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Home My WebLink About8.1 Attch 1 Exh A ResoAmendNielsenProp RESOLUTION NO. XX-10 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN AMENDING THE GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN FOR THE NIELSEN PROPERTY TO CHANGE THE EXISTING RURAL RESIDENTIAL LAND USE DESIGNATION TO SINGLE FAMILY RESIDENTIAL AND TO REDUCE THE WIDTH OF ON-SITE STREETS (6407 TASSAJARA ROAD - APN 985-0002-009-02) PA 07-057 WHEREAS, Robert Nielsen submitted applications to permit the development of up to 36 residential units on approximately 10.0 acres at 6407 Tassajara Road. The project includes applications for General Plan and Eastern Dublin Specific Plan amendments to modify the land use designation from Rural Residential/ Agriculture to Single Family Residential and to reduce the width of on-site streets; a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, and a Vesting Tentative Subdivision Map. The applications are collectively known as the "Project"; and WHEREAS, the Project site slopes dramatically from west to east and is currently occupied by rural residential uses; and WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments would change the land use designations of the project site from Rural Residential/Agricultural to Single Family Residential, allowing for the development of up to 6.0 units per gross acre instead of 1 unit per 100 gross acres and allow the reduction in width of on-site streets; and WHEREAS, consistent with Government Code section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. None of the contacted tribes requested a consultation within the 90- day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, the City prepared a Draft Supplemental Environmental Impact Report (DSEIR) dated January 2009 for the proposed Project which reflected the City's independent judgment and analysis of the potential environmental impacts of the Project beyond those analyzed in the Eastern Dublin EIR. The DSEIR confirmed that many aspects of the Project were within the scope of the Eastern Dublin program and that the certified Eastern Dublin EIR adequately described these aspects of the Project for CEQA purposes; and WHEREAS, comments received on the DSEIR were reviewed and responded to, and the Final SEIR (FSEIR) was prepared; and WHEREAS, on April 27, 2010, the Planning Commission adopted Resolution 10-XXX recommending that the City Council certify the FSEIR for the project, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and 1 EXHIBIT A TO ATTACHMENT 1 WHEREAS, on April 27, 2010, the Planning Commission adopted Resolution 10-XX recommending that the City Council approve the proposed General Plan and Eastern Dublin Specific Plan amendments, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, a staff report, dated , 2010 and incorporated herein by reference, described and analyzed the Project, including the proposed amendments to the General Plan and Eastern Dublin Specific Plan, and the related Final Supplemental Environmental Impact Report (FSEIR) for the City Council; and WHEREAS, the City Council held a properly noticed public hearing on the Project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, on , 2010 at which time all interested parties had the opportunity to be heard; and WHEREAS, on , 2010, the City Council adopted Resolution XX-10 certifying the Nielsen Project FSEIR and adopting a Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program for the Project; and WHEREAS, the City Council considered the FSEIR, Statement of Overriding Considerations, and prior related environmental documents, and all above-referenced reports, recommendations, and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council finds that the Nielsen Property General Plan