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Home My WebLink AboutGenl Pln-E Dubl Specfc Pln Amnd Fallon Village. October 2005 FALLON VILLAGE General Plan/Eastern Dublin Specific Plan Amendment Introduction The Fallon Village proposal, previously referred to as East Dublin Properties (EDPO), includes amendments to the General Plan and Eastern Dublin Specific Plan (GPAlSP) for the approximately 1,134 acres of land located immediately east of Fallon Road which lies between Fallon Road and the eastern City of Dublin boundary. The Project Area is bordered by Dublin Ranch on the west, 1-580 to the south and unincorporated Alameda County territory on the east and north. This is the easternmost sector of Dublin slated to be urbanized under the City's current General Plan. The Project also includes an approximate IS-acre lot line adjustment between the Fallon Enterprises parcel and property owned by the Lin family within the eastern portion of the Dublin Ranch golf course to allow more sensitive and efficient grading in that area. Please refer to the General Plan Amendment/Specific Plan Amendment exhibits at the end of this section for maps showing the previously approved and proposed land uses. The current General Plan and Eastern Dublin Specific Plan land use designations for the Project Area call for Rural Residential/Agriculture, Low Density Residential, Medium Density Residential, Medium High Density Residential, General Commercial, Industrial Park, Neighborhood Commercial, Elementary School, Junior High School, Neighborhood Park, Neighborhood Square, Community Park and Open Space land uses. This amendment to the General and Specific Plans is necessary due to: efforts to preserve biological resources on site; the expansion of the Specific Plan area to include the Fallon Enterprises, Braddock & Logan and Croak properties; the projected needs of the Dublin Unified School District (DUSD); proposed changes in area road alignments; proposed changes in some land uses; and proposed changes in the size, shape and location of some land use areas. Amendments to the General Plan and Eastern Dublin Specific Plan included with this submittal are listed below. Refer to specific text and figures following for the exact detailed revisions. Proposed General Plan and Specific Plan Amendments General Plan: A few text passages, figures and a table are required to be revised to be consistent with the proposed plan. Please refer to the Dublin General Plan Amendment section in this submittal. Eastern Dublin Specific Plan: The proposed amendment to the Eastern Dublin Specific Plan includes expansion of the Specific Plan area to include approximately 638 acres that constitutes the Fallon Enterprises, Braddock & Logan and Croak properties. These P:\19149\ofnceISubl11inaMGP-SPA\GP·SPA DescriplionOclOberdoc Page 1 . General Plan/Specific Plan Amendment Fallon Village. October 2005 properties are covered by the Dublin General Plan but are not currently part of the East Dublin Specific Plan. Because of this expansion, many maps and tables in the latter document have been modified. Please refer to the East Dublin Specific Plan Amendment section in this submittal. Land Use Three substantive changes are proposed to the Dublin General Plan and the Eastern Dublin Specific Plan in regard to land use. The first change is necessitated by a mitigation measure of the 2002 SEIR prepared for the annexation of the Project Area which required preparation of a Resource Management Plan (RMP) to analyze the biological resources of the entire project area and proposes measures for protecting and managing those resources in conjunction with development of the properties. The RMP has been accepted by the City and calls for a combination of on-site avoidance and enhancement of biological resources and off-site mitigation for those resources that it would be impractical to preserve or manage in the Project Area. In order to retain certain biological resources on-site, the RMP includes a central open space corridor running from the southwest boundary of the Jordan property to the northwest corner of the Braddock & Logan parcel, which would preserve an existing drainage and associated habitat with minimal disturbance. The corridor will be an average of 400 feet wide, with a minimum width of 150 feet and a maximum width of 600 feet. Because of the RMP's findings and recommendations, two narrow drainages shown in the current General and Specific Plans will be removed as part of the proposed project plan because they are of lesser habitat value and the desire to emphasize the importance of the eastern