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Home My WebLink About8.1 Schaefer Ranch GP Amend CITY CLERK File # D~~[Q]-~~ AGENDA STATEMENT CITY COUNCIL MEETING DATE: August 21,2007 SUBJECT: ATTACHMENTS: 1) 2) 3) 4) RECOMMENDATION:,{~) ~ \ ;l 4) FINANCIAL STATEMENT: Initiation of a General Plan Amendment Study for the Schaefer Ranch Development located at the western terminus of Dublin Boulevard. Report Prepared by Jeff Baker, Senior Planner Resolution approving initiation of a General Plan Amendment Study. Resolution denying initiation of a General Plan Amendment Study. Vicinity Map. Request letter from the Applicant dated July 18, 2007. Receive Staff presentation; Receive presentation from Applicant; Receive public comment; and Either a) Adopt Resolution (Attachment 1) approving initiation of a General Plan Amendment Study; or b) Adopt Resolution (Attachment 2) denying initiation of a General Plan Amendment Study. The cost to prepare the General Plan Amendment shall be borne by the affected property owner who has requested this amendment. PROJECT DESCRIPTION: The Schaefer Ranch project is described in the City of Dublin General Plan and is located within the Western Extended Planning Area. The project area includes approximately 500 acres located at the westerly boundary of the City Limits and north of Interstate 580 (1-580), and southeast of unincorporated Alameda County. The westerly extension of Dublin Boulevard leads into the project area where Dublin Boulevard terminates. Extensive grading activity is currently underway consistent with the approved Final Map. COPIES TO: Property Owner Applicant Page 1 of 4 ITEM NO. c;.l G:\P A#\1996\P A96037 Schaefer Ranch\ccsr 8.21.07 gpa request.doc The Schaefer Ranch project area was annexed to the City of Dublin in 1996 at the request of the property owner. The original approvals adopted by the City Council in 1996 included a General Plan Amendment (Resolution 77-96), Planned Development Rezone (Ordinance 15-96 and Resolution 78-96), and certification of an Environmental Impact Report (EIR) (Resolution 76-96). The approved project included the land uses as noted in Table 1 below. Table 1 - Approved General Plan Land Use Designations 474 The Planning Commission approved Vesting Tentative Map 6765 (VTM) (Resolution 98-38) in 1998. The VTM created 465 residential lots (14 estate lots and 451 single-family lots), as well as parcels dedicated for commercial parcel, parks, and public/semi-public uses. The City Council approved a development agreement in 1998 (Ordinance 20-98) which expired on December 31,2006. The Mitigation Measures contained in the EIR and the Conditions of Approval for the VTM required the project proponent to obtain permits from the various environmental regulatory agencies for impacts to wetlands, wildlife habitat, and other environmentally sensitive areas within the project. The project proponent successfully obtained approval from the environmental agencies. However, the approval from the various agencies required the preservation of Marshall Canyon and associated habitat for protected wildlife within the project area. The preservation of these areas resulted in the need to reconfigure a portion ofthe project. The Developer submitted a Lot Reconfiguration Concept to the City which reflected the requirements by the regulatory agencies. The Lot Reconfiguration Concept included 302 residential lots (18 estate lots and 284 single-family lots), a 5.69-acre commercial site, two public/semi-public parcels totaling 1.15-acres, a 10.25-acre park site, and the dedication of land to the East Bay Regional Park District for a trail head staging area and trails. The City Council reviewed the Lot Reconfiguration Concept on December 21, 2004, and directed Staff to work with the Applicant to prepare a Final Map based on the Lot Reconfiguration Concept. The Final Map was deemed complete in December of 2006 and has subsequently been recorded. A Planned Development Rezone with Stage 2 Development Plan and Site Development Review (SDR) were approved in 1996 to allow construction of single-family homes within Schaefer Ranch (Ordinance 11-06 and Resolution 06-17). The Applicant is currently requesting the City Council to initiate a General Plan Amendment Study for the portion of the project that lies south of Dublin Boulevard and west of Schaefer Ranch Road (Attachment 3). Currently this area of the Schaefer Ranch development has three separate General Plan Land Use Designations: Retail/Office, Estate Residential, and Single-Family Residential. The Applicant proposes to change the existing Retail/Office and Estate Residential General Plan Land Use Designations to Single-Family Residential. The Applicant proposes to reconfigure this portion of the project area to Page 2 of 4 include single-family homes with a density that is consistent with the Single-Family Residential Land Use Designation. ANAL YSIS: The Applicant proposes to construct single-family detached homes with a density range of 0.9-6.0 dwelling units per acre in place of the 5.69-acre commercial parcel and the 12 estate lots that are located south of Dublin Boulevard and west of Schaefer Ranch Road (Attachment 3). This area of the Schaefer Ranch development has current General Plan Land Use Designations of Retail/Office, Estate Residential, and Single-Family Residential. The Retail/Office land use designation allows commercial uses such as stores, restaurants and service stations. The Estate Residential land use designation allows 0.01-0.8 dwelling units per acre, and the Single-Family Residential land' use