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HomeMy WebLinkAboutProject Descrptn Stg 2 PD Braddock and Logan Prooerties at Fallon Village . October 2005 Project Description for BRADDOCK AND LOGAN PROPERTIES AT FALLON VILLAGE STAGE 2 PLANNED DEVELOPMENT Introdnction The Project is a Stage 2 Planned Development, Vesting Tentative Map and Site Development Review for the Braddock and Logan Properties at Fallon Village, previously known as the Eastern Dublin Properties (EDPO) project. The Project Area is located within the City of Dublin and is bordered by Dublin Ranch and a golf course to the west, the City's Sphere of Influence/City Limit boundaries to the east and north, and the Jordan and Croak properties to the south. The Project incorporates an approximately fifteen-acre lot line adjustment between the Fallon Enterprises parcel and property owned by the Lin family on the eastern portion of the Dublin Ranch golf course to allow more sensitive and efficient grading in that area between the two projects. Together, the Project Area consists of approximately 488 acres. It is comprised of two parcels, the Fallon Enterprises parcel on the west and the Braddock & Logan (Mandeville) parcel on the east, both of which are controlled by Braddock and Logan. Both properties are within the Eastern Dublin General Plan Amendment area and a concurrent application has been submitted to the City to amend the Project into the Eastern Dublin Specific Plan area. Existing Site Conditions and Uses The topography of the Project Area is comprised of gentle to steeply rolling hills, with slopes exceeding 30% in some places. The lowest elevation of the Project Area is at approximately 470 feet above sea level, while the highest elevation is at approximately 910 feet. A few drainages flow in a north to south orientation. The site is barren of trees beyond those planted around the homesteads. No trees meeting the City's definition of a heritage tree exists on the properties. Non-native grasses or dry farmed croplands cover the majority of the area. A stock pond is located at the north of the Fallon Enterprises property, in land designated as Open Space. The Project Area has predominantly been used for dry land farming and cattle grazing. A few rural homesteads and outbuildings are scattered on the properties. Two units, one of which is occupied, are located on the Fallon Enterprises property. One occupied contemporary home is located on the Braddock and Logan property. All structures will be removed as a part of this project. The Fallon Ranch house appears to be a surviving example of an early vernacular house in the Dublin/Pleasanton style and therefore eligible for listing on the California Register of Historic Places. Braddock & Logan plans to take the actions specified under Supplemental Mitigation Measure SM-CUL-2d of the Draft Supplemental ErR. This will include documenting the house prior to its demolition and placing this documentation in a historical archive or history collection. This 1':\19149\oŒœ\SubmÎuals\Slagc 2\I'D"Stagc2l'roj Dcsc·OCTOBER200S,Joc Page I . Stage 2 Development Plan Braddock and Logan Properties at Fallon Village . October 2005 documentation shall be in accordance to the general guidelines included in Historic American Buildings Survey Guidelines for Preparing Written Historical Descriptive Data (Pacific Coast Basin Regional Office, U.S. National Park Service, r 993) and the Photographic Specifications-Historic American Building Survey (U.S. National Park Service). The documentation, with original photo prints and negatives, should be placed in an historical archive or history collection accessible to the general public (e.g., Amador/Livermore Valley Historical Museum or the Dublin Heritage Center) Current land uses surrounding the project are rural residential and grazing lands to the north, east and south and to the west, the Dublin Ranch planned community is undergoing phased development. Existing uses in Dublin Ranch near the Project include low density residential and a golf course. Future land uses or land uses currently under development surrounding the project include: Dublin Ranch Area A, a residential, golf course and open space project (located directly adjacent to the Project Area to the west); and Low Density Residential, Rural Residential/Agriculture, Medium Density Residential, Medium High Density Residential, Mixed Use, Community Park, Neighborhood Park, Neighborhood Square, Elementary School, Semi-Public, and Open Space to the south on the Jordan and Croak properties. Unincorporated land designated Agriculture as part of the Alameda County General Plan is located to the north and east. This land is currently not slated for development. Proposed Land Use and Deveropment Concept The Development Plan for this project proposes r ,043 units of Low Density Residential homes on