HomeMy WebLinkAbout8.1 Fredrich Prop GPor
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DATE:
TO:
FROM:
STAFF REPORT
CITY COUNCIL
August 21, 2012
Honorable Mayor and City Councilmembers
Joni Pattillo City Manager""'
SUBJECT: Fredrich Property General Plan and Eastern Dublin Specific Plan
Amendment Study Initiation request
Prepared by Michael Porto, Consulting Planner
EXECUTIVE SUMMARY:
CITY CLERK
File #420 -30
The City Council will consider a request to initiate a General Plan and Eastern Dublin Specific
Plan Amendment Study to evaluate a proposal to change the General Plan and Eastern Dublin
Specific Plan land use designation of a 6.17 -acre property ( "Study Area ") known as the Fredrich
property from Medium /High Density Residential (MHDR) (14.1 to 25.0 dwelling units per acre)
and Neighborhood Commercial to Medium Density Residential (MDR) (6.1 to 14.0 dwelling units
per acre). The Study Area is located on the west side of Tassajara Road north of Fallon Road
and east of Tassajara Creek.
FINANCIAL IMPACT:
No financial impact to the City. All costs associated with preparing the General Plan
Amendment/Eastern Dublin Specific Plan Amendment Study, if authorized by the City Council,
would be borne by the Project Proponent.
RECOMMENDATION:
Staff recommends that the City Council adopt Resolution approving the initiation of a General
Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposal to change the
land use designation of a parcel known as the Fredrich property from Medium /High Density
Residential and Neighborhood Commercial to Medium Density Residential; OR adopt
Resolution denying the initiation of a General Plan and Eastern Dublin Specific Plan
Amendment Study to evaluate a proposal to change the land use designation of a parcel known
as the Fredrich property from Medium /High Density Residential and Neighborhood Commercial
to Medium Density Residential.
Submitted By
Director of Community Development
Reviewed By
Assistant City Manager
Page 1 of 6 ITEM NO. 8.1
DESCRIPTION:
Background
The Fredrich property is a 6.17 -acre site located on the west side of Tassajara Road
immediately north of the recently constructed intersection with Fallon Road. The Fredrich
property is triangularly shaped and characterized as a low hilltop east of Tassajara Creek and
the Wallis Ranch project (Dublin Ranch West). A tributary of Tassajara Creek, referred to as
Moller /Casamira Creek, flows beneath Tassajara Road to the east from Chateau at Fallon
Crossing and runs across the southerly portion of the Study Area. The drainage area is
vegetated with dense trees, shrubs, and ground cover but also supports sparse riparian
vegetation. Improvements include a single - family residence with ancillary agriculture - related
structures which continue to be used for that purpose.
The property was included with the 2007 annexation application for the project along the east
side of Tassajara Road now known as Chateau at Fallon Crossing (formerly Mission Peak).
Pre - annexation activities, including Stage 1 Planned Development prezoning actions, were
associated with the Fallon Crossing project (PA 04 -016).
At the time of prezoning and annexation, the precise alignment and improvement plans for
Tassajara Road and its intersection with Fallon Road were nearing completion. In gross
acreage, the property was identified as approximately 7.9 acres with two different land use
designations on one parcel: a) 3.4 acres were designated for Medium /High Density Residential
(14.1 to 25 dwelling units per acre); and b) 4.5 acres as Neighborhood Commercial associated
with the Tassajara Village planning area (Planning Area F) shown in the Eastern Dublin Specific
Plan. As a result of improvements to Tassajara Road and other adjacent public infrastructure,
the proportionate distribution of land uses over the 6.17 -acre Fredrich property site was
allocated as approximately 3.52 acres for Neighborhood Commercial use and 2.65 acres for
Medium /High Density Residential. The completed improvements to the intersection of
Tassajara Road and Fallon Road substantially affected commercial development along the west
side. The Neighborhood Commercial uses anticipated for the Tassajara Village planning area
are shown on Figure 7.28 of the Eastern Dublin Specific Plan.
