HomeMy WebLinkAbout6.3 KollDevReZn
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File # 0 -
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: December 1, 1998
SUBJECT:
EXHIBITS ATTACHED:
RECOMMENDATION:
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PUBLIC HEARING - Koll Dublin Corporate Center
Planned Development Rezone; P A 98-047 . ~ if
(Report Prepared by: Tasha Huston, Associate Planner) .i/V
Exhibit A: City Council Ordinance adopting Planned
Development Rezone & Development Plan
(with Development Plan attached as Exhibits
A-I and A-2);
Background Attachment 9: Analysis of the project density
related to the Eastern Dublin Specific Plan and
Updated Development Potential Matrix
1. Open public hearing and hear staff presentation
2. Take testimony from applicant and the public
3. Question staff, applicant, and the public
4. Close public hearing and deliberate.
5. Waive reading and introduce the Ordinance (Exhibit A)
amending the Dublin Zoning Ordinance to approve the
Planned Development Rezone & Development Plan /
District Planned Development Plan; with Development
Plan attached as Exhibits A-I and A-2;
6. Schedule the second reading of the Ordinance for the
December 15, 1998 City Council meeting.
FINANCIAL STATEMENT: none
PROJECT DESCRIPTION
H/cc-forms/agdastmt.doc
COPIES TO: Applicant - KolI Development Company
Property Owner - Alameda Connty Surplus
Project Planner; P A File
ITEM NO.
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The application involves a request by Koll Development Company for a Planned Development .
Rezoning and Development plan to design a corporate center at the southwest corner of Tassajara
Road and Dublin Boulevard. The proposed development includes four office buildings (a total of
596,704 square feet), a future hotel (85,000 square feet) and retail buildings (14,000 square feet). The
application includes a Planned Development (PD) Rezone Development Plan, Vesting Tentative Map,
and Site Development Review. A Development Agreement is also required prior to approval of the
final Map.
Additional descriptions of the proposed deveJopment concept are contained in the proposed
Development Plan included as Exhibits A-I and A-2 to this report, and the Planning Commission
Staff Report incorporated as Attachment 7 to this report.
BACKGROUND
The property is bounded by Tassajara Road on the west, Dublin Boulevard on the north, and
Interstate 580 on the south. A cul-de-sac street (previously titled "Miller Court'') which will be
constructed as part ofthis project, will provide access to the project and form the western site
boundary. Development planned to the west, on the opposite side of this street, involves an
Automall for up to four dealerships which was approved by the City Council in October. further
west, across Tassajara Creek, is the site planned for the Autonation vehicle sales facility.
This site is located within the Eastern Dublin Specific Plan area. The Specific Plan was adopted .
by the City of Dublin in November 1993, and established land use designations for
approximately 3300 acres ofland east of the Camp Parks military reserve. The project site is part
of over 800 acres within the Specific Plan area previously owned by the Alameda County
Surplus Property Authority. The project site was given a land use designation of Campus Office
"CO" in the Specific Plan, with an allowance for General Commercial "GC" uses through
approval of a Planned Development.
PLANNED DEVELOPMENT REZONING
The Dublin Zoning Ordinance establishes the intent, purpose, and requirements of a Planned
Development Zoning District, and requires that a Development Plan be adopted to establish
regulations for the use, development, improvement, and maintenance of the property within the
requested Planned Development Zoning District.
The proposed zoning for the site is "Planned Development / Campus Office / General
Commercial ("PD / C-O / C-2"). These zoning categories are consistent with the purpose, intent,
and requirements of the City's Zoning Ordinance. The property was prezoned as a Planned
Development District, and designated in the Eastern Dublin Specific Plan for Campus Office
with General Commercial uses being permitted to the extent that traffic impacts do not exceed
the City's level of service standards. The traffic study prepared for this project (TJKM, July 28,
1998) concludes that with the improvements to be constructed for this project, no significant .
. A Development Plan has been proposed for the Automall, depicting the development concept
and addressing the requirements of the Zoning Ordinance. The proposed Development Plan is
attached as Exhibit A-I, including the project description and plans dated October 30, 1998, and
Exhibit A-2, Permitted Uses and General Provisions.
