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HomeMy WebLinkAboutReso 91-12 Jordan Rch 2 CEQA RESOLUTION NO. 91 - 12 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A CEQA ADDENDUM FOR THE PROJECT KNOWN AS JORDAN RANCH 2 SPECIFIC TO FOUR SUBAREAS AND ADOPTING A RELATED STATEMENT OF OVERRIDING CONSIDERATIONS (APNs 985-0027-007-02 and 985-0027-006-04) PLPA-2010-00068 WHEREAS, Mission Valley Properties representing BJP ROF Jordan Ranch LLC ("Applicant") submitted applications for Jordan Ranch 2, specific to four (4) subareas ("Project Site"). The applications include: 1) General Plan and Eastern Dublin Specific Plan amendments to change land use designations, 2) Planned Development Rezoning with related Stage 1 and Stage 2 Development Plan amendments, 3) Site Development Review (SDR) for Subareas 2 and 3, and 4) Revised Vesting Tentative Tract 8024. The Project Site and the applications are collectively known as the "Project," and WHEREAS, Jordan Ranch is part of a larger project known as Fallon Village and generally is located north of the extension of Central Parkway, south of Positano Parkway, east of Fallon Road, and west of Croak Road; and WHEREAS, the four subareas that comprise the Project Site and actions specific to each subarea are described as: Subarea 1) 10.7-acre Elementary School site proposed for an underlay land use designation of Medium Density Residential (MDR) (6.1 to 14.0 dwelling . units per acre) with conceptual development proposed at 10 units per acre, or 100 units; and Subarea 2) 7.8 acres north of Central Parkway, including approximately 5.3 acres of Medium-High Density Residential (MHDR) (14.1 to 25 dwelling units per acre) and a 2.0-acre Semi-Public overlay site, combined as Subarea 2 and proposed for MDR, or 56 units, with an underlay land use designation of Public/Semi-Public; and Subarea 3) 6.6 acres south of Central Parkway of Mixed Use to Medium-High Density Residential or 109 units; and Subarea 4) 4.6 acres of a 52.7-acre Open Space corridor facing Fallon Road (north of central Parkway) to Mixed Use including 115 multifamily units at 25 units per acre and 5,000 square feet of non-residential use at .35 FAR; and WHEREAS, the proposed land use amendments and rezoning would result in a total of 964 units for Jordan Ranch which is 184 units greater than the 781 units approved by PA 09- 011, but less than the 1,064 units initially approved by PA 04-040 and analyzed in the 2005 Fallon Village SEIR; and Reso No. 91-12,Adopted 6-5-12, Item 6.1 Page 1 of 4 WHEREAS, the Project site currently is vacant land; and WHEREAS, the Project is in the General Plan Eastern Extended Planning Area and the Eastern Dublin 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 (resolution incorporated herein by reference). 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 (Resolution 53-93, incorporated herein by reference); and WHEREAS, prior CEQA documents pertaining to the Project have been adopted as follows: 1) Supplemental EIR SCH #2001052114 certified by City Council Resolution 40-02 (2002) for the project known as the Eastern Dublin Property Owners (EDPO), and 2) Supplemental EIR SCH #2005062010 certified by City Council Resolution 222-05 (2005) for the larger project known as Fallon Village; and 3) an Addendum addressing PA 09-011 adopted June 1, 2010 by City Council Resolution 80-10 for Jordan Ranch. The above referenced resolutions are incorporated herein by; and WHEREAS, the Eastern Dublin EIR and Supplemental EIRs identified significant unavoidable impacts from development of the Eastern Dublin area, some of which would apply to the Project; therefore, approval of the Project must be supported by a Statement of Overriding Considerations; and WHEREAS, for the Jordan Ranch 2 Project, the City prepared an Initial Study to determine if additional review of the proposed modifications and development was required pursuant to CEQA Guidelines section 15162. Based on the Initial Study the City prepared an Addendum dated May 8, 2012 describing the modifications, development, and findings that the impacts of the proposed Project have been adequately addressed in the prior CEQA documents referenced above. The Addendum is attached as Exhibit A and is incorporated herein by reference; and WHEREAS, on May 8, 2012, the Planning Commission adopted Resolution 12-20 recommending that the City Council adopt the CEQA Addendum for the Jordan Ranch 2 Project; and WHEREAS, a Staff Report for the City Council, dated June 5, 2012 and incorporated herein by reference, described and analyzed the Addendum and the project, and recommended adoption of the CEQA Addendum and approval of the Project; and WHEREAS, on June 5, 2012 the City Council held a properly noticed public