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HomeMy WebLinkAbout05-051 Wallis Ranch - Amendmt to Genl Pln & EDublin Spec Pln AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: February 13, 2007 SUBJECT: PUBLIC HEARING: PA 05-051 Wallis Ranch (aka Dublin Ranch West) submitted by James Tong on behalf of Chang Su-O Lin (aka Jennifer), et. al. to consider an Amendment to the General Plan and the Eastern Dublin Specific Plan to amend the parcel designated as Public/Semi-Public to Semi-Public Land Use Designation. Report Prepared by: Michael A. Porto, Consulting Project Planner ATTACHMENTS: 1) Resolution recommending the City Council adopt a General Plan Amendment and Eastern Dublin Specific Plan Amendment for the Wallis Ranch project (with the General PlanlEastern Dublin Specific Land Use Map attached as Exhibit A). 2) Revised Stage 1/Stage 2 Planned Development for Wallis Ranch Project. 3) Revised General PlanlEastern Dublin Specific Plan Land Use Map. RECOMMENDATION: ~ 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing; 5) Deliberate; and 6) Adopt Resolution recommending that the City Council adopt the General Plan Amendment and Specific Plan Amendment to amend the land use designation from Public/Semi-Public to Semi-Public for the Wallis Ranch project (Attachment 1). PROJECT DESCRIPTION: Background On January 9, 2007 the Planning Commission was presented with the Site Development Review and Vesting Tentative Map applications subject to City Council approval of the Amendment to the Stage 1 Planned Development zoning and the Stage 2 Development Plan. The Planning Commission unanimously approved the Site Development Review and the Vesting Maps and recommended City Council approval of the Mitigated Negative Declaration and the proposed Stage 1 Planned Development amendment and a Stage 2 Planned Development Plan. The Stage 1 Planned Development Plan and associated Stage 2 Plannned Development Plan proposed modifying the land uses permitted on the 1.3 acre site (See Attachment 3) originally designated for Public/Semi-Public Land Uses to allow only Semi-Public Land Uses. In order to make this modification clear and unequivocally consistent with the General Plan and the Eastern Dublin Specific Plan, a Land Use Amendment to both documents is necessary. This Staff Report details that amendment. COPIES TO: Applicant Property Owner File Page 1 of6 G:IPA#\2005\05-051 Dublin Ranch West-WallisIPC\GPAIPCSR GPA.doc ITEM NO. 8.2 Project History The proposed Wallis Ranch project encompasses 184 acres of a 189-acre area recently annexed to the City. Initial applications for the Dublin Ranch West project area were submitted by the property owner to the Planning Commission for review and approval on February 22, 2005. At that time, the Planning Commission recommended approval of P A 02-028 which included: 1) the annexation request; 2) an Ordinance prezoning to Planned Development (PD); 3) amendments to the General Plan and Eastern Dublin Specific Plan, 4) adoption of Stage 1 Development Plan; and d) certification of the Supplemental Environmental Impact Report (SEIR) (SCH2003022082). On March 15, 2005, the City Council took action on the recommendations of the Planning Commission and approved the above cited requests. The area was also annexed to the Dublin San Ramon Services District (DSRSD). The original Dublin Ranch West project included three parcels. Wallis Ranch is the largest ofthe three; it is owned by the Lin Family, the master developer of Dublin Ranch in the Eastern Dublin Extended Planning Area (General Plan) and the Eastern Dublin Specific Plan Area. Planned Development Prezoning and the accompanying Stage 1 Development Plan for the three properties combined were approved for a total of 1,053 units of which 1,023 units were planned for Wallis Ranch. The proposal and application under consideration at this time includes only the Wallis Ranch property, specifically the 1.3 acre parcel (see Attachment 3). It does not include the Bragg and Sperfslage properties included with the original Annexation. For environmental review purposes, the project also includes 11.6 acres of land under common ownership by the Lin Family. In addition to the 184-acre Wallis Ranch site, the additional 11.6 acre area to be added lies within unincorporated Contra Costa County, outside the City's jurisdiction, immediately to the north adjacent to the recently annexed Wallis Ranch project area. The combined area is approximately 196 acres. A Mitigated Negative Declaration has been prepared to address the environmental issues on this Contra Costa County parcel. This Mitigated Negative Decalaration was reviewed by the Planning Commission at its January 9, 2007 meeting. Location, Surroundings, and Existing Conditions The 184-acre Wallis Ranch project area is located near the northeasterly City limits west of Tassajara Road. The project site is widest within its northerly section below a ridge line and narrows down to a "panhandle" in the southerly portion along the Tassajara Creek corridor. Tassajara Creek runs through the project area west of Tassajara Road from the confluence with the west fork tributary north of the additional acreage mentioned above, past the confluence with an east fork tributary (Moller drainage), and then to the southerly boundary of the site where it merges with another drainage further downstream east of Tassajara Road (identified as Northern Drainage). Wallis Ranch straddles the county line to the north between the unincorporated Contra Costa County within the City of San Ramon Sphere of Influence (SOl) to the north and the Dublin city limits within Alameda County to the south; the 11.6-acre area within Contra Costa County was formerly used for grazing. The adjacent uses to the south, west, and east include an assortment of public, private, and institutional uses mostly within the City of Dublin limits (see Attachment3). Parks Reserve Training Facility (PRTF) owned by the United States government and within the city limits serves as the western boundary along the northerly portion of the project site separated by an East Bay Regional Park District (EBRPD) trail easement. A portion of the Tassajara Creek corridor adjacent to the southerly portion west of the panhandle is used by the EBRPD as a staging area and designated for a regional park. Along the northerly portion to the east, four rural residential properties separate the project site from Tassajara Road. The most northerly two (Tipper and Vargas) remain unincorporated. The Fredrich property, near the proposed TassajaralFallon Roads intersection was recently annexed with the Fallon Crossing project (aka Mission Peak). The Bragg property, mentioned above as a part of the original annexation, separates the Wallis Ranch site from Tassajara Road to the east. The 3+ acre Sperfslage property, also part of the original annexation, is located at the southerly tip of the project site. Uses east of the project site and 2of6 south of the City limits across Tassajara Road include a landscaping business, a private K-12 school, and the 250-unit Pinn/Silveria Ranch project currently under construction. In the past, the Wallis Ranch project area has been used for farming, grazing, and other rural uses. At present, the project site generally consists of grasslands from high hills in the north and west that slope to the south and south-east towards Tassajara Creek. The slopes are generally less than 30% with the steepest slopes to the north and west. The difference in elevation from the lowest point in the creekbed to the highest hillside is approximately 300 feet. The Tassajara Creek corridor is vegetated with native oaks and riparian plant materials including a number of mature or heritage trees. A portion of the area has been used for firewood sales and storage. Existing structures on site currently include several rural homesteads, agricultural outbuildings, and sheds. In addition, two structures of potentially historic significance were identified with the Stage 1 Planned Development - an old dairy and the old Antone schoolhouse, both currently located on the Wallis Ranch property. It is anticipated that the old schoolhouse will be relocated to a site within Wallis Ranch, possibly to the Community Green and potentially preserved as a community landmark. However, based on an assessment by a historic resources consultant, the old dairy does not meet the criteria as a historic resource and will be removed along with the other existing structures. Any existing septic or leach field systems will be removed. The project site is not located within an adopted Habitat Conservation Plan or Natural Community Conservation Plan area. Wallis Ranch Project Description Wallis Ranch is primarily a residential project with a significant effort to preserve and utilize the natural environment. It is influenced by the natural landscapes of Tassajara Creek and the hillside grassland corridors. It has been designed to be reminiscent of the area's early farming, ranching, small town heritage, and styles of the Arts and Crafts movement. The character for the project builds upon the agrarian and town design themes based on turn of the twentieth century architecture styles that emphasize natural materials and colors and a connection to nature. Specifically, the project is designed to provide a mix of housing types while connecting to the natural environment at different scales by orienting units and views towards the