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HomeMy WebLinkAbout8.3 PA 09-011 Jordan Ranch Staff Report oF 1)(r, STAFF REPORT 1 62 PLANNING COMMISSION <<llir'o~~~° DATE: May 11, 2010 TO: Planning Commission SUBJECT: PUBLIC HEARING: PA 09-011 Jordan Ranch Planned Development Rezone with a Stage 2 Development Plan, Site Development Review, Vesting Tentative Map 8024, Development Agreement, and approving findings in a CEQA Addendum. Report Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of the project known as "Jordan Ranch" located within the Fallon Village Project. The current applications include a Stage 2 Planned Development for the 189+ acre Jordan Ranch area, Site Development Review, Master Vesting Tentative Tract Map 8024, Development Agreement, and CEQA Addendum determining no further environmental review is required based on prior certified EIRs. The Jordan Ranch project proposes the development of as many as 780 residential units within six neighborhoods. It also includes a mixed-use component, as well as an elementary school site, community park, neighborhood park, neighborhood square, semi-public use, open space, and related infrastructure. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt the following Resolutions: a. Resolution recommending the City Council approve findings in a CEQA Addendum determining no further environmental review is required based on prior certified EIRs. b. Resolution recommending the City Council adopt an Ordinance approving a Stage 2 Planned Development. c. Resolution approving Site Development Review and Master Vesting Tentative Map 8024 for 780 residential units within Neighborhoods 1 through 6. d. Resolution recommending the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and BJP ROF Jordan Ranch LLC (represented by Mission Valley Properties).: ; !,kJ Submitted By. Re/61e;inre,d By Consulting Planner Planning' Nlanager COPIES TO: Applicant File ITEM NO.: Page 1 of 20 Ci:IPziR120091PA 09-011 Jordmt RarrchlPC Meeting 5.1 L IOIF/A!4I PC SraJjReport 5 11 70.D0C DESCRIPTION: Jordan Ranch is comprised of two properties totaling approximately 189.4 gross acres located within the west/central portion of the 1,134 acre area approved as the Fallon Village Project area. It is bounded to the north by Positano Parkway and to the west by Fallon Road. The southerly boundary of Jordan Ranch generally is located along a low knoll between the future east-west extensions of Dublin Boulevard and Central Parkway. To the east, another ridge line on the most westerly of the two Croak properties, serves as its easterly boundary. A remnant portion of Jordan Ranch is separated by Positano Parkway and the previous dedication of Positano parkway itself, reduces the area of Jordan Ranch referenced in this application to 187.9 acres. Dl1PLJN LIIVFRN40RE . Cftl7Rht l L.,. ~C. 7 N.'GMW.tY 530 o~ ~SP ~S ~ Qe e i y L IV'~' RMORE f'l_EASANTON I VICINITY MAP The Jordan Ranch project site historically was used for cattle grazing and is characterized by rolling hills and grasslands. The ranch home and barn structures recently were removed, and the site is used only occasionally for cattle grazing. The property is crossed by three natural drainage ways. The most significant one crosses the property centrally and diagonally running in a southwesterly direction. This natural feature is required to be preserved by the Resource Management Plan reviewed by the City Council and will remain as part of the open space corridor. It contains some small natural ponds and virtually all of the limited number of trees on the property. A man-made stock pond, behind the former ranch house, is well-fed and remains wet year-round. This drainage way has been documented as a habitat area for the California tiger salamander and the red-legged frog. New and enhanced features will be created as a mitigation measure for wetlands habitat impacts identified as a result of the proposed project. Page 2 of 20 Background The Jordan Ranch properties were part of an earlier annexation known as the Eastern Dublin Property Owners (EDPO) annexation area and were annexed to the City in 2002. A General Plan Amendment, Specific Plan Amendment, Planned Development Rezone with a Stage 1 Development Plan and a Supplemental Environmental Impact Report (EIR) were approved in 2005 for Fallon Village, which includes Jordan. The approvals included an amended land use plan to address the requirements of the Resource Management Plan (RMP) and Airport Protection Area (APA). The plan approved up to 1064 units on the Jordan property. In 2007, the City Council reviewed usable yard areas within the Medium Density land use designation. Ordinance 45-08 established that 50% of the units within the existing Medium Density land use designation on the Jordan property shall have a minimum of 400 square feet of contiguous flat usable yard area, have a minimum dimension of 18 feet X 18 feet and include a privacy fence. Current Application The current application includes a request for: . Planned Development Rezone with a Stage 2 Development Plan • Site Development Review for the six neighborhoods within the project • Master Vesting Tentative Map 8024 to create 252 lots of 4,000 and 5,000 square feet for single family detached homes, 111 lots for detached cluster units, 94 lots for detached alley loaded units, Lots for 218 townhouse (condominium), Lots for 105 condominium units and up to 12,000 square feet of retail commercial uses, 3 parks, 1 site for semi- public uses, 1 elementary school site and various open space lots. • Development Agreement • CEQA Addendum ANALYSIS: The Stage 1 Planned Development anticipated a maximum of 1,064 residential units for Jordan Ranch and a maximum of up to 83,635 square feet of non-residential (commercial) use. The proposed land use distribution for Jordan Ranch somewhat increases the acreage for Low Density and Medium Density Residential, and decreases the acreage for Medium-High Density residential and substantially reduces the number of allowable units from a maximum of 1,064 units to a maximum of 780 units. The Eastern Dublin Specific Plan recognizes that roadway alignments and land use boundaries are approximate and that flexibility will be needed when interpreting the plan. It further notes that minor adjustments