HomeMy WebLinkAbout8.1 Attachment 6 Exhibit A City Council Resolution
RESOLUTION NO. XX - 12
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING A CEQA ADDENDUM FOR THE PROJECT KNOWN AS
JORDAN RANCH 2 SPECIFIC TO FOUR SUBAREAS AND ADOPTING
A RELATED STATEMENT OF OVERRIDING CONSIDERATIONS
(APNs 985-0027-007-02 and 985-0027-006-04)
PLP A-201 0-00068
WHEREAS, Mission Valley Properties representing BJP ROF Jordan Ranch LLC
("Applicant") submitted applications for Jordan Ranch 2, specific to four (4) subareas ("Project
Site"). The applications include: 1) General Plan and Eastern Dublin Specific Plan
amendments to change land use designations, 2) Planned Development Rezoning with related
Stage 1 and Stage 2 Development Plan amendments, 3) Site Development Review (SDR) for
Subareas 2 and 3, and 4) Revised Vesting Tentative Tract 8024. The Project Site and the
applications are collectively known as the "Project," and .
WHEREAS, Jordan Ranch is part of a larger project known as Fallon Village and
generally is located north of the extension of Central Parkway, south of Positano Parkway, east
of Fallon Road, and west of Croak Road; and
WHEREAS, the four subareas that comprise the Project Site and actions specific to each
subarea are described as:
Subarea 1) 10.7-acre Elementary School site proposed for an underlay land use
designation of Medium Density Residential (MDR) (6.1 to 14.0 dwelling
units per acre) with conceptual development proposed at 10 units per acre,
or 100 units; and
Subarea 2) 7.8 acres north of Central Parkway, including approximately 5.3 acres of
Medium-High Density Residential (MHDR) (14.1 to 25 dwelling units per
acre) and a 2.0-acre Semi-Public overlay site, combined as Subarea 2 and
proposed for MDR, or 56. units, with an underlay land use designation of
Public/Semi-Public; and
Subarea 3) 6.6 acres south of Central Parkway of Mixed Use to Medium-High Density
Residential or 109 units; and
Subarea 4) 4.6 acres of a 52.7-acre Open Space corridor facing Fallon Road (north of
central Parkway) to Mixed Use including 115 multifamily units at 25 units
per acre and 5,000 square feet of non-residential use at .35 FAR; and
WHEREAS, the proposed land use amendments and rezoning would result in a total of
964 units for Jordan Ranch which is 184 units greater than the 781 units approved by PA 09-
011, but less than the 1,064 units initially approved by PA 04-040 and analyzed in the 2005
Fallon Village SEIR;
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EXHIBIT A TO
ATTACHMENT 6
WHEREAS, the Project site currently is vacant land; and
WHEREAS, the Project is in the General Plan Eastern Extended Planning Area and the
Eastern Dublin Specific Plan area, for which the City Council certified a Program Environmental
Impact Report by Resolution 51-93 ("Eastern Dublin EIR" or "EDEIR", SCH 91103064) on May
10, 1993 (resolution incorporated herein by reference). The Eastern Dublin EIR identified
significant impacts from development of the Eastern Dublin area, some of which could not be
mitigated to less than significant. Upon approval of the Eastern Dublin General Plan
Amendment and Specific Plan, the City Council adopted mitigations, a mitigation monitoring
program and a Statement of Overriding Considerations (Resolution 53-93, incorporated herein
by reference); and
WHEREAS, prior CEQA documents pertaining to the Project have been adopted as
follows: 1) Supplemental EIR SCH #2001052114 certified by City Council Resolution 40-02
(2002) for the project known as the Eastern Dublin Property Owners (EDPO), and 2)
Supplemental EIR SCH #2005062010 certified by City Council Resolution 222-05 (2005) for the
larger project known as Fallon Village; and 3) an Addendum addressing PA 09-011 adopted
June 1, 2010 by City Council Resolution 80-10 for Jordan Ranch. The above referenced
resolutions are incorporated herein by; and
WHEREAS, the Eastern Dublin EIR and Supplemental EIRs identified significant
unavoidable impacts from development of the Eastern Dublin area, some of which would apply
to the Project; therefore, approval of the Project must be supported by a Statement of
Overriding Considerations; and
WHEREAS, for the Jordan Ranch 2 Project, the City prepared an Initial Study to
determine if additional review of the proposed modifications and development was required
pursuant to CEQA Guidelines section 15162. Based on the Initial Study the City prepared an
Addendum dated May 8, 2012 describing the modifications, development, and findings that the
impacts of the proposed Project have been adequately addressed in the prior CEQA documents
referenced above. The Addendum is attached as Exhibit A and is incorporated herein by
reference; and
WHEREAS, on May 8, 2012, the Planning Commission adopted Resolution 12-XX
recommending that the City Council adopt the CEQA Addendum for the Jordan Ranch 2
Project; and
WHEREAS, a Staff Report for the City Council, dated , 2012 and
incorporated herein by reference, described and analyzed the Addendum and the project, and
recommended adoption of the CEQA Addendum and approval of the Project; and