open space and incorporating trail access into these spaces. General Plan/Zoning In addition to the annexation issues for Dublin Ranch West, the Amendments in 2005 to the General Plan and the Eastern Dublin Specific Plan reflected the need to take into further consideration the natural topography created by the Tassajara Creek corridor. Initial plans also called for a Village Center/Neighborhood Square and Neighborhood Commercial uses. However, the physical conditions presented by the creek preservation and topography proved to be an impediment to non-residential development west of Tassajara Road. An additional opportunity became available to expand open space areas with a decision by the school district to abandon plans for an elementary school in this location. The amendments in 2005, approved by the City Council, reflected those changes as described above. The approved uses for the area include: a) Single-Family (Low Density) Residential, b) Medium Density Residential, c) Medium High Density Residential, d) Neighborhood Park, e) Public/Semi-Public, and f) Open Space. Based on the approvals in 2005, 95.5 acres were designated for residential use within the overall 189-acre annexation area of Dublin Ranch West of which 93.5 acres of that figure were located on the 184-acre Wallis Ranch. Semi-Public Land During the time that the Dublin Ranch WestlWallis Ranch project was being processed for the General Plan Amendment and Eastern Dublin Specific Plan Amendment mentioned above, the City was in the process of finalizing a policy on the provision of Semi-Public land uses. The Dublin Ranch WestlWallis 3of6 Ranch project, however, was approved with the land use designation of Public/Semi-Public. This application is to change the General Plan and Eastern Dublin Specific Plan to permit Semi-Public land uses on the aforementioned 1.3-acre site to be consistent with the Semi-Public policy adopted by the City Council and included in the General Plan. ANALYSIS: In late 2004, the City Council reviewed the public/semi-public policy and determined that there should be separate and distinct category for semi-public land uses creating a policy that was adopted. The site needs to be designated semi-public to be consistent with the policy. The Applicant is proposing to amend the General Plan and the Eastern Dublin Specific Plan for the parcel currently designated as Public/Semi- Public to a Semi-Public land use designation. This change is consistent with the City Council direction for the provision of Semi-Public land uses while eliminating Public uses on the property. Currently Public/Semi Public Uses applicable to the site are defined in the General Plan and Eastern Dublin Specific Plan as: Public/Semi-Public Facilities (Maximum of .50 FAR; employee density: 590 square feet per employee) A combination land use category of Public Facilities land uses and Semi-Public Facilities land uses. Public Facilities are uses other than parks owned by a public agency or non profit entity that are of sufficient size to warrant differentiation from adjoining uses are labeled. Such uses include public schools, libraries; city office buildings; State, County and other public agency facilities; post offices; fire stations; utilities; and, Civic Center. Semi-Public Facilities uses are quasi-public uses, such as child care centers, youth centers, senior centers, special needs program facilities, religious institutions, clubhouses, community centers, community theatres, hospitals, private schools, and other facilities that provide cultural, educational, or other similar services and benefit the community. A Semi- Public Facility may be used for more than one such use. Development of housing on a site designated on the General Plan as Semi-Public Facilities shall be considered consistent with the General Plan when it is developed by a non-profit entity and serves to meet affordable housing needs or the housing needs of an underserved economic segment of the community. Determination as to whether housing should be permitted on a specific Semi-Public Facilities site and the acceptable density and design will be through review of a Planned Development proposal under the Zoning Ordinancel. The current description in the General Plan and Eastern Dublin Specific Plan for Semi-Public Uses is given below. Semi-Public Facilities (Maximum of.50 FAR; employee density: 590 square feet per employee). Uses that are quasi-public uses, such as child care centers, youth centers, senior centers, special needs program facilities, religious institutions, clubhouses, community centers, community theatres, hospitals, and other facilities that provide cultural, educational, or other similar services and benefit the community. A Semi-Public Facility may be usedfor more than one such usel. (General Plan, September 14,2006 page 8) The primary difference between the two designations would be the elimination of uses deemed as having a "public" component such as post offices, civic centers, etc. The actual size of the parcel in question, 1.3 acres, would not lend itself to development of uses that would have that public component. A much larger parcel size is needed to accommodate that type of development. 4of6 Therefore, the proposed amendment to modify the land use designation from Public/Semi-Public to Semi- Public is consistent with City Council policy. ENVIRONMENTAL REVIEW: The Dublin Ranch West project (PA 02-028) proposed for annexation in 2005 essentially included similar land uses and densities analyzed and approved in the 1993 EIR for the "Eastern Dublin General Plan Amendment for the Eastern Extended Planning Area," the "Eastern Dublin Specific Plan," and associated documents. However, a determination was made as a part of the proposal to prepare a Draft Supplemental EIR (SEIR) (SCH #2003022083) in order to thoroughly and comprehensively assess the potential for the project to cause or contribute to significant impacts beyond those identified in the 1993 EIR. Where new potentially significant impacts were identified, appropriate mitigation measures were adopted to reduce or avoid the impacts. Issues of significance related to the Dublin Ranch West project included: traffic and circulation, air quality, community facilities (parks and schools), and habitat preservation for wildlife and endangered species. Specific endangered flora and fauna identified in the SEIR included Congdon's tarplant, the California red-legged frog (CRLF), and the California Tiger Salamander. The SEIR was certified in March 2005. The change in land use designation from Public/Semi-Public to Semi-Public land uses is a reduction in the intensification ofland use. Semi-Public Land Uses were considered as part of the Public/Semi-Public land uses reviewed with the Supplemental EIR (2003), therefore no additional environmental analysis is needed. An Initial Study was prepared, and a determination was made to prepare a Mitigated Negative Declaration (MND). The primary purpose of the MND is to expand the scope of the SEIR to include the adjacent l1.6-acre parcel within Contra Costa County which was not originally addressed in the SEIRThe Mitigated Negative Declaration has been circulated (comment period September 19, 2006 thru October 19, 2006) and submitted for consideration and adoption with the proposed Wallis Ranch project. The City Council would approve the Mitigated Negative Declaration prior to taking action on the project as recommended by the Planning Commission at its January 9,2007 meeting. 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, including the East Bay Regional Park District, 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 Geneni1 Plan Amendment and the Eastern Dublin Specific Plan Amendment will more thoroughly clarify the intent of the City Council in the provision of land for Semi-Public Land Uses and will clearly define the consistency between the Stage 1 Planned Development Plan and the General Plan. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation, 2) Open the public hearing, 3) Take testimony from the Applicant and the public; 4) Close the public hearing; 5) Deliberate; and 6) Adopt Resolution recommending that the City Council adopt the General Plan Amendment and Specific Plan Amendment to amend the land use designation from Public/Semi-Public to Semi-Public for the Wallis Ranch project (Attachment 1). 