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HomeMy WebLinkAbout03-060 & 06-030 Casamira Vly/Moller Rnch, Vargas & Tipper Properties AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: APRIL 10.2007 SUBJECT: ATTACHMENTS: PUBLIC HEARING (LEGISLATIVE ACT): P A 03-060 and 06-030 Annexation, General Plan Amendment, Specific Plan Amendment, Stage 1 Development Plan for Casamira Valley (Moller Ranch), Vargas and Tipper properties, Supplemental Environmental Impact Report (Casamira Valley), Mitigated Negative Declaration (Vargas) and Pre-Annexation Agreement (Legislative Act). Report prepared by Erica Fraser, Senior Planner 1) Resolution recommending City Council certify the Casamira Valley/Moller Ranch Supplemental Environmental Impact Report and adopt a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations; Resolution recommending the City Council adopts a Mitigated Negative Declaration for the Vargas project, a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations; Resolution recommending City Council direct Staff to file an application with Alameda County Local Agency Formation Commission (LAFCo) to annex the Casamira Valley/Moller Ranch, Vargas and Tipper properties to the City of Dublin and Dublin San Ramon Services District; Resolution recommending City Council approve a General Plan Amendment and an Eastern Dublin Specific Plan Amendment for the Casamira Valley/Moller Ranch and Vargas projects (with proposed Land Use Plans as existing and proposed for the project area as Exhibit A (Casamira Valley/Moller Ranch) and Exhibit B (Vargas) and the Tables and Figures to be amended as a result of the land use amendments as Exhibit C); Resolution recommending City Council approve a Planned Development (PD) Prezone and Stage 1 Development Plan for Casamira Valley/Moller Ranch (with draft City Council Ordinance attached as Exhibit A); Resolution recommending City Council approve a Planned Development (PD) Prezone and Stage 1 Development Plan for Vargas (with draft City Council Ordinance attached as Exhibit A); November 28, 2006 Planning Commission Study Session Agenda Statement for the Casamira Valley/Moller Ranch project (without Attachments); Minutes from the November 28, 2006 Planning Commission Study Session; January 28, 2007 Planning Commission Study Session Agenda Statement for the Vargas Project (without Attachments); 2) 3) 4) 5) 6) 7) 8) 9) COPIES TO: Property Owner/Applicant File ITEM NO. B. \ Page 1 of 14 J:\PA#\2003103-060 Moller RanchlPC 4-10-07\PCSR Vareas and MolleLdoc RECOM~TION: 9) PROJECT DESCRIPTION: 10) Minutes from the January 28, 2007 Planning Commission Study Session; 11) Casamira Valley Stage 1 Development Plan; 12) Vargas Stage 1 Development Plan; 13) Casamira Valley/Moller Ranch Draft Supplemental Environmental Impact Report (distributed under separate cover); 14) Casamira Valley/Moller Ranch Final Supplemental Environmental Impact Report (distributed under separate cover); 15) Vargas Mitigated Negative Declaration; 16) Response to Comments on the Vargas Mitigated Negative Declaration; and 17) Annexation Area Map. 1) 2) 3) 4) 5) 6) Receive Staff Presentation; Open Public Hearing; Receive Applicant's Presentation; Close Public Hearing; Deliberate; Adopt a Resolution recommending City Council certify the Casamira Valley/Moller Ranch Supplemental Environmental Impact Report and adopt a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations; Adopt a Resolution recommending the City Council adopts a Mitigated Negative Declaration for the Vargas project, a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations; Adopt a Resolution recommending City Council direct staff to file an application with Alameda County Local Agency Formation Commission (LAFCo) to annex the Casamira Valley/Moller Ranch, Vargas and Tipper properties to the City of Dublin and Dublin San Ramon Services District; Adopt a Resolution recommending City Council approve a General Plan Amendment and an Eastern Dublin Specific Plan Amendment for the Casamira Valley/Moller Ranch and Vargas projects (with proposed Land Use Plans as existing and proposed for the project area as Exhibit A and Exhibit B and the Tables and Figures to be amended as a result of the land use amendments as Exhibit C); Adopt a Resolution recommending City Council approve a Planned Development (PD) Prezone and Stage 1 Development Plan for Casamira Valley/Moller Ranch (with draft City Council Ordinance attached as Exhibit A); and Adopt a Resolution recommending City Council approve a Planned Development (PD) Prezone and Stage 1 Development Plan for Vargas (with draft City Council Ordinance attached as Exhibit A). 