WHEREAS, on , 2012 the City Council held a properly noticed public
hearing on the Project at which time all interested parties had the opportunity to be heard; and
WHEREAS, the City Council considered the Addendum, as well as the prior CEQA
documents and all above-referenced reports, recommendations, and testimony before taking
any action; and
NOW, THEREFORE BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
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BE IT FURTHER RESOLVED that the City Council makes the following findings to
support the determination that no further environmental review is required under CEOA for the
proposed Project. These findings are based on information contained in the CEOA Addendum,
the prior CEOA documents, the City Council staff report, and all other information contained in
the record before the City Council. These findings constitute a summary of the information
contained in the entire record. The detailed facts to support the findings are set forth in the
CEOA Addendum and related Initial Study, the prior CEOA documents, and elsewhere in the
record. Other facts and information in the record that support each finding that are not included
below are incorporated herein by reference:
1. The proposed Project does not constitute substantial changes to the previous projects
affecting the Project site as addressed in the prior CEOA documents, that will require major
revisions to the prior documents due to new significant environmental effects or a substantial
increase in severity of previously identified significant effects. Based on the Initial Study, all
potentially significant effects of the proposed Project are the same or less than the impacts for
Eastern Dublin and Jordan Ranch project which were previously addressed. The proposed
Project will not result in substantially more severe significant impacts than those identified in the
prior CEOA documents. All previously adopted mitigation measures continue to apply to the
proposed Project and project site as applicable.
2. The Initial Study and Addendum did not identify any new significant impacts of the
proposed Project that were not analyzed in the prior CEOA documents.
3. The City is not aware of any new information of substantial importance or substantial
changes in circumstances that would result in new or substantially more severe impacts or meet
any other standards in CEOA Section 21166 and related CEOA Guidelines Sections 15162/3.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin finds the
following:
1. No further environmental review under CEOA is required for the proposed Project
because there is no substantial evidence in the record as a whole that any of the standards
under Sections 21166 or 15162/3 are met.
2. The City has properly prepared an Addendum and related Initial Study under CEOA
Guidelines section 15164 to explain its decision not to prepare a subsequent or Supplemental
EIR or conduct further environmental review for the proposed Project.
3. The City Council considered the information in the Addendum and prior CEOA
documents before approving the land use applications for the proposed Project.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the
CEOA Addendum and related Initial Study, attached as Exhibit A, pursuant to CEOA Guidelines
Sections 15162 and 15164 for the Jordan Ranch 2 project.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the
Statement of Overriding Considerations attached as Exhibit B.
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PASSED, APPROVED AND ADOPTED this
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
day of
, 2012 by the
Mayor
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EXHIBIT A
CEQA ADDENDUM FOR THE JORDAN RANCH PHASE 2 PROJECT
P A 2010-00068
May 8, 2012
On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an
Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific
Plan ("Eastern Dublin EIR, SCH #91103064). The certified EIR consisted of a Draft EIR and
Responses to Comments bound volumes, as well as an Addendum to the Eastern Dublin EIR
dated May 4, 1993, assessing a reduced development project alternative. The City Council
adopted Resolution No. 53-93 approving a General Plan Amendment and Specific Plan for the
reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a
second Addendum updating wastewater disposal plans for Eastern Dublin. The Eastern
Dublin EIR evaluated the potential environmental effects of urbanizing Eastern Dublin over a
20 to 30 year period. Since certification of the EIR, many implementing projects have been
proposed, relying to various degrees on the certified EIR.
A Supplement was prepared to the Eastern Dublin EIR in 2002 (State Clearinghouse No.
2001052114) for an annexation and prezoning request. The 2002 Supplemental EIR, provided
updated analyses of agricultural resources, biology, air quality, noise, traffic and circulation,
schools, and utilities. In certifying the 2002 SEIR and approving the prezoning, the City
Council, through Resolution No. 40-02, adopted a Statement of Overriding Considerations for
cumulative air quality and cumulative traffic impacts.
