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HomeMy WebLinkAboutAttachmt 3 DrftReso Appv PD RESOLUTION NO. 05- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT THE ORDINANCE APPROVING A PLANNED DEVELOPMENT (PD) PRE ZONING AND STAGE 1 DEVELOPMENT PLAN FOR THE 189-ACRE AREA KNOWN AS DUBLIN RANCH WEST P A 02-028 WHEREAS, James Tong on behalf of Chang Su-O (aka Jennifer) Lin et. al. ("Lin Family") has requested approval of a Planned Development Prezoning and Stage 1 Development Plan for 184 acres of the project known as Dublin Ranch West (formerly known as Wallis Ranch) in the Eastern Dublin Specific Plan area (P A 02-028); and WHEREAS, a 189-acre project area known as Dublin Ranch West (formerly known as Wallis Ranch) is comprised of the 184-acre Lin Family Property and two smaller, individually owned parcels totaling approximately five (5) acres; and WHEREAS, the Lin Family has submitted a complete application for a Stage 1 Planned Development Prezoning and Development Plan dated February 11, 2005 as required by Section 8.32 of the Zoning Ordinance, which is available and on file in the Community Development Department, Planning Division; and WHEREAS, all 189 acres of Dublin Ranch West are presently located in unincorporated territory of Alameda County; and WHEREAS, all 189 acres of Dublin Ranch West are presently located within the City's Sphere of Influence (SOl), the Eastern Extended Planning Area of the General Plan, and the Eastern Dublin Specific Plan area; and WHEREAS, Dublin Ranch West generally is located south ofthe County boundary, north of the existing City limits, east of the property owned by United States Government known as Parks Reserve Training Facility (PRTF), and generally west of Tassajara Road; and WHEREAS, on May 10, 1993, the City Council certified a program Environmental Impact Report ("EIR") for the Eastern Dublin GP A/SP Project and an addendum thereto, dated May 4, 1993 (SCH 91103064). On August 22, 1994, the City Council approved another addendum to update plans to provide sewer service. The May 10, 1993 program EIR, the May 4, 1993 addendum and the August 22, 1994 addendum are collectively referred to as the Eastern Dublin EIR; and WHEREAS, upon approval of the Eastern Dublin GP A/SP Project, the City Council adopted mitigation findings, a statement of overriding considerations, and a mitigation monitoring program as set forth in Resolution 53-93, included in the Eastern Dublin EIR referenced above. All mitigation measures adopted for the GP A/SP Project continue to apply to implementing projects such as the current PD Prezone; and all applicable City development ordinances and standards apply to the Project except as otherwise approved through the Project prezoning and related Stage 1 Development Plan; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), a Supplemental EIR entitled "Dublin Ranch West Project" (SCH #2004112094) was prepared and circulated; and ATTACHMENT j WHEREAS, the Planning Commission reviewed the staff report and SEIR at a duly noticed public hearing held on February 22,2005 at which time all interested parties had the opportunity to be heard; and WHEREAS, on February 22,2005, the Planning Commission adopted Resolution 05-_ recommending that the City Council certify the Supplemental EIR. The resolution is incorporated herein by reference; and WHEREAS, the Project is consistent with the type, location and density ofland uses approved by the General Plan and Eastern Dublin Specific Plan, as proposed to be amended as recommended by Planning Commission Resolution 05-_; and WHEREAS, on February 22,2005 the Planning Commission held a public hearing on said application P A 02-028 to consider Prezoning to Planned Development (PD) and a Stage 1 Development Plan for the Dublin Ranch West project area; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planning Commission recommending approval of Planned Development (PD) Prezoning and a Stage 1 Development Plan for the entire 189-acre Dublin Ranch West project area PA 02-028, and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth; and NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Planned Development Rezone: 1. The proposed Planned Development (PD) Prezoning and Stage 1 Development Plan meet the intent and purpose of Chapter 8.32 of the Zoning Ordinance because it provides a Stage 1 Development Plan for the Dublin Ranch West project for the project (P A 02-028) that will create a desirable use of land and an environment that will be harmonious and compatible with existing and potential development in surrounding areas and because the site plan has been designed to be compatible with other proposed and approved plans in the vicinity. 2. The project site is physically suitable for type and intensity of this residential project in that it is intended to conform with the City policies related to hillside development and to be designed to minimally effect the existing topography and terrain of the site; has adequate access; and, is of a sufficient size to provide housing as well as open space for the future residents ofthe project. 3. The proposed Planned Development Prezoning and Stage 1 Development Plan for 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 or welfare because the Stage 1 Development Plan for the project has been designed in accordance with the City of Dublin General Plan, Eastern Dublin Specific Plan and Program EIR and Addenda. Additionally, project specific analysis has determined that the project's design is sensitive to biological features onsite and to surrounding land uses. 4. The proposed Planned Development Prezoning and Stage 1 Development Plan for the project is consistent with all elements and policies ofthe Dublin General Plan and the Eastern Dublin Specific Plan because the project is within, and is consistent with, the total number of units allowed within the density range of the Single Family, Medium Density Residential and Medium-High Density 2 Residential designations of both the City of Dublin General Plan Land Use Element and Eastern Dublin Specific Plan (as amended), and because it conforms to the elements and policies of those plans through the provision of open space and wildlife habitat protection required by the Land Use, Parks and Open Space and Conservation Elements, roadways consistent with the Circulation Element, adequate public facilities as required by the Schools, Public Lands and Utilities Element, Housing as desired by the Housing Element, and safe design as required by the Seismic Safety and Safety Element. 5. The Stage 1 Planned Development Prezoning and Development Plan is consistent with Chapter 8.32 ofthe City's Zoning Ordinance because the Stage 1 Development Plan for the project establishes permitted uses which will ensure that the project is compatible with existing and proposed residential and public uses in the immediate vicinity; and 6. The Stage 1 Planned Development Prezoning and Development Plan will provide efficient use of the land pursuant to the Eastern Dublin Specific Plan that includes the preservation of significant open areas and natural and topographic landscape features with minimum alteration of natural land forms; and 7. The Stage 1 Planned Development Prezoning and Development Plan will not overburden public services as all agencies must commit to the availability of public services prior to the issuance of building permits as required by the Eastern Dublin Specific Plan policies and mitigation measures; and 8. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program serves as the reporting and monitoring program required by Public Resources Code Section 21081.6 for the Project. BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby recommend that the City Council adopt an Ordinance approving Planned Development Prezoning and a Stage 1 Development Plan for the entire 189-acre Dublin Ranch West project area (PA 02-028) as set forth in Attachment 3 of the Staff Report and attached hereto, dated February 22, 2005, which constitutes regulations for the use, improvement, and maintenance of the property. PASSED, APPROVED AND ADOPTED this 22nd day of February 2005. AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chairperson ATTEST: Community Development Director 3 ORDINANCE NO. XX-OS ********* AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO PREZONE A 189-ACRE UNINCORPORATED AREA KNOWN AS DUBLIN RANCH WEST TO PLANNED DEVELOPMENT (PD) AND APPROVING A RELATED STAGE 1 DEVELOPMENT PLAN LOCATED SOUTH OF THE COUNTY BOUNDARY, NORTH OF THE CITY LIMITS, WEST OF TASSAJARA ROAD, AND EAST OF PARKS RESERVE TRAINING FACILITY P A 02-028 The Dublin City Council does ordain as follows: SECTION 1: Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the following annexation area to a Planned Development (PD) Zoning District: Approximately 189 acres located in an unincorporated area of Alameda County and bounded by the County boundary to the north, the City limits to the south, Tassajara Road the east, and the Parks Reserve Training Facility to the west (APNs: 986-0004-005-01, 986-0003-001 & 986-0004-003). The Zoning District for Dublin Ranch West annexation area, including the Stage 1 Development Plan area, is located within the City's Sphere of Influence and within the Eastern Dublin Specific Plan area. The PD Zoning District and Stage 1 Development Plan established by this Ordinance are attached hereto as Exhibit A-2. A location map of the prezoning area is shown below: Dublin Ranch West Annexation Are,1 St"qe "' OCVC;ODrnent Pkln VICINITY MAP PLEASANTOS :t -- =-.-r---;a-:.. EXHIBIT A- SECTION 2. The regulations of the use, development, improvement, and maintenance of the Property are set forth in the Prezoning and Stage 1 Development Plan for the annexation area (Exhibits A-I & A-2, hereto) which are hereby approved. Any amendments to the Stage 1 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code or its successors. SECTION 3. Once annexed, the use, development, improvement, and maintenance of the prezoned annexation area shall be governed by the provisions of the Dublin Zoning Ordinance except as provided in the Stage 1 Development Plan. SECTION 4. This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 ofthe Government Code of the State of California. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _ day of 2005, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk Exhibit A-I PREZONING STAGE I DEVELOPMENT PLAN (P A 02-028) This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Dublin Ranch West annexation area generally located in an unincorporated area of Alameda County bounded by the County boundary to the north, the City limits to the south, Tassajara Road the east, and the Parks Reserve Training Facility (PRTF) to the west within the Eastern Dublin Specific Plan area. The annexation area is comprised of three parcels (APNs: 986-0004-005-01, 986-0003-001 and 986-0004- 003). This Development Plan meets all of the requirements for Stage 1 review of the project. This Development Plan is represented by the PD Zoning/Land Use Summary Table (contained herein), the Aeri;:d~Jiºto, the Stage 1 Site/Development Plan, Stage 1 Phasing Plan, Conceptual Landscape Plan, and Master Infrastructure Plan sheets dated , 200S labeled Exhibit A- 2. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied. 1. Zoning: This PD Planned Development Zoning District is to provide for and regulate the development of Dublin Ranch West as shown on Exhibit A-2. (General Plan land use designations include: Single Family Residential, Medium Density Residential, Medium High Density Residential, Neighborhood Commercial, Neighborhood Park, Open Space, and Public/Semi- Public. 2. Permitted Uses: The following are uses permitted for this site: A) PD Single Family Residential Intent: Single Family land use designations are established to: a) reserve appropriately located areas for family living at reasonable population densities consistent with sound standards of public health and safety; b) ensure adequate light, air, privacy and open space for each dwelling; c) provide space for semi-public facilities needed to complement urban residential areas and for institutions that require a residential environment; and d) accommodate single family housing, including a wide range of units from small-lot and zero-lot line units to large lot estate units. Intensity of Use: .9 - 6.0 dwelling units per acre Permitted Uses: Single family dwelling Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Community care facility/small (permitted if required by law, otherwise as conditional use) Exhibit A-I Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance Private recreation facility (for homeowners' association and/or tenant use only) Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance Second residential unit, if built by initial homebuilder, in accordance with appropriate regulations of the Dublin Zoning Ordinance (Chapter 8.80) Conditional Uses: Ambulance service Bed and breakfast inn Day care center Large family day care home Parking lot - residential Religious facility School/private Second residential unit, if not built by initial homebuilder, in accordance with Stage 2 Planned Development Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance Temporary Uses: Temporary construction trailer Tract and sales office/model home complex B) PD Medium Density Residential Intent: Medium Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive size in relation to the land around them; e) provide necessary space for off-street parking of automobiles and, where appropriate, for off-street loading of trucks; and f) protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. Intensity: 6.1 - 14.0 dwelling units per acre Permitted Uses: Multi-family dwelling Single family dwelling 2 Exhibit A-I Accessory structures and uses in accordance with Section 8.40.030 ofthe Dublin Zoning Ordinance Community care facility/small (permitted if required by law, otherwise as conditional use) Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance Private recreation facility (for homeowners' association and/or tenants use only) Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance Second residential unit, if built by initial homebuilder, in accordance with appropriate regulations of the Dublin Zoning Ordinance (Chapter 8.80) Conditional Uses: Bed and breakfast inn Boarding house Community center Day care center Large family day care home Large vehicle storage (appropriately screened) Parking lot - residential Religious facility School/private Second residential unit, ifnot built by initial homebuilder, in accordance with Stage 2 Planned Development Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning Ordinance Temporary Uses: Temporary construction trailer Tract and sales office/model home complex C) PD Medium-High Density Residential Intent: Medium High Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive six in relation to the land around them; e) provide necessary space for off-street parking of automobiles and, where appropriate, for off-street loading of trucks; and f) protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. 3 Exhibit A-I Intensitv of Use: 14.1 - 25.0 dwelling units per acre Permitted Uses: Multi-family dwelling Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Community care facility/small (permitted if required by law, otherwise as conditional use) Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance Private recreation facility (for homeowners' association and/or tenants use only) Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance Conditional Uses: Bed and breakfast inn Boarding house Community care facility/large Day Care center Large family day care home Parking lot - residential Religious facility Schoo l/pri vate Accessory Uses: All Accessory Uses shall be III accordance with Section 8.40. of the Dublin Zoning Ordinance Temporary Uses: Sales office/model home complex Temporary construction trailer Arts and Crafts Fair D) PD Neighborhood Commercial rovides for the creati ercial centers that se ighborhood. Permitted Uses, including but not limited to: Offices - real estate, legal, accounting Laundries 4 Exhibit A-I Conditional Uses: Accessory Uses: All Accessory Uses shall be In accordance with Section 8.40. of the Dublin Zoning Ordinance Temporary Uses: Temporary construction trailers E) PD Neighborhood Park Intent: Neighborhood open space and recreational areas, both active and passive. Permitted Uses, including but not limited to: Neighborhood Park CømµJ,'-m~t,)r ..