCIfic Plan was mcreased from 11 0 to 26 7 acres Much of thIS Increase was pOSSI ble because of the comparable reductIOn of the Town Center as preVIOusly descnbed The concept of the Town Center, as presented In the SpeCIfic Plan, IS not beIng changed by thIS applIcatIOn It remaIns the focus for convenIence commercIal and servIces for adjacent reSIdentIal neIghborhoods and the center for entertaInment and speCIalty retaIl uses for the larger Eastern DublIn communIty Also, the relatIonshIp of the Town Center to nearby hIgher denSIty reSIdentIal uses remaIns the same ThIS GP/SP A IS necesSItated maInly by the need to reonent the Town Center because of the re-desIgnatIOn of the 'TransIt Spme" (now referred to as Central Parkway) and reductIon In SIZe to be more conSIstent WIth antIcIpated future demand AmI G gp dcsc fiDaLdoc General PlanlEast Dublm Specific Plan Amendmenl Project De.scnptLOn " Page 3 of 8 ",Cj \.<1"' Dublm Ranch Area G t> December 11 1998 t> RevIsed Jul) 1999 To further Illustrate that no major changes are bemg proposed to the overall land use . deSIgnatIons of the SpeCIfic Plan, the followmg table compares the acreages, umts, and square feet Illustrated on the current PD proposals for Areas F and G and the ongmal Eastern DublIn SpeCIfic Plan Proposed General Plan/Speclfic East Dublin Use Plan Amendment SpeCific Plan Area F Acres Quantzty Acres Quantli}' Smgle Faffilly ResIdentIal 227 91 du 236 94 du MedIUm DensIty ResIdentIal 689 689 du 403 403 du MedIUm-HIgh DensIty ResIdentIal 00 110 220 du HIgh DensIty ReSIdentIal 00 107 375 du NeIghborhood CommercIal 00 142 216,493 sf Gov IInstItu lIPublIc/Seffil-PublIc 39 40 HIghIMlddle School 306 314 Elementary School 100 100 NeIghborhood Park. 56 56 NeIghborhood Square 20 30 Open Space 28 30 Total - Area F 1465 acres 780 du 156 8 acres 1,092 du 216,493 sf Area G Acres Quantzty Acres Quantzty .~ MedIUm DenSIty ReSIdentIal 00 373 373 du MedIUm-HIgh DenSIty ReSIdentIal 262 528 du 00 HIgh DenSIty ReSIdentIal 250 876 du 127 445 du NeIghborhood CommercIal 220 230 000 sf 138 210 395 sf Gov IInstltu/Publ1c/Seffil- Pu bIle 3 1 38 NeIghborhood Park. 67 60 NeIghborhood Square 25 30 Total - Area G 869 acres 1,404 du 76 6 acres 818 du 230,000 sf 210,395 sf Areas F and G Acres Quantzty Acres Quantzty Smgle Farmly ReSIdentIal 227 91 du 236 94 du MedIUm DenSIty ReSIdentIal 689 689 du 776 776 du MedIUm-HIgh DenSIty ReSIdentIal 262 528 du 110 220 du HIgh DenSIty ReSIdentIal 290 876 du 234 820 du NeIghborhood CommerCIal 220 230 000 sf 280 426 888 sf Gov IInstItu/PublIc/Seffil- PublIc 70 78 HIghIMlddle School 306 314 Elementary School 100 100 NeIghborhood Park. 123 116 NeIghborhood Square 45 60 Open Space 42 30 Total- Areas F&..G 233 4 acres 2,184 du 233 4 acres 1,910 du . 230,000 sf 426,888 sf General Plan/Easr Dublm Specific Plan Amendment ProJecl DescnptLOn D Page 4 of 8 Mea G gpd=: fmal.doc \') \.D Dublin Ranch Area G " December 11 1998 " Rei/sed Jul) 1999 ()- Market assessment studIes undertaken by EDA W, Inc for the Area G GP/SP Amendment and Development Plan clearly mdIcate the need to reduce the SIze of the Town Center The Development Plan Project for Area G descnbes the phYSIcal nature of the area, eXlstmg land uses, and the nature of the development proposed for It Please refer to that document for further mformatlOn (f)- \ To encourage addtuonal consumer mterest outstandmg urban desIgn wIll be cntlcal to create a comfortable, fnendly and hIgh qualIty shoppmg envIronment (Refer to the folloWIng Development Standards and DesIgn GUIdelInes) In addItIOn, careful attentIOn WIll be placed on attractIng a dtverse and complementary base of qualIty retaIlers conSIstent WIth