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Home My WebLink About8.2 Schaefer Rch GP Study~~~~ OF DU~~~ 111 ~~\\ 1~) ~'- ~ih)1t~2 '~~Y DATE: TO: FROM: SUBJECT STAFF REPORT CITY COUNCIL CITY CLERK File #420-30 February 7, 2012 Honorable Mayor and City Councilmembers Joni Pattillo, City Manager ~\ ~~~ ~~.~ Schaefer Ranch -General Plan Amendment Study initiation request Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The City Council will consider a request to initiate a General Plan Amendment Study to evaluate a proposal to change the General Plan land use designation of 23.19 acres ("Study Area") within the 500-acre Schaefer Ranch project. The Study Area currently is designated as 17.28 acres of Estate Residential and 5.91 acres of Open Space. The requested land use amendment would redesignate the land uses as follows: 5 acres of Estate Residential; 10.12 acres of Single-Family Residential; and 8.07 acres of Open Space. The proposed amendment would result in a net increase of 2.16 acres of Open Space and 17 units greater than the 406 new units approved for all of Schaefer Ranch. FINANCIAL IMPACT: No financial impact to the City. All costs associated with preparing the General 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 Amendment Study to Evaluate a Proposal to Change the Land Use Designation of 23.19 acres within the Schaefer Ranch Project Area; or 4) Adopt a Resolution Denying the Initiation of a General Plan Amendment Study to Evaluate a Proposal to Change the Land Use Designation of 23.19 acres within the Schaefer Ranch Project Area. C Submitted By Director of Community Development ~~~_- ~- Reviewed By Assistant City Manager Page 1 of 7 ITEM NO. 8.2 DESCRIPTION: Background Schaefer Ranch is an area of approximately 500 acres located generally at the westerly boundary of the city limits north of the Interstate 580 freeway (I-580) and south of unincorporated area of Alameda County, near the intersection of Schaefer Ranch Road and Dublin Boulevard. Schaefer Ranch is generally bounded by hillside open space to the north, east and west, some of which has been dedicated to the East Bay Regional Parks District or placed in permanent conservation easements. V I ~I l~ I'I' l': S~N ~~,~ ~, '~ N ~~ ~ ALAMEIJA CO. /' DUBU~tf ~ s Q ,~ ~''~. ~~ ~ ~ ~RN~Aryyr,. ;~. ,4Cd7F pH ° ~ V~ oaxcavn HA ~ tl~• 'a ~~ ro vauN stun vFa~aare ~~ ~ ~~1 t ~; s~ 2~ry~,. ~. $ ewc ~; ~ ~,4 ~. ALAlNEDA CO. d ~ ~nN/I ~~SANTON '`~' *,• r tip ua - gJ~ i9~~~.Tr~ ~~qq nR. ~~ _••-••'••-•1O1 ~~C17Y UM.175 ~~ ~; / M•' lL7 SAN JRSE HAYWARD Planning for the Schaefer Ranch project area as a whole initially was addressed in the Western Extended Planning Area Amendment to the General Plan adopted in 1992 and annexation to the City in 1996. The original Planned Development District (PD) Overlay zone (PA 94-028) approved by Ordinance No. 15-96 included a General Plan Amendment which anticipated 474 single family homes, open space, and infrastructure. With the initial approvals, Master Vesting Tentative Tract Map 6765 was approved on August 11, 1998 (Planning Commission Resolution 98-38) for 446 units of detached single family homes. Development standards were adopted concurrently with the Tract Map. Later that year, a Development Agreement was approved (Ordinance No. 20-98), amended in 2006. The residential area was laid out in four neighborhoods along with hillside slope/open space, recreation areas (both active & and passive), open space trail system, roadway systems, drainage systems, water tanks, and detention basins. The area has gone through a series of amendments and refinements since the initial approvals. In 2006, PA 06-031 was approved including the layout and site plan for the four neighborhoods consistent with the land use and zoning for "Residential Estates" and "Residential Single Family" with fewer units than allowed by the original approvals. Page 2 of 7 In 2008, portions of Schaefer Ranch located south of Dublin Boulevard were amended, reconfiguring the subdivision resulting in 406 units for all of Schaefer Ranch including 6 estate lots at the terminus of Dublin Blvd. The map below shows the site plan for Schaefer Ranch neighborhoods. Current Request On November 22, 2011, the City received a letter from Discovery Builders (the property owner) requesting consideration of a change to the General Plan Land Use designations of 23.19 acres of Schaefer Ranch (Study Area). The Study Area currently is designated as 17.28 acres of Estate Residential and 5.91 acres of Open Space. The requested land use amendment would re-designate the land uses as: 5 acres of Estate Residential, 10.12 acres of Single-Family Residential, and 8.07 acres of Open Space. The proposed amendment would result in a net increase of 2.16 acres of Open Space and 17 units greater than the 406 new units approved for all of Schaefer Ranch. ANALYSIS: Estate Residential -The 17.28 acres of property designated as Estate Residential is currently subdivided as six Estate Residential lots (Lots 297 through 302), which are vacant but have been rough graded as part of Tract 6765, and Parcel R which was the previous location of the original ranch home (see Figure 1 a below). All of the estate lots and parcels have a minimum lot size of 2.1 acres in compliance with the adopted Development Regulations. The area to the north is designated as Open Space. The area to the south is Estate Residential and includes the existing Schaefer home. The Project Proponent proposes to re-designate the 17.28 acres as follows: • 8.07 acres as Open Space. • 9.21 acres as Single Family Residential and subdivided as 22 lots (see Figure 1 b below). Page 3 of 7 Schaefer Ranch Site Plan Figure 1a: Existing Estate Residential LEGEND .6'-J,. PnF::EL U EY,ISiING GEIERAL PLAN 129T idl3 128.82 ACRES LAND USE OESGM7O"+S eaule uaaxiu. o a°.9N.~ cEL G 1297 NII RES 2.55 ; .unn~~uc.nxmirov ~: ~::::::: ~ ~:: ~ ,veuc~u.l.~..ic I ~ D. S.R.S.C. YANK SffE IPAJ2CEL S1 i ,.~ ~ ~ ~ !~!~ .. .v.x...w°«ev~ 8K 277 P ~ I-15 : ;;~~ : ~ ~ f 4, / GENERAL NOTES 299 i 298 297 ~ ~. W ' l~. ~,; ~ c, a.wve« ,. cif. ' PARCEL P ~ r F~.rll' .:i'- ~~ ~z =:~?.:.9~ii~y. 6S .ss «,..,° ' ,.. . ~+i.m«" ° 7! y ,r , _ i29? MI:' IZ28 AC8F5 _ . _ ._ _ ------- - - ___ _. _ _ ~ --- _ , DUSJN BLVD . ' w«wu ~ni ucn ,. ° ,. _ - --- -- - - _ ~ _ `~ p 902 I I w.r' I.°.nne an vaa.a«c.~ c! ~o ` I I II w ~; I ~ •. O ='~ ~s~ SCrIACr"`-R ~~' i iiJMBcR 99-~ 137p 1 ~ v ~ "" ' ~L . 5[. h °° paj E7a571NG GETERaL PLAN j,\ S ~ '+""0 I ~° ,.~, ° J ~ll m ~~ ial'~ ~, w-. / Ta ~rs .. `~: v~3 '::~. ... Figure 1 b: Proposed Open Space and Single Family Residential '~ ,~-~~ LEGEND PARCEL U 1287 741 i PRGPGSCO N !J I98.B2 ACRES ~ LaNU LC= U=SICNai py> -___~ QN01N ~ "« _1.--l-RAP_CE', G ~ _______ ~ s°vnc.«rnr..comnu ;297 N..1] `-_ t :>:: ~' O wr««. ~..,~R.~«.,:°, : «.,6 ; ; ii i 1 I I ~ ~ ns .u.s~. rawc srcE : IPARC9 S! .. , ; O ~,«a,«.~,..~. RE3', 33 A , . ~:. BK 29? Pu I-IS .~ ~:: ~ :: : ; `S' , t/ n ~ niN Wrrpn.rl PN I ~ sy ~~ L ~~ ~ GENERAL NOTES S L OPEN sPA~L ~ I PARCEL ~ a'°1+- 7 m ~ ::. -:' t4 t~ .~ 24. ~:: J ~' i ~ . °.~ni l~~' A~ ~ " _ 129? 111! 1 _~_ 92 RES I ss ACRb I ~ I ~\`~-4dt-~~~ .. _. .. - ,.h e m «.au ' . , ` -r - - _ _ - _ -- .. ~--- .--- - . - -- - - G UBLfN BLV D ~R..«R~~a fin 2 ~ _ . _ .. _ °i y I II I II II - II I I «~« ` ~ I I L °... ._<w,. M° ~o po Iy.41 ~rk~ ~ ... ,.°..,°. .°.,«..«. v ,i b I I -• ~ '~ ~ - ....,..~~.. ..