approximately 240 acres. Residential densities proposed for each neighborhood fall within the ranges permitted by the residential category as specified in the EDSP/GP. Additionally, this project proposes approximately 125 acres of Rural Residential! Agriculture use, an elementary school, a day care facility, 2. r net acres designated for a semi-public use, a neighborhood park, neighborhood square and open space. The proposed project is consistent with the type, location and size of the land use designations assigned to the properties by the Stage 1 PD Amendment, East Dublin Specific Plan, and Dublin General Plan. The table below indicates the proposed land uses, units, and densities for the project as compared to the approved existing land uses presented in the General Plan. The unit count is different between the two Plans, as units within the Livermore Airport Protection (APA) zone of Fallon Village have been reallocated to outside the AP A boundary. Because the units are reallocated and not new units, the overall Fallon Village project unit count remains at less than the unit count allowed in Fallon Village per the 1993 EDGPAIEDSP and evaluated under the accompanying EIR. 1':\1 <J14')\of1iceISubmiltalsIStage 2\PD-Stagc2 Proj Dcsc·OCTOBER2005.doc Page 2 . Stagc 2 Development Plan Braddock and Logan Prooerties at Fallon Village . October 2005 Proposed Stage 2 PD Existing Eastern Dublin Land Use Plan General Plan Land Use Plan Land Use Designation Gross Net Number Gross Net Gross Number Gross Acres Acres of Units Density Density Acres of Units Density Low Density Residential 240.2 228.6 1,043 du 4.3 du 4.6 du 209.5 838 du 4 du Rural Residential/Agriculture 123.5 123.5 o du N/A N/A 237.7 2 du .008 du Neighborhood Park 6.3 5.0 N/A N/A N/A 8.0 N/A N/A Neighborhood Square 5.3 4.6 N/A N/A N/A 0.0 N/A N/A Ooen Space 99.0 97.9 N/A N/A N/A 13.2 N/A N/A Golf Course 0.0 0.0 N/A N/A N/A 10.2 Semi-public 2.8 2.1 N/A N/A N/A Elementary School 11.1 10.0 N/A N/A N/A 9.7 N/A N/A TOTAL 488.3 471.7 1,043 du 4.3 du 4.6 du 488.3 840 du 4 du The overall Fallon Village project is designed to provide and enhance a village center internal to the site to serve as a social and commercial hub to the surrounding residential neighborhoods. The Braddock and Logan properties are the two northernmost parcels subject to the Fallon Village Stage I PD. The village center is located at the major internal intersection of the project, Croak Road and Central Parkway, approximately one- quarter mile south of the project site. The project's neighborhoods will be the first among the residential neighborhoods to be constructed and will begin to create a consumer base for the future village center mixed use development. Residents of the Project will have convenient access to the Village Center via automobile and multi-use trails along Croak and Fallon Roads, and on foot or bicycle via the open space corridor that links the village center and these neighborhoods. Six neighborhoodß will be provided in the Project, enabling a range of home and lot sizes. The following table illustrates the details of each neighborhood. UNIT SUMMARY BY NEIGHBORHOOD Neighborhood Number Gross Gross Net Acreage Net Density of Lots Acrea!!e Densitv 40' x 80' 177 30.7 acres 5.8 du/ac 28.3 acres 6.3 dulac 45' x 100' 102 24.6 acres 4.1 du/ac 23.6 acres 4.3 du/ac 50' x 100 (west) 76 16.1 acres 4.7 du/ac 15.9 acres 4.8 du/ac 50' x 100' 218 51.1 acres 4.3 dulac 48.6 acres 4.5 dulac ( central) 50' x 100' (east) 83 18.3 acres 4.5 du/ac 15.1 acres 5.5 dulac 55' x 100' (west) 100 22.2 acres 4.5 dulac 22.0 acres 4.5 dulac 55' x 100' (east) 135 34.5 acres 3.9 dulac 33.4 acres 3.9 dulac 60' x 100' 152 42.7 acres 3.6 du/ac 41. 7 acres 3.6 du/ac Total 1,043 240.2 acres 4.3 du/ac 228.6 acres 4.6 du/ac P:\ 1 ') 1"9\oflìcc\Suhl11il1als\SI~ge 2\PD-St3ge2 I'roj !ksc-üCTOBER2005.doc Page 3 . Stage 2 Development Plan Braddock and Logan Properties at Fallon Village . October 2005 The neighborhoods of the Project will benefit from 2.1 net acres ofland designated for Semi-public uses, a centrally located elementary school and day care facility. Per Braddock & Logan's adopted school mitigation agreement with Dublin Unified School District, the applicant will dedicate and either build this on-site elementary school, known as E-4, on the Fallon Enterprises parcel, or build the off-site elementary school known as E-3 on the Dublin Ranch property, or pay State 2 or 3 level fees, dependant upon DUSD's direction. The applicant will also construct a daycare facility adjacent to the on- site elementary school, above and beyond the Semi-public Facilities Policy obligation. The Project's Elementary School and day care facility are located along the Upper Loop Road and adjacent to the Open Space Corridor. The school and day care facility will be easily accessible via the Upper Loop Road, the secondary