~.~~ Recreational or educational facility Trail staging area F) PD Open Space Intent: Open Space land use designations are established to ensure the protection of those areas of special significance. Permitted Use, including but not limited to: Public or private infrastructure Public recreation facility - active or passive Trails and maintenance roads 5 Exhibit A-I Other recreational or educational facility Trail staging area Uses allowed by the U. S. Army Corp of Engineers under Section 404 and 1603 agreements Water quality, drainage, and other similar facilities, including swales and basins Areas with slopes over 30 percent Streams and drainage protection corridors Woodlands Conservation areas Wildlife habitat preservation Visually sensitive ridge lines Permitted or Conditional Uses, including but not limited to: Agriculture and grazing (if not already existing) Private recreation facility - active or passive F) PD Public/Semi-Public Intent: Identifies areas where governmental or institutional uses are anticipated. Permitted Uses (ifpublicly owned and operated), including but not limited to: Community Center/Clubhouse Community Facility Communitypå.tk Cultural Center Neighborhood Park Neighborhood Square Day Care Center Farmers Market Recreation or educational facilities Trail staging area Other recreational or educational facilities Other governmental and/or quasi-governmental offices, as determined by the Director of Community Development Incidental and accessory structures and uses Parking lot Public recreation facility - active or passive Public or private infrastructure Senior Center Uses allowed by the U. S. Army Corp of Engineers under Section 404 and 1603 agreements Trails and Maintenance roads Water quality, drainage, and other similar facilities, including swales and basins Youth Center Conditional Uses (if privately owned and operated), including but not limited to: 6 Exhibit A-I Community Center/Clubhouse Community Facility Cultural Center Day Care Center Recreation or educational facilities Private recreational facility - active or passive Private schools/educational facilities Other offices, as determined by the Director of Community Development Incidental and accessory structures and uses Parking lot Recreation facility - passive Senior Center Youth Center 3. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the provisions of this Planned Development District Prezoning/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this Planned Development District Prezoning. 4. Development Standards: Specific Development Standards within the project will be established at the Stage 2 Development Plan to determine if the development meets the established criteria. S. Phasing Plan. Refer to Exhibit A-2, Stage 1 Development Plan, Phasing Plan. 6. Landscaping Plan. Refer to Exhibit A-2, Stage 1 Conceptual Landscaping Plan. 7. Master Infrastructure Plan. Refer to Exhibit A-2, Master Infrastructure Plan. 8. Inclusionary Zoning Ordinance. The City Council has adopted a policy stating its intent that new projects, including this project, will be subject to the Inclusionary Zoning Ordinance, as amended, which requires that 12.5% of the units be inclusionary units affordable to persons of very low, low, and moderate incomes and only a portion of these units (7.5%) are allowed to be satisfied through payment of in-lieu fees. The development of the Lin Family property in Dublin Ranch West has been addressed in prior Development Agreements regarding compliance with the City's Inc1usionary Zoning Ordinance and affordable housing requirements. The Fairway Ranch project was developed to accommodate the affordable housing that would be applicable to the new residential development within Dublin Ranch. No agreements currently are in place which would satisfy Inclusionary Zoning requirements for eventual development of the remaining 5 acres under separate ownership. Compliance would become effective for those properties at that time. Implementation of the Inclusionary ordinance for those properties will be identified when the Stage 2 Development Plan is prepared and submitted for the property in the project area. 9. Development Concept. The Development concept for the area strives to emphasize the natural beauty ofthe area and create a community that blends into the existing environment by preserving: open space, the Tassajara Creek environs, and the western foothills. The residential development is expected to be a mix of detached and attached units. The Tassajara Creek open space area 7 Exhibit A-I serves as a focal point for the neighborhood. This corridor will function as a linear route and trail system for pedestrians, bicycles, and equestrian circulation. In addition, it will serve as a wildlife habitat and passage. A minimum setback of 100 feet from the top of the bank of the creek and its tributaries is proposed to preserve the existing riparian corridor and provide adequate distance from storm water runoff. The ridgelines are proposed to be maintained by a land trust while the homeowners and neighborhood associations will maintain the creekbed corridors. 10. Access & Circulation. Two bridge crossings over Tassajara Creek are proposed to allow for adequate site circulation from Tassajara Road, while minimizing environmental disruption. One road will lead to a residential collector street within Dublin Ranch West and will provide access to the neighborhood streets. The other crossing will provide primary access to the neighborhood parks and serve as a secondary access route. A creek frontage road also would be available for additional emergency access. Public streets would be comparable to those already approved or built in other neighborhoods of the Eastern Dublin Specific Plan area. In addition to sidewalks, pedestrian and bicycle access will be provided by a multi-use trail along the creek and along other pathways within Dublin Ranch West. PD ZONING/LAND USE SUMMARY TABLE Gross Midpoint Density Number of units Land Use Acres Density Range midpoint min - max PD Single Family Residential 18.8 ac 3.99 du/ac .9 - 6 du/ac 75 du 16-112 du PD Medium Density Residential 55.6 ac 9.82 du/ac 6.1 - 14 du/ac 556 du 339-778 du PD Medium High Density 21.1 ac 19.05 du/ac 14 - 25 du/ac 422 du 297-528 du Residential PD Neighborhood Commercial 0.6 ac .30 FAR n/a 10,454 sf 10,454 sf PD Neighborhood Park 8.8 ac n/a n/a n/a n/a PD Neighborhood Square 0 ac n/a n/a n/a n/a PD Open Space 82.1 ac n/a n/a n/a n/a PD Elementary School 0 ac n/a n/a n/a n/a PD Public/Semi-Public 1.9 ac .24 FAR n/a 19,863 sf 19,863 sf TOTAL 188.9 ac 1,053 du 652 - du Residential 1,418 Non-Residential 30,317 sf 30,317 sf 8 Exhibit A-I Dublin Ranch West Annexation Area . Januarv. 