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HomeMy WebLinkAbout7.1 Summerhill Homes ResidentialOF Ill 4 �Ir 111 1'3 � =�, 82 DATE: TO: FROM: STAFF REPORT CITY COUNCIL December 3, 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 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 to evaluate a proposal to change the land use designations on the northern 23.77 acres of the overall 80.1 acre Dublin Land Company property. The project Study Area is located north of Central Parkway 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 to Medium Density Residential (6.1 -14 du /acre) from the existing land use designations of General Commercial, Medium -High Density Residential (14.1 -25 du /acre), High Density Residential (25+ du /acre), 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 either 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 23.77 acre area located north of Central Parkway between Tassajara Road and Brannigan Street 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 23.77 acre area located north of Central Parkway between Tassajara Road and Brannigan Street to Medium Density Residential. Submitted By Director of Community Development Reviewed By Assistant City Manager Page 1 of 5 ITEM NO. 7.1 DESCRIPTION: Background At their meeting of March 5, 2013, the City Council received a Staff Report (Attachment 1) regarding a request by Summerhill Homes 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 City Council tabled the decision and directed Staff to bring back a report on the development assumptions and the status of actual development in the Eastern Dublin Specific Plan area. The City Council received that information at their meeting of April 16, 2013, at which time the City Council directed Staff to return with Summerhill's initiation request for consideration (Attachments 2 and 3). On May 21, 2013, the City Council further considered the request by Summerhill Homes to initiate a General Plan /Eastern Dublin Specific Plan Amendment Study for the northern 38.9 acres of the Dublin Land Company property (Attachment 4). The City Council discussed the proposal and ultimately denied the Applicant's request. Current Request Summerhill Homes has revised their previous request to include a reduced area that encompasses the northern 23.77 acres of the overall 80.1 acre Dublin Land Company property (Attachment 5). The request now includes Parcels 3 and 4 which are located north of Central Parkway and Gleason Drive respectively as shown in figure 1 below. Figure 1 — Proposed Study Area Parcel L Parcel 3 4 Page 2 of 5 Mm. The Study would evaluate a proposal to change the land use designation for the Study Area to Medium Density Residential (6.1 -14 du /acre) from the existing land use designations of General Commercial, Medium -High Density Residential (14.1 -25 du /acre), High Density Residential (25+ du /acre), and Public /Semi - Public. 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. The Applicant's letter of request to initiate a GPA /EDSPA Study is included as Attachment 5. Any development of the site would also require a Planned Development Rezone with a Stage 1 and Stage 2 Development Plan, Tentative Subdivision Map, Site Development Review and a CEQA analysis. The Eastern Dublin Specific Plan anticipated 261 residential units spread among Medium, Medium -High, and High Density Residential land uses, and up to 900,000 square feet of commercial development on land designated General Commercial across the entirety of the Dublin Land Company property. The EDSP assigned the units and square footage based on gross acreages and mid -point densities. The development area for Parcels 3 and 4 includes approximately 23.77 acres. The development potential within the existing land use designations is approximately 158 residential units and up to approximately 170,000 square feet of commercial development. Please refer to Figure 2 for a map showing the existing land use designations. Figure 2 - Existing Land Use Designations fir'; Medium Density 1 1 — Public /Semi - Public General Commercial Medium -High Density L11�17_ GIB High Density Table 1 below shows a break -down of units by land use designation. Table 1 - Land Use Desianations Land Use Designations Acres Units GC - General Commercial 15.64 -- MDR — Medium Density Residential 1.54 9-22 MHDR — Medium High Density Residential 4.00 56-100 HDR — High- Density Residential 1.06 27-37 P /SP - Public /Semi - Public 