HomeMy WebLinkAboutOrd 12-06 Grafton Station Shopping Center
ORDINANCE NO. 12 - 06
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*************
APPROVING AN AMENDMENT TO THE STAGE 1 DEVELOPMENT PLAN AND A STAGE 2
REZONING FOR THE PROJECT KNOWN AS GRAFTON STATION SHOPPING CENTER
LOCATED AT THE SOUTHWEST CORNER OF DUBLIN BOULEVARD AND GRAFTON
STREET AND BORDERED BY DUBLIN BOULEVARD AND NORTH SIDE DRIVE IN AREA H
OF DUBLIN RANCH (APN 985-0036-009)
P A 05-030
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. By Ordinance No. 6-00 the City Council rezoned the approximately 71-acre area known as
Dublin Ranch Planning Area H to a Planned Development Zoning District and adopted a Stage 1
Development Plan for Area H.
B. This Ordinance adopts an amendment to the Stage 1 Development Plan approved by the
City Council on March 21, 2000.
C. This Ordinance amends the Stage 1 Development Plan for Dublin Ranch Planning Area H
and adopts a Stage 2 Development Plan for a portion of Area H known as Grafton Station.
Section 2.
FINDINGS AND DETERMINATIONS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
1. The Project, known as Grafton Station, Planned Development Zoning meets the purpose and
intent of Chapter 8.32 in that it provides a comprehensive development plan that is tailored to
the commercial land uses proposed on the Project site and creates a desirable use of land that is
sensitive to surrounding land uses by virtue of the layout and design, which is in close
proximity to Dublin Boulevard and the 1-580 freeway.
2. The proposed amendment will be harmonious and compatible with existing and potential
development in surrounding areas because: 1) the proposed development is consistent with the
approved development for this property as approved under the Stage 1 Planned Development
Zoning; and 2) the proposed development is consistent with the type of development, regional
serving retail, as envisioned in the Eastern Dublin Specific Plan.
B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows:
1. The Stage 2 Development Plan for Grafton Station will be harmonious and compatible with
existing and potential development in the surrounding area in that: 1) the land uses and site
plan establish a commercial development (retail shopping center); 2) the proposed project is
Ord No. 12-06, Adopted 9/5/06, Item 4.4
Page 1 of 4
consistent with the Eastern Dublin Specific Plan and the Stage 1 Development Plan, as
amended; 3) the project site has been designed to reduce impacts on the residential
development across Dublin Boulevard and to be compatible with the community-serving retail
development along Grafton Street in Area G; 4) the project site includes attractive landscaping
and site elements including a location for public art, light fixtures, benches, plazas and
pedestrian paths to create an attractive landscape palette and material palette for the shopping
center; and 5) the Stage 2 Development Plan includes design guidelines to create an attractive
shopping center which is compatible with the surrounding developments.
2. The project site is physically suitable for the type and intensity of the zoning district being
proposed because 1) the project site will have a Floor Area Ratio (FAR) of .25 which is
consistent with the FAR established in the Stage 1 Development Plan and the Eastern Dublin
Specific Plan; 2) the proposed project will include retail and office uses which is consistent
with the land use designations of General Commercial and General Commercial/Campus
Office; and 3) as amended, the Stage 1 Development Plan will permit a maximum of 318,000
square feet of retail floor area which will maintain aFAR of .25 and will therefore be
consistent with the Stage 2 Planned Development Rezone; 4) the Stage 2 Development Plan
for the Grafton Station Planned Development Zoning has been designed to accommodate the
topography of the Project site which typically is characterized as vacant, flat land suitable for
the development of a shopping center and therefore physically suitable for the type and
intensity of the proposed Planned Development Zoning district.
3. The Stage 2 Development Plan 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
because the Project will comply with all applicable development regulations and standards and
will implement all adopted mitigation measures.
4. The proposed amendment and the Stage 2 Planned Development Rezone is consistent with the
Dublin General Plan, Eastern Dublin Specific Plan and the Stage 1 Planned Development
Zoning because: 1) the proposed amendments to the use list are compatible with the permitted,
conditional and temporary uses established under the Stage 1 Development Plan approved by
the City Council; 2) the proposed amendments to the list of permitted, conditional and
temporary uses are consistent with the land use designations of General Commercial and
General Commercial/Office and the Eastern Dublin Specific Plan Tassajara Gateway subarea
which envisions a mix of regional and community serving retail on the project site; 3) the
proposed amendments to the site area to increase the overall gross acreage to 29.2 acres is due
to the realignment of Dublin Boulevard and a more accurate measurement of the site since the
adoption of the Stage 1 Development Plan; 4) the proposed Stage 2 Rezone is compatible with
the intent of the Eastern Dublin Specific Plan for the Tassajara Gateway subarea and the Stage
1 Development Plan as amended; and 5) the Stage 2 Rezone includes design guidelines to
create a shopping center with a main street character which is compatible with development in
the neighborhood and the future development in Area G along Grafton Street.
C. Pursuant to the California Environmental Quality Act, the City Council finds as follows:
1. Pursuant to the California Environmental Quality Act (CEQA), Section 15164 provides that an
addendum to a previously certified Environmental Impact Report (EIR) may be prepared when
the project requires a minor technical change to the EIR and there are no new significant
Ord No. 12-06, Adopted 9/5/06, Item 4.4
Page 2 of 4
environmental effects and no substantial increase in the severity of previously identified
significant effects.
Section 3. Map of the Property.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Stage 2 Development Plan
applies to the following property ("the Property"):
29.2::.t net acres within Parcel 1 of Parcel Map 9003 for P A 05-030 (APN 985-0036-009) at the
southwest corner of Dublin Boulevard and Northside Drive and bordered by Dublin Boulevard
and Northside Drive in Area H of Dublin Ranch.
A vicinity map showing the area for a Stage 2 Development Plan is shown below:
I .
Section 4. APPROVAL
The regulations for the use, development, improvement, and maintenance of the Property are set forth in
the amended Stage 1 Development Plan as attached in Exhibit A and the following Stage 2 Planned
Development Zoning Development Plan as described below and attached as Exhibit B for the Property,
which is hereby approved. Any amendments to the Stage 2 Planned Development Zoning Development
Plan shall be in accordance with Section 8.32.080 and/or Chapter 8.120 of the Dublin Municipal Code or
its successors.
Stage 2 Development Plan for Grafton Station
This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Municipal Code. This
Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as a zoning
amendment pursuant to section 8.32.030.B of the Dublin Zoning Ordinance. The Stage 2 Development
Plan consists of the items and plans identified below, which are contained in the Stage 2 PD Rezone
booklet received by the Planning Division on August 7, 2006 and the Stage 2 Development Plan attached
as Exhibit B ("Stage 2 Development Plan"), which are incorporated herein by reference. The Stage 2 PD
Rezone booklet is on file in the Dublin Planning Department under project file P A 05-030. The PD,
Planned Development Zoning District and this Stage 2 Development Plan provide flexibility to encourage
innovative development while ensuring that the goals, policies, and action programs of the General Plan,
Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied.
1. Statement of Compatibility with Stage 1 Development Plan. The Grafton Station Stage 2
Development Plan is compatible with the Stage 1 Development Plan and amended Stage 1
Ord No. 12-06, Adopted 9/5/06, Item 4.4
Page 3 of 4
Development Plan for Dublin Ranch Planning Area H in that the Project is a commercial
development as planned for in the Stage 1 Development Plan.
2. Statement of Permitted Uses. Permitted, conditional, accessory, and temporary uses are allowed
as set forth in the Stage 2 Development Plan, attached as Exhibit B, pages 1-6.
3. Stage 2 Site Plan. See Stage 2 PD Rezone booklet, attached as Exhibit C, received August 7,
2006.
4. Site Area. See Stage 2 Development Plan, page 6.
5. Development Regulations. See Stage 2 Development Plan pages 7-8 and Stage 2 PD Rezone
booklet received August 7, 2006, pages 1-11 - 1-13.
6. Architectural Standards. See Stage 2 PD Rezone booklet received August 7, 2006, pages II-I -
11-38 and 111-1- 111-6.
7. Preliminary Landscaping Plans. See Stage 2 PD Rezone booklet received August 7, 2006, pages
L-l and Sections 1-13 and pages IV-l - IV-13.
8. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this
Stage 2 Development Plan, the use, development, improvement, and maintenance of the Property
shall be governed by the provisions of the Dublin Zoning Ordinance pursuant to section
8.32.060.C.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this 5th
day of September 2006 by the following vote:
AYES: Councilmembers Hildenbrand, McCormick, Oravetz and Zika, and Mayor Lockhart
NOES: None
ABSENT: None
ABSTAIN: None
ATJ J\
~-\\~
City Cler
Ord No. 12-06, Adopted 9/5/06, Item 4.4
Page 4 of 4
Dublin Ranch Area H . December 11. 1998 . Revised Mav. 2006
Project Description
for
DUBLIN RANCH AREA H
Planned Development District and Stage 1 Development Plan
(P A 98-070)
Introduction
Dublin Ranch is located within the Eastern Dublin Specific Plan Area and comprises
approximately 1,311 * acres. The portion of Dublin Ranch that has been annexed to the
City of Dublin consists of 1,111 acres. The 1,311 acre portion of Dublin Ranch was pre-
zoned in conformance with the East Dublin Specific Plan when it was annexed to the City
under P A 94-030. Therefore, this Development Plan will also serve as an amendment for
a minor modification to that prezoing. Additionally, this Development Plan is being
submitted concurrently with a minor modification ofthe Dublin General Plan/East Dublin
Specific Plan Amendment.
Dublin Ranch Area H, hereinafter called the Project Area, is bordered by Dublin
Boulevard on the nolih, Dublin Ranch Area C to the east, 1-580 on the south and the
property ofthe Dublin Land Company on the west. It is approximately 70.8 acres in size.
This area has two land use designations, General Commercial and Campus Office. The
Specific Plan shows 35.9 acres designated General Commercial and 36.7 acres for
Campus Office. In this Stage I Development Plan, these acreages have been modified,
proposing 43.9 acres of Campus Office, 18.7 acres of General Commercial and the
remaining 10.5 acres as being either all General Commercial or all Campus Office.
PA 98-070 is a Stage 1 Development Plan as defined by Section 8.32.030(A) of the
Dublin Zoning Ordinance. This submittal includes a listing of permitted and
conditionally permitted land uses; data on site area; proposed square feet; a phasing plan;
and textual information sufficient to establish consistency with the General Plan and
Eastern Dublin Specific Plan.
Existing Land Use and Site Conditions
Existing land uses within the Project Area is predominantly agricultural, consisting of
cattle grazing and dry farming of grain and hay crops. No residences or other structures
exist within the area. Adjoining properties currently employ these same uses.
The project area is primarily open grassland or dry farmed croplands with no existing
trees. The entire area is virtually flat with an average grade change of four feet, or
. Dublin Ranch includes all of the property in the Eastern Dublin Specific Plan area shown as being owned
by Chang Su-O-Lin and Pao-Lin, excluding Phase I which is currently under development.
Planned Dovelopment District and Stage I Development Plan Project Description . Page 1 of 6
16034-13dcS-3-06AreaHPlanDev.doc
EXHIBIT A
Dublin Ranch Area H . December 11. 1998 . Revised Mav. 2006
.0035%, across the site. Elevations across the project area generally rise from south to
north.
Various biological studies have been undertaken in the Project Area and surrounding
areas by H. T. Harvey & Associates relative to special status plants and wildlife species.
No special-status wildlife or plant species were detected on site. Please refer to the
Appendix for a summary of these studies.
A report prepared by Ted Winfield & Associates containing an analysis of the areas of the
site that are subject to Corps of Engineers' jurisdiction was formally submitted to the
USACE on May 20, 1999. This report was prepared with the field review and input of
Corps representatives and is expected to be verified in writing by the Corps very soon.
Maps and acreage estimates contained in the draft report are considered to be preliminary
until the Corps has officially verified the jurisdictional delineation. Proposed fill for this
project will require a Corps of Engineers permit. It is anticipated that the Corps permit
for Area H will be part of a larger permitting effort that will include all of the remaining
portions of Dublin Ranch which are encumbered with areas of Corps' jurisdiction. Refer
to the Appendix for a summary of this study.
No archaeological resources or indicators of such have been found on the site by Holman
& Associates Archaeological Consultants either during their work undertaken for the East
Dublin Specific Plan or a follow up site survey on May 20,1999.
A Phase 1 and 2 site assessment of the Project Area has been conducted by Berlogar
Geotechnical Consultants to determine the presence of anyon-site hazardous waste and
substance sites. The findings of the study indicated that no problem sites were found. In
addition, an environmental records search was conducted by Berlogar to determine if the
site was included on a site of hazardous waste and substance areas. The results of this
search indicated that neither this particular site nor any areas within a two mile radius of
the center of the site are listed as a hazardous site, hazardous material generator or
transporter, or known to have underground storage tank leaks. Refer to the Appendix to
review this document in greater detail.
Community Theme
Area H is more urban and contemporary in use and appearance than the rest of Dublin
Ranch. To provide a degree of thematic unity throughout Dublin Ranch, certain common
elements such as community signage, light standards, street furnishings and similar plant
palettes will be utilized. Refer to the following Design Guidelines for further discussion
about key design concepts.
Planned Development District and Stage I Development Plan Project Description · Page 2 of 6
16034-13dcS-3-06AreaHPlanDev.doc
Dublin Ranch Area H . December 11. 1998 . Revised Mav. 2006
Proposed Development Plan
When the Eastern Dublin Specific Plan was prepared, the region-serving commercial and
office land use designations were located adjacent to 1-580 for three reasons: the land
there is generally level, these sites are highly visible and easy access is available from the
freeway. For these reasons Area H is a prime commercial/office site. The site is fully
visible from 1-580 and is within 950 feet and 2,700 feet of the Tassajara Road and Fallon
Road interchanges, respectively. Area H, in combination with Area C of Dublin Ranch,
is the only remaining large (over 100 acres) commercial/office site in Dublin and, as such,
is highly desirable for users needing campus-type sites, especially high tech users
expanding from Silicon Valley.
The Development Plan proposes to increase Campus Office uses by either 7.2 acres or
17.7 acres above what is depicted on the Specific Plan (the difference being whether the
10.5 acre GC/CO flex parcel is developed with Campus Office uses or not) and the
General Commercial area is being reduced by a like amount. In addition, the
Development Plan proposes that the midpoint ofthe density range of the floor area ratio
(FAR) for Campus Office uses be increased from the 0.35 in the Specific Plan to 0.45,
with .60 FAR being the maximum of the range. This will allow the flexibility to exceed
.45 FAR for some parcels; however, the average FAR for all CO parcels would not
exceed .45 FAR.
This FAR revision would set a maximum of 318,000 sq. ft. of General Commercial with
the "Least Office" scenario or a maximum of 1,066,349 sq. ft. of Campus Office in the
"Most Office" scenario. However, in either scenario, the total square footage of any
combination of GC and CO shall not exceed 1,269,992. For comparison, the East Dublin
Specific Plan has 390,951 square feet of General Commercial and 559,528 square feet of
Campus Office, for a total of 950,4 79 square feet. If the property is subdivided,
individual parcels may be developed at greater than their respective midpoint F ARs (0.25
for GC and 0.45 for CO) as long as the overall square footage maximums are not
exceeded. For example, if29.2 acres of GC-designated land is developed and it is
subdivided into two parcels, one of those parcels could be developed at a FAR greater
than 0.25 as long as a corresponding decrease in the FAR on the other parcel kept the
overall building square footage at or below the 318,000 sq. ft. figure.
The changes described above are based upon the result of market assessment studies
undertaken by EDA W, Inc., whose analysis concludes that the 1-580 corridor is "over-
zoned" for regional/community-serving commercial uses. The corridor is saturated with
large format, specific market and full service retailers. Approximately 150 acres of land
intended for such users are still available in the Specific Plan area, however, recent
market studies show the buildout population of Eastern Dublin will not be at high enough
levels to warrant a commercial area of this size. Additionally, the market assessment
indicates a considerable demand at present for regional and headquarters office land.
That need is especially acute for large parcels of such land. It is for these reasons that the
Development Plan for Area H is proposing the flexibility to have either a 7.2 acre or 17.7
acre reduction in General Commercial and a corresponding increase in Campus Office-
designated property. Because demand cannot be predicted with complete accuracy very
Planned Development District and Stage I Development Plan Project Description . Page 3 of 6
16034-13dcS-3-06AreaHPlanDev.doc
Dublin Ranch Area H . December 11. 1998 . Revised Mav. 2006
far into the future, the 10.5 acres at the southwest corner of Area H is being shown as
having a flex designation of either GC or CO.
Area H is intended to work in harmony with the remainder of Dublin Ranch, especially
Area G. One of the premises on which the viability of the Village Center is based is that
a large percentage of its daytime activity will come from employees and visitors from
businesses in Area H. Therefore, whatever can be done from a physical design standpoint
to integrate the two areas would be beneficial to both. The Development Plan proposes to
achieve this goal by aligning the principal north-south access point into Area H with
Main Street of the Village Center within Area G. The concept is that the Village Center
would, in effect, be extended into Area H by designating the southwest and southeast
corners of the intersection as a "gateway" for uses which would directly complement
Area H businesses and employees. The northeast corner of Dublin Boulevard and the
Village Center Main Street is visualized as the site of an approximately 50 room
executive, extended stay hotel. It is likely that the majority of customers of this hotel
would be visitors to the office complexes in Area H and the adjoining office (CO)
properties to the east.
The primary north-south access point would generally serve as a dividing point between
the CO uses to the east and the generally GC areas to the west. The 18.7 acre parcel at
the northwest corner of Area H would be the site for large format retailers. It could
attract freestanding uses such as large bookstores, office supply, electronics, etc. or a
- ,. -..
community-serving shopping center with a supermarket anchor. The CO sector to the
east of this street could either be subdivided into smaller individual parcels for small
office building developers or kept intact as a campus for one or two large owner-users.
The 10.5 acre site at the southwest corner of Area H would serve either commercial or
office users depending upon area need.
Planned Development District and Stage I Development Plan Project Description . Page 4 of 6
16034-13deS-3-06AreaHPlanDev.doc
Dublin Ranch Area H . December 11. 1998 . Revised Mav. 2006
Below, land use acreages and square footages depicted on the proposed Development
Plan are compared to the approved Specific Plan acreages and square footages. The two
alternatives are illustrated, one for the maximum GC and the other for the minimum GC
areas possible under this proposal. The following table uses a density mid-range of 0.45
FAR for the Stage I Development Plan CO uses, while a density mid-range of 0.35 FAR
is used for the Specific Plan CO uses. For GC, a 0.25 mid-range FAR is proposed in both
instances.
Alternative 1: Maximum CO/Minimum GC Scenario ("Most Office")
Proposed PD Stage I East Dublin
Development Plan Specific Plan
Designation Acres Sq. Footage Acres Sq. Footage
GC 18.7 203,643 35.9 390,951
CO 54.4 1,066349 36.7 559,528
Total 73.1 1,269,992 72.6 950,479
Alternative 2: Minimum CO/Maximum GC Scenario ("Least Office")
Proposed PD Stage I East Dublin
Development Plan Specific Plan
Designation Acres Sq. Footage Acres Sq. Footage
GC 29.2 318,000 35.9 390,951
CO 43.9 860,528 36.7 559,528
Total 73.1 1,178,528 72.6 950,479
The square footage figures cited above establish the maximum limits for Area H. They
indicate that a maximum of 318,000 sq. ft. of General Commercial with the "Least
Office" scenario or a maximum of 1,066,349 sq. ft. of Campus Office in the "Most
Office" scenario is permitted. However, in either scenario, the total square footage of any
combination of GC and CO shall not exceed 1,269,992. For comparison, the East Dublin
Specific Plan has 390,951 square feet of General Commercial and 559,528 square feet of
Campus Office, for a total of 950,479 square feet.
Attached and detached dwellings at densities established for the Medium, Medium-
High, and High Density Residential land use designations per the East Dublin
Specific Plan may be allowed as a Conditional Use if the following conditions are
met:
· Established traffic levels of service are not exceeded. Appropriate traffic
study( s) may be required to make the proper determination regarding traffic
levels of service;
Planned Development District and Stage I Development Plan Project Description . Page 5 of 6
16034.13dcS-3-06AreaHPlanDev.doc
Dublin Ranch Area H . December 11. 1998 . Revised Mav. 2006
. Established traffic levels of service are not exceeded. Appropriate traffic
study(s) may be required to make the proper determination regarding traffic
levels of service;
. That the project is consistent with the intent ofthe Specific Plan and does not
result in adverse environmental or service impacts; and
. Residential uses may not occupy more than 50% of the developed area.
Neither this Development Plan nor the Specific Plan include schools, parks or other
public facilities since the plans for Area H are devoted exclusively to commercial and
campus office uses. However, since a certain number of employees from the area will
utilize nearby public parks, a per square foot public facilities fee for commercial and
office building construction has been established by the City to help pay for recreation
facilities.
Project Access and Circulation
The major east-west access to the Project Area will be from Dublin Boulevard, a six-lane
arterial. Secondary east-west access will be provided by an existing frontage road along
the north boundary ofI-580 that extends from Tassajara Road to approximately the
middle of Area H. The primary north/south access point to the Project Area would be the
southerly extension of Main Street. This connection will tie the Project Area to the
Village Center (immediately to the north in Area G) where many of the commercial uses
that will serve employees in the Project Area will be located. Secondary access point(s)
may be located at the Class IT Collector B and Dublin Blvd. intersection and/or other
locations along Dublin Blvd. in accordance with the East Dublin Specific Plan and
Dublin General Plan standards and approved by the director of public work.
Circulation within the Project Area may be via a system of individual internal streets, a
collector loop, or some other system. However, the preference is for larger land users
since campus-type developments are more in line with the design concept envisioned for
Area H. Larger blocks of land would entail fewer public streets and these streets would
be replaced with internal private circulation systems. Whatever the case, the internal
street system will be created only as users are found.
An analysis has been prepared by TJKM to determine whether the proposed project land
use changes would have a greater impact on traffic levels than those shown in the Eastern
Dublin GP A/SP EIR. Because offices generate considerably less P.M. peak hour traffic
than do retail commercial uses and the P.M. peak is the critical traffic period for Eastern
Dublin, the analysis concluded the traffic impacts of this Development Plan would be less
than those anticipated by the Specific Plan even though more building square footage is
possible. For this reason, the traffic ramifications of the Area H Development Plan will
not require modification of the existing EIR or preparation of a new EIR. The TJKM
report can be reviewed at the City of Dublin.
Planned Development District and Stage I Development Plan Project Description . Page 6 of 6
16034-13dcS-3-06AreaHPlanDev.doc
Dublin Ranch Area H . December 11, 1998 . Revised May
2006
Project Description
for
DUBLIN RANCH AREA H
East Dublin General Plan/Specific Plan Amendment
(P A 98-070)
Introduction
Dublin Ranch is located within the Eastern Dublin Specific Plan Area and comprises
approximately 1,311 * acres. The portion of Dublin Ranch that has been annexed to the
City of Dublin consists of 1,111 acres. This Stage 1 Development Plan is being submitted
concurrently with a minor modification to the Dublin General PlanlEast Dublin Specific
Plan Amendment. The 1,311 acre portion of Dublin Ranch was pre-zoned in conformance
with the East Dublin Specific Plan when it was annexed to the City under PA 94-030_
Therefore, this Development Plan will also serve as an amendment for a minor
modification to that prezoing. These modifications are addressed in a General Plan and
Specific Plan Amendment (P A 98-070) being processed concurrently with this
Development Plan.
Dublin Ranch Area H is bordered by the extension of Dublin Boulevard on the north, Area
C of Dublin Ranch to the east, 1-580 on the south and property of the Dublin Land
Company to the west. The project area is 70.8 acres in size. This area has two land use
designations, being General Commercial and Campus Office. The Eastern Dublin Specific
Plan shows 35.9 acres designated as General Commercial and 36.7 acres as Campus
Office. These acreages have been modified in this Stage I Development Plan to propose
43.9 acres of Campus Office, 18.7 acres of General Commercial and the remaining 10.5
acres that could be developed as either all General Commercial or all Campus Office.
The Development Plan Project Description for Area H describes the physical nature of the
area, existing land uses, the nature of the development proposed for it, and the community
theme. Please refer to that document for further information on this site. Area H (P A 98-
070) is a Stage 1 Development Plan as defined by Section 8.32.030(A) of the Dublin
Zoning Ordinance. This submittal includes a listing of permitted and conditionally
permitted land uses; data on site area; proposed square feet; a phasing plan; and textual
information sufficient to establish consistency with the General Plan and Eastern Dublin
Specific Plan.
Conceptual Development Plan
Specifically, the Development Plan proposes to increase Campus Office uses as either 7.2
acres or 17.7 acres above what is depicted on the Specific Plan (the difference being
whether the 10.5 acre GC/CO flex parcel is developed as Campus Office or not) and the
General Connnercial area is being reduced by a like amount. In addition, the Development
General PlanlEast Dublin Specific Plan Amendment Project Description . Page 1 of 6
Dublin Ranch Area H . December 11. 1998 · Revised Mav
lQ!M.
Plan proposes that the midpoint of the density range of the floor area ratio (FAR) for
Campus Office uses be increased from 0.35 in the Specific Plan to 0.45, with .60 FAR
being the maximum of the range. This will allow the fleXIbility to exceed .45 FAR for
some parcels; however, the average FAR for all CO parcels would not exceed .45 FAR.
These minor modifications create the necessity for this General Plan/Specific Plan
Amendment (GP A/SP A).
This FAR revision would set a maximum of 318,000 sq. ft. of General Connnercial with
the "Least Office" scenario or a maximum of 1,066,349 sq. ft. of Campus Office in the
"Most Office" scenario. However, in either scenario, the total square footage of any
combination ofGC and CO shall not exceed 1,269,992. For comparison, the East Dublin
Specific Plan has 390,951 square feet of General Connnercial and 559,528 square feet of
Campus Office, for a total of950,479 square feet. If the property is subdivided, individual
parcels may be developed at greater than their respective midpoint FARs (0.25 for GC and
0.45 for CO) as long as the overall square footage maxim\l1'm are not exceeded. For
example, if29.2 acres ofGC-designated land is developed and it is subdivided into two
parcels, one of those parcels could be developed at a FAR greater than 0.25 as long as a
corresponding decrease in the FAR on the other parcel kept the overall building square
footage at or below the maximum 318,000 sq. ft. figure.
The changes descnbed above are the result of market assessment studies undertaken by
EDAW, Inc, fur Area H that concludes that the I -5BQcorridor is "oYef=z.oned" tor
regionaVcorrnnunity-serving connnercial uses. As mentioned in the Area G Development
Plan and GP A/SP A Project Descriptions, the corridor is saturated with large fonnat,
specific market and full service retailers. Approximately 150 acres ofland intended for
such users are still available in the Specific Plan area, however, recent market studies show
the buildout population of Eastern Dublin will not be at high enough levels to warrant a
connnercial area of this size. Additionally, the market assessment indicates a considerable
demand at present for regional and headquarters office land. That need is especially acute
for large parcels of such land. It is for these reasons that the Development Plan for Area
H is proposing the fleXIbility to have either a 7.2 acre or 17.7 acre reduction in General
Connnercial and corresponding increase in Campus Office-designated property. Because
demand cannot be predicted with complete accuracy very far into the future, the 10.5
acres at the southwest corner of Area H is being shown as having a flex designation of
either GC or CO.
Acreages allocated to designated land uses depicted on the proposed Development Plan
alternatives have been compared to the approved Specific Plan and are given below. The
two alternatives are illustrated, one for the maximum and the other for the minimum GC
and CO area acreages possible under this proposal. The following table uses a density
mid-range of 0.45 FAR for the Stage I Development Plan CO uses, while a density mid-
range of 0.35 FAR is used for the Specific Plan CO use. For GC a 0.25 mid-range FAR is
proposed in both instances. The square footage figures cited below establish the
maximum limits for the two options for Area H.
General Plan/East Dublin Specific Plan Amendment Project Description . Page 2 of6
Dublin Ranch Area H . December 11.1998 . Revised Mav
J!lQQ
Alternative 1: Maximum COlMinimum GC Scenario ("Most Office")
Proposed GP/SPA I EDSP
Designation Acres Sq. Footage Acres Sq. Footage
GC 18.7 203,643 35.9 390,951
CO 54.4 1,066,349 36.7 559.528
Total 73.1 1,269,992 72.6 950,479
Alternative 2: Minimum COlMaximum GC ("Least Office")
Proposed GP/SP A
Development Plan EDSP
Designation Acres Sq. Footage Acres Sq. Footage
GC 29.2 318,000 35.9 390,951
CO 43.9 860.528 36.7 559.528
Tutal 73.1 1,178,528 72.6 95Jl~479
Attached and detached dwellings at densities established for the Medium, Medium-
High, and High Density Residential land use designations per the East Dublin
Specific Plan may be allowed as a Conditional Use if the following conditions are
met:
. Established traffic levels of service are not exceeded. Appropriate traffic
study( s) may be required to make the proper determination regarding traffic
levels of service;
. That the project is consistent with the intent of the Specific Plan and does not
result in adverse environmental or service impacts; and
. Residential uses may not occupy more than 50% of the developed area.
Project Circulation
An analysis has been prepared by TJKM to determine whether this project proposal would
have a greater impact on traffic than levels shown in the Eastern Dublin OP A/SP EIR.
Because office uses generate considerably less P.M. peak hoW" traffic than do retail!
commercial uses, and the P.M. peak is the critical traffic period for Eastern Dublin, the
analysis concluded the traffic impact of this Development Plan would be less than
anticipated by the Specific Plan, even though more building square footage is possible with
the Development Plan. For this reason, the traffic ramifications of the Area H
General Plan/East Dublin Specific Plan Amendment Project Description . Page 3 of 6
Dublin Ranch Area H . December 11. 1998 · Revised May
2006
Development Plan will not require modification of the existing EIR or preparation of a
new EIR.
The table below compares the vehicle trips projected to be generated by the land uses
shown on the Development Plan with those predicted in the Specific Plan. The two
scenarios are given for the Development Plan, "Least Office" and "Most Office". The
former is based on the increase in Campus Office designated land of 7.2 acres above what
is depicted on the Specific Plan and the latter on the increase of 17.7 acres. The mid-point
of the range, .45 FAR, was used to detennine the square footage of the Campus Office
use. For GC, a 0.25 FAR mid-range is proposed in all instances.
Total
Quantity Dally A.M. Peak P.M. Peak
(Sa. Ft.) TriDS Hour TriDs Hour TriDs
390,951 16,780 403 1,462
559.528 4.538 694 604
950,479 21,318 1,097 2,066
Land Use
Existing Specific Plan:
General Corrnnercial
Campus Office
"Least Office" Scenario:
General Connnercial .
Campus Office
318,000
860.528
13,649
6.979
394
1.067
1,189
929
Total
1,178,528
20,628
1,461
2,118
"Most Office" Scenario:
General Corrnnercial
203,643 8,740 210 762
Campus Office 1.066.349 8.648 1.322 1.152
Total
1,269,992 17,388 1,532 1,914
As can be seen from the table, the "Most Office" scenario generates the fewest P.M. peak
hour trips. It projects 152 fewer such trips than does the Specific Plan. The "Least
Office" scenario contemplates a few additional P.M. peak hour trips than the Specific Plan
with the difference in this instance being 52 trips.
Utility Services
Dublin San Ramon Services District (DSRSD) will provide water, wastewater and
recycled water service to the Project Area. These services are planned in accordance with
the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions). At the
General Plan/East Dublin Specific Plan Amendment Project Description · Page 4 of 6
Dublin Ranch Area H . Df~cember 11. 1998 · Revised Mav
2006
present time it is anticipated that existing and future water storage reservoirs and turnouts
from Zone 7 mains will provide water service for the Project Area through buildout.
Distribution mains are planned to be located in all streets. Final locations and sizing of
these facilities will be in accordance with the standards and recommendations ofDSRSD.
Sewer service for the Project Area will require connection to DSRSD's existing sewer
system Gravity sewer mains will be extended easterly in Dublin Boulevard and then
northerly into the project site. Final sizing and location of sewer facilities will be
determined in conjunction with DSRSD.
When available from the DSRSD wastewater treatment plant, recycled water will be
provided for irrigation of landscaped areas, thereby reducing potable water demand. The
zones within which recycled water will be supplied will be created by DSRSD after
- completion of ongoing studies. The details regarding how recycled water will be
integrated with development of the Project Area will need to be coordinated with DSRSD.
Final location and sizing of recycled water facilities will be detennined by DSRSD in
accordance with its Facilities Master Plan (and/or subsequent revisions) and the Recycled
Water Ordinance. DSRSD has recently constructed a recycled water main in the Dublin
Boulevard alignment as part of its "Clean Water Revival (CWR)" program. This main will
remain in service and additional recycled water distnbution mains will be constructed to
serve landscaped areas within the project site as required.
The storm drain system for the Project Area will consist of major backbone facilities and
local facilities. The backbone facilities will generally consist of larger diameter pipes
networked throughout the site. These larger collector pipes will connect to open channels
or box culverts that will direct the flow towards the existing G-3 channel, a Zone 7 facility
located at the south end of the site. Local facilities will generally consist of smaller
diameter pipes connecting individual sites or areas to the collector system. The actual
sizes and locations of proposed storm drain facilities will be detennined at an individual
project's tentative map stage.
The PD application modifies the type and location of proposed land use within the Area F,
G and H boundaries. To detennine if there are any substantive changes to the timing and
amount of storm water runoff, a hydrology study of the proposed land use map was
prepared and compared to the hydrology of the Specific Plan land use map.
The results of this analysis indicate that the overall hydrologic characteristics of the
proposed PD site plan, dated July 1999, are nearly identical to the Specific Plan approved
in May of 1993. Using the runoff coefficients for various land uses published by Zone 7
and accepted by the City of Dublin, it is anticipated that the proposed land use plan will
have approximately one acre less of impervious surface than the original Specific Plan.
There are seven fewer acres of commercial and office land use than the Specific Plan.
However, the additional acreage allocated for high density residential land use in the
proposed PD site plan will offset this reduction.
General Plan/East Dublin Specific Plan Amendment Project Description . Page 5 of 6
Dublin Ranch Area H . December 11. 1998 · Revised Mav
2.!1!M
Therefore, the hydrologic impacts and mitigation measures identified in the Environmental
Impact Report (certified 1993) and the subsequent 1993 Eastern Dublin Specific Plan
(certified by City Council Resolution 51-93, May 4, 1993, amended August 22, 1994) are
adequate. No additional environmental assessment or mitigation measures are required.
General Plan/East Dublin Specific Plan Amendment Project Description . Page 6 of 6
Stage 2 Development Plan
Stage 2 Planning Development Zoning District (P A 05-030)
Grafton Station Shopping Centerl
Dublin Ranch Planning Area H
(APN 985-0036-009)
This is a Stage 2 Development Plan pursuant to Chapter 8.32, Planned Development
Zoning District, of the Dublin Zoning Ordinance for Grafton Station located at the
southwest corner of Dublin Boulevard and Grafton Street and bordered by Dublin
Boulevard and Northside Drive. This Development Plan meets all of the requirements for
Stage 2 Planned Development review of the project.
This Development Plan includes Site, Architectural, Circulation, and other plans and exhibits
prepared by MacKay and Somps, received by the Planning Division on August 7, 2006, and
Landscape Plans prepared by GLS Architecture/Landscape Architecture, received by the
Planning Division on August 7, 2006, referred to as Project Plans labeled as Exhibit C of
Attachment 2 to the August 15, 2006 City Council Agenda Statement, stamped approved and on
file in the Planning Department. 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, Stage 1 Planned Development Zoning and
provisions of Section 8.32, Planning Development Zoning District of the Zoning Ordinance are
satisfied.
The Stage 2 Planned Development Zoning District Development Plan meets the requirements of
Section 8.32.040.B ofthe Zoning Ordinance and consists of the following:
1. Zoning
2. Permitted Uses
3. Conditional Uses
4. Temporary Uses
5. Accessory Uses
6. Dublin Zoning Ordinance - Applicable Requirements
7. Density & Affordability
8. Development Regulations
9. Parking/Garage and Loading
10. Site Plan and Architecture
11. Preliminary Landscape Plan
12. Compliance with Stage 2 Planned Development Plans
Stage 2 Planned Development Zoning District Development Plan
1. Zoning
PD, Planned Development Zoning District. Eastern Dublin Specific Plan and Stage 1
Development Plan states that the land use for this property is General Commercial and
General Commercial/Campus Office which permits retail and office uses.
EXHIBIT B
PD. Planned Development Zoning District
PA 05-030 Grafton Station
2. Permitted Uses
Permitted uses shall be as adopted by Ordinance XX, the amended Stage 1 Planned
Development Zoning Development Plan (P A 05-030) and as shown as follows:
PD-General Commercial (Large Scale Big Box Stores)
The following are permitted uses for the Planned Development General Commercial site:
a. Community-serving retail uses including but not limited to:
Appliance store (less than 5,000 square feet)
Auto parts
Bookstore
Clothing! apparel/accessories
Drug store
Electronics/computers
General merchandise store
Grocery/food store
Hardware/home improvement store (less than 5,000 square feet)
Hobby shop
Home furnishings and appliances
Other retail uses automatically permitted in the C-l District
Pet supplies
Shoe store
Sporting goods
Stationary and office supplies
Toy store
b. Regionally-oriented, high volume, retail uses including but not limited to:
Discount centers
Factory stores
Furniture outlets
Home improvement centers
Promotional centers
c. Service uses including but not limited to:
Bank, savings and loan and other financial institutions
Barber/beauty shop/nail salon
Copying and printing
Dry cleaner (no plant on premises)
Formal wear -rental
Photographic studio
Real estate/title office
Shoe repair
Tailor
Travel agency
Watch and clock repair
2
PD, Planned Development Zoning District
PA 05-030 Grafton Station
d. Eating, drinking and entertainment establishments including but not limited to:
Bagel shop
Barf cocktail lounge
Cafe
Coffee house
Delicatessen
Ice cream/yogurt
Microbrewery
Restaurant - no drive-through (outdoor dining permitted with a
Conditional Use Permit)
Theater - indoor (Dinner, Movie, Live Play, etc.)
PD-General Commercial (Conventional Retail)
The following are permitted uses for the Planned Development General Commercial site:
a. Community-serving retail uses including but not limited to:
Art Gallery/Supply Store
Auto parts
Bakery
Bicycle shop
Bookstore
Clothing! apparel! accessories
Drug store
Electronics/computers
Floor coverings
General merchandise store
Gift Shop
Hardware/home improvement store (less than 5,000 sq. ft.)
Hobby shop
Home furnishings
Home appliances (less than 5,000 sq. ft.)
Jewelry store
Liquor store
Music store
Newspapers and magazines
Paint, glass and wallpaper store (less than 5,000 sq. ft.)
Party Supplies
Pets and pet supplies
Photographic supply store
Picture framing shop
Shoe store
Specialty food/grocery/supermarket
Specialty goods including cooking supplies, housewares, linen,
window coverings, china! glassware, etc.
Sporting goods
Stationary and office supplies
Toy store
Variety store
3
PD, Planned Development Zoning District
P A 05-030 Grafton Station
Other uses which could meet the intent on the General Commercial
land use designation as determined by the Community
Development Director
b. Business/professional offices and service establishments including but not
limited to:
Administrative Office (second story only)
Bank, savings and loan and other financial institutions
Barber/beauty shop/nail salon
Copying and printing
Dry cleaner (no plant on premises)
Employment Agency
Formal wear -rental
In-Patient and Out-Patient Health Facilities as licensed by State
Department of Health Services (Second Story only)
Locksmith
Medical Clinic
Photographic studio
Professional Offices
Real estate/title office
Shoe repair
Tailor
Technology access center
Tele-commuting center
Watch and clock repair
d. Eating, drinking and entertainment establishments including but not limited to:
Bagel s/bakery
Barf cocktail lounge
Cafe
Coffee house
Delicatessen/sandwich shop
Ice cream/yogurt
Microbrewery
Restaurant - no drive-through (outdoor dining requires a
Conditional Use Permit)
Theater - indoor (Dinner, Movie, Live Play, etc.)
Video Store
3. Conditional Uses
Conditional uses shall be as adopted by Ordinance XX, the amended Stage 1 Planned
Development Zoning Development Plan (P A 05-030) and as shown as follows:
PD-General Commercial (Large Scale Big Box Stores)
Animal Sales and Service (PC)
Attached dwellings (PC)
4
PD, Planned Development Zoning District
PA 05-030 Grafton Station
Community center (PC
Dance Floor (ZA)
Day Care Center (PC)
Drive-through/drive-in facility (PC)
Hotel and motel(PC)
Public/Semi-Public facilities (PC)
Retail - Outdoor Storage
Recreational facility/indoor (ZA)
Other uses which could meet the intent on the General Commercial land use
designation as determined by the Community Development Director
PD-General Commercial (Conventional Retail)
Administrative Office (CUP required for first floor occupancy) PC
Animal Sales and Service (PC)
Attached dwellings (PC)
Community center (PC
Dance Floor (ZA)
Day Care Center (PC)
Drive-through/drive-in facility (PC)
Hotel and motel(PC)
In-Patient and Out-Patient Health Facilities as licensed by Stage Development of
Health Services (CUP required for first floor occupancy) (ZA)
Public/Semi-Public facilities (PC)
Recreational facility/indoor (ZA)
Video Arcade (ZA)
Other uses which could meet the intent on the General Commercial land use
designation as determined by the Community development Director
* Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission
4. Temporary Uses
Temporary uses shall be as adopted by Ordinance XX, the amended Stage 1 Planned
Development Zoning Development Plan (P A 05-030) and as shown as follows:
PD-General Commercial (Large Scale Big Box Stores)
Arts and crafts fair
Christmas tree sales
Farmers'rnarket
Festival/street fair
Parking Lot Sales
Sidewalk sales
Temporary construction trailer
5
PD, Planned Development Zoning District
P A 05-030 Grafton Station
PD-Campus Office (Conventional Retail)
Arts and crafts fair
Carnival
Christmas tree sales
Farmer's market
Festival/street fair
Parking Lot Sales
Sidewalk sales
Temporary construction trailer
5. Housing
PD-General Commercial Land Use Designation
Mixed-use developments including residential uses may be permitted at a Stage 2
Planned Development/Development Plan application if location and design ensure
compatibility and if the incorporation of residential uses meets the intent of the Eastern
Dublin Specific Plan.
PD- Campus Office Land Use Designation
Mixed use developments including residential uses may be permitted at a Stage 2
Planned Development if the following conditions are met:
a. If the development meets a specific housing need in the community.
b. If the established traffic levels of service are not exceeded. Appropriate
traffic study( s) may be required to make the proper determination regarding
traffic levels of service.
c. If the development creates a pedestrian orientated attractive environment.
d. That the project is consistent with the intent ofthe Specific Plan and
does not result in adverse environmental or service impacts.
e. Residential uses may not occupy more than 50% of the developed area
6. Dublin Zoning Ordinance - Applicable Requirements
Except as specifically modified by the provisions of this PD, Planned Development Zoning
District Development Plan, all applicable general requirements and procedures of the Dublin
Zoning Ordinance shall be applied to the land uses designated in this PD, Planned
Development Zoning District Development Plan.
7. Density
Site Area:
::1:29.2 acres (gross)
.25
318,000 square feet
FAR:
Development Potential:
6
PD, Planned Development Zoning District
P A 05-030 Grafton Station
8. Development Regulations
Unless otherwise stated below, all development regulations in this Stage 2 Planned
Development Zoning District are subject to the requirements of the c-o and C-2 Zoning
Districts and comparable Commercial Zoning Districts.
