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DATE:
TO:
FROM:
STAFF REPORT
CITY COUNCIL
CITY CLERK
File #420-30
April 17, 2012
Honorable Mayor and City Councilmembers
~~
Joni Pattillo, City Manager ° ~'
SUBJECT: Brannigan Street Project and Silvera Ranch Phase 4 -General Plan and Eastern
Dublin Specific Plan Amendments (PLPA 2011-00039 and PLPA-2010-00055)
Prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY:
The Brannigan Street Project 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. The Applicant has
requested land use amendments to change the General Plan and the Eastern Dublin Specific
Plan land use designation to Medium Density Residential.
Silvera Ranch Phase 4 is a 0.95-acre parcel currently designated Rural Residential/Agriculture
in the General Plan and the Eastern Dublin Specific Plan. The Applicant has requested land use
amendments to change both the General Plan and the Eastern Dublin Specific Plan land use
designation to Single-Family Residential.
Cities are limited by the State to amend a single Element of the General Plan no more than 4
times per calendar year. Currently, the City of Dublin has applications for several General Plan
Amendments which, if approved individually in 2012, would exceed the State requirement. For
that reason, the General Plan Amendment requested for two projects on the City Council
Agenda tonight have been grouped together (Silvera and Brannigan). These GPA requests will
come before the City Council for action as a separate Agenda item. This will allow the City to
adopt one General Plan Amendment.
FINANCIAL IMPACT:
None.
RECOMMENDATION:
Staff recommends that the City Council (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 a Resolution approving General Plan and Eastern Dublin Specific Plan
amendments for the Brannigan Street Project (PLPA 2011-00039) and the Silvera Ranch Phase
4 Project (PLPA 2010-00055).
Page 1 of 6 ITEM NO. 6.3
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Submitted By
Director of Community Development
DESCRIPTION:
Background:
Brannigan Street Project
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Reviewed By
Assistant City Manager
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. 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 a previously designated high school site
(including the Project Site) to Public/Semi-Public use. The Springfield Montessori School was
built on the northern portion of the 6.3 acre site. The proposed project is on the remainder of
the site.
The Project Site was purchased by the current property owner, East Bay Muslim Community
Center, for use as a 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 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).
Silvera Ranch Phase 4
On October 21, 2003, Ordinance 15-03 was adopted which approved Stage 1 Planned
Development zoning for the project known as Pinn Brothers/Silvera Ranch located east of
Tassajara Road at its intersection with Fallon Road.
The adopted PD zoning and corresponding Development Plan was approved for a maximum of
254 units. Silvera Ranch was approved for units to be distributed among four different
residential density categories within areas located both north and south of the Fallon Road right-
of-way. The area north of the Fallon Road right-of-way (Silvera Ranch Phase 4) was approved
for 44 single-family detached homes. Silvera Ranch Phase 4 was limited to 44 residential lots
based on fire prevention and access needs in compliance with the then current standards.
Subsequent actions implementing the development plan for Silvera Ranch include a Stage 2
Development Plan approved on October 21, 2003, by Ordinance 15-03. Architectural Standards
also were approved for the building types and styles within the related land use designations.
A Site Development Review for the area north of the Fallon Road right-of-way, known as Bella
Monte, was approved on February 8, 2011 by Planning Commission Resolution 11-04.
Page 2 of 6
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 addition of suppression sprinklers in all residential dwellings, including single family
detached units. These new requirements resulted in a lifting of the limitations on the maximum
number of units per access point in effect when the project was initially approved.
With removal of the previous restriction, the property owner now has requested a land use
amendment to the General Plan and the Eastern Dublin Specific Plan fora 0.95-acre area
designated as Rural Residential/Agriculture (one residential unit per 100 acres) to Single-Family
Residential (0.9 to 6.0 dwelling units per acre). The land use amendment would allow the
development of an additional 4 lots/units along Cydonia Court between lots 129 and 130 of the
previously approved subdivision.
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ANALYSIS:
Cities are limited by the State to amend a single Element of the General Plan no more than 4
times per calendar year. Currently, the City of Dublin has applications for several General Plan
Amendments which, if approved individually in 2012, would exceed the State requirement. For
that reason, the General Plan Amendment requested for two projects on the City Council
Agenda tonight have been grouped together (Silvera and Brannigan) consistent with past City
practice. These GPA requests will come before the City Council for action as a separate
Agenda item. This will allow the City to adopt one General Plan Amendment.
The proposal includes General Plan and Eastern Dublin Specific Plan Amendments to change
the land use designation of the Brannigan Street Project from Public/Semi-Public to Medium
Density Residential and Silvera Ranch Phase 4 from Rural Residential/Agriculture to Single-
Family Residential. The project proposal also 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.
Page 3 of 6
Brannigan Street
Staff Reports describing the Brannigan Street Project and Silvera Ranch Phase 4 are included
as separate agenda items on this City Council Agenda. Please refer to these Staff Reports for a
complete description and analysis of the proposed General Plan and Eastern Dublin Specific
Plan Amendments.
A Resolution amending the General Plan and Eastern Dublin Specific Plan is included as
Attachment 1.
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 proposed project. A Public Notice also was published in the Valley Times
and posted at several locations throughout the City. A copy of this Staff Report has been
provided to the Applicants.
ENVIRONMENTAL REVIEW:
Brannigan Street Project
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.
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.
Page 4 of 6
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.
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 fora 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 Planning Commission
recommended that the City Council adopt the CEQA Addendum. The City Council Resolution
adopting the CEQA Addendum was considered under a separate Agenda item just prior to this
consideration.
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.
Silvera Ranch Phase 4
The project is in Eastern Dublin. The Eastern Dublin General Plan Amendment and Specific
Plan were adopted by the City to encourage orderly growth of the Eastern Dublin area. The
Eastern Dublin EIR was a Program EIR that 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 for the Eastern Dublin General Plan Amendment and Eastern
Dublin Specific Plan (Eastern Dublin EIR, or 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 reduced development alternative. The City Council adopted
Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the 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.
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 Silvera Ranch.
Page 5 of 6
The original General Plan and Specific Plan designated Silvera Ranch for residential
development within a larger open space area; these designations were the basis for the Eastern
Dublin EIR analysis. The proposed project was within the residential development area and was
assumed for Single-Family Residential uses, the same as currently proposed. On October 21,
2003, the City Council adopted an Addendum to the certified EIR through Resolution 207-03.
The Addendum examined proposed project-level development of 254 residential units at Silvera
Ranch and determined that the development raised no new CEQA issues and required no
further environmental review. The current project proposes 4 additional lots in a portion of the
original residential development area and would fill in a gap between existing residential lots
along the southerly side of Cydonia Court. The site has already been rough graded in
connection with prior approvals. Any further site disturbance continues to be subject to the
previously adopted Eastern Dublin EIR mitigation measures and all applicable standard
development requirements from the City. The additional 4 lots are within the original residential
area assumed in the EIR and would be a minor increase in units examined in the site-specific
Addendum.
Staff examined the project pursuant to the subsequent/supplemental review provisions of CEQA
§21166 and CEQA Guidelines §§15162, 15163 and determined that as residential units within
the EIR's assumed residential development area, with the same land use designations as
previously assumed and analyzed, subject to all previously adopted mitigation measures, and
based on the project's small size, there are no new significant effects and no new mitigation
measures required for the current project. The proposed project does not constitute a
substantial change to the previous Silvera Ranch approvals that require major revisions to the
EIR due to new significant environmental effects or a substantial increase in severity of
previously identified significant effects. Staff recommends the City determine that the project is
within the scope of the project analyzed in the Eastern Dublin Program EIR; that the EIR, its
addenda and the previously adopted mitigation measures adequately analyze and mitigate the
potential impacts of the 4 additional lots; that the project will not result in any new significant
impacts or the need for new mitigation measures; and that no additional environmental review is
required.
The Eastern Dublin EIR and CEQA Addenda, all 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 approving General Plan and Eastern Dublin Specific Plan
amendments for the Brannigan Street Project (PLPA 2011-00039)
and the Silvera Ranch Phase 4 Project (PLPA 2010-00055)
Page 6 of 6
RESOLUTION NO. XX - 12
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENTS
FOR THE BRANNIGAN STREET PROJECT (PLPA-2011-00039) AND THE SILVERA RANCH
PHASE 4 PROJECT (PLPA 2010-00055)
BRANNIGAN STREET PROJECT (PLPA-2011-00039)
WHEREAS, Lennar Homes of California, Inc. ("Applicant") submitted applications fora 3-
acre site located along the west side of Brannigan Street north of Gleason Drive ("Project Site").
