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HomeMy WebLinkAbout8.2 Moller Ranch 19 STAFF REPORT 1 PLANNING COMMISSION DATE: November 27, 2012 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA-2011-00003 Moller Ranch, General Plan and Eastern Dublin Specific Plan Amendments, Planned Development rezone with related Stage 1 and Stage 2 Development Plans, Vesting Tentative Tract Map to create 370 residential lots, a Development Agreement, and a Supplemental Environmental Impact Report for a 226.3-acre project area located along the east side of Tassajara Road south of the City limits Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Planning Commission will consider a request for land use amendments to both the General Plan and the Eastern Dublin Specific Plan to change the land use designation to: a) 79.6 acres - Single-Family Residential (.09 to 6 units per acre), b) 136.8 acres - Rural Residential/Agricultural (1 unit per 100 acres), c) 7.6 acres - Open Space/Stream Corridor, d) 1.2 acres - Semi-Public, and e) 1.1 acres - Neighborhood Park (no change). The project includes a Planned Development Rezone with related Stage 1 and Stage 2 Development Plans. Concurrent approval has been requested for Vesting Tentative Tract Map 8102 to create 370 single-family lots, a Development Agreement and a Supplemental Environmental Impact Report. 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 that the City Council certify a Supplemental Environmental Impact Report for the Moller Ranch/Moller Creek Culvert Replacement Project and make related findings; b) Resolution recommending that the City Council adopt a Resolution approving a General Plan and Eastern Dublin Specific Plan Amendment to change the land use designation for Moller Ranch; c) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development Rezone with related Stage 1 and Stage 2 Development Plans for the Moller Ranch project; d) Resolution approving Vesting Tentative Map 8102 for the project known as Moller Ranch; and e) Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and Braddock and Logan Services, Inc. for the Moller Ranch Project. ��-- Submitted By Re iew==':y Mike Porto, Consulting Planner Assistant Community Development Director COPIES TO: Applicant File � ITEM NO.: . Page 1 of 14 G:1PA#120111PLPA-2011-00003 Moller Ranch B&L\PC Mtg 11.27.121PCSR Moller Ranch 11.27.12.doc DESCRIPTION: Background: The Moller Ranch project lies to the east of Tassajara Road within the EDSP area (as shown on the Vicinity map below). The Project site is characterized by a small generally flat valley (known as Casamira Valley) formed by Moller Creek, a tributary of Tassajara Creek, that flows in the southwesterly direction with moderate to steep hillsides north and south of the creek. The Project site has slopes which range from less than 5%, adjacent to the creek corridor, to more than 60% along the north facing slopes at the eastern end of the property. The course of the creek is lined with vegetated and unvegetated wetlands. The creek continues west beyond the property line where it empties into Tassajara Creek. Historical and existing uses within the project area include cattle grazing; two existing single- family residences and several agricultural outbuildings that are located near the creek that will be removed as part of the project. No grading has occurred on site except for dirt access roads, improvements to the Tassajara Road right-of-way, and related drainage improvements for Moller Creek at the westerly edge. The use of the surrounding properties is as follows: - To the north - the unincorporated rural, agricultural, and utility property (part of the greater Moller Ranch) in Contra Costa County, including a recently constructed PG&E substation. - To the east - unincorporated rural/agricultural property in Alameda County, also part of the greater Moller Ranch. - To the south - • Along the southwesterly boundary, the project known as Fallon Crossing which is a residential development of 106 single-family and duet units (under construction). • Along the southeasterly boundary, the project known as Redgewick, Dublin Ranch North, 9 Y rY p J (PA 08-045), which includes 4 custom residential lots and 127 acres of conserved open space. - To the west across Tassajara Road - vacant/agricultural. VICINITY MAP 2of14 r7 10 - 1 DUBLIN RANCH DUBLIN 1 10.0kh MOM 11411011 111111111111 I Italill �r ' 111111, IrdIFAIIIII-On May 15, 2007, General Plan and Eastern Dublin Specific Plan Amendments were adopted (Resolution 58-07), and Planned Development prezoning with a related Stage 1 Development Plan for 298 attached and detached units was adopted (Ordinance 09-07, PA 06-030) for Moller Ranch (formerly known as Casamira Valley). These