HomeMy WebLinkAbout8.2 PCSR Silvera Ranch Ph4C~~~ OF DU~~~
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FOR
STAFF REPORT
PLANNING COMMISSION
DATE: March 27, 2012
TO: Planning Commission
SUBJECT: PUBLIC HEARING - PLPA 2010-00055 Silvera Ranch Phase 4 General
Plan Amendment, Eastern Dublin Specific Plan Amendment, Planned
Development Zoning Amendments with related Stage 1 and Stage 2
Development Plan Amendments, Site Development Review, Vesting
Tentative Parcel Map 10053, and related CEQA findings fora 0.95-acre
site north of Fallon Road in the neighborhood known as Bella Monte
Report prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY: The subject of this application is a .95-acre area within the project
known as Silvera Ranch. This site currently is designated Rural Residential/Agriculture in the
General Plan and the Eastern Dublin Specific Plan with consistent zoning of Planned
Development (PD) Rural Residential/Agriculture. Since adoption of the approved Development
Plan for Silvera Ranch, the City's codes and requirements have changed pertaining to fire
prevention and roadway access. The Applicant/Property Owner has requested land use
amendments to both the General Plan and the Eastern Dublin Specific Plan, with Planned
Development Zoning Amendments and related Stage 1 and Stage 2 Development Plan
Amendments to change the land use designation and zoning from Rural Residential/Agriculture
to Single-Family Residential. Concurrent approval has been requested for Site Development
Review for 4single-family detached units and Vesting Tentative Parcel Map 10053 fora 4-lot
residential subdivision.
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; 5) Adopt the following Resolutions: a) Resolution
recommending that the City Council adopt a Resolution amending the General Plan and Eastern
Dublin Specific Plan to change the land use designation from Rural Residential/Agriculture to
Single-Family Residential fora 0.95-acre site within Silvera Ranch Phase 4 (Bella Monte) and
finding the project within the scope of the Eastern Dublin EIR; b) Resolution recommending that
the City Council adopt an Ordinance approving Planned Development Zoning Amendments and
related Stage 1 and Stage 2 Development Plan Amendments fora 0.95-acre site within Silvera
Ranch Phase 4 (Bella Monte); and c) Resolution approving a Site Development Review and
Vesting Tentative Parcel Map 10053 for a residential subdivision of 4single-family detached
units on a 0.95-acre site within Silvera Ranch Phase 4 (Bella Monte).
Submitted By
Mike Porto, Consulting Planner
COPIES TO: Applicant
File
e ' d By
Planning Manager
ITEM NO.: ~ •
Page 1 of 12
G:1PA#120101PLPA-2010-00055 Silvera Ranch Phase 41PC Mtg 3.27.121draft pc staff report for silvera kbhome 4-lot project doc
DESCRIPTION:
Background:
On October 21, 2003, Ordinance 15-03 was adopted which approved Stage 1 Planned
Development zoning for the project known as Pinn Brothers/Silvera Ranch located east of
Tassajara Road at its intersection with Fallon Road. This action was initiated as prezoning for a
105.7-acre area comprised of three parcels: the 91-acre Silvera Ranch property and two others
identified as the Nielsen and Haight properties. This figure excluded the acreage reserved for
the right-of-way and extension of Fallon Road to Tassajara Road, now complete.
The adopted PD zoning and corresponding Development Plan for the three properties was
approved for a maximum of 259 units. Silvera Ranch was approved for units to be distributed
among four different residential density categories within areas located both north and south of
the Fallon Road right-of-way. The area north of the Fallon Road right-of-way was approved for
44 single-family detached homes as shown in Table 1.