Q~velopment Standard ..... < <y. r 'uti .
i
Lot Area: ::.t29.2 acres (gross)
Lot Dimensions:
Lot Width: feet along Dublin Boulevard
Lot Depth: feet
Setbacks: 10 feet (varies) along Dublin Boulevard
10 feet along Brannigan
10 feet along Grafton Street
10 feet along Northside Drive
Required Parking:*
Retail One stall per 300 square feet of floor area
Office One stall per 250 square feet of floor area
Outdoor Storage One stall per 1,000 square feet of floor area
Eating and Drinking One stall per 100 square feet of floor area
Establishment
Building Height 15 feet (minimum) 60 feet (maximum)
Floor Area Ratio: .25
*Refer to the section below for discussion on parking requirements.
9. Parking/Garage and Loading
A total of 1,206 - 1,226 parking spaces will be required to support the shopping center.
Future Site Development Reviews will ensure that parking will be provided to support the
entire shopping center.
Based on the parking provided, retail uses will be limited based on the availability of
parking, Retail parking requirements are located in Chapter 8.76, Off-Street Parking and
Loading Regulations of the Dublin Zoning Ordinance. Parking requirements for Metropolitan
at Dublin Station are as follows:
Eating and Drinking Establishment
Furniture/Lar e A liance Store
General Retail
Re air Sho
Banks and Financial Institutions
Outdoor Seating
Day Care Center (15+)
7
PD, Planned Development Zoning District
PA 05-030 Grafton Station
I Medical Office (Health Services/Clinics)
11 per 250 sq. ft.
Parking/Garage and Loading shall be provided in accordance with the Chapter 8.76, Off-
Street Parking Regulations, of the Dublin Zoning Ordinance, except as stated herein and as
shown otherwise on the plans and exhibits prepared by MacKay and Somps, received by the
Planning Division on August 7, 2006, and Landscape Plans prepared by GLS
Architecture/Landscape Architecture, received by the Planning Division on August 7, 2006,
referred to as Project Plans labeled Exhibit C to Attachment 2 of the August 15, 2006 City
Council Staff Report, stamped approved and on file in the Planning Department.
10. Site Plan and Architecture
This Development Plan applies to approximately :1::29.2 gross acres on the southwest corner
of Dublin Boulevard and Grafton Street. The property is located between Dublin Boulevard
to the north and Northside Drive to the South. The shopping center will be constructed in
phases with the Lowe's building and related site improvements constructed during the first
phase. Once complete, the shopping center will have 318,000 square feet of retail floor area.
Once complete, the shopping center will have eight retail buildings dispersed throughout the
site.
The Stage 2 Planned Development Rezone booklet includes design guidelines for the
shopping center. The goal of the design guidelines is to create a shopping center which
maintains the feel of a "Main Street" environment. The guidelines include architectural
elements which are compatible with typical main streets which have a variety of architectural
styles.
See attached plans and design guidelines prepared by MacKay and Somps labeled Exhibit C
of Attachment 2 received by the Planning Division on August 7,2006, and Landscape Plans
prepared by GLS Architecture/Landscape Architecture, received by the Planning Division on
August 7,2006, referred to as Project Plans labeled Exhibit C of Attachment 2 to the August
15, 2006 City Council Staff Report, stamped approved and on file in the Planning
Department. Any modifications to the project shall be substantially consistent with these
plans and of equal or superior materials and design quality.
11. Preliminary Landscape Plan
The landscape plan reinforces the urban design intent of the vicinity by creating a pedestrian
oriented perimeter with sidewalks, street tree planting, and pedestrian paths. The terminus of
Grafton Street has been designed to provide a public gathering area with attractive
landscaping, a water feature and enhanced paving. An opportunity for public art has also
been provided in the traffic circle on Grafton Street.
In order to break up the expanse of the parking lot and to provide shade year round in the
parking lot, the parking lot has been designed with a large mix of evergreen trees to provide a
canopy year round. Deciduous trees have also been included in the parking lot as accent
trees.
A double row of trees will be planted along Dublin Boulevard. Street trees will also be
planted on Grafton Street and the Brannigan Street extension.
8
PD, Planned Development Zoning District
PA 05-030 Grafton Station
A bioswale will be constructed adjacent to Northside Drive. The project plans also include
lighting, pots, benches and trash receptacles
See plans (Sheet L-1, Sections 1 through 13 and Materials List) prepared by GLS
Architecture/Landscape Architecture, received by the Planning Division on August 7, 2006,
referred to as Project Plans labeled Exhibit C of Attachment 2 of the August 15, 2006 City
Council Staff Report, stamped approved and on file in the Planning Department.
12. Compliance with Stage 2 Planned Development Plans
The project shall substantially comply with the project plans and exhibits prepared by
MacKay and Somps, received by the Planning Division on August 7, 2006, and Landscape
Plans prepared by GLS Architecture/Landscape Architecture, received by the Planning
Division on August 7, 2006, referred to as the Stage 2 PD Rezone booklet labeled Exhibit C
of Attachment 2 to the August 15,2006 City Council Staff Report, stamped approved and on
file in the Planning Department. Such project plans are incorporated by reference. Any
modifications to the project shall be substantially consistent with these plans and of equal or
superior materials and design quality.
9
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11
GRAFTON
STATION
AT
DUBLIN RANCH
AREA H
Stage II PD Rezone
City of Dublin, California
~
[M
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PROJECT TEAM:
OWNER/APPLICANT: DUBLIN RANCH HOLDINGS, LLC
AnN: JAMES TONG
CHARTER PROPERTIES
4670 CHABOT DRIVE, SUITE 100
PLEASANTON, CA 94588
(925) 463-1666
CONTACT: JAMES TONG
ARCHITECT: WILLIAM HEZMALHALCH ARCHITECTS
2850 RED HILL, SUITE 200
SANTA ANA, CA 92705-5543
(949) 250-0607
CONTACT: CHRISTOPHER KOCH
SIGN CONSULTANT: GNU GROUP
3445 MT. DIABLO BOULEVARD
LAFAYETTE, CA 94549
(925) 444-2020
CONTACT: JOYCE JACKSON
CIVIL ENGINEER/ MACKAY & SOMPS
LAND PLANNER: 5142 FRANKLIN DRIVE, SUITE B
PLEASANTON, CA 94588
(925) 225-0690
CONTACT: DAVECHADBOURNW
BAHRAM SADAGHIANI
LANDSCAPE GLS ARCHITECTURWLANDSCAPE
ARCHITECT: ARCHITECTURE
2677 MISSION STREET, SUITE 200
SAN FRANCISCO, CA 94 110
(415) 285-3614
CONTACT: DEAN WILLIAMS
RECEIVED
AUG 0 7 2006
DUBLIN PLANNING
C" .I"D bl" C. il'''' A E~hlibi!(~" e-r
ity OJ U In oune meetmg, ugu~, ~ "
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/'1>
CITY OF DUBLIN PLANNING APPLICATION FORM
NOTE: Please discuss your proposal with Planning Staff prior to completing this form. All items on this form related to
your specific type of application must be completed. Some of the items listed might not apply to your specific application.
Please rint or e Ie "bl . Attach additional sheets, if necessar .
I.
TYPE OF APPLICATION:
x
Temporary Use Permit [TUP]
Conditional Use Permit [CUPj
Site Development Review [SDRj
Variance [VARj
Tentative Subdivision Map [T MAP]
Sign/Site Development Review [SIGN/SDRj
Master Sign Program [MSP /SDR]
Planned Development Rezone [PD REZj
Rezone [REZj
General/Specific Plan Amendment [GP A)
x
II.
GENERAL DATA
A. Address/Location of Property: GRAFTON STATION AT DUBLIN RANCH - AREA H
(See attached description)
B. Assessor Parcel Number(s): See attached-description.
C. Site Area: 26.8 acres D. Zoning: See attached. E. General Plan Designation: See attached.
F. Existing/Proposed Use of Property: See attached for full description.
G. Existing Use of Surrounding Properties: See attached for full description.
III.
AUTHORIZATION OF PROPERTY OWNER AND APPLICANT
A. PROPERIY OWNER: In signing this application, I, as Property Owner, certify that I have full Iegal capacity to, and
hereby do, authorize the filing of this application. I understand that conditions of approval are binding. I agree to be
bound by those conditions, subject only to the right to object at the hearings or during the appeal period. I further certify
that the information and exhibits submitted are true and correct.
(Note: All Property Owners must sign if property is jointly owned)
Name: Chang Su-O Lin, H. Yao Lin & H. Lien Lin
By: Mr. James Tong
Company:
Capacity: Property Owner
Capacity: Authorized Representative
Phone: (925) 463-1666
Fax:( 925) 463-1861
Date: 3'- f -e-~ ~.6
Signature:
B. THER THAN PROPERIY OWNER: In signing this application, I, as Applicant, certify that I have
authorization from the property owner and have attached separate documentation showing my full legal
capacity to file is application. I agree to be bound by the conditions of approval, subject only to the right to object at
the hearings or during the appeal period. I further certify that the information and exhibits submitted are true and
correct.
Name: Title:
Company: Phone:
Address: Fax:
Signature: Date:
16034-13dcGraftonStationPDIIApp.doc
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10f
Attachment to City of Dublin Planning Application Form
II. General Data
Parcel I of Tract
8640 Parcel Map
North ofI-580, East of
Tassajara Road, South
of Dublin Blvd. within
Dublin Ranch and West
of Fallon Road
Portion of
985-0009-015
26.8 ac
PD General Commercial
PD General Commercial/Campus Office
General Commercial
General Commercial/Campus Office
F. Existing/Proposed Use ofProoerty:
The existing use of the property listed above consists primarily of dry land farming. The site is
currently vacant and undeveloped and has been filled in anticipation of future development.
Proposed uses include:
General Commercial
G. Existing Uses of Surrounding Properties
Existing uses of surrounding properties include undeveloped, vacant land to the east and west
and the 1-580 freeway and Northside Drive located to the south of the Project Area. High
Density Residential neighborhoods in Area G of Dublin Ranch are currently under construction
north ofthe Project Area.
16034-13dcGraftonStationPDIIApp.doc
I
qo
Planner
Date
CITY OF DUBLIN
APPLICATION SUBMITTAL REQIDREMENTS FOR
PLANNED DEVELOPMENT ZONING DISTRICT
STAGE 2 DEVELOPMENT PLAN
On a case by case basis, a City Planner will place a checkmark (..J) next to the infonnation required for submittal. The Planner may
I determine that specific infonnation may not be needed to process a particular application. If the Planner decides to waive certain
infonnation, the Planner will initial the waived infonnation and keep a copy of the form for City records.
I It is City 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 incomplete application is received by mail or hand delivered by courier it may be
returned to the applicant. Incomplete or inaccurate infonnation may result in processing delays or denial of the project.
I Checking off the Quick Check box does not necessarily mean that all the requITed application items have been submitted. Staffwill do
a thorough review of the submittal for completeness and enviromnental determination, often involving an on-site visit. Staff will send
a notice to you within 30 days listing the items necessary to complete the application.
I To comply with State law, the following represents a comprehensive list ofinfonnation which must be submitted prior to acceptance of
the application for a Stage 2 Development Plan for all or a portion of the Planned Development Zoning District, as applicable under
I any proposed or adopted phasing plan:
GENERAL INFORMATION:
I Project Street Address/Location: North on-580. East ofTassaiara Rd.. South of Dublin Blvd. in Dublin Ranch & West of Fallon Road
Project Name: Grafton Station at Dublin Ranch
Project Description: Commercial Development proiect on 26.8 acre site in Dublin Ranch - Area H
I General Plan Land Use Designation: (Same as Specific Plan) Specific Plan Land Use Designation: General Comm. & Gen
Comm./Campus Office
I Zoning District: PD-General Comrn. & PD General Comrn./Campus Office
Applicant Name: Chang Su-O Lin. H. Yao Lin and H. Lien Lin
T Ath d
APN:
985-0009-015
Phone:
925-463-1666
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James ong, u onze Representative
SUBMITIAL QUICK
REQUIRED CHECK TYPE OF SUBMITIAL 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 Processinf! Deposit (Cash or check payable to City of Dublin)
Fee Deposit
_ PD Zoning District, Stage 2 $N/A $
Environmental Filinf! FeeslDeposits
- County Administrative Fees ($25.00) $ $N/A
(check payable to Alameda County Clerk)
- Initial Study Fee ($25.00) $ $ N/A
(payable to City of Dublin)
- Enviromnental Impact Report Deposit) $N/A $
(payable to City of Dublin
- Special Studies Deposit (traffic, noise. etc.) $N/A $
(payable to City of Dublin TOTAL TOTAL
FEE DEPOSIT
$ $
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Revised 11/09/05
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SUBMITIAL QUICK
REQUIRED CHECK TYPE OF SUBMITIAL REQUIRED
Completed Processinl! Fee Al!reement Form
Findinl!s Statement: (1 copy) provide the following information necessary for required
fmdings 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 physically 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?
Written Statement: (1 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.
Provide factual infonnation supporting the following:
a. Statement of compatibility with Stage I 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 areas, signage, grading 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 compatible with the Inclusionary 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).
Vicinity Map (I copy) showing the site in relation to nearest cross streets.
Stal!e 2 Site Plan (10 copies) drawn to I" = 20' scale and fully dimensioned (folded, 9" x
II" maximum size). The plans must be prepared and signed by a licensed civil engineer,
surveyor, architect, or designer. The plans must graphically and understandably describe the
proposal. The plans must show the following:
a. north arrow and scale;
b. location and arrangement of existing and proposed land uses;
c. location and arrangement of existing and proposed land uses within 100 feet beyond the
district boundary;
d. existing and proposed circulation system;
e. existing structures and proposed general building areas;
f. contours;
g. limits of grading;
h. parking areas, driveways and loading areas in general;
i. phasin,g boundaries per Stage 1 Development Plan.
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SUBMITfAL QUICK
REQUIRED CHECK TYPE OF SUBMITfAL REQUIRED
J. sunnnary of development calculations including:
- area of the Stage 2 site (gross and net)
- 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
Preliminary Landscapine: Plan (10 copies, folded 9" x II" maximum size) This plan shall
be consistent with the site plan and architectural plans for the proposed Planned
Development and shall implement the Master Neighborhood Landscaping Plan. The plan
shall be a generalized design layout which demonstrates 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,
b. Generalized plant palette with the generalized location, size and name of the proposed
plants and trees (both common and botanical
c. Fencing location and materials
d. Statement of overall design theme
Reduced Copies (10 copies, 11" x 17") of each sheet for all plans
Site Color Photoe:raphs and Slides (I set) showing views of and from site, including
neighboring development. (prints should be mounted on 8Y2" xII" 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: A scale model of the project to be submitted within one month
(not before) of the hearing date.
Aerial Photo legibly showing a direct overhead view of the proposed district and 300 feet
beyond its boundary showing sufficient topographic data to indicate clearly the character 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.
Preliminarv Title ReportJPropertv Profile (I copy) to document ownership, prepared
within three months of application submittal.
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SUBMITIAL QUICK
REQUIRED CHECK TYPE OF SUBMITTAL REQUffiED
Public Notice Materials:
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a. 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),
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 8Yz" x 11" sheet labels.
(Example of how these labels should be typed:)
J. Doe (Property Owner) OccupantlTenant
APN: 941-042-0003 APN: 941-012-3456
1010 Main Street 1010 Dublin Blvd.
Any town, CA 91234 Dublin, CA 94568
c. Plain envelopes (I set) 4W'x9W' with first class postage (stamps only, no metered
mail will be accepted, no return address) with labels affixed on envelopes.
Properties within 1,000 feet of Camp Parks:
a. Two additional sets of plans including written information, diagrams, traffic
information, aerial photo and any additional required information must be submitted for
Military notification of the proposal.
b. Two plain envelopes 4W' x 9W' with first class postage (stamps only, metered mail
will not be accepted, no return address, no mailing address) for Military notification.
Lel!al Descriptions (1 copy)
Traffic Data specific to the site or proposed project: traffic generation rates, peak hour
counts, trip 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.
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OFFICE USE ONLY
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Planner Date
The Quick Check has determined that the application submittal is incomplete and cannot be accepted.
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The Quick Check has determined that the application appears to contain the items required bv this checklist
(completeness as defmed by Section 65943 will be determined within 30 days of application) and processinl! will bel!in.
I For assistance or questions regarding this form, please contact: PLANNING DEPARTMENT STAFF, CITY OF DUBLIN,
100 CIVIC PLAZA, DUBLIN, CA 94568, (925) 833-6610.
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Rev. 12/03
Application Name: Grafton Station at Dublin Ranch - Area H
Stae:e 2 Development PlanIPlanned Development Rezone
Tentative Parcel Map
Site Development Review (Lowe's Home Improvement Warehouse)
Initial Study
(ENVIRONMENTAL INFORMATION FORM - PART 1)
(To be completed by Applicant pursuant to City of Dublin
Environmental Guidelines Section 1.6)
Date Filed:
March 2006
GENERAL INFORMATION:
1. Name and address of authorized representative of property owner:
Chane:Su..,O Lin. Ront!: Yao Lin_&HoJU! LienLin
By: Mr. James Tone:. Authorized Representative
4690 Chabot Drive. Suite 100. Pleasanton. CA 94588
2. Address of Project: East of Tassaiara Road. South of Dublin Blvd. in
Dublin Ranch. West of Fallon Road and North of 1-580 in Dublin.
California
3. Name, address and phone number of person to be contacted concerning this
project:
Mr. James Tone:
Authorized Representative
Chabot Drive. Suite 100
Pleasanton CA 94588
(925) 463-1666
David Chadbourne
MacKay & Somps 4690
5142 Franklin Dr. Suite B
Pleasanton. CA 94588
(925) 225-0690
4. List and describe any other related permits and other public approvals required
for this project, including those required for this project, including those
required by city, regional, state and federal agencies:
Service from DSRSD
16034-13dc3-14-D6GraftonStationStage2PD-Env.InfoForm.doc
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<65
5. Existing Zoning District: PD General Commercial; PD General
Commercial/Campus Office
6. Description of Project: (Include site area, uses, size and number of buildings,
parking, number of dwellIng units, scheduling, and any other information necessary
or helpful to understand project. This attached description must be complete and
accurate. Exhibits or photographs should be identified and attached.)
The Grafton Station at Dublin Ranch Project Area is comprised of
approximately 29.2 acres within portions of the Dublin Ranch ~lanning area
referred to as Area H. This applIcation includes a Stage II Development Plan
proposal for the entire project area. Also included are a Tentative Parcel Map
and a Site Development Review package for the Lowe's Home Improvement
Warehouse project. .
With respect to the Stage II P.D. area, it is proposed that all of the acreage
within the Project Area be re-designated as General Commercial. The
Development Plan for this project proposes 318,000 square feet of General
Commercial-designated development on approximately 29.2 acres (gross
acres). Commercial floor area ratios proposed for the project fall within the
ranges permitted by the Eastern Dublin Specific Plan and Dublin General
Plan. The proposed project is consistent with the type, location and size of the
land use designations assigned to the properties by the current version of the
Eastern DublIn Specific Plan.
A Lowe's Home Improvement Warehouse store (139,410:1:: square feet) is
currently slated to be la-cated near the southwest corner of the Project Area
(identified as Anchor' A'). At the northwest corner of the site, between Lowe's
and Dublin Boulevard, another lar~e pad (identified as Pad A) for large
format and/or "Big Box" retail use(s) IS planned. The building(s) to be sited on
these two pads will be oriented to the east, where the primary parking for all
the retail uses will be located.
A smaller retail pad (pad B) will line Dublin Blvd. at the north end of the
Project Area along Dublin Blvd. Other smaller retail pads (Pads C-l, C-2, and
D) site along Grafton Street have also been designed to generally shield the
street from views of the parking lots. These buildings have been designed to
front the adjacent street as well as the parking lot and to extend along almost
the entire len~th of Grafton Street south of Dublin Blvd. Additionally, the
building architecture will address both Grafton Street and the parking lot;
those traveling along Grafton Street will not see the blank walls of the rears of
buildings. Two additional small commercial pads (pads E-l and E-2) will be
located south of the intersection of Grafton Street and the future street
connections to the east. The pads at this intersection will address this corner
condition (including the traffic circle) and the adjacent parking lot. The
southernmost of the two pads will face the parking lot as well as provide a
visual terminus to Grafton Street at the traffic circle.
A linear bioswale will be constructed south of the parking lot adjacent to
Northside Drive as part of the project. This facilitr will provide treatment for a
portion of the storm water runoff from the parking lot and roof areas within
the Project Area in accordance with the conditions of the Water Quality
Certification Order issued by the Regional Water Quality Control Board in
2003. After passing through the bioswale, runoff will be collected and piped to
the regional water quality basin that will be constructed by others on the
parcel immediately east of the Project Area. Flows from the water quality
basin will then be discharged into the G-3 Channel south of 1-580.
16034-13dc3-14-06GraftonStationStage2PD-Env.InfoForm.doc
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A Tentative Parcel Map (Tract 9003) has been included in this application
package, which will create the parcel for the proposed Lowe's Home
Improvement_Warehouse as well as two other Grafton Station commercial
parcels. The intent of this is to allow the Lowe's project to move forward in
advance of development of the other commercial parcels. Access to each of
these parcels will be available from either Dublin Boulevard or Northside
Drive as well as via a proposed 24' easement over the future Grafton Street
extension and the future east-west access streets connecting Grafton Street to
the main parking lot
Please refer to the attached photo~raphs of affected land area(s) for additional
data regarding existing site conditions.
7. Are the following items applicable to the project or its effects? Discuss below all
items checked (attach additIOnal sheets as necessary).
All of the following items are addressed in the program EIR prepared for the
Eastern Dublin General Plan Amendment/Specific Plan or the Mitigated
Negative Declaration for Dublin Ranch Planning Area H (pA-98-068),
November 1999.
Yes No
1. Change in existing features of any bays, tidelands,
beaches, lakes or hills, or substantial alteration of
ground contours.
2. Change in scenic views or vistas from existing
residential areas or public lands or roads.
3. Change in pattern, scale or character of general area of
project.
4. Significant amounts of solid waste or litter.
5. Change in dust, ash, smoke, fumes or odors in vicinity.
6. Change in ocean, bay, lake, stream or ground water
quality or quantity, or alteration of existing drainage
patterns.
7. Substantial change in existing noise or vibration levels in
the vicinity.
8. Site on filled land or on slope of 10 percent (10%) or
more.
9. Use of disposal of potentially hazardous materials,
such as toxic substances, flammables or explosives.
10. Substantial change in demand for municipal services
(police, fire, water, sewage, etc.).
11. Substantial increase in fossil fuel consumption
(electricity, oil, natural gas, etc.).
12. Relationship to larger project or series of projects.
16034-13dc3-14-Q6GraftonStationStage2PD-Env.InfoForm.doc
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ENVIRONMENTAL SETTING:
8. Briefly describe the project site as it exists before the project, including
information on topography, soil stability, plants and animals, and any
cultural, historical or scenic aspects. Describe any existing structures on the
site, and the use of the structures. If necessary, attach photographs of the site.
See the Eastern Dublin GP AlSpecific Plan EIR paees 2-2 and 2-3.
Eastern Dublin Specific Plan paees 5 and 6. and the Initial
Studv/Mitieated Neeative Declaration prepared for Dublin Ranch
Plannine Area H (P A-98-068). November 1999. Also. please refer to the
attached photoeraphs of the area for additional data reeardine existine
site conditions.
9. Briefly describe the surrounding properties, including information on plants
and animals, any cultural, histoncal or scenic aspects and the type of land
use.
Refer to the Eastern Dublin GP AlSpecific Plan EIR paees 2-2. Eastern
Dublin Specific Plan paees 5-7. and the Initial Studv/Mitieated Neeative
Declaration prepared for Dublin Ranch Plannine Area H (P A-98-068).
November 1999.
CERTIFICATION: I hereby certify that the statements furnished above and in
the attached exhibits present the data and informaf on required for this initial
evaluation to the best of my ability, and t/ the facts, statements and
information presented are true and correct to th est of my knowledge and
belief.
Dated: .g'-I:C- ~ (;
Signa e
Mr. James T n Authorized Re resentative
Print N ameITi e
16034-13dc3-14-o6GraftonStationStage2PD-Env.InfoForm.doc
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DUBLIN RANCH
GRAFTON STATION
VICINITY MAP
STAGE 2 DEVELOPMENT PLANIPLANNED DEVELOPMENT REZONE
TENTATIVE PARCEL MAP
Dublin, CaJifomio
July 2006
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DUBLIN RANCH
GRAFTON STATION
AERIAL PHOTOGRAPH
STAGE 2 DllVIlLOPMENT PLANIPLANNED DEVELOPMENT IUlWNB
TENTATIVE PARCEL MAP
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800'
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aw. ENOIl..-lNIIl ~lNflolAIIl SURYE'IING
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7-20-2006 10:54: 12 oshannon P:\ 16034-1:LGC\planning\Stage2PO\Aerial-Map-Feb06Graft.nSlatian.dwg
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Project Description
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for
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Grafton Station at Dublin Ranch - Area H . Julv 2006 ~O
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GRAFTON STATION AT DUBLIN RANCH
AREA H
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STAGE II PLANNED DEVELOPMENT REZONE
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Introduction
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The Grafton Station commercial development project is a Stage
II Development Plan as defined by Section 8.32.030(A) of the
Dublin Zoning Ordinance.
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The Project Area is located within the City of Dublin and is
bordered by vacant land (zoned General Commercial) to the
west; Dublin Blvd. and medium high density neighborhoods of
Area G to the north; Interstate 580 to the south and vacant land
(zoned Campus Office) and a future stormwater treatment basin
to the east. The Project Area consists of approximately 29.2
acres, encompassing portions of Area H of Dublin Ranch.
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The Stage II PD submittal is based on the Stage I PD for Area
H (P A 98-070), approved by the Dublin City Council on March
21, 2000. This submittal includes a Stage II PD development
plan; data on site area; listing of permitted and conditional
uses; design standards covering site development, architecture,
landscape development and signage; proposed densities and
maximum number of square feet for proposed uses; vehicular
and pedestrian circulation plan; phasing plan; prototypical
street sections; and textual information sufficient to establish
consistency with the Dublin General Plan and Eastern Dublin
Specific Plan (GP/EDSP) as amended.
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Background
Dublin Ranch is located within the Eastern Dublin Specific Plan Area and comprises a total of 1,311 acres,
all of which have been annexed to the City of Dublin. This annexation, which included the Grafton Station
Project Area, also pre-zoned the affected lands to conform with the Specific Plan land use designations
established under P A 94-030. Area H of Dublin Ranch was later rezoned under P A 98-070. The most
recent land use designations for the Project Area were approved on March 21, 2000 (Ordinance 6-00) as
part of the Stage I PD approval for Area H.
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Stage II Development PlanIPlanned Development Rezone' Project Description. Page 1
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Grafton Station at Dublin Ranch - Area H . Julv 2006 '11
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Existing Site Conditions and land Use
The Project Area has very little variation in topography and gently slopes upward from the south (adjacent
to 1-580) to Dublin Blvd. The lowest elevation within the Project Area is at approximately 345 feet above
sea level, while the highest elevation is at approximately 352 feet. Drainage currently flows generally in a
north to south direction towards the freeway and the G-3 Channel. The Project Area is without any existing
tree cover and non-native grasses cover the majority of the area.
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The Project Area has predominantly been used historically for dry land farming and cattle grazing,
however, these uses are not currently occurring on the property. Current land uses surrounding the project
are Dublin Blvd. and the High Density Residential neighborhoods of Area G to the north; vacant land
(zoned General Commercial) to the west; vacant land (zoned Campus Office) and a future stormwater
quality treatment basin to the east; and Northside Drive and Interstate 580 to the south.
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Various biological studies have been undertaken within the Project Area and surrounding areas by H. T.
Harvey & Associates. The presence of the California red-legged frog and the California tiger salamander
was addressed in the Initial Study/Mitigated Negative Declaration (MND) for Dublin Ranch Planning Area
H (P A 98-070) previously prepared by the City of Dublin. Mitigation measures were designated and
approved as part of the Mitigated Negative Declaration. Two delineations conducted by Ted Winfield &
Associates identified the areas that are subject to the U. S. Army Corps of Engineers (USACE) jurisdiction
within the Project Area. These submittals were formally verified by the USACE on August 18, 1999 and
December 2, 1999. Mitigation measures have been incorporated in the wetland fill permit issued by the U.
S. Army Corps of Engineers (USACE) on May 23,2003. A copy ofthe permit may be found in Appendix
B. A summary of the Biological Surveys conducted to date has been included in Appendix E. Please refer
to other appendices in this submittal package as well as documents on file with the City of Dublin for
additional site conditions information.
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With respect to existing flood hazards, no portion of the Project Area is within a 100-year flood hazard
area. A Letter of Map Revision was issued by FEMA on August 27,2004 confirming that the Project Area
is removed from the Special Flood Hazard Area. A copy of the FEMA documentation is included in
Appendix F.
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Geotechnical investigations of the Project Area and surrounding areas have been conducted by Berlogar
Geotechnical Consultants to determine the soil condition and slope stability. The studies indicated no areas
of geotechnical concern within the Project Area. These studies have been included in Appendix C.
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Project Theme
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The overall theme of the project is to create design consistency between the various types of commercial
uses by use of common elements. The intent is also to create a variety of viable commercial opportunities
and locations as well as clear visual and pedestrian links throughout the project so that there is a strong
physical interconnection between the various uses and pad locations. Grafton Station is envisioned as an
extension of the Village Center commercial development along Grafton Street south of Dublin Boulevard.
Where appropriate, the continuation of architectural and landscape themes, materials, forms and elements
established for the Village Center project will be implemented, although the intent is create a unique but
complementary retail experience for Grafton Station. Grafton Station will provide an alternative to the
typical modem strip shopping center or power center by providing a human-scaled, vibrant and physically
appealing place for shopping, business services, dining and community activities. Further discussion and
details concerning the Grafton Station design theme are found in the Site Planning and Site Design
Standards section of this document.
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Stage II Development PlanIPlanned Development Rezone' Project Description. Page 2
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Grafton Station at Dublin Ranch - Area H . Julv 2006
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"-/1 2.
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Proposed land Use and Development Concept
The Development Plan for this project proposes 318,000 square feet of General Commercial-designated
development on approximately 29.2 acres. Commercial floor area ratios proposed for the project fall
within the ranges permitted by the EDSP/GP.
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The proposed project is consistent with the type, location and size of the land use designations assigned to
the properties by the current version of the Eastern Dublin Specific Plan. The table below indicates the
proposed land uses, and densities for the project as compared to the approved land uses presented in the
General Plan/Specific Plan.
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Proposed Stage II PD East Dublin General Plan!
t .....A It...... DI-... . . DI..... I ..., A II...... DI.....
Land Use Designation Gross Net FAR Square Gross FAR Square
Acres Acres Feet Acres Feet
General Commercial 29.2* 26.8 .25 318,000 26.9* .25 292,941
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The discrepancy in land use acreages is due to the re-alignment of Dublin Blvd and Grafton Street (south of
Dublin Blvd.), more accurate measurement of the parcels and the inclusion of half of the street right-of-way of
Northside Drive in the gross acreage.
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As noted in the table above, the Stage II Development Plan for Grafton Station proposes a maximum of
318,000 square feet of commercial development. Modifications to the amount of square footage allocated
to proposed uses on specific pad sites may be made at the Site Development Review stage so long as the
total amount of square feet for the Project Area does not exceed 318,000 square feet.
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A Lowe's Home Improvement Warehouse store (139,410::1: square feet) is currently slated to be located
near the southwest comer of the Project Area (identified as Anchor' A'). At the northwest comer of the
site, between Lowe's and Dublin Boulevard, another large pad (identified as Pad A) for large format and/or
"Big Box" retail use(s) is planned. The building(s) to be sited on these two pads will be oriented to the
east, where the primary parking for all the retail uses will be located. The proposed site layout permits
freeway exposure for the large retail uses while preserving views to the hills north and east of Dublin
Ranch from 1-580.
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A smaller retail pad (Pad B) will line Dublin Blvd. at the north end of the Project Area along Dublin Blvd.
Other smaller retail pads (Pads C-l, C-2, and D) site along Grafton Street have also been designed to
generally shield the street from views of the parking lots. These buildings have been designed to front the
adjacent street as well as the parking lot and to extend along almost the entire length of Grafton Street south
of Dublin Blvd. Additionally, the building architecture will address both Grafton Street and the parking
lot; those traveling along Grafton Street will not see the blank walls of the rears of buildings. Two
additional small commercial pads (Pads E-l and E-2) will be located south of the intersection of Grafton
Street and the future street connections to the east. The pads at this intersection will address this comer
condition (including the traffic circle) and the adjacent parking lot. The southernmost ofthe two pads will
face the parking lot as well as provide a visual terminus to Grafton Street at the traffic circle. More specific
depiction of the proposed pad locations and configuration is shown on the Conceptual Site Development
Exhibit in Planning and Site Design Standards of this PD Package.
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A linear bioswale will be constructed south of the parking lot adjacent to Northside Drive as part of the
project. This facility will provide treatment for a portion of the storm water runoff from the parking lot and
roof areas within the Project Area in accordance with the conditions of the Water Quality Certification
Order issued by the Regional Water Quality Control Board in 2003. After passing through the bioswale,
runoff will be collected and piped to the regional water quality basin that will be constructed by others on
the parcel immediately east of the Project Area. Flows from the water quality basin will then be discharged
into the G-3 Channel south ofI-580.
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Project Access and Circulation
Primary access to the Project Area from other areas of Dublin, Pleasanton or Interstate 580 will be via
Dublin Boulevard and an extension of Grafton Street .(a private street extending south of Dublin Blvd.).
Visitors to the project's commercial uses approaching from the west will enter the site through a parking lot
driveway off Dublin Blvd. or turn south onto Grafton Street at the intersection of Grafton Street and Dublin
Blvd. to access the site. Visitors from the east will turn into the site from Dublin Blvd. onto Grafton Street.
A bus stop is proposed to be located nearby on the south side of Dublin Blvd, just east of Grafton Street.
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Truck access to the loading docks for the larger commercial buildings, including Lowe's Home
Improvement Warehouse, will be via a separate private driveway that extends south from the intersection
of Dublin Blvd. and Brannigan Street and provides direct access to the rear of the buildings in this area.
Trucks making deliveries to either the General Commercial (Big Box) uses or the smaller Conventional
Retail uses will not be allowed to use Grafton Street. Secondary access to the Project Site from the south
will be provided from a location at the current terminus of Northside Drive. A driveway connection and
bridge crossing the bioswale area located north of Northside Drive are proposed to be constructed in
conjunction with the Lowe's project.
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Pedestrians will be able to utilize the linear landscaped walkways extending through the parking lot
connecting Lowe's and the retail uses on Pad A to the retail pads along Grafton Street. Street circulation
systems have been designed with safety, convenience and visual quality in mind, and, at the same time,
address pedestrians' and bicyclists' needs. Pedestrian connections between various retail locations within
Grafton Station and to adjacent areas within Dublin Ranch as well as emergency vehicle access have been
incorporated into the overall land plan.
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Proposed street sections are comparable to those already approved or built in other areas of the Eastern
Dublin Specific Plan area, with additional sections being incorporated to address site-specific design needs.
Street sections and lane configurations at Project Area intersections are based on the findings and
recommendations of the traffic analysis. All streets and driveways south of Dublin Blvd. within the Project
Area (including the extension of Grafton Street) will be privately owned and maintained by a property-
owners association and will be based on a slightly modified section from the City of Dublin's design
standards.
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Utility Services
The Dublin San Ramon Services District (DSRSD) will provide water, wastewater and recycled water
service to the Project Area. These services are planned in accordance with the DSRSD Eastern Dublin
Facilities Master Plan (or subsequent revisions) that includes the proposed Project Area. It is anticipated
that existing water storage reservoirs and pumping stations will provide water service for the Project Area
through buildout. The Project Area will be served by Pressure Zone 1 potable water. There is an existing
Zone 1 main located within Dublin Boulevard, which includes two stubs to serve the Project Area. One
stub is located at the intersection of Brannigan Street and Dublin Boulevard and the second one is at the
future intersection of Grafton Street and Dublin Boulevard. Water mains will be extended from both the
locations to the Project Area. Final locations and sizing of these facilities will be in accordance with the
design standards and recommendations ofDSRSD.
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Sewer service for the Project Area will require connection to DSRSD's existing sewer system and sewer
treatment will occur at DSRSD's treatment plant. A gravity sewer main exists within Dublin Boulevard
and includes an existing stub to the Project Area which will be utilized. Final sizing and location of onsite
sewer facilities will be determined in conjunction with DSRSD.
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There is an existing recycled water main along Dublin Boulevard, which includes an existing stub to serve
the Project Area at the future intersection of Grafton Street and Dublin Boulevard. This stub will be
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Grafton Station at Dublin Ranch - Area H . Julv 2006
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extended south along Grafton Street and will be utilized to serve Grafton Street retail uses as well as
Anchor 'A' and Pad 'A'.
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The Project Area is within the Zone 7 Drainage Study Area, therefore, its expected flows are anticipated
and planned for by Zone 7 and the project's facilities will be sized appropriately. The storm dr~in system
for Grafton Station will be designed to collect and handle the entire Project Area including all of the
parking areas and roof drains. The actual size and final locations of the proposed storm drain facilities will
be determined in conjunction with preparation of improvement plans.
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Specific storm water quality treatment requirements applicable to this project have been fully resolved per a
Transmittal of Order (R2-2003-0032) from the San Francisco Bay Region Regional Water Quality Control
Board (April 22, 2003). The runoff to be treated will drain into a linear bioswale located south of the main
parking lot. After passing through the bioswale, runoff will be discharged into the regional water quality
basin to the east of the Project Area and eventually discharged to the G-3 Channel south of 1-580.
Additional details regarding treatment requirements are included in Appendix B.
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Proposed Phasing Approach
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Phase 1 will include construction of a Lowe's Home Improvement Warehouse store and an associated
parking lot on the southern portion of the site. The Grafton Street extension (private street), private
roadways connecting the parking area to Grafton Street and a private driveway along the western edge of
the site that will extend southward from the Dublin Blvd.-Brannigan Street intersection will be constructed
as part of Phase 1 to service the Lowe's facility. Grafton Street improvements, including curb and gutter as
well as the median and traffic circle, will be completed in Phase 1. This approach is based upon the
existence of, or ability to connect to, needed water, sanitary, and storm facilities and other infrastructure
and roadway connections. Phasing and development timing of the remainder of the project will depend
largely upon market demand. Tentatively, Phase 2 will include a large retail pad(s) within the northwestern
portion of the site, as well as a parking lot to the east of the building(s). The smaller Conventional Retail
pads along Dublin Blvd. and Grafton Street will comprise the third and final phase. It is anticipated that
most, if not all, bulk site grading within the Project Area would be done with the initial development phase.
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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 recommendations of the DSRSD Facilities Master Plan.
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Ownership and Maintenance of Open Space and Pedestrian Areas
A property owner's association (POA) will be created to maintain the common area improvements
including Grafton Street and various private driveways, sidewalks, plazas, paseos and open space areas.
Additional details regarding ownership and maintenance of Project Area elements are described in the
Landscape Design Guidelines. Responsibilities for maintenance of landscape and open space elements,
street and pedestrian areas will be in accordance with the following table:
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Feature Owner Maintenance Responsibility
Right-of-way Landscaping City POA
(curb to ROW line)-Dublin Blvd.
Median and associated Landscaping in City City
Dublin Blvd.
Sidewalks along Dublin Blvd. City POA
Sidewalks along Grafton Street POA POA
Traffic Circles, Medians and POA POA
Associated Pavement/Landscape Areas
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Grafton Station at Dublin Ranch - Area H . Julv 2006
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in Private Streets ROW within Project
Area
Landscaping along Grafton St. POA POA
Landscaping/W alkways within POA POA
Common Area Parcels, outside of Street
ROW
Landscaping on Individual Parcels Individual Property Individual Property Owner
Owner
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Hazardous Waste Analysis
A Phase 1 and 2 Environmental Site Assessment of the Project Area and surrounding areas has been
conducted by Berlogar Geotechnical Consultants (dated 9/25/97) to determine the presence of any
hazardous waste and substance sites. The findings of these studies indicated that no problems were found.
In addition, an environmental records search was conducted by Berlogar to determine if the site was
included on a list of hazardous waste and substances areas. The results of this search indicated that neither
the Project Area nor any areas within a two-mile radius of the site are listed as a hazardous site, hazardous
material generator or transporter, or known to have underground storage tank leaks. A copy of the
Environmental Site Assessment report is included in Appendix D.
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Benefits and Costs of the Project upon the City
This project will allow the construction of 318,000 square feet of commercial uses. Some of these new
retail uses will serve residents of Dublin Ranch, including nearby Areas F and G, while other uses will
draw consumers from other locations within the City of Dublin as well as nearby communities. This will
substantially increase sales and property tax revenue for the City of Dublin.
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The developer would pay for all infrastructure and capital facility costs required for development of the
proposed project as development proceeds. As is typical of development requirements in Dublin, property
owners/project proponents would dedicate land required for roads; construct roads; and contribute funds as
required through the City's Traffic Impact Fee program, 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 attributable to the Project, will cover or exceed the public service costs.
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Findings Statement
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GRAFTON STATION AT DUBLIN RANCH
AREA H
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Will the proposal be harmonious and compatible with existing and fUture development in the surrounding
area?
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Development of the Project Area will be harmonious and compatible with eXIstmg and future
development in the surrounding area. The policies and goals of the Eastern Dublin Specific Plan and
General Plan will ensure that this project will be compatible both in terms of land use and physical
design with adjacent development. Proposed land uses will follow the intent of and be consistent with
those uses provided for in the permitted and conditional uses included in this Stage II PD Rezone
submittal, the City of Dublin Zoning Ordinance and Eastern Dublin Specific Plan.
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Is the site physically suitable for the type and intensity of the zoning district being proposed?
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The Project Area is physically suitable for the type of commercial development proposed. The site is
generally level and without tree cover and is thus well suited to large commercial uses. This project's
proposed land use plan is consistent with that indicated in the General Plan and Eastern Dublin Specific
Plan. The project will mitigate impacts on the environment, including wildlife and its habitat. All
applicable local, state and federal regulations concerning the protection of these elements will be adhered
to.
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Will the proposal adversely affect the health or safety of persons residing or working in the vicinity, or be
detrimental to the public health, safety and welfare?
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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 for numerous reasons. No uses that produce
noxious odors, hazardous materials, or excessive noise are permitted.
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The Army Corps of Engineers wetland fill permit (issued May 23, 2003) and the Water Quality
Certification from the California Water Quality Control Board (issued April 22, 2003) for the balance of
the Dublin Ranch holdings and their associated mitigation requirements cover the Project Site. The
permits specifically address mitigation for all existing on-site environmental features and allow the
proposed development to proceed. No major faults are located under the Project Site. Based on the letter
from the Federal Emergency Management Agency (dated August 27,2004), the Project Site is no longer
within the 100-year floodplain, as the site has been raised to at least one foot above the 1% Annual
Chance Flood Elevation.
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All traffic impacts of the Project that might affect the public, health, safety or welfare will be analyzed
and mitigated.
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Is the proposal consistent with all elements of the General Plan and any applicable Specific Plans of the
City of Dublin?
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Grafton Station at Dublin Ranch - Area H . Julv 2006
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As noted previously, the Project is consistent with the elements, goals and policies of the Dublin General
Plan and the Eastern Dublin Specific Plan.