1.53 -- Total 23.77 92-158 Page 3 of 5 The Applicant has requested a Study to evaluate changing the land use designation of these areas entirely to Medium Density Residential, thus eliminating the commercial component on Parcels 3 and the Public /Semi - Public land use on Parcel 4. The Applicant's proposal to change the existing land use designation to Medium Density Residential could result in up to 161 residential units on Parcels 3 and 4. This would leave 100 residential units and approximately 706,000 square feet of General Commercial Land Uses to be developed on the remainder of the Dublin Land Company property. The Applicant is proposing to develop single - family detached homes on lots that range in size from approximately 2,500 square feet to approximately 3,300 square feet. All units are proposed to have full driveway aprons allowing for two car parking as well as guest parking stall for each unit. If the City Council initiates the GPA /EDSPA Study, Staff will fully evaluate the proposed project as further described below. 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; 3. Project interface with the surrounding neighborhoods and appropriate buffering; 4. Impacts to the Housing Element; and 5. 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; 2. Evaluate any associated environmental impacts from the land use change such as traffic, 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 additional entitlements 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 for the proposed housing units and related site and landscape improvements; c) Tentative (Tract) Map; and d) any required environmental determination under the California Environmental Quality Act (CEQA). Page 4 of 5 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 23.77 acre study area to Medium Density Residential. The draft resolutions are included as Attachments 6 and 7. 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. Notices were also 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 and is available on the City's website. ATTACHMENTS: 1. City Council Staff Report dated March 5, 2013, without attachments 2. City Council Staff Report dated April 16, 2013 without attachments 3. Development Assumptions by land use designation 4. City Council Staff Report dated May 21, 2013 without attachments 5. Summerhill Letter of request, dated October 31, 2013 6. 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 23.77 acre area located north of Central Parkway between Tassajara Road and Brannigan Street to Medium Density Residential 7. 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 23.77 acre area located north of Central Parkway between Tassajara Road and Brannigan Street to Medium Density Residential 8. General Plan Amendment Study Status Report Page 5 of 5 OF Ill 4 �Ir 111 1'3 � =�, 82 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 r 10 7 I. r�- 1 Gleason Dr. j. en, Park Central Pkwy. Tassajara Rd. I I +I - 1 I T• Dublin Blvd. Vicinity Map '^� � r- 15Asikrrx� l��xL[urr Sc� I, I j kr 7- i S fit -� r Acres Units +x!1'•1. -� 4i - 15.20 -- 24.83 INC — Neighborhood Commercial 4.00 -- -- 4.00 -- MDR — Medium Density Residential -- -� -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 82 DATE: TO: FROM: SUBJECT: STAFF REPORT CITY CLERK CITY COUNCIL File #420 -30 April 16, 2013 Honorable Mayor and City Councilmembers Joni Pattillo, City Manager A-. �a" Eastern Dublin Specific Plan Development Update Prepared by Jeff Baker, Assistant Community Development Director EXECUTIVE SUMMARY: The City Council will receive a report on the development assumptions in the Eastern Dublin Specific Plan and the status of actual development within the Specific Plan area. This report includes a comparison of the development assumptions originally adopted in 1994, the development assumptions as of 2013, and the development assumptions with the proposed Specific Plan Amendments. FINANCIAL IMPACT: None. RECOMMENDATION: Staff recommends that the City Council receive the report on the development assumptions and the status of actual development within the Eastern Dublin Specific Plan area. r J `Submitted By Reviewed By Director of Community Development Assistant City Manager DESCRIPTION: On March 5, 2013, the City Council considered 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 on the east side of Tassajara Road (Attachment 1). The proposal was to evaluate changing 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. The