In 2005, a second Supplemental EIR was prepared and certified by the City of Dublin for the
Fallon Village project (SCH #2005062010), which included the same properties as the 2002
SEIR (see City Council Resolution No. 222-05). The second SEIR addressed new and detailed
information for the proposed development areas, and, as well as several changes in
circumstances since the prior EIRs which could have affected the impacts and/or mitigations
previously identified for the Fallon Village Project.
An Addendum to all previously certified CEQA documents that included the Jordan Ranch
property was certified by the Dublin City Council in 2010 (see City Council Resolution No.
80-10). An associated Stage 2 Planned Development Rezoning and Development Plan, Site
Development Review (SDR), a Vesting Tentative Tract Map, and a Development Agreement
on the Jordan Ranch property was also approved by the Dublin City Council. These actions
allowed a minor redistribution of uses on the site as well as a minor change to the land use
program. Under the 2010 approvals, a mix of781 dwelling units, up to 12,000 square feet of
commercial uses, a range of public parks, public and semi-public uses, open spaces and
roadways were approved.
This Addendum has been prepared pursuant to CEQA Guidelines Section 15164 for the
Project, as described below.
Project Description
The current application includes a request for amendments to the General Plan and Eastern
Dublin Specific Plan to change land use designations for four portions (identified as "subareas"
in this Initial Study) of the overall 189 A-acre Jordan Ranch site. The proposed changes are
described by the following subareas.
· Subarea 1 contains the existing 1 O.l-acre school site located on the eastern portion of the
site, north of Central Parkway. The proposed General Plan/Specific land use designation
allow Medium Density Residential with future attached and/or detached dwelling units on
the existing school site should the school not be required by the Dublin Unified School
District. Up to 100 dwellings would be allowed at the mid-range of the 6.1-14.0
dwellings per acre.
· Subarea 2 consists ofthe existing Semi-Public and Medium-High Density Residential area
just south of the planned School site. This subarea contains approximately 8 acres of land.
The applicant is requesting that these two existing land use designations be replaced with
a Medium Density Residential designation. The Semi-Public designation would be deleted
in compliance with the approved Development Agreement. Under the proposed land use
designation, a total of up to 56 small lot detached dwellings would be allowed.
· Subarea 3 is located south of the Semi-Public land use designation and the extension of
Central Parkway in the southern portion of the Jordan Ranch site. This subarea is
currently planned and zoned for a combination of Mixed Use development
(approximately 6.6 acres) and Neighborhood Square (approximately 2.0 acres of land).
The applicant's request includes elimination ofthe Mixed-Use and Semi-Public land use
designations and replacing these with Medium-~igh Density Residential development.
The currently approved land use designations and zoning would allow development of up
to 91 three-story townhouse units and 14 lofts over approximately 12,000 square feet of
retail. The proposed land use designations and requested zoning would permit up to 109
attached townhouses. The Neighborhood Square designation would remain but would be
reconfigured.
· Subarea 4 includes a 4.6-acre parcel of land located on the northeast comer of Fallon
Road and future Central Parkway, currently designated for Open Space. The applicant
proposes to convert this area to a Mixed-Use land use designation. Up to 5,000 square
feet of retail, and/or similar uses could be built on this site as well as up to 115 residences.
The proposed change would allow development of up to 253 Low Density Residential dwellings,
361 Medium Density Residential dwellings (assuming an Elementary School would not be built),
235 Medium-High Density Residential dwellings and 115 attached dwellings as part ofthe
proposed Mixed Use complex. The total number of dwellings on the overall Jordan ranch would
be 964. Ifthe Elementary School is constructed in Subarea 4, the maximum number of dwellings
would be 864. The project also includes 5,000 square feet of commercial uses as part of the
Mixed-Use complex, an 1 1. I-acre Community Park, a 5.8-acre Neighborhood Park, a 2.7-acre
Neighborhood Square and 48. I-acres of open space.
