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HomeMy WebLinkAbout8.1 PCSR Brannigan StreetSTAFF REPORT PLANNING COMMISSION DATE: March 27, 2019 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA-2011-00039 Brannigan Street, General Plan Amendment, Eastern Dublin Specific Plan Amendment, Planned Development rezoning with related Stage 1 Development Plan Amendment and new Stage 2 Development Plan, Site Development Review and Vesting Tentative Tract Map 8093 for 19Single-Family homes in a 19-lot subdivision, Development Agreement, and CEQA Addendum to prior CEQA documents fora 3-acre parcel located along the west side of Brannigan Street north of Gleason Drive within Area F of Dublin Ranch Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The subject of this application is a 3-acre parcel located along the west side of Brannigan Street north of Gleason Drive within Area F of Dublin Ranch. This site currently is designated Public/Semi-Public in the General Plan and the Eastern Dublin Specific Plan with consistent zoning of Planned Development (PD) Public/Semi-Public. The Applicant has requested land use amendments to the General Plan and the Eastern Dublin Specific Plan, a Planned Development rezoning with related Stage 1 Development Plan Amendment and new Stage 2 Development Plan to change the land use designation and zoning from Public/Semi- Public to Medium Density Residential. Concurrent approval has been requested for Site Development Review for 19 Single-Family detached units, Vesting Tentative Tract Map 8093 for a 19-lot residential subdivision, and a Development Agreement. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt the following Resolutions: a) Resolution recommending that the City Council adopt a CEQA Addendum for the Brannigan Street project; b) Resolution recommending that the City Council adopt a Resolution amending the General Plan and Eastern Dublin Specific Plan to change the land use designation from Public/Semi- Public to Medium Density Residential fora 3-acre site on Brannigan Street north of Gleason Drive; c) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development rezone with related Stage 1 Development Plan Amendment and new Stage 2 Development Plan fora 3-acre site on Brannigan Street north of Gleason Drive; d) Resolution approving a Site Development Review and Vesting Tentative Tract Map 8093 for the Brannigan Street project, a residential subdivision of 19 single-family detached units on approximately 3 acres; and e) Resolution recommending that the City Council approve a Development Agreement. Submitted By vi ed By Mike Porto, Consulting Planner Planning Manager COPIES TO: Applicant File ITEM NO.: • Page 1 of 14 G:1PA#120111PLPA-2011-00039 Lennar Homes Brannigan GPA EDSPAV(it's DOC commentslpc staff report for brannigan lennar project.DOC DESCRIPTION: Background: The Project Site is a three-acre parcel (APN 098-0052-021) located along the west side of Brannigan Street north of Gleason Drive within Planning Area F of Dublin Ranch. The original annexation prezoning was approved by Ordinance 11-94, (PA 94-030). The current boundaries and configuration of Area F include portions that originally were part of Dublin Ranch Areas B and E. Land use designations and zoning for portions of these areas subsequently were changed by Resolution 141-97 (PA 96-038 & PA 96-039). In February 2000, the City Council adopted Ordinance No. 6-00 approving PAs 98-068, 98-069 and 98-070 which established Stage 1 and some Stage 2 Planned Development zoning for Areas F, G and H, respectively. The current boundaries for Area F generally were established at that time. On March 21, 2000, the City Council adopted Resolution 35-00 approving a General Plan Amendment and Eastern Dublin Specific Plan Amendment, respectively, which designated land uses within a reconfiguration of planning areas for Dublin Ranch, including Planning Area F (approximately 285 acres). At that time, the project site was part of a 50-acre site designated for High School (HS) use in both the General Plan and the Eastern Dublin Specific Plan. Stage 1 Planned Development zoning in Ordinance 06-00 (PA 01-037) was adopted as PD-HS, consistent with the approved land use. Following adoption of these land uses, the Dublin Unified School District determined not to pursue the high school site on this property. In 2004, the General Plan and Eastern Dublin Specific Plan were amended through the Area F North project to change the use of the 6.3 acres remaining from the high school site (including the Project Site) to Public/Semi-Public use. Stage 1 Planned Development zoning was adopted by Ordinance 12-04 consistent with the adopted land use designation. The project site comprises 3 acres of the 6.3-acre