City Council tabled the decision to initiate the requested General Plan /Specific Plan Amendment Study and the request will be brought back to the City Council for consideration at a future date. Page 1 of 5 ITEM NO. 8.1 During the discussion on the proposed General Plan and Eastern Dublin Specific Plan amendment, the City Council requested that Staff provide a report on the following: Development Assumptions in the Eastern Dublin Specific Plan area: o Planned in 1994 o Planned in 2013 o Proposed under the Specific Plan Amendment Studies initiated by the City Council Status of current development activity in the Specific Plan area The following analysis will address each of the requested items. ANALYSIS: Background The Eastern Dublin Specific Plan became effective on January 7, 1994 and applies to properties located to the east of the Iron Horse trail (except for Camp Parks). The Specific Plan was developed to provide a planning framework for future growth and development that would occur over a 20 -30 year time frame. Since the Plan's adoption, City Councils have adopted various amendments to the Specific Plan including changing land use designations and expanding the Specific Plan area. As a result, the Specific Plan area has increased from approximately 3,300 acres to approximately 4,100 acres of land. This increase was generally anticipated by the General Plan Amendment that accompanied the Eastern Dublin Specific Plan approval. The Specific Plan includes assumptions about the amount of development that will occur within the Specific Plan area by land use designation. These assumptions have been modified based on adopted Specific Plan Amendments (I.e. changes to the land use designations and plan area boundaries). The Specific Plan allows development to occur within a density range for most land uses (certain land uses simply have a maximum amount of development rather than a range). Generally, the Specific Plan assumes development will occur at the midpoint of the density range for the purpose of evaluating impacts under the California Environmental Quality Act. Development can occur above or below the midpoint density range provided that it remains consistent with the density range and that proper environmental review is completed. At this time, the City Council has initiated four Eastern Dublin Specific Plan Amendment Studies which Staff is currently preparing. These studies include amendments to: 1) the Fredrich property; 2) a portion of the Promenade; 3) Site 16a; and 4) The Green at Park Place. Please refer to the vicinity map (below) for the location of these properties. The following table (Table 1) illustrates the existing and proposed land use designations and development assumptions for these four properties. Table 1: Specific Plan Amendment Studies Page 2of5 Fredrich Existing Land Use Sq. Ft. Units Neighborhood Commercial (0.25 -0.60 FAR) 49,005- 117,612 Medium High Density Residential (14.1 -25 units /ac) 28,314- 67,954 48-85 Proposed Land Use 124,756- 499,023 450 -750 Medium Density Residential (6.1 -14 units /ac) 43 KB Home Promenade Existing Land Use Sq. Ft. Units Public /Semi- Public (0.5 Maximum FAR) 76,230 Neighborhood Commercial (0.25 -0.60 FAR) 28,314- 67,954 Proposed Land Use 124,756- 499,023 450 -750 Medium High Density Residential (14.1 -25 units /ac) 82 Site 16A Existing Land Use Sq. Ft. Units Campus Office (0.25 -0.80 FAR) 155,945 - 499,023 Proposed Land Use General Commercial /Campus Office (0.20 -0.80 FAR) 124,756- 499,023 450 -750 The Green at Park Place Existing Land Use Sq. Ft. Units General Commercial (0.25 -0.60 FAR) 298,931- 717,433 Proposed Land Use Mixed Use 20,000 - 40,000 450 -750 Vicinity Map: Specific Plan Amendment Studies Page 3 of 5 Development Assumptions The following table summarizes the development assumptions planned in 1994, 2013, and proposed under the Specific Plan Amendments noted above. The table also includes the amount of actual development that has occurred to date in the Specific Plan area. Please refer to Attachment 2 of this Staff Report for a complete list of current development assumptions by land use designation. The General Plan Land Use Map depicts the location of land uses and is included as Attachment 3. Table 2: Development Assumptions *Specific Plan Amendments in 1996 and 2000 changed land use designations within the Hacienda Gateway Planning Subarea (northwest corner of Dublin Boulevard and Hacienda Drive) from Industrial