TABLE 1 ~ Land Use - PD PA 02-024
Resulting
Acres ±~'~ Max. Development Density
Phase PD Zoning
net
Units
Plan ~2~
du/net ac
North of Single-Family
Fallon Residential 8.8 50 44 5.0
Road 0.9 to 6.0 du ac
Rural
Residential/Agriculture 49.1 0 0 0
.01 du/ac
Subtotal 57.9 50 44
South of Medium Density
Fallon Residential 14.3 112 10813 7.5
Road 6.1 to 14.0 du/ac
Medium-High Density
Residential 7.214 96 102 14.214
14.1 to 25. du/ac
Rural
Residential/Agriculture 8.3 115) 1 .1
.01 du/ac
Subtotal 29.8 209
TOTAL 87.7 259 255
~'~ Excludes right-of-way for Fallon Road and Tassajara Road
12) Dwelling units per acre
13) Includes 35 single family detached units (Lots 29 through 63) on "Estate" lots within 4.1 net acres
~4~ Adjustment from Fallon Road alignment approved with the Stage 2 Development Plan
15) Includes Nielsen property -one existing rural residence, not a part of Silvera Ranch
Subsequent actions implementing the master development plan for Silvera Ranch include
Stage 2 Development Plan approved on October 21, 2003, by Ordinance 15-03. Architectural
Standards also were approved for the building types and styles within the related land use
designations shown in Table 2:
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TABLE 2: Building Type/Number of Units by Land Use
Building Type No. of Units Related Land Use
1) Single-Family Estates 79 units
(The Estates) (44 Units north of Fallon Road) Single-Family Residential
(35 units south of Fallon Road) Medium Density Residential
2) Single-Family Cluster Homes 73 units Medium Density Residential
(The Manors)
3) Condominiums (The Villas) - in 102 units Medium-High Density
buildings of six or eight units Residential
Total 254 units
The area north of the Fallon Road right-of-way, known as Bella Monte, was approved by Site
Development Review (PLPA-2010-00055 and Tract 7540) on February 8, 2011 by Planning
Commission Resolution 11-04. The Bella Monte neighborhood is configured along Cydonia
Court which intersects with Fallon Road along its north side and serves as the primary access to
the neighborhood. A secondary access road provided within the hillside and open space area
surrounding Bella Monte connects to Syrah Drive within Chateau at Fallon Crossing, the single-
family detached residential project to the north. Bella Monte was limited to 44 residential lots
based on the circulation and access needs for accommodating emergency vehicles in
compliance with current standards. The 44 single-family detached homes were approved under
standards for "The Estates," the largest of the three housing types approved for Silvera Ranch
in terms of minimum lot size and floor plans.
The vicinity map below shows the overall Phase 4 project site in relation to the surrounding
area.
OJECT
'E
The project site is currently vacant with some non-native grasses and low vegetation. The site
has been rough graded in connection with prior Tract Map Conditions of Approval.
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VICINITY MAP
Current Proposal:
Since adoption of the approved Development Plan for Silvera Ranch, the City's codes and
requirements have changed pertaining to fire prevention and access. One specific change is
the requirement for fire suppression sprinklers in all residential dwellings, including single family
detached units. These new requirements resulted in a change or a lifting of the limitations on
the maximum number of units per access point in effect when the project was initially approved.
With removal of the previous restriction, the property owner now has requested a land use
amendment to the General Plan and the Eastern Dublin Specific Plan for an area designated as
Rural Residential/Agriculture (one residential unit per 100 acres), serving as Open Space, to
Single-Family Residential (0.9 to 6.0 dwelling units per acre). The land use amendment would
allow the development of an additional 4 lots/units along Cydonia Court between lots 129 and
130 of the previously approved subdivision.
The request also includes corresponding Planned Development Zoning Amendments and
related Stage 1 and Stage 2 Development Plan Amendments. Related actions include Site
Development Review and Vesting Tentative Parcel Map 10053 for a residential subdivision of 4
single-family detached units on approximately 0.95-acres consistent with the Development
Regulations adopted for the Planned Development Zoning for Single-Family "Estates" and the
approved architectural standards for the surrounding Bella Monte neighborhood.
ANALYSIS:
General Plan ~ Eastern Dublin Specific Plan Amendment
The 0.95-acre project site represents a portion of Lot K of Tract 7540 which is approximately
41.28 acres currently designated under the General Plan and Eastern Dublin Specific Plan as
Rural Residential/Agriculture. This land use designation allows for one residential unit per 100
acres and effectively serves as Open Space. The General Plan and the Eastern Dublin Specific
Plan defines Single-Family Residential use as 0.9 to 6.0 dwelling units per acre.
The proposed land use amendment would result in an exchange of acreage as shown in Table
3. Single-Family Residential would increase from 8.8 net acres to approximately 9.75 net acres.
Conversely, Rural Residential/Agriculture use would decrease from 57.4 acres to 56.45 acres.
TABLE 3: Land Use Plan
Existin Pro osed
Land Use Desi nation Net Acres units Net Acres units
Single-Family Residential
0.9 to 6.0 units er acre 9.75 50 9.48 48
Rural Residential/A riculture 56.45 1 56.72 1
Medium Density Residential
6.1 to 14.0 du/ac no chan e 14.3 112 14.3 112
Medium-High Density Residential
14.1 to 25. du/ac no chan e 7.2 96 7.2 96
Total 87.7 259 87.7 257
~'~ Limited to 44 units north of Fallon Road per fire safety standards
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The project proposal includes related amendments to the various figures, texts, and tables in the
General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the
documents. Exhibit A of Attachment 1 provides a complete list of the proposed amendments to
the General Plan and Eastern Dublin Specific Plan.