7) 8) 10) 11) The project area includes the Casamira Valley/Moller Ranch (referred to as Casamira Valley in the remainder of this Staff Report), Vargas and Tipper properties as shown in Table 1 on page 5 of this Staff Report. The project area is located within the unincorporated area of Alameda County within the City's Sphere of Influence (SOl) near the northeasterly City Limits. The project area is shown in the map included as Attachment 17. Page 2 of 14 The Casamira Valley, Tipper and Vargas properties are within the City of Dublin General Plan and the Eastern Extended Planning Area. The Casamira Valley property is not included in the Eastern Dublin Specific Plan and an amendment to the Eastern Dublin Specific Plan is proposed to include the Casamira Valley property in the Eastern Dublin Specific Plan area. The Vargas and Tipper properties are located within the Eastern Dublin Specific Plan area. A detailed discussion on the components of the Casamira Valley project and the Vargas project, which are separate development projects but will be annexed together, can be found in the Planning Commission Study Session Agenda Statements included as Attachments 7 and 9. No development is proposed on the Tipper property at this time. The Tipper property is included with the Casamira Valley Stage 1 Development Plan solely to prezone the property to allow it to be annexed. If it were not included in this annexation, an odd jurisdictional boundary would be created in potential violation of Alameda County Local Agency Formation Commission (LAFCo) policies. It would also bring the City Limit Line to the Alameda/Contra Costa County Line. BACKGROUND: On November 28, 2006, the Planning Commission held a Study Session to discuss the Casamira Valley Stage 1 Development Plan (Attachment 7). During that meeting, the Planning Commission expressed some concerns (Attachment 8) regarding the proposed demonstration garden which was included as one of three amenities on the site which will be provided in order to meet the intent of the City's Public Facilities Policy. Following the Planning Commission Study Session, the Applicant revised the Development Plan to include an outdoor museum, which highlights the history of the property, in place of the demonstration garden. The Casamira Valley project has been revised to include a voluntary conservation easement for the portions of the Moller Ranch site where no development is proposed and includes cancellation and rescission of the Williamson Act contract on the proposed project site. Grazing will continue in the Rural/Residential Agriculture designated portions ofthe site. On January 28, 2007, the Planning Commission held a Study Session to discuss the Vargas Stage 1 Development Plan (Attachment 9). The Planning Commission expressed concerns regarding the proposed number of parking spaces for the development at the Study Session (Attachment 10). The Development Plan has been revised and is discussed in greater detail under the Stage 1 Development Plan section. On February 19,2007, Staff presented the amenities and the park on the Casamira Valley site to the Parks and Recreation Committee for discussion purposes only. PROJECT PERMITTING REQUIREMENTS: This project requires several permit approvals which are explained below. Annexation The project sites are currently within an unincorporated portion of Alameda County. In order for the project to come under the jurisdiction of the City of Dublin, and to receive urban services from the Dublin San Ramon Services District (DSRSD), annexation of the site to the City and to DSRSD must be approved by the LAFCo, which is a State mandated local agency that oversees boundary changes to cities Page 3 of 14 and special districts, the formation of new agencies including incorporation of new cItIes, and the consolidation of existing agencies. State law requires that a City prezone (Stage 1 Development Plan) an area proposed for annexation, and that prezoning must be consistent with the approved General Plan and Specific Plan uses for the property. Environmental Review A Supplemental Environmental Impact Report (SEIR) has been prepared to address any environmental impacts that would occur as a result of the proposed Casamira Valley project and the public review period was from October 30, 2006 to December 13, 2006. During this period, comments were submitted to the City regarding the Draft SEIR and the City has responded to the comments in the Final SEIR (Attachment 14). A Mitigated Negative Declaration (MND) has been prepared to address any environmental impacts that would occur as a result of the proposed Vargas project and the public review period was from March 5, 2007 to April 3, 2007. During this period, comments were submitted to the City regarding the MND and the City has responded to the comments in the Responses to Comments (Attachment 16). Stage 1 Development Plan The Stage 1 Development Plan is an Ordinance which requires a minimum of three public hearings. The Stage 1 Development Plan must include all information required by Chapter 8.32 of the Dublin Zoning Ordinance including a site plan, proposed density, maximum number of residential units and a Master Landscape Plan. The purpose of the Stage 1 Development Plan is to prezone a property with development plan information in order to annex the property into the City of Dublin. The Planning Commission is reviewing two separate Stage 1 Development Plans at tonight's meeting, one for Casamira Valley which includes the Tipper property (Attachment 11) and one for Vargas (Attachment 12). General Plan Amendment As proposed by the Applicant, a General Plan Amendment is required in order to change a portion of the General Plan Land Use Designation for the Casamira Valley site from Low Density Residential to a mixture of Medium Density Residential and Rural Residential to allow the construction of the proposed 298 attached and detached residential dwelling unit development as shown on the Stage 1 Development Plan (Attachment 11) and for a portion of the Vargas site from Medium/High Density Residential to Medium Density Residential to allow the construction of 33 units on the site. Specific Plan Amendment The Casamira Valley/Moller Ranch property is located outside of the Eastern Dublin Specific Plan Area. An amendment to the Eastern Dublin Specific Plan is required in order to include this property in the Specific Plan area. An amendment to the Eastern Dublin Specific Plan is also required to change the Medium/High Density Residential land use designation to Medium-Density Residential on the Vargas property. Pre-Annexation Agreement The goals and policies of the Eastern Dublin Specific Plan require land that is annexed and new development to be revenue neutral. Prior to a submittal of an annexation request to LAFCo, the City requires that an annexation agreement be entered into by the developer, to pay a share of the public services deficit. The annexation agreement will guarantee that the cost of providing services to the area will not exceed the revenue received from the area and will also assure that the financing goals and policies of the General Plan and Specific Plan are met. The Pre-Annexation Agreement is currently being drafted and will be presented to the City Council who will act on the Agreement. The Planning Commission is not required to make a recommendation to the City Council on the Pre-Annexation Agreement, therefore, a Pre-Annexation Agreement is not a part of the Planning Commission's review this evening. Page 4 of 14 Next Steps Once the properties are annexed into the City of Dublin, each Applicant will need to apply for a Stage 2 Planned Development Rezone, Site Development Review (SDR), Development Agreement (DA) and Tentative Map (TM) for the proposed Casamira Valley and Vargas projects. ANALYSIS: Staffs analysis of the project is broken up into several sections which describe each component of the project. Annexation The project sites included in the annexation request are located within unincorporated portion of Alameda County, but also within the Sphere of Influence (SOl) for the City of Dublin, as established by the Alameda County Local Area Formation Commission (LAFCo). Although currently outside the City Limits, the City has planned for the eventual annexation of this area through the General Plan. The three property owners included with the area proposed for annexation and prezoning are listed in Table 1, below. Table 1: Properties within the Project Area/Annexation Area Project Name Applicant Address Assessor Parcel No. Acreage Casamira Valley The DeSilva Group 6861 Tassaiara Road 985-0001-001 226.3 Vargas Sun Valley Land 7020 Tassajara Road 986-0004-002-01 4.38 Development Co. Tipper None (included in the 7440 Tassajara Road 986-0004-001 12.5 Casamira Valley Application) Total 243.18 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 districts. Also requested is the annexation to the Dublin San Ramon Services District (DSRSD) which serves that portion of the City with water and sewer facilities. The area already is within the SOl of the DSRSD. The application for annexation (or reorganization, as referenced by LAFCo) includes a list of specific requirements with the most significant being: 1) prezoning by the City, and 2) a municipal services plan. The adopted prezoning must be consistent with the City's General Plan. The current action before the Planning Commission is to consider recommending that the City Council adopt a resolution authorizing staff to initiate an application to LAFCo for the requested annexations of the 243 acre project area to the City of Dublin and DSRSD. The proposed annexations 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. After submittal of the annexation application, but prior to LAFCo approval, the City will be required to enter into a tax transfer agreement for the area to be annexed unless the current tax sharing agreement with the County governs in this instance, and the property owners would be required to enter into agreements with DSRSD. A Resolution recommending the City Council direct Staff to file an application with LAFCo to annex the properties listed in Table one is included as Attachment 3. Amendments to the General Plan and the Eastern Dublin Specific Plan The residential densities in the vicinity of the project sites vary. The Tipper property located to the north of the Vargas property has a land use designation of medium density residential (6.1-14.0 dwelling Page 5 of 14 units/acre). Wallis Ranch located adjacent to the Vargas and Tipper properties has land use designations