HomeMy WebLinkAbout6.3 The Groves Lot 3 GPOF
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DATE:
TO:
FROM:
SUBJECT
STAFF REPORT
CITY COUNCIL
February 18, 2014
Honorable Mayor and City Councilmembers
CITY CLERK
File #420 -30
Christopher L. Foss, Acting City Manager (-/I/t
Dublin Ranch Subarea 3 and The Groves Lot 3 General Plan and Eastern Dublin
Specific Plan Amendment (PLPA 2013 -00033 and PLPA 2013 - 00034) (Related
agenda items: 1, 2)
Prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY:
The proposed Subarea 3 General Plan Amendment and Eastern Dublin Specific Plan
Amendment would modify the acreage allocated to land uses as follows: a) Medium Density
Residential (6.1 to 14 units per acre) — from 27.2 acres to 38 acres; b) Medium -High Density
Residential (MHDR) (14.1 to 25.0 units per acre) — from 8.6 acres to 7.5 acres; c) Rural
Residential /Agriculture — from 0 acres to 14.5 acres (as a partial replacement for 24.9 acres of
Open Space); and d) Stream Corridor — from 1.3 acres to 2 acres. No changes are proposed
for the 2 -acre Neighborhood Park. A conceptual project of approximately 437 units is
anticipated.
The proposed The Groves Lot 3 General Plan Amendment and Eastern Dublin Specific Plan
Amendment would change the land use designation from High- Density Residential (25+ units
per acre) to Medium -High Density Residential (MHDR) (14.1 to 25.0 units per acre).
FINANCIAL IMPACTS:
All costs associated with the processing of these applications are borne by the Applicant. The
property owner for Subarea 3 will contribute $1.8 million dollars to assist with the completion of
Fallon Sports Park Phase II improvements.
RECOMMENDATION:
Staff recommends that the City Council conduct the public hearing, deliberate and adopt
Resolution amending the General Plan and Eastern Dublin Specific Plan for Dublin Ranch
Subarea 3 and The Groves Lot 3.
Submitted By
Community Development Director
Reviewed By
Acting Assistant City Manager
Page 1 of 8 ITEM NO. 6.3
DESCRIPTION:
Background:
Subarea 3
The Subarea 3 site is located south of Central Parkway, north of Dublin Boulevard, west of
Fallon Road, and east of Lockhart Street within Area B of Dublin Ranch (see vicinity map
below).
Subarea 3 project includes a request for a General Plan Amendment and Eastern Dublin
Specific Plan Amendment that would modify the acreage allocated to land uses as follows: a)
Medium Density Residential (6.1 to 14 units per acre) — from 27.2 acres to 38 acres; b) Medium -
High Density Residential (MHDR) (14.1 to 25.0 units per acre) — from 8.6 acres 7.5 acres; c)
Rural Residential /Agriculture — from 0 acres to 14.5 acres (as a partial replacement for 24.9
acres of Open Space); and d) Stream Corridor — from 1.3 acres to 2 acres. No changes are
proposed for the two -acre Neighborhood Park. A conceptual project of approximately 437 units
is anticipated.
The Groves Lot 3
The Groves Lot 3 site is located south of Maguire Way (a private street), north of Dublin
Boulevard, on the west of Lockhart Street, and east of Keegan Street (See vicinity map below).
The Groves Lot 3 project includes a request for a General Plan Amendment and Eastern Dublin
Specific Plan Amendment to decrease the designated land use and density from High Density
Residential (25.1 + units per acre) to Medium -High Density Residential (14.1 to 25 units per
acre) consistent with housing type and product currently proposed.
DUBLIN RANCH
IH1ELINRANCD DRIVE: MAS] ER PLANNED
COMN UNITY
DUXI.' AY
CMPLAL
PARKWAY SL$AREA 3
PROJECT ARIA
f}LBLIy
8C] L�LE:L'ARb
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VICINITY MAP
General Plan & Eastern Dublin Specific Plan Amendment
State law allows only four (4) General Plan Amendments per calendar year. These two projects
combined represent the first amendment to the General Plan Land Use Element in 2014.
Page 2 of 8
In order to avoid amendments in excess of the number permitted by State law, General Plan
amendments for specific projects can be grouped together and adopted by one resolution.
Therefore, the proposed General Plan Amendments for the Subarea 3 Project and The Groves
Lot 3 Project have been grouped together to be heard on the same agenda and approved with
one action (Resolution). The companion approvals associated with the Subarea 3 Project and
The Groves Lot 3 Project will be heard as separate agenda items at the same City Council
meeting on February 18, 2014 and will not become effective until the General Plan Amendments
are approved and effective.
Specific Plan amendments are not limited to four per year; however, the proposed amendments
have been grouped together with their companion General Plan Amendments.