to roadway alignments and boundaries may be necessary and that the Land Use Map must be used in conjunction with plan goals and policies. Minor shifting of land use boundaries were needed to establish the minimum density requirements and provide usable yards within the Medium Density land use designation. Page 3 of 20 STAGE 2 PLANNED DEVELOPMENT - The Jordan Ranch Stage 2 Development Plan would establish: 1) the overall layout and neighborhood configuration; 2) Development Standards/Regulations; 3) Architecture; 4) Traffic and Circulation; and 5) Landscape. The Stage 2 Development Plan most importantly addresses: • Residential Design Guidelines Development Regulations and Standards * Streetscape * Lot sizes • Neighborhoods Building Heights * Residential Unit Types * Private Open Space and Yard areas * Architectural Styles Parking Site Plan and Densities Under the Stage 2 Planned Development, Jordan Ranch has been planned for six neighborhoods. Jordan Ranch is planned to provide both single-family and multi-family housing through a variety of neighborhood types. The Applicant has stated its intentions to create affordability by design and by making a conscious effort to limit the size of the homes while maximizing the public and private open space within the community. Please refer to the map below for the location of each neighborhood. Table 1 identifies Neighborhoods 1 through 6 by: neighborhood, number of units, acreage, and resulting density on a gross basis. - - - - - - - - - _ _ NEIGHBORHOOD 1 (SINGIE fAMiLY HpMES) ~ i ~ ~ ; ~ x` . ~ , . . NEIGHBORHOOD 2 ~ N GHBORHOOD 3 (SMALI LOT ALLEY) ~ ~ ~ ~ ~ ~ . NEIGHBORHOOD S (rown:curs) . N£IGHB OOD 4 OwHS. f~ ~ . . . , . . ,.a .7.1 ~ . ~ NEIGHBORHOOD 6 (TOwN,'fLAis) . . . ' , _ . - . . _ .~r. Page 4 of 20 Table 1: Residential Unit T pes and Distribution Unit T pe No. of units Neighborhood Densit Acreage Land Use/Zone Detached- Single-Famil • 5,200 sf minimum 80 du 1 Low Density Residential lot 4.8 du/ac • 4,000 sf minimum 172 du 1 47~0 Low Density Residential lot 4.8 du/ac . 4-unit Clusters 111 du 2 6.9 du/ac 15.4 Medium Density Residential • Small Lot/Alley 94 du 3 6.9 du/ac 11.1 Medium Density Residential Loaded Subtotal 457 du Attached - Multi-Family & Mixed Use • 3-story Townhomes 126 du 4 14.1 du/ac 9.3 Medium High Density Residential • 3-story Towns Medium High Density w/Flat 92 du 5 14.1 du/ac 5.6 Residential Live-work O tions • 3-story Towns w/Flat 91 du 6 15.9 du/ac NeighborhoodNillage Live-work O tions 6.6 Commercial • Loft over Retail 14 du 6 15.9 du/ac (Mixed Use) Commercial Subtotal 323 du Total 780 du 8.21 du/ac 95 Neighborhood 1: Neighborhood 1 is located northeast of the open space corridor and the neighborhood park. This neighborhood includes detached single family homes. Traffic circulation connects through to the Cantara neighborhood of the Positano project to the north. Neighborhood 2: Neighborhood 2 is located along southwesterly side of the open space corridor. These lots are arranged in clusters of 4 homes with vehicular access from a shared private driveway (side-loaded). The Clusters are arranged with abutting rear yards with adjacent lots to maximize the distance or setbacks between building area. Side-loaded units abutting common space or open space have pedestrian access to a series of paseos. Neighborhood 3: Neighborhood 3 includes alley-loaded homes situated around common private open space area. The homes in this neighborhood are arranged to face a series of common landscaped areas while taking garage access from an alley (rear-loaded). To maximize private yard area between the units, adjacent properties are granted an easement extending within the sideyard set back to the wall of the adjacent structure. Neighborhood 4: Each of The 126 3-story townhouses is located within one of 24 buildings. A common area greenbelt runs through the center of Neighborhood 4. Buildings face either onto a common landscaped area or a public street. Neighborhood 5: 19 3-story buildings (Buildings 19 through 44). Neighborhood 6: Neighborhood 6 is the 6.6-acre Mixed Use component along the south side of Central Parkway surrounding the Neighborhood Square. The Medium High Density Residential use is intended to liven the neighborhood center and provide retail use or local services. The area is planned for 91 units within 15 3-story buildings (Buildings 45 through 58) in the same configuration as those in Neighborhood 5. Buildings 59 and 60 would be built as 2 3-story buildings. Page 5 of 20 Architectural Styles Jordan Ranch is designed to reflect a time when simple farmhouses, cottages, and barns were the predominant structures among the rolling hillsides. The design intent is to create a community that touches upon the history of the site. To accomplish this goal, a palette of rural architectural styles have been proposed including: A) Farmhouse, B) Cottage, C) Shingle, D) Folk Victorian, E) Italianate, F), Colonial, and G) Rural Contemporary. Architectural styles throughout the neighborhoods of Jordan Ranch shall be guided by the following features: • Architecture shall be simple in massing and form and provide visual interest. • Architectural elements and materials shall be mixed and matched among elevation styles to provide variety. • Color palettes shall be bold and appropriate to the style The following is a description of the proposed architectural styles. (A) Farmhouse - This style is used in all but Neighborhood 6 and is distinctly different in its use between the single family detached units and the multi-family attached units. Roof forms are steep pitched gables with shed roof lifts and metal accents, including metal gutters. The Farmhouse style includes many of the wood theme architectural elements for Jordan Ranch such as board and batt siding, narrow lap siding, vertical bead board, and brick and stone accents. Gable ends may be embellished with angled wood barge rafter, board and batt, or lap siding. Windows are vertical and may have detail shutters or be supported by wooden corbels. Porch column may be a double wooden post or square wood column supported on a stone base. Upper balcony railing may be wood post or metal. (B) Cottage - The Cottage style incorporates square or rectangular forms using gable roof or modified hip covering a gable