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Home My WebLink About05-051 Wallis Ranch (aka Dublin Ranch West) 1/9/07 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: January 9, 2007 SUBJECT: PUBLIC HEARING: PA 05-051 Wallis Ranch (aka Dublin Ranch West) submitted by James Tong on behalf of Chang Su-O Lin (aka Jennifer), et. al. to consider an Amendment to Stage 1 Planned Development Zone; Stage 2 Development Plan; Site Development Review; Master Vesting Tentative Map 7515 for 935 units; Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715 & 7716 for Neighborhoods 1, 2, 3, 4, 5 & 6, respectively, on 184.1 acres; and a Mitigated Negative Declaration. Report Prepared by: Michael A. Porto, Consulting Project Planner ATTACHMENTS: 1) Resolution recommending the City Council adopt the proposed Mitigated Negative Declaration, with the Mitigated Negative Declaration attached as Exhibit A, Letter from Regional Water Quality Control Board attached as Exhibit B, and Response to Comments attached as Exhibit C. 2) Resolution recommending the City Council adopt an Ordinance to amend the Stage 1 Planned Development zoning and approve a Stage 2 Development Plan (with the proposed Ordinance attached as Exhibit A). 3) Resolution approving a Site Development Review for Wallis Ranch PA 05-051, Master Vesting Tentative Map 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715 & 7716. 4) Vicinity Map. 5) Location Map. 6) Stage 2 Site Plan. 7) Tree Protection Plan dated December 20, 2006. 8) Wallis Ranch submittal dated January 3,2007. 9) Heritage Tree Ordinance Handout. COPIES TO: Applicant Property Owner File Page 1 of 28 G:IPA#\2005\05-051 Dublin Ranch West-WallislPCIPCSR SDR Stage 2 PD.doc ITEM NO._~ ._1 RECOMMENDATION: ~ PROJECT DESCRIPTION: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing; 5) Deliberate; 6) Adopt Resolution recommending the City Council adopt a Mitigated Negative Declaration (Attachment 1); and 7) Adopt Resolution recommending the City Council adopt an Ordinance to amend the Stage 1 Planned Development zoning and approve a Stage 2 Planned Development Plan (Attachment 2); and 8) Adopt Resolution approving a Site Development Review for Wallis Ranch PA 05-051, Master Vesting Tentative Map 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715 & 7716 (Attachment 3). Background The proposed Wallis Ranch project encompasses 184.1 acres of a 189-acre area recently annexed to the City. Initial applications for the Dublin Ranch West project area were submitted by the property owner to the Planning Commission for review and approval on February 22, 2005. At that time, the Planning Commission recommended approval of PA 02-028 which included: 1) the annexation request; 2) an Ordinance prezoning to Planned Development (PD); 3) amendments to the General Plan and Eastern Dublin Specific Plan, 4) adoption of Stage 1 Development Plan; and d) certification of the Supplemental Environmental Impact Report (SEIR) (SCH2003022082). On March 15, 2005, the City Council took action on the recommendations of the Planning Commission and approved the above cited requests. The area was also annexed to the Dublin San Ramon Services District (DSRSD). The original Dublin Ranch West project included three parcels. Wallis Ranch is the largest of the three; it is owned by the Lin Family, the master developer of Dublin Ranch in the Eastern Dublin Extended Planning Area (General Plan) and the Eastern Dublin Specific Plan Area. Planned Development Prezoning and the accompanying Stage 1 Development Plan for the three properties combined were approved for a total of 1,053 units of which 1,023 units were planned for Wallis Ranch. The proposal and application under consideration at this time includes only the Wallis Ranch property (see Attachment 4). It does not include the Bragg and Sperfslage properties included with the original Annexation. For environmental review purposes, the project now also includes 11.6 acres of land under common ownership by the Lin Family. In addition to the 184.1-acre Wallis Ranch site, the additional 11.6 acre area to be added lies within unincorporated Contra Costa County, outside the City's jurisdiction, immediately to the north adjacent to the recently annexed Wallis Ranch project area. The combined area is approximately 196 acres. The 11.6-are property, which is currently vacant, includes a portion of a west fork tributary to Tassajara Creek which runs mostly beyond the northerly boundary of this additional acreage. The area has been identified as sensitive habitat for potentially endangered species. This additional property is designated for open space and will be partially graded for: 1) an emergency vehicle access road, 2) the possible installation of a bioswale and hertpetological fencing, and 3) grading to support neighborhoods at the northern portion of the project; no structures or other off-site improvements are proposed. It is necessary to include this acreage in the environmental review so that Contra Costa County may be able to issue the necessary grading permits tor the emergency vehicle access road required as a part of this development. This additional acreage will be retained by the Lin Family or may be i'1cluded ill a privately maintained open space and conservation district. A Mitigated Negati lie 20f28 Declaration has been prepared to address the environmental issues on this Contra Costa County parcel (See Page 26). Location. Surroundin2:s. and Existin2: Conditions The 184-acre Wallis Ranch project area is located near the northeasterly City limits west of Tassajara Road. The project site is widest within its northerly section below a ridge line and narrows down to a "panhandle" in the southerly portion along the Tassajara Creek corridor. Tassajara Creek runs through the project area west of Tassajara Road from the confluence with the west fork tributary north of the additional acreage mentioned above, past the confluence with an east fork tributary (Moller drainage), and then to the southerly boundary of the site where it merges with another drainage further downstream east of Tassajara Road (identified as Northern Drainage). As mentioned above, Wallis Ranch straddles the county line to the north between the unincorporated Contra Costa County within the City of San Ramon Sphere of Influence (SOI) to the north and the Dublin city limits within Alameda County to the south; the 11.6-acre area within Contra Costa County was formerly used for grazing. The adjacent uses to the south, west, and east include an assortment of public, private, and institutional uses mostly within the City of Dublin limits (see Attachment 5). Parks Reserve Training Facility (PRTF) owned by the United States government and within the city limits serves as the western boundary along the northerly portion of the project site separated by an East Bay Regional Park District (EBRPD) trail easement. A portion of the Tassajara Creek corridor adjacent to the southerly portion west of the panhandle is used by the EBRPD as a staging area and designated for a regional park. Along the northerly portion to the east, four rural residential properties separate the project site from Tassajara Road. The most northerly two (Tipper and Vargas) remain unincorporated. The Fredrich property, near the proposed Tassajara/Fallon Roads intersection was recently annexed with the Fallon Crossing project (aka Mission Peak). The Bragg property mentioned above with the original annexation separates the Wallis Ranch site from Tassajara Road to the east. The 3+ acre Sperfslage property, also part of the original annexation, is located at the southerly tip of the project site. Uses east of the project site and south of the City limits across Tassajara Road include a landscaping business, a private K-12 school, and the 250-unit Pinn/Silveria Ranch project currently under construction. In the past, the Wallis Ranch project area has been used for farming, grazing, and other rural uses. At present, the project site generally consists of grasslands from high hills in the north and west that slope to the south and south-east towards Tassajara Creek. The slopes are generally less than 30% with the steepest slopes to the north and west. The difference in elevation from the lowest point in the creekbed to the highest hillside is approximately 300 feet. The Tassajara Creek corridor is vegetated with native oaks and riparian plant materials including a number of mature or heritage trees. A portion of the area has been used for firewood sales and storage. Existing structures on site currently include several rural homesteads, agricultural outbuildings, and sheds. In addition, two structures of potentially historic significance were identified with the Stage 1 Planned Development - an old dairy and the old Antone schoolhouse, both currently located on the Wallis Ranch property. It is anticipated that the old schoolhouse will be relocated to a site within Wallis Ranch, possibly to the Community Green (shown as Parcel 17 on page 2 of Attachment 8 under the tab labeled "Master Vesting Tentative Tract Map 7515") and preserved as a community landmark. However, based on an assessment by a historic resources consultant, the old dairy does not meet the criteria as a historic resource and will be removed along with the other existing structures. Any existing septic or leach field systems will be removed. The project site is not located within an adopted Habitat Conservation Plan or Natural Community Conservation Plan area. General Plan/Zonin2 In addition to the annexation issues for Dublin Ranch West, the Amendments in 2005 to the General Plan and the Eastern Dublin Specific Plan reflected the need to take further into consideration the natural 3 of 28 topography created by the Tassajara Creek corridor. Initial plans also called for a Village Center/Neighborhood Square and Neighborhood Commercial uses. However, the physical conditions presented by the creek preservation and topography proved to be an impediment to non-residential development west of Tassajara Road. An additional opportunity became available to expand open space areas with a decision by the school district to abandon plans for an elementary school in this location. The amendments in 2005, approved by the City Council, reflected those changes as described above. The approved uses for the area include: a) Single-Family (Low Density) Residential, b) Medium Density Residential, c) Medium High Density Residential, d) Neighborhood Park, e) Semi-Public, and f) Open Space. Based on the approvals in 2005, 95.5 acres were designated for residential use within the overall 189-acre annexation area of Dublin Ranch West of which 93.5 acres of that figure were located on the 184-acre Wallis Ranch. The Planning Commission at their meeting of September 12, 2006 received a Staff presentation in the form of a Study Session to acquaint the Planning Commission with the progress of the project. The Planning Commission offered comment on the progress and indicated they were pleased with the progress and the outcome to date. Wallis Ranch Proiect Description Wallis Ranch is primarily a residential project with a significant effort to preserve and utilize the natural environment. It is influenced by the natural landscapes of Tassajara Creek and the hillside grassland corridors. It has been designed to be reminiscent of the area's early farming, ranching, small town heritage, and styles of the Arts and Crafts movement. The character for the project builds upon the agrarian and town design themes based on turn of the twentieth century architecture styles that emphasize natural materials and colors and a connection to nature. Specifically, the project is designed to provide a mix of housing types while connecting to the natural environment at different scales by orienting units and views towards the open space and incorporating trail access into these spaces. Land Uses - The proposed Wallis Ranch project is divided into six neighborhoods with a residential product type designed for each one. Residential uses currently proposed under the amended Stage 1 Development Plan would be developed