HomeMy WebLinkAbout8.1 Silvera Rch Ph 4 GPor
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DATE:
TO:
FROM:
STAFF REPORT
CITY COUNCIL
March 6, 2012
Honorable Mayor and City Councilmembers
Joni Pattillo, City Manager""'
CITY CLERK
File #420 -301
SUBJECT: Silvera Ranch Phase 4 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 .68 -acre area ( "Study Area ") within the project known as
Silvera Ranch Phase 4 (Bella Monte). The proposal is to change the land use from Rural
Residential /Agriculture, which permits one residential unit per 100 acres, to Single - Family
Residential which permits between 0.9 to 6.0 units per acre under the General Plan and the
Eastern Dublin Specific Plan. The Study Area is located north of Fallon Road along a new
public street known as Cydonia Court within a neighborhood of single - family detached
residential lots currently under construction.
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 adopt 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 .68 -acre portion of Parcel K on Cydonia Court within Silvera Ranch
Phase 4 from Rural Residential /Agriculture to Single - Family Residential; or 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 0.68 -acre portion of Parcel K on
Cydonia Court within Silvera Ranch Phase 4 from Rural Residential /Agriculture to Single - Family
Residential.
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Submitted By Reviewed By
Director of Community Development Assistant City Manager
Page 1 of 5 ITEM NO. 8.1
DESCRIPTION:
Background
The Silvera Ranch Planned Development was approved in 2003 (PA 02 -024) as a residential
community of 254 homes within an area of approximately 87.7 net acres on both sides of Fallon
Road east of its intersection with Tassajara Road. The area north of Fallon Road, known as
Phase 4, was approved for 44 Single - Family detached homes within a 4.1 net acre area to be
developed as the largest of the three housing types approved for Silvera Ranch in terms of
minimum lot size and floor plans.
Cydonia Court, which intersects with Fallon Road along its north side, serves as the primary
access to Phase 4. A secondary access road provided within the hillside and open space area
surrounding this residential neighborhood connects to Syrah Drive within the Fallon Crossing
Single - Family detached residential project to the north. The site was limited to 44 residential lots
based on the circulation and access needs for accommodating emergency vehicles in
compliance with City code.
Since adoption of the approved Development Plan for Silvera Ranch, the City's codes and
requirements have changed pertaining to fire prevention and access. One specific change is
the requirement for fire suppression sprinklers in all residential dwellings, including Single -
Family detached units. These new requirements resulted in a change or a lifting of the
limitations on the maximum number of units per access point in effect when the project was
initially approved, thus enabling the ability to have additional units within Phase 4.
Site Plan
The City received a letter from KB Home Northern California, the property owner, requesting
consideration of a change to the land use designation as shown in both the General Plan and
the Eastern Dublin Specific Plan from Rural Residential /Agriculture (1 residential unit per 100
acres) to Single - Family Residential (0.9 -6.0 dwelling units per acre) (see Attachment 1). The
land use amendment would allow the development of an additional 4 lots /units along Cydonia
Page 2 of 5
Court between lots 129 and 130 of the previously approved subdivision. The site has been
rough graded in compliance with the previously approved Tract Maps, and currently remains
undeveloped. The letter also included a conceptual subdivision of four lots related to Tentative
Map 10053.
ANALYSIS:
The proposed new Single - Family Residential land use designation for the .68 -acre area would
allow a density of 0.9 to 6.0 dwelling units per acre under the General Plan and the Eastern
Dublin Specific Plan.
The intent of the Land Use Amendment would be to subdivide the area into four lots for four
detached Single - Family homes resulting in a total of 48 units (44 approved plus 4 proposed)
north of Fallon Road. It is anticipated that, if the land use is changed to Single - Family
Residential, the development standards in terms of minimum lot size, setbacks, building height,
and coverage requirements would be similar to the Single - Family Residential development in
the immediate vicinity having a minimum lot size of 4,000 square feet and minimum street
frontage of 50 linear feet consistent with the adjacent Planned Development zoning approved by
PA 02 -024.
The conceptual subdivision and site layout are not being considered at this time but are
provided to depict the potential land plan. If the City Council authorizes the General Plan and
Eastern Dublin Specific Plan Amendment Study, the proposed land plan would be evaluated as
a part of that effort.
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 Amendment, Tentative Subdivision Map, and Site Development Review.
Page 3 of 5
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
Eastern Dublin Specific Plan land use amendments for recommendation to the City Council.