end. Roofs are accented with dormer sequences and exposed rafters. Gable ends may be embellished false vents. Exterior finishes use stucco with stone veneer accents or narrow lap siding. On some plans, board and batt accents are used on upper levels. Square wooden columns support porches, and windows are heavy framed. Bay windows may be supported with a vertical bead board base. (C) Shingle - As its name implies, the featured exterior material of this style is a wooden shingle. This style uses a gable roof form with hip or shed accents. Alternative exterior material includes narrow lap siding as a variation. Diamond shingles may be used to embellish the gable ends, and dormers may be arched or rounded. Exteriors may incorporate a round or oval accent window. This style offers the most variety in porch enclosures, railings and columns including low stone wall with brick trim or wood railings with crossed pickets. Porch columns are shown as round and classic, or square and wooden. Bay windows may be framed by wooden box or accented by corbelled pot shelves. (D)Folk Victorian - The folk Victorian uses a gable roof form with hip or shed accents, and dormer windows. Exterior material is intended to feature wood through horizontal lap siding, exposed wooden barge board rafters, heavy framed windows and doors, wood Page 6 of 20 box bay windows, and wood paneled shutters. Porches are supported by round fiberglass columns or panel columns. Wooden railings with crossed pickets may be used on the upper decks. Other enhancements include louvered gable end vents, louvered shutters, and round accent windows. (E) Italianate - This style uses a hip roof with finished eaves and metal gutters. Exterior finishes include stucco and wide lap siding. All other elements are vertical in the form of vertical doors and windows with heavy trim and corbels; wood porch railings with vertical pickets; and classical, round fiberglass porch columns. All decorative chimneys are brick clad with a metal cap. (F) Colonial -This style is used only for the cluster and alley-loaded products in Neighborhoods 2 and 3. It features a gable roof with shed roof lifts, finished eaves, and dormer sequences. Windows have mullions in the top portion of the panes and may be supported by a wooden box base. Exterior materials include wide lap siding, and porches are supported by dual round posts with a decorative crossed detail. (G) Rura/ Contemporary - This style is used in all three neighborhoods of multi-family structures. The roof pitch of the gables appears lower and more contemporary than the traditional styles, and the window pattern is more modern. It utilizes separate base elements for the ground floor in order to emphasize non residential elements. In addition to siding accents and different color schemes applied to various face planes, this style uses the most stucco on the exterior than the other styles. Upper levels maybe accented with vertical siding and decorative deck or balcony railings. The following table illustrates the architectural styles used for each neighborhood: Table 2: Architectural Styles Detached Single Family Residential Attached Neighborhood 1 Neighborhood 2 Neighborhood 3 Neighborhood 4& Neighborhood 6 Neighborhood 5 Small Lot 3-Story 3-Story 5,200 sf min. Clusters Townhouses (and Townhouses wlFlat & /Alley Loaded W/Flat) Loft above Retail (A) Farmhouse (A) Farmhouse (A) Farmhouse (A) Farmhouse (G) Rural Contemporary (B) Cottage (B) Cottage (B) Cottage (G) Rural Contemporary (C) Shingle (C) Shingle (C) Shingle (D) Folk Victorian (E) Italianate (D) Folk Victorian 4,000 sf min. (F) Colonial (E) Italianate all of the above + (F) Colonial (E) Italianate Page 7 of 20 Development RegulationslStandards Lot Size - Minimum lot sizes for each of the neighborhoods are shown in the Development Standard tables and discussed under the description of the neighborhoods, below. In most cases a larger minimum lot size is provided for corner lots. Coverage - Coverage standards are consistent with the standards adopted with the Stage 1 Planned Development Rezone for the Fallon Village Project Area. The maximum lot coverage ranges from 45% to 55%. Cluster homes in Neighborhood 2 and the Small-Lot Alley-Loaded homes in Neighborhood 3 are allowed 55% coverage. Coverage for multi-family units is controlled by setback and compliance with on-site open space and parking. Building Heighfs - Single Family homes are limited to 35 feet in height. Third story rooms are allowed, but must be tucked below the roof line in attic space with roof dormers or gable end windows to provide ventilation and light. Multi-family buildings shall be limited to three (3) stories and forty (40) feet in height. Mixed Use buildings shall be limited to three (3) stories and forty-five (45) feet in height. Porches and Decks - Porches and decks are significant elements in reducing the appearance of building mass and providing private exterior space. Porches and decks are significant architectural features to convey a one-story element used to reduce building mass with its interface to the streetscape. Therefore, the following standards are applicable to porches and decks: . A minimum of 40% of the single family homes must have porches. • Porches and decks shall be designed to reflect the appropriate scale and detail for the architectural style they are associated with. • Porches shall be a minimum of four (4) feet in depth so that they are usable to the homeowner. Porches or decks covered by overhead building area are considered in the calculation as lot coverage. Private Open Space/Yard Area - Private open space is required for residential products. The Development Regulations establish the minimum area and dimensions for that space. All detached units have a private yard area. For multi-family units, private open space may be satisfied by patios, balconies, or decks. Private open space requirements are shown in Table 3, below. Table 3: Private Yard Area Nei hborhood # and Type Minimum SF Minimum Dimension 1- Sin le-Famil Detached 500 sf - level round area 10 feet 2- Clusters - Detached' 400 sf - level round area 18 feet. 3- Small-LoUAlley-Loaded 400 sf - level ground area 18 feet - Detached" * Medium Density Residential Per Stage 1 Development Standards for single family detached