Please refer to the separate Staff Reports for the Subarea 3 and The Groves Lot 3 Project for a
complete discussion of the proposed projects and related entitlements.
ANALYSIS:
0i iharPa
Land Use Designations
The Applicant is requesting to change the General Plan and Eastern Dublin Specific Plan Land
Uses as shown in Table 1 and Figure 1 below.
TABLE 1: Existinq and Proposed Land Uses — Subarea 3
Land Use
Existing
Proposed
Acres
Units
Acres
Units
Medium Density Residential (MDR)
(6.1 to 14.0 units per acre)
27.2
166 -381
38
232 -532
Medium High Density Residential (MDR)
(14.1 to 25.0 units per acre)
8.6
121 -215
7.5
106 -187
Rural Residential /Agriculture (RR/A)
(1 unit per 100 acres)
0
0
14.5
0
Open Space (OS)
24.9
--
0
--
Stream Corridor (SC)
1.3
--
2.0
--
Neighborhood Park (NP) — No Change
2.0
--
2.0
--
Total
64
287 -596
64
338 -719
Page 3 of 8
Figure 1
Existing Lana uses Proposed Lana uses
i -------------- 1 ' \ i --
'1 •'� Medium
Density �\
` Residerdd oy s
8.6!a +8.3 ±ac A
PO, "\ �`.
I f
I Open space
ac
Park
not ac
� 1
i m Medium
1 Medium / I DmIty
Density / _ Residential
Residential 19'7 ac
16' 172 ± ac 0`- \N=
.. - ----- --�
The proposed densities and land use distribution will allow for continuity of open space and a
more effective utilization of the property. The requested land use distribution would group
residential uses in three areas — a) 7.5 acres of MHDR along the westerly edge of the project
site along Lockhart Street across from The Groves, the proposed MHDR residential
development to the west; b) a 19.7 -acre neighborhood of MDR north of Dublin Boulevard
adjacent the open space and Neighborhood Park, and c) an MDR neighborhood of
approximately 18.3 acres within the northeast area of the site. The proposed land use
amendments would increase the acreage for MDR and the Stream Corridor by reassigning the
land currently designated Open Space and slightly reducing the acreage for MHDR. The Open
Space land use would be eliminated in favor of Rural Residential /Agricultural which allows more
flexible options for aesthetic improvements such vineyards, orchards, and community gardens
while preserving an Open Space characteristic.
The following is a further discussion of the proposed land uses.
• Medium Density Residential and Medium -High Residential (MDR and MHDR) - At a
maximum, the proposed acreage by use /densities would allow up to 719 units. As
elsewhere in Eastern Dublin, this potential is limited through the required PD- Planned
Development zoning. A project of approximately 437 units is anticipated based on a
general concept plan reflecting the requested amendment to be distributed as 107 units
of MHDR (14.27 units per acre) and 330 units MDR (8.68 units per acre). This figure is
within the range of the existing land uses and would not represent a significant deviation
from the level of development anticipated under the existing land uses. The number of
units proposed within the development envelope will ensure that the on -site grading is
optimized and the natural drainage is preserved.
• Rural Residential /Agricultural (RR /A) - The RR /A land use is proposed for frontage
along Central Parkway adjacent to the Stream Corridor and extends diagonally across
the project site to the southeast corner and includes the south facing slope of the hillside
as further discussed below. The RR /A designation allows the construction of one
residential dwelling unit per 100 acres (1 unit/100 acres). However, since the RR /A land
use is less than 100 acres, no units would be permitted within that 14.5 acre area, and
the Applicant is not proposing to construct or retain any dwelling units in that area . The
RR /A area would be managed by the Homeowners Association.
Page 4 of 8
• Stream Corridor (SC) - The Stream Corridor would be expanded from 1.3 acres to 2.0
acres and generally would remain in its existing location. The Stream Corridor was
created to fulfill biological mitigations required for development of other portions of Dublin
Ranch.
• Neighborhood Park (NP) —No changes in location or size are proposed for the two -acre
Neighborhood Park. It would remain in the central location originally anticipated adjacent
to residential uses and open space areas.
Visual Resources
The Eastern Dublin Specific Plan Visual Resource Section 6.3.4 identifies view corridors as well
as certain hillsides as visually sensitive. 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 Eastern Dublin
Specific Plan states that these hillsides are to remain to provide a distinctive visual feature as
well as provide a screen for development to the north. The Specific Plan policies do permit
grading of these ridge lands providing adherence to the policies are taken into account.
Previously significant graded areas of the site were needed to accommodate roadway
improvements; however, that grading did conform to the Visual Resources policies. The
Specific Plan allows for development on the backside of these hills within certain standards in
the Specific Plan.
