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HomeMy WebLinkAboutProject Descrptn Vesting TMAP Braddock and Logan Prooerties at Fallon Village . October 2005 Project Description for BRADDOCK AND LOGAN PROPERTIES A T FALLON VILLAGE Vesting Tentative Subdivision Map Introduction Braddock and Logan Properties at Fallon Village is comprised of approximately 488 acres of the northern portion of the planning area of the Fallon Village area in eastern Dublin and encompasses two separate parcels under the control of one entity. 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 limits boundary to the east and north, and the Jordan and Croak properties to the south. Accompanying this Vesting Tentative Subdivision Map application is a request for Stage 2 Planned Development and Site Development Review. Site Description The topography of the Tentative Map 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. There are no heritage trees 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. Two units, one of which is occupied, and various barns and other outbuildings are located on the Fallon Enterprises property. One occupied contemporary home is located on the Braddock and Logan property, as are various outbuildings. All existing structures will be removed rrom the properties. 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: approved PD residential, golf course and open space development plans for Dublin Ranch Area A, 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. -_..~---------- Tentative Subdivision Map Project Description . Page 1 P:\ 19 ¡ 49\ollìcelSubmi ltals",VT~1\! -l1Iapprojecldcscription-OCTOBER 2005.doc Braddock and Logan Prooerties at Fallon Village . October 2005 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 Development Plan The Development Plan for this project proposes 1,043 units of Low Density Residential homes, as well as Rural Residential/Agriculture, Neighborhood Park, Neighborhood Square, Semi-Public, and Open Space uses. Residential densities proposed for each property will fall within the ranges permitted by each residential category as specified in the EDSP/GP. 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. The overall Fallon Village project is designed to create 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 1 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 Braddock and Logan Properties. The Braddock and Logan Properties neighborhoods will be the first amongst 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 Braddock and Logan Properties will have convenient access to the village center via automobile and multi-use trails along Croak Road, and on foot or bicycle via the open space corridor that links the village center and these neighborhoods. Six neighborhoods 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 Nei2hborhood Number of Lots Gross Acrea2e Gross Densitv 40' x 80' 177 30.7 acres 5.8 dulac 45' x 100' 102 24.6 acres 4.1 du/ac 50' x 100 (west) 76 16.1 acres 4.7 du/ac 50' x 100' (central) 218 5 1.1 acres 4.3 du/ac 50' x 100' (east) 83 18.3 acres 4.5 du/ac 55' x 100' (west) 100 22.2 acres 4.5 du/ac 55' x 100' (east) 135 34.5 acres 3.9 du/ac 60' x 100' 152 42.7 acres 3.6 dulac Total 1,043 240.2 acres The neighborhoods of the Project will benefit from the centrally located elementary school and day care facility. The Elementary School and day care facility is located along the Upper Loop Road and adjacent to the Open Space Corridor. These facilities will be easily accessible via the Upper Loop Road, the secondary residential loop street within the neighborhoods, and trails in the Open Space Corridor. Additionally, 2.1 net Tentative Subdivision Map Project Description . Page 2 Pc' ¡ 9149\ofJIce\SlIbIllÎttalsWTJ\-I\t -tnapprojccldcseriplion·OCTOßER 2005.<loc Braddock and Logan Prooerties at Fallon Village . October 2005 acres will be designated for Semi-public uses. The Semi-public use will be located along Upper Loop Road where the road first enters the project area. A five acre net neighborhood park is centrally located in the Project and is adjacent to the elementary school and day care facility, and a 4.6 acre net neighborhood square is located at the terminus of the main residential collector street. The neighborhood square is adjacent to preserved open space, providing a link to similar 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 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. Additional open space is located northwest of the stream corridor and preserves land for habitat as delineated by the Resource Management Plan, a guide to environmental planning and mitigation for the entire Fallon Village project. 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. However, most residential parcels are sized to accommodate a retaining wall in the uphill side yard or rear yard due to the sloping nature of the site. The grading of the western neighborhoods mimics the existing topography in many places, 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. Internal slope banks are to be built at a 2: I slope and slope banks beyond the development are to be 3: I, with steeper slopes (2.5: I) permitted 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. Much of the grading planned above the 770' elevation Urban Development Cap is for the purpose of repairing landslides. No grading takes place within a minimum of 50' of the primary ridgeline and to the water flow line of the natural drainage courses. Project Access and Circulation Upper Loop Road and Croak Road provide primary access to the Project Area. Upper Loop Road intersects with Fallon Road and the existing City road network near the current intersection of Fallon Road and Old Fallon Road. Upper Loop Road serves as the northerly entrance to the entire Fallon Village Project Area. Croak Road provides access from the south to the Braddock and Logan project and will eventually connect with the Central Parkway extension. Croak Road and Upper Loop Road will intersect at a roundabout near the existing terminus of Croak Road. Old Fallon Road is to be abandoned and realigned into Upper Loop Road. "----------- Tentative Subdivision Map Project Description . Page 3 1':\ 1914YlotTIccISubmittals\V1J\· lt-mapprojccldcscription-OCTOßER 2005.doç Braddock and Logan Prooerties at Fallon Village . October 200S 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 provide primary access to much of the northern portions of the site, as well as linking them with the neighborhood park, elementary school, daycare facility and neighborhood square. Parking lanes have been removed rrom this street to narrow the curb-to-curb section, increase the pedestrian scale of the street and provide an improved community character. The internal loop road will also serve as the primary travel route to the elementary school and semi-public use for most of the western neighborhoods. At various intersections in the project, additional traffic calming features are proposed to reduce vehicle speeds and encourage alternative vehicular routes. A loop road will serve the eastern neighborhood, with the primary access 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 project streets will include separated sidewalks for pedestrian comfort and neighborhood design. The outermost cul-de-sacs will have 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 comer 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 ,.