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Home My WebLink About6.3 Fallon Cross PD Rezone~~ ~ ~r J ~ ~ ~ ~'-~ ~C~~ CITY CLERK File # ^~~~~-a~ ~ ~ ~~fLlFOU~' AGENDA STATEMENT CITY COUNCIL MEETING DATE: December 4, 2007 SUBJECT: PUBLIC HEARING: PA 04-016 Fallon Crossing submitted by Standard Pacific Homes to consider a PD rezoning and related Stage 2 Development Plan for 106 residential lots. Report Prepared by Michael A: Porto, Consulting Project Planner ATTACHMENTS: 1) Ordinance to approve a PD rezoning and related Stage 2 Development Plan. 2) Fallon Crossing Project Plans dated November 5, 2007. 3) Planning Commission Staff Report dated November 13, 2007, without attachments. 4) Draft Planning Commission Minutes of November 13, 2007. 5) Planning Commission Resolution 07-58 recommending approval by the. City Council of an Ordinance approving the Stage 2 Development Plan. 6) Planning Commission Resolution 07-59 approving the Site Development Review and Vesting Tentative Map. RECOIVIMENDATION: ) 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) Waive reading and introduce an Ordinance approving a PD rezoning and related 5tage 2 Development Plan (Attachment 1). FINANCIAL STATEMENT: None ' , PROJECT DESCRIPTION: Background On May 16, 2006, the City Council approved PA 04-016 for Fallon Crossing which included a Planned Development (PD) prezone and related Stage 1 Development Plan and Mitigated Negative Declaration. The annexation application and pre-annexation agreement were approved by Resolution No. 73-06. Annexation to the City and the Dublin San Ramon Services District (DSRSD) was approved by. LAFCO on September 14, 2006. The annexation became effective on July l, 2007. COPY TO: Applicant Property Owner File Page 1 of 14 G:IPA#12004104-0/6Mission Peuk-Standard PacificlCCMtg I1.4.071CCSR I1.4.07.doc ~~ ITEM NO. ~' ~ V~, V c~rv CLERK fl~e # D~~~c~ (g@ @ ..,.~O AGE~DA STATEMENT C~1"Y COU~C~l MEIET~NG DATE December 4, 2007 SUBJECT punu..,[c HIEARING PA 04-016 Fallon Crossmg submitted by Standard Paclfic Homes to consider a PD rezoning and related Stage 2 Development Plan for 106 residential lots Report Prepared by Mlchael A Porto Consultmg Project Planner ATTACHMENTS I) Ordmance to approve a PD rezonmg and related Stage 2 Development Plan 2) Fallon Crossing Project Plans dated November 5, 2007 3) Planning CommlSSlOn Staff Report dated November 13, 2007, without attachments 4) Draft PldnnIng CommlsslOn Mmutes of November 13, 2007 5) Planning Commission ResolutlOn 07-58 recommendmg approval by the City Council of an Ordmance approvmg the Stdge 2 Development Plan 6) Planmng COmmtSSlOn ResolutlOn 07-59 approvmg the Site Development ReView and Vesting Tentattve Map RECOMMENDATION ~Recelve StaffpresentatlOn, rj( \ 2) Open the public heanng, 3) Take testimony from the ApplIcant and the pubhc, 4) Close the public heanng, 5) Deliberate, and 6) Waive reddmg and mtroduce an Ordmance approvmg a PO rezomng and related Stage 2 Development Plan (Attachment 1) FINANCIAJL STATEMENT None PROJECT DIESCRIPTION Background On May 16,2006, the City Council approved PA 04-016 for Fallon Crossmg which mcluded a Planned Development (PD) prezone and reldted Stage 1 Development Plan and MItigated Negatlve Decldratlon The annexatlon apphcatlOn and pre-annexatIOn agreement were approved by ResolutIon No 73-06 AnnexatlOn to the City and the DublIn San Ramon Services Dlstnct (DSRSD) was approved by LAFCO on September 14, 2006 The annexatlOn became effectlve on July 1,2007 -------------~----------------._----------------------------------------------------------------------------- Cory'fO ApplIcant Property Owner File Page I of 14 ]['flEM NO. ~ 0 3- G \P A #12004\04 III (j MJ 1~lOn Peak Standard Pacific Ie C Mlg /2 4 () 7\CCSR 12 4 07 doc The Stage I Development Plans approved with the prc-7onmg mcluded the 1) developmcnt concept, 2) permitted uses and condlttonal uses, 3) general project access and circulation concept, 4) master mfrd~tructure pldn, 5) conceptual landscape and open spacc plan, 6) antIcIpated pha~mg and other standards rcqUlrcd for a PD dlstnct The prezonmg and annexatlOn applIcatlOn lllcluded two parcels 1) the 6 17-acre Fredrich property located between TassaJara Road and an east fork tnbutary of T dssaJdra Creek, and 2) the 67 8-acre Fallon Crossmg property (formerly known as MISSIOn Peak) The pre.annexattan agreement and the Stage 1 Development Plan pertamed to the larger of the two parcels whICh represent~ the Fallon Crossmg project This property currently IS owned and proposed for development by Standard PaCific hamebUIlder<; who InItiated the annexatlOn At that ttme, prezonmg of the Fallon CroSSIng ~Ite was approved as PO-SIngle Family Re~ldentIal, PD-Nclghborhaod Park, and PD- Open Space with proposed development of 103 UnIts The Eastern Dubhn Speufic Plan speCified up to 120 UnIt~ for the Fallon CrosSInglMlsslOn Pedk site The Frednch property IS not a part of this applIcatlOn Project Locatwn, Surroundmgs, and EXI\tmg Condltwns The Fallon Crossmg proJect site generally I~ located northeast of the TassaJard Road and Fallon Road IntersectIon nedr the northeasterly City hmlb and abuts the high htlls of rural acreage of the Moller site The project drea IS bounded a) to the north by land known as the Richey & Hunter Property [Moller Property], b) to the edst by an vacant area which I~ pdrt of the Dublin Ranch Project (Lm FamIly holdmgs) known as RedgewIck, and c) to the south by SIlvena Ranch/Pmn Brothers (Tract 7540), a re~ldenhal project of approximately 250 UnIts south of the Fallon Road nght-of-way which IS under constructIon The Frednch property, annexed along With the proJect Site, IS located wes.t of the project SIte across dn unnamed eas.t fork dramage tnbutary of Ta<;saJara Creek The east fork dramage area abuts the Fallon Crosslllg property dnd IS vegetated with dense trees, shrubs, and VICINITY MAP ground cover but also supports abundant npanan NOT ro = vegetatlOn Arroyo Willow and Valley Oak are found III the lowcr areas of the channel whIle the top of bank IS covered maInly WIth largely non-natIve grd~ses that have been degraded by long-term cattle grazmg RICHEr/HUNf[R PROJECT SITE J N- [ UN ~ ~ ~ ;:s "'6 if:, a.