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HomeMy WebLinkAbout04-016 Fallon Crossing & Fredrich Prop (frmly Mission Peak) AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: April 25, 2006 SUBJECT: ATTACHMENTS: RECOMMENDATION: 1. 2. 3. 4. PUBLIC HEARING: P A 04-016 Fallon Crossing (formerly Mission Peak) and Fredrich Properties submitted by Standard Pacific Homes, Incorporated to consider Planned Development (PD) Prezone / Stage I Development Plan; Annexation Application; Mitigated Negative Declaration. r---.L Report Prepared by: Mike Porto, Planning Consultan~ I. Resolution recommending City Council adopt a Mitigated Negative Declaration. 2. Resolution recommending City Council approve a Planned Development (PD) Prezone for Fallon Crossing and Fredrich Properties with Stage I Development Plan (proposed PD Prezone Ordinance as Exhibit A and Development Plan as Exhibit B). 3. Resolution recommending City Council to direct Staff to file an application with the Alameda County Local Agency Formation Commission (LAFCo) for annexation to the City of Dublin and the Dublin San Ramon Services District. 4. Project area map. 5. Fallon Crossing Stage I Development Plan Submission. 6. Mitigated Negative Declaration. Open public hearing and hear Staff presentation. Take testimony from the Applicant and the public. Close public hearing and deliberate. Adopt the following Resolutions: a. Resolution recommending City Council adopt a Mitigated Negative Declaration (Attachment I) b. Resolution recommending City Council approve a Planned Development (PD) Prezone with Stage I Development Plan for Fallon Crossing/Fredrich Properties (Attachment 2 with the proposed PD Prezone as Exhibit A and Development Plan as Exhibit B) c. Resolution recommending City Council direct Staffto file an application with Alameda County Local Agency Formation Commission (LAFCo) for annexation to the City of Dublin and the Dublin San Ramon Services District (DSRSD) COPIES TO: Applicant Property Owner File Page I of9 ITEM NO.: ~. '3 G:\PA#\2004\04-016 Mission Peak. Standard Pacific\PC & CC Stage I\PCSR 4-11-06 Kit's cornments.doc PROJECT DESCRIPTION: The project area, is which the subject of this annexation, includes approximately 73.97 acres (see Project Area Map below). It includes two properties held by two separate owners as shown in Table I below with 67.8 acres (or over 90% of the land) under one ownership. Standard Pacific Homes (Standard Pacific Corporation) is the owner of the larger parcel currently known as Fallon Crossing and formerly known as Mission Peak. The annexation application and prezoning has been initiated by this owner. As it is yet to be annexed, the project area is located within the unincorporated area of Alameda County within the City's Sphere ofInfluence (SOl) near the northeasterly City limits. The project area is generally located northeast of the Tassajara Road and Fallon Road intersection. Tassajara Road and an unnamed east fork drainage tributary of Tassajara Creek run north to south through the area and divide the two land holdings. The Fredrich property lies west of Tassajara Road and Fallon Crossing is to the east. The project area is bounded: a) to the north of Fallon Crossing by high hills of unincorporated rural acreage within unincorporated Alameda County (Moller Property) and the unincorporated Vargas property north of the Fredrich property; b) to the east unincorporated area which is part of the Dublin Ranch Project (Lin Family holdings); c) to the west by the recently annexed Dublin Ranch West (formerly Wallis Ranch acquired by the Lin Family), including Tassajara Creek; and d) to the south by Dublin Ranch West panhandle west of Tassajara Road and Silveria Ranch/Pinn Brothers property, a residential project of approximately 250 units currently under construction, east of Tassajara Road. Improvements are limited to a well and pump house on the Fallon Crossing property and a single family residence with ancillary agriculture-related structures on the Fredrich property. The east fork ofTassajara Creek which divides the two properties is vegetated with dense trees, shrubs, and ground cover but also supports sparse riparian vegetation. ----- d'tr. -~- ~.00011~ .~ ~*~ .-0 ---~~' .. I f < , ",,-..,- ~I - _-""_ i~~_.l . \L ...1./ (l' t~ <'l,. . .