area. The Project Site is vacant with no vegetation having been part of an area mass graded for Dublin Ranch Planning Areas B, E and F. It is described as Parcel 1 of Parcel Map 9451. The Springfield Montessori School was built generally in the northern portion of the 6.3 acre site. 2 of 14 The Project Site was purchased by the current property owner, East Bay Muslim Community Center, for use as community center/worship facility. Since that time the property has remained vacant. Indications have been that the property is too small to accomplish the intended use given the required development standards. Lennar Homes of California holds an option to purchase the property from the current owner and is serving as the owner's representative in obtaining entitlements. The abutting property to the south is an undeveloped remnant parcel (APN 098-0052-029) of approximately 3.07 acres extending along the north side of Gleason Drive between Tassajara Road and Brannigan Street. The easterly portion of the remnant parcel is designated P/SP. However, the future size and configuration of this remnant parcel will be determined by the ultimate design and right-of-way required for the completion of Gleason Drive. 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 homes. A slope along the westerly boundary of the Project Site creates a physical barrier between the two sites with the Courtyards approximately 23 feet lower in elevation. Easterly across Brannigan Street from the Project Site, Lennar is completing construction of 119 Single-Family detached homes known as Sonata Tract 7282, approved by Planning Commission Resolution 06-28. The Sonata neighborhood is designated as Medium Density Residential. The Development Regulations for the Brannigan Street project, once adopted, will reflect the Development Regulations adopted for the Sonata neighborhood. Current Proposal: The Applicant is requesting approval of General Plan and Eastern Dublin Specific Plan Amendments to re-designate the site from Public/Semi-Public to Medium Density Residential (6.0-14.1 du/ac). The request includes a corresponding Planned Development rezoning with related Stage 1 Development Plan Amendment and new Stage 2 Development Plan. The proposed PD zoning would allow for the development of 19 single-family detached homes. Additional requests include Site Development Review, Vesting Tentative Tract Map 8093 for a residential subdivision of 19 single-family detached units on approximately 3 acres consistent with the development standards in nearby Medium Density Residential projects, and a Development Agreement. ANALYSIS: General Plan ~ Eastern Dublin Specific Plan Amendment On June 21, 2011, the City Council Adopted Resolution 112-11 initiating a General Plan and Eastern Dublin Specific Plan Amendment Study based on the current proposal. The project site has a current General Plan and Eastern Dublin Specific Plan land use designation of Public/Semi-Public. The General Plan defines Public/Semi-Public Facilities to include uses such as public schools, libraries, city offices, post offices, fire stations, and community serving uses, child care centers, youth centers, senior centers, special needs program facilities, religious institutions, clubhouses, community centers, community theatres, hospitals, private schools, and other facilities that provide cultural, educational, or other similar services. Existing Planned Development Zoning is for Public/Semi-Public uses. Public/Semi-Public uses may be built at a maximum Floor Area Ratio (FAR) of .50%. 3 of 14 The proposed General Plan and Eastern Dublin Specific Plan Amendments would modify the existing land use designation of the 3-acre site from Public/Semi-Public to Medium Density Residential (6.0 to 14.1 dwelling units per acre). The Applicant is proposing to develop 19 homes, consistent with existing Medium Density Residential development to the east and west. Existing Land Use !'~--- Medium Density Res Medium cl DensitvRes i-~~ i i i Public/Semi- j Public ~~, PubliclSemi- ~ ~ .,= I Public I j i i~ - _ ,~ i i '~ __ _ 1C{--- ~ ~ Medium Density Res Medium Density Res Public/Semi- Pubilc rr~r~u5eu ~aiiu use \ _~ ~t.~ ,~..,,.a.