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HomeMy WebLinkAboutItem 6.3 Casamira/Moller Ranch Annexation SUBJECT: ATTACHMENTS: CITY CLERK File # D~~[l1]-[ZJ~ 12()-3() fooo-foo AGENDA STATEMENT CITY COUNCIL MEETING DATE: May 1, 2007 PUBLIC HEARING (LEGISLATIVE ACT): P A 03-060 and 06-030 Annexation, General Plan Amendment, Specific Plan Amendment, Stage I Development Plan for Casamira Valley (Moller Ranch) and Tipper properties and a Stage 1 Development Plan for the Vargas property, Supplemental Environmental Impact Report (Casamira Valley), Mitigated Negative Declaration (Vargas) and Pre-Annexation Agreement. Report prepared by Erica Fraser, Senior Planner 1) Resolution certifying the Casamira Valley/Moller Ranch Supplemental Environmental Impact Report and adopting Findings Concerning Significant Impacts and Mitigations attached as Exhibit A, Findings Regarding Alternatives attached as Exhibit B, Statement of Overriding Considerations attached as Exhibit C and the Mitigation Monitoring and Reporting Program attached as Exhibit D. Resolution adopting a Mitigated Negative Declaration for the Vargas project and Statement of Overriding Considerations attached as Exhibit A, Responses to Comments attached as Exhibit B and the Mitigation Monitoring and Reporting Program attached as Exhibit C. Resolution approving a General Plan Amendment and an Eastern Dublin Specific Plan Amendment for the Casamira Valley/Moller Ranch, Tipper and Vargas projects. Ordinance rezoning Casamira Valley/Moller Ranch and Tipper to Planned Development (PD) Prezone with related Stage 1 Development Plan for Casamira Valley/Moller Ranch. Ordinance rezoning Vargas to Planned Development (PD) Prezone with related Stage 1 Development Plan for Vargas. Resolution approving a Pre-Annexation Agreement between the City of Dublin and The DeSilva Group and Sun Valley Land Development Co. with the Agreement attached as Exhibit A. Resolution directing Staff to file an application with Alameda County Local Agency Formation Commission (LAFCo) to annex the Casamira Valley/Moller Ranch, Vargas and Tipper properties to the City of Dublin and Dublin San Ramon Services District with annexation area map attached as Exhibit A. 2) 3) 4) 5) 6) 7) COPIES TO: Applicant File ITEM NO.DJ Page 1 of21 G:\P A#\2003\03-060 Moller Ranch\CC May I \CCSR Vargas and Moller.doc 8) City Council Resolution 181-03 approving the initiation of an annexation study and Eastern Dublin Specific Plan amendment study for the Casamira Valley/Moller Ranch property. 9) City Council Resolution 32-06 approving the initiation of an Eastern Dublin Specific Plan and General Plan Amendment study to study an alternative site plan for Casamira Valley/Moller Ranch. 10) Minutes from the March 21, 2006 City Council meeting (Casamira Valley/Moller Ranch). 11) Minutes from the November 28, 2006 Planning Commission Study Session (Casamira Valley/Moller Ranch). 12) City Council Resolution 180-03 approving the initiation of an annexation study for the Vargas property. 13) City Council Resolution 95-06 approving the initiation of an Eastern Dublin Specific Plan and General Plan Amendment study to reduce the density of the Vargas property. 14) Minutes from the June 6, 2006 City Council meeting (Vargas); 15) Minutes from the January 28, 2007 Planning Commission Study Session (Vargas). 16) Minutes from the April 1 0, 2007 Planning Commission Public Hearing (Casamira Valley/Moller Ranch and Vargas). 17) Planning Commission Resolution recommending City Council certify the Casamira Valley/Moller Ranch Supplemental Environmental Impact Report and adopt a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations. 18) Planning Commission Resolution recommending the City Council adopts a Mitigated Negative Declaration for the Vargas project, a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations. 19) Planning Commission Resolution recommending City Council direct staff to file an application with Alameda County Local Agency Formation Commission (LAFCo) to annex the Casamira Valley/Moller Ranch, Vargas and Tipper properties to the City of Dublin and Dublin San Ramon Services District. 20) Planning Commission Resolution recommending City Council approve a General Plan Amendment and an Eastern Dublin Specific Plan Amendment for the Casamira Valley/Moller Ranch and Vargas projects. 21) Planning Commission Resolution recommending City Council approve a Planned Development (PD) Prezone and Stage 1 Development Plan for Casamira Valley/Moller Ranch. 22) Planning Commission Resolution recommending City Council approve a Planned Development (PD) Prezone and Stage 1 Development Plan for Vargas. 23) Casamira Valley/Moller Ranch Stage 1 Development Plan. 24) Semi-Public Facilities Policy. 25) Vargas Stage 1 Development Plan. 26) Casamira Valley/Moller Ranch Draft Supplemental Environmental Impact Report (distributed under separate cover). 27) Casamira Valley/Moller Ranch Final Supplemental Environmental Impact Report (distributed under separate cover). 28) Memorandum to City Council regarding Final EIR and Mitigated Negative Declaration transmittaL Page 2 of21 RECOMMENDATION: 1) 2) 3) 4) 5) 6) FINANCIAL STATEMENT: None PROJECT DESCRIPTION: 29) Vargas Mitigated Negative Declaration (distributed under separate cover). 7) Receive Staff Presentation; Open Public Hearing; Take testimony from the Applicant and the Public; Close Public Hearing; Deliberate; Adopt Resolution certifying the Casamira Valley/Moller Ranch Supplemental Environmental Impact Report and adopting Findings Concerning Significant Impacts and Mitigations attached as Exhibit A, Findings Regarding Alternatives attached as Exhibit B, Statement of Overriding Considerations attached as Exhibit C and the Mitigation Monitoring and Reporting Program attached as Exhibit D' , Adopt Resolution adopting a Mitigated Negative Declaration for the Vargas project and Statement of Overriding Considerations attached as Exhibit A, Responses to Comments attached as Exhibit B and the Mitigation Monitoring and Reporting Program attached as Exhibit C' , Adopt Resolution approving a General Plan Amendment and an Eastern Dublin Specific Plan Amendment for the Casamira Valley/Moller Ranch, Tipper and Vargas projects; Waive reading and introduce an Ordinance rezoning Casamira Valley/Moller Ranch and Tipper to Planned Development (PD) Prezone with related Stage 1 Development Plan for Casamira Valley/Moller Ranch; Waive reading and introduce and Ordinance rezoning Vargas to Planned Development (PD) Prezone with related Stage 1 Development Plan for Vargas; Adopt Resolution approving a Pre-Annexation Agreement between the City of Dublin and The DeSilva Group and Sun Valley Land Development Co. with the Agreement attached as Exhibit A; and Adopt Resolution directing Staff to file an application with Alameda County Local Agency Formation Commission (LAFCo) to annex the Casamira Valley/Moller Ranch, Vargas and Tipper properties to the City of Dublin and Dublin San Ramon Services District with annexation area map attached as Exhibit A. 8) 9) 10) 11) 12) The project area includes the Casamira Valley/Moller Ranch (referred to as Casamira Valley in the remainder of this Staff Report), Vargas and Tipper properties as shown in Table 1 on page 7 of this Staff Report and in the map below. The project area is located within the unincorporated area of Alameda County within the City's Sphere of Influence (SOl) near the northeasterly City Limits. Page 3 of21 The Casamira Valley, Tipper and Vargas properties are within the City of Dublin General Plan. The Casamira Valley property is not included