HomeMy WebLinkAbout11/21/1995 PC Agenda PLANNING COMMISSION
Regular Meeting-Dublin Civic Center Tuesday-7:30 p.m.
100 Civic Plaza,Council Chambers November 21,1995
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETINGS-October 17,1995
6. ORAL COMMUNICATION-At this time,members of the audience are permitted to address the
Planning Commission on any item(s)of interest to the public;however,no ACTION or
DISCUSSION shall take place on any item which is NOT on the Planning Commission Agenda.
The Commission may respond briefly to statements made or questions posed,or may request Staff
to report back at a future meeting concerning the matter. Furthermore,a member of the Planning
Commission may direct Staff to place a matter of business on a future agenda. Any person may
arrange with the Planning Director(no later than 11:00 a.m.,on the Tuesday preceding a regular
meeting)to have an item of concern placed on the agenda for the next regular meeting.
7. WRIFTEN COMMUNICATIONS
8. PUBLIC HEARINGS
9. NEW OR UNFINISHED BUSINESS
9.1 Cafllno is requesting that the Planning Commission authorize a Specific Plan Amendment study to
consider allowing drive-in and drive-through restaurants as a conditional use rather than a
prohibited use within Area 3 of the San Ramon Road Specific Plan. The proposed Caffino location
is at 7360 San Ramon Road,directly in front of the Workbench True-Value Hardware store.
9.2 Trumark Homes has applied for a General Plan Amendment for their 8.9+acre site;
changing the General Plan Designation for the site from"Transportation Corridor"to
"Medium Density Residential"(6.1-14.0 units per acre).The site is located along
Dougherty Road and the former Southern Pacific Railroad right-of-way(APN 941-0205-
006-10). The Medium Density Residential Designation would permit single family
residential development at approximately 12 units to the acre.The Planning Commission
will review and recommend to the City Council the feasibility of a General Plan
Amendment.
10. OTHER BUSINESS(Commission/Staff Informational Only Reports)
11. ADJOURNMENT
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: November 21, 1995
TO: Planning Commission
FROM: Planning Staff r'�
PREPARED BY: Ralph Kachadourian,Assistant Planner/Zoning Investigator -9q�
SUBJECT: San Ramon Road Specific Plan Amendment Study request
by Caffino Inc.
EXHIBITS ATTACHED: Exhibit A: Resolution Initiating Specific Plan Amendment
Study
Exhibit B: San Ramon Road Specific Plan Land Use Map
Exhibit C: Area 3 Regulations&Parking Standards
Exhibit D: Project Written Statement
Exhibit E: Conceptual Project Site Plan/Elevation Drawings
RECOMMENDATION: Initiate Specific Plan Amendment Study
DESCRIPTION:
Caffino Inc. is proposing to construct a 126 square foot drive-through espresso
bar/kiosk directly in front of the Workbench True-Value Hardware store located at 7360 San
Ramon Road.
The San Ramon Road Specific Plan geographic designation of this site is "Area 3",
(San Ramon Road Properties). This designation allows for the development of retail shopper
stores oriented to providing additional comparison shopping goods for both Dublin and nearby
community residents. It is the intent of the Specific Plan that the principal uses within Area 3
be reserved for retail shopper stores. Under certain circumstances,a limited amount of
development can be for other types of uses such as,personal service,financial institutions or
office uses.
The San Ramon Road Specific Plan identifies Caffino's drive-through business as a
prohibited use (see Exhibit C). Caffino is requesting that the Planning Commission authorize a
Specific Plan Amendment study to consider allowing drive-in and drive-through restaurants
which sell food for consumption in a short time as a conditional use within Area 3. This
would permit Caffino to operate an espresso bar/kiosk within this Specific Plan area. Caffino
has also submitted an application for a Conditional Use Permit to allow drive-through uses(if
the Specific Plan is amended),and to reduce the parking requirements(see Exhibit C) and Site
ITEM NO. 9.1 COPIES TO: Brenda Gillarde/Applicant
John Nichandros/Owner
Sr.Planner
Admin.Files
rACE 1 or 3
Development Review approvals for this site. These applications will be considered along with
a Specific Plan Amendment if the study is authorized by the Planning Commission.
ZONING:
The site is presently zoned C-1,Retail Business district. Drive-in and drive-through
uses are not a permitted use in the C-1 zoning district unless authorized by Conditional Use
Permit approval. The properties to the north(The Sleep Shop,Hayward Fishery,Public
Storage)and to the south(Stroud's Plaza)are currently zoned C-1,Retail Business,and PD,
Planned Development(allowing C-1,Retail Business uses). The properties to the east across
San Ramon Road(Shamrock Village,Casa Orozco,Casual Male Big&Tall)are zoned C-1,
Retail Business,and are within the Downtown Specific Plan area. The Kildare residential
development is located to the west of the project site and is within Area 2 of the Specific
Plan.
