HomeMy WebLinkAbout04-040&05-038 Fallon Village
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: October 25,2005
SUBJECT:
STUDY SESSION: PA 04-040 and PA 05-038 Fallon Village
(Formerly EDPO) - Draft Supplemental Environmental Impact Report,
General Plan and Specific Plan Amendment, PD Rezone with related
Stage I Development Plan for the overall Fallon Village project, and with
related Stage 2 Development Plan, Lot Line Adjustment, Vesting
Tentative Map and Development Agreement for the northerly 486 acres of
Fallon Village owned/controlled by Braddock and Logan.
Report Prepared by: Jeff Baker, Associate Planner &j
ATTACHMENTS:
I. Vicinity Map
2. General Plan and Specific Plan Boundaries
3. 2002 Stage I Development Plan Site Plan
4. Proposed Stage I Development Plan Site Plan (Draft)
5. Side by side comparison of existing and proposed General Plan Land
Uses
6. Stage I Development Plan (Draft)
7. Proposed Stage I Development Plan Design Guidelines (Draft)
8. Proposed Stage 2 Development Plan Design Guidelines (Draft)
9. Lot Line Adjustment (Draft)
10. Vesting Tentative Map (Draft)
II. City Council Resolution No. 167-02
BACKGROUND ATTACHMENTS (by reference):
12. 1993 Eastern Dublin Environmental Impact Report
13.2002 Supplemental Environmental Impact Report
14. Resource Management Plan
15. Draft 2005 Supplemental Environmental Impact Report
RECOMMENDATION:
I. Receive Staff presentation
PROJECT DESCRIPTION:
The proposed Fallon Village project, formerly known as the East Dublin Property Owners (or EDPO), is
located east of Fallon Road and the Dublin Ranch project, west and southwest of the City Limits
boundary with Alameda County, and north of Interstate 580 (1-580) (Attachment I).
Fallon Village includes approximately 1,132 acres. This includes 494 acres currently with the Eastern
Dublin specific Plan (EDSP) area and would add an additional 638 acres to the EDSP area (Attachment
2). Fallon Village encompasses properties owned by II different landowners. The Braddock & Logan
properties within Fallon Village consist of 475 acres outside of the EDSP plus approximately 15 acres
within the EDSP and part of Dublin Ranch.
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COPIES TO: Applicant
PAFile
G:\PA#\2004\04-040 EDPO Specific Plan Amendment\PC\PCSR 10-25-05 Study Session.DOC
ITEM NO. q./
There are six proposed actions: I) amendments to the General Plan and Eastern Dublin Specific Plan; 2)
Planned Development (PD) Rezone and related Stage I Development Plan for the overall Fallon Village
Project; 3) Stage 2 Development Plan for the Braddock & Logan properties; 4) Lot Line adjustment for
the area abutting Dublin Ranch, requested by Braddock & Logan; 5) Vesting Tentative Tract Map 7586
which would allow for the construction of 1,043 residential units on Braddock & Logan's property; and
6) a development agreement for the Braddock & Logan project. The proposed project is comprised of
P A 04-040 representing the General Plan Amendment, Specific Plan Amendments, and the Stage I PD
rezoning, referred to here as "the Project". PA 05-038 represents the Stage 2 Planned Development
rezoning and Development Plan, including the requested subdivision actions, lot line adjustment and
development agreement for the Braddock & Logan property, referred to here as the "Developer's
Project". The Project and the Developer's Project are the subject of a Supplemental Environmental
Impact Report (SEIR) including recommended mitigation measures.
Planning Commission Study Session
The purpose of this study session is to explain the history of Fallon Village, introduce the Planning
Commission to the proposed Project and highlight the planning and development issues that the Project
and the Developer's Project present. The attachments to this Staff Report are in draft form because the
City is still working with the Applicants to finalize the proposed project. Please note that some ofthese
attachments are subject to change before the project is brought back to the Planning Commission for
action.
No decisions will be made at this meeting. The public hearing for both projects is tentatively scheduled
for the Planning Commission agenda of November 8, 2005.
Background
The planning effort for eastern Dublin was initiated by the City Council in 1987 in response to proposals
for development of the Dublin Ranch property within the City's extended planning area. The City
Council decided that, prior to acting on the applications of various property owners in the eastern Dublin
area, a comprehensive General Plan Amendment and Specific Plan should be undertaken to evaluate
land use options for the area and the implications for the City's growth.
