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HomeMy WebLinkAbout8.1 PCSR Jordan Ranch 2G~~~ OF DUB~~ UI ~ ~1~ 1~~~~i~ C~ r ~`~IFOR~~ STAFF REPORT PLANNING COMMISSION DATE: May 8, 2012 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA 2010-00068 Jordan Ranch 2, General Plan and Eastern Dublin Specific Plan Amendments and Planned Development Rezone with amended Stage 1 and Stage 2 Development Plans, Site Development Review, Vesting Tentative Tract Map 8024, and CEQA Addendum Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: General Plan and Eastern Dublin Specific Plan land use amendments accompanied by consistent Planned Development Zoning for: Subarea 1 - a 10.7-acre Public/Semi-Public school site proposed for an underlay land use designation of Medium Density Residential (MDR); Subarea 2 - 7.8 acres north of Central Parkway, including approximately 5.3 acres of Medium-High Density Residential (MHDR) and a 2.0- acre Semi-Public site proposed for MDR, with an underlay land use designation of Public/Semi-Public; Subarea 3 - 3.9 acres south of Central Parkway of Mixed Use to MHDR; and Subarea 4 - 4.6 acres of a 52.7-acre Open Space at the northeast corner of Fallon Road and Central Parkway to Mixed Use including non-residential use at .35 FAR and/or as many as 115 units. The Project application also includes a Vesting Tentative subdivision map and related Site Development Review approvals applicable to Subareas 2 and 3. The proposed land use amendments and rezoning would result in up to 964 units across all of Jordan Ranch. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt the following Resolutions: a) Resolution recommending that the City Council adopt a CEQA Addendum to the Eastern Dublin Environmental Impact Report, the Supplemental Environmental Impact Report for the Eastern Dublin Property Owners, and the Supplemental Environmental Impact Report for Fallon Village for the Jordan Ranch 2 project specific to four subareas; b) Resolution recommending that the City Council adopt a Resolution amending the General Plan and Eastern Dublin Specific Plan to change the land use designations for the project known as Jordan Ranch 2 specific to four subareas; c) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development rezone with related Stage 1 and Stage 2 Development Plan Amendments for the project known as Jordan Ranch 2 specific to four subareas; and d) Resolution approving a Site Development Review Permit and Vesting Tentative Tract Map 8024 for the project known as Jordan Ranch 2 specific to Subareas 2 and 3. {^~, - Submitted B y~~ ReVi d By Mike Porto, Consulting Planner Planning Manager COPIES TO: Applicant File ITEM NO.: ' Page 1 of 18 G:IPA#120101PLPA-2010-00068 Jordan Ranch Phase 2 GPA InitiationlPC Mtg 05.08.121PCSR 5.8.12 Jordan Ph2.doc DESCRIPTION: Background Jordan Ranch is approximately 189.4 acres of gently rolling hills, and grasslands historically used for cattle grazing within Fallon Village. Generally, it is located south of Positano Parkway, east of Fallon Road, west of the Croak properties that extend to the City limits, and north of the currently-vacant Chen property. The general vicinity of Jordan Ranch is shown as follows: LIVERMORE PLEASANTON On December 13, 2005, the City Council adopted General Plan and the Eastern Dublin Specific Plan Amendments, and Stage 1 Planned Development (PD) Zoning (PA 04-040) for the Fallon Village area. The Fallon Village project area encompasses 1,134 acres including Jordan Ranch. The PD rezoning established the maximum number of residential units at 3,108 units for the Fallon Village area over all with a maximum of 1,064 residential units for Jordan Ranch and up to 83,635 square feet of non-residential (commercial) use. The amended land use plan and Supplemental Environmental Impact Report (SEIR) also addressed the requirements of the Resource Management Plan (RMP) and Airport Protection Area (APA) adopted after the 2002 annexation. In 2010, the Planning Commission and City Council reviewed and approved PA 09-011 for Jordan Ranch which included: • A Planned Development Rezone with a Stage 2 Development Plan to establish the mix of unit types, development regulations, and allow a maximum of 781 units. • Site Development Review for six neighborhoods in Jordan Ranch • Master Vesting Tentative Tract Map 8024 to establish the overall subdivision pattern, and • Development Agreement which, among other things, allowed the developer to make a Community Benefit Payment to convert the Semi-Public site to residential uses and to satisfy the Inclusionary Housing obligation. Payments have been made to date according to the schedule in the Development Agreement. A portion of those funds were used to relocate the YMCA to Dublin with the remaining funds left in reserve to facilitate future Semi-Public endeavors by the City. 2of18 Figure 1 -Vicinity Map The Planning Commission approved a Site Development Review on December 13, 2011 for 166 Single-Family detached units for Brookfield Homes. These units are located north of the Open Space corridor and are currently under construction. Current Proposal The current proposal includes land use changes and reconfiguration