HomeMy WebLinkAboutStage 1 PD Rezone Amendment
Wallis Ranch. December. 2006
Stage 1 Planned Development Amendment
Project Description
The following text and graphics apply only to the revisions made to what is now called the
Wallis Ranch project, previously known as Dublin Ranch West, to make the Stage I PD
documents consistent with the Stage 2 Planned Development Rezone, Site Development Review,
Tentative and Master Maps, CEQA for an adjacent parcel, and Development Agreement
applications for the site, and to clarify the use and its context to this project of an 11,6 acre Lin
parcel that is located immediately adjacent to the north of the Wallis Ranch project. This parcel
is located in Contra Costa County. Please refer to P A 02-028 for the original documents, which
was comprised of the Bragg and Sperfslage parcels also.
Existing Site Conditions and Land Uses
The 11.6 acre Contra Costa County parcel is designed to function and relate to the greater Wallis
Ranch project in Dublin. As part of the Wallis Ranch project, it is proposed to grade the Contra
Costa parcel to provide conform grading, an emergency vehicle access, possible water quality
features, and landscaping. The parcel will be placed in a conservation easement for habitat
mitigation and no habitable structures will be permitted on it. This parcel is vacant, having
previously been used for the grazing of cattle, This parcel is adjacent to the Moura and Parks
RFT A properties, This Contra Costa County parcel was not studied in the EIR for the Eastern
Dublin Specific Plan (1993) or the Supplemental EIR for the Dublin Ranch West Annexation
Area project. The applicant is working with agencies in Contra Costa County to ensure CEQA
compliance for this portion ofthe project. These documents are on file at the City of Dublin.
No changes have occurred to the Wallis Ranch property (Alameda County) since PA 02-028 was
approved in April of 2005 (Ord. 10-05/Reso, 43-05), The property contains a few occupied
residences, numerous outbuildings, and a vacant schoolhouse. It is anticipated that the vacant
schoolhouse will be relocated within Wallis Ranch to provide a meeting hall for the project's
residents within the community green.
Proposed Land Uses and Development Concept
The Wallis Ranch Stage I PD Rezone project is being revised to reflect the refined land use plan
areas and designations of the concurrent Stage 2 PD Wallis Ranch application, The approved
PA 02-028 Wallis Ranch plan includes low, medium, and medium-high density residential
(including possible residential support uses), a neighborhood park, semi-public, and open space
land use designations that preserve the predominant natural features of the site including the
Tassajara Creek environs and the western foothills. As part of this application, the Public/Semi-
Public site approved as part of P A 02-028 is being rezoned to Semi-Public to be consistent with
Page 1 . Stage 1 Development Plan Amendment Project Description
Wallis Ranch. December. 2006
the City's current zoning districts. Additionally, approximately 2,9 acres of land designated as
Medium High Density Residential is currently slated to be used as a water quality and detention
basin due to the requirements of the RWQCB. This parcel, if developed as residential, would
allow between up to 40 and 72 units to be built. The applicant reserves the right to build or
transfer these units to another location on the Wallis Ranch property if the basin as currently
planned is not constructed or transferred to another location. A 1,3 net community green has
been provided in the project, at the crossroads of the community, This area will provide a
central gathering and recreation area for the residents. This site will be rezoned from medium
density residential to open space. Please refer to the Stage 2 PD for further details regarding the
proposed project.
The chart below indicates the proposed land uses and densities for the project as compared to the
approved land uses presented in the Eastern Dublin Specific Plan and PA 02-028.
Proposed Stage 1 PD Existing Stage 1 PD (PA 02-028)/
Land Use Plan East Dublin Specific Plan
Land Use Plan
Gross Proposed Density Gross Unit Density Units at
Acres Units/Square Acres Range Mid-point
Ft Density
UN PROPERTY
Low Density Residential 15.4 58 du 3.8 18.8 16-112 du 75 du
Medium Density Residential 57.1 629 du 11.0 54.6 333-764 du 546 du
Medium High Density 16.0 288-320 18-20 20.1 283-503 du 402 du
Residential *
Neighborhood Park 10.4 N/A N/A 8,8 N/A N/A
Open Space 83.3 N/A N/A 79.9 N/A N/A
Semi-Public (Public/Semi-Public) 1.9 19,863 sf 0.24 FAR 1.9 N/A 19,863
Subtotal 184.1 975-1,007 du 11.0-11.4 184.1 632-1,379 du 1,023 du
19,863 sf 19,863 sf
* Note: 2.9 acres of this designation are currently anticipated to be used towards a water quality and detention basin.
This equates to a range of between 40 and 72 units.
A tree protection plan has been prepared by a certified arborist. This and a project specific tree
assessment can be found in the appendix of this document. Additional detail will be required
prior to receipt of a grading permit to protect trees during demolition, grading and construction
activities. Other trees will be selectively pruned to preserve and promote health and vigor and
prevent damage from construction activity, Some heritage trees and other trees will need to be
removed as a part of this project. The removal of these trees is limited to the locations of the
bridges and the approaches to the bridges, The City's Heritage Tree Ordinance does not make
provision for the mitigation or replacement of trees to be removed. Regardless, the project
proponent proposes to replace removed trees, regardless of species or heritage tree designation.