5of6 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: Chang Su-O (aka Jennifer) Lin, et. al. c/o James Tong 4690 Chabot Drive, Suite 100 Pleasanton, CA 94588 Martin Inderbitzen P. O. Box 1537 Pleasanton, CA 94566 LOCATION: Northeasterly area ofthe city, south ofthe City limits at the Alameda/Contra Costa County line (including an 11.6 acre parcel within Contra Costa County), west of Tassajara Road, and east ofthe Parks Reserve Training Facility (PRTF) ASSESSOR'S PARCEL NUMBER: 986-0004-005-01 (Alameda County) 225-070-02 (Contra Costa County) EXISTING ZONING & GENERAL PLAN LAND USE DESIGNATION: Single Family (Low Density) Residential, Medium Density Residential, Medium-High Density Residential, Semi-Public, Neighborhood Park, and Open Space Agriculture (Contra Costa County) 6of6 RESOLUTION NO. 07 - XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE A GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMMENDMENT TO AMEND THE PARCELS DESIGNATED AS PUBLIC/SEMI-PUBLIC TO SEMI-PUBLIC LAND USE DESIGNATION FOR A PORTION (APN 986-0004-005-01) OF THE PROJECT KNOWN AS DUBLIN RANCH WEST/WALLIS RANCH PA 05-051 WHEREAS, the Applicant, James Tong representing Chang Su-O (aka Jennifer) Lin, et. aI., submitted applications (P A 05-051) to the City regarding a 184-acre parcel ("Lin Family Property") located in the unincorporated area of Alameda County (APN 986-0004-005-01); and WHEREAS, a 189-acre project area known as Dublin Ranch West! Wallis Ranch is comprised of the 184-acre Lin Family Property and two smaller, individually owned parcels totaling approximately five (5) acres; and WHEREAS, Dublin Ranch West generally is located south ofthe County boundary, north of the existing City limits, east of the property owned by United States Government known as Parks Reserve Training Facility (PRTF), and generally west of Tassajara Road; and WHEREAS, all 189 acres of Dublin Ranch West are within the City's Sphere of Influence (SOl), the Eastern Extended Planning Area of the General Plan, and the Eastern Dublin Specific Plan area; and WHEREAS, the application includes a General Plan and Eastern Dublin Specific Plan amendment to amend the parcels designated as Public/Semi-Public to Semi Public land use designation; and WHEREAS, the Project site currently is undeveloped and used for farming, grazing, storage, and other rural uses; and WHEREAS, the Project would amend corresponding text, tables, and figures related to amendments to land use designations of the General Plan and the Eastern Dublin Specific Plan, including but not limited to areawide land use diagrams, land use summary tables, figures regarding the location of schools and parks, and environmental resource exhibits related to open space and stream corridors shown in Exhibit A; and WHEREAS, on May 10, 1993, the City Council certified a program Environmental Impact Report ("EIR") for the Eastern Dublin GPA/SP Project and an addendum thereto, dated May 4, 1993 (SCH 91103064). On August 22, 1994, the City Council approved another addendum to update plans to provide sewer service. The May 10, 1993 program EIR, the May 4, 1993 addendum and the August 22, 1994 addendum are collectively referred to as the Eastern Dublin EIR; and . WHEREAS, upon approval of the Eastern Dublin GP A/SP Project, the City Council adopted mitigation findings, a statement of overriding considerations, and a mitigation monitoring program as set forth in Resolution 53-93, included in the Eastern Dublin EIR referenced above. All mitigation measures adopted for the GP A/SP Project continue to apply to implementing projects such as the current PD Attachment 1 Prezone; and all applicable City development ordinances and standards apply to the Project except as otherwise approved through the Project prezoning and related Stage 1 Development Plan; and WHEREAS, in conjunction with the 2005 approval of the Dublin Ranch West project described above, the City Council certified a Supplemental Environmental Impact Report and adopted mitigation findings, findings regarding alternatives, a statement of overriding considerations and a mitigation monitoring plan (the "SEIR") (City Council Resolution No. 42-05); and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), a Mitigated Negative Declaration entitled "Dublin Ranch West!Contra Costa Parcel" was prepared and circulated; and WHEREAS, the Planning Commission reviewed the Staff Report and associated Mitigated Negative Declaration at a duly noticed public hearing held on January 9,2007, at which time all interested parties had the opportunity to be heard; and WHEREAS, on January 9, 2007, the Planning Commission adopted Resolution 07-02 recommending that the City Council certify the Mitigated Negative Declaration; and WHEREAS, a Staff Report, dated February 13, 2007 and incorporated herein by reference, described and analyzed the Project, including the proposed amendment to the General Plan and Eastern Dublin Specific Plan. 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 Dublin Planning Commission recommends that the City Council approve the following Amendmt<nts to the General Plan and Eastern Dublin Specific Plan based on findings that the amendments are in the public interest and that the General Plan as so amended will remain internally consistent. PASSED, APPROVED AND ADOPTED this 13th day of February 2007 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G:IPA#\2005\05-05l Dublin Ranch West-WallisIPC\GPAIPC Reso GPA SPA.DOC 2 ", i ", OS I " I "J '::>' <: "' ) / ( M( , OS , , '" L RRA ) I " L___., I I Bragg \ Mli \, ,-, '> I V ) /' Moller Moura .gricultural Lands ! i Un I i \ ,( r.VlA '\ Tra~ \ \. \ \. \ ..'. \ .,..,..... ''! i L.. ~ ~ =- ..... 0- .... . ...... United States of America Publici Semi-Public Lands ,..._,., U.1"y .... ""I~WIII' > i I I I I I I I I I I 1\ : \ L___ -y- -- _ _ -- _ -- -- _ _'I \ \ \ \.::\ \ \ , , " ,/,/ M ,'Quarry Lane ! School Wallis Ranch MINOR GENERAL PLAN/SPECIFIC PLAN LAND USE AMENDMENT J......,.2oo7 16034-40 United States of America Public/ Semi-Public Lands land Use Summary Table ScmI-hb1Ic 1.9 z oc. IIlWI M "I u land Use Wals Ranch low sity ResKklntlal Medium DensIty Re~ Mwdlum High Oenstty Residt:Int.iaI" Neigt'tlofhood Park Opt:lf1 Space Somt-Pubhc Public/Sotn-P\dc TotoI Existilg Proposed Milor General PlarJSpectic Plan Milar General PIa~Speclflc Plan land Use Amendment land Use Amendment ."'~ it)' kl""'" ."'~ ly R:mqe Oen5olty Units Oomlty 54.6 333.764 546 57.1 629 11.0 20.1 283.503 402 16.0 288.320 18-20 8.8 lOA 79.9 83.3 1.9 1.9 184.1 ti3l-1.3/Y 1,023 184.1 97S.1007 11.0-11.' . Nulu: l.Y ~ro~ vi Uti" de~Vflatiuf1 diD curruurJy aflbl;:lJlCl\.c(J tu be !bod luward:io iI .0I1or ql.ldty itnd dclonlJon ba~ This. lIoOquatlllS to a range Dtot'MNn 40 and 72 units. 41 fillO"TH r lOG"" _.... ow. ~~.uNJ ~ ............. CA (111) - ZD-OIIQ Wallis Ranch. January. 2007 Revised Stage l/Stage 2 Planned Development For Wallis Ranch Project Minor General Plan/Specific Plan Land Use Amendment and Stage 1 Planned Development Amendment Project Description The following text and graphics apply only to the revisions made to what is now called the Wallis Ranch project, previously known as Dublin Ranch West, to make the Stage 1 PD documents consistent with the General Plan/Specific Plan Amendment, Stage 2 Planned Development Rezone, Site Development Review, Tentative and Master Maps, CEQA for an adjacent parcel, and Development Agreement applications for the site, and to clarify the use and its context to this project of an 11.6 acre Lin parcel that is located immediately adjacent to the north of the Wallis Ranch project. This parcel is located in Contra Costa County. Please refer to PA 02-028 for the original documents, which was comprised of the Bragg and Sperfslage parcels also. A minor General Plan/Specific Plan land use amendment is required to provide consistency between the City's zoning map, general plan, and Eastern Dublin Specific Plan for the rezoning of a parcel from Public/Semi-Public to Semi-public. Existing Site Conditions and Land Uses The 11.6 acre Contra Costa County parcel is designed to function and relate to the greater Wallis Ranch project in Dublin. As part of the Wallis Ranch project, it is proposed to grade the Contra Costa parcel to provide conform grading, an emergency vehicle access, possible water quality features, and landscaping. The parcel will be placed in a conservation easement for habitat mitigation and no habitable structures will be permitted on it. This parcel is vacant, having previously been used for the grazing of cattle. This parcel is adjacent to the Moura and Parks RFT A properties. This Contra Costa County parcel was not studied in the EIR for the Eastern Dublin Specific Plan (1993) or the Supplemental EIR for the Dublin Ranch West Annexation Area project. The applicant is working with agencies in Contra Costa County to ensure CEQA compliance for this portion of the project. These documents are on file at the City of Dublin. No changes have occurred to the Wallis Ranch property (Alameda County) since PA 02-028 was approved in April of 2005 (Ord. 10-05/Reso. 43-05). The property contains a few occupied residences, numerous outbuildings, and a vacant schoolhouse. It is anticipated that the vacant schoolhouse will be relocated within Wallis Ranch to provide a meeting hall for the project's residents within the community green. Proposed Land Uses and Development Concept The Wallis Ranch Stage 1 PD Rezone project is being revised to reflect the refined land use plan areas and designations of the concurrent Stage 2 PD Wallis Ranch application and General Page 1 . Minor General Plan/Specific Plan Land Use Amendment and Stage 1 / Stage 2 Development Plan Amendment Project Description ATTACHMENT 2 Wallis Ranch . January. 