HomeMy WebLinkAboutStage 2 PD Rezone
Wallis Ranch . December. 2006
Stage 2 Planned Development
Project Description
Introduction
Wallis Ranch, a residential and open space development, consists of approximately 184.1
acres within the Eastern Dublin General Plan Amendment/Specific Plan (EDGP A/SP)
area, This Stage 2 Development Plan submittal is being processed concurrently with a
Stage 1 PD Amendment; Master and Individual Neighborhood Vesting Tentative Maps;
planning, landscape and architecture Site Development Review applications; CEQA for
an adjacent parcel, and a Development Agreement. The project site is located at the
north end of Tassajara Road, and abuts the Alameda/Contra Costa County line. This
project proposes 935 residential units along with various common areas and trails, semi-
public use, and a neighborhood park, along with open space. A water quality/storm water
basin, if not built or redesigned, could allow for an additional 40-72 residential units,
A separate parcel totaling approximately 11.6 acres that is also under the same ownership
is located in Contra Costa County, While this adjacent parcel is not part of this
application as it is located outside of the City limits, it is an important part of the project
as it provides an emergency vehicle access route, possible water quality features, and
habitat mitigation lands for the Project. A separate and concurrent CEQA and
entitlement process is underway with Contra Costa County to prepare a mitigated
negative declaration (as this parcel was not studied in the EIR for the Eastern Dublin
Specific Plan (1993) nor the Supplemental EIR for the Wallis Ranch project) and receive
grading permits for this parceL
Tassajara Road defines the southeastern boundary of the site. Moving northward, the
Bragg, Fredrich, Vargas, and Tipper properties directly border the site to the east on the
opposite side of Tassajara Creek. These smaller properties and Tassajara Creek separate
Wallis Ranch from Tassajara Road. Tassajara Creek and the county line define the
northern limits of the property. To the west lies Parks RFT A training facility and an
EBRPD trail easement. A tributary to Tassajara Creek, commonly referred to as the
"Northern Drainage", defines the southern tip of Wallis Ranch.
Current uses on the Project include rural residential and vacant lands. Uses on adjacent
properties consist of some combination of rural or urban residential, an EBRPD staging
area, Parks Reserve Force Training areas, a private school, and a firewood storage and
sales site.
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Page I . Srage 2 Developl71enr Plan Projecr Descriprion
Wallis Ranch . December. 2006
Existing Site Conditions and Land Uses
The property contains two residences, numerous outbuildings and a vacant vintage
schoolhouse. With the possible exception of the Antone school, all structures will be
removed. The school house may be renovated and relocated to a community green
within the proposed development project; refer to the following section Proposed Land
Uses and Development Concept for greater detail.
The property is bounded or divided by Tassajara Creek, a wide and deeply incised creek.
The eastern portions and those areas paralleling Tassajara Creek are generally flat to
mildly sloping, As the property extends west beyond Tassajara Creek, the ground
elevates into rolling hills where some 30% slopes begin to appear and sporadically
continue to the western boundary, Tassajara Creek flows from north to south. The width
and depth of the creek and two tributary channels vary throughout the site. The lowest
elevation of the project area is approximately 405 feet above sea level, while the highest
elevation is at approximately 705 feet.
Various biological studies have been undertaken within the Project Area and surrounding
areas by H. T. Harvey & Associates for approximately ten years. The presence of
California red-legged frogs, California tiger salamanders, and Congdon's tarplant has
been confirmed and various mitigation measures are prescribed in the DEIR prepared by
and approved by the City mid 2005. Riparian vegetation and oak trees are present along
most of Tassajara Creek and its tributaries, while non-native grasslands carpet the
remainder of the property. Much of the riparian area has been degraded as a result of
past, long-term cattle grazing. A few trees exist on the site that meet the City's definition
of heritage trees.
Preliminary and design level geologic and geotechnical investigations of Wallis Ranch,
undertaken by Berlogar Geotechnical Consultants in October 2001 and July 2002,
conclude that the site is suitable for the development intended, Based on the findings of
this and other investigations, it is determined that the project site is not located within a
"Special Studies Zone" for active faults as defined by the State of California (1982) and
that no fault zones exist on site. Additionally, investigations by Berlogar Geotechnical
Consultants have been conducted to address the creek bank's stability; their evaluations
support a 100' setback from top of bank as being adequate for the proposed project.
The Federal Emergency Management Agency (FEMA) FIRM community panel map
No.060705 0002 B (dated Revised Novemberl, 2002) does not indicate flooding or flood
zones on the property. A HEC analysis prepared by MacKay & Somps demonstrates that
runoff from the 100 year storm event under existing conditions is contained well within
the banks of the creek. No change is expected under post-construction conditions.
