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Home My WebLink About6.2 Transit Ctr A-1 & Tassajara Highlands GP or 19 82 STAFF REPORT CITY CLERK ` CITY COUNCIL File #420-30/450-30 DATE: September 16, 2014 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager " SUBJECT: General Plan Amendment and Zoning Ordinance Amendment for the Airport Land Use Compatibility Plan and General Plan/Eastern Dublin Specific Plan Amendment and Planned Development Rezone for the Transit Center A-1 project and the Tassajara Highlands project Prepared by Mamie Delgado, Senior Planner and Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The City Council will consider the following: General Plan Amendments and Zoning Ordinance Amendments in accordance with state law related to the Airport Land Use Compatibility Plan. The proposed General Plan policies address compatibility planning criteria and the proposed Zoning Ordinance Amendments will provide City Staff with the tools necessary to review projects for compliance with ALUCP policies. General Plan/Eastern Dublin Specific Plan Amendment to reduce the density and change the land use designation from "High Density Residential' to "Medium-High Density Residential", and a Planned Development Rezone with related Stage 1 and 2 Development Plan for the 52-unit Transit Center Site A-1 Project. General Plan/Eastern Dublin Specific Plan Amendment to change the land use designations to "Medium Density Residential"; and "Open Space", and a Planned Development Rezone with related Stage 1 and 2 Development Plan for the Tassajara Highlands Project which will include 48 detached single-family homes on 11.11-acres. FINANCIAL IMPACTS: All costs associated with the processing of the Transit Center Site A-1 Project and Tassajara Highlands Project applications were borne by the Project Applicant. There were no direct costs involved with processing the Airport Land Use Compatibility Plan project. RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate and take the following actions: Page 1 of 5 ITEM NO. 6.2 1. Adopt the Resolution Amending the General Plan for the Airport Land Use Compatibility Plan and Amending the General Plan and Eastern Dublin Specific Plan for the Transit Center Site A-1 Project and Tassajara Highlands Project. 2. Waive the second reading and adopt an Ordinance Approving Zoning Ordinance amendments to establish consistency with the Airport Land Use Compatibility Plan for the Livermore Municipal Airport. 3. Waive the second reading and adopt an Ordinance Rezoning Transit Center Site A-1 to PD-Planned Development Zoning District and Approving a related Stage 1 and Stage 2 Development Plan with the Architectural Guidelines included as Exhibit A and the Landscape Guidelines included as Exhibit B. 4. Waive the second reading and an Ordinance Rezoning the Tassajara Highlands (Fred rich/Vargas) Project Site to a Planned Development Zoning District and Approving a related Stage 1 and Stage 2 Development Plan, with Landscape Design Standards as Exhibit A and Architectural Design Standards as Exhibit B. Submitted By 'Reviewed By Community Development Director Assistant City Manager State law allows only four (4) General Plan Amendments per Element per calendar year. In order to avoid amendments in excess of the number permitted by State law, General Plan amendments for specific projects can be grouped together and adopted by one Resolution. Therefore, the proposed General Plan Amendments for the Airport Land Use Compatibility Plan, Transit Center Site A-1 Project, and Tassajara Highlands Project have been grouped together to be heard on the same agenda and approved with one action (Resolution). These projects combined represent the third amendment to the General Plan Land Use Element in 2014. Specific Plan amendments are not limited to four per year; however, the proposed Eastern Dublin Specific Plan (EDSP) Amendments for these projects have been grouped together with General Plan Amendments into one Resolution (Attachment 1). The City Council will also consider Zoning Ordinance Amendments related to the Airport Land Use Compatibility Plan and Planned Development Rezoning with related Stage 1 and 2 Development Plans for the Transit Center Site A-1 and the Tassajara Highlands projects. Airport Land Use Compatibility Plan In 2012, the Alameda County Airport Land Use Commission completed a multi-year effort to update the 1986 Airport Land Use Compatibility Plan (ALUCP) for the Livermore Municipal Airport. Anytime an ALUCP is amended or updated, State law requires local agencies affected by the Plan to review their local plans to ensure that they remain consistent with the adopted ALUCP. Staff reviewed the updated Airport Land Use Compatibility Plan and is proposing amendments to the General Plan and Zoning Ordinance to ensure consistency with the ALUCP. The proposed General Plan policies address compatibility planning criteria and the proposed overlay zoning district will provide City Staff with the tools necessary to review projects for compliance with ALUCP policies. Please refer to Attachment 2 for additional information regarding the proposed amendments. Page 2 of 5 On August 19, 2014, the City Council held a public hearing to review the proposed General Plan Amendments and Zoning Ordinance Amendments. The City Council took a straw vote in favor of adopting the proposed GPA, and waived the reading and introduced the Zoning Ordinance Amendments. The City Council is currently requested to adopt the proposed General Plan Amendment (Attachment 1) and to waive the second reading and adopt the Zoning Ordinance Amendments (Attachment 3). Transit Center Site A-1 Project The 2.86-acre A-1 project site is located within the Transit Center at the southwest corner of Dublin Boulevard and Campbell Lane, and northeast of the Iron Horse Regional Trail (former railroad right-of way). The entitlement application includes a General Plan and Eastern Dublin Specific Plan Amendment, Planned Development Rezone with related State 1 and Stage 2 Development Plan, Site Development Review, Tentative Tract Map and CEQA Addendum to develop a residential neighborhood comprised of 52 townhouses with related site improvements. The proposed General Plan and EDSP Amendment will change the land use designation for the project site from "High Density Residential (25.1+ du/ac)" to "Medium-High Density Residential (14.1-25 du/ac)". The proposed land use designation allows a range of 40 to 71 units. However, the Planned Development Zoning locks in the unit count on the project site at 52 units. Various text and tables within the General Plan and EDSP will be amended to reflect this change. Please refer to Attachment 4 for a complete discussion of the proposed project entitlements and Attachment 5 for the project plans. On September 2, 2014, the City Council held a public hearing and took a straw vote in favor of the proposed GPA/EDSPA, waived the reading and introduced the Ordinance approving the Planned Development Rezone, and approved the SDR, Tentative Map and CEQA Addendum. The City Council is currently requested to adopt the proposed General Plan and Eastern Dublin Specific Plan Amendments (Attachment 1) and requested to waive the second reading and adopt the Planned Development Rezone with related Stage 1 and 2 Development Plan (Attachment 6). Tassajara Highlands Project The Tassajara Highlands project is proposed to be constructed on an 11.11-acre site comprised of the 6.16-acre Fredrich and 4.95-acre Vargas properties, which are generally located to the northwest of the Tassajara Road/Fallon Road intersection. The entitlement application includes a General Plan and Eastern Dublin Specific Plan Amendment, Planned Development Rezone with related Stage 1 and 2 Development Plan, Site Development Review, Tentative Map and CEQA Addendum to develop a residential project comprised of 48 detached single-family homes and related site improvements. The proposed General Plan and EDSP Amendments would reduce the residential uses and eliminate the commercial uses by changing the land use designations for the combined sites to 6.16-acres designated "Medium Density Residential (6.1-14 du/ac)" and 3.06-acres designated "Open Space", with the remaining 1.89-acres of the site dedicated as Public Right-of-Way for Tassajara Road widening and frontage improvements. The proposed residential density would allow a range of 38-86 residential units. However, the Planned Development Zoning locks in the Page 3 of 5 unit count at 48 detached units. Please refer to Attachment 7 for a complete discussion of the proposed project entitlements and Attachment 8 for the project plans. On August 19, 2014, the City Council held a public hearing and took a straw vote in favor of the proposed GPA/EDSPA, waived the reading and introduced the Ordinance approving the Planned Development Rezone, and approved the SDR, Tentative Map and CEQA Addendum. The City Council is currently requested to adopt the proposed General Plan and Eastern Dublin Specific Plan Amendments (Attachment 1) and to waive the second reading and adopt the Planned Development Rezone with related Stage 1 and 2 Development Plan (Attachment 9). ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. Airport Land Use Compatibility Plan CEQA Guidelines Section 15061(b)(3), states that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. Staff recommends that the adoption of the proposed General Plan and Zoning Ordinance Amendments be found exempt from CEQA because the Amendments do not, in and of themselves, allow the construction of any building or structure, but rather sets forth the regulations that shall be followed if and when a building or structure is proposed to be constructed or a site is proposed to be developed. The Amendments, therefore, have no potential for resulting in significant physical change in the environment, directly or ultimately. Transit Center Site A-1 Project Consistent with CEQA section 21166 and related CEQA Guidelines sections 15162/15163, the City prepared an Initial Study to determine whether additional environmental review beyond the Eastern Dublin EIR and Transit Center EIR was required for the proposed project. Based on the Initial Study, an Addendum was prepared and concluded that no additional environmental review was required. The Addendum was approved by the City Council on September 2, 2014. Tassajara Highlands Project Consistent with CEQA section 21166 and related CEQA Guidelines sections 15162/15163, the City prepared an Initial Study to determine whether additional environmental review beyond the Eastern Dublin EIR and Mission Peak/Fallon Crossing and Moller Ranch Mitigated Negative Declarations was required for the proposed project. Based on the Initial Study, an Addendum was prepared and concluded that no additional environmental review was required. The Addendum was approved by the City Council on August 19, 2014. PUBLIC NOTICING: A notice of this public hearing was published in the Valley Times and provided via email to all persons who have expressed an interest in being notified of actions related to any of the projects. A public hearing notice was also mailed to all property owners and tenants within 300 feet of the project area boundaries for the Transit Center Site A-1 Project and Tassajara Highlands Project. Page 4 of 5 A copy of this Staff Report has been made available on the City's website and has been provided to the Project Applicants. ATTACHMENTS: 1. Resolution amending the General Plan for the Airport Land Use Compatibility Plan and amending the General Plan and Eastern Dublin Specific Plan for the Transit Center Site A-1 Project and Tassajara Highlands Project 2. City Council Staff Report dated August 19, 2014 for the Airport Land Use Compatibility Plan (without attachments) 3. Ordinance approving Zoning Ordinance amendments to establish consistency with the Airport Land Use Compatibility Plan for the Livermore Municipal Airport 4. Planning Commission Staff Report dated August 12, 2014 for the Transit Center Site A-1 Project (without attachments) 5. Transit Center Site A-1 project plans dated August 4, 2014. 6. Ordinance rezoning Transit Center Site A-1 to PD-Planned Development Zoning District and approving a related Stage 1 and Stage 2 Development Plan with the Architectural Guidelines included as Exhibit A and the Landscape Guidelines included as Exhibit B 7. Planning Commission Staff Report dated July 22, 2014 for the Tassajara Highlands project (without attachments) 8. Tassajara Highlands project plans dated June 5, 2014 9. Ordinance rezoning the Tassajara Highlands (Fred rich/Vargas) project site to a Planned Development Zoning District and approving a related Stage 1 and Stage 2 Development Plan, with Landscape Design Standards as Exhibit A and Architectural Design Standards as Exhibit B Page 5 of 5 RESOLUTION NO. XX-14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ************************ APPROVING AMENDMENTS TO THE GENERAL PLAN FOR THE AIRPORT LAND USE COMPATIBILITY PLAN AND AMENDING THE GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN FOR THE TRANSIT CENTER SITE A-1 PROJECT AND TASSAJARA HIGHLANDS PROJECT (PLPA-2014-00028 —ALUCP) (PLPA-2013-00046 — Transit Center Site A-1) (PLPA-2012-00051 — Tassajara Highlands) Related to the Airport Land Use Compatibility Plan (ALUCP) Project: WHEREAS, the Alameda County Airport Land Use Commission oversees the adoption and updating of land use compatibility plans for all public-use airports in Alameda County; and WHEREAS, in 2012, Alameda County completed a multi-year effort to update the 1986 land use compatibility plan for the Livermore Municipal Airport; and WHEREAS, the land use compatibility plan promotes compatibility between the Livermore Municipal Airport and the surrounding environment which includes properties in the cities of Dublin, Pleasanton and Livermore, as well as unincorporated Alameda County; and WHEREAS, pursuant to State law, when a land use compatibility plan is amended or updated local agencies must review their general plans, applicable specific plans and zoning ordinances to ensure that they remain consistent with the land use compatibility plan; and WHEREAS, amendments are proposed to the Dublin General Plan Land Use Element, Seismic Safety and Safety Element and Noise Element to incorporate policies to establish consistency between the Dublin General Plan and the land use compatibility plan for the Livermore Municipal Airport; and WHEREAS, amendments are also proposed to the Dublin General Plan Land Use Map (Figure 1-1) to include the Airport Influence Area boundary, the Airport Protection Area boundary and Safety Zone 6; and WHEREAS, pursuant to State law, the proposed amendments must be reviewed by the Airport Land Use Commission for a determination of consistency with the updated land use compatibility plan for the Livermore Municipal Airport prior to being adopted by the local jurisdiction; and WHEREAS, on May 21, 2014, the Alameda County Airport Land Use Commission adopted Resolution 01-2014 finding the proposed General Plan Amendments consistent with the policies and provisions of the 2012 Airport Land Use Compatibility Plan for the Livermore Municipal Airport; and 1 WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, pursuant to the CEQA, Staff is recommending that the proposed Amendments be found exempt from CEQA per CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. The adoption of the proposed Amendments are exempt from CEQA because the Amendments do not, in and of itself, allow the construction of any building or structure, but rather sets forth the regulations that shall be followed if and when a building or structure is proposed to be constructed or a site is proposed to be developed. The Amendments, therefore, have no potential for resulting in significant physical change in the environment, directly or ultimately; and WHEREAS, consistent with section 65352.3 of the California Government Code, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan amendments. None of the contacted tribes requested a consultation within the 90-day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, on July 22, 2014, the Planning Commission adopted Resolution 14-33 recommending that the City Council approve the proposed General Plan amendments, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and Related to the Transit Center Site A-1 Project: WHEREAS, the Applicant, Summerhill Homes, proposes to develop a 2.86-acre site known as Transit Center Site A-1 for 52 three-story condominium townhouses; and WHEREAS, the applications include a General Plan/Eastern Dublin Specific Plan Amendment to change the land use designations from High Density Residential to Medium High Density Residential; and WHEREAS, the applications also include Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8167; and WHEREAS, the Project Site is located at the southwest corner of Dublin Boulevard and Campbell Lane within the Eastern Dublin Specific Plan area, and more specifically within the Dublin Transit Center Village area (APN 986-0034-007); and WHEREAS, consistent with California Government Code Section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. None of the contacted tribes requested a consultation within the 90-day statutory consultation period and no further action is required under section 65352.3; and 2 WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an addendum to the Eastern Dublin EIR and Transit Center EIR; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan and Specific Plan amendments, on August 12, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated August 12, 2014 and incorporated herein by reference, described and analyzed the Project, including the General Plan and Specific Plan amendments, for the Planning Commission; and WHEREAS, on August 12, 2014, the Planning Commission adopted Resolution 14-42 (incorporated herein by reference) recommending that the City Council approve the General Plan and Specific Plan Amendments for the Project; and Related to the Tassajara Highlands Project: WHEREAS, the Applicant, Tim Lewis Communities and STL Company LLC, proposes to create a development of 48 single-family detached homes on an 11.11 acre site known as the Frederick and Vargas properties. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the application includes a General Plan/Eastern Dublin Specific Plan Amendment to change the land use designations from: Medium Density Residential, Medium- High Density Residential and Neighborhood Commercial to a combination of Medium Density Residential (6.16 acres) and Open Space (3.06 acres) and 1.89 acres of associated road right- of-way; and WHEREAS, the application also includes Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Subdivision Map 8133; and WHEREAS, the Project also includes a CEQA Addendum; and WHEREAS, the Project Site consists of two existing parcels, the approximately 7.93 gross acre Fredrich property located at 6960 Tassajara Road and the approximately 5 gross acre Vargas property at 7020 Tassajara Road (APNs 986-0004-002-01 and 986-0004-002-03); and WHEREAS, consistent with California Government Code Section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. None of the contacted tribes requested a consultation within the 90-day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for 3 environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an addendum to the Eastern Dublin EIR and two prior Mitigated Negative Declarations for the Project; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan and Specific Plan amendments, on July 22, 20147 at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated July 22, 2014 and incorporated herein by reference, described and analyzed the Project, including the General Plan and Specific Plan amendments, for the Planning Commission; and WHEREAS, on July 22, 2014, the Planning Commission adopted Resolution 14-38 (incorporated herein by reference) recommending that the City Council approve the General Plan and Specific Plan Amendments for the Project; and Related to All Projects: WHEREAS, a Staff Report, dated September 16, 2014 and incorporated herein by reference, described and analyzed the proposed General Plan and Eastern Dublin Specific Plan Amendments for the three projects referenced in the Staff Report and this Resolution; and WHEREAS, the City Council held a properly noticed public hearing on the proposed General Plan and Eastern Dublin Specific Plan Amendments for the four projects, on September 167 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, on August 19, 2014, introduced Ordinance 14- , wherein the City Council declared the Airport Land Use Compatibility Plan project exempt from CEQA per CEQA Guidelines Section 15061(b)(3) because the Amendments do not, in and of themselves, allow the construction of any building or structure, and, therefore have no potential for resulting in significant physical change in the environment, directly or ultimately. WHEREAS, on August 19, 2014, the City Council adopted Resolution -14, adopting a CEQA Addendum and a related Statement of Overriding Considerations for the Tassajara Highlands Project; and WHEREAS, on September 2, 2014, the City Council adopted Resolution -147 adopting a CEQA addendum and a related Statement of Overriding Considerations for the Transit Center Site A-1 Project; and WHEREAS, the City Council used their independent judgment and considered the Staff Report and all reports, recommendations, and testimony referenced above prior to approving the proposed General Plan and Eastern Dublin Specific Plan Amendments. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council finds that the General Plan Amendments related to the Airport Land Use Compatibility Plan Project, as set forth below, are in the public interest, will promote general health, safety and welfare, and that the General 4 Plan as amended will remain internally consistent. The amendments are consistent with the guiding and implementing policies of the General Plan in each of the General Plan elements. The General Plan amendments noted below will ensure that the Dublin General Plan is consistent with the 2012 Airport Land Use Compatibility Plan for the Livermore Municipal Airport. BE IT FURTHER RESOLVED that the City Council finds that the General Plan and Eastern Dublin Specific Plan Amendments related to the Transit Center Site A-1 and Tassajara Highlands are in the public interest and that the General Plan and the Eastern Dublin Specific Plan, as so amended, will remain internally consistent, and that the Eastern Dublin Specific Plan, as amended, is consistent with the General Plan, as amended. BE IT FURTHER RESOLVED that the City Council hereby adopts the following amendments to the General Plan for the Airport Land Use Compatibility Plan, Tassajara Highlands, and Transit Center Site A-1 Projects: Figure 1-1 (Land Use exhibit) shall be amended to include the Airport Influence Area boundary, the Airport Protection Area boundary, and Safety Zone 6. The exhibit shall also be amended to reflect the changes in land use designations for the Tassajara Highlands and Transit Center Site A-1 project sites. Table 2.2 (Land Use Development Potential: Eastern Extended Planning Area) shall be amended as shown below (table footnotes not included): TABLE 2.2: Land Use Development Potential: Eastern Extended Planning Area Classification Acres Intensity" Units Factor Yield RESIDENTIAL Du's/acre Du's Persons/du Population High Density 56.14 25.1+ 1,409+ 2.7 3,804+ Medium-High Density 137.81 14.1-25.0 1,943-3,445 2.7 5,246-9,302 Medium-High Density and 0 14.1-25.0 0 2.7 0 Retail/Office Medium Density 390.11 6.1-14.0 2,380-5,462 2.7 6,426-14,747 Single Family 725 0.9-6.0 652-4,350 2.7 1,760-11,745 Estate Residential 30.5 0.01-0.8 0-24 2.7 0-65 Rural Residential/Agriculture 340.2 0.01 3 2.7 8 TOTAL 1679.76 6,387-14,693 17,244-39,671+ Floor Square Feet Square COMMERCIAL Acres Area (millions) Feet/ Jobs Ratio Employee (Gross) General Commercial 299.1 .20-.60 2.61-7.82 510 5,118-15,333 General Commercial/Campus Office 95.22 .20-.80 .83-3.32 385 2,155-7,325 Mixed Use 11.3 .30-1.00 .15-.49 490 306-1,000 Mixed Use 2/Campus Office 22.9 .45 max .45 260 1,731 Neighborhood Commercial 21.29 .25-.60 .23-.56 490 470-1,143 Campus Office 195.58 .25-.80 2.13-6.82 260 8,192-26,214 Industrial Park 56.4 .35 max .86 590 1,458 Industrial Park/Campus Office 0 .25-.35 0 425 0 TOTAL: 1 701.79 7.26-20.32 19,430-54,204 5 PUBLIC/SEMI-PUBLIC/OPEN FAR Square Feet Square SPACE Acres (Gross) (millions) Feet/ Jobs employee Public/Semi-Public 94.1 .50 max 2.05 590 3475 Semi-Public 3.2 .50 max .07 590 119 Acres Number Parks/Public Recreation 196.3 Regional Parks 1.2 1 Open Space 699.56 FAR Square Feet Square Schools Acres (Gross) (millions) Feet/ Jobs employee Elementary School 48.7 .50 max 1.06 590 1797 Middle School 27.8 .50 max .61 590 1034 High School 0 TOTAL: 1070.86 3.79 6425 Dwelling Square Acres Units Population Feet Jobs (millions) GRAND TOTAL: 3,45.41 6,387- 17,244- 11.05-24.11 25,855-60,629 14,693 39,671+ The Land Use Element shall be amended to add the following policies: Section 2.5.4 Eastern Extended Planning Areas Guiding Policy: All proposed land uses within the Livermore Municipal Airport, Airport Influence Area (AIA) shall be reviewed for consistency with the compatibility policies of the Livermore Municipal Airport, Airport Land Use Compatibility Plan (ALUCP). Implementing Policy: Adopt an Airport Overlay Zoning District to ensure that all proposed development within the Airport Influence Area (AIA) is reviewed for consistency with all applicable Livermore Municipal Airport, Airport Land Use Compatibility Plan (ALUCP) policies. Section 2.6.4 Eastern Extended Planning Area Guiding Policy: All proposed land uses within the Livermore Municipal Airport, Airport Influence Area (AIA) shall be reviewed for consistency with the compatibility policies of the Livermore Municipal Airport, Airport Land Use Compatibility Plan (ALUCP). Implementing Policy: Adopt an Airport Overlay Zoning District to ensure that all proposed development within the Airport Influence Area (AIA) is reviewed for consistency with all applicable Livermore Municipal Airport, Airport Land Use Compatibility Plan (ALUCP) policies. The Seismic Safety and Safety Element shall be amended to add Section 8.4 and include the following policies- 6 Section 8.4 Airport Land Use Compatibility Section 8.4.1 Eastern Extended Planning Area Guiding Policy: All proposed land uses within the Airport Influence Area (AIA) shall be reviewed for consistency with the safety compatibility policies and airspace protection policies of the Airport Land Use Compatibility Plan (ALUCP) for the Livermore Municipal Airport. Implementing Policy: Adopt an Airport Overlay Zoning District to ensure that all proposed development within the Airport Influence Area (AIA) is reviewed for consistency with all applicable Livermore Municipal Airport, Airport Land Use Compatibility Plan (ALUCP) policies. The Noise Element shall be amended to add Section 9.3 and include the following policies: Section 9.3 Airport Land Use Compatibility Section 9.3.1 Eastern Extended Planning Area Guiding Policy: All proposed land uses within the Airport Influence Area (AIA) shall be reviewed for consistency with the noise compatibility policies and overflight policies of the Airport Land Use Compatibility Plan (ALUCP) for the Livermore Municipal Airport. Implementing Policy: Adopt an Airport Overlay Zoning District to ensure that all proposed development within the Airport Influence Area (AIA) is reviewed for consistency with all applicable Livermore Municipal Airport, Airport Land Use Compatibility Plan (ALUCP) policies. BE IT FURTHER RESOLVED that the City Council hereby finds that the amendments to the Eastern Dublin Specific Plan are consistent with the Dublin General Plan as amended because the amendments conform to match the amendments made to the General Plan land use designations for each project site. BE IT FURTHER RESOLVED that the City Council hereby adopts the following amendments to the Eastern Dublin Specific Plan for the Tassajara Highlands and Transit Center Site A-1 projects: Table 4.1 (Eastern Dublin Specific Plan Land Use Summary) shall be amended as shown below (table footnotes not included): TABLE 4.1 EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY (Amended Per Resolution Nos. 66-03, 47-04, 223-05, 58-07, 37-08, 210-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 19-14, xx-14) 7 Land Use Description LAND AREA DENSITY YIELD COMMERCIAL/INDUSTRIAL General Commercial 356.8 acres .25-.35 FAR 4.122 MSF General Commercial/Campus Office 87.02 acres .28 FAR 1.054 MSF Industrial Park* 61.3 acres .25-.28 FAR .747 MSF Neighborhood Commercial 57.89 acres .30-.35 FAR .812 MSF Mixed Use 4.6 acres .30-1.0 FAR .005 MSF Mixed Use 2/Campus Office***** 25.33 acres .45 FAR .497 MSF Campus Office 153.01 acres .35-.75 FAR 2.986 MSF Subtotal 745.95 acres 10.223 MSF RESIDENTIAL High Density 58.74 acres 35 du/ac 2,056 du Medium High Density 156.61 acres 20 du/ac 3,132 du Medium Density** 477.41 acres 10 du/ac 4,744 du Single Family**** 947.25 acres 4 du/ac 3,789 du Estate Residential 30.4 acres 0.13 du/ac 4 du Rural Residential/Agric. 549.95 acres .01 du/ac 5 du Mixed Use 32.1 acres*** 115 du Subtotal 2220.36 acres 13,845 du PUBLIC/SEMI-PUBLIC Public/Semi-Public 93.1 acres .24 FAR .973 MSF Semi-Public 10.5 acres .25 FAR Subtotal 103.6 acres .973 MSF SCHOOLS Elementary School 66.5 acres 5 schools Junior High School 21.3 acres 1 school Subtotal 87.8 acres PARKS AND OPEN SPACE City Park 56.3 acres 1 park Community Park 97.0 acres 3 parks Neighborhood Park 49.0 acres 7 parks Neighborhood Square 16.7 acres 6 parks Subtotal 219 acres 17 parks Open Space 684.06 acres TOTAL LAND AREA 4060.77 acres 8 Table 4.2 (Eastern Dublin Specific Plan Population and Employment Summary) shall be amended as shown below (table footnotes not included): TABLE 4.2 EASTERN DUBLIN SPECIFIC PLAN POPULATION AND EMPLOYMENT SUMMARY (Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 19-14, xx-14) Land Use Designation Development Sq Ft/ Persons/du Population Employees Commercial Industrial Park .747 MSF 590 1,266 General 1.054 MSF 385 2,738 Commercial/Campus Office* General Commercial 4.122 MSF 510 8,082 Neighborhood .812 MSF 490 1,657 Commercial Mixed Use** .005 MSF 490 10 Mixed Use 2/Campus .497 MSF 260 1,910 Office**** Campus Office 2.986 MSF 260 11,485 Public/Semi Public .973 MSF 590 1,740 Semi-Public 590 TOTAL: 11.196 MSF 28,888 Residential High Density 2,056 2.0 4,112 Medium High Density 3,132 2.0 6,264 Medium Density 4,744 2.0 9,488 Single Family*** 3,789 3.2 12,125 Estate Residential 4 3.2 13 Mixed Use** 115 2.0 230 Rural Residential/Agric. 5 3.2 16 TOTAL: 1 13,845 1 1 1 32,248 Table 4.3 (Projected Jobs/Housing Balance) shall be amended as shown below (table footnotes not included): TABLE 4.3 CITY OF DUBLIN PROJECTED JOBS/HOUSING BALANCE (Amended Per Resolution No. 223-05, 58-07, 37-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 19-14, xx-14) PLANNING Dwelling Jobs Employed Balance Ratio AREA Units Residents Existing City of 7,100 12,210 12,000 -210 1.02:1.0 Dublin Eastern Dublin 13,845 28,888 20,244 -8,644 1.43:1.0 Specific Plan Area TOTAL: 20,945 41,098 32,244 -8,854 1.27:1.0 9 Table 4.8 (Tassajara Village Center Subarea Development Potential) shall be amended as shown below (table footnotes not included): TABLE 4.8 TASSAJARA VILLAGE CENTER SUBAREA DEVELOPMENT POTENTIAL Designation Acres Density DEVELOPMENT POTENTIAL Neighborhood Commercial 11.31 .30 FAR .148 msf Medium High Density Residential 19.65 20 du/ac 393 du Medium Density Residential 30.81 10 du/ac 308 du Single Family Residential 17.6 4 du/ac 70 du Residential Subtotal -- du Open Space 5.06 -- -- Park/Open Space Subtotal 2.0 -- 2 parks Semi-Public -- 0 msf TOTAL 79.3 .148 msf commercial 771 du 2 parks 1 elementary school Table 4.13 (Transit Village Center Subarea Development Potential) shall be amended as shown below (table footnotes not included): TABLE 4.13 TRANSIT VILLAGE CENTER SUBAREA DEVELOPMENT POTENTIAL Designation Acres (gr.) Density Development Potential Campus Office 38.3 1.2 FAR 2 MSF High Density Residential 28.64 48 du per 1,500 units acre Medium-High Density Residential 2.86 14.1-25.0 du per acre Neighborhood Park 12.2 -- 8.73 park acres Public/Semi Public 8.65 -- -- TOTAL 90.65 -- -- EDSP Figure 6.1 (Open Space Framework) shall be amended to reflect the increase in Open Space in the Tassajara Highlands Project. Appendix 4 of the EDSP (Land Use Summary by Land Owners) shall be amended to reflect the changes in land use designations broken down by property owner. PASSED, APPROVED, AND ADOPTED this day of , 2014 by the following vote: AYES: NOES: 10 ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 11 or 19 82 STAFF REPORT CITY CLERK CITY COUNCIL File #420-30/450-30/1060-70 DATE: August 19, 2014 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager " SUBJECT: Airport Land Use Compatibility Plan for the Livermore Municipal Airport General Plan Amendment and Zoning Ordinance Amendment (PLPA-2014-00028) Prepared by Mamie R. Delgado, Senior Planner EXECUTIVE SUMMARY: In August 2012, the Alameda County Airport Land Use Commission adopted a comprehensive update to the 1986 Airport Land Use Compatibility Plan for the Livermore Municipal Airport. Pursuant to State Law, jurisdictions affected by the Plan are required to review and update their local plans for consistency with the Airport Land Use Compatibility Plan. Staff has reviewed the updated Airport Land Use Compatibility Plan and is proposing amendments to the General Plan and Zoning Ordinance to ensure consistency with the Airport Land Use Compatibility Plan. FINANCIAL IMPACT: None. RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate, and take the following actions: a) Take a straw vote regarding the proposed General Plan Amendment to establish consistency with the Airport Land Use Compatibility Plan for the Livermore Municipal Airport; and b) Waive the reading and INTRODUCE an Ordinance approving Zoning Ordinance amendments to establish consistency with the Airport Land Use Compatibility Plan for the Livermore Municipal Airport. Submitted By 'Reviewed By Community Development Director Assistant City Manager Page 1 of 6 ITEM NO. 6.2 DESCRIPTION: Background The State Aeronautics Act provides for the establishment of an Airport Land Use Commission (ALUC) to protect the public health, safety and welfare by promoting the orderly expansion of airports and the adoption of land use measures by local public agencies to minimize the public's exposure to excessive noise and safety hazards near airports. The State Aeronautics Act also requires the preparation of a land use compatibility plan for public-use airports in California in order to encourage compatibility between airports and the various land uses that surround them. In 1971, Alameda County established an Airport Land Use Commission (ALUC) to prepare a land use compatibility plan for the Livermore Municipal Airport. The plan was adopted in 1977 and amended in 1979 and 1986. The land use compatibility plan promotes compatibility between the Livermore Municipal Airport and the surrounding environment which includes properties in the cities of Dublin, Pleasanton and Livermore, as well as unincorporated Alameda County. The Alameda County ALUC uses the land use compatibility plan when reviewing development projects that are proposed within the adopted airport referral area, also known as the Airport Influence Area (AIA). The AIA is an area surrounding the Livermore Municipal Airport where airport-related noise, overflight, safety and airspace protection factors may have an adverse effect on land uses. In Dublin, the AIA generally encompasses the area between Tassajara Road and the eastern City limit line, south of Gleason Drive (Attachment 1). In 1993, the Alameda County ALUC, at the request of the City of Livermore, amended the land use compatibility plan to include an Airport Protection Area (APA). The purpose for establishing the APA was to protect the Livermore Municipal Airport from possible closure or curtailment of operations due to the encroachment of incompatible land uses near the airport or under the flight pattern for the airport. In adopting the APA, restrictions were placed on the establishment of residential and other noise-sensitive land uses in an effort to minimize the public's exposure to noise and safety impacts from aircraft. The City's current General Plan land use designations remain in compliance with the APA. In 2012, the Alameda County ALUC completed a multi-year effort to update the 1986 land use compatibility plan. Because portions of Dublin are located within the AIA, APA and Safety Zones 6 and 7 for the Livermore Municipal Airport, the Alameda County ALUC engaged City Staff in the process to update the plan. Staff reviewed the draft plan and did not identify any significant changes in permitted land uses that would affect properties in Dublin under their current General Plan Land Use designations. On July 18, 2012, the Alameda County ALUC adopted the updated Airport Land Use Compatibility Plan (ALUCP) for the Livermore Municipal Airport (Attachment 2). When an ALUCP is amended or updated, State law requires that local agencies review their general plans and applicable specific plans to ensure that they remain consistent with the ALUCP. There are four ways a local agency can achieve consistency with an adopted ALUCP: Page 2 of 6 1. Incorporate policies into existing General Plan Elements. 2. Adopt a General Plan Airport Element. 3. Adopt the ALUCP as a stand-alone document. 4. Implement compatibility policies through zoning. In order for local plans to be found consistent with the ALUCP, they must address compatibility planning and avoid direct conflicts with compatibility planning criteria. Compatibility Planning Criteria The ALUCP sets forth policies related to the following compatibility planning criteria: Noise: Noise compatibility policies are established to prevent the development of noise-sensitive land uses in portions of the airport environ that are exposed to significant levels of aircraft noise. Safety: Safety compatibility policies are established to minimize the risk to people and property on the ground as well as people in an aircraft in the event of an accident or emergency landing occurring outside the airport boundary. Airspace Protection: Airspace protection policies are established to reduce the risk of harm to people and property resulting from an aircraft accident; these policies seek to prevent the creation of land use features that can be hazards to the airspace used by aircraft in flight. Overflight: Overflight policies are established to warn people near an airport of the presence of aircraft so they can make informed decisions before acquiring or leasing property within the airport referral area. Consistency Determination Proposed changes to local plans to address compatibility planning must be submitted to the Airport Land Use Commission (ALUC) for a consistency determination prior to adoption by the local agency. Once deemed consistent by the ALUC, future projects need only be reviewed by the ALUC under a limited number of circumstances which are discussed in further detail below. In the absence of a consistency determination by the ALUC, all projects within the Airport Influence Area (AIA) must be referred to the ALUC for review prior to approval. Staff is proposing adoption of General Plan policies and an Airport Overlay Zoning District to ensure compatibility with the ALUCP. The proposed General Plan policies address compatibility planning criteria and the proposed overlay zoning district will provide City Staff with the tools necessary to review projects within the AIA for compliance with ALUCP policies. The intent of the overlay zoning district would be to protect land uses from hazards related to airport operations; identify a range of uses compatible with the airport environ; prohibit the development of incompatible uses; require noise attenuation, where appropriate; and comply with the Federal Aviation Administration regulations, while maintaining local control of land use decisions. Staff reviewed the Eastern Dublin Specific Plan which currently addresses the Airport Protection Area (APA) for the Livermore Municipal Airport; therefore, the Specific Plan does not need to be amended. Page 3 of 6 On March 4, 2014, the proposed General Plan and Zoning Ordinance Amendments were presented to the Dublin City Council for review and recommendation to the Airport Land Use Commission. The City Council received the March 4t" report and directed Staff to submit the proposed General Plan and Zoning Ordinance Amendments to the Alameda County Airport Land Use Commission for a land use compatibility determination. On May 21, 2014, the proposed General Plan and Zoning Ordinance Amendments were presented to the Airport Land Use Commission for a consistency determination. The ALUC adopted Resolution 01-2014 (Attachment 3) finding the proposed amendments consistent with the policies and provisions of the 2012 Airport Land Use Compatibility Plan for the Livermore Municipal Airport. Proposed General Plan Amendments Staff is proposing amendments to the General Plan Land Use Element, Seismic Safety and Safety Element and Noise Element to incorporate policies to ensure compatibility between the General Plan and the ALUCP (Attachment 4). In addition, Staff is proposing that the Dublin General Plan Land Use Map (Figure 1-1) be amended to include the Airport Influence Area (AIA) boundary, the Airport Protection Area (APA) boundary and Safety Zone 6 (Attachment 5). State law limits General Plan amendments to four per General Plan Element per calendar year. In order to avoid amendments in excess of the number permitted by State Law, General Plan amendments for specific projects can be grouped together and adopted by one resolution. Therefore, this proposed General Plan Amendment will be grouped together with other proposed General Plan Amendments and brought forward for formal action to be heard at a future City Council Meeting and approved with one action (Resolution). The City Council is being asked tonight to take a straw vote regarding the proposed General Plan Amendment. Proposed Overlay Zoning District Staff is also proposing the creation of an Airport Overlay Zoning District to implement the proposed General Plan policies (Attachment 6). An overlay zoning district is a regulatory tool that creates special zoning provisions in addition to those in the existing zoning district. The proposed Airport Overlay Zoning District would be placed over existing Planned Development Zoning Districts within the AIA and would include special provisions to address compatibility with the Livermore Municipal Airport. The boundary of the proposed overlay Zoning District would be coterminous with the Airport Influence Area (AIA) boundary and would be reflected on the Dublin Zoning Map (refer to Attachments 1 and 7). As noted earlier, the boundary generally encompasses the area between Tassajara Road and the eastern City limit line, south of Gleason Drive. All development within the AIA would be reviewed by City Staff for compliance with the proposed Airport Overlay Zoning District Chapter of the Zoning Ordinance. However, as noted above, State Law would still require that certain land use actions be reviewed by the ALUC prior to being approved by the City. These land use actions include: • General Plan or Specific Plan amendments that propose new land uses or increase the intensity or density of existing land uses. Page 4 of 6 • Zoning Ordinance amendments that introduce new land uses; increase the intensity or density of an existing land use; or involve airport related concerns (i.e. noise, safety, obstructions, or hazards). • Redevelopment of a property that introduces a new land use to replace an existing land use at a density or intensity that may differ from the existing use and the existing use is not compatible with the ALUCP. • Airport and Heliport Plans for new airports, heliports or helipads that require a State Airport Permit or the expansion of existing airports or heliports. In the past, Dublin projects, such as Fallon Village and more recently the Fallon Gateway freeway oriented sign, have been reviewed by the ALUC under this provision of State Law and were deemed consistent with the ALUCP. Planning Commission Meeting At the July 22, 2014 Planning Commission meeting, Staff presented the proposed General Plan and Zoning Ordinance Amendments and the Planning Commission adopted Resolutions 14-33 and 14-34 (Attachments 8 and 9) recommending City Council approval of the amendments. The draft City Council Resolution and Ordinance are included as Attachments 10 and 11. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was published in the Valley Times and posted at several locations throughout the City. The Public Notice was also provided to all persons who have expressed an interest in being notified of meetings. A copy of this Staff Report has been made available on the City's website. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. Pursuant to the CEQA, Staff is recommending that the proposed Amendments be found exempt from CEQA per CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. The adoption of the proposed Amendments are exempt from CEQA because the Amendments do not, in and of itself, allow the construction of any building or structure, but rather sets forth the regulations that shall be followed if and when a building or structure is proposed to be constructed or a site is proposed to be developed. The Amendments, therefore, have no potential for resulting in significant physical change in the environment, directly or ultimately. ATTACHMENTS: 1. Airport Influence Area (AIA) boundary map. 2. Airport Land Use Compatibility Plan for the Livermore Municipal Airport, August 2012. 3. Airport Land Use Commission Resolution 01-2014. 4. Proposed General Plan policies. Page 5 of 6 5. Proposed General Plan Land Use Map with Airport Influence Area boundary, Airport Protection Area boundary and Safety Zone 6. 6. Proposed Airport Overlay Zoning District Chapter. 7. Proposed Zoning Map with Airport Influence Area boundary, Airport Protection Area boundary and Safety Zone 6. 8. Planning Commission Resolution 14-33 recommending that the City Council adopt a Resolution approving General Plan amendments to establish consistency with the Airport Land Use Compatibility Plan for the Livermore Municipal Airport. 9. Planning Commission Resolution 14-34 recommending that the City Council adopt an Ordinance approving Zoning Ordinance amendments to establish consistency with the Airport Land Use Compatibility Plan for the Livermore Municipal Airport. 10. Draft City Council Resolution approving General Plan amendments to establish consistency with the Airport Land Use Compatibility Plan for the Livermore Municipal Airport. 11. Draft Ordinance approving Zoning Ordinance amendments to establish consistency with the Airport Land Use Compatibility Plan for the Livermore Municipal Airport. Page 6 of 6 ORDINANCE NO. xx — 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * APPROVING ZONING ORDINANCE AMENDMENTS TO ESTABLISH CONSISTENCY WITH THE AIRPORT LAND USE COMPATIBILITY PLAN FOR THE LIVERMORE MUNICIPAL AIRPORT CITY-WIDE PLPA-2014-00028 WHEREAS, the Alameda County Airport Land Use Commission oversees the adoption and updating of land use compatibility plans for all public-use airports in Alameda County; and WHEREAS, in 2012, Alameda County completed a multi-year effort to update the 1986 land use compatibility plan for the Livermore Municipal Airport; and WHEREAS, the land use compatibility plan promotes compatibility between the Livermore Municipal Airport and the surrounding environment which includes properties in the cities of Dublin, Pleasanton and Livermore, as well as unincorporated Alameda County; and WHEREAS, pursuant to State law, when a land use compatibility plan is amended or updated local agencies must review their general plans, applicable specific plans and zoning ordinances to ensure that they remain consistent with the land use compatibility plan; and WHEREAS, amendments are proposed to the Dublin Zoning Ordinance to add Chapter 8.35 (Airport Overlay Zoning District) to establish consistency between the Dublin Zoning Ordinance and the land use compatibility plan for the Livermore Municipal Airport; and WHEREAS, amendments are also proposed to the Dublin Zoning Map to include the Airport Influence Area (AIA) boundary, the Airport Protection Area (APA) boundary and Safety Zone 6; and WHEREAS, pursuant to State law, the proposed amendments must be reviewed by the Airport Land Use Commission for a determination of consistency with the updated land use compatibility plan for the Livermore Municipal Airport prior to being adopted by the local jurisdiction; and WHEREAS, on May 21 , 2014, the Alameda County Airport Land Use Commission adopted Resolution 01-2014 finding the proposed Zoning Ordinance Amendments consistent with the policies and provisions of the 2012 Airport Land Use Compatibility Plan for the Livermore Municipal Airport; and WHEREAS, on July 22, 2014 the Planning Commission adopted Resolution 14-33 recommending that the City Council approve the related General Plan amendments and Resolution 14-34 recommending that the City Council approved the proposed Zoning Ordinance amendments, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, on August 19, 2014, the City Council held a properly noticed public hearing on the proposed General Plan and Zoning Ordinance amendments, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report dated August 19, 2014, and incorporated herein by reference, described and analyzed the proposed General Plan and Zoning Ordinance amendments. The Staff Report recommended that the City Council adopt the amendments. Following the public hearing, the City Council adopted Resolution XX-14 approving the related General Plan amendments, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, the City Council used their independent judgment and considered the Staff Report and all reports, recommendations, and testimony referenced above prior to approving the proposed Zoning Ordinance amendments. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this Ordinance. SECTION 1: The City Council finds that this Ordinance is consistent with the Dublin General Plan in that the General Plan, as amended, includes policies that are in the public interest, will promote general health, safety and welfare and are consistent with the 2012 Airport Land Use Compatibility Plan for the Livermore Municipal Airport. SECTION 2: Compliance with California Environmental Quality Act ("CEQA"): The City Council declares this Ordinance exempt from CEQA per CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. The adoption of the proposed Amendments are exempt from CEQA because the Amendments do not, in and of itself, allow the construction of any building or structure, but rather sets forth the regulations that shall be followed if and when a building or structure is proposed to be constructed or a site is proposed to be developed. The Amendments, therefore, have no potential for resulting in significant physical change in the environment, directly or ultimately. SECTION 3: The following Chapter shall be added to the Dublin Zoning Ordinance: CHAPTER 8.35 AIRPORT OVERLAY ZONING DISTRICT 8.35.010 Purpose and Intent. The purpose and intent of the Airport Overlay Zoning District is to: A. Implement the Airport Land Use Compatibility Plan (ALUCP) for the Livermore Municipal Airport in accordance with State Law and as adopted by the Alameda County Airport Land Use Commission (ALUC). 2of13 B. Implement the City's General Plan policies to ensure that all proposed land uses within the Airport Influence Area (AIA) are consistent with the compatibility policies of the Airport Land Use Compatibility Plan (ALUCP) for the Livermore Municipal Airport. C. Protect land uses around the airport from potential hazards related to airport operations. D. Identify a range of uses compatible with potential airport accident hazard and airport noise exposure. E. Prohibit the development of incompatible uses that are detrimental to the general health, safety and welfare and to existing and future airport operations. F. Require noise attenuated construction within the airport environs. G. Comply with federal aviation administration (FAA) regulations. 8.35.020 Definitions. For purposes of these regulations, certain words or phrases shall be interpreted as set forth in this Chapter unless it is apparent from the context that a different meaning is intended. Where any of the definitions of this Chapter may conflict with the definitions in Chapter 8.08 (Definitions) of the Dublin Zoning Ordinance, the definitions in Chapter 8.35 (Airport Overlay Zoning District) shall prevail for the purposes of this Chapter. A. Definitions (A-Z) Airport Influence Area (AIA). The area in which current or future airport-related noise, overflight, safety and/or airspace protection factors may significantly affect land uses or necessitate restrictions on those uses. The Airport Influence Area is designated by the Airport Land Use Commission (ALUC) as its planning area boundary for the airport and the two terms can be considered synonymous. Airport Land Use Commission (ALUC). A commission authorized under the provisions of the California Public Utilities Code, Sections 21670 et seq. and established, in any county within which a public-use airport is located, for the purpose of promoting compatibility between airports and the land uses surrounding them. Airport Land Use Compatibility Plan (ALUCP). A plan adopted by the Airport Land Use Commission (ALUC) which sets forth policies for promoting compatibility between airports and the land uses which surround them. This plan is sometimes referred to as an Airport Land Use Policy Plan (ALUPP). Airport Protection Area (APA). An area within the Airport Influence Area (AIA) established to prevent the encroachment of incompatible land uses near the vicinity of the Livermore Municipal Airport. Existing Land Use. A land use that either physically exists or else for which government approvals have been obtained through one or more of the following: 3of13 • A valid building permit has been issued; • A legally valid development agreement has been approved and remains in effect pursuant to Government Code Section 65864 et seq. which provides that, "A development agreement shall specify duration of the agreement, the permitted uses of the property, the density or intensity of use, the maximum height and size of proposed buildings and provisions for reservation or dedication of land for public purposes."; • A tentative parcel or tract map has been approved and the original period, excluding extensions, has not expired; • A vesting tentative parcel or tract map has been approved, pursuant to Government Code Section 66498.1(b) which "confer a vested right to proceed with development standards in effect at the time the vesting tentative map is approved or conditionally approved"; • A parcel or final map has been recorded; or • A use permit, planned unit development or Planned Development zoning indicating the permitted uses of the property, the density or intensity of use, the maximum height and size of proposed buildings and provisions for reservation or dedication of land for public purposes that has been approved and not yet expired. Helipad. A small, designated area, usually with a prepared surface, on a heliport, airport, landing/take-off area, apron/ramp, or movement area used for take-off, landing or parking of helicopters. Heliport. A facility used for operating, basing, housing, and maintaining helicopters. Hospitals. Any facility other than a private physician's office or outpatient clinic, in which care is offered to individuals who exhibit physical, emotional, or mental disability or illness. Examples include acute care hospitals, freestanding emergency rooms, nursing homes, board and care facilities, birthing centers, mental institutions and rehabilitation centers. Hotels and Motels. Any structure or facility intended or suitable for short-term occupancy by persons as a temporary dwelling. Examples include hotels, motels, bed and breakfast inns, youth hostels, pensions, and temporary shelters. Multifamily Residential (land use). Any project, development or other land use in which separate families or individuals occupy dwelling units which share a common wall or a common roof, or occupy a common legal parcel of real estate. Examples include duplexes, triplexes, quadriplexes, apartment buildings, condominiums, townhouses and residential courts. In addition, institutional uses such as hospitals, nursing homes, board and care facilities, correctional institutions and boarding schools, which entail the long-term occupancy of a single structure by unrelated individuals are considered multifamily residential. Nonconforming Use. An Existing Land Use that does not conform to an adopted or subsequently amended airport land use compatibility plan. 4 of 13 Office Buildings (land use). Any development, regardless of structure size, which includes significant floor space suitable for use by personnel performing or providing clerical, professional, or financial services as a primary use. The presence of limited office space for support of another primary function is not considered an office building under this definition. Redevelopment. Construction of a new use (though this does not have to be a new land use type) to replace an Existing Land Use at a density or intensity that may differ from the existing use. Single-Family Residential (land use). The use of land for dwellings in such manner that no more than one primary dwelling unit is developed on each legal parcel and the size of each legal parcel is less than one acre. 8.35.030 Applicability. The Airport Overlay Zoning District shall apply to all lands within the Airport Overlay Zone mapped on the official Zoning Map. The Airport Overlay Zone is coterminous with the Livermore Municipal Airport, Airport Influence Area (AIA) as identified in Figure 3-1 and described in Section 3.1 .1 of Chapter 3 of the adopted Livermore Municipal Airport ALUCP (August 2012). The Airport Overlay Zoning District is a designation in addition to the Planned Development (PD) Zoning District designation that each property in the Airport Overlay Zoning District retains. The PD Zoning District ordinance for each property contains all the information regarding permitted and conditionally permitted uses and development standards and regulations while the Airport Overlay Zoning District provides a mechanism to review land uses within the District for consistency with the ALUCP for the Livermore Municipal Airport. All permitted and conditionally permitted uses set forth in a PD Zoning District that was adopted and in effect prior to August 2012 shall be deemed Existing Land Uses pursuant to the Livermore Municipal Airport ALUCP. The Alameda County ALUC has no authority over Existing Land Uses unless changes to an Existing Land Use results in an increase of non-conformity with ALUCP policies and the change would increase the intensity or density of the use beyond what was permitted by the Existing Land Use (Reference: ALUCP Chapter 2, Section 2.7.5.7(b)). 8.35.040 Projects Subject to Compliance with this Chapter. A. Projects Subject to Review by the Airport Land Use Commission (ALUC). The following land use actions shall be reviewed by the Airport Land Use Commission (ALUC) for compliance with the Livermore Municipal Airport ALUCP prior to approval by the City (Reference: ALUCP, Chapter 2, Section 2.6.1): 1. General Plan or Specific Plan Amendments. General Plan or Specific Plan Amendments that propose new land uses or increase the intensity or density of Existing Land Uses within the Airport Influence Area (AIA). Existing Land Uses are defined in Section 8.35.020.A (Definitions A-Z) of this Chapter. 2. Zoning Ordinance Amendments. Zoning Ordinance Amendments that: 5 of 13 a. Introduce a new land use (i.e. Use Type) within the AIA not contemplated by an Existing Land Use; or b. Increase the intensity or density of, or permitted by, an Existing Land Use within the AIA; or C. Involve any of the following airport-related concerns: 1. Exposure to aircraft noise; 2. Exposure of persons on the ground to accident potential; 3. Creation of obstructions to air navigation; or 4. Creation of hazards to flight such as wildlife hazards, smoke, flare, lighting, electrical interference and thermal plumes. 3. Redevelopment. Redevelopment of a property that: a. Replaces an Existing Land Use with a new use; or b. Increases the intensity or density of, or permitted by, an Existing Land Use which is consistent with the General Plan and/or Specific Plan but does not conform to the compatibility criteria set forth in the Livermore Municipal Airport ALUCP. 4. Airport and Heliport Plans. Any proposal for a new airport, heliport or helipad, for public or private use, if the facility requires a State Airport Permit and any proposal to expand an existing airport or heliport that is not included in an approved master plan for the airport or heliport and such expansion will require an amendment to a State Airport Permit. B. Projects Subject to Review by the City. All ministerial actions and all discretionary actions shall be reviewed by the City for compliance with the Livermore Municipal Airport ALUCP and this Chapter prior to approval. 1. Ministerial Actions. Projects subject to a ministerial action including, but not limited to, Business License applications, Building Permit applications, Zoning Clearance applications and Site Development Review Waivers shall document compliance with Section 8.35.050 (Development Regulations) of this Chapter prior to approval. a. Exceptions to Ministerial Actions. The following ministerial actions shall be exempt from the requirements of this Chapter: i. Business License applications for out of town businesses, home occupations, change of owner or business name, and daily/itinerant business licenses. 6 of 13 ii. Building permit applications for projects subject to a discretionary action where compliance has already been documented as part of the discretionary action. iii. All other Building Permit applications except for Commercial Alterations. iv. Zoning Clearance applications for temporary promotional signs. V. Zoning Clearance applications for permanent signs when limited to wall signs only. vi. Temporary Use Permit applications. vii. Heritage Tree Removal applications. 2. Discretionary Actions. Projects subject to a discretionary action including, but not limited to General Plan Amendments, Specific Plans and Specific Plan Amendments, Zoning Ordinance Amendments, Site Development Review Permits, Tentative Maps, Variances, Conditional Use Permits and Minor Use Permits, shall document compliance with Section 8.35.050 (Development Regulations) of this Chapter and all required findings for the applicable discretionary action in addition to those in Section 8.35.060.0 (Required Findings) of this Chapter shall be made prior to approval of the project. 3. Referral. If, during the course of review of any ministerial or discretionary action, the City identifies potential airport related concerns, the Community Development Director has the authority to require that the project be referred to the Airport Land Use Commission for review. 8.35.050 Development Regulations. Projects subject to compliance with this Chapter shall comply with the compatibility policies and criteria for airport related noise, public safety, airspace protection and aircraft overflight as set forth in Section 3.3 of the Livermore Municipal Airport ALUCP (August 2012). A. Airport Related Noise. Noise compatibility standards are intended to prevent the establishment of noise-sensitive land uses in portions of the airport environ that are exposed to significant levels of aircraft noise. Where permitted within the Airport Influence Area (AIA), the following noise-sensitive land uses shall comply with applicable noise exposure criteria. 1. Interior Noise Levels not to Exceed 45db CNEL. For the following noise- sensitive land uses, aircraft-related, interior noise levels shall not exceed 45dB CNEL (with windows closed): a. Living or sleeping areas of single or multi-family residences; b. Hotels and motels; C. Hospitals and nursing homes; d. Place of Worship, meeting halls, and mortuaries; and e. Schools, libraries and museums. 2. Interior Noise Levels not to Exceed 50 dB CNEL. For the following noise- sensitive land uses, aircraft-related, interior noise levels shall not exceed 50dB CNEL (with windows closed): 7 of 13 a. Office environments; b. Eating and drinking establishments; and C. Other miscellaneous commercial facilities. B. Public Safety. Land use compatibility standards are intended to minimize the risk to people and property on the ground as well as to people in an aircraft in the event of an accident or emergency landing occurring outside the airport boundary. 1. Airport Influence Area (AIA). The following land uses have been determined by the ALUCP to have a high risk of exposing persons to airport-related safety hazards and are therefore prohibited within the AIA and the Airport Overlay Zone: a. Field and stalk crops; b. Dry farm and grain; C. Forest reserves; and d. Fish and game reserves. The following land uses have been determined by the ALUCP to be "conditional" within the AIA. "Conditional" means that the uses may be compatible with airport operations depending on their location, size, bulk, height, density and intensity of use. Refer to Sections 3.3.2.8 and 3.3.2.9 of the Livermore Municipal Airport ALUCP (August 2012) for conditional criteria. a. Medium to large indoor assembly (>300<1 ,000 people); b. Waterways (rivers, creeks, swamps, bays, lakes); C. Reservoirs, quarry lakes, detention ponds, aquifer recharge, recycled water storage, flood control or water conveyance channels; and d. Water treatment. 2. Airport Influence Area (AIA), Safety Zone 6. The following land uses have been determined by the ALUCP to have a high risk of exposing persons to airport- related safety hazards and are therefore prohibited in those portions of the AIA and Airport Overlay Zone identified as "Zone 6: Traffic Pattern Zone." Refer to Figure 35-1 of this Chapter. a. Schools (K-12); b. High capacity indoor assembly (>1 ,000 people); C. Large outdoor assembly (>1 ,000 people); d. Orchards; e. Power plants; and f. Golf courses. The following land uses have been determined by the ALUCP to be "conditional" within those portions of the AIA identified as "Zone 6: Traffic Pattern Zone." Refer to Figure 35-1 of this Chapter. "Conditional" means that the uses may be compatible with airport operations depending on their location, size, bulk, height, density and intensity of use. Refer to Sections 3.3.2.8 and 3.3.2.9 of the Livermore Municipal Airport ALUCP (August 2012) for conditional criteria. 8of13 a. Commercial daycare (>6); b. In-patient facilities (i.e. hospitals, health care facilities, non-ambulatory medical centers, sanitariums, psychiatric facilities); C. Congregate care facilities, ambulatory and non-ambulatory (i.e. assisted living, convalescent, rehabilitation facilities, retirement homes); d. Correctional facilities; e. Low capacity indoor assembly (<300 people); and f. Vineyards. 3. Airport Influence Area (AIA), Safety Zone 7. The following land uses have been determined by the ALUCP to be "conditional" within those portions of the AIA identified as "Zone 7: Area between Zone 6 and the AIA boundary." Refer to Figure 35-1 of this Chapter. "Conditional" means that the uses may be compatible with airport operations depending on their location, size, bulk, height, density and intensity of use. Refer to Sections 3.3.2.8 and 3.3.2.9 of the Livermore Municipal Airport ALUCP (August 2012) for conditional criteria. a. High capacity indoor assembly (>1 ,000 people); b. Medium to large indoor assembly (>300 <1 ,000 people); C. Large outdoor assembly (>1 ,000 people); d. Waterways (rivers, creeks, swamps, bays, lakes); e. Reservoirs, quarry lakes, detention ponds, aquifer recharge, recycled water storage, flood control or water conveyance channels; f. Water treatment; g. Power plants; and h. Golf courses. 4. Airport Protection Area (APA). The Airport Protection Area (APA) is an area within the Airport Influence Area (AIA) that has been established to prevent the encroachment of incompatible land uses near the Livermore Municipal Airport. Refer to Figure 35-1 of this Chapter. The following land uses have been determined by the ALUCP to have a high risk of exposing persons to airport- related safety hazards and are therefore prohibited within the APA: a. Single family residential; b. Multi-family residential; C. Hotels and motels; and d. Long term lodging (i.e. dormitories, etc.). 5. Uses Considered "Conditional". Uses considered "conditional" may be compatible with airport operations depending on their location, size, bulk, height, density and intensity of use. The primary measure of risk exposure, for people on the ground in the event of an aircraft accident, is the number of people concentrated in a single area. Applications, whether ministerial or discretionary, to establish uses considered "conditional" shall be referred to the Alameda County ALUC for an advisory review. The ALUC will identify any design or locational strategies that could reduce or avoid harm to those on the ground resulting from a potential aircraft accident. 9 of 13 Figure 35-1 Airport Overlay Zone k Airport Overlay Zone May 2014 or' --- ---- —�i % ✓ da- ....... .. ............ --------------------------. ............... <. i :i:: 580 i t y o::f•:::::P::I::e::e::s::a::rr::h:o::n::::::::.::I:.. :. : L.�Airport Protection Area(APA) -Z Safety Zane 6 ®City of Dublin 0 0.25 0.5 1 O Airport Influence Prey;AIA�/Overlay Zoning District Q Safety Zane 7 Right Of Way Miles C. Airspace Protection. Airspace protection standards are intended to reduce the risk of harm to people and property resulting from an aircraft accident by preventing the creation of land use features that can be hazards to the airspace used by aircraft in flight. 1. Federal Aviation Administration (FAA) Review. The following airspace protection standards shall apply to all projects regardless of whether they are proposed within or outside of the Airport Influence Area (AIA). a. Proponents of a project shall notify the FAA if a proposed structure may exceed 1-foot in height for every 100-feet from the edge of the nearest runway for a distance up to 20,000-feet. b. Proponents of a project shall notify the FAA if a proposed structure is more than 200-feet above ground level at its site. 2. Other Flight Hazards. The following specific characteristics shall be avoided within the Airport Influence Area (AIA): a. Glare or distracting lights that could be mistaken for airport lights-, 10 of 13 b. Sources of dust, heat, steam, or smoke that may impair pilot vision; C. Sources of steam or other emissions that may cause thermal plumes or other forms of unstable air that generate turbulence within the flight path; d. Sources of electrical interference with aircraft communications or navigation; and e. Features that create an increased attraction for wildlife. D. Aircraft Overflight. Aircraft overflight standards are intended to provide overflight notification for land uses near the Livermore Municipal Airport. It shall be the responsibility of all owners of property offered for-sale or for-lease within the Airport Overlay Zoning District to provide the following disclosure prior to selling or leasing property in Dublin. NOTICE OF AIRPORT IN VICINITY This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase or lease and determine whether they are acceptable to you. All discretionary actions shall include a condition of approval requiring all owners of property offered for-sale or for-lease within the Airport Overlay Zoning District to provide the aforementioned disclosure prior to selling or leasing property. For new residential land uses, the overflight notification shall be recorded and appear with the property deed. 8.35.060 Procedures. A. Approval. All ministerial and discretionary actions within the Airport Overlay Zoning District, unless otherwise exempted in Section 8.35.040.B.1.a (Exceptions to Ministerial Actions), shall be reviewed for consistency with the Livermore Municipal Airport ALUCP and this Chapter prior to approval. Projects listed in Section 8.35.040.A (Projects Subject to Review by the Airport Land Use Commission (ALUC)) shall be referred to the Airport Land Use Commission (ALUC) for a determination of consistency prior to approval. Uses listed in Section 8.35.050.13 (Public Safety) as "conditional" shall be referred to the Airport Land Use Commission (ALUC) for advisory review prior to approval. B. Overrule Provisions. Should the Alameda County ALUC deem a project inconsistent with the Livermore Municipal Airport ALUCP, the City Council may, pursuant to Public Utilities Code Section 21676(b), overrule the ALUC. 11 of 13 C. Required Findings. Notwithstanding Section 8.35.060.13, when a project within the Airport Overlay Zoning District is also subject to approval of a discretionary action, the following additional findings shall all be made prior to approving the project: 1. The project complies with the noise compatibility policies of the Livermore Municipal Airport ALUCP. 