2007 Plan/Specific Plan amendment. The approved P A 02-028 Wallis Ranch plan includes low, medium, and medium-high density residential (including possible residential support uses), a neighborhood park, semi-public, and open space land use designations that preserve the predominant natural features of the site including the Tassajara Creek environs and the western foothills. As part of this application, the Public/Semi-Public site approved as part of P A 02-028 is being rezoned to Semi-Public to be consistent with the City's current zoning districts. Additionally, approximately 2.9 acres of land designated as Medium High Density Residential is currently slated to be used as a water quality and detention basin due to the requirements of the RWQCB. This parcel, if developed as residential, would allow between up to 40 and 72 units to be built. The applicant reserves the right to build or transfer these units to another location on the Wallis Ranch property if the basin as currently planned is not constructed or transferred to another location. A 1.3 net community green has been provided in the project, at the crossroads of the community. This area will provide a central gathering and recreation area for the residents. This site will be rezoned from medium density residential to open space. Please refer to the Stage 2 PD for further details regarding the proposed project. The chart below indicates the proposed land uses and densities for the project as compared to the approved land uses presented in the Eastern Dublin Specific Plan and P A 02-028. Proposed Stage 1 PD Existing Stage 1 PD (P A 02-028)/ Land Use Plan East Dublin Specific Plan Land Use Plan Gross Proposed Density Gross Unit Density Units at Acres Units/Square Acres Range Mid-point Ft Density UN PROPERTY Low Density Residential 15.4 58 du 3.8 18.8 16-112 du 75 du Medium Density Residential 57.1 629 du 11.0 54.6 333-764 du 546 du Medium High Density Residential* 16.0 288-320 18-20 20.1 283-503 du 402 du Neighborhood Park 10.4 N/A N/A 8.8 N/A N/A Open Space 83.3 N/A N/A 79.9 N/A N/A Semi-Public (Public/Semi-Public) 1.9 19,863 sf 0.24 FAR 1.9 N/A 19,863 Subtotal 184.1 975-1,007 du 11.0-11.4 184.1 632-1,379 du 1,023 du 19.863 sf 19,863 sf * Note: 2.9 acres of this designation are currently anticipated to be used towards a water quality and detention basin. This equates to a range of between 40 and 72 units. A tree protection plan has been prepared by a certified arborist. This and a project specific tree assessment can be found in the appendix of this document. Additional detail will be required prior to receipt of a grading permit to protect trees during demolition, grading and construction activities. Other trees will be selectively pruned to preserve and promote health and vigor and prevent damage from construction activity. Some heritage trees and other trees will need to be removed as a part of this project. The removal of these trees is limited to the locations of the bridges and the approaches to the bridges. The City's Heritage Tree Ordinance does not make provision for the mitigation or replacement of trees to be removed. Regardless, the project proponent proposes to replace removed trees, regardless of species or heritage tree designation. Page 2 . Minor General Plan/Specific Plan Land Use Amendment and Stage 1/ Stage 2 Development Plan Amendment Project Description Wallis Ranch . January 2007 The project will adhere to the City's Public Art Ordinance; a public art compliance report is included in the project site development review submittal. A cooperative team approach between the project landscape architect and the artist(s) will be initiated at a future date to create a site that provides a visual and educational experience, while providing an entry statement for the project. The applicant proposes that art may consist of interesting pavements, fence and wall treatments, site furniture, and plant materials, in addition to other more traditional forms such as sculpture, murals, earthworks, mosaics, and fiber-works. The southern tip of the water quality/detention basin parcel will be the primary location to incorporate the artwork. If a second location is warranted, the community green and its elements may be used. Inclusionary Zoning Ordinance The City's Inclusionary Zoning Regulations, which are set forth at Chapter 8.68 of the Dublin Municipal Code, provide generally that all residential development in excess of25 units is required to contain affordable units equal to not less than 12.5% of the total units in the development. The City and the Applicant are parties to an agreement entitled Development Agreement between the City of Dublin and Chang Su-O Lin and Hong Lien Lin-Dublin Ranch Fairway Ranch ("the Agreement"), which pertains to the development of an affordable housing project known as the "Fairway Ranch Project". Consistent with the Inclusionary Zoning Regulations, the Agreement provides for the creation of Affordable Unit Credit Certificates (AUCCs) upon completion of affordable units in the Fairway Ranch Project, which AUCCs can be used toward the satisfaction of the affordable unit construction obligations under the Inclusionary Zoning Regulations on certain property, including the subject property. To the extent sufficient AUCCs are available at the time of tentative map approval or site development review on property subject to the Agreement, the City may not require compliance with the Inclusionary Zoning Regulations. Developer currently has in excess of 117 Affordable Unit Credit Certificates. Pursuant to the terms of the Agreement, 117 of the AUCCs in Developer's possession shall be deemed to satisfy, and shall be applied to, the Inclusionary Housing obligation ofthe Project. Project Access and Circulation City and Fire Department Staff have reviewed and approved an emergency circulation route plan for the Wallis Ranch property. Two roadways connecting to Tassajara Road will provide daily and emergency access for the project. The primary access for both circulation and emergency personal is from the centrally located residential collector that bisects the property. The second street that connects to Tassajara Road is a public street south of the central residential collector for park access. Additionally, this street will have an emergency access easement placed upon it to provide additional egress and entry during emergency situations for project residents. A creek frontage road, north of and connecting to the primary access road, provides secondary access within an interconnected street system to complete the elements of the emergency access plan. Page 3 . Minor General Plan/Specific Plan Land Use Amendment and Stage 1/ Stage 2 Development Plan Amendment Project Description Wallis Ranch . January. 2007 Proposed Phasing Approach Storm drainage, sewer, and water backbone improvements may be constructed in phases and will provide service for each development phase. The entire property will undergo bulk grading to accommodate the various uses of the property and achieve a balanced cut and fill with the initial phase of development. Due to looping utility and fire access needs, much of the infrastructure will be placed with the first neighborhood phase, regardless of its location. The City will determine phasing of the park. Neighborhood development phasing has been designed to provide for a mix of unit and density types to attract a wide market and provide a variety of home costs and sizes. Three development phases have been identified and depending upon market demand, can develop in any order. Hazardous Waste Analysis Eckland Consultants conducted a Phase 1 environmental site assessment of the project area in July of 2001 to investigate on-site hazardous wastes or substances. Eckland's assessment indicates that the property is not known to be on a hazardous waste or substance area list. The study concluded that the property has a low likelihood that any hazardous or toxic substances exist on the site. It was suggested that prior to demolition, asbestos and lead-based paint surveys be implemented on the existing structures as required by code, that debris be removed from the site, and that existing septic and leach field systems should be pumped out and removed. . In June of 2006 Eckland Consultants conducted a Phase 1 environmental assessment of the Lin property that lies within Contra Costa County. This assessment concluded that there are neither Historical Recognized Environmental Conditions nor Current Recognized Environmental Conditions at the site. Page 4 . Minor General Plan/Specific Plan Land Use Amendment and Stage J / Stage 2 Development Plan Amendment Project Description Wallis Ranch . January. 2007 Minor General Plan/Specific Plan Land Use Amendment and Stage 2 Planned Development Project Description Introduction Wallis Ranch, a residential and open space development, consists of approximately 184.1 acres within the Eastern Dublin General Plan Amendment/Specific Plan (EDGP A/SP) area. This Stage 2 Development Plan submittal is being processed concurrently with a General Plan/Specific Plan amendment, Stage 1 PD Amendment; Master and Individual Neighborhood Vesting Tentative Maps; planning, landscape and architecture Site Development Review applications; CEQA for an adjacent parcel, and a Development Agreement. The project site is located at the north end of Tassajara Road, and abuts the Alameda/Contra Costa County line. This project proposes 935 residential units along with various common areas and trails, semi-public use, and a neighborhood park, along with open space. A water quality/storm water basin, if not built or redesigned, could allow for an additional 40-72 residential units. A minor General Plan/Specific Plan land use amendment is required to provide consistency between the City's zoning map, general plan, and Eastern Dublin Specific Plan for the rezoning of a parcel from Public/Semi-Public to Semi-public. A separate parcel totaling approximately 11.6 acres that is also under the same ownership is located in Contra Costa County. While this adjacent parcel is not part of this application as it is located outside of the City limits, it is an important part of the project as it provides an emergency vehicle access route, possible water quality features, and habitat mitigation lands for the Project. A separate and concurrent CEQA and entitlement process is underway with Contra Costa County to prepare a mitigated negative declaration (as this parcel was not studied in the EIR for the Eastern Dublin Specific Plan (1993) nor the Supplemental EIR for the Wallis Ranch project) and receive grading permits for this parcel. Tassajara Road defines the southeastern boundary of the site. Moving northward, the Bragg, Fredrich, Vargas, and Tipper properties directly border the site to the east on the opposite side of Tassajara Creek. These smaller properties and Tassajara Creek separate Wallis Ranch from Tassajara Road. Tassajara Creek and the county line define the northern limits of the property. To the west lies Parks RFT A training facility and an EBRPD trail easement. A tributary to Tassajara Creek, commonly referred to as the "Northern Drainage", defines the southern tip of Wallis Ranch. Current uses on the Project include rural residential and vacant lands. Uses on adjacent properties consist of some combination of rural or urban residential, an EBRPD staging area, Parks Reserve Force Training areas, a private school, and a firewood storage and sales site. 