of single family (0.9-6.0 dwelling units/acre), medium density (6.1-14.0 dwelling units/acre) and medium high density (14.1-25.0 dwelling units/acre). The Mission Peak development located to the southeast of the property has a density of single family and rural residential (1 dwelling unit/100 acres). The Silvera Ranch development is located southeast of the project site and has densities of medium density, medium high density and rural residential and is currently under construction. The Resolution for the General Plan and Specific Plan Amendments is included as Attachment 4 and includes both properties. For clarity, the discussion of the Amendments have been broken down by project in the following two sections: Casamira Valley/Moller Ranch The project includes a request to change a portion of the General Plan Land Use Designation of the site from Low Density Residential (0.00-6.0 dwelling units/acre) to Medium Density Residential (6.1-14.0 dwelling units/acre). The change in land use designation would be required to allow the Applicants to construct a residential development with 298 attached and detached units. The existing land use (Low Density Residential) does not permit the construction of attached units. Other amendments are proposed to modify the acreage dedicated to Open Space/Stream Corridor and Rural Residential/Agriculture and to add a City park. The following chart shows the existing and proposed density and land dedicated to each category for the Casamira Valley property: Table 2: Existing and Proposed Land Use Designations for Casamira Valley Land Use (Existing) Land Use (Proposed) Land Use Acres Density Units Acres Density Units Designations (dulac) (dulac) Low Density 68.9 0.0-6.0 0-413 -- -- -- Residential Medium- Density -- -- -- 48.9 6.1-14.0 298-684 Residential Rural 1 dull 00 Idul100 Residential! 146.9 1 143.7 1 Agriculture acres acres Open Space/ Stream 10.5 -- -- 32.6 -- -- Corridor Parks/ Public 1.1 Recreation -- -- -- -- -- Total 226.3 0-414 226.3 298-685 As shown above, the proposed number of dwelling units, 298, falls between the total number of units allowed by the current Low Density Residential land use designation. As noted above, the residential acreage proposed for the alternative project is smaller than what is currently permitted by the General Plan under the Low Density Residential designation with 68.9 acres. The development envelope depicted in the Stage 1 Development Plan shows that the development envelope is 48.9 acres which is 20 acres less than what is currently designated as Low Density Residential. Page 6 of 14 The remaining 20 acres would be designated as Stream Corridor. The Rural Residential area has also been slightly reduced to increase the Stream Corridor area and include a 1.1 acre City park. Although the Rural Residential designation would allow the construction of one residential dwelling unit (1 unit/100 acres) the Applicants are not proposing to construct a dwelling unit in this area at this time and a conservation easement will be enacted on a majority of the rural residential designated land to preserve the site's natural resources. The increased density and reduced development envelope will ensure that the grading on the site is minimized and the hillsides are protected. The Medium-Density land use designation will permit the construction of three types of housing units on the site. The proposed housing types are depicted in the Stage 1 Development Plan (Attachment 11) for reference only and do not relect the final design. The proposed housing types are: . Alley loaded single family detached home with usable side yard and a front yard which is located off of a landscaped paseo (no vehicular access); . Alley loaded single family detached home on a steep slope with a large front yard which is located off of a landscaped paseo (no vehicular access) ; and . Alley loaded attached house with a backyard and a front yard which is located off of a landscaped paseo (no vehicular access). In addition, the proposed amendments would also result in changes to the following sections in the General Plan and Eastern Dublin Specific Plan respectively: Proposed General Plan Amendments for Casamira Vallev: . City Boundaries - All figures and exhibits showing City boundaries will be amended to reflect the annexation proposal. . Land Use Plan - The Land Use Map (Figure l-la) will be amended to include the following: o Removal of 68.9 acres of the Low Density Residential land use designation; o Addition of 48.9 acres of the Medium-Density Residential land use designation; o Increase in the open Space/Stream Corridor by 22.1 acres land use designation so that the total acreage for the site is 32.6; o Inclusion of 1.1 acres of the Parks/Public Recreation land use designation; o Reduction in acreage of the Rural Residential!Agriculturalland use designation so that the total acreage for the site is 143.7 acres (which includes the roads); and o Inclusion of the Casamira Valley Property into the Eastern Dublin Specific Plan Area. . Land Use Summary - The Land Use Summary for the Eastern