at 935 units on approximately 87 acres. This gross residential acreage figure includes some common area landscaping, private roadways, the 1.1 acre Community Green, and the 2.2 acre detention basin or water quality pond. The detention basin/water quality pond may ultimately not be required. The Applicant is proposing to reserve the option of constructing between 40 to 72 additional units if the detention basin is eliminated. These additional units are allowed by the established density but are still under the mid-point density previously approved. The addition of these units in the future would require an amended Stage 1 and Stage 2 Planned Development and Site Development Review. Non-residential uses within the Wallis Ranch project area include neighborhood parks, semi-public facilities, open space, and infrastructure systems which include roadways, water delivery, storm drainage, and sanitation systems. In accordance with the policies of the General Plan and the Eastern Dublin Specific Plan, the lower residential densities are designated in the steeper areas of the project site to ensure hillside, ridgeline, and slope preservation. The higher densities are concentrated in the lower elevations towards Tassajara Creek under a plan that preserves and maintains the natural course and riparian environment. The existing land use categories comparing the initial prezoning with the currently proposed project are shown in the following table: 4 of 28 Table 1: land Use for Wallis Ranch by Acreage 54.6 ac 57.1 ac 50.2 ac +2.5 ac 20.1 ac 16.0 ac 13.4 ac (-4.1 ) ac 8.8 ac 10.4 ac 8.1 ac +1.6 ac 1.9 ac 1.9 ac 1.3 ac 79.9 ac 83.3 ac 78.9 ac +3.4 ac 184.1 ac 184.1 ac 167.2 ac (1) Acreage figure includes the Community Green adjacent to Neighborhood 5. (2) Acreage figure includes the detention basin adjacent to Neighborhood 4. (3) At the time of the pre-zoning this designation was "Public/Semi-Public," but has been changed to "Semi-Public." The 11.6-acre site within Contra Costa County, now included as part of the project, is zoned and designated for agricultural use. Residential - Residential uses with the six neighborhoods include a mix of attached and detached units designed to take advantage of the natural features of the site. All of the units within the Wallis Ranch project are proposed to be for-sale housing either as a single-family detached product or condominium. No multi-family rental or apartments are proposed. Each Neighborhood is more thoroughly described below: T bl 2 N . hb h s S o IS' P a e . elgl or ood ummary - tage 2 evelopment Plan Ite Ian . Neighborhood No. of units/lots Acreage Use (cross +/-) Neighborhood 1 58 lots 15.4 ac Single Family detached + granny flat option on Plan 2 Neighborhood 2 121 lots 16.7 ac 5-unit cluster detached/motorcourt Neighborhood 3 195 lots 18.0 ac Townhouse Rows/Condominiums Neighborhood 4* 248 units 13.1 ac Multi-Family Condominiums - stacked flats, podium units & penthouses Neighborhood 5 78 lots 13.3 ac Single Family detached units, detached garages with alley access + granny flat option Neighborhood 6 235 units 9.1 ac Multi-Family Condominiums- stacked flats & walk-up (townhouse) units 935 units 85.6 ac 'Excludes detention basin A comparison of previously approved and currently proposed residential densities IS shown III the following table: 5 of 28 Table 3: Residential Densities Residential Use Previously Adopted Proposed/Revised Sta2:e 1 acres units density acres units density Low Density Residential 18.8 ac 75 4 du/ac 15.4 ac 58 3.77 du/ac Medium Density Residential 54.6 ac 546 10 du/ac 57.1 ac 629 11.37 du/ac Medium HiQh Density Residential' 20.1 ac 402 20 du/ac 16.0 ac 248 15.50 du/ac Total Acres 93.5 ac 11 du/ac 88.5 ac Total Units/Over All Density 1,023 11 du/ac 935 11 du/ac 'Includes detention basin The low density residential designated land has been slightly reduced and the medium designated land slightly increased, however, there is no net change to the overall product density as originally approved in 2005. Table 4: land Uses by Parcel Medium High Density Residential Nei hborhood Park Semi-Public Open Space Public Roads . Neighborhood 1/Parcel19 . Neighborhoods 2, 3, 5 & 6 . Parcels 17*, 20, 21, 23 & 24 . Neighborhood 4 and Detention Basin/Parcels 22 & 26 . Parcels 1, 8 & 15 . Parcel 2 . Parcels 3, 4, 5, 6, 9, 10, 11, 12, 13,14,16,17& 18 . Parcels 7 & 25 15.4 ac 8.5 ac 1.3 ac 80.0 ac 7.2 ac 184.1 ac TOTAL * Community Green adjacent to Neighborhood 5 . Neighborhood Park - Neighborhood parks include both active and passive recreation areas. Two neighborhood park sites totaling 10.4 acres gross (8.1 acres net) are proposed for the southerly area of the project site. Parcels 1 and 15 are located on either side of Tassajara Creek. Parcel 8 lies east of Tassajara Creek separated from Parcell by the secondary access road, Julie Ann Lane. Besides providing recreational opportunities for the community, this location adds to the visual open space along Tassajara Road and merges the activities of the park with the passive recreational environment of the creek trail system. This acreage does not include private recreational facilities. . Semi-Public - The Semi-Public Use was included in the initial prezoning as "Public/Semi- Public." The site as shown in the 2005 approvals is located near the southerly tip of Wallis Ranch west of Tassajara Road. The size of this site (Parcel 2) after improvements to Tassajara Road is 1.3 net acres. No specific use has as yet been established for this site. The designation of this site is to be amended from Public/Semi-Public to Semi-Public in accordance with recent land use designations in the General Plan. Actual land use opportunities on this site will not change. . Open Space: The approximately 83 acres of open space within the Wallis Ranch project is represented by public and private areas. Open space includes: a) the creek corridor, creek bank, and multi-use trail system; b) the hillside slopes, along with fire buffers; and c) common areas. It does not include the Community Green, associated with the Medium Density Residential use in Neighborhood 5 or the detention basin associated with the Medium High Density Residential use in Neighborhood 4. The Tassajara Creek corridor serves as a focal point from the county line in the north to Interstate 580 (1-580) corridor in the south and is consistent with maintaining 60f28 Tassajara Road as a scenic corridor. This creek corridor preservation will function as a multi-use system for pedestrian, bicycles, and equestrian passage connecting neighborhoods, parks, schools, and open space areas. It also will serve an environmental objective as a wildlife habitat and corridor, as well as enhance Tassajara Road's classification as a scenic corridor. The majority of the Tassajara Creek corridor will remain in its natural state which is also the natural course for storm water runoff. However, prior to restoration and revegetation as a natural area, the creekbed and tributaries will be cleared of debris and other remaining elements of past agricultural use. Implementation of improvements within the Tassajara Creek area will require a streambed alteration agreement from California Department of Fish & Game and the U. S. Army Corps of Engineers and an NPDES permit from the Regional Water Quality Control Board. Both permits are approved with specific conditions to mitigate the introduction of pollutants associated with development into downstream watercourses. The design and location of storm water discharge outfalls and detention basin requirements are addressed by these permits. The privately-owned open space within the project site will be held and maintained by three types of ownership entities. Land Trust - An established land trust (separate from the Homeowners Association or the Lin family) will manage and maintain the Tassajara Creek Management Zone (which consists of the creekbed, channel, and top of banks). This area is approximately 39 acres and includes Parcels 3, 4 & 13 of Master Vesting Tentative Map 7515 (see page 2 of Attachment 8 under tab labeled "Master Vesting Tentative Tract Map 7515"). Conservation Easement/Home Owners Association (HOA) - A conservation easement will be established for the minimum required 100-foot creek bank setback and hillside slope areas. The Stream Restoration Program (SRP) establishes a 100-foot creek corridor setback that will protect wildlife habitat from human disturbance and protect development from major flood events. The creek bank setback area is approximately 13.5 acres in total and is comprised of Parcels 9, 10, 11, 12 & 14. Additionally, the hillside slope area is nearly 25 acres defined by Parcels 16 and 18. One or both of these conservation easement areas may be managed either by the land trust or the Homeowners Association. Preservation of the western hillsides also contributes to the scenic corridor status of Tassajara Road. Common Area/(HOA) - The remaining open space will be managed and maintained by either a Master HOA or by individual neighborhood HOAs. These areas take the form of the project entry landscaping (Parcels 5 & 6), neighborhood entries designated on the neighborhood plans, and common area landscaping between structures and along private rights-of-way. A system of multi-use trails and maintenance roads would be constructed in accordance with the policies and programs ofthe General Plan, the EDSP, and the City's Parks and Recreation Master Plan. The conservation area and permanent easement are mitigation measures adopted during the environmental review process for Dublin Ranch West based on recommendations in the geotechnical study prepared for this project. The water quality pond or detention basin (Parcel 26) would be used to control water quality from storm water runoff and would serve as open space managed by the HOA, but would remain designated as Medium High Density Residential and could potentially be developed with residential units if the detention basin is not necessary. The 1. I-acre Community Green (Parcel 17), designated as Medium Density Residential and described below, also would be managed by the HOA. Community Green - A 1.1 acre Community Green (Parcel 17) is centrally located among the six neighborhoods along Wallis Ranch Road, the main spine or collector road of the project, between its intersections with Dorothy Drive and Lily Rose Way. This area would potentially serve as the relocation site for the old Antone schoolhouse. Lighted pathways along with picnic areas, promontories, and belvederes will be integrated into the sloping topography. The Community 7 of 28 green shall be accessible to local and regional multi-use trail systems and serve as the starting point for a one-mile loop trail. Neighborhood Summary - Each neighborhood generally is described as follows: . Neighborhood 1 - Located highest up the hillside, Neighborhood 1 is a low density tract of 58 traditional single-family detached homes in a conventional layout. These units are two stories with single story elements and massing, which provide a diverse street scene and create a broad range of building massing and rooflines. This neighborhood is separated from and elevated above the remainder of the project by the existing terrain. Three floor plans area available in three architectural styles. Unit size ranges from 3,573 square feet to 4,336 square feet with a minimum lot size of 6,500 square feet (65' x 100'). A Plan 2 option will be available to accommodate an accessory unit, or "granny flat," above the garage under conditions of compliance with the City's adopted standards for that type of addition. . Neighborhood 2 - Neighborhood 2 lies at a lower level to the east of Neighborhood 1 and is designed with clusters, generally five single family detached units, around 24 motorcourts or common driveways. The 121 2-story units have flat or split/stepped foundations with a parking level depending upon the topography. One of the motorcourts has less than five units and several of the units are situated on individual lots with direct access to the peripheral roads. Five floor plans area available in three architectural