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Wallis Ranch . December. 2006
Proposed Land Uses and Development Concept
Wallis Ranch's development concept emphasizes the natural environs of the site by
creating a community that ties into the existing environment through the use of
contextual design, sensitive grading, orientation of units and buildings to open space,
shared open space and parks, the use of native and ornamental landscaping, and
interconnected trail systems, The proposed plan includes low, medium, and medium-
high density residential neighborhoods, a neighborhood park, semi-public, and open
space uses that preserve or enhance the dominant natural features of the site, being the
Tassajara Creek environs, the western hill face in the project site, and the surrounding
rolling grasslands and hills,
The proposed uses are based on the land uses designated in the approved Stage 1 PD and
amended Eastern Dublin General Plan Amendment and Specific Plan adopted March 15,
2005. As part of this rezone application the Public/Semi-Public site that was approved as
part of the Stage 1 PD rezone in 2005 is being rezoned to Semi-Public to be consistent
with the City's current zoning districts. The chart below indicates the proposed land uses
and densities for the project as compared to the approved land uses presented in the
General Plan, Eastern Dublin Specific Plan, and Stage I PD rezone.
Land Use Summary
Proposed Stage 2 PD Approved Stage 1 PD (P A 02-
Land Use Plan 028) and
General Plan/East Dublin
Specific Plan Land Use Plan
Adooted March 2005
Land Use Gross Net Units Gross Net Density Gross Density Range Mid-point
A eres Acres Density A eres Density
Low Densitv Residential 15.4 15.3 58 du 3.8 3.8 18.8 16-112 du 75 du
Medium Densitv Residential 57.1 50.2 629 du 11.0 12.5 54.6 333-764 du 546 du
Medium High Density 16.0 13.4 248- 15.5-20 18.5-23.9 20.1 283-503 402 du
Residential* 320 du
Neighborhood Park 10.4 8.1 N/A N/A 8.8 N/A N/A
Open Space 83.3 78.9 N/A N/A 79.9 N/A N/A
Semi-Public 1.9 1.3 N/A N/A 1.9 N/A N/A
TOTAL 184.1 167.2 935- 10.6-11.4 11.9-12.8 184.1 362-1.379 1.023 du
1007 du
du
* 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.
The project provides 935 residential units within six different neighborhoods, with the
ability to increase the units by 40-72 units if the storm water detention/water quality basin
is determined to be relocated or redesigned. The residential portion of the project is a
mix of detached and attached units with a variety of densities and product types. These
units are designed to take advantage of the natural features of the site by including the use
of split foundations and unit orientation to open space, Refer to the Stage 2 Planned
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Development Site Plan for location and number designation of each neighborhood.
Neighborhood Summary
Neigh. Lot Size/Product Number Gross Net Acres Gross Net Unit Size
Tyoe of Units Acres Densitv Densitv Ranl!e*
I 65 x 100' Detached 58 15.4 15.3 3.8 3.8 3,665 -
Single Family 4,329 SF
2 5 Pack Cluster 121 16.7 14.7 7.2 8.2 2,250 -
Detached Single 2,987 SF
Family
3 Townhouse 195 18.0 15.5 10.8 12.6 1,899 -
2,095 SF
4 Flat, Townhouse and 248 13.1 11.2 18.9 22.1 1,810 -
Penthouse Podium 3,652 SF
5 35 x 112' Detached 78 13.3 11.6 5.9 6.7 2,420 -
Alley Single Familv 2,585 SF
6 Flat and Townhouse- 235 9.1 8.4 25.8 28.0 811 -
Podium 1,615 SF
TOTAL 935 83.8 75.6 Jl.O 13.6
* excludes garage and granny unit/bonus room square footages
Neighborhood 1 is comprised of 6,500 square foot detached single family homes in a
conventional layout with the ability for second units to be provided in the form of
"granny units". Neighborhood 2 contains 5-pack motor court clusters of detached single
family units with standard and stepped foundations. These cluster units share a common
driveway. Alley loaded tuck-under townhomes that front onto streets or green corridors
comprise Neighborhood 3. The units utilize both uphill and downhill split foundations,
and standard (flat) foundations. Neighborhood 4 incorporates podium buildings that have
3 levels of flats over partially buried parking. This building type lines the parking
structure with units on the downhill side to step the units and provide greater architectural
variety including building height. An alley loaded detached single family neighborhood,
both with and without stepped foundations, makes up Neighborhood 5. Neighborhood 6
contains three types of buildings: podium buildings that either have three levels of flats
over two levels of partially buried parking with adjacent townhomes, or two levels of
flats over one level of parking, and townhouse courts. All three building types step with
the terrain.
Many different types of parks and public amenities are provided in Wallis Ranch, The
neighborhood park is located in the southern portion of the property and straddles
Tassajara Creek. Besides providing a respite from development, this location creates a
significant public feature, continues the visual and physical open space in the city,
assembles active and passive recreation uses together, and provides convenient access to
Dublin residents in the north Tassajara Road area. A 1.3 net acre community green is
placed at the central crossroads of the project. The abandoned Antone school is a
possible candidate to be relocated to this site for use as a neighborhood center. This
community green provides an open space and public amenity to residents and guests
alike. A 1.3 net acre semi-public parcel is located adjacent to, and south of, the western
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Wallis Ranch . December. 2006
portion of the neighborhood park at Tassajara Road, No use has yet been designated for
this site,
The Tassajara Creek open space area serves as a unifYing element and focal point for the
Project's neighborhoods. This corridor will function as a linear pedestrian, bicycle, and
equestrian circulation route connecting neighborhoods, parks, and surrounding open
space and neighborhoods. In addition, this open space will maintain and provide for
wildlife habitat and passage. To provide shared public views and access to the creek and
open space, single loaded frontage roads have been incorporated into the design of the
Project.