Dublin General Plan Amendment Area (Table 2.1) will be amended to reflect the changes noted above. Proposed Eastern Dublin Specific Plan Amendments for Casamira Valley: . City Boundaries - All figures and exhibits showing City boundaries will be amended to reflect the annexation proposal. . Specific Plan Area - All figures showing the Eastern Dublin Specific Plan area will be revised to include the Casamira Valley property in the Specific Plan area and the Land Use Map will be revised to include the land uses for Casamira Valley as discussed under the General Plan. . Ownership Patterns - Figure 2.4 will be amended to include Casamira Valley. . Population and Employment Summary - Table 4.2 will be revised to include the Casamira Valley property. Page 7 of 14 . Jobs/Housing Balance: Table 4.3 will be revised to include the Casamira Valley property. . Planning Subareas - Section 4.9.6 will be amended to include Casamira Valley in the Foothill Residential Subarea. Corresponding text, figures and tables including Table 4.10, Appendix 3 and Figure 4.2 will be revised to include Casamira Valley in this planning subarea. . Property Owners - Appendix 4 will be revised to include Casamira Valley in the list of property owners. Vargas The project site currently has two land use designations: Medium-Density Residential (approximately 1.4 gross acres) which permits a density of 6.1 - 14.0 dwelling units per acre, and Medium/High-Density Residential (approximately 3.6 gross acres) which permits a density of 14.1 - 25.0 dwelling units per acre. Based on the existing land use designations, a minimum of 59 units would be required to be constructed and a maximum of 110 units could be constructed on the site. Although the site is approximately 5 gross acres (4.38 total acres), the developer believes that only 2.5 acres are developable on the site due to the ultimate Tassajara Road street right-of-way and the required 100-foot setback to the top of the Tassajara Creek bank (which is located outside of the property on the west side). Additionally, the developer would like to construct detached units which further reduce the number of units that can be constructed on the site. The following chart shows the existing density, the proposed density, and the total number of units that would be permitted: Table 3: Existing and Proposed Land Use Designations for Vargas Land Use (Existing) Land Use (Proposed) Land Use Acres Density Units Acres Density Units Designations (gross) (dulac) (gross) (du/ac) Medium- Density 1.4 6.1-14.0 8.5-19.6 5 6.1-14.0 30.5-70 Residential Medium/High Density 3.6 14.1-25.0 50-90 -- -- -- Residential Total 5 59-11 0 5 31-70 As shown above, the proposed number of dwelling units, 33, is lower than the number of units the current land use designations require to be constructed on the site (minimum of 59 units). The proposed number of units, 33, falls between the number of units which would be permitted on the site, 31-70, if the density on the site is lowered to medium density. Proposed General Plan Amendments for Vargas: . City Boundaries - All figures and exhibits showing City boundaries will be amended to reflect the annexation proposal. . Land Use Plan - The Land Use Map (Figure l-la) will be amended to include the following: o Removal of3.6 acres of the Medium-Density Residential land use designation; and o Entire site of 4.38 acres will be designated as Medium-Density residential. Page 8 of 14 . Land Use Summary - The Land Use Summary for the Eastern Dublin General Plan Amendment Area (Table 2.1) will amended to reflect the changes noted above. Proposed Eastern Dublin Specific Plan Amendments for Vargas: . City Boundaries - All figures and exhibits showing City boundaries will be amended to reflect the annexation proposal. . Specific Plan land Use Map - The Land Use Map will be revised to include the amended land uses for the Vargas property as discussed under the General Plan. . Population and Employment Summary - Table 4.2 will be revised to include the amended land uses for Vargas. . Jobs/Housing Balance: Table 4.3 will be revised to include the amended land uses for Vargas. . Appendix 4 will be updated to reflect the changes in the land uses for the Vargas site. Planned Development Prezoning/Stage 1 Development Plan: The proposed Stage 1 Development Plans will serve as the prezoning prerequisite for annexation. The proposed land uses in the Stage 1 Development Plans are consistent with the proposed amendments to the General Plan and Eastern Dublin Specific Plan (as discussed in the section above). The properties included in the annexation would be pre-zoned PD-Planned Development District which specifies the intent, intensity of use, permitted uses, and conditional uses for each of the land use designations identified in the General Plan and Specific Plan and includes a Stage 1 Development Plan for each of the projects (Casamira Valley is Attachment 11 and Vargas is Attachment 12). The entire 243-acre area will be subject to prezoning and the Stage 1 Planned Development. The Tipper property is included within