to four areas with consistent Planned Development rezoning described in the following paragraphs. The application also includes Site Development Reviews, as well as Vesting Tentative Tract Map 8024 for Subareas 2 and 3 as further described below. SUBAREA 1: The existing General Plan and Eastern Dublin Specific Plan Land Use Designation for the Elementary School Site is Public/Semi Public. The Applicant is proposing to place an underlying Land Use Designation of Medium Density Residential (6.1 - 14.0 du/ac) on the proposed 10.7 acre site. SUBAREA 2: This 8-acre area has current General Plan and Eastern Dublin Specific Plan Land Use Designations of Semi-Public and Medium-High Density Residential (14.1 - 25 du/acre). The Applicant is proposing to change the overall Land Use to Medium Density Residential (6.1 0 14.0 du/ac) with an underlay of Public/Semi-Public for potential expansion of the adjacent elementary school site. SUBAREA 3: The General Plan and Eastern Dublin Specific Plan Land Use in Subarea 3 is currently designated as Mixed Use. The Applicant is proposing to change the Land Use Designation to Medium-High Density Residential (14.1 - 25 du/ac). The proposal would eliminate the live/work, commercial and loft components of the previous approval but the town house project would remain and be slightly reconfigured. The Neighborhood Square designation will remain unchanged. 3of18 Figure 2 -Subarea Map SUBAREA 4: Subarea 4 currently has a General Plan and Eastern Dublin Specific Plan Land Use Designation of Open Space. The Applicant is proposing a Mix Use Land Use Designation for development of 5,000 square feet of retail commercial uses and up to 115 residential units. With a maximum 1.0 FAR for the Mixed-Use designation (i.e. 196,020 sf for the site), there is adequate room for development of the potential future commercial and residential uses. ANALYSIS: General Plan & Eastern Dublin Specific Plan Amendment On February 1, 2012, the City Council Adopted Resolution 11-11 approving a General Plan and Eastern Dublin Specific Plan Amendment Initiation Study based on the current proposal. Table 1: Proposed Land Use Amendments by Subarea Existing Land Use Designations PROPOSED Land Use Designations SUBAREA 1 Public/Semi-Public l S h El t Public/Semi-Public (Elementary School) w/ Residential -Medium Densit nderla ) ary c oo ( emen y y u (6.1 - 14 du/ac Acres 10.1 Acres* 10.7 SUBAREA 2 Medium High Density Residential (14.1 to 25 du/ac) and Medium Density Residential (6.1 - 14 du/ac) Publ ic/Semi-Public (underlay Public/Semi-Public -School) Acres Acres* MHDR 5.3 7.8 P/SP 2.7 subtotal $.0 SUBAREA 3 Mixed Use Medium High Density Residential Acres Acres 6.6 6.6 SUBAREA 4 Open Space Mixed Use Acres Acres 4.6 4.6 Acres Totals: 29.7 "mange m acreage rs a resuir or roaaway augnmenrs ana outer muwr au~usunanw. Subarea 1: The current Land Use Designation for Subarea 1 is Public/Semi-Public to be developed as an elementary school. The proposal is to create an underlying land use designation of Medium density residential in the event that the School District determines that this site is not needed. Subarea 2: The current Land Use Designation is Semi-Public and Medium-High Density Residential. The proposal is to redesignate this site for Medium Density Residential Land Uses with and underlying land use designation of Public/Semi-Public in the event that the School District does move forward with the acquisition of the School site in Subarea 1(directly adjacent to this site) and determines additional land area is needed. The Development 4of18 Agreement provides for the conversion of the Semi-Public site and obligates the property owner to provide a Community Benefit Payment. A portion of the funds were used to relocate the YMCA to Dublin. Subarea 3: Currently the land Use designation is Mixed Use. The proposal is to change the land use designation to Medium Density Residential Land Use. The purpose of this proposal is to eliminate the ground floor commercial uses, the loft units and the live-work units. Subarea 4: Subarea 4 is currently shown as Open Space. The applicant is proposing to change the Land Use to Mixed Use to allow for a combination of retail commercial and residential units. The site was originally designated as Open Space as a result of the Resource Management Plan. However, as a result of subsequent discussions with the resource agencies it was determined that that land had little or no habitat value and should be developed. The project proposal includes related amendments to the various figures, texts, and tables in the General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. A Resolution recommending the City Council approve a General Plan Amendment and Eastern Dublin Specific Plan Amendment for Jordan Ranch 2 is included as Attachment 1. A complete list of the proposed amendments to the General Plan and Eastern Dublin Specific Plan is included in Exhibit A of Attachment 1. Planned Development Rezone with Stage 1 and Stage 2 Development Plan Amendments Stage 1 Planned Development Zoning Amendment: The Applicant proposes to amend the Stage 1 Planned Development Zoning to be consistent with the land use amendments