Open space lands along the creek and tributaries are placed into a conservation easement
and be managed consistent with a Mitigation and Monitoring Plan approved by
USACOE, USFWS, CDF&G and CRWQCB. The applicant has worked with these
resource agencies regarding mitigation measures to gain the agencies approval.
Additional mitigation measures are proposed for impacts associated with Wallis Ranch.
Trails and storm water quality features, such as bio-swales, are planned within the creek
preservation area. These areas will be evaluated and monitored by professional
environmental consultants, Maintenance of these managed environmental areas will be
privately funded and performed by a land trust or Master HOA, depending upon the
location,
The applicant has worked extensively with various environmental agencies, biologists,
and arborists to design a project that minimizes environmental impacts to the biological
resources on the site. Through field visits and intensive site review, locations for bridge
crossings have been selected that will impact the least amount of native oaks and other
riparian vegetation, prevent new creek scouring, and minimize disruption to the
California red-legged frog, State of the art fencing and barriers have been developed to
prevent California tiger salamanders from entering into developed areas,
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 Tassajara Creek Corridor Conservation Area is comprised of two areas. The
Tassajara Creek Management Zone, which is generally the creekbed and the area
between the top of bank on either side of the creek, accounts for approximately 38 acres.
The Tassajara Creek Private Open Space Conservation Area, which is generally the area
between the top of bank and a minimum 100 foot setback from the top of bank, accounts
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Wallis Ranch. December. 2006
for approximately 16 acres, A land trust will maintain the former, while a Master HOA
or the same land trust will maintain the latter. The Tassajara Creek Corridor
Conservation Area has been approved for mitigating environmental impacts to Dublin
Ranch and is a permanent easement that underwent appropriate environmental
assessment. Mitigation measures contained within this site consist of several small
riparian revegetation sites, construction of in-stream pools and natural revetments for
stabilization, and restoration of wetland vegetation by removal of grazing. All open
space lands along the creek and hillside open space areas, and in Contra Costa County,
will be placed in a conservation easement and no habitable structures will be permitted on
the parcels.
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. To provide further protection for wildlife species and human security,
fencing will be provided within or adjacent to the conservation areas. Trails, designed
and constructed to EBRPD's standards, will be located at the outer extents of the
conservation areas to minimize disruption to wildlife.
Areas of the Project along Tassajara Road are within the limits of the Tassajara Road
Scenic Corridor. The project follows the City's scenic corridor policies by encouraging
and maintaining views of the stream corridor and riparian vegetation from Tassajara
Road. The western hillside is retained as open space to maintain an undeveloped
ridgeline, to provide a backdrop to the units below, and to allow for an open space
corridor to extend through the project site. Views of riparian habitat and the western
hillside are possible from Tassajara Road.
Some grading of the hillside slopes around and above the development will be noticeable
after grading due to the need to repair five areas of unstable soils. However, the
disturbed areas will be graded to transition smoothly and conform to existing slopes and
will be hydroseeded with native grasses to quickly vegetate the hillsides so no long-term
visual impacts will occur.
The project has been designed to mimic the rolling foothills in the area. As such, the
proposed contour elevations utilize terracing and step the buildings with the slope of the
ground. Many of the housing products utilize stepped foundations or retaining walls to
reduce the need for exterior retaining walls and provide for more interesting architecture.
Some front, side, and rear yard retaining walls may be necessary in the neighborhoods.
Internal slope banks are designed at a 2: I 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 ditches
and accessways, have been included along the backs and/or sides of peripheral Jots
adjacent to up slopes.
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 artist(s) will be initiated at a
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Wallis Ranch . December. 2006
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 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 Inclusionary 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 inclusionary 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.
Community Theme
Wallis Ranch is designed to be reminiscent of the area's early farming, ranching, and
small town heritage, the styles of the Arts and Crafts movement, and is influenced by the
hatural landscapes of Tassajara Creek and the hillside grassland corridors, The design
character for the project builds upon the agrarian and town themes by utilizing turn of the
century architecture styles that emphasize natural materials and colors, and a connection
to the natural environment. The Project further enhances this theme by incorporating a
landscape palette that uses the native species found on site and blending them with those
species that relate to, and reflect in pattern, the local agrarian practices. The project
features public realm elements such as walls, fences, and street furniture that tie into the
community theme using compatible colors and materials. In addition, the project is
designed to physically and visually connect to the natural environs at different scales by
orienting units and views to the open space and incorporating trail access into these
spaces.
The vision of the project incorporates many elements to create a livable and walkable
community, including enhancing the pedestrian environment, sensitively addressing site
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grading, preserving and tying into eXlstmg open space systems, and providing an
attractive public realm through the use of attractive streets capes and buildings.
