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HomeMy WebLinkAbout8.3 Attch 2 PC Staff Rpt 12-13-2011 w/oAttchmts CIS az STAFF REPORT PLANNING ANNING COMMISSION DATE: December 13, 2011 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2011-00037 Jordan Ranch/Brookfield Homes, Site Development Review for the neighborhoods of Windwood (81 homes) and Mariposa (85 homes) totaling 166 units, and a Conditional Use permit to amend the Planned Development Zoning Stage 2 Development Plan Report Prepared by Mike Porto, Consultant Planner EXECUTIVE SUMMARY: The application by Brookfield Homes includes a Site Development Review for 166 detached single-family homes for two neighborhoods on approximately 31 acres within Neighborhood 1 of Jordan Ranch. It also includes a Conditional Use permit to amend the Planned Development Zoning Stage 2 Development Plan specific to alternative roof materials adopted with the Architectural Design Standards. Jordan Ranch is located in the Fallon Village planning area. 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 a Resolution approving a Site Development Review for 166 single- family residential units for the Windwood and Mariposa neighborhoods on approximately 31 acres (portions of Tracts 8024, 8073 and 8074) within Neighborhood 1 of Jordan Ranch in Fallon Village, and a Conditional Use Permit to amend the Stage 2 Development Plan regarding approved roof materials. ubmitted By: F46liedid By Mike Porto, Consulting Planner Planning Manager COPIES TO: Applicant File ITEM NO.: • _ Page 1 of 12 G:1PA#120111PLPA-2011-00037 Brookfield Jordan Ranch Winwood.Mariposa SDRIPCSR Brookfield 12.13.11.doc ATTACHMENT 2 DESCRIPTION: Background The Jordan Ranch project site is located in the Fallon Village planning area. The City Council adopted Ordinance No. 32-05 on December 13, 2005, approving Stage 1 Planned Development (PD) Zoning (PA 04-040) for Fallon Village. The PD rezoning established a maximum of 1,064 residential units and up to 83,635 square feet of non-residential (commercial) use for Jordan Ranch. In 2010, the Planning Commission and City Council reviewed and approved PA 09-011 for Jordan Ranch which included: • A Planned Development Rezone with a Stage 2 Development Plan • Site Development Review for six neighborhoods in Jordan Ranch • Master Vesting Tentative Map 8024, and • Development Agreement with the property owner, BJP ROF Jordan Ranch LLC (Mission Valley Properties) The Stage 2 Development Plan established the mix of residential units and land uses within the six neighborhoods and substantially reduces the number of allowable units for Jordan Ranch from the 1,064 units approved previously to a maximum of 780 units. The vicinity map below shows the Jordan Ranch property overall. DUBLIN LIVERMORE CENTRK �=1 � 0113UVV 1dCY�i !EOMAY W a LIVERMORE PLEASANTON Vicinity Map Master Vesting Tentative Tract Map 8024, adopted on May 11, 2010 by Planning Commission Resolution 10-25 established the overall subdivision pattern for Neighborhoods 1 through 6 of Jordan Ranch. For Neighborhood 1 the map created 253 lots with a minimum size of 4,000 and 5,200 square feet for single-family detached homes. BJP ROF Jordan Ranch LLC, the owner of Jordan Ranch, sold 166 lots in Neighborhood 1 to Brookfield Homes. P w 2of12 The non-native vegetation has been removed from the area within Neighborhood 1, and the area has been mass graded in accordance with the Conditions of Approval for Vesting Tentative Tract Map 8024. Finish grading for home site pads and construction of streets and infrastructure for much of the project area currently are underway. The map below shows the location of Neighborhood 1. 11!. 111 Tekcr TRACT 8024 yjFj o a � 11m A►.1RT Or bE run Berl ` KOOMOM OW TRACT 8074 T R A C T 8 0.7 1 p.Nyu/g1 N �• pier PAW a TA Am yen- too + A !O 6 j ! V tic*PAM 1212 +?!? 1211 $ • TRACT 8078 " " • • CT •, Aso ws," ra[ns rr 'D ...x �w U I TRACT SW4 N VA- SITE DEVELOPMENT PLAN ' JORDAN RANCH 9R1I 9........ro..r.n.w,+..+ � .�••• "SSi'LtS.CJ"..