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HomeMy WebLinkAboutAttach 5 Spiral Bound ProposalSAN RAMON VILLAGE PLAZA DUBLIN, CALIFORNIA A MIXED-USE DEVELOPMENT OF COMMERCIAL AND RESIDENTIAL PRESENTED TO: CITY OF DUBLIN PLANNING COMMISSION APRIL 13, 2004 DEVELOPER: BANCOR PROPERTIES LLC CONSULTANT TEAM: CARLSON, BARBEE, & GIBSON THE GUZZARDO PARTNERSHIP DAHLIN GROUP ATTACHMENT 5 TABLE OF CONTENTS I. TABLE OF CONTENTS II. INTRODUCTION III. SUMMARY IV. RENDERINGS V. PROJECT PLANS VI. SITE PHOTOGRAPHS OF EXISTING PROPERTY VII. APPLICATION MATERIALS II. INTRODUCTION "THE REDEVELOPMENT OF A GATEWAY" The proposed project at San Ramon Village Plaza exemplifies the City of Dublin's goal of creating vibrant urban style villages throughout the city. By utilizing the mixed-use designation described in the General Plan, Bancor Properties is in the process of revitalizing an underutilized gateway property into an attractive urban village which includes retail and residential components. The project not only assists in meeting the City's immediate need of providing an inherently more affordable housing product, but it will also play a significant role in reshaping the community's first impression of Dublin along the 1-680 corridor. Bancor Properties is assembling two separately owned parcels in order to create this 4.68- acre project. The properties are bounded by San Ramon Road, Alcosta Boulevard, 1-680, and Bellina Street. Currently, the entire property consists of an aging strip center and former grocery store totaling 48,400 square feet of building floor area and an asphalt parking lot containing approximately 255 parking spaces. Over 95% of the existing center is covered with impermeable surfaces, i.e. roofs, concrete walks and asphalt. Bancor Properties intends to revitalize this northern gateway into Dublin by creating a vibrant, high quality, urban style neighborhood. The proposed neighborhood includes approximately 14,500 SF of renovated commercial space on the 1.68 acre "Parcel A" and 56 townhouse units on the 2.94-acre "Parcels B and C". The proposed project will feature attractive architecture, well-landscaped project entries and common areas, and a formal main street through the middle of the project connecting Bellina Street to Alcosta Boulevard. The main street includes two rows of "walk up" style townhouse units and the vibrantly remodeled retail center. Land Plan The site layout was designed to promote a pedestrian friendly atmosphere by providing convenient pedestrian access to the public and private streets either directly from the unit or through internal pedestrian paths. With an emphasis of this project on the pedestrian, the only through vehicular traffic was concentrated on the main street (Bellina Commons). The main entrance for the residents is off Bellina Street and provides access to all the units. Internally, the residential traffic is routed through private driveways and auto courts leading to their two car garages. The two car garages have direct access to each unit. Another main design objective of the plan was to minimize the amount of garage doors visible from both the public streets and by visitors entering the project. A majority of the garages face another set of garages on an adjacent building and each building acts as a screen for the neighboring buildings garages. Parking is not allowed on any of the private streets except where provided in the perpendicular parking spaces. Most of the parking is provided on Bellina Commons. Bancor also believes in minimizing boundary walls wherever possible in order to create an open feeling between the neighborhood and the public realm. Therefore, soundwalls adjacent to the public streets were purposely omitted from the plans and decorative open wrought iron fences will be installed wherever necessary. Re, il Our goal is to create a vibrant and sustainable village that provides convenient services within walking distance of the residents. Having convenient services within walking distance will ultimately reduce the amount of vehicular trips generated by the new neighborhood and the adjacent neighborhoods as well. Currently, there are several successful businesses located at the site. We hope to retain many of the existing tenants and assist them in becoming more profitable by creating more of an upscale appearance. We are improving the overall appearance of the site by adding new landscaping, street furniture, and project entry signage on San Ramon Road and Alcosta Boulevard. We are also adding up lighting on the existing trees along San Ramon Road, which will create a sophisticated and vibrant feel to the center's frontage. With these improvements, we also hope to attract new tenants who would add to the success, stability and viability of the center. The anticipated mix of tenants within the 14,500 SF of commercial area will include approximately 7,200 SF of full service and convenience eating establishments, and 7,300 SF of neighborhood retail type uses. The retail portion of the project includes 93 parking stalls, which equates to approximately 6.5 spaces per 1,000 square feet. Townhouses The proposed neighborhood includes approximately 56 "Georgetown style" walk-up townhouses located within eleven (11)-four (4), five (5), and eight (8) unit buildings. The residential area is approximately 2.94-acres and the density is approximately 19 units per acre. The unit types will include 1,186 and 1,596-square foot three-bedroom units and 1,241 and 1,642-square foot four-bedroom units. The units are within three story split-level buildings, and each unit includes a two-car garage accessed from driveways in the rear of the buildings. Each unit includes a front porch and a rear deck. Because several units are located directly adjacent to busy public streets and the retail center, we felt it was important that the units were elevated in order to help obtain a sense of privacy and to alleviate some of the acoustical impacts. Thus, the "walk-up" style house, with the first level of living and front porch being elevated a half flight of stairs above grade, was an ideal match for our surrounds. The project includes 32 guest parking spaces on the private streets and designated parking areas. Them are also approximately nine parking spaces along Bellina Street that currently do not serve the existing neighborhood, which are available for additional guest parking if necessary. The parking ratio will be approximately 2.6 spaces per unit. Architecture The San Ramon Village Plaza has a very distinct architectural design and could be described as contemporary with traditional elements. It was important that the buildings were designed to compliment the projects more suburban location while creating a mom urban type setting. The residential and commercial exterior colors are earth tones with darker and more vivid accent colors. The colors compliment each other and provide a common theme between the two elements. Both the commercial and residential components utilize awnings, wrought iron railing, and metal canopies. The commercial buildings will be remodeled on all four sides. The front elevations include new parapets and second story elements which animate the retail "skyline". The rear elevations have been vastly improved with trellises, new signage, and variable wall heights. The addition of the rear parapets will hide the unsightly mechanical systems that are currently visible from Alcosta Boulevard. The orientation of the residential units puts the living areas and the "eyes" on the streets. As allowed by the acoustical studies, each unit will have an elevated front porch and rear deck. The front and rear elevations of each unit within the building will be distinctive from its neighbor by utilizing different base and accent colors and materials. Landscape Similar to the architectural design and the land plan, the landscape design concentrated on buffering the residents from some of the surrounding environs and promoting pedestrian circulation. The project includes several distinguishing features. At the comer of San Ramon Road and Bellina Street, a comer plaza was created to accommodate public art. Along the north side of Bellina Street, there will be a new row of street trees in tree grates to beautify the entry into San Ramon Village Plaza as well as the existing neighborhood to the south. The main project entries at Bellina Commons include entry pilasters with accent paving delineating the retail from the residential area and pedestrian crossing areas. The landscaping includes a combination of evergreens and deciduous trees and flower and fall color in order to create an intentional seasonal variety and softening throughout the development. Garden areas have been incorporated to emphasize a sense of individual ownership for the homeowners, but to also create a common neighborhood feel. The common areas include lawns, a tot lot, sitting