-;91 VICINllt1AP ."XI The project area generally consists of vacant hillside and non-native annual grasslands. Fallon Crossing is characierized by high hills in the north and east and lower hills in the southeast. A natural drainage area slopes generally to the west and southwest toward the east fork tributary of Tassajara Creek, The proposed location for residential development is the gently rolling or more level area in the southwest of the site east of Tassajara Road. Smaller patches of native perennials may be found on the north-facing slopes. The Fredrich property has a low hilltop serving as the site of the existing residence. The property generally slopes to the southeast and southwest towards the junction ofTassajara Creek to the west and its east fork tributary that divides it from Fallon Crossing. 20f9 The properties have been used for farming/grazing. Site topography ranges in elevation from 450 feet along the east fork Tassajara Creek tributary to 700 feet at the top of the northem ridge of Fallon Crossing. The project site has slopes that range from 5% along the area east ofthe creek bed to more than 50% on the upper along the northern and eastern borders. The annexation property is currently zoned for agriculture by Alameda County. Since the property is within the City's SOl it also has been included in the General Plan and Eastern Dublin Specific Plan Area for planning purposes. Since the proposed prezoning and Stage I Planned Development plan are consistent with the existing land uses, amendments to the General Plan or Eastern Dublin Specific Plan would not be required, The two properties included within the area proposed for annexation and prezoning are listed in Table I below. Table I shows, for each parcel, the Assessor Parcel Number (APN), owner's name, acreage, location, and the owner's position on the annexation. Table 1; Properties within the Project Areal Annexation Area 985-0002-001 6847 Tassajara Road 67,80 ac Standard Pacific Homes Fallon Crossing Fredrich Yes Yes 985-0004-002-03 6847 Tassajara Road Total: 6.17 ac 73.97 ac The proposed Project includes: I) Approval of a Mitigated Negative Declaration; 2) Prezoning of both properties for annexation to the City of Dublin; 3) Approval of a PD-Planned Development Zoning District with related Stage I Development Plan as shown on Attachment 2; and 4) Application for Annexation of both properties to the City of Dublin and to the Dublin San Ramon Services District (DSRSD). The properties lie within two subareas of the Eastern Dublin Specific Plan - Tassajara Village subarea west of Tassajara Road and the Foothill Residential subarea east of Tassajara Road. The properties are identified in the initial Eastern Dublin Specific Plan as the Herrera property (currently the Fredrich Property) and Mission Peak Homes (currently Fallon Crossing), owned by Standard Pacific Homes, Since the adoption of the initial Eastern Dublin Specific Plan, precise alignments have been established and roadway dedicated from the Fallon Crossing property for the Tassajara Road and Fallon Road right- of-way. The proposed development for the residual Fallon Crossing property is consistent with the applicable General Plan and Eastern Dublin Specific Plan designations for residential, rural residential and open space. Fallon Crossing is proposed to be a residential neighborhood of 103 single family detached homes with requisite open space, pedestrian corridors, infrastructure, and landscaping. No improvements are proposed for the Fredrich property at this time; however, the land use designation of Medium High Density Residential in the General Plan and Eastern Dublin Specific Plan, would allow future application for 47 to 85 residential units and Neighborhood Commercial development. Access to the Fallon Crossing project would be from a new two-lane road that will extend east of Tassajara through the development creating a four-way intersection at Fallon and Tassajara Roads. The Fallon Crossing project refines the Eastern Dublin Specific Plan in two areas: I) development would not extend into the 30% slope area near the northwest boundary of the property as allowed with Rural Residential land use designation, and 2) a 100-foot setback from the top-of-bank on the east fork of Tassajara Creek has been incorporated into the 30f9 project design, The Planned Development (PD) prezoning and Stage I Development Plan reflect the land use designations and general layout of public improvements shown in the General Plan and Eastern Dublin Specific Plan. The steeper slopes and ridgelines on site are designated as open space. However, remedial grading may extend beyond the proposed development envelope. There are two constructed pond features on site. One is located in the northeast area of the site close to the creek, The other is located half way into the intermittent drainage way at the base of the hillside and fed