in the Eastern Dublin Specific Plan and an amendment to the Eastern Dublin Specific Plan is proposed to include the Casamira Valley property in the Eastern Dublin Specific Plan area. The Vargas and Tipper properties are currently located within the Eastern Dublin Specific Plan area. No development is proposed on the Tipper property at this time. The Tipper property is included with the Casamira Valley Stage 1 Development Plan solely to prezone the property to allow it to be annexed. If it were not included in this annexation, an odd jurisdictional boundary would be created in potential violation of Alameda County Local Agency Formation Commission (LAFCo) policies. It would also bring the City Limit Line to the Alameda/Contra Costa County Line. BACKGROUND: Casamira Valley On August 19,2003, the City Council adopted Resolution 181-03 (Attachment 8) approving the initiation of a Specific Plan Amendment Study for the Casamira Valley project. At the meeting, the City Council authorized Staff to study the proposed 214-unit single family project and to begin annexation proceedings (Attachment 9). \ Following the City Council meeting, Staff began the initial review of the proposed Casamira Valley project. During the review of the project, the Applicants, the DeSilva Group, determined that the proposed single family residential project would not be economically feasible due to existing site conditions and the cost of improvements (i.e. infrastructure, streets and habitat and creek restoration) that would be required to be made to the site. On March 6, 2006, The DeSilva Group submitted a request to study an alternative site plan for the project area to allow the construction of up to 326 attached townhomes in the project area with unit sizes ranging from 2,200 to 2,450 square feet. This alternative would require a General Plan Amendment to change the land use for a portion of the property (68.9 acres) from Low Density Residential (0.00-6.0 dwelling units/acre) to 48.9 acres of Medium-Density Residential (6.1-14.0 dwelling units/acre) and 20 acres of Rural Residential (1 dwelling unit/100 acres). On March 21, 2006, the City Council adopted Resoultion 32-06 (Attachment 9) approving a request to allow The DeSilva Group to study the density change as an alternative project (Attachment 10). On September 12, 2006, The DeSilva Group applied for a Stage 1 Rezone and submitted the Stage 1 Development Plan. The Development Plan included a request to construct a total of 298 units on the site which was 28 units less than what the City Council reviewed during the March 21, 2006 City Council Page 4 of21 meeting. The Applicant also modified the unit type from attached to a mixture of attached and detached units based on comments made by the City Council during the meeting. On November 28, 2006, the Planning Commission held a Study Session to discuss the Casamira Valley Stage 1 Development Plan. During that meeting, the Planning Commission expressed some concerns (Attachment 11) regarding the proposed demonstration garden which was included as one of three amenities on the site which will be provided in order to meet the intent of the City's Public Facilities Policy. Following the Planning Commission Study Session, the Applicant revised the Development Plan to include an outdoor museum, which highlights the history of the property, in place of the demonstration garden. The Casamira Valley project was also revised to include a voluntary conservation easement for the portions of the Moller Ranch site where no development is proposed and includes cancellation and rescission of the Williamson Act contract on the proposed project site. Grazing will continue in the RuralIResidential Agriculture designated portions of the site. On February 19, 2007, Staff presented the amenities and the park on the Casamira Valley site to the Parks and Recreation Committee for discussion purposes only. Vargas On August 19, 2003, the City Council adopted Resolution 180-03 (Attachment 12) approving the initiation of an annexation study for 6960 and 7020 Tassajara Road (the Fredrich and Vargas Properties, respectively). At that time, KB Homes was in contract to purchase the Vargas property. Staff worked with KB Homes on its proposal until October 2003 when KB Homes officially withdrew their application. The Fredrich property was recently annexed by the City with the Mission Peak property in 2006. On May 15, 2006, Mr. Fred Musser, of Sun Valley Land Development Company, submitted an application requesting that the City Council consider changing the existing land use designations for the Vargas property to reduce the density of the property from Medium-Density and Medium/High-Density Residential to Medium-Density Residential. On June 6, 2006, the City Council adopted Resolution 95-06 (Attachment13) authorizing the initiation of the General Plan and Specific Plan Amendment study to reduce the density on the site (Attachment 14). Following the City Council meeting in May 2006, Sun Valley Land Development Company submitted an application for a Stage 1 Rezone for the Vargas property. The current Development Plan includes a request to construct a total of 33 units on the site. The Vargas property will be included in the Casamira Valley (Moller Ranch) and Tipper property annexation. On January 28, 2007, the Planning Commission held a Study Session to discuss the Vargas Stage 1 Development Plan. The Planning Commission expressed concerns regarding the proposed number of parking spaces for the development at the Study Session (Attachment 15). The Development Plan was then revised to remove the discussion of parking for the site which is typically reviewed during the Stage 2 Rezone and Site Development Review phase of a residential development. Casamira Valley and Vargas Planning Commission Public Hearing On April 10, 2007, the Planning Commission reviewed the annexation, prezoning with related Stage 1 Development Plans, General Plan and Specific Plan Amendments, Environmental Impact Report and Mitigated Negative Declaration (meeting minutes are included as Attachment 16). At the Public Hearing, the Planning Commission adopted: · Resolution 07-12, recommending that the City Council certify the Supplemental Environmental Impact Report for Casamira Valley (Attachment 17); . Resolution 07-13 recommending the City Council approve the Mitigated Negative Declaration for Vargas (Attachment 18); Page 5 of21 . Resolution 07-14 recommending that the City Council direct Staff to file an application with the Alameda County Local Agency Formation Commission for annexation of the three properties (Attachment 19); · Resolution 07-15 recommending that the City Council approve a General Plan and Specific Plan Amendment for the Casamira Valley and Vargas properties (Attachment 20); . Resolution 07-16, recommending that the City Council prezone the Casamira Valley and Tipper properties and adopt a related Stage 1 Development Plan (Attachment 21); and . Resolution 07-17 recommending that the City Council prezone the Vargas property and adopt a related Stage 1 Development Plan (Attachment 22). There have been no modification to the projects following the April 10, 2007 Planning Commission meeting. PROJECT PERMITTING REQUIREMENTS: This project requires several permit approvals which are explained below. Annexation The project sites are currently within an unincorporated portion of Alameda County. In order for the project to come under the jurisdiction of the City of Dublin, and to receive urban services from the Dublin San Ramon Services District (DSRSD), annexation of the site to the