HomeMy WebLinkAboutItem 6.1 Western Dublin General Plan Amendment (2) AGENDA STATEMENT
CITY COUNCIL MEETING DATE:
MAY 12, 1992
SUBJECT: Public Hearing on the Western Dublin General Plan
Amendment and Specific Plan
PREPARED BY: T:�,' Brenda A. Gillarde, Project Coordinator
ATTACHMENTS: 1. Draft Western -Dublin General-Plan Amendment and
Specific Plan (under separate cover)
2. Recommended Planning Commission changes to the
General-Plan Amendment
3. Recommended Planning Commission changes to the
Specific Plan-
4. Planning Commission Resolution Recommending City
Council Certification of the Final Environmental
Impact Report for Western Dublin
5. Planning Commission Resolution Recommending City
Council Adoption of the Western Dublin General
Plan Amendment
6. Planning Commission Resolution Recommending City
Council Adoption of the Western Dublin Specific
Plan
RECOMMENDATION: 1. Open public hearing
-2. Hear consultant presentation
qAXiT 3. Hear applicants' presentations
4. Take testimony from the public
5. Ask questions of staff, consultants, applicants
and/or the public
6. Close public hearing or continue to May 14,- 1992
7. Indicate Council availability to meet on May 27
and 28 to discuss and deliberate on the Western
Dublin Final EIR, General Plan Amendment and
Specific Plan
FINANCIAL STATEMENT: None
DESCRIPTION:
I. BACKGROUND
The Western Dublin Study began in 1989 with the application by Eden Development
Group and Schaefer Heights, Inc. for a- proposed residential community of about
4,300 -units on 2,942 acres. The applicant's current proposal is for 3,131 units.
Signature features of the- project would include an 18 hole championship golf
course, executive. homes clustered around the golf course, a variety of other
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ITEM NO. COPIES TO: A licant/Owner
Senior Planner
CITY CLERK Project Planner
FILE lqD Agenda File
lj� Application File
housing products and a community/commercial center that would serve the daily
shopping needs of onsite and nearby residents.
Shortly after submittal of the Eden Development application, an adjacent property
was added to the study at the request of the -then current owner. The Cronin
Ranch (now owned by- Milestone -Land Development -Corporation); was included in
the Western Dublin Study on July 26, 1989. At that time, 143 dwelling units were
proposed for the 175 acre site; the applicant's_current proposal is for 125 units.
Because these proposals would require a- general plan amendment, the- City
undertook a multiphased planning approach to the-project. - The-City contracted
with WPM Planning Team to prepare a general plan amendment, specific plan and
environmental impact report. In addition,- the City retained the -services of a
planning and management consultant, Brenda Gillarde, to coordinate the planning
process for the City.
During the planning phase of this project, five reports were -published. All are
available at the City of Dublin Planning Department for review.
Study Report 1: Existini; Conditions. Identifies the -environmental, physical
and -planning constraints and opportunities for development
in western Dublin.
Study Report 2: Alternatives and Policy Considerations. Discusses
alternative land use approaches for western Dublin and
the implications of existing General Plan policies.
Study Report 3: Specific Plan. Establishes detailed policies for
development in western Dublin, including land use layout,
infrastructure, financing and other issues.
Study Report 4: Generale Plan Amendment: Identifies necessary changes
and additions -to current general plan policies -and map in
order to accommodate the development concept proposed
in the Specific Plan.
Study Report 5: Environmental-Impact Report. Assesses the impacts
associated with implementing-the Specific Plan and
recommends mitigations to reduce impacts.
In addition, three public-study sessions were held jointly with -the Planning
Commission and City -Council on the Western Dublin project pursuant to
Government Code Section 65351. The content of those meetings and City Council
direction is briefly summarized below.
Study Session 1: Existing Conditions, Opportunities and Constraints.
December 13, 1989. Presented information on
environmental conditions of the property, identified
site constraints and opportunities for development.
Study Session 2: Land Use and Policy Considerations, February 28, 1991.
Presentation of different land use options for western
Dublin. The applicants proposed projects were selected
Page 2 of 5
for further study. The other options were included in the
EIR alternatives analysis.
Study Session 3: Visual and Parkland Issues. - September 11, 1991.
Presented initial visual analysis of development in
selected areas of the site. Discussed linear park concept
for Hollis Canyon. Consultants -were directed- to prepare
additional visual analysis showing matured project
landscaping. The basic concept of a linear park for
Hollis Canyon was supported and a proposed road over
Skyline Ridge was indicated for emergency vehicle access
only.
II. DISCUSSION
The purpose of the May 12 public hearing-is-to receive comments on the General
Plan Amendment and Specific Plan, as recommended by the Planning Commission
(refer to Section B below for-further discussion). Notice of tonight's public hearing
was made pursuant to Government Code Section 65090. The City Council should
not deliberate on the General-Plan Amendment or Specific Plan until the public
hearing is closed on these two documents.
Public hearings on these two documents were held before the Planning Commission
in 1991 and 1992. (Refer to Section A below for the major issues raised during
these -meetings:) Notice of the General- Plan Amendment was- also sent to local,
county, subregional, state and federal agencies pursuant to Government Code
Section 65352.
Public hearings on the Final EIR- were-also conducted before the Planning
Commission. No -further public hearings on -the Final EIR will be held before the
City Council. However, the City Council must consider the Final EIR before
taking action on the General Plan Amendment and Specific Plan.
A. Major Issues
The major issues raised during the Planning Commission public hearings and
subsequent Planning Commission meetings included:
the proposed Brittany Drive extension
a proposed public street over Skyline Ridge
future water supply
future wastewater treatment capacity
concern that existing residents will pay for "new" water
destruction of oak woodland
destruction of riparian woodland
development above the 740' elevation and associated visual impacts
excessive-construction dust= - - -
open space maintenance and management
Page 3 of 5
B. Recommended Changes
As a result of public and Planning- Corn mission discussions, the Planning
Commission recommended various changes to the specific plan and general
plan amendment documents as noted below.
1. Planning Commission Recommended Changes to the General Plan
Amendment
The Planning Commission approved -a number of minor modifications to
the wording- of the General Plan Amendment (see Attachment 2). The
most significant of the modifications was a- change to the general plan
land use map to reflect a maximum of 74 units, not 125 units, on the
Milestone property.
2. Planning Commission Recommended Changes to the Specific Plan
The Planning Commission approved a number of minor adjustments to
the policy language in the Specific Plan (see Attachment 3). Most of
the changes were to clarify existing language.
The Planning Commission also-recommended three major-land use
modifications to the specific plan map: 1) reduce the maximum
number of units for Milestone to 74 units;-2) delete the Brittany Drive
extension-from -the plan; -and 3) designate a southerly alignment for
the emergency vehicle access road connecting to the Eden/Schaefer
development.
C. Discussion at the May 12 Public Hearing
The purpose of the public hearing tonight is to receive comments from the
public on the Western- Dublin General Plan Amendment and Specific Plan as
recommended for adoption by the Planning Commission. This public
testimony will be heard and considered by the City Council in their
subsequent deliberations on these two documents. The City Council should
not deliberate or direct Staff on the Western Dublin project until the public
hearing is closed on the General Plan Amendment and Specific Plan.
Persons wishing to -make comments -are requested to speak only on the
General Plan -Amendment or Soecific Plan, not the environmental impact
report- The public hearing on -that document is closed and will not be
reopened -before the City Council. The public hearing -tonight (May 12) will
be. continued, if necessary, to Thursday, May 14 to receive additional public
comments.
III. CONCLUSION
As mentioned above, the May -12 public hearing may be continued to May 14 to
receive additional public comment on the General Plan Amendment and Specific
Plan. After all public testimony is-heard on these two documents, the public
comment portion of the City Council meetings will be closed.
Page 4 of 5
Additional meetings will -be scheduled for the Council's discussion and deliberation
on the Final EIR, Findings, Statements of Overriding Considerations (if necessary),
Mitigation Monitoring Program, the- General Plan Amendment and the Specific Plan.
The first set of-meetings is tentatively scheduled for May 27 and 28 for the
purpose of Council discussion and-deliberation. on the Final EIR, General Plan
Amendment and Specific Plan. - The Council will be requested to indicate their
direction to Staff on these documents via "straw votes."
Following the Council's deliberations and "straw votes" the staff will prepare draft
resolutions on the three documents -for Council- consideration at the next set of
meetings, which are expected to occur in early July.
[s/wdmayl2]
Page 5 of 5
Revisions to
Draft General Plan Amendment
for
Western Dublin GPA/SP
prepared by WPM Plaiining Team, Inc.
April 2, 1992
ATTACHMENT
a„
REPORT 4
Drat
GENERAL PLAIN AMENDMENT
for
Western Dublin
December 11, 1991
with revisions April 2, 1992
Prepared for:
City of Dublin
Planning Department
100 Civic Plaza
Dublin, CA 94568 -
Contact: Laurence L. Tong
Planning Director
Brenda Gillarde
Project Coordinator
(510) 833-6610
Prepared By:
WPM Planning Team,Inc.
1200 "0" Street, Suite 1B
Modesto, CA 95354
(209) 522-4465
[AMENDMENT 1.8.1, Continued]
CommerciaUlndustrial
Retail/Ofpce. This category is primarily included to provide commercial and office uses to serve _
the needs of'local residents. Uses would include offices and retail shops. Retailluff ce uses are
mainly planned for the Village Center,with a minor inclusion in the Neighborhood Center.
Mixed-use development, with upper floor or adjacent residential use, is encouraged, Maximum
floor area ratio shall be 1.0.
Freeway Commercial. This classification is Included to provide highway-oriented commercial =
facilities for Western Dublin residents and travelers on 1-580.Residential use would not be
permitted. Anticipated uses would include service stations, restaurants, and similar facilities.
Maximum floor area ratio shall be 0.4.
No industrial use is plannu;d in Western Dublin.
Public/Semi-Public/Open Space.
Public/Semi-Public Facilities. This category includes uses owned by a public agency or semi-
public entity,that are of sufficient size to warrant differentiation from adjoining uses.Included
are a school,fire station, reservoir, and park-and-ride.facility.
Parksl,Reereation. Public or private recreation areas, including neighborhood parks, a linear
park,and golf course We.
Other Open SpacelStream Corridor, This primarily includes open space areas for n-esotv-ce
protection. Key stream corridors are also mapped.A transmission line easement is included in
this category.
7
[AMENDMENT 2.0: LAND USE ELEMEN73
LAND 1SE CIRCULATION SECTION: LAND USE EX.EiVtFNT
The Land Use Element contains policies for the locatiun and st at of Siden ial, Co appear c al,
ftnd industrial land uses. Policies relating specifically to open space,parks
under those headings. "-
Because 99-lie€ee t-af most of the primary planning area has been developed since 1960 or has
development approvals; thOmfeM the Land Use Element focuses on the remaining unconvinitted
sites and on the potential for more intensive use of but partially developed op eat sites. re isd use cha occurs
the extended planning area will be more dratnati ,
mainly after the mid-1990's.
The primary planning area is expected to be built-out within ten years, adding 3,500 housing
units, 8,400 residents, and 2,400 jobs to the 1983 totals. Except for downtown intensification,the
General Plan does not envision highly visible changes in Dublin,but it does provide for more
than a 60 percent gain in population. fe f.the
Western Dublin Extended Planning Area
Figure 2a illustrates generalized land uses and circulation for the Western Extended Planning
Area. This sector of the City includes about 3,255 acres. The Western Extended Planning Area is
expected to be. built out within fifteen could result in a population of abotct of
�-,:�9�B,�DO�withltltEtc
Development at this maximum level
addition of about 200 fobs.
Table 2A summarizes lams use characteristics for the Western Extended Planning Area. The
predominant lanai uses would be open space and residential uses. Mbre than half of the
residential units would be single-family homes,with some medium-density and medium-high
density residential uses also included.Retaillofj`'ice uses would also be included in a Village
Center and Neighborhood Center. Public facilities would include a school,parks,fire station, and
Park-and-ride facility.
8
AMENDMENT 7.2: EROSION AND SILTATION CONTROL.]
72 EROSION AND SILTATION CONTROL
Guiding. Policies -Prima Plannin Area and Eastern Extended Flanrrin. Area
A. Maintain natural hydrologic systems.
P, Regulate grading and development on steep slopes.
m leinetitixi Policies -Primary Plan n LIZ Area and Eastern Extended Plan.nin Area
C, Enact and enforce erosion and sedimentation ordijiwice cstablishing performance standards in
relation to maintenance of water quality ruid protection of stream courses,
D. Enact ordinance requiring on-site runoff control.
E. Review development proposals to insure site design that milimizes soil erosion and volume
and velocity of surface runoff.
F.Restrict development on slopes of over 30 percent.
We tern Ext r:ded Plannin Area
Due to the predominant steep terrain in the Western Extended Planning Area, special provisions
are needed to control erosion and siltation control.
Guidin Policies - Western Extended Plarinin Areu
G. M
aintain natural hydrologic systems. Provide reconstructed aquatic habitat where necessary.
Contain any net increase in runoff within the Planning Area.
H. Regulate grading and development on steep slopes,with special concert'for potential
problems of erosion and siltation_.
Xm lementirt Policies - Western Extended Plannin Area
1, Require erosion control plans for proposed development. Erosion control plans sirall include
recontrnendations for preventing erosion and scour of drainageways, Corr.sistetit with biological
and visual values.
,1. Except where steep slopes occur in designated areas of clustered development or ancillary
facilities, require areas of steep slopes to be to permanent open space.
f 4
22
Land Use and Circulation Section
RESIDETITfAL CIRF`ULAMN
Dublin General Plan
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Revisions to
Draft Specific Plan
for
Western Dublin
prepared by WPM Planning Team, Inc.
April 2, 1992
ATTACHMENT ,'�
Specific Plan Report for Western Dublin
Pages of the Draft Specific Plan with Revisions
Page 1-5
Page 2-1 Page 8-7
Page 2-3 Page 8-8
Page 2-4 and 2-5 Page 8-11
Page 3-2 Page 8-13
Page 3-4 Page 8-16
Page 3-5 Page 8-17
Page 3-8 Page 8-18
Page 3-11 Page 8-24
Page 3-17 Page 8-25
Page 4-4 Page 9-5
Page 4-6 Page 9-7
Page 4-7 Page 9-10
Page 4-8 Page 9-14
Page 4-9 Page 10-9
Page 4-10 Page 10-12
Page 4-11 Page 11-1
Page 4-17 Page 11-2
Pages 5-1 through 5-8 Page 11-7
Page 6-2 Page 11-9
Pages 6-4 and 6-5 Page 11-14
Page 6-9
Page 7-3
Page 7-10
Page 7-15
Page 7-17
Page 7-18
Text revisions or deletions have occurred in the EIR document as a result of comments made
during the public review period on the Draft EIR. These revisions or deletions can be identified
as follows:
• Added text is in italics typeface.
• Deleted text is dashed out.
These revisions to the Draft EIR were provided in order to clarify or augment existing
information. No new significant project-related impacts were identified.
Additional revisions
Draft Specific Plan
for
Western Dublin
prepared by WPM Planning Team. Inc.
April 6, 1992
Additional Revisions: Western Dublin Specific Plan
April 6, 1992
Page 9-3• Lot orientation for energy conservation.Text revised.
Figure 3-5:
• relocate District C-13 (fire station)to the west side of the loop drive.
• correct typo C-13 in legend
Figure 4-2:
• change "minor collector street" to "residential access street"
• delete north alignment of EVA
• show existing part of Brittany as existing street
Figure 4-3: Typo in title
Figure 4-5
• change title from "minor collector" to "residential access street"
Figure 4-6
• change lane dimensions for single loaded street from 10'/22' to 14'/18'
Figure 4-9
• Show southern alignment of EVA as trail
Figure 5-1
• Show connection between Zone 4 reservoir and main line
Introduction
western Dublin site is remarkably self-contained. There is easy freeway access, and
perimeter ridges provide visual and noise screening. The western Dublin site provides an
unusual opportunity to provide a large amount of new housing without creating major visual,
noise, and traffic impacts on existing neighborhoods.
In other ways,however,the environmental sacrifice is high.Massive grading and considerable
tree removal would be necessary to build proposed housing on the site. The site has numerous
other environmental constraints which must be acknowledged. The steep terrain and remote
location limits opportunities for walking or bicycling to work or other destination.
The Specific Plan Approach
Throughout the planning process for western Dublin, the consultant team, development con-
sultants, and City staff have searched for ways to reconcile these concerns, retaining the key
open space values of the Western Dublin Planning Area while providing much-needed housing-
in a strategic location. ,hatit
In a series of intensive meetings, considerable progress was made in
reconciliation of environmental concerns with the economic objectives of applicants. Through
this process,some basic realizations emerged.
• Need for a flexible planning approach.As the Bay Area enters the 1990s,many communities
are struggling with the realization that the easy, "flatland" development sites are disappear-
ing. As the region continues to grow, and the demand for strategically-placed housing
continues to rise, development pressure is increasing on scenic, hilly areas such as western
Dublin. Standard rules,written when abundant level land was available for development at
low densities, no longer can be applied effectively to more difficult hillside terrain. The
Dublin General Plan has recognized the need for flexible planning of western Dublin.This
Specific Plan is an effort to provide this planning approach for western Dublin.
• Need to balance open space and development values.The Specific Plan focuses on ways to
maintain an effective open space corridor across the Planning Area, while clustering
development away from this corridor. About 60% of the site is retained in permanent open
space, including key wildlife habitat and other areas with important open space qualities.
Development is concentrated in less sensitive sections of the Planning Area.
• Recognition of development costs. In contrast to a more typical site located on the urban
fringe,very high expenditures would be required in order to develop this site.In particular,
major freeway improvements and wastewater facilities would be required.This has impor-
tant implications for basic planning decisions for the site.If urban housing and recreational
facilities are to be added in this area, the City must accept the fact that large-scale urban
development is necessary to support these heavy capital costs. The Specific Plan has
included economics as a major determinant in planning for western Dublin, and this plan is
intended to provide for economically-viable development while meeting the City's own
environmental and economic goals.
