HomeMy WebLinkAbout8.2 Attch 1 Exh A CC Draft Reso GPA EDSPA RESOLUTION NO. xx-14
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE GENERAL PLAN AND THE EASTERN DUBLIN SPECIFIC PLAN FOR
DUBLIN RANCH SUBAREA 3 AND THE GROVES LOT 3
PLPA-2013-00033 and PLPA-2013-00034
WHEREAS, the Applicant, Kevin Fryer, has submitted Planning Applications for
residential development on two adjacent properties. Dublin Ranch Subarea 3 (Subarea 3)
would result in future development of up to 437 single family residences on an approximately 64
acre site. The project proposes General Plan and Eastern Dublin Specific Plan amendments to
reallocate existing Medium High Density Residential and Medium Density Residential land uses,
to reduce and change Open Space land uses to Rural Residential/Agriculture and to increase
the Stream Corridor designation. The project also proposes a PD rezoning with related Stage 1
Development Plan. The Groves Lot 3 (Lot 3) proposes a residential development of up to 122
townhouse condominiums on approximately 6.6 acres. The project proposes a General Plan
and Eastern Dublin Specific Plan amendment to change the existing High Density Residential
land use designation to Medium-High Density Residential. The project also proposes a PD
rezoning with related Stage 1 and Stage 2 Development Plan to establish the zoning and
development standards for the project, as well as a Site Development Review permit and
Vesting Tentative Map 8164. Because of the statutory limitation on General Plan amendments
per year, the two applications are being processed in a consolidated action and are collectively
known as the "project"; and
WHEREAS, Subarea 3 is vacant and undeveloped, with two small hills in the northeast
corner of the site. A vegetated stream corridor flows from the northwest corner for
approximately 1,000 feet and is collected into a storm drain pipe in the middle of the site. The
site is bounded by Central Parkway to the north, Dublin Boulevard to the south, Fallon Road to
the east, and Lockhart Street to the west. Lot 3 is vacant and flat and was previously graded in
connection with prior development approvals. The site is located north of Dublin Boulevard,
south of Maguire Way (private street), east of Keegan Street, and west of Lockhart Street. Both
sites are in the Eastern Dublin area which is transitioning to urban uses pursuant to the Eastern
Dublin General Plan Amendment and Specific Plan adopted 1993; and
WHEREAS, the General Plan amendment for Subarea 3 would change the land use
designations as follows: reduce Medium-High Density Residential from 8.6 acres to 7.5 acres
and move this use from the northeast area of the site to the western area of the site along
Lockhart Street; increase Medium Density Residential from 27.2 acres to 38 acres along either
side of an open space corridor; designate 14.5 acres of existing Open Space as Rural
Residential/Agriculture (as a partial replacement for 24.9 acres of existing Open Space land use
designation proposed for residential and rural residential/agriculture use); and increase the
existing designated Stream Corridor from 1.3 acres to 2 acres. No changes are proposed for
the existing 2-acre Neighborhood Park designation. The General Plan amendment for Lot 3
would redesignate the entire site from High Density Residential to Medium-High Density
Residential. Comparable amendments to the land use designations and locations for both sites
would be made to the Eastern Dublin Specific Plan (Specific Plan or EDSP). In addition, other
provisions of the General Plan and Eastern Dublin Specific Plan would be amended to ensure
consistency with the modified land use designations for the two sites; and
1
EXHIBIT A TO
ATTACHMENT 1
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, both of the sites are in Dublin Ranch Area B, which was included in two prior
CEQA analyses. The 1993 Eastern Dublin EIR (EDEIR) analyzed the conversion of nearly
7,000 acres of vacant, largely grazing land to urban uses over an estimated 20-30 year
timeframe. A subsequent Negative Declaration (ND) adopted in 1997 further analyzed Dublin
Ranch Areas B-E in connection with Planned Development zoning for a mix of uses, including
up to 1 ,875 dwelling units, approximately 485 of which were anticipated for Subarea 3 and
approximately 304 anticipated for Lot 3. The existing General Plan and EDSP land use
designations generally reflect the designations assumed in the prior EDEIR and ND; and
WHEREAS, the City prepared a CEQA addendum to the prior EIR and ND for Subarea
3; and
WHEREAS, the Lot 3 project site has been subject to a several project approvals and
related CEQA reviews, as follows:
a) Eastern Dublin EIR. Lot 3 is in Area B of Dublin Ranch in the Eastern Dublin Specific Plan
area, which was the subject of the Eastern Dublin General Plan Amendment and Specific Plan
Environmental Impact Report (SCH # 91103064), certified by the City Council in Resolution No.