hearing on the Project at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council considered the Addendum, as well as the prior CEQA documents and all above-referenced reports, recommendations, and testimony before taking • any action. Reso No. 91-12, Adopted 6-5-12, Item 6.1 Page 2 of 4 • 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 in the CEQA Addendum, the prior CEQA documents, the City Council staff report, 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 CEQA Addendum and related Initial Study, the prior CEQA documents, 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 affecting the Project site as addressed in the prior CEQA documents, that will require major revisions to the prior documents due to new significant environmental effects or a substantial increase in severity of previously identified significant effects. Based on the Initial Study, all potentially significant effects of the proposed Project are the same or less than the impacts for Eastern Dublin and Jordan Ranch project which were previously addressed. The proposed Project will not result in substantially more severe significant impacts than those identified in the prior CEQA documents. All previously adopted mitigation measures continue to apply to the proposed Project and project site as applicable. 2. The Initial Study and Addendum did not identify any new significant impacts of the proposed Project that were not analyzed in the prior CEQA documents. 3. 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 that the City Council of the City of Dublin finds the following: 1. No further environmental review under CEQA is required 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. 2. The City has properly prepared an Addendum and related Initial Study under CEQA Guidelines section 15164 to explain its decision not to prepare a subsequent or Supplemental EIR or conduct further environmental review for the proposed Project. 3. The City Council considered the information in the Addendum and prior CEQA documents before approving the land use applications for the proposed Project. BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the CEQA Addendum and related Initial Study, attached as Exhibit A, pursuant to CEQA Guidelines Sections 15162 and 15164 for the Jordan Ranch 2 project. BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the Statement of Overriding Considerations attached as Exhibit B. Reso No. 91-12,Adopted 6-5-12, Item 6.1 Page 3 of 4 PASSED, APPROVED AND ADOPTED this 5th day of June, 2012 by the following vote: AYES: Councilmembers Biddle, Hildenbrand, and Mayor Sbranti NOES: Councilmember Hart ABSENT: None ABSTAIN: None crrt Mayor ATTE / C4/' City Clerk Reso No. 91-12,Adopted 6-5-12, Item 6.1 Page 4 of 4 EXHIBIT A CEQA ADDENDUM FOR THE JORDAN RANCH PHASE 2 PROJECT PA 2010- 00068 May 8, 2012 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 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 to the Eastern Dublin EIR dated May 4, 1993, assessing a reduced development project alternative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and 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 evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year period. Since certification of the EIR, many implementing projects have been proposed, relying to various degrees on the certified EIR. A Supplement was prepared to the Eastern Dublin EIR in 2002 (State Clearinghouse No.2001052114) for an annexation and prezoning request. The 2002 Supplemental EIR provided updated analyses of agricultural resources, biology, air quality, noise, traffic and circulation, schools, and utilities. In certifying the 2002 SEIR and approving the prezoning, the City Council, through Resolution No. 40-02, adopted a Statement of Overriding Considerations for cumulative air quality and cumulative traffic impacts. In 2005, a second Supplemental EIR was prepared and certified by the City of Dublin for the Fallon Village project (SCH #2005062010), which included the same properties as the 2002 SEIR. (See City Council Resolution No. 222-05) The second SEIR addressed new and detailed information for the proposed development areas, as well as several changes in circumstances since the prior EIRs which could have affected the impacts and/or mitigations previously identified for the Fallon Village Project. An Addendum to all previously certified CEQA documents that included the Jordan Ranch property was certified by the Dublin City Council in 2010 (see City Council Resolution No.80-10). An associated Stage 2 Planned Development Rezoning and Development Plan, Site Development Review (SDR), a Vesting Tentative Tract Map, and a Development Agreement on the Jordan Ranch property was also approved by