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Home My WebLink AboutItem 6.3 Dublin Ranch Attch 3 () ORDINANCE NO - 00 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED NORTH OF 1-580, EAST OF TASSAJARA ROAD AND WEST OF CURRENT AND FUTURE FALLON ROAD (APN 985-0005-001 AND 002) 1'0 A PLANNED DEVELOPMENT ZONING DISTRICT AND ADOPTING DEVELOPMENT PLANS FOR DUBLIN RANCH AREA F (P A 98-068), AREA G (P A 98-069) AND AREA H (P A-98-070) WHEREAS, Ted Farrfield, representmg the property owner Jenrufer Lm et al, has requested approval of a General Plan Amendment, an Amendment of the Eastern Dublm SpeCIfic Plan to reVIse portIOns of the General Plan and Eastern Dublm SpeCIfic Plan Land Use DIagrams and Text to allow the relocatIOn ofvanous land uses and acreages wIthm Areas F, G and H of DublIn Ranch and has requested approval of a Stage 1 Planned Development RezonelDevelopment Plan for Areas F and H and a Stage 1 and 2 Planned Development RezonelDevelopment Plan for Area G to define land use deSIgnatIOns and standards as shown m the Development Plans (attached as C-2, and C-3) on land generally located north ofI-580, east of Tassajara Road and west of current and future Fallon Road (APN 985-0005-001 and 002), and tv WHEREAS, the ApplIcant has submItted a complete applIcatIOn for a Planned Development Rezone, mcludmg mdIVIdual Development Plans (Exlu.b1ts A-I & A-2, B-1 & B-2 and C-l & C-2) for Area F, Area G and Area H of Dub 1m Ranch as reqUIred by Chapter 832 of TItle 8 of the Dublm MuruCIpal Code wmch meets the reqUIrements of saId Chapter, and WHEREAS, the SIte Will be rezoned from" Planned Development" (P A 94-030) to "Planned Development", and WHEREAS, the potential envIronmental effects of the proposed project have been prevIously addressed m the Eastern Dublm SpeCIfic Plan EIR (SCH No 91-103064), and . WHEREAS, mdIvIdual IrutIal StudIes have been prepared for each of the three Dublm Ranch Areas (Area F - SCH No 99112040, Area G - SCH No 99112041 and Area H - SCH No 99112042) to evaluate SIte-specIfic Impacts of the project (to a greater level of detaIl than m the Program EIR) pursuant to CEQA gwdelmes SectIOn 15168 Based on the three IrutIal StudIes, a MItigated NegatIve DeclaratIOn and MItigated Morutonng Program has been prepared for each area WIth the fmdmg that WIth the ImplementatIOn of MItigatIOn Measures preVIOusly adopted for the Program EIR and With SIte speCIfic MItigatIOn Measures contamed m the ImtIal StudIes as further clanfied m the Response to Comments, the potential SIte-specIfic Impacts of the projects would be reduced to a level of mSIgruficance The Program EIR and IrutIal StudIes adequately descnbe the Impacts of the project, and there have been no substantial changes or new mformatIOn that would be outSIde the scope of the Program EIR, and Al"fAClH[MlENT 3 WHEREAS, the PlannIng CommIssIon dId hold a properly noticed publIc heanng on SaId applIcatIOns on December 14, 1999, January 11,2000 and January 25, 2000, and dId adopt a . ResolutIOn recommendmg that the CIty CounCIl approve an mdIvIdual Planned Development Rezorung and Development Plan for Area F (P A 98-068), Area G (P A 98-069) and Area H (P A 98-070), and WHEREAS, a properly notIced publIc hearmg was held by the CIty CouncIl on February 15,2000, and March 7, 2000, and WHEREAS, a Staff Report was submItted recommendmg that the CIty CouncIl approve the applIcatIOn, and WHEREAS, on February 15, 2000 the CIty CounCIl approved a related General Plan Amendment and an Amendment to the Eastern Dublm SpecIfic Plan and adopted MItIgated NegatIve DeclaratIOns and MItIgatIOn Morutonng Programs for Area F (P A 98-068), Area G (P A 98-069) and Area H (P A 98-070) as further clanfied In the Response to Comments, and WHEREAS, pursuant to SectIOn 8 32 070 and 8 120050 of the Dublm MurucIpal Code, the CIty CouncIl makes the followmg findmgs 1 The proposed Planned Development Zorung DIStnCt Stage 1 Development Plan for Areas F and H and Planned Development Zorung DIstnct Stage 1 and 2 Development Plan for Area G meets the mtent and purpose of Chapter 832 of the Zorung Ordmance because It . proVIdes comprehensIve Development Plans whIch wIll create a deSIrable use of land and an enVlTonment that Will be senSItive to surroundmg land uses by vIrtue of the layout and deSIgn of the SIte plan The archItectural gUIdelmes and deSIgn standards for Area G Will create a very excItmg, uruque and VIbrant neIghborhood commercIal center to serve Eastern DublIn 2 The Planned Development Rezone Will be appropnate for the subJect property m terms of settmg forth the purpose, applIcable prOVISIons of the DublIn Zonmg Ordmance, range of permItted and condItIOnally permItted uses and Development Standards, wrnch Will be harmoruous and compatIble WIth future reSIdential, commercIal and publIc uses In the surroundmg area, and 3 The Planned Development rezone Stage 1 (Areas F and H) and Stage 1 & 2 (Area G), are conSIstent WIth the general provlSlons, mtent, and purpose of the PD Zorung DIStnCt of the ZOnIng Ordmance m that It contams all mformatIon reqmred by SectIOn 832 of the ZOnIng Ordmance and accomplIshes the objectives of SectIOn 832010, A through H, of the Zorung Ordmance, and 3 The Planned Development Rezone Stage 1 (Areas F and H) and Stage 1& 2 (Area G), wIll not have a substantIal adverse effect on health or safety or be substantIally detnmental to the publIc welfare or be mjurIous to property or publIc rmprovement, as all applIcable regulatIOns . wIll be met, and 2 8. The Planned Development Rezone Stage 1 (Areas F and H) and Stage l& 2 (Area G), will be compatible with and enhance the general development of the area because it will be developed pursuant to a comprehensive Development Plan; and 9. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program and the additional site specific mitigation measures identified in the Initial Study (Exhibit A of Attachment 1) to StaffReport for Area F (PA 98-068), Area G (PA 98-069 and Area H (PA 98-070)) as further clarified in the Response to Comments (Exhibit B of Attachment 1) will apply to the Project, as the reporting and monitoring program required by Public Resources Code 21081.6 for the Project WltEREAS, the City Council did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, TItEREFORE, the Dublin City Council 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 304 acres of land know as Areas F, G and H of Dublin Ranch on land generally located north of 1-580, east of Tassajara Road and south of current and future Fallon Road, more specifically described as Assessor's Parcel Numbers: 985-0005-001 and 002. A map of the rezoning area is shown below: CiTY LIMIT LINE 1-580 DUBLIN BOULEVARD 1-580 8 . SlECHON 2 The regulatIOns of the use, development, Improvement, and mamtenance of the Property are set forth III the Development Plans for Areas F, G and H (Exhibits A-I & A-2. B-1 & B-2 and C-l & C-2 hereto) whIch are hereby approved Any amendments to the Development Plans shall be m accordance With section 832080 of the Dublm MUfilclpal Code or Its successors SECTION 3 Except as provIded m the Development Plans, the use, development, Improvement and mamtenance of the Property shall be governed by the provIsIOns of the DublIn Zonmg Ordmance SECTION 41 The City Clerk ofthe City ofDubhn shall cause thiS Ordmance to be posted In at least three (3) publIc places In the City of Dublm In accordance With Section 36933 of the Government Code of the State of Califorma SECTD.ON 5 ThiS ordmance shall take effect and be enforced thirty (30) days from and after ItS passage Before the expiration of fifteen (15) days after Its passage, It shall be published once, with the names of the Counctlmembers votmg for and agamst same, III local newspaper published III Alameda County and aVaIlable m the City of DublIn PASSED AND ADOPTED BY the CIty Councd of the City ofDubhn, on thiS 21st day of March, 2000, by the followmg votes AYES Councdmember.. Howard, McCormu,k, Lockhart and Mayor Houston NOlES None ABSENT Louncllmember Z,ka ABSTAIN None M!!o~ K2/G/3-21-00/ord~dubhnranch2 doc (Item 6 I) g \P A 98 068\roord I do(.. 4 DEVELOPMENT PLAN - AREA F () ThIS IS a Development Plan pursuant to Chapter 8 32 of the DublIn Zonmg Ordmance for DublIn Ranch' Area F' P A 98-068, located east of TassaJara Road, north of future Central Park"" ay and Area G and south of DublIn Ranch Phase 1, (APN 985-0005-01 a portIon) This Development Plan meets all of the requirements for Stage 1 review of the project Tlus Development Plan mc1udes the SIte, CIrculatIon and Other Plans, exhIbIts, DeSIgn GUldelmes and wntten statements contamed m a document dated receIved November 19, 1999, labeled ExhIbIt A-2 of Attachment 3 to the Ordmance approvmg thIs Development Plan (Czty Counczl Ordznance No - 00) and on file 10 the Plannmg Department The Planned Development DIStrIct allows the flehlbIlIty needed to encourage mnovatIve development willIe ensunng that the goals, pobcIes, and actIOn programs of the General Plan, Eastern Dublm SpecIfic Plan, and proVISIOns of SectIOn 8 32 of the Zorung Ord1Oance are satIsfied 1 Zomng PD Planned Development Zomng DIStrIct Stage I Tlus IS a rrnhed-use Zonmg DIStrIct that provIdes for reSIdentIal, parls, open space, schools and pubbc/serrn-publIc uses (General / SpecIfic Plan land use deSIgnatIons are as follows Smgle-Farrnly ReSIdentIal Mewurn DenSIty ReSIdentIal, MIddle and Elementary School, NeIghborhood Square and Park, PublIc and SemI-Pubbc (Govemmental/InstItutIOnal), Open Space) 2 Permitted and Conditional Uses co PD-Smgle-Famdy ReSidential 1) Permitted Uses The follow1Og are uses permItted for thIs PD/R-1 (planned Development Smgle-FamIly ReSIdentIal zonmg listrIct) Accessory structures and uses m accordance WIth SectIOn 8 40 030 of the Dubl10 Zonmg Ordmance Comrnuruty care facllIty/small (perrrntted If reqUITed by law, otherWIse as COndITIOnal use) Home occupatIon m accordance WIth Chapter 864 of the Dubl10 Zorung Ordmance PrIvate recreatIOn faCIlIty (for homeowners' asSOCIatIon and/or tenant use only) Smgle famIly dwellIng Small famIly day care home o 2) ConditIOnal Usesw Ambulance servIce (PC) Bed and breakfast mn (PC) Day care center (PC) Large famlly day care home (PC) Parl10g lot - reSIdentIal (ZA) RelIgIOUS faCIlIty (PC) School/pnvate (PC) Second urnt m accordance v.'1th Dublm Zonmg Ordmance (ZA) * Key/DecIsIOn Maler AuthOrIty ZA Zonmg AdrnmIstrator, PC Planmng CornrrnSSIOn EXHIBIT A-I OF ATTACHMENT 3 3) Temporary Uses Temporary constructIOn traIler Tract and sales office/model home complex . PD MedIUm Density Residential 1) Permitted Uses The followmg are uses perrrntted for tlns PD/R-I (planned Development MedIUm DensIty ResIdentIal zonmg wstnct) Accessory structures and uses 10 accordance V\'1th SectIon 8 40 030 of the Dublm Zomng Ordmance Commumty care facIlIty/small (permItted If reqUITed by law, otherWIse as conwtIOnal use) Home occupatIOns (per Chapter 8 64 of the DublIn Zonmg Ordmance) MultI-famIly dwell10g Pnvate recreatIon facIlIty (for homeowners' asSOCIatIon and/or tenants use onl) ) Smgle famIly dwellmg Small famIly day care home 2) ConditIOnal Uses* Bed and brealiast mn (PC) Boardmg house (ZA) Day care center (PC) Large famIly day care home (PC) Parlmg lot - reSIdentIal (ZA) RelIgIOUS faCIlIty (PC) School/pnvate (PC) Commumty Center (PC) 3) Temporary Uses Temporary constructIOn traIler Tract and sales office/model home complex ~ PD-Pubhc/Seml-PublIc 1) Permitted Uses The folloV\'1ng are uses perrrntted for thIs PD/P-SP (planned Development PublIc/SemI-PublIc zOillng listnct) PublIc, serm-publIc, and mstltutIOnal uses, mcludmg, but not 1umted to F Ire statIOn LIbrary Other govemmental and quasI-govemmental offices as deterrrnned by the Commuruty Development DIrector PolIce statIOn Post office Commumty center RelIgIOUS FaCIlIty 2) ConditIOnal Uses'" Schools/pnvate (PC) Day Care Center (PC) * Key/DecIsIon Maker AuthOrIty ZA Zomng AdrnImstrator, PC Plannmg CornrrnssIOn ~ 2 C{) PD-Open Space 1) Permitted Uses The folloWIng are uses permItted for thIS PD-OS (Planned Development Open Space zOlling dIStrIct) PermItted Uses, 1Oclud1Og, but not lImIted to RecreatIOn facllIty- paSSIve Those uses allowed by the U S Army Corps of Engmeers under SectIon 404 and by the Department ofFIsh and Game pursuant to 1603 agreements TraIls and mamtenance roads PD-Parks 1) Permitted Uses The follow1Og uses are permItted for thIs PD (Planned Development zOlling dIStrIct) NeIghborhood Park NeIghborhood Square PD-Schools 1) Permitted Uses The followmg uses are permItted for thIs PD (Planned Development ZOnIng dIstnct) MIddle School Elementary School () 3 DublIn Zomng Ordmance - 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 Zomng Ord1Oance shall be applIed to the land uses deSIgnated m tlns PD DIStrIct Rezone 4 Site Plan See attached Stage 1 SIte plan, contamed m ExhIbIt A-2 of Attachment 3 Development Plan Area F ThIS Development Plan applIes to one Smgle-FamIly reSIdentIal parcel, SIX MedIum DenSIty ReSIdentIal parcels, two PublIc/SemI-PublIc parcels, two school SItes, two parks and open space encompassmg 146 5 acres shown on thIS plan ArIy modIficatIOns to the project shall be substantIally conSIstent WIth these plans and of equal or supenor deSIgn qualIty 5 DenSity The denSIty of the proposed development IS as follows, as shown on the Stage 1 SIte Plan (ExlnbIt A-2 of Attachment 3, Development Plan Area F) Smgle-FamIly ReSidential (L) 22 7 Ac 91 umts MedIUm DenSity ReSidential (Ml) 15 3 Ac 153 umts ({) MedIUm DenSity ReSidential (M2) 11 5 Ac 115 umts MedIUm DenSity ReSidential (M3) 13 2 Ac 132 umts 3 MedIUm Density Residential (M4) 10 6 Ac 106 umts . MedIUm Density Residential (M5) 16 4 Ac 164 umts MedIUm Density Residential (M6) 19Ac 19 umts PublIc/ Semi-PublIc (east side Delaney) 19Ac 25 FAR PublIc/ Semi-PublIc (west side .Devaney) 20Ac 25 FAR 7 Phasmg Plan Refer to attached phasmg plan mcluded m EAlnblt A-2 of Attachment 3, Development Plan Area F 8 Development Standards 8a Smgle-FamIly ResldentIall)evelopment Standards . TYPE OF UNIT LOW DENSITY LOW DENSITY MEDIUM DENSITY SF DET LOTS SF DET LOTS SF DET LOTS > 6500 SF < 6500 SF 1 61-140 DU/AC 2 NeIghborhood Lot >6500 4000 - :::6500 1600 mmlmum SIze, 10 sq ft Garage Setback 20' 18'J 18' or greater or 6' or less3 Front Y d Bldg 15' 10' 5' Setback4 Rear Yd Bldg Setback- 10'8 10'8 5'5 mID 20' 15' NA M10 average/neIghborhood Mmunum useable 15% of lot SIze w/ 15% of lot SIze w/ 200 SF rear yard SIze 15' mm dImensIOn 10'mm dImensIOn w/ 10'm1O dImensIOn M10 SIde Y d Bldg Setback 5' 0' or 5' 0' or 3' or greater Mm SIde Y d Bldg Setback adjacent to common open 10' 10' 10' space, rec areas or parks MmImum SIde Y d Bldg 10' 10' 6'6 Setback (comer) MImmum Bldg SeparatIOn 15' total 10' total 6' (I 4 () f) () Bldg Setback from 10' 10' 10' artenal or collector street mm sIde mm sIde & rear mm sIde & rear yards landscape easement yards Mm garage rear yd setback 4' 4' 0 Mm Street Frontage 35' 35' n/a Max BUIldmg HeIght 35' 35' 38' Max Stones 2 stOrIes 2 stOrIes 3 stones Parkmg Spaces ReqUIred 2 covered + 1 guese 2 covered + 1 guese 2 covered + 1 guese J Lots In planning areas with a minimum lot sIze reqUIrement of less than 6500 s f may occasIOnally exceed the 6500 sf hmlt but are stIll subject to the::: 6500 s f cntena , - Detached or duplex resIdence 3 18 feet or less reqUIres roll up doors 4 Measured from hVlng area or SWing In garages 5 One story elements 6 Except where fence IS used then setbad. IS 10 7 CurbSide parJ...lng may be counted to\\ard number of reqUIred guest spaces Tandem parJ...lng permitted 8 Patto structures ma) project Into rear yard setbacks Such structures must maintain a 5 setbacJ... from all property hnes 8b Multi-Family Residential Development Standards TYPE OF UNIT MEDIUM ATTACHED 61-140 DU/AC Lot SIze m sq ft N/A Bldg Setback from Artenal Street 10' Landscape Buffer Mm SIde Y d Bldg Setback adjacent to 10' comrnon open space, rec areas or parks Bldg Setback from ROW on a PublIc Street 10' Bldg Setback from an exterIor proJect 10' Property Lme not on a PublIc ROW HabItable Bldg Setback from a Pnvate Street 10' 2 or Comrnon Dnveway DrIveway Length or Garage Setback from 3 - 6' Common Dnveway or PrIvate Street or 18' or greater I Pnvate Open Space ground floor umts 150 sf mm w/ 10' mm dImensIOn3 upper floor uruts 50 s f deck w/ 5' m10 dlmensIOn4 Mlmmum BUIldmg SeparatIOn 10' Max BUIldmg HeIght 38' Max Stones 3 stOrIes Parkmg Spaces ReqUIred 2 covered spaces5 1 Upper story hVlng area over garages may encroach up to 2 Into driveway length or garage setback 2 Measured from hVlng area or sWing In garage 5 3 1<;0 S f ma} be In side yard 4 ASSisted care umts may be exempt from deck reqUirement 5 These requirements ma) be modtfied for semor housmg \\ here It can be demonstrated that fewer spaces are sufficIent Curbside pari-mg around pen meter of project ma) be counted to\\ard number of reqUIred guest spaces Tandem pari-lOg permitted . 