HomeMy WebLinkAbout04-016 Fallon Crossing Stg2 PD, SDR, & Vesting TMAP 7617
November 13,2007
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
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PROJECT DESCRIPTION:
PUBLIC HEARING: PA 04-016 Fallon Crossing submitted by
Standard Pacific Homes to consider a Stage 2 Planned Development
Plan, Site Development Review, cmd Vesting Tentative Map 7617 for
106 residential lots
Report Prepared by: Michael A. Porto, Consulting Project Planner
1) Resolution recommending the City Council adopt an Ordinance to
approve a Stage 2 Planned Dl:velopment Plan (with the proposed
Ordinance attached as Exhibit A).
2) Resolution approving a Site Development Review for Fallon
Crossing PA 04-016 and Vesting Tentative Map 7617.
3) Fallon Crossing Project Plans mbmitted November 5, 2007.
1) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the Applicant and the public;
4) Close the public hearing;
5) Deliberate;
6) Adopt Resolution recommending the City Council adopt an
Ordinance approving a Stage 2 Planned Development Plan
(Attachment 1); and
7) Adopt Resolution approving a Site Development Review for Fallon
Crossing PA 04-016 and Vesting Tentative Map 7617 (Attachment
2).
Background
On May 16, 2006, the City Council approved PA 04-016 for Fallon Crossing which included a Planned
Development (PD) prezone and Planned Development (PD) rezone/Stage 1 Development Plan and
Mitigated Negative Declaration. The annexation application and pre-annexation agreement were
approved by Resolution No. 73-06. Annexation to the City and the Dublin San Ramon Services District
(DSRSD) was approved by LAFCO on September 14, 2006. The annexation became effective on July 1,
2007.
COPIES TO: Applicant
Property Owner
File
Page 1 of 17
ITEM NO. 82.
G:\PA#12004104-016 Mission Peak - Standard Pacijic1PC 11. 13. 07ldraftPCSR-Stage2-SDR-TTM.doc
The Stage 1 Development Plans approved with the pre-zoning included the: 1) development concept; 2)
permitted uses and conditional uses; 3) general project accessmd circulation concept; 4) master
infrastructure plan; 5) conceptual landscape and open space plan; and 6) anticipated phasing. The
prezoning and annexation application included two parcels: 1) the 6.17 -acre Fredrich property located
between Tassajara Road and an east fork tributary of Tassajara 2reek, and 2) the 67.8-acre Fallon
Crossing property (formerly known as Mission Peak).
The pre-annexation agreement and the Stage 1 Planned Development plan pertained to the larger of the
two parcels which represents the Fallon Crossing project. This property currently is owned and proposed
for development by Standard Pacific homebuilders who initiated the annexation. At that time, zoning of
the area to be annexed was approved as PD-Single Family Res:dential, PD-Medium High Density
Residential, PD-Neighborhood Park, and PD-Open Space with a range of approximately 150 to 188 units
between the two parcels. The Eastern Dublin Specific Plan specified up to 120 units for the Fallon
Crossing/Mission Peak site. The Fredrich property was zoned for PD-Medium High Density Residential
development, and is not a part of this application.
Project Location, Surroundings, and Existing Conditions
The Fallon Crossing project site generally is located
northeast of the Tassajara Road and Fallon Road
intersection near the northeasterly City limits and abuts
the high hills of rural acreage in the unincorporated
area of Alameda County. The project area is bounded:
a) to the north by unincorporated vacant land known as
the Richey & Hunter Property [Moller Property]; b) to
the east by an unincorporated vacant area which is part
of the Dublin Ranch Project (Lin Family holdings)
known as Redgewick; and c) to the south by Silveria
RanchlPinn Brothers (Tract 7540), a residential project
of approximately 250 units currently under
construction south of the Fallon Road right-of-way
which is under construction. The Fredrich property,
annexed along with the project site, is located west of
the project site across an unnamed east fork drainage
tributary of Tassajara Creek. This area is vegetated
with dense trees, shrubs, and ground cover but also
supports abundant riparian vegetation. Arroyo Willow
and Valley Oak are found in the lower areas of the channel while the top of bank is covered mainly with
largely non-native grasses that have been degraded by long-term catt1,~ grazing.
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The Fallon Crossing site is characterized by high hills in the north and east, lower hills in the southeast,
and rolling terrain with steep to moderately steep topography charac:eristic of the upper Tassajara Creek
watershed. The project area generally consists of vacant hillside and non-native annual grasslands.
Smaller patches of native perennials may be found on the north-facing slopes. The property currently and
in the past has been used for farming/grazing. Little vegetation remams where the grazing occurred. The
unnamed tributary of Tassajara Creek along the westerly border is a wide intermittent perennial creek
generally flowing from north to south.
Site topography for the entire Fallon Crossing site ranges in elevation from 429 feet along the east fork
Tassajara Creek tributary to approximately 883 feet at the top of the northeasterly ridgeline. of Fallon
Crossing. The project site has slopes that range from 5% along the area east of the dry creekbed to more
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than 50% on the upper elevations along the northern and eastern borders. Another natural intermittent
drainage area slopes generally to the west and southwest toward the east fork tributary of Tassajara Creek
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STAGE 2 SITE PLAN
Improvements on site currently ar~: limited to a well, pump house, and two small constructed pond
features or stock ponds. The lower pond is located in the northwe:;t area of the site close to the creek
where California Red-Legged Frogs (CRLF) are known to occur. The upper pond is located in the
easterly portion of the project site half way into the intermittent drainage way at the base of the hillside.
