HomeMy WebLinkAboutAttchmt 2 Reso Recommdg CC Appv PD Prezone
RESOLUTION NO. 06 - XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT
PREZONE WITH STAGE 1 DEVELOPMENT PLAN FOR FALLON CROSSING
PA 04-016
WHEREAS, Standard Pacific Homes has requested annexation to the City and DSRSD, and
approval of a Planned Developrnent prezoning and related Stage 1 Development Plan on a vacant 67.8
acre site known as the Mission Peak property and located northeast of the intersection of Tassajara Road
and Fallon Road. The residential project is known as Fallon Crossing and consists of 103 single-family
detached homes on 19.5 acres of the site and a I -acre linear park. The annexation and prezoning requests
are collectively referred to as the "Project"; and
WHEREAS, Thornas Fredrich has consented to annexation to the City and DSRSD, and approval
of a Planned Development prezoning and related Stage I Developrnent Plan on a 6. I 7 acre site located
northeast of the intersection of Tassajara Road and Fallon Road; and
WHEREAS, the Project site is located north ofthe Pinn BrothersfSilveria Ranch residential
subdivision, which is currently under construction. Other surrounding land uses include vacant
agricultural land to the north and east, and Tassajara Road adjacent to and west of the site; and
WHEREAS, the Project site is in Eastern Dublin for which the City adopted the 1993 Eastern
Dublin General Plan Amendment and Specific Plan to provide a comprehensive planning framework for
future development in the area. In connection with this approval, the City certified a program ErR
pursuant to CEQA Guidelines section 15168 (SCH No. 91103064, Resolution 51-93, hereafter "Eastern
Dublin EIR") that is available for review in the City Community Development Department and is
incorporated herein by reference. The Eastern Dublin EIR was integral to the planning process and
examined the direct and indirect effects, cumulative impacts, broad policy alternatives, and areawide
mitigation rneasures for developing Eastern Dublin. The Eastern Dublin EIR identified significant
unavoidable impacts from development of Eastern Dublin, some of which would apply to the Project.
Pursuant to the Communities for a Better Environment case, any Council approval of the project must be
supported by a new Statement of Overriding Considerations with respect to these previously identified
irnpacts; and
WHEREAS, the Eastern Dublin EIR identified potentially significant environmental impacts and
related mitigation measures, which the City adopted together with mitigation findings and a Mitigation
Monitoring Program (Resolution 53-93,) The mitigation measures and rnonitoring program continue to
apply to development in Eastern Dublin; and
WHEREAS, pursuant to CEQA and the CEQA Guidelines, the City prepared a Mitigated
Negative Declaration to address the site-specific impacts of the Project; and
ATT" r !...."7;.NT 2-
l.."".~L
WHEREAS, a staff report, dated April 25, 2006 and incorporated herein by reference, described
and analyzed the Mitigated Negative Declaration and the annexation and prezoning project for the
Planning Commission; and
WHEREAS, the Planning Commission reviewed the staff report and the Mitigated Negative
Declaration and considered the annexation and prezoning project including the Stage I Development Plan
at a noticed public hearing on April 25, 2006, at which time all interested parties had the opportunity to be
heard; and
WHEREAS, at its April 25, 2006 hearing, the Planning Commission adopted a resolution
incorporated herein by reference, recommending that the City Council adopt the Mitigated Negative
Declaration for the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and
made a part of this resolution.
BE IT FURTHER RESOLVED THAT the Planning Commission does hereby recommend that
the City Council adopt the following Ordinance prezoning the Project site to the Planned Development
District and adopting the related Stage I Development Plan which constitutes regulations for the use,
development, improvement, and maintenance of the site.
PASSED, APPROVED, AND ADOPTED this 25th day of April, 2006 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2004\04-016 Mission Peak - Standard Pacific\PC & CC Stage l\Fallon Crossing PO Zone Reso.OOC
2
ORDINANCE NO. XX - 06
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*****************************************
PREZONING THE FALLON CROSSING PROJECT SITE TO THE PLANNED
DEVELOPMENT DISTRICT AND APPROVING A RELATED STAGE 1 DEVELOPMENT
PLAN
PA 04-016
The City Council of the City of Dublin does ordain as follows:
SECTION 1: FINDINGS
A. Pursuant to Section 8.32.070.A and B, and Section 32.120.050.A.I of the Dublin Municipal
Code, the City Council finds as follows.
I. The Planned Development Prezone and related Stage 1 Development Plan rneet the intent and
purpose of Chapter 8.32 of the Zoning Ordinance because they provide a Stage 1 Development
Plan for the Project that will create a desirable use of land and an environment that will be
harmonious and compatible with existing and potential development in surrounding areas and
because the site plan incorporates and reflects developrnent policies and patterns from the
General Plan and Eastern Dublin Specific Plan.