2. The project complies with the safety compatibility policies of the Livermore Municipal Airport ALUCP. 3. The project complies with the airspace protection policies of the Livermore Municipal Airport ALUCP. 4. The project complies with the overflight policies of the Livermore Municipal Airport ALUCP. SECTION 4: The Dublin Zoning Map shall be amended to include the Airport Influence Area (AIA) boundary, the Airport Protection Area (APA) boundary and Safety Zone 6 as shown below: PD U B L I N Z O N I N G M A 1' RPSD.1z-06• I CITY OF o DUBLIN ° ■ T CORD 03-09 - PO pD I Po Pp / RESO_SL-98 f! ORD.12-04* RESO,105-05 pRD.as-I2 .P } pp � 1/oeDP�s-ve � � __ oeD��a-Ip RE50.03-97 PD �� —I r PD ✓ PO �—t_\ RESO-09 98 PD PD / pRD.06-00` it pRD. OR Pp PD -1 ! RE50.105-05 DRO Pp405 OR0,07_1009-12 45-08 pp Po RES..30-98 PD� — pRD_ pRD. 1 — O Iz 0P0.L5-OB RESO. i h� { I — PD PO RE50. '1w Pp _ PD 1., PD pp r , ORD_ 104-94 - RESO.141-9] �- , ORD. ORD, PD '\ORD 06-99 16-00• PD 18Aa I'.. 04-98 RE50,55-96' �aR pRD.ab-Da• 1 PD —�,« - RE50,105-85 ------ PD PD ED OR032-Ob iPY-0v' PD I RE5p.06-95• ORD, eRDP 10-l0 Pe ORD. l ORD.34-08 1 \ _ 12_p6. OROVOB-0] D9-09" ORD 06-00. PD ORO.28-05 ID bRD,b-98• OPP.PI]-09• ORD., BRD,O-07 9RD.:z-ve• TO-valley Jurlydlcalms Overlay Tan Ing Dlsvlcty 0a 1 -sidand.l CammertMl Induanlal �J nnuu�ore L� caa or aa•nr clnns.rwa eo=P .. ofl cIn 11. am owm crrm¢nruwn owm a Sp erepnn¢gq¢ SECTION 5: Effective Date and Posting of Ordinance This Ordinance shall take effect and be in force thirty (30) days from and after the date of its final adoption. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 39633 of the Government Code of California. 12 of 13 PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this day of 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 13 of 13 S 82 STAFF REPORT PLANNING COMMISSION DATE: August 12, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA 2013-00046 Transit Center Site A-1 General Plan/Eastern Dublin Specific Plan Amendments, Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8167 for 52 townhouse condominium units and a CEQA Addendum on a 2.86-acre site Report Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant, Summerhill Homes, is proposing to construct 52 townhouse condominium units on a 2.86-acre site currently owned by the Alameda County Surplus Property Authority. The site currently has a land use designation of High Density Residential (25.1 or greater units per acre) with consistent Planned Development (PD) zoning. The Applicant is requesting to amend the General Plan and the Eastern Dublin Specific Plan to change the land use designation to Medium-High Density Residential (14.1 to 25 units per acre) a with corresponding PD rezoning and Development Plan. The Application also includes a Site Development Review and Vesting Tentative Map 8167 for 52 3-story townhouse condominium units. Parking for each unit would be provided within an enclosed two-car garage. The project density, at approximately 18.18 dwelling units per acre, is consistent with the requested Medium-High Density Residential land use designation. The Project includes three floor plans ranging in size from 1,826 square feet to 2,053 square feet with an optional ground floor accessible bedroom and optional bathroom for each plan. A CEQA Addendum is also included. RECOMMENDATION: Staff reco mmends that the Planning Commission: 1) Receive Staff presentation;n• 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt a Resolution recommending that the City Council adopt a CEQA addendum for the Transit Center Site A-1 Project; 6) Adopt a Resolution recommending that the City Council adopt a Resolution approving General Plan and the Eastern Dublin Specific Plan Amendments for the Transit Center Site A-1 Project; 7) Adopt a Resolution recommending that the City Council adopt an Ordinance rezoning the Transit Center Site A-1 project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan; and 8) ! Adopt a Resolution recommending that the City Council adopt a resolution approving a Site Development Review Perry' and Vesting Tentative Map 8167 for Transit Center Site A-1 project. Submitted By: R vie By: Mike Porto, Consulting Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: Page 1 of 15 G:I1DA120131PLPA-2013-00046 Transit CenterA-11PC Mtg 8.12.141PCSR Transit Ctr Site—A-1-8 12 14.doc PROJECT DESCRIPTION: Background The project site is part of the 90.65-acre planning area originally approved as Transit Center Village amended into the Eastern Dublin Specific Plan area in 2002 (PA 00-013). It is owned by the Alameda County Surplus Property Authority (ACSPA) with a portion of the site previously used for overflow parking by the Bay Area Rapid Transit District (BART). The area originally was part of the Camp Parks Reserve Forces Training Area (Parks RFTA) owned by the U. S. Army, but came under ownership and management of the ACSPA as a result of the downsizing of a number of U. S. military establishments and several land exchanges. The larger Transit Center Village area generally is bounded on the north by Dublin Boulevard, on the south by 1-580 and existing Dublin/Pleasanton BART station, on the east by Arnold Road, and on the west by the Iron Horse Trail which is a regional recreational area along an abandoned railroad right-of-way. In addition to improvements to the BART station, including the construction of an approximate 1,700-space parking structure, a number of approved planning sites already have been developed. The project site is part of Development Parcel A, an 8.29- acre area delineated as Sites A-1, A-2, A-3, which under the approved Planned Development zoning at 64 units per acre would have allowed for maximum of 530 units. Site A-1 is the subject of this Staff Report. Site A-2, across Campbell Lane immediately east of the project site, has been developed as the 112-unit Camillia Place Apartments (affordable housing), built in 2004/2005. The Alameda County Surplus Property Authority has designated 190 High Density Residential units for Site A-3. Site A-3 is currently owned by MetLife and there is no proposal for development at this time. Project Site The Transit Center Site A-1 project site is located along the south side of Dublin Boulevard, west of Campbell Lane, and northeast of the Iron Horse Regional Trail (former railroad right-of way) within the Transit Center planning area of the Eastern Dublin Specific Plan as shown on the vicinity map below: Vicinity Ma DUBLIN eta PROJECT Tia �, S1TE �r 9 2 of 15 The project site generally is triangular in shape and has a relatively flat topography. The average existing grade typically is about 1% that gently slopes to the south and east. The northerly portion of the project site along Dublin Boulevard is vacant and undeveloped. The southerly portion of the Project Site had been used for interim parking for the Transit Center. Surrounding street improvements are limited to curbs and gutters along Dublin Boulevard and Campbell Lane. There are no permanent structures, existing drainage courses, or native vegetation on-site. However, a small pool of approximately 172 square feet at the northwest point of the project is a remnant of a man-made drainage ditch. The plans for Transit Center Site A-1 propose to fill and re-grade that area, and therefore the proposed improvement for that portion of the project site would be subject to permits and inspection by the applicable regulating agencies and also subject to habitat impact mitigations from the prior 2002 EIR for the Dublin Transit Center. In addition, an underground pipeline for petroleum transport runs along the northerly boundary of the Iron Horse Trail within 8 feet of the southwesterly property line. The project site has a current General Plan and EDSP land use designation of High Density Residential (HDR) and consistent Planned Development Zoning. On June 18, 2013, the City Council adopted Resolution 114-13 approving the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study based on the current proposal. Adjacent and Surrounding Land Uses: • North (across Dublin Boulevard) —vacant property still in operation by Parks RFTA. • South and West — Scarlett Court Industrial area across the Iron Horse Regional Trail; the trail is managed by East Bay Regional Parks District (EBRPD). • East (across Campbell Lane) - Camellia Place apartment project (112 units), and (south of Campbell Lane) an interim overflow parking lot for the Dublin/Pleasanton BART Station. Current Request The current request for the proposed project includes: • General Plan Eastern Dublin Specific Plan Amendment - to change the designated land use and density from High Density Residential (HDR) (25.1 or greater units per acre) to Medium-High Density Residential (MDHR) (14.1 to 25 units per acre). • Planned Development Zoning - Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan for consistency with the requested land use amendment. • Side Development Review - A Site Development Review (SDR) for 52 3-story townhouse condominium units within 9 buildings ranging from four to eight units per building with a passive recreation area in the center of the project. Each unit would be provided with an attached 2-car garage. • Subdivision - Vesting Tentative Map 8167 for 52 townhouse condominium units on a 2.86-acre site. 3 of 15 ANALYSIS: General Plan & Eastern Dublin Specific Plan Amendment The project site currently is designated High-Density Residential (HDR) (25.1 or greater units per acre). For the Transit Center project, HDR was defined as a maximum of 64 units per acre. Under the current HDR land use, the number units allowed on the project site would range from 72 to 183 units. The requested amendments to the General Plan and Eastern Dublin Specific Plan would change the land use of the 2.86-acre site from its existing designation of HDR to Medium-High Density Residential (MHDR) (14.1 to 25 units per acre). Under the MHDR land use currently requested, the number of units on the project site could be built at 40 to 71 units. The current proposal is for 52 units representing a density of 18.18 units per acre, which is within the MHDR density range. The current proposal is for ownership housing at a lower density and fewer units than envisioned originally. The requested land use amendments and the current proposal for Transit Center Site A-1 reflect market conditions and optimal use of the site while remaining consistent with the surrounding community. The requested amendments to the General Plan and Eastern Dublin Specific Plan would require uire adjustments to various figures, texts and tables in the General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. A Resolution recommending the City Council approve a General Plan/Eastern Dublin Specific Plan Amendment is included as Attachment 1. A complete list of the proposed amendments to the General Plan and Eastern Dublin Specific Plan is included in Exhibit A of Attachment 1. Planned Development Rezoning 9 The Application also includes a request for approval of Planned Development Rezoning with related Stage 1 and Stage 2 Development Plan consistent with the requested General Plan and Eastern Dublin Specific Plan land use amendments to allow MHDR use of the project site. The existing PD zoning through Ordinance 21-02 allows approximately 131 units. Based on the proposed project, the total number of units would be reduced to 52 units. The project would amend the existing Development Plan in Ordinance 21-02 to reflect the reduced density and a revised site plan. The proposed Stage 1 and Stage 2 Development Plan is consistent with the requirements of the Zoning Ordinance (Chapter 8.32 Planned Development Zoning) 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 4 of 15 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 Transit Center Site A-1 is included as Attachment 2, with the City Council Ordinance included as an Exhibit A. Site Development Review The Applicant has requested approval to construct 52 townhouse condominiums and related site improvements as further discussed below. ACCESS/CIRCULATION - As stated above, the project site is triangular in shape. The project site has frontage on two public streets — Dublin Boulevard and Campbell Lane. Access to the project would be provided from one entrance at approximately midpoint along Campbell Lane frontage and opposite the driveway/alley of the Camellia Place apartments. No access would be taken directly from Dublin Boulevard. Internal circulation within the project site is provided by an internal private street/alley shown on the site plan as Melodia Circle which loops in a pattern consistent with the triangular shape of the project site. This provides access to the garages at the rear of each unit. The drive aisle along Melodia Circle has a width of 20 feet with garage doors setback for additional back-out area and landscaping. Along the southwesterly boundary the road allows for maneuvering of perpendicular guest parking. SITE LAYOUT/PLOTTING — The proposed project is arranged as three-story attached townhouse units within 9 individual buildings ranging in size from four to eight units per building. Buildings 3, 4, 6, and 8 are outward-facing with front facades oriented towards Dublin Boulevard or Campbell Lane. Buildings 1, 2, 5, 7, and 9 are oriented towards the central open space area. The outward-facing units are designed with minimal setback in keeping with an urban character of emphasizing entries rather than garage doors. Entries are connected via a series of pedestrian pathways throughout the project site. In addition to a sidewalk at the Campbell Lane entrance, pedestrian access from the street along Dublin Boulevard also is located from a mid- block paseo between Buildings 3 and 4. Building placement with unit distribution is shown in Table 1, Building Types in Table 2, and Phasing Plan in Table 3 below. I TABLE 1: Bulldin /Unit Distribution BU11 ding. Units per Plan 1 Plan 2 Plan 3 Phase Bulklin 1 7 2 3 2 Phase 4 2 4 0 2 2 Phase 1 3 7 2 3 2 Phase 1 4 7 2 3 2 Phase 2 5 4 0 2 2 Phase 2 6 8 2 4 2 Phase 3 7 5 1 2 2 Phase 3 8 6 2 2 2 Phase 4 9 4 0 2 2 Models Total 52 11 23 18 5 of 15 TABLE 2: B ilding Types TABLE 3: Phasing Building Type Number of Units Phase Units Building Buildings 4-unit 3 12 models 4 9 5-unit 1 5 Phase 1 13 2 & 3 6-unit 1 6 Phase 2 11 4 & 5 7-unit 3 21 Phase 3 13 6 & 7 8-unit 1 8 Phase 4 11 1 & 8 Total 9 52 Total 52 .,c u•�aew r a.n t,.«o.... tt.tw»n. a.lWNW ' - - - ,®tl tw°r r wenncoe,w tE»,°,m,°na.l E PRDPOSED PIMLIO BIDEMALN -r r�r.rr,a»o n 1 ■ ■yI 1 A ' ia E .,. 1 LEGEND PROPERV IMMOARY I 016Iff-OF-WAY RRMR �`xy \ ♦ g.N . � �� t . - PIPELINE BFIMOK ---------- E%PUE/N5E 1 I ,yti. ♦' '?+ NOTE: SEE SHEET P02.2 FOR STREET SECTIONS LAND USE SUMMARY LAND USE 00 ACREAGE MET ACREAGE OMITS DROSS OENSITY MET DENSITY MEDIUM HIS"DENSITY RESIDENTIAL 2.88 AC 2.88 82 1512 DU/IL 18.2 DU/AC ~ !I NOTE: FULL STREET DEDICATIONS HAVE BEEN WIDE, THEREFORE GROSS ACREAGE •NET ACREAGE -SITE MAY REVERT TO THE ORIGINAL LAND USE OF HIGH DENSITY IF AN APPROPRIATE PROJECT IS PROPOSED. \V1 DESIGN GUIDELINES FOR THE LANDSCAPING/STREETSCAPE/OPEN SPACE - The landscaping has been designed to be consistent with the Design Guidelines for the overall Transit Center Village PD approved in 2002. As in any higher density community, landscaping and recreational amenities are used to provide quality open areas and visual relief. The landscaping is generous and has been designed to be compatible and complement the architecture as to theme and character of the residential structures. The architectural style is carried into the landscape and open space plan with the proposed hardscape materials and amenities within the common recreational and open space areas. Plantings and hardscape elements are used to create neighborhood identification and an attractive community entry. 6 of 15 A landscape palette and hierarchy of plant materials has been provided. Accent trees, along with flowering shrubs and groundcover, would line and define the project entry. The entry monuments would be distinct, but consistent with the overall Transit Center Village character by the use of similar shapes and materials. Perimeter areas are proposed to be landscaped with a variety of drought tolerant plant materials that are low maintenance and encourage water conservation. Evergreen trees adjacent to the parking areas and building ends are proposed to soften the architecture while providing shade and visual relief. I Private sidewalks with public access are proposed throughout the project site so that residents j and guests can get to the front doors of the homes. Illuminated bollards would be placed along pedestrian walkways. The design would be consistent with the design theme and complementary to the street lights. i The open space component for the project has been provided as a central passive recreation area bounded by Buildings 1, 5, and 7. It is accessed by a series of meandering walkways and equipped with benches, waste receptacles, and an abundance of accent trees, flowering shrubs, and groundcover. The turf areas are proposed to encourage impromptu activities and community gatherings. In compliance with water quality requirements, a landscaped stormwater treatment bio-swale would be located midpoint along the south-westerly edge of the project site behind a retaining wall and terminates in a small detention area at the southerly point of the project site to collect and filter runoff. A variety of water tolerant grasses and shrubs will be used as landscaping j within these areas. A parallel, but lower-level bioswale also is located on the Iron Horse trail right-of-way along the southwesterly boundary. I The retaining wall along the southwesterly boundary will be stucco finished with a precast concrete cap in a color complementary to the architecture. The wall will range in height from approximately 3 feet to approximately 5 feet, and will be topped by a tubular steel railing. Low horizontal wood siding not exceeding 3'-6" in conjunction with landscaping is proposed to screen automobiles and air conditioning units. (See Attachment 4, Landscape Architecture tab, Sheets j L-1 through L-9) STREErscAPE—A streetscape concept for Dublin Boulevard already has been established and is in various stages of completion. A typical street section also already has been adopted for Campbell Lane. Design concepts for both streets would be extended along the frontages of the project site. Pedestrian and vehicular connectivity to the nearby Dublin/Pleasanton BART station, regional bus lines, and Regional Trail system is provided via several walkways and paths from within the proposed project. The project entry will have a five-foot wide parkway and sidewalk along the north side of the Melodia Circle entry with a 12-foot wide landscaped area behind both sides of the street. The project entry will be identified by tall, narrow accent trees and concrete pilasters on both sides of the entry. The pilasters will be stucco finished in a color complementary to the architecture with a pre-cast concrete cap. The project logo will be applied to a recessed panel finished with 3" x 3" glossy tile. The entry surface from Campbell Lane will be enhanced with colored concrete unit pavers. Site amenities, such as street lighting, mailbox stations, and street furniture are proposed to be consistent with the Transit Center PD ordinance in order to provide cohesiveness within the community. 7 of 15 Street sections with proposed improvements are shown for each type of internal drive aisle along Melodia Circle. Drive aisle generally are 20 feet wide except where adjacent to perpendicular guest parking; in those cases drive aisles would be 24 feet wide to allow for adequate distance for back-out and maneuvering. A small landscaped planter would be maintained within a narrow setback between garage doors along the rear elevation. Landscape and streetscape treatment details are described as follows: Dublin Boulevard • Improvements between the curb and right-of-way would include a 6-foot wide planter and a 6-foot wide landscaped parkway. • A 6-foot level landscape easement will be located behind the right-of-way. • Street trees in the parkway along Dublin Boulevard will extend the street theme and spacing standards from adjacent projects. Campbell Lane • A 6-foot wide sidewalk will be located along the west side of Campbell Lane along with a 4.5-foot landscaped Public Service Easement. • Street trees will be located behind the sidewalk and will reflect the completed east side of the street in terms of species and spacing. • Street trees will be coordinated with the utilities and street lighting to provide a continuous canopy of trees. For both streets: • Units facing both Dublin Boulevard and Campbell Lane will have a 4-foot wide entry walk from the public sidewalk to the front door. • A combination of low-growing groundcover, intermediate shrubs, and background shrubs providing seasonal color and textural contrast will be arranged in a tier effect from the building interface. • Subordinate flowering accent trees will be spaces in an irregular pattern outside the street tree canopy to soften the architecture and provide seasonal color. Melodia Circle — This internal drive aisle provides the circulation system for access to the garages with parking areas that provide direct access to the front doors. Other than paseos between buildings, pedestrian access to each unit via Melodia Circle is limited to access all setback areas between the curb face and buildings not through the garage. Therefore, g m: 1 5 feet behind used as driveway ill be landscaped. Landscape setbacks range fro ) Y feet behind Buildings 7; and 9 3 7.5 feet behind Buildings 6 Buildings 2, 3, 4, and 5; 2 6 5 ee g ) 9 III ) 9 and 8, and 4) 18 feet behind Building 1. Ornamental street lighting will be installed that is complementary to the architecture and to i the existing street scene for the Transit Center Village. ARCHITECTURE — The proposed exterior architecture is described as Urban Contemporary with I attention to vertical massing and proportions. It includes elements from expressionism, streamline/modern, mid-century modern, international style, postmodern, and neomodern architecture. 8 of 15 The project has applied the following architectural elements to address building scale: • Articulated wall planes • Projections and recesses • One and two story forms • Parapet roof form in combination with flat or other roof forms • Wrap-around entry elements • Recessed garage doors • Cantilevers on any of the three levels above select windows and doors The Urban Contemporary style is comprised of various materials including exterior plaster, horizontal siding, and flat roofs with the use of variations in color and wall plane location to emphasize the individual units and to create fagade articulation. Projections and recesses are employed to create visual interest by variations in light and shadow. Accent materials include: parapet roof facades with trim, metal accent roofing, painted metal canopies as shade elements, and glass acoustical screening where required. Materials, color, and articulation will wrap each building to enhance the side and rear elevations with specific emphasis given to the ends of buildings visible on approach to the project along Dublin Boulevard. The Urban Contemporary style calls for a less ornate type of door. Window placement would relate to wall planes and create composition with a sense of order. Windows may be grouped and heavily trimmed with stuccoed forms and/or metal accents. The color schemes for stucco exterior, siding, and architectural accents along with the proposed roof materials are shown on Attachment 4, Sheet A7.1. Construction is proposed to utilize materials of higher quality that will complement and reflect the larger Transit Center development area and existing properties already developed. Connectivity to the surrounding pedestrian circulation systems will be provided. Access to the Iron Horse Regional Trail would be from Dublin Blvd. FLOOR PLANs — Each townhouse unit is configured as a three-story walk-up with access from a street-level entry in front and an enclosed ground-level two-car garage to the rear. All units have ground floor access from the garage and from a covered front porch. The floor plans offered are for either a three-bedroom or four-bedroom unit. All units have ground floor area which may be built out as a fourth or (for Plan 3) a fifth bedroom. All three plans have options for build-out of a full ground floor bathroom. Plans 1 and Plan 2 are interior units, and Plan 3 is an end unit on each of the 9 buildings. A minimum of 10%, or 5 units, will be improved as handicapped accessible on the ground floor in accordance with the California Building Code. i Any of the 18 end units (all Plan 3) potentially could serve that purpose. The family room, dining area, and kitchen are located on the second floor of all three plans. Each kitchen has an island and pantry. The Master Bedroom suite is located on the third floor with at least one other bedroom on that level. Each master suite has a walk-in closet, dual basins, and separate water closet (toilet), and separate tub and shower. At a minimum a secondary bathroom is located on each of the third floors. Laundry facilities for each plan are located on the third floor. In addition to closet and linen storage areas, dedicated storage space is divided between areas within the garage and areas within the unit in order to satisfy a recently adopted City ordinance requiring a minimum of 200 cubic feet in addition to vehicle storage space within each garage. All Forced Air Units (FAUs) would be located on the ground level at the front of each unit with 9of15 appropriate screening unit. All garage doors roll-up with automatic openers, and all roofs can accommodate solar panels. The floor plans are shown on Attachment 4, Sheets A1.1 through A1.4 with their relationship to each building configuration shown on Attachment 4, Sheets A2.1 through A6.3. Table 4 below details the square footage of the individual units, as well as the number of bedrooms and bathrooms per plan. Table 5 shows the percentages of each plan. TABLE 4: Floor Plans ti N V ... 