to Campus Office to provide greater flexibility of uses. These tables provide a snapshot in time as to the development assumptions and actual development that has occurred to date. The Eastern Dublin Specific Plan area has not yet been fully built out and it is anticipated that there will be future commercial, industrial and residential development but that development will remain within the density range permitted by the Plan. Page 4 of 5 1994 Planned 2013 Planned Actual Development Proposed Amendments Land Use Sq. Ft. or Units Sq. Ft. or Units Sq. Ft. or Units Sq. Ft. or Units Commercial (Sq. Ft.) 6,469,096 - 15,161,493 7,566,416 - 19,991,535 3,607,308 7,178,997 - 19,346,949 Industrial (Sq. Ft.) * 1,917,947 Max 934,580 Max 0 934,580 Max Public /Semi - Public (Sq. Ft.) 2,147,508 Max 2,232,450 Max 28,750 2,156,220 Max Residential (Units) 1 7,141- 15,460+ 7,542- 17,805+ 10,494 8,078- 17,869+ *Specific Plan Amendments in 1996 and 2000 changed land use designations within the Hacienda Gateway Planning Subarea (northwest corner of Dublin Boulevard and Hacienda Drive) from Industrial to Campus Office to provide greater flexibility of uses. These tables provide a snapshot in time as to the development assumptions and actual development that has occurred to date. The Eastern Dublin Specific Plan area has not yet been fully built out and it is anticipated that there will be future commercial, industrial and residential development but that development will remain within the density range permitted by the Plan. Page 4 of 5 ENVIRONMENTAL REVIEW: This project is exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. This report provides an update on the status of development and does not allow the construction of any building or structure. Therefore, there is no potential for significant physical change in the environment as a result of this report. This project is also categorically exempt under CEQA Guidelines Section 15306 for information gathering projects. NOTICING REQUIREMENTS/PUBLIC OUTREACH: A public notice is not required for the City Council to receive this report. ATTACHMENTS: 1. City Council Staff Report dated March 5, 2013, without attachments 2. Development assumptions by land use designation 3. General Plan Land Use Map Page 5 of 5 2013 EDSP Development Assumptions Land Use 2013 Planned Actual Development Commercial Sq. Ft. Units Sq. Ft. Units General Commercial (0.25 -0.60 FAR) 3,885,552 - 9,325,325 1,499,079 General Commercial /Campus Office (0.20 -0.80 FAR) 633,362- 2,533,450 171,238 Neighborhood Commercial (0.25 -0.60 FAR) 668,646- 1,604,750 0 Mixed Use (0.30 -1.0 FAR) 60,113- 200,375 0 Mixed Use 2/Campus Office (0.45 FAR) 496519 0 Campus Office (0.25 -0.80 FAR) 1,822,224- 5,831,116 1,936,991 Total Commercial 7,566,416 - 19,991,535 3,607,308 Industrial Industrial Park (0.35 Maximum FAR) 934,580 Max 0 Total Industrial 934,580 Max 0 Public /Semi - Public Public /Semi - Public (0.5 Maximum FAR) 2,073,456 Max 1,428,550 Semi - Public (0.5 Maximum FAR) 158,994 Max 0 Total Public /Semi - Public 2,232,450 Max 1,428,550 Residential High Density Residential (25.1 +units /ac) 1,713+ 3,519 Medium High Density Residential (14.1 -25 units /ac) 2,056- 3,645 1,398 Medium Density Residential (6.1 -14 units /ac) 2,887- 6,625 2,373 Single Family Residential (0.9- 6units /ac) 852-5,678 3,204 Rural Residential (1 unit /100 ac) 5 0 Estate Residential (0.01 -0.8 units /ac) 0.3-24 0 Mixed Use (6.1 -25 units /ac) 29-115 0 Total Residential 7,542 - 17,805+ 10,494 or 19 82 /ii � 111 DATE: TO: FROM: STAFF REPORT CITY COUNCIL May 21, 2013 Honorable Mayor and City Councilmembers Joni Pattillo City Manager""' CITY CLERK File #420 -30 SUBJECT: Summerhill Homes Residential (Dublin Land Company / Summerhill Homes) General Plan and Eastern Dublin Specific Plan Amendment Study Initiation 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 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 either 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 38.9 -acre area located north of Dublin Boulevard between Tassajara Road Brannigan Street 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 38.9 -acre area located north of Dublin Boulevard between Tassajara Road Brannigan Street to Medium Density Residential. Submitted By Reviewed By Director of Community Development Assistant City Manager Page 1 of 2 ITEM NO. 7.1 DESCRIPTION: At their meeting of March 5, 2013, the City Council received a Staff Report (Attachment 