HomeMy WebLinkAbout8.1 Moller Ranch Alternative Site Plan
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CITY CLERK
File # DBI2la-[3][Q
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: March 21, 2006
SUBJECT:
ATTACHMENTS:
PA-03-060 Moller Ranch - Request to initiate an Eastern Dublin
Specific Plan Amendment and General Plan Amendment Study to
review an Alternative Site Plan for the Moller Ranch project located
at 6861 Tassajara Road (APN 985-0001-001).
Report Prepared by Erica Fraser, Senior Planner
1
Resolution approving initiation of a Specific Plan
Amendment and General Plan Amendment Study ofthe
Alternative Site Plan
Resolution denying initiation of a Specific Plan Amendment
and General Plan Amendment Study of the Alternative Site
Plan
Letter from Applicant requesting to study an alternative Site
Plan
Eastern Dublin Specific Plan Land Use Map
Conceptual Site Plan (previous)
Alternative Conceptual Site Plan
Conceptual Elevations for Alternative Site Plan
2.
3
4
5
6.
7
RECOMMENDATION:~ Adopt a Resolution either approving or denying the Specific Plan
Amendment and General Plan Amendment Study request.
FINANCIAL STATEMENT:
DESCRIPTION:
None at this time.
On August 19, 2003, the City Council adopted a Resolution approving the initiation of a Specific Plan
Amendment Study for the Moller Ranch project. Moller Ranch is located at 6861 Tassajara Road, inside
the City's Sphere of Influence, however the project area is outside of the Eastern Dublin Specific Plan
area boundary and the City Limit Line. At the August 19, 2003 meeting, the City Council authorized staff
to study the proposed 195 unit single family project (which included affordable units and single family
residential units on 186 lots) and to begin annexation proceedings (see the conceptual site plan in
Attachment 3).
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COpy TO: Applicant/Property Owner
File
In House Distribution
Page 1 of 1..
ITEM NO.~
G:\P A#\2003\03.060 Moller Ranch\City Council Alternative 3-21-06A.doc
Following the City Council meeting, Staff worked to begin the review of the proposed Moller Ranch
project. During the review of the project, the DeSilva Group determined that the proposed single family
residential project would not be economically feasible due to existing site conditions and the cost of
improvements that would be required to be made to the site (Attachment 3).
On March 6, 2006, the DeSilva Group submitted a request to study an alternative site plan for the project
area (Attachment 3). The alternative site plan would allow up to 326 attached townhomes to be developed
on the project area with unit size ranging from 2,200 to 2,450 square feet (Attachment 6).
The proposed alternative would increase the total number of units constructed in the project area by 131
(over the number the City Council previously authorized staff to study). The unit type would also change
from detached single family to attached single family units.
The project area has a General Plan Land Use designation of Rural Residential/Agriculture, Stream
Corridor and Low-Density Residential. The Low-Density Residential land use category allows up to 60
dwelling units per acre. The proposed number of units, 326, falls within the allowed density for the site;
however, the unit type, attached, does not. The General Plan states that residential units in this land use
category are to be detached units. In order to allow the attached units, the General Plan Land Use
designation would need to be amended to Mediurn Density for the project site.
rfthe City Council authorizes an Eastern Dublin Specific Plan Amendment and General Plan Amendment
Study for property at 6861 Tassajara Road, Staffwill.
· Work with the Applicant to continue the preparation of the Enviromnental Impact Report and to
include the alternative site plan in the Enviromnental Impact Report.
· Examine the proposed alternative land use and densities to determine if they are appropriate based
on City policies and standards.
· Study the alternative land use plan, circulation routes, and the interrelationship and compatibility
of the proposed combination of uses.
The City Council is considering the initiation of a Specific Plan Amendment and General Plan
Amendment only at this point. The project will come before the City Council again for a Stage I and
Stage II Planned Development Rezone, Annexation, Specific Plan Amendment, General Plan Amendment
and other entitlements as needed.
Atthis point, the City Council needs to determine whether a Specific Plan Amendment and General Plan
Amendment Study should be authorized for the Applicant's alternative site plan proposal. Both approval
and denial resolutions have been included for City Council consideration (Attachments 1 and 2).
RECOMMENDATION:
Staff recommends that the City Council adopt a Resolution either approving or denying the Specific Plan
Amendment and General Plan Amendment Study request.