ANALYSIS:
When the San Ramon Road Specific Plan was adopted in 1983,development within
Area 3,The Sleep Shop,Hayward Fishery,Public Storage retail center,and Stroud's Plaza
(formerly known as the Town&Country Center)had not existed except for the Workbench
True-Value Hardware store and the Dublin Iceland sites. Drive-through uses were prohibited in
order to foster attractively designed large scale development which eventually occurred and to
avoid having a concentration of unattractive drive-through uses on San Ramon Road. Smaller
individual in-fill sites suitable for drive-through uses remain undeveloped.
A Specific Plan Amendment to allow drive-in and drive-through uses as conditional
uses in Area 3 would be required if the Caffino project is to be developed. If the Planning
Commission should authorize the Specific Plan Amendment study,Staff would examine
several specific issues regarding this request:
1. Is a drive-in or drive-through use an appropriate use within Area 3 of the Specific Plan;
and
2. Should a drive-in or drive-through use be considered a conditional use within Area 3;
and
3. Determine if certain types of specialty drive-in or drive-through uses should be allowed,
such as the Caffino espresso bar/kiosk,as opposed to the typical fast food restaurant
drive-through operations,such as Burger King or McDonald's.
Staff recommends that the Planning Commission initiate a Specific Plan Amendment
study to consider allowing drive-in or drive-through restaurants as a conditional use within
Area 3 of the Specific Plan.
To initiate a Specific Plan Amendment study,a Planning Commissioner may make a
motion such as:
I move that the Planning Commission initiate a Specific Plan Amendment study to
consider allowing drive-in and drive-through restaurants as a conditional use within Area 3 of
the San Ramon Road Specific Plan.
ispemt
2
PAGE OF 3
RESOLUTION NO. 95-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN
INITIATING A SPECIFIC PLAN AMENDMENT STUDY FOR CAFFINO INC.,FOR AREA 3 OF
THE SAN RAMON ROAD SPECIFIC PLAN.
WHEREAS, Caffino Inc., is requesting initiation of a Specific Plan Amendment study
for Area 3 of the San Ramon Road Specific Plan to consider allowing drive-in and drive-
through restaurants as a conditional use;and
WHEREAS,the Planning Commission did review the Staff report regarding the
Specific Plan Amendment study request on November 21, 1995;and
WHEREAS, Area 3 of the San Ramon Road Specific Plan allows for the
development of retail shopper stores oriented to providing additional comparison shopping
goods for both Dublin and nearby community residents and it is the intent that the principal
uses within Area 3, be reserved for retail shopper stores;and
WHEREAS,Area 3 regulations prohibit drive-in and drive-through restaurants,which
sell food for consumption in a short time;and
WHEREAS, to allow drive-in and drive-through restaurants as a conditional use in
Area 3 could allow additional retail uses to be developed on individual in-fill site suitable for
drive-through uses;and
WHEREAS,such uses would be valuable commercial uses to the City of Dublin;and
WHEREAS, the Staff Report was submitted recommending that the Planning
Commission initiate the Specific Plan Amendment study;and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations, and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby initiate a Specific Plan Amendment study for Caffino Inc.,to consider allowing
drive-in and drive-through restaurants,which sell food for consumption in a short time, as a
conditional use within Area 3 of the San Ramon Road Specific Plan.
PASSED,APPROVED AND ADOPTED this 21st day of November, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director EXHIBIT A
SAN RAMON ROAD SPECIFIC PLAN
FIGURE 3
-i. LAND USE PLAN
SCALE 1" 200' y MAY 1983
'y
0 100' 200' 300' r- N z �. AREA 1 AREAS
NORTH 0 y
s
�► t�OFFICE PERMITTED LAND USES
SPECIFIC PLAN BOUNDARY
SEE TEXT FOR EXACT DESCRIPTIONS
Sim
AREA 1 1 ACR
AREA 2>
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a� MULTI FAA L -: RESIDENTIAL � 9
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OPEN OFFS
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CITY OF DUBLIN
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.. �' PLANNING DEFT.
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' AREA 4
-I :� n COMMERCIAL AS BUILT �: �.�
SANTINA
THOMPSON INC.
1040 0A Gtovt Road ConcordCalifornia
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5.14*(4 1abAO S Ftc II1N
ProhibiEed Uses
• - Any other commercial use not found to be ancillary to office
uses.
- Other residential uses not defined above.
- Industrial uses.
Area 3 (San Ramon Road Properties) 13.0+ Acres
This area has the best potential for the development of retail shopper
stores oriented to providing additional comparison shopping goods for
• both Dublin and nearby community residents. Its location along a major
street, proximity to the Regional Shopping Center (Stoneridge) and on
the direct route to and from Interstate 580 for a large area give these
properties a potential not found elsewhere in Dublin. It is the intent
of this Specific Plan that the principal use of this area be reserved
for retail shopper stores. Under certain circumstances, as noted below,
a limited amount of development can be for personal service, financial
institutions, or office uses as defined in this Plan.
