HomeMy WebLinkAbout05-051 Study Session - Wallis Ranch
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: September 12,2006
SUBJECT:
STUDY SESSION - Amended Stage 1 Planned Development,
Stage 2 Planned Development, Site Development Review,
Mitigated Negative Declaration, Vesting Tentative Map and
Development Agreement for Wallis Ranch (pA 05-051)
Report Prepared by Michael Porto, Project Planner
ATTACHMENTS:
1) Applicant's Design Package
RECOMME~7JON:
PROJECT DEh!~PTION:
1) Receive Staff presentation
Background
The project area encompasses 184 acres and is bounded: a) to the north by the Alameda County border
with the adjoining lands in Contra Costa County (unincorporated area) which is being used for agriculture
(a portion of which is a separate contiguous parcel owned by the Lins); b) to the west by the Parks
Reserve Training Facility (PRTF) owned by the United States government within the City limits; and c)
to the south by a currently developing area within the incorporated City limits, a staging area for the East
Bay Regional Park District (EBRPD), and a portion of the Tassajara Creek corridor designated for a
regional park. To the east, the northerly portion of the project area is separated from Tassajara Road by
unincorporated rural properties with other agricultural properties lying east of Tassajara Road. The
southerly (or "panhandle") portion of the project site abuts the incorporated City limits and right-of-way
for Tassajara Road. Approved development on recently annexed properties, a landscaping business, and a
private K-12 school are located across from the project site within the City limits along the east side of
Tassajara Road.
Approximately 11.6 acres of the property is located within Dublin Ranch West which is located across the
County line to the north in an unincorporated portion of Contra Costa County. However, this acreage is
not included within the project area. This additional area is used for access and environmental mitigation
purposes only. This acreage is a separate legal parcel within the County of Contra Costa from the 184
acre project area. Contra Costa County has agreed to allow necessary grading on this property as long as
the environmental aspects of the proposed work are covered by the City of Dublin. The City Attorney has
directed the preparation of a Mitigated Negative Declaration for this parcel which will come before the
Planning Commission and City Council as a part of the overall project.
COPIES TO: Applicant
Property Owner
File
Page I of6
G:\PA#\200S\OS-OSI Dublin Ranch West-Wallis\Study Session 9-12-06\PCSR Study Session 9-12-06.doc
ITEM NO. J./
All of the property within Alameda County is within the Eastern Dublin Specific Plan Area boundary and
has been included for planning purposes within the City of Dublin General Plan. The property currently
has Stage 1 Planned Development zoning. An amended Stage 1 Planned Development is proposed to
address the Contra Costa County parcel as well as other modifications to ensure consistency with the
previously approved Stage 1 Planned Development with the new Stage 2 Planned Development.
Wallis Ranch, was acquired by the Lin Family and is the only portion of Dublin Ranch holdings west of
Tassajara Road. The Lin Family, the applicant for the requested action and property owner, has been
phasing out agricultural uses and is actively in progress on the development of its Dublin Ranch holdings
east of Tassajara Road.
The development concept for the area strives to preserve the natural environment and create a community
that is compatible with the natural terrain. Approximately 107 of the 189 acres would be converted from
vacant or agricultural land to urban/suburban use. The number of units within the project area is
anticipated to range from 935 to potentially 1,007 (if the Water Quality Basin is allowed for residential
development. A subsequent Site Development Review would then be required subject to approval by the
Planning Commission for any proposed development on the Water Quality Basin site.) based on the
designated density ranges. This density range is significantly below the approved mid-point density of
1,053 units. The current proposal is for the development of 935 units; 118 units below mid-point.
On October 5, 2004, the City Council held a study session on PA 02-028 for the Dublin Ranch West. The
study session was held in response to an application by the largest property owner in the area, James Tong
on behalf of Chang Su-O (aka Jennifer) Lin et. aI., for annexation, zoning, and approval of a development
plan. At that time, Staff identified a number of the issues, presented an analysis, and requested City
Council direction for obtaining consistency between prior planning for this area and planning changes
cumulatively resulting from approvals to date, new or changed policies for areas within the City
boundaries, and current technical studies.