residential loop street within the neighborhoods, and trails in the Open Space Corridor. The Project will provide a 5.0 net acre neighborhood park centrally located in the Project and adjacent to the elementary school, and a 4.6 net acre neighborhood square located at the terminus of the main north/south residential entry street. The neighborhood square is adjacent to preserved open space, providing a link to natural space, while providing views of the Tri-Valley to the southwest and the open space to the north. A significant feature of the plan is the central Open Space Corridor, located along the major drainage between the two parcels, and consisting of approximately 34 acres. The open space corridor will provide habitat for native flora and fauna, as well as pedestrian and bicycle access to other areas of Fallon Village for residents. Multi-use trails will be located in the outer 30' of each side of the Open Space Corridor to respect sensitive natural areas. A large area of open space, located northwest of the stream corridor, is proposed to be rezoned from Rural Residential! Agriculture to Open Space to prevent development occurring in this important habitat area and preserves the land for habitat as delineated by the Resource Management Plan (RMP), a guide to environmental planning and mitigation for the entire Fallon Village project. The City Council accepted the RMP, recognizing and agreeing with the RMP's recommendations, including the need to preserve and enhance one primary wide natural open space corridor over the initial General Plan land use plan illustrating the preservation of two narrow recreated corridors. The open space corridor and the lands in the hills above the development designated as Open Space and Rural Residential/Agriculture will be subject to conservation easements. The open space along the eastern edge of the golf course and the parcels where the bio- retention cells are located would not be subject to these easements. The use of large retaining walls has been eschewed in this site plan. Most residential parcels are sized to accommodate a lower retaining wall in the uphill side yard and some in the rear and front yards due to the sloping nature of the site. rnternal slope banks are to be built at a 2:1 maximum slope and slope banks beyond the development are to be 3:1, with steeper (2: I) slopes provided on a case-by-case basis. Where needed for maintenance and fire safety purposes, 30-foot wide benches have been included along the backs of peripheral lots backing to upward slopes. Much of the grading planned above the 770' elevation Urban Development Cap is for the purpose ofrepairing landslides. No grading takes place within 50' of the primary ridgeline or the water flow line of the preserved drainage corridor within the Open Space Corridor. P:\19149\oflice\Suhm;113IsIStagc 2\PO-S1agel Proj Desc-OCTOAFR2005.doc Page 4 . Stage 2 Development Plan Braddock and Logan Properties at Fallon Village . October 2005 As the site is nestled behind foreground hills and knolls, views into the site from Interstate 580 will be partially obstructed. Thus, many of the homes and roads will not be visible from the freeway. To address the City's visually sensitive ridgelands- limited development policies, the grading of the neighborhoods have been designed to mimic the existing topography in many places by placing high points where ridges are currently and low points where valleys now exist. Grading has been designed to retain the existing shape of the hillsides, as practicable, given the City's street slope design standards and utility constraints. Some grading of the hillside slopes above the development will be noticeable after grading. However, the disturbed areas will be graded to transition smoothly and conform to existing slopes and will be hydroseeded with native grasses to quickly vegetate the hillsides so no long-term visual impacts will occur. No homes or roads will be built above the 770' elevation, the City of Dublin's Urban Development Cap, thus preserving views to the ridgelines of the hills to the north of the project. rn addition, by not grading within a minimum of 50' of the primary ridgeline, views from the north and east (Doolan Canyon and Livermore) are obstructed by the existing hills, so there are no visual changes created by the Project from these directions. The views from the A4, A5 and A 7 neighborhoods of Dublin Ranch Area A (currently under construction) and the Dublin Ranch Golf Course would change as the undeveloped land transforms into urban development, as envisioned by the Eastern Dublin Specific Plan and the General Plan. Grading along the western boundary of the western neighborhoods has been designed to be sensitive to views from the Dublin Ranch neighborhoods, and to avoid deep gullies and razorback ridges. Views from Fallon Road along the Jordan Property