Loading...
HomeMy WebLinkAbout8.3 PCSR Tassajara Highlands G~��OF��DUhlly r'i✓19 STAFF REPORT a2 PLANNING COMMISSION DATE: July 22, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING — PLPA 2012-00051 Tassajara Highlands General Plan/Eastern Dublin Specific Plan Amendments, Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Subdivision Map 8133, and CEQA Addendum for a 11.11-acre site Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant is requesting a General Plan/Eastern Dublin Specific Plan Amendment to reduce the residential and eliminate the commercial uses for an 11.11 acre Project Site which is comprised of two separate existing parcels – (1) 4.95 acres designated Medium Density Residential, and (2) 6.16 acres designated Neighborhood Commercial (3.51 acres) and Medium-High Density Residential (2.65 acres). The amendment would change the land use designations for the combined sites to Medium Density Residential (6.16 acres) and Open Space (3.06 acres), with the remainder of the site dedicated as Public Right-of-Way for Tassajara Road widening and frontage improvements (1.89 acres). A Planned Development Rezone, Site Development Review, and Vesting Tentative Map 8133 have been submitted for a project of 48 detached single-family homes. The Project includes four floor plans with 4 or 5 bedrooms ranging in size from 2,718 square feet to 3,159 square feet and available in three architectural styles. Lots would range in size from 3,671 square feet to 6,907 square feet at an overall density of 6.92 units per acre. A CEQA Addendum is also included. 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 recommending that the City Council adopt a CEQA Addendum with CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Tassajara Highlands project; 6) Adopt a Resolution recommending that the City Council adopt a Resolution approving amendments to the General Plan/Eastern Dublin Specific Plan; 7) Adopt a Resolution recommending that the City Council adopt an Ordinance rezoning the project site to PD-Planned Development with related Stage 1 and Stage 2 Development Plan; and 8) Adopt a Resolution recommending City Council adopt a resolution approving a Site Development Review and Vesting Tentative Map 8133. Submitted By Reviewed By Consulting Planner Assistant Community Development Director COPIES TO: Applicant Item 8.3 File Page 1 of 14 GAPAI20121PLPA-2012-00051 Fredrich GPA Initiation RequeshPC Mtg 7.22.14 Tassajara Highlands Frederick VargaslSTAFF REPORT W A TTA CHMENTSIPCSR 7-22.14 Tassajara Highlands.doc PROJECT DESCRIPTION: Project Site The Tassajara Highlands project is proposed to be constructed on an 11.11-acre site currently comprised of two separate parcels: 1) the Fredrich property is a 6.16-acre parcel located at 6960 Tassajara Road (APN 985-0004-007-03), and 2) the Vargas property is a 4.95-acre parcel located at 7020 Tassajara Road (APN 985-0004-007-01) to the north, immediately north of the first parcel. The southern portion of the site is triangularly shaped and characterized as a low hilltop. A tributary of Tassajara Creek, referred to as Moller Creek, flows beneath Tassajara Road and runs across the southerly portion of this parcel. The drainage area is vegetated with dense trees, shrubs, and ground cover but also supports sparse riparian vegetation. A single-family residence with ancillary agriculture-related structures is on the southern portion of the site. The northern portion of the site includes a single-family residence and ancillary structures. A number of native and ornamental trees exist on the Tassajara Highlands site, but none of the trees in the development are considered Heritage Trees. TO DANVXLE 8 SAN RAMON p r COUNI.O1L COSTA . w ONTRA • - p rA�UN •lx COS:p�� •OF UU� 'N y TRACT MAP No. 8102 CON7,,:•CUNSY PROJECT _ 'sy YESTlN PROGRESS MAP ..MFpA 5lTE r A� LIN PROPERTY Q x �Q CAMP PARKS PARKS RESERVE FORM TRAINING AREA p� 1 f s� x G1£ASO+Y Ri VICINITY MAP 2of14 Adjacent and Surrounding Land Uses: Uses surrounding the proposed Tassajara Highlands project site include: • North — The project site tapers to a point at its northerly boundary with Tassajara Road and Tassajara Creek. Moller Ranch and the Tipper properties, both currently vacant, are located to the north of the project site. • South — A fragment of the area designated for Neighborhood Commercial use remains south of the project site. This area will be reconfigured for drainage and water quality improvements, publicly-owned open space, and additional circulation improvements