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HomeMy WebLinkAbout4.13 Fredrich Properties PD CITY CLERK File # Dffi[5]~-~QJ AGENDA STATEMENT CITY COUNCIL MEETING DATE: June 6, 2006 SUBJECT: Planned Development Prezone / Stage 1 Development Plan for Fallon Crossing/Mission Peak and Fredrich properties for PA 04- 016 Report prepared hY' Mike Porto, Planning Consultant ATTACHMENTS: Staff Report from May 16, 2006 Council meeting, ineluding proposed Ordinance. .~ /1 . ~ Waive reading and adopt Ordinance approving Planned (0 - Development Prezone / Stage I Development Plan for Fallon Crossing/Mission Peak and Fredrich properlies. RECOMMENDATION: FINANCIAL STATEMENT: None DESCRIPTION: Standard Pacific Homes is proposing 10 ~onstruet approximately 103 single-family homes on 19,5 ~res of a 67.S-aere site, The number of units proposed is consistent with the range of units allowed by the Eastern Dublin Specific Plan. Access to the site is fi-om Tassajara Road by a new two-lane road that will extend east from Tassajara Road tbrough the site. The project proposes a linear 1 a-acre park along the northern area ofthe site, north ofthe area proposed for resIdential development and adjacent to an unnamed creek corndor Additionally, the project includes the annexation and prezoning of the 7 93-aere Fredrich property to the City of Dublin and DSRSD, localed adjacent to and west of Tassajara Road. There are no development plans for the Fredrich property at this time. Al Its May 16,2006 meeting, the City Council conducted a public hearing, waived lhe reading and introduced an Ordinance which would approve a Planned Development Prezone / Stage I Developmenl Plan for the Fallon Crossing/Mission Peak and Fredrich properties_ A '-luestion was raised by the Cily Council at the May 10,2006 hearing regarding which school district has Jurisdiction over the properties. An agreement waS reached last year hetween the Dublin Unified School ___________________________~~__________________________~__________________n__________________.*~_____________ COpy TO: ApphcanUOwner In-House DIstribution ITEM NO. 4-.13 Pagel of 2 U:\PA#\2004\04-1J I ti MissioIl Peak. Standard Pacific\( \.:\ce cnn:it:nt calendar 51" (l-(J-{)(I,dnc District and the Livermore School District to transfer lands in Dublin from the LIvermore Dislrict to the Duhhn Dlslnct. That agreement becomes effective on July 1, 2006. The Standard Paeifie/Mission Peak property was in the lransfer area and IS SllhJecllo that agreement. As of July I, 2006, the property will he in the Duhlin Unified School District. The Fredrich property, west of TassaJara Road is currently in the Dubhn Unified School Dlstnet houndary Thl~ mfom1al1on was obtained from Kim McNeeley at the Dublin Unified School District. RECOMMENDA nON: Staff recommends thaI the Cily COllneil waive the second reading and adopt the Ordinance approving the Planned Development Prezone / Stage I Development Plan for the Fallon Crossing/MissIOn Peak proJect. Page 201'2 ~"\. Of DO/fA e; ~(f 'Ill I ~\~ 19 (@J -. 82 ~~, qJ;lfOR~W. SUB.IECT: ATTACHMENTS: /tJfl6 CITY CLERK File # D[6ll2JIOl-~ y.. 600-=0 AGENDA STATEMENT CITY COUNCIL MEETING DATE: May 16, 2006 PUBLIC HEARING: PA 04-016 Fallon Cro~Rlng (formerly Mission Peak) and Fredrich Properties to consider Planned Development (PD I Prezone / Stage 1 Develllpment Plan, Pre- Annexation Agreement; Annexation Application, and Mitigated Negative Deelaration. Report Prepared bv Michael Porto. Planning Cunsultant 1 Resulubon approving a Mitigated Negative Declaration, Statement of Overriding ConsideratIOns and a Mitigation Monitoring Plan (Comment letters attached as Exhibit A and MMP attached as Exhibit B). Resolution authorizing initiation of application to annex the MissIOn PeaklFallon Crossing and Fredrich Properties to the City of Dublin and the Dublin San Ramon Services District Annexation No 16 (Map and legal description of boundaries attached as Exhibit A). Rcsolution approving a Pre-Annexatiun Agreement between City of Dublin and Standard Pacific Homes Annexation No 16 (Agreemcnt attached as Exhibit A). Ordinance preUlning the Fallon Crossing project site to Planned Devclopment District and approvlllg a related Stage I Development Plan. Project Area Map Fallon Crossing Stage 1 Development Plan suhmission Mitigated Negative Declambon (distributed under separate cover). Planning Commission Resolution No 06-11 recommending City Council adopt a mitigated negative declaration. Planning Commission Resolution No. 06-12 recommending City Council adopt an ordinance approvmg a Planned Development Prezoning and Stage I Development Plan. Planning Commission Resolution No. 06-13 recommending City Council direct Staff to file an application with the Alameda County Local Agency Formation Commission 2. 3 4 5 6 7 8. 