HomeMy WebLinkAbout04-040 & 05-038 Fallon Village
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: November 8, 2005
SUBJECT:
ATTACHMENTS:
PUBLIC HEARING: 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, and Vesting Tentative Map for the
northerly 488 acres of Fallon Village owned/controlled by Braddock &
Logan.
Report Prepared by: Jeff Baker, Associate Planner
1.
2.
Vicinity Map (Stage I Binder - Project Description Tab)
Resolution recommending City Council Certification of a
Supplemental Environmental Impact Report for the Fallon Village
Project (Stage I Binder - SEIR Tab)
Resolution recommending the City Council approve General Plan
and Eastern Dublin Specific Plan Amendments for the Fallon
Village Project (Stage I Binder - General Plan/Specific Plan
Amendment Tab).
Resolution recommending the City Council approve a PD -
Planned Development Rezone with Stage I Development Plan for
Fallon Village (Stage I Binder - Stage I Planned Development
Plan Tab)
Resolution recommending the City Council approve a PD -
Planned Development Rezone with Stage 2 Development Plan for
the northerly 488 acres of Fallon Village owned/controlled by
Braddock & Logan (Stage 2 Binder - Stage 2 Planned
Development Plan Tab)
Resolution approving Vesting Tentative Map 7586 (Stage 2 Binder
- Vesting Tentative Map Tab)
3.
4.
5.
6.
BACKGROUND ATTACHMENTS (by reference):
1. Final Supplemental Environmental Impact Report (Comments and
responses to comments and clarifications and modifications to the
Draft Supplemental Environmental Impact Report.
RECOMMENDATION: 1.
2.
3.
4.
Open the public hearing;
Receive Staff presentation and take testimony from the Applicant
and the Public;
Close the Public Hearing and deliberate; and
Adopt the following Resolutions:
COPIES TO:
The Applicant
The Property Owner
PA File
ITEM NO. g -I
~
G:\PA#\2004\04-040 EDPO Specific Plan Amendment\POPCSR 11-8+05.DOC
a. Resolution recommending City Council certification of a
Supplemental Environmental Impact Report for the Fallon
Village Project (Attachment 2)
b. Resolution recommending the City Council approve General
Plan and Eastern Dublin Specific Plan Amendments for the
Fallon Village Project (Attachment 3)
c. Resolution recommending the City Council approve a PD -
Planned Development Rezone with Stage I Development Plan
for Fallon Village (Attachment 4)
d. Resolution recommending the City Council approve a PD -
Planned Development Rezone with Stage 2 Development Plan
for the northerly 488 acres of Fallon Village owned/controlled
by Braddock & Logan (Attachment 5)
e. Resolution approving Vesting Tentative Map 7586
(Attachment 6)
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 Doolan Canyon, and north of Interstate 580 (1-580) (Attachment I).
Fallon Village includes approximately 1,134 acres. This includes 496 acres currently within the Eastern
Dublin specific Plan (EDSP) area and would add an additional 638 acres to the EDSP area. Fallon
Village encompasses 13 properties owned by II different landowners as shown in Table I below. The
Braddock & Logan properties within Fallon Village consist of 473 acres outside of the EDSP plus
approximately 15 acres within the EDSP and part of Dublin Ranch.
Within OP proposed
for incorporation
into EDSP
Within both OP
and EDSP
Within both OP
and EDSP
_1"""
The project area generally consists of grasslands from high hills in the north and northeast to relatively
flat land at the southerly portion near the 1-580. A series of gradual hillsides and low knolls trend from
the northwest to the southeast near the southerly portion of the project site with gently rolling hills near
the center. Hillsides are intermixed with small valleys which function naturally as drainage for the area
from the north to the south. Some of these areas are ridgelands considered for modification.
Topographic elevations range approximately from 350 to 970 feet above sea level.
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The properties that comprise the project area generally are vacant except for some storage, occasional
grazing by livestock, a horse ranch, and associated outbuildings. Other improvements consist of paved
and unpaved roads, fences, barns, corrals, wells, water tanks, ponds, and several rural homesteads, the
historically significant Fallon Ranch House (c. 1870), potentially historic structures located on Croak
Ranch (currently not evaluated), and pre-historic evidence on the 4J Ranch site (currently part of the
Jordan and Chen properties). To the east, the project area drops in elevation towards Doolan Canyon
which is vegetated with native oaks and riparian plant materials and serves as a natural drainage course
toward the south.
Table 1: Properties within the proposed Fallon Village Project Area
Assessor Parcel Property Owner Location Area +/- EDSP
No.