1) regarding a request by Summerhill Homes 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 City Council tabled the decision to initiate the General Plan /Eastern Dublin Specific Plan Amendment Study and requested Staff to bring back a report on the development assumptions and the status of actual development in the Eastern Dublin Specific Plan area. The City Council received that information at their meeting of April 16, 2013, (Attachment 2 and Attachment 3 — Attachment 3 includes the development assumptions and current development activity by land use in the Specific Plan area and has been updated to reflect actual development of land designated Public /Semi - Public). The City Council then directed Staff to return to the City Council with Summerhill's initiation request for consideration. The City Council is currently requested to consider the request by Summerhill Homes to initiate a General Plan /Eastern Dublin Specific Plan Amendment Study for the northern 38.9 acres of the Dublin Land Company property. 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. All of the pertinent information regarding the Applicant's request and the items to be studied are included in the March 5, 2013 Staff Report (Attachment 1). A Resolution approving the Applicant's General Plan /Eastern Dublin Specific Plan initiation request is included as Attachment 4 and a Resolution denying the Applicant's request is included as Attachment 5. 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 and is available on the City's website. ATTACHMENT: 1. City Council Staff Report dated March 5, 2013, without attachments. 2. City Council Staff Report dated April 16, 2013, without attachments. 3. Development Assumptions by Land Use Designation. 4. 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. 5. 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 2 of 2 SummeiHlll Homes 3000 Executive Parkway, Suite 450 San Ramon, CA 94583 Tcl; 925 241 7500 • Faxc 925 244 7501 Sunttncrl lillf luilics.CUR1 October 31, 2013 Luke Sims 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, the 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 designations as follows: APN 985 -52 -24 (3.07 ac) from Public /Semi - Public to Medium Density. A portion of the parcel is currently designated Medium Density. APN 985 -52 -25 (20.7 ac) from General Commercial, Medium High Density and High Density to Medium Density The proposed land use designations associated with the proposed project would accomplish the following: (1) permit the construction of 161 single family detached residences at densities of 6 to 6.9 du /ac; (2) spend millions of dollars to complete the frontage improvements on a significant portion of the strategically located Dublin Land Company property, thereby facilitating vehicular, pedestrian and bicycle access along Tassajara Road, Central Parkway, Gleason Drive and Brannigan Street; (3) significantly increase the property values and taxes generated by 24 acres of undeveloped property; (4) significantly reduce the amount of traffic generated by the development of this property compared to the existing land uses permitted on the site by the East Dublin Specific Plan (EDSP); (5) create significant off -site on street parking on Brannigan Street, which will benefit the existing neighborhood; (6) provide on -site parking that significantly exceeds the most recently adopted requirements at a ratio of approximately five spaces per home; (7) offer lower density, high value single family detached homes that will complement the existing higher density neighborhood and enhance neighborhood property values; (8) forever remove the opportunity to construct approximately 400 apartments on a portion of the subject property as apartments are currently permitted by the EDSP; (9) provides ZERO INCREASE in the number of residential units currently permitted by the EDSP on these parcels; (10) causes no unforeseen impacts for the Dublin Unified School District; (11) generates significant park impact fees that may be used to facilitate improvements to Emerald Glen Park located across Tassajara Road from the subject site; and (12) produces GPA /SPA, Stage 1 and Stage 2 Planned Development Zoning, SDR and Vesting Tentative Map applications for the site. We respectfully request City Council authorization to proceed with the proposed GPA /SPA amendment study along with the requested entitlements for this exciting project. As always time is of the