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Exhibit A-2 includes the Permitted and Conditional Uses, Densities, Phasing, Architectural Provisions
and other General Provisions required for approval of a Development Plan. The approved PD
Rezone & Development Plan will also include the revisions reflected by the conditions of
approval of the attached Vesting Tentative Map & Site Development Review Resolution. The
Development Plan implements the PD principles efficiently to design a coordinated development
layout that is consistent with the Eastern Dublin Scenic Corridor Policies and Standards (see
Exhibit A-I, Planned Development Rezone Project Description, page 3). Therefore, the
proposed PD Rezone and Development Plan is consistent with the purpose, intent, and
requirements of the City's Zoning Ordinance, as the adoption of a Development Plan complies
with the 2-stage PD zoning process of the Zoning Ordinance, and accomplishes the purpose of
the PD Zoning District, as established by Chapter 8.32.010, A through H of the Zoning
Ordinance.
These uses and project design are also consistent with and reinforce the Dublin General Plan and
Eastern Dublin Specific Plan goals and policies by providing development of office, hotel, and
commercial uses at the appropriate density, and in compliance with City requirements. The
Specific Plan established a Floor Area Ratio (FAR) and average square foot allocation for the
Alameda County Surplus Property Authority properties, including this site. A recent amendment
to the Specific Plan also updated the Development Potential Land Use Matrix for the "Santa
Rita" properties (Alameda County Surplus Property lands) which further defines the anticipated
development densities for the 16 sites in the Santa Rita area. According to this Matrix, Site 5,
which includes both the Koll Corporate Center and the General Motors Automall, was
anticipated to develop a project of approximately 737,579 square feet. The General Motors
project was recently approved for development totaling 120,902 square feet. The Koll project is
proposed with a total of695,704 square feet. These two projects combined exceed the
anticipated square feet for Site 5. However, the proposed project is within the square footage
allocation for the Santa Rita property originally adopted with the Specific Plan, and the
developments to date on the Santa Rita Properties have remained below the average square
footage allocations anticipated by the Development Potential Matrix. An analysis of the
proposed project's density as it relates to the original Eastern Dublin Specific Plan and to the
Updated Development Potential Matrix is contained in the Background Attachment 9.
Finally, the proposed Development Plan includes the information required by the Eastern Dublin
Specific Plan for a District Planned Development Plan (DPDP). A phasing plan is included in
the LUDP, and addresses development sequencing. Because specific infrastructure requirements
for the project will be determined with preparation of improvement and service plans, additional
information regarding infrastructure sequencing will be addressed in the Development
Agreement required for this project.
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OTHER APPROVALS REQUIRED
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The Koll Corporate Center project also includes applications for a Tentative Map, Site
Development Review, and Development Agreement. The Planning Commission reviewed the
Tentative Map and Site Development Review at their July 28, 1998 meeting, and after a public
hearing adopted Resolutions approving the Tentative Map and Site Development Review (subject
to City Council approval of the Planned Development).
The Development Agreement, which is currently being prepared by staff, is required by the
Eastern Dublin Specific Plan, and must be completed prior to approval of the final Map. While
the proposed Development Plan includes the general infrastructure information required by the
Eastern Dublin Specific Plan, specific infrastructure requirements and sequencing for the project
will be determined with preparation of detailed improvement and service plans, and will be
addressed in the Development Agreement for this project.
Conclusion
Staff recommends the City Council introduce the Ordinance adopting the Planned Development
Rezoning and Development Plan, subject to development standards contained in the
Development Plan (included as Exhibits A-I and A-2), and continue the Public Hearing to the
December 15, 1998 City Council Meeting.
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BACKGROUND ATTACHMENTS INCORPORATED BY REFERENCE:
Attachment 1: Dublin General Plan*
Attachment 2: Eastern Dublin Specific Plan*
Attachment 3: EIR for Eastern Dublin Specific Plan & General Plan Amendment
(including Addendum dated May 4, 1993) SCH# 91103064; and
Addendum dated August 22, 1994*
Attachment 4: City Council Resolution Certifying Eastern Dublin Specific Plan and
General Plan Amendment Program ErR (Resolution # 51-93)*
Attachment 5: City Council Resolution adopting Eastern Dublin Specific Plan and
General Plan Amendment; adopting findings and approving overriding
considerations; and adopting Mitigation Monitoring Program ("Matrix")
for EDSP ErR (Resolution # 53-93)*
Attachment 6: City Council Resolution approving Prezoning of annexed land (EIR
(Resolution # 10-94)*
Attachment 7: Staff Report from November 10, 1998 Planning Commission meeting*
Attachment 8: Draft Minutes from November 10, 1998 Planning Commission meeting*
Attachment 9: Analysis of the project density related to the Eastern Dublin Specific Plan
and Updated Development Potential Matrix
* Not attached, but available at the Dublin Planning Department, 100 Civic Plaza, Dublin, CA .
