HomeMy WebLinkAbout8.3 Moller Ranch GP~~~~ OF DU~~~
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DATE:
TO:
FROM:
STAFF REPORT
CITY COUNCIL
CITY CLERK
File #420-30
January 17, 2012
Honorable Mayor and City Councilmembers
Joni Pattillo, City Manager ` a~,.~ ~a
SUBJECT: Moller Ranch -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 land use designation of a 226.3-acre ("Study Area") known as Moller Ranch/
Casamira Valley. The Study Area is located east of Tassajara Road immediately south of the
City limits.
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 designations of a 226.3-acre
project area known as Moller Ranch/Casamira Valley; 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 designations of a 226.3-acre project area known as Moller
Ranch/Casamira Valley.
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Submitted By Reviewed By
Director of Community Development Assistant City Manager
Page 1 of 5 ITEM NO. 8.3
DESCRIPTION:
Background
The proposed Study Area is a 226.3-acre area known as Moller Ranch/Casamira Valley located
east of Tassajara Road, south of the City limits, and south of the boundary between Alameda
and Contra Costa counties. Properties abutting the Project Site are:
• North -Rural, agricultural, and utility property (part of the greater Moller Ranch) in
unincorporated Contra Costa County north of the City limits, including a PG&E substation
• East -Rural/agricultural property in unincorporated Alameda County, known as the
Richey Hunter Property.
• South
- along the southwesterly boundary, the project known as Fallon Crossing, 106 single
family units (under construction)
- south-center, the Redgewick property currently part of the project known as Dublin
Ranch North or (PA 08-045) owned by the Lin Family holdings, the developer of
Dublin Ranch, and currently designated Rural Residential/Agriculture and Open
Space.
• West -Tipper and Vargas properties, currently remaining as vacant/agricultural.
Vicinity Map
The project site is characterized by a small generally flat valley known as Casamira Valley
formed by Moller Creek (also referenced as Casamira Creek), a tributary of Tassajara Creek,
that flows in the southwesterly direction with moderate to steep hillsides north and south of the
creek. These hills range in height up to 671 feet above sea level and are located throughout the
site. The course of the creek is lined with vegetated and unvegetated wetlands. The creek
continues west beyond the property line where it empties into Tassajara Creek. Historical and
existing uses within the project area include grazing with two existing single-family residences,
Page 2 of 5
and several agricultural outbuildings are located near the creek. No grading has occurred to
date.
With the adoption of the Eastern Extended Planning Area and the Eastern Dublin Specific Plan
in 1993, the land uses for the Moller Ranch property (known at that time as the Richey-Hunter
property) were established.
In 2007, a General Plan and Eastern Dublin Specific Plan amendment was adopted for the
Moller Ranch property along with Planned Development Prezoning for annexation. At that time
a Supplemental Environmental Impact Report (SEIR) was prepared to address potential
environmental impacts resulting from a proposed plan for Moller Ranch. The adopted land uses
are shown in Table 1 and the map below.
Table 1: Current Land Use Desianations
Land Use Designations Acres Density Units
(du/ac)
Medium Density Residential (MDR) 48.9 6.1-14.0 298-684
Rural Residential/Agriculture (RR/A) 143.7 1 du/100 1
acres
Open Space/ Stream Corridor 32
6 -- --
(OS/SC) .
Neighborhood Park (NP) 1.1 -- --
Total 226.3 298-684
Page 3 of 5
Project Description
Braddock and Logan is currently requesting City Council approval to initiate a General Plan
Amendment and Eastern Dublin Specific Plan Amendment Study. The land use distribution for
the requested General Plan Amendment and Eastern Dublin Specific Plan Amendment study is
shown in Table 2, as follows:
Table 2: Proposed Land Uses
Land Use Designations Acres Density
(du/ac) Units
Low Density/Single-Family Residential
(LDR/SFR)
79.1
0.0/0.9-6.0
0-474
Open Space/ Stream Corridor (OS/SC) 146.1 -- --
Neighborhood Park (NP) 1.1 -- --
Total 226.3 474
ANALYSIS:
The proposal would establish 79.1 acres as Low Density Single-Family Residential (0.9 to - 6.0
units per acre) under the General Plan and the Eastern Dublin Specific Plan. The maximum
number of units would be 474 units. This residential land use would replace the existing 48.9
acres of Medium Density Residential that would allow a maximum of 684 units. However, based
on the preliminary application and conceptual site layout, the project proponent anticipates
approximately 359 Single-Family detached units.
The request letter, dated December 15, 2011 from Jeff Lawrence of Braddock & Logan, also
states that the project would include an offer to dedicate approximately 1,765 acres for a
regional park (spanning both Alameda and Contra Costa counties), as well as the reconstruction
of Tassajara Road in proximity to the project and the infrastructure contained within it.
It is anticipated that, if the land use is changed, the development standards in terms of minimum
lot size, setbacks, building height, and coverage requirements would be similar to those adopted
for projects nearby such as Chateau at Fallon Crossing and Silvera Ranch.
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 rezone, Tentative Subdivision Map, and Site Development Review.
If the City Council initiates a General Plan and Eastern Dublin Specific Plan Amendment Study,
Staff wi I I:
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.
Page 4 of 5
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
then could take action on the General Plan and Specific Plan Amendment. Any related
application materials subsequently would be presented for consideration, including: a) the
Planned Development Rezone consistent with the proposed land use amendment; b) Site
Development Review; c) Vesting Tentative Tract Map; and d) any required environmental
determination under the California Environmental Quality Act.