9 10 COPY TO: ---------------~~~~~_._-----------_._--------------------~--~-~---_...~-------.----_._-~--------------------- Page I of9 / 10' if./3 ,,', ....0 'U"-' Attachment G:\Po\#\2004\04.0l6 Mission Peak. Standard Pacific\CC\CCSR rallon l.rossiTlg 5-ltl-06.dnc RECOMMENDATION: ~w FINANCIAL STATEMENT: Jl..of/6 (LAFCo) for annexation to the City of Dublin and the Dublin San Ramon Services District. II Draft Planning Comr1'ussion minutcs of April 25, 2006. 12. Planning ComrlllSSlOn staff report dated April 25, 2006 (without the attachments). 1. 2. 3. Open public hearing; Receive Staff presentation; ReceIve tesl1mony from the Applicant and the Property Owner; Close public hearing; Deliberate; Adopt Resolution approving a mitigated negative declaration, statement of overriding consIderatIons and a mitigation monItoring plan; Adopt Resolution authorizing initiation of Application to Annex the MiSSIon PeaklFallon Crossing and Fredrich Properties to the City of Dublin and the Duhlin San Ramon Services District Annexahon 16, Adopt ResolutIOn approving a pre-annexation agreement between the City of Dublin and Standard Pacific Homes Annexation No. 16, and Waive reading and introduce the Ordinance prezoning the Fallon Crossing project site to Planned Development district and approving a related Stage 1 Development. 4. 5. 6. 7. 8. 9. No financial impact DESCRIPTION: The prOject area includes approximately 73.97 acres (see Project Area Map he10w). It includes two properties held by two separate owners as shown m Table 1 below with 67.8 acres (or over 90% ofthe land) undcr one owncrship. 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 annexatJon application and prezoning has been initiated by this owner the other properly consisting of the Frcdriehs b.l? acres is owned by Thomas Fredrich. As it is yet to be annexed, the project arca is located within the Imineorporated area of Alameda County within the City's Sphere ofInAuenee (SOl) near the northeasterly City limits. The project area is gem:rally loeated northeast of the Tassajara Road and Fallon Road mtersection. Tassajara Road and an unnamed cast fork drainage tributary of TassaJara Creek run north to south through the area and divide thc 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 unincorponlted rural acreage witlun unincorporated Alameda County (Moller Property) and the unmcorpof'<lted V urgas property north of the Fredrich property; b) to the east umneorporated area which is part of the DuhIin 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 hy Dublin Raneh West panhandle west of Tassajara Road and Silvena Raneh/Pinn Brothers Page 2 of9 301--/5 property, a residential project of approximately 250 units currently under constructIOn. east otTassajara 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 divldes lhe two pmpertles IS vegetaled with dense trees, shrubs, and ground cover but also supports sparse riparian vegetation. I I " ... ~' --- L:_._.::~- ~~..'" lIl.,__...m.-. 4f- b " ~ The project area generally consists of vacant hillside and non-natIVe annual grasslands. Fallon Crossing is characterized hy high hills 111 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 cast of Tassajara Road. Smaller patches of native perelU1ials may be found on the north-facmg slopes. The Fredrich property hu a low hilltop servmg as the site of the existing residence. The property generally slopes to the southeast and southwest towards the junction of Tassajara Creek to the west and its cast fork tributary that divides it from Fallon Crossing. The annexation property is currently zoned for agriculture by Alanleda County. Since the property is wltlun the City's Sphere Of Influence It also has been Included in the General Plan and Eastern Dublin Specific Plan Area for planning putposes. Since the proposed prezoning and Stage 1 Plamed Development plan are consistent with the existing land uses, amendments to the General Plan OT 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, fOT each parcel, lhe Assessor Parcel Nwnber (APN), owner's name, acreage, location, and the owner's position on the annexation. Page 30f9 'I ~ r /b Table 1: Properties within the Project Areal AnnexatIon Area 985-0002-00 I liS47 Tassajara Road o7.XO ac Standard Pacific Homes Fallon Crossing Fredrich Ycs Yes 985-0004.0'02':03- 6R47-Ta<sajara Road Total: 6.17 ac 73,97 ae The proposed Project includes: 1) Approval of a Mitigated Negative Declar-.ll1on; 2) Prezonmg of both properties for annexation to the City of Dublin; 3) Approval of a PD-Planned Development Zoning District with related Stage 1 Development Plan; 4) Application for Annexation of both propertIes to the City of Dublin and to the Dublin San Ramon Services Dlstnct (DSRSD); and 5) Pre-Annexation agreement with Standard Pacific Homes (Attachment 3, Exhibit A). General