The project will adhere to the City's Public Art Ordinance; a public art compliance report is
included in the project site development review submittal. A cooperative team approach
between the project landscape architect and the artistes) will be initiated at a future date to create
a site that provides a visual and educational experience, while providing an entry statement for
the project. The applicant proposes that art may consist of interesting pavements, fence and wall
Page 2 . Stage 1 Development Plan Amendment Project Description
Wallis Ranch. December. 2006
treatments, site furniture, and plant materials, in addition to other more traditional forms such as
sculpture, murals, earthworks, mosaics, and fiber-works. The southern tip of the water
quality/detention basin parcel will be the primary location to incorporate the artwork. If a
second location is warranted, the community green and its elements may be used,
Inclusionary Zoning Ordinance
The Wallis Ranch project proposes 935 units. The City's IncIusionary Housing Zoning
Regulation requires that 12,5% of the residential units in the project meet the City's affordability
requirements. Applying this percentage would result in the requirement for 117 affordable units.
The applicant proposes to apply 102 of the affordable unit credits provided to them by the
Fairway Ranch development agreement (July 15,2003) towards this obligation and either (a)
provide an additional 15 affordable units onsite. These on-site units would be designated in
neighborhood 6. (The affordable units would be rental or for sale units and made affordable by
way of a deed restriction in perpetuity at the 'moderate" rate, The units would be identified prior
to the issuance of the first building permit in this neighborhood); (b) pay in-lieu fees for the
additional 15 required units. (The City ordinance section 8.68 allows for up to 40% of the
incIusionary requirement to be met with an in-lieu fee); (c) increase the number of affordable
unit credits applied to the project; or (d) any combination of the above.
Project Access and Circulation
City and Fire Department Staff have reviewed and approved an emergency circulation route plan
for the Wallis Ranch property, Two roadways connecting to Tassajara Road will provide daily
and emergency access for the project. The primary access for both circulation and emergency
personal is from the centrally located residential collector that bisects the property, The second
street that connects to Tassajara Road is a public street south of the central residential collector
for park access. Additionally, this street will have an emergency access easement placed upon it
to provide additional egress and entry during emergency situations for project residents, A creek
frontage road, north of and connecting to the primary access road, provides secondary access
within an interconnected street system to complete the elements of the emergency access plan,
Proposed Phasing Approach
Storm drainage, sewer, and water backbone improvements may be constructed in phases and will
provide service for each development phase. The entire property will undergo bulk grading to
accommodate the various uses of the property and achieve a balanced cut and fill with the initial
phase of development. Due to looping utility and fire access needs, much of the infrastructure
will be placed with the first neighborhood phase, regardless of its location. The City will
determine phasing of the park. Neighborhood development phasing has been designed to
provide for a mix of unit and density types to attract a wide market and provide a variety of
home costs and sizes, Three development phases have been identified and depending upon
market demand, can develop in any order,
Page 3 . Stage 1 Development Plan Amendment Project Description
Wallis Ranch. December. 2006
Hazardous Waste Analysis
Eckland Consultants conducted a Phase I environmental site assessment of the project area in
July of 2001 to investigate on-site hazardous wastes or substances. Eckland's assessment
indicates that the property is not known to be on a hazardous waste or substance area list. The
study concluded that the property has a low likelihood that any hazardous or toxic substances
exist on the site, It was suggested that prior to demolition, asbestos and lead-based paint surveys
be implemented on the existing structures as required by code, that debris be removed from the
site, and that existing septic and leach field systems should be pumped out and removed. .
In June of 2006 Eckland Consultants conducted a Phase 1 environmental assessment of the Lin
property that lies within Contra Costa County. This assessment concluded that there are neither
Historical Recognized Environmental Conditions nor Current Recognized Environmental
Conditions at the site.
Page 4 . Stage 1 Development Plan Amendment Project Description
Dublin Ranch West Annexation Area . Januarv 2007
Permitted and Conditional Land Uses
PD Single Family Residential
Permitted Uses:
Accessory structures and uses in accordance with Section 8.40,030 of the
Dublin Zoning Ordinance
Community care facility/small (permitted if required by law, otherwise as
conditional use)
Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
Private recreation facility (for homeowners' association and/or tenant use only)
Second unit in accordance with appropriate regulations Dublin Zoning Ordinance
(Chapter 8.80), ifbuilt by initial homebuilder
Single family dwelling '.
Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance
Conditional Uses:
Ambulance service
Bed and breakfast inn
Day care center
Large family day care home
Parking lot - residential
Religious facility
School/private
Second residential unit if not built by initial homebuilder, in accordance with
approved Stage 2 Planned Development.