Subsequent to that meeting, on February 22,2005, the Planning Commission recommended City Council:
a. certify a Supplemental Environmental Impact Report (SEIR) and approve a mitigation
monitoring program
b. approve amendments to the General Plan and Eastern Dublin Specific Plan
c. approve prezoning and a Stage 1 Planned Development
d. direct Staff to file an application with the Local Agency Formation Commission (LAFCo) to
annex 189 acres (184 acres of which was Wallis Ranch) of unincorporated territory into the
City of Dublin and Dublin San Ramon Services District (DSRSD)
On March 15, 2005, the City Council adopted Resolution 42-05 certifying the SEIR and approving the
Mitigation Monitoring program for Dublin Ranch West (Wallis Ranch). Additionally, the City Council
adopted Resolutions 43-05 and 45-05 approving amendments to the General Plan and Eastern Dublin
Specific Plan and directed Staff to file an application with LAFCo to annex the project area into the City
of Dublin and DSRSD respectively. Subsequently, on AprilS, 2005 the City Council adopted Ordinance
10-05 prezoning the project area as Planned Development and approved a related Stage 1 Development
Plan.
Existing Site Conditions and Land Uses
The property contains two residences, numerous outbuildings and a vacant vintage schoolhouse. With the
possible exception of the Antone school, all structures will be removed. The school house is proposed to
be renovated and relocated to a community green adjacent to Neighborhood 5 within the proposed
development project.
2of6
The property is bounded or divided by Tassajara Creek, a wide and deeply incised creek. The eastern
portions and those areas paralleling Tassajara Creek are generally flat to mildly sloping. As the property
extends west beyond Tassajara Creek, the ground elevates into rolling hills where some 30% slopes begin
to appear and sporadically continue to the western boundary. Tassajara Creek flows from north to south.
The width and depth of the creek and two tributary channels vary throughout the site. The lowest
elevation of the project area is approximately 405 feet above sea level, while the highest elevation is at
approximately 705 feet. The entire 53 acre area of Tassajara Creek has been permanently preserved
through the granting of a conservation easement. No development beyond certain restorative measures
required by the Resource Agencies will be conducted in the Creek area. Additionally, the Resource
Agencies have set certain setbacks from the creek edge for development in this reach of the Creek which
will further preserve this open space.
Land Uses and Development Concept
Wallis Ranch's development concept emphasizes the natural environs of the site by creating a community
that ties into the existing environment through the use of contextual design, sensitive grading, orientation
of units and buildings to open space, shared open space and parks, the use of native and ornamental
landscaping, and interconnected trail systems. The proposed plan includes low, medium, and medium-
high density residential neighborhoods, a neighborhood park, public/semi-public, and open space uses
that preserve or enhance the dominant natural features of the site, being the Tassajara Creek environs, the
western hill face in the project site, and the surrounding rolling grasslands and hills.
The uses are based on the land uses designated in the approved Stage 1 PD and amended Eastern Dublin
General Plan Amendment and Specific Plan adopted March 15,2005.
The project provides 935 residential units within six different neighborhoods, with the ability to increase
the units in Neighborhood 4 by 40-72 units if it is determined that the storm water retention/water quality
basin is determined needs to be relocated or redesigned. The residential portion of the project is a mix of
detached and attached units with a variety of densities and product types. These units are designed to take
advantage of the natural features of the site by including the use of split foundations and unit orientation
to the open space.
Neighborhood Summary
Lot SizelProduct Number Gross Net Acres Gross Net Unit Size
Neigh. Type of Units Acres Density Density Range
1 65 x 100' Detached 58 15.4 15.3 3.8 3.8 3,573 -
Single Family 4,336 SF
2 5 Pack Cluster 121 16.7 14.7 7.2 8.2 2,033 -
Detached Single 2,939 SF
Family
3 Townhouse 195 18.0 15.5 10.8 12.6 1,899 -
2,095 SF
4 Flat, Townhouse and 248 13.1 11.2 18.9 22.1 1,810 -
Penthouse Podium 3,652 SF
5 35 x 112' Detached 78 11.5 10.5 6.8 7.4 2,396 -
Alley Single Family 2,569 SF
6 Flat and Townhouse- 235 9.1 8.4 25.8 28.0 805 -
Podium 1,700 SF
TOTAL 935 83.8 75.6
30f6
Of the six proposed neighborhoods, three of the neighborhoods will be single family detached products.