Plan and Eastern Dublin Specific Plan Consistency: The propertIes lie wlthm two subareas of the Eastern Dublin Specific Plan - Tassajara Village subarea west of Tassajara Road and the Foothill Residential subarea east of l'assajara Road. The propertJ.es 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 inihal Eastern Dublin Specific Plan, precise alignments have been established and roadway dedicated from the Fallon Crossing property for the Tassa.Jara 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 rcsldenhaI. rural residential and open space. Fallon CrosslOllIs proposed to be a residential neighborhood of 103 single family detached homes with requisite open space, pedestrian corridors, infrastructure, and landscapmg. No improvements arc proposed for the Fredrich property at this time; however, the land use designation of Medium High DensIty ReSldenhal In the Genet'oil Plan and Eastern Dublin Spccific Plan, would allow future apphcatlon for 47 to 85 residentiallmits and Neighborhood Commercial development. However, a significant portion of the NeIghborhood CommercIal deSIgnated property is impacted by a creek bed and special specles status. It is a situation that is similar to Wallis application that the City Council approved previously, in that the Neighborhood CommercIal land use designation will be eliminated when development IS proposed on the Fredrich property 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: J) development would not extend into the 30% slope area near the northwest boundary ofthe property as allowed with Rural Residential land use designation, and 2) II 100-foot sclbaek from the top-of-bank on the east fork of Tassajara Creek has been meorporated into the project design, The Planned Development (PO) prezoning and Stage 1 Development Plan reflects the land use designations and general layout of public improvements shown in the General Plan and Eastern Dublin Spe(afic Plan. The steeper slopes and ridgelines on site arc designated as opell space. However, remedial grading may extend beyond the proposed development envelope. There we two constructed pond features on site. One is located in the northeast area of the sIte close to the creek. The other is located hal f way into the intcnnittent drainage way at the hase of the hillside and fed by seasonal seeps. Both were recently constructed as a mItigation measure for sensitive or endangered species habitat since spe<:ial status ammals could potentially be found on site. Both ponds will he Page 4 01'9 preserved in their eXlstmg condihon and neither will be disturbcd by the proposed~gefj~ent. B1()loglcal assessments were conducted as part of the environmental assessment. No identified wetlands arc located within the proposed project and no special or endangered plant species were: identlfieu on the project site. No biological resource analysis was undertaken fOT the Fredrich propcrty but would be required if a development application is submitted. ANALYSIS: Annexation The prOject site IS currently wlthm umncOlporated portion of Alameda COlmty and within the Sphere of Influence (SOL) for the City of Dublin as established by the Alameda County Local Area Formal1on ComnnsslOn (LAFCo). The LAFCo IS a State mandated local agency that oversees boundary changes to cities and special districts, the fOlmation 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 Homcs, has requested armexation prior to proceeding with development. The Fredriehs have also consented to the annexatJOn. 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 distncts. Also requested is annexation to the Duhlin San Ramon SeTVIces District (DSRSD) which serves that portion of the City with water and sewer services. The area already is within the 501 of the DSRSD The applical10n for annexatIon (or reorganizatton, as referenced by LAFCo) includes a list ohpeclfic requncments with the most significant bemg: 1) prezomng by the City, and 2) a muniCipal servIces plan. The adopted prczoning must be consistent WIth the City's General Plan. With reference to the annexation, the current action before the City Council is to consider a rcsolution authorizing Staff to initiatc an application to LAFCo for the armexations of the 73.97-lIcre project area to the City of Dublin and the DSRSD The proposed mmexatlOns 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. Planned Development Prezon;ng/Stage I Development Plan The proposed Planned Development District with Stage I Development Plan will serve as the pre<lomng prerequisite for annexation. Proposed Stage I land uses consistent with the land use designatll:ms for both the General Plan IlIld the Eastern Dublin Specific Plan are shown as follows for the Fallon Crossing properly; the Stage I Development Plan lor thc Fredrich property reflects existing residential