subdivisions in the Medium Density Residential zone, a minimum of 50% of the homes must have an exclusive private yard area at a minimum of 400 square feet. The remaining 50% may share that amount as an allocation of common area. This exclusive private yard requirement is satisfied by the 111 units (54%) in Neighborhood 2 (Clusters). Page 8 of 20 The 94 units (46%) within Neighborhood 3(Small-LoUAlley-Loaded) are configured with a sideyard easement as discussed in the Site Development review section below which allows the dimensions of the private yard area to be maximized. The result is that private yard areas are provided which is difficult to accomplish on land designated for Medium Density land uses. Neighborhood 3 has also been designed with active and passive common areas to satisfy that requirement. Parking - The project parking standard adopted with the Fallon Village Project area is based on the City's Zoning Ordinance: Table 4: Required Parking (Per Chapter 8.76 City of Dublin Zoning Ordinance) Parkin - per unit: Parkin Guest Parkin Sin le famil unit 2 covered s aces 1 s ace ma be on street Multi-family townhouse or 2 covered spaces 0.5 spaces (may be on condominium unit street Each unit is provided with a minimum of two covered spaces. Guest parking spaces are primarily provided: 1) curbside along the public streets; or 2) within common area such as alley ways, motorcourts, and private streets. Guest parking on public streets or in common areas would not be assignable. The parking space figures in the following table reflect the plans submitted with the application. Table 5: Parking for Jordan Ranch by Neighborhood Neighborhood Units Required Spaces Provided Spaces Guest Covered Guest Total Covered on-street on HOA Total GuesU Total Req'd for Units (public) (private Guest Unit Single Family _ street) Nei hborhood 1 252 504 252 756 504 442 0 442 1.75 946 Nei hborhood 2 111 222 111 333 222 128 0 128 1.15 350 Nei hborhood 3 94 188 94 282 188 80 50 130 1.38 318 Multi-Family Neighborhood 4 126 252 63 315 252 97 29 126 1.00 378 Nei hborhood 5 92 184 46 230 184 37 57 94 1.02 278 Nei hborhood 6 105 210 53 263 210 99 34 133 1.27 343 TOTAL 780 1,560 619 2,179 1,560 883 170 1,053 1.35 2,613 Notes: (1) Covered Spaces provided include approximately 30 tandem spaces for stacked flats and walk-up town houses in Neighborhood 5 and approximately 31 tandem spaces in Neighborhood 6. (2) The guest parking requirements for Neighborhoods 4, 5 and 6 is 0.5 stalls per unit. Guest parking is greater than twice the requirement. (3) 1,053 guest parking spaces for 780 units = 1.35 guest stalls per unit for the project. (4) Parking requirement does not include parking required for ground floor retail space which could amount to an additional 40 parking spaces to serve the commercial uses in Neighborhood 6. However, sufficient excess guest parking would satisfy that requirement. Traffic/Circulation - The Jordan Ranch project would be served by three primary roadways - Central Parkway, Fallon Road, and Positano Parkway. From those entry points, traffic is directed onto one of 17 new residential collector streets. Page 9 of 20 Streetscape - The streetscape theme includes street sections; right-of-way configuration and treatments; street tree and setback plantings; all forms of entry monuments; the hierarchy of fences; specialized hardscape and paving; and street furniture. Additional landscape designs include: plantings for typical private yard areas, common area landscaping, linear parks, and open space corridor trails all consistent with previous Stage 1 PD approvals. The Planning Commission Resolution recommending approval of the draft Ordinance • is included as Attachment 1 with the draft Ordinance included as Exhibit A to Attachment 1. SITE DEVELOPMENT REVIEW The Site Development Review plans and materials are included as Exhibit A and B to Attachment 2(Jordan Ranch - Stage 2 Submittal • Site Development Review and Planned Unit Development Tract 8024 Jordan Ranch). Architectural Theme/Desiqn Concept - While the design concepts are traditional or contemporary interpretations as detailed, all styles are intended to reflect the simple farmhouse and cottage theme of the community as a whole. The simplicity of the structures is the key element for invoking this theme. This architectural style does not have much ornamentation, but would rely on form and materials. Pitch breaks, dormers, lifts, and dropped plates enhance the simplicity of the massing and are features common to the style. All floor plans for the single family detached homes are two-stories. Each home would be articulated so that the massing of the streetscape has variety and interest. As part of the SDR, this enhancement is applicable to all front elevations as well as street-facing side elevations, corner lots, rear elevations that back onto open space or public streets, and in other high visibility locations. Neiqhborhoods - The following is a description of the housing products and architectural styles currently proposed for each neighborhood in Jordan Ranch. A total of 28 floor plans are available within the six neighborhoods of Jordan Ranch with options or variations on some plans. Table 6 below is a summary of floor plans. Neighborhood 1 Lots 1 throuqh 80 (5,200 sf minimum lot size) Floor Plans: 3 Plans Architectural Styles: (A) Farmhouse, (B) Cottage, (C) Shingle &(D) Folk Victorian All three plans offer rear living room, front quarters for office or bedroom, and ground floor flex space accessible from the garage for storage, tandem parking, or additional living space. Plan 3 is the largest at 3,374 square feet, and Plan 1 is the smallest. For homes on both size lots, the difference from the largest plan to the smallest is less than 400 square feet. (See Exhibit A to Attachment 2, 5,200 SF tab) Lots 81 throuqh 252 (4,000 sf minimum lot size) Floor Plans: 5 Plans Architectural Styles: (A) Farmhouse, (B) Cottage, (C) Shingle, (D) Folk Victorian &(E) Italianate Of the five floor plans for this subdivision, Plan 5 is the largest at 2,575 square feet. All have 3 bedrooms, and all but Plan 1 are configured with rear living areas. A difference of less than 350 Page 10 of 20 square feet separates the smallest from the largest (See Exhibit A to Attachment 2, 4,200 SF tab). The