HomeMy WebLinkAbout7.2 DubRanF GP/EDSPA CTTY CLERK
AGENDA STATEMENT
CTTY COUNCTL MEETING DATE: August 6~ 2002
SUBJECT: PA 01-037 Initiation of a General Plan and Eastern Dublin Specific
Plan Amendment Study for the Area F North and Area F South
portions of Dublin Ranch
Report prepared by: Michael Porto, Planning Consultant and
Kristi Bascom, Associate Planner
ATTACHMENT 1. Area F Location Map
2. Letter from applicant requesting to proceed with a new
GPA/EDSPA request
3. Existing Land Use Plan
4. Proposed Land Use Plan
5. Resolution approving initiation of a General Plan and
Specific Plan Amendment Study
6. Resolution denying initiation of a General Plan and Specific
Plan Amendment Study
RECOMMENDATION: 1. Receive Staff presentation and public testimony.
2. Question Staff and the public.
3. Adopt Resolution approving General Plan and Specific Plan
Amendment Study request or
4. Adopt Resolution denying General Plan and Specific Plan
Amendment Study request
FINANCIAL STATEMENT: None at this time.
DESCRIPTION:
Mr. James Tong, on behalf of the Lin family, submitted an application for the development of 87 acres of
property located in Dublin Ranch, south of Dublin Ranch Phase I, north of Gleason Drive, east of
Tassajara Road and west of Fallon Road. This property is known as the Area F North portion of Dublin
Ranch and is shown in Attachment 1.
The original Stage 1 Planned Development application for this area was approved by the City Council on
March 21, 2000 by Ordinance No. 6-00. The land uses for the Area F North neighborhood included a
combination of medium density residential, single-family residential, Public Facilities (High School) and
Public Facilities (Junior High School).
COPIES TO: Applicant
In-House Distribution
A:\CC Staff Report GPA initiation 08.06.02.DOC
ITEM NO.
The Dublin Unified School District School Superintendent has verbally indicated that the District would
not need a high school site in the area but rather a Junior High school site requiring less land area, the
applicant proposed to use the remaining public facilities property for single-family residential uses. The
residential subdivisions for Area F North as proposed would create two single-family neighborhoods
adjacent to the Junior High School.
The original General Plan and Specific Plan Amendment contained the following land use changes as
shown in Attachment 3:
Original Application:
'Existing and Proposed General Plan Land Use Designations in Area F North
Land Use . Existing GP density Proposed GP density Difference
Single,family residential 91 units (22.7 acres) 221 units (58.5 acres) + 130 units (35.8 acres)
Medium-density 99 units (9.9 acres) 0 units (0 acres) - 99 units (9.9 acres)
residential
Public/Semi-Public 30.6 acres 25.2 acres -5.4 acres
Facilities (Junior High
School) ~
Public/Semi-Public 20.0 acres 0 acres -20.0 acres
Facilities (High School)
Total Land Use changes Increase of 31 residential units
~f 25.4 acres of pUblic/Semi-Public Facilities (Junior High and High
School)
The applicant has since revised his application several times and at the City Council meeting on July 2,
2002, the applicant presented a new proposal. The City Council took no action on the request to initiate a
General Plan and Specific Plan Amendment Study at that meeting. The applicant submitted a letter dated
July 3, 2002 with a formal request to proceed with an initiation study for the new proposal (Attachment
2), which included land use changes to Area F North and also to another area: Area F South.
The applicant's new request is to initiate a General Plan and Specific Plan Amendment Study for the
following land uses and development potential as shown in Attachment 4:
Revised Application (as of July 2, 2002):
Existing and Proposed General Plan Land Use Designations in Area F North and Area F South
Land Use [ Existing Gp densitY I proposed GP densityI Difference
singlerfamtiy residential 91 units (22.7 acres) 119 units (32.6 acres) + 28 units (9.9 acres)
Medi~density 99 units 0 units - 99 units
residential (9.9 acres) (0 acres) (9.9 acres)
Misceil~e°us :residential 0 acres 78-194 units ., +78-194 units
(undesignated l~d use) (19.4 acres) (19.4 acres)
public~se~pubilc Facill 0 acres 5.8 acres +5.8 acres
P~blic~semizpubiic 30.6 acres 25.2 acres -5.4 acres
FaCilities (J~or High
SchOol)
pUbliC/Semi,PUbliC 20.0 acres 0 acres -20.0 acres
Facilities (High School)
In order to accommodate the land uses changes proposed by the applicant, a General Plan and Specific
Plan Amendment is required that contains the following components:
1. Area F North: Change in designation from Medium Density Residential to Single Family
Residential,
2. Area F North: Change in designation from Public/Semi-Public Facilities (High School) to
Public/Semi-Public Facilities (Junior High School),
3. Area F North: Change in designation from Public/Semi-Public Facilities (High School) to
Public/Semi-public Facilities,
4. Area F North: Change in designation from Public/Semi-Public Facilities (Junior High School) to
Residential (unknown land use density and designation), and
5. Area F South: Change in designation from Public/Semi-Public Facilities to Medium Density
Residential.