and agricultural uses: Table 2: Proposed Prezoning (In net acres) ~r.opoled Prezontn acrel Densi Units 19.5 5.3 103 1.0 n/a n/a 46.8 nla n/a Subtotal .5 67,80 nla n/a 103 FREDRICH PROPERTY Existin ResidentJal A . culture Subtotal 617 6,17 73,97 I Grand Total 104 Page 5 of9 Note: h~J Ib The acreage figure for Fallon Crossing will be further defined with the subnnltal of a Tentative Tract Map. The annexahon area would he pro-zoned PO-Planned Development District. The related Stage 1 Development Plan specifies the intent, intensity of use, pennitted uses, and conditional uses for the properties adopted through the prezoning ordinance consIstent wIth the land use designations identified in the General Plan and Eastern Dubhn SpecIfic Plan. The Stage 1 Development Plan ineludes: the development concept, pennitted uses, conditional uses, general development standards, project access & circulation plan, phasing plan, conceptual landscape plan, and master infrastructure plan. The Stage 1 Development 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 Crossmg proposes 1(') 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 ereck 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 resldenbl. 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 meet the slope ratIO standards of the Eastern Dublin Specific Plan. Other hillside grading on site will be required 10 provide suitable slope ratios and correct soil conditions. Grading of the site is proposed 10 take into consideration the hilly terrain. Wherever possible, development would be contoured to hillsides in order to avoid excessive cuts and fills. To minimi~e VIsual impact, most of the residential development would be tucked behind the ridgeJine visible from Fallon Road. Only.8 acres of the proposed 19.5 acres of smgle-famiIy development will have slopes in excess of 30%. The proposed open space configu1'\ltion would enhance the natural eIlVIronment hy preserving hillSIdes, creek corridors, and wildlife habitat. A detention basin system is proposed north of the I-acre hnear park near the unnamed tributary of TassaJanl Creek. All surface runoff from Ihe developed areas of the site will be discharged into this system which also would include a nearby water quality pond. A descnption ofproJcct CItculahon is a requirement oCthe Stage 1 PO zoning. Tassajara Road currently is a two-lane road extending from Dublin Ranch over the hills and across Into Contm Costa County It is well-traveled, but requires upgrading to support development. The Eastern Dublin Specific Plan plans for Tassajara Road to eventually be expanded to six lanes. Fallon Road ends at a T-mtersection at Tassajara Road. Fallon Road will be constructed south of the project site as a condition of approval for the SilvenaIPmn Brothers project. VehIcular and pedestrian access to Fallon Crossing will be from both Tassajara Road and Fallon Road. Tassajara Road frontage improvements and mterseel10n Improvements at the crossing of these two streets would be completed with Uus proJect. A separate traffic analysis by TJKM was prepared and submitted to address circulation and traffic impacts to thc area that result from the proJect. ThIS Item IS included lIS an appendix to lhe Mitigated Negative Declaration. Tassajara Road and Fallon Road are currently identified by the City as scenic corridors with standards for preservmg VIews of scemc ndgeJines and knolls Crom 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 Page 60f9 7dl6" vIsually SenSl!1ve /'Idgehnes. 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 hank restoral1on and stabilization plan. Vegetation in the east fork tributary of TassaJara Creek would remain after development oflhe property The Applicant has submitted a conceptual landscape plan and streetscape plan which addresses typical lot layout, plant palene, parks and trails, open space and the creek bank stabilization and restoration plan and tS Included In Attachment 6 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 Sile Development Review with design criteria will bc submitted with the Stage 2 Development Plan following annexation. Upon annexation, the Stage 1 PO would become City zoning. No development would be approved poor to approval of a Stage 2 Development Plan adopted by the City identifyin" regulations for the Improvement and mamtenance of the property in accordance with Dublin's Zoning Ordinance. A Stage 2 Plan would not be approved Wltil after annexation and would come before the Plannmg CommIssion and City Council. Pre-Annexation Agreement The goals and policies of the Eastern Dublin Spccific Plan require annexation and new development to be revenue neutral. A Pre-Annexation Agreement is rC'Juired by the City prior to its agreement to rcqucst LAFCo's approval for annexation. Only Standard PaCIfic Homes