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Ord 10-05 DubRchWestPrezone
0 ORDINANCE NO. 10—05 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO PREZONE A 189-ACRE UNINCORPORATED AREA KNOWN AS DUBLIN RANCH WEST TO PLANNED DEVELOPMENT(PD)AND APPROVING A RELATED STAGE 1 DEVELOPMENT PLAN LOCATED SOUTH OF THE COUNTY BOUNDARY, NORTH OF THE CITY LIMITS,WEST OF TASSAJARA ROAD, AND EAST OF CAMP PARKS RESERVE FORCES TRAINING AREA PA 02-028 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 annexation area to a Planned Development(PD)Zoning District: Approximately 189 acres located in an unincorporated area of Alameda County and bounded by the County boundary to the north, the City limits to the south, Tassajara Road the east, and the Parks Reserve Training Facility to the west (APNs: 986-0004-005-01, 986-0003-001 & 986-0004-003). The Zoning District for Dublin Ranch West annexation area, including the Stage 1 Development Plan area, is located within the City's Sphere of Influence and within the Eastern Dublin Specific Plan area. The PD Zoning District and Stage 1 Development Plan established by this Ordinance are included herein. A location map of the prezoning area is shown below: Dublin Ranch West Annexation Area Stage 1 Development Plan VICINITY MAP 14.4 b DI'MIN `+ 3 Mildid PL El INTO, 0 0 Proposed Stage 1 Development Plan .... L , os ,,,m-P.A.I,me, Dublin Ranch West ' NC ' iiifo. I --,r...-...._,,44 ,, MI I • Annexation Area Stage l Development Plan R RA rs . .4111h, M O S - -Bragg - 1 -- , STAGE I PD SITE PLAN ‘, ,/;--- / Peleadal Roadway ■ , Taw*.Road ' ",/.1'.*:-/ 1 -------.•)!,' ---"' 're..,-.....i' \ W..1,11=11111 ■ Mad 1 ' Seai-Pablit _,41------- Isi •E ,,,,i y I 9 z,c pass 0/,. ■• i OS a b / /---.-... , e, ,, -,... • Readdadal , .... 0■■I / — ............"-".... „. _..F., 11111.111111=111111•111a1., =e---.±...,.. _ ' , • I -''' ---, 1 •/ , Madame High Dengq .... ........___a141..t ......•- ...'; , I . . - . Madam Deavity Reskkadal 1 , 4t ht,,,,,,, ----- . . ..,.. ...— —... —. ... ....'' I - _ .......... . ' . 1 , Lin /.17- P abl 1 c;Scan i-Publ I c I„ands /j/ , Agricuirural . • Ogres Spud / !.,,,,ro-. , Lands , n M1-.puss .„./ ,re..,.. ,..... 0...sre.o. 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I.ANF7~~l,A'LI' [.ANY..... . ~X I , _1'1; E:YNALSC J -Y-{{II tiJn PIIHLIC SERVI[ N,f .. ~ LANDSCA,I'E ~45E1SENT EILIC: SN:LiL 1C'E:/ );rye RC1W IANDSCAPE EASEMENT i. `l'YI'{C',r1L It E:S(Fll':~'I'1,AL C(1LLE:( "1'(1li - 72' H(?11" T:.T.5. 1 -.. ~-.... c:::~.. .......... I"llIillC SEItYiCE/ ~ ` --- SIDERAIaC I.ANI]SCAI'S EASEIAE\'T i -~ 1.. ,..-. PIJTiI.IC' StTIlVIf". F:/ SIbs~N:11.K•-°--" •_._..~...~ qg' IA\TTtiLAPF: F.A~tiI?MENT Ft[7W kON • fi' PSF MPTT}TTV idi'T1Ti1H I?ENSTTY TtESCA18NTiAA, 4. `I'1'1'IC.4L IZL+:511)F'1\"I1r1L S'1'REE'1'- ~fi' S'I'I2G:N: C' It(')~'1' (Public) V.T.Pi. ~Y -vv CVGMEEa~~G4,xry '~,MIVNr.V:YYI 'X'T'cYr.G rr~~nd-. N :MIVI YiO..{NAL 2~ .....1•.... rPac '•P' 9 0 Dublin Ranch West 5taae I Development Plan MASTER 11 INFRASTUCTURE PLAN CO., 026th t 01'4 w •,.�y Gy. ___-,,,,,,,0' ■ LEGEND: JOKE 2 WAFER --.-_- EX.ZONE 2WAIER ZONE 3W'ATER '-�..,____ EX.ZONE 3 W'.ATF.R ,, ____ ZONE 2 RECLAIMED - SE ZONE 2 RECLAIMED 1 -.-.-.. SEWER a', W WATER PRESSCRE ZUNE LIMIT .\ — PROJECT BOUNDARY •NOTE NO MAJOR STORM DRAIN FACILITIES a� `_ I PROPOSED.EXISTING CREEKS CBANNEL TO BE •�� .� 1 ESED TO CONVEY ACNOFF. g p, _ 0V�3 I � _ _ Z EX70 TANK''''''.', -7:2:-.... / / .05 I ♦ / iI j / fiXY0NE1 pLZONE2� 1 i / '� WAPER CAyK �'RPLt WATER Mt 1 L Nip. 11 I Z y J 11 `' • .Oar MO. w. .,w..a.ww..9-..w-..,.,.. SECTION 2. The regulations of the use, development, improvement, and maintenance of the Property are set forth in the Prezoning and Stage 1 Development Plan for the annexation area as shown below which are hereby approved. Any amendments to the Stage 1 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code or its successors. 1'REZONING STAGE 1 DEVELOPMENT PLAN (PA OZ-028} This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Dublin Ranch West annexation area generally located in an unincorporated area of Alameda County bounded by the County boundary to the north, the City Limits to the south, Tassajara Road the east, and the Parks Reserve Training Facility (PRTP) to the west within the Eastern Dublin Specific Plan area. The annexation area is comprised of three parcels (APNs: 986-0004-005-01, 986-0003-001 and 986-0004- 003). This Development Plan meets all of the requirements for Stage 1 review of the project. This Development Plan is represented by the PD Zoning/Land Use Summary Table (contained herein), the Aerial Photo, the Stage 1 Site/Development Plan, Stage 1 Phasing Plan, Conceptual Landscape Plan, Street Sections, and Master Infrastructure Plan sheets dated February, 2005 labeled Exhibit A-2. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin SpeciSc Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied. 1. Zoning: This PD Planned Development Zoning District is to provide far and regulate the development of Dublin Ranch West as shown on Exhibit A-2. (General Plan land use designations include: Single Family Residential, Medium Density Residential, Medium High Density Residential, Neighborhood Commercial, Neighborhood Parr Open Space, and Public/Semi- Public. 2. Permitted Uses: The following are uses permitted for this site: A) PD Single Family Residential Intent: Single Family land use designations are established to: a) reserve appropriately located areas for family living at reasonable population densities consistent with sound standards of public health. and safety; b) ensure adequate light, air, privacy and open space for each dwelling; c) provide space for semi-public facilities needed to complement urban residential areas and for institutions that require a residential environment; and d) accommodate single family housing, including a wide range of units from small-lot and zero-lot line units to large lot estate units. Intensit of se: .9 - 6.0 dwelling units per acre Permditerl Uses: Single family dwelling Accessary structures and usesin accordance with Section 8.40.030 of the Dublin Zoning Ordinance Community care facility/small (permitted if required by law, otherwise as conditional use) Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance Frivate recreation facility (for homeowners' association and/or tenant use only) Small family day care home per Chapter 8.08 of the Dublin Zoning prdinance Second residential unit, ifbuilt by initial homebuilder, in accordance with appropriate regulations of the Dublin Zoning Ordinance (Chapter 8.80) Conditional Uses: Ambulance service Bed and breakfast inn Day care center Large family day care home Parking lot -residential Religious facility School/private Second residential unit, if not built by initial homebuilder, in accordance with Stage 2 Planned Development Accessory Uses: All Accessory uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance Temporary Uses: Temporary construction trailer Tract and sales office/model home complex S) 1'D Medium Density Residential Inter ; Medium Density land use designations are established toy a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive size in relation to the land around them; e) provide necessary space for off=street parking of automobiles and, where appropriate, for off-street loading of trucks; and f) protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. Inter i 6.1 - 14.0 dwelling units per acre Permitted Uses: Multi-family dwelling Single family dwelling Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Community care facility/small (permitted if required by law, otherwise as conditional use) Home occupation in accordance with Chapter 8,64 of the Dublin Zoning Ordinance Private recreation facility (for homeowners' association and/or tenants use only) Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance Second residential unit, i£ built by initial homebuilder, in accordance with appropriate regulations of the Dublin Zoning Ordinance (Chapter 8.80) Conditinna! Uses: Bed and breakfast inn Boarding house Community center Day care center Large family day care home Large vehicle storage (appropriately screened) Parking lpt -residential Rehgious Facility School/private Second residential unit, if not built by initial homebuilder, in accordance with Stage 2 Planned Development Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance Temporary Uses: Temporary construction trailer Tract and sales nt?iice/model home complex C) PD Medium-High Density Residential lntent: Medium High Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the constructipn of buildings of excessive size in relation tp the land around them; e) provide necessary space for off-street parking of automobiles and, where appropriate, For off-street loading of trucks; and ~ protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. Intensity of Use: 14. l - 25.0 dwelling units per acre Fermitted User: Multi-family dwelling Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Community care facility/small (permitted if required by law, otherwise as conditional use) 1-Iome occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance Private recreation facility (for homeowners' association and/or tenants use only) Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance Conditional Uses: Bed and breakfast inn Boarding house Community care facility large Day Care center Large family day care home Parking lot -residential Religious facility SchooUprivate Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance Teny~nrrrry Uses: Sales office/model home complex Temporary construction trailer Arts and Crafts Fair D) PD Neighborhood Commercial lntent: Neighborhood Commercial provides for the creation of community and neighborhood oriented commercial centers that serve the retail, service, and entertainment needs of the neighborhood. Permitted Uses, including but not limited ta: Ofyices -real estate, legal, accounting Laundries Dry cleaners Beauty Salons Finance Video rentals Restaurants Bars Cultural Facilities Conditional Uses: Hotels Bed and breakfast inn Boarding house Community care facility/large Day Care center Large family day care home Parking lot -residential Religious facility School/private Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance Temporary Uses: Temporary construction trailers E) PD Neighborhood Park Intent: Neighborhood open space and recreational areas, bath active and passive. Permitted Uses, incduding but not limited ta: Neighborhood Park Community Park Recreational or educational facility Trail staging area F) PD Open Space In ent: Open Space land use designations are established to ensure the protection of those areas of special significance. Permitted Use, including but not limited ta: Public or private infrastructure Public recreation facility -active or passive Trails and maintenance roads Other recreational or educational facility Trail staging area Uses allowed by the U. S. Army Corp of Engineers under Section 404 and 1603 agreements Water quality, drainage, and other similar facilities, including swales and basins Streams and drainage protection corridors Conservation areas Wildlife habitat preservation area Permitted or C"nnditional Usex, Including but not limited ta: Agriculture and grazing (if not already existing) Private recreation facility -active or passive F) PD Public/Semi-Public Intent: Identifies areas where governmental or institutional uses are anticipated. Permitted Uxex (if publicly mvned and operated), includinK but not dimdted ta: Community Center/Clubhouse Community Facility Community Park Cultural Center Neighborhood Park Neighborhood Square Day Care Center Farmers Market Recreation or educational facilities Private recreational facility -active or passive Private schools/educational facilities Trail staging area Other recreational or educational facilities Other offices, as determined by the Director of Community Development Other governmental and/or quasi-governmental offices, as determined by the Director of Community Development Incidental and accessory structures and uses Parking ]nt Public recreation facility -active or passive Public or private infrastructure Recreation facility --passive Senior Center Uses allowed by the U. S. Army Corp of Engineers under Section 404 and 1603 agreements Trails and Maintenance roads Water quality, drainage, and other similar facilities, including swales and basins Routh Center G) Existing Agricultural, Commercial and Residential Uses Intent: To allow all existing residential and agricultural uses that were in existence prior to the effective date of annexation. These uses shall be allowed to continue until such time the landowner of this property applies For a Specific Plan as applicable, and Stage 2 Development Plan in accordance with Section 8.32 of the Dublin Zoning Ordinance, to develop the property. Any minor expansion of any existing uses shall be subject to review and approval by the Director of Community Development. Permitted Uses: Existing residential and agricultural uses in etTect as of the date of annexation (such as existing wood storage and sales) Similar and related uses (to the existing residential, commercial and agricultural uses) shall be determined by the Director of Community Development. 3. Dublin Zoning Ordinance -Applicable Requirements: Except as specifically modified 6y the provisions of this Planned Development District Prezoning/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this Planned Development District Prezoning. 4. Development Standards: Specitic Development Standards within the project will be established. at the Stage 2 Development Plan to determine if the development meets the established criteria. 5. Phasing Plan. Refer to Exhibit A-2, Stage I Development Plan, Phasing Plan. 6. Landscaping Plan. Refer to Exhibit A-2, Stage 1 Conceptual Landscaping Plan. 7. Master infrastructure Plan. Refer to Exhibit A-2, Master Infrastructure Plan. 7a. Street Sections. Refer to Figure 7.49A 8. inclusionary Zoning Ordinance. The City Council has adopted a policy stating its intent that new projects, including this project, will be subject to the inclusionary Zoning Ordinance, as amended, which requires that l 2.5°/a of the units be inclusionary units affordable to persons of very low, low, and moderate incomes and only a portion of these units (7.5%) are allowed to be satisfied through payment of in-lieu fees. The developmern of the Lin Family property in Dublin Ranch West has been addressed in prior Development Agreements regarding compliance with the City's Inclusionary Zoning Ordinance and affordable housing requirements. The Fairway Ranch project was developed to accommodate the affordable housing that would be applicable to the new residential development within Dublin Ranch. No agreements currently are in place which would satisfy lnclusionary Zoning requirements for eventual development of the remaining 5 acres under separate ownership. Compliance would become effective for those properties at that time. Implementation of the Inclusionary ordinance for those properties will be identified when the Stage 2 Development Plan is prepared and submitted for the property in the project area. 9. Development Concept. The Development concept for the area strives to emphasize the natural beauty of the area and create a community that blends into the existing environment by preserving: open space, the Tassajara Creek environs, and the western foothills. The residential development is expected to be a mix of detached and attached units. The Tassajara Creek open space area serves as a Focal point for the neighborhood. This corridor will function as a linear route and trail system far pedestrians, bicycles, and equestrian circulation. In addition, it will serve as a wildlife habitat and passage. A minimum setback of 100 feet from the top of the bank of the creek and its tributaries is proposed to preserve the existing riparian corridor and provide adequate distance from storm water runoff. The creek corridor is proposed to be maintained by a Land trust and homeowners association while the homeowners association will maintain the hillside areas. 