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HomeMy WebLinkAboutSpecialMtg-04-040 FallonVillageCITY CLERK File # ^~~®-®® AGENDA STATEMENT CITY COUNCIL MEETING DATE: Apri15, 2005 SUBJECT: Special Meeting: PA04-040 Fallon Village (formerly Eastern Dublin Properties Owners - EDPO) Report Prepared by: Charity Wagner, Associate Planner ATTACHMENTS: 1. Fallon Village Project Description 2. Stage 1 Development Plan, Approved April 2, 2002 3. Proposed Stage 1 Development Plan RECOMMENDATION: 1. Review the Project Description and direct Staff to utilize this Project Description as the basis of preparation for the anticipated environmental impact report for Fallon Village FINANCIAL STATEMENT: No financial impact. BACKGROUND: The project area, Fallon Villages (previously referred to as Eastern Dublin Property Owners -EDPO), consists of 13 contiguous parcels totaling 1,120 acres with 11 different ownerships and is located east of Fallon Road to the City limits and Sphere of Influence line (SOI). The City Council certified a Supplemental Environmental Impact Report (SEIR) and approved the annexation and prezoning for the project area on Apri12, 2002. The prezoning designation approved in 2002 consisted of a Stage 1 Planned Development that is consistent with the existing General Plan and Specific Plan (see Attachment 2, 2002 Stage 1 PD). The project area annexation received final approval by the Alameda County Local Agency Formation Commission (LAFCo) on July 11, 2002. The Supplemental Environmental Impact Report (SEIR) contained several mitigation measures requiring future environmental and resource analysis. Specifically, the SEIR contains Mitigation Measure SM-BIO 1 that requires the preparation of a Resource Management Plan (RMP) for the entire 1,120 acre EDPO property prior to the approval of any subsequent development. The purpose of the Resource Management Plan was to address impacts of the approved development on biological resources across the entire project area. Understanding that the RMP could possibly require changes to the land use plan, the City Council approved Resolution No. 167-02 on September 3, 2002, which authorized Staff to begin the process of preparing the necessary studies and documents, including the Resource Management Plan, for possible COPIES TO: Project Planning Team EDPO Property Owners ITEM NO. r~- G:\\PA#\PA04-040\council reports\aprihworkshop adoption of a General Plan Amendment ("GPA") and Eastern Dublin Specific Plan Amendment ("SPA"), associated environmental work, and associated Staff time, legal expenses, and the cost of consultants. On July 1, 2003, the City Council authorized the selection of Wetlands Research Associates Inc. (WRA) to conduct the preparation of the Resource Management Plan for the Eastern Dublin Properties project area. As anticipated, the findings and recommendations of the RMP demonstrate that to accommodate the development of the project area, changes are required to the existing General Plan, Specific Plan and Stage 1 Development Plan. On September 7, 2004, City Council accepted a Report on the Resource Management Plan; recognizing that the next step would be to review any applicable modifications to the General Plan, Specific Plan and Stage 1 Planned Development considering the constraints identified in the RMP. In August 2004, City Council authorized SWA Group to assist Staff with evaluation of the modifications to the Specific Plan and General Plan for Fallon Village. SWA Group has worked closely with City Staff over the last several months to develop guidelines that address the layout and design of land uses for future development of the entire project area. The purpose of the SWA development guidelines is to assist in designing the Stage 1 Development Plan. Ultimately, these development guidelines will transition into Stage 1 and Stage 2 development standards. Current Proiect Status Braddock & Logan, has submitted an application for a revised Stage 1 PD and the necessary amendments to the General Plan and Eastern Dublin Specific Plan to implement the proposed Stage 1 PD land use plan for the entire project area. Braddock & Logan has also submitted an application for Stage 2 PD for development of property owned by Braddock & Logan. Braddock & Logan represents all property owners within the project area, with the exception of the Jordan property, which is represented by Tony Varni, and the Croak, Branaugh and Righetti properties, which are represented by the individual property owners. All property owners are in favor of processing the applications needed for the GPA, SPA and revised Stage 1 PD. DISCUSSION: Modifications to General Plan and Specific Plan The development of Fallon Village will require modifications to the existing General Plan, Specific Plan and Stage 1 Development Plan land use as a result of the following: ^ The findings of the RMP demonstrate newly discovered sensitive habitat within the areas slated for the most intense development; ^ Land uses for property currently designated as "Future Study Area" within the Airport Protection Area should be defined; ^ To consider land use changes requested by the property owners. 2 The proposed Stage 1 Development Plan (see Attachment 3), reflects changes to the land use pattern for the entire project area for all the reasons stated above. Specifically, the proposed plan includes the following modifications: ^ Establishes land uses for property currently designated as "Future Study Area" within the Airport Protection Area. ^ Conserves large open space corridor; ^ Increases the total number of residential units from 2,526 units to 3,108 (additional 582 units); ^ Increases the commercial and industrial floor space from 1,421,450 square feet to 2,503,175 square feet (over one million additional square feet); ^ Changes to locations of land use designations including Rural Residential Agriculture and Open Space Fallon Village Project Description Jerry Haag, Environmental Consultant to the City, has drafted a Project Description based on the proposed Stage 1 Development Plan for the entire project area and a Stage 2 Development Plan for a smaller portion of the Project area. The Project Description (Attachment 1) defines the parameters of the project and serves as the basis of analysis for the entire project. The Project Description will provide the parameters for the anticipated Environmental Impact Report for the project. The project is at an important juncture. Once the Project Description is defined, Staff will commence a major effort of