will be a party to the Pre-Annexation Agreement. Tn this case, Pre-Annexation AlVCement is based on the advance payment, or reimbursement of fWlding for the area improvements with emphasis, among other IelD1S and condilions, on the fire station, fire impact fees, development impact fees, and off-site or fel!lonlll Improvements such as the Fallon RoadlI-580 Interchange improvements. The Pre-AnnexatIon Agreement is included with this staff report as Exhihit A to Attachmenl3 ENVIRONMENTAL REVIEW: The annexation and prezoning project is in Eastern Dublin and the Eastern Dublin Specific Plan area, which was the subject of an Envirnnmental Impact Report, cert,fied by the City Council on May 10, 1993 (SCH # 91103064, Resolution 51-93, incorporated herein by reference, heIellfter "Eastern Dublin EIR"). The Eastern Dublin EIR is a program EIR that anticIpated several subsequent actions related to future development III Eastern Dublin. The ETR idenl1fied some impacts from implementation of the General Plan/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a statement of overriding consldenlilOns for sueh Impacts. Pursuant to the Communities for a Better Environment case, the City Council will be required to adopt II new Statement of Ovcniding Considerations for SIgnificant unavoidable impacts identified by the Eastern Dublin E1R as applicable to the proposed project. The City also adopted a mitigation monitoring program, which included numerous measures intended to reduce impacts fium 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 Genenll 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 1 Development Plan. The project area consists of the b7.80 acre Fallon Crossing property and the 6.17 acre Fredrich properly The PD prczoning and Stage 1 Development Plan propose future development of 103 single family homes on an approximately I <'>.5 acre portion of the site, with the remamder of the sIte proposed for open space and park uses. No development Page 70[9 is proposed on the Fredrich property; the Stage 1 Development Plan would provide for c~nii!{~on of the existing rcsidential uscs. The City prepared an Inmal Study dated Fcbruary 9, 2001i to detennine whether there would be supplemental environmental nnpaets occurring as a result of this project beyond or different from those already addressed in the Eastern Dublin ElR. The Imtial 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 retams more than two-thims of the site in open space, and the updated techmcal sludles, the Initial Study determined that the Fallon Crossing project could result in significant but miligatable site-specific impacts. Because no development is proposed for the Fredrich site, no impacts were Identified for that portJon of the project. A Miligated Negative Declaralion WilS prcpared 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 wntten 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 arc included m the attached draft rcsolutton recommending adoption ofthe Mitigatcd Negative Declaration (Attachment 1). 1 Caltrans letter dated March 2, 2006. CaItrans 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 lI1cludes II proposed detenhon basin that IS mlended to control peak runoff rates and ensure no net increase in runoff dramage from the proJect. As a tilllture incorporated into the project itself, the detention basin does not also need to be idenlified 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 construclion damage to county roads and that the proposed detention basin will conlml downstream erOSion and flooding by holding nmoff onsite for eonlmlled 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 Staff carefully reviewed the comments and deterrnined that they do not raise any Issues regarding the adequacy of the Mitigated NegatJYe Declaration. Staff recommends adoption oflhe draft MND as set forth in Attachment 1 Inelusionary Zoning/Affordable Housing The project would be required to comply with the City's Inclusionary Zoning Ordmanee for affordable housmg. This provision requires new residential projeets 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 affomable units. Fallon Crossing proposes to provide eight (8) affordable units, and pay an in-lieu fee for the remamder of their obligation. No agrcements are currently in place whlch would satisfy the affordahle housing requirements for either property. However, compliance would be required when each property devclops, and an arrangement would be agreed upon prior to approval of the TentatIve Trd-Ct Map and Site Development Revicw Planning Commission Action The Planninll Commission at theIr meeting of April 25, 2006, considered the Mitigated Negalive Declaration, a preZOnIntl Ordinance adopting a Stage I Planned Development Plan and a recommendation directing Staff to file an application