A comprehensive General Plan Amendment for the area known as the Eastern Extended Planning Area
was undertaken in anticipation of eventual development. The Eastern Extended Planning area included
6,920 acres both within the City limits and beyond its boundary within the City's sphere of influence
(SOl) to the east. Since much ofthe area involved large land holdings in agricultural use, a specific plan
was needed to ensure long term comprehensive planning for future development of Eastern Dublin. The
Eastern Dublin Specific Plan (3,328 acres) was prepared and simultaneously adopted with the General
Plan amendment providing for a range of urbani suburban uses and establishing consistency between the
plans. The 6,920 acre General Plan area anticipated 17,790 residential units, 10.6 million square feet of
commercial space, 12 schools, 25 parks, and 571 acres of open space. Build out was anticipated over a
20-30 year period.
The 1993 General Plan Amendment and Eastern Dublin Specific Plan were accompanied by the Eastern
Dublin Environmental Impact Report (EDEIR) (Attachment 12). The EDEIR evaluated impacts ¡¡-om
the proposed urbanization and future development of the 6,920-acre plan area. As required by CEQA,
the EDEIR identified project alternatives, including the one identified as the Reduced Planning Area
(Alternative 2). This alternative provided for build out within the City's sphere of influence and
excluded development of 2,744 acres located in Doolan Canyon. This land would remain as
unincorporated land in agriculture/open space use rather than being developed. Under this plan, Doolan
Canyon would continue to function as an important open space buffer separating Eastern Dublin ¡¡-om
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north Livermore. The General Plan Amendment and Specific Plan areas ultimately adopted were based
on the Reduced Planning Area alternative.
On May 10, 1993, the City Council certified the EDEIR and approved a modified version of the
Reduced Planning Area alternative (Resolution 53-93). Following the approval, a lawsuit was filed
challenging the validity of the EDEIR. The court upheld the EDEIR, finding it in compliance with
CEQA. A referendum election on the City Council's approval was held in January 1994, and the voters
approved the Eastern Dublin Specific Plan and General Plan. A number of Negative Declarations,
Mitigated Negative Declarations, Supplemental EIRs, EIR Addenda, and updated studies have been
prepared since then as part of the approval process for particular projects within the area.
East Dublin Property Owners Annexation
In 2002, the East Dublin Property Owners requested annexation into the City of Dublin and the Dublin
San Ramon Services District (DSRSD). In connection with the annexation request, EDPO submitted an
application for a prezoning to the PD-Planned Development District with related Stage I Development
Plan (Attachment 3). The Stage 1 Development Plan was consistent with the general land uses,
densities, and locations established in the General Plan and Specific Plan approvals adopted in 1993.
Land use intensities were established using the mid-point densities (residential uses) and Floor area
Ratios (commercial uses).
A Supplemental EIR (2002 SEIR) was prepared to analyze the supplemental environmental impacts of
the proposed annexation, prezoning and related Stage 1 Planned Development Plan (Attachment 13).
The SEIR mitigation measures included a requirement to prepare a Resource Management Plan (RMP)
to evaluate the biological resources throughout the Project area and provide recommendations to manage
and preserve these resources in a coordinated manner. The RMP was required prior to future
development applications within the Project area.
Concerns raised by the City of Livermore about the annexation led to adoption of a Memorandum of
Understanding (MOO) between Dublin and Livermore. The MOU addressed the need for open space
buffers between any future development in the Fallon Village area and the Doolan Canyon area and the
agreement to work cooperatively together on this issue.
The City Council then certified the 2002 SEIR and approved the project, including the Stage I
Development Plan for EDPO. The Stage 1 Development Plan is currently in effect and governs land
uses within the Project area. The City subsequently filed a successful application for annexation with
the Local Area Formation Commission (LAFCO).
Issues Since 2002 Approvals
Previous actions and approvals raised a number of planning and development issues to be addressed
with subsequent applications for development:
Airport Protection Area - A portion of the Project lies within the Livermore Airport Protection Area
(APA). The APA precludes residential development ¡¡-om occurring within that zone. The 1993
General Plan approval included residential land use designations within the AP A and provided that the
area would be designated Future Study Area and Rural Residential/Agriculture upon prezoning if the
residential designation were inconsistent with the AP A. With the 2002 approval, these properties were
given a land use designation of Future Study Area and underlying zoning of Rural
Residential/Agriculture (Attachment 3). The land use designation resulted in 582 fewer residential units
than had been studied under the 1993 EDEIR.