and Eastern Dublin Specific Plan amendments, as set forth below, are in the public interest and that the General Plan and Eastern Dublin Specific Plan as amended will remain internally consistent. Specifically, the Nielsen Property Residential Project is in conformance with the following Eastern Dublin Specific Plan policies, which are especially relevant to this project due to its Significant and Unavoidable Impacts to Visual Resources under CEQA: 1. EDSP Policy 6-29: Development is not permitted on the main ridgeline that borders the planning area to the north and east, but may be permitted on the foreground hills and ridgelands. Minor interruptions of views of the main ridgeline by individual building masses may be permissible in limited circumstances where all other remedies have been exhausted. The Nielsen Project is in conformance with this policy in that the project is outside the main ridgeline that borders the planning area to the north and east. The Nielsen project has a small number of houses that will extend above the skyline when viewed from certain sections of Tassajara Road, but the general shape of the landforms will be maintained. Currently, the only portion of the "main ridgeline" visible from the section of Tassajara Road near the project site is the main ridgeline to the north. The "main ridgeline" is the ridgeline in the area along the north and east sides of the EDSP planning area designated for no or minimal development. Currently, the terrain along Tassajara Road near the project site obscures views of the main ridgeline to the east, so development on the site would not interfere with any views of the main ridgeline. Views of the main ridgeline to the north from the section of Tassajara Road near the project site would not be affected by the project. 2 2. EDSP Policy 6-30: Structures built near designated scenic corridors shall be located so that views of the back-drop ridge are generally maintained when viewed from the scenic corridors. The Nielsen Project is in conformance with this policy in that the project has a small number of houses that will extend above the skyline when viewed from certain sections of Tassajara Road, but the general shape of the landforms will be maintained. In addition, the houses will not interfere with views of the "back-drop ridge," because the back-drop ridge is not visible from this section of Tassajara Road. The topography of the site blocks the views of the ridge from this vantage point. 3. EDSP Policy 6-31: High quality design and visual character will be required for all development visible from designated scenic corridors. The Nielsen Project is in conformance with this policy in that the Stage 2 Development Plan includes architectural, landscaping, and grading features and standards that will achieve a high quality of design and maintain an attractive view of the project site from Tassajara Road, a designated scenic corridor. 4. EDSP Policy 6-33: Site grading and access roads shall maintain the natural appearance of upper ridgelands or foreground hills within the view shed of travelers along I-580, Tassajara Road, and the future extension of Fallon Road. Streets should be aligned to follow the natural contours of the hillsides. Sfraight linear rows of streets across the face of hillsides shall be avoided. The Nielsen Project is in conformance with this policy in that the grading for the project will maintain the overall natural contour of the site, with home sites being graded individually. Streets within the project will follow the contour of the hillsides: Street A will follow the contour of the west-facing slope of the project site, and Street B will minimize the gradient by winding around the project site to reach the top of the knoll, as the existing driveway serving the property does today. 