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Home My WebLink About8.2 Fredrich Property GP CITY CLERK File # D~[l][Q]-[3J[5J ~lfzo'30 AGENDA STATEMENT CITY COUNCIL MEETING DATE: April 3, 2007 SUBJECT: ATTACHMENTS: RECOMMENDATION: -"'""" "'>'? 1.... ff/ \ FINANCIAL STATEMENT: P A 07-004 Fredrich: Request to initiate a General Plan Amendment and Eastern Dublin Specific Plan Amendment Study to modify the existing land use designations at 6960 Tassajara Road, commonly referred to as the Fredrich property (APN 986-0004-002-03). Report prepared by Erica Fraser, Senior Planner 2) 3) 4) 5) 6) 7) 1'\ ...~ 1) ,LA)' 2) 3) 4) 5) 1) Resolution authorizing initiation of a General Plan Amendment and Eastern Dublin Specific Plan Amendment Study. Resolution denying initiation of a General Plan Amendment and Eastern Dublin Specific Plan Amendment Study. Letter from the Applicant requesting to study modifications to the existing land use designations. Developable Acres Map. Preliminary Site Plan. Eastern Dublin Specific Plan Land Use Map. Location Map. Receive Staff presentation; Receive presentation from Applicant; Receive public comment; and Adopt Resolution approving the General Plan and Eastern Dublin Specific Plan Amendment Study request (Attachment 1); or Adopt Resolution denying the General Plan and Eastern Dublin Specific Plan Amendment Study request (Attachment 2). None at this time. COpy TO: Applicant/Property Owner File In House Distribution G:\P A#\2007\07-004 Fredrich\City Council SR GP A-SP A.doc ITEM NO.~ Page 1 of 4 fY DESCRIPTION: Background On May 16, 2006, the City Council adopted Resolution 72-06 to initiate an application to annex the Mission Peak/Fallon Crossing and Fredrich properties into the City of Dublin. These properties were then approved for annexation into the City of Dublin by the Local Agency Formation Commission (LAFCO) on September 14,2006. On June 6, 2006, the City Council adopted Ordinance 07-06 which Pre-zoned the Mission Peak/Fallon Crossing and Fredrich properties to Planned Development and approved a related Stage 1 Development Plan. The Stage 1 Development Plan included the approved uses for the Fallon Crossing site and stated that no development was proposed for the Fredrich property (existing residential uses and land use designations at the time were allowed to remain). The Stage 1 Development Plan stated that an amendment to the Planned Development and a new Stage 1 Development Plan for the Fredrich property is required prior to constructing a project on the site. On January 18, 2007, Mr. Fred Musser, of Sun Valley Land Development Company, submitted an application requesting that the City Council consider changing the existing land use designations for the Fredrich property to reduce the density of the property (see Attachment 3) and to remove the Neighborhood Commercial designation from the property. In order to study the request and work with the Applicant on his proposal, the City Council must authorize the initiation of the General Plan and Specific Plan Amendment. Staff is currently working with Mr. Fred Musser on an annexation request and a Stage 1 Development Plan for the Vargas property (which is part of the Casamira Valley annexation). The Vargas property is adjacent to the Fredrich property to the north (Attachment 7). ANAL YSIS: The Fredrich property has a low knoll, located near Tassajara Road, where the existing single family residence is located. The property generally slopes to the southeast and southwest towards the junction of Tassajara Creek to the west and its east fork tributary divides it from Mission Peak / Fallon Crossing. A portion ofthe Tassajara Creek is located on the south side ofthe property. The Fredrich property currently has two land use designations: Medium/High Density Residential (approximately 3.4 acres) located on the northern portion of the property which permits a density of 14.1- 25.0 dwelling units per acre, and Neighborhood Commercial (approximately 4.5 acres) located on the southern portion of the property. The Medium/High Density Residential land use designation requires that a minimum of 48 units and a maximum of 85 units be constructed. The residential densities in the vicinity of this development vary. The Tipper property located to the north of the Vargas property has a land use designation of medium density residential (6.1-14.0 dwelling units/acre). Wallis Ranch located to the west of this property has land use designations of single family (0.9-6.0 dwelling units/acre), medium density (6.1-14.0 dwelling units/acre) and medium high density (14.1-25.0 dwelling units/acre). The Mission Peak/Fallon Crossing development located to the southeast of the property has a density of single family and rural residential (1 dwelling unit/l 00 acres). The Silvera Ranch development is located southeast of the project site and has densities of medium density, medium high density and rural residential and is currently under construction. The Casamira Valley Project located to the east, is currently under review and has proposed a change to the existing land use designations on the site to allow Medium Density Residential and Rural Residential to permit the construction of 298 units Page 2 of 4 on 226 acres of land. The Vargas Project to the north is also currently under review and has proposed a reduction in the existing density from Medium and Medium/High Density to Medium Density. Although the Fredrich site is approximately 7.9 gross acres, the developer believes that only 3.7 acres