10. Access & Circulation. Two bridge crossings over Tassajara Creek are proposed to allow for adequate site circulation from Tassajara Road, while minimizing environmental disruption. One road will lead to a residential collector street within Dublin Ranch West and will provide access to the neighborhood streets. The other crossing will provide primary access to the neighborhood parks and serve as a secondary access route. A creek frontage road also would be available for additional emergency access. Fublic streets would be comparable to those already approved or built in other neighborhoods of the Eastern Dublin Specific Flan area. In addition to sidewalks, pedestrian and bicycle access will be provided by a multi-use trail along the creek and along other pathways within Dublin Ranch West. PD ZONING/LAND USE SUMMARY TABLE Gross Midpoint Density Number of units Land Use Acres Density Range midpoint min -max PD Single Family Residential 18.8 ac 4.0 dulac 9 - B dulec 75 du 16-112 du PD Medium Density Residential 55.6 ac 1o.o du/ac 6.1 -14 du/ac 556 du 339-778 du PD Medium High Density Residential 21.1 ac 20.0 dulac 14 - 25 dulac 422 du 297-528 du PD Neighborhood Commercial 0.8 ac 30 FAR nla 7,841 sf 8,534 - 15,681 sf PD Neighborhood Park e.e ac nla n!a n/a n/a PD Neighborhood Square 0 ac n/a n/a n/a n/a PD open Space _ 82.1 ac n/a nla n!a n!a PD Elementary School 0 ac n/a n/a n!a n/a PD PubliGSemi-Public 1.9 ac 24 FAR nla 19,863 sf 19,883 sf TOTAL Residential 166.9 ac 1,053 du 652- du 1,416 Non-Residential 27,704 sf 26,379- 35,544 sf SE T,_ 1 Once annexed, the use, development, improvement, and maintenance of the prezoned annexation area shall be governed by the provisions of the Dublin Zoning Ordinance except as provided in the Stage 1 Developmem Plan, SECTION 4. This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City Glerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED AND ADOPTEb BY the City Council of the City of Dublin, on this 5th day of April 2005, by the following votes: AYES: Councilmembers Hildenbrand, McCormick, Oravetz, Zika and Mayor Lockhart NOES: None ABSENT: None ABSTAIN: None Mayor ATTEST: C~ K2/G/4-5-OS/ord li(1-05~lublin Ranch West (Item G.I) C::U'A#12n021U2-028 Dublin Ranch WeatlCily CouncillorAinancc.dcc • •• • • • • • • • • nr� • • • f,. • ••• ` • • • • • • • DUBLIN RANCH WEST • • Annexation Area • • Stage 1 Planned Development Rezone • and • General Plan/ East Dublin Specific Plan Amendment • • • • • Prepared by: • MacKay &Somps • • • February, 2005 • • • DUBLIN RANCH WEST ANNEXATION AREA TABLE OF CONTENTS Application Forms Planning Application Form Initial Study -Environmental Information Form, Part 1 Photo Key Location and Site Views Project Reference Vicinity Map Aerial View Eastern Dublin General Plan/Specific Plan Amendment Project Description General Plan/Specific Plan Amendment Exhibit General Plan Document Amendments East Dublin Specific Plan Document Amendments Stage 1 Planned Development Rezone Project Description Permitted and Conditional Land Uses Stage 1 PD Site Plan Neighborhood Phasing Plan Master Neighborhood Landscape Plan Street Sections Master Infrastructure Plan Scenic View Images 16034-40cg2-9-OS DubRancf•Annex-TOC. doc ! ! CITY OF DUBLIN PLANNING APPLICATION FORM MOTE: Please discuss your proposal with Planning Staff prior to completing this form. All items on this form related to your specific type of application must be completed. Some of the items listed might not apply to your specific application. Please rint or a le 'bl .Attach additional sheets, if necessar . I. TYPE OF APPLICATION: Temporary Use Permit [TUPj Sign/Site Development Review [SIGN/SDRj Conditional Use Permit [CUP] Master Sign Program [MSP/SDRj Site Development Review [SDR] X Planned Development Rezone [PD REZ] Variance [VAR) Rezone [REZ] Tentative Subdivision Map [T MAP) X General/Specific Plan Amendment [GPAj GENERAL DATA A. Address/Location of Property: See attached description B. Assessor Parcel Number(s): See attached description C. Site Area: ±189 ac. D. Zoning: See attached. E. General Plan Designation: See attached F. Existing/Proposed Ilse of Property: See attached description G. Existing Use of Surrounding Properties: See attached description Ill. AUTHORIZATION OF PROPERTY OWNER AND APPLICANT A. PROPERTY OWNER: !n signing this application, !, as Property Owner, certify that 1 have full legal capacity to, and hereby do, authorize the filing of this application. 1 understand that conditions of approval are binding. 1 agree to be bound by those conditions, subject only to the right to object at the hearings or during the appeal period. 1 further certify that the information and exhibits submitted are true and correct. (Note: All Property Owners must sign if property is jointly owned) Name: Capacity. Company: Phone: Address: Fax:( ), Signatu Date: 8. APPLICANT (OTHER THAN PROPERTY OWNER): In signing this application, 1, as Applicant, certify That I have obtained written authorization from the property owner and have attached separate documentation showing my full legal capacity fo file this application. I agree to be bound by the conditions of approval, subject only to the right to object at the hearings or during the appeal period. 1 further certify that the information and exhibits submitted are true and correct. Name: Mr. James Toncl Title: Authorized Representative for J. Lin Company: Phone: {9251463-1666 100 _ _ Fax: (925) 463-9330 Sig Date: .~ _°' ~ t ` A P:\16034-401o~celSubmittals\Stage 1 PO\1-4-05DRWest PAF.doc • Attachment to City of Dublin Planning Application Form II. General Data A. B. C. D. E. Pro ert Owner AddresslLocation APN Area Zonin General Plan Desi nation LIN 6582 Tassajara Road 986-0004-005-01 184.1 ac. N/A Single Family Residential (DUBLIN RANCH Medium Density Residential WEST) Medium High Density Residential Neighborhood Commercial Elementary School Neighborhood Square Neighborhood Park O en S ace SPERFSLAGE 6060 Tassajara Road 986-0003-001 3.2 ac. N/A Medium Density Residential Open S ace BRAGG Tassajara Road 986-0004-003 1.6 ac. N/A Medium High Density Residential Nei hbofiood Commercial F. Existing and Proposed Uses of Property: The existing uses of the properties are firewood sales and storage, rural residential and undeveloped. There are a few homesteads and various outbuildings on the properties. Proposed uses include: Single Family Residential Medium Density Residential Medium-High Density Residential Open Space Neighborhood Commercial Neighborhood Park Public/Semi-Public G. Existing Uses of Surrounding Properties Land uses on the surrounding properties to the north and east are typical of those on the proposed project, including rural residential, a private school, landscape corporation yard, cattle grazing and limited dry land farming. To the south are residential uses, a horse stable, and an EBRPD staging area. Immediately adjacent to the project, to the west, is the US Army Parks Reserve Forces Training Center (Parks RFTA). P:\16034-401office\Submittals\Stage 1 PD\1-4-OSDRWest PAF.doc • Application Name: Dublin Ranch West Annexation Area- Stage 1 Planned Development Rezone, General Plan/Specific Plan Amendment Initial Study (ENVIRONMENTAL INFORMATION FORM -PART 1) (To be completed by Applicant pursuant to City of Dublin Environmental Guidelines Section 1.6) Date Filed: Rev. January, 2005 GENERAL INFORMATION: 1. Name and address of authorized representative of property owner: `' Mr. James Tong, 4690 Chabot Drive, Suite 100, Pleasanton CA 94588 2. Address of Project: Tassajara Road, approximately 1.5 miles north of I-580 Name, address and telephone number of person to be contacted concerning this project: Marty Inderbitzen Connie Goldade Attorney at Law MacKay & Somps 7077 Koll Center, Suite 120 5142 Franklin Dr. ,Suite B Pleasanton, CA 94566 Pleasanton, CA 94588 (925)485-1060 (925)225-0690 Roy/Eileen Sperfslage Bragg & Silva Trusts 6060 Tassajara Road P.O. Box 1896 Pleasanton, CA 94588 Sonoma, CA 95476 (707) 933-9832 4. List and describe any other related permits and other public approvals required for this project, including those required by city, regional, state and federal agencies: City approvals: Stage 2 Planned Development Rezone, Vesting Tentative Map, Site Development Review, Reauest for Annexation, Pre-annexation Agreement, Development Agreement; LAFCO approval. of annexation; Annexation to DSRSD; California Department of Fish and Game- Section 1603 Streambed Alteration Agreement (?); US Army Corps of Engineers- Section 404 (~); Regional Water Quality Control Board- NPDES Permit and Section 401- (Clean Water Certification) {?). Existing Zoning District: Agriculture P:\1 6 0 34-401officel5ubmittafs\Stage 1 PD\1-4-05DRWest ElF.doc • • 6. Description of Project: (Include site area, uses, size and number of buildings, parking, number of dwelling units, scheduling, and any other information necessary or helpful to understand project. This attached description must be complete and accurate. Exhibits or photographs should be identified and attached.) _The Proiect Area is approximately 189 acres The General Plan and East Dublin Specific Plan allows between 496-1 176 dwelling units for the land uses shown on the Specific Plan Land use desitnations include Low Density Residential, Medium Density Residential, Medium High Density Residential, Neighborhood Commercial Neighborhood Park Public/Semi-Public, and Open Space Additional information concerning the Proiect can be found in the Proiect Description and Findings Statement. 7. Are the following items applicable to the project or its effects? Discuss below all items checked (attach additional sheets as necessary). All of the following items are addressed in the program EIR prepared for the Eastern Dublin General Plan Amendment/Specific Plan Yes No 1. Change in existing features of any bays, tidelands, beaches, lakes cr hills, or substantial alteration of ground contours. 2: Change in scenic views or vistas from existing residential areas or public lands or roads. 3. Change in pattern, scale or character of general area of project. 4. Significant amounts of solid waste or litter. 5: Change in dust, ash, smoke, fumes or odors in vicinity. 6. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing drainage patterns. 7. Substantial change in existing noise or vibration levels in the vicinity. 8. Site on filled land or on slope of 10 percent {10%) or more. 9. Use or disposal of potentially hazardous materials, such as toxic substances, flammables or explosives. 10. Substantial change in demand for municipal services (police, fire, water, sewage, etc.). 11. Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc.). 12. Relationship to larger project or series of projects. P:\16034-40\office\Submittals\Stage 1 PD19-27-04DRWest EIF.doc • • ENVIRONMENTAL SETTING: 8. Briefly describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of the structures. If necessary, attach photographs of the site. See DEIR for Eastern Dublin GPA/Specific Plan, pages 2-2 and 2-3 and Eastern Dublin Specific Plan, pages 5 and 6. Also refer to attached phot_o_ graphs of affected land areas for data regarding existing site conditions. 9. Briefly describe the surrounding properties, including information on plants and animals, any cultural, historical or scenic aspects and the type of land use. Refer to the Eastern Dublin Specific Plan, pages 5 through 7 and DEIR for Eastern Dublin GPA/Specific Plan, pages 2-2. CERTIFICATION: I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements and information presented are true and correct to the best of my knowledg Dated: ~- -~ e 1~ Cs .S' t"Lllll 1V A.II1C Authorized Representative for J. Lin, et. al. 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PLEASANTON lin Ranch West Annexation Area Stake I Development Pian VICINITY MAP March 2003 ~ 6034-40 N O R T N N.T.S. ertL EwP,YlNNO.VJA v~Mwa+G.tA~b SNMV9iG PHVSmaon, G (H35) - 125-0690 11-M-IOW @.1T.H Omta %i6nN-b~pbnnFp~Zgl~aO\~roy1-icmp-m~eK ~J~ ~~, ~j~-= ^ ,~ s r ~~ o~ 0 0 • Dublin Ranch West Annexation Area • January. 2005 • ~ Project Description a. List the proposed changes to General Plan/Specific Plan designations and policies, as needed. This application applies to only Dublin Ranch West. No chan,~es are proposed • _for either the Brae or Sperfsla~e properties from the EastDublin Specific Plan. Refer to the General Plan/Specific Plan Amendment Exhibit also. 1. Redesignate various land uses (including Low Density Residential, Medium Density • Residential, Medium-High Density Residential, Neighborhood Commercial, Neighborhood Square, and Neighborhood Park) that lie within the Tassajara Creek corridor to PD Open Space. 2. Convert the Tassajara Village Center use to PD Open Space. Relocate residential uses interior to the property and eliminate neighborhood commercial uses. 3. Redesignate the southerly Medium Density Residential in the "panhandle" area adjacent to Tassajara Road to PD Public/Semi-Public and PD Neighborhood Park. Additional areas in "panhandle" to be redesignated PD Open Space. 4. Redesignate southerly Low Density Residential site to PD Neighborhood Park. 5. Redesignate the PD Elementary School site to PD Medium High Density Residential as the • Dublin Unified School District has determined that this site is not needed for a school. This would allow a range of 148 to 263 units as permitted by the zoning density range. r 6. Redesignate western Neighborhood Park to PD Medium Density Residential. b. Reasons for proposing General Plan/Specific Plan Amendment. 1. Many of the land uses designated in the General Plan and Specific Plan are incompatible with existing site conditions, particularly with. respect to Tassajara Creek and its tributaries. • With the proposed Tassajara Creek and tributary creek setbacks, the proposed infringement of the realignment and ultimate width of the Tassajara Road right of way, and other associated vehicular access needs, and the configuration of many portions of this property is not viable for their currently designated uses. Proposed Open Space and Neighborhood Park uses are more consistent and compatible with the adjacent natural amenities. The Specific Plan proposes approximately 2.9acres of Low Density Residential, 7.7 acres of Medium Density Residential, 4.6 acres of Medium-High Density Residential, .8 acres of Neighborhood Commercial, 4.8 acres of Neighborhood Park, 2.4 acres of Neighborhood Square, and 2.1 acres of Elementary School which would fall within Tassajara Creek or tributary corridors (for a total of ZS.3 acres) to be rezoned to open space. Adherence to the • existing general and specific plans would require filling significant portions of Tassajara ~ i `~ Page 1 General Plan/Specific Plan Amendment Project Description • ._ _ • ~ ~ Dublin Ranch West Annexation Area • January, 2005 Creek and/or its tributaries. Instead, the proposed development plan allows for an open space corridor along the creek and its tributaries. In order to do this, those land uses that were incompatible with the Tassajara Creek corridor are eliminated or relocated. 