gardens, and architectural mail box kiosks. In order to create a more immediate impact, approximately 200- 24" and 36" box trees have been included in the plans. The residential area will be landscaped by the developer and maintained by the village's homeowner's association. The irrigation system will be water conserving and drought tolerate plants will be used were possible. Affordability Of the proposed residential units, seven units or twelve and one-half percent (12.5%) of the total units will be sold at below market rates, as required in the City's Ordinance. The remainder of the units will be sold at market rate. The proposed townhouse units, even at market rates, are relatively more affordable than most of the new housing product being constructed in the Th-Valley. The affordable units are being constructed on site and will be distributed throughout the project. Because the units will be included within four and eight-unit buildings, the exterior of the units will not be distinguishable from market rate. Environment The site is surrounded by public streets or facilities with retail to the north and northwest, residential to the west and south, and a freeway to the east. The most obvious environmental concern is the noise generated from the freeway and San Ramon Road, and the interface between the retail and the residential. Orientation of the units is utilized to help minimize these impacts, but we anticipate that the sound wall along the freeway will have to be extended to the north to mitigate the noise impacts. A new driveway approach is being proposed on San Ramon Road near the Shell station to accommodate the retail portion of the project as well as Shell's desire to upgrade their facility in the future. Currently, the abutter's rights have been relinquished along the San Ramon Road frontage, and we are requesting the City remove the restriction to allow for the new entrance. The homeowner's association will maintain all residential building exteriors, internal streets and driveways, some utilities, and the landscaping. Project CC&R's will be implemented to control such issues as pedestrian and vehicular access, landscape and hardscape maintenance and utility service between the residential and commercial interfaces. Approvals The project requires a General Plan Amendment, PD Zoning, Planned Development Stages I & II, Site Design Review, Tentative Tract Map, and Final Tract Map. Bancor will coordinate with City staff to obtain the appropriate approvals required to develop this unique mixed-use project. Conclusion This mixed residential/commercial neighborhood village will create a project with character, ambience, and most importantly, long term viability to a main gateway into the City of Dublin. III. SUMMARY Mixed-Use Project Retail Component Remodel of approximately 14,500 SF of existing commercial space Remodel Includes: New facade on all four sides New driveway entry from San Ramon Road New entry monuments and roadside signage New building signage Resurfaced parking lot New irrigated landscaping New lighting New common trash enclosure Commercial Parking: 93 stalls (6.5 spaces/1000 SF) Residential Component Construction of 56 "Walk-up" style townhouse units 30- Three bedroom Units ranging from 1186-1596 SF 26- Four bedroom Units ranging in size from 1241-1642 SF Landscape Features: Two Sitting Gardens Public Art Plaza Tot Lot Patterned Decorative Paving Entry Monuments Wrought Iron Fencing Below Market Rate Units: Four moderate-income priced units One low-income priced unit Two very-low income priced unit Residential Parking: 112 Garage Spaces and 32 guest spaces (2.6 parking spaces per unit) IV. RENDERINGS A. SITE PLAN B. ARCHITECTURE i. PERSPECTIVE ii. FRONT ELEVATION iii. REAR ELEVATION C. LANDSCAPE IMAGES & DETAILS D. AERIAL PHOTOGRAPH E. VICINITY MAP :t Z -SIT VICINITY MAP NOT TO SCALE DATF~ JANUARY, 2003 Carlson, Barbee, & Gibson, Inc. CIVIL ENQNEERS · SURVEYORS · PLANNERS 2603 CAWINO RAI~ON, SUITE 100 SAN RANION, CAUFORNIA 94583 TELEPHONE: (925).866-0322 FAX: (925) 866-8575 G:/1114/ACAD/TM ~PD_VM.DWG V. PROJECT PLANS // I I I .I I I I I I ! ! I I I .... l- B.. - ..... -I · 'I" I -! ! ! ! I I ! ! I I l I I I I I I I ! ! ! 1 ! ! II ! ! ! ! II I I I I I I I I I I I I ! I I II ! ! II !i / Z © Z © Z © ~L -! , VI. SITE PHOTOGRAPHS OF EXISTING PROPERTY A. FRONT ELEVATION (1) B. FRONT ELEVATION (2) C. ELEVATION AT FUTURE MAIN STREET D. BELLINA STREET (1) E. BELLINA STREET (2) F. FRONT PARKING LOT G. SOUTHERN EDGE OF PROPERTY H. FLOOD CONTROL CHANNEL (1) I. FLOOD CONTROL CHANNEL (2) J. SAN RAMON ROAD FRONTAGE (1) K. SAN RAMON ROAD FRONTAGE (2) L. VIEW FROM SAN RAMON ROAD M. SOUTH ELEVATION N. EAST ELEVATION O. SECTION ALONG FREEWAY P. VIEW OF FREEWAY (1) Q. VIEW OF FREEWAY (2) R. CORNER SERVICE STATION SAN RAMON VILLAGE PLAZA Portion of Building to be Demolished (Front Elevation) SAN RAMON VILLAGE PLAZA Portion of Building to be Demolished (Front Elevation) SAN RAMON VILLAGE PLAZA Furore Main Street (Location of Existing Sanitary Sewer and Water Main) SAN RAMON VILLAGE PLAZA Southern End of Project at Bellina Street SAN RAMON VILLAGE PLAZA Neighbors to the South SAN RAMON VILLAGE PLAZA Western End of Project from Bellina Street SAN RAMON VILLAGE PLAZA Southern Edge of Project adjacent Bellina Street SAN RAMON VILLAGE PLAZA Flood Control Canal to the South SAN RAMON VILLAGE PLAZA Flood Control Canal to the South SAN RAMON VILLAGE PLAZA Project Frontage Along San Ramon Road SAN RAMON VILLAGE PLAZA Project Frontage Along San Ramon Road SAN RAMON VILLAGE PLAZA View from San Ramon Road SAN RAMON VILLAGE PLAZA Portion of Building to be Demolished (South Elevation) SAN RAMON VILLAGE PLAZA Rear of Existing Buildings SAN RAMON VILLAGE PLAZA Rear of Existing Buildings SAN RAMON VILLAGE PLAZA View of 1-680 SAN RAMON VILLAGE PLAZA View of 1-680 SAN RAMON VILLAGE PLAZA Shell Gas Station at Intersection of Alcosta Blvd. and San Ramon Road VI!. APPLICATION MATERIALS CITY OF DUBLIN PLANNING .APPLICATION FORM NOTE: Please discuss your proposal with pt~m~ing Stuff prio. r to comp. lefing this form. t Some of the items tismd might not apply to your specm¢ appL~canom ~mase prm~ or ~p. legibly. Amach additional sheets, if necessary. TYPE OF APPLICATION: Preappiic~on Review [Any ~Tpe] w Con/iirional Use Permit [CU?] .... __.X-- Site Development Review ISDn] ~ Vmance [VAil] .- __x--- Tentative Subdivision Map [T MAP] x .. SigniSite Development Review [SIGN/SDR] Master Si=mx Pro~n [MSP/SDR] Plan.ned Development Rezone [PD REZ] Rezone [REZl General/Specific Plan Amendment [GPA] GENERAL DATA A. Address/Location of Prope:ry: 8909 San Ramon Rd, 891 3-8925 San Ramon Rd B. Assessor Parcel Number(s): 941-01 64-001-04, 941-01 64-003-03 (_r~rtion) C ......... D Zoning' C-N E G°n~'alPtanDesiznad°n: P~=i-~il'./r3ffio~= : ~w~n_~f~ro-~os~d ~se of Prope~: Und~tiliz~ r~t~ilc~t~/~es~d~t~z~°~e_~2~~ ~ ~ec~-~wel! as r~eling ~d revzt~lzzzng appro~reiY ,qr~uu ~= oz ~=~ G. E~fing Uses of S~oun~g Prope~es: ~mrciai (Nor~) t Residential' R-1-B-E (Sou~ ~d West) Intestate 680 ~-r~ (wast) AUTHORIZATION OF PROPERTY OWNER AND APPLICANT A. PROPERTY OVFNER: In signing thix application, f, ax Property Owner, certify that I have full ~egal capaci~, to, and hereby do, author~:e the fiiing of thi~ application, f understand that conditions of approvai are bit, ding. I agree to be bound by those condin'ons, subject on& to the righ: to object at the hearings or during the appeal periorf I further cerro~ that the information and exhibits submitted are true and correct. (?Vote: All Property Owners must sign if property i~ joint~y owned) Signature: Name: Micbae! _~_nducci Company: Bancor Properties LLC Addre~si 1459 First Street Date: APPLICAiVT (OTWEi~ THAN PROPERTY OWNER): In signing thi~ application, L ~ Applicant, cem~ th~ I h~e ~btainzd ~i~en author~ation ~om the proper~ owner a~ h~e a~ached szp~e documenta~on zhowing my ~lI legal capaci~ raffle this applican'om f a~e¢ to be bo~ by t~ co~itio~ Of a~provaf, suoject on& o the right to object at t~ hearings or d~ing the aypeai perio~ f ~the~ cer~ t~ t~ infatuation ~d ~hibit~ submi~ed ~e ~¢ Tide: ~esid~t Phone: ( )~25-455-1072 F~: ( ) 925-455-1436 Live_rmDre, CA 94550 Sent By: Greenstezn~ Rogof?~ Olsen & Co.; 510 797 1791; Feb-5-03 15:09; Page 2/2 IdORFY GI=I~;C:N-qTI~IN. CFA BARRY A. ROGOFF, CPA ALAN L OLSEN, CPA GREENSTEIN, ROGOFF. OLSEN & CO., LLP CER~FIED PIJ~I, IC ACCOUNTANT~ 2'~&'t E. 8AYSHQRE ROAD, SUI rE 203 PALQ ALTO. CA TELEPHONE (050~ www. gr~.c~ 2003 Ms. Jori Rmn, Planning Manager City of Dublin 10O Civic Plaza Dubiin, CA 94568 Re: 8909 San Ramun Road, San Ramon Village Plaza Asses.vor's Parcel.Number 941-0164-001-04 A.thorization to Proce. a's Approvals Dear Ms. Ram: The subject property is owned by several entitie'~; Thc Gordon Oliver Charitable Trust. The Alden Oliver Charitable 'rmst, Oliver Properties LLC, Merlyn M. Oliver, F. milic A. Otiver McClure, Adolph A. Oliver tlI and Alexandm Proietti (callccfively "Owncr~"). II~mcor Properties has entered into an agreement with the Owners to purchase property, and the agreement alk)ws/hr Ban¢or Properties to process the necessary approvals to dcvctop the site into a r¢.qdcnlial subdivisiou. 