styles. The homes range in size from 2,033 square feet to 2,939 square feet. The motorcourt configuration minimizes the number of driveways onto the street. . Neighborhood 3 - Neighborhoods 3 and 4 are immediately west and adjacent to Tassajara Creek. Neighborhood 3 is a townhouse layout of 195 attached 2-story and 3-story walk-up units that face on to streets or green corridors. Townhouses would be built within either a 4-plex, 5-plex, or 6- plex structure with center units having a third floor. A maximum of six units would be developed in one building as condominiums, with common recreation and landscaped areas, rather than on individual lots. Based on topography of the site, the units are constructed on either an uphill or downhill split foundation with some of the units on a standard or flat floor plate. Tuck-under garage parking is provided along a system of rear alleyways. Three floor plans are available ranging in size from 1,899 to 2,095 square feet. The design of the recreation building and pool cabana is also reflective of the Farmhouse style. . Neighborhood 4 - Neighborhood 4 is situated south of Neighborhood 3 and east of Wallis Ranch Road. It is the densest of the six neighborhoods at over 15 units per net acre net. The 248 units are distributed in five 3-story podium structures. Two building types house 41 to 55 units each and an associated structured parking facility that is partially subterranean. Units include stacked flats, penthouses, and podium units which surround a parking structure wall on the southerly and easterly downhill sides and decline in elevation, but take the form of having street level frontage. All units are ADA accessible. The stepped frontage creates architectural variety in terms of building height. Each building has elevator access and an outdoor courtyard at the podium level above the parking. Buildings 4 and 5 are placed to create a central courtyard. A recreation facility is located in one of the buildings, and a pool and cabana in keeping with the architectural theme are provided in the courtyard. The architectural style is reflective of the Craftsman design for Neighborhood 4. Four floor plans plus the penthouse plan are available ranging in size from 1,810 square feet to 2,626 square feet for the standard units with an optional variation on each one. The four penthouse units are 3,652 square feet. Perimeter street sidewalks connect to the internal road with pedestrian paseos placed between all buildings. From the sidewalk a pathway leads to an entry garden court to the secured front gate at the west side of each building and continues through to the internal courtyards. A second gated pedestrian entry is provided at the east side on the lower level. A hierarchy of landscaped open spaces range from individual entry courts and 80f28 individual gardens of each building to the central green. Conforming to the slope of the site, an effort has been made with the upper level courtyards to the maximize views and solar exposure. . Neighborhood 5 - Neighborhood 5 is configured as a small lot subdivision of 78 single-family 2- story detached homes with alley access to detached garages and parking. The five rows of home frontages step down from the higher elevations to the lower elevations. One row of homes will have frontage along the Community Green. Detached garages are typically located on a separate pad that is higher or lower than the dwelling, allowing this product type to step with the steep grades of the site. Granny flats or bonus rooms are an option above the garages. Units on the "uphill" side of the block are generally at the same elevation as the fronting street; while units on the "downhill" side of the block are located between 2 and 4 feet above the street grade, requiring stairway access to the unit entry. Each lot is laid out with a reciprocal easement between properties to be used for access, guest parking, or open space. Three floor plans are available in three architectural styles. Units range in size from 2,396 square feet to 2,569 square feet on a minimum lot size of 3,920 square feet (35' x 112') feet. An optional "granny flat" or accessory unit above the garage may be constructed if adequate parking is available. . Neighborhood 6 - Neighborhood 6 occupies a sloping portion of the site between Wallis Ranch Road and the hill to the west. Three different building types are utilized in this neighborhood: (1) podium buildings that have four levels of flats and townhouses over two levels of partial subterranean parking, 2) a podium building with two levels of flats over one parking level, and (3) townhouse courts. Townhouses are two and three story walk-ups that line or back onto the southerly and easterly edges of the podium structure. This configuration is designed to reduce the perceived mass of the buildings as seen from the streets and screen the parking structures, while giving podium-top flats picturesque views over their rooftops. Flats and townhouses throughout the neighborhood are designed to maximize daylight exposure and views. Corner units take advantage of multiple exposures with many having two balconies and multiple windows in the rooms. Two large podium buildings are bisected to appear as four buildings by landscaped pedestrian paseos that frame views to the hillside with access to interior units and parking garages. These structures are designed to accommodate the site's south-to-north slope with stepped parking structure levels. An underground tunnel connects the two "halves" of each building's parking garage. The townhouses with individual porch entries are accessed directly from the paseos and streets. The flats in each three-story building are arranged in an L-shape configuration, with the public entry of each building fronting Wallis Ranch Road at the east end of each 'L'. A secondary courtyard entry provides residents convenient access to the centrally located neighborhood pool area via the paseos and interior private streets. A smaller podium building with flats is accessed from the rear loop road. This building has two levels of stacked flats over one level of parking. At the south end of the project are townhouses clustered around driveway courts that step down-slope. The pool house and pool can be seen on the axis from the northern interior street at the center of the project. The building is designed with a tower feature so that its arched entry provides an identifiable landmark. A property maintenance building is located immediately adjacent. Each four-story structure of flats is served by an elevator. A row of townhouse separated by a public street will face onto the neighborhood park. All three building types have been designed to step with the terrain. The architectural style is Monterey as exemplified by the signature balconies with Spanish accents. Units range in size from 811 to 1,615 square feet. ANALYSIS: The Applicant is proposing to amend the Stage 1 Planned Development Zoning, provide a detailed Stage 2 Planned Development Plan, Site Development Review for 6 individual neighborhoods and overall 9 of 28 architectural and landscape guidelines, one Master Vesting Tentative Tract map, six (6) Master Vesting Neighborhood Tentative Tract maps and a Mitigated Negative Declaration for an 11.6-acre site adjacent in Contra Costa County. Amendment to Planned Development Zonin2/Sta2e 1 Development Plan The Stage 1 Development Plans approved with the pre-zoning adopted the: 1) development concept; 2) permitted uses and conditional uses; 3) general project access and circulation concept; 4) master infrastructure plan; 5) conceptual landscape and open space plan; and 6) anticipated phasing. The approved Stage 1 Development plan for the Dublin Ranch West PD district, including Wallis Ranch, stated that Specific Development Standards within the project will be established at the Stage 2 Development Plan. Protection of Tassajara Creek and development of the hillsides have been the primary issues affecting the design of the project access and compliance with a number of environmental standards established by the Resource Agencies. The proposed amendment to the Planned Development Zoning and Stage 1 Development Plan involve only minor changes to the land use areas, and is more focused on the conformance of the housing products within the environmental constraints and topography. The Stage 1 Planned Development specifically does the following: 1) incorporates the 11.6-acres adjacent property in Contra Costa County for transitional grading, emergency vehicle access and environmental mitigation and potential bioswales 2) further defmes the points of access to the project from Tassajara Road, and 3) adds specific and key elements specific to the Tassajara Creek Open Space corridor; such as heritage tree mitigation Resource Agency required enhancement and revegetation on the 1.3- acre parcel designated as Parcel 2 on the Master Vesting Tentative Tract Map, and 4) changes the Stage 1 PD from Public/Semi-Public land use designation to Semi-Public. The proposed amendment does not make any modifications to the Bragg or Sperfslage properties, included in the approved Stage 1 Development Plan for the original annexation area. The proposed amendment is consistent with the General Plan and the Eastern Dublin Specific Plan. All proposed uses are consistent with the permitted uses approved with the Stage 1 Development Plan, and proposed densities remain within the standards established, the necessary findings are contained in the required Ordinance as Exhibit A to Attachment 2. Sta2e 2 Development Plan: The proposed Stage 2 Development Plan addresses the six PD zones adopted in the initial zoning as amended. The Stage 2 Development Plan has been prepared in accordance with Section 8.32 of the Zoning Ordinance. It includes: 1. Site Development Standards - including lot area, lot dimensions, lot coverage, setbacks, building height, private open space, and 2. Parking Standards The following requirements will also be included in the Ordinance adopting the Stage 2 Development Plan but are addressed in the Site Development Review section of this report: 3. Architectural Design Standards 4. Traffic, Circulation & Streetscape standards 5. Landscape & Open Space Standards 6. Phasing 100f28 Residential site development standards generally include: minimum lot area, lot width (street frontage), lot depth, maximum lot coverage, building height, usable private open space; minimum setback (for front, rear, and sideyards), allowable setback encroachments, and required parking. Residential Development Standards are based on single-family detached units and multifamily (condominium/air space) units. Residential Site Development Standards have been proposed for single family detached residential structures in Neighborhoods 1,2 & 5 (Table 5) and for multi-family buildings in Neighborhoods 3,4 & 6 (Table 6). The standards in the Tables and associated notes for each of these two types have been prepared and are included as part of the proposed Stage 2 PD zoning ordinance for this project. Site Development Standards Table 5: SITE DEVELOPMENT STANDARDS - Sin Lot Size Minimum Street Frontage lot width Maximum Lot Coverage (I) Initial Building Footprint Other(F) Maximum Building Height Maximum Stories (2) Minimum Front Setbacks (A) (0) (7) (8) (II) Living Space Minimum Side Setbacks (A) (0) (7) (8) (Ill' 1 Story Living Space/Garage (4) Porch or Balcony Front Facing Garage (5) Swing-in Garage (6) Living Space over Forward Garage 2-3 Story Living Space Corner Lot (Living Space to Street Side PL) (4) (13) Porch or Balcony - Interior Lot (8)(0) Porch or Balcony - Corner Lot Minimum Rear Setbacks (0) (7) (8) (9) Living Space (A) Garage (A) Garage Face to Garage Face Living Space over Garage Other Requirements (8) Minimum Usable Private Open Space (7) Maximum Encroachments (D) Accessory Structures Setbacks (E) Parking Spaces Required Per Home (10) 5,000 S.F. or greater 3,130 S.F. or greater 3,150 S.F. or greater 35' 35' 20' 50% S% 35' 55% 5% 38' 55% 5% 38' IS' (4) 12' 10' to R.O.W. or 4' to P/L or shared use easement 8' to R.O.W. or 4' to P/L or shared