1 11 1,826 sf 3 + 1 or 3 + 1 (opt.) 1, 3, 4, 6, 7&9 21% den option 2 23 1,884 sf 3 + 1 or 2'/2 + 1 (opt.) all buildings 44% den option 3 18 2,053 sf 4 + 1 or 3 + 1 (opt.) all buildings 35% den option Total 100% TABLE 5: Unit mary 3-bedroom + 1 34 65% 0 4-bedroom + 1 18 35% Total 52 100% Plan 1 — Plan 1 is a 3-bedroom interior unit (with optional ground floor bedroom and bathroom); it is the smallest at 1,826 square feet. The Master suite has two walk-in closets. Bedroom 2 also has a walk-in closet and is configured with an en suite bathroom. Bedroom 3 is located on the second floor along with the third full bathroom. n Plan 2 — Plan 2 also is a 3-bedroom interior unit (with optional ground floor bedroom a d bathroom); it is slightly larger than Plan 1. All three bedrooms are situated on the third floor with a secondary full bathroom. A powder room (half bathroom) is accessible to the second floor. Plan 3 — Plan 3 is a 4-bedroom unit and is the largest at 2,053 square feet. The ground floor bedroom space also is described as a (fifth) bedroom/den option. Three bedrooms including the Master suite are on the third floor with the Master bathroom having a separate tub and shower and a secondary third floor bathroom equipped with dual basins. A junior master suite also is located on the second floor with a walk-in closet, en suite full bathroom, dual basins, and separate water closet (toilet). PARKING — The Development Regulations for the Transit Center Village were approved at a standard of 1.5 parking spaces per unit. Under the standards adopted for Transit Center projects, a total of 78 spaces would be required. The proposed townhouse project will exceed these standards and be built with 2 covered spaces within an enclosed garage per unit, plus guest parking. Parking for the proposed project would be provided as follows: a) 104 covered spaces—2 spaces per unit within an attached enclosed garage b) 44 guest spaces provided and distributed as: 10 of 15 • 24 spaces on site — includes 23 perpendicular spaces and 1 curbside space along the southwesterly leg of Melodia Circle. Of this parking, 8 spaces are compact size representing approximately 33% of the on-site spaces and 25% of the guest space requirement. In addition, 3 of the 24 spaces on site are accessible • 7 spaces on the driveway aprons of the 7 units in Building 1. 13 curbside (off-site) parking spaces along Campbell Lane. c) No curbside parking is permitted for the portion of Dublin Boulevard adjacent to the project. d) The total parking provided of 148 spaces effectively results in a ratio of 2.85 spaces per unit over all. The location of parking provided is shown on Attachment 4, Sheet CA. Acovsm MITIGATION- Mitigation measure 4.9-2a contained in the Transit Center Environmental Impact Report (EIR) requires site-specific acoustic reports for residential projects. Five units as shown on Attachment 3, Sheet A8.2 located along Dublin Boulevard would require noise attenuation according to the project noise report. It is proposed to be satisfied by glass acoustical barriers that would wrap the front porch and represent an additional exterior material along the Dublin frontage of Buildings 3, 4, and 6. Compliance with the mitigation measure and satisfaction of those requirements are included as a Condition of Approval. Vesting Tentative Tract Map Vesting Tentative Tract 8167 is proposed for the project site to be subdivided for condominium purposes as shown in Table 6: TABLE 6: Parcel Development Parcel Size Proposed Use Description 1 Private Condominium Homes Building 1 7 units 2 Private Condominium Homes Building 2 4 units 3 Private Condominium Homes Building 3 7 units 4 Private Condominium Homes Building 4 7 units III 5 Private Condominium Homes Building 5 4 units 6 Private Condominium Homes Building 6 8 units 7 Private Condominium Homes Building 7 5 units 8 Private Condominium Homes Building 8 6 units j 9 Private Condominium Homes Building 9 4 units A Private Street, PAE, PUE, EVAE,WLE, and SSE B Private Street, PAE, PUE, EVAE,WLE, and SSE C Private Street, PAE, PUE, EVAE, WLE, and SSE D Private Street, PAE, PUE, EVAE,WLE, and SSE E Landscaping and Open Space F Landscaping, Open Space, PUE, and WLE G Landscaping, Bio-Filtration Cell, and SDE H Landscaping, Bio-Filtration Cell, SDE, and SSE Landscaping and Open Space Total 52 units EVAE=Emergency Vehicle Access Easement PAE=Public Access Easement PUE=Public Utility Easement SDE=Storm Drain Easement SSE=Sanitary Sewer Easement WLE=Water Line Easement 11 of 15 All parcels would be owned and maintained b the Homeowners Association HOA with private P Y ( ) P ownership of airspace within each unit. Conditions of Approval are included in the Resolution recommending approval (Attachment 3). All utilities are available at the property line; all perimeter public streets and right-of-way already have been dedicated, and streets have been improved. Perimeter sidewalks and landscaping would be constructed as part of this project. Affordable Housing/Inclusionary Zoning—As stated above, the proposed project is subject to the Master Development Agreement between the City of Dublin and the ACSPA which addresses the provision of affordable housing and compliance with the City Inclusionary Ordinance. The Camellia Place apartment project to the east on Site A-2 has been used to satisfy the low and very low portion of the inclusionary housing requirement for the project site. The applicant will enter into an affordable Housing Agreement and will provide the must build portion of the Moderate Income required units (7.5%) and pay the remainder by payment of in- lieu fees. (See Attachment 3, Condition 14) Public Art Compliance — The project is part of a comprehensive plan to provide public art as part of the Transit Center project. Ordinance 21-02 requires public art be installed in various locations throughout the Transit Center. Alameda County Surplus Property Authority has complied with their obligation for funding Public Art and the art has been installed, therefore compliance with the public art requirements have already been satisfied through the 2002 approvals. Consistency with the General Plan, Specific Plans, and Zoning Ordinance — The proposed amendments to the General Plan and the Eastern Dublin Specific Plan reflect a land use type and density that is compatible with the adjacent areas and densities such as the Espirit project current) under development. In addition, the design and character of this project will be Y P 9 p J compatible in height and massing with Camilla Place directly east of the project. The proposed land use represents a reduction in residential density than approved previously but maintains the urban character and effect consistent with infill development. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. The proposed Planned Development rezoning and related Stage 1 and Stage 2 Development Plan would be consistent with the requested land use amendments. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project has been designed to be compatible with adjacent and surrounding development. Pedestrian circulation, gathering spaces, open j spaces have all been linked together with sidewalks and private streets such as the street south of Camilla Place, Hamlet Lane and the private central open space in Campbell Green and the plaza area across from the BART Station built with the Avalon project. 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 and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local 12 of 15 Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution pertaining to the Site Development Review and Vesting Tentative Map (Attachment 3). ENVIRONMENTAL REVIEW: The Project area has been addressed in two prior EIRs. The more recent was for the 2002 Dublin Transit Center project EIR (SCH 2001120395) that was certified by City Council Resolution No. 215-02 dated November 19, 2002. The project site is Site A-1 of the approximately 91 acre Dublin Transit Center, which approved development around the BART station. The PD zoning for the 2002 project approved up to 1500 dwelling units, 131 of which were allocated to Site A-1. The proposed project is also residential but at a substantially reduced density of 52 units rather than 131. The project site is located within the Eastern Dublin Specific Plan area and was also addressed in the Eastern Dublin EIR. The Eastern Dublin General Plan Amendment and Specific Plan were adopted by the City to encourage orderly growth of the Eastern Dublin area. The Eastern Dublin EIR is a Program EIR and evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year period. The Dublin Transit Center was added to the Eastern Dublin Specific Plan area through the 2002 approvals. On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated May 4, 1993, assessing a reduced development alternative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. The Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open space areas and the basic policy considerations accompanying the change in character from undeveloped to developed lands. For identified impacts that could not be mitigated to a less than significant level, the City Council adopted a Statement of Overriding Considerations for cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), regional air quality, noise, and other impacts. Because the Eastern Dublin project proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These impacts together with visual and other impacts from urbanization were also determined to be j significant and unavoidable. i Consistent with CEQA section 21166 and related CEQA Guidelines sections 15162/15163, the City prepared an Initial Study to determine whether additional environmental review was required for the proposed project. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior EIRs. The Initial Study determined that no new or more severe significant impacts would result. As noted in the Initial Study, the project is subject to all applicable adopted mitigation measures from the prior EIRs. Based on the Initial Study, the City determined that an Addendum pursuant to CEQA Guidelines section 15164 is appropriate CEQA compliance for the project. The Addendum and supporting Initial Study describe the changes from the development assumed in the prior EIRs for the site and whether those changes would trigger 13 of 15 additional environmental review. The Addendum concludes that no additional environmental review beyond the two prior EIRs is required for the proposed project. The Addendum and supporting Initial Study are dated August 12, 2014 and are included as Attachment 5 incorporated herein by reference. The 2002 Dublin Transit Center EIR and the 1993 Eastern Dublin EIR, upon which the Addendum relies, are available for review at the Planning Division in City Hall during normal business hours. PUBLIC NOTICING: i w mailed to all property owners and occupants In accordance with State law, a public notice as p p y p 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 Amendments to the General Plan and the Eastern Dublin Specific Plan for Transit Center Site A-1, with a draft City Council Resolution included as Exhibit A. 2. Resolution recommending City Council adopt an Ordinance rezoning Transit Center Site A-1 to PD-Planned Development and approving a related Stage 1 and Stage 2 Development Plan, with a draft Ordinance included as Exhibit A. I 3. Resolution recommending City Council approval of a Site j Development Review Permit and Vesting Tentative Map 8167 j for Transit Center Site A-1, with a draft City Council Resolution included as Exhibit A. i 4. Applicant's submittal package dated August 4, 2014 5. Resolution recommending that the City Council adopt a CEQA addendum for the Transit Center Site A-1 Project with the City Council Resolution included as Exhibit A, the Initial Study, Addendum and Statement of Overriding Considerations are included as attachments to the City Council Resolution. 14 of 15 GENERAL INFORMATION: APPLICANT: Summerhill Homes 3000 Executive Parkway, Suite 450 San Ramon, CA 94583 Attn: Marshall Torre PROPERTY OWNER: Alameda County Surplus Property Authority (ACSPA) 224 West Winton Avenue, Room 110 Hayward, CA 94544 Attn: Stuart Cook LOCATION: The project is located along t h o south side of Dublin Boulevard, west of Campbell Lane, and northeast of Iron Horse Regional Trail within the Transit Center planning area of the Eastern Dublin Specific Plan APN 986-0034-007 ZONING: Existing— PD (Ord. 21-02) Proposed— PD GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Existing- High Density Residential Proposed- Medium-High Density Residential SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North DCZD Dublin Crossing Parks RFTA/Dublin Crossing across Dublin Boulevard South M-1 Open Space Iron Horse Regional and West East PD 13-04 High Density Residential Apartments and PD 21-02 1 Transit Center surface arkin 2307359.1 I i 15 of 15 • • • • • ••• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • N ( 0m 3 11 3 11 03 33 c D r n m ° R° ? a = a o m tn o o z o C N 3 z m y 0 v rte= P.S. 1 L1, , ,. ti,- 0 / il11NNNIgY "`,i i k rie# at \ 'ed r,„„7, -511111 i ler MI= IMAM\� it Yip/ . . ....... 4 i:!�„� Si *aft �D -t4 ,,:-.,:... 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XX — 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * REZONING THE TRANSIT CENTER SITE A-1 PROJECT SITE TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN PLPA 2013-00046 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, Summerhill Homes, proposes to develop 52 three-story townhouse condominium homes on a 2.86-acre site. The applications include a General Plan/Specific Plan amendment to change the land use designations from High Density Residential to Medium High Density Residential. The applications also include a Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8167. The proposed development and applications are collectively known as the "Project". B. The Project Site is approximately 2.86 acres located at the southwest corner of Dublin Boulevard and Campbell Lane (APN 985-0034-007). C. To comply with the California Environmental Quality Act (CEQA), the State guidelines and City environmental regulations, the City prepared an addendum to the Eastern Dublin EIR and the Transit Center EIR for the Project. D. Following a public hearing on August 12, 2014, the Planning Commission adopted Resolution 14- recommending that the City Council approve the CEQA addendum for the project, Resolution 14- recommending approval of the Project General Plan and Specific Plan amendments, and Resolution 14- , recommending approval of the Planned Development rezoning and related Stage 1 and 2 Development Plan, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. E. A Staff Report, dated , 2014 and incorporated herein by reference, described and analyzed the Project, including the Planned Development rezoning and related Stage 1 and 2 Development Plan, for the City Council. F. On , 2014, the City Council held a properly noticed public hearing on the Project, including the proposed Planned Development rezoning and related Stage 1 and 2 Development Plan, at which time all interested parties had the opportunity to be heard. G. On , 2014, the City Council adopted Resolution xx-xx approving the CEQA addendum and adopting a Statement of Overriding Considerations for the Project, and adopted Resolution xx-xx approving General Plan and Eastern Dublin Specific Plan amendments for the Project, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. 1 H. The City Council considered the CEQA Addendum and related prior CEQA documents and all above-referenced reports, recommendations, and testimony prior to taking action on the Project. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Transit Center Site A-1 Project Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Project under the Planned Development zoning and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide residential development consistent with the surrounding development in that the proposed land use represents a reduction in residential density than approved previously but maintains the urban character and effect consistent with infill development. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account a land use type and density that is compatible with the adjacent areas and densities such as the Espirit project currently under development. In addition, the design and character of this project will be compatible in height and massing with Camilla Place directly east of the project and will serve to advance the character and objective of the Transit Center Village. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed in that the Project site is flat with improved streets on two of its 3 sides and served by existing public utilities. The project site conditions are documented in the Addendum and prior certified Environmental Impact Reports (EIR), and the project will implement all adopted mitigation measures, as applicable. There are no site conditions that were identified in the Addendum that will present an impediment to development of the site for the proposed residential development. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the residential development approved through the Planned Development zoning. 3. The Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures, as applicable. The Project uses are compatible with surrounding uses. 2 4. The Planned Development zoning is consistent with the Dublin General Plan, as amended, and the Eastern Dublin Specific Plan, as amended, in that the proposed residential uses are consistent with the Medium High Density Residential land use designations for the site. C. Pursuant to the California Environmental Quality Act, the City Council approved a CEQA addendum and Statement of Overriding Considerations on , 2014, as set forth in Resolution , which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 2.86 acres at the southwest corner of Dublin Boulevard and Campbell Lane (APNs 986- 0034-007) ("Project site", or "Property"). A map of the rezoning area is shown below: ------DUBIIN 9L VD ------- ----------------------------------------- H \ SITE A-1 �i I HIGH DENSITY GAS cn�9co\ PD I! ;ii \ m HIGH DENSITY BUSINESS PARK/ \ \ INDUSTRIAL & OUTDOOR STORAGE 4 \ \ 3 SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Project site are set forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1 and 2 Development Plan for the Transit Center Site A-1 Project This is a Stage 1 Site Plan Amendment and Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as part of the Planned Development rezoning for the Transit Center Site A-1 project, PLPA-2013-00046. The Planned Development District and this Stage 1 and 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1 . Statement of Permitted, Conditional and Accessory Uses. PD — Medium High Density Residential Permitted Uses • Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance • Combinations of attached dwellings, zero-lot line units, townhouses, multi-family dwellings • Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance • Multi-Family Dwelling Unit • Community clubhouse • Community facilities • Water quality, drainage, and other similar facilities, including swales and basins Conditional Uses • Accessory structures and uses located on the same site as a conditional use • Large family day care homes • Residential Parking lot to serve development of the project site, as regulated in the zoning ordinance 4 2. Stage 1 and 2 Site Plan. SITE A-1 \ \ „;"BEN. Dublin Transit — --------- ----- aw6`awe=C — �l — — Center os. \ \ 6' PROPOSED PUBLIC SIDEWALK E rvar anAUE ro u.Anv.� ever DU9LJIV BLVD m� - - - - =- - — < L,NITJES OF 10. \ o 6.7 A + STAGE 2 PLANNED _ DEVELOPMENT 2' + z 8 8. ^ 2p.5' ' .5' E 5 E _ \ "e � SITE PLAN D 3- .d' LEGEND 9� r�l A ———— PROPERTY BOUNDARY/RIGHT-OF-WAY(R/W) �� \ 22A PIPELINE SETBACK EX PUE/SWE \O,j, yo' 2p.p'A 2p.p' H A D D \°9sF90.o 4 o I *S JULY 2014 \ �G�O^9 ��., < � ' �� [rte_►� NOTE: SEE SHEET PD2.2 FOR STREET SECTIONS 30 o V ey LAND USE SUMMARY \\� MACKRY,&SOMPS LAND USE GROSS ACREAGE NET ACREAGE UNITS GROSS DENSITY NET DENSITY MEDIUM HIGH DENSITY RESIDENTIAL 2.86 AC 2.86 52 18.2 DU/AC 18.2 DU/AC NOTE: FULL STREET DEDICATIONS HAVE BEEN MADE, THEREFORE GROSS ACREAGE= NET ACREAGE \ III 11 *SITE MAY REVERT TO THE ORIGINAL LAND USE OF HIGH DENSITY IF AN APPROPRIATE PROJECT IS PROPOSED. \ ! \ �\ PD2.1 3. Site area, proposed densities. The density of the site is 18.18 du/ac 4. Development regulations. DEVELOPMENT REGULATIONS Lot Size 2.86 acres Building Setback from Public right-of-way 15 feet(1) along Dublin Blvd. Building Setback from Public right-of-way 0 feet(2) along Campbell Lane Building —to- Building Setback facing 26 feet(3) Private Street/Alley Driveway Length or Garage Setback 4 feet minimum from Private Street/Alley Driveway Length or Garage Setback for 18 feet minimum Bldg. 1 Minimum Building Separation 10 feet Building Height 40 feet Stories (maximum) 3.5 stories maximum Parking Required 1.5 spaces per unit (includes garage and guest)(5) Notes: (1) 15-foot setback from existing right-of-way, reflects existing 15-foot Public Service Easement(PSE). (2) Consistent with the Dublin Transit Center Stage 1 PD in Ordinance 21-02 (Appendix 1, Chapter 7, Section 7.6 "Building Siting" (3) 26-foot separation measured between exterior walls of buildings facing private alleys. 5 (4) Dublin Transit Center Stage 1 PD in Ordinance 21-02 requires 1.5 spaces per unit (garage and guest). Project is providing 2 covered spaces per unit plus 0.85 guest spaces per unit(Total of 148 spaces) NOTE: Guest parking may be located: 1)Offsite street curb side parking; 2) In-driveway parking; and/or 3)on site. 5. Phasing Plan. Phase I backbone infrastructure will be installed with the area constructed. The individual homes will be constructed in 5 phases of up to 11 homes per phase. SITE A-I ------------_--------------------------- -- Dublin Transit — — - --------------- ------- ----------------- - - -- enter \ Iii Stage 2 Planned ;i Development PHASING PLAN \ MODELS JULY 2014 LEGEND: MODELS(4 UNITS) IIIIII� PHASE 1(11 UNITS) ` \ 0 30 6�0 120 PHASE 2(11 UNITS) �\ it`� SCALE: 1"=60' IIIIII� PHASE3(13UNITS) \�. �, 1 MACKAvp COMPS _ PHASE4(13UNITS) Y-IW1 K.�7 111ri SHEET PD2.4 1 a 6 6. Preliminary/Master Neighborhood Landscape Plan. Dublin Transit Center — �- _ - _ - - - _ - - - - _ _ _ _ _ - _ _ - - - - - - - - - - - - - - - SITEA-I - F - _ - r -- t I h �III SITE DEVELOPMENT I1 I - I# L REVIEW TRACT 8167 \ F I \ "I 1 I I Landscape Site Plan \ April 2014 * PLAN yIEW \ -' SHEET 7. Architectural Standards. See Exhibit A to this Ordinance. 8. Landscape Standards. See Exhibit B to this Ordinance. 