2. Once portions of the Neighborhood Square are eliminated to avoid the creek and tributary corridors, the resulting area is greatly reduced in size, falling below the minimum City standard size for a Neighborhood Square, and is of an awkward configuration. In addition, the parcel is land locked by other properties and land uses. For these reasons, it is proposed to eliminate this use and redesignate it as Open Space, permitting it to become part of the stream comdor system. As discussed above in item 1, much of the Neighborhood Commercial area is not feasible as it is located either directly on top of the deeply incised tributary creek or within the open space corridor buffer area. The remaining portion of the designated Neighborhood Commercial area is extremely small in size, has an odd configuration, has no direct access to Tassajara Road, and is landlocked. For these reasons, this parcel is not viable for commercial uses. The East Dublin Specific Plan permitted up to approximately 10,500 square feet of neighborhood commercial uses on the Dublin Ranch West property, which is an insignificant amount in the City's overall neighborhood commercial square footage. The neighborhood commercial uses on Dublin Ranch West are a portion of the Tassajara Village Center subarea. Originally envisioned as a higher density, socially active center at the intersection of Tassajara Road and Fallon Road, it has become apparent that this concept is not feasible for many reasons.. As noted above, the majority of the overall Tassajara Village Center higher residential uses and neighborhood commercial uses fall within the Tassajara Creek and tributary creek corridors. Additionally, the intersection and alignments of Tassajara and Fallon Roads have been redesigned from the East Dublin Specific Plan per a recently approved precise alignment study. These realignments, in addition to the creek corridors, make any relocation of the Tassajara Village Center impracticable. Finally, as noted earlier, the City Council has directed that the Village Center concept be eliminated due to the environmental and design problems associated with this feature. For these reasons, it is proposed to eliminate the neighborhood commercial use and redesignate it as open space, permitting it to become part of the stream corridor system. 4. A small portion of low density residential designated lands in the southern portion of the property will be rezoned to allow a neighborhood park. This parcel is too small to be a stand alone low density project. The Dublin City Council held a public workshop on October 5, 2004 to discuss various issues regarding the Dublin Ranch West project, including reviewing and evaluating four plans that looked at different locations and sizes of neighborhood parks on or near the project site. The Council selected Option Four, which provided 7.66 acres of neighborhood park on site, and 1.04 acres of neighborhood park that would be located on an adjacent development parcel because "it would serve the different needs of the community". Additionally, 1.2 acres of land was set aside on the project site that could be utilized as either public/semi- public or neighborhood park uses. The Council accepted the fact that neighborhood park acreage could be moved off site if need be. Page 2 General Plan/Speciftc Plan Amendment Project Description I• • Dublin Ranch West Annexation Area • January, 2005 5. The Dublin Unified School District has determined that the elementary school in this area is not needed as an educational facility and has relinquished the site. Furthermore, the City Council has concurred with this finding. Because of this, the site will be redesignated to Medium High Density residential. 6. The southerly Medium Density Residential parcel in the "panhandle" area adjacent to Tassajara Road will be redesignated to PD Public/Semi-Public and PD Neighborhood Park, while additional areas in the panhandle will be redesignated PD Open Space. As noted previously, the Council reviewed four park options for the site, and selected the plan that located and straddled a neighborhood park and public/semi-public uses across Tassajara Creek as the Council felt this option best fit the needs of the community. 7. The western Neighborhood Park will be redesignated to PD Medium Density Residential as the park is being relocated per Council directive. PD Medium Density Residential was selected as the appropriate new use as residential uses are being usurped by the new park location, and because the adjacent neighborhood is the same residential density. c. How will the General P1anlSpecific Plan Amendment benefit the City of Dublin. 1. Proposed land use revisions will create a community that is compatible with existing site conditions. These amendments will enhance the natural environment by preserving hillsides, creek channels and corridors, and protecting certain animal and plant species by providing natural open areas. 2. Proposed land uses are designed in a more appropriate pattern to relate to existing site conditions and environmental constraints. The project is more sensitive and functional because of this. 3. The project's developed area is more compact, preserving more acres of land in a natural condition. 4. By relocating and splitting the neighborhood park, these facilities will better serve the residents of both the project and surrounding neighborhoods. 5. As well as providing additional open lands, there will be an increased physical and visual continuation of open space uses along the creek corridor system. This is especially important as this is a significant environmental resource and Tassajara Road is a designated scenic corridor. 7. The proposed plan improves the planning process as land use designations are based upon more accurate and current topographic maps and environmental surveys to determine the actual limits and impacts of development. 8. The project creates a range of housing opportunities. Page 3 General Plan/Specific Plan Amendment Project Description I• • Dublin Ranch West Annexation Area • January, 2005 d. Address each element of the General Plan and policy of an applicable Specific Plan of the City of Dublin and describe how each element/policy will be affected by the proposed amendment. General Plan Elements: Land Use Revises and adjusts land use designations within project area. Eliminates the Tassajara Village Center concept and Neighborhood Commercial, Neighborhood Square, and Elementary School uses. Provides housing closer to city center and other high activity areas. Increases Open Space designated lands. Increases housing diversity and opportunities. Adds Public/Semi-Public uses. Open Space Continues preservation of permanent open space and natural resource policies. Provides additional recreational and natural open space opportunities. Environmental Resources Management-Conservation Protects and creates riparian vegetation within creek and tributary corridors. Preserves environmental resources. Preserves and enhances aesthetic resources. Increases and provides passive recreational uses. Eastern Dublin Specific Plan Policies: Policy 4-1.• Maintain a reasonable balance in residential and employment-generating land uses by adhering to the distribution of land uses depicted in Figure 4-1, Land Use Map. Proposed land uses are generally those depicted in Figure 4-1, with the exception of those uses noted above. These changes are due to the environmentally incompatible location of these designations in the Specific Plan, requiring them to be eliminated, and by direction provided by the City Council. Current site conditions and the Tassajara Road realignment do not permit the relocation or reconfiguration of these uses on the Dublin Ranch West site. The loss of this Neighborhood Commercial designated area, approximately 10,500 square feet, is not significant enough to affect the jobs/housing balance of the City or Tri-Valley area. Policy 4-S: Concentrate residential development in the less environmentally constrained portions of the plan area, and encourage cluster development as a method of reducing or avoiding impact to constrained or environmentally sensitive area. Also consider the use of Transfer of Development Rights (TDR's) in areas designated as Rural Residential/Agriculture- or Open Space. This plan proposes the concentration of residential development from more environmentally constrained areas to less environmentally constrained areas. Lands not reserved for residential or public uses will be rezoned to Open Space or Parks. Page 4 General PIanlSpecifc Plan Amendment Project Description ~~ ~~ '~ ~ Dublin Ranch West Annexation Area • January, 2005 Policy 4-13: Encourage the development of neighborhood-serving retail and service uses in the "Village Centers " in order to reduce daily vehicle trips, and contribute to the identity and character of the outlying residential areas. As noted above, the Neighborhood Commercial uses depicted on the Dublin Ranch West site in the Specific Plan are not feasible. However,. other General and Neighborhood Commercial uses are located nearby (within approximately 1.25 miles). These sites are located between the freeway and the proposed project along Tassajara Road for easy and convenient access, so the goal of reduced daily vehicle trips can still be met. The identity and character of the outlying residential areas are still created through the preservation of open space areas and views, varied architectural styles, the provision of parks and trails,. and so forth. Policy 6-1: Establish a continuous open space network that integrates large natural open space areas, stream corridors, and developed parks and recreation areas. The elimination of various development uses designated on and within the Tassajara Creek corridor will reinforce the provision and preservation of a continuous open space and park network and corridor through Eastern Dublin and the City as a whole. The Neighborhood Parks will integrate and tie together various open space uses into a cohesive whole by physically and visually enlarging the open space network. Policy 6-2: Locate development so that large, continuous open space areas/corridors are preserved. Avoid creating open space islands. Encourage single loaded streets in areas adjacent to open space, rural residential, and agricultural lands. See above comments to Policy 6-l. Single loaded streets are provided along the creek corridor open space area. Policy 6-9: Natural stream corridors, ponds, springs, seeps, and wetland areas, as shown in Figure 6.2, shall be preserved wherever possible... See above comments to Policy 6-1. Policy 6-10: Riparian and wetland areas shall be.incorporated into greenbelt and open space areas as a means of preserving their hydrologic and habitat value... See above comments to Policy 6-1. e. Describe how the proposal will be compatible with surrounding land uses, enhance the development of the general area, and create an attractive and safe environment. Dublin Ranch West is located adjacent to the current city limits of the City of Dublin and is within the East Dublin Specific Plan area. The Specific Plan area comprises 3,300 acres of land planned as a mixed-use community that will be a vital, self-sustaining urban environment where people can live, work, play and interact in a manner that fosters a sense of community. The project area is generally adjacent to and west of Tassajara Road. The property is bordered on the south by a firewood sales site and EBRPD trailhead staging area. Tassajara Road and other approved and proposed residential, educational, and open space projects are to the east, the Alameda County line and rural residential uses are to the north, and Parks RTFA is to the west, which is used for reserve forces training. Page S General Plan/Specific Plan Amendment Project Description I~ Dublin Ranch West Annexation Area • January. 2005 The proposed Project adheres to the General Plan's and the Eastern Dublin Specific Plan's goals and policies. Designated land uses are followed where environmentally feasible, are consistent with the Specific Plan's Land Use Plan, and will be compatible with the surrounding properties as the area develops. The planned mixture of residential, open space, and park uses will be compatible with the surrounding uses of Eastern Dublin as they come to fruition. These uses will naturally blend with the neighboring developments, to create a livable and cohesive community. The Tassajara Creek corridor defined on the Lin property is comprised of two areas, the Tassajara Creek Management Zone which is generally the creekbed and the area between the top of banks, and accounting for approximately 38 acres, and the Private Open Space/Conservation Area which is generally the area between the top of banks and a minimum of a 100' setback from the top of banks, and accounting for approximately 22 acres. Aland trust will maintain the former, while a HOA or the same land trust will maintain the latter. The conservation area has been approved for mitigating environmental impacts to earlier phases of Dublin Ranch and is a permanent easement that underwent appropriate environmental assessment. While the approximately 60 acre overall conservation area is discussed and accounted for in these development applications for the GP/SPA, rezoning, and other planning entitlements, it is not part of this specific project. Only those potential impacts associated with the actual development application, including creek crossings, water quantity swales, and paths, that fall within with the conservation area are studied under CEQA for this application. The development concept for the property strives to emphasize the natural beauty of the site by creating a community that blends naturally into the existing environment. The current Development Plan includes low, medium, and medium-high density units, a neighborhood park, public/semi-public, and open space which preserves the significant natural features of the site. Refer to the Stage 1 PD application for greater detail. The chart below indicates the proposed land uses and densities for the project as compared to the approved land uses presented in the Eastern Dublin Specific Plan. Page 6 General Plan/Specific Plan Amendment Project Description • Dublin Ranch West Annexation Area • January. 2005 Dublin Ranch West Proposed General Plan /East Dublin Specific Plan Amendment Land Use Plan Existing General Plan/ East Dublin Specific Plan Land Use Plan Gross Acres Density Range Mid-point Density Gross Acres Density Range Mid- point Density Low Densi Residential 18.8 16-112 du 75 du 20.0 18-120 du 80 du Medium Densi Residential 54.6 333-764 du 546 du 64.1 391-897 du 641 du Medium Hi h Densi Residential 20.1 283-503 du 402 du 4.8 67-120 du 96 du Nei borhood Park 8.8 N/A N/A 11.8 N/A N/A Nei hborhood S uare 0.0 N/A N/A 2.8 N/A N/A en S ace 79.9 N/A N/A 70.1 N/A N/A Elements School 0 N/A N/A 9.7 N/A N/A Nei hborhood Commercial OA N/A N/A 0.8 8,712-20,906 sf 10,454 sf Public/Semi-Public 1.9 N/A 19,863 sf 0.0 N/A N/A TOTAL 284.1 632-1,379 du 1,023 du 19,863 sf 184.1 476-1,137 du 8,712-20,906 sf 817 du 10,454 sf The Tassajara Creek open space area serves as a focal point for the neighborhoods within the project area and for the City in general. This corridor will function as a linear pedestrian, bicycle, and equestrian circulation route connecting neighborhoods, parks, schools and surrounding open space. In addition, this open space will maintain and provide for wildlife passage. Tassajara Creek and its tributaries will be cleared of as much abandoned farm equipment and debris as is practical, cattle have been excluded, and disturbed areas will be revegetated. f. Discuss the physical suitability of the site for the type and intensity of the land uses proposed. The project site is physically suitable for the type and intensity of residential development proposed. An open space corridor has been created to buffer and protect Tassajara Creek. The proposed densities of the project are consistent with those approved in the Eastern Dublin Specific Plan. Development patterns outlined in the General Plan and the Eastern Dublin Specific Plan concentrate higher density uses in the lowlands near Tassajara Creek with asingle-family neighborhood in the northwest corner of the property. The current proposal mimics these arrangements wherever possible while eliminating those land uses that fall directly within the Tassajara Creek corridor. The majority of the Dublin Ranch West property is mildly sloping, with slopes of less than 30%. As the property extends west beyond Tassajara Creek, the ground elevates into rolling hills where some 30% slopes begin to appear and sporadically continue to the western boundary. A preliminary geologic and geotechnical investigation of the project area, undertaken by Berlogar Geotechnical Consultants in Qctober 2001, concluded that the site is suitable for the development intended. Page 7 General Plan/Specific Plan Amendment Project Description • Dublin Ranch West Annexation Area • January. 