2005 r f}J. t/r;ri Stage t Planned Development Project Description Existing Site Conditions and Land Uses The Dublin Ranch West Annexation Area (City and DSRSD) is comprised of three landowners and parcels: Bragg, Lin, and Sperfslage. The Dublin Ranch West Annexation project consists of approximately 189 acres within the Eastern Dublin General Plan Amendment/Specific Plan (EDGP A/SP) area. An additional 11.6 acres at the northernmost tip of the Lin property extends into Contra Costa County and is not part of this application. At this time, the 189-acre portion is a part of Alameda County, and is outside the Dublin City limits. This Stage 1 Development Plan submittal is proposed to be processed concurrently with a General Plan/Specific Plan Amendment for the Lin Property, and a request for annexation to the City and DSRSD for all three of the properties. This proposal anticipates near term future development on the Lin parcel only. No development is anticipated in the short term for the Bragg or Sperfslage properties. Tassajara Road defines the eastern boundary of the project area until the road meanders north of the Bragg property. Moving northward of the Bragg parcel, the Fredrich, Vargas, and Tipper properties directly border the project area to the east. These smaller properties separate the Dublin Ranch West Annexation Area from Tassajara Road. Portions of Tassajara Creek and the county line define the northern limits of the area. To the west lies the Parks RFT A training facility and an EBRPD trail easement. Rural residences and an EBRPD staging area border the southern tip of the Dublin Ranch West Annexation area. Current uses on the adjacent properties consist of some combination of rural residential, an EBRPD staging area, a private school, and cattle grazing. The properties contain one occupied residence, numerous outbuildings, firewood sales, and a vacant schoolhouse. It is anticipated that the schoolhouse will be relocated to the future neighborhood park located within the Lin property or elsewhere in the City. The EDGP AlSP ErR identified a potentially significant historic dairy complex on the Lin property. A historic evaluation by William Self Associates found that this complex does not meet the criteria to be a historic resource recognized by the California Register and thus, is not historically significant. This report is included with this submittal. Two small riparian revegetation mitigation sites associated with Dublin Ranch Phase One also lie within the Tassajara Creek corridor on the Lin property. The Tassajara Creek corridor defined on the Lin property is comprised of two areas, the Tassajara Creek Management Zone which is generally the creekbed and the area between the top of banks, and accounting for approximately 38 acres, and the Private Open Space/Conservation Area which is generally the area between the top of banks and a minimum of a 100' setback from the top of banks, and accounting for approximately 22 acres. A land trust will mai;-~élt A r d- 0.." H',' .. ," -~ -----~ --------_...~~-. ------- ~_.--~"~ Page I . Stage 1 Development Plan Project Description Dublin Ranch West Annexation Area . Januarv, 2005 former, while a HOA or the same land trust will maintain the latter. The conservation area has been approved for mitigating environmental impacts to earlier phases of Dublin Ranch and is a permanent easement that underwent appropriate environmental assessment. While the approximately 60 acre overall conservation area is discussed and accounted for in these development applications for the GP/SP A, rezoning, and other planning entitlements, it is not part of this specific project. Only those potential impacts associated with the actual development application, including creek crossings, water quantity swales, and paths, that fall within with the conservation area are studied under CEQA for this application. The majority of the Dublin Ranch West Annexation area is mildly sloping, with slopes of less than 30%. As the property extends west beyond Tassajara Creek, the ground elevates into rolling hills where some 30% slopes begin to appear and sporadical1y continue to the western boundary. Hillsides and valley lands are covered primarily with non-native grassland vegetation. Much of the riparian area has been degraded as a result of long-term cattle grazing. Tassajara Creek flows from north to south and either defines the project's eastern boundary or bisects the parcels. The width and depth of the creek and two tributary channels vary throughout the site. Riparian vegetation and oak trees are present along most of the creek's and tributary's length. The lowest elevation of the project area is approximately 405 feet above sea level, while the highest elevation is at approximately 705 feet. Preliminary and design level geologic and geotechnical investigations of the Lin property, undertaken by Berlogar Geotechnical Consultants in October 2001 and July 2002, conclude that Dublin Ranch West is suitable for the development intended. Based upon the findings of the EDGP A/SP and its EIR, the same would be true for the Bragg and Sperfslage properties. Because of these findings and other investigations, it is believed that the project site is not located within a "Special Studies Zone" for active faults as defined by the State of California (1982) and that no fault zones exist on the Lin property. Additionally, investigations by Berlogar Geotechnical Consultants have been conducted to address the creek bank's stability; their evaluations support a 100' setback from top of bank as being adequate for the proposed project on Dublin Ranch West. The Federal Emergency Management Agency (FEMA) FIRM community panel No.060705 0002 B (dated Revised Novemberl, 2002) and No. 060001 0115C (dated Revised September 17, 1997) maps indicate that no lOO-year flood zones are present on the properties. A HEC analysis prepared and provided by MacKay & Somps for Dublin Ranch West demonstrates that runoff from the 100 year storm event under existing conditions is contained well within the banks of the creek. -~-_.- -'---"--~ ---------- ___n_'_ Page 2 . Stage 1 Development Plan Project Description Dublin Ranch West Annexation Area . Januarv. 2005 Proposed Land Uses and Development Concept The development concept for the area strives to emphasize the natural beauty of the site by creating a community that blends into the existing environment. While the land uses attributed to the Bragg and Sperfslage parcels reflect those illustrated in the General Plan and Specific Plan, the Lin parcel is proposing a revised land use plan and designations. The proposed Dublin Ranch West Annexation Area plan includes low, medium, and medium-high density residential (including possible residential support uses), neighborhood commercial, a neighborhood park, public/semi-public, and open space that preserves the predominant natural features of the site including the Tassajara Creek environs and the western foothills. With a few notable exceptions, the proposed uses for this project are based on the land uses found in the Eastern Dublin General Plan Amendment and Specific Plan. However, these two documents propose several uses that are incompatible with some of the existing natural features of the site, namely Tassajara Creek and its tributaries. For Dublin Ranch West, the Specific Plan proposes approximately 25.3 acres of land development that would fall within Tassajara Creek or its tributary's corridors. Following these plans would require filling vast portions of Tassajara Creek and/or a tributary. The current plan proposes instead to allow for an open space corridor along the creek and its tributaries. In order to do this, those land uses that are incompatible with the creek corridors are eliminated or relocated. A General Plan/Specific Plan Amendment is included with this submittal to revise these land uses for the Lin property only. Additionally, two neighborhood parks, totaling 7.66 net acres will be relocated to the south of the property and split by Tassajara Creek; and approximately I net acre will be reserved for either public/semi-public or neighborhood park uses. A General Plan/Specific Plan Amendment is included with this submittal to revise these land use and design concept for the Lin property only. The overall conversion of approximately 5.5 developable acres on the Lin property (residential and commercial) to open space is a further benefit to the City and it's citizens, in addition to improving the project's land plan. This exchange is being made at a loss of property value to the property owners. Additionally, the Bragg and Sperfslage parcels included in this submittal are not illustrated as individual parcels or referenced specifically in the Eastern Dublin Specific Plan. Together these parcels equal approximately five acres. It is assumed that because of their small size they were overlooked as individual parcels in the Specific Plan process. The Specific Plan Land Use Map designates the area they are located as Neighborhood Commercial, Medium High Density Residential, Medium Density Residential, and Open Space. Because of this, it is proposed to designate 0.6 acre and 7,841 square feet of Neighborhood Commercial and 1.0 acre and 20 units of Medium High Density Residential to the Bragg parcel and 1.0 acre and 10 units acres of Medium Density Residential and 2.2 acres of Open Space to the Sperfslage parcel at this time. - ---~------_.