use easement 19' from back of sidewalk N/A 10' 19' 12' 50% or less of the second story living area above garage may extend past recessed first- story living area adjacent to garage 10' N/A N/A N/A N/A 5' (aggregate 10') 5 - 7.5' (aggregate 12.5 - 15') (4) 12' 2-story, 10' single-story element 0' or4' (aggregate 8') (12) 0' or4' (aggregate 8') (12) 0' or4' (aggregate 8') (12) 0' or4' (aggregate 8') (12) 9' 9' 5' 3' 3' 5' 5' 5' IS' avg. per lot, 10' min. (IS) 5' N/A N/A 10' or 5' to shared use easement N/A 30' clear back space N/A 4' to alley edge 30' 2' max. cantilever or 2' min. recess from garage N/A 500 S.F. flat area with a min. dimension of 10'. (14) 2' (E) 2 covered and I guest 300 S.F. flat area with a min. dimension of 10'. (14) 2' (E) 2 covered and I guest 250 S.F. contiguous flat area with a min. dimension of 10' 2' (E) 2 covered and I guest 11 of 28 Corner Lot Triangulated Visibility Easement (II) Min. 3D' from face of intersecting street curb lines Min. 30' from face of intersecting street curb lines Min. 30' from face of intersecting street curb lines NOTES: Single-Family Detached (A) Setbacks measured from property line. (B) See graphic depiction of above Standards in the Stage I Development Plan documents. (C) See Architectural Guidelines for additional Architectural Treatments. (D) Encroachments: Items such as, but not limited to, roof overhangs, air conditioning condensers, entry stairs, porches, chimneys, bay windows and media centers may encroach up to two feet or more into the required setback provided there is a minimum of 36 inches of unrestricted access on one side of the building. Air conditioning units cannot be placed in the front yard. All utilities are to be screened from public view via walls, enclosures, roof placement, etc. (E) Setbacks for accessory structures shall be in accordance with the building code in effect at the time of construction/installation. Noise generating uses such as pool and spa equipment shall be acoustically screened or located outside the setback area. (F) Accessory Structures, as defined in Section 8.08 of the Dublin Municipal Code, covered patios, and in the approved neighborhoods of the accompanying SDR for the single family detached conventional and motor court c1uster- remodels, are allowed an additional five percent of coverage when located in the rear or side yard of the house, or in accordance with Section 7.28.290 of the Dublin Municipal Code. This percentage may increase if the building footprint coverage is not at the maximum percentage allowed. However, in no event shall the total coverage on a lot exceed the combined "Building Footprint" and "Patio and Accessory Structure" coverages. I. Maximum lot coverage regulations are intended to establish the maximum lot area that may be covered with buildings and structures. Buildings and structures include all land covered by principal buildings, garages and carports, permitted accessory structures, covered decks and gazebos, and other enclosed and covered areas; but not standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, paved areas such as walkways, driveways, patios, exterior stairs, uncovered parking areas or roads. 2. Subject to Building Code requirements for access. 3. Where appropriate to building style, the third floor must be stepped back from front and rear elevation to reduce building mass. 4. Where SO percent or more of the elevation of the home is a single-story element, the setback for the single-story and two-story elements of that elevation shall be considered as that for a single-story building. 5. Three-car front facing garages are prohibited on lots less than 55 feet wide. Three-car front facing garages are limited to one plan per neighborhood plan package. These garage doors shall be separated by a two-foot offset between single door and double door, or be three single doors with a one-foot offset between each door. Refer to Building Mass and Form and Architectural Treatment Sections of the Architectural Design Standards for additional architectural requirements pertaining to garage fa.;ade, roof lines, etc. 6. Swing-in garages are prohibited on lots less than 55 feet wide, unless a shared driveway is provided for cluster lot conditions. 7. Retaining walls up to four feet high may be used to create a level usable area. Retaining walls in excess of four feet to create usable area are subject to review and approval of the Community Development Director. Walls over 30 inches in height are subject to safety criteria as determined by the Building Official. 8. Setbacks subject to review and approval of Building Official for Building Code and Fire Code issues. Setback to building overhang to be 36-inch minimum or as required by current City Building Code Standards. 9. At cul-de-sac bulbs or knuckles where lot depths are less than the standard lot depth, minimum rear yard setback requirements may be reduced by an amount equal to lot depth minus the actual depth of the lot (i.e. 100' - 90' = 10'). In no case will the rear yard setback be reduced to less than ten feet. 10. Curbside parking may be counted toward required number of guest spaces. Tandem garage parking is permitted, but not encouraged. II. Minimum 3D-foot triangulated visibility easement on front and side streets measured from the face of intersecting street curb lines. No structures or shrubs/groundcovers over 30 inches in height allowed. (See diagrams on the following pages). 12. On grade stairs and approaches can be located within setbacks. 13. Where a minimum five-foot wide HOA landscape parcel lies between a lot or cluster and an adjacent street, the adjacent lots or cluster shall be considered an interior lot for setback requirements. 14. Yard area may be provided in more than one location within a lot, with a minimum I SO-square foot yard or courtyard area. 120f28 15. The minimum and average rear yard setbacks shall be calculated from rear of living space including adjacent side yard and not from the deep recessed garage. Table 6: SITE DEVELOPMENT STANDARDS - Multi-Famil Maximum Building Height Maximum Stories (Living Area) Minimum Setbacks Building to Collector R.O.W Building to R.O.W. on other Private/Public Streets (to back of sidewalk) Living Space to Alley or Common Driveway Living Space to Open Parking Garage Face to Alley Edge (Drive Apron) Rear Living Space over Garage Minimum Offset or Maximum Cantilever from Face of Garage (F) Minimum Building Separation (E)(A) Garage Door to Garage Door Rear Living Space over Garage 2 - 4 Story Living Space - Front 2 - 4 Story Living Space - Side Porch or Balcony to Porch or Balcony Other Requirements Maximum Encroachments Private Open Space Common Open space Parking Required Per Unit Corner Lot Triangulated Visibility Easement (G) IS', 8' to porch or balcony 10',8' to porch or balcony N/A 8' 3' 2' (F) 30' 26' 25' IS' 12' 3' A) I OO-square foot patio with a 10' minimum dimension or 50-square foot upper level deck with a 5' minimum inside dimension; or B) 40-square foot patio or deck with a 5' minimum dimension with increased common open space A)SO square feet per unit with a 10' minimum dimension; or B) 100 square feet per unit with a 10' minimum dimension with decreased private open space I bedroom - I covered & .5 uncovered guest spaces; 2 or more bedrooms = 2 covered & .5 uncovered guest spaces Minimum 30' measured from face of intersecting street curb lines IS', 8' to porch or balcony Public: IS', 8' to porch or balcony Private: 5' minimum and 10' average,S' to porch or balcony 3' 12' N/A N/A N/A N/A 20' minimum, 30' average 20' minimum, 30' average 14' 3' 100-square foot patio with a I 0' minimum dimension or 50-square foot upper level deck with a minimum inside dimension of 5' 50 square feet per unit with a 10' minimum dimension I bedroom - I covered & .5 uncovered guest spaces; 2 or more bedrooms = 2 covered & .5 uncovered guest spaces Minimum 30' measured from face of intersecting street curb lines NOTES: Multi-Family Attached (A) Encroachments shall be allowed to project up to three feet into building separations and must be at least 36 inches from property lines (or comply with U.B.C. Standards, whichever is more restrictive) See item (B) below. (B) Encroachments include: Roof overhangs, eaves, architectural projections, fireplaces, log storage, media niches, balconies, bay windows, window boxes, exterior stairs, second floor overhangs, decks, porches, trellis, and air conditioning equipment - providing the equipment is screened from off-site view. Air conditioning units cannot be in front yards unless no other option exists. All utilities are to be screened from off-site view via walls, enclosures, roof placement, etc. See item (A) above. (C) An average of 50 square feet of common open space shall be provided for each dwelling unit in addition to the private open space requirement. The minimum dimension of any space satisfying this standard is ten feet. This common open space shall be improved for either passive or active use. 13 of 28 (D) On-street parking can be counted toward number of required guest spaces. Tandem parking is permitted inside structures but not encouraged. (E) Where two different building heights are adjacent, the taller building controls separation requirements. (F) Upper story living area over garages may be recessed a minimum of two feet or encroach up to two feet into driveway length or garage setback. (G) Minimum 3D-foot triangulated visibility easement on front and side streets measured from the face of intersecting street curb lines. No structures or shrubs/groundcovers over 30 inches in height allowed. (See diagrams on the following pages). (H) Excludes appurtenances such as elevator shafts, uninhabitable towers, and penthouse units. (I) The first of each plan constructed with three floors shall be surveyed for actual square footage of the third floor to confirm that the upper level is less than 500 square feet and does not require secondary egress. Certification shall be provided to the City of Dublin Building Division prior to the insulation of the selected units. At the option of the Building Official, the City may select other units for review at the time of the third floor inspection. If any unit is determined by the City to be over 500 square feet, the developer shall have said unit surveyed. The development standards referenced herein become part of the Planned Development (See Exhibit A to the Ordinance in Attachment 2). The six neighborhood projects have all been designed in compliance with this criterion. In the event that any of the neighborhoods are proposed for change or modification, the standards contained herein will direct the design of the revised proposal. Depending on the nature of any proposed change a Site Development Review amendment may be necessary. Should this Applicant or any future Applicant propose modifications to these standards, a revised Stage 2 Planned Development would be required. Parking - The proposed project meets the parking requirements established in the General Development Standards. Single-Familv Detached - Generally, the parking standard for a detached residential unit is a minimum of two covered/enclosed spaces plus a minimum of one guest space per unit. All single family detached units are provided, at a minimum, with a two-car garage, as follows: . Neighborhood 1: All three floor plans have three enclosed parking spaces. Plan 1 has two tandem spaces and one single space behind a straight-in 2-car garage door. For Plan 2, a driveway along the side of the house leads past a motorcourt to a garage at the rear of the unit also with two tandem spaces and one single space. Plan 2 allows for an optional granny flat above the garage space and the tandem space provides the required parking. Plan 3 provides a straight-in 2-car garage and one swing-in garage or optional storage space along the street side. Guest Parking is provided curbside throughout the neighborhood. The Parking Plan for Neighborhood 1 shows 132 spaces which would include one space per unit (58 spaces) plus 78 additional curbside spaces. . Neighborhood 2: With the cluster configuration around a motorcourt, all five plans have a 2-car garage. Depending upon the topography, garages may be lower or higher than the ground floor of the unit. Guest Parking is provided curbside throughout the neighborhood. The Parking Plan for Neighborhood 2 shows 146 curbside spaces which would include a space per unit (121 spaces) and an additional 25 curbside spaces. . Neighborhood 5: All of these narrow-lot, single-family detached homes all are provided with a 2- car detached single-story garage with alley access for a total 156 covered spaces. All three floor plans allow for an optional granny flat in a second story above the garage. Guest Parking is provided throughout the neighborhood. The Parking Plan for Neighborhood 3 shows 167 spaces which would include one space per unit (78 spaces), 17 guest spaces on site along the alley between units facing the Community Green, and an additional 72 curbside spaces. An additional parking space could be provided between units along the alleys for those lots that are constructed with the granny flat option. 