(ASf)II ll'i\'1l' PK\I<Y ll.l INnRSTATE 580 h 0: The Fallon Cro~smg sIte IS charactenzed by high hIlls m the north and east, lower hills m the southeast, and rallmg terram With steep to moderately steep topography charactenstIc of the upper TassaJara Creek watershed The proJect area generally consists of vacant hillSide and non-nattve annual grasslands Smaller patches of native perennIals may be found on the north-facmg slopes. The property currently and In the past has been used for farmmg/grazmg Little vegetation remaInS where the grazmg occurred The unnamed tnbutary of Tassajara Creek along the westerly border IS a Wide mtermlttent perenl1lal creek generally flowmg from north to south Page 2 of 14 Site topography for the entIre Fallon Crossmg site ranges m elevatIon from 429 feet along the east fork of the TassaJara Creek tnbutary to approxImately 883 feet at the top of the northeasterly ndgelme of Fallon Crossmg The proJect site has slopes that range from 5% along the area ed~t of the dry crcckbed to more than 50% on the upper elevatIons along the northern and eastern borders Another natural Intermittent dramage ared slopes generally to the west and southwest toward the east fork tnbutary of T dS~ajara Crcck Improvements on ~lte mcludc a well, pump house, and two small constructed pond features or stoc.k ponds The lower pond IS located m the northwest area of the site close to the creek where California Red-Legged Frog5 (CRLF) are known to occur The upper pond IS located m the easterly portlOn of the project site half way Into the intermittent drainage way at the base of the hillSIde ThiS area IS known to support breedmg of the California Tiger Saldmdnder (CTS) Both ponds are fed by seasonal seeps, and both were constructed as a water quality mltIgdhon measure or for sensttIve or endangered species habitat that potentIally could be found or might migrate to the proJect site Both ponds will be preserved In thclr eXlstmg conditIon and neither will be dIsturbed by the proposed development BlOloglcal assessments were conducted as part of the environmental process, and no Identified wetlands arc located WIthin the proposed proJect, no special or endangered plant speCIes were IdentIfied on the proJect Site, and no tree" eXist on SIte that meet the City's defimtlOn of hentdge trees Also, the project IS not located wlthm a 100 year flood plain accardmg to maps by the Federal Emergcncy Management Agency (FEMA) Pnor to ItS annexatlOn, the proJect SIte had been mcluded, for plannmg purposes, m the General Plan and Eastern Dublm Speuflc Plan Area The property lies wlthm thc Footlll11 Resldenhal 5uharea of the Eastern DublIn Specific Plan east of Tassajara Road SInce adophan ofthc mltIal Eastern Dublin SpeCific Plan, preGlse ahgnmcnts have been established for the TassaJara Road and Fdllon Road nght-of-way, WIth Improvements to Fdllon Road neanng campletlOn m thiS vlcmlty The proposed lacdtlOn for resldcntIal development on the project site IS proposed to be located m the southwest portlOn of the project Site ncar the intersectIon of Tassajara Road dnd Fallon Road wlthm a relatively level area east of the creek With mildly slopmg arcas that elevate In to railing hills thcrcby allowmg much of the hillSIde area to be preserved Propo\ed Development The proposed Fdllon Crossmg IS a smgle family detdchcd reSidentIal neighborhood of lO6 smgle family homes WIth associated Infrastructure, open 5pace, and envIronmental protechon features (See Zonmg' sectIon, page 5 of thIS Staff Report for denSIty diSCUSSIOn) The Stage 1 Development Pldn and MItigated Negative Declaration were based on 103 umts However, the Edstem Dublin Specific Plan and aS50cmted environmental dowments always accounted for development of 120 Unt ts on the property The Increase of 3 umts (to 106) IS Within thc range of the Eastern DublIn Speclhc Pldn dnd IS not considered a substantIal reVlSlOn With a French hillSide theme, It would offer slg11lficant vlew~ of the hillSides, grassland comdors, dnd natural landscapes of the Tassajara Creek area The reSidentIal mIX IS compn~ed af98 detached SIngle family umts dnd 8 umts dcveloped as paired or duet homes A duet home IS defincd a5 an IndiVIdual hou5e on an Individual lot With a common wall Each reSIdentIal umt IS on ItS own lot Of the 98 umts detached, 10 umts near the project entry are located off of three pnvate motorcourts for the purpose of limitIng back-out dnveway movements m that location The other 88 homes have direct access to the Internal publIc road circulatIon system, mcludIng a senes of cul-de-sacs The proposed project would be developed as one neighborhood In one phase Site amemties mclude open space, pedestnan comdors, mfrastructurc, landscapmg, trdtl system, commumty vIneyard, and natural areas Page 3 of 14 JtOUl:.:I.Iiit....f..lldWd.1-G'Jw~ -- I I I l ll~,.". l f U...~ .'=- , ~{ J I pll .' r r-- J ,i __ "_. - - ---.~~-,.v \ ~,,--J', L.~'" " -~--. e'''~~t'','Ud2101 ;1 ',----....-~.. ~~" I \:7"';' j--. ..----~,~ 1 \ ~~.- -.. ....... ~ ~ -'i-, l' \:, -.u...... ~~-- - .......~- --- =-~t -........- _11I_'- PROJECT SITE PLAN FOR PROPOSED DEVELOPMENT AREA The development concept for the area strives to preserve the natural environment and create a community that is compatible with the natural terrain. A large portion of Fallon Crossing, 46..8 acres or (69% of the property), will be permanently designated and preserved in perpetuity as open space. Most of this area is steep slope and visually sensitive ridgelines. To minimize visual impacts, most of the residential development would be tucked behind the ridgeline visible from Fallon Road. The proposed open space configuration would enhance the natural environment by preserving hillsides, creek corridors, wildlife habitat, and stream restoration. Tassajara Road and Fallon Road have been identified in the City's General Plan as Scenic Corridors. The policies related to Scenic Corridors require preservation of views of scenic ridgelines, knolls, and backdrops from both of these roads. Grading and retaining walls will be required for interior roads, proper drainage, private park and open space, and suitable building pads while taking into consideration the hilly terrain. The proposed hillside grading will incorporate contours blended with the natural topography to avoid, as much as possible, excessive cuts and fills. Only..8 acres of the 19.5 acres of single-family development will have slopes in excess of 30%. However, other remedial hillside grading may be required to extend beyond the proposed on~site development envelope for the purpose of suitable slope ratios, slide repair and correct soil conditions.. Also, some off-site grading of an existing hillside on the property south of the project site will be required to meet the slope ratio standards of the Eastern Dublin Specific Plan with these proposed improvements, the ridgeline knoll views will be preserved. The proposed plan includes a private linear park within the northern path of the residential development and along the creek corridor at the base of the slope. This linear trail also extends along the east fork of the unnamed tributary of Tassajara Creek.. The PD-Planned Development zoning established the Private Page 4 of 14 NeIghborhood Park at one acre SInce the park will be less than two acres, It wIll remain under the ownership and mawtenancc responsibility of the homeowners aSSOCiation (HOA) but also will mclude a public access easement with expressed accc'lS to the reqUired public art In additIOn, .several pocket parks, a trail system, dnd d communIty vIneyard compnse the Improved open space and recreation areas Within the neighborhood A detention basin system, With upper dnd lower water quality ponds nearby, IS proposed north and west of the lmear park AU surface runoff from the developed areas of the .sLte will be collected and discharged Into this system Zoning/General Plan Zonmg - The [and uses With the initial Planned Development zonmg were approved as 1) PO-Smgle- FdmIly Resldenttal- 195 acres, 2) PO-Open Space - 468 acres, and PO-Neighborhood Park (Pnvate) - I acrc Net denSity