__.- -_.-.~- --------------- ---~-----_._" Page 3 . Stage 1 Development Plan Project Description Dublin Ra.nch West Annexation Area . Januarv, 2005 The chart below indicates the proposed land Llses and densities for the project as compared to the approved land uses presented in the Eastern Dublin Specitìc Plan, Proposed Stage 1 PD East Dublin Specific Plan Land Use Plan Land Use Plan Gross Density Range Mid-point Gross Density Range Mid-point Acres Density Acres Density BRAGG PROPERTY Medium High Densitv Residential 1.0 14-25 du 20 du 1.0 14-25 du 20 du Neighborhood Commercial 0.6 6,534-15,681 sf 7,841 SF 0,6 6,534-15,681 SF 7,841 SF Subtotal 1.6 14-25 du 20 du 1.6 14-25 du 20 du 6,534-15,681 sf 7,841 SF 6,534-15,681 SF 7,841 SF UN PROPERTY Low Density Residential 18.8 16-112 du 75 du 20.0 18-120 du 80 du Medium Density Residential 54.6 333-764 du 546 du 64.1 391-897 du 641 du Medium High Density Residential 20.1 283-503 402 du 4.8 67-120 du 96 du Neighborhood Park 8.8 N/A N/A 11.8 N/A N/A Neighborhood Square 0.0 N/A N/A 2.8 N/A N/A Ouen Suace 79.9 N/A N/A 70.1 N/A N/A Elementary School 0 N/A N/A 9.7 N/A N/A Neighborhood Commercial 0.0 N/A N/A 0.8 8,712-20,908 sf 10,454 sf Public/Semi- Public 1.9 N/A N/A 0.0 N/A N/A Subtotal 184.1 632-/,379 du 1,023 du 184. / 476-1,137 du 817 du 8,712-20,908 sf 10,454 sf SPERFSLAGE PROPERTY Medium Density Residential 1.0 6-14 du 10 du 1.0 6-14 du 10 du Open Space 2.2 N/A N/A 2.2 N/A N/A Subtotal 3.2 6-14 du 10 du 3.2 6-14 du 10 du TOTAL 188.9 652-1,418 du 1,053 du 188.9 496-1,176 du 847 du 6,534-15,681 sf 7,841 SF 15,246-36,589 sf 18,295 sf The residential portion of the project is expected to be a mix of detached and attached units. These units will be designed to take advantage of the natural features of the site. The Dublin Unified School District has determined that the elementary school in this area is not needed as an educational facility and has officially relinquished the site. As part of the previously noted Council workshop, the Council agreed to exchange the school site for residential uses. Because of this, the site will be redesignated to Medium High Density residential. The Tassajara Creek open space area serves as a focal point for the neighborhoods within the project area. This corridor will function as a linear pedestrian, bicycle, and equestrian circulation route connecting neighborhoods, parks, schools, and surrounding open space. In addition, this open space will maintain and provide for wildlife habitat and passage. Within Dublin Ranch West, Tassajara Creek and its tributaries will be cleared of as much abandoned farm equipment - .~~--- ---- Page 4 . Stage J Development Plan Project Description Dublin Ranch West Annexation Area . January, 2005 and debris as is practical, cattle have been eliminated from the creek corridors, and selected areas will be revegetated. Portions of the Lin property, along the creek and tributaries, have been proposed as managed environmental areas, consistent with a Mitigation and Monitoring Plan associated with a Dublin Ranch wetland fill permit. The applicant has worked with various resource agencies regarding these mitigation measures to gain the agencies approval. In addition to preserving this area, additional mitigation measures are included in the agency approved mitigation and monitoring plan, such as removing cattle and debris from the corridors. These areas will be evaluated and monitored by professional environmental consultants. Maintenance of these managed environmental areas will be privately funded. Due to the topography and existing vegetation, the majority of the Dublin Ranch Tassajara Creek corridor will be left in its current natural state, with the exception of localized revegetation and bridge crossings. According to the Stream Restoration Program (SRP), the presence of a single loaded frontage road eliminates the need for a separate creek maintenance road, if one is required. Two bridge crossings over Tassajara Creek are proposed for Dublin Ranch West to allow for adequate site circulation, while reducing environmental disruption to a minimum. The Stream Restoration Program recommends that the creek corridor setback should protect wildlife habitat from human disturbance and protect development from major flood events. Within Dublin Ranch West, the entire higher quality riparian habitat exists within the proposed creek preservation area. A 100' minimum setback along the creek and tributaries is proposed for this property to preserve the existing riparian corridor and provide a safe and efficient circulation and development plan. This setback is wide enough to ensure adequate areas for public safety and wildlife corridors. Storm water quality features are proposed within the Dublin Ranch creek preservation area. As noted before, the 100-year flood event is maintained within the creek channel itself and does not flow over the top of banks. Because no development is being proposed on the Bragg or Sperfslage parcels at this time, no setbacks or studies have been detennined or prepared for these properties. Two neighborhood parks are proposed to be located in the southern area of Dublin Ranch West, and are located straddling Tassajara Creek. Besides providing recreational opportunities for both the project and surrounding neighborhoods, this siting creates a significant visual and physical open space in the community along Tassajara Road and Tassajara Creek, and assembles active and passive recreation uses together. Additionally, a public/semi-public parcel is located adjacent to, and south of, the western park. This parcel may be utilized for either public/semi- public or neighborhood park uses. Property along Tassajara Road is within the limits of the Tassajara Road Scenic Corridor. The Lin project follows the City's scenic corridor policies by encouraging views of the stream corridor and riparian vegetation. Additionally, much of the western hillside will be preserved to provide a backdrop to the units below and to allow for an open space corridor to extend through the project site. The majority of the ridgeline will also be maintained. Views of both features will be possible from Tassajara Road. The Bragg and Sperfslage properties will need to address these policies and guidelines when they are planned to be developed. ----_."