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HomeMy WebLinkAboutItem 8.4 East Dublin SP Amend Sub Area 3OF Ill 4 �Ir 111 113 � =�, 82 DATE: TO: FROM: STAFF REPORT CITY COUNCIL July 16, 2013 Honorable Mayor and City Councilmembers Joni Pattillo, City Manager( � �a CITY CLERK File #420 -30 SUBJECT: Sub Area 3 General Plan and Eastern Dublin Specific Plan Amendment Study Initiation Revised Request Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The City Council will consider a revised request to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study for Sub Area 3 of Dublin Ranch. The City Council recently authorized Staff to study the Applicant's request for a land use change but indicated that potentially more of the Open Space /Rural Residential Agriculture area might be better suited to development. The Applicant has considered City Council's comments and amended the original request. The revised Study would evaluate a proposal to change approximately 3 additional acres of Open Space to either Medium or Medium -High Density Residential. 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 adopt Resolution either Approving initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate changing approximately 3 acres of Open Space to a combination of Medium and Medium -High Density Residential Uses on Sub Area 3 of Dublin Ranch; or Denying initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate changing approximately 3 acres of Open Space to a combination of Medium and Medium -High Density Residential Uses on Sub Area 3 of Dublin Ranch. Submitted By Director of Community Development DESCRIPTION: Reviewed By Assistant City Manager The project site is located in a portion of Dublin Ranch known as Sub Area 3 within the Eastern Dublin Specific Plan. Sub Area 3 is bounded by Central Parkway to the north, Dublin Boulevard to the South, Fallon Road to the east and Lockhart Street to the west. The entire area is Page 1 of 5 ITEM NO. 8.4 comprised of approximately 64 acres. The site has General Plan land use designations consisting of Medium Density Residential, Medium -High Density Residential, and Open Space. Properties surrounding the proposed Study Area are: • North — Across Central Parkway, Dublin Community Sports Park. • South — Across Dublin Boulevard, the Kaiser property and Fallon Gateway. • East —Across Fallon Road, Open Space. • West —Across Lockhart Street, The Groves Development including Lot 3. DUBLIN' RANCH DUDLU RANCH DRNI MASTER PLANNED D BLL-N` F L4 _AF...WAY A.0.Rxwpy SUBAREA 3 PROJECT AREA T ELL�, m LF�1 VICINITY MAP On June 18, 2013, the City Council initiated a General Plan Amendment Study for Sub Area 3 upon the applicant's request. The study will evaluate changing approximately 17.5 acres from Open Space to Rural Residential Agriculture and to change approximately 7.2 acres from Open Space to Medium Density Residential (Attachment 1). The City Council also discussed the potential to develop residential uses on more of the land designated as Open Space. However, this additional land was not part of the original request and the City Council did not provide direction to study this area. The Applicant has submitted a subsequent request to initiate a General Plan Amendment Study. The proposal is to study converting 3 additional acres of Open Space within Sub Area 3 to Medium or Medium -High Density Residential (Attachment 2). If approved, this study would be completed as part of the study already authorized for Sub Area 3. ANALYSIS: 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. 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 as part of the revised development proposal for Sub Area 3. Page 2 of 5 The graphics below show the existing General Plan and eastern Dublin Specific Plan Land Use, the Land Use Study that the City Council authorized Staff to prepare on June 18, 2013, and the revised proposal. The study area under consideration would amend the previous proposal by increasing the potential development area from 15.8 acres to 18.8 acres and by decreasing the Open Space /Rural Residential Agriculture Land Use from 17.5 acres to 14.5 acres. Stream \ 1 Cortidor II zas a: I w Medium ; Density Residential 27.a al jl 37.0 x .J —� 11 EASTING GENERAL PLAN LAND USE Medium -• Density lde Resntial / f � I JUNE 18 GENERAL PLAN STUDY APPROVAL LAND USE / \) � tB.BSac SbNm �CptlAar Rural Rai Resident lAgdwlture 7J 2.Ot ac 14.5 1 x 1� I ti Median .s,M s Density 1 Residential v 27.2tac PROPOSED GENERAL PLAN STUDY AREA LAND USE Page 3 of 5 II �I 'I 1 II I 11 1 i, 1' 1 1� 1 1' I rl Medium Density � �\ tream Residential o (midor 721K \ I t.5! ac Rural Reslderttlal*A yAgdcuhure Pak 2.et x 17.St ac Medium -• Density lde Resntial / f � I JUNE 18 GENERAL PLAN STUDY APPROVAL LAND