9. Inclusionary Zoning Regulations. The project is subject to Chapter 8.68 of the Zoning Ordinance, Inclusionary Zoning regulations. The proposed project is subject to the Master Development Agreement between the City of Dublin and the ACSPA which addresses the provision of affordable housing and compliance with the City Inclusionary Ordinance. The Camellia Place apartment project to the east on Site A-2 has been used to satisfy the low and very low portion of the inclusionary housing requirement for the project site. The applicant will enter into an affordable Housing Agreement and will provide the must build portion of the Moderate Income required units (7.5%) and pay the remainder by payment of in-lieu fees. 7 10. Aerial Photo. SITE A- I Dublin Transit Center General Plan Amendment AERIAL PHOTO&PHOTO KEY g N NTS N DUBLIN BLVD 3 ; CAMELLIA PLACE W z ` ■ J ' J W OJ . g BART PARKING `4 SCARLETT COURT CAMPBELL LN INDUSTRIALAREA iWIIA!14 \ -spay_ it 11. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and 2 Development Plan, the use, development, improvement and maintenance of the property shall be governed by the provisions of the closest comparable Zoning District as determined by the Community Development Director and of the Dublin Zoning Ordinance pursuant to Section 8.32.060.0 . No development shall occur on this property until a Site Development Review permit has been approved for the property. 12. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply with all adopted mitigation measures of the Eastern Dublin EIR and the Transit Center EIR, as applicable. SECTION 5. PRIOR PD ZONING SUPERSEDED Ordinance No. 21-02 establishing the existing PD zoning is superseded as to the Project site. 8 SECTION 6. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 7. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPA120131PLPA-2013-00046 Transit CenterA-11PC Mtg 8.12.141cc pd ordinance for site A-1.DOC 2307371.1 9 Dublin Transit Center—Site A-1 •Design Guidelines•Jules Architectural Criteria, Guidelines, and Styles CONCEPT The purpose of these Architectural Criteria and Guidelines is to provide design and style direction to the homebuilder of the Dublin Transit Center A-1 Site. The Guidelines ensure consistency with the Dublin Transit Center Specific Plan by creating a vibrant, compact, urban/contemporary themed, pedestrian friendly community. The Criteria and Guidelines are not designed to be overly restrictive or limiting, but instead to foster a livable environment that is enjoyable and interesting. DESIGN PRINCIPLES Regardless of the architectural style, a home's design is comprised of many components including building mass and articulation, roof form, facade design, living areas and garages, and detailed architectural elements. These components, when designed appropriately, provide a unified yet varied neighborhood. The following Design Criteria and Guidelines are provided to ensure that high quality architecture is built utilizing appropriate architectural theme, style and elements. Roof forms, materials and building massing shall be used to establish an Urban/Contemporary style. The appropriate scale and proportion of architectural elements and the selection of details should be used to provide authenticity and a human scale to the selected style. NEIGHBORHOOD DESIGN General Design Parameters The architecture is to be outward facing, oriented towards the surrounding streets and sidewalks at the perimeter, and also inward facing towards the protected central green. The individual unit entries relate to the sidewalks, with minimal setbacks, to foster pedestrian interaction, bring porches to the street, and support an "eyes on the street" effect. Neighborhood Plotting and Massing It is important to create an attractive, diverse, and livable streetscape to the surrounding neighborhood and within this neighborhood. In addition to home massing and design and garage placement, this can be achieved by building Dublin Transit Center—Site A-1 •Design Guidelines•Jules placement and orientation. The entry and detailing of the front facade should be the primary emphasis of the front elevation, rather than the garage. Entries of primary units should be visible from the street. Architectural Plan and Style Mix The Project shall provide a minimum of three different floor plans. The floor plans will be combined into a variety of building configurations, based on site location. Three color schemes are required to provide additional variety between the building types. Corner Units Corner units can be enhanced with additional architectural elements, details, or materials on the corner side of the unit that match those on the front elevation. Elements to consider on corner lot homes include: • A porch or projecting side gable that wraps the front and side of the house. • Various roof forms, and the use of additional parapet roof forms. • Varied building massing. • Enhanced detailing and materials. ARCHITECTURAL DESIGN To develop diversity in neighborhood design and establish individual character for each home, the following elements and criteria have been developed. These, combined with guidelines included under the Architectural Style description below, should be used to develop a varied but cohesive aesthetic for the project area. Elements and techniques that create these characteristics include: • Building Mass and Roof Form • Variable Elevation Setbacks • Single Story Architectural Elements • Garage Location and Design • Entry Design • Four-Sided Architecture Building Mass and Roof Form The general form of the building should be reflective of the architectural style of the home. Mass and form can be manipulated to highlight entries and de-emphasize garages to create a more attractive streetscape. Per the specific plan, roof forms should be simple forms. Dublin Transit Center—Site A-1 •Design Guidelines•Jules When designing the massing, elevations, and roof form of each structure, the following is recommended: • Articulate wall planes to provide interest and scale. • Provide projections and recesses to create light and shadow. • Combine one and two story forms to break up massing. • Use parapet roof forms to balance the more simple primary roof forms. Single Story Architectural Elements When appropriate to the architectural style, single story architectural elements shall be used to help create a more human scale and provide interest, while creating variation and enhancing street character. These single story architectural elements include: • Enclosed front patios • Single story front or wraparound porches • Cantilevered second story elements Garage Location and Design To enhance the pedestrian orientation and outward facing aspects of the neighborhood, garage doors will be located at the rear of the buildings. Additional enhancements will include: • Recessed garage doors, provide a variety of depths and shadows by varying the recess depths. • Articulated garage door design, with appropriate texture and scale. • Incorporate cantilevers above, and detail enhancements adjacent to the doors. Different patterns and colors should be applied to garage doors to give a variety of design. The use of windows is encouraged. ARCHITECTURAL TREATMENTS Creation of Form and Relief Recesses and Shadows Recesses, overhangs, and projections are important for creating visual interest of a building form by providing depth and mass by causing shadows and shade. Dublin Transit Center—Site A-1 •Design Guidelines•Jules Architectural Projections Projections on a buildings facade should be used to create visual interest and emphasize important aspects of the design such as the entry or major windows. If these projections are provided in an appropriate manner they can distract from visually displeasing elements such as the garage or a large plain wall. Stepping Forms Step elevations horizontally and vertically. Where appropriate to the architectural style chosen, material changes should occur at these steps. Entry Statement The front entry to the home shall be designed as the focal point to the home. The entry should be easily recognized by pedestrians and visitors. Roof Considerations Roof Forms and Materials Roof forms shall be simple in form and material, as not to distract from the composition and form of the exterior elevations of the buildings. Roof designs that are not overly articulated should be used. Parapets, Rakes and Eaves Parapets and moderate or extended overhangs are acceptable if properly designed. Similarly, tight fascias may be utilized when appropriate to the style. The designer should ensure that fascia boards, exposed rafters and other roof elements are substantially sized to avoid looking flimsy or weak. Roof detailing should not appear tacked on; rather it should be integrated with the structure of the roof and the design of the building. Overhangs, Porches and Balconies If appropriate to the architectural style, moderate or extended overhangs, porches and balconies are encouraged to provide shade and passive cooling for energy savings. The use of porches and balconies expand outdoor living opportunities, create entry statements and provide elevation variety. Covered porches may differ in roof pitch than the primary structure. Front porches should be provided on 33 percent of the homes. Porches should be sized to be usable by the residents. Porches should match in style and material to the selected Architectural Style of the home. Unit Entry Considerations Entry Statement Dublin Transit Center—Site A-1 •Design Guidelines•Jules The entry to a home is more than just the front door. The physical form of the front pedestrian entry serves several stylistic and psychological functions including: • Identifying and framing the front door • Expressing the architectural theme of the home • Acting as an interface between the public and private realms (a "semi-public" outdoor space) Placement and Visibility The entries of the homes should be located so that it is visually apparent the location of the front door. Architectural forms and details should be used to enhance the public/private interaction between the residence and the public areas yet provide a level of privacy suitable for the homeowners. Incorporation of Roof and Architectural Features Architectural features that are appropriate to the architectural style of the home should be used. Although the front door should be visible, architectural elements such as roof elements, covered porches, and columns should be used to announce the entry. Front Door Considerations Design The front door is a major part in the style and architectural character of the house. The door should be setback into the building form or covered by an overhead element. Materials/Colors The different characteristics of entry doors, such as the shape of the panels, smoothness or grain of the wood contribute to the overall character of the entry. The urban/contemporary style of this project call for a less ornate style of door, yet one that adds to the character of the exterior elevations. The color of the door may match or contrast with the trim of the house, but must contrast substantially with the wall color. Use of Glass Dublin Transit Center—Site A-1 •Design Guidelines•Jules Incorporating glass into the door assembly is acceptable, but if included should be opaque to provide additional privacy for the home. Residential Address Numbers and Entry Lighting Entries should be well lit for easy recognition and for safety. Residential address numbers should be prominent and large enough to be read easily from the street. Street address numbers should be lit at night. Windows Placement and Organization Window placement and organization should be used to contribute positively to the exterior architectural character of the buildings. Attention should be paid to windows' relationship to one another and to the wall and roof planes, creating a composition with a sense of order. Although they do not necessarily need to be of a uniform size, shape or type, all windows within one elevation shall appear compatible, visually relating to and complimenting each other. The contemporary style benefits from grouping of windows to increase the apparent size of the windows in the wall plane in focally significant areas. Feature and Theme Windows Feature, or theme, windows create the dominant theme or form within the window hierarchy, creating a strong visual focal point within an elevation. Feature windows should reinforce the architectural style of the home. They may be used to deemphasize the garage, and highlight the entry or other significant elements of the building or site. Window Framing and Trim There are a variety of window framing materials available today, including vinyl, aluminum, wood, or cementitious simulated wood. The most important consideration for the designer should be whether a material is compatible with the architectural style it will be supporting. Windows should be trimmed on all sides of the house as appropriate to the architectural style. While all windows shall be articulated and or trimmed appropriately to the individual style as described in the architectural style section of these guidelines, aluminum windows must take additional precautions to be trimmed and articulated. These articulations may include wood or cementitious simulated wood trim, stucco surrounds, shutters, or recessed openings. Dublin Transit Center—Site A-1 •Design Guidelines•Jules Shutters If shutters are appropriate to the architectural style used they shall be provided on all highly visible elevations. Shutters must be appropriately sized for the window. "Closed position' shutters may also be used to provide interest on a facade where a window is not present. Posts, Columns and Arches Insubstantial posts or columns (i.e. metal pipe, wood of less than 6" in diameter, etc.) are not allowed. Columns may be clad in wood, masonry, stone or stucco and may be square, round or rectangular in shape. The width of the column should be appropriate to the material finish. Attention should be paid to both base and capital detailing of the column. Arches related to posts or columns may be flat, round or segments of an arch, and may include a soffit, as appropriate to the style. Gutters and Downspouts Gutters exposed to view shall be colored to match fascia material to reduce its visual impact. Likewise, downspouts shall be colored to match the surface that they are attached. Garage and Garage Doors Door Materials and Face Design Door materials should be used to reflect the architectural style of the home. The garage door should not distract the eye on the street facade. Textured and raised panels should be used on metal, wood or fiberglass doors as it follows the architectural design. Windows within the door face is encouraged. The garage door colors should complement the color palate for the home without distracting from the elevation. Doors shall not include excessive decorations that distract from the elevation. All garage doors shall be the"roll-up" type. Recessed Doors Decreasing the visual impact of the garage door may be accomplished in part by extending the face of the wall surrounding the garage door 6"-12" in front of the door. The increased prominence of the wall around the door, and the shadowing of the door visually de-emphasize the garage door. When there are a number of garage doors aligned due to building configuration, diversity in garage door recess amounts can add to building articulation, including some doors that are not recessed, to add additional wall plane breaks. Dublin Transit Center—Site A-1 •Design Guidelines•Jules Materials High quality materials shall be used throughout the project. No exposed foundations will be allowed. All materials shall extend to the ground. Materials shall be placed a maximum of two inches from any adjacent concrete and four inches from the adjacent finished grade if impervious materials such as stone are applied. If wood, wood composition, board and batten or similar materials are applied, they shall extend to within 8" of adjacent grade. No foam materials without a solid casing may be used within 6' of grade. When not all elevations are provided in the architectural review package, non-illustrated elevations are expected to follow the colors and materials that illustrated on approved elevations. Further Design Considerations Air conditioner condensers shall be screened from public view. Utility meters, junction boxes, and other mechanical and utility equipment should be screened from public view when practical. Antennae shall be located in the interior of the residence. Exterior compact satellite dishes may be included, provided they are located away from public view to the extent feasible. Fire sprinkler risers shall be located on the interior of the unit or placed per the current fire code. ARCHITECTURAL STYLE Concept The Architectural Design must be consistent with the Dublin Transit Center Specific Plan and help to create a vibrant, compact, urban/contemporary themed, pedestrian friendly community. The urban/contemporary style allows many avenues of interpretation, but shall be anchored with the design elements described below. Urban Contemporary/Modern Historical Precedent Modernism has it's roots in the industrial revolution, driven by technological and engineering developments, and as a reaction against eclecticism and the stylistic excesses of Victorian and Edwardian architecture. The style spans the entire 20th century and is expressed in many forms, including Expressionism, Streamline Modern, the International Style, Mid-Century Modern, Postmodern, and Neomodern architecture. Design Characteristics • Simple massing and building forms to create visual interest. • A visual emphasis on horizontal and vertical lines. Dublin Transit Center—Site A-1 •Design Guidelines•Jules • Building materials expressing their natural form and enhancing the geometry of the structures. • Materials at 90 degrees to each other where appropriate. • Use of industrially-produced materials • Detailing that enhance the building forms • The use of color to visually enhance the building forms Design Requirements Roof Pitch The primary roof forms must be simple in form. They may be flat or sloping forms up to a 4:12 pitch. Accent Roof Forms Utilize Parapet forms that accentuate the elevational massing, and shed and hip roof forms that accent the primary building forms. Limited gables are acceptable. Roof forms on corners should give emphasis to the building corner. Articulated parapets should provide a top that is human-scaled and that provides visual interest. Roof Materials Composition Shingle or flat tile, metal roofing accents Overhangs Overhangs can range from zero to 18" to enhance parapet forms, projecting gables and other highlighted features. Siding A variety of siding types are allowed: Wood or simulated wood oriented horizontally or vertically, and smooth panel accent treatments. All treatments shall stop at logical transition points and shall utilize appropriate finishing details. Stucco Finish Stucco finishes are appropriate for this style and should be a light to medium sand finish. Porches Porches should be incorporated in the entry sequence and should extend across some or all of the front elevation. Porch columns shall be appropriately detailed, as shall the porch roof. Balconies Balconies if utilized may be inset or projecting and shall be articulated with metal rail detailing or walls comprised of surrounding wall materials. Dublin Transit Center—Site A-1 •Design Guidelines•Jules Window Treatments Window surrounds shall be trimmed with surrounding wall materials. When possible, group windows into composite forms to accentuate the geometry of the elevations. Entry The entry shall be located within the front porch area and should be covered. Doors Doors shall be or appear to be contemporary, with simplified paneling. They will be painted an accent color to accentuate the entry to the home. Garage Doors Garage doors shall include or appear to include panels appropriate to the detailing of the balance of the building. If windows are included, they should reflect the appropriate form for this style. Accent Details Detailing should be provided that enhances the overall elevation composition. Detailing can be metal or wood, but should be simple in form. Color of these elements should be different than the surrounding wall material. Dublin Transit Center—Site A-1 •Design Guidelines•July 2014 r rrrr i� y r ri� Ihiry � %, e �lui i p �' 1�,i11111 J O�MPW0.9.� J w j Dublin Transit Center—Site A-1 •Design Guidelines•Jules 1. I G r r o z rrrrrrrrii(`7 �4 � i p�a�� Grrr � oor 8 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII��I �l'��I"IIIIIIIIIIIIIIIIIII�IIIIII�� ` JI I li lei qy� , , ; Dublin Transit Center—Site A-1 •Design Guidelines•Jules LANDSCAPE AND OPEN SPACE GUIDELINES CONCEPT The A-1 Transit Site has been designed as a distinct neighborhood that compliments the overall vibrant mixed-use community of the Dublin Transit Center. The Landscape compliments the existing community with the use of similar plant material, yet tailored to the unique architecture of the A-1 site. The overall Landscape theme provides vibrant, flowering plant material complimenting architecture, providing seasonal color while encouraging pedestrian access and connectivity to and from adjacent uses and activities. BASIC DESIGN PRINCIPLES • Continue the theme and plant palette of the overall Dublin Transit Center Site. • The entry to the A-1 Site will be distinct yet complimentary to the character of the neighborhood. The design of the entry monuments and landscaping will support a strong,visual identity to the neighborhood. • Dublin Boulevard and Campbell Lane Streetscape design will continue the existing theme east of the site by the use of similar trees, shrubs and groundcovers and will provide an uninterrupted visual thread to the rest of the community. Internal streets and sidewalks, are complimented using a variety of upright deciduous trees for solar exposure coupled with low growing flowering groundcover enhancing pedestrian connections to public sidewalks and trail systems • Open space areas within the project will provide a variety of uses for residents including open turf areas, rest stations, storm water treatment facilities and transition between the A-1 Site and surrounding properties. • Management and maintenance of the HOA common areas will be an integral component of the landscape system. Dublin Transit Center—Site A-1 •Design Guidelines•Jules PROJECT ENTRY AND STREETSCAPES PROJECT ENTRY The entry to the A-1 Site will provide a distinct character for the neighborhood. • The project entry will have a five foot wide parkway and sidewalk on the north side with 12' wide landscape areas behind on both sides of the street. Tall, narrow, accent trees provide seasonal color and highlight the entry. • Entry Columns on both sides of the street are designed to establish a first impression and complement the proposed architecture as well as the existing community. • The project entry is bordered by the building ends to the north and south. • Concrete unit pavers are proposed in the street to highlight the entry experience. • Plant species have been selected to provide a clear definition of the entrance to the A-1 Transit Site. • Refer to the plant palette for suggested plant species and required plant sizes. Precast concrete cep Stucco: color to compliment architecture Recessed Ilogo on top of `;' 3" yule with glossy finish i µ � u l w n ELEVATION (FACING EAST) Entry Pilaster Scale: 1/2"=V-0" Dublin Transit Center—Site A-1 •Design Guidelines•Jules DUBLIN BOULEVARD FRONTAGE Dublin Boulevard, a main arterial in the City of Dublin, has multiple residential projects lining it. The A-Transit Site will extend the existing Dublin Boulevard street scene from the east and blend with the surrounding properties. RM 10'-0" 6-0" 6-0" Landscape 5-0" Dublin Boulevard Parkway Sidewalk Area Porch Building Small flowering accent tree: i.e.Chionanthus retusus- Refer to Proposed Plant Palette sheet L-3 Dublin Boulevard Street tree: i.e.Platanus acerifolia ? 