1 905-0001-004-03 Monte Vista Properties north of 1-580 at Collier Canyon Road 9.3 ac yes
2 905-0001-004-04 Branaugh/Collier north of 1-580, southeast corner of site 40.2 ac yes
Canyon Properties, LLC
3 905-0001-005-02 Righetti north of 1-580 at Collier Canyon Road 49.6 ac yes
4 905-0001-006-03 Anderson north of 1-580 east of Croak Road 50.3 ac yes
5 985-0027-002 Chen NE quadrant at 1-580 and Fallon Road 140.1 ac yes
6 985-0027-004 EJB Partners, L.P. north of 1-580 west of Croak Road 1.1 ac yes
7 985-0027-005 Pleasanton Ranch north of 1-580 west of Croak Road 0.4 ac yes
Investments
8 985-0027-006 Jordan Ranch 4233 Fallon Road 189.7 ac yes
9 985-0027-007 /First American ac yes
Lot Line Adjustment Dublin Ranch northeasterly boundary 15 ac yes
Subtotal 495.7 ae
10 905-0002-001-01 Croak approximately 1/2 mile north of 1-580 165.5 ac no
11 905-0002-002 east of Croak Road ac no
Braddock & Logan, north of 1-580 approximately 1 mile,
12 905-0002-003 east of Jordan Ranch and east of Fallon 159.5 ac no
formerly Mandeville Road at terminus of Croak Road
Fallon Enterprises, north of 1-580 approximately 1 mile,
13 985-0028-002 formerly Bankhead east of Fallon Road, north of 313.7 ac no
Jordan Ranch
Subtotal 638.7 ae
TOTAL 1,134.4 ae
There are four proposed actions: 1) Amendments to the General Plan and Eastern Dublin Specific Plan;
2) PD - Planned Development Rezone and related Stage I Development Plan for the overall Fallon
Village Project; 3) PD - Planned Development Rezone and related Stage 2 Development Plan for the
Braddock & Logan properties; and 4) Vesting Tentative Tract Map 7586 which would allow for the
construction of 1,043 residential units on Braddock & Logan's property. The proposed project is
comprised of PA 04-040 representing the General Plan and 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, and Vesting Tentative Map 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 Final Supplemental Environmental Impact Report (FSEIR) including recommended mitigation
measures.
A joint Planning Commission/City Council 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
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environmental review and provide Staff with direction regarding the proposed Stage I Development
Plan. The new supplemental environmental impact report will be used by Staff, the Commission and
Council to evaluate the proposed land use and entitlements.
The key components to the current proposal include the following:
· Eastern Dublin Specific Plan Area - Addition of 638 acres to the EDSP area increasing the area to
approximately 3,873 acres.
· Resource Management Plan (RMP) - Implementation of the recommendations contained in the
RMP accepted by the City in 2004, including the addition of Open Space. The purpose of the RMP
is to evaluate the biological resources throughout the Project area and provide recommendations to
manage and preserve these resources in a coordinated manner.
· Airport Protection Area (APA)/Future Study Area - Redesignation of the land within the APA and
north of the Dublin Boulevard extension from "future study area" to non-residential uses. The
result, along with the redesigation of the Industrial Park, would be a potential increase of 1,081,725
square feet in non-residential building area adding to the 1,421,450 square feet anticipated by
existing Stage I Development Plan for a total of 2,503,175 square feet.
· Maximumffotal Number of Residential Units - The unit count of 2,526 units approved in 2002 for
the project area is proposed to increase by 582 residential units to a total of 3,108 units. These units
represent residential development previously analyzed in 1993 for areas within the APA but now
proposed to be dispersed throughout the portions of the Project outside the Airport Protection Area.
· Increase Residential Density/Fallon Village Center - The project proposal includes increased
densities in certain residentially designated areas as a result of redistributing the additional units. In
addition Fallon Village Center includes Mixed Use land uses that allow for the development of a
village or urban setting of residential and neighborhood-serving commercial uses vertically
integrated within a building.
· Industrial Park (Subarea H) - Redesignation of the Industrial land uses in the Industrial Park
subarea adjacent to the Fallon Gateway subarea to Commercial/Campus Office and Industrial
Park/Campus Office. This area would be incorporated into the Fallon Gateway subarea (Subarea D
of the EDSP).
· Visually Sensitive Ridgeline Boundary - Modification to the boundary of Visually Sensitive
Ridgeline areas to more precisely follow existing elevation contour lines.
· Lot line Adjustment - Braddock & Logan is proposing to remove a I5-acre area from Dublin
Ranch and add it to Fallon Village. The lot line adjustment would allow more efficient grading and
an enhanced transition between parcels.
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 of the 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
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Eastern Dublin Specific Plan was prepared and simultaneously adopted with the General Plan
amendment providing for a range of urban/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). The EDEIR evaluated impacts from 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 alternative, Doolan Canyon would
continue to function as an important open space buffer separating Eastern Dublin from 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.
2002 Annexation, Prezoning and Stage I Planned Development Plan and Supplemental EIR
In 2002, the East Dublin Property Owners (EDPO) requested annexation into the City of Dublin and the
Dublin San Ramon Services District (DSRSD). As part of the annexation process and pre-zoning, the
EDPO properties were the subject of a Stage I Development Plan. In general, the adopted PD pre-
zoning was consistent with the general land uses, densities, and locations established in the General Plan
and Specific Plan approvals adopted in 1993. A Supplemental EIR related to the annexation and these
plans was certified by the City Council in March 2002.
Concerns raised by the City of Livermore about the annexation led to adoption of a Memorandum of
Understanding (MOU) 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.
ANALYSIS
General Plan/Eastern Dublin Specific Plan Amendment
The proposed major changes to the General Plan and Eastern Dublin Specific Plan land uses are
summarized below, and shown in Table 2 below, and included in Exhibit 3.
. Oven Svace - A major component of the proposed project is the central open space conidor which is
proposed consistent with recommendations in the Resource Management Plan (RMP). The conidor
includes approximately 86 acres generally running from the northeast to the southwest along an
existing drainage conidor. The conidor would be approximately 400-feet in width connecting to
open space lands in the north and widening into an existing riparian arroyo near Fallon Road.
Improvement standards and limitations on development within the conidor are intended as part of an
integrated trail system and to preserve sensitive wildlife habitat.
