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HomeMy WebLinkAbout8.1 PCSR Wallis Ranch PD Rezone STAFF REPORT PLANNING COMMISSION DATE: April 29, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA 2013-00035 Wallis Ranch Planned Development rezoning with amended Stage 1 and Stage 2 Development Plan, Site Development Review, Master Vesting Tentative Map 7515 for a 806-unit project on 184.1 acres and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715, 7716, 8169, and 8170 Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant, Trumark Homes LLC, has requested approval of a project for 806 homes (previously approved for 935 units) in a gated community of eight neighborhoods with related parks, open space and improvements. The current plan proposes a Planned Development rezoning with amended Stage 1 and 2 Development Plan, Site Development Review, Master Vesting Tentative Map 7515, and eight Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715, 7716, 8169, and 8170. Approximately 88.5 acres would be zoned and designated for residential use proposed as: 1) 92 units on 15.4 acres of Low Density Residential (LDR) ( .9 to 6.0 units per acre) in Neighborhood 1; 2) 529 units on 57.1 acres of Medium Density Residential (MDR) (6.1 to 14 units per acre) in Neighborhoods 2, 3, 4, 7, and 8; and 3) 185 units on 16 acres of Medium-High Density Residential (MHDR) (14.1 to 25.0 units per acre) in Neighborhoods 5 and 6. No change is proposed for the remaining areas designated and zoned for: a) Open Space (OS) - 83.3 acres, b) Neighborhood Park (NP) - 10.4 acres, and c) Semi-Public (P/SP) - 1.9 acres. 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 adopt a CEQA Addendum for the Wallis Ranch Project; b) Resolution recommending that the City Council adopt an Ordinance approving the Planned Development Rezone with Stage 1 and Stage 2 Development Plan Amendment for Wallis Ranch; and c) Resolution recommending that the City Council adopt a Resolution approving a Site Development Review, Master Vesting Tentative 7515, and Neighborhood Maps 7711, 7712, 7713, 7714, 7715, 7716, 8169, and 8170 for 806 units of single-family detached homes and attached townhome/condominium units in eight neighborhoods on a 184.1-acre site known as Wallis Ranch. te � C Submitted By Aevbowed By Consulting Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: 8.1 Page 1 of 18 G:\PA#\2013\PLPA-2013-00035 WALLIS(DUB RANCH WEST)\PC Mtg 4.29.14 WALLIS\PCSR_Wallis_Ranch_04 29 14(1).doc PROJECT DESCRIPTION: Project Site Location The 184-acre Wallis Ranch project area is located near the northeasterly City limits west of Tassajara Road. The project site is widest within its northerly section below a ridge line and narrows down to a "panhandle" in the southerly portion along the Tassajara Creek corridor. Tassajara Creek, a wide and deeply incised Creek, flows from north to south adjacent to and within the easterly boundary of the project site and west of Tassajara Road. Tassajara Creek crosses the project site in a southwesterly direction near the top of the panhandle and an existing bridge proposed to be the main entry to the Wallis Ranch project. The southerly boundary of the project site is defined by a tributary of Tassajara Creek extending under Tassajara Road from the east. The 184.1-acre project site is shown on the vicinity map below: DUBLIN i5 pU8L1R NOILi•VAAD < i �.St4Q r W PLEASANTON VICINITY MAP The width and depth of Tassajara Creek and its two tributary channels vary throughout the site. The eastern portions of the site and the areas paralleling Tassajara Creek are generally flat to mildly sloping. As the property extends west beyond Tassajara Creek the land becomes rolling hills where some 45% slopes begin to appear and occur in some locations to the westerly boundary. The lowest elevation of the project area is approximately 405 feet above sea level, while the highest elevation is approximately 705 feet. The Tassajara Creek corridor is vegetated with native oaks and riparian plant materials including a number of mature or heritage trees. The project site essentially is vacant and undeveloped. However, existing uses on the site currently include one residence, outbuildings, and the vacant Antone School house. With the exception of the Antone School, all structures will be removed prior to development. In accordance with the 2009 Development Agreement, the Antone School structure is stored on site. It is the Applicant's intention to utilize as much of the existing structure as possible and 2of18 relocate and enhance the building once it is relocated and will provide site access to the public. Two bridges have been built spanning Tassajara Creek, along with 3 storm drain outfalls that will be used by the project, all pursuant to prior approvals. Adjacent and Surrounding Land Uses: Abutting the Wallis Ranch project area to the north is an additional 11.6 acres of the property owner's holdings which extend over the ridge and across the City Limits/County Line into unincorporated Contra Costa County. This additional property is designated for open space and will be partially graded for: 