~ I Medium Density Res I- 1_=J ) Public/Semi- Public i _ ~I ; ~ -"~~J'i Medium Density Res - i ~~ 1~ ~ -~ j The project proposal includes related amendments to the various figures, texts, and tables in the General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. A Resolution recommending the City Council adopt a General Plan Amendment and an Eastern Dublin Specific Plan Amendment for the Brannigan Street project is included as Attachment 1. Planned Development Rezoning with related Stage 1 Development Plan Amendment (Ordinance 12-04) and new Stage 2 Development Plan The Applicant also requests approval of a Planned Development rezoning with related Stage 1 Development Plan Amendment and new Stage 2 Development Plan consistent with the requested General Plan and Eastern Dublin Specific Plan land use amendments. The rezone will amend the existing PD Zoning to allow Medium Density Residential uses on the subject site. With the proposed PD Amendments, residential development standards would be adopted for the Project Site so that the subdivision would be consistent with the existing Medium Density Residential development in Dublin Ranch Area F, including: lot size, frontage, setbacks, coverage, distance between buildings, common outdoor areas, usable outdoor areas, height limits, parking, driveways, and grading standards. 4of14 The Development Regulations for the Brannigan Street project are proposed as follows: TABLE 1: Development Regulations -Brannigan Street Standards Medium Density Single Family Detached (Area F1) Lot Size: Minimum 3,150 sf Lot Size 3,150 sf Minimum Street Frontage 35 feet Maximum Lot Coverage 50% Maximum Building Height 38 feet Maximum Stories 3 Minimum Front Yard Setbacks to living area 12 feet to porch 10 feet front of garage 18 feet Minimum Side Yard Setback 2 story to 2 story 4 feet minimum corner lot (setback from side street) 9 feet Minimum Rear Yard Setback Living Space 12 feet average, 5 feet minimum Usable Rear Yards 300 sf contiguous flat area minimum 5 feet minimum dimension Parking Spaces Required 2 covered, 1 guest The proposed Stage 1 Development Plan Amendment and new Stage 2 Development Plan are consistent with the requirements of the Zoning Ordinance (Chapter 8.32-Planned Development Zoning). A Resolution recommending the City Council adopt an Ordinance approving the Planned Development rezone with related Stage 1 Development Plan Amendment and new Stage 2 Development Plan for the Brannigan Street project is included as Attachment 2 with the draft City Council Ordinance included as Exhibit A to Attachment 2. Site Development Review Site Layout/Plotting -The lots are laid out around an internal loop street system that achieves several benefits to the neighboring properties. Access to the Brannigan Street project would be taken from Brodie Way which aligns with the street across Brannigan Street to the east. Seven of the lots would have a rear yard wall facing Brannigan Street; twelve of the lots would face onto the interior side of the loop road. The "unloaded" or outer perimeter of the loop road would be free from garage driveway access and available for curbside guest parking. The internal street system will provide a "stub" to the adjacent property to the south if needed for future plans. 5 of 14 Site Plan ~~,~ i e CHtCLE'A' i raxcn~ rzsas~ IY` Y 9S-!1 1 I ~.~ ' ( 19 16 IT 16 IS 14 ~ ~ ! - s~ o a,~,~ ~ 1 ' iur~ mlrun s~ ~. ~ ~ nl i o® ca?m, m Clr>> cae eye -- B 9 10 I I 12 13 1 f --~-- 1 1 i CIltC7.8'A' i , i C~1 O® Q~ C;~ 1 i i i rurcEl. MwN51 QM CJA ~ i ~ANy j.~~ • 1 BRAN16CiAH $~RFEf A specific floor plan and elevation has been plotted for each of the 19 lots based on lot coverage and diversity of street scene, as shown in Table 2 below. However, the proposed Project will have flexibility to place different plans on the lots. Tahla ?_~ I ntc in granniaan Street Proiect Lot -Tract 8093 Lot Area (sf) Plan/Elevationl'I Covera e 1 4,627 2A 35% 2 3,871 1 B 41 3 4,172 2C 40% 4 4,020 1A 41 5 3,597 2B 45% 6 3,445 1 C 46% 7 3,381 2C 49% 8 3,709 2A 44% 9 3,375 1 B 47% 10 3,375 2C 49% 11 3,375 1A 48% 12 3,375 2B 48% 13 3,709 1 C 43% 14 3,709 2A 44% 15 3,375 1 B 47% 16 3,375 2C 49% 17 3,375 1A 48% 18 3,375 2B 48% 19 3,709 1 C 43% Ill (A) Spanish, (B) Tuscan, and (C) French 6of14 The purpose of the plotting matrix/fit list also shows that any of the approved floor plans will fit on all 19 lots within the coverage limitations of 50%. As with previously approved SDRs within the Eastern Dublin Specific Plan Area such as Positano and Jordan Ranch, this flexibility would be allowed within the plotting parameters described as follows: Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. The purpose of allowing this flexibility is to enhance sales and marketing while maintaining sufficient diversity along the street scene. Also, the ability to plot any house on any lot will add a more distinctive look to the neighborhood and eliminate the repetitious look of many subdivisions. These standards have been included as Condition #30 of Attachment 3. As individual plot plans are submitted for each lot, the Applicant shall provide a master plotting plan for the previous lots in the subdivision to ensure compliance with these standards. The proposed project would comply with all other adopted development standards. Floor Plans -The