the Dublin City Council. These actions allowed a minor redistribution of uses on the site as well as a minor change to the land use program. Under the 2010 approvals, a mix of 781 dwelling units, up to 12,000 square feet of commercial uses, a range of public parks, public and semi- public uses, open spaces and roadways were approved. This Addendum has been prepared pursuant to CEQA Guidelines Section 15164 for the Project, as described below. Project Description The current application includes a request for amendments to the General Plan and Eastern Dublin Specific Plan to change land use designations for four portions (identified as "subareas" in this Initial Study) of the overall 189.4-acre Jordan Ranch site. The, proposed changes are described by the following subareas. • Subarea 1 contains the existing 10.1-acre school site located on the eastern portion of the site, north of Central Parkway. The proposed General Plan/Specific land use designation allow Medium Density Residential with future attached and/or detached dwelling units on the existing school site should the school not be required by the Dublin Unified School District. Up to 100 dwellings would be allowed at the mid-range of the 6.1-14.0 dwellings per acre. • Subarea 2 consists of the existing Semi-Public and Medium-High Density Residential area just south of the planned School site. This subarea contains approximately 8 acres of land. The applicant is requesting that these two existing land use designations be replaced with a Medium Density Residential designation. The Semi-Public designation would be deleted in compliance with the approved Development Agreement. Under the proposed land use designation, a total of up to 56 small lot detached dwellings would be allowed. • Subarea 3 is located south of the Semi-Public land use designation and the extension of Central Parkway in the southern portion of the Jordan Ranch site. This subarea is currently planned and zoned for a combination of Mixed Use development (approximately 6.6 acres) and Neighborhood Square (approximately 2.0 acres of land). The applicant's request includes elimination of the Mixed-Use and Semi-Public land use designations and replacing these with Medium-High Density Residential development. The currently approved land use designations and zoning would allow development of up to 91 three- story townhouse units and 14 lofts over approximately 12,000 square feet of retail. The proposed land use designations and requested zoning would permit up to 109 attached townhouses. The Neighborhood Square designation would remain but would be reconfigured. • Subarea 4 includes a 4.6-acre parcel of land located on the northeast corner of Fallon Road and future Central Parkway, currently designated for Open Space. The applicant proposes to convert this area to a Mixed-Use land use designation. Up to 5,000 square feet of retail, and/or similar uses could be built on this site as well as up to115 residences. The proposed change would allow development of up to 253 Low Density Residential dwellings, 361 Medium Density Residential dwellings (assuming an Elementary School would not be built), 235 Medium-High Density Residential dwellings and 115 attached dwellings as part of the proposed Mixed Use complex. The total number of dwellings on the overall Jordan ranch would be 964. If the Elementary School is constructed in Subarea 4, the maximum number of dwellings would be 864. The project also includes 5,000 square feet of commercial uses as part of the Mixed-Use complex, an 11.1- acre Community Park, a 5.8-acre Neighborhood Park, a 2.7-acre Neighborhood Square and 48.1-acres of open space. Prior CEQA Analyses and Determinations As summarized above and discussed in more detail in the attached Initial Study, the Jordan Ranch property has been planned for urbanization since the Eastern Dublin approvals in 1993, 2002, 2005 and 2010, and has been the subject of three previously certified EIRs and an Addendum. The Eastern Dublin EIR identified numerous environmental impacts, and numerous mitigations were adopted upon approval of the Eastern Dublin General Plan Amendment and Specific Plan. For identified impacts that could not be mitigated to insignificance, the City Council adopted a Statement of Overriding Considerations. Similarly, the 2002 SEIR and 2005 SEIR identified supplemental impacts and mitigation measures, as well as additional significant unavoidable impacts for which statements of overriding considerations were adopted. No additional mitigation measures were included in the 2010 Addendum. All previously adopted mitigation measures for development of Eastern Dublin identified in the Eastern Dublin EIR,the 2002 SEIR and the 2005 SEIR that are applicable to