2. The Planned Development Prezoning and Stage I Development Plan is consistent with Chapter
8.32 of the City's Zoning Ordinance because the Stage I Developrnent Plan establishes uses
and standards to ensure that the Project will be compatible with existing and proposed
residential and other uses in the irnmediate vicinity.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
I. The Project site is physically suitable for type and intensity of this Project in that it is intended
to conform with City policies related to hillside development. The Project is designed to
minimally affect the existing topography and terrain of the site; has adequate access; and is of
a sufficient size to provide an efficient residential project while preserving sensitive open
space areas.
2. The proposed Planned Development Prezoning and Stage 1 Development Plan will not
adversely affect the health or safety of persons residing or working in the vicinity, or be
detrimental to the public health, safety or welfare because the Stage 1 Development Plan has
been designed in accordance with the General Plan and Eastern Dublin Specific Plan, will
comply with all applicable development regulations and standards, and will implement all
adopted mitigation measures.
3. The proposed Planned Development Prezoning and Stage I Developrnent Plan is consistent
with all elernents and policies of the Dublin General Plan and the Eastern Dublin Specific
Plan. The Stage I Development Plan conforms to the elernents and policies of those plans
through the provision of open space and wildlife habitat protection required by the Land Use,
Parks and Open Space and Conservation Elements, roadways consistent with the Circulation
Elernent, adequate public facilities as required by the Schools, Public Lands and Utilities
EXh.lJj f A
Element, housing as desired by the Housing Elernent, and safe design as required by the
Seismic Safety and Safety Element.
4. The Planned Developrnent Prezoning and Stage I Development Plan will provide efficient use
of the Project site lands pursuant to the General Plan and Eastern Dublin Specific Plan policies
that include the preservation of significant open areas and natural and topographic landscape
features with minimum alteration of natural land forms
C. Pursuant to the California Environmental Quality Act, the City Council adopted a Mitigated
Negative Declaration, Statement of Overriding Considerations and Mitigation Monitoring Program for the
Project on April 25, 2006, incorporated herein by reference.
SECTION 2. MAP OF THE PROPERTY
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is
amended to prezone the following property ("the Property") to a Planned Development Zoning District:
73.97 acres generally located east of Tassajara Road, north of the Pinn BrothersfSilveria Ranch
project and south of the Moller Ranch. (APNs: 985-0002-001 & 985-0004-002-03).
A map of the prezoning area is shown below
t
.re
I
,.
II
.
V1CNTY MAP
......"'"
SECTION 3. APPROVAL
The regulations for the use, developrnent, improvement, and maintenance of the Property are set
forth in the following Stage I Development Plan for the Project area which is hereby approved. Any
amendments to the Stage 1 Development Plan shall be in accordance with section 8.32.080 of the Dublin
Municipal Code or its successors.
Stage 1 Development Plan for Fallon Crossing
This is a Stage 1 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This
Developrnent Plan meets all the requirements for a Stage I Developrnent Plan and is adopted as part of
the PD-Planned Development prezoning for the Fallon Crossing project, P A 04-016. The Stage I
Development Plan consists of the items and plans identified below, many of which are contained in a
separately bound document titled Stage I Developrnent Plan. Fallon Crossing & Fredrich Properties,
dated September 27,2005 ("Stage I DP booklet"), and in a map set consisting of7 pages and stamped
"Received, September 30, 2005" ("rnap set"), which materials are incorporated herein by reference and
are on file in the Dublin Community Development Department under file no. PA 04-016. The PD-
Planned Development District and this Stage 1 Development Plan provide flexibility to encourage
innovative developrnent while ensuring that the goals, policies, and action programs of the General Plan,
Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied.
1. Statement of Permitted Uses. Permitted, conditional, and accessory uses are allowed
as set forth in the Stage I Development Plan attached hereto as Exhibit B.
2. Stage I Site Plan. See Stage I DP booklet, p. 18
3. Site Area, Proposed Densities. For site area, proposed densities, maxirnum permitted
residential units and maximum non-residential square footages, see Stage I
Development Plan attached hereto as Exhibit B.
4. Phasing Plan. Fallon Crossing is proposed to be developed in one phase.
5. Master Neighborhood Landscaping Plan. See Stage I DP booklet, p 20.
6. General Plan and Specific Plan Consistency. The Project is consistent with the
residential uses and densities shown for the site in the General Plan and Eastern
Dublin Specific Plan. No amendment to either plan is proposed.