by seasonal seeps, Both were recently constructed as a mitigation measure for sensitive or endangered species habitat since special status animals could potentially be found on site. Both ponds will be preserved in their existing condition and neither will be disturbed by the proposed development. Biological assessments were conducted as part of the environmental assessment. No identified wetlands are located within the proposed project and no special or endangered plant species were identified on the project site, No biological resource analysis was undertaken for the Fredrich property but would be required if a development application is submitted. ANALYSIS Annexation: The project site is currently within unincorporated portion of Alameda County and within the Sphere of Influence (SOl) for the City of Dublin as established by the Alameda County Local Area Formation Commission (LAFCo). The LAFCo is a State mandated local agency that oversees boundary changes to cities and special districts, the formation of new agencies including incorporation of new cities, and the consolidation of existing agencies. Although currently outside the City limits, the City has planned for the eventual annexation of this area through the General Plan and the Eastern Dublin Specific Plan, including the number of residential units anticipated and the project population which will reside in those units. The majority land owner, Standard Pacific Homes, has requested annexation prior to proceeding with development. The Fredrichs have also consented to the annexation. Following annexation, the City would have jurisdiction and authority over plan approvals, and the project will be serviced by the City and the analogous service districts. Also requested is annexation to the Dublin San Ramon Services District (DSRSD) which serves that portion of the City with water and sewer services. The area already is within the SOl of the DSRSD, The application for annexation (or reorganization, as referenced by LAFCo) includes a list of specific requirements with the most significant being: 1) prezoning by the City, and 2) a municipal services plan. The adopted prezoning must be consistent with the City's General Plan. With reference to the annexation, the current action before the Planning Commission is to consider recommending that the City Council adopt a resolution authorizing Staff to initiate an application to LAFCo for the annexations of the 73:97-acre project area to the City of Dublin and the DSRSD. The proposed annexations are consistent with City's planning efforts and would provide for the logical and orderly extension of urban services to the eastern portion of Dublin, After submittal of the annexation application, but prior to LAFCo approval, the City will be required to enter into a tax transfer agreement for the area to be annexed, and the property owners would be required to enter into agreements with DSRSD. Planned Development Prezoning/Stage 1 Development Plan: The proposed Planned Development District with Stage I Development Plan will serve as the prezoning prerequisite for annexation. Proposed Stage I land uses consistent with the land use designations for both the General Plan and the Eastern Dublin Specific Plan are shown as follows for the Fallon Crossing property; the Stage 1 Development Plan for the Fredrich property reflects existing residential and agricultural uses: 40f9 Table 2: Proposed Prezoning (in net acres) FALLON CROSSING Proposed Prezonina Planned Development acres Densitv Units Sinqle Familv Residential 19.5 5.3 103 Neiqhborhood Park 1.0 nfa nfa Open Space 46,8 nfa n/a Right-of-Way: Fallon Road .5 nfa nfa Tassaiara Road Subtotal 67.80 - 103 FREDRICH PROPERTY - - - Existina Residential 6.17 1 Neiahborhood Commercial Subtotal 6.17 - - Grand Total 73.97 104 Notes: The acreage figure for Fallon Crossing will be further defined with the submittal of a Tentative Tract Map, The annexation area would be pre-zoned PD-Planned Development District. The related Stage 1 Developrnent Plan specifies the intent, intensity of use, permitted uses, and conditional uses for the Fallon Crossing property consistent with the land use designations identified in the General Plan and Eastern Dublin Specific Plan shown on the Prezoning Exhibit and Development Plan labeled as Exhibits A and B of Attachment 2 to the staff report. The Stage 1 Development Plans include: the development concept, permitted uses, conditional uses, general development standards, project access & circulation plan, phasing plan, conceptual landscape plan, and master infrastructure plan. The Stage I