This area is known to support breeding of the California Tiger Salamander (CTS). Both ponds are fed by
seasonal seeps, and both were constructed as a water quality mitigation measure or for sensitive or
endangered species habitat that potentially could be found or might migrate to the project site. Both
ponds will be preserved in their existing condition and neither will be disturbed by the proposed
development. Biological assessments were conducted as part of the environmental process, and no
identified wetlands are located within the proposed project; no speci al or endangered plant species were
identified on the project site, and no trees exist on site that meet the City's definition of heritage trees.
Also, the project is not located within a 100 year flood plain according to maps by the Federal Emergency
Management Agency (FEMA).
Prior to its annexation the project site had been included for planning purposes in the General Plan and
Eastern Dublin Specific Plan Area. The property lies within the Foothill Residential subarea of the
Eastern Dublin Specific Plan east of Tassajara Road. Since adoption of the initial Eastern Dublin Specific
Plan, precise alignments have been established for the Tassajara Road and Fallon Road right-of-way, with
improvements to Fallon Road nearing completion in this vicinity. The proposed location for residential
development on the project site is proposed to be located in southwest portion of the project site near the
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intersection of Tassajara Road and Fallon Road within a relatively k/el area east of the creek with mildly
sloping areas that elevate in to rolling hills thereby allowing much of the hillside area to be preserved.
Proposed Development
The proposed Fallon Crossing is a low density residential neighborhood of 106 single family homes with
associated infrastructure, open space, and environmental protecti01 features. With a French hillside
theme, it would offer significant views of the hillsides, grassland cOlridors, and natural landscapes of the
Tassajara Creek area. The residential mix is comprised of 98 detached single family units and 8 units
developed as paired or duet homes. A duet home is defined as an i:1dividual house on an individual lot
with a common wall. Each residential unit is on its own lot. Of the 98 units detached; 10 units near the
project entry are located off of three private motorcourts for the purpose of limiting back-out driveway
movements in that location. The other 88 have direct access to the internal public road circulation system
and series of cul-de-sacs. The proposed project would be developed as one neighborhood in one phase.
Site amenities include: open space, pedestrian corridors, infrastructure, landscaping, trail system,
community vineyard, and natural areas.
The development concept for the area strives to preserve the natural environment and create a community
that is compatible with the natural terrain. A large portion of Fallon Crossing, 46.8 acres or (69% of the
property), will be permanently designated and preserved in perpetuit:{ as open space. Most of this area is
steep slope and visually sensitive ridgelines. To minimize ViSU1I impacts, most of the residential
development would be tucked behind the ridge line visible from Fallon Road. The proposed open space
configuration would enhance the natural environment by preserving hillsides, creek corridors, wildlife
habitat, and stream restoration.
Tassajara Road and Fallon Road have been identified in the City's General Plan as Scenic Corridors. The
policies related to Scenic Corridors require preservation of views of scenic ridge lines, knolls, and
backdrops from both of these roads. Grading and retaining walls will be required for interior roads,
proper drainage, park space, and suitable building pads while taking into consideration the hilly terrain.
The proposed hillside grading will incorporate contours blended with the natural topography to avoid, as
much as possible, excessive cuts and fills. Only.8 acres of the 19.5 acres of single-family development
will have slopes in excess of 30%. However, other remedial hillsid,~ grading may be required to extend
beyond the proposed on-site development envelope for the purpose of suitable slope ratios, slide repair
and correct soil conditions. Also, some off-site grading of an existing hillside on the property south of the
project site will be required to meet the slope ratio standards of the ELstern Dublin Specific Plan.
The proposed plan includes a linear park north of the residential deve lopment and along the creek corridor
at the base of the slope. This linear trail also extends along the east fork of the unnamed tributary of
Tassajara Creek Initial plans and PD-Planned Development zoning established the Neighborhood Park at
one acre. Since the park will be less than two acres, it will remain u1der the ownership and maintenance
responsibility of the homeowners association (HOA) but also will include a public access easement with
expressed access to the required public art. In addition, several Jocket parks, a trail system, and a
community vineyard comprise the improved open space and recreation areas within the neighborhood.
A detention basin system, with upper and lower water quality ponds rearby, is proposed north and west of
the linear park. All surface runoff from the developed areas of the :;ite will be collected and discharged
into this system.
General Plan/Zonin2
Land Uses - The land uses with the initial Planned Development zoning were approved as: 1) PD-
Single-Family Residential - 19.5 acres; 2) PD-Open Space - 46.8 acres; and PD-Neighborhood Park - 1
acre. Net density for the 106 units within the residential zone is 5.44 units per acre when utilizing just the
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developed portion of the site and 1.6 dwelling units per acre gross density when the entire site is taken
into account.
. Single-Family Residential -- The residential area has been designed to take advantage of the
natural features of the site. Home sites step up the hills wilh the rising topography. All of the
units will be sold as a single-family product. No multi-family rental or apartments are proposed.
. Neighborhood Park - This Neighborhood Park acreage adopted with the PD zoning is satisfied by
the linear park along the westerly boundary of the project end the Tassajara Road/Fallon Road
landscaping on Parcel C shown on the Tentative Map, Attachment 3, book 2 of 2, "Civic
Drawings" tab, page 8. Since the City policy is not to accept public park area less than two acres,
the linear park (Parcel B) and Parcel C will have public access easements, but will be privately
owned and maintained by the HOA. The linear park would be accessible from a trailhead on
Tassajara Road or from Street "B," which would be public riglt-of-way.