2005 Amore detailed "design level" geotechnical report was completed July 25, 2002. Based. on the initial findings of this document and other investigations, it was determined that the project site is not located within a "Special Studies Zone" for active faults as defined by the State of California (1982) and that no fault zones exist on site. Additionally, investigations have been completed regarding the creek bank's stability, which support a 100' setback from top of bank as being adequate. Furthermore, the Federal Emergency Management Agency (FEMA) firm map community panel No.060705 0002 B (dated Revised Novemberl, 2002) and No. 060001 O115C (dated Revised September 17, 1997) indicate that flood waters are retained within the stream corridor, and that there is no flood hazard to the developable property. Parks RTFA is recognized as a noise source that may affect areas of the East Dublin Specific Plan area and existing portions of the City. The City has addressed this type of noise source previously by requiring that homebuilders provide noise disclosure statements to potential homebuyers. g. The potential of the property where the project is proposed located to contain a hazardous waste and substances site (pursuant to Government Code Section 65962.5). Eckland Consultants conducted a Phase 1 environmental site assessment of the project area in July of 2001 to investigate on-site hazardous wastes or substances. Eckland's assessment indicates that the property is not known to be on a hazardous waste or substance area list. The study concluded that the. property has a low likelihood that any hazardous or toxic substances exist on the site. It was suggested that prior to demolition, asbestos and lead-based paint surveys be implemented on the existing structures as required by code, that debris be removed from the site, and that existing septic and leach field systems should be pumped out and removed. Page 8 General Plan/Specific Plan Amendment Project Description • • ~ ~' r,;'. NP--~. 4x2 9 oss r~:`:: \ Existing General Plan /East Dublin. Specific Plan Land Use Plan UNITED STATES OF AMERICA P/SP ~~~^ ~ SomPs LML ENGINEERING•UdID PL4NNING•lANO SURVEYING ~,..~''~~- -^ Plrosanton, G (925) - 225-0690 ,/ r 2-2E-2005 08:21:54 dlato P:\16034-40\ptonning\2001wcllis\Annex\p-gp_spoRwB.dwg ~ ~~' ,E~EAx.~ '~x HONES ~. L '/ OS tGG ,! M ~r~~ OS KOBOLD M SHEA HOMES/ MSSH DUBLIN DEYELOPMENT LLC. Note: The 6P/SP Amendment only affects the Dublin Ranch West parcel. No other changes are proposed to other properties. • P,RA HOLLER VA MHS~ ~ `/ /~~ MH, i ~ 1 jPEAK~ ; 1 HONES -RPEDY -~i ~' I ~ -L ~' ~ ,'i / I ~~; MH s i. `~ ~~RAGG ~ M M //~~ ~~ ', os ~-- RRA NIELSEN Potewdal Roadwa Coaeexdoo to -Taasaiare Rand ~ ` QUARRY LANE SCHOOL I Ko ___._„ 1 \ 3 v,~ t : ~ QS „~ KOBOLD .t P/5P-~ M Sµ . ~~,;I I ~j I SHEA HOMES/ ~ MSSH DUBLIN ,`~ ~' ,t DEVELOPMENT LLC. ~ ~` „ i i _--- --f CYC N O R T H EBRPD 0' 3D0 60p~ 1200 Proposed General Plan /East Dublin Specific Plan Amendment Land Use Plan Dublin Ranch West Annexation Area General Plan/Specific Plan Amendment Exhibit January, 2005 16034-40 Agnculture HOUR' e~~ r~.~ -~~~ LIN ~~ i I~ -,,, P1SP t ~ ! ; , y UNTTED SPATES I" ~ ss, OF AMERICA , ~ ~~ ~~ ~.~ ~ ~`.;~ 169~e - \ ~ :{ ~~I?~ . ,- a5 ~H u,~ y ~ ., zl e. BOtJN ARY `~' 9" ,zalxaegms E ~~ ~ ~ I- os r P \~ ', i UNITED STATES OF AMERICA ~ % ~` P/SP ~ ;' LEGEND OS Open Space MH Medium High Density Residentiol M Medium Density Residential L Low Density Residential RRA Rurol Residential/Agriculture NP Neighborhood Pork NC Neighborhood Commercial NS Neighborhood Square ES Elementory School P/SP Public/Semi-Public Land Use Summary Table Existing General Plan/ East Proposed General Plan/Fast Dublin 5pecdu; Plan Amendment Dublin 5peailc Pbn Land Use Plan land Use Pbn Lind Use Grave Midpwat Densely row Mdpowt DemAy kres Dens Acres Drnsity Ln'Dubl n Parch West s ~e nay tesdes[ul 20.0 80 I&f20 188 75 16-112 N+ed•,•De,r~tyReseernw 64.1 641 391897 54.6 546 333-764 1Aebm nga o<nHty ResldewW 4.8 96 67120 20.1 402 283-503 Ne gabuMOOd Park I I.8 .-_ .. 8 B -._ _-- NegFbo~oodSgwrc 2.B --- -- --- -- --- Open Space 70.1 -- ---- 79.9 -- --- Elem,mtarvscnod 9.7 -- .... .._ .- .--. Nng6ornaoe Commeraw 0.8 10,454 8,712-20,900 .- .- ...- PobaaSem~RVbIK --- --- ---- 1.9 19,863 19,863 G 184.1 817 du 476-1,137 184.1 1,023 du 632-1,379 du 10,454 sl 8,712-20,908 19,863 sf 19,863 sl Dublin General Plan Amendment Dublin Ranch West Annexation Area Project Application PA 02-028 Page 8, Eastern Extended Planning Area (East of Camp Parks-See Figure 1-la)* Residential categories Residential: Single-family, Residential: Medium Density, Residential: Medium High Density, and Residential: High, and Combination classification: Medium-High Density Residential and Retail/Office are missing. These categories should be copied over from the Primary Planning Area (West of Camp Parks- See Figure 1-la) with the exception of Residential: High which is not a category in that section. For Residential: High, insert the following: Residential: High Density (25.1 units and above per gross residential. acre). Residential units in this density range will be all attached. Housing types include condominiums, townhouses, apartments, and flats, and can be either for-sale or rental. These projects typically incorporate tuck-under or under-structure parking and may have three or more living levels. Assumed household size is two persons per unit. Figure 1-la Amend City boundary and revise land use plan per Stage 1 PD proposal. Figure 1-2 Correct City boundary; and delete Tassajara Creek Regional Park,. as is in error. Figure 1-4 Amend City limits. Chapter 2 EASTERN DUBLIN EXTENDED PLANNING AREA First paragraph:...The Eastern Extended Planning Area is projected to build out over the next 30-40 years, adding roughly 13,930 new housing units to the City. Buildout is projected to increase the City's population by approximately 3z?--508 32,905 people and add?8,1-08.28.077new jobs. P:\16034-0Obffice~Submittals\EDSP-GP Amendment\GPA-Wallis.doc • L • Table 2-l: TABLE 2.1**_ LAND USE SUMMARY: EASTERN DUBLIN GENERAL PLAN AMENDMENT AREA Classification Acres Intensity*** Units Factor Yield RESIDENTIAL Du's/acre Du's Persons/du Population High Density 69.9 35 2,447 2.0 4,894 Medium-High Density ~2-34:0149 ~* 20 2;6~10~~ 2.0 5,368 2Z2 Medium-Density 5* 10 "x;080 4~$~ 2.0 I11;160 920 Single Family -~00"i 6 QL 41,4* 4 4~t110~~Q~ 3.2 -1-2;83312 6 Rural Residential 842.5 .Ol 8 3.2 25 TOTAL 2;+47.02~1~ 445 4~4J1 ~27233~6.ZZ COMMERCL~L Acres Floor Area Ratio (Gross) Square Feet (millions) Square Feet /Employee Jobs General Commercial 316.84 .35/.25 3.889 510 7,625 Neighborhood Commercial 69:7068.9* .35/.30 8026$ 490 ~00U191Z Campus Office 189.36 .751.35 3.052 260 11,739 Industrial Park 125.80 .25 1.370 590 2,322 TOTAL: 711-1:70ZQ0.2 929:E2.2.72 2~;686ZJ.,~ PARKS AND PUBLIC RECREATION City Park 56.3 1 parks Community Park 140.6 2 parks Neighborhood Park 62~59.2* 409_ parks Neighborhood Square 43:31Q,~ 7fe parks TOTAL: 2'~2-:4266.6* 281$ parks OPEN SPACE 44=6454 4 PUBLIC/SEMI-PUBLIC PublidSemi-Public 40.1.01022 .25 1-:t1481.12_Q 590 1.;864 $~2 Schools Elementary School ---?4:1~4.~*_ ~6_ schools`"= Junior High School 25.2 1 school High School 0 0 school School Subtotal 9389.6 8 schools TOTAL: ,rt~~.z192.5 TRANSIT CENTER ('T'otal) 90.7 - Campus Office (including ancilla retail 38.3 - High-Density Residential 31.5 - Park 12.2 - Public/Semi-Public (Transit- Related) 8 7 GRAND TOTAL 4,266.7 llubtin kanch West revisions February "L00~ Der Cienerat PlanlSpectTtc Ylan Amendment YAUZ-uts. `tTable 2.1 appears as Table " 2A" in the Eastern Dublin GPA. It was relabeled herein for formatting purposes. ~`~Numbers represent amid-range considered reasonable given the permitted density range. ~` °Partial school sites represent sites that lie partially outside the Specific Plan area, but within the Eastern Dublin General Plan Amendment area. P:V6034-0Obffice\Submittals\EDSP-GP Amendment\GPA-Wallis.doc Section 4.4 Delete last two sentences of first paragraph. Section 5.1.1 RESIDENTIAL STREETS Right-of--way ~-~' 46' Cul-cle-sacs Curb to curb- X4-36' Right-of-way- X8-46' minimum The length of cul-de=sacs shall not exceed 698-1 000 feet. • Chapter 7 Environmental Resources Management, Conservation Element Page 58, Eastern Extended Planning Area Revise text to state that the majority of the lands are not in Williamson Act contracts. Appendix A Add this project to list of Amendments and Approvals: Dublin Ranch West Annexation Area, Resolution No., Date Adopted, and GP updated. P:\76034-40\office~Submittals\EDSP-GP AmendmenOGPA-Wallis.doc ~~ Lp ~R~ GEN ~ LIN DVB MAC AN SSE ~~ ~ L ~ ure L 1 ) er ~ ~ 20 (Frou~h peoemb 19 '~-~ ~~ 82 as amended th ~i ,. °'`, s~ ~ ~i ~ ~~ ~, x i• . d~ ASA ~cf ~" `o BA ~ parks ABierve Forcas MirtlnB Area (Came parksl ceu~„ o, ~.,m~i U.S piC~Yrmene ~,~r,ra P: 0 Western Extended Planning Area r'~~r and LaY ~~~ CMnd++a+ piraa~ NeNa e~^eb 2 e A vi ~ rr~adua"R'.n`rm ~~ ~Imi~ 1 a++i~ ~M~wM a1 ~ n1L„k4 ]Ildih NnlrN" ir1VR . fae ~rt~~FL'y A°ralX"°ie~ IMrx"b ~,rmw~ ~~~ i +~ .~ ryµMb rma~ ~,e~+nd ~mm".a"'a~ 7m lwi~r ~~. ~r~ka< arCkrli~N' brw~~p1 NMI ~~ ~Ib~Ppp,iK°~i~!~iiKmid~~iad pMM{WkrdN~ ~~ir. ~~~~. ~a.MfNViiie'~ilaalMi iiaYaMt bt',M'~ m~ ~(;~iMW wairF ~~~ixhUS(~ fennel Pllr ~tSP nipi~l'~i"~~~n M~ibvdl+~M4+"° I(k do'°1~u.~Ja~nWNd a``~aM ~1411s~4ys`a5n~~--~ . aagnnal Dirt ~~~.pyplk piallHlas ~ 5amrmwrtXnad ~ Syr wqn ~. yqh $[IYA( ~ ~,pypk FidN~ P ~ 5~0 Porn} N~ aKnM~i a ii+i ~y ~rranav ~'" 'y Ntl0i0at1~ Pok ~ p„gbnal VaM Space '. ~ Y2xyn Coftkar _- p,Jlk ti~0i ~~•'. ._ _.•gy~yart !lam'-;'~.. ~9'~'""~~ a{ ~° 4 '~ Na a`~ yy ~.,a4 r~-~ ~' N ~~ (~m,~ t umV+O~e enE nu(a~~e Na~9 CRm„"' ~aNaN Olfloe ~' ^ ~~yrNi( ~ . Wpyy}aifuSN~ ~M~ yi%71M+prl~ and OutdoDr SIMNa ~~~~~~p~oc~rr ~~dy k,a Ratio omu MWrt~"•"' . Gem Ca*madcWUmous Oalm . mad USi (0.01 dd~K} 0.yrit Aes~antlNl~~ua eSrip Basb~ (0.tl1 •0.H fillif} . wW.O6~ilp BIn01a FY~N (O,S ~ }_B 0„Jic) _~W ~yatrtlil (0.0 ~ 6.0 N}%7 tDM WN" SvMa FamIM Qey~denda~ (0.9.6.0 daf arl ~~yBy AcsalM(U((6.1.11.O OUfKI m~p"~Y kallaera1a11u.1 ~ u.n ddul lgtle'~r agdar~ (y~'a x b~K, ~~- EitUdN PIBOf}rq kea Hai6darl s F~~ v~ae Biun~ ...-dNaO LNnR Ikc ~aiurdan ,^. Wapem hRr~ ~p0~ C. _..,_~ • • • • ~~~ ~S'aarea influence ~ , "~ Ex#ent~d Piann~g, Area }3' Urban Lana us<a may be approved for areas beyond the Deveopmeat Elevation Cap only whin I ( land use information is ava~7aMe wvaiug the potential impacts associated with aaaaa! resomca, public health and safety, visually sensitive resources, lbologicaity sensitive habitat areas, ~, future land user and atha issues, as miewed through a Gcnaal Plan Rural ResidentiaUAgriculture ~~ C. A new specific plea or amwdmatt to the ettistiag Eaataa Dublin Specific Pfau wd1 be rcQuittd ....~.. • • • • • • • before any urban develo u :: ~ ~ : ' Pl1bIIC ~c1t1(13 i~ ~ for those areas outside the Development Elevation • ' •::. ~ . Cap not eovaed by the present Spatific Plan. The Specific Plan(s) shall include »ewpoGaa and anion programs which fnrtha the goals and ptilitaes of the General Plan and are designed specificath' for the Eastern F.xxnded Plasmag Area. Amended November 2004 D. Developnxat of property wlth as approved urban land use designation under the Eastern Dublin Specific Plan that is lotmed both blow and above the Development Elevation Cap may be considered consistent with the Devdoptnem Elevation Cap so long as all other applicable General Plan, Specifie Pisa and other development policies are complied with. Page 14 Figure 1-2 Dublin Ger~ral Plan • ent ~~e~a~t°_n-~G~~ a~~etoP ~Ex~end~ ~~,~tern Ame~~ November 2C Legend ~~ ~ 8py~ce o~ ~ , _.... gpBP Bm ~~ ~ 1-~" e. Ares G~-~.'' ~o' t ~M~ SCE e 1-~ Fly' pgge 15 i • • Eastern Dublin Specific Plan Amendment Dublin Ranch Annexation Area Project Application PA 02-028 L' The following are proposed amendments to the Eastern Dublin Specific Plan as part of PA 02-028: CHAPTER 2: PLANNING AREA DESCRIPTION 2.3 Ownership Patterns Ownership patterns in the planning area are shown in Figure 2.4. There are 444 recorded parcels in the planning area, which are owned by X5-27 different landowners. Landowners' names and size of holdings are listed in Figure 2.4. Ownership holdings range in size from 1.5 ?~ acres to 1,251 acres. This figure illustrates only the original parcels prior to their being subdivided. Figure 2.4 Revise map to update ownership list and add missing property owners (Bragg and Sperfslage). CHAPTER 3: SUMMARY 3.3.3 Land Use Categories Residential First paragraph:...a total of -1~-Sf~12.496 housing units... Commercial First paragraph:...accommodate approximately 10~-million square feet of new commercial space. 3.4.1 Streets and Highways Second paragraph:_ . Fallon Road will merge with Tassaiara Road and become a single through route into Contra Costa County. 3.6 Community Design Add to end of fifth paragraph: Althou the East Dublin Specific Plan envisions a social and mixed use core at the Tassaiara Village Center e_x__isting topographical and environmental conditions limit the viability of this plan concept Therefore the Tassaiara Village Center as originally envisioned is infeasible P:\16034-40\office\Submittals\EDSP-GP Amendment\EDSPAl-13-OS.doc • ~ ~ 3.7.1 Ei~hte new schools (five ~ elementary-; 2 intermediate; 1 senior high) are provided by the Specific Plan. Approximately 1.300 acres 1L4ast of,t~t~ir-mot eastern Dublin currently lies within the Livermore Valley Joint ^~~*~~~'° *"°'~~~'~'~~~ Unified School District but is expected to be detached from that district and attached to the Dublin nified School District prior to any development taking place within the area. ~, CHAPTER 4: LAND USE 4.1 Purpose Second paragraph: ... buildout of the planning area would generate approximately ~~ 28,526 new residents,-1-?4312.767 new dwelling units, and 2.9;4429.646 jobs. P:\ ] 6034-40\office\Submittals\EDSP-GP Amendment\EDSPA 1-13-OS.doc • • Table 4.1 Adjust table to reflect the Dublin Ranch West Annexation Area proposal. TABLE 4.1 EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY Land Use Description LAND AREA DENSITY YIELD C O MMERCIAL/INDUSTRIAL General Commercial 325.74 acres .25-.35 FAR 3.783 MSF Nei hborhood Commercial 73_k2.g0* acres .30-.35 FAR 1.93-1-O.~MSF Cam us Office 192.66 acres .35-.75 FAR 3.730 MSF Industrial Park 72.4Q acres .25 FAR .788 MSF Subtotal 664:4 ~9-149.2.1 MSF RESH)ENTIAL Hi h Densi 68.2 acres 35 du/ac 2,387 du Medium Hi h Densit -I-3-3:4148.7 acres` 20 du/ac 2-;6-3-"~2 74 du Medium Densit 4~3:$464~ acres* 10 du/ac =~38-4 du Sin le Famil 6232 11 acres* 4 du/ac ?49-3-2488. du Rural ResidentiaUA ic. 410.8 acres .O1 du/ac 4 du Subtotal I~A9:51,714.1 l-~~A9- du PUBLIC/SEMI-PUBLIC Public/Semi-Public 9F~398.2 acres* .24 FAR -1:(-~9-~.~7 MSF SCHOOLS Elements School 6~is2-2 acres* 85.5 schools Junior Hi h School 35.9 acres 1.8 schools Subtotal I8-~~59~,$ PARKS AND OPEN SPACE Ci Park 56.3 acres 1 ark Community Park 126.7 acres 2 arks Neighborhood Park 4342.2 acres* ~f arks Nei hborhood S uare -13-310.5 acres* 7-6 arks Subtotal 241:5235.7 acres ~-1.