Page 2
Prior CEQA Analyses and Determinations
As summarized above and discussed in more detail in the attached Initial Study, the Jordan
Ranch property has been planned for urbanization since the Eastern Dublin approvals in 1993,
2002,2005 and 2010, and has been the subject of three previously certified EIRs and an
Addendum. The Eastern Dublin EIR identified numerous environmental impacts, and
numerous mitigations were adopted upon approval of the Eastern Dublin General Plan
Amendment and Specific Plan. For identified impacts that could not be mitigated to
insignificance, the City Council adopted a Statement of Overriding Considerations. Similarly,
the 2002 SEIR and 2005 SEIR identified supplemental impacts and mitigation measures, as
well as additional significant unavoidable impacts for which statements of overriding
considerations were adopted. No additional mitigation measures were included in the 2010
Addendum. All previously adopted mitigation measures for development of Eastern Dublin
identified in the Eastern Dublin EIR, the 2002 SEIR and the 2005 SEIR that are applicable to
the Project and Project site continue to apply to the currently proposed Project as further
discussed in the attached Initial Study.
Current CEQA Analysis and Determination that an Addendum is Appropriate for this
Project.
Updated Initial Study. The City of Dublin has determined that an Addendum is the appropriate
CEQA review for the Project, which proposed a minor amendment to the approved General Plan,
Eastern Dublin Specific Plan and Planned Development zoning. If approved, the proposed
project would change land uses on four subareas of the Jordan Ranch property as identified
above.
The applicant is also seeking approval City approval of a Stage 1 and 2 PD zoning amendment,
Site Development Review approval, a vesting subdivision map and an amendment to an existing
Development Agreement.
The City prepared an updated Initial Study dated May 8, 2012, incorporated herein by
reference, to assess whether any further environmental review is required for this Project
Through this Initial Study, the City has determined that no subsequent EIR, or Negative
Declaration is required for the plan and zoning amendments or the refined development
details.
No Subsequent Review is Required per CEQA Guidelines Section 15162. CEQA Guidelines
Section 15162 identifies the conditions requiring subsequent environmental review. After a
review of these conditions, the City has determined that no subsequent EIR or negative
declaration is required for this Project. This is based on the following analysis:
a) Are there substantial changes to the Project involving new or more severe significant
impacts? There are no substantial changes to the Project analyzed in the Eastern
Dublin EIR, as supplemented by the 2002 SEIR, the 2005 SEIR and the 2010
Addendum. The Project is similar to land uses for the project site analyzed in the
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2005 SEIR. As demonstrated in the Initial Study, the proposed land uses for the four
subareas is not a substantial change to either the 2005 SEIR analysis or the 2010
Addendum and will not result in additional significant impacts, and no additional or
different mitigation measures are required.
b) Are there substantial changes in the conditions which the Project is undertaken involving
new or more severe significant impacts? There are no substantial changes in the conditions
assumed in the Eastern Dublin EIR, the 2002 SEIR, the 2005 SEIR or the 2010
Addendum. This is documented in the attached Initial Study prepared for this Project
dated May 8, 2012.
c) Is there new information of substantial importance, which was not known and could not
have been known at the time of the previous EIR that shows the Project will have a
significant effect not addressed in the previous EIR; or previous effects are more severe;
or, previously infeasible mitigation measures are now feasible but the applicant declined
to adopt them; or mitigation measures considerably different from those in the previous
EIR would substantially reduce significant effects but the applicant declines to adopt
them? As documented in the attached Initial Study, there is no new information showing a
new or more severe significant effect beyond those identified in the prior EIRs. Similarly,
the Initial Study documents that no new or different mitigation measures are required for
the Project. All previously adopted mitigations continue to apply to the Project. The
previously certified EIRs adequately describe the impacts and mitigations associated with
the proposed development on portions of the Jordan Ranch property.
d) Ifno subsequent EIR-Ievel review is required, should a subsequent negative declaration
be prepared? No subsequent negative declaration or mitigated negative declaration is
required because there are no impacts, significant or otherwise, ofthe Project beyond
those identified in the Eastern Dublin EIR and previous CEQA documents for the site, as
documented in the attached Initial Study.
Conclusion. This Addendum is adopted pursuant to CEQA Guidelines Section 15164 based on
the attached Initial Study dated May 8, 2012. The Addendum and Initial Study review the
proposed General Plan and Eastern Dublin Specific Plan Amendments, the Planned
Development rezoning amendment, Site Development Review, Vesting Tentative Subdivision
Map and Development Agreement amendment as discussed above. Through the adoption of
this Addendum and related Initial Study, the City determines that the above minor changes in
land uses do not require a subsequent EIR or negative declaration under CEQA Section 21166
or CEQA Guidelines Sections 15162 and 15163. The City further determines that the Eastern
Dublin EIR, the 2002 SEIR and the 2005 SEIR adequately address the potential
environmental impacts of the land use designation change for the Jordan Ranch site as
documented in the attached Initial Study.
