HomeMy WebLinkAbout8.1 PA 07-057 Nielsen
STAFF REPORT
PLANNING COMMISSION
DATE: April 27, 2010
TO: Planning Commission
SUBJECT: PUBLIC HEARING - PA 07-057 Nielsen, General Plan and Eastern
Dublin Specific Plan Amendments, Planned Development Rezone with a
related Stage 1 Development Plan Amendment and Stage 2 Development
Plan, Vesting Tentative Subdivision Map, and a Supplemental
Environmental Impact Report. (Legislative Act).
Report prepared by Kristi Bascom, Consulting Planner
EXECUTIVE SUMMARY:
The Nielsen project site is 10.9 acres located at 6407 Tassajara Road within the Eastern Dublin
Specific Plan Area. The proposed Project includes a request to amend the General Plan and
Eastern Dublin Specific Plan. The proposed General Plan and Eastern Dublin Specific Plan
amendments would modify the existing land use designations from Rural
Residential/Agricultural to Single Family Residential (EDSP) and allow a reduction in the width
of on-site streets. Approval of a Planned Development Rezone with a related Stage 1
Development Plan Amendment and Stage 2 Development Plan would expand the allowable
uses on the site and permit up to 36 residential units. The Vesting Tentative Subdivision Map
would permit the division of the site into 34 lots (for up to 36 units - two lots would allow duplex
units) and associated improvements. Site Development Review for the project will happen at a
later date.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing
and deliberate; and 5) Adopt the following Resolutions: a) Resolution recommending that the
City Council certify the Final Supplemental Environmental Impact Report for the Nielsen
Property; b) Resolution recommending that the City Council adopt a Resolution amending the
General Plan and the Eastern Dublin Specific Plan for the Nielsen Property; c) Resolution
recommending that the City Council adopt an Ordinance approving a Planned Development
Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan;
and d) Resolution approving Vesting Tentative Tract Map 7950.
~
Submitted By e i ed By
Kristi Bascom, Consulting Planner Planning Manager
COPIES TO: Applicant
File
ITEM NO.: .
Page 1 of 10
G:IPA#12007107-057 NielsenlPC Mtg 4.27.100RAFTSIPCSR Nielsen 04.27. 10.doc
DESCRIPTION:
Vicinity Map ~
Background:
The Nielsen property is 10.9 acres ` .c.\
in size and is located within the Wallis Ranch
Eastern Dublin Specific Plan area. MHOR
The property consists of the one
residence, one mobile home, Silvera Ranch
sheds, a livestock/animal area, X~ e'
wireless communications located NP "'oR MoR near Tassajara Road (which are ~ i~e -
designed to appear as shrubby F
trees) and a wireless communications monopole with i 4 RRA
related equipment storage.
NIELSEN ~
The 10 acre property is generally I ~
rectangular in shape, has ~~SC Np 1 ~w .o
approximately 600 feet of frontage camp Parks i!' "
along Tassajara Road and has a PL Quarrv Lane School
depth of approximately 780 feet. RP ~ I
The property consists of gently os `
rolling hills and increases in grade SP ~ MDR
from Tassajara Road (nearly 455 ~ I
feet above sea level) up to the
rear portion of the property
LDR (approximately 565 feet). The -
exhibit to the right shows the Dublin Ranch
Nielsen Property and the -
surrounding properties and land F Legend
d2Sl at1011S. LDR = Low Density Residential
USe 9fl MDR = Medium Density Residential
MHDR = Medium-High Density Residential
The site currently has a General Plan and Eastern Dublin NP = Neighborhood Park
Specific Plan land use designation of Rural PL = Public Lands
Residential/Agriculture which permits 1 dwelling per 100 RP = Regional Park
acres. The Applicant proposes to change the land use RRA = Rural Residential/Agricultural
desi nation to Low Densit Sin le Famil Residential and SC = Stream Corridor
9 Y g y SP = Semi-Public
to permit up to 36 units on the project site.