City and to DSRSD must be approved by the LAFCo, which is a State mandated local agency that oversees boundary changes to cities and special districts, the formation of new agencies including incorporation of new cities, and the consolidation of existing agencies. State law requires that a City prezone (Stage 1 Development Plan) an area proposed for annexation, and that prezoning must be consistent with the approved General Plan and Specific Plan uses for the property. Environmental Review A Supplemental Environmental Impact Report (SEIR) has been prepared to address any environmental impacts that would occur as a result of the proposed Casamira Valley project and the public review period was from October 30, 2006 to December 13,2006. During this period, comments were submitted to the City regarding the Draft SEIR and the City has responded to the comments in the Final SEIR. A Mitigated Negative Declaration (MND) has been prepared to address any environmental impacts that would occur as a result of the proposed Vargas project and the public review period was from March 5, 2007 to April 3, 2007. During this period, comments were submitted to the City regarding the MND and the City has responded to the comments in the Responses to Comments. Stage 1 Development Plan The Stage 1 Development Plan is an Ordinance which requires a minimum of three public hearings. The Stage 1 Development Plan must include all information required by Chapter 8.32 of the Dublin Zoning Ordinance including a site plan, proposed density, maximum number of residential units and a Master Landscape Plan. The purpose of the Stage 1 Development Plan is to prezone a property with development plan information in order to annex the property into the City of Dublin. The City Council is reviewing two separate Stage 1 Development Plans at tonight's meeting, one for Casamira Valley (Attachment 23) and one for Vargas (Attachment 25). General Plan Amendment The Applicants have requested a General Plan Amendment to change a portion of the General Plan Land Use Designation for the Casamira Valley site from Low Density Residential to a mixture of Medium Density Residential and Rural Residential to allow the construction of the proposed 298 attached and detached residential dwelling unit development as shown on the Stage 1 Development Plan and for a Page 6 of21 portion of the Vargas site from Medium/High Density Residential to Medium Density Residential to allow the construction of 33 units on the site. Specific Plan Amendment The Casamira Valley property is located outside of the Eastern Dublin Specific Plan Area. An amendment to the Eastern Dublin Specific Plan is required in order to include this property in the Specific Plan area. An amendment to the Eastern Dublin Specific Plan is also required to change the Medium/High Density Residential land use designation to Medium-Density Residential on the Vargas property. Pre-Annexation Agreement The goals and policies of the Eastern Dublin Specific Plan require land that is annexed and new development to be revenue neutral. Prior to a submittal of an annexation request to LAFCo, the City requires that an annexation agreement be entered into by the developer, to pay a share of the public services deficit. The annexation agreement will guarantee that the cost of providing services to the area will not exceed the revenue received from the area and will also assure that the financing goals and policies of the General Plan and Specific Plan are met. Next Steps Once the properties are annexed into the City of Dublin, each Applicant will need to apply for a Stage 2 Planned Development Rezone, Site Development Review (SDR), Development Agreement (DA) and Tentative Map (TM) for the proposed Casamira Valley and Vargas projects. ANALYSIS: Staff's analysis of the project is explained in several sections which describe each component of the project. Annexation The project sites included in the annexation request are located within an unincorporated portion of Alameda County, but also within the Sphere of Influence (SOl) for the City of Dublin, as established by the Alameda County Local Area Formation Commission (LAFCo). Although currently outside the City Limits, the City has planned for the eventual annexation of this area through the General Plan. The three property owners included with the area proposed for annexation and prezoning are listed in Table 1 below. Table 1: Properties within the Project Area/Annexation Area Project Name Applicant Address Assessor Parcel No. Acreage Casamira Valley The DeSilva Group 6861 Tassalara Road 985-0001-001 226.3 Vargas Sun Valley Land 7020 Tassajara Road 986-0004-002-01 4.38 Development Co. Tipper None (included in the 7440 Tassajara Road 986-0004-001 12.5 Casamira Valley Application) Tassajara Road -- -- -- .94 Total 244.13 Following annexation, the City would have jurisdiction and authority over plan approvals, and the project will be serviced by the City and the analogous service districts. Also requested is the annexation to the Dublin San Ramon Services District (DSRSD) which serves that portion of the City with water and sewer facilities. The area is already within the SOl of the DSRSD. The application for annexation (or reorganization, as referenced by LAFCo) includes a list of specific requirements with the most significant Page 7 of21 being: 1) prezoning by the City, and 2) a municipal services plan (reviewed by LAFCo). The adopted prezoning must be consistent with the City's General Plan. The proposed annexations are consistent with the City's planning efforts and would provide for the logical and orderly extension of urban services to the eastern portion of Dublin. After submittal of the annexation application, but prior to LAFCo approval, the City will be required to enter into a tax transfer agreement for the area to be annexed unless the current tax sharing agreement with the County governs in this instance, and the property owners would be required to enter into agreements with DSRSD. A Resolution recommending that the City Council direct Staff to file an application with LAFCo to annex the properties listed in Table 1, above, is included as Attachment 7. Amendments to the General Plan and the Eastern Dublin Specific Plan The residential densities in the vicinity of the project sites vary. The Tipper property located to the north of the Vargas property has a land use designation of medium density residential (6.1-14.0 dwelling units/acre). Wallis Ranch located adjacent to the Vargas and Tipper ptoperties has land use designations of single family (0.9-6.0 dwelling units/acre), medium density (6.1-14.0 dwelling units/acre) and medium high density (14.1-25.0 dwelling units/acre). The Mission Peak development located to the southeast of the property has a density of single family and rural residential (1 dwelling unit/IOO acres). The Silvera Ranch development is located southeast of the project site and has densities of medium density, medium high density and rural residential and is currently under construction. The Resolution for the General Plan and Specific Plan Amendments is included as Attachment 3 and includes both Casamira Valley and Vargas as well as an amendment to the Scarlett Court area (previously discussed this evening). For clarity, the discussion of the Amendments has been broken down by project in the following two sections: Casamira Valley/Moller Ranch The project includes a request to change a portion of the General Plan Land Use Designation of the site from Low Density Residential (0.00-6.0 dwelling units/acre) to Medium Density Residential (6.1-14.0 dwelling units/acre). The change in land use designation would be required to allow the Applicants to construct a residential development with 298 attached and detached units. The existing land use designation (Low Density Residential) does not permit the construction of attached units. Other amendments to the General Plan are proposed to modify the acreage dedicated to Open Space/Stream Corridor and Rural Residential/Agriculture and to add a City park. The following chart shows the existing and proposed density and land dedicated to each category for the Casamira Valley property: Table 2: Existing and Proposed Land Use Designations for Casamira Valley Land Use (Existing) Land Use (Proposed) Land Use Acres Density Units Acres Density Units Designations (dulac) (dulac) Low Density 68.9 0.0-6.0 0-413 Residential -- -- -- Medium- Density -- -- -- 48.9 6.1-14.0 298-684 Residential Rural 146.9 1 dull 00 1 143.7 Idul100 1 Residential/ acres acres Page 8 of21 Agriculture Open Space/ Stream 10.5 -- -- 32.6 -- -- Corridor Parks/ Public Recreation or 1.1 Neighborhood -- -- -- -- -- Square Total 226.3 0-414 226.3 298-685 As shown above, the proposed number of dwelling units, 298, falls between the total number of units allowed by the current Low Density Residential land use designation. As noted above, the residential acreage proposed for the alternative project is smaller than what is currently permitted by the General Plan under the Low Density Residential designation with 68.9 acres. The development envelope depicted in the Stage 1 Development Plan shows that the development envelope is 48.9 acres which is 20 acres less than what is currently designated as Low Density Residential. The Rural Residential area has also been slightly reduced to increase the Stream Corridor area (by 22.1 acres) and include a 1.1-acre City park. Although the Rural Residential designation would allow the construction of one residential dwelling unit (1 unit/100 acres), the Applicants are not proposing to construct a dwelling unit in this area at this time and a conservation easement will be enacted on a majority of the rural residential designated land to preserve the site's natural resources. The proposed increased density and reduced development envelope will ensure that the grading on the site is minimized and the hillsides are protected. The Medium-Density land use designation will permit the construction of three types of housing units on the site. The proposed housing types are depicted in the Stage 1 Development Plan (Attachment 23) for reference only and do not reflect the final design. Site planning and architecture are reviewed as part of the Stage 2 Rezone and Site Development Review phase. The Applicant has indicated that the anticipated housing types are: . Alley loaded single family detached home with usable side yard and a front yard which is located off of a landscaped paseo (no vehicular access); . Alley loaded single family detached home on a steep slope with a large front yard which is located off of a landscaped paseo (no vehicular access) ; and . Alley loaded attached house with a backyard and a front yard which is located off of a landscaped paseo (no vehicular access). In addition, the proposed amendments would also result in changes to the following sections in the General Plan and Eastern Dublin Specific Plan, respectively: Proposed General Plan Amendments for Casamira Valley: . City Boundaries - All figures and exhibits showing City boundaries will be amended to reflect the annexation proposal for Casamira Valley, Tipper and Vargas.. . Land Use Plan - The Land Use Map (Figure l-la) will be amended to include the following: o Removal of 68.9 acres of the Low Density Residential land use designation; o Addition of 48.9 acres of the Medium-Density Residential land use designation; o Increase in the Open Space/Stream Corridor land use designation by 22.1 acres land use designation, for a total of 32.6 acres dedicated to Open Space/Stream Corridor for the site; Page 9 of21 o Addition of 1.1 acres of the Parks/Public Recreation land use designation; o Reduction in acreage of the Rural Residential/ Agricultural land use designation by 3.2 acres for a total of 143.7 acres (which includes the roads) dedicated to Rural Residential! Agricultural; and o Inclusion of the Casamira Valley Property into the Eastern Dublin Specific Plan Area. . Land Use Summary - The Land Use Summary for the Eastern Dublin General Plan Amendment Area (Table 2.1) will be amended to reflect the changes noted above. Proposed Eastern Dublin Specific Plan Amendments for Casamira Valley: . City Boundaries - All figures and exhibits showing City boundaries will be amended to reflect the annexation proposal. . Specific Plan Area - All figures showing the Eastern Dublin Specific Plan area will be revised to include the Casamira Valley property in the Specific Plan area and the Land Use Map will be revised to include the land uses for Casamira Valley as discussed under the proposed General Plan amendments, discussed above. . Ownership Patterns - Figure 2.4 will be amended to include Casamira Valley. . Population and Employment Summary - Table 4.2 will be revised to include the Casamira Valley property. . Jobs/Housing Balance: Table 4.3 will be revised to include the Casamira Valley property. . Planning Subareas - Section 4.9.6 will be amended to include Casamira Valley in the Foothill Residential Subarea. Corresponding text, figures and tables including Table 4.10, Appendix 3 and Figure 4.2 will be revised to include Casamira Valley in this planning subarea. . Property Owners - Appendix 4 will be revised to include Casamira Valley in the list of property owners. Vargas The project site currently has two land use designations: Medium-Density Residential (approximately 1.4 gross acres) which permits a density of 6.1 - 14.0 dwelling units per acre, and Medium/High-Density Residential (approximately 3.6 gross acres) which permits a density of 14.1 - 25.0 dwelling units per acre. Based on the existing land use designations, a minimum of 59 units would be required to be constructed and a maximum of 110 units could be constructed on the site. Although the site is approximately 5 gross acres (4.38 total acres), the developer believes that only 2.5 acres are developable on the site due to the ultimate Tassajara Road street right-of-way and the required 100-foot setback to the top of the Tassajara Creek bank (which is located outside of the property on the west side). Additionally, the developer would like to construct detached units which further reduce the number of units that can be constructed on the site. The following chart shows the existing density, the proposed density, and the total number of units that would be permitted: Page 10 of21 Table 3: Existing and Proposed Land Use Designations for Vargas Land Use (Existing) Land Use (Proposed) Land Use Acres Density Units Acres Density Units Desi~ations (gross) (dulac) (gross) (dulac) Medium- Density 1.4 6.1-14.0 8.5-19.6 5 6.1-14.0 30.5- 70 Residential MediumlHigh Density 3.6 14.1-25.0 50-90 -- -- -- Residential Total 5 59-110 5 31-70 As shown above, the proposed number of dwelling units, 33, is lower than the number of units the current land use designations require to be constructed on the site (minimum of 59 units). The proposed number of units, 33, falls between the number of units which would be permitted on the site, 31-70, if the density on the site is lowered to medium density, which could allow the development of detached housing types. Proposed General Plan Amendments for Vargas: . City