1) an emergency vehicle access road; 2) the possible installation of a bioswale and herpetological (species sensitive) fencing; and 3) grading to support neighborhoods at the northerly portion of the project; no structures or other off-site improvements are proposed. Although outside the City's jurisdiction, this additional acreage is integral to the Wallis Ranch project and will be retained in a private open space and conservation district. Contra Costa County has jurisdiction over the improvements to this area. The adjacent uses to the south, west, and east include various public, private, and institutional uses. Camp Parks Reserve Forces Training Area, owned by the United States government serves as the western boundary along the northerly portion of the project site. An East Bay Regional Park District (EBRPD) regional trail easement and regional park site is west of the southerly portion of the project site. Four properties separate a portion of the project site from Tassajara Road. The most northerly is the Tipper property. The Frederich and Vargas properties, near the proposed Tassajara/Fallon Roads intersection currently have a development application for 54 homes under consideration. Uses east of the project site directly across Tassajara Road include: 1) the 258-unit Silvera Ranch project currently under construction; 2) a landscaping business; and 3) a private K-12 school (Quarry Lane). Background In 2007, the City approved a General Plan Amendment and Specific Plan Amendment (Resolution 07-01), Planned Development Rezone with a Stage 1 and Stage 2 Development Plan (Ordinance 02-07), Site Development Review and Vesting Tentative Map (Resolution 07- 01), Development Agreement and Mitigated Negative Declaration (Resolution 18-07) for a 935 residential unit project within six neighborhoods for the land uses designated as: Low Density Residential (LDR - .9 to 6.0 units per acre), Medium Density Residential (MDR - 6.1 to 14 units per acre), and Medium-High Density Residential (MHDR -14.1 to 25.0 units per acre). The project also included lands designated for Neighborhood Park, Semi-Public uses, Open Space, regional multi-use trail system, private recreation facilities, and water quality measures. Enhancements and elements specific to the Wallis Ranch project also included: 1) a tree protection plan, 2) preservation of an historic building, and 3) wildlife habitat protection measures. Current Request The Applicant requests approval of a Planned Development Rezone with amended Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Maps. The project site would be developed as 806 units within a total of eight neighborhoods (a reduction of 129 units). The residential area would occupy 88.5 acres of the 184.1 acre project site located at the northerly City limits generally west of Tassajara Road. In addition to the surrounding hillsides, Tassajara Creek is a significant feature affecting the layout of Wallis Ranch. Less than half of the acreage is allocated for residential use with the rest to be used for open space, park, 3of18 The project proposes a mix of attached and detached homes, some in a court configuration. The homes would be located in the broad, flatter area of the site, west of Tassajara Creek. Substantial open space area is provided along the easterly boundary of the site, along the Tassajara Creek corridor, and in the steeper areas in the central western area of the site. Public parks are proposed in the southerly area of the site. In addition to the residential uses and on-site circulation, other land uses within the Project include: Open Space (OS), Neighborhood Parks (NP), and a Semi-Public Facilities site. A large portion of the site (approximately 83 acres) has been designated as Open Space. The open space area includes Tassajara Creek that flows through the property, and hillsides within the property. The Specific Plan indicates that these areas are to be permanently preserved as a visual and natural resource with no development allowed. A Geologic Hazard Assessment District (GHAD) will be established within the hillside open space area and a Land Trust has been established for the Stream Corridor to preserve the site's natural resources. Two Neighborhood Park sites are located within the project; one located next to Tassajara Road and south of the main entry road, the second abuts the western property line of the project and the main entry road. In total, the parks will be 7.66 net acres to be dedicated to the City of Dublin. A private recreation area of 3.0 acres will be placed in a central location within the gated area of the project. (See Attachment 4A; Landscape Tab, Page LA.13 and Architecture Neighborhood B Tab, Pages Ac.0 thru ACA) A 1.9 acre site across from Quarry Lane School (east side of Tassajara Road) has been provided in the southern portion of the site for Semi-Public facilities. This site would have frontage on Tassajara Road as well as access to the secondary entry road to Wallis Ranch. No uses are presently proposed for this site. ANALYSIS: General Plan & Eastern Dublin Specific Plan The existing General Plan land use designations are shown on the Land Use map, below: ... r\ .MH LA niH � bC MH i i H nv RRA RRA .