Neighborhood I is comprised of 6,500 square foot lots with detached single family homes with the ability
for second units to be provided in the form of "granny units". Neighborhood 2 contains 5-pack motor
court clusters of detached single family units with standard and stepped foundations to fit with the
existing topography. These cluster units share a common driveway. Townhomes with alleys to the rear
with garages on first level that front onto streets or green corridors comprise Neighborhood 3. The units
utilize both uphill and downhill split foundations, and standard (flat) foundations to integrate into the
topography. Neighborhood 4 incorporates podium buildings that have 3 levels of flats over partially
buried parking. This building type lines the parking structure with units on the downhill side to step the
units down the hillside and provide greater architectural variety, including building height. An alley
loaded detached single family neighborhood, both with and without stepped foundations, make up
Neighborhood 5. Granny flats over the detached garages are also proposed within Neighborhood 5.
Neighborhood 6 contains three types of buildings: podium buildings that either have three levels of flats
over two levels of partially buried parking with adjacent townhomes, or two levels of flats over one level
of parking, and townhouse courts. All three building types step with the terrain. A general overview of
the architecture is provided in the applicant's packet (See Attachment 1). Specific details of the
individual product design and styles will be presented as a part of Staffs presentation at the Study
Session.
Many different types of parks and public amenities are provided in Wallis Ranch. The neighborhood park
is located in the southern portion of the property and straddles Tassajara Creek. Besides providing a
respite from development, this location creates a significant public feature, continues the visual and
physical open space in the city, assembles active and passive recreation uses together, and provides
convenient access to Dublin residents in the north Tassajara Road area. Additionally, 1.3 net acre
community green is placed at the central crossroads of the project. The abandoned Antone school is a
possible candidate to be relocated to this site for use as a neighborhood center. This community green
provides an open space and public amenity to residents and guests alike. A 1.3 net acre public/semi-
public parcel is located adjacent to, and south of, the western portion of the neighborhood park at
Tassajara Road. No use has yet been designated for this site.
Community Theme
Wallis Ranch is designed to be reminiscent of the area's early farming, ranching, and small town heritage,
and is influenced by the natural landscapes of Tassajara Creek and the hillside grassland corridors. The
design character for the project builds upon the agrarian and town themes by utilizing turn of the century
architecture styles that emphasize natural materials and colors, and a connection to the natural
environment. The Project further enhances this theme by incorporating a landscape palette that uses the
native species found on site and blending them with those species that relate to, and reflect in pattern, the
local agrarian practices. The project features public realm elements such as walls, fences, and street
furniture that tie into the community theme using compatible colors and materials. In addition, the project
is designed to physically and visually connect to the natural environs at different scales by orienting units
and views to the open space and incorporating trail access into these spaces. Detailed specifics of these
items will be graphically presented at the Study Session.
The vision of the project incorporates many elements to create a livable and walkable community,
including enhancing the pedestrian environment, sensitively addressing site grading, preserving and tying
into existing open space systems, and providing an attractive public realm through the use of attractive
streetscapes and buildings.
Individual Neighborhood product landscaping is currently being finalized. A portion of the design intent
is included in the applicant's packet (See Attachment 1). Additional graphics further detailing the
landscape amenities will be presented at the Study Session.
40f6
Project Access and Circulation
Access to the Project is from Tassajara Road, an existing two to six lane road that extends from 1-580
northerly through Contra Costa County. Tassajara Road runs along or near most of the eastern boundary
of the site. Ultimately Tassajara Road is scheduled to become a continuous six-lane divided arterial. Two
project entry roads from Tassajara Road will provide bridge access over Tassajara Creek and into the
residential neighborhoods located to the west. These bridges allow for appropriate site circulation, while
keeping environmental disruption to a minimum.