8c Additional Residential Standards Setbacks Front yard setbacks for detached resIdences should vary for VISUal mterest - a 2' offset for adJacent bUIldmgs IS deSIred Residential Massmg Smgle story homes or elements are encouraged at comers to break up rows of 2 story resIdences Encroachments The followmg encroachments may proJect up to 2' mto yard setbacks (all non-fire rated encroachments must be at least 3 feet from property lmes), eaves, archItectural proJectIOns, fireplaces, log storage, entertamment nIches, balcorues, bay WIndows, WIndow seats second floor overhangs, decks, porches and aIr condItIOnIng eqUIpment ReSidential SItmg ConsideratIOns Slope condItIons m Area F should be addressed by creat10g a senes ofterraces generally steppmg . down from north to south At locatIOns between products or at 10tenm po1Ots WIthIn larger parcels, slope ban.ls shall address any excess slope The mtent IS to provIde a reasonable number of terraces rather than creatmg large level pads House SIting Considerations ~ Sltmg Criteria One Important goal of these standards IS to create a functIOnal street scene possessmg visual vanety Plottmg and deSIgn cntena are 10tended to proVIde thIS varIety m appearance as well as a sense of mdlvIdualIty for each home ProJects where nearly IdentIcal bUIldmgs lIne streets WIthout vanatIOn 10 placement and archItectural form are dIscouraged ThIS, and the followmg sectIOn lIsts plottmg and massmg techmques wlnch wIll aId m the creatIOn of a successful street scene Wlule It IS not necessary that every method be utIlIzed, selectIve and approprIate use WIll greatly contrIbute to achIevmg the deSIred results Treatment of Corner Conditions The treatment of corner lots IS key to Imtlat10g a successful SIte plan Uruts occupymg comer lots on publIc streets should be selected and placed so that o The dnveway and garage IS placed agamst the mterIor SIde yard o A clear lIne of SIte across the comer IS maxIrmzed o The wall adjacent to the ehtenor SIde yard IS as short as pOSSIble o The extenor SIde and front yard setbacks are maxImIzed . Plottmg on Cross Slope Conditions When plottmg where the elevatIOn dIfference between lots IS greater than 3 feet, the urnts should 6 (() () tJ be placed so that the dnveway IS on the mgh sIde of the lot Plottmg on Lots at the Bottom of a Slope \\Then plottmg and desIgrung the home, maAlmlZe the rear yard depth and consIder steppmg back the rear elevatIOns second story to aVOId a "canyon-hke" rear yard Varymg Setbacks and Profiles A vaned bUIld10g setback IS necessary along the street frontage StrIct complIance to the mIDlmUID garage setback may contrIbute to a repetItIous and monotonous appearance along the street \\There garages are adJacent to one another along 1Otenor lot lInes, a 2' mIrumum dIfference 10 setbacks IS deSIred WIth the exceptIOn of zero lot hne products and lots along substantIal street slopes, plans should be reversed and plotted so that garages and entrIes are adjacent to each other ThIS creates an undulatmg sense of setback OccaSIOnally thIS pattern should be broken so that It WIll not become overly repetItIouS nor reflected by the unItS dIrectly across the street impact of Garage on the Street Scene The home and the yard, rather than the garage, should be the pnmary emphasIs of the elevatIon as seen from the street DeSIgn techmques to reduce the emphasIs on the garage should 10clude the follow1Og o Sett10g back the garage m relatIOnshIp to the front of the house o The garage should be mcorporated WIth the archItecture of the house The deSIgn treatment should stnve to reduce the overall VISUal mass ofthe garage o Arclntectural forms should de-emphasIze the garage by hIghlIghtmg other parts of the house o POSSIble optIOns mclude tandem garages, detached garages and garages located on the rear of the lot The use of swmg-m dnveways and garages on lots at least 55 feet In WIdth WIll break the contmuous VIew of garage doors along the street 8d Pubhc/Seml-PublIc Development Standards These standards shall be submItted WIth the Stage 2 Planned Development (PD) / Development Plan ApplIcatIOn 9 DeSign Concepts and Themes Refer to attached CommunIty Landscape DeSIgn GUIdel10es (pages II-I to II-lO) contamed 10 ExhIbIt A-2 of Attachment 3, Development Plan Area F 10 Master Neighborhood Landscapmg Plan ExhIbIt A-2 of Attachment 3, Area F contams SIte and clfculatIOn plans showmg par1.s and pedestrIan CIrculatIOn The Commuruty Landscape DeSIgn GUIdelInes referenced m #9 above IdentIfies SUItable plant matenals and landscapmg concept for Area F These GUldelmes satIsfy the reqUIrements of SectIOn 8 32 040 A 5 of the ZODlng Ordmance A PrelImInary 7 Landscapmg Plan shall be submItted WIth the Stage 2 Planned Development ReZOnIng ApplIcatIon for the Stage I PD area, to mclude publIc streets, entry statements and perImeter sIte landscapmg areas 11 IncluslOoary Zomng Ordmance In accordance WIth the InclusIOnary Zomng Ord1Oance the developer shall be reqUIred to pay IncluslOnary Housmg In-LIeu Fee m the amounts and at the tImes set forth m CIty of Dublm ResolutIOn No 57-97, adopted by the CIty CouncIl on May 20, 1997, or 10 the amounts and at the tImes set forth m any resolutIOn reVISIng the amount of the InclusIOnary Hous1Og In-LIeu Fee 12 School Mitigation Fee The developer shall mItIgate the Impacts of the development on the school facIlItIes of the Dubl10 Umfied School DIstrIct 10 accordance WIth the School MItIgatIOn Agreement, dated October 1997 The mItIgatlOn agreement establIshes the level of mItIgatIOn necessary, the amount of school Impact fees, the tIme of payment of such fees and the requIred dedIcatIOn of property for use as school SItes \ \pa#\980068\devplan 8 . . . 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'J1 ~ o i:d ~ ~ Z ~ u 8 ~ ~ ~ ~ ..... > \li; G CY' f "' G Dublm Ranch Area F December 11. 1998 · RevIsed Julv. /999 PrOject Description for DUBLIN RANCH AREA F Planned Development District and Stage 1 Development Plan (P A 98-068) IntroductIOn DublIn Ranch IS located wIthm the Eastern DublIn SpecIfIC Plan Ared and compnses 1,311' acres The portlOn of Dubhn Ranch that has been annexed to the City of Dublm conSIsts of 1,111 acres The 1,311 acre annexatIOn area was pre-zoned III conformIty wIth the SpeCIfIc Plan land use deslgnatIOns under P A 94-030, therefore, thIS Development Plan for Area F wIll also serve as an amendment for a mmor modIfIcatiOn to that pre- zonmg Refer to the Proposed Development Plan sectIon m thIS document for further detaIls concernmg mod1flcdtIons Area F of Dublm Rdnch, herem after cdlled the ProJect Area, IS approXImately 147 dcres m SIze and IS bordered by Dublm Ranch Area E and Phase 1 on the north, DublIn Ranch Area B on the east, Central Parkway on the south and Dublm Ranch Area E and property of the DublIn Land Company to the west Area F has been decreased ]0 su:e from approxImately 157 acres to approxImately 147 acres due pnmanly to the fmal alIgnmcnt of Central Parkway from thdt Illustrated In the SpeCIfIc Plan Because of thIS reductlOn III Area F, Area G has mcreased III SIze a lIke amount The PD Development Plan for Area F proposes a project WIth Low DenSIty and MedIUm DenSIty ReSIdential land uses, a lTIlddle school, elementary school, neIghborhood park, nC1ghborhood square, open space/stream comdor and SItes for pubhc/selTIl-pubhc uses A General Plan/East DublIn SpeCIfIC Plan Amendment applIcahon for mInor modIfIcatIOns l~ bemg processed concurrently WIth thIS applIcation Area F (P A 98-068) IS a Stage 1 Development Plan as defmed by SectIOn 8 32 030(A) of the Dublm Zonmg Ordmance ThIS submIttal mcludes a IIst10g of permItted and condItionally permItted land uses, development standards data on SIte area proposed denSItIes, maXImum number of dwellIng UnIts, a phasmg plan, and textual mformatIOn suffICIent to establIsh conSIstency WIth the General Plan and Eastern DublIn SpeCIfIC Plan Dublm Ranch mcludes all of the property m the Eastern Dublm SpeCific Plan area f>hown as bemg owned by Chang Su-O Lm and Paa Yeh Lm excludmg Phase I that IS currently under development Area G IS that portIOn of Dublin Ranch between Central Parkway and Dublin Boulevard the area to which some Area F land uses are proposed to be relocated ThiS Development Plan (Area F)ls belOg submitted concurrently with a Development Plan for Area G (P A 98 069) and General Plan/SpeCific Plan Amendments for Areas F and G (pA 98 068 and PA 98 069) The reasons for the relocatIOn of the Village Center and Its reduction m size are descnbed In P A 98-069 Please refer to these documents for further mformatlOn Planned Development DIStrict and Stage 1 Development Plan Project Descrlpllon Page / 0[9 An:. r pd d= nn" doc o @ G Dublm Ranch Area F December 11. 1998 · RevISed Juiv. 1999 EXlstmg Land Use and Site ConditIOns EXIstIng land use wlthm the Project Area IS predommantly agncultural consIstIng of cattle graz10g and dry farnung of graIn and hay crops No resIdences or other structures eXIst WIthIn the ProJect Area AdJOInIng propertIes to the east, south and west currently employ these same uses To the north, Phase I of DublIn Ranch IS bemg developed WIth low and medIUm denSIty reSIdentIal, an elementary school, open space, a park and other recreatIonal amenItIes The ProJect Area IS pnmanly open grassland Only a few trees eXIst on the property, these are generally In the VICInIty of a large stock pond Both of these featUles are located centrally wIthm Area F The eXIstmg topography across the SIte IS vaned WIth the greatest elevatIonal dIfference between the north dnd south project boundanes beIng 13S feet Average slope across thIS portIOn of the sIte IS 5 4 % A few portIOns of the Project Area have slopes of up to fIfteen percent ElevatIons across the Project Area generally nse from south to north Vanous bIologIcal stw:bes have been undertaken WIthIn the Project Area and surroundmg areas by H T Harvey & ASSOCIates relatIve to speCial status plants and WIldlIfe speCIes Please refer to the AppendIX for a detaIled summary of theIr studIes and fmdIngs The only speCIal status plant or anImal speCIes detected on the sIte by the Vdnous surveys are the CalIfornIa tIger salamander (CTS) and the CalIfornia red-legged frog (RLF) The stock pond 10 Area F IS the only area SUItable for bIeedmg red-legged frogs and Cahfol1ua tIger salamanders These speCIes reqUire SIte speCIfIC mItigation measures as reqUIred by the East DublIn SpeCIfic Plan FEIR (FInal ErR, p 172, Response to Comment 20-7) Please refer to the AppendIX to reVIew the SpeCIal Status SpeCIes Survey and mItIgatIOn report for greater detaIl concern1Og CTS and RLF A report prepared by Ted Wmfield & ASsocIdtes, proVIdIng an analYSIS of the SIte's areas that are subject to Corps of EngIneers' JunsdIctIOn, was formally submItted to the USACE on May 20, 1999 ThIS report was prepared WIth the fIeld reVIew and mput of Corps' representatives and IS expected to be venf1ed In wnt10g by the Corps shortly Maps and acreage estImates contamed m the draft report are conSIdered to be prehmmary until the Corps has offiCially venfIed the JunsdIctIOoal delIneatIOn Proposed fIll m the proJect area WIll requlfe a Corps of Engmeers permIt It IS anticIpated that the Corps permIt for Area F wIll be part of a larger penruttIng effort that WIll mclude all of the remammg portIOns of DublIn Ranch whIch are encumbered WIth areas of Corps' JunsmctIon Holman & ASSOCIates ArchaeologIcal Consultants conducted a focused surface mspectIOn of a preVIOusly recorded archaeologIcal resource IdentIfIed In the FEIR on a portIOn of the ProJect Area on May 20, 1999 Based on theIr fmdmgs, It IS concluded that future development WIll not Impact potentially slgmfIcant archaeologIcal matenals and no further testmg or archaeologIcal momtonng of future development IS warranted Refer to theIr study on file at the CIty of Dublm for greater detaIl Planned Development DIStrict and Stage 1 Development Plan Project DeSCriptIOn 0 Page 2019 MO F pd de", fUllll doc C9 G c:J Dublm Ranch Area F 0 December 11. 1998 RevIsed July. 1999 A Phase 1 and 2 sIte assessment of the ProJect Area has been conducted by Berlogar Geotechmcal Consultants to determ10e the presence of anyon-SIte hazardous waste and substance SItes The find10gs of thIS study 10dIcated that no problem SItes were found In addItIOn, an envIronmental records search was conducted by Berlogar to detenmne If the site was Included on a lIst of hazardous wdste and substance areas The results of thIS search 10dIcated that neIther thIS partIcular SIte nor any areas WIthm a two nule radIUS of the center of the SIte are hsted as a hazardous SIte, hazardous matenal generator or transporter, or known to have underground storage tank leaks Refer to the AppendIx to reVIew thIS document 10 greater detaIl Commumty Theme Key elements of the "upscale rural" communIty theme estabhshed for the prevIOUS phases of DublIn Ranch wIll be Incorporated mto thIS ProJect Where appropnate, the contmuatlOn of establIshed landscape and archItectural themes, matendls, forms, and elements WIll proVIde an overall UnIfIed communIty appearance whIle creatmg a claSSIC and lIvable communIty Refer to the Project Development Standards and DesIgn GUIdelInes for further dISCUSSIOn and detaIls Proposed Development Plan The Project Area IS composed of two dIstmct subaredb The subarea north of Gleason Dnve contaInS the mIddle school, stream/open space comdor and the only Low Densay ResIdentIal neIghborhood bemg proposed The mIddle school SIte IS 306 acres m SIze The Low DenSIty ReSIdential neIghborhood IS 227 acres and WIll conta1O detached reSIdences at a denSIty of approxImately 4 du/ac The north-south reSIdentIal collector (Devaney Dnve) and stream/open space comdor separate the nuddle school and thIS reSIdentIal neIghborhood The second subarea, located between Gleason Dnve and Central Parkway, contams fIve MedIUm DenSIty ReSIdentIal neIghborhoods on 68 9 acres of land ThIS acreage mcludes a small portIOn of another MedIum DenSIty area, deSIgnated as the M6 neIghborhood that, due to ItS small SIze and odd confIguratIOn, WIll become part of a slnularly zoned neIghborhood In DublIn Ranch Area B to the east However, thIS fragment wIll be processed as part of thIS ProJect Area Development Plan An elementary school neIghborhood park, neIghborhood square, and two publIc/semI-publIc parcels are also mcluded w1thm thIS subarea WIth the exceptIOn of the pubhc/selTIl-publIc uses, these faCIlItIes are surrounded by MedIUm DenSIty ReSIdentIal neIghborhoods The pubhc/senu-pubhc uses are adjacent to MedIUm DenSIty ReSIdentIal neIghborhoods on two SIdes and front onto pubhc streets on the others The placement of the publ1c/seIlli- publIc uses creates a "gateway" entrance mto Area F whIle also creatmg a termmus to the VIllage Center area to the south MIllor modIficatIOns of the pre-zomng are