1-5
A:\8%4-SP�S914-SP ID
2. SUMMARY
2.1 The Western Dublin Specific Plan =
In response to development proposals in western Dublin, this Specific Plan is being prepared
to provide detailed direction for land use distribution, location of streets, utilities, financing
mechanisms,development standards,and environmental protection.The Specific Plan(Western
Dublin Report 3) is part of an extensive planning process for western Dublin, including
collection of information on existing conditions, evaluation of alternatives, and preparation of
an environmental impact report.
2.2 The Specific Plan Concept
The Specific Plan envisions western Dublin as a predominantly residential community, with
much of the site preserved as permanent open space. Homes are clustered into neighborhoods,
separated by wooded ridges and canyons.A championship golf course is a major feature.Streets,
boulevards, and parkways provide attractive and functional access and circulation. A network
of bicycle and pedestrian paths include a regional trail link. The Specific Plan protects key
environmental resources. An innovative off-site wastewater treatment system recycles water,
and design features emphasize conservation of energy and other resources. A pedestrian-
oriented Village Center serves as a focus for the community, and other neighborhood and
community facilities are provided. There is a diversity of housing options, and affordable
housing is included as an essential part of the community.
2.3 Land Use and Housing Summary
Residential and open space land uses are predominant in western Dublin,with about 60% of the
site reserved as permanent open space. The Land Use Map (Figure 3-1) shows the types and
distribution of land uses planned for western Dublin.
Land Use Classifications
Residential uses range from existing rural residential homesites on large parcels to apartments
at a maximum density of 25 units per acre. More than half of the housing units are detached
single-family dwellings.
Commercial uses primarily serve the local needs of western Dublin residents. Three types of
commercial areas are planned:
2-1
AA8914-SP\8914-SP2
Summary
2.4 Traffic and Circulation Summary
The Specific Plan emphasizes the use of alternate transportation modes, including pedestrian
circulation, bicycles, and public transit as well as private vehicles. Interstate 580 borders the
Planning Area on the south, with an existing interchange at Eden Canyon Road and an
opportunity for a second interchange at Schaefer Ranch Road.
Streets and Highways
The street system for western Dublin is planned for efficient traffic flow, safety, community
design values, and environmental concerns.
Basic design considerations.Policies are included on future freeway interchanges,intersections,
and driveway access.
Community design values. Streets are designed to State (Caltrans) and City of Dublin design
standards to enhance community design values, with a clear sense of orientation and identity.
Travel lengths are minimized. In recognition of the steep terrain and other environmental
considerations in western Dublin,streets are kept to a minimum width essential to meet access
and safety needs. Alleys would be considered for use.
Linkage between West and Central Dublin. Dublin Boulevard is extended to connect western
Dublin with the existing community.Because of difficult terrain, a visually-sensitive ridgeline,
and possible unwanted traffic on existing residential streets, no other major street links to
existing areas of Dublin are proposed.
Arterials: Hollis Canyon Boulevard will serve as the main east-west street link in western
Dublin,with four lanes, a landscaped median,bike lanes, and pedestrian walks.
Dior Collector: Dublin Boulevard will be extended to the Planning Area.
Residential Access Streets
• Shell Ridge Road will be an access street with special design standards,due to steep terrain.
• North Ridge Drive and Skyline Ridge Drive are planned to provide access to
homes around the golf course.
• Cronin Ranch. Existing streets extended to the Cronin Ranch are designed to minimize.
environmental disruption and effects on existing neighborhoods. (An emergency vehicle
access route is planned to connect the Cronin Ranch with the rest of Western Dublin.).
2-3
A-.\8914-SP�8914-SP2
Summary
Other Local Access Streets
• Morris propeM access will be coordinated with the linear park in this area.
Local residential streets are designed as akeypart of theresidential living environment.Avariety
of measures will control traffic speeds.
Public Transit -
The Specific Plan provides for apartments, shops, and offices to be clustered around transit
stops.The Plan calls for BART to establish express bus service in western Dublin.Park-and-ride
facilities will be provided. Local transit service will be extended to the Planning Area, with
convenient and comfortable transit stops.
Pedestrian Circulation
A network of sidewalks and trails will provide safe and convenient ways to walk to the school,
Village Center, and other destinations in western Dublin. Pedestrian trails are also planned for
recreation. A north-south regional trail link will be provided across the Planning Area, with
access trails, trailheads, and staging areas. Boulevard walks will meander along the sides of
Hollis Canyon Boulevard.L�will provide optional pedestrian walks between neighbor-
, hoods. Sidewalks will be required. Convenient access walks will be needed from residential
areas to the Village Center.Intersections will be designed to be "pedestrian-friendly".
Bicycle Circulation
While the steep terrain presents a limitation to bicycle use in western Dublin, a network of
bicycle routes is planned to provide opportunities for bicyclists, including bike paths separated
from vehicles and bicycle lanes along major streets.
Parking
While convenient parking is important, large expanses of parking lots can have adverse
environmental effects-The Specific Plan identifies opportunities for reducing parking require-
ments, including shared parking in mixed-use areas as well as provision for alternative
transportation.
2.5 Sewer, Water, and Drainage Summary
Domestic Water System
The Dublin-San Ramon Services District (DSRSD) will provide water service to wester
Dublin*with tireeted potable water supplied by the Alameda County Flood Control and Water
Conservation District,Zone 7. Current district sphere of influence,boundaries and facilities will
need to be expanded in order to provide water to the Planning Area.Water conservation will be
2-4
A.\8914SA8914-S P2
Summary
emphasized in planning new development. With procedures established in the Specific Plan,
adequate water service would be available to serve projected uses in western Dublin.
Wastewater
Future development in the Planning Area would also be serviced by the DSRSD. The district
boundgy and sphere of influence needs to be expanded to take in the entire Planning Area.
Conventional sanitary sewer service is constrained by lack of off-site wastewater facilities.
However,the Eden Canyon Country Club development would include wastewater reclamation,
with reclaimed water used for golf course irrigation.With procedures established in the Specific
Plan, adequate wastewater service is available to serve projected uses in western Dublin.
Drainage and Water Quality
The Western Dublin Planning Area lies within the Alameda County Flood Control and Water-
Conservation District.
Flood hazards. The Planning Area is not subject to substantial flooding hazards. The Specific
Plan includes policies to minimize any increased potential for erosion or flooding.
Water quality. The plan includes policies and action programs to protect and enhance water
quality.
A_lteration of existing streams. Drainage facilities in western Dublin are planned to minimize
adverse effects on existing stream channels.
2.6 Community Services and Facilities Summary
The Specific Plan makes provision for the following community services and facilities:
Schools
The Planning Area is currently in the Castro Valley School District.The Dublin Unified School
District is interested in annexation of this area.Resolution of this annexation issue may need to
be referred to the County or State Board of Education.
School sites. A new school site is provided in western Dublin.
District boundaries.The jurisdictional issue over district service would need to be resolved.
Police Protection
The City of Dublin's police department would assume service responsibility for the Planning
Area following annexation. Additional personnel and equipment will be needed to provide
service for western Dublin.
2-5
A.N8914-SPIS914-SP2
Table:3 ' sand Ise a c� oust�g C aractertstxt 'G�estenc Uubu t
Category Housing Units Total Acres Total % Ac.
RESIDENTIAL 3,260 727 22%
Estate Residential 5 18
Single-Family Residential 1,915 617
Medium-Density Residential 780 71
Medium High Density Residential 560 21
COMMERCIAL 12 <1%
Village Center - 7
Neighborhood Center - 2
Freeway Commercial - 3
PUBLIC/SEMI-PUBLIC 338 10%
Elementary School - 10
Fire Station 1
Reservoir 17
Pads and Ride Facility - 1
Other Public and Community Facilities2 - 309
RECREATION/OPEN SPACE 2,178 67%
Neighborhood Parks - 20
Golf Course - 175
Other Open Space - 1,983
TOTAL 3,2604 3,255 100%
1 Includes 4 acres in Village Center and one acre in Neighborhood Center.
2 Includes access streets and freeway-related acreage not included in other land use categories.
3 Includes some ancillary residential units under Medium High Density Residential.
4 Maximum allowable under General Plan.
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Land Use and Housing
Park and ride facility. A parking lot for use by transit riders is included near the proposed
Schaefer Ranch Road interchange, with an area of about 1 acre.
Neighborhood park.The Land Use Plan includes three neighborhood parks,with a combined
acreage of 20 acres of level land which would qualify for the City's parkland dedication
requirements. Neighborhood parks are discussed in detail in Section 7.2 of Chapter 7.
Linear park.The Hollis Canyon Linear Park is proposed ds an east-west link across the Planning
Area. A detailed description of this park is included in Section 7.8 of Chapter 7:
Golf course. The golf course would occupy 175 acres. Included uses would be clubhouse
recreation and commercial facilities in addition to the golf course itself. Detailed golf course
standards are included in Section 7.3.
Other open space. This primarily includes the Resource Protection Area described in Section
7.9 of the Specific Plan.Some areas of Internal and Perimeter Open Space(Section 7.5)are also
mapped. The powerline easement is included in this category.
3.3 Development Proposals
As noted in Chapter 1,there are two major development proposals in the Planning Area which
are now under consideration by the City of Dublin. The Eden Canyon Country Club develop-
ment includes properties controlled by the Eden Development Group and Schaefer Heights,Inc.
The Cronin Ranch custom residential project is being proposed on the Cronin Property by
Milestone Land Development Corporation.No development proposals have been made for the
Morris property, a small inholding located in the southwest part of the Planning Area.
Current development proposals are shown in Figures 3-2 and 3-3.In terms of the Specific Plan.
these are considered as illustrative site plans only.The Land Use Plan(Figure 3-1)is the actual
Specific Plan Map.Adoption of the Specific Plan does not mean the approval of the development
proposals. These are subject to change based on EIR analysis and subsequent City staff
evaluation throughout the development review process.
Eden Canyon Country Club
This project would be planned as a golf course-oriented residential community, with local
commercial and other community facilities.Table 3-2 summarizes the current land use charac-
teristics of the Eden Canyon Country Club. A maximum of 3,131 residential units would be
included,with a range of dwelling types from large-lot single-family homes to townhouses and
apartments.A golf course would occupy about 175 acres.The project would also include parks,
commercial uses, a school site, fire station site, and some other minor public uses. More than
60% of the site would be retained in public open space.
3-4
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Land Use and Housing
ula�1
t` dI' talx
:::;:.,::::::::>: r n `a B is an o
:.<:> 'Z'able: .2, Suznmfi;.. often de tr.: : ...::..::...:...:..:..:P..::..::.....:..>::;:;:::;:«:>:::::
.:::,::::..::,:::..,:::::................................
Eden/- 1 Total 2
Schaefer Cronin Morris Total Units Population
Estate Residential 5 — -- 5 16
Single-Family Residential 1,786 125 4 1,915 64.29
5,703
Medium-Density Residential 780 — -- 7801
1,560
Medium/High Density Residential 560 — -- 560 I X400
1.120
Total 3,131 125 4 3,260 9453
8,383
t Maximum allowable with Specific Plan.
2 Estimated population based on City of Dublin assumptions for people per household.
Figure 3-2 shows the applicants' current site plan.Adoption of the Specific Plan does not imply
approval of this particular project. Figure 3-2 is included in the Western Dublin Specific Plan
for illustrative purposes only,to show one possible way the site could be developed.
In addition to their site plans, the applicants have submitted other project information to the
City.Included are preliminary community design guidelines;preliminary landscape guidelines;
conceptual sewer,water, and drainage plans, and a report on wastewater treatment alternatives.
This information is available for review at the Planning Department in the Dublin City Hall.
Cronin Ranch
This project would include 125 residential homesites on 175 acres.The Cronin Ranch is located
in the eastern part of the Planning Area, and is the only major landholding not integrated into
the Eden/Schaefer Heights planning process in western Dublin.
The applicant's current site plan (November 26, 1990)is shown in Figure 3-3.Again, it should
be emphasized that adoption of the Specific Plan does not mean that this particular project is
approved by the City. Figure 3-3 is included in the Specific Plan for illustrative purposes only,
as one example of development that could occur on the site.
Table 3-3 summarizes proposed land uses for this project.This plan has the following features:
• 125 residential lots which would be sold by the applicant. A number of these lots would
have slopes ranging up to 33 percent. Custom or production homes would be built on these
lots.
• Two access streets: an extension of Brittany Drive and a connection to a proposed street on
the Hansen Hills property.
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Land Use and Housing
3.4 Western Dublin Neighborhoods and Districts
The Western Dublin Planning Area is divided into neighborhoods as shown in Figure 3-4. Each
neighborhood has a distinct development character,which is described below.These neighbor-
hoods are further divided into districts;each district has specific land use characteristics,which
are noted in this section.Neighborhood and district characteristics are summarized in Table 3-3.
These neighborhoods and districts are primarily described in terms of urban development and
intensive recreational uses.Certain areas of graded slopes are included in the gross area of these
neighborhoods and districts. Natural open space areas are discussed in Chapter 7. While a
maximum number of units is noted, this does not necessarily mean that this is the number of
units which would be approved by the City.
Schaefer Heights Neighborhood (A)
Strategically located near the Schaefer Ranch Road interchange, the Schaefer Heights Neigh-
borhood is planned with an emphasis on pedestrian orientation.The Village Center is the focal
point of this neighborhood,with a core of shops and a pedestrian plaza. Most housing planned
in this area would be multi-family units. .
District Al: Village Center Mixed-Use(11 acres). Land uses within this district would include
the following.
• Village Center Plaza:a minimum net one-acre landscaped town square,described in Section
7.6.
• Village Center commercial: a maximum of 70,000 square feet 6f commercial space.
• Residential units:up to 110 medium-high-density residential units. A number of these units
may be upper-floor residential units over commercial or office uses.
Because of the mixed-use qualities of this project, typical floor area ratios are not applicable.
The Village Center concept is described in more detail in Section 3.6,with design guidelines in
Chapter 9.
District A2: Schaefer Hei1?hts Condominiums(9 acres).This area west of the Village Center is
designated for medium density residential use,with a projected 100 units at a density of 11 units
per acre.This location is at the edge of the visually-sensitive I-580 corridor.
District A3: Schaefer Heights Townhouses(17 acres).Located northwest of the Village Center,
this area is planned for a maximum of 230 townhouses on about 17 acres.
District A4: Schaefer Heights Duets (26 acres). This area is planned for a maximum of 230
duplexes or "duets" at a density of about 9 units per acre.
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Land Use and Housing
• District C2• Machado Ride (78 acres).The golf course would wrap around this district of
large-lot homes, with a maximum of 190 units.
• District C3'Neto Ridge(65 acres).A maximum of 65 units along North Ridge Drive would
overlook the golf course.
• District C4: Hollis Ridge (9 acres). A maximum of 30 units would border the golf course
on the southwest.The adjacent powerlines are a donstraint, as noted in Chapter 8.,
District C5:North Ridge Park (5 acres).A public neighborhood park is planned in the northern
part of the Golf Course Neighborhood. Additional information about this park is included in
Chapter 7.
District C6• Machado Ridge Recreation Area (1 acre). A small private recreation facility is
designated on Machado Ridge for the use of local residents.
District C7• Skyline Ridge Residential(71 acres).This cluster,with a maximum of 231 homes
would have a minimum lot size of 5000 square feet.
District C8• Powerline Canyon Recreation Area(3 acres).A private recreation area is proposed
along North Ridge Parkway, for the use of local residents.
District C9' Skyline Ridge Recreation Area (1 acre). A small private recreation area is
designated next to the Skyline Ridge Residential District.
District CIO: Canyon Reservoir (17 acres). An area of 17 acres is designated for a
proposed reservoir, which would be used in the wed recycled water system for irrigating
the golf course,and other landscape irrigation.
District C 11• Clubhouse Villas(13 acres).This area of proposed medium density residential use
is planned for up to 130 medium-density residential units, with convenient access to the
clubhouse facilities.
District C12: Golf Course and Clubhouse (175 acres). This area would be used for the golf
course and clubhouse facilities,including some commercial use.Issues regarding the golf course
are discussed in Chapter 7.
District C13: Fire Station (1 acre). This facility would be located at the intersection of North
Ridge Parkway and Hollis Canyon Boulevard.
District C'14• Elementary School (10 acres). A school site is planned between the Clubhouse
Villas and Shell Ridge.
District C15: Kelly Ridge Park (9 acres). A large neighborhood park is planned next to the
school site. Detailed characteristics of this park are discussed in Chapter 7.
3-11
A:\8914-SP8914-SP3D
Land Use and Housing
visual impact. Height limits and setbacks are as stipulated in the City's H-1 (Highway Frontage)District,
with a total maximum of 10,000 square feet of interior commercial space for all structures in combination.
Maximum floor area ratio shall be 0.4.
(2) Village center zoning.The City shall adopt a"Village Center Mixed Use" zoning ordinance and shall
apply this ordinance to the area designated as the Village Center on the Specific Plan Land Use Map. This
ordinance shall generally be based on the City's C-1 zoning district, except as noted in this section.
! Encouraged uses shall include medical and dental offices,cafes,bookstores,specialty shops,day care centers,
and upper floor residential units.Permitted uses shall include general retail and office uses as noted in the
City's.C-1(Retail Business)District,and hotels andinns not to exceed 30 units.Conditional uses shall include
theaters and bars, and hotels and inns not to exceed 60 units. Interior commercial space shall not exceed
70,000 square feet.Maximum floor area ratio shall be 1.0.Residential uses are permitted above or adjacent
to non-residential uses.
No front, side, or rear yard setbacks are specifically required for individual lots in the Village Center.
Provisions for fire protection,light,and air shall be checked as part of detailed design review.Setbacks of
twenty feet are required at the perimeter of the Village Center.