for the Tassajara Road/Fallon Road intersection. • To the east — Moller Ranch and Chateau are located across Tassajara Road. • To the west — The Tassajara Creek stream corridor runs along the westerly boundary of the project site with Wallis Ranch located further west. Current Request The Applicant proposes to develop a project of 48 detached single-family homes with four floor plans with 4 or 5 bedrooms ranging in size from 2,718 square feet to 3,159 square feet and available in three architectural styles. Lots would range in size from 3,671 square feet to 6,907 square feet at an overall density of 6.92 units per acre. The current request for the proposed Tassajara Highlands project entitlements include: • General Plan/Specific Plan Amendment — Amending the land uses to reduce residential densities and eliminate the commercial land use designations. • Planned Development Rezoning — Planned Development Rezoning with related Stage 1 and Stage 2 Development Plan. • Site Development Review — to construct a neighborhood of 48 single-family detached homes with related site improvements, open space, and peripheral public improvements. • Vesting Tentative Map 8133 - to allow the subdivision of 48 lots for detached single- family homes. • CEQA Addendum — CEQA Addendum analyzing the environmental impacts of the proposed Tassajara Highlands project. ANALYSIS: General Plan/Eastern Dublin Specific Plan Amendment The Applicant proposes to amend the General Plan and Eastern Dublin Specific Plan land uses as shown in Table 1, below. 3of14 TABLE 1: Land Uses — Existing and Proposed 7Fredrich isting Acres +/- Proposed Acres FUse Vargas Total Fredrich Vargas Total % 0 2.65 -2.65 0 0 0 0 0 3.51 -3.51 0 0 0 0 MDR 4.95 4.95 +1.21 4.08 2.08 6.16 55.5% Os 0 0 0 +3.06 2.08 .98 3.06 27.5% r/w 0 0 0 +1.89 0 1.89 1.89 17% Total 6.16 4.95 11.11 - 6.16 4.95 11.11 100% The existing land use for the Vargas property is Medium Density Residential which allows 30- 99 units. The existing land uses for the Fredrich property include Medium-High Density Residential and Neighborhood Commercial (NC). Based on the existing land uses, approximately 37 to 66 units and 92,000 square feet of commercial could be accommodated within that acreage and density range. The NC land use designation is the remnant of a commercial area originally anticipated at the Tassajara Road/Fallon Road interchange known as Tassajara Village. Combined, the Fredrich and Vargas properties would have allowed between 67 and 165 units. The City Council re-evaluated the Tassajara Village concept based on a division of the area by Tassajara Creek and the restrictions on development created by the natural features, topography, and preservation requirements. The non-residential uses in the vicinity of the proposed Tassajara Village west of Tassajara Creek were re-designated for open space, environmental conservation features, and recreational amenities as part of the original Wallis Ranch project in 2007. However, no concepts were addressed or proposed for the Fredrich property lying immediately east of Tassajara Creek. Therefore, the commercial uses within the Tassajara Village concept plan have remained in place on the Fredrich property. The completed improvement plans for the Tassajara Road/Fallon Road intersection have further defined the development parcels within this area. The feasibility of configuring viable neighborhood commercial uses with adequate access on the site has effectively been eliminated due to the topography and natural drainage related to the adjacent Tassajara Creek and location of its tributary, Moller Creek, which crosses the southerly portion of the Fredrich property. The existing and proposed General Plan/Eastern Dublin Specific Plan land use designations are shown below. The proposed residential land uses on the two properties allow 38 to 86 residential units. However, the PD analysis locks in the unit count at 48 detached units (6.92 du/acre). 