~---~---------~----- Page 5 . Stage 1 Development Plan Project Description Dublin Ranch West Annexation Area . January, 2005 Project Access and Circulation Access to the properties will be from Tassajara Road, an existing two-lane road that extends northerly from 1-580 through Contra Costa County. Tassajara Road runs along most of the eastern boundary of the site. Ultimately Tassajara Road is scheduled to be a six-lane divided arterial. For Dublin Ranch West, two project entry roads from Tassajara Road will connect to bridges crossing Tassajara Creek and accessing the residential neighborhoods located to the west of the creek. Within Dublin Ranch West, a residential collector enters from the central portion of the property and will provide access to residential streets and neighborhoods. A secondary road connecting to Tassajara Road is proposed in the southern area of the property. This street will provide primary access to the parks, plus being a secondary emergency access route to the Dublin Ranch western neighborhoods. City and Fire Department Staff have reviewed and approved an emergency circulation route plan for the Dublin Ranch West property. As noted above, two roadways connecting to Tassajara Road will provide daily and emergency access for the project. The primary access for both circulation and emergency personal is from the centrally located residential collector that bisects the property. The second street that connects to Tassajara Road is a public street south of the central residential collector for park access. Additionally, this street will have an emergency access easement placed upon it to provide additional egress and entry during emergency situations for project residents. A creek frontage road, north of and connecting to the primary access road, provides secondary access within an interconnected street system to complete the elements ofthe emergency access plan. Proposed public street sections are comparable to those already approved or built in other areas of the Specific Plan. Private streets, with reduced rights of way and/or curb-to-curb widths maybe proposed as part of this development. Entries and circulation for the Bragg and Sperfslage properties are not discussed, as they are not being proposed for development at this time. In addition to sidewalks, pedestrian and bicycle access will be provided by a multi-use trail along the creek and other trail opportunities within the Dublin Ranch West project. Due to environmental constraints, no designated pedestrian/bicycle bridges will be provided over the creek or tributaries. Rather, trails will follow the outer perimeter of the creek and tributary corridor and utilize the two vehicular/pedestrian bridges. Discussions have been held with EBRPD to ascertain their plans for this area. EBRPD noted that they would accept a multi-use trail alignment along the western side of Tassajara Creek, within the associated open space areas. Pedestrian and bicycle circulation routes for the Bragg and Sperfslage properties will be studied and determined when they are proposed for development. Multi-use trails may also be utilized a maintenance roads for the creek and open space areas and for emergency access. ---_....,.._.~-~- ~._'- .----'.- Page 6 . Stage I Development Plan Project Description Dublin Ranch West Annexation Area . Januarv, 2005 Proposed Phasing Approach Although development is expected to begin within the Dublin Ranch West project, and proceed from cast to west and south to north as access and utilities are extended through the site, two general development phases are planned. Phasing and development timing for this annexation area will depend largely on market demand. Storm drainage, sewer, and water backbone improvements may be constructed in phases and will provide service for each development phase, The Lin property would undergo bulk grading to accommodate the various residential areas of the property and achieve a balanced cut and fill condition. It is unknown when the Bragg and Sperfslage parcels will be developed, so their phasing is not discussed here. The City will determine phasing of the park. Sanitary, water and recycled water services will be provided by the Dublin San Ramon Services District (DSRSD) in accordance with their Facilities Master Plans. Final locations and sizing of these facilities will be determined in conjunction with the recommendation of the DSRSD Facilities Master Plan, A couple of storm drainage outfalls into Tassajara Creek will be constructed as needed with the Dublin Ranch West project. Inclusionary Zoning Ordinance The implementation of the City's lnclusionary Zoning Ordinance with respect to the Dublin Ranch West project has been fulfilled with the approval of the Fairway Ranch housing development. Fairway Ranch will provide for the inclusionary housing requirement for all of Dublin Ranch. As the Bragg and Sperfslage properties are developed, they will have to meet the requirements of the City's lnclusionary Zoning Ordinance. Hazardous Waste Analysis Eckland Consultants conducted a Phase I environmental site assessment of the project area in July of 2001 to investigate on-site hazardous wastes or substances of Dublin Ranch West. Eckland's assessment indicates that the property is not known to be on a hazardous waste or substance area list. The study concluded that the property has a low likelihood that any hazardous or toxic substances exist on the site. It was suggested that prior to demolition, asbestos and lead-based paint surveys be implemented on the existing structures as required by code, that debris be removed from the site, and that existing septic and leach field systems should be pumped out and removed. Because no development is being proposed for the Bragg and Sperfslage properties, no environmental site analysis has been prepared for them at this time. ---_......._-~------ Page 7 . Stage I Development Plan Project Description Dublin Ranch West Annexation Area . Januarv, 2005 Benefits and Costs This project will allow for the construction of residential dwelling units and neighborhood commercial uses, increasing the assessed value of the City. In addition, parks, open space, and multi-use trails will be constructed and/or land dedicated for the use and pleasure of future residents and visitors. The provision of homes within the project area will help facilitate a Citywide balance between jobs and housing, Future residents will strengthen the market for nearby commercial uses projected to occur in accordance with the Eastern Dublin Specific Plan. This in turn will substantially increase sales tax revenue for the City of Dublin. All infrastructure required tor development of the proposed project and the project proponents would pay for all capital facility costs as development proceeds. As is typical of development requirements in Dublin, property-owners/project proponents would dedicate land required tor roads, and parks; construct roads and parks; and contribute funds as required through the City's Traftìc Impact Fee program, school fees, and park in-lieu fees as required. Along with this, normal expenditures for City services (fire, police, recreation, general administration, etc.) would be compensated by the development through required fees and property tax revenues. It is anticipated that property tax revenues, along with increased local sales tax attributed to the Project, will cover the public service costs. -_._-_._--_._------~---- - Page 8 . Stage ¡ Development Plan Project Description Dublin Ranch West Annexation Area . Januarv. 