(3) Neighborhood center zoning. Provide special mixed-use zoning for this area,with retail office uses and
upper floor residential use. The City's C-N(Neighborhood Business)zoning district shall generally apply,
except as otherwise noted in this section. Particular uses encouraged in this location are convenience retail
stores(with controlled design),day care centers,restaurants,cafes,antique stores,art galleries,bookstores
and other specialty shops. Permitted uses would include offices and general retail operations. Conditional
uses would include bars and gas stations.
» No front,side,or rear yard setbacks are specifically required for individual lots in the Neighborhood Center.
Provisions for fire protection and access to light and air shall be subject to detailed design review.Interior
commercial space shall not exceed 10,000 square feet.Maximum floor area ratio shall be 1.0.Residential
uses are permitted above or adjacent to non-residential uses.
3.6B Precise Plan.-Village Center
A Precise Plan shall be required for the Village Center at the time that a conditional use permit application
are submitted for this site.This plan shall show detailed design features as noted in Chapter 9 of the Specific
Plan.
3.6C Development Agreement It is in the interest of the City to provide a Neighborhood Center and Village
<; Center, to meet basic needs of local residents. However, these mixed-use areas may not be economically
viable until most of the proposed housing in the Planning Area has been completed. Consequently, the
following provisions are necessary as part of the Development Agreement(see Chapter 11 for a discussion
of the Development Agreement as part of the planning process).
(1) Village e nt r.A site shall be reserved for the Village Center,if necessary,until substantial buildout of
the Planning Area.
(2) Neighborhood Center.A three-acre site shall be reserved for the Neighborhood Center if necessary until
substantial buildout of the Planning Area.
3-17
A A8914-SP,S914-SM
I
Figure 3-5
i WESTERN DUBLIN
LAND USE DISTRICTS
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A-2: Sch.(w H.Vts Condor bm s
I A-3: Sclr.tw Highs Tcwriw as
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AS: Scha.lw Helga.SIr4. w*Reald.rdal
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1 I B B10 E2 B4 i _ �� ` ! �� ♦ �`` 1 — C•15: Ede CaryonEstat.Realder6d
�... 1>•O '— `�' \ A3 D•1 CronIn Ranch Cubm Home
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~t r"♦B_9 //—— — SC"4 ♦ \�__ ` HILLS DJ: MardnC. AFtsald--al
RR�DG ♦ / ��, 1 NEIGHBORHOOD E-1: HotlaCarymLMwPwk
Fib=t 560— ( Al J ` __ \ E2: Od.Op.n Sp.
B6 I A2 i�--- �` F-1: Fn.wa 61.d
L-•+— E2 SOURCE: WPM RorvYng Team.Vic.
BLVD. EXTENSION WESTERN DUBLIP
--- Fi,tr--- .t�' �---- _GPA_ • _SP _E_IT
OAK RIDGE SCHAEFER WPM PLANNING TEAM,INI
NEIGHBORHOOD HEIGHTS
NEIGHBORHOOD
rK roc w.c o uo soo use raov m. wwrti
Traffic and Circulation
Traffic Controls
Traffic signals and stop signs are used to guide and improve traffic and traffic safety. However,
if unwarranted traffic signals or stop signs are used to reduce traffic speed,this could result in
an increase in traffic accidents, air pollution, energy waste due to inefficient traffic flow,
increased travel time, and a disregard of stop signs by drivers. Use of sequencing and
demand-generated traffic signals can be helpful in promoting smooth traffic flow.
Policy 4-3: Traffic signals and stop signs shall be installed at intersections that meet traffic
signal or stop sign warrants. Traffic controls shall be kept to a minimum consistent with traffic
safety needs. Current technology shall be used as needed to maximize responsiveness in traffic
signals.
Driveway Access
For residential streets,direct access to the street and/or drivers backing onto the street generally
do not present a major safety problem. However, as traffic increases, specifically in collector
and arterial streets, direct access to the street from residential properties becomes increasingly
hazardous,particularly in hilly terrain such as western Dublin.
Policy 4-4: Residential driveways, requiring drivers to back onto the street, shall not be
permitted on collector and arterial streets.
Community Design Values of Streets
Properly scaled streets can create more attractive communities and can contribute to neighbor-
hood identity. Thoughtful alignment of streets can open up vistas that otherwise would have
been blocked by closely-spaced homes.
Policy 4-5: Streets shall be planned to enhance community design values, including human
scale. Where possible,streets should be oriented to vistas of natural areas,public buildings, or
parks.
Street Pattern: Orientation and Identity
In recent decades, the typical suburban street plan has consisted of a maze of curving streets,
with no clear sense of hierarchy or orientation.This served to exclude through traffic from local
neighborhoods. However,this also prevented the creation of a clear,legible circulation system,
where neighborhood residents can understand how their home and street fits into the community.
This problem is often apparent,for example,when someone is trying to locate a new address.
Policy 4-6: Streets in western Dublin shall be designed to provide a clear sense of orientation
and identity.
4-4
CAS914-SP\S914-SP4D
Traffic and Circulation
• A street would intrude on the regional trail corridor in this area.
Policy 4-10: Dublin Boulevard shall be extended to connect West and Central Dublin. Due to
difficult terrain, visual concerns, and possible effects on existing neighborhoods, no other
general-use street links between West and Central Dublin shall be provided.
Cronin Ranch Access Streets ;
Two residential access streets would link potential development on the Cronin Ranch with
central Dublin. These include an extension of Brittany Drive, and a second street leading from
the Hansen Hills project. A preliminary review shows that physical capacity of existing streets
is adequate to serve the maximum number of homes proposed on the Cronin site (125 homes).
The added traffic will, however, increase traffic on existing streets where residents may be
sensitive to this change in their neighborhood. Major grading would be required to construct
these access streets.
Policy 4-11: Plan the Cronin Ranch project to minimize effects on existing residential
neighborhoods. Design streets to minimize grading.
Emergency Vehicle Access Route (EVA)
The Specific Plan does provide for an emergency vehicle access route (EVA) over Skyline
Ridge. This road would also serve as a pedestrian link between the regional trail and Central
Dublin, and as a possible utility access for a water line extending over the ridge. No general
traffic would be permitted on this route. Flexible standards are needed to align this route over
the ridge, including relative steep gradient, minimum width, and use of tight curves. These
flexible standards would allow this route to be laid out with minimal grading, in contrast to a
conventional street.
Policy 4-12: An emergency vehicle route/pedestrian trail shall be included between West and
Central Dublin. This route shall be planned to minimize grading and visual disruption of the
ridgeline and upper slopes.
Arterial Street: Hollis Canvon Boulevard
This arterial street would serve as the main east-west street link in western Dublin. Hollis
Canyon Boulevard would be designed as a moderate-speed parkway for efficient traffic flow.
This arterial would generally follow an open space corridor, and would be designed for high
visual amenity. Traffic on this boulevard would cross a bridge over Elderberry Canyon. Design
features would include four travel lanes, bike lanes in each direction that include emergency
parking space, a landscaped center median with left turn lanes at approved intersections, and
landscape treatment on each side, with a meandering pedestrian path(see Section 4.4).
4-6
CA8914-Sn914-SND
Traffic and Circulation
Policy 4-13: Hollis Canyon Boulevard shall serve as the primary east-west circulation corridor
in western Dublin. This boulevard shall be designed to provide an efficient and attractive route
for private vehicles,public transit,pedestrians, and bicyclists.
Major Collector Street: Dublin Boulevard Extension
The primary purpose of this collector street is to provide a link between western and central
Dublin. Dublin Boulevard is now planned for improvement to the approved Donlan Canyon
project, and this street in rum would be extended to the vicinity of the potential Schaefer Ranch
Road interchange.Dublin Boulevard would serve as a freeway frontage road,running just north
of I-580. The alignment of this street would traverse steep terrain in a highly-visible location
with some oak woodland. Nearly all of the frontage is designated as open space, with the
exception of a small area of freeway commercial near the intersection with Hollis Canyon
Boulevard.
Policy 4-14: Extend Dublin Boulevard to western Dublin. Take all available and feasible
measures to reduce grading and woodland removal for this proposed street.
Residential Access Streets
The purpose of residential access streets is to provide access to proposed homes, circulate
localized traffic, and to distribute traffic between arterials or collector streets and residential
units. This street classification is necessary to allow for the distinctive land use pattern of
Western Dublin,where certain streets are needed to provide access to isolated residential areas.
While these routes normally would be classed as collector streets, traffic volumes are lower
than a typical collector street.
Shell Ridge Road
The purpose of this street is to provide access to proposed homes,circulate localized traffic,and
to distribute traffic to and from arterials and collectors to residential units on the southwest slope
of Shell Ridge.Alignment of this street is complicated by steep terrain.Detailed design measures
would be needed to discourage speeding on this street, with its continuous downslope for a
considerable distance.Major sections of Shell Ridge Road would pass through open space,with
no residential frontage. The proposed alignment would require major grading in Hollis Canyon.
Policy 4-15: Provide Shell Ridge Road as an access route to residential units at the base of
Shell Ridge.Design this street to minimize grading and to reduce speeding potential.
North Ridge Drive and Skyline Ridge Drive
These proposed streets circulate local traffic, and distribute traffic from collectors and arterials
to homes around the golf course and along Skyline Ridge. Much of the length of these streets
would have open space on one side, affording opportunities for motorists and pedestrians to
enjoy views of the ridgelands. The middle sections of these parkways are expected to have low
4-7
CA8914-SP8914-SND
Traffic and Circulation
traffic volumes; they would have higher traffic volumes more typical of a collector street near
their intersections with Hollis Canyon Boulevard. These parkways are designated for future
use as transit,pedestrian and bicycle routes.
Policy 4-16: North Ridge Drive and Skyline Ridge Drive shall be designed to take maximum
advantage of open space views.
Qther Local Access Streets
Morris Property Access
Special consideration is needed for access to the Morris property. One to four residential units
are anticipated for this site. The access to this property is located in the proposed Hollis Canyon
Linear Park. The access street would need to follow the alignment of the existing drive serving
the Morris residence;widening of this drive is limited by steep slopes on the north and Blackbird
Pond on the south.
Policy 4-17: Plan the Morris property access for joint use of the pavement by low-speed
vehicular traffic and bicycles.
Local Residential Streets
In recent decades, residential streets have often been viewed only in terms of their function in
providing access and conveying traffic.However,residential streets also provide a visual setting
and entryway for homes. It is important to design a residential street not just as a part of the
transportation system,but as a vital part of a residential community's living environment.
Traffic safety is a vital consideration for residential streets. A variety of measures are available
for controlling traffic speeds to improve safety on local residential streets.
Chokers and road narrowinz. This refers to treatment of the roadway to produce a narrower
passageway.This can be'accomplished both physically and perceptually. A physical approach
would include narrowing roadway widths at intersections by striping, providing mid=block
landscaped medians that force drivers to slow down in passage,and narrowing lanes on straight
street segments. With a perceptual approach, landscaping would be used that creates the
impression of a narrow roadway.Overhanging trees,low hedges at the roadway's edge and trees
or shrubs planted close to the edge of the roadway can all be used. Care must be taken not to
obstruct the drivers' view of children. In all cases, careful consideration is needed for
maintenance (street sweeper access) and drainage.
Stop i-r1 . The purpose of stop signs is to assign right-of-way at intersections with significant
volumes or safety problems.All-way stop control is not a desirable means of reducing general
traffic speeds as they typically affect travel speeds only in an area within approximately 200
feet of the intersection.
4-8
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Traffic and Circulation
Sneed limit signs. These devices are generally effective only with intensive enforcement.
Policy 4-18: Use various techniques such as street alignment, short street length, strategic
narrowing of lanes,and pavement striping,in order to promote traffic safety on local residential
streets in western Dublin.
ACTION PROGRAM: Streets and Highways
4.2A Detailed development plans submitted to the City shall include the standards noted below. Localized
exceptions for special conditions may be approved by the Public Works Director in keeping with City
procedures.
Hollis Canyon Boulevard
• Minimum design speed:l 50 miles per hour.
• Intersection spacing: an average of 660 feet recommended. Intermediate "right in, right out" partial
intersections may be permitted.
• Cross section may vary near bridge.
• Pedestrian crosswalks:provide pedestrian button-activated signals at signalized intersections. Include
grade separation of pedestrians where appropriate through use of undercrossings or bridges.
• Reduce center median to 4 feet at left turn bays near freeway.
Dublin B oulevard
• Minimum design speed: 50 miles per hour.
• Commercial driveway access:minimum of 300 feet from Hollis'Canyon Boulevard intersection. One
median cut peffritted may be permitted with approval of the Public Works Director to allow left turns
for commercial and recreational access.
• Widen street at intersection with Hollis Canyon Boulevard to provide left turn lanes.
Lajtj2fjYe2 Residential Access Street(North Ridge Drive and Skyline Ridge Drive)
• Minimum design speed: 35 mph.
• Access:no direct residential frontage where traffic volumes exceed 3,000 vehicles per day.
• Travelled way: 40'(parking both sides of street)
34' (parking one side of street/single-loaded street)
• Minimum distance between intersections: 150' (250' from Hollis Canyon Boulevard intersection to
first intersection).
1 In this section,"minimum design speed"refers to the method of designing the street so that a vehicle could
travel at this speed. This is not a proposed speed limit for that Strew.
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C.NS914-SM14-SND
Traffic and Circulation
• Provide left turn lanes at intersections with Hollis Canyon Boulevard.
• Variances for isolated special conditions may be approved by Public Works Director.
Residential Access Street(Shell Ridge Road)
• Design speed:35 mph,or as determined by Public Works Director.
• Access:direct residential access only as approved by Public Works Director.
• Provide left turn lane at intersection with Hollis Canyon Boulevard.
Residential Street
• Minimum design speed: 25 mph.
• Access:Driveway spacing subject to review of Public Works Director. Combined driveways en-
couraged in multifamily areas.
• Travelled way: 36'(pai ing both sides of street)
32'(parking one side of street/single-loaded street)
30'(no parking)
• Variances for isolated special conditions may be approved by Public Works Director.
local Residential-Street(cul-de-sac)
• Minimum design speed:25 mph.
• Access:Same as residential street
• Travelled way: 34'(paridng both sides of street)
2-8-132' (parking one side of street)
24-30' (no parking)
• Variances for isolated special conditions may be approved by Public Works Director.
All=
• Travelled way:20'minimum(no parking),one way;24'for two-way traffic.
• Access:unlimited,consistent with traffic safety.
• Adequate backup space shall be provided to the satisfaction of the Public Works Director
Other Local Access Streets
• Provide access to Morris property,coordinated with recreational uses in this area. Size and design shall
be approved by Director of Public Works.
• Verify that satisfactory access is provided to existing rural residences to remain.
Intersections
• The angle between centerlines of intersecting streets shall be as nearly right angles as possible. Streets
shall intersect only in tangent sections. The tangent length shall extend a minimum of 100 feet with a
4-10
C:\8914-SR8914-SP4D
Traffic and Circulation
maximum grade of 6 percent from the point of curb return(PCR)on each leg of the intersection. The
tangent length of 100 feet is not required for a residential street intersecting another residential or
collector street if an adequate intersection sight distance is provided. Exceptions to this intersection
standard may be granted by the Public Works Director where special conditions are present.
Emergency Vehicle Access
• Provide an emergency vehicle access route between the Eden Canyon Country Club and the Cronin
Ranch developments. This route shall meet basic standards for emergency vehicle use, including
minimum width,minimum radius curves,maximum gradient,and durable surfacing.Construction shall
be carefully planned to minimize grading and visual impact.
4.2B. Eden Canyon Road Interchange. Provide lane widening and other improvements as needed for
satisfactory interchange operations. Geerdinate wefk with GaRfafts-. Continue the project development
process with Caltrans.
4.2C. Schaefer Ranch Road t r h n . The City shall continue investigation and planning the project
development process for a new interchange at Schaefer Ranch Road,in cooperation with Caltrans.
4.3 Public Transit
Currently,no transit lines directly serve the Planning Area.The Tri-Valley,however,is served
by local bus service and BART express bus service.
Figure 4-8 illustrates possible public transit routes in western Dublin,although actual alignments
may vary once development occurs. In planning for future public transit in western Dublin, it
is important to look at land use patterns as well as bus route alignments.Apartments,shops,and
offices clustered around a transit stop can help to encourage people to use the bus.
----------------------------------------------------------------------------------------------------------------
GOAL: Create opportunities for public transit use in western Dublin by providing
convenient bus service and by clustering key land uses around transit stops.
----------------------------------------------------------------------------------------------------------------
Access to Rapid Transit System
The Bay Area Rapid Transit District (BART) is actively planning an extension which would
follow the center median of I-580 along the south side of the Planning Area.No station is planned
in the immediate vicinity of western Dublin. However,BART express bus service is currently
provided from central Dublin to several BART stations.
One way to promote the use of BART and its express buses is the provision of park-and-ride
facilities. Generally, they are provided at freeway interchanges and other key transfer points.
Design criteria include convenience to the freeway,visibility from the freeway,location within
4-11
0\8914-SP8914-SND
Figure 4-2
CIRCULATION PLAN
Streets & Highways
i LEGEND
i EXISTING PROPOSED
�■ Arterial
.. .. , .... � .. ....K.. ——- Major
" . Collector
�p I Residential
•'�--- ry -----
.� Access Stree'
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♦♦
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Vehicle Access
p
♦ t
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p r' CANYON BLVD. v .• i c?OM /lrF EXTE
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�
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6�//VCgN11 RANCH ROAD SOURCE: TAM
EXTENSIO= WESTERN DUBLIN
..............
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SCHAEFER RANCH ROAD WPM PLANNING TEAM,INC.
INTERCHANGE IMPROVEMENTS ----- -------—
tK 10 K...WK 0 I50 000 1]:O 1000 03]0 OMM
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ap
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5'WIDE MEANDERING
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13.5' 12' 5'
BIKE
17 5• 32' (TYPICAL) 14'MEDIAN 32'ITYPICAL) 17.5'
VARIES VARIES
98'• 113' R.O.W.
