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Home My WebLink AboutStage 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. DRwe.H-projdcsc-slage 2_ doc 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. f)RII'C!.~I-pr()j(le.\'c-sl(lg(! 2. dl)(' Page 2 . Stage 2 Dcvelopment Plan Project Description 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 D!?II'(',\' I-pny"(!e,\'c-slage 2.d()c Page 3 . Stage 2 Development Plan Project Description Wallis Ranch . December. 2006 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 1J}?1\ 'Csf-I'/'(?ide,\'c-s/age], doc Page 4 . Stage 2 Development Plan Project Description 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 Page 5 . Sfage 2 Development Plan Project Description fJR1I't!SI-pn)jde.\-C-slagc l_doc 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 -_.- Page 6 . Stage 2 Development Plan Project Description DR1"esl-pn)idesc~slag(' 2. dth' 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 DRll 'CSf-/Jro;(lesc-slage 2_ d()(' Page 7 Stage 2 Development Plan Project Description Wallis Ranch . December. 2006 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 DRll'L'Sr-f)/'(JjdI!SC-SI(IW' 2.(/!JC Page 8 Stage 2 Development Plan Project Description 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. DRlI'esl-pn!idesc-s/age 2.do(' Page 9 . Stage 2 Development Plan Project Description Wallis Ranch . December. 2006 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, DRll'eSI-/)/'(dde.H'-SfOJ.W 2.d()c Page 10 . Stage 2 Develol'mei1l Plan Project Description 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. Page II . 5rage 2 Development Plan Project Description DR\l'csl-Pl'OjdcsC-,\"/age2. dt it' Wallis Ranch . December. 2006 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 \ i // ~o / ", L~\_ _ _~/ 0'" ,/ "'''. 1\1L1 ~,\ \ / ~'b' / , " lYe \ \ ',j ~'" " ".". j ~~.;y// ""y_--------"'' ,,_---------- I (! /~-::::-~:~:~~-~:~;;~~~;:I'~"',,\\'\j L /~~: ,/ f ,,'/;;-\'-- ~v '" ~\ / / .. I I NC ~ \, \ _ _ RRA // ~;;;~:;:>/' \ FredtiC~l ~~~" ~~\ ii' ----1,1 ------r\\"-- R" I & II /,' MH '\~ Pfeiffer Ranch '"cy /;~;> / OS\ \~ MH 1\ RRA \ SP \ ,// ///~_'// I '.., "", \ \\ /' ' /~'>~ ~; \ \ --_// .." /;;:'-' . >~~" \ \ \ ' \-----_ _____ /- N".hbo,hood 4 '-,'''- . Nid,," \, \ OS\ -- - _ --&/ Tassajara Creek - Open Space Medium High Density ", ~~ 1\ \ =~::::-,;;:-;:>~ 4351: ac, gross Residential "~"':::::-,_,_ II Arac \ O'O:,'~\.;? \ 40.7:f:ac.net 13.I:f:ac.gross ,," ~~=!_~~'- \ \.:.1 \ "fiO '~ 11.2:f: ac_ net " ~ ~ _ - - - - .. -. .l'assalifi:-~ _ 1 \ 'L. () ,"'" ~ . ~~ ~ ,~ Tipper (),(\l ~~\\ ~\.:.t. ~\ " " Wallis Ranch 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 "'- "---/'-,. Sperfsla~ /-y' ../ /' -- 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 Lin //, // t:rI //,// ".~ / . / / / .. 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 Uniled Slates of America \ \ \ / / // ( '--- ~ Neighborhood 1 Low Density Residential 15.4 :f: ac. gross 15.3:f: ac. net 5 12-08- 2006 13:28: 1 J .moldenke P:\ 1603~ - 40\plonning\ wollis\Slage 2\Sloge2PO_ Sitedwg Total \ \ '" J .. I .. .. /~. /" // ~ \ . \\ '7'" . \\ . \\ " \\ . \\ . " ,~ ., ... L \ \ \ \ \ \ \ \ \~:.:.::...........---.- \ .\._,- .. .. _::::;-: \ Moura ,/ ! \ ! \i ~ - .::.:..:'i'....,,~ \1 " ,\ ~, ,'! \ , ";'0"" ~. \ \;,0 ,>, \'\ \ ~/\\\\\ '\ \ \ \ '\ ' ,,\ . \ \ ' \\ \ \\ \ \ \~\ \~. /-- '\ /'> '---.- ---.-- \ '\ ,. MH. P' 'i'l' h --J \ \\ '''' / leI er Ranc \ \\.,~, / \ '\~ '",< \ \ ~'\ "\, \ ! '0- ,..~, \, \ /~ \ -";. <'''''.0... I! rr.1. I, Nielsen / \ '-'-" "'~>,'''''' .... . .. , II/I! I / ~ _._ ~ '<:><:-... _, I! I!' h \ ,Arac (~,::,.,.;p ..... ..... --- -""'" I} [!I II \ / C? !'. ':!:Yo.; .......... --' .-.:::-:.--.:..~....,,~ _.~ \ I \ *' \ \'xS' \ ..., ". ............- --- \ ' \ I \'\' , ."..........-- ~.-. - - .----- -- T-.....~~..L- \ \ \\ '\":~_ . __.a. .