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Resource Management Plan - Following the 2002 approvals, the City retained Wetlands Research
Associates to complete the RMP. The RMP was completed and the City Council accepted the document
in September 2004 (Attachment 14).
The RMP recommends avoidance and enhancement of biological resources. The RMP further
recommends off-site mitigation for those resources that would be impractical to preserve or manage on-
site. The RMP delineates a central open space corridor running from the northeast corner to the
southwest corner of the Fallon Village project with aquatic and open space buffers at either end. The
primary preservation area is an existing drainage corridor. Two other small drainages designated as
Open Space in the General and Specific Plans would be redesignated for development. The preservation
areas are intended to retain biological resources and provide connectivity to surrounding open space
areas.
The proposals before the Commission incorporate the RMP recommendations for the location of the
open space corridor and propose related changes to the General and Specific Plans and the 2002 Stage 1
Development Plan.
General and Specific Plan Amendment Initiation
On September 3, 2002, the City Council adopted a Resolution (Resolution No. 167-02) initiating a
General Plan and Specific Plan Amendment study for the EDPO area (Attachment 11). Thereafter, in
September 2004, Braddock and Logan applied, on behalf of the East Dublin Property Owners, for a
General Plan and Specific Plan Amendment, and PD Rezone/Stage 1 Development Plan for the entire
Fallon Village. The Council-initiated General Plan and Specific Plan amendment study and the
Braddock & Logan application are referred to as "the Project". At the same time, Braddock & Logan
also applied for a Stage 2 Development Plan, Vesting Tentative Map, Lot Line Adjustment, and
Development Agreement for the 486 acres under their control. This application is referred to as the
"Developer's Project".
A joint City CouncillPlanning Commission Study Session was held in April 2005. The purpose of that
Study Session was to define the scope of work and definition of the project for a supplemental
environmental review. The new supplemental environmental impact report will be used by Staff, the
Commission and Council to evaluate the proposed land use and entitlements.
The purpose of this study session is to introduce the Planning Commission to the proposed Project and
the Developer's Project. No decisions will be made at this meeting. The public hearing on the
applications for the proposed Project is scheduled for the Planning Commission agenda of November 8,
2005.
DISCUSSION:
The following is an overview of the Draft Supplemental EIR, proposed General Plan and Specific Plan
Amendments and requested entitlements. These items will be discussed in more detail during the Study
Session and in the Staff Report and Developer's application packet provided during the public hearing
scheduled for November 8, 2005.
Overall Fallon Village Project
Draft Supplemental Environmental Impact Report
An Initial Study was prepared to evaluate potential impacts ¡¡-om the Project and the Developer's
Project. Based on this Initial Study, Staff determined that a Draft Supplemental Environmental Impact
Report (DSEIR) should be prepared for the Project (Attachment 15). The focus of the DSEIR is on
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changes to the Project and environmental conditions since the 1993 Eastern Dublin EIR and the 2002
Supplemental EIR to the Eastern Dublin EIR. Such changes from the previously analyzed project and
conditions include:
I) Traffic - Continued development in the Tri-Valley area and beyond with potential changes in
traffic levels and commute patterns, and related air quality and noise;
2) Public Services & Facilities - Changes in provision and distribution of some public services
(schools) and public utilities (water, wastewater, and storm drainage);
3) Resource Management Plan - Completion of the RMP for biological and cultural resources on
the site and additional site-specific biological and cultural resource studies which did not
previously exist;
4) Density - Changes in the development density and intensity in the Project area that may increase
impacts over those previously reviewed; and
5) Developer's Project - Submittal of the Stage 2 Development Plan, subdivision map and other
permit applications containing detailed development plans not previously reviewed.
The DSEIR was circulated to the public for a 45-day review period that closed October 6,2005. Staff is
currently preparing responses to comments received during this review period for inclusion in a Final
Supplemental Environmental Impact Report (FSEIR). The Planning Commission will consider the
FSEIR and make a recommendation on the Project and the Developer's Project at the Planning
Commission Public Hearing scheduled for November 8,2005.
General Plan Amendment
The existing General Plan Land Use Map (Figure 1-1 a) for the Fallon Village Project area would be
modified to reallocate land uses (Attachment 5). The Project proposes this reallocation of land uses in
response to the recommendations contained in the RMP and to address that portion of the Project
encompassed by the Airport Protection Area. Certain minor text amendments are also proposed to
address changes to the Project. The proposed General Plan Amendments will be included in the Staff
Report for the public hearing on November 8, 2005.