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How does this project satisfY the purpose and intent of a "Planned Development"?
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This project satisfies the purpose and intent of a "Plarmed Development" by establishing a zoning district
wherein:
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. Unifying landscape and architectural treatments and elements link the Project Area and the
Village Center (Area G).
· The high density residential units of Area G are buffered from views of the parking lots by the
attractively designed buildings and landscape screening that address Dublin Boulevard.
· The large General Commercial buildings and the smaller Conventional Retail and Commercial
pads are linked by internal pedestrian cormections, while still permitting views across the site of
the nearby hills.
· Truck traffic patterns are designed to avoid any future residential area(s) and the conventional
retail/commercial streetscape along the Grafton Street extension while still serving the needs of
the retail tenants.
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Stage II Development PlanIPlarmed Development Rezone. Findings Statement. Page 2
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Grafton Station at Dublin Ranch . July 2006
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Permitted, Conditional, and Temporary land Uses
for
GRAFTON STATION AT DUBLIN RANCH
Planned Development District and Development Plan
1.
PO General Commercial (Specifically applies to large scale Big Box Retail Uses)
Permitted Uses:
a. Regionally-oriented, high volume, retail uses including but not limited to:
Discount Center
Factory Store
Furniture Outlet
Home Improvement Center
Promotional Center
b. Community-serving retail uses including but not limited to:
Appliance Store (less than 5,000 square feet)
Auto Parts
Book Store
Clothing! Apparel/Accessories
Drug Store
Electronics/Computers
General Merchandise Store
Grocery/Food Store
Hardware Store (Less than 5,000 Square Feet)
Hobby Shop
Home Furnishings
Pet Supplies
Shoe Store
Sporting Goods
Stationary and Office Supplies
Toy Store
Other Retail Uses automatically permitted in the C-l District
c. Service uses including but not limited to:
Permitted, Conditional and Temporary Land Uses. Page I of7
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Grafton Station at Dublin Ranch. July 2006
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Bank, Savings and Loan and Other Financial Institutions
Barber/Beauty Shop/Nail Salon
Copying and Printing
Dry Cleaner (No plant permitted on premises)
Formal Wear - Rental
Locksmith
Photographic Studio
Real EstatefTitle Office
Shoe Repair
Tailor
Travel Agency
Watch and Clock Repair
d.
Eating, drinking and entertainment establishments including but not limited to:
Bagel Shop/Bakery
Bar/Cocktail Lounge
Cafe
Coffee House
Delicatessen
Ice Cream/Y ogurt
Micro-Brewery
Restaurant - Full Service, Sit-Down And Take-Out permitted
- Outdoor Dining permitted *
- Drive-Through not permitted
Theater - Indoor (including Dinner, Live Play, etc.)
Conditional Uses:
Animal Sales and Services (PC)
Attached Dwellings at densities established for the Medium, Medium High and High
Density land use designations (PC)**
Dance Floor (ZA)
Day Care Center (PC)
Drive-Through/Drive-In Facility (PC)
Hotel and Motel (PC)
Public/Semi-Public Facilities (PC)
Retail- Outdoor Storage (PC)
Recreational Facility/Indoor (ZA)
Permitted, Conditional and Temporary Land Uses. Page 2 of7
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Grafton Station at Dublin Ranch . July 2006
100
Other uses which could meet the intent of the General Commercial land use
designation as determined by the Community Development Director
Temporary Uses:
Arts and Crafts Fair
Christmas Tree Sales
Farmers'Market
Festival/Street Fair
Sidewalk Sales
Parking Lot Sales
Temporary Construction Trailer
Permitted, Conditional and Temporary Land Uses. Page 3 of7
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Grafton Station at Dublin Ranch. July 2006
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PD General Commercial (Specifically applies to Conventional Retail and
Commercial Uses)
Permitted Uses:
a. Local-serving retail uses including but not limited to:
Art Gallery/Supply Store
Auto Parts
Bakery
Bicycle Shop
Book Store
Clothing! Apparel/ Accessories Store
ComputerslElectronic Equipment
Drug Store
Floor Coverings
FloristJPlant Shop
Gift Shop
Hardware (Less Than 5,000 Square Feet)
Hobby Shop
Home Furnishings
Home Appliances (Less Than 5,000 Square Feet)
Jewelry Store
Liquor Store
Music Store
Newspapers and Magazines
Paint, Glass and Wallpaper Store (Less Than 5,000 Square Feet)
Party Supplies
Pet Store and Supplies
Photographic Supply Store
Picture Framing Shop
Shoe Store
Specialty Food/Grocery/Supermarket Store including Meat, Fish, Wine,
Candy, Health Food, etc.
Permitted, Conditional and Temporary Land Uses . Page 4 of 7
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Grafton Station at Dublin Ranch . July 2006
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Specialty Goods including Cooking Supplies, Housewares, Linen, Window
Coverings, China/Glassware, etc.
Sporting Goods
Stationary/Office Supplies
Toy Store
Variety Store
Business/professional offices and service establishments including but not limited to:
Administrative Office (for second story occupancy only)
Bank, Savings and Loan And Other Financial Institutions
BarberlBeauty ShoplNail Salon
Copying and Printing
Dry Cleaner (No plant permitted on premises)
Employment Agency
Formal WearlRental
In-Patient and Out-Patient Health Facilities as licensed by State Development of Health
Services (for second story occupancy only)
Locksmith
Medical Clinic
Photographic Studio
Professional Offices including: Accounting, Architectural, Dental, Engineering, Legal,
Medical, Optometric, etc.
Real EstatelTitle Office
Shoe Repair
Tailor
Technology Access Center
Tele-Commuting Center
Travel Agency
Watch And Clock Repair
Permitted, Conditional and Temporary Land Uses. Page 5 of7
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Grafton Station at Dublin Ranch. July 2006
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103
c.
Eating, drinking and entertainment establishments including but not limited to:
BagelShopnBakery
Bar/Cocktail Lounge
Cafe
Coffee House
Delicatessen/Sandwich Shop
Ice CreamIY ogurt
Micro-Brewery
Restaurant - Full Service, Sit-Down and Takeout permitted
- Outdoor Seating permitted*
- Serving alcohol permitted
- Drive-Through not permitted
Theater - Indoor (including dinner, movie, live play, etc.)
Video Store
Conditional Uses:
Administrative Office (CUP required for first floor occupancy) (PC)
Attached Dwellings at densities established for the Medium, Medium High and High
Density Land Use Designation (PC)**
Animal Sales and Services (PC)
Community Center (PC)
Dance Floor (ZA)
Day Care Center (PC)
Drive Through/Drive In Facility (PC)
Hotel/Motel (PC)
In-Patient and Out-Patient Health Facilities as licensed by State Development of Health
Services (CUP required for first floor occupancy) (ZA)
Lodge Hall
Recreational Facility - Commercial or Public (PC)
Public/Semi-Public Facilities (PC)
Recreational Facility - Indoor (ZA)
Video Arcade (ZA)
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Permitted, Conditional and Temporary Land Uses . Page 6 of?
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Grafton Station at Dublin Ranch . July 2006
10'1'
Other uses that could meet the intent of the Neighborhood Commercial
land use designation as determined by the Community Development Director
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Temporary Uses:
Arts and Crafts Fair
Carnival
Christmas Tree Sales
Farmers' Market
Festival/Street Fair
Parking Lot Sales
Sidewalk Sale
Temporary Construction Trailer
KeylDecision Maker Authority:
Zoning Administrator - ZA
Planning Commission - PC
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Notes:
* Outdoor dining requires Site Development Review approval by the City of Dublin
** Residential use per the Eastern Dublin Specific Plan may be allowed as a Conditional Use if the
following conditions are met:
If the established traffic levels of service are not exceeded. Appropriate traffic study(s) may
be required to make the proper determination regarding traffic levels of service.
That the project is consistent with the intent of the Specific Plan and does not result in adverse
environmental or service impacts.
Residential uses may not occupy more than 50% of the developed area.
Residential use is only permitted on the 10.5 acre portion of the Project Area which has a
designation of General CommerciaVCampus Office.
Permitted, Conditional and Temporary Land Uses · Page 7 of7
LEGEND:
LAND USE SUMMARY
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GC General Commercial
CO Carnpus Office
GC General Commercial
VC Village Commercial
H High Density Residential
LAnd Use ~ Gron Ac." FAR
GamI---c.-::..,;,t
Ar1ctu'A' )22 )26 .254
Pad'N } } }
Pad'B
Pod'C.!,
CAMPUS OFFICE Pod 'C.X 146 )66 .246
Pad'D
Pad'!',.)'
(CO) Pad '!',.X
Tolal 26.. --
29.2 0.25
CAMPUS OFFICE
(~O)
S(IlD~ Fnl CAf"IOI'OL)
139,410
118,830
13.500
21.1f:IJ
6.OCXJ
..OCXJ
5.OCXJ
5.OCXJ
JJS.l6O (JI8,lMM);j:)
_ _ _ _ Limit of Stage 2 PD
Project Area
Retaining Wall
NOTES:
VILLAGE
COMMERCIAL
(VC 5)
. QroS."l acn:a~ i'l rreasm:d 10 ceBer Iile of ~Vcohlor strms.
I. Proposed building envelopes for Pads as shown on this
. exhibit are conceptual only and are intended to provide an
adequate area within which to locate a building footprint(s)
on each Pad, based on the maximum allowable square
footage for a particular Pad.
2. A maxirnum of318,000 S.F. Is allowed forthe Graflon
Station project as shown on this plan. Modifications to the
amount of square footage allocated to proposed uses and
buildings on specific Pad sites may be made at the Site
Development Review stage so long as the total amount of
square feet for the Project Area does not exceed 318,000 SF.
3.The maximurn FAR noted in the Land Use Sumrnary table
is for the overall Grafton Station Project Area.
The FAR on an individual parcel(s) may exceed the .25
, threshold as long as the average FAR for the Project Area
does not exceed the .25 FAR maximum limit.
4.0ff-street parking spaces within the Project Area
will be subject to a reciprocal parking easement
between all affected property owners. Based on this,
all parking spaces required for an individual building/use
are not required to be provided on the parcel on
which the building/use is located.
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PD REZONE AREA BOUNDARY
GENERAL COMMERCIAL
(GC)
7-,}-2006
06,34,57
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Dublin, California
AREA H
REV I S
DESCRIPTION'
CITY SUBMmAL
CITY RE-SUBMmAL
ClTY RE-SUBMITT At
ION S:
DATE
3115106
5/10106
7116106
PROJECT NUMBER:
SCALE:
DATE ISSUED:
16034.13
AS NOTED
MARCil 2006
STAGE 2
PLANNED
DEVELOPMENT
REZONE
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DEVELOPMENT
PLAN
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SCALE:
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GRAFTON STATION
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DUBLIN RANCH
AREA "H"
DESIGN STANDARDS
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Grafton Station at Dublin Ranch · July 2006
1, 12-
TABLE OF CONTENTS
SECTION I: PLANNING & SITE DESIGN
STANDARDS
SECTION II: ARCHITECTURAL DESIGN
STANDARDS
SECTION III: COLOR AND MATERIAL
GUIDELINES
SECTION IV: LANDSCAPE DESIGN
GUIDELINES
SECTION V: SIGNAGE DESIGN GUIDELINES
APPENDIX I: ARCHITECTURAL STYLE GUIDELINES
Planning & Site Design Standards
I Grafton Station at Dublin Ranch. July 2006 it..,
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I SECTION I: PLANNING & SITE DEVELOPMENT
STANDARDS
I 1. SITE DEVELOPMENT REVIEW (SDR)
I 2. COMMUNITY DESIGN CONCEPT
STATEMENT & GOALS
I 3. GRAFTON STATION RETAIL CENTER
4. CONVENTIONAL RETAIL AND
I COMMERCIAL DEVELOPMENT
5. GENERAL COMMERCIAL (BIG BOX)
I DEVELOPMENT
6. GRAFTON STATION SITE
I DEVELOPMENT STANDARDS
7. SITE DEVELOPMENT CONCEPT
I 8. GRAFTON STATION CONCEPTUAL SITE
DEVELOPMENT EXHIBIT
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Grafton Station at Dublin Ranch · July 2006 [I +
SECTION I.
PlANNING & SITE DESIGN STANDARDS
1 . SITE DEVELOPMENT REVIEW (SDR)
These Design Standards are intended to provide the necessary framework for the
development of a future Site Development Review (SDR) submittal(s) to the City of
Dublin for the Grafton Station Project, either for the overall Project Area or for separate
development projects on individual pad sites. While the theme and character for
Grafton Station has been defined to promote an attractive and harmonious
environment providing continuity throughout Grafton Street and adjacent streets which
make up the General and Village Commercial areas, the SDR will resolve detailed
issues related to the specifics of the design.
It is intended that this SDR process would encompass all sidewalk and landscaped
areas between the back of curb and the building face along Grafton Street and Dublin
Boulevard as well as the paseos, plazas, parking, private streets and drives and other
landscaped areas within the Project Area. Details that will be developed further in the
SDR include such items as the selection of specific paving materials, locations and
patterns, street furniture and accessories, entry monuments, sculptural elements,
planting areas and ownership/maintenance program.
Refer to the Grafton Station Conceptual Site Development Exhibit for additional
information regarding development boundaries and limits and location of specific
project elements. Refer also to Section II for Architectural Design Standards, Section III
for Color and Material Guidelines, Section IV for Landscape Guidelines and Section V
for Signage Design Guidelines.
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Grafton Station at Dublin Ranch · July 2006 116
COMMUNITY DESIGN CONCEPT STATEMENT & GOALS
Grafton Station is envisioned as an extension of the Village Center commercial
development along Grafton Street south of Dublin Blvd. As such, it also proposes to
continue selected elements of the design theme established in Area "G" by the Village
Center (now known as The Promenade at Dublin Ranch) along Grafton Street north of
Dublin Blvd. We therefore continue to draw upon the small towns of the Tri-Valley area
for the inspiration of the architecture and the small town community theme we seek to
establish in Grafton Station. In addition, the Grafton Station design concept
incorporates General Commercial uses, which are in keeping with the Eastern Dublin
Specific Plan.
Such towns were found throughout Central and Northern California serving the
surrounding farms and ranches. These towns provided the opportunity of a fulfilled life
for the community with the necessary shopping, housing, entertainment, education,
religious and medical services, as well as being the focal point for transportation and
civic needs of the local residents. The unique sense of place was nurtured and
achieved through a rich and varied architectural character developed over time, based
upon the local history of the communities.
Today the "Main Streets" of some of these towns continue to draw people from the
surrounding larger, more modern urban and suburban commercial developments
because their pedestrian-oriented character and small town scale offer more than just
necessary services. They provide a needed simplicity coupled with a greater sense of
community, which people seek today, just as they did a century ago.
The visual elements of these "Main Streets" appeal to both the people of the past and
present because they helped create a place with a sense of history in a community
environment in which people want to participate in, be part of and simply enjoy.
It is possible to identify many of the design elements which help create the "Main
Street" visual character. While the successful development of Grafton Station depends
on many considerations beyond the built environment, the implementation of these
standards and guidelines will help to provide an initial step in creating the physical
environment in which the retail development will live and thrive within the community it
serves.
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3.
GRAFTON STATION RETAIL CENTER
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Introduction:
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The Grafton Station Retail Center is located within Area H south of Dublin Blvd. at
Grafton Street and is a continuation of the Village Center to the north, which consists
of Grafton Street Retail, Commercial and the Residential Mixed-Use areas north of
Dublin Blvd. Adjacent future development to the east is currently slated for Campus
Office uses, however, an alternative mixed use development containing residential,
commercial and office elements may be proposed at that location. While some of the
components in this area are different in building type, activity and scale, it is the goal
to have development along Grafton Street south of Dublin Blvd. feel as a physical
continuation of the Village Center north of Dublin Blvd., but with its own distinct
identity as a retail destination.
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These Standards include a description of design objectives and stylistic analogs to be
incorporated into the overall architectural concept for Grafton Station.
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Grafton Station "Main Street" Character:
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Grafton Station consists of two general types of commercial activities: Conventional
Retail and Commercial development, which would typically be characterized by
small scale stores, shops, offices, branch banks, restaurants, etc, and General
Commercial development, consisting of large scale Big Box Retail uses. The goal is to
maintain the feel of the small town pedestrian-oriented "Main Street" retail environment
for both types and scales of retail activity within Grafton Station. The elements that
typically define the "Main Street" character are:
Building Fac;:ade Forms, Details and Massing
Entrances and Store Front Details
Walkways and Paving Materials
Streetscape Elements and lighting
Landscape Elements
Street Parking
Color and Materials
Graphics and Signage
Utility and Service Locations and Access
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These components are fundamental to the creation of a successful "Main Street". They
must each be addressed in regard to design, location, scale and use.
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Grafton Station at Dublin Ranch · July 2006 111
4.
CONVENTIONAL RETAIL AND COMMERCIAL DEVELOPMENT
Building Fa~ade, Forms Details and Massing is the primary means to establishing
the street character. The individual building with the design elements of walls, columns,
pilasters, fenestration, overhead shade structures, colonnades and roof forms can be
addressed in one of two ways; as a total building concept or as a collection of
concepts woven into a composition to make a complete building appear to be several
buildings connected together and possibly developed and adapted over time. Either
approach is acceptable. The choice should be made in part based on the concept of
single or multiple users as well as the overall scale and size of the building.
Material and Color selections and applications shall be applied to reinforce a
building form, wall mass, an individual detail or a collection of design elements. The
location of materials should also determine material selections and application for their
durability in daily exposure to pedestrian activity and environmental conditions.
Materials should be chosen for being pedestrian friendly and in keeping with the
character of the Architectural Style (Refer to the Architectural Styles Guidelines -
Appendix I for additional information). Refer to Section III for Color and Material
Guidelines information.
Storefront and Entries shall be treated differently to reinforce the entrance by
recessing the doorways to prevent conflict with pedestrian traffic with doors opening or
closing. Sliding doors are not permitted along Grafton Street unless used as a
storefront to completely open a store fac;:ade to the street and remain in a fixed open
position during business operation. Entry doors may be automatic or manually
operated. Storefront design shall be varied from store to store or based on a building
concept. Variety is desired over monotony or overly repetitive patterns and window
design.
Four-sided architecture is required. The side and rear facades of buildings in Grafton
Station will be actively used, therefore, they should have an appearance similar to a
"front" in regard to doors, windows, etc. Although the architectural treatment may be
simplified and vary according to function, these elevations should remain consistent
through style, use of materials, colors and details.
Street Design Elements:
Street Character beyond the building edge is developed from streetscape elements,
such as walkway patterns and materials, furniture, lighting, signage, landscaping,
parking, service access and utilities location. The following is a brief overview and
discussion of design considerations. Refer to Section IV - Landscape Design Guidelines
and to Section V - Signage Design Guidelines for additional requirements.
Walkway patterns, color and/or materials shall be varied and used to denote entry
locations, special use areas, edges, and street crossings and to help create a sense of
scale and interest in the pedestrian pathway. Minimum walkway width shall be not less
than 12 feet. Encroachments may occur within this area, but shall not create a clear
walking area less than 8 feet minimum width.
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Il<is
Street Furniture shall be planned for and space provided for seating, outdoor dining,
information kiosks, bicycle racks, trash receptacles, clocks, newsstands or vending
boxes, postal boxes and traffic bollards. A detailed plan showing locations for these
elements is required at the time of submittal of specific site plans for Site Development
Review of building development proposals.
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Lighting shall be provided for general walkway areas, paseos, plazas, courtyards,
landscape accents, storefront displays and entryways, and for building accents.
lighting fixtures should be designed for their specific purposes and may be wall
mounted, pole mounted, light bollards, recessed or suspended as appropriate.
Uniformity of design style or character is not required on the buildings but standard
streetlights shall generally match the design character, mounting heights and spacing
established in the Village Center portion of Grafton Street (Area "G").
Signage shall conform to City ordinances and the Signage requirements set forth in
Section V - Signage Design Guidelines".
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Landscape Elements may occur in several ways; street trees in tree wells protected
with metal tree well grates, planter boxes of various sizes and shapes, raised planters
or planter areas at grade. Overhead trellis structures, hanging plants or arbors are
allowable so long as minimum clearances are maintained in the pedestrian walkway
areas. Wall trellises for planting support is also acceptable for vine pockets at
buildings. Refer to Section IV for Landscape Design Guidelines information.
Street Parking on Grafton Street may be parallel or angled parking where
appropriate. On-street parking allows for the convenience of short-term stops for
shoppers as well as providing a sense of an older, traditional "Main Street" and will
help act as a traffic-calming element as cars transition from Dublin Blvd. into the main
parking area off Grafton Street. On-Street Parking shall be maintained as a free
parking zone (not metered) with a 45 min. time limit.
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Utility, Mechanical, and Service Locations and Access shall be coordinated and
located to not be visually intrusive or obstruct pedestrian activity. These elements shall
not be located immediately adjacent to either Dublin Blvd. or Grafton Street and must
be adequately screened from public view. Where feasible, utilities shall be enclosed
in closets, rooms, wells, or screened from view by walls or landscaping.
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Service access for the freestanding retail buildings on Grafton Street shall be located at
secondary elevations or at ends of buildings whenever feasible. Alternate locations for
access may occur from the parking lot side of the building with service entries
integrated into the overall character of the buildings but distinctly separated and
screened from the business entries.
The preferred location for trash facilities is to integrate them into the building design
such that they shall be secured and screened from public access and view. Trash
facilities shall conform to the current City Ordinances and water quality treatment
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regulations. Where it is necessary for trash facilities to be freestanding elements, they
shall be located on the parking plan layout with proposed screening elements noted.
Mechanical systems for retail buildings shall be screened and secured from pedestrian
view and access and meet current City Ordinances. Fire safety equipment shall be
located in coordination with the local Fire jurisdiction and code requirements.
Locations of equipment shall not conflict with public walkways and access.
Architectural Styles:
Historical references to Architectural Styles or detailing may be used, but contemporary
interpretations of styles or modern contemporary design are acceptable. The successful
design composition incorporates the proper use and application of materials, color
theory, proportion and human scale, program function, engineering and construction
practices. The end goal is to create a sense of place and not merely a place that
encloses space.
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Architectural Styles that may be developed for the Grafton Station are as follows:
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Italianate
Brick-Front
Romanesque
Arcaded Block
False-Front
Gable-Front
Artistic-Front
Modern Broad Front
Central California Vernacular
Mid-Century Modern
Post Modern
Refer to Appendix I for specific Architectural Style Guidelines.
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Grafton Station at Dublin Ranch · July 2006
l2-0
5.
GENERAL COMMERCIAL (BIG BOX) DEVELOPMENT
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The single user program of the typical big box retail often creates a problem of scale
and a general lack of Architectural diversity. In response to this, the following
principles are required be used in approaching the design of the shell:
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The Principle of Building Massing:
Building Massing must be broken into three or more primary forms through changes in
volume, wall heights, roof forms, parapet heights and offsets in wall planes.
Color and material applications are used to reinforce and help define each of the
massing forms.
The Principle of Building Massing must be applied to all four elevations. In addition
detailing used on primary elevations should be in part continued on other elevations to
complete the building overall character(s).
Main Street Character:
The Main Street Character is typically lost in the large scale parking lots required to
support the retail activity of the big box retail programs. In addition the lack of
streetscape elements and the scale of these buildings tends to destroy any Main Street
feel in part to the overall size but also the sameness in detail, wall surfaces and often
mega-scale details that reinforce the overall size of the building.
In response to this it is required that the following principles be used in developing the
exterior elevations and planning the site:
Entrances:
Entrances shall incorporate special forms, materials, signage and lighting to announce
their locations and function. Primary and secondary entries and exits should be treated
differen~y to recognize their function of arrival or departure as well as help create
diversity in the Building Facade.
Overhead Design Elements:
Overhead elements for shade and weather protection over defined walk areas are
required on 30% or more of the building fac;:ade. The application and details should
coincide or relate to the Building Massing changes. Awnings, canopies, roofed or
partially roofed arcades with columns are all acceptable solutions. The covered portion
should be wide enough to cover a clear walk area of 8 feet minimum. Overhead
design elements minimum height above finish grade shall not be less than 81-0".
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Walkways:
A required walkway in front of the entire building fac;:ade shall be a minimum of 12
feet in width. Design elements, column arcades and other street furniture may encroach
within this so long as a clear walkway not less than 8 feet is maintained. Walks should
have a variety of patterns and/or colors that reinforce the building massing, entry
conditions and boundary areas such as the walkway edge or a special function area
such as for outdoor displays or other activities.
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Planning & Site Design Standards
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Grafton Station at Dublin Ranch. July 2006
12..1
Landscape Elements:
Adjacent to the walk areas between the walkway and the parking or driveways is an
area reserved for street tree and landscape planting. This area shall be a minimum of
6 feet. Street trees shall be protected by the use of metal tree well grates. Planter boxes
and or raised planters may also be used. Shape, sizes and color may vary. Bollards
may also be used to define and protect this landscape edge. Multiple pedestrian
access points are desirable. Landscaping and streetscape elements are not meant to be
a barrier to access or any loading areas. Refer to Section IV - Landscape Design
Guidelines.
Streetscape Elements:
Streetscape elements such as benches, tables, lighting, clocks, postal boxes, trash
receptacles, signage, bicycle racks, display areas, and banners shall be incorporated
into the overall planning of the "Main Street" along the building facade. Signage shall
conform with the City ordinances and as referenced in the Section V - Signage Design
Guidelines.
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Storefront Design:
Storefront window design is required to be included in the building design wherever
compatible with interior space functions. Alternate storefront design may use display
windows, glass block, false windows, or grille and wall patterns that simulate a
storefront window without being glazed. Detailing of false windows should reinforce
the concept of a storefront window by use of changes in wall surfaces, color and/or
materials behind the window grille pattern to reinforce the idea of a window where
none exists. Window patterns should be consistent with the actual storefront windows.
Styles and patterns may vary in response and support of the changes in the building
massing forms.
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Wall Materials:
Wall finish materials and colors should be varied for application locations and
differences in color in part to create variety and interest and smaller scaled elements,
but also used to reinforce the Building Massing concept. Material applications should
not be equally or uniformly distributed throughout the elevations but applied to create
elements of importance or to define a specific form or building mass. Applied details
need not be consistent throughout the building but varied to create interest and
differentiation in the building to give it more than one uniform character. This needs to
be done in a balanced way and not make the building overly busy or too fragmented
within the overall massing concept composition. Refer to Section III - Color and
Materials Guidelines.
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Parking:
The scale of the parking required to support the big box single user retail activity or a
typical shopping center tends to destroy the "Main Street" character of the past.
Parking lots tend to be unfriendly to pedestrian traffic. The amount of paving and/or
parked cars creates a harsh desert-like environment. To mitigate this shade trees and
accent landscape elements are to be incorporated uniformly throughout the field of
parking. Formal pedestrian pathways shall be incorporated into the parking plan
wherever possible to provide direct access between the Big Box retail pads and the
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Grafton Station at Dublin Ranch · July 2006
(22..
Conventional Retail uses along Grafton Street. Refer to Section IV-landscape Design
Guidelines and the Conceptual Site Development Exhibit for additional requirements
and information.
Lighting:
Lighting shall be provided for general walkway areas, parking areas, landscape
accents, storefront displays and entryways, and for building accents. Lighting fixtures
should be designed for their specific purposes and may be wall mounted, pole
mounted, light bollards, recessed or suspended as appropriate. Uniformity of design
style or character is not required on the buildings but standard streetlights shall
generally match the design character, mounting heights and spacing established in the
Village Center portion of Grafton Street (Area "G"). Parking area lights shall be
uniform in character, style, mounting height and general spacing throughout the
parking areas.
Architectural Styles:
Historical references to Architectural Styles or detailing may be used, but contemporary
interpretations of styles or modern contemporary design are acceptable. The successful
design composition incorporates the proper use and application of materials, color
theory, proportion and human scale, program function, engineering and construction
practices. The end goal is to create a sense of place and not merely a place that
encloses space.
Architectural Styles that may be developed for the Grafton Station are as follows:
Italianate
Brick-Front
Romanesque
Arcaded Block
False-Front
Gable-Front
Artistic-Front
Modern Broad Front
Central California Vernacular
Mid-Century Modern
Post Modern
Refer to Appendix I for specific Architectural Style Guidelines.
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Planning & Site Design Standards
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Grafton Station at Dublin Ranch · July 2006 (2 3-
6.
GRAFTON STATION SITE DEVELOPMENT STANDARDS
The standards contained herein are based on minimal requirements. Refer to following
Specific Design Standards for further information regarding building development.
DEVELOPMENT STANDARDS
Minimum Parcel Size N/ A; Refer to Conceptual Site Development
Exhibit
Parcel Depth N/ A; Refer to Conceptual Site Development
Exhibit
Parcel Width N/ A; Refer to Conceptual Site Development
Exhibit
.
Minimum Building Setback Grafton St: 12 Feet
from Face of Curb Dublin Blvd: 20 Feet
Minimum Building Setback Dublin Blvd: 1 0 Feet 2, 4, 6
from Arterial & Collector
Street Right-of-Way
Building to Building 20 Feet Minimum 6
Separation
Encroachments (C)
Building Height Minimum: 15 Feet Facade5
Maximum: 65 Feet 1
Office Parking Spaces 1/300 Sq. Ft. 7
Bank Parking 1/150 Sq. Ft. 7
Conventional Retail Parking 1/300 Sq. Ft. 3,7
Spaces
Restaurant Parking Spaces 1/100 Sq. Ft.3
Big Box Retail Parking 1/300 Sq. Ft.3
Spaces
F.A.R. Maximum: .258
Accessory Structure (D)
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(A)
(B)
(C)
Grafton Station at Dublin Ranch · July 2006 /2l.f
Setbacks measured from property line or face of curb as applicable.
See Section 11- Architectural Design Standards for additional Architectural Treatment requirements.
Encroachment items may occur within the minimum setbacks for all conditions and shall comply
with the following standards as applicable:
Building Fac;:ade First Floor:
Building Fac;:ade Second Floor:
Roof Overhang, Cornices, Etc.:
Pilasters and Columns:
Arcade Columns/Walkway:
Seating Areas:
Covered Walkways/Canopies:
Entry Doors:
Exterior Stairs:
Bay Windows:
Balconies:
Window Boxes:
Chimney:
A/C Units:
Not Allowed
2 Feet
4 Feet
2 Feet
10 Feet (8' Ft. clear walkway min.)
No restrictions as long as minimum 8
ft. walkway maintained
8 Feet
No Encroachment Allowed
NA
2'
2'
NA
NA
NA
(D)
Setbacks for accessory structures shall be in accordance with the Building Code in effect at the
time of construction/installation.
Retaining walls up to 3' high may be used to create a level usable area. Retaining walls in excess
of 3' to create usable area are subject to review and approval of the Building Official or
Community Development Director and Director of Public Works. Walls over 30" in height are
subject to safety criteria as determined by the Building Official.
Parking requirements for other land uses not identified in these Design Standards shall conform to
the current requirements of the Dublin Zoning Ordinance.
(E)
(F)
1.
Measured from average of finished ground surface to highest point of roof including
equipment/penthouse, architectural elements, etc. The Community Development Director may allow
appurtenances subject to his/her approval.
2.
3.
Determination of setbacks must consider visibility and landscape requirements.
Shared/reduced parking standards permit these uses to reduce required number of parking stalls
by 1 0% from the standards shown here.
An exception to the standard for setbacks from Grafton Street may be permitted for buildings
located at the corners of Dublin Boulevard/Grafton Street. See additional requirements regarding
Gateway Plazas in the Design Standards.
At least 40% of building facade shall be 20'minimum height.
4.
5.
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Planning & Site Design Standards
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Grafton Station at Dublin Ranch · July 2006
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6.
Setbacks subject to review and approval of Building Official for Building Code and Fire Code
issues. Setback to building overhang to be 3' minimum or as required by current City Building
Code Standards.
Curbside and on-street parking may be counted toward required number of parking spaces.
The maximum FAR noted in the table is for the overall Grafton Station Project Area. The FAR on an
individual parcel(s) may exceed the .25 threshold as long as the average FAR for the Project Area
does not exceed the .25 FAR maximum limit.
7.
8.
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Grafton Station at Dublin Ranch · July 2006
12.6
7.
SITE DEVELOPMENT CONCEPT
Refer to Conceptual Site Development Exhibit for specific locations of the following:
ANCHOR "A"
Anchor "A" is designated as a single tenant use, one-story General Commercial (Big Box) Site and
shall meet all the requirements of the General Commercial (Big Box) Planning and Site Design
Standards and Architectural Design Standards.
PAD "A"
Pad "A" is designated as a single tenant use or multiple tenant use, one-story General Commercial
(Big Box) Site and shall meet all the requirements of the General Commercial (Big Box) Planning
and Site Design Standards and Architectural Design Standards.
PAD"B"
Pad "B" is designated as a multiple tenant use, one story Conventional Commercial Site and shall
comply with the Conventional Retail and Commercial Planning and Site Design Standards and
Architectural Design Standards.
PAD "C-1"
Pad "C-1 " is designated as a multiple tenant use, one and two story Conventional Commercial Site
and shall comply with the Conventional Retail and Commercial Planning and Site Design Standards
and Architectural Design Standards.
PAD "C-2"
Pad "C-2" is designated as a single or multiple tenant use, one story Conventional Commercial Site
and shall comply with the Conventional Retail and Commercial Planning and Site Design Standards
and Architectural Design Standards.
PAD "0"
Pad "D" is designated as a multiple tenant use, one story Conventional Commercial Site and shall
comply with the Conventional Retail and Commercial Planning and Site Design Standards and
Architectural Design Standards.
PAD "E_ 1"
Pad "E-1 " is designated as a single tenant use, one story Retail or Restaurant Site and shall comply
with the Conventional Retail and Commercial Planning and Site Design Standards and Architectural
Design Standards.
PAD "E_2"
Pad "E-2 is designated as a single tenant use, one story Retail or Restaurant Site and shall comply
with the Conventional Retail and Commercial Planning and Site Design Standards and Architectural
Design Standards.
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Planning & Site Design Standards
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Grafton Station at Dublin Ranch · July 2006
) 2-,
PROPOSED CONCEPTUAL SITE USE ANAL YSIS*
Site Location Proposed Proposed Parking Spaces Parking Spaces
Commercial Allowable S.F. Required Provided
Type Anra
Anchor "A" General 139,410 Sq. Ft.
Commercial
Big Box Retail
Pad "A" General 118,830 Sq. Ft.
Commercial
BiQ Box Retail
Pad "B" Conventional 13,500 Sq. Ft.
Commercial &
Retail
Pad "C-1" Conventional 21,260 Sq. Ft.
Commercial &
Retail/Office
Mixed Use
Pad "C-2" Conventional 6,000 Sq. Ft.
Commercial &
Retail/Mixed
Use
Pad "D" Conventional 9,000 Sq. Ft.
Commercial &
Retail
Pad "E-1" Conventional 5,000 Sq. Ft.
Commercial/
Restaurant
Pad "E-2" Conventional 5,000 Sq. Ft.
Commercial/
Restaurant
Total 318,000 Sq. Ft. 1,127-1,147** 1,299
*
Based on Planning and Site Development Design Standards and Proposed Conceptual Site
Development Exhibit
**
Off-street parking spaces within the Project Area will be subject to a reciprocal parking
easement between all affected property owners. Based on this, all parking spaces required
for an individual building/use are not required to be provided on the parcel on which the
building/use is located.
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Planning & Site Design Standards
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(2<3
SECTION II: ARCHITECTURAL DESIGN
STANDARDS
1. GENERAL REQUIREMENTS AND
CONSIDERA TlONS
2. INTRODUCTION
3. CONVENTIONAL RETAIL
AND COMMERCIAL
4. GENERAL COMMERCIAL
5. GRAFTON STATION CONVENTIONAL
RETAIL AND COMMERCIAL &
GENERAL COMMERCIAL DESIGN
ST ANDARDS
6. ARCHITECTURAL ELEMENTS,
MATERIALS AND DETAILS
7. CONCEPTUAL CHARACTER
ELEVATIONS AT PADS
'A' THRU IE'
2004580 II-I Architectural Design Standards
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Grafton Station at Dublin Ranch . July 2006
SECTION II.
ARCHITECTURAL DESIGN STANDARDS
1. GENERAL REQUIREMENTS AND CONSIDERATIONS
Building Concepts should be approached from a basis of a
proposed Architectural Style, the scale or size of the building
being contemplated and whether or not it is a single tenant use
or multiple tenant use building. From this the design may evolve
as a composition based on a single Architectural Style or as a
collection of Architectural Styles. Variety and interesting forms
and details are encouraged.
Structure should be considered as an expressive element in the
design as it establishes the underlying rhythm of column bays,
storefront design, pilasters, fenestration, and material and color
applications.
Materials and colors can create a sense of place and time
evoking interest through pattern, surface changes and detail.
Material selection and placement at the pedestrian levels shall
be made based on durability and authentic use and detail.
Elements above the pedestrian levels may incorporate synthetic
materials while still paying attention to detail and durability.
Material use and color shall be in keeping with the
Architectural Style.
Application of good design principles that incorporate
sensitivity to view corridors, scale, proportion, color theory,
lighting, storefront design, landscape design, historic
references, proper use of materials and integration with
modern construction practices are expected to be adhered to in
building development throughout Grafton Station. The goal is
to create a sense of place and community.
2004580
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Architectural Design Standards
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2. INTRODUCTION
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The Grafton Station Retail Center consists of two types of retail
activity: Conventional Retail and Commercial and General
Commercial.
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The Conventional Retail and Commercial is characterized by
smaller scale Conventional Retail stores and shops, restaurants,
offices, branch banks, etc. and typically are one or two story in
building height. These buildings generally occur along Grafton
Street, and Dublin Blvd. and can be single or multiple tenant
buildings.
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The larger Big Box, General Commercial warehouse or a
single large square footage tenant characterizes the General
Commercial. Buildings are usually one story in height and
while primarily a single tenant user, multiple tenants are
permissible and may occur in a Big Box format.
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These Design Standards include a description of design
objectives and stylistic analogs to be incorporated into the
overall architectural concept for Grafton Station and
distinguishes between the various types and scale of retail
activity from an Architectural viewpoint.
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In this Section we will primarily concentrate on the Building
aspects of the "Main Street". But in the design of these
buildings the Site Planning goals must be kept in mind and
building forms need to respond or even create conditions to
allow for the other elements that make up the "Main Street"
environment.
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2004580
11-3
Architectural Design Standards
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3. CONVENTlOANl RETAIL & COMMERCIAl
Building Design Concept:
Individual retail buildings may be designed as a single entity,
style or concept or composed as a collection of several smaller
buildings with varying styles and architectural treatments. The
overall composition of either approach shall provide for three
to seven changes in building massing and form with
corresponding changes in surfaces, wall offsets, roof and
parapet heights, fenestration, color and/or material
applications. Each building shall provide consistent
Architectural detailing on all visible sides, including rear
elevations. The principle of mass and form changes shall apply
to all elevations.
Building Setbacks:
Buildings must be setback a minimum of 12 feet from the face
of curb at Grafton Street and parking areas. Within this 12 foot
setback, walkways, street trees in grated tree wells,
encroachments by architectural projections, canopies, outdoor
dining, benches, lighting, trash receptacles, etc. may occur.
The building setback along Dublin Blvd. is not more than 20
feet from face of curb or less than 10' from the street ROW.
Walkways will not be wider than 12 feet along Dublin Blvd.
Additional area remaining between walkways and curb will be
for landscape uses, streetscape elements and/or utilities.
Primary Building Facades:
The treatment of the building fac;:ade may be approached as a
single Architectural style building concept with articulation of
building mass, form, materials and color or as a collection of
buildings through changes in Architectural styles, materials and
colors. The latter approach may further the impression of a
place built and perhaps adapted over time establishing a sense
of history for Grafton Station.
2004580
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Architectural Design Standards
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Long, monotonous uninterrupted walls or roof planes are not
allowed. Design techniques include incorporating wall offsets,
recesses, changing the exterior expression of the second floor
plate line, and varying head and sill heights of windows, as
well as their shape and spacing.
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Building offsets (12 inches minimum) shall be provided at least
every 75 feet or at changes in the storefront facade design.
This may be achieved by use of pilasters or columns, which
may encroach up to 24 inches into setback areas, or fac;:ade
offsets that increase the setback up to 15 feet maximum.
Setbacks greater than 15 feet are allowed to provide for
plazas, paseos and courtyards for outdoor features and
activities such as fountains, artwork, seating and/or dining
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areas.
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Where upper story windows occur they should be vertically
aligned or organized with the location of windows and doors
on the ground level in mind including storefront or display
windows. These architectural fenestrations shall be compatible
with the style, materials, colors and details of the building.
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All Grafton Station area buildings shall have a minimum front
facade height of 15 feet, with at least 40% of that facade
having a height of 20 feet or greater.
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Material and color applications should be selected to evoke a
period in time where historic architecture references are being
used, and/or to reinforce a building mass or form, and to call
attention to detail. Refer to Section III Color and Material
Guidelines for additional information.
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Architectural Design Standards
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Grafton Station at Dublin Ranch · July 2006
133
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POST MODERN
MID CENTURY
MODERN
BROAD FRONT
IT AllAN A TE
BRICK FRONT
ignage Opportunities
Vary Cornice
Eave & Parapet
Styles &Heights
Varied Storefront Design &
Window Articulation
Offset Wall Planes
Pedestrian Signage
Opportunity
PAD D
SINGLE BUILDING / MULTIPLE TENANT /BLDG. CONCEPT
2004580
11-6 Architectural Design Standards
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Grafton Station at Dublin Ranch · July 2006
13'-/'
MINIMUM OF 3 CHANGES IN BUILDING MASSING
Mixed Use Opportunities
Offices Over Retail
Vary Material
Applications
Articulated Entries
Varied Storefront Designs
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Offset Wall Surfaces
Fenestration Ordered &
Organized With
Storefront & Bay Structure
PAD C- 1
SINGLE BUILDING CONCEPT WITH MULTIPLE TENANTS
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Architectural Design Standards
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Secondary Building Facades:
Grafton Station buildings along Grafton Street and Dublin Blvd.
will be visible from the sides and rear and should therefore
create the same sense of arrival and pleasing entry statement
found on the front facade. Side and rear elevations should be
articulated with an appropriate level of detail as front facades
and support the concept and requirement of four-sided
architecture.
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Mixed-Use Building Facades and Entries:
Where second level offices or retail uses may occur over
ground level retail uses, the use of awnings or other overhead
structures extending from second floor facades are encouraged
to provide some separation and privacy for the second floor
occupants where they are not a part of the same tenant or
business activity. In mixed use buildings, where ground floor
commercial/retail uses and entrances for upper level offices
occur, entrances shall be highlighted by differences in facade
treatment, use of distinct but compatible exterior materials,
signs, awnings, and exterior lighting.
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Entry Design:
Entrances to buildings fronting on Grafton Street and/or Dublin
Boulevard shall be articulated and defined by architectural
elements such as pilasters, columns, lintels, pediments, porches,
porticoes, balustrades, railings and overhangs, where
appropriate. These elements, when utilized, shall be
compatible with the architectural style of the building and its
materials, colors and details. Entries may be recessed or flush
with the main building fac;ade. Secondary entries shall be
articulated differently than main entries to denote their type of
function and/or importance. Sliding type entry door operation
is not permitted however swing door operation may not
encroach into pedestrian walkways where the walkway would
become less than 8' clear. An exception to sliding door uses is
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2004580
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Architectural Design Standards
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allowed where sliding doors are used to open an entry wall
face and remains open during business hours.