1, Morcy Grcen~eln, am the Trustee f'nr The Gordon Oliver Charitable Tm,st and Thc Alden Oliver Charitable Trust, and Manager of Oliver Properties LLC. I have al~o coordinated the sale of thc property for the remaining owners. Please o. cccpt this letter as authori?.ing and empowering Banc,r Properties to act as m~ agent on behalf of fl'~e Owners m~ all matters relating to submitting and processing applications necessary m develop the property, lh¢ anlicipated City and ~ency applicatim~ include, but are not limited m, General Plan Amendment, Pl,-mned Development Zonir~g District, Stage I and Stage 2 D¢.v¢lopment Phms, Tentative Map, Final Map, and Site-Plan Approval. ?lease forward ail Public Ilearing Notices to 39159 Pasco Padre Parkway, Suite 315, Fremont, CA 94538, and I will distribute to the d0cumcnts to the Owners. lFyou Imv¢ any questions, 1 ¢,'m be, reached al (510) 797-g66t. si,,:F.c /,--, Morey Gree~is~cln . Aud:~orizcd ~epresentativc of the O,~raers -C TY oF DUBLIN 100 Civic Plaza. Dublin, Caiiforn~a 94568 Wehsite: httt~://www.oi.dublin.ca, us INITIAL STUDY 0ZNVIRONME~AL [NFORBIATIOM FORM - PART 1) (To be completed by Applicant pursuant to the City of Dubiin Environmental Gtddetines Section 1.6) Date Filed: GlgNERAL INFORNIATION: Name and address of developer or project sponsor: Michael Banducci, Bancor ProDerti~ LLC 1459 First Streetr Livermore~ CA 94550 Address ofProjec:: 890~, 891'3 - 8925 San Name, address and telephone number of person to be contacted concerning this project: Michael Banducci, Bancor Properties LLC 1459 First Street, Livermore, CA 94550 " 925-455-1072 4. List and describe any other related permits and other public approvals required for this proj those required by ci~, regional, state and federal ageucie~: General Plan gmendment, Planned Deve!o~ment Zoning District, Tentative Tract Map~ Final Map, GradJnc D~v~ 5. ' ' Existing zoning d~trict: C-N Ret~_il/Office . .6. Description of Project: (Include site area, [~ses, size and number of buildings, partong, numb dwelling uni~, scheduling, and any other information necessary or helpful to understand project. This attach, description mus~ be c.omp{e,e and accurate. Ex,!bits or photographs should be identified and a. ttached.) 7. Are the following items applicable to the project or its effects? Discuss below all items check~ additional sheets as nec~sary). YES X A. Change in existing features of any Says, tidelands, beach,, lekes or hills, or substantial alteration of ground contours. X .B. Change in scenic views or vistas from existing residential areas or public lan/ roads. C. Change in pattern sCale or cha'racter.of general area pro]ecL × D. Significant amounts of solid waste of litter. Area Code (925) · City Manager 833-6650 ; City Council 833-6850 . Personnel 833-6605 . Economic Development 8,33-6650 F~nartce 833-6640 · Public Works/E~gineering 833-6630 · Pa~ks & Community Services 8.33-6645 · Police 833-6670 I Planner . Date CITY OF DUBLIN APPLICATION SLrBMIT!'AL REQUIREMENTS  FOR GENERAL PLAN AMENDMENT (GPA) On a case by case basis, a City Planner will place a checkmark (~) next to the information required to be submitted. The City Pla?mcr may determine that specific information is not needed to process a particular application. If the City Planner decides to waive certain information, the City Planner will initial the waived information and keep a copy of the form for City records. It is Ci~, policy not accept incomplete applications unless a Planner has specified identifying those items waN.ed by writing N/A and their initials next to them. Please note incomplete applications received by mail or hand delivered by courier may be returned to the appticanm. Incomplete or inaccurate information may result in processing delays or denial oft:he project. Checking off the Quick Check box does not necessarily mean that all the required application items have been submitted. Staff will do a thorough review, of the submittal for completeness and environmental determination, often involving an on-sire visit. Staff will send a notice to you within 30 days listing the items necessary to complete the application. To comply with State law, the following represents a comprehensive list of information which must be submitted pr/or to acceptance of the application for a General Plan Amendment: GENERAL INFORMATION Project StreetAddress/Location: 8909r 8913-8925 Project Name: San Ramon Village Ploza San Ramon Road Project Description: Redevelop the site into a General Plan Land Use Designation: .Retail/Office Zoning District: C-N APN: Applicant Name: Bancor Properties LLC high cf~a]ity "for sale" townhcuse project Specific Plan Land Use Designation: n/a (~SOgf~ un-ts ) 941-01 64-001-04 & 941-01 64-003-03 (portion) Phone: 925-455-1 072 SUBMITTAL QUICK REQUIRED CI-tECK " TYPE OF SUBMITTAL REQUntED Completed Apl31ieation Form including the address and signatures of the Applicant(s) and V/ Property Owner(s). Completed Environmental Information Fornl'inctuding signatures of Applicant(s) and Property ~/ Owner(s). Application Fee and Processing Deposit (Cash or check payable to City of Dublin) Fee Deposit $ N/A Environmental Filing Fees/Deposits CounW Administrative Fees ($25.00) 5; $ N/A (¢heelc payable to Alameda County Clerk) ,/ v/ Initial Study Fee ($25.00) $ $ N/A (payable to City of Dublin) Environmental Impact Rel~ort D~osit0 $ N/A $. ~ (Payable to City of Dublin ~r S~ecial Studies Deposit (traffic, noise, etc.) $ N/A $ ~ (payable to City of Dublin TOTAL TOTAL FEE DEPOSIT $ Kevised 2/4/99 SUBMITTAL REQUIRED QUICK CHECK TYPE OF SUBMITTAL REQUIllED Completed Processin~ Fee Agreement Form Written Statement. (1 copy) Describe in detail the following: a. The proposed change to Genera[ Plan designation (if map change) on,or policy (if text change). b. Your reasons for proposing the General Plan Amendment. c. How the General Plan Amendment will benefit the City of Dublin 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. 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. f. The physical suitability of the site for the type and intensity of land uses proposed. 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). Preliminary Title Renort/Propertv Profi!.e. (1 copy) to document ownership, prepared within three months of application submittal. teriais: Reproduced copy of Alameda County Assessor's Parcel Map showing the project parcel(s) outlined in red and a 300-foot radius in blue drawn from the perimeter of the parcel(s), Two sets of mailing labels; one set addressed to current property, owners by name; and another set addressed to all current occupants/tenants on the properties contiguous to the project site. The labels need to show the addresses and Assessor's Parcel Number's within .300 feet of the parcel(s) typed on 81/l'' x i1" sheet labels. (Example of how these labels should be typed:) J. Doe (Property Owner) APN: 941-042-0003 1010 Main Street Anytown, CA 91234 Occupant/Tenant APN: 941-012-3456 1010 Dublin Blvd. Dublin, CA 94568 Plain envelopes (1 set) 41/,"x9½'' with fa-st class postage (stamps only, metered mail will not be accepted, no return address) with labels affftxed on envelopes. Vicinitw Ma~_ (1 copy) showing the site in relation to nearest cross streets. g:kforra~\appsubreq\gpal - 2 - SUBMITTAL QUICK REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED J General Plan Amendment Diagram: (10 copies) drawn to 1" = 20' scale and fully dimensioned (folded, 9"xl 1" maximum size). The diagrams must be prepared and signed by a licensed civil engineer, surveyor, architect, or designer. The diagrams mus.t, graphically and understandably describe the proposal. The plans must show the following: a. north arrow and scale; b. general plan amendment area boundary; c. existing and proposed land use designations; d. location and arrangement of existing and proposed land uses on site, and within 300 feet beyond the general plan amendment area boundary; e. existing topography (dashed line) and proposed or finish grade contours (solid. line) - one-foot intervals (slopes 3:1 or greater shall be five-foot intervals); f. physical features such as creeks, streams, vernal pools, faults, flood zones and slide areas must be shown; g. location of all public uses including but not limited to parks, schools, and trails; h. existing trees - the species (common name), size, condition, and location. Any trees proposed to be removed shall be identified; i. exiking and proposed locations of all freeways, arterials and collector streets; j. summary of development calculations including: - site area (gross and net) - maximum densities for residential and non-residential