Staff has expressed several concerns to the applicant about the proposed land uses and locations, including
questions about the suitability, accessibility, and usability of the proposed 5.8 acre Public/Semi-Public
Facilities site and the proposed use and unknown density of the proposed 19.4-acre Residential site, both
in Area F North.
If the City Council authorizes a General Plan and Eastern Dublin Specific Plan Amendment for Area F
North and Area F South, Staff will:
· Continue processing the project application and analyze the specifics of the proposed 5.8-acre
Public/Semi-Public Facilities site proposed for Area F North, including how this site could be
accessed, why this particular site was chosen, how the acreage amount was determined, the overall
physical suitability of the site for the land use proposed (i.e. how the site can be utilized with the
steep grades), and how the proposal will be compatible with surrounding land uses (i.e. how the
site can relate to the existing residential neighborhood to the west and the proposed residential
neighborhood to the east).
Page3 ~ P/
· Analyze how the removal of 3.9 acres of Public/Semi-Public Facilities designated-property
impacts Area F South.
· Examine the land use proposals in relation to the results of the Public/Semi-Public Facilities
General Plan Amendment Study (anticipated to be reviewed by City Council in October 2002).
· Determine the appropriate unit density for the 19.4-acre residential site in Area F North as
currently undesignated by the applicant.
· Examine all the proposed land use designations to determine if they are appropriate based on City
policies and standards.
· Study the land use plan, lot subdivision, circulation routes, and the interrelationship and
compatibility of the proposed combination of uses.
· Formulate a proposal for providing affordable housing units within the subdivision in the absence
of a proposal by the applicant.
Although the City Council is reviewing the General Plan and Specific Plan amendment only at this stage,
the application in its entirety is for Site Development Review, Vesting Tentative Subdivision Map,
Planned Development Rezone, and a General Plan and Specific Plan Amendment. This project will come
before the City Council again with the General Plan Amendment/Specific Plan Amendment/Stage I (Area
F South) and Stage II (Area F North) Planned Development once all of the preliminary work has been
completed by Staff and the Planning Commission and is ready to move forward.
At this point, the City Council needs to determine whether a General Plan and Specific Plan Amendment
Study should be authorized for the applicant's new proposal. Both approval and denial resolutions have
been included for City Council consideration. (Attachments 5 and 6).
RECOMMENDATION:
Staff recommends that the City Council receive the staff presentation and public testimony; question staff
and the public, and adopt a Resolution either authorizing or denying the General Plan and Specific Plan
Amendment Study request.
G:'ff'A#X2 001 \01-037\CC Staff Report GPA initiation 08.06.02.DOC
Are. a F
Area F North~, ,
/
DUBLIN RANCH
AREA F NORTH'
KEY MAP
EASTERN DUBLIN GENT:kRAL PLAN/SPECIFIC PLAN AMENDMENT
STAO~ ~ · ST,~ 2 ~vr,~o~ ~,~,~ Dman~,mxr
0' 500' 1 000' 2000' mST~RWST~O~r,T~
~ F1 & I:2 VESTING TD~AIIVE lVIAP8
$1TE D~VF, LO?IvlEI~ REVIEW
IllACKAY & SOilI~S v,,~,
I
MARTIN W. INDERBITZEN
Attorney at Law ~ ~' ~
July 3, 2002 -
Eddie Peabody
Community Development Director
City of Dublin
100 Civic Plaza
Dublin, California 94568
Re: ~lrea F North (FI and F2)
General Plan Specific Plan Amendment Study
Dear Eddie:
I would appreciate your placing on the City Council agenda for July 16, 2002 the
initiation of a General Plan and Specific Plan' Amendment Study for Area F North portion
of Dublin Ranch. I-would like you to include in the agenda statement a request for
General Plan Specific Plan Amendment Study to modify the public/semi-public sites in
Area F adjacent Central Parkway from public/semi-public to medium density residential.
The proposed areas for the study are highlighted on the attached exhibit showing existing
General Plan land uses for the respective areas.
Our proposal is as follows:
1. To change land use des)gnations of Area F1 from high school and middle
school to a combination· of high school, public/Semi-public and residential (either
medium der~.sity residential, single ~amily resid,.ntiat or a combination thereof).
2. We would propose to change the land use designation of the 9.9-acre site
in Area F2 which is currently designated as medium density residential to Iow density
residential.
3. We would propose to modify the land use for the 2.0 and 1.9-acre
public/semi-public sites in Area F, south of Gleason, from public, semi public to medium
density residential to be consistent with the adjacent land uses.
I have enclosed a proposed land use designation map for discussion and a land use
sUmmary table depicting the land use changes as described herein.
RECEIVED
J[JL 0 zoo ATTACHMENT
Peabody7.3
DR- 121.3
7077 Koll Center Parkway, Suite 120, Pleasanton, California 94566 Phone 925 485-1060 Fax 925 485-1065
Mr. Eddie Peabody
July 3, 2002
Page Two
The requested land use change for Area F2 is consistent with the on-going
discussions we have had since the original submittal of this project last October. The
proposed land uses for discussion in Area F1 is consistent with the School District's
request and need for a middle school site in Dublin Ranch and we believe that a
public/semi-public site as generally depicted on ihe enclosed exhibit together with
residential can easily be incorporated into our previous discussions.