land uses and zoning remain in effect today and are further discussed below. Moller Ranch was subsequently annexed to the City of Dublin May 1, 2007 (Resolution 59-07). A Supplemental Environmental Impact Report (SEIR) was prepared to address potential environmental impacts resulting from the proposed plan for Moller Ranch. The SEIR, State Clearinghouse (SCH) #2005052146, was certified by the City Council on May 1, 2007 (Resolution No. 56-07). The SEIR, specifically evaluated as "The Project," for the construction of 209 units divided between 195 single-family detached residential lots and 14 duet or paired units developed with a loop road system for the 226.3-acre Moller Ranch property. On January 17, 2012, the City Adopted Resolution 07-12 approving a General Plan and Eastern Dublin Specific Plan Amendment Initiation Study based on the current proposal. Project Description/Current Proposal: The Applicant, Braddock and Logan, is requesting approval of General Plan and Eastern Dublin Specific Plan Amendments to change the land use designations for the site, Planned Development rezoning with related Stage 1 and Stage 2 Development Plans, Vesting Tentative Map 8102 to create 370 detached single-family lots, a Development Agreement and a Supplemental Environmental Impact Report (SEIR). ANALYSIS: The goal of this project is to create the ambiance of a new community built around the relics of historic agricultural use. The theme envisions a charming, tranquil community and premier residential haven nestled within the hills of the City of Dublin surrounded by hundreds of acres of regional parkland. The proposed access and circulation system links the project to Tassajara Road and the greater Dublin community via a meandering creekside collector road, divided in elevation in certain locations by 10 foot wide median. The character of the community is rooted 3of14 in the history and natural features of the setting. As a reflection of California's agrarian and ranch heritage, the project will feature vineyards, olive groves, dry stack stone walls, and farmstead artifacts throughout the community to convey a historic farmstead legacy. The majority of the proposed development is located on the flatter portions of the site away from Tassajara Road and generally adjacent to the creek corridor. The grading proposed for the project will take into consideration the hilly terrain and is designed to avoid excessive grading. The proposed community will blend with the natural features unique to the site through the use of design and planning. The project includes three neighborhoods defined by one of three lot sizes and will allow a variety of housing product types and price ranges. The clustering of residential units will allow for continuity of the open space area and more effective utilization of the property. General Plan & Eastern Dublin Specific Plan Amendment The Applicant requests approval of a General Plan Amendment and Specific Plan Amendment to change the existing land use designations. The proposed amendments would result in a project entirely of single-family homes (as opposed to the currently approved single-family and multi-family development). The requested amendments to the General Plan and the Eastern Dublin Specific Plan are shown in Table 1, below. TABLE 1: Land Use - General Plan and Eastern Dublin Specific Plan Land Use Existing Proposed Acres Units Acres Units Single-Family Residential (.09 to 6.0 units per 0 0 79.6 0-478(1) acre) Rural Residential/Agriculture 143.7 1 136.8 1 (1 unit per 100 acres) _ Medium Density Residential 48.9 298-684 0 0 (6.1 to 14.0 units per acre) Open Space/Stream Corridor 32.6 7.6 Neighborhood Park 1.1 1.1 Semi-Public 0 1.2 Total(1) 226.3 685 226.3 479 (1) This table shows the maximum units under the General and Specific Plan ranges. The Stage 2 Development Plan and Vesting Tentative Map 8102 propose a total of 370 single-family detached units. The Applicant has requested the Single-Family Residential land use in place of Medium Density Residential as a better design alternative to preserve and to take advantage of the natural features of the site. This will also allow a better option for providing each unit with usable private yard area. At a maximum, the density distributed over the Single-Family Residential and Rural Residential/Agriculture land uses would allow up to 479 units. However, the Applicant is proposing to develop only 370 homes (4.65 units per acre). Although the Rural Residential/Agricultural (RR/A) land use designation would allow the construction of one residential dwelling unit (1 unit/100 acres), the Applicant is not proposing to construct or retain any dwelling units in this area and a conservation easement will be enacted