Developrnent Plan for the Fredrich property provides for continuing the existing uses. The entire 73.97-acre area, including the smaller Fredrich property, will be subject to prezoning and the Stage I Planned Development Plan. Fallon Crossing proposes to develop as one phase 103 units of single family residential development with associated infrastructure, open space, and environmental protection features. One amenity is a 1- acre linear park north of the proposed residential development and along the unnamed creek corridor at the base of the slope and along the east fork of Tassajara Creek. The park will include a pedestrian trail, sitting areas, small play areas, and native landscaping. This park will provide a passive recreation area for neighborhood residents. Grading will be required to provide building pads, road, and proper drainage. Some off-site grading of an existing hillside on the property south of the project site will be required to rneet the slope ratio standards of the Eastern Dublin Specific Plan. Other hillside grading on site will be required to provide suitable slope ratios and correct soil conditions. Grading of the site is proposed to take into consideration the hilly terrain, Wherever possible, development would be contoured to hillsides in order to avoid excessive cuts and fills. To rninimize visual impact, most of the residential development would be tucked behind the ridgeline visible from Fallon Road. Only.8 acres of the proposed 19.5 acres of single-family development will have slopes in excess of 30%. The proposed open space configuration would enhance the natural environment by preserving hillsides, creek corridors, and wildlife habitat. 50f9 A detention basin system is proposed north of the I-acre linear park near the unnamed tributary of Tassajara Creek. All surface runoff from the developed areas of the site will be discharged into this systern which also would include a nearby water quality pond. A description of project circulation is a requirement of the Stage 1 PD zoning. Tassajara Road currently is a two-lane road extending from Dublin Ranch over the hills and across into Contra Costa County. It is well-traveled, but requires upgrading to support developrnent. The Eastern Dublin Specific Plan plans for Tassajara Road to eventually be expanded to six lanes, Fallon Road ends at a T-intersection at Tassajara Road. Fallon Road will be constructed south of the project site as a condition of approval for the Silveria/Pinn Brothers project. Vehicular and pedestrian access to Fallon Crossing will be from both Tassajara Road and Fallon Road, Tassajara Road frontage improvements and intersection improvements at the crossing of these two streets would be completed with this project. A separate traffic analysis by TJKM was prepared and subrnitted to address circulation and traffic impacts to the area that result from the project. This item is included as an appendix to the Mitigated Negative Declaration. Tassajara Road and Fallon Road are currently identified by the City as scenic corridors with standards for preserving views of scenic ridgelines and knolls from the corridor. Compliance with these standards will be reviewed with the Stage 2 Development Plan. A large portion of Fallon Crossing, 46.8 acres (or 69% of the property), will be permanently preserved as open space. Most of this area is steep slope and visually sensitive ridgelines. The open space and hillside areas will be owned and maintained by a homeowners association. The creek bank and corridor will be subject to a creek bank restoration and stabilization plan. Vegetation in the east fork tributary of Tassajara Creek would remain after development of the property. The Applicant has submitted a conceptual landscape plan and streetscape plan which addresses typical lot layout, plant palette, parks and trails, open space and the creek bank stabilization and restoration plan and is included in Attachment 5. The development concept for the area strives to preserve the natural environment and create a community that is compatible with the natural terrain. A more detailed site plan, specific development standards, and a Site Development Review with design criteria will be subrnitted with the Stage 2 Development Plan following annexation. Upon annexation, the Stage I PD would become City zoning. No development would be approved prior to approval of a Stage 2 Development Plan adopted by the City identifying regulations for the improvement and maintenance of the property in accordance with Dublin's Zoning Ordinance. A Stage 2 Plan would not be approved until after