�CSh'L"� Current Request Brookfield Homes is requesting approval of a Site Development Review Permit and Conditional Use Permit to construct a total of 166 single-family detached homes on approximately 31 acres within Neighborhood 1 of Jordan Ranch. The proposed project includes two separate developments. • Windwood - 81 homes having a minimum lot size lot of 4,000 square feet generally located in the southwest portion of Neighborhood 1. Three floor plans would be available ranging in size from 2,251 square feet to 2,668 square feet. Windwood would be developed within potions of Tract 8024 (Lots 5 through 40), and Tract 8073 (Lots 1 through 8 and Lots 29 through 65). • Mariposa - 85 homes having a minimum lot size lot 5,200 square feet generally located in the northern portion of Neighborhood 1. Three different floor plans are available ranging in size from 2,971 square feet to 3,436 square feet. Mariposa would be developed within potions of Tract 8024 (Lots 1 through 4 and Lots 41 through 59), and Tract 8074 (Lots 1 through 51 and Lots 68 through 78). 3of12 The SDR addresses the site layout and architecture, as well as front yard landscaping, hardscape, and details for walls and fencing. The application also includes a CUP which would amend the Architectural Design Standards adopted with the Planned Development Zoning Stage 2 Development Plan. In this case the amendment would allow concrete roof tiles in place of, or as an alternative to, composition. The amendment has been requested in an effort to satisfy market preferences and compatibility of materials with other housing developments in the area. ANALYSIS: Conditional Use Permit The Applicant is proposing to use concrete roof tile (both flat and S-curve, depending on architectural style) as roofing material in both the Windwood and Mariposa neighborhoods. Their statement indicates that this material is preferred by potential homebuyers and residents. The Architectural Design standards adopted by City Council Ordinance 13-10 with the Planned Development zoning Stage 2 Development Plan specifically states on page 18 of 50 (page 2-14 of the Design Standards): "Roofing material shall consist of: • Composition shingle (high quality, 40 year minimum shingle with shadow relief). • Standing seam metal roofing on accent roofs or bay windows. • Concrete tile roofing is not appropriate to the style and is not allowed." Chapter 8.32.080 of the Zoning Ordinance states that the Planning Commission may approve a Conditional Use Permit as a means for minor amendments upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning Ordinance for the site. The requested change in roof materials would not represent a material or significant change to those standards. The style and quality proposed would be consistent with the materials approved for other residential projects in the area and compatible with the proposed architectural styles. Site Development Review Site Layout/Plotting — The street and plotting pattern for Neighborhood 1 was previously approved by the Planning Commission with the adoption of the Master Vesting Tentative Tract Map 8024. Homes generally face onto a circulation system of internal perimeter roads connected by east-west local access. Primary access is from Jordan Ranch Drive where it intersects with Fallon Road. Jordan Ranch Drive runs adjacent to the Open Space corridor and neighborhood park along the southeasterly boundary and connects with La Vina Street which extends into the Cantara neighborhood of the Positano planned community to the north. Secondary access from Positano Parkway is provided at Vinton Avenue located near the northwesterly boundary of Neighborhood 1. (See location map above) • WINDWOOD - For the Windwood neighborhood, the lots range in size from a 4,000 square foot minimum to a maximum of 10,460 square feet (Lot 5, corner lot). The smallest lots are interior lots located along the east-west running streets, Whitehorse Way and Bassetts Way. The average lots size (excluding Lots 5 and 39 previously mentioned) is 5,110 square feet. 4of12 • MARIPOSA - For the Mariposa neighborhood, the lots range in size from 5,265 square feet (Lots 2 and 39) to 14,909 square feet (Lot 68) with 5 lots over 10,000 square feet. The average lot size is 6,350 square feet excluding (Lots 68 and 69 Tract 8074). The smaller lots are located along the east-west running streets, Valley Vista Drive and La Vina Street. The larger lots are located on hillside slopes. All homes are required to have a minimum of 500 square feet of flat and usable rear yard area with a minimum dimension of 10 feet. The Site Development