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ORDINANCE NO. - 98
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED AT THE
SOUTHWEST CORNER OF DUBLIN BOULEVARD AND TASSAJARA CREEK
(APN: 986-0001-001-10, portion) TO A
PLANNED DEVELOPMENT ZONING DISTRICT AND
ADOPTING A DEVELOPMENT PLAN FOR
THE KOLL DUBLIN CORPORATE CENTER (PA 98-047)
WHEREAS, Jonathon Winslow, for the Koll Development Company, LLC
("Applicant/Developer") has requested approval of a Planned Development
RezonelDevelopment Plan, as represented in the Development Plan (Exhibits A-I and Aw2), to
subdivide a 35 :!: acre parcel and develop a corporate office center, including four office
buildings (a total of 596,704 square feet total), a future hotel (85,000 square feet) and retail
buildings (14,000 square feet); and
WHEREAS, ApplicantlDeveloper has submitted a complete application for a Planned
Development Rezone, including a Development Plan (Exhibits A-I & A-2) as required by Section
8.32 of the Zoning Ordinance which meets the requirements of said section, which is available
and on file in the Planning Department; and
WHEREAS, the site will be rezoned from the Planned Development Campus
Office/General Commercial Prezoning Categories (P A 94-030) to Planned Development Campus
Office / General Commercial Zoning Districts ("PD/CO/C-2"); and
WHEREAS, a Development Agreement will be required prior to approval of a final Map
for the project as required by the Eastern Dublin Specific Plan and the Conditions of Approval of
the Tentative Map and Site Development Review; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the
proposed project is within the scope of the final Environmental Impact Report for the Eastern
Dublin General Plan Amendment and Specific Plan which was certified by the City Council by
Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"),
and that no additional significant impacts are expected and no new mitigation measures are
needed for site-specific environmental effects; and
WHEREAS, the Planning Commission held a public hearing on said applications on
November 10, 1998, and did adopt a Resolution recommending that the City Council approve the
Planned Development Rezoning and the Development Plan for PA 98-047; and
WHEREAS, a properly noticed public hearing was held by the City Council on December
1, and December 15, 1998; and
EXHIBIT A
WHEREAS, the Staff Report was submitted recommending that the City Council approve .
the application; and
WHEREAS, pursuant to section 8.32.070 and 8.120.050 of the Dublin Municipal Code,
the City Council makes the following findings:
1. The proposed Planned Development Zoning District meets the intent and purpose
of Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan
which will create a desirable use of land and an environment that will be sensitive to surrounding
land uses by virtue of the layout and design of the architecture and site plan. The Project is within
the allowable density range for a Campus Office/General Commercial use on this site, and is
consistent with both the City of Dublin General Plan and Eastern Dublin Specific Plan.
2. Development under the Development Plan will be harmonious and compatible
with existing and future development in the surrounding area because the site plan has been
designed to be compatible with the proposed and approved plans for the neighborhood, including,
future residential to the north, future auto sales uses to the west, and future commercial uses to the
east of the project. Adequate setbacks and complementary architectural designs and landscaping
proposed in the Development Plan have been specially designed to enhance the area.
3. The project site is physically suitable for a commercial/office project in that it is
flat, has adequate access and is of a sufficient size to accommodate commercial uses.
Additionally, the Development Plan provides for a design that is consistent with the General Plan
and Eastern Dublin Specific Plan design guidelines for this type of development.
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4. The proposed Amendment will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety or welfare because
the Development Plan has been designed in accordance with the City of Dublin General Plan,
Eastern Dublin Specific Plan and Program EIR and Addenda.
WHEREAS, no final map shall be recorded for the Property until a development
agreement is recorded in accordance with the Eastern Dublin Specific Plan;
WHEREAS, the City Council did hear and use its independent judgment and consider all
said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows:
SECTION 1.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin
Zoning Map is amended to rezone the following property ("the Property") to a Planned
Development Zoning District:
Approximately 35.0 acres generally located south of Dublin Boulevard, west of
Tassajara Road, and north of the 1-580 freeway, in the Eastern Dublin Specific
Planning area, more specifically described as Assessor's Parcel Number 986-
000 1 ~oo 1-1 0 (portion).