for the 106 UnIt~ wlthm the resIdenttal zone IS 544 umts per acre when utlhzIngJust the developed portIOn of the site and 1 6 dwellIng UnIts per acre bTfOSS denSity when the entire site IS taken Into account o Smgle-Fa/1IlIy Reudenllal - The reSIdential area has been deSigned to take advantage of the natural features of the site Home sites step up the hills With thc nSIng topography All of thc UnIts will be sold as a sIngle-famtly product No mu1t1.famIly rental or apartments are proposed o Prlvale NeIghborhood Park - ThIS Neighborhood Park acreage adopted With the PO zonmg IS satlsficd by the lIncar park along the westerly boundary of the proJect and the TassUJara Radd/Fdllan Road landscapmg on Pdrcel C .shown on the Tentative Map, Attachment 3, book 2 of 2, CIVil Drawmgs' tab, page 8 The linear park (Parcel B) and Parcel C will have public access easement~, but will be pnvately owned and mamtdIned by the HOA The IInedr pdrk would be accessible from a trailhead on Tassajara Road or from Street 'B," which would be public nght-of- way o Open Space As stated abovc, opcn space and preservation reprc'lcnts a slgmficant theme of the Fallon Crossmg project Open spdce areas mclude a) the h,Uslde slopes, b) the creekSide linear park (mcludmg an Arts Park), c) the communIty vmeyard, d) the neIghborhood trail system, mdudmg the systems of mint-parks and greenbelts, e) TassaJara Road landscaped setbacks, and f) the natural floodwdter drdmage ::.ystem, mcludmg the proposed water quality ponds and detentIOn basm These areas are proposed to be owned, managed, and mamtamed by pubhc agencies (Zone 7), the HOA, ~peudl dl~tnct~, or d (,on~ervdtlOn mdndgement orgamzdtlon or land tru~t General Plan - the proJect IS consistent With the reSidential, rural agriculture and stream corndor land use deslgnatlOns and denSIties m the General Plan ANALYSIS The Applicant has submItted detailed matenals for a Stage 2 Development Plan, a Site Development ReVIew (SDR) application Includmg architectural and landscape gUldelmes and Vestmg Tentative Map (VTM) Tract 7617 The entIre package was reviewed by the Plannmg CommiSSIOn at ItS meetmg of November 13, 2007 Please see Planmng CommlsslOn Actwn on pagc 12 of thIS report for further mfarmatlan on the CammlsslOn s review The Plannmg Camml~~lon recommended approval of the Stage 2 PO dnd approved the SIte Development ReVIew/VestIng TentatIve Map Page 5 of 14 Stage 2 Development Plan The Stage 2 Planned Development I,', before the City Council this evenIng for review and approval This Staff Report also descnbes the vanaus components of the proJect which Include site design, architectural standards, conceptudl ldlldscape plans, and streetscape plans which address typical lot layout, plant palette, hardscape Improvements, parks, trails, open space, conservation areas, and water quality measures, Including water quality ponds and a detention basm The proposed Stage 2 Development Plan has been prepdred Il1 accordance WIth Section 8 32 of the ZonIng OrdInance, mcludll1g but not limited to I Site Development Standards 2 Parkmg Standards 3 Architectural Design Standards 4 Traffic, Circulation & Streetscape standards 5 Landscape & Open Space Standards 6 Phasmg ReSidential site dcvelopmcnt standards generally mclude tTIlnImum lot area, mll1lmUm lot Width (street frontdge), mmHnum lot depth, maximum lot coverage, mInimum setbacks (for front, rear, and sldeyards), maximum bUlldmg height, maximum bUildIng separatIOn, allowdble setback encroachments, and reqUired parkIng ReSidential Site Development Stdnddfds hdve been proposed for both the SIngle family detached resldcnha1 structures dnd the pdlred or duet Units The standards In Table 1 and associated notes have been prepared and are Il1cluded as part of the proposed Stage 2 PD zOnIng ardmance for thiS proJect which IS mcluded as Attachment 1 I Site Development Standards a e Ite eve opmen tan ar s ~ n ~ ~ ID U }JUk;I MinImum Lot Area 3 760 square feet 2 55G square feet Average Lot Area 4 7/2 square feet 2 813 square feet Minimum Lot Width (Street Frontage) 35 feet 20 feet MinImum Lot Depth 47 feet 38 feet Maximum Lot Coverage 55% 55% Maximum BUilding Height 35 feet 35 feet Minimum BUilding Separation 10 feet I 0 feet Minimum Setbacks Front I 2 feet I 2 feet to garage door 18 feet 18 feet to porch I 0 feet 10 feet ~ I 0 feet 10 feet Side Intenor 5 feet 5 feet street Side/corner lot I 0 feet I 0 feet Parking 2 covered I covered and Per Unit I uncovered tandem space Guest space per unit I curbSide I curbSide T bl 1 5 0 tS d d Page 6 of 14 NOTES I Garage setback reduced to 17 feet on private driveways (motorcourts) 2 Setbacks measured from property Ime 3 Items such as but not limited to air conditioning condensers porches chimneys bay windows retaining walls less than 4 feet In height, media centers etc may encroach 2 feet IOta the required setback of one Side yard prOVided that a minimum of 36 Inches of flat and level area IS maintained for access around the house 4 Setback for accessory structures shall be In accordance With the building code In effect at the time of constructlonlinstallatlon NOise generating uses such as pool and spa eqUipment shall be acoustically screened or outSide of the setback area 5 R.etalnlng walls up to 4 feet high may be use to create a usable level area Retalnmg walls In excess of 4 feet to create usable area are subject to review and approval of the Community Development Director Retaining walls over 30 Inches In height are subject to safety criteria as determined by the Building Official 6 BUilding setback shall be sublect to review and approval of the BUilding OffiCial for building code and fire code comptlance Setback to building overhang may be a 3 foot minimum or as reqUired by current City bUilding code standards 7 Where a minimum 5 foot Wide Homeowners ASSOCiation (HOA) parcel lies between a lot and an adjacent street, the lot IS not conSidered a corner lot and mterlor lot setback standards shall apply 8 CurbSide parkmg may be counted toward reqUired number of guest spaces 9 MaXimum building height IS subject to budding code reqUirements for access 10 The third floor must be stepped back from the front and rear elevations to reduce bUilding mass Third floor IS available on Duet Plan 5 2 only 2 Parkmg Standards The proposed project meets the parkmg reqUirements e<;tabllshcd m the Site Development Standards Generdlly, the Pdrkmg <;tandard for a detached reSidential Unit IS a minimum of two covercdlenclosed spaces plus a minimum of one guest space per Unit The Development Standards for duct umts arc lI1tended to represent the development of the dftorddble component of thiS proJect, one garage space and one uncovered space IS consistent With preViously approved stdndards per Chapter 8 68 IncluslOoary ZonIng RegulatlOns of the Dublm Mumclpal Code Guest Parkmg IS proVided curb::'lde throughout the neighborhood The Parkmg Plan shows. [19 curbSide spaces WhICh would prOVIde for 1 l2 guest spaces per umt which exceeds the City's reqUIrement The development standards referenced herem would become part of the Stage 2 Development Plan Ordmancc (sec Exhibit A to Attachment 1) Should thiS