Entitlement History:
On October 1, 2002, the City Council adopted Ordinance 15-02, pre-zoning the Nielsen and
Silvera Ranch properties to PD (Planned Development) and adopted a related Stage 1
Development Plan. The Nielsen property was included in the Silvera Ranch annexation so that
the Nielsen property did not form a"county island" surrounded by land within the City of Dublin.
No development was proposed on the Nielsen property at that time and the adopted Stage 1
Development Plan allowed the existing uses to continue on the site. Final annexation of the
properties occurred on May 5, 2003.
On December 18, 2007, the City Council authorized Staff to begin a study of the ApplicanYs
request for a General Plan and Eastern Dublin Specific Plan Amendment to increase the density
of the site from Rural F2esidential/Agriculture (1 unit per 100 acres) to Single Family Residential
(0.9-6.0 dwelling units per acre). The City Council authorized Staff to study up to 43 dwelling
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units on the site. This authorization did not approve a total of 43 units on the site; rather, it
allowed Staff`.to begin reviewing the project with respect to site compatibility, circulation,
compliance.with City regulations and environmental impacts.
In addition to the project proposal as described in this staff report, there is also a pending
application for Site Development Review to modify one of the existing cell phone facilities on the
site. T-Mobile has made an application to the City to expand the equipment enclosure on the
site and to add 10 feet to the height of the existing monopine on the property. The application is
currently under review.
Project Proposal
91LVERA RANCN IPlEIf :FH RAkCHI The Applicant is tequesting approval
~'m~ HIq
_ MEDIUM pENSfry RCSIUEhTAL Of a General Plan Amendment,
Eastern Dublin Specific Plan
Amendment, Planned Development
; Rezone with a related Stage 1
Development Plan Amendment and
i I Stage 2 Development Plan, and a
I
•:JV ; ` ; -
~ Vesting Tentative Subdivision Map.
I ~ _ ' T p.__'_' _ ' _ I i
'
The Applicant is also requesting
certification of the Final Supplemental
Environmental Impact Report (FSEIR)
xi for the project.
I~I I r/ I"~ ~r~r"' IT ^1 n 1rn ,I' i
In order to develop the site as
.
~ w ~L__:•- ~ permitted b y the pro posed zonin g, a
~ Ii _ R Site Development Review application
DU4RRY fAN[ will need to be reviewed and approved
SCHOOL IAaACI
MED:JM DEnyrrr RCSIDEMNL/RRA by the Planning Commission a+
l a
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future date.
ANALYSIS:
The proposed General Plan Amendment, Eastern Dublin Specific Plan Amendment, Planned
Development Rezone wi#h a related Stage 1 Development Plan Amendment and Stage 2
Development Plan, and Vesting Tentative Tract Map are discussed below. Staff's analysis is
broken up into several sections which describe each component of the project.
General Plan and Eastern Dublin Specific Plan Amendment
The Applicant is requesting approval of a General Plan Amendment and Eastern Dublin Specific
Plan Amendment to modify the land use designation from Rural Residential/Agriculture (1
unit/100 acres) to Single Family Residential (0.9 to 6.0 units/acre) and to reduce the width of on-
site streets.
The request includes amendments to various figures, texts and tables in the General Plan and
Eastern Dublin Specific Plan to ensure consistency throughout the documents. The following is
a list of the proposed amendments.
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Proposed General Plan Amendments:
Figure 1-1 a: Land Use Map
Update map to change the Nielsen Property land use designation from Rural
Residential/Agriculture to Single Family Residential.
Figure 1-2: Dublin General Plan Eastern Extended Planning Area
Update map to change the Nielsen Property land use designation from Rural
Residential/Agriculture to Single Family Residential.
Chapter 2, Table 2.1
Amend Table 2.1 by removing 10.9 gross acres from Rural Residential and add 10.9 gross
acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single
Family. Adjust totals accordingly.
Section 5.1.1
6. RESIDENTIAL STREETS
Curb to Curb 36' (32' single loaded). 29' single-loaded permitted with Planned
Development zoning.
Right-of-way 46'. 45' double-loaded or 34' single-loaded permitted with Planned
Development zoning.
Sidewalk 5'. 4.5' where houses front on street permitted with Planned Development
zoning.