on a majority of the land designated RR/A to preserve the site's natural resources. The cap on the number of units 4 of 14 within the proposed development envelope will ensure that the grading on the site is minimized and the hillsides are protected. Open space and preservation represents a significant theme of the Moller Ranch project. The Open Space land use designation includes the natural drainage corridor (Moller Creek) from the project site boundary (city limits) in the northeast to the culvert underpass at Tassajara Road on the west. Open space areas and portions of the open space within the RR/A area, including any detention basins, are proposed to be owned, managed, and maintained by the HOA or a conservation management organization GHAD or land trust. The proposed 1.1-acre Neighborhood Park would be located on the north side of the stream corridor. The neighborhood park will be owned and operated by the City of Dublin. The 1.2 acres shown as Semi-Public use is the total area of a pedestrian trail system running a distance of 2,920 feet from the trailhead at Tassajara Road to the northerly project boundary. It also includes a limited public parking area of approximately 25 spaces serving an adjacent regional trailhead staging area to the Regional Wilderness Park and PG&E facilities to the north within Contra Costa County. 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. A Resolution recommending the City Council adopt a Resolution approving a General Plan Amendment and an Eastern Dublin Specific Plan Amendment for the Moller Ranch project is included as Attachment 1 and a complete list of the proposed amendments to the General Plan and Eastern Dublin Specific Plan is included in Exhibit A to Attachment 1 (located in the project binder within the Section title: General Plan/Eastern Dublin Specific Plan Amendment). Planned Development Zoning The application includes a Stage 1 Development Plan that would replace the existing Stage 1 Development Plan approved in 2007 (Ordinance 09-07). The proposal includes requirements per Zoning Code Section 8.32.040.A. The Stage 1 Development Plan is revised to be consistent with the proposed General Plan and Eastern Dublin Specific Plan land use Amendments. The application also includes a Stage 2 Development Plan. The Stage 2 Development Plan meets the Zoning Ordinance requirements in 8.32.040.B. The Stage 2 Development Plan identifies the layout by proposed lots/parcels along with the Development Regulations and Architectural Design Guidelines/Standards for specific uses by the type of lot. The residential uses include 3 lot types with 9 architectural styles among them. A second dwelling unit would be permitted in neighborhoods having lots of 5,000 square feet or greater, only. No more than one (1) second dwelling unit is permitted per lot and requires one additional off-street parking space; 3rd car, tandem or uncovered space would be permitted to satisfy that requirement. Based on the proposed density for the proposed acreage by use, a maximum of 479 units could be developed. However, the SEIR analyzes a maximum of 382 units, and the proposed development plan allows a maximum of only 370 units on single-family detached lots at an overall density of 4.65 units per acre. Further and more specific development standards, including a Master Infrastructure and Phasing plan, are described in the Stage 2 Development Plan. 5of14 Site Plan - The Project has extensive frontage along Tassajara Road, a City and County designated scenic highway, with standards for preserving views of scenic ridgelines and knolls from the corridor. In compliance with these standards, no development is proposed near Tassajara Road with the nearest residence located at least 1,400 feet from the primary entry road. Tassajara Road currently is a two-lane road extending northward from Dublin Ranch to the Contra Costa County line. However, the General Plan anticipates that it eventually will be expanded to its full width of six lanes. A precise alignment has been approved by the City of Dublin. However, on-going discussions have been held with Contra Costa County about the realignment and location of the connection at the county line. The project is accessed from a main entry road located along the east side of Tassajara Road north of Fallon Road. This road follows the natural drainage way with branching loop streets or cul-de-sacs providing access to the neighborhood areas. Community Design elements and details are discussed below under "Landscaping, Streetscape, and Fence Plan." The neighborhood layout by lot type and phase are listed in Table 2 below: Table 2: Lots by Neighborhood and Phase Shown on Stage 2 Development Plan Neighborhood Lots Minimum Minimum