'Blood good'-Refer to f Proposed Plant Palette ,. sheet L-3 �" � � t a Background/foundation shrubs adjacent to the r c. building:i.e.Rhaphiolepis It indica species-Refer to Proposed Plant Palette sheet L-3 � @I Section C Scale: 1/4"=V-10" • A 6 foot wide landscape parkway and 6 foot wide sidewalk area between the curb and the right-of-way will be proposed. • Units facing Dublin Boulevard will have a 4' wide entry walk from the public sidewalk to the entry door. • An 6' foot level landscape easement behind the right-of-way will be provided. This area will allow for a combination of low growing groundcover, intermediate and background shrubs arranged in a tiered effect from the adjacent building interface. • Street trees will be proposed in the parkway similar to the existing street trees along Dublin Boulevard using the same spacing requirements. Dublin Transit Center—Site A-1 •Design Guidelines•Jules • Subordinate flowering trees in an irregular spacing pattern will be provided outside of the street tree canopy, adjacent to the building interface providing seasonal color and softening of architecture. • Refer to the plant palette for suggested plant species and required sizes. CAMPBELL LANE Campbell Lane is an existing street, with landscape improvements and sidewalk on the east side adjacent to existing residential. The proposed improvements to the west side of the street adjacent to the A-1 Transit Site will include similar street tree layout and species, shrubs and groundcover. • A 6 foot wide detached sidewalk will be provided along the west side of Campbell Lane along with a 5' wide parkway. Units facing Campbell Lane will have 4' wide entry walks from the public sidewalk to the front door. • Street trees will be located in the parkway and be of the same species as the existing street trees on the east side of Campbell Lane with the same spacing requirement. A 4'-6"wide level public utility easement will be required from the back of the sidewalk. • Street trees should be coordinated with the utilities and street lights to provide a continuous canopy of trees. • Low growing groundcover, intermediate and background shrubs will be proposed in a tiered effect to provide a variety of landscape with seasonal color and textural contrast. • Subordinate flowering trees in an irregular pattern will be provided outside of the street tree canopy, adjacent to the building interface providing seasonal color and softening of architecture. • Refer to the plant palette for suggested plant species and required sizes. Dublin Transit Center—Site A-1 •Design Guidelines•Jules IRON HORSE TRAIL The existing Iron Horse Trail is located outside of the property line of the A-1 Transit Site and runs from north to south. • A proposed retaining wall runs from north to south along the property boundary adjacent to the Iron Horse Trail. The retaining wall will be stucco veneer with a precast concrete cap, color and material to complement the architecture. A tubular steel rail will be proposed on top of the wall with the design and finish complimenting the architecture. • Access to the Iron Horse Trail will be at the north end of the site at the Dublin Boulevard sidewalk and at the south end of the project through existing improvements. • Due to the proximity of the high pressure fuel line next to the Iron Horse Trail and western project boundary, significant measures have been proposed to maintain a safe distance with any proposed improvements including providing an 8' deep root barrier for trees planted adjacent to the proposed retaining wall and railing. PASSIVE RECREATION AREA A passive recreation area is located at the center of the project bordered by three multi-unit buildings and accessed by a series of meandering pathways that also serve the entries to the units. The passive outdoor space is intended as an outdoor meeting area with substantial turf areas for passive activities. Passive recreation area will be level and accessible by all. Substantial turf areas are proposed for passive activities. Colorful trees, shrubs and groundcover highlight the open space area and provided seasonal color and interest. Benches are proposed in the center of the open space to provide rest stops and viewing areas for passive activities. Landscape areas adjacent to units facing the open space shall be proposed with low growing shrubs and groundcover to provide a feel of "openness" and connectivity to the central gathering area. WATER QUALITY ELEMENT • The proposed water quality features on the east side and south end of the project are proposed to collect and treat surface water run-off prior to connecting to the City's storm drain system. • Appropriate landscaping will be integrated into the storm water treatment facilities which are water tolerant and have filtering qualities. • Trees are proposed within the water quality facilities and planted on earthen Dublin Transit Center—Site A-1 •Design Guidelines•Jules pedestals. • Low growing flowering shrubs and groundcovers are proposed adjacent to water quality elements to provide an attractive and interesting "edge" to the more unique water quality basin planting. • Refer to the plant palette for suggested plant species and required sizes. RETAINING WALL AND FENCING A retaining wall with railing above shall be proposed for the eastern edge of the property. No other walls or fencing shall be proposed for the project. Precast concrete cap Metal fence I Wz g a a z � Stucco,color to compliment architecture z � s � � i i�✓ i i� f Lll r /il l ELEVATION Stucco Veneer Retaining Wall Stucco Veneer Retaining Wall with precast concrete cap and T-6" high metal Scale: 1/2"=1'-0" railing: Color to complement architecture Overall Design: • Wall and railing will be of a high quality and good design. • Wall will be constructed of concrete unit blocks with stucco veneer. • The wall will have an ornamental cap. • The color of the walls will be light earth tones. • Railing shall be tubular steel powder-coated to complement the architecture. • Railing above wall shall be 3'-6" high. Dublin Transit Center—Site A-1 •Design Guidelines•Jules R -1 9. Swale and Iron Horse Trail / Landscape Area / Road Semi-evergreen screen tree with non-invasive roots: i.e.Quercus rubra Refer to Proposed Plant Palette sheet L-3 15 MIN 3'MIN. % ih 8'deep root barrier �+ A 10"Kinder-Morgan ' III III JJ j pipeline , ,/ �;.�; • j Section A Scale: 1/4"=1'-0" R 1, 9'Storm Water Treatment Swale and Iron Horse Trail / Swale Road f Accent tree with non-invasive roots.Trees in swale to be planted on earthen pedestals: i.e.Acer rubrum'Autumn Blaze'- Refer to Proposed Plant Palette 15'MIN �' 3'MIN. sheet L-3 f k..... Water tolerant upright shrubs:i.e.Red Fescue- Refer to Proposed Plant / 9_'. -----� Palette sheet L-3 u' � f 8'deep root barrier f esder-Morgan p pel Section B Scale: 1/4"=l'-O" 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 i w svi m wmmvusnuuwvwwwcu i aw<n t!w av rw;wuwaswwmn! mug a oiv i uo o N u wuwnrrcuc«rrrrr /��,��r�N<rtisu��uatmi�r,��iut� vmwuwum�Mauiuwttvm��s�uunAwwuu w iummv nti ism mvmmuuiaiimi wi iu m usmi i u uiumi wiiaovwmmuuw awrr�ur «�wiw«wr�usrv�s a wm iwa i wi wN uauw muvmvs'w uwwoiwmwwmi wu iwuvwwa 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 6966 Tassajara Road (APIA 965-0004-607-03), 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. i W D AMW �I rower � r a AP L#4 moprgry l l o� CAMP PARK$ MANNO , i C � Ik VICINITY MAP 2 of 14 f 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 a ca a aaaamasaoa asaa caaaairrrrr r(r(L(,�S(CssS«�f�(�(�(�i��SY�(�E�(�t 1�i��;llCS4(d4�(�K�fhSai�l�YSif�KK��(OUit��Ki��i((SS��4((��i`�la�a(Si��ias�S�a�91a(aS�i((t i�(��ati<Kf�((�aa�i��al�Uff(�6W�OIN(Kn�la�N((i((�a��(�S�aS��NVa�;S��N�f�f�G�f�a��dK6a(�(��6aa91��6�(Qtta�,l((�Illaa�tsta�(�l((K��SKKa�6B4as�r��5��a(3KGtK��rl��(�(�i��lalt naal44llS��iaf faiw�anCaaall imca�aKi�i�u0aaa�allla�ea�f(11a(a(atnaaSallaammlaSSa�tl f6laa�caaamaStY�aSaaami �umsaS�m to a Existing General Plan Land Uses Proposed General Plan Land Uses rWSAAAA mrreNas PACN0000"W"t 01"M LAW VS0 01W 01 mom 0� tl I 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 r 3. Development densities by land use 4. Phasing Plan 5. Master Landscape Plan 8. 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 I project are included as Exhibit A to Attachment 2. ° 5of14 1 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 - Any single floor plan may not exceed 40% of the subdivision. - Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. - In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. The Applicant shall provide a master plotting plan for the previous phases to ensure compliance with these standards. Seven corner lots within the subdivision have been reserved for Plan 1 (Lots 1, 27,29, 33, 35, 38, and 48). The plotting plan also identifies which lots would be subject to enhanced elevations due to visibility from locations with public access. Landscaping/Streetscape Plan/Open Space Landscaping — The landscape concept for Tassajara Highlands has been designed to be compatible with the creekside location. The landscape materials mostly consist of low-water use plantings of varying colors and textures that are well-suited to the local Mediterranean climate. The overall landscape concept and planting plan is shown on Attachment 3, Sheet L-1 along with the proposed palette of trees and shrubs. All landscaping within the common areas and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. The landscape plans address three components: 1) project perimeter along Tassajara Road, 2) Front yard landscape/streetscape, and 3) private/common open space. • Tassajara Road — The topography of the perimeter of the site along Tassajara Road is a challenge due to the grade. However, the approach will follow a multi-layered landscaping application. Plants have been selected and placed in order to minimize the need for trimming. Climbing vines, shrub massing, and trailing plants have been planned to mature into an integrated combination of textures, against the slopes and walls. • Front Yards — 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 of the floor plans. Front yard landscaping will be planted with a minimum of one street tree (or two trees for corner lots), and plantings on each lot will be themed for the architectural style of the home. The Spanish style would include mostly Mediterranean plant material with some flowering accent plants. French Country typically would reflect a cottage garden containing perennials and loose masses of flowering shrubs. The English theme would combine flowering perennials with formally arranged traditional shrubs. An available alternative is an Italian theme with sculpted hedges along the building foundation and walkways. Shrubs would be hearty varieties suitable for hot, dry climates. • Private/Common Open Space — A band of open space, shown as Parcel E on the subdivision map, crosses the southerly boundary of the project site adjacent to the Moller Creek culvert and extends along the westerly boundary of the project site adjacent to Tassajara Creek. A pedestrian pathway is planned to be constructed within this buffer. A bio-swale runs along the westerly edge of the project site from the northerly boundary to the detention basins along the southerly boundary. Planted areas would be hydroseeded 7of14 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 tile 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 + 1/2 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 Re p l a c e t h i s s h e e t w i t h 1 1 ” x 1 7 ” t a b l a b e l e d SI T E R E V I E W Re p l a c e t h i s s h e e t w i t h 1 1 ” x 1 7 ” t a b l a b e l e d GP A / E D S P A Re p l a c e t h i s s h e e t w i t h 1 1 ” x 1 7 ” t a b l a b e l e d ST A G E I & I I P D ST A G E I / S T A G E I I P L A N N E D D E V E L O P M E N T SI&II.0 ST A G E I & I I P L A N N E D D E V E L O P M E N T D E S I G N G U I D E L I N E S SI N G L E F A M I L Y S I T E D E V E L O P M E N T S T A N D A R D S : Ty p i c a l L o t W i d t h 4 5 . 0 ’ Mi n i m u m L o t S i z e 3 , 6 7 0 Mi n i m u m S t r e e t F r o n t a g e w i d t h @ c u l - d e - s a c 5 0 ’ Ma x i m u m L o t C o v e r a g e 5 5 % Ma x i m u m B u i l d i n g H e i g h t 3 5 ’ Ma x i m u m S t o r i e s 2 Mi n i m u m F r o n t Y a r d S e t b a c k s : L i v i n g A r e a 8 ’ P o r c h / D e c k 8 ’ G a r a g e ( f r o n t f a c i n g ) 1 9 ’ Mi n i m u m S i d e Y a r d S e t b a c k s : F i r s t F l o o r 4 ’ U p p e r F l o o r s 4 ’ C o r n e r L o t 8 ’ P o r c h / D e c k 4 ’ E n c r o a c h m e n t s 2 ’ m a x i n t o r e q ’ d s e t b a c k Mi n i m u m R e a r Y a r d S e t b a c k s t o L i v i n g A r e a 8 ’ Us a b l e P r i v a t e R e a r Y a r d S p a c e 4 0 0 s f m i n . f l a t a r e a , m i n i m u m d e p t h 8 . 0 ’ Re q u i r e d P a r k i n g 2 i n g a r a g e , 1 g u e s t Gu e s t p a r k i n g A t o t a l o f 3 5 o n - s t r e e t p a r k i n g s p a c e s w i l l b e p r o v i d e d f o r g u e s t s . No t e s : 1. F r o n t y a r d s e t b a c k s a r e m e a s u r e d f r o m t h e p r o p e r t y l i n e w h i c h i s t h e b a c k o f t h e s i d e w a l k . 2. 6 0 % o f h o m e s b a c k i n g u p t o o p e n s p a c e o r p u b l i c s t r e e t s w i l l h a v e a m i n i m u m 1 0 ’ s e t b a c k a t t h e r e a r e l e v a t i o n . 3. T w o - s t o r y h o m e s c a n h a v e “ n e s t e d ” t h i r d f l o o r l i v i n g s p a c e w i t h i n t h e r o o f l i n e 4. S i d e y a r d e n c r o a c h m e n t s m a y i n c l u d e w i n d o w b a y s , c h i m n e y s , f u r r i n g o r o t h e r a r c h i t e c t u r a l p r o j e c t i o n s . A m i n i m u m o f 3 ’ c l e a r passage must be proved for emergency responders. 5. F o r l o t s l e s s t h a n 5 , 0 0 0 s q u a r e f e e t i n s i z e , m e c h a n i c a l e q u i p m e n t t h a t g e n e r a t e s n o i s e ( s u c h a s s w i m m i n g p o o l , s p a a n d a i r c onditioning equipment) on the property shall be enclosed as ne c e s s a r y t o r e d u c e n o i s e a t t h e p r o p e r t y l i n e t o a m a x i m u m o f 5 0 d B A a t a n y t i m e . Re p l a c e t h i s s h e e t w i t h 1 1 ” x 1 7 ” t a b l a b e l e d SI T E D E V E L O P M E N T R E V I E W Re p l a c e t h i s s h e e t w i t h 1 1 ” x 1 7 ” t a b l a b e l e d LA N D S C A P E Re p l a c e t h i s s h e e t w i t h 1 1 ” x 1 7 ” t a b l a b e l e d AR C H I T E C T U R E 07.04.2014 $&&21'(16(56+$//127(;&((''%$73523/,1(3(5&,7<25',1$1$&( $//6(7%$&.63(53' 3529,'(&21'8,7$1')$&(3/$7()25)8785(6$7(//,7(',6+,167$//$7,21/2&$7,216+$//%($6&/26(726287+($67 :,7+287%(,1*217+()5217)$&$'(2)$1<+20( $& & 2 1 ' ( 1 6 ( 5 6 + $ / / 1 2 7 ( ; & ( ( ' ' % $ 7 3 5 2 3 / , 1 ( 3( 5 & , 7 < 2 5 ' , 1 $ 1 $ & ( $/ / 6 ( 7 % $ & . 6 3 ( 5 3 ' 35 2 9 , ' ( & 2 1 ' 8 , 7 $ 1 ' ) $ & ( 3 / $ 7 ( ) 2 5 ) 8 7 8 5 ( 6 $ 7 ( / / , 7 ( ' , 6 + ,1 6 7 $ / / $ 7 , 2 1 / 2 & $ 7 , 2 1 6 + $ / / % ( $ 6 & / 2 6 ( 7 2 6 2 8 7 + ( $ 6 7 :, 7 + 2 8 7 % ( , 1 * 2 1 7 + ( ) 5 2 1 7 ) $ & $ ' ( 2 ) $ 1 < + 2 0 ( $& & 2 1 ' ( 1 6 ( 5 6 + $ / / 1 2 7 ( ; & ( ( ' ' % $ 7 3 5 2 3 / , 1 ( 3( 5 & , 7 < 2 5 ' , 1 $ 1 $ & ( $/ / 6 ( 7 % $ & . 6 3 ( 5 3 ' 35 2 9 , ' ( & 2 1 ' 8 , 7 $ 1 ' ) $ & ( 3 / $ 7 ( ) 2 5 ) 8 7 8 5 ( 6 $ 7 ( / / , 7 ( ' , 6 + ,1 6 7 $ / / $ 7 , 2 1 / 2 & $ 7 , 2 1 6 + $ / / % ( $ 6 & / 2 6 ( 7 2 6 2 8 7 + ( $ 6 7 :, 7 + 2 8 7 % ( , 1 * 2 1 7 + ( ) 5 2 1 7 ) $ & $ ' ( 2 ) $ 1 < + 2 0 ( $& & 2 1 ' ( 1 6 ( 5 6 + $ / / 1 2 7 ( ; & ( ( ' ' % $ 7 3 5 2 3 / , 1 ( 3( 5 & , 7 < 2 5 ' , 1 $ 1 $ & ( $/ / 6 ( 7 % $ & . 6 3 ( 5 3 ' 35 2 9 , ' ( & 2 1 ' 8 , 7 $ 1 ' ) $ & ( 3 / $ 7 ( ) 2 5 ) 8 7 8 5 ( 6 $ 7 ( / / , 7 ( ' , 6 + ,1 6 7 $ / / $ 7 , 2 1 / 2 & $ 7 , 2 1 6 + $ / / % ( $ 6 & / 2 6 ( 7 2 6 2 8 7 + ( $ 6 7 :, 7 + 2 8 7 % ( , 1 * 2 1 7 + ( ) 5 2 1 7 ) $ & $ ' ( 2 ) $ 1 < + 2 0 ( Re p l a c e t h i s s h e e t w i t h 1 1 ” x 1 7 ” t a b l a b e l e d VE S T I N G T E N T A T I V E M A P ORDINANCE NO. XX — 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * REZONING THE TASSAJARA HIGHLANDS (FREDRICH/VARGAS) PROJECT SITE TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN PLPA 2012-00051 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, Tim Lewis Communities and STL Company LLC, proposes to develop 48 single-family detached homes on an 11 .11 acre site. The applications include a General Plan/Specific Plan amendment to change the land use designations from Medium-High Density Residential, Neighborhood Commercial and Medium Density Residential to a combination of Medium Density Residential (6.16 acres) and Open Space (3.06 acres) and 1 .89 acres of associated road right-of-way. The applications also include a Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8133. The proposed development and applications are collectively known as the "Project". B. The Project Site consists of two existing parcels, the approximately 7.93 gross acre Fredrich property located at 6960 Tassajara Road and the approximately 5 gross acre Vargas property at 7020 Tassajara Road (APNs 986-0004-002-01 and 986-0004-002-03). C. To comply with the California Environmental Quality Act (CEQA), the State guidelines and City environmental regulations, the City prepared an addendum to the Eastern Dublin EIR and two prior Mitigated Negative Declarations for the Project. D. Following a public hearing on July 22, 2014, the Planning Commission adopted Resolution 14-37 recommending that the City Council approve the CEQA addendum for the project, Resolution 14-38 recommending approval of the Project General Plan and Specific Plan amendments, and Resolution 14-39, recommending approval of the Planned Development rezoning and related Stage 1 and 2 Development Plan, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. E. A Staff Report, dated , 2014 and incorporated herein by reference, described and analyzed the Project, including the Planned Development rezoning and related Stage 1 and 2 Development Plan, for the City Council. F. On , 2014, the City Council held a properly noticed public hearing on the Project, including the proposed Planned Development rezoning and related Stage 1 and 2 Development Plan, at which time all interested parties had the opportunity to be heard. G. On , 2014, the City Council adopted Resolution xx-xx approving the CEQA addendum and adopting a Statement of Overriding Considerations for the Project, and adopted Resolution xx-xx approving General Plan and Eastern Dublin Specific Plan amendments for the Project, 1 which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. H. The City Council considered the CEQA addendum and related prior CEQA documents and all above-referenced reports, recommendations, and testimony prior to taking action on the Project. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Tassajara Highlands Project Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Project under the Planned Development zoning and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide residential development consistent with the surrounding development by providing unique floor plan designs and the incorporation of open space components while also being sensitive to the adjacent creek and conservation area. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account sensitive adjacencies and will provide a wide range of amenities to the surrounding neighborhoods. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed in that the Project maintains the general character and density of adjacent development. The project site conditions are documented in the certified Environmental Impact Report (EIR), the environmental impacts that have been identified will be mitigated to the greatest degree possible, and the project will implement all adopted mitigation measures. There are no site conditions that were identified in the EIR that will present an impediment to development of the site for the intended purposes. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the retail commercial center approved through the Planned Development zoning. 3. The Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. The Project uses are compatible with surrounding uses. 2 4. The Planned Development zoning is consistent with the Dublin General Plan, as amended, and the Eastern Dublin Specific Plan, as amended, in that the proposed residential uses are consistent with the Medium Density Residential land use designations for the site. C. Pursuant to the California Environmental Quality Act, the City Council approved a CEQA addendum and Statement of Overriding Considerations on , 2014, as set forth in Resolution , which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 11 .11 acres at 6960 and 7020 Tassajara Road (APNs 986-0004-002-01 and 986-0004- 002-03) ("Project site", or "Property"). A map of the rezoning area is shown below: TASSAJARA HIGHLANDS STAGE I PLANNED DEVELOPMENT PLAN CITY OF DUBLIN. CALIFORNIA MARCH 6.2013 R Mm.WCER 2+L 2017 REY106r.RAY 2Z 2014 TRANSFER PARCEL ' ._.PER EXCMANGH ' _ A_GREEMENP- 11-PROPOS rn RIV / V' • I / d I� `l PROPOSED MEDIUM DENSITY EXISTING y`q RESIDENTIAL ow yf MEDIUM DENSITY 1 RESIDENTIAL / ��POSEOCPENSPACE � � I/^---------- \ PROPOSED MEDIUM °4t"ttrea..uwr `t i DENSITY RESIDENTIAL ED PIA xnvw comavcw 3 SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Project site are set forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1 and 2 Development Plan for the Tassajara Highlands (Fredrich/Vargas) Project This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as part of the Planned Development rezoning for the Tassajara Highlands project, PLPA-2012-00051 . The Planned Development District and this Stage 1 and 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1 . Statement of Permitted, Conditional and Accessory Uses. PD — Medium Density Permitted Uses • Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance • Combinations of attached or detached dwelling, zero-lot line units, duplexes, townhouses, multi-family dwellings • Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance • Multi-Family Dwelling Unit • Nursing homes for not more than three patients • Single-family Dwelling Unit Conditional Uses • Accessory structures and uses located on the same site as a conditional use • Assisted living facility • Bed and Breakfast inns • Community clubhouse • Community facilities • Hospital in districts requiring not more than fifteen hundred (1 ,500) square feet of building site area per dwelling unit • Large family day care homes • Medical or residential care facility (7 or more clients) • Mobile home parks, as regulated by the Dublin Zoning Ordinance • Parking lot, as regulated in the Dublin Zoning Ordinance • Plant nursery or greenhouse used only for the cultivation of plant materials (wholesale only) • Public and Semi-Public Facilities 4 PD Open Space Permitted Uses, including, but not limited to: • Agriculture and grazing • Conservation areas • Public or private infrastructure • Public or private recreation facility- active or passive • Streams and drainage protection corridors • Those uses allowed by the U.S. Army Corps of Engineers under Section 404 and 1600 agreements. • Trails and maintenance roads, including emergency vehicle access • Trail staging area • Other educational or recreational facilities: • Water quality, drainage, and other similar facilities, including swales and basins • Wildlife habitat preservation areas • Other similar uses as determined by the Community Development Director 2. Stage 1 and 2 Site Plan. TASSAJARA HIGHLANDS STAGE 9 PLANNED DEVELOPMENT PLAN CITY OF DUBLIN, CALIFORNIA RMSW ANcusi 2L mii RENSEd:OECEMER 10,2013 Y NEVOW.O Y M.T011 j§la5lO.'JULY 74 JL i c) n PIA as �• SI&I1.2 5 3. Site area, proposed densities. Proposed Use Fredrich Vargas Ac % MHDR 0 0 0 0 NC 0 0 0 0 MDR 4.08 2.08 6.16 55.5% OS 2.08 .98 3.06 27.5% subtotal r/w 0 1.89 1.89 17% Total 6.16 4.95 11.11 100% The density of the site is 6.92 du/ac 4. Development regulations. SINGLE FAMILY SITE DEVELOPMENT STANDARDS Typical Lot Width 45.0' Minimum Lot Size 3,670 Minimum Street Frontage width @ cul-de-sac 50' Maximum Lot Coverage 55% Maximum Building Height 35' Maximum Stories 2 Minimum Front Yard Setbacks: Living Area 8' Porch/Deck 8' Garage (front facing) 19' Minimum Side Yard Setbacks: First Floor 4' Upper Floors 4' Corner Lot 8' Porch/Deck 4' Encroachments 2' max into required setback Minimum Rear Yard Setbacks to Living Area 8' Usable Private Rear Yard Space 400 sf min. flat area, minimum depth 8.0' Required Parking 2 in garage, 1 guest Notes: 1. Front yard setbacks are measured from the property line which is the back of the sidewalk. 2. 60% of homes backing up to open space or public streets will have a minimum 10' setback at the rear elevation. 3. Two-story homes can have "nested" tirhd floor living space within the roofline. 4. Side yard encroachments may include window bays, chimneys, furring or other architectural projections. A minimum of 3' clear passage must be proved for emergency responders. 