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· Fallon Village Center (Subarea E of the EDSP) - The Fallon Village Center would be located along
both sides of the extension of Central Parkway generally west of Croak Road. It would include a
combined of Mixed Use, Medium High Density Residential, Neighborhood Square, and Community
Park. The Mixed Use designation is anticipated to allow a mix of local-serving commercial and
residential uses.
· Fallon Gatewav (Subarea D of the EDSP) - The Fallon Gateway subarea of the EDSP
(approximately 129.5 acres) is located on both the east and west sides of Fallon Road between the
extension of Dublin Boulevard and the 1-580 interchange. The EDSP describes Fallon Gateway as
General Commercial and Campus Office with anticipated uses to include auto sales and power
center retail establishments that would take advantage of the adjacent freeway access and serve a
regional market area. The Fallon Gateway would be expanded to include the commercial properties
located to the north (existing Future Study Area) and south of Dublin Boulevard between Fallon
Road and the eastern City Limits (Former subarea H of the EDSP).
· Industrial Park (Subarea H of the EDSP) - The Industrial Park designation adjacent to 1-580
(approximately 72.4 acres) would be amended to Industrial Park/Campus Office. The Planning
Subarea H would be eliminated and the land would be added to the Fallon Gateway (Subarea D of
the EDSP).
· Airport Protection Area/Future Study Area - Although the 1993 EDEIR studied residential uses
within the Airport Protection Area (APA) and the 1993 GPA and Specific Plan showed Medium
Density and Medium High Density Residential uses within the APA, the Specific Plan indicated that
the residential uses would convert to Future Study Area/Agricultural if found inconsistent with the
airport land use plan by the Airport Land Use Commission (ALUC). The ALUC did find the
residential land uses inconsistent on June 9, 1993. The residential land use designations thus never
became effective and that area was considered to be a future study area. In 2002 it was prezoned to
Rural Residential/Agriculture. The proposal is now to designate it General Commercial/Campus
Office and Industrial Park/Campus Office. The combination of this land use amendment along with
the land use change to the Industrial Park (Subarea H) would potentially increase 1,421,450 square
feet anticipated by previous plans by 1,081,725 square feet for a total of 2,503,175 square feet. The
proposed Floor Area Ratios (FAR) would be consistent with those allowed by the EDSP which
would be 0.25 for General Commercial, 0.30, and .28 for Campus Office.
· School Sites: Based on a determination by the Dublin Unified School District since adoption of the
previous plan, a Junior High school site will not be needed. Instead the Fallon Village Project Area
would include 2 Elementary School sites for a total of approximately 20 acres.
· Semi-Public: The recently adopted policy on Semi-Public Facilities includes a standard of 0.5 acres
to be designated for every 150 single-family or 250 Medium Density (or higher) units of new
residential development. Based on these standards, the Fallon Village project would be required to
reserve 8.6 net acres of land for that use. The proposed land use plan shows: I) a 2.1 acre parcel
located south of the Upper Loop Road on the Braddock & Logan property; 2) a 2.5 acre parcel
within the Fallon Village Center on the Chen property adjacent to the Community Park,
Neighborhood Square and Mixed Use development; 3) a 2 acre parcel within the Fallon Village
Center on the Jordan property; and 4) a 2 acre parcel on the Croak property.. The exact location of
these parcels will be determined with the Stage 2 Development Plan for each property. The
combined area of these sites would provide the acreage to satisfy this requirement.
· Residential - Residential densities would be consistent with ranges established in the General Plan.
The 2002 approvals included 2,526 residential units and the current proposal includes 3,108
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residential units, a difference of 582 units. As previously discussed, the 1993 EDEIR analyzed the
impact of the 582 for inclusion within the AP A. Under the current proposal, these 582 units will be
distributed throughout the proposed project.
. Visually Sensitive Ridgeline Boundary - Visually Sensitive Ridgeline boundary would be modified
to more precisely follow the existing elevation contour lines. This would allow for some low density
residential uses within areas currently designated as Rural Residential/Agriculture while continue to
protect Doolan Canyon from views of development consistent with the MOU between the City of
Dublin and the City of Livermore.
Proposed land uses for both the General Plan and the Eastern Dublin Specific Plan are shown as follows:
Table 2: Fallon Village Existing and Proposed Land Uses (in gross acres)
USE Acreage Change
2002 EDPO Plan Fallon Village
(Existina) (ProDosed)
Rural Residential/Agriculture 269.1 ac 142.9 ac -126.4 ac
Low Density Residential 433.5 ac 403.6 ac -20.9 ac
Medium Density Residential 9.4 ac 60.1 ac +50.7 ac
Medium High Density Residential 34.8 ac 23.6 ac -13 ac
Mixed Use 10.3 ac 6.4 ac -3.9 ac
General Commercial 41.0 ac 72.1 ac +31.1 ac
General Commercial/ Campus Office -- -- 72.7 ac +72.7 ac
Industrial Park/Campus Office 61.3 ac +61.3
Industrial Park 68.9 ac -- -- -68.9 ac
Neighborhood Square 2.7 ac 8.0 ac +5.3 ac
Neighborhood Park 24.0 ac 23.6 ac -0.4 ac
Community Park 14.1 ac 18.3 ac +4.2 ac
Open Space 76.9 ac 211.2 ac +133.4 ac
Elementary Schools 17.3 ac 21.1 ac +3.7 ac
Junior High School 14.6 ac -- -- -14.6 ac
Semi-Public -- -- 9.3 ac +8.6 ac
Future StudY Area 92.6 ac -- -- -92.6 ac
TOTAL 1,109.2 ac 1,134.4 ae
Roads 10.2 ac
Lot Line Adiustment 15 ac
GRAND TOTAL 1,134.4 ac 1,134.4 ac
Table 3: Fallon Village Existing and Proposed Development
USE Units or Building area Change
2002 EDPO Plan Fallon Village
(Existina) (ProDosed)
Rural Residential/Agriculture 2 du 2 du 0 du
Low Density Residential 1,734 du 1,737 du +3 du
Medium Density Residential 94 du 601 du +507 du
Medium High Density Residential 696 du 672 du -24 du
Neighborhood Commercial 134,600 sf 83,635 sf -50,965 sf
Village Commercial/Residential -- -- 96 duO +96 du
General Commercial 446,490 sf 785,169 sf +338,679 sf
General Commercial/Campus -- -- 1,634,371 sf + 1,634,371 sf
Office/Industrial
Industrial Park 840,360 sf -- -- -840,360 sf
Semi-Public
TOTAL UNITS 2,526 du 3,108 du +582 du
within EDSP Area 1,240 du
outside EDSP Area 1,286 du
TOTAL NON-RESIDENTIAL 1,421,450 sf 2,503,175 sf +1,084,725 sf
. Mixed use within the Neighborhood Commercial land use designation and zone.