The south face of these hills (exposed to 1 -580) were designated as Open Space to maintain the
natural appearance and intended to remain in order to provide a natural backdrop and screen
development to the north. The proposed designation for this area will help ensure that natural
undeveloped appearance is maintained. The Applicant's grading concept will conform to the
policies of the Visual Resources section of the Eastern Dublin Specific Plan. Most grading
activities will occur behind or in front of the current hills with specific contour grading to blend the
existing hills with the graded land form. Upon completion, the hillside will be revegetated and
will serve to screen development.
In addition to recontouring the hill, a small mound graded along the Fallon Road side of the site
would serve to hide a large share of the Medium Density Residential planned for the
northeasterly area of the project site. This neighborhood would be designed to fit within the
natural contours having building pads stepped gradually to match the existing topography of the
back side of the hill. Where feasible, the graded slopes would be 3:1 or less. Cut and graded
slopes would be revegetated with native vegetation or vineyards.
The requested General Plan and Eastern Dublin Specific Plan amendments would require
adjustments to various figures, texts, and tables in the General Plan and Eastern Dublin Specific
Plan to ensure consistency throughout the documents. A City Council resolution, with a
complete list of the proposed amendments to the General Plan and Eastern Dublin Specific
Plan, is included as Attachment 1.
The Groves Lot 3
The current proposal is for ownership housing at a lower density and fewer units than
envisioned originally in order to serve the current buyer profile and market segment anticipated
for this area. Three previous higher density project approvals on this site have not resulted in
Page 5 of 8
construction of a project. Based on the proposed project, the total number of units for Lot 3
effectively would be reduced by 182 units or over half of the 304 multi - family units approved
previously.
Land Use Designations
The request includes a General Plan and Eastern Dublin Specific Plan Amendment to change
the land use of the 6.36 -acre site from its existing designation of High Density Residential (HDR)
(25.1 or greater units per acre) to Medium -High Density Residential (14.1 to 25 units per acre).
The proposed MHDR land use would allow a range of 113 units to 200 units. The proposed PD
rezone fixes the number of units at a maximum of 122 units as further described below.
Figure 2: The Groves Lot 3
txisting Lana uses vroposea Lana uses
----- - - - - -} ---- - - - - -- - - -- - - - - --
CEN PKWY -:' ,1 -----------------
Lu
of u~i Medium High u~i
ii U)i �I ; Cn Density �I
Z =� a Residential =1
w o1 w 6.4 ±a[ of
J )Y J
DUBLIN BLVD. J DUBLIN BLVD.
The requested land use amendments and the current proposal for Lot 3 reflect market
conditions and optimal use of the site while remaining consistent with the surrounding
community. The proposed density will allow a strong visual transition from the High Density
Terraces to the west and the proposed Medium -High Density product anticipated for
development on Subarea 3 to the east.
The requested General Plan and Eastern Dublin Specific Plan amendments would require
adjustments to various figures, texts, and tables in the General Plan and Eastern Dublin Specific
Plan to ensure consistency throughout the documents. A City Council resolution, with a
complete list of the proposed amendments to the General Plan and Eastern Dublin Specific
Plan, is included as Attachment 1.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Alameda County Airport Land Use Commission Staff reviewed the projects to ensure they
are consistent with the Alameda County Airport Land Use Compatibility Plan. The Dublin Unified
School District also reviewed the project for school impacts and did not raise any issues.
ENVIRONMENTAL REVIEW:
The projects are located within the Eastern Dublin Specific Plan area, which was the subject of
Page 6 of 8
an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific
Plan (SCH # 91103064), certified by the City Council in Resolution No. 51 -93. The General Plan
Amendment/Specific Plan EIR is a program EIR, which anticipated several subsequent actions
related to future development in Eastern Dublin and identified some impacts from
implementation of the General Plan Amendment/Specific Plan that could not be mitigated to less
than significant. Upon approval of the Eastern Dublin project, the City adopted a statement of
overriding considerations for such impacts. The City also adopted a mitigation- monitoring
program, which included numerous measures intended to reduce impacts from the development
of the Eastern Dublin area. The environmental impacts of the existing land uses were
addressed by the Negative Declaration approved by the City Council in Resolution No. 140 -97
for the Planned Development Rezoning for 453 acres of Dublin Ranch (Areas B -E).
An Initial Study was prepared for Subarea 3, and a determination was made to prepare an
Addendum to the Eastern Dublin EIR and 1997 ND. Pursuant to the 2002 Citizens for a Better
Environment case, approval of the Addendum includes a Statement of Overriding
Considerations for significant unavoidable impacts identified in the prior EIR that are applicable
to the project or project site.