~ arks O en S ace 436446.7 acres* TOTAL LAND AREA 3,254.1 acres * Dublin RattGh West revisions. Febru~ 2005~Der Gen~l Plan/S ifi P ~r~Ameodment PA02=0~&. P-\16034-40bftice\Submittals\EDSP-GP Amendment\EDSPAI-I3-OS.doc • • 4.4.1 LOCATION AND DIVERSITY First paragraph -The Eastern Dublin Specific Plan designates -1;(~approximately 1,703 acres with a wide range of residential..... Table 4.2- Modify figures in this table to reflect the Dublin Ranch West Annexation Area proposal. TABLE 4.2 EASTERN DUBLIN SPECIFIC PLAN POPULATION AND EMPLOYMENT SUMMARY Land Use Desi ation Develo ment S Ft/Em loyees Persons/d.u. Po ueation Commercial k~-1-1.020 General Commercial 3.365 MSF 510 6,598 Nei hborhood Commercial 1.021 MSF 490 ~-1-942 081 Campus Office 4.625 MSF 260 17,787 Industrial Park 0.719 MSF 590 1,218 Public/Semi Public 1.849-027 MSF 590 1,740 TOTAL: 4~-811.777 MSF 2-3;48429 24 Residential Hi h Densit 2,387 2.0 4,774 Medium High Density ~~2.974 2.0 X45 948 Medium Density 4~?34,643 2.0 99,286 Sin le Family ''~2 488 3.2 ~-,~4 Rural Residential/Agric. 4 3.2 13 TOTAL: J-~343 2 4 ~~~ TABLE 4.3 CITY OF DUBLIN PROJECTED JOBS/HOUSING BALANCE PLANNED Dwelling Jobs Employed Balance Ratio AREA Units Residentst Existing City of 7,100 12,210 12,000 -210 1.02:1.0 Dublin° Eastern Dublin - ~34~12,496 ~48429.424 -1-9~9H2O,244 -~48~8-9.180 -1-43~~-91.4:51.0 S ecific Plan Area Total -1-9;44~~ 49441 3 :34a99~ -9;€38-2~Q 1.~8~2Q:1.0 t Projections assume a ratio of 1.62 employed residents per household based on ABAG;s Projections '90. z The "balance" refers to the number of employed residents in relation to the number of jobs (i.e., a positive number means there re more employed residents than jobs). 3 Ratio of jobs to employed residents. 4 Taken from ABAG's Projections '90. P:\16034-40bffice\Submittals\EDSP-GP Amendment\EDSPAI-I3-OS.doc • 4.9 PLANNING SUBAREAS 4.9.5 VILLAGE CENTERS LAND USE CONCEPT At the end of the first paragraph, add: Although the East Dublin Srecific Plan envisions a social and mixed use core at the Tassaiara Village Center existing toro~rarhical and environmental conditions limit the viability of this elan concert Therefore the Tassaiara Village Center as originally envisioned is infeasible. Table 4.8 Revise this table as shown. TABLE 4.8 TASSAJARA VILLAGE CENTER SUBAREA DEVELOPMENT POTENTIAL Designation Acres Density DEVELOPMENT POTENTIAL Nei hborhood Commercial ~:-Ei7.8 .30 FAR ~-1=?.102 msf Medium Hi Density Residential ?'7~-22.3 20 du/ac ~-446 du Medium Density Residential ~?:A29.6 10 du/ac ~-296 du Sin le Famil Residential 17.6 4 du/ac 70 du Residential Subtotal ~37~ l,~? 1~2 du O en S ace -1~-1-2.0 -- -- ` 1P' `"''~~`~ Park/O en S ace Subtotal =?~:-~2~ -- 2 arks ~~o,ro„+,,,.., c,.t,,, i ~$ Total ~4-2~~ -- :l-I3.1~22 msf commercial y ,~$1.~ du 2 parks 1 elementar school P:116034-40\office\Submittals\EDSP-GP Amendment\EDSPAI-I3-OS.doc • Table 4.10 Revise table to reflect the elimination of Dublin Ranch West (Lin property only) from Tassajara Village and its uses included into Foothill Residential. TABLE 4.10 FOOTHILL RESIDENTIAL SUBAREA DEVELOPMENT POTENTIAL Designation Acres Density DEVELOPMENT POTENTIAL Medium High Density 20.1 20 du/ac 402 du Residential Medium Density Residential ~'?6~238.1 10 du/ac ?~-f2~~_1_ du Sin le Family Residential 505.8 4 du/ac 2,023 du Rural Residential 410.8 .O1 du/ac 4 du Residential Subtotal ~-~-4~'~1 1 484 du O en S ace ~-31:4360.2 -- -- Community Park 46.1 -- 1 nark Nei hborhood Park X25.3 -- 3-4Yparks Park/Open Space Subtotal -- ~~parks Elementary School 16.1 -- 2 schools Junior High School 21.4 -- 1 school Hi School 55.3 -- 1 school School Subtotal 92.8 -- 4 schools Public/Semi-Public 1 ~ 0.24 FAR 1 -- 4,~-34~ du Total 1 1 4-sparks 4 schools Figures 4.1 and 4.2 - Maps revised to reflect proposed Dublin Ranch West land uses and related features. CHAPTER 5: TRAFFIC AND CIRCULATION Program SA Reside~itial Streets LOCAL RESIDENTIAL Add: Right-of--way: 46' or 56' with separated sidewalks (replacing 52') Cul-de-sacs Add: Right-of--way: 46' with monolithic sidewalks Program SC- Tassajara Creek Trail Revise last sentence as: There should be a buffer with an approximate minimum width of 100 feet between the t-ra~l-top of bank and nearby development. P:\16034-40\office\Submittals\EDSP-GP Amendment\EDSPAl-13-OS.doc • • 5.5.2 Bicycle Parking Requirements Action Program: Bicycle Circulation Bike Path: r'+a~rEt~~l~e-p~tk-Aural-lel-to-th,, T ~ ~~'• ~ ~'r®~k:Reauire the trail alone Tassaiara Creek to be a multi-use trail shared by pedestrians and bicyclists. Bike Lanes: Add to end of sentence: or provided off street on a shared multi-use trail with ity approval for safety reasons. CHAPTER 6: RESOURCE MANAGEMENT 6.2 OPEN SPACE 6.2.4 OWNERSHIP AND MAINTENANCE From the standpoint of resource protection, it is preferable that undeveloped Rural Residential lands be assembled into a contiguous whole that can the be managed an maintained by an agency with experience in open space management such as the East Bay Regional Park District (EBRPD). The land could be dedicated to an agency or remain under private ownership, and management responsibilities contracted to an outside agency or deeded in a conservation easement to an organization with experience managing open space for natural resource protection. Program 6B: The City should explore options for ownership and management of areas set aside as open space. De ending on the puraose of the open space, o9wnership of these areas by public agencies, such as the East Bay Regional Park District, is usually preferred. In particular, the City should encourage East Bay Regional Park District to accept ownership of the Tassajara Creek open space trail corridor. The Ceity should also work with the Park District to develop guidelines for management and uses in recreational open space areas. If the puroose of the open space is natural resource protection, ag_ envies or_organzations with experience in such preserves. would be preferred. Policy 6-ll : All stream corridors, as shown in Figure 6.2, shall be managed to encourage revegetatQefl with native plant species to enhance their natural appearance and improve habitat values. Active rRevegetation must be implemented by a professional revegetation/restoration specialist. Habitat management should be overseen by a restoration ecologist. P:\ 16034-40\office\Submittals\EDSP-GP AmendmentlEDSPA 1-i 3-OS.doc • • 6.3.2 BIOLOGICAL RESOURCES Previously developed and nxeviously cultivated annual grasslands occupy the majority of the planning area. Because of their history of disturbance, these areas generally have few if any remaining native plant species associated with them, and have low habitat value. Annual grassland is by far the next-most dominant habitat type-based-ert-~re~. However, this habitat is generally degraded by overgrazing and now consists of primarily introduced annual and perennials, and few native species. This habitat, which has been displaced by > agricultural activities and current development in the lower elevations and flat plain areas, is now found primarily on the sides and ridge tops of the areas rolling hills. Program 6N: The use of rodenticides ^r~' "°••"~^~~'°° within the project area should be restricted to avoid impacts on wildlife. The City shall require any poisoning programs to be done in cooperation with and under supervision of the Alameda County Department of Agriculture. Herbicides should be used only selectively within the proiect area, should be carefully applied in accordance with the manufacture's instructions, and used only f_or_ c_o_ntrol ofnon-native nest plant species. RARE AND ENDANGERED SPECIES No rare or endangered »~species have been identified in the planning area-, ^'-~~~g,Tone rr°^~^' ~+^+~~^ plant, Congdon's taralant (Centronzadia parrvi ssp. Congdoniih found in the planning area ~e-is on the California Native Plant Society (CNPSI Inventory o Rare and Endangered Plants of California (1994). and categorized as CNPS 1B. ~^~~~,a ^^ *"° ^~*° However, ongdon's tarnlant is now known to occur more widely and in greater abundance than was previously known. a-A number of special_status wildlife species (i.e., species that are listed or proposed as threatened or endangered, or are otherwise of conservation concern b due to declining populations or threats to current populations) are known to occur in the planning area or the immediate vicinity, including the red-legged fro~,~federally listed as threatened). California tiger salamander (federally listed as threatened), western pond turtle, golden eagle, northern harrier, burrowing owl, ~ °^+ "'„°',°,.,,,,, ... °^+ ° ..~,+ .,a n,,,°,.,,;^„ ~,^ab°,- and others. Figures 6.2 and 6.3 shows many of the locations where such species have been observed e °~+°~ a„";„~~ +''° "~^'^~~~^^' • r* °~in the planning area. Most of the northern portion of the planning area also represents suitable foraging habitat for the federally endangered San Joaquin M~kit fox. ~r~However, no definitive confirmation of kit fox presence in the planning area has been found despite extensive surveys. Figure 6.1 -modify to show Project's change to parks and open space. Figures 6.2 and 6.3 -modify to show current environmental information on the Project site. Section 6.3.4 VISUAL RESOURCES TASSAJARA CREEK AND ~T~INTERMITTENT STREAMS In addition to the foothills, the key visual elements in the planning area are Tassajara Creek and the ether.--intermittent streams that flow through the area. P.\16034-40bffice\.Submittals\EDSP-GP Amendment\EDSPAI-I3-OS.doc • CHAPTER 7: COMMUNITY DESIGN Figure 7.28 Tassajara Village Concept Plan- Revise as illustrated. 7.3 FOOTHILL RESIDENTIAL SETBACKS add " or as approved by the Community Development Director" at end of the sentence. BUILDING TYPES ^ k}se-Encourase stepped foundations OPEN SPACE AND PUBLIC FACILITIES ^ On second bullet, add "or as approved by the Community Development Director." at end of sentence. ^ Revise third bullet as follows: Avoid lining open space corridors with private yard fences. Use walls or fences less than 4 feet high, slopes, berms, 6' tall oven/view fencing and vegetation masses to separate public open space from private yards. Figure 7.33: Add "or as approved by the Community Development Director." at end of sentence. 7.5 CIRCULATION SYSTEM 7.5.2 Streets RESIDENTIAL COLLECTOR ^ 12'-16' from curb line to right-of--way line includes 6' sidewalk and 6'-10, planting. ^ 10'-15'=landscape easement outside right-of--way RESIDENTIAL STREET ^ x-9-5' from curb line to ROW line includes 5' monolithic sidewalk ~H~' c' ri'^~*~•~^• Figure 7.49A Insert new street section being used for the project and is the City standard- street with monolithic sidewalks. P:\l6034-40\office\Submittals\EDSP-GP Amendment\EDSPAl-13-OS.doc • APPENDIX 3 The following tables were revised to remove the affected lands of Lin (Dublin Ranch West) from the Tassajara Village Center Subarea, and include them into the Foothill Residential Subarea. Tassa'ara Villa a Center Nei hborhood Commercial X7.8 .3 ~~-'~'~101 30 Medium Hi h Density Residential ~1-22.3 20 X446 Medium Densit Residential ~~-929.6 10 ~92~ Sin le Family Residential 17.6 4 70 Subtotal ~85:37~ 1019303-1~;38~ ~;1-3-3$12 9pe~S}~ace ' #13er#k ~-:3 Su-I~~et~l ~5:~ mow,®.,~_.,,.., c,.~,,.,,~ Total J-42:3 10~~-1-2-~-5 ~~$1~. Foothill Residential Medium Hi h Densit Residential 20.1 20 402 du Medium Density Residential ??~-1-238.1 10 ?~rf2.381 du Single Family Residential 505.8 4 2~}~-52,023 dU Rural Residential 410.8 .O1 4 du Subtotal 1,~-471 1 4 4,-329 4 810 du O en S ace 3~=1358.3 Communit Park 46.1 Neighborhood Park ~2~ Subtotal 48A~4 9.7 Elementary School 16.1 Junior High School 21.4 Hi h School 55.3 Public/Semi-Public 1.9 0.24 19.863 Total -K3~1~~_ .2_ 1= 4;3?84~ GRAND TOTAL 3,382.5 '' ~,~,'~13 584 ~1 2 P:\16034-40\office\Submittals\EDSP-GP Amendment\EDSPAI-I3-OS.doc APPENDIX 4 Modify the following table to reflect the proposed Dublin Ranch West changes in land use: Owner/l.,and Use f:'atel;oc•y Acres ensity Sq. Ft. units #1 CIIANG SU-O-LIN General Commercial 49.1 .25 534,699 Nei borhood Commercial 2.45 .3 3Fr,3~26 136 Cam us Office 39.4 .35 600,692 Hi h Densit Residential 7.0 35 245 Medium High Density -1135.2 20 X704 Residential Medium Density Residential ?0-1-9192.4 10 ?~9 Single Family Residential X295.8 4.0 '1.183 Rural Residential 170.5 .Ol 1 Communit Park 101.5 Nei borhood Park 1-Fi:813.8 Neighborhood Square 4:1.5 Element School X28.3 Hi h School 20.6 Public/Semi-Public 1.9 TOTAL 1,251.0 Add the following properties to Appendix 4 Table: Owner/Land Use Cate o Acres Density Sq.Ft. Units #26 BRAGG Medium Hi Density Residential 1.0 20 20 Nei hborhood Commercial .6 .30 FAR 7,841 TOTAL 1.6 7,841 Owner/Land Use Category Acres Density Sq.Ft. Units #27 SPERFSLAGE Medium Densit Residential 1.0 10 10 O en S ace 2.2 TOTAL 3.2 10 GRAND TOTAL 3,301.7 "n,ozZ~?^~O? 4 312 1-~-3-8512 P.\16034-40\office\Submittals\EDSP-GP Amendment\EDSPAI-I3-OS.doc • Program SA Residential Streets LOCAL RESIDENTIAL Add: Right-of--way: 46' or 56' with separated sidewalks (replacing 52') Cul-de-sacs Add: Right-of--way: 46' with monolithic sidewalks Program SC- Tassajara Creek Trail Revise last sentence as: There should be a buffer with an approximate minimum width of 100 feet between the ~r~il-top of bank and nearby development. 5.5.2 Bicycle Parking Requirements Action Program: Bicycle Circulation Bike Path: C„ ~,y*r"ct u'~i': *7 ~~ ~ * +~ T ~' °~ .Require the trail along ~. l/ V FJ CLI.I.L '.JLLL T.CLI G.I Tp'-L"1"1 Cd Ta sa'ara Creek to be a multi-use trail shared by pedestrians and bicvclists Bike Lanes: Add to end of sentence: or provided off street on a shared multi-use trail with itv approval for safety reasons. P:\16034-40\office\Submittals\EDSP-GP Amendment\EDSPAI-I3-OS.doc ~~ ,' ' ~~,,,,~ r. ,~~ , ~w~g~Snti~ , . . , ~..,,~' .. .x- ' ... ~. . ;_ ., , • , ~, .- ~ ., o ;. ^~ ,~ f ~ 12 • .~ ., ~ ~ ~ .: ; I spur ~• ." w,.\ ~ `., '~ `,~' A - ~. 2 7.93 ..; '~~';/` ~• j"',~ ~. .- .~ ~, ~~ "`''~~" 3 ~ 2,14 `". J o ,~ ,~ ~ ,.~-. . _ `~ ~ 61,$3 C' ' ~~, ~ ~~`,.. /' J ,,;.:~ '`' ^'M}1/M~y~-T~ '\.. ... a5 ' r•~~ ~ 5 ~~` Ins" S '~~ ~ '~ r - `,~\"``~ ,.-; `' - +_ ~ ~ : ~ ` °~.,. .,' ~" ~ ~' $ S~~a 100 ~,,~ .F ~ -~.:. .~ `..? ; ~ ...~ `~ `' ~ - 9 der 375 +~* A !~ ~t fr,~ f ( ` t-:~:v__" ~ \ i .fin ,; r ..i .1 ~ ~ /' ~ ~ ,r, ~,... ~,,~,"` ''• ` ... ' •\ ~!-: ~ « ~-. ., r GYBE ~ 1 272 ~,, ,.E .-r ~' ' ., ~~'' ~;> ; r __ -'' . ' ,s ~~ .~~ " ; ~' '•, park 9 ,' .' • ~ ;' ~;.- N - ,~% 19.1 ~I ~ ` 1 .. i . ~ ..."~ '~ -'! :'fAC) ~' i ~"/f \}\ •.~~J ~.\ ~ i , ~ ~ ~ ' ~' ...., ai•~~ ~ ,; i` yr.,.... \. N CJter~ 7 ,~.~ ;, ~ ~•. , ~ i ,~~ •~~ ~ ~~ ~ ,~ ~ ,~ , ~'~-- Al dca 1 ~' ~ . / • a ~~ r , r r ' ~ ~~ ~ . `~ >r . " 16 ~°~~ Slates p1 A~ $0,14 <w*•, '~ ."'~r` ~ • ~r ~ 4 pro`' /~' \ •..~ ,' ',. )~'...*~-. ~ , . w~ " ,'-~ ...--.~ 17 , ~,~;}gd nd ~~anY '~„ ~!'r ", r`~ '~- i•~ ,fir r~ ..~ 1$ V`~~• 2 - ~ ' ~'~ ,~`, ~ ~ '~ .... ~,, 19 pao-Ltn 135,62 ;t , '~~ ... .., °t } ~ ~. `~-•., ~~ ,~ :'c '. .., ,; 'f, ~ ~ 20 Jot i 4$.~ • ~ ~ 12 a ~~.,- ., , s' ~; a~ - ,~'_ ~ ._ 21 ~~~son 4ga8 ..~ ~ F. ~, :~ , '; ~, ~~ /'~~'' ~~ ~~` ~ ~ ;~ ~ ~" ~ ~~ 23}+9 ~ $,$q t - ~~ ,., 4 . , ,. ~' .~ ~ 25 Ga ~ 330 ,'~ J~.w,tiro--:: ',,,- ` ' 9 i• ,`'~..., . ` ~. 