With LAFCo to annex these properties. Page 80f9 .. d d h C' C .1 .d r..f /5' h The PJannmg CommIssIon unanimously reeommen e that t e Ity OUllCI consl er approvmg t e Mitigated Ncgative Declaration (Attachment 8), adopting an Ordinance approving a Stage 1 PIarmed Development Prezoning (Attachment 9) and dirccting Staff to file an application with LAFCo for the subJect properties (Attachment 10). The minutes of the April 25, 2006 Plarming CommIssIOn meeting are included as Attachment II 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 PIarmed Development (PD), lUIIIexation, and Stage 1 Development Plan is consistent with the General Plan and the Eastern Dublin Specific Plan and is in the public intCTCSt by minimizing slope disturbance and protecting natural drainage areas. The Stage 1 Planned Development ptezoning will mamtam scemc comdor qualItIes, and enhance the natural environment. It also serves as prezoning required for thc annexation application to LAFCo. The Mitigated Negative Declaration recommended for adoption by the City Cowwil addresses the envlfonmenlal impacts associated wlth the proposed project through previous environmental documentation, and mitigation measures specific to the proposed project. Thc requcsted annexation arca is within the City's Sphere of hrlluence (SOn and represents a lOgical step towards incorporation of the SOl area. RECOMMENDATION: Staff recommends that the City Council. 1) Open public hearing; 2) Receive Staff presentation; 3) Receive testImony from the Applicant and the Property Owner; 4) Close public heanng; 5) Deliberate; 6) Adopl Resolubon approvmg a mttigated negative declarabou, statement of overriding considerations and a mitigation monHonng plan (Attachment 1); 7) Adopt Resolution authorizing initiation of application to annex the Mission PeakfFallon Crossmg and Fredrich Properties to the City of Dublin and the Dublin San Ramon Services District Annexation No. 16 (Attachment 2); 8) Adopt Resolution approving an pre- annexation aweement between the City of Dublin and Standard Pacific Homes Anncxation No. l6(Attaclunent 3); and 9) Waive reading and introduce the Ordinance prezoning the Fallon Crossmg project sIte to the Planned Development dlstnct with a related Stage 1 Development Plan (Attachment 4). Page 9 of9 /0 ~f /5 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 ofDuhhn does ordain as follows: SECTION 1: FINDINGS A. Pursuant to Section 8.32.070.A and B, and Sechon 32.120.050.A.I of the Duhlin Mumcipal Code, the City Council rinds as follows. I The Planned Development Prezone and related Stage 1 Development Plan meet the mtent and purpose of Chapter 8.32 of the Zoning Ordinance because they provide a Stage I Development Plan for the Project that will create a desirable use of land and an environment that will he harnlOnious and compatihle WIth existing and potential development in surrounding areas and because the site plan mcorporates and ret1ects development pohclCs and pattcrns from the General Plan and Eastern Duhhn SpecIfic Plan. 2. The Planned Development Prezomng and Stagc I Development Plan is consistent with Chapter 8.32 of the City's Zonmg Ordmance because the Stage I Development Plan establishes uses and standards to ensure that the Project will be eompatihle with existing and proposed residential and other uses In the immediate vicinity B Pursuant to Sechons 8.120.050.A and B of the Dublin MUl11clpal Code, the City Council finds as follows. I The Project site IS physll;ally suitable for type and intensity ofthls Project in that it is intended to conform with City pohcles 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 resldenl1al project while preserving senslhve open space areas. 2. The proposed Plarmed Development Prezoning and Stage I Development Plan will not adversely affect the health or safety of persons residing or working in the vicmlty, or be detrimental to the public health, safety or wel fare because the Stage I 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 ImlIgalIon measures. 3 The proposed Plmmed Development Prezomng and Stage I Development Plan IS consistent with all clements and policies of the Dubhn General Plan and the Eastern Duhlin Specific Plan. The Stage I Development Plan COnfOllTIS to the elements and policies of those plans through the provision or open space and wildlife habItat protection required by the Land Use, Parks and Open Space and Conservation Elements, roadways consistent with the CirculatIon Element, adequate puhhc facihhes as required by the Schools, Puhlie Lands and Utilities Element, housing as desired by the Housmg Element, and safe deSIgn as required by the Seismic Sarety and Safety Element. 