development - maximum number of residential units - floor area of all non-residential buildings and uses ~/,r Reduced Copies (I0 copies each, 1 l"x17") of each plan. j Site Color Photographs/Slides (t set) showing views of and from site, including neighboring development. (Prints should be mounted on 81/2"xl 1" mount board.) (Slides should be placed in clear plastic sleeve or holder.) A written inventory/index of the slides shall be provided. Aerial Photo legibly showing a direct overhead view of the project site and 300 feet beyond its V/ boundary showing sufficient topographic data to indicate clearly the character oft. he terrain; the type, location, and condition of mature trees, ~nd other natural vegetation; and the location of existing development. The aerial photo shall not be more than one year old. Traffic Data specific to the site or proposed project: traffic generation rates, peak hour counts, trip d/ distribution and similar information. (Applicant checks with Public Works Dept. for additional information.) Special· Information or information in such form and number as may be required bY the Planning ~ Department. OFFICE USE ONLY Planner ~ Date ~ The Quick Check has determined that the application submittal is incomplete and cannot be accepted. The Quick Check has determined that the application appears to contain the items required by this checklist (completeness as defined by Section 65943 will be determined within 30 days of application) and processin~ will begin. For assistance or questions regarding this form, please contact: PLANNING DEPART1VIENT STAFF, CITY OF DUBLIN, 100 CMC PLAZA, DUBLIN, CA 94568, (510) 833-6610. 'g:~formskappsubreq\gpal I - 3 - Planner Date CITY OF DUBLIN APPLICATION SUBMITTAL REQUIREMENTS FOK PLANNED DEVELOPMENT ZONING DISTRICT STAGE 1 DEVELOPMENT PLAN On a case by case basis, a City Planner will place a checlmaark (~/) next to the information required for submittal. The Planner may determine that specific information may not be needed to process a particular application. If the Planner decides to waive certain information, the Planner will initial the waived information and keep a copy of the form for City records.. It ~ City.policy not to accept incomplete applieation~ unless a Planner has specifically identified those items waived by writing N/A and their initials next to them. Please note if an incomplete application is received by mail or hand delivered by courier it may be returned to the applicant. Incomplete or inaccurate information may result in processing delays or denial of the project. Checking offthe Quick Check box does not necessarily mean that all the required application items have been submitted. Staff will do a thorou~ review of the submirml for completeness and environmental determination, often involving an on- site visit. Staffwill send a notice to you within 30 days listing the items necessary to complete the application. To comply with State taw, the following represents a comprehensive list of information which must be submitted pr/or to acceptance of the apptication for a Stage 1 Development Plan for the entire Planned Development Zoning Dis~'ict: GENERAL INFORMATION: ....... Project Street AddresffLocation: 8909, 891 3-8925 San Ran~n Rc~d Project Name: San Raraon Village Plaza Project Description: Redevelop site into a high quality "for sale" townhouse project General Plan Land Use Designation: ' Retail/Office C-N Zoning District:. Applicant Name: !~ncor Properties LLC Specific Plan Land Use Designation: ( 5~ un.(ts ) . APN: 941-01 64-001-01 & 941-01 64-003-03 "Phone.~25-455-1072 (l:ortion) SUBMITTAL QUICK RlgQUIRED CHECK TYPE OF SUBMITTAL REQUnlED ~// Completed Ap01ication Form including the address and signatures of Applicant(s) and Property Owner(s), Com01eted Environmental Information Form including signatures, of AppLicant(s) and v/ Prop Owner(s). A0plieation Fee and Processing Deposit (Cash or ehe~ payable to City of Dublin) Fee . Deposit ,/ / . PD Zoning District, Stage i $N/A Environmental Filing Fees/Deoosits ' : County Administrative Fees ($25.00) $~ $ N/A (c~ck payable to Alameda County Clerk) Initial Study Fee ($25.00) $__ $ N/A. J ~ayable to City of Dublin ~ Environmental tmoact Report Devosit~ $ N/A ~ayable to City of Dublin __ Soecial Studies Deposit (traffic. noise, etc.). $ N/A ' (pcryahl~ ~o City of Dublin) TOTAL FEE TOFAL DF. POSIT Kevised 2/4/99 . --:EUB MITTALI QuicK[ QUIRED CHECK TYPE OF SUBMrl-rAL REQUIRED Stage 1 Site Plan. (10 copies) drawn to I" = 20' scale and fully dimensioned (folded, 9" x j 11" maximum size). The plans must be prepared and sig~ed by a licensed civil engineer, surveyor, architect, or desirer. The plans must graphically and understandably describe the proposal. The plans must, show the following,: a north an'ow and scale; b.. location and arrangement of existing and proposed land uses; c. proposed development stages for the entire Planned Development Zonin§ Dislxict; d. uses and s~-uctures within 300 feet beyond the district boundary; e. location of all public uses including but not limited to parks, schools, and trails; f. proposed en~'y monuments; ~ exisd, ng and proposed locations of ail fi'eeways, arterials and collector sa'eets. h. summary of development calculations including: - site area (gross and net) - maximum densities for residential and non-residential development - maximum number of residential units - floor area of all non-residential buildings and uses Phasin~ Plan (t 0 copies) shall show the following by phase for the entire Planned ~// included in Stage 1 Site Plan if authorized by Director Development Zoning Disa-icl (mayb~ of Corarnunity Development): a. ' boundaries, timing and sequencing oft.he proposed development b. gross and net areas and densities c. residential densities and non-residential square footage d. existing and proposed land uses e. existing and proposed fi'eeways, arterials and collector streets f. other infrastructure requirements including water supply, wastewater collect-ion, treatment and disposal, and drainage systems  Master Neighborhood Landscaoin~ Plan (10 copies) shall show the following: a. parks, b. pedeswian circulation, c. landscaping 'x' cl.. hardscape proposed az the neighborhood level x/' Reduced Cooies (I0 ,copies, I 1" x I7") of each sheet for all plans v// Site Color Photo~raohs and Slides (1 set) showing views of and from site, including neighboring development. (Prints should be mounted on 8½" x 11" mountboard.) (Slides should be placed in clear plastic sleeve or hoIder.) A written inventory/index of the slides shall be provided. Scale Model of Proieet: A scale model of the project to be submitted within one month : (not before) of the hearing date. ... . .,, · · v// Aerial Photo legibIy showing a direct overhead view of the proposed district and 300 feet beyond its botmdary showing sufficient topographic data to indicate clearly the character of the terrain; the type, location, and condition of mature trees, and otMr natural vegetation; and the location of existing development. The aerial photo shall not be more than one year g:kfo rms~ppsubveq\pdstag,- I 3 ~ "-' -' Planner Date CITY OF DUBLrN APPLICA/qON SUBMITTAL REQUIREMENTS .. FOR PLANNED DEVELOPMENT ZONING DISTRICT STAGE 2 DEVELOPMENT PLAN AND SITE DEVELOPMENT REVIEW (SDR) On a case by case basis, a City Planner will place a checkmark (~/) next to the information required for submittal. The Planner may determine that specific information may not be needed to process a particular application. If the Planner decides to waive certain information, the Planner will initial the waived information and keep a copy of the form for Ci~ records. It is Ci~ policy not to accept incomplete applications unless a Planner has specifically identified those items waived by writing N/A and their initials next to them. Please note if an hscomplete application is received by mail or hand delivered by courier it may be returned to the applicant. Incomplete or inaccurate information may result in processing delays or denial of the project. Checking offthe Quick Check box does not necessarily mean that all the required application items have been submitted. Staff will do a thorough review of the submittal for completeness and environmental determination, often involving an on-site visit. Staff will sen:d a 'notice to you within 30 days listing the items necessar-7 to complete the appiicadon. To comply with State law, the following represents a comprehensive list of information which must be submitted prior to acceptance of the application for a Stage 2 Deveiopment Plan for ail or a portion of the Planned Development Zoning District and Site Development Review: GENERAL INFORMATION: Project Street Address/Location: 8909, 8913-8925 Project Name: San Ramon Village Plaza San Ramon Road Project Description:Redevelop site into a high quality "for sale" townhouse project General Plan Land Use Designation: Retail/Office Zoning District: C.