Phase Lot Area (sf) Dimensions 1 97 4,500 45 ft x 100 ft 2 2a 46 5,000 50 ft 100 ft 1 2b 83 5,000 50 ft 100 ft 3 2c 82 5,000 50 ft x 100 ft 4 3 62 5,500 55 ft x 100 ft 5 Total 370 Note: Neighborhood 2 includes 211 units proposed to be built in 3 phases. SITE PLAN • t t \ ! fI ' �� ;2;:s `.,, �Sf� ter l am 9046 MOLLER RANCH "Wstsela STAGE N PLA D DEVELOPMENT • NEIGHBORHOOD KEY ateimpt lottoup HWA 6 of 14 Development Regulations - Development regulations and site development standards would be adopted as part of the Stage 2 Development Plan. The Development Regulations proposed for Moller Ranch are similar to those established for other single-family detached units within the Eastern Dublin Specific Plan area. The Development Regulations and Site Development Standards include minimum lot area and dimensions, minimum lot frontage and depth, minimum setbacks (for front, rear, and sideyards), maximum building height, maximum lot coverage, minimum distance between buildings, common outdoor areas, minimum private outdoor areas, allowable setback encroachments, parking, driveways, signage, trash enclosures, and grading standards, accompanied by any necessary diagrams. See Exhibit A to Attachment 2 (Ordinance for Stage 1 & Stage 2 Development Plan, Pages 7 and 8) for a comprehensive list of Development Regulations (located in the project binder within the Section titled: Stage 1 & 2 Planned Development). Parking - In accordance with the development standards in much of the Eastern Dublin Specific Plan Area, each single-family home in Moller Ranch would be provided with a two-car garage at a minimum. In addition, all units are required to provide one guest space which may be located curbside along public or private right-of-way except where marked for traffic safety and access by emergency vehicles or within a driveway with sufficient depth. Side-entry (swing-in) and three-car garages would be permitted only on lots having a minimum width of 55 feet with side- entry garages requiring a minimum of 28 feet of back-up area. Architectural Style Guidelines/Standards — The residential architecture for this Stage 2 Development Plan has been designed with themes to complement the natural environment and the area's agricultural heritage. The Architectural Design Guidelines/Standards are divided into three sections: Architectural Criteria (details), Plotting (and massing), and Architectural Styles which allow for nine (9) different styles. The proposed styles would be applied at a later date to the floor plans presented for approval with a subsequent Site Development Review approval. • Architectural Criteria - Floor plans are not included as part of the Architectural Design Guidelines. Standards require a minimum of 4 floor plans for projects of 76 units or more with an additional plan for each incremental of 30 above 131. Plans would be required to present a strong one-story element to the street and recessed second story. The Guidelines included for roof form and architectural massing forms are proposed for visual relief to reduce mass and enhance pedestrian scale. Such elements would include: o Articulation of wall planes o Projections and recesses to provide shadow and depth o Combinations of one and two story forms o Porches and courtyards As part of these standards, the second floor would be prohibited from completely covering the first floor without incorporating second floor recessed elements or first floor single-story elements along the front. • Plotting - Typically, for projects approved within the Eastern Dublin Specific Plan Area, a plotting matrix/fit list would be submitted with the Site Development Review. To create a distinctive look to the neighborhood and eliminate the repetition while allowing flexibility to enhance sales and marketing, placement of specific floor plans and architectural styles would be limited within specific parameters. • Architectural Styles - The styles are intended to enhance the diversity of the street scene with varied roof forms, pitches, and overhangs; window shapes and mullion variations; 7of14 shutter configurations; trim profiles; gable end treatments; exterior materials; and style- specific details. Architectural elements will be required to be articulated on all elevations of each building, especially on corner lots, with fully wrapped or enhanced elevations on structures visible from public right-of-way as shown and plotted within the architectural guidelines. To provide wide diversity to the exterior elevations and architectural styles, the exteriors also would rely on color to differentiate among exterior planes. At least 60% of the plans will have a second story that recesses at least 5 feet for 20% of the front façade, and at rear elevations