110(;5" 4 The Planned Development Prezoning and Stage I Development Plan will provIde efficIent Llse of the ProJeet site lands pursuant to the General Plan and Eastern Dublin Specific Plan policies that inelude the preservation of significant open areas and natural and topographic landscape features with minimum alteration of natural land forms C Pursuant to the California Enviromnental Quahty Act, the City Council adopted a Mitigated Negative Deelaration, Statement of Overriding Considerallons ami Mihgation Monitoring Plan for the Project on May 16, 2006 Resolution , incorporated herein by reference. SECTION 2. MAP OF THE PROPERTY PUrSUallt to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Duhlin Zoning Map is amended to prezone the following property ("the Property") to a Plarmed Development Zoning Distnct: 73.97 acres generally located west and east of Tassajara Road, north of the Pinn Brothers/Silveria Ranch project and south of the Moller Ranch. (APNs: 985-0002-001 & 985- 0004-002-03 ). A map of the prezomng area is shown helow' .v,.;!!t')'.'."'~'.~n(~;'o(..'t'I ''''~''~.._.- ~eJ.ir;'''' , _~.N' III )~ / , OJ1!CT I'" Sill ,\~...~,~ I f.J ."........ .. . ~I I I !: \,;t;-,~ l '" -. f. ....""'... ."'-.... t:~-"-. --1- ~ 1! .~~'k'h,. " ,..*"_l~'L",, _,.,._~__ ...:_..~._"_~.~ I -.-. ~ ' '~. ') ;,1fi' ' 'j , ..... ~' , 4.i" I~ I" I{l~J!;\jl~~..A1'! SECTION 3. APPROVAL The regulations for thc use, devclopment, improvcment, and maintenance of the Property are set forth in the Jollowing Stage 1 Development Plan for the Project area which is hereby approved_ Any amendments to the Stage 1 Development Plan shall he in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1 Developmeot Plao for Falloo Crossiog (PA 04-016) This is a Stagc I Development Plan pursuant to Chapter 8.32 of the Dubhn Zomng Ordinance. This Development Plan meets all the requirements for a Stage I Development Plan and is adopted as part of the PO-Planned Development prezomng for the Fallon Crossing project, PA 04-016 The Stage I Development Plan consists of the items and plans identdied below, many or whi"h arc contained in a separately bound document titled Stage 1 Development Plan, Fallon Crossing & Frednch Properties, dated Ap,;l 13, 2006 ("Stage 1 DP booklet"). The Stage 1 DP hooklet is incorporated herein by reference and IS on file 111 the Duhhn Community Development Department under filc no. PA 04-016. The pl)- Planned Development Dlstnct and thIS Stage 1 Development Plan provide t1exibility to encourage ilmovatlve development while ensuring that the goals, pollcles, and actIOn programs of the General Plan, Eastern Dublin Spceifie Plan, and provisions of Chapter 8.32 of the Zomng Ordinan"e are satisJied. 2 ;,Po(b 1 Statement of Peml1tted Uses. Pernlitted, conditional, and accessory uses are allowed as follows. A) PD Single Family Residential Intent: Single Family land use designations are estabhshed to a) reserve appropriately located areas ror family living at reasonable population densItIes consIstent wIth sound standards ofpuhhc health and safety; b) ensure adequate light, air, privaev and open space for each dwelhng; c) provIde space for semi-public facilities needed to complement urban residential areas and for mstitutions that require a residential environment; and d) accommodate single family housmg, lllcluding a wide range of units from small-lot and zero-lot line units to large lot estate umts. Intensitv of Use: 9 -Ii 0 dwellmg units per acre Permitted U~es: Single family dwelling Accessory structures and uses in accordance WIth SectIon 8 40.030 or the Dublin Zoning Ordinanec Community care facility/small (permitted if required by law, otherwIse as eondihonal use) Home occupation in accordance with Chapter 8.64 of the Dublm ZODlng Ordmal1ce Pllvate recreatwn facihty (rot homeowners' association atldlor tenant use only) Small family day care home per Chapter S.llS of the Dubhn Zoning Ordinance Second residential unit, if built by initial homebuilder, in accordance WIth appropriate regulations of the Dublin Zoning Ordinatlee (Chapter 8.80l Conditional Uses. Ambulance service Bed and breakfast inn Day care center Large family day care home Parking lot - residential Religious facility School/private Second residential unit, if not built by initial homebuilder, in accordance with Stage 2 Plann"d Developmcnt Accessory Uses: All Accessory Uses shall be III accordance with Section 8.40 of the Dublin Zomng Ordinance Temporary Uses: Temporary construetUl\1 trailer Tract and sales office/model home complex B) PD Neighhorhood Park (Private) Intent: Neighborhood open space and reerealHlnal areas, both active and passive. J /30f/5 Permitted Uses, including but not limited to Neighhorhood Park RecreatIOnal or educal10nal facility TraIl staging area C) PD Open Space Intent: Open Space land use designations are established to ensure the protection 0 r those areas of special significance. Permitted U.