HomeMy WebLinkAboutItem 8.2 Western Dublin Specific PlanAGENDA STATEMENT
PLANNING COMMISSION MEETING DATE:
DECEMBER 16, 1991
SUBJECT:
REPORT PREPARED BY:
ATTACHMENTS:
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Western Dublin Specific Plan
Brenda A. Gillarde, Project Coordinator
Draft Western Dublin Specific Plan under
separate cover
RECOMMENDATION: 1) Open public hearing
2) Discuss each chapter individually
using the following format:
a) Hear Staff/Consultant
presentation
b) Take testimony from the public
c) Question Staff/Consultants and
the public
3) Continue public hearing on the
Western Dublin Specific Plan
FINANCIAL STATEMENT: None
DESCRIPTION:
I. BACKGROUND
The Western Dublin Study began in 1989 with the application by
Eden Development Group and Schaefer Heights, Inc. for a proposed
residential community of about 4,300 units on 2,942 acres. (The
proposal has since been modified to 3,131 units.) Signature
features of the project would include an 18 hole championship
golf course, executive homes clustered around the golf course, a
variety of other housing products and a community/commercial
center that would serve the daily shopping needs of onsite and
nearby residents.
Shortly after submittal of the Eden Development application, an
adjacent property was added to the study at the request of the
then current owner. The Cronin Ranch, (now owned by Milestone
Land Development Corporation) was included in the Western Dublin
Study on July 26, 1989. At that time, 143 dwelling units were
proposed for the 175 acre site; the current proposal would
permit 125 units.
Because these proposals would require a general plan amendment,
the City undertook a multiphased planning approach to the
project. The City contracted with WPM Planning Team to prepare a
general plan amendment, specific plan and environmental impact
Page 1 of 7
ITEM NO. g:2-
COPIES TO: Applicant
Owner
Address File
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE:
7DECEMBER 16, 1991
COl\ �. u va a t i pia a✓i 1 V 1 1 J 1
SUBJECT: Western Dublin Specific Plan
REPORT PREPARED BY: Brenda A. Gillarde, Project Coordinator
ATTACHMENTS: Draft Western Dublin Specific Plan under
separate cover
RECOMMENDATION: 1) Open public hearing
2) Discuss each chapter individually
using the following format:
a) Hear Staff/Consultant
presentation
b) Take testimony from the public
c) Question Staff/Consultants and
the public
3) Continue public hearing on the
Western Dublin Specific Plan
FINANCIAL STATEMENT: None
DESCRIPTION:
I. BACKGROUND
The Western Dublin Study began in 1989 with the application by
Eden Development Group and Schaefer Heights, Inc. for a proposed
residential community of about 4,300 units on 2,942 acres. (The
proposal has since been modified to 3,131 units.) Signature
features of the project would include an 18 hole championship
golf course, executive homes clustered around the golf course, a
variety of other housing products and a community/commercial
center that would serve the daily shopping needs of onsite and
nearby residents.
Shortly after submittal of the Eden Development application, an
adjacent property was added to the study at the request of the
then current owner. The Cronin Ranch, (now owned by Milestone
Land Development Corporation) was included in the Western Dublin
Study on July 26, 1989. At that time, 143 dwelling units were
proposed for the 175 acre site; the current proposal would
permit 125 units.
Because these proposals would require a general plan amendment,
the City undertook a multiphased planning approach to the
project. The City contracted with WPM Planning Team to prepare a
general plan amendment, specific plan and environmental impact
Page 1 of 7
ITEM NO. g!2-
COPIES TO: Applicant
Owner
Address File
report. In addition, the City retained the services of a
planning and management consultant, Brenda Gillarde, to
coordinate the planning process for the City.
During the planning phase of this project, five reports will be
published. All will be available at the City of Dublin Planning
Department for review.
Study Report 1:
Study Report 2:
Study Report 3:
Study Report 4:
Existing Conditions. Identified the
environmental, physical and planning
constraints and opportunities for
development in western Dublin.
(Available now)
Alternatives and Policy Considerations.
Discussed alternative land use
approaches for western Dublin and the
implications of existing General Plan
policies. (Available now)
Specific Plan. Establishes detailed
policies for development in western
Dublin, including land use layout,
infrastructure, financing and other
issues. (Available now)
General Plan Amendment. Identifies
necessary changes and additions to
current general plan policies and map in
order to accommodate the applicants'
development proposals for western
Dublin. (Will be available by December
13, 1991)
Study Report 5: Environmental Impact Report. Assesses
the impacts associated with the
applicants' development proposals and
recommends mitigations to reduce
impacts. Includes a mitigation
monitoring program. (Will be available
by December 31, 1991)
In addition, three public study sessions have been held on the
Western Dublin project. The content of those meetings is briefly
summarized below.
Study Session 1
Existing Conditions,
Opportunities and
Constraints
December 13, 1989
Presented information on environmental
conditions of the property, identified
site constraints and opportunities for
development.
Page 2 of 7
Study Session 2
Land Use and Policy
Considerations
February 28, 1991
Study Session 3
Visual and
Parkland Issues
September 11, 1991
II. DISCUSSION TOPICS
Presentation of different land use
options for western Dublin. The
applicants' proposed projects were
selected for further study. The other
options will be included in the EIR
alternatives analysis.
Presented initial visual analysis of
development in selected areas of the
site. Discussed linear park concept
for Hollis Canyon. Consultants were
directed to prepare additional visual
analysis showing matured project
landscaping. Basic concept of linear
park for Hollis Canyon was supported and
proposed road over Skyline Ridge was
indicated for emergency vehicle access
only.