7. Inciusionary Zoning Regulations. See Stage I DP booklet, p 7.
8. Aerial Photo. See Stage I DP booklet, p 17.
9. Applicable Requirernents of Dublin Zoning Ordinance. Except as specifically
provided in this Stage I Development Plan, the use, development, improvement and
rnaintenance of the Property shall be governed by the provisions of the Dublin Zoning
Ordinance pursuant to section 8.32.060.C.
SECTION 4. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City Clerk
of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City
of Dublin in accordance with Section 36933 of the Govemment Code of the State of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _ day of
, 2006, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2004\04-016 Mission Peak - Standard Pacific\PC & CC Stage I \PO Ordinance for Fallon Crossing.doc
Exhibit B
PREZONING
STAGE 1 DEVELOPMENT PLAN
(PA 04-016)
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the
Fallon Crossing annexation area generally located in an unincorporated area of Alameda County
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. Fallon Crossing lies to the east
of Tassajara Road.
The project area is bounded: a) to the north of Fallon Crossing by high hills of unincorporated rural
acreage within unincorporated Alameda County (Moeller Property); b) to the east unincorporated area
which is part of the Dublin Ranch Project (Lin Family holdings); c) to the west by the unincorporated
county including Fredrich property, beyond Tassajara Road, which part of the Fallon Crossing
Annexation; and d) to the south by the and Silveria Ranch/Pinn Brothers property, a residential project of
approximately 250 units currently under construction, east of Tassajara Road.
The annexation area subject to prezoning is comprised of two parcels (APNs: 985-0002-001 and 985-
0004-002-03) within the Eastern Dublin Specific Plan Area. However, only Fallon Crossing is subject to
the Stage 1 Development Plan. This Development Plan meets all of the requirements for Stage 1
review of this property.
This Development Plan is represented by the PD ZoningfLand Use Summary Table (contained
herein), the Aerial Photo, the Stage 1 Site/Development Plan, Stage 1 Phasing Plan, Conceptual
Landscape Plan, and Master Infrastructure Plan sheets dated April 13, 2006 labeled Exhibit B.
The Planned Development District allows the flexibility needed to encourage innovative
development while ensuring that the goals, policies, and action programs of the General Plan,
Eastern Dublin Specific Plan, and provisions of Section 8.32 ofthe Zoning Ordinance are satisfied.
1. Zoning: This PD Planned Developrnent Zoning District is to provide for and regulate the
development of Fallon Crossings as shown on Exhibit B. (General Plan land use designations
include: Single Family Residential, Medium High Density Residential, Neighborhood Commercial,
Neighborhood Park, and Open Space.
2. Permitted Uses: The following are uses permitted for this site:
A) PD Single Family Residential
Intent: Single Family land use designations are established to: a) reserve appropriately
located areas for family living at reasonable population densities consistent with
sound standards of public health and safety; b) ensure adequate light, air, privacy and
open space for each dwelling; c) provide space for semi-public facilities needed to
complement urban residential areas and for institutions that require a residential
environment; and d) accommodate single family housing, including a wide range of
units from small-lot and zero-lot line units to large lot estate units.
Exhibit B
Intensity of Use: ,9 - 6,0 dwelling units per acre
Permitted Uses:
Single family dwelling
Accessory structures and uses in accordance with Section 8.40,030 ofthe Dublin
Zoning Ordinance
Community care facilityfsmall (permitted if required by law, otherwise as conditional
use)
Horne occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
Private recreation facility (for homeowners' association and/or tenant use only)
Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance
Second residential unit, ifbuilt by initial homebuilder, in accordance with appropriate
regulations of the Dublin Zoning Ordinance (Chapter 8.80)
Conditional Uses:
Ambulance service
Bed and breakfast inn
Day care center
Large family day care home
Parking lot - residential
Religious facility
Schoolfprivate
Second residential unit, if not built by initial homebuilder, in accordance with Stage 2
Planned Developrnent
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40. of the Dublin Zoning
Ordinance
Temporary Uses:
Temporary construction trailer
Tract and sales officefmodel home complex
B) PD Neighborhood Commercial
Intent: Neighborhood Commercial provides for the creation of community and
neighborhood oriented commercial centers that serve the retail, service, and
entertainment needs ofthe neighborhood.
Permitted Uses, including but not limited to:
Offices - real estate, legal, accounting
Laundri es
Dry cleaners
2
Exhibit B
Beauty Salons
Finance
Video rentals
Restaurants
Bars
Cultural Facilities
Conditional Uses:
Hotels
Bed and breakfast inn
Boarding house
Community.care facility/Iarge
Day Care center
Large family day care home
Parking lot - residential
Religious facility
School/private
Accessory Uses:
All Accessory Uses shall be III accordance with Section 8.40. of the Dublin Zoning
Ordinance
Temporary Uses:
Temporary construction trailers
C) PD Neighborhood Park (Private)
Intent: Neighborhood open space and recreational areas, both active and passive.