the prezoning and Stage 1 Development Plan for the Casamira Valley project. Upon annexation, the Stage 1 PD would become City zoning. No development would be approved prior to approval of a Stage 2 Development Plan adopted by the City identifying regulations for the improvement and maintenance ofthe property in accordance with Dublin's Zoning Ordinance. Casamira Valley The specifics of the Casamira Valley Stage 1 Development Plan are discussed in the November 28, 2006 Planning Commission Study Session Staff Report (pages 4-7 of Attachment 7). As previously discussed, the Planning Commission expressed concerns regarding the proposed outdoor demonstration garden as one of the amenities that Applicant was proposing to construct in lieu of dedicating land to a semi-public facility (Attachment 8). The Applicants for the Casamira Valley project have proposed three on-site amenities to meet the intent of the Semi-Public Facilities Policy. The policy does allow".. . other facilities that provide cultural, educational, or other community services" to be constructed on the site. Following direction from the Planning Commission on November 28, 2006, the Applicant revised the Stage 1 Development Plan to replace the demonstration garden with an outdoor museum. The museum will be located adjacent to the community building and will highlight the agricultural history of the site. The museum will be open to the public and will be maintained by the Homeowners' Association. For a more detailed discussion on the Public Facilities Policy and for a discussion of the other two proposed amenities, please refer to pages 6-8 of Attachment 7). Vargas The specifics of the Vargas Stage 1 Development Plan are discussed in the January 28, 2007 Planning Commission Study Session Staff Report (pages 6-8 of Attachment 9). Based on comments received by the Planning Commission during the Study Session on the availability of parking on the site (Attachment 10), the Applicant has revised the Stage 1 Development Plan to remove the discussion on parking. The number of Page 9 of 14 parking stalls will be reviewed during the Stage 2 Rezone and Site Development Review process when detailed plans are submitted. Additionally, Mitigation Measure No. 34 is included in the Vargas Mitigated Negative Declaration, which requires the provision of adequate parking to serve the development and a parking analysis to be submitted during the Stage 2 Rezone and Site Development Review phase of the project. ENVIRONMENTAL REVIEW: On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated May 4, 1993, assessing a reduced development alternative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. For identified impacts that could not be mitigated to a less than significant level, the City Council adopted a Statement of Overriding Considerations for cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), regional air quality, noise and other impacts. The Eastern Dublin Specific Plan was adopted by the City to encourage orderly growth of the Eastern Dublin area. Because the Eastern Dublin project proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These impacts together with visual impacts from urbanization were also determined to be significant and unavoidable. Where the Eastern Dublin EIR identified impacts that could be mitigated, the previously adopted mitigation measures that are applicable to this Project and Project site continue to apply to both projects. The Eastern Dublin EIR was a Program EIR and evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year period. As such, the Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open space areas and the basic policy considerations accompanying the change in character from undeveloped to developed lands. Since certification of the EIR, many implementing projects along Tassajara Road such as Dublin Ranch West, Mission Peak, and Pinn Brothers/Silvera Ranch, as well as projects elsewhere in Eastern Dublin such as Dublin Ranch and Fallon Village have been approved, relying to various degrees on the Program EIR. Separate environmental reviews were conducted for the Casamira Valley project and the Vargas project. The separate reviews are discussed in detail below. Casamira Valley/Moller Ranch For the proposed Casamira Valley project area, a Supplemental Environmental Impact Report (SEIR) has been prepared in accordance with CEQA laws and regulations. The project assessed in the Supplemental EIR includes the annexation, amendments to the General Plan and the Eastern Dublin Specific Plan (including revised land uses), prezoning to Planned Development (PD) and the Stage 1 Development Plan to allow the eventual subdivision and development of a residential community on the Casamira Valley property. In accordance with CEQA procedures, the City prepared an Initial Study to review the Casamira Valley project. The Initial Study concluded that additional environmental review was required under CEQA Guidelines Sections 15162 and 15163. A Notice of Preparation was circulated for the required 30 day period on May 28,2005. Following the