drainage (the central corridor in the proposed project plan). An approximately 46-acre area encompassing a stock pond at the northeast boundary of the Fallon Enterprises parcel is also proposed by the RMP for avoidance of special status species. Together these preservation areas total approximately 140 acres and exceed the area designated as Stream Corridor Open Space in the General Plan by about 115 acres. The second substantive change to the General Plan and Eastern Dublin Specific Plan proposed by this project is that specific land uses are now shown for the approximately 58 acres shown as Future Study Area/Agriculture in the existing documents. This area has been in limbo ever since the adoption of the Eastern Dublin GPAlSP in 1993. It is an area that was designated as residential before adoption of the Livermore Airport Protection Area (APA). The APA discourages such uses within 5,000 feet of the Livermore Airport runways. Because the 58-acre site falls within the APA and no alternative non-residential uses were proposed for the area in 2002, it was designated Future Study Area/Agriculture with virtually no development potential. The applicants of the four properties affected by that designation are now proposing alternative non- residential uses for the area. This area is now proposed to be designated as General Commercial (Chen property), General Commercial/Campus Office (Anderson property) and Industrial Park/Campus Office (Righetti and Sranaugh properties). These redesignations would add up to 884,268 square feet of local and regional commercial uses. P:\19149\omceISubmiualsIGP-SPA\GP-SPA DescriptiollOctobcr.doc Page 2 . General Plan/Specific Plan Amendment Fallon Village. October 2005 The last change is the redesignation of approximately 72 acres of Industrial Park adjacent to 1-580 on the current General and Specific Plans to General Commercial/Campus Office (on the Chen, EBJ Partners, Pleasanton Ranch Investments, Anderson and Righetti parcels) and Industrial Park/Campus Office (on the Branaugh and Monte Vista parcels) as part of this application. The supplemental DSEIR associated with this application is evaluating an alternative land plan under the Alternatives Analysis chapter that retains the Industrial Park designation on these properties. Other less substantial land use changes are proposed as part of the Project. They are as follows: · The Dublin Unified School District has determined it does not need a third middle school for build out of the City, therefore, the approximately 15 acre junior high school site shown split between the Jordan and Chen properties is now proposed to be Medium High Density Residential, Neighborhood Square and Mixed Use, and the 2.3-acre site designated as Elementary School on the Croak property is not needed and thus has been eliminated. Five acres of Elementary School have been relocated from Dublin Ranch Area E to the southeast corner of the Fallon Enterprises property and reconsolidated with 5.0 acres of Fallon Village land designated as Elementary School to create a 10-acre school site for reasons of land efficiency and to locate the facility where it can best serve the neighborhoods. The underlying land use designation of the schools shown on the Stage I PD Amendment land use map are to be Low Density Residential for the school site depicted on the Fallon Enterprises property and Medium Density Residential for the school site on the Jordan property. · An approximately 15 acre area in Dublin Ranch, including the 5 acre elementary school and areas immediately north and south of the school site, will undergo a lot line adjustment and be rezoned to Low Density Residential and Open Space to allow more sensitive and efficient grading and development to take place between different properties. This arrangement has been agreed to between the Lin family and Braddock & Logan. No additional units are attributed to this acreage. · The Future Study Area-General Commercial on the Chen property has been redesignated as General Commercial. · Because this application entails a general plan amendment, City policy requires the provision of semi-public sites from properties containing residential lands per the City's Semi-public Facilities Policy document. The approval of 1,078 potential residential units requires that the Project provide a total of 8.6 acres of Semi-public. To fulfill the requirements of the Semi-public Facilities Policy, 2.1 net acres are designated as Semi-public on the Braddock and Logan-controlled Fallon Enterprises property, 2.5 net acres on the Chen property within the Village Center, 2.0 net acres on