annexation and would corne before the Planning Commission. PRE-ANNEXATION AGREEMENT The goals and policies of the Eastern Dublin Specific Plan require annexation and new development to be revenue neutral. A Pre-Annexation Agreement is required by the City prior to its agreement to request LAFCo's approval for annexation. Only Standard Pacific Hornes will be a party to the Pre-Annexation Agreement. In this case, Pre-Annexation Agreement is based on the advance payment, or reimbursement of funding for the area improvements with emphasis, among other terms and conditions, on the fire station, fire impact fees, development impact fees, and off-site or regional improvements such as the Fallon Road/I-580 Interchange improvements. The Pre-Annexation Agreement will be reviewed and approved at a subsequent City Council hearing. ENVIRONMENTAL REVIEW: The annexation and prezoning project is in Eastern Dublin and the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report, certified by the City Council on May 10, 1993 (SCH # 60f9 91103064, Resolution 51-93, incorporated herein by reference, hereafter "Eastern Dublin EIR"). The Eastern Dublin EIR is a program EIR that anticipated several subsequent actions related to future development in Eastern Dublin. The EIR identified some impacts from irnplementation of the General Plan/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a staternent of overriding considerations for such irnpacts. Pursuant to the Communities for a Belter Environment case, the City Council will be required to adopt a new Statement of Overriding Considerations for significant unavoidable impacts identified by the Eastern Dublin EIR as applicable to the proposed project. The City also adopted a mitigation monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. The timing for implementation of these mitigation measures is summarized in the adopted Mitigation and Monitoring Program matrix. As further discussed below, the City proposes to approve a Mitigated Negative Declaration for the current project. Consistent with the Dublin General Plan and Eastern Dublin Specific Plan, the current project proposes annexation of approximately 73.97 acres to the City and DSRSD, and approval of a Planned Development District prezoning with related Stage I Developrnent Plan. The project area consists of the 67.80 acre Fallon Crossing property and the 6.17 acre Fredrich property. The PD prezoning and Stage 1 Development Plan propose future development of 103 single family hornes on an approximately 19.5 acre portion of the site, with the remainder of the site proposed for open space and park uses. No development is proposed on the Fredrich property; the Stage I Development Plan would provide for continuation of the existing residential uses. The City prepared an Initial Study dated February 9, 2006 to determine whether there would be supplemental environmental impacts occurring as a result of this project beyond or different frorn those already addressed in the Eastern Dublin EIR. The Initial Study reviewed the proposed Stage I Development Plan site plan and also reviewed updated biological and traffic studies for the development. Based on the project description which retains more than two-thirds of the site in open space, and the updated technical studies, the Initial Study determined that the Fallon Crossing project could result in significant but mitigatable site-specific irnpacts. Because no developrnent is proposed for the Fredrich site, no impacts were identified for that portion of the project. A Mitigated Negative Declaration was prepared for the project and circulated for public review from February 14, 2006 to March 16,2006. The City received three comment letters. Although CEQA does not require written responses to comments on a Mitigated Negative Declaration, the City prepared brief responses to the comments it received, as summarized below. The comment letters and responses are included in the attached draft resolution recommending adoption of the Mitigated Negative Declaration (Attachment 1). 1. Caltrans letter dated March 2, 2006. Caltrans notes that all work within the state right-of-way requires state approval. 2. Zone 7 letter dated March 7, 2006, Staff notes that the project includes a proposed detention basin that is intended to control peak runoff rates and ensure no net increase in runoff drainage from the project. As a feature incorporated into the project itself, the detention basin does not also need to be identified as a mitigation measure. Staff also notes that the Project will be required to consult with Zone 7 on coordination with their flood control facilities. 