shown in Table 1 above. Subarea 1: An underlying Land Use of Medium Density Residential (6.1 - 14.0 du/ac) will be added to the existing Public/Semi-Public Land Use in the event the School District does not utilize the site. Subarea 2: The existing Semi-Public and Medium-High Density Residential Land Use Designations in Sub Area 2 would be replaced with a Medium Density Land Use Designation (6.1 - 14.0 du/ac) with aPublic/Semi-Public underlay in the event the School District does move forward with the site northerly and determines that additional acreage is needed. Subarea 3: The Mixed-Use Land Use Designation on Subarea 3 would be replaced with a High-Density Residential Land Use Designation (14.1 - 25 du/ac). Subarea 4: Subarea 4, currently designated for Open Space Land Use, would be replaced with a Mixed Use Land Use Designation to accommodate retail and medium to medium-high density residential land uses. Stage 2 Amended Development Plan The Stage 2 Development Plan Amendment encompasses only Subarea 2 and 3. The property owner will need to obtain approval of a Stage 2 Development Plan prior to development of Subareas 1 and 4. Subarea 2: The Applicant has requested Development Regulations to allow for Single-Family detached units identified as "3,200 square foot lots" for Subarea 2 designated as Medium Density Residential. These revised land use standards would not apply to other areas in 5 of 18 Jordan Ranch. As currently adopted, Single-Family detached units in the Medium Density Residential areas of Jordan Ranch are limited to an alley-loaded access configuration. The Applicant proposed to add a category that allows for front-loaded access to garages from the public street. While the unit type is defined as "3,200 square foot lots," the actual minimum lot size required is 3,225 square feet due to the minimum lot dimension of 43 feet x 75 feet. No lot has been plotted with less than the minimum dimensions or lot area. The proposed Development Regulations for the Medium Density Residential lots in Subarea 2 (3,200 square foot lots) are shown in Table 2 below: Table 2: Development Regulations -Sub area 2 Medium Density Residential - 3,200 square foot lots (new category) Standards Medium Density Residential Single-Family Detached Subarea 2 3,200 sf Lots Lot Size 3,225 sf Minimum Lot Dimensions 43 feet x 75 feet Minimum Street Frontage @cul-de-sac/knuckles 25 feet Maximum Lot Coverage 50% Maximum Building Height 35 feet Maximum Stories 3 Minimum Front Yard Setbacks to living area 15 feet to porch/deck 10 feet to front of garage 18 feet Encroachments 2 feet maximum into required setback Minimum Side Yard Setback Side yard setback 4 feet minimum corner lot (setback from side street) 9 feet porch/deck 4 feet (7 feet @ corner) Encroachments 2 feet maximum into required setback Minimum Rear Yard Setback Living Space 10 feet One-story Garage 5 feet Encroachments 2 feet maximum into required setback Usable Private Rear Yard Space 400 sf [contiguous) flat area minimum dimension: 18 feet in one direction Required Parking Guest Parking 2 covered spaces per unit 1 space Subarea 3: With the change in the General Plan and Eastern Dublin Specific Plan, as well as the Stage 1 Planned Development Zoning Amendment from Mixed Use to Medium-High Density Residential uses, the applicant is proposing to eliminate the loft, live-work and commercial uses but retain the previously reviewed and approved townhouses. Slight changes are proposed to the Stage 2 Development Plan to accommodate this amendment. Architectural Design Standards and Landscape Design Standards would remain from the previous approval. 6 of 18 TOWN/FLAT GUEST PARKING: 13d SPADES i i i (~ i ~~,SITE OPTION 28 b The residential density and product mix for Jordan Ranch that would result from the requested amendments would be a total of 964 units if both Subarea 1 (the Elementary School site) and Subarea 2 are developed as Medium Density Residential. This figure is 184 units above the 781 units approved previously with PA 09-011, but less than the 1,064 units initially approved for Jordan Ranch under PA 04-040. Fewer units would be constructed if the Elementary School is built on Subarea 1 and all or a portion of Subarea 2 is built out as additional area for the Elementary School; however, the total figure still would exceed the 781 units approved previously with PA 09-011. Total commercial or non-residential use would be 5,000 square feet which is 5,000 to 7,000 square feet less than approved previously with PA 09-011. Table 3: Subarea Development -Underlay/Overlay Alternatives As Approved per PA 09-011 with Subarea 1 as School with Subarea 2 as School without School ac du ac du ac du ac du Subarea 1 10.1 0 10.7 0 10.1 100 10.1 100 Subarea 2 8.0 92 7.8~'~ 56 8.0 0 8.0 56 Subarea 3 6.6 105 6.6 109 6.6 109 6.6 109 Subarea 4 4.6 0 4.6 115 4.6 115 4.6 115 Totals 29.3 197 29.7 ~'~ 280 29.3 324 29.3 380 ~'~ Additional acreage (.4 acres) included from adjacent right-of--way. 7of18 Figure 3: Stage 2 Amended Development Plan The proposed Planned Development Rezone and related Stage 1 and Stage 2 Development Plan are consistent with the requirements of the Zoning Ordinance (Chapter 