A Resolution recommending the City Council approve a Genera( Plan Amendment and an
Eastern Dublin Specific Plan Amendment fora 0.95-acre site within Silvera Ranch Phase 4
(Bella Monte) project is included as Attachment 1.
Planned Development Zoning Amendments and Related Stage 1 and Stage 2
Development Plan Amendments
The Applicant also requests approval of Planned Development Zoning Amendments and related
Stage 1 and Stage 2 Development Plan Amendments consistent with the requested General
Plan and Eastern Dublin Specific Plan land use amendments. The rezoning will amend the
existing PD to allow single-family residential uses on that portion of the project site. The Stage
2 Development Plan for Silvera Ranch (Bella Monte) referenced above established the
residential Development Regulations and Architectural Standards for the three product types.
The project would remain within the overall number of units approved previously for Silvera
Ranch. The 4 additional single-family detached residential units would increase the number of
units in Phase 4 from 44 to 48. These 48 units north of Fallon Road added to the 210 units
approved south of Fallon Road results in a unit count of 258 units which is the total number of
units approved with the initial Stage 1 PD. Also, the resulting over all density of 5 units per net
acre for the single-family residential area north of Fallon Road would remain within the allowed
range.
For consistency, the Development Regulations for "The Estates" within the Bella Monte
neighborhood would be applied to the 4 new residential lots, including: lot size, frontage,
setbacks, coverage, distance between buildings, common outdoor areas, usable outdoor areas,
height limits, parking, driveways, and grading standards. These regulations include a minimum
lot size of 4,000 square feet and minimum street frontage of 50 linear feet. The rear yards are
required to have a 10-foot minimum depth with an overall average depth of 15 feet. The rear
yard setback may exceed these dimensions depending on the floor plan type placed on each
individual lot. All lots are required to have a usable (flat) rear yard area at a minimum of 300
square feet with that area having a minimum dimension of 8 feet.
Therefore, the proposed Stage 1 and Stage 2 Planned Development Zoning Amendments and
related Development Plans are consistent with the requirements of the proposed General Plan
and Eastern Dublin Specific Plan land use amendments, and the proposal meets the
requirements of the Zoning Ordinance (Chapter 8.32) for Planned Development zoning.
A Resolution recommending the City Council adopt an Ordinance approving the Planned
Development Zoning Amendments and related Stage 1 and Stage 2 Development Plan
Amendments for the Silvera Ranch Phase 4 is included as Attachment 2.
Site Development Review
Site Layout/Piotting - As stated above, the four new lots along the south side of Cydonia
Court would be incorporated into the approved Bella Monte neighborhood (Tract 7540) between
Lots 129 and 130 and are proposed to be developed consistent with the Development
Regulations and Architectural standards adopted for the building type and styles within the
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adjacent neighborhood. The homes within this neighborhood are sited to maximize views of the
surrounding hillsides.
The four lots would back onto the area that will remain Rural Residential/Agriculture and would
range in size from 9,538 square feet (Lot 3) to 10,798 square feet (Lot 2). The site layout is
shown below with the lots listed and described in Table 4.
Site Plan
TABLE 4: Additional Lots in Bella Monte
Lot Address Lot Size Use
1 3356 Cydonia Court 10,756 sf Single-Family Residential
2 3334 Cydonia Court 10,798 sf Single-Family Residential
3 3312 Cydonia Court 9,538 sf Single-Family Residential
Based on the plotting matrix/fit list, any of the four approved floor plans will fit on all 4 lots within
the coverage limitations of 45%. As with the previously approved SDR for Bella Monte, this
flexibility would be allowed within the plotting parameters described as follows:
- 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.
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- 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.
The purpose of allowing this flexibility is to enhance sales and marketing while maintaining
sufficient diversity along the street scene. Also, 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. These standards have been included as Condition 13 of Attachment 3. As
individual plot plans are submitted for each lot, the Applicant shall provide a master plotting plan
for the previous phases to ensure compliance with these standards. The proposed project
would comply with all other adopted development standards.