Slorefront Design:
At Conventional Retail buildings (Village Commercial) ground
floor building facades fronting on Grafton Street are to be at
least 60% transparent window surface. Storefront design shall
encourage the use of colorful awnings or pedestrian arcades
and pedestrian oriented store signs.
Encroachments:
Building Encroachments may occur within the minimum
setbacks from face of curbs for all conditions (Dublin Blvd,
Grafton Street, & Parking Lots) as follows:
Building Fac;:ade First Floor:
Building Fac;:ade Second Floor:
Roof Overhang, Cornices, Etc.:
Pilasters and Columns:
Arcaded ColumnsfWalkway:
Seating Areas:
Covered Walkways/Canopies:
Entry Doors:
Exterior Stairs:
Bay Windows:
Balconies:
Window Boxes:
Chimney:
A/C Mechanical Equipment:
Not Allowed
2 Feet
4 Feet
2 Feet
10 Feet (8 Feet. clear
walkway min.)
No restrictions as
long as minimum
8 ft. walkway
maintained
8 Feet
No Encroachment
Allowed
Not Allowed
2 Feet at Second
Floor Locations
2 Feet
Not Allowed
Not Allowed
Not Allowed
2004580
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Architectural Design Standards
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Architectural Styles:
Historical references to Architectural Styles or detailing may be
used, but contemporary interpretations of styles or modern
contemporary design are acceptable. The successful design
composition incorporates the proper use and application of
materials, color theory, proportion and human scale, program
function, engineering and construction practices. Refer to
Appendix I for specific Architectural Style Illustrations
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Roofs and Roof Forms:
Roofs are a dominant architectural element as viewed across
the street and from the surrounding area. Provide roofline
offsets in order to add architectural interest and variety to the
massing of each building and to relieve the effect of a single,
long roof. Gable and/or hipped conditions may be used to
add variety and interest to the skyline. Roof types should be in
keeping with the character of the architecture. Parapet roofs,
varied in height and design, are an appropriate solution to
provide opportunities for architectural enhancement and
transitional heights between buildings or changes in massing.
Architectural elements such as dormers, belvederes, chimneys,
cupolas, clock towers and other elements, which add visual
interest to roofs, are encouraged in keeping with the
Architectural Style.
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Architectural Design Standards
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MGalewar- Archileclure:
Buildings with dominant building styles and/or greater height
shall be designed for the Grafton Station Gateways (corners of
Grafton Street and Dublin Boulevard in order to emphasize the
importance of these "entries" to Grafton Station. Appropriate
scale and facade treatments include multi-story and/or stepped
facades with "front" facades on all visibly exposed sides.
Vertical elements, upper story balconies, towers or unique
architectural features are used at these corners to aid in
attaining a sense of arrival and place. Architecture may be
recessed or extended into these prominent corners to provide
public plaza spaces.
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Project Signage
& logo
GaJeway Archih;octurEl
Tower Element
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StreetT rees Per landsc
Design Guidelines
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@Grafton SJeps Back
Street
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GATEWAY ARCHITECTURE AT DUBLIN BLVD AND GRAFTON STREET
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2004580
11-12
Architectural Design Standards
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Stone Elements
Dublin Ranch Recurring
Theme
Durable Authentic Base
Course MaJerial ego
Quarry Stone, Tile or
Precast
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Comer and MicJ.Block Conditions:
Buildings located at major and minor street intersections will
have at least two front facades visibly exposed to the street.
Two story and/or stepped facades or special Architectural
design elements are encouraged at these corner locations to
further emphasize corners. Vertical architectural elements, such
as corner towers, and added embellishments, such as flags or
fountains, also may contribute to the special nature of these
locations.
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Squares, courts, plazas, building recesses and/or colonnades
at mid-block and corner locations are desirable for variety and
visual relief to the street. At least one pedestrian Paseo between
buildings must be developed to connect the parking area to
Grafton Street.
Building Separation and Plazas:
Provide a minimum of 20 feet between individual buildings.
Pedestrian passageways or paseos between buildings shall
provide a minimum clear walkway of 8 feet. Encourage the
development of sidewalk cafes and indoor/outdoor restaurants
by providing recessed storefronts and building offsets or
orientations to promote pedestrian interaction along Paseos.
Landscaped elements shall be incorporated into the plazas and
paseos.
Special Considerations:
The building designs shall consider and provide for location of
signs along Grafton Street oriented toward pedestrians rather
than the automobile. Refer to Section V-Signage Design
Guidelines.
Screen all loading docks and service areas from public streets
and adjacent land use views. These facilities should be
incorporated into the building architecture.
2004580
11-13
Architectural Design Standards
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Grafton Station at Dublin Ranch . July 2006
T rash facilities, service entries, loading docks, utilities
equipment such as transformer vaults, telephone boxes, and
meters, mechanical equipment such as A/C units, etc., shall
take place at the rear or sides of buildings. These elements
shall be screened from view and public access and/or
incorporated into facilities within the building design.
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2004580
11-14
Architectural Design Standards
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Grafton Station at Dublin Ranch . July 2006
@2006 WILUAM HEZMAlHAlCH ARCHITECTS, INC.
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PAD C-l /B
VIGNETTE PASEO
2004580
11-15
Architectural Design Standards
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Grafton Station at Dublin Ranch . July 2006
4. GENERAL COMMERCIAL
Building Design Concept:
Individual retail buildings may be designed as a single entity,
style or concept or composed as a collection of several smaller
buildings with varying styles and architectural treatments. The
overall composition of either approach shall provide for three
to seven changes in building massing and form with
corresponding changes in surfaces, wall offsets, roof and
parapet heights, fenestration, color and/or material
applications. Each building shall provide consistent
Architectural detailing on all visible sides, including rear
elevations. The principle of mass and form changes shall apply
to all elevations.
Building Setbacks:
Big box retail buildings are required to have a minimum
building setback of 12 feet from the face of curb at the drive
aisle or parking area. Building setbacks greater than 12 feet
are permissible to establish special outdoor use areas. A clear
walkway width of 8 feet minimum must be maintained.
Within this 12 foot setback from face-of-curb to the building
face, walkways, street trees in grated tree wells, encroachments
by architectural projections, canopies, outdoor dining,
benches, lighting, trash receptacles, etc. shall occur. A clear
walkway width of 8 feet minimum must be maintained.
Buildings adjacent to Dublin Blvd. and without intervening
parking areas shall be setback not more than 20 feet from face
of curb or not less than 10 feet from the street ROW.
Walkways will not be wider than 12 feet or less than 8 feet
along Dublin Blvd. Additional area remaining between
walkways and curb will be for landscape uses, streetscape
elements and/or utilities.
2004580
11-16
Architectural Design Standards
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BIG BOX RETAIL PRINCIPLE OF MASSING
REQUIRED CHANGES: 3 MIN. 7 MAX.
SINGLE BUILDING W/MULTIPLE
BUILDING CHARACTER CONCEPT
MID CENTTURY MODERN
ARCADE BLOCK
MODERN BROAD FRONT
Color & Material
changes to Reinforce
Massing Changes &
Forms
Arcaded / Covered
Wall For 1/3 of
building Overall
Varied Roof
Types and
Heights
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Glazing Required For 30% of
Building Fac;:ade Length Overall
Signage / Logo Space Refer
to Signage Standards
Entry Articulation With Awning
and Recessed Doors
PAD A
BIG BOX MULTIPLE TENANT DESIGN & MASSING CONCEPTS
2004580
11-17
Architectural Design Standards
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Grafton Station at Dublin Ranch . July 2006
Primary Building Facades:
Long, monotonous uninterrupted walls or roof planes are not
allowed. Design techniques include incorporating wall offsets,
recesses, changing the exterior expression of the roof or
parapet line, and varying head and sill heights of storefront
windows, as well as their shape, spacing and detailing.
Building offsets (12 inches minimum) shall be provided at least
every 100 feet or at changes in the storefront facade design.
This may be achieved by use of pilasters or columns, which
may encroach up to 24 inches, or fac;:ade offsets that increase
the setback up to 15 feet maximum. Setbacks greater than 15
feet are allowed only at plazas to provide for outdoor activities
such as display or dining areas. Entry arcades and arcaded
walks may also be used in meeting this requirement of fac;:ade
offsets. Refer to encroachments listed below for additional
information regarding arcaded walks.
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Upper clerestory windows should be vertically aligned with the
location of windows and doors on the ground level, including
storefront or display windows. These architectural fenestrations
shall be compatible with the style, materials, colors and details
of the building.
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The treatment of the front fac;:ade may be developed as a single
building concept with changes in massing and forms or as
though the single building were a collection of buildings with
changes in Architectural styles, materials and colors that may
further the impression of a place built and adapted over time.
All Grafton Station area buildings shall have a front facade
with a minimum height of 15 feet, with at least 40% of that
facade having a height of 20 feet or greater and a maximum
height of 451. Maximum height of Building to a roof ridgeline
or tower element is 65' .
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2004580
11-18
Architectural Design Standards
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Secondary Side and Rear Facades:
Grafton Station Big Box buildings will be visible from the sides
and rear. Side and rear elevations shall be articulated with a
simplified level of detail consistent with primary front facades.
Side and rear facades generally will contain service areas and
shall be screened from public areas as well as integrated into
the building design to the extent possible. Screening elements
may include walls and fences as well as Landscape elements.
lighting in these areas should be addressed for aesthetics as
well as function and prevent light pollution from occurring on
adjacent properties.
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Entry Design:
Entrances to buildings fronting parking areas or Dublin
Boulevard shall be articulated and defined by architectural
elements such as pilasters, columns, lintels, pediments, arcades,
canopies, porticoes, and roof overhangs, where appropriate.
These elements, when utilized, shall be compatible with the
architectural style of the building and its materials, colors and
details. Entries may be recessed or flush with the main building
fac;:ade. Entry door operation may be swinging or sliding type
doors, however door operation may not encroach into
pedestrian walkways where the walkway would become less
than 8 feet clear.
Slorefront Design:
At Big Box Retail buildings (General Commercial) Storefront
window design is required to be included in the building
design wherever compatible with interior space functions.
Alternate storefront design may use display windows, glass
block, false windows, or grille and wall patterns that simulate a
storefront window without being glazed. Detailing of false
windows should reinforce the concept of a storefront window
by use of changes in wall surfaces, color and/or materials
behind the window grille pattern to reinforce the idea of a
2004580
11-19
Architectural Design Standards
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Grafton Station at Dublin Ranch . July 2006
window where none exists. Window patterns should be
consistent with the actual storefront windows. Styles and
patterns may vary in response and support of the changes in
the building massing forms. A total of 30% of the length of the
building fac;:ade shall contain glazed elements with a minimum
window head height of 8 feet and a maximum sill height of 4'.
Half of the required glazing may consist of clerestory windows
occurring above 8 feet with a minimum window height of 2
feet. Glazing does not need to be evenly distributed across the
building fac;:ade but may be grouped at entries or other discrete
locations. Wall openings and open fencing or wall grilles that
remain open on a full time basis during business hours can also
be counted as fulfilling part of the required wall glazing for up
to 50% of the total required glazing.
Overhead Design Elements:
Overhead elements for shade and weather protection over
defined walk areas are required on 30% or more of the
building fac;:ade. The application and details should coincide or
relate to the Building Massing changes. Awnings, canopies,
roofed or partially roofed arcades with columns are all
acceptable solutions. The covered portion should be wide
enough to cover a clear walk area of 8 feet minimum.
Overhead design elements shall not be less than 8 feet in
height above finish grade.
2004580
11-20
Architectural Design Standards
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Grafton Station at Dublin Ranch . July 2006
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Encroachments:
Building Encroachments may occur within the minimum
setbacks from face of curbs for all conditions (Dublin Blvd,
Grafton Street, & Parking Lots) as follows:
Building Fac;:ade First Floor:
Building Fac;:ade Second Floor:
Roof Overhang, Cornices, Etc.:
Pilasters and Columns:
Arcaded Columns/Walkway:
Seating Areas:
Covered Walkways/Canopies:
Entry Doors:
Exterior Stairs:
Bay Windows:
Balconies:
Window Boxes:
Chimney:
A/C Mechanical Equipment:
Not Allowed
2 Feet
4 Feet
2 Feet
10 Feet (8 feet clear
walkway min.)
No restrictions as
long as minimum 8
feet walkway
maintained
8 Feet
No Encroachment
Allowed
Not Allowed
2 Feet at Second
Floor Locations
2 Feet
Not Allowed
Not Allowed
Not Allowed
Architectural Styles:
Historical references to Architectural Styles or detailing may be
used, or contemporary interpretations of the approved list of
styles noted in the appendix are acceptable. The successful
design composition incorporates the proper use and
application of materials, color theory, proportion and human
scale, program function, engineering and construction
practices. Refer to Appendix A for specific Architectural Style
Illustrations.
2004580
11-21
Architectural Design Standards
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Grafton Station at Dublin Ranch · July 2006
5. GRAFTON STATION CONVENTIONAL RETAIL & & GENERAl
COMMERCIAl ARCHITECTURAl DESIGN STANDARDS
Design Standard Conventional Retail and General Commercial
Commercial
Massing Changes 3 Min; 7 Max; 3 Min; 7 Max
Building Heights 15 ft. Fac;:ade Minimum; 20 ft. to 20 ft. Min; 45 ft. Max.
35 ft. for 40% of Building
FrontaQe Min.
Tower & Roof Elements 65 feet Max. 65 feet Max.
Number of Stories 2 Max. 2 Max.
Storefront Facades 12 inches Min. for every 3 12 inches Min. every 100 ft. or less
Offsets storefronts or every 75 feet of
storefront which ever is Qreater
Storefront Glazing 60% Length of Store Fac;:ade 30% Length of Store Fac;:ade 1
Storefront Clerestory Glazing No Limits or Requirements 50% Maximum of required Storefront
(above 8') Glazing (2'-0" Min Height Req.)
Storefront Glazing Head and Head Height Min: 8'-0" Head Height Min: 8'-0"
Sill HeiQhts Sill HeiQht Max: 3'-0" Sill HeiQht 4'-0" Max.
Awnings, Arcades, May Occur; 8'-0" Min Clearance 30% Length of Store Fac;:ade; 8'-0"
Trellis/Shade Structures Min Clearance
Roof / Mechanical Screened from View Screened from View
Equipment
Trash/Utility/Mechanical Incorporated into Buildings at Incorporated into Buildings at
Equipment/Service Entries/ secondary elevations and secondary elevations and screened
Storage Yards and Loading screened from view from view
Docks
1. Big Box Retail Stores may count up to half of the 30% Glazing
requirement by use of alternate design techniques such as
screened or open fenced areas, display windows, clerestory
windows, non-glazed window patterns that mimic a storefront
window such as grids, wall trellis structures, bas-relief wall
surfaces with color changes and/or murals or wall openings
that remain open during business hours.
2004580
11-22
Architectural Design Standards
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Grafton Station at Dublin Ranch · July 2~
6. ARCHITECTURAL ELEMENTS, MATERIALS AND DETAILS
Roof Malerials:
Different roof types include various pitches, shapes and forms.
This provides the opportunity to introduce a variety of roof
materials.
Acceptable materials include:
High Quality Composition roof (comparable to 50 yr. +
grades)
Concrete tiles - (all shapes)
Standing seam / corrugated metal (appropriate to style)
Built-up asphalt/membrane - (Flat Roofs only)
Facade Treatments and Malerials:
The facade is the primary element that defines the character of
a building. Primary facade elements include windows; doors,
base course, wall surfaces, and pitched roofs or articulated
cornices.
Acceptable facade materials include:
Smooth plaster or lightly textured (no rough plaster)
Wood siding/composite materials (such as Hardie Plank)
Brick, stone, pre-cast concrete
Tile - as a secondary material
Glass block - as a secondary material
EFIS materials & foam materials are not allowed within 6'
of finished grade.
Doors:
Doors are one of the most important facade features because
they are the store/building entry. Illustration of the location,
orientation and proportion of entries and doors is required.
Door types and edge treatments should be illustrated including
sidelights, trim and transoms. Acceptable door materials
include:
2004580
11-23
Architectural Design Standards
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Grafton Station at Dublin Ranch · July 2006
Other permitted moveable fixtures associated with outdoor
dining include: tables, chairs, umbrellas, low level lighting,
heaters and landscape planters, pots, etc.
Secondary Elements/Delails
Trim
T rim should include, where appropriate to the style, eaves,
corner boards, gable and eave boards, pediments, friezes,
lintels, sills, quoins, belt courses, balustrades, soffits, etc.
Gutters
Roof gutters and down spouts, whether built in or attached,
should be specified as to shape and integrated with the trim.
Utilily Meter
Above ground meters shall be located at the sides or rear of
buildings away from adjacent streets or pedestrian walkways.
All meters except those placed underground shall be enclosed
or set behind architectural or mature landscape elements to
screen them from view.
Mechanical Equipment
All mechanical equipment, including air conditioners, gas
regulators, telephone/cable TV pedestals, satellite dishes, solar
panels, etc. shall be located in visually unobtrusive locations,
screened from view from surrounding areas and baffled for
noise attenuation where necessary.
Skylights and Rooftop Windows
Unless they are integral elements of the architectural design,
skylights and rooftop windows shall be completely screened
from view from surrounding areas.
Roof Flashing & Vents
Roof flashing shall be integrated with the roof design. Place
vents in unobtrusive locations away from public view from
surrounding areas, unless they are part of the building's
architectural style. Roof flashing & vents hall be painted to
2004580
11-26
Architectural Design Standards
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Grafton Station at Dublin Ranch · July 2006
match adjacent material colors. Use of unpainted metal flashing
and/or vents as a design element is subject to review and
approval during SDR process.
2004580
11-27
Architectural Design Standards
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7.
ARCHITECTURAL CHARACTER ILLUSTRATIONS
PAD A- EAST ELEVATION AT PARKING LOT
PAD A - NORTH ELEVATION AT DUBLIN BLVD.
PAD B - NORTH ELEVATION AT DUBLIN BLVD.
PAD Cl / B - EAST ELEVATION AT GRAFTON STREET
PAD C2 - EAST ELEVATION AT GRAFTON STREET
PAD D - EAST ELEVATION AT GRAFTON STREET
PAD E-2 / E-l - NORTH ELEVATION AT GRAFTON
STREET
2004580 11-28
Architectural Design Standards
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Grafton Station at Dublin Ranch · July 2006
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Drive
@2006 WILLIAM HEZMALHALCH ARCHITECTS, INC.
PAD A
CONCEPTUAL EAST ELEVATION AT PARKING LOT
2004580
11-29 Architectural Design Standards
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Grafton Station at Dublin Ranch · July 2006
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@2006 WILLIAM HEZMALHALCH ARCHITECTS, INC.
PAD A
CONCEPTUAL NORTH ELEVATION AT DUBLIN BLVD. SINGLE TENANT OPTION
2004580
11-30 Architectural Design Standards
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Grafton Station at Dublin Ranch · July 2006 I ? ~
Drive
Drive
@2006 WILLIAM HEZMALHALCH ARCHITECTS, INC.
PAD A
CONCEPTUAL NORTH ELEVATION AT DUBLIN BLVD. MULTIPLE TENANT OPTION
2004580
11-31 Architectural Design Standards
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Grafton Station at Dublin Ranch · July 2006 I '5~
PAD B
CONCEPTUAL NORTH ELEVATION AT DUBLIN BLVD.
2004580
11-32 Architectural Design Standards
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@2oo6 WllUAM HEZMAlHAlCH ARCHITECTS, INC.
PAD C 1
PAD B
CONCEPTUAL EAST ELEVATION AT GRAFTON STREET
2004580
11-33 Architectural Design Standards
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Entry Drive
Plaza For
Outdoor Dining
@2006 WILLIAM HEZMALHALCH ARCHITECTS, INC.
Grafton Station at Dublin Ranch · July 2006
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PAD C-2
CONCEPTUAL EAST ELEVATION AT GRAFTON STREET
J
20' Min. Building
Separation
2004580
Architectural Design Standards
11-34
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Grafton Station at Dublin Ranch · July 2006
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@2006 WlluAM HEZMAlHAlCH ARCHITECTS, INC.
PAD D
CONCEPTUAL EAST ELEVATION AT GRAFTON STREET
2004580
11-35
Architectural Design Standards
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Architectural Themed
Tower / Focal Element
@ End of Grafton Street
Architectural Roof &
Parapets & Wall Massing
Street & Plaza Trees
Per Landscape
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@2006 WILLIAM HEZMALHALCH ARCHITECTS, INC.
Window Wall /
Storefront Glazing
PAD E-2 / PLAZA
RESTAURANT
PAD E- 1
RESTAURANT
CONCEPTUAL NORTH ELEVATION AT GRAFTON STREET
2004580
11-36 Architectural Design Standards
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SECTION III.
COLOR AND MATERIALS
Colors and Materials Overview
Effective use of colors and materials will promote an
underlying sense of old town character with dynamic variety
to create a visually stimulating environment at Grafton
Station, Dublin Ranch Area 'H'. Variety in texture hue and
value are the keys to avoiding undesirable monotony.
Each architectural theme shall utilize appropriate historic
references for colors and materials selections. When
contemporary building materials are intended to replicate
those from yesteryear, colors should be used within the tonal
ranges from history's originals. For instance, concrete'S'
tile should be used in the terra cotta hues found in clay roof
tile.
To provide unity at Grafton Station, Dublin Ranch Area 'H'
all color palettes shall have a dominant theme of warm,
nature-based hues combined harmoniously with cool, vibrant
accents. Warm colors are defined as those found in the
spectral range between purple, red and yellow or those
colors that are influenced by red and yellow. Cool colors
range between green and blue or those colors influenced by
blue.
Colors and materials applications should be applied with an
emphasis on contrast. Different building materials will be
visually highlighted with deliberate placement of smoother
surfaces adjacent to those with rougher textures. Roof
planes should vary from wall planes in texture and color to
avoid a monolithic appearance. Colors should be applied
strategically providing well-designed use of contrast in hue
and value to create a visual hierarchy. Value is defined as
2004580
11I- 1
Color And Materials
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the relative lightness or darkness of a color compared
against the gray scale. Architectural elements of greatest
importance, such as main entrances, shall receive the
highest contrast for dominance. Secondary architectural
features should be downplayed by the use of lower contrast.
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Each architectural vernacular included in the Grafton
Station, Dublin Ranch Area 'H', General Commercial Design
Guidelines has its own unique colors and materials
vocabulary that assist in further defining the theme. The
palettes suggested for each architectural vernacular should
be the foundation for colors and materials selections within
that theme.
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llalianale:
Brick and stone quoins, decorative cornices, lintels and
pilasters with elaborate capitals are all hallmarks of the
Italianate style. Floral motifs, rosettes and anchor irons were
also common historic elements. Where brick and stone occur,
emphasis should be placed upon them through the use of
contrasting adjacent surfaces. Brick and stone should be rustic
in texture and earthy in color. Areas of stucco, for Italianate
architecture, offer an exciting color opportunity for the dark,
saturated, warm hues of southern Europe. Pre-cast concrete
details, or those intending to mimic them, should be used in
tones that replicate the natural colorations created by sand,
cement and water. Bronze or black tones are appropriate for
decorative metal accents.
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Brick-Front:
As its name implies, Brick-Front architecture relies on a
predominant use of brick as the main building material.
Ornamental accents of stone or pre-cast concrete are
appropriate and add visual interest. The use of different types
of brick and multiple brick coursing techniques are
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2004580
11I-2
Color And Materials
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encouraged to heighten the textural and tonal variation. Brick
that is uniform in color and machined with no texture should
be limited in use as only minor accents. The dominant hue for
Brick-Front should be red ranging from yellow-based terra
cottas to bluer influenced burgundies. Neutral toned bricks
may be used as accents.
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Romanesque:
Coursed, rock-faced sandstone blocks, stone and brick are the
main materials that define the Romanesque style. When
designed primarily with stone or brick, the opposite material
should be used for trim. Brick can be simple or ornamental
with geometric designs. Stone should be block~ike and not
irregularly shaped. Stucco or siding may be used in
combination with more traditional appearing Romanesque
materials. Historic Romanesque buildings were often banks
or public buildings implying a formality that should be
maintained and translated through the appropriate use of
materials and colors. Richness in texture and the use of
neutral, naturally occurring colors should be employed to
achieve dignified sophistication.
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Areaded Block:
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Arcaded Block architecture borrows from the Romanesque the
same characteristic use of stone blocks or bricks with the
addition of arches or arcades as the dominant design feature.
Eclectic combinations of classical and picturesque elements
such as spires, metal roofs and canvas or metal awnings
further define this style. Stucco walls may be employed as a
part of the material mix with buildings grounded by the look
of a masonry base. The variety of materials utilized should
be accentuated by the use of different colors between them.
The overall palette for Arcaded Block will blend neutral,
natural masonry colors with vibrant hues, both warm and
cool, as accents.
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2004580
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Color And Materials
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Grafton Station at Dublin Ranch · July 2006
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False-Front:
With its association in the settlement of the West, the
vernacular of Falsfrfront is inherently basic. Characteristic
materials used for these first commercial buildings include
clapboard, board and batten or brick. Modern interpretations
can include wainscots made of wood paneling, masonry,
metal, tile or stucco. Simplicity is key in the use of materials
and colors for False-Front. Machined or industrial looking
materials are to be avoided. Colors should be predominantly
warm and earth-toned in light to dark values avoiding
relationships of extreme contrast.
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Gabl&front:
Gable-Front buildings of yore, with their rural setting and
everyday use for hardware, feed and general stores are most
casual in concept. Clapboard, wood siding, stucco and
masonry can be used with wooden brackets at gables and a
dominant signboard. Contemporary elevations may also
utilize tile, metal or wood paneling at wainscots. Unadorned
informality is the goal for material applications. The full
spectrum of color may be employed without undue complexity
or sophistication to create an informal appeal.
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Artistic-Front:
Characterized by its residential, cottage nature, the Artistic-
Front includes decorative bases of stucco or masonry with
wood detailing. Walls can be stucco or various siding types.
Combinations of different materials should be used with an
emphasis on textural contrast as the main focus. Random
shaped stone and rustic, hand-molded brick are suitable for
Artistic-Front elevations. Dynamic color combinations that are
nature based will translate the attention getting design intent
of Artistic-Front retail architecture.
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111-4
Color And Materials
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Grafton Station at Dublin Ranch · July 2006
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Modem Broad Front:
This double-width, single story, storefront, architectural style,
as the name implies, requires design elements that visually
assist in broadening the front of the building and creating
openness. Brick cladding and pre-cast ornamentation are
direct historic references. Contemporary interpretations can
include stucco, tile, masonry or metal wainscoting and canvas
or metal awnings. Modern materials that are industrialized in
appearance are most appropriate. Thin window mullions will
assist in increasing the visual width of elevations. The usual
colors of industrial and raw materials should be the basis for
Modern Broad Front color palettes.
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Central California Vernacular:
The residential feel inherent to the late 19th century Central
California Vernacular is facilitated by the use of materials
reminiscent of those found on the homes of this period in
agricultural communities. Wood shake or composition
roofing, indigenous-looking stone, used brick and wood
siding are all appropriate to communicate this style. Colors
can vary, warm to cool and light to dark. Color combinations
should exhibit variety that is more subdued than flamboyant.
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Mid Century Modern:
The sleek simplicity of the Mid Century Modern style requires
only a limited palette of materials. Roofing materials should
not be mixed. Restrained combinations of tile, metal, stucco,
glass block, masonry and wood siding may be used.
Materials should maintain overall geometric lines with an
emphasis on a machined and not naturally procured
appearance. Subdued color palettes in predominan~y neutral
tones are most appropriate.
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2004580
11I-5
Color And Materials
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Grafton Station at Dublin Ranch · July 2006
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Post Modem:
The Post Modern style provides the greatest opportunity for
exuberant use of color and material combinations. A wide
range of building materials can be implemented including
stucco in varying textures, masonry in angular shapes, wood
siding and tile. The mix of materials should be lively.
Saturated color in primarily warm tones with high-contrast
combinations is thematically correct.
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Submittal Requirements and Review:
Color and materials submittals are required for the Specific
Design Review. Submittals must consist of samples that
accurately represent the textures and colors proposed for the
essential components of the exterior elevations including, but
not limited to, visible roof materials, stucco, siding, masonry,
pre-cast, storefront, windows, doors, trim and accent colors as
well as significant architectural details like shutters, awnings
and decorative metal. Mounted color and material samples,
clearly labeled and mounted on boards, no larger than 24" x
36", will be accepted for review. Colored elevations, cross
referenced to the samples are also required.
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2004580
11I-6
Color And Materials
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Grafton Station at Dublin Ranch · JulY 2006
SECTION IV:
GUIDELINES
LANDSCAPE DESIGN
1. VEHICULAR CIRCULATION
2. GENERAL DESIGN STRATEGIES
3. GRAFTON STREET MAIN ENTRY
4. GRAFTON STREET LANDSCAPE
5. PLAZA AND TRAFFIC CIRCLE AT SOUTH
TERMINATION OF GRAFTON STREET
6. ENTRY STREETS TO PARKING LOTS
7. PARKING LOTS
8. PLAZA AT PADS BAND C
9. RETAINING WALLS
10. BIOSW ALE LANDSCAPE
11. OWNERSHIP AND MAINTENANCE OF
GRAFTON STATION COMMON AREAS
IV - 1
Landscape Design Guidelines
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Grafton Station at Dublin Ranch . JulY 2006
SECTION IV
LANDSCAPE DESIGN GUIDELINES
1. VEHICULAR CIRCULATION
Principal Entry
The Grafton Street right-of-way is the principal vehicular access
route within the Project Area. It extends two blocks south from
Dublin Boulevard and divides Area H into two sections with Grafton
Station to the west and future Campus Office uses to the east. The
Water Quality Treatment Basin is to the south. Grafton Station
provides opportunities for pedestrian circulation in addition to
vehicles.
Building and Site Access
Grafton Street provides the main connection from Dublin Boulevard
to Conventional Retail and Commercial pads B, C-1, C-2, D, E-1
and E- 2 along Grafton Street itself; and to Anchor A and Pad A to
the west. It also is one of the streets which serve the Water Quality
Treatment Basin and the future Campus Office site.
Street Organization
The northern portion of Grafton Street at Dublin Boulevard has a
median to facilitate traffic movements by dividing the one south-
bound lane from the three north-bound lanes. The southern portion
of Grafton Street narrows to one lane in each direction, with
diagonal parking serving the shops which open onto the street.
Grafton Street terminates at a traffic circle and adjacent plaza with
large trees, outdoor seating areas, public art and a fountain. This
plaza also serves as a pedestrian access point to the Water Quality
Treatment Basin.
Connections From Grafton Street
From Grafton Street there are three vehicular connections to the east
and west . Two connections extend west from Grafton Street to
parking lots serving the retail building pads. The primary one is a
private interior lane lined with trees that divides Grafton Station into
two halves and breaks down the scale of the development. This lane
provides motorists direct access to all parking lots and buildings.
The second connection to the west from the Grafton Street is at the
traffic circle and provides a more direct access to Anchor A, as well
as Pads E- 1 and E- 2. The third connection from Grafton Street is a
future street extending east from the traffic circle to the Water
Quality T reatrnent Basin and the Campus Office site.
Other Auto and Delivery Connections From Dublin Blvd.
From Dublin Boulevard there are two vehicular connections besides
Grafton Street. One is an auto connection which goes directly to
Pad A and Anchor A. The other is for large delivery trucks.
IV - 2
Landscape Design Guidelines
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Grafton Station at Dublin Ranch . JulY 2006
Ingress and egress for delivery trucks serving Anchor A and Pad A
is provided directly off Dublin Boulevard at the northwest corner of
the site. Delivery vehicles use a 35' wide driveway behind Anchor
A and Pad A for access to loading docks. A loop around the outer
edges of the Anchor A parking lot with a minimum 15' wide travel
lane in each direction is provided for trucks to turn around and exit
the site at the same location they entered from Dublin Boulevard.
Trucks making deliveries to Anchor A and Pad A are not allowed to
use Grafton Street.
Connections From Northside Drive
From Northside Drive, the frontage road parallel to the freeway,
there is an additional access point which bridges over the linear
bioswale, which serves to treat stormwater runoff from the Project
Area.
(See Overall Key Plan for further information in the Grafton Station
proiect site.)
2.
GENERAL DESIGN STRATEGIES
Mixing Autos and Pedestrians
Grafton Station is part of Area H of Dublin Ranch, which includes
plans for future residential, campus office and commercial uses. In
addition to serving the larger Dublin community, which will access
the site by car, Grafton Station will serve local residents as well as
business and office workers who will be able to walk to shopping
and services.
Traffic Calming
Landscaping will be used to encourage pedestrian usage while
accommodating and slowing cars. Starting on Grafton Street at the
Project Site entry at Dublin Boulevard, sidewalks and plazas will
include concrete unit pavers, closely spaced street trees and grates,
fountains, public art and pedestrian scale lighting.
Traffic calming devices within Grafton Station include:
. Dublin Boulevard/Grafton Street comer entry plaza at Pads B
and C - 1
. Concrete unit pavers in crosswalks
. Courtyards with seating and landscaping at other Grafton Street
intersections
. Traffic circle with public art and plantings
. Plaza at Pads E- 1 and E- 2
. Pedestrian connections and trees in parking lots
Identity
In order to create a cohesive and unified identity within Grafton
Station, there will be consistency and compatibility between
IV - 3
Landscape Design Guidelines
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Grafton Station at Dublin Ranch . JulY 2006
architecture and landscape by using a simple and limited palette of
construction materials, site lighting, furnishings, paving and plant
materials. Street and building signage shall conform to the Master
Signage Program prepared by the GNU Group for Grafton Station.
In addition to the master signage program, buildings at the
intersection of Grafton Street and Dublin Boulevard will have taller
architectural elements on the corners to announce arrival at Grafton
Station.
A fountain with bubblers and accent lighting will be located in the
sidewalk area between Grafton Street and Pad B.
Site Planting Concept
The landscape concept is expressed primarily through the use of
street trees, which establish a hierarchy of spaces and provide the
much needed shade:
· The parkway on Dublin Boulevard is planted with a staggered
double row of large deciduous trees which continues the
landscape treatment which has already been established.
· Grafton Street sidewalks are planted with the large flowering
Robinias which continues the same tree anticipated from the
northern portion of Grafton Street within the Village Center,
while the median is planted with a smaller flowering accent
tree. The traffic circle has a ring of low shrubs and ground
cover that circle the public art; and possibly a ring of trees.
· Metal tree grates are provided for all trees planted in paved
areas and along street frontages, and are to be a minimum of
6' square.
· The large plaza at the end of Grafton Street is also planted with
a grid of Robinia trees, with water feature, low hedges and
seating for outdoor dining.
· The parking lots have four types of trees - one for shading
cars, one for shading pedestrian walkways, one to mark the
interior ease-west street which divides the main parking lot in
two, and one that marks the vehicular circulation on the
perimeter.
· There are evergreen screening trees and understory shrub
plantings to block the view of the back of Anchor A from the
south and west.
· There are riparian plantings in the bioswale associated with
stormwater management parallel and adjacent to the freeway.
3.
GRAFTON STATION MAIN ENTRY
Intersection of Grafton Street and Dublin Boulevard
Pad B on the south western corner of the Grafton Street/Dublin Blvd.
intersection is set back to provide an "entrance" or a "gateway" to
Grafton Street with a low fountain and signage which is unique
IV-4
Landscape Design Guidelines
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Grafton Station at Dublin Ranch . July 2006
relative to other locations in Dublin Ranch, yet within the consistent
pallette of materials used throughout Area H.
Landscape Treatment
The Dublin Boulevard street tree will continue in front of Pad B to the
corner of Grafton Street, with additional shrubs facing Dublin Blvd.
These additional plantings will be placed to complement the
building's architecture, retail entries and windows.
Paving Materials
Unit pavers on sand with a simple geometric pattern, including 2
contrasting but subdued colors, will match the paving used
throughout the main shopping areas. The entry band of enhanced
paving, consisting of matching unit pavers and concrete restraining
edges will be used at the intersection of Dublin Boulevard to serve as
a threshold leading into Grafton Station.
(See Grafton Street Enlargement Sheets 1 and Z and Entry Plaza
Enlargement Sheet for further information on Grafton Street)
4.
GRAFTON STREET LANDSCAPE
Paving for Sidewalks and Crosswalks
Grafton Street will have a 12' minimum wide sidewalk with the face
of buildings typically located at the back of the sidewalk. In some
locations, the buildings will be located further than the 12' minimum
from the back of curb. Sidewalks along both sides of Grafton Street
will be paved with the same 2 color concrete unit pavers from back
of curb to the face of the buildings, as will adjacent courtyards,
crosswalks, and a collar around the traffic circle.
Crosswalks paved with concrete unit pavers and concrete restraining
edges are located at all of the intersections on Grafton Street
providing pedestrians with connections to retail buildings as well as
adjacent Campus Office uses and the Water Quality T reatrnent
Basin.
Planting
In order to connect with Grafton Street north of Dublin Boulevard,
Grafton Street is planted with the same deciduous, flowering
Robinia 'Idahoensis' street tree at approximately 30' on center, in
cast iron tree grates. In areas where the building face is further
from the back of curb than the 12' minimum, there will be
additional pots and/or planters with shrubs and ground cover.
The landscape median that divides the north and south bound travel
lanes on the first block of Grafton Street will be planted with a
smaller flowering accent tree, with low shrubs and ground cover.
(See Recommended plant PaleRe on the Overall Key Plan.)
IV - 5
landscape Design Guidelines
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Grafton Station at Dublin Ranch . July 2006
Site Amenities
Furnishings and colors shall be standardized throughout Grafton
Station. Bicycle racks, trash receptacles and benches shall be used
at building entries in a similar style as other such street furnishings
at the Village Center across Dublin Boulevard.
Lighting standards along Grafton Street and the two entry streets
between Pad buildings shall be the some as used on Grafton Street
north of Dublin Boulevard in the Village Center. Fixtures shall be
100 watt metal halide on a 1..4' pole with a single luminaire
mounting arm. Fixtures shall be spaced at 60' - 90' on center and
aligned in pairs instead of staggered along the street.
5.
PLAZA AND TRAFFIC CIRCLE AT SOUTH TERMINATION OF
GRAFTON STREET
Plaza at Pads E-1 and E-2
At the end of Grafton Street is the large shaded plaza on the north
side of building E- 2 which fronts onto the traffic circle and
terminates Grafton Street. It is large enough to relate to the scale of
the traffic circle, and is also divided to make smaller areas for
outdoor dining, pedestrian circulation and casual seating with a
fountain and low hedges.
Paving Materials
Paving materials may be a combination of concrete unit pavers and
colored, sandblasted concrete to match other Grafton Station open
spaces.
Planting
Low shrub plantings at the southern edge of the traffic circle provide
a screen between the plaza and autos on Grafton Street. A bosque
of large shade trees in cast iron tree grates provide a cool, leafy
space for outdoor seating.
Amenities
A series of connected water features with bubblers and accent
lighting will be located in the plaza, and will be similar in design to
the fountain in the entry plaza at Grafton Street and Dublin
Boulevard. With the plaza's proximity to 1-580 to the south, the
water feature's design should include jets and bubblers that will
mask some of the highway noise for plaza users.
A massive concrete, wood and steel trellis is suggested in four
locations around the traffic circle. This trellis will help to define the
traffic circle at the end of Grafton Street, and provide an additional
layer of separation between the plaza and Grafton Street.
IV - 6
Landscape Design Guidelines
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Grafton Station at Dublin Ranch · JulY 2006
Public Art
Public Art will be located in the center of the traffic circle at the
termination of Grafton Street on an elevated platform. The
landscape concept will be designed to work with the public art, and
may be surrounded by a ring of large trees.
(See Traffic Circle Enlargement Sheet for further information.}
6.
ENTRY STREm TO PARKING LOTS
Street Design Concept
The northern entry street off Grafton Street that divides Pads C - 2
and D, and extends into the parking lots between Anchor A and
Pad A will consist of one travel lane in the west-bound direction and
two travel lanes in the east-bound direction. A landscape median is
located between the two directional lanes. As this is a significant
access point, the Pad buildings have a generous 20' wide minimum
sidewalk to separate cars from buildings, and to provide
opportunities for pedestrian circulation and for retail uses at Pad D
to spill out onto the sidewalks.
The southern Entry Street that connects the traffic circle with the
Anchor A parking lot will consist of one 12' wide travel lane in each
direction of travel. This road divides the Pad buildings D and E-1
along Grafton Street and both sides shall have extremely wide
sidewalks to encourage retail uses from Pads D and E-1 to spill out
onto the sidewalks.
Planting
The predominant feature of both entry streets are the double rows of
evergreen street trees with low shrubs and seating. Trees are
planted in metal tree grates at approximately 20' on center. The
large areas from building to back of curb allow for layers of
landscaping to define smaller scaled spaces for outdoor seating,
dining or shopping.
In order to define the northern entry street as it extends west past
Grafton Street Pad buildings to divide the two parking lots for
Anchor A and Pad A, a wide planting island is proposed on both
sides of the street to be planted with a large accent tree at
approximately 40' on center, with medium height, evergreen shrubs
to screen parked cars in adjacent lots.
Paving Materials
Sidewalks along entry streets will be paved with the same concrete
unit pavers from back of curb to the face of the retail buildings to
match sidewalks along Grafton Street. Crosswalks located at all of
the intersections along both entry streets shall be paved in concrete
unit pavers to match sidewalks with concrete restraining edges.
IV -7
Landscape Design Guidelines
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Grafton Station at Dublin Ranch . JulY 2006
Lighting
Lighting standards along Entry Streets between Grafton Station Pad
buildings shall be the same as what is used on Grafton Street.
Fixtures shall be 100 watt metal halide on a 14' pole with a single
luminaire and mounting arm. Fixtures shall be spaced at 60' - 90'
on center and aligned in pairs along both sides of the street instead
of staggered along the street. Fixtures in the landscape median
shall be 100 watt metal halide on a 14 pole with double luminaire
and mounting arms. Light Poles shall be painted to match other site
furniture within the Grafton Station Project Site.
(See Entry Street Enlargement Sheets 1 and 2 for further
information.)
7.
PARKING LOTS
Parking Layout
Parking spaces in both lots are laid out with a repeating module of
three standard sized spaces adjacent to two compact spaces.
Parking spaces include the City of Dublin standard parking space of
9' wide by 20' deep, a compact parking space of 9' wide by 17'
deep, and a handicapped parking space of 9' wide by 20' deep
with a striped loading zone of at least 5' wide by 20' deep.
Parking spaces in both lots take advantage of a 2' overhang into a
landscape planting island. This allows for less paving, more
landscape, and a more efficient parking lot layout.
Landscape Treatment
Each of the landscape planters adjacent to pairs of compact spaces
is at least 16' wide and 10' deep and is planted with a large
deciduous canopy tree, shrubs and ground cover. Landscape
planting islands are bordered with Hush concrete curbs on all sides.
Where islands abut parking spaces, a 6" raised concrete curb
extend across half of each parking space to act as a wheel stop,
and to allow parking lot runoff to be filtered by the planters. The 6"
raised concrete curbs are also located on the outside edge of all
landscape planting islands facing the vehicular drive aisles.
Each parking aisle is terminated with a 36' long landscape planting
end island planted with two large accent trees, shrubs and ground
cover. There are also unique, enlarged landscape planting islands
through both lots, which are more heavily planted with trees, shrubs
and ground cover plantings to modulate the scale of the parking lot.
