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HomeMy WebLinkAbout8.2 PCSR Dublin Ranch Subarea 3 DU�lf� STAFF REPORT 1` �82 PLANNING COMMISSION O DATE: April 29, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA 2013-00033 Dublin Ranch Subarea 3 Stage 2 Development Plan, Site Development Review Permit, and Vesting Tentative Map 8171 for a 437 unit project on a 64 gross-acre area Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Project Proponent, Kevin Fryer, is representing the property owner, Dublin Ranch Subarea 3 Property Owner LLC, managed by Integral Communities, for a request to approve a Planned Development Rezone with a Stage 2 Development Plan, a Site Development Review Permit, and Vesting Tentative Map 8171 for 437 single-family units and townhomes within six neighborhoods. Neighborhoods 1, 2, 3, 4, and 5 include 330 detached units on small and mid-size lots within the 38 acres designated as Medium Density Residential (6.1 to 14 units per acre). Neighborhood 6 includes 107 attached condominium townhomes within 7.5 acres designated Medium-High Density Residential (14.1 to 25.0 units per acre) along Lockhart Street. The remainder of the site includes areas designated as Neighborhood Park (2 acres), Stream Corridor (2 acres) and Rural Residential/Agriculture (14.5 acres) areas. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt the following Resolutions: a) Resolution recommending that the City Council adopt an Ordinance approving a Stage 2 Development Plan for Dublin Ranch Subarea 3; and b) Resolution recommending that the City Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative Map 8171 for 437 units including 330 detached single-family units and 107 attached townhomes/condominium within six neighborhoods on a 64-acre site known as Dublin Ranch Subarea 3 located north of Dublin Boulevard, South of Central Parkway, East of Lockhart Street, and west of Fallon Road in the Eastern Dublin Specific Plan Area. P't%ar Submitted By v ed By Consulting Planner Assistant Community Development Director COPIES TO:' Applicant File ITEM NO.: Page 1 of 16 G:1PA#120131PLPA-2013-00033 DUBLIN RANCH Subarea 31PC Mtg 04.29.14 Stage 2 PD SDR VTM Sub 31PCSR Sub 3 4.29.14.doc PROJECT DESCRIPTION: The 64-acre project site, currently vacant and undeveloped, is shown on the vicinity map below: MU NI RANCH t1A1VfRWD1 NIASTER.'LANNFD C04il�NJTY PUBLI T d r SUBAREA 3 PROJECT AREA 0 r �._. VICINITY MAP The project site is bounded by Central Parkway to north, Dublin Boulevard to the south, Fallon Road to the east, and Lockhart Street to the west. The site has two hills in the northeast corner rising to an elevation of 470 feet and causing the site to slope from the northeast to the southwest with an on-site stream corridor that travels approximately 1,000 feet from the northeast corner of the site in a southwesterly direction to the middle of the site. At that point, the water is collected in a storm drain pipe which ultimately drains to the regional water quality basin located between 1-580 and Dublin Boulevard. The slopes on the site range from less than 5% to 50% on the face of the hills. Grading has occurred along the perimeter with the construction of the major roadway improvements for Fallon Road and Dublin Boulevard. Also, over the years some preliminary grading has taken place on site to construct the stream corridor for proper drainage and for vegetation management. Adjacent and Surrounding Land Uses Uses adjacent to and surrounding the project site include: a) Fallon Community Sports Park on the north across Central Parkway; b) Fallon Gateway commercial center and a vacant site across Dublin Boulevard to the south planned for a regional medical facility; c) The Groves Lot 3 (formerly Sycamore Grove), a Medium-High Density project of 122 townhouse/condominiums on a vacant site west across Lockhart Street; d) the existing 610 units of the apartment project adopted as Fairway Ranch (Cedar Grove, Pine Grove, and Oak Grove) across Lockhart Street to the northwest; and e) a vacant property planned for commercial, residential, and open space uses across Fallon Road to the east. 2of16 Abutting the project to the south and east are two properties that are not part of Subarea 3 and