The applications include: 1) General Plan and Eastern Dublin Specific Plan amendments to
change the land use from its current designation of Public/Semi-Public to Medium Density
Residential; 2) Planned Development rezoning with related Stage 1 Development Plan
Amendment and new Stage 2 Development Plan; 3) Site Development Review (SDR) to
construct 19 single-family detached homes; 4) Vesting Tentative Tract Map 8093 to create 19
residential lots; and 5) Development Agreement. The Project Site and the applications are
collectively known as the "Project" and
WHEREAS, consistent with California Government Code section 65352.3, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed General Plan and Specific Plan amendments. None of the contacted tribes
requested a consultation within the 90-day statutory consultation period and no further action is
required under section 65352.3; and
WHEREAS, the Project would amend corresponding text, tables, and figures related to
amendments to land use designations of the General Plan and Eastern Dublin Specific Plan,
including but not limited to area wide land use diagrams, land use summary tables, and
environmental resource exhibits; and
WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments would
change the existing land use from Public/Semi-Public to Medium Density Residential (6.0 to
14.0 dwelling units per acre); and
WHEREAS, a CEQA Addendum has been prepared pursuant to the California
Environmental Quality Act (CEQA) and the CEQA Guidelines; and
WHEREAS, a Staff Report for the Planning Commission, dated March 27, 2012 and
incorporated herein by reference, described and analyzed the project, including the proposed
General Plan and Eastern Dublin Specific Plan amendments, and the related CEQA Addendum;
and
WHEREAS, on March 27, 2012 the Planning Commission held a properly noticed public
hearing on the project, including the proposed General Plan and Eastern Dublin Specific Plan
amendments, at which time all interested parties had the opportunity to be heard; and
1
WHEREAS, on March 27, 2012, the Planning Commission adopted Resolution 12-10
(incorporated herein by reference) not recommending that the City Council approve the
proposed General Plan and Specific Plan Amendments for the project; and
WHEREAS, the Planning Commission considered the CEQA Addendum, prior CEQA
documents, and all above-referenced reports, recommendations, and testimony prior to taking
any action on the Project; and
WHEREAS, a City Council Staff Report, dated April 17, 2012 and incorporated herein by
reference, described and analyzed the CEQA Addendum and the Project, including the General
Plan and Specific Plan Amendments; and
WHEREAS, the City Council reviewed the CEQA Addendum, prior CEQA documents,
the Staff Report, the Planning Commission recommendation, and the Project at a noticed public
hearing held on April 17, 2012, at which time all interested parties had the opportunity to be
heard; and
WHEREAS, following the public hearing, the City Council adopted Resolution XX-12
adopting the CEQA Addendum for the project, which resolution is incorporated herein by
reference.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Dublin City Council approves the following
Amendments to the General Plan and Eastern Dublin Specific Plan based on findings that the
amendments are in the public interest and that the General Plan and Eastern Dublin Specific
Plan as so amended will remain internally consistent, and that the Eastern Dublin Specific Plan
as amended is consistent with the General Plan as amended (strikeout and bold text will not be
shown in the General Plan or in the Eastern Dublin Specific Plan).