-.N Applicant Name: Bancor Properties LLC Specific Plan Land Use Designation:n/a (5~units) APN: 941-0164-001-04 & 941-0164-003-03 Phone: 925-455-1072 (portion) SUBMITTAL QUICK REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED Completed Application Form including the address and signatures of Applicant(s) and Property Owner(s). Completed Environmental Information Form including signatures of Applicant(s) and Property Owner(s). Application Fee and Processin~ Deposit (Cash or checkpayable to City of Dublin) Fee Deposit __ PD Zoning District, Stage 2 SN/A __ Site Development Review $140 Environmental Filing Fees/Deposits __ County Administrative Fees (525.00) $ $ N/A (check payable to ?llameda County Clerk) Initial Study Fee (525.00) $ $ N/A (payable to City of Dublin Environmental [rnvact Report Deposit) $ N/A (payable to City of Dublin Special Studies Deposit (traffic. noise, etc.) $ N/A (payable to City of Dublin) TOTAL FEE TOTAL DEPOSIT $ Revised 2/4/99 SUBMITrAL I QUICK REQUIR, ED . CHECK TYPE OF SUBMI'I~AL REQUIRED .. ~ Completed Processing Fee Agreement Form V/, ] Findings Statement_: (1 copy) provide the following information necessary for required findings of approval to be made: a. Describe how the proposal will be harmonious and compatible with existing and future development in the surrounding area. b. Is the site pb. ysicakly suitable for the type and intensity of the zoning district being proposed? c. Will the proposal adversely effect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare? d. Is the proposal consistent with all elements of the General Plan and any applicable Specific Plans of the City. of Dublin? e. How does this project satisfy the purpose and intent of Chapter 8.32 "Planned Development" of the Municipal Code? e. How does this project satisfy the purpose and intent of Chapter 8.104 "Site Development Review" of the Municipal Code? Written Statemen~t: (I copy) describe the project in detail, state the benefits and costs the rezoning will have upon the City and give reasons why the application should be approved. V/ Provide factual information supporting the following: Planned Develol~ment Zonin~ District a. Statement of compatibility with Stage 1 Development Plan (if applicable). b. Proposed Uses, including permitted, conditional, and accessory uses; c. Site area (gross and net), maximum densities for residential and non-residential development by type, minimum densities where applicable for compliance with the Dublin General Plan or applicable specific plans; and maximum number of residential units by type and or maximum non-residential square footage for each use. d. Development Regulations for lot areas, lot square footage per dwelling unit, lot width and frontage, lot depth, setbacks, distances between buildings; maximum lot coverage, common useable outdoor space, floor area ratios, height limits, parking, driveways loading area, signage, ~ading standards, and trash enclosures, accompanied by any necessary diagrams e. Area-wide and project-wide architectural standards, concepts and themes. f. Indicate how this project would be c~)'mpatible with the Inctusionary Zoning Regulations for the provisions of affordable housing. This statement should supplement any statement regarding compliance with the Housing Element of the General Plan. g. Is the site where the project is proposed located on a hazardous waste and substances site (pursuant to Government Code Section 65962.5). Site Development Review. a. What type of business, activity or use are you proposing? b. How many employees will you have or propose to have? c. What are the proposed hours and days of operation? d. Are there any ways in which your business, activity or use have a negative effect on the health or safety of persons residing or working in the vicinity, or be.detrimental to the public health, safety or general welfare.. e. Describe how the design of the project including site layout, structures, vehicular access, circulation and parking etc. will provide a desirable environment for the future development. f. Is the site physically suitable for the type and intensity of development proposed? §:~forms\appsubreq\pdsdr 2 SUBMITTAL QUICK REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED ~/ g. Describe how the proposed development may impact views. h. Describe the physical characteristics of the site including existing slopes and topographic features and any proposed changes to these features. 1. Describe the architectural design/theme of the development including character, scale and quality of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses. j. Describe how the landscape features have been designed so as to insure visual relief and an am'active environment for the public. V/ Vicinity Map (1 copy) showing the site in relation to nearest cross streets. Site Plan (10 copies) drawn to 1" = 20' scale and fully dimensioned (folded, 9" x 11" J maximum size). The plans mus.t be prepared and si~ed by a engineer, licensed civil ' surveyor, architect, or designer. The plans must ~aphically and understandably describe the proposal. The plans mus.___! show the following: a. North arrow and scale; , b. Location and arrangement of existing and proposed land uses; ¢. Location and arrangement of existing and proposed land uses within 100 feet beyond the district boundary; d. Phasing boundaries per Stage 1 Development Plan; e. Location of public uses including but not limited to par'ks, schools and trails; f. Proposed entry monuments; g. Existing and proposed locations of freeways, arterials and collector streets; h Contours; i. Limits of grading; j. Dimensioned property lines, existing and proposed easements and adjacent srreeB. k. Location, setback and dimensions of all existing and proposed/structures on the site; 1. Parking information, including: - parking ratio (i.e. parking spaces/l'~00 sq. ft. of building), - parking provided, - parking required, - handicapped spaces, - total project, . - number of parking spaces per row (indicate compact spaces with 'c'), - typical parking stall dimensions, - parking aisles dimensioned, - entrance drives dimensioned, - adequate back-up dimensions - striping plan - lighting fixtures - cart corrals, ifrequirec[,. m. Loading/receiving areas: - dock location and truck access - truck well - turnaround area dimensions - trash compactor - porte coChere . g:\forr~\appsu br~q\pdsdr 3 [SUBMITTAL QUICK [ REQUIRED CHECK TYPE 017 SUBMT'I-fAL REQUIRED V n. Location, setback and dimensions of all existing and proposed: - driveways, - median openings, - loading areas, . handicapped ramps, - sidewalk/pathways, - pedestrian circulation, - landscaped areas, - fences, - retaining walls, - signage, - trash enclosures, and ~ utility connections on site; o. Location, setbacks and dimensions of all existing and proposed sumctures, parking, driveways, watkways, landscape areas, fences, retaining walls, signage and trash enclosures within 50 feet of the project site; p. Summary of development calculations including: - site area (gross and net, each floor and total) - maximum densities for residential and non-residential development by .type - maximum number of residential units by type - maximum non-residential square footage for each use - number of parking stalls (required and proposed), - tot area coverage (allowed and proposed), - percent of landscaping - when.appropriate, number of beds, ~mdents, dining seats, auditorium/church seatsl occupants, employees oflargest work shift, or square feet of assembly floor'area. /// Plan folded, 9" 11" maximum size) showing: Preliminary Grading/Drainage (10.copies, x a. Existing topography (dashed line) - one-foot intervals (slopes 3:t or greater eh. all be five-foot intervals) b. Proposed or finish grade contours (solid line) - one-foot intervals b. Boundmes of all cut and fill areas c. Cross-sections of site where topographic changes exceed 5% d. Direction and path of drainage on, through and off the site (indicate any proposed and existing drainage catchbasins and p'~e) e. Retaining walls with critical spot elevations f. Pad elevations for appurtenances (i.e. transformer, generator, etc.) g. Finish floor elevations g:\forms~appsubreq\pdsdt 4 SUBMITTAL QUICK REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED V/ Preliminary Utility Plan. (10 copies, folded, 9" x 11" maximum size) showing: [ a. Electric Service routing from existing supply to building (including poles, guy wires, conduits (min. 5-4"), conductors (number and size) etc. b. Transformer, generator, propane rack enclosure (across from electric room) ~ c. Gas service d. Water service, location and size including, domestic water with meter, back flow preventer and/or detector value location, fire hydrants with protection; f~re department connection and P.I.V. e. Sanitary Sewer location and size including, manholes and