Many details are provided in the project's design that enhances the character and
livability of the project, plus foster community. The pedestrian experience is enhanced
by the inclusion of separated sidewalks, wide parkways, and comer bump outs on
primary streets; strong and numerous connections from the neighborhoods to the
Tassajara Creek trail and open space system and neighborhood parks, the possible
incorporation of the Antone schoolhouse, a signed mile loop walk route, and the
provision of porches and other human-scaled massing along the street edge, Project and
neighborhood entries and streetscapes create a unified and attractive public realm, and
build upon the project's theme.
Many of the residential buildings are sensitively designed to address the sloping nature of
the project site by incorporating stepped foundations to integrate sensitively with the
natural terrain. Buildings take advantage of the grades to provide unique and interesting
massing and floor plan arrangements, while creating opportunities for varied outdoor
living spaces, In many cases, parking is provided on the lowest level, allowing living
areas to reside above.
Project Access and Circulation
Access to the Project is from Tassajara Road, an existing two to six lane road that extends
from 1-580 northerly through Contra Costa County, Tassajara Road runs along or near
most of the eastern boundary of the site. Ultimately Tassajara Road is scheduled to
become a continuous six-lane divided arterial. Two project entry roads from Tassajara
Road will provide bridge access over Tassajara Creek and into the residential
neighborhoods located to the west. These bridges allow for appropriate site circulation,
while keeping environmental disruption to a minimum.
The northern project entry road is a residential collector that functions as a spine street
through the site providing primary access to the residential areas, The other (secondary)
entry road is proposed in the southern area of the property, and is designed as a minor
(two lane) street. All other public streets are residential neighborhood streets, Proposed
public street sections are comparable to those already approved or built in other areas of
the East Dublin Specific Plan area. Private streets, motor courts, and alleys, with reduced
rights of way and/or curb-to-curb widths, are also proposed.
City and Fire Department Staff have reviewed and approved an emergency circulation
route plan for the Wallis Ranch property. As noted above, 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 south of the central residential collector and is predominantly meant to
provide access to the neighborhood parks. However, this second street will also provide
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Wallis Ranch. December. 2006
additional project egress and entry during emergency situations for project residents and
emergency personnel. 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,
A hierarchy of pedestrian access design is provided for in the project. Primary
neighborhood pedestrian circulation routes are designed with sidewalks or wider multi-
use trails that are separated from the street by street trees. Secondary neighborhood
pedestrian circulation routes are designed with monolithic sidewalks with the trees placed
in landscape planting and maintenance easements behind the walk. To improve
pedestrian safety, create an enhanced pedestrian environment, and provide a more livable
community, intersections along the spine street and other major streets have been
designed with curb bump outs,
In addition to sidewalks, pedestrian and bicycle access will be provided by a multi-use
trail along the creek. Trails will follow the outer perimeter of the creek and tributary
corridor to minimize environmental impacts, Discussions have been held with EBRPD to
ascertain their plans for this area, EBRPD noted that they would support a multi-use trail
alignment along the western side of Tassajara Creek within the associated open space
area. In addition, EBRPD maintains their trail easement in Parks RFT A, immediately
adjacent to the western property line boundary of Wallis Ranch. This project provides a
14' trail connection from the western Neighborhood Park to the county line for future
connection to EBRPD's regional trail. It is EBRPD's intention that this trail will
eventually link up to other EBRPD trails in Contra Costa County that lead to Mt. Diablo.
Multi-use trails may be utilized as maintenance roads for the creek and open space areas
and for emergency access.
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. Refer to the following Neighborhood Phasing Plan for further detail.
Sanitary, water and recycled water services will be provided by the Dublin San Ramon
Services District (DSRSD) in accordance with their Facilities Master Plans. Final
locations and sizing of these facilities will be determined at final design stages. Up to
three storm drainage outfalls into Tassajara Creek will be constructed with the project.
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Utility Services
Dublin San Ramon Services District (DSRSD) will provide water, wastewater and
recycled water service to the Project. These services are planned in accordance with the
DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions) that includes
the proposed project area. Existing off-site water storage reservoirs and pumping stations
will provide water service for the Project through buildout. Water mains will be located
in all streets. The Master Infrastructure Map is based on the most current study provided
by DSRSD with slight modifications to reflect revised internal roadway configurations,
and differs only slightly from what was shown in the East Dublin Specific Plan's
conceptual backbone and facilities system plans. Final locations and sizing of these
facilities will be in accordance with the standards and recommendations ofDSRSD,
Sewer service for the Project Area will require connection to DSRSD's existing sewer
system and sewer treatment will occur at DSRSD's treatment plant. Final sizing and
location of sewer facilities will be determined in conjunction with DSRSD,
Recycled water will be provided for irrigation of parks and major street rights-of-way,
reducing potable water use, Final location and sizing of recycled water facilities will be
per the updated Master Water Facilities Plan prepared by DSRSD. Recycled water
distribution mains will be constructed to serve landscaped areas within the project site as
required.