drafting the anticipated Environmental Impact Report for the project. Staff has worked closely with the Applicant has produced the attached Stage 1 Planned Development. Staff is prepared to move forward with the required analyses; however, there are substantial changes to the plan and Staff would like to take this opportunity to inform the City Council and Commission of these changes so that Staff can insure that the City is moving forward in the right direction as CEQA review commences. The proposed Stage 1 land use plan is not final, rather a working document. The proposed Stage 1 provides a starting point to create a proj ect description, which will create the parameters of the environmental analyses. Staff is not requesting that the City Council and Commission approve the proposed Stage 1 land use plan. Staff is requesting that the City Council and Planning Commission review the Project Description, comment on specific elements of the proposed Stage 1 land use plan and direct Staff to utilize the Project Description as the basis of preparation for the anticipated environmental impact report for Fallon Village. 1. Airport Protection Area (APA) The Eastern Dublin Specific Plan (EDSP) designated much of the area north. of the Dublin Boulevard extension as residential use. These residential designations were subject to the condition that if these uses were determined to be incompatible with the APA that the designations would convert to Future Study Area/Agriculture until additional analysis supported redesignation to another use. The 1993 EIR for the Eastern Dublin Specific Plan assumed that the subject site would eventually be developed and considered the impacts of such development, analyzing residential and commercial uses on the APA areas consistent with the Eastern Dublin General Plan. During the 2002 Stage 1 PD and EIR process, it was determined that certain residential lands, encompassing approximately 114 acres, did indeed fall within the APA zone. Because these residential lands were conditioned, they were redesignated as Rural ResidentiaU Agricultural Future Study Area. The lands north of the APA boundary retained their residential designations. 3 The proposed Stage 1 Development Plan proposes that the Future Study Areas be redesignated as Open Space, General Commercial, or General Commercial/Campus Office. The addition of approximately one million square feet of retail and office is now proposed due to the landowner's desire to convert the land uses within the Livermore APA from Future Study Area to a Campus Office/General Commercial designation. Discussion: Are the proposed land uses within the Airport Protection Area appropriate, provided that they are reviewed and approved by the Airport Land Use Commission? 2. Conservation of large open space corridor "Eastern Drainage" as recommended in the Resource Management Plan. As discussed earlier, the City Council accepted a report on the RMP on September 7, 2004. The RMP has been used as one of the key documents in formulating the proposed Stage 1 Development Plan for the entire project area. The RMP guided the proposed Stage 1 Development Plan by delineating various open space corridors and protection zones. Specifically, the RMP emphasized the importance of the eastern drainage, which cuts centrally through the Project Area. Conserving the eastern drainage is a major element of change from the 2002 Development Plan. Thais corridor would be widened beyond that delineated by the 2002 Plan, plus create significant habitat bui:fers at either end of the corridor. Additionally, two other narrow drainages shown in the current Stage 1 Development Plan would be removed as recommended by the RMP. These areas would be exchanged for residential and other urban development as they were determined to be of lesser habitat value. It is important to note that after all of these land swaps, the open space acreage is generally the same between the 2002 Development Plan and the proposed Development Plan. Discussion: Recognizing the Eastern Drainage as a valuable conservation area has changed the proposed Stage 1 Development Plan by modifying the distribution of open space throughout the project area. Are there concerns related to the distribution of open space as shown in the proposed Stage 1 land use plan? 3. Land Use and Development Concept The proposed Project would provide 3,108 dwelling units and approximately 2.5 million square feet of office and retail uses. This is 582 units and 1,081,725 square feet more than was approved with the 2002 Stage 1 Development Plan, and 1,081,725 square feet more than what was analyzed within the 1993 EIR for this area (residential units proposed are slightly less than analyzed in the 1993 EIR). As noted above, the increased square footage of office and retail uses is due to redesignating the Future Study Areas (previously residential) within the APA zone to non-residential uses. The 582 additional residential units are a portion of approximately 600 dwelling units that were, at the time of the 1993 Eastern Dublin Specific Plan and 1993 EIR, planned for the property encumbered by the Livermore Airport Protection. Area. Considering that the 1993 EIR analyzed residential density within the APA, the proposed Project attempts to re-allocate that density throughout the project site. The addition of these units in some cases req~zires increasing residential densities by one category, such as low density to medium density. The proposed Stage 1 Development Plan proposes the reconfiguration of certain portions of the Rural Residential Agriculture area on the northern and eastern properties and replacement with Low Density Residential. The redesignation is proposed to reflect the availability of accurate topography and site conditions such as biological features, and to offset the large amount of land lost to biological preservation. Only easily buildable portions of the RR/A area are affected. No portion of the RR/A areas above the elevation of 770 feet would be developed, in keeping with the City's Development Elevation 4 Cap, and the primary ridgeline along the northern and eastern edges of the Project Area have been maintained as rural residential/agriculture use. The Industrial Park lands along Interstate 580 are proposed to be redesignated to General CommerciaUCampus Office. As requested by the property owners, these changes are proposed to reflect current trends in Tri-Valley land use needs and economy, and provide greater flexibility in the eventual uses for these properties. Discussion: Are the proposed residential and commercial densities appropriate, provided that the grading of natural features are strictly minimized, especially above the 770' contour as specified in the General Plan; and further provided that adequate fiscal impact analysis is conducted to determine the viability of these land uses. PUBLIC NOTICE: A public notice of this special meeting was sent to all property owners within the project area and the property owners within a 300-foot radius of the project area. The Applicant, as well as individual property owners, maybe available for questions or comments relevant to the Project Description during the special meeting. RECOMMENDATION: Staff recommends that the City Council and Planning Commission review the Project Description and direct Staff to utilize this Project Description as the basis of preparation for the anticipated environmental impact report for Fallon Village. 