Permitted Uses
- Retail commercial shopper goods uses such as:
a. Family apparel
b. Household furnishings
c. General merchandise stores •
d. Specialty stores
that offer comparison goods based on price and quality.
- Eating and drinking establishments selling prepared food and
liquor except those defined as drive-through.
Special Provision
- For shopping centers involving 4 acres or more:
Up to 25% of the total gross floor area of any development
can be for personal service, financial institution, or
office uses as defined in this Plan.
EXHIBIT
- 6 - z o 13
Conditional Use
Subject't6 approval of a conditional use pernut:
a. Any change from one established use to another permitted
use.
b. Community, religious and charitable institutions facilities
and uses.
•
c. Public facilities and uses.
Prohibited Uses
- All retail commercial uses defined as convenience stores,
including:
a. Grocery stores
b. Drug stores
c. Liquor stores . -
d. Drive-in and drive-through restaurants
•
mow which sell food, drugs, and other household goods for
consumption in a short time.
- All other retail stores and personal services not mentioned
above including new and used vehicle sales and/or vehicle
repair and service, service stations, banks, dry cleaners,
medical services, garden stores, auto parts stores, and other
similar stores and services.
- Residential uses. . .- Office uses.
- Industrial uses.
Area 4 (Martin Canyon Creek) 0.4+ acre
• This creek should be preserved for open space and/or flood control uses
only. Use of the Creek should be for public or private-recreation/open
space uses.
Permitted Uses
- Open space uses including, but not limited to: public or
private recreation uses, and/or flood control protective
structures and appurtenances.
PAGE
- 7 -
•
•
5. Noise
•
Due to anticipated noise levels along Silvergate Drive, Dublin Blvd. and San_______ _
Ramon Road, all structures that may be affected by noise levels in excess of
commercial and residential noise standards shall be sound attenuated to insure
interior noise levels within acceptable standards (as defined by the County of
Alameda Noise Element). Appropriate acoustic measures may include walls,
special windows, building orientation, and similar features.
6. Setbacks
•
Building setbacks for new development adjacent to existing residential areas
both within and adjacent to the Specific Plan Area shall be at least 20 feet,
and this setback shall be landscaped with an effective combination of trees,
ground cover, and shrubbery designed to screen the development from existing
uses. In addition, there shall be a 20-foot landscape buffer along Silvergate
Drive and San Ramon Road. All other setbacks shall be determined at the time
of design review for the individual projects in accordance with acceptable
commercial and residential standards.
if, 7. Parking Standards
The following requirements are applicable to all uses within the Specific Plan
Area:
- As an incentive to promote the joint development of parcels within
this Specific Plan Area, the following may be provided at the option
of the developer subject to the conditions identified below when
•
applicable to commercial and residential off-street parking uses:
1. Required parking for various uses as identified by the existing
City of Dublin Zoning Ordinance may be modified as follows:
a. Up to 25% of required parking spaces may be waived by the
Planning Commission based on evidence presented
demonstrating that the particular use of land will require a
smaller number of permanent spaces based on the anticipated
use of the land. Sufficient evidence shall be presented
demonstrating the unique or changed circumstances
substantiating the waiving of required parking spaces.
•
.40 2. Shared Parking:
. Parking facilities required for any parcel may be used jointly
• with parking facilities for other uses or parcels when operations
are not normally conducted during the same hours, or when hours
of peak use vary. Request for the use of shared parking are
subject to approval of the Director of Planning and must meet the
following conditions:
• a. Sufficient evidence shall be presented to the Director of
Planning demonstrating that there shall exist no substantial
conflict in the principal hours or periods of peak demand of
the structures or uses for which the joint use is proposed.
- 11 - Or 1l
• b. The number of parking stalls which may be credited against
the requirements for the structures or uses involved shall
not exceed the number of parking stalls reasonably
_- anticipated to be available during different hours of '
operation.
• c.. Parking facilities designed for joint use shall not be
located further than 250 feet from any structure or use
served..
• d. A written agreement shall be drawn to the satisfaction of
the City Attorney and executed by all parties concerned
assuring the continued availability of the number of stalls
designated for joint use at the period of time indicated.
3. Compact Cars:
a. Facilities with 25 or more parking spaces may provide up to
40% of its parking for use by compact cars. Spaces
delineated for parked compact.car use shall meet standards
as developed by the Director of Planning.
•
8. Height Limits
Within this Specific Plan Area, heights in excess of the normal two-story
residential and three-story commercial limits may be permitted. The Planning
Commission shall review the appropriateness of siting and compatibility of the
design with the scale and character of the Specific Plan Area for buildings in
excess of two or three stores for these land uses. Buildings should:
1. Be set back from any existing residential uses to avoid significant visual
impacts. _
2. Respect views both on and off the site.
3. Be clustered, rather than spread out over the site.
SPECIFIC DEVELOPMENT CRITERIA
Based on the three alternatives described earlier, the following
standards place.some specific controls on the development associated with
Areas 2, 3, and 5 within the Specific Plan Area. They are intended to permit
development, whether residential or commercial in nature, that will enhance
the objectives of this Specific Plan. Normal site plan and design review
procedures and requirements of the Planned Development Zoning District, or
applicable commercial or residential zoning district within the City of Dublin
will prevail unless defined in Table 1.
