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Home My WebLink About8.1 Gen Plan & East Dublin SPSTAFF REPORT CITY CLERK DUBLIN CITY COUNCIL File # L.f1 a -MP DATE: June 21, 2011 TO: Honorable Mayor and City Councilmembers FRO ;A Joni Pattillo, City Manager SUBJECT: Brannigan Street General Plan and Eastern Dublin Specific Plan Amendment Study initiation request Prepared By: Michael Porto, Consulting Planner EXECUTIVE SUMMARY: The City Council will consider a request to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposal to change the General Plan and Eastern Dublin Specific Plan the land use designation of a 3.07 acre parcel ("Study Area") from Public/Semi- Public (P/SP) to Medium Density Residential (MDR). The proposed land use amendment would allow a residential density of 6.0 to 14.1 dwelling units per acre. The Study Area is located on the west side of Brannigan Street, north of Gleason Drive. FINANCIAL IMPACT: No financial impact to the City. All costs associated with preparing the General Plan Amendment/Eastern Dublin Specific Plan Amendment Study, if authorized by the City Council, would be borne by the Project Proponent. RECOMMENDATION: Staff recommends that the City Council: 1) Receive Staff presentation; 2) Deliberate; and 3) Adopt a Resolution approving the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposal to change the land use designation of a parcel on Brannigan Street from Public/Semi-Public to Medium Density Residential (APN 985-0052-021); or 4) Adopt a Resolution denying the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposal to change the land use designation of a parcel on Brannigan Street from Public/Semi-Public to Medium Density Residential (APN 985-0052- 021). / Sub ted By: Revie Planning Manager Assistant Onager Page 1 of 4 ITEM NO. g ' I O6 DESCRIPTION: Background The 3.07 acre proposed Study Area is located along the west side of Brannigan Street north of Gleason Drive. The proposed Study Area has an existing General Plan and Eastern Dublin Specific Plan land use designation of Public/Semi-Public (P/SP). The P/SP land use designation allows a variety of uses including facilities owned by a public agency or non-profit entity such as schools, libraries or City office buildings. Additionally, quasi-public uses such as child care centers, youth centers, senior centers, religious institutions or other facilities that provide cultural, educational or other similar services that benefit the community are also allowed. The parcels to the north and south of the proposed Study Area have a General Plan and Eastern Dublin Specific Plan land use designation of P/SP (Please refer to the Vicinity Map below). The Springfield Montessori School is located on the parcel to the north. The parcel to the south is currently undeveloped. Development to the west abutting the project site is the "Courtyards" tract developed as a Medium Density Residential neighborhood of small-lot detached single-family residential homes. A slope along the westerly boundary of the Study Area creates a physical barrier between the two sites with the Courtyards approximately 23 feet below. Easterly across Brannigan Street from the Study Area, Lennar is completing construction of 119 single family detached homes known as Sonata. The Sonata neighborhood is designated as Medium Density Residential. The proposed Study Area is vacant with no trees having been part of an area mass graded for Dublin Ranch. The proposed Study Area site has been rough graded in compliance with the conditions of the parcel map (Tract 9451) creating the parcel and eventually was purchased by the current property owner, East Bay Muslim Community Center. Since that time the property has remained vacant. Page 2 of 4 On May 24, 2011, the City received a letter from Lennar Homes of California, Inc., requesting consideration of a change to the land use designation as shown in both the General Plan and the Eastern Dublin Specific Plan from Public/Semi-Public (P/SP) to Medium Density Residential (MDR) (see Attachment 1). The letter also included a conceptual site layout and an aerial photograph. The conceptual site layout is not being considered at this time but was provided as a potential land plan. If