1. . '",• l 1 ~ • ~ i ~ ~ ~ , • i .,~rc81S had. ~ _»+~ nSeDa~ a TItrS nary 2405 devised'. Jan ~, ,~° o ~ , a +m+ w w -~~~~ ~. ---. ~'---- ~t•-. ~~ E5 ~~ ~ n T ~'~'''" ~x I~' u~1 1! P /~°~„"~ ~1 INTERSTATE 580 r. r~ttFOa''s F;gure 4.1 hand use Map ----- Legend Skaeta ® ~y pf Dublin © Parkz RFi0. ' l Sphere of 1nFluence ~_ _~+ East Dublin Specific Plan Residential ncuAute (O.Of dWac) Rural ResidentiaVA9 Sit~le Fam~IN (0.9' 8.0 dulac) ,~ ,~., ;; Medium DeneM1Y I6 f -14.0 dulac) Med~Hl oensiN 114.1-25.0 dWac) Hgh DanSdY [25.U a dulea) fpmnxrcialllydusalal elaial rererat Comm us office ~; C¢neratCommerciaVCamp Neighbc(hucd Commeroal ~~~:~,- CamPusC~ce $g_.;. Industhal Park publielSao''i-PubCm Facilities ® Semi-PUhlioFapllties PubGcSem~Pub~ FaciYdres School Parks and DPen Sp~e Nelgntiah°~ Square r+-~7 NeiAh~hood Pads } ,~ ,1 ~ CanmundY Palk c'sy Pads ';i oDan SPace ~~ ~lo~ Padt oeneral Commercial may 5e Permtdedby a Placated DeveloPmem Zohin9 Process see text for comPlele dlscussan) ( ~nultWr ~,y COnvell Io Future Study AiealAg+_ ~~ w~adme~l~;~ns'stentwithUaennc recd for complete d'rscussgn) ( Generotluwlion or Future FaIWn~R°e act ~~~ to Dublin BWlevard ImMer allgnrt will be datermmad February 2001 ((~2(~~ NOlE=rne~ntemalsyste~ I lla1J ixaistceelsshcwninthe I `~`f iS illusVaWednly, p 50D L000 2,000 0.3 0.4 00911 D.2 N T ~Ic l t9 ?_i_~i 82 ~\-.'~P 9LI p()R~ sFeX11 f R D •I~ II r - '`! If s~ BTN ~T IL ~ It -. 6TH ST 4TH AVE I~ 1~ ~~ _ -= '= j J ~~ 1. l ii w ~ 1; ~, ~z a BRODER BLVD L _ ~ H ~ ~~ ~\ ~ ~I ~ Pi~Wy o ~ ~,,s~~ }.~ a =_---. ~_ ~~ -- I I A Q d d a a G B A G ~~ Cr.'NTR ALQ D E Q F Figure 4.2 Planning Subareas A Tassajara Gateway 8 Town Center -Commercial C Town Center -Residential p Fallon Gateway E Fallon Village Center F {ndustria! Park G Foothill Residential N County Center I Hacienda Gateway J Transit Center K Tassajara Village Center Legend a Dublin Streets ^~ City Boundary Planning Subareas May 2003 Revised: January 2005 NOTE', The internal system W ~tel sheets shovm in Itus lig~ae is ~lustrative only. 0 1,800 3,600 Fti p 0.25 0.5 ~~ Miles r. ` ~ ..r ear%~ I ~ ., /• ` ',..• ~/~ .~>yM• \: ~•• , ~..1 1`E ~~~~... i ~', 1. ~. j - ~ ..y.,., •~~. j r /~s `. . lam. '~~ -,/ ~~ ; l ..,~ is ~; f - ~:- - ray r?'.:i~ •:~ cu, :,;.~ ._ ., • .. °. 1{ ~: rsr+~rrwr~rrrri,rrrr~rrr +.t,• ~ ~ * ~ / 1~,! /., ` .SIR;," .. ~ ~~ee ', .~ ~ , ~. r ~ • '<,/ ~ • `~. ; .~ ~ ! ~. cw~ .r~ 1 N580 dated with the Tra he Transit Ce ter planning Note: All maps have not been up subarea. Please see Figure 4.1 for an illustration o4 t r.r.• ~„harea. r .%. Fg~~ 6.1 open Space Framework 4.egend Parks ppen Space Rural Residential '•" Trails ~irr/~rr ~ ..~' ~ ~SW... ~~ ~.. ` `'\ is I ~ '~ ~ ~~ ,..,--r--~-- NOTE: The ~temai system of local streets shown in tuts 6gum ~`' illustratae ony TERM DUBLIN EAS Specific Plan Revised September 2~,_._-- M ~' ' ~,: ~~. D ,~ ~o we ~~ ~M~~r~r •••••••••••!••••••••~•i•~-•••••••••••~•••••~s• { ,.... a ~ ~ • , I . 1 ,.... • ,,. .... .. \ .... . :... z •.. .. { ' V1 V1 1•Y • V ~ M ................. . to •... '\ ..I ,' ty iL ~ '....• .... ~ / •.1 rt • • 1 i /D ID I :..: ~ +.. ....,, ._.... r ,, ~ .. .. .• r•~- ........... •.. :? .. •r ••• .•• ~ , ... 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I .,~_: ~_ l '' . xa \ ~~ ~.Y' ', .`,. ,- - ~ - , - =-1_' :~ ~., Ems, , r \' ~ ~~'~..... /i /ti r' \ ; ~'~ i ... ~ r \ • ' ;. ,. 0 Note: Al] maps have not been updated with the Transit Center planning subarea. Please see Figure 4.7 for an illustration of the Transit Center planning subarea. -, ~~ ~._~- . . ~- ~-- ._ ~ ~ •~V '_ .1 L•: y 41\.. •.Ci i~~ ~ .. I •\ \ .` ,..\ :, %, .. ,i, .. '~ ` ,.. ~~~ ,i _. r . f ~ r. _ ';... ,.. '. ~` _ . ~.,.- 5°' ~ •~ ~' ;,, :' ~'~ _ cZ° •, ,l. Yp ~~• ~..~ .,~ /~ :1i :3~ •~; .CCJ ~• ~~~. rsao ~~ ,\ NOTE: The internal system of local streets shown io this figure is illustrative only. • Figure 6.3 Envir©nmental Canstraint~ Legend Geotechnical Avoidance Areas •: ~~~~, '~~•'~ Geotecnical Avoidance Areas - Infrastructure Feasible Slopes over 30% 10n•year Flood Plain ~. Tassajara Creek) Perennial Stream Intermittent Streams Sensitive Habitat Area '•" Golden Eagle Protection Zone Visually Sensitive Ridgelands ° No Development Visually Sensitive Ridgelands - Restricted Development EASTERN DUBLIN Specific Plan Revised: December 2004 o ~n+~ ~..+ V ~i o v~ +n ~» Figure ~.~~ Tassalara Village ConCep~ Plan (1liustrative on-Y~ Tassalara C~ek Corridor ..~~ -/ ///// ~ ~~ ,~ ~jJ .' 'l~J~) o0 ,, %~UY Oq O~~Q~ ~i.:. ~fl~ b :~ ~%~ `O~/' ~. ~j .~1.' . ~', . ~ _ oA D ~~ ~1 %~oo d~ ~l 1\~~S 'oo po j/~ ~% ~y fir- o ~ \ `~-- C h~ I ~' ~`'~~ .~ ....- Tasalero toed ~~..vnage ShopDiMi g;reef J~ soo ,~ v ~i-'_' ~. ~/ ~~ ~ teweY t ~ _ v~~~.aL Commerde! Center ` 4 ~, '~ j` ~ -- -~- ~ ...» ~....w+ i I I ~ 4r---'!{~ ~F~IIon9erkwaY Key plan .....+ '''' ppgLlN ~ EASTERN Specific Plan Revised: February 2005 Figure 7.49 Residential Street C~UNIT'Y DESIGN ~~ I as• I ROW Figure 7.49A Residential Street Alternate Figure 7.50 Neighborbaod Squsre Street s• ~o• ~o• s ~o• ROw Figure 7,51 Alley 763 • • Dublin Ranch West Annexation Area • January. 2005 Stage 1 Planned Development Project Description Existing Site Conditions and Land Uses The Dublin Ranch West Annexation Area (City and DSRSD) is comprised of three landowners and parcels: Bragg, Lin, and Sperfslage. The Dublin Ranch West Annexation project consists of approximately 189 acres within the Eastern Dublin General Plan AmendmenbSpecific Plan (EDGPA/SP) area. An additional 11..6 acres at the northernmost tip of the Lin property extends into Contra Costa County and is not part of this application. At this time, the 189-acre portion is apart of Alameda County, and is outside the Dublin City limits. This Stage 1 Development Plan submittal is proposed to be processed concurrently with a General Plan/Specific Plan Amendment for the Lin Property, and a request for annexation to the City and DSRSD for all three of the properties. This proposal anticipates near term future development on the Lin parcel only. No development is anticipated in the short term for the Bragg or Sperfslage properties. Tassajara Road defines the eastern boundary of the project area until the road meanders north of the Bragg property. Moving northward of the Bragg parcel, the Fredrick, Vargas, and Tipper properties directly border the project area to the east. These smaller properties separate the Dublin Ranch West Annexation Area from Tassajara Road. Portions of Tassajara Creek and the county line define the northern limits of the area. To the west lies the Parks RFTA training facility and an EBRPD trail easement. Rural residences and an EBRPD staging area border the southern tip of the Dublin Ranch West Annexation area. Current uses on the adjacent properties consist of some combination of rural residential, an EBRPD staging area, a private school, and cattle grazing. The properties contain one occupied residence, numerous outbuildings, firewood sales, and a . vacant schoolhouse. It is anticipated that the schoolhouse will be relocated to the future neighborhood park located within the Lin property or elsewhere in the City. The EDGPA/SP EIR identified a potentially significant historic dairy complex on the Lin property. A historic evaluation by William Self Associates found that this complex does not meet the criteria to be a historic resource recognized by the California Register and thus, is not historically significant. This report is included with this submittal. Two small riparian revegetation mitigation sites associated with Dublin Ranch Phase One also lie within the Tassajara Creek corridor on the Lin property. The Tassajara Creek corridor defined on the Lin property is comprised of two areas, the Tassajara Creek Management Zone which is generally the creekbed and the area between the top of banks, and accounting for approximately 38 acres, and the Private Open Space/Conservation Area which is generally the area between the top of banks and a minimum of a 100' setback from the top of banks, and accounting for approximately 22 acres. Aland trust will maintain the Page 1 Stage 1 Development Plan Project Description • • Dublin Ranch West Annexation Area • January. 2005 former, while a HOA or the same land trust will maintain the latter. The conservation area has been approved for mitigating environmental impacts to earlier phases of Dublin Ranch and is a permanent easement that underwent appropriate environmental assessment. While the approximately 60 acre overall conservation area is discussed and accounted for in these development applications for the GPISPA, rezoning, and other planning entitlements, it is not part of this specific project. Only those potential impacts associated with the actual development application, including creek crossings, water quantity swales, and paths, that fall within with the conservation area are studied under CEQA for this application. The majority of the Dublin Ranch West Annexation area is mildly sloping, with slopes of less than 30%. As the property extends west beyond Tassajara Creek, the ground elevates into rolling hills where some 30% slopes begin to appear and sporadically continue to the western boundary. Hillsides and valley lands are covered primarily with non-native grassland vegetation. Much of the riparian area has been degraded as a result of long-term cattle grazing. Tassajara Creek flows from north to south and either defines the project's eastern boundary or bisects the parcels. The width and depth of the creek and two tributary channels vary throughout the site. Riparian vegetation and oak trees are present along most of the creek's and tributary's length. The lowest elevation of the project area is approximately 405 feet above sea level, while the highest elevation is at approximately 705 feet. Preliminary and design level geologic and geotechnical investigations of the Lin property, undertaken by Berlogar Geotechnical Consultants in October 2001 and July 2002, conclude that Dublin Ranch West is suitable for the development intended. Based upon the findings of the EDGPA/SP and its EIR, the same would be true for the Bragg and Sperfslage properties. Because of these findings and other investigations, it is believed that the project site is not located within a "Special Studies Zone" for active faults as defined by the State of California (1982) and that no fault zones exist on the Lin property. Additionally, investigations by Berlogar Geotechnical Consultants have been conducted to address the creek bank's stability; their evaluations support a 100' setback from top of bank as being adequate for the proposed project on Dublin Ranch West. • The Federal Emergency Management Agency (FEMA) FIRM community panel No.060705 0002 B (dated Revised Novemberl, 2002) and No. 060001 O115C (dated Revised September 17, 1997) maps indicate that no 100-year flood zones are present on the properties. A HEC analysis • prepared and provided by MacKay & Somps for Dublin Ranch West demonstrates that runoff i from the 100 year storm event under existing conditions is contained well within the banks of the creek. Page 2 Stage 1 Development Plan Project Description • • Dublin Ranch West Annexation Area • January, 2005 • Proposed Land Uses and Development Concept • The development concept for the area strives to emphasize the natural beauty of the site by • creating a community that blends into the existing environment. While the land uses attributed to the Bragg and Sperfslage parcels reflect those illustrated in the General Plan and Specific Plan, the Lin parcel is proposing a revised land use plan and designations. The proposed Dublin S Ranch West Annexation Area plan includes low, medium, and medium-high density residential (including possible residential support uses), neighborhood commercial, a neighborhood park, public/semi-public, and open space that preserves the predominant natural features of the site including the Tassajara Creek environs and the western foothills. With a few notable exceptions, the proposed uses for this project are based on the land uses found in the Eastern Dublin General Plan Amendment and Specific Plan. However, these two • documents propose several uses that are incompatible with some of the existing natural features of the site, namely Tassajara Creek and its tributaries. For Dublin Ranch West, the Specific Plan proposes approximately 25.3 acres of land development that would fall within Tassajara Creek or its tributary's comdors. Following these plans would require filling vast portions of Tassajara • Creek and/or a tributary. The current plan proposes instead to allow for an open space corridor along the creek and its tributaries. In order to do this, those land uses that are incompatible with the creek corridors are eliminated or relocated. A General Plan/Specific Plan Amendment is • included with this submittal to revise these land uses for the Lin property only. Additionally, two neighborhood parks, totaling 7.66 net acres will be relocated to the south of • the property and split by Tassajara Creek; and approximately 1 net acre will be reserved for • either public/semi-public or neighborhood park uses. A General Plan/Specific Plan Amendment is included with this submittal to revise these land use and design concept for the Lin property only. The overall conversion of approximately 5.5 developable .acres on the Lin property (residential and commercial) to open space is a further benefit to the City and it's citizens, in addition to improving the project's land plan. This exchange is being made at a loss of property value to the • property owners. Additionally, the Bragg and Sperfslage parcels included in this submittal are not illustrated as individual parcels or referenced specifically in the Eastern Dublin Specific Plan. Together these parcels equal approximately five acres. It is assumed that because of their small size they were overlooked as individual parcels in the Specific Plan process. The Specific Plan Land Use Map • designates the area they are located as Neighborhood Commercial, Medium High Density i Residential, Medium Density Residential, and Open Space. Because of this, it is proposed to designate 0.6 acre and 7,841 square feet of Neighborhood Commercial and 1.0 acre and 20 units of Medium High Density Residential to the Bragg parcel and i.0 acre and i0 units acres of • Medium Density Residential and 2.2 acres of Open Space to the Sperfslage parcel at this time. Page 3 Stage 1 Development Plan Project Description • • Dublin Ranch West Annexation Area • January. 