Based on the recommendations contained in the RMP, a central open space corridor would run ¡¡-om the
northeast to the southwest corner of the Project. Surrounding land uses and densities would be modified
to accommodate this change (Attachment 5). More specifically, some areas currently designated for
development would be redesignated for open space; the density in some current residentially designated
areas would increase, and some current open space areas would be redesignated for residential
development. The Rural Residential/ Agriculture designation would be adjusted in some areas and the
Mixed Use land use designation in the General Plan Primary Planning Area would be applied to the
Eastern Dublin Planning Area as well.
The land use designations would also be changed for that portion of the Project encompassed by the
Airport Protection Area (Attachment 5). The land adjacent to 1-580 and currently designated as
Industrial would change to General Commercial/Campus Office and Industrial Park/Campus Office land
use designations. The existing Future Study Area would change to General Commercial, General
Commercial/Campus Office, and Industrial Park/Campus Office land use designations. The proposed
conversion of the Future Study Area to commercial, office, and industrial uses would result in the
potential to develop 1,081,725 square feet more than would be allowed under the current General Plan.
Specific Plan Amendment
The proposed Amendment to the Eastern Dublin Specific Plan (EDSP) involves both the: 1) addition of
acreage, and 2) amendments to land uses consistent with the proposed amendments to the General Plan.
s
The EDSP currently encompasses the southerly portion of Fallon Village which includes approximately
494 acres. The proposed amendment would expand the EDSP area by 638 acres to include the entire
Fallon Village (Attachment 2). This expansion area includes land owned by Fallon Enterprises,
Braddock and Logan, and the Croak family. This area is included in the General Plan but is not
currently part of the EDSP. The proposed Specific Plan Amendments will be included in the Staff
Report for the public hearing on November 8,2005.
Eastern Dublin Specific Plan land use designations would also change to be consistent with the proposed
General Plan land use designations. The application includes minor text amendments to the EDSP to be
consistent with the proposed Project.
PD-Planned Development District Rezoning and related Stage I Development Plan
The PD rezoning and Stage 1 Development Plan implement the General and Specific Plans for the
Project area and establish land uses and the general location of major roadways. An existing Stage 1
Development Plan was approved for the Project by the City Council in 2002 (Attachment 3). Through
the requested PD rezoning, the proposal would change the existing land uses and future roadway
locations as described below and shown in Attachments 4 and 6.
The Stage I Development Plan for this Project proposes 3,108 residential units and up to 2,503,175
square feet of General Commercial, Campus Office, Industrial, and Mixed Use; two Public/Semi-Public
sites totaling 8.6 acres; 205.3 acres of Open Space; 142.7 acres of Rural Residential/Agriculture; an 18
acre Community Park, four Neighborhood Parks totaling 23.6 acres, two Neighborhood Squares totaling
8.1 acres; and two 10 acre Elementary School sites (Attachment 4).
Additional Development Intensity over 2002 Approvals
This proposal includes an additional 582 residential units and 1,081,725 square feet more commercial
space than the 2002 Stage I Development Plan and 1,024,662 square feet more commercial space than
the 1993 General Plan. The additional units are residential development previously analyzed in 1993 for
the APA but now proposed to be dispersed throughout the portions of the Project outside the Airport
Protection Area. The additional square footage is proposed in the Airport Protection Area as General
Commercial, Campus Office and Industrial uses.
Open Space
The proposed Stage 1 Development Plan adds approximately 133 acres of Open Space to the Stage 1
Development Plan adopted in 2002 (increase ¡¡-om 76.9 acres to 210.3 acres). Consistent with the
recommendations contained in the RMP, the proposed Stage I Development Plan includes an open
space corridor that traverses the site ¡¡-om the undeveloped land in the northeast corner of the Project to
the biologically rich areas in southwest corner (Attachment 4). This Open Space provides a link
between habitat areas and enables wildlife movement.
Development Elevation Cap/Ridgeline Preservation
The background hills along the north and east Project boundaries have an existing land use designation
of Rural Residential/Agriculture (RRI A) (Attachment 3). The Project proposes the reconfiguration of
certain portion of this area to Low Density Residential (Attachment 4). The proposed RRIA boundary
generally follows the existing elevation contours. The area designated as RRIA would be reduced ¡¡-om
269 acres to 142 acres (a reduction of 127 acres). In no case do the proposed changes permit
development above the 770' development elevation cap established in the General Plan. This
development elevation cap is used as a planning tool to provide a transitionlbuffer area between urban
development and agriculture/open space land east of the sphere of influence line.