SILVERA RANCH PHASE 4 PROJECT (PLPA 2010-00055)
WHEREAS, KB Home Northern California, submitted applications for 0.95-acres located
along the south side of Cydonia Court ("Project Site") within the project known as Silvera Ranch
Phase 4 (Bella Monte). The applications include: 1) General Plan and Eastern Dublin Specific
Plan amendments to change the land use from its current designation of Rural
Residential/Agriculture to Single-Family Residential, 2) Planned Development Zoning
Amendments with related Stage 1 and Stage 2 Development Plan Amendments, 3) Site
Development Review (SDR) to construct 4single-family detached homes, and 4) Vesting
Tentative Parcel Map 10053 to create 4 residential lots. The Project Site and the applications
are collectively known as the "Project;" and
WHEREAS, consistent with California Government Code section 65352.3, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed General Plan and Specific Plan amendments. None of the contacted tribes
requested a consultation within the 90-day statutory consultation period and no further action is
required under section 65352.3; and
2
WHEREAS, the Project would amend corresponding text, tables, and figures related to
amendments to land use designations of the General Plan and Eastern Dublin Specific Plan,
including but not limited to area wide land use diagrams, land use summary tables, and exhibits;
and
WHEREAS, the project is in the Eastern Dublin General Plan Amendment and Specific
Plan area, for which the City Council certified a Program Environmental Impact Report by
Resolution 51-93 ("Eastern Dublin EIR" or "EDEIR", SCH 91103064) on May 10, 1993. The
Eastern Dublin EIR identified significant impacts from development of the Eastern Dublin area,
some of which could not be mitigated to less than significant. Upon approval of the Eastern
Dublin General Plan Amendment and Specific Plan, the City Council adopted mitigations, a
mitigation monitoring program and a Statement of Overriding Considerations by Resolution 53-
93; and
WHEREAS, on October 21, 2003, the City Council adopted Resolution 207-03
(incorporated herein by reference) approving an addendum to the Eastern Dublin EIR in
connection with approval of a 254-unit residential development on the Silvera Ranch site. The
addendum determined that development of Silvera Ranch would not result in any new
significant impacts beyond those identified and mitigated in the previously certified EIR; and
WHEREAS, staff reviewed the proposed project pursuant to California Environmental
Quality Act (CEQA) section 21166 and CEQA Guidelines sections 15162, 15163 to determine if
it would require additional environmental review. As further set forth in the staff reports
referenced below, staff recommended that the project be found within the scope of the certified
Eastern Dublin EIR and its adopted addenda because the project would not result in any new
significant impacts and would not require new mitigation measures. The proposed land use
designations are the same as those analyzed in the Eastern Dublin EIR; and
WHEREAS, a Planning Commission Staff Report dated March 27, 2012 and incorporated
herein by reference analyzed the project and prior CEQA analyses, recommended that the
project be found within the scope of the certified Eastern Dublin EIR and its addenda, and
recommended approval of the applications; and
WHEREAS, on March 27, 2012, the Planning Commission held a public hearing and
adopted Resolution 12-14 (incorporated herein by reference) recommending that the City
Council approve General Plan and Specific Plan Amendments for the Project as stated above
from Rural Residential/Agriculture to Single-Family Residential land use, and find the Project
within the scope of the Eastern Dublin EIR and related addenda; and
WHEREAS, the Planning Commission considered the prior CEQA documents, and all
above-referenced reports, recommendations, and testimony prior to taking any action on the
Project; and
WHEREAS, a Staff Report, dated April 17, 2012 and incorporated herein by reference,
described and analyzed the prior CEQA analyses and the Project, including the General Plan
and Specific Plan Amendments; and
WHEREAS, the City Council reviewed the certified Eastern Dublin EIR and its addenda,
the Staff Report, the Planning Commission recommendation, and the Project at a noticed public
-,
hearing held on April 17, 2012, at which time all interested parties had the opportunity to be
heard; and
WHEREAS, the Eastern Dublin EIR and related CEQA addenda, and all staff reports and
resolutions referenced above are incorporated herein by reference and available for review at
City Hall during normal business hours.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council makes the following findings to
support the determination that no further environmental review is required under CEQA for the
proposed Project. These findings are based on information contained the Eastern Dublin EIR
and 2003 Addendum referenced above, the Planning Commission and City Council staff
reports, and all other information contained in the record before the City Council. These findings
constitute a summary of the information contained in the entire record. The detailed facts to
support the findings are set forth in the staff reports, the Eastern Dublin EIR and 2003
Addendum referenced above, and elsewhere in the record. Other facts and information in the
record that support each finding that are not included below are incorporated herein by
reference.
