HomeMy WebLinkAboutReso 19-14 The Groves GP Subarea 3 RESOLUTION NO. 19-14
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 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
Page 1 of 10
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 ER
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 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.
Page 2 of 10
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 February 18, 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
February 18, 2014, at which time all interested parties had the opportunity to be heard; and
WHEREAS, on February 18, 2014, the City Council adopted Resolution 17-14 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
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.
Page 3of10
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 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:
Page 4 of 10
Figure 1-1 (Land Use exhibit) shall be amended for Dublin Ranch Subarea 3 as shown below:
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Figure 1-1 (Land Use exhibit) shall be amended for The Groves Lot 3 as shown below:
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Table 2.2 (Land Use Development Potential: Eastern Extended Planning Area) shall be amended as
shown below (table footnotes not included):
Page 5 of 10
TABLE 2.2: Land Use Development Potential: Eastern Extended Planning Area
Cron Acres lr r'- *tits fear Yield
RESIDENTIAL Du's/acrs Du"s Personsldu PapWa6$on
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
TOTS - 1611.2
8424-14743+ - E 173444805
. _Area east ��41t .
C0MMERC1, Acres Ratio
(millions) Illo 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 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 7.33-204 19511-54388
' Square UBLICIOPEtt SPACE Acres FAR(Gross) i Square Few I Jobs
(millions) _
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
Swam Fut Schools Acres FAR(Gross) F ( Jobs
(millions) employee
+
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 Square Feet
Units il ) Jobs
GRAND TOTAL: 3454.3 6424-147434 17344-39805 11.12-24.19 25936-64813
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:
Page 6 of 10
Figure 4.1 (Land Use Map) shall be amended for Dublin Ranch Subarea 3 as shown below:
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Figure 4.1 (Land Use Map) shall be amended for The Groves Lot 3 as shown below:
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Table 4.1 (Eastern Dublin Specific Plan Land Use Summary) shall be amended as shown below
(table footnotes not included):
Page 7 of 10
•
TABLE 4.1: EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY
I
(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
COMMERCIAUINDUSTRIAL '
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 dc(3)
Estate Residential 30.4 acres 0.13 du/ac 4 du
Rural Residential/Agric. 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(1) 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
Page 8 of 10
Table 4.2 (Eastern Dublin Specific Plan Population and Employment Summary) shall be amended as
shown below(table footnotes not included):
I 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,)X-14)
Land Use Designation Development Sq Ft/Employees Persons/du 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/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
I (Amended Per Resolution No.223-05,58-07,37-08,55-12,92-12, 102-12,)0-14)
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
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.
Page 9 of 10
PASSED, APPROVED, AND ADOPTED this 18th day of February, 2014, by the following vote:
AYES: Councilmembers Biddle, Hart, Haubert, and Mayor Sbranti
NOES: None
ABSENT: None
ABSTAIN: Councilmember Gupta
Aejt,
Mayor
ATTEST:
avvk, pcct.
City Clerk
Reso No 19-14,Adopted 2-18-14, Item 6.3 Page 10 of 10