Plan for both the Windwood and Mariposa neighborhoods is shown on Sheet C1 of Attachment 2. Sheet C3 provides a plotting or "fit list" for each lot by floor plan in both the Windwood and Mariposa neighborhoods. The tables show coverage based on architectural elevation style and compliance with setbacks. Also provided (Attachment 2, Sheet C4) is a table of "preferred" plotting of floor plans and elevations on specific lots. The applicant is indicating that they are pre-plotting certain houses on certain lots to assure the enhanced elevation on the side and rear elevations visible to the street. As with a number of SDRs approved previously in the Eastern Dublin Specific Plan area, the currently requested Site Development Review Plans applicable to each of the two neighborhoods generally would allow any of the three approved floor plans to be constructed on any of the lots within their respective neighborhoods as shown on the Site Development Plan (Attachment 2, Sheet C2). 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 eliminates the repetitious look of many subdivisions. The parameters for this plotting provision would be applied 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. - 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. These standards have been included as Condition No. 28 (Attachment 1). In addition to the restrictions listed above, exceptions for specific lots are identified in the fit list for each lot within the neighborhood (Attachment 2, Sheets C3 and C4). As individual plot plans are submitted for each phase of development, 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, and the project will not block views of the protected primary ridgelines. Floor Plans—As stated above, three floor plans are available for 81 homes in Windwood on the smaller lots, and three floor plans are available for the 85 homes in Mariposa which are larger homes on the larger lots. The adopted Architectural Design Standards paid special attention to architectural massing and visual relief through varying setbacks, articulated facades, one-story elements at the ground level, and recessed second stories. 5of12 All floor plans in both neighborhoods are two stories and provide an open plan family room/kitchen arrangement or great room living space on the ground floor within the rear of the house. All plans can accommodate a bedroom and a full bathroom on the ground floor in compliance with the Universal Design Ordinance (UDO) requirements for accessible access. In each case, these bedrooms are located at the front of the house adjacent to the entry or garage. All homes have a recessed garage face with direct access from the garage to the living portion of the home. For the master bedroom suite, all plans include at least one walk-in closet and dual basin in the master bathroom. All plans are equipped with a non-wood burning fireplace. Elevation styles for particular floor plans on specific lots may be limited as shown on the Site Development Plan (Attachment 2, Sheet C2) due to coverage or setback restrictions. Tables 1 and 2 show, respectively for the Windwood and Mariposa neighborhoods, the proposed square footage, bedrooms, bathrooms, parking, available styles, and the living space options for each of the proposed floor plans. Table 1: Windwood/Jordan Ranch - Floor Plans (4,000 sf minimum lot size) Square Footage Covered Optional Living Space Floor Plan(l) Bedrooms Bathrooms 1)(2) Elevations (typica Parking Bonus room as Plan 1 4+ 1 opt. 3 2,251 sf A, B& E 2 optional bedroom/ ground floor bedroom as stud Loft as optional Plan 2 4 + 1 opt. 3+ 1 2,457 sf A, C& E 2 bedroom with on- suite bathroom Plan 3 5+loft 4 2,668 sf B, C&E 2 bedroom as option I stud Total: 81 units Table 2: Mariposa/Jordan Ranch - Floor Plans (5,200 sf minimum lot size) Floor Square Covered Optional Living . ..ms Bathrooms Footage Elevations Loft as fifth Plan 1 4+ 1 3.5+1 2,971 sf A, C&E 2+ 1(4) bedroom with optional on-suite bathroom Plan 2 5 3.5 3,170 sf A, B&E 2+ 1(4) Plan 3 5 4.5 3,435 sf A, B&C 2+ 1(4) Total: 85 units Notes: (1) Any one floor plan is limited to no more than 40%of the total. (2) Living area only. (3) (A) Farmhouse, (B)Cottage, (C) Shingle,and(E) Italianate Tandem space(s) Windwood Plan 1 - Plan 1 is the smallest at 2,251 square feet, with an L-shaped "great