the Town Center Image A umque feature of the Town Center Development Plan allows for offices and reSIdentIal above ground floor retaIl or office Not only does such an arrangement Impart a very tradluonal MaIn Street character, but thIS close proXInuty of retaIl and office uses wIll enhance each sector's customer base In the event MaIn Street cannot attract suffiCIent retaIl and office uses wlthm a reasonable penod of tIme to complete the proposed development program, or If the mtroductlOn of upper story reSIdentIal uruts onto Mam Street IS seen as a posluve, upper story reSIdentIal uses are penrutted to occur as an accessory use ThIS would penrut MaIn Street to fully buIld out, create a conunuous edge along the street, create a lIvely mIxed-use area, and penrut reSIdents to hve close to local servmg commerCIal uses Resldenual UnIts could be mtroduced mto the Town Center as long as the total number of dwellIng UnIts shown WIthIn the Dubhn Ranch property do not exceed the 5,760 UnIts penrutted by the SpeCIfic Plan All neIghborhood park and neIghborhood square sItes have been prezoned PD Medtum DenSIty Resldenual WIth the approval of thIS PD Plan subnuttal, the underlymg land use of the neIghborhood park and neIghborhood square wIll be rezoned from PD MedlUm DenSIty ReSIdentIal to PD Medtum-HIgh DenSIty ReSIdentIal Any park or square relocated or reconfigured from thIS approved PD Plan may be redeSIgnated accordmg to Its underlymg zone and used for any Medtum-HIgh ReSIdentIal purpose SItes can be redeSIgnated m tlus manner WIthout amendment to thIS PD Rezone or to the East Dublm SpeCIfic PlanJDubhn General Plan as long as the total number of dwellmg UnIts shown wltlun the Dublm Ranch property do not exceed the 5,760 UnIts penrutted by the SpeCIfic Plan The SpeCIfic Plan shows 7 8 acres of Pubhc/Senu-PublIc land located m the nuddle of the Town Center The SpecIfic Plan mtended for thIS area to contaIn some combmatIOn of cornmuruty-servmg uses such as a hbrary, communIty center, post office, church, or other publIcly onented faCIlIty ThIS PD applIcauon proposes those types of uses to occur m Area F on two 1: 2 O-acre "overlay" SItes at the northeast and northwest quadrants of the Central ParkrwaylDevaney Dnve mtersecuon Wltlun Area G, a 3 1 acre Governmenta1/InStItuuonal/PublIc/Senu-Pubhc "overlay" parcellS shown at the mtersectIon of Central Parkway and Street E () J As part of the Town Center, a 3 4 acre GovernmentallInstltutIonal/PublIc/Senu-Pubhc SIte has been deSIgnated at Central Parkway and Street E The underlymg land use of thIS sIte has been prezoned PD NeIghborhood CommercIal WIth the approval of thIS PD An:a G-gp dcsc fmal.doc: General PlanlEast Dublm Specific Plan Amendmenr PrOjeCl DescnplLOn " Page 5 of 8 , '}.- f\ .. Dublm Ranch Area G iJ December 11 1998 iJ Revised Jul; 1999 Plan, the sIte WIll be rezoned to PD MedlUm-High DensIty ResIdentIal The CIty has not .' corrurutted to locatIng specIfic land uses on the GovernmentalfInStItutIOnal/ PublIc/SemI- PublIc sIte shown on the Development Plan If no such uses are approved for thIS sIte at the end of a ten year penod from the date of approval ofPA 98-069, It IS proposed that the CIty conSIder applIcatIOns for It to be used for PD MedlUm-High DensIty ReSIdentIal purposes wIthout the need for a DublIn General PlanlEast DublIn SpeCIfic Plan Amendment or PD Rezone Amendment as long as the total number of dwellIng UnIts shown WIthIn the DublIn Ranch property do not exceed the 5,760 UnIts penrutted by the SpeCIfic Plan PrOject CIrculatIOn An analYSIS of future traffic patterns and volumes conducted by TJKM for thIS applIcatIon assessed the Impacts of