the Jordan property within the Village Center and 2.0 acres on the Croak property. The final locations of the Semi-public sites will be determined at the time ofPD-2 approval. P:I 19149\ûfficeISllbmil1als\GP-SPA\CìP-SPA Dcscrip!ion()clober.doc Page 3 . General Plan/Specific Plan Amendment Fallon Village . October 2005 RMP has been accepted by the City and calls for a combination of on-site avoidance and enhancement of biological resources and off-site mitigation for those resources that it would be impractical to preserve or manage in the Project Area. In order to retain certain biological resources on-site, the RMP includes a central open space corridor running from the southwest boundary of the Jordan property to the northwest corner of the Braddock & Logan parcel, which would preserve an existing drainage and associated habitat with minimal disturbance. The corridor will be an average of 400 feet wide, with a minimum width of 150 feet and a maximum width of 600 feet, with an approximate area of 97 acres. Because of the RMP's findings and recommendations, two narrow drainages shown in the current General and Specific Plans will be removed as part of the proposed project plan because they are of lesser habitat value and the desire to emphasize the importance of the eastern drainage (the central corridor in the proposed project plan). An approximately 46-acre area encompassing a stock pond at the northeast boundary of the Fallon Enterprises parcel is also proposed by the RMP for avoidance of special status species. Together these preservation areas total approximately 140 acres and exceed the area designated as Stream Corridor Open Space in the General Plan by about 115 acres. Trails linking residential areas throughout the site are planned to run along the open space corridor. A conservation easement will be placed over the rural residential/agriculture and open space designated lands located in the northern and eastern hillside areas of the Project Area to preserve these undeveloped lands in perpetuity. Current Visually Sensitive Ridgelands (VSR)- Limited Development lands as identified in the East Dublin Specific Plan obscure a portion of the primary ridgeline located along the northern and eastern areas of Fallon Village when viewed from 1-580. Any development in these Visually Sensitive Ridgelines- Limited Development areas will continue to obscure the primary ridgeline. While some topographical features do not currently obscure the ridgeline some development anticipated by the East Dublin Specific Plan, may obscure views. Additionally, proposed foreground development along the freeway will further obstruct some views of the primary ridgeline, as was originally anticipated with the 1993 General Plan and East Dublin Specific Plan. Development and grading of these Visually Sensitive Ridgeland areas is permitted as long as the proposed project adheres to and reflects the City's interpretation of the policies and criteria ofthe East Dublin Specific Plan, including Policies 6-29 and 6-30, as it has been applied to other development projects within the Specific Plan area. As recommended by the EDSP Action Program 6S, density transfers of units may be implemented to relocate units from the VSR area to other portions of the Project area to aid in preserving the landforms of the VSR area. In some cases, Visually Sensitive Ridgeland- Limited Development areas cross property lines. Where possible, such adjoining properties should work together on a grading plan. If this is not possible, initial developerslbuilders should contemplate grading continuity offsite and later developerslbuilders shall match and continue the shape of the land form in a smooth transition. P:\!9!49\ortice\Submittals\Stage 1 PD\PDI-ProjDescrrevisedOCTOBER2005.doc Page 4 . Stage 1 Development Plan Amendment Fallon Village. October 2005 rural residential/agriculture and open space designated lands located m the northern and eastern hillside areas of the Project Area. Following is a comparison Dublin Specific Plan of land uses between and the proposed the approved General PlanlEastern amendments to those plans. P:\ 19149\officcISubmiualsIGP·SI' A\GP-SPA DescriptionOctober.doc Page 5 . General Plan/Specific Plan Amendment October 2005 Fallon Village. TOTAL.' G~ u~ 403.6 1739 Pleasanton Rancta-Invmte Gros~M.. Mr!/tSISf Fil"lon Enterprleea ß~ u~ 184.7 867 MonteVIst8 Gm!I.'IAc. Unlts/sf ESJ Pertne"', LP ~-ª-Ac Unlts/sf Br'IInaugh GroIIsk. Unltslsf Righetti P.rtn.... G!!mSAc (Lnltslsf äeC"Oñ-cn-.mlly Ltd P....p Unlt;/Sr Anderson GrossAc then Unltslsf Fi,..t AmerlClln Title ~c un~ .