USE / \) � tB.BSac SbNm �CptlAar Rural Rai Resident lAgdwlture 7J 2.Ot ac 14.5 1 x 1� I ti Median .s,M s Density 1 Residential v 27.2tac PROPOSED GENERAL PLAN STUDY AREA LAND USE Page 3 of 5 II �I 'I 1 II I 11 1 i, 1' 1 1� 1 1' I rl LAND USE TABLE PROPOSED EXISTING LAND USE(9) APPROVED STUDYAREAS STUDY AREAS GROSS GROSS GROSS LAND USE ACRES(2� DENSITY UNITS ACRES(2) DENSITY UNITS ACRES MEDIUM DENSITY 272 AC 6.9- 94DUTAC 96E.389 34.4AC 6.9- 94DUTAC 290 -432 27.2 AC RESIDENTIAL MEDIUM HIGH DENSITY 815 AC 94.9- 25DUTAC 929 -295 8J5 AC 94.9 -25 DU 922 -295 -- RESIDENTIAL STUDYAREA -- -- -- -- -- -- 98.8 AC RU RAIL RESIDENTIALAG -- -- -- 97.5 AC .09 DUTAG 9 94.5 AC PARK 2.0 AC -- -- 2 A AC -- 2.0 AC STREAM CORRIDOR 9.3 AC -- -- 9.5 AC 95AC OPEN SPACE 24JPAC -- -- -- -- -- TOTAL 8410 AC 287 -936 64.0 AC 332 -807 64.0 AC The central portion of the site is comprised of approximately 24.9 acres of Open Space. This Land Use Designation was placed on the property when the Eastern Dublin Specific plan was developed for two reasons. As discussed in the previous Staff Report, the area was noted as being a visually sensitive ridgeline; however, the Airport Protection Zone also bisects the Open Space /Rural Residential Agriculture Land Use and residential land uses are not permitted in this area. The proposal by the Applicant maximizes the potential development area and remains outside of the Airport Protection Zone. The front side of the existing hillsides would remain in some form of Open Space or Rural Residential Agricultural Use as determined through the analysis of the study. The 1993 Eastern Dublin Specific Plan Environmental Impact Report analyzed up to 485 residential units on Sub -Area 3. Additionally the provision of inclusionary units for Dublin Ranch also considered 485 residential units on this property and provided the required number of inclusionary units in the Fairway Ranch /Groves project. The Applicant has committed to considering no more than 485 units on the Sub -Area 3 property. If the City Council approves this change and initiates the General Plan /Eastern Dublin Specific Plan Amendment Study to include this additional area, Staff will provide the City Council with reports on the following: 1. Impacts to the existing Visual Resources policies-, 2. Concerns, if any, raised by the DUSD; and 3. Interface with the Airport Protection Zone 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 any associated environmental impacts from the land use change such as traffic, parking, noise or view impacts, and prepare the appropriate environmental documents-, 3. Perform any additional studies that may be required-, and 4. Prepare a project analysis for consideration by the Planning Commission and the City Council. Page 4 of 5 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 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 Amendments, including: a) a 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 of the request to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study. The draft resolutions are included as Attachments 3 and 4. 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 subject property and to an expanded list within the area. 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. 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. June 18, 2013, City Council Staff Report 2. Letter of Request for Sub Area 3 dated June 28, 2013 3. Resolution approving initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate changing approximately 3 acres of Open Space to a combination of Medium and Medium - High Density Residential Uses on Sub Area 3 of Dublin Ranch 4. Resolution denying initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate changing approximately 3 acres of Open Space to a combination of Medium and Medium - High Density Residential Uses on Sub Area 3 of Dublin Ranch Page 5 of 5 or 19 82 /ii � 111 DATE: TO: FROM: STAFF REPORT CITY COUNCIL June 18, 2013 Honorable Mayor and City Councilmembers Joni Pattillo City Manager""' CITY CLERK File #420 -30 SUBJECT: The Groves Lot 3 and Sub Area 3 General Plan and Eastern Dublin Specific Plan Amendment Study Initiation Request Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The City Council will consider a request to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study for The Groves Lot 3 and Sub Area 3 of Dublin Ranch. The Groves Lot 3: The Study would evaluate a proposal to amend the land use designation for the entire 6.36 acre Study Area to Medium -High Density Residential (14.1 -25 units /acre) as well as maintain the exiting High Density Residential land use (25+ units /acre) to allow more development flexibility. Sub Area 3: The Study would evaluate a proposal to change approximately 17.5 acres of Open Space to Rural Residential Agriculture to facilitate agricultural uses and to change approximately 7.2 acres of Open Space to Medium Density Residential land uses. The overall area of Sub Area 3 is approximately 64 acres. 