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HomeMy WebLinkAboutItem 4.08 FallonCrossingPD Rezn c~rv CLERK FI~e # Drn~{g]~ Ie 0 0- (Q 0 AGENDA STATEMENT C~TY COUNCil MEETING DATE December 18,2007 SUBJECT PUBlLIC HEARJ[NG P A 04-016 lFallon Crossmg submItted by Standard Pacific Homes to consIder a PD rezonIng and related Stage 2 Development Plan for 106 residentIal lots - 2nd Readmg Report Prepared by MIchael A Porto Consultmg Project Planner A TT ACHMENTS Ordmance to approve a PD rezonmg and related Stage 2 Development Plan RECOMMENDATION ~WaIve readmg and adopt an Ordmance approvmg a PD rezonmg and ~ related Stage 2 Development Plan FINANCIAL STATEMENT None PROJECT DESCRIPTION The proposed Fallon Crossmg IS a smgle family detached residential neighborhood of 106 smgle family homes with assocIated mfrastructure, open space, and environmental protectIOn features With a French hillSide theme, the project offer SignIficant VIews of the hillSIdes, grassland corndors, and natural landscapes of the Tassajara Creek area The reSIdentIal mix IS compnsed of 98 detached smgle family UnIts and 8 umts developed as paIred or duet homes Each reSIdentIal urllt IS on ItS own lot Of the 98 UnIts detached, 10 UnIts near the project entry are located off of three pnvate motorcourts for the purpose of lImltmg back-out dnveway movements m that locatIOn The other 88 homes have dIrect access to the mternal pubhc road CIrculatIOn system, mcludmg a senes of cul-de-sacs The proposed project would be developed as one neIghborhood m one phase Site amenItIes mclude open space, pedestnan corndors, mfrastructure, landscapmg, trail system, commumty vmeyard, and natural areas The development concept for the area stnves to preserve the natural enVIronment and create a commumty that IS compatible wIth the natural terram A large portion of Fallon Crossmg, 46 8 acres or (69% of the property), will be permanently deSIgnated and preserved m perpetuIty as open space Most of thIS area IS steep slope and VIsually senSItive ndgelInes To mInImIZe VIsual Impacts, most of the reSIdential development would be tucked behmd the ndgelme vIsible from Fallon Road The proposed open space configuratIOn would enhance the natural enVIronment by preservmg illllsldes, creek corndors, wildlife habItat, and stream restoratIOn The CIty Council, at It'S meetmg of December 4, 2007 Waived the readmg and mtroduced the Ordmance establIshmg a Stage 2 Development Plan and associated ReZOnIng for the property RECOMMENJDA TKON Staff recommends that the City Council waive readmg and adopt an Ordmance approvmg a PD reZOnIng and related Stage 2 Development Plan ------------------------------------------------------------------------------------------------------------- COPY 'I 0 ApplIcant Property Owner I i g FIle Page I of I liTIEM NO ~ G \PA#12004\04 016 MISSIOn Peak Standard Pacific\CC 121807 2nd readmglCCSR 121807 Second Readmg doc C) I I '1JlP ORDINANCE NO ~ - 07 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ***************************************** AMENDING THE ZONING MAP TO REZONE A 678 ACRE AREA KNOWN AS FALLON CROSSING TO PD-PLANNED DEVELOPMENT AND APPROVING A RELATED STAGE 2 DEVELOPMENT PLAN P A 04-016, APN 985-0002-001 The Dublin CIty CouncIl does ordam as follows SECTION 1 Fmdmgs A Pursuant to SectIOn 832070 of the Dublin Mumclpal Code, the CIty CouncIl finds as follows 1 The Fallon Crossmg PD-Planned Development zonmg, mcludmg a Stage 2 Development Plan, meets the purpose and mtent of Chapter 8 32 m that It proVides a comprehensIve and coordmated development plan for a reSIdentIal tract wlthm the Foothill ReSIdentIal subarea of the Eastern Dublm SpecIfic