51-93 on May 10, 1993. The Eastern Dublin EIR is a Program EIR, which analyzed the potential
environmental effects of converting largely vacant lands to urban uses over a 20-30 year
timeframe. The EIR anticipated several subsequent actions related to future development in
Eastern Dublin, including a requirement that future development proposals be reviewed through
Planned Development zoning. The City Council adopted mitigation measures to reduce
numerous significant impacts to less than significant; all of the adopted mitigation measures
continue to apply to implementing development in Eastern Dublin, including the Lot 3 project.
The City adopted a statement of overriding considerations for impacts that were identified as
significant and unavoidable. The High Density Residential land use designation assumed in the
Eastern Dublin EIR for the Project site has remained unchanged since it was originally adopted.
b) ND for Areas B-E. On November 18, 1997, the City Council adopted Resolution 140-97
approving a Negative Declaration (ND) for a Planned Development Rezoning of Dublin Ranch
Areas B-E. Areas B-E contained approximately 453 acres, including the Lot 3 project site. The
Negative Declaration addressed all topics included in the standard CEQA checklist, updating
them from the prior Eastern Dublin EIR analysis. The residential land use and density
assumptions were unchanged from the assumptions in the Eastern Dublin EIR. The ND
concluded that all potentially significant effects from development of Areas B-E, including the
Lot 3 site, were adequately analyzed in the prior EIR
c) Fairway Ranch Initial Study. In June 2003, the City approved the Fairway Ranch project,
which included the Lot 3 project site. The 2003 approval included up to 930 dwelling units, with
304 units anticipated for the Lot 3 site. The City prepared an Initial Study for Fairway Ranch to
determine whether there would be supplemental environmental impacts occurring as a result of
that project beyond or different from those already addressed in the Eastern Dublin Program
EIR and the 1997 Negative Declaration. The Initial Study concluded that the proposed project
could not have a significant effect on the environment because the environmental impacts of the
2
project were fully addressed by the Eastern Dublin EIR and the 1997 Negative Declaration. The
City likewise relied on the 2003 Initial Study when it determined that no additional environmental
review was required for subsequent approval of project revisions in 2007 and 2013.
The Groves Lot 3 project proposes the same development area and residential uses as
assumed in the above reviews; but substantially reduces the number of units previously
reviewed and approved, from 304 to 122. Since the number of units currently proposed for Lot
3 is less than previously evaluated in the prior EIR, ND and Initial Study, impacts from the
proposed project will be the same or less than those analyzed previously and would not require
any further environmental review.