not a part of the current request, described as: 1) General Commercial — a 2.0-acre site located along the north side of Dublin Boulevard (APN 985-27-13), and 2) Semi-Public — a small parcel owned and used by the Dublin San Ramon Service District located along the west side of Fallon Road (APN-985-27-14). Background The following actions related to the subject property and proposed project were approved by the City Council on February 18, 2014: • CEQA Addendum (Resolution 17-14); • General Plan and Eastern Dublin Specific Plan Amendments (Resolution 19-14) to modify the land use designations; • Planned Development Rezone with a related Stage 1 Development Plan (Ordinance 05- 14) which permits up to 437 single and multi-family residential units; • Development Agreement (Ordinance 06-14) obligates the developer to contribute $1,800,000.00 toward the development of the Fallon Sports Park across Central Parkway to the north. TABLE 1: Land Use - General Plan and Eastern Dublin Specific Plan PLPA 2013-00033 Symbol Land Use Acres(i) Density Units MDR Medium Density 38 6.1 to 14.0 units per acre 330 Residential MHDR Medium High Density 7.5 14.1 to 25.0 units per acre 107 Residential Rural (2) 14.5 1 unit per 100 acres 0 RR/A Residential/Agriculture SC Stream Corridor 2.0 -- NP Neighborhood Park 2.0 -- Total 64 437 (1) Gross acres. Actual would be less based on the re-design and construction of public streets. (2) The Rural Residential/Agriculture land use would serve as an alternative Open Space. However, since one unit requires a minimum of 100 acres, no units would be permitted within this area. Current Proposal The Applicant currently requests approval of a Planned Development Rezone with a related Stage 2 Development Plan, Site Development Review and a Vesting Tentative Map to establish a 437 unit residential neighborhood comprised of 330 single-family detached and 107 attached homes. ANALYSIS: Planned Development Zoning The existing Planned Development Zoning Stage 1 development plan established the permitted, conditional, and accessory uses. It also includes a development concept showing the areas for the proposed uses and proposed densities within those areas, a phasing plan related to 3of16 construction and installation of infrastructure, a project access and circulation plan, a master landscaping plan and proposed grading profiles. The Applicants current request includes a Stage 2 Development Plan. The Stage 2 Development Plan is required to be consistent and compatible with the recently adopted Stage 1 Development Plan. The following is a brief description of the proposed Stage 2 Development Plan. Please refer to Attachment 1, Exhibit A, for the complete Stage 2 Development Plan. The proposed Stage 2 Development Plan includes the following: 1. A list of permitted, conditional and accessory uses. 2. Site plan showing each of the 6 neighborhoods, as well as public and private amenities. 3. Development densities by land use. Medium Density Residential (MDR) - The unit configurations for the Medium-Density Residential areas include Green Court and Auto Court homes. • Green Court homes have a front facade oriented towards a common landscaped Green Court or paseo with garage access taken from a private open-ended or terminal alley/drive aisle with as many as eight homes sharing garage access. • Auto court homes take auto access from a court area providing access to a maximum of six garages. Medium-High Density Residential (MHDR) - The Medium-High Density neighborhood is made up of attached townhomes configured as 3-story "6-pack" buildings with front doors facing onto landscaped common-area paseos and garage access from common area alleys. Neighborhood Park (NP) —The 2-acre Neighborhood Park is in a central location. The Stream Corridor is situated adjacent to its northerly boundary. The Neighborhood Park would be dedicated to the City Stream Corridor (SC) - The Stream Corridor is located immediately adjacent and to the north of the Neighborhood Park. Rural Residential/Agricultural (RR/A) - The RR/A land use has frontage adjacent to Central Parkway from Fallon Community Sports Park and the Stream Corridor. This use, which essentially serves as open space, extends diagonally across the project site to the southeast corner with frontage on both Dublin Boulevard and Fallon Road and surrounding the DSRSD facility. Because its size is less than 100 acres, no units would be permitted (and none are proposed) within that 14.5 acre area. 