FIG. 4 - 3A TYPICAL SECTION: HOLLIS CANYON BOULEVARD
NOTE:SPECIAL CONDITONS MAY VARY NEAR
PROPOSED ELDERBERRY CANYON BRIDGE.
err
- i
1
1-580
GUARD RAIL ,J
8' 20' 14- 20' 9'
MEDIAN '
10'P.U.E. 70'R.O.W. r'0 P...U..
FIG. 4 - 36 TYPICAL SECTION: SCHAEFER RANCH ROAD (NEAR FREEWAY)
Figure 4-3 WESTERN DUBLIN
TYPICAL SECTIONS- GPA SP EIR
WPM PLAi�T�ti G TEATYI,LNC.
Hollis Canyon Boulevard
a�
SOURCE: Samson&Associates
i
GRADE VARIES \
c!\ � /GRADE VARIES
PARKING I
10' 20' 1 20' 10'
! 10'P.U.E. 60'-0' 10'P.U.E.
FIG. 4 - 5A TYPICAL SECTION: RESIDENTIAL ACCESS STREET
a
v�
GRADE VARIES`
J"r"
GRACE VARIES
I f
8' I
10' i PAFKf-1G .
34' t0'
- r +-
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TYPICAL SECTION:
FIG. 4 - 5B SINGLE LOADED RESIDENTIAL ACCESS STREET
Figure 4-5 WESTERN DUBLIN
TYPICAL SECTIONS- GPA • SP • EIR
WPM PLAIMG TEANI,Pi C.
Minor Collector(Parkway)
SOURCE: Samson&Associates
a�
GRADE VARIES --
,� fir:
GRACE VARIES
I � I
T_, 18 ,— 18 r T
10'P.U.E. s0'R.O.W. 10'P.U.E.
FIG. 4 - 6A TYPICAL SECTION: RESIDENTIAL STREET
a
I
1 r,
GRADE VARIES
GRADE VARIES
i
� I
T 14' 18' 7
10'P.U.E. 46'R.O.W. 10'P.U.E.
FIG. 4 - 6B TYPICAL SECTION: SINGLE LOADED RESIDENTIAL STREET F
(LESS THAN 0000 VPO(
Figure 4-6 WESTERN DUBLIN
TYPICAL SECTIONS- GPA • SP • EIR
WPINi PLANNING TEAM, LNC.
Residential Street
SOURCE: $Corson&Associates
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i
Figure 4-9 �
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' PEDESTRIAN
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�
CIRCULATION PLAN
~* ^� nozzwML CONNECTIONS on | iLEeewo
SAN RAMON TRAIL SYS7FM
Regional Trail
Boulevard Walk
Major Sidewalk I
Key Destinations
IM
CAtvyoN
MOE
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HANSEN
HILLS
RANCHROAD
/V BLVD.IE)aENSIO WESTERN DUBLIN
WPM PLANNING TEAM,INC.
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Figure 5-1
CONCEPTUAL WATER
SUPPLY PLAN
\ LEGEND
17'Moln Line
V ZONE 5 ——— 8"Main
- _ RESF�tVOfR
— — - Pressure Zone Bo,, "y
S
• 6v,/„ / ��� \ � Reservoir(Storage tank)
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a�
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5. SEWER, WATER AND DRAINAGE
This Chapter includes policies and action progranig for water supply, wastewater, and storm
drainage for western Dublin. A more detailed description of existing facilities and current
District boundaries is included in Western Dublin Report 1.1
5.1 Domestic Water System
Only a small portion of the Western Dublin Planning Area is currently served by domestic water
agencies. The East Bay Municipal Utilities District(EBMUD)currently serves several residen-
ces along Eden Canyon Road.
The Western Dublin Planning Area also lies paiiiaHy wit outside the Dublin-San Ramon
Services District (DSRSD) which provides water to both Sftn Ramen ftnd Dublin. In order to
serve potential future populations,DSRSD would expand its existing boundaries and infrastruc-
ture. Figure 5-1 illustrates a conceptual water supply plan for western Dublin. With the
standards of this Specific Plan,an adequate water supply will be available for the projected uses
in western Dublin.
---------------------------------------------------------------------------7------------------------------------
GOAL: To insure dernesfie potable water supplies are sufficient in quality and quantity
for demestie eensumption and fire suppf ession residential, commercial, and fire suppres-
sion demands in Western Dublin, and to provide for conservation and recycling of water
resources.
----------------------------------------------------------------------------------------------------------------
Pressure Zones
The DSRSD distribution system currently has three pressure zones. (Zones 1,2 and 3). These
zones handle water service needs below the elevation of 740 feet.
1 WPM Planning Team,Inc.,Study Report 1:Environmental Setting/Planning Considerations.Westem
Dublin General Plan Amendment/Specific Plan Study.Dublin,CA, 1989.Available for review at the
Planning Department,City Hall.
5-1
A.-W14-SP8914-SM
Sewer,Water and Drainage
Expansion of the existing pressure Zone 3 will be necessary to provide a trunk line connection
and completion of a loop system. Because several portions of the Planning Area proposed for
development are located at higher elevations,two additional pressure zones,Zones 4 and 5,will
be necessary. The new zones would be required to improve water mains, pumping facilities
and storage tanks (See Figure 5-1).
Policy 5-1: Provide an adequate water supply system and related improvements and storage
facilities to meet DSRSD standards.
iet Emp knsieft Water Service and Rate Structure
The DSRSD is aetively seeking to eRp
de not-inebade et seetien�The Planning Area deng Eden Ganyon Read is currently outside
DSRSD boundaries.
Treated water is supplied to DSRSD by the Alameda County Flood Control and Water
Conservation District, Zone 7. Zone 7 estimates that it currently has a sufficient total water
supply for its service area through the year 2000. This is based on growth rates projected by
the cities within the Zone 7 service area.
Most of the Planning Area is included in Zone 2 of the Alameda County Flood Control and
Water Conservation District. Zone 2 has not historically been a purveyor of water. There are
institutional issues which would need to be resolved if Zone 7 were to supply water within Zone
2 boundaries. Various mechanisms to resolve this issue may be available, such as annexation
of the Planning Area to Zone 7.
Since most of the Planning Area is included in Zone 2, inter-zone coordination is needed.
The Dublin San Ramon Services District has stated its intent that existing residents of Dublin
should be protected against the costs of new development as reflected in water-associated
expenses. A memo from the District states that the costs of new development, whether as
connection charges or monthly service charges, should not become a burden on the existing
ratepayers. A tiered or additional fee can be imposed as necessary on new developments due
to the costs of securing new supplies for them.
Policy 5-2: Encourage DSRSD to expand the District's service boundaries to encompass the
entire Western Dublin Planning Area. Water supply system expansion should be coordinated
with the water purveyor (Zone 7). The City shall support Zone 7's and DSRSD's capital
improvement program and water management plan,as it relates to the Western Dublin Planning
Area.
2 Bert Michalcryk,Technical Services Manager,DSRSD,Memo to City of Dublin Planning Commission,
February 18,1992.
5-2
k\8914SPIS914-SP5D
Sewer,Water and Drainage
The City of Dublin shall encourage and support DSRSD in its efforts to protect existing water
users from the costs of new development, including the possible use of tiered or additional fees
and adjusted water connection charges,for new users in Western Dublin.
ACTION PROGRAMS: Water Supply
riate within
lwatef effleie t iffigation systems within publie fights ef way,fnediaa islands,publie pafkq,reefeatie
fights of way, fnedian islands,publie parks,feereettie-9
.
5.1A Water Conservation. The DSRSD Water Use Reduction Plan, as amended or replaced by provisions
of the Urban Water Management Plan and amendments,shall be supported by the City ofDublin.The DSRSD
Urban Water Management Plan and amendments are planning documents that are intended to give staffand
policy makers guidance and ready information as they manage the water utility. The DSRSD Water Use
ReductionPlan is part of the District's code. Conditions of approval shall be added to the project which
effectively serve to implement elements of the Water Management Plan relative to water conservation,
including but not limited to the following:
• Water efficient irrigation systems within public rights-of-way,median islands,public parks recreation
areas,and golf course areas.
X.
• Drought resistant plant palettes shall be used in common areas.
• Recycled water systems shall be provided to park,recreation, and golf course areas in conformance
with a recycled water site development plan to be prepared by the developer and approved by the City,
DSRSD,DONS and other necessary authorities.
5.1B DSRSD Standards. The City shall require that design and construction of all water system/facility
improvements be in accordance with DSRSD standards.
5.1 C Pressure Zones.As a condition of development approval,the City of Dublin shall require that pressure
Zone 3 be expanded and two additional pressure zones and water storage facilities be created. These zones
will be designed to service development areas between elevations of 740'-1000'or above.The requirements
of DSRSD will dictate the expansion of pressure zones and their elevations.Elevations of Zones are subject
to revision when facility design is finalized.
5.113 �erzia} Individual Proiect Service.The City shall verify that adequate water service is available
for each proposed project in the Planning Area.
5.1E E,,V t ne Wells.The City, in coordination with DSRSD,shall enforce the requirement to connect with
the domestic potable water system and abandon the wells as theprimary household use where this is feasible.
5-3
A:\8914-S"914-SM
Sewer,Water and Drainage
Wells may be allowed to operate for existing residences,subject to health requirements,and provided that
water from the private well is used only for the parcel on which the well is physically located.
5.2 Wastewater
The Planning Area is not currently serviced by a municipal sanitary sewer system. Future
development in the Planning Area would be served by the Dublin-San Ramon Services District
(DSRSD), since this district currently includes most of the Planning Area. A conceptual
wastewater plan is shown in Figure 5-3.
This Specific Plan includes standards to assure that adequate wastewater service would be
provided for western Dublin.
----------------------------------------------------------------------------------------------------------------
GOAL: To provide satisfactory wastewater collection, treatment, and disposal for
western Dublin.
----------------------------------------------------------------------------------------------------------------
Wastewater Facilities and Services
At present, the extreme western edg the Planning Area is not within
the current district boundaries and would require petition/annexation into the district, as noted
in Section 5.1.
Sanitary sewer service to the Planning Area is constrained by the lack of off-site downstream
wastewater collection facilities, the capacity at the existing treatment plant in Pleasanton, and
the capacity in the existing export pipeline. Shies
ere undem-ay by the DSRSD and 9*z�k to empand eapfteiti DSRSD has been a participating
member in a TWA project to provide adequate treatment and disposal capacity for its advance
planning areas, including Western Dublin.
Policy 5-3: Provide public wastewater collection and treatment for all new development in the
Western Dublin Planning Area.
Wastewater Reelamati Recycling: Eden Canyon Country Club
For the Eden Canyon Country Club, an alternative to exporting project generated treated
wastewater into the sanitary sewer system would be to use recycled
wastewater for irrigation needs,such as street medians,the golf course and common landscaped
areas within the Planning Area.
A reeletimed recycled water distribution system, parallel to the conventional domestic water
system, could be installed containing pumping, distribution and storage facilities. An on-site
5-4
A:\8914-SF 8914-SP5D
Sewer,Water and Drainage
reservoir would be provided to store teftiapy treated effluent during the winter season when
irrigation demand is low. Figure 5-3 illustrates a possible configuration of facilities to provide
reclamation of wastewater.
Policy 54: Promote alternative tertiary recycled wastewater treatment and use in western
Dublin, to provide an alternative water source for irrigation of landscaped areas.
Expansion of Facilities:
Current capacity of the export pipeline for treated wastewater will need to be expanded unless
alternate uses for treated water are utilized.
Policy 5-5: Veirt)3 Require that wastewater treatment facilities are provided as needed to meet
the needs of figure development in western Dublin.
Cronin Ranch Wastewater Service-
Unlike the Eden Canyon development,the Cronin Ranch project is located near existing sanitary
sewer lines. A service line is planned along Martin Canyon. At this time,this project could be
served by existing collection and treatment facilities.
Policy 5-6: Extend existing wastewater service lines to serve the Cronin Ranch project.
ACTION PROGRAM: Wastewater
5.2A Export Pil2eline•The City of Dublin shall continue to consult with the Tri-Valley Wastewater Authority
(TWA)and its current efforts to explore the feasibility of a new wastewater export pipeline system,which
would impact the western Dublin area.
5.2B Wastewater Collection System Master Plan.The City shall request DSRSD to update its wastewater
collection system computer model to reflect the revised land use alternative for western Dublin.
5.2C Design-Level Wastewater Investigation.The City shall require western Dublin proponents to prepare
(in coordination with DSRSD) a detailed wastewater capacity investigation to supplement the information
in the Specific Plan,which reflects the phased development approach matched against the allocation of sewer
permits.
5.2D IIse of Raals3i Recycled Water.
watef system lestem Dublin Pi area.In additieft, the City shaR request --e updating of the
-er the
b
the Western Dublin P1eBftiftg-Ade&.Recycled water shall be provided to park, recreation,and golf course
areas in conformance with a recycled water site development plan to be prepared by the applicant and
approved by die City, DSRSD, DOHS, Regional Water Quality Control Board, and other necessary
authorities.
5.2E Annexation of Seriice A_reahnter-Zone A_mngemmeents.
in the b Areft to be afoexed to
_DSR.SD, in er-def to
The City shall require proposed
5-5
k\8914-SP8914-SM
Sewer,Water and Drainage
development in the Planning Area to be annexed to DSRSD and included in the DSRSD sphere of influence,
in order to provide sanitary sewer service:
5.2F improvement Standards.The City shall require wastewater systems to be designed in compliance with
DSRSD standards and guidelines.These guidelines should include but not be limited to the following:
• Fencing as needed for Powerline Canyon Reservoir.
• New wastewater network should be designed to be placed within the street rights-of-way.
• Where necessary,easements should be acquired for wastewater lines within private property areas.
• Wastewater network should utilize gravity lines where feasible.
5.2G C—renin4�Individual Proiect Service.Before final subdivision map approval,the applicant shall
provide documentation to the City that satisfactory sewer service can be provided to the Grenin Rm each
proposed project in the Planning Area.
52H Financing. As a condition of project approval, the City of Dublin shall regtdre verification that
financing arrangements for wastewater facilities are satisfactory.
XXX
5.21. F_xisti>EggDtic Tanks.The City shall coordinate with DSRSD regarding the use of existing septic tanks
in the Planning Area. The City shall encourage DSRSD to allow continued use of septic tanks,subject to
health requirements, where there would be a hardship on the part of existing property owners. As an
alternative,the City shall considerphasing of annexation so that the Morris property is not initially annexed
and subject to DSRSD hookup requirements.
5.3 Drainage and Water Quality
The Western Dublin Planning Area lies within Alameda County Flood Control And Water
Conservation District Zone 2 and on the western edge of Zone 7.The Planning Area is bisected
by several major valleys and swales where runoff water is collected and ultimately discharged
into San Leandro Creek. Eighty percent of the Planning Area drains primarily into Hollis
Canyon drainage basin, while the remaining 20% drains into either the Eden Canyon drainage
or the Dublin Canyon watershed basin.A conceptual storm drainage plan for western Dublin is
shown in Figure 5-4.
B aced on FEMA maps, the Planning Area is not subject to substantial flooding hazards. Future
site runoff from natural and urban areas could be contained in detention basins with capacities
to accommodate peak runoff flows. The Specific Plan includes standards to provide satisfactory
storm drainage facilities for the projected land uses of westem'Dublin.
----------------------------------------------------------------------------------------------------------------
GOAL: To provide adequate storm drainage facilities for the Western Dublin Planning
Area at an urban level to service the new development of western Dublin.
----------------------------------------------------------------------------------------------------------------
5-G
A.\8914-5 P\8 914-S P5D
Sewer,Water and Drainage
Alteration of Existing Drainage Patterns
Development of the Planning Area will change existing drainage patterns with the potential of
increasing erosion and flooding. Various other environmental concerns associated with grading
of drainage channels are discussed in Chapter 8.
Policy 5-7: Require drainage design standards thatwill minimize any increased potential for
erosion or.flooding. Require applicants to demonstrate that proposed projects would avoid any
net increase in runoff leaving the site.
Water Quality
The Planning Area and other uphill areas which drain onto the Planning Area consist of natural
grasslands with scattered oak trees.The primary use of this area consists of cattle grazing.Some
contaminants may result from livestock wastes. However, this most likely does not cause
significant degradation of runoff quality.
There are a few existing homes within the Planning Area. These residential uses produce
additional pollutants including trash,herbicides,pesticides,oil and metals from motor vehicles.
Development of western Dublin would result in severe limitation of livestock grazing on site,
although proposed open space areas could support limited grazing. Grazing may continue in
off-site areas which are upstream and downstream of the site within the same watershed; in this
case,livestock wastes would continue to affect the quality of runoff in the Eden,Hollis and San
Lorenzo Creeks. However,the concentrations of urban runoff pollutants,including oil, grease,
herbicides, pesticides, litter and metals, can be expected to increase and could affect runoff
quality. On the other hand, project development plans would include significant open space,
watershed,and pollutants produced by the project would be diluted by runoff from undeveloped
and landscaped areas.
Policy 5-8: Plan facilities and select management practices in western Dublin to protect and
enhance water quality.
Alteration of Existing Streams
A number of intermittent stream channels are now located within the Planning Area, with
significant environmental qualities as described in Chapter 8.Drainage facilities associated with
development in western Dublin could have an adverse effect on these existing streams and
associated riparian vegetation.
Policy 5-9: Plan drainage facilities in western Dublin to minimize adverse effects on existing
stream channels and riparian vegetation.
5-7
A.\8914-SP8914-SM
Sewer,Water and Drainage
ACTION PROGRAM: Drainage and Water Quality
53A Master Drainage Plan. The City of Dublin and the Alameda County Flood Control and Water
Conservation District shall require a Master Drainage Plan to be prepared prior to development approval.