. Open Space: As stated above, open space and preservation'epresents a significant theme of the
Fallon Crossing project. Open space areas include: a) the hillside slopes; b) the creekside linear
park (including an Arts Park); c) the community vineyard: d) the neighborhood trail system,
including the systems of mini-parks and greenbelts; e) Tassajara Road landscaped setbacks; and f)
the natural floodwater drainage system, including the proposed water quality ponds and detention
basin. These areas are proposed to be owned, managed, anc maintained by public agencies, the
HOA, special districts, or a conservation management organization or land trust.
ANALYSIS:
The Applicant has submitted detailed materials for: 1) Stage 2 Planned Development Plan; 2) Site
Development Review including architectural and landscape guidelines; and 3) Vesting Tentative Tract
7617. The application includes a detailed Site Development Plan, landscape plan, and streetscape plan
which address typical lot layout, plant palette, hardscape improvements, parks, trails, open space,
conservation areas, and water quality measures, including water quali:y ponds and a detention basin.
All proposed uses are consistent with the permitted uses approved by the Stage 1 Development Plan, and
proposed densities remain within the standards. The necessary findings for consistency are contained in the
proposed Stage 2 Development Plan Ordinance (included as Exhibit A of Attachment 1).
Staee 2 Development Plan:
The proposed Stage 2 Development Plan has been prepared in accordance with Section 8.32 of the Zoning
Ordinance. It includes:
1. Site Development Standards, and
2. Parking Standards
The following requirements will also be included in the Ordinance adopting the Stage 2 Development
Plan but are addressed in the Site Development Review section of this report:
3. Architectural Design Standards
4. Traffic, Circulation & Streets cape standards
5. Landscape & Open Space Standards
6. Phasing
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Residential site development standards generally include: mlmmurr lot area, minimum lot width (street
frontage), minimum lot depth, maximum lot coverage, minimum sethacks (for front, rear, and sideyards),
maximum building height, maximum building separation, allowable :;etback encroachments, and required
parking. Residential Site Development Standards have been proposd for both the single family detached
residential structures and the paired or duet units. The standards ill Table 1 and associated notes have
been prepared and are included as part of the proposed Stage 2 PD zoning ordinance for this project which
is included as Exhibit A of Attachment 1).
Site Development Standards
Minimum Lot Area 3,760 square feet 2,550 square feet
Average Lot Area 4,712 square feet 2,81 3 square feet
Minimum Lot Width 35 feet 20 feet
(Street Frontage)
Minimum Lot Depth 47 feet 38 feet
Maximum Lot Coverage 55% 55%
Maximum Building Height 35 feet 35 feet
Minimum Building Separation I 0 feet I 0 feet
Minimum Setbacks
Front I 2 feet I 2 feet
- to garage door 18 feet I 8 feet
- to porch I 0 feet I 0 feet
Rear I 0 feet I 0 feet
Side
- interior 5 feet 5 feet
- street side/corner lot I 0 feet I 0 feet
Parking 2 covered I covered and
- Per unit I uncovered tandem space
- Guest space per unit I curbside I curbside
NOTES:
I. Garage setback reduced to 17 feet on private driveways (motorcourts).
2. Setbacks measured from property line.
3. Items such as, but not limited to air conditioning, condensers, porches, chimn(!ys. bay windows, retaining walls less than 4
feet in height, media centers, etc. may encroach 2 feet into the required setba:k of one side yard provided that a
minimum of 36 inches of flat and level area is maintained for access around th(! house.
4. Setback for accessory structures shall be in accordance with the building code in effect at the time of
construction/installation. Noise generating uses such as pool and spa equipment shall be acoustically screened or outside
of the setback area.
5. Retaining walls up to 4 feet high may be use to create a usable level area. Retaining walls in excess of 4 feet to create
usable area are subject to review and approval of the Community Developmellt Director. Retaining walls over 30 inches
in height are subject to safety criteria as determined by the Building Official.
6. Building setback shall be subject to review and approval of the Building Offici,1 for building code and fire code
compliance. Setback to building overhang may be a 3-foot minimum or as required by current City building code
standards.
7. Where a minimum 5-foot wide Homeowners Association (HOA) parcel lies between a lot and an adjacent street, the lot
is not considered a corner lot, and interior lot setback standards shall apply.
8. Curbside parking may be counted toward required number of guest spaces.
9. Maximum building height is subject to building code requirements for access.
10. The third floor must be stepped back from the front and rear elevations to reduce building mass. Third floor is available
on Duet Plan 5.2, only.
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Parking - The proposed project meets the parking requirements established in the General Development
Standards. Generally, the parking standard for a detached residential unit is a minimum of two
covered/enclosed spaces plus a minimum of one guest space per unit. All single family detached units are
provided, at a minimum, with a two..car garage. Plan 1 is provided 'Nith a third car tandem space within
the garage which may be improved as an optional fifth bedroom on the ground floor. Each duet unit is
provided with an oversized I-car garage with a tandem space in the diveway between the garage face and
public right-of-way within the front set-back area. Since the. duet units represent the affordable
component of this project, one garage space and one uncovered "pace is consistent with previously
approved standards.
Guest Parking is provided curbside throughout the neighborhood. The Parking Plan shows 119 curbside
spaces which would provide for 1.12 guest spaces per unit.
The development standards referenced herein would become part of the Stage 2 Planned Development
(See Exhibit A to Attachment 1). Should this Applicant or any future Applicant propose modifications to
these standards, a revised Stage 2 Planned Development would be required.
