HomeMy WebLinkAbout8.2 Summerhill Homes GPOF
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DATE:
TO:
FROM:
STAFF REPORT
CITY COUNCIL
March 5, 2013
Honorable Mayor and City Councilmembers
Joni Pattillo, City Manager, �a
CITY CLERK
File #420/30
SUBJECT: Summerhill Homes Residential (Dublin Land Company /Summerhill Homes)
General Plan and Eastern Dublin Specific Plan Amendment Study Initiation
Request
Prepared by Jeff Baker, Assistant Community Development Director
EXECUTIVE SUMMARY:
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 land use designations on the
northern 38.9 -acres of the overall 80.1 acre Dublin Land Company property. The project Study
Area is located north of Dublin Boulevard between Tassajara Road and Brannigan Street,
including the property along the north side of Gleason Drive.
The Study would evaluate a proposal to change the land use designation for the Study Area to
Medium Density Residential from the existing land use designations of Neighborhood
Commercial, General Commercial, Medium High Density Residential, High Density Residential,
and Public /Semi - Public.
FINANCIAL IMPACT:
No financial impact to the City. All costs associated with preparing the General Plan
Amendment /Eastern Dublin Specific Plan Amendment Study would be borne by the Project
Proponent.
RECOMMENDATION:
Staff recommends that the City Council: 1) Receive Staff presentation; 2) Deliberate; and 3)
Adopt a 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 38.9 -acre
area located north of Dublin Blvd. between Tassajara Road Brannigan Street to Medium Density
Residential; or 4) Adopt a 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 38.9 -acre area located north of Dublin Blvd. between Tassajara Road
Brannigan Street to Medium Density Residential.
Submitted By
Director of Community Development
Reviewed By
Assistant City Manager
Page 1 of 6 ITEM NO. 8.2
DESCRIPTION:
The 80.1 acre Dublin Land Company property is located north of 1 -580 between Tassajara Road
and Brannigan Street and extends to the north of Gleason Drive. The property is located in the
Eastern Dublin Specific Plan (EDSP) area. The property has Planned Development Zoning
adopted with the EDSP and no development plans have been approved for the property.
The Project site is vacant land and is generally flat with a slight slope from a higher elevation at
the northerly boundary to a slightly lower elevation towards the southerly boundary. At one time
the property was used for agricultural purposes and has remained vacant for the past number of
years (except for temporary seasonal uses) with low lying native and non - native grasses turned
periodically for the purposes of weed abatement. A small group of trees and shrubs is located
in the southwest portion of Block A near the corner of Tassajara Road and Central Parkway. No
grading for development purposes has occurred to date.
Properties surrounding the proposed Study Area are:
=01 rem 07
• along the easterly half of the northerly boundary (facing Brannigan Street) - a recently
approved, Medium Density Residential project of 19 single - family detached homes
• along the westerly half of the northerly boundary (facing Tassajara Road) — an
established Medium Density Residential project of detached single - family homes.
• South of proposed Study Area. — a vacant 15.13 -acre area, also owned currently by
Dublin Land Company. The site is designated for a combination of General Commercial,
Medium High Density Residential, and High Density Residential uses.
• West (across Tassajara Road)
■ Emerald Glen Park
• Waterford Place, an apartment community
• Tassajara Meadows, a single - family detached residential neighborhood
• East (across Brannigan Street)
■ Sorrento West, a Medium - Density Residential project of 432 units
■ The Cottages, a Medium High Density residential project of 200 units within Area G of
Dublin Ranch.
■ 19 single family detached homes known as the Sonata neighborhood (Tract 7282)
designated as Medium - Density Residential.
Page 2 of 6
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Acres
Units
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15.20
--
24.83
INC — Neighborhood Commercial
4.00
--
--
4.00
--
MDR — Medium Density Residential
--
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-580
Ci y of Pleasanton
Dublin Land
Company Property
Summerhill Homes is currently working with the Dublin Land Company to purchase the northern
38.9 acres of the Dublin Land Company property generally located north of Finnian Way.
Summerhill has submitted a letter (Attachment 1) requesting that the City Council initiate a
General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate the change of
land use designation within the proposed Study Area from the existing various land use
designations shown on Table 2 to Medium Density Residential (MDR), defined as 6.1 to 14.0
dwelling units per acre.
Table 2: Existina Land Use (acreaae is aaaroximate)
Land Use Designations
Block C
Block D
Block E
Acres
Units
GC - General Commercial
9.63
15.20
--
24.83
INC — Neighborhood Commercial
4.00
--
--
4.00
--
MDR — Medium Density Residential
--
--
1.00
1.00
6-14
MHDR — Medium High Density Residential
--
4.00
--
4.00
56-100
HDR — High- Density Residential
1.50
1.50
--
3.00
75-105
P /SP - Public /Semi - Public
--
--
2.07
2.07
--
Total
15.13
20.70
3.07
38.9
137-219
Page 3 of 6
Existing Land Use
ANALYSIS:
Proposed Land Use
a-
It is the City Council's practice to initiate all General Plan and Specific Plan Amendment Studies
prior to Staff accepting an application and beginning work on such a request. The Applicant's
letter /request to initiate a GPA/EDSPA Study is included as Attachment 1. Any development of
the site would also require a Planned Development Rezone with a Stage 1 and Stage 2
Development Plan, Tentative Subdivision Map, and Site Development Review Permit.