Along the southern edge of the parking lot serving Anchor A, there
are enlarged landscape planting areas at the termination of drive
aisles that run in the north-south direction. These planting areas will
be planted with large scale evergreen trees which will eventually
accent the southern edge of the lot and soften the views for
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Grafton Station at Dublin Ranch . JulY 2006
(See Parking lot at Dublin Boulevard Enlargement Sheet,
Handicapped Parking enlargement Sheet, and Parking lot
Enlargement Sheet for further information.)
Parking Lot Lighting
Parking lots shall be lighted with both single and double 180 degree
mounted fixtures on 30' high poles. Fixtures shall have double
tension mounting arms. Lights will be 400 watt super metal halide.
Fixtures are approximately 80' apart and placed in each parking lot
parking aisle and in locations around parking lot perimeter. Light
poles shall be painted to match other site furniture within the
Grafton Station Project Site.
Paving Materials
Parking lots are to be paved in asphalt and striped per City design
standards. Handicapped parking spaces, loading zones and
crosswalks are improved at building entries with unit pavers with
concrete restraining edges to define autocourt areas to slow traffic
and improve parking lot appearance.
Pedestrian Connections
Each parking lot in the Grafton Station Project Site will have at least
one 16' wide landscape planting aisle that contains a 5' wide
concrete pedestrian walkway connection running its entire length.
This connection serves to connect Anchor A and Pad A to the Pad
buildings along Grafton Street. These connections encourage users
to navigate the entire Grafton Station development on foot instead
of in a vehicle.
Each pedestrian walkway connection is to be colored sandblasted
concrete. Walkways are lined with shrub and ground cover
plantings as well as a double row of medium-sized evergreen
accent trees. Two in-ground up lights shall be placed to accent each
tree along Pedestrian Connections.
(See Materials list for more information.)
8.
PLAZA AT PADS BAND C
Design Concept
The primary outdoor plaza space for the site is at the interior sides
of Pads Band C-1. It will have seating and outdoor dining space
shaded by trees and wood and steel trellises. A series of connected
water features with jets and lighting will serve as the focal point of
the plaza, and will be similar to the fountain at the comer of
Grafton Street and Dublin Boulevard.
The plaza will tie in with pedestrian circulation along the retail
storefronts under the building arcade which fronts the plaza. Entries
IV - 9
Landscape Design Guidelines
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to the Pad buildings will be Ranked by large potted plants. Benches
will be provided throughout the plaza, under architectural arcades
and along pedestrian passages between Pad buildings. Shade
trees in metal tree grates provide a buffer between the plaza and
the adjacent parking lot.
Paving Materials
The main triangular seating area is defined by colored concrete with
sandblast finish, and is surrounded by the same unit pavers in 2
colors to match those used throughout.
(See Plaza at Retail Pads 8 and C Enlargement Sheet for further
information.)
9.
RETAINING WALLS
Design Concept
Retaining walls are necessary in three locations and shall be of
similar design. One retaining wall is necessary on the southwest
corner of the site because the loading dock and truck turnaround at
Anchor A is at a different elevation than the grade at the adjacent
property line. Similarly, a second retaining wall is necessary along
the southern edge of the Anchor A parking lot because of the grade
difference between the parking lot and the proposed bioswale that
parallels Northside Drive and 1-580 to the south. A third retaining
wall is necessary along the delivery truck entry that runs behind Pad
A because of a grade difference between the delivery entry and the
western property line.
Dimensions
The three retaining walls are of similar design. The wall at the
southwest corner of the site will be approximately 78' long. It shall
vary in height from approximately 2' high to approximately 4' high.
The wall at the southern edge of the parking lot at Anchor A and
roughly aligns with the length of the bioswale will be approximately
234' long. The wall will have a break at the vehicular connection
between the parking lot and Northside Drive. It shall vary in height
from approximately 2' high to approximately 6' high and will
extend an additional 24" above the finish grade of the adjacent
parking lot along its whole length. This wall's design will include an
ornamental steel railing because of its proximity to pedestrian
traffic.
The third retaining wall located along the delivery entry drive will be
approximately 550' long. It shall vary in height from approximately
2' high to approximately 8' high. This wall's design will include an
ornamental steel railing because of the height of the wall and its
proximity to vehicular traffic.
IV - 10
Landscape Design Guidelines
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Grafton Station at Dublin Ranch . July 2006
Retaining Wall Design and Materials
Retaining walls have poured concrete columns located at 18' on
center and at the ends of the retaining wall. The bases of columns
shall be approximately 18" wide and 24" thick, and shall step in at
the top, to accept a continuous horizontal concrete cap or bond
beam. Columns include formwork recesses and reveals to create
shadows in selected areas. The poured concrete columns on the
retaining wall shall match the other materials in the wall in color
and finish. Between the concrete columns, the retaining wall has
stacked 4" high x 8"x16" colored concrete blocks with a slight
batter (2%). Concrete blocks and cap shall be consistent in colors
and finish as other materials in the Grafton Station Project Site.
There will be an ornamental painted steel guardrail on top of the
wall paralleling the bioswale that extends 18" above the masonry.
The guardrail shall consist of panels of evenly spaced, steel
members at 4" apart, with intermediate steel posts 4'-6" apart.
Steel guardrails are attached to concrete column extensions. Metal
railings are to be painted to match other metal site furnishings.
(See Retaining Wall Enlargement Sheet for further information.}
10.
BIOSWALE LANDSCAPE
Stormwater Management
The Grafton Station development shall include a Water Quality
Treatment Bioswale on the southern edge of the Grafton Station site,
between the Anchor A parking lot and the existing Northside Drive.
The purpose of the bioswale is to treat the stormwater runoff from
the entire project before conveying it into the adjacent Water
Quality Treatment Basin. Storm water is directed to the bioswale
and is allowed to slowly travel its length. As water travels, it is
absorbed into the ground where it is "treated" by slowly percolating
through the plants and earth. This is an alternative to a more
traditional method of simply directing water into catch basins and
directing it off-site in pipes. After treatment, water is piped into the
adjacent Water Quality Treatment Basin.
Dimensions
The bioswale is approximately 234' long and have a Rat bottom
that is approximately 21' wide. The sides of the swale shall have a
slope not exceeding 2:1.
Materials
The Bioswale shall be constructed of existing soil. The flat bottom of
the swale shall be planted with rushes and sedges that will tolerate
wet conditions much of the time. The sides of the swale shall be
planted with riparian/native trees, shrubs and vines in informal
arrangements.
IV - 11
Landscape Design Guidelines
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Grafton Station at Dublin Ranch . JulY 2006
11. OWNERSHIP AND MAINTENANCE OF THE GRAFTON
STATION PROJECT AREA
Grafton Street will be owned and maintained by a master property
owners association (POA) comprised of Grafton Station property
owners and other Area C property owners. This specifically applies
to the area between the back of curb on each side of the street,
including landscaped medians, traffic circle, crosswalks, special
paving and landscape elements. It is envisioned that the future
collector street extending east from the traffic circle at the Grafton
Street terminus that will loop through Area C and return to Dublin
Boulevard will also be POA owned and maintained. The street
lighting system on Grafton as well as the future streets comprising
the loop street system that returns to Dublin Blvd. will be owned and
maintained by the POA. Utility and access easements related to
Grafton and other loop streets will be provided to the City and
DSRSD as required.
The two east-west streets connecting the main on-site parking lot to
Grafton Street will be owned and maintained by a separate sub-
association of the POA. In addition, the sub-association will own
and maintain all common area parcels outside of the footprints of
the Conventional Retail & Commercial buildings (Pads B - E),
including all sidewalk and landscape areas between the back of
curb and the building face along Dublin Blvd. and Grafton Street.
This will specifically include sidewalks, plazas and paseos; street
trees and other landscaped areas; irrigation systems; water features;
benches, trash receptacles and other street furniture; on-site signage
and walkway and landscape lighting systems.
The bioswale area that extends along the south end of the main
parking lot will be located within the Anchor A parcel but will be
maintained by the POA sub-association for Grafton Station since it
provides required water quality treatment for all of the Grafton
Station landowners. This will include the retaining wall and fence;
drainage piping and structures; and all landscaping associated with
the bioswale.
IV - 12
Landscape Design Guidelines
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Exhibits:
Sheet L-1
Detail Sheet 1
Detail Sheet 2
Detail Sheet 3
Detail Sheet .4
Detail Sheet 5
Detail Sheet 6
Detail Sheet 7
Detail Sheet 8
Detail Sheet 9
Detail Sheet 10
Detail Sheet 11
Detail Sheet 12
Detail Sheet 13
Materials List
(<:6 -z..
Grafton Station at Dublin Ranch . JulY 2006
Overall Key plan
Grafton Street Section (at first block)
Grafton Street Section (at second block)
Traffic Circle Enlargement
Entry Comer Enlargement
Open Space Enlargement (at Pads Band C-1)
Entry Street Section (at first block)
Entry Street Section (at second block)
Parking at Dublin Boulevard Enlargement
Parking Lot Enlargement
Handicapped Parking Enlargement
Retaining Wall/ Bioswale Enlargement
Retaining Wall Detail
Landscape Screening Enlargement
IV - 13
Landscape Design Guidelines
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( ------,
,.. ~~'.~' . .
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PAD-A
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FUTURE
CAMPUS OFFICE
DEVELOPMENT
I
.OVERALL KEY PLAN
E9z
v
NOTE: RETAIL PAD BUILDING OUTUNES SHOWN
WITHIN THE GENERAL COMMERCIAl PARCELS
ARE CONCEPTUAL ONLY. ACTUAL DESIGN AND
LAYOUT MAY DIFFER FROM THAT SHOWN HERE.
REFER TO STAGE" PO DEVELOPMENT PlAN
(SHEET PO-l) FOR BUILDING ENVELOPE
lOCATIONS.
KEY
I r-.. STREET SECTION CUT. SEE
~ ~=:g":~~~~OR
(~ - -1 OETAll AREA. SEE
I I CORRESPONDING EXHIBIT FOR
\ J DETAIL PlAN
---0
LEGEND
o
c:=:::J ASPHAlT PAVING
[[]I[]) ~~:ETE PAVING WI SANDBlAST
f:IEEjJ ~~~~~:s
EJ flX2f1 HANDICAP PARJ()NG SPACE
U 9'X15' COMPACT PARKING SPACE
TI 10'X2f1 CONTRACTOR PARKING SPACE
=:J 9'X2O' STANDARD PARKING SPACE
SlGNAGE, SEE MASTER SIGNAGE
o PROGRAM PREPARED BY GNU GROUP
FOR SPECS. AND EXACT lOCATIONS
PARKING lOT LIGHTS, SEE SHEET t-7
AND UTJUTY PlAN FOR SPECS. AND
EXACT LOCATIONS
UPUGHT
:3 CART CORRAl
PLANT PALETTE
~ ntEESALONG Dn'fn' DfmIETO ANCHORS.W8OX:
Laf9tJ~.-.rT...
QUERCUS~ SlluIIIllrnl.JveOall.
o ~~~~:-.-:::-
~ ~~-=T_ _w..Oo>
~ PEDESl'RWt CONNECTION TREES. "!lOX
\:..1 ~~T'" FftaII8s8OiwTree
0. .. ENDOFDfhVEAI8lEACCEHI'TREES-3I"8OX:
E~~1I88
O N;N>A""-"""",,, --
. PlAZANEAACCSffTREES-24'8OX:
E-.-_
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SCAUNIIIG SHRUBS. fa GM...::
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MVRTUS COMMUNIS Myrtte TI98
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COTONEASTStOMNERl'l.C:Mf'ASI" @M'o.c.
auG€IION~FI.EA8NE fil18'O.C.
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3N OLWETER D.G. MlJU;H IN INTEAIOR ISLANDS UNDER CAR OVERtWiGS
R1PAItIM! BlO&WALE &AHK PI.Nff1NG,
SEE AECClWMENOEO~PAlET1'E ON SHEETl1.5
llfOSWAI.E EIOTTOlII PI..AN1W'tG:
SEE FlECONMB<<lEO PLANT PALETTE ON SHEET L1.5
tt,
/;RAFTIIN m SHTlII~
A T
DUBLIN
RANCH
Dublin, California
REV I S ION S:
DESCRII'TION DATE
CITY SUBMITT At 031151U6
CITY RE.SUBMITT AL 05/10/06
CITY RE.SUBMIITAL 07111106
PROJECT NUMBER:
SCALE:
DATE ISSUED:
16034.13
1~=6O'.()"
MARCH 2006
STAGE 2
PLANNED
DEVELOPMENT
REZONE
OVERALL
KEY
PLAN
gls
Archileclu""
Landscape
ArchilectuJe
26n MIssion SIreeI #200
San Frandsco, CA94110
voice41512853614
facsimile 4151285 3624
e-mai gls@glsarch.com
SHEET NUMBER:
L-1
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a.
I
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SIDE BOUND
I WALK LANES
S E C T 10 N
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3 NORTH
BOUND
LANES
MIN.
SIDE
WALK
\~'1
GRAFTON STREET TREE IN
TREE GRATE, TYP.
14' POLE LIGHT STANDARD,
TYP. SEE MATERIALS LIST
MEDIAN LANDSCAPE ISLAND
wi MEDIUM ACCENT TREES,
SHRUBS AND GROUND
COVER
STREET TREES AND SIDEWALK
DIMENSIONS SHOWN FOR DESIRED
DESIGN INTENT. EAST SIDE OF
GRAFTON STREET TO BE
CONSTRUCTED WITH FUTURE
CAMPUS OFFICE DEVELOPMENT
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~AIL ENTRIES. TYP.
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PHALT, TYP.
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TYP.
SEE
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MIN.
P LAN
J ,',,' MIN. METAL TREE
} GRATE, TYP.
12'-0"
MIN.
GRAFTON STREET SECTION
EB
SCALE: 1 "=20'-0"
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GRAFTON STREET TREE, TYP.
14' POLE LIGHT STANDARD,
TYP. SEE MATERIALS LIST
STREET TREES AND
SIDEWALK DIMENSIONS
SHOWN FOR DESIRED
DESIGN INTENT. EAST
SIDE OF GRAFTON
STREET TO BE
CONSTRUCTED WITH
FUTURE CAMPUS
OFFICE DEVELOPMENT
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MIN. ON-STREET TRAVEL ON-STREET MIN.
SIDE DIAGONAL LANES DIAGONAL SIDE
WALK PARKING PARKING WALK
SEe T I 0 N
SIDEWALK PAVED Wi
CONCRETE UNIT PAVERS, TYP.
GRAFTON STREET PAVING TO
BE CITY STANDARD ASPHALT.
TYP.
GRAFTON STREET TREE, TYP.
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21 ' -0"
14. POLE LIGHT STANDARD,
_I . TYP. SEE "ATERlAlS LIST
J2'-O-J
MIN. EB
j,
24' -0"
GRAFTON STREET SECTION
SCALE: 1 "=20'-0"
-------------------
F U T U R E
CAMPUS OFFICE
D EVE LOP MEN T
PAD D
SHRUB AND GROUND COVER
PLANTINGS, TYP.
BENCHES. TYP.
SIDEWALKS PAVED wi
CONCRETE UNIT PAVERS. TYP.
IN
I G AREA, TYP.
PAD E-2
P LAN
SCALE: 1 "=20'~O"
EB
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TRAFFIC CIRCLE ENLARGEMENT
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TYP. SEE MATERIALS LIST
WATER FEATURE WI
BUBBLERS AND LIGHTS
LARGE POTTED PLANTS AT
RETAIL ENTRIES, TYP.
SOUTHBOUND MEDIAN NORTHBOUND
LANES LANES
I
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SECTION
I
GROUNDCOVER PLANTING,
TYP.
DUBLIN
I
FLUSH PLANTER WI SHRUB
AND GROUND COVER
PlANTINGS, TYP.
SIDEWALK AND ENTRY BAND
UNIT
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14' POLE LIGHT STANDARD,
TYP. SEE MATERIALS LIST
ELEVATED WATER BASIN WI
BUBBLERS AND LIGHTS
I
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LARGE POTTED PLANT, TYP.
LOW PLANTlNGS IN FRONT
OF WATER FEATURE
I
PAD
B
I
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MEDIAN
I
COVERED WATER COURSE
FLUSH REFLECTING POOL
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PAD
C - 1
E9
SCALE:l"~20'-O" 0
ENTRY CORNER SECTION
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PAD B
DIRECTIONAL SIGNAGE, SEE MASTER SIGNAGE
PREPARED BY GNU GROUP
COVERED WATER
COURSE, TYP.
FLUSH
REFLECTING
POOL
ELEVATED WATER
BASIN WI
BUBBLERS &
ACCENT LIGHTS
TABLES &
CHAIRS FOR
OUTDOOR DINING
BENCH AND
PLANTING
POCKET AT
TRELLIS POSTS,
TYP.
PAD C - 1
COLORED CONC.
PAVING wi
SANDBLAST
FINISH, TYP.
BENCHES, TYP.
BUILDING
CANOPY, TYP.
WOOD AND
STEEL TRELLIS,
TYP.
c c
ICO CRETE PEDESTRIAN
CONNECTION
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SHRUBS AND GROUND
COVER PLANTINGS, TYP.
14' POLE LIGHT STANDARD.
TYP. SEE MATERIALS LIST
MEDIAN LANDSCAPE ISLAND
WI MEDIUM ACCENT TREES,
SHRUBS AND GROUND
COVER
IN
N
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20'-0"
20' -0"
MIN.
2 LANES
INGRESS
LANE
MIN.
SECTION
fLUSH PLANTERS Wi
SHRUBS AND GROUND
COVER PLANTINGS, TYP.
14' POLE LIGHT STANDARD,
TYP. SEE MATERIALS LIST
ENTRY STREET PAVED
Wi CITY ASPHALT
SIDEWALK PAVED WI
CONC. UNIT PAVERS,
TYP.
a..
N
o
u
o
oc{
a..
20'-0"
MIN.
12' -0" 12'-0" 8' -0"
" " ~ "
'" '" '" '"
2 EGRESS
LANES
16'-0"
20'-0"
./
'"
.(
INGRESS
LANES
-'
MIN. '"
SCALE: 1 "=20'-0"
G
@
P LAN
ENTRY STREET SECTION
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A N C H 0 R A ~~~
PARKING LOT~
LARGE ACCENT TREE
ALONG ENTRY ROAD IN
ENLARGED LANDSCAPE
PLANTING ISLANDS, TYP.
SHRUB &. GROUND
COVER PLANTINGS TO
SCREEN PARKED CARS
LOT
"IElI
18'-0"
30' -0"
18'-0"
ST ANDARD
PARKING
STALL
TYP.
14'-0":1:
LANDSCAPE
BUFFER
ENTRY ROAD
14'-0":1:
LANDSCAPE
BUFFER
STANDARD
PARKING
STALL
TYP.
SECTION
+t
o
~~ ~
\)
\)
POLE LIGHT STANDARD,
TYP. SEE MATERIALS
LIST
a..
>-
o
"<t
+ + + +
+ + +
+ + + +
+ + +
+ + + +
+ + + +
+ + + +
+
STANDARD PARKING
STALL, TYP.
COMPACT PARKING
STALL. TYP.
A N C H 0 R A
PARKING
LOT
PAD A
PARKING
LOT
18' -0"
30'-0"
14'-0":1:
18' -0"
SCALE: 1 n=20'-0"
G
(j)
P LAN
ENTRY STREET SECTION
I
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5' -0"
f 24'-0" ~8'-0",
LANDSCAPE
MULCH ONLY BIKE DUBLIN
LANE BLVD.
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INTERIM LANDSCAPE CONDITION
PAD A
PARKING LOT
I
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~12~IN.0'HO'-OH
LANDSCAPE SIDE PLANTING BIKE DUBLIN
BUFFER WALK STRIP LANE BLVD.
-f 18'-0"
STANDARD
PARKING
STALL TYP.
SECTION
l ~ \
SINGLE ROW OF TYPICAL LARGE
DECIDUOUS DUBLIN BOULEVARD
STREET TREES INSTALLED AS INTERIM
LANDSCAPE TREATMENT.
LANDSCAPE MULCH APPLIED FROM
BACK OF CURB TO RIGHT OF WAY
LINE AS WEED DETERENT AS INTERIM
TREATMENT
ALTERNATING DOUBLE ROW OF
TYPICAL LARGE DECIDUOUS DUBLIN
BOULEVARD STREET TREES TO MATCH
LANDSCAPE TREATMENT IN OTHER
SECTIONS OF DUBLIN BOULEVARD
SHRUB & GROUND COVER
PLANTINGS TO SCREEN PARKED
z CARS
-0
....I>
ID....I
::lID
o
+ + + +1
+ + +
+ + + +
+ + +
+ + + +
+ + +
+ + + +
+ + +
+ + + +
+ + +
+ + + +
+
LANDSCAPE BUFFER
~ ALTERNATING DOUBLE
ROW OF TYPICAL LARGE
DECIDUOUS DUBLIN
BOULEVARD STREET
TREES TO MATCH
LANDSCAPE TREATMENT
IN OTHER SECTIONS OF
DUBLIN BOULEVARD
I
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PAD A
P A R KIN G L 0 T
C)
C)
18' -0"
12'-0"
P LAN MIN.
FINAL LANDSCAPE CONDITION
10' -0" 8' -0"
BIKE
LANE
DUBLIN
BLVD
z
-0
....I>
ID....I
::lID
o
COMPACT PARKING
STALL. TYP.
STANDARD PARKING
STALL. TYP.
PARKING AT DUBLIN BOULEVARD
SCALE: 1 "=20'-0"
G
131 It: I 1"'"
15' -0" 15'-0" 15'-0" 24' -0" 15'-0" 0'-0' 15'-0" 24' -0" 15' -0" 1 0' -0' 15'-0" 24' -0" 22' -0"
COMPACT PLANTING COMPACT DRIVE AISLE COMPACT PLANTING COMPACT DRIVE AISLE COMPACT PLANTING COMPACT DRIVE AISLE COMPACT WALK wi COMPACT
PARKING PARKING PARKING PARKING PARKING PARKING PARKING PLANTING PARKING
SPACE SPACE SPACE SPACE SPACE SPACE SPACE SPACE
SECTION / 6" RAISED CONCRETE
CURBI WHEEL STOP,
+ + + + TYP.
+ +
+ + + +
+ + + fLUSH CONCRETE CURB,
+ +
+ + TYP.
+ +
+ +
TREE UPUGHT - 2 PER
TREE AT PEDESTRIAN
C) CONNECTIONS, TYP. SEE
C) C) C) C) C) C) C) MATERIALS UST
C) C) C) () C) C) () ()
CART CORRAL, TYP.
0 a...
I >- PARKING LOT POLE UGHT
l"- I- 5'-6" STANDARD, TYP. SEE
N MATERIALS UST
STANDARD PARKING SPACE,
TYP.
() () C) 0 () C)
I a...
CO >- - COMPACT PARKING SPACE, TYP.
C) () () I- () C)
+
+
n +
~ +
18' -0" 18'-0" 3'-~'-o"1
45' -0" 24'-0" 40' -0" 24' -0" 40' -0" 24' -0" 52'-0" G
PLAN
PARKING LOT SECTION @
SCALE: 1 "=20'-0"
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LARGE CANOPY SHADE TREE, TYP.
END ISLAND ACCENT
TREE. TYP.
MEDIUM FLOWERING
TREES ALONG PEDESTRIAN
CONNECTION, TYP.
5' WIDE CONCRETE
PEDESTRIAN CONNECTION
I
I END ISLAND W /
MEDIUM ACCENT TREE,
SHRUBS AND GROUND
COVER, TYP.
I PAINT STRIPING ON UNIT
PAVERS TO DELINEATE
HANDICAPPED LOADING
I ZONE, TYP.
CONCRETE UNIT
PAVERS IN DIFFERENT
COLOR TO DELINEATE
PARKING STALLS. TYP.
I CONCRETE UNIT
PAVERS, TYP.
I LANDSCAPE PLANTER,
TYP.
g' X 20' HANDICAPPED
I~ , / SPACE, TYP.
I ,g. X 15' COMPACT
/;: I STALL, TYP.
r-- "- ..
I~~~ c c ,
~I I 1/ Y
+ I Y)
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: -:r: ++++++++++..... .0
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1(/)<( I I ++ ++++++++1..
I~!~~ . Wo.. 7 ~:;:= ~ -.7 +++++++ +++.. Lf)
LOU +~.2 +++++++++++0') ......
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<( +j II 1\ + + + + ..
+ + I '.--: /' K\ V I'
~I :-..;t. I) ~1
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1.0 '.) ;0
.- II I 'I A' C C
..
I~ "- y \ , I'
r--'-- LARGE CANOPY TREE.
I~ TYP.
FLUSH CONCRETE
8'-0 ' 27'-0" 18' -0" 18' -0" CURB AT LANDSCAPE
, I; , , , PLANTING ISLAND, TYP.
, , 7;'-0" \ " \ ,
6" RAISED CONCRETE
I CURB/ WHEEL STOP,
" , TYP. (SHOWN SHADED)
, ASPHALT PARKING LOT
I
I
I
I
I
\
\
He PARKING ENLARGEMENT
l&r3;.
LANDSCAPE PLANTING
o
I
LO
-.;t
PAVING, TYP.
FLUSH CONCRETE
CURB, TYP.
HC PARKING SIGNAGE.
SEE MASTER SIGNAGE
PLAN PREPARED BY
GNU GROUP, TYP.
POLE LIGHT STANDARD.
TYP. SEE MATERIALS LIST
C)
@
SCALE: 1 "=20'-0"
I
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IELEVATION
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to,~
RECOMMENDED BIOSWALE
PLANT PALETTE
BIOSWALE, SEE PLAN BELOW FOR
LOCATION AND DIMENSIONS
PAINTED STEEL RAILING, TYP.
LARGE RIPARIAN/ NATIVE TREES IN
BIOSWALE AREA. TYP.
FINISH GRADE OF PARKING
LOT BEYOND, TYP.
POURED CONCRETE
COLUMNS. TYP.
CONCRETE BLOCK WALL W/
CONCRETE CAP. TYP.
~~
~;. ;). .r0 ~
2; I~ J.:t Jt~;).
~..... ~; iJh[~
;"'J>.b ~ ~'" ~ s{"V
~.. ~ ;"'t.,b- 0 1:.pA~
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f~ ".~ ~;,~..~
~ ~.
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f~ Q~ f~ Q~~:; Q:~
~<- ~.. ~~-
".Q fi
/.r0~ e
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~; jJJJ)~, ~; iJl..).9 ~ .
f~~f~Q~
~~.. ~L
.r0 J!:~ Jf:~
J.:t"'JJt ~~ ..t Jt~;). ..t ~it;':r.
~ '~~ ~. iJh[~ ~. iJi:l~
~ A . A~ b~
{J.~ 0.' () 0.' ()
!:",.. Q~, ~ (;t ". <;7 f::,.. ", . <;7
<>!t{
.Q
Cjj RIPARIAN & NATIVE TREES - 48" BOX:
CALIFORNIA SYCAMORE Platanus racemosa
CAUFORNIA LIVE OAK Quercus agrifolia
VALLEY OAK Quercus lobata
~ ELDERBERRY Sambucus mexicana
TREE PLANTING, SEE RECOMMENDED
Q9 PLANT PALETTE ON SHEET L-'
~::::::::::::::::: :1 SEE RECOMMENDED PLANT PALETTE ON
-:. :-:-:-:-:.:-:-: SHEET L-2
........ .
PARKING LOT POLE STANDARD,
TYP. SEE MATERIALS LIST
~ ~ ~ ~ //,/1 GRASSES & SHRUBS AT BIOSWALE SIDES, 5 GAL:
r i' /?' i" 0/1 BLUE WILD RYE Elymus glaucus
/ / / CALIFORNIA BROME Bromus carinatus
CALIFORNIA WILD ROSE Rosa califomica
COFFEE BERRY Rhamnus ca/ifornica
CREEPING WILD RYE Leymus triticoides
DEER GRASS Muhlenbergia rigens
MEADOW BARLEY Hordeum brachyanterum
RED FESCUE Festuca rubra
PURPLE NEEDLE GRASS Nassella pulchra
TOYON Heteromeles arbutifolia
Ja':"o_ci
TYP.
~
NEW CATCH BASIN AT END OF
BIOSWALE
I
L
U~
I "jjlJ ~
) -:-::.:X' Jh
VEHICULAR\~ ~.~~.~. :~/,~~~/'~W)~~~~// ~ N~~.}:_
ACCESS I~~ / V'i /. / ~.// ~//':.~x/ / ~ ~%; // / / . .....
1/ /// '\./ /~/ //./ / ~~y/~/ <.,E/~ ./ //~~~..<<""'"
30'-0":t ,;:/ ~ /~// o~P.? / / / / / / / / //~ / / /",^",,/ / /,/ ~::.;.-:.;.;.
1/.... it.. .... 'l//. ~/: /, .... //;/////;/ .... .... "./ '/'.... ,;. .......
WIDE ~ / /.... ~ ~~/::'/ V~,f>/ /~/ /~i /~~/ /~ //'::::::::::.
TYP v~~ r/,.~,~ /..10// %///'>:St,~~~/.~//? /~///// 'y//;/.-;/// :::>:.':::
. "V.l.... //JIttPC/'lYJ./~V/(~ ,,/..../"" .... r..--:...... ~/. /~/ ~~ .,.<-:.'.
o 'I '" .<, ~ / ~//'<VFA " / / ~ / /~//"" /xv,//. / ......-:.
""} ~ ~ '" '" '" F ,7Ct'A / / / //-1 / / /,/,'> ///7/~ . ....
~ >V '" wr '" ~ ~ '" V",U", I l',./'W .... ~/ ~///// -:::: -:::.
w '" ~--, '" ~ '" L} -:'-'""\....,--.:>.- "" ""~/~/// ,,:-:.-:.':-:
'" ..". \If..". '" '" .." '" +-J"tf '" "V&.ol' "" '" ..... ",,;........,, ...."',/ "::::'., <:::
I ..v '" '" "'...... ~:- '" '" \V >/....'" ........:. "
w ... '" '" '" '" :s. oJ..U . '" '" r// .... .<.......<...
'" '" >&- '" ",> 0 a: ... '" '" ' ./~ /...... ,',
'" '" '" '" (/) i ~>- 'IV ~ "..... ....
'" \Ir '" '" ... '" ... ... '" '" '" _,-0 ~",3: ~ '" '" '" '" 'I' ,; ; ""::::."<.:::',:.':.:
'" 'V '" '" '" '" "'en ~... 'oJ, '" ,/ /......:.. .....
~;b'~?MX::~?M~~~?0."'/...J~~"'~//~"'~~~... :;~~)r_
~/ :X~~~y~: .... .... ...." ///// /~.... ~ ~0/;:1>::>...........
,; '" " ... ,/ .... " ,/ .... ....,/ '/" ~ ~ "'bl"" \"'S/-P;"........ . .
. /' .... .... ..../ ,/ '" / '" " ,/ /. '" ~/ " / '""',............:.....
" "" """"""~;""""" "Q<< ,,~:......+..<++.
, " ,,",,",," " " " ,,",,",," " "~" "" y/,./".. ~." :.:.:.........:-
/ ,//~/;;;;;;;;//;;;;~;~~~~~~j))j))))!J
/ / / / / j.(ZXZ/:'/:'~/%M?<:::::::::
/ / ~/::::::::<:l
\
PARKING LOT SIGNAGE, SEE
MASTER SIGNAGE PROGRAM
PREPARED BY GNU GROUP
t>;; 000 0 ~ J 6' OIA. RIVER ROCK MULCH MORTARED
~ 0 ~ 0 ~ 0 ~ ~ INTO 4" CONC. SLAB
~
~X~
tJl""i1:::::.;.. .
^: ~~ > ;. '%f;;i&;~ >;. "./;~~);~iJ,;;.. ~~~
./~/ ~ /a(~/~' "'~ '" :~~~/~/~/tf"; , ~; /~;~ ~~
.//// /<;-~ ,\~ ~"'.. ~ .. "'\"" '" .. ~~'" "'~. '" ~ ~t:7(/. /...."'/ /",
",," ~ 3-. ""'~,Ai \' v'W 'W 'W "'- 'W 'W W ~..... ~ 'W 'W ....- e "..... .......... ..... '"
'ffi:/ / ~""' '" .. - "-... S '" j '" ... '" '" ,
"?1t"~7"'''''''''''''''''''''''''''-''''''''' ""'", '" ",'"
..... ..... ..... ..... ..... ..... w ..... ..... ..... ..... ..... .
~ ~ w .............................. w '" \............... ..... .......... ..... ..... .......... ..... .....
:r./. "'-- ..... w ..... ..... w .......... w ..... w..... .............................. 'W.....
, "/ -/ "y /. ''/ ..... ..... 'W ..... ..... ..... .,\ .................... ..... .....
~.'/./ '////~~~////;;/-" "'.., , ., '" '" '" '" '" '" '" '"
~ / / / / / ~/,%.~ :-~~~~~~A/%'7'h '" '" '" '" '"
t#_::::_~~~~,
/ / / / /0~~/~Z~
· .. . · . f" ;....:.:.... ."
\ BIOSWALE AREA, TYP.
--- - _ RIPARIAN AREA, TYP.
t '" .. '" .. .. i
RUSHES/ SEDGES FOR THE BOTTOM OF
BIOSWALE. 5 GAL.:
SPIKE RUSH Eleocharis macrostachya
SANTA BARBARA SEDGE Carex barbarae
SLENDER SEDGE Carex praegracilis
COMMON RUSH Juncus effuses
SOFT RUSH Juncus patens
RUSH Juncus siphenoides
I
P LAN
-
-
N
ffi
SCALE: 1"=20'-0"
RETAINING W ALL/ BIOSW ALE ENLARGEMENT
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\q~
PAINTED STEEL RAILING wi POSTS AT 4'-6", TYP. COLOR
TO BE DARK GREENI BLACK TO MATCH OTHER OUTDOOR
MET ALWORK
INTEGRAL COLORED CONCRETE WALL COLUMN WI SANDBLAST
fiNISH AT 18'-0" O.C. TYP.
8" X 8'. CONCRETE WALL CAP, COLOR TO BE
LIGHT BROWN
4" X 16" CMU WALL wi 2% BATTER. COLOR TO
BE .OAK. BY "ANGELUS BLOCK COMPANY"
8"-10" LAYER OF 6'. DIAM. RIVER ROCK
AT BACK OF RETAINING WALL
6'. RAISED CONCRETE CURBI WHEEL STOP EXTENDS LENGTH OF
SOUTHERN EDGE OF PARKING LOT
ASPHALT PARKING LOT PAVING
SECTION
18' -0" TYP.
RIPARIAN SHRUB PLANTING, TYP. SEE
RECOMMENDED PLANT PALETTE ON
SHEET 11
FINISH GRADE OF PARKING LOT
BEYOND, TYP.
4" X 16" CMU WALL
PAINTED STEEL RAILING wi POSTS AT
4'-6.' O.C., TYP. -
NO RAILING ON RETAINING WALLS AT
SOUTH WEST CORNER OF SITE AND
BEHIND PAD A.
8.' X 8.' X 24" INTEGRAL COLOR
~ CONCRETE WALL CAP
~INTEGRAL COLOR CONCRETE WALL
COLUMN WI 1" REVEALS AND
SANDBLAST FINISH AT 18'-0.' O.C., TYP.
~
/ "" "
4' -6"
I / /
4' 6"
- .t
4'-6"
4' -6"
z
w<{
w-'
VlQ..
~o
~~
0::0
<{<{
>0:::
o
ELEVATION
..
I,
I,
RETAINING WALL DETAIL
SCALE:1/4"~I'-O" @
I
I
I
41'-0":t
77' -O":t
...: oJ....':. ...: .:~...... .J .:~.. .:.. ...: o:i." ...... ..: .::..:. oJ ':i'. .".
IJ.: :Q~ PP""
OI',jOOI)
I
I
I
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I
I
I
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I
a
aa
a <>
<>
I
<>
<>
<>
'"
u
(/)0
w:: a..
0:0>-
1-,1-
II)
()
()
()
()
+
+ + +
+ +
+ + +
+ +
+
+
+ + +
+ + +
+ + +
+ +
+ +
I
I
DRAINAGE SWALE, SEE GRADING PLAN PREPARED
BY MACKAY AND SOMPS
PROJECT PYLON SIGN - SEE MASTER SIGNAGE
PROGRAM PREPARED BY GNU GROUP
o Q 0
",,000 l> 1>"
",po " "
o 00
"i;oQ l> 1>"0
",po
POURED CONCRETE AND CONCRETE BLOCK
RETAINING WALL, SEE DETAIL ON SHEET 12
LARGE SCREENING
SHRUBS, TYP. SEE
RECOMMENDED PLANT
LEGEND SHEET L-1
[
MEDIUM SCREENING
SHRUBS, TYP. SEE
RECOMMENDED PLANT
LEGEND SHEET L-1
PARKING LOT PO
LIGHT STANDARD,
TYP. SEE MATE I LS
LIST
SCREENING TREE ,
TYP. SEE
RECOMMENDED P
LEGEND SHEET L
I
LANDSCAPE SCREENING ENLARGEMENT
I
o 00
"i;oo l> 1>"0
",p I> DO
o 00
"i;oQ l> 1>"
",pO 0 I> 0"0
=r:::::
T
SEE RECOMMENDED
PLANT PALETTE ON
OVERALL KEY PLAN
SHEET L-1
LOWE'S HOME
IMPROVEMENT
WAREHOUSE
o 00
"i;oQ l> 1>0
",po 0 I> 0"0
o Q 0
"i;oQ l> 1>"
",po 0 I> 0"0
SCALE: 1 "=30'-0"
l~~
o 00
"i;oQ l> 1>,
",po 0 1>.
G
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Concrete Unit Pavers
Ackerstone- 6"x 12" Precast concrete umt pavers, "pewter" color. shotblast finish.
I
Sidewalks are 60mm thick pavers Installed on sand and asphalt sub-base.
Crosswalks and handicap areas-90 mm thick pavers installed on sand and
concrete sub-base.
I
All pavers to be installed running in running bond pattern. with long dimension
running perpendicular to path of travel, no bevelled edges
I
I
MBR200
CA.q ...ll'MINI M IIINt.
Jllltl~JII'I'IIU tI'l\I.
1'l1~'1 IIOUIli lW'\l RIKI:.\.
C\1'il1~ C'\:iT
IITIUUNf.; l~ ~\';\ILl\.M.l
0"'; nu. 11_, flu:!.
S.I......CMlllt H~II:H I;
~1 '1'Ir;1n~
"*,U..;HT: .l'i III (( I t.:G. i
I
I
Colored Concrete
Typical sidewalk- Integral lamp black coloring, hand troweled finish concrete. Hand
tooled control joints 1/4 depth of concrete. 1 ,. minimum.
Bench and Trash Receptacle
Fairweather- Bench Model PL-5
6' Steel and iron bench. Paint dark green/black to match other street
furnishings.
Bicycle Rack
Mag/in - Bike Rack Model MBR200
Circular Form matches benches.
Paint dark green/black to match
other streeet furnishings
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Victor Stanley. InC.-Trash Receptacle Model S-42
Designed to be compatible with bench. Paint dark green/black to
match other street furnishings
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Trellis
A wood and steel trellis is suggested in the Plaza at Pads Band C to provide shade for benches
and outdoor seating areas. Four massive concrete, wood. and steel trellises are suggested around
the traffic circle to define the circle and provide an additional layer of separation between the
Plaza and Grafton Street.
I
Parking Lot Lighting
Kim Lighting- Large Structural 30' Pole Mount.
Single mount and double 180 degree mount on poles.
Double tension mounting arm, 400 watt super metal
halide.
Tree Grate
Neenah Foundry Company- Tree Grate Model R-8716 180 Square, 2 piece 6'x6'
cast iron tree grate with 3/8" slot openings, plain galvanized finish.
Tree Opening can be expanded by cutting out center rings. Grates with removable
tree light openings to be used for trees at corners and mid-block plazas,
Plaza Lighting
Architectural Area Lighting: Universe Collection-
Model #UCMLUMSTR." 1 OOMHDGNSLA17D86.
14' Pole, single lumina ire mounting arm. lOOW
3000K Metal halide lamp.
In Grade Uplighting
Kim Lighting- "Cool Lens"
in Grade Light- 70 Watt
Pulse start metal halide,
Planting Pots
Fountain
Raised concrete fountains with bubblers and
accent lighting will be located in the entry
plaza. outdoor space at Pads 8 & C. and at
the plaza at Grafton Street's traffic circle.
\Cf,
i..U u_ uaau -._uuJ
~llfTIN~STATllnl
l T
DUBLIN
I H C H
Dublin, California
REV I S
DEiClIPTION
,.~-,._.._._..~..~....,_. ~
CITY SU1IM1TI'~L
ION S:
L .~ft;!"..
r
I
PIlOJECl NUMBER:
SCALE:
DATE ISSUED:
IlO;It-lJ
t.t~RQI:!8116
STAGE 2
PLANNED
DEVELOPMENT
REZONE
Materials List
gls
~
l.alII/IctlIf
---
iIl1 Mi8IioII SiIIlI! QOlI
SIn F,-. CA 9411Q
_41M'853614
f8ailja um 3D!
MII~.1XIl1I
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\ct<6'
Grafton Station at Dublin Ranch · July 2006
I
APPENDIX I
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Architectural Styles
Visually the Grafton Street commercial street facade
should resemble an idealized image of a traditional
"Main Street". This can be successfully achieved
through a mix of commercial styles found throughout
California during the early part of the 20th Century.
Since the buildings on such a street were built or
replaced over an extended period by individual
builders, they possessed an eclectic character, sense of
variety and spontaneity unlike the predictable,
repetitious and somewhat monotonous appearance
often found in many late 20th Century commercial
developments. The desired eclectic street scene can
consist of authentic interpretations of various styles, a
more contemporary interpretation of these styles or
ideally an interesting combination, which reinforces the
perception of a long established community built over
time.
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One building style that shall be avoided is that of a
corporate chain store with its easily recognized
logo/marketing and architectural image. By requiring
that Grafton Station buildings reflect contemporary
interpretations/versions of the specified authentic styles
and related signage criteria, the goal of achieving an
architectural image reminiscent of a California "Main
Street" that evolved over time with its mix of styles can
be assured.
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The following styles represent part of a mix for inclusion
in the Dublin Ranch Village Center & Grafton Station:
- Italianate
- Brick-Front
- Romanesque
- Arcaded Block
- False-Front
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2004580
A-1
Appendix
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I
LOc1
Grafton Station at Dublin Ranch · July 2006
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- Gable-Front
- Artistic Front
- Modern Broad-Front
- Central California Vernacular
- Mid Century Modern
- Post Modern
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Written descriptions, a list of primary characteristics and
graphic illustrations of each of the above eleven (11)
authentic styles are provided following this section. The
description of each authentic style is followed by two
elevations. The first illustrates the authentic style and the
second is a contemporary interpretation of it.
styles - Contemporary Architecturallnterprelalions
I
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The following two paragraphs provide a description of
the intent for the contemporary architectural
interpretation. These parameters are generally
applicable to each of the eleven (11) historical styles.
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In response to economic constraints and modern
construction practices, the contemporary version of each
style is simplified in form, detail and ornamentation.
Finish materials selected shall be appropriate in their use
and application, and be durable in nature. Basic wall
materials include stucco, masonry (brick and stone),
siding (wood, synthetic wood composites), and metal
and cast concrete or synthetic concrete composites.
Roof materials may be of a built-up or membrane type at
parapet conditions, and concrete tile, composition
shingle tile, or metal roof (flat, standing seam, or
corrugated) .