The above referenced Eastern Dublin EIR, 1997 Negative Declaration and 2003 Initial Study,
along with related Resolutions 51-93, 53-93, 140-97 and referenced project approvals, are
incorporated herein by reference and available for review at City Hall during normal business
hours; and
WHEREAS, consistent with section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed General Plan amendments. None of the contacted tribes requested a
consultation within the 90-day statutory consultation period and no further action is required
under section 65352.3; and
WHEREAS, on January 28, 2014, the Planning Commission adopted Resolution 14-XX
recommending that the City Council adopt a CEQA addendum for the Subarea 3 project, which
resolution is incorporated herein by reference and available for review at City Hall during normal
business hours; and
WHEREAS, on January 28, 2014, the Planning Commission adopted Resolution 14-XX
recommending that the City Council approve the proposed General Plan and Eastern Dublin
Specific Plan amendments, which resolution is incorporated herein by reference and available
for review at City Hall during normal business hours; and
WHEREAS, a Staff Report, dated , 2014 and incorporated herein by reference,
described and analyzed the Subarea 3 project, including the General Plan and Eastern Dublin
Specific Plan amendments and Planned Development rezoning with related Stage 1
Development Plan, and the Lot 3 project, including the General Plan and Eastern Dublin
Specific Plan amendments and Planned Development rezoning with related Stage 1 and Stage
2 Development Plan, Site Development Review, Vesting Tentative Map, and related CEQA
review for both projects, for the City Council; and
WHEREAS, the City Council held a properly noticed public hearing on the Subarea 3
and Lot 3 projects, including the proposed General Plan and Easter Dublin Specific Plan
amendments, on , 2014, at which time all interested parties had the opportunity to be
heard; and
WHEREAS, on 2014, the City Council adopted Resolution xx-xx adopting a
CEQA addendum and Statement of Overriding Considerations for the Subarea 3 project, which
resolution is incorporated herein by reference and available for review at City Hall during normal
business hours; and
3
WHEREAS, the City Council considered the Eastern Dublin EIR, the 1997 ND, the
Subarea 3 CEQA Addendum, and all above-referenced reports, recommendations, and
testimony prior to taking action on the Subarea 3 and Lot 3 applications.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council finds that the General Plan and
Eastern Dublin Specific Plan amendments, as set forth below for Subarea 3 and Lot 3, are in
the public interest, will promote general health, safety and welfare, and that the General Plan as
amended will remain internally consistent. The amendments on both sites are consistent with
the guiding and implementing policies of the General Plan in each of the General Plan elements
and will allow for residential development on sites long planned for that purpose. The General
Plan amendments noted below will ensure that the implementation of the projects for Subarea 3
and Lot 3 are in compliance with the General Plan and that each element within the General
Plan is internally consistent.
BE IT FURTHER RESOLVED that the City Council makes the following findings to
support the determination that no further environmental review is required under CEQA for the
proposed Lot 3 Project. These findings are based on information contained in the prior CEQA
documents, the City Council Staff Report, and all other information contained in the record
before the City Council. These findings constitute a summary of the information contained in the
entire record. The detailed facts to support the findings are set forth in the prior CEQA
documents, and elsewhere in the record. Other facts and information in the record that support
each finding that are not included below are incorporated herein by reference:
1. The proposed Lot 3 Project does not constitute substantial changes to the previous
projects affecting the Project site as addressed in the prior CEQA documents, that will require
major revisions to the prior documents due to new significant environmental effects or a
substantial increase in severity of previously identified significant effects. Based on the
substantially reduced number of units, all potentially significant effects of the proposed Lot 3
Project are the same or less than the impacts for the projects which were previously addressed.
The proposed Project will not result in substantially more severe significant impacts than those
identified in the prior CEQA documents. All previously adopted mitigation measures from the
Eastern Dublin EIR continue to apply to the proposed Project and project site as applicable.
2. The City is not aware of any new information of substantial importance or substantial
changes in circumstances that would result in new or substantially more severe impacts or meet
any other standards in CEQA Section 21166 and related CEQA Guidelines Sections 15162/3.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin finds the
following:
1. No further environmental review under CEQA is required for the proposed Lot 3
Project because there is no substantial evidence in the record as a whole that any of the
standards under Sections 21166 or 15162/3 are met.
2. The City has properly determined that the Lot 3 Project is within the scope of the
Program EIR certified for the Eastern Dublin General Plan Amendment and Specific Plan
4
and is the same or less than the amount of development assumed in the other prior CEQA
reviews and project approvals.
3. The City Council considered the information in the prior CEQA documents before
approving the land use applications for the proposed Project.
BE IT FURTHER RESOLVED that the City Council hereby adopts the following
amendments to the General Plan:
Figure 1-1 (Land Use exhibit) shall be amended for Dublin Ranch Subarea 3 as shown below.