8.32-Planned Development Zoning). A Resolution recommending the City Council adopt an Ordinance approving the Planned Development Zoning and related Stage 1 and Stage 2 Development Plan Amendments for Jordan Ranch 2 is included as Attachment 2 with the City Council Ordinance attached as Exhibit A to Attachment 2. Site Development Review Site Development Reviews have been requested for Subareas 2 and 3. If the Elementary School Site (Subarea 1) converts to the underlying MDR land use, the Applicant will need to apply for an SDR to construct residential units. Similarly, the Applicant will need to obtain approval of an SDR Permit for Subarea 4 prior to construction of the new development. Site Layout/Plotting SueaREa 2 - A public street system will loop through the neighborhood providing access to garages (See Figure 4 below). One access point would be located from Central Parkway to the south and the other from Panoramic Drive (formerly School Road) to the west. The 56 lots range in size from the minimum 3,225 square feet (10 lots, Lots 14 - 15 and 39 - 46) to 5,955 square feet (Lot 49) with the largest lots affected by slope or irregularly shaped at the knuckles and corners of the road. Based on the plotting matrix/fit list, any of the three floor plans will fit on all 56 lots within the coverage limitations of 50% (see Attachment 3, Tract 8024, Sheet 3). As with the other neighborhoods in the Jordan Ranch, the purpose of allowing this flexibility is to enhance sales and marketing while maintaining sufficient diversity along the street scene. Also, the ability to plot any house on any lot will add a more distinctive look to the neighborhood and eliminate the repetitious look of many subdivisions. The parameters for this plotting provision would be applied as follows: Any single floor plan may not exceed 40% of the subdivision - Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. - If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. - In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. These standards have been included as Condition #32 of Attachment 4. As individual plot plans are submitted for each phase of development, the Applicant shall provide a master plotting plan for the previous phases to ensure compliance with these standards SUBAREA 3 -The layout of Subarea 3 remains the same as approved previously with PA 09- 011; however, the 105 Multi-Family units with ground floor commercial uses have been replaced with 109 units of 3-story townhouses and flats in buildings of 4, 5, or 6 units. As before, the buildings would be located on either side of a 2.7-acre Neighborhood Square accessed by public streets which also provide access to the perimeter of the neighborhood's 8of18 internal access drives. A common area open space spine connects each side to the Neighborhood Square, and buildings will face onto either a common landscaped area or a public street (See Figure 4 below). ~ ~ ~-, - ~ ~ ~ ~--~ 7--, Figure 4 -Site Layout (Subareas 2 and 3) Floor Plans SUBAREA 2 -Three floor plans are offered for the "3,200 square foot lots" in Subarea 2. All plans are two stories, have three bedrooms, and range in size from 1,839 square feet to 2,113 square feet. All plans have a covered front porch and a double garage facing the street with direct access to the house from inside the garage. The ground floor living area is configured as an open plan arrangement with living/family, dining, and kitchen space at the rear of the unit. All plans have a ground floor half bath/powder room with options available for accommodating wheelchair access. All plans have a fireplace in the living area. The laundry room is located on the ground floor for Plan 3, but is on the second floor for Plans 1 and 2. Other than a small den for Plan 2, all sleeping quarters are located on the second floor. Second floor space includes the master bedroom, two bedrooms, and one bathroom in addition to the en suite master bathroom. Each master bedroom is provided with awalk-in closet and dual basins in the master bathroom. All three plans present a strong one-story element to the street and recessed second story elements to reduce mass and enhance pedestrian scale. Table 4 below shows proposed square footage, bedrooms, bathrooms, parking, and available styles for each of the proposed plans. 9 of 18 Table 4: Subarea 2 -Floor Plans Floor Plan() Bedrooms Bathrooms Square Footage (t pica) (2~ Elevations(3) Parking Plan 1 3 2.5 1,839 sf B& C 2 Plan 2 3 + den 2.5 2,019 sf A & D 2 Plan 3 3 + 1 or loft 2.5 2,113 sf A & B 2 Total: 56 Units ~'1 Any one floor plan is limited to no more than 40% of the total. cz~ Living area only. c3~ (A) Farmhouse, (B) Cottage, (C) Shingle, and (D) Folk Victorian Plan 1 - At 1,839 square feet, Plan 1 is the smallest of the three plans with 3 bedrooms upstairs. The master bedroom has one large walk-in closet, and Bedroom 3 has a small walk-in closet. (See Attachment 3, Architecture tab, Sheets A9-05 through A9-10) Plan 2 -Plan 2 is the next largest at 2,019 square feet. A small den or sitting area is provided off of the entry. The master bedroom, situated at the front of the second floor, is provided with a large walk-in closet. (See