Applicant or any future Applicant propose modificatIOns to these standards, a reVised Stage 2 Planned Development would be reqUired 3 ArchItectural DeSIgn Standards The reSidentIal architecture theme for thiS Stage 2 Development Plan has been deSigned m the style representmg French hIllSide theme AU archltecturdl elements will be reqUIred to be articulated on all elevatIOns of each buIldll1g Each of the architectural stylcs mclude a vanety of textures, colors and matendls The color schcmes are mtended to complement the elevation styles, roof types, and accent matenals mcludll1g roof and extenor Page 7 of 14 materials; window frames and mullions; trims; railings; metaC stone, and wooden elements; and other details. The color schemes combined with the variety of elevation styles and the floor plans contribute to an integrated street scene. The architectural styles proposed for this project are described as follows.. English Country (A) - The English Country style features steep gable roofs, stucco exterior finish, narrow vertical elements, and both real and simulated wooden accents. Lower railings and posts are wooden while upper rails are metal. Windows are flanked by box panel shutters. Box bay windows are capped with metal seam roof where gable ends are accented with louvered vents and board and batten. English (B) - The English style proposed for the Fallon Crossing project provides a variety of materials and elements used to accent the stucco- finish exterior including stone veneer and brick borders along sills and headers. Roofs are steep gables or gablelhip combinations with dormer windows above, bay windows below, and wooden - shiplap accents in the gable ends along with vertical louvered vents. Other vertical elements include picket shutters and wooden porch posts. A precast keystone entry accent is applied to certain plans. French (D) - This style is characterized by a steep gable roof, a second story balcony, gabled dormer windows, and shiplap accents in the gable ends. Exterior finishes are primarily stucco with partial facades of brick veneer. Page 8 of 14 ~.~ - , . ~ p , "- ,oJ . J ..... .,. ..~. I: ::.I~I " _~.~ .~_j:. .. ~-{,'~~~~ .. I~":" "-. 1.;--t.'-'~"r..""::;:.-.'!W""\i'.."'.'- . If 'If ~ l:f~"'" ~:il;~;,!' '" " . ~ - I ,II."'" _ ;;:..: .' _ ,g;l;~ >:. ,,~. n~.~~;<.- iliiiiiiiiii' iij:;i liili.iiiiir '-":~~:i"o.:"l:.:;~_~,l~,;I- . .. " -i'::"~':;.'-' "iI'lf 'Ir ]A!:' , i ;" i L ~ _LJ. i}:'~' . _ _ . /~~,..-, ", , _.j L~$~" ;r~";~"I:''' French Count!',' ee) - French Country style is typified by stucco exterior, brick accents, and shed-roofed dormers on a steep-pitched gable roof. Lower bay windows are shaded with metal seam roofing in a faux verdigris finish. As with the English Country style, gable ends are accented with board and batten and vertical louvered vents. ,. Normandy (E) - In addition to the English style, the Normandy style incorporates flat concrete tile roofs, S-tiles along the ridges as an accent and ribs of a typically hip roof Brick veneer and faux cross or vertical cut timbers embellish the stucco exterior finish. Builtwout foam bands delineate the first and second stories, and shallow box bay windows project from the upper floors. As a part of the overall architectural design there are a number of required elements that should be installed with convenience and safety in mind, such as entry lighting, house addresses, and mailboxes.. Homeowners Association rules or standards in the City's Zoning Ordinance would be applicable to other elements and potential nuisance items such as awnings, antennas, satellite dishes, trash receptacles, and storage structures. Additionally, this project shall conform to the Universal Design Standards in the City of Dublin Municipal Code Chapter 7..90. 4. Traffic Circulation and Streetscape Standards Tassajara Road is currently a two-lane road extending from Dublin Ranch' over the hills and across into Contra Costa County. The Eastern Dublin Specific Plan anticipates that Tassajara Road eventually would be expanded to six lanes.. Fallon Road, proposed as a thoroughfare, ends at Tassajara Road as a four way intersection at the entrance to the Fallon Crossing development near the southwest comer of the project site. Fallon Road is nearing completion as the Silvera/Pinn Brothers project to the southeast is being developed. Vehicular and pedestrian access to Fallon Crossing will be from this intersection. Tassajara Road frontage improvements and completion of the Tassajara Road/Fallon Road intersection, including traffic signal modification, were conditions of approval for this project applied by the Planning Commission through it's approval of the Site Development Review and Vesting Tentative Tract Map. Access to the Fallon Crossing project would be from Street "'A' at the intersection of Tassajara Road and Fallon Road.. Just past the entry, Street "A" transitions to Street "B" which loops through the project and connects to a street within Silvera Ranch to the southeast as a secondary access point. Three cul-de-sacs take access to Street "B;" these are shown on the site plan as Courts "C," "D," and "E." These would be public streets.. The end of cach cui-dc-sac connects to a trail system through the community vineyard. Proposed public street sections arc comparable and similar to those already approved or built in other areas of the Eastern Dublin Specific Plan area. Additional circulation elements within the project will include three short motor courts, essentially functioning as private streets. For safety and maintenance purposes, a IS-foot wide emergency vehicle and maintenance road surrounds the perimeter of the developed area and separates it from the natural areas. Street bulb outs are used at comers and median islands are used at right angle turns to slow traffic and provide traffic calming measures. Community elements and landscape design components will create and enhance the identity and character of this neighborhood. Community elements are situated primarily within the public right-of-way and other public spaces throughout the project. They include community walls, theme walls, sculptured seat walls, accent paving, and street furnishings such as mailboxes, benches, and arbors.. In addition to the trailhead tower and park elements, the project entry is identified by a landscaped median and circular fountain reminiscent of a roundabout. The primary function of the median is to separate Page 9 of 14 incoming from outgoing traffic while providing a visually distinguishing landmark for this project. Management and maintenance of the common landscaped areas will generally be the responsibility of the HOA. s. Landscape and Open Space Standards As stated above, open space and preservation represents a significant theme of the Fallon Crossing project. The proposed project will maintain approximately 52 acres of open space including: a) the private creekside linear park (including the private arts park), b) the community vineyard, c) the neighborhood trail system, including the systems of mini-parks and greenbelts, d) Tassajara Road landscaped setbacks, and e) open space preserve. The majority of the open space preservation is located on the hillside slopes and in the natural floodwater drainage system, including the proposed water quality ponds and detention basin. Hillside & Creek Conservation Area , I :1 I .