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A map of the Property is outlined below:
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PD / C-Q / C-2
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property
are set forth in the Development Plan (Attachments A-] and A-2 hereto) which is hereby
approved. Any amendments to the Development Plan shall be in accordance with section 8.32.080
of the Dublin Municipal Code or its successors.
SECTION 3.
Except as provided in the Development Plan for PA 98-047, the use, development,
improvement and maintenance of the Property shall be governed by the provisions of the Dublin
Zoning Ordinance.
SECTION 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least
three (3) public places in the City of Dublin in accordance with Section 36933 of the Government
Code of the State of California.
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PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin this
15th day of December, 1998, by the following vote:
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AYES:
NOES:
ABSTAIN:
ABSENT:
Mayor
ATTEST:
City Clerk
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DEVELOPMENT PLAN
INCLUDING
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PROJECT DESCRPTION
CIVIL DRAWINGS
ARCHITECTURAL DRAWINGS
BUILDING PERSPECTIVES
(Bound document dated October 30, 1998,
provided under separate cover)
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EXHIBIT A-I
DEVELOPMENT PLAN
General Provisions
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This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance for the KolI Corporate Center project, located on the south side of
Dublin Boulevard, east of Tassajara Creek, West of Tassajara Road, and north of
Interstate 580 (APN 986-0001-001-10, portion). This Development Plan meets all of .
the requirements for Stage 1 and Stage 2 review of the project.
This Development Plan is also represented by the Tentative Map and Site Development
Review plans, the Landscape Plans, other plans, exhibits, and written statements
contained in the document dated received October 30, 1998, labeled Exhibit A-I to the
Resolution approving this Development Plan (City Council Resolution No. 98-~, and
on file in the Planning Department. The Planned Development District allows the
flexibility needed to encourage innovative development while ensuring that the goals,
policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and
provisions of Section 8.32 of the Zoning Ordinance are satisfied.
1.
Permitted Uses: The following uses are permitted for this "PD / C-2 / C-O"
(Planned Development/General Commercial/Campus Office) zoning district site.
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a) Banks & Financial Services;
b) Contractor's Office;
c) Copying & Blueprinting;
d) Eating & Drinking Establishments;
e) Health Services/Clinics;
f) Laboratory;
g) Professional! Administrative Offices;
h) Parking Lot/Garage ~ Commercial;
i) Retail ~ General;
j) Retail- Neighborhood;
k) Retail - Service;
I) Day Care of 14 or fewer children;
m) School - trade school, college, university;
n) Similar and related uses as determined by the Director of Community
Development.
EXHIBIT A-2
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3.
4.
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2.
Conditional Uses:
a) AutomobileN ehicle Brokerage, Rental;
b) Building Materials Sales;
c) Mini-Storage;
d) Storage of petroleum products for on-site use;
e) Warehousing and distribution;
1) Community Facility;
g) Massage Establishments, in conjunction with a gymnasium/health club,
physical therapy;
h) Day Care Center - 15+ children;
i) Outdoor Mobile Vendor;
j) Outdoor Seating;
k) Temporary Outdoor Sale not related to on-site established business
(sidewalk sale);
I) Caretaker Residence;
m) HospitallMedical Center;
n) Animal Sales and Services;
0) Auction Yard;
p) AutomobileN ehicle Sales and Service;
q) Bed and Breakfast inn;
r) Car WashlDetailing;
s) Community Care Facility - Large;
t) Dance Floor;
u) Drive-in/Drive-through business;
v) Hotel/Motel;
w) Plant Nursery;
x) Recreational Facility/Indoor;
y) Recreational Facility/Outdoor;
z) Retail- outdoor storage;
aa) Service Station;
bb) Shopping Center;
cc) Similar and related uses as determined by the Director of Community
Development.
Dublin Zoning Ordinance - Applicable Requirements: Except as specifically
modified by the provisions of this PD District Rezone/Development Plan, all
applicable general requirements and procedures of the Dublin Zoning Ordinance
shall be applied to the land uses designated in this PD District Rezone.
Site Plan & Architecture: See attached site and elevation plans contained in
Exhibit A-I, Development Plan. This Development Plan applies to the
approximately 37 -acre site shown on this plan on the south side of Dublin
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Boulevard, west side of Tassajara Road. Any modifications to the project, or
development on the future hotel/retail site (Phase 3), shall be substantially
consistent with these plans and of equal or superior materials and design quality.