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 Page 5 . Minor General Plan/Specific Plan Land Use Amendment and Stage 1 / Stage 2 Development Plan Amendment Project Description Wallis Ranch . Januarv 2007 house may be renovated and relocated to a community green within the proposed development project; refer to the following section Proposed Land Uses and Development Concept for greater detail. 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. Various biological studies have been undertaken within the Project Area and surrounding areas by H. T. Harvey & Associates for approximately ten years. The presence of California red- legged frogs, California tiger salamanders, and Congdon's tarplant has been confirmed and various mitigation measures are prescribed in the DEIR prepared by and approved by the City mid 2005. Riparian vegetation and oak trees are present along most of Tassajara Creek and its tributaries, while non-native grasslands carpet the remainder of the property. Much of the riparian area has been degraded as a result of past, long-term cattle grazing. A few trees exist on the site that meet the City's definition of heritage trees. Preliminary and design level geologic and geotechnical investigations of Wallis Ranch, undertaken by Ber10gar Geotechnical Consultants in October 2001 and July 2002, conclude that the site is suitable for the development intended. Based on the findings of this and other investigations, it is determined that the project site is not located within a "Special Studies Zone" for active faults as defined by the State of California (1982) and that no fault zones exist on site. Additionally, investigations by Berlogar Geotechnical Consultants have been conducted to address the creek bank's stability; their evaluations support a 100' setback from top of bank as being adequate for the proposed proj ect. The Federal Emergency Management Agency (FEMA) FIRM community panel map No.060705 0002 B (dated Revised Novemberl, 2002) does not indicate flooding or flood zones on the property. A HEC analysis prepared by MacKay & Somps demonstrates that runoff from the 100 year storm event under existing conditions is contained well within the banks of the creek. No change is expected under post-construction conditions. Proposed 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, 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. Page 6 . Minor General Plan/Specific Plan Land Use Amendment and Stage 1 / Stage 2 Development Plan Amendment Project Description Wallis Ranch . Januarv. 2007 The proposed 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. As part of this rezone application the Public/Semi-Public site that was approved as part of the Stage 1 PD rezone in 2005 is being rezoned to Semi-Public to be consistent with the City's current zoning districts. The chart below indicates the proposed land uses and densities for the project as compared to the approved land uses presented in the General Plan, Eastern Dublin Specific Plan, and Stage 1 PD rezone. Land Use Summary Proposed Stage 2 PD Land Use Plan Approved Stage 1 PD (P A 02-028) and General PlanlEast Dublin Specific Plan Land Use Plan Adopted March 2005 Land Use Gross Net Units Gross Net Density Gross Density Range Mid-point Acres A eres Density Acres Density Low Density Residential 15.4 15.3 58 du 3.8 3.8 18.8 16-112du 75 du Medium Density Residential 57.1 50.2 629 du 11.0 12.5 54.6 333-764 du 546 du Medium High Density 16.0 13.4 248- 15.5-20 18.5-23.9 20.1 283-503 402 du Residential* 320 du Neighborhood Park 10.4 8.1 N/A N/A 8.8 N/A N/A Open Space 83.3 78.9 N/A N/A 79.9 N/A N/A Semi-Public 1.9 1.3 N/A N/A 1.9 N/A N/A TOTAL 184.1 167.2 935- 10.6-11.4 11.9-12.8 184.1 362-1,379 1,023 du 1007 du du * Note: 2.9 acres of this designation are currently anticipated to be used towards a water quality and detention basin. This equates to a range of between 40 and 72 units. The project provides 935 residential units within six different neighborhoods, with the ability to increase the units by 40-72 units if the storm water detention/water quality basin is determined 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 open space. Refer to the Stage 2 Planned Development Site Plan for location and number designation of each neighborhood. Neighborhood Summary Lot Size/Product Number Gross Net Gross Net Unit Size Neig Type of Units Acres Acres Density Density Range* h. 1 65 x 100' Detached 58 15.4 15.3 3.8 3.8 3,665 - 4,329 SF Page 7 . Minor General Plan/Specific Plan Land Use Amendment and Stage 1/ Stage 2 Development Plan Amendment Project Description Wallis Ranch . January. 2007 Single Family 2 5 Pack Cluster 121 16.7 14.7 7.2 8.2 2,250 - 2,987 SF Detached Single 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 - 3,652 SF Penthouse Podium 5 35 x 112' Detached 78 13.3 11.6 5.9 6.7 2,420 - 2,585 SF Alley Single Family 6 Flat and Townhouse- 235 9.1 8.4 25.8 28.0 811 - 1,615 SF Podium TOTA 935 83.8 75.6 11.0 13.6 L * excludes garage and granny unitlbonus room square footages Neighborhood 1 is comprised of 6,500 square foot detached single family homes in a conventional layout 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. These cluster units share a common driveway. Alley loaded tuck-under townhomes that front onto streets or green corridors comprise Neighborhood 3. The units utilize both uphill and downhill split foundations, and standard (flat) foundations. 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 and provide greater architectural variety including building height. An alley loaded detached single family neighborhood, both with and without stepped foundations, makes up 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. Many different types of parks and public amemtIes 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. A 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 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. The Tassajara Creek open space area serves as a unifying element and focal point for the Project's neighborhoods. This corridor will function as a linear pedestrian, bicycle, and equestrian circulation route connecting neighborhoods, parks, and surrounding open space and neighborhoods. In addition, this open space will maintain and provide for wildlife habitat and passage. To provide shared public views and access to the creek and open space, single loaded frontage roads have been incorporated into the design of the Project. Page 8 . Minor General Plan/Specific Plan Land Use Amendment and Stage J / Stage 2 Development Plan Amendment Project Description Wallis Ranch . Januarv.2007 Open space lands along the creek and tributaries are placed into a conservation easement and be managed consistent with a Mitigation and Monitoring Plan approved by USACOE, USFWS, CDF&G and CRWQCB. The applicant has worked with these resource agencies regarding mitigation measures to gain the agencies approval. Additional mitigation measures are proposed for impacts associated with Wallis Ranch. Trails and storm water quality features, such as bio- swales, are planned within the creek preservation area. These areas will be evaluated and monitored by professional environmental consultants. Maintenance of these managed environmental areas will be privately funded and performed by a land trust or Master HOA, depending upon the location. The applicant has worked extensively with various environmental agencies, biologists, and arborists to design a project that minimizes environmental impacts to the biological resources on the site. Through field visits and intensive site review, locations for bridge crossings have been selected that will impact the least amount of native oaks and other riparian vegetation, prevent new creek scouring, and minimize disruption to the California red-legged frog. State of the art fencing and barriers have been developed to prevent California tiger salamanders from entering into developed areas. A tree protection plan has been prepared by a certified arborist. This and a project specific tree assessment can be found in the appendix of this document. Additional detail will be required prior to receipt of a grading permit to protect trees during