4of14 Existing General Plan Land Uses Proposed General Plan Land Uses TASSAJAR.!HIGHLANDS EXISTING GENERAL PUN LAND USES TASSAJARA HIGHLANDS PROPOSED GENERAL PLAN LAND USED , „w. 77 -1-1 -C The requested amendments to the General Plan and EDSP would require adjustments to various figures, texts, and tables in the General Plan and EDSP to ensure consistency throughout the documents. A Resolution recommending City Council approval of an amendment to the General Plan/Eastern Dublin Specific Plan is included as Attachment 1 with the City Council Resolution included as Exhibit A. Planned Development Zoning The requested action is a Planned Development (PD) rezone with a related Stage 1 and Stage 2 Development Plan. The PD Rezoning addresses the plan currently proposed for 48 single- family detached homes with related site improvements, open space, and public improvements. The Development Regulations for the Tassajara Highlands project have been proposed as compatible standards adopted for other single-family detached MDR projects in the vicinity. The proposed Stage 1 and Stage 2 Development Plan includes the following. Please refer to Attachment 2, Exhibit A for the complete Stage 1 and 2 Development Plan: 1. A list of permitted, conditional and accessory uses 2. Site plan 3. Development densities by land use 4. Phasing Plan 5. Master Landscape Plan 6. Grading 7. Development Regulations/Standards 8. Architectural Design Standards 9. Landscape Design Standards 10.Inclusionary Zoning Regulations A Resolution recommending that the City Council adopt an Ordinance approving the Planned Development Rezone with related Stage 1 and Stage 2 Development Plan for the Tassajara Highlands project is included as Attachment 2. The Development Regulations for the proposed project are included as Exhibit A to Attachment 2. 5 of 14 SITE DEVELOPMENT REVIEW The proposed project includes demolishing the existing structures and subdividing the site into 48 detached single family homes with related site improvements, open space, and peripheral public improvements. The following is a discussion of project components. The project plans are included as Attachment 3. Access & Circulation The Tassajara Highlands project would be accessed from a private main entry road from Tassajara Road (See Attachment 3, Page SDR 11). This access point will be signalized at its intersection with Tassajara Road. It would line up with the future entrance road to Moller Ranch to be developed on the east side of Tassajara Road. The project will have a private circulation system with an interior north-south loop that would terminate in a cul-de-sac at the northerly portion of the site. To the south, the roadway would circulate through the residential subdivision. The main access road would have a 5-foot sidewalk along its south side separated from the travel lane by a 6-foot landscape strip. The internal streets would have a paved width of 28 feet and a 5-foot sidewalk on both sides of the street situated at the back of curb. Three private driveways (A, B, and C) with sidewalk on both sides provide access to six homes from the Loop Road. A sidewalk will be provided along the southern portion of the project along Tassajara Road adjacent to the project is near the Moller Creek drainage culvert and open space in the south part of the project which extends pedestrian access to Private Drive B or leads to a trail within the open space corridor along the westerly boundary of the project adjacent to Tassajara Creek. Emergency Vehicle Access is provided along the project perimeter. Site Layout/Plotting Individual lots would be oriented towards the interior roads with exception of seven lots — the 6 lots taking access from a private driveway (Lots, 25, 26, 27, 28, 45, and 46) and Lot 4 with a side orientation near the Creekview Court cul-de-sac. Lot sizes for the single-family residences would generally range from a minimum of 3,671 square feet to 6,907 square feet. As with previously approved SDRs within the Eastern Dublin Specific Plan area, a flexible plotting scheme would be allowed whereby any of the four approved floor plans may be constructed on any of the 48 lots, with some exceptions identified on the plotting plan (Attachment 3, Sheet SDRA), as shown in the floor plan "fit list" for each lot (Attachment 3, Sheet SDR.5), and in compliance with the other conditions described below. The fit list identifies which floor plans, with or without an optional loggia along the rear, would fit on each lot and not exceed the maximum coverage of 55%. As with the other neighborhoods, 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: 6of14 with a native meadow mix, providing a layered transition from the residential community to the undisturbed open space along Tassajara Creek that would be drought resistant and typical of native plants. The open space buffers along the stream corridor also are anticipated to serve as wildlife corridors. Therefore, the common area landscaping is proposed to be deer-resistant. The southerly portion of the project site will continue to function as