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Home My WebLink About8.2 Positano Semi-PublicG~~~ OF DOB~`2 ~9~ ~~~ ~sz ~~~-~% ~ ~ / ~`ILIFpR~~ STAFFREPORT CITY CLERK DUBLIN CITY COUNCIL File # ^0[?~~-~~ DATE: December 7, 2010 TO: Honorable Mayor and City Councilmembers FROM: Joni Pattillo, City Manager SUBJEC . equest to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to modify the General Plan and Eastern Dublin Specific Plan Land Use Designation for the site designated as Semi-Public within the Positano development. Prepared By: Michael Porto, Consulting Planner EXECUTIVE SUMMARY: The City Council will consider whether to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to modify the Land Use Designation for the Semi-Public site in the Positano neighborhood. FINANCIAL IMPACT: No financial impact to the City. All costs associated with the processing of the proposed Amendment, if authorized by the City Council, would be borne by the Applicant, Braddock and Logan. RECOMMENDATION: Staff recommends that the City Council: 1) Receive Staff presentation; 2) Receive comments from the public; and 3) Adopt Resolution approving the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to modify the Land Use Designation for the Semi-Public Site in the Positano neighborhood. d ~ Submitted By: Revie ed Community Development Director Assistant City Manager Page 1 of 4 ITEM NO. •~ DESCRIPTION: Background On December 6, 2005, the City Council adopted Resolution 223-05 approving a General Plan and Eastern Dublin Specific Plan Amendment establishing specific Land Use Designations for Fallon Village. As a part of that approval process, a 2.8 acre (gross) site was designated for Semi-Public land uses on the Positano portion of Fallon Village (see vicinity map below). Vicinity Map This site was designated Semi-Public in accordance with the Semi-Public Facilities Policy when Fallon Village was being considered. The Semi-Public Facilities Policy states: "New residential development subject to this Policy shall strive to provide sites for Semi-Public Facilities land uses at a rate of 1 acre (net) per 1, 000 residents. In practice, General P/an and Specific P/an Amendment applications shall strive to provide .5 acres of land designated for Public/Semi-Public Facilities per 150 units of Sing/e-Family Density (.9-6.0 units per acre) and/or .5 acres of land designated Public/Semi-Public Facilities per 250 units of Medium Density or greater density (6.1 or more units per acre), or increments and combinations thereof. " Page 2 of 4 The Policy as applied to the Fallon Village project resulted in four (4) Semi-Public sites totaling 9.3 acres being distributed over the entire 1,134 acre site (including the subject 2.8 acre site within Positano). The Applicant is requesting that the City Council initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to change the Semi-Public Land Use Designation to Low Density Residential. (Attachment 1) ANALYSIS: The Applicant is requesting to change the General Plan and Eastern Dublin Specific Plan Land Use Designation of the parcel in the Positano neighborhood designated for Semi-Public land uses to Low Density Residential (see GPA map below). The Applicant cites the small size, its configuration, as well as adjacency of the site to existing single family residences recently constructed as detriments to the site's eventual development. The Applicant feels that a Low Density Residential Land Use Designation would be a better use of the site. City of Dublin practice has been for the City Council to initiate General Plan and Specific Plan Land Use Amendments prior to Staff accepting an application and beginning work on such projects. ~ositano DLBLIN. C.41.ffOR_VLA ~~/~~ ......~ ...»~ GE.~'ERaL PCAI:: E~STER\ DL"BLL~ SPECIF[C PL~N A\fE\'D2.ffN7 GE\ER.~L PLAN AhfE:~'D~1E\T ~rocemrn:o~o ~ LEGEND 3P Semi-PUbilc L Slnpk F~mily Resltlentlai OS OCen Swce - - -- - - - Gross ~cres ---- NetAcres .Min 1411w.'~Af11n+If~MI~Nn~YM+R GPA MAP ~• „• ~oa~ ~a~ ~ 5C0.E~. "='~:U' GPA-1 :9ilirli The Semi-Public Site is located at the entrance to the Positano Project and is adjacent to existing homes. Based on the current economic climate it is likely that a Semi-Public site would remain undeveloped for many years; therefore, Staff recommends that the City Council adopt a Page 3 of 4 EXISTING GENERAL PLANI EASTERN DUBUN SPECIFIC PLAN LAND USE PROPOSED GENERAL PLAN/ EASTERN DUBUN SPECIFIC PLAN LAND USE Resolution approving the initiation of a General Plan Amendment Study for the Semi-Public parcel in the Positano project. (Attachment 2) Should the City Council initiate a General Plan and Eastern Dublin Specific Plan Amendment Study, Staff will: 1. Examine if the density requested is appropriate for the site; 2. Determine if there would be any associated impacts from the land use change such as traffic, noise or view impacts; 3. Perform any additional studies that may be required; and 4. Prepare an analysis for the Planning Commission and the City Council. Once the study is complete, Staff would then bring the proposed General Plan Amendment and related Planned Development Rezone action to the Planning Commission for their recommendation to City Council. The City Council would then take action on the General Plan Amendment and Zoning of the property. It is anticipated that the report could be completed early in 2011. NOTICING REQUIREMENTS/PUBLIC OUTREACH: Public noticing is not required to review a request to initiate a General Plan Amendment Study. Although not required, the City mailed notices to all property owners and tenants within 300 feet of the subject parcel. A notice was also published in the Valley Times and posted in the designated posting places. A copy of this Staff Report was distributed to the Applicant. ATTACHMENT: 1. Applicant's Letter of Request. 