The plan shall include:
• Hydrologic studies of entire related upstream watersheds.
XXX
• Phase approaches and system modeling.
• Documentation of existing conditions.
• Design-level analysis of the proposed development on the existing creek channels and watershed areas.
• Detailed analysis of effects of development to water quality of surface runoff.
• Detailed drainage design plans for each phase of the proposed project.
• Documentation that any net increase in runoff leaving the site shall be avoided.
• Design features to minimize runoff flows within existing creeks/channels in order to alleviate potential
erosion impacts and maintain riparian vegetation.
53B Flood Control. The City of Dublin shall require development in the Planning Area to provide facilities
to alleviate project exacerbation of downstream flooding.These facilities shall include:
• Retention/detendon facilities to control peak runoff discharge rates.
• Energy dissipators at discharge locations to prevent channel erosion, as per Alameda County Flood
Control and Water Conservation District guidelines. Energy dissipators should be designed to minimize
adverse effects on biological resources and the visual environment; in particular, widespread use of
rip-rap should be avoided.
53C Water Quality Investigation . A specific water quality investigation shall be required in order to
demonstrate existing water quality and impacts that urban project runoff would have. The water quality
investigation shall address the quantity of runoff and the effects from discharged pollutants from surface
runoff into creeks and detention facilities.
53D Coordination with Other Agencies.
• Modifications or enhancements to creeks or the abutting riparian area need to be coordinated with the
required permitting agencies as necessary.(California Department of Fish and Game and/or U.S.Army
Corps of Engineers.)
• A State Water New Development permit will be required from the State Water Resources Control Board.
5-8
A.-V914-SP8914-SM
Community Services and Faci'
needs. School sites shall not be adjacent to arterial streets. Provide a drop-off and pick-up
area.
Financing of School Improvements
Purchases and construction of new schools are a constraint to school districts, given the
restrictive State school programs and lack of financial backing.
Policy 6-2: In conjunction with the applicable school district, project applicants should
cooperate in providing new school facilities through dedication andlor developer fees.
ACTION PROGRAM: Schools
6.1A School District Boundary. Provide assistance to help resolve the issue of attendance areas between
Castro Valley School District and Dublin Unified School District.
6.1B Schools. As a condition of project approval, the City of Dublin should require that a logical and
buildable school site is offered for dedication according to the State's Board of Education guidelines and
acceptable to the local school district which will serve the Planning Area.The City shall coordinate efforts
with the school district to require fees or construction of facilities.
• Where feasible,the proposed new school(s)should be designed for other community functions,such as
a library and multi-purpose rooms.
• In coordination with the City of Dublin,the school site should be located adjacent to proposed City
parks,where feasible. Also,the school improvements should be designed to integrate with the adjacent
park use. However,schools and parks should be able to operate independently,and school acreage shall
not count toward park acreage.
• Support the efforts of the school district in financing the proposed school construction,either through
application of dedication of school site(s)or the participation of alternative financing methods,such as
Mello-Roos district and general obligation bonds.
6.2 Police Protection
The Planning Area's police protection services are currently under the jurisdiction of the
Alameda County sheriff's department. The City of Dublin's police department would assume
service responsibility of the Planning Area following annexation of western Dublin to the City.
The City's police department is a division of the County sheriff s department and is funded by
the City via .a contractual,agreement between the City of Dublin and the County of Alameda.
The City of Dublin owns the police department's facilities and equipment but the police
department personnel are employed by the County sheriff's department. The City's police
6-2
A:\8914-SP�8914-S P 6D
Community Services and Facilit'
This facilitates the sharing of staff and equipment among the fire districts within specific zones
in case additional resources are needed in an emergency.
Once the City annexes the Planning Area, the Dougherty Regional Fire Authority (DRFA)
assumes responsibility for providing fire protection services to the Planning Area. The DRFA
is currently a joint powers authority operated by the Cities of Dublin and San Ramon,and serves
the entire City of Dublin and only a portion of San Ramon.
The Planning Area is considered a medium fire hazard in general. The level of hazard is
determined by several factors such as weather,intensity of fuels,topography,access to the area,
and the use of the area. Sparks from motor vehicles and arson have been the principal reasons
for fires in the area over the years.
----------------------------------------------------------------------------------------------------------------
GOAL: Provide adequate fire suppression equipment and facilities to service develop-
ment in the Western Dublin Planning Area.
----------------------------------------------------------------------------------------------------------------
Fire Insurance Rating/Response Time
The DRFA currently has a state Insurance Services Office(ISO)rating of three. The ISO rating
is a measure of risk to assess liability for insurance purposes. The fire authority maintains this
low rating by responding to calls for service within five minutes and strategically locating fire
stations within one and one-half miles from developed areas. The five minute response time
and the 1.5 mile zone are criteria which would need to be met in order to preserve the low risk
rating,unless special provisions are required for new construction outside this limit. Location
of the Planning Area places it outside the 1.5 mile zone and 5 minute response time needed in
order to meet the state ISO rating of three.
Policy 6-4: Provide additional facilities so that all new development within the Western Dublin
Planning Area generally is within a 1.5 mile radius of afire station facility, and capable of
being reached within 5 minutes. Require fire sprinklers and other special requirements for any
homes outside this limit.
Wildland Fire Hazard -
As development occurs in the Planning Area, easier access to rural open space areas could
increase the chance of fire due to vandalism or carelessness. This increased fire hazard can be
counteracted through appropriate design measures, such as the use of noncombustible roof
materials. In addition, access can be controlled to reduce fire risk.
Policy 6-5: Minimize fire risk by controlling access, establishing building and planting design
standards and maintaining open space areas.Integrate with plans in adjoining areas protected
by the San Ramon Valley Fire Protection District.
6-4
A.\8914SM914-SPED
Community Services and Facilities
ACTION PROGRAM: Fire Protection
6.3A Fire Facilities.The City shall require additional fire facilities to be logistically built,staffed,equipped
and maintained,according to Dougherty Regional Fire Authority(DRFA)criteria and guidelines.Incorporate
fire department recommendations regarding design aspects of development that affect access,waterpressure,
fire safety and prevention in the Western Dublin Planning Area into the requirements for project approval.
63B Design Standards.The City shall require that the following DRFA design standards are incorporated,
where appropriate:
• Nee-eambustible Class 'A"roof material in all new construction.Wood shingles and shakes shall be
prohibited
• Capacity of 1,000 GPM at 20 PSI fire flow from project fire hydrants on public water mains. For
groupings of one-family and small two-family dwellings not exceeding two stories in height and more
than 30 feet apart,the fire flow requirements are a minimum of 1000 GPM. Fire flow requirements for
all other buildings will be calculated based on building size,type of construction,and location.
• A buffer zone along the backs of the homes which are contiguous with the wildland area. This buffer
zone is to be landscaped with irrigated(wet banding)or equivalent fire-resistive vegetation.
• Automatic fire alarm systems and sprinklers ia ftH aea residential stmetules for humae use. where
required by current codes.
• Compliance with DRFA minimum road widths,maximum street slopes,parking recommendations,and
secondary access road requirements.
• Require residential structures outside the Authority's established response time and zone to include fire
alarm systems and sprinklers.
6.4 Solid Waste
Coordination of solid waste management activities in Alameda County is the joint responsibility
of the County's Solid Waste Management Authority and local jurisdictions. The City of Dublin
currently contracts with a private company for residential and commercial garbage collection
within the city limits. This disposal service company does not foresee any problems in providing
garbage collection service to the Planning Area once it is developed.
----------------------------------------------------------------------------•-----------------------------------
GOAL: Development in the Western Dublin Planning Area shall provide efficient collec-
tion of solid waste material with special emphasis on recycling programs.
6-S
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Community Services and Facilities
6.5D Public Library Service,The City should coordinate efforts with Alameda County to provide library
services,including the following options:
• Bookmobile service in western Dublin.
• Possible community use of the school library in western Dublin.
• Possible assessment of fees for branch library expansion in downtown Dublin.
6.5E Commute Organizations
• The City shall require a minimum one acre site,with suitable access to a collector street,to be reserved
for sale to nonprofit organizations which would allow significant public access to meeting space.The
sales price of this property shall be reasonable,and the City shall be notified of the amount.This land
shall be reserved in a location approved by the City,where the facility can serve as a local landmark.
This land shall be reserved until substantial buildout of the Planning Area as determined by the City,
and may revert to private park and recreation use with the approval of the City.
• Residential zoning in western Dublin shall include community organizations as a conditional use.
6.5F The City shall analyze other municipal service needs to assure that satisfactory ongoing service can be
provided for western Dublin. This includes building and safety, engineering, planning, and general
government services.
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T 7 ec1restton:::a> d o e .acs Qwnersh�p end M t em x > <:>:»><
Text
Loca. % of Management Ongoing
tion in Type of Total and Funding
SP Open Space Acres Site Access Ownership Maintenance Source
7.2 Neighborhood 20 <1% Public City of Dublin City of Dublin City revenues
Parks Parks and Rec.
Dept.
7.3 Golf Course 175 6% Public(part time) Golf Course Golf Course Owner
Private Corp., developer manager and
membership or staff
homeowners
7.4 Private 8 <190, Local residents Homeowners Homeowners Homeowners
Recreation Assoc. Association Association
personnel/ assessments
contractors
7.5 Internal and * * Maintenance Open space ease- Homeowners Homeowners
Perimeter Open purposes only ent on private Assoc.or Association or
Space p xcels; Landsc./Ltg. Landsc./Ltg.
Homeowners Dist.person- Dist.assessments
Association or nel/contractors
Landsc./Ltg.Dist
7.6 and Village Center 1(min.) <1% Public Private Shopping Shopping Center Owner
Chap. Plaza Center Corp. manager and
3,9 staff
7.7 Rea onal Trail * * Public EBRPD or other East Bay EBRPD or other
an d approved entity Re�ronal agency revenues
Staging Area Parks District
or other agency
7.8 Hollis Canyon 60 2% Public City of Dublin City of Dublin City Revenues
���/�rcnic Paz
Lineaz P areas) and Recreation
Department
7.9 Resource 1,772 56% Public(trails EBRPD or Open EBRPD or Open EBRPD
Protection only) Space District(to Space District revenues or
Area be formed) personnel Open Space
District
assessments
Chap.9 Other Open ** ** Public Landscape and Landscape and Landscape and
Space: Lighting District Lighting District Lighting District
boulevard and or or or
related gateways Homeowners Homeowners Homeowners
Assoc. Assoc. Association
assessments
Sub- 2,036 65%
Total
Developed Area 1,104 3596'
SITE+ 3,140 100%
TOTAL
* Included in Resource Protection Area
**Included in street area.
***Linear park includes 9-acre primary maintenance area. Exact acreage to be determined.
SP=Specific Plan
+ Excludes Supplementary Study Areas.
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Recreation and Open Space
• Management: Iaterna_1 open sue.A Homeowners'Association orequivalent entity shall be designated
to provide maintenance of internal open space areas, including weed abatement and revegetation of
eroded or damaged slopes.Private fencing of common areas shall be prohibited.
• Management Perimeter open space. Where development abuts open space,create a privately-owned
buffer zone associated with the development. Maintenance of this buffer zone shall be the responsibility
of a Homeowners'Association or other entity approved
by the City. The buffer zone should have a minimum width of 50 feet,and shall include all engineered
slopes and drainage structures.
7.6 Village Center Plaza
The Village Center will serve as the social and commercial center of western Dublin.The Village
Center uses would be grouped around a plaza,modeled after the traditional town square as seen
in Sonoma and elsewhere. The Village Center concept is discussed in Chapter 3, with design
standards in Chapter 9;this section focuses on the central open space within the Village Center.
--------------------------------------------------------------------------------------------------------------
GOAL: To include open space in the Village Center which will serve as a setting for
outdoor events and socializing.
----------------------------------------------------------------------------------------------------------------
This open space would be designed for outdoor events such as arts and crafts exhibits,
educational and public service displays, holiday events, and small concerts. The plaza would
not be used for organized sports.Maintenance would be handled as part of the management of
the Village Center.
Policy 7-15:As part of the Village Center,provide a plaza with a minimum size of one acre,
designed as a traditionally-oriented town square for outdoor events.
ACTION PROGRAM: Village Center Plaza
7.6A As part of detailed development approval for the Village Center,the City shall require.a landscaped
open space area of one acre or more.The plaza shall include lawn,canopy shade trees,seating areas,lighting,
and landscaping,with space designed for exhibits and outdoor events.
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Recreation and Open Space
Staging Area
In conjunction with the regional trail, a staging area is needed for area residents to use the trail.
The staging area shall be conveniently located for visitors to western Dublin,without having to
travel through residential neighborhoods. A possible location would be at the northeast corner
of Dublin Boulevard and Hollis Canyon Boulevard; Dublin Boulevard would need to be shifted
slightly south in order to make room for parking. Allowance is needed for equestrian trail users.
Policy 7-17: Provide a staging area for trail users in western Dublin,with convenient access
for visitors.
Lateral Trail Links and Trail Access Points
As described in Chapter 4,lateral trail links should be provided to connect residential areas with
the regional trail. Where development occurs near the trail, access points should be included
for the use of local residents,with orientation signs,benches, and on-street parking space.
Policy 7-18: Lateral trail links and trail access points to the regional trail shall be located and
designed for convenient pedestrian use.
Possible Connection to West and North
As noted in Section 7.8,a linear park is planned in Hollis Canyon,extending across the Westem
Dublin Planning Area from east to west. An extension of this pedestrian route to the west would
be highly desirable, although intervening streets and freeways present complications. This link
could serve pedestrians walking to Castro Valley destinations,as well as providing a recreational
trail link to the primary regional trail in Castro Valley.Links to the north could connect with a
planned trail system in the Westside area of San Ramon.
Policy 7-19: Encourage pedestrian links between western Dublin and nearby urban areas. In
particular, explore the creation of a pedestrian link between the Planning Area and Castro
Valley,and trail links with the San Ramon Westside Area.
ACTION PROGRAM:
7.7A The City shall require the following as conditions of development approval:
• Dedication of the regional trail corridor along Divide and Skyline Ridges,as well as a staging area and
links to the San Ramon Westside Area,to the East Bay Regional Park District or other approved entity.
• Construction of trail as well as staging area improvements according to EBRPD standards. Trails
typically are 12 to 14 feet wide,with a 10 percent slope,preferable maximum. Twelve parking spaces
shall be provided,including at least three spaces for equestrian truck-trailer units. Adequate turnaround
space shall be provided for truck-trailer units.
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Recreation and Open Space
ACTION PROGRAM: Hollis Canyon Linear Park
7.8A Park Planning. The City of Dublin shall determine the preferred concept of park ownership and
management for the park,and shall require the following as conditions of development approval.An interim
agreement may be needed with the Moms property owners to clarify access across this property.
• Provide funds for the City to prepare a detailed park plan,including standards and construction drawings
for trails,fencing,pond modifications,and other necessary alterations.
• Dedicate land.
• Conduct a complete geotechnical investigation of all potential park land, and complete any necessary
landslide repair which could affect trails or other improvements.
• Complete stream channel and pond improvements as described in Chapter 8.
• Provide complete revegetation plans as needed in park corridor. This would include enhancement of
existing vegetation, as well as new plantings in areas to be disturbed by grading.
7.8B Park Improvements.
• Construct bicycle path and pedestrian trail.
• Complete stream channel and pond improvements.
• Make special provisions to minimize impact of the linear park on the existing Morris residence.Phase
the project if necessary so that the linearpark in this area is installed after most development is in place.
Confine access to the immediate corridor of the trail in this area, which generally would follow the
existing alignment of Hollis Canyon Road.Require secure fencing to minimize the risk of trespass.
7.9 Resource Protection Area
This comprises the large areas of natural open space in the Planning Area, including ap-
proximately 1,900 acres.Most of the Resource Protection Area is rugged terrain in the eastern
part of the Planning Area; Shell Ridge,northern Oak Ridge, and Phillips Ridge would also be
included. Detailed environmental issues involving resource protection are discussed in Chapter
8; this section focuses on access, ownership, and management responsibilities.
----------------------------------------------------------------------------------------------------------------
GOAL: To designate large areas of natural open space in the Planning Area as a Resource
Protection Area, in order to preserve this land as permanent natural open space.
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Recreation and Open Space
Policy 7-22: The City shall encourage the East Bay Regional Park District to take on
management of the Resource Protection Area. Any other entity responsible for management
shall have the necessary expertise for managing large tracts of open rugged terrain.
Access
The proposed Ridge Trail and its lateral trails would be located in the Resource Protection Area.
Other general public access to these biologically-sensitive lands would need to be restricted.
Emergency and maintenance access,primarily for fire control and geologic hazard abatement,
is needed along the development perimeter.
Policy 7-23: Restrict public access in the Resource Protection Area to trails and related
low-intensity recreational use. Provide access to the Resource Protection Area as needed for
fire control,geologic hazard abatement,and general maintenance.
ACTION PROGRAM: Resource Protection Area
7.9A The City shall require the following as conditions of approval:
• Land dedication.
pttbRe e--*,., .....fmefit a en spaee.�Ibe dedieatien agreement sh—all efnphasi2e 14iat this land mey
not be eemidered f
Land designated as a Resource Protection Area shall
be restricted to open space by documents which shall emphasize that this land may not be considered
for development in the fixture.
• Management.Resolution of the open space management issues must be completed prior to the issuance
of site-specific development plans and/or grading plans.
• Maintenance.Arrangements for long-term maintenance by the East Bay Regional Park District or other
entity shall be specified to the satisfaction of the City.
• Access. For maintenance and fire protection purposes, access shall be provided at frequent intervals
along the perimeter of development,as approved by the Fire Chief.
7.9B The City shall establish an open space zoning district with the following provisions,or take equivalent
action:
• Allowable uses shall be limited to wildlife habitat,watershed, general resource management,low-in-
tensity recreational use(trails)and existing powerlines and communications facilities.