2005 The chart below indicates the proposed land uses and densities for the project as compared to the approved land uses presented in the Eastern Dublin Specific Plan. Proposed Stage 1 PD Land Use Pian East Dublin Specibc Plan Land Use Plan Gross Acres Density Range Mid-point Density Gross Acres Density Range Mid-point Density BRAGG PROPERTY Medium Hi h Densi Residential 1.0 14-25 du 20 du 1.0 14-25 du 20 du Nei hborhood Commercial 0.6 6,534-15,681 sf 7,841 SF 0.6 6,534-15,681 SF 7,841 SF Subtotal 1.6 14-25 du 20 du 1.6 14-25 du 20 du 6,534-15,681 s 7,841 SF 6,534-15,681 SF 7,841 SF L1N PROPERTY Low Densi Residential 18.8 16-112 du 75 du 20.0 18-120 du 80 du MediumDensi Residential 54.6 333-764 du 546 du 64.1 391-897 du 641 du Medium Hi h Densi Residenfiai 20.1 283-503 402 du 4.8 67-120 du 96 du Nei hborhood Park 8.8 N/A NJA 11.8 N/A N/A Nei hborhood S ware 0.0 N/A N/A 2.8 N/A NIA O en S ace 79.9 NIA NJA 70.1 N/A N/A Elementa School 0 N/A N/A 9.7 N/A NIA Nei hborhood Commercial 0.0 N/A N/A 0.8 8,712-20,908 sf 10,454 sf Public/Semi-Public 1.9 N/A 19,863 sf 0.0 N/A N/A Subtotal 184.1 632-1,379 du 1, 023 du 19,863 s 184.1 476-1,137 du 8,712-20,908 s 817 du 10,454 s SPERFSLAGE PROPERTY Medium Densi Residential 1.0 6-14 du i0 du 1.0 6-14 du 10 du O en S ace 2.2 N/A N/A 2.2 N/A NIA Subtotal 3.2 6-14 du 10 du 3.2 6-14 du 10 du TOTAL 188.9 652-1,418 du 1,053 du 188.9 496-1,176 du 847 du 6, 534-I5, 681 s 27, 704 sf 1 S, 246-36, 589 sf 18, 295 sf The residential portion of the project is expected to be a mix of detached and attached units. These units will be designed to take advantage of the natural features of the site. The Dublin Unified School District has determined that the elementary school in this area is not needed as an educational facility and has officially relinquished the site. As part of the previously noted Council workshop, the Council agreed to exchange the school site for residential uses. Because of this, the site will be redesignated to Medium High Density residential. The Tassajara Creek open space area serves as a focal point for the neighborhoods within the project area. This corridor will function as a linear pedestrian, bicycle, and equestrian circulation route connecting neighborhoods, parks, schools, and surrounding open space. In addition, this open space will maintain and provide for wildlife habitat and passage. Within Dublin Ranch West, Tassaj ara Creek and its tributaries will be cleared of as much abandoned farm equipment Page 4 Stage 1 Development Plan Project Description r • Dublin Ranch West Annexation Area • January 2005 • . and debris as is practical, cattle have been eliminated from the creek corridors, and selected areas will be revegetated. Portions of the Lin property, along the creek and tributaries, have been proposed as managed environmental areas, consistent with a Mitigation and Monitoring Plan associated with a Dublin Ranch wetland fill permit. The applicant has worked with various resource agencies regarding these mitigation measures to gain the agencies approval. In addition to preserving this area, . additional mitigation measures are included in the agency approved mitigation and monitoring plan, such as removing cattle and debris from the corridors. These areas will be evaluated and i monitored by professional environmental consultants. Maintenance of these managed • environmental areas will be privately funded. Due to the topography and existing vegetation, the majority of the Dublin Ranch Tassajara Creek corridor will be left in its current natural state, with the exception of localized revegetation and bridge crossings. According to the Stream Restoration Program (SRP), the presence of a single loaded frontage road eliminates the need for a separate creek maintenance road, if one is required. Two bridge crossings over Tassajara Creek are proposed for Dublin Ranch West to allow for adequate site circulation, while reducing environmental disruption to a minimum. The Stream Restoration Program recommends that the creek corridor setback should protect wildlife habitat from human disturbance and protect development from major flood events. Within Dublin Ranch West, the entire higher quality riparian habitat exists within the proposed creek preservation area. A 100' minimum setback along the creek and tributaries is proposed for this property to preserve the existing riparian corridor and provide a safe and efficient circulation and development plan. This setback is wide enough to ensure adequate areas for public safety and wildlife corridors. Storm water quality features are proposed within the Dublin Ranch creek preservation area. As noted before, the 100-year flood event is maintained within the creek channel itself and does not flow over the top of banks. Because no development is being proposed on the Bragg or Sperfslage parcels at this time, no setbacks or studies have been determined or prepared for these properties. • Two neighborhood parks are proposed to be located in the southern area of Dublin Ranch West, and are located straddling Tassajara Creek. Besides providing recreational opportunities for both the project and surrounding neighborhoods, this siting creates a significant visual and physical open space in the community along Tassajara Road and Tassajara Creek, and assembles active • and passive recreation uses together. Additionally, a publicJsemi-public parcel is located adjacent to, and south of, the western park. This parcel may be utilized for either publicJsemi- public or neighborhood park uses. Property along Tassajara Road is within the limits of the Tassajara Road Scenic Corridor. The Lin project follows the City's scenic corridor policies by encouraging views of the stream corridor and riparian vegetation. Additionally, much of the western hillside will be preserved to provide a backdrop to the units below and to allow for an open space corridor to extend through the project site. The majority of the ridgeline will also be maintained. Views of both features will be possible from Tassajara Road. The Bragg and Sperfslage properties will need to address these policies and guidelines when they are planned to be developed. Page S Stage 1 Development Plan Project Description • Dublin Ranch West Annexation Area • January, 2005 Project Access and Circulation Access to the properties will be from Tassajara Road, an existing two-lane road that extends northerly from I-580 through Contra Costa County. Tassajara Road runs along most of the eastern boundary of the site. Ultimately Tassajara Road is scheduled to be a six-lane divided arterial. For Dublin Ranch West, two project entry roads from Tassajara Road will connect to bridges crossing Tassajara Creek and accessing the residential neighborhoods located to the west of the creek. Within Dublin Ranch West, a residential collector enters from the central portion of the property and will provide access to residential streets and neighborhoods. A secondary road connecting to Tassajara Road is proposed in the southern area of the property. This street will provide primary access to the parks, plus being a secondary emergency access route to the Dublin Ranch western neighborhoods. City and Fire Department Staff have reviewed and approved an emergency circulation route plan for the Dublin Ranch West property. As noted above, two roadways connecting to Tassajara Road will provide daily and emergency access for the project. The primary access for both circulation and emergency personal is from the centrally located residential collector that bisects the property. The second street that connects to Tassajara Road is a public street south of the central residential collector for park access. Additionally, this street will have an emergency access easement placed upon it to provide additional egress and entry during emergency situations for project residents. A creek frontage road, north of and connecting to the primary access road, provides secondary access within an interconnected street system to complete the elements of the emergency access plan. Proposed public street sections are comparable to those already approved or built in other areas of the Specific Plan. Private streets, with reduced rights of way and/or curb-to-curb widths maybe proposed as part of this development. Entries and circulation for the Bragg and Sperfslage properties are not discussed, as they are not being proposed for development at this time. In addition to sidewalks, pedestrian and bicycle access will be provided by a multi-use trail along the creek and other trail opportunities within the Dublin Ranch West project. Due to environmental constraints, no designated pedestrian bicycle bridges will be provided over the creek or tributaries. Rather, trails will follow the outer perimeter of the creek and tributary corridor and utilize the two vehicular/pedestrian bridges. Discussions have been held with EBRPD to ascertain their plans for this area. EBRPD noted that they would accept amulti-use trail alignment along the western side of Tassajara Creek, within the associated open space areas. Pedestrian and bicycle circulation routes for the Bragg and Sperfslage properties will be studied and determined when they are proposed for development. Multi-use trails may also be utilized a maintenance roads for the creek and open space areas and for emergency access. Page 6 Stage 1 Development Plan Project Description • • Dublin Ranch West Annexation Area • January. 2005 • Proposed Phasing Approach Although development is expected to begin within the Dublin Ranch West project, and proceed from east to west and south to north as access and utilities are extended through the site, two • general development phases are planned. Phasing and development timing for this annexation area will depend largely on market demand. Storm drainage, sewer, and water backbone improvements may be constructed in phases and will provide service for each development • phase. The Lin property would undergo bulk grading to accommodate the various residential areas of the property and achieve a balanced cut and fill condition. It is unknown when the Bragg and Sperfslage parcels will be developed, so their phasing is not discussed here. The City • will determinephasing of the park. Sanitary, water and recycled water services will be provided by the Dublin San Ramon Services District (DSRSD) in accordance with their Facilities Master Plans. Final locations and sizing of these facilities will be determined in conjunction with the recommendation of the DSRSD Facilities Master Plan. A couple of storm drainage outfalls into Tassajara Creek will be constructed as needed with the Dublin Ranch West project. Inclusionary Zoning Ordinance The implementation of the City's Inclusionary Zoning Ordinance with respect to the Dublin Ranch West project has been fulfilled with the approval of the Fairway Ranch housing development. Fairway Ranch will provide for the inclusionary housing requirement for all of Dublin Ranch. As the Bragg and Sperfslage properties are developed, they will have to meet the requirements of the City's Inclusionary Zoning Ordinance. • Hazardous Waste Analysis '~ Eckland Consultants conducted a Phase 1 environmental site assessment of the project area in July of 2001 to investigate on-site hazardous wastes or substances of Dublin Ranch West. • Eckland's assessment indicates that the property is not known to be on a hazardous waste or substance area list. The study concluded that the property has a low likelihood that any hazardous or toxic substances exist on the site. It was suggested that prior to demolition, • asbestos and lead-based paint surveys be implemented on the existing structures as required by code, that debris be removed from the site, and that existing septic and leach field systems should be pumped out and removed. Because no development is being proposed for the Bragg and Sperfslage properties, no environmental site analysis has been prepared for them at this time. Page 7 Stage 1 Development Plan Project Description • Dublin Ranch West Annexation Area • January. 2005 • • Benefits and Costs This project will allow for the construction of residential dwelling units and neighborhood i commercial uses, increasing the assessed value of the City. In addition, parks, open space, and multi-use trails will be constructed and/or land dedicated for the use and pleasure of future residents and visitors. The provision of homes within the project area will help facilitate a Citywide balance between jobs and housing. Future residents will strengthen the market for • nearby commercial uses projected to occur in accordance with the Eastern Dublin Specific Plan. This in turn will substantially increase sales tax revenue for the City of Dublin. All infrastructure required for development of the proposed project and the project proponents would pay for all capital facility costs as development proceeds. As is typical of development requirements in Dublin, property-owners/project proponents would dedicate land required for roads, and parks; construct roads and parks; and contribute funds as required through the City's Traffic Impact Fee program, school fees, and park in-lieu fees as required. Along with this, normal expenditures for City services (fire, police, recreation, general administration, etc.) would be compensated by the development through required fees and property tax revenues. It is anticipated that property tax revenues, along with increased local sales tax attributed to the Project, will cover the public service costs. Page 8 Stage 1 Development Plan Project Description • • Dublin Ranch West Annexation Area • .7anuary, 2005 Findings A. The proposal will be harmonious and compatible with existing and future development in the surrounding area. Development of the project area will be harmonious with and relate to existing and future development. The site plan for the properties, where environmentally feasible, adheres to the General Plan's and the Eastern Dublin Specific Plan's goals and policies. This will • ensure that the project will be compatible, both in terms of land use and physical design, . with adjacent development. The proposed mix of uses will blend with the neighboring developments to create a viable, cohesive community. The residential, open space, and neighborhood park uses will be compatible with the surrounding uses of Eastern Dublin . as they come to fruition. B. The site is physically suitable or the type and intensity o zoning districts being proposed. The project site is physically suitable for the type and intensity of zoning being proposed. The type and densities of proposed land use designations are identical to those permitted by the Eastern Dublin Specific Plan. Open space corridors buffer and preserve significant natural features. in doing so, the proposed land uses are sensitive to environmental constraints while still providing a community that is both livable and naturally cohesive. Development patterns outlined in the General Plan and the Eastern Dublin Specific Plan concentrate higher density uses in the lowlands along Tassajara Creek and Tassajara Road, while the steeper portions of the site have been designated for lower density residential uses. The proposal duplicates these policies while eliminating those land uses that fall within the Tassajara Creek corridor on the Dublin Ranch West site. The preliminary geologic and geotechnical study completed for the Lin property states that Dublin Ranch West is suitable for its proposed uses. No earthquake faults are located on Dublin Ranch West. Berlogar Geotechnical Consultants also performed a creek bank evaluation report for Dublin Ranch West. Their work included site reconnaissance and review of historical site aerial photographs. They found no evidence of large-scale changes of the creek alignment within the past 50 years. Berlogar observed some creek bank retreat in the downstream direction, but noted this can be remedied by providing the 100 foot setback and controlling surface runoff. The 100-year flood event is maintained within the top of banks of the creek and • tributaries. This is supported by FEMA community map panels No.060705 0002 B (dated Revised Novemberl, 2002) and No. 060001 O115C (dated Revised September 17, 1997) that illustrate there are no flood hazards on developable areas of these properties. Page 9 Stage 1 Development Plan Project Description • • Dublin Ranch West Annexation Area • January. 