the City Council authorizes the General Plan Amendment Study, the proposed land plan would be evaluated as a part of that effort. ANALYSIS: The proposed new land use designation would allow a density of 6.0 to 14.1 dwelling units per acre. The Study Area is constrained by a hillside slope along its westerly boundary. Based on the density allowed by the MDR land use designation, the study proponent presumes that the Study Area could be developed with approximately nineteen (19) single family detached units. It is anticipated that if the land use is changed to Medium Density Residential use, the development standards in terms of minimum lot size, setbacks, building height, and coverage requirements would be similar to Medium Density Residential development in the immediate vicinity. It has been past practice for the City Council to initiate all General Plan and Specific Plan Amendment Studies prior to accepting an official application and beginning work on such a request. Any development of the site still would require a Stage 1 and Stage 2 Development Plan, Tentative Subdivision Map, and Site Development Review. If the City Council initiates a General Plan and Eastern Dublin Specific Plan Amendment Study, Staff will: 1. Examine if the proposed land use designation and density are appropriate for the site; 2. Evaluate the proposal for consistency with the Housing Element; 3. Evaluate any associated environmental impacts from the land use change such as traffic, noise, or view impacts and prepare the appropriate environmental documents; 4. Perform any additional studies that may be required; 5. Evaluate the proposed land plan; and 6. Prepare an analysis for consideration by the Planning Commission and the City Council. When the study is complete, and if it results in a recommendation to amend the existing land uses, Staff would then present the Planning Commission with the proposed General Plan and Specific Plan land use amendments for recommendation to the City Council. The City Council could then take action on the General Plan and Specific Plan Amendment. Any related application materials would be presented for consideration concurrently, including: a) the Planned Development Rezone consistent with the proposed land use amendment, b) Site Development Review (SDR), c) Vesting Tentative (Tract) Map, and d) any required environmental determination under the California Environmental Quality Act (CEQA). Staff has prepared draft resolutions approving and denying the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use designation from Public/Semi-Public to Medium Density Residential. The draft resolutions are included as Attachments 2 and 3. Page 3 of 4 NOTICING REQUIREMENTS/PUBLIC OUTREACH: Although a public notice is not required to review a request to initiate a General Plan or Specific Plan Amendment Study, the City mailed notices to all property owners and tenants within 300 feet of the proposed Study Area. A public notice also was published in the Valley Times and posted in the designated posting places. A copy of this Staff Report was distributed to the Project Proponent. ENVIRONMENTAL REVIEW: The General Plan and Eastern Dublin Specific Plan Amendment Study 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. ATTACHMENT: 1. Property Owner/Project Proponent's Letter of Request. 2. Resolution approving the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposal to change the land use designation for a parcel on Brannigan Street from Public/Semi-Public to Medium Density Residential (APN 985-0052-021). 3. Resolution denying the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposal to change the land use designation for a parcel on Brannigan Street from Public/Semi-Public to Medium Density Residential (APN 985-0052-021). G:IAgendas1201118rannigan GPAICCSR-Brannigan-Lennar 6.21.11.doc Page 4 of 4 I ~ ~~~,~~ V ~ a ~ ~:; ~~ , ~ "~s .v ~ ~ ~t~ '~~ H~ k" ^ , ~~ '~`.