demolition, grading and construction activities. Other trees will be selectively pruned to preserve and promote health and vigor and prevent damage from construction activity. Some heritage trees and other trees will need to be removed as a part of this project. The removal of these trees is limited to the locations of the bridges and the approaches to the bridges. The City's Heritage Tree Ordinance does not make provision for the mitigation or replacement of trees to be removed. Regardless, the project proponent proposes to replace removed trees, regardless of species or heritage tree designation. The Tassajara Creek Corridor Conservation Area is comprised of two areas. The Tassajara Creek Management Zone, which is generally the creekbed and the area between the top of bank on either side of the creek, accounts for approximately 38 acres. The Tassajara Creek Private Open Space Conservation Area, which is generally the area between the top of bank and a minimum 100 foot setback from the top of bank, accounts for approximately 16 acres. A land trust will maintain the former, while a Master HOA or the same land trust will maintain the latter. The Tassajara Creek Corridor Conservation Area has been approved for mitigating environmental impacts to Dublin Ranch and is a permanent easement that underwent appropriate environmental assessment. Mitigation measures contained within this site consist of several small riparian revegetation sites, construction of in-stream pools and natural revetments for stabilization, and restoration of wetland vegetation by removal of grazing. All open space lands along the creek and hillside open space areas, and in Contra Costa County, will be placed in a conservation easement and no habitable structures will be permitted on the parcels. The Stream Restoration Program (SRP) establishes a 100 foot creek corridor setback that will protect wildlife habitat from human disturbance and protect development from major flood events. To provide further protection for wildlife species and human security, fencing will be provided within or adjacent to the conservation areas. Trails, designed and constructed to Page 9 . Minor General Plan/Specific Plan Land Use Amendment and Stage 1/ Stage 2 Development Plan Amendment Project Description Wallis Ranch. January. 2007 EBRPD's standards, will be located at the outer extents of the conservation areas to minimize disruption to wildlife. Areas of the Project along Tassajara Road are within the limits of the Tassajara Road Scenic Corridor. The project follows the City's scenic corridor policies by encouraging and maintaining views of the stream corridor and riparian vegetation from Tassajara Road. The western hillside is retained as open space to maintain an undeveloped ridgeline, to provide a backdrop to the units below, and to allow for an open space corridor to extend through the project site. Views of riparian habitat and the western hillside are possible from Tassajara Road. Some grading of the hillside slopes around and above the development will be noticeable after grading due to the need to repair five areas of unstable soils. However, the disturbed areas will be graded to transition smoothly and conform to existing slopes and will be hydroseeded with native grasses to quickly vegetate the hillsides so no long-term visual impacts will occur. The project has been designed to mimic the rolling foothills in the area. As such, the proposed contour elevations utilize terracing and step the buildings with the slope of the ground. Many of the housing products utilize stepped foundations or retaining walls to reduce the need for exterior retaining walls and provide for more interesting architecture. Some front, side, and rear yard retaining walls may be necessary in the neighborhoods. Internal slope banks are designed at a 2:1 maximum slope. Slope banks beyond the development are designed as 3:1, with steeper (2:1) slopes provided on a case-by-case basis. Where needed for maintenance purposes, 10 foot wide benches, including ditches and accessways, have been included along the backs and/or sides of peripheral lots adjacent to up slopes. The project will adhere to the City's Public Art Ordinance; a public art compliance report is included in the project site development review submittal. A cooperative team approach between the project landscape architect and the artist(s) will be initiated at a future date to create a site that provides a visual and educational experience, while providing an entry statement for the project. The applicant proposes that art may consist of interesting pavements, fence and wall treatments, site furniture, and plant materials, in addition to other more traditional forms such as sculpture, murals, earthworks, mosaics, and fiber-works. The southern tip of the water quality/detention basin parcel will be the primary location to incorporate the artwork. If a second location is warranted, the community green and its elements may be used. Inclusionary Zoning Ordinance The City's Inclusionary Zoning Regulations, which are set forth at Chapter 8.68 of the Dublin Municipal Code, provide generally that all residential development in excess of 25 units is required to contain affordable units equal to not less than 12.5% of the total units in the development. The City and the Applicant are parties to an agreement entitled Development Agreement between the City of Dublin and Chang Su-O Lin and Hong Lien Lin-Dublin Ranch Fairway Ranch ("the Agreement"), which pertains to the development of an affordable housing project known as the "Fairway Ranch Project". Consistent with the Inclusionary Zoning Regulations, the Agreement provides for the creation of Affordable Unit Credit Certificates (AUCCs) upon completion of affordable units in the Fairway Ranch Project, which AUCCs can Page 10 . Minor General Plan/Specific Plan Land Use Amendment and Stage 1/ Stage 2 Development Plan Amendment Project Description Wallis Ranch . January 2007 be used toward the satisfaction of the affordable unit construction obligations under the Inclusionary Zoning Regulations on certain property, including the subject property. To the extent sufficient AUCCs are available at the time oftentative map approval or site development review on property subject to the Agreement, the City may not require compliance with the Inclusionary Zoning Regulations. Developer currently has in excess of 117 Affordable Unit Credit Certificates. Pursuant to the terms of the Agreement, 117 of the AUCCs in Developer's possession shall be deemed to satisfy, and shall be applied to, the Inclusionary Housing obligation of the Project. Community Theme Wallis Ranch is designed to be reminiscent of the area's early farming, ranching, and small town heritage, the styles of the Arts and Crafts movement, 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. 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. Many details are provided in the project's design that enhances the character and livability of the project, plus foster community. The pedestrian experience is enhanced by the inclusion of separated sidewalks, wide parkways, and corner bump outs on primary streets; strong and numerous connections from the neighborhoods to the Tassajara Creek trail and open space system and neighborhood parks, the possible incorporation of the Antone schoolhouse, a signed mile loop walk route, and the provision of porches and other human-scaled massing along the street edge. Project and neighborhood entries and streetscapes create a unified and attractive public realm, and build upon the project's theme. Many of the residential buildings are sensitively designed to address the sloping nature of the project site by incorporating stepped foundations to integrate sensitively with the natural terrain. Buildings take advantage of the grades to provide unique and interesting massing and floor plan arrangements, while creating opportunities for varied outdoor living spaces. In many cases, parking is provided on the lowest level, allowing living areas to reside above. Page II . Minor General Plan/Specific Plan Land Use Amendment and Stage I / Stage 2 Development Plan Amendment Project Description Wallis Ranch . January 2007 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. City and Fire Department Staff have reviewed and approved an emergency circulation route plan for the Wallis Ranch property. As noted above, two roadways connecting to Tassajara Road will provide daily and emergency access for the project. The primary access for both circulation and emergency personal is from the centrally located residential collector that bisects the property. The second street that connects to Tassajara Road is south of the central residential collector and is predominantly meant to provide access to the neighborhood parks. However, this second street will also provide additional project egress and entry during emergency situations for project residents and emergency personneL A creek frontage road, north of and connecting to the primary access road, provides secondary access within an interconnected street system to complete the elements of the emergency access plan. 