Development on the future hotel/retail site (Phase 3) requires approval of Site
Development Review by the City of Dublin.
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5.' Density: The maximum square footage of the proposed development for the
parcels covered under this Development Plan (as shown on the site plan) are as
follows: .
Lot 1, Tract 7064 (Future retail site):
1.6 acres
7,000 square feet building area *
Lot 2, Tract 7064 (Future retail site):
1.6 acres
7,000 square feet building area *
Lot 3, Tract 7064 (Future hotel site):
2.6 acres
85,000 square feet building area*
Lot 4, (4-story office building):
5.53 acres
139,285 square feet building area
Lot 5, (4-story office building):
6.67 acres
139,285 square feet building area
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Lot 6, (4-story office building):
6.42 acres
139,285 square feet building area
Lot 7, (6-story office building):
7.11 acres
178,849 square feet building area
Lot 8, (Park & Ride facility):
1. 74 acres
no building area (parking only)
*NOTE: Densities for Lots 1,2, and 3 may be combined and re-allocated
among these three lots in any manner within this portion of the project site,
but must be used for General Commercial/Retail uses and a hotel, unless an
amendment to this Planned Development is approved.
6.
Phasing Plan. The Corporate Center will be developed in three phases. The First
phase will include the three four-story office buildings, Park & Ride lot, perimeter
landscaping, on-site entrance roads, and associated site work. The Second phase
will be the signature, six-story office building at the corner of Dublin Boulevard
and Tassajara Road. The third phase will include the HotellRetail parcel, which
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will likely be sold to a separate hotel developer. Third phase uses could be
constructed after the first phase when a critical mass of on-site customer support
is created. Any hotel/retail uses proposed for the vacant parcel (Lots 1,2, and 3)
must be consistent with the standards established by this Development Plan, and
will require approval of a Site Development Review by the City of Dublin
Planning Commission.
7.
Landscaping Plan.
Refer to attached landscaping plans included in Exhibit A -I, Development Plan
8.
Development Standards
Refer to attached Development Regulations included in Exhibit A-I,
Development Plan
9. General Provisions
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A) The project applicant/developer shall enter into a Development Agreement
with the City of Dublin prior to Final Map approval, which shall contain, but not
be limited to, provisions for financing and timing of on and off-site infrastructure,
payment of traffic, noise and public facilities impact fees, ownership and
maintenance of creek and open space areas, and other provisions deemed
necessary by the City to find the project consistent with the Eastern Dublin
Specific Plan.
B) The developer shall be required to pay a Public Facilities Fee in the amounts
and at the times set forth in City of Dublin Resolution No. 32-96, adopted by the
City Council on March 26, 1996, or in the amounts and at the times set forth in
any resolution revising the amount of the Public Facilities Fee.
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ANALYSIS OF PROJECT DENSITY
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Eastern Dublin Specific Plan
According to the Eastern Dublin Specific Plan, 91.0 acres of Campus Office are allowed in the Tassajara
Gateway Planning Subarea (please see Appendix 3 - "Eastern Dublin Specific Plan Land use Summary
by Planning Subareas" and Figure 4.1, Land Use Map). According to Figure 4.2, Planning Subareas, and
Appendix 4 - "Eastern Dublin Specific Plan Land use summary By Land Owner," there are only two
properties within the Tassajara Gateway subarea where Campus Office is allowed: Parcels 5A and 5B in
the Santa Rita area, and the Pao-Lin property. according to Appendix 4, the Pao-Lin property is
allocated up to 36.7 acres of campus office. Subtracting this from the 91.0 acres of Campus Office that
are allowed in the Tassajara Gateway Planning Subarea yields a balance of 54.3 acres of Campus Office
that can be developed on Sites 5A and 5B. Campus Office Floor Area Ratio (FAR) is .4 and General
Commercial FAR is .25.
Under this scenario, the FAR calculations are as follows:
Projects:
General Motors approved 120,902 square feet retail
KolI (proposed) = 596,704 square feet office
99,000 square feet retail
Total proposed/Approved = 596,704 square feet office .