ADMINISTRATION AND REVIEW PROCESS
Because of the variety of uses proposed for this Specific Plan, it is
necessary to create a review process that provides the City of Dublin with
-adequate controls over future development while providing applicants with a
timely direction. Even though the City of Dublin presently combines many of
- 12 - PAGE OF 11
cap,
n°-
DRIVE THRU ESPRESSO BARS
PROJECT DESCRIPTION-CAFFINO,INC.
SPECIFIC PLAN AMENDMENT,CONDITIONAL USE PERMIT
AND SITE DEVELOPMENT REVIEW APPLICATION
existing Use. The proposed site is a vacant portion of an existing developed parcel located at the
corner of San Ramon Road and Amador Valley Boulevard. The True Value Hardware store is
located on the rear of the property;the front portion is currently vacant.
" Proposed Use. The proposed project is to construct a 126 square foot drive-up espresso bar. The •
Caffino pavilion will have two drive-up windows and access would be from Amador Valley
Boulevard via an existing driveway;no access would be provided from San Ramon Road.
The concept behind Caffino is very simple-to provide an authentic cup of cafe style Italian
espresso without getting out of one's car. The business is designed to attract passby traffic-
people who are already out on the road commuting to work,school,daycare or shopping.
Caffino is proposing to connect to existing sewer and water lines. The only grading that will
occur is that associated with leveling the site for paving and construction of the Caffino building
pad and ancillary buildings. The only excavation that will occur will be for utility trenches.
There are no known hazardous materials on the site.
Project Operations. The operational characteristics of the business make it extremely well
tailored to the morning commuter. Two drive-up windows are provided which expedite the
amount of time it takes to serve a customer. On the average,a customer transaction from order
to delivery takes 60 seconds.
Business hours typically would be from 6:00 a.m.to 9:00 p.m.with the peak hours of operation
from 7:00 to 9:00 a.m.. The maximum number of employees on a shift would be three to four
employees during the peak hours of operation(7:00-9:00 a.m.). During the other hours of
operation,two employees would be present on the site.
During the peak hours,the average number of customers served is 69 per hour. After 9:00 a.m.
the number of customers drops dramatically,to about 30 per hour or one every 2-3 minutes.
After 12:00 noon the average number of customers is 20 per hour or one every 3-4 minutes.
(Refer to enclosed traffic study dated April 1995 for additional information.)
Caffino Project Description EXHIBIT p
qq �S�UO
281995
nc.: ..1. f
muisi PLANNim
Caffino,Inc. • 6140 Stoneridge Mall Road,Suite 450,Pleasanton,CA 94588 • TEL 510.460.2900 FAX 510.416.0120
Project Layout and Design. The Caffino pavilion will be located adjacent to an existing retail
store but will create its own distinct identity and character. The Caffino building was designed
by a premier Napa architect and reflects an upscale Italian motif. Building materials consist of
high quality steel,glass and ceramic tile in the Italian national colors. The predominant color is
white accented by red and green trim. Slate or charcoal grey colored stamped concrete will be
utilized to delineate the drive-thru lanes and the building pad area. This technique has been used
successfully in other Caffino locations to create a more distinctive"sense of place."
Project Access/Circulation. Access would be from Amador Valley Boulevard via San Ramon
Road. Based on existing traffic volumes and patterns,it is anticipated that the major portion of
Caffino's morning customers will be heading southbound on San Ramon Road and would
therefore be making a right turn onto Amador Valley Boulevard to the Caffino. As stated in the
master traffic study,approximately 90%of Caffino customers are pass-by traffic. These are
people either on their way to work,traveling to day care or school. Thus Caffino will not
generate major new trips but will primarily divert trips from San Ramon Road.
•
Average queues during the morning peak hours(generally 7:00-9:00 a.m.)are 2-3 cars,with an
occasional 3-4 car queue for brief periods of time within the peak hour time period. The site
layout is designed to adequately accommodate the anticipated queuing needs of the Caffino.
During morning peak hours of operation,one or two greeters will be present outside of the
pavilion to greet customers,take orders and direct patrons to the most available drive-up
window,if necessary. This prevents any problems with uneven queuing and ensures no traffic
backups. This system is employed in all of the existing Caffino's and is 100 percent successful
in managing the flow of customers during the morning peak hours of operation.
Landscaping. The proposed site will be fully landscaped to enhance not only the appearance of
the Caffino pavilion but also the site itself,which currently presents somewhat of an eyesore to
those traveling along this section of San Ramon Road. The landscape palette will include a
variety of shrubs and ground cover. Terra cotta planters filled with brightly colored annuals will
also be located at both ends of the building,adding to the cheerful and inviting appearance of the
Caffino site.