2005 Findings A. The proposal ~will be harmonious and compatible with existin,? and {ittllre development in the surrollndin~ area. Development of the project area will be harmonious with and relate to existing and future development. The site plan for the properties, where environmentally feasible, adheres to the General Plan's and the Eastern Dublin Specific Plan's goals and policies. This will ensure that the project will be compatible, both in terms of land use and physical design, with adjacent development. The proposed mix of uses will blend with the neighboring developments to create a viable, cohesive community. The residential, open space, and neighborhood park uses will be compatible with the surrounding uses of Eastern Dublin as they come to fruition. B. The site is phvsicallv suitable for the type and intensitv of zoning districts being proposed. The project site is physically suitable for the type and intensity of zoning being proposed. The type and densities of proposed land use designations are identical to those permitted by the Eastern Dublin Specific Plan. Open space corridors butTer and preserve signitìcant natural features. In doing so, the proposed land uses are sensitive to environmental constraints while still providing a community that is both livable and naturally cohesive. Development patterns outlined in the General Plan and the Eastern Dublin Specific Plan concentrate higher density uses in the lowlands along Tassajara Creek and Tassajara Road, while the steeper portions of the site have been designated for lower density residential uses. The proposal duplicates these policies while eliminating those land uses that fall within the Tassajara Creek corridor on the Dublin Ranch West site. The preliminary geologic and geotechnical study completed for the Lin property states that Dublin Ranch West is suitable for its proposed uses. No earthquake faults are located on Dublin Ranch West. Berlogar Geotechnical Consultants also performed a creek bank evaluation report for Dublin Ranch West. Their work included site reconnaissance and review of historical site aerial photographs. They found no evidence of large-scale changes of the creek alignment within the past 50 years. Berlogar observed some creek bank retreat in the downstream direction, but noted this can be remedied by providing the 100 foot setback and controlling surface runoff. The 100-year flood event is maintained within the top of banks of the creek and tributaries. This is supported by FEMA community map panels No.060705 0002 B (dated Revised Novemberl, 2002) and No. 060001 0115C (dated Revised September 17, 1997) that illustrate there are no flood hazards on developable areas of these properties. _.._--~._---_.__._-_._-_.-_.._-- --~._--~----. Page 9 . Stage 1 Development Plan Project Description -- Dublin Ranch West Annexation Area . Januarv. 2005 C. The proDosal will not adverselv affect the health or safètv o(persons residÙ15!. or working in the vicinity, or be detrimental to the public health, sa(etv, and wel(are. The proposed project is consistent with the Eastern Dublin Specific Plan's ordinances for public health, safety, and welfare. The project will not adversely affect the health or safety of persons residing or working in the vicinity, nor will it be detrimental to public health, safety or welfare. Additionally, no noxious odors, hazardous materials, or excessive noises will be produced. All landslides within the development area will be stabilized, removed, or avoided in accordance with design level geotechnical reports. Development in hillside areas is carefully regulated under the Specific Plan to insure that hazardous hillside conditions are avoided or remedied. FEMA community panel No.060705 0002 B (dated Revised N ovemberl, 2002) and No. 06000 I 0 115C (dated Revised September 17, 1997) indicate that no developable portions of the properties contain 100-year flood zones. None of the residential lots in the Dublin Ranch project will have direct driveway access onto a major arterial. D. The proDosed uses (or the site are consistent with the elements o( the Citv o( Dublin General Plan and the Eastern Dublin SDecific Plan. The Stage 1 Planned Development Rezone is consistent with the General Plan Amendment and the Eastern Dublin Specific Plan Land Use Plans, except for a few instances on the Dublin Ranch West property. These exceptions, however, follow the intent of the Plan's policies and goals. A General Plan/ Specific Plan amendment application for the Lin property has been included to address these changes. To be more environmentally sensitive and to be cohesive with the surrounding uses and policy direction in Dublin, the project has modified certain land uses and their locations. For instance, within Dublin Ranch West, uses that were previously located too close to or within Tassajara Creek and its tributaries have been eliminated and/or relocated. In doing so, this project is more consistent with current environmental policy and more sensitive to the residential trends and needs of the community of Dublin as a whole while still meeting the intent of City policy. E. The pro;ect satisfies the purvose and intent o( a "Planned DeveloDment" as outlined in Chapter 8.32 o(the Municipal Code. . The proposed project is planned as a comprehensive community with distinct neighborhoods and will have development standards tailored to the specific needs of the site. . The proposed project design incorporates flexibility and diversity in the development of the property by providing a range of low, medium and medium- ..._--" -_.~-_.-- ---~ Page!O . Stage! Development Plan Project Description Dublin Ranch West Annexation Area . Januarv, 2005 high density housing types, neighborhood commercial (Bragg), open space, and neighborhood park. · A mix of uses are proposed which, when compared to the amendments proposed for the General Plan and the Eastern Dublin Specitìc Plan, is consistent with the intent and uses of these documents. · The project intends to protect the integrity of the residential and non-residential areas of the City of Dublin, The Tassajara Creek corridor has been designated as open space, along with the steeper portions of the western hillside, protecting the sensitive environmental and attractive features of the site. · Public facilities such as multi-use trails are proposed through the Dublin Ranch West site, as is a neighborhood park and a public/semi-public site. These amenities will be developed and sited so as to make them an efficient and integral part of the community and City as a whole. · The proposed community will blend with the natural features unique to the site through the use of design and planning, This will identify the site as a community whose offerings exceed what is available from conventional development. · This project will enhance the existing environment, offer coordinated and coherent housing opportunities, and create a desirability beyond what currently is designated on the Dublin Ranch West property by the General Plan and East Dublin Specific Plan. The proposed community will be an asset to the City of Dublin, ---- --------,._-- Page 11 . Stage 1 Development Plan Project Description ~-----.:: :. :-"\ .. \ ' I ~:;;- , \ ' / S _ Trail ~»// II!! _ _~____", ~, -..: _ _ :;¡.-" (~ -_____J - assajara Creek ,::-~=--=~ Op Space 16_9-1 ac. gro~ij. _/" , I J dr' sperfSlage//L~f::'S~:~ __1-_' EBRPD Trail Easement /" ----, '/ - ,,';------ V --- ,/ / //' / / / / / ,/ //' / /' /~ " (:-~ / 0~ " "i<..,'It / -<...,i' / f/..() , t() <i? /«; / // ,'/ ,~' ,~' -'f" ~ Medium Density Residential - - - - --_ll)!.ª-c~gr~~____ \ , \ \ EBRPD '('eN Dublin Ranch West Annexation Area Sta e I Develo ment Plan G034-40 STAGE 1 PD SITE PLAN January, 2005 PublicI Semi-Public 1.9 ± ac. gross Proposed PD Rezone Land Use Plan Midpoint I Density Denslt R.3nGìe \ \ M Stage Gross Acre') Potential Roadway Connection to - Tassajara Road I RRA \ RRA United States of America c/ Semi-Public Lands Land Use Summary Table EXisting Eastern Dublin Specllic Plan Land Use Plan Gross Midpoint Density Acres DensIty RdnG1e Nielsen os Medium High Density Residential .O± ac. gross Silveri M Publ M ',' agg Open Space 21.6 ± ac. gross L Mission Peak Homes "~-'" ~ --- -', -..:,:--:; -~- --' ~~ --'-~ - ~ ,. ,-" - '" \ \ , \ FredrÜ , MH OS\ ./ , , , ---1--__/ ~~ 43.2± ac. g Lin "'-. MoHer RRA Moura Agricultural Lands IG-112 333-7G4 283-503 75 54G 402 18.8 54.G 20.1 8.8 79.9 18-120 39 I -897 G7-120 80 G41 % 20.0 G4.1 4.8 11.8 2.8 70.1 9.7 0.8 Land Use LIn/Dublln Ranch West Low De:nslty Resldenhal Medium Density Re51dentlal Medium High Density Residential Neighborhood Fark Neighborhood Squ.1re Open Space Elementary School Neighborhood CommCfClJI Public / Semi-Public ubtota 2-20,908 8.7 ---- 0,454 400' & Som,s PLANNING_LAND SURVEYING (925) - 225-0690 ~ NORTH 00' 200' IACKAy CIVIL ENGIN[ERINC.LANO Pleasanton. CA O' ,379 14-25 (;,5.34- I 5,G8 14-25 G,534-15,G81 G52- G.534-1 1,418 5,G8 G-14 G 14 G32 .023 10 IJ .053 20 7,54 20 1.9 84 1.0 2.2 3.2 88.9 1.0 0..