}.G.a�4mapre M SB.Ir ]Yirr Mi \ !P ` wta:x.y um,..y xa,ae; •r pr:b __ iR,k... +-' _Y Pubtiv Semi-public land• 1 NORTH lud Vie SU®+n--Table •\ Iwor`par.w �a We o11ic7ryMFe1� ��`� Land Use Designations 4of18 No changes are proposed to the existing General Plan and Specific Plan land use designations. Table 1 identifies the total number of units by use approved under the existing entitlements, compared with the current proposal. TABLE 1: Land Use - General Plan and Eastern Dublin Specific Plan Existing Proposed PA 05-051 (2007) PLPA 2013-00035 Land Use Designations Acres(') Units Densite Units Density(2) Low Density Residential 15.4 58 3.77 92 5.97 (LDR) (.9 to 6.0 units per acre) Medium Density Residential 57.1 629 11.05 529 9.26 (MDR) (6.1 to 14.0 units per acre Medium High Density Residential (3) 13.1 248 15.5(4) 185 14.12(4) (MDR) (14.1 to 25.0 units per acre) Water Quality Basin(3) 2.9 0 -- 0 -- Open Space (OS) 83.3 0 -- 0 -- Semi-Public (SP) 1.9 0 -- 0 -- Neighborhood Park (NP) 10.4 0 -- 0 Total 184.1 935 806 (1) Gross acres (2) Units per acre (3) Total acreage for Medium High Density Residential is 16 acres. The Water Quality Basin will occupy 2.9 acres within this land use designation. (4) Based on 13.1 acres Planned Development Zoning The requested action is a Planned Development (PD) rezone with an amended Stage 1 and Stage 2 Development Plan. The PD Amendment addresses the plan currently proposed for 806 units in eight neighborhoods. The Planned Development rezoning with accompanying Stage 1 and Stage 2 Development Plans would supersede and replace the previous Planned Development Zoning for a 935 unit project. The proposed Stage 1 and Stage 2 Development Plan includes the following- 1. A list of permitted, conditional and accessory uses. 2. Site plan showing each of the 8 neighborhoods, as well as public and private amenities. i. North lEGE1D % 1�y ;.% xpeonm i.e.V.rvM wsaema.� l\ / O w.am�xana..h o.ses xu.io+ ''� ; YYJ wye.rmasq.«+revues cuw+K,w we ''� / -o+vmnyV.Mrowa.eemid+..rbn / ryensa s ap. 5of18 3. Development densities by land use. 4. A summary of each neighborhood. 5. Phasing Plan. 6. Master Neighborhood Landscape Plan. 7. Grading 8. Development Regulations/Standards - 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 coverage, minimum distance between buildings, common outdoor areas, usable private outdoor areas, allowable setback encroachments, parking, driveways, signage, trash enclosures, and grading standards, accompanied by any necessary diagrams. (See Attachment 1, Exhibit A) 9. Architectural Design Standards. The architectural styles/elevations of Wallis Ranch draw from the East Bay's farming and agrarian history and relationship to the surrounding area. In total, eight architectural styles have been identified for the neighborhoods of Wallis Ranch, each encompassing elements that reflect the area's existing character and elements that help build on the desire to become a vibrant and dynamic pedestrian-friendly community. The eight architectural styles identified for Wallis Ranch are as listed below and further described in the Ordinance approving the PD (Attachment 1, Exhibit A, Architecture Guidelines): • Traditional Farmhouse • Contemporary Farmhouse • West Coast Classic • California Modern • Bay Area Contemporary • Napa Valley Classic • Central Coast Revival • Americana 10.Landscape Design Standards — The Site Development Review procedures requires that Ilandscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public. (See Attachment 1, Exhibit A, Landscape Guidelines) 11. Inclusionary Zoning Regulations. A Resolution recommending that the City Council adopt an Ordinance approving the Planned Development rezoning and amended Stage 1 and Stage 2 Development Plan for Wallis Ranch is included as Attachment 1, with the City Council Ordinance included as an Exhibit A. SITE DEVELOPMENT REVIEW Access & Circulation Access to the Project is from two streets off of Tassajara Road. The Specific Plan anticipates that Tassajara Road eventually will be expanded to its planned full width of four to six lanes. The precise alignment for Tassajara Road has been approved by the City Council. The Applicant proposes to install the frontage improvements as well as three lanes of Tassajara 6 of 18 Road from Shadow Hill Road at the southerly boundary of the site to just north of Wallis Ranch Road. The main entry road is designed as the main collector for the Wallis Ranch Project. The entry and exit will be separated by a median. The road will have an 8-foot landscape strip and an 8- foot sidewalk along its west side. A bridge over Tassajara Creek has already been constructed. The Applicant proposes installation of a decorative rail separating the sidewalk from the vehicular travel way. The same decorative element will be applied to vehicular gates at the main and secondary access points. Beyond the controlled gate to the residential areas, all roads within the project will be privately owned and maintained by the Homeowners Association. The Applicant is proposing to