Page 2 of 6
With approval of the Wallis Ranch project and completed improvements to the Tassajara
Road /Fallon Road intersection, the Tassajara Village concept was re- evaluated based on a
division of the area by Tassajara Creek and the restrictions on development created by the
natural features, topography, and preservation requirements. As part of that approval, the non-
residential uses in the vicinity of the proposed Tassajara Village west of Tassajara Creek were
re- designated for open space, environmental conservation features, and recreational amenities.
However, no concepts were addressed or proposed for the Fredrich property lying immediately
east of Tassajara Creek within that node. Therefore, the commercial uses within the Tassajara
Village concept plan remained in place on the Fredrich property.
The Vargas property to the north was included with the annexation of Moller Ranch to the
northeast. The 4.38 acre Vargas property has a General Plan and Specific Plan land use
designation of Medium Density Residential (6.1 -14 du /acre). The project proponent has
indicated that their intention is to combine the Fredrich property and the Vargas property as a
single project.
The City received a letter dated July 2, 2012 from STL Company LLC of Roseville, California,
requesting consideration of a change to the land use designation as shown in both the General
Plan and the Eastern Dublin Specific Plan (Attachment 1). The requested land use amendment
from Medium /High Density Residential (14.1 -25 du /acre) and Neighborhood Commercial uses to
Medium Density Residential (6.1 -14 du /acre).
ANALYSIS:
The following table and map provide an overview of the project area and proposed
amendments.
Table 1: Fredrich Prooerty - Land Uses
Use
ra oss
ac
% Existing
of site (Proportioned)
Proposed
units
units
MHDR
3.4
43% 2.65 ac
37 — 66 units
0 ac
NC
4.5
57% 3.52 ac
0 ac
MDR
0
0 ac
6.17 ac
37 — 87 units
7.9
6.17 ac
6.17 ac
6.17 ac of MDR 6.1 — 14.0 du /ac = 37 — 69 unit
Page 3 of 6
tAia I iNU LANU uat mAr
Under the current residential land use designation of Medium /High Density Residential and
Neighborhood Community, approximately 37 to 66 units and 92,000 square feet of commercial
development would be allowed. A land use amendment and concurrent rezoning of the entire
property to Medium Density Residential would allow approximately 37 to 86 units. Therefore, a
comparable number of units potentially could be developed within the Study Area under both the
existing and proposed land use scenarios, while eliminating Neighborhood Commercial uses
which are not viable due to the deeply incised creek.
As mentioned above, the potential configuration and development options for Tassajara Village
and Neighborhood Commercial uses have been established by the completion of the Tassajara
Road /Fallon Road intersection improvements, and the development of several projects in the
immediate vicinity such as Silvera Ranch, Chateau at Fallon Crossing, and Wallis Ranch. The
General Plan Amendment study would address the feasibility or likelihood of accommodating
non - residential uses contemplated for Tassajara Village as identified in the Eastern Dublin
Specific Plan.
As stated above, a General Plan and Eastern Dublin Specific Plan amendment, if approved as
requested, would allow the Study Area and the Vargas property to the north to be combined as
one project site of approximately 10.55 acres of Medium Density Residential use. The resulting
residential project could be anticipated to range from 64 to 147 residential units. With the
elimination of the commercial component, the number of units is consistent with the number of
units allowed by the current land use designation. Also, this density would be consistent with
that part of Wallis Ranch adjacent to the Study Area west of Tassajara Creek.
It has been past practice for the City Council to initiate all General Plan and Specific Plan
Amendment Studies prior to accepting an official application and beginning work on such a
request. If the City Council authorizes the General Plan and Eastern Dublin Specific Plan
Amendment Study, Staff will:
1. Examine if the proposed land use designation and density are appropriate for the site;
2. Evaluate the proposal for consistency with the Housing Element;
Page 4 of 6
3. Evaluate any associated environmental impacts from the land use change such as
traffic, noise, or view impacts and prepare the appropriate environmental documents;
4. Perform any additional studies that may be required;
5. Evaluate the proposed land plan; and
6. Prepare an analysis for consideration by the Planning Commission and the City
Council.