5 Fallon Village Project Description Project Location and Context The Project area is approximately 1,132 acres in area and is located on the east side of the City of Dublin, California, in an area bounded by Interstate 580 (I-580) to the south and Fallon Road to the west. Exhibit 1 shows the Project location in relation to the overall Bay Area (and Exhibit 2 shows its location in Dublin. The Project area consists of fourteen (14) different parcels of land under eleven (11) separate ownerships. Exhibit 3 shows property ownerships. The topography of the Project area ranges from relatively flat at the southern portion near the freeway, to gently rolling hills at the center, to relatively steep slopes, exceeding 30% in some places. A series of low knolls trending from northwest to southeast bisects the southern portion of the Project Area and, provides a backdrop to the flatter portions of the Project area near the freeway. A few drainages flow in a north to south orientation through the Project Area. A small number of trees exist beyond those planted around existing homesteads and scattered in the drainages. The properties that comprise the Project area currently are used primarily for dryland farming and cattle grazing with rural residences, a horse ranch and associated outbuildings scattered throughout the site. Improvements to the agricultural Lands generally consist of paved and unpaved roads, fences, barns, corrals, wells, water tanks, ponds, single-family homes and various outbuildings. Project Background and Prior Planning Approvals The entire 1,132 acre Project area is located in the easternmost portion of the 1993 Eastern Dublin General Plan Amendment (EDGPA) area and a smaller portion of the site (approximately 494 acres) is also located within the Eastern Dublin Specific Plan (EDSP) area (see Exhibit 4). The proposed Project would add the approximately 638-acre area, which is only within the EDGPA area, to the EDSP area and implement applicable provisions of the EDSP and Eastern Dublin General Plan Amendment (EDGPA) to the entire area. Previous City of Dublin land use approvals regarding the proposed project area include: ATTACHMENT C 1993 Eastern Dublin General Plan Amendment and Specific Plan. In 1993, the City Council approved the Eastern Dublin General Plan Amendment and Specific Plan. The project analyzed in the related Eastern Dublin EIR included a 6,920-acre planning area. It proposed to change commercial land use designations on County property in the southwest portion of the planning area and agriculture/ open space designations elsewhere in the planning area to a range of urban uses. The land use plan proposed to replace the undeveloped planning area with amixed-use urban community. At buildout, the EDGPA planning area was projected to provide 17,970 new residences on 4,993 acres, including 2,672 acres designated for Rural Residential with a 100-acre minimum parcel size. Approximately 10.6 million square feet of new commercial space, 25 parks on 287 acres, 571 acres of designated open space, and 12 new schools were also planned. Buildout was expected to occur over a 20 - 30 year period from the start of construction. At the same time, a new Eastern Dublin Specific Plan (EDSP} addressed 3,328 acres within the larger 6,920-acre planning area. The EDSP supplements the general plan with more detailed land use designations, policies, programs and regulations. Seventy percent of the EDGPA residential development and 94% of the new commercial space were planned for the Specific Plan area. The land use plan calls for compact villages with residential and neighborhood serving uses. Employment-generating commercial uses are generally provided along arterials with transit access. The City of Dublin prepared a Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan ("Eastern Dublin EIR") based on a 6,920 acre GPA planning area and land use designations, and 3,328 acre Specific Plan area, both as described above. As required by CEQA, the Draft EDEIR also identified project alternatives, including a Reduced Land Use Intensities alternative and a Reduced Planning Area (RPA) alternative, and analyzed whether the alternatives would avoid any of the otherwise unavoidable impacts. Subsequently, the City Council adopted a modified version of the Reduced Planning Area alternative after certifying the EIR as adequate. The adopted modified RPA alternative reduced the GPA area by 2,744 acres, provided for buildout of the Specific Plan area and buildout of the GPA area only within the Dublin Sphere of Influence. The Doolan Canyon area, which was outside the City's Sphere of Influence, was designated a Future Study Area with an underlying Agriculture land use on 100 acre minimum parcel sizes. The Doolan Canyon area has since been removed from Dublin s general plan planning area. Page 2 2002 Supplemental EIR and Annexation. In 2002, an application was filed with the City by a number of owners in the Eastern Dublin area to annex the area to the City and the Dublin San Ramon Services District (DSRSD). At the same time, the Project area was prezoned to the PD-Planned Development Zoning District and a related Stage 1 Development Plan was approved to guide future development of the Project area. The Project area was detached from the Livermore Area Recreation and Park District since the City of Dublin provides this service. A Supplemental EIR was prepared to analyze these actions pursuant to CEQA and was certified by the City of Dublin. As required by the Dublin Zoning Ordinance, the 2002 prezoning included a Stage 1 Development Plan, which currently governs land uses within the project area. A Stage 1 Development Plan identifies land uses, densities and development standards, The 2002 Stage 1 Development Plan, currently in effect, covers the entire Project area and reflects the general land use types, densities and locations established in the 1993 Eastern Dublin project approvals. In approving the 2002 Stage 1 Development Plan, the City established maximum development intensities by property for residential, office, commercial and other land. The Stage 1 Development Plan also includes a master landscape plan and development phasing plan. All land uses within the approved Stage 1 Development Plan are consistent with the existing General Plan and Specific Plan. Table 1, below, shows the existing Stage 1 Development Plan land uses and number of dwelling units for the Project area. Page 3 Table 1. 