have flush curbs on both sides of the road with a 12-foot bio-swale and 8-foot sidewalk on the eastern side of the road (Attachment 4A, Landscape Tab, Page LA.5, LA.8 thru LA.12). The secondary access road from Tassajara Road is provided to allow for two points of access to meet fire regulations as well as provide a loop for the public to access the Neighborhood Parks and proposed trails. In addition to sidewalks, pedestrian and bicycle access will be provided by a multi-use trail along the creek (Attachment 4A, Landscape Tab, Pages LA.1 thru LAA and LA.15). The trail will follow the outer perimeter of the creek and tributary corridor to minimize environmental impacts. Discussions have been held with the EBRPD to ascertain their plans for this area. EBRPD noted that they would support a multi-use trail alignment along the western side of Tassajara Creek within the associated open space area. In addition, EBRPD maintains their trail easement in Parks RFTA, immediately adjacent to the westerly property line boundary of Wallis Ranch. This project provides a 14-foot trail connection from the western Neighborhood Park to the county line for future connection to EBRPD's regional trail. It is EBRPD's intention that this trail will eventually link up to other EBRPD trails in Contra Costa County that lead to Mt. Diablo. Multi-use trails may be utilized as maintenance roads for the creek and open space areas and for emergency access. Landscaping/Streetscape Plan The creation of pedestrian-oriented neighborhoods was a major feature in the overall design of Wallis Ranch. Each of the eight neighborhoods embodies their own unique character working to create a shared sense of community throughout the generous mix of housing types. Walkable tree-lined streets, paths and trails, and interconnected spaces, all anchored by a private community park and clubhouse. The overall landscape theme is a refined interpretation of an Agrarian/California Ranch landscape. With an emphasis on place making, Wallis Ranch invites its visitors in with a sequence of experiences that work to build the character of the community. Stone walls, orchard grids, and native grass plantings are used to reinforce the theme in key areas. Landscape and open space guidelines provided and the following Basic Design Principles are intended to achieve this goal. The Landscape Plan and Design Guidelines address the following components (See Attachment 4A, Landscape and Architecture Tabs): 1. Community Form — this section provides the details for the following focal points, themes and recreational opportunities the project has to offer the community: a. The Main Entry sets the thematic tone by incorporating many of the materials that are present throughout the community. A windmill and water tank will reinforce the 7of18 ranch theme as well as serve as some of the community's iconic landmarks. (Page LA.5 and LA.6) b. The Bridge over the creek and beyond the main entry will present a mix of rustic charm, contemporary lines, and sense of destination. (Page LA.8) c. The Antone Pavilion will be located adjacent to the water quality basin and will serve as a gathering place along the multi-use trail. It is a tribute to a historic school house structure that can be recalled as a landmark and image of the past. (Page LA.12 and Neighborhood 8 Tab, Page A9.1) d. The Entry Gate and pedestrian portal mark the arrival to the neighborhoods and private residential areas of Wallis Ranch. (Page LA.11) e. The Community Clubhouse is the heart of Wallis Ranch. All eight neighborhoods surround this private park area which serves as the primary community gathering space. In addition to the 4,500 square foot clubhouse, other amenities include: farm stand kiosk, orchard plantings, gardens, play areas, central water feature, fire pits, and lawns. (Page Ia.13 and Neighborhood 8 Tab, Pages AC.0 thru ACA) f. Water Quality Basin — A thoughtful design has been created to utilize this area as an open space amenity constructed as a requirement for drainage and runoff control. g. The Main Spine is the backbone of the community carrying the theme throughout the neighborhoods. 2. Streets & Trails —The streetscape system provides a visually unifying thread for the community. The circulation system is a clear hierarchy of streets that logically steps down in size from the Upper Loop Road to the neighborhood streets. As part of the streetscape plan, street sections are provided showing the abutting landscape and hardscape improvements. Parkway strips will be provided along some of the streets as shown in the details. Enhanced paving would be provided at the main entry and generally at pedestrian crossing locations near the Antone School or near access points to the trail. 3. Walls & Fencing - The community fencing and wall system will be designed to visually recede into the setting to the extent possible. Low theme wall feature dry stacked stone. Monuments, clad in cultured ledge stone, would follow a hierarchy of prominence. Where visible, 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 right-of-way. Cable railing would be installed between properties with a significant grade differential to prevent a solid boxed- in effect. View fences would be erected along rear yards where they abut open spaces. Open space interface fencing takes a number of forms. Trails are delineated with concrete rail fencing and sensitive habitats are fenced to restrict access. 