cteanouts (100' O.C.) I f. Telephone service g. Easements (existing and proposed) h. Critica~ crossings calculated for clearance (encasement if required) I. Approximate light pole locations j. Storm drain system (with invert elevations) k. Building tie-ina with sanitary, sewer and storm drain i. Stub out locations for furore pads, if any m. Finish floor elevations i Preliminarv Landsca~in~ Plan (10 copies, folded 9" x 11" maximum size) This plan shall be consistent with the sire plan and architectural plans for the proposed Planned Development and shall implement the Master Neighborhood Landscaping Plan. The plan shall demonstrate clearly the character, massing and site compatibility of the proposed landscaping program and shall include the following: a. Design layout showing the desired landscaping program in terms of location of proposed landscaping and hardscape, a. Plant palette with the location, size and name of the proposed plants and trees (both common and botanical b. Locations of proposed, berms, concrete curbs, paths, fencing, and miscellaneous structures (including above grade utility structures such as PG&E transformers). c. Percent of landscaping (and how it is allocated) d. Statement of overall design theme e. Areas proposed for outdoor use f. Outdoor furniture details g. Lighting plan including pedestr/an level, security and parking lot lighting v/ Building Elevations (10 copies) fully dimensioned and drawn to a 1/8" = I' scale of all sides ofatl proposed structures. Elevations must include building materials, colors, trash enclosures, fenc/ng, roof screening details and signage. ~/' Colored Building Elevations (1 set, full size and mounted) v/ Color and Material Palette (I set) indicating the proposed finishes of all exterior ma~erials (including roof and walls) and color samples of paint or manufactured products to be applied on the building exterior (including fascia and trim). /' Floor Plans (10 copies) fully dimensioned, drawn to scale, showing exterior doors and Windows, stairways, mechanical rooms and hallways (folded, 9" x 11", maximum size) v/ Roof Plan (10 copies) drawn to scale showkng the direction of slope of roof elements and location of mechanical equipment, ducts and vents (folded, 9" x 1 l", maximum size). g:\forms\appsubmq\pdsdr 5 SUBMITI'AL t QU1CK ] REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED ,, Reduced Copies (10 copies, 1 i" x 17") of each sheet for ail plans v/r Site Color Photographs and Slides. (I set) showing views of and from site, including neighboring development. (Prints should be mounted on 8~A'' x 11" mountboard.) (Slides should be placed in clear plastic sleeve or holder.) A written inventory/index of the slides shall be provided. Scale Model of Proiect.'. 3. scale model of the project to be submiued within one month (not before) of the hearing date. q/ Aerial Phot.o. legibly showing a direct overhead view of the proposed district and 300 feet · beyond its boundary showing sufficient topographic data to indicate clearly the ch~acter of the terrain; the type, location, and condition of mature trees, and other natural vegetation; and the location of existing development. The aerial photo shall not be more than one year old. v/ Preliminary Title Re~ortfPropertv Profile (I copy) to document ownership, prepared within three months 0f application subminal ,~' Public Notice Materials: a. Reproduced copy of Alameda County 3.ssessor's Parcel Map showing the project parcel(s) outlined in red and a 300-foot radius in blue drawn from the perimeter of the parcel(s), b. Two sets of mailing labels; one set addressed to current property owners by name; and 'another set addressed to all current occupants/tenants on the properties contiguous to the project site. The labels need to show the addresses and Assessor's Parcel Number's within 300 feet of the parcel(s) typed on. 8'/~" x II" sheet labels. (Example of how these labels should be typed:) J. Doe (Property Owner) Occupant/Tenant APN: 941=042=0003 APN: 941=012=34~6 "~ 1010 Dublin Blvd. 1010 Main Street " Anytown, CA 91234 Dublin, CA 94368. C. Plain envelopes (1 set) 4~A"x9'/;'' with first cta~s postage (stamps only, no metered mail accepted, no return address) with labels affixed on envelopes. ~/ Legal Descriptions (1 copy) Traffic Data specific to the site or proposed project: traffic generation rates, peak hour ~ounts, Ap distribution and similar information. (Applicant checks with Public Works Dept. for additional information.) g:Lfonns\appsubrcq\pdsdr 6 SUBMITTAL QUICK ] REQUIRED Cf-rECK TYPE OF SUBMrl~AL REQUIRED / Soeeial Information"' ~r inf~)rmation in such form and number as may be required by the Planning Department. OFFICE USE ONLY Planner Date The Quick Check has determined that the application submittal is incom¢lete and cannot be aceel~ted. The Quick Check has determined that the application appears to contain the items reauired bv this checklist (completeness as defined by Section 65943 will be determined within .30 days of application) and processing witl begin. For assistance or questions regarding this form, please contact: PLANNING DEPARTMENT STAFF, CITY OF DUBLIN, 100 CIVIC PLAZA, DUBLIN, CA 94568, (ill0) 833-6610. g:Lfotms\appsubmq\pds~- 7 Planner Date CITY OF DUBLIN APPLICATION SUBMITTAL REQUIREMENTS FOR TENTATIVE SUBDIVISION MAP (T. MAP) On a case by case basis, a City Planner will place a checkmark (']) next to the information required to be submitted. The City Planner may determine that specific information is not needed to process a particular application. If the City Planner decides to waive certain information, the City Planner will initial the waived information and keep a copy of the form for City records. Incomplete application submittals will not be accepted unless a Planner has specifically identified those items waived by writing N/A and their, inkials next to them. Incomplete or inaccurate information may result in processing delays or denial of the project. Checking offthe Quick Check box does not necessarily mean that ail the required application items have been submitted. Staffwill do a thorou~ review of the submittal for completeness and environmental determination; often involving an on-site visit. Staff will send a notice to you within 30 days listing the items necessary to compiete the application. To comply with State law, t~e following represents a comprehensive list of information which must be submitted prior to acceptance of the application for a Tentative Subdivision Map: GENERAL INFORMATION Project Street Address/Location: 8909: 8q13., Rq25 .C~n parrmn po~c] Project Name: San Ramon Villaqe Plaza Projec:Description:Redeve!op the site into a high c~lit¥ "for sale" townhouse General Plan Land Use Designation: Retail/Office .Specific Plan Land Usc Designation:n/a Zoning District: C-N App[icant Name: Banter Properties LLC project. (5~,~its) APN:941-01 ~4-001 -~g 041 _~I ~J-Dflq-0q Phone: 925-455-1 072 (portion) Submittal Quick Required Chee~ Completed Application Form.. including the address and signatures of Applicant(s) and Property Owner(s). Completed Environmental Information Form including signatures of Appl'icant(s) and Property Owner(s). Application Fee and Proeessine Deoosit (Cash or ;heck payable to City of Dublin) Fee ~ For Filing of previously' approved map" ' ~ Tentative Map (TM) SN/A ~ Tentative Parcel Map, (TP .,M) $ l O0 Environmental Fitin~ Fees/De0osits .. County Administrative Fees ($25.00) '(cheek payable to Alameda. County Clerk) - Initial Study Fe.e. ($25.00) (pay~,ble to Cit~ o/Dublin) · ' Environmental Immict Ke6ort Deposit. (~aya~l, to City of Du~lin) Soecial Studies Deposit (traffic. _noise. etc.)' (payable to City of Dublin) · ,,- .: ?' .; . .' TOTAL FEE NIA N/A Deposit. NIA NIA TOTAL DEPOSIT $ Processing Fee Agreement Form. Submirta~ Reouired_ Quick Check.. f. g. h. Vicinity Ma.r!. - A vicinity map showing roads, adjoining subdivisions, showing Assessorrs Parcel Numbers of adjacent properties. A~diacent Devetoomen _m_ - The name and number of adjacent subdivisions, showing Assessor Parcel Numbers (APNs) of adjacent properties. Existin_* To~ograr~hv and Improvement.. - Existing topography and improvements on the site and at least I00 feet beyond its boundary, including: (1) Existing contours at two-foot intervals if the existing slope is less than I0% and at not less than 5' intervals for existing ground slopes equal to'or greater than 10%. Contour intervals should not be spread more than 150 feet apart. Existing contours should be re~resented by d~hed lines. (2) Sp'ecies (common name), size, condition, location, and dfiptine of existing trees over 12 inches in circumference, 24 inches above grade. Any trees to be removed shall be so indicated. (3) The approximate location and outline of existing structures identified by type. Buildings to be removed shall be so marked. (4) The approximate location of all areas subject