Z8fJ1--
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RESOLUTION NO. - 06
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE INITIATION OF AN EASTERN DUBLIN SPECIFIC PLAN AND
GENERAL PLAN AMENDMENT STUDY TO STUDY AN ALTERNATIVE SITE PLAN FOR
PROPERTY AT 6861 TASSAJARA ROAD
(ASSESSOR PARCEL NUMBER 985-0001-001)
P A 03-060
WHEREAS, Jay Egy, on behalf of the DeSilva Group, has submitted a request to study an
alternative site plan for the Moller Ranch project and initiate an Eastern Dublin Specific Plan
Amendment and General Plan Amendment Study to review the alternative for property at 6861
Tassajara Road; and
WHEREAS, on August 19,2003, the City Council adopted a Resolution approving the initiation
of an Eastern Dublin Specific Plan amendment study and authorizing the commencement of
annexation proceedings for a 186 unit detached single family residential development located at 6861
Tassajara Road, and
WHEREAS, the Applicant has requested approval to study an alternative site plan for the project
site to allow up to 326 attached townhomes; and
WHEREAS, the proposed alternative site plan would increase the total number of units by 140
units and would change the housing type from detached single family units to attached townhomes;
and
WHEREAS, a portion of the project area is in the City of Dublin's Sphere of Influence area but
outside of the Eastern Dublin Specific Plan area boundary; and
WHEREAS, in order to consider the alternative as proposed, the Eastern Dublin Specific Plan
would need to be amended to include the project area and to develop land use designations for the
property; and
WHEREAS, the Dublin General Plan states that the land use designation for this property is
Stream Corridor, Rural Residential, and Low Density Residential which allows up to 6.0 detached
dwelling units per acre; and
WHEREAS, the proposed alternative is not consistent with the General Plan Land Use
designation of Rural Residential and Low Density Residential because the project includes attached
units and therefore requires an amendment to the General Plan; and
WHEREAS, additional entitlements including Stage I and Stage II Planned Development re-
zoning, Site Development Review, and other associated permits would need to be processed before
development could occur; and
WHEREAS, the initiation request has been reviewed in accordance with the provisions of the
California Enviromnental Quality Act (CEQA) and was found to be Categorically Exempt under
Section 15306, Class 6 ofthe State CEQA Guidelines; and <(, I 3/:;) \ 10 fo
Attachment 1
J of- 't
WHEREAS, a staff report was submitted outlining the issues surrounding the request; and
WHEREAS, the City Council did hear and consider all such reports, recommendations, and
testimony hereinabove set forth, and supports the initiation of a Specific Plan Amendment and
General Plan Amendment for the subject property
NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Dublin does
hereby approve the Specific Plan Amendment Study and General Plan Amendment Study request.
BE IT FURTHER RESOLVED that the Applicant shall pay for all processing costs involved
with the Specific Plan Amendment Study and General Plan Amendment Study.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin on this 21 st
day of March 2006, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
3oF-tI
RESOLUTION NO. - 06
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
DENYING THE INITIATION OF AN EASTERN DUBLIN SPECIFIC PLAN AND
GENERAL PLAN AMENDMENT STUDY TO STUDY AN ALTERNATIVE SITE PLAN FOR
PROPERTY AT 6861 TASSAJARA ROAD
(ASSESSOR PARCEL NUMBER 985-0001-001)
P A 03-060
WHEREAS, Jay Egy, on behalf of the DeSilva Group, has submitted a request to study an
alternative site plan for the Moller Ranch project and initiate an Eastern Dublin Specific Plan
Amendment and General Plan Amendment Study to review the alternative for property at 6861
Tassajara Road; and
WHEREAS, on August 19,2003, the City Council adopted a Resolution approving the initiation
of an Eastern Dublin Specific Plan amendment study and authorizing the commencement of
annexation proceedings for a 186 unit detached single family residential development located at 6861
Tassajara Road; and
WHEREAS, the Applicant has requested approval to study an alternative site plan for the project
site to allow up to 326 attached townhomes; and
WHEREAS, the proposed alternative site plan would increase the total number of units by 142
units and would change the housing type from detached single family to attached townhomes; and
WHEREAS, a portion of the project area is in the City of Dublin's Sphere of Influence area but
outside of the Eastern Dublin Specific Plan area boundary; and
WHEREAS, in order to consider the alternative as proposed, the Eastern Dublin Specific Plan
would need to be amended to include the project area and to develop land use designations for the
property; and
WHEREAS, the Dublin General Plan states that the land use designation for this property is
Stream Corridor, Rural Residential, and Low Density Residential which allows up to .01 dwelling
units per acre; and
WHEREAS, the proposed alternative is not consistent with the General Plan Land Use
designation of Rural Residential and Low Density Residential because the project includes attached
units and therefore requires an amendment to the General Plan, and
WHEREAS, additional entitlements including Stage I and Stage II Planned Development re-
zoning, Site Development Review, and other associated permits would need to be processed before
development could occur; and
WHEREAS, the initiation request has been reviewed in accordance with the provisions of the
California Enviromnental Quality Act (CEQA) and was found to be Categorically Exempt under
Section 15306, Class 6 ofthe State CEQA Guidelines; and
WHEREAS, a staff report was submitted outlining the issues surrounding the request; and
Attachment 2
i-f oft!
WHEREAS, the City Council did hear and consider all such reports, recommendations, and
testimony hereinabove set forth, and does not support the initiation of a Specific Plan Amendment and
General Plan Amendment for the subject property
NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Dublin does
hereby deny the Specific Plan Amendment and General Plan Amendment Study request.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin on this 21st
day of March 2006, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST
City Clerk
The DeSilva Group
March 6, 2006
5 of' II
Ms. Erica Fraser, AICP
Senior Planner
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Re: Casamira Valley (Moller Ranch)
Dear Ms. Fraser
ReQuest to Studv Environmental Alternative
We are requesting that the City authorize an alternative land plan to be included in the
Casamira Valley Draft Supplemental Environmental Impact Report (DSEIR). This
request will make it possible to study an alternative land use density on the project for
family sized townhomes with additional community facilities, including a paseo system
with greater access to the surrounding open spaces and trails. It is anticipated that these
homes will have a range of sales prices addressing a broader cross section of Dublin's
population. The study will identify all relevant issues associated with the new plan.