4. Landscape Framework — This section provides the plant palette, lighting, and furnishings for the streetscape. The landscape plans have been prepared to reflect the building footprint of each floor plan. In addition to the overall landscape plan for the neighborhood, a typical landscape/site plan is provided for both interior and corner lots for each neighborhood. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. This section also addresses landscaping of common areas such as the green court/paseos in Neighborhood 4 and motorcourts in Neighborhood 8. 8 of 18 5. Open Space Management and Responsibilities - Management of open space and maintenance of common areas will be an integral component of the landscape system. Responsibilities will be assigned among: the HOAs, individual property owners, a Geologic Hazard Assessment District (GHAD), Land Trust, and the City (for public areas). The open space within 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 or land trust. Parks/Open Space/Conservation - The Applicant has worked extensively with various environmental agencies, biologists, and arborists to design a project that minimizes environmental impacts to the biological resources on the site. State of the art fencing and barriers have been developed to prevent California tiger salamanders from entering into developed areas. A tree protection plan has been prepared by a certified arborist. Additional detail will be required prior to receipt of a grading permit to protect trees during demolition, grading and construction activities. The Tassajara Creek Corridor Conservation Area is comprised of two areas. The Tassajara Creek Management Zone, which is generally the creek bed and the area between the top of bank on either side of the creek, accounts for approximately 38 acres. The Tassajara Creek Private Open Space Conservation Area, which is generally the area between the top of bank and a minimum 100 foot setback from the top of bank, accounts for approximately 16 acres. A land trust has been established to maintain the former, while an HOA or the same land trust will maintain the latter. The Tassajara Creek Corridor Conservation Area has been approved by the State and Federal environmental resource agencies for mitigating environmental impacts to Dublin Ranch and is a permanent easement. Mitigation measures contained within this site consist of several small riparian revegetation sites, construction of in-stream pools and natural revetments for stabilization, and restoration of wetland vegetation by removal of grazing. All open space lands along the creek and hillside open space areas, and in Contra Costa County, will be placed in a conservation easement and no habitable structures will be permitted on the parcels. To protect wildlife species and human security, fencing will be provided within or adjacent to the conservation areas. Trails designed and constructed to EBRPD's standards, will be located at the outer extents of the conservation areas to minimize disruption to wildlife. Grading - On site grading will be required to provide building pads, internal roads, and proper drainage with suitable slope ratios and correct soil conditions. Whenever possible site improvements are required to take into consideration the natural terrain, to avoid excessive cuts and fills, and enhance the natural environment by preserving hillsides, creek corridors, and wildlife habitat. Neighborhood Plan The 8 proposed neighborhoods are arranged around the private recreation center located central to the project. A description and summary of the housing product types by Neighborhood is provided in Table 2: 9 of 18 Table 3: Floor Plans by Neighborhood Neighborhood/Floor Plan Unit Size Bed/Bathroom Units/Plan Neighborhood 1 -Single-family Detached (conventional) 4 Floor Plans 4 bedrooms/3.5 baths Plan 1 3,070 sf (optional loft or 5th bedroom) per fit list (flex space/separate entry) Plan 2 3,257 sf 4 bedrooms/4 baths per fit list (optional loft or 5 bedroom) Plan 3 3,603 sf 5 bedrooms/4 baths per fit list Plan 4 4,158-4,383 sf 5 bedrooms+ 1 optional/5 baths per fit list NEIGHBORHOOD TOTAL 92 units Neighborhood 2-Single-family Detached (conventional) 3 Floor Plans Plan 1 2,699 sf 4 bedrooms/3 baths per fit list Plan 2 2,828 sf 4 bedrooms/3 baths per fit list Plan 3 3,357-3,359 sf 5 bedrooms+loft/4.5 baths per fit list Plan 3 (multi-generational) 3,725 sf 5 bedrooms+loft/4.5 baths per fit list NEIGHBORHOOD TOTAL 101 units Neighborhood 3-Single-family Detached (Alley-Loaded) 3 Floor Plans Plan 1 3,150 sf 4 bedrooms+ loft/4.5 baths per fit list Plan 2 2,981 -3,403 sf 4 bedrooms+ loft/4.5 baths per fit list Plan 3 3,406 sf 4 bedrooms+ loft/4.5 baths per fit list (separate entry) NEIGHBORHOOD TOTAL 74 units Neighborhood 4-Single-family Detached (Green Court/Paseo Homes) 6 Floor