reonentatIOn addItIon of Town Center acreage from Area F, the reductIOn In overall SIze of the Town Center and the eAchange of reSIdentIal UnIts between Areas F and G whIch proVIdes more UnIts In Area G The traffic analysIs led to the conclUSIOn that a commercIal dIstnct centered on Central Parkway would InhIbIt traffic flow on that artenal and such a constnctIOn would dIvert traffic to other thoroughfares thereby ImpactIng traffic CIrculatIOn throughout the entIre DublIn Ranch area and adjOInIng propertIes MOVIng the Town Center south and onentIng It between two artenals separates commerCIal users from through-traffic and WIll result In a more effiCIent CIrculatIon system for the entIre Eastern DublIn area The Development Plan for the Project Area IS conSIstent WIth the traffic studIes done for . the Eastern DublIn SpeCIfic Plan and the subsequent amendment to the CIty's CIrculatIOn Element Because of the reductIon In the SIze of the Town Center and re-onentatIon of land uses, traffic Impacts projected for thIS Development Plan are less than those descnbed In the Eastern DublIn GPNSP.<\ EIR The table below descnbes the land uses and related traffic InformatIon for the land uses contaIned In the Project Area and SpeCIfic Plan Land Use QuantIty Dally A M Peak P M Peak Tnps Hour Tnps Hour Tnps EXlstzng Specific Plan Land Use MedlUm DenSIty ReSIdentIal 373 du 3,570 280 377 High DenSIty ReSIdentIal 444 du 2,944 226 275 Ne1!!hborhood CommerCIal 210 395 sf 9030 -1l1 787 Total 15,544 723 1,439 Proposed PD - Stage 2 Development Plan MedlUID HIgh DenSIty ReSIdentIal 528 du 5,808 447 543 HIgh DenSIty ReSIdentIal 876 du 3,501 269 327 NeI~hborhood CommerCIal 230 000 sf 9872 237 860 Total 19,181 953 1,730 . General PlanlEast Dublm Specific Plan Amendmem Project DescnptLOn t) Page 6 of 8 Area G-gp dcsc fmaldoc '\~ Dublin Ranch Area G " December 11 1998 " Revised July 1999 ()- It should be noted that some of the tnps contamed In the table are double-counted, some of the resIdentIal tnps, for example, may be Included m the totals of NeIghborhood CommercIal tnps The Impact of these tnps on the street system has been deterrruned In the SpecIfic Plan traffic studIes and the streets have been sIzed accordIngly In accordance wIth CIty reqUIrements, a follow-up traffic analysIs WIll be conducted wIth each phase of the Project to detenrune when vanous street Improvements are reqUIred In order to mamtam acceptable levels of serVIce The traffic study IS on file at the City of DublIn UtilIty Services DublIn San Ramon ServIces DIstnct (DSRSD) WIll provIde water, wastewater and recycled water servIce to the Project Area These servIces are planned In accordance WIth the DSRSD Eastern DublIn FaCIlItIes Master Plan (and/or subsequent reVISIOns) At the present tIme It IS antJcIpated that eXIstmg and future water storage reservOIrs and turnouts from Zone 7 maInS WIll prOVIde water serVIce for the Project Area through bUIldout DIstnbutlon maInS are planned to be located In all streets Fmal locatIOns and slzmg of these facIlItJes WIll be m accordance WIth the standards and recommendatJons of DSRSD Sewer servIce for the Project Auea WIll reqUIre connectIOn to DSRSD's eAIstmg sewer system GraVIty sewer maIns WIll be extended easterly m DublIn Boulevard and then northerly mto the project SIte FInal SIZIng and locatIOn of sewer faCIlItIes wIll be determIned m conjunctIon WIth DSRSD's Master Plan ({)- When a\aIlable from the DSRSD wastewater treatment plant recycled water wIll be prOVIded for ImgatIOn of landscaped areas, thereby reducmg potable water demand The zones WIthIn whIch recycled water wIll be supplIed wIll be created by DSRSD after completIOn