,Specific Plan Amendment. The proposed site is located within Area 3 of the San Ramon
Specific Plan,which was prepared in 1983. The Plan stipulates this area for retail
shopper stores. The Plan prohibits convenience stores including drive-thru uses in Area
3;the reasons why these types of uses are not allowed is not provided in the plan.
This application requests an amendment to the Specific Plan to allow the Caffino use.
Performance standards could be developed to limit the size and scope of drive-through uses
within Area 3. Caffino successfully made a similar application to the City of Davis which
developed specific parameters for drive-thru uses within its commercial highway district.
Similar parameters could be developed for Area 3.
Caffino Project Description Page 2
PAGE 10 o,;: �
Conditional Use Permit. Because the proposed use would be a drive-thru,a conditional use
permit is required. In order for the City to approve a conditional use permit,certain findings
must be made:
The use is required by the public need The proposed Caffmo would provide a service that
allows commuters and persons in their autos a convenient way to obtain authentic Italian
espresso drinks and other fine quality beverages. It also provides a product that is not readily
available within the Dublin community.
The use is properly related to other land uses and transportation/service facilities in the vicinity.
The Caffino would be located in an area designated for retail stores. The site is located on a
major arterial which makes it an auto oriented,rather than pedestrian oriented environment. The
Caffmo business is oriented to the auto traveler,and specifically targets the morning commuter.
Although the Specific Plan prohibits drive-thru restaurant uses,it obviously did not envision a
use such as a Caffino. Undoubtedly the plan's language for Area 3 was designed to prohibit
larger drive-in restaurants;the proposed Caffmo does not fit into this category given its small
size,no interior or exterior seating,no food preparation(other than coffee),no on-site food
consumption,no litter generation and quick turnover(most transactions occur within 60 seconds
of arrival on the site).
The use will not affect public health and safety. The Caffino use primarily draws from existing
traffic trips and therefore generates minimal new traffic trips. Because customers leave their car
running,less carbon monoxide is generated compared to a use which requires the patron to shut
their car off and then start it up again. No odors of any kind are generated by a Caffino and it
does not generate any excessive noise that would affect surrounding uses.
The use is not contrary to the specific intent or standards established for the district it would be
located in. The Specific Plan does stipulate that Area 3 should develop as retail shopper goods,
which is defined as comparison goods based on price and quality. Since the Plan was written in
1983,a major shopping center has developed on the south side of Amador Valley Boulevard;on
the north side of Amador Valley a series of single use retail stores has developed including a
hardware store,a bedding store,a restaurant and a self-storage facility. The Caffmo use would
be compatible with these existing uses in that it is a single use,retail store that is primarily
oriented to customers who arrive by automobile.
Caffino Project Description Page 3
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REVISION:
I JOB TITLE:
CAFFINO
AMADOR VALLEY BLVD.
k SAN RAMON RD. ,
DUBLIN, G
RECEIVED
NOV 16 19%
DUBLIN PLANNING
OWNER:
CAFFINO
$140 STONERIDGS MALL
DRIVE, SUITE 450
FUASANT0K G 9"SS
SHEET TITLE:
SITE PLAN/
DETAILS
DATE: 11/16/95
JOB No.
SHEET:
141X19" KEO NEON
'DRIVE THKU' WINDOW
SIGN
19'X 39 1/2"'CAFFINO' LOGO -
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UNDEKLINE WITH RED NEON
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UNDERLINE WITH RED NEON
OUTLINE (5.0 5F)
RIGHT EXTERIOR( ELEVATION REAR EXTERIOR ELEVATION
TOTAL NONAGE AREA FOR THIS ELEVATION - 6.1 5F TOTAL 51GNAGE AREA FOK THIS ELEVATION = 5.0 SF
4 " SLACK VINYL
19"X 391/2"'CAFFINO' LOGO - 'DRIVE THKU ESrrE550'
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EXHIBIT
2-
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ARCHITECTS
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REVISION:
JOB TITLE:
CAL'IFINO
AMADOR VALLEY BLVD.
k SAN RAMON RD. ,
DUBLIN, G
RECEIVEia
N (IV 16 1995
DUBLIN PLAMI--J,�,;1^
OWNER:
CAFFINO
6140 STONEUDCE MALL
DRIVE' eU1Te 4
30
FLAASANWKT CA 1433E
SHEET TITLE:
ELEVATIONS
DATE: 11/16/95
JOB No.
SHEET:
2
1 �.
6I
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: November 21,1995
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Jeri Ram,Associate Planner
Jerry Haag,Consulting Planner
SUBJECT: Trumark Homes General Plan
Amendment Study(Feasibility)
GENERAL INFORMATION:
PROJECT: A General Plan Amendment Study to determine the feasibility of a
General Plan Amendment for the Trumark Homes Project site. The General Plan
Amendment would change the Land Use Designation from"Transportation Corridor"
to"Medium Density Residential".