~. I.UUt 0'PiN ".-Ci OW'fERSHIP AND M"'IN'TEJrt"Nr.:~IlIiI!MI'tI""~llI1.fTI!'~ ~'lrIof:lAt'T" :wt~!1L: ~~!Ml~_ 1 T ~ -.---.--- = - -----. - ----... &;;l - -_.......,-".. 1....1It ................ -..... -... ~ \~:- ~--""""- OPEN SPACE MAP Hillside and Creekbed Conservation - These two areas comprise 46..8 acres of native hillside grassland in the northerly and easterly portions of the project site and the east fork tributary of Tassajara Creek along the westerly boundary of the project site. These areas are represented by Parcels A and H, respectively, on both the Tentative Tract Map (Attaclunent 2, book 2 of2, "Civic Drawings" tab, page 8) and on the Open Space Ownership and Maintenance Responsibilities exhibit (Attachment 2, book 2 of2, "Civic Drawings" tab, page 7). The open space corridor will maintain the "visually sensitive ridge lands" in accordance with the Eastern Dublin Specific Plan. Preservation of the western hillsides also contributes to the scenic corridor status of Tassajara Road. The east fork tributary of Tassajara Creek is the natural course for storm water runoff. The creek bank and corridor will be subject to a creek bank restoration and stabilization plan. A 100-foot setback from the top-of-bank on the east fork of Tassajara Creek has been incorporated into the design to protect wildlife habitat from human disturbance and protect development from major flood events. The two man- made retention ponds are located within each of these preservation areas and will be retained in their existing condition and in accordance with the habitat preservation mitigation measures previously Page 10 of 14 .0 adoptcd ImplementatIOn of Improvements withm this dramage way will reqUlre a streambed alteration agreement from the California Department ofFish & Game and the U S Anny Corps of Engmeers and an NPDES permIt from the RegIonal Water Quality Control Board These two areas will be protected through a conservation agency or land trust AddItIOnally, a Geologic Hdzdrd Assessment Dlstnct (GHAD) will be establIshed on a parttOn of the property for the long term mdll1tenance and momtonng of the large slope areas Lastly, the developed open space (parks, trails and vIncyard open space) will be mdmtamed by the HOA CandltIon~ of Approval secunng the establI<;hment of the GHAD were approved by the Plannmg CommlsstOn as a part of Its Site Development Review and Vestmg Tentative Tract Map approval which IS subject to CIty Council action on this Stage 2 Planned Development Water Quality and DraInage System - Water qUdlIty Improvements adjacent to the crcck area will mclude d detentlOn basIn between the upper and lower water qualIty ponds TI1lS area IS located wIthm Parcel H on both the TentatIve Tract Map (Attachment 2, book 2 of 2, 'CIVIC Drawmgs' tab, page 8) and on the Open Space Ownership and Mamtenance ResponSIbilities exhibit (Attachment 2, book 2 of 2, CIVIC Drawmgs" tab, page 7) The on~<;lte storm dram ::.ystem will be de<;lgncd to collect stannwatcr runoff trom the neighborhood streets, parks, and open space and direct It mto one of the two water qUdhty ponds After settling and filtration, the runoff would be released through an outfall and dlscharged mto TassaJara Creek As a supplement to the made.man water quality Impravemcnts, vegctatIan would rcmam m thc dramage area dfter development of the property, and the ponds dnd bd::'llls would be pldnted with trees, shrubs, and grasses as natural filtratlOn measures SpeCIfically, these facIlitIes WIll be subject to an easement to allow the HOA access to perform It<; responsibIlltIe<; for mamtenance Recreation Arcas - Dcvclapcd open space and rccreatlOn areas within thc proposcd Fallon Crossmg project mclude the linear park, the pocket parks, the commumty vmeyard, and the trail system The lmear park, associated pocket parks, and trail systcm serve the purpose of the one-acre NClghbarhoad Park deslgnatlOn adopted with the PO Lomng, although It WlU be pnvately owned and mdmtamed by the HOA The park IS located along the west Side of Street '8,' the mternal loop road wIthm the reSidential development and ed::.t bdnk of the east fork trIbutary to TassaJara Creek behmd the reqUired setback Thc detentlOn basm, water quality ponds, and natural dramage way separate the IInedr pdrk from the we~terly boundary of the project SIte The park IS acceSSible from Street '8,' the neighborhood trail system, and a trailhead at the edge of the landscape buffer along T d::.saJara Road It WIll mclude a pcdcstnan trail, pa::'::'lve recreation areas, sittmg areas, small lawn areas, native landscapmg, and an Arts Park area III accordance With the City'::. PubliC Art Ordmance A public... drt easement IS depicted on the Vcshng Tentative Map for the future placcmcnt of art Thcrc is also a public access easement withm the linear park to access thc public art area A focal pamt of the pedestnan trail <;ystems IS thc stone-clad entry tower With a steep, square-capped hip roof, archway opemngs, and stone-clad theme wall proposed at the trdn~ltIon of Strcets A' and B' Thts theme feature marks the trailhead of the Internal tratl system which IS a scenIC and safe method for trdver<;Ing the site and accessmg the communIty open space aredS The trail connects scvera1 pocket parks, mml-parks, and grecnbelts With access through the commumty vmeyard also via Pds<.,-throughs at the end of each cul-de-.;;ac SpeCIal traffic calmmg provlSlons, such as brIck pavers and a knuckle Island would be placed near pedes.tnan croSSIngs Trails Will be located, deSigned, and constructed outSide of the conservation areas to mmlmlze dls.ruptlOn to wildlife dnd maIntamed by the HOA Smce the lmear park will have public access, thiS portion of the trail ::.ystem Will be ADA acceSSible AddItionally, access to and through the linear park for the public art IS mcluded as part of the project Page 11 of 14 Cammumty VIneyard - The commullIty vIneyard (Parcel D) IS d 3 I ~acre site which provides a method of slope management and preservatIOn of open space m keepmg with the French hillside theme It will be planted by the developer under the gUIdance of vmeYdrd specIaIJst The HOA will be re::.ponslblc for ItS management dnd upkeep The optIon of producmg frUlt-beanng vll1es hds yet to be determmed based on d cost shanng arrangement with d local wmery, the proceeds may be used to off-set maIntendnce expenses In the case of non~frUlt beanng vmes, color and foliage would be provided on the <;lapc while mllllmlzmg the need for complex mamtenance decIsIOns and harvest activItIes Details of the plantmg, mall1tenance and harvestll1g will be pdrt of thc final landscape plan Landscapmg - The landscape plans provided wIth thIs apphcatlOn Idyout the streetscape and treatment of public or roadside nght-of-way (whIch IS descnbed on page 9 under the Traffic CirculatIOn and Streetscape Standards) areas m terms of landscape matenals, hardscape design, and typIcal front yard landscdpmg for rcsldentJallats A conceptual landscape plan has been prepared for the project as d whole It lI1cludes d pdlette of landscape matend!