HomeMy WebLinkAboutItem 8.1 Positano GP Amend StudyOF
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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
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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
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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.