Permitted Uses, including but not limited to:
Neighborhood Park
Recreational or educational facility
Trail staging area
F) PD Open Space
Intent: Open Space land use designations are established to ensure the protection ofthose
areas of special significance.
Permitted Use, including but not limited to:
Public or private infrastructure
Public recreation facility - active or passive
3
Exhibit B
Trails and maintenance roads
Other recreational or educational facility
Trail staging area
Uses allowed by the U. S. Army Corp of Engineers under Section 404 and 1603
agreements
Water quality, drainage, and other similar facilities, including swales and basins
Areas with slopes over 30 percent
Streams and drainage protection corridors
Woodlands
Conservation areas
Wildlife habitat preservation
Visually sensitive ridgelines
Permitted or Conditional Uses, including but not limited to:
Agriculture and grazing (if not already existing)
Private recreation facility - active or passive
3. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the
provisions of this Planned Developrnent District Prezoning/Development Plan, all applicable
general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land
uses designated in this Planned Development District Prezoning.
4. Development Standards: Specific Development Standards within the project will be established
at the Stage 2 Development Plan to determine if the development rneets the established criteria.
5. Phasing Plan. Fallon Crossing will be developed as one phase.
6. Landscaping Plan. Refer to Exhibit B, Stage 1 Conceptual Landscaping Plan.
7. Master Infrastructure Plan. Refer to Exhibit B, Master Infrastructure Plan.
8. Inclusionary Zoning Ordinance. The City Council has adopted a policy stating its intent that
new projects, including this project, will be subject to the Inclusionary Zoning Ordinance, as
amended, which requires that 12.5% ofthe units be inclusionary units affordable to persons of
very low, low, and moderate incomes. The standards also allow for a portion of the units to be
provided through payment in-lieu of construction. Fallon Crossing proposes to provide eight (8)
affordable units, or 67 %, and pay an in-lieu fee for the remainder of their obligation. No
agreements currently are 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 ofthe Tentative Tract Map and Site
Development Review.
9. Development Concept. Fallon Crossing is proposed to be a residential neighborhood of 103
single family detached homes with requisite open space, pedestrian corridors, infrastructure, and
landscaping. The Development concept for the area strives to preserve the natural environment
and create a community that is compatible with the natural terrain by emphasizing: open space,
hillsides and ridges, scenic corridors, and the environs of the Tassajara Creek tributaries associated
4
Exhibit B
with sensitive habitat preservation. A more detailed site plan, specific development standards, and
a Site Development Review with design criteria will be subrnitted with the Stage 2 Developrnent
Plan following annexation.
Tassajara Road and Fallon Road currently are identified by the City as scenic corridors with
standards for preserving views of scenic ridgelines and knolls from the corridor. Steeper slopes
and ridgelines on site are designated as open space, Grading ofthe 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 minimize visual irnpact, most of the residential
development would be tucked behind the ridgeline visible from Fallon Road
The I-acre linear park serves as open space and will include a pedestrian trail, sitting areas, small
play areas, and native landscaping. In addition, it will serve as a wildlife habitat and passage. A
minimum setback of 100 feet frorn the top of the bank of the creek and its tributaries will be
maintained as well as existing ponds constructed on site as habitat for potentially sensitive or
endangered wildlife.
9. Access & Circulation. Vehicular and pedestrian access to Fallon Crossing will be from both
Tassajara Road and Fallon Road. The Eastern Dublin Specific Plan plans for Tassajara Road
eventually to be expanded to six lanes. Fallon Road, proposed as a thoroughfare, ends as a T-
intersection at Tassajara Road. Fallon Road will be constructed south of the project site as a
condition of approval for the SilverialPinn Brothers project. Tassajara Road frontage
improvements and intersection improvements at the crossing of these two streets would be
complete with this project.
PD ZONING/LAND USE SUMMARY TABLE
Gross Midpoint Density Number of units
Land Use Acres Density Range proposed min - max
PO Single Family Residential 19,5 ac 3.99 du/ac .9-6 du/ac 103 du 17-117 du
PO Neighborhood Commercial 0 ac n/a FAR n/a n/a n/a
PO Neighborhood Park 1,0 ac n/a n/a n/a n/a
PO Open Space 46,8 ac n/a n/a n/a n/a
Right-at-way .5 ac n/a n/a n/a n/a
TOTAL 67.8 ac 1.52 du/ac 103 du n/a du
Residential
Non-Residential n/a n/a
5
Exhibit B