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. 4of16 9. Architectural Design Standards - As a concept, the proposed architectural design for all products is based on current influences to classic styles. For Subarea 3 the architectural styles are: • Contemporary Craftsman w i - �.' • Modern Bungalow a. r r- ,r Esrmrplr of Atadrrn lirmga/aw• eurr rt AF rn Brrrtttdlrnr • New Prairie 10.Landscape Design Standards — The Site Development Review procedures requires that landscape 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. 11.Inclusionary Zoning Regulations. 5 of 16 A Resolution recommending that the City Council adopt an Ordinance approving the Stage 2 Development Plan for Subarea 3 is included as Attachment 1, with the proposed Ordinance attached as Exhibit A. Site Development Review In accordance with the adopted Planned Development Zoning Stage 1 Development Plan, the project includes 437 residential units within six neighborhoods of Medium and Medium-High Density housing. The Medium High Density housing would be placed along the westerly edge of the project site along Lockhart Street in the form of 107 condominium townhomes (approximately 14.27 units per gross acre). The Medium Density units, totaling 330 single- family homes (approximately 8.68 units per gross acre), would be situated in the central and northeasterly areas of the project site. Access & Circulation The project site is bordered by two arterial roads - Dublin Boulevard and Fallon Road. The internal street system is proposed to be a mix of local public/private residential streets and private alleys. There would be two access points to the site. One would be located in the northeasterly part of the project site off of Central Parkway across from the entrance to Fallon Sports Park. An additional Emergency Vehicle Access (EVA) is provided at the end of Alley K to Central Parkway. The second point of access would be located from Lockhart Street south of Central Parkway generally at the intersection with Finnian Way, within The Groves project. The entrance, labeled as Street D, would provide access to the Medium-High Density Residential townhomes in Neighborhood 6 along Lockhart Street and to the single-family detached units in Neighborhoods 4 and 5 north of Dublin Boulevard. An additional Emergency Vehicle Access (EVA) is provided at the northwesterly corner of the site along the stream corridor to Lockhart Street. Both Dublin Blvd. and Central Parkway are not improved to their full section. With development of Subarea 3 all street improvements including: all additional travel lanes, bicycle lanes, parking lanes (if applicable) and sidewalks and parkways, will be completed. Sidewalks will be constructed on all perimeter rights-of-way in accordance with the improvement plans for those streets consistent with the surrounding neighborhoods. As part of the preliminary traffic analysis, the intersection configuration for both the entrances at Central Parkway and the Fallon Sports Park as well as the Lockhart/Finnian access point were evaluated. The ultimate improvements required at each intersection will be determined by the City's Senior Civil Engineer (Traffic) in accordance with the Conditions of Approval in the resolution recommending City Council approval of the Site Development Review and Vesting Tentative Map (Attachment 2, Exhibit A). 6of16 --•----------- --- SUB AREA 3 �: ' � ai Dublin Ranch r r r �fALLONSPORTS ��,1--°'r r \ PARK STAGE II ` ` /�� �' l 1 ;•� PLANNED y N2 N1 1 \.