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. Trails will follow the outer perimeter of the creek and tributary corridor to minimize environmental impacts. Discussions have been held with EBRPD to ascertain their plans for this area. EBRPD noted that they would support a multi-use trail alignment along the western side of Tassajara Creek within the associated open space area. In addition, EBRPD maintains their trail easement in Parks RFTA, immediately adjacent to the western property line boundary of Wallis Ranch. This project provides a 14' trail connection from the western Neighborhood Park to the county line for future connection to EBRPD's 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. Page 12 . Minor General Plan/Specific Plan Land Use Amendment and Stage 1 / Stage 2 Development Plan Amendment Project Description Wallis Ranch . January. 2007 Proposed Phasing Approach Storm drainage, sewer, and water backbone improvements may be constructed in phases and will provide service for each development phase. The entire property will undergo bulk grading to accommodate the various uses of the property and achieve a balanced cut and fill with the initial phase of development. Due to looping utility and fire access needs, much of the infrastructure will be placed with the first neighborhood phase, regardless of its location. The City will determine phasing of the park. Neighborhood development phasing has been designed to provide for a mix of unit and density types to attract a wide market and provide a variety of home costs and sizes. Three development phases have been identified and depending upon market demand, can develop in any order. Refer to the following Neighborhood Phasing Plan for further detail. Sanitary, water and recycled water services will be provided by the Dublin San Ramon Services District (DSRSD) in accordance with their Facilities Master Plans. Final locations and sizing of these facilities will be determined at final design stages. Up to three storm drainage outfalls into Tassajara Creek will be constructed with the project. Utility Services Dublin San Ramon Services District (DSRSD) will provide water, wastewater and recycled water service to the Project. These services are planned in accordance with the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions) that includes the proposed project area. Existing off-site water storage reservoirs and pumping stations will provide water service for the Project through buildout. Water mains will be located in all streets. The Master Infrastructure Map is based on the most current study provided by DSRSD with slight modifications to reflect revised internal roadway configurations, and differs only slightly from what was shown in the East Dublin Specific Plan's conceptual backbone and facilities system plans. Final locations and sizing of these facilities will be in accordance with the standards and recommendations of DSRSD. Sewer service for the Project Area will require connection to DSRSD's existing sewer system and sewer treatment will occur at DSRSD's treatment plant. Final sizing and location of sewer facilities will be determined in conjunction with DSRSD. Recycled water will be provided for irrigation of parks and major street rights-of-way, reducing potable water use. Final location and sizing of recycled water facilities will be per the updated Master Water Facilities Plan prepared by DSRSD. Recycled water distribution mains will be constructed to serve landscaped areas within the project site as required. A strategy for maintaining the quality of storm water runoff for the Project once development occurs will be determined in conjunction with the City of Dublin. In accordance with the Regional Water Quality Control Board's Alameda County Municipal NPDES permit for stormwater, a series of best management practices (BMPs) will be designed to mitigate the introduction of pollutants associated with development into downstream watercourses. The Page J 3 . Minor General Plan/Specific Plan Land Use Amendment and Stage J / Stage 2 Development Plan Amendment Project Description Wallis Ranch . January. 2007 primary focus of water quality design is to direct "first flush" runoff, typically containing the highest pollutant load, into surface treatment facilities. Runoff will be diverted from out of the underground pipe system into bioswale treatment facilities located along the lower elevations of the project or into a detention basin and then bioswales. Subsurface treatment facilities may also be used to capture and treat runoff. All treatment will occur prior to "first flush" runoff entering Tassajara Creek. The on-site storm drain system will collect storm runoff from the neighborhoods, parks, and open space and will direct these flows to possibly three outfalls that discharge into Tassajara Creek. The actual sizes and locations of proposed storm drain facilities will be determined with each incremental project's improvement plans. These facilities will include a combination of bioswales and a detention basin for water quality and hydromodification measures. The basin will be planted with trees, shrubs and grasses, while the swales will be grass only. As the Project Area is within the Zone 7 Drainage Study Area, its expected flows are anticipated and planned for by Zone 7 and the project's facilities will be sized appropriately. A hydromodification study prepared for the project by Schaaf and Wheeler led to a plan and design in which the runoff rate leaving the site post-development is the same as the pre-development rate. As designed, the basin will drain completely within 48 hours. Hazardous Waste Analysis Eckland Consultants conducted a Phase 1 environmental site assessment of the project area in July of 2001 to investigate the potential for on-site hazardous wastes or substances. Eckland's assessment indicates that the property is not known to contain hazardous wastes or substances. The study concluded that the property has a low likelihood that any hazardous or toxic substances exist on the site. It was suggested that prior to demolition, asbestos and lead-based paint surveys be implemented on the existing structures as required by code, that debris be removed from the site, and that existing septic and leach field systems should be pumped out and removed. In June of 2006 Eckland Consultants conducted a Phase 1 environmental assessment of the portion of the site that lies within Contra Costa County. This assessment concluded that there are neither Historical Recognized Environmental Conditions nor Current Recognized Environmental Conditions at the site. Ownership and Maintenance of Open Space and Pedestrian Areas A Master Homeowners' Association and individual neighborhood HOAs as appropriate will be created for the Project and a Declaration of Covenants, Conditions and Restrictions (Declaration) will be prepared and recorded. The Declaration will establish easements and other rights necessary for the association to fulfill its responsibilities. The Declaration will require the homeowners' association to own and/or maintain the lands and project elements in accordance with the following table. Also refer to the following Open Space Ownership and Maintenance Exhibit for additional information. Page /4 . Minor General Plan/Specific Plan Land Use Amendment and Stage / / Stage 2 Development Plan Amendment Project Description Wallis Ranch . January. 2007 Open Space Ownership and Maintenance Responsibilities Feature Owner Maintenance Resoonsibilitv Median in Arterial City City Median in Other Streets City Master HOA Multi-use Trails along Tassajara EBRPD/Master HOA Zone 7-EBRPD or Master Creek HOA Trails/Sidewalks along Arterials City City Trails/Sidewalks along All City Master/Neighborhood HOA Other Streets or Homeowner Right-of-way Landscaping City Master HOA (curb to ROW line) Tree PlantinglMaintenance Homeowner Neighborhood or Master Easements HOA Hillside Open Space lands and Master HOA Master HOA improvements Tassajara Creek Open Space Private Open Space Lands- Private Open Space Lands- Lands Master HOA Master HOA Tassajara Creek Mgmt Zone- Tassajara Creek Mgmt Zone- Land Trust Land Trust Utilities- Citv Utilities- Citv Contra Costa County lands Lin Fencing, Bioswale, and EV A- Master HOA All other- Land Trust Landscape Parcels along streets Master HOA Master HOA Utilities- City Utilities- City Common Landscape Parcels Neighborhood or Master Neighborhood or Master within Neighborhoods HOA HOA Alleys and motor courts Neighborhood HOA Neighborhood HOA Water Quality facilities Master HOA Master HOA Antone School/Community Master HOA Master HOA Green Neighborhood Park City City Benefits and Costs This project will allow for the construction ofresidential dwelling units, increasing the assessed value of the City. In addition, neighborhood parks, semi-public, open space, and multi-use trails will be constructed and/or land dedicated for the use and pleasure of future residents and visitors. The provision of homes within the project area will help facilitate a citywide balance between jobs and housing. Future residents will strengthen the market for nearby commercial uses projected to occur in accordance with the Eastern Dublin Specific Plan. This in turn will substantially increase sales tax revenue for the City of Dublin. Page J 5 . Minor General Plan/Specific Plan Land Use Amendment and Stage J / Stage 2 Development Plan Amendment Project Description Wal/is Ranch . January 2007 All infrastructure required for development of the proposed project and all capital facility costs would be paid for by the project proponents as development proceeds. As is typical of development requirements in Dublin, property-owners/project proponents would dedicate land required for roads, school (if required), and parks; construct roads and improve school land (if required) and parks; and contribute funds as required through the City's Traffic Impact Fee program, school fees, and park in-lieu fees as required. Along with this, normal expenditures for City services (fire, police, recreation, general administration, etc.) would be compensated by the development through fees and property tax revenues. It is anticipated that property tax revenues, along with increased local sales tax attributed to the Project, will cover the public service costs. Page 16 . Minor General Plan/Specific Plan Land Use Amendment and Stage 1/ Stage 2 Development Plan Amendment Project Description Wallis Ranch . January. 