APPLICANT: Trumark Homes
6375 Clark Avenue
Dublin,CA 94568
OWNER: Southern Pacific Railroad
One Market Plaza,Suite 912
San Francisco,CA 94105
LOCATION: Southern Pacific Right of Way west of
Dougherty Road
COPIES TO:
Trumark Homes
Southern Pacific Railroad
Senior Planner
Project Planner
Trumark Homes File
ITEM NO. 9. Admin.File
PAGE I 0i 13
a•P
ASSESSOR PARCEL: 941-0205-006-10
GENERAL PLAN
DESIGNATION: Transportation Corridor
EXISTING ZONING/
LAND USE: M-1(Light Industrial)Vacant
SURROUNDING LAND
USE AND ZONING:
North: Planned Development(Residential),Arroyo Vista
South: M-1,developed with light industrial uses
East: Agriculture,Dougherty Road and Camp Parks
West: M-1,developed with light industrial uses
BACKGROUND:
Trumark Homes has applied for a General Plan Amendment for their 8.9±acre
site;changing the General Plan Designation for the site from"Transportation Corridor"to
"Medium Density Residential"(6.1-14.0 units per acre).The Medium Density
Residential Designation would permit single family residential development at
approximately 12 units to the acre.
The City Council approved the initiation of a General Plan Amendment Study at
their meeting of July 11,1995. On September 26,1995,the City Council approved a
contract with Jerry Haag,a Contract Planner. Mr.Haag's tasks are to:
1. Analyze the feasibility of a General Plan Amendment for the Site and present the
findings to the Planning Commission and City Council.
2. Prepare the necessary environmental documents and General Plan Amendment for
Planning Commission and City Council review and approval,if the City Council
determines the General Plan Amendment is feasible.
The Project:
The Applicant has submitted conceptual plans for the proposed property. The
plans characterize the type of future development envisioned for the site should the
General Plan be amended(Attachment 1). The conceptual plans indicate that the 8.9±
acre site would be subdivided into approximately 92 lots. A detached single family home
would be built on each of the lots. The primary vehicular access is proposed to be
Dougherty Road with secondary access and/or emergency vehicle access provided to the
south on Sierra Court.
2 PAGE Z OF1a
A solid masonry wall would be constructed along the southerly property line to
provide a land use and noise buffer between the proposed residences and existing
industrial uses to the south.
If a General Plan Amendment is ultimately approved,it will not be an approval of
the conceptual plan. The conceptual plan would be reviewed later in the process as part
of a Planned Development Rezone,Site Development Review and Tentative Subdivision
Map.
The Applicant has proposed an alternative to designating the entire 8.9±acre site
as"Medium Density Residential." The alternative would leave a small strip of land
parallel with the southern boundary line as"Light Industrial,"with the balance of the site
changed to"Medium Density Residential." The area remaining as industrial could be
used for mini-warehouses and would serve as a more substantial buffer between proposed
residential uses and existing industrial uses to the south. The mini-warehouse would
require a strip of land approximately 70 feet in width. This alternative and possibly
others would be analyzed as part of the environmental review process of the General Plan
Amendment Study.
General Plan:
General Plan policies applicable to this proposal,by Element,include:
Land Use Element:
The Land Use Element designates the site as"Transportation Corridor
(Attachment 2)." The adjacent use immediately to the south is"Business
Park/Industrial." A residential development,with the proper design, would be
compatible with the business park use. The use adjacent the bike path to the east is
residential which would be compatible with a residential proposal.
The Land Use Element contains the following policies which deal with this
application:
"2.1.1 Housing Availability
Guiding Policy A: Encourage housing of varied types,sizes and prices to meet
current and future needs of all Dublin residents.
Implementing Policy B: Designates sites available for residential development in
the primary planning area for medium to medium-high density where site capacity
and access are suitable and where the higher density is compatible with existing
residential neighborhoods nearby."
3 Gr 3.,
Circulation Element:
The Circulation Element notes that Contra Costa and Alameda Counties are
considering the preservation of the Southern Pacific right-of-way for possible future light
rail transit or as a busway.
Guiding policies include:
"A. Support preservation of the Southern Pacific right-of-way as a future
transportation corridor.
B. Consider potential recreation use in conjunction with transportation use."
The Circulation Element also notes that a jogging and bike path should be
incorporated into the railroad right-of-way. A bikeway and jogging path has been
developed adjacent the site(Attachment 3).
Housing Element:
The Housing Element notes that the City presently falls below production goals
set for the City by the Association of Bay Area Governments(ABAG). This situation
could change in the near future,however,as residential projects are proposed in the East
Dublin planning area.
The Housing Element also identifies possible strategies to assist in the production
of new housing units,some of which require the adoption of new regulations. Three
programs which could have a bearing on the pending application include:
1. Strategy I.C.a review of development standards to determine potential
changes to reduce development costs and thereby the cost of housing.
Innovative site planning and construction methods were specifically
mentioned as ways to achieve this.
