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HomeMy WebLinkAbout04-016 Fallon Crossing Stg2 PD, SDR, & Vesting TMAP 7617 November 13,2007 SUBJECT: ATTACHMENTS: RECOMMENDATION: ~~\tll~\ 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. ---- PROJECT SITE UN I N ( "'I <II "" ~I ~I' ;:!; GLEASON ' DRJ''/E ~ ii! <!. /~ WHY DU/J, ~ ~~ INmlSTATE 580 .fJ' ~ciJ< ~~"" OJ VICINITY MAP NOT TO SCALE 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 2 of 17 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 ~.UGIIID tt_ flIl:()W'"),, - lIJ(ffi:___l.-.t.ldW<!lt.;t;:f;b~ ~.~ ~_"'-""';__1"1'" ~-~ i"'~ @ 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 3 of 17 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 4 of 17 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 5 of 17 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. 6 of 17 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. 7 of 17 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) 8 of 17 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. 9 of 17 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. 10 of 17 _..._..-.~"- L"'f_...._~.__... = ----- _ __"'''''''<l!o OPEN "'^Cfj:J!~~ UJ\INnKANCfj.AC~~~ fXHOOY J~~!g.;!:l:~~(Il!lJ9.. ....."''0':..,:1: . ;,. ';.rf-...~ .,,.....; \li~/ . -vWllll'~- 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 11 of 17 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. 120f17 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. 13 of 17 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 14 of 17 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. 15 of 17 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). 16 of 17 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) 17 of 17