A strategy for maintammg the quality of storm water runoff for the Project once
development occurs will be determined in conjunction with the City of Dublin. In
accordance with the Regional Water Quality Control Board's Alameda County Municipal
NPDES permit for stormwater, a series of best management practices (BMPs) will be
designed to mitigate the introduction of pollutants associated with development into
downstream watercourses. The primary focus of water quality design is to direct "first
flush" runoff, typically containing the highest pollutant load, into surface treatment
facilities. Runoffwill be diverted from out of the underground pipe system into bioswale
treatment facilities located along the lower elevations of the project or into a detention
basin and then bioswales. Subsurface treatment facilities may also be used to capture and
treat runoff. All treatment will occur prior to "first flush" runoff entering Tassajara
Creek.
The on-site storm drain system will collect storm runoff from the neighborhoods, parks,
and open space and will direct these flows to possibly three outfalls that discharge into
Tassajara Creek. The actual sizes and locations of proposed storm drain facilities will be
determined with each incremental project's improvement plans. These facilities will
include a combination of bioswales and a detention basin for water quality and
hydromodification measures. The basin will be planted with trees, shrubs and grasses,
while the swales will be grass only. As the Project Area is within the Zone 7 Drainage
Study Area, its expected flows are anticipated and planned for by Zone 7 and the
project's facilities will be sized appropriately A hydromodification study prepared for
the project by Schaaf and Wheeler led to a plan and design in which the runoff rate
leaving the site post-development is the same as the pre-development rate. As designed,
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Wallis Ranch . December. 2006
the basin will drain completely within 48 hours.
Hazardous Waste Analysis
Eckland Consultants conducted a Phase 1 environmental site assessment of the project
area in July of 200 I to investigate the potential for on-site hazardous wastes or
substances, Eckland's assessment indicates that the property is not known to contain
hazardous wastes or substances. 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 portion of the site 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,
Ownership and Maintenance of Open Space and Pedestrian Areas
A Master Homeowners' Association and individual neighborhood HOAs as appropriate
will be created for the Project and a Declaration of Covenants, Conditions and
Restrictions (Declaration) will be prepared and recorded, The Declaration will establish
easements and other rights necessary for the association to fulfill its responsibilities. The
Declaration will require the homeowners' association to own and/or maintain the lands
and project elements in accordance with the following table. Also refer to the following
Open Space Ownership and Maintenance Exhibit for additional information.
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Open Space Ownership and Maintenance Responsibilities
Feature Owner Maintenance ResDonsibilitv
Median in Arterial City City
Median in Other Streets City Master HOA
Multi-use Trails along Tassajara EBRPD/Master HOA Zone 7-EBRPD or Master
Creek HOA
Trails/Sidewalks along Arterials City City
Trails/Sidewalks along All City Master/Neighborhood HOA
Other Streets or Homeowner
Right-of-way Landscaping City Master HOA
(curb to ROW line)
Tree Planting/Maintenance Homeowner Neighborhood or Master
Easements HOA
Hillside Open Space lands and Master HOA Master HOA
improvements
Tassajara Creek Open Space Private Open Space Lands- Private Open Space Lands-
Lands Master HOA Master HOA
Tassajara Creek Mgmt Zone- Tassajara Creek Mgmt Zone-
Land Trust Land Trust
Utilities- City Utilities- City
Contra Costa County lands Lin Fencing, Bioswale, and
EV A- Master HOA
All other- Land Trust
Landscape Parcels along streets Master HOA Master HOA
Utilities- City Utilities- City
Common Landscape Parcels Neighborhood or Master Neighborhood or Master
within Neighborhoods HOA HOA
Alleys and motor courts Neighborhood HOA Neighborhood HOA
Water Quality facilities Master HOA Master HOA
Antone School/Community Master HOA Master HOA
Green
Neighborhood Park City Citv
Benefits and Costs
This project will allow for the construction of residential dwelling units, increasing the
assessed value of the City. In addition, neighborhood parks, semi-public, open space, and
multi-use trails will be constructed and/or land dedicated for the use and pleasure of
future residents and visitors. The provision of homes within the project area will help
facilitate a citywide balance between jobs and housing. Future residents will strengthen
the market for nearby commercial uses projected to occur in accordance with the Eastern
Dublin Specific Plan. This in turn will substantially increase sales tax revenue for the
City of Dublin,
DRll'('Sf-pmidesc-sfage 2. ,Ioe
Page /2 . Stage 2 Development Plan Project DescripliOJ1
Wallis Ranch . December. 2006
All infrastructure required for development of the proposed project and all capital facility
costs would be paid for by the project proponents as development proceeds, As is typical
of development requirements in Dublin, property-owners/project proponents would
dedicate land required for roads, school (if required), and parks; construct roads and
improve school land (if required) and parks; and contribute funds as required through the
City's Traffic Impact Fee program, school fees, and park in-lieu fees as required, Along
with this, normal expenditures for City services (fire, police, recreation, general
administration, etc.) would be compensated by the development through fees and
property tax revenues. It is anticipated that property tax revenues, along with increased
local sales tax attributed to the Project, will cover the public service costs.