7. CUL-DE-SACS
Curb to curb 36'. 29' single-loaded permitted with Planned Development zoning.
Right-of-way 46'. 45' double-loaded or 34' single-loaded permitted with Planned
Development zoning.
Sidewalk 5'. 4.5' where houses front on street permitted with Planned Development
zoning.
Appendix A
Add this project to list of amendments and approvals:
Nielsen Property, Resolution No., Date Adopted and GP updated.
Proposed Specific Plan Amendments:
Table 4.1
Amend Table 4.1 by removing 10.9 gross acres from Rural Residential and add 10.9 gross
acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single
Family and adjust totals accordingly.
Tab/e 4.2
Amend Table 4.2 by removing 1 unit from Rural Residential and add 36 units to Single
Family and adjust population numbers accordingly.
Tab/e 4.3
Amend Table 4.3 by removing 1 unit from Rural Residential and add 36 units to Single
Family and adjust population numbers accordingly.
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Table 4.10
Amend Table 4.10 by removing 10.9 gross acres from Rural Residential and add 10.9 gross
acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single
Family adjust totals accordingly.
Figure 4.1
Update map to change Nielsen Property land use designation from Rural
Residential/Agriculture to Single Family Residential.
Figure 6.1
Update map to change Nielsen Property land use designation from Rural
Residential/Agriculture to Single Family Residential.
APPENDIX 3
Amend Appendix 3 by removing 10.9 gross acres from Rural Residential and add 10.9 gross
acres to Single Family. Remove 1 unit from Rural Residential and add 36 units to Single
Family adjust totals accordingly.
APPENDIX 4:
Amend Appendix 4 by changing #9 Owners Name to Nielsen. Change Land Use Category
from Rural Residential/Agriculture to Single Family Residential, change Acres from 10.0 to
10.9, and change Density from .01 to 3.3 and units from 1 to 36.
A Resolution recommending that the City Council approve the General Plan Amendment and an
Eastern Dublin Specific Plan Amendment for the Nielsen Property as described above is
included as Attachment 1 to this Staff Report.
Planned Development Rezone
The City Council adopted Ordinance 15-02, pre-zoning the Nielsen and Silvera Ranch
properties as Planned Development with a related Stage 1 Development Plan when the Nielsen
and Silvera Ranch properties were approved for annexation to the City of Dublin in 2002. At
that time, no development was proposed on the Nielsen property and the adopted Stage 1
Development Plan simply allowed the existing uses to continue on the site. The proposed
amendment to the Stage 1 Planned Development Zoning for the Nielsen Property is to permit up
to 36 residential units, including two duplex units for the provision of affordable housing. Please
refer to page 4 of Attachment 2, Exhibit A, which describes the amendment to the Stage 1
Development Plan.
A Stage 2 Development Plan is proposed in accordance with Section 8.32.040 of the Dublin
Zoning Ordinance. The Stage 2 Development Plan would allow for up to 36 units and details
the permitted and conditional uses; site development standards, architectural and landscape
standards and guidelines; data on site area, proposed densities and maximum number of
dwelling units; a phasing plan and street sections. Please refer to pages 4-19 of Attachment 2,
Exhibit A, which describes the amendment to the Stage 2 Development Plan.
Additional entitlements will be required prior to development commencing on the project site. A
Site Development Review application that is in conformance with the Stage 2 Development Plan
would need to be submitted. A refined site plan, landscape plans, detailed residential
elevations, and other project-specific details would be submitted as required by City Standards.
The Site Development Review application would be subject to a public hearing and review and
consideration by the Planning Commission.
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A Resolution recommending that the City Council approve a Planned Development Rezone with
a related Stage 1 Development Plan Amendment and Stage 2 Development Plan for the Nielsen
Property is included as Attachment 2 to this Staff Report.
Vesting Tentative Subdivision Map
Vesting Tentative Subdivision Map No. 7950 proposes to subdivide the property in a manner
where the 34 lots have been arranged on two cul-de-sacs to work with the natural grade of the
site and utilize terraces and stepping the houses up the slope. Each lot is a minimum of 5,000
square feet. Lots have been designed assuming a split level residential unit to better fit the
topography of the site by stepping up the slope and to reduce the need for exterior retaining
walls. However, some units and lots have the option to be offered as flat pads. In addition, the
stepping and positioning of the lots will provide optimum views of the valley and hills both to the
north, west and south of the project.