5. EDSP Policy 6-34: Alterations of existing natural contours shall be minimized. Grading shall maintain the natural topographic contours as much as possible. Grading beyond acfual development areas shall be for remedial purposes only. The Nielsen Project is in conformance with this policy in that grading for the Nielsen project would be limited to approximately 8 feet of cut on 14 lots within areas designated "Visually Sensitive Ridgelands/Restricted DevelopmenY". Grading for the Nielsen Project will maintain the overall natural contour of the site, with home sites being graded individually. 6. EDSP Policy 6-35: Extensive areas of flat grading are not appropriate in hillside areas and should be avoided, building pads should be graded individually or stepped whenever possible. The Nielsen Project is in conformance with this policy in that each building pad on the Nielsen Property is stepped from the pad next to it and each pad will be graded individually. 7. EDSP Policy 6-36: Building design shall conform to the natural land form as much as possible. Techniques such as multi-level foundations, to avoid a monotonous or linear appearance should be used. In areas of steep topography, structures should be sited near the street to minimize required grading. The Nielsen Project is in conformance with this policy in that the project proposes stepped pads (10-foot stepped foundations). BE IT FURTHER RESOLVED that the City Council hereby approves the following amendments to the General Plan and Eastern Dublin Specific Plan. 3 General Plan Amendments: Figure 1-1 a: Land Use Map Update the map below to change the land use designation on the Nielsen Property from Rural Residential/Agriculture (1 unit/100 acres) to Single Family Residential (0.9 to 6.0 units/acre). Updated Figure 1-1a is shown below D U B 1. I N G I ti Ei R A L P L,\ 1d (Figure 1-laI I. A'` D L$ I. N') ,4 F' as amended through february 12, 2000 rte~ hby20G9 . „ RevnedAO:•.It0 11 ~ 1 E ~ t 4-k~ . . 3 4TVr qFya~; ~ . n rc~. ~ 9m F R~b!rceScmH'W~A[i00~^k~ce Commncr4`InQUSlrW Resaentw P'amingNCre4mrts ~ r .xta+ry+.a: e>na.vcr<a; txiwnrn'.,wreur,..q~nra~~..,mLr ^u~u t vMx~~vronxtr~.wua,~r - - ~m+wva. ~aa+z.w.~ -.:+••a^r~~nn•de.,:.+n..s , 6Ni1 C-tnYY1CAI Ob~q } .y.~~~cx~M1y,~rt 4NAVMM PAiIltlKiw<.MiM .Rrtiv;YMv~fM4~~wtr " ~l I ' ~ cw+ ,.P ~^W~'~.~c•~,.m.w i.+.a.~~:Nn.:wpo eaw.a )_nwow,++ ....a ~ Y~ein:.v~~la ~n!:M([vmnr -.l.v'F~'(T1t {~hYas~jRnMaMiM1O.60mY.xl ~..•.M1•niBlA linlvt:Alte ~Nv.4rWt 4Hrvn~L^tih9n4nMYA 6dt':~.i :Tl~Mft~'F'ua~e ~FU ~ r.~ ~u..wrc'~Mr>wqr.~ e a.i.zoa;r YrYalkyJVnstlk[ioru - r r~~a,-mn+ler ~ Yu ort nxvr _ -NgM1.'JeraxYh!wkrxti.:J51.ea~:~.. 'bH~ mreu~n • . . ..,...,....w..~.w~..,~..~R..~.... " 4 Figure 1-2: Dublin General Plan Eastern Extended Planning Area Update map to remove the Rural Residential/Agricultural land use designation from the Nielsen Property. Updated Figure 1-2 is shown below. Dublin General Plan F ~ { tane~wnLli ilmu~iRArta' :::j::::~ ~ . "~^nray ~ ' O d~4ERWE r.ebw l~a&nv(amt~ r.mr.~a.s[~~ ~~~M~~wNY~j`e4 d~wume~~Y~fe Extended Pl8f111hg A1@9 ~beY i~tl~Y~1n~1wwY~6.r4M.r ~ RualRevhnuNApicW~~vs . FN[ WM w~en~~wn+~bare.rsren+r~ - ya~~y y ~.~sA4evtiOld.~M1 n~~ WdM1bwe~aa+n~4~.w MewkdNoxn~bvL'AH a ~ urv~rsy~wr~u~+~e-.rr[~ fnf~M1 o~n~Fa~4sw ~~A+kv~ ow~41n4 ~u~sM+ C~Y~4~YalYJ~YY.+T~J~ ~ ~a qpu o.iwu~sw~~n.cwsw q~ w~cvo.. Figure 1.2 5 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. Updated Table 2.1 is shown below: TABLE 2.1' LAND USE SUMMARY: EASTERN DUBLIN GENERAL PLAN AMENDMENT AREA Amended: Resolution 223-05, 58-07, 37-08, 210-08, 176-09 Classification Acres Intensi Units Factor Yield RESIDENTIAL Du's/acre Du's Persons/du Population High Density 69.9 35 2,447 2.0 4,894 Medium-High Density 132.4 20 2,616 2.0 5,232 Medium-Density' 558.2 10 5,582 2.0 11,164 Single Family"""" 858.9 4 3,428 3.2 10,970 Estate Residential 30.4 0.13 4 32 13 Mixed Use*"' 96 2.0 192 Rural Residential 556.4 .01 5 3.2 16 TOTAL 2,206.2 14,143 32,481 Floor Area Square Feet Square COMMERCIAL Acres Ratio (millions) Feet! Jobs (Gross) Employee General Commercial 347.9 .35/.25 4.228 510 8,290 General Commercial/Campus Office""" 72.7 .28 .887 385 2,303 Mixed Use 6.4 .3/1.0 .083 490 171 Mixed Use 2/Campus Office..