AM
x€11 n
n '
. N' ,�
n
r � i
z
�f
r
i
w
r
Park
2.Qt ac
rF-
i W i
,
5
Figure 1-1 (Land Use exhibit) shall be amended for The Groves Lot 3 as shown below:
---------
r
+
---- �' ------
i
i i 1
r
� r
,
"
,
,
w
w I
t
W
i can
Z =l
. Q
0 V
Y °�- -
___.__�_� DUBLIN BLVD,
Table 2.2 (Land Use Development Potential. Eastern Extended Planning Area) shall be
amended as shown below (table footnotes not included):
TABLE 2.2: Land Use Development Potential: Eastern Extended anning Area
Classification Acres Intensity*' Units Factor Yield
RESIDENTIAL Du'slacre Du's Personsldu Population
High Density 56.8 25.1+ 1426+ 2.7 3850+
Medium-High Density 139.8 14.1-25.0 1971-3495 2.7 5322-9436
Medium-High Density and Retail/Office 0 14.1-25.0 0 2.7 0
Medium Density 388.9 61-14.0 2372-5445 2.7 6404-14701
Single Family 725 0.9-6.0 652-4350 2.7 1760-11745
Estate Residential 30.5 0.01-0.8 0-24 2.7 0-65
Rural Residential/Agriculture 340.2 0.01 3 2.7 8
TOTAL 1 1681.2 1 1 6424-14743+ 17344.39805
Floor Area Square Feet Square Feet
COMMERCIAL Acres Ratio (millions) I Employee Jobs
(Gross)
General Commercial 299.1 .20-.60 2.61-7.82 510 5118-15333
General Commercial/Campus Office 95.22 .20-.80 .83-3.32 385 �3061
Mixed Use 11.3 .30-1.00 .15-.49 490
Mixed Use 2/Campus Office 22.9 .45 max .45 260 1731
Neighborhood Commercial 24.8 .25-.60 .27-.65 490 551-1327
Campus Office 195.58 .25-.80 2.13-6.82 260 8192-26214
Industrial Park 56.4 .35 max .86 590 1458
Industrial Park/Campus Office 0 .25-.35 0 425 0
TOTAL: 705.3 7.33.20.4 19511-54388
6
TABLE 2.2: Land Use Development Potential: Eastern Extended Planning Area
Classification Acres Intensity" Units Factor Yield
PUBLIC/SEMI-PUBLIC/OPEN SPACE Acres FAR(Gross) Square Feet Square Feet/ Jobs
millions employee
Public/Semi-Public 94.1 .50 max 2.05 590 3475
Semi-Public 3.2 .50 max .07 590 119
Acres Number
Parks/Public Recreation 196.3
Regional Parks 1.2 1
Open Space 696.5
Schools Acres FAR(Gross) Square Feet Square Feet/ Jobs
(millions)em to ee
Elementary School 48.7 .50 max 1.06 590 1797
Middle School 27.8 .50 max .61 590 1034
High School 0
TOTAL: 1067.8 3.79 6425
Acres Dwelling population Square Feet Jobs
Units (millions)
GRAND TOTAL: 3454.3 6424-14743+ 17344-39805 11.12-24.19 25936-60813
BE IT FURTHER RESOLVED that the City Council hereby finds that the amendments to
the to the Eastern Dublin Specific Plan for Subarea 3 and Lot 3 are consistent with the Dublin
General Plan as amended because the amendments conform the Specific Plan to match the
change in the General Plan land use designations for the sites and make other corresponding
changes based on the changes in use.
BE IT FURTHER RESOLVED that the City Council hereby adopts the following
amendments to the Eastern Dublin Specific Plan:
7
Figure 4.1 (Land Use Map) shall be amended for Dublin Ranch Subarea 3 as shown below:
1
t
s
oT
--� b T)
� I
i
Park
* 2.0t aC
t b01A"AT
5
Figure 4.1 (Land Use Map) shall be amended for The Groves Lot 3 as shown below:
` r
1 � }
t J `
J 1 f
1 J J
t J
- 1
/
t f
i ; J
4
i ` f
1 I
1 r
I +
1 i
� i I
+
1 ` i
i 1 I
~^I W+
+
W
cn Q�
LLI
ul
DUBLIN BLVD.
