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Home My WebLink About8.1 Attch 5 - City Council Stf Rept 07-17-2007 w/o attachments CITY CLERK File # D~[l]~-[3][(l] /flo,56 AGENDA STATEMENT CITY COUNCIL MEETING DATE: July 17, 2007 SUBJECT: ATTACHMENTS: Initiation of a General Plan Amendment and Eastern Dublin Specific Plan Amendment Study for the Anderson prcoperty located at 3457 Croak Road. Report Prepared by: Jeff Baker, Senior Planner 1) Resolution approving initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study. 2) Resolution denying initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study. 3) Vicinity Map. 4) Braddock & Logan Affordable Housing Proposal- October 18 2005. 5) City Council Staff Report (w/out Attachments) of October 18,2005. 6) City Council Meeting Minutes cfOctober 18,2005. 7) City Council Staff Report (w/out Attachments) of June 5,2007 8) City Council Meeting Minutes (of June 5, 2007 9) Project proposal and letter from the Applicant dated March 19, 2007. 10) Eastern Dublin Specific Plan Land Use Map. FINANCIAL STATEMENT: 5) Receive Staff presentation; Receive presentation from Applicant; Receive public comment; and Adopt Resolution (Attachment 1) approving initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study; or Adopt Resolution (Attachment 2) denying initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study. The cost to prepare the General Plan and Eastern Dublin Specific Plan Amendment shall be born(: by the affected property owner who has requested this amendment. COPIES TO: -----------------------------------------------------------------------,------------------------------------- Applicant Property Owner Page 1 of 4 ITEM NO. _~ .2 G:\PA#\2005\05-038 B&L Stage 2 Fallon Village\Anderson\ccsr 7.17.07 gpa spa request.doc Attachment 5 ( PROJECT DESCRIPTION: Background The Anderson property is located north of Interstate 580 and east of Croak Road in Fallon Village (formerly EDPO) and included within the Eastern Dublin Specific Plcm (Attachment 3). In December 2005, a General Plan Amendment, Eastern Dublin Specific Plan Amendment (Resolution No. 223-05), and Stage 1 Planned Development Rezone (Ordinance No. 32-05) was adopted by the City Council for Fallon Village which includes the Anderson property The following General Plan and Specific Plan land use designations were adopted at that time for the Anderson property: Table 1 ecific Plan Land Use us Office AI:rea e 7 ac 34.2 ac B.1 ac 50.3 ac Positano Affordable Housing Obligation Braddock & Logan's Positano development is located east of Fallon Road within the northern portion of Fallon Village (Attachment 3) and consists of 1,043 single-farrily detached residential units. In accordance with the Inclusionary Zoning Regulations (Zoning Ordinance Chapter 8.68), the Positano development has a requirement to provide 130 affordable units. ~()tal Units 1,043 Table 2 Inelusionary Inelusionary I Requirement Units 12.5% 130 Braddock & Logan prepared an Affordable Housing Proposal (Attachment 4) to address the affordable housing obligation for the Positano development which was reviewed by the City Council on October 18, 2005. This Affordable Housing Proposal included: . 88 off-site affordable apartments located on the Anderson property; . 26 on-site affordable integrated units within the Positano development; . 26 on-site secondary units within the Positano development; and . $1,000,000 Community Benefit Payment. Please refer to Table 3 for a summary of the affordable units proposed for construction as part of the Affordable Housing Proposal for the Positano development. Table 3: A ordable HouslDe roposa dober , Unit Type Ownership Income Level Sizl~ of Units Affordability /Rental Period 88 Apartments* 50% moderate All Rental 20% low 2 hedrooml In perpetuity 30% very low 2 bath 26 Single-family For sale 50% moderate Same mix of In perpetuity detached Units 20% low bedrl)om size as u P 10 18 2005 Page 2 of 4 Unit Type Ownership Income Level SizE of Units Affordability /Rental Period 30% very low mark(:t rate units 50% moderate All 26 Secondary Units Rental 20% low I bedroom! In perpetuity 30% very low I bath 130 Total Units * Ineludes 9 units to satisfy the Inelusionary Zoning requiremt:nts for the Anderson property & 1 manager's unit as defined in the Braddock & Logan's Affordable Housing Proposal. Staff presented Braddock & Logan's Affordable Housing Proposal to the City Council on October 18, 2005, and requested direction from the City Council on how to pIOceed with the proposal. The City Council reviewed the proposal and directed Staff to work with Braddock & Logan to refine the proposal (Attachment 5) as follows: 1) Study the feasibility of integrating the 88 affordable apartml~nt units into a larger project on the Anderson property; 2) Work on timing issues and obtain the necessary security to ensure completion of the project on the Anderson property; 3) Inelude landscaping for the rear yards of the affordable units and use energy-efficient measures in the homes to reduce the cost of housing; and 4) Incorporate green building principles, as