• High intensity lighting,major noise-producing operations,or other activities which would degrade the
resource and esthetic value of natural open space use shall be prohibited.
• Agricultural use shall be restricted to any controlled grazing,which is part of a wildfire management
program.
• Grading shall be limited to necessary initial earthwork completed as part of adjacent development;minor
grading for trail improvements;driveways for existing homes; and landslide repair or other necessary
7-17
AA8914-S P,S914-S P7D
Recreation and Open Space
geologic hazard abatement near development.New landslides which do not affect development or roads
may be left in place.
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Environmental Management
Policy 8-10: Development of the Western Dublin Planning Area shall include measures to
effectively minimize the problems associated with springs and shallow ground water conditions.
Excavation
Deeper cuts in areas underlain by bedrock of the Panoche Formation,Monterey Group and the
San Pablo Group may expose rock that is difficulf-to excavate with conventional grading
equipment. If blasting is required to make excavations, there could be noise as well as safety
problems. .
Policy 8-11: Blasting to facilitate excavations is discouraged and should be performed only
after all other feasible techniques have been exhausted.
ACTION PROGRAM: Geology, Soils, and Grading
8.2A Detailed geotechnical investigation.tion.For proposed development in the Western Dublin Planning Area,
the City shall require a detailed geotechnical investigation which shall include the following:slope stability,
seismic hazards,expansive soils,erosion control,fill settlement,and groundwater/springs.
• Sloes stability_. As a part of detailed geotechnical investigation,major construction slopes should be
evaluated and each landslide,debris flow area,rockfall area and area of soil creep that could potentially
impact the proposed development should be evaluated by: 1) characterization of the extent of slope
instability,2) assessment of the risk to the proposed improvements, and 3)preparation of appropriate
mitigation measures to reduce the risk of damage to an acceptable level.
• Seismic hazards. As part of the detailed geotechnical investigation,detailed analysis of seismic hazards
shall be required for proposed projects in the Western Dublin Planning Area. Effects of ground shaking
also shall be carefully evaluated in the geotechnical evaluation,including secondary effects such as rock
falls and seismically-induced landslides. The potential hazards of liquefaction and lurching shall be
assessed as well.
• Expansive soils. As a part of detailed geotechnical investigation,the expansive potential of the various
earth materials shall be evaluated and measures developed to reduce the risk of damage to improvements.
• Erosion control. The City shall require erosion control plans. The erosion control plan shall include
recommendations for preventing erosion and scour of existing drainage ways,consistent with biological
and visual values.The plan shall include detailed measures for re-vegetation of exposed soil surfaces.
• Fill settlement.As part of detailed geotechnical investigation,the City shall require detailed evaluation
of potential fill settlement.This evaluation shall include measures to minimize risks due to fill settlement.
All feasible measures should be taken to minimize the placement of structures,roads,and utilities over
deep fill.Include special design considerations for deep fill.
• Ground water and springs. Areas of possible shallow ground water shall be identified in a detailed
geotechnical investigation. Recommendations to mitigate the adverse affects of shallow ground water
in those areas as well as in areas of shallow ground water that may develop following grading shall be
prepared,evaluated,and implemented.
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Environmental Management
8.2B QM ing.Plan. A detailed grading plan shall be submitted to the City for review and approval. The
grading plan shall be designed to meet City standards, reduce visual impact, and satisfy geotechnical
requirements. The plan shall include:
• An emphasis on the use of grading techniques which relate to natural land contours,with horizontal and
vertical variation of slopes. Every effort shall be made to reduce earthmoving requirements and areas
of land disturbance,while still meeting project objectives. Tops and ends of cut and fill slopes should
be rounded,to provide a smooth transition to natural terrain. Small,naturally-contoured slopes should
be used in preference to large,geometric shapes.
• Demonstration that any landform alteration near streets maintains clear sight distances for traffic,
bicycles,and pedestrians.
• Demonstration that grading and other land alteration for geotechnical or hydrological reasons includes
careful consideration of visual concerns.
• Demonstration that grading near existing trees to remain includes special construction methods within
the tree drip line, restrictions on grading and compaction near the base of trees, and other related
requirements.
• Identification of watersupply for grading and dust control.The use of recycled water for these purposes
is highly preferred.
8.2C Excavation/blasting. The proposed grading plan shall be evaluated so blasting and the associated noise
and safety concerns can be avoided if possible. If blasting cannot be avoided, a blasting plan shall be
submitted to the City for approval. The blasting plan shall include provisions to control the impact of noise,
as well as safety procedures to limit flying rock and ensure controlled detonation. Any blasting operation
should be performed in accordance with Alameda County and City of Dublin regulations, and shall be
<' approved by the City prior to implementation.
8.3 Biological Resources
The Western Dublin Planning Area includes several distinct biomes, or assemblages of plant
and animal species which normally exist together under natural climatic conditions.Biomes are
often named for their dominant plant community, such as a riparian woodland biome.
Figure 8-3 illustrates the biomes in the Planning Area. West Dublin Report 1 includes more
detailed information about biological conditions, including lists of species recorddd for the
Western Dublin Planning Area.
1 WPM Planning Team,Study RgaQrt 1 Environmental Settinolauni Considerations, Western
Dublin,CA,1989. Available for review at the Planning
Department,Dublin City Hall.
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Environmental Management
Other Biological Implications of Environmental Alteration
Wildlife Corridor Alteration
Mammals and other wildlife species do not occupy a fixed place in the western Dublin area,but
move in response to changing needs for food and water.Riparian growth along stream channels
provides a preferred route for these movements. While some species have become adapted to
human presence, other species prefer to stay clear of human habitation and activity. Existing
wildlife corridors in Elderberry Canyon,Martin Canyon, and elsewhere would be disrupted by
proposed development, and replacement would be necessary.
Policy 8-18: Development in the Planning Area shall be designed to incorporate meaningful
and functional wildlife corridors,so that both large and small wildlife species may move freely
through the remaining natural areas.Existing corridors shall be preserved wherever possible;
new corridors shall be designed for maximum long-term wildlife benefits. Proposed develop-
ments should be designed to avoid creation of"habitat islands"which are cut off from adjacent
tracts of natural habitat.
Powerline Canyon Reservoir
As noted in Chapter 5,a reservoir is proposed in Powerline Canyon as part of a water reclamation
system.This reservoir would have fluctuating water levels at various times of the year.Located
next to a large oak woodland, with no development in the immediate area, the reservoir has
potential for serving as a feeding and watering site for birds. Other wildlife needs for access to
the reservoir would have to be reconciled with security requirements, if since the reservoir is
would be fenced to keep people out.
Policy 8-19:Design and manage Powerline Canyon Reservoir for wildlife benefits consistent
with the primary use of the reservoir, including provision of a year-around water supply. If
Since fencing of the reservoir is required,provide a nearby ancillary water source for wildlife.
Golf Course Wetlands
New ponds and reconstruction of streams are proposed as part of the proposed golf course in
western Dublin.With proper treatment,these features could provide wildlife benefits over time.
Replacement of the current linear riparian corridor in Elderberry Canyon is particularly
important.
Policy 8-20:Include ponds and streams in the golf course design.Design these aquatic features
for maximum wildlife benefits,with continuous wildlife corridors incorporated into the design.
Provide a dense border of vegetation around these water features, consistent
with golf course use.
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Environmental Management
• Grassland revegetation. Remaining areas of grassland disturbed by development activity shall be
reseeded, with an emphasis on re-establishing native grassland species. Grassland revegetation and
management shall include consideration of interbiome dependency needs of certain species.Appropriate
grassland buffers between woodland/scrub and developed areas shall be provided.The Environmental
Management Plan shall indicate specific areas and standards for native grassland re-establishment.
• Northern coastal scrub revegetation.Development plans shall have an emphasis on protection of this
biome. Any areas of northern coastal scrub to be removed shall be replaced on a 3:1 basis. The
Environmental Management Plan shall indicate precise areas and standards for revegetation.
• Coast live oak woodland revegetation.The Environmental Management Plan shall include standards
for protection of existing oak woodland to remain.Requirements for areas proposed for oak woodland
revegetation shall be identified, together with the slope aspect and soil type. Removed trees shall be
replaced at a minimum 3:1 ratio.Minimize night lighting in adjacent areas of woodland to remain.
• Blackbird Pond enhancement.Detailed enhancement plans for Blackbird Pond shall be included with
any development submittals affecting this area. Careful dredging is needed to remove sediments and
XX
restore the pond to its original size. Care must be taken to maintain or re-create an extensive shallow
inshore ozone around the pond.Cattail control should be practiced in at least one-half of this zone area.
It may be desirable to create an island in the pond for avian habitat.Primary use of this pond shall be
for wildlife habitat,with no intensive use of the water for active recreation.Natural vegetation shall be
planted in barren areas along the shore.Recreational uses such as picnicking shall be set back from the
pond,with access limited to a dock and nature observation area.The water level shall be managed so
that at least a minimum pool is retained throughout the year. Water depth near the shore should be
established to minimize possible hazard due to unauthorized access by children.
•
Stock pond enhancement.A professional biologist shall evaluate existing stock ponds to see if they can
serve as viable wildlife habitat areas. Enhance these ponds with revegetation where appropriate, or
relocate ponds to settings near vegetative cover.
• Golf course water features.Ponds and reconstructed stream channels on the golf course shall be designed
to provide effective wildlife habitat while meeting recreation needs for the golf course.The golf course
plans shall demonstrate how effective wildlife corridors can be created and connected to adjacent natural
areas,with particular attention to the area near the clubhouse.
• Powerline Canyon Reservoir. Provide a permanent water source for wildlife in this area, including a
minimum reservoir pool with a non-fluctuating water level and/or a nearby water source.Wildlife use
of the reservoir shall be consistent with water quality needs.
• Grazing.If domestic livestock grazing is not to be prohibited entirely,the Environmental Management
Plan shall identify non-grazing areas of the site. These shall include all stream channels and other
sensitive areas. Fencing shall be provided to secure these areas from degradation by livestock. Other
stringent standards shall be established to avoid continued overgrazing in western Dublin.
• Riparian woodland. Modify development plans wherever possible to protect riparian woodland.
Designate buffer zones along existing streams to remain;these buffer zones shall remain in open space.
Coordinate any necessary stream channel alteration so that flood control and access needs are balanced
by visual and biological concerns. Provide an adequate riparian corridor width to protect riparian
vegetation and to downstream flooding. Revegetate stream banks with characteristic plan materials.
Riparian woodland shall be replaced on a 3:1 basis.
• Wildife corridors. Incorporate detailed planning for wildlife corridors into project site plans.
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Environmental Management
the potential for vandalism.An interpretive sign may be used at one location to describe the historic
value of the walls and the need for their protection.
8AB The City shall encourage the following action:
•
InteMretive displays. Encourage the inclusion of interpretative displays in the Village Center or
elsewhere to describe the history and prehistory of western Dublin.This display could include photos,
taped interviews with area ranchers,and artifacts salvaggd during construction.
8.5 Noise and Electromagnetic Field Concerns
Noise levels in the Planning Area were evaluated in a field survey. The detailed results of this
investigation is described in Report 1 for western Dublin.3 In general,there are no major sources
of noise within the Western Dublin Planning Area,except for occasional ranch vehicles. On the
easterly slopes, highway traffic in the San Ramon Valley is audible. Construction noise from
nearby developments is also present. The Schaefer Basin is exposed to noise from I-580.
High-voltage transmission lines crossing the site generate noise,and also are of possible concern
in terms of health effects from electromagnetic fields.
----------------------------------------------------------------------------------------------------------------
GOAL: To plan new development in western Dublin so that noise and electromagnetic
field concerns are minimized.
----------------------------------------------------------------------------------------------------------------
Freeway Noise
Although I-580 borders the Planning Area, a series of ridges serves as a barrier to noise
transmission;the 60 and 65 decibel(Ld„)noise contours follow these ridgelines.Schaefer Basin
is an important exception. In this area, the 60 dB contour extends as much as 1,800 feet from
the highway centerline; residential development is proposed in this area.
Policy 8-25: Development in the Schaefer Basin shall be designed to minimize the effects of
noise.
3 WPM Planning Team, .Western Dublin
Gene Plan Arnendment/Snecific Plan Study.Dublin, 1989,Chapter 5.9.Available for review at City of
Dublin Planning Department.
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Environmental Management
Construction Noise
Development of the Planning Area will generate noise. Existing sensitive receptors include
homes in Eden and Hollis Canyon, dwellings on the hills northwest and west of Eden Canyon,
and homes in the Sunny Heights subdivision just west of the Planning Area.
Policy 8-26: Projects in western Dublin shall include measures to minimize the effects of
construction noise on residents of the surrounding area.
Transmission Line Noise
During humid weather conditions, the PG&E transmission lines generate high-frequency
"crackling" noise from discharges in the air and on the tower hardware. These discharge
phenomena are also the source of potential radio and television interferences.
The PG&E transmission lines are a development constraint, not so much in terms of the noise
reaching a high decibel level, but because of possible concern and irritation of future residents
living near the lines.The greatest concern is for areas close to the towers.
Policy 8-27: Development in western'Dublin shall be planned to maximize the distance from
high-voltage transmission lines wherever possible.
Transmission Lines: Potential Health Concerns
In recent years, considerable attention has been focused on the possible health effects of
electromagnetic fields generated by pe eAin high-voltage transmission lines and other
sources.The powerlines crossing the Planning Area generate strong eleetrarnagnetie significant
electric and magnetic fields. At this time,there is no conclusive evidence linking electromag-
netic fields to health problems. Some studies have indicated ft eaffelatien, l'le ,.`he f eseff eh
--etremagnetie fields d health an association of magnetic
fields with certain types of cancer, but the scientific evidence is not conclusive. However,some
government agencies such as the California State Department of Education have adopted
guidelines for setback of schools and certain other activities which could be sensitive, as a
prudent avoidance strategy.
Policy 8-28: While research continues on the potential health effects of electromagnetic fields,
the City of Dublin shall take reasonable precautions for future development near transmission
lines in western Dublin.
ACTION PROGRAM: Noise and Electromagnetic Field Concerns
8.5A The City of Dublin shall require the following as conditions of approval for applicable projects in the
Planning Area.
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Environmental Management
• Freeway traffic noise.Development in the Schaefer Basin shall have site planning and building design
standards applied to minimize noise impacts from I-580,in compliance with the City's adopted Noise
Element.In particular,berms or equivalent measures shall be used along the south edge of residential
areas within sight of the freeway.
• Co struction noise.Apply detailed noise control standards for projects in western Dublin.Require the
use of berms and natural landforms wherever possible to reduce the duration and intensity of noise.
• Transmission line noise. Site plans for development in western Dublin shall be modified to shift
development away from transmission lines and towers wherever possible. Future residents near the
transmission lines shall be provided a disclosure statement before purchasing or renting homes,noting
that the transmission lines will be generating noise in humid conditions. The following areas are
considered sensitive to transmission line noise.
Within 250 feet of towers for building pad elevations below 850 feet.
Within 200 feet of towers for building pad elevations between 850 and 900 feet.
Within 100 feet of any tower for building pad elevations above 900 feet.
Within 50 feet of the right-of-way for the entire line.
• Transmission ices• health concerns.Potential homeowners and renters near the tfamfflissien lines S
in areas sensitive to transmission line noise also shall be given a disclosure statement, noting that
research is continuing on the potential health effects of electromagnetic fields.
• Noise standards. Apply the traffic noise requirements of the Dublin General Plan to new development
in western Dublin. Review all development proposals in noise-impacted areas on the project site, for
compliance with applicable City standards.
8.6 Visual Resources
Rugged ridges and canyons with woodland,open grassland, and picturesque rock outcroppings
in the Western Dublin Planning Area combine to create a landscape of exceptional scenic value.
The Planning Area is part of an open space corridor which provides strong visual definition for
urban landscapes to the east and west. Prominent ridges and landmarks on the site can be seen
from San Francisco to the Altamont Pass.The Planning Area also has special visual significance
to travelers on Interstate 580, which borders the site on the south. Alteration of the site thus
could potentially affect the visual image of this part of the Bay Area for a large number of area
residents and highway travelers.
A detailed analysis of visual resources is included in West Dublin Report 1 4. This report notes
that, in comparison to nearby urban landscapes, the western Dublin area has been relatively
4 WPM Planning Team, i g Considerations, Western
,1989,Chapter 5.8. Available for review at the Planning
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Environmental Management
Home Occupations and Neighborhood Work Centers
The concept of the"electronic cottage",enabling people to work at home some or all of the time,
has been receiving increasing attention as a method of reducing traffic congestion and resultant
air pollution.In addition to telecommunication-related work activities,other home occupations
have a long tradition, and are a desirable approach, although their widespread use is somewhat
limited by psychological disadvantages of working at.home. Home occupations need to be
limited to "inconspicuous uses" which do not disturb nearby residents.
An experimental concept now being tried in various locations is the neighborhood work center.
With this approach,a company or government agency sets up a satellite office near a residential
area.Workers in the vicinity can then walk or drive a short distance to the work center, and still
benefit from being in a work environment away from their home. A variant on this idea is the
shared office facility,where private office space for self-employed individuals is combined with
common access to equipment and personnel. Neighborhood work centers and shared office
facilities would be appropriate in the Village Center and the Neighborhood Center.
Policy 8-38: Permit home occupations,neighborhood work centers,and shared office facilities
in western Dublin, with suitable controls to avoid neighborhood disruption.
Other Air Quality Issues
Fireplaces and Wood Stoves
While fireplaces and wood stoves are an attractive feature in homes,their collective use can add
to air quality problems.Improved models of efficient wood stoves are available which greatly
reduce pollutants.The U.S.Environmental Protection Agency(EPA)has approved certain units
for use.
Policy 8-39: Require the use of EPA-approved wood stoves and fireplaces if these features are
planned for new housing in western Dublin.
Construction Dust
Large-scale grading would be required for development in western Dublin. Without proper
controls,construction dust can become a health concern as well as a nuisance for area residents.
Policy 8-40: Require effective dust control measures for grading activities in western Dublin.
Emphasize the use of recycled water for dust control.
Educational Program: Pamphlet for New Residents
As new.residents in western Dublin move in,they are in a position to take advantage of the air
quality conservation opportunities provided in their community. Information should be made
available for this purpose.
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Environmental Management
Policy 8-41: Provide information for western Dublin residents about opportunities for reducing
air pollution.
ACTION PROGRAM: Air Quality
83A Perinitprocess�n_g priority.The City shall actively encourage specified types of development which
can help to reduce vehicle emissions,in keeping with the standards of this Specific Plan.City staff shall be
directed to give priority for permit processing of uses which are encouraged in the Specific Plan.
8.713 Zoning and other land use regulation in western Dublin
(1) Permit home occupations which do not require significant signage,visitors, truck deliveries,noise, or
other significant neighborhood disturbance.Stipulate home occupations as a permitted use for all residential
areas in western Dublin.
(2) Permit neighborhood work centers (satellite offices) in the Village Center and in the Neighborhood
Center.Include satellite and other offices as permitted uses in these locations.
(3) Permit the location of at least one full-service gas station in western Dublin,which would provide on-site
tow truck service.Include full-service gas stations with tow truck service as a permitted use in the freeway
commercial distri ct,subject to design review.
8.7C Building permit processing
(1) Where consistent with State law,include standards for efficient EPA-approved wood stoves and fireplace
units as a supplement to the Building Code for western Dublin. Require identification of equipment on
building plans,with data about efficiency.
(2) Where consistent with State law, require electric outlets in all garages of residential units in western
Dublin,conveniently located and suitable for recharging of electric cars.
8.7D Public works standards.In conjunction with adoption of street standards for western Dublin,include
a statement that golf carts may be used on dedicated pathways, consistent with applicable regulations.
Consider a golf cart path along Hollis Canyon Boulevard to allow golf cart access from homes in the Golf
Course Neighborhood to the Village Center.
8.7E Grading
_permit processing. Require strict dust control measures for grading in western Dublin, in
keeping with City standards and practices.
8.7F Other conditions of approval
(1) Require a transportation management plan in conjunction with project approval for the Eden Canyon
Country Club project and the Cronin Ranch project.Encourage this planning to be completed as a coordinated
effort. The transportation management plan shall include detailed measures to reduce traffic, such as
arrangements for van pooling,off-peak commuting for golf course employees,and other measures.
(2) The required pamphlet for new residents(see Action Program 8.1 C)should include specific information
on how they can help to minimize air pollution,including use of local trails,bicycle routes,transportation
management,and other measures noted in this section.
LL
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Design
Policy 9-5: Use innovative site planning and design techniques to preserve privacy while
promoting social opportunities in residential neighborhoods.In particular, locate windows of
homes so that there is minimal visual intrusion on neighbors' windows and backyards.
Garages and Driveways
Two parallel trends have combined to cause a site planning concern over the nature of garages
and driveways in residential development. First, garages have been getting larger; two-car
garages have become a minimum standard for single-family residential development. Concur-
rently, lots have been shrinking in size. The result often is a streetscape dominated by large
garages and driveways. The street then takes on the role of a service corridor rather than a
multi-use ceremonial entry and social space.
Policy 9-6: Garage and driveway placement and size shall be carefully evaluated in order to
minimize a garage-dominated streetscape. Use alleys, auto courts, setbacks and other site
planning techniques in order to improve visual quality of residential neighborhoods,particular-
ly in small-lot subdivisions.
Security
How people feel about their neighbors, and how they believe their neighborhood reflects their
values, will influence the degree to which they will actively participate in protecting that
neighborhood. Site design is one of many factors that can contribute to safety and security.
Policy9-7: Site planning should provide for police and security guard surveillance in all public
areas. Informal surveillance by residents should be encouraged. Entrances to the project and
to individual housing clusters should be structured and clearly marked. Lighting shall be
provided in areas of night use, such as access walks to the Village Center.
ACTION PROGRAM: Site Planning
9.2A Privacy plan.Development applications for each residential district shall include a privacy plan,with
diagrams,elevations,and/or standards to assure that each residential unit will have satisfactory privacy.
9.2B Lot orientation for energy conservation.As part of tentative map review for residential projects within
the Planning Area, lot orientation for energy conservation shall be evaluated by the City. As a desirable
goal, a minimum of 65%of lots shall have their major axis within 30 degre es east or west of a north-south.
alignment.However,in hilly terrain,proper lot orientation needs to be balanced against other site planning
constraints.Exceptions to this stmdard shall be considered when it is demonstrated that there would be no
significant adverse effects on energy use due to lot orientation, or when innovative energy conservation
techniques(beyond State standards)are applied to achieve equivalent energy benefits.
9.2C Garages and driveways. As part of detailed review of the project by the City,garage placement shall
be evaluated.For detached single-family homes,street-facing garages generally shall not extend beyond the
front facade of the home. Exceptions may be allowed in the cases of homes on steeply-sloping lots, and
custom homes on lots of more than 8000 square feet.In place of garages which dominate the street frontage,
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Design
Coordinated Building Treatment
It is desirable to achieve a sense of identity within housing clusters. This is necessary for
practical reasons(ease of identifying and describing where one lives,and for proprietary reasons)
to add a level of pride to owning a home within a distinctive neighborhood.
Policy 9-10: Compatibility within building groups should be achieved. Dwelling units or other
structures should offer variety in size and layout,but should relate to one another by harmonious
use of materials, colors, roof styles,and details within each cluster. Supplementary colors and
trim details should provide interest and refinement without undue contrast with the basic theme.
Building Materials
The East Bay residential heritage reflects a variety of styles. The particular design style for
buildings in western Dublin is not as important, however, as careful selection and use of
appropriate building materials.
Policy 9-11:Building materials should be selected that are durable and visually appealing.
Building Setbacks
Traditional application of uniform building setbacks has sometimes resulted in monotony in
residential neighborhoods. Flexible setbacks,particularly in western Dublin's hillside terrain,
can provide a more satisfying built environment.
Policy 9-12: Variable setbacks should be used to allow a variety of lot sizes and housing
arrangements in western Dublin.
ACTION PROGRAM: General Building Design Policies
93A Zoning Regulations.The City shall establish detailed zoning regulations specifically geared forwestem
Dublin,based on current City standards where appropriate,but allowing flexibility for special conditions in
western Dublin.These zoning regulations shall include limitations on height,as well as setbacks.
9.3B Design Review Committees,
Deai-,n
b
Gity e
design
pfineiples:All construction shall be subject to the City's site development review guidelines,permits and
any supplemental design conditions.
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Design
Policy 9-14:Provide convenient parking which does not detract from the pedestrian emphasis
of the Village Center.Instead of one large lot,provide grouped parking primarily at the side or
rear of buildings. Allow limited on-street parking where appropriate. Make parking clearly
available to shoppers, through the use of signage and visibility of parking lots.Locate parking,
deliveries, trash pickup, and other similar services at the side or rear of buildings.
Pedestrian Scale -
The detailed design of the Village Center can be an important factor in encouraging people to
walk rather than drive.Pedestrian amenities along the approaches to the Center,as well as within
the Center itself, can make walking an enjoyable experience.
Policy 9-I5: Include pedestrian amenities such as trees and shade structures, benches,
sculpture,and pedestrian-scale lighting along the approaches to the Village Center. Within the
pedestrian-oriented areas of the Village Center, establish controls on the height and length of
building walls, the amount of uninterrupted asphalt paving, street width, distance between
crosswalks,and the continuity of shop fronts.Building facades and entries should be varied and
articulated to provide visual interest to pedestrians. Provide features such as porches, bays,
balconies,arcades,and street level windows.Encourage pedestrian-oriented activities such as
outdoor cafes and shops with attractive window displays.
<:> ACTION PROGRAM: Village Center
9AA Use Permit Requirements. A conditional use permit shall be required for the Village Center,at the
time that this part of the project is developed. The conditional use permit shall serve as the basic development
plan approval for the Village Center. As part of the submittals for this permit the following design-level
information shall be provided.
• Site plan,with designation of high-activity areas and pedestrian corridors. Pedestrian pathways from
nearby residential areas shall be included.
Master landscape plan, with attention to providing shade for pedestrian pathways and parking lots,
energy-conserving features, solar access, and water-conserving features, including DSRSD's Best
Management Practices.
• Desists standards to assure that the project is designed at a pedestrian scale(see Action Program 9.4B).
• Signage ,with an emphasis on clear orientation.
• Lighting.plan.There shall be anemphasis onpedestrian-scaled light fixtures.Wall-hung exterior lighting
shall be a preferred approach along pedestrian passageways, at comers of buildings, and on building
walls next to parking lots. Bollard lights at approximately 42 inch mounting height, and post lights at
12 to 18 foot mounting height may also be used. Harsh colors shall be avoided for general lighting. The
lighting plan shall be designed to minimize light and glare impacts for residents of the Village Center
area. Lighting of signs shall be strictly controlled.
Service provisions,including screened trash areas and mechanical equipment.
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AM914-SA8914-SP9
Design
Common Open Space and Outdoor Living Space
Since individual outdoor living areas are limited for multi-family units,access to common open
space is essential.Central recreational facilities help to create a high-quality living environment.
Policy 9-18: Provide common open space in multi family residential developments, with
convenient access from all units.Each multi family residential district shall include significant
private common open space, including children's play'areas, unless the district is designated
for senior housing.
Individual outdoor living space, even if limited to a balcony or small patio, adds to the quality
of an apartment or townhouse unit.
Policy 9-19: Provide private outdoor living areas for residential units in western Dublin;
designated affordable housing units may be excluded from this requirement.
Outdoor Storage and Mechanical Equipment
Utility companies (electricity, gas, telephone and cable TV)need to have ready access to their
lines and equipments. However, above-grade transformers,valves,meters, and relay boxes are
often placed in conspicuous locations, detracting from otherwise pleasant views.
Policy 9-20: Outdoor storage areas and mechanical equipment shall be enclosed or hidden
from view. Mechanical equipment shall be placed out of view.
ACTION PROGRAM: Multi-Family Residential Design
9.6A The City of Dublin shall require the following as conditions of project approval:
• Designation of a common open space area with recreation facilities.
• Common open space shall be landscaped,and maintained through a homeowners association.
• Outdoor living areas.The City's zoning standards for multifamily residential development in western
Dublin shall specify that ground level patios or terraces shall be single- or multi-level and contain a
minimum flat area of 200 square feet. Upper story decks shall be a minimum area of 70 square feet.
Exceptions may be made for designated affordable housing units.
• Outdoor storage. Garden sheds,pool equipment enclosures,and trash storage areas shall be placed in
unobtrusive locations.Trash receptacles shall be placed in walled enclosures.
• Mechanical equipment. Above-grade transformers, irrigation valves and controllers, gas and electric
meters and valves should be accessible,but should not be placed in the immediate foreground of any
site or building.Provide backflow preventers in accordance with applicable regulations.
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Design
ACTION PROGRAM: Landscape Treatment
93A vM ter Landscape Plan.As a condition of development approval for each project in the Specific Plan
area,a master landscape plan shall be prepared for the project.This plan shall include the following:
• Special provisions for visually-sensitive areas, particularly visible slopes and ridgelines. Disturbed
slopes shall be planted with native trees and compatible vegetation,in a pattern similar to existing site
conditions. Careful landscape treatment shall be used-to minimize abrupt contrast between irrigated
areas and natural open space. J
• Planting at the interface of development and natural open space shall be designed for a smooth visual
transition. Ground cover,shrubs and trees shall have irregular shapes rather than geometric patterns or
straight edges. See Figure 9-5 (Perimeter Slope Treatment).
• The landscape plan shall be coordinated with fire protection planning.Planting shall be used as needed
to reduce visual impact of firebreaks and should incorporate fire retardant plant material near or adjacent
to homes.
• The landscape plan shall include plantings to soften the visual effect of sound walls, and shall have
strategically-located trees and shrubs to reduce glare impacts where needed.
• Plantings and irrigation systems shall be designed to provide maximum water conservation benefits.
Emphasis shall be placed on use of drought-tolerant native plants,with little orno irrigation requirements
once established. Aggressive non-native species capable of crowding out native vegetation shall be
avoided.Apply water conservation measures in conjunction with DSRSD's BestManagement Practices.
• Energy conservation features,with use of plantings and structures to control heat gain.
• Safety considerations shall be emphasized,including selection and placement of plants to allow clear
vision at intersections.
• A Landscape Management Program is needed to guarantee establishment and continued care of
plantings, including replacement of plants as needed, reseeding of eroded or disturbed slopes, and
general maintenance of landscaping in open space areas.
9.7B Master Lighting Plan.Asa condition of approval for each project in the Planning Area,amaster lighting
plan shall be submitted to the City for review and approval.
93C Master Fencing Plan.As a condition of approval for each project in the Planning Area,a master fencing
plan shall be submitted to the City for review and approval.
9.7D Master Si onager Plan.Asa condition of approval for each project in the Planning Area,a master signage
plan shall be submitted to the City for review and approval.
9.8 Golf Course and Clubhouse
Golf course ownership,management,and access issues are discussed in Chapter 7. This section
focuses on design aspects of the golf course.
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Financing
development within that Specific Plan area,except where specific existing City,County or State
sources are available.
Policy 10-2: Allocate the backbone infrastructure costs to property within the Specific Plan
area based on the general principles of benefit received, with consideration of the financial
feasibility of the proposed land use. 'Backbone infrastructure" means public infrastructure
outside of building tracts.
Policy 16-3: Adopt an Area of Benefit Ordinance and form an Area of Benefit for the Specific
Plan area that establishes a fair share cost allocationfor public improvements required to serve
development of the Specific Plan area.
Policy 10-4: Use pay-as-you-go financing to the extent possible. Use debt financing only when
essential to provide facilities necessary to permit development or to maintain service standards.
Policy 10-5: Require development projects in the Specific Plan area to ficnd the oversizing of
facilities if required by the City,subject to reimbursement from fiiture developments benefiting
from the oversizing.
Policy 10-6: Require developers who proceed ahead of the infrastructure sequencing plan to
pay the costs of extending the backbone infrastructure to their project subject to fitture
reimbursement.
Policy 10-7: Require dedication of land for road improvements,park and other publicfacilities,
and construction of such improvements consistent with City-wide policies.
Policy 10-8: Provide for reimbursements from any other benefiting areas for costs that Specific
Plan area owners are required to produce.
Policy 10-9: Issue bonds(such as Mello-Roos andlor Assessment District bonds) only so long
as the security for those bonds equals 300 percent (or more) of the bond value. Developers
shall be required to finance privately any infrastructure costs that would cause bond issues to
fail to meet the above-stated criteria.
Policy 10-10:Issue bonds(such as Mello-Roos and or Assessment District bonds), only so long
as the annual special assessment or special tax and 1.0 percent regular property tax and existing
bonded indebtedness does not exceed 2.0 percent of property value.Consider exceptions to this
policy per approval by the City Council.
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Financing
Table 10-5 makes clear that this project should probably attempt to issue bonds for only about
50 percent of the infrastructure eligible for financing; the developers should be required to
privately finance the remainder.
Table 10-6 more clearly allocates the bond financing costs among different types of housing.
Once again, this table indicates that annual special assessments would equal up to 2.0 percent
of property value; when added to the 1.0 percent regular property tax, and other current
assessments,the total taxation level would be considered too high.
10.6 Action Program
»< ACTION PROGRAM: Financing
>< 10.6A The City of Dublin should take the following actions to carry out the financing policies of the Specific
Plan.
• Developmt A=ement. For each project in the Planning Area, prepare and adopt a developmen
en t
agreement that spells out the precise financial responsibilities of the developer.
• Area of Benefit Ordinance. Adopt an Area of Benefit Ordinance and form an Area of Benefit for those
properties benefiting from construction of public improvements described in the Specific Plan.
• ,Analysis of Financing Techn;oues.Analyze various alternatives for public financing techniques further
in order to identify and develop the most flexible and lowest cost financing program for necessary public
infrastructure and facilities in the project area.Each technique or combination of techniques should be
evaluated for its suitability for funding public infrastructure and facilities costs and its capacity to insure
both adequate and timely provision of infrastructure and facilities,and lowest possible burden to new
residents.In addition,the financing program should be consistent with financing policies set out above.
Public financing mechanisms that the City should consider as part of this analysis may include:
S„ .al Assessment District or Mello-Roos CFD. Analyze use of Mello-Roos CFD, Special
Assessment District or an appropriate combination of these public financing mechanisms and/or
other appropriate public financing mechanisms to finance construction of the infrastructure
(outlined in Tables 10-1 and 10-4) to serve the Areas of Benefit. Some of the special taxes or
special assessments may be due upon application for building permits,and the remainder may be
financed with the appropriate bond mechanisms.
L andscaning and Lighting District.Analyze use of a district to fund certain ongoing costs such as
mini-park maintenance and fire prevention and suppression in the open space areas surrounding
western Dublin.
• S,eolo .ic Haz T& Abatement District. Aftlyze use of Establish a GRAD or equivalent entity to
periodically inspect and maintain unstable slopes in the western Dublin area. Assess a special fee on
property owners in the area to pay for inspections and maintenance as well as create a reserve fund from
which to make any necessary repairs.
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11. IMPLEMENTATION AND ADMINISTRATION
The preceding chapters of this Specific Plan provide the plans,policies and guidelines for the
orderly development of the Western Dublin Planning Area. This chapter sets forth a variety of
implementing steps and regulatory and organizational proceedings to implement the Specific
Plan.
11.1 Summary: Specific Plan Implementation Program
The following shows the approximate sequence of the key implementing steps that should be
followed to effectively implement this Specific Plan.