In June 2003, the City prepared an Initial Study for Fairway Ranch to determine whether there
would be supplemental environmental impacts occurring as a result of this project beyond or
different from those already addressed in the 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 this project were fully addressed by the final
EIR for the General Plan Amendment, Eastern Dublin Specific Plan Amendment and
subsequent Addenda, and the 1997 Negative Declaration. Since the number of units currently
proposed for The Groves Lot 3 is less than initially evaluated, impacts from the proposed project
have been found to be the same or less than those analyzed previously and would not require
any further environmental review. All other EIRs NDs, Resolutions, and Ordinances referenced
above and throughout the Staff Report are incorporated herein by reference and are available
for review at City Hall, 100 Civic Plaza, Dublin, California during business hours.
Planning Commission Actions:
On January 28, 2014, the Planning Commission held a public hearing to review the Subarea 3
and The Groves Lot 3 projects. At the public hearing, the Planning Commission discussed the
proposed General Plan and Eastern Dublin Specific Plan Amendments. The Planning
Commission voted 4 -1 approving Resolution 14 -4 recommending that the City Council adopt a
Resolution amending the General Plan and Eastern Dublin Specific Plan for Subarea 3 and The
Groves Lot 3.
For reference purposes, the Planning Commission Staff Reports, Resolutions and Minutes for
the January 28, 2014 meeting are included in the Subarea 3 and The Groves Lot 3 Staff
Reports (separate agenda items).
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the proposed project to advertise the project and the upcoming public hearing.
A public notice was also published in the Valley Times and posted at several locations
throughout the City. A copy of this Staff Report has been provided to the Applicant.
Page 7 of 8
ATTACHMENTS: 1. Resolution approving General Plan and Eastern Dublin Specific Plan
Amendments for Dublin Ranch Subarea 3 and The Groves Lot 3
Page 8 of 8
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 and a Development Agreement. 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
64 -acre Project 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, which also comprises the Property for
purposes of the Development Agreement. 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
1
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
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 EDEIR 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
2
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
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 -03
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 -04
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 Planned Development rezoning with related Stage 1 Development
Plan. and Development Agreement, 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 Eastern 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
3
resolution is incorporated herein by reference and available for review at City Hall during normal
business hours; and
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.
12
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
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-
5
Figure 1 -1 (Land Use exhibit) shall be amended for The Groves Lot 3 as shown below:
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 Planning Area
Classification
Acres
Intensity **
Units
Factor
Yield
RESIDENTIAL
Du's /acre
Du's
Persons /du
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
6.1 -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
1681.2
1 6424- 14743+
1
17344 -39805
COMMERCIAL
Acres
Floor Area
Ratio
(Gross)
Square Feet
(millions)
Square Feet
I Employee
Jobs
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
2155 -7325
Mixed Use
11.3
.30 -1.00
.15 -.49
490
306 -1000
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
0
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
(millions)
Square Feet/
employee
Jobs
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
(millions)
Square Feet/
employee
Jobs
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
Units
population
Square Feet
(millions)
Jobs
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 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
Figure 4.1 (Land Use
shall be amended for Dublin Ranch Subarea 3 as shown below.
0 r -
) shall be amended for The Groves Lot 3 as shown below-
----------- ------ I
tl
F-
LU
LU
Z
Uj
i Uj
VVIVY
--------------------
------------
R
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
COMMERCIAL /INDUSTRIAL
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 Density **
484.0 acres
10 du /ac
4,840 du
Single Family * * **
936.35 acres
4 du /ac
3,745 do (3)
Estate Residential
30.4 acres
0.13 du /ac
4 du
Rural Reside ntial/Ag 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
Table 4.2 (Eastern Dublin Specific Plan Population and Employment Summary) shall be
amended as shown below (table footnotes not included):
TABLE 4.2: 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
Persons /du
Jobs
Commercial
Ratio
Units
Industrial Park
.747 MSF
590
Existing City of
1,266
General Commercial /Campus
Office*
1.061 MSF
385
1.72:1.0
2,756
General Commercial
4.122 MSF
510
8,082
Neighborhood Commercial
.885 MSF
490
22,545
1,806
Mixed Use **
.005 MSF
490
10
Campus Office
3.418 MSF
260
1 20,959
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 Reside ntial /Agric.
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 -12, 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:
1 20,959
41,232
34,545
-6.687
1 1.97:1.0
BE IT FURTHER RESOLVED that the General Plan and Eastern Dublin Specific Plan
amendments approved in this Resolution for Dublin Ranch Subarea 3 shall not take effect until
the Development Agreement for Subarea 3 takes effect and is recorded on the Subarea 3
Property. The General Plan and Eastern Dublin Specific Plan amendments approved in this
Resolution for The Groves Lot 3 shall take effect thirty days after the date of adoption.
vote:
AYES:
NOES:
PASSED, APPROVED, AND ADOPTED this day of
10
2014 by the following
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G: 1PAM20131PLPA- 2013 -00033 DUBLIN RANCH Subarea MC Mtg 2.18.141CCSR and Attch 2.18.14 Subarea 3 and Lot 300 1 Final cc reso for subarea 3 lot 3 gpa_spa.docx
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