The Eastern Dublin Specific Plan anticipated 261 residential units and up to 900,000 square feet
of commercial development across the entirety of the Dublin Land Company property. The
development potential for Blocks C, D and E currently includes approximately 151 residential
units and up to 425,093 square feet of commercial development. The applicant has requested a
Study to evaluate changing the land use designation of these blocks entirely to Medium Density
Residential (thus eliminating the commercial component on Blocks C, D and E). The applicant's
proposal to change the existing land use designation of these blocks to Medium Density
Residential could result in up to 303 residential units.
Blocks A and B of the Dublin Land Company property would not be affected by this proposal.
Block A is approximately 26.07 -acres designated as General Commercial and is anticipated to
include approximately 363,394 square feet of commercial development. Block B is
approximately 15.13 acres and is designated for High Density Residential, Medium -High Density
Residential and General Commercial uses. Development of Block B is anticipated to include
approximately 110 residential units and up to 111,513 square feet of commercial development
which is consistent with the Eastern Dublin Specific Plan (EDSP) land use designations for that
site.
Therefore the applicant's proposal would result in a net increase of 152 residential units (413
proposed units - 261 EDSP anticipated units = 152 units) and reduce the commercial
development potential by up to 425,093 square feet.
Page 4 of 6
If the City Council determines that a General Plan and Eastern Dublin Specific Plan Amendment
Study should be initiated, Staff will prepare a study and return to the City Council with an
analysis of the following:
1. Fiscal impacts of the proposed land use changes;
2. Circulation as it relates to the functionality of the project site; and
3. Project interface with the surrounding neighborhoods and appropriate buffering.
The City Council would then have the opportunity to 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. Evaluate the proposed land plan;
2. Evaluate the proposal for consistency with the Housing Element;
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; and
5. Prepare a project analysis for consideration by the Planning Commission and the
City Council.
If these tasks result in a recommendation to amend the existing land uses, Staff would then
present the Planning Commission with the proposed General Plan and Specific Plan land use
amendments for recommendation to the City Council. The City Council then could take action
on the General Plan and Specific Plan Amendment.
Any development on the site would require application materials which would be presented
concurrently with the requested land use amendments, including: a) the Planned Development
Rezone consistent with the proposed land use amendment, b) Site Development Review, c)
Vesting Tentative (Tract) Map, and d) any required environmental determination under the
California Environmental Quality Act (CEQA).
Staff has prepared draft resolutions for both approval and denial to initiate a General Plan and
Eastern Dublin Specific Plan Amendment Study to change the entire 38.9 -acre study area to
Medium Density Residential. The draft resolutions are included as Attachments 2 and 3.
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 in excess of 2,000 notices to residents and businesses
in the following neighboring communities: The Terraces, The Cottages, The Villas, The
Courtyards, Sorrento West, Sonata, a portion of Tassajara Meadows, and the Waterford
residential and commercial developments. Also, as is practice, notices were sent to an
expanded list of potentially interested parties. A public notice 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.
Page 5 of 6
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).
ATTACHMENT: 1. Project Proponent's Letter of Request dated January 18, 2013 from
Marshall Torre.
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 38.9 -acre area located north of
Dublin Blvd. between Tassajara Road Brannigan Street 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 38.9 -acre area located north of
Dublin Blvd. between Tassajara Road Brannigan Street to Medium
Density Residential.
Page 6 of 6
'.75 75nu
Luke Sims January 18, 2013
Community Development Director
City of Dublin
100 Civic Plaza
Dublin Ca 94568
RE: General Plan and Eastern Dublin Specific Plan Amendment Request
Portion of Dublin Land Company Property
Dear Mr. Sims
Summerhill Homes has been authorized by Dublin Land Company, owners of the following described
property, to request the City Council of the City of Dublin authorize Staff to consider revisions to the
General Plan and Eastern Dublin Specific Plan land use designations as follows (See map attached):
1. APN 985 -52 -24 (3.07 ac) Public /Semi- Public to Medium Density; (parcel north of Gleason Drive)
2_ APN 985 -52 -25 (20.7 ac) from General Commercial, Medium High Density and High Density to
Medium Density; (parcel between Central Parkway and Gleason Drive) and
3. APN 985 -51 -06 the northerly half (15.13 ac) from General Commercial, Neighborhood
Commercial and High Density to Medium Density ( parcei south of Central Parkway to the
approximate prolongation of the centerline of Finnian Way).
The proposed change of land use on these three areas is intended for development of approximately
303 single family detached homes and would displace approximately 28.83 acres of General
Commercial /Neighborhood Commercial, 4 acres of Medium High Density, 3 acres of High Density and
2.07 acres of Public Semi - Public Land Uses.