<, mcludmg a hierarchy of street trees, flowenng shrubs, medldn plantmgs, and ground covers Common area compnses a large part of the landscape area In additIon, the proJect IS designed to physlcdlly and Visually connect to the natural environment at different scales by onentlng llllltS and views to the open ::.pace and Incorporatmg trdIl dcce<;s Into these spaces Somc of the hillSide slopes around and above the development whcrc remedtal grading was ncccssary to correct slope defiCienCies or where transitIOnal gradll1g WdS neccs<;ary Will be hydroseeded with natIve grasses to qUickly vegetate the hillSides dnd control eroslOn 6 Phasmg Stonn drmnage, sewer, and wdtcr backbone Improvement<; Will be constructed as d smgle phase for the project ActlvatlOn and service will be tImed with the development of the associated phYSical Improvemenb and the homes The developable portIOn of the Site wtll undergo bulk gradmg to accommodate the vanaus mes of the property to achieve a balance cut and fIll All site retammg wdlls essential to the development ofthe lincar paIk, home ::'lte<;, and entry feature elements will bc constructed as part of the smg1e phasc All proposed uses dre wnSlstent with the penT1lttcd uses approved by the Stage 1 Development Pldn, and proposed densltle<; remam wlthm the stdndards The necessary findmgs for consistency are contdmed III the proposed Stage 2 Developmcnt Plan Ordmance (Attachment 1) Plallnmg COmmlMl(JIt Ac.tlOn The Plaolllng CammlsslOn, dt ItS mcctmg of November 13, 2007, (see Attachment 4 for draft mmutes) dIscussed the proJect, complemented the development team on the quality of thclr package and a..ked a sene<; of questIons regardmg aspects of the project mcludmg, maIlbox locations and archltecturdl detmlmg on the Sides and rear elcvatlons dS well as the detail::. for the wall along TassaJara Radd and the landscape details referenced m the project narrative The pnmary dlscus::'lOn pomts focused on the amount of parkmg m proximity to the duct UnIts Ultlmately the Plannmg Commtsslon requested Staff to work with the developer to prOVide a few more parkmg stalls m closer proximity to the llllltS m questIOn which would be along Street B" The Plannmg CommiSSIOn also discussed the amount of open space, the vmeYdrd arca and the GHAD and expressed concern regardmg the HOA cost of mamtammg these areas and the Impact such costs wuld have on the affordabIllty' of both the mcluslOnary umts and the market rate umts The Planlllng CommlsslOn unalllmously voted to recommend to the City Council approval of the Ordmance estabhshmg the Stage 2 Development Plan (Attdchment 5, Plannmg CommiSSIOn ResolutlOn 07-58, November 13, 2007) AdditIonally, the Planmng CommiSSion approved the Site Development Page 12 of 14 Review and the Vesting Tentative Tract Map (See Attachment 6, Planning Commission Resolution 07-59, November 13,2007). Inclusionary Zoning/Affordable Housing: The project is required to comply with the City's Inclusionary Zoning Ordinance for affordable housing. This provision requires new residential projects to include 12..5% of the units within the new residential project as affordable.. Based on the total number of units, 13.25 units would be required to meet the affordability standards.. The Ordinance also allows for the payment of in~Iieu fees of up to 40% of the required affordable units.. The Fallon Crossing project proposes to provide the eight (8) paired or duet units on Lots 19, 20, 33, 34, 52, 53, 63 & 64 as affordable units. These units represent 67% of the affordable housing obligation while the remainder would be covered by the payment of an in~lieu fee and is included as a Condition of Approval of the project. The affordable housing component will be addressed in a separate affordable housing agreement prior to recordation of the final subdivision map.. The Development Standards for these units are included in the Stage 2 Planned Development (see Page 4 of Attachment 1). Public Art: The proposed project is subject to compliance with the City's Pllblic Art Ordinance. The Ordinance requires the Applicant's contribution to be ..5% -. of the aggregate value of the home construction to be determined and calculated by the City's Building Official. This calculation would be made in conjunction with the Site Development Review (See Condition No.6, Attachment No.6) for the public art as a part of the project. The value of the public art is calculated at $166,176.35. The FaUan Crossing project proposes to integrate an Arts Park area as a supplemental part of the neighborhood linear park along the westerly boundary. The Arts Park would be located at the north end of the park. The Preliminary Landscape Plan delineates this area. In addition to landscaping, the Arts Park portion would include the design, construction, and installation of a commissioned sculpture or sculptures. The Public Arts Park portion would be owned and maintained by the HOA subject to a public access overlay easement. A determination on the art to be provided will be finalized as a cooperative team approach between the City of Dublin Parks and Community Services Department, the project landscape architect and the artistes) at a future date. DEVELOPMENT AGREEMENT: As part of the annexation of the land into the City of Dublin, the Applicant entered into a pre-annexation agreement with the City of Dublin.. The Pre-Annexation Agreement covered the advance, payment, or reimbursement of funding for the area. That agreement will serve as the framework for the required Development Agreement to follow between the City and the Applicant/Developer as an implementation measure and is required by the Eastern Dublin Specific Plan. The Development Agreement will be based on the standard form prepared by the City Attorney and adopted by the City Council for projects located within the Eastern Dublin Specific Plan area.. The proposed Development Agreement between the Applicant and the City will be presented to the Planning Commission and City Council for recommendation at a later date.. Page 13 of 14 ENVIRONMENTAL REVIEW An MND/ll1ltlal Study was prepdred for the proJect and circulated for pubhc review as part of the pre- zanmg, pre-annexatlOn agreement, and Stage 1 Development Plan m February/March, 2006 Based on the project descnptlon which retdms more than two-thirds of the site In open space, and the updated techmcal studies, the MND/lmtml Study detenmned that the project could result m slgl1lficdnt but mltIgatablc Sltc- specific Impacts MItigation measurcs added from prevIOus environmental reviews pertaIned maInly to storm water run-off measures and traffIc Improvements reqUired by Improvements plans and regulations not aVailable or In effect dUrIng prIor environmental d5.SeSsments Although the project site was located wlthtn the unIncorporated area at the tIme, the Fallon Crossmg project was Included m the Eastern DublIn Speufic Pldn area The Environmental Impact Report for the Eastern Dubhn SpeCIfIc Plan area was certified by the City Council on May 10, 