due mamly to the proposed relocatIon and downs1zmg of the NeIghborhood ComrnercIal portIOn of the area termed "Town Center- ComrnercIal" and ItS adjacent hIgher denSIty res1dentlal neIghborhoods 10 the SpeCIfIC Plan In the SpeCIfIc Plan thiS area IS located along both SIdes of the two lane TranSIt Spme, WhICh separates Area G from Area F, (now Central Parkway and four lanes) WIth Planned Development DIstrict and Slage 1 Development Plan Project DescriptIOn Page 3 of9 Area F pd de", filllll doc @ rYil\ e G Dublm Ranch Area F ~ December 1 I. 1998 · RevIsed July, 1999 HIgh DensIty ResIdential uses Immediately adjacent on the north and south ThIS revIsed cIrCUlatIOn pattern created by an amendment to the CirculatIOn Element of the General Plan and East DublIn SpecIfIC Plan by the CIty of Dubhn IS one of the mam reasons for the relocatIOn and reonentatIOn of the VIllage Center It IS beheved that havmg a commercIal d1stnct frontmg dIrectly onto Central Parkway would mhIbIt traffic flow on that artenal and such a constnctlOn would dIvert traffIC to other thoroughfares, thereby Impactmg traffIc cIrCUlatIOn throughout the entire ProJect Area and adjacent propertIes ThIS traffIc Impact would also affect the acceSSIbIlIty and economIc VIabIhty of busmesses located along Central Parkway In other words, NeIghborhood CommercIal/VIllage Center uses are not an appropnate use on an artenal street MOVing the VIllage Center south and onentmg It between two artenals separates commerCIal users from through-traffIc and WIll result m a more effICIent CIrculatIOn system The concept of the "Town Center " as presented In the SpeCIfIc Plan, IS not bemg changed by thIS applIcatIOn It remams the focus for convemence commerCIal and serVIces for adJacent resIdentIal neIghborhoods and the center for entertamment and specIalty retml uses for the larger Eastern DublIn commumty To mamtam the relatIOnshIp of the VIllage Center to nearby hIgher denSIty reSIdentIal uses, the relocatIOn of the VIllage Center also necessItated moving the HIgh DenSIty and MedIUm-HIgh DenSIty ReSIdentIal deSIgnated areas of the SpeclfIc Plan m Area F (0 locatIOns south of Central Parkway and adJacent to the VIllage Center and replacmg these neIghborhoods WIth the medIUm denSIty neIghborhoods of Area G ThIS permIts the hIgh mtenSIty reSidentIal neIghborhoods to be better sItuated to support a VIable commerCIal d1stnct Hence, whereas the SpeCifIc Plan shows 14 acres of NeIghborhood CommerCial (VIllage Center), 10 acres of Htgh DenSIty ReSIdentIal, and 11 acres of MedIUm-HIgh DenSity ReSIdentIal deSIgnated land north of Central Parkway, thIS Development Plan proposes theIr relocatIOn to Area G and theIr replacement by MedIUm DenSity ReSIdentIal Planned Development District and Stage I Development Plan Prolecl DeSCriptIOn ~ Page 4 of9 Area F pd deS<. r onoI doc Dublin Ranch Area F December l1, 1998 0 RevIsed Juiv. 1999 The proposed Stage 1 Development Plan exhIbit for the ProJect Ared IS based closely on the type, locatIOn and IntensIty of land uses found m the Eastern Dublm SpecIfIc Plan Area F has been decreased In SIze from 1568 acres to 1465 acres due pnmanly to the fmal alIgnment of Central Parkway from that Illustrated In the SpecIfic Plan A companson of acreages allocated to desIgnated land uses wIth the proposed Stage 1 Development Plan and approved SpecIfIc Plan IS as follows G Land Use Proposed PD Stage I Development Plan 22 7 acres 91 du 689 acres 689 du o o o 5 6 acres 2 0 acres 2 8 acres 100 acres 30 6 acres 3 9 acres Low Density ReSIdential (L) MedIum DenSIty ResIdentIal (M) MedIum-HIgh DenSIty ResIdentIal (MH) HJgh DenSIty ReSIdentIal (H) VIllage CommercIal (VC) NeIghborhood Pdrk (NP) NeIghborhood Square (NS) Open Space (OS) Elementary School (ES) MIddle School (MS) PublIc/SemI-PublIc (PSP) Eastern DublIn SpecIfic Plan 23 6 acres 403 acres 11 0 acres 107 acres 14 2 acres ') 6 acres 3 0 acres 3 0 acres 100 dcres 314 acres 4 0 acres 94 du 403 du 220 du 375 du 216,493 sf 1465 acres 780 du 1568 acres 1,092 du 216,493 sf G Accordmg to the SpecIfiC Plan, the Low DensIty ResIdentIal land use deSIgnatIOn allows a range of reSIdentIal densIty from 09 to 60 dwellIng UnIts per acre The MedlUm DenSity range IS 6 1 to 140 dU/dc Based on the mIdpomt of the denSIty ranges, 91 UOlts of Low DenSIty and 689 UnIts of MedIUm DenSIty result For the denSIty range, Area F could accommodate between 20 and 136 homes In the former locatIOn and from 420 to 965 umts m the latter whIle mamtammg confornuty With the SpeCIfiC Plan However, the SpecIfIC Plan hmIts the entIrety of Dublm Ranch to 5,760 UnIts It would take addItIonal envIronmental documentatIOn and a General Plan/SpeCifIc Plan Amendment to exceed that number unless other propertIes w1thm the SpecIfic Plan area buIld out at less than thelf ffild-range densay Therefore, unless such an amendment IS requested WIlh the Area F Stage 2 Development Plan subffilttal, the Stage 2 subffilttal will propose a specIfic maxImum number of umts whIch, when mc1uded WIth the umts shown on the remamder of the Dubhn Ranch property, does not exceed the 5760 una overall hmIt Total The two SItes for Pubhc/Seffil-Pubhc (P/SP) land uses are depIcted as "overlay" uses wlthm the MedIUm Density ReSIdentIal deSIgnatIOn on the Development Plan In keepmg WIth Its prezonIng by PA 94-030 The CIty has not yet definItely comIDltted to locatmg specIfIC land uses on the PublIc/Seffil-Pubhc SItes These SItes are targeted for the northeast and northwest quadrants of the Central Parkway/Devaney Dnve mtersectIOn ModIficatIOns to the SIze, locatIOn, and confIguratIOn of either SIte m Area F from that shown on the PD Development Plan may be made at the SDR stage, as long as a IDlmmum of a half acre net SIzed parcellS mamtamed at eIther sIte o Area F pel de", fmal do< Planned Development DIStrict and Slage 1 Development Plan ProJecl DescriptIOn Page 5 of9 ~ @ ~ ~ Dublin Ranch Area F December I 1. 1998 ReVised Julv. 1999 The applIcant proposes that one of these sites be reserved for the constructIOn of a chIld care facIlIty for a penod of ten years from the date of approval of P A 98-068 If after ten years have passed and no PublIc/SemI-PublIc uses have been approved, It IS proposed that the City consider apphcatIons for MedIUm DensIty ResIdentIal purposes (the underlymg land use zone) or VIllage Center WIthout the need for an amendment to the DublIn General PlanlEast DublIn SpecIfIc Plan or the PD Rezone, as long as the total number of resIdential umts do not exceed 5,760 Both MedIUm DensIty ResIdentIal or VIllage Center uses are proposed because If the surroundmg MedlUm DenSIty ReSIdentIal parcels have already been developed, It wIll hkely be InfeaSIble to proVIde reSidential uses on these two SItes The reasons for thIS are that there WIll be a 15-20' elevatlOn difference between the reSIdentIal and pubhc/sem1-publIc parcels there mayor may not be a street to extend from the adjacent parcels mto these SItes, and the uncertamty Involved m mterestmg a buIlder m a relatIvely small developmcnt SIte The sitIng and deSIgn of these SItes are Important to the concept of provIdmg a gateway entrance to Area r and also as a terrmnus of the Village Center m Area G Refer to the gmdehne sectIOn of thIS applIcatIOn for further detaIl The Development Plan shows a 306 acre mIddle school SIte and a 10 0 acre elementary school SIte The IDlddle school IS shown on the SpecIfIc Plan as a hIgh school SIte but the DublIn UmfIed School DIstnct has detenmned that a hIgh school wIll not be needed m Ea~tern Dublm because suffICIent space eXists at DublIn HIgh School to accommodate antIcIpated growth (refer to appendIx for school dlstnct representatIve's memorandum) It IS the DIstnct's mtent that thIS SIte be developed mItIally as a K-8 cOmbInatIOn school and eventually revert to a mIddle school Conceptual site pl'innIng for the mIddle school SIte IS now proceedmg 10 conJunctIon WIth the Dubhn UmfIed School DIstnct to help determme the confIguratiOn of the parcel whICh would best fIt the DIstnct's needs Please refer to the appendIces for a letter that clanfIes the DIStnCt'S mtentlOn for thIS SIte In regards to the type of school that WIll be proVIded at thIS SIte The elementary school IS located east of the locatIon where thIS faCIlIty IS shown on the SpecIfic Plan so as to proVIde better acceSSIbIlIty from all East DublIn areas Both of these modIfIcatlOns are mInor enough that they are consIdered to be conSIstent WIth the SpecIfIc Plan The "hIgh school" (now mIddle school) SIte has been prezoned PD Smgle FamIly ReSIdentIal, whIle the elementary school has been prezoned PD MedIUm-HIgh Density ReSIdentIal The approval of thIS PD Plan WIll rezone the underlymg zone of the Elementary School from PD MedIUm-HIgh DenSIty ReSIdentIal to PD MedIUm DenSIty ReSIdentIal Although the underlymg zone of the "hIgh school" sIte WIll remaIn the same, the hIgh school use WIll be revIsed to a mIddle school use Any school sIte or It'S deSIgnated acreage deemed by the DublIn UnIfIed School D1stnct CDUSD) to be unnecessary for school purposes m the future may be redeSIgnated accordmg to ItS underlymg zomng and used for s10gle famIly or medIUm denSIty reSIdentIal purposes DUSD has already stated they WIll not reqUIre the full 50 acres deSignated for a "hIgh school", of whIch 30 acres fall w1thm thIS ProJect Area The SIze and locatIon of the future mIddle school WIll be determmed later, however thIS WIll result m non~school lands revertIng to the underlymg land use deSIgnatIOn The development standards for the school lands that revert to reSIdentIal land uses WIll confonn to the development standards proposed wIthm thIS Development Plan RedeslgnatlOn of school SItes can be Planned Development DIStrict and Stage 1 Development Plan Project DeSCf/ptlOn · Page 60f9 Area F pd d= fme.l do< Dublin Ranch Area F · December n. 1998 ReVIsed Julv. 1999 ~ \5!;J done In thIS manner wIthout amendment to thIS PD Rezone or the DublIn General PlanlEast Dubhn SpecIfic Plan as long as the total number of dwellIng umts wIthm the DublIn Ranch property do not exceed the 5,760 umts permItted by the SpecIfIC Pldn The Development Plan proposes a 56 acre neIghborhood park and 20 acres desIgnated as neIghborhood square ThIS IS generally the same as the park acreage shown on the SpecIfIC Plan, however, the latter calls for two 1 5 acre neIghborhood squares rather than the SIngle larger faCIlIty shown on thiS Development Plan ThIS IS not consIdered to be an InCOnsIstency between the two plans as the Intended use of the NeIghborhood Square remaInS the same dnd the Park and RecreatIOn Department prefers larger park fdcIlItIes Smce the neIghborhood park WIll be Integrated WIth the elementary school and users Will have access to the school playfIelds, It WIll, In effect, serve as a larger faCilIty than the typIcal neighborhood park o The neIghborhood park has been prezoned PD MedIUm DenSIty ReSIdentIal and the neIghborhood square SIte has been pre zoned PD HIgh DenSIty ReSIdential WIth the approval of thIS PD Plan, the underlymg zone of the NeIghborhood Square WIll be rezoned from PD HIgh Density ReSIdential to PD MedIUm Density ReSIdential Any park or square relocated or reconfIgured from thIS PD Plan may be redeSIgnated accordIng to ItS underlymg zone and used for dny medIUm denSIty reSIdential purpose SItes can be redeSIgnated In thIS manner Without amendment to thIS PD Rezone or the East Dubhn SpeCIfic Plan/Dublm General Plan as long as the total number of dwellIng umts shown on the remaInder of the Dublin Ranch property do not exceed the 5,760 umts permItted by the SpeCIfIC Plan A stream/open spdce comdor runs along the edstern boundary of the middle school SIte It IS a contwuatIOn of a reconstructed open space comdor that WIll wend ItS way through portIons of Dublm Ranch Phase 1 to the north ThIS feature WIll have to be crossed to proVIde access to the school WIthm Area F, thIS stream/open space comdor IS currently antICIpated to end at Gleason Dove as shown on the SpeCIfIc Plan ThIS comdor wIll contam a 12' WIde multI-use traIl along one SIde and WIll be deSIgned for shared use by pedestnans and bIcyclIsts Therefore, m addItIOn to provIdmg potentIal WIldlIfe habItat, the comdor WIll serve as a linear CIrculatIon route lmkmg reSIdentIal neIghborhoods to the north and east WIth the school and pomts south of Gleason Dnve Although the stream/open space comdor may termlOate at Gleason Dnve, dn open space comdor contamlOg a 12' WIde multI-use traIl WIll contlOue southward towards the VIllage Center ThIS traIl WIll be proVIded on both SIdes of the outer VIllage Center boundanes and extend through the VIllage Center to DubllO Boulevard ThIS WIll prOVIde bIcyclIsts and pedestnans an exclUSIve route of travel through the proJect and contmue the Image of a landscaped open space comdor along Devaney Dnve lP'roJect Access and Circulation ~ \!:Y Central Parkway and Gleason Dnve WIll proVIde east-west access to the Project Area The applicant Will extend both of these artenals Into the ProJect Area UltImately, Central Parkway and Gleason Dnve are proposed to be four lane dIVIded artenals However, It IS antICIpated that full street Improvements wIll not be mcluded as part of the Planned Development DIStrict and Stage I Development Plan Project DescriptIOn. Page 70f9 Area F pd de!>: fln" doc @ 9 \:!!!) o Dublm Ranch Area F December 11. 1998 RevIsed Julv. /999 InItIal mfrastructure to be constructed Instead the center median and one lane 10 each duectIOn wIll be constructed In the nght-of-way of each street Separate from the backbone Improvements, entnes to PrOject Area neIghborhoods wIll be constructed along artenals and resIdentIal collectors and wIll be lInked WIth resIdential collector streets that wIll weave through the SIte Key resIdentIal collectors wIll be deSIgned WIth a wIdened landscaped parkway sectIOn along each sIde of the street SImIlar to that bemg constructed In Dublm Ranch Phase 1 The Project Area will be tIed together m a north-south duectlOn by Class II Collector streets that wIll bIsect and frame thc property The central collector (Devaney Dnve) wIll extend Into DublIn Ranch Phase 1 at the north and south, to DublIn Boulevard The nght of way WIdth of thIS collector IS not constant and IS dependent upon thc land uses bordenng It Streets WIthIn detached residential areas may bc publIc streets based on a slIghtly modIfIed verSIOn of the City of Dubhn's deSIgn standards as approved by the DIrector of Pubhc Works (as was done In DublIn Ranch Phase 1) or may be pnvate streets Street CIrculatIOn systems wIthm neIghborhoods WIll be deSIgned to allow for VISibIlIty and safety, pedestnan connectIOns to adjacent areas, and emergency access In accordance With the DublIn General Plan and East Dubhn SpeCIfIc Plan The Development Plan for the Project Area IS conSIstent WIth the traffic studIes done for the Eastern DublIn General Plan and SpeCifIC Plan, the subsequent City of DublIn's amendment to the CIty s General Plan CuculatIOn Element, and project spcclflC studlc,:> prepared for thIS submIttal Because of the reductIOn In the SIze of thc VIllage Center, as well .:IS relocatIOn of land uses traffIc Impacts projected for thIS Development Plan arc less than those descnbed In the Eastern Dubhn GP A/SP A EIR Ownership and Mamtenance of Open Space and Pedestrl3n Areas A homeowners' assOCJatlOn(s) WIll be created for the reSIdentIal portIOns of the Project Area and a DeclaratIon of Covenants, CondItIOns and RestnctIOns (DeclaratIOn) WIll be prepared and recorded The DeclaratIOn wlll reqUIre the homeowners aSSOCiatIon to own and/or mamtaIn the lands m accordance With the followmg table Element Center Medlan 10 Pubhc Streets Public Parks Stream Comdor Open Space Areas Stream Comdor Tralls Other Trails Tralls along Artenals/Collectors R1gh t -of - way LandscapIng (curb to ROW hne) RIght-of-way Landscapmg (Internal publIc streets) SubdIvIslon Commumty LandscapIng Own CIty Clty HOA EBRPDIHOA EBRPD/HOA Clty City Mamtam Clty City Zone 7-EBRPD* or HOA Zone 7-EBRPD* or ROA EBRPD or HOA Landscapmg only- HOA HOA Clty ROA Po vate HOA * Publlc easement requzred Planned Development DIstrICt and Stage J Development Plan Project Descf/ptlOn 0 Page 8 oJ9 Area F pd de.. ron<>! doc Dublin Ranch Area F December 11. 