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Specific Plan Amendment
The proposed Amendment to the Eastern Dublin Specific Plan (EDSP) involves both the: I) addition of
acreage, and 2) amendments to land uses consistent with the proposed amendments to the General Plan.
The EDSP currently encompasses the southerly portion of Fallon Village which includes approximately
496 acres. The proposed amendment would expand the EDSP area by 638 acres making up the entire
1,134 acre Fallon Village project. This expansion area includes land owned by Fallon Enterprises,
Braddock & Logan, and the Croak family. This area is addressed by the General Plan but is not
currently part of the EDSP.
In addition, the proposed amendments would also result in changes to the following sections in each
document:
For both the General Plan and the Eastern Dublin Specific Plan:
Land Use Plan - The Land Use Plan in both documents would need to be amended.
(Figure I-Ia of the General Plan and Figure 4.1 of the Eastern Dublin Specific Plan)
Land Use Summary - The Land Use Summary for the Eastern Dublin Area would need to be revised in
both Plans to reflect the change in acreage figures for the land uses affected by this amendment. (Table
2.1 in the General Plan and Table 4.1 in the Eastern Dublin Specific Plan). Changes to the land use also
would require revisions to the number of units for the respective residential land use categories and to
the total number of units for all residential categories combined. Changes also would need to be made
to projected non-residential building area based on the redsignation of the AP A to General
Commercial/Campus Office and Industrial Park/Campus Office and the Fallon Village Center plan.
Applicable Residential Street Sections - Amend to accommodate separated sidewalks.
For the Eastern Dublin Specific Plan (in addition to the modifications mentioned above):
Figure 2.4: Ownership Patterns - Amend to reflect the current ownership pattern.
Figure 4.2: Planning Subareas
Appendix 3 - Amend to reflect the proposed land use changes for these Planning Subareas.
Appendix 4 - Amend to show revised acreage totals by land use for the existing owners.
Chapter 6 regarding Resource Management - Revise language for consistency regarding 6.2 Open
Space, 6.3.2 Biological Resources from information provided with the EIR, and 6.3.4 Visual Resources.
Revise Figures 6.1 through 6.3 to reflect current environmental information and changes to the parks
and open space plans.
Figure 7.29: Fallon Village Concept Plan - Revise illustration to reflect the amended Land Use Plan
and existing topography.
PD Rezone and Stage I Development Plan:
As stated above in the Background section, the project area (known at the time as EDPO) was the
subject of a Stage I prezoning to Planned Development (PD) to satisfy annexation requirements. The
PD zoning districts were consistent with the General Plan land use designations. The existing PD
zoning districts and the proposed Stage I rezoning correspond to Table 2 above with the existing and
proposed land uses. The PD-Planned Development district specifies the intent, intensity of use, permitted
uses, and conditional uses for each of the land use designations identified in the General Plan and
Specific Plan shown on the proposed land use plans.
The Stage I Development Plan for the overall Fallon Village project includes: a statement of purpose
and development concept, permitted and conditionally permitted uses, general development stan~ards, a
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Stage I Site Plan, project access & circulation plan, phasing plan, conceptual landscape plan, and master
infrastructure plan (Exhibit 4).
Development Regulations - Development regulations secure the necessary provision for light, air,
privacy, and safety from fire hazards and to ensure that development within the City of Dublin provides
a high quality living and working environment. These regulations are typically established with a Stage
2 Development Plan. However, Fallon Village is comprised of 13 parcels owned by II different
property owners. It is anticipated that each of these properties will develop on an individual basis. The
development regulations for Fallon Village are proposed with the Stage I Development Plan in order to
ensure consistency throughout the project area as permitted by Chapter 8.32.040.A.9 of the Dublin
Municipal Code. A Stage 2 Development Plan would still be required in accordance with the Dublin
Municipal Code (Chapter 8.32.040.B) as each property within Fallon Village is developed.