£ I.G 47G-I.I.37 8,712-20.908 4%-1,17G 5.24b-%.589 14-25 G,534-15,G8 14-25 G.534-15,G8 b- 14 G:T4 817 0,454 o 10 847 8.295 20 7.84 20 84 1.0 OG I.b 1.0 U 3.2 88.9 Bragg Property Medium High Density ReSldentlJ Nel~hborhood CommewJI Subtotal Sperfslage Property Medium Density R.esldentl.31 Open SpJce Subtotal Total Lin , EVN\ Trail \ \ \ , , , , , i ! Low Density Residential 18.8± ac. gross United States of America Publici Scn1Î-Public Lands 0:41': ptollive. P:\l 40\plonninq\2001 wol s1oqel-s teplonRevB. /' ì .I /~ / I ' OS / ~ ./ I ' ,/ ~ / / I "L t / 'iIò < "I "- OS "'~u--C.7~./ " ( , '" '- H . \ / .1">/, ""', Mission Pe~ªome . M... lh ~'"h' t '#:I~ ').. c.....,) : "" ", NC,-î,a¡g (' ) i M : "". Y/~,~c:::::""j l\ (MH !ð.djoiniDIÍ P~o~erty ,./-::> " "'-"~" ',~ \1 --, ( haSID" nnknown n-.u .' v,-----:-::::~..'::>,J-...-.- --Ì'. ''';\( O~er:p ~--"-ì~-- h \ ;:::<----:,.--:::::Ç.:. .-\. NC _...J ~""'''J..I·\\. \ .. \.\ ~\ potentia.IR~adWay \ / /.\, . "'" " 't \ //" " /,' " \~r' ,h fí' -ð ,'., , , \, . Conn"... . , / / To"," .4'.., '" . , //,' /. // \. F . '-, ./. \ ."'1 ·1·ed"lum lIigh DeHS!!Y \ _ Tassajara R\ oad. I P hI.' I /,/ . , , " . >r", " u~ (~ I U IC //> ¿,/. MH '\ MH" .~ \:\. ReSinential RRA.~ RRA RRA I --Semi-Public /,/ " \ . '" /. / '·...Æ. '. >/ Vargas " ..A. . ...~ '. '. "\, .. ".. i. .OJ '.' ae. gross . \. \. \ /. . \. 1.9 ac. gross // / \ -0"'.-'" \ \\ ,\'/ SIlver¡. i \ / M, OS ,/ / ·',;'M \ - ""-'-""1'-.--0' Ndg.b",h?"d.J '\.~. '" M ): Nielsen : / "br ,þ // " ¿;/ . .-.). Co.mmercml .'."..." "\~"... I \ \ /Quarry Lane, '$)c \ ""C \ . / I' , "'. " \' I . C , c" \ /o'" ~"- o.ó± """". '"'' "~èc:C>'u"jL_: _, .1L__~ch~~.\"i.,J::r~~ ; , // /' ., ~"-" -----~__L.,.~, --........ái-.IIß..,- I / / / I _.._ _'.~"_"_"_"_"l'_ ' -:':'Þ". / : ___ ___ , .." I I i I '2.-\ '('eN Dublin Ranch West Annexation Area 5ta e Develo ment Plan s RRA Moller EBRPD \ , NEIGHBORHOOD PHASING PLAN grîJsš- Gygi \ IIACKAY & samps CIVIL ENGINEERING_ LAND PLANNING-LAND SURVEYING Pleosonton, CA (925) - 225-0690 G034-40 ---Adjoining Property Owner-phasing unknown ~ NORTH 0" 100' 200' 400' 2005 :a:::-er --",-~ January, United States of America Publici Semi-Public Lands i ----N~¡ghb¡ir¡:i(Î(;a------------ Park Et)F:.PD gross ------- " Tassa.ìara Creek - Opcn Space 43.2= ae, gross - - Moura Agricul tura I Lands Un ] United States of America ~ Publici Semi-Public Lands 10,56, ptoll P:\ \ 603~-040\plonning\2001 wollis\Annex\p-stoge1-phoslnCl-re......dwg M Tipper \ \ \ \=-.-..... \ \ \ \ \ \ r0J - - Dublin Ranch West Stage I Development Plan MASTER NEIGHBORHOOD LANDSCAPE PLAN EßRPD \ L...--' mACKAy & Som,s CIVIL ENGINEERINC.lAND PLANNING.LAND SURVEYING pJeasanton, CA (925) - 225-0690 \ ì 6034-40 of Tassajara Creek per scenic cOITidor policies J3nu3ry, 2005 - Pu :cmi .9 ± ac. gross ~ ~ ~ Easement ~~~_r~- - *Note: Landscaping improvements to be timed with the construction of Tassajara Road. ~ NOR T H 0' 100' 200' 400' \ \ Potential Roadway Connection to Tassajara Road RRA / / p(ny L~ . Schoo} EBRPD T ra , \ \ RRA ---------------~-- '--- ) / f M I 1- "" , , - landscape_rev 7 .dwq "--- RRA Moller -21-2005 10:40:22 ptolliver P:\ 16034-40\plonning\2001wol ~. ,/7A Dublin Ranch West Stage Development Plan MASTER INFRASTUCTURE PLAN JANUARY, 2005 G034-40 LEGEND: ZONE 2 - - - - - EX.ZONE --.. . - "' ZONE 3 W, - -- -- - EX. ZONE ZONE 2lU - - - - - EX.ZONE -,=-~,_. SEWER - ,-, - - - EX. SEWER WATER PRESSURE ZONE LIMIT - - - - PROJECT BOUNDARY *NOTE: NO MAJOR STORM DRAIN F ACIT..lTIES PROPOSED. EXISTING CRE] TO BE USED TO CONVEY RUNO: / WATER TANK. IAllAy i.IPI CIVIL ENGINEERING. LAND PLANNING.LAND SURVEYING 51428 r~KLIN DR., PLEASANTON, CA. 94ð88 (925) 225-0690 / / . NORTH NTS / / ) I I I I I I I I 'I' II k r -"\ \ \ ) I I L., \ ( " " , , RFI'A P:\ 16D34-40\plonnlng\EXH-MSTR-INFRA-PL"'-. rov1.dwg os " , , " , , cgoldode 15:55:52 1-21-2005 Jttl-1. -c.æ;q Dublin Ranch West Annexation Area . .JuiJk-ièfJ03 ~ ('(IN. V -z. I Permitted and Conditional Land Uses PO Single Family Residential Permitted Uses: Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Community care facility/small (permitted ifrequired by law, otherwise as conditional use) Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance Private recreation facility (for homeowners' association and/or tenant use only) Second unit in accordance with appropriate regulations Dublin Zoning Ordinance (Chapter 8.80), if built by initial homebuilder Single family dwelling Small tàmily day care home per Chapter 8.08 of the Dublin Zoning Ordinance Conditional Uses: Ambulance service Bed and breakfast inn Day care center Large fàmily day care home Parking lot - residential Religious facility School/pri vate Second residential unit ifnot built by initial homebuilder, in accordance with approved Stage 2 Planned Development. PD Medium Density Residential Permitted Uses: Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Community care facility- small (permitted ifrequired by law, otherwise as conditional use) Home occupations (per Chapter 8.64 ofthe Dublin Zoning Ordinance) Multi-tàmily dwelling Private recreation facility (for homeowners' association and/or tenants use only) Second unit in accordance with appropriate regulations in Dublin Zoning Ordinance (Chapter 8.80), if built by initial homebuilder Single family dwelling Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance Conditional Uses: Bed and breakfast inn Boarding house Community center Permitted and Conditional Land Uses . Page 1 ]-13-05DRWest-Land Uses,doc Dublin Ranch West Annexation Area . Julv. 20G3 Day care center Large íàmily day care home Large vehicle storage area (appropriately screened) Parking lot - residential Religious íàcility School/private Second residential unit if not built by initial homebuilder, in accordance with approved Stage 2 Planned Development. PO Medium-High Density Residential Permitted Uses: Accessory structures and uses Community care facility- small (permitted if required by law, otherwise as conditional use) Home occupations (per Chapter 8.64) Multi-íàmily dwelling Private recreation facility (for homeowners' association and/or tenants use only) Family day care home- small Conditional Uses: Bed and breakíàst inn Boarding house Community care facility- large Day Care center Family day care home- large Parking lot Religious facility School/private PD Open Space Permitted Uses, including, but not limited to: Public or private infrastructure Private recreation facility- active or passive Recreation facility- passive Those uses allowed by the U.S. Army Corps of Engineers under Section 404 and 1603 agreements. Trails and maintenance roads Trail staging area Other educational or recreational facilities Water quality, drainage, and other similar fàcilities, including swales and basins PD Park Permitted Uses, including, but not limited to: Community park Permitted and Conditional Land Uses . Page 2 1-13-05DRWcst-Land Uses.doc Dublin Ranch Wesr Annexarion Area . July, ]OG3 Neighborhood park Recreational or educational tàcilities Trail staging area PD Public/Semi-Public Permitted Uses, including, but not limited to: Community Center/Clubhouse Community Facility Community park Cultural Center Day Care Center Fanner's Market Neighborhood park Neighborhood square Recreational or educational facilities Trail staging area Other educational or recreational facilities Other governmental and quasi-governmental ofÌÌces as determined by the Community Development Director Incidential and accessory structures and uses Parking lot Private recreation facility- active or passive Private school Public or private infrastructure Recreation facility- passive Senior Center Those uses allowed by the U.S. Army Corps of Engineers under Section 404 and 1603 agreements. Trails and maintenance roads Trail staging area Water quality, drainage, and other similar fàcilities, including swales and basins Youth Center Permitted and Conditional Land Uses . Page 3 1-13-05DRWest-Land Uses.doc