Attachment 3, Architecture tab, Sheets A9-11 through A9-16) Plan 3 -Plan 3 is the largest at 2,113 square feet. Access from the garage to the residence is through a transition area designed as a pantry. Ground floor living space is defined as a family room. The master bedroom has a large walk-in closet, and the second floor includes loft space which optionally may be built out as a fourth bedroom. Suea-zEa 3 -The 3-story structures in Subarea 3 include six floor plans in Multi-Family buildings with an "A" or "G" plan. Both "A" and "G" buildings are configured as 4, 5, or 6-plex structures. The 6 floor plans generally are described as follows: Table 5: Subarea 3 -Floor Plans Nei hborhood 6 - 3 Stor Towns w/ Flats Living S aces Garage s Porch Deck Covered Deck Uncovered Bedrooms Baths O tions No. of Units Plan 1 1,691 589 69-74** 0 88 2 2.5 3 story end (tandem) Plan 2 1,711 497 186-227** 0 207-242** 3 3 2 sto end Plan 3 1,830 540 43-46** 0 75 2b + den 2b "flat" (tandem) Plan 4 1,781 474 I11 0 164-171** 3 3 3 sto Plan 5 1,969 474 111 0 164-171** 3b+den 4 3 sto Plan 6 1,962 478 75 0 75 3 3.5b 3 sto end Subtotal 109 Architecture - Architectural standards for Jordan Ranch were adopted with seven architectural styles: (A) Farmhouse, (B) Cottage, (C) Shingle, (D) Folk Victorian, E) Italianate, F), Colonial, and G) Rural Contemporary. Architectural standards adopted for the Jordan Ranch stated that: • Architecture shall be simple in massing and form and provide visual interest. Architectural elements and materials shall be mixed and matched among elevation styles to provide variety. 10 of 18 • Color palettes shall be bold and appropriate to the style The single family homes in Subarea 2 are designed with themed architectural elements integrated into the front facades and enhanced corner elevations that wrap the sides of the structures. The exterior elevations are designed with a combination of elements along the sides of the homes to reduce massing, enhance the scale and provide additional light and air between adjacent properties. The use of these styles is intended to enhance the diversity of the street scene with varied roof forms, pitches, and overhangs; window shapes and mullion variations; shutter configurations; trim profiles; gable end treatments; exterior materials; and style-specific details. The primary roof material for all styles is composition shingle with standing metal seam accents on certain styles. Porches are a prominent architectural element within Jordan Ranch. The forms and materials focus on the variations of railings, columns, and low pilasters supporting the columns or posts in wood, brick or stone veneers. The garage facades have been de-emphasized with architecture forward plans, multi-plane front elevation setbacks, and recessed doors. In keeping with the farm and ranch house theme, front loaded garages of all styles display a variety of carriage house style doors with upper window panes. The exteriors also rely on color to differentiate among exterior planes to provide wide diversity in exterior elevations and architectural styles. Color schemes have been provided as a general palette for the area, rather than by neighborhood, floor plan, or architectural style so that an overall theme in color coordination can be achieved for the communities.. In addition to the color palettes provided for brick, stone, and roof materials, a color array is included for body siding, body stucco, trim, and accents. These palettes are shown in Attached 3, pages Al-02 through Al-04 of the Site Development Review book. SUBAREA 2 -This area will feature four architectural styles: (A) Farmhouse, (B) Cottage, (C) Shingle, and (D) Folk Victorian. Two styles will be available for each of the three floor plans. The two styles for each plan are listed as follows: Plan 1 - (B) Cottage, (C) Shingle Plan 2 - (A) Farmhouse, (D) Folk Victorian Plan 3 - (A) Farmhouse, (B) Cottage SueaREa 3 -The Rural Contemporary and Farmhouse styles are used for the Multi-Family attached units. Because of the density in this neighborhood of attached units, buildings will be sited to maximize open space. Individual buildings themselves would provide the articulation in the form of multiple setbacks; mixtures of one, two, and three story elements; and a variety of porches, decks, and other features that provide massing relief. Elevations that face streets or open space will also be articulated. The ground floor colors and materials are different from the upper levels to break the vertical line of vision. The upper levels are articulated with variations in the facade planes. All roof material for all plans and styles is a composition with standing metal seam accents over awnings, bay windows, and featured roof forms. The following provides an abbreviated description of each architectural style reflecting the proposed exteriors in the two neighborhoods. The full detail of the elements of the architectural styles was previously approved and is incorporated in these new and revised products: 11 of 18 (A) Farmhouse -This style is proposed for both subareas, but is distinctly different in its use between the Single-Family detached units and the Multi-Family