designation allows 0.9-6.0 dwelling units per acre. The proposed development of single-family detached homes with a density range of 0.9-6.0 dwelling units per acre is not consistent with the uses permitted by the Retail/Office land use designation, and the proposed density exceeds the maximum density permitted by the Estate Residential land use designation. Therefore, Discovery Builders is requesting the City Council initiate a General Plan Amendment Study to change the Retail/Office and Estate Residential land use designations in this area of the Schaefer Ranch development to Single-Family Residential in order to allow single-family detached units with a density of 0.9-6.0 units to the acre which is consistent with the remainder of the Schaefer Ranch development. The current proposal would allow up to a maximum of 407 residential units (6 estate lots and 401 single- family detached homes) for the entire Schaefer Ranch project. .The following table illustrates the current and proposed acreage and units per land use designation. The proposed amendment would not impact the existing sites designated for Public/Semi-Public and ParklPublic Recreation uses. Table 2 - Existing/Proposed Project Comparison Estate Residential 18 units 6 units -12 units Single-Family 284 units 401 units Up to 117 Residential units Retail/Office 5.69 acres -5.69 acres Public/Semi-Public 1 .15 acres 1 . 15 acres Parks/Public Recreation 10.25 acres 10.25 acres Schaefer Ranch is not located within a specific plan area and therefore does not have a requirement to enter into a Development Agreement (DA) with the City. However, a DA could be utilized in order to secure a community benefit if the City Council thinks that a community benefit is necessary as a result of the increased density. CONCLUSION: If the City Council authorizes a General Plan Amendment Study for Schaefer Ranch, Staff will: );> Determine the appropriate environmental review in accordance with the California Environmental Quality Act. The type of environmental document could range from an Addendum to the existing Environmental Impact Report (EIR) for Schaefer Ranch to a Focused EIR that analyzes additional impacts. The type of environmental document will be determined once Staff has reviewed the proposed project. Page 3 of4 );> Examine the proposed land use and density to determine if it is appropriate based on City policies and standards. );> Prepare a Planned Development Rezone with Stage 1 and 2 Development Plan, Tentative Subdivision Map, and Site Development Review for the subject portion of the Schaefer Ranch development. Staff estimates that it will take 6-8 months to process the application request. The amount of time necessary to process this request will be dependent on the type of environmental review that is necessary. An Addendum does not require a public comment period and would therefore take less time to complete than a Focused EIR. The City Council is only considering the initiation of a General Plan Amendment study at this time. The decision to approve or deny the request to initiate a General Plan Amendment Study is within the discretion of the City Council. If the City Council initiates the General Plan Amendment Study, the project will come before the Planning Commission and the City Council for a General Plan Amendment, Planned Development Rezone with Stage 1 and Stage 2 Development Plan, Tentative Subdivision Map, Site Development Review, Development Agreement, and other entitlements as needed. At this point, the City Council needs to determine whether a General Plan Amendment Study should be authorized for the Applicant's proposal. 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) Either a) Adopt Resolution (Attachment 1) approving the request to Initiate a General Plan Amendment Study; or b) Adopt Resolution (Attachment 2) denying initiation of a General Plan Amendment Study: Page 4 of 4 RESOLUTION NO. XX - 07 \t&> A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY FOR THE PORTION OF SCHAEFER RANCH LOCATED SOUTH OF DUBLIN BOULEVARD AND WEST OF SCHAEFER RANCH ROAD WHEREAS, Mr. Doug Chen, on behalf of Schaefer Ranch Holdings, LLC., has submitted a request to consider the development of single-family detached homes with a density range of 0.9-6.0 dwelling units per acre at the location of the 5.69-acre commercial parcel and the 12 estate lots that are located south of Dublin Boulevard and west of Schaefer Ranch Road; and WHEREAS, the subject portion of Schaefer Ranch has a current General Plan Land Use Designation that includes Retail/Office which allows commercial type uses, Estate Residential which allows a maximum 0.01-0.8 dwelling units per acre, and Single-Family Residential which allows a maximum of 0.9-6.0 dwelling units per acre; and WHEREAS, the proposed development of single- family detached homes with a density range of 0.9-6.0 dwelling units per acre is not consistent with the uses permitted by the Retail/Office land use designation and exceeds the maximum density permitted by the Estate Residential land use designation; and WHEREAS, in order to develop single-family detached homes with a density of 0.9-6.0 units per acre on the subject portion of Schaefer Ranch, an amendment to the General Plan is required that would change the General Plan Land Use Designation from Retail/Office and Estate Residential to Single-Family Residential; and WHEREAS, additional entitlements including a Tentative Subdivision Map, Planned Development Rezone with Stage 1 and Stage 2 Development Plans, and Site Development Review would need to be processed; 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 ofthe State CEQA Guidelines for basic data collection, research, and resource evaluation activities; and WHEREAS, a Staff Report wa,s 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 Study. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby approve the initiation of a General Plan Amendment Study to modify the land use designation from Retail/Office and Estate Residential to Single-Family Residential for the portion of Schaefer Ranch located south of Dublin Boulevard and west of Schaefer Ranch Road. BE IT FURTHER RESOLVED that the Applicanl shall pay for all processing costs involved with the General Plan Amendment Study. '3-21-01 <8,1 ATTACHMENT 1 ~if[)~ PASSED, APPROVED AND ADOPTED BY the Dublin City Council on this 21st day of August 2007 by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:\P A#\1996\P A960'7 Schaefer Ranch\cc reso GP ASP A initiation 8.21.07 .doc 3V1J (0 RESOLUTION NO. XX - 07 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN DENYING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY FOR THE PORTION OF SCHAEFER RANCH LOCATED SOUTH OF DUBLIN BOULEVARD AND WEST OF SCHAEFER RANCH ROAD WHEREAS, Mr. Doug Chen, on behalf of Schaefer Ranch Holdings, LLC., has submitted a request to consider the development of single-family detached homes with a density range of 0.9-6.0 dwelling units per acre at the location of the 5.69-acre commercial parcel and the 12 estate lots that are located south of Dublin Boulevard and west of Schaefer Ranch Road; and WHEREAS, the subject portion of Schaefer Ranch has a current General Plan Land Use Designation that includes Retail/Office which allows commercial type uses, Estate Residential which allows a maximum 0.01-0.8 dwelling units per acre, and Single-Family Residential which allows a maximum of 0.9-6.0 dwelling units per acre; and WHEREAS, the proposed development of single-family detached homes with a density range of 0.9-6.0 dwelling units per acre is not consistent with the uses permitted by the Retail/Office land use designation and exceeds the maximum density permitted by the Estate Residential land use designation; and WHEREAS, in order to develop single-family detached homes with a density of 0.9-6.0 units per acre on the subject portion of Schaefer Ranch, an amendment to the General Plan is required that would change the General Plan Land Use Designation from Retail/Office and Estate Residential to Single-Family Residential; and WHEREAS, additional entitlements including a Tentative Subdivision Map, Planned Development Rezone with Stage 1 and Stage 2 Development Plans, and Site Development Review would need to be processed; 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 for basic data collection, research, and resource evaluation activities; 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 Study. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby deny the initiation of a General Plan n Amendment Study to modify the land use designation from Retail/Office and Estate Residential to Single-Family Residential for the portion of Schaefer Ranch located south of Dublin Boulevard and west of Schaefer Ranch Road. PASSED, APPROVED AND ADOPTED BY the Dublin City Council on this 21 st day of August 2007 by the following v0tes: Attachment 2 AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk G:\P A#\1996\P A96037 Schaefer Ranch\cc reso GP ASP t\ initiation 8.21.07.doc Yao~ Mayor lJ; rIb 0 Schaefer Ranch Holdings, LLC 4061 Port Chicago Highway Suite H . Concord, CA 94520 Phone (925) 682-6419 . Fax (925) 682-2047 July 18,2007 Ms. Jeri Ram Community Development Director City of Dublin 100 Civic Plaza, Dublin, CA 94568 Subject: Schaefer Ranch, General Plan Amendment Study Dear Jeri: Thank you for meeting with Albert D. Seeno III and me on July 9, 2007 to discuss our proposal to reconfigure the commercial and certain estate lots at Schaefer Ranch to low density single family residential lots. We have an excellent opportunity to provide more of what we believe to be very desirable low density dwelling units without affecting any of the open space or other beneficial aspects of the overall Schaefer Ranch development. As discussed during our meeting, the first step of this process is to commence a General Plan Amendment study. We respectfully request that a GP A study be initiated and we fully understand that such study must first be authorized by the City Council. The 41.5-acre area that we are proposing to reconfigure is at the southwest comer of Dublin Boulevard and Schaefer Ranch Road. According to the current General Plan, this area is designated as commercial, estate residential, and single family residential. We are proposing that the commercial and estate portions be re-designated as single family residential. This would allow us to reconfigure the current lot mix into 141 single family residential lots. The resulting density of3.40 dwelling units/acre would be within the range of 0.9 to 6.0 dwelling units/acre under the General Plan land use designation for single family residential. We look forward to working with you in bringing a successful development to the City. Respectfully, k-iL Doug Chen Project Manager Schaefer Ranch Holdings, LLC CC: Albert D. Seeno III . RECEIVED JUL 1 8 Z007 DUBLIN PLANNING Attachment 4 ~ ~ z ~ m en ~ ~ ~ 0 en 8 '< ~ 0 ~ ~ ~ ~ ~ gJ E; ~I!;~,~ ~ ~~Q ffli i:;~.i ~'!Z !3", iI>!2J ~~o H~ ~~~~ ~~ ~&'l q ~ ~~ ~~s i':&1 . ~ \Tl~ I ~ 6i ~ .. Ii' - i- n > = ~ f") =- _:....~ - .. fI> = ..... ~ -:s~ 2) ~ ~Z \) [ ii' ____M_~~__ . 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