¡M 92 Creek G~c. u~ 115.04 -469 LAND USE SUMMARY· FALLDN VILLAGE REVISED October 20015 Bnlddock & Logan GrD~C_ Ul1..ltsIsf 55.5 2 , PROPOSED PLAN· ~-4ç, 601 '" 83,6351 ___-+~1-----1---~ ~8~~~~1 48791 72.1 886.708 ". 721 785 " 747.664 61.3 " ---. 13,416 " 225,641 ---- ". --..-- 411,131 34.2 225,641 Medium Denl/ty R"kI,nti,1 6.1·14dullc Medium High Den~ty Rnldentllll 14.1·2I1dYlac MlxeclU.... 111dullc MIMldUN" 0.3-1.0 FAR (0.30 FAR I'I'g.") RuraIR..ldentklL'Ag,lc:ultul1l 1duf100J.CI1I.or~rul General CommefCl.1 0.2.(1.8 FAR (0.25 FAR -"AlgI') Oenlrlll Commen;laIfClm-pul óirila O.2.o.IIFAR(o.28FAR.verage} IndUlIn.! PlrklC-PIII Offlee 0.ZH.8 FAR (US 'AR lvel'llge) s.ml.pllbll~'" LamlUISf/; Low Denlity Rnideñiiãi ..-6dwI~ " o 1 23,8 (8.4, 142,9 60 " 0.0 53.9 97 '.7 " - - .. 70 7.0 130 '.0 234 83.635 542 " 23,4 {ISA} ,.. 19,9 '04 0.0 10.4 19.4 0.0 69,1S '.3 21.1 163 23.0 '.0 211.2 113« 2.' 10,6 '3 '.3 !:l =7 113.430 '.3 m002 30.' 262.23 f 21.5 '.1 60.3 2.' 35,9 140.' 72 2.0 10,0 111 ~ ".7 ... 2.7 2.0 11.5 .. 18!.5 o. ~ 159.5 Ellmøt.lry School CommunltyPllrle NIlghbol'hoodP.rk IMlghbol'hood SqUire .2!:::8p.c. Toto' 31<'" 2.5D3,178 '>T' o ... .., , 113,430 '.3 o 13,418 Dublin Specific Plan/General Plan. 1 " 372,Q02 ".2 PO and existing East .. 487,872 *Acreages include area to the Center Line of all major streets and approximately 15 acre lot line adjustment, accounting for acreage difference with approved 2002 Stage Notes: 1. Mixed Use acres are separated into residential and commercial components for the table calculations (duplicate acres sho'M1 in parentheses). 2. uResidential and Commercial uses are subject to the FAR. 3. Underlying use of elementary school on Fallon Enterprises is Low Density Residential. Underlying use of elementary school on Jordan Trust is Medium Density Residential. 4. *H2.0 net acres of Semi.public are designated on Jordan, 2.0 net acres on Croak and 2.5 net acres on Chen. 2.1 net acres are required on Fallon Enterprises: 2.8 gross acres .u <417,13 70 ," 1,010,810 '014 83,835 '" 2 reflects Stege 2 PO Plan. Braddock & Logan Cro.k First American Tla. Ch.n And....on Second Family Ltd P1np RiSlhttti Partners Brsnaugh ESJ Partners, LP Monte Vista Filion Ent.rpri..1 Pleaslnton Rlnch Invrnts TOTAL LsndUses G/'Of¡sAc. Unitslsf GrossAc Unltslsf GrossAc. Unitslsf G"",'" u,,,., G/'Of¡sAc, Unitslsf GrossAc Unitslsf GrossAc Unitslsf GrossAc Units/sf GrossAc. Unitslsf G""'''' Uni/s/sf GrossAc Unitslsf Gro.>,'" """'" Low Den.ityR..ld.ntial 51.6 '" 111.6 '" 11.2 353 .. " .. " .0 " 157,11 53' ~33.5 1734 .O..duf.c FutureStuclyAf'N 7.' 16.0 · 17.3 40,1 0 (RuI1IIReilld.nU.VA"rlcultl.mlJ tMd!lIm Density RMldlnthll ... 94 ... 94 1,1·14dw.~ , FutureStudyAI'I. 1512 ,.7 ., I '.0 37.0 0 RUI'IIIR.ldeflu..IfAClrlcultuNl) , MIKIlllm High o.n.1Iy Rnldentlal 28.2 .... ,. 132 34. ." 14.1-:illdw.c Rill'll Rnl$ntlall AgriCulture 100,3 , 31,5 0 I 137.3 1 269.1 2 1 dUf100 .e.... Of p~u·es , Gln.,.1 Comm.rcl.1 41,0 446,490 , 41.0 446,.0190 0.25 FAR Fllture Study Aru 10.-1 , 10,<1 (Glns,.1 Commercl.l) Nllghbomood Commercial 10.3 134,600 10,3 134,600 O.:SOFAR Ind....trt.IP.rIe 180 219.542 19.6 231,838 15.7 · 1131,490 ,.. 90,256 0.' 13,767 7.3 89,037 0.2 2,4313 .... 840360 O.2BFAR Futul'l Study AI'I. 0.' 21 · 01 ,. ... 0 (Indu.trl.IP~;.ki-· JllnlorHIg¡hSchool ... ... 14,6 0 e:lenMnCarya~hool 23 10.0 '.0 17,3 0 CommunIty P.rIe 14.1 14,1 0 NelghborhoodP.rk 10.6 5. I '.0 240 0 No bomoodSqu.re 27 27 0 Op.nBpece 7.' .0 ".0 35,6 '.1 ... 76.S 0 Toto' 159.5 207 16<U ... 189.1 1011 135.6 132 .... " ".7 · " 3'" " ,.. , ... , 313.8 ." '.2 0 1109.2 2526 134,800 6'1,032 237,138 191.490 90"" 9,757 89,037 2,430 1,421,450 EXISTING EASTERN DUBLIN SPECIFIC PLAN/GENERAl PLAN General Plan/Specific ptan Amendment Page 6 . ......-I)'-P'01~eND-p<e-(henre'IIœOCTOBER2006,... " MocIIfled1012B12005 P:\19149\off'¡¡;e\SubmittaJs\GP-SPA\GP·SPA DescrlptionOctober.doc Fallon Village. October 2005 Circulation Three changes to the backbone circulation pattern in the Fallon Village project occur as part of this application. The City Council has recently approved the realignment of Fallon Road and Dublin Boulevard from those alignments illustrated in the general plan and EDSP. These realignments, plus the resulting land use changes, have been integrated into this application. A second circulation change between the current plans and the proposed project is that the project realigns Central Parkway to curve southeasterly to connect with Dublin Boulevard along the current path of Croak Road, not near the eastern boundary of the site, as presently shown in the General Plan and Eastern Dublin Specific Plan. Hence, Croak Road is