drainage with enhancements for storm drain bio-retention purposes related to the project site and secondarily for Moller Creek, a tributary of Tassajara Creek. The Moller Ranch project on the east side of Tassajara Road has been designed with bio-retention measures on its site; however, Moller Creek drainage will be directed under Tassajara Road into a culvert on the west side served by Parcel C of the Tassajara Highlands site. Parcels B and D would serve as clean water detention basins on either side of the culvert, and the adjacent City owned open space at the Tassajara Road/Fallon Road intersection, would function as an area-wide detention basin. The bio-retention areas along the southerly boundary of the site would be screened with vegetation. In addition, two small private open space areas (shown as Parcels F and G) are located among the lots within the site - one at the north end and one at the south end. The Landscape Plans also indicate the type and styles of walls and fencing that will be used within the project. A community identification/entrance wall would be located at the project entrance at Tassajara Road and the main project entrance. It will be 2.5 feet to 3 feet tall with the neighborhood name. A pre-cast sound barrier wall, six to eight feet in height (See Attachment 3, Page L.2), is proposed to be constructed along the Tassajara Road right-of-way from the most northerly lot south to Private Drive B; it would have with columns located every 35 feet or at a change in grade. A number of retaining walls, ranging in height from approximately 1 foot to 8 feet, are proposed to be constructed south of Private Drive B and at various locations on the east side of the project site adjacent to Tassajara Road. Landscaping would be installed between the edge of Tassajara Road and any walls (See Attachment 3, Page L.2). Other fences include (See Attachment 3, Page L.6): - Good Neighbor Fences — 6-foot tall vertical board fence between lots. - Lattice Fence —Vertical wood fence visible from the public right-of-way, such as for corner lots. - Ornamental Iron Guardrail — 42-inch high railing along retaining walls or adjacent to sidewalks. - Basin Fence — 6-foot tall, vinyl-clad mesh with 2-inch metal posts. Streetscape — Streetscape improvements generally are addressed in the landscape plans. All project streets, perimeter sidewalks, interior sidewalks, paths, and common areas are shaded and enhanced by trees and plantings within the front setback of each lot. Architecture Styles/Elevations - The architectural styles proposed for the four floor plans are: (A) Spanish, (B) French Country, and (C) English. The styles are intended to complement the architecture of neighboring subdivisions and also capitalize on its elevation for outstanding view corridors. Roof materials are flat concrete the for French Country and English and concrete low-profile S- tile for Spanish. Exterior material for all three styles primarily is stucco. Standard forms and 8of14 elements typical to each style include: roof and window forms, exterior accent materials, window trims and accents, and decoration and embellishments. Roll-up garage doors would be installed specific to each style and coordinated with each color scheme. Each style generally is described as follows: (A) Spanish — This style is characterized by low-profile gable-roof forms with concrete S- tiles and shed or gable projections. Gable end embellishments are decorative carved or sculpted ornaments or wrought iron details. Exterior material is primarily stucco. The entry on each plan is accented with an arch. The arch is also a feature of prominent ground floor windows and upper level balconies. Each plan includes at least one grouping of windows in two or more with simple mullion patterns. Windows also may be framed with paneled shutters, heavy trim, and enhanced sills. Balconies may have sculpted cantilevers, corbelled supports, wooden posts (when not arched), and decorative iron railings. French doors are featured on the front deck of Plans 3 and 4, along with a boxed and corbelled window enhancement over the entry on Plan 3. (B) French Country — This style features hip roof forms with hip or gable roof projections. In addition to the stucco, exterior accent materials include cultured stone veneer in three styles and/or cementitious horizontal siding or shingles. Gable end embellishments are simple niches or siding. Front entries are arched on Plans 3 and 4. Windows typically would be paired or grouped and accented with