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) Take testimony from the Applicant and the public; 3) Deliberate; and 4) Adopt a Resolution either: a) Approving initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposed amendment to allow Medium -High Residential and the existing High Density Residential Land Uses for the Groves Lot 3; or b) Denying initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposed amendment to allow Medium -High Residential and the existing High Density Residential Land Uses for the Groves Lot 3; and 5) Adopt a Resolution either: a) Approving initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposed amendment to change approximately 17.5 acres of Open Space to Rural Residential Agriculture and to change approximately 7.2 acres of Open Space to Medium Density Residential Land Uses on Sub Area 3 of Dublin Ranch; or b) Denying initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposed amendment to change approximately 17.5 acres of Open Space Page 1 of 8 ITEM NO. 8.4 to Rural Residential Agriculture and to change approximately 7.2 acres of Open Space to Medium Density Residential Land Uses on Sub Area 3 of Dublin Ranch. Submitted By Director of Community Development DESCRIPTION: �?14 Reviewed By Assistant City Manager The project proponent is requesting that the City Council initiate a General Plan and Eastern Dublin Specific Plan Amendment Study for The Groves Lot 3 and Sub Area 3 of Dublin Ranch. These two project requests have been combined into one Staff Report because they are located adjacent to each other. VICINITY MAP The Groves Lot 3: The 6.36 acre project site is located at the northwest corner of Dublin Boulevard and Lockhart Street. The project site has a current General Plan /Eastern Dublin Specific Plan land use designation of High Density Residential (25+ units /acre). The project site is rectangular in shape and faces Dublin Boulevard. It is located east of the High Density Terraces project and west of future Medium Density Land Uses of Sub Area 3 (see below). As the current land uses are applied along Dublin Boulevard, the project site and the Terraces to the west create a High Density "face" along Dublin Boulevard. Existing adjacent Land Uses to the east are designated Medium Density residential (6.1 to 14.0 dwelling units /acre). Properties surrounding the proposed Study Area are: Page 2 of 8 • North — The Groves Lots 1 and 2 apartment project is comprised of 322 senior residential units and 304 multi - family apartments. • South — Dublin Boulevard and the property owned by Kaiser. • East — Across Lockhart Street, Sub Area 3 of Dublin Ranch. • West — Across Keegan Street, The Terraces High Density Residential project consisting of 626 condominium units. A 304 unit for sale condominium project, which was the mirror image of the multi - family apartment project to the north, was approved on July 1, 2003. A subsequent approval in March of 2007 allowed live -work units and approved a revised Site Development Review for a 304 unit condominium project that was designed as a combination podium and townhouse project. This project approval has since expired. In March of 2013, a new Site Development Review approval was granted for a 304 unit apartment project. To date, no construction activity has occurred on the site. The Applicant, currently requests approval to initiate a General Plan Amendment/Specific Plan Amendment Study for The Groves Lot 3 to consider allowing both a Medium -High Density Residential (14.1 -25 units /acre) land use and the existing High Density (25+ units /acre) land use (Attachment 1). Sub Area 3: Sub Area 3 is bounded by Central Parkway to the north, Dublin Boulevard to the South, Fallon Road to the east and Lockhart Street to the west. The entire area is comprised of approximately 64 acres. The site has General Plan land use designations consisting of Medium Density Residential, Medium -High Density Residential, Open Space. Properties surrounding the proposed Study Area are: • North — Across Central Parkway, Dublin Community Sports Park. • South — Across Dublin Boulevard, the Kaiser property. • East — Across Fallon Road, Open Space. • West —Across Lockhart Street, The Groves Development including Lot 3. The project itself is bounded on four sides by improved streets. Since the original land use approvals were obtained for this property in November of 1997, there have been no additional applications or requests for entitlements. However, since the land use approvals, both the alignment of Dublin