The Development regulations included as part of the proposed Stage I rezoning include lot standards,
coverage, building height, setback and parking for each of the residential land use designations of:
I - Low-Density/Single-Family Detached/Large Lot
2 - Low-Density/Single-Family DetachedlMedium Lot
3 - Low and Medium Density/Single-Family Detached/Small Lot
4 - Medium Density/Single-Family Detached/Small Lot or Court
(5,500 sf or greater)
(4,000 sf or greater)
(2,500 sf or greater)
(1,800 sf or greater)
The standards also address first story architectural elements and second story massing (and third story
massing, as applicable or permitted).
No standard has been established at this time for Medium High Density Residential since none of the
properties with that land use designation currently are proposed for development.
Project Access and Circulation - Primary access to and through the project area would be provided from
Fallon Road and the extensions of Dublin Boulevard and Central Parkway. Regional access is currently
provided to the Project site and would continue to be provided by the 1-580. Collector streets would be
constructed throughout the project and would provide access to residential neighborhoods and non-
residential uses. These streets would be specifically identified as part of the Stage 2 Development Plan
and subdivision map.
Fallon Road is currently a north-south two to four lane arterial extending from 1-580 to about two miles
north. Future plans provide for its extension north to connect with Tassajara Road. The ultimate right-
of-way for Fallon Road is generally along its current alignment and will be 4 lanes north of Dublin
Boulevard, 6 lanes near the Dublin Boulevard intersection and 8 lanes near the 1-580 interchange.
Central Parkway is proposed to extend in an easterly direction from Fallon Road, then south along the
existing alignment of Croak Road terminating at Dublin Boulevard. A loop road ("Upper Loop Road")
of two lanes would provide access to residential neighborhoods in the northerly portion of the project
area.
Village Design - There are two primary intersections in the commercial areas as Dublin Boulevard
would intersect with both Fallon Road and Central Parkway. In these locations, the intersection would
be highlighted with enhanced paving, medians, flowering trees, and thematic elements. Adjacent
commercial development would be oriented to create an attractive entry with plazas and architectural
treatments. The terminus of Central Parkway would be a focal area with identifying monuments, walls, and enhanced landscape elements.
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The Fallon Village core would be marked by a T-intersection at Croak Road/Upper Loop Road and
Central Parkway. Lawn area, columnar tree plantings, specimen trees, and flowering perennials would
enhance the area. Community theme would be further identified by enhanced paving, thematic
monuments, and stone walls.
Streetscape Standards - Collector streets (Central Parkway, Upper Loop Road, and Croak Road) would
have an 8-foot multi-use trail and an 8-foot parkway, bike lanes, shoulder, and medians. Minor
residential collectors would have 6 to 8 feet of separated sidewalk, an 8-foot parkway, and optional
medians. Residential streets would have a 5-foot sidewalk and 5-foot parkway. Rural Residential
streets with monolithic sidewalks may be used at the end of cul-de-sacs, with a 7-foot landscaped
easement behind the sidewalk line to be used for planting and maintenance of street trees.
Open Space - The Development Plan provides for an I8.3-acre Community Park, four Neighborhood
Parks totaling approximately 24 acres, and two Neighborhood Squares totaling approximately 8 acres to
be dedicated to the City. Based on the recommendations contained in the Resource Management Plan, a
central open space corridor would run from the northeast to the southwest comer of the 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 existing 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.
Multi-use trail systems would be constructed in accordance with the policies and programs of the
General Plan, the EDSP, and the City's Parks and Recreation Master Plan. Ponds comprise about 2.5
acres of the project area. One stock pond is located on the the Fallon Enterprises parcel and another is
located on in a former quarry on the Anderson parcel. Three artificial ornamental ponds are located on
the Jordan parcel as numerous in-channel pools occur within intermittent streams on the Jordan parcel.
These water elements will be incorporated into the proposed open space preservation area.
Development Elevation Cap - The General Plan includes existing policies for a Development Elevation
Cap in the Eastern Extended Planning Area. The Development Elevation Cap limits development at or
below the no foot elevation line. Among other things, the Elevation Cap helps implement policies to
protect visually sensitive ridgelands and protect Doolan Canyon from views of development in Fallon
Village. The Development Elevation Cap along the nO-foot elevation contour has been incorporated
into the Stage I Development Plan standards. This area generally includes the main ridge that forms the
northerly and easterly boundaries of the project area. However, the project proposes to modify the
protection boundary for the Visually Sensitive Ridgelands to more precisely follow elevation contours
while continuing to maintain the development elevation cap.
Phasing - The Fallon Village Project is anticipated to be constructed in multiple phases. The first phase
is the Braddock & Logan project on approximately 488 acres in the northerly section of the project area.
This would include development of 1,043 residential units. The remainder of Fallon Village would
develop as future phases separate from the Braddock & Logan development.
Stage 2 Development Plan:
The proposed Stage 2 Development Plan includes the northerly 488 acres of the project area, shown as
485.4± acres on Vesting Tentative Tract Map 7586 (Exhibits 5 and 6). The Stage 2 Development Plan
includes: I) the 160 acres owned by Braddock & Logan, 2) the 15 acres to the west resulting from the
lot line adjustment with Dublin Ranch, and 3) 313 acres being a portion of the properties owned by
Fallon Enterprises. Approximately 247.2 acres are proposed to be subdivided for low density
residential.
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Five residential neighborhoods are proposed with lots ranging between 3,200 square feet to 6,000 square
feet. The neighborhoods are arranged around a 10 acre elementary school site centrally located along
the Upper Loop Road and adjacent to the stream corridor. The Applicant proposes a 2.1 acre Semi-
Public site to satisfy a portion of the overall Semi-Public requirement for Fallon Village. The proposed
Stage 2 Development Plan also includes a 5-acre Neighborhood Park site adjacent to the elementary
school and a 4-acre Neighborhood Square at the terminus of a residential collector street.