1998 Revised July, 1999 The DeciMatIOn wIll establIsh easements and other nghts-of-way necessary for the ~ aSSOCIatIOn to fulfill ItS responSIbIlItIes KncluSlonary Zomng Ordmance Dublin's InclusIOnary Zomng OrdInance reqUIres 5% of all housmg to be affordable to those of very low, low and moderate mcomes, or reqUlres the developer to pay an m-heu fee whIch wIll allow the CIty to faCIlItate constructIOn of such hOUSIng It IS mtended that thIS proJect wIll comply wIth the Inclu:;'lOnary Zomng Ordmance reqUIrements by paymg an m-lIeu fee, provIdmg affordable housmg, or dedIcatlOg land for :;,uch use,> Per SectIOn 868070 of the Dublm Zonmg Ordmance, the apphcant will enter Into an affordable hOUSIng agreement wIth the City pnor to the SubdIVISIOn FlOal Map approval of the speCIfIc project The agreement WIll record the exact method and terms of meetIng the mtent of thIS ordInance o Ci:\ I...:Y Planned Development DIStrict and Stage J Development Plan Project DescriptIOn' Page 9 of9 Am> F pd d= r1ll6l doc z <( ....J 0... r- z w ~ 0... 0 ....J ~ ~I ;;: r;:: ~ ::l <8 ~ 2: ~ W ----- g > -< w ~ If"!~"!oooo ~ 0 :i ...._~~22~ 8 CZl j II 111111 1111 II Ii Ii 111111 II ] W (1) II 00 l~~~a~;~g~~~~~ c.J ~ ~ .. 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() () [) Dublm Ranch Area F 0 DesIgn Guldelmes 0 December 11 1998 0 RevISed July 1999 COMM1UNlITY ILANJI}SCAJP>E JI}ESlI<GN EILEMENTS Land plannmg for Area F represents a qUIlt-work of mterconnected patterns An array of land uses, each mterdependent on the other A rmcroenvIronment of mterwoven reSIdential, recreatIOn, and publIc/serm-publIc uses wIthm the Master Planned Communzty of Dublm Ranch Although there may be vanatIons of the establIshed mfrastructure deSIgn that have been defined m proceedmg phases, It IS vanatIon WIth consIstency m context Any proposed addItIonal components bUIld upon the collectIon of elements that formulate the deSIred cohesIve commurnty theme Each phase and land use development must cont1Oue to mclude the homogeneous use of forms and matenals that Impart the dIstmctIve but congruent vIsual Image throughout Dublm Ranch VlEmCUlLAR ClIRC1lJlLA l'J[ON A luerarchy of streets compnses the velucular cIrCUlatIOn system w1tlun and through Dublm Ranch The goal has been to create synergy and ma10tam a partIcular scale, commumty character, and provIde a senes of lOgIcal connectIons Streets, mcludmg pedestrIan walks and bIcycle lanes, proVIde a favorable atmosphere for recreatIOnal purSUItS, alternatIve commuter transportatIon optIons, and effiCIent travel throughout the commurnty Infrastructure deSIgn conSIstency IS executed through a well-prescnbed vocabulary of SIte furruslnngs, streetlIghts, sIgnage, and plant matenal amculatmg artenal, collector, and local reSIdentIal nghts-of-way These elements provIde the conSIstent VISual Image that umfies the commurnty theme and character Artenal Streets Artenal streets define edges of specIfic plannIng areas WIthIn Dublm Ranch They proVIde OpportunIties for several levels and chOIces of travel such as velucular, publIc tranSIt, bIcycles, and walkmg Walkways shall be separated from the street where appropnate to provIde for a safer pedestnan enVIronment Planting shall be deSIgned to define the artenal from adjacent land uses and proVide an mterestmg VIew comdor for both the motonst and pedestrIan /I-1 Commumty Landscape DeSIgn Elements I) f) @) Dublm Ranch Area F 0 DeSign Guldelmes 0 December 11 1998 0 ReVised July 1999 Street DeSign Concept Gleason Dnve wIll ultImately consist of four traffic lanes, a landscaped medIan, and bIcycle/emergency lanes on both sides of the street Each sIde of the street WIll mclude a meandenng separated sIdewalk wItrun a landscaped area An addItIonal publIc servIce/landscape easement extends beyond the nght-of-way lIne on both SIdes of the street A publIc servIce easement (PSE) WIll be proVIded as reqUIred by the CIty and WIll be dedIcated to the publIc per detaIls to be worked out as shown on the TentatIve Map The landscape easement WIll be pnvately mamtamed and owned by the Commumty Homeowners ASSOCIatIon Landscape Treatments Artenal street medIans and parkways shall be predommately planted WIth decIduous street trees m patterns emphaslzmg the hentage of Dublm Flowenng trees shall be used as accents m key locatIons Dnfts of tIered (or layered) shrubs and low growmg groundcover shall be repeated m elongated patterns over large areas for vIewmg at lngher travel speeds IndIgenous or sUItable natIve plants shall be utIlIzed as appropnate Collector Streets To create a more pedestrIan frIendly enVIronment and sense of commUDlty, collector streets shall have an expanded nght-of-way greater than the CIty of Dublm standard Tills mcreased WIdth wIll allow for a WIder landscape parkway and separated multI-use trail along each SIde of the roadway A row of shade trees shall be planted on eIther SIde of the SIdewalk, one WIthm the parkway and one WItlnn the landscape easement beyond the nght-of-way Tills wIll allow the pedestrIan path-of-travel to act as a safe domaIn by VIsually and phYSIcally mImrmzmg the mteractIon of pedestrIan and motonst whIle creatmg a more pedestnan-onented neighborhood comdor A crosswalk should be located on Devaney Dnve between Gleason Dnve and Central Parkway to prOVIde dIrect access from the western neIghborhoods to the elementary school and the neIghborhood park located to the east of Devaney Dnve The placement of thIS crosswalk should take mto conSIderatIon road and school/park site grades, roadway mtersectIons and other safety Issues 1/-2 Commumty Landscape DeSign Elements Dublm Ranch Area F 0 DesIgn Guldelmes 0 December 11 1998 0 RevISed July 1999 (f) Street DesIgn Concept Class II Collector 'A' IS proposed to consIst of two traffic lanes, and a landscaped medIan WIth left turn lanes, and a parkmg lane on both sIdes of the street Each sIde of the street WIll mc1ude a parkway strIp WIth a separated multI-use tr311 (for one-way pedestrIan/bIcycle travel) An adchtIOnal publIc serVIce/landscape easement extends beyond the nght-of-way hne A publIc servIce easement (PSE) WIll be provIded as requued by the CIty and WIll be dedIcated to the publIc per det31ls to be worked out as shown on the Tentahve Map The landscape easement WIll be pnvately mamt31ned and owned by the Comrnuo1ty Homeowners AssocIation A landscaped medIan WIth left turn lanes may not be requued based on the finalIzation of the land use plan and traffic report I) Class II Collector 'B' consIsts of two traffic lanes, a landscaped medIan With left turn lanes, and a parkmg lane on both SIdes of the street Each SIde of the street mcludes a parkway strIp WIth a separated multi-use tr311 (for one-way pedestrIan/bIcyc1e travel) An addItional publIc servIce/landscape easement extends beyond the nght-of-way lme A publIc servIce easement (PSE) Will be provIded as requued by the CIty and WIll be dedIcated to the publIc per detaIls to be worked out as shown on the Tentative Map The landscape easement WIll be pnvately m31ntamed and owned by the Comrnumty Homeowners AssocIatIon A landscaped medIan with left turn lanes may not be requued based on the finalIzation of the land use plan and traffic report Devaney Dnve, from Central Parkway to Gleason Road, consIsts of two traffic lanes, a landscaped medIan With left turn lanes, and parkmg lanes on both SIdes of the street Each SIde of the street mc1udes a parkway stnp With a separated multI-use traIl (one-way pedestnan/bIcycle travel on the east SIde and two-way pedestnan/blcycle travel on the west SIde) Beyond the nght-of-way lme IS an addItional publIc serVIce/landscape easement on both SIdes of the street WIth the exception of where the street IS adjacent to the NeIghborhood Park The nght-of-way at the NeIghborhood Park WIll be located 8' from back of the curb A publIc servIce easement (PSE) Will be provIded as requued by the CIty and wIll be dedIcated to the publIc per det31ls to be worked out at as shown on the Tentative Map The landscape easement WIll be pnvately m31ntamed and owned by the Comrnurnty Homeowners AssocIation A landscaped medIan WIth left turn lanes may not be reqUIred based on the finalIzation of the land use plan and traffic report (() Devaney Dnve, from Gleason Road to the north property lIne, consIsts of two traffic lanes, a landscaped medIan/turn lane, and parkmg lanes on both SIdes of the street A parkway strIp WIth a separated multi-use /1-3 Commumty Landscape DeSIgn Elements CI) () () Dublm Ranch Area F 0 Design Guidelmes 0 December J J J 998 0 Revised July J 999 traIl (one-way pedestrIan/bIcycle travel on the east sIde and two-way pedesman/bIcycle travel on the west sIde) wIll be provIded on both sIdes of the street Beyond the nght-of-way IS an addItional publIc servIce/landscape easement on the east sIde of the street A publIc servIce easement (PSE) WIll be provIded as requIred by the CIty and wIll be dewcated to the publIc per detaIls to be worked out at as shown on the Tentative Map The landscape easement WIll be pnvately maIntamed and owned by the COIDmUDlty Homeowners AssocIation On the west SIde, beyond the nght-of-way lme, IS the stream/open space comdor A landscaped medIan/turn lane may not be reqUIred based on the fmalIzation of the land use plan and traffic report Landscape Treatment Collector streets shall have a staggered double row of deCIduous trees to create a canopy effect for pedestrIans and motonsts Only one tree speCIes Will be utilIzed on each collector to clearly and conSIstently define the collector as a land use edge treatment Lawn or other acceptable plant matenal shall be planted WIthIn the parkway strIp !Pubhc/!Pnvate Resndenntnal Streets ReSIdential streets are pedestrIan onented and accomrnodate a lIghter volume of traffic Street trees shall act as the pnmary landscape element affordmg each neIghborhood mwvldual1zed personalIty, beauty, and seasonal character Street DesIgn Concept !PrRvate reSIdential streets should be more mtimate m scale than that of publIc reSIdential streets Vanous options eXIst for reSIdential streets, mcludmg two travel lanes WIth one parkmg lane or perpendIcular parkmg bays or two travel lanes and two parktng lanes or perpendIcular parktng bays !Prnvate reSIdential streets and dnveways WIll be owned and mamtaIned by a homeowners asSOCIation !PublIc reSIdential streets shall consist of two traffic lanes WIth park10g lanes on both SIdes of the street A monolIthIc SIdewalk wIll be provIded on both SIdes of the street An addItional publIc semce/landscape easement extends beyond the nght-of-way lIne on each SIde of the street A publIc servIce easement (PSE) wIll be proVIded as requIred by the CIty and WIll be dedicated to the publIc per detaIls to be worked out as shown on the Tentative Map The landscape easement wIll be pnvately mamtamed and owned by the Homeowner or the ComrnunIty Homeowners ASSOCIatIon //-4 Commumty Landscape DeSign Elements ~ () ({) Dublm Ranch Area F 0 Design Guldelmes 0 December 11 1998 0 ReVised July 1999 Landscape Treatment Each neIghborhood shall create Its own Identity through the use of one speCIes of street tree per neIghborhood Through the use of a smgle speCIes per neIghborhood, a grove effect WIll be aclneved Where practical, each lot shall be requIred to have a mImmum of one street tree and corner lots shall reqUIre two trees EN'flRlIES EntrIes are mtended to convey a clear sense of arnval Although the level of detail WIll vary WIth each type of entry, all shall be deSIgned to portray a conSIstent comrnurnty lIDage WIthm the comrnurnty of Dublzn Ranch as a whole Area IF Gateway The Area F Gateway IS located at the 1OtersectIon of Central Parkway and MalO Street/Devaney Dnve The bUIldmgs on these comers WIll be set back to proVIde for a vIsual terrrnnus to Mam Street and to proVIde an "entrance" or "gateway" to Area F reSIdential neIghborhoods Landscape Treatment Tills gateway should be slITlllar m nature WIth those m Areas G and H WIth the use of sImllar plant speCIes and p1antmg patterns to create a urnfied gateway theme along the Main Street/Devaney Dnve comdor Pavmg Materials Enhanced paVIng should be provIded 10 pedestnan areas to match enhanced paVIng matenals and colors utilIzed at the VIllage Center Gateways wIthm Areas G and H Resndentlal EntJrles ReSidential area entnes w1l1 contmue the pattern establIshed 10 the preVIOUS phases of Dublzn Ranch NeIghborhood entnes WIll reflect the overall commUDIty Image by mcorporatlOg stone entry pIlasters Plant matenal w1l1 be selected to proVIde lOd1v1dual Identity to each partIcular neIghborhood II-5 Commumty Landscape DeSign Elements f) (() () Dublin Ranch Area F 0 Design Guidelines 0 December 11 1998 0 Revised July 1999 lREClREA 1'][ ON IF ACn.][1'][lES Dublzn Ranch offers the potential for an array of recreation opportunIties beyond the natural open spaces and 10termIttent stream comdors Multi-use traIl systems wIll lmk neIghborhoods WIth a neIghborhood park, a neighborhood square, open space, schools, the VIllage Center and other areas of Dublzn Ranch The NeIghborhood Park and Square shall be deSIgned to provIde recreational needs for the resIdents of Dublzn Ranch The conSIstent use of matenals and landscape concepts WIthm these faCIlIties shall mamtam cont1OUlty of the comrnumty character Neighborhood Park The proposed approXImately 5 6 acre NeIghborhood Park wItlnn tlns phase of Dublzn Ranch IS centrally located to serve as the vIsual and socIal center of the surroundmg neIghborhoods The park IS bounded on one sIde by a future elementary school and may be bounded on two sIdes by collector and local streets The nght-of-way for adJacent streets wIll be located 8' from the back of the curb ReSIdents wIll be Imked to the park VIa an mtemal pedestrIan system cons1stmg of sidewalks and multi-use traIls DeSIgn Crlterla The Neighborhood Park shall be deSIgned to generally meet the 10tent of the park standards establIshed m the Czty of Dublzn Parks & Recreatzon Master Plan July 1994 Potential sports faCIlIties may mc1ude fields for softball/baseball and soccer, and a tenrus, volleyball, or basketball court Play areas WIth seatmg for parents wIll be prOVided A shade structure WIth pIcmc tables for group actiVItIes may also be proVIded along WIth casual seatmg and pIcmc areas scattered throughout the park Where feaSIble, the deSIgn of the NeIghborhood Park should mcorporate pubhc art m a central gathenng area On street parallel parkmg shall be avaIlable on adJacent streets Landscape Treatment Landscapmg WIthIn the pubhc nght-of-way shall be conSIstent WIth the character of the collector streets and mc1ude a staggered double row of broad deCIduous canopy trees Tree plantmg WIthIn the park shall conSIst pnrnanly of deCIduous shade trees to prOVIde seasonal mterest and allow shade m the summer and warmth m the wmter Lawn areas WIll dommate the neIghborhood park prov1dmg spaces for orgaruzed and paSSIve actiVIties Shrub and groundcover plantmgs shall be hmIted to the central gathenng area and penmeter edges of the park II-6 Commumty Landscape DeSign Elements . I) f) Dublm Ranch Area F 0 Design GUidelines 0 December J J J 998 0 ReVised July J 999 Slopes adjacent to resIdentIal neIghborhoods shall be more densely planted to create a sIgruficant buffer to pnvate yards adjacent to the park At focal pomts such as the central gathenng area, accent plantIngs of shrubs, perenruals and groundcover should have a more ornamental appearance Neighborhood Squnsll"e The proposed two-acre NeIghborhood Square