Staff has prepared draft resolutions for both approval and denial to initiate a General Plan and
Eastern Dublin Specific Plan Amendment Study to change the existing land use designations as
requested and described above. The draft resolutions are included as Attachments 2 and 3.
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
(CEOA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State
CEQA Guidelines (Information Collection).
ATTACHMENTS: 1. Braddock and Logan 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 designations of a 226.3-acre project area
known as Moller Ranch/Casamira Valley
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 designations of a 226.3-acre project area
known as Moller Ranch/Casamira Valley
Page 5 of 5
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December 1S, 2011
Teri Raln, A.I.C.P.
Community Develaprrzent Director
City of Dublin
100 Civic Plaza
'Dublin, CA 94568
lt>/: General Plan Amendment Re ucst
Dear Jeri:
BRAI)DdCEC & LOGAN SERVICES, INC.
BUIL-ERS - BIiVELpPERS
ESTABLIS}IED 1947
P. p. BOX 530p
DANVELLfi, CALIFORNIA 93526-1076
TELEPI3pNE (9?5) 73b-4DOD
FACSIA7ILE (925) G48.57flD
Pursuant to your letter of December 9, 2011, please consider this a formal request for a General Plan
Amendment for the property known as the Moller (Richey-Hunter). The Moiler property is located west of
Tassajara Road, immediately south of the City's northern boundary and contains 226 acres.
Specifically, #his request is to change the General Plan Designation of the Moiler property from Medium
Density Residential {6-I4 dwelling units per acre) to Low Density Residential {0-6 dwelling units per acre),
The proposed laud use designation changes would accomplish the foIIowing: {1) create a distinct master plan
community that would be unique to the City; {2} offer for dedication approximately 1,765 acres of open
space for the potential creation of a regional open park accessible fron;I Dublin; and {3} reconstruct the
Tassajara Road crossing which would stabilize and facilitate the widening of a regional read and the water
and sewer infrastructure contained within it.
We appreciate Staff s cornrrlitment to eXpeditiously complete the entitlement and environmental review
process prior to tl3e conclusion of 2012. As we have discussed, it is essential that the processing of this
project be completed in this tune frame. In response to City Staff's time commitment, we in turn will make
all the necessary resources available to the City to ensure that this project turns into a reality. Thank you for
considering our request, please do not hesitate to contact me with any questions.
Sincerely,
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awrence
Vice President
Attachments: General Plan Land Use Amendment Exhibit
Dublin Regional Open Space Project Map
RESOLUTION NO. XX - 12
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 DESIGNATIONS OF A 226.3-ACRE PROJECT AREA KNOWN AS
MOLLER RANCH/CASAMIRA VALLEY
(APN 985-0001-001)
WHEREAS, the City has received a request from Braddock & Logan Services, Inc.
("Project Proponent") to initiate a General Plan and Eastern Dublin Specific Plan Amendment
Study to change the land use designations of a 226.3-acre project area known as Moller
Ranch/Casamira Valley located east of Tassajara Road south of the City limits ("Study Area");
and
WHEREAS, the land uses in the Study Area currently are designated in the General
Plan and Eastern Dublin Specific Plan, as follows: 1) 48.9 acres of Medium Density Residential
(6.1 to 14.0 units per acre); 2) 143.7 acres of Rural Residential/Agriculture; 3) 32.6 acres of
Open Space; and 4) 1.1 acres of Neighborhood Park; and
WHEREAS, the land use designations requested by the Project Proponent are, as
follows: 1) 79.1 acres of Low Density/Single-Family Residential (0.9 to 6.0 units per acre); and
2) 146.1 acres of Open Space with no change to the existing Neighborhood Park land use of
1.1 acres to be located within the boundaries of the project site; 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 the Study Area (APN 985-0001-001) as requested
above.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
17t" day of January 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
G:IPA#120111PLPA-2011-00003 Moller Ranch 8&LICC Mtg 01.17.12 Moller Ranch GPAICC Reso APPROVE Moller Ranch GPA /nitiation.doc
RESOLUTION NO. XX - 12
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 DESIGNATIONS OF A 226.3-ACRE PROJECT AREA KNOWN AS
MOLLER RANCH/CASAMIRA VALLEY
(APN 985-0001-001)
WHEREAS, the City has received a request from Braddock & Logan Services, Inc.
("Project Proponent") to initiate a General Plan and Eastern Dublin Specific Plan Amendment
Study to change the land use designations of a 226.3-acre project area known as Moller
Ranch/Casamira Valley located east of Tassajara Road south of the City limits ("Study Area");
and
WHEREAS, the land uses in the Study Area currently are designated in the General Plan
and Eastern Dublin Specific Plan, as follows: 1) 48.9 acres of Medium Density Residential (6.1
to 14.0 units per acre); 2) 143.7 acres of Rural Residential/Agriculture; 3) 32.6 acres of Open
Space; and 4) 1.1 acres of Neighborhood Park; and
WHEREAS, the land use designations requested by the Project Proponent are, as
follows: 1) 79.1 acres of Low Density/Single-Family Residential (0.9 to 6.0 units per acre); and
2) 146.1 acres of Open Space with no change to the existing Neighborhood Park land use of 1.1
acres to be located within the boundaries of the project site; 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 the Study Area (APN 985-0001-001) as requested above.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
17t" day of January 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
G:IPA#120111PLPA-2011-00003 Moller Ranch 8&LICC Mtg 01.17.12 Moller Ranch GPAICC Reso DENY-Moller Ranch GPA /nitiation.doc