HomeMy WebLinkAbout8.3 Green on Park Place GPor
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DATE:
TO:
FROM:
STAFF REPORT
CITY COUNCIL
December 18, 2012
Honorable Mayor and City Councilmembers
Joni Pattillo City Manager""'
CITY CLERK
File #420 -30
SUBJECT: Green on Park Place General Plan and Eastern Dublin Specific Plan Amendment
Study Initiation Request
Prepared by Kristi Bascom, Principal Planner
EXECUTIVE SUMMARY:
The City Council will consider whether to initiate a General Plan and Specific Plan Amendment
Study to change both the General Plan and Eastern Dublin Specific Plan land use designations
for 27.45 acres of property at 5144 and 5344 Hacienda Drive from General Commercial to a
new Mixed Use land use designation.
FINANCIAL IMPACT:
No financial impact to the City. All costs associated with preparing the General Plan and
Specific Plan Amendment Study, if authorized by the City Council, would be borne by the
Applicant.
RECOMMENDATION:
Staff recommends that the City Council: 1) Receive Staff presentation; 2) Take testimony from
the Applicant and the public; 3) Deliberate; and 4) Either Adopt a Resolution approving the
initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to change the
land use designation on approximately 27.45 acres at 5144 and 5344 Hacienda Drive from
General Commercial to a new Mixed Use land use designation; OR 4) Adopt a Resolution
denying the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to
change the land use designation on approximately 27.45 acres at 5144 and 5344 Hacienda
Drive from General Commercial to a new Mixed Use land use designation.
Submitted By
Director of Community Development
Reviewed By
Assistant City Manager
Page 1 of 5 ITEM NO. 8.3
DESCRIPTION:
Stockbridge /BHV Emerald Place Land Company, LLP is requesting City Council consideration
to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study on 27.45 acres of
property they own at the northwest corner of Hacienda Drive and Interstate 580.
The project site is shown in the Vicinity Map below:
Figure 1: Project Vicinity
The property currently has a General Plan land use designation of General Commercial and is
entitled for a 305,000 square foot shopping center branded "The Green on Park Place ". The
project was approved by the City Council in 2008 and consisted of a Stage 2 Planned
Development Rezoning, Site Development Review, and approval of a five -year Development
Agreement. The Development Agreement vests the project entitlements through December 18,
2013.
The current General Plan land use designation for the subject property and the surrounding
properties are shown in the figure on the following page.
Page 2 of 5
F
2: General Plan Land Use
The existing General
Commercial land use
designation accommodates
a range of regional- and
community - serving retail,
service, and office uses.
Uses anticipated in this
designation include, but are
not limited to: retail uses; all
office uses; hotels; banks;
service uses, and
restaurants and other eating
and drinking establishments.
Mixed use projects
incorporating retail, service,
and /or office uses are
encouraged, with residential
uses also allowed as part of
the mix when location and
design ensure compatibility.
ANALYSIS:
Staff has concerns with the proposed conversion of this 27.45 acre site from General
Commercial to a predominantly residential project with limited retail square footage. Staff's
concerns include-
1 . Loss of prime commercial real estate on the 1 -580 corridor in a key location across the
street from an existing regional - serving power center (Hacienda Crossings);
2. Challenges with locating residential units immediately adjacent to Interstate 580,
including the potential for multi -story residential buildings to block visibility of commercial
uses and the need to study and mitigate air quality and noise impacts on future residents;
3. Impacts to the City's park deficit by adding several hundred new residential units without
the corresponding provision of parkland and property designated for semi - public facilities;
4. Adding new residents in lieu of adding new commercial businesses will negatively impact
the City's jobs- housing balance;
Page 3 of 5
5. Potential pressure to convert other nearby sites (designated Campus Office) to
residential uses;
6. Impacts to the City's General Fund as a result of adding new residents (and the
corresponding cost to provide services) to a prime commercial site that was intended to
provide sales tax revenue, services for the community, and employment; and
7. Potential impacts to nearby properties that anticipate developing medium -high and high -
density residential uses (i.e. Dublin Crossing, Esprit/Metropolitan site at the Transit
Center).