When the study is complete, and if it results in a recommendation to amend the existing land
uses, Staff would then present the Planning Commission with the proposed General Plan and
Eastern Dublin Specific Plan land use amendments for recommendation to the City Council.
The City Council could then take action on the General Plan and Eastern Dublin Specific Plan
Amendment.
Any development of the site still would require related application materials which would be
presented for consideration concurrently with the requested land use amendments, including:
the Planned Development Stage 1 Rezone Amendment; a Stage 2 Development Plan
consistent with the proposed land use amendment and Stage 1 Rezone; Site Development
Review (SDR); Vesting Tentative Tract or Parcel Map, as appropriate; and any required
environmental determination under the California Environmental Quality Act (CEQA).
Staff has prepared alternative draft resolutions approving (Attachment 2) and denying
(Attachment 3) the initiation of a General Plan and Eastern Dublin Specific Plan Amendment
Study to change the land use designation from Medium /High Density Residential and
Neighborhood Commercial to Medium Density Residential.
NOTICING REQUIREMENTS /PUBLIC OUTREACH:
Although a public notice is not required to review a request to initiate a General Plan or Specific
Plan Amendment Study, the City mailed notices to all property owners and tenants within 300
feet of the proposed Study Area. A public notice also was published in the Valley Times and
posted in the designated posting places. A copy of this Staff Report was distributed to the
Project Proponent.
ENVIRONMENTAL REVIEW:
The General Plan and Eastern Dublin Specific Plan Amendment Study initiation request has
been reviewed in accordance with the provisions of the California Environmental Quality Act
(CEQA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State
CEQA Guidelines (Information Collection).
ATTACHMENTS: 1. Project Proponent's Letter of Request dated July 2, 2012, from
James L. Meek of STL Company LLC of Roseville, California
2. Resolution approving the initiation of a General Plan and Eastern
Dublin Specific Plan Amendment Study to evaluate a proposal to
change the land use designation of a parcel known as the Fredrich
property from Medium /High Density Residential and Neighborhood
Commercial to Medium Density Residential
3. Resolution denying the initiation of a General Plan and Eastern
Dublin Specific Plan Amendment Study to evaluate a proposal to
change the land use designation of a parcel known as the Fredrich
Page 5 of 6
property from Medium /High Density Residential and Neighborhood
Commercial to Medium Density Residential
Page 6 of 6
July 2, 2012
Jeff Baker
Planning Manager
100 Civic Plaza
Dublin, CA 94568
RE. Vargas Property (Jose &Violeta Vargas, 7020 Tassajara Road, APN 986-
0004- 002 -01) and Fredrich Property (Fredrich Family Trust, 6960 Tassajara
Road, APN 986- 0004 - 002-03)
Dear Mr. Baker:
As you know, we are in contract to purchase the Vargas and Fredrich properties on Tassajara
Road. Pursuant to our preliminary discussions with you, we wish to seek entitlements to allow
us to develop a single residential project spanning both properties.
We understand that the Vargas property should not pose a problem, as it has received PD
zoning approval for the development of up to 33 units under a Medium Density (6.1 to 14 units
per acre) designation. However, with respect to the Fredrich property, the current GP
designation is for Medium-High density residential and Neighborhood Commercial. We
recognize that, if we want to develop both properties as a single project, we will need a General
Plan amendment changing the designation for the Fredrich parcel to match the Medium
Density (6.1 to 14 units per acre) already in place for Vargas.
Per our conversations with you, it is our understanding that the first step in the General Plan
Amendment process is to have the City Council approve the commencement of a study by staff
of the proposed General Plan Amendment. We hereby formally request that you seek City
Council approval to commence such a study with respect to our proposed change to the
General Plan designation for the Fredrich property. Please let us know if there is anything else
you need in order to start the amendment process. Also, please let us know when you think
you will have the results of your study.