to inundation or storm water overflow and the location, width and direction of flow of each water course. (5) The location of pavement and right-of-waY and the name of existing streets and highways. (6) The widths, locations, and type of all existing easements. (7) The location and size of existing sanitary, sewers, water mains, and storm drains. (8) The approximate location of tlne 55, 60, 65 and 70 CNEL (Community Noise Equivalent Level) contours, if any. (9) Location and description of significant features such as rock outcroppings, wells and any utility structures and whether or not they are to be retained. Pror>osed Improvements including: (1) The location, grade, centertine radius, and arc Ien~h of curves and tangents, and rift- of-way widths to scale. Typical sections of all streets, alleys, and p.edesrrian ways must be shown. (2) The location and radius of all curb returns and cul-de-sacs. (3) The angle of intersection streets if such angle deviates from a ri~t angle by more than four degrees. (4) The approximate lot layout and the approximate dimensions of each lot and of each building site. Engineering data must show the approximate finished grading of each lot, the preliminary design of all grading, the elevation of proposed building pa~, the top and toe of cut and fill slopes-t~ scale, and the number of each lot. Buildable lots are to be numbered consecutively, beginning with number "I". '..... " (5) Proposed contour~ at two-foot intervals must be shown if the existing ~ound slope is less than t0%. ' -' (6) Proposed recreation sites, trails, and parks for private and'public use. (7) Proposed common areas and areas to be dedicated to public open space. (8) The location and size of sanitary sewers, water mains, and storm drains. Proposed slopes and approximate elevations of sanitary sewers and storm drains must be indicated. '.' ,'- ': ..... ' ' (9) Location, size and species of proposed and existing street trees :' ....... .- - (10) Location, height and type of street lighting. Names - The name(s) of the geologist or soils engineers whose services were used in the preparation of the tentative map. Source - The source and date of existing contour mapping=. Phases - If it is planned to develop the site as shown on' the tentative map in phases, the proposed phases and their sequence should be described and shown in graphic form on the map. g:Lforms\quikltaap - 3 - SAN RAMON VILLAGE PLAZA Supplemental Application Information II. INITIAL STUDY (ENVIRONMENTAL INFORMATION FORM -PART I) Project Description The proposed project is on 4.62 acres located at the northwest corner of Bellina Street and San Ramon Road extending to Alcosta Boulevard in Dublin. Currently, the property includes approximately 48,400 SF of underutilized retail and parking lot. Bancor Properties is proposing to raze approximately 34,000 SF of the building and adjacent parking lot in order to construct 56 "Walk-up" style townhouse units as well as remodeling the remaining retail center (approximately 14,400 SF). The remodel is being designed to compliment the residential project and create a village type neighborhood. The townhouses will be 3 and 4 bedroom homes ranging in size from 1186 and 1642 SF. It is our intention to begin demolition, grading, and construction soon after receiving final approvals from the City, which we hope is later this summer. Build-out of the project should take between eighteen (18) and twenty-four (24) months. Site photographs were included with the original submittal package. GENERAL PLAN AMENDMENT (GPA) Written Statement a. The current General Plan designation for the subject property is Retail/Office. Bancor is proposing to change the GP to Mixed Use-Medium-High Density Residential/Retail/Office. b. The purpose of the General Plan amendment is to allow for the development of a high quality project which includes residential townhouses and commercial retail. The townhouses are a vital component to the creation of the small urban village. The residential portion helps support the retail component of the project creating a viable retail center as well as serving a complimentary transition area between the retail and the existing single- family residential neighborhood to the south. c. The General Plan amendment allows for the revitalization of a main gateway into the City. Currently, the worn retail center features an expansive parking lot that many times parks more abandon cars than customer cars. Our goal is to create a vibrant village neighborhood, which conveys a positive first impression as you enter Dublin. d. The project meets many of the guiding policies of the Housing Element. Specifically, the General Plan promotes designating sites for mixed-use that includes both the Retail/Office and Medium-High Density Residential where services are available, the use supports itself, proper roadways and roadway capacities are available, and mixed-use would be compatible with adjacent land uses. The proposed project meets all these objectives and is a perfect property for the mixed-use designation as defined in Section 2.2.5 of the GP. The project is located down the street from a Wheels bus service, and is adjacent to a Class I Bike Route. The project will provide a concrete pad, which accommodates a standard bus shelter if and when Wheels brings service to the site. Sound studies were performed on the site and noise will be mitigated where feasible to reach the levels indicated on Table 9.1: Land Use Compatibility for Community Noise Environments. e. The project was designed to be compatible with the surrounding environment. The design of the houses places all the garages in allies at the rear of the units thereby reducing the visibility of the garage doors as much as possible. The view from the retail center and the adjacent neighborhood to the south will have a view of the buildings "best" side, which includes detailed architecture and traditional row house appearance. The "walk-up" style is not only traditional, but in this case serves several purposes. Because the first floor living area is elevated, the design provides additional privacy and a sense of security for the units facing the streets and the retail center. The elevated living area also serves to help mitigate some of the noise exposure from those same areas. This type of unit also provides for a safer neighborhood by placing "eyes" on the streets and open spaces by locating the living areas, porches, and decks at the fronts of the homes. Bellina Street and the storm drainage canal separate the residential neighborhood to the south from the project. Additionally, the rears of the existing houses face Bellina Street and the canal. f. The property is located adjacent to commercial uses, two arterial roads and the freeway. A higher density residential project is more conducive to this type of environment than a single-family neighborhood. The site is currently covered with 95% impermeable surface (asphalt, concrete walks, and roof tops), and the proposed project will decrease the storm runoff. g. The previous owner of the property performed soil samples under the former dry cleaners and found minor concentrations of VOC's. The site currently poses no risk to the current tenants and according to the previous property owner; the site received a "No Further Action" letter from the San Francisco Regional Water Quality Control Board, Toxics Cleanup Division (letter provided with Phase 1 Environmental Assessment). After several discussions IH. with the previous owner's Environmental Consultant and our Environmental Consultant, we are comfortable that the site will be suitable for a residential development. Upon demolition of the building, we will perform a thorough investigation of the soil. If our investigation shows higher than allowable levels of lingering compounds from the dry cleaners, we will enter into a Voluntary Clean-up Agreement with the State and cleanup the site to residential remediation standards. The previous property owner has agreed to pay for the cleanup costs if required. PLANNED DEVELOPMENT ZONING DISTRICT, STAGE 1 DEVELOPMENT PLAN Finding Statement a. The project was designed to be compatible with the surrounding environment. The design of the houses places all the garages in allies at the rear of the units thereby reducing the visibility of the garage doors as much as possible. The view from the retail center and the adjacent neighborhood to the south will have views of the buildings "best" side, which includes detailed architecture and traditional row house appearance. The "walk-up" style is not only traditional, but in this case serves several purposes. Because the first floor living area is elevated, the design provides additional privacy and a sense of security for the units facing the streets and the retail center. The elevated living area also serves to help mitigated some of the noise exposure from those same areas. Bellina Street and the storm drainage canal separate the residential neighborhood to the south from the project. Additionally, the rears of the existing houses face Bellina Street and the canal. b. The property is located adjacent to commercial uses, two arterial roads and the freeway. A higher density residential project is more conducive to this type of environment, than a single-family neighborhood. The site is currently covered with 95% impermeable surface, and the proposed project will decrease the storm runoff. c. The project will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare. d. The General Plan is being amended simultaneously with this application to allow for this development and the proposed project will be consistent with the elements of the General Plan upon approvals for the project. e. The Planned Development Zoning will allow for the development of an urban village style neighborhood, which includes smaller setbacks, intimate driveways, pedestrian oriented pathways, and a design which orientates the garages at the rear of the units to bring the living areas and people closer to public realm and not the automobile. The residential aspect of the project is being coordinated with the redevelopment of the retail center to create a compatible neighborhood, which promotes the villager to walk to the local shop or restaurant. Written Statement a. The following uses are permitted: (see Stage 2 Description) b. Conditional Uses: The following uses may be permitted subject to approval of a conditional use permit: (see Stage 2 Description) c. Site Area: 4.62 Acres (Gross and Net), Residential Net Site Area: 2.26 Acres, Maximum Density: 25 du/ac, Minimum Density: 14 du/ac, Actual Density: 19 du/ac(Gross)/24.8 du/ac (net). d. Inclusionary Housing Requirement: Currently, Bancor intends to construct the required seven (7) affordable units on site per the Inclusionary Zoning Regulations. Our calculations show that we would meet the Zoning Ordinance by providing four (4) moderate income priced units, two (2) very- low priced units, and one (1) low income priced unit. The units will be dispersed throughout the project, with four-three (3) bedroom units and three- four (4) bedroom units. e. Bancor is requesting that two phases are approved for the project. Phase 1 of the project includes 46 units and Phase 2 includes 13 units. The phasing provides additional time to work with the tenants if necessary, in the portion of the building that is going to be razed in order to find an alternative location either within the remodeled center or at an off-site location. It also allows additional time for the cleanup of the soils under the former dry cleaners if necessary. f. A portion of the property contained a dry cleaner, which did cause some minor contamination under the building just below the surface. If necessary, the site will be cleaned to meet government regulations for residential neighborhoods. Besides that, the site appears to be clean. IV. PLANNED DEVELOPMENT ZONING DISTRICT, STAGE 2 DEVELOPMENT PLAN AND SITE DEVELOPMENT REVIEW (SDR) Finding Statement a. The project was designed to be compatible with the surrounding environment. The design of the houses places all the garages in alleys in the rear of the units thereby reducing the visibility of the garage doors as much as possible. The view from the retail center and the adjacent neighborhood to the south will have view of the buildings "best" side, which includes detailed architecture and traditional row house appearance. The "walk-up" style is not only traditional, but in this case serves several purposes. Because the first floor living area is elevated, the design provides additional privacy and a sense of security for the units facing the streets and the retail center. The elevated living area also serves to help mitigated some of the noise exposure from those same areas. Bellina Street and the storrn drainage canal separate the residential neighborhood to the south from the project. Additionally, the rears of the existing houses face Bellina Street and the canal. b. The property is located adjacent to commercial uses, two arterial roads and the freeway. A higher density residential project is more conducive to this type of environment than a single-family neighborhood. The site is covered with 95% impermeable surface, and the proposed project will decrease the storm runoff. c. The project will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare. d. The General Plan is being amended simultaneously with this application to allow for this development and the proposed project will be consistent with the elements of the General Plan upon approvals for the project. e. The Planned Development Zoning will allow for the development of an urban village style neighborhood, which includes smaller setbacks, intimate driveways, pedestrian oriented pathways, and a design which orientates the garages at the rear of the units to bring the living areas and people closer to the public realm and not the automobile. The residential aspect of the project is being coordinated with the redevelopment of the retail center to create a compatible neighborhood, which promotes the villager to walk to the local shop or restaurant. f. The project and application will follow the procedure for the "Site Development Review" process with the information provided above. Planned Development Zoning[ District a. N/A- Processing Phase 1 simultaneously. b. Proposed Uses: Residential and Commercial c. Total site area is 4.62 acres, gross and net, maximum density for the residential is 25 units per acre, maximum density for the non-residential is per commercial guidelines, minimum density is 14 units per acre. d. Development regulations (see plan set) e. The theme of the project is an urban village, utilizing wrought iron, metal and asphalt shingle roofing, metal awnings, and vibrant colors. f. Inclusionary Housing Requirement: Currently, Bancor intends to construct the required seven (7) affordable units on site per the Inclusionary Zoning Regulations. Our calculations show that we would meet the Zoning Ordinance by providing four (4) moderate income priced units, two (2) very-low income priced units, and one (1) low income priced unit. The units will be dispersed throughout the project, with four-three (3) bedroom units and three-four (4) bedroom units. go A portion of the property contained a dry cleaner, which did cause some minor contamination under the building just below the surface. The site will be cleaned up to meet government regulations for residential neighborhoods. Besides that, the site appears to be clean. Site Development Review a. The proposed project is for 56 "for sale" townhouse units and approximately 14,400 SF of retail. b. N/A c. The proposed hours of operation are 5:00 AM to 1:00 AM. d. No, the project only has positive impacts on the community. The project provides an inherently more affordable housing product, reduces drainage runoff by increasing the amount of landscaping, redevelops a blighted shopping center, reduces potential traffic by changing a portion of the use from retail to residential, and increases the property value by an estimated $20 Million, which will also increase adjacent property values. e. See project description above. f. The property is located adjacent to commercial, two arterial roads and the freeway. A higher density residential project is more conducive to this type of environment, than a single-family neighborhood. The site is 95% covered with impermeable surfaces, and the proposed project will decrease the storm runoff. The site slopes gently to the southeast and we are utilizing existing utilities on site. g. The site will have little impacts on the views. It may reduce the visibility of the freeway for the neighbors above the project to the west. h. The site includes an existing worn retail center with very little landscaping or architectural interest. There are existing storm, water and sewer services on site that will be utilized to serve the project. i. The theme of the project is an urban village, utilizing wrought iron, metal and concrete roofing, metal awnings, and bold colors. j. The landscape features are the most predominant at the project entry along Bellina Street. This is the most visible side of the project from the existing neighborhood to the south and from San Ramon Road. The plan calls for the addition of street trees along this street, an entry plaza area, and a tot lot, as well as wrought iron fencing, hedges, and lawn areas. Along San Ramon Road, the existing Right of Way vegetation is mature and in good condition, and will provide an attractive screen between motorist on the roadway and the homeowners living in the project. The project has more of suburban feel on this edge of the project and transitions into a more urban project as it moves closer to the retail area. 0 co