Floor Plans -The architectural elevations and floor plans applicable to the four new lots would
be identical to the four floor plans and three architectural styles approved on February 8, 2011
by Planning Commission Resolution 11-04 for the surrounding Bella Monte neighborhood (44
units). All plans are two stories and range in size from 2,199 square feet for Plan 1 to 2,946
square feet for Plan 4. All plans incorporate 3 to 5 bedrooms, family rooms, nooks, bonus
spaces, and up to 2'/2 bathrooms. All units have an attached 2-car garage.
Table 5 shows proposed square footage, bedrooms, bathrooms, parking, available styles, and
the living space options for each of the proposed plans.
TABLE 5: Floor Plans
Square Optional
Floor
Pl
~'~ Bedrooms Bathrooms Footage Elevations~3~ Parking Living
an t ical c2~ S ace
Plan 1 3 2.5 2,199 sf A, B& C 2
Plan 2 4 2.5 2,366 sf A, B& C 2
Plan 3 3 + 1 2.5 2,585 sf A, B & C 2 bonus
Plan 4 4 + 1 2.5 2,946 sf A, B & C 2 bonus
~'~ Any one floor plan is limited to no more than 40% of the total.
cz~ Living area only.
~3~ (A) Craftsman, (B) Tuscan, and (C) Spanish
Plan 1 -Plan 1 is a two-story floor plan with the garage stepped back behind the front plane of
the house. The living space is all oriented toward the back of the residence. A step back of the
second floor along a portion of the passive side of the home will create more light and air
between the houses. This is a very conventional plan with opportunities to create lofts from two
of the bedrooms.
Plan 2 -Plan 2 also orients the primary living space to the rear of the home. The primary
element of the front elevation is the front porch with both the garage and the front room being
pushed back. The area above the living room and front porch is a single story element. The
laundry room is located on the second floor as it is on all plans. No optional bedroom
configurations are being proposed.
Plan 3 -Plan 3 is the most conventional plan being atwo-story home with a minor single story
element over the front porch. The Family/Nook/Kitchen area is at the rear of the home with the
living and dining room oriented along the side of the house as in all four plans. A one-story front
porch element dominates the front elevation and a provision is made for either a fourth bedroom
or a bonus room on the second floor.
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Plan 4 -Plan 4 is similar to the other plans with the living portion of the unit oriented to the rear
yard, however, a provision is made on the first floor for either a den or an additional bedroom
depending on owner preference. On the second floor there is also the opportunity for either a
bonus room or an additional bedroom. This plan can accommodate up to 6 bedrooms if all of
the bedroom options are chosen.
Architecture -This SDR offers three architectural styles for each of the four floor plans. The
use of multiple styles is intended to enhance the diversity of the street scene with varied roof
forms, pitches, and overhangs; window shapes and mullion variations; shutter configurations;
trim profiles; gable end treatments; exterior materials; and style-specific details.
The homes in Monte Bella are of high-quality architecture with themed architectural elements
integrated into the front facades; wrapping all sides of the buildings. Both Plans 1 and 2 offer a
one-story element over ground floor living space, stepping at the side to enhance pedestrian
scale. Plans 3 and 4 have a one story porch element pulled forward over the main building mass
to provide a lower appearance on the front plane. The garage facades have been de-
emphasized with architecture forward plans, multi-plane front elevation setbacks, and recessed
doors. A wide color palette will be available to provide an additional layer of diversity to the
exteriors.
The Stage 2 Development Plan includes Design Guidelines which include a series of
architectural styles. The Applicant chose three styles as described below. Exterior elevations of
all styles primarily are stucco finished with accents in manufactured stone and wood elements.
Roof materials are barrel the for all of the plans in the Tuscan and Spanish styles and flat
concrete tiles for the Craftsman style.
The following provides an abbreviated description of each approved architectural style reflecting
the proposed exteriors:
Spanish -The Spanish style features a gable roof configuration with limited shed accents
(Plan 1 and 2) enhanced with the and arched entries. Lower roof forms are a shed form.
Entries are arched plaster banded with foam accents. Windows are framed with heavy sills,
shutters knee bracing and corbels.
Tuscan -The Tuscan style presents simple forms with a hip roof configuration and accent
gables and shed roof elements. Lower roof forms are mostly gable. Windows are vertical
with rectangular mullions on the front elevations. Entries are accented with manufactured
stone, and windows are enhanced with a heavy foam sill and header. Front porch elements
are vertical with a manufactured stone finish.
Craftsman -The Craftsman style combine various building materials representative of
homes built during the craftsman period. Roof forms are mostly gable with some hip
accents. Most gable ends of the front elevations are accented with vertical wood siding in a
"board and batten" configuration. This same wood accent is used punctuate major building
elements on the front elevations of all plans and on the rear elevations of the Plan 3 and 4.