will be altered by this project, as the southernmost proposed homes and slope banks will be visible to motorists as an interim condition before the development of the Jordan property obstructs views of the lower portion of the site. The preserved Open Space Corridor will also retain significant views up through the Jordan property and the project area to the major ridgeline above. Furthermore, the site is more than 700 feet from Fallon Road, outside of the City's scenic corridor area for Fallon Road, and will not block views of the protected primary ridgeline to the north and east. The applicant has reserved some land along the southern boundary to allow a grading easement and/or future land transfer to the adjacent developer so that the ultimate grading and development between the two properties will be better designed and relate to each other better through neighborhood connectivity, sensitive grading, and more natural looking grading conforms between the two projects. Three site profiles, extending from r-580 to the primary ridgeline, have been generated to illustrate view sightlines to the project and to existing landforms beyond, with possible proposed grading for future developments in the foreground. Refer to Appendix 3 for details. P:\I 914'1\ûftìce\Suhmitlals\Slage 2\PD-Stage2 I'roj Iksc-ocrOBER2005.doc Page 5 . Stage 2 Development Plan Braddock and Logan Prooerties at Fallon Village . October 2005 The design of the project takes advantage of the extstmg features of the site and neighboring properties to create amenities for future residents. Croak Road and various other streets have been designed to be single-loaded along portions of the open space to provide views of the open space corridor to pedestrians and motorists. Views from the neighborhoods to the adjacent Dublin Ranch Golf Course have been integrated into the site plan through the inclusion of open-ended cul-de-sacs that open onto the golf course property and a single loaded street running parallel to the golf course. Open-ended cul- de-sacs have also been sited adjacent to the open space areas for recreation/trail access and/or maintenance/fire access purposes. Community Theme Fallon Village will be an oasis in the rolling grasslands as it is designed to be reminiscent of rural villages of the Mediterranean. The design character for the Fallon Village landscape system builds upon this agrarian Mediterranean theme, emphasizing the contrast between the verdant, tree-lined 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. As with the landscape, architectural styles have been selected to enhance and continue the Mediterranean character. The resulting impression is of a compact village nestled into the topography with distinctive streetscapes, architecture, neighborhoods, and gateways defined by architectural and landscape monumentation. Project Access and Circulation Primary access to and through the Project Area will be rrom the Upper Loop Road from the west and via Croak Road from the south. These two streets will intersect at a roundabout, near the existing terminus of Croak Road. The Upper Loop Road will connect to the existing City road network near the current intersection of Fallon Road and Old Fallon Road. Old Fallon Road is to be abandoned and is to be realigned into the Upper Loop Road. Internal circulation within the western neighborhoods will focus on a central residential collector, which serves as a main entry road, and a secondary internal loop road system. The main entry road will intersect with the Upper Loop Road roughly halfWay along the Upper Loop Road's path across the western neighborhoods. The main entry road will provide primary access to much of the northern portions of the site, as well as linking them with the neighborhood park, elementary school, day care facility, a semi-public use, and neighborhood square. Parking lanes have been removed from this street to narrow the curb-to-curb section, increasing the pedestrian scale of the street and providing an improved community character. The internal loop road will also serve as the primary travel route to the elementary school for the entire western neighborhood. A loop road will serve the eastern neighborhood, with the primary entry road taking access off of a roundabout. Project-wide, with the exception of the outermost cul-de-sac streets (referred to as rural residential streets), the streets will include separated sidewalks for pedestrian comfort and neighborhood design. The outermost cul-de-sacs will have 1':\1 9149\ofticc\SubmiUals\Slagc 2\PD-Stage2 Proj D~sç-O(,TOBER2005_d()c Page 6 . Stage 2 Development Plan Braddock and Logan Properties at Fallon Village . October 2005 monolithic sidewalks, to formalize the transition between the urban and open space interface. Neighborhood streets located throughout the Project will provide secondary access