Table 4: Unit Summary by Neighborhood
Neighborhood No. of Units Lot Size Gross Acreage Gross Density
1 177 40' x 80' 30.7 ae 5.8 du/ac
2 102 45' x 100' 24.6 ae 4.1 du/ae
3 (west) 76 50' x 100' 16.1 ae 4.7 du/ac
3 / centra) 218 50'x100' 51.1 ac 4.3 dulae
3/east) 83 50' x 100' 18.3 ac 4.5 du/ae
4 235 55'x100' 56.7 ac 4.1 du/ae
5 152 60' x 100' 42.7 ae 3.6 dulae
Total 1,043 240.2 ae
Approximately 34 acres of the open space corridor would be provided within the Stage 2 PD area.
Multi-Use trails with a width of approximately 12 feet would be located in the outer 30 feet on either
side of the corridor. The corridor would preserve, create, and enhance habitat for native species.
Disturbed areas would be revegetated with native landscaping appropriate to the area. Approximately 45
acres around an existing stock pond northwest of the corridor is proposed to be designated Open Space
and placed in a conservation easement to protect sensitive habitat and species as suggested by the RMP.
T bl
S
2
dU PI
a e5: tage Lan se an
Staae 2 Plan
Land Use Desianation Aeres du
Low-Densitv Residential 240.2 1,043
Rural Residential/ Aariculture 123.5 0
Elementary School 11.1 0
Community Park 0 0
Neiahborhood Park 6.3 0
Neiahborhood Sauare 5.3 0
Open Space Corridor/Multi-Use Trails 99.0 0
Semi-Public 2.8 0
Total 488.2 1,043
The proposed project design takes advantage of the existing topography of the site and neighboring
properties to create views for future residences. Views from the neighborhood to the adjacent Dublin
Ranch Golf Course are proposed to be integrated into the site plan through the inclusion of open ended
cul-de-sacs that open onto the golf course property and a small green that would provide a view beyond
homes through to the golf course. To the north and along much of the eastern boundary, the project
retains the Rural Residential/Agricultural (RR! A) land uses that are harmonious with the rural nature of
Doolan Canyon area that borders the project in that direction. Conservation easements or similar
instrument will be recorded over this property in accordance with the Memorandum of Understanding
between the City of Dublin and the City of Livermore to permanently restrict development of the RR! A.
Primary access for the Stage 2 Development area would be from Fallon Road from the west and
connected to the Upper Loop Road from the north and Croak Road from the south. Croak Rood would
be used as secondary access. Interim improvements to Croak Road would be necessary to provide
secondary access to the eastern portion of the development. Pedestrian trails are proposed along the
open space corridor and major streets. Cul-de-sacs are planned as open-ended along the open space
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corridor and within Rural Residential/Agricultural areas for recreational, maintenance, and fire access
purposes.
The Design Guidelines/Standards describe an overall vision or theme for the Stage 2 development area.
This includes establishing the design for architecture and other neighborhood elements including entries,
streetscape, landscaping, fencing, trail system, and parks. The architectural styles have been selected to
represent and implement the design character envisioned with the Stage I Development Standards of a
Mediterranean Agrarian theme. The Neighborhoods are described as follows:
· Cottage - Derived from medieval Norman and Tudor domestic architecture. The English and
French inspired "cottage" incorporate stone and brick veneer.
. Craftsman - Characterized by rustic texture of building materials, broad overhangs with
exposed rafter tails at the eaves and trellises over the porches.
· Monterey - A combination of original Spanish Colonial and two-story New England colonial
designs with 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 - Evolved in the early twentieth century with influences by American
Colonial styles such as Georgian Revival, Cape Code, 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 Country - Originating in the rural hillsides and villages within the Dordogne region in
France. Roof pitches vary from shallow to seep, but with little overhang. Rafter tail ends and
wood or wrought iron balconies are silhouetted against building facades.
· Spanish Colonial - 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 - Beginning as part of the picturesque movement with a shift away from 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 - Representing 15th and 16th century houses 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 Site Development Review for the Braddock & Logan development will be presented to the Planning
Commission for review and consideration at a later time.
Subdivisions
Lot Line Adjustment - A IS-acre strip of property along an existing ridgeline separates the northerly
project area currently held by Fallon Enterprises from Dublin Ranch. This IS-acre area is immediately
adjacent to the east side of the Dublin Ranch Golf Course and within the EDSP area. A portion of this
area had previously been designated as an elementary school site. The Dublin Unified School District
no longer plans a school site at this location. A previous General Plan Amendment eliminated that
portion of the school site within Dublin Ranch. The applicant is proposing a lot line adjustment that will
remove the IS-acre area from Dublin Ranch and add it to Fallon Village. The effect of the lot line
adjustment is to allow for more efficient grading related to Vesting Tentative Tract Map 7586. Both
property owners, the Lin family and Fallon Enterprises, Inc., agree to the exchange. 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 Tract Map 7586 - The proposed Tentative Tract Map covers a 488-acre area which
takes in the parcels owned by Fallon Enterprises and Braddock & Logan. Of that area, 237.5 acres will
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be subdivided into five residential neighborhoods. The remaining area will be used for Open Space,
Rural Residential/Agricultural (including ridgeline preservation), an elementary school, neighborhood
park, and roadway system. The neighborhoods would be served by Upper Loop Road where it connects
with Fallon Road and Croak Road.