room" and a galley style kitchen. This plan is provided with a transition area, including a pantry between the doorway to the garage. In addition to the two smaller bedrooms on the second floor, a bonus room may be built out as an optional bedroom. The ground floor bedroom may be 6of12 configured with an on-suite bathroom or as a study (see Attachment 2, ONE 05 and ONE 06). Plan 1 may be built in the (A) Farmhouse, (B) Cottage, or (E) Italianate styles (see Attachment 2, Sheets 08 through 12). Plan 2 — Plan 2 is 2,457 square feet. The dining room divides the "great room" with the living area on one side and the kitchen on the other. A corner fireplace is shown in the great room. The kitchen is U-shaped with a rectangular island and walk-in pantry. In addition to the two smaller bedrooms on the second floor, loft space may be built out as an optional bedroom with walk-in closet or on-suite bathroom. The master bedroom suite has two walk-in closets, in addition to a spacious master bathroom. (See Attachment 2, Sheets 13 and 14). Plan 2 may be built in the (A) Farmhouse, (C) Shingle, or (E) Italianate styles (see Attachment 2, Sheets 16 through 21). Plan 3 - Plan 3, at 2,668 square feet, is the largest of the three floor plans in the Windwood neighborhood; it has an L-shaped kitchen and walk-in pantry. The ground floor bedroom space may be built out as a study. The master bedroom suite, two walk-in closets, and spacious master bathroom occupy the rear portion of the house on the second floor. Bedroom #2 is designed with an on-suite bathroom, while Bedrooms #3 and #4 share a dual basin bathroom with jack-and-jilt doors. (See Attachment 2, Sheets 22 and 23). Plan 3 may be built in the (B) Cottage, (C) Shingle, or (E) Italianate styles (see Attachment 2, Sheets 25 through 30). Mariposa Plan 1 - Plan 1 is 2,971 square feet and the smallest of the three plans. It has a volume entry open to the second floor above and a laundry room on the ground floor. A half- bathroom/powder room is located near the entry. Access from the garage to the house leads through a walk-in pantry into an L-shaped kitchen with a large rectangular island. Both the master bedroom and Bedroom #3 on the second floor have walk-in closets. Loft space on the second floor may be built out as a fifth bedroom with an optional on-suite bathroom. (See Attachment 2, Sheets A8.05) Plan 2 may be built in the (A) Farmhouse, (C) Shingle, or (E) Italianate styles (see Attachment 2, Sheets A8.08 through A8.12). Plan 2 - Plan 2 is 3,170 square feet and provides a formal dining area between the entry and rear family room and kitchen area. Access from the garage to house is through a transition area with pantry which also has a back door to the rear yard. The kitchen is L-shaped with a large rectangular island, and a half-bath powder room is located near the entry. The laundry room is located on the second floor, and the secondary bathroom on the second floor has dual basins. (See Attachment 2, Sheet A8.13) Plan 2 may be built in the (A) Farmhouse, (B) Cottage, or (E) Italianate styles (See Attachment 2, Sheets A8.16 through A8.20). Plan 3 - Plan 3 is the largest at 3,435 square feet, designed with a dedicated living room/dining room area and a volume ceiling that is open to the second floor above. A passageway through a pantry area from the dining room provides secondary access to the kitchen. Access from the garage is through a transition area past a half-bathroom/powder room. The master bedroom suite on the second floor is provided with two walk-in closets. Bedroom #2 has an on-suite bathroom, and Bedrooms #3 and #4 have bathroom access via jack-and-jill doors. The laundry room and several linen storage spaces also are located on the second floor. (See Attachment 2, Sheet A8.21) Plan 2 may be built in the (A) Farmhouse, (B) Cottage, or (C) Shingle styles (See Attachment 2, Sheets A8.24 through A8.28). 