2002 Stage 1 Development Plan Land Use Summary ANNEXATION LAND USE SUMMARY ACRES UNITS SQ. FT. Low Densi Residential 433.5 1,734 Medium Densi Residential 9.4 94 ~' Medium Hi h Residential 34.8 696 Rural Residential/A 'culture 269.1 2 General Commercial 41.0 ~ 446,490 Nei hborhood Commercial 10.3 134,600 Industrial Park 68.9 840,360 Future Stud Areas RRA, I & GC) I 92.6 Junior Hi h School 14.6 j ~ Elementar Schools 17.3 ~, Communi Park 14.1 Nei hborhood Parks 24.0 Nei hborhood S uares 2.7 O en S ace 76.9 TOTALS 1,109.2 2,526 1,421,450 Note: In addition to the tabulation above the annexation included approximately 10 acres of road right-of-way for Fallon Road, Croak Road and Central Parkway. The total area annexed, including road rights-of-way, is approximately 1,119 acres. Of the 2,526 residential units included in the 2002 Stage 1 Development Plan, 1,240 homes are located within the boundary of the Eastern Dublin Specific Plan and the remainder (1,286 homes) are outside the EDSP boundary. AlI of the commercial and industrial uses above are located within the existing EDSP area. A portion of the area was designated as a Future Study Area as these properties are located within the boundary of the Livermore Airport Protection Area and precluded from residential development due to safety concerns. These Future Study Area properties are also within the boundary of the existing EDSP. The ultimate land uses appropriate for these properties were to be defined in subsequent documents. In the existing Stage 1 Development Plan they are defined as having either a Rural Residential, Industrial or General Commercial zoning. The annexation documents noted that a Specific Plan would be prepared for the General Plan Amendment lands prior to development. Resource Management Plan (RMP). In 2003, the City retained a team of consultants to prepare a Resource Management Plan (RMP) for the Project area. The RMP implements a mitigation measure contained in the 2002 EIR (Supplemental Biological Mitigation BIO-1). The purpose of the RMP is to address impacts to biological resources in a coordinated manner across the entire Project area. The effort included conducting necessary biological analyses and Page 4 developing necessary protection and/ or management methods. The RMP was accepted by the Dublin City Council in September 2004 and has been used as one of the key documents in formulating the amended Stage 1 Development Plan proposed in this Project. Project Description Overview All of the Project Area is located within the City of Dublin. The "Project" here includes: 1. Revisions to the General Plan and Eastern Dublin Specific Plan relating to the remaining undeveloped land in Eastern Dublin ("Project Area"). These topics are addressed in the "Program" Section of the document. A PD rezoning and related revised Stage 1 Planned Development Plan have also been proposed for all properties within the Project area; and 2. Certain known "development-level activities" that are proposed to take place in the Project Area which would implement the Eastern Dublin Specific Plan. These would be for properties controlled by Braddock & Logan. For these properties, applications have been filed for City of Dublin approval of Stage 2 Planned Development Plans, site design review, vesting tentative tract maps, development agreements and related development permits. Each environmental impact topic is addressed at a "Project" level in this document. The collective total of such Programmatic update and development-level entitlements is referred to herein as the Project. Program Level Elements The project proposes a PD-Planned Development District amendment to amend the existing PD-Stage 1 Development Plan. Under the City's zoning ordinance a Stage 1 Development Plan (PD) must, among other things, establish: a plan of proposed land use by type and density of use; the maximum number of dwelling units and commercial/ office/ industrial areas; a master landscape plan; and a preliminary development phasing plan. The current Project proposes certain specific amendments and changes to the 2002 adopted Stage 1 Development Plan. Land use and development concept. Exhibit 5 shows the proposed land uses and amended Stage 1 Development Plan zoning for the Project area. The Project includes 3,108 dwelling units and 2,503,175 gross square feet of commercial and office use. This would be 582 dwellings and 1,081,725 gross square feet greater Page 5 than included in the currently adopted Stage 1 Development Plan. The additional approximately one million square feet of commercial and office is proposed to convert land uses in the Livermore Airport Protection Area from a General Plan/Specific Plan designation of Future Study Area (see discussion above) and a Stage 1 Development Plan zoning of Rural Residential, Industrial or General Commercial zoning to Campus Office and General Commercial land uses. The 582 additional residential units are included within a total of approximately 600 dwelling units in the Livermore Airport Protection Area that were analyzed in the 1993 Eastern Dublin EIR. In the adopted 1993 plans these properties were given a General Plan /Specific Plan designation of "Future Study Area." The Project proposes to transfer 582 of these approximately 600 dwelling units to a portion of the site not encumbered by the Airport Protection Area restrictions. The Project also proposes to add approximately 13 acres of land immediately to the west of the 2002 planning area. This property consists of land presently designated as either Rural Residential/ Agriculture, Open Space or a partial elementary school site. As no school is now planned at this location and as it would