paneled shutters and heavy sills that are formed or corbelled. The mullion pattern would be multi-paned. Projections and balconies supports may display heavy beams or be sculpted. Balcony railings are decorative wood, and balcony posts are wood with kicker supports. First and second floor maybe delineated with a heavy wood-like band or bowed form. (C) English — Roof forms for this style are hip with gable or shed projections. In addition to the stucco, exterior accent materials include brick or cultured stone veneer. Gable end embellishments include cementitious board and batt siding or stylized vents. Window and door forms are straight and formal framed by paneled or plank shutters and heavy sills and headers. Windows are grouped or sequential with a multi-paned mullion pattern. Upper level windows are boxed and supported with narrow iron corbels, and lower level accent windows are boxed with a stone or brick base. Balconies are supported with heavy beam and corbels with a decorative iron railing. First and second floors maybe delineated with a heavy wood-like band. Each elevation style is available in three color schemes for a total of 12 color schemes. All elevations visible from the public right-of-way would have enhanced architectural detailing on several elevations. Floor Plans Each of the four floor plans is two stories. Floor plans are offered as a four-bedroom unit with optional build out of a fifth bedroom. The ground floor of each unit is arranged as a "great room" with open living, nook, and kitchen areas. All Great Rooms have a fireplace. All kitchens have an island and walk-in pantry. Each unit has direct access to the two-car garage through a "drop zone." All plans allow for the optional construction of an outdoor loggia along the rear of the ground floor adjacent to the living area with an optional upper level deck provided that it would not cause lot coverage to exceed 55%. The loggia would range in size from 164 square feet to 204 square feet, and the upper level deck would be accessible from the Master Bedroom and (except for Plan 4) to the loft or fifth bedroom. At a minimum, each plan is provided with a ground floor bedroom and adjacent 9of14 full bathroom which may be configured en suite or remain generally accessible from the ground floor. All plans have a covered front porch. On the second floor, each unit has at least 3 bedrooms, 2 bathrooms, and a loft which may be built out as a fifth bedroom. The master bedroom with en suite bathroom has at least one walk- in closet. Each Master bathroom has dual basins, separate water closet, and separate tub and shower. All secondary bathrooms on the second floor have dual basins. All laundry rooms are on the second floor and can accommodate an optional wash basin. All floor plans offer a Universal Design Ordinance (UDO - handicapped accessible) option. Plan 2 could be configured with a "granny flat" having separate access from outdoors. Floor plan details are shown in Table 2, below. TABLE 2: Floor Plans Plan Square Bedrooms Bathrooms Parking Elevations Stories Feet 1 2,718 sf 4 + loft or 3 2 A, B, & C 2 1 or dining 4 + loft or 1 or 3 + ,/2 2 2,829 sf 4 + dining, den, or 2 A, B, & C 2 granny flat 3 2,980 sf 4 + loft or 1 (suite) 3 +1 2 A, B, & C 2 and dining or den 4 3,159 sf 4 + loft or 1 3 2 A, B, & C 2 and dining or den Total Elevations: (A) Spanish, (B) French Country, and (C) English In addition to the features described above, the floor plans are described as follows: Plan 1 — Plan 1 is the smallest at 2,718 square feet, and in addition to all of the features mentioned above, includes a large indoor storage closet. Plan 2 — Plan 2 is slightly larger than Plan 1 at 2,829 square feet. A separate dining area off of the entry may be built out as a den or this area combined with the downstairs bedroom may be built our as a 379 square foot "granny" suite with separate outdoor access to living, kitchenette, sleeping quarters, and full bathroom. Under this option, the large indoor storage closet may be built out as a powder room for the primary home. Plan 3 — At 2,980 square feet, Plan 3 also offers the build option for the separate dining room as a den. It also allows the loft area to be built out as a fifth bedroom suite with full en suite bathroom and walk-in closet. For the Spanish style, Bedroom 3 at the front of the second would have access to a front deck or balcony. Plan 4 — Plans 4 is the largest at 3,159 square feet. This plan also offers the build out option of a separate dining room or den on the ground floor and has the smallest loggia option. The loft or fifth bedroom option on this plan is located at the front of the second level with access to a front deck or balcony for all three elevation styles. 