4. No changes to the existing General Plan and Eastern Dublin Specific Plan land use designations
are requested for the southerly half of APN 985 -51 -06 (15.13 ac), and based on a staff analysis
of the East Dublin Specific Plan, this could leave up to 110 residential units within the medium -
high and high density land use range. The allowable square footage of General Commercial
development for the remainder of this central parcel would be approximately 113,250 to
340,000 square feet.
The proposed land use designations would accomplish the following: (1) permit the construction of 303
single family detached residences at a density of 7.8 du /ac; (2) complete the frontage improvements for
more than half of the strategically located Dublin Land Company property thereby facilitating vehicular,
bike and pedestrian access along Tassajara Road, Central Parkway, Gleason Drive and Brannigan St.; (3)
add significant value to the Dublin tax rolls for the majority of the Dublin Land Company property; (4) in
addition to the requested GPA /SPA, a Stage 1 and Stage 2 Planned Development Zoning, SDR and
Vesting Tentative Map will be prepared for the northerly portion of the subject property (APN's 985 -52-
24, 985 -52 -25 and the northerly half of 985- 51 -06) and a Stage 1 Planned Development Zoning will be
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prepared for the southerly half of APN 985-51-06 thereby facilitating it's future development without
the need for further CPA /SPA or land use zoning.
We respectfully request City Council authorization to proceed with the requested entitlements for this
exciting project. As always time is of the essence and Surnmerhill Homes is committed to take the steps
necessary to work with the City to diligently move the process forward. Please contact me if you have
any questions. Thank You.
Marshall Torre
SurnmerhillHomes
Attachment: Genera ]/Specific Plan Land Use Designation Exhibit
RESOLUTION NO. XX — 13
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 38.9 -ACRE AREA LOCATED NORTH OF DUBLIN BLVD. BETWEEN
TASSAJARA ROAD BRANNIGAN STREET TO MEDIUM DENSITY RESIDENTIAL
(APNs 985 - 0052 -024, 985 - 0052 -025 and a portion of 985 - 0051 -006)
WHEREAS, the City has received a request from Summerhill Homes on behalf of Dublin
Land Company ( "Project Proponent ") to initiate a General Plan and Eastern Dublin Specific
Plan Amendment Study to change the land use designations of a 38.9 -acre project area located
along the east side of Tassajara Road generally north of Dublin Boulevard, west of Brannigan
Street up to and including the north side of Gleason Drive ( "Study Area "); and
WHEREAS, the land uses in the Study Area currently are divided among three blocks
(Blocks A, B, and C) designated in the General Plan and Eastern Dublin Specific Plan by
approximate acreage in aggregate, as follows: (1) 24.83 acres of General Commercial; (2) 4.0
acres of Neighborhood Commercial; (3) 1.0 acre of Medium Density Residential; (4) 4.0 acres
of Medium -High Density Residential; (5) 3.0 acres of High- Density Residential; and (6) 2.07
acres of Public/ Semi - Public; and
WHEREAS, the land use designation requested by the Project Proponent is Medium
Density Residential (6.1 to 14.0 dwelling units per acre) for the 38.9 -acre Study Area in its
entirety; 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; 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 (APNs 985 - 0052 -024, 985 -0052-
025 and a portion of 985 - 0051 -006) as requested above.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
5t" day of March 2013 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
G:IPA #120131PLPA- 2013 -00005 Summerhill Homes - DiMantolCCReso APPROVING -GP Initiation.doc
RESOLUTION NO. XX — 13
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 38.9 -ACRE AREA LOCATED NORTH OF DUBLIN BLVD. BETWEEN
TASSAJARA ROAD BRANNIGAN STREET TO MEDIUM DENSITY RESIDENTIAL
(APNs 985 - 0052 -024, 985 - 0052 -025 and a portion of 985 - 0051 -006)
WHEREAS, the City has received a request from Summerhill Homes on behalf of Dublin
Land Company ( "Project Proponent ") to initiate a General Plan and Eastern Dublin Specific Plan
Amendment Study to change the land use designations of a 38.9 -acre project area located
along the east side of Tassajara Road generally north of Dublin Boulevard, west of Brannigan
Street up to and including the north side of Gleason Drive ( "Study Area "); and
WHEREAS, the land uses in the Study Area currently are divided among three blocks
(Blocks A, B, and C) designated in the General Plan and Eastern Dublin Specific Plan by
approximate acreage in aggregate, as follows: (1) 24.83 acres of General Commercial; (2) 4.0
acres of Neighborhood Commercial; (3) 1.0 acre of Medium Density Residential; (4) 4.0 acres of
Medium -High Density Residential; (5) 3.0 acres of High- Density Residential; and (6) 2.07 acres
of Public/ Semi - Public; and
WHEREAS, the land use designation requested by the Project Proponent is Medium
Density Residential (6.1 to 14.0 dwelling units per acre) for the 38.9 -acre Study Area in its
entirety; 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; 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 (APNs 985 - 0052 -024, 985 - 0052 -025 and
a portion of 985 - 0051 -006) as requested above.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
5t" day of March 2013 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
G:IPA #120131PLPA- 2013 -00005 Summerhill Homes - DiMantolCCReso DENYING -GP Initiation.doc