Brannigan Street project offers two floor plans. Both are two stories and either 2,319 square feet for Plan 1 or 2,506 square feet for Plan 2. Both plans have a covered front porch and a double garage with astreet-facing door. Ground floor living area is configured with a great room (living, eating, and kitchen space) and a half bath/powder room. Second floor space includes the master bedroom at the rear of the structure, laundry room, and two or three bedrooms, depending on the plan. Each master bedroom is provided with an en-suite master bathroom and one or two walk-in closets, depending on the plan. Both secondary bathrooms on the second floor have dual basins. Each ground floor also includes one bedroom near the entry with full en-suite bathroom and walk-in closet. Any patio cover, not shown with the floor plans, would be subject to further review for a coverage maximum of 50% which would vary among each lot. Table 3 shows proposed square footage, bedrooms, bathrooms, parking, and available styles for each of the proposed plans. Table 3: Brannigan Street -Floor Plans Square r Bedrooms Bathrooms Footage Elevations~2~ Parking Plan ( ical)c'~ Plan 1 4 3.5 2,319 sf A, B& C 2 Plan 2 5 3.5 2,506 sf A, B& C 2 Total: 19 Units ~'~ Living area only. cz~ (A) Spanish, (B) Tuscan, and (C) French Plan 1 -Plan 1 is the smaller of the two with 3 bedrooms upstairs and one on the ground floor. The master bedroom has one large walk-in closet. (See Attachment 4, Architecture tab, Sheets A4, A7 & A10) Plan 2 -Plan 2 is the larger of the two and offers 4 bedrooms on the second floor along with the ground floor suite. The master bedroom has 2 walk-in closets. Awalk-in closet also is available for Bedroom #2 on the second floor. (See Attachment 4, Architecture tab, Sheets A15, A18 & A21) 7of14 Architecture -The SDR for Brannigan Street offers three architectural styles for each of the two floor plans. The homes are designed with themed architectural elements integrated into the front facades and enhanced rear and corner elevations that wrap the sides of the structures. Because no one- story floor plan is proposed, floor plans and exterior elevations are designed with one-story elements along the front. Both plans present a strong one-story element to the street and recessed second story elements to reduce mass and enhance pedestrian scale. The garage facades have been de-emphasized with architecture forward plans, multi-plane front elevation setbacks, and recessed doors. The use of the three styles is intended to enhance the diversity of the street scene with varied roof forms, pitches, and overhangs; window shapes and mullion variations; shutter configurations; trim profiles; gable end treatments; exterior materials; and style-specific details. To provide wide diversity to the exterior elevations and architectural styles, the exteriors also rely on color to differentiate among exterior planes. Exterior elevations of all three styles primarily are stucco or plaster finish with accents in manufactured cultured stone on the Tuscan and French styles for Plan 1 and on the Tuscan style only for Plan 2. For both plans roof materials are concrete S-tiles for the Spanish and Tuscan styles, and flat concrete the for the French style. All styles are designed with enclosed eaves. (See Attachment 4, Architecture tab, Sheets A2 and A13) Roll-up garage doors present nearly square panels on all styles. The following provides an abbreviated description of each architectural style reflecting the proposed exteriors in the neighborhood: - (A) Spanish -The Spanish style features gable roof forms, stucco window recesses, heavy headers and sills, second story window awnings, and decorative lapped window shutters. Window forms display square or rectangular mullions. Wooden post support the front porch, and gable ends are enhanced with and decorative the vents. - (B) Tuscan -This style is identified by a gable roof form. Architectural elements also include stucco recesses and heavy foam buildouts along the headers and window sills. Windows present square or rectangular mullion. Other elements include wooden front porch posts and stone veneer to accent the entry. - (C) French - As mentioned above, the French style uses a flat concrete the on steeply pitched hip roof forms with short or high ridges. Upper story window and door elements are framed by gables with decorative siding as an enhancement. Stucco and foam build- outs are used to delineate window with recesses and to enhance out headers and sills. Windows are decorated with plank shutters and divided mullions in the upper portion. Exteriors accents feature cultured stone veneer on Plan 1 and wooden front porch post on Plan 2. Parking - In accordance with the development standards