---- Tentative Subdivision Map Project Description . Page 4 P:\19149\ollke\SubmiualsIVTM\1-mapprojeçtde,çriptiol1-0CTOBER 2005.doc Braddock and Logan Properties at Fallon Village . October 2005 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 ofthe 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 rrom the DSRSD wastewater treatment plant, recycled water will be provided for irrigation of parks, schools and major street rights-of-way, thereby reducing 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 freeway. 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 Impact 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. In 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 --- -,-------_.-_.~-.._--. ---- Tentative Subdivision Map Project Description . Page 5 P:\ 1 <¡ 1.f9\officcISubmiUalsIVTM\Hnapprojectdescriptiol1-0CTOBER 2005.doc Braddock and Logan Prooerties at Fallon Village . October 2005 pollutant load, into surface treatment facilities where feasible. Where not tèasible, runoff will be diverted from 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. Hazardous Waste Site Potential A series of Phase I Environmental Site Assessments have been conducted on the properties within the Project Area. No registered hazardous waste or substance sites have been found or are known to exist on the Project Area. Copies of these reports have been submitted to the City. The Phase I investigations indicate the presence of a former underground gasoline storage tank and various chemicals located in a barn on the Braddock and Logan property. The Phase I 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 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. -------_._- Tentative Subdivision Map Project Description . Page 6 P:\ 19149\omceISllbnliUa SIVTM\I-mapprojccltkscription-OCTOßFR 2005_doc Braddock and Logan Properties at Fallon Village . October 2005 Written Statement The paragraphs listed below provide factual information supporting the following findings necessary for approval of the Vesting Tentative Subdivision Map: a) That the proposed map and design or improvement of the proposed subdivision is consistent with applicable general and any applicable specific plans. The Project is consistent with the elements, goals and policies of the General Plan and Eastern Dublin Specific Plan (GP/EDSP). Land uses and circulation routes generally follow those laid out by the GP/EDSP. Plan designations have been modified to group together similar land uses, address topographic issues, and accommodate the facility needs of the Dublin Unified School District, as well as to address the City requirement for the creation of Semi-public uses. The proposed mix of Low Density Residential, Rural Residential/Agricultural, Neighborhood Park, Neighborhood Square, Semi-public, and Elementary School uses combined with the Open Space Corridor and other open space areas will create a residential community designed to reflect the intent of the GP/EDSP. b) That the site is physically suitable for the tvpe and density of development. The site is mainly covered by rolling to steeply sloping hills, suitable for the proposed Low Density Residential, Rural Residential/Agriculture, Elementary School, Neighborhood Park, Neighborhood Square, Semi-Public, and Open Space land uses. Based on the analysis undertaken by ENGEO, the site is subject to landslides and other geotechnical areas of concern, typical of this area and fully correctable through remedial grading. Where these areas impact development, they will be removed and/or stabilized in accordance with the Geotechnical Engineer's recommendations. According to Flood Insurance Rate Map, panel 115 of 325 (community-panel number 060001-0 115C) for Alameda County, California, dated revised September 17, 1997, the Project does not lie within the 100-year flood zone. c) That the design of the subdivision or proposed improvements are not likely to cause substantial environmental damage or substantially iniure fish or wildlife or their habitat. Various biological studies have been undertaken within the Project Area and surrounding areas by Sycamore Associates. Wetlands Research Associates prepared a Resource Management Plan (RMP) tor the overall Fallon Village Planned Development, which was accepted by the City of Dublin. The Project has been carefully designed to place the neighborhoods and other developed areas outside of the conservation areas shown in the RMP and within the areas indicated for development. Mitigation measures in the RMP and the previous Environmental Impact Reports will ensure that substantial environmental damage will not occur. Please refer to the documents on file at the City of Dublin for additional information. --------------- ..------------- --------- Tentative Subdivision Map Project Description . Page 7 1':\191 49\oITice\SubminalsIVTMlt-mapprojcctdcscrip1ion-OCTOßER 2005_<1oc Braddock and Logan Properties at Fallon Village . October 2005 d) That the design of the subdivision or type of improvements is not likely to cause serious public health problems. None of the proposed land uses, or associated improvements, is generally considered to be detrimental to public health. e) That the design of the subdivision or type of improvements will not conflict with easements. acquired by the public at large. for access through or use. of property within the proposed subdivision. The proposed development does not conflict with any existing public easements. ------..-, Tcntative Subdivision Map Project Description . Page 8 P:I 19149\"nïcc\SlIbmiualsIVTMlt-mapprojeddesniplion-OCTOBF.R 2005.doc