Manufactured stone bases are used on all plans with stone columns supporting battered
columns supporting the porch roofs.
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Parking - In accordance with the development standards, each of the 4single-family homes is
provided with atwo-car garage resulting in compliance with the minimum requirement of 8
covered spaces. No three car garages are proposed. All units are required to provide for one
guest space which may be accommodated on the driveway or curbside within the public right-of-
way.
Landscaping/Fence Plan -The Landscaping Plan in the current submittal is consistent with the
plans approved with the previous SDR for Silvera Ranch Phase 4.
As with the SDR approved previously, the landscaping is proposed to be consistent with other
neighborhoods in Eastern Dublin, with trees lining the neighborhood streets.
The landscape plans in the current submittal reflect the building footprint of each floor plan. In
addition to the overall landscape plan for the street trees in the neighborhood, a conceptual
landscape/site plan is provided for each of the four floor plans.
The walls and fence designs proposed for the 4 lots are consistent with the design and
hierarchy of walls and fences previously approved in Eastern Dublin.
Affordable Housing/Inclusionary Zoning/Public Art Compliance -The proposed project on
its own is not subject to either the City's Inclusionary Housing requirements or Public Art
requirements as it is less than 20 units, but will be included as part of any basis of compliance
applied to the Bella Monte neighborhood or Silvera Ranch over all.
Vesting Tentative Tract Parcel 10053
The subject of this application, Vesting Tentative Parcel Map 10053, would subdivide the
existing Parcel K of Tract 7540. The 0.95-acres along Cydonia Court are proposed to be
subdivided into 4 lots along the lines of the proposed land use change. The four lots would be
subject to the Development Regulations adopted with the Stage 1 and Stage 2 Planned
Development Zoning, as amended, which requires a minimum lot size of 4,000 square feet for
this area and residential product type. Lots would range in size from 9,538 square feet to
10,798 square feet as shown in Table 4, above. The remainder of Parcel K would remain Rural
Residential/Agriculture. The parcel map also includes an adjustment to the Public Service
Easement (PSE) along Cydonia Court consistent with the four new lots.
A Resolution approving Vesting Tentative Parcel Map 10053 with required findings along with
the Site Development Review is included as Attachment 3 and project plans are included as
Attachment 4.
CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE
The application includes a request for Planned Development Zoning Amendments along with
related Stage 1 and Stage 2 Development Plan Amendments consistent with the proposed land
use amendments under the General Plan and Eastern Dublin Specific Plan. The Stage 2
Development Plan for Silvera Ranch established the Development Standards applicable to
building design, plotting, and subdivisions. The proposed SDR request and proposed Vesting
Tentative Parcel Map would be consistent with the Planned Development zoning standards
proposed for adoption with this project.
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The proposed project has been reviewed for conformance with the Community Design and
Sustainability Element of the General Plan. The project itself is a portion of the larger Silvera
Ranch project that has implemented pathways, gathering spaces, and open spaces. The
Applicant will be using the same architectural plans previously approved for the Bella Monte
neighborhood (44 lots) which exceeded the City of Dublin Green Building Ordinance. In
general, the Applicant is furthering the goals of the Community Design and Sustainability
Element of the General Plan by providing a high quality of life and preserving resources and
opportunities for future generations. The Green Building Checklist is included as Attachment 5.
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 in the attached Resolution (Attachment 3).
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 proposed project. A Public Notice also was published in the Valley Times
and posted at several locations throughout the City. A copy of this Staff Report has been
provided to the Applicant.
ENVIRONMENTAL REVIEW:
The project is in Eastern Dublin. The Eastern Dublin General Plan Amendment and Specific
Plan were adopted by the City to encourage orderly growth of the Eastern Dublin area. The
Eastern Dublin EIR was a Program EIR that evaluated the potential environmental effects of
urbanizing Eastern Dublin over a 20 to 30 year period.
On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an
Environmental Impact Report for the Eastern Dublin General Plan Amendment and Eastern
Dublin Specific Plan (Eastern Dublin EIR, or EIR, SCH #91103064). The certified EIR consisted
of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated
May 4, 1993, assessing a reduced development alternative. The City Council adopted
Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the reduced
area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second
Addendum updating wastewater disposal plans for Eastern Dublin.
The Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open
space areas and the basic policy considerations accompanying the change in character from
undeveloped to developed lands. For identified impacts that could not be mitigated to a less
than significant level, the City Council adopted a Statement of Overriding Considerations for
cumulative traffic, extension of certain community facilities (natural gas, electric and telephone
service), regional air quality, noise, and other impacts. Because the Eastern Dublin project
proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern
Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These
impacts together with visual and other impacts from urbanization were also determined to be
significant and unavoidable. Where the Eastern Dublin EIR identified impacts that could be
mitigated, the previously adopted mitigation measures continue to apply to implementing
projects such as Silvera Ranch.
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The original General Plan and Specific Plan designated Silvera Ranch for residential
development within a larger open space area; these designations were the basis for the Eastern
Dublin EIR analysis. On October 21, 2003, the City Council adopted an Addendum to the
certified EIR through Resolution 207-03. The Addendum examined proposed project-level
development of 254 residential units at Silvera Ranch and determined that the development
raised no new CEQA issues and required no further environmental review. The current project
proposes 4 additional lots in a portion of the original residential development area and would fill
in a gap between existing residential lots along the southerly side of Cydonia Court. The site
has already been rough graded in connection with prior approvals. Any further site disturbance
continues to be subject to the previously adopted Eastern Dublin EIR mitigation measures and
all applicable standard development requirements from the City. The additional 4 lots are within
the original residential area assumed in the EIR and would be a minor increase in units
examined in the site-specific Addendum.
Staff examined the project pursuant to the subsequent/supplemental review provisions of CEQA
§21166 and CEQA Guidelines §§15162, 15163 and determined that as residential units within
the EIR's assumed residential development area subject to all previously adopted mitigation
measures, and based on the project's small size, there are no new significant effects and no
new mitigation measures required for the current project. The proposed project does not
constitute a substantial change to the previous Silvera Ranch approvals that require major
revisions to the EIR due to new significant environmental effects or a substantial increase in
severity of previously identified significant effects. Staff recommends the City determine that the
project is within the scope of the project analyzed in the Eastern Dublin Program EIR; that the
EIR, its addenda and the previously adopted mitigation measures adequately analyze and
mitigate the potential impacts of the 4 additional lots; that the project will not result in any new
significant impacts or the need for new mitigation measures; and that no additional
environmental review is required.
The Eastern Dublin EIR and CEQA Addenda, all Resolutions and Ordinances referenced above
are incorporated herein by reference and are available for review at City Hall during normal
business hours.
ATTACHMENTS: 1) Resolution recommending that the City Council adopt a Resolution
amending the General Plan and Eastern Dublin Specific Plan to
change the land use designation from Rural Residential/Agriculture
to Single-Family Residential fora 0.95-acre site within Silvera Ranch
Phase 4 (Bella Monte) and finding the project within the scope of the
Eastern Dublin EIR.
2) Resolution recommending that the City Council adopt an Ordinance
approving Planned Development Zoning Amendments and related
Stage 1 and Stage 2 Development Plan Amendments fora 0.95-acre
site within Silvera Ranch Phase 4 (Bella Monte) with the draft City
Council Ordinance included as Exhibit A.
3) Resolution approving a Site Development Review and Vesting
Tentative Parcel Map 10053 for a residential subdivision of 4 single-
family detached units on a 0.95-acre site within Silvera Ranch Phase
4 (Bella Monte).
4) Project Plans.
5) Green Building Checklist.
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GENERAL INFORMATION:
APPLICANT/PROPERTY:
OWNER
LOCATION:
ASSESSORS PARCEL
NUMBER:
EXISTING LAND USE
DESIGNATION:
EXISTING ZONING:
PROPOSED LAND USE
DESIGNATION:
PROPOSED RE-ZONING:
SURROUNDING USES:
KB Home Northern California
6700 Koll Center Parkway, #200
Pleasanton, CA 94566
Attn: Ray Panek
Along Cydonia Court (new street), north of Fallon Road
and east of Tassajara Road. Portion of Parcel K of
Tract 7540
A portion of APN 985-0055-003-04 (new parcel).
Formerly a portion of APN 985-0055-003-02 (old
parcel)
Rural Residential/Agriculture
PD PA 02-024 City Council Ordinance 15-03
Single-Family Residential
0.9 to 6.0 units per acre)
PD
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY
Low Density/Single Family Single-Family Residential Under
North PD Residential Construction
South PD Open Space Vacant
East
PD Low Density/Single Family
Vacant
Residential
Low Density/Single Family Single-Family Residential Under
West PD Residential Construction
Reference: General Plan
Eastern Dublin Specific Plan
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