essence and Sum merHill Homes is committed to take the necessary steps to work with the City to diligently move the process forward. Please contact me if you have any questions. Thank you. Best Regards, Wendi Baker Vice President of Development SummerHill Homes Attachment: General Plan and Specific Plan Land Use Exhibit, Color Site Plan PARCEL 4 Acres: +2.2 ac. 43'x60' ( +2500 sgft) SFD lots: 18 units Density: ±8.2 du /ac Parking: Garages: 36 spaces (2 spares per unit) On- street: 23 spaces. Total *: 59 spaces (3.3 spaces per unit) 'plus 36 spaces on driveway aprons for o Mal of 95 spaces or 5.3 sp /unill UIMANTO commum I ur imr IN CT ION 3090 Em.,&m Pert y. SWW 450 San 11 �. CA 94545 925 244.7600 PARCEL 3 Acres: +_17.8 at. Units: +143 units 43'x60' ( ±2500 sq(t) SFD lots: 77 units 47'x72' ( ±3300 sgft) SFD lots: 66 units Density: ±8.0 du /ac Parking: Garages: 286 spaces (2 spaces per unit) On- street: 143 spaces Total: 429 spaces (3 spares per unit) 'plus 2B6 spares on driveway 9pr(Ins for a talal of 115 spaces or 5 sp /unit) CONCEPTUAL SITE PLAN -161 SINGLE FAMILY DETACHED HOMES eusu)M U KTGY Group, Inc. k�,l Archttedure +Planning 580 Se d St, &f.le 200 4aVarld. CA 94607 &�'1 , a �s v iA 510,772.2470 klgy.aom �.= DIMANTO CW AI ln:l I llt 1lI I l`I Iql I It, San San lienon, G E ,C � ,sataso 81501 M441.7600 GENERAL PLAN AMENDMENT o n w KTGY Group, tnc Arc hitecture +ple nni nq 580 Second St., SOW 200 Oakland, CA 93807 510.272.2910 mw.com 0 . �1 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 23.77 ACRE AREA LOCATED NORTH OF CENTRAL PARKWAY BETWEEN TASSAJARA ROAD AND BRANNIGAN STREET TO MEDIUM DENSITY RESIDENTIAL (APNs 985 - 0052 -024 AND 985 - 0052 -025) 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 23.77 -acre project area (comprised of "Parcel 3" (20.7 acres) and "Parcel 4" (3.07 acres)) located along the east side of Tassajara Road generally north of Central Parkway and west of Brannigan Street up to and including the north side of Gleason Drive ( "Study Area "); and WHEREAS, the land uses on the two parcels in the Study Area are currently designated in the General Plan and Eastern Dublin Specific Plan as Medium Density Residential, Medium - High Density Residential (14.1 -25) du /acre), High Density Residential (25+ du /acre), Pubic /Semi - Public and General Commercial; 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 23.77 -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 existing land use designation of the Study Area (APNs 985 - 0052 -024 and 985 - 0052 -025) to Medium Density Residential. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 3rd day of December 2013 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor G:IPA #120131PLPA- 2013 -00005 Summerhill Homes - DiMantolCC Mtg 12.3.131CCReso 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 23.77 ACRE AREA LOCATED NORTH OF CENTRAL PARKWAY BETWEEN TASSAJARA ROAD AND BRANNIGAN STREET TO MEDIUM DENSITY RESIDENTIAL (APNs 985 - 0052 -024 AND 985 - 0052 -025) 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 23.77 -acre project area (comprised of "Parcel 3" (20.7 acres) and "Parcel 4" (3.07 acres)) located along the east side of Tassajara Road generally north of Central Parkway and west of Brannigan Street up to and including the north side of Gleason Drive ( "Study Area "); and WHEREAS, the land uses on the two parcels in the Study Area are currently designated in the General Plan and Eastern Dublin Specific Plan as Medium Density Residential, Medium - High Density Residential,(14.1 -25) du /acre), High Density Residential (25+ du /acre), Pubic /Semi - Public and General Commercial; 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 23.77 -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 existing land use designation of the Study Area (APNs 985 - 0052 -024 and 985- 0052 -025) to Medium Density Residential. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 3rd day of December 2013 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor G:IPA #120131PLPA- 2013 -00005 Summerhill Homes - DiMantolCC Mtg 5.21.131Attch 3 CCReso DENYING -GP Initiation.doc Active General Plan Amendment Study - Status Report Updated through November 22, 2013 Council estimated Project Name', Project Description[ stews fri4dati n Council -' Data Hearing 4sate' 1 Airport Land Use GPA and Zoning Ordinance Preparing draft amendments for City Council to N/A Spring 2014 Compatibility Plan GPA Amendment to meet requirements to review prior to taking forward to the to the Airport ensure compatibility with the Airport Land Use Commission. Land Use Compatibility Plan. 2 Bikeways Master Plan GPA to ensure consistency between the Draft Bikeways Master Plan under review for N/A TBD General Plan and the Bikeways Master necessary changes to the General Plan. Plan update. 