Boulevard and Fallon Road have been altered resulting in modified development areas. Dublin San Ramon Services District (DSRSD) has constructed a facility at the corner of Dublin Boulevard and Fallon Road. The Applicant, currently requests approval to initiate a General Plan Amendment/Specific Plan Amendment Study for Sub Area 3 to consider changing Study would evaluate a proposal to change approximately 17.5 acres of Open Space to Rural Residential Agriculture to facilitate agricultural uses and to change approximately 7.2 acres of Open Space to Medium Density Residential land uses (Attachment 2). ANALYSIS: 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. Development of either 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. Page 3 of 8 Below is a discussion regarding the proposed GPA/SPA Study request for The Groves Lot 3, followed by a discussion of the request for Sub Area 3. The Groves Lot 3 The Applicant is requesting approval of dual land use designations including the existing High Density Residential (25+ units /acre) land use and proposed Medium -High Density Residential (14.1 -25 units /acre) land use. The proposed Medium -High Density land use designation would allow a minimum of 90 units (14.1 du /ac) at the low end of the density range, and up to 160 units (25 du /ac) at the upper end of the density range. The High Density Residential Land Use would remain an option as would the most recent approval for 304 units (47.5 du /ac). The Applicant references their concern regarding the uncertain nature of high density residential market in Dublin and is making the request to expand the development flexibility on the site and to allow a project to best respond to market conditions without having to return to the City Council for a General Plan and Eastern Dublin Specific Plan Amendment. Existing Land Uses , --- - - - -TF - - _ CEN 1 i f f ; P " , r � 1 1 - r r1 ' 1 I II� I 1 1 I � 1 -J - - -' w I W, I r I � �z 1 I W W Iw EXISTING GENERAL PLAN LAND USE J� u ry n Ci Proposed Land Uses 1 A I I , ' I � -- II 4i I I I P Y l ` J i LL1 -- 1 LLU UfI I (n �z I ( I W W I W PROPOSED GENERAL PLAN LANG USE u ;n �1 C?1 The project site was identified in the General Plan Housing Element to satisfy a portion of the Regional Housing Needs Allocation. A lower density development could be in conflict with the Housing Element. Staff will also notify the Dublin Unified School District (DUSD) regarding the project proposal. If the City Council initiates the General Plan /Eastern Dublin Specific Plan Amendment Study and it is found to negatively impact the Housing Element or the DUSD, Staff will provide the City Council with reports on the following- 1. Impacts to the Housing Element and methods to resolve those issues; and 2. Concerns, if any, raised by the DUSD. 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- Evaluate the proposed land plan-, Page 4 of 8 2. Evaluate any associated environmental impacts from the land use change such as traffic, parking, noise or view impacts, and prepare the appropriate environmental documents; 3. Perform any additional studies that may be required; and 4. 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) a 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 of the request to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study. The draft resolutions are included as Attachments 2 and 3. Sub Area 3: The Applicant is requesting to initiate a study that would evaluate changing approximately 17.5 acres of Open Space to Rural Residential Agriculture to facilitate agricultural uses and to change approximately 7.2 acres of Open Space to Medium Density Residential land uses. The Applicant cites the roadway alignment changes and the addition of the DSRSD facility in their letter requesting consideration of the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study. W 1� �e t N X Mu � � zAa r �I V PROPOSED, VENIIEIF AL PLAN U\ND USE Page 5 of 8 Currently the central portion of the site is comprised of approximately 24.9 acres of Open Space. The Applicant has indicated the potential for some limited agricultural uses; however, the Open Space Land Use Designation does not allow agricultural uses. To allow for the possibility of agricultural land uses, the General Plan and Eastern Dublin Specific Plan needs to be amended to change the land uses to Rural Residential Agriculture which permits such uses. The Applicant's request also includes changing a portion of the Open Space to the Medium Density Residential land use designation. The proposal would increase the potential number of units in Sub Area 3 as shown in Table 1 below. Staff will notify the Dublin Unified School District (DUSD) regarding the project proposal and seek feedback. Table I — Land Uses EXISTING