2007 Findings A. The vrovosal will be harmonious and comvatible with existinf! and future develovment in the surroundinf! area. Development of the project area will be harmonious with and relate to existing and future development. The development plan for the Wallis Ranch property adheres to the General Plan's and the Eastern Dublin Specific Plan's goals and policies. This compliance will ensure that the project will be compatible, both in terms of land use and physical design, with adjacent development. The proposed mix of uses will blend with the neighboring developments to create a viable, cohesive community. The residential neighborhood, parks, semi-public, and open space uses will be compatible with the surrounding uses of Eastern Dublin as they come to fruition. B. The site is vhvsica/lv suitable for the tvve and intensitv of zoninf! districts beinf! proposed. The project site is physically suitable for the type and intensity of zoning being proposed. The type of proposed land use designations are identical to those permitted by the Eastern Dublin Specific Plan and described in the City approved Stage 1 Planned Development for this site. Open space corridors have been created to buffer and preserve significant natural features. In doing so, the proposed land uses are sensitive to environmental constraints while still providing a community that is both livable and naturally cohesive. Development patterns outlined in the General Plan and the Eastern Dublin Specific Plan concentrate higher density uses in the lowlands along Tassajara Creek, while the steeper portions of the site have been designated for lower density residential uses. The preliminary geologic and geotechnical study completed for the project site states that the site is suitable for its proposed uses. No earthquake faults are located on Wallis Ranch. Additionally, the 100-year flood event is maintained within the top of banks. The Federal Emergency Management Agency (FEMA) FIRM community panel map No.060705 0002 B (dated Revised Novemberl, 2002) does not indicate flooding or flood zones on the property. A HEC analysis prepared by MacKay & Somps demonstrates that runoff from the 100 year storm event under existing conditions is contained well within the banks of the creek. No change is expected under post-construction conditions. Page 17 . Minor General Plan/Specific Plan Land Use Amendment and Stage 1/ Stage 2 Development Plan Amendment Project Description Wallis Ranch . January. 2007 Berlogar Geotechnical Consultants performed a creek bank evaluation report. Their work includes site reconnaissance and review of historical site aerial photographs. They found no evidence of large scale changes of the creek alignment within the past 50 years, and note that the creek banks are relatively unstable. Berlogar observed some creek bank retreat in the downstream direction, but noted this can be remedied by providing the 100 foot setback, and controlling surface runoff. C. The proposal will not adversely affect the health or safety of persons residinf! or working in the vicinity. or be detrimental to the public health. safety. and welfare. The proposed project is consistent with the Eastern Dublin Specific Plan's ordinances for public health, safety, and welfare. The project will not adversely affect the health or safety of persons residing or working in the vicinity, nor will it be detrimental to public health, safety or welfare. Additionally, no noxious odors, hazardous materials, or excessive noises will be produced. Elements such as landscaping, fencing or grade changes will be incorporated in the eastern neighborhood park to provide security measures between park users and Tassajara Road. Any and all landslides within the development area will be stabilized, removed, or avoided in accordance with design level geotechnical reports. Development in hillside areas is carefully regulated under the East Dublin Specific Plan to insure that hazardous hillside conditions are avoided or remedied. The Federal Emergency Management Agency (FEMA) FIRM community panel map No.060705 0002 B (dated Revised Novemberl, 2002) does not indicate flooding or flood zones on the property. A HEC analysis prepared by MacKay & Somps demonstrates that runoff from the 100 year storm event under existing conditions is contained well within the banks of the creek. No change is expected under post-construction conditions. None of the residential lots in the project will have direct driveway access onto a major arterial. D. The proposed uses for the site are consistent with the elements of the City of Dublin General Plan and the Eastern Dublin Specific Plan. The Stage 2 Planned Development Rezone is consistent with the General Plan Amendment and the Eastern Dublin Specific Plan Land Use Plans. Refer to these documents for additional detail. Page 18 . Minor General Plan/Specific Plan Land Use Amendment and Stage I / Stage 2 Development Plan Amendment Project Description Wallis Ranch. January. 2007 E. The pro;ect satisfies the purpose and intent of a "Planned Development" as outlined in Chapter 8.32 of the Municipal Code. . The proposed project is planned as a comprehensive community with distinct neighborhoods and will have development standards tailored to the specific needs of the site. . The proposed project design incorporates flexibility and diversity in the development of the property by providing a variety of attached and detached low, medium and medium-high density housing types within open space and a neighborhood park. . A mix of uses are planned which, when compared to the General Plan and the Eastern Dublin Specific Plan, is consistent with the intent of these documents. . The project intends to protect the integrity of the residential and non-residential areas of the City of Dublin. The Tassajara Creek corridor has been designated as preserved open space, along with the steeper portions of the western hillside, protecting the sensitive and environmentally attractive features of the site. . Public facilities such as neighborhood parks, semi-public facility sites, the possible incorporation of the Antone school, and multi-use trails are planned through the site. These amenities will be developed so as to make them an efficient and integral part of the development and surrounding areas as a whole. . The proposed community will blend with the natural features unique to the site through the use of site design and planning. This will identify the site as a community whose offerings exceed what is available from conventional development. . This project will enhance the eXlstmg environment, offer coordinated and coherent housing opportunities, and create a desirability beyond what currently is designated on the Wallis Ranch property by the General Plan and East Dublin Specific Plan. The proposed community will be an asset to the City of Dublin. Page 19 . Minor General Plan/Specific Plan Land Use Amendment and Stage I / Stage 2 Development Plan Amendment Project Description RE\J.'~~P ~'E~AL ?LP<-"J (e=-Pr.SrE..12.,N LAtJ.P WE- MM> 'OUSLI N SfEc:..\f=lC. PLM Publici Semi-Public Lands ", i "',9S J "J L Moller ) I " L___., I I Blagg '. MH\, ,-, ') I v ) /' "'/,,/' , /,," <: '--. ) / ( M( \ OS \ \ , " i I I : I I I I I I : \ : I L___,~ -------------1. Poteadal RoadW1l)' CoDDeCdolllD TusaJara Road \ RRA I I I \ I \..\ \ \ I I I I I I I ,'/,/ I Quany Lane .... :' School Wallis Ranch MINOR GENERAL PLAN/SPECIFIC PLAN LAND USE AMENDMENT RRA J......,.2oo7 16034.40 M United States of America - ,-"~ . -< 'O~-7~l ~:I i ., - - - .... T....,I ,.___~., ./' 1_ ..J ______ (- -----..--' \ EBRPD I ... ..... -. ~ _...................--~ \ ./:~.;.~..--::I~~~;~~=----=:/~~// OpeaSpaa ,/../".::../../ land U"e Summary Table 22.I::t: K. 1"* Exishlg Proposed ./. ..".//' Miler General PIa~Spec'c Plan MI'or Gen8fat Plarl'SpecltK: Pian .. land Use land Use Amendment land Use Amendment .,/ ,/ Walls Ranch Acres R:Jr: 0= Aaes UnftSt'l , low Slty esidanbal Medium DensIty R",sidetttJolI 54.6 .///://.././... M.,o",m High o..nsity R._. 20.1 ~// Neigtmorhood Park 8.8 ./'.4~ // ~=~: 79.9 ~ , Publid5<m>-f'Iric 1.9 /',R ,'" TouI 1641 632.1.379 1.023 164.1 97&-1007 11.0-11.4 ./ ~......./' . . ~o: 2.\1 <<;fO:' uf lhl:!lo do~\I".allUfl aro cwrolllly a"~lod lu bo IbOd h."'....~~.. WMUf qu.dty "lid downuufI ba~ ./. ,// This ttqWt8S to a range blftw-Hl 40 and 72 units. /../'.,,'// .,/' // / / . ...... \ ,/ \.,/ l..J > f""'fo. f""'fo. ~ ~ =- a ~ = f""'fo. ~ MoUlll .gricultural Lands ! i Lin I i \ (.\. fwA T.....I \ \. \ \ \ ..'..,..~, ..~ i L.. lloo>lty 333.764 263.503 546 402 57.1 16.0 10.4 63.3 1.9 629 266.320 11.0 16-20 . NO"T" r 10G"_ IIIACICIY. ... O'A~~"""'~ ,............ CA (In) - m-oHO ,...-., t~I'" .... P'i\1