features for each style are described above. One common element for all of the units in Neighborhood 1 is a front loaded garage. Strategies to enhance the design and minimize the impact are to recess garages and provide stylized carriage doors. Neighborhood 2: Floor Plans: 4 Plans Architectural Styles: (A) Farmhouse, (B) Cottage, (C) Shingle, (E) Italianate &(F) Colonial For all four plans, bedrooms are located on the second floor. The cluster arrangement allows buildings to be placed on the perimeter of each group of 4 so that yard areas abut each other away from the living space. With the garage access from a private driveway, these units emphasize the front porch. Two- story coverage is confined to the area above the first floor living space. There is no proposed two-story element over the garage; therefore, where units are closest to each other the single story element of each garage is adjacent to each other. This allows additional visual separation and significant additional light and air between lots. Plans 1, 2, and 3 feature a decorative brick chimney. (See Exhibit A to Attachment 2, Clusters tab) Neighborhood 3: Floor Plans: 4 Plans Architectural Styles: (A) Farmhouse, (B) Cottage, (C) Shingle, (D) Folk Victorian, (E) Italianate & (F) Colonial Other than the lofts in the Mixed Use structures in Neighborhood 6, the homes in Neighborhood 3 generally are the smallest of the neighborhood's detached units. Plans 1 and 2 have 3 bedrooms, and Plans 3 and 4 have 4 bedrooms. (See Exhibit A to Attachment 2, Small Lot Alley tab) Because these homes are alley-loaded, all front elevations prominently feature front porches. Alley-facing elevations are fully treated architecturally for the full two stories. However, garage doors are simple. Elevations on the shared wall provide no ground floor windows for maximum privacy, but do have small higher windows on the second level. Plans 2, 3& 4 feature a decorative brick chimney. Side yards range in size depending on units placed adjacent to each other. The minimum dimension is 10 feet. Neighborhood 4: Floor Plans: 3 Plans within 4-plex, 5-plex or 6-plex buildings, and end unit options for Plan 3 Architectural Style: (A) Farmhouse &(G) Rural Contemporary Of the 3 floor plans, Plans 1 and 2 are interior units, and Plan 3(the end unit) has an "a" or "b" option. Access to 2-space, tuck-under garages is taken from a system of private driveways with one bedroom and bathroom at the ground level. The living room and one bedroom or den is on the second level with the master bedroom and the fourth bedroom (depending on the plan) located on the third floor. All units are walk-up unless specific units are designed to accommodate handicapped access. All units face either a common area or a public street (See Exhibit A to Attachment 2, 3 Story Towns, tab). Page I 1 of 20 Neighborhood 5: Floor Plans: 6 Plans (including Live-work options, walk-ups, and stacked flats) within 4-plex, 5- plex or 6-plex buildings Architectural Style: (A) Farmhouse &(G) Rural Contemporary Six plans are designed as 3-story townhouses with a ground floor Live-Work option (with ground floor separate entry and bathroom), second and third story walks-ups, and stacked flats on the upper levels. Like Neighborhood 4, the buildings in Neighborhood 5 are arranged as a 4-plex, 5-plex or 6-plex and have ground-level, tuck-under, 2-car garages. Some upper level interior units are served by a tandem space garage. Access to the garages would be from a system of private driveways. As with Neighborhood 4, buildings face either onto a common landscaped area or a public street. (See Exhibit A to Attachment 2, 3 Story Towns/Flats, tab) Neighborhood 6: Floor Plans: 6 Plans (including Live-work options, walk-ups, and stacked flats) within 4-plex, 5-plex or 6-plex buildings + 2 Plans for Lofts with Live-Work options Architectural Style: (G) Rural Contemporary The area is planned for 105 units within 15 3-story buildings. At the intersection of the Central Parkway and Neighborhood Square, two buildings, each facing the Neighborhood Square in opposing directions, have 5,000 square feet to 6,000 square feet of ground floor commercial for a total of 10,000 to 12,000 square feet. The second and third floors of each building together would accommodate 14 residential lofts in one of two floor Plans (See Exhibit A to Attachment 2, Mixed Use/Lofts, tab). Table 6: Floor Plans - Unit Summa by Nei hborhood Living Space Garage Deck Deck No. of (so (sfl Porch Covered Uncovered Bedrooms Baths Options Units Neighborhood 1 5,200 sf Lots Plan 1 2,994 650 45-228** 0 0 4b 3b 24 Plan 2 3,141 620 31-168" 0 0 4b 3.5b 28 Plan 3 3,374 626 51-184** 0 0 5b 3.5b 28 Subtotal 80 4,000 s.f. Lots Plan 1 2,226 419 153-192" 0 0 3b 4b o t 2.5b + loft" 34 + den* 34 Plan 2 2,271 437 38-137'* 0 0 3b 4b o t 3b Plan 3 2,359 430 154 0 0 3b 4b o t 3b + den* 34 + loft and Plan 4 2,492 437 31-126" 0 0 3b 5b o t 3b den' 35 + loft and Plan 5 2,575 420 122-221 0 0 3b 5b o t 3b den' 35 Subtotal 172 Nei hborhood 2 4 Unit Cluster Plan 1 1,595 429 178 0 0 3b 2.5b 27 Plan 2 1,718 441 104 0 0 3b 2.5b 28 Plan 3 1,958 431 19-1210 0 4b 2.5b 28 Plan 4 2,111 466 62-152`* 0 0 4b 3.5b 28 111 Neighborhood 3 Small Lot Alley Plan 1 1,510 451 130-151'* 0 0 3b 2.5b 31 Plan 2 1,647 451 174-374** 0 0-174" 3b 2.5b 15 Plan 3 1,865 489 21-169** 0 0 4b 2.5b 32 Page 12 of 20 - - plan 'L w/ 3rd - - Plan 4 1,931 451 172-374" 0 0-172" 4b 3.5b flr. 16 Subtotal 94 Neighborhood 4 3 Stor Towns Plan 1 1,862 N46 30-50'* 40 57-65" 3b + den 3b 3 sto 36 Plan 2 1,963 34-130** 0 38-59"* 4b 4b 3 sto 42 Plan 3a 2,105 85 0 107-109" 3b 3b 3 sto end 24 Plan 3b ,155 42-66" 0 107-109" 3b 3b 3 sto end 24 Subtotal 126 Nei hborhood 5 + 6 3 Story Towns wl Flats 3 story end Plan 1 1,691 589 69-74" 0 88 2b 2.5b tandem 9 Plan 2 1,727 497 186-227*" 0 207-242*' 3b 3b 2 sto end 61 "flaY' Plan 3 1,824 540 43-46*` 0 75 2b + den 2b tandem 61 Plan 4 1,781 474 104-106" 0 164-1713b 3b 3 sto 17 Plan 5 1,969 474 104 0_ 164-171" 3b + den 3.5b 3 sto 26 Plan 6 1,962 478 75 0 75 3b 3.5b 3 story end 9 Subtotal 183 Lofts 1 Retail Units Plan 1 1,320 466 0 0 472-481" 2b 2b 10 Plan 2 1,450 460 0 0 515 2b 2b end unit 4 Subtotal 14 Total: 780 Plotting - The Applicant has provided a"fit IisY' related to each lot for the detached units in Neighborhoods 