140f28 Multi-Family - The standard for covered parking is established based on bedroom count per unit. One bedroom or less requires a minimum of one covered space. Units with two or more bedrooms require a minimum of two covered spaces. Only Neighborhood 6 has units with 2 or fewer bedrooms. Floor Plans in Neighborhood 3 have a minimum of 3 bedrooms, and Neighborhood 4 includes floor plans with no less than two bedrooms. Both Neighborhoods 4 and 6 each have structured parking with partially subterranean levels. Guest parking for all multi-family neighborhoods is required at one-half space per unit. . Neighborhood 3: All townhouse units in Neighborhood 3 have a minimum of three bedrooms. All units are provided with two covered tuck-under parking spaces in an enclosed garage. Guest Parking required for the 195 units would be 98 spaces; approximately 232 guest spaces are located curbside throughout the internal private roadways with eleven of the total spaces provided by three small clusters of 90 degree parking adj acent to common open space areas. . Neighborhood 4: Of the five buildings within Neighborhood 4, four of the buildings include 104 covered parking spaces on the garage level/ground level of the structure to serve the 51 units plus one space that is handicapped accessible in front of an access gate designated for guests. The fifth building, which is located near the clubhouse, includes 90 covered parking spaces on the garage level/ground level of the structure to serve the 44 units. In addition, 8 spaces are provided for guests in front of the garage gates of which two are handicapped accessible. Total structured parking would be 506 covered spaces to serve the 248 units and 12 guest spaces. Guest Parking excluding the spaces within the structure would be provided curbside around the perimeter of the 5-builidng complex and the adjacent detention basin. The Parking Plan for Neighborhood 4 shows 124 curbside spaces that would be available for guest parking. Inaddition, 5 open guest spaces are located on-site from an access road within the courtyard area adjacent to the clubhouse. . Neighborhood 6: Of the 235 units in Neighborhood 6, 39 units have one-bedroom requiring a minimum of one covered space with the remaining 196 units (2 + bedroom units) requiring 2 covered spaces; a total of 431 covered spaces would be required. The 14 townhouse units with Plans F and G each are provided with an attached 2-car garage accounting for 28 covered spaces. A total of 477 spaces are provided in the garage level of the 4 podium structures of which 6 spaces are tandem and not applied toward the required spaces. If 403 spaces are designated for residents, then 68 covered spaces would be available for additional residents or guest parking. Guest Parking required is 118 spaces based on one-half space per unit. Curbside perimeter parking can accommodate 66 spaces. The combined curbside perimeter parking and covered guest parking would provide approximately 134 guest spaces. Site Development Review The Site Development Review for the Stage 2 PD Development Area addresses: 1. proposed uses 2. site layout 3. access 4. compatibility with surrounding and adjacent uses 5. effects on residents and workers, and 6. insuring an attractive environment. The Site Development Review materials begin with a Master Site Plan for Wallis Ranch showing the location of the six residential neighborhoods, the neighborhood park, open space area, semi-public site, and roadway system (see Attachment 8 of the 8Y2 x 11 booklet under the tab labeled "Stage 2 Planned 150f28 Development Rezone" and 11 x 17 booklet under the tab labeled "Planning SDR", page 1). The site layout has been designed with attention to the preservation of the Tassajara Creek corridor and improvements for the enjoyment of this natural and open space amenity. Secondarily a site plan layout has been submitted for each of the six neighborhoods. The project has been designed to mimic the rolling foothills in the area incorporating stepped foundations to integrate with the natural terrain. With the agrarian theme and environmental protection at the forefront, the proposed Wallis Ranch project emphasizes natural materials and colors. Buildings take advantage of the grades to provide interesting massing and floor plan arrangements while creating opportunities for varied outdoor living spaces. Neighborhoods of single family detached housing shall emphasize streetscape enhancement with the use of parkway tree planting and front gardens that flow together. Multi-family housing shall be arranged to optimize views from the street and connect to adjacent neighborhoods, as well as to open space. As such, the proposed contour elevations utilize terracing and step the buildings with the slope of the ground. The stepped foundations are used to minimize the use of retaining walls as much as possible and provide for more interesting architecture. A landscape palette will be incorporated that uses the native species blending them with species that relate to and are suitable for that environment. In addition, an objective of the design was to evoke the impression of a community developed over time. Other plans which comprise the Site Development review submittal include: a waste services plan, a mailbox plan, street addressing, fire access plan, utility box locator, and pedestrian accessibility/connectivity. Neighborhood Design - The six residential neighborhoods are described in detail in the Project Description section above. Buildings are designed to work with the existing slope of the site and where possible, are designed with split foundations, level changes, and steps to integrate with the site. The Neighborhood design aims to create a visually interesting, but functional, street scene through residential types and variety of techniques in the plotting, massing, and mix of architectural plans and styles. Such techniques would include, but not be limited to: 1) reversing and varying adjacent plans and exterior styles, 2) avoiding repetitious patterns, 3) varying heights and setbacks, 4) incorporating single-story elements into two-story buildings, and 5) minimizing the visual impact of garages by varying methods to limit garages facing the street or impacting the street scene. This is accomplished by providing swing in garages, tucking parking under living spaces, providing single and off-set garage doors, and accessing parking via motor courts, alleyways, or structures. Homes located on public streets should wrap the corner to create an articulated building fayade framing the intersection. In the neighborhoods of single family detached homes, various techniques are employed to reduce the perceived mass and scale of the buildings through the use of stepping the building mass with the terrain, broken and varying rooflines and building footprints, and incorporation of lower height massing elements such as porches, stoops, and balconies. The cluster units are intended to reduce the visible impact of garages and driveways by limiting the number of driveways taking access off the street by arranging homes around a shared drive or motorcourt. The back units are accessible from this shared drive, whereas the fronts of homes face the street. Internal slope banks are designed at a 2: 1 maximum slope. Slope banks beyond the development are designed as 3:1, with steeper (2:1) slopes provided on a case-by-case basis. Where needed for maintenance purposes, 10 foot wide benches, including v-ditches and access ways, have been included along the backs and/or sides of peripheral lots adjacent to upside slopes. The floor plans provide a variety of bedroom and bathroom combinations, as well as flexible space options. With the split foundations designed for the topography, parking is in many cases, provided on another level from the living area. Neighborhoods 1 and 5 allow optional living space in the form of bonus rooms or "granny flats" above the garage. These areas are not intended to be separate units. Other 16 of 28 flexibility options for all six neighborhoods include lofts, offices, bonus rooms, dens, libraries, media rooms, studies, and retreats. All units have non-wood burning fireplaces and laundry areas. The building area of the third floor levels is restricted by Fire Code requirements for secondary access. The distribution of the floor plans, including building area and residential features of the units within each neighborhood, is provided in Table 7: T bl 7 FI PI b N . hb h d a e oor ans el or 00 . . . . . . . . . ~ J:Ti1 . =r::rm=f;li . . . . Neiahborhood 1"1\0) Plan 1 3,573 sf 4 bedrooms/3.5 baths to be determined (optional loft or 5th bedroom) Plan 2 3,829 sf 4 bedrooms/3.5 baths to be determined (optional granny flat) (optional loft or retreat/optional 51h bedroom) Plan 3,L) 4,336 sf 5 bedroom + bonus/4.5 baths to be determined NEIGHBORHOOD TOTAL 58 I units Neiahborhood 2 Plan 1 2,410 sf 3 bedrooms + optional 4'''/3 baths 47 units Plan 2 2,033 sf 3 bedrooms + loftl2.5 baths 27 units Plan 3 2,939 sf 3 bedrooms + loft + den/2.5 baths 13 units Plan 4 2,416 sf 3 bedrooms + media room/2.5 baths 22 units Plan 5 2,265 sf 3 bedrooms/2.5 baths 12 units NEIGHBORHOOD TOTAL 121 units Neinhborhood 3 Plan 1 1,899 sf 3 bedrooms + loftl2.5 baths 76 units Plan 2 2,092 sf 4 bedrooms + loftl2.5 baths 43 units Plan 3 2,095 sf 4 bedrooms + loftl2.5 baths 76 units NEIGHBORHOOD TOTAL 195 units Neinhborhood 4 PlanA 2,626 sf 3 bedrooms + media room/3.5 baths 8 units Plan A 1 2,626 sf 3 bedrooms + media room/3.5 baths 15 units Plan B 2,426 sf 3 bedrooms + den/3 baths 60 units Plan B1 2,388 sf 3 bedrooms + den/3 baths 18 units Plan C 2,114 sf 3 bedrooms + media room/2.5 baths 45 units Plan C1 2,110 sf 3 bedrooms + media room/3 baths 16 units Plan D 1,810 sf 2 bedrooms + media room/2.5 baths 40 units Plan D1 1,810 sf 2 bedrooms + den/2.5 baths 42 units Penthouse 3,652 sf 3 bedrooms + den + retreat/4.5 baths 4 units NEIGHBORHOOD TOTAL 248 units Neiahborhood 5"110) (optional bonus room / cranny flat, all units over detached carace Plan 1 2,396 sf 3 bedrooms/2.5 baths to be determined Plan 2 2,499 sf 4 bedrooms/3 baths to be determined Plan 3 2,569 sf 4 bedrooms + loftl3 baths to be determined NEIGHBORHOOD TOTAL 78 I units Neiahborhood 6 PlanA 811 sf 1 bedroom/1 bath 36 units Plan B 1,189 sf 2 bedroom/2 baths 95 units PlanC 1,372 sf 3 bedrooms + den (3 bdrms)l2 baths 51 units Plan C-1 sf 2 bedroom + den/2 baths Plan C-Alt sf 2 bedroom + den/2 baths Plan D, D1 & D2 (townhouse) 1,144 sf 20 units Plan E & E1 (townhouse) 1,612 sf 3 bedroom/2.5 baths 16 units Plan E2 (townhouse) 1,027 sf 1 bedroom/1 bath 3 units Plan F (townhouse) 1,495 sf 3 bedroom/3 baths 7 units Plan G (townhouse) 1,615 sf 4 bedrooms (3 bdrms + den)/2.5 baths 7 units NEIGHBORHOOD TOTAL 235 units Grand Total 935 units Notes: (1) Up to 40% of anyone plan may be constructed in this neighborhood. All lots excluding corner lots can accommodate all three plans. Plotting is subject to specific conditions such as sequential or opposing placement of units on the basis of floor plans, window placement, architectural styles, and colors as specifically described in the Site Development Review Plans. (2) Corner lots are reserved for Plan 3. 