Primary access to the Project Area will be via Silvera Ranch Drive, an entry street that connects
to Tassajara Road at a signalized intersection. Tassajara Road will ultimately be a six-lane
divided arterial street.
Where there are houses on both sides of the street, parking will be provided on both sides. The
roads will transition into parking on one side where the houses are only on one side of the street
("single-loaded"). The ends of both cul-de-sacs will not allow parking, but are sized to meet fire
standards. Sidewalks will be provided on all lot frontages to accommodate pedestrians, and a
meandering walk will be placed on Tassajara Road in keeping with the ultimate design of
Tassajara Road. The entry road will have separated sidewalks with 6' parkway strips as well as
a landscaped median. The proposed street sections are included in the Vesting Tentative
Subdivision Map plan set, which is included as Exhibit A to Attachment 3 to this Staff Report
The Resolution approving Vesting Tentative Subdivision Map 7950 for the Nielsen Property is
included as Attachment 3 to this Staff Report. The entire Project Plan Set is included as
Attachment 4.
CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE
The proposed Nielsen Property Residential Project includes a request to amend the General
Plan and Eastern Dublin Specific Plan to change the land use designation from Rural
Residential/ Agriculture to Single Family Residential and to reduce the width of on-site streets.
The project proposal includes related amendments to the various figures, texts and tables in the
City's General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the
document.
Additionally, the project includes a proposal for a Stage 1 Planned Development Amendment
and Stage 2 Planned Development Rezone to allow the development of up to 36 single-family
residential units on the project site. The proposed Planned Development Rezoning, as defined
by Section 8.32.030 of the Dublin Zoning Ordinance, establishes the land use pattern for the
Nielsen Property.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Ramon Services District have reviewed the project. Additional land use
entitlements, including Site Development Review, will be required prior to future development of
the project site. It will be at this time that Conditions of Approval will be placed on the project
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related to the actual construction of residential units on the site. The various applicable
departments and agencies will review subsequent planning applications for the Nielsen
Property.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300 feet of the proposed project in addition to those who provided comments on the Draft
Supplemental EIR. A Public Notice was also published in the Valley Times and posted at
several locations throughout the City.
ENVIRONMENTAL REVIEW:
On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an
Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and
Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted
of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated
May 4, 1993, assessing a reduced development alternative. The City Council adopted
Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the reduced
area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second
Addendum updating wastewater disposal plans for Eastern Dublin. For identified impacts that
could not be mitigated to a less than significant level, the City Council adopted a Statement of
Overriding Considerations for cumulative traffic, extension of certain community facilities
(natural gas, electric and telephone service), regional air quality, noise, and other impacts.
The Eastern Dublin Specific Plan was adopted by the City to encourage orderly growth of the
Eastern Dublin area. Because the Eastern Dublin project proposed urbanization of the almost
completely undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion
of agricultural and open space lands to urban uses. These impacts, together with visual and
other impacts from urbanization, were also determined to be significant and unavoidable. Where
the Eastern Dublin EIR identified impacts that could be mitigated, the previously adopted
mitigation measures continue to apply to implementing projects such as the Nielsen Property
Residential Project, as appropriate.
The Eastern Dublin EIR was a Program EIR and evaluated the potential environmental effects
of urbanizing Eastern Dublin over a 20 to 30 year period. As such, the Eastern Dublin EIR
addressed the cumulative effects of developing in agricultural and open space areas and the
basic policy considerations accompanying the change in character from undeveloped to
developed lands. Since certification of the EIR, many implementing projects such as Wallis
Ranch (Dublin Ranch West), Fallon Crossing, Vargas, Silvera Ranch, Dublin Ranch, and Fallon
Village have been approved, relying on the Program EIR.