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Fallon Village Center
The Project includes the proposed Fallon Village Center located east of the Open Space Corridor and
near the future intersection of Central Parkway and Croak Road (Attachment 4). The Village would be
accessible by pedestrians and bicycles through open space trails and by automobiles traveling on Central
Parkway and Croak Road. The Village Center is intended to serve as the social and commercial hub to
the residential neighborhoods surrounding the center. Uses within the Village Center include Mixed
Use (commercial and residential uses), Medium, and Medium High Density Residential, Public/Semi-
Public, a Community Park, and a Neighborhood Square.
Semi-Public Land Uses
The City of Dublin Semi-Public Facilities Policy contains standards for the amount of land that should
be designated for Semi-Public uses with new residential development. Based on these standards, Fallon
Village generates a requirement to provide 8.6 acres ofland with a General Plan land use designation of
Semi-Public. The proposed Stage 1 Development Plan identifies Semi-Public parcels within Fallon
Village (Attachment 4). However, Staff and the Applicant are not in agreement on the current proposal
to satisfy the Semi-Public requirement. Staff will discuss this issue in more detail at the Study Session.
The Applicants will also have an opportunity to discuss their concept for semi-public spaces during the
Study Session.
Stage 1 Design Guidelines
Fallon Village is comprised of multiple properties, each with a different property owner. Each property
will likely develop separately ¡¡-om the other properties. The Stage 1 Development Plan establishes the
land uses on a site or plan area so that they are consistent with the land uses in the General Plan and the
Eastern Dublin Specific Plan. Furthermore, the Stage 1 Development Plan will establish a conceptual
landscape theme, Design Guidelines and specific Development Standards for Fallon Village. Therefore,
Stage I Design Guidelines have been created to establish a general design theme for the overall
community (Attachment 7). The Design Guidelines allow for interpretation of design elements by the
individual property owners while still maintaining a cohesive appearance. Additionally, specific
Development Standards are being included with the Stage 1 Design Guidelines to assure continuity in
development ofthe individual land uses.
Fallon Village is located in rolling grasslands that give way to relatively flat areas near 1-580 and is
designed to be reminiscent of rural villages of the Mediterranean. The design character for the Fallon
Village landscape system establishes an agrarian Mediterranean theme, emphasizing the contrast
between the verdant, tree-lines streets and the surrounding dry natural grasslands. The proposed
development physically and visually connects to the surrounding hills and provides pedestrian and open
space linkages into these areas with open space corridors and trails.
The Project establishes basic design components and development standards for the residential
neighborhoods, commercial and office developments, and the Village Center. The Design Guidelines
further develop circulation elements including conceptual streetscapes, general trail locations, and the
basic landscape character of the community. The development standards govern such things as
minimum lot sizes, building setbacks, and building heights.
Detailed Stage 2 Design Guidelines will be required for future development projects. The future Stage 2
Design Guidelines should reflect the theme established in the Stage 1 Design Guidelines.
Braddock and Logan Project
PD-Planned Development District and related Stage 2 Development Plan
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The Developer's Project also includes a Stage 2 Development Plan and related entitlements for the
northerly 486 acres of Fallon Village owned/controlled by Braddock & Logan. The related entitlements
include a Stage 2 Development Plan, Lot Line Adjustment, Vesting Tentative Map, and a Development
Agreement. The Stage 2 Development Plan provides more detailed development information than the
Stage I Development Plan.
Stage 2 Design Guidelines
The Stage 2 Design Guidelines are more specific than the Stage 1 Design Guidelines and serve to build
off of those guidelines. These Guidelines implement the overall aesthetic vision for the community and
include conceptual architectural styles and streetscape plans (Attachment 8). The architectural styles
have been selected to enhance and continue the agrarian character established in the Stage 1 Design
Guidelines. The Guidelines include nine architectural styles that can be utilized for the various
neighborhoods within the Braddock & Logan development. The following is a list of the proposed
architectural styles followed by a brief description:
Cottage - Style derived from medieval Norman and Tudor domestic architecture. The resulting
English and French inspired "cottage" incorporate stone and brick veneer.