• Certify the Program Environmental Impact Report- City
• Adopt CEQA Findings - City
• Amend the General Plan as required- City
• Adopt the Specific Plan- City
• Adopt prezoning - City
• Amend the City's and DSRSD's Sphere of Influence boundary to include all of the Western
Dublin Specific Planning Area-LAFCO
• Process annexation request and complete annexation to the City and DSRSD-LAFCO/ftttd
City/DSRSD
• Detach the Planning Area from the Hayward Area Recreation and Park District -
LAFCO/HARD
• Cancel Williamson Act contracts -City
• Conclude property tax exchange agreement with County
• Adopt design review procedures
• Approve Master Parcel Maps(if needed),Master Grading,Utility and Drainage Plans-City
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Implementation and Administration
• Accept land dedications for public facilities -DSRSD/other agencies
• Adopt Environmental Management Plan- City
• Adopt District Planned Development Plans- City
• Approve Tentative and Final Subdivision Maps- City
• Adopt Public Improvements Plans - City
• Adopt Financing Plans - City
• Other Actions: development agreements,district formation, etc. -various entities
• Administer Specific Plan - City
• Maintenance and Operation Program- City
11.2 Key Implementing Actions of the Specific Plan
EIR Certification
To meet the requirements of the California Environmental Quality Act (CEQA), a program
Environmental Impact Report (EIR), as authorized by Section 15168 of the CEQA guidelines,
has been prepared to assess the environmental impacts of the Western Dublin Specific Plan.
The Specific Plan's EIR has been prepared as a program EIR to cover the development of the
Western Dublin Planning Area as a total undertaking,although development is expected to occur
in several increments over a number of years by several developers. The Specific Plan's Final
EIR must be certified by the City as accurate and complete,once all comments on the Draft EIR
have been responded to. The City's action to certify the Final EIR does not constitute approval
of the Specific Plan. Rather, it indicates that all required environmental information has been
presented to the City's decision-makers and the public.
CEQA Findings
The City must approve Findings of Fact and Statement of Overriding Considerations,as required
by Section 15091 of the CEQA guidelines. Such findings explain how the City has dealt with
each significant adverse environmental impact and the project alternatives offered in the Final
EIR. These findings must be approved prior to the first discretionary action on the proposed
project.
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Implementation and Administration
Responsibilities for Key Implementing Actions
The following table indicates the responsibilities for preparation of the documents discussed
above:
Table 11-1: Responsibilities for Key'Implementing Actions
Responsibility
for Document
Key Implementing Actions Pre arp ation Adoption by
EIR Certification City City
CEQA Findings City City
General Plan Amendments City City
Specific Plan Adoption -- City
Prezoning City City
Sphere of Influence Boundary Adjustments City/DSRSD LAFCO
Annexations City/DSRSD LAFCO/City
Detachment from HARD HARD/City LAFCO/HARD
Cancellation of Williamson Act Contracts City City
Design Review Procedures City City
Master Parcel Map (Optional) Developers City
Master Grading, Utility and Drainage Plans Developers City
District PUD Plans Developers City
Tentative Map Developers City
Site Development Review -- City
Public Improvement Plans Developers City
Final Subdivision Map Developers City
Park Improvement Plans City City
Financing Plans Developers City
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Implementation and Administration
• Provide the terms for reimbursement when a developer advances funding for specific
facilities which have community-wide or area benefit.
• Provide mutual certainty to both the City and the developer regarding entitlements to the
developer in return for commitments for public improvements.
The City should first develop a Master Development Agreement to serve as the format for all
development agreements within the Western Dublin Planning Area. The conditions included
in this Master Development Agreement will then be tailored to the special condition for each
major project area and the development projects within it. The City should also adopt necessary
enabling legislation, if needed, to authorize the use of development agreements.
Area of Benefit Ordinance
The City shall adopt an Area of Benefit Ordinance and form an Area of Benefit for those
properties benefiting from construction of public improvements described in the Specific Plan.
Area of Benefit fees may be enacted by the City of Dublin through adoption of an ordinance,
without voter approval.The fee must be directly related to the benefit received.It does not create
a lien against property,but must be paid in full as a condition of approval.Benefitting properties
may be given the option to finance the fees by entering into an assessment district(1913 - 1911
Act) or Mello-Roos CFD.
Analysis of Financing Techniques
Analyze various alternatives for public financing techniques further in order to identify and
develop the most flexible and lowest cost financing program for necessary public infrastructure
and facilities in the project area. Each technique or combination of techniques should be
evaluated for its suitability for funding public infrastructure and facilities costs and its capacity
to insure both adequate and timely provision of infrastructure and facilities,and lowest possible
burden to new residents.In addition,the financing program developed should be consistent with
financing policies set out in the Specific Plan.Public financing mechanisms that the City should
consider as part of this analysis may include:
• Special Assessment District or Mello-Roos CFD. The City shall analyze the use of a
Mello-Roos CFD,Special Assessment District,or a combination of these and other financing
mechanisms to finance construction of the required public(outlined in Tables 10-1 and 10-4
in Chapter 10)to serve the Area of Benefit. Some of the special taxes or special assessments.
may be due upon application for building permits, and the remainder may be financed with
the appropriate bond mechanisms.
•
Landscaping apin nd ightl_n istrict.The City shall analyze the use of a district to fund certain
ongoing costs such as maintenance of street lights and landscaping.
Geologic Hazards Abatement District(GHAD).The City shall use of establish a GHAD
or equivalent entity to periodically inspect and maintain unstable slopes in the Western Dublin
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Implementation and Administration
Responsibility for Specific Future Actions
Table 11-3: Responsibilities for Specific Future Actions
Responsibility Responsibility
for for
Location in Performance Document Adoption
Additional Sp&cific Future Actions Specific Plan Criteria Preparation ley
Environmental Management Plan pages 8-1 City Developers City
- Water Conservation Action Program page 5-2 City Developers City
- Water Quality Investigation page 5-6 City Developers City
- Fire Protection Plan page 6-3 City Developers City
- Solid Waste Management Plan page 6-6 City Developers City
- Open Space Ownership
and Management Plan page 7-2 City Developers City
- Hollis Canyon Linear Park Plan page 7-14 City Developers City
- Geology,Soils and Grading Plan page 8-7 City Developers City
- Tree Survey and Protection Standards page 8-11,8-12 City Developers City
- Biological Resources Action Program page 8-12 City Developers City
- Wetland Inventory and Replacement Plan page 8-13 City Developers City
- Transportation Management Plan page 8-22 City Developers City
- Energy Conservation Action Programs page 8-26 City Developers City
11.6 Phasing of Development
Phasing of proposed development in Western Dublin is an important consideration of the
Specific Plan. This section discusses the sequence of major public infrastructure phasing,
including grading, construction of streets and utilities, and other public improvements. A new
fire station and other key facilities must be installed before any homes can be occupied in the
western section of the Planning Area.
Eden Canyon Country Club Phasing
Public Infrastructure
Phasing of public infrastructure costs is based on the project proponent's infrastructure phasing
plan ,which shows that most infrastructure costs would occur from 1993 to 1998.
This analysis assumes aphasing approach where nearly all the infrastructure would be completed
before construction of private homes.
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RESOLUTION NO. 92-023
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
A RESOLUTION RECOMMENDING CITY COUNCIL CERTIFICATION
OF THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE
WESTERN DUBLIN- GENERAL PLAN AMENDMENT AND SPECIFIC PLAN
Recitals
1. In response to residential development applications
from Eden Development Group and Schaefer Heights, .Inc. , and
later, the Milestone Land Development Corporation, the City of
Dublin undertook the Western Dublin Study to plan for the future
development of the Western Dublin Expanded Planning Area.
2 . The City Council and Planning Commission conducted
three joint public study sessions relating to planning issues in
western Dublin. The December 13 , 1989 study session identified
existing site conditions in the study area and described the
site's development constraints and opportunities. The February
28, 1991 study session considered different land use options for
the study area and chose the applicants' proposals as the
preferred alternative for further study. The November 11, 1991
study session addressed visual and parkland issues in the study
area.
3 . With the identification of a preferred alternative on
February 28, 1991, the City prepared a Draft General Plan
Amendment and a Draft Specific Plan, to allow the future
development of a residential community of approximately 3260
units on approximately 3255 acres of land.
4 . The project included planning for the future
development of a residential community of single-family and
multiple family residences with supporting community and
commercial facilities, together with an 18-hole championship golf
course and other park and open space facilities.
5. The City completed an Initial Study on the project and
determined that an Environmental Impact Report (EIR) was
required. A Notice of Preparation dated September 8, 1-989 was
prepared, published in a newspaper of general circulation and
mailed to Responsible Agencies and various other interested
parties.
6. A Draft Environmental Impact Report was prepared on the
project, including the General Plan Amendment, Specific Plan,
Prezoning, Annexation to the City and other jurisdictional
boundary changes. The Draft Environmental Impact Report
consisted of a Draft Environmental Impact Report - Part One of
Two Documents, and Appendices for the Draft Environmental Impact
Report- Part Two of Two Documents, both Parts dated December,
1991. A Notice of Completion was filed with the State Secretary
ATTACHMENT 41
of Resources via the State Clearinghouse on January 13, 1992 (SCH
No. 89091211) .
7 . The Draft Environmental Impact Report was circulated
for a 45-day public/agency review period beginning on January 17,
1992 and ending on March 2, 1992. Public notice of the
availability of the Draft Environmental Impact Report was
published in a newspaper of general circulation.
8 . The City of Dublin Planning Commission held a duly
noticed public hearing on the Draft Environmental Impact Report
on January 29, 1992, which hearing was continued to February 18,
1992, and March 2, 1992 . At these hearings, and through
submitted written comments, the Planning Commission received
comments on the Draft EIR from the public, responsible agencies,
other governmental and private organizations as well as from City
staff and its consultants and the project sponsors and their
consultants.
9. The City prepared responses to comments on
environmental issues received during the public review period and
at the public hearings, which responses clarify and amplify the
information contained in the Draft EIR, providing good faith
reasoned analysis supported by factual information. The comments
and responses to comments were published in four parts, on March
23 , 1992, March 24 , 1992 , March 26, 1992 and March 30, 1992 , and
were distributed to or otherwise made available to the Planning
Commission, Responsible Agencies and other interested parties.
10. The Planning Commission reviewed specific text
revisions to the Draft EIR, showing how portions of the comments
and responses were incorporated into the Draft EIR. Part 1 of the
text revisions was dated March 24 , 1992 and. accompanied the March
24, 1992 responses to comments. Part 2 of the text revisions was
dated March 30, 1992 and was distributed at the March 30, 1992
continued hearing.
11. A Final Environmental Impact Report was prepared by the
City, which consists of the Draft Environmental Impact Report
(Parts One and Two) dated December, 1991, the Responses to
Comments dated March 23 , 1992, March 24 , 1992, March 26, 1992 and
March 30, 1992 and Revisions to the Draft Environmental Impact
Report, dated March 24, 1992 and March 30, 1992 .
NOW, THEREFORE, BE IT RESOLVED THAT:
A. The foregoing Recitals are true and correct and made a
part of this resolution.
B. The Planning Commission has reviewed and considered the
Final Environmental Impact Report. The Planning Commission
hereby finds and recommends to the City Council that it certify
the Final Environmental Impact Report as complete, adequate and
in compliance with CEQA and the City of Dublin's Environmental
Guidelines.
PASSED, APPROVED, AND ADOPTED this 20th day of April, 1992 ,
by the following vote:
AYES: Commissioners Barnes, Burnham, North, Rafanelli &
Zika
NOES: None
ABSENT: None
ABSTAIN: None
Planni Commission Chairperson
ATTEST:
Planning Director
114\Reso1\Eir2.114
RESOLUTION NO. 92-024
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
A RESOLUTION RECOMMENDING CITY COUNCIL ADOPTION
OF THE WESTERN DUBLIN GENERAL PLAN AMENDMENT
Recitals
1. In response to residential development applications
from Eden Development Group and Schaefer Heights, Inc. , and
later, the Milestone Land Development Corporation, the City of
Dublin undertook the Western Dublin Study to plan for the future
development of the Western Dublin Expanded Planning Area.
2 . The City Council and Planning Commission conducted
three joint public study sessions relating to planning issues in-
western Dublin. The December 13 , 1989 study session identified
existing site conditions in the study area and described the
site' s development constraints and opportunities. The February
28, 1991 study session considered different land use options for
the study area and chose the applicants' proposals as the
preferred alternative for further study. The November 11, 1991
study session addressed visual and parkland issues in the study
area.
3 . With the identification of a preferred alternative on
February 28 , 1991, the City prepared a Draft General Plan
Amendment to plan for the future development of a residential
community of single-family and multiple family residences with
supporting community and commercial facilities, together with an
18-hole championship golf course and other park and open space
facilities.
4 . The Draft General Plan Amendment, dated December 1991,
designates the proposed general distribution and general location
and extent of the uses of Western Dublin for residential,
commercial, industrial, public, open space and parks and
recreation, and other categories of public and private uses of
land.
5. The Draft General Plan Amendment includes a statement
of standards of population density and standards of building
intensity for Western Dublin.
6. Pursuant to the provisions of State Planning and Zoning
Law, it is the function and duty of the Planning Commission of
the City of Dublin to review and recommend action on proposed
amendments to the City' s General Plan.
7 . A Staff Report dated January 14, 1992 was prepared for
the Western Dublin Draft General Plan Amendment, which report
ATTACHMENT
described the amendment and identified issues related to the
amendment.
8 . The Planning Commission held a duly noticed public
hearing on the Western Dublin Draft General Plan Amendment on
January 14 , 1992 which hearing was continued to March 16, 1992 .
9 . Based on comments received during the public hearings,
related text revisions, dated April 'Z, 1992, were made to the
Draft General Plan Amendment and were reviewed by the Planning
Commmission on April 6, 1992 .
10. The Draft General Plan Amendment was reviewed in
accordance with the provisions of the California Environmental
Quality Act through the preparation and review of an
Environmental Impact Report. On April 20, 1992, by Res. No. 92-
023 , the Planning Commission recommended certification of the
Final Environmental Impact Report.
11. The Planning Commission considered all written and oral
testimony submitted at the public hearings.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission recommends City Council approval of the Western Dublin
General Plan Amendment dated December, 1991 as revised April 2 ,
1992, and make all findings regarding significant and potentially
significant impacts as required under the California
Environmental Quality Act.
PASSED, APPROVED, AND ADOPTED this 20th day of April, 1992 ,
by the following vote:
AYES: Commissioner Barnes, Burnham, North & Rafanelli
NOES: Commissioner Zika
ABSENT: None
ABSTAIN: None
Plannin Co is/s on C airperson
ATTEST:
Planning Director
114\Resol\Adopt.Gp
RESOLUTION NO. 92-025
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
A RESOLUTION RECOMMENDING CITY COUNCIL ADOPTION
OF THE WESTERN DUBLIN SPECIFIC PLAN
Recitals
1. In response to residential development applications
from Eden Development Group and Schaefer Heights, Inc. , and
later, the Milestone Land Development Corporation, the City of
Dublin undertook the Western Dublin Study to plan for the future
development of the Western Dublin Expanded Planning Area.
2 . The City Council and Planning Commission conducted
three joint public study sessions relating to planning issues in.
western Dublin. The December 13 , 1989 study session identified
existing site conditions in the study area and described the
site' s development constraints and opportunities. The February
28, 1991 study session considered different land use options for
the study area and chose the applicants' proposals as the
preferred alternative for further study. The November 11, 1991
study session addressed visual and parkland issues in the study
area.
3 . With the identification of a preferred alternative on
February 28, 1991, the City prepared a Draft General Plan
Amendment and Draft Specific Plan to plan for the future
development of a residential community of single-family and
multiple family residences with supporting community and
commercial facilities, together with an 18-hole championship golf
course and other park and open space facilities.
4 . The Draft Specific Plan, dated December, 1991,
implements the Western Dublin General Plan Amendment by providing
a detailed framework, including policies, standards and
implementation programs, for evaluation of development projects
proposed in Western Dublin.
5. Pursuant to State Law, the Western Dublin Draft
Specific Plan was prepared and reviewed in the same manner as a
general plan amendment.
6. A Staff Report dated December 16, 1991 was prepared for
the Western Dublin Draft Specific Plan, which report summarized
the Specific Plan and identified related discussion topics.
7 . The Planning Commission held a duly noticed public
hearing on the Western Dublin Draft Specific Plan on December 16,
ATTACHMENT
1991, which hearing was continued to January 6, 1992 , January 14,
1992 , and March 16, 1992 .
8 . Based on comments received during the public hearings,
related text revisions, dated April 2, 1992 were made to the
Draft Specific Plan and were reviewed by the Planning Commission
on April 6, 1992 .
9 . The Draft Specific Plan wd& reviewed in accordance with
the provisions of the California Environmental Quality Act
through the preparation and review of an Final Environmental
Impact Report. On April 20, 1992, by Res. No. 92-023 , the
Planning Commission recommended certification of the Final
Environmental Impact Report.
10. The Planning Commission considered all written and oral
testimony submitted at the public hearings.
NOW, THEREFORE, BE IT RESOLVED THAT:
A. The Dublin Planning Commission recommends the City
Council find the Western Dublin Specific Plan consistent with the
Dublin General Plan, as revised by the Western Dublin General
Plan Amendment.
B. The Dublin Planning Commission recommends the City
Council approve the Western Dublin Specific Plan dated December,
1991 as revised April 2 , 1992 and April 6, 1992 and make all
findings regarding significant and potentially significant
impacts as required under the California Environmental Quality
Act.
PASSED, APPROVED, AND ADOPTED this 20th day of April, 1992,
by the following vote:
AYES: Commissioners Barnes, Burnham & Rafanelli
NOES: Commissioners North & Zika
ABSENT: None
ABSTAIN: None
Plannin,- CommisVn Chairperson
ATTEST:
Planning Directo
114\Resol\Adopt.Sp