The northern project entry road is a residential collector that functions as a spine street through the site
providing primary access to the residential areas. The other (secondary) entry road is proposed in the
southern area of the property, and is designed as a minor (two lane) street. All other public streets are
residential neighborhood streets. Proposed public street sections are comparable to those already
approved or built in other areas of the East Dublin Specific Plan area. Private streets, motor courts, and
alleys, with reduced rights of way and/or curb-to-curb widths, are also proposed.
A hierarchy of pedestrian access design is provided for in the project. Primary neighborhood pedestrian
circulation routes are designed with sidewalks or wider multi-use trails that are separated from the street
by street trees. Secondary neighborhood pedestrian circulation routes are designed with monolithic
sidewalks with the trees placed in landscape planting and maintenance easements behind the walk. To
improve pedestrian safety, create an enhanced pedestrian environment, and provide a more livable
community, intersections along the spine street and other major streets have been designed with curb
bump outs. In addition to sidewalks, pedestrian and bicycle access will be provided by a multi-use trail
along the creek. This project provides a relatively flat 14 foot trail connection from the western
Neighborhood Park to the northern property line for future connection to East Bay Regional Park
District's (EBRPD) regional trail. It is EBRPD's intention that this trail will eventually link up to other
EBRPD trails in Contra Costa County that lead to Mt. Diablo. Multi-use trails may be utilized as
maintenance roads for the creek and open space areas and for emergency access. A detailed trail and
walkway system is included in the applicant's packet. (See Attachment 1.)
Inclusionary Zoning Ordinance
Wallis Ranch complies with the Inclusionary Zoning Ordinance by virtue of the approval and construction
of the Fairway Ranch. Fairway Ranch is providing the required inclusionary units for all of Dublin
Ranch, including Wallis Ranch. Fairway Ranch located between Keegan and Lockhart Streets south of
Central parkway contains 322 senior apartments and 305 multi-family apartments. Of those, 292 of the
senior units are available for rent to persons of very low, low and moderate incomes.
Mitigated Negative Declaration and Development Agreement
Although a Mitigated Negative Declaration and a Development Agreement are a part of the applicant's
proposal and required for project approvals, these items are not being considered at the Study Session.
Work is still on-going on both these items. Both items will come before the Planning Commission at a
later date as a part of the application package.
RECOMMENDATION:
Receive Staff presentation.
5of6
GENERAL INFORMATION:
PROPERTY OWNER:
APPLICANT:
LOCATION:
ZONING:
GENERAL PLAN
LAND USE DESIGNATION:
SPECIFIC PLAN/
LAND USE DESIGNATION:
Lin Family
c/o Charter Properties
4690 Chabot Drive, Suite 100
Pleasanton, CA 94588
James Tong
Charter Properties
4690 Chabot Drive, Suite 100
Pleasanton, CA 94588
West of Tassajara Road and Tassajara Creek, approximately 1.5
miles north ofI-580
Planned Development
Single Family Residential, Medium Density Residential,
Medium High Density Residential, Neighborhood Park, Open
Space and Public/Semi-Public
Single Family Residential, Medium Density Residential,
Medium High Density Residential, Neighborhood Park, Open
Space and Public/Semi-Public
60f6
. 1
1
Wallis Ranch
,
Planning Commission Workshop
September 12, 2006
. 1
,
I
Stage 1 PD, Stage 2 PD,
Site Development Review,
Vesting Tentative Map, and
Development Agreement
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Land Use Summary
Land Use
Gross
Acres
Net
Acres
Units Gross Net
Density Density
58du 3.8 3.8
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Lot SizelProduct Number Gross Net Gross Net Unit Size
Type of Units Acres Acres Density Density Range
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Podium -Flats, 248 13.1 11.2 18.9 22.1 1810-3652 SF
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Recreation/Community OrcenIHoA Parcels
United States of America
Public/Semi-Public
~ 1. EBRPD accepted creekside regional multi-use trail
per City's Stream Restoration PJan. Trail upsizcd to
14' width per EBRPD request, ADA accessibl~.
= 2. Creebide local multi-use trail per City's Stream
Restoration Plan. Trail upsized to match 14' wide
tegiona1 trail.
_ 3. Tassajara Road sidewalkpel' City standards.