1993 (SCH # 9 t 103064, ResolutIOn 51-93, lI1corporatcd hercm by reference, hereafter "Eastern Dublm EIR") The Eastern Dublm ErR Ib a progrdffi EIR that antIcipated sevcra1 subsequent actions relatcd to future dcvelapmcnt m Eastern Dublm The EIR Identified some Impacts from nnplementdtlOn of the General Plan/SpecifiC Plan that could not be mitIgated Upon certIficatIon of the EIR, the City ddapted a statement of overndmg conSlderdtIon<:; for such Impacts The City also adopted a mitIgatIOn momtanng program, which Illcluded numerous measures mtendecl to reduce Impdtts trom the development of the Eastern Dublin area Addlttanally, based upon preVIOUS envlro11lnental documentatIon dnd the dnalysls of the proposed proJect, the City of Dublin, as thc lead Agency, prepared and adopted a Mltlgdted Negdtlve DeclaratIon for the proJect The public review pcnod was from February 14, 2006 to March 16, 2006 Dunng the public review perIod, the City received 3 letters commcntmg on the proposed project dunng the public review penod The City Council adopted the Mitigated NegdtIve Declaration on May 16, 2006 The project proposes no substantial changes to that analyzed m the MND, therefore no addltlOnal envlf011lnental analYSIS IS rcqUlrcd at thiS tune PUBLIC NOTICING In accordance With State law, a public... notice was mailed to all property owners and occupants wlthm 300 fcct of the proposed project to advertise the proJeGt dnd the upcommg public hcanng A public notice was also pubhshed In the V dlley Times and posted at severallocatlOns throughout the CIty \ CONCLUSION The propo<:;cd Fallon Crosslllg project prOVides a practIcal and effiCient land use pattern for prebervmg the topography of the hillSides dnd ndtural dramagc system of the upper TassaJUra Creek wrndor whIlc mamtdll1lng scel1lc corndar qualitieS and enhancmg the natural environment The proposed Stage 2 Development Plan IS compatible and cansl:.tent With the Stage I Planned Development for the development of 106 homes RECOMMENDATION Staff recommends that the City Council 1) Receive Staff presentation, 2) Open the pubhc heanng, 3) Take testimony from the Applicant and the public, 4) Close the public heanng, 5) DelIberate, and 6) Waive readmg and mtroduce dn Ordinance approvmg a PD reLomng and related Stage 2 Develapmwt Plan (Attachment t) Page 14 of 14 } ~2J3 OR[.HNANCE NO XX - 07 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ***************************************** AMENDING THIE ZONING MAP TO REZONIE A 67 8 ACRE AREA KNOWN AS FALLON CROSSING TO PO-PLANNED DEVELOPMENT AND APPROVING A RElATIED STAGE 2 DEVELOPMENT PLAN PA 04-016, APN 985-0002-001 The Dublin City Council does ordaIn as follows / \ SECTION 1 FmdIngs A Pursuant to SectlOn 8 32 070 of the DublIn Mumclpal Code, the CIty Council finds as follows 1 The Fallon CroSSIng PD-Pldnned Development zomng, mcludIng a Stage 2 Development Plan, meets the purpose and mtent of Chapter 8 32 m that It proVIdes a comprehensive and c.oardInated development plan for a reSidential tract WithIn the Foothill ReSidential subarea of the Eastern Dublin SpeCific Plan area, and as further descnbed below, the project contmues to proVIde a desIrable use of ldnd that IS sensItive to surroundmg land uses by makIng effiCient use of development areas so as to pre~erve hillSide and natural dramage ways, conserve open space, and allow sensItIve slope and blOloglcal dredS to be undeveloped 2 Development of PD-Planned Developmcnt zomng, meludmg a Stage 2 Development Pla.n, will be harmamaus and compatible With eXistIng and future development m the surroundIng ared In that thc land uses and site plans proVide effective tranSItions from canstramed areas to development drea~ while mamtammg an attractive frontage along TassaJara Road and Fallon Road ImplementdtIon of the development plan wLll mdlntdm open space uses along luHsldes and an eXisting natural tnbutary and draInage way to TassaJara Creek, c.onSlstent With other development III the ared B Pursuant to Sections 8 120050 A and B of the DublLn Mumclpal Code, the City Council finds as follows I Development of Fallon CroSSIng under the PO-Planned Development zomng, mcludmg a Stage 2 Development Plan, Will be harmonIou~ and compatible With eXlstmg and future development In the sUIToundmg area In that the land uses and site plan proVide effective tranSItions from canstramed drea~ to ..- development areas while maIntammg an attractive frontage dlong TassaJara Road and Fallon Road ImplementatIOn of the development plan will maIntaIn open space on hIlblde~ dnd WIthin a natural tnbutary and drainage way to TassaJara Creek, cansLstent With other development m the area 2 The area of Fallon Crossmg proposed for development IS phYSically SUitable for thc type and intensity of the proposed LOlling dlstnct In that the portion of the site proposed for development IS the most SUitable for bUildmgs A large a.mount of open space In the eastern hills dnd along an eXltmg natural tnbutary to TassaJara Creek wLiI be preserved EXlstmg Infrastructure (mcludmg roads, sewer, storm dram, potable and recycled water, natural gas, and electn(,lty) IS or WIll be located Immediately adJacent to the sIte The proJect IS large enough to proVide hou~Ing as well as open space for future reSidents The fleXIbility of the proposed PD-Planned Dt.velopment dlstnct allows development to be tailored to onSltc condItIOns, dS well as the deSIgn and development standards m the Stage 2 Development Plan :r--t~-tt=&,:3 12-{'-f{ 01 M!Ir ATTACHMlENT 1 V Page I of6 d 1c.2/3 3 The proposed PD-Planned Development zomng wIll not adversely dffect the health or safety of persons residing or working In the VICInIty, or be detnmental to the pubhc health, ~afety and welfare In that the project desIgn provides and an open space corndor to create a buffer between developed and natural areas, IS sensItIve to bIOlogy and topographIcal features, will comply WIth all applicable development regu1atlOns and standards, and will Implement all adopted mltIgatlOn medsures 4 Thc PD-Planned Development ZOOlng IS consistent With the Dublin General Plan and Eastern Dublin Specific Plan In general dnd dS amended m connectIon WIth pnor project approvals In 2006 The project IS WithIn the densIty range of the Smglc Family Residential de5.LgnatlOns of both the City of Dublin General Plan Land Use Element and the Eastem Dublm SpeufIc Plan (as amended), It dlsa provIdes open space required by the Land Use, Parks and Open Space and Conservation Element<;, roadways consistent With the Cm,ulahon Element, adequate public facilitIes as reqUired by the Schoal<;, PublLc Ldnds and UtilItIes Element, Hausmg as desired by the Hausmg Element, and safe desIgn as reqUIred by the SeIsmIC Safety Element C Pursuant to the CdlIfornla EnVIronmental Quality Act, the City Council certified a program Envlromnental Impact Report (' ElR") for the Eastem Dublm GPA/SP ProJect on May 10, 1993, and an addendum to update plans to provide sewer f:,ervlce The May 10, 1993 program EIR, the May 4, 1993 addendum, and the August 22, 1994 addendum are collectively referred to as the Eastern Dublm ElR Also, on MdY 16,2006, the CIty Council dpproved a