the Project and Project site continue to apply to the currently proposed Project as further discussed in the attached Initial Study. Current CEQA Analysis and Determination that an Addendum is Appropriate for this Project. Updated Initial Study. The City of Dublin has determined that an Addendum is the appropriate CEQA review for the Project, which proposed a minor amendment to the approved General Plan, Eastern Dublin Specific Plan and Planned Development zoning. If approved, the proposed project would change land uses on four subareas of the Jordan Ranch property as identified above. The applicant is also seeking approval City approval of a Stage 1 and 2 PD zoning amendment, Site Development Review approval, a vesting subdivision map and an amendment to an existing Development Agreement. The City prepared an updated Initial Study dated May 8, 2012, incorporated herein by reference, to assess whether any further environmental review is required for this Project Through this Initial Study, the City has determined that no subsequent EIR, or Negative Declaration is required for the plan and zoning amendments or the refined development details. No Subsequent Review is Required per CEOA Guidelines Section 15162. CEQA Guidelines Section 15162 identifies the conditions requiring subsequent environmental review. After a review of these conditions, the City has determined that no subsequent EIR or negative declaration is required for this Project. This is based on the following analysis: a) Are there substantial changes to the Project involving new or more severe significant impacts? There are no substantial changes to the Project analyzed in the Eastern Dublin EIR, as supplemented by the 2002 SEIR, the 2005 SEIR and the 2010 Addendum. The Project is similar to land uses for the project site analyzed in the 2005 SEIR. As demonstrated in the Initial Study, the proposed land uses for the four subareas is not a substantial change to either the 2005 SEIR analysis or the 2010 Addendum and will not result in additional significant impacts, and no additional or different mitigation measures are required. b) Are there substantial changes in the conditions which the Project is undertaken involving new or more severe significant impacts? There are no substantial changes in the conditions assumed in the Eastern Dublin EIR,the 2002 SEIR, the 2005 SEIR or the 2010 Addendum. This is documented in the attached Initial Study prepared for this Project dated May 8, 2012. c) Is there new information of substantial importance, which was not known and could not have been known at the time of the previous EIR that shows the Project will have a significant effect not addressed in the previous EIR; or previous effects are more severe; or, previously infeasible mitigation measures are now feasible but the applicant declined to adopt them; or mitigation measures considerably different from those in the previous EIR would substantially reduce significant effects but the applicant declines to adopt them? As documented in the attached Initial Study, there is no new information showing a new or more severe significant effect beyond those identified in the prior EIRs. Similarly,•the Initial Study documents that no new or different mitigation measures are required for the Project. All previously adopted mitigations continue to apply to the Project. The previously certified EIRs adequately describe the impacts and mitigations associated with the proposed development on portions of the Jordan Ranch property. d) If no subsequent EIR-level review is required, should a subsequent negative declaration be prepared? No subsequent negative declaration or mitigated negative declaration is required because there are no impacts, significant or otherwise, of the Project beyond those identified in the Eastern Dublin EIR and previous CEQA documents for the site, as documented in the attached Initial Study. Conclusion: This Addendum is adopted pursuant to CEQA Guidelines Section 15164 based on the attached Initial Study dated May 8, 2012. The Addendum and Initial Study review the proposed General Plan and Eastern Dublin Specific Plan Amendments, the Planned Development rezoning amendment, Site Development Review, Vesting Tentative Subdivision Map and Development Agreement amendment as discussed above. Through the adoption of this Addendum and related Initial Study, the City determines that the above minor changes in land uses do not require a subsequent EIR or negative declaration under CEQA Section 21166 or CEQA Guidelines Sections 15162 and 15163. The City further determines that the Eastern Dublin EIR, the 2002 SEIR and the 2005 SEIR adequately address the potential environmental impacts of the land use designation change for