The City Council could then take action on the General Plan and Eastern Dublin Specific Plan
Amendment. Any related application materials would be presented for consideration
concurrently, including: a) the Planned Development Rezone [Amendment to the Stage 1 and
Stage 2 Development Plans] consistent with the proposed land use amendment; b) Site
Development Review (SDR); c) Vesting Tentative Tract or Parcel Map, as appropriate; and d)
any required environmental determination under the California Environmental Quality Act
(CEQA).
Staff has prepared alternative draft resolutions approving (Attachment 2) and denying
(Attachment 3) the initiation of a General Plan and Eastern Dublin Specific Plan Amendment
Study to change the land use designation from Rural Residential /Agriculture to Single - Family
Residential.
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.
ATTACHMENTS: 1. Project Proponent's Letter of Request dated February 8, 2012, from
Ray Panek of KB Home Northern California.
Page 4 of 5
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 of a .68 -acre portion of Parcel K on
Cydonia Court within Silvera Ranch Phase 4 from Rural
Residential /Agriculture to Single - Family Residential.
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 of a .68 -acre portion of Parcel K on
Cydonia Court within Silvera Ranch Phase 4 from Rural
Residential /Agriculture to Single - Family Residential.
Page 5 of 5
February 8, 2012
Jeri Ram, AICP
Community Development Director
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Subject — General Plan /Specific Plan Amendment — Silvera Ranch Phase 4
Dear Ms Ram:
This is a request to initiate a General Plan/ Specific Plan Amendment study for the subject parcels shown
on the attached exhibit for Silvera Ranch Phase 4. The request is to change the land use designation of
the subject property from rural residential /agriculture to low density residential.
Thank u for your consideration.
kPa Ra k
Senior Vice President
KB Home Northern California
KB HOME SOUTH BAY INC. 6700 KOLL CENTER PARKWAY SUITE 200 PLEASANTON, CA 94566
TEL 925 750 1700 FAX 925 750 1900 KBHOME.COM
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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 DESIGNATION OF A 0.68 -ACRE PORTION OF PARCEL K ON CYDONIA
COURT WITHIN SILVERA RANCH PHASE 4 FROM RURAL RESIDENTIAL /AGRICULTURE
TO SINGLE - FAMILY RESIDENTIAL
PLPA 2010 -00055
(PORTION OF APN 985 - 0055 - 003 -04)
WHEREAS, the City has received a request from KB Home Northern California to initiate
a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use
designation of a .68 acre area ( "Study Area ") within Parcel K of Tract 7540; and
WHEREAS, the Study Area is located along Cydonia Court, north of Fallon Road and
east of Tassajara Road between Lots 129 and 130 of Tract 7540 of the project known as
Silvera Ranch Phase 4; and
WHEREAS, the Study Area is currently designated for Rural Residential /Agriculture land
use; and
WHEREAS, the Study Area is proposed to be designated for Single - Family Residential
use under the General Plan and Eastern Dublin Specific Plan (0.9 to 6.0 dwelling units per
acre); 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 portion of Parcel K of Tract 7540 (portion of
APN 985 - 0055 - 003 -04) along Cydonia Court within Silvera Ranch Phase 4.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
6t" day of March 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
GIPA #120101PLPA- 2010 -00055 Silvera Ranch Phase 41GPA Initiation 3.6.121CC Reso(Approve)GPAInitiation 3.6.2012.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 DESIGNATION OF A 0.68 -ACRE PORTION OF PARCEL ON CYDONIA
COURT WITHIN SILVERA RANCH PHASE 4 FROM RURAL RESIDENTIAL /AGRICULTURE
TO SINGLE - FAMILY RESIDENTIAL
PLPA- 2010 -00055
(PORTION OF APN 985 - 0055 - 003 -04)
WHEREAS, the City has received a request from KB Home Northern California to initiate
a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use
designation of a .68 acre area ( "Study Area ") within Parcel K of Tract 7540; and
WHEREAS, the Study Area is located along Cydonia Court, north of Fallon Road and
east of Tassajara Road between Lots 129 and 130 of Tract 7540 of the project known as Silvera
Ranch Phase 4; and
WHEREAS, the Study Area is currently designated as Rural Residential /Agriculture land
use; and
WHEREAS, the Study Area is proposed to be designated for Single - Family Residential
use under the General Plan and Eastern Dublin Specific Plan (0.9 to 6.0 dwelling units per
acre); 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 portion of Parcel K of Tract 7540 (portion of APN 985-
0055- 003 -04) along Cydonia Court within Silvera Ranch Phase 4.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
6t" day of March 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
GIPA #120101PLPA- 2010 -00055 Silvera Ranch Phase 41GPA Initiation 3.6.121CC Reso (Deny) GPA Initiation 3.6.2012.doc