practical. At that meeting, the City Council described that the integration of the 88 affordable apartments units proposed for the Anderson parcel should be developed as a mixed-income project with market-rate units. Since the October 18,2005 City Council meeting, Staff and Braddock & Logan have worked to refine the proposal in accordance with the direction from the City Council. Due to uncertainties about the off-site affordable units on the Anderson property, Braddock & Logan proposed a phased approach to the affordable obligation to allow the initial phases ofPositano to move fOlWard. On June 5, 2007, the City Council approved an Affordable Housing Agreement (Attachments 7 and 8) for the first phase of Positano which consists of 247 lots. The agreement requires Braddock & Logan to provide 31 on-site affordable units in this first phase. The Affordable Housing obligation for the 31 affordable housing units will be satisfied with a combination of both integrated units, secondary units and the payment of in-lieu fees. In order to address the affordable obligation for subsequent phases (If Positano, Braddock and Logan has submitted a request to initiate a General Plan and Eastern Dublin Sp,~cific Plan Amendment Study for the Anderson property (Attachment 9). The Applicant proposes to amerd the General Plan and Specific Plan land use designation of the Anderson property from Medium Density to Medium-High Density in order to address the direction from the City Council to integrate market rate units with the proposed affordable units. ANALYSIS: General Plan and Specific Plan Amendment Braddock & Logan's Affordable Housing Proposal includes 88 units (87 affordable units and 1 manager's unit) to be constructed on the Anderson property to satisfy the remaining affordable housing obligation for the Positano development. As noted above, the City Council directed Staff to work with the Applicant Page 3 of4 to study the feasibility of incorporating market rate units into the proposed project on the Anderson property. The current General Plan and Eastern Dublin Specific Plan Land Use Designation for the Anderson property is Medium Density. The Medium Density land use designation permits a maximum of 98 residential units on the Anderson property as shown in Table 4 below. General Plan/Specific Plan Land Use Acreage I)ensity Range Min-Max Density Medium Density (current designation) 7 ac E.1-14.0 units/ac 42-98 units Medium-High Density (proposed designation) 7ac 14.1-25.0 units/ac 99-175 units Table 4 Braddock & Logan proposes to study the feasibility of a 108-unit apartment project on the Anderson property to address the direction of the City Council to incorporate market rate units with the 88 affordable units. However, the 108 residential units exceed the allowable maximum density for the site. Therefore, Braddock & Logan is requesting Initiation of a General Plan and Specific Plan Amendment Study to change the land use designation from Medium Density to Medium-High Density (Table 4) to allow 108 residential units on the Anderson property (Attachment 9). The request to initiate General Plan and Specific Plan Amendment Study includes a conceptual Site Plan and Building Elevations (Attachment 9). If the City Council initiates the General Plan and Specific Plan Amendment Study, the conceptual Site Plan and Building Elevations would be subject to a Planned Development Rezone with Stage 1 and 2 Development Plan and Site Development Review. The Planned Development Rezone and Site D{:velopment Review Permit wc,uld be reviewed by the Planning Commission and the City Council at a later date. Therefore, no acti,)n by the City Council regarding the conceptual Site Plan and Elevations is required at this time. CONCLUSION: The City Council directed Staff to work with the Applicant to study the feasibility of incorporating market rate units into the proposed 88 unit affordable project on the Anderson property. The existing General Plan and Specific Plan land use designation allows a maximum of 98 units on the Anderson property. The proposed GPNSPA Study would allow Staff and the Applicant to explore the feasibility of incorporating additional units on the Anderson property. If the City Council authorizes a General Plan and Eastern Dublin Sp(~cific Plan Amendment Study for the Anderson property, Staffwill: . Determine the appropriate environmental review; . Examine the proposed alternative density and determine if the density is appropriate based on City policies and standards; and . Prepare a Planned Development Rezone with Stage 1 and 2 Development Plan and Site Development Review for the proposed residential development on the Anderson property. RECOMMENDATION: Staff recommends that the City Council: 1) Receive Staff presentation; 2) Receive presentation from Applicant; 3) Receive public comment; and 4) Adopt Resolution (Attachment 1) approving the request to Initiate a General Plan and Eastern Dublin Specific Plan Amendment Study; or 5) Adopt Resolution (Attachment 2) denying initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study. Page 4 of 4