proposed to now terminate at Central Parkway. This realignment provides greater efficiency and access through the project while limiting impacts to the project's neighborhoods. The third difference is that the northernmost collector street and the intermediate road which connects it to the Upper Loop Road which runs from the southwest corner of the Fallon Enterprises property to Central Parkway have been removed in the Proposed Project. Due to the recommendations of the RMP and the land plan and circulation system, these street segments are no longer desired. Hazardous Waste Site Potential A series of Phase I Environmental Site Assessments have been conducted on the properties within the Project Area. Based on these Assessments, no registered hazardous waste or substance sites are known to exist on the Project Area. Seven registered leaking underground storage tanks (LUSTs) were identified within a one-half mile of the Project Area. Based on the Phase I evaluations, the consultant's opinions are that these off-site LUST facilities do not represent an environmental concern to the Project Area. Copies of these reports have been submitted to the City. The Phase I investigations indicated some possible contaminants in limited locations on some of the properties. Limited Phase II analyses were recommended for certain locations to determine the extent of the potential contamination and to identify the contaminants. Results received to date indicate that contaminated areas are minor and contaminants are typical of residential uses, working ranches, and landscaping, trucking, and excavating uses present on the site (such as paints, pesticides, organicides, etc.). Other recommendations include surveying for asbestos and lead based paint, and performing a limited subsurface investigation to better assess whether impacts to soil and shallow ground water have resulted from the former gas station in the vicinity of the EBJ Partners and Pleasanton Ranch Investment properties. The conclusion of the Phase II studies that have been conducted was that there is no evidence of subsurface impacts. The studies also recommend that the various contaminants and any underground storage tanks be removed prior to demolition and pre- Pel) 9149\oITíce\Submìll~b\GP-SPA KiP-SPA DescriplÎonOcluberdoc Page 7 . General Plan/Specific Plan Amendment Fallon Village. October 2005 grading activities, that on-site wells be capped, and existing septic systems and associated leach fields be pumped out and removed. Benefits of the Project This proposed amendment to the General Plan and Eastern Dublin Specific Plan will benefit the City of Dublin by allowing development essentially as called for in those two documents but doing so with fewer environmental impacts than would occur with the build out of those Plans as they are now constituted through better planning practices. The Project complements Dublin Ranch (immediately to the west) by proposing adjacent land uses and a street system that are compatible with that development, as well as providing a more sensitive grading situation at the property interface. To the north and along much of its eastern boundary the Project retains rural residential/agricultural land uses that are harmonious with the rural nature of the Doolan Canyon area that borders the Project in those directions. This project would allow the construction of approximately 3,100 dwelling units and approximately 2,500,000 square feet of commercial uses for the City of Dublin. In addition, a mixed-use village center, four neighborhood parks, a community park, a neighborhood square and multi-use trails would be constructed for the use of residents, visitors and employees. Open space would be preserved in areas of high biotic value to native species. The new residents of the project will strengthen adjacent commercial areas projected to occur in accordance with the Eastern Dublin Specific Plan and Dublin General Plan and create new commercial areas, which could draw customers and revenue from the greater Tri-Valley area and create employment opportunities for Dublin residents. This, in turn, will substantially increase sales and property taxes for the City of Dublin. In summary, the Project carries out the goals and policies of the City of Dublin by building out this easternmost sector of the City essentially as reflected in its General Plan and the Eastern Dublin Specific Plan. P:\ 19149\oflìceISuhmÎualsIGP-SPA\GP·SPA DcscriptionOctober_doc Page 8 . General Plan/Specific Plan Amendment Dcto¡;;er 20'05 * N R T H 300' 600' 1200' 9,49- "'era; f ...........?l ~,503, /I\rea """" 2:5$:00