Due to the concerns regarding the project's potential impacts noted above, Staff is not
supportive of the requested General Plan and Eastern Dublin Specific Plan Amendment Study
as currently proposed. However, Staff has prepared draft Resolutions both approving and
denying the initiation of a General Plan and Specific Plan Amendment Study for the City
Council's consideration. The Resolutions are included with this Staff Report as Attachments 2
and 3.
City Staff presented a copy of the request letter (Attachment 1) to the standing Economic
Development Committee as an informational item. The Committee expressed concerns about
the request as proposed and, more specifically, about the collective reduction in commercial
retail square footage in this area beyond what was originally anticipated at 305,000 square feet.
If the City Council determines that a General Plan and Eastern Dublin Specific Plan Amendment
Study should be initiated, Staff will begin an examination of the concerns noted above and will
return to the City Council with a brief fiscal analysis of the proposed project to determine
whether those concerns are valid. Once the results of the fiscal analysis are known, the City
Council can direct Staff to further process the Amendment Study or conclude the study at that
time. If the City Council decides to proceed with the Amendment Study, Staff would then:
1. Determine the associated impacts from the land use change;
2. Conduct the appropriate level of environmental review and documentation;
3. Perform any additional studies that may be required; and
4. Prepare an analysis of the project for consideration by the Planning Commission and the
City Council.
Work on the General Plan and Eastern Dublin Specific Plan Amendment Study would be
completed concurrently with processing any other entitlements that are requested by the
Applicant. Once the General Plan and Eastern Dublin Specific Plan Amendment Study is
complete, Staff would then bring the application to the Planning Commission for their
recommendation to City Council. The project would then move forward to the City Council for
their consideration.
NOTICING REQUIREMENTS /PUBLIC OUTREACH:
Public noticing is not required to review a request to initiate a General Plan Amendment Study.
Although not required, the City mailed notices to all property owners and tenants within 300 feet
of the subject property. A notice was also published in the Valley Times and posted in the
designated posting places. A copy of this Staff Report was provided to the Applicant.
Page 4 of 5
ENVIRONMENTAL REVIEW:
Staff recommends that the initiation of the General Plan and Eastern Dublin Specific Plan
Amendment Study be found exempt from the California Environmental Quality Act (CEQA)
under Section 15306, Class 6 of the State CEQA Guidelines (Information Collection).
ATTACHMENTS: 1) Applicant's Request Letter dated November 16, 2012.
2) Resolution approving the initiation of a General Plan and
Specific Plan Amendment Study to change both the General
Plan and Eastern Dublin Specific Plan land use designations
for 27.45 acres of property at 5144 and 5344 Hacienda Drive
from General Commercial to a new Mixed Use land use
designation.
3) Resolution denying the initiation of a General Plan and
Specific Plan Amendment Study to change both the General
Plan and Eastern Dublin Specific Plan land use designations
for 27.45 acres of property at 5144 and 5344 Hacienda Drive
from General Commercial to a new Mixed Use land use
designation.
Page 5 of 5
Stockbridge/BHV Emerald Place Land Company, LLP
November 16, 2012
Luke Sims
Community Development Director
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Re: General Plan Amendment Request
Dear Mr. Sims:
I write on behalf of Stockbridge/BHV Emerald Place Land Company, LLP, the joint venture
owner of the Green on Park Place. Please consider this a formal request for a General Plan
Amendment for the property known as the Green on Park Place property and to respectfully
request that the City commence any necessary studies required to implement the General Plan
Amendment. The Green on Park Place property is located at the northwest comer of Interstate
580 and Hacienda Drive, south of Martinelli Drive and east of Arnold Road in the Eastern
Dublin Specific Plan plan area.