of ongoIng sturues The detaIls regarrung how recycled water WIll be Integrated WIth development of the Project Area wIll need to be coordmated WIth DSRSD Fmal locatIOn and sIzmg of recycled water faCIlItIes wIll be detenruned by DSRSD In accordance WIth ItS FaclhtJes Master Plan (and/or subsequent reVISIOns) and the Recycled Water Orrunance DSRSD has recently constructed a recycled water maIn In the DublIn Boulevard alignment as part of ItS "Clean Water ReVIval (CWR)" program ThiS maIn WIll remaIn m servIce and addltlonal recycled water rustnbutJon maIns WIll be constructed to serve landscaped areas wIthm the project SIte as reqUIred The storm draIn system for the Project Area Will conSIst of major backbone faCIlItIes and local facIlItJes as defined by the Master Storm DraIn Study for the G-3 watershed The backbone faCIhtIes wIll generally conSIst of larger ruameter pipes networked throughout the site These larger collector pIpes Will connect to open channels or box culverts that Will d.1rect the flow towards the eXistIng 0-3 channel, a Zone 7 faCIlIty located at the south end of the property (Area H) Local faCIlItIes WIll generally conSIst of smaller d.1ameter pipes connecting InruvIdual SItes or areas to the collector system The actual sizes and 10catJons of proposed storm draIn faCIlItIes Will be detenruned at an mdIvIdual project's tentatJve map stage ()- AmI G-gp d=: tiDaldoc General Plan/East Dublin Specific Plan Amendment Project DescnptLon 0 Page 7...0/8 v~ Dublm Ranch Area G " December 11 1998 " RevIsed Jul) 1999 The Area F, G, and H PD applIcatlOns modIfy the type and 10catJon of proposed land use wIthm the project boundanes To detenrune If there are any substantJve changes to the tUlling and amount of storm water runoff, a hydrology study of the proposed land use map was prepared and compared to the hydrology of the SpecIfic Plan land use map ~ The results of thIS analYSIS mrncate that the overall hydrologIc charactenstIcs of the proposed PD sIte plan, dated July 1999, are nearly IdentIcal to the SpecIfic Plan approved m May of 1993 Usmg the runoff coefficIents for vanous land uses publIshed by Zone 7 and accepted by the CIty of DublIn, It IS antIcIpated that the proposed land use plan wIll have approAImately one acre less of ImpervIOus surface than the ongmal SpecIfic Plan There are seven fewer acres of commercIal and office land use than the SpecIfic Plan However, the addItlOnal acreage allocated for hIgh densIty resIdentIal land use m the proposed PD SIte plan wIll offset thIS reductIon Therefore, the hydrologIc Impacts and Jn1tIgatlOn measures IdentIfied m the EnvIronmental Impact Report (certIfied 1993) and the subsequent 1993 Eastern DublIn SpecIfic Plan (certIfied by CIty CouncIl ResolutIon 51-93, May 4, 1993, amended August 22, 1994) are adequate No adrntIonal envIronmental assessment or Jn1tIgatIOn measures are reqUIred for the assocIated storm dram Impacts To address storm water qualIty Issues, vanous storm water Best Management PractIces (BMP's) have been IdentIfied and wIll be detaIled at the SIte development reVIew stage of approvals ApplIcable COnrntlOns of approval developed by the New Development Comrmttee of the Alameda CountywIde Clean Water Program WIll be applIed to thIS .