7of12 Architecture - The Planned Development Zoning Stage 2 Development Plan was adopted with specific Architectural Design Guidelines which include a series of architectural styles: (A) Farmhouse; (B) Cottage; (C) Shingle; (D) Folk Victorian; (E) Italianate; (F) Colonial; and (G) Rural Contemporary. For the Windwood and Mariposa neighborhoods in Jordan Ranch, homes are proposed in four of the approved styles: (A) Farmhouse; (B) Cottage; (C) Shingle; and (E) Italianate. Each of the three floor plans is offered in three of the four styles proposed. The homes are designed with themed architectural elements integrated into the front facades and enhanced corner and rear elevations. All six plans present a strong one-story element to the street and recessed second story elements to reduce mass and enhance pedestrian scale. The garage facades have been de- emphasized with multi-panel doors, front elevation setbacks and recessed doors. 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. To provide wide diversity to the exterior elevations and architectural styles, twelve color and materials schemes are provided for the Windwood homes and for the Mariposa homes. As discussed with the requested CUP, roof materials for the four architectural styles in each neighborhood are proposed as flat concrete tile. The exception is the Italianate style in the Windwood neighborhood which would be a concrete S-tile. For Windwood, the proposed colors and materials are shown on Attachment 2, Sheets 35 through 40. For Mariposa, the proposed colors and materials are shown on Attachment 2, Sheets A8.29 through A8.34. Among the four styles, exterior elevations of all styles primarily are stucco or plaster finish with a variety of siding and manufactured stone or brick elements. The Windwood neighborhood features carriage style roll-up garage doors. Only Mariposa shows porch railings that would be either vertical or vertical and cross railings. The following provides an abbreviated description of each approved architectural style reflecting the proposed exteriors in the neighborhood: (A) Farmhouse — The Farmhouse style is identified by steeply pitched gable roof forms with shed roof over ground floor porches. Roof projections may have hip roofs with varied second floor plate heights and accent dormers. Exterior accents include board- and-batten siding and 4-inch or 8-inch lap siding with both neighborhoods utilizing brick veneer. Exterior board-and-batten siding may be used on the upper portion of the second floor. Windows forms are vertical, double hung, and fixed accent windows or sliders with heavy foam frames, slat shutters, and pot shelves accents propped by decorative corbels or box bays. Front porches are supported by wood posts with kickers or box columns on with a brick veneer base, and porch railings with vertical lines. Eaves are distinguished with gutter returns, and gable ends are accented with board-and-batten siding, rake tiles, and louvered vents. (B) Cottage — The Cottage style is characterized by steeply pitched gable roof forms, abbreviates hips, and shed roofs over bays and hipped or shed porch roofs. Exterior accents include lap siding with cultured stone veneer on the ground floor walls or as a wainscot with concrete cap. Accent windows and porch entries may be arched. 8 of 12 Windows against stone veneer may be recessed with brick window sills. Square formed windows may be double hung with plank shutter. Porches are supported by wooden box columns either full height or on a stone base. Porch railings may include vertical elements. Eaves are highlighted with barge board rafters, and gable ends are embellished with board-and-batten or lapsiding, decorative corbels, and false vents. (C) Shingle — The Shingle style presents low pitched gable roof forms with gable or shed porches. In addition to stucco, the building exteriors feature wood shake siding or shingle siding in other forms such as diamond patterned to accent gable ends or prominent walls. Exterior shingle siding may be used on the upper half of second floors. Rectangular windows are framed with heavy foam trim and narrow shutters. Decorative gable end vents are classically round, oval, or louvered, and accent windows may be oval with keystone elements. Second floor projections are supported by decorative kickers and corbels, and eaves are trimmed by a tile rake and barge board rafters. Porch railings may be vertical and cross railings. (E) Italianate — Italianate features the most stucco and, in the Windwood neighborhood, is the only style utilizing a concrete S-tile on hip roof forms. Eaves are enclosed, and exterior materials include stone veneer with brick accents. Ground floor levels provide for box bay windows and