MItIgated NegatIve DeddrdtIon by Resolution 71-06, mcorparated herem by reference and on file With the City for prezanmgs, and rclated Stage 1 Development Plans, an dnnexatlOn applIcatlOn, and a preannexatlOn agreement for Fallon Crossmg P A 04-016 and the Frednch property The Mlhgdted Negative DeclaratlOn together With the previously certIfied Eastern Dublin EIR adequately descnbes the Impacts of the proposed project SECTION 2 Approval ofZonmg Map Amendment Pur<;uant to Chapter 8 32, Title 8 of the City of Dublin MUl1lcLpdl Code, the City of Dublin Zomng Map IS dmended to rezone the followmg area to a PD-Planned Development zonmg dlstnct A location map of the zomng area IS shown on the nght PROJECT SITE ApproXimately 67 8 acres located at the northeast mtersectlOn of Tassajara Road and Fallon Road m the northeastern area of the City and wlthm the Eastern Dublm Spectfic P1dn (APN 985-0002-00 I) The zOl1lng chstnct for FaHon Crassmg, mcludmg the Stage 2 Development Plan, IS located WithIn the City of Dub1m ~ -N- ( UN ~ ~ ~ ~ G. AS/!Ii D/lflf" 8\1I'r ;fl" ~~ h " VICINITY MAP lIor ro SCALE Page 2 of6 '" 3D;f..213 SECTION 3. Approval of Stage 2 Development Plan The regulations for the use, development, improvement and maintenance of the project area are set forth in the Stage 2 Development Plan below, which is hereby approved. Any amendments to the development plans shall be in accordance with Section 8.32..080 of the Dublin Municipal Code or its successors. Stae:e 2 Development Plan. See Development Plan Books 1 and 2, confonning to plans prepared by Ruggeri, Jensen, Azar & Associates; the Dahlin Group; and Ralph J. Alexander & Associates labeled "Fallon Crossing - Stage 2 Planned Development; Site Development Review, and Master Vesting Tentative Tract Submittal" dated November 5, 2007 and is also referenced as Attachment 3 to the Planning Commission Staff Report dated November 13, 2007 and Attachment 3 to the City Council Staff Report dated December 4, 2007. 1. Statement of compatibility with Stage 1 Development Plan. The Stage 2 Development Plan is consistent with the Stage 1 Development Plan previously adopted by Ordinance 07-06. 2. Statement of uses. See Ordinance 07 -06.. 3. Stage 2 Site Plan. As shown below. " t .~. .......... .- - g~ ===-~~....- ./ .. ---. ~ ~l: ~""l,f'lIIIIbWII JlM'lM~ ~~,. --..'---.. ---- -, -_ ~_ I, .. ~~'~.'~'~< ''7.........~::;cl2~ 4. Site area densities. As shown on Stage 2 Site Plan above, see also Ordinance 07-06. Page 3 of6 It~ ~ J3 5 Development regulations As shown below Ie eve opmen an ar 5 0 U}"A~ ~~ ~ Minimum Lot Area 3 760 square feet 2 550 square feet Average Lot Area 4 712 square feet 2 813 square feet Minimum Lot Width 35 feet 20 feet (Street Frontage) Minimum Lot Depth 47 feet 38 feet Maximum Lot Coverage 55% 55% Maximum BUilding Height 35 feet 35 feet MInimum BUilding Separation I 0 feet I 0 feet Minimum Setbacks Front 12 feet I 2 feet to garage door 18 feet I 8 feet to porch I 0 feet I 0 feet Rear I 0 feet I 0 feet Side interior 5 feet 5 feet street side/corner lot I 0 feet I 0 feet Parking 2 covered I covered and Per Unit I uncovered tandem space Guest space per Unit I curbside I curbside St 0 t St d d NOTES I Garage setback reduced to 17 feet on private driveways (motorcourts) 2 Setbacks measured from property line 3 Items such as but not limited to air conditioning condensers porches chimneys bay windows retaining walls less than 4 feet In height media centers etc may encroach 2 feet Into the required setback of one side yard provided that a minimum of 36 Inches of flat and level area IS maintained for access around the house 4 Setback for accessory structures shall be In accordance with the building code In effect at the time of construction/installation NOise generating uses such as pool and spa equipment shall be acoustically screened or outside of the setback area 5 Retaining walls up to 4 feet high may be use to create a usable level area Retaining walls In excess of 4 feet to create usable area are subject to review and approval of the Community Development Director Retaining walls over 30 Inches In height are subject to safety criteria as determined by the BUilding OffiCial 6 BUilding setback shall be subject to review and approval of the Building OffiCial for building code and fire code compliance Setback to building overhang may be a 3 foot minimum or as required by current City building code standards 7 Where a minimum 5 foot wide Homeowners Association (HOA) parcel lies between a lot and an adjacent street the lot IS not considered a corner lot and interior lot setback standards shall apply 8 Curbside parking may be counted toward required number of guest spaces 9 MaXimum building height IS subJect to building code requirements for access 10 The third floor must be stepped back from the front and rear elevations to reduce building mass Third floor IS available on Duet Plan 5 2 only Page 4 af6 5 ~ 2/3 SINGLE-FAMilY DETACHED/ATTACHED SITE DEVELOPMENT STANDARDS - III .. c: ~~ .oj " --'1- IF/:. .k--(L- ( 11,/\ /\ fir ' lit \ ( \ - I II-~- 1- ]: I' I ~! I' I 2 Ih S e t:! ~ - ';.!.,f I!Irn1 IC~---.-\ ~=..II LI I ~ ~1 rv-i .,JlrT I r r d & r..a- 'p mlllt- --"<- :..11 ::~ r-6- mhl to _ ~. ml" L I i N ~ I I" b ! ~- " ~j 17\ -\ I i J \ I \ I I / \ , I 11[-11 ~ ~ <tt.!! II '\. II _ .....a l! mto _ "1f~e a '" o ::. n L~ I '--- d i a .. ii1f[lllD<C~!l.. DNYlE~nlO1lm l!:.(o)ii" $lEii'lB3A<CW (9)O&lGJMM YW[P)O<C~11 C<O>~L~He~ 1L(O)!i' $!Eii"lB3~rCc\{ lO>n~~~b\1rtfiI 6 Architectural standards See Book I of 2, Applicant's submittal package dated November 5, 2007 and IS also referenced as Attachment 3 to the Planmng Commission Staff Report dated November 13, 2007 and Attachment 3 to the City Council Staff Report dated December 4, 2007 7 Prellmmary Landscapmg Plan See Book I af2, Applicant's submittal package dated November 5, 2007 and IS also referenced as Attachment 3 to the Planmng CommlSSlOn Staff Report dated November 13, 2007 and Attachment 3 to the City Council Staff Report dated December 4, 2007 8 Traffic, Circulation & Streetscape standards See Book 1 of2, Applicant's submittal package dated November 5, 2007 and IS also referenced as Attachment 3 to the Plannmg Commls~lon Staff Report dated November 13, 2007 and Attachment 3 to the City Council Staff Report dated December 4,2007 9 Phasmg The Fallon Crossmg project will be developed as one phase SECTION 4 The use, development, Improvement, and mamtenance ofthe proJect properties shall be governed by the Dublm Zomng Ordmance except as prOVided m the Stage 2 Development Plan SECTION 5 ThiS Ordmance shall take effect and be enforced thirty (30) days fallowmg Its adoptIOn The CIty Clerk of the City of Dublm shall cause thiS Ordmance to be posted m at least three (3) public places 111 the CIty of Dubl1l1 111 accordance With Section 36933 of the Government Code of the State of California Page 5 of6 ~ 1.2-/3 PASS ED AND ADO PTE 0 BY the Cl ty Council of the Cl ty of Dublm, on this t 8th day of December, 2007, by the followmg votes AYES NOES ABSENT ABST A[N Mayor ATTEST City Clerk (, IP Uf\2004104 (J16 Mil ,IOJ! Pea!. Slant/wd Pacifn IPC I! I J ()7Id",jiOH! Stage 2 doc Page 6 of6