Site Development Review
The Site Development Review for the Stage 2 PD Development Area addresses:
1. proposed uses
2. site layout
3. access
4. compatibility with surrounding and adjacent uses
5. effects on residents and workers, and
6. insuring an attractive environment.
The Site Development Review materials begin with a Master Site Plan showing the location of the lots,
circulation system, open space, recreation areas, infrastructure, and the preservation or conservation areas.
The site layout has been designed with attention to natural drainage and hillside preservation. Materials
for the landscape, hardscape, and stmctures emphasize natural materials and colors.
The neighborhood theme relies on a comprehensive trail system that integrates the creekside linear park
with the community vineyard, and pocket parks via links through the cul-de-sac to the upper levels of the
site which offer commanding views of the surrounding valley.
The exterior elevation mixture of the homes aims to create a varied and visually interesting street scene
through a mixture of architectural plans and styles. Such techniques would include, but not be limited to:
1) reversing and varying adjacent plans and exterior styles, 2) avoiding repetitious patterns, 3) varying
heights and setbacks, 4) incorporating single-story elements into two-story buildings, and 5) minimizing
the visual impact of garages by varying methods to limit garages facing the street or impacting the street
scene.
Homes located on public streets would wrap the corner to create an articulated building fa<;:ade framing
the intersection. For the single family detached homes, various techniques are employed to reduce the
perceived mass and scale of the buildings through broken and varying rooflines and building footprints
and the incorporation of lower height massing elements such as front porches, stoops, and balconies that
may wrap around more than one elevation. Other design elements for this purpose include the use of
wrap-around front porches, garage faces setback from the building Jront, side entry garages, and garage
location near the rear of the structure with entry through a motorcourt.
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Floor Plans - The floor plans provide a variety of bedroom and bathroom combinations, as well as
flexible space options. Some flexible options include offices, dens, and guest quarters. All single-family
detached units are two stories; each has non-wood burning fireplaces and ground floor laundry areas. All
detached homes offer an optional second floor loft which would be open to ground floor living below. A
wrap around front porch option is presented for corner lots with PIlll 1 for the English and Normandy
styles. A side-entry garage is also incorporated and used in two instances on motorcourt units thereby
giving additional architectural interest and variation. The wrap around porch element would typically be
used to complete the exterior elevations facing each street frontage, provide additional articulation to the
building facades, and minimize the perception of building mass by ~;tepping back the second story from
the ground level extension ofthe building.
The distribution of the floor plans by unit type, including buildi1g area and residential features, IS
provided in the following Table:
Plan 1 2,314 sf
Plan 2 2,554 - sf
2,566(1)
Plan 3 2,522 sf
Plan 4 2,944 -
2,955(1)
SUBTOTAL
Paired/Duets
Plan 5.1 1,368 sf
Plan 5.2 1,596 sf
SUBTOTAL
Grand Total
4 bedrooms/2.5 baths
o tional 5th bedroom and loft
2-car + optional 3'
tandem space
2-car
2-car
2-car
3 bedroom/2.5 baths
4 bedroom/2.5 baths
1-covered + 1
uncovered
tandem space
18 units
20 units
28 units
32 units
98 units
units
units
8 units
106 units
5 bedrooms/4 baths (optional loft)
Notes:
(1) The square footage range in Plans 2 and 4 is due to balconies, bay windows, and othE r variations in architectural projections among
the different elevation styles.
Plan 1 - This plan provides four bedrooms on the second level. The third car tandem space within the
garage may be improved as an optional fifth bedroom on the ground floor. The 2-car garage face is
set back from the building front. It is the least frequently used plan within the proposed project, but
the only plan which provides for a wrap around front porch aVaJ lable on the English and Normandy
styles. It is most commonly used on the corners.
Plan 2 - This plan is arranged with the master suite on the ground floor and the option of improving a
ground floor area at the front of the residence as a den or office, formal dining room, parlor, or fifth
bedroom with full bathroom. Bedrooms 2, 3 and 4 would be located on the second floor. Plan 2 also
has a 2-car garage face that is set back from the building front or :m optional side entry garage face for
motorcourt units in the English architectural style.
Plan 3 - The bedroom space within this plan is located on the second floor. Living and dining areas
are located at the front of the unit with an informal family room area at the rear. The 2-car garage is
located at the rear of the structure requiring cars to enter the garage beneath a porte cochere and
through a motorcourt.
Plan 4 - Plan 4 is the largest and most common plan within the project at 30% of the units. This 5-
bedroom plan has four bedrooms and three bathrooms on the second floor with a fifth bedroom on the
ground floor near the entry which maybe utilized as guest quarters or office, including a full bath.
Plan 4 allows for a side-entry garage face on the Normandy style.
Plan 5 - The floor plan for the duet units is represented by the Plan 5 in either a 3-bedroom (Plan 5.1)
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or four-bedroom (Plan 5.2) arrangement. For Plan 5.2, the fOUJth bedroom, but no bath, would be
located on a third floor. Since the eight duet units would satiEfy a portion of the affordable units
required by the City's Inclusionary Ordinance, they may be proyided with only one covered parking
space. However, the garage space on these plans is somewhat larger than in a typical one-car garage.
An uncovered space would be permitted on site in each driveway.