~ project Refer to the AppendIX of thIS apphcatlOn for further detaIl . General Plan/East Dublm Specific Plan Amendment Project DeScrLplLOn " Page ~ of 8 An:a G-gp clcsc fiDaI.doc ('\0 ,\r:J Dublin Ranch Area H December II, /998 RevHcd jlll1. /999 ()- PrOject DescriptIOn for DUBLIN RANCH AREA H East DublIn General Plan/SpecIfic Plan Amendment (P A 98-070) Introduction DublIn Ranch IS located wlthm the Eastern DublIn SpecIfic Plan Area and compnses approxImately 1 ,311 * acres The portIOn of Dublm Ranch that has been annexed to the CIty of DublIn conSIsts of 1,111 acres ThIS Stage 1 Development Plan IS bemg submItted concurrently WIth a mmor modIficatIon to the Dublm General PlanJEast DublIn SpecIfic Plan Amendment The 1,311 acre portIOn of DublIn Ranch was pre-zoned m conformance WIth the East DublIn SpecIfic Plan when It was annexed to the CIty under P A 94-030 Therefore thiS Development Plan wIll also serve as an amendment for a rrunor modificatIOn to that prezomg These modIficatIOns are addressed m a General Plan and SpecIfic Plan Amendment (P A 98-070) bemg processed concurrently WIth thiS Development Plan ,(()- DublIn Ranch Area H IS bordered by the e:xtensIOn of Dublm Boulevard on the north, Area C of Dublm Ranch to the east, 1-580 on the south and property of the DublIn Land Company to the west The project area IS 70 8 acres In size ThiS area has two land use deSignatIOns, bemg General CommerCial and Campus Office The Eastern DublIn SpeCIfic Plan shows 359 acres deSIgnated as General CommercIal and 36 7 acres as Campus Office These acreages have been modified m thiS Stage I Development Plan to propose 43 9 acres of Campus Office, 16 4 acres of General Commercial and the remaIrung 10 5 acres that could be developed as eIther all General CommercIal or all Campus Office The Development Plan Project Descnpuon for Area H descnbes the phYSICal nature of the area, eAlsUng land uses, the nature of the development proposed for It, and the commuruty theme Please refer to that document for further mformatIOn on thiS sIte Area H (P A 98-070) IS a Stage I Development Plan as defined by SectIOn 8 32 030(A) of the Dublm Zorung Ordmance This subrruttal mcludes a lIstmg of perrrutted and condItIonally perrrutted land uses, data on site area, proposed square feet, a phasmg plan, and textual mformatIOn suffiCient to establIsh conSIstency With the General Plan and Eastern DublIn SpeCIfic Plan Conceptual Development Plan () SpecIfically, the Development Plan proposes to mcrease Campus Office uses as either 72 acres or 17 7 acres above what IS depIcted on the SpeCific Plan (the dIfference bemg whether the 10 5 acre GC/CO flex parcellS developed as Campus Office or not) and the General CommerCIal area IS bemg reduced by a lIk.e amount In addItIOn, the General Plan/Easl Dublm Specific Plan Amendmenr Pro)ecl Descnpllon 0 Page 1 of 5 Area H gp desc flDll!.doc: \~ Dublin Ranch Area H December /1. 1998 Reused lull. /999 --- Development Plan proposes that the mIdpoInt of the densIty range of the floor area ratIo (FAR) for Campus Office uses be Increased from 0 35 In the SpecIfic Plan to 0 45, wIth 60 FAR beIng the maxImum of the range ThIs WIll allow the fleXIbIlIty to exceed 45 FAR for some parcels, however, the average FAR for all CO parcels would not exceed 45 FAR These mInor modIficatIOns create the necessIty for thIS General Plan/SpecIfic Plan Amendment (GP A/SP A) .--- ThIS FAR reVISIon would set a maxImum of 292,941 sq ft of General CommercIal wIth the 'Least Office" scenano or a maxImum of 1,066,349 sq ft of Campus Office In the Most Office" scenano However, In eIther scenano the total square footage of any COmbInatIOn of GC and CO shall not exceed 1,244,945 For companson, the East DublIn SpecIfic Plan has 390,951 square feet of General CommercIal and 559 528 square feet of Campus Office, for a total of 950,479 square feet If the property IS subdIvIded IndIVIdual parcels may be developed at greater than theIr respecuve ITlldpoInt FARs (025 for GC and 0 45 for CO) as long as the overall square footage maxImums are not exceeded