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40, of the Dublin
Zoning Ordinance
Temporary Uses:
Temporary construction trailer
Tract and sales office/model home complex
Permitted and Conditional Land Uses . Page I
11-3-06DR\VeSI-und Uses_doc
Dublin Ranch West Annexation Area . Januarv. 2007
PD Medium Density Residential
Permitted Uses:
Accessory structures and uses in accordance with Section 8.40.030 of the Dublin
Zoning Ordinance
Community care facility- small (permitted if required by law, otherwise as
conditional use)
Home occupations (per Chapter 8.64 of the Dublin Zoning Ordinance)
Multi-family dwelling
Private recreation facility (for homeowners' association and/or tenants use only)
Second unit in accordance with appropriate regulations in Dublin Zoning
Ordinance (Chapter 8.80), ifbuilt by initial homebuilder
Single family dwelling
Small family day care home per Chapter 8,08 of the Dublin Zoning Ordinance
Water quality, drainage, and other similar facilities, including swales and basins
Conditional Uses:
Bed and breakfast inn
Boarding house
Commu!lity center
Day care center
Large family day care home
Large vehicle storage area (appropriately screened)
Parking lot - residential
Religious facility
School/private
Second residential unit if not built by initial homebuilder, in accordance with
approved Stage 2 Planned Development.
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40 of the Dublin
Zoning Ordinance
Temporary Uses:
Temporary construction trailer
Tract and sales office/model home complex
Permitted and Conditional Land Uses . Page 2
11-3-06DRWest-Land Uses.doc
Dublin Ranch West Annexation Area . Januarv. 2007
PD Medium-High Density Residential
Permitted Uses:
Accessory structures and uses
Community care facility- small (permitted if required by law, otherwise as
conditional use)
Family day care home- small
Home occupations (per Chapter 8,64)
Multi-family dwelling
Private recreation facility (for homeowners' association and/or tenants use only)
Water quality, drainage, and other similar facilities, including swales and basins
Conditional Uses:
Bed and breakfast inn
Boarding house
Community care facility- large
Day Care center
Family day care home- large
Parking lot
Religious facility
School/private
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40 of the Dublin
Zoning Ordinance
Temporary Uses:
Arts and crafts fair
Sales office/model home complex
Temporary construction trailer
PD Open Space
Permitted Uses, including, but not limited to:
Agriculture and grazing
Conservation areas
Public or private infrastructure
Public or private recreation facility- active or passive
Recreation facility- passive
Streams and drainage protection corridors
Those uses allowed by the U,S. Army Corps of Engineers under Section 404 and
1600 agreements,
Trails and maintenance roads, including emergency vehicle access
Trail staging area
Other educational or recreational facilities
Water quality, drainage, and other similar facilities, including swales and basins
Wildlife habitat preservation areas
Permitted and Conditional Land Uses . Page 3
l1-J-06DRWesl-Land Uses.doc
Dublin Ranch West Annexation Area . Januarv. 2007
PD Neighborhood Park
Permiited Uses, including, but not limited to:
Community park
Neighborhood park
Recreational or educational facilities
Trail staging area
Water quality, drainage, and other similar facilities, including swales and basins
PD Semi-Public
Permitted Uses, including, but not limited to:
Community Center/Clubhouse
Community Facility
Cultural Center
Day Care Center
Farmer's Market
Recreational or educational facilities - active or passive
Trail staging area
Other educational or recreational facilities
Other governmental and quasi-governmental offices as determined by the
Community Development Director
Other offices as determined by the Community Development Director
Incidental and accessory structures and uses
Parking lot
Private recreation facility- active or passive
Private school/educational facility
Public recreation facility- active or passive
Public or private infrastructure
Recreation Facility- passive
Senior Center
Those uses allowed by the U.S, Army Corps of Engineers under Section 404 and
1600 agreements.
Trails and maintenance roads
Trail staging area
Water quality, drainage, and other similar facilities, including swales and basins
Youth Center
Permitted and Conditional Land Uses . Page 4
11-)-06DR W~st-Lmd Uses.doc
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Stage I Development Plan
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Land Use Summary Table
EXisting , Proposed
Stage I PD Rezone Land Use Plan , Stage I PD Rezone Amendment
Land Use (PA 02-028) Land Use Plan
Gross DenSity MidpOint Gross DenSity Gross
WalliS R.anch Acres Range DenSity Acres Units Den~lty
Low DenSity ReSidential 15,5 I G-I 12 75 15A 55 3,5
Medium DenSity ReSidential 54,G 333-7G4 54G 57,1 G2O' /1,0
Medium High DenSity ReSidential" 20,1 253-503 402 I G,O 255-320 15,20
Neighborhood Park 5,5 lOA
Open Space 70',0' 53,3
Seml.PubllC 1,0' 1,0'
Total 154,1 G32-I.37O' 1.023 1154.1 0'75- I 007 II,O,IIA
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Stage I Development Plan
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ZONE 2 WATER
- - - - - EX.ZONE2WATER
ZONE 3 WATER
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ZONE 2 RECLAIMED
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SEWER
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WATER PRESSURE ZONE LIMIT
- - - - PROJECrBOUNDARY
'NOTE: NO MAJOR STORM DRAIN F ACILlTIES
PROPOSED. EXISTING CREEKS/ CHANNEL TO BE
USED TO CONVEY RUNOFF.
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12-08-2006 12:56:13 kmoldenke P:\ 16034-40\planning\EXH-t.lSTR-INrAA-PLll.re.1.dwg