Architectural Style Standards - The residential architecture for this Stage 2 Development Plan has been
designed in the style representing French hillside theme. Each floor plan of the single family detached
units may be constructed in at least three different elevation styles consistent with the Architectural Style
Guidelines presented with this Stage 2 Development Plan. All architectural elements will be required to
be articulated on all elevations of each building.
Each of the architectural styles include a variety of textures, colors a:ld materials. The color schemes are
intended to complement the elevation styles, roof types, and accent materials including roof and exterior
materials; window frames and mullions; trims; railings; metal, store, and wooden elements; and other
details. The color schemes combined with the variety of elevation styles and the floor plans contribute to
an integrated street scene. A color and materials board will be incorporated and adopted as part of the
Architectural Design Standards. All styles have a gable or hip roof configurations at a fairly steep pitch,
generally between 8 and 10 inches per foot. The roof material on all styles is a flat concrete tile with
various accents and features based on the style of the home. Garage doors are aluminum roll-up in a
rustic or barn door motif.
The architectural styles proposed for this project are described as follows.
English Country (A) - The English Country style is represented on Plans 3 and 4 in equal numbers. It
features steep gable roofs, stucco exterior finish, narrow vertical elements, and both real and simulated
wooden accents. Lower railings and posts are wooden while t.pper rails are metal. Windows are
flanked by box panel shutters. Box bay windows are capped with metal seam roof where gable ends
are accented with louvered vents and board and batten.
English (B) - The English style proposed for the Fallon Crossing project is the only one represented
on all five floor plans. Plan 4 displays the most English style exteriors along with an equal number in
the English Country style. A variety of materials and elements are used to accent the stucco-finish
exterior including stone veneer and brick borders along sills and headers. Roofs are steep gables or
gable/hip combinations with dormer windows above, bay windows below, and wooden shiplap
accents in the gable ends along with vertical louvered vents. O:her vertical elements include picket
shutters and wooden porch posts A precast keystone entry accen: is applied to certain plans.
French Country (C) - French Country is the least represented style appearing on Plans 2 and 5. This
style is typified by stucco exterior, brick accents, and shed-roof,~d dormers on a steep-pitched gable
roof. Lower bay windows are shaded with metal seam roofing if a faux verdigris finish. As with the
English Country style, gable ends are accented with board and batten and vertical louvered vents.
Plan 5 which is 3 stories features wooden porch rails, box-paneled shutters, and gable ends accented
with shiplap.
French (D) - This style is limited to Plans 1 and 2 and is characterized by steep gable roof, a second
story balcony on Plan 1, gabled dormer windows on Plan 2, and shiplap accents in the gable ends.
Exterior finishes are primarily stucco with partial facades of brick veneer.
Normandy (E) - In addition to the English style, the Normandy style is second most style displayed
and expresses the French hillside features of the Fallon CrosE;ing theme. In addition to the flat
concrete tile, the Normandy style uses S-tiles along the ridges as an accent and ribs of a typically hip
roof. Brick veneer and faux cross or vertical cut timbers embellish the stucco exterior finish. Built-
out foam bands delineate the first and second stories, and shallow box bay windows project from the
upper floors. This style is presented on Plans 1, 3 and 4.
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Table 3: Architectural Styles by FII)or Plan
Elevation-+ English English French French Normandy
County Country
+ Plan (A) (B) (C) (D) (E)
Plan 1 5 7 6
Plan 2 4 9 7
Plan 3 11 8 9
Plan 4 11 11 10
Plan 5.1 2 2
Plan 5.2 2 2
Totals 106 22 32 13 14 25
Other Elements - There are a number of required elements that should be installed with convenience and
safety in mind, such as entry lighting, house addresses, and mailboxe3. Homeowners Association rules or
standards in the City's Zoning Ordinance would be applicable to other elements and potential nuisance
items such as awnings, antennas, satellite dishes, trash receptacles, cud storage structures. Additionally,
this project shall conform to the Universal Design Standards in the City of Dublin Municipal Code
Chapter 7.90.
Project Access and Circulation
Tassajara Road currently is a two-lane road extending from Dublin Ranch over the hills and across into
Contra Costa County. The Eastern Dublin Specific Plan anticipates hat Tassajara Road eventually would
be expanded to six lanes. Fallon Road, proposed as a thoroughfare, ends at Tassajara Road as a four way
intersection at the entrance to Fallon Crossing near the southwest coner of the project site. Fallon Road
is nearing completion as the SilveralPinn Brothers project to the southeast is being developed. Vehicular
and pedestrian access to Fallon Crossing will be from this intersection. Tassajara Road frontage
improvements and completion of the Tassajara Road/Fallon Road intersection, including traffic signal
modification, would be conditions of approval for this project.
Access to the Fallon Crossing project would be from Street "A' at the intersection of Tassajara Road and
Fallon Road. Just past the entry, Street "A" transitions to Street "B" which loops through the project and
connects to a street within Silvera Ranch to the southeast as a secondary access point. Three cul-de-sacs
take access to Street "B;" these are shown on the site plan as Courts "C," "D," and "E." These would be
public streets. The end of each cul-de-sac connects to a trail system through the community vineyard.
Proposed public street sections are comparable and similar to those already approved or built in other
areas of the Eastern Dublin Specific Plan area. Additional circulation elements within the project will
include three short motor courts, essentially functioning as private :;treets. For safety and maintenance
purposes, a 15-foot wide emergency vehicle and maintenance read surrounds the perimeter of the
developed area and separates it from the natural areas. Street bulb outs are used at corners and median
islands are used at right angle turns to slow traffic and provide traffic calming measures.