attached units. Roof forms are steep pitched gables with shed roof lifts with wood and metal accents, including standing metal seam roof over architectural elements. The Farmhouse style includes many of the wood theme architectural elements for Jordan Ranch such as board and bat siding, narrow lap siding with 4-inch exposure, and vertical bead board that extends above the second floor base line. On the Multi-Family structures, the ground floor exterior is stucco or brick veneer with vertical wood elements on the second and third floors. (Used on Plans 2 & 3 in Subareas 2 & 3) (B) Cottage -The Cottage style incorporates square or rectangular forms using gable roof or modified hip covering a gable end. The primary exterior material is stucco with ground floor levels accented by brick veneer. Gable ends may be embellished with metal vents. (Used on Plans 1 & 3 in Subarea 2) (C) Shingle - As its name implies, the featured exterior material of this style is a wooden shingle. This style uses a gable roof form with shed accents. Alternative exterior material includes 8-inch lap siding as a variation. Diamond shingles may be used to embellish the gable ends.- (Used on Plan 1 in Subarea 2) (D) Folk Victorian -The Folk Victorian uses a hip roof form with gable or shed accents. Exterior material primarily is stucco. Exterior accents include heavy framed windows and doors. (Used on Plan 2 in Subarea 2) (G)Rural Contemporary -This style is used for Multi-Family structures and would be used in Subarea 3. The roof pitch of the gables appears lower and a standing metal seam is also used for roof accents. Exterior material is stucco and board and bat wood siding, in addition to stucco on upper levels. Cultured stone as a wainscot, false chimney, or balcony support give mass to the 3 story structure. In addition to siding accents, different color schemes are applied to various face planes. (Used in Subarea 3) Parking - In accordance with the development standards in the Stage 2 Development Plan and the City's Zoning Ordinance, each single family detached unit is required to be provided with two covered spaces. In addition, one guest space is required for all Single-Family detached units. Subarea 2: All of the Single-Family detached units are provided with a 2-car garage for a total 112 covered spaces. The site plan identifies the 73 spaces located curbside for guest parking in Subarea 2. Subarea 3: The City of Dublin Zoning Code and the previously adopted Stage 2 Development Plan requires 2 covered and one-half (0.5) guest parking stalls (2 bedrooms or greater) for each townhouses or condominiums. The townhouse units within Subarea 3 are designed with private ground level tuck-under parking meeting the requirement of 2 covered spaces per unit. Two hundred eighteen (218) covered spaces are required for the 109 units; 40 units (80 spaces) would be provided within tandem garages. (See Attachment 3, Tract 8024, Sheet 4) The previously approved project provided 32 units with tandem stalls and a guest parking ratio of 1.33 stalls per unit. The proposed project would provide 189 guest parking spaces creating a ratio of 1.73 guest spaces per residential unit. This far exceeds the City requirement of 0.5 guest stalls per unit and exceeds the number of guest parking stalls provided with the previous approval. As noted above, the architecture and units design is 12 of 18 identical to the previous approval. The only changes to the plan are the elimination of the commercial space, the live-work units and the loft units and the addition of 3 additional town house units. Previously 123 guest/commercial parking spaces were provided. The new layout and configuration of the site plan has allowed for the location of an additional 66 guest parking spaces. Landscaping/Fence Plan -The Landscaping Plan in the current submittal is consistent with the plans approved with the previous Site Development Review for neighborhoods within Jordan Ranch (See Attachment 3, Landscape Architecture tab, Sheets L-1.OA through L- 7.4A). Because of the densities, the landscape and streetscape improvements take into consideration common open space areas and pedestrian linkages. The Landscape plans submitted as part of the Site Development Review include: a) an overall illustrated concept plan for Subareas 2 & 3; b) typical plans for planting and hardscape materials for residential lots and common areas; c) street sections for Central Parkway with right-of-way hardscape and landscape materials; d) design, location, and hierarchy of fences and entry monuments; e) specialized hardscape and paving; and f) street furniture. As with the SDRs approved previously, the landscaping is proposed to be generous, with trees lining the neighborhood streets, parkways, landscaped strips, and medians. All landscaping along the private rights-of-way and sidewalks paralleling the streets will be shaded and enhanced by trees and plantings. The landscape plans in the current submittal have been prepared to reflect the building footprint of each floor plan for the Single-Family homes in Subarea 2 and for the building perimeters in Subarea 3. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. Relative to the topography of the Project Site, the fence plan for Subarea 2 incorporates a hierarchy of styles applicable to function, such as slope management, privacy, property demarcation, and views. A "community-themed wall" specific to Jordan Ranch would be erected along Central Parkway adjacent to Subarea 2. Street lighting would match the existing fixture in the approved Jordan community. A Resolution approving the Site Development Review for Subarea 2 and 3 and revised Vesting Tentative Tract Map 8024 for Jordan Ranch 2 with required findings is included as Attachment 4. Vesting Tentative Tract Map 8024 Vesting Tentative Tract Map 8024 would be revised to reflect the land use, zoning, and Site Development Review applicable to the Subareas presented for approval with this application. All 56 units in Subarea 2 would be sold as Single-Family detached homes with a public street system. All 109 Medium-High Density Residential units in Subarea 3 are intended to be sold as condominiums. Also, the boundary of the 4.6-acre site along Fallon Road (Subarea 4) remains unchanged and was previously subdivided and reserved for future development by the owner. A Resolution approving Revised Vesting Tentative Tract Map 8024, along with the Site Development Review for the Subareas 2 and 3 is included as Attachment 4 with required findings and Conditions of Approval. 13 of 18 Affordable Housing/Inclusionary Zoning The subject of Affordable Housing was addressed in the previously approved Development Agreement. The approved Jordan Ranch project encompassed 781 units which provided a community benefit payment in-lieu of providing Inclusionary housing. Subarea 2 has been reduced in units (-36) from the original approval and the number of units in Subarea 3 have also been increased by 4 units, an overage of 32 units has been created. In conjunction with subsequent entitlements, once the development potential of Subarea 1 and 4 are determined, a revised Development Agreement will be executed to determine the Applicant's full compliance with the Inclusionary Zoning Ordinance. (See Attachment 4, Condition #34) The 32 excess units could be applied to a portion of the affordable obligation for Subareas 1 and 4. Public Art Compliance The proposed project is subject to "Chapter 8.58 Public Art Program" of the City of Dublin Zoning Ordinance. The Ordinance allows public art installations subject to an established value or payment of an in-lieu fee. The Applicant submitted a Public Art Compliance report with the approval of PA 09-011 which was included as a Condition of Approval to the Site Development Review and Vesting Tentative Map 8024 when approved at that time which indicated that they would pay an in-lieu fee. Subarea 2 is the only new product at this time so the Public Art condition has been modified for payment of the in-lieu fee in conjunction with development of these units. For the already approved project, the existing conditions of approval apply. A Condition of Approval in the Planning Commission resolution has been prepared. (See Attachment 4, Condition #32) CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes a request for Planned Development Rezone with a Stage 1 and Stage 2 Development Plan Amendment that is consistent with the proposed land use amendments under the General Plan and Eastern Dublin Specific Plan. The Stage 2 Planned Development zoning and Development Regulations would be applicable to the revised Vesting Tentative Tract Map 8024 and Site Development Reviews for Subarea 2 and 3. The current SDR request is consistent with Planned Development zoning standards adopted along with this application. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project itself is a portion of the larger Fallon Village community plan that has implemented pathways, gathering spaces, and open spaces. The Project will adhere to the City of Dublin Green Building Ordinance (See Attachment 5). The proposed project Applicant will further the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution for the Site Development Review and the Vesting Tentative Map (Attachment 4). 14 of 18 NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the Jordan Ranch property. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ENVIRONMENTAL REVIEW: The proposed project is part of the larger project known as Fallon Village (formerly known as the Eastern Dublin Property Owners, or EDPO). In 2002, a number of owners in Eastern Dublin filed applications for annexation of portions of the current project site to the City and to the Dublin San Ramon Services District (DSRSD.) At that time, the City prepared and certified a Supplemental Environmental Impact Report (SEIR) (SCH # 2001052114, Resolution 40-02) for that project. The SEIR was a supplement to the 1993 Eastern Dublin EIR certified by the City Council on May 10, 1993 (SCH # 91103064, Resolution 51-930). Both the 1993 EIR and 2002 SEIR are incorporated herein by reference. The Fallon Village project proposed in 2005 (for PA 04-040) included the same properties as the EDPO, as well as, a specific proposal for the Braddock and Logan properties (PA 05- 038), now referenced as Positano. Based on the