and ensure through circulation by its interconnected design. Proposed street sections are comparable to those already approved or built in other areas of the Specific Plan, General Plan and the Fallon Village Stage I PD Amendment, with additional sections being incorporated to address site specific design needs, such as removing the parking lane and sidewalk where residential streets are adjacent to open space areas with paralleling multi- use trails. All Project streets will be public. Each street in the Project Area will be designed with safety, convenience, and visual quality in mind and; at the same time, they will address pedestrians' and bicyclists' needs. Many features are designed into the project to provide a livable community, including roundabouts for traffic calming and community identity, and numerous multi-use trails will be provided to permit pedestrian and bicycle access through the Project Area and connect to future adjacent trails. Utility Services The Dublin San Ramon Services District (DSRSD) will provide water, wastewater and recycled water service to the Project Area. These services are planned in accordance with the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions) that includes the proposed project area. At the present time it is anticipated that water storage reservoirs and pumping stations built or to be built by others will provide water service for the Project Area through buildout. A majority of the Project Area will be served by Pressure Zone 3 potable water with a small portion in the southwest corner of the Fallon Enterprises property served by Zone 2 potable water. Zone 2 and Zone 3 mains will be extended to the project from nearby existing mains in Dublin Ranch. Mains will be located in streets. The Master Infrastructure Map is based on the most current Master Plan updates provided by DSRSD with slight modifications to reflect revised internal roadway configurations, and differs only slightly from what was shown in the Specific Plan's conceptual backbone and facilities system plans. Final locations and sizing of these facilities will be in accordance with the standards and recommendations ofDSRSD. Sewer service for the Project Area will require connection to DSRSD's existing sewer system and sewer treatment will occur at DSRSD's treatment plant. Gravity sewer mains will serve all the proposed development area west of the Open Space Corridor, conveying sewage to sewer main facilities to be constructed in Fallon Road. The portion of the development east of the Open Space Corridor will be sewered, in an interim condition, by a combination of pumped sewage from the southern areas to a gravity connection westward across the Open Space Corridor along the Upper Loop Road. In the ultimate condition, the east portion of the project will be sewered by a gravity sewer main through the Croak property down to the Dublin Blvd. trunk sewer main. When available from the DSRSD wastewater treatment plant, recycled water will be provided for irrigation of parks, schools and major street rights-ot:way, thereby reducing P:\ 19\49\officc\S\lbmitt"I-,\SI,,~e 2\I'D·SI3¡;c2 I'l'oi Desc-OCTOBER2005.doc Page 7 . Stage 2 Development Plan Braddock and Logan Prooerties at Fallon Village . October 2005 potable water use. Final location and sizing of recycled water facilities will be per the updated Master Water Facilities Plan prepared by DSRSD. Recycled water distribution mains will be constructed to serve landscaped areas within the project site as required. The storm drain system for the Project Area will consist of major backbone facilities and local facilities. The backbone facilities will generally consist of larger diameter pipes networked throughout the site. These larger collector pipes will connect to open channels or box culverts that will direct the flows toward the existing G-3 box culvert located in Dublin Ranch Area H just west of Fallon Road (an Alameda County Flood Control District Zone 7 facility), along the north side of the rreeway. Local facilities will generally consist of smaller diameter pipes connecting individual sites or areas to the collector system. The actual sizes and locations of proposed storm drain facilities will be determined with each individual project's improvement plans. The Project Area is within the Zone 7 Drainage Study Area, hence its expected flows are anticipated and planned for by Zone 7 and the project's facilities will be sized appropriately. It is expected that the results of the project drainage analysis will indicate that the overall hydrologic characteristics of the proposed land uses are very similar to those in the General and Specific Plans approved in May of 1993. Therefore, the mitigation measures identified in the Environmental rmpact Report (certified 1993) and the subsequent 1993 Eastern Dublin Specific Plan (approved by City