1, 2& 3. Rather than plot a designated floor plan for each lot, the lists identify how each floor plan for those neighborhoods comply with coverage requirements on any lot. The purpose of allowing this flexibility enhances sales and marketing, and the ability to plot any house on any lot will add a more distinctive look to the neighborhood and eliminate the repetitious look of many subdivisions. To maintain sufficient diversity along the street scene, this provision would be allowed within the parameters listed below. As individual plot plans are submitted for each phase of development, the Applicant also shall provide a master plotting plan for the previous phases to ensure compliance with the following: - Any single floor plan may not exceed 40% of the subdivision. - Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. - If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. - In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. LANDSCAPE ARCHITECTURE Landscaping/Landscape Plan & Concept, Open Space & Plant Materials A conceptual landscape plan has been submitted. These plans include a palette of plant materials. They also address materials and planting plans within entries, streetscapes, setbacks, and common areas. They also are consistent with the Landscape & Open Space Page 13 of 20 Guidelines/Standards of the Stage 1 Planned Development Rezone for the Fallon Village Project area. The plant palette emphasizes the rural farmhouse town theme and emphasizes the use of drought tolerant native and non-native plants. All shrubs and groundcover have been selected for compatibility with the use of recycled water for irrigation. Landscape/Streetscape The Landscape plans submitted as part of the Site Development Review includes typical plans for planting and hardscape materials for each residential neighborhood, design and hierarchy of entry monuments; fences; the pedestrian bridge; specialized hardscape and paving; and street furniture (Exhibit A to Attachment 2, Typical Landscape Tab). Additional landscape designs include: plantings for typical private yard areas; common area design; a concept of landscape materials, hardscape, and facilities for active and passive recreational use; linear parks; and open space corridor trails. Entries A hierarchical system of monuments within the setback areas has been designed for the entry points of Jordan Ranch to identify and introduce the community image and enhance the architectural theme (Exhibit A to Attachment 2, Community Entries Tab). The monuments would be constructed as an entry gateway or stone clad monolith with logo and cap. The designs reflect the ranch character while complementing the existing entry at the adjacent Positano project to the north. The Primary Gateway Entry would be an illuminated ranch roof structure, 18 feet high, on a low stone-clad base. Secondary gateway entries are illuminated beam structures, 12 feet high on a narrower stone-clad base. Monoliths would range in height from 15+ feet to 4+ feet with the lesser monuments identifying neighborhood boundaries. Central Parkway would be improved with a 15-foot to16-foot wide landscaped median consistent with the design of existing improvements to the west. Common Areas Neighborhoods 2, 3, 4, 5& 6 all have common landscaped areas. Schematic plans have been provided that show landscape materials, planters, sidewalks, paseos/connections, linear parks, and active and passive recreation facilities. These recreation facilities would include multi- purpose lawn areas. Given the small lot configuration, Neighborhood 3 provides most of its open space through common area. In addition to the lawn areas, facilities include a tot lot and picnic area. The open space corridor and trail system also serves as recreational area. Walls & Fences A hierarchy of walls and fences has been submitted with the development plans (Exhibit A to Attachment 2, Section L2, Fencing tab). The plan identifies the location and style of all fences and walls along all streets and between properties. Street Furniture The plans submitted also include examples of street furniture items which would be installed as part of the improvement plans in public or common access areas. Typical items are shown on pages L7.2 and L7.3 of the riveted book (Exhibit A to Attachment 2). Page 14 of 20 Other Site Development Review Items Traffic/Circulation - All streets within the project will be public streets and all alleys will be private. Corridors. Trails & Pedestrian Circulation - The project has been designed to accommodate pedestrian usage. A significant feature of this Project is trail system along the open space corridor which includes a bridge connecting the Neighborhood Park adjacent to Neighborhood 1 along the northwest side of the corridor to the Medium Density Residential, Medium High Density Residential, Mixed Use, and Neighborhood Square Village area to the southeast. The trail runs along both sides of the open space corridor with a pedestrian bridge crossing the natural drainage way and connecting Neighborhoods 1 and 2. Public Art - The proposed project is subject to applicable provisions of Section 8.58 of the City of Dublin Zoning Ordinance which establishes requirements for installation by the project developer for public art on the project Site. This requirement also is stated as a Condition of Approval for the Site Development Review. Stormwater Manaqement - An 11.1-acre parcel at the southeast corner of Fallon Road and Central Parkway would be used as a water quality basin in compliance with current water quality standards. This parcel is within the open space corridor. TENTATIVE TRACT MAPS - At this time a Master Vesting Tentative Map (Tract 8024) is being requested for Jordan Ranch. The Master Vesting Tentative Map collectively includes each of the units within each of the neighborhoods. Master Vesting Tentative Map 8024 creates 252 lots with a minimum sizes of 4,000 and 5,000 square feet for single family detached homes (Neighborhood 1), 111 lots for detached cluster units with a minimum lot size of 3,000 square feet (Neighborhood 2), 94 lots for detached alley loaded units with a minimum lot size of 2,900 square feet (Neighborhood 3), several large lots for 218 townhouse units (condominium, Neighborhood 4), several large