results of an Initial Study, the City prepared a Draft SEIR to the 1993 and 2002 EIRs which was circulated for public review from August 23, 2005 through October 6, 2005 (SCH #2005062010). A Final SEIR for Fallon Village dated October 2005 was reviewed and certified by the City Council on December 6, 2005 by Resolution No. 222-05. Significant unavoidable impacts were identified in these EIR's that required the City Council to adopt Statements of Overriding Considerations with the approval of each related project. Subsequently, an Addendum addressing PA 09-011 was adopted on June 1, 2010 by City Council Resolution 80-10. Consistent with CEQA, Section 21166 and CEQA Guidelines Sections 15162 and 15163, an Initial Study was prepared by the City, as the Lead Agency, to determine whether there would be significant environmental impacts occurring as a result of the current project beyond or different from those already addressed in the previous CEQA documents. Consistent with CEQA Guidelines, Section 15164, a determination was made to prepare an Addendum to the environmental documents certified previously. Attachment 6 is the Resolution of the Planning Commission recommending that the City Council Approve the CEQA Addendum. The CEQA Addendum is an exhibit to Attachment 6. The Initial Study and an Addendum to previous CEQA documents concluded that the proposed project did not identify any new or more severe significant impacts that were not analyzed previously referenced above, and that no further environmental review under CEQA is required. Pursuant to the 2002 Citizens for a Better Environment case, approval of the Addendum will include a Statement of Overriding Considerations for significant unavoidable impacts identified in the prior EIRs that are applicable to the project or project site. The CEQA Addendum and all of the EIRs, Resolutions, and Ordinances referenced above are incorporated herein by reference and are available for review at City Hall during normal business hours. 15 of 18 ATTACHMENTS: 1) Resolution recommending that the City Council adopt a Resolution amending the General Plan and Eastern Dublin Specific Plan to change the land use designations for the project known as Jordan Ranch 2 specific to four subareas with the draft City Council Resolution attached as Exhibit A. 2) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development rezone with related Stage 1 and Stage 2 Development Plan Amendments for the project known as Jordan Ranch 2 specific to four subareas with the draft City Council Ordinance included as Exhibit A. 3) Project plans for Jordan Ranch 2. 4) Resolution approving a Site Development Review Permit and Vesting Tentative Tract Map 8024 for the project known as Jordan Ranch 2 specific to Subareas 2 and 3. 5) Green Building Checklist. 6) Resolution recommending that the City Council adopt a CEQA Addendum to the Eastern Dublin Environmental Impact Report, the Supplemental Environmental Impact Report for the Eastern Dublin Property Owners, and the Supplemental Environmental Impact Report for Fallon Village for the Jordan Ranch 2 project specific to four subareas with the draft City Council Resolution attached as Exhibit A. 16 of 18 GENERAL INFORMATION: APPLICANT: Mission Valley Properties 5000 Hopyard Road, Suite 170 Pleasanton, CA 94588 Attn: Kevin Fryer PROPERTY OWNER: BJP ROF Jordan Ranch LLC 5000 Hopyard Road, Suite 170 Pleasanton, CA 94588 Attn: Kevin Fryer LOCATION: East of Fallon Road and along both north and south sides of Central Parkway west of Croak Road (Tract 8024) ASSESSOR PARCEL NUMBER: APN 985-0027-007-02 and 985-0027-006-04 EXISTING LAND USE DESIGNATION: Medium Density Residential, Medium-High Density Residential, Mixed Use, Elementary School, Open Space, and Public/Semi-Public overlay EXISTING ZONING: PD PA 09-011 City Council Ordinance 13-10 PD PA 04-040 City Council Ordinance 32-05 PROPOSED LAND USE DESIGNATION: Medium Density Residential Medium High Density Residential, Public/Semi- Public underlay, and Mixed Use PROPOSED ZONING: PD- Medium Density Residential, PD-Medium High Density Residential, PD-Public/Semi-Public underlay, and PD-Mixed Use SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY • Low Density Residential Neighborhood 1 -under (adjacent to proposed Mixed construction Use -Subarea 4), and North PD • Medium Density Residential Neighborhood 2 -vacant (adjacent to Elementary School site -Subarea 1) South PD Open Space and Community Park vacant 17 of 18 LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY East PD Open Space and vacant Low Density Residential • Community Park Vacant (adjacent to Subarea (adjacent to Subarea 3 and 3) and Fallon Sports Park (across Fallon Road from across Fallon Road from proposed Mixed Use - proposed Mixed Use -Subarea Subarea 4) 4) West PD • Medium Density Residential .Vacant (adjacent to Elementary School (Neighborhoods 2 and 3) site -Subarea 1 and Subarea 2) • Medium High Density .Vacant Residential (Neighborhood 3 and 4) (adjacent to Subarea 2) Reference: General Plan Eastern Dublin Specific Plan Planned Development PA 09-011 Planned Development PA 04-040 Jordan Ranch Eastern Dublin Property Owners Specific Plan 18 of 18