Council Resolution 51-93, May 4, 1993, amended August 22, 1994) should be adequate for the Project. However, hydrology will be one of the subjects studied in the environmental document being prepared for the Project. It will reflect the results of this analysis and indicate whether revised mitigation measures are needed. A strategy for maintaining the quality of storm water runoff for the Project Area once development occurs will be determined in conjunction with the Regional Water Quality Control Board. rn accordance with the Board's policies, a series of best management practices (BMPs) will be designed to prevent the introduction of pollutants associated with development into downstream watercourses. With respect to this project, the primary focus will be to direct "first flush" runoff, typically containing the highest pollutant load, into surface treatment facilities where feasible. Where not feasible, runoff will be diverted rrom out of the underground pipe system into localized bio-retention treatment facilities located throughout each property at strategic locations. Subsurface treatment facilities may also be used to capture and treat runoff. All runoff treatment shall occur prior to entering the G-3 drainage facility described previously. Proposed Neighborhood Phasing Approach Phasing of the neighborhoods is anticipated to be completed in an orderly fashion, generally from west to east, and from south to north. This approach is based upon the existence of, or ability to connect to, needed water, sanitary, and storm facilities and other inrrastructure and roadway connections. Phasing and development timing of the project will depend largely upon market demand. All necessary storm drainage, sewer, and water backbone improvements may occur by phase and will provide service for each 1':\191"9\omce\Submitt¡lb\SI~f!~ 2\PU-SI3gc2I'roj Desc-OCTOßER200S.uoc Page 8 . Stage 2 Development Plan Braddock and Logan Properties at Fallon Village . October 2005 phase. It is anticipated that most, if not all, bulk site grading would be done with the initial phases of the project. Park and school phasing are subject to the determination of timing by the City of Dublin and the Dublin Unified School District. Phasing of the Semi-public site is subject to market demand. Sanitary, water, and recycled water services will be provided by the Dublin San Ramon Services District (DSRSD) in accordance with their Facilities Master Plans. Final locations and sizing of these facilities will be determined in conjunction with the recommendation of the DSRSD Facilities Master Plan. Ownership and Maintenance of Open Space and Pedestrian Areas A master homeowners' association will be created for the Project and a Declaration of Covenants, Conditions and Restrictions (Declaration) will be prepared and recorded. The Declaration will establish easements and other rights necessary for the association to fulfill its responsibilities. The Declaration will require the homeowners' association to own and/or maintain certain lands in accordance with the following table. Additionally, a Geologic Hazard Abatement District (GHAD) will be established as part of the project for maintenance and ownership purposes of those lands not the responsibility of the homeowners, master homeowner association, or the City. Page 9 . Stage 2 Development Plan P:\1<)149\()nicc\Sllhmi!ta\s\Sla!!~ 2\PI)-Stagcl Proj Dcsc-OCTOBER2005,doc Braddock and Logan Properties at Fallon Village . October 2005 Feature Owner Maintenance ResDonsibiIitv Center Median in Public Streets City City Open Space Corridor and Other GHAD Land Trust for localized Open Space Areas sensitive habitat areas, City for public utilities, and GHAD for remainder ODen Snace Trails GHAD Citv Trails/Sidewalks along City City Arterials/Collectors Sidewalks along Residential City HONHomeowner Streets, Traffic Circles Right-of-way Landscaping City HOA (curb to ROW line) Sidewalk along Street FF West City Owner of Semi-public use/s abuttinl! the Semi-nublic Darcel Tree PlantingiMaintenance Homeowner/HOA HOA Easements Rural Residential! Agricultural GHAD GHAD lands Undeveloped residential parcels Braddock & Logan GHAD between development and the Jordan and Croak nronerties Landscape Parcels along Upper HOA HOA Loop Road, Croak Road, and certain interior residential streets Water Quality Bio-retention GHAD GHAD facilities Inclusionary Zoning Ordinance Dublin's Inclusionary Zoning Ordinance requires 12.5% of all housing to be affordable to those of very low, low, and moderate incomes. This can be accomplished by constructing the units, paying an in-lieu fee, dedicating land, rehabilitating existing units or any combination thereof provided that no more than 5% can be satisfied by the payment of in-lieu fees. The applicant will satisfY their Inclusionary Housing obligations through construction of affordable