round or box porch columns that are full length or placed on a base. Entries may be arched, and mullion patterns are simple. Heavy window sills are supported by decorative corbels. Railings between porch posts may be vertical with cross railings. Parking - In accordance with the development standards, each single-family home is provided, at a minimum, with a two-car garage. All of the units in Windwood have a two-car garage meeting the requirements for a total of 162 covered spaces. All three floor plans for Mariposa are provided with a three-car garage, including one tandem space for a total of 255 covered spaces which exceed the 170-space requirement. For each unit, one guest space is required to be available which is proposed to be provided curbside within the public right-of-way. Based on this standard, a minimum of 166 curbside spaces would be needed. Attachment 2, Sheet C5, presents the calculation of required and available parking for the Windwood and Mariposa areas combined, and identifies 265 spaces curbside along each of the public streets within the project except where marked for traffic safety and access by emergency vehicles. Based on the parking plan, the Windwood and Mariposa neighborhoods would be provided with an excess of guest parking. Landscaping/Fence Plan - The Landscaping Plan in the current submittal for Jordan Ranch generally is consistent with the plans approved previously for SDRs in the adjacent communities of Positano and Dublin Ranch. (See Attachment 2, Landscape Architecture tab, Sheets L-1 through L-3) The street landscaping unifies the neighborhood and integrates it with the adjacent communities and ultimately with subsequently developed neighborhoods in Jordan Ranch. As with the SDRs approved previously, the landscaping is proposed with trees lining the neighborhood streets, parkways, and landscaped strips. All project streets and paths paralleling the streets will be shaded and enhanced by trees and plantings. Hardscape elements along with landscaping will be used to create neighborhood entries and identity. The landscape plans in the current submittal have been prepared to reflect the building footprint of each floor plan. In addition to the overall landscape plan for each neighborhood established in the Stage 2 Development Plan, a typical landscape/site plan is provided for both interior and 9of12 corner lots for each of the three floor plans in both neighborhoods. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance (WELO). The plan of walls and fence designs proposed for the Windwood and Mariposa projects within Neighborhood 1 conform to a hierarchy that is consistent with Design Standards approved previously with the Stage 2 Development Plan. As with the other communities in the Eastern Dublin Specific Plan area, the fence plan takes into consideration retaining walls and lattice-top fences of an appropriate height where necessary and as the interface between adjacent properties on the upslope, the down slopes, and/or abutting public right-of-way. A "community theme wall" specific to Jordan Ranch is proposed to be constructed along Fallon Road and Positano Parkway on the westerly boundary. Affordable Housing/inclusionary Zoning — The previous land owner, BJ-ROF Jordan Ranch LLC worked with City Staff and the City Council to establish alternative methods for providing inclusionary housing for all of Jordan Ranch. Therefore, there is no requirement of this developer to provide inclusionary housing. Public Art Compliance — The proposed project is subject to "Chapter 8.58 Public Art Program" of the City of Dublin Zoning Ordinance. The Ordinance allows public art installations subject to an established value or payment of an in-lieu fee. An appropriate Condition of Approval has been applied to this project. (See Attachment 1, Condition No. 29, pages 12 and 13) CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: Under the General Plan and the Eastern Dublin Specific Plan, the area within the proposed project is designated "Residential: Single-Family." The site is zoned "PD-Low Density/Single- Family Residential." PA 09-011 approved in 2010 established the Stage 2 Planned Development Zoning and Development Standards. The current SDR request would be consistent with the General Plan and Eastern Dublin Specific Plan land use designation and Planned Development zoning determined at that time when the project was initially approved. The Conditional Use Permit to modify the roof materials from composition to concrete tile will be consistent with architectural standards elsewhere in Dublin. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan and represents the first phase of Jordan Ranch (PA 09-011). Elements approved as part of the Fallon Village planning area include pathways, gathering spaces, open spaces, and a village concept. Brookfield Homes intends to exceed the City of Dublin Green Building Ordinance (See Attachment 3) and will exceed the 50 point threshold in the City's program. In general, 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. REVIEW BY APPLICABLE DEPARTMENTS 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 1). 10 of 12 ENVIRONMENTAL REVIEW: The proposed project is part of the larger project known as Fallon Village (formerly known as the Eastern Dublin Property Owners, or EDPO). In 2002, a number of owners in Eastern Dublin filed applications for annexation of portions of the current project site to the City and to the Dublin San Ramon Services District (DSRSD.) At that time, the City prepared and certified a Supplemental Environmental Impact Report (SEIR) (SCH # 2001052114, Resolution 40-02) for that project. The SEIR was a supplement to the 1993 Eastern Dublin EIR certified by the City Council on May 10, 1993 (SCH # 91103064, Resolution 51-930). Both the 1993 EIR and 2002 SEIR are incorporated herein by reference. The Fallon Village project proposed in 2005 (for PA 04-040) included a specific proposal for the Braddock and Logan properties (PA 05-038), now referenced as Positano. Based on the results of an Initial Study, the City prepared a Draft SEIR to the 1993 and 2002 EIRs which was circulated for public review from August 23, 2005 through October 6, 2005 (SCH #2005062010). A Final SEIR dated October 2005 containing written responses to all comments received on the Draft SEIR and was reviewed and certified by the City Council on December 6, 2005 by Resolution No. 222-05. Significant unavoidable impacts were identified in these EIR's that required the City Council to adopt Statements of Overriding Considerations with the approval of each EIR. The proposed SDR and CUP would not require any further environmental review. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. 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. ATTACHMENTS: 1. Resolution approving a Site Development Review for 166 single-family residential units for the Windwood and Mariposa neighborhoods on approximately 31 acres (portions of Tracts 8024, 8073 and 8074) within Neighborhood 1 of Jordan Ranch in Fallon Village, and a Conditional Use Permit to amend the Stage 2 Development Plan regarding approved roof materials. 2. Applicant's submittal package dated November 10, 2011. 3. Green Point Rated Checklist. 11 of 12 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: Brookfield Homes Northern California c/o Kevin Pohlson 500 La Gonda Way, Suite 100 Danville, CA 94526 LOCATION: Neighborhood 1 of Jordan Ranch is located east of Fallon Road, Fallon Sports Park, and Positano Parkway; north of Jordan Ranch Drive; south of the Positano residential planned community; and west of open space corridor. Portion of APN 985-0027-007-02, including portions of: (1) Tract 8024 (Lots 1 through 59), (2) Tract 8073 (Lots 1 through 8 and Lots 29 through 65), and (3) Tract 8074 (Lots 1 through 51 and Lots 68 through 78) ZONING: PD-Residential: Low Density/Single-Family GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Residential: Single-family SURROUNDING USES: CURRENT USE OF LOCATION ZONING GENERAL PLAN LAND USE PROPERTY North PD Low Density Residential Vacant, low-density residential, and Public/Semi-Public and hillside preservation area Neighborhood Park Vacant South PD and Open Space East PD Neighborhood Park Vacant/Open Space and Open Space West PD Low Density Residential Low Density Residential and Community Park and Community Park REFERENCES: • General Plan Amendment • Eastern Dublin Specific Plan Amendment • PA 09-011 for Jordan Ranch Stage 2 PD, Site Development Review for Neighborhoods 1 through 6, and Vesting Tentative Map 8024 • Tentative Tract Maps 8073 and 8074 12 of 12