For example, If 26 9 acres of GC-desIgnated land IS developed and It IS subdIVIded Into two parcels, one of those parcels could be developed at a FAR greater than 0 25 as long as a correspondIng decrease In the FAR on the other parcel k.ept the overall bUIldIng square footage at or below the maxImum 292,941 sq ft figure The changes descnbed above are the result of marJ...et assessment studIes undertdl.en by EDA W, Inc for Area H that concludes that the 1-580 comdor IS 'over-zoned" for regIOnal/commuDlty-servIng commercIal uses As mentIOned In the Area G Development Plan and GP A/SP A Project DescnptIOns, the comdor IS saturated WIth large format specIfic marJ...et and full servIce retaIlers ApproXImately 150 acres of land Intended for . such users are sull aVaIlable In the SpecIfic Plan area, however, recent mark.et studIes show the bmldout populatIOn of Eastern DublIn WIll not be at hIgh enough levels to warrant a commercIal area of thIS SIze AddItIOnally, the market assessment IndIcates a consIderable demand at present for regIonal and headquarters office land That need IS espeCIally acute for large parcels of such land It IS for these reasons that the Development Plan for Area H IS propOSIng the fleXIbIlIty to have eIther a 72 acre or 17 7 acre reductIon In General CommerCIal and correspondIng Increase In Campus Office- deSIgnated property Because demand cannot be predIcted WIth complete accuracy very far Into the future, the 10 5 acres at the southwest corner of Area H IS beIng shown as haVIng a flex deSIgnatIOn of eIther GC or CO Acreages allocated to deSIgnated land uses depIcted on the proposed Development Plan alternatIves have been compared to the approved SpeCIfic Plan and are gIven below The two alternatIves are Illustrated, one for the maAlmUm and the other for the ITllDlmUm GC and CO area acreages pOSSIble under thIS proposal The follOWIng table uses a denSIty ITlld-range of 045 FAR for the Stage I Development Plan CO uses whIle a denSIty ITlld- range of 035 FAR IS used for the SpeCIfic Plan CO use For GC a 0 25 ITlld-range FAR IS proposed In both Instances The square footage figures CIted below establIsh the maxImum lIITllts for the two optIons for Area H . General Plan/East Dublm Specific Plan Amendment Pro}eCl Descnptwn 0 Page 2 of 5 Aru H gp des<: flDlll doc "- r.J '\.) Dublm Ranch Area H December II. 1998 RClHrd Jull. 1999 ~() Alternatn e 1 Ma>..lmum COlM.lmmum GC Scenano ("Most Office") Desl f?natzon Proposed GP/SPA I EDSP Acres Sq Footaee Acre\' Sq Footage GC 164 178,596 359 390,951 CO 544 1066349 367 519 528 Total 708 1,244,945 726 950,479 Alternative 2 Mlmmum COlM.axlmum GC ("Least Office ') Proposed GP/SPA Deslf?natzon Development Plan EDSP Acres Sq F ootaf!e Acres Sq Foota!!e GC 269 292941 359 390 951 CO 439 860 528 367 559 528 Total 708 1,153,469 726 950,479 r({) Attached and detached dwellmgs at densItIes establIshed for the MedlUIIl, MedlUIIl- HIgh, and HIgh DensIty Res] dentI al land use des]gnatlOns per the East DublIn SpecIfic Plan may be allowed as a CondItIOnal Use ]f the followmg condItIOns are met o EstablIshed traffic levels of servIce are not exceeded Appropnate traffic study(s) may be reqUIred to mak.e the proper deterrrunatlOn regardmg traffic levels of servIce, o That the project IS consIstent WIth the mtent of the SpecIfic Plan and does not result m adverse envIronmental or servIce Impacts, and o Res]dentlal uses may not occupy more than 50% of the developed area PrOject CirculatIon () An analysIs has been prepared by TJKM to deterrrune whether thIs project proposal would have a greater Impact on traffic than levels shown m the Eastern DublIn GP NSP EIR Because office