We look forward to getting this project back on track and continuing our
discussions with the staff. In the meantime should you have any questions or require
additional information, please do not .hesitate to contact me.
Very truly yours,
MARTIN W. INDERBITZEN
tVIWI/I~
Enclosures "
cc: Janet Lockhart, Mayor .. -
Jim Tong
Rod Andrade
Dave Chadbourne
· Peabody7.3
DR- 121.3
· EXi Sti n~
.... Land Use plan
Legend
OS ~IS~
~A F NOR~
~"~ Dubli~ C~o~a
~C! I~t~g Eastern Dubl~ General PlaffSpecific Plan Land Uses ~o~ o ~oo 2~ 4~ ~ s~
..... 0 ~ 200Z
Land Use Plan
Legend
DUBLIN RANCH
AREA F NORTH
~ ~/-~ D~blin, Cal/forn/~
Proposed Planned Development LandUses No~ o ~oo 2oo 400 ~oo 800
OI3 Amhlteem~ ol~ua0~scap* Atclfiteax~e ~
RESOLUTION NO. - 02
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN
SPECIFIC PLAN AMENDMENT STUDY FOR THE AREA F NORTH AND AREA F SOUTH
PORTIONS OF DUBLIN RANCH
WHEREAS, a General Plan and Specific Plan Amendment has been requested by Mr. James
Tong, on behalf of the Lin family, for a 87-acre portion of property located south of Dublin Ranch
Phase I, north of Gleason Drive, east of Tassajara Road, and west of Fallon Road referred to as the
Area F North portion of Dublin Ranch, and for a 3.9-acre portion of property located south of Gleason
Drive, north of Central Parkway, east of Tassajara Road, and west of Fallon Road referred to as the
Area F South portion of Dublin Ranch; and
WHEREAS, a General Plan and Specific Plan Amendment is requested that contains the
following components:
1. Area F North: Change in designation from Medium Density Residential to Single Family
Residential,
2. Area F North: Change in designation from Public/Semi-Public Facilities (High School) to
Public/Semi-Public Facilities (Junior High School),
3. Area F North: Change in designation from Public/Semi-Public Facilities (High School) to
Public/Semi-Public Facilities,
4. Area F North: Change in designation from Public/Semi-Public Facilities (Junior High
School) to Residential (unknown land use density and designation),
5. Area F South: Change in designation from Public/Semi-Public Facilities to Medium Density
Residential; and
· WHEREAS, additional entitlements including 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 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 and Specific Plan
Amendment Study for the Area F North and Area F South portions of Dublin Ranch; and
NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Dublin does
hereby approve the initiation request for a General Plan and Specific Plan Amendment Study for the
Area F North and Area F South portions of Dublin Ranch.
BE IT FURTHER RESOLVED that the Applicant shall pay for all processing costs involved
with the General Plan and Specific Plan Amendment Study.
Page 1 ATTACHMENT 5
PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this 6th
day of August 2002, by the following votes:
AYE S:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:Ll?A#L2001\01-037\CCResos for approving and denying 08.06.02.doc
Page 2
RESOLUTION NO. - 02
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 FOR THE AREA F NORTH AND AREA F SOUTH
PORTIONS OF DUBLIN RANCH
WHEREAS, a General Plan and Specific Plan Amendment has been requested by Mr. James
Tong, on behalf of the Lin family, for a 87-acre portion of property located south of Dublin Ranch
Phase I, north of Gleason Drive, east of Tassajara Road, and west of Fallon Road referred to as the
Area F North portion of Dublin Ranch, and for a 3.9-acre portion of property located south of Gleason
Drive, north of Central Parkway, east of Tassajara Road, and west of Fallon Road referred to as the
Area F South portion of Dublin Ranch; and
WHEREAS, a General Plan and Specific Plan Amendment is requested that contains the
following components:
1. Area F North: Change in designation from Medium Density Residential to Single Family
Residential,
2. 'Area F North: Change in designation from Public/Semi-Public Facilities (High School) to
Public/Semi-Public Facilities (Junior High School),
3. Area F North: Change in designation from Public/Semi-Public Facilities (High School) to
Public/Semi-Public Facilities,
4. Area F North: Change in designation from Public/Semi-Public Facilities (Junior High
School) to Residential (unknown land use density and designation),
5. Area F South: Change in designation from Public/Semi-Public Facilities to Medium Density
Residential; and
WHEREAS, additional entitlements including 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 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 does not support the initiation of a General Plan and Specific Plan
Amendment Study for the Area F North and Area F South portions of Dublin Ranch; and
NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Dublin does
hereby deny the initiation request for a General Plan and Specific Plan Amendment Study for the Area
F North and Area F South portions of Dublin Ranch.
Page 1 ATTACHMENT 6
PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this 6th
day of August 2002, by the following votes:
AYES:
NOES:
ABSENT:
· ABSTAIN:
Mayor
ATTEST:
City Clerk
GSPA#~2001\01-037\CCResos for approving and denying 08.06.02.doc
Page 2