LAND USE PROPOSED LAND USE LAND USE GROSS ACRES (2) DENSITY UNITS GROSS ACRES (2) DENSITY UNITS Medium Density Residential 27.2 AC 6.1 -14 du /ac 166 -381 34.4 AC 6.1 -14 du /ac 210 -482 Medium High Density Residential 8.6 AC 14.1 -25 du /ac 121 -215 8.6 AC 14.1 -25 du 122 -215 Rural Residential /Agricultural -- -- -- 17.5 AC .01 du /ac 1 Park 2.0 AC -- -- 2.0 AC -- -- Stream Corridor 1.3 AC -- -- 1.5 AC -- -- Open Space 24.9 AC -- -- -- -- -- TOTAL 64.0 AC 287 -596 64.0 AC 332 -697 (1) Actual acreages were later changed by the re- design and construction of surrounding streets. (2) All areas shown in gross acreage. A portion of the project site includes low lying hills that were identified in the Eastern Dublin Specific Plan as "visually sensitive ridgelands" and located within an area contemplated in the City of Dublin Scenic Corridor Policy. The south face of these hills (i.e. facing 1 -580) were designated as Open Space and intended to remain undisturbed in order to provide a natural backdrop and screen development to the north. The Applicant's proposal to convert a portion of the Open Space to Medium Density Residential could result in removing a portion of this low lying hill area. Therefore, their proposal could require amendments to the existing Visual Resources policies. If the City Council initiates the General Plan /Eastern Dublin Specific Plan Amendment Study and it is found to negatively impact the Visually Resources policies or the DUSD, Staff will provide the City Council with reports on the following- 1 . Impacts to the existing Visual Resources policies; and 2. Concerns, if any, raised by the DUSD. 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; Page 6 of 8 2. Evaluate any associated environmental impacts from the land use change such as traffic, parking, noise or view impacts, and prepare the appropriate environmental documents; 3. Perform any additional studies that may be required; and 4. 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 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 Amendments, including: a) a 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 of the request to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study. The draft resolutions are included as Attachments 5 and 6. 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 subject property and to an expanded list within the area. 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. 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. Letter of Request for Lot 3 dated June 4, 2013. 2. Letter of Request for Sub Area 3 dated June 4, 2013. 3. Resolution approving initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposed amendment to allow Medium -High Density and the existing High Density Land Uses for the Groves Lot 3. 4. Resolution denying initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposed amendment to allow Medium -High Density and the existing High Density Residential Land Use Designation to include Medium -High Density Residential Uses for the Groves Lot 3. Page 7 of 8 5. Resolution approving initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposed amendment to change approximately 17.5 acres of Open Space to Rural Residential Agriculture and to change approximately 7.2 acres of Open Space to Medium Density Residential Land Uses on Sub Area 3 of Dublin Ranch. 6. Resolution denying initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposed amendment to change approximately 17.5 acres of Open Space to Rural Residential Agriculture and to change approximately 7.2 acres of Open Space to Medium Density Residential Land Uses on Sub Area 3 of Dublin Ranch. Page 8 of 8 MVP DEVELOPMENT, LLC June 28, 2013 Mr. Luke Sims Community Development Director City of Dublin Re: Revised Sub Area 3 Project General Plan Amendment Initiation Request Mr. Sims, On June 18'h City Council approved our request to study a General Plan Amendment study to consider the possible conversion of approximately 7.2 acres of Open Space for residential development at the approximate 66 acre Sub Area 3 property located north of Dublin Blvd, south of Central Parkway, west of Fallon Road and east of Lockhart Street. At that hearing we discussed a variety of ideas and options for the site including the potential expansion of the area of open space proposed to be converted to residential. Based upon the discussion at the hearing on the 18th I requested that staff consider a revised proposal that would convert an additional 3 acres of Open Space to residential use north of the prominent "hump" on the property. Staff discussed the concept internally and determined that the direction given by Council on the 18'h did not specifically allow for this expanded study and that we needed to return to