1. The proposed project does not constitute substantial changes to the previous projects
addressed in the Eastern Dublin EIR and 2003 Addendum referenced above that will require
major revisions to the EIR due to new significant environmental effects or a substantial increase
in severity of previously identified significant effects. The project proposes only 4 residential
lots, located along a roadway, in a gap between existing residential lots and in an area assumed
for residential development in the Eastern Dublin EIR. In fact, the proposed land use
designations are the same as assumed in the Eastern Dublin EIR. No additional significant
impacts were identified in the 2003 Addendum fora 254-unit development project on the Silvera
Ranch site. The project is a minor increase in the number of units assumed in the Addendum
and is located in an area where grading has occurred consistent with prior approvals. Based on
these circumstances, all potentially significant effects of the proposed project are the same or
less than the impacts addressed previously in the Eastern Dublin EIR and reviewed again
through the 2003 Addendum. The proposed project will not result in substantially more severe
significant impacts than those identified in the prior EIR. All previously adopted mitigation
measures and the Eastern Dublin mitigation monitoring program continue to apply to the
proposed Project and project site as applicable.
2. The City is not aware of any new information of substantial importance or substantial
changes in circumstances that would result in new or substantially more severe impacts or meet
any other standards in CEQA Section 21166 and related CEQA Guidelines Sections 15162/3.
BE IT FURTHER RESOLVED as follows:
1. The City Council examined the proposed project in light of the program EIR certified
for the Eastern Dublin General Plan Amendment and Specific Plan and the related 2003
Addendum.
2. The proposed Project is within the scope of the project covered by the Eastern Dublin
EIR and related 2003 Addendum and no further environmental review under CEQA is required
4
for the proposed project because there is no substantial evidence in the record as a whole that
any of the standards under Sections 21166 or 15162/3 are met.
BE IT FURTHER RESOLVED that the Dublin City Council approves the following
Amendments to the General Plan and Eastern Dublin Specific Plan based on findings that the
amendments are in the public interest and that the General Plan and Eastern Dublin Specific
Plan as so amended will remain internally consistent, and that the Eastern Dublin Specific Plan
as amended is consistent with the General Plan as amended (strikeout and bold text will not be
shown in the General Plan).
BRANNIGAN STREET AND SILVERA RANCH PHASE 4 AMENDMENTS
NOW THEREFORE BE IT RESOLVED that the Dublin City Council approves the
following Amendments to the General Plan and Eastern Dublin Specific Plan charts and tables
for consistency with the above approved land use amendments, based on findings that the
amendments are in the public interest and that the General Plan and Eastern Dublin Specific
Plan as so amended will remain internally consistent, and that the Eastern Dublin Specific Plan
as amended is consistent with the General Plan as amended (strikeout and bold text will not be
shown in the General Plan).
A. Amend the Land Use Map (Figure 1-1 a) of the General Plan as shown below:
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B. Amend the Land Use Map (Figure 4.1) of the Eastern Dublin Specific Plan as follows:
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C. Amend Table 2.1 in the General Plan as follows:
TABLE 2.1
LAND USE SUMMARY: EASTERN DUBLIN GENERAL PLAN AMENDMENT AREA
(Amended: Resolutions 223-05, 58-07, 37-08, 210-08,176-09, 76-10, XX-12)
Classification Acres Intensitti~** Units Factor Yield
RESIDENTIAL Du's/acre Du's Persons/du Population
High Densit<• 69.9 3~ 2~~7 2.0 X89
Medium-High Densitti~ 132.E 20 2,616 2.0 5,232
Medium-Densitti~*** 558.2 10 5,582 2.0 11,16
Single Family******** 8589 ~ 3,28 32 ~r