there shall be a minimum 5-foot horizontal or vertical offset in the plan. For phases of over 130 units, the architectural guidelines are required to provide no less than 5 color schemes and 10 garage door types. A color and materials board is not included with the current architectural Guidelines, but will be incorporated and adopted as part of the Site Development Review. The nine architectural styles proposed for this project are described in the project binder within the Section titled: Land Use and Design Standards: Architectural Guidelines, pages 15-32. Landscaping, Streetscape, and Fence Plan —The Application includes a Master Landscape and Streetscape plan which addresses typical lot layout, plant palette, hardscape improvements, street improvements, entry monuments, parks and trails, open space, and the stream corridor, including bank stabilization, drainage, and water quality improvements. The development concept for the area strives to preserve the natural environment and create a community that is compatible with the natural terrain. The landscape and streetscape design is centered on the natural drainage area or creek as a fundamental part and focal point of a 10-foot wide meandering community trail that could integrate with the East Bay Regional Park District trail system. The trail within Moller Ranch is punctuated with meadows, vista points, public art, interpretive signage, selective seating, and other features designed to preserve and protect the natural environment which is included in the project binder within the Section titled: Land Use and Design Standards: Landscape Guidelines, pages 30-36. At the creek crossing, a decorative head wall houses the culvert and an ornamental railing provides a pedestrian lookout down the riparian corridor. The trail meanders adjacent to the Neighborhood Park before linking with the regional trail system to the north. Sidewalks also are provided throughout the project. In compliance with water quality standards, a series of detention basins would be integrated into the open space. In addition to the pedestrian trail system, the main entry road at Tassajara Road is flanked by a hillside on the north and meanders along the creek to the south. This road is designed with two 20-foot wide drive aisles on either side of a 10-foot wide landscaped median. After the one creek crossing near the Neighborhood Park, the road becomes a 36-foot wide neighborhood entry road eventually narrowing to a neighborhood spine road that bisects the main neighborhood area and serves as a collector for the neighborhood streets. The main entry road is located and marked with enhanced pavement north of Fallon Road near the point where the Moller Creek passes under Tassajara Road to connect with Tassajara Creek. In keeping with the historic agricultural theme, small flowering orchard-style trees would be planted in the median and windrow segments along the north side. Rambling roses, terraced olive groves, and vineyard plantings distinguish the project entry. A detention area serves as a seasonal pond and would be constructed as part of the culvert relocation. Other theme elements at the entry include a theme wall with ranch logo, stone monolith, boulder rubble, and project entry structure (enclosed pump house) clad with a synthetic rustic dry stacked stone. 8 of 14 As the main road interfaces with the neighborhoods and approaches the creek crossing, the landscape features a shade tree canopy, riparian trees, vineyard plantings, and an evergreen tree buffer to screen the homes while retaining views beyond to the creek. Enhanced paving marks the pedestrian crossings to the Neighborhood Park and regional trail system. In all, there are seven neighborhood entries sited along the various segments of the primary road. The goal of these entries is to highlight each area with stone monoliths, low stone walls, decorative lighting, signage, and plantings. Vineyard plantings and trellis systems for the vines will be strategically located throughout the project. After crossing the creek the road becomes the entry point to the main neighborhood area. This location is surrounded by a series of detention basins capturing runoff from hillsides to the south. Additional vineyard plantings, low stone walls, and boulder rubble define this junction. As the neighborhood spine climbs up the grade and branches into the neighborhood streets, windrow and flowering trees flank this route leading to the topmost detention basin protected by a landscape buffer. In order to ensure adequate emergency vehicle access to all portions of the site, emergency access roads are located along the residential interface with the open space (Rural Residential/Agriculture) area while numerous