in the Stage 2 Development Plan, each of the 19 single-family homes in Brannigan Street is provided with atwo-car side-by-side garage resulting in compliance with the minimum requirement of 38 covered spaces. In addition, all units are required to provide one guest space (a minimum of 19 guest spaces). Attachment 4, Sheet AP12, identifies 19 spaces located curbside along the outer perimeter of the private interior circle loop drive on site within the project area boundaries except where 8of14 marked for traffic safety and access by emergency vehicles. Driveways are also proposed which can accommodate 2 cars. Landscaping/Fence Plan -The Landscaping Plan in the current submittal generally is consistent with the plans approved with previous SDRs for neighborhoods west (Courtyards, Dublin Ranch Phase 1, M-3 neighborhood) and east of this proposed project (Lennar's Sonata neighborhood). (See Attachment 4, Landscape Architecture tab, Sheets L-1 through L-4). Landscaping for this project has special emphasis because of the slopes along the westerly edge and the interface with Brannigan Street. As with the SDRs approved nearby, the landscaping is proposed to be generous, with trees lining the neighborhood streets, parkways, and landscaped strips. Relative to the topography of the Project Site, the fence plan takes into consideration retaining walls and view fencing where appropriate. The outside perimeter of the circular loop road will be heavily landscaped within slope areas along the south and west setbacks. A 5-foot wide sidewalk encircles the outer perimeter of the circular loop road; it connects to Brannigan Street along the southeasterly boundary of the Project Site and carries through along the north side of the neighborhood entrance at Brodie Way. The sidewalk is separated from the slope plantings by a concrete split rail fence with wood grain concrete posts and stylized concrete pilasters with cultured stone veneer and precast concrete caps. This design is consistent with similar fencing in developments adjacent to this project. The rail fence theme displayed on Brannigan Street will be used along with hardscape elements, such as enhanced pavement, to create a neighborhood entry and identity. Fence elements of the split concrete rail and stone clad pilasters will be used to feature entry monument hanging signage facing the neighborhood entrance at Brodie Way. All landscaping along the private right-of-ways and sidewalks paralleling the streets will be shaded and enhanced by trees and plantings. For this project, the developer has agreed to make street improvements along the Brannigan Street frontage of the adjacent remnant parcel continuing down to the Gleason Drive right-of-way, as further addressed in the draft Development Agreement and in SDR/VTM Condition of Approval #38. The interface with the Montessori School site to the north will be separated by a 6-foot high vine-covered wooden fence. A "community-themed wall" similar to those in the neighborhoods throughout Dublin Ranch would be constructed along Brannigan Street separating the rear yards of Lots 1 through 7 from Brannigan Street. The landscape plans in the current submittal also have been prepared to reflect the building footprint of each floor plan. In addition to the overall landscape plan for the neighborhood, a typical landscape/site plan is provided for both interior and corner lots for each of the two floor plans. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. Affordable Housing/Inclusionary Zoning -The proposed project is not subject to the City's Inclusionary Housing requirements as it is less than 20 units. Public Art Compliance -The project is not subject to the City's public art requirements as it is less than 20 units. 9 of 14 Vesting Tentative Tract Map 8093 Vesting Tentative Tract Map 8093 would subdivide the 3-acre site into 19 lots along a circle loop, private street road system. Lots would range in size from 3,375 square feet (Lots 9, 10, 11, 12, 15, 16, 17 & 18) to 4,627 square feet (Lot 1) as further discussed above. A Resolution approving Vesting Tentative Tract Map 8093 with required findings along with the Site Development Review for the Brannigan Street project is included as Attachment 3. Development Agreement Projects within the Eastern Dublin Specific Plan (EDSP) require a Development Agreement between the City of Dublin and the Developer. California Government Code §§ 65864 et seq. and Chapter 8.56 of the Dublin Municipal Code authorize the City to enter into an agreement for the development of real property with any person having a legal or equitable interest in such property in order to obtain certain commitments and establish certain development rights for the property. The Development