Plans Plan 1 1,960 sf 3 bedrooms+ loft/4 baths per fit list Plan 2 2,194 sf 3 bedrooms + loft/3.5 baths per fit list Plan 3 2,400 sf 3 bedrooms + loft/3.5 baths per fit list Plan 4 2,574 sf 4 bedrooms+ loft/4 baths per fit list Plan 5 2,918 sf 4 bedrooms+ loft/4 baths per fit list Plan 6 3,108 sf 4 bedrooms + loft/4 baths per fit list NEIGHBORHOOD TOTAL 147 units Neighborhood 5-2-story Tri-plexes 3 Floor Plans Plan 1 1,832 sf 3 bedrooms+office/2 baths each building Plan 2 1,993 sf 4 bedrooms/3.5 baths contains one of Plan 3 2,162 sf 1 4 bedrooms/3.5 baths each plan NEIGHBORHOOD TOTAL 60 units Neighborhood 6-Attached Townhomes Plan 1 1,438 sf 2 bedrooms/2 baths 19 units Plan 2 1,509 sf 2 bedrooms/2 baths 19 units Plan 3 1,869 sf 3 bedrooms/3.5 baths 26 units Plan 4 1,888 sf 3 bedrooms/3.5 baths 20 units Plan 5 1,971 -2,052 sf 4 bedrooms/3.5 baths 41 units NEIGHBORHOOD TOTAL 125 units Neighborhood 7- Single-family Detached (Alley-Loaded) 3 Floor Plans Plan 1 2,190 sf 1 3 bedrooms+den (4tn BR /3.5 baths per fit list Plan 2 2,241 sf 3 bedrooms +den 4 BR /3.5 baths per fit list Plan 3 2,617 sf 3 bedrooms+den 4 BR /3.5 baths per fit list NEIGHBORHOOD TOTAL 68 units Neighborhood 8-Single-family Detached (Motor Court Clusters) 4 Floor Plans Plan 1 1,719 sf 3 bedrooms/2.5 baths per fit list Plan 2 2,044 sf 4 bedrooms or 3+loft/2.5 baths per fit list Plan 3 2,082 sf 4 bedrooms or 3+loft/2.5 baths per fit list Plan 4 2,459 sf 4 bedrooms/3 baths per fit list NEIGHBORHOOD TOTAL 139 units Grand Total 806 units Each neighborhood of single-family detached residential lots is provided with a plot plan and fit list showing which floor plan will fit on each lot. Within the parameters of the fit list, the following criteria would also apply: 12 of 18 • Applicant has the ability where possible and, with City approval, to construct up to 40% of a single floor plan within the subdivision. • Individual floor plans may be placed next to or across the street from each other. 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. • The Applicant shall provide a master plotting plan for the current and previous phases of development at the same time the individual plot plans for each lot and/or phase are submitted to ensure compliance with these criteria. For Neighborhood 5, each triplex structure will have one each of the 3 floor plans. For Neighborhood 6, the 27 townhome buildings are labeled by types of layout as A, B, C, D, E, and F. Buildings A, B, and C are 4-plex structures. Building D is a 5-plex structure, and Buildings E and F are 6-plex structures. Architectural Styles: Each neighborhood will utilize a variety of the approved architectural styles as shown in the table below and described in the Ordinance approving the Planned Development Zoning: TABLE 4: Style and Neighborhood Matrix Style/Neighborhood 1 2 3 4 5 6 7 8 Traditional Farmhouse X X X X X X Contemporary Farmhouse X X X X X West Coast Classic X X X X California Modern x Bay Area Contemporary X Napa Valley Classic X X Central Coast Revival X X Americana X X X X X=allowed style 1 2 3 4 5 6 7 8 number of units per 92 101 74 147 60 125 68 139 neighborhood min. number of styles per nei hborhood('� 3 3 3 4 2 33 4 min. number of plans per 4 4' 3 6 3 4 3 4 neighborhood('��z� *3 plus 1 multi-generational plan 1. A floor plan shall not be used consecutively more than two times in a row. 2. Each plan is required to have 3 style options. 3. No two adjacent homes using the same elevation style shall have the same exterior color scheme. Color schemes and material may be subject to approval by the Community Development Director. 4. Any individual neighborhood shall be all smooth and/or shake concrete tile or composition shingle roofing. Color & Materials — A color and material palette has been provided which allows for 28 body stucco/siding colors, 12 accent colors, and 9 trim colors. All roof materials are composition shingle in 6 colors with standing metal seam roofing as an accent in six colors. Five brick veneer colors and styles will be used, or 8 color and styles of cultured El Dorado stone veneer. 13 of 18 Parking Parking for the project would be built in compliance with the standard adopted with the Stage 2 PD rezoning of 2 covered spaces per unit within an enclosed garage, plus one guest space per unit for a total parking requirement of 2,418 spaces as shown in the table below: TABLE 5: Parking Spaces Parking Spaces/Neighborhood 1 2 t74 4 5 6 7 8 Enclosed 2-car Garage per unit 92 101 147 60 125 68 139 subtotal provided: spaces 184 202 294 120 250 136 139 Required = 1,612 spaces 184 202 148 294 120 250 136 278 Guest Parking (1 space per unit) • Curbside (on-site) 832 spaces 111 116 61 141 61 115 78 140 • Perpendicular(on-site) 41 spaces 0 0 22 5 4 10 0 0 subtotal provided: 864 spaces 111 116 83 146 65 125 78 140 Required = 806 spaces 92 101 74 147 60 125 68 139 Total Provided: 2,476 spaces 295 318 231 440 185 375 214 418 Total Required = 2,418 spaces 276 303 222 441 180 375 204 417 The location of parking is shown with the plans presented in Attachment 4A, Civil/Site Tab, Pages C.1.4, C.2.4-1, C.2.4.2, C.3.4, C.4.4, C.5.4, C.6.4, C.7.4, C.8.4 