Open Space, Recreation, and Drainage
As stated above, open space and preservation represents a significant theme of the Fallon Crossing
project. The proposed project will maintain approximately 52 acres of open space including: a) the
creekside linear park (including the arts park), b) the community vineyard, c) the neighborhood trail
system, including the systems of mini-parks and greenbelts, and d) Tassajara Road landscaped setbacks.
The majority of the open space preservation is located on the hillside slopes and in the natural floodwater
drainage system, including the proposed water quality ponds and detention basin.
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Open Space
Hillside and Creekbed Conservation - These two areas comprise 46.8 acres of native hillside grassland in
the northerly and easterly portions of the project site and the east fork tributary of Tassajara Creek along
the westerly boundary of the project site. These areas are represented by Parcels A and H, respectively,
on both the Tentative Tract Map (Attachment 3, book 2 of2, "Civic Drawings" tab, page 8) and on the
Open Space Ownership and Maintenance Responsibilities exhibit (Attachment 3, book 2 of2, "Civic
Drawings" tab, page 7). The open space corridor will maintain the "visually sensitive ridgelands" in
accordance with the Eastern Dublin Specific Plan. Preservation of the: western hillsides also contributes
to the scenic corridor status of Tassajara Road.
The east fork tributary of Tassajara Creek is the natural course for ~;torm water runoff. The creek bank
and corridor will be subject to a creek bank restoration and stabilizction plan. A 100-foot setback from
the top-of-bank on the east fork of Tassajara Creek has been incorporated into the design to protect
wildlife habitat from human disturbance and protect development from major flood events. The two man-
made retention ponds are located within each of these preservatior areas and will be retained in their
existing condition and in accordance with the habitat preservation mitigation measures previously
adopted. Implementation of improvements within this drainage wa:f will require a streambed alteration
agreement from California Department of Fish & Game and the U. S. Army Corps of Engineers and an
NPDES permit from the Regional Water Quality Control Board
Two areas will be protected through a conservation agency or land tmst. Additionally, a Geologic Hazard
Assessment District (GHAD) will be established on a portion of the property. Lastly, the developed open
space (parks, trails and vineyard open space) will be maintained by the HOA which is included as
Condition of Approval #4.
Water Quality and Drainage System - Water quality improvements adjacent to the creek area will include
a detention basin between the upper and lower water quality ponds. This area is located within Parcel H
on both the Tentative Tract Map and on the Open Space Ownership and Maintenance Responsibilities
exhibit (Attachment 3, book 2 of 2, "Civic Drawings" tab, page 7). The on-site storm drain system will
be designed to collect stormwater runoff from the neighborhood streets, parks, and open space and direct
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it into one of the two water quality ponds. After settling and filtration, the runoff would be released
through an outfall and discharged into Tassajara Creek. As a supplement to the made-man water quality
improvements, vegetation would remain in the drainage area after development of the property, and the
ponds and basins would be planted with trees, shrubs, and gra~;ses as natural filtration measures.
Specifically, these facilities will be subject to an easement to allow the HOA access to perform its
responsibilities for maintenance.
Recreation Areas - Developed open space and recreation areas within the proposed Fallon Crossing
project include the linear park, the pocket parks, the community vineyard, and the trail system. The linear
park, associated pocket parks, and trail system serve the purpose ,)f the one-acre Neighborhood Park
designation adopted with the PD zoning, although it will be privately owned and maintained by the HOA.
The park is located along the west side of Street "B," the interr al loop road within the residential
development and east bank of the east fork tributary to Tassajara Creek behind the required setback. The
detention basin, water quality ponds. and natural drainage way separ3.te the linear park from the westerly
boundary of the project site. The park is accessible from Street "B," the neighborhood trail system, and a
trailhead at the edge of the landscape buffer along Tassajara Road. It will include a pedestrian trail,
passive recreation areas, sitting areas, small lawn areas, native land~;caping, and an Arts Park section in
accordance with the City's Public Art Ordinance. A public art easement is depicted on the map for the
future placement of art. There is also a public access easement within the linear park to access the public
art area.
A focal point of the pedestrian trail systems is the stone-clad entry tClwer with a steep, square-capped hip
roof; archway openings; and stone-clad theme wall proposed at the transition of Streets "A" and "B."
This theme feature marks the trailhead of the internal trail system which is a scenic and safe method for
traversing the site and accessing the community open space areas. The trail connects several pocket
parks, mini-parks, and greenbelts with access through the community vineyard also via pass-throughs at
the end of each cul-de-sac. Special traffic calming provisions, such as brick pavers and a knuckle island
would be placed near pedestrian crossings. Trails will be located, designed, and constructed outside of
the conservation areas to minimize disruption to wildlife and maintained by the HOA. Since the linear
park will have public access, this pOltion of the trail system will be ADA accessible. Additionally, access
to and through the linear park for the public art is included as part of the project.
Community Vineyard - The community vineyard (Parcel D) is a 3.1-acre site which provides a method of
slope management and preservation of open space in keeping with the French hillside theme. It will be
planted by the developer under the guidance of vineyard specialist. The HOA will be responsible for its
management and upkeep. The option of producing fruit-bearing vine:; has yet to be determined based on a
cost sharing arrangement with a local winery; the proceeds may be med to off-set maintenance expenses.
In the case of non-fruit bearing vines, color and foliage would be provided on the slope while minimizing
the need for complex maintenance decisions and harvest activities. Details of the planting, maintenance
and harvesting will be part ofthe final landscape plan.