close of the public comment period on the Initial Study, the City as the Lead Agency prepared Casamira Valley/Moller Ranch Draft Supplemental Environmental Impact Report (DSEIR). Page 10 of14 Issues of significance related to development of the Casamira Valley site include: agricultural resources, traffic, community services and facilities, sewer, water, storm drainage, soils, geology, seismicity, biological resources, air quality, hazards and hazardous materials and parks and recreation. An explanation of the potential environmental impacts related to these sections and all mitigation measures can be found in the DSEIR. The DSEIR was then circulated for review from October 30, 2006 to December 13, 2006. The Final Supplemental Environmental Impact Report (FSEIR) addresses all comments received on the DSEIR (Attachment 14). The DSEIR thoroughly and comprehensively assessed the potential for the project to cause or contribute to significant impacts beyond those identified in the 1993 Eastern Dublin EIR. Where new potentially significant impacts were identified, appropriate mitigation measures have been proposed to reduce or avoid the impacts. The mitigation measures are recommended for adoption as part of a Mitigation Monitoring and Reporting Program. However, even with mitigation, the City Council will be required to adopt a new Statement of Overriding Considerations for significant unavoidable impacts identified by the Eastern Dublin EIR as applicable to the proposed project. The DSEIR included Alternative 4 (page 150 of the DSEIR) which reviewed a higher density attached and detached housing project on the Casamira Valley site with up to 326 dwelling units. Following completion of the DSEIR, the Applicant submitted a Stage 1 Development Plan which requested approval of 298 attached and detached units and requested that the City Council select Alternative 4 as the Project. Alternative 4 and the Applicant's request is described in detail beginning on page 3 of Attachment 14. Alternative 4 was reviewed and discussed in detail and all environmental impacts (of a 326 unit project) were fully analyzed in the DSEIR and can be selected as the project for the Casamira Valley site. Vargas For the proposed Vargas project, a Mitigated Negative Declaration (MND) has been prepared in accordance with CEQA laws and regulations. The project assessed in this MND includes the annexation, amendments to the General Plan and the Eastern Dublin Specific Plan (including revised land uses), prezoning to Planned Development (PD) and the Stage 1 Development Plan to allow the eventual subdivision and development in accordance with the approved plans. The City, as the Lead Agency, prepared an Initial Study to determine whether there would be environmental impacts occurring as a result of this project beyond or different from those already addressed in the Eastern Dublin EIR. The Initial Study reviewed the proposed Stage 1 Development Plan site plan and also reviewed updated biological, cultural and traffic studies for the project. Based on the project description, the Initial Study determined that the project could result in significant but mitigatable site-specific impacts. A Mitigated Negative Declaration was prepared for the project and circulated for public review from March 5, 2007 to April 3, 2006. During the public review period, the City received 5 comment letters. Although CEQA does not require written responses to comments on a Mitigated Negative Declaration, the City prepared brief responses to the comments received. The comment letters and responses are included in the Responses to Comments (Attachment 16). Staff carefully reviewed the comments received and determined that they do not raise any issues regarding the adequacy of the MND. . Staff recommends that the Planning Commission recommend adoption of the draft MND as set forth in Attachment 2. However, even with mitigation, the City Council will be required to adopt a new Statement of Overriding Considerations for significant unavoidable impacts identified by the Eastern Dublin EIR as applicable to the proposed.a Page 11 of14 Tipper Property The owners of the Tipper property have been included in the annexation request to bring the City Limit line up to the border of Alameda/Contra Costa County. Additionally, annexation of this property is required so that the property does not constitute an "island" where it is surrounded by properties within the Dublin City Limits on three sides and Contra Costa County to the north. The owners of the Tipper property have consented to being included in the annexation request. The Tipper property is included in the Stage 1 Development Plan for Casamira Valley and the Stage 1 Development Plan requires that prior to development of the site, the Tipper property prepare a Stage 1 Development Plan for the property. The existing residential buildings will be allowed to remain on the site until at such time a residential development is approved for the site. CONCLUSION: The proposed annexation request includes the Vargas, Tipper and Casamira Valley