housing on-site and off-site and a payment to the City. Twenty-six of the units of the proposed project will be designated as affordable units in perpetuity. Affordable one-bedroom secondary dwelling units will be constructed as part of 26 homes in the 6,000 square foot minimum lot neighborhood. These units will be rental units. Eighty- seven affordable multi-family units will be constructed on the Anderson property. Nine of these affordable units will satisfY the inclusionary requirements for the Anderson property. A market-rate manager's unit will also be constructed. Additionally, the applicant will make a payment of $1 million to the City for affordable housing or community benefit. P:\! <) 14'1\on,ce"SlIhmilwls\S1agc 2\f'[)-S!age2 Proj Desc-OCTOBER2005.doc Page 10 . Stage 2 Development Plan Braddock and Logan Properties at Fallon Village . October 2005 Hazardous Waste Analysis A series of Phase I Environmental Site Assessments have been conducted on the properties within the Project Area. According to these Assessments, there are no registered hazardous waste or substance sites known to exist on the Project Area. Copies ofthese reports have been submitted to the City. The Phase r investigations indicate the presence of a former underground gasoline storage tank and various chemicals located in a barn on the Mandeville property. The Phase r investigation recommended that the chemicals be removed by a licensed waste contractor prior to demolition. Additionally, the Assessment recommended that an asbestos survey of the existing structures should be executed prior to demolition. A Phase II Assessment of the gasoline storage tank found no evidence of subsurface impacts associated with the underground storage tank. Site reconnaissance and records review did not produce any evidence of soil or groundwater impairments associated with the use of the site. No leaking underground storage tanks were identified within one half mile of the site. Site reconnaissance and records review of the Environmental Site Assessment performed for the Fallon Enterprises property yielded no evidence of contamination or nearby leaking underground storage tanks. Various chemicals were found to be stored on-site, but no contamination had occurred. Additionally, no friable asbestos containing materials were found at the site. The Assessment recommended that a licensed waste contractor remove the chemicals prior to demolition. Furthermore, a Phase I investigation recommended that a Phase II environmental site assessment be prepared to evaluate the potential impact to underlying soils from a minor amount of household garbage being buried in a swale on the property. Benefits and Costs of the Project upon the City This project will allow the construction of residential units for the City of Dublin. rn addition, a neighborhood park, elementary school with associated day care facility, a semi-public use, neighborhood square and multi-use trails will be provided for the use and pleasure of future residents, visitors, and employees. These new residents will strengthen the market for adjacent commercial uses projected to occur in accordance with the Eastern Dublin Specific Plan and Dublin General Plan, especially the Fallon Village Center. This, in turn, will substantially increase sales and property taxes for the City of Dublin. The developer would pay for all infrastructure and capital facility costs required for development of the proposed project as development proceeds. As is typical of development requirements in Dublin, property-owners/project proponents would dedicate land required for roads, the elementary school, neighborhood park and neighborhood square; construct roads and improve school land and parks; and contribute funds as required through the City's Traffic Impact Fee program, school fees, and park in-lieu fees as required. Along with this, normal expenditures for City services (fire, police, recreation, general administration, etc.) would be compensated by the development P:\19149\ol1icc\Subrni113Is\SI3ge 2\PD-Slagd P"'j Dcsc·OCTOlJER2005.uoc Page II . Stage 2 Development Plan Braddock and Logan ProDerties at Fallon Village . October 2005 through required fees and property tax revenues. It is anticipated that property tax revenues, along with increased local sales tax attributable to the Project, will cover or exceed the public service costs. PI191..j9\offlcc\SubmiHalsISI,,¡;e 2\PD-Stagcll'roj [)csc-OCTOBFR2005,doc Pagc 12 . Stage 2 Development Plan Braddock and Logan Prooerties at Fallou Village . October 2005 Findings Statement for BRADDOCK AND LOGAN PROPERTIES AT FALLON VILLAGE Will the proposal be harmonious and compatible with existing and future development in the surrounding area? Development of the Project Area will be harmonious and compatible with existing and future development in the surrounding area. The