2. Strategy I.D.recommends examining the use of air rights over parking lots
and other sites with a low intensity of use to permit construction of
housing.
3. Strategy I.E.would encourage higher density residential development near
the BART station.
4 PAGE_ G
Safety Element:
There are several safety issues that will be addressed as part of any environmental
document for the project. These include a large pressurized underground gas line and the
DSRSD water treatment facility near the site. There are no policies in the Safety Element
which would address this application or these issues.
Noise Element:
The Noise element notes that portions of the site are subject to excessive noise
generated by vehicles along Dougherty Road. The design of the project will need to
reduce exterior noise to 65dB.
Regional Planning Agency Programs and Policies:
Although the City of Dublin bears full responsibility for planning of land use
inside City limits,a number of regional planning bodies have been created over the years
which have taken largely an advisory role to municipalities. Typically,such regional
agencies have been formed in response to specific region-wide issues,such as air quality
or transportation,or as mandated by federal requirements.
Primary agencies which have taken positions with respect to land use or
transportation include the Association of Bay Area Governments(ABAG),which is
composed of all local governments in the greater bay area,the Metropolitan
Transportation Commission(MTC),a regional transportation advisory commission and
the Bay Area Air Quality Management District(BAAQMD).
Under the auspices of ABAG,a Tri-Valley Regional Planning Strategy
Committee was formed. They have completed a draft subregional planning effort which
includes policies regarding urban growth,land use,transportation,housing and similar
regional issues.
The BAAQMD has adopted a region-wide Clean Air Plan to enhance air quality
in the basin. Although many of the recommended techniques for improving air quality
are technical in nature,the Clean Air Plan also includes a Transportation Control Measure
to encourage cities and counties to promote high density residential and mixed use
development in the vicinity of mass transit stations.
This project is consistent with the applicable policies of regional agencies as well
as those of the draft Strategy.
5 PAU_..�Z O
Other Environmental Planning Issues:
Factors which must also be considered in the review of the proposed GPA include
overall land use compatibility,possible traffic and site access concerns,risk of hazards
caused by adjacent land uses,flooding potential and concerns from other public service
agencies. Many of these issues identified below will be further studied and refined as
part of the environmental review process.
Land Use Compatibility: Immediately adjacent the site to the south is a business
park which has a General Plan Land Use Designation of"Business Park/Industrial"and is
in the M-1 Zoning District(Light Industrial). Possible land use compatibility issues
between residential and industrial land uses include excessive noise generated by
industrial operations,such as industrial processes;truck traffic;outdoor security lighting;
emission of noxious fumes and similar hazards;creation of large quantities of dust;
aesthetic compatibility;and,safety/security of industrial uses adjacent to residential uses.
An investigation of the project site indicates that the business park is generally
well managed and maintained. Existing industrial users include Ron Nunes Enterprises
(metal stamping and fabricating),a Federal Express center,a service center for Home
Federal Savings,a swimming pool supply store and other light industrial uses. Industrial
users are oriented toward Sierra Court and Trinity Court,south of the subject property,
although several have overhead-type doors opening to the north(facing the project). A
chain link fence has been constructed on the common property line between the Sierra
Industrial Park and the subject property.
Concerns have been identified regarding incompatibilities between existing
industrial uses and future residences. These concerns relate to the types of industrial
operations and possible negative impacts related to emission of noxious or hazardous
material,such as escape of industrial gasses or odors and risk of explosion. The City's
M-1 Zoning District is intended to minimize negative effects on surrounding properties
and limit industrial operations to enclosed buildings,except for a number of specific uses
which must obtain a Conditional Use Permit. These uses include outdoor uses which
could have negative effects on residences,including storage of liquefied natural gas and
concrete and asphalt batch plants.
Land use compatibility also includes consideration of land use patterns on other
peripheries of the proposed project site. To the north lies the Arroyo Vista housing
project which would be separated from the project site by a regional bicycle and
pedestrian trail.
Traffic/Circulation/Access: The property in question presently has access off of
Dougherty Road,a major arterial highway in Dublin. The Applicant proposes to
maintain this access as the primary project entrance and supplement it with a secondary
access off of Sierra Court. Further study will determine if the secondary access will serve
only the residents or perhaps be reserved for emergency access only. A new traffic
signal is anticipated at Dougherty Road and the project entrance.
The City's Public Works Department is presently exploring plans to relocate and
widen Scarlett Drive in the general vicinity of the project area for the purpose of
improving area-wide circulation to the new BART station(See Attachment 4). The
precise location and design of the relocated Scarlett Drive may have an impact on the
design of the subject property.
The project site is located adjacent to a bus route on Dougherty Road operated by
WHEELS. According to a route planner from WHEELS,between twenty to thirty buses
transverse Dougherty Road in front of the site. Direct bus transit will be provided to the
new BART station once it is operational.
Risk of Upset/Hazardous Material:
There are two issues related to potential risk of upset and hazardous materials
with respect to the application. A major underground pressurized gas pipeline has been
constructed immediately northeast of the project site. Also,DSRSD maintains a small
water treatment plant on the southeast corner of the site which uses a chlorine process to
treat the water.