As provided in Section 15164 of the Guidelines, the Addendum need not be circulated for
public review, but shall be considered with the prior environmental documents before making
a decision on this project.
Page 4
The Initial Study, Eastern Dublin EIR, the 2002 SEIR, the 2005 SEIR and all resolutions cited
above are incorporated herein by reference and are available for public review during normal
business hours in the Community Development Department, Dublin City Hall, 100 Civic
Plaza, Dublin CA.
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EXHIBIT B
STATEMENT OF OVERRIDING CONSIDERATIONS
1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City
of Dublin adopted a Statement of Overriding Considerations for those impacts identified
in the Eastern Dublin EIR as significant and unavoidable (Resolution 53-93, May 10,
1993). The City Council carefully considered each impact in its decision to approve
urbanization of Eastern Dublin through approval of the Eastern Dublin General Plan
Amendment and Specific Plan project. The City Council is currently considering the
Jordan Ranch 2 project, PLPA 2010-00068. The Project includes the following planning
actions and entitlements specific to four subareas: 1) General Plan and Eastern Dublin
Specific Plan amendments to change land use designations, 2) Planned Development
Rezone and related Stage 1 and Stage 2 Development Plan amendments, 3) Site
Development Review (SDR) for Subareas 2 and 3 (Neighborhoods 5 and 6,
respectively), and 4) Revised Vesting Tentative Tract 8024.
The four subareas that comprise the Project Site and actions specific to each subarea
are described as:
Subarea 1 - a 10.7 -acre Elementary School site proposed for an underlay land
use designation of Medium Density Residential (MDR) (6.1 to 14.0 dwelling units per
acre) with conceptual development proposed at 10 units per acre, or 100 units;
Subarea 2 - 7.8 acres north of Central Parkway, including approximately 5.3
acres of Medium-High Density Residential (MHDR) (14.1 to 25 dwelling units per acre)
and a 2.0-acre Semi-Public overlay site, proposed for MDR, or 56 units, with an
. underlay land use designation of Public/Semi-Public (for Elementary School, if needed).
Adoption of Development Regulations allowing single family detached residential
development in the Planned Development MDR zone of PA 04-040 which would have a
minimum lot size of 3,225 square feet (references as "3,200 square foot lots") which
would be plotted with front-Ioaded/street-facing garages; and
Subarea 3 - 6.6 acres south of Central Parkway of Mixed Use to MHDR, or 109
units, within Neighborhood 6;
Subarea 4 - 4.6 acres of a 52.7-acre Open Space corridor facing Fallon Road
(north of central Parkway) to Mixed Use including 115 multifamily units at 25 units per
acre and 5,000 square feet of non-residential use at .35 FAR.
The proposed land use amendments and rezoning would result in a total of 964 units for
Jordan Ranch which is 184 units greaterthan the 781 units approved by PA 09-011, but
less than the 1,064 units initially approved by PA 04-040.
These actions are collectively referred to herein as the Project.
1
The City Council adopted a Statement of Overriding Considerations with the 1993 land
use approvals for urbanization of Eastern Dublin, including the Jordan Ranch property.
Statements of Overriding Considerations were also adopted for the EDPO and Fallon
Village land use approvals, which likewise included the Project site. Pursuant to a 2002
court decision, the City Council must adopt new overriding considerations for the
previously identified unavoidable impacts that apply to the current project.1 The City
Council believes that many of the unavoidable environmental effects identified in the
Eastern Dublin EIR and the Supplemental EIRs will be substantially lessened by
mitigation measures adopted with the previous approvals and by the environmental
protection measures included in the Project design or adopted through the Project
approvals, to be implemented with the development of the Project. Even with
mitigation, the City Council recognizes that the implementation of the Project carries
with it unavoidable adverse environmental effects as identified in the Eastern Dublin EIR
and the Supplemental EIRs. The City Council specifically finds that to the extent that
the identified adverse or potentially adverse impacts for the Project have not been
mitigated to acceptable levels, there are specific economic, social, environmental, land
use, or other considerations that support approval of the Project.
2. Unavoidable Sianificant Adverse Impacts from the Eastern Dublin EIR. The
following unavoidable significant environmental impacts identified in the Eastern Dublin
EIR for future development of Eastern Dublin apply to the Project.