uses generate consIderably less P M peak hour traffic than do retml/ commercIal uses, and the P M peak]s the cnhcal traffic penod for Eastern DublIn, the analysIs concluded the traffic Impact of thIs Development Plan would be less than antICIpated by the Specific Plan, even though more bUIldmg square footage IS possIble WIth the Development Plan For thIS reason, the traffic rarmficatlOns of the Area H Development Plan wIll not reqUIre modtficatIon of the eXIstIng EIR or preparatIon of a new EIR General PlanlEast Dublm Specific Plan Amendment Project DeScnpllOn 0 Page 3 of 5 1.= H gp desc fmaldoc 11 0')/ \ Dublm Ranch Area H December 11. 1998 RevIsed Jllh. 1999 The table below compares the vehIcle tnps projected to be generated by the land uses shown on the Development Plan wIth those predIcted In the SpecIfic Plan The two scenanos are gIven for the Development Plan, "Least Office" and "Most Office" The former IS based on the Increase In Campus Office desIgnated land of 7 2 acres above what IS depIcted on the SpecIfic Plan and the latter on the Increase of 17 7 acres The ITIld-poInt of the range, 45 FAR, was used to determIne the square footage of the Campus Office use For GC, a 0 25 FAR ITIld-range IS proposed In all Instances .-- QuantIty Dally A M Peak P 1\1 Peak Land Use (SQ Ft.) TrIps Hour TrIpe; Hour TrIps EJ..lstl11g Specific Plan General CommercIal 390,951 16,780 403 1,462 Campus Office 559 528 4538 694 604 Total 950,479 21,318 1,097 2,066 Least Office Scenano General CommercIal 292,941 12,573 363 I 095 Camous Office 860 528 6979 I 067 929 Total 1,153,469 19 552 1,430 2,024 . Most Office Scenano General CommercIal 178 596 7,665 184 668 Campus Office 1 066349 8648 1322 1 152 Total 1,244,945 16,313 1,506 1820 As can be seen from the table, the Most Office' scenano generates the fewest P M peal hour tnps It projects 246 fewer such tnps than does the SpecIfic Plan The Least Office" scenano also contemplates fewer PM peak hour tnps than the SpecIfic Plan wIth the dIfference In thIS mstance beIng 42 tnps UtIlIty ServIces DublIn San Ramon ServIces DIStnCt (DSRSD) WIll provIde water, wastewater and recycled water servIce to the Project Area These servIces are planned In accordance WIth the DSRSD Eastern Dubhn FacIhnes Master Plan (and/or subsequent revIslOns) At the present tIme It IS anncIpated that eXIstIng and future water storage reservOIrs and turnouts from Zone 7 mams WIll provIde water servIce for the Project Area through bUlldout DIstnbutIon mams are planned to be located In all streets FInal locatIons and sIzmg of these facllItles WIll be In accordance WIth the standards and recommendanons of DSRSD Sewer servIce for the Project Area WIll reqUIre connectIon to DSRSD's eXIsnng sewer system GraVIty sewer mams WIll be extended easterly In DublIn Boulevard and then . General Plan/EasI Dublm Specific Plan Amendment Project DeSCriptIOn 0 Page 4 oJ 5 Area H gp cIcsc fmzl doc r~ ,,1 Dublm Ranch Area H December 1 I. 1998 ReI I~cd Jul" } 999 /tv northerly mto the project SIte Fmal slzmg and locatIOn of sewer facIlItIes WIll be detemnned m conjUnctIOn wIth DSRSD When avaIlable from the DSRSD wastewater treatment plant, recycled water wIll be proVIded for ImgatlOn of landscaped areas, thereby reducIng potable water demand The zones WIthIn WhICh recycled water wIll be supplIed wIll be created by DSRSD after completIOn of ongOIng studIes The detmls regardIng how recycled water wIll be mtegrated WIth devdopment of the Project Area wIll need to be coordmated WIth DSRSD Fmal locatIon and sIzmg of recycled water faclIttles wIll be determmed by DSRSD m accordance wlth Its FaClbtIes Master Plan (and/or subsequent