`` DEVELOPMENT NEIGHBORHOOD -� `-- PLAN THE GROVES i N6 RU AL/ / N3 PARK � AGRICULTURE 11 N3 NDTAPART ' 1 NOT A PART (PROPOSED GENERALRCI p�.2014 N4 COMMEAL i N6 NS NE/ NiHBORHOOD/PRODUCT BREAKDOWN. i ���IRRR , N.Iyiovrow is Green CM. 112 O 100 200 400 1 ri'df' wO tam. 2 a _.qCAi I N�ayn /FALLON GATEWAY RETAILCENTER i AproAOucr it SHEET ^ _ ` P / /... \l-'--------'--'11 ' � rota UJIR' W Di , 1 r Neighborhood Plan The six neighborhoods generally are described as follows' Neighborhood 1 — Each of the 112 detached single-family units would be arranged with the front fagade oriented towards a Green Court/paseo or private street. Garage access would be taken from a traditional, two-ended alley within the loop serving half of the units, or by a private terminal alley/drive aisle serving the remaining 56 units. Two and three story units would be available in four floor plans. In addition to curbside parking, guest spaces perpendicular to the internal streets would be provided in several locations within the neighborhood. The boundary along Fallon Road would be buffered with landscaped slope improvements. Neighborhood 2 — Approximately half of the 63 units would be arranged with a front facing entry elevation divided between those with direct garage access to the street and those having garage access to a private auto court/terminal drive aisle. The remaining half would be arranged with both front entry and garage access from a 24-foot wide auto court shared by as many as six units. Guest parking would be provided curbside both within and on the perimeter of the project site. Neighborhoods 2 and 3 would be developed with the same 2- story floor plans. Neighborhood 3 — The 33 single-family detached units generally are oriented towards a public street or towards one of the 24-foot wide Auto courts with about half of the lots oriented towards the street and the other half with entries from an auto court. All but five lots would take garage access from an auto court- these five lots have access directly to the street in front. Each of the five Auto courts serves a maximum of 6 units. 7of16 Neighborhood 4 — Neighborhood 4 is a small lot product at a minimum of 1,500 square feet (30 ft x 50 ft) per lot. The 69 3-story homes would face either onto a public street or a Green Court (paseo) in one of three floor plans. Garages would have access to a two-ended alley or one of 9 terminal alleys/drive aisles serving 35 lots. Guest parking would be located curbside or in several on-site locations. Neighborhood 5 — Neighborhood 5 includes 53 units made up of two and three story homes situated on one of two lot sizes. Each home would be oriented with the front fagade oriented towards a public street or a Paseo or Green Court. Four alleys within this neighborhood provide garage access in addition to curbside parking. Guest parking is located curbside or at one location on site. Neighborhood 6 — Neighborhood 6 would be developed as Medium-High Density condominium townhomes. The 107 3-story townhomes would be accommodated in 18 buildings of six or fewer units. Each building would face onto a paseo. Garage access to the units would be taken from a number of 20-foot wide motorcourt/alleys. Plotting by floor plan is shown for Neighborhoods 1, 2, 3, 4, and 5 on Sheets C.2.1 through C.2.5 of Attachment 3. TABLE 2: Neighborhoods/Development Areas Neighborhood Layout Floor Plans No. of Units • Single-family detached Medium Densit 1 Green Court 4(') 112 2 Auto court 3(2) 63 3 33 4 Green Court/Small Lots 3 69 (30 ft x 50 ft 5 Green Court 4' 53 Subtotal 330 • Townhomes Attached (Medium-High Density) g 1 6 units or less per building 1, 2 and 3A & B 107 Total 1 437 (1) Same Plans 1, 2, 3 &4 for Neighborhoods 1 and 5 (2) Same Plans 1, 2 & 3 for Neighborhoods 2 & 3 Floor Plans/Elevations Three architectural styles will be available for each of the floor plans within each Neighborhood of single-family detached homes (Neighborhoods 1. 2. 3, 4, and 5). For the attached townhome condominiums in Neighborhood 6, all exteriors will be Contemporary Craftsman. Color and Material Schemes are provided by Neighborhood as follows: TABLE 3: Color and Materials Neighborhood Color Schemes Sheet No. 1 & 5 4 A.1.5.0 2 & 3 3 A.2.4.0 4 3 A.4.4.0 g 2 A.6.4.0 Plotting by floor plan for the five neighborhoods of single-family detached residential is shown in Table 5, below. A fit list has been provided for each Neighborhood of the single family detached 8 of 16 units. Neighborhood 4 allows any plan on any lot. The fit list for Neighborhood 5 allows more than one plan on 12 of the 53 lots. TABLE 4: Plotting Floor Plans by Neighborhood Single-Family Plan 1 Plan 2 Plan 3 Plan 2-Alt Plan 4 Total Neighborhoo1 d 23 29 40 4 16 112 % of Neighborhood 21% 26% 36% 3% 14% 100% Neighborhood 2 26 19 18 -- -- 63 % of Neighborhood 41% 30% 291/0 100% Neighborhood 3 15 11 7 -- -- 33 of Neighborhood 45% 34% 21% -_ __ 100% Neighborhood 4 All 3 floor plans fit on each lot 69 % of Neighborhood 100% Neighborhood 5 31 -40 +7E7 - 19 - 18 -- -- 53% of Neighborhood 60%-75% —21% 17%-34% -- -- Plans 1, 2 and 3 available with more than one plan available on 12 lots 1000/° Townhomes Plan 1 Plan 2 Plan 3A Plan 3B Neighborhood 6 35 36 18 18 -- 107 % of Neighborhood 66% 34% -- 100% 437 TABLE 5: Floor Plan Descriptions Neighborhood Square Bedrooms Bathrooms Elevations(3) Parking Stories Total /Floor Plans Footage�'� Neighborhood 1 Plan 1 1,771 4 2.5 A, B & C 2 2 23 Plan 2 & 2-Alt 2,104 4 3 A, B & C 2 2 29 Plan 3 2,306 4 3.5 A, B & C 2 3 44 Plan 4 2,853 5 + bonus 4 A, B & C 2 3 16 Neighborhoods 2 & 3 Plan 1 1,859 3 2.5 A, B & C 2 2 41 Plan 2 2,240 4 3 A, B & C 2 2 30 Plan 3 2,300 4 3 A, B & C 2 2 25 Neighborhood 4 Plan 1 & 1-Alt 1,975 3 3.5 A, B & C 2 3 Plan 2 & 2-Alt 2,012 3 3.5 A, B & C 2 3 69 Plan 3 2,214 4 3.5 A, B & C 2 3 Plan 3-Alt 2,244 4 or 3 + 3.5 A, B & C 2 3 den Neighborhood 5 Plan 1 1,771 4 2.5 A, B & C 2 2 53 2 & 2A 2,104 4 3 A, B & C 2 2 rRan 9 of 16 Plan 3 2,306 4 3.5 A, B & C 2 3 Plan 4 2,853 5 4 A, B & C 2 3 Neighborhood 6 Plan 1 1,902 3 3.5 A 2 3 35 Plan 2 2,013 3 3.5 A 2 3 36 Plan 3A 2,167 4 or 3 3.5 A 2 3 18 + den Plan 3B 2,026 4 or 3 3.5 A 2 3 18 + den Total 107 Neighborhoods 1 & 5 – The same floor plans based on the Green Court configuration would be used in Neighborhoods 1 & 5. The Green Court homes have 4 floor plans. Plans 1 and 2 are two stories, and Plans 3 and 4 are three stories. Plan 2 offers a ground floor bedroom with full bathroom. The Plan 2-Alt references garage orientation. Plans 3 and 4 are arranged with a third floor suite. Floor plans range in size from 1,771 square feet to 2,853 square feet. Neighborhoods 2 & 3 – The same floor plans based on the Auto court configuration would be used in Neighborhoods 2 & 3. The Auto Court homes are proposed as two stories with three floor plans ranging in size from 1,859 square feet to 2,300 square feet. Plans 2 and 3 have a ground floor bedroom with full bathroom. Living rooms have a fireplace. Neighborhood 4 - For Neighborhood 4, three 3-story floor plans would be available which would be offered in a three or four bedroom layout. Unit size would range from 1,975 square feet to 2,214 square feet with each home having a private side yard for outdoor use. All plans have one ground floor bedroom and bathroom with single basin in upstairs bathroom. Neighborhood 6 – Four floor plans would be available for the condominium townhome units in Neighborhood 6. The 36 end units (Plans 3A and 3B) each have 4 bedrooms, and the 71 townhome units in between others (Plans 1 and 2) each have 3 bedrooms. The floor plans for these units are proposed to range in size from 1,902 square feet to 2,026 square feet. All plans have one ground floor bedroom and full bathroom. All floor plans have a covered front porch, an upper level master suite with at least one walk-in closet, double vanities, and separate water closet. All plans have a kitchen island, upper level laundry facilities, and at least a half bathroom on the ground floor. With exception of the 3-story plans in Neighborhood 4, upstairs bathrooms have double vanities. The plans for Neighborhoods 2 and 3 have a gas burning fireplace in the living area. Parking Parking for Subarea 3 would be built in compliance with the standard adopted with the Stage 1 PD rezoning of 2 covered spaces per unit within an enclosed garage plus one guest space per unit for a total parking requirement of 1,311 spaces. This figure includes: a) 874 covered spaces — 2 spaces per unit within an attached enclosed garage b) 444 guest spaces (437 spaces required) provided as: - 283 spaces curbside along internal streets (on-site) - 69 spaces curbside along Lockhart Street and Central Parkway (off-site) 10 of 16 - 92 perpendicular spaces in designated locations within the neighborhoods or in private driveways, as permitted p rovided distributed as shown in Table 8 below- TABLE A total of 1,318 parking spaces are TABLE 6: Parking Spaces Parking Spaces/Neighborhood 