170f28 (3) A Master Plotting Plan for these two neighborhoods will be submitted for the current and previous phase of development at the same time individual plot plans and/or each phase are submitted to assure compliance with the requirements. Architectural Style Standards (see page Xl of Attachment 8 of the 8If2 x 11 booklet under tab labeled Design Guidelines) - The Architectural Design/Style Standards implement the overall aesthetic vision for the community with the proposed architectural styles and conceptual architectural street scenes taking into consideration the topography of the site and preservation of the natural environment. The Architectural Standards in this section, on Architectural Design, shall be adopted as part of the Development Plan. Each floor plan of the single family detached units may be constructed in at least three different elevation styles. They are consistent with the Architectural Style Guidelines presented with the Stage 2 Development Plan. As required with previous development, architectural elements will be required to be articulated on all elevations of each building. This Site Development Review includes the architectural styles along with the colors and materials. A variety of textures, colors, and materials are shown with each of the architectural styles. The color schemes are intended to complement the elevation styles, roof types, and accent materials including roof materials, exterior materials, window frames and mullions, trims, railings, wooden elements, and other details. The color schemes combined with the variety of elevation styles and the floor plans contribute to an integrated street scene. A color and materials board will be incorporated and adopted as part of the Architectural Design Standards. The five architectural styles utilized through the six neighborhoods have evolved in California since the turn of the twentieth century and examples are well represented in the East Bay and Central Valley area. The architectural styles proposed for this project are described as follows: American Farmhouse/National Folk: The American Farmhouse consists of two-story massing with a predominantly high-pitched gable roof, gable vent detailing, hip or shed porches, and an occasional hip element or dormer window. A prominent feature of this style is a large front porch often wrapped at the corner with a variety of wooden columns and railings. On new construction the porches are used to create outdoor space as well as provide a single-story element that provides streetscape interest and neighborhood scale. The exterior material typically is wood siding or board and batten with narrow windows, substantial wooden trim, shutters, and brick or stone accents. Roof decorations include cupolas, weathervanes, or dovecotes. The National Folk variation is represented by a relatively large balloon frame with the roof ridge forming a single structure of uniform height. Craftsman: Offers asymmetrical building massing that consists of bolder color schemes accented by stone. Typically they are represented by low-pitched projecting gable roofs with end details and larger overhangs often supported by corbels, outlookers, wooden brace details, or wood kickers. The occasional hip roof provides an accent for an entry or extension between buildings. Covered front porches are featured on this style of architecture with tapered boxed wood columns supported on a stone base. This style is characterized by an exterior finish of wood siding architectural elements addressed almost as furnishings. Wooden detailing and trim also include trellises, and brace details. Windows are wide and tall, and often have mullions along the top. Jtalianate: The Italianate style consists of two-story massing with low-pitched roofs typically hipped with concrete'S' roof tiles and boxed eaves or detailed cornices. Exterior materials of stucco walls and trim, full-wrap stone or brick veneers, and quoins are key elements for the Italianate style. Decorative brackets, eave dentils, and iron railings provide exterior details. Detailed trim around doors and windows enhance this style. Arched or squared windows typically are vertical with multiple lights in pairs or trios that are squared, arched, or shaped with window and door openings. Alcoves or courtyards, rather than porches, serve as outdoor space. 18 of 28 Monterey: The Monterey style is characterized by simple box massing, low-pitched gable roof, and cantilevered second story balconies covered by the principal roof of concrete tile shingles. Wall materials typically are different for first and second floors generally consisting of extensive use of stucco or brick on the lower levels with stucco, wood siding, or board and batten above. Doors and windows typically are recessed. The style often has architectural elements of wood or simple cast iron detailing such as posts or railings, wooden shutters, timber door, window frames, wooden corbels, and gable end accents. Often used are French doors with simple trim and vertical windows with false shutters. Spanish: The Spanish style is distinguished by simple asymmetrical massing and the principal roof material of half round pipe tiles on a hip or gable roof above narrow overhangs with exposed wood rafter tails. Light-colored stucco finished exteriors are accented by arched doorways, recessed windows, wooden shutters, ornamental or shaped wrought iron detailing, and gable end accents. Building designs incorporate varied projections such as wall off sets, covered porches, garden walls, and courtyards. Other architectural details include iron hardware and terra cotta details. Other Elements: There are a number of required elements that should be installed with convenience and safety in mind, such as entry lighting, house addresses, and mailboxes. Home Owners Association rules or standards in the City's Zoning Ordinance would be applicable to other standards and potential nuisance items such as awnings, antennas, satellite dishes, trash receptacles, and storage structures. Table 8: Architectural Styles b'tl Neiahborhood Architectural American Italianate 5tyle~ Farmhouse Craftsman /Italian Monterey Spanish Area eFarm Style Revival ~ Plan eNational Fo/k Neighborhood1 Plan 1 _ _ _ Plan 2 _ _ _ Pian 3 _ _ _ Neighborhood2 Plan 1 _ _ _ Pian 2 _ _ _ Pian 3 _ _ _ Pian 4 _ _ _ Pian 5 _ _ _ Neighborhood3 Plan 1 __ Pian 2 __ Pian 3 -- Neighborhood4* _ Neighborhood5 Plan 1 _ _ _ Pian 2 _ _ _ Pian 3 )( )( )( Neighborhood6* )( 'Multi-unit podium and townhouse structures Project Access and Circulation: The proposed Site Development Review and Tentative Maps address collector street design concepts including: right-of-way widths, roadbeds and travel lanes, parking lanes, 19 of 28 peripheral and median landscaping, and amenities for non-vehicular circulation, such as pedestrian and bicycle traffic. A hierarchy of streets and pedestrian ways provide a comprehensive circulation system. Decorative or enhanced paving calls attention to intersections, functions, or crossroads within the circulation system. The primary route is Wallis Ranch Road, the central spine street from which other streets, walks, and trails radiate and connect to neighborhoods, parks, and open space. Tassajara Road serves as the main arterial providing regional access to the project site at two proposed points. Tassajara Road is currently a two-lane road with significant traffic congestion. However, it is designated as a six-lane divided arterial in the City's and County's circulation plans. Both access points into the project require bridges across Tassajara Creek, and the main intersection will be signalized at Wallis Ranch Road and Tassajara Road. The main intersection, Tassajara Road at Wallis Ranch Road, will serve as the backbone and traffic collector for the development. A secondary access road from Tassajara Road, shown on the plans as Julie Ann Lane, will be located south of the Wallis Ranch Road intersection. The bridge for this road will connect the two Neighborhood Park parcels on either side of Tassajara Creek. It then will intersect with Wallis Ranch Road north of the park on the westerly side of the creek. All other public streets are residential neighborhood streets. Neighborhood Streets as shown on the plans include: Dorothy Drive, Lily Rose Way, Barbara Jean Street, "C" Street, "D" Lane, "E" Street, "G" Lane, and "J" Lane. "M" Way serves Neighborhood 4. Proposed public street sections are comparable and similar to those already approved or built in other areas of the Eastern Dublin Specific Plan area. Additional circulation elements within the project will include private streets, motor courts, and alleys, with reduced rights of way and/or curb-to-curb widths. Gatestone Lane, a single-loaded frontage road, eliminates the need for a separate maintenance road along Tassajara Creek. An emergency vehicle access plan utilizes the proposed road systems and also provides for specifically dedicated emergency access roads. The creek frontage road, located north of and connecting to Wallis Ranch Road, will provide secondary access on the periphery of the neighborhood street systems as an element of the emergency access plan. An emergency vehicle access roadway (EVA) is provided on the adjacent 11.6-acre Contra Costa County Parcel to provide a secondary access point for fire vehicles to service Neighborhood 1 in an emergency. Designed to Alameda county Fire Department Standards, this EVA is necessary to avoid steep slope banks between Neighborhoods 1,2 and 5. In addition to alleys and driveways, the plan for Wallis Ranch incorporates a variety of private roads and driveways that provide access into cluster and multi-family neighborhoods. The driveways may also serve as emergency vehicle and public service access easements. A focal point of the circulation systems are the two bridges mentioned above which represent a major design element of the project. Those portions of the bridges that are viewable from adjacent streets and public areas shall follow the design criteria established for the project. The bridge abutments and railings shall have massing and forms similar to the entry ensemble. These elements and materials include cultured stone veneer, painted steel railings, and unique lighted, stone-clad pillars or pilasters in the Craftsman style spaced along the guardrails. Surfaces will identify a separation among vehicular, pedestrian, and bicycle traffic. The Applicant has provided an ADA accessible trail along the west side of Tassajara Creek. This trail joins with the East Bay Regional Park Trail easement in the vicinity of Julie Ann Lane (see sheet L-4 Pedestrian Connectivity Plan of Attachment 8, 11 x 17 booklet under the tab labeled "Landscape SDR"). The trail has been designed to East Bay Regional Park District (EBPRD) standards and will be maintained by the Wallis Ranch Homeowners Association. This trail also conforms to the City of Dublin Streambed Restoration Master Plan. The Parks & Community Services Commission reviewed the trails on the Wallis Project at their October 16,2006 meeting. 