8
Table 4.1 (Eastern Dublin Specific Plan Land Use Summary) shall be amended as shown below
(table footnotes not included):
TABLE 4.1: EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY
(Amended Per Resolution No. 66-03,47-04, 223-05, 58-07, 37-08, 210-08, 176-09, 55-12, 92-12, 210-12,XX-14)
Land Use Description LAND AREA DENSITY YIELD
COMM ERCIAUINDUSTRIAL
General Commercial 356.8 acres .25-.35 FAR 4.122 MSF
General Commercial/Campus Office 87.02 acres .28 FAR 1.061 MSF
Industrial Park* 61.3 acres .25-.28 FAR .747 MSF
Neighborhood Commercial 61.4 acres .30-.35 FAR .871 MSF
Mixed Use 4.6 acres .30-1.0 FAR .005 MSF
Campus Office 178.34 acres .35-.75 FAR 3.418 MSF
Subtotal 749.5 acres 10.224 MSF
RESIDENTIAL
High Density 59.4 acres 35 du/ac 2,079 du
Medium High Density 153.5 acres 20 du/ac 3,070 du
Medium Densit ** 484.0 acres 10 du/ac 4,840 du
Single Famil **** 936.35 acres 4 du/ac 3,745 do(3)
Estate Residential 30.4 acres 0.13 du/ac 4 du
Rural Residential/A ric. 560.85 acres .01 du/ac 6 du
Mixed Use 4.6 acres*** 15 du/ac 115 du
Subtotal 2,229.1 acres 13,859 du
PUBLIC/SEMI-PUBLIC
Public/Semi-Public 95.2 acres .24 FAR .995 MSF
Semi-Public 8.5 acres .25 FAR
Subtotal 103.7 acres .995 MSF
SCHOOLS
Elementary School 66.5 acres(') 5 schools
Junior High School 21.3 acres 1 school
Subtotal 87.8 acres
PARKS AND OPEN SPACE
City Park 56.3 acres 1 park
Community Park 97.0 acres 3 parks
Neighborhood Park 49.0 acres 7 parks
Neighborhood Square 16.7 acres 6 parks
Subtotal 219 acres 17 parks
Open Space 681.0 acres
TOTAL LAND AREA 4,070.1 acres
9
Table 4.2 (Eastern Dublin Specific Plan Population and Employment Summary) shall be
amended as shown below (table footnotes not included):
TABLE 42 EASTERN DUBLIN SPECIFIC PLAN POPULATION AND EMPLOYMENT SUMMARY
(Amended Per Resolution No.47-04, 223-05, 58-07, 37-08, 176-09, 55-12, 92-12, 210-12,XX-14)
Land Use Designation Development Sq Ft/Employees Personsldu Jobs
Commercial
Industrial Park .747 MSF 590 1,266
General Commercial/Campus 1.061 MSF 385 2,756
Office*
General Commercial 4.122 MSF 510 8,082
Neighborhood Commercial .885 MSF 490 1,806
Mixed Use** .005 MSF 490 10
Campus Office 3.418 MSF 260 13,416
Public/Semi Public .995 MSF 590 1,686
Semi-Public 590
TOTAL: 11.233 MSF 29,022
Residential Population
High Density 2,079 2.0 4,158
Medium High Density 3,070 2.0 6,140
Medium Density 4,840 2.0 9,680
Single Family'(1) 3,745 3.2 11,894
Estate Residential 4 3.2 13
Mixed Use** 115 2.0 230
Rural Residential/A ric. 6 3.2 19
TOTAL: 13,859 32,224
Table 4.3 (Projected Jobs/Housing Balance) shall be amended as shown below (table footnotes
not included):
TABLE 4.3: CITY OF DUBLIN PROJECTED JOBS/HOUSING BALANCE
(Amended Per Resolution No. 223-05, 58-07, 37-08, 55-1 2, 92-12, 102-12,XX 14)
PLANNING AREA Dwelling Jobs Employed Balance Ratio
Units Residents
Existing City of 7,100 12,210 12,000 -210 1.72:1.0
Dublin
Eastern Dublin 13,859 29,022 22,545 -6,477 2.09:1.0
Specific Plan Area
TOTAL: 20,959 41,232 34,545 -6.687 1.97:1.0
PASSED, APPROVED, AND ADOPTED this day of 2014 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
10
Mayor
ATTEST:
City Clerk
G:IPA#12013iPLPA-2013-00033 DUBLIN RANCH Subarea 3 PC Mtg 01.28.141cc reso for subarea 3 lot 3 gpa_spa.docx
11