for each neighborhood. Phasing - Phase 1 backbone infrastructure and Phase 2 infrastructure assigned to certain neighborhoods are provided (Attachment 1). Phase 1 backbone infrastructure will be installed with the first neighborhood constructed. The Neighborhoods may develop in any order. A phasing plan also is included specifically for the Neighborhood 6 Townhomes as shown in Attachment 1. The 27 buildings in Neighborhood 6 will be built in 7 phases. Affordable Housing/Inclusionary Zoning – The project is subject to the City's Inclusionary Zoning Regulations (Chapter 8.68). The City and the Property Owner are parties to an agreement entitled Development Agreement between the City of Dublin and Chang Su-0 Lin and Hong Lien Lin—Dublin Ranch Fairway Ranch ("the Agreement"), which pertains to the development of an affordable housing project known as the "Fairway Ranch Project." Consistent with the Inclusionary Zoning Regulations, the Agreement provides for the creation of Affordable Unit Credit Certificates (AUCCs) upon completion of affordable units in the Fairway Ranch Project. The AUCCs can be used toward the satisfaction of the Inclusionary Zoning requirements for the subject property. AUCC's in excess of 117 Affordable Unit Credit Certificates are currently available which is sufficient to satisfy the Inclusionary obligation for this project. Pursuant to the terms of the Agreement, 117 of the AUCCs in the Developer's possession shall be applied to the Inclusionary Housing obligation of the Project. 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. The Applicant proposes to meet this requirement through placement of public art on site (Attachment 2, Condition of Approval #3). 14 of 18 Vesting Tentative Tract Map The approvals in 2007 for the Wallis Ranch project included Master Vesting Tentative 7515 and Vesting Tentative Tract Maps associated with neighborhoods and housing types anticipated at that time; however, final maps were never recorded. Master Vesting Tentative Map 7515 has been revised based on the plans currently proposed for eight neighborhoods and to reflect the open space and infrastructure improvements which have been further defined. The eight neighborhood Vesting Tentative Maps generally correspond to the proposed Neighborhoods as follows: TABLE 6: Neighborhood Vesting Tentative Maps TRACT Neighborhood Net Acres Units Master Tract 7515 7711 1 15.0 92 1 7712 2 15.6 101 2 7713 3 8.1 74 3 7714 4 12.3 147 4 7715 5 4.8 60* 5 7716 6 6.1 125* 6 8170 7 4.6 68 7 8169 8 12.5 139 8 79 806 Total * Condominium airspace TABLE 7: Master Vesting Tentative Map 7515 - Parcel Development Lots/Parcel Acreage Use Owned/ Maintained By Parcels 1 -8 79 Neighborhoods 1 —8 (806 units) private 9 2.2 Neighborhood Park Master HOA 10 1.6 Open Space Master HOA 11 19.3 Open Space Master HOA 12 1.1 Landscape Master HOA 13 11.2 Open Space and Trail Master HOA 14 30.6 Open Space Land Trust 15 .7 Landscape Master HOA 16 4.0 Neighborhood Park City 17 .8 Open Space and Trail Master HOA 18 .4 Open Space and Trail Master HOA 19 2.4 Open Space Land Trust 20 1.1 Open Space and Trail Master HOA 21 3.7 Neighborhood Park Cit 22 1.3 Semi-Public Property Owner 23 2.7 Open Space and Trail Master HOA 24 5.9 Open Space Land Trust A 3.5 Public Street City B 4.1 Private Street HOA C 5.0 Private Street HOA Total (Map) 180.6 The maps also show: 1) public improvements; 2) drainage; 3) road sections; 4) contours and sections relating to the overall grading of the project site; and 5) easements. A Resolution recommending City Council approval of the Vesting Tentative Map and Site Development Review, with Conditions of Approval, is included as Attachment 2. 15 of 18 CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes Planned Development rezoning with an amendment to the Stage 1 and Stage 2 Development Plan, Site Development Review, Master Vesting Tentative Map 7515, and eight Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715, 7716, 8169, and 8170. The proposed project will contribute to housing opportunities and diversity of product type consistent with the Eastern Dublin Specific Plan, and the City's Zoning Ordinance. The proposed master planned community is compatible with surrounding neighborhoods and communities developing in the City's Eastern Extended Planning area. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. 