Backl!:round
Land planning efforts to date have focused on a site plan with 186 single family detached
lots (195 units with the affordable component). The 186 lot Site Plan has been the basis
for studies conducted including: soils and geotechnical, biology and species, storm water
quality and detention, creek restoration and mitigation, construction cost estimating, and
public safety We have worked with the City's Planning and Engineering staff, the
Alameda County Fire Department, Army Corps of Engineers, California Department of
Fish and Game, US Fish and Wildlife Service and Regional Water Quality Control
Board. The requirements of each agency as well as the recommendations of our
consulting team have been incorporated into the Site Plan and cost estimates prepared for
each element of the work.
One of the most significant challenges of the site is that a lack of trees and overgrazing
have created an unattractive environment. The once beautiful seasonal creek running
through the valley has the appearance of a cattle trampled drainage ditch. The Casamira
(Moller) Creek has a large culvert with a steep drop at Tassajara Road, making it
unusable as a wildlife corridor for endangered species.
Extraordinarv Site Conditions and Remedies
The planning and engineering studies to remedy the extraordinary site conditions have
identified elements that are necessary to serve the development. These include:
. A new and higher capacity bridge on the Tassajara Road crossing of Casamira
(Moller) Creek that provides a regional traffic improvement;
Attachment 3
PO Box 2922 . Dublin, California 94568 . 925/828-7999 . Fax 925/803-4327
o oJ-if
. Major and extensive remedial grading oflandslides to protect public and
emergency access.
. Restoration of the "Casarnira Creek" native habitat including the planting of
thousands of trees, which will create endangered species habitat both inside
and outside the creek;
. Utilization of best practices clean water principles to enhance the creek and
maintain the natural hydrology of the watershed;
. Creation of new wetlands at a 2: I ratio to replace impacted seeps and water
features, and breeding ponds that will allow endangered species to propogate;
. Dedication of approximately 450 acres of upland habitat mitigation land at a
ratio of 3 I that will provide habitat and movement corridors to protect and
enhance the survival of endangered species;
. Landscaping with fire resistant vegetation around the homes and two fully
improved public access roads to the major development area.
These elements add approximately $46,000,000 to the normal costs of the project.
Proposed Site Plan Alternative
Using principles of smart growth, an alternative neighborhood has been created within
the lotting envelope used for the single-family site plan and yields 326 townhome units.
The paseo' s and shared drive aisles open up the site to the surrounding open space and
connect to a ring trail around the bowl and the trails in the hills. Additional community
facilities are added for recreational purposes. As the site is not visible from any public
street or road, there is no visual irnpact to the City.
The Townhome Alternative
The proposed townhomes are family sized units ranging from 2,200 to 2,450 square feet,
and the preliminary site plan has plotted a three unit prototype building, keeping the mass
of the buildings to a minimum. Each building has a paseo in the front providing an open
area to promote neighborhood interaction and for the buildings on the outside of the
project allowing access to the open space and creek corridor. There is a driveway at the
back of each building that is shared by two buildings and provides safe access to the
public streets. A community center/clubhouse and pool have been added as a community
feature adjacent to the one-acre public park. The townhome plan includes landscaping,
parkland, trails, and dedicated open space and the community center and facilities.
Additional benefits of the townhome project are:
. It provides convenient access to open spaces and trails.
. Provides visual access to open space via the paseos and shared drive aisles.
. The elevations of the townhomes facing the public streets will appear as the front
of a single family detached home and will also allow greater spacing between
structures along the streets.
. Provides ample opportunity for guest parking along the public streets.
. The public streets and public areas will have a master planned landscaping theme
with a guaranteed high level of maintenance.
POBOX 2922 . DUBLIN, CALIFORNIA 94568 . 925/828-7999 . FAX 925/803-4327
70+ If
. While there is no additional impact to the buildable area in the project, the
community center which includes a clubhouse and swimming pool add
recreational opportunities for residents.
From our review of the General Plan, it appears that the proposed townhome project at a
total unit count of 326 is below the upper density range of the General Plan (6.0 du/acre)
and from the standpoint of contributing the number of expected units conforms to the
General Plan and East Dublin Specific Plan.
In addition to providing a high amenity neighborhood community the project also offers
the City 25 affordable dwelling units, a range of home pricing that addresses a broader
range of the Dublin population, around $6,000,000 more in permit fees and property
valuation of approximately $85,000,000 more than the single family project.
Thank you for your consideration to allow this alternative higher density land use
alternative in the DSEIR, please feel welcome to call me if we can provide additional
information.
Sincerely Yours,
['~
POBOX 2922 . DUBLIN, CALIFORNIA 94568 . 925,'828-7999 . FAX 925(803-4327
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