IS centrally located, provIdmg a focus for the Dublm Ranch-Area F neIghborhoods The NeIghborhood Square should not be bounded on all four SIdes by reSIdentIal streets The nght-of-way for adJacent streets wIll be located 8' from the back of the curb DeSIgn Criteria The NeIghborhood Square shall be deSIgned to generally meet the mtent of the park standards establIshed m the City of Dublm Parks & Recreation Master Plan July 1994 The NeIghborhood Square should try to mcorporate pubhc art such as a pIece of sculpture, fountam, or other landscape elements along WIth a plaza provlling a gathenng area for neIghborhood functIons A smaller scale play area should be proVIded WIth adJacent seatmg for parents PotentIal sports faCIlItIes may mclude a tenrus, volleyball or basketball court IndIVIdual pICnIC facIhtIes WIll be proVIded With pICruC tables and seat walls Landscape Treatments Formal tree plantmg WIthm the neIghborhood square shall conSIst of pnrnanly flowenng trees to provIde seasonal mterest The ground plane shall be predommately lawn WIth colorful shrub, perenruals and groundcover plantmgs hmIted to the "gathenng areas", provIdmg an ornamental appearance Sl'lREAM/OIPEN SIP ACE COlRRJIDOR The stream/open space comdor functIons as a lmear cIrCUlatIOn route along the westerly SIde of Devaney Dnve, between the northern property hne and Gleason Dnve ThIs comdor has been structured as a wIldhfe habItat comdor and cornrnurnty IdentIty element by mamtaImng and enhancmg the natural ecologIcal character of the SIte ThIs WIll be a contInuatIon of the stream/open space comdor wmdmg through the center of Dublm Ranch Phase I and WIll extend south of Gleason Dnve as an open space comdor wItlun the nght-of-way A 12'wIde multI-use traIl (for two-way pedestrIan!bIcycle travel) WIll be located along the eastern stream bank It WIll meander where //-7 Commumty Landscape DeSign Elements . I) @ Dublm Ranch Area F 0 DesIgn Gwdelmes 0 December J J J 998 0 RevISed July J 999 physIcally feasible, proVIdmg a pedestnan and bIcycle connectIOn to proposed parks, schools, neIghborhoods, VIllage center, and other areas of Dublm Ranch At traIl access pomts, bollards wIll be placed across the operung to prevent unauthonzed motonzed access Appropnate wrectIonal and mformatIOnal sIgnage wIll be provIded (m accordance wIth the Amencan wIth DIsabIlIties Act 1990) The 12' multi-use traIl Will contmue along Devaney Dnve to Central Parkway wItlnn a wIdened street nght-of-way AdlitIOnallandscape area wIll be provIded to contmue the Image of an open space comdor through the proJect Tlns multI-use traIl wIll connect up WIth numerous other multi-use traIls leadmg to and through the VIllage Center and resIdential areas DeSIgn Crlterla Construction of the stream/open space comdor wIll provIde a naturalIzed channel With a gentle curvIlmear alIgnment where feasIble If drop structures are needed to stabilIze the channel, natural matenals such as boulders or logs wIll be utilIzed CalIforma native and other appropnate trees, shrubs, and ground covers wIll be planted WithIn the stream/open space comdor based on specIes, water requIrements, user safety, and secunty surveIllance VISIbIlIty Channel shad10g IS a cntIcal factor for the development of wIldlIfe comdors When feasible, vegetatIon wIll be mstalled m masses overhangmg the stream Concentrated plantmgs wIthm 8' of the streambed wIll proVIde the most shadmg Barners, such as solId fences, that may lIDpede the movement of wIldhfe wIthIn the stream/open space comdor WIll not be perrrntted Dunng and after construction of adJacent lands, SIte-specIfic storm drams and erOSIOn control practIces WIll be employed to lImIt sedImentation of the mtenmttent stream/open space comdor Human access wItmn the stream/open space comdor wIll be controlled VIa fencmg, traIl placement, and mterpretIve sIgnage Where pOSSIble, the multi-use traIl should be set back as far from the channel as pOSSIble to maIntam habItat qualIty New homeowners wIll be appnsed by wntten documentation, 10 adwhon to sIgnage, of the enforcement of pet leash laws WIthIn the stream/open space comdor 1I-8 Commumty Landscape DesIgn Elements Dublzn Ranch Area F 0 Design GUldelznes 0 December 11 1998 0 RevISed July 1999 . 10 CHANNELBED FENCE () MIDDLE SCHOOL 3 1 SLOPE MIN NATIVE VEGETATION 75 MIN STREAM/OPEN SPACE CORRIDOR C{) CONNECTION TO DUBLIN RANCH PHASE I NEIGHBORHOODS STREET TREE CULVI::RT FUTURE ACCES" TO MIDDLE SCHOOL r 12 MULTI USE DEVANEY DRIVE ROW SECTION POTENTIAL PEDESTRIAN CRO"'MN<:. (SPECIFIC LOCATION TO HI:: DETERMINED) 12 MULTI USE TRAIL MEANDERS AS PERMITTED BY GRADING CULVERT PLAN Stream/Open Space Corndor 11-9 Commumty Landscape DeSign Elements . I) f) Dublm Ranch Area F 0 DesIgn Guldelmes 0 December J J J 998 0 RevIsed July J 999 S][GNAGlE Identification of residential neIghborhoods and parks/recreatIOn facllIties throughout Dub/m Ranch may appear m a vanety of formats utilizmg the deSignated palette of matenals, patterns, and forms provldmg the UDIfymg components TIns may mclude battered stone veneer pIlasters With ornamental logo plaques L][GlHIT][NG Street lightmg playa crucIal role m enhancmg the level of qualIty and character of Dub/m Ranch LIght standards shall be urnform m color and style by specIfic land use LIghts on the artenal streets shall conform to the City of Dublm's standard cobra head and shall be pamted to match the decorative lights to be used along collector streets Street lights on collector streets and m reSidential areas w1l1 be the same decorative fixture deSign approved for Phase I to reflect the character of the Dub/m Ranch communIty All lightmg shall be deSIgned to conform to City of Dublin, PaCIfic Gas and Electnc and IES safety standards and 1llurnmation reqUIrements With the exception of the artenal streets, reSidential neIghborhoods and parkmg lots shall utilize a metal halide light source m conformance with the approved light source for Phase I of Dub/m Ranch II-JO Commumty Landscape DeSIgn Elements r:.r.I Z o - ~ u ~ r:.r.I ~ ~ ~ ~ r:.r.I \ r- I I "' 1 I I L -<e: -<e: ~ ~I o 01 E-- E--oI ~ U ~ ::s ~~~ Of-; 0 U-<e:U:;E =~=l:2 U':I-U':IJ:.I..:l U':IE--U':IE-- jsj~ U U ~ :> ~ o z o U':I 2ii ~ ~ L Q Z <CIJ g; ...... 0 1Ilf<lf<l...... 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() DEVELOPMENT PLAN - AREA G This IS a Development Plan pursuant to Chapter 8 32 of the DublIn Zonmg Ordmance for DublIn Ranch 'Area G' PA 98-069, located north of future DublIn Boulevard and Area H, east of TassaJara Road, south of future Central Parkway and Area F, west of the current and future Fallon Road (APN 985-0005-01 a portIon) This Development Plan meets all of the reqUIrements for Stage 1 and Stage 2 review of the project ThIS Development Plan mcludes SIte, ArchItectural, CIrCUlatIOn, and Landscape Plans, other plans, exhIbIts, Arclutectural and Landscape DeSIgn GUIdelmes, SIgn GUIdelmes and wntten statements contaIned m a document dated receIved November 19, 1999, labeled ExhIbIt B-2 to the Ordmance approvmg tlns Development Plan (Czty Counczl Ordznance No -00) and on file m the Plannmg Department The Planned Development DIStrICt allows the fleXIbIlIty needed to encourage mnovatIve development willIe enSUrIng that the goals, polICIes, and actIon programs of the General Plan, Eastern Dublm SpeCIfic Plan, and proVISIOns of SectIon 8 32 of the Zorung Ordmance are satIsfied f) 1 Zonmg PD Planned Development Zomng D1StnCt Tlns IS a mIhed-use zorung dIStrIct wlnch proVIdes for retaIl commercIal, servIce, entertamment, multI-famIly reSIdentIal, publIc, semI-publIc, parks and open-space uses Some reSIdentIal and office uses are enVISIOned occupymg upper story space above ground floor retaIl and serVIce establIshments (General/SpeCIfic Plan land use deSIgnatIOns are as follows NeIghborhood ComrnercIal, MedIum HIgh DenSIty ReSIdentIal, HIgh DenSIty ReSIdentIal, NeIghborhood Park, NeIghborhood Square, PublIc / SemI-PublIc (Governmental / InStItutIOnal), Open Space) 2 Permitted and ConditIOnal Uses PD-Vdlage Center (Neighborhood Commercial) * 1) Permitted Uses The follOWIng uses are permItted for thIS PDN-C (planned Development VIllage Center zonmg dIStrIct) a Local-servrng retaIl uses 10cludmg but not IIrmted to Art gallery/supply store Auto parts Bakery BIcycle shop Book store Clothmg store Computers/electroruc eqUIpment Drug store Floor coverIngs FlOrIst/plant shop GIft shop S> * The applicants have chosen to use the deSIgnatIon VC (VIllage Center) mstead ofNC (Neighborhood CommerCial) deSIgnatIon of the GeneraVSpeclfic Plan the Dublm Zonmg Ordmance Wlthm thIS document both deSIgnatIOns shall mean the same EmmIT B-1 OF ATTACHMENT 3 Hardware Hobby shop Home applIances Jewelry store LIquor store MUSIC store Newspapers and magazmes Pamt, glass and wallpaper store Parkmg lot/garage - comrnercIal Party supplIes Pet store and supplIes Photograplnc supply store PIcture framIOg shop Shoe store SpecIalty food store/grocery/supermarket mcludmg meat, fish, wme, candy, health food, etc SpeCIalty goods IOcludmg cookmg supplIes, housewares, IIOen, WIndow coverIngs, clnnalglassware, etc Sportmg goods StatIOnary/office supplIes Toy store VarIety store b Busmess/professIOnal offices and servIce establIshments 10cludmg but not lImIted to Bank, savmgs and loan and other finanCIal mstItutIOns Barber/beauty shop/naIl salon Bed and breakfast IOn Copymg and prInt10g Dry cleaner (no plant allowed on premIses) Employment agency Formal wear/rental Hotel/motel Laundromat LocksmIth MedIcal ClInIC Photographlc StudlO ProfessIOnal offices mcludmg, account1Og, archItectural, dental, engmeerIng, legal, medIcal, optometry, etc Real estate/tItle office Shoe repaIr TaIlor Travel agency Watch and clock repaIr C EatIOg, dnnkIOg and entertamment establIshments mcludIOg but not IImlted to Bagel shop Cafe 2 - . . () Coffee house DelIcatessen Ice cream/yogurt Outdoor seatmg Restaurant (servmg alcohol permItted) (no dnve-through allowed) Theater - mdoor (Dmner, MOVIe, LIve Play, etc ) VIdeo store d Assessory Uses, mcludmg but not lImIted to Upper story resIdentIal dwellmgs provIded that the maxImum number of dwellmg uruts for Dublm Ranch (5,760 as set forth m the Eastern DublIn SpecIfic Plan) are not exceeded () 2) ConditIOnal Uses* Bar or cocktaIl lounge (ZA) Day care center (PC) DrIve through/dnve m facIlIty (PC) Lodge hall (PC) MIcro-brewery (ZA) NIghtclub (PC) RecreatIOnal facIlIty - comrnercIal or publIc (PC) RecreatIOnal facIlIty -mdoor (ZA) RelIgIOus facIlIty (PC) Commurnty Center (PC) School/pnvate (PC) V Ideo arcade (PC) 3) Temporary Uses Arts and crafts faIr CarDlval Chnstmas tree sales Farmers' market FestIval/street faIr Pumpk10 sales - outdoor Sales office/model home compleAlrental office SIdewalk sale Temporary constructIOn traIler PD-MultI-Famdy Residential (MedIUm High) () 1) Permitted Uses The follOWIng uses are permItted for tlns PD/R-M (Planned Development MedIum HIgh DenSIty ReSIdentIal zonmg dIStrIct) Accessory structures and uses CommunIty care faCIlIty/small (permItted If reqUIred by law, otherwIse as condItIonal use) Home occupatIOns (per Chapter 8 64) * Key/DeclSlon Maker AuthOrIty ZA Zonmg AdmImstrator, PC Plannmg Comrn1ssIon 3 MultI-famIly dwellIng . Pnvate recreatIOn facIlIty (for homeowners' aSSOCIatIOn and/or tenants use only) Small famIly day care home 2) ConditIOnal Uses* Bed and breakfast mn (PC) Boardmg house (ZA) Commumty care facIlIty/large (PC) Day Care center (PC) Large famIly day care home (PC) Park10g lot - resIdentIal (ZA) Comrnumty Center (PC) RelIgIOus facIlIty (PC) School/prIvate (PC) 3) Temporary Uses Sales office/model home complex Temporary constructIOn traIler PD-Multl-Famdy Residential (HIgh Density) 3) Permitted Uses The followmg uses are permItted for thIS PD/R-M (Planned Development . HIgh DensIty ReSIdentIal zomng dIstnct) Accessory structures and uses Commumty care facIlIty/small (If reqUIred by statute, otherWIse It should be a condItIOnal use) Home occupatIOns (per Chapter 864) MultI-famIly dwellmg Pnvate recreatIOn facIlIty (for homeowners' aSSOCIatIon and/or tenants use only) Small famIly day care home 4) Conditional Uses* Bed and breakfast 100 (PC) Boardmg house (ZA) Commumty care facIlIty/large (PC) Day Care center (PC) Large farmly day care home (PC) Parkmg lot - resIdentIal (ZA) RelIgIOUS faCIlIty (PC) CommunIty Center (PC) School/pnvate (PC) HospItal/medIcal center (PC) 3) Temporary Uses Sales office/model home complex/rental office Temporary constructIon traIler . * Key/DecIsIOn Maker Authonty ZA Zorung AdmmIstrator, PC Planmng CornrrnssIOn 4 (() PD-PublIc / Semi-PublIc 1) Permitted Uses The followmg uses are permItted for thIS PD/P-SP (Planned Development PublIc/SemI-PublIc zODlng dIStrIct) a PublIc, semI-publIc, and mstItutIOnal uses, mcludmg, but not lImIted to FIre statIOn LIbrary Other govemmental and quasI-govemmental offices as determmed by the CommunIty Development DIrector PolIce statIOn Post office Comrnurnty Center RelIgIOUS FaCIlIty 2) ConditIOnal Uses* School/Pnvate (PC) Day Care Center (PC) PD-Parks () 1) Permitted Uses The follow1Og uses are permItted for tlns PD (Planned Development zonmg dIstrICt) NeIghborhood Park NeIghborhood Square PD-Open Space 1) Permitted Uses The followmg uses are permItted for thIS PD/O-S (Planned Development Open Space zonmg dIStrIct) RecreatIOnal - paSSIve TraIls 3 DublIn Zonmg Ordmance - ApplIcable ReqUIrements Except as specIfically modIfied by the provISIOns of tlns PD DIStrICt Rezone/Development Plan, all applIcable general reqUIrements and procedures of the DublIn Zon1Og Ordmance shall be applIed to the land uses deSIgnated m thIS PD DIStrIct Rezone 4 Site Plan & Architecture See attached SIte and elevatIon plans contamed m ExhIbIt B-2 of Attachment 3, Development Plan Area G ThIS Development Plan applIes to the 6 VIllage ComrnercIal parcels encompassmg 22 acres, two MedIum HIgh DenSIty ReSIdentIal (MHl and MH2) parcels encompassmg 26 2 acres and the two HIgh DenSIty ReSIdentIal (HI and H2) parcels encompassmg 25 acres, a PublIc/SemI-PublIc parcel encompass1Og 3 1 acres, a NeIghborhood Park of no less than 2 acres (net), the NeIghborhood Park of no less than 5 acres (net) m area and open space parcels total1Og 1 4 acres ArIy modIficatIOns to the proJect shall be substantIally conSIstent f) WIth these plans and of equal or superIor matenals and deSIgn qUalIty * Key/DecIsIOn Maker AuthOrIty ZA Zomng AdrnIDlstrator, PC Planmng ComrnIssIOn 5 5 Density The maXImum square footage/number of dwell10g unIts of the proposed development . under thIS Development Plan (as shown on the Stage 2 sIte plan) are as follows Village Center (VC) Parcell 3 1 Ac Net 40 Ac Gross 39,700 Sq Ft Village Center (VC) Parcel 2 2 1 Ac Net 2 6 Ac Gross 28,200 Sq Ft Village Center (VC) Parcel 3 32 Ac Net 3 7 Ac Gross 37,075 Sq Ft Village Center (VC) Parcel 4 2 1 Ac Net 24 Ac Gross 27,595 Sq Ft Village Center (VC) Parcel 5 3 7 Ac Net 47 Ac Gross 37,040 Sq Ft . Village Center (Ve) Parcel 6 3 5 Ac Net 4 6 Ac Gross 60,390 Sq Ft MedIUm High (MH1) Parcell 9 1 Ac Net 11 9 Ac Gross 232 Umts 195 Du/Ac MedIUm High (MH2) Parcel 2 11 6 Ac Net 14 3 Ac Gross 296 Umts 207 DulAc High (HI) Parcell 8 7 Ac Net 115 Ac Gross 300 U mts 261 DulAc High (H2) Parcel 2 102 Ac Net . 