Boundaries - All figures and exhibits showing City boundaries will be amended to reflect the annexation proposal for Casamira Valley, Tipper and Vargas. . Land Use Plan - The Land Use Map (Figure l-1a) will be amended to include the following: o Removal of3.6 acres of the Medium/High-Density Residential land use designation; and o Entire site of 4.38 acres (5 gross acres) will be designated as Medium-Density residential. . Land Use Summary - The Land Use Summary for the Eastern Dublin General Plan Amendment Area (Table 2.1) will be amended to reflect the changes noted above in the land use plan. Proposed Eastern Dublin Specific Plan Amendments for Vargas: . City Boundaries - All figures and exhibits showing City boundaries will be amended to reflect the annexation proposal. . Specific Plan Land Use Map - The Land Use Map will be revised to include the amended land uses for the Vargas property as discussed under the proposed General Plan amendments. . Population and Employment Summary - Table 4.2 will be revised to include the amended land uses for Vargas. . Jobs/Housing Balance - Table 4.3 will be revised to include the amended land uses for Vargas. . Appendix 4 will be updated to reflect the changes in the land uses for the Vargas site. Planned Development Prezoning/Stage 1 Development Plan: The proposed Stage 1 Development Plans will serve as the prezoning prerequisite for annexation. The proposed land uses in the Stage 1 Development Plans are consistent with the proposed amendments to the General Plan and Eastern Dublin Specific Plan (as discussed in the section above). The properties included in the annexation would be pre-zoned PD-Planned Development District which specifies the intent, intensity of use, permitted uses, and conditional uses for each of the land use designations identified in the General Plan and Specific Plan and includes a Stage 1 Development Plan for each of the projects. Page 11 of21 The entire 243.18-acre area (excluding Tassajara Road) will be subject to prezoning and the associated Stage 1 Development Plans. The Tipper property is included within the prezoning and Stage 1 Development Plan for the Casamira Valley project. Upon annexation, the Stage 1 PD would become City zoning. No development would be approved prior to approval of a Stage 2 Development Plan adopted by the City identifying regulations for the improvement and maintenance of the property in accordance with Dublin's Zoning Ordinance. The Stage 2 Rezone and Site Development Review for Casamira Valley and Vargas are aniticpated to be submitted to the City following annexation by LAFCo. Casamira Valley All pages referenced in the following sections can be found in Casamira Valley Stage 1 Development Plan (Attachment 23). Site Layout Most of the development will be obscured from view on Tassajara Road by the hills located on the north and south sides of the property (see Photos 1 and 2). These hills range in height up to 671 feet above sea level and are located throughout the site. Additionally, the sloping topography of the site will block the most concentrated portion of the development, which is located approximately one mile from Tassajara Road in the flattest portion of the property, from view on Tassajara Road. As shown on page 20, several houses (33) will be located near Tassajara Road. These "pockets" of development will be a minimum of 1,200 feet from Tassajara Road and the closest "pocket" will have five attached units. The setback from Tassajara Road is greater than what typically occurs in this area. The residential setbacks along Tassajara Road in the vicinity vary. Silvera Ranch located to the south of the Casamira Valley development has an average dwelling unit setback of 20 feet from Tassajara Road. The Vargas development (currently under planning review) has an average setback of 30 feet from Tassajara Road to a dwelling unit. The large setback (1,200 feet) of the houses in the Casamira Valley development will ensure that most of the development remains unseen from Tassajara Road and that the hills will be preserved. The majority of the development will be located one mile from Tassajara Road in a relatively flat area which is surrounded by the hillsides. Due to the proposed location of the units, topography, stream corridor improvements and landscaping along Tassajara Road, the majority of the project will not be visible from Tassajara Road. A large conservation easement on the south and east side of the property will ensure that these hills are protected from development in the future (Page 24). Additionally, a large landscaped area will be located adjacent to Tassajara Road and will extend into the development (see Page 26). The enhanced landscaping for the Creek will extend into the development and will end near the flat portion of the site (where most of the homes will be constructed) and will include shrubs and trees throughout the Creek area. Circulation Access to the site will be provided by two entrances off of Tassajara Road. The internal street systems and sidewalks will provide access to all of the dwelling units as well as the community facilities. A portion of the northern internal road will extend into Contra Costa County. The City and Applicant have been working with Contra Costa County regarding this portion of the road. Unit Types The Applicants propose to construct a total of298 units on the 226-acre property (see Sheet 20). The units would be a mixture of attached and detached homes. Vehicular access to all of the dwelling units would be at the rear of the house via an alley. The main entrances to the homes would be located off of a paseo Page 12 of21 which would be attractively landscaped (see page 27). A wide variety of unit types currently exist in this area. The Wallis Ranch development, located to the west of this property, is currently under review and proposes a mixture of attached and detached units. The Mission Peak development is also currently under review and proposes detached units. Silvera Ranch, located south of this property, is currently under construction and has a mixture of attached and detached units. Architectural Design Although architectural elevations have been provided in the booklet, these are an example of what the units might look like only and have been included so that the Applicant can show the City Council the type of houses envisioned for the residential development. Staff will complete a full review of the proposed architecture and the detailed architectural drawings will be reviewed by the Planning Commission and City Council in conjunction with the Stage 2 Rezone and Site Development Review for the development at a later date. Landscape Preliminary Landscape Plans have been included on Pages 24 and 26-28. The preliminary plans show that a large number of trees will be planted on the site. Landscaping will be planted along Tassajara Road with attractive plantings at each entrance into the site and Coast Live Oak trees will be planted along Tassajara Road (see Page 28) consistent with the City's Streetscape Master Plan. Trees will also be planted along the interior streets with additional trees and shrubs planted adjacent to the buildings, in the paseos and in the alleys (Page 27). The Applicants will also be required to repair the creek which runs through the property. The natural creek habitat has been damaged in the past due to agricultural and grazing uses on the site and the Applicants will enhance the existing creek with new native trees, shrubs and groundcover. A new trail system will also be installed throughout the site which will connect