Canopies and awnings may be of metal, glass, wood or
canvas, fixed or retractable where appropriate and be
flat or pitched forms with or without signage graphics.
2004580
A-2
Appendix
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20D
Grafton Station at Dublin Ranch · July 2006
Details and ornamentation may be of pre-cast stone,
concrete or synthetic materials; metal, wood, masonry,
tile and glass. The choice of materials should be
governed by the style as well as its location / proximity
to the pedestrian. As an example of this, second story
false materials are less visible/detectable than those at
street level, and would be more appropriately used in
those locations.
Colors shall be appropriate to style and material and be
in compliance with the Master Color Palette. Refer to
Section VI Color and Materials Guidelines regarding
additional information on color and material selections
and applications.
2004580
A-3
Appendix
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2.6\
Grafton Station at Dublin Ranch · July 2006
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ltalianate
Popular during the 1880's, Italianate was one of the first
successful historic styles built from manufactured
materials. The Italianate storefront was distinguished by
long and narrow Windows, corners of buildings with
quoins, in brick or stone, and stacking of upright
elements on top of one another. While architectural
detailing could be accomplished with brick, iron-front, or
wood construction, the best opportunities for
ornamentation were offered by wood and metal
construction. Details commonly used with these
construction types included floral motifs, rosettes,
pilasters topped with elaborate capitals and decorative
anchor irons. Ornamentation on brickwork construction
was normally limited to enhancement of the cornice and
lintels. This style established a design standard that is
still evident in the great number of Italianate upper
stories in business districts throughout the country.
Characteristics
2-3 stories
Brick cladding or iron front
Flat roof
Decorative cornice
Tall narrow windows with segmental arch
2004580
A-4
Appendix
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Sheet Metal Cornice
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Central Door
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Column Capitals
AndlOr Brackets
Ma)' Occur
I
Decorative Door &
Window Untel
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Vertical
Proportioned
Windows wI
Multi-lites
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"2DZ-
Grafton Station at Dublin Ranch · July 2006
Authenlic Elevalion (ltalianafe)
t=t
02006 WILlIAM HEZMAlHALCH ARCHITECTS, INC.
Contemporary EIeYt1lion (1IaIianate)
Decorative frieze
Parapet Roof With Decorative Cornice
mmmm
02006 WR.lIAM HEZMAlHAlCH ARCHITEOS, INC.
2004580
A5
Bracket
Surrounds
2/2 Windows
String Course
Masonry Or Stucco
Wall finishes
May Occur
Appendix
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2D~
Grafton Station at Dublin Ranch · July 2006
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Brick -Front
Built as a single building or in groups with party walls,
the brick- front store could extend up to a block in
length. It was the most popular store front for the
longest time and varied in height from one to three
stories. Single story buildings were not often built alone,
but rather as a series of stores along a portion of a
block. The entrance was on or off center. The lower
level was dominated by large windows framed by the
building's corners and the panel of brick between floors.
The upper levels often included single or double oriel
windows, brick friezes, panels and decorative tin
cornices. Other options included the use of parapet
walls, continuous sills or decorative lintels and string or
belt courses dividing the wall laterally. The cornice
functioned as a cap under which other elements were
arranged and balanced.
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Characteristics
1-3 stories
Brick cladding
Flat roof with parapet
Canted oriels on 2nd floor
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2004580
A-6
Appendix
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2D~
Grafton Station at Dublin Ranch · July 2006
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AuthenHc EIeK/Hon fBricl-Front}
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Continuous SiI
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Double Door
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02{)06 WILLIAM HEZMALHALCH ARCHITECTS, tNc.
I
Corbeling May Occur
Brick Pilaster
Storefront Glazing
Decorative Panel
Wainscot
Contemporary Elevation fBria-Front}
I
GENERAL:
. Single Building or
groups wi party walls
· 1-3 Stories
I
Decorative Lintel & Sill Trim
Decorative
Pre-cast
Cornice
Pre-cast Ornamentation
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Face Brick
Veneer
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Double Door
Entry
I
02006 WIUIAM HE:zMo\LHALCH ARCHITEOS, INC.
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2004580
A-7
Flat Roof With
Parapet
Large
Windows In
Groupings
Pre-Cast Base Wall
Trim Or Cut Stone
Veneer
Appendix
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'2.0 6"
Grafton Station at Dublin Ranch · July 2006
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Romanesque
The Romanesque vernacular style was a picturesque
mode of expression and was characterized by a low,
wide, arched entrance flanked by round-arched
windows. At its most ambitious level it used a primary
facade of coursed, rock-faced sandstone blocks. The
design emphasized the rhythm of the arches and surface
texture. Romanesque buildings were also designed in
stone and brick, one material serving as trim for the
other. Where brick was used as a primary surface
material, eliminating the rough surface, elaborate
(Queen Anne) brick elements such as arcades, arches
and cornices were introduced with moldings
surrounding the curved elements. Romanesque was
popular for banks and public buildings and corner
business blocks. The buildings implied security and
commitment to purpose.
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Characteristics
1-2 stories
2-3 stories in brick
Flat roof with parapet
Large round-headed windows
Heavy voussoirs
Arcaded entrances
Colored glass
Canted corner entrance
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2004580
A8
Appendix
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Elaborate Tin Cornice
I
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I
Keystone
Arched
Decorative Glazing
I
Large Single Lite
Storefront Window
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Parapet Roof or
Steep Pitched Roofs
May Occur
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Brick Or Stone
Veneer, Base Wall
Trim At First-Floor
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20~
Grafton Station at Dublin Ranch · July 2006
AuthtlllHc Elsdon (RomanesqueJ
@2OO6W1UlAM HEZMALHAtCH ARCHITEGS, INC.
Hipped Roof (Steep
Pitch) Or Parapet
Roof May Occur
Terra Cotta
Patterned Frieze
String Course
Large Voussoirs
First Floor Finish
Wall Usually Stone
or Brick
Confempomry EIsYOlion (RomanesqueJ
02006 WIlLIAM HEZMAlHAJ.CH ARCHITECTS, INC.
2004580
A-9
Decorative Cornice
& Frieze
String Course
Arched Decorative
Glazing With
Ornamental Sill,
Jams & Lintel Trim
Stucco, Siding Or
Masonry Veneer
May Occur
Base Course Wainscot
In Stucco Masonry
Or Cut Stone
Appendix
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207
Grafton Station at Dublin Ranch · July 2006
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Areaded Block
The Arcaded Block, often used as a corner commercial
building at the heart of a business district, was normally
an imposing structure with a strong overall shape and
solid massing. One elevation would often be larger
than the other and different in design detail. Firm lines
on both elevations, e.g. string or belt courses provided
continuity in design. H.H. Richardson and Louis
Sullivan, among other Architects, had demonstrated how
an elevation could be integrated through the use of
arches, round-headed elements, or arcades. Windows
appeared as clusters or bands of light, portions of walls
had a light feeling. This design focused on the
intersection of walls at the corner, which often
culminated in a tower that rose from a recessed or
canted ground-level entrance.
I
I
Stylistically, the Arcaded Block was an eclectic
combination of classical and picturesque elements.
Broad arches of stone blocks were part of the
Romanesque revival vocabulary. Queen Anne design
motifs included tall chimneystacks and upper level oriel
windows. The arcaded block was an anchor for the
commercial district and one of the strongest design
statements of all vernacular building types and styles. It
maintained its position in business districts throughout
the 1 870-1940 periods.
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Characteristics
. 2-4 stories
. Corner building
. Brick
. Flat roof with parapet
. Tower, often with spire or canted corner
entrance
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2004580
A-1O
Appendix
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Pediment
Round-Headed
Windows
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Belt Course
First Floor Arcade
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26g
Grafton Station at Dublin Ranch · July 2006
AuIh(Jfl/ic EIe'lClfion (Arcac/<<l81ocl)
@2006 WILlIAM HEZMALHAlCH ARCHITECTS, INC.
Bell Tower Roof
Corner Tower
Stone Column
Conlemporary Elsdon (ArcocIstJ Blocl)
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Parapet Roof With Deeorative Corniee
I
Window
Shading Deviees
May Oeeur
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Sill Belt
Course Trim
I
Masonry Or Stueeo
Wan Finish
May Occur
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02006 WlUAM HEZMALHALCH ARCHITECTS, INC.
2004580
All
Second Floor
Set-Back From
First Floor Arcade
Metal Roof
Corner Tower
First Floor Arcade
Canvas Or Metal
Awnings At
Building Entries
Appendix
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Grafton Station at Dublin Ranch · July 2006
Fals.Front
The FalstTFront commercial building has been
associated with the settlement of the west and is best
typified by the one and two story storefront, which is the
most common of commercial buildings. The false front
simply extends the facade, so that the building seems
larger than it is. The false portion extends the facade
vertically and horizontally so that the roof over the main
body-most often a gable or flat roof-remains hidden from
view.
The entrance is centered with display windows on either
side. Central pediments aligned with the entrance and
panel divisions align with display windows. Detailing
and ornamentation in the form of corner boards,
columns, or pilasters are integrated into the facade and
carried up the front. FalstTFront commercial buildings
did not create illusions that fooled the citizenry but
provided symbolic evidence of the general civilizing
process. The false front often got replaced by or
incorporated into brick buildings. It maintained the
scale of the original town site.
Characteristics
1-2 stories
Wood frame
Clapboard, brick or board and batten
Gable roof covers main building
Front does not conform to roof shape
Sometimes plain porch with shed roof
2004580
A-12
Appendix
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Grafton Station at Dublin Ranch · July 2006
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AuthsnHc EIeKllion (FalseFront)
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/7 ""...
A === ~ ~ A
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Gable Roof Behind F
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Symmetrical Facade
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02006 WlUIAM HEZMALHAlCH ARCHITECTS, INC.
I
Wood Cornice
With Brackets
Signboard Or
Simple Paneling
lit Window
Material Wood,
Stucco Or
Masonry
Double Door Or
Single Door May
Occur
Conlsmparal)' Elevalion (FalseFront)
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Pediment Stepped Gable
I
Decorative Paneled
Walls May Occur
BB8
Hm
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Base Course
Wainscot;
May Be Stucco,
Metal, Masonry,
Tile or Wood
Paneling
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@2006 WIUlAM HEZMALHALCH ARCHITECTS, INC.
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2004580
A-13
Fiber Cement
Siding
Plain Cornice
Flat Or Pitched Roof
Behind Front
May Occur
1/1 Pane
Clerestory Windows
Display Windows
Appendix
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Grafton Station at Dublin Ranch · July 2006
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Gable-Front
The Gable-Front store was a frame structure, usually clad
in clapboard and served as a general store, hardware,
and grocery or feed store, most often in a small town or
rural setting. The upper level provided living space for
the owner. The straight gable roof and the end wall
gable defined the simple, direct, unadorned building
form. Most elements reinforced that shape. A shed
roof or awning covered the entrance area.
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Window fenestration included modest display windows
on the ground level and traditional double hung sash
windows in other locations. A large signboard on the
facade advertised the name of the store. Other boards
advertised specific products. Decoration was limited to
brackets in the gable. The gable-front was an
important building; sometimes serving as the post office
and often a center for social activity, service and
information.
I
Characteristics
1-2 stories
Frame, gable roof
Signboard
Sometimes a porch
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2004580
A-14
Appendix
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212..
Grafton Station at Dublin Ranch · July 2006
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Authentic Elevation (Gable-FronlJ
Sign Board
Gable Roof
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Bracket
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Wall Finish May Be Wood.
Siding. Stucco or Masonry
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Shed Roof Over Porch
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Store Front Window
Corner Board
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@2006 WIUlAM HEZMA1HAlCH ARCHrrECTS, INC.
Contemporary ElevaHon (Gabfe.FronlJ
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Gable Roof
~
::--...
::--....
......................
'/
,......
~
....
Siding. Masonry
Veneer or Stucco
with Coursing Wall
Finish May Occur
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== i=F
==
-
Double Hung
Windows
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~ ~
~
L-_ _ fR:R:, illll!lil!
~ ~.
I
Base Course
Wainscot;
May Be Stucco.
Metal. Masont)'.
Tile or Wood
Paneling
If~
TT
I I
Roof. Awning or
Trellis Over
Entrance
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=gg=
Display Windows
02006 WIllIAM HEZMALHALCH ARCHnECTS, INC.
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2004580
A-15
Appendix
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Grafton Station at Dublin Ranch · July 2006
Artistic Front
The Artistic Front was primarily associated with a
grouping of physically connected stores. The 1920's
seem to have been the major period for this
development, although there were examples of
shopping areas built before and long after that decade.
Based on their unusual appearances, they were referred
to as artistic designs, which derived from the use of
architectural details as attention-getting devices. The use
of intersecting roof forms, gable fronts, stucco and
Tudor-trim gables came directly from the Cottage design
vocabulary. Each structure could be distinguished from
the others through the unique application of individual
details, yet still belonged to the group. Occasionally
these fronts were built as individual free standing
businesses (e.g. gas stations) and looked very much like
cottages.
Characteristics
1 or 2 stories
Detached or grouped
Residential scale
Brick of stucco cladding
Intersecting gable, or stepped parapet roof
2004580
A-16
Appendix
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Gable Or Hipped
Roof May Occur.
Dormers May
Occur
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Wall Finish May
Be Wood, Siding
Or Stucco
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Panel Front Door
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Residential Scale Roof
(One or Two Story)
Gable Roof or
Hipped Roof
May Occur with
Shingled Roof
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Decorative
Stucco, Stone
or Masonry
Base Courses
May Occur
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Grafton Station at Dublin Ranch · July 2006
AuthenHc Elevation (Artistic FronlJ
02006 WIUlAM HEZMALHALCH ARCHITECTS, INC.
Residential Scale.
1 Or 2 Stories
May Occur
Store Front
Windows
Contemporary ElevaHon (ArtisHc Fronl)
.c
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D
WEmIa
C2OO6 WILlIAM HEZMA1HALCH ARCHITECTS, INC.
2004580
A-17
Dormer Roofs
May Occur
Fascia. Eaves. Trellis
Columns. Etc.
All Residcntialln
Style And Material
Stucco Siding or
Masonry Wall
Finishes May Occur
Appendix
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"2 I :;;
Grafton Station at Dublin Ranch · July 2006
Modem Broad Front
The design of the double-width storefront, labeled the
Modern Broad-Front utilized modern materials. The use
of steel beams and columns made a single-space over
two stores or one wide store possible. The broad front
was most often a low one-story structure. The facade
design included two thick piers anchoring the edges and
holding a sub-divided brick panel above. Display
windows were separated into panels with thin mullions.
All of these elements helped broaden the front and
reinforced the openness of the building's face.
Though it had a few historical details as links to the past,
the simpler ornamentation usually included either
brickwork or terra cotta panels or copings around the
edges. The Modern Broad-Front truly was originally and
today remains a modern building.
Characteristics
1 story
Brick cladding
Flat roof with shallow stepped parapet
Cast stone or cement ornamentation
2004580
A-18
Appendix
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Stepped Parapet With
Cornice May Occur
I
Transom Windows
I
Display Window
With Thin Mullion
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21(p
Grafton Station at Dublin Ranch · July 2006
1
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02006 W1UlAM HEZMAtHMCH ARCHITECTS, INC.
I
Panalized Frieze With Simple Trim
Ornamentation
Stepped Parapet With
Simple Cornice Trim
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Display
Windows
With Thin
Mullions
Base Wainscot
Trim May
be Stucco.
Tile. Masonry
or Metal
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Authentic Elevation (Modem BmarJ.Fronlj
[
~
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o
Frieze Panel
Brick Pier
Conlemporary EIevaHon (Modem BmarJ.Fronlj
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02006 W1WAM HEZMAlHALCH ARCHITECTS, INC.
Symmetrical Organization of Facade Typical
2004580
A-19
Building Often 1-
Story But 2-Story
May Occur
Canvas Or
Metal Awning at
Entry and Display
Window
May Occur
Entry Is Recessed
With Transom
Windows
Wall Panel
Detailing to
Segment Surfaces
Appendix
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21/
Grafton Station at Dublin Ranch · July 2006
Central California Vernacular
The Central California Vernacular is a building type
representative of many agricultural communities in the
late 19th century. Buildings tended to be visually less
commercial in nature with gables or hipped roofs and
overhangs. Buildings were usually wood framed but
occasionally masonry. Building wall materials were
quite flexible and included stucco, masonry, or wood
siding. Roof forms included hip, gable or parapet flat
roof solutions. A variety of roof materials including
shingles or tile were used.
Characteristics
1-2 stories
Cladding
Pitched roof with hips or gables or parapet flat
roof
Occasional dormers in attic/upper floor
Residential feel, material and detail
2004580
A-20
Appendix
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Ornamcntation
Simplc
Or Non-Existent
I
Various Slmplc
Grided Window
Pattcrns
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Store Front
Display Windows
Single or Double
Doors May Occu
Organization Oft
Asymmetrical
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Eave Details
With Corbels
Or Exposed
Rafter
Framing
May Occur
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Dcck or
Terraces
May Occur
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Multi-Lited
Transom
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"2 l Z
Grafton Station at Dublin Ranch · July 2006
AuthenHc Elevation
Vernacular}
(Cenlral Califomia
Hi ed 0 Gabled Roof Typical
~c pp r
:ij:=- - -==--.: ~- ~p
~ ~-.
-I.
- ~~El~~
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"-
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@2OO6WII.UAM HEZMALHAlCH ARCHrrECTS, INC.
arapets May Occur
Offices Above Rctail
String Course Trim
May Occur
Arched Windows &
Portals May Occur
Wall Finish in
Brick. Stucco or
Siding
Con/emporary Elevation (Cenlral California
Vernacular)
~
02006 W1LUAM HEZMALHALCH ARCHITECTS, INC.
2004580
A-21
Multiple Roof
Forms
(Hips Or Gables)
Masonry, Siding
or Stucco Wall
Finishes
May Occur
Various Simple
Grided Window
Patterns
Displa)' Windows
Base Wall Trim.
\Valnscot. Stucco,
Masonry or Tile
May Occur
Appendix
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2lq
Grafton Station at Dublin Ranch · July 2006
Mid-Century Modem
The Mid Century Modern is a building type
representative of contemporary architecture begun as
early as the 1930's and extending into the late 1960's.
The buildings tended to be visually austere in nature
often industrial in its use of materials with little detail or
detail so refined it disappeared into the structure whose
only evidence was seen in the cantilevered roofs or wall
sections. Buildings were often framed in steel but
occasionally masonry and wood. Building wall
materials were quite flexible and included stucco, glass
block, masonry, or wood siding. Roof forms included
shed, gable or parapet flat roof solutions. A variety of
roof materials including shingles or tile, metal and built-
up roofs were used.
Characteristics
1-4 stories
Architecture was made up of simple wall
planes, volumes and surfaces.
Extensive use of glass contrasted with wall
planes.
Pitched roof with shed, gables or parapet flat
roof and cantilevered elements.
Commercial/Institutional/Corporate feel,
material and detail.
2004580
A-22
Appendix
I 2.2.0
Grafton Station at Dublin Ranch · July 2006
I
Mid Century MocIem
I
I Minimal detailing & Simple wall planes and few
ornamentation material contrasts
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I Asymmetrical plan and elevation Wall planes punctuated with
composition typical glazing
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I 2004580 A-23 Appendix
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2 2.../
Grafton Station at Dublin Ranch · July 2006
Post Modem
Post Modern is a building style representative of
contemporary architecture that developed as a reaction
to the extreme simplicity and elimination of details
begun with the Mid Century Modern. It sought to bring
back classical details but simplified and distilled into the
essence of the classically detailed forms. The period can
be seen as developing from 1960's into and through the
1980's. The buildings tended to be visually rich in form
and color with a mix of roof types from flat parapet
roofs to gable and hip forms. Buildings were framed in
wood, steel and masonry. Building wall materials were
also quite diverse and included stucco, masonry, or
wood siding. Building forms were often more formal in
their plan and organization but less in keeping with the
classical forms it drew upon and interpreted; the
elevations were more playful and eclectic with the use of
color and their application and mix of materials.
Characteristics
1-4 stories
Architecture was made up of simple wall planes
and surfaces, mass, and volumes.
Mass and Volume contrasted with glass and
fenestration.
Roof types included Shed, Barrel Vault, Gable,
Hip and/or Parapet flat roofs.
Formal plan organization.
Eclectic use of materials and color..
- Architectural Details were classically derived but
interpretive in form.
2004580
A-24
Appendix
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Ordered plan and
hierarchy of
elements typical
2Zz..
Grafton Station at Dublin Ranch · July 2006
Post Mot:Iem
Varied Mass & Volume
Simplified classical details, elements
and fonns
Mass & Glazing
Fenestration
Contrasted
Contrasted widl asymmetry
2004580
A-25
Appendix
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22-p
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Pleasanton
5960 Inglewood Dr., Suite 100
PIeasanIon, CA 94588. 8535
925. 463. 0611
925. 463.3690 fax
Sacramento
980 9th St., 16th Floor
Sactamento, CA 95814-2736
916. 449.9095
Transportation
Consultants
Santa Rosa
141 SImy Cir., Suite 280
s.rta Rosa. CA 95401-4110
707. 575. 5800
707. 575.5888 fax
Fresno
516 W Shaw Ave., Suite 200
Fresno, CA 93704-2515
559.325. 7530
559.221.4940 fax
tjkm@tjkm.com
www.tjkm.com
MEMORANDUM
February 28, 2006
To:
Dave Chadboume- MacKay & Somps Project No.: 157-145
From:
Gordon Lurn Jurisdiction: City of Dublin
Subject:
Trip Generation for Proposed Grafton Station Project
Table 1 presents the results of the traffic generation analysis for the Grafton Station Connnercial Project in Dublin
Ranch - Area H.
TABLE I: PROPOSED GRAFtON STATION TRIP GENERATION
Daily A u J::tr..... P"'lllc P U J::tr..... P"'lllc
Use ITE Code Size Units Rate In% Out % In Out Total Rate In % Out % In Out Tota
lYNe's (Anchor 'A') 862 139.41 kst 29.80 0.54 0.46 90 n 16 2.45 0.47 0.53 161 181
elail (Pads'S, C-1, C-2, and Di 820 49.76 kst 42.94 0.61 0.39 31 20 51 3.75 0.48 0.52 90 97
estauranls (Pads 'E-1 and E-2") 931 10.00 kst 89.95 0.52 0.48 4 4 7.49 0.67 0.33 50 25
ig Box Retail (Pad 'Ai 861 118.83 kst 41.80 0.71 0.29 ~ .m 4.24 0.50 0.50 252
Total 318.00 172 120 553
Detailed trip distnbution analysis has not been performed at this time. However, the majority of the customers
are expected to come from:
· Eastbound 1-580 (exiting at Tassajara Road)
· Westbound 1-580 (exiting at Tassajara Road)
· Eastern Dublin (various local streets)
· Eastern Pleasanton (via Santa Rita RoadlTassajara Road)
The largest intersection closest to the proposed Grafton Station is Dublin BoulevardlTassajara Road. With build
out of Dublin Ranch Area C and H (including Grafton Station), this intersection is expected to operate at LOS C
during the a.m peak hour and LOS B during the p.m peak hour.
~'.'----_.__.,..,.....--...._.,......--...............-----...-..------.--....-
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DEPARTMENT OF THE ARMY
SAN FRANCISCO DISTRICT, CORPS OF ENGINEERS
333 MARKET STREET
SAN FRANCISCO, CALIFORNIA 94105-2197
HAY 23 _
Regulatory Branch
SUBJECT: File Number 25144S
Mr. James Tong
6601 Owens Drive, Suite 100
Pleasanton, California 94566
Dear Mr. Tong:
Enclosed is your signed copy of a Department of the Army permit (Enclosure 1) to construct a
masterplanned residential, commercial and open space development in the City of Dublin,
Alameda County, California.
Please complete the appropriate parts of "Notice to Permittee" form (Enclosure 2), and return
it to this office. You are responsible for enswing that the contractor and workers executing the
activity authorized herein arelOlowledgeable with the terms and conditions of this authorization.
Should you have any questions regarding this matter, please call Bob Smith of our Regulatory
Branch at 415-977-8450. Please address ail correspondence to the Regulatory Branch and refer
to the file number at the head of this letter.
Sincerely,
Michael McCormick
Lieutenant Colonel, U.S. Army
District Engineer
Enclosures
Copy Furnished (w/enel 1 only):
US EP A, San Francisco, CA
US FWS, Sacramento, CA
CA RWQCB, Oakland, CA
CA DFG, Y ountville, CA
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{pRNATE }
""2 "2. ~
NOTICE TO PERMITTEE
Please use the forms below to report the dates when you start and fmish the work authorized by the enclosed pennit. Also if you suspend w.
for an extended period of time, use the forms below to report lhe dates you suspended and resumed work. The second copy is for your
records. If you find that you cannot complete the work within the time granted by the permit, please apply for a time extension at least one
month before your permit expires. If you materially change the plan or scope oftbe work, it will be necessary for you to submit new drawir
and a request for a modification of your permit.
(cut out as needed) -----
Date:
NOTICE OF COMPLETION OF WORK under Department of the Army permit No. 251445
TO: District Engineer, US Army Corps of Engineers. Regulatory Branch, 333 Market Street, 8lh Floor. San Francisco. CA 94105-2197
In compliance with the conditions of the permit dated 5/23/03 to construct a master planned community in the City of Dub liD. this is to not
you that the work was completed o~
Permittee: Jennifer LiD. et. aI.
Address: 6601 Owens Drive, Suite 100 PJeasanton, CA 94566-
I
I
Date:
NOTICE OF RESUMPTION OF WORK under Department of the Army permit No. 25144S
TO: District Engineer, US Army Corps of Engineers, Regulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105-2197
In compliance with the conditions of the permit dated 5~3/03 to construct a master planned community in the City of Dublin, this is to notil
you that work was resumed on
Permittee: Jennifer Lin, et. aI.
Address: 6601 Owens Drive, Suite 100 Pleasanton, CA 94566-
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Date:
NOTICE OF SUSPENSION OF WORK under Department of the Army permit No. 25144S
TO: District Engineer, US Army Corps of Engineers, Regulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105-2197
In compliance with the conditions of the permit dated 5/23/03 to construct a master planned community in the City of Dublin. this is to noti~
you that work was suspended on
Permittee: Jennifer LiD. et. aI.
Address: 6601 Owens Drive, Suite 100 Pleasanton, CA 94566-
Date:
NOTICE OF COMMENCEMENT OF WORK under Department of the Army permit No. 25144S
TO: District Engineer, US Army Corps of Engineers, Regulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105-2197
In compliance with the conditions of the permit dated 5/23/03 to construct a master planned community in the City of Dublin. this is to notify
you that work was commenced on
Permittee: Jennifer Lin, et. al.
Address: 6601 Owens Drive, Suite 100 Pleasanton, CA 94566-
I Aug 94
?:7-
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{pRlV A IE }
"2 "2.{.a
NOTICE TO PERMITTEE
Please use the fonns below to report the dates when you start and finish the work authorized by the enclosed permit. Also if you suspend wor~
an extended period of time, use the forms below to report the dates you suspended and reswned work. The second copy is for your
. ..cords. If you find that you cannot complete the work within the time granted by the permit, please apply for a time extension at least one
month before your permit expires. If you materiaUy change the plan or scope of the work, it will be necessary for you to submit new drawings
md a request for a mOdification of your permit
(cut out as needed) ----- ------
Date:
~OTICE OF COMPLETION OF WORK under Department of the Army permit No. 25144S
ro: District Engineer, US Army Corps of Engineers, Regulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105-2197
(n compliance with the conditions of the permit dated 5/23/03 to construct a master planned conununity in the City of Dublin, this is to notify
you that the work was completed on
Pennittee: Jennifer LiD, et al.
Address: 6601 Owens Drive, Suite 100 Pleasanton, CA 94566-
Date:
~OTICE OF RESUMPTION OF WORK under Department of the Army permit No. 25144S
00: District Engineer, US Army Corps of Engineers, Regulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105-2197
In compliance with the conditions of the permit dated 5/23/03 to construct a master planned conununity in the City of Dublin, this is to notify
you that work was resumed on
o..onittee: Jennifer Lin, et al.
kess: 6601 Owens Drive, Suite 100 Pleasanton, CA 94566-
Date:
'lOTICE OF SUSPENSION OF WORK under Department of the Army permit No. 25144S
ro: District Engineer, US Army Corps of Engineers, Regulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105-2197
.n compliance with the conditions of the permit dated 5/23/03 to construct a master planned community in the City of Dublin; this is to notify
IOU that work was suspended on
>ermittee: Jennifer LiD, et. al.
\ddress: 6601 Owens Drive, Suite 100 Pleasanton, CA 94566-
Date:
'l'OTICE OF COMMENCEMENT OF WORK under Department of the Army permit No. 25144S
ro: District Engineer, US Army Corps of Engineers, Regulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105-2197
I. . n compliance with the conditions of the permit dated 5/23/03 to construct a master planned conununity in the City of Dublin, this is to notify
IOU that work was conunenced on .
. ,>ermittee: Jennifer Lin, et al.
I \ddress: 6601 Owens Drive, Suite 100 Pleasanton, CA 94566-
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DEPARTMENT OF THE ARMY PERMIT
Permittee: Jennifer Linn. et ale
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Permit No.: 25144S
Issuing Office: San Francisco District
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NOTE. The term "you" and its derivatives, as used in this permit, means the permittee or any future .transferee. The term
"this office" refers to the appropriate district or division office of the Corps of Engineers having jurisdiction over the
permitted activity or the appropriate official of that office acting under the authority of the commanding officer.
You are authorized to perform work in accordance with the terms and conditions specified below.
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Project Description:
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You are authorized to discharge fill into 10.22 acres of wetlands and waters of the United
States to construct a residential and commercial development. Work shall be carried out in
accordance with the attached plans and drawings labeled" APPLICATION BY: Jennifer Lin, et
al; LOCATION: Dublin, CA; COUNTY: Alameda; PURPOSE: Residential, Commercial and
Open Space Development" in 17 sheets, dated April 17, 2000 and April 21, 2003.
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Project Location:
The project site is located on unnamed drainages between Tassajara Road and Fallon Road in the
City of Dublin, Alameda, County, California.
Permit Conditions:
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General Conditions:
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1. The time limit for completing the work authorized ends on Oct 15. 2008. If you find that you need more
time to complete the authorized activity, submit your request for a time extension to this office for consideration at least
one month before the above date is reached.
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2. You must maintain the activity authorized by this permit in good condition and in conformance with the terms and
conditions of this permit. You are not relieved of this requirement if you abandon the permitted activity, although you may
make a good faith transfer to a third party in compliance with General Condition 4 below. Should you wish to cease to
maintain the authorized activity or should you desire to abandon it without a good faith transfer, you must obtain a modifi-
cation of this permit from this office, which may require restoration of the area.
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3. If you discover any previously unknown historic or archeological remains while accomplishing the activity authorized
by this permit, you must immediately notify this office of what you have found. We will initiate the Federal and state
coordination required to determine if the remains warrant a recovery effort or if the site is eligible for listing in the
National Register of Historic Places.
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ENG FORM 1721, Noy 86
EDmoN OF SEP B2 IS OBSOLETE
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(33 CFR 325 (Appendix A))
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4. If you sell the property associated with this permit, you must obtain the signature of the new owner in the space
provided and forward a copy of the p~rmit to this office to validate the transfer of this authorization.
5. If a conditioned water quality certification has been issueci for your projC{ct, you must comply with the conditions
specified in the certification as special conditions to this permit. For your convenience, a copy of the certification is
attached if it contains such conditions.
6. You must allow representatives from this office to inspect the authorized activity at any time deemed necessary to
ensure that it is being Or has been accomplished in accordance with the terms and conditions of your permit.
Special Conditions:
1. Th~ p~rmittee slaall comply.with the t~rms and c:onditions of the Biological Opinioll_ issv.ed on July 1,
2002 by the U.S. Fish and Wildlife Services S~rvice pursuant to Section 7 or tbe Endangered Species Act. A
copy of the opinion is attsehed.
2. Mitigation shall be carri~d out in accordance with the mitigation llnd monitoring plan preparedfor this
proj~ct by H.T. Harvey & Associates label~d: " Proj~d Area Mitigation and Monitoring Plan, Dublin, Cali-
fornia" dated Marcil 3, 2003.
Further Information:
1. Congressional Authorities: You have been authorized to undertake the activity described above pursuant to:
( ) Section 10 of the Rivers and Harbors Act of 1899 (33 U.S.C. 403).
(X) Section 404 of the Clean Water Act (33 U.S.C. 1344).
() Section 103 of the Marine Protection, Research and Sanctuaries Act of 1972 (33 U.S.C. 1413).
2. Limits of this authorization.
a. This permit does not obviate the need to obtain other Federal, state, or local authorizations required by law.
b. This permit does not grant any property rights or exclusive privileges.
c. This permit does not authorize any injury to the property or rights of others.
d. This permit does not authorize interference with any existing or proposed Federal project.
3. Limits of Federal Liability. In issuing this permit, the Federal Government does not assume any liability for the
following:
a. Damages to the permitted project or uses thereof as a result of other permitted or unpermitted activities or from
natural causes.
b. Damages to the permitted project or uses thereof as a result of current or future activities undertaken by or on
behalf of the United States in the public interest.
c. Damages to persons, property, or to other permitted or unpermitted activities or structures caused by the activity
authorized by this permit.
d. Design or construction deficiencies associated with the permitted work.
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e. Damage claims associated with any future modification. suspension, or revocation of this permit.
4. Reliance on Applicant's Data: The determination of this office that issuance of this permit is not contrary to
the public interest was made in reliance on the information you provi~ed.
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5. Reevaluation of Permit Decision. This office may reevaluate its decision on this permit at any time the
circumstances warrant. Circumstances that could require a reevaluation include, but are not limited to, the follow-
ing:
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a. You fail to comply with the terms and conditions of this permit.
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b. The information provided by YDU in support of your permit application proves to have been false, incom-
plete, or inaccurate (See 4 above).
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c. Significant new information surfaces which this office did not consider in reaching the original public
interest decision.
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Such a reevaluation may result in a determination that it is appropriate to use the suspension, modification, and
revocation procedures contained in 33 CFR 325.7 or enforcement procedures such as those contained in 33 CFR
326.4 and 326.5. The referenced enforcement procedures provide for the issuance of an administrative order requir-
ing you to comply with the terms and conditions of your permit and for the initiation of legal action where
appropriate. You will be required to pay for any corrective measures ordered by this office, and if you fail to comply
with such directive, this office may in certain situations (such as those specified in 33 CFR 209.170) accomplish the
corrective measures by contract or otherwise and bill you for the cost.
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6. Extensions. General condition I establishes a time limit for the completion of the activity authorized by this
permit. Unless there are circumstances requiring either a prompt completion of the authorized activity or a reevalua-
tion of the public interest decision, the Corps will normally give favorable consideration to a request for an extension
of this time limit.
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'7" below. '" .""Itt... Jodie.,,, 'bot you "..pt "d 'g"e to ""ply ,.;th the 'eno, ond eondltlo", ,f
/fA~v ~_ '2. ",1:> dco3
(Date)
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This permit becomes effective when the Federal official, designated to act for the Secretary of the Army, has signed below.
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When the structures or work authorized by this permit are still in existence at the time the property is transferred, the terms
and conditions of this permit will continue to be binding on the new owner(s) of the property. To validate the transfer of
this permit and the associated liabilities associated with compliance with its terms and conditions, have tbe transferee sign
and date below.
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(Transferee)
(Date)
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PURPOSE: Residential, Commercial and Open
Space Development
VICINITY MAP
PROJECT ARE"-
Scale: I" = 10 mi
LOCATION: Dublin, CA. 900'= East of
Tassajara Road and 200': North of 1-580.
SOURCE OF BASE: NGVD
ADJACE.l,ff PROPERlY O'WNERS:
See Application
APPLICA nON BY:
Jennifer Lin, el al.
rio James Tong
6601 Owens Dr., Suite 100
PleasantoD, CA 94566
COUN1Y: Alameda
FIGtJRE: I of 17 DATE: April 17, 2000
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PURPOSE: Residential, Commercial and Open
Space Development
DETAIL AREA MAP
PROJECT AREA
Scale: 1" = 3 mi
LOCATION: Dublin, CA. 9OO':!: East of
Tassajan Road and 200'::: North. off-58G.
SOURCE OF BASE: NGVO
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-.4JJJACENT PROPERTY OWNERS:
See Application
APPLlCA TION BY:
Jennifer Lin, et al.
c/o James Tong
6601 Owens Dr., Suite 100
Pleasanton, CA 94566
cmJNTI: Alameda
FIGTjRE: 2 of 17
DA11E:AprilI7,2000
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DEVELOPMENT PLAN
PROJECT AREA
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JURCE OF BASE: NGVD
ADJACENT PROPERTY OWNERS:
See Application
SCAlE:1--1000'
LOCA 110N: Dublin, CA. 900'= East ofTassajara
Road and 200':1: North of 1-580.
APPUCA110N BY:
Jennifer Lin, et at
cloJames Tong
6601 Owens Dr., Suite 100
Pleasanton, CA 94566
COUNTY: Alameda
FIGURE: 30fl7 DATE: Apri12I, 2003
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PURPOSE: Residential, Commercial and Open
Space Development
JURISDICTIONAL WATERS OF TIlE
UNITED STATES
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PROJECT ARE.~
SOURCE OF BASE: NGVD
SCAlE: ," - '000'
APPLICATION BY:
Jennifer LiD, eL a1.
cia James Tong
6601 Owens Dr., Suite 100
Pleasanton, CA 94566
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LOCATION: Dublin, CA. 900':: EastofTassajara
Road and 200'= North of 1-580.
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ADJACENT PROPERTY OWNERS:
See Application
COUNTY: Alameda
FIGURE: 4 of17
DATE: April 17, 2000
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PURPOSE: Residentia~ Commercial and Open
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ADJACENT PROPERTY OWNERS:
See Application
.)OURCE OF BASE: NGVD
WATERS OF TIIE UNITED STATES
TO BE FILLED
o 250 500 1000
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PROJECT AREA
LOCATION: Dublin, CA 900'% East ofTassajara
Road and 200':1: North on-5S0.
SCAlE:1-= 1000'
APPUCATION BY:
Jennifer LiD, et al.
c/o James Tong
660 I Owens Dr.. Suite 100
Pleasanlon, CA 94566
COUNTY: Alameda
FIGURE: 5 of 11 DATE: April 21, 2003
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PURPOSE: Residentia~ Commercial and Open
Space Development
ON-SITE MITIGATION
PROJECT AREA
SOURCE OF BASE: NGVD
ADJACENT PROPERTY OWNERS:
See Application
o 250 500 tooo
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SCAlE:t -_'000'
LOCA 110N: Dublin, CA. 900'= East ofTassajara
Road and 200':1: North of 1-580.
APPUCATION BY:
Jennifer Lin, et. aI.
clo James Tong
660 I Owens Dr., Suite 100
Pleasanton, CA 94566
COUNTY: Alameda
FIGURE: 6 of 11 DATE: April 21, 2003
.-I7-l'OOO kso.,.lIf'S P'\.1"J4-lO\.ol.r'W'W\Q,C~","hC\'Duibo"'oO'tOc~,,)NSIT(HIT-"-o
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See Application
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PRomCf AREA
APPLICATION BY:
Jennifer Lin, et. al.
clo James Tong
660 I Owens Dr., Suite 100
Pleasanton, CA 94566
LOCATION: Dublin, CA. 900'::1: East of
Tassajara Road and 200':!: North ofl-580.
COUNTY: Alameda
FIGURE: 7 ofl? DATE: April 21, 2003
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6601~S~~S~~100
l'\c:asanton. CA 94S66
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LOCATION: Dublin, CA. 900':1: East of
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SOURCE OF BASE: NGVD
APPLICATION BY:
Jennifer Lin, el al.
c/o James Tong
660 I Owens Dr., Suite 100
PleasantOD, CA 94S66
ADJACENT PROPERTY OWNERS:
See Application
COUNTY: Alameda
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FIGURE: 12 oft?
DATE: April 21, 2003
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APPLICATION BY:
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660 1 Owens Dr., Suite 100
Pleasanton, CA 94566
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LOCATION: Dublin. CA. 900':1:: East of
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COUNTY: Alameda
FIGURE: 13 of 17 DATE: April 21. 2003
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'See AppliC3tion'
APPLICATION BY:
Jennifer Lin, et. al.
c/o lame:; Tong
6601 Owens Dr., Suite 100
Pleasanton, CA 94566
LOCATION: Dublin. CA. 9oo':/: East of
. Tassajara Road and 200':/: North ofI-SSO.
SOURCE OF BASE: NGVD
COUNTY: Alameda
FIGURE: 14 of 17 DATE: April 21, 2003
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LOCATION: Dublin, CA. 900':1: East of
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SOURCE OF BASE: NGYD
APPliCATION BY:
Jennifer Lin, et. at
c/o James Tong
660 I Owens Dr., Suite tOO
Pleasanton, CA 94566
FIGURE: 16of17 DATE: Apri121, 2003
COUNTY: Alameda
ADJACENT PROPERTY OWNERS:
See Application
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TYPICAL CROSS SEcnON OF ADDITIONAL
RESTORATION SITE WHERE SPACE IS
LIMITED
APPUCATlON BY:
Jennifer LiD, et aI.
c/o James Tong
6601 Owens Dr., Suite 100
Pleasanton, CA 94566
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LOCATION: Dublin, CA. 900':: East of
Tassajara Road and 200':: North of 1-580.
COUNTY: Alameda
FIGURE: 17B of 17 DATE: April 21 , 2003
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Is: H. Hickox
- Secretary for
~vironme1llal
. Protection
California Regional Water Quality Control Board
San Francisco Bay Region
Internet Address: bttp:llwww.swrcb.ca.gov
1515 Clay Street, Suite 1400, Oakland, California 94612
Phone (510) 622-2300 . FAX (510) 622-2460 -
.
Gray Davis
Governor
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Via Certified Mail
No. 70022410000265003543
Date: APR 2 2 2003
File No. 2198.11 (KHL)
Site No. 02-01-C0508
The Jennifer Lin Family
Clo Mr. James Tong
4690 Chabot Dr. Ste. 100
Pleasanton Ca. 94588
Subject:
Transmittal of Order No. R2-2003-0032, Water Quality Certification and Waste
Discharge Requirements, Dublin Ranch Project, City of Dublin, Alameda County
Dear Mr. Tong:
Enclosed please find a copy of the above-referenced Order, as adopted by the Board at its April
16.2003, meeting.
Please note the vcUious required submittals and due dates for reports and plans that are a part of
". the Order. We look forward to continue to work with you in the development of these reports. In
I addition, please note that as per our recent letter. there is an outstanding application fee of $9,500 that
..,., must be remitted.
I If you have any questions or further comments, please contact Keith Lichten of my. staff via
..; email to k:bl@rb2.swrcb.caeov, or at (510) 622-2380.
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- Enclosure: Board Order No. R2-2003-0032
Icc: Dale Bowyer, RWQCB
Broce Wolfe, RWQCB
~ Water Quality Certifications, USEP A, WTR-8
I Water Quality Certifications, SWRCB-DWQ
Bob Smith, U.S. Army COIpS of Engineers, Regulatory Division
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Sincerely,
fzr.....