2005 C. The proposal will not adversely affect the health or safety o, f persons residing or working in the vicinity or be detrimental to the public health, safety, and welfare. The proposed project is consistent with the Eastern Dublin Specific Plan's ordinances for public health, safety, and welfare. The project will not adversely affect the health or safety of persons residing or working in the vicinity, nor will it be detrimental to public health, safety or welfare. Additionally, no noxious odors, hazardous materials, or excessive noises will be produced. All landslides within the development area will be stabilized, removed, or avoided in accordance with design level geotechnical reports. Development in hillside areas is carefully regulated under the Specific Plan to insure that hazardous hillside conditions are avoided or remedied. FEMA community panel No.060705 0002 B (dated Revised Novemberl, 2002) and No. 060001 Ol 15C (dated Revised September 17, 1997) indicate that no developable portions of the properties contain 100-year flood zones. None of the residential lots in the Dublin Ranch project will have direct driveway access onto a major arterial. D. The proposed uses for the site are consistent with the elements of the City of Dublin General Plan and the Eastern Dublin Speci zc Plan. The Stage 1 Planned Development Rezone is consistent with the General Plan Amendment and the Eastern Dublin Specific Plan Land Use Plans, except for a few instances on the Dublin Ranch West property. These exceptions, however, follow the intent of the Plan's policies and goals. A General Plan/ Specific Plan amendment application for the Lin property has been included to address these changes. To be more environmentally sensitive and to be cohesive with the surrounding uses and policy direction in Dublin, the project has modified certain land uses and their locations. For instance, within Dublin Ranch West, uses that were previously located too close to or within Tassajara Creek and its tributaries have been eliminated and/or relocated. In doing so, this project is more consistent with current environmental policy and more sensitive to the residential trends and needs of the community of Dublin as a whole while still meeting the intent of City policy. E. The ,~roiect satin zes the purpose and intent of a "Planned Development" as outlined in Chapter 8.32 of the Municipal Code. • 'The proposed project is planned as a comprehensive community with distinct neighborhoods and will have development standards tailored to the specific needs of the site. • The proposed project design incorporates flexibility and diversity in the development of the property by providing a range of low, medium and medium- Page 10 Stage 1 Development Plan Project Description • Dublin Ranch West Annexation Area • January, 2005 high density housing types, neighborhood commercial (Bragg), open space, and neighborhood park. • A mix of uses are proposed which, when compared to the amendments proposed for the General Plan and the Eastern Dublin Specific Plan, is consistent with the intent and uses of these documents. • The project intends to protect the integrity of the residential and non-residential areas of the City of Dublin. The Tassajara Creek corridor has been designated as open space, along with the steeper portions of the western hillside, protecting the sensitive environmental and attractive features of the site. • Public facilities such as multi-use trails are proposed through the Dublin Ranch West site, as is a neighborhood park and apublic/semi-public site. These amenities will be developed and sited so as to make them an efficient and integral part of the community and City as a whole. • The proposed community will blend with the natural features unique to the site through the use of design and planning. This will identify the site as a community whose offerings exceed what is available from conventional development. • This project will enhance the existing environment, offer coordinated and coherent housing opportunities, and create a desirability beyond what currently is designated on the Dublin Ranch West property by the General Plan and East Dublin Specific Plan. The proposed community will be an asset to the City of Dublin. Page 11 Stage 1 Development Plan Project Description • • Dublin Ranch West Annexation Area • January, 2005 Permitted and Conditional Land Uses PD Single Family Residential Permitted Uses: Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Community care facility/small (permitted if required by law, otherwise as conditional use) Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance Private recreation facility (for homeowners' association and/or tenant use only) Second unit in accordance with appropriate regulations Dublin Zoning Ordinance (Chapter 8.80), if built by initial homebuilder Single family dwelling Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance Conditional Uses: Ambulance service Bed and breakfast inn Day care center Large family day care home Parking lot -residential Religious facility SchooUprivate Second residential unit if not built by initial homebuilder, in accordance with approved Stage 2 Planned Development. Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance Temporary Uses: Temporary construction trailer Tract and sales office/model home complex PD Medium Density Residential Permitted Uses: Accessory structures and uses in accordance with Section 8.40..030 of the Dublin Zoning Ordinance Community care facility- small (permitted if required by law, otherwise as conditional use) Home occupations (per Chapter 8.64 of the Dublin Zoning Ordinance) Multi-family dwelling Private recreation facility (for homeowners' association and/or tenants use only) Permitted and Condttional Land Uses • Page 1 2-18-OSDRWest-Land Uses.doc • Dublin Ranch West Annexation Area • January. 2005 Second unit in accordance with appropriate regulations in Dublin Zoning Ordinance (Chapter 8.80), if built by initial homebuilder Single family dwelling Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance Conditional Uses: Bed and breakfast inn Boarding house Community center Day care center Large family day care home Large vehicle storage area (appropriately screened) Parking lot -residential Religious facility SchooUprivate Second residential unit if not built by initial homebuilder, in accordance with approved Stage 2 Planned Development. Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance Temporary Uses: Temporary construction trailer Tract and sales office/model home complex PD Medium-High Density Residential Permitted Uses: Accessory structures and uses Community care facility- small (permitted if required by law, otherwise as conditional use) Home occupations (per Chapter 8.64) Multi-family dwelling Private recreation facility (for homeowners' association and/or tenants use only) Family day care home- small Conditional Uses: Bed and breakfast inn Boarding house Community care facility- large Day Care center Family day care home- large Parking lot Religious facility SchooUprivate Permitted and Conditional Land Uses Page 2 2-18-OSDRWesi-Land Uses.doc Dublin Ranch West Annexation Area • January, 2005 Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance Temporary Uses: Arts and crafts fair Sales office/model home complex Temporary construction trailer PD Open Space Permitted Uses, including, but not limited to: Agriculture and grazing Conservation areas Public or private infrastructure Public or private recreation facility- active or passive Recreation facility- passive Streams and drainage protection comdors Those uses allowed by the U.S. Army Corps of Engineers under Section 404 and 1600 agreements. Trails and maintenance roads Trail staging area Other educational or recreational facilities Water quality, drainage, and other similar facilities, including swales and basins Wildlife habitat preservation areas PD Neighborhood Park Permitted Uses, including, but not limited to: Community park Neighborhood park Recreational or educational facilities Trail staging area PD Public/Semi-Public Permitted Uses, including, but not limited to: Community Center/Clubhouse Community Facility Community Park Cultural Center Day Care Center Farmer's Market Neighborhood park Neighborhood square Recreational or educational facilities -active or passive Permitted and Conditional Land Uses Page 3 2-18-0SDRWest-Land Uses.doc • Dublin Ranch West Annexation Area • January, 2005 Trail staging area Other educational or recreational facilities Other governmental and quasi-governmental offices as determined by the Community Development Director Incidental and accessory structures and uses Parking lot Private recreation facility- active or passive Private schooUeducational facility Public or private infrastructure Senior Center Those uses allowed by the U.S. Army Corps of Engineers under Section 404 and 1600 agreements. Trails and maintenance roads Trail staging area Water quality, drainage, and other similar facilities, including swales and basins Youth Center Permitted and Conditional Land Uses • Page 4 2-18-OSDRWest-Land Uses.doc 1 ,~ i L '`, (}~ homes ~'`'-~. ~rlissient'e`~' ~ ~ ,`l.' ~~ ,f /~ ,,.~••/ ~ f ;~ ,/ ~~ ~ F { , I~ /~/ /~ ,~ ,,_.. 43~2*ac. ~---\ ~ / ':fi :, ;~ _ _.. N1~ l _ ~.._ -^t. '~ potent-algoa ~~ Connectiongoad BYa'~~ ft a ara ~''. ~ rasa ~ ~ `~ edium g-~` Density ~,l ~~~ ' j~R~ ~ ~., ~`~ ~ g~~dent-ai ~ 1 \ , ~.` t,~ ac. ~ ~itveria ;i ~ielsca `~ t~uarr!` bane '' ~``~-~_ _i _~..-=.. assa ara ~. __ park "` • 42 t ac gross ~, ~ ~ ~ ~__ .,,, -~ / ~ rani ~"• ~ ~ r `"'' k ree C ~ +... . ,,,, „ i ~ ~• ~ ., _ - . assajara ac. gross ace t6.9t , ` ~ Op gp ~ , , ,,J h h~ park . hSedium Srg identtal N~ghbor f ac. &r ~-~ } j ges s 201E ac. ~ 4.6 , ~-°'~~/- _ ~V _ 1 ~ ~ippcr ~3 n~ o~~ ~ o~ °~ /~ ,~ \ ~~ ~?{ptita '1 f~~i~~~~Ta~ ~,a~ds ~~ I idential ~ mmDensityBeS M~ 54.6t ac• ~°ss 1 f r i i,"' ~ ~vW `~ Sra~l i o~ ;'~~. ~~ s~ ~C ~'•-_ `, j ~ `~ { gredri~~ ,//~ ~ ,, ;;1, Vargas ', /' ~ a~ i ._/' .------ 4°~ ac, gross ~jr,.~ open gpace . lI"FEek ; r ppen Lin ~\ ~~~ gesident~al Low Density 18.8E ac~ ~s '~, '~ '`~ t,uited staffs °~ America dS 1 - tj~ited 5tar~ of ~~ICc~-ag~S f 1 ~`~ SNmmaN Table e hand U5 ~ /~ / ~~ U5e P Open Space f paneh ~eyt ~,nipubim ~~aenCai 2t.6k~'~'ss j ~DmD~~ ~IAenpal d ' Me pen~Y Mum t1i ~ Park ~ l Ne~yhbo GSquare N'0~'~ ~~ ~ N~9 07e"~ yehool mmer~i EVem~ ` / ~r ~% Cp N ~a,.PuW~ ~ . R ~ PUat~ ~ tors ; ~ wm ,` r~~~ ;• Prope~y r , ~ ~ Ede 6r~99„gh~~~e~ : ~~ Nc f ~ Property 5ubto~ / e rJpgCfS~~ ~~rtu ~~ ~ ~ ~" yubto~ ~u~~~n Ra AY ~~ne~a~~o m~~~ plan 5ta ~ 1 pev ~,~EpLAN S~~GE 1 p~ S ,~a.~o 2005 January, puglic I /~mrPnbiic / t 9 } ~, gross 45~~' ~~ .~/-' ~Srad ~ ~ r~~er~slage E~P~p Trail Easement M Re dendai~ ! ~rvgi ED~pD V. ~ ~ ppen space ~ ~~ 2.2t ac. 8rp5s ,~ ~ ~1 f ~~ `l ,}~ i- paR1X ~• ~~ ~ ~~ EHG~E~.lJJ7D t 91g~ ~g,~9~ EP ~gpntory G os ..,aS, NlissionPe'~x°mes IviK aigbt ~• ''' ~,., J i~.t~r ~ olle~ /, r ~,` M !~ ''~VarMK ` ~~ ~ `~ ,~'` % ; ` i rt~aod ,; 'J' "~~+ araCzeek-ppanSpace ~,- ~ ~ Tassaj 43?~ ac. €ra's __,_._ _ --`-~ i ~ t ~h ~ lY~ ~ ~~ Tippex ~ ~. J r . J ~ f , '~ ~ I I ~. ~ ~ ~w 1 w ~, ~4.ou~a ~ o ~~tiClklal Lands ~` ~~~ ~ ~ ' Lin ;~ /~ ~ ,,F ~~,,~ 'L.._ phase 1 ~tedinnnHigb Density Residen~ai '~ti.i~ ~~. ~ros.S Lin. Tviedinm Density Residential 54.6tas.~~s ~ n~en s~aee 2i.~~ ~~. ~05~ Law Density Residential Phase United States of America Publicl Semi public Lain .~~ J J J J E { 1 hn Rana West dub 'on Area ~nnexat~ © meet Flan 1 peve~ `,t 5ta ~ SXN~ PLAN p'fIA o~oov ~ Olu- { ~ - - , ~ ~ NEIGH ) so3a-~ ~er~~hasing~nnknown____ _ _..~ aad~ay ~ January. 2005 patentia{ ~ s ~t ~~ t Cannectian to ~ ~ oad ~• ,~h~e~ty ~ Tassalara R ~ pnbiic f ;djUin~T~"' ~ ~ + Semi-Publie ~ential ~ , > l ~ liter' ~ } ~ k ac. ~r~ss r1.Q~ ac. gmss ~ ~~, rJ`J ~- ~' OS ~~, ,~~ Medium Uen~ tiY ~ Silve~~ ~ ~ ~,1 Nielsen ', __ __ ftesideu~a _._ ~ ,'QnartY Line ` 4©C o° ~ ,_ ___ 1.6~ ac. g~~s_ ;a~....... ~, -~~ Dining PropQ ,~,' l,,.,.. ~ ~ ~ _ F Ad) using own unkn United States of Ame~ea Publicl 5eml~~blic Lauds f ~ Gy$j EBRPD ~~~ \ ac, brass \ `,t 'i ,' ,~ ~s ~~ ,, ~~~ ,, ~~ N p R T H ~Q~GfNEERING•~ (825) ' ~ Pieosonta~. G' 7 t00' ~ ~~ RRA- l~ialier f I ~, ~~,. QS ~._,- ~~ li ~; ~.,'! I ~~ / i ~ ~,= j l ~, *~~ ~ 1 •Q ~ Hames `~.~~ te4 ~ ~ ``, t o'`~ , 7 M ~ ' ,, `,, ~. -=~ ~' •' . ® BTU ~. `~ 'i `~ Potential Roadway .~~ gg, '"--"-~.~ ``~. ~ ~ ~ Connection to ` ~. ,~ ., ~ , . ~ \ \ Medtum`High Denst ~ s Tassel ,ge~ential l ~ ; ;~i.ot ac. ass Silveri ~{ ~; r ;'~ ~~ 1 Multiuse Tram 1 Public t `; R.~.f~ ~ Semi-Public RRA i.9 f ac. gross ~~ ~ M Nielscu ~l,andscaped Medium Density entry feature ~~ ~~~` Lar~e~ j,°b°~~-. ~°~~ Residential Dublin Rauch Nest Sta e i Devela ment Plan ~,STER NEIGHBORA~OD L~DSCAPE PLAN 16034.40 Jamlary, 2~5 ~,.,i « i ,. _ . ScS~oel - ~-r ~ -• ium High Density r' `~ ~~ ~ ~ \ "~~ i Residential _~`.. ~ -- 20.1f ac.~ss r.-_ 1 : ' Neighbor~oad perk t ac. groan ~ ~aJ r EBRpD Tral4 Easement Note: landscaping inoprovements to be timed with the consmtetion of Tassajara Road. ;f.--, ( ;' '~1 ,// +~ yf i~' ,~ i 1' l`~~ t,/ ; i corridor policies. ;~ ,~ ~1y V ~ ~- oa ~ Uygi ' _ ~ n Space pT3RP17 Planting to provide ~, intermittent views of Tassajara Creek per scenic 1{ ~ Y&s N O R i N PLN~I ~92~D ~~~ 0 ~~ Eq(,1NEEPoNG•~ ~. IQp~O Pleasanton. CA 1-21-2005 10.4022 ublin Properties forth ~ mend flan eta e ~ ~evelo S 1 ~`"`~~ S~C~~~~~f 6034-AO Fetrruary Z~`~ EAST 0 o o°a a d a a ° a ~°~ < < d a Q ~° d Qo WEST d g cs ~ ~ o ~ ° 4 d a A f~°~ t} 4 ~ ~o ~ 0 4 n•a• Cs a o d ~S }o~jp d a(J (~q~t,°(J c d ~ &091 ° C~. ~ ~ ~ `° ~ 4 r,} 6 6 9 w 4 $ 6, g' 18' -PARKWAY STRIP 12' 12' ~ ~--~-~ 12, 12' 16, 12' -SIDEWALK TLANE TLANE LA ~ 1., - pUBLSC PE EASEMENT 12 MEDIAN/ TRAVE N 6' g' B RAVEL RAVE TURN LANE LAND la' _ ~ BIKETRAVEL LANE 44 __-- _.._ ENE LANE },ANE STRIP ` J LAN 44' ROW PARKWAY 139' SIDEWALK pUBLIC SERVICE/- ~DSCAPE EASEMENT RpW ~ RAW g~AD -139 1• TASSAJARA N T s. ~.rm PARKWAY 59 SIDEI" PUBLIC 5ERV ~NDSCAPE EASEA=~- -PARKWAY STRIP - SIDEWAL SERVICE LANDSCAPE EASEMENT Ac~Y &comps pIpNNING•~NG SURV p64G { (925) - 2P5- CN~ ENGtN£ERING•~N~ Ple°5°nlo°. CA RpAD -139 1• INTERIM TASSA3A~ N.T•S• North Dublin Properties , Stage I Development Plan STREET SECTIONS February 2004 16034-40 PARKWAY STRIP SIDEWALK PUBLIC SERVICI LANDSCAPE EASEMEP 0 ZS tS tS 1 ~ 1 ~ t5 IS t5 5 MIN. PKG TRAVEL~TRAVE PKG ~ _ MIN. LAN LANE I LANE LAN 36' 36' / fT ~ 72' ROW x~w -PARKWAY STRIP -SIDEWALK -PUBLIC SERVICE/ LANDSCAPE EASEMENT 3. TYPICAL RESIDENTIAL COLLECTOR - 72' ROW N.T.S. 8'* 5' gg' 5' 6' PUBLIC SERVICE/ ~ ~- SIDEWALK LANDSCAPE EASEMENT ~- PUBLIC SERVICE/ SIDEWALK- f 46' LANDSCAPE EASEMENT ROW ROW * 6' PSE WITHIN MEDIUM DENSITY RESIDENTIAL 4. TYPICAL RESIDENTIAL STREET- 46' STREET ROW (Public) N.T.S. mAC~Y~som~s C~V~_ ENG!N FE PfJGa LAnID P~ANUNC-e LAUD SURVEYING Piecsonio~~, CA (925) - 225-069C Dubll~. D dlo mlent Plan vv I I ,, 5ta e - f j' MASTER ~ '~ ` i INFRASTUCTURE PLAN ` ~ j ~~ ~ ~ / ,/ 16034-40 ~ (/ ~ /' JANUARY, 2005 ~; ~ t D~ it ~/ l l Co$'S~" CD~ ~ -~ ~' ~ ~ LB ~' ,:,_-~ ,: ~ ti0NE2WATER `., -„ - ~, AAA ~y `. ; i _ ~, ~, _ ~ EX.7A11EZW - ~ A~"' ~ '~~ ~ i ~ ' '~ ~ ~ ~ ~ ZO WATER 4 ti '~. ~~: ~ ~ ~ ~ ~ l`-' IiX, 7ANE 3 WATER ~ ~,~ ~~ ~`" = ._ -- ----~ ~' ~' ~ ..~ _. l %~~ i ~ ~ ~ ..~.-..~- 7ANI? 2 RECLAIMED r r M ~ ~~ ~ ~~~ i _ - ~_ _v~. SEWER ` ~ ~ I .- , ~ ', ~ ~ `~`' % ~ ~,' ~ ~ WA'fERP1~SURE7ANELAIff ~, ,~__ %" ~ • j~~ ~' ~~~ _ ~ ~ ~ ~ ~. - - ~' PROIECf BOUNDARCI~,ITIES ~ _ ~- ~:' I ~ ~ ~,~ ~ ~ ~NGTE; KO MAJORSTORM~ ~TOBE `~ ', M l ', ~ I ,.. _ _. _ - ~, `~ ', ~~~ ;~ PROPOSED. F,XI5'TfNG CREEK51 ~ ~ ', '~~..~ USED TO CONVEY RUNOFF. ~ ; ~,v.J r ~ t i ,, ,. / ~~ -; p~ _ ~ .~- ~ a i A . ~~ _ - -- -' -'~, ZONE3 ~~ ~ ~ZONE2 ~ 1VP ~ - - ~ ~~~ ~~ ~ ~ - . ~~ WATERTANK ~ v 'S '~ '`t T t ~~ ~~_~ ~.~ ~ i / ,: . 1~R ~ -' ~ ` ~ p~.7ANE2 gx.7ANE2 ~.~` ~~ --~ ~ ~ ~ _ / ~~.~ _~~ WATERTANR ~ : ~-; ,i ~` ~ \ -', I ~ - - . i' ~ ~`~.1 '~ ~, i ,i t ~i _ -_ i 1 ~ f ~~ ~~~ N 0 R _, ~~...~ ~ i H i~ ~ ~ ~ ~ ~~ ..... • t 1~ ~ r ~. r ~. .. ~, 4~_ ~~$ . }, .~~' ..., ...:..y,~+~ 1 I.... ,~~ ® S ~- 'r e }:X .''~ ~ v 1^~(fi- Fem. ~7 ~~v, ~'~1~ F. a `~ { . ~ ~ ,~ m co N O O .~ Dublin Ranch West Stage I Development Plan BEFGFcE Alvl~ tiFTER SCENIC VIEW IMAGES December, 2004 16034-40 S,, k; ~9 A J~ 1 ~~°~ 1 ~ ~ x H ;~ { N ,. Y M~.. ~~:` 2 _~ ~ ~~ .rr rr~ , tti ^+F""° *" ~; ~ .,;~ $ .~ .-~ spy ~rt 1 1 ~'lna~ n~~ 4 f+ ~~ ~~i , ~' R ~e +r t ~. v~'fa•.r '~a ~ ~ j ;. '~• i` i :. ,rF ~ '~y;,~ qC' ~~ ~ ~ ' ~ r ~' ~ +k 3. } ~Y4~ r ~~ +` .- $ c . ~ .~.. ~ ~~~ ~`.~ i.. '. 7~ ; ~~ ~. ]i ` y. ! - . ~ III ') 1 L JM '1 !.. ~ . # ?./ .. `s .~ ..T,._ ~. .. y .+ ay `~ .~, ' ~. " ~i ~:.~. r~mre~ x a r .~ , i.s. ~ ai, ^ ~,~ ~ a y .-~ ~-,~ ~:.- ~~ ~ 3i. t j - '-~.FI 1 ~ t x 1R+L'+, '~df ...aA +r ~ ~ :. '.:: ..-.. _. Dublin Ranch West Stage I Development Plan BEFORE AND AFTER SCENIC VIEW IMAGES December, 2D04 16034-40