3, Alameda County Public Works Agency letter dated March 21, 2006. Staff notes that the Project will be required to restore construction damage to county roads and that the proposed detention basin will control downstream erosion and flooding by holding runoff onsite for controlled release, Design level hydrology reports and plans will be required prior to development permits and will be reviewed by the County Flood Control District as well as the City. 70f9 Staff carefully reviewed the cornments and determined that they do not raise any issues regarding the adequacy of the Mitigated Negative Declaration. Staff recommends that the Planning Commission recommend adoption of the draft MND as set forth in Attachment I. INCLUSIONARY ZONINGfAFFORDABLE HOUSING The project would be required to cornply with the City's Inclusionary Zoning Ordinance for affordable housing. This provision requires new residential projects to offer 12.5% of the units within the new residential project as affordable, The standards also allow for payment in-lieu of construction up to 40% of the required affordable units. Fallon Crossing proposes to provide eight (8) affordable units, and pay an in-lieu fee for the rernainder of their obligation. No agreements are currently in place which would satisfy the affordable housing requirements for either property, However, compliance would be required when each property develops, and an arrangement would be agreed upon prior to approval of the Tentative Tract Map and Site Developrnent Review. 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 Valley Times and posted at several locations throughout the City. CONCLUSION: The proposed prezoning to Planned Development (PD), annexation, and Stage 1 Development Plan is consistent with the General Plan and the Eastern Dublin Specific Plan and is in the public interest by minimizing slope disturbance and protecting natural drainage areas. The Stage 1 Planned Development prezoning will rnaintain scenic corridor qualities, and enhancing the natural environment. It also serves as prezoning required for the annexation application to LAFCo. The Mitigated Negative Declaration recommended for adoption by the City Council addresses the environmental impacts associated with the proposed project through previous environmental documentation, and mitigation rneasures specific to the proposed project. The requested annexation area is within the City's Sphere of Influence (SOl) and represents a logical step towards incorporation of the SOl area. RECOMMENDATION: Staffrecommends that the Planning Commission: I) Open the public hearing and hear Staff presentation, 2) Take testimony from the Applicant and the public, 3) Close the public hearing and deliberate, and 4) Adopt the following Resolutions: a. Resolution recommending City Council adopt a Mitigated Negative Declaration (Attachment I). b, Resolution recommending City Council approve a Planned Development (PD) Prezone with Stage 1 Development Plan for Fallon CrossingiFredrich Properties (Attachment 2 with the proposed PD Prezone as Exhibit A and Development Plan as Exhibit B). c. Resolution recommending City Council direct Staff to file an application with LAFCo for annexation to the City of Dublin and the Dublin San Ramon Services District (DSRSD). 80f9 GENERAL INFORMATION: PROPERTY OWNERS: APPLICANT: LOCATION: EXISTING ZONING: GENERAL PLAN DESIGNATION & EASTERN DUBLIN SPECIFIC PLAN: Standard Pacific Homes Standard Pacific Corporation 3825 Hopyard Road, Suite 195 Pleasanton, CA 94588 Attn: Michael Whitby Thomas A. & Helene L. Fredrich 6960 Tassajara Road Pleasanton, CA 94588-9451 Standard Pacific Homes Standard Pacific Corporation 3825 Hopyard Road, Suite 195 Pleasanton, CA 94588 Attn: Michael Whitby Unincorporated area of Alameda County bounded by unincorporated County area (Moller property and Vargas property) on the north; Dublin Ranch West within the Dublin city limits and unincorporated Alameda County on the west; the Silveria Ranch/Pinn Brothers project to the south within the Dublin city limits; and unincorporated Alameda County within Dublin Ranch to the east. The project site and all other unincorporated areas abutting the project site are within the City of Dublin Sphere ofInfluence. APN 985-0002-001 (Fallon Crossing) APN 985-0004-002-03 (Fredrich Property) Agricultural (Alameda County) Rural Residential/Agriculture, Single-Family Residential, Medium-High Density Residential, Neighborhood Park, Neighborhood Commercial, and Open Space (all areas include public right-of-way) (See Land Use Maps) 90f9