°..,.... ,..., ~,. U.. _ ~ gC;~T,RF~~ 137 ~ I. rRICS ?tiUMgER 99- g t ~~ -'9 Y i~ ~ ~ C~2AL PLAN AMENOAENT ~'I 4 ~ 1 I :R, m rc~.r~~ , Open Space -Five acres of Open Space within Parcel "U" is proposed to be re-designated to Estate Residential. It is anticipated that a custom home site will be developed on this new Estate Residential lot (see Figure 2a below). The new Estate Residential lot would be 294 feet wide and 888 feet deep at its longest. This boundary also is the most northerly boundary of Schaefer Ranch and the City limits and also Page 4 of 7 represents the urban limit line. This lot is proposed to be accessed by an existing 25-foot wide private drive connecting to Marshall Canyon Court, a residential cul-de-sac off of Ridgeline Place. The private access drive also currently serves as an easement for open space, a pedestrian trail managed by East Bay Regional Parks District (EBRPD), and a water line operated by Dublin San Ramon Services District (DSRSD). An area of .91 acres is also proposed to be re-designated from Open Space to Single Family Residential for subdivision as a custom lot for one new home. This new lot would be located at the end of the cul-de-sac on Ridgeline Place (see Figure 2b below). Currently it not only serves as open space, but also as emergency vehicle access and as a fire protection buffer, the use of which will need to be evaluated. Figure 2a: Proposed Estate Residential on Parcel "U" VIGH?Y MAP '~"'1" EASE BAY R£pONA1 PARK DISIftICT _ - - - _ LEGEND -~ - ~ - - _. -i;~~ '. ~ r FxI~IIN:i GFN-P<. PIaN COUNTY OF ALAMEDA vino Esc aESleva uN' o ..,..,.,..,.W CITY OF DUBLIN 0 ,~,.w...m,a,,,. 5.0 ACRES \~ PARCEL 'A' D ~~ "-.,,e, PARCEL 'U' ~ "`""""'"° 183.Eia A[RL9 11 GENERAL NOTES - - ~ ~ PARCEL 'U' ~ ~•-.~ ~ ~ ~ ~ - `_+2~ ~.~ \~~ fry \\ RCEL .A , .,~.m ... ,m.,,..~ .~ ~~ ~~ ~~ ~`~~ ~ ~ ~,1 ~ ~~~ .w~,,,. h,.,.~, ,... , _ < '/ ti ~, ~ ` ~4~f, u .,..~, ~~ ~ ,:a .. Figure 2b: Proposed Single-Family Residential on Parcel "I" - ~~ ~ !-~ LEGEND i aNC ~~SF f-I'.4~~t1^V5 COUNTY' OF ALAMEDA CITY OF DUBLIN ~° 0 ~".~W=~"=~=on,. o .~ 5.0 ACRES ~~ PARCEL 'A' D °~^,~N` =^nu PARCEL 'U' ~ ~~"-~ ~as.ea. acxas 1 'll GENERAL NDiES ~_~.\\ PARCEL 'U' ~ o.." ..,"_,. .. O.GI iA"'RE5 \ =AD~,~ ~_`~~ ~~\\~// \ ~ ...w wv .w.•-1~ w.... .. ~ 1 ~,......~'JJ~,~ y ~ ~~, \PARCEL 'A' ... "~.,. " `~ ~~ ;~ , ~,~ ~ ~'~ ~l 1'i ~~ !,q / `~~ ~\ ~iX~~ .m CErEfi~L PLAN AMEN~AENT Page 5 of 7 The land use distribution for the requested General Plan Amendment study is shown by Neighborhood in Table 1, as follows: TABLE 2: Land Use -Existing and Proposed (by Neighborhood) Existing Proposed Land Use Area ac Land Use Area ac Uses Estate Residential 17.28 Single Family Residential 9.21 22 lots SFR Open Space 8.07 Open Space Subtotal 17.28 17.28 Open Space Portion of Parcel °u" 5.00 Estate Residential 5.00 1 SFR Lot Open Space Portion of Parcel "I" .91 Single Family Residential 0.91 1 SFR Lot Subtotal 5.91 5.91 Total 23.19 23.19 A conceptual subdivision has been prepared for the 22 proposed single family detached lots and for the two proposed additional home sites. As proposed, the result would be a net increase of 2.16 acres of Open Space and 17 units above the 406 new units approved for all of Schaefer Ranch. However, Single Family Residential generally allows for densities of 0.9 to 6.0 units per acre. The proposed density would allow up to 55 units on the 9.21 acres which exceeds the number of units proposed. Also, for 22 units on 9.21 acres, average lot size would be approximately 18,000 square feet. It has been past practice for the City Council to initiate all General Plan Amendment Studies prior to accepting an official application and beginning work on such a request. Any development resulting from the land use amendment still would require a Planned Development Rezone and related Stage 1 and Stage 2 Development Plan, new or amended Subdivision Map, and Site Development Review. If the City Council initiates a General 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 land use amendments for recommendation to the City Council. The City Council then could take action on the General Plan. Any related application materials subsequently would be presented for consideration, as necessary, including: a) the Planned Development Rezone consistent with the proposed land use amendment, b) Site Development Review (SDR), c) Vesting Tentative (Tract or Parcel) Map, and d) any required environmental determination under the California Environmental Quality Act (CEQA). Page 6 of 7 Staff has prepared draft resolutions for both approval and denial to initiate a General 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. Vice Mayor Hart stated, at the January 17, 2012 City Council meeting, that he would recuse himself from participating in any decisions in which Discovery Builders is directly involved. NOTICING REQUIREMENTS/PUBLIC OUTREACH: Although a public notice is not required to review a request to initiate a General Plan Amendment Study, the City mailed notices to all property owners and tenants within 300 feet of the proposed Study Area as well as all Schaefer Ranch and California Highlands residents. A public notice also was published in the Valley Times and posted in the designated posting locations throughout the City. A copy of this Staff Report was distributed to the Project Proponent. ENVIRONMENTAL REVIEW: The General 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 (Information Collection). ATTACHMENTS: 1. Project Proponent's Letter of Request dated November 22, 2011 from Doug Chen, Project Manager, Schaefer Ranch Holdings LLC. 2. Resolution Approving the Initiation of a General Plan Amendment Study to Evaluate a Proposal to Change the Land Use Designation of 23.19 acres within the Schaefer Ranch Project Area. 3. Resolution Denying the Initiation of a General Plan Amendment Study to Evaluate a Proposal to Change the Land Use Designation of 23.19 acres within the Schaefer Ranch Project Area. Page 7 of 7 ~~® Schaefer Ranch Holdings, LLC ~~ ~~~~ 4061 Port Chicago Highway Suite H • Concord, CA 94520 N~~ ~+ ~ Phone (925) 6$2-6419 O Fax (925) 6$2-2047 November 22, 2011 Ms. Jeri Ram Community Development Director City of Dublin 100 Civic Plaza, Dublin, CA 9456$ Subject: Schaefer Ranch, General Plan Amendment Study As a follow up to my meeting with Jeff Baker, Planning Manager for the City of Dublin, Schaefer Ranch Holdings LLC respectfully requests that authorization to initiate a General Plan Amendment (GPA) Study for the Schaefer Ranch Development be brought before the City Council Far consideration. The proposed GPA, affecting a total of 23. I9 acres, would re-designate 5.91 acres of Open Space and 17,2$ acres of Estate Residential {cut~.•ently 6 Estate Lots) to 8.07 acres of Open Space, 5 acres of Estate Residential (1 Estate Lot proposed), and 10.12 acres of Single-Family Residential (21 Single-Family Lots proposed). The resulting residential densities would be within the established ranges under the General Plan, add 16 very desirable low density residential units t9 the 406 same type units currently planned for Schaefer Ranch, and increase Open Space acreage for the overall Development. Attachments: Existing and Proposed General Plan Amendment Land Use Designation Maps (set of 4 sheets) RESOLUTION NO. XX - 12 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY TO EVALUATE A PROPOSAL TO CHANGE THE LAND USE DESIGNATION OF 23.19 ACRES WITHIN THE SCHAEFER RANCH PROJECT AREA (PA 06-031) (TRACT 6765) WHEREAS, the City has received a request from Schaefer Ranch Holdings LLC represented by Discovery Builders ("Project Proponent") to initiate a General Plan Amendment Study to change the land use designation of 23.19 acres ("Study Area") within the 500-acre Schaefer Ranch project area divided as 