Plan area, and as further descnbed below, the project contmues to proVIde a deSIrable use ofland that IS senSItive to surroundmg land uses by makmg effiCient use of development areas so as to preserve hillSIde and natural dramage ways, conserve open space, and allow senSItive slope and bIOlogIcal areas to be undeveloped 2 Development ofPD-Planned Development zOnIng, mcludmg a Stage 2 Development Plan, wIll be harmOnIOUs and compatIble WIth eXlstmg and future development m the surroundmg area m that the land uses and SIte plans prOVIde effectIve tranSItions from constramed areas to development areas whIle mamtammg an attractIve frontage along TassaJara Road and Fallon Road ImplementatIOn of the development plan WIll mamtam open space uses along illllsldes and an eXlstmg natural tnbutary and dram age way to TassaJara Creek, conSIstent WIth other development m the area B Pursuant to Sections 8 120 050 A and B of the Dublin Mumclpal Code, the CIty CouncIl finds as follows 1 Development of Fallon Crossmg under the PD-Planned Development zonmg, mcludmg a Stage 2 Development Plan, WIll be harmomous and compatible WIth eXlstmg and future development m the surroundmg area m that the land uses and SIte plan prOVide effective transItions from constramed areas to development areas willie mamtammg an attractIve frontage along TassaJara Road and Fallon Road ImplementatIOn of the development plan wIll mamtam open space on hlllsldes and wlthm a natural tnbutary and dramage way to TassaJara Creek, conSIstent With other development m the area 2 The area of Fallon Crossmg proposed for development IS phYSIcally SUitable for the type and mtenslty of the proposed zOnIng dlstnct m that the portIOn of the site proposed for development IS the most SUitable for bUIldmgs A large amount of open space m the eastern hIlls and along an eXItIng natural tnbutary to TassaJara Creek WIll be preserved EXlstmg mfrastructure (mcludmg roads, sewer, storm dram, potable and recycled water, natural gas, and electnclty) IS or wIll be located ImmedIately adjacent to the SIte The project IS large enough to proVIde housmg as well as open space for future reSIdents The fleXibIlity of the proposed PD-Planned Development dlstnct allows development to be tailored to onslte conditions, as well as the deSIgn and development standards m the Stage 2 Development Plan Page 1 of6 "J ..,. e..w.:I+- L, a , '2-/ ~trli .& TI'1I' .& CCllIT:&fIIE l'Wn"_ /' ~'1J (p 3 The proposed PD-Planned Development zomng wIll not adversely affect the health or safety of persons resldmg or workmg m the vlcmlty, or be detnmental to the publIc health, safety and welfare m that the proJect deSIgn provIdes and an open space corndor to create a buffer between developed and natural areas, IS sensItIve to bIOlogy and topographIcal features, WIll comply WIth all applicable development regulations and standards, and WIll Implement all adopted mItIgatIOn measures 4 The PD-Planned Development zomng IS conSIstent WIth the Dublin General Plan and Eastern Dublm SpeCific Plan m general and as amended m connectIOn WIth pnor proJect approvals m 2006 The proJect IS wlthm the denSIty range of the Smgle FamIly ReSIdential designatIons of both the CIty of Dublin General Plan Land Use Element and the Eastern Dublin SpeCIfic Plan (as amended), It also prOVIdes open space reqUired by the Land Use, Parks and Open Space and ConservatIon Elements, roadways consistent WIth the CirculatIOn Element, adequate public facIlItIes as reqUired by the Schools, Public Lands and UtIlIties Element, Housmg as deSired by the Housmg Element, and safe deSIgn as reqUired by the SeIsmIC Safety Element C Pursuant to the Cahfornla