219,902 square feet retail
Square Footage Available:
Site 5A and 5B approximately 54.3 acres (per Specific Plan)
FAR = .4 FAR Campus Office (CO) or .25 FAR HotellRetail (GC)
Square Footage Possible 946,]23 square foot CO or 59],327 square feet GC
(Note: CO square footage is 1.6 times GC square footage)
Available GC sq. ft. = 591,327 square feet GC
Less Proposed Approved GC = -219,902 square feet GC
Remaining GC sq. ft. = 371,425 square feet of CO
Convert to CO sq. ft. 371,425 x 1.6 = 594,280 square feet of CO
Remaining CO sq. ft. 594,280 square feet of CO
Less Proposed CO sq. ft. = 596,704 square feet of CO
Shortfall of CO sq. ft. = (2,424) square feet of CO
BACKGROUND ATTACHMENT 9 .
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Additionally, the Koll developers are planning to provide an onsite deli of approximately 3,500
square re'et in one of the office buildings during the first phase. Also, many of the tenants are
considering providing a cafeteria, gymnasium or other amenities. These onsite amenities
effectively reduce the total square footage of the project, particularly from a traffic perspective, as
the square footage of these amenities do not generate additional traffic trips to and from the
project and, in fact may reduce daytime trip generation by keeping some employees onsite for
daytime meals and/or exercise. As a result, the effective CO square footage for the Koll Dublin
Corporate Center would be 596, 704, I~ss approximately 3,500 square feet of onsite deli, yielding
a revised total of no more than 593,204 square feet of CO, which fits within the remaining
allowable 594,280 square feet of CO.
Updated Development Potential Matrix
The chart below illustrates the anticipated development potential for various sites in the Santa
Rita area, for properties included under the Alameda County Surplus Property Authority
ownership when the Eastern Dublin Specific Plan was adopted. This table updates and clarifies
certain density and square footage assignments for individual sites within the Santa Rita area,
based upon what has been developed or is anticipated for future sites. The total Average Square
Feet for all commercial, office, and public uses is 5,797,528, which is well below the 5,819,703
square feet approved by adoption of the Eastern Dublin Specific Plan.
Santa Rita Development Potential
Sitc Namc Developer Gross Land Use Mid.Hanqe Avera~ Averaq~
. . Acres Densit~ Sq.Ft. Units
1 Tassaiara Meadows Mission Peak Homes 14./3 Medium Resldenlial 10 uu/ac 1-10
2 Emerald Glen Park Citv or Dublin 56.3 Park NA
3 Tass. Commercial . 21.9 General Commercial 0.3 FAR 2136,1139
---1 Park Rcsidenlial 33.9 Medium Rcsldcnlial 1 Q'du/ac 339
5 GM I KolI Dublin GM/KolI Real Estate 52.1 OHice/Commerclal see Note 737,579
G AutoNallon AutoNation 28.9 General Commercial 0.21 FAR 269,463
7 Hacienda Crosslnos Opus 56.8 General Commercial 0.21 FAR 530,536
8 California Creekside Kaufman and Broad 35.7 Low/Medium HiQII Res. 5.5 to 16 du/ac 277
9 Santa Rila Villas Security Caoital 16.2 Medium HiQh Res. 20 du/ac 32-1
: 10 Elementarv Scllool DUSD 11 School NA
11a JPI Jerrerson JPI 18.5 Medium High Res. 20 du/ac 335
11 b Summer Glen Summerhill 69.2 Low/Med. Res. 4. 10 du/ac 320
12 public/Semi Public Alameda County 88.5 Public/Semi Public 0.25 FAR 963 765
13 Creekside Bus. Park Opus 29.7 Industrial/OHice 0.37 FAR 478,601
14 Emerald Polnte Oous 35.3 Industrial/OHice 0.37 FAR 5613,937
15 Central Aoartments .34.6 Hioh Residenlial 35 du/ac 1211
16 peooleSort People Sort 53 Camous OHice 0.85 FAR 1,962,370
Tassafara Croek Alameda County 29.1 Open Space NA
Total 685.5 5,797,520 2962
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Note Site 5 Is desianated as Camous Orrice (Cm at.4 FAR but can also be develooed as General Commercial( GC) at .25
: For the purposes of llie Specific Plan, Ills assumed that the Site will be developed as hair Camous Orfice and hair
, General comme~clal, at FARs of .4 and .25 respeclively (453,895 sq.ft. and 283,684 Sq.fl.) Dirrerent mixes or proje"cls
. are oermllled WIth GC sauare feet eaulvalentto 1.6 limes CO square feel. For examole a oroiect with 550 000 sa rt
. or CO would limit the remainder of the sile to either 223 618 so. ft. of GC or 357790 SO.ft or CO. . .
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