properties. The proposed annexation is consistent with the City's planning efforts and would provide for the logical and orderly extension of the City. The proposed Casamira Valley and Vargas projects include a variety of housing types which will increase housing choices in the vicinity. Both projects have been designed to protect the natural resources on the site and have focused the development envelope away from the resources. A General Plan Amendment is proposed for the Casamira Valley project to change the land uses and modify the acreage of land uses on the site. The General Plan Amendment will result in a smaller development envelope in orderly 0 preserve the hills and stream corridor and allow the development of 298 attached and detached units. An Eastern Dublin Specific Plan Amendment is also proposed to include Casamira Valley in the Easter Dublin Specific Plan area. A General Plan and Eastern Dublin Specific Plan Amendment is proposed for the Vargas project to decrease the density on the site. The proposed amendment would change the Medium/High-Density land use designation on the site to Medium-Density Residential so that a maximum of 33 units could be constructed on the site. A Supplemental Environmental Impact Report was prepared for the Casamira Valley project and a Mitigated Negative Declaration was prepared for the Vargas project. Both documents include mitigation measures to reduce environmental impacts of the projects. RECOMMENDATION: Staffrecommends the Planning Commission: 1) Receive Staff Presentation; 2) Open Public Hearing; 3) Receive Applicant's Presentation; 4) Close Public Hearing; 5) Deliberate; 6) Adopt a Resolution recommending City Council certify the Casamira Valley/Moller Ranch Supplemental Environmental Impact Report and adopt a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations; 7) Adopt a Resolution recommending the City Council adopts a Mitigated Negative Declaration for the Vargas project, a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations; 8) Adopt a Resolution recommending City Council direct staff to file an application with Alameda County Local Agency Formation Commission (LAFCo) to annex the Casamira Valley/Moller Ranch, Vargas and Tipper properties to the City of Dublin and Dublin San Ramon Services District; 9) Adopt a Resolution recommending City Council approve a General Plan Amendment and an Eastern Dublin Specific Plan Amendment for the Casamira Valley/Moller Ranch and Vargas projects (with proposed Land Use Plans as existing and proposed for the project area as Exhibit A and Exhibit B and the Tables and Figures to be amended as a result of the land use amendments as Exhibit C); 10) Adopt a Resolution recommending City Council approve a Planned Development (PD) Prezone and Stage 1 Development Plan for Casamira Valley/Moller Ranch (with draft City Council Ordinance attached as Exhibit A); and 11) Adopt a Resolution recommending City Council approve a Planned Development Page 12 of 14 (PD) Prezone and Stage 1 Development Plan for Vargas (with draft City Council Ordinance attached as Exhibit A). GENERAL INFORMATION: APPLICANT: Glenn Brown (Casamira Valley/Moller Ranch) The DeSilva Group 11555 Dublin Boulevard Dublin, CA 94568 Fred Musser (Vargas) Sun Valley Land Development Company 4471 Stoneridge Drive Suite B Pleasanton, CA 94588 PROPERTY OWNER: Chuck and Diane Richey 974 Sycamore Road Pleasanton, CA 94566 Charlsie Roberta Hunter 3810 County Line Road Emmett, ill 83617 Jose and Violeta Vargas 7020 Tassajara Road Pleasanton, CA 94588 James and Sue Tipper 7440 Tassajara Road Pleasanton, CA 94588 LOCATION: Casamira Valley/Moller Ranch, 6861 Tassajara Road (APN 985-0001-001), Tipper, 7440 Tassajara Road (APN 986-0004-001) and Vargas, 7020 Tassajara Road (APN 986-0004-002-01). GENERAL PLAN DESIGNATION: Location Existing General Plan Land Use Proposed General Plan Land Use Casamira Rural Residential/Agriculture, Low Density Rural Residential/Agriculture, Valley/Moller Residential and Stream Corridor Medium-Density Residential and Ranch Stream Corridor Vargas Medium-Density and Medium/High- Medium-Density Residential Density Residential Tipper Medium-Density Residential Medium-Density Residential (no change) SPECIFIC PLAN AREA: Eastern Dublin Specific Plan (Vargas and Tipper only) Page 13 of 14 EXISTING ZONING AND LAND USE: Agriculture (Alameda County, existing) Planned Development (proposed) SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Prooertv Sites Agriculture (Alameda Varies Residential dwelling on County) each property with related accessory structures. Cattle grazing conducted on Casamira Valley site North Agriculture (Alameda Contra Costa County Residential and County) agricultural uses South PD-Planned Medium/High Density Residential dwelling Development Residential and with related accessory Neighborhood structures Commercial East Agriculture (Alameda Alameda County Residential and County) agricultural uses West PD- Planned Single Family, Medium- Vacant (Wallis Ranch Development Density and Project site) Medium/High-Density Residential Page 14 of 14