20 of 28 The pedestrian and bicycle trail system is truly multi-functional. Additionally, a local trail follows along Tassajara Road east of the creekbed. A one-mile loop trail beginning at the Community Green and connecting with the Tassajara Creek corridor will be marked with signature stone-clad mile markers. Landscaping, Walls & Fences: Community elements and landscape design components will create and enhance the identity and character of the Wallis Ranch project. Community elements are situated primarily within the public right-of-way and other public spaces throughout the project. They include entry graphics and monuments, identity walls, stone veneer columns and walls, retaining walls, fences, accent paving, bridges, and street furnishings such as mailboxes, benches, trash receptacles, street lighting, and signage. Each element should be complementary to the others in order to provide a cohesive image of spatial order, sequence, enclosure, and focus. The public realm is used to create a livable community and enhance the pedestrian environment and community theme using compatible colors and materials. In addition, the project is designed to physically and visually connect to the natural environment at different scales by orienting units and views to the open space and incorporating trail access into these spaces. . Landscaping - The landscape plans provided with this application layout the streetscape and treatment of public or roadside right-of-way areas in terms of landscape materials and hardscape design. A conceptual landscape plan has been prepared for each of the neighborhoods as well as for the project as a whole. It includes a palette of landscape materials including a hierarchy of street trees, flowering shrubs, median plantings, and ground covers. Common area comprises a large part of the landscape area. The Applicant has provided extensive detail with respect to a lush and attractive landscape theme (see Attachment 8, under tab labeled "Landscape SDR", 11 x 17 booklet for thorough details). Responsibilities for management and maintenance generally are identified in Attachment 8 under the tab labeled "Stage 2 PD Rezone", Open space and ownership Maintenance fold out. . Walls & Fences - A master plan of walls and fences is also included with a range of designs based on functional separation of uses. Given the environmental sensitivity of the Tassajara Creek area, a number of fences have been specifically designed with environmental protection in mind (see Attachment 8, 11 x 17 booklet, under the tab labeled "Landscape SDR, sheet L-3 Project Fencing Plan"). Walls - Classifications include entry walls, feature (or theme walls), and retaining walls. Entry walls will be placed at primary and secondary intersections. A series of unique cultured stone veneer column applications will be used throughout Wallis Ranch to create various entry statements. Project identification signage is appropriate in these locations. Accent lighting maybe added to the tops of free stranding columns at entries and bridge crossings. The feature walls are freestanding elements that define the right-of-way edges of Wallis Ranch Road and Dorothy Drive. This design feature visually ties together the project at neighborhood entries, intersections, and points of interest. In some instances the feature wall will abut an entry wall. Feature walls also are associated with ramp entries into buildings and may act as a retaining wall. Visible portions of a feature wall will have a stone veneer finish. The feature wall for this project is stone clad in the Craftsman style. Columns and pilasters would be tapered with a natural stone cap or, in some cases, with lantern lighting (see Attachment 8, 11 x 17 booklet under tab labeled "Landscape SDR, sheets L-15 thru L-19 Wall and Fences details"). Retaining walls (see Attachment 8, 11 x 17 booklet, under tab labeled "Landscape SDR, sheet L-3a Retaining Wall Plan") are used to accommodate grade changes and transitions in elevation. The various retaining wall designs address walls located in the public right-of-way 21 of 28 as well as in the neighborhoods. Depending upon the engineering required to prepare a site, retaining wall systems include concrete masonry units, poured-in-place concrete, modular concrete gravity wall systems, and sculpted or simulated rock applications. Depending upon public visibility, retaining walls would be finished with a veneer of either stucco or cultured stone that match the material, color, and pattern of the freestanding entry or feature walls. All retaining walls will have a capstone that is compatible with the associated wall finish. Neighborhood specific exceptions are allowed. Retaining walls creating clearances around streetscape appurtenances such as utility vaults or boxes, street lighting, or street furnishings will be curved. A simulated rock retaining wall is proposed to be used along the western edge of Julie Ann Lane. This wall will simulate sandstone typically found in the area generally with a vertical fracture pattern and horizontal striations. Design details of the wall elements are included in the Design Standards incorporated with the submittal. Fences - Fences are needed to define the common open space areas and provide separation from private areas. The fences are designed to establish varying levels of privacy or security. The primary function of the fences is to monitor access between two areas or uses and carry through a consistent theme. The fence design based on its function include: split wall view fences, privacy fences, rail fences, view fences, wire mesh fences, herpetological barriers (for habitat protection), and barbed wire fences. A herpetological barrier is a continuous 12-inch high concrete barrier installed for the purpose of separating the habitat of potentially endangered species (reptiles and amphibians) by inhibiting their access to and from developed areas. It usually is installed in conjunction with a standard concrete "V" ditch and is consistent with requirements of the resource agencies (see Attachment 8, 11 x 17 booklet under tab labeled "Landscape SDR, sheets L-3, L-15 and L-16, Project Fencing Plan and Fencing details). The split wall view fence is used maintain a separation between vehicular or pedestrian circulation while maintaining privacy for residential property owners and retaining views to parks and open space. This type of fence utilizes a combination of pre-cast concrete with a stucco texture, iron pickets, and pilasters thematic to Wallis Ranch. Excessive lengths in the wall would be punctuated at intervals by plantings and/or a change in height or direction. It also may serve as a herpetological barrier. Privacy fences are made of wood and used to define the private outdoor space of residential properties. A diagonal lattice panel would be placed along the top of this fence in places where it would be visible from a local residential street. Rail fences are used where an enclosure is not needed, but a boundary should be marked. They are used to define and protect open spaces, control public access, and establish a theme. Modern rail fences are made of pre-cast concrete rails and could incorporate a concrete herpetological barrier. View fences are used to provide visibility from private lots to dedicated open space. The view fence is used only along the eastern edge of Neighborhood 1. View fences are constructed of solid steel pickets, tubular steel rails, and posts. A wire mesh fence will be used to secure the perimeter of the detention basin around its top bank. This 5-foot high fence will be made of galvanized wire mesh grid fabric, posts, and associated support elements. Pilasters would not be used with this type of fence. The fence should be visibly transparent as viewed from the street while providing optimum security. Integrated gates would be suitable for maintenance vehicle access. Over time, the plantings around the outer perimeter of the fence will eventually block views to the fence and the basin. Barbed wire fences as required by the Resource Agencies are used to isolate and protect environmentally sensitive areas from disturbances by people and/or domesticated animals while maintaining access for wildlife and delineating property boundaries. The barbed wire fencing is required by the Tassajara Creek Management zone to provide further protection for 22 of 28 wildlife and human security. Steel barbed wire fence posts would have four lines of wire with the bottom wire as smooth and the top three as barbed wire. The posts would be spaced at no more than 10 feet on center. Heritage Trees - A report has been prepared by a certified arborist in accordance with the City's Heritage Tree Protection ordinance (see Attachment 9). The report identifies the existing trees on site, including "heritage trees," with particular attention to those trees impacted by the bridges crossings over Tassajara Creek into the project from Tassajara Road. Based on the survey, eleven of the trees identified as noteworthy present a risk or are in direct conflict with the proposed two bridge crossings. Only these heritage trees are impacted and no additional trees on-site will be removed. The Applicant has already worked with the resource agencies with respect to trees located within the conservation area in conjunction with the required improvements needed in this area. All but one has a low suitability for relocation and preservation. Preservation of a number of trees is not suitable due to exposed roots, instability, or an existing state of decline. Risk and liability are posed by these trees from loss of limbs or uprootings. The report makes recommendations for preservation, relocation, removal, and/or replacement of the affected heritage trees. The applicant proposes to relocate the trees where practical and replace trees removed on a ratio acceptable to the Resource Agencies. Measures and procedures also are included for pruning and tree protection during demolition, grading, and construction activities. Recommendations in this report will be included as conditions of approval. Habitat Preservation - Due to the sensitive nature of the environment which may be affected by the proposed project, mitigation measures from the previously approved EIR are included for the installation of a herpetological fence or barrier to deter or inhibit the endangered California Tiger Salamander (CTS) and potentially the California Red-Legged Frog from leaving the protected areas. The Mitigated Negative Declaration for the Contra Costa County Property states that the presence of special status breeding birds, such as the burrowing owl, also has been identified on the site. Mitigation Measures have been included for protection of these species, as well. Phasin2 A proposed Phasing Plan has been included with this application. Generally, development will begin with the single-family detached homes in Neighborhood 1 and move from west to east according to the approved plan (see Attachment 8, 8Yz x 11 booklet under tab labeled "Stage 2 PD Rezone, Neighborhood Phasing Plan", fold out). The Applicant has provided very detailed and thorough project plans in compliance with the requirements in the City of Dublin's Site Development Review Ordinance Section 8.104. Staff has reviewed these plans and documents. The project as proposed will create a unique and interesting upscale agrarian community with significant architectural interest, product type and landscape amenities. The necessary findings for the Site Development Review can be found in Attachment 3. Vestin2 Tentative Tract Maps The proposed project includes Master Vesting Tentative Tract 7515 which establishes 27 lots or parcels as shown in the Table 9 below. The six neighborhoods, Neighborhoods 1,2,3,4,5 and 6 will be developed respectively as Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715 & 7716. Conditions of approval are provided for each subdivision map (see Attachment 3). The Vesting Tentative Subdivision Maps are consistent with the adopted PD zoning and are in conformance with the Development Standards. Table 9 lists the parcels to be created by the Vesting Tentative Subdivision Map. Table 9: Parcel Summary - Master Vesting Tentative Tract 7515 23 of28 Parcel No. Acreage +/- Land Use Designation/Zone Use Parcel 1 3.1 ac Neiahborhood Park City - neiahborhood park Parcel 2 1.3 ac Semi-Public priyate undetermined Parcel 3 5.9 ac Open Space land trust Parcel 4 2.4 ac Open Space land trust Parcel 5 .5 ac Open Space HOA common area landscapina Parcel 6 .6 ac Open Space HOA common area landscapino Parcel 7 6.0 ac Public Road Wallis Ranch Road/N public road/public access easement Parcel 8 .9 ac Neiohborhood Park City - neiohborhood park Parcel 9 2.6 ac Open Space & Trail HOA conservation easement Parcel 10 .6 ac Open Space & Trail HOA conservation easement Parcel 11 .4 ac Open Space & Trail HOA conservation easement Parcel 12 .8 ac Open Space & Trail HOA conservation easement Parcel 13 30.9 ac Open Space land trust Parcel 14 9.1 ac Open Space HOA conservation