the Jordan Ranch site as documented in the attached Initial Study. As provided in Section 15164 of the Guidelines, the Addendum need not be circulated for public review, but shall be considered with the prior environmental documents before making a decision on this project. The Initial Study, Eastern Dublin EIR, the 2002 SEIR, the 2005 SEIR and all resolutions cited above are incorporated herein by reference and are available for public review during normal business hours in the Community Development Department,Dublin City Hall, 100 Civic Plaza Dublin CA. • EXHIBIT B STATEMENT OF OVERRIDING CONSIDERATIONS 1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City of Dublin adopted a Statement of Overriding Considerations for those impacts identified in the Eastern Dublin EIR as significant and unavoidable (Resolution 53-93, May 10, 1993). The City Council carefully considered each impact in its decision to approve urbanization of Eastern Dublin through approval of the Eastern Dublin General Plan Amendment and Specific Plan project. The City Council is currently considering the Jordan Ranch 2 project, PLPA 2010- 00068. The Project includes the following planning actions and entitlements specific to four subareas: 1) General Plan and Eastern Dublin Specific Plan amendments to change land use designations, 2) Planned Development Rezone and related Stage 1 and Stage 2 Development Plan amendments, 3) Site Development Review (SDR) for Subareas 2 and 3 (Neighborhoods 5 and 6, respectively), and 4) Revised Vesting Tentative Tract 8024. The four subareas that comprise the Project Site and actions specific to each subarea are described as: Subarea 1 - a 10.7-acre Elementary School site proposed for an underlay land use designation of Medium Density Residential (MDR) (6.1 to 14.0 dwelling units per acre) with conceptual development proposed at 10 units per acre, or 100 units; Subarea 2 - 7.8 acres north of Central Parkway, including approximately 5.3 acres of Medium-High Density Residential (MHDR) (14.1 to 25 dwelling units per acre) and a 2.0-acre Semi-Public overlay site, proposed for MDR, or 56 units, with an underlay land use designation of Public/Semi-Public (for Elementary School, if needed). Adoption of Development Regulations allowing single family detached residential development in the Planned Development MDR zone of PA 04-040 which would have a minimum lot size of 3,225 square feet (references as "3,200 square foot lots") which would be plotted with front-loaded/street- facing garages; and Subarea 3 - 6.6 acres south of Central Parkway of Mixed Use to MHDR, or 109 units, within Neighborhood 6; Subarea 4 - 4.6 acres of a 52.7-acre Open Space corridor facing Fallon Road (north of central Parkway) to Mixed Use including 115 multifamily units at 25 units per acre and 5,000 . square feet of non-residential use at .35 FAR. • The proposed land use amendments and rezoning would result in a total of 964 units for Jordan Ranch which is 184 units greater than the 781 units approved by PA 09-011, but less than the 1,064 units initially approved by PA 04-040. These actions are collectively referred to herein as the Project. The City Council adopted a Statement of Overriding Considerations with the 1993 land use approvals for urbanization of Eastern Dublin, including the Jordan Ranch property. Statements of Overriding Considerations were also adopted for the EDPO and Fallon Village land use approvals, which likewise included the Project site. Pursuant to a 2002 court decision, the City Council must adopt new overriding considerations for the previously identified unavoidable impacts that apply to the current Project.1 The City Council believes that many of the unavoidable environmental effects identified in the Eastern Dublin EIR and the Supplemental EIRs will be substantially lessened by mitigation measures adopted with the previous approvals and by the environmental protection measures included in the Project design or adopted through the Project approvals, to be implemented with the development of the Project. Even with mitigation, the City Council recognizes that the implementation of the Project carries with it unavoidable adverse environmental effects as identified in the Eastern Dublin DR and the Supplemental EIRs. The City Council specifically finds that to the extent that the identified adverse or potentially adverse impacts for the Project have not been mitigated to acceptable levels, there are specific economic, social, environmental, land use, or other considerations that support approval of the Project. 