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HomeMy WebLinkAboutAttachmt 2 Ltr from Applicant dated 11-15-2006 The DeSilva Group November 15,2006 Ms, Erica Fraser, AICP Senior Planner City of Dublin 100 Civic Plaza Dublin, CA 94568 Re: Casamira Valley (Moller Ranch) Dear Ms, Fraser: Consideration of Alternative Proiect We are requesting that the City consider our proposed medium density plan for the Casamira Valley site, This plan is presented as Alternative 4 in the DSEIR and comprises a mix of auto-court and detached 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. Backeround Earlier land planning efforts considered a site plan with 186 conventional lots (195 units with the affordable component). The 186 lot Site Plan was 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 ofFish 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 overgrazing has resulted in a lack of trees and a degraded 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 ofCasamira (Moller) Creek that provides a regional traffic improvement; . Major and extensive remedial grading of landslides to protect public and emergency access. RECEIVED NOV 2 1 2006 DUBLIN PLANNING r.o, BOX 2922 . DUBLIN, CALIFORNIA 94568 . 925/828.7999 . FAX ATTACHMENT 2 . Restoration of the "Casamira 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 2:1 ratio to replace impacted seeps and water features, and breeding ponds that will allow endangered species to propagate; . Dedication of approximately 450 acres of upland habitat mitigation land at a ratio of 3: 1 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 typical infrastructure costs of the project. Proposed Site Plan Alternative Using principles of smart growth, an alternative land plan has been created within the development envelope used for the conventional lot site plan. This plan yields 298 homes. The paseos and shared drive aisles open up the site to the surrounding open space and connect to a ring trail around the bowl and to trails in the hills. Additional community facilities including a clubhouse, pool and public park are added for recreational purposes. As the site is not visible from any existing portion of Dublin, there is no visual impact to any residents outside of this community. The Townhome Alternative The proposed townhomes are family-sized units ranging from 2,200 to 2,450 square feet. Each building has a paseo in the front providing an open area to promote neighborhood interaction and at 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 are included as community amenities adjacent to the one-acre public park. The townhome plan also includes landscaping, parkland, trails, and dedicated open space. 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, P,O. BOX 2922 . DUBLIN, CALIFORNIA 94568 . 925/828-7999 . FAX 925/803-4327 . While there is no expansion of the developed area in the project, the community center which includes a clubhouse and swimming pool adds recreational opportunities for residents. From our review of the General Plan, it appears that the proposed townhome project at a total unit count of298 is below the upper density range of the General Plan (6.0 dulacre) for this property 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 conventional lot project. We would appreciate your consideration of this medium density land use alternative, which we feel allows creation of a superior community by supporting the restoration of the natural environmental features on the site. Sincerely Yours, ~!< B~ Glenn R, Brown Project Manager for the DeSilva Group P,O. BOX 2922 . DUBLIN, CALIFORNIA 94568 . 925/828-7999 . FAX 925/803-4327