Land Use Impact 3.1 F. Cumulative Loss of Agricultural and Open Space Lands;
Visual Impacts 3.8/B; and, Alteration of Rural/Open Space Character
Traffic and Circulation Impacts 3.3/B, 3.3/E. 1-580 Freeway, Cumulative Freeway .
Impacts
Traffic and Circulation Impacts 3.3/1, 3.3/M. Santa Rita Road/I-580 Ramps, Cumulative
Dublin Boulevard Impacts.
Community Services and Facilities Impact 3.4/S. Consumption of Non-Renewable
Natural Resources and Sewer Water and Storm Drainage Impact 3.5/F, H, U.
Increases in Energy Usage Through Increased Water Treatment, Disposal, and
Operation of Water Distribution System.
Soils, Geology, and Seismicity Impact 3.6/B. Earthquake Ground Shaking, Primary
Effects.
Air Quality Impacts 3.11/A, B, C, and E. Future development of the Project will
contribute to cumulative dust deposition,. construction equipment emissions, mobile and
stationary source emissions.
1 "public officials must still go on the record and explain specifically why they are approving the later project
despite its significant unavoidable impacts." (emphasis original.) Communities for a Better Environment v.
California Resources Aqencv 103 Cal. App. 4th 98. _ (2002)
2
3. Unavoidable Significant Adverse Impacts from the EDPO Supplemental EIR.
The following unavoidable supplemental environmental impacts were identified in the
EDPO Supplemental EIR and could apply to the Project.
Supplemental Impact Traffic 6: Year 2025 cumulative buildout with project scenario,
Dougherty Road/Dublin Boulevard intersection.
Supplemental Impact Traffic 7: Year 2025 cumulative buildout with project scenario,
Hacienda Drive/Dublin Boulevard intersection.
Supplemental Impact Traffic 8: Year 2025 cumulative buildout with project scenario,
Fallon Road/Dublin Boulevard intersection.
Supplemental Impact Traffic 11 : Year 2025 cumulative buildout with project scenario,
freeway segments on 1-580 and 1-680 in the EDPO project area.
4. Unavoidable Significant Adverse Impacts from the Fallon Village Supplemental
EIR. The following unavoidable significant environmental impacts were identified in the
Fallon Village Supplemental EIR and could apply to the Project.
Supplemental Impact TRA-1: Project contribution to impact the Dublin/Dougherty
intersection (DSEIR p. 64).
Supplemental Impact TRA-4: Cumulative impacts to local freeways (DSEIR p. 69).
Supplemental Impact TRA-5: Consistency with Alameda County Congestion
Management Plan (DSEIR p. 73).
Supplemental Impact CUL-2: Demolition of the Fallon Ranch House (DSEIR p. 218.)
Supplemental Impacts AQ-2, AQ-3: Increase in regional emissions (DSEIR pp. 239-
240.).
5. OverridinQ Considerations. The City Council previously balanced the benefits of
the Eastern Dublin project approvals against the significant and potentially significant
adverse impacts identified in the Eastern Dublin EIR and the Supplemental EIRs. The
City Council now balances those unavoidable impacts that apply to future development
on the Project site against its benefits, and hereby determines that such unavoidable
impacts are outweighed by the benefits of the Project as further set forth below. The
City declares that each one of the benefits included below, independent of any other
benefits, would be sufficient to justify approval of the Project and override the Project's
significant and unavoidable impacts.. The substantial evidence demonstrating the
benefits of the Project are found in these findings, and in the documents found in the
administrative record for the Project.
The Project will further the urbanization of Eastern Dublin as planned through the
comprehensive framework established in the original Eastern Dublin approvals. The
3
Project will create residential development that is compatible with the residential
development in the vicinity of the Project. The Project will provide local roadway
improvements contributing to an efficient public roadway system. The Project will help
the City toward its RHNA goal for new housing units and will help implement policies
contained in the Housing Element of the General Plan. The Project will provide
streetscape improvements such as curb, gutter, sidewalk, and landscaping that will be
an amenity to the larger community and provide safer pedestrian and bicycle access
between existing neighborhoods. The Project will create new revenue for the City,
County, and State through the transfer and reassessment of property due to the
improvement of the property and the corresponding increase in value. The Project will
contribute funds to construct schools, parks, and other community facilities that are a
benefit City-wide. Development of the project site will provide construction employment
opportunities for Dublin residents.
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