EnVIronmental Quality Act, the CIty CouncIl certIfied a program EnVIronmental Impact Report ("EIR") for the Eastern Dublm GPNSP ProJect on May 10, 1993, and an addendum to update plans to prOVIde sewer servIce The May 10, 1993 program EIR, the May 4, 1993 addendum, and the August 22, 1994 addendum are collectIvely referred to as the Eastern Dublin EIR Also, on May 16, 2006, the CIty Council approved a MItIgated NegatIve DeclaratIOn by Resolution 71-06, mcorporated herem by reference and on file WIth the City for prezomngs, and related Stage 1 Development Plans, an annexatIOn applIcatIon, and a preannexatIon agreement for Fallon Crossmg P A 04-016 and the Frednch property The MItIgated NegatIve DeclaratIon together WIth the preViously certIfied Eastern Dublm EIR adequately descnbes the Impacts of the proposed proJect SECTION 2 Approval ofZomng Map Amendment Pursuant to Chapter 832, TItle 8 of the CIty of DublIn Mumclpal Code, the City of Dublin Zonmg Map IS amended to rezone the followmg area to a PD-Planned Development zomng dIStrICt ApprOXImately 67 8 acres located at the northeast mtersectIon of TassaJara Road and Fallon Road m the northeastern area of the CIty and wlthm the Eastern Dublm SpeCIfic Plan (APN 985-0002-001) SlA ~-; ..rOl1l'A co COJ~il' cvtpl->' A locatIon map of the zorung area IS shown on the nght Ii UJ/ '" -'i- ~ r ~ ~ ;:!; ORM f/(W'f ~ INTERSTATE 5IlO ",t b ,,~~~ l<l The zonmg dlstnct for Fallon Crossmg, mcludmg the Stage 2 Development Plan, IS located wlthm the CIty of Dub 1m Page 2 of6 SECTION 3 Approval of Stage 2 Development Plan -3 lo UlJ The regulations for the use, development, Improvement and mamtenance of the proJect area are set forth m the Stage 2 Development Plan below, which IS hereby approved Any amendments to the development plans shall be m accordance wIth Section 8 32 080 of the Dublm MUnIcipal Code or ItS successors Sta2e 2 Development Plan See Development Plan Books 1 and 2, conformmg to plans prepared by Ruggen, Jensen, Azar & Associates, the Dahlm Group, and Ralph J Alexander & ASSocIates labeled "Fallon Crossmg - Stage 2 Planned Development, Site Development ReVIew, and Master Vestmg TentatIve Tract SubmIttal" dated November 5, 2007 and IS also referenced as Attachment 3 to the PlannIng CommISSIOn Staff Report dated November 13, 2007 and Attachment 3 to the CIty CounCIl Staff Report dated December 4, 2007 1 Statement of compatIbility With Stage 1 Development Plan The Stage 2 Development Plan IS consIstent WIth the Stage 1 Development Plan prevIously adopted by Ordmance 07-06 2 Statement of uses See Ordmance 07 -06 3 Stage 2 Site Plan As shown below V: ('l CtHtW ltQ)lD ~--~ o --- ~~ f:-.=-.. _.. =.=.... - .. 4 Site area densItIes As shown on Stage 2 Site Plan above, see also Ordmance 07-06 Page 3 of6 5 Development regulatIOns As shown below ~~lP ~ 0 U~~.kl ~~ ~ J' Mmlmum Lot Area 3760 square feet 2 550 square feet Average Lot Area 4 712 square feet 2 813 square feet Mmlmum Lot Width 35 feet 20 feet (Street Frontage) MInimum Lot Depth 47 feet 38 feet Maximum Lot Coverage 55% 55% Maximum BUlldmg Height 35 feet 35 feet Mmlmum Bulldmg Separation I 0 feet I 0 feet MInimum Setbacks Front 12 feet 12 feet to garage door 18 feet 18 feet to porch I 0 feet I 0 feet Rear I 0 feet I 0 feet Side Intenor 5 feet 5 feet street Side/corner lot I 0 feet I 0 feet Parkmg 2 covered I covered and Per unit I uncovered tandem space Guest space per Unit I curbside I curbside Site Development Standards NOTES I Garage setback reduced to 17 feet on pnvate driveways (motorcourts) 2 Setbacks measured from property line 3 Items such as but not limited to air conditioning condensers porches chimneys bay