10 of 14 Parking - As with most single-family detached projects, each unit requires two enclosed parking spaces plus one guest space per unit that may be provided curbside, on the driveway, or in dedicated parking areas. Based on this standard, the residential parking required for the Tassajara Highlands project would 96 enclosed spaces and 48 guest spaces for a total of 144 spaces. The enclosed parking requirement is satisfied by the two-car garages provided with each unit for a total of 96 enclosed parking spaces. Guest space parking is satisfied in driveways (2 spaces each, for an additional 96 spaces), curbside along internal streets (26 spaces), four spaces at the ends of private driveways "A" and "C," and five perpendicular parking spaces in dedicated areas for a total of 131 guest spaces; 227 spaces would be provided by the project overall. The location of parking provided is shown on Attachment 3, Sheet SDR.7. A Resolution recommending that the City Council adopt a Resolution approving the Site Development Review is included as Attachment 4 with the City Council resolution included as Exhibit A. Affordable Housing/Inclusionary Zoning — The proposed Tassajara Highlands project would be subject to Chapter 8.68 of the Zoning Ordinance, Inclusionary Zoning regulations, which require 12.5% of the units as income restricted for sale to low and moderate income households. Therefore, the developer is required to provide 6 affordable units. Due to the location of the site, with no proximity to a significant transportation network or convenient goods and services, the Applicant is proposing an "alternative method of compliance" in accordance with Section 8.68.040.A to supply their obligation. This method of compliance is included as a Condition of Approval No. 15, Attachment 4, Exhibit A. Public Art Compliance — The proposed project is subject to a Public Art Compliance Report The Public Art Compliance Report and its findings will determine the trigger point by which this project complies with or is exempt from the Public Art program which typically would be satisfied by a public art installation or payment of in-lieu fees. An appropriate Condition of Approval has been included. (See Attachment 4; Exhibit A, Condition of Approval #14). Vesting Tentative Tract Map The Vesting Tentative Map 8133 (See Attachment 3, Vesting Tentative Map tab) generally subdivides the 11.11-acre project site as follows: TABLE 3: Vesting Tentative Map 8133 Parcel Area Use Description Medium Density Residential Single Family Lots 1-48 4.8673 Detached 48 units A 1.9641 Medium Density Residential private streets and parking B 0.0521 Open Space (within development area) private open space private open C 2.1097 Open Space space/preservation D 0.0480 Open Space (within development area) private open space E 0.5423 Open Space clean water detention basins R/W 0.6223 Medium Density Residential Right-of-Way Tassajara Road Transfer 0.9067 Open Space Moller Creek culvert TOTAL 11.11 11 of 14 Conditions of Approval are included in the Resolution recommending approval (Attachment 4, Exhibit A) including drainage improvements, habitat preservation, dedication of right-of-way, and coordination of perimeter off-site improvements with the areawide coordination of traffic and circulation improvements, especially with regard to Tassajara Road. CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes proposed amendments to the General Plan and Eastern Dublin Specific Plan, Stage 1 and Stage 2 Planned Development rezoning with related Stage 1 and Stage 2 Development Plans, Site Development Review, and Vesting Tentative Map 8133. The proposed Stage 1 and Stage 2 Planned Development rezoning with related Development Plans would be consistent with the General Plan and Eastern Dublin Specific Plan, as amended. 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. The Applicant intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, the proposed project furthers 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 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 (Attachment 4, Exhibit A) approving Site Development Review and Subdivisions. ENVIRONMENTAL REVIEW: A CEQA Addendum dated July 2014 has been prepared to address the proposed project. Pursuant to Sections 15162 and 15164 of the CEQA implementing regulations, the City has determined that: (i) the proposed project remains within the scope of the previous environmental assessments of the development programs which have included the Project Site, and (ii) subject to continued implementation of the applicable mitigation measures, the proposed project will not result in any significant environmental effects that already have not been evaluated and addressed. 