DRl! 'Co\' l-p}"(~idl..'.H'-S'llge]. dl)('
Page 13 . Stage 2 Development Plan Project Description
Wallis Ranch . December. 2006
Findings
A. The vrovosal will be harmonious and comvatible with existinf! and future
develovment in the surroundinf! area.
Development of the project area will be harmonious with and relate to existing
and future development. The development plan for the Wallis Ranch property
adheres to the General Plan's and the Eastem Dublin Specific Plan's goals and
policies. This compliance will ensure that the project will be compatible, both in
terms of land use and physical design, with adjacent development. The proposed
mix of uses will blend with the neighboring developments to create a viable,
cohesive community. The residential neighborhood, parks, semi-public, and open
space uses will be compatible with the surrounding uses of Eastern Dublin as they
come to fruition,
B. The site is vhvsicallv suitable for the type and intensity of zoninf! districts beinf!
provosed,
The project site is physically suitable for the type and intensity of zoning being
proposed, The type of proposed land use designations are identical to those
permitted by the Eastern Dublin Specific Plan and described in the City approved
Stage 1 Planned Development for this site. Open space corridors have been
created to buffer and preserve significant natural features, In doing so, the
proposed land uses are sensitive to environmental constraints while still providing
a community that is both livable and naturally cohesive.
Development patterns outlined in the General Plan and the Eastern Dublin
Specific Plan concentrate higher density uses in the lowlands along Tassajara
Creek, while the steeper portions of the site have been designated for lower
density residential uses,
The preliminary geologic and geotechnical study completed for the project site
states that the site is suitable for its proposed uses. No earthquake faults are
located on Wallis Ranch, Additionally, the 100-year flood event is maintained
within the top of banks, The Federal Emergency Management Agency (FEMA)
FIRM community panel map No,060705 0002 B (dated Revised November!,
2002) does not indicate flooding or flood zones on the property. A HEC analysis
prepared by MacKay & Somps demonstrates that runoff from the 100 year storm
event under existing conditions is contained well within the banks of the creek.
No change is expected under post-construction conditions.
DRwest-projdesc-stage2.doc
Page 14 . Stage 2 Development Plan Project Description
Wallis Ranch. December. 2006
Berlogar Geotechnical Consultants performed a creek bank evaluation report,
Their work includes site reconnaissance and review of historical site aerial
photographs. They found no evidence of large scale changes of the creek
alignment within the past 50 years, and note that the creek banks are relatively
unstable. Berlogar observed some creek bank retreat in the downstream direction,
but noted this can be remedied by providing the 100 foot setback, and controlling
surface runoff.
C. The vrovosal will not adverselv affect the health or safetv of versons residinf! or
working in the vicinitv. or be detrimental to the vublic health. safetv. and welfare.
The proposed project is consistent with the Eastern Dublin Specific Plan's
ordinances for public health, safety, and welfare, The project will not adversely
affect the health or safety of persons residing or working in the vicinity, nor will it
be detrimental to public health, safety or welfare. Additionally, no noxious odors,
hazardous materials, or excessive noises will be produced,
Elements such as landscaping, fencing or grade changes will be incorporated in
the eastern neighborhood park to provide security measure~(between park users
and Tassajara Road.
Any and all landslides within the development area will be stabilized, removed, or
avoided in accordance with design level geotechnical reports. Development in
hillside areas is carefully regulated under the East Dublin Specific Plan to insure
that hazardous hillside conditions are avoided or remedied. The Federal
Emergency Management Agency (FEMA) FIRM community panel map
No.060705 0002 B (dated Revised November!, 2002) does not indicate flooding
or flood zones on the property. A HEC analysis prepared by MacKay & Somps
demonstrates that runoff from the 100 year storm event under existing conditions
is contained well within the banks of the creek. No change is expected under
post-construction conditions.
None of the residential lots in the project will have direct driveway access onto a
major arteriaL
D, The vrovosed uses for the site are consistent with the elements of the Citv of
Dublin General Plan and the Eastern Dublin Svecific Plan.
The Stage 2 Planned Development Rezone is consistent with the General Plan
Amendment and the Eastern Dublin Specific Plan Land Use Plans, Refer to these
documents for additional detail.
DRwest-projdesc-stage2.doc
Page 15 . Stage 2 Development Plan Project Description
Wallis Ranch . December. 2006
E. The pro;ect satisfies the purvose and intent of a "Planned Development" as
outlined in Chapter 8.32 of the Municipal Code.
. The proposed project is planned as a comprehensive community with
distinct neighborhoods and will have development standards tailored to
the specific needs of the site.
. The proposed project design incorporates flexibility and diversity in the
development of the property by providing a variety of attached and
detached low, medium and medium-high density housing types within
open space and a neighborhood park,
. A mix of uses are planned which, when compared to the General Plan
and the Eastern Dublin Specific Plan, is consistent with the intent of these
documents,
. The project intends to protect the integrity of the residential and non-
residential areas of the City of Dublin. The Tassajara Creek corridor has
been designated as.preserved open space, along with the steeper portions
of the western hIllside, protecting the sensitive and environmentally
attractive features of the site,
. Public facilities such as neighborhood parks, semi-public facility sites,
the possible incorporation of the Antone school, and multi-use trails are
planned through the site, These amenities will be developed so as to make
them an efficient and integral part of the development and surrounding
areas as a whole.