`~ May 24, 2011 Ms. Jeri Ram Community Development Director City of Dublin 100 Civic Plaza Dublin, CA 94568 Re: General PIan.Amendment Request ~ APN:985-0052=021 Ms. Ram: We are requestirig a change of the General Plan and Eastem Dublin Specific Plan land use designation for tHe property located at Brannigan Street APN 985-0052-021. We request that the 3 acre;parcel be re-designated `~Medium Density Residential (6.1- 14.0 du/ac)" from its current designation of "Public / Semi-Public." This new designation is consistent with the adjacent rnmmunities to the east and west: We have attached an aerial of the site and conceptual site plan to provicle. context to the type of community we would propose developing and how it is complementary to the existing adjacent neighborhoods. Thank you for considering our request ~Please give me a call at 925.327.8301 if you have any questions. Sincerely, ~.-----~~~ ~ i~~ Doug Ricfi Vice President ~ Lennar Homes of California, Inc., a California mrporation ~_ 6121 Bollinger Canyon Road, #500, San Ramon, CA 94583 925/ 242-0811 Fax: 925/ 242-0822 ~e ~ ~!!'+ ~i I ~ ~ ~ ATTACHMENT 1 ~ ~ ~ ~ ~ N M ~ ~ ~ ~ ~ ~ ~ M Q ~A O M O W K M M M M Nj d M M iA ~ ~ Q ~ ~ W m ,.,/ I-~-I ~ ~ ~ ~ ~ ~ (D ^ 00 O~ Q Z J ~ ~-+ ~ ~ r r- ~ t- r ~ ~ f- o 0 0 0 0 0 0 0 0 0 0 ~ ~ O ~.' ~ ~ ~ N N ~, N ~ 1 O ~ N W CV N ~ ~ ~ ~ i+) M ~ M M M M Q ~ m ~ ~ Z N M ~ ~A W I~ c0 O~ F~- H H H 1- 1- F- F~- H F F~- O O O O O O O O O O O a ---- 4 I I I I I I ~ ~ ~ ~~~~~ ~ ~ ~ ~~ 4 ~ N ~~ r m ¢ X A w ~ W _P a O ~ c~ ~ ~ g J ~ m ~ rT, C~ o ~ ~ (J H 1 ~ ~ y _ c ' } ° m p S F y, _ c w ~ ~ ~ ~ ~ N w ~ ~ ~~ m~W ~ Z ~ V F UoC u ~ ~~QQ Q~y ~;_i ¢ ~ U ~ ~ ~ ~ss v~ ~L ""'' a $ ; ~ ~ ~ ~~ ~ ~ ~ ~~ ~~Z~ ~~ ~< ~_~ o . ~. 0 ~ . U J~ ~ a ---------~ _, ~ / / ~ - , ~ . / , `" ' ~ / . ~ I , F~ti Q I ~ ~, I 0 i: i ~ F-1 . J 4 M~ ~ " N I U w ~ . w ~ ~ ~ a ~ 4 a ~ r x w ~ a W a co N F~- 6] S X ~ 0 Q S ~ ~ ~ ~ RESOLUTION NO. XX - 11 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 EVALUATE A PROPOSAL TO CHANGE THE LAND USE DESIGNATION OF A PARCEL ON BRANNIGAN STREET FROM PUBLIC/SEMI-PUBLIC TO MEDIUM DENSITY RESIDENTIAL (APN 985-0052-021) WHEREAS, the City has received a request from Lennar Homes of California, Inc. to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use designation of a 3.07 acre parcel on the west side of Brannigan Street (APN 985-0052-021) north of Gleason Drive from Public/Semi Public to Medium Density Residential ("Study Area"); and WHEREAS, the Study Area is designated for Public/Semi-Public land use in the General Plan and Eastern Dublin Specific Plan; and ~ WHEREAS, the General Plan and Eastern Dublin Specific Plan Amendment Study 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 General Plan and Eastern Dublin Specific Plan Amendment Study initiation request; 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 change the land use designation of a parcel on Brannigan Street north of Gleason Drive (APN 985-0052-021). PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 21St day of June 2011 by the following vote: ° AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G: IAgendns1201IIBrannrgnn GPAICC RESO APPR Lennnr-BrannignnS~ GPA-SP Initintion.rloc ATTACHMENT 2 ~ ~ ~ RESOLUTION NO. XX - 11 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 TO EVALUATE A PROPOSAL TO CHANGE THE LAND USE DESIGNATION OF A PARCEL ON BRANNIGAN STREET FROM PUBLIC/SEMI-PUBLIC TO MEDIUM DENSITY RESIDENTIAL (APN 985-0052-021) WHEREAS, the City has received a request from Lennar Homes of California, Inc. to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use designation of a 3.07 acre parcel on the west side of Brannigan Street (APN 985-0052-021) north of Gleason Drive from Public/Semi Public to Medium Density Residential ("Study Area"); and WHEREAS, the Study Area is designated for Public/Semi-Public land use in the General Plan and Eastern Dublin Specific Plan; and WHEREAS, the General Plan and Eastern Dublin Specific Plan Amendment Study 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 General Plan and Eastern Dublin Specific Plan Amendment Study initiation request; 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 deny the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use designation of a parcel on Brannigan Street north of Gleason Drive (APN 985-0052-021). PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 21St day of June 2011 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IAgendns120111BrnnnignnGPAICCRESODENYLennar-BrnnniganSrGPA-SP lnitintion.rfoc ATTACHMENT 3