Landscaping
The landscape plans provided with this application layout the stn:etscape and treatment of public or
roadside right-of-way areas in terms of landscape materials, hards:::ape design, and typical front yard
landscaping for residential lots. A conceptual landscape plan has been prepared for the project as a
whole. It includes a palette of landscape materials including a hierarchy of street trees, flowering shrubs,
median plantings, and ground covers. Common area comprises a large part of the landscape area. In
addition, the project is designed to physically and visually connect tc the natural environment at different
scales by orienting units and views to the open space and incorporating trail access into these spaces.
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Community elements and landscape design components will create and enhance the identity and character
of this neighborhood. Community elements are situated primarily within the public right-of-way and
other public spaces throughout the project. They include community walls, theme walls, sculptured seat
walls, accent paving, and street furnishings such as mailboxes, bench(:s, and arbors.
In addition to the trailhead tower and park elements, the project entry is identified by a landscaped median
and circular fountain reminiscent of a roundabout. The primary function of the median is to separate
incoming from outgoing traffic while providing a visually distinguishing landmark for this project.
Management and maintenance of the common landscaped areas will ,~enerally be the responsibility of the
HOA.
Some of the hillside slopes around and above the development wher'~ remedial grading was necessary to
correct slope deficiencies or where transitional grading was necessary will be hydroseeded with native
grasses to quickly vegetate the hillsides and control erosion.
Walls & Fences
A master plan of walls and fences is also included with this Site Development Review in a range of
designs based on functional separation of uses. The decorative community wall would be constructed
along Tassajara Road. The community wall design includes element;; of old world stone, quoins, parapet
cap, and details such as battlements, arrow loops, and crenellations characteristic of French or Norman
castles. Elements of the community wall also are to be used for some retaining walls. The entry or theme
wall located at the trailhead tower was previously mentioned.
Fences define the common open space areas and provide separation from private areas or open trail areas.
Details for these fences include: good neighbor fences, ranch rail fences, combination view fences, and
retaining walls. A plan for special condition fences between lots related to the topography has also been
provided as part of the project.
Other Site Development Review Plans
Other plans required and integral to the Site Development Review submittal include: a mailbox plan, an
open space wild fire management plan, and an erosion control plan.
Phasing
Storm drainage, sewer, and water backbone improvements will be constructed as a single phase for the
project. Activation and service will be timed with the development of the associated physical
improvements and the homes. The developable portion of the site will undergo bulk grading to
accommodate the various uses of the property to achieve a balance ::ut and fill. All site retaining walls
essential to the development of the linear park, home sites, and entry feature elements will be constructed
as part of the single phase.
Inclusionary Zoning/Affordable Housing:
The project would be required to comply with the City's Inclusiomry Zoning Ordinance for affordable
housing. This provision requires new residential projects to offer 12.5% of the units within the new
residential project as affordable. Based on the total number of units, 13.25 units would be required to
meet the affordability standards. The Ordinance also allows for pc:yment in-lieu of construction up to
40% of the required affordable units. Fallon Crossing proposes to provide the eight (8) paired or duet
units on Lots 19, 20, 33, 34, 52, 53, 63 & 64. These units represent 67 % of the obligation while the
remainder would be covered by payment of an in-lieu fee. The afjordable housing component will be
addressed in a separate affordable housing agreement prior to recordation ofthe final subdivision map.
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The location of the units on corners, with front doors for each unit f.1cing opposite streets along with the
paired garage doors, will give the appearance of a single separate unit. This is the first project in Dublin to
use this design solution. This unique siting technique has been used very successfully in surrounding
communities, most notably Danville.
Public Art:
The proposed project is subject to compliance with the City's Public Art Ordinance. The Ordinance
requires the Applicant's contribution to be .5% of the aggregate value of the home construction to be
determined and calculated by the City's Building Official. This calculation would be made in conjunction
with the Site Development Review (See Condition No.6, Attachment No.2). The Fallon Crossing
project proposes to integrate an Arts Park area as a supplemental part of the neighborhood linear park
along the westerly boundary. The Arts Park would be located at the north end of the park. The
Preliminary Landscape Plan delineates this area. In addition to landBcaping, the Arts Park portion would
include the design, construction, and installation of a commissioned sculpture or sculptures. The Public
Arts Park portion would be owned and maintained by the HOA subject to a public access overlay
easement. A determination on the art to be provided will be finalized as a cooperative team approach
between the City of Dublin Parks and Community Services Department, the project landscape architect
and the artist(s) at a future date.
The Site Development Review is consistent with the Stage 1 and Stage 2 Planned Development and the
required findings are included in Attachment 2, page 2.
Vesting Tentative Tract Map:
Vesting Tentative Map 7617 establishes 106 lots for single- family (low density) residential of which 98 of
the units are detached and 8 are paired or duet units with a common 'vall. Vesting Tentative Map 7617 is
consistent with the adopted PD zoning and is in conformance with be Development Standards. Table 4
below lists the lots and parcels to be created by this Map.