trail heads at cul-de-sacs and other locations would be located at points along the access roads eventually linking to the trail system. This road also serves as a fire buffer. The neighborhood street abutting the open area north of the creek and the neighborhood street serving the park and trailhead staging area would be designed and landscaped to enhance those amenities. These entry points would be highlighted by thematic low stone walls parallel to the sidewalk connected with an ornamental iron fence to separate the trailhead area from private yards. A removable bollard would be located for emergency vehicle access at these locations. A hierarchy of fence types, including theme walls and other functional fences are shown with the Y Yp g plans. The walls and fences for the Moller Ranch project are designed to minimize visual impact and obstruction of enjoyment of the surrounding open space. Therefore, where fences and walls are required, they are designed to be semi-transparent or screened by landscaping. Relative to the topography of the Project Site, the fence plan takes into consideration retaining walls and view fencing where appropriate. The plans also include a palette of plant materials, street furnishings, signage, landscape accessories, and utility screening. Such extensive open space within and surrounding the residential community also requires a management plan for those areas to be dedicated to the City, held in common by the homeowners association (HOA), or managed by a special district. In addition to the overall landscape plan for the Moller Ranch project area, the Landscape Plans and Development Regulations include a typical landscape plan and site layout for both interior and corner lots reflecting each of the three residential lot sizes proposed. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. All proposed uses are consistent with the permitted uses approved by the Stage 1 Development Plan, and proposed densities remain within the standards. A Resolution recommending the City Council adopt an Ordinance approving the Planned Development Rezone and related Stage 1 and Stage 2 Development Plan for the Moller Ranch project is included as Attachment 2. Affordable Housing/Inclusionary Zoning - The proposed project is subject to the City's Inclusionary Housing requirements. This provision requires new residential projects to provide 9of14 12.5% of the units within the new residential project as affordable. Based on the total number of units, 46 units would be required to meet the affordability standards. The affordable housing component will be addressed in a separate affordable housing agreement prior to recordation of the final subdivision map. The Inclusionary Housing regulations are included in the Conditions of Approval for the Resolution for the Vesting Tentative Tract Map 8102, Attachment 3, Condition #23, located within the project binder in the Section titled: Vesting Tentative Map. Public Art Compliance — The proposed project is subject to compliance with the City's Public 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 and compliance exhibits developed at a later time in conjunction with the Site Development Review. An exhibit showing potential locations for public art along the open space corridor is located in the project binder within the Section titled: Land Use and Design Standards, Landscape Guidelines, page 34. Vesting Tentative Tract Map 8102 Vesting Tentative Tract Map 8102 would subdivide the 226.3-acre site into 370 single-family detached lots situated within three neighborhoods to be developed in five phases. As stated above, three lot sizes would be available depending upon the neighborhood. Additionally, parcels will be created for open space, semi-public, rural residential and Home Owners Association land uses as a part of the Master Vesting Tentative Map. All grading drainage and infrastructure requirements are provided on the plans. Ownership and maintenance of the open space and common areas within Moller Ranch would be the responsibility of one of four entities as shown on the Vesting Tentative Map: 1) City of Dublin (Parcel F) — Neighborhood Park, 2) East Bay Regional Parks District (Parcel G) — Regional Trailhead Staging Area, 3) Homeowners Association (HOA) (Parcels D, E,L, M, N, 0, P, R, and S) — landscaped right-of-way, and 4) a Geologic Hazard and Abatement District (GHAD) (Parcels B, C, H, I, J, K, and Q) — most of the stream corridor and detention basins. Grading of the site is proposed to take into consideration the natural terrain and will be required to provide building pads, road, and proper drainage, and the proposed open space configuration is intended to enhance the natural environment by preserving