be undesirable to leave an open space "no-mans-land" between two urban developments, the Project has added this parcel to the Project Area. One property owner, Braddock & Logan, would acquire and develop these 13 acres. The following Table 2 is the land use summary for the proposed Project. Page 6 Table 2. Project Land Use Summary Land Use Acres Dwelling Units Non-Residential Sq. Ft. Low Densi Residential 441,3 1,737 -- Medium Densi Residential 60.1 601 -- Medium Hi h Residential 33.6 672 - Village Commercial/ Residential 6.4 96 83,635 Rural Residential/ A icultural 130.5 2 -- General Commercial 72.1 -- 785,169 General Commercial/ Cam us Office .134.0 -- 1,634,371 Elementa School(s) 20.0 - -- Communi Park 18.3 -- -- Nei hborhood Parks 25.8 -- -- Nei hborhood S uares 2.7 -- -- O en S ace 187.2 -- -- Total 1132.0 3,108 2,503,175 Note: This table includes both the additional 13.0± acres which have been added to the area since annexation and the additional 10.0 acres of road rights-of-way which were not tabulated at the time of annexation Source: MacKay & Somps, 2004 Development is proposed around a village center internal to the site that would serve as a social and commercial core to residential neighborhoods in the hills surrounding the village center. The center would be located at the major roadway intersection of the Project and would include a mix of Village Commercial, Medium-High Density Residential, a Neighborhood Square, a Community Park and an Elementary School. The Center would also be sited adjacent to the primary open space/stream corridor that traverses the site. Residential densities proposed for each of the properties within the Project area would fall within the respective residential designation established in the Eastern Dublin General Plan and Specific Plan. Low Density Residential (0.9 to 6.0 dwellings/acre) would allow lots with lot sizes ranging in size from approximately 3,200 square feet to approximately one acre in size. Medium Density residential (6.1 to 14.0 dwellings/acre) would permit small lot housing types including "z-lot," and similar cluster type housing. Medium-High densities (14.1-25.0 dwellings/acre) would accommodate rental apartments, condominium and similar housing styles. Finally, the Rural Residential/ Agriculture designation would permit one dwelling per 100 acres of land. The total number of homes per existing parcel would be established in the amended Stage 1 Development Plan. Page 7 The Development Plan proposes 2,503,175 square feet of commercial and office land uses. The proposed average Floor Area Ratio for commercial and office uses would be based on the mid-point intensities allowed in the Eastern Dublin Specific Plan, which would be 0.25 (General Commercial), 0.30 (Village Commercial} and 0.28 (General Commercial/Campus Office). The total commercial and office development per existing parcel would be established in the amended Stage 1 Development Plan. The Project would also include approximately 18 acres of community parkland, approximately 27 acres of Neighborhood Parks and Neighborhood Squares and would reserve approximately 20 acres for future school use. Interconnected multi-purpose trails would be provided within the Project area which could be connected to regional trails. One major proposal included in the Project would be the central Stream Corridor Open Space. This would include approximately 86 acres of land that would be preserved to protect and preserve sensitive biological resources. Trails liking residential areas could run along the Stream Corridor if such trails do not disturb biological resources. Table 3 (next page) indicates the proposed Project land uses and development intensities for individual properties in the amended Stage 1 Development Plan. Page 8 T d a L C O ~ +.+ {Q ~ a ^ H ao d d1 ~ N ~ ~ ~ ~ C i fC J ~~ V d d ~ •~ -- a M O ~ t} O O M W f~ N O ~ O c+l O fD N 7 0 a0 ~ N I~ N N (O M M I~ M N N 4D M N ~ U ~ h ~ ¢ R ~ _ t~ O N ~ N ~ ~ ~ M O O ~ N ~ ( D C O O I~ (O ~ O O M N 7 O ~ O O fn O O O O r ~ r V ~ y N O O U ~ O O y m N O O O ~ ~ O r V M f0 ~ M r ~ In O ~ if) ~ ~ l[7 N . U N ~, ~ M O M N O O O O O M M N Qj O U M O M m p O '= O O O ~ O m N U ¢ n O O V1 M M O O r 9 ~ r In N N m M ~ U O m ~ W ~ O] W W N V V O O 7 ~ ~ O O O cD a Q O ~ o ti ,^~ r v v p O ~ ~ ~ n N •- M N N ~ m N U ¢ o ~n co o r M N N M N ~ N r 0 O O 7 ~ ~ ~ t(7 N [O r O O ~ M V ~ U rn m v rn m ~ m y N ~ O O O p r O 3 M 'O M O ~} ~ O r O r N ~ ~ ~ M hh c0 ~ u'i N ~ a00 U N N O ¢ N rn (D v O o M 1~ o O ~ u7 O 3 O N '~ N v v v u? m 'n o , rn co Sri O U y N M O O O N N O O to c0 V O I~ N O r O O O N ~J ¢ o z ~ ~ o m ~ `~' Z >. ~ m ' t ~ a ~ , ~ ~ ~ ~ ~ _ m v In m d .o a ~ ~ Fn E ~ ~` - N LJ1 ~ f6 ~ m l9 (0 ~ (0 ~ f6 ~ ~ O o s O r U ~ o ~ d a ~o N.~? o_m S~ N E ` ` ` ` ` ~ .~ m ~ ~ ~~ ~~ ~~ ~ ~ E~ E E y E ~ E a o f t t m o N o a ~ a ° c ~ ~ o a o o m o a~i o m ~ o .~ 'm 3 0 a ~ ~m i ~~ a i a i ~0 ~¢ ~ Um UU C~U C7UU w U z zrn - 0 N N E to N C N U N ~ N N N N C C y d Q' r O arc w ~ o - m ~ > W c ~ ~ m a ~ c L° o O~ fC4 m p ~ N d ~ CD W ~ LL Q. O z l0 1~ O O Or r N r d a a 'D ~E m ~ U- C - O ~ ~- C O N 3 J ~ o ~ ~ Y N C ~ ~ ~ QE N O f6 4 ` L ~ doDUiiU¢ O Z r N M V 0 U c6 a m w Q C O _C 9 N N a N ~o V U _o (9 U N E E 0 U Project access and circulation. Primary access to and through the Project area would be provided from Fallon Road and the extensions of Dublin Boulevard and Central Parkway. Regional access is currently provided to the Project site and would continue to be provided by the I-580 Freeway. Collector streets located throughout the Project would provide access to residential neighborhoods and non-residential areas. Fallon Road would be widened and improved in an alignment similar to its current configuration. Central Parkway is proposed to extend in an easterly direction from Fallon Road until it would turn in a southerly direction, following the existing alignment of Croak Road and terminating at Dublin Boulevard. The Loop Road would provide access to northern residential neighborhoods. All roads would be constructed to existing City standards. Multi-use trails would also be constructed in accordance with the policies and programs of the EDSP and General Plan. Such trails would accommodate bicycle, jogging and pedestrian uses. UtilitX Services. The Project site is located within the service area of the Dublin San Ramon Services District (DSRSD). The District would provide potable water, recycled water and wastewater services to serve the proposed Project. It is anticipated major facilities would be