policies and goals of the Eastern Dublin Specific Plan and General Plan will ensure that this project will be compatible both in terms of land use and physical design with adjacent development. Proposed land uses will follow the intent of and be consistent with those uses provided for by the City of Dublin Zoning Ordinance and Eastern Dublin Specific Plan. Is the site physically suitable for the type and intensity of the zoning district being proposed? The Project Area is physically suitable for the type of residential and other development proposed. The hillsides of the site are best suited to lower density residential uses and few trees exist in the area. The residential neighborhoods will be sheltered from noise generated by traffic on the freeway. Land use designations in areas above 770 feet in elevation is limited to rural residential/agricultural land and open space uses. Open space is maintained in areas of special topographical, biological and aesthetic significance such as along ridgelines and major drainages. This project's proposed land use plan is consistent with that indicated in the General Plan and Eastern Dublin Specific Plan. The project will mitigate impacts on the environment, including wildlife and its habitat. All applicable local, state and federal regulations concerning the protection of these elements will be adhered to. Will the proposal adversely effect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare? The project will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare for numerous reasons. No uses that produce noxious odors, hazardous materials, or excessive noise are permitted. Any landslide areas that may potentially impact development would be avoided, stabilized or removed as required to allow for safe development. According to the Flood rnsurance Rate Map, panel 115 of 325 (community-panel number 060001- 0115C) for Alameda County, California, dated revised September 17, 1997, no portions of the Project Area are within the IOO-year flood plain. All traffic impacts of the Project that might affect the public, health, safety or welfare will be analyzed and mitigated for. P,119149\ottìcc\SuhmiUalsISlage 2lPD-Stage2 Proj Desc-OCTOAER200S.doc Page 13 . Stage 2 Devclopment Plan Braddock and Logan ProDerties at Fallon Village . October 2005 Is the proposal consistent with all elements of the General Plan and any applicable Specific Plans of the City of Dublin? As noted previously, the Project is consistent with the elements, goals and policies of the General Plan and the Eastern Dublin Specific Plan, as they will be amended by adoption of the General Plan/Eastern Dublin Specific Plan Amendment included with the Stage I PD Amendment for Fallon Village (submitted September 30, 2004 as a separate and concurrent application). How does this project satisjý the purpose and intent of a "Planned Development"? This project satisfies the purpose and intent of a "Planned Development" by establishing a zoning district wherein: · Two parcels are being planned as a single Stage 2 PD/Vesting Tentative Map/Site Design Review application. This project is the first stage of implementation of the Stage 1 PD Amendment for Fallon Village. This permits the continuing cohesive planning and design of the Eastern Dublin area of the City, and allows for a truly coordinated project in terms of land use, roadways, infrastructure, development phasing, and impact mitigation. · Provides a mix of uses that are consistent with the intent and uses of the General Plan and the Eastern Dublin Specific Plan. · Efficient and creative land planning has been implemented and utilized to preserve open space and sensitive areas while allowing development consistent with the City's goals for the area. · A mix of home and lot sizes and affordability will be located at the site, ensuring diversity of housing products at the site. · Special amenities such as an elementary school, day care facility, natural open space, local and regional multi-use trails, a semi-public site, neighborhood park and neighborhood square are incorporated into the project to help create and sustain a livable community, enhance and preserve the existing environment, and provide for effective development of public services and facilities. · Unifying landscape and architectural treatments and elements join the two properties into an identifiable cohesive unit. · Features such as single-loaded streets along the steam corridor and separated sidewalks with landscaped parkways are included as amenities exceeding those expected of conventional residential development. · The proposed project is planned as a comprehensive community with distinct neighborhoods and will have development standards tailored to the specific needs of the site. P:\19149\oITice\SubmittalsIStage 2\PD-S1age2 Proj Desc-OCTOßER2005.doc Page 14 . Stage 2 Development Plan