2. Unavoidable Significant Adverse Impacts from the Eastern Dublin EIR. The following unavoidable significant environmental impacts identified in the Eastern Dublin EIR for future development of Eastern Dublin apply to the Project. Land Use Impact 3.1F. Cumulative Loss of Agricultural and Open Space Lands; Visual Impacts 3.8/B; and, Alteration of Rural/Open Space Character Traffic and Circulation Impacts 3.3/B, 3.3/E. 1-580 Freeway, Cumulative Freeway Impacts Traffic and Circulation Impacts 3.34 3.3/M. Santa Rita Road/I-580 Ramps, Cumulative Dublin Boulevard Impacts. Community Services and Facilities Impact 3.4/S. Consumption of Non-Renewable Natural Resources and Sewer Water and Storm Drainage Impact 3.5/F, H, U. Increases in Energy Usage Through Increased Water Treatment, Disposal, and Operation of Water Distribution System. Soils, Geology, and Seismicity Impact 3.6/B. Earthquake Ground Shaking, Primary Effects. Air Quality Impacts 3.11/A, B, C, and E. Future development of the Project will contribute to cumulative dust deposition, construction equipment emissions, mobile and stationary source emissions. • 3. Unavoidable Significant Adverse Impacts from the EDPO Supplemental EIR. The following unavoidable supplemental environmental impacts were identified in the EDPO Supplemental EIR and could apply to the Project. Supplemental Impact Traffic 6: Year 2025 cumulative buildout with project scenario, Dougherty Road/Dublin Boulevard intersection. Supplemental Impact Traffic 7: Year 2025 cumulative buildout with project scenario, Hacienda Drive/Dublin Boulevard intersection. 1 "public officials must still go on the record and explain specifically why they are approving the later project despite its significant unavoidable impacts." (emphasis original.) Communities for a Better Environment v. California Resources Agency 103 Cal.App. 4th 98. (2002) Supplemental Impact Traffic 8: Year 2025 cumulative buildout with project scenario, Fallon Road/Dublin Boulevard intersection. Supplemental Impact Traffic 11: Year 2025 cumulative buildout with project scenario, freeway segments on 1-580 and 1-680 in the EDPO project area. 4. Unavoidable Significant Adverse Impacts from the Fallon Village Supplemental EIR. The following unavoidable significant environmental impacts were identified in the Fallon Village Supplemental EIR and could apply to the Project. Supplemental Impact TRA-1: Project contribution to impact the Dublin/Dougherty intersection (DSEIR p. 64). Supplemental Impact TRA-4: Cumulative impacts to local freeways (DSEIR p. 69). Supplemental Impact TRA-5: Consistency with Alameda County Congestion Management Plan (DSEIR p. 73). Supplemental Impact CUL-2: Demolition of the Fallon Ranch House (DSEIR p. 218.) Supplemental Impacts AQ-2, AQ-3: Increase in regional emissions (DSEIR pp. 239-240.). 5. Overriding Considerations. The City Council previously balanced the benefits of the Eastern Dublin project approvals against the significant and potentially significant adverse impacts identified in the Eastern Dublin EIR and the Supplemental EIRs. The City Council now balances those unavoidable impacts that apply to future development on the Project site against its benefits, and hereby determines that such unavoidable impacts are outweighed by the benefits of the Project as further set forth below. The City declares that each one of the benefits included below, independent of any other benefits, would be sufficient to justify approval of the Project and override the Project's significant and unavoidable impacts. The substantial evidence demonstrating the benefits of the Project are found in these findings, and in the documents found in the administrative record for the Project. The Project will further the urbanization of Eastern Dublin as planned through the comprehensive framework established in the original Eastern Dublin approvals. The Project will create residential development that is compatible with the residential development in the vicinity of the Project. The Project will provide local roadway improvements contributing to an efficient public roadway system. The Project will help the City toward its RHNA goal for new housing units and will help implement policies contained in the Housing Element of the General Plan. The Project will provide streetscape improvements such as curb, gutter, sidewalk, and landscaping that will be an amenity to the larger community and provide safer pedestrian and bicycle access between existing neighborhoods. The Project will create new revenue for the City, County, and State through the transfer and reassessment of property due to the improvement of the property and the corresponding increase in value. The Project will contribute funds to construct schools, parks, and other community facilities that are a benefit City-wide. Development of the project site will provide construction employment opportunities for Dublin residents.