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 to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies are included in the Resolution approving Site Development Review and Subdivisions. ENVIRONMENTAL REVIEW: The project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated a series of subsequent actions related to future development in Eastern Dublin and identified some impacts from implementation of the General Plan Amendment/Specific Plan that could not be mitigated to less than significant. Upon approval of the Eastern Dublin project, the City adopted a statement of overriding considerations for such impacts. The City also adopted a mitigation-monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. A Draft Supplemental EIR (SEIR) (SCH #2003022083) was prepared for the Dublin Ranch West (Wallis Ranch) annexation project to assess the potential for the project to cause or contribute to significant impacts beyond those identified in the 1993 EIR. The 2005 project included a General/Specific Plan amendment and a PD prezoning with Stage 1 Development Plan that removed the prior neighborhood commercial designations and approved up to 1,023 units on the Wallis site (Ordinance 10-05). The SEIR was certified in March 2005. In addition a Mitigated Negative Declaration (MND) was prepared and adopted in 2007 to address the adjacent 11.6-acre parcel within Contra Costa County. Related Ordinance 2-07 amended Ordinance 10-05 to include the 11.6 acre offsite area into the Stage 1 Development Plan and reduced the number of units to 935. The current project proposes no changes to the previously approved General/Specific Plan designations. Like the projects analyzed in the prior CEQA reviews, the current project locates the residential development in the less constrained flatter areas outside the Tassajara Creek corridor. The current project further reduces the number of units to 806. The more constrained areas of the site, including the area along Tassajara Creek and in the steeper portions at the west side of the site continue to be planned for open space. With past CEQA reviews for more intense development on the site, staff prepared an Initial Study pursuant to CEQA Guidelines sections 15162/3 to determine if any further environmental review was required for the project. Based on the Initial Study, staff determined that all of the 16 of 18 potential impacts of the project were adequately addressed in the prior CEQA reviews. Accordingly, staff prepared a CEQA Addendum, dated April 22, 2014 (Attachment 3) and incorporated herein by reference. All of the prior adopted mitigation measures from the EDEIR, 2005 SEIR and 2007 MND continue to apply to the project, as appropriate. No additional environmental review is required; however, because prior EIRs identified significant and unavoidable impacts that could result from implementing development, such as the project, the City Council must adopt a Statement of Overriding Considerations in connection with any project approval, upon a determination that the project benefits continue to outweigh its significant impacts. The EDEIR, 2005 SEIR, 2007 MND and all Resolutions, and Ordinances referenced above and throughout the Staff Report are incorporated herein by reference and are available for review at City Hall, 100 Civic Plaza, Dublin, California during normal business hours. 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 Tri-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 recommending that the City Council adopt an Ordinance approving the Planned Development Rezone with Stage 1 and Stage 2 Development Plan Amendment for Wallis Ranch with the draft City Council Ordinance attached as Exhibit A. 2) Resolution recommending that the City Council adopt a Resolution approving a Site Development Review, Master Vesting Tentative 7515, and Neighborhood Maps 7711, 7712, 7713, 7714, 7715, 7716, 8169, and 8170 for 806 units of single-family detached homes and attached townhome/condominium units in eight neighborhoods on a 184.1-acre site known as Wallis Ranch, with the draft City Council Ordinance attached as Exhibit A. 3) Resolution recommending that the City Council adopt a CEQA Addendum for the Wallis Ranch Project, with the draft City Council resolution attached as Exhibit A. 4) Applicant's submittal package dated March 18, 2014. A. Site Development Review B. Vesting Tentative Map C. Image Book 17 of 18 GENERAL INFORMATION: APPLICANT: Trumark Homes LLC 4185 Blackhawk Plaza Circle, Suite 200 Danville, CA 94506 Attn: Chris Davenport PROPERTY OWNER: Chang Su-0 Lin, Hong Yao-Lin, and Hong Lien-Lin 4080 Grafton Street, Suite 200 Dublin, CA 94568 LOCATION: Generally east of the Camp Parks Reserve Training Facility (PRTF) and portion of a County regional trail, west of Tassajara Creek/Road, and south of the Alameda/ Contra Costa County boundary ASSESSORS PARCEL NUMBER: APN 986-0004-005-05 EXISTING LAND USE DESIGNATION: a) Low Density Residential (.09 to 6.0 units per acre) — 15.4 acres, b) Medium Density Residential (6.1 to 14.0 units per acre) — 57.1 acres, c) Medium High Density Residential (14.1 to 25 units per acre) — 16 acres; d) Open Space — 83.3 acres, e) Neighborhood Park — 10.4 acres, and f) Semi-Public — 1.9 acres. EXISTING ZONING: PD PA 05-051 (City Council Ordinance 2-07) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North Agricultural Agricultural Lands Vacant Land (Contra Costa County) South MDR Stream Corridor, Regional Park, Natural drainage, agriculture, and Medium Density Residential open space/recreation various vacant properties and East MDR & Medium Density Residential and residential development, MHDR Medium-High Density agriculture, private school, and industrial uses Public Lands Camp Parks Reserve Training West OS and Open Space Facility (PRTF) and vacant and County regional trail Reference: General Plan Eastern Dublin Specific Plan 18 of 18