*25.33 .45 .497 260 1,910 Neighborhood Commercial 57.5 .35/.30 .819 490 1,671 Campus Office 164.03 .75/.35 2.644 260 10,168 Industrial Park**'*"' 114.7 .25/.28 1.329 590 2,253 TOTAL: 788.6 11.772 26,766 PARKS AND PUBLIC RECREATION City Park 56.3 1 park Community Park 97.0 2 parks Neighborhood Park 47.1 8 parks Neighborhood Square 16.6 6 parks Regional Park 11.7 1 park TOTAL: 228.7 18 parks OPEN SPACE 776.9 PUBLIC/SEMI-PUBLIC Public/Semi-Public 101 .25 1.120 590 1,899 Semi-Public"""* 13.1 25 Schools Elementary School 63.2 5 schools Junior High School 25.2 1 school High School 0 0 school School Subtotal 88.4 6 schools TOTAL: 202.5 TRANSIT CENTER (Total) 90.7 - Campus Office (including ancillary 38.3 retail - Hi h-Densi Residential 31.5 - Park 12.2 - Public/Semi-Public Transit-Related 8.7 GRAND TOTAL 4,293.6 The footnotes associated with Table 2.1 have not been re-printed here, but have not been changed. 6 Section 5.1.1: Change the minimum requirements as follows: 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. 7 Eastern Dublin 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. Updated Table 4.1 is shown below: TABLE 4.1 EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY Amended Per Resolution No. 66-03, 47-04, 223-05, 58-07, 37-08, 210-08, 176-09 Land Use Description LAND AREA DENSITY YIELD COMM ERCIAL/IN DUSTRIAL General Commercial 356.8 acres .25-.35 FAR 4.122 MSF General Commercial/Campus 72.7 acres .28 FAR .887 MSF Office Industrial Park' 61.3 acres .25-.28 FAR .747 MSF Nei hborhood Commercial 61.4 acres .30-.35 FAR .871 MSF Mixed Use 6.4 acres .30-1.0 FAR .083 MSF Mixed Use 2/Cam us Office""*` 25.33 .45 FAR .497 MSF Cam us Office 167.33 acres .35-.75 FAR 3.236 MSF Subtotal 751.3 acres 10.443 MSF RESIDENTIAL Hi h Densit 68.2 acres 35 du/ac 2,387 du Medium Hi h Densit 144.5 acres 20 du/ac 2,858 du Medium Densit " 511.3 acres 10 du/ac 5,113 du Sin le Famil 866.7 acres 4 du/ac 3,467 du Estate Residential 30.4 acres 0.13 du/ac 4 du Rural Residential/A ric. 543.3 acres .01 du/ac 5 du Mixed Use 6.4 acres'*" 15du/ac 96 du Subtotal 2,170.8 acres 13,930du PUBLIC/SEMI-PUBLIC Public/Semi-Public 98.2 acres 24 FAR 1.027 MSF Semi-Public 9.3 acres .25 FAR Subtotal 107.5 acres 1.027 MSF SCHOOLS Elementar School 66.5 acres 5 schools Junior Hi h School 21.3 acres 1 school Subtotal 87.8 acres PARKS AND OPEN SPACE Cit Park 56.3 acres 1 ark Communit Park 97.0 acres 3 arks Nei hborhood Park 49.0 acres 7 arks Nei hborhood S uare 16.7 acres 6 arks Subtotal 219 acres 17 arks O en S ace 734.8 acres TOTAL LAND AREA 4,071.2 acres The footnotes associated with Table 4.1 have not been re-printed here, but have not been changed. 8 Table 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. Updated Table 4.2 is shown below: TABLE 4.2 EASTERN DUBLIN SPECIFIC PLAN POPULATION AND EMPLOYMENT SUMMARY Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08, 176-09 Land Use Development Sq Ftl Persons/du Population Desi nation Em lo ees Commercial Industrial Park .747 MSF 590 1,266 General .887 MSF 385 2,303 Commercial/Campus Office* General Commercial 4.122 MSF 510 8,082 Neighbdrhood .885 MSF 490 1,806 Commercial Mixed Use"* .083 MSF 490 171 Mixed Use 2/Campus .497 MSF 260 1,910 Office"" Cam us Office 3.233 MSF 260 12,436 Public/Semi Public 1.027 MSF 590 1,740 Semi-Public 590 TOTAL: 11.481 MSF 29,714 Residential