10,983
Estate Residential 30.E 0.13 ~ 32 13
Mixed Use* * * * 96 2.0 192
Rural Residential ~~
»>.~~ .O 1 5 3 2 16
TOTAL ~
2,209.2 1~,1~3 32,81
COMMERCIAL
Acres Floor Area
Ratio
(Gross) Square Feet
(millions) Square Feet
/Employee
Jobs
General Commercial 379 .35/.25 X228 510 8,290
General Commercial/Campus
Office***** 72.7 28 .887 385 2,303
6
TABLE 2.1
LAND USE SUMMARY: EASTERN DUBLIN GENERAL PLAN AMENDMENT AREA
(Amended: Resolutions 223-05, 58-07, 37-08, 210-08,176-09, 76-10, XX-12)
Classification Acres Intensitti~** Units Factor Yield
Mixed Use 6.~ .3/1.0 .083 X90 171
Mixed Use 2/Campus Office********* 25.33 .~5 .~97 260 1,910
Neighborhood Commercial 57.5 .35/.30 .819 X90 1,671
Campus Office 16.03 .75/.35 2.6~~ 260 10,168
Indushial Park****** 11.7 .25/.28 1.329 590 2,253
TOTAL: 788.6 11.772 26,766
PARKS AND PUBLIC RECREATION
Cit< Park X6.3 1 park
Communitti~ Park 97.0 2 parks
Neighborhood Park X7.1 8 parks
Neighborhood Square 16.6 6 parks
Regional Park 11.7 1 park
TOTAL: 228.7 18 parks
OPEN SPACE 7769
PUBLIC/SEMI-PUBLIC
Public/Semi-Public 101 .25 ~~
1.07 590 x#9-9
1,809
Semi-Public* * * * * * * 13.1 .25
Schools
Elementaiti~ School 63.2 5 schools
Juiuor High School 25.2 1 school
High School 0 0 school
School Subtotal 88.E 6 schools
TOTAL: 202.5
TRANSIT CENTER (Total) 90.7
- Campus Office (including ancillary
retail) 38.3
- High-Density Residential 31.5
- Park 12.2
- Public/Semi-Public (Transit-Related) 8.7
GRAND TOTAL 4,293.6
D. Amend Table 4.1 in the Eastern Dublin Specific Plan as follows:
TABLE 4.1
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY
(Amended Per Resolution No. 66-03, 47-04, 223-05, 58-07, 37-08, 210-08,176-09, XX-12)
Land Use Description LAND AREA DENSITY YIELD
COMMERCIALIINDUSTRIAL
General Commercial 356.8 acres .25-.35 FAR 4.122 MSF
General Commercial/Campus
Office 72.7 acres .28 FAR .887 MSF
Industrial Park* 61.3 acres .25-.28 FAR .747 MSF
Neighborhood Commercial 61.4 acres .30-.35 FAR .871 MSF
Mixed Use 6.4 acres .30-1.0 FAR .083 MSF
Campus Office 192.66 acres .35-.75 FAR 3.730 MSF
Subtotal 751.3 acres 10.44 MSF
RESIDENTIAL
High Density 68.2 acres 35 du/ac 2,387 du
Medium High Density 144.5 acres 20 du/ac 2,858 du
Medium Density** ~~ ~T-r~-acre
514.3 acres 10 du/ac e
5,132 du
Single Family**** R~~o~-e-acres
856.75 acres 4 du/ac ~4~3-de
3,427 du
Estate Residential 30.4 acres 0.13 du/ac 4 du
Rural Residential/Agric. 553.25 acres .01 du/ac 6 du
Mixed Use 6.4 acres*** 15du/ac 96 du
Subtotal ~ ~ ~n Q ~^r°c 4~
88Td~
~~
2,173.8 acres -
,
13,910du
PUBLICISEMI-PUBLIC
Public/Semi-Public °Q~-~-acre
95.2 acres .24 FAR ~ n'~",5;=
.995 MSF
Semi-Public 9.3 acres .25 FAR
Subtotal ~ m,-o,-~-~~
104.5 acres ~ ,nor
.995 MSF
SCHOOLS
Elementary School 66.5 acres 5 schools
Junior High School 21.3 acres 1 school
Subtotal 87.8 acres
PARKS AND OPEN SPACE
City Park 56.3 acres 1 park
Community Park 97.0 acres 3 parks
Neighborhood Park 49.0 acres 7 parks
Neighborhood Square 16.7 acres 6 parks
Subtotal 219 acres 17 parks
Open Space 734.8 acres
TOTAL LAND AREA 4,071.2 acres
E. Amend Table 4.2 in the Eastern Dublin Specific Plan as follows:
TABLE 4.2
EASTERN DUBLIN SPECIFIC PLAN
POPULATION AND EMPLOYMENT SUMMARY
(Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08,176-09, XX-12)
Land Use Designation Development Sq Ft/Employees Persons/du Jobs
Commercial
Industrial Park .747 MSF 590 1,266
General
Commercial/Campus
Office' .887 MSF 385 2,303
General Commercial 4.122 MSF 510 8,082
Neighborhood Commercial .885 MSF 490 1,806
Mixed Use~~ .083 MSF 490 171
Cain us Office 3.730 MSF 260 14,346
Public/Semi Public ~''~
.995 MSF 590 ~
1,686
Semi-Public 590
TOTAL " "" Q~~ ~4
: 11.449 MSF 29,660
Residential Population
Hi h Densit 2,387 2.0 4,774
Medium Hi h Densit 2,858 2.0 5,716
Medium Density F~
5,132 2.0
10, 264
Single Fainily~~~ 2rv-icy
3, 427 3.2 ~4
10, 966
Estate Residential 4 3.2 13
Mixed Use~~ 96 2.0 192
Rural Residential/A ric. 6 3.2 19
TOTAL: 1 2~
13,906 21
31,944
`The Sq Ft/Employees figure utilized for General Commercial/Campus Office is the average of the figures used for General Commercial and Campus
Office uses.