5. For lots less than 5,000 square feet in size, mechanical equipment that generates noise (such as swimming pool, spa and air conditioning equipment on the property shall be enclosed as necessary to reduce noise at the property line to a maximum of 50 dBA at any time. 6 5. Phasing Plan. Phase I backbone infrastructure will be installed with the area constructed. The individual homes will be constructed in 5 phases of up to 11 homes per phase. TASSAJARAoHIGHLANDS TEMPORARY PHASINGULPLAN ww1 Y 1, 2014 .y Desw Resources AMC. PIA 6. Preliminary/Master Neighborhood Landscape Plan. r OFF Ct �� /�� • I JS i I M bl 4` ,• C.. �a G- l .._ �?LT A `X ,�' '.�.�d:�.•..._..._.. Gfa_' W i 2 :C 9 nM LEWIS COMMUNMES Tassajara Highlands Dublin, California Preliminary Landscape Plan ® &Site Details W 7 7. Architectural Standards. See Exhibit A to this Ordinance. 8. Landscape Standards. See Exhibit B to this Ordinance. 9. Inclusionary Zoning Regulations. The project is 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. The developer is required to provide 6 affordable units. An "alternative method of compliance," will be provided in accordance with Section 8.68.040.A. 10. Aerial Photo. TASSAJARA HIGHLANDS PROJECT CONTEXT EXHIBIT JUNE 14.101.? CITY OF DUBLIN. CALIFORNIA REWSED:AUGUST 11.1J!l REWSED:OFCFMflER M.1J!.t RFVlSFO.U4v 11,:J!. , - - VLF• - 11 . Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and 2 Development Plan, the use, development, improvement and maintenance of the property shall be governed by the provisions of the closest comparable Zoning District as determined by the Community Development Director and of the Dublin Zoning Ordinance pursuant to Section 8.32.060.0 except as provided in the Stage 1 and Stage 2 Development Plan. No development shall occur on this property until a Site Development Review permit has been approved for the property. 12. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply with all adopted mitigation measures of the Eastern Dublin EIR, 2006 and 2007 Mitigated Negative Declarations, as applicable. SECTION 5. PRIOR PD ZONING SUPERSEDED Ordinance No. 10-07 establishing the existing PD zoning is superseded as to the Project site. 8 SECTION 6. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 7. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 2298306.1 9 LANDSCAPE DESIGN STANDARDS STREET TREES Street trees will be planted behind the sidewalk to ensure fit between utilities. • Tassajara Road: Pyrus calleryana Bradford'—Bradford Pear • Creek View Loop/Court: Celtis sinensis—Chinese Hackberry • Creek View Way: Pyrus calleryana `Chanticleer'—Chanticleer Pear - s Bradford Pear LANDSCAPE p a g e 1 r '� �7F:r+T• � s y�• ..{:' Y _.rte'._��.�.� w Chinese Hackberry �r r - r r _ - i Chanticleer Pear FRONT • P : rr err Red Japanese Maple •- r rest Pang'—Forest Pansy ' -• • • • La r -r• • , ,e Myrtle ,gnofia,grandiflora • Magnofia v4 I Red• , •, Maple Y `. y,. ... •_ �.' {PAS'f h.. � Y� - _ - t Forest Pansy ' -• • • 'h �.AC *�.t �� xr 3 mix � r�is.* "yk' �• _1- } ' + I L 1 .f Y Crape Myrtle Dwarf Southern • OPEN SPACE TREES California Sycamore i lia—Coast Live Oak Tree i lk—Californmia Pe••- California Sycamore r 4�•_ a L 1` Coast Live Oak Tree i I� I• " I� �l i California Pepper Tree LANDSCAPE p a g e 6 WALLS AND FENCING COMMUNITY ENTRANCE WALL This wall is used along Tassajara Road,and defines the entry to Tassajara Highlands. The wall is low, 2.5'to 3'in height,with the project name. The wall and column color is "Outerbanks" SW#2064 by Sherwin Williams or equal; the wall and column concrete cap color will be natural grey. 5 51 9rKt0 YNL L MP vV PucNT CpLlcl! GAP Bi'S1LRR4 PI@GA9T 14.1. �'9• { E"AT*N �ewax ersaae rrenlus SOUND WALL The sound wall will be installed along the frontage of Tassajara Road. The wall is a Sierra Precast stucco, "Marina" style,varying in height from 6'to 8',with columns located every 35' or at grade changes. The wall and column color is "Outerbanks" SW#2064 by Sherwin Williams or equal,and the wall and column concrete cap color will be natural grey. NN 17 Marina LANDSCAPE p a g e 7 GOOD NEIGHBOR FENCE The good neighbor fence is located between lots, and is constructed as a vertical board wood fence, 6' tall with cap and fascia board. 4"x 6"wood posts are located at a minimum of 8' on center. 2"X 6"CAN 61-01,04.MAx MUM 21IX41 MAIL-UK AT FRONT I-XA" NAILER I I 1 1 1 1 1 1 1 1 1 1 1 1 1 AT E Ar-K I I 1 1 1 1 1 1 I I I I-Xy' FENCLNO I I I I I I I I (E0AR0 ON DOAlRV I I I I I I I I 4";'b"FMT I I I I I I I I 0 a 1 O.G. �? I 1 1 1 1 1 1 1 I I I I°Xa-NAILER I I I I I I I I ATK I I I I I I I I I I I I I I I I I I I I I I I I I I I I I AT FRONT ER BOTTOM RAIL 2"X9"KIGKBOARD GL�KTl=RED I �I--I1=III 12•x24" I r ll CAPNC.FT6Imp ' tNQ7F_ ALL WOOD TO E3E CONSTRUCTION 6FiADE REDWOOD. po5T5 To 6E III PRES5URE TREATED DOUGLAS MIR L.-A. r LATTICE FENCE A lattice fence may be used at locations where the fence is visible from the public right-of way such as parallel to the front of the home and along corner lots. This fence is similar to the good neighbor fence with an 18" top panel of vertical lattice integrated into the overall 6' height. 2•X6"GAP I"X2" FRAME-ALL AROUND BOTH 5117E5-MITER GORNER9 Ir Fu REIDH000 PRE-FAB SELECT H16H-OENSIT'Y PRIVACY SGUAR.r<LATTICE PANEL - 2"X 6"MIO RAIL 2'K 4"NAIILER I•X 4•TRIM-TOP/@IOTTOM V X 6• FPNGIN6 (BOARD ON HOAREP) in 4'X 6"POST m S'Or, I 2'X 4•NAILER I X I TRIM-TOPJ60770M 2'X6"HOTTOM RAIL in — I WOOD TO BE NO I DOUSLA5 FIR ALL P0575 TO BE FRE5WRE - TREATED ALL HAR RARE TO BE — GALVANIZED. GONGR= 2. TO 5E PLACED ON OOZNER LOT5 FOOTIN& T AND HHEiZE V1515LE FROM STREET IQ„ LANDSCAPE p a g e 8 42" ORNAMENTAL IRON GUARDRAIL This guardrail is secured to the top of the retaining wall and provides safety for the public sidewalk along Tassajara Road. The design is powder coated black ornamental iron with 5/8" square pickets and 1"x2" square posts. The overall height is 42" from surface of sidewalk. IXI 112 X.Ob3 TUBULAR GIL 5 O„ WL 5TEEL 5TRIN&ER o TOP I I I I I X2 STEEL POST 518 X 518 X .045 STEEL PICKET a 41/2" 00. (TYP) IXI 112 X 055 TUBULAR STE=EL 5TRINCZR 50TTOM tt TOP OF FRECABT HALL F5 SIDEAALK Y IM5EVDEP INTO ri RETAINING YVALL J-L *NOTE THE FRANCI5GAN' FENCE BY THOMPSON T 6 7HOMF50N FENCE GO., ING (510-2-76-$350); PAINT FACTORY PAINT AND FIELD TOUGH-UP, (1) COAT PRIMER - (2) COATS 5EMI5L055 - SLAGK NOTE. FILLET YIELD/SMOOTH &RIND ALL JOIN75 ALL METAL TO BE 160" THICK BASIN FENCING: This fence is used along the boundary of the detention and bioretention basins,and is a tubular steel fence. The overall height is 6'-0"'. C/L Gn. e•-a' IXI I12 XOa5 TU6ULAR. 5TEEL 5TRIN6ER IK2 STEEL 1'05T 5/43 x 5d9 x OqS STEEL 4 PICKET 0 4 112"O.G. R IXI 112 x,098 TUEUJ-AR 57EPL 5TRINCER 0 60TTOM n b'K2'-0" GONG.FOOTIN& "NOTE 7+1F FAfRMONT'FENCE BY THOMPWN r 4 T+' M N FENCE COv INC(510-276-1.5550), _ - PAINT FACTORY PAINT ANp FIELp TOYH-IJP, (I)WAT PRIMER -(2)COATS 5EMI&LOM- ELACK.NOTE- FILLET AELD/5M007H&KIND ALL JOINTS ALL METAL TO BE .160"THICK. LANDSCAPE p a g e 9 OPEN SPACE VIEW FENCE—LOTS 6 THROUGH 26 This fence is used along the western edge of Tassajara Highlands,where the yards abut open space. The design is a welded wire fence on 4x6 wood posts with wood rails without a bottom kicker board. The overall height is 6'. 2'xb' CAP 2"x4" 5TRiNG+ER 4"x 6' PT POST 2"x4" (10&ALISW KIRE HESH - a (DALVANIZED 2"X4' 5':'RI N6Et2 F!N15H SRAPE I2'Xi8" cor4c. NOTE ALL HOOP TO BE GON5TRJJGT ION GRADE R,EDHOOD. FOSTS TO BE FRE SURE TREATED DOUGLAS FIR GOMPAGTEO 51JB6RAP� _::Zljl= ll T—T OPEN SPACE VIEW FENCE—TYPICAL This fence is used at the end of Private Drive D. The design is a welded wire fence on 4x6 wood posts with wood rails with a bottom kicker board. The overall height is 6'. I'xb" GAP 2"z4" STRIN&ER 4"x 6" PT POST 2"x4" (10 6A*W } KIRE MESH - &ALVANIZED 2-X4' STRI"FR "XIS" P.T IF.F= IC-KER50AtiD FIN15H (SRApE 41= I2'xlw cork F00TINCa NTL ALL MV VV TO$E GON5TrMk,-7ION GRADE fRZP VOOD. P05T5 TO BE �l PRE55URE TREATED dCI6LAS FIZZ CX;? PAGMD — 5Ur4G5 LANDSCAPE p a g e 10 ARCHITECTURAL DESIGN STANDARDS SITING CRITERIA It is important to create a street scene that provides visual quality and variety. Visual quality and variety can be accomplished by siting homes with varying setbacks, reversing plans so that garages and entries are adjacent to each other where possible, and providing architectural massing relief through porches, bays and other single story elements along the street. Where sides and rears of homes can be viewed from streets or open space, articulation of these elevations is important as well. This can be accomplished by providing architectural massing relief through varied setbacks. Development Standards are shown on the following page. Pr AIL 4 � I ARCHITECTURE page 1 SINGLE FAMILY SITE DEVELOPMENT STANDARDS: Typical Lot Width 45.0' Minimum Lot Size 3,670 Minimum Street Frontage width @ cul-de-sac 50' Maximum Lot Coverage 55% Maximum Building Height 35' Maximum Stories 2 Minimum Front Yard Setbacks: Living Area 8' Porch/Deck 8' Garage (front facing) 19' Minimum Side Yard Setbacks: First Floor 4' Upper Floors 4' Corner Lot 8' Porch/Deck 4' Encroachments 2'max into req'd setback Minimum Rear Yard Setbacks to Living Area 8' Usable Private Rear Yard Space 400 sf min. flat area,minimum depth 8.0' Required Parking 2 in garage, 1 guest Guest parking A total of 35 on-street parking spaces will be provided for guests. Notes: 1. Front yard setbacks are measured from the property line which is the back of the sidewalk. 2. 60% of homes backing up to open space or public streets will have a minimum 10' setback at the rear elevation. 3. Two-story homes can have "nested"third floor living space within the roofline 4. Side yard encroachments may include window bays, chimneys, furring or other architectural projections. A minimum of 3' clear passage must be proved for emergency responders. 5. For lots less than 5,000 square feet in size, mechanical equipment that generates noise (such as swimming pool, spa and air conditioning equipment) on the property shall be enclosed as necessary to reduce noise at the property line to a maximum of 50 dBA at any time. ARCHITECTURE page 2 STYLE GUIDELINES Tassajara Highlands is designed to create a modern interpretation of European countryside styles, including English, Spanish and French Country elevational styles as pictured and described by the exterior elevations of Plan 1 through 4 in the Proposed Development Concept and Uses section.. The homes will complement architecture within neighboring subdivisions, but also capitalize on its elevation to combine the style with outstanding view corridors. A connection of architectural style with its hillside location and expansive views will allow the Tassajara Highlands homes to exhibit a strong sense of place and permanence. The landscape design will anchor the homes to their hillside location. The following features have provided guidance for architectural style throughout Tassajara Highlands: • Architecture shall be simple in massing and form and provide visual interest. • Architectural elements and materials shall be mixed and matched among elevation styles to provide variety. • Color palettes shall be bold and appropriate to the style BUILDING HEIGHT Single family homes shall be limited to thirty-five (35) feet in height. While not anticipated with the current plan types, newly introduced plan types may contain third story rooms, so long as they are tucked below the roof line in attic space. Roof dormers, lifts or gable end windows are allowed to provide natural light and ventilation into these rooms. MASSING Each home or building shall be articulated so that the massing of the streetscape of a neighborhood has variety and visual interest. This is applicable to all front elevations, as well as street facing side elevations of corner lots. In addition, easily visible rear elevations such as those that back onto open space or public streets shall be articulated. Solutions to achieve these goals include: • Providing floor plans with a mixture of one and two story elements (when appropriate to the style) • Providing floor plans with offset wall planes • Providing a variety of roof forms Providing variety of porches, decks or other architectural elements ARCHITECTURE page 3 ARCHITECTURAL PLAN MIX Homes and multi-family buildings shall be plotted in a manner that provides a variety of floor/building plans and elevation styles along any given streetscape. Plotting two floor plans of the same type on adjacent lots shall be avoided. At no time shall the same single family floor plan with the same elevation style be plotted adjacent to each other. The architecture will include four plan types, as described below. All plans have English, Spanish and French Country elevation styles (as pictured and described in the following pages), and all plans contain first floor suites to accommodate multi-generational living: • Plan 1: Approximately 2,700sf, with up to 5 bedrooms, 3 baths, 2 car garage; designed for use on corner lots; • Plan 2: Approximately 2,800 sf, with up to 5 bedrooms, 3 baths, 2 car garage, with an alternate Granny Suite option available on this home; • Plan 3:Approximately 2,980sf,with up to 5 bedrooms, 3 baths,2 car garage; • Plan 4:Approximately 3,100 sf,with up to 5 bedrooms,3 baths, 2 car garage. PLAN 1 Exterior Elevations NA of erFO1 l egend= Goncraie Law Pfofl{c'S'Tale SfuccO Finish -] ShUµW3 Deaorotive Gnbfe End De?cW ' Enhanced Ub 1 x Stucco Finish Trim ELEVATION PANISK ARCHITECTURE page 4 Frencm Caunlry MUierlal te0e110: i FIQF Ci�rr�i$TrF� Ro�fnq r StU4=u HyrY Sh Cemanfitiou$56dfng/ Shan ies Wood POSIS Stone Veneef Enhanced SAh I Stucco Flnikh ifirn EL ATION 8 - FRENCH COUNTRY Er1�kh Mn�ertol Legend: Bull Conrretc Tile Roofing Sruct Finish b Cemeniftus Sic"f Shingles 4F Shutllws --- Brick veneer Enhanced SIB J 1 x Stucco hlrxsh Trim 1 ■: �-i Ffi,1 i 1 k i 7 I - I- ELEVATIGN 'C' - ENGLISH ARCHITECTURE page 5 PLAN 2 Exterior Elevations s�onistl �.. hhaFeri�l Lerden�; Conerele Low PrOFle"5'rile Stucco Finish 5hvItars Uecoroil„e Gable End beloll Enhc ncard Sills Ix Stucco finish Trim 4 u I i ELEVATION "A' - S ANI H i Frcnch Gauntry+ AAGre-40k legend: Fk3l cor,craie Tire 11?00 siucco Finis) Ce"n1wous *slarv}$Ftilry�l t �, 5h�trfrrs r- Wood PaS1 s Slone Veneer Enhanced Sills I x Srvcco RnIsh T*n + I raj 16 EL ATION '6' - FE EN H COUNTRY ARCHITECTURE page 6 MC414�J1 Legend; i P-01 Cohcrete Tme Roon g $te a FiniSh Cemeritllious Sing/Shingpes Shullers A# 9rick V9r��r Entranced SIgS Ix Stucco 1`160 TOM a - �L1Ll Lj 1i LI1— H Fl,!,-I: ELEVATION 'C' - ENGLISH PLAN 3 Exterior Elevations •y 1 I• F� Spanishi hAaterial Legend; I'-a++Ceg19 Lezw PIPITd4'S'i11 Slucco Fi*h Shutters Decorative Goble End petal? Entranced Srils I. _ IxzluccoriNsn ii irn ELE Y TION ' y P NE.i ARCHITECTURE page 7 �F�Flf'll�tiL.r FSt F�+ rNcMarlal Legend; gblt ConcrOle r10:R firQ Sfiuc�a �nrsn SNA4 rs V$00cj Posts r $tom VeflE�er i Enhonc&� Slis * _ - I x Slucco Fl nish Tri rn ELEVATION! 'B' - FPENCH COUNTRY Engl€h - f .91.11P al CagEnd- Flal Concrete file Roofing !� Stucco fibs 3 Gemenlltiaus Sldingl5hinglas Shijilers . .0 $rick Veriaer Enhanced Sills 1 x$tL1GG4 RrlLch Trim Stone Veneer I ELEVATI I 1 'C' EN LI H ARCHITECTURE page 8 PLAN 4 Exterior Elevations S OrSh tGFkA Lc 1gcrFd: Corw:rele�Crwv isra le"S'T!t& 5f c4 fln[sh 31tiu Ilers oecoraSWB Gobre End 13-141 Enr,ancs.d sits ! fb dsk 1 Tic St-VM-ki F Trh-n .•. ,� , ELEVATION W - SPANISH FrenC"CflUnfFY t~4i rkA L Qnd= Neal Concraria�Tile itao" Stucco Finish - SFluttars 1+',+crod Pos#s� Dccc�+3#ivc Ong F-n3 norr--e,d Silas 1 m Shfflci`1?FMSrS Ti fYYl ELEVATI N 'B' - FRENCH H UNTRY ARCHITECTURE page 9 FYni Cn-.&n2ta No Rnnfing Siunc o Rnkh ;Y Brick Yerresr ,�++� I• - - Enhanced Sills I x 5 rucoo Fi nKh Trim Stone verve r EVATIC)N "C' - EN4GLISH CORNER LOT CONDITIONS The building materials on the front elevation should wrap to a logical termination point or perpendicular change of plane on the side elevation. Building materials on homes or buildings plotted on corner lots shall wrap to a logical termination point or perpendicular change on the rear elevation. End lots on lanes or courts and lots adjacent to walking paths shall be considered corner lots. For lots with enhanced elevations, refer to sheet SDRA for all lots that will have enhanced elevations. Below is a representative example of Plan 3 enhanced right elevations and two rear enhanced eleevations, for more specific details of the other 3 plan types, refer to the Architecture section. rr "LLsE UK r__—__—__—__— �r A - 'SPANISH' - RI"'--7HT AT ENHANCED LOTS ONLY ARCHITECTURE page 10 3B — 'FRENCH COUNTRY' - SIGHT AT E.,,,]HAi\:r--E,3 L,.,--,,TSONLY Ya TY � 31C - 'ENGLISH' - RIGHT ENHANCED LOTS ONLY ACI 11 1 11,1 1 P 1 �,lll 1 ... . ... . . . . . .. ... . ... . . ... . . .. ... FOW] :j tj tj tj REAR AT ENHANCED LOTS ONLY REAR AT ENHANCED LOTS ONLY ARCHITECTURE page 11 REAR YARDS Homes shall be plotted in a manner that maximizes the rear usable portion of the lot for the homeowner's private open space. SIDE YARDS Homes shall be plotted to maximize the visual separation between homes within the project. • Care shall be given to minimize the aligning of windows between neighboring homes on side elevations. NWhere possible,the visual sight lines between the homes should be broken. • Trash receptacles are permitted to be located within the side yard setbacks (behind the perpendicular fence) provided that they are screened from view by appropriate side yard fencing and have access to the street through an appropriate gate and a minimum three (3') foot clear and level path providing access to the rear yard is maintained at all times. ENCROACHMENTS Encroachments are not anticipated with the current plans, but future changes or newly introduced plan types could have encroachments of up to two (2) feet into the front and rear yards and up of one (1) foot into the 4' side yards for architectural projections that provide relief to the main building massing form. For example, chimneys, bay windows, furred walls or columns, retaining walls less than 4'in height,media centers,AC units, etc. may encroach 2'into the required setback of a side yard, provided a 36" minimum clear and level area is maintained for access around the house at all times. Below is representative example of the Plan 2 floor plan, for more details on all 4 plan types, refer to the Architecture section. 4 � m 4 _ __ __ OPT-COVERED PATIO/ DECK AEO V E- E1 --- R8SA Lt I _ I DINIh(i v GARAGE " a II - OP- 6A I I I I BEDRppM 4 6 L I ARCHITECTURE page 12 OPTIONAL DECKS Decks are planned to be used when the outdoor use area can be oriented towards a view, and away from Tassajara Road. Decks shall be designed to reflect the appropriate scale and detail for the architectural style they are associated with,and will be a minimum of eight (8) feet in depth so that they are useable to the homeowners. Shown here are 2 representative examples of the Plan 1 floor plan and Spanish style rear optional deck and Plan 3 floor plan and French Country rear optional covered patio. For details of all 4 plan types with the 3 different styles of the showing the rear options of the deck and/or covered patio,refer to the Architecture section. PLAN 1 IF ------—--------------------- _ OPT"COVERED PATTOf ri I I DECK ABOVE. L 1' n C n . II o0 GARAGE .&. - oil EDRM1 4 p ARCHITECTURE page 13 PLAN 3 DECKPA-nO DECK ABOVE. .-LL H El 11 ft I ,il i Qi ld l l'il,j i i ,1'i'ij1,.1li 111 j! ft i111111 A I I I A 1.1 01 11,111 1 1 11 1.1 1 1 1 1.1 11111011111. 11111 I.A R 9 SM LLLL Xr' DINING rm i. 0 Fr. -,'F'A REAR W/ OPTIONAL COVERED E.El R J-A -------------------...... -------------- h I I:V - ARCHITECTURE page 14 ARCHITECTURAL TREATMENT ELEVATIONS All four sides of each home will exhibit similar architectural treatment. Where materials from one elevation terminate on an adjacent elevation, consideration will be given to identify an appropriate terminus for the material. There will be three elevational styles per plan. RECESS AND SHADOW Recesses and shadow lines will be created by the architecture of the home or building. Recessed windows are encouraged when appropriate to the style. ARCHITECTURAL PROJECTIONS Appropriately scaled architectural projections are encouraged in order to provide additional massing forms. ENTRY STATEMENT Each home or living unit shall have an appropriately scaled entry element. These elements may include: •Decorative surrounds • Porches • Porticos • Garden Walls and Gates •Trellises GARAGES AND DRIVEWAYS • Garages and driveways with unique scoring details should be set back from the main facade of the homes. • Designs shall strive to reduce the overall visual mass of the garage on the front elevation. • Garages should be de-emphasized by highlighting other elements of the home through architectural form. • The garage should be set back behind the main living space of the home, to the extent possible. • Only sectional type garage doors are permitted. ARCHITECTURE page 15 SIDE ELEVATIONS Side elevations of homes or buildings should have architectural relief and detailing similar to the front and rear elevation. This relief and detailing shall be appropriate in scale to the overall architectural style of the home or building. It may be necessary to enhance visible side and rear elevations where the view is prominent. Below are representative examples of the Plan 1 enhanced side elevations for all three styles, which will be utilized where the side of the home is prominently visible. � m r--------- I I l A - 'SPANISH' - ,I HT AT EN HAkCEG LOTS ONLY r----- --- , ------ - ----- - -- i---------- ------ i 1 B - 'FRENCH )UNTRY' - RIGHT AT ENHANCED LOTS ONLY ARCHITECTURE page 16 0 0 0�0 ---------- ------- 1 C - ENGLISH' - RIGHT AT ENHANCED LOTS ONLY WINDOWS AND DOORS Window grids, door styles and associated trim design will vary per elevation. Consistency of this detailing around all elevations shall be maintained. • On all elevations, openings will be articulated with the appropriate head and sill details as a minimum (4"x 1").Jamb details should be added when appropriate to the style. • Shutters,if incorporated, shall be sized appropriately to the window or door they serve. • Window grids, when appropriate to the architectural style, shall be used on all elevations for both stories. • Windows may be provided in various shapes and sizes, provided they are appropriate to the architectural style of the home or building. • Dormer windows shall be architecturally correct in scale, proportion and detail with the selected architectural style. ROOFS A variety of roof forms and pitches shall be provided and will assist in meeting the massing and site criteria for Tassajara Highlands. Roof pitches shall be appropriate to the architectural style of the home or building. • Mechanical equipment, other than solar equipment,is not permitted on the roof. • Solar equipment shall be installed at the same slope as the pitch of the roof plane on which it is located. Satellite dishes shall be located so that they are limited from street view as much as possible. Central hook-ups shall be provided to a central location facing the appropriate direction to prevent haphazard installations. • Satellite dishes shall not be permitted on decks, balconies or railings. • Roof penetrations for vents shall be on the rear side of roof ridges whenever possible. All vents shall be painted to match the color of the roof. • Overhangs shall be appropriate to the elevational style of the home or building. ARCHITECTURE page 17 MATERIALS AND COLORS The exterior elevations shall receive a consistent use of materials and colors on all sides. Accent materials such as brick and stone used on street facing elevations should be returned to a logical point of termination at perpendicular change of plane on the adjacent elevations and at inside corners. Natural or natural appearing materials shall be used as details to compliment the architectural style, and are subject to architectural design review. Elevation materials may, as appropriate to the architectural style,include: • Stucco, board and batten siding, lap siding, or shingle siding (siding may be real wood or a cementitious material). • Stone or brick. •Wood and high density foam trim elements. Roofing material shall consist o£ • Composition shingle (high quality,40 year minimum shingle with shadow relief) • Concrete tile roofing ACCESSORY STRUCTURES Accessory and garden structures will comply with the City of Dublin Building Code in effect at the time of construction. ARCHITECTURE page 18