Loretta K. Barsamian
Executive Officer
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California Environmental Protection Agency
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CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD
SAN FRANCISCO BAY REGION
ORDER No. R2-2003-0031
WASTE DISCHARGE REQUIREMENTS AND WATER QUALITY CERTIFICATION FOR:
CHANG SU-O UN (AKA JENNIFER UN), HONG LIEN UN (AKA FREDERlC LIN), AND
HONG Y AO LIN (AKA KEVIN LIN)
DUBLIN RANCH PROJECT, DUBLIN AND LIVERMORE, ALAMEDA COUNTY
The California Regional Water Quality Control Board, San Francisco Bay Region, hereinafter
Board, finds that:
1. Chang Su-O Lin, Hong Lien Lin, and Hong Yao Lin (hereinafter Discharger) propose to
construct a mixed-use residential, commercial, and open space development on a 515-
acre site in the City of Dublin (hereinafter Project). The Project consists of the following
elements:
a. Approximately 2,730 residential units at varying densities on about 271 acres;
b. Approximately 2.3 million square feet of retail, office, and commercial uses on
about 146 acres;
c. 58 acres of parks;
d Dedication of 45 acres as open space; and,
e. Associated roads, utilities, and other infrastructure.
2. There are approximately 10.22 acres of jurisdictional waters of the United States,
including creeks and wetlands, on the Project site. In addition, the site contains an
unspecified amount of seasonal creeks that are waters of the State. The site's waters of
the United States are comprised of:
a. Freshwater seasonal creeks: 5,548 linear feet (0.52 acres, which includes 0.04
acres of associated seasonal freshwater wetlands, such as seeps);
b. 0.92 acres of 1 freshwater pond;
c. 8.34 acres freshwater seasonal wetlands; and
d. 0.44 acres other wetlands.
3. The Project will result in the direct placement of approximately 20,300 cubic yards offill
into and/or other permanent distUIbance of all of the 10.22 acres of jurisdictional waters
of the United States, including wetlands, and other waters on the Project site.
4. Waters on the Project site serve as habitat for the federally-listed threatened California
Red-Legged Frog (Rana aurora draytonii, hereinafter CRLF), and as habitat for the state
listed species of special concern and federal candidate-for-listing California Tiger
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Order No. Rl-2003-0031
permitting for their construction will be required. However, the Discharger has provided
conceptual designs for the t:htee crossings, and the Board anticipates that the crossings
and any associated mitigation will b~ incorporated into the Mitigation Plan, as discussed
. in that Plan.
9. Financial Assurance: The Discharger has submitted an estimate of the cost of creek and
wetland mitigation implementation, intended to serve as an estimate for the provision of
financial assurance adequate to ensure the success of the proposed mitigation. This Order
requires the Discharger to submit its revised estimates and appropriate supporting
information, to address the revised monitoring periods in the Mitigation Plan. The
Discharge has submitted the final estimates, but not the supporting information.-- This - u
Order requires the Discharger to submit, prior to the start of Project construction, a bond
or other appropriate instrument of financial assurance, callable by the Board, in the
amount of $3,591,620, plus the additional amount necessary to cover the revised
mitigation periods. The financial assurance amount may be stepped down upon the
successful completion of a mitigation item (i.e., the Northern Drainage mitigation as a
whole, Lin Livermore mitigation as a whole, etc.), as determined by the Executive
Officer. In addition, the Discharger may propose to step down the financial assurance for
certain items, like fencing, unlikely to fail once they have been appropriately constructed.
A proposal to do so must be submitted, prior to the start of Project construction, with the
required financial assurance instrument and proposal. The mitigation financial assurance
estimates are:
a. For the Northern Drainage mitigation, $1,097,740;
b. For the Tassajara Creek mitigation, $479,408;
c. For the Lin Livermore mitigation, $1,001,340; and,
d For the on-site creeks, $1,013,132.
10. Long-term Management: The long-term management of the mitigation sites will be
transferred to an appropriate land management group or agency, subject to the approval of
the Executive Officer. The Center for Natural Lands Management (CNLM) is one suc~
group that has expressed interest in serving as the land manager of the Northern Drainage,
Tassajara Creek, and Lin Livermore conservation areas. The Discharger has submitted
PAR analyses estimating the endowment amounts necessary for the appropriate
management, in perpetuity, of the conservation areas. This Order requires the Discharger
to work with a third party land manager accepted by the Board to finalize the
determination of what amount of money is necessary for an endowment fund to
adequately finance the monitoring and perpetual management and maintenance of the
preserve and endangered species habitat protection areas, and to submit this
determination to the Board, acceptable to the Executive Officer. The Discharger has
presently estimated that an amount of$963,525 is necessary, and this Order requires
provision of at least this amount, or a greater amount, as determined through consultation
with the accepted land manager. Under the present estimate, the $963,525 is distributed
as follows:
a. For the Northern Drainage conservation area: $452,083;
b. For the Tassajara Creek conservation area: $186,794; and,
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Order No. R2-2003-OO31
c. For the Lin Livermore conservation area: $324,648.
11. On September 2 I, 2000, the Discharger submitted an initial appli~ation for Water Quality
Certification and Waste Discharge Requirements for the Project. That application was
subsequently completed by additional submittals.
12. The Board has detennined to regulate the proposed discharge of fill materials into waters
of the State by issuance of Waste Discharge Requirements (WDRs) pursuant to Section
13263 of the California Water Code (CWe) and 23 CCR 93857, in addition to issuing
certification pursuant to 23 CCR ~.3859. The Board considers WDRs necessary to
adequately address impacts and mitigation to beneficial uses of waters of the State from
this project, to meet the objectives of the California Wetlands Conservation Policy
(Executiv~ Order W-59-93), and to accommodate and require appropriate changes over
the life of the project and its construction.
13. The Board, on June 21, 1995, adopted, in accordance with Section 13244 et. seq. of the
CWC, a revised Water Quality Control Plan, San Francisco Bay Basin (Basin Plan). This
updated and consolidated revised Basin Plan was approved by the State Water Resources
Control Board and the Office of Administrative Law on July 20, 1995, and November 13,
1995, respectively. A summary of regulatory provisions is contained in 23 CCR 3912.
The Basin Plan defines beneficial uses and water quality objectives for waters of the
State, including surface waters and groundwaters. This Order is in compliance with the
Basin Plan.
14. The subject wetlands, seasonal creeks, and other waters on the Project site are located in
the South Bay Basin, and are tributary to Arroyo Mocho. _Arroyo Mocho flows into the
Arroyo de la Laguna, Alameda Creek, and thence to San Francisco Bay. The Northern
Drainage and Tassajara Creek mitigation are tributary to Tassajara Creek, and thence to
Arroyo Mocho. The Lin Livermore mitigation site is tributary to the Arroyo Las Positas,
and thence to Arroyo Mocho. The Basin Plan does not explicitly identify beneficial uses
for waters on the Project site. However, the Basin Plan states that "ftJhe beneficial uses
of any specifically identified waterbody generally apply to all of its tributaries." The
Arroyo de la Laguna and Alameda Creek have the following existing beneficial uses
defined in the Basin Plan: agricultural supply, cold freshwater habitat, ground water
recharge, fish migration; water contact recreation; non-contact water recreation; fish
spawning; wann freshwater habitat; and wildlife habitat Additionally, waters on the
Project site provide potential habitat for the preservation of rare and endangered species,
including breeding and dispersal habitat for the federally listed threatened CRLF, and
breeding habitat for the state-listed species of special concern CTS.
15. The Basin Plan Wetland Fill Policy (policy) establishes that there is to be no net loss of
wetland acreage and no net loss of wetland value when the project and any proposed
mitigation are evaluated together,. and that mitigation for wetland fill projects is to be
located in the same area of the Region, whenever possible, as the project. The policy
further establishes that wetland disturbance should be avoided whenever possible, and if
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not possible, should be minimized, and only after avoidance and minimization of impacts
should mitigation for lost wetlands be considered.
16. The goals of the California Wetlands Conservation Policy (Executive Order W -59-93,
signed August 23, 1993) include ensuring "no overall loss" and achieving a".. .long-term
net gain in the quantity, quality, and permanence of wetland acreage and values......
Senate Concurrent Resolution No. 28 states that H[i]t is the intent of the legislature to
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preserve, protect, restore, and enhance California's wetlands and the multiple resources
which depend on them for benefit of the people of the State." Section 13142.5 of the
CWC requires that the H[h]ighest priority shall be given to improving or eliminating
discharges that adversely affect... wetlands, estuaries. and other biologically sensitive
areas. "
17. This Order applies to the temporary and permanent fill and indirect impacts to waters of
the State associated with the Project, which is comprised of the components listed in
Finding 1. Construction of the project will result in the permanent placement of fill in
and/or disturbance of 10.22 acres of jurisdictional waters, including freshwater seasonal
wetlands, seeps, and creeks. The permanent impact of this fill on waters was identified as
a potentially significant impact in the Environmental hnpact Report (hereinafter EIR) and
Negative Declarations certified for the Project.
18. The Discharger has submitted an Alternatives Analysis and supplemen,tal information
described in the Staff Report to show that appropriate effort was made to avoid and then
to rninirni7.e wetland disturbance, as required by the Basin Plan. Board and federal
agency staff held extensive additional discussions with the Discharger regarding its
Alternatives Analysis. The Board concurs with the conclusions of the Alternatives
Analysis, as supplemented.
19. Discharges of storm water associated with construction activity will occur. The CEQA
documents certified for the Project identify such discharges, including the pollutants
associated with them, as a potentially significant impact. The Discharger is responsible
for obt~g appropriate permits for these discharges, including complying with the rules
and regulations of National Pollutant Discharge Elimination System (NPDES) permit
requirements. This includes complying with the requirements of State Water Resources
Control Board Water Quality Order No. 99-08-DWQ, the NPDES General Permit for
Storm Water Discharges Associated with Construction Activity (hereinafter General
Permit).
20. Discharges of storm water associated with the post-construction operation and
maintenance of the Project will occur following its completion. The CEQA documents
certified for the Project identify such discharges, including the pollutants associated with
them, as a potentially significant impact The Discharger is responsible for obtaining
appropriate permits for these discharges, including complying with the rules and
regulations ofNPDES permit requirements. This includes complying with the
requirements placed on the Project under NPDES Permit CAS0029831, the NPDES
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Order No. R2-2003-0031
Municipal Storm Water Permit that covers the City of Dublin. The Discharger has
submitted a SWMP for its project that, together with the additional submittals required
under this Order, is consistent with the requirements ofNPDES Permit CAS0029831,
Provision C.3, the permit provisions addressing new and redevelopment projects.
21. Because of the Project's proximity to sensitive resources, including special status species
habitat, and potential to disc4arge materials that could significantly impact those
resources, this Order requires the Discharger to submit a StOIDl Water Pollution
Prevention Plan or Plans (SWPPPs) for the Project, prepared pursuant to the provisions of
the General Permit, at least 60 days prior to the beginning of construction for the Project.
22. Discharges of ground water or other non-storm water during construction may be
required. This Order considers such discharges covered by the General Permit,
contingent on submittal of an acceptable discharge plan at least 30 days prior to such a
discharge.
23. The California Environmental Quality Act (CEQA) requires all projects approved by
State agencies to be in full compliance with CEQA, and requires a lead agency to prepare
an appropriate environmental document (e.g., Environmental Impact Report or Negative
Declaration) for such projects. The Board finds, after review of the Project's
environmental documents, that all environmental impacts have been identified and, with
compliance with the conditions of this Order, will be mitigated to a level of
insignificance. On May 10, 1993, the City of Dublin certified the Addendum and Final
Environmental Impact Report for the Eastern Dublin General Plan Amendment and
Specific Plan, which includes the Project On November 18, 1997, the City of Dublin
certified Negative Declarations for Dublin Ranch Areas A through E, aILd on February IS,
2000, for Dublin Ranch Areas F, G, and H, which include the Project area and/or areas
associated with the Project and its mitigation.
24. On August 14, 2000; the U. S. Army Corps of Engineers (Corps) issued a Public Notice
for a proposed Individual Permit for the Project (Corps File No. 25144S) pursuant to
Section 404 of the Clean Water Act
25. On.July 1, 2002, the United States Fish and Wildlife Service (USFWS) issued a
Biological Opinion for the Project (USFWS File No. 1-1-01-F-0208).
26. Pursuant to 23 CCR Sections 3857 and 3859, the Board is issuing WDRs and Water
Quality Certification for the Project as descnoed herein.
27. The Board has notified the Corps, City, U.S. Fish and Wildlife Service (USFWS), CDFG,
and other interested agencies and persons ofits intent to prescribe WDRs and Water
Quality Certification for this discharge.
28. The Board, in a public meeting, heard and considered all comments pertaining to the
discharge.
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Order No. Rl-2003-OO31
29. This Project file is maintained at the Board under File No. 2199.9439 and Site No. 02-01-
C0508.
IT IS HEREBY ORDERED that Chang Su-O Lin (aka Jennifer Lin), Hong Lien Lin (aka
Frederic Lin), and Hong Yao Lin (aka Kevin Lin)(hereinafter Discharger), in order to meet the
provisions contained in Division 7 of the California Water Code and regulations adopted
thereunder, shall comply with the following, pursuant to authority under ewc Sections 13263
and 13267:
A. Discharge Prohibitions
1. The direct discharge of wastes, including rubbish, refuse, bark, sawdust, or other solid
wastes into surface waters or at any place where they would contact or where they would
be eventually transported to surface waters, including flood plains, is prohibited.
2. The discharge of floating oil or other floating materials from any activity in quantities
sufficient to cause deleterious bottom deposits, turbidity, or discoloration in surface
waters is prohibited.
3. The discharge of silt, sand, clay, or other earthen materials from any activity in quantities
sufficient to cause deleterious bottom deposits, turbidity, or discoloration in surface
waters is prohibited.
4. The wetland fill activities subject to these requirements shall not cause a nuisance as
defined in ewc ~13050(m).
5. The discharge of decant water from active dredging or fill sites and dredged material
stockpile or storage areas to surface waters or surface water drainage courses is
prohibited, except as conditionally allowed following the submittal of a discharge plan or
plans as described in the Provisions.
6. The groundwater in the vicinity of the Project shall not be degraded as a result of the
Project activities or placement of fill for the Project.
7. The discharge of materials other than storm water, which are not otherwise regulated by a
separate NPDES permit or allowed by this-Order, to waters of the State is prohibited.
8. The discharge of drilling muds to waters of the State, or where such muds could be
discharged to waters of the State, is prohibited.
B. Provisions
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1. The Discharger shall comply with all Prohibitions and Provisions of this Order
immediately upon adoption of this Order or as provided below.
2. The Discharger shall submit copies of all necessary approvals and/or permits for the
Project and mitigation projects from applicable government agencies, including, but not
limited to. CDFG, USFWS, City of Dublin. and Corps. for each Project component as
applicable to that component, prior to the start of construction on that component.
Project Implementation Deadlines
3. No construction shall commence on any Project component until all required docwnents.
reports. plans. and studies required in the Provisions associated with that component have
been submitted to and found acceptable by the Executive Officer. For example. mass
grading for the Project may begin, within the timelines of the related Provisions. when the
required financial assurance documents. SWPPP. and other documents required in the
Provisions have been accepted by the Executive Officer. fu all cases where the
Discharger is required to make a submittal acceptable to the Executive Officer. the
Executive Officer may detennine that construction may begin sooner than the specified
nwnber of days for the submittal prior to the beginning of construction.
4. Not later than 60 days prior to the beginning of construction. the Discharger shall submit.
acc~ptable to the Executive Officer. a Plan that includes all appropriate Mitigation Plan
implementation details that are not presently included in the Mitigation Plan. This
includes planting plans and details such as designs and construction drawings for in-
stream structures. pond reconstructions. inigation plans. and all other information, as
appropriate. Upon the Executive Officer's determination that the Plan is acceptable, the
Executive Officer may determine that construction may begin sooner than 60 days
following submittal of the acceptable Plan.
A Plan for the following mitigation component may be submitted later than 60 days prior
to the beginning of construction, but must be submitted within twelve months of the date
of Board approval of this Order: the 7.43 acre mitigation area at the base of the Northern
Drainage watershed above Tassajara Road. including the reconstruction of the road
crossmg.
A Plan for the proposed on-site creek reconstruction may be submitted later than 60 days
prior to the beginning of construction, but shall be submitted no later than the time of on-
site project design for adjacent urban development (i.e.. residential and/or non-residential
uses), and shall include a schedule for construction at the same time as or prior to grading
for that adjacent development.
The Plan must include:
a. Proposed channel designs and earthwork for all creeks. including appropriate
longitudinal and cross sections and plan views;
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Order No. R2-2003-OO31
b. A detailed planting plan, including species lists, plant sizes and numbers, and
planting designs relative to creek cross sections and plan views;
c. An irrigation plan for the mitigation areas, where irrigation is proposed;
d. - A workplaIi for future submittals of specific details and plans for all creek
sections that will be culverted, bridged, or otherwise crossed or immediately
adjoined by roads, paths, or si,mi,lar improvements;
e. A finalized financial assurances proposal with all appropriate detail on financial
assurances being provided to ensure the estahlishment and success, in perpetuity,
of the proposed mitigation;
[ An implementation schedule that provides for completion of constnIction of the
proposed mitigation within 24 months of the Board's adoption of this Order~ n.
proposed timing for the reconstruction of the Tassajara Road crossing of the
Northern Drainage to a bridge design as specified above, and estimated timing for
the submittal of bridge crossing ROWDs for the Fallon Road/Northem Drainage
and Tassajara Creek crossings. However, completion of construction of the
Northern Drainage mitigation, except the 7.43 acre site and Tassajara Road
Crossing, may be as late as 30 months following the Board's adoption of this
Order. Completion of construction for the 7.43 acre site and Tassajara Road
Crossing shall be no later than 36 months following the Board's adoption of this
Order. The implementation schedule shall ensure the completion of the majority
of work within the first 12 months following Board adoption of this Order;
g. Incorporation ofH.T. Harvey & Associates' memo of March 12,2003, into the
Mitigation Plan's Performance Standards and Success Criteria;
h. Revised Grazing Plan!Habitat Management Plan language to reflect that the
grazing regime in a conservation area may be altered during the grazing season,
within the limits of the Plans, if it is clear that the expected performance standards
will not be met;
1. Incorporation of the following success criteria for the success of CRLF and CTS,
as per the Habitat Management Plans, into the Mitigation Plan:
i) CRLF: The proposed Northern Drainage and Lin Livermore mitigation
sites shall each result in the creation and/or enhancement of habitat in
which CRLF are breeding and ofhigh-quaIity dispersal habitat for CRLF,
and on which CRLF predators have been appropriately minimized. The
proposed Tassajara Creek mitigation site shall result in high-quality
habitat for the CRLF, in which CRLF are present and CRLF predators
have been appropriately minimized.
ii) CTS: The proposed Northern Drainage mitigation sites shall result in the
creation of habitat providing high-quality breeding, larval, and aestivation
habitat; and, .
J. All other information related to this Provision, Sections a-i, as appropriate.
5. As-built plans for the mitigation sites shall be prepared as per the Mitigation Plan, and
submitted to the Board within 8 weeks of the completion of mitigation site construction.
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Order No. R2-2003-0031
6. Annual monitoring reports shall be submitted to the Board by December 31 of each
monitoring year, as per the Mitigation Plan, and until the sites have met their performance
standards and final success criteria and the Executive Officer has accepted ~ notice of
mitigation completion for each site. Monitoring reports shall be prepared as described,
and shall also include the proposed annual grazing and special-status species monitoring,
including photographs, residual dry matter monitoring results, and all other information,
as appropriate.
7. Not later than 60 days prior to the beginning of construction, the Discharger shall submit,
acceptable to the Executive Officer, draft conservation easements for all mitigation areas,
including finalized locations of the two easement zones on Tassajara Creek and the .
adjacent tributaries as more specifically set forth herein. Upon the Executive Officer's
acceptance of the draft easements, the Executive Officer may determine that work may
begin sooner than 60 days after submIttal of acceptable easements. The drafts shall be
finalized within ten months of the date of adoption ofthis Order and final executed
easements, acceptable to the Executive Officer, shall be submitted within twelve months
ofthe date of adoption of this Order.
a. The Tassajara Creek Conservation Area (TCCA) easements shall follow the
stability analysis completed by Berlogar GeoTechnical Consultants, as reported in
the Mitigation Plan. sufficient to provide that the boundary between the habitat
conservation area ("Tassajara Creek Management Zone," or TCMZ) and the
private conservation area is at or outside a stable setback from the banks of
Tassajara Creek, Moller Ranch Creek, and the Northern Drainage. The private
conservation area easement may allow the following uses in that area: a
pedestrian trail; water quality features (e.g., vegetated swales or detention basins
to treat stonnwater runoff); and, the placement of fill into upland areas.
b. The construction of a pedestrian trail within the Northern Drainage Conservation
Area shall be prohibited, except upon submittal, acceptable to the Executive
Officer, of an acceptable trail design. Such a design shall minimize any
encroachment into the Conservation Area. Where encroachment is necessary, it
shall be limited to hill areas on the south side of the Northern Drainage (e.g.,
along the existing paved water tank access road, or at a similar elevation).
8. The Discharger shall submit a ROWD or ROWDs for each of its proposed bridge
crossings of the conservation areas as discussed in the Findings, and receive appropriate
review and action by the Board, prior to beginning construction of those projects.
9. Not later than 60 days prior to the beginning of construction, the Discharger shall submit,
acceptable to the Executive Officer, a SWMP implementation plan. The SWMP
implementation plan shall include the following:
a A work plan and schedule for the proposed submittal, acceptable to the Executive
Officer, of final designs for the proposed regional water quality pond, and
including a schedule for the pond's construction and completion, not less than 48
months after the beginning of Project construction, or after the development of at
least 60 percent of the Project (streets and utilities in place and building pads
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OrderNo. R2-2003-0031
graded), whichever occurs fIrst This shall also include a work plan and schedule
for the submittal of an Operations and Maintenance (O&M) plan, as described in
the SWMP, that addresses O&M for the regional pond and other BMPs;
b. Submittal of finalized Storm Water Quality Deed Restrictions and proposed
funding amounts under the Deed Restrictions, sufficient to ensure the appropriate
O&M of the regional pond and other BMPs for their lifetime;
c. Provision for submittal to the Board of City of Dublin-approved post-construction
Stormwater Management Plans for projects in the General Commercial,
Commercial, and medium-high and high-density residential areas, within areas B, .
C, and H, at the time those projects are constructed.
Board staff shall review the submitted SWMPs to determine whether appropriate
design measures, source controls, and treatment measures, as descn"bed in the
Project SWMP, have been included to the maximum extent practicable (MEP) in
those projects. Should the Executive Officer determine that the Plans have failed
to include those measures to the MEP, the Executive Officer shall notify the
Discharger and the City of Dublin of this determination in writing. After such a
notification, future sub-project specific SWMPs shall be submitted, acceptable to
the Executive Officer, at least 60 days prior to the beginning of construction for
each sub-project. Should a sub-project specific SWMP be unacceptable to the
Executive Officer, then Board staff shall provide comments on the Sw:MP within
30 days of SWMP submittal. This process (i.e., required submittal of sub-project
SWMPs, acceptable to the Executive Officer, prior to construction) shall continue
until the City.ofDublin has demonstrated, acceptable to the Executive Officer,
that it has revised its review and approvai process sufficient to ensure that
appropriate BMPs will be included to the MEP in Dublin Ranch sub-projects.
10. Not later than 60 days prior to the beginning of construction, the Discharger shall submit,
acceptable to the Executive Officer, proof of financial assurance adequate to ensure the
success of the proposed creek and wetland mitigation as described in Finding 9. This
may consist of a bond, certificate of deposit, or other instrument callable by the Board in
the event of creek and/or wetland mitigation failure. This financial assurance shall be no
less than $3,591,620. Not later than one week before submitting its proof of financial
assurance, the Discharger shall submit a report, acceptable to the Executive Officer, with
the supporting information necessary to demonstrate that this' amount includes that
necessary to cover the revised mitigation periods, as revised in the Mitigation Plan. The
Discharger may submit, acceptable to the Executive Officer, a proposal to "step down"
the mitigation over time, as described in the Findings.
11. Not later than 60 days prior to the beginning of construction, the Discharger shall submit,
acceptable to the Executive Officer, a draft agreement with a third party appropriate to
manage the conservation areas perpetuity. Upon the Executive Officer's acceptance of
. the draft agreement, the Executive Officer may determine that work may begin sooner
than 60 days after submittal of the agreement. The draft shall be finalized within ten
months of the date of adoption of this Order and a final executed agreement, acceptable to
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Order No. R2-2003-0031
acceptable to the Executive Officer, at least 30 days prior to such a discharge.
18. The Discharger shall notify the Board in writing at least 30 days prior to actual start dates
for each Project component (i.e., prior to the start of grading or other construction activity
for any Project component, including the creek and wetland mitigati9n components).
19. The Discharger shall at all times fully comply with the engineering plans, specifications,
and technical reports submitted with its application for water quality certification and the
completed report of waste discharge.
20. The Discharger is considered to have full responsibility for correcting any and all-
problems that arise in the event of a failure that results in an unauthorized release of
waste or wastewater.
21. The discharge of any hazardous, designated or non-hazardous waste as defined in Title
23, Division 3, Chapter 15 of the California Administrative Code, shall be disposed ofin
accordance with applicable state and federal regulations.
22. The Discharger shall remove and relocate any wastes that are discharged at any sites in
violation of this Order.
23. In accordance with CWC ~ 13260, the Discharger shall file with the Board a report of any
material change or proposed change in the ownership, character, location, or quantity of
this waste discharge. Any proposed material change in operation sh3.J.I be reported to the
Executive Officer at least 30 days in advance of the proposed implementation of any
change. This shall include, but not be limited to, all significant new soil disturbances, all
proposed expansion of development, or any change in drainage characteristics at the
Project site. For the pmpose of this Order, this includes any proposed change in the
boundaries of the area of wetland/waters of the United States to be filled.
24. The following standard conditions apply to this Order:
a. Every certifieation action is subject to modification or revocation upon
administrative or judicial review, including review and amendment pursuant to
CWC ~13330 and 23 CCR ~3867.
b. Certification is not intended and shall not be construed to apply to any activity
involving a hydroelectric facility and requiring a Federal Energy Regulatory
Commission (FERC) license or an amendment to a FERC license unless the
pertinent certification application was filed pursuant to 23 CCR ~3855(b) and that
application specifically identified that a FERC license or amendment to a FERC
license for a hydroelectric facility was being sought.
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Order No. R2-2003-0031
c. Certification is conditioned upon total payment of any fee required pursuant to 23
CCR ~3833 and owed by the discharger.
25. The Discharger shall maintain a copy of this Order at the Project site so as to be available
at all times to site operating personnel and agencies.
26. The Discharger shall permit the Board or its authorized representative at all times, upon
presentation of credentials:
a. Entry onto Project premises, including all areas on which wetland fill or wetland
mitigation is located or in which records are kept.
b. Access to copy any records required to be kept under the terms and conditions of
this Order.
c. Inspection of any treatment equipment, monitoring equipment, or monitoring
method required by this Order.
d. Sampling of any discharge or surface water covered by this Order.
27. This Order does not authorize commission of any act causing injury to the property of
another or of the public; does not convey any property rights; does not remove liability
under federal, state, or local laws, regulations or rules of other programs and agencies, nor
does this Order authorize the discharge of wastes without appropriate permits from other
agencies or organizations.
28. The Board will consider recission of this Order upon Project completion and the
Executive Officer's acceptance of notices of completion of mitigation for all mitigation,
creation, and enhancement projects required or otherwise permitted now or subsequently
under this Order.. '
I, Loretta K.. Barsamian, Executive Officer, do hereby certify that the foregoing is a full,
complete, and correct copy of an Order adopted by the California Regional Water Quality
Control Board, San Francisco Bay Region, on April 16, 2003.
CZ~~B~~
Executive Officer
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257
BGC
October 1. 1997
Job No. 1394.904
Ms Jennifer Lin
C/o Mr. Ted Fairfield
5510 Sunol Boulevard
Pleasanton. California 94566
Subject:
Phases 1 and 2 - Environmental Site Assessment
Pao- Y eh Lin Property
Tassajara Road
Dublin, California
Gentlemen:
INTRODUCTION
This report contains the results of our Phases 1 and 2 - Environmental Site Assessment of
hazardous and toxic substances for h'le subject project. The site is located north of Interstate 580
and east of Tassajara Road in Dublin. California. The location of the property is shown on the
Vicinity Map, Plate 1.
Purpose
To identify and assess characteristics of the subject property that may have been contaminated
based on current or historic uses a Phase 1 - Environmental Site Assessment was performed.
Also, based on previous agricultural use of the site, a limited Phase 2 assessment was performed
which included: soil sampling and analytical testing to evaluate the presence and/or concentration
of pesticides or herbicides in surface soils. For the purpose of this assessment, hazardous
contaminants are defined as those substances listed as hazardous per Title 22 of the California
Code of Regulations (CCR).
SCOPE OF WORK
Our scope of services for this study have included:
1. A site reconnaissance including photographic documentation, observations of surrounding
properties, and site vicinity;
2. Interviewing current and previous land users;
3. Contacting pertinent government agencies to obtain relevant information;
SOIL ENGINEERS' ENGINEERING GEOLOGISTS. 5587 SUNOL BOULEVARD' PLEASANTON, CA 94566 · (925) 484-0220 · FAX: (925) 846-9645
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October 1, 1997
Job No. 1394.904
Page 2
2?t'
4. Review of available information pertaining to site history. land uses, and geologic maps
of the site vicinity;
5. Examination of several generations of stereopaired aerial photographs;
6. Assembling and interpreting data;
7. Obtaining twenty-seven surface soil samples and performing analytical testing on five
composite samples for presence of pesticides (EPA 8140) and herbicides (EPA 8150);
and
8. Preparation of this report presenting our findings and opinions.
PHASE 1 - ENVIRONMENTAL SITE ASSESSMENT
Site Description
The site is a rectangular shaped parcel encompassing about 300 acres, as shown on the Sample
Location Map, Plate 2. The Assessors Parcel Numbers (APN) are 985-0005-001 and 985-0005-
002.
The subject property is currently undeveloped. The southern half is relatively flat having
elevations ranging from about 340 to 350 feet, sloping to the south. This area has been recently
disced and is currently used for agricultural purposes. The northern half of the site consists of
rolling hills and intervening valleys that rise from elevations of 450 to 500 feet with drainage
towards the south currently used for grazing. There is an existing stock pond located along a
valley in the north-central portion of the site.
Site History
Information on the history of the site was ~btained by a review of a preliminary title report by
First American Title Guaranty Company, dated June 26, 1997, an examination of several
generations of aerial photographs of th~ site and surrounding area, and interview and discussions
with Mr. Clyde Casterson (who has reportedly managed the property for about 40 years). Mr.
Casterson currently leases the site for ranching.
Reportedly. the site consists of two parcels (designated as Parcels 1 and 2). Records indicate
that the property was a portion of lands of Rancho Santa Rita prior to 1862. The property was
owned by Samuel Martin and acquired by Michael and Thomas Devaney between 1862 and
1880. Pao-Yeh Lin and Bih-Yu LiI?-"acquired the lands in 1977 and are the current owners.
Aerial photographs taken in 1957 show five small structures and corrals clustered near the north
of drainage swale which discharges to the flatland area in the central portion of the site. The
BERLOGAR GEOTECHNICAL CONSULTANTS
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October 1. 1997
Job No. 1394.904
Page 3
2?~
1957 photographs show the remainder of the site appears to be undeveloped vacant lands. Aerial
photographs taken in 1969, 1976, and 1986, show the site appears to have remained relatively
unchanged from the 1957 photographs. Photographs taken in 1996 show all pre-existing
structures had been completely removed; the remainder of the site appears relatively unchanged
from the earlier 1986 photographs.
According to Mr. Clyde Casterson, based on his knowledge, the property has been used
exclusively for farming and grazing purposes over about the past 40 years, and that the previous
structures and corrals at the site were vacant since circa 1940. Mr. Casterson has indicated that
to his knowledge, no underground storage tanks or asbestos containing materials were located
at the site.
Site Survey
On July 25. 1997, Mr. Theodore Bayham of Berlogar Geotechnical Consultants (BGC) visited
the site, toured the grounds, observed conditions at the existing site and surrounding properties.
During our site visit, the site was apparently used for agricultural on the southern half and
grazing on the northern half. The southern half of the property was plowed but not planted.
About 500 feet south of a stock pond near the center of the site. some minor wood rubble and
existing fill was noted that appears to be remnant debris from the previous structures. An old
well casing was observed in this area. No underground storage tanks (USTs) were observed at
the site. and no apparent staining of surface soils in this area was noted. No barrels or
suspicious materials were observed at the site..
Surrounding Land Use
The surrounding area to the west, east and north is currently undeveloped and also used for
farming and ranching purposes. The site is bounded by a frontage road and Interstate 580 to
the south.
REPORTS BY REGULATORY AGENCIES
A review was made of relevant public records concerning the subject property. Primary sources
of information consulted include:
1. Alameda County Department of Environmental Health;
2. Dublin Fire Department; and
3. Environmental Data Resources, Inc. - Radius Map with Geocheck.
BERLOGAR GEOTECHNICAL CONSULTANTS
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October I, 1997
Job No. 1394.904
Page 4
2LLO
Interviews with Alameda County Department of Environmental Health and Dublin Fire
Department personnel report no known hazardous materials stored or used at the site, or
underground storage tanks.
The site is not on the EP A National Priorities List, the California DOHS Bond Expenditure List.
nor lists of underground tank leaks or hazardous sites kept by RWQCB of the County or City
agencies. It is also not posted on the Comprehensive Environmental Response Compensation
Liability and Information System (CERCLIS). The site is not on the Resource Research and
Recovery Act (RCRA) listing as a hazardous waste transporter or generator. There are no sites
on the EPA National Priority List, the DOSD Bond Expenditure List, the SFBRWQCB North
Bay Toxic List within I-mile of the subject site. The environmental data resources radius map
with geocheck is provided in the attached appendix. .
The California Leaking Underground Storage Tank Report (LUST) reports no underground tank
leaks within a I-mile radius of the subject site.
HYDROGEOLOGIC SETTING
Published maps of the site vicinity (Dibblee, 1980) show the area to be underlain by Plio-
Pleistocene sedimentary rocks of the Ta~sajara Formation in the northern, hilly part of the site
and Pleistocene-Holocene Age alluvium in the near-level southern part of the site. The Tassajara
Formation consists of interbedded siltstone, sandstone. and conglomerate and the alluvium
consists of interbedded sand, silt. clay and clayey gravel. The Tassajara Formation unit has
been mapped dipping to the south-southwest.
Concurrent with this Phase 1 and 2 study, BGC has performed field exploration for a
geotechnical investigation at this site. Ground water was encountered in a boring drilled by
BGC in the alluvium in the southern part of the site at an approximate depth of 31 feet. Also,
at borings in the northern part of the site. encountered ground water in the valley areas at about
10 feet below the ground surface. The ground water gradient at the site likely follows the
general topographic gradient towards the south.
The [mdings of our Phase I study are summarized below:
1. Historic use of the site appears to have been limited to fanning and ranching.
2. Records indicate that no known contamination or source of contamination exists at the
site.
3. No known ground water contaminated sites are located within I-mile upgradient of the
site.
BERLOGAR GEOTECHNICAL CONSULTANTS
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October 1, 1997
Job No. 1394.904
Page 5
2.~1
4. No underground storage tanks or asbestos containing materials are known to exist at this
site. .
PHASE 2 - LIMITED SOIL SAMPLING AND ANALYTICAL TESTING
Sample Collection
A total of 27 soil samples were collected on August 1 and 4, 1997 at the approximate locations
are shown on the Sample Location Map. Plate 2. These sampling locations are designated as
S-1 through S-27. Samples were obtained from the upper foot of soil, placed in unused glass
jars, and transported to our office. The 27 soil samples obtained were composited into a total
of five composite samples for analytical testing. The composite included: C-1 (S-1, S-2. S-3,
S-4 and S-5); C-2 - (S-6, 5-7, S-8. S-9, S-10 and S-l1); C-3 - (S-12, S-13, 5-14, S-15, S-16 and
S-17); C-4 - (S-18, 5-19, 5-20, 5-21 and 5-22); and C-5 - (5-23, S-24. 5-25. 5-26 and S-27)
The composite samples were transported under property chain-of-custody on ice to American
Environmental Network. Inc. (AEN) in Walnut Creek, California. Composite samples were
analyzed for chlorinated herbicides (EPA 8150) and organocWorine pesticides (EPA 8140). The
results of analytical testing by AEN on August 26, 1997 is included in the attached Appendix.
All five composite samples were found to have no detectable levels of chlorinated herbicides and
organochlorine pesticides.
Findings
The general composition of the topsoil at the sampling locations consisted of dark brown silty
clay. No obviously potential hazardous materials were observed during sampling, and no
detectable levels of pesticide or herbicide contamination were encountered.
CONCLUSIONS
On the basis of our Phases 1 and 2 - Environmental Site Assessment we did not find any
indication or conditions that would require a further Phase 2 study.
LIMITATIONS
OUf environmental site assessment is based on a review of geologic maps and literature,
examination of aerial photographs, limited analytical testing and surface reconnaissance. Site
descriptions described in the text are those existing at the time of our field reconnaissance in
August, 1997, and are not necessarily representative of such conditions at other locations and
times. The conclusions and recommendations contained herein are professional opinions derived
BERLOGAR GEOTECHNICAL CONSULTANTS
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October 1. 1997
Job No. 1394.904
Page 6
2.~ ]"
in accordance with current standards of environmental assessment practice; no other warranty
is expressed or implied.
Respectfully submitted,
BERLOGAR GEOTECHNICAL CONSULTANTS
IY::~~
SeniQr Engineer
4988
Attachments:
References
Plate 1 - Vicinity Map
Plate 2 - Sample Location Map
Appendix A - EDR Radius Map with Geocheck
Appendix B - American Environmental Network, Inc. - Analytical Testing Results
Copies: Addressee (6)
Mr. Dave Schneider (1)
MacKay & Somps (2)
Attention: Mr. Dave Chadbourne
wp51/rcport/5331
BERLOGAR GEOTECHNICAL CONSULTANTS
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REFERENCES
Alameda County Department of Environmental Health Services. file review and personal
communication on August 26. 1997.
American Environmental Network, Inc., laboratory report dated August 26, 1997.
Berlogar Geotechnical Consultants, on-going geotechnical investigation and field exploration.
August 1997.
Casterson, Clyde, phone conversation on August 5. 1997.
Dibblee. T.W., 1980, "Preliminary Geologic Map of the Dublin Quadrangle, Alameda and
Contra Costa Counties, California", United States Geological Survey Open-File Report
80-537.
Dublin Fire Department, file review and personal communication on August 29, 1997.
EDR - Radius Map with Geocheck report, "Pao-YehlLin Property", Inquiry No. 187728.1s,
dated August 4, 1997.
First American Title Guaranty Company, "Title Report Order 592434", dated June 26, 1997.
AERIAL PHOTOGRAPHS
Pacific Aerial Surveys: (August 5, 1997)
May 16, 1957. AV-253. Line 27. Frames 41, 42
May 15, 1969. A V-903. Line 5, Frames 18. 19
May 26. 1976. AV-1250. Line 05. Frames 15. 16
April 20. 1986. A V-2862, Line 5. Frames 18, 19
August 9.1996. AV-5200, Line 28, Frames 37,38,39
BERlOGAR GEOTECHNICAL CONSULTANTS
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SOIL ENGINEERS' ENGINEERING GEOlOG"'S
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Via Facsimile and Mail
March 6, 2006
Job No. 1394.113A
Mr. Jim Tong
Charter Properties
4690 Chabot Drive, Suite 100
Pleasanton, California 94588
Subject:
Geotechnical Assessment of Commercial Development
Grafton Station at Dublin Ranch
Dublin Boulevard and Grafton Street
Dublin, California
Dear Mr. Tong:
At the request of Mr. Dave Chadbourne of MacKay & Somps, this letter provides our
geotechnical assessment of commercial development at Grafton Station at Dublin Ranch in
Dublin, California. Based on our discussion with Mr. Chadbourne. we understand that the
planned commercial development consists of 8 buildings with associated parking areas,
driveways and underground utilities. As part of a larger project, we previously performed three
geotechnical investigations at the site and its vicinity, and presented the results in the following
reports:
1. Geotechnical investigation report titled '"Dublin Ranch. Assessment District, Infrastructure
Improvements, Tassajara Road and Fallon Road, Dublin. California," dated May 5. 1999
(BGC Job No. 1394.112).
2. Geotechnical investigation report titled "Dublin Ranch - Pao- Yeh Un Property, Tassajara
Road, Dublin, California," dated August 30, 1999 (BGC Job No. 1394.113).
3. Geotechnical investigation report titled "Preliminary Geologic and Geotechnical
Investigation. Pao- Yeh Un Property. T assajara Road, Dublin, California," dated
November 13, 1998 (BGC Job No. 1394.106).
During our previous investigations, we reviewed aerial photographs of the site and its vicinity,
pertinent geologic maps and available published reports; and performed geologic mapping of the
site. We also drilled a total of 12 borings to depths of about 25 to 50 feet to explore the soil and
groundwater conditions at the site and its vicinity. To evaluate the expansion potential,
settlement characteristics, liquefaction potential, shear strengths and corrosion potential of the
soil and engineered fill, we conducted 48 Atterberg Limits, 100 single-point consolidation/swell,
72 direct shear, 22 unconfined compression, 13 consolidation. 19 gradation, 8 compaction and 8
corrosion tests.
To evaluate the presence and absence of earthquake faults within the site, we reviewed pertinent
fault maps and aerial photographs of the site. No earthquake faults (active or inactive) are found
SOIL ENGINEERS. ENGINEERING GEOLOGISTS. S587 SUNOL BOULEVARD. PLEASANTON, CA 94S66 . (925) 484-0220 . FAX: (925) 846-9645
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March 6, 2006
Job No. 1394.113A 2 ~ 1
Page 2
within the site. In the vicinity of the site, the Mt. Diablo Thrust, Calaveras, Greenville and
Hayward faults lie about 3 miles north, 4 miles southwest, 8 miles northeast and 10 miles
southwest of the site, respectively. It is our opinion that, from a geotechnical engineering
standpoint, the nearby active faults do not preclude commercial development at the site.
As part of Area H of Dublin Ranch, the site was mass graded in 2003 under our observation and
testing. The results of our observation and testing are summarized in our April 28. 2004 report
(BGC Job No. 1394.329).
In summary. it is our opinion that, from a geotechnical engineering standpoint, the site is suitable
for commercial development. Our previous reports provide sufficient 'conclusions and
recommendations for site mass grading, and backbone roadway and underground utility
construction. Design-level foundation investigation/study should be performed to provide
specific conclusions and recommendations for the design and construction of the commercial
buildings and associated parking areas. driveways and underground utilities.
We trust this letter provides the information you require at this time. If you have any questions,
do not hesitate to call us.
Respectfully submitted,
I}ERLOGAR GEOTECHNICAL CONSULTANTS
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rincipal Engineer
E 2326, Exp. 12/31107
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Copies: Addressee (2)
MacKay & Somps (3)
Attention: Mr. Dave Chadbourne
word/lettersll 869 5
BERlOGAR GEOTECHN ICAl CONSU l T ANTS
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SUMMARY OF BIOLOGICAL SURVEYS
CONDUCTED BY H. T. HARVEY & ASSOCIATES AT DUBLIN RANCH
AREA H
06 April 2006
RARE PLANT SURVEY OF THE EAST DUBLIN PROPERTY. Project 555-03. August
21, 1990.