"Includes Mixed Use units (6.4 acres and 96 du) within Fallon Village Center.83,635 square feet of commercial and 96 units are anticipated on the
mixed use sites(total). The FAR for Mixed Use is the maximum area for all development (i.e. total of residential and commercial on designated sites).
"` The Eastern Dublin Specific Plan originally considered 68 units on the Dublin Ranch North (Redgewick) property. The land use designation was
amended to allow development of 4 units. This change results in 64 excess single family units than what was analyzed in the 1993 Eastern Dublin
Environmental Impact Report.
9
F. Amend Table 4.3 in the Eastern Dublin Specific Plan as follows:
TABLE 4.3
CITY OF DUBLIN
PROJECTED JOBS/HOUSING BALANCE
(Amended Per Resolution No. 223-05, 58-07, 37-08, XX-12)
PLANNING Dwelling Jobs Employed Balance2 Ratio;
AREA Units Residents)
Existing City of 7,100 12,210 12,000 -210 1.02:1.0
Dublin
Eastern Dublin ~9 29,424 2844 -9,398 ~8
Specific Plan Area 13,402 21,741 -8,309 1.81:1.0
TOTAL: ~9 41,634 3~,~44 -°~ 4-3885
20,502 33,799 -8,519 1.48:1.05
Projections assume a ratio of 1.62 employed residents per household based on ~BAG's Projections '2010.
a The "balance"' refers to the number of employed residents in relation to the number of jobs (i.e., a positive number means there are more employed residents
than jobs).
'Ratio of.jobs to employed residents
Taken from ABAG's Projections '90.
a With the addition of commercial space with the Fallon Village Project, the jobs housing balance would be 1.38:1.
2.8 acres of Semi-Public C` .50 FAR
G. Amend Table 4.10 in the Eastern Dublin Specific Plan as follows:
TABLE 4.10
FOOTHILL RESIDENTIAL
SUBAREA DEVELOPMENT POTENTIAL
(Amended Per Resolution No. 58-07, 37-08, 176-09, XX-12)
Designation Acres Density DEVELOPMENT POTENTIAL
Medium-High Density Residential 27.1 20 du/ac 542 du
Medium Density Residential 2C~9 10 du/ac
264.9 2,649 du
Single Family Residential X9-1 4 du/ac
790.05 3,160 du
Estate Residential 30.4 0.13 4 du
Rural Residential r r .01 du/ac 6 du
553.25
Residential Subtotal ,~ -- x,20-
1,665.7 6,361 du
Open Space 632.5 -- --
10
Regional Park 11.7 1 park
Neighborhood Park 37.4 -- 4 parks
Neighborhood Square 6.4 -- 2 squares
Park/Open Space Subtotal 688 -- 7 parks
Elementary School 22.7 -- 3 schools
Junior High School 1.4 -- 1 school
High School 55.3 -- 1 school
School Subtotal 79.4 -- 5 schools
Public/Semi-Public ~
4.2 0.24 FAR --
Semi-Public -- 0.24 FAR
Total 2,437.3 -- 6,361 du
7 parks
5 schools
BE IT FURTHER RESOLVED that this Resolution shall take effect thirty days after the
date of adoption.
PASSED, APPROVED AND ADOPTED this day of 2012 by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mayor
City Clerk
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