are developable on the site due to the required street right-of-way for Tassajara Road and the Tassajara Creek (a portion of which is located on the south side of the property, see Attachment 4) and the required creek setback area. Additionally, the site has sloping topography and a small knoll which should be considered when developing the property. The Applicant has proposed to develop the Fredrich property and the adjacent Vargas property to the north as a residential community (Attachment 5). Preliminary plans for this development show that the residential community will be constructed with detached units which range in size from 1,400 - 1,600 square feet on small lots. The preliminary design of the houses shows that the houses would have a small front yard and a small backyard and are intended for home buyers with smaller families and owners who would like to have a small backyard. The small houses with small lots will provide a smaller house with a backyard which is different than what is typically found in the area which will promote diversity in available housing products. The Applicant's proposal also includes a request to remove the Neighborhood Commercial designation on the site. The Neighborhood Commercial designation is located on the south side ofthe property. A total of 4.5 acres of the site has been designated for Neighborhood Commercial uses. Although a large portion of the site has been designated for Neighborhood Commercial, as shown on Attachment 5, the required 100- foot setback from the top of the creek bank (drawn in thick dashed lines) is located on a portion of the property. This setback requires that no development be located within the setback area. As shown on Attachments 4 and 5, only .5 acres of the Neighborhood Commercial area could actually be developed on the site due to the creek and required creek setback. A site which is only .5 acres in size is too small to construct a building, landscaping and associated parking for a small neighborhood commercial use. The Applicant has requested that this designation be removed in order to increase the residential portion of the site to allow the single family residential development. The City Council discussed whether commercial land use designations should be eliminated in the Tassajara Village Center area of the Eastern Dublin Specific Plan in October of 2004 as a part of a study session for the Wallis property. Properties with a neighborhood commercial designation, including the Fredrich site, that comprise the Tassajara Village Center area, were discussed as a part of the study session. Due to a variety of constraints, including physical and environmental constraints such as the location of the Creek and the necessary creek setback areas, on-site topography and circulation and access concerns along Tassajara Road, it was determined that this area was not well suited for commercial development. As shown on Attachment 5, the Applicant is proposing to construct 37 dwelling units on the Fredrich property. This number is less than the minimum 48 units which are required today based on the land use designation of Medium/High Density Residential. In order to allow the proposed 37 units and remove the Neighborhood Commercial designation from the site, the Applicant has requested that the General Plan and Eastern Dublin Specific Plan Land Use designations on the site be amended to Single-Family Residential for the Fredrich property, which would allow the construction of 0-47 dwelling units based on a 7.9 gross acre site. Page 3 of 4 CONCLUSION: If the City Council authorizes a General Plan Amendment and Eastern Dublin Specific Plan Amendment Study for 6960 Tassajara Road, Staffwill: · Examine the proposed alternative land use and densities to determine if they are appropriate based on City policies and standards; · Work with the Applicant on the Environmental Review of the proposal; and · Study the alternative land use plan, circulation routes, and the interrelationship and compatibility of the proposed combination of uses. The City Council is considering the initiation of a General Plan Amendment and Specific Plan Amendment only at this time. The project will come before the City Council at a later date for a Stage I and Stage II Planned Development Rezone, Specific Plan Amendment, General Plan Amendment and other entitlements, as needed. The City Council needs to determine whether a General Plan Amendment and Specific Plan Amendment Study should be authorized for the Applicant's request to reduce the density on the site. Both approval and denial resolutions have been included for City Council consideration (Attachments 1 and 2). RECOMMENDATION: Staff recommends that the City Council: 1) Receive Staff presentation; 2) Receive presentation from Applicant; 3) Receive public comment; and 4) Adopt Resolution approving the General Plan and Eastern Dublin Specific Plan Amendment Study request (Attachment 1); or 5) Adopt Resolution denying the General Plan and Eastern Dublin Specific Plan Amendment Study request (Attachment 2). Page 4 of 4 \ RESOLUTION NO. XX - 07 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********************* APPROVING THE INITIATION OF A GENERAL PLAN AMENDMENT AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENT STUDY TO MODIFY THE EXISTING LAND USE DESIGNATIONS TO REDUCE THE DWELLING UNIT DENSITY AND REMOVE THE NEIGHBORHOOD COMMERCIAL DESIGNATION FOR THE PROPERTY LOCATED AT 6960 TASSAJARA ROAD (APN 986-0004-002-03) PA 07-004 WHEREAS, Fred Musser, on