- 4. Multi-use trail along Tassajara Road as accepted by City
Public Works.
~
NORTH
a 100' 200' 400'
United States of America.
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s. Existing BBRPD trail easement - 30Ofcr+- slopes, trail to be
"rmal"luDpavcd.
lDleDY. SIIDPS
CML ENGINEERING-LAND PLANNING-LAND SURvEYING
PI.ascnlan, CA (92~) - 22~-069D
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Wallis Ranch
Duhlin. California
65' X 100'
SINGLE FAMILY
DETATCHED
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STREET SCENE
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Flat Pad Cluster Conceptual Street Scene
Dublin, California
7-28-06
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Front Elevation A - 6 Pie x
Front Elevation
2 h. Cross Slope Shown
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Front Elevation B - 6 Plex
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Front Elevation
2 It Cross Slope Shown
SHEET I/'VEX
3-AO -
3-Al -
3-A2 -
3-A3 -
3-A4 -
3-A4A -
3-AS -
3-A6 -
3-A7 -
3-AB -
3-A9 -
3-Al0 -
3-Al1 -
Cover Sheet
Architectual Site Plan
Unit Plan 1
Unit Plan 2
Unit Plan 3
Plan 2 & Plan 3 Jrd FIr.Sq.ft.
4 Plex A - 1st / 2nd Floor
4 P1ex A - Jrd Floor
4 Plex A - Elevations
4 P1ex B - 1st / 2nd Floor
4 P1ex B - 3rd Roor
4 Plex B - Elevations
5 Plex A - 1st / 2nd Floor
5 Plex A - Jrd Floor
5 Plex A - Elevations
5 P1ex B - 1st I 2nd Floor
5 Plex B - 3rd Roor
5 Plex B - Elevations
{, P1ex A - 1st / 2nd Roor
{, Plex A - 3rd Roor
{, Plex A - elevations
(, Plex B - 151 I 2nd Floor
6 Plex B - 3rd Floor
6 Plex B - elevations
Cabana Rec. Building
lht Typo Ro<>m C<Ul1
f PlAN-'- t J-BdrmJ 2.S BoA;"
PlAN 2 14 Bdrm.1 2.S IldJloh
PlAN 3 4 Bdrm.1 2.5 BoilO"...
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445 ~fl.
435 ~fl.
435 ~ft
WILLIAM HeZMALHALCH
ARC HIT E C T SIN C.
2Il3REDti.I'[,~ Sl,f:[llIIISIJ."W.CA ~I
949 2lO lIIlIl ___... lot 909 2lO 1529
3-A12 -
3-A13 -
3-A14 -
3-A15 -
3-A16 -
3-A17 -
3-A18 -
3-A19 -
3-A20 -
3-A21 -
3-A22 -
3-A23 -
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Wallis Ranch
Dublin, California
JENNIFER LIN
Site Development
Review
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DEs(RIrTlO~ DA TE
City Su~r.ui - - -
Cily Submitl.1
PROJECT :-;U~1UER:
SCALE:
DATE ISSUED:
2005513
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lI....:27,06
NEIGHBORHOOD 3
COVER SHEET
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Conceptual Elevation Study - Wallis Ranch Road
WALLIS RANCH
Dublin. Califol11ia
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RESIDENCE THREE
CRAFTSMAN
RESIDENCE ONE
ITALlANATE
Wallis Ranch
Dublin, California
35'X 112'
ALLEY LOADED
PRODUCT
R I.. V I " I () :-. s:
D1SrRIPTION llA 11
rilY S.hmilUl
ril) SuhmitlJl
I'ROJrcr \UMBER: 2005510
SCALE: I'~' I'
DAlE ISSUED: JIll Y ~S. 11...
NEIGHBORHOOD 5
RESIDENCE TWO
SPANISH
STREET SCENE
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WILLIAM HEZMALHALCH
ARCHITECTS NC
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Neighborhood 6
Wallis Ranch
Dublin, CA
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!Street Scene Elevation
i SCALE: 1/16." l' -0.
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NORTH
VAN TILBURG, BANVARD & SODERBERGH, Al~
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