-. assalara-R'Oad--_::.'-::::~-~-=~::=_d-::... \ i P ha s e :aY~:/--~=~--=!T=='=:~-~."".' I --::.;~-- - ~:~] ~ -~~~':::, --':;~~-~~i~~~~:;j~:::=.:~~~.- \ "II / __ I ........ ';01 I Neighborhood I Semi- Public ..__--J ".>, >- ''''',] , ;-, -;---- j-'" ---'-,1 --=- ,..-- ---_ " / ,~/: Spcn a<re' v ' , -....,.... '-...../ /"'Tassajara l3t:.~ek \, Park_____ _--_j~. ..,// ___....-------' ' "" /' I ! ....'....., " ~J Open Space:;?_.__ // - '0./' // ..- ...* /' ./ ~--_J ....... /./ " \ ,--,..,J ---.------.....-/ ~...... ~ ..--/' \ '=:..v~/ f/ P 'fassajar-a CXeelt' r \ _....--- ...."/ ..,-_..,---....-/,/ Open Space ~...--..'.-....: _---- .....,"- .....r-( /.... ' , Neighborl1ooo-F-"- i Ii \ ,.~., .. ..- \ ~ar,~_.__~ jf \ ~ '-, pHASES .. ':'~'::----::::.::::-:::.r'" · · .... Phase A -,._- .. // -- ----...----- ../ /// /// .4/ A' e;~/ <r>co../ ,-::-,<<;J., ~/ ",-,,<r>/ L<:),/ ~~/ //'9/ .*/ ////' .* /// /// /~/ / '.....~_._- ", RRA Richey & Hunter //'~~/'/ - /' /' / / /" // /,....~.// ~:~ -~~ \ \ \ \ 'N(" '\, J _.* Frl'<lT~~h I ". Vargas \ ; ,....\ ~ ,/,/\~, /'~ ~ // :" ' \ ................. ...'..-..... \ .. /' ./ ~.... ..-........ - // "'" /f....... ",.,-..... // ------,...,,." ....?;./:/" " ...4;:>'/" ;' / .. Tassajara Creek - Open Space .-:...:::-'"<-' ./ i'.//j~'~'----'-'-'~""""""",:" ......~ ....,...,.....-,...---..........-..........,.,~ -" '" ",'------- --//" / /' ~/:)~/ ME os . . Tipper J / I . / " / Liu United States of America / I / / 12-12-2006 15:15:34 kmoldenke P:\ 16034-40\plonning\wall;s\Stage 2\p-stoge2PD_phosing.dwg \ \ / / / om _.-L-. // /' / /' .... ..... ...." / Wallis Ranch .......; /\;- /' \, ! I i 1.., Stage 2 Development Plan NEIGHBORHOOD PHASING PLAN -) \ -- -~,.... \ '\ '\ \ September, 20GG I G034-40 Neighborhood 1 Neighborhood 5 Neighborhood 6 Subtotal 58 units 44 units 36 units 138 units Phase B \ I L,.J 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 ""11" r-..,,..,..,rrn,..,f"'.' ....,..... ,.... ,.,.".,,",_, ..,.... <", ,...., ,,--v,....... pi~;so'-~;~~:'-CA'..~-'-n..u . '-...."""(925)..~ 225~~'69~ ;\.fH ~ \ ~~ \~ ~ Wallis Ranch Lt7:;'"J '~~ .~~,~:i J..;.. ..'~il'l..:~j... ~ lZJt...i'\ F f'~dl:H:h :r~.::,-:,,:'j' &: HU:::(;,bl' '~.~ff.l .;. :1J~jff:r P~~'::1h':~' Stage 2 Development Plan OPEN SPACE, PARKS & TRAILS "'/ ~l;'-.~a.S os '" _f# f~,rJ J Sept-ember, 200G I G034-40 }:j~ ,\ SF' ~h:'l~~" uS \ \ Medimn Density Residential .l\.t2G L ;~rptr 5i->("rtl taiJ<: Mcdimn Density Residential !~ L,..;; . C1. LeA;end: Ul D D D Open SpacelConscrvation Easemc:nt ~ ~ ,7 .. 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 \ \ \ \ -- 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 ..... ~ - . ..:. ." '. . -.,; "- "- ) / _ ~:- .\l _ -l Stage 2 Development Plan ,'\ :l:':;r~':'..cJ_.-"..: --\----------, -Open Space Ownership & , \ \ M . t '\ \ \ September,200G aln enance I G034-40 ,\fd \ ~ ~ i ) c:.. \ \ \ \ \ -':.~-:' \ -: I Wallis Ranch " I I C-.L__ I '~PA'_ ~__ ..'....' . ~: .....-.: " 3;- ....1 M "\..~ ~: il~.",.~ EBRFD Trail Easement 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 \ ; j! \ i 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 T 1"\ t ~-r~ ~ rr f') C'1 C'1 f') ~ r)'" r) D rv~ r1 ..L~H..\.I..L.U..L..L ..L u.~~U:.J(,.uu. .L'-.vau 1 ") Q' D "'IT ..L ~u .L'\...~ VV ~ (0 po Iver Dublin Ranch West Stage 2 Development Plan STREET SECTIONS November, 2005 I G034-40 , I tl " .., " ,~ N.T.S. Legend ~ S"t;on l..ocat;nn RlACICAY. SOIlPS CIVIL ENGINEERING. LAND PLANNING.LAND SURVEYING Pleasantan. CA (925) - 225-0690 ) / / ZONE 3 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 I I !~r~~ I I I --=t - - 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 I I I / " / / --,.,.---, ~- - ....:;~', '\ , ~ ~, ,\ ..... - \\\ " \\\ \ \\ \~ , I I I I I ,~ I ~ =1,1 I 'H ~ . / / I ~-- ~ I~~ r. Sa.PI CML ENGINE~~.L.AND PLANNING.LAND SURVEYING 51428 flWlKUN \ PLEASANlON, CA. 94586 (925) 225-0690