behalf of Sun Valley Land Development Company, has submitted a request to modify the existing land use designations of the Fredrich property located at 6960 Tassajara Road (the "Property") and initiate a General Plan Amendment and Eastern Dublin Specific Plan Amendment Study; and WHEREAS, the Dublin General Plan and Eastern Dublin Specific Plan provides that the land use designations for this Property are High-Density Residential and Neighborhood Commercial; and WHEREAS, the Applicant has requested approval to proceed with a study to construct 37 detached units on the Property, which would require that the existing density on the site be reduced; and WHEREAS, additional entitlements including a General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage I and Stage II Planned Development Re-zone, Site Development Review, and other associated permits would need to be processed before development could occur; and WHEREAS, the initiation request has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines; and WHEREAS, a Staff Report was submitted outlining the issues surrounding the request; and WHEREAS, the City Council did hear and consider all such reports, recommendations, and testimony hereinabove set forth, and supports the initiation of a General Plan Amendment and Eastern Dublin Specific Plan Amendment Study for the subject Property. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does hereby approve the General Plan Amendment Study and Eastern Dublin Specific Plan Amendment Study request. BE IT FURTHER RESOLVED that the Applicant shall pay for all processing costs involved with the General Plan Amendment Study and Eastern Dublin Specific Plan Amendment Study. - 1 - 4-~-Ol 13. \ Attachment 1 z (Yc, C\ PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin on this 3rd day of April 2007, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:\P A#\2007\07 -004 Fredrich\City Council initiate GP A.doc - 2 - RESOLUTION NO. XX - 07 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********************* DENYING THE INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENT STUDY TO MODIFY THE EXISTING LAND USE DESIGNATIONS TO REDUCE THE DWELLING UNIT DENSITY AND REMOVE THE NEIGHBORHOOD COMMERCIAL DESIGNATION FOR THE PROPERTY LOCATED AT 6960 TASSAJARA ROAD (APN 986-0004-002-03) PA 07-004 WHEREAS, Fred Musser, on behalf of Sun Valley Land Development Company, has submitted a request to modify the existing land use designations of the Fredrich property located at 6960 Tassaj ara Road (the "Property") and initiate a General Plan Amendment and Eastern Dublin Specific Plan Amendment Study; and WHEREAS, the Dublin General Plan and Eastern Dublin Specific Plan provides that the land use designations for this Property are High-Density Residential and Neighborhood Commercial; and WHEREAS, the Applicant has requested approval to proceed with a study to construct 37 detached units on the Property, which would require that the existing density on the site be reduced; and WHEREAS, additional entitlements including a General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage I and Stage II Planned Development Re-zoning, Site Development Review, and other associated permits would need to be processed before development could occur; and WHEREAS, the initiation request has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines; and WHEREAS, a Staff Report was submitted outlining the issues surrounding the request; and WHEREAS, the City Council did hear and consider all such reports, recommendations, and testimony hereinabove set forth, and supports the initiation of an Eastern Dublin Specific Plan Amendment and General Plan Amendment for the subject Property. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does hereby deny the General Plan Amendment and Eastern Dublin Specific Plan Amendment Study request. PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin on this 3rd day of April 2007, by the following vote: - 1 - ATTACHMENT 2 AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk G:\P A#\2007\07 -004 Fredrich\City Council initiate GP A.doc - 2 - 1-\ '0\ D Mayor S'Ot) '1 Sun Valley Land Development Co. March 20, 2007 Erica Frasier City of Dublin 100 Civic Plaza Dublin, CA 94568 RE: Fredrich Property (APN 986-0004-002-003), Dublin, CA. Dear Erica: The current Land use designations for the property are Medium High Density and Neighborhood Commercial and consider the site in its entirety and on a gross acreage basis. The site is approximately 7.9+ gross acres but only approximately 3.7+ net acres due to acreage taken for the Tassajara Road street right-of-way and for that portion of the site that falls in Tassajara Creek. The Neighborhood Commercial portion of the site is located entirely within both the creek and Tassajara Road setback areas and is undevelopable. We reasonable feel that we can develop approximately 30 to 40 units on the sites remaining 3.7 net acres with product densities from 3.8 to 5 units per gross acre. We presently anticipate using a high density single family detached product that normally produces between 20 to 30 units per net acre. We respectfully request that the General Plan and Specific Plan land use designations be changed to Single Family Residential Density in order to permit development of the property at reasonably achievable densities. We look forward to working with you on this project. Sincerely, Fred Musser Principle, CEO Sun Valley Land Development Co. 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