The Vesting Tentative Tract Map is consistent with the Stage 1 and Stage 2 Planned Development and the
Site Development Review. The required findings are included in Attachment 2, page 3.
a e ummary - es mo en atlve ap
Parcel No. Acreage +/- Land Use Designation/Zone Use
Lots 1 thru 11.2 ac Single-Family Residential single family detached and duet homes
106
Parcel A 38.9 ac Open Space conservation management- possible
Geologic Hazard Assessment District
Parcel B 1.0 ac Neighborhood Park Ci:y Linear Park - includes Arts Park
Parcel C 0.2 ac Single-Family Residential Tcssaiara Road r/w landscaping
Parcel D 3.1 ac Sinqle-Family Residential Vineyard/Landscaoed Trail System
Parcel E 0.1 ac Neighborhood Park Ci:y pocket park
Parcel F 0.1 ac Single-Family Residential pocket oark connector to yineyard/trail
Parcel G 0.1 ac Single-Family Residential pocket park connector to vinevard/trail
Parcel I 7.9 ac Open Space Creek and Ponds
4.9 ac dedicated streets and riqht-of-wav public and private streets
TOTAL 67.5 ac
T bl 4 S
V f T t. hi! 7617
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DEVELOPMENT AGREEMENT:
As part of the annexation of the land into the City of Dublin, the Applicant entered into a pre-annexation
agreement with the City of Dublin. The Pre-Annexation Agreemert covered the advance, payment, or
reimbursement of funding for the area. That agreement will serve as the framework for the required
Development Agreement to follow between the City and the Applic:mtlDeveloper as an implementation
measure and is required of the Eastern Dublin Specific Plan. The Development Agreement will be based
on the standard form prepared by the City Attorney and adopted by the City Council for projects located
within the Eastern Dublin Specific Plan area. The proposed Development Agreement between the
Applicant and the City will be presented to the Planning Commission for recommendation at a later date.
ENVIRONMENTAL REVIEW:
An Initial Study was prepared for the project and circulated for public review as part of the pre-zoning,
pre-annexation agreement, and Stage 1 Planned Development plan in February/March, 2006. Based on
the project description which retains more than two-thirds of the dte in open space, and the updated
technical studies, the Initial Study determined that the project could result in significant but mitigatable
site-specific impacts. Mitigation measures added from previous environmental reviews pertained mainly
to storm water run-off measures and traffic improvements required by improvements plans and
regulations not available or in effect during prior environmental assessments. Although the project site
was located within the unincorporated area at the time, the Fallon Crossing project was included in the
Eastern Dublin Specific Plan area by virtue of being within the City's ~,phere ofInfluence.
The Environmental Impact Report for the Eastern Dublin Specific Plan area was certified by the City Council
on May 10, 1993 (SCH # 91103064, Resolution 51-93, incorporated herein by reference, hereafter
"Eastern Dublin EIR"). The Eastern Dublin EIR is a program EIR that anticipated several subsequent actions
related to future development in Eastern Dublin. The EIR identified some impacts from implementation of
the General Plan/Specific Plan that could not be mitigated. Upon certilication of the EIR, the City adopted a
statement of overriding considerations for such impacts. The City also adopted a mitigation monitoring
program, which included numerous measures intended to reduce impact; from the development of the Eastern
Dublin area.
Additionally, based upon previous environmental documentation and the analysis of the proposed project, the
City of Dublin, as the Lead Agency, prepared and adopted a Mit: gated Negative Declaration for the
project. The public review period was from February 14, 2006 to March 16, 2006. During the public
review period, the City received 3 letters commenting on the propo:;ed project during the public review
period. The City Council adopted the Mitigated Negative Declaration on May 16, 2006 therefore; no
additional environmental analysis is required at this time.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all propeJ1y owners and occupants within 300
feet of the proposed project to advertise the project and the upcoming public hearing. A public notice was
also published in the Valley Times and posted at several locations throughout the City.
CONCLUSION:
The proposed Fallon Crossing project provides a practical and efficient land use pattern for preserving the
topography of the hillsides and natural drainage system of the upper Tassajara Creek corridor while
maintaining scenic corridor qualities and enhancing the natural ervironment. The proposed Stage 2
Development Plan and Site Development Review are compatible and consistent with the Stage 1 Planned
Development zoning, and the Vesting Tentative Map is are consistent with the permitted uses and
development standards of the proposed Stage 2 PD zoning.
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RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant and the public; 4) Clo:;e the public hearing; 5) Deliberate;
6) Adopt Resolution recommending the City Council adopt an Ordinance approving a Stage 2 Planned
Development Plan (Attachment I); and 7) Adopt Resolution approving a Site Development Review for
Fallon Crossing PA 04-016 and Vesting Tentative Map 7617 (Attachr1ent 2).
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GENERAL INFORMATION:
PROPERTY OWNER:
APPLICANT:
LOCATION:
EXISTING ZONING:
GENERAL PLAN DESIGNATION &
EASTERN DUBLIN SPECIFIC PLAN:
Standard Pacific Homes
3825 Hopyard Road, Suite 195
Pleasanton, CA 94588
Attn: Michael Whitby
Standard Pacific Homes
3825 Hopyard Road, Suite 195
Pleasanton, CA 94588
Attn: Michael Whitby
Northeast area of the City of Dublin bounded on the north by
unincorporated County area (Richey & Hunter
property/Moller); on the west by an unnamed east fork
tributary of Tassajara Creek east of Tassajara Road; on the
south by the Silveria Ranch/Pinn Brothers project (Tract
7540) within the Dublin city limits; and on the east by
Dublin Ranch withir the Dublin city limits and
unincorporated AlamedL County. All unincorporated areas
abutting the project site ;lre within the City of Dublin Sphere
of Influence.
APN: 985-0002-001
PD-Single Family Residential
PD- Neighborhood Park
PD-Open Space
Single-Family Residential,
Neighborhood Park, and
Open Space (all areas include public right-of-way)
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