Agreement must be approved prior to recordation of the Final Tract Map and issuance of building permits for the development of the property. Development Agreements are approved by an Ordinance of the City Council upon recommendation by the Planning Commission (Attachment 5). The proposed Development Agreement (Exhibit A to Attachment 5) was drafted with input from City Staff, the project Applicant, property owner, and the City Attorney based on the standard Development Agreement prepared by the City Attorney and adopted by the City Council for projects located within the Eastern Dublin Specific Plan area. The Development Agreement provides security to the developer that the City will not change its zoning and other laws applicable to the project. The Development Agreement becomes effective for a term of five (5) years from the date of the signing of the agreement. The City also benefits from entering into the Development Agreement with the property owner in a number of ways. This document is a contract that establishes obligations for meeting the goals of the Eastern Dublin Specific Plan and guarantees timing for construction of public infrastructure and facilities for the project area. Additionally, it ensures that dedications of property and easements are made, project phasing is followed, appropriate fees are paid for the development, and any additional terms of the agreement are carried out as development proceeds. In return, the Developer agrees to comply with the Conditions of Approval and, in some cases, makes commitments which the City might otherwise have no authority to compel the Developers to perform. Specifically, the Development Agreement augments the City's standard development regulations; defines the precise financial responsibilities of the developer; ensures timely provision of adequate public facilities for each project; and provides terms for the Developer to advance funds for specific facilities which have community or area-wide benefit or for reimbursement from future development, as appropriate. Since the Development Agreement runs with the land, the rights thereunder can be assigned. Specifically, Paragraph 17 of the Development Agreement would delegate authority to the City Manager for approval of such requests for transfer or assignment. Other items specific to this Development Agreement include: a) a Community Benefit Payment of $50,000, and b) street improvements between the southeasterly boundary of the Project site and the Gleason Drive right-of-way. A Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and Lennar Homes of California, Inc. for the Brannigan Street project is included as Attachment 5. 10 of 14 CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes a request for Planned Development rezone with a Stage 1 Development Plan Amendment and new Stage 2 Development Plan that are consistent with the proposed land use amendments under the General Plan and Eastern Dublin Specific Plan. The Stage 2 Planned Development zoning and its Development Regulations would be applicable to the Vesting Tentative Tract Map and Site Development Review. The current SDR request would be consistent with Planned Development zoning standards applicable to this project. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project itself is a portion of the larger Dublin Ranch Area F project that has implemented pathways, gathering spaces, and open spaces. The Project will adhere to the City of Dublin Green Building Ordinance (See Attachment 6) but due to the small number of units, the project is not required to satisfy the 50 point threshold in the City's program. However, the Applicant has provided the Build it Green Checklist indicating the project will obtain 134 points. In any case, the proposed project will further the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution for the Site Development Review and the Vesting Tentative Map (Attachment 3). NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the entire Public/Semi Public Land use (Springfield Montessori site and the project site). A Public Notice was also published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ENVIRONMENTAL REVIEW: The General Plan and the Eastern Dublin Specific Plan were adopted by the City to encourage orderly growth of the Eastern Dublin area. The Eastern Dublin EIR was a Program EIR and evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year period. On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated May 4, 1993, assessing a modified reduced development alternative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the modified reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. 