The purpose of the December 16 public hearing is to receive
comments on the Specific Plan. To assist in the discussion of
this somewhat voluminous document, the following section is
divided into the headings of those chapters in the specific plan
that contain policy statements and action programs. A brief
summary of each chapter is provided followed by a series of
discussion topics for the reader's consideration.
The discussion at the public hearing is by no means limited to
these topics and questions but participants are requested to
dwell only on specific plan issues. not environmental impact
questions. Environmental issues and the general plan amendment
will be addressed at subsequent public hearings.
The public hearing tonight (December 16) will be continued to
receive additional comments on the Specific Plan, if there are
any, or to begin discussion of the General Plan Amendment. The
Planning Commission will conduct public hearings on all three
documents (the Specific Plan, the General Plan Amendment and the
Environmental Impact Report) before determining its
recommendations to the City Council.
A. Land Use and Housing (Chapter 3)
* Predominately a residential community with a maximum of
3,260 units and approximately 9,655 people; more than half
the units would be detached single family.
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* Development clustered into four distinct neighborhoods, each
with its own character and style.
* Signature feature of the project is an 18 hole championship
golf course surrounded by custom and semi -custom homes.
* Three commercial areas proposed: one neighborhood serving,
one community serving (the Village Center) and a freeway
commercial area near the proposed Schaefer Ranch
interchange.
* Clear provisions for affordable housing.
Discussion Topics
A-1 Appropriateness of the land use categories described on
pp. 3-1 to 3-3
A-2 Location, type and density of development as shown on
Figure 3-1
A-3 The mix of single and multifamily housing
A-4 Location and design of the project's retail/commercial
components
A-5 Proposed wording for the policies and action programs
B. Traffic and Circulation (Chapter 4),
* Street width and layout minimizes grading, enhances
community character while meeting all safety requirements.
* Connection to existing Dublin provided via extension of
Dublin Boulevard to Schaefer Ranch Road.
* Pedestrian linkages provided between neighborhoods, to the
school, parks, commercial area and other destinations as
well as frequent pedestrian crossings across major streets.
Discussion Topics
B-1 Layout and types of roads proposed (see Figures 4-2, 4-9,
and 4-10)
B-2 Road connections to existing neighborhoods
B-3 Bicycle and pedestrian pathways
B-4 Trail connections
Page 4 of 7
B-5 Proposed wording for the policies and action programs
C. Sewere Water and Drainage (Chapter 5),
* Promotes unique system for use of tertiary treated
wastewater.
* Requires design and construction of all facility
improvements in accordance with applicable agency standards.
Discussion Topics
C-1 The tertiary treatment system
C-2 Stream alterations
C-3 Protection of water quality
C-4 Proposed wording for the policies and action programs
D. Community Services and Facilities (Chapter 6)
* Provides a site for one elementary school and a fire
station.
* Promotes recycling of organic and non -organic materials.
* Encourages provision of an onsite postal contract station.
* Recommends provision of library services and a site for
community facilities.
Discussion Topics
D-1 School district boundaries
D-2 Provision of additional community facilities and services,
including cable TV service through private franchise or
municipal ownership
D-3 Proposed wording for the policies and action programs
E. Recreation and Open Space (Chapter 7)
* Three neighborhood parks (some with competition sports
fields), a linear park along Hollis Canyon and several other
smaller private recreation facilities.
* Major ridgelines and adjacent open space preserved.
Page 5 of 7
* A regional trail corridor, accessible from the project
* Maintains approximately 60% of the site in open space.
Discussion Topics
E-1 Adequacy of parks (number, size and location)
E-2 Public access to golf course
E-3 The proposed trail network
E-4 Open space management
E-5 Proposed wording for the policies and action programs
F. Environmental Management (Chapter 8)
* Requires an environmental management plan that includes:
- revegetation methods
- erosion control
enhancement of wildlife habitats
- grading and filling guidelines
- tree protection
- cultural resource conservation
- noise buffers
- visual protection of ridgelands
- reduction of air pollution
- energy conservation techniques
Discussion Topics
F-1 Adequacy of requirements for grading, tree protection
visual resource protection and other topics in the
environmental management plan
F-2 Proposed wording for the policies and action programs
G. Design (Chapter 9)
* Protects views for future residents.
* Promotes variety in building height, setback and style.
* Establishes the Village Center as a pedestrian -friendly,
mixed -use community focused on a traditional American city
form -- the "town square."
Page 6 of 7
* Stipulates landscape treatment for gateways, streets and
parking lots.
Discussion Topics
G-1 Lot orientation for energy conservation
G-2 Garage and driveway placement
G-3 Village Center layout
G-4 Proposed wording for policies and action programs
H. Financing
* Summarizes total costs for project infrastructure and fees,
prior to construction of homes ($200 million for
Eden/Schaefer Heights; $16.6 million for Cronin Ranch).
* Identifies financing options for infrastructure and fees.
* Project will have a relatively high ratio of assessments to
property values.
* Estimates project revenues may exceed costs for providing
ongoing urban services to the site, contingent on a number
of factors and assumptions (see Table II1-9 in Appendix C).
Discussion Topics
G-1 Impact fee programs
G-2 Bond financing limits based on the industry criteria that
total assessments should not exceed 2% of property value
G-3 Proposed wording for policies and action programs
H. Implementation and Administration
* Outlines steps necessary to implement the Specific Plan.
Discussion Topics
H-1 Order of tasks and responsibilities for implementing
Specific Plan
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