reVIsions) and the Recycled Water Ordmance DSRSD has recently constructed a recycled water mam m the Dublm Boulevard alIgnment as part of Its Clean Water Revnal (CWR) program ThIS mam wIll remam In serVIce and addItIOnal recycled water dlstnbutlOn mams wJiI be constructed to serve landscaped areas wlthm the project SIte as reqUIred The stann draIn system for the Project Area WIll conSIst of major backbone factlmes and local facilItIes The backbone faCIlItIes WIll generally conSIst of larger dIameter pIpes networked throughout the SIte These larger collector pIpes WIll connect to open channels or box culverts that WIll d1rect the flow towards the eXlstmg G-3 channel, a Zone 7 faCIlIty located at the south end of the sIte Local faCIlItIes WIll generally conslst of smaller dIameter pIpes connectmg mdIvldual SItes or areas to the collector system The actual SIzes and locatIons of proposed storm dram facIlItIes will be detenruned at an mdIvIdual project's tentatIve map stage fP- The PD applIcatIon modIfies the type and locatlOn of proposed land use wlthm the Area F, G and H boundanes To detenrune If there are any substantIve changes to the tImmg and amount of storm water runoff, a hydrology study of the proposed land use map was prepared and compared to the hydrology of the SpeCIfic Plan land use map The results of thIS analYSIS mdlcate that the overall hydrologIC charactenstIcs of the proposed PD SIte plan, dated July 1999, are nearly IdentIcal to the SpeCIfic Plan approved In May of 1993 Usmg the runoff coeffiCIents for vanous land uses pubhshed by Zone 7 and accepted by the Clty of Dublm, It IS antIcIpated that the proposed land use plan WIll have approXImately one acre less of ImpervIOUS surface than the ongmal SpeCIfic Plan There are seven fewer acres of commerclal and office land use than the SpeCIfic Plan However, the addItIOnal acreage allocated for hIgh denSIty reSIdentIal land use m the proposed PD SIte plan WIll offset thIS reductIon Therefore, the hydrologIC Impacts and rmtIgatlOn measures IdentIfied In the EnVIronmental Impact Report (certIfied 1993) and the subsequent 1993 Eastern Dublm SpeCIfic Plan (certIfied by CIty CouncIl ResolutIon 51-93, May 4, 1993, amended August 22, 1994) are adequate No addItIonal envIronmental assessment or rrntIgatlOn measures are req Ulred tJD General Plan/East Dublin SpeCific Plan Amendmem Project DescnptlOn " Page 5 of 5 Ara. H gp des<: f.n.tll6oc \~ MARTIN W INDERB~TZEN ({) Attorney at Law January 25, 2000 Mr EddIe Peabody, Jr DIrector of CommunIty Development CIty of DublIn 100 CIVIC Plaza DublIn, CalIforrua 94568 Re Mitigated Negative DeclaratIOn and Imtlal Studies Areas F, G, and H - Dublm Ranch Dear Mr Peabody (() Thank you for the opporturuty to reVIew the revIsed responses to the comments to the MItIgated NegatIve DeclaratIOn for DublIn Ranch Areas F, G, and H My purpose In wntmg at tlus tIme IS to confirm that my correspondence of December 6, 1999 together WIth the comments from the Lm Development Team were Intended to seek clarIficatIOns to the IdentIfied Impacts and proposed mItIgatIOns CIrculated m the MItIgated NegatIve DeclaratIOn As a result of our dIscussIOns and the revIsed responses we beheve those clarIficatIOns have been made and wIsh to advIse you that we are m concurrence WIth the IdentIfied mItIgatIOns as cIrculated In the mItIgated NegatIve DeclaratIOn as further revIsed m the response to comments Once agaIn, we WIsh to thank you for your contInued efforts on tlus project Very truly yours, ~~~16 MWI/lmh cc James Tong (f) ATTACHMENT 7 ItrsJa-e/peabody I 25 DR 10115510 Sunol Boulevard SUite A Pleasanton California 94566 Phone 925 4851060 Fax 925 4851065