Both facilities could pose some level of health risk to future residents on the
subject property. It is possible that mitigation could be developed to assure the City that
health risks could be reduced. Such mitigation would be proposed through the final site
design and environmental review process.
In-Fill Housing Experience From Other Cities:
Staff has contacted other cities which have existing or proposed infill housing
near transit facilities.
The City of Fremont has recently reviewed and approved two similar type
residential developments for Trumark Homes. Both projects are infill-type developments
and are located adjacent to railroad tracks and heavily traveled arterial streets. They
conform to the City of Fremont's desire to add new housing to older commercial areas as
a way of supporting the remaining commercial base. The projects have densities of
approximately 11.5 dwelling units per acre,similar to the requested density in Dublin.
Issues raised by the Fremont staff included mitigation of vehicular noise,provision of
adequate on-site guest parking and high quality exterior architectural elevations. The
Applicant was able to satisfy all City concerns.
Z 07 1
Other cities which have undertaken transit-oriented housing and mixed use
projects include El Cerrito and Pleasant Hill(near or adjacent to BART stations)and
Mountain View and Sunnyvale(near existing or proposed CalTrain stations). It should
be pointed out that several of these transit-oriented housing projects are located
immediately adjacent or within one quarter mile from a major transit stop.
ANALYSIS:
Based on an analysis of the factors relating to this proposal,staff believes the
proposal has sufficient merit and that the Applicant should be given direction to make a
formal request to amend the General Plan as originally requested. Staff's analysis is
based on the following factors:
1. Amending the General Plan to"Medium Density Residential"would be consistent
with the intent of the current General Plan Designation of"Transportation
Corridor." As an outcome of additional staff review of this request,the City may
want to retain a portion of the site within the"Transportation Corridor"
designation so as not to preclude construction of a future circulation route in this
location as well as to allow the regional recreational trail. It is apparent from the
General Plan Map that the width of the subject property is wider than other
properties to the north also designated as a future transportation corridor,so that
non-transportation uses could potentially be accommodated in addition to future
transportation facilities.
Higher density housing,as proposed,would be located adjacent to a major
transportation corridor in the community. Residential uses on the site would also
be more consistent with the adjacent regional bicycle,hiking and jogging trail
than would industrial uses. Staff would also recommend that the"Transportation
Corridor"General Plan Designation be retained for the regional recreational trail
immediately north of the site.
2. Initial conceptual plans submitted by the Applicant show a small-lot,single
family detached housing type not currently available elsewhere in Dublin. This
can assist the City in meeting Housing Element production goals set by ABAG
especially houses affordable to moderate income households.
3. The particular housing type and configuration proposed by the Applicant has been
approved by other communities and has proven successful in meeting City goals,
specifically in more urban,infill sites.
8 PAGE 0
4. A preliminary investigation of land use compatibility issues indicate that all issues
can be dealt with or mitigated through proper site planning and the environmental
review process. Modern business parks,such as Sierra Business Park,are
typically designed to be compatible with adjacent residences through generous
setbacks,limitation of operations to enclosed buildings and environmental
performance standards. Also,it is a generally accepted planning principle that
land use transitions,such as between industrial and residential,are best
accommodated along rear property lines rather than other configurations.
RECOMMENDATIONS:
FORMAT:
1) Consider this item and hear staff presentation.
2) Open the floor for discussion by Applicant,any members of the public.
3) Question staff,Applicant and the public
4) Close discussion and deliberate
5) Make a motion recommending that the City Council continue with the
process necessary to complete the General Plan Amendment Study
(see sample motion below).
ACTION: Staff recommends that the Planning Commission recommend to the City
Council that they authorize staff to continue with the process to prepare the General Plan
Amendment Study(by minute action).
To recommend continuation of the General Plan Amendment process,a Planning
Commissioner may make a motion such as:
I move that the Planning Commission recommend to the City Council that it
authorize staff to continue with the process to prepare environmental documents and a
formal General Plan Amendment for the proposed project.
BACKGROUND ATTACHMENT:
Attachment 1: Conceptual Project Plan
Attachment 2: General Plan Land Use and Circulation Map
Attachment 3: General Plan Bikeways Map
Attachment 4: Diagram of Possible Alignment of Scarlett Drive
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Bangkok, Thailand Fort Lauderdale, FL
RECEIVED
J U N 9 1995
'11BLIN PLANNIN(
Residential
Low Density Single Family
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CLASS I BIKEWAY (BIKE PATH):
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CLASS 11 BIKEWAY (BIKE LANE):
Provides a striped lane for one-way
bike travel on street.
CLASS Ill BIKEWAY (BIKE ROUTE):
Provides for shared use with either
pedestrians on the sidewalk or
motor vehicle traffic on the street.
NOTE: Locations of Proposed Bikeways
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DUBLIN GENERAL PLAN
Revised February 1992
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