17.28 acres designated Estate Residential and 5.91 acres designated as Open Space; and WHEREAS, Schaefer Ranch is located within the Western Extended Planning Area of the General Plan north of Interstate 580 and Schaefer Ranch Road, including the westerly terminus of Dublin Boulevard, south and east of the City limits; and WHEREAS, a portion of the Study Area is located in the westerly area of Schaefer Ranch along Schaefer Way west of the intersection of Dublin Boulevard and Schaefer Heights Road, and a portion of the Study Area is located at the terminus and north of Ridgeline Place; and WHEREAS, the land uses in the Study Area currently are designated in the General Plan, as follows: 1) 17.28 acres of Estate Residential, and 2) 5.91 acres of Open Space; and WHEREAS, the land use designations requested by the Project Proponent are, as follows: 1) 5 acres of Estate Residential, 2) 10.12 acres of Single-Family Residential (0.9 to 6.0 units per acre), and 3) 8.07 acres of Open Space, resulting in a net increase of 2.16 acres of Open Space and 17 units greater than the 406 new units approved under the current plan for Schaefer Ranch; and WHEREAS, the General 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 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 Amendment Study to change the land use designation of the Study Area as requested above. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 7t" day of February 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor G:IPA#12006106-031 Schaefer Ranch-Discovery BuilderslCC Mtg GPA Initiation 02.07.121CC ResoAPPROVE-GPA/nitiation-2012.doc RESOLUTION NO. XX - 12 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN DENYING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY TO EVALUATE A PROPOSAL TO CHANGE THE LAND USE DESIGNATION OF 23.19 ACRES WITHIN THE SCHAEFER RANCH PROJECT AREA (PA 06-031) (TRACT 6765) WHEREAS, the City has received a request from Schaefer Ranch Holdings LLC represented by Discovery Builders ("Project Proponent") to initiate a General Plan Amendment Study to change the land use designation of 23.19 acres ("Study Area") within the 500-acre Schaefer Ranch project area divided as 17.28 acres designated Estate Residential and 5.91 acres designated as Open Space; and WHEREAS, Schaefer Ranch is located within the Western Extended Planning Area of the General Plan north of Interstate 580 and Schaefer Ranch Road, including the westerly terminus of Dublin Boulevard, south and east of the City limits; and WHEREAS, a portion of the Study Area is located in the westerly area of Schaefer Ranch along Schaefer Way west of the intersection of Dublin Boulevard and Schaefer Heights Road, and a portion of the Study Area is located at the terminus and north of Ridgeline Place; and WHEREAS, the land uses in the Study Area currently are designated in the General Plan, as follows: 1) 17.28 acres of Estate Residential, and 2) 5.91 acres of Open Space; and WHEREAS, the land use designations requested by the Project Proponent are, as follows: 1) 5 acres of Estate Residential, 2) 10.12 acres of Single-Family Residential (0.9 to 6.0 units per acre), and 3) 8.07 acres of Open Space, resulting in a net increase of 2.16 acres of Open Space and 17 units greater than the 406 new units approved under the current plan for Schaefer Ranch; and WHEREAS, the General 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 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 Amendment Study to change the land use designation of the Study Area as requested above. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 7t" day of February 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor G:IPA#12006106-031 Schaefer Ranch-Discovery BuilderslCC Mtg GPA Initiation 02.07.121CC ResoAPPROVE-GPA/nitiation-2012.doc