11 of 14 Later CEQA reviews addressing the Project site include a 1997 Negative Declaration (ND) (Resolution 140-97) and a 2000 Mitigated Negative Declaration (MND) for the Dublin Ranch Area F project (Resolution 34-00). An EIR Addendum was adopted for the Area F North project on March 16, 2004 by Resolution 43-04. The Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open space areas and the basic policy considerations accompanying the change in character from undeveloped to developed lands. For identified impacts that could not be mitigated to a less than significant level, the City Council adopted a Statement of Overriding Considerations for cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), regional air quality, noise, and other impacts. Because the Eastern Dublin project proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These impacts together with visual and other impacts from urbanization were also determined to be significant and unavoidable. Where the Eastern Dublin EIR identified impacts that could be mitigated, the previously adopted mitigation measures continue to apply to implementing projects, such as the Brannigan Street project. Similarly, mitigation measures from the 2000 MND would continue to apply to the Project, as appropriate. Consistent with CEQA Section 21166 and CEQA Guidelines Sections 15162 and 15163, an Initial Study was prepared by the City, as the Lead Agency, to determine whether there would be significant environmental impacts occurring as a result of the current project beyond or different from those already addressed in the previous CEQA documents. Consistent with CEQA Guidelines Section 15164, a determination was made to prepare an Addendum to the environmental documents certified previously. Attachment 7 is the Resolution of the Planning Commission recommending that the City Council adopt the CEQA Addendum. Exhibit A to Attachment 7 is the CEQA Addendum. The Initial Study and Addendum to previous CEQA documents concluded that the proposed project did not identify any new or more severe significant impacts that were not analyzed previously, and that no further environmental review under CEQA is required. Pursuant to the 2002 Citizens for a Better Environment case, approval of the Addendum will include a Statement of Overriding Considerations for significant unavoidable impacts identified in the prior Eastern Dublin EIR that are applicable to the project or project site. The CEQA Addendum, prior CEQA documents, and all of the Resolutions, and Ordinances referenced above are incorporated herein by reference and are available for review at City Hall during normal business hours. ATTACHMENTS: 1) Resolution recommending that the City Council adopt a Resolution amending the General Plan and Eastern Dublin Specific Plan to change the land use designation from Public/Semi-Public to Medium Density Residential fora 3-acre site on Brannigan Street north of Gleason Drive. 2) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development rezone with related Stage 1 Development Plan Amendment and new Stage 2 Development Plan fora 3-acre site on Brannigan Street north of Gleason Drive, with the draft City Council Ordinance included as Exhibit A. 12 of 14 3) Resolution approving a Site Development Review Permit and Vesting Tentative Tract Map 8093 for the Brannigan Street project, a residential subdivision of 19 single-family detached units on approximately 3 acres. 4) Project Plans for Brannigan Street. 5) Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement with Lennar Homes of California, Inc. for the Brannigan Street project with the draft City Council Ordinance attached as Exhibit A. 6) Build it Green Checklist. 7) Resolution recommending that the City Council adopt a CEQA Addendum for the Brannigan Street project with the draft Addendum attached as Exhibit A. 13 of 14 GENERAL INFORMATION: APPLICANT: PROPERTY OWNER: LOCATION: ASSESSORS PARCEL NUMBER: EXISTING LAND USE DESIGNATION: EXISTING ZONING: PROPOSED LAND USE DESIGNATION: PROPOSED RE-ZONING: SURROUNDING USES: Lennar Homes of California, Inc. 6121 Bollinger Canyon Road #500 San Ramon, CA 94583 Attn: Doug Rich Muslim Community Center -East Bay 5724 West Las Positas Boulevard, Suite 300 Pleasanton, CA 94588 West side of Brannigan Street north of Gleason Drive 985-0052-021 Public/Semi-Public PD, Ordinance 12-04 Medium Density Residential (6.0 to 14.1 units per acre) PD (Medium Density Residential) LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Public/Semi-Public Montessori School South PD Public/Semi-Public Vacant Medium Density Residential Medium Density Single-Family East pp across Branni an Street Residential "Sonata" Medium Density Single-Family West PD Medium Density Residential Residential "Courtyards" Reference: General Plan Eastern Dublin Specific Plan 14 of 14