hillsides, creek corridors, and wildlife habitat. Hillside grading on site, as needed, will be required to provide suitable slope ratios and 9 g q p correct soil conditions. However, the project site will be required to meet the slope ratio standards of the Eastern Dublin Specific Plan. Wherever possible, development would be contoured to hillsides in order to avoid excessive cuts and fills. A draft Resolution approving Vesting Tentative Tract Map 8102 with required findings for the Moller Ranch project is included as Attachment 3 located within the project binder in the Section titled: Vesting Tentative Map. Development Agreement Projects within the Eastern Dublin Specific Plan (EDSP) require a Development Agreement between the City of Dublin and the Developer. 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. 10 of 14 Development Agreements are approved by an Ordinance of the City Council upon recommendation by the Planning Commission. The proposed Development Agreement was drafted with input from City Staff, the project Applicant, property owner, and the City Attorney based on the standard Development Agreement prepared by the City Attorney and adopted by the City Council for projects located within the Eastern Dublin Specific Plan area. The Development Agreement provides security to the developer that the City will not change its zoning and other laws applicable to the project. The Development Agreement becomes effective for a term of five (5) years from the date of the signing of the agreement. This document is a contract that establishes obligations for meeting the goals of the Eastern Dublin Specific Plan 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, 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 previous development agreements. A Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and Braddock & Logan Services for the Moller Ranch project is included as Attachment 4 with the City Council Ordinance attached as Exhibit A and the Development Agreement attached as Exhibit B. CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes a request for Planned Development rezoning with a Stage 1 and Stage 2 Development Plan consistent with the proposed land use amendments under the General Plan and Eastern Dublin Specific Plan. The Planned Development zoning including Development Regulations would be applicable to Vesting Tentative Map 8102. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The proposed project will further 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 Project will be required to adhere to the City of Dublin Green Building Ordinance which will be determined at the Site Development Review stage. 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 Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in Attachment 3 located within the project binder in the Section titled: Vesting Tentative Map. 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 was also 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. 11 of 14 ENVIRONMENTAL REVIEW: The Project Site is in Eastern Dublin for which the City adopted the Eastern Dublin General Plan Amendment and Specific Plan to provide a comprehensive planning framework for future development of the area. In connection with this approval, the City certified a program Environmental Impact Report (EIR) pursuant to CEQA Guidelines section 15168 (SCH: 91103064, Resolution 51-93, and Addendum dated August 22, 1994, hereafter "Eastern Dublin EIR") that is available for review in the Planning Division and is incorporated herein by reference. In connection with a prior project on the Moller Ranch site, the City certified the Casamira Valley/Moller Ranch Project Supplemental EIR ("Casamira EIR") pursuant to CEQA section 21166 and CEQA Guidelines sections 15162 and 15163 (SCH # 2005052146) and adopted supplemental mitigation measures, a Mitigation Monitoring Program and Statement of Overriding Considerations through Resolutions 56-07 and 58-07, dated May 1, 2007 and incorporated herein by reference. The City prepared and circulated a Draft Supplemental EIR dated September 2012 (SCH No. 2005052146) for the Project. The Draft Supplemental EIR confirmed that many of the Project impacts were addressed in the prior EIRs, whose mitigation measures continue to apply to the Project, as applicable. The Supplemental EIR review focused on traffic and biological resources. A number of supplemental traffic impacts were identified, most of which can be mitigated to less than significant; however, some would remain significant and unavoidable as noted in the attached resolutions and findings. Upon further review, staff determined that one of the traffic mitigations identified in the Draft Supplemental EIR would be infeasible. That