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Home My WebLink AboutPC Reso07-10 Ordinance for Sycamore Grv 06-037 RESOLUTION NO. 07 -10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING THE PLANNED DEVELOPMENT DISTRICT FOR DUBLIN RANCH AREAS B, C, D & E TO INCLUDE PD-HIGH-DENSITY RESIDENTIAL WITH LIVE-WORK UNITS FOR SYCAMORE GROVE WITHIN THE FAIRWAY RANCH PROJECT PA 03-010 LOCATED IN THE EASTERN DUBLIN SPECIFIC PLAN AREA PA 06-037 WHEREAS, the Applicant, James Tong, on behalf of Dublin Ranch Holdings LLC, submitted applications for an area of approximately 8.8 acres gross (6.4 acres net) known as Sycamore Grove located within the Dublin Ranch project area of the Eastern Dublin Specific Plan Area north of Dublin Boulevard between Keegan Street and Lockhart Street; and WHEREAS, the applications include: a) Planned Development rezone; and b) Site Development Review for the Sycamore Grove portion (PA 06-037) of Fairway Ranch (PA 03-010). Sycamore Grove is a 304-unit high-density residential condominium project for sale in conjunction with a previously approved Vesting Tentative Tract Map 7453 and existing Development Agreement approved by Ordinance 8-03. The applications collectively define this "Project"; and WHEREAS, the Project site generally is located north of Dublin Boulevard between Keegan Street and Lockhart Street within the Eastern Dublin Specific Plan Area. The project site currently is vacant land; and WHEREAS, the Project is located in Area B of the Dublin Ranch project. Dublin Ranch Areas B, C, D and E are subject to PD-Planned Development zoning (P A 96-039) adopted by City Council Resolution 141-97; and WHEREAS, Pursuant to the California Environmental Quality Act (CEQA), the City Council finds the Project exempt from CEQA pursuant to Government Code section 65457 for residential projects that are consistent with a specific plan. This finding is based on a determination that there are no supplemental impacts that would require preparation of a Supplemental EIR, as further documented in the Initial Study prepared by the City, dated June 2003 and incorporated herein by reference. The Initial Study found that the environmental impacts of the Project were addressed by the Negative Declaration approved by the City Council in Resolution No. 140-97 for the Planning Development Rezoning for 453 acres of Dublin Ranch which includes the Property and the Project and by the Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan (SCH 91103064) which was certified by the Council in Resolution No. 51-93 and the Addenda dated May 4, 1993 and August 22, 1994; and WHEREAS, the project site is known as Lot 3 of Tentative Tract 7453 adopted by Planning Commission Resolution 03-031 on June 24, 2003; and WHEREAS, the Planning Commission adopted Resolution 03-032 on June 24,2003, which deferred approval authority to the City Council for the Site Development Review for the three-phase Fairway Ranch Project primarily due to density bonus issues; and WHEREAS, the City Council adopted Resolution 149-03 on July 1, 2003 approving the Site Development Review for Fairway Ranch; WHEREAS, a staffreport, dated March 27, 2007 and incorporated herein by reference, described and analyzed the Project; and WHEREAS, the Planning Commission reviewed the staff report at a duly noticed public hearing held on March 27, 2007 at which time all interested parties had the opportunity to be heard. WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin recommends that the City Council adopt an ordinance (Exhibit A) approving Planned Development rezone for Dublin Ranch Areas B, C, D & E (P A 96-039) to include "5-A PD High-Density Residential with Live-Work Units" related to the Sycamore Grove project (PA 06-037), a 304-unit high density residential project, based on findings that the PD zoning is consistent with the General Plan, the Eastern Dublin Specific Plan, and the purpose and intent of the Fairway Ranch Planned project (PA 03-010), based on the following findings: The Planned Development rezone for PD-High-Density Residential with Live-Work Units for the PD District known as Dublin Ranch Areas B, C, D and E (P A 96-039), specifically for the Sycamore Grove project (PA 06-037) within the Fairway Ranch project (PA 03-010) satisfies the following required findings: 1. Development of the Sycamore Grove project under the PD-Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the land uses establish neighborhoods, provide open space amenities, and allow for a variety of housing types, including affordable housing. The land uses and site plan provide effective transitions to surrounding development which is characterized by the proposed vehicular and pedestrian circulation system. 2. The proposed Planned Development rezone for PD-High Density Residential with Live-Work Units for the Sycamore Grove project has been designed to accommodate the topography of the project site which typically is characterized as vacant, sloping from north to south suitable for High Density Residential development, and therefore physically suitable for the type and intensity of the proposed development. 3. The proposed Planned Development rezone for PD- High Density Residential with Live-Work Units for the Sycamore Grove project will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. 4. The proposed Planned Development rezone for PD-High Density Residential with Live-Work Units for the Sycamore Grove project is consistent with the Dublin General Plan, the Eastern Dublin Specific Plan, and the PD-Planned Development zoning district for Dublin Ranch Areas B, C, D and E (PA 96-039) adopted in 1997 by City Council Ordinance 141-97, and the Fairway Ranch project (PA 03-010) approved in 2003 by City Council Resolution 149-03 in that: 2 (a) The General Plan designates the subject property as high density residential, but does not expressly preclude accessory commercial uses within this designation. (b) The Eastern Dublin Specific Plan designates the subject property as Town Center- Residential, but does not expressly preclude accessory commercial uses within this designation. Live-Work units constitute an accessory use consistent with the City's General Plan and the Eastern Dublin Specific Plan because the primary use of the units will be residential. (c) The square footage of the proposed Live-Work units reflect the accessory nature of the commercial portion of the units as the square footage of each Live- Work unit dedicated to "work" purposes is less than one-third of the total square footage of each Live-Work unit. Furthermore, commercial uses are restricted to those owned and operated by the unit owner or unit tenant. (d) Section 2.1.1 of the General Plan establishes a guiding policy to encourage housing of "varied types, sizes and prices to meet current and future needs of all Dublin residents." Section 4.3.2 Eastern Dublin Specific Plan sets forth a goal of establishing an "attractive and vital community that provides a balanced and fully integrated range of residential, commercial, employment, recreational, and social opportunities." The proposed Live-Work units promote a balanced mixed-use community as supported by the City's General Plan and the Eastern Dublin Specific Plan. ( e) Both the General Plan and Specific Plan encourage variety within the housing options for Dublin residents which the proposed Live-Work units would uniquely achieve. PASSED, APPROVED, AND ADOPTED this 27th day of March, 2007 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Wehrenberg, Biddle, Tomlinson, King and Schaub fV~ Planning Commission Chair G:IPA#\2006\06-037 The Groves CondominiumlPC\PC Reso recommending PD.DOC 3