Windows retaining walls less than 4 feet In height media centers etc may encroach 2 feet Into the required setback of one Side yard prOVided that a minimum of 36 Inches of flat and level area IS maintained for access around the house 4 Setback for accessory structures shall be In accordance with the bUilding code In effect at the time of constructlonllnstallatlon NOise generating uses such as pool and spa equipment shall be acoustically screened or outside of the setback area 5 Retaining walls up to 4 feet high may be use to create a usable level area Retaining walls In excess of 4 feet to create usable area are subject to review and approval of the Community Development Director Retaining walls over 30 Inches In height are subject to safety criteria as determined by the BUilding Official 6 BUilding setback shall be subject to review and approval of the BUilding Official for building code and fire code compliance Setback to bUilding overhang may be a 3 foot minimum or as required by current City bUilding code standards 7 Where a minimum 5 foot Wide Homeowners ASSOCiation (HOA) parcel lies between a lot and an adjacent street, the lot IS not conSidered a corner lot and interior lot setback standards shall apply 8 Curbside parking may be counted toward required number of guest spaces 9 Maximum bUilding height IS subject to building code requirements for access 10 The third floor must be stepped back from the front and rear elevations to reduce bUilding mass Third floor IS available on Duet Plan 5 2 only Page 4 of6 SINGLE FAMILY DETACHIED/ATTACHIED SITE DEVELOPMENT STANDA~t f..J ~:. ~ f:l~ F ~i --fill ~~~~ 4~ ~ /\j I!~I r f",J111 I' U I ~fO l! ~ &; lot .. .:I" ,! i~ b = f J !t -...,.- D .. "ll1fl?lnCAIL DN"i1E~D(Q)OO l!..(Q)"ir SlETIB'lAlC~ IQ)O~Gi~M , r-&~ .~ "' II" ~ <l'j-l= " ~, j - lilt- B "!II It! J ~ r! 1lr _ i",I~L I -----rl'j.. ! ~ ~~'i ---I · 141 I l ti1 "'" '"' ! 17\1 7\~ r~~ ~ ~/ \: n 1rll...!. -L II ~I I 1 It T'trff>>DC~l!.. ClOOOWllEIm ll.@'V SIEYUC~ lQ)D&G:ImAllM 6 ArchItectural standards See Book 1 of 2, ApplIcant's submIttal package dated November 5,2007 and IS also referenced as Attachment 3 to the Plannmg CommIssIOn Staff Report dated November 13, 2007 and Attachment 3 to the City CouncIl Staff Report dated December 4,2007 7 lP'rehmmary Landscapmg lP'Ian See Book 1 of 2, Applicant's submIttal package dated November 5, 2007 and lS also referenced as Attachment 3 to the Plannmg CommIsSIOn Staff Report dated November 13,2007 and Attachment 3 to the CIty CouncIl Staff Report dated December 4,2007 8 'fraffic, CirculatIOn & Streetscape standards See Book 1 of2 Apphcant's submIttal package dated November 5,2007 and IS also referenced as Attachment 3 to the Plannmg CommiSSIon Staff Report dated November 13, 2007 and Attachment 3 to the CIty CounCIl Staff Report dated December 4,2007 9 lP'hasmg The Fallon Crossmg proJect WIll be developed as one phase SECTION 4 The use, development, Improvement, and mamtenance of the proJect propertIes shall be governed by the DublIn Zonmg Ordmance except as prOVIded m the Stage 2 Development Plan SECTION 5 ThIS Ordmance shall take effect and be enforced thIrty (30) days followmg ItS adoptIon The City Clerk of the City of DublIn shall cause thIS OrdInance to be posted m at least three (3) pubhc places m the CIty of Dublin m accordance WIth Section 36933 of the Government Code of the State of CalifornIa Page 5 of6 PASSED AND ADOPTED BY the CIty CouncIl ofthe CIty of Dubhn, on thIs 18th day ofDece~!b f.t; 2007, by the followmg votes AYES NOES ABSENT AJBST AJIN Mayor ATTEST CIty Clerk G IPA#\2004\04 016 MIssIOn Pea" Standard PacificlPC 1113 07\draftOrd Stage 2 doc Page 6 of6