mitigation, SM-TRA-1-12, calls for removal of a crosswalk at the Hacienda Drive/Dublin Boulevard intersection. Removing the crosswalk would be inconsistent with the City's adopted complete-streets policy. Also, the intersection is just over one-half mile from the Eastern Dublin BART station and adjoins the transit-oriented Dublin Transit Center, which is a Priority Development Area as designated by ABAG. The intersection is bordered by high-density residential, commercial, office and retail uses that are expected to generate significant pedestrian activity at buildout. Removing the crosswalk would also pose safety concerns in light of the expected heavy pedestrian traffic that would likely attempt to cross the street even without a marked crosswalk. No other feasible mitigations are identified for the intersection impacts; therefore, the impact will be significant and unavoidable. All of the supplemental biological resources impacts can be mitigated to less than significant. Following the required 45 day public review period, the City prepared a Final Supplemental EIR containing written responses to all comments received during the public review period, which responses provide the City's good faith, reasoned analysis of the environmental issues raised by the commenters. The prior EIRs together with the Project Draft and Final Supplemental EIR documents adequately identify and analyze the potential environmental impacts of the Project, are incorporated herein by reference and are available for review during normal business hours in the Planning Division at City Hall. A Resolution recommending that the City Council certify a Supplemental Environmental Impact Report for the Moller Ranch/Moller Creek Culvert and Replacement Project and make related findings is included as Attachment 5, with the City Council Resolution attached as Exhibit A and the Draft Supplemental Environmental Impact Report and Final Supplemental Environmental Impact Report are attached as Exhibit B. ATTACHMENTS: 1) Resolution recommending that the City Council adopt a Resolution approving a General Plan and Eastern Dublin Specific Plan Amendment to change the land use designation for Moller Ranch, 12 of 14 with the draft City Council Resolution attached as Exhibit A. (See Project Binder). 2) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development Rezone with related Stage 1 and Stage 2 Development Plan for Moller Ranch, with the draft City Council Ordinance included as Exhibit A. (See Project Binder). 3) Resolution approving Vesting Tentative Tract Map 8102 for the project known as Moller Ranch. (See Project Binder). 4) Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin Braddock & Logan Services, Inc. for the Moller Ranch project with the Ordinance attached as Exhibit A and the Development Agreement attached as Exhibit B. 5) Resolution recommending that the City Council certify a Supplemental Environmental Impact Report for the Moller Ranch/Moller Creek Culvert and Replacement Project and make related findings, with the City Council Resolution attached as Exhibit A and the Draft Supplemental Environmental Impact Report and Final Supplemental Environmental Impact Report are attached as Exhibit B. 13 of 14 GENERAL INFORMATION: APPLICANT/ Braddock & Logan Services, Inc. PROPERTY OWNER: 4155 Blackhawk Plaza Circle, Suite 201 Danville, CA 94506-5700 Attn: Andy Byde LOCATION: 6861 Tassajara Road - generally east of Tassajara Road, north of Fallon Road, south of the City Limits/County Boundary, and west of Doolan Canyon within unincorporated Alameda County ASSESSORS PARCEL NUMBER: 985-0001-001-01 and 985-0001-001-02 EXISTING GENERAL PLAN/SPECIFIC PLAN LAND USE DESIGNATION: a) Medium Density Residential - 48.9 acres; b) Rural Residential/Agricultural - 143.7 acres; c) Open Space/Stream Corridor— 32.6 acres; and d) Neighborhood Park - 1.1 acres, PROPOSED GENERAL PLAN/SPECIFIC PLAN LAND USE DESIGNATION: a) Low Density/Single Family Residential - 79.6 acres, b) Rural Residential/Agricultural - 136.8 acres, c) Open Space/Stream Corridor — 7.6 acres; d) Semi-Public — 1.2 acres, and e) Neighborhood Park— 1.1 acres. EXISTING ZONING: Planned Development - Ordinance 09-07 PROPOSED RE-ZONING: Planned Development SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North Agriculture Open Space Vacant (unincorporated Contra Costa County) Single-Family Residential Single-Family Residential (under construction) — Chateau South PD Estate Residential Open Space at Fallon Crossing, and Vacant— Redgewick site Rural Residential/Agricultural East PD (unincorporated Alameda Vacant County) West PD Medium Density Residential Vacant/Future Wallis Ranch Reference: General Plan Eastern Dublin Specific Plan 1995633.1 14 of 14