lots for 105 condominium units (townhouses and flats) and up to 12,000 square feet of retail commercial uses (neighborhoods 5 and 6), 3 parks, 1 site for semi-public uses, 1 elementary school site and various open space lots. All Medium High Density Residential units in Neighborhoods 4 and 5 and Mixed Use units in Neighborhood 6 are mapped as condominiums. No future subdivision is needed. Ownership and Maintenance Responsibilities of Landscaped and Open Space Areas A Homeowners Association (HOA) will be created for properties within the project as part of the Covenants, Conditions and Restrictions (CC&Rs). The recorded CC&Rs will establish easements and other access rights necessary for the HOA to fulfill its responsibilities for maintenance and upkeep of common or abutting public areas. Responsibilities are proposed as follows: Page 15 of 20 Table 10: Landscaped and Open Space Area Ownership and Maintenance Responsibilities Element Own Maintain Pavement/Landscape Areas in Private Streets, HOA HOA Drivewa s, and Alle s Subdivision/Community Landscaping within HOA HOA nei hborhood edestrian areas Local Residential Streets Cit Cit Landsca in and Medians in Collector Streets Cit HOA Right-of-Way Landscaping & Sidewalks City HOA curb to ROW line Setback landscaping and entry monuments HOA HOA alon Positano Parkwa and Fallon Road Note: Refer to page 20 of 48 of Jordan Ranch Planned Unit Development (Exhibit B to Attachment 1) A draft Resolution with Conditions of Approval for the Site Development Review and Vesting Tentative Map is included as Attachment 2 to this Staff Report. DEVELOPMENT AGREEMENT - Projects within the Eastern Dublin Specific Plan (EDSP) require a Development Agreement between the Developer and the City. California Government Code 65864 et seq. and Chapter 8.56 of the Dublin Municipal Code (hereafter "Chapter 8.56") authorize the City to enter into an agreement for the development of real property with any person having a legal or equitable interest in such property in order to obtain certain commitments and establish certain development rights for the property. The Development Agreement must be approved prior to recordation of the final Tract Map and issuance of building permits for the development of the property. The Development Agreement provides security to the developer that the City will not change its zoning and other laws applicable to the project for a period of 10 years and would terminate in 2020. The City also benefits from entering into the Development Agreement with the property owner. This document is a contract that establishes obligations for meeting the goals of the EDSP and guarantees timing for construction of public infrastructure and facilities for the project area. Additionally, it ensures that dedications of property and easements are made, project phasing is followed, the appropriate fees are paid for the development, and any additional terms of the agreement are carried out as development proceeds. The proposed Development Agreement also would be consistent with the preceding development agreements. In return, the Developer agrees to comply with the Conditions of Approval and, in some cases, make commitments for which the City might otherwise have no authority to compel the Developers to perform. Specifically, the Development Agreement augments the City's standard development regulations; defines the precise financial responsibilities of the developer; ensures timely provision of adequate public facilities for each project; and provides terms for the Developer to advance funds for specific facilities which have community or area-wide benefit or for reimbursement from future development, as appropriate. Since the Development Agreement runs with the land, the rights thereunder can be assigned. In exchange, the Developer has agreed to provide certain public benefits to the City. These include a$5,000,000 Community Benefit Payment as part of the ProjecYs affordable housing Page 16 of 20 program. The Developer will also make payments to the City of up to $1,000,000 in installments over time if it rezones the 2 acre Semi-Public Area for non-public uses in the future. In all other respects, the Development Agreement is based on the standard Development Agreement adopted by the City Council for projects located within the EDSP. A Planning Commission Resolution recommending the City Council adopt an Ordinance approving the Development Agreement between the City of Dublin and BJP ROF Jordan Ranch LLC. is included as Attachment 3 with the draft Ordinance attached as Exhibit A, and the Development Agreement attached as Exhibit B. CONCLUSIONS: The proposed project is consistent with the land use and Planned Development zoning approved with the Stage 1 Planned Development rezone for the Fallon Village project area. The residential densities proposed for each of the neighborhoods comply with the established standards of .9 to 6.0 units per acre for Low Density Residential, 6.1 to 14 units per acre for Medium Density Residential, and 14.1 to 25 units per acre for Medium High Density Residential. It also complies with the standards for NeighborhoodNillage Commercial adopted with the Fallon Village Project area of integrating residential and commercial uses at a village node along Central Parkway. The Stage 2 Development Plan establishes development standards and architectural and landscape design guidelines. The Stage 2 Development Plan incorporate minimum usable lot areas which were determined after the Stage 1 Development Plan was approved for projects within the Medium Density Land Use area for Jordan Ranch. The Stage 2 Development Plan provides regulatory framework for the fabric of the community and designates material and architectural styles as well as landscaped features to comply with designs set out in the Fallon Village Stage 1 Development Plan as they would apply to Jordan Ranch. For the Site Development Review, the proposed development complies with the development standards/regulations adopted with the Stage 2 Planned Development. The design of the floor plans, elevations, and landscaping is consistent with the adopted architectural and design concept of simple ranch living and is appropriate for the topography and natural features of the project site. The site design and