Council to make a formal request seeking Council direction for the analysis of this proposal. In an effort to allow flexibility for this analysis we have suggested that the entire area north of the Open Space be designated a "Study Area ". Our intention is to plan the Study Area for the Medium and Medium High Density Residential uses approved for study on the 18th, however, the exact land plan is not finalized and in an effort to avoid additional studies, we are proposing a fairly flexible "bubble ". It is our intention to work with staff and our consultant team to design the best combination and location of Medium and Medium -High uses for this study area. We snake this proposal with the full understanding and commitment that the ultimate final land plan will not exceed the 485 unit mid -point density long expected and planned for in the zoning and General Plan for the Sub Area 3 property. Please accept this letter as our formal request that Council hear a revised General Plan Amendment Study to consider the conversion of an additional approximately 3 acres of land currently designated Open Space for conversion to Residential Development. We look forward to your response and are available for any questions you may have. Thank you Kevin Fryer MVP Development, LLC RESOLUTION NO. XX — 13 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENT STUDY TO EVALUATE CHANGING APPROXIMATELY 3 ACRES OF OPEN SPACE TO A COMBINATION OF MEDIUM AND MEDIUM -HIGH DENSITY RESIDENTIAL USES ON SUB AREA 3 OF DUBLIN RANCH (APN 985 - 0027 -012) WHEREAS, the City has received a request from Mission Valley Properties on behalf of Sub Area 3 Project Owner, LLC to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to amend the Land Use Designation for Sub Area 3: Bounded on the West by Lockhart Street, Central parkway to the North, Fallon Road to the East and Dublin Boulevard to the South (APN 985 - 0027 -012) in Planning Area B (Dublin Ranch) of the Eastern Dublin Specific Plan ( "Study Area "); and WHEREAS, On June 18, 2013, the City Council initiated a General Plan Amendment Study for Sub Area 3 upon the applicant's request. The study will evaluate changing approximately 17.5 acres from Open Space to Rural Residential Agriculture and to change approximately 7.2 acres from Open Space to Medium Density Residential; and WHEREAS, under the current request, the Project Proponent proposes to amend the land use designation for 3 additional acres of Open Space (OS) to potentially Medium and Medium -High Density depending on the outcome of a General Plan and Eastern Dublin Specific Plan Amendment Study; 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 amend the Land Use Designation of the Study Area (APN 985 - 0027 -012) as requested above. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 16th day of July 2013 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPA #120131PLPA- 2013 -00033 DUBLIN RANCH Subarea 31CC MTG 7.16.13 Sub Area 31Attch 3 CCReso SUBAREA 3 APPROVING GP Initiation. doc RESOLUTION NO. XX — 13 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN DENYING INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENT STUDY TO EVALUATE CHANGING APPROXIMATELY 3 ACRES OF OPEN SPACE TO A COMBINATION OF MEDIUM AND MEDIUM -HIGH DENSITY RESIDENTIAL USES ON SUB AREA 3 OF DUBLIN RANCH (APN 985 - 0027 -012) WHEREAS, the City has received a request from Mission Valley Properties on behalf of Sub Area 3 Project Owner, LLC to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to amend the Land Use Designation for Sub Area 3: Bounded on the West by Lockhart Street, Central parkway to the North, Fallon Road to the East and Dublin Boulevard to the South (APN 985 - 0027 -012) in Planning Area B (Dublin Ranch) of the Eastern Dublin Specific Plan ( "Study Area "); and WHEREAS, On June 18, 2013, the City Council initiated a General Plan Amendment Study for Sub Area 3 upon the applicant's request. The study will evaluate changing approximately 17.5 acres from Open Space to Rural Residential Agriculture and to change approximately 7.2 acres from Open Space to Medium Density Residential; and WHEREAS, under the current request, the Project Proponent proposes to amend the land use designation for 3 additional acres of Open Space (OS) to potentially Medium and Medium -High Density depending on the outcome of a General Plan and Eastern Dublin Specific Plan Amendment Study; 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 amend the Land Use Designation of the Study Area (APN 985 - 0027 -012) as requested above. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 16th day of July 2013 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPA #120131ot 3 Subarea 4 Lennar IntegrallAttch 6 CCReso SUBAREA 3 DENYING -GP Initiation.doc