Hi h Densit 2,387 2.0 4,774 Medium Hi h Densit 2,858 2.0 5,716 Medium Densit 5,113 2.0 10,226 Sin le Famil 3,459 3.2 11,069 Estate Residential 4 3.2 13 Mixed Use'* 96 2.0 192 Rural 5 3.2 16 Residential/A ric. TOTAL: 13,922 32,006 The footnotes associated with Table 4.2 have not been re-printed here, but have not been changed. Table 4.3 Amend Table 4.3 by adding 35 additional units to the Eastern Dublin Specific Plan Area. Updated Table 4.3 is shown below: TABLE 4.3 CITY OF DUBLIN PROJECTED JOBS/HOUSING BALANCE Amended Per Resolution No. 223-05, 58-07, 37-08 PLANNING Dwelling Jobs Employed Balance Ratio AREA Units Residents Existing City 7,100 12,210 12,000 -210 1.02:1.0 of Dublin Eastern 13,414 29,424 20,244 -9,390 1.47:1.0 Dublin Specific Plan Area TOTAL: 20,514 41,634 32,244 -9,390 1.30:1.0 The footnotes associated with Table 4.2 have not been re-printed here, but have not been changed. 9 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. TABLE 4.10 FOOTHILL RESIDENTIAL SUBAREA DEVELOPMENT POTENTIAL Amended Per Resolution No. 58-07, 37-08, 176-09 Desi nation Acres Densit DEVELOPMENT POTENTIAL Medium-Hi h Densit Residential 27.1 20 du/ac 542 du Medium Densit Residential 261.9 10 du/ac 2,619 du Sin le Famil Residential' 800.0 4 du/ac 3,200 du Estate Residential 30.4 0.13 4 du Rural Residential 543.3 .01 du/ac 5 du Residential Subtotal 1,662.7 6,370 du O en S ace 632.5 Re ional Park 11.7 1 ark Nei hborhood Park 37.4 4 arks Nei hborhood S uare 6.4 2 s uares Park/Open S ace Subtotal 688 7 arks Elementa School 22.7 3 schools Junior Hi h School 1.4 1 school Hi h School 55.3 1 school School Subtotal 79.4 5 schools Public/Semi-Public 7.2 0.24 FAR Semi-Public 0.24 FAR 6,327 du Total 2,437.3 7 parks 5 schools The footnotes associated with Table 4.2 have not been re-printed here, but have not been changed. Figure 4.1 Update map to change Nielsen Property land use designation from Rural Residential/Agriculture to Single Family Residential. Updated Figure 4.1 is shown below. a.a, aa Figure 4.1 ~i tand Use Map " ~ ~ -l YWW Parks Reserve Forces Treining Area - . (Camp Parks) ~ , o ~ ~ , ~ i? . ~ ~ _ ~ j ~ ~ rN, , . ~ ; _ : , r ; : w _ ~ Figure 6.1 Update map to remove the Rural Residential/Agriculture land use designation from the Nieisen Property. Updated Figure 6.1 is shown below. FKJXe 15.1 ~ i Open Space Framework leger,d / JI % i. A: ~ : Y t . . ~ . ~ , • - , • , y, _ _ • ~ % i EASTERN DUBLIN Specific Pian 10,.l I~ 'IC nle.pl:~.rin~• AOiE. TMin 1 v ntl tulwYk'.J ~n • • ~~lann.il-. .YIil.;- 4 :1 1ar11 ll~ r,Il . IIM1 1~ I;I-f pnalgu " I si~M1ar.-.~ 11 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. Updated Appendix 3 is shown below: APPENDIX 3 EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY BY PLANNING SUBAREAS Planning Subareas Land Use Cate o Area Densit S uare Feet Units Medium-High Density Residential 27.1 20 542 Medium Densit Residential 261.9 10 2,619 Sin le Famil Residential" 800.0 4 3,200 Estate Residential 30.4 0.13 4 Rural Residential/A riculture 543.3 .01 5 Subtotai 1,662.7 6,370 O en S ace 632.5 Re ional Park 11.7 Nei hborhood Park 37.4 Nei hborhood S uare 6.4 Subtotal 688 Elementar School 22.7 Junior Hi h School 1.4 Hi h School 55.3 Subtotal 79.4 Public/Semi Public 7.2 0.24 FAR Semi-Public' 0.24 FAR 6,370 du 7 parks Total 2,437.3 5 schools 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. Updated Appendix 4 is shown below: APPENDIX 4 EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY BY LAND OWNERS Owner/Land Use Cate o Acres Densit S uare Feet Units #9 NIELSEN Sin le Famil Residential 10.9 3.3 36 Total 10.9 36 12 PASSED, APPROVED, AND ADOPTED this day of , 2010 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:\PAM2007\07-057 Nielsen\PC Mtg 4.27.10\13RAFTS\PC Att 2- Exhibit A- CC Reso GPA SPA.DOC 13