Geologic Hazard Abatement District - The project may be subject to the formation of a Geologic
Hazard Abatement District (GHAD) as part of the approval process. The GHAD would be formed to
handle maintenance of the Open Space and Rural Residential/Agriculture parcels. A conservation
easement or similar instrument that restricts development, is required for this area as a condition of
approval. Although a conservation easement is not required for land owned by a GHAD, the
conservation easement is required in order to be consistent with the Memorandum of Understanding
between the City of Dublin and the City of Livermore.
Inclusionarv Zoning - The Developer's Project is subject to the City of Dublin Inclusionary Zoning
Regulations (Chapter 8.68). The Conditions of Approval require the property owner to enter into an
Affordable Housing Agreement prior to recordation of the first phased Final Map or approval of Site
Development Review, whichever occurs first. The agreement shall provide detail regarding the number
of affordable units required, specify the schedule of construction of affordable units, set forth the
developer's manner of compliance with the Inclusionary Regulations and impose appropriate resale
controls and/or rental restrictions on the affordable units.
Development Agreement
One of the implementing actions of the Eastern Dublin Specific Plan is the requirement that all
applicants for development in the Eastern Dublin Specific Plan Area enter into a mutually acceptable
Development Agreement with the City. The City and the Developer commit themselves to proceed in
accordance with the terms of the agreement and the City promises not to change its planning or zoning
laws applicable to the development for a specified period of time, five years in this case. In return, the
Developer agrees to comply with the conditions of approval and, in some cases, makes commitments
which the City might otherwise have no authority to compel the Developers to perform. Specifically,
the Development Agreement augments the City's standard development regulations in response to the
particular characteristics of each individual project; spells out the precise financial responsibilities of the
developer; ensures timely provision of adequate public facilities for each project; and provides the terms
for reimbursement when a Developer advances funding for specific facilities which have community-
wide or area benefit.
A Development Agreement specific to Braddock & Logan (PA 05-038) also will be a requirement. It
will be based on the standard Development Agreement prepared by the City Attorney and adopted by
the City Council for projects located within the Eastern Dublin Specific Plan area. It will be drafted
with input from City Staff, the project developer, and the City Attorney. The Public Hearing Notice for
the November 8, 2005, Planning Commission meeting included the Development Agreement. However,
the Development Agreement is still under review and will have to be continued to a future meeting. It is
anticipated that this Development Agreement will be brought forward to the Planning Commission on
November 22,2005.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants within
300 feet of the proposed project, to advertise the project and the upcoming public hearing. A public
notice was also published in the Tri- Valley Herald and posted at several locations throughout the City.
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ENVIRONMENTAL REVIEW
The City prepared a Supplemental EIR for the Fallon Village project. This EIR supplements the 1993
Eastern Dublin EIR and the 2002 East Dublin Property Owners Supplemental ElR. The 1993 EIR
analyzed the potential impacts of the Eastern Dublin General Plan Amendment and Specific Plan
project, which proposed future urbanization of the Eastern Dublin area. The 1993 EIR was certified by
the City Council on May 10, 1993 (SCH # 91103064, Resolution 51-93, incorporated herein by
reference). Upon approval of the Eastern Dublin project, the City Council adopted extensive mitigation
measures that continue to apply to land use projects in Eastern Dublin including the Fallon Village
project. (Resolution 53-93.) Because the 1993 ElR identified impacts that could not be mitigated to less
than significant, the City adopted a Statement of Overriding Considerations with its approval of the
Eastern Dublin project. When the certified EIR was challenged in a subsequent lawsuit, the court
upheld the validity of the EIR, finding it in compliance with CEQA and the CEQA Guidelines.
In 2002, a number of owners in Eastern Dublin filed applications for annexation of the current project
site to the City and to DSRSD. The 2002 project included a prezoning to the PD-Planned Development
District and a related Stage I Development Plan for an approximately 1120 acre area. The project was
consistent with the general uses and densities established in the 1993 approvals. The City prepared and
certified a Supplemental EIR to analyze new information and changed circumstances since the 1993
EIR. (SCH # 2001052114, Resolution 40-02.) Supplemental mitigation measures were adopted that
continue to apply to land use applications in the project area. The 2002 Supplemental EIR identified
supplemental unavoidable impacts, so the City adopted a Statement of Overriding Considerations in
connection with the project approval. The 2002 Supplemental EIR was also challenged in a lawsuit, and
was upheld by the court.
The current Fallon Village project proposes additional residential and commercial development beyond
the 2002 approvals and adjusts some of the land use designation boundaries throughout the project area.
As noted above, project-level applications including a PD-Planned Development rezoning with Stage 2
Development Plan and a vesting tentative map among others, were also submitted for development
projects on the Braddock & Logan properties and are referred to as the Developer's Project. Based on
the results of an Initial Study, the City prepared a Draft Supplement to the 1993 and 2002 EIRs. (Draft
SEIR dated August 2005, SCH # 2005062010). The Draft SEIR analyzed changes to the project and
circumstances, and other new information since the previous EIRs. The Draft SEIR was circulated for
public review from August 23, 2005 through October 6, 2005. The City prepared a Final SEIR dated
October 2005 containing written responses to all comments received on the Draft SEIR.
The Draft SEIR identified a number of supplemental impacts and related mitigation measures, primarily
related to traffic and biology impacts. Significant unavoidable air quality and possibly cultural
resources impacts were also identified and would require the City Council to adopt a Statement of
Overriding Considerations in connection with any project approval.