3 Dublin Preserve (Doolan Request to amend the City of Dublin Currently working with Livermore and EPS on a 1217/10 TBD Canyon) Sphere of Influence and General Plan to development feasibility study. include the Doolan Canyon Area. 4 Dublin Ranch Sub Area 3 GPA/SPA, PD Rezone, Map and SDR City Council initiated GPA/SPA Study. Applicant 6/18/13 Mar -14 to change OS to RRA and to MD preparing project submittal to allow /- 440 units. Residential Evaluating impact to Visual Resources Policies and DUSD and preparation for reporting back to the CC as needed. DUSD currently reviewing project proposal for impacts. 5 Energy Conservation Create an Energy Conservation City Council prioritized this project for FY 2014. 6/21/11 Jun -14 Element Element. Preparing scope of pro 'act. 6 Frederich/Vargas GPA, SPA, PD Rezone, Site CEQA analysis underway and anticipated to be an 8/21/12 Mar -14 Development Review, and Vesting addendum for +/- 47 units. Reviewing site plan, Tentative Map to change the land use landscape and architecture submittals. City and on the Fredrich property from applicant reached agreement of Tasajara Creek and Neighborhood Commercial and Medium Moller Creek rights -of -way. DUSD currently High Density residential to Medium reviewing project proposal for impacts. Density Residential and develop the two properties as one project. 7 Green @ Park Place GPA, SPA, PD Rezone, Site Staff preparing CEQA analysis based on Applicant's 2/5/13 Jun -14 Development Review, Map, and project description. Scoping meeting was held on Development Agreement. 7/30. Technical studies for EIR in progress. Fiscal Analysis complete and presented to the City Couincil on September 17. DUSD currently reviewing project proposal for impacts to schools. 8 Groves Lot 3 GPA, SPA, PD Rezone, SDR to allow City Council initiated GPA/SPA study. Preparing 6/18/13 Feb -14 MH Density in addition to High Density amendment to Downtown Dublin Specific Plan to Residential. address Housing Element issues for consideration in January 2014. Draft project plans currently under review for /- 120 unit project. DUSD currently reviewing project proposal for impacts. 9 Heritage Park GPA, SPA, Rezone, Site Development Geological issues related to the earthquake fault 11/20/12 Winter 2014 Review, and Tentative Map for 55 -60 have been addressed. Project description complete single - family residential units and a and preparation of the EIR is underway. Staff has 15,000 SF office bldg. received initial elevations for review. DUSD currently reviewing project proposal for impacts. 10 Housing Element Update GPA - Housing Element Update. Preparing sites inventory analysis. 7/16/13 Summer 2014 11 Schaefer Ranch Unit 3 GPA, PD Rezone, and Vesting Applicant has completed the project description. 2/7/12 Spring 2014 Tentative Map to change land use from Preparation of CEQA Addendum underway. Open Space and Estate Residential to Proposed subdivision map under review. Applicant Single Family Residential. preparing proposed development standards of PD and architecture for SDR. DUSD currently review ro'ect proposal for impacts. 12 Site 16A - Regency GPA, SPA, PD Rezone, Site Planning Commission held a public hearing to 11/20/12 Dec -13 Centers Development Review, Tentative Map, review the project and recommended CC approval and Supplemental EIR for a retail on November 12. City Council scheduled to commercial center with up to 167,200 consider project on December 3. square feet of gross floor area on 14.3 acres. 13 Transit Center Site A -1 GPA, SPA, PD Rezone, SDR to allow City Council initiated GPA/SPA study per County 6/18/13 Spring 2014 MH Density in addition to High Density request. Preparing Downtown Dublin Specific Plan Residential. Amendment to address Housing Element impacts for consideration in January 2014. Developer currently preparing plans and meeting with staff to discuss project. DUSD currently reviewing project proposal for impacts to schools. 14 UP ROW GPA to assign a Parks /Public The City Council will consider adopting the GPA on 3/19/13 Dec -13 Recreation land use designation for use December 3. as a City ark.