constructed and/or financed by Project developers. Such services would be provided in accordance with DSRSD's Facilities Master Plan (as may be amended) that include the Project area. Stormwater drainage to serve the site would include a major backbone drainage system, which would consist of larger pipes that would connect to open channels and/or box culverts toward the existing G-3 box culvert located within Dublin Ranch Area H just west of Fallon Road. Local drainage facilities would be maintained by the City of Dublin with larger regional drainage facilities maintained by Zone 7. The Project would also include features addressing the water quality and hydromodification standards of the federal Clean Water Act -National Pollution Discharge Elimination System (NPDES) requirements. The Project proposes that runoff from small, frequent "water quality" events enter proposed infiltration/water quality facilities, with higher flows by-passing the facilities. The use of these water quality ponds and of the natural Eastern Drainage would slow runoff and minimize hydromodification impacts on downstream facilities while providing necessary water quality treatment. Page 10 Site Grading. Grading activities would occur within the Project area to accommodate planned land uses, roads and utilities. The amount of grading for the overall Stage 1 Development Plan area would not be established until detailed site and grading plans are developed and all of the Stage 2 Planned Development applications are submitted. Inclusionary Housing Requirements. The City of Dublin's inclusionary zoning ordinance requires that 12.5 percent of a project's dwelling units must be affordable to very low, low and moderate income households. Compliance could consist of constructing the required number of inclusionary units or, as an alternative, paying for up to five percent out of the total of 12.5 percent requirement as an in-lieu fee to the City. The Project proponents will be required to comply with the ordinance; the specific methods of compliance with this ordinance will be required for the lands proposed for Stage 2 PDs. Phasin .The Project is anticipated to be constructed in at least two phases. The first phase would include approximately 473 acres located in the northerly one- third (approximately) of the Project area. At least one park would be included in this phase. One Elementary School may also be constructed in the first phase, although this could be built in the second phase depending on need. The second and possibly later phases would include the remainder of the Project area. Project Level Elements Additionally, the document analyzes the specific development-level actions (e.g., Stage 2 PD zoning, site design review, tentative tract maps, etc.) for a portion of the overall Project area. The applicant is Braddock & Logan Services Inc. Project Area. The Project-level entitlements would permit development of approximately 486 acres encompassing the two north-most parcels in the Stage 1 Development Plan area as indicated on Exhibit 6. This area is comprised of the Fallon Enterprises parcel on the west and the Braddock and Logan parcel on the east. The proposed Stage 2 Development Plan area is located within the City of Dublin and is bordered by Dublin Ranch and a golf course to the west, the City's Sphere of Influence/ City Limits boundary to the east and north, and the Jordan and Croak properties to the south. Project-level entitlements include an approximately thirteen-acre lot line adjustment between the Fallon Enterprises parcel and property owned by the Lin family on the eastern portion of the Dublin Ranch golf course to allow more sensitive and efficient grading in that area between the two projects. Page 11 Non-native grasses or dry farmed croplands cover the majority of the area, though there are very limited areas of tree cover. A stock pond is located at the north of the Fallon Enterprises property, in land designated as Open Space and other smaller ponds are found throughout the site. The proposed development site is characterized by undulating hills, ranging from approximately 470 feet above sea level to approximately 910 feet. Land Use and Development Concept. Five residential neighborhoods are proposed in the Stage 2 Development Plan application, with lot sizes ranging between 3,200 and 6,000 square feet. The neighborhoods are arranged around a centrally located elementary school, located along the Upper Loop Road and adjacent to the Stream Corridor. The applicant proposes to construct a day care facility as part of the elementary school. This is proposed in satisfaction of the City's Public/Semi-public sites requirements. The proposed Stage 2 development would provide an approximately five acre neighborhood park located adjacent to the elementary school and an approximately four-acre neighborhood square located at the terminus of a main residential collector street. The neighborhood square provides recreational opportunities in the upper elevations of the development area. Approximately 34 acres of the Stream Corridor Open Space would be located within the proposed Stage 2 development area area. Multi-use trails would be located in the outer 30' of each side of the Stream Corridor. Additional land around an existing stock pond northwest of the stream corridor is designated Open Space and would be placed in a conservation easement. Table 4, below, summarizes the proposed Stage 2 Development Plan land use data and compares this Project level proposal with the Program level proposed in the amended Stage 1 Development Plan. The residential land uses of the Stage 2 development proposal are consistent with the amended Stage 1 document. The Stage 2 park proposal provides 2.7 acres of more parkland than required in the amended Stage 1 document. Page 12 Table 4. Proposed Stage 2 Development Plan and Amended General Plan Land Use Stage 1 Development Plan Data /Land Use Intensities Stage 2 Project Braddock & 'Fallon Parcel 'Loan Enter rises Totals Totals Land Use Ac. ~ Du Ac. Du Ac. Du Ac. Du Low Density Residential 70.5 282 205.4 794 275.9 1,076 j 252.1 1,078 Rural Residential/ A iculture ~ 60.8 1 ~ 50.3 1 111.1 2 120.1 ~~ ' 0 Elementar School 0.4 9.6 10.0 0 11.0 Communi Park 0.0 0 Nei hborhood Park 8.5 8.5 0 6.3 Nei hborhood S ware ' ~ 0.0 0 4.9 O en S ace 28.0 ' 52.3 80.3 0 92.0 0 Totals: 159.7 283 326.1 795 485.8 1,078 ! 