13 5 Ac Gross 576 Umts 426 DulAc 6 ct) () f) PublIc/Semi-PublIc 2 2 Ac Net 3 1 Ac Gross 37,026 Sq Ft 6 Phasmg Plan Refer to attached Phas10g Plan mcluded 10 ExhIbIt B-2 of Attachment 3, Development Plan Area G 7 Development and Design Standards PD-VIllage Center (Neighborhood CommercIal) 7a VIllage Center - Mixed Use Development Standards The standards contaIned herem are based on mlrumal requIrements Refer to follow1Og SpecIfic DesIgn Standards for further mformatIOn regardmg bUIldmg development and ArchItectural GUIdel10es referenced 10 #8 below DEVELOPMENT STANDARDS VILLAGE CENTER MIXED USE MinImUm Parcel SIze N/A Parcel Depth N/A Parcel WIdth N/A MinImUm BUIlding Setback from face of curb - Main St - 12' Street 'F' - 12' Main St, Street 'F, and ReSIdentIal Collector 'C,24 ReSIdential Collector 'c' - 16' MinImUm BuIlding Setback from 10' 24 Artenal Street nght-of-way MmImum BUIldmg Setback from Multi-use TraIl 10' WIthin Open Space Parcels BuIlding HeIght mm 15 facades max 70' ) Office Parking < 7500 S f 1/250 S f Office Parking 7500 - 40,000 S f 1/300 S f RetaIl Parkmg 1/300 S f 3 Restaurant Parking 10/1000 S f3 Hotel ParJ...mg 1/ room, plus 1/250 sf office space, 1/300 s f of retaIl, 1/100 s f of eating and drinking faCIlIty, and l/employee on the largest ShIft 1 Measured from average of fimshed ground surface to highest pomt of roof excludmg equipment/penthouse Appurtenances ma) be allowed subject to approval by the Commum\) Development Director 7 2 Determmatlon of setbad.s must consIder \ ISlblhty and landscape reqUirements 3 Shared/reduced park.mg standards permit these uses to reduce required park.mg stalls b\ 10% from the standards shown here 4 An e>.cepl1on to the standard for setback.s from Mam Street may be permitted for buIldmgs located at the corners ofDubhn BoulevardlMam Street and Centra] Park.waylMam Street See followmg addItIOnal standards 5 At least 30% of BUlldmg far,:ade shall be 20 mInimum heIght . 7b VIllage Center Mixed Use SpecIfic Design Standards ImplementatIOn of the followmg standards IS reqUIred o ArchItecture assocIated WIth a speCIfic corporate entIty IS not permItted As an exceptIOn corporate archItecture may be conSIdered If It IS conSIstent WIth the deSIgn and mtent of the VIllage Center as shown below and presented m the ArchItectural GUIdelInes as ExlnbIt B-2 of Attachment 3, Area G Umque and conSIstent archItecture that IS m keep10g WIth the 10tent of the Town Center VISIOn IS reqUIred o PrOVIde sense of varIety and spontaneIty mcludmg an orchestrated mIX of archItectural styles, matenals and colors o Wmdow spacmg and locatIOns, massmg, use of matenal, color and detaIls shall be appropnate to speCIfic style lIsted m gUldelmes . o ProVIde cont1Ouous bmldmg frontage except at comers and "paseos" o BUlldmgs shall be bUIlt to, and parallel WIth, the front setback provIdmg subtle 12" (mm) offsets at least every 75 feet, WIth change m store front facade and use of materIals (depth of offsets may be mcreased to proVIde for outdoor dIrung areas and entrIes) o Alter door, WIndow and facade treatments at least every 75', or two store fronts, whIchever IS less oVary style, materIal, apparent floor heIghts, roof and parapet deSIgn every two store fronts or 75' on average, whIchever IS less o Long monotonous umnterrupted walls or roof plans shall be aVOIded o All VIllage Center area bUIldmgs shall have a 15' mInImum front facade heIght, WIth at least 30% of that facade havmg a heIght of20' or greater o PrOVIde roof lIne/parapet offsets o WIth pItched roofs, proVIde both hIpS and gables wlthm the street scene . o Parapet roofs are appropnate when compatIble WIth the bUIldmg's arclntectural style o Use a vanety of roof forms and heIghts for one story bUIldmgs 8 C{) o Wrap front facade detallmg on all VISIble sIdes, mcludmg rear elevatIons o ProvIde near contmuous glass store fronts (mImmum 60% of WIdth) and frequent operable entrIes (every 50' or less) o Integrate aWllings and canopIes mto VIllage Center area frontage where appropnate o Locate pnmary operable entrIes so they front onto streets, paseos, or comer plazas o ProVIde pedestnan paseos on MaIn St at approxImately mId-block locatIOns for dIrect access to rear parkmg areas o Screen loadmg and servIce areas or match to bUIld10g archItecture Setbacks / BuIldmg SeparatIOn BUIldmg separatIOn between reSIdentIal uses and VIllage Center retaIl/mIxed uses shall be at least 50' Uses WIth10 thIS area may conSIst of alleys, drIve aIsles, parl1Og, streets, pedestrIan/bIcycle pathways, landscapmg, etc () Encroachments Encroachments at comer locatIOns on Mam Street and DublIn Boulevard and Mam Street and Central Parkway o BUIldmg elements may encroach up to 2' mto the bUlldmg setback along Mam Street (Where tlns occurs the mmImum dIstance from curb face to bUIldmg face shall be 10' and an eqUIvalent area of publIc SIdewalk access, such as arcaded walks, must be mcorporated m the bUIld10g deSIgn) o At the mtersectIOns WIth MaIn Street, bUIld1Og(s) may be located up to 20' from face of curb along Dublm Boulevard or Central Parkway The followmg encroachments along VIllage Center ComrnercIal streets shall be allowed to proJect beyond the face ofbUIldmg o Up to 2' Eaves, arclntectural proJectIOns, (I e columns, fireplaces, bay WIndows, wmdow seats, second floor overhangs, balCOnIes, decks, porches, bUIldmg facades at entnes), and planter boxes o Up to 4' Outdoor dmmg areas and perpendIcular bUlldmg SIgns o Up to 6' Awnmgs and canopIes (m1O 8' heIght clearance over SIdewalk) () o Allowable encroachment varIes for SIgns - - Refer to #11 below and ExhIbIt B-2 of Attachment 3, Development Plan Area G, VIllage Center MIxed Use Area SIgn GUldelmes for speCIfic dImenSIOns 9 o Under no CIrcumstances shall allowed encroachments reduce the passable wIdth, (curb face to . encroachment or bUIld10g to bUIldmg) to less than 8 feet Village Center Plazas o VIllage Center Gateway Plazas at Mam Street and Dublm Boulevard, and Mam Street and Central Parkway shall have mImmum areas of 1000 square feet WIth a mInImUm dImenSIOn of25' from face of curb m any dIrectIon o Pnmary Ma10 Street Plazas at ReSIdentIal Collector 'c' Street shall have a m10Imum area of 2000 square feet WIth a mInImum dImenSIOn of 35' from face of curb m any dIrectIOn o Secondary Mam Street Plazas at Street F and Ma10 Street shall have mmImum areas of 750 square feet WIth a mInImum dImenSIOn of 25' from face of curb m any dIrectIOn o MId-block Plazas shall have mlDlmum areas of 2500 square feet WIth a m10Imum dImenSIOn of 40' from face of curb m any dIrectIOn 7c Village Center Upper Story Residential Development Standards The standards conta1Oed herem are based on mImmal reqUIrements Refer to followmg SpecIfic DeSIgn Standards for further mformatIOn regardmg bUIldmg development and Arclntectural Gmdelmes referenced 10 #8 below . DEVELOPMENT STANDARDS VILLAGE CENTER UPPER STORY RESIDENTIAL I HabItable BUlldmg Setback from Open 10' Parkmg OptIOnal Pnvate Open Space 50 s f balcony/deck (not perrrntted on publIc street frontage) WIth a mmImum dImenSIOn of 5' 2 ReqUITed Parkmg Apartments 2 spaces/DU3 CondomImums- Townhomes 1 5 spaces/l bedroom/studI03 2 spaces/2+ bedroom3 I Ground floor reSidential use IS prohlblled WIth the exceptIOn of upper stor) access onl) Where upper stor) reSidential use occurs m MIxed use bulldmgs ground floor uses I architecture remaIn subject to MI,ed U~e De, elopment Standards SectIOn 7a &. b of thIS document 2 If pnvate open space IS provIded these are the mInimum permitted standards 3 These requIrements ma) be modified for senior hOUSIng where It can be demonstrated that fewer spaces are suffiCient ReSIdential parh.mg shall be IdentIfied by slgnage or strlppmg . 10 (f) 7d VIllage Center Upper Story Residential Design Standards The folloWIng standards apply only to archItecture for resIdentIal uses located above the ground floor level m the VIllage Center MIxed Use area Where upper story resIdentIal use occurs, the overall bUIldmg remams subJect to VIllage Center MIxed Use SpecIfic DeSIgn Standards above ImplementatIOn of the folloWIng standards IS reqUIred Facade ArticulatIOn It IS the mtent 10 the VIllage Center area for upper story reSIdentIal facades to be conSIstent m style and character WIth the mIxed use office / comrnercIal character of the street scene Wmdows and entrIes may be artIculated WIth further detaIl where applIcable, usmg elements such as pIlasters, lIntels, pedIments, etc , however theIr placement and overall effect shall remam conSIstent WIth the ground floor archItecture PrImary Entnes Locate pmnary reSIdentIal unIt entrIes so they front onto Mam Street, ReSIdentIal Collector C and Street F These entrIes should be doorways, or lobbIes lead10g to recessed or mtenor staIrs Extenor staIrs are prolnb1ted on front facades Secondary entnes at SIdes and rear ofbUlldmgs should be proVIded where possIble for dIrect reSIdentIal access to park.mg areas () WIndows Upper story wmdows and any detaIl elements used, shall be conSIstent WIth the character and arclutectural style ofthe bUIldmg LightIng Where upper story reSIdentIal occurs, exterIor IIghtmg fixtures shall be proVIded at front and rear entrIes for purposes of safety and address IdentIficatIOn These fixtures shall be compatIble WIth the style and character of the archItecture and WIth other fixtures on or near the same bUIldmg Encroachments The follOWIng encroachments for VIllage Center Upper Story reSIdentIal unItS shall be allowed to project beyond the bwldmg setbacks o Up to 2' Eaves, archItectural proJectIons, (I e columns, fIreplaces, bay V\'1ndows, OrIel wmdows, second floor overhangs, balcOnIes, bUIld10g facades at entrIes), and planter boxes o Up to 6' A WDlngs and canopIes, pergolas, arbors Under no CIrcumstances shall allowed encroachments reduce the passable WIdth (curb face to encroachment or bwld10g to bUIldmg) to less than 8 feet f) ParkIng ReqUIred parkmg for upper story reSIdentIal urnts wIll be met WIth open surface parkmg Such spaces shall be located WItlnn 200' of the urnt and deSIgnated for reSIdents m accordance WIth the 7c chart 11 PD-Multl-FamIly ResidentIal (MedIUm High and High Density) 7e Multi-famIly reSidential Del elopment Standards DEVELOPMENT MH-MEDIUM HIGH H-HIGH STANDARDS 141-25 DU/AC 251 DU/AC MIN Lot Size 10 sq ft N/A N/A Bldg Setback from Artenal Streets 10' 15' & Collectors ROW Bldg Setback from ROW on ] 0' 15 Public Streets ReSidential Bldg Setback from 10' 10' Open Space Property Lme Habitable Bldg Setback from 5' 10' Pnvate street / Common Dnveway Habitable Bldg Setback from 10' 10 Parkmg Driveway Length or Garage 3 - 6' or 18' or morel For common garages - use Setback from Common Driveway or bUlldmg setbacks standards Pnvate Street above Mmlmum Pnvate Open Space 100 s f patio 100 s f patio w/ a 10' mm dimensIOn or wi a 10' mm dImenSIOn or 50 s f deck w/ a mm 50 s f deck w/ a mm dImenSIOn of 5' dimensIOn of 5' Mmlmum BUlldmg Separation 2 2 stones 20' total 20' total 3 - 3 5 stones 25' total 25' total 4+ stones NA 30' total MahImUm BUlldmg Height 40' 60' Maximum Stones 3 5 stones 5 stones ReqUired Park 109 Apartments 2 spaces4/DU3 (lOcI guests) 2 spaces4/DU3 (lOcI guests) Condommmms- Townhomes ] 5 spaces4/ 1 bedroom or 1 5 spaces4/1 bedroom or less3 less3 (mcI guests) (mcl guests) 2 5 spaces5/ 2+ bedrooms3 2 5 spaces5/ 2+ bedrooms3 (mcI guests) (lOcI guests) ] Upper stOI) hVIng area over garages ma) encroach up to 2 Into driveway length or garage setback. ? - Where 1\\10 dIfferent bUIldIng heights are adjacent, taller buddIng controls separatlon ]2 . . . Cf) 3 These reqUIrements ma) be modified for semor housing \\here It can be demonstrated that fe\\er spaces are suffiCIent On street parking can be counted to\\ ard number of reqUIred guest spaces Tandem parking pennltted 4 Minimum one parking space shall be covered 5 MinImum two parking spaces shall be covered 7f Multi-FamIly ResidentIal Additional Standards Setbacks Setback.s adJacent to multI-use traIls shall be a mmImum of 10' Encroachments The followmg encroachments shall be allowed to proJect up to 2' mto bUIldmg separatIOns, eaves, arclntectural proJectIons, fireplaces, log storage, entertamment nIches, balcorues, bay wmdows, wmdow seats, extenor staIrs, second floor overhangs, decks, porches and aIr condItIOrung eqUIpment, (provIdmg the aIr condItIOrung eqUIpment IS screened from off-SIte VIew) Parkmg ReqUIred reSIdentIal park10g may be met WIth tandem garages On-street park10g can be counted toward number of reqwred guest spaces ({) Common Open Space (In additIOn to Pnvate Open Space reqUirement) ArI average of 50 square feet of common open space shall be provIded for each dwellIng UnIt The m10Imum dImensIOn of any space satIsfymg thIS standard IS 10' ThIS common open space shall be Improved for eIther paSSIve or actIve use by reSIdents PD-P/SP PublIc/Semi-PublIc Development Standards 7g PublIc/Semi-PublIc Development Standards The standards contamed herem are based on mlIllma] reqUIrements Refer to followmg AddItIOnal DeSIgn Standards for further mformatIOn regard10g bUIldIng development and Arclntectural GUIdelInes referenced m #8 below () DEVELOPMENT STANDARDS PUBLIC / SEMI-PUBLIC MImmum Parcel SIze N/A Parcel Depth N/A Parcel WIdth N/A MaxImum Front BUIldmg Setback from 15' I Streets 'F' and 'E' ROW 13 MahImum SIde BUIldmg Setback from 10' J Streets 'F' and 'E' ROW Mm BUIld10g Setback from Central Parkway 10' ROW MmImum BUIldmg Setback from MultI-use TraIl 15' WItlnn Open Space Parcels Mm BUIldmg Setback from 1Otenor parkmg 10' J BUIld10g HeIght mm 15' facade 2 max 70" Par.lIng VarIes based on specIfic land use/functIOn 4 Refer to CIty of Dublm Zonmg Code Park.mg Standards J Detennmatlon of setbacks must consIder vlslbIllt) and landscape reqUlrcments ~ - At least 30% of buIldmg facade shall bc 20 mInimum height 3 Measured from average of finished ground surface to highest pomt of roof excludmg eqUipment/penthouse steeple~ to\' ers or other ~peclal character elements related to mdlvldual architectural st) Ie Appurtenances ma) be allo\\ed subject to approval b\ the Community Development Director 4 Shared/reduced parkmg standards ma\ appl) based on speCific land use/functIOn and proxlmlt) to commerCial/office use~ 7h PublIc/Semi-PublIc Additional Design Standards ImplementatIOn of the follOWIng standards IS reqUIred o No bUIldmg shall front onto Central Parkway o PrOVIde a sense of lnstOrIcal character usmg appropnate arclntectural styles, matenals and colors o W1Odow spac10g and locatIons, mass1Og, use of materIal, color and detaIls shall be approprIate to speCIfic archItectural style o Long monotonous unmterrupted walls or roof planes shall be aVOIded o All publIc / serru-publIc bUIldmgs should have a 15' mIrumum front facade heIght o WIth pItched roofs, prOVIde both hIpS and gables w1th1O the street scene o Parapet roofs are appropnate when compatIble WIth the bUIldmg's archItectural style Where used, prOVIde roof lIne/parapet offsets o Wrap front facade detaIlmg on all VISIble SIdes, mcludmg rear elevatIons o It IS preferred that bUIldmgs front onto Street F, although bUIldmgs may front onto Street E BUIld10gs shall not front onto Central 0 ]4 . . . () C{) () BUIldmgs may not front onto Central Parkway o Locate operable entrIes so they front onto pnmary comers or streets o ProvIde secondary entnes / access to rear parkIng areas o Screen loadIng and servIce areas or match bUIldmg archItecture Encroachments The followmg encroachments along 'F' and 'E' streets shall be allowed to project beyond the bUIldmg setback o Up to 2' eaves, archItectural proJectIOns, (1 e columns, fireplaces, bay wmdows, WIndow seats, exterIor staIrS, second floor overhangs, balCOnIes, decks, porches, bUIldmg facades at entrIes), and planter boxes o Up to 6' Awrungs / canopIes WIth a m10Imum vertIcal clearance of 8' Allowable encroachment vanes for SIgns - Refer to #11 below and ExhIbIt B-2 of Attachment 3, Development Plan Area G, VIllage Center MIxed Use Area SIgn GUIdelInes for specIfic dImenSIOns 8 Architectural Standards, concepts & themes PD-VC Village Center Refer to attached ArchItectural DeSIgn GUIdelInes VIllage Center (pages II-I to II-33) and the VIllage Center CommunIty Planmng and DeSIgn (pages III-I to III-lO) contaIned m ExhIbIt B-2 of Attachment 3, Development Plan, Area G PD-RM Multi-FamIly ReSidential (MedIUm High and High DenSity Refer to attached Arclntectural DeSIgn GUIdelmes MedIum HIgh and HIgh DenSIty NeIghborhoods (pages 11-34 to 11- 58) and the VIllage Center CommuDlty Plann10g and DeSIgn (pages 111-12 to 1II-17) contamed m ExlnbIt B-2 of Attachment 