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 and Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated several 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. 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. 12 of 14 Since the two parcels comprising the Project Site were annexed at different times, environmental impacts related to potential development during the initial planning stages also were separately addressed. The 6.16 acre parcel was included in the Mitigated Negative Declaration for the Mission Peak/Fallon Crossing annexation adopted on May 16, 2006 by City Council Resolution No. 71-06. The 4.95 acre parcel was addressed in 2007 as an Mitigated Negative Declaration (MND) adopted by City Council Resolution 57-07 (SCH #2007032020) and was annexed concurrently with the property known as Moller Ranch. Copies of the environmental documents in reference are available for review at Dublin City Hall during normal business hours. A Resolution recommending that the City Council adopt the CEQA Addendum is attachment as Attachment 5 with the City Council Resolution included as Exhibit A. 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 recommending City Council approval of General Plan/Eastern Dublin Specific Plan Amendments for the Tassajara Highlands project. 2. Resolution recommending that the City Council adopt an Ordinance rezoning the Tassajara Highlands project site to PD-Planned Development and approving a related Stage 1 and Stage 2 Development Plan, with Ordinance attached as Exhibit A, Landscape Design Standards as Attachment 1 to Exhibit A and Architectural Design Standards as Attachment 2 to Exhibit A. 3. Applicant's submittal package dated June 5, 2014 4. Resolution recommending that the City Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative Map 8133 for the Tassajara Highlands Project, with the City Council Resolution attached as Exhibit A. 5. Resolution recommending that the City Council adopt a CEQA Addendum (for the Tassajara Highlands project) to the Eastern Dublin Environmental Impact Report with City Council Resolution attached as Exhibit A, with the CEQA Addendum as Exhibit A, Statement of Overriding Considerations as Exhibit B and the Initial Study as Exhibit C to the Ordinance. 13 of 14 GENERAL INFORMATION: APPLICANT: Tim Lewis Communities and STL Company LLC 3300 Douglass Boulevard, Building 400, Suite 450 Roseville, CA 94661 Attn: Tim Lewis PROPERTY OWNERS: Thomas A. & Helene L. Fredrich 6960 Tassajara Road Dublin, CA 94568 Jose & Violetta Vargas 7020 Tassajara Road Dublin, CA 94568 LOCATION: 6960 and 7020 Tassajara Road - The project site is bounded by Tassajara Road on the East, Tassajara Creek/Wallis Ranch project on the west; Moller Ranch on the northeast (across Tassajara Road); the Singh property (formerly Tipper property) on the northwest; and City- owned open space/right-of-way for the Fallon Road/Tassajara Road intersection on the south. (APNs 986-0004-002-01 and 986-0004-002-03) ZONING: Existin — PD-Medium Density Residential, PD-Medium High Density Residential, and PD-Neighborhood Commercial Proposed— PD-Medium Density Residential and PD-Open Space GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Existing— Medium Density Residential (MDR), Medium High Density Residential (MHDR), and Neighborhood Commercial (NC) Proposed— Medium Density Residential (MDR) and Open Space (OS) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY Northeast PD Low Density Residential (LDR), Rural Vacant (Moller Ranch) Residential/Agriculture (RR/A) open space and agriculture Northwest PD Medium Density Residential (MDR), Vacant /agriculture Stream Corridor (SC) (Tipper/Singh property) Road right-of-way, drainage South PD Open Space corridor, and public open space, Low Density Residential (LDR), Rural Open space, vacant (Moller East PD Residential/Agriculture (RR/A), Open Ranch), and single-family Space/ Stream Corridor Stream residential under construction Corridor (OS/SC) (Chateau at Fallon Crossin ) West PD Stream Corridor (SC) Tassajara Creek and vacant (approved as Wallis Ranch) 14 of 14