Craftsman - This style is characterized by rustic texture of building materials, broad overhangs
with exposed rafter tails at the eaves and trellises over the porches.
Monterey - This style is a combination of original Spanish Colonial and two-story New England
colonial designs. The first and second stories have distinctly different cladding materials such as
siding above with stucco and brick veneer base below, and cantilevered balconies.
East Coast Traditional - This style evolved in the early twentieth century being influenced by
American Colonial styles such as Georgian Revival, Cape Cod, New England Colonial and
Farmhouse.
Cape/Coastal Seaboard - Traditional Colonial style with characteristic shingles covering
exterior walls and include towers, gabled dormers, shutters, and stair railings.
French Conntry - This style originated in the rural hillsides and villages within the Dordogne
region in France. Roof pitches vary ¡¡-om shallow to steep, but with little overhang. Rafter tail
ends and wood or wrought iron balconies are silhouetted against building facades.
Spanish Colonial - Spanish Colonial is an adaptation of Mission Revival enriched with
additional Latin American details. Architectural distinction is established through the use of tile
roofs, stucco walls, heavily textured wooden doors and highlighted ornamental ironwork.
Italianate - The Italianate style began as part of the picturesque movement, a shift away ¡¡-om a
strict classical direction in art and architecture. Traditional classical elements include
symmetrical façade, squared tower entry forms, arched windows, quoined corners and bracketed
eaves.
Tuscan - During the 15th and 16th century large numbers of houses were built along roads and
hillsides in rural Tuscany. The informality of this rural farmhouse style includes a rustic
character expressed in warm colors, textures and materials.
The overall landscape theme will be a refined agrarian landscape with orchard-like grids and window
plantings to reinforce the theme in key areas. The streetscape system provides a visually unifying theme
for the community. Well-defined entries identify each residential neighborhood. Street widths and
landscape character reinforce the hierarchy of streets and a neighborhood ambiance.
Lot Line Adjustment
Braddock and Logan proposes a Lot Line Adjustment to revise the property boundary between the
Developer's Project and land owned by the Lin Family near the eastern portion of the Dublin Ranch
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Golf Course (Attachment 9). The Lot Line Adjustment would transfer 15 acres of land to the northwest
corner of the Developer's Project ¡¡-om Dublin Ranch. The proposed development of the additional
acreage is integrated into the proposed General Plan, Specific Plan, and Zoning Amendments. The lot
line will allow for a less formal transition between existing development and the Developer's Project.
Without the adjustment, the transition would be abrupt and would appear forced and unnatural. The Lot
Line Adjustment will be handled administratively by the Public Works Department but is included here
to provide a complete picture of the Developer's Project.
Vesting Tentative Map
The proposed Vesting Tentative Map for the Braddock & Logan property includes approximately 1,043
single-family residential lots (Attachment 10). These lots range in size ¡¡-om 3,200 square feet to 6,000
square feet. The proposed map includes a 5-acre Neighborhood Park, a 4.6- acre Neighborhood Square,
a lO-acre parcel reserved for an Elementary School and land designated for Semi-Public uses.
School Site
The Tentative Map includes a lO-acre elementary school site adjacent to the Neighborhood Park located
on the Upper Loop Road. On September 27,2005, the Dublin Unified School District Board reviewed
and accepted the proposed school site location.
Development Agreement
The Eastern Dublin Specific Plan requires Applicants for development in eastern Dublin to enter into a
mutually acceptable development agreement with the City for their respective area. Typically, the
agreements would be entered into after the EIR is certified and after tentative subdivision maps are
approved. Braddock & Logan will enter into a Development Agreement with the City for development
of the northerly 486 acres of land included in their proposed Vesting Tentative Map. The Development
Agreement will contain terms and conditions for City expenses, infrastructure costs and obligations,
fees, and financing in exchange for vested development rights. It will be based on the standard
Development Agreement prepared by the City Attorney and adopted by the City Council. Approval of
the Development Agreement is the responsibility ofthe City Council.
CONCLUSION:
Staff with the assistance of Braddock and Logan is continuing to refine the Project and Developer's
Project prior to completion of the environmental document and public hearings. The purpose of this
Study Session is to provide the Planning Commission with an overview of the Project and the
Developer's Project. No decision will be made at this meeting, as the formal applications will be
brought before the Planning Commission on November 8, 2005.
RECOMMENDATION:
Staffrecommends that the Planning Commission receive Staff presentation.
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