easement Parcel 15 3.9 ac Neiohborhood Park City - neiohborhood park Parcel 16 22.7 ac Open Space (hillside/EVA) HOA - conservation easement Parcel 17 1.1 ac Medium Density Residential community oreen/recreation/landscapino Parcel 18 2.2 ac Open Space conservation easement Parcel 19 15.4 ac Low Density Residential Neiahborhood 1 (sinale familY detached) Parcel 20 14.6 ac Medium Density Residential Neiohborhood 2 (sino Ie family detached) Parcel 21 15.5 ac Medium Density Residential Neiohborhood 3 (townhouse/condos) Parcel 22 11.2 ac Medium High Density Residential Neiahborhood 4 (condominiums) Parcel 23 10.7 ac Medium Density Residential Neiohborhood 5 (sinole family detached) Parcel 24 8.3 ac Medium Density Residential Neiahborhood 6 (condominiums) Parcel 25 4.2 ac Public Road - Gatestone Lane public road/public access easement Parcel 26 2.2 ac Medium Hioh Density Residential hydromodification/detention basin Parcel 27 1.3 ac Public Road - Lily Rose Way public road/public access easement 5.1 net Y. oross (adiustment) TOTAL 184.1 ac Table 10 provides the details ofthe individual Master Vesting Tentative Tract (neighborhood) maps. Table 10: Neighborhood Vesting Tentative Maps Neiahborhood No. of units MaD No. Acreaae Use Neighborhood 1 58 units 7711 15.4 ac 58 lots for single family detached resi- dential units and 3 HOA parcels Neighborhood 2 121 units 7712 16.2 ac 121 lots for clusters of detached single family residential units w/motorcourts and 5 HOA parcels Neighborhood 3 195 units 7713 18.0 ac 38 condominium (air space) parcels for 195 attached townhouse residential units and 17 HOA parcels Neighborhood 4* 248 units 7714 15.4 ac 5 condominiums (air space) parcels for 248 multi-family residential units and 10 HOA parcels Neighborhood 5 78 units 7715 10.7 ac 78 lots of single family detached residential units and 15 HOA parcels Neighborhood 6 235 units 7716 8.3 ac 12 condominium (air space) parcels for 235 multi-family residential units and 14 HOA parcels 935 units * Excludes detention basin which remains as Parcel 26 of Master Vesting Tentatiye Map 7515 24 of 28 Some of the hillside slopes around and above the development will be graded due to the need to repair five areas of unstable soils. However, the disturbed areas will conform to existing slopes and will be hydroseeded with native grasses to quickly vegetate the hillsides so that no long-term visual impacts will occur. Inclusionary Zoning/Affordable Housing: The proposed development of Wallis Ranch is subject to the City's Inclusionary Zoning Ordinance. The City's Inclusionary Zoning Regulations, which are set forth in Chapter 8.68 of the Dublin Municipal Code, provide generally that all residential development in excess of 25 units is required to contain affordable units equal to not less than 12.5% of the total units in the development. Based on a total of935 units, 117 units would need to be provided. The City and the Applicant are parties to an agreement entitled Development Agreement between the City of Dublin and Chang Su-O-Lin and Hong Lien Lin- Dublin Ranch Fairway Ranch, which pertains to the development of an affordable housing project known as the "Fairway Ranch Project." Consistent with the Inclusionary Zoning regulations, the Agreement provides foir the creation of Affordable Unit Credit Certificates (AUCCs) upon completion of affordable units in the Fairway Ranch Project, which AUCCs can be used toward the satisfaction of the affordable unit construction obligations under the Inclusionary Zoning Regulations on certain property, including Wallis Ranch. To the extent that sufficient AUCCs are availableat the time of tentative map approval or site development review on property subject to the agreement, the City may not require compliance with the Inclusionary Zoning Regulations. The Developer currently has in excess of 117 Affordable Unit Credit Certificates. Therefore, pursuant to the terms of the Agreement, 117 of the AUCCs in the developer's possession have been determined to satisfy and be applied to the Inclusionary Housing obligation of Wallis Ranch. A condition of approval (see Attachment 3, page 30, Condition #16) has been provided to address this issue. Public Art - The project will comply subject to the City's Public Art Ordinance; a public art compliance report is included in the project site development review submittal. The developer is required to fulfill the Public Art Contribution through the provision of an on-site public art project. The Applicant has designated the primary location to install the public art is at the southern tip of the water quality/detention basin parcel with an alternate location on Parcel 17 of Tract 7515, the Community Green adjacent to Neighborhood 5. (see Attachment 8, 11 x 17 booklet, page 1 at beginning of document for Public Art Compliance Report and locations). A Condition of Approval has been developed and applied to assure compliance. (see Attachment 3, page 29, Condition #14) Development Agreement: Prior to annexation and as a condition of the Stage 1 Development Plan approval, the Applicant entered into a pre-annexation agreement with the City. That agreement served as the framework for the required Development Agreement to follow between the City and Applicant/Developer as an implementation measure and requirement of the Eastern Dublin Specific Plan. The Development Agreement will be based on the standard form prepared by the City Attorney and adopted by the City Council for projects located within the Eastern Dublin Specific Plan area. It will be drafted with input from City Staff, the project developer, and the City Attorney. The Development Agreement represents a commitment between the City and the Developer to proceed in accordance with terms in which the City grants vesting and promises not to change its planning or zoning laws applicable to the development for a specified period of time. In return, the Developer agrees to comply with the conditions of approval and, in some cases, makes commitments which the City might otherwise have no authority to compel the Developers to perform. Specifically, the Development 25 of 28 Agreement augments the City's standard development regulations in response to the particular characteristics of each individual project; spells out the precise financial responsibilities of the developer; ensures timely construction of adequate public facilities for each project; and provides the terms for reimbursement when a Developer advances funding for specific facilities which have community-wide or area benefit. The proposed Development Agreement between the Applicant and the City will be presented to the Planning Commission for recommendation at a later time. ENVIRONMENTAL REVIEW: The Dublin Ranch West project (PA 02-028) proposed for annexation in 2005 essentially included similar land uses and densities analyzed and approved in the 1993 EIR for the "Eastern Dublin General Plan Amendment for the Eastern Extended Planning Area," the "Eastern Dublin Specific Plan," and associated documents. However, a determination was made as a part of the proposal to prepare a Draft Supplemental EIR (SEIR) (SCH #2003022083) in order to thoroughly and comprehensively assess the potential for the project to cause or contribute to significant impacts beyond those identified in the 1993 EIR. Where new potentially significant impacts were identified, appropriate mitigation measures were adopted to reduce or avoid the impacts. Issues of significance related to the Dublin Ranch West project included: traffic and circulation, air quality, community facilities (parks and schools), and habitat preservation for wildlife and endangered species. Specific endangered flora and fauna identified in the SEIR included Congdon's tarplant, the California red-legged frog (CRLF), and the California Tiger Salamander. The SEIR was certified in March 2005. An Initial Study was prepared, and a determination was made to prepare a Mitigated Negative Declaration (MND). The primary purpose of the MND is to expand the scope of the SEIR to include the adjacent 11.6-acre parcel within Contra Costa County which was not originally addressed in the SEIR. This property will require some grading to allow for an Emergency Vehicle Access (EVA) road generally serving Neighborhoods 1 and 2. However, it is in close proximity to an environmentally sensitive habitat area where further mitigation measures are being recommended. The review process and compliance with the additional mitigation measures would allow Contra Costa County to issue the necessary grading permits for this area. The Mitigated Negative Declaration has been circulated (comment period September 19, 2006 thru October 19, 2006) and submitted for consideration and adoption with the proposed Wallis Ranch project. The City Council would approve the Mitigated Negative Declaration prior to taking action on the project. (see Attachment 1 Exhibit A, Mitigated Negative Declaration) A comment letter was received from the Regional Water Quality Control Board during the review period asking about the availability of mitigation lands for California Tiger Salamander habitat. The City responded in accordance with the California Environmental Quality Act that such lands are expected to be available. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project, including the East Bay Regional Park District, to advertise the project and the upcoming public hearing. A public notice was also published in the Valley Times and posted at several locations throughout the City. CONCLUSION: The proposed project provides a practical and efficient land use pattern with the intent of preserving the topography of the Tassajara Creek corridor, maintaining scenic corridor qualities, and enhancing the natural environment. The proposed amendment to the Stage 1 Planned Development adds the adjacent property within Contra Costa County under common ownership for provision of an emergency vehicle access road and additional environmental mitigation. The Stage 1 Planned Development zoning as amended is consistent with the General Plan and the Eastern Dublin Specific Plan. The proposed Stage 2 260f28 Development Plan and Site Development Review are compatible and consistent with the Stage 1 Planned Development zoning as amended, and the proposed Vesting Tentative Maps (including the Master and Neighborhood Maps) are consistent with the permitted uses and development standards of the Wallis Ranch PD zoning district. The Mitigated Negative Declaration supplements the Supplemental Environmental Impact Report (SEIR) (SCH2003022082) certified in 2005. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation, 2) Open the public hearing, 3) Take testimony from the Applicant and the public; 4) Close the public hearing; 5) Deliberate; 6) Adopt Resolution recommending the City Council to adopt a Mitigated Negative Declaration(Attachment 1); 7) Adopt a Resolution recommending the City Council adopt an Ordinance amending the Stage 1 Planned Development zoning and the proposed Stage 2 Development Plan (Attachment 2); and 8) Adopt Resolution approving a Site Development Review for Wallis Ranch PA 05- 051, Master Vesting Tentative Tract 7515, and Neighborhood Vesting Tentative Maps 7711, 7712, 7713, 7714, 7715 and 7716 for Neighborhoods 1,2,3,4,5 & 6, respectively (Attachment 3). 270f28 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: Chang Su-O (aka Jennifer) Lin, et. al. c/o James Tong 4690 Chabot Drive, Suite 100 Pleasanton, CA 94588 Martin Inderbitzen P. O. Box 1537 Pleasanton, CA 94566 LOCATION: Northeasterly area of the city, south of the City limits at the Alameda/Contra Costa County line (including an 11.6 acre parcel within Contra Costa County), west of Tassajara Road, and east of the Parks Reserve Training Facility (PRTF) ASSESSOR'S PARCEL NUMBER: 986-0004-005-01 (Alameda County) 225-070-02 (Contra Costa County) EXISTING ZONING & GENERAL PLAN LAND USE DESIGNATION: Single Family (Low Density) Residential, Medium Density Residential, Medium-High Density Residential, Semi-Public, Neighborhood Park, and Open Space Agriculture (Contra Costa County) 28 of 28