to Tassajara Road and will provide a pedestrian trail along the creek and within the conservation easement area which will provide access up to the top of the peak and back down to the park, outdoor museum and community building (Page 22). There are four Heritage Trees currently located on the site. These trees are located near the first (southerly) entrance into the development (approximately 700 feet from Tassajara Road). The Heritage Trees are located outside of the proposed development area, but are located near the new roadway. These trees will be required to be preserved in accordance with Chapter 5.60, Heritage Tree Ordinance, of the Dublin Municipal Code when construction starts on the site. Detailed landscaping plans will be reviewed during the Stage 2 Rezone and Site Development Review process. Semi-Public Facilities Policy On February 3, 2004, the City Council adopted the Semi-Public Facilities Policy (Attachment 24). This policy requires an Applicant to provide public facilities when requesting an amendment to the General Plan which involves 150 or more single family density dwelling units or 250 or more medium density dwelling units. Since the Casamira Valley development involves 298 dwelling units, a total of 0.6 acres must be dedicated to a semi-public facilities use. Due to the location of the Casamira Valley development, near the border of Alameda and Contra Costa Counties, and the number of residents in the area, it is unlikely that any land designated for a semi-public facility would be developed. Additionally, any usable land would be located inside of the development and setback a large distance from Tassajara Road and would not be visible from the road. Additionally, the lack of flat land in the area could make construction of a semi-public facility on the 0.6 acre site cost prohibitive. Page 13 of21 In-lieu of dedicating land to a semi-public facility the Applicants have proposed three on-site amenities to meet the intent of the Semi-Public Facilities Policy, which allows".. . other facilities that provide cultural, educational, or other community services" to be constructed on the site. The Applicants propose to construct a community building on the site (adjacent to the City park) which can be used by both the residents of Casamira Valley and the residents of the City for parties, club meetings, children's activities and other activities (see Page 23). The community building would provide an added benefit to the City due to its location adjacent to a City Park. The community building would be maintained by the homeowner's association. The second amenity proposed on the site would be an outdoor museum. This museum, located adjacent to the community building, would highlight the agricultural history of the site. The museum would be accessible by the public and would be maintained by the homeowner's association. The third amenity the Applicant is proposing is a trail system (Page 22). The trail system would begin at Tassajara Road, will meander along the stream corridor, cross over the on-site bridge and meander up to a high peak and down the back side of the peak where it will connect to a sidewalk or trail which will provide access to the City park, outdoor museum and/or community building. The trail along the creek would include an interpretive trail with educational signage and displays which highlight the history of the site and its environmental setting. The trail system would be privately maintained and would also be open to the public. The combination of these three amenities would provide unique opportunities for the public as well as residents in the vicinity who may not have any community facilities in their development. Future development on the Vargas, Fredrich and Tipper properties located across Tassajara Road, from Casamira Valley, will be small in size and will not be subject to this policy and will be able to use the community building as well as the trail system and outdoor museum. Additionally, the Silvera Ranch development was constructed without a community building and residents in this development could rent the community building for birthday parties and other meetings or activities. Staff is recommending that the City Council allow the three amenities to be installed on the site in-lieu of dedicating land for public facilities which are included as part of the Stage 1 Development Plan. The Planned Development Ordinance (Attachment 4) for Casamira Valley includes these three amenities as part of the text in the Ordinance. This will ensure that the three amenities will be provided and shown on the Stage 2 Rezone and in the Site Development Review plans. Vargas All pages referenced in the following sections can be found in Vargas Stage 1 Development Plan (Attachment 25). Site Layout The residential properties will be set back approximately 30 feet from Tassajara Road. A dense row of landscaping will separate the Vargas properties from Tassajara Road (please refer to page 24). Lots 1-8 will face the internal road way and the Tassajara Creek. Lots 9-17 will face an auto court and Lots 18-33 will face the main access drive into the development from Tassajara Road. No homes would directly front Tassajara Road. The site plan shown on page 17 also shows residential development which may be proposed on the Fredrich property in the future which would connect to the Vargas development. As stated earlier in this Report, the Fredrich property is not a part of this application and will not be reviewed during this meeting. The site plan (page 17) indicates that a pedestrian trail will be constructed on the site. The trail will begin at Tassajara Road, near the northern site entrance/exit, and will meander near the creek and will end at the Page 14 of21 property line. By connecting the trail with Tassajara Road, the trail can be conveniently accessed by the public in accordance with Policies 6-1 and 6-3 in the Eastern Dublin Specific Plan. A topography map has been included in the Stage 1 Development Plan on page 15. Pictures which show the existing topography can also be found starting on page 11. The existing site has a sloping topography which starts at the western property line and increases in height closer to Tassajara Road. Most of the property sits below Tassajara Road; however, there is a small knoll on the property located close to Tassajara Road which is higher than the road and then decreases in height as you move to the western property line. The site will be re-contured and the knoll will be removed to accommodate the new development. Most of this property will be graded so that the property is mostly flat to accommodate the residential dwellings. Section A on page 18 shows the existing and proposed topography of the site (please note that Section B is for the Fredrich property) and is provided for informational purposes only. Circulation The Vargas project will have two entrance/exit points from Tassajara Road. The southern entrance/exit will be the main entrance to the project and this access point will align with the main entrance/exit to the Casamira Valley development located across Tassajara Road to the east and this intersection will have a traffic signal. The northern entrance will be used for emergency access from northbound Tassajara Road. The internal roadway which serves the development will be set back a minimum of 100 feet from the top of the Tassajara Creek bank as required by the City's Stream Corridor Restoration Program. Unit Tvpes The Applicant proposes to construct a total of 33 detached units on the 5 gross acre property. The Applicant