3, Development Plan, Area G PD-P/SP PublIc/Semi-PublIc Refer to attached VIllage Center ComrnuoIty Planmng and DeSIgn (page III-18) contaIned m Exlnb1t B-2 of Attachment 3, Development Plan, Area G 9 Streetscape / Landscapmg Plan Refer to attached conceptual landscape plan and ComrnunIty Landscape DeSIgn GUIdelInes (pages IV-1 to IV-45) contamed m ExlnbIt B-2 of Attachment 3, Development Plan, Area G In conJunctIOn WIth the first SIte Development ReVIew applIcatIOn for the comrnerc1al portIon of the VIllage Center, a Streetscape and Landscape Master Plan shall be reVIewed and approved by the Planmng CommISSIon 10 Park deSign standards, concepts & themes Refer to attached Commurnty Landscape DeSIgn GUIdel10es (pages IV-29 to IV-30) contamed m ExhIbIt B-2 of Attachment 3, Development Plan, Area G The final deSIgn of the park shall be subJect to the approval ofthe Parks and RecreatIOn DIrector 15 11 Slgnage (I PD-VC Village Center Refer to attached VIllage Center MIxed Use Area Master SIgn Program (pages V-I to V-20) contamed m ExlnbIt B-2 of Attachment 3, Development Plan, Area G PD-RM Multi-FamIly ReSidential (MedIUm High and HIgh DenSIt)r SIte Development ReVIew ApplIcatIOns for the MultI-famIly ReSIdentIal development wItrun thIS PD shallmclude a Master SIgn Program descrIbmg all proposed sIgnage for each reSIdentIal neIghborhood PD-P/SP PublIc/Semi-PublIc Refer to attached VIllage Center MIxed Use Area Master SIgn Program (pages V-I to V-20) conta1Oed m ExlnbIt B-2 of Attachment 3, Development Plan, Area G 12 IncluslOnary Zonmg Ordmance In accordance WIth the InclusIOnary Zomng Ord1Oance the developer shall be reqUIred to pay InclusIOnary Hous1Og In-LIeu Fee m the amounts and at the tImes set forth m CIty of Dublm ResolutIOn No 57-97, adopted by the CIty CouncIl on May 20, 1997, or m the amounts and at the tImes set forth m any resolutIOn revIs10g the amount of the InclusIOnary Housmg In-LIeu Fee 13 School MItigatIOn Fee The developer shall mItIgate the Impacts of the development on the school faCIlItIes of the Dublm Umfied School DIStrICt m accordance WIth the School MItIgatIOn Agreement, dated October 1997 The mItIgatIOn agreement establIshes the level of mItIgatIOn necessary, the amount of school Impact fees, the tIme of payment of such fees and the reqUIred dedIcatIon of . property for use as school SItes \ \pa#\980069\devplan - 16 (() Area G: DeveHoJPlmennt PRann lincludmg the followmg 1) Site InformatIOn 2) Project DescriptIOn 3) Reduced Drawmgs 4) Design Standards o co Exhibit B-2 of ATTACHMENT 3 , , (j@ @ ~ -<e: ~ ~Cf) ~~ t==lZ Z t==l U t==l > Q) ~,Q) 1; ,:;1, ~ U ?,:,,:;1 ~ ?':' ~ ~ 8 ~ ~ u ~ ~ u %. ~ ~ ~ -:2. ~ u aVOH E- i :i z ............ ~ CO ~ Q aVOH A.LH3HDOOa - - - - - - - ~ ~ u ; Z t>j ~ S"-.~ ~~n~ ~ ~ ~~ ~ ~ < ~~ ~ ~ ~! ~ ~ "-~ Q ~ ~ ~ .... ....' .... j ~ v> o Z ~ ~ ~ > ~ ~ ~ ~ s g. 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N r- CZl ~ ~ ~ > ~ ~ ~ CZl I ::r= ~ ~ GI ~ ~... ~ tJ ;~ ~ ~ ~~ ~ < ~i ~ !~ ~ 8 Q ~ ~ - . ~ \ ~ \ I~ ..... ~ '" o Z .....' ..... j .~ ~ ~ -;:: a .~"' ~ ~ I E-- rJ) < ~ == E-- o o rJ) '-' z t2 o o ~ ~ E-- - rJ) ~ o z o - E-- ~ o ~ ~ ~ E-- rJ) ~ ~ ~ o ~ ~ ~ ~ - ~ ~ 'f ~ 0::: ..9 Odtfco~ co ~ .= ~ .~ :.a ~ ~ s ~ 0::: -< .~ -= "0 8- Jl"'~rl ~~li~ ~ ~ .~ ~ Vl :I:: i:l ~ ~ ~ -< ~ ~:s ~ :J ~ ~ I . . ~ @ Dublm Ranch Area G 0 December 11 1998 0 RevIsed July 1999 lProJect Description for DUBlLHN RANCH AREA G Stage 1 and Stage 2 Development lPlan/lPlannoo Development Rezone (P A 98-069) HntroductIon Dublm Ranch IS located wIthm the Eastern DublIn SpecIfIC Plan Area and compnses 1,311 * acres The portIOn of DublIn Ranch that has been annexed to the CIty of Dublm consIsts of 1,111 acres ThIs Development Plan IS bemg submItted concurrently wIth the General PlanlEast Dublm SpecIfIc Plan Amendment applIcatIons for a mmor modificatIOn to Area F (P A 98-068) and Area G (P A 98-069) The 1,333 acre portIOn of Dublm Ranch was pre-zoned m conformance wIth the East DublIn SpecIfic Plan when It was annexed to the CIty under P A 94-030 Therefore, thIS Development Plan for Area G wIll also serve as an amendment for a mmor modIficatIOn to that pre-zonmg DublIn Ranch Area G, herem after called the ProJect Area, contams 869 acres and IS bounded by Central Parkway on the north, DublIn Ranch Area B to the east, DublIn Boulevard on the south and DublIn Land Company property to the west Area G has been mcreased 10 SIze from the 76 6 acres Illustrated 10 the East DublIn SpecIfic Plan to 86 9 acres 10 thIS PD Plan due pnmanly to the final realIgnments of DublIn Boulevard and Central Parkway The Area G Development Plan proposes MedIUm-HIgh and HIgh DensIty ResIdentIal, VIllage Center mIxed-uses, PublIc/SeIDl-PublIc uses, a NeIghborhood Park, and a NeIghborhood Square Although the reasons for a IDlnor modIficatIon to the Eastern Dublm SpecIfIC Plan and General Plan are fully dIscussed under the project descnptIon for an amendment to these documents, they wIll be bnefly noted here Mmor modIfIcatIOns are due to the proposed relocatIOn of the NeIghborhood CommercIal portIOn of the area referred to as "Town Center-Comrnerc1al" on the SpecIfic Plan and now called "VIllage Center" In the SpecIfic Plan that area IS located along both sIdes of the TransIt Spme (now Central Parkway) wIth HIgh DenSity ResIdentIal uses 1mrneruately adJacent on the north and south The Town Center, heremafter called DublIn Ranch VIllage Center, IS proposed to be moved south of Central Parkway and onented at nInety degrees to Central Parkway such that It wIll connect to both Central Parkway and Dublm Boulevard and reduce It to a SIze more consIstent WIth future demand, from 28 0 acres to 22 0 acres The acreage of the VIllage Center IS proposed to be mcreased by approxImately 8 acres w1thm Area G, but reduced 6 0 acres overall (mc1udmg Area F and Area G) Relocat1Og the DublIn Ranch VIllage Center also necessItated mov1Og the Area F HIgh DensIty and Melium-HIgh DensIty ResIdentIal deSIgnated areas mto Area G and adjacent to the VIllage Center so these hIgher densIty residential neIghborhoods would be better sItuated · Dubhn Ranch mcludes all of the property m the Eastern Dubhn SpecIfic Plan area shown as bemg owned by Chang Su-O Lm and Pao Yeh Lm excludmg Phase I that IS currently under development Planned Development Dutnct and Stage 1 and Stage 2 Development Plan Project Descnptlon 0 Page 1 of 10 Area G pd dese final doc Dublm Ranch Area G 0 December 11 1998 0 RevIsed July 1999 to support a vIable comrnerc1al d1stnct In summary, whereas the SpecIfIc Plan shows 14 acres of VIllage Center, 10 acres of HIgh DensIty and 11 acres of MedIUm-HIgh DensIty deSIgnated lands north of Central Parkway In Area F, thIS Development Plan proposes theIr relocatIOn to Area G AddItIOnally, the overall amount of MedIUm-HIgh DensIty ResIdential deSIgnated land has been mcreased by 15 2 acres (from 11 to 26 2 acres) over the amount IndIcated In the SpeCIfic Plan ThIS Increase IS due to the reductIOn of NeIghborhood ComrnercIallV1llage Center acres, the Increased SIze of Area G due to the final reahgnment of artenal streets, and movIng and clustenng hIgher densIty resIdentIal uses adjacent to the VIllage Center ~ '0 Area G (P A 98-069) IS both a Stage 1 and Stage 2 Development Plan (~s defmed by SectIOn 8 32030 of the DublIn Zomng OrdInance) The Stage 1 Development Plan IS reqUIred to Include a hstIng of permItted and condItionally permItted land uses, data on SIte area, proposed denSIties, maxImum number of dwellmg UnIts and non-reSIdential square footages, conceptual SIte and landscape plans, a phasmg plan, and textual 1OformatIOn suffIcIent to estabhsh consIstency WIth the General Plan and Eastern DublIn SpeCIfIc Plan In addItion to the mformatIOn descnbed above, the Stage 2 Development Plan subrmttal Includes development regulations, archItectural and landscape standards, and other supplemental exhIbIts Stage 2 approval constitutes fInal PD zonIng, however, the bUIldIng type, deSIgn, locatIon and configuratIon, parkIng, landscapIng, lot hnes, and SIte CIrculatIOn as shown on the Stage 2 exhIbIts and/or descnbed In the text of thIS PD package are conSIdered to be conceptual m nature It IS proposed that further refInements to these elements be penrutted at the time of SIte Development ReVIew and TentatIve Map WIthout the need for an accompanymg modIfication to thIS PD lExlstmg Land Use and Site ConditIons EXIStIng land use w1thm the Project Area IS predormnantly agncultural, consIstmg of cattle grazIng and dry farrrnng of graIn and hay crops No resIdences or other structures eXIst WIthIn the area AdJomIng propertIes currently employ these same uses EXIStIng topography w1thm Area G generally nses from south to north, WIth the greatest elevatIon dIfference bemg from about elevatIOn 342 at the south boundary to approxImately elevatIOn 375 feet at the north boundary ThIS creates an elevatIOnal dIfference of 33' or an average slope of about 2 3% Vanous bIOlogical studIes have been undertaken WIthIn the ProJect Area and surroundIng areas by H T Harvey & ASSOCIates relative to specIal status plants and wIldlIfe specIes No specIal-status plant or wIldlIfe specIes were detected on SIte Pre-constructIon surveys WIll further address thIS Issue Please refer to the AppendIces for a sumrnary of theIr studIes A draft Junsd1CtIonal delIneatIOn report for Area G, prepared by Ted Wmfield & ASSOCIates, was subrmtted to the Corps m August 1998 ThIS report determmed that no JunswctIOnal areas eXist wIthm the area The Corps fIeld SIte venficatIOn was conducted and a letter dated February 11, 1999 was Issued by the Corps venfymg that" there are G Planned Development DlStnct and Stage 1 and Stage 2 Development Plan Project Descnptlon 0 Page 2 of 10 Ar~a G-pd d~sc finnJ doc Dublm Ranch Area G 0 December 11 1998 0 RevISed July 1999 no areas of Corps of Engmeers JunsdlctIOn on the central portIOn of the property (Area G) "Please refer to the AppendIces to reVIew thIS document No archaeologIcal resources or IndIcators of such have been found on the SIte by Holman & ASSOCIates ArchaeologIcal Consultants Refer to theIr study on-fIle at the CIty of DublIn PlannIng Department for greater detaIl A Phase 1 and 2 SIte assessment of the Project Area has been conducted by Berlogar GeotechnIcal Consultants The fIndmgs of thIS study IndIcated that no problem SItes were found Refer to the AppendiX to reVIew thIS document m greater detaIl Master Planned CommuDlty Dublm Ranch IS a large, mIxed land use development that IS bemg planned as a smgle entIty In addItIon, It IS a pnme example of a Master Planned ComrnunIty contaInIng a senes of neIghborhoods where hous1Og, Jobs, shoppmg, entertamment, and recreatlOnal, educatIOnal and cultural aCtIvItIes are clustered and mter-connected to provIde a full range of urban expenences WhIle the most notable examples of master planned CommUnitIes have been stand-alone "new towns", DublIn Ranch IS unIque m that It has been planned to fIt wIthm and be lInked to the eXIstIng CIty of DublIn . For the past year the Tn - Valley B usmess CouncIl has been engaged m an ambItIOus busmess and CItIzen partICIpatIOn exerCIse to determme how the Tn - Valley Area should develop over the ensumg ten years ThIS process IS called "A 2010 VISIOn for the Tn- Valley RegIOn' and has mvolved scores of commumty and busmess leaders from throughout the Tn-Valley The overall VlslOn IS composed of seven major goals One of these goals IS tItled "VItal Centers and Connected NeIghborhoods" The VISIOn for that partIcular goal states m part "We want a VIbrant urban core, where people are strongly satisfied wIth the neIghborhoods m WhICh to hve and the downtowns busmess dIStnCtS, and other centers m whIch they socIalIze, shop and enJoy a range of commumty amenItles We want Vibrant, walkable regIOnal and CIty centers, and connected neIghborhoods where housmg, Jobs, cultural actlvllles, education, places of worship, shoppmg entertamment, and parks are clustered together When places to hve work shop and SOCIalIze are close to one another and deSIgned to create a sense of safety and faclhtate mteractlon, people have more chOIces for meetmg their needs MobilIty IS eaSIer because walkmg bdang, and usmg mfrastructure IS used more effiCIently " ~ Dubl10 Ranch, as currently planned and constructed, IS the embodIment of that VlSlon Based upon the East Dubl10 SpecIfic Plan formulated by CIty leaders and CItIzenry It IS planned as a truly umfied communIty WIth a WIde vanety of reSIdentIal neIghborhoods, an employment center, schools, neighborhood and commuDity parks, pubhc/selTIl-pubhc use SItes, and a VIllage center ThIS latter feature, WIth ItS pedestrIan-fnendly atmosphere, outstandmg archItecture, and WIde vanety of shoppmg OpportuDit1es WIll gIve nse to the "vItal center" extolled by the VISIOn It IS felt that as Dubhn Ranch grows, the Village Center WIll become a wstmctIve shoppmg, dmmg, and gathenng place that wIll draw people not Just from eastern Dublm, but the entIre Tn-Valley area Planned Development DlStnd and Stage 1 and Stage 2 Development Plan Project DescnptlOn 0 Page 3 of 10 A....a G pd tksc final doc Dublin Ranch Area G 0 December 11 1998 0 Revised July 1999 Ci The VIllage Center wIll also provIde an alternatIve from tYPIcal modem power centers by prov1dmg a human-scaled, vItal, and mterestmg place Many of the resIdentIal neIghborhoods m DublIn Ranch are w1thm easy walkIng dIstance (less than one half IDlle) of the VIllage Center, provIdmg the opportumty for pedestnan access for adJacent resIdents and creatmg a "heart" for the comrnunIty Other areas of DublIn Ranch such as the employment center and regIOnal shoppmg area between DublIn Blvd and 1-580 and the golf course communIty to the north provIde the balance of the area needed so housmg, Jobs, cultural actIvItIes, educatIOn, places of worshIp, shoppmg, entertamment, and parks can be easIly accessed and lInked together as called for m the VIsIOn Dublm Ranch IS a proJect of whIch everyone assocIated wIth can be proud CommuDlty Theme Where appropnate, the contmuatIOn of landscape and archItectural themes, matenals, forms, and elements establIshed m preVIOUS phases of DublIn Ranch WIll proVIde an overall UnIfied comrnumty appearance whIle creat10g a claSSIC and lIvable comrnunIty WhIle thIS upscale rural theme IS especIally well SUIted for the lower denSIty reSIdentIal areas, the more urban IIvmg enVIronment of the VIllage Center WIll reqUIre a dIfferent fleXIble, yet IdentIfIable, VISUal appearance to establIsh Itself as the phYSIcal centerpIece and actIVIty center of the overall DublIn Ranch comrnunIty Refer to the Project Development Standards and DesIgn GUIdelInes for further dISCUSSIOn and detaIl Proposed Development Plan . The ProJect Area conSIsts of four dIStInCt reSIdentIal neIghborhoods, the VIllage Center, a PublIc/SeIDl-PublIc use, a NeIghborhood Park and a NeIghborhood Square The VIllage Center IS re-onented m a northeast/southwest dIrectIon along both SIdes of the Mam Street WIth hIgher denSIty reSIdentIal neIghborhoods located to the east and west VehIcular access to the reSIdentIal areas IS VIa ReSIdentIal Collector C, DublIn Boulevard, Central Parkway, Class II Collectors A and B, and Streets D and E The mtersectIOn of ReSIdentIal Collector C WIth MaIn Street forms the heart of the VIllage Center The MedIUm-HIgh DenSIty neIghborhoods are located north of ReSIdentIal Collector C whIle the HIgh-DenSIty neIghborhoods are to the south The concept of the ''Town Center", now referred to as DublIn Ranch VIllage Center or VIllage Center, as presented In the SpecIfIC Plan IS not bemg changed by thIS applIcatIon It remaIns the focus for convemence comrnerc1al and servIces for adJacent reSIdentIal neIghborhoods and the center for entertaInment and specIalty retaIl uses for the larger Eastern DublIn communIty . Even though a General Plan/SpecIfIc Plan Amendment WIll be