1 2 3 4 5 6 Enclosed 2-car Garage per unit 224 126 66 138 106 214 subtotal provided: 874 spaces Required = 874 spaces 224 126 66 138 106 214 rGuest ng (1 space per unit)(on-site) 283 spaces 64 51 26 62 46 45(off-site) 69 spaces 6 9 0 0 0 54 • Perpendicular(on- 92 spaces 44 3 9 9 8 8 site)"' subtotal provided: 444 spaces 114 63 35 71 54 107 Required = 437 spaces 112 63 33 69 53 107 Total Provided: 1,318 spaces 338 189 101 209 160 321 Total Required = 1,311 spaces 336 189 99 207 159 321 Includes allowable spaces in driveway The location of parking provided is shown on Attachment 3, Sheets C.3 through C.3.6.B. Landscaping/Streetscape Plan Monuments and neighborhood identification markers would be located at both of the entries - along Lockhart Street and Central Parkway, and at the intersections of Lockhart Street/Dublin Boulevard, Fallon Road/Central Parkway, and Fallon Road Dublin Boulevard. Community walls of stucco and ornamental columns would be constructed along Dublin Boulevard, Central Parkway, and Fallon Road. Monuments at the entries would be parkway pilasters of cultured stone veneer and slate. Corner entries would be low walls of cultured stone with brick veneered planters. The entry at Lockhart Street and Street D would be constructed with a landscaped median. The monument for the corner of Central Parkway and Fallon Road is shown as a stone-clad monolith structure. Landscape details for perimeter street setback and each of the monument corners are provided with the tree plantings which follow an orchard grid pattern; an iconic wall and landscape treatment would be located at the corner of Fallon Road/Dublin Boulevard. Perimeter sidewalks consistent with the adopted improvement plans for the surrounding arterials will be installed to allow residents, as well as the pedestrians from the adjacent neighborhoods to access commercial centers to the south and east of the project site. The Green Courts for the single-family detached units typically would be 10 feet in width and improved with evergreen landscaping, a 4-foot wide meandering concrete pathway, and low- light tolerant shrubs and ground cover. Green Court entries would be enhanced with statement landscaping. Alleys serving Green Court would be landscaped at the entries and provided with at least one evergreen shrub per unit. Auto courts would be bordered by a 4-foot concrete entry walk in addition to landscaping with evergreen shrubs. 11 of 16 For the Townhomes in Neighborhood 6, the paseos between buildings may vary in width, but in no case would be narrower than 15 feet. For narrow paseos, a single curvilinear path, 4 feet wide, would be installed. For wider paseos, a curvilinear pathway with circular planters shall be constructed. Like the Green Court alleys, townhome alleys would be landscaped with at least one evergreen shrub planter near rear entries. 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. However, a 5-foot sidewalk will be constructed on both sides of all streets. The fence plan (Sheet L-10 and L-11) 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. View fences would be erected along rear yards where they abut open spaces. Mailboxes will be installed in congregate collection stations as shown on Sheet L- 9 or as ultimately dictated by the local post master. Open space within the project site would be provided by the 2 acres of Stream Corridor, the 2- acre Neighborhood Park, and the 14.5 acres of Rural Residential/Agriculture separating Neighborhood 1 and 2 on the east from Neighborhoods 3, 4, 5, and 6 on the west for a total of 18.5 acres. Open space and slopes would be planted with native California and drought- tolerant trees, grasses, shrubs, and groundcover. The Rural Residential/Agriculture acreage could be improved with an orchard, vineyards, community garden, or revegetated with natural native plantings. The 2-acre Neighborhood Park will be designed, owned and maintained by the City in the future. However, on the east side of the open space corridor, a tot lot is proposed at the end of Street A between Neighborhoods 1 and 2 adjacent to RR/A open space. A Class 110-foot wide paved meandering trail/access road would follow along the stream corridor and through the RR/A area. The