486.4 1,078 Source: Braddock & Logan, 2005 The design of the project proposes to take advantage of the existing features of the site and neighboring properties to create amenities for future residents. Views from the neighborhoods to the adjacent Dublin Ranch Golf Course are proposed to be integrated into the site plan through the inclusion of open-ended cul-de-sacs that open onto the golf course property and a small green that would provide a view beyond homes through to the golf course. Access and Circulation. Primary access to and through the Stage 2 development area would be from Croak Road from the south and via "Upper Loop Road" from the west. The Upper Loop Road would connect to the existing City road network near the current intersection of Fallon Road and Old Fallon Road. Trails have been planned for residents along the open space corridor and along major streets. Croak Road and various other streets are proposed to be single-loaded along portions of the open space to provide views of the stream corridor to pedestrians and motorists. Open-ended cul-de-sacs have also been planned along the open space areas for recreation/trail access and maintenance/fire access purposes. Page 13 Utility Services. Gravity sewer mains serving the neighborhoods east of the Open Space Corridor would connect to an existing main in Fallon Road. Sewage from south of the Stage 2 development east of the Open Space Corridor would pumped north to a gravity sewer main which would cross the Open Space Corridor at the alignment of "Upper Loop Road." The northerly portion of this area would, on an interim basis, be served by the gravity main. Ultimately, all of the development area east of the Open Space Corridor would be served by a new gravity sewer main to be located in the Croak Road right-of-way. When available from the DSRSD wastewater treatment plant, it is proposed that recycled water be provided for the irrigation of parks, schools and major street rights-of-way. Water would be supplied to the proposed Stage 2 development area by extension of DSRSD's Zone 2 and 3 main in Dublin Ranch. Water supply mains would be looped through the development area an connected to an existing main in Fallon Road. The storm drain system for the Stage 2 development area is to consist of major backbone and smaller local facilities. Stormwater collection facilities would be sized to City standards. A strategy for maintaining the quality of storm water runoff for the Project area once development occurs would be determined in accordance with guidelines proposed at a Program Ievel as part of the Stage 1 Development Plan. The primary focus would be to direct "first flush" runoff into surface treatment facilities where feasible. Where this is not feasible, runoff would be diverted from out of the underground pipe system into strategically located treatment facilities. Subsurface treatment facilities may also be used to capture and treat runoff. All runoff treatment is to occur prior to entering the Zone 7 G-3 drainage facility at Fallon Road. Site Grading. Slopes within developed areas are proposed to be graded at a 2:1 ratio; slopes in Open Space and Rural Residential/ Agriculture areas are proposed at 3:1. New slope contours would tie smoothly to existing contours and disturbed areas would be hydroseeded so as to retain a natural look for the graded hills. Where needed for maintenance and fire safety access purposes, 30- foot wide easement with benches are proposed along the rear of lots which would abut open space. AlI urban development is proposed below the 770' elevation Urban Development Cap with much of the grading proposed above this elevation only for the purpose of repairing landslides and providing slope stability. Inclusionary Housing~Requirements. The Project proposes to meet the City inclusionary zoning ordinance constructing the required number of inclusionary units or, as an alternative, paying for up to five percent out of the total of 12.5 percent requirement as an in-lieu fee to the City. Page 14 Phasing. Phasing of the neighborhoods is proposed to proceed generally from west to east, and from south to north. Park and school phasing are to be subject to the requirements of the City of Dublin and the Dublin Unified School District respectively. Requested land use entitlements The following land use entitlements have been requested to allow implementation of the proposed Project: All Properties: 1) General Plan Amendment. 2) Amendment to EDSP 3) PD Rezoning/ Amendment to Stage 1 Development Plan including Design Guidelines. Selected Properties: 1) PD Rezoning/Stage 2 Development Plan 2) Site Design Review 3) Vesting Tentative Tract Map 4) Lot Line Adjustment 5) Development Agreement Page 15 Fallon Village EXHIBIT 1 8° j Project Location ~ Within Region 5 •- Antioch 1 ,4 24 San Oaklan FranCiSCO Project Area 680 Dublin San so Tracy Francisco {~aCIfIC OC@an Bay a4 Livermore ~ sao 1 101 237 ~~ 0 " 10 Miles r r e--~ San Jose 9 101 17 Santa \Cruz ..T ... _ _. -_-~ !: ....~ I ~ y E t ~ ', ,. 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G! -,-Ti liff J ~~ ~,1_1 IIYi ~ n ~ ~ ~. ~ ~ ~ ~~~~~~~ i ~~ I-r' ~ ~ ~~ ~~~~~I~~ %~ J ~~ ~F ~ l ..a.,am °"` ~ N -,_~ /; I ' I /V r Ty%~~i~ n d '} 1r' '~--- r J~IIII W ~ I yI ~. ~. , 4TJ y„~~I / t ~I ~~~ .j 1~ II 4`W~' IY~'(V'! ~ti i 1~- 1 ~1~ ~ ~ r~ ~fl %~G~ I rr~ l~ *. ~ t 116 F_ ~' id 1! x;111 I~ItlI {ul , ~k'. ! ,w ~S l ~, 1 r ~`'"~~ ~ ,r,u 1 r~ ^ I I ~ '- I ~-.-~' ~ ,, '2 ~,n{ ~I. '. r r ~ 5) ;~ ~~ ,_ - 11 r l ~!~ ~~~ ~ n la ~ ~~ ~ _ ~ ( ~" I~obPlTe 1 Lr' ~ : , s, ~ }, ~~ ~ t~.~ I~ ~ ~'`~i r _ I - _ _ _ ,, - ~ _ ~, ~ , ~,. y~ j 'Rr'""_j~..-~~ „ ~ I~- ` 1 ~ In' ~-~~~ ~ j~ J X771 I ~r4' ` ~( I I, I~j i. .~ - ' ~ ..~ I ~~ ,r I ~ r, rl }°~. _ _ f a, ... r ~ °. ,.......: I[", rte- ~ i'~~ ~ ~, ~ ~ _ ~, ~- - ,, "~ _ '~ ' I r. :, ~..,, _..... . ,.u.,. _ ~tx r II'~ ~ '! ~; " I ~ ~ 111 ,~. ~.- ..~~ ~ .~+ 4i.. .5 - - _ w,... (e. ~ .. w Vw ~, ~ w < ~ ° ~,. air = .~ c A ;, T ~ kl I T A is 7 v ~ ~ ~ ~ h ,- ::.may .. ,y sz. ~ . .. _ ;l..~..e~~ a ,~ K x ; :tire aw *c ,.. 1 I v ~ i 1 ~f~ Q .L ~ i ~ ,.-,.., ms's', 'q' 7~~f1 :,, .. JH_'lA SA1~fi~ ~n " :`~{I ~,~ ' der ~~ .r~~ i _ .'i~-H! - '~, ~. { '. }, '3d`[° ~~ `t~a.°a' ~.i r ~' '~0.. „ P m.. _ ~ 4~u~._~ ~ ~ ~~~ ~~ ~~i ~E~'s 4 ., `i .~.,;r ~ Tr~~~~. ~.~ '* I ~ 6 ~,. A.'..L _._.,~.,.".. ~r -~~c~C ~r~~pt~'~, -m*, ., ~...., ~4.. 2;, ~. ~ r F ,- .. ,W-xw' ~ . ~, "'~ "'`~,"`~~j ~'-".untr-. n ~~: `~ «;~~ .x. .Y~.. ~ - ji'e~:~w f.:~'~-, 8~..:If rl 3r.