necessary because of the relocatIOn and reductIon m SIze of the VIllage Center and the substItutIon of MedIUm HIgh DenSIty ReSIdential for MedIUm DenSIty ReSIdentIal, the proposed Development Plan for the ProJect Area IS based closely on the location, IntenSIty and relatIOnslnp of land uses found m the Eastern DublIn SpeCIfic Plan Area G has been mcreased m SIze from 76 6 acres to 86 9 acres due pnmanly to the final alIgnment of DublIn Boulevard and Central Parkway from that Illustrated m the SpeCIfic Plan Planned Development DlStnct and Stage 1 and Stage 2 Development Plan Project DescnptlOn 0 Page 4 of 10 Area G pd due final doc Dublm Ranch Area G " December II J998 " ReVised July J999 CIJ The folloWIng table Illustrates acreages, UnIts, and square feet allocated to desIgnated land uses w1thm the proposed Development Plan and the approved SpecIfic Plan Proposed PD Eastern Dubhn Use Stage 1 & 2 Specific Plan Development Plan Area F Acres Quannty Acres Quanhty Smgle Family Resldenl1al 227 91 du 236 94du MedIUm Density ResIdential 689 689 du 401 403 du MedIUm High Density Residential 00 11 0 220 du High Density Residential 00 107 375 du Village Center 00 142 216493 sf Public/Semi Public 39 40 Middle School 306 314 Elementary School 100 100 Neighborhood Park 56 56 Neighborhood Square 20 30 Open Space 28 30 Total - Area F 14.,6 5 acres 780 du 156 8 acres 1,092 du 216,493 sf Area G Acres Quantliy Acres Quantuy MedIUm Density ReSidential 00 373 373 du MedIUm-High Density ReSidential 262 528 du 00 ~ High Density ReSidential 250 876 du 127 445 du Village Center 220 230 000 sf 138 210,395 sf Public/Semi Public 3 1 38 Neighborhood Park 67 60 Neighborhood Square 25 30 Open Space 14 00 Total - Area G 86 9 acres 1,404 du 76 6 acres 818 du 230,000 sf 210,395 sf Areas F and G Acres Quantliy Acres Quantlly Smgle Fatmly ReSidentIal 227 91 du 236 94du MedlUm DenSity ReSidential 689 689 du 776 776 du MedIUm High DenSity ReSidential 262 528 du 110 220 du High Denslly ResIdential 250 876 du 234 820 du VJilage Center 220 230 000 sf 280 426 888 sf Public/Semi-Public 70 78 Middle School 306 314 Elementary School 100 100 NeIghborhood Park 123 116 Neighborhood Square 45 60 Open Space 42 30 Total Areas F&G 233 4 acres 2,184 du 233 4 acres 1,910 du 230,000 sf 426,888 sf '" WIthm the East Dublm Specific Plan half of the Neighborhood CommerCial square footage IS mcluded . wlthm Area F and halfwlthm Area G Total VIllage Center squarefootage wlthm the East Dublm SpecIfic Plan is 426 888 on 28 0 acres whereas the Project proposes 230000 squarefeet on 22 8 acres Planned Development DlStnct and Stage 1 and Stage 2 Development Plo.n Project Descnptwn 0 Page 5 of 10 Au" G pd desc jintJl doc (j) . . Dublm Ranch Area G 0 December J 1 1998 0 RevISed July 1999 A range of housmg types IS planned for the desIgnated resIdentIal neIghborhoods A conceptual layout of resIdentIal areas IS graphIcally depIcted on the Stage 2 Development Plan mcluded m thIS subIDlttal package The specIfIC breakdown of thIS conceptual layout, by resIdentIal neIghborhood and mtens1ty of use, for the ProJect Area IS as follows Neighborhood Gross DwellIng DenSity Acreage VOlts (dulac) 119 232 195 143 296 207 262 528 202 115 300 261 135 576 427 250 876 350 51 2 Acres 1,404 VOlts 27 4 dulac MH1 MH2 Subtotal HI H2 Subtotal Total As can be seen from the table above, the Development Plan for Area G proposes a maXImum of 1,404 dwellIng UnIts Although thIS UnIt count IS slIghtly less than the IDld- range establIshed by the SpecIfIc Plan for MedIUm-HIgh and HIgh DensIty ReSIdentIal uses based on the resIdentIal acreage proposed by thIS applIcatIOn (1407 UnIts vs 1404 UnIts), the proJect proposes approxImately 275 more UnIts than ongmally IdentIfIed m the East Dublm SpecIfic Plan for Areas F and G, (13% or 2,184 UnIts vs 1,910 m the SpecIfIC Plan, even WIth the mcreased acreage deSIgnated for reSIdentIal uses) These resIdentIal UnIts are the result of the loss of VIllage Center acreage m both Areas F and G and ItS replacement WIth hIgher densIty resIdentIal uses and the deSIre to mcrease reSIdentIal densIties m keepmg WIth the SpecIfIC Plan's Town Center concept ThIS UnIt mcrease does not prOVIde addItIonal dwellIngs to the overall Dublm Ranch proJect, smce, the total number of dwellIng UnIts for all areas of DublIn Ranch cannot exceed the 5,760 uruts perrrntted by the SpecIfic Plan ModIficatIons to the number of dwellIng UnIts, locatIOn of UnIts, and IDlX of urnt types for each of the neIghborhoods from that shown on the Development Plan may be made at the SIte Development ReVIew stage so long as the total number of uruts does not exceed 1404 For example, 700 medIum-hIgh denSIty UnIts could be bUllt between the two medIUm-hIgh denSIty neIghborhoods, but tlus would ltIDlt the two hIgh denSIty neIghborhoods to spIlt the remammg 704 uruts between them By consoltdat1Og these hIgher denSIty proJects m JuxtapOSItIOn WIth the VIllage Center of Area G, the Development Plan carnes out the land use concept of the SpecIfic Plan Whtle the SpecIfic Plan shows the VIllage Center extended along both SIdes of Central Parkway, It also shows HIgh DenSIty ReSIdentIal bordenng the commercIal uses on the north and south, the thought bemg that these hIgher denSIty reSIdentIal neIghborhoods Planned Development DlStnct and Stage 1 and Stage 2 Development Plan Project DescnptlOn Page 6 of 10 Area G-pd desc final doc Dublm Ranch Area G 0 December II 1998 0 Revised July 1999 @ would help provIde an addItIonal market for the commercIal dIStrIct The same desIgn approach has been employed In thIS Development Plan As part of the VIllage Center, a 3 1 acre PublIc/SeIDl-PublIc "overlay" SIte has been deSIgnated at Central Parkway and Street E As part of the annexatIon prezonIng under P A 94-030, the underlYIng land use zone of thIS PublIc/SeIDl-publIc SIte was deSIgnated as PD NeIghborhood ComrnercIal WIth the approval of thIS PD Plan, the underlYIng zone wIll be rezoned from PD NeIghborhood Comrnerc1al to PD MedIUm-HIgh DenSIty ReSIdentIal The CIty has not conurutted to locatIng speCIfIC land uses on thIS SIte If no PublIc/SeIDl-PublIc uses are approved for thIS SIte at the end of a ten year penod from the date of approval of P A 98-069, It IS proposed that the CIty conSIder applIcatIons for It to be used for PD MedIUm-HIgh DenSIty ReSIdentIal purposes WIthout the need for an amendment to the DublIn General PlanlEast DublIn SpeCIfic Plan or PD Rezone as long as the total number of dwellIng umts shown w1thm the DublIn Ranch property do not exceed the 5,760 UnIts permItted by the SpecIfic Plan C9 To encourage addItIonal consumer mterest, outstandmg urban deSIgn WIll be cntIcal to create a comfortable, fnendly, and hIgh qualIty shoppmg enVIronment (Refer to the follOWIng Development Standards and DeSIgn GUIdelInes) In addItIon, careful attentIOn wIll be placed on attractmg a dIverse and complementary base of qualIty retaIlers conSIstent WIth the VIllage Center Image A umque feature of the VIllage Center Development Plan allows for offIces and reSIdentIal above ground floor retail or offIce Not only does such an arrangement Impart a very tradItIOnal Mam Street character, but thIS close proXImIty of retaIl and offIce uses wIll enhance each sector's customer base In the event Mam Street cannot attract suffICIent retail and offIce uses wIthm a reasonable penod of tIme to complete the proposed development program, or If the mtroductIOn of upper story reSIdentIal uses onto Main Street IS seen as a pOSItIve, upper story reSIdentIal uses are permItted to occur as an accessory use ThIS would permIt MaIn Street to fully buIld out, create a contmuous edge along the street, create a lIvely IDlxed-use area, and permIt reSIdents to lIve close to local servmg comrnercIal uses ReSIdentIal UnIts could be mtroduced mto the VIllage Center as long as the total number of dwellIng UnIts shown w1thm the DublIn Ranch property do not exceed the 5,760 uruts permItted by the SpecIfIC Plan No school SItes are located 10 thIS portIon of DublIn Ranch Schools that WIll serve the ProJect Area are located In the IDlddle and northern sectIons of Area F and are close enough to effiCIently serve the students that WIll lIve m thIS Area The Development Plan Includes 9 2 acres of parkland In the form of one 6 7 acre neIghborhood park and one 2 5 acre neIghborhood square ThIS IS slIghtly more park acreage (9 2 acres vs 90 acres) than IS Illustrated In the SpeCIfIC Plan The re-onentatIon of the neIghborhood park and neIghborhood square from theIr ongInal SpecIfic Plan locatIOns IS planned so as to be more convenIent to the greatest number of reSIdents and VISItors to thIS area AdwtIOnally, pnvate recreatIOn faCIlItIes wIll be Incorporated Into the MedIUm-HIgh and HIgh DenSIty ReSIdentIal developments Planned Development DlStnct and Stage 1 and Stage 2 Development Plan Project Descnpllon 0 Page 7 of 10 Area G-pd desc jiruJ1 doc: @ . Dublin Ranch Area G 0 December 11 1998 0 Revised July 1999 As part of the annexatIOn prezonIng under P A 94-030, all neIghborhood park and square SItes were depIcted as "overlay" uses wIthm portIOns of desIgnated PD MedIUm DensIty ResIdentIal areas WIth the approval of thIS PD Plan submIttal, the underlymg land use of the neIghborhood park and neIghborhood square wIll be rezoned from PD MedIUm DensIty ResIdentIal to PD MedIUm-HIgh DensIty ResIdentIal Any park or square relocated or reconfigured from thIS approved PD Plan may be redesIgnated accordmg to ItS underlymg zone and used for any MedIUm-HIgh ResIdentIal purpose SItes can be redesIgnated m thIS manner WIthout amendment to thIS PD Rezone or to the East DublIn SpecIfic Plan/DublIn General Plan as long as the total number of dwellIng UnIts shown wIthm the DublIn Ranch property do not exceed the 5,760 UnIts permItted by the SpecIfIc Plan The NeIghborhood Square has been deSIgned to mterconnect WIth the lIvely pedestnan onented atmosphere provIded by "Mam Street" The use of SImIlar pavmg matenals and colors, the use of a focal pomt, and the proVISIOn of a small amphItheater and more actIve chIldren's play area wIll create a commumty gathenng area The proVISIon of publIc art would provIde mterest and a sense of place w1thm the gathenng spaces of the VIllage Center, and be a benefIt to the resIdents and VISItors of DublIn GUIdelIne polIcIes have been mcluded wIthm thIS document to establIsh the framework for the mclusIOn of publIc art w1thm thIS proJect PrOject Access and Circulation East-west access to the ProJect Area wIll be provIded pnmanly by DublIn Boulevard and Central Parkway The applIcant WIll extend both of these artenals through the Project Area from TassaJara Road to the eastern boundary of the ProJect They WIll be connected VIa Class II Collector 'B' along the eastern boundary lIne and Class II Collector 'A' along the western boundary lIne UltImately DublIn Boulevard IS proposed to be a SIX lane dIvIded artenal and Central Parkway IS proposed to be a four lane diVIded artenal However, full street Improvements wIll not be mcluded as part of the mItIal backbone Improvements, mstead, two lanes m each dIrectIOn wIll be constructed for DublIn Boulevard and one lane 10 each directIOn for Central Parkway UltImately, north-south access through Area G wIll be VIa three collector streets (Class II Collectors A and B, and Mam Street) WhICh wIll eIther frame or bISect the ProJect Area ResIdentIal Collector C, and Streets D, E, and F WIll serve as mmor mtenor streets prov1dmg access through the SIte and to specIfic development parcels Street CIrculatIon systems and walkways w1thm the hIgher densIty resIdentIal neIghborhoods are deSIgned to allow for vlSlb1hty and safety, pedestrIan and bIcycle connectIons to adJacent areas, and emergency access It IS antICIpated that most of the streets w1thm these neIghborhoods wIll be pnvately owned and mamtamed by homeowners' assoc1atIon(s) The Development Plan for the ProJect Area IS consIstent WIth the traffic studIes done for the Eastern DublIn SpecIfic Plan and the subsequent amendment to the CIrculatIon Element of the General Plan Because of the reductIon m the SIze of the VIllage Center Planned Development DlStnct and Stage 1 and Stage 2 Development Plan Project DescnptlOn 0 Page 8 of 10 Area G pd thsc final doc Dublin Ranch Area G 0 December 11 1998 0 Revised July 1999 CI and the re-onentatIOn of land uses, traffIc Impacts projected for thIS Development Plan are less than those descnbed In the Eastern DublIn GP AlSP EIR The Impact of these tnps on the street system has been detenruned In the SpecIfIc Plan traffIC studIes and the streets have been sIzed accordmgly In accordance wIth CIty reqUIrements, follow-up traffIc analyses WIll be conducted wIth each phase of the ProJect to determIne when vanous street Improvements are reqUIred m order to maIntaIn acceptable levels of servIce The traffIc study for Areas F, G, and H IS on fIle at the CIty of DublIn Ownership and Mamtenance of Open Space and Pedestrian Areas _ A homeowners' assoc1atIOn(s) wIll be created for the resIdentIal portIons of the ProJect Area and a DeclaratIon of Covenants, CondItIons and RestrIctIOns wIll be prepared and recorded The DeclaratIon WIll reqUIre the homeowners aSSOCIatIOn(s) to own and/or mamtam the lands In accordance WIth the followmg table Element Own Mamtam Center MedIan In PublIc Streets CIty CIty Pubhc Parks CIty CIty Stream Corndor Open Space Areas HOA Zone 7-EBRPD* or HOA Stream Corndor TraIls EBRPDIHOA Zone 7-EBRPD* or HOA Other TraIls EBRPDIHOA EBRPD or HOA (j TraIls along Artenals/Collectors CIty LandscapIng only- HOA RIght-of-way LandscapIng CIty HOA (curb to ROW lIne) RIght-of-way LandscapIng CIty HOA (Internal publIc streets) SubdIvIsIOn Commumty LandscapIng Pnvate HOA * Pubhc easement requITed The DeclaratIOn wIll establIsh easements and other nghts-of-way necessary for the assocIatIon to fulfill ItS responSIbIlItIes More speCIfic detaIls of ownershIp and mamtenance wIll be IdentIfied and descnbed further at TentatIve Map and/or SIte Development ReVIew stage, whIchever IS subffiltted first In addItIon, a VIllage Center Property Owners' ASSOCIatIOn WIll lIkely be establIshed to own and/or maIntam SIdewalks, street furnIture and any spec1allandscapmg and comrnon areas m the VIllage Center An aSSOCIatIOn fee WIll be created to fund these actIVItIes SInce It wIll take a number of years to completely buIld out thIS d1StnCt, the developer of DublIn Ranch or a successor owner of the VIllage Center property WIll help support the aSSOCIatIOn untIl all parcels are sold or occupIed Adwbonal detaIls regardmg ownershIp and maintenance of these areas IS descnbed m the DeSIgn GUIdelInes CI Planned Development Dlstnct and Stage 1 and Stage 2 Development Plan Project DescnptlOn 0 Page 9 of 10 Ar~a G pd tksc final doc @ o @ Dublin Ranch Area G " December J 1 1998 " Revised July /999 KncluslOlI1ary Zonmg Ordmance DublIn's InelusIOnary Zonmg Ordmance requIres 5% of all housmg to be affordable to those of very low, low and moderate mcomes, or reqUIres the developer to pay an m-lIeu fee whIch wIll allow the CIty to facIhtate constructIOn of such housmg It IS the mtentlOn of thIS project to comply wIth the InelusIOnary ZOnIng Ordmance reqUIrements by paymg an m-lIeu fee, prov1dmg affordable housmg, and/or dedIcatmg land for such uses Per SectIOn 868070 of the DublIn Zomng Ordmance, the apphcant wIll enter mto an affordable housmg agreement wIth the CIty pnor to the SubdIvIsIOn Fmal Map approval of the specIfIc proJect The agreement WIll record the exact method and terms of meetmg the mtent of thIS ordmance Platllled Development DIS/net aruJ Stage 1 aruJ Stage 2 Development Plan Project DesenptlOn 0 Page 10 of 10 Ar~a G-pd desc jituJl doc ~ l' ,1 ,t Z <t:: .....J 0... t- Z LL) ~ 0... o .....J LL) > LL) o LL) c.J <t:: t- r:/) ]j ~~iH!~~ <!~~~::f:;;: ::;:~g;~~- ~.o. ;:!-r:ao..t 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