Specifically, this request is to change the General Plan Designation of the Green on Park Place
property from General Commercial to a new Mixed Use Designation combining residential to
range from either Medium-High to High Density Residential and Commercial. We propose a
new designation because we believe that the existing designations of MU and MU2/Campus
Office are not sufficient for the specific location of the Green on Park Place property. We are
currently planning a mixed residential and retail development at this site. We are still
contemplating the optimal residential and retail density. For retail we anticipate a range of retail
square footage of approximately 20,000 to 40,000 square feet. For residential density, we
anticipate a density of approximately 450 dwelling units to 750 dwelling units depending on
product type.
The proposed land use designation changes would facilitate the creation of a transit-oriented
mixed use development at a location well-supported by transit; permit an appropriate mix of
retail uses in the vicinity of the project site; avoid saturating the vicinity with more retail uses
than the area can effectively support and create a positive synergistic relationship between
residents and commercial uses.
As you know, the Green on Park Place is fully entitled and the subject of a Development
Agreement, a PD zoning I and 2 and a Site Development Review approval for a 303,345 square
foot retail project, which approval was based upon an Addendum to a Supplemental EIR, which
tiered off the Eastern Dublin Specific Plan EIR. BHV/Stockbridge intends to expeditiously
commence and pursue all further required entitlements and any required analyses under the
California Environmental Quality Act and respectfully requests the City's assistance in this
endeavor.
cerely,
Gerald Hunt
Stockbridge/BHV Emerald Place Land Company, LLP
2
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 CHANGE THE LAND USE DESIGNATION ON
APPROXIMATELY 27.45 ACRES AT 5144 AND 5344 HACIENDA DRIVE FROM
GENERAL COMMERCIAL TO A NEW MIXED USE LAND USE DESIGNATION
(APNS 986- 0033 - 004 -00, 986- 0033 - 005 -00, AND 986- 0033 - 006 -00)
WHEREAS, Stockbridge /BHV Emerald Place Land Company, LLP is requesting that the
City Council initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to
examine changing the land use designation for the 27.45 acre parcel from General
Commercial to a new Mixed Use designation that would allow medium -high to high- density
residential and commercial uses; and
WHEREAS, the initiation request has been reviewed in accordance with the provisions of
the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt
under Section 15306, Class 6 of the State CEQA Guidelines; and
WHEREAS, a Staff Report was submitted outlining the issues surrounding the request;
and
WHEREAS, the City Council did hear and consider all such reports, recommendations,
and testimony hereinabove set forth, and supports the initiation of a General Plan and
Eastern Dublin Specific Plan Amendment Study; and
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 on approximately 27.45 acres at 5144
and 5344 Hacienda Drive from General Commercial to a new Mixed Use land use designation.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
18th day of December 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
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 CHANGE THE LAND USE DESIGNATION ON
APPROXIMATELY 27.45 ACRES AT 5144 AND 5344 HACIENDA DRIVE FROM
GENERAL COMMERCIAL TO A NEW MIXED USE LAND USE DESIGNATION
(APNS 986- 0033 - 004 -00, 986- 0033 - 005 -00, AND 986- 0033 - 006 -00)
WHEREAS, Stockbridge /BHV Emerald Place Land Company, LLP is requesting that the
City Council initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to
examine changing the land use designation for the 27.45 acre parcel from General
Commercial to a new Mixed Use designation that would allow medium -high to high- density
residential and commercial uses; and
WHEREAS, the initiation request has been reviewed in accordance with the provisions of
the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt
under Section 15306, Class 6 of the State CEQA Guidelines; and
WHEREAS, a Staff Report was submitted outlining the issues surrounding the request;
and
WHEREAS, the City Council did hear and consider all such reports, recommendations,
and testimony hereinabove set forth, and supports the initiation of a General Plan and
Eastern Dublin Specific Plan Amendment Study; and
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 on approximately 27.45 acres at 5144 and 5344
Hacienda Drive from General Commercial to a new Mixed Use land use designation.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
18th day of December 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor