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HomeMy WebLinkAbout8.1 Positano GP Amend StudyOF Ill 4 �Ir 111 1'3 � =�, 82 DATE: TO: FROM: SUBJECT STAFF REPORT CITY COUNCIL August 19, 2014 Honorable Mayor and City Councilmembers CITY CLERK File #420 -30 Christopher L. Foss, City Manager J Braddock and Logan ( Positano), 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 for the 2.1 acre property located at the southeast corner of Positano Parkway and West Cantara Drive. The Study would evaluate a proposal to change the land use designation of the Study Area from Semi - Public to Public /Semi - Public. The current request does not include a development proposal at this time. 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 Applicant. RECOMMENDATION: Staff recommends that the City Council 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 for the 2.1 -Acre property Located at the Southeast Corner of Positano Parkway and West Cantara Drive from Semi - Public to Public /Semi - Public; or 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 for the 2.1 -acre Area Located at the Southeast Corner of Positano Parkway and West Cantara Drive from Semi - Public to Public /Semi - Public. Submitted By Community Development Director DESCRIPTION: Reviewed By Assistant City Manager The 2.1 -acre project site is located at the southeast corner of Positano Parkway and West Cantara Drive in the Positano Neighborhood. The site has a General Plan and Eastern Dublin Specific Plan land use designation of Semi - Public. Page 1 of 5 ITEM NO. 8.1 The Project site is vacant land and slopes from a higher elevation from the corner of the intersection of West Cantara Drive and Positano Parkway. The site was graded along with the rest of the Positano neighborhood and all adjacent street improvements and landscape features are installed. Properties surrounding the proposed Study Area are: • North - (across Cantara Drive) are existing single - family detached homes. • South - is a vacant area designated as Low Density Residential and Open Space that is owned and maintained by the Geologic Hazard Abatement District (CHAD). • West - (across Positano Parkway) are existing single - family detached homes and a bioretension basin with a Land Use Designation of Open Space. • East — are existing single - family detached homes with an elevation from 8 to 12 feet above the subject site. Vicinity Map Braddock and Logan Services, Inc. (Applicant) has submitted a letter (Attachment 1) requesting City Council consideration to initiate a study to change the current General Plan and Eastern Dublin Specific Land Uses from Semi - Public to Public /Semi - Public in order to allow for a wider variety of uses. The Applicant's request does not include a development proposal at this time. Page 2 of 5 PARKWA`� 4 I PROJECT o SITE CENTRAL PA WAY DUBLIN �� a 0 I -580 a Braddock and Logan Services, Inc. (Applicant) has submitted a letter (Attachment 1) requesting City Council consideration to initiate a study to change the current General Plan and Eastern Dublin Specific Land Uses from Semi - Public to Public /Semi - Public in order to allow for a wider variety of uses. The Applicant's request does not include a development proposal at this time. Page 2 of 5 txisung Lana use r- roposea Lana use All . f JOQ� 'P9 l�Q� P/S P 2.1!ACNET 1 f 2.8t AC GROSS 0S � TR r�J MFR 0.45 AC NET 1.7t AC GROSS 0.6t AC GROSS EXISTING GENERAL PLAN.1 PROPOSED GENERAL PLAN/ EASTERN DUBLIN SPECIFIC PLAN EASTERN DUBLIN SPECIFIC PLAN LAND USE LAND USE ANALYSIS: It is the City Council's practice to initiate all General Plan Amendment (GPA) and Eastern Dublin Specific Plan Amendment (EDSPA) 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 existing General Plan and Eastern Dublin Specific Plan Land Use designation states: Semi - Public Facilities. (Maximum FAR: .50, Employee Density. 590 square feet per employee) This designation allows quasi - public uses, such as child care centers, youth centers, senior centers, special needs program facilities, religious institutions, clubhouses, community centers, community theatres, hospitals, private schools and other facilities that provide cultural, educational, or other similar services and benefit the community. Semi - public facilities may be used for more than one such use. The Applicant's request to change the Land Use to Public /Semi - Public Land Uses would be subject to the existing definition: Public /Semi- Public Facilities (Maximum FAR-.50,- Employee Density. 