circulation plan are safe and efficient. The neighborhood layout and unit mix provide for adequate open space, recreation, and preservation of hillsides and habitat. Appropriate water quality measures would be installed. The architectural elements are consistent with the concept and the pedestrian circulation system integrates a pedestrian pathway and trail system program emphasized in the Eastern Dublin Specific Plan. The Tentative Maps comply with the proposed Development Regulations and zoning. GENERAL PLAN AND SPECIFIC PLAN DESIGNATIONS AND CONSISTENCY: The proposed Jordan Ranch project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designations approved for the Fallon Village Project area (PA 04-040). In addition, the Jordan Ranch project conforms to the Community Design and Sustainability Element of the General Plan by satisfying the following criteria: creating a positive regional identity and a sense of arrival through unique monumentation, signage, and landscaping; maintaining continuity of the circulation system; and establishing long-term sustainability by creating a variety of housing types and products. Page 17 of 20 REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included as appropriate. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the entire Jordan Ranch project to advertise the applications and the upcoming public hearing. A public notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the current proposal. ENVIRONMENTAL REVIEW In 1993, the City Council certified an Environmental Impact Report (EIR) for the Dublin General Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, including revisions to Part I of the Responses to Comments relating to the Kit Fox, Addendum to the DEIR dated May 4, 1993, and a DKS Associates Traffic Study dated December 15, 1992 (SCH#91103064); collectively these documents comprise the "Eastern Dublin EIR." The Eastern Dublin EIR is a program EIR, which anticipated numerous subsequent actions related to future development; it also identified some impacts resulting from implementation that could not be mitigated. Upon approval of the Eastern Dublin General Plan Amendment/Specific Plan, the City adopted a statement of overriding considerations for such impacts. The City also adopted a mitigation-monitoring program, which included a series of ineasures intended to reduce impacts from the implementation of the plan. The timing for implementation of these mitigation measures is summarized in the adopted Mitigation and Monitoring Program matrix. A Supplemental EIR (SEIR) was prepared for the EDPO plan and annexation and was certified in 2002 by Resolution 40-02 (SCH # 2001052114). Also, a SEIR for the Fallon Village Project (SCH#2005062010) was certified by the Dublin City Council on December 6, 2005 (Resolution 222-05). The Supplemental EIR addressed a Stage 1 Planned Development Rezone and Amendment for the 1,132-acre Fallon Village Project Area (PA 04-040). An Addendum to the prior EIRs has been prepared to address the currently proposed Jordan Ranch project (see Exhibit A to Attachment 4). The Addendum and a related Initial Study concluded that no further environmental review is required for the proposed project based on the analysis and mitigation of environmental effects in the prior certified EIRs described above. The proposed Project will not result in any new or substantially more severe significant impacts than those identified in the prior EIRs and no CEQA standards requiring further environmental review are met. As noted in the Addendum, all previously adopted mitigation measures applicable to the project would continue to be required. However, since significant environmental impacts were previously identified for the project in the prior certified EIRs that could not be mitigated, any approval must be supported by a Statement of Overriding Consideration. Page 18 of 20 ATTACHMENTS: 1. Resolution recommending that the City Council adopts an Ordinance approving a Planned Development Rezone with a Stage 2 Development Plan for Jordan Ranch, with the draft Ordinance attached as Exhibit A. 2. Resolution approving Site Development Review and Vesting Tentative Tract Map 8024 for Jordan Ranch, with Stage II Submittal - Site Development Review, Planned Unit Development Tract 8024, and Vesting Tentative Map 8024 attached respectively as Exhibits A, B& C. 3. Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement for Jordan Ranch with the draft Ordinance attached as Exhibit A and the Development Agreement attached as Exhibit B. 4. Resolution recommending that the City Council consider a CEQA Addendum to the Eastern Dublin Environmental Impact Report, and the 2002 EDPO and 2005 Fallon Village Supplemental Environmental Impact Reports and approve its findings that no further Environmental Review is required for the Jordan Ranch project with the CEQA Addendum attached as Exhibit A and the Initial Study as Exhibit B. Pagc 19 of 20 GENERAL INFORMATION: APPLICANT: Mission Valley Properties 5000 Hopyard road, Suite 170 Pleasanton, CA 94588 Attn: Kevin Fryer PROPERTY OWNER: BJP ROF Jordan Ranch LLC 4233 Fallon Road Livermore, CA 94550 LOCATION: North of an east-west knoll located between the extension of Central Parkway and the extension of Dublin Boulevard. South of Positano Parkway east of Fallon Road and west of a ridgeline located west of Croak Road. ASSESSORS PARCEL NUMBER: 985-0027-007-02 EXISTING ZONING: PD Planned Development GENERAL PLAN Single-Family Residential, Medium Density LAND USE DESIGNATION: Residential, Medium High Density Residential, Mixed Use, Semi-Public, Parks/Public Recreation, and Open Space SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY Residential: Positano/Cantara (Tract 7853) North PD Low Density/Single-Family 72 detached units completed or under constructions Medium/High Density Residential South pp (with Semi-Public Vacant/Agricultural (Chen) Overlay),Parks/Public Recreation, and Open Space Low Density Residential, Medium East pp Density Residential (with Semi- Vacant/Agricultural (Croak) Public Overlay), Parks/Public Recreation Low Density, Medium Density, Single Family Residential PD High Density Residential, and Dublin Ranch Area A-7 West Parks/Public Recreation and PD-CP Fallon Sports Park (under construction) Page 20 of 20