anticipates that the dwelling units will be a mixture of 2 and 3 story houses. The lots which are 21 feet in width will be developed with a three story home. The three story houses will be located on Lots 26-32. All lots will have a small front yard and backyard. The unit types in this vicinity vary; however, most of the units which are located in close proximity to Tassajara Road are two story houses. Architectural Design Unlike the Casamira Valley Stage 1 Development Plan, architectural elevations were not provided in the Vargas Stage 1 Development Plan. Architectural plans are required to be submitted during the Stage 2 Rezone and Site Development Review. Staff will complete a full review of the proposed architecture and the detailed architectural drawings will be reviewed by the Planning Commission and City Council in conjunction with the Stage 2 Rezone and Site Development Review. Landscape A Preliminary Landscape Plan has been included on Page 24 with a discussion of the project landscaping on Page 6. The preliminary plans show that a large number of trees will be planted on the site. Landscaping will be planted along Tassajara Road with attractive plantings at each entrance into the site and Coast Live Oak trees will be planted along Tassajara Road (see Page 24) consistent with the City's Streets cape Master Plan. The proposed landscaping along Tassajara Road is also consistent with what is proposed across the street at the Casamira Valley development. The Creek area will be replanted with native trees and shrubs. The shrubs located near the two entrance/exit points will be smaller in size so that pedestrians and motorists on Tassajara Road will be able to view the Creek area from the road. Based on a Tree Inventory Report prepared for the Vargas property, there are no Heritage Trees on the site. Detailed landscaping plans will be reviewed during the Stage 2 Rezone and Site Development Page 15 of21 Review process. Landscaping plans will be reviewed in detail during the Stage 2 Rezone and Site Development Review process. ENVIRONMENTAL REVIEW: 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. 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. The Eastern Dublin Specific Plan was adopted by the City to encourage orderly growth of the Eastern Dublin area. 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 impacts from urbanization were also determined to be significant and unavoidable. Where the Eastern Dublin EIR identified impacts that could be mitigated, the previously adopted mitigation measures that are applicable to this Project and Project site continue to apply to both projects. The Eastern Dublin EIR was a Program EIR and evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year period. As such, 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. Since certification of the EIR, many implementing projects along Tassajara Road such as Dublin Ranch West, Mission Peak, and Pinn Brothers/Silvera Ranch, as well as projects elsewhere in Eastern Dublin such as Dublin Ranch and Fallon Village have been approved, relying to various degrees on the Program EIR. Separate environmental reviews were conducted for the Casamira Valley project (Supplemental Environmental Impact Report) and the Vargas project (Mitigated Negative Declaration). The separate reviews are discussed in detail below. The environmental documents for Casamira Valley and Vargas have been sent to the City Council under separate cover due to the size of the documents. Casamira Valley For the proposed Casamira Valley project area, a Supplemental Environmental Impact Report (SEIR) has been prepared in accordance with CEQA laws and regulations. The project assessed in the Supplemental EIR includes the annexation, amendments to the General Plan and the Eastern Dublin Specific Plan (including revised land uses), prezoning to Planned Development (PD) and the Stage 1 Development Plan to allow the eventual subdivision and development of a residential community on the Casamira Valley property. In accordance with CEQA procedures, the City prepared an Initial Study to review the Casamira Valley project. The Initial Study concluded that additional environmental review was required under CEQA Guidelines Sections 15162 and 15163. A Notice of Preparation was circulated for the required 30-day period on May 28, 2005. Following the close of the public comment period on the Initial Study, the City as the Lead Agency prepared the Casamira Valley Draft Supplemental Environmental Impact Report (DSEIR). Issues of Page 16 of21 significance related to development of the Casamira Valley site include: agricultural resources, traffic, community services and facilities, sewer, water, storm drainage, soils, geology, seismicity, biological resources, air quality, hazards and hazardous materials and parks and recreation. An explanation of the potential environmental impacts related to these sections and all mitigation measures can be found in the DSEIR (distributed under separate cover). The DSEIR was then circulated for review from October 30, 2006 to December 13, 2006. The Final Supplemental Environmental Impact Report (FSEIR) addresses all comments received on the DSEIR. The DSEIR thoroughly and comprehensively assessed the potential for the project to cause or contribute to significant impacts beyond those identified in the 1993 Eastern Dublin EIR. Where new potentially significant impacts were identified, appropriate mitigation measures have been proposed to reduce or avoid the impacts. The mitigation measures are recommended for adoption as part of a Mitigation Monitoring and Reporting Program (Exhibit D of Attachment 1). However, even with mitigation, the City Council will be required to adopt a new Statement of Overriding Considerations for significant unavoidable impacts identified by the Eastern Dublin EIR as applicable to the proposed project. The DSEIR included Alternative 4 (page 150 of the DSEIR) which reviewed a higher density attached and detached housing project on the Casamira Valley site with up to 326 dwelling units. Following completion of the DSEIR, the Applicant submitted a Stage 1 Development Plan which requested approval of 298 attached and detached units and requested that the City Council select Alternative 4 as the Project. Alternative 4 was reviewed and discussed in detail and all environmental impacts (of a 326-unit project) were fully analyzed in the DSEIR/FSEIR and can be selected as the project for the Casamira Valley site. In adopting Attachment 1, the City Council will be certifying the Supplemental Environmental Impact Report for Casamira Valley, adopting Findings Concerning Significant Impacts and Mitigations (Exhibit A), Findings Regarding Alternatives (Exhibit B), Statement of Overriding Considerations (Exhibit C) and the Mitigation Monitoring and Reporting Program (Exhibit D). Vargas For the proposed Vargas project, a Mitigated Negative Declaration (MND) has been prepared in accordance with CEQA laws and regulations. The project assessed in this MND includes the annexation, amendments to the General Plan and the Eastern Dublin Specific Plan (including revised land uses), prezoning to Planned Development (PD) and the Stage 1 Development Plan to allow the eventual subdivision and development in accordance with the approved plans. The City, as the Lead Agency, prepared an Initial Study to determine whether there would be environmental impacts occurring as a result of this project beyond or different from those already addressed in the Eastern Dublin EIR. The Initial Study reviewed the proposed Stage 1 Development