. The proposed community will blend with the natural features unique to
the site through the use of site design and planning, This will identify the
site as a community whose offerings exceed what is available from
conventional development.
. This project will enhance the existing environment, offer coordinated
and coherent housing opportunities, and create a desirability beyond what
currently is designated on the Wallis Ranch property by the General Plan
and East Dublin Specific Plan. The proposed community will be an asset
to the City of Dublin.
DRwest-projdesc-stage2.doc
Page 16 . Stage 2 Development Plan Project Description
\
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Neighborhood 3
Medium Density Residential
18.0:f: ac. gross
15.5:f: ac, net
Stage 2 Development Plan
STAGE 2 PD SITE PLAN
September. 200G
I G034-40
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Semi-Public
1. 9:f: ac. gross
1.3:f: ac. net
United States of America
Public/Semi.Public
Land Use Summary
Land Use Gross Net Units Gross Net
Acres Acres Density Density
Low Density Residential 15.4 15.3 58 du 3.8 3.8
Medium Density Residential 57.1 50.2 629 du 11.0 12,5
Medium High Density Residential* 16.0 13.4 248-320 du 15.5-20 18.5-23.9
Neighborhood Park 10.4 8.1
Open Space 83.3 78,9
Semi-Public 1.9 1.3
184.1 167.2 935-1007 du 10.6-11.4 11.9-12.8
Total
Neighborhood 2
Medium Density ,
Residential
16.7:f: ac. gross
14,7:f: ac. net
Moura
Neighborhood 6
Medium Density Residential
9.1 :f: ac. gross
8A:f: ac. net
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Neighborhood Summary
*2.9 acres of this designation are currently anticipated
to be used towards a water quality and detention basin.
This equates to between 40 and 72 units.
6
Lot Size/Product Number Gross Net Gross Net Unit Size
Type of Units Acres Acres Density Density Range
65x I 00' Detached
Single Family 58 15.4 15.3 3.8 3.8 3573-4336 SF
5 Pack Detached
Cluster 121 16.7 14.7 7.2 8.2 2033-2939 SF
Single Family
Townhouse 195 18,0 15.5 10.8 12.6 1899-2095 SF ~
Podium -Flats, 248 13.1 11.2 18.9 22J 1810-3652 SF
NORTH
Townhouse, Penthouse O' 100' 200' 400'
35 X 112' Detached 78 13.3 11.6 5.9 6.7 2396-2569 SF
Alley Single Family mAClCAl & somps
Podium, - Flats, 235 9.1 8.4 25.8 28.0 805 - 1700 SF
Townhouses CIVIL ENGINEERING_LAND PLANNING_LAND SURVEYING
Pleosanton, CA (925) - 225-0690
935 83.8 75.6 11.0 13.6
Neigh.
2
Neighborhood 5
Medium Density
Residential
13.3 :f: ac. gross
11.6:f: ac. net
3
4
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NEIGHBORHOOD
PHASING PLAN
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September, 20GG
I G034-40
Neighborhood 1
Neighborhood 5
Neighborhood 6
Subtotal
58 units
44 units
36 units
138 units
Phase B
\ I
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Open Space
Neighborhood 2
Neighborhood 3
Neighborhood 4
Neighborhood 5
Neighborhood 6
Subtotal
77 units
89 units
102 units
34 units
199 units
501 units
Phase C
Neighborhood 2
Neighborhood 3
Neighborhood 4
Subtotal
Phase D
44 units
106 units
146 units
296 units
40-72 units
Total
975-1007 units
United States of America
NOTE:
Phases may happen in any order and may be
revised based on market demand.
mACICAI & somps
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OPEN SPACE, PARKS &
TRAILS
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I G034-40
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Parks
Recreation/Community GTcenIHoA Pan:els
- 1.
EBRPD accepted creekside regional multi-use trail
per City's Stream Rcstomtion Pbm. Tmil upsizcd to
14' width per EBRPD request, ADA accessible.
= 2. Creekside local multi-use trail per City's Stream
Restoration Plan. Trail upsized to match 14' wide
regional trail.
~
United States of America
Public/Semi-Public
NORTH
-
3.
Tassajara Road sidewalk per City stand&rds.
cr 100' 200'
'00'
- 4. Multi-use trail along Tassajara Road as accepted by City
Public Works.
lIIeDy. samps
\
\
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--
s. Existing EBRPD trail easement - 30%+ slopes, trail to be
"ruml" lunpaved.