The Dublin Ranch site was surveyed by H. T. Harvey & Associates for special-status plants in
the Spring of 1990. A list of potentially occurring plants was generated by reviewing the Eastern
Dublin General Plan Amendment/Specific Plan EIR, appropriate local references, and the
California Natural Diversity Data Base (CNDDB). The entire site was surveyed to locate
potential habitat for any potentially occurring species. Transects were then established and
surveyed through appropriate habitat, searching for any special-status species potentially on site.
No special-status plants were found. Due in part to regular grazing of the site, vegetation height,
biomass, and diversity were low.
SAN JOAQUIN KIT FOX SURVEYS, DUBLIN RANCH, ALAMEDA COUNTY. Project
555-07. November 7, 1991.
The San Joaquin kit fox is known from sites seven or more miles to the east and northeast of
Dublin Ranch. The range and agricultural lands of the Ranch and surrounding areas would be
low to moderate quality kit fox habitat. Previous surveys on portions of the Dublin Ranch and
surrounding areas did not detect kit foxes, but detected several possible tracks. These prior
surveys were conducted for the Eastern Dublin General Plan Amendment/Specific Plan EIR by
Biosystems Analysis.
H. T. Harvey & Associates conducted kit fox surveys at twice the intensity recommended at that
time (1991) by California Deparbnent ofFish and Game guidelines. These surveys (September-
October 1991) did not detect kit fox activity on or near Dublin Ranch.
DUBLIN RANCH SPECIAL-STATUS AMPHIBIAN AND REPTILE SURVEYS. Project
555-09. July 20, 1993.
Surveys were conducted by H. T. Harvey & Associates for special-status amphibian and reptile
species on the Dublin Ranch property during the spring of 1993. The focus of these surveys
included California tiger salamander, California red-legged frog, and western pond turtle.
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No California tiger salamanders were found during the survey. Fifteen subadult California red-
legged frogs were found at two locations. Ten were along the northern boundary of the site in a
stock pond adjacent to the intermittent channel of the Northern Drainage. Five more were found
along Fallon Road along the southeastern edge of the site. Two adult western pond turtles were
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found off-site along Tassajara Creek. These findings were consistent with the 1989 surveys
conducted by Biosystems for the Eastern Dublin General Plan Amendment/Specific Plan EIR.
DUBLIN RANCH: 1995 SPECIAL-STATUS AMPIDBIAN AND REPTILE SURVEyS.
Project 555-11. March 25, 1996.
H. T. Harvey & Associates conducted additional surveys in the spring of 1995 to determine if the
distribution and abundance of special-status reptiles and amphibians had changed. These
surveys were initiated in a rainfall season (1994-1995) that was nearly 200% of normal. Surveys
were undertaken to provide updated data for the City of Dublin, which was undertaking a stream
corridor restoration plan and grazing management plan for the vicinity.
No California tiger salamanders were detected anywhere on the site. Seven juvenile California
red-legged frogs were detected in the same two locations (the Northern Drainage and Fallon
Road ponds) as in previous surveys. Two western pond turtles were detected off-site along
Tassajara Creek. The location and abundance of the California red-legged frog and western
pond turtle have been consistent throughout three separate studies.
DUBLIN RANCH FAIRY SHRIMP SURVEYS. Project 555-10. July 15, 1996.
Small, claypan pools occurring in the southwestern portion of the Dublin Ranch property were
monitored for listed fairy shrimp from December 1995 to April 1996. The only fairy shrimp
observed in the pools was Lindahl's fairy shrimp, which is not a special-status species. This
species of fairy shrimp tolerates a wide range of conditions and is the most common fairy shrimp
in California. In general, the pools supported a low diversity of invertebrates and contained
primarily weedy, opportunistic species as mosquito larvae and midgefly larvae.
DISTRIBUTION OF THE SAN JOAQUIN KIT FOX IN THE NORTH PART OF ITS
RANGE. Project 673-11. March 13,1997.
All known records of the San Joaquin kit fox and the results of kit fox surveys in Alameda and
Contra Costa Counties, as well as the western portion of San Joaquin County, were compiled and
summarized by H. T. Harvey & Associates. These results were used to delineate the limits of the
northern edge of the range of the San Joaquin kit fox based on specific, empirical data rather than
on more subjective assessments of habitat quality as had been done previously. Data from
surveys on and near Dublin Ranch were used in this report.
It was determined that there were only two confirmed sightings of kit fox in the region west of
Vasco Road; one was reportedly seen in 1992 on Black Hawk Road, and another was observed
along Morgan Territory Road, both in Contra Costa County. This report concluded that the
sighting along Black Hawk Road is likely an outlier and does not represent a resident kit fox
population.
While grassland habitat occurs west of kit fox sightings in Alameda and Contra Costa Counties,
kit fox have not expanded into these areas in recent years, nor is there any evidence that they
have ever used these areas historically. Despite considerable survey effort in these areas, there is
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little evidence to support assertions of their presence in the areas west and south of the range
boundary presented in this report.
SAN JOAQUIN KIT FOX SURVEYS, DUBLIN RANCH, ALAMEDA COUNTY. PHASE
1,1993 USFWS PROTOCOL, FALL 1996. Project 555-10. June 11, 1997.
The Dublin Ranch site was surveyed by H. T. Harvey & Associates following the 30 April 1993
protocol of the U.S. Fish and Wildlife Service. Surveys were conducted in October and
November 1996 and again in May 1997, using five survey methods: walking transects of the
entire project site to detect occupied or potential dens; spotlighting surveys; automatic camera
stations; track plate stations; and a compilation of infonnation derived from other surveys and
sightings within 10 miles of the Dublin Ranch site. Although 36 potential dens were found, only
one was occupied by canids (coyotes), and no inactive canid dens were detected. No evidence of
kit fox presence was detected during spotlighting surveys, at camera stations, or on track plates.
A review of previous kit fox sightings and survey results revealed only two confinned sightings
of kit fox in the region west of Vasco Road; one was reportedly seen in 1992 on Black Hawk
Road, and another was observed along Morgan Territory Road, both in Contra Costa County.
Summaries of known kit fox sightings and the results of other surveys within 10 miles of the
project site indicated that while grassland habitat providing potential dens and at least moderate
prey abundance is present in the Dublin/Livennore area, there is no kit fox population west of
Vasco Road.
DUBLIN RANCH SAN JOAQUIN KIT FOX PRELIMINARY REPORT AND RESULTS
FROM EARLIER PHASES OF KIT FOX SURVEYS. Project 555-13. June 11, 1997.
This preliminary report was prepared in accordance with the U.S. Fish and Wildlife Service's
1997 Survey Protocol for the San Joaquin kit fox. This report consisted of a map showing the
location of the Dublin Ranch site; a description of habitat suitability for the kit fox on the Dublin
Ranch site; a description of vegetative communities found on the project site using CNDDB; a
map showing kit fox sightings within a 10-mile radius of the site; a description of the continuity
of the vegetative communities between the site and kit fox sightings; results of walking transects
of the entire site, assessing habitat suitability (prey availability and denning potential); and an
analysis of potential adverse effects of the project, cumulative impacts, and mitigation
recommendations (if any).
. The survey methodology used by H. T. Harvey & Associates in the first phase of the survey
consisted of five elements: walking transects, spotlighting surveys, automatic camera stations,
track plate stations, and compilations of infonnation derived from other surveys and sightings
within 10 miles of the Dublin Ranch site. Two sets of walking transects were completed.
Although a number of potential dens were located, only one active canid den (that of a coyote)
and no inactive canid dens were found. No evidence of kit fox was detected during spotlighting
surveys, at camera stations, or on track plates.
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It was concluded that kit fox are absent from the Dublin Ranch site. Therefore project
development would not result in project-specific or cumulative impacts to kit fox, and no
mitigation for impacts to kit fox is necessary.
DUBLIN RANCH SAN JOAQUIN KIT FOX SURVEY (REVISED). Project 555-13.
October 9,1997.
In April 1997, the U.S. Fish and Wildlife Service (USFWS) revised its 1993 survey protocol for
the San Joaquin kit fox in the north part of its range. This report summarized the results ofH. T.
Harvey & Associates' spotlighting surveys and the use of track stations and camera stations on
the Dublin Ranch site in May and June 1997, according to the April 1997 USFWS protocol.
No evidence of kit fox presence on the" Dublin Ranch site was detected during this survey. It was
determined that the relative value of the site for kit fox is low due to the low density of ground
squirrels and other prey. Also, the presence of competitors such as coyotes and red fox may
constrain the expansion of kit fox into the Dublin area.
DUBLIN RANCH FAIRY SHRIMP SURVEYS 1996/1997 WET SEASON. Project 555-10.
December 2,1997.
Fairy shrimp surveys were conducted by H. T. Harvey & Associates for a second year according
to the protocol outlined in the U.S. Fish and Wildlife Service's 1996 Interim Survey Guidelines.
Pools in the southeastern portion of the Dublin Ranch site were monitored for fairy shrimp from
December 1996 until the pools dried in March 1997.
The only fairy shrimp observed in the pools was Lindahl's fairy shrimp, which is not a special-
status species. As in the previous winter, the pools were of low quality for the listed species, and
characteristics of the pools were not typical of those where the listed species occur. It was
concluded that it would be highly unlikely for the listed species to be present on the site.
DUBLIN RANCH FAIRY SHRIMP SURVEYS 1997/1998 WET SEASON. Project 555-17.
October 9,1998.
This report summarized a third winter of surveys for special-status fairy shrimp in the
southeastern portion of Dublin Ranch. H. T. Harvey & Associates conducted surveys according
to the U.S. Fish and Wildlife's 1996 Interim Survey Guidelines from December 1997 until the
pools dried in May 1998.
Again, no special-status fairy shrimp were detected. Therefore, based on the distribution of the
listed fairy shrimp, the poor quality of the pools on the site, and the negative results from three
consecutive years of surveys, it was concluded that these special-status fairy shrimp are absent
from the site.
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DUBLIN RANCH: 1998 SPECIAL-STATUS AMPHIBIAN AND REPTILE SURVEyS.
Project 555-21. November 6, 1998.
Previous surveys for special-status reptiles and amphibians on the Dublin Ranch project site had
been conducted in 1989, 1993, and 1995. During these surveys, California red-legged frogs had
been detected in the Northern Drainage and in a pond along Fallon Road, although neither the
California tiger salamander nor the western pond turtle had been previously detected on the site.
H. T. Harvey & Associates conducted surveys for the California tiger salamander, California red-
legged frog, and western pond turtle throughout the Dublin Ranch site on a number of dates
between October 1997 and May 1998. The Northern Drainage and two stock ponds (one next to
Fallon Road and one west of Fallon Road in the middle of Area B) were surveyed intensively
using daytime and nocturnal visual searches, dip net sampling, and seining.
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Two juvenile red-legged frogs were located in the Northern Drainage, but no red-legged frogs
were detected elsewhere on the site. A pond in the Northern Drainage previously found to
support red-legged frogs was no longer suitable for breeding due to the failure of the dam, while
the suitability of the Fallon Road pond had declined due to siltation and partial failure of the
dam. This pond is also apparently stocked with mosquito fish.
Two California tiger salamander larvae were found in a pond west of Fallon Road, in the middle
of area B; this species had not been detected during previous surveys on the Dublin Ranch site.
No western pond turtles were observed in 1998.
P AO YEH LIN PROPERTY SPECIAL-STATUS SPECIES SURVEYS. Project 555-23.
May 18, 1999.
Surveys for special-status plant and wildlife species, and for habitat potentially suitable for such
species, were conducted by H. T. Harvey & Associates on a number of dates in 1998 on the
former Pao Yeh Lin property, in the southwestern comer of the larger Dublin Ranch site.
No special-status plant species were observed on the site during surveys in June and October
1998, although additional surveys were recommended. During a number of surveys for special-
status reptiles and amphibians, conducted between January and august 1998, the only special-
status species detected on the site was the California tiger salamander; a number of larvae were
detected in the Area F stock pond. No California red-legged frogs or western pond turtles were
observed.
No Burrowing Owls or American badgers were detected on the site, although potentially suitable
habitat was found to be present. Reconnaissance-level kit fox surveys on 23 and 24 July 1998
failed to detect any evidence of kit fox on the site and found only two burrows of appropriate
size for kit fox. Based on the paucity of burrows on the site and the negative results of numerous
kit fox surveys elsewhere in the project vicinity, kit fox were determined to be absent from the
site.
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Pools within Area H were surveyed for listed fairy shrimp, prior to drying, on four days in May
and June 1998. No evidence of fairy shrimp was found.
DUBLIN RANCH, ALAMEDA COUNTY, CALIFORNIA IDENTIFICATION OF
WATERS OF THE U. S. Project 555-30. June 17, 1999.
H. T. Harvey & Associates surveyed the entire Dublin Ranch project site for areas meeting the
regulatory definition of "Waters of the U. S." Jurisdictional waters were identified and mapped
within the project boundaries and included approximately 0.12 acres of tributary waters, 0.23
acres of other waters, and 2.29 acres of potential wetlands.
PAO YEH LIN PROPERTY FAIRY SHRIMP SURVEYS 1998/1999 WET SEASON.
Project 555-27. October 26,1999.
Surveys for listed fairy shrimp were conducted by H. T. Harvey & Associates in a complex of
seasonal pools on Areas G and H of the former Pao Yeh Lin property, in the southwestern comer
of the larger Dublin Ranch site. These surveys were conducted according to the U. S. Fish and
Wildlife Service's (USFWS) 1996 Interim Survey Guidelines.
No listed species were observed, the only fairy shrimp found on the site being the common,
widespread Lindahl's fairy shrimp. The pools on Area H are hydrologically connected to the
pools to the east, which had been previously surveyed according to USFWS protocols and were
found not to support these species. Pools containing Lindahl's fairy shrimp on the project site
are generally of poor quality and not typical of known pools where the listed fairy shrimp usually
occur. Based on the negative findings of surveys on Area H, the negative findings for three
years (1995/96 to 1997/98) of surveys from the adjacent (and hydrologically connected) Area C,
the distribution of the listed fairy shrimp, and the poor quality of the pools, it was determined
that listed fairy shrimp are very unlikely to occur on the Pao Yeh Lin site.
DUBLIN RANCH AREAS F, G, AND H (pAO YEH LIN PROPERTY) ECOLOGICAL
IMPACTS AND MITIGATION. Project 555-26. November 1,1999.
H. T. Harvey & Associates compiled and analyzed the results of previous surveys on the former
Pao Yeh Lin property and on adjacent portions of Dublin Ranch, summarized ecological impacts
that would result from development of this portion of the Dublin Ranch site, and recommended
mitigation for these impacts.
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Impacts to wetland and riparian habitats regulated by the U.S. Army Corps of Engineers and the
California Department of Fish and Game were determined, and mitigation for these impacts was
proposed. Impacts to two special-status plant species, the Congdon's tarplant and San Joaquin
spearscale, were determined to be potentially significant, requiring further surveys and/or
mitigation. California tiger salamanders, as well as their breeding habitat within the Area F
stock pond and their surrounding upland estivation habitat, would be lost due to project
development. The loss of the Area F stock pond would also represent a loss of California red-
legged frog habitat, as an individual had been found in the pond during a previous survey.
Mitigation measures were proposed to compensate for the loss of tiger salamander and red-
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legged frog habitat, minimize/avoid the loss of individual tiger salamanders and red-legged
frogs, and prevent impacts to active raptor nests, occupied Burrowing Owl burrows, and active
American badger dens.
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PAO YEH LIN PROPERTY FAIRY SHRIMP SURVEYS 1999/2000 WET SEASON.
Project 555-27. June, 2000.
Surveys for listed fairy shrimp were conducted by H. T. Harvey & Associates in a complex of
seasonal pools on the former Pao Yeh Lin property, in the southwestern comer of the larger
Dublin Ranch site. These surveys were conducted according to the U. S. Fish and Wildlife
Service's (USFWS) 1996 Interim Survey Guidelines. None of the listed fairy shrimp were
detected during the 1999/2000 surveys.
DUBLIN RANCH: 2000 SPECIAL-STATUS AMPHIBIAN AND REPTILE SURVEYS.
Project 555-31. March 5,2001.
This report summarizes the findings of surveys conducted within the Fallon Road Pond, the pond
west of the Fallon Road Pond, the stockpond and associated drainage of the northwestern
neighboring Area F, Tassajara Creek through the Lin Property, and the Northern Drainage and
associated stockpond (Redgewick property). Surveys were conducted either by Dr. Jeffery A.
Wilkinson or Dr. Mark R. Jennings between November 30, 1999 and August 24, 2000.
DUBLIN RANCH PROJECT AREA MITIGATION AND MONITORING REPORT.
(Draft). Project 555-26. May 15, 2001.
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This draft report summarizes mitigation measures to compensate for impacts to USACE and
CDFG jurisdictional area with the Dublin Ranch Project Area (Areas B, C, F, and H). USACE
area impacts totaled 10.22 acres while CDFG area impacts totaled 5.51 acres. USACE impacts
occur to all drainages, wetlands, and stockponds on-site. CDFG impacts occur to on-site
drainage channels and riparian vegetation. Mitigation to compensate for these impacts is located
on the project site within the On-Site Drainage Mitigation area and off-site at three locations,
Tassajara Creek, the Northern Drainage, and Lin Livermore. USACE mitigation consists of
creating 20.67 acres of new jurisdictional area. Mitigation includes new drainage channels at the
On-Site Drainage mitigation area, four (4) ponds at the Northern Drainage and Lin Livermore
sites, and a complex of seasonally ponded wetlands at Lin Livermore. CDFG mitigation consists
of creating 7.48 acres of new jurisdictional area. Mitigation includes new bed and banks within
the On-Site Drainage mitigation area, expansion of riparian habitat along Tassajara Creek, and
new willow-riparian habitat along the Northern Drainage.
DUBLIN RANCH PROJECT AREA BIOLOGICAL ASSESSMENT FOR THE
CALIFORNIA RED-LEGGED FROG. Project 555.27. May 15,2001.
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The purpose of this document was to review the proposed Dublin Ranch Project Area
development in sufficient detail to determine to what extent the proposed action may affect any
federally listed endangered or threatened species, or critical habitat for said species. This
document was a revised version of the 17 April 2000 Project Area Biological Assessment for the
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Red-legged Frog compiled by H. T., Harvey & Associates. The only federally threatened,
endangered, proposed threatened or proposed endangered species on the site and determined to
be potentially affected by the project is the California red-legged frog (Rana aurora draytonii).
DUBLIN RANCH PROJECT AREA CALIFORNIA RED-LEGGED FROG &
CALIFORNIA TIGER SALAMANDER 2003 SALVAGE REPORT. Project 555.27.
September 16,2004.
This report summarizes the methods and results of efforts in 2003 to salvage and translocate
California red-legged frogs (Rana aurora draytonii) and California tiger salamanders
(Ambystoma californiense) from the Dublin Ranch Project Area to the Conservation Areas in
preparation for the initiation of construction. A total of 678 adult. subadult and juvenile
California red-legged frogs were collected from the Dublin Ranch Project Area and translocated
to off-site mitigation areas between June 2003 and November 2003. A total of 33 California
tiger salamanders were captured during the period of June through December 2003.
DUBLIN RANCH PROJECT AREA. 2003. PRE-CONSTRUCTION SURVEYS. Project
555.27. 12 June 2003.
A series of pre-construction surveys are required for Dublin Ranch by the East Dublin Specific
Plan EIR. Additionally, several resources agency permits require additional surveys. This report
summarizes results for pre-construction surveys that were conducted for species of concern
including Cooper's Hawk (Accipiter cooperii), White-tailed Kite (Elanus caeruleus), Golden
Eagle (Aquila chrysaetos), Burrowing Owl (Athene cunicularia), Loggerhead Shrike (Lanius
ludovicianus), California Homed Lark (Eremophila alpestris actia), California Yellow Warbler
(Dendroica petechia brewsteri), and Tricolored Blackbird (Agelaius tricolor), all protected when
nesting, and the San Joaquin kit fox (Vulpes macrotis mutica), and American badger (Taxidea
taxus). None of these special-status species were found on the site during surveys. Results of
pre-construction surveys for nesting non-special-status raptors and efforts to survey, salvage, and
protect California red-legged frog (Rana aurora draytonii) and California tiger salamander
(Ambystoma californiense) are also included.
DUBLIN RANCH PROJECT AREA. 2004. PRE-CONSTRUCTION SURVEYS. Project
555.27.
A series of monthly result summaries of pre-construction surveys conducted for species of
concern including the Cooper's Hawk (Accipiter cooperiz), White-tailed Kite (Elanus caeruleus),
Golden Eagle (Aquila chrysaetos), Burrowing Owl (Athene cunicularia), Loggerhead Shrike
(Lanius ludovicianus), California Homed Lark (Eremophila alpestris actia), California Yellow
Warbler (Dendroica petechia brewsteri), and Tricolored Blackbird (Agelaius tricolor), all
protected when nesting, and the San Joaquin kit fox (Vulpes macrotis mutica), and American
badger (Taxidea taxus). Results of pre-construction surveys for nesting non-special-status
raptors are also included. None of these special-status species were found on the site during
surveys.
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DUBLIN RANCH PROJECT AREA CALIFORNIA RED-LEGGED FROG 2004
SALVAGE REPORT. Project 555.27. December 27, 2004
This report summarizes for 2004 the continued California red-legged frog salvage program
begun in 2003 at the Dublin Ranch Project Site. Includes summary results of diurnal and
nocturnal surveys, pool and pond pumping, and vegetation removal within the drainages and wet
areas in Areas B, C, F, and H on the Dublin Ranch Project Site. This effort resulted in the
capture and translocation of 167 and 162 post-metamorphic individuals, respectively, to the
Northern Drainage and Tassajara Creek conservation areas. Nine California red-legged frog egg
masses were also collected and translocated to the Northern Drainage Conservation Area.
DUBLIN RANCH PROJECT AREA. 2005. PRE-CONSTRUCTION SURVEYS. Project
555.27.
A series of monthly result summaries for 2005 of pre-construction survey sconducted for species
of concern including the Cooper's Hawk (Accipiter cooperii), White-tailed Kite (Elanus
caeruleus), Golden Eagle (Aquila chrysaetos), Burrowing Owl (Athene cunicularia), Loggerhead
Shrike (Lanius ludovicianus), California Horned Lark (Eremophila alpestris actia), California
Yellow Warbler (Dendroica petechia brewsteri), Tricolored Blackbird (Agelaius tricolor), San
Joaquin kit fox (Vulpes macrotis mutica), American badger (Taxidea taxus) and nesting raptors.
Only the Burrowing Owl was found during surveys. Permission was obtained from the
California Department ofFish and Game and the owls were passively relocated.
DUBLIN RANCH PROJECT AREA. 2006. PRE-CONSTRUCTION SURVEYS. Project
555.27.
A series of monthly result summaries for 2006 of pre-construction survey sconducted for species
of concern including the Cooper's Hawk (Accipiter cooperii), White-tailed Kite (Elanus
caeruleus), Golden Eagle (Aquila chrysaetos), Burrowing Owl (Athene cunicularia). Loggerhead
Shrike (Lanius ludovicianus), California Yellow Warbler (Dendroica petechia brewsteri). and
Tricolored Blackbird (Agelaius tricolor), all protected when nesting, and the San Joaquin kit fox
(Vulpes macrotis mutica), and American badger (Taxidea taxus). None of these special-status
species were found on the site during surveys. An active program to maintain the site free of
burrows to eliminate potential habitat for Burrowing Owls was also reported.
9
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H. T. Harvey & Associates
Dublin Reports
H.T. Harvey & Associates. 1990b. Rare Plant Survey of the East Dublin Property, Alameda
County. Project No. 555-03.
H.T. Harvey & Associates. 1991. San Joaquin Kit Fox Surveys, Dublin Ranch, Alameda
County. Project No. 555-07.
H.T. Harvey & Associates. 1993. Dublin Ranch Special-Status Amphibian and Reptile Surveys.
Project No. 555-09.
H.T. Harvey & Associates. 1996a. Dublin Ranch: 1995 Special-Status Amphibian and Reptile
Surveys. Project No. 555-11.
H.T. Harvey & Associates. 1996b. Dublin Ranch Fairy Shrimp Surveys. Project No. 555-10.
H.T. Harvey & Associates. 1997a. Distribution of the San Joaquin Kit Fox in the North Part of
Its Range. Project No. 673-11.
H.T. Harvey & Associates. 1997b. Dublin Ranch Fairy Shrimp Surveys 1996/1997 Wet Season.
Project No. 555-10.
H.T. Harvey & Associates. 1997c. Dublin Ranch San Joaquin Kit Fox Preliminary Report and
Results from Earlier Phases of Kit Fox Surveys. Project Number 555-13.
H.T. Harvey & Associates. 1997d. San Joaquin Kit Fox Surveys, Dublin Ranch, Alameda
County. Phase I, 1993 USFWS Protocol, Fall 1996. Project No. 555-10.
H.T. Harvey & Associates. 1997e. Dublin Ranch San Joaquin Kit Fox Survey (revised).
Project No. 555-13.
H.T. Harvey & Associates. 1998a. Dublin Ranch: 1998 Special-Status Amphibian and Reptile
Surveys. Project No. 555-21.
H.T. Harvey & Associates. 1998b. Dublin Ranch Fairy Shrimp Surveys 1997/1998 Wet Season.
Project No. 555-17.
H.T. Harvey & Associates. 1999a. Dublin Ranch, Alameda County, California Identification of
Waters of the U.S. Project No. 555-30.
H.T. Harvey & Associates. 1999b. Pao Yeh Lin Property Fairy Shrimp Surveys 1998/1999 Wet
Season. Project No. 555-27.
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H.T. Harvey & Associates. 1999c. Pao Yeh Lin Property Special-Status Species Surveys.
Project No. 555-23.
H.T. Harvey & Associates. 1999d. Dublin Ranch Areas F, G, and H (pao Yeh Lin Property)
Ecological Impacts and Mitigation. Project No. 555-26.
H. T. Harvey & Associates. 2000. Pao Yeh Lin Property Fairy Shrimp Surveys 1999/2000 Wet
Season. Project No. 555-27.
H. T. Harvey & Associates. 2001a. Dublin Ranch: 2000 Special-Status Amphibian and Reptile
Surveys. Project No. 555-31.
H. T. Harvey & Associates. 2001b. Project Area Biological Assessment for the California Red-
legged Frog. Project No. 555-27.
H. T. Harvey & Associates. 2001c. Project Area Mitigation and Monitoring Plan Dublin,
California (Draft). Project No. 555-26.
H. T. Harvey & Associates. 2003. Dublin Ranch Project Area Pre-construction Sruveys.
Project 555.27.
H. T. Harvey & Associates. 2004. Dublin Ranch Project Area California Red-legged Frog &
California Tiger Salamander 2003 Salvage Report. Project 555-27.
H. T. Harvey & Associates. 2004. Pre-construction Surveys Project 555-27.
H. T. Harvey & Associates. 2004. Dublin Ranch Project Area California Red-legged Frog 2004
Salvage Report. Project 555-27.
H. T. Harvey & Associates. 2005. Pre-construction surveys. Project 555-27.
H. T. Harvey & Associates. 2006. Pre-construction Surveys. Project 555-27.
11
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Federal Emergency Management Agency
Washington, D.C. 20472
August 27,2004
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1HE HONORABLE GUY HOOSTON
MAYOR, CITY OF DUBLIN
P.o. BOX 2340
DUBLIN, CA 94568-2340
FOLWWS CONDITIONAL CASE NO.: 99-49-624C
CASE NO.: 04-49-m96A
COMMUNITY: cnY OF DUBLIN, ALAMEDA COUNlY,
CAUFORNlA
COMMUNlTYNO.: 060705
DEAR MAYOR HOUSTON:
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This is in reference to a request that the Federal Emergency Management Agency (FEMA) detennine if the
property described in the enclosed docwnent is located within an identified Spe'.cial Flood Hazard Area, the
area that would be inundated by the flood having a I-percent chance of being equaled or exceeded in any
given year (base flood), on the effective National Flood Insurance Program (NFIP) map. Using the
infonnation submitted and the effective NFIP map, our detennination is shown on the attached Letter of Map
Revision based on Fill (LOMR-F) Detennination Document This determination document provides
additional information regarding the effective NFIP map, the legal description of the property and our
determination.
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Additional docwnents are enclosed which provide information regarding the subject property and LOMR-Fs.
~
Please see the List of Enclosures below to detennine which docwnents are enclosed Other attaclnnents
specific to this request may be included as referenced in the DetenninationlComment document. If you have
any questions about this letter or any of the enclosures, please contact the FEMA Map Assistance Center toll
free at (877) 336-2627 (877-FEMA MAP) or by letter addressed to the Federal Emergency Management
Agency, 3601 Eisenhower Avenue, Suite 600, Alexandria, VA 22304-6439.
Sincerely,
J=>~~
Doug Bellomo, P.E., CFM, Acting Chief
Hazard Identification Section, Mitigation Division
Emergency Preparedness and Response Directorate
LIST OF ENCLOSURES:
WMR-FDETERMINATI<JIl DOCUMENT(REMOVAL)
cc: State/Commonwealth NFIP Coordinator
Community Map Repository
Region
Mr. Richard R. Braden
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Follows Conditional No.: 9!}.09-ti24C
Oate:August27,2004
Case No.: 04-09-0996A
LOMR~
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Federal Emergency Management Agency
Washington, D.C. 20472
LETTER OF MAP REVISION BASED ON FILL
DETERMINATION DOCUMENT (REMOVAL)
COMMUNITY AND MAP PANEL INFORMATION
CITY OF DUBLIN, ALAMEDA COUNTY,
CALIFORNIA
~IMUNITY COMMUNITY NO.: 06)705
NUMBER: 0607050002B
IECTED NAME: OTYOFDUBUN,ALAMBJACOUNTY.
"'AP PANEL CAUFORNIA
LEGAL PROPERTY DESCRIPTION
A portion of Parcel 9, Tract 7148, as shown on the Plat recorded as Series
No. 2001057355 in Book 257, Pages 3 through 7, in the Office otthe
Recorder, Alameda County, California
The legal description of the portion mentioned above is as follows:
DATE: 09t'17/1997
OODING SOURCE: POODlNG
APPRQ)(JMATE umruoE & LONGITUDE OF PRCPERTY: 37.703, -121.869
SOORCE OF LAT & LONG: PREOSlON MAPPING STREETS 4.0 DAlUM: NAD 83
DETERMINATION
II
BLOCK!
SECTION
SUBDIVISION
STREET
OUTCOME 1% ANNUAL LOWEST . LOWEST
WHAT IS CHANCE ADJACENT LOT
REMOVED FLOOD FLOOD GRADE ELEVAllON
FROM THE ZONE ELEVATION ELEVATION (NGVD 29)
SFHA (NGVD 29) (NGVD 29)
Portion of 346.0 feet
Property X (unshaded) 347.0 feet
Tract 7148
Dubin Boulevard
Rood Hazard Area (SFHA) - The SFHA is an area that would be inundated by the flood having a i-percent chance of being equaled or
eel in any given year(basef\ood~
\"'v:::nONAL CONSIDERATIONS (Please refer to the appropriate section on Attachment 1 for the additional conSiderations listed below.)
PROPERTY DESCRIPTION
ONS REMAIN IN THE SFHA
cument provides the Federal Emergency Management Agency's determination regarding a request for a Letter of Map Revision based on FW for
desaibed above. Using the infonnatlon submitted and the effective National Aood Insuranoe Program (NFIP) map. we have detennlned that
descnbed portion(s) of the property(ies) is/are not located in the SFHA, an area inundated by the flood having a 1-peroent chance of being equaled or
iE'{{ ;n any given year (base flood). This document revises the effective NFIP map to remove the subject property from Ihe SFHA located on the
NFIP map; Iherefore, the Federal mandatory flood insurance requirement does not apply. However, Ihe lender has Ihe option to continue the
urance requirement to protect its financial risk on Ihe loan. A Preferred Risk Policy (PRP) is available for bUildings located outside Ihe SFHA.
mation about Ihe PRP and how one can apply is enclosed. .
I PC:'),
,. enninatlon is based on the flood data presenUy available. The enclosed documents provide additional Information regarding this determination. If
e any questions about this document, please contact Ihe FEMA Map Assistance Center toll free at (877) 336-2627 (877-FEMA MAP) or by letter
ed to the Federal Emergency Management Agency. 3601 Eisenhower Avenue, Suite 600, Alexandria, VA 22~39.
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Doug Bellomo, P .E., CFM, Acting Chief
Hazard Identification Section, Mitigation Division
Emergency Preparedness and Response Directorate Version 1.3.3
102426CBML TAPR0409###0996
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oIlows CondItional Mo.: 99-09-62AC
Date: August 27, 2004
Case No.: 04-09-0996.6.
lOMR-F
:1
Federal Emergency Management Agency
Washington, D.C. 20472
.
!
LETTER OF MAP REVISION BASED ON FILL
DETERMINATION DOCUMENT (REMOVAL)
A IT ACHMENT 1 (ADDITIONAL CONSIDERATIONS)
EGAL PROPERTY DESCRIPTION (CONTINUED)
II,' ' MENCING at the southwest comer of Parcel 9; thence N01"08'49-E, 57.96 feet; thence S88"51'11-E, 25.00 feet to the POINT OF
NNING; thence N01"08'49-E, 1216.37 feet; thence S88"47'06-E, 148.09 feet; thence 692.44 feet along a curve to the right having a
ldius of 2252.00 feet; thence 150.74 feet along a curve to the left having a radius of 5058.00 feet; thence S 17"07'28"W, 133.00 feet;
1,1 ce Soo"45'oo-E, 900.00 feet; thence N90"00'OO"W, 180.00 feet; thence S78"29'17"W, 347.39 feet; thence N83"36'55"W, 450.00 feet
i POINT OF BEGINNING
i
ORTlONS OF THE PROPERTY REMAIN IN THE SFHA {This Additional Consideration applies to the preceding 1
f:~~~iS-f;~ie~~, ~~yn~~~: :~~~~~~~:~:~~:~~~:f~~~:~~~~1~Ut~:~~or;:~~~~~~~ ~~~j~f~~:::I,
;tatelCommonwealth, and local regulations for floodplain management.
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iE' . , achment provides addiUonal information regarding this request. If you have any questions about lhIs attachment, please oontact the FEMA Map
, Center toll free at (877) 336-2627 (877-FEMA MAP) or by letter addressed to the Federal EmeJgency Management Agency, 3601 Eisenhower
, Suite 600. Alexandria. VA 22304-6439.
~
Doug BeHomo. P.E., CFM, Acting Chief
Hazard Identification Section, Mitigation Division
Emergency Preparedness and Resoonse Directorate V..,..,inn 1 '\ '\
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ASSESSOR PAACEI. NUWSER 'U-002?-OO'
IS FOR 1M( PARCn PRIOf\ TO TRACT 7453
RtcOftOfD HQYENIEft 24. 2003. StRttS
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APN 985- 0009-015
APN 985-0027-001
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DEVELOPMENT PLAN - AREA H
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for Dublin
Ranch 'Area H' PA 98-070, located north of 1-580, east of Tassajara Road and south of future
Dublin Boulevard (APN 985-0005-02). This Development Plan meets all of the requirements for
Stage 1 review of the project.
This Development Plan includes Site, Circulation and other Plans, exlnbits and written statements
contained in a document dated received November 19, 1999, labeled Exhibit C-2 of Attachment 3, Area
H to the Ordinance approving this Development Plan (City Council Ordinance No. 6-00), and on file in
the Planning Department. 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: PD Planned Development Zoning District Stage I (General / Specific Plan land use
designations are as follows: General Connnercial, Campus Office)
2. Permitted and Conditional Uses:
PD-General Commercial
1) Permitted Uses: The following are permitted uses for this PD/C-2 (Planned Development
GenerarConnnercial zoning diStrict site):
. a. Connnunity-serving retail uses including but not limited to:
Auto parts
Bookstore
Clothing! appareVaccessories
Drug store
Electronics/computers
General merchandise store
Grocery/food store
Hardwarelhome improvement store
Hobby shop
Home furnishings and appliances
Other retail uses automatically permitted in the C-2 District
Pets and pet supplies
Shoe store
Sporting goods .
Stationary and office supplies
Toy store
b. Regionally-oriented, high volume, retail uses including but not limited to:
Discount centers
Factory stores
Furniture outlets
Home improvement centers
Promotional centers
EXHIBIT C-l OF ATTACHMENT 3
1
Revised May, 2006
c. Service uses including but not limited to:
Administrative Office
Bank, savings and loan and other financial institutions
Barberlbeauty shop/nail salon
Copying and printing
Dry cleaner (no plant on premises)
Fonnal wear -rental
In-Patient and Out-Patient Health Facilities as licensed by State Department of Health
Services
Laboratory
Laundromat
Locksmith
Photographic studio
Real estate/title office
Shoe repair
Tailor
Travel agency
Watch and clock repair
d. Eating, drinking and entertainment establishments including but not limited to:
Bagel shop
Ba:rf~o-cktaiI-lounge
Cafe
Coffee house
Delicatessen
Ice cream/yogurt
Microbrewery
Restaurant - no drive-through
Theater - indoor (Dinner, Movie, Live Play, etc.)
2) Conditional Uses: *
Animal hospital (no kennel) (PC)
Day Care Center (PC)
Drive-through/drive-in facility (PC)
Hotel and motel(PC)
Nightclub (ZA)
Other uses which could meet the intent of the General Connnercialland use
designation per the determination of the Connnunity Development Director (PC)
Recreational facility/indoor (ZA)
Service station (PC)
2
Revised May, 2006
3) Temporary Uses:
Arts and crafts fair
Christmas tree sales
Fanners' market
FestivaVstreet fair
Parking Lot Sales
Sidewalk sales
Temporary construction trailer
Tract and sales office/model home complex
4) Residential Uses: Mixed-use developments including residential uses may be permitted at a
Stage 2 Planned Development/Development Plan application iflocation and design ensure
compatib11ity and if the incorporation of residential uses meets the intent of the Eastern Dublin
Specific Plan.
PD-Campns Office
1) Permitted Uses: The following are permitted for this PD/C-O (Planned Development
Campus Office zoning district site):
Administrative headquarters
Ancillary uses that provide support services to businesses and employees
mclUamgoul ndt11mlteatO: restaurants, convenience shopping, copying services,
blueprinting, printing and branch banks.
Business and corrnnercial services
Business, professional and administrative offices
Laboratory
Research and development
2) Conditional Uses: *
Day Care Center (PC)
Health services/clinics (ZA)
HoteVmotel (PC)
HospitaVmedical center (PC)
Limited light manufacturing, assembly, warehousing and distnbution activities (uses
that do not produce noxious odors, hazardous materials, or excessive noise) (PC)
Other uses that could meet the intent of the Campus Office land use designation as
determined by the Connnunity Development Director (PC)
Recreational facility/indoor (ZA)
Service Station (PC)
3) Temporary Uses*:
Arts and crafts fair
Festival/street fair
Temporary construction trailer
Tract and sales office/model home complex
3
Revised May, 2006
4) Residential Uses: Mixed use developments including residential uses may be pennitted at a
Stage 2 Planned Development if the following conditions are met:
a. If the development meets a specific housing need in the connnunity.
b. If the established traffic levels of service are not exceeded. Appropriate traffic
study(s) may be required to make the proper determination regarding traffic levels of
servtce.
c. If the development creates a pedestrian orientated attractive environment.
d. That the project is consistent with the intent of the Specific Plan and does not
result in adverse environmental or service impacts.
e. Residential uses may not occupy more than 50% of the developed area
* Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission
3. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the
provisions of this PD District RezonelDevelopment Plan., all applicable general requirements and
procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD
District Rezone.
4. Site Plan: (See attached Stage 1 site plan. contained in Exlubit C-2 of Attachment 3, Development
Plan, Area H.) This Development Plan applies to the General Commercial and Campus Office parcels
encompassing 73.1 acres shown on this plan. The 10.5 acres ofland located in the south-west
quadrant of-Area Hwith a-General I Specific Plan-land use designationof6enerat€ommercialmay
be developed with Campus Office uses to be determined at the Stage 2 Planned Development
Application Process. Any modifications to the project shall be substantially consistent with these
plans and of equal or superior site design quality.
5. Density: The maximum square footage of the proposed development for the General Commercial
and Campus Office parcels covered under this Development Plan (shown on the Stage 1 site plan) are
as follows.
General Commercial:
18.7 Ae. Gross
203,643 Sq. Ft.
Campus Office:
43.9 Ac. Gross
860,528 Sq. Ft.
10.5 acres of additional land designated for
General Commercial uses located in the
southwest quadrant of Area H may be
developed with either Campus Office or
General Commercial uses pursuant to a Stage
2 PD Application Process:
10 .5 Ac Gross
205, 821 Sq. Ft. (Campus Office)
114,345 Sq. Ft. (Gen. Commercial)
6. Phasing Plan: Refer to attached Phasing Plan included in Exhibit C-2 of Attachment 3,
Development Plan, Area H.
4
Revised May, 2006
7. Design Concepts and Themes: Refer to attached Connnunity Planning and Design Guidelines
(pages 1-1 to 1-3) contained in Exhibit C-2 of Attachment 3, Development Plan, Area H.
8. Master Neighborhood Landscaping Plan: Exhibit C-2 of Attachment 3, Area H, Connnunity
Landscape Design Guidelines (pages U-1 to II-3) identifies the landscaping concept for Area H.
These Guidelines satisfy the requirements of Section 8.32.040 A 5 of the Zoning Ordinance.
A Preliminary Landscaping Plan shall be submitted with the Stage 2 Planned Development /
Development Plan Application for the Stage 1 PD area, to include public streets, entry statements and
perimeter site landscaping areas.
9. School Mitigation Fee: The developer shall mitigate the impacts of the development on the school
facilities of the Dublin Unified School District in accordance with the School Mitigation Agreement,
dated October 1997. The mitigation agreement establishes the level of mitigation necessary, the
amount of school impact fees, the time of payment of such fees and the required dedication of
property for use as school sites.
10. Inclusionary Zoning Ordinance: The current project does not include residential uses, however,
residential uses may be considered at the Stage 2 Planned Development / Development Plan
application. If residential uses are proposed at the Stage 2 Planned Development / Development Plan
application, the project shall be consistent with the Inclusionary Zoning Ordinance.
\: \pa#\980070\devplan.
5
AREA H
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STAGE 1 DEVELOPMENT PLAN
Land Use Summary
Alter.!1l!tin'\ :l\bxjmum C!)/~1iI1!n1UnGC S~t'11l1rio
Commercial
Land Use Gross Acre !\:et Acre F.A.R. OOice Sq. Ft.
CO 54.4 40.7 0.45 1,066,349
GC 18.7 16.7 0.25 203,643
TOTAL
73.1
67.9
1.269.992
!'Iter..l!ath'e 2;J~linimull1_C;Q/l\1axlmum 9_C Scenario
Commercial
Land Use Gross Acre Net Aere F.A.R. OOice Sq. Ft.
CO
GC
TOTAL
43.9
29.2
73.1
40.7
16.7
67.9
0.45
0.25
860,528
318,000
1,178.528
Legend
GC General Commercial
!\:C Neighborhood Commercial
CO Camolls Omce
DUBLIN RANCH
AREA H
PLANNED DEVELOPMENT DISTRICT
EASTERN DUBLIN PLAN SPEClFIC AMENDMENT
Dublin, California
December 11. /998
revised August, 1999
revised May, 2006
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North
o 100' 200' 400' 600' 100'
MacKay & Somps - Engineering & Planning
William Hezmalhalth Architects. Inc.
Architecture and Planning
1\ UVIS - Landscape Architecture