trail is proposed to be a continuation of the Class 1 multi-use trail system that starts in the northern portion of Dublin Ranch. The trail on the Project Site will start at the northwest corner of Subarea 3 and will take two branches. One will be a continuation of the regional trail along the Neighborhood Park, then along Street H between Neighborhoods 3 and 4 to connect with Dublin Boulevard across from the Fallon Gateway Retail Center. A secondary trail of decomposed granite also is proposed to connect the northeasterly portion of the site with the westerly southern portion of the site across the RR/A open space existing near the proposed tot lot. A continuation of this route along Loop B would lead to a trail which climbs to the top of the south of Neighborhood 1. In addition to illumination, both trails would be provided with shade trees, trash receptacles, and seating. The overall design objective for this open space would be to develop a concept for the area which strives to preserve the natural environment and create a community that is compatible with the natural terrain. 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. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. Grading On site grading will be required to provide building pads, internal roads, and proper drainage with suitable slope ratios and correct soil conditions. 12 of 16 Grading on site will involve the reconfiguration of the hilly area in the northeast portion of the site. Of the two small hills on the site, one will be graded to allow for the proposed development while the other hill will be relocated to the south allowing for an expansion of the development envelope and some screening of potential homes sites from Highway 580. The net effect is to result in a rebalancing of the site. Grading for the Stage 2 Development Plan, SDR, and Vesting Tract Map will be required to meet the slope ratio standards of the EDSP and will conform to the policies required in the Visual Resources section of the EDSP. 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 has opted to meet this requirement through an in-lieu fee. Condition of Approval #14 has been included to ensure compliance. Vesting Tentative Tract Map Vesting Tentative Tract 8171 is proposed to be subdivided as follows: TABLE 7: Vesting Tentative Map - Parcel Development Lots/Parcel Use Owned/ Units Maintained B Lots Lots 1-112 Green Court- single-family detached private 112 units Residential (Neighborhood 1 Lots 113-175 Auto court- single-family detached private 63 units Residential (Neighborhood 2 Lots 177-208 Auto court- single-family detached private 33 units Residential (Neighborhood 3) Green Court (small lots - 30 ft by 50 ft) Lots 209-277 single-family detached private 69 units Residential (Neighborhood 4 Green Court- single-family detached Lots 278-330 Lots 38 feet x 48 feet and private 53 units Lots 48 feet x 48 feet Residential (Neighborhood 5 attached townhomes/condominium Lots 331-348 airspace -6 units or less per building private 107 units Residential (Neighborhood 6 Total (Map) 437 units In addition, the Vesting Tentative Map shows site sections for grading purposes and sections of those areas to be improved as public or private roadways (see Sheet 2). Public - Sections for public rights-of-way and improvements are shown for: • Dublin Boulevard Frontage • Dublin Boulevard (adjacent to vacant Commercial site APN 985-27-13) • Fallon Road • Lockhart Street • Central Parkway frontage • Central Parkway at Fallon Road • Project entrance at Lockhart Street - shown at Street D • Project entrance from Central Parkway (shown at Street A) 13 of 16 ■ Typical 46-foot wide internal street - shown as Street A (from south of Central Parkway), Loop B, Loop C, Street D (from east of Lockhart Street), Street E and Street E Court (cul- de-sac), Street F, Street G, and Street H. Private — Private roadway sections and improvements shown on the Tract map include. ■ Typical alleyways serving the detached single-family units and townhomes are shown for: a) 20-foot wide in Neighborhood 6; b) 24-foot wide in Neighborhoods 1, 2, 3, and 5: and c) 26-foot wide in Neighborhood 4. The map also shows: 1) cut and fill locations; 2) 15 sections relating to the overall grading of the project site (Sections A-A through O-O); and 3) details for: a) driveway/alley interface, b) paved trail, and c) drainage channel. Conditions of Approval are included in the Resolution attached as Exhibit A to Attachment 2. CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes a Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8171 which are consistent with the recently approved amendments to the General Plan/Eastern Dublin Specific Plan, and Stage 1 Planned Development rezoning and would be compatible with adjacent areas and surrounding development. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. 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. The Alameda County Airport Land Use Commission Staff reviewed the project to ensure that it is consistent with the Alameda County Airport Land Use Compatibility Plan. The Dublin Unified School District also reviewed the project for school impacts and did not raise any issues. Conditions of Approval from these departments and agencies are included in the Resolution recommending that the City Council adopt a Resolution approving a Site Development Review and Tentative Tract Map (Attachment 2). ENVIRONMENTAL REVIEW: The Eastern Dublin Specific Plan area 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 and Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated a number of subsequent actions related to future development in Eastern Dublin and identified some impacts resulting from implementation of the General Plan Amendment/Specific Plan that could not be mitigated. Upon certification of the EIR, 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. The environmental impacts of land uses for the 453-acre Dublin Ranch Areas B-E were addressed by the Negative Declaration approved by the City Council in Resolution No. 140-97 for the related Planned Development Rezoning. An Addendum to the previous 14 of 16 environmental documents was approved on February 18, 2014 by City Council Resolution 17-14 as part of its approval of the project-related General Plan Amendment, Eastern Dublin Specific Plan Amendment and Stage 1 Development Plan. Impacts of the requested project are addressed through the prior CEQA reviews. Copies of the environmental documents referenced are available for review at Dublin City Hall, 100 Civic Plaza, Dublin, California. 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 a Stage 2 Development Plan for Dublin Ranch Subarea 3, 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 Permit and Vesting Tentative Map 8171 for 437 units including 330 detached single-family units and 107 attached town homes/condom inium within six neighborhoods on a 64-acre site known as Dublin Ranch Subarea 3 located north of Dublin Boulevard, South of Central Parkway, East of Lockhart Street, and west of Fallon Road in the Eastern Dublin Specific Plan Area, with the City Council Resolution attached as Exhibit A. 3) Applicant's submittal package dated April 23, 2014 15 of 16 GENERAL INFORMATION: APPLICANT: Kevin Fryer 5000 Hopyard Road, Suite 170 Pleasanton, CA 94588 PROPERTY OWNER: Dublin Ranch Subarea 3 Project Owner LLC, managed by Integral Communities 500 La Gonda Way, Suite 102 Danville, CA 94526 Attn: Drew Kusnick LOCATION: North of Dublin Boulevard, south of Central Parkway, east of Lockhart Street, and west of Fallon Road ASSESSORS PARCEL NUMBER: APN 985-0027-012 EXISTING LAND USE DESIGNATION: a) Medium Density Residential (6.1 to 14.0 units per acre) — 38 acres, b) Medium High Density Residential (14.1 to 25 units per acre) — 7.5 acres; c) Rural Residential/Agricultural (1 unit per 100 acres) — 14.5 acres, d) Stream Corridor — 2 acres; and e) Neighborhood Park — 2 acres. i EXISTING ZONING: PD PLPA 2013-00033 (City Council Ordinance 05-14) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Parks/Public Recreation Fallon Community Sports Park Vacant-Planned South PD Campus Office and Hospital/Medical Facility and General Commercial Fallon Gateway Commercial Center East PD Medium-High Density Residential, vacant and Open Space vacant West PD Medium-High Density Residential (approved for 122-unit townhouse/condominium project —The Groves Lot 3) Reference: General Plan Eastern Dublin Specific Plan 16 of 16