CML ENGINEERING. LAND PLANNING.lAND SURVEYING
Pleo.onton, CA (925) - 225-0690
11-03-2006 1 ':27:26 dlolo P: 160~-'O\pl""ni"9\woll;. St_ Sloge2PO_OS_Pon.a.d""l
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, \ \ M . t
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Open Space maintained by 'Land TMJ5t' or ~ual, owned by un Family
Nel'1lhborhooc:::l 'A' HOA owned and maintained
Nel'1lhborhooc:::l 'e' HOA owned and maintained
Nel'1lhborhooc:::l 'C' HOA owned anc:::l maIntained
Nel'1lhborhooc:::l 'D' HOA owned and maintained
Nel'1lhborhooc:l 'E' HOA owned and maintained
F'nvately owned anc:::l maintained
United States of America
PublicI Semi-Public Lands
F'ark owned and maintained by Crty
Street: rlf:'lht5 of w;ry owned by City, 8' trail and artlenal 51dewalk5 malntalnedJ?y City
and all other ~Idewal~ malntalnec:::l by Ma5ter HOA. Land5Cape malntalnec:::l by Ma5ter HOA
Owned by un Family, malntalnec:::l by Ma5ter HOA
Ma5ter HOA owned anc:::l malntalnec:::l (Includes basin If provided)
Cert:aln areas subJect to congervatlon eilgement held by 'Land Trust'
~
D
Owned and millnauned by un family. Any future trails to be pem1~ and
maintained by EeRF'D, or de5I'1lnatee. SubJect to Con!5ervatlon Ea5elT1ent held by 'un Trust'.
United States of America
Publici Semi-Public Lands
~
lIIaDY. S8IDPS
CML ENGINEERING. LAND PLANNING. LAND SuRVEYiNG
Pleosanlon, CA (925) - 225-0690
NORTH
0' 100' 200' 400'
=
2\P-0ge,,-Spooa...Ownerohip.dlf
ROW
8'
M-D
TRAIL
8'
M-D
TRAIL
FC
72'
FC
ROW
ROW
ROW
Street CD
~
ROW
10
pOlver
FC
0.5'
FC
28'
ROW
ROW
ROW
Street 0
Street
8)
FC
68'
FC
ROW
ROW
ROW
ROW
~
-
~
~
Dublin Ranch West
Stage 2 Development Plan
STREET SECTIONS
November, 2005
I G034-40
I
--- r-'-- --- --! I
\ ;
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Legend
SECTI~sN KEY ~ Sect;onLoc";on
~
~
10'
TRAVEL
0.5'
0.5'
Courtya~
~
~
\...J
mAClCAl. SOIlPS
CIVIL ENGINEERING-LAND PLANNING-LAND SURVEYING
Pleosonton. CA (925) - 225-0690
10'
M-U
TRAIL
20'
10'
24'
2 TRAVEL LANES
FC
88'
FC
ROW
ROW
Project Entrance (2)
ROW
PARKWAY STRIP
8' 12'
BIKE TRAVEL
LANE LANE
16' 12' 12' 12'
MEDIAN TRAVEL TRAVEL TRAVEL
LANE LANE LANE
44'
FC 128' FC
18'
\
PUBLIC SERVICE/
LANDSCAPE EASEMENT
SIDEWALK
PARKWAY STRIP
PUBLIC SERVlCE/
LANDSCAPE EASEMENT
SIDEWALK
FC
Ultimate Tassajara Road
128' ROW @
ROW
PARKWAY STRIP
12'
TRAVEL
LANE
12'
TRAVEL
LANE
44'
18'
\
PUBLIC SERVICE!
LANDSCAPE EASEMENT
SIDEWALK
PARKWAY STRIP
PUBLIC SERVICE/
LANDSCAPE EASEMENT
SIDEWALK
FC
128'
FC
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Dublin Ranch West
Stage 2 Development Plan
STREET SECTIONS
November, 2005
I G034-40
, I
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"
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Legend
~ S"t;on l..ocat;nn
RlACICAY. SOIlPS
CIVIL ENGINEERING. LAND PLANNING.LAND SURVEYING
Pleasantan. CA (925) - 225-0690
)
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RFTA
12-08-2006 12:56:17 kmoldonko P:\ 160J.4-40\plonning\EXH-USTR-INFRA-PL.N...rov2.dwg
Wallis Ranch
_Staeje 2 Development Plan
MASTER
INFRASTRUCTURE PLAN
September. 200G
I G034-40
LEGEND:
I
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- -
ZONE 2 WATER
- - - - - EX.ZONE2WATER
ZONE 3 WATER
- - - - -:;. "EX. ZON~ 3 wATER
ZONE 2 RECLAIMED
- - - - - EX. ZONE 2 RECLAIMED
SEWER
- - - - - EX.SEWER
WATER PRESSURE ZONE LIMIT
- - - - PROJECT BOUNDARY
'NOTE: NO MAJOR STORM DRAIN FACILITIES
PROPOSED. EXISTING CREEKS/ CHANNEL TO BE
USED TO CONVEY RUNOFF.
-
I EX. ZONE 3
I WATERTANK
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CML ENGINE~~.L.AND PLANNING.LAND SURVEYING
51428 flWlKUN \ PLEASANlON, CA. 94586 (925) 225-0690