Thank you for your assistance in this matter. We look forward to working with you further.`
Sincerely,
James L. Meek
Director of Acquisitions
3300 Douglas Blvd, Bldg. 400 Suite 450 o Roseville- CA- 95661 - 9161783 -2300 a 9161783 -2303 Fax
RESOLUTION NO. XX - 12
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN
SPECIFIC PLAN AMENDMENT STUDY TO EVALUATE A PROPOSAL TO CHANGE THE
LAND USE DESIGNATION OF A PARCEL KNOWN AS THE FREDRICH PROPERTY FROM
MEDIUM /HIGH DENSITY RESIDENTIAL AND NEIGHBORHOOD COMMERCIAL
TO MEDIUM DENSITY RESIDENTIAL
(APN 985 - 0004 - 002 -03)
WHEREAS, the City has received a request from the STL Company, LLC ( "Project
Proponent ") to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to
change the land use designation of a 6.17 -acre parcel known as the Fredrich property (APN
985 - 0004 - 002 -03) ( "Study Area "); and
WHEREAS, the Study Area is located along the west side of Tassajara Road north of
Fallon Road; and
WHEREAS, the Study Area currently is designated for Medium /High Density Residential
(14.1 to 25.0 dwelling units per acre) and Neighborhood Commercial land use in the General
Plan and Eastern Dublin Specific Plan; and
WHEREAS, the Project Proponent, on behalf of the property owner, requests initiation of
a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use
designation to Medium Density Residential (6.1 to 14.0 dwelling units per acre); and
WHEREAS, the General Plan and Eastern Dublin Specific Plan Amendment Study
initiation request has been reviewed in accordance with the provisions of the California
Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section
15306, Class 6 of the State CEQA Guidelines (Information Collection); and
WHEREAS, a Staff Report was submitted outlining the issues surrounding the General
Plan and Eastern Dublin Specific Plan Amendment Study initiation request; and
WHEREAS, the City Council did hear and consider all such reports, recommendations,
and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby approve the initiation of a General Plan and Eastern Dublin Specific Plan Amendment
Study to change the land use designation of the Study Area referenced above.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
21St day of August 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
G:IAgendas1201ZFredrich GPA Initiation RequestlCC Reso- Approve GPA Initiation. doc
RESOLUTION NO. XX - 12
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
DENYING THE INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN
SPECIFIC PLAN AMENDMENT STUDY TO EVALUATE A PROPOSAL TO CHANGE THE
LAND USE DESIGNATION OF A PARCEL KNOWN AS THE FREDRICH PROPERTY FROM
MEDIUM /HIGH DENSITY RESIDENTIAL AND NEIGHBORHOOD COMMERCIAL
TO MEDIUM DENSITY RESIDENTIAL
(APN 985 - 0004 - 002 -03)
WHEREAS, the City has received a request from the STL Company, LLC ( "Project
Proponent ") to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to
change the land use designation of a 6.17 -acre parcel known as the Fredrich property (APN
985 - 0004 - 002 -03) ( "Study Area "); and
WHEREAS, the Study Area is located along the west side of Tassajara Road north of
Fallon Road; and
WHEREAS, the Study Area currently is designated for Medium /High Density Residential
(14.1 to 25.0 dwelling units per acre) and Neighborhood Commercial land use in the General
Plan and Eastern Dublin Specific Plan; and
WHEREAS, the Project Proponent, on behalf of the property owner, requests initiation of
a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use
designation to Medium Density Residential (6.1 to 14.0 dwelling units per acre); and
WHEREAS, the General Plan and Eastern Dublin Specific Plan Amendment Study
initiation request has been reviewed in accordance with the provisions of the California
Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section
15306, Class 6 of the State CEQA Guidelines (Information Collection); and
WHEREAS, a Staff Report was submitted outlining the issues surrounding the General
Plan and Eastern Dublin Specific Plan Amendment Study initiation request; and
WHEREAS, the City Council did hear and consider all such reports, recommendations,
and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby deny the initiation of a General Plan and Eastern Dublin Specific Plan Amendment
Study to change the land use designation of the Study Area referenced above.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
21St day of August 2011 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
G:IAgendas1201ZFredrich GPA Initiation RequestlCC Reso -Deny GPA Initiation. doc