CONCLUSION:
Planning considerations for the proposed Fallon Village Project Area have been reviewed over the past
years as part of the City's planning activities. Only a portion of the project area has been included
within the boundaries of the Eastern Dublin Specific Plan. Both the areas within and outside the EDSP
have been studied comprehensively and share common issues such as drainage, natural habitat area, and
potential impacts from the Livermore Municipal Airport. Therefore, it would be logical to include
within the boundaries of the EDSP that portion of the Fallon Village Project Area that currently is
outside the boundaries. A designation of the area within the Airport Protection Area to non-residential
use would be consistent with the Airport Protection Plan. The General Plan and Eastern Dublin Specific
Plan land use amendments provide a practical and efficient land use pattern consistent with the Resource
14
Management Plan, maintaining scenic conidor qualities, and enhancing the natural environment. The
proposed land use amendments will remain internally consistent.
The project complements Dublin Ranch (immediately to the west) by proposing adjacent land uses and a
street system that is compatible with that development, as well as providing a better grading solution at
the property interface. The proposed Stage I Planned Development zoning is consistent with the
General Plan and the Eastern Dublin Specific Plan, as proposed to be amended. The Stage 2
Development Plan for the Braddock & Logan properties is consistent with Stage I Development Plan as
proposed, and the Proposed Vesting Tentative Tract Map would comply with the Stage 2 Development
if approved as proposed. The EIR has undergone a review process established by CEQA and addresses
the environmental impacts associated with the proposed project. A Development Agreement that will be
presented in the future for Planning Commission and City Council approval will comply with the
Specific Plan's requirement of a development agreement to ensure that the City's costs with
improvements related to the project will be revenue-neutral and not a burden or expense to the City's
sources of funds.
RECOMMENDATION:
Staff recommends that the Planning Commission (1) open the public hearing, (2) receive Staff
presentation and take testimony from the Applicant and the Public, (3) close Public Hearing and
deliberate, and (4) adopt the following resolutions:
a. Resolution recommending City Council certification of a Supplemental Environmental Impact
Report for the Fallon Village Project (Attachment 2)
b. Resolution recommending the City Council approve General Plan and Eastern Dublin Specific Plan
Amendments for the Fallon Village Project (Attachment 3)
c. Resolution recommending the City Council approve a PD - Planned Development Rezone with
Stage I Development Plan for Fallon Village (Attachment 4)
d. Resolution recommending the City Council approve a PD - Planned Development Rezone with
Stage 2 Development Plan for the northerly 488 acres of Fallon Village owned/controlled by
Braddock & Logan (Attachment 5)
e. Resolution approving Vesting Tentative Map 7586 (Attachment 6)
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GENERAL INFORMATION:
PROPERTY OWNERS:
Anderson Second Family Limited Partnership
PO Box 910371
St. George, UT 84791-0371
Braddock & Logan Services, Inc.
clo Jeff Lawrence
4155 Blackhawk Plaza Circle, #201
Danville, CA 94506
Collier Canyon Properties, LLC
c/o Bob Branaugh
19077 Madison A venue
Castro Valley, CA 94546
Pat Croak
4617 James Avenue
Castro Valley, CA 94546
EBJ Partners LP
550 Hamilton Avenue, #329
Palo Alto, CA 94301-2031
Investments, 10
c/o Michael Tseng
1499 Bayshore #132
Burlingame, CA 94010
Jordan Charitable Trust
c/o Tony Varni
Varni, Fraiser, Hartwell and Rodgers
650 A street
Hayward, CA 94543
Monte Vista Entitlement, Inc.
c/o T.W. Starkweather
1501 N. Broadway, Suite 320
Walnut Creek, CA 94596
Righetti Partners
c/o Milt Righetti, Jr.
236 Scenic Avenue
Piedmont, CA 94611
16
APPLICANT:
Braddock & Logan Services, Inc.
c/o Jeff Lawrence
4155 Blackhawk Plaza Circle, #201
Danville, CA 94506
LOCATION:
The project area is located within the City of Dublin and is
bordered by Fallon Road and Dublin Ranch to the west, the
City's Sphere of Influence/City Limit boundaries to the north
and east, and 1-580 to the south.
APN 905-0001-004-03
APN 905-0001-004-04
APN 905-0001-005-02
APN 905-0001-006-03
APN 905-0002-001-01
APN 905-0002-002
APN 905-0002-003
APN 985-0027-002
APN 985-0027-004
APN 985-0027-005
APN 985-0027-006
APN 985-0027-007
APN 985-0028-002
EXISTING ZONING:
PD-General Commercial
PD-Neighborhood Commercial
PD-Industrial Park
PD-Rural Residential! Agriculture
PD-Single Family Residential
PD-Medium Density Residential
PD-Medium High Density Residential
PD-Elementary School
PD-Junior High School
PD-Neighborhood Square
PD-Neighborhood Park
PD-Community Park
PD-Open Space
EXISTING GENERAL PLAN DESIGNATION &
EASTERN DUBLIN SPECIFIC PLAN: Rural Residential/Agriculture, Low Density Residential,
Medium Density Residential, Medium High Density
Residential, Neighborhood Commercial, General
Commercial, Industrial Park, Elementary School, Junior
High School, Neighborhood Square, Neighborhood Park,
Community Park, and Future Study Area. (See Land Use
Map)
17