The City, as the Lead Agency, prepared an Initial Study to determine whether there would be
significant environmental impacts occurring as a result of the current project beyond or different
from those already addressed in the Eastern Dublin EIR. Based on the project description, the
Initial Study determined that although many of the anticipated impacts had been adequately
addressed, the project could result in additional significant site-specific impacts. Therefore, a
Supplemental Environmental Impact Report (SEIR) was prepared in accordance with CEQA
laws and regulations. The project assessed in the SEIR included amendments to the General
Plan and Eastern Dublin Specific Plan (including revised land uses), a Stage 1 Planned
Development Amendment and Stage 2 Planned Development Rezone, and Vesting Tentative
Subdivision Map.
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The SEIR was prepared for the project and circulated for public review from February 2, 2009 to
March 25, 2009 (Exhibit A to Attachment 5). During the public review period, the City received
seven comment letters, which include the following:
• U.S. Department of the Interior, Fish and Wildlife Service, dated March 11, 2009
• California Natural Resources Agency, Department of Fish and Game,
dated March 25, 2009
• Dublin San Ramon Services District, dated March 9, 2009
• Alameda County Flood Control and Water Conservation District - Zone 7,
dated March 19, 2009
. Alameda County Congestion Management Agency, dated March 13, 2009
. Alameda County Public Works Agency, dated March 10, 2009
• Morgan Miller Blair, dated March 19, 2009
In compliance with CEQA, the City prepared responses to the various comment letters, which
are contained in the Final SEIR (Exhibit B to Attachment 5). The responses were sent to each
of the individuals and agencies that provided comments on the Draft SEIR.
CONCLUSION:
The ApplicanYs submittal package is included as Attachment 4 of the Staff Report. The
proposed General Plan and Eastern Dublin Specific Plan amendments would change the land
use designation from Rural Residential/Agricultural to Single Family Residential and reduce the
width of on-site streets. Approval of a Planned Development Rezone with a related Stage 1
Development Plan Amendment and Stage 2 Development Plan would permit the future
development of up to 36 residential units and related infrastructure on the Nielsen Property. A
Supplemental Environmental Impact Report (SEIR) was prepared for the Nielsen Property
Residential Project, which includes both the Draft SEIR and Final SEIR with the responses to
comments.
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ATTACHMENTS: 1) Resolution recommending that the City Council adopt a
Resolution amending the General Plan and the Eastern
Dublin Specific Plan to change the Nielsen Property from
Rural Residential/Agricultural to Single Family Residential and
reduce the width of on-site streets, with the draft Resolution
attached as Exhibit A.
2) Resolution recommending that the City Council adopt an
Ordinance approving a Planned Development Rezone with a
related Stage 1 Development Plan Amendment and Stage 2
Development Plan for the Nielsen Property, with the draft City
Council Ordinance included as Exhibit A.
3) Resolution approving Vesting Tentative Tract Map 7950 for
the Nielsen Property with the Vesting Tentative Tract Map
attached as Exhibit A.
4) Nielsen Property Residential Project Plan Set dated received
April 9, 2010.
5) Resolution Recommending City Council certification of a Final
Supplemental Environmental Impact Report and Adoption of
Environmental Findings under CEQA for The Nielsen Property
Residential Project, with the Draft SEIR attached as Exhibit A
and the Final SEIR (with response to comments) attached as
Exhibit B.
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GENERAL INFORMATION:
APPLICANT/PROPERTY: Robert Nielsen
OWNER 6407 Tassajara Road
Dublin, CA 94568
LOCATION: 6407 Tassajara Road
ASSESSORS PARCEL
NUMBERS: 985-0002-009-02
GENERAL PLAN Rural Residential/Agricultural (existing)
LAND USE DESIGNATION: Single Family Residential (proposed)
SPECIFIC PLAN EDSP: Rural Residential/Agricultural (existing)
LAND USE DESIGNATION: EDSP: Single Family Residential (proposed)
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North PD Medium Density Residential Medium Density Residential
Silvera Ranch
South PD Medium Density Residential Quarry Lane School
West PD Stream Corridor and Rural property
Nei hborhood Park
East PD Rural Residential/Agricultural Vacant
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