2. Resolution approving the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to modify the Land Use Designation for the Semi-Public site in the Positano Neighborhood. G:IPA#12005105-038 8&L Stage 2 Fallon VillagelGPASPA Semi Public CC Mtg 12.7.101CCSR 12.7.10.doc Page 4 of 4 ~~~ ~ November 5, 2010 Jeri Ram, A.I.C.P., Conul~uniiy Development Director City of Dublin 100 Civic Plaza Dublin, CA 94568 Re: General Plan Ameudment Request Dear Jeri: BRADDOCK & LOGAN SERVICES. WC'. BUILllERS-DEVELOPERS ESTABLISHED 19-17 P. O. BOX 5300 DANVILLE, CALIFORNIA 94~26-107G TELEPHONE (925) 736-d000 FACSIMILE (925) 648-5700 Please consider this a formal request for a General Plan ~11e1~dulent for a 2.1 acre prol~erty located iininediately southeast of Positano Parkway. Specifically, t1~e request is to change the General Plan designation of the propei-t~~ from Semi-Public to Low Density Residential. Tl~e proposed land use designation would be identical to the surroundiilb properties and would ensur~ compatibility with the existing honies located neai-b~~. The existing 2.1 acre site designated Seii~i-Public was finished and impro~~ed with the first phase of the Positano project in 2006/2007. As a result of the site's small size and configui~ation, utiliza~ion of the site for semi-public uses (i.e. chw-ches, synagogues, day care, and etc) has proven difficult. Moreover the immediate proximity of the site to the existing homes located to the north and tl~e east would result in potentially significant land use conflicts (i.e. traffic and noise). Alternatively to the site being developed under the Seini-Public designation, a single family residential land use designation would sigilificantly lessen land use conflicts and result in a more hal7iionious ueibhborhood. As we have discussed with City Staff, plans far the development of the property will contain enhanced landscaping features along Positano Parkway. In addition the propei-ry will be developed with the same design elements of the larger Positano Master Plan coinillunity including: landscapvlg and fencing details, strict application of the approved design guidelines, and a similar lot pattenz. Included as an attachment is exhibit showing the location of the p1-operty and illustratin~ the proposed land use change. ~ .~ ~a ~-~~ ATTACHMENT 1 ~ ~~ ~ Thank you for considering our request; please don't hesitate to contact me if you have any questions. Sincerel~, J~f r ` ~ f,:_^--~-~ ~~! ~~ 1,~~;. And,~yde Braddock and Logan Office: 925-736-4000 Fax: 925-648-5700 Attachment: General Plan Amendment Exhibit LEGEND SP Semi-Public L Single Family Residential OS Open Space - - - - - - Gross Acres - - - - Net Acres Land Use Summa Exletlnp General PIaN Esetern Dudin SpedAc Pmn Land Uaes ProDoeed Generai PIeN Eaebm Dublin SpedNC Plen ArtiendmeM Land Uaee Land Uses Gross Aaes Net Aaes Units Gross Density Net Density Gross Acres Net Acres Units Gross Density Net Densily Semi- Public 2 8 2 ~ - - - - - - - Low Density Residential - - - - - Z.g p.~ ~p 4.3 5.7 Total 2.8 2.1 - - - 2,8 2.1 12 4.3 5.7 Cantaya I1 at ~'vsitarlo DUBLIN, CALIFORNIA ~ '~ . E i~ ~~ ,r~ 9,~ e,~.~ ,, 9, ~ ~~ GENERAL PLAN/ EASTERN DUBLIN SPECIFIC PLAN AMENDMENT GENERAL PLAN AMENDMENT NOVEMBER 2010 ~ 0' S0' 100' 200' SCALE: 1' =100' ~~~ SHEET NUMBER GPA-1 19319 S ~ ~ V ' EXISTING GENERAL PLANI EASTERN DUBLIN SPECIFIC PLAN LAND USE PROPOSED GENERAL PLAN/ EASTERN DUBLIN SPECIFIC PLAN LAND USE ~~ RESOLUTION NO. XX - 10 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 TO MODIFY THE LAND USE DESIGNATION FOR THE SEMI- PUBLIC SITE IN THE POSITANO NEIGHBORHOOD WHEREAS, the City of Dublin has initiated a request to study a new land use designation in the General Plan and Eastern Dublin Specific Plan to modify the Land Use Designation for a portion of the Positano neighborhood; and WHEREAS, the subject property is designated for Semi-Public Land Uses in the General Plan and Eastern Dublin Specific Plan; and WHEREAS, On December 6, 2005, the City Council adopted Resolution 223-05 approving a General Plan and Eastern Dublin Specific Plan Amendment establishing specific Land Use Designations for Fallon Village; 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; and WHEREAS, a Staff Report was submitted outlining the issues surrounding the request and recommending that the City Council initiate the General Plan and Eastern Dublin Specific Plan Amendment Study; and WHEREAS, the City Council did hear and consider all such reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does hereby approve the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to modify the Land Use Designation for a portion of the Positano neighborhood. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 7th day of December 2010 by the following vote: -1- ATTACHMENT 2 ~ ~~ ~ ~~ ~ ~ AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPA#12005105-038 8&L Stage 2 Fallon VillagelGPASPA Semi Public CC Mtg 12.7.101CC Reso SPA Initiation.doc -2-