-- tl Fallon Village EXHIBIT 5 Proposed Stage 1 ~ Development Plan '' LEGEND: GROSS DU/S0. FT.: ACREA LAND USE: GES: RR/A CP `Community Pork ig.lfnC. Es- elemnnry school ll.o:nc. 53.6}AC. , _ ,. CC-Gnenl Commereivl 71.13AC. 7g5.1fi95i . _ CClCO°GenerN Commere l.V Cemmeralfl Ofike Il0.fISAC. I.fiJ0.l7t L-Low Density Rnidn Dal 617.d3AC. l,]]9 DV M - Medivrt Density ResWenhal fa.13AC. 601 DV 1 MH -Medium Nlgh Dnslry Reshfeehvl IR~tAC. f7I DU 113 0 AC) f'C-VlllageCommerehl 5.a>AC. 9f DD.a1,633SF . NP-Nelghhvrhaatl PvrY 33.fitAC. Nti - NelghbvhoM 59vvrt 7.fsAC os -open sv.n lcowe.a.non nrrt wni.r •. neeaed) Iol.g:nc. PlSP-Puhlkl Sem4PVhik ( oee Nan l) 0•afAC. RP1n - Rvrul Rnidenlbl I A erlcuDart Il9 4tAC. 1.1011 DI' TOTAL I IJi.YtAC. 3~03.i15 Si 9. 4.N9}~. L 162.33 AC. OS 45.2}AC. L 3.5}AC. OS 31.71 AC. ~ fi.~Pc. ES t o.s}AC. L 33.4} AC. L 563}AC. AR/A 66.4}AC. \ / L4OtAC./ 9}A A RR ~ / ^ ~ 4 AC - 19 ~ . . \ 48.OYAC ~~ ~ ' • NP c ~ S.B}AC. ~ L •\ 19.9}AC. ~ ' 1 M NP SS}AC. OS 23.a}AC. ES/M NP 6.DkAC. 60.5}AC 1D.OlAL. 1 ~.~--:-- -'l r-- 1jj3 pL MH a6.,}AC M ,D.44 AC e7.~AL. ~ 1 ` 1 , ,\ P C A V I7 A ~p it tt. AC. 2. 43 C C J. C . \ M M .M d%vor !krw;mr law Jt ~ C 7.2tPAC. MH 6.5}AC. ~ 7.DtAC. 2 } 9.6}AC. 9.7}AC. ~ 35.65 Ac. GC/CO GC(CO }AC 21 ~ ~ OS 2t Ac. . . ~. / 9.I}AC. ' /` GC t7.3}AC. GC/CO t4.3}AC. GC 54.6}AC. GC/CO 18. AC. G9 / C 0 / Ge C O GC CO s ~~ 3 ~ St A C . GC/CO . GC/CO 9.43 AL. i 1.1}AC. 1 not rn cc/cD Co lier enyo Road ~® stye nW1Ng[Iaw9.lAxU wawm9.wn alaveArlr: Pte, a caPS1 - ue-oo9o NOTES• +r rxe u n4aT Ila9ta o ~ a a ~ ~ `~ °' ,~ ~ ~ ~ ~ ~ ~ ~~ ~ Q x ~ ~ C ~ . r ~~ ~ ~ N ~ a :~ L ~ ~"o ¢ o ~ a ~sa~ °~ 08 q Z' t L U a C ~ ~ ~ L 3 m ~ .m .ec ~, 4 a~,a~,~, Yi ~amzz0 olS a~ E~ i ~ i Q r a I ~ I ,c~ -- O \GU a .\ ~ ~ II w i ,' ~4' c.+ z ~~ z %. 1;,, __ -` ,~ ~~ ~ ~ ._ L ~~~~--- ~. --- ~ ~,,~ 7~ I ~ ~~ I Y~ i _ ~~ __.. __ o; -- --~ CIE East. Dublin ..Properties stage i Development-Plan STAGE 1 SITE PLAN Zoo 2- -f -~ ~ -~ ~ ,- - , - '~ \ / ~ ` ~,1 ~ y ~~~ . i ~ ~ - ` .hJ F \ .~ 9 x ~ / I. ~ • R~~'~' ~ i , - I 88.7$ AG gross ~ ~ ` . ~ , . RRA 2,as= Ae 9rosg ° oss° 1 ~~~1 ` . , . ~ ~ Y rrn.ma +rrY .t ~~ ~ r s _ " I ,~ 8.&~ iAC gross ~ i 9 O~ AG grd'S5 ', ~ ~- i~ CC ~ s ~ 1r _Cl -~ -~' -... ~, ~ $Sait ~' ~ _ r ~;.. ~ ~ _ ~ ~ RRA f~ihJre Study Area..: ~ ~` '- ~'.~ l,~ i~O~geo'»,, I Future Study Area ~ Rf'~A 3. 23.A~ AG gross ~ r._ 70.41 ACgro55 •.. ~ ~'. ~- .~ -, ,, ~, IFuture Study Area RRA i~ ~. Futur25t~'~ '~ ~~? -~ 'f .. ~ 24.2^-AGgrohs ~, ~ y , cd ~ 9 ,:~~ - Futvrc Study Area AC a 7 uture Study Area " - __ _ ~.' 9"~ ~ ~ ~ ~ ~ gross - 1 ~~ - t~ ' ~ +} I.O± P.C gro69 I ~ $ avi.~ ,' f ~~ r1 _, ' ~: ~ 18 ~ A,6 0~ ! 5s AC ~ro3s ~ ~,~ r ~' 1 f-.~ ~ ~¢ y~ L F` { t'~ ... ..- ~ _. ~ h , I 4 r ..,~ ~~ ~~ w ~. +t 4+':.t sd _- ~ :~ ti~ °I7 N.' H'0R?N ,. ir~ . m i . , ., i ' Q 2QQ`' 4~Q-.~ - 8Q0' - .. -.., _ .. ..... . _. ' .. m~ct~~r~~am~s F,k~Nrf,4i\GrI.Jlf1 =4^lti'VG~,{r'•'i.'~ 5'.FtVf'!ihG 019149/miscexh/EDPO-illus ~~~:-cafar::'r.~ ~~a.5; _~zs aaQ;^ ATfACHMENT Z- NOTES: 1) THE LAND USE TABLE INCLUDES A PLACEH01_DER FOR PUBLIC/SEMI-PUBLIC USE IN ACCORDANCE WITH THE CITY OF DUBLIN'S RECENTLY ADOPTED POLICY. HOWEVER. DUE TO THE CITY'S O UNCERTAINTY ON APPi.I CATI DN OF THIS POI.ICV fOR A LARGE PLANNING AREA KITH MULTIPLE PROPERTY OWNERS. THIS LAND PLAN GOES NOT SPECIFY WHERE THIS IANOUSE WILL BE PEALED. INPUT FROM TIIE CITY WILL BE REOU IRFD TO LOCATE THIS LAND USE. >c axe PROPOBSD W1 ~1 RB-ZONB (t1~.0 AC) C)ti f/ 01 ~. -- Fallon Village Stage 1 PD Amendment PROPOSED PLAN FOR ENVIRONMENTAL REVIEW PURPOSES March 1, 2004 19149-1 OA RR/A sua+c ~-~f ~: zp .~ F LEGEND: ACREAGES: CP = Commuwity Panic 18.3tAC. T9~ ~ - ES =Elementary School 21.OtAC. t 2 ,`f r : ~ GC = Cenetal Comma•ciul 72.ItAC. two ,~= y~?~ ~'-' CClCO=General CommerciaU Commercial Office 134.OtAC. - Q ~ - 1, Low Uensily Residential 417.4tAC. i1~ r~ ,~I 0^' ~-' a ~~' ~ M =Medium Density Residen0al 6U.IfAC. / tt:- ~~~ _~ MH =Medium Iligh Density Residen6rl 28.3fAC. ..`.~ w.+G ~L VC=Village Commercial 6.4fAC. 4 .;.; i 4s ~ - lt.-'. NP=Neighborhood Patio 23.6tAC. +~ r eT ~ NS = Neighhm~hood Square 7.6tAC• { i c~ -~ { +' ~ ~ OS =Open Space (Conservation Acea overlay as needed) 203.8tAC. {~~~ ~r~ ~, ~ ~ rV~. P/SP =Public /Semi-Public )see Noh 1) O.OfAC. - ~. ~ ~, '.~, ~ r ~~t nom' ay~~~ RR'A = Rutvl ResidemhLl / AgtirulNte 139.4tA '`~ Y e. Iy r ,~~i 6 ~}, TO'fA1rIl32.DtAC. ii;':. ~`~' t ~"~` ~' , ~.''~ ,,;a~.: L ~~ RR/A IQiatG l~ ~' . , ww~ nw ~ :' y«:: c -.i~ ,'; ., L ~~ L ~~ _~ ,~ \~, cr : I L .uuc ~_ ~~ ", r~r ~~ MH r~ i T ~ f ~ .. s,~ s~ } ~ i~ ()$ ~~..~ t if \ R ~n`,S~ S ' 1 yfa .~ f ~K cn t RR/A. Ir. ~ .c ~1 C Y. la...c i L asllc ~~ IIJM~C, DU/SQ. FT.: 785,169 SF 1,611,371 1,739 DU 601 DU 672 DU 96 DLI, 83,635 SF 3,ID8 DU 2 503,175 SF MORitt ROld r ~ X00' ~oo~ ct91~ EIIC,YI~R.NC.1M1O PunNnc.l~Ia suaL~rwc PMOwntoa, G (Y2S) - 225-O8YO ATTACHMENT ,~ Re: APN 905-0001-006-03 Anderson Second Family Ltd Partnership P.O. Box 910371 St. George, UT 84791 Re: APN 985-0027-007, -006 First American Title Guaranty Co 6665 Owens Dr Pleasanton, CA 94588 Re;%t1PN 905-00 -003 J~ff~xe e gan 41~5S~ckhawk~za Ci~le, Ste. 201 Da e, CA 9450! __.~_ - ~ -~ Pat oak 4G17 s Avenue ,~ Castro lley, CA,9'4546 Re: APN 985-0027-002 Robert Chen 1499 Bayshore Hwy., Suite 1 2 Burlingame, CA 94010 ., Milt 'ghetti, Jr. Z36 Sc is 1~iedmo 94 , ~1 __ ,.. -- Cote Goldade~ ~. 142~n~lin Drive) S>hitd B P~asanton, (.~~~,~ ~~V - Bill e P. ox 516 oss, 9 957 Chris Kirizel TJKM 5960 Inglewood Drive, Pleasanton, CA 94588 Re: APN 985-0027-004 EBJ Partners LLP 550 Hamilton Ave, Suite 329 Palo Alto, CA 94301 Mike Durkee Allen Matkins 3 Embarcadero Center, 12th Floor San Francisco, CA 94111 Re: APN 905-0001-005-02 Milt Righetti, Sr. P.O. Box 2694 Castro Valley, CA 94546 Pleasanton Ranch Inv. n/a Anthony . arni Varni, F ,aser, Hartwell, & 650 A Hayward, CA 94541 _ Bob Harris Robert Harris & Assoc 6 Gre t easanton, CA 94566 Ted Fairfield 5510 Sunol Blvd. Pleasanton, CA 94566 Richard Grassetti 7008 Bristol Drive Berkeley, CA 94705 'Je Haag uite 100 ~11~~~9 niver ' y Ave. Berkele A 9~?OR" Re: 985-0028-002 Fallon Enterprises 5781 Fallon Road Livermore, CA 94550 Re: APN 905-001-004-03 Dublin 580 Executive Center LLP 525 E. Main Street Stockton, CA 95202 Re: APN 905-0002-002, 001-O1 Francis P. Croak 1262 Gabriel Ct. San Leandro, CA 94577 Re: APN 905-0001-004-04 Robert & Shirley Branaugh 979 Oak Manor Way Pleasanton, CA 94566 Dolores Jordan 537 Grove Way Hayward, CA 94541 -~` ~ i'~ Mark cCl n \~ ~- MacKa Somps 5142 F lin Driv ,Suite B `._ Pleas ton, A 94 88 / Bingham McCutcheon Three Embarcadero Center San Francisco, CA 94111 Nancy Fleming SWA 2200 Bridgeway Blvd., P.O. Box 5904 Sausalito, CA 94966 Joe Runco SWA 2200 Bridgeway Blvd., P.O. Box 5904 Sausalito, CA 94966 ~- I ~~.