590 square feet per employee). This designation allows a combination of public facilities land uses and semi - public facilities land uses. Public facilities are uses, other than parks, owned by a Page 3 of 5 public agency or non- profit entity that are of sufficient size to warrant differentiation from adjoining uses. Such uses include public schools, libraries, city office buildings, State, County and other public agency facilities, post offices, fire stations, utilities, and, the Dublin Civic Center. Semi - public facilities are quasi - public uses, such as child care centers, youth centers, senior centers, special needs program facilities, religious institutions, clubhouses, community centers, community theatres, hospitals, private schools, and other facilities that provide cultural, educational, or other similar services and benefit the community. Semi - public facilities may be used for more than one such use. Development of housing on a site designated on the General Plan Land Use Map as Public /Semi- Public Facilities shall be considered consistent with the General Plan when it is developed by a non - profit entity and serves to meet affordable housing needs or the housing needs of an underserved economic segment of the community. Determination as to whether housing should be permitted on a specific Public /Semi- Public Facilities site and the acceptable density and design will be through review of a Planned Development proposal under the Zoning Ordinance Changing the Land Use designation would expand the allowable uses on site beyond those currently allowed. Additional uses would include a variety of public facilities (excluding parks) as well as housing when it is developed by a non - profit entity to meet affordable needs or meets the needs of an underserved economic segment of the community. If the City Council determines that a General Plan and Eastern Dublin Specific Plan Amendment Study should be initiated, Staff will evaluate the project in accordance with the California Environmental Quality Act (CEQA) and return to the City Council with a report on potential impacts of the proposed land use change. 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. Complete the environmental analysis required under CEQA and evaluate any associated environmental impacts from the land use change such as traffic, noise, or view impacts, and prepare the appropriate environmental documents; 2. Perform any additional studies that may be required; and 3. 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 future development on the site would require approval of a Planned Development Rezone, Site Development Review and review under CEQA. Staff has prepared draft resolutions for both approval and denial to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a change to the land use designation on the subject site. The draft resolutions are included as Attachments 2 and 3. Page 4 of 5 NOTICING REQUIREMENTS /PUBLIC OUTREACH: Although a public notice is not required by State law to review a request to initiate a General Plan or Eastern Dublin Specific Plan Amendment Study, it has been the practice of the City Council to mail notices to all property owners and residential occupants within 300 feet of the Study Area. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report was also forwarded to the Applicant. To date the City has received one written correspondence from a Positano resident which is included as Attachment 4. 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 May 29, 2014 from Andy Byde, Braddock and Logan 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 2.1 -acre area located immediately south east of Positano Parkway from Semi - Public to Public /Semi - Public 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 2.1 -acre area located immediately south east of Positano Parkway from Semi - Public to Public /Semi - Public 4. Email correspondence dated August 11, 2014 5. General Plan Amendment Study Status Report Page 5 of 5 May 29, 2014 Luke Sims, A.I.C.P. COMMUnity Development Director City off ublirn 100 Civic Plaza Dublin, CA 94568 [V E D M AY 3 0 2014 DUBLIN PLANNING RE: General Plaii.Amendment Study Request Dear Mr. Simms: BRADDOCK & LC GAN SERVICES, INC. BUILDERS ­ DEVELOPERS ESTABLISHED 1947 P, 0, BOX 5300 DANVILLE, CALIFORNIA 945264076 TELEPHONE (925) 736-4000 FACSIMILE (925) 648.6700 Please consider this a formal request for a General Plan Amendment study or the 2.1 acre property located immediately south east of Positano Parkway. Specially, the request is to change tine (reneral Plan designation from. Seini-Ttiblic to Public/Semi-Tablic. The change -to Public/Semi-Nblic would allow a slightly wider variety of uses. `Thank you. for considering our request, please do not hesitate to contact me with any questions. S incerely L Andy Hyde Braddock and Logan Office- 925-736-4000 .Fax: 925-648-5700 RESOLUTION NO. XX — 14 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 FOR THE 2.1 ACRE PROPERTY LOCATED AT THE SOUTH EAST CORNER OF POSITANO PARKWAY AND WEST CANTARA DRIVE FROM SEMI - PUBLIC TO PUBLIC /SEMI- PUBLIC (APN 985 - 0073 - 005 -00) WHEREAS, the City has received a request from Braddock and Logan Services, Inc., ( "Project Proponent ") to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate changing the land use designation for the 2.1 acre property located at the south east corner of Positano Parkway and West Cantara Drive ( "Study Area "); and WHEREAS, the Study would evaluate a proposal to change the land use designation for the Study Area from Semi - Public to Public /Semi - Public. WHEREAS, the proposed General Plan and Eastern Dublin Specific Plan land use designation would expand the allowable uses to include certain public facilities as well as housing built by a non - profit entity to meet affordable housing needs; 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 (Information collection); and WHEREAS, a public notice of this meeting was provided to property owners and tenants within 300 feet of the subject site; 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 evaluate changing the existing land use designation of the Study Area to Public /Semi- Public. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this day of 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk RESOLUTION NO. XX — 14 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 FOR THE 2.1 ACRE PROPERTY LOCATED AT THE SOUTH EAST CORNER OF POSITANO PARKWAY AND WEST CANTARA DRIVE FROM SEMI - PUBLIC TO PUBLIC /SEMI- PUBLIC (APN 985 - 0073 - 005 -00) WHEREAS, the City has received a request from Braddock and Logan Services, Inc., ( "Project Proponent ") to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate changing the land use designation for the 2.1 acre property located at the south east corner of Positano Parkway and West Cantara Drive ( "Study Area "); and WHEREAS, the Study would evaluate a proposal to change the land use designation for the Study Area from Semi - Public to Public /Semi - Public. WHEREAS, the proposed General Plan and Eastern Dublin Specific Plan land use designation would expand the allowable uses to include certain public facilities as well as housing built by a non - profit entity to meet affordable housing needs; 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 (Information collection); and WHEREAS, a public notice of this meeting was provided to property owners and tenants within 300 feet of the subject site; 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 request to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate changing the existing land use designation of the Study Area to Public /Semi - Public. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this day of 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk From: Nora SooHoo Sent: Monday, August 11, 2014 9:25 AM To: Tim Sbranti; Abe Gupta; Don Biddle; Kevin Hart; David Haubert; Luke Sims; Jeff Baker Subject: semi - public land in Postiano Dear councilmen, Being a citizen of Dublin, as well as a residence of Positano community, I am against any suggestion to change the semi - public designation to a public /semi - public designation on the land which is currently owned by Braddock & Logan. When we bought the house, we were told that it is a public /semi - public designation which will not allow low- income housing so close to home. Both the safety and the depreciated home value are my big concern. I would look upon you, a public voice for Dublin residents to help protect our rights against some profit - greedy builder who use this kind of switch and bait scheme to first successfully purchase the land for one purpose, then switch to some other purpose for bigger profit. Thank you very much for your attention Nora SooHoo From: koppula Sent: Tuesday, August 12, 2014 10:57 PM To: tim.sbranti; Abe Gupta; Don Biddle; Kevin Hart; David Haubert; Luke Sims; Jeff Baker Subject: Re:NO to approve a study to rezon west cantara semi public to public Dear Council members I live on 4820 lavina street, dublin, ca. I moved to dublin in 2010 and feel proud that I am a dublin resident. I bought this house with the understanding that the lot on west cantara would be for semi public. I would say NO to approve a study to rezone the lot from semi public to public. am sure there are better alternatives. Sincerely Pradeep kumar koppula and shilpa madini From: Megh Bhatt Sent: Tuesday, August 12, 2014 11:41 PM To: Tim Sbranti; Don Biddle; Kevin Hart; David Haubert; Luke Sims; Jeff Baker; Abe Gupta Subject: Re: Regarding proposal to change designation of land at corner of Positano Pkwy and West Cantara Drive from semi - public to public Hi Folks, Since I did not hear back from all but one of the representatives, following is my input with regards to this proposal: I moved into Positano in 2010 on La Vina Street under the Impression that this piece Of land was to remain semi - public. I firmly oppose the proposal to study the change of this piece of land to a public designation. Changing the designation to public will have negative impact on traffic in the community specially on the single lane Positano Parkway, parking for the nearby residents on West Cantara Drive, Scala Court, and La Vina Street, safety with regards to pedestrians, and property values, among other things. Changing designations is equivalent to a bait and switch technique by the developer. I don't want high- density /low incoming (Veterans, etc) housing in this single family residential neighborhood specially since the developer fulfilled the requirements with the existing homes. Thank you. Megh Bhatt On Mon, Aug 11, 2014 at 1:33 PM, Megh Bhatt > wrote: Hello Representatives of Dublin City Council, I was recently informed that the City Council will be voting on a proposal to change the designation of land at the corner of Positano Pkwy and West Cantara Drive from semi - public to public on August 19, 2014. I live on La Vina Street since 2010 which is just a street away from the land. I wanted to get more information regarding the history of this proposal, why is the change needed, what was the original thinking about the semi - public land and what has changed now in the thinking process, can it be classified for residential single family instead, and what kind of developments can happen in semi - public vs public land designation and hence I'm writing to you folks. Can anyone provide me with this information and /or provide a resource where this information can be obtained? Further, what is the process of providing input so as to affect the voting on this proposal? Thank you Active General Plan Amendment Study - Status Report Updated through July 31, 2014 Council, Interim eC i?ldST1 Lat. C:ounatf Project Name' Project Description Status Pll Initiation Date f€5terlm Sturdy Items Stutly, o� " ConsuM Date Hearing Data , 1 Airport Land Use GPA and Zoning Ordinance City Council reviewed draft amendments and MD N/A n /a� n/a n/a 8/19/2014 & Compatibility Plan GPA" Amendment to meet compatibility directed Staff to take forward to the Airport Land Use 9/16/14 requirements with the Airport Land Use Commission (ALUC). ALUC accepted revisions on Compatibility Plan. 5/23/14. Planning Commission recommended adoption on 7/22/14. Preparing for City Council 2 Bikeways Master Plan" GPA to ensure consistency between the Preparing Planning Commission and City Council MD N/A n/a n/a n/a 9/16/2014 General Plan and the Bikeways Master Public hearings to consider proposed General Plan Plan update being prepared by Public Zoning Ordinance Amendments based on final Draft Works. Bikeways Master Plan. 3 Green @ Park Place GPA, SPA, PD Rezone, Site The City Council reviewed the Fiscal Analysis on KB 2/5/3 1. Fiscal analysis; 1.9/17/13 9/25/13 & 9/16/14 Development Review, Map, SEIR and 9/17/13. Developer reached agreement with DUSD 2. DUSD impacts. 2.7/9/14 12/2/13 Development Agreement for to address school impacts. The City Council held a development of approximately 40,000 Study Session to review the project and sJ. of retail and 372 attached residential environmental impacts on 7/8/14. Staff is preparing units. responses to comments on the Draft Supplement EIR and preparing for a Planning Commission public 4 Housing Element Update" GPA - Housing Element Update Completed sites inventory analysis. Identified a MD 7/16/13 n/a n/a n/a Fall/Winter required by state lawtor the period of deficit of land to accommodate 1,075 units (Med 2014 2015 -2023. High & High Density) from RHNA allocation. City Council adopted amendment to the DDSP to add 1,200 units to accommodate RHNA allocation. City Council reviewed draft HE on 6/3/14 and Staff 5 Promenade GPA, SPA, PD Rezone to convert Preliminary conversations with the applicant. City MP 10/15/13 1. Land use & density, TBD TBD TBD mixed use site to residential. Council directed that Commercial Development 2. Circulation & connectivity: Task Force shall be the community outreach 3. Timing of com. dev: component of Council direction. 4. Project interface w/ surroundings: 5. Review retail supply/ demand st ly: 6. Fiscal impacts; 7. DUSD impacts; 8. Retail st ly & prioritize sites: 9. Community outreach. 6 Schaefer Ranch Unit 3 GPA, PD Rezone, and Vesting Applicant has completed the project description. MP 2/7/12 1. DUSD impacts. n/a 9/25/13 & 12/1/2014 Tentative Map to change land use from CEQA Addendum preparation underway. Proposed 12/2/13 Open Space and Estate Residential to subdivision map under review. Applicant preparing Single Family Residential. proposed development standards of PD and architecture for SDR. DUSD did not raise concerns 7 Tassajara Highlands GPA, SPA, PD Rezone, SDR, VTM and Project design issues have been addressed and MP 8/21/12 1. DUSD impacts. n/a 9/25/13 & 8/19/14 & (Frederich/Vargas) CEQA Addendum to change the land agreement reached between City and applicant 12/2/13 9/16/14 use on the Fredrich propertytrom regarding Tasajara Creek and Moller Creek rights -ot- Neighborhood Commercial and Medium way. DUSD does not have concerns with the project. High Density residential to Medium The Planning Commission recommended project Density Residential and develop the two approval on 7/22/14. properties as one project w/ 48 single - tamily detached homes. 8 Transit Center Site A -1 GPA, SPA, PD Rezone, SDR, Map and City Council initiated GPA /SPA study per County MP 6/18/13 1. HE Impacts; 1.7/16/13 MIND to allow Med -High Density (52 request. DDSP Amendment addresses Housing 2. DUSD impacts. 2. n/a 12/2/13 9/16/14 units) in addition to High Density Element impacts. DUSD did not raise concerns Residential. regarding the project. Project scheduled tot PC hp.anno on W1204 laity initiated amendment.