~e, including but not limited to Public or private infrastructure Public recreation facility - active or passive Trails and maintenance roads Other recreational or educational raeility Trail stagmg area Uses allowed hy the U S. Army Corp or Engineers under Section 404 and 1603 agreements Water quality, dramage, and other SImilar facilitles, including swales and basins Areas with slopes over 30 percent Stremns and drainage protection corridors Woodlands ConservatIOn areas Wildlife habitat preservation Visually sensitive ridgclines Permitted or Conditional u.~e.., including hut not limited to Agriculture and grazing (if not already existing) Pllvate recreatIOn facihty - active or passive 2. Stage I SIte Plan. See Stage 1 DP booklet, p. 18 3. SIte Area, Proposed Densities. As shown helow for Fallon Crossing/Mission Peak. 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 Park 1.0 ac n/a n/a n/a n/a n/a n/a n/a -.-- ...-",.",..- - 1.52 du/ac 103 du ----.... n/a nfa PO Open Space Right-ot-way 46.8 ac n/a n/a n/a nfa du .5 ac n/a TOTAL 67.8 ac Residential Non-Residential nfa 4 /'10(/5 4 Phasing Plan. Fallon Crossing is proposed to be developed in one phase. 5 Master Nelghhorhood Landscaping Plan. See Stage I DP booklet, P 20. 6. General Plan and Specific Plan Consistency The Project is consistent wIth the remdenhal uses and denSItIes shown for the sIte m the General Plan and Eastern Dublin Specific Plan. No amendment to either plan is proposed. 7 Inelusionary Zoning Regulations. See Stage I DP booklet, p 7 Fallon CrossmglMission Peak proposes to provide eIght (8) affordable umts, or 67 'Yo, and pay an in-lieu fee for the remainder or their obligation. No agreements currently are in place which would satIsfy the affordahle housing requirements for eIther property However, eomplianec would bc required when each property develops, and an arratlgement would be agreed upon pllor to approval or the Tentative Tract Map and Site Developmcnt Review 8 Aerial Photo. See Stage I DP booklet, p 17 9. Applicable ReqUIrements ofDubhn Zomng Ordmanee. Except as specifically provided in this Stage I Development Plan, the use, development, improvement atld mamtenance of the Property shall be governed by the provlSlons of the Dnhlin Zoning Ordinance pursuant to section 8.32.060 C 10. Development Concept. Fallon Crossing is proposed to be a residential neighborhood of 103 single fatmly detached homes WIth reqUIsIte open space, pedestrian corridors, infrastmeture, atld landscaping. The Development concept for tile area stllveS to preserve the natural environment and create a community that is compatible with the natural terralll hy emphaslzmg: open space, hillsides and ndges, scenic corridors, and the environs of the Tassajara Creek tributaries associated WIth senslhve hahitat preservation. A more dctailed site platl, specific development standards, and a Site Development ReVIew WIth design criteria will be submitted with the Stage 2 Development Plan following annexahon. Tassajara Road and Fallon Road currently are identified by the City as scenic corridors with statJdards for preserving views of scenic ridgelines and knolls from tile comdor Steeper slopes and ridgelines on site arc designated as open space. Grading of the sIte IS proposed to take into eonSlderatlOn the hilly terrain. Wherever, possible development would be contoured to hillSIdes III order to aVOId excessIve cuts and fills. To minimize visual impact, most of the residential development would be tucked behmd the lldgeline visible from Fallon Road The I-acre linear park serves as open space and will inelude a pedestrian trail, slthng areas, small play areas, and native landscaping. In additJon, It will serve as a wildlife habitat and passage. A mlmmum setback of 100 feet from 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 potenl1ally sensllIve or endangered wildlife. 11 Fredrich Property No development is proposed or approved for the Fredrich property All residential and agneulturaluses existmg at the effective date of the armexation are pellmtted to continue until the property owner applies for and the City approves amendment of the PD- zoning atld adoption of a new Stage I Development Plan m accordance with the Platmed 5 /5 pflS' Development DIstrict provisions of the Zomng Ordmanee. Minor expansIOn of eXIstmg uses shall be subject to revIew and approval by the Director ofCommumty Development. 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 Duhlin shall cause this Ordinance to be posted m at least three (3) publIc places m the City of Dublin In accordance with Section 36933 of the Government Code orthe State ofCaliforola. 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 (j:\I'All'.1004\u4_Ulb Mi~~ion Peak. StIJ1dard P"dfl(;\PC & CC Sl~~[: l\rDOnJill~II~C {Or ~.31l01l t:ri'>;'l~in&.doc (,