Plan site plan and also reviewed updated biological, cultural and traffic studies for the project. Based on the project description, the Initial Study determined that the project could result in significant but mitigatable site-specific impacts. A Mitigated Negative Declaration was prepared for the project and circulated for public review from March 5, 2007 to April 3, 2007. During the public review period, the City received 5 comment letters. Although CEQA does not require written responses to comments on a Mitigated Negative Declaration, the City prepared brief responses to the comments received. The comment letters and responses are included in the Responses to Comments (Exhibit B of Attachment 2). Following the Planning Commission meeting, the Responses to Comments were modified to clarify Mitigation Measure 26 and to include the adopted San Joaquin Kit Fox Protection Plan included as an Appendix. Page 17 of21 Staff carefully reviewed the comments received and determined that they do not raise any issues regarding the adequacy of the MND. In adopting Attachment 2, the City Council would approve the Mitigated Negative Declaration, for the Vargas project and Statement of Overriding Considerations (Exhibit A), Responses to Comments (Exhibit B) and the Mitigation Monitoring and Reporting Program (Exhibit C). TIPPER PROPERTY: The owners of the Tipper property have been included in the annexation request to bring the City Limit line up to the border of Alameda/Contra Costa County. Additionally, annexation of this property is required so that the property does not constitute an "island" where it is surrounded by properties within the Dublin City Limits on three sides and Contra Costa County to the north. The owners of the Tipper property have consented to being included in the annexation request. The Tipper property is included in the Stage 1 Development Plan for Casamira Valley and the Stage 1 Development Plan requires that prior to development of the site, the Tipper property prepare a Stage 1 Development Plan for the property. The existing residential buildings will be allowed to remain on the site until at such time a residential development is approved for the site. CONCLUSION: The proposed annexation request includes the Vargas, Tipper and Casamira Valley properties. The proposed annexation is consistent with the City's planning efforts and would provide for the logical and orderly extension of the City. The proposed Casamira Valley and Vargas projects include a variety of housing types which will increase housing choices in the vicinity. Both projects have been designed to protect the natural resources on the site and have focused the development envelope away from the resources. A General Plan Amendment is proposed for the Casamira Valley project to change the land uses and modify the acreage of land uses. on the site. The General Plan Amendment will result in a smaller development envelope in order to preserve the hills and stream corridor and allow the development of 298 attached and detached units. An Eastern Dublin Specific Plan Amendment is also proposed to include Casamira Valley in the Eastern Dublin Specific Plan area. A General Plan and Eastern Dublin Specific Plan Amendment is proposed for the Vargas project to decrease the density on the site. The proposed amendment would change the Medium/High-Density land use designation on the site to Medium-Density Residential so that a maximum of 33 units could be constructed on the site. A Supplemental Environmental Impact Report was prepared for the Casamira Valley project and a Mitigated Negative Declaration was prepared for the Vargas project. Both documents include mitigation measures to reduce environmental impacts of the projects. RECOMMENDATION: Staff recommends the City Council: 1) Receive Staff Presentation; 2) Open Public Hearing; 3) Take testimony from the Applicant and the Public; 4) Close Public Hearing; 5) Deliberate; 6) Adopt Resolution certifying the Casamira Valley/Moller Ranch Supplemental Environmental Impact Report and adopting Findings Concerning Significant Impacts and Mitigations attached as Exhibit A, Findings Regarding Alternatives attached as Exhibit B, Statement of Overriding Considerations attached as Exhibit C and the Mitigation Monitoring and Reporting Program attached as Exhibit D; 7) Adopt Resolution adopting a Page 18 of21 Mitigated Negative Declaration for the Vargas project and Statement of Overriding Considerations attached as Exhibit A, Responses to Comments attached as Exhibit B and the Mitigation Monitoring and Reporting Program attached as Exhibit C; 8) Adopt Resolution approving a General Plan Amendment and an Eastern Dublin Specific Plan Amendment for the Casamira Valley/Moller Ranch and Vargas projects; 9) Waive reading and introduce an Ordinance rezoning Casamira Valley/Moller Ranch and Tipper to Planned Development (PD) Prezone with related Stage 1 Development Plan for Casamira Valley/Moller Ranch; 10) Waive reading and introduce an Ordinance rezoning Vargas to Planned Development (PD) Prezone with related Stage 1 Development Plan for Vargas; 11) Adopt Resolution approving a Pre- Annexation Agreement between the City of Dublin and The DeSilva Group and Sun Valley Land Development Co. with the Agreement attached as Exhibit A; and 12) Adopt Resolution directing Staff to file an application with Alameda County Local Agency Formation Commission (LAFCo) to annex the Casamira Valley/Moller Ranch, Vargas and Tipper properties to the City of Dublin and Dublin San Ramon Services District with the annexation area map attached as Exhibit A. Page 19 of21 GENERAL INFORMATION: APPLICANT: PROPERTY OWNER: LOCATION: GENERAL PLAN DESIGNATION: Location Casamira Valley/Moller Ranch Vargas Tipper SPECIFIC PLAN AREA: EXISTING ZONING AND LAND USE: Glenn Brown (Casamira Valley/Moller Ranch) The DeSilva Group 11555 Dublin Boulevard Dublin, CA 94568 Fred Musser (Vargas) Sun Valley Land Development Company 4471 Stoneridge Drive Suite B Pleasanton, CA 94588 Chuck and Diane Richey 974 Sycamore Road Pleasanton, CA 94566 Charlsie Roberta Hunter 3810 County Line Road Emmett, ill 83617 Jose and Violeta Vargas 7020 Tassajara Road Pleasanton, CA 94588 James and Sue Tipper 7440 Tassajara Road Pleasanton, CA 94588 Casamira Valley/Moller Ranch, 6861 Tassajara Road (APN 985-0001-001), Tipper, 7440 Tassajara Road (APN 986-0004-001) and Vargas, 7020 Tassajara Road (APN 986-0004-002-01). Existing General Plan Land Use Proposed General Plan Land Use Rural Residential/Agriculture, Medium-Density Residential and Stream Corridor Medium-Density Residential Rural Residential/Agriculture, Low Density Residential and Stream Corridor Medium-Density and Medium/High- Densit Residential Medium-Density Residential Medium-Density Residential (no chan e) Eastern Dublin Specific Plan (Vargas and Tipper only) Agriculture (Alameda County, existing) Planned Development (proposed) Page 20 of21 SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Property Sites Agriculture (Alameda Varies Residential dwelling on County) each property with related accessory structures. Cattle grazing conducted on Casamira Valley site North Agriculture (Alameda Contra Costa County Residential and County) agricultural uses South PD-Planned Medium/High Density Residential dwelling Development Residential and with related accessory Neighborhood structures Commercial East Agriculture (Alameda Alameda County Residential and County) agricultural uses West PD- Planned Single Family, Medium- Vacant (Wallis Ranch Development Density and Project site) Medium/High-Density Residential Page 21 of21