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HomeMy WebLinkAbout6.1 Transit Center GP PD Rezoneor nU,�� 19 82 STAFF REPORT CITY CLERK ` CITY COUNCIL File #420 - 30/450 -30 DATE: September 2, 2014 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager " SUBJECT: Transit Center Site A -1 General Plan /Eastern Dublin Specific Plan Amendments, Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map 8167 for 52 townhouse condominium units and a CEQA Addendum for a 2.86 -acre site (PLPA 2013- 00046) Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant, Summerhill Homes, is proposing to construct 52 townhouse condominium units on a 2.86 -acre site at the Transit Center. The site currently has a land use designation of High Density Residential (25.1 or greater units per acre) with consistent Planned Development (PD) zoning. The Applicant is requesting approval of a General Plan and Eastern Dublin Specific Plan Amendment to change the land use designation to Medium -High Density Residential (14.1 to 25 units per acre) with corresponding PD rezoning and related Stage 1 and Stage 2 Development Plan. The Application also includes a Site Development Review, Vesting Tentative Map 8167 and a CEQA Addendum. FINANCIAL IMPACT: All costs associated with processing this project are borne by the Applicant. RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate, and take the following actions: a) Take a straw vote regarding the proposed General Plan and Specific Plan Amendment; and b) Adopt a Resolution adopting a CEQA addendum and a related Statement of Overriding Considerations for the Transit Center Site A -1 Project; c) Waive the reading and INTRODUCE an Ordinance rezoning the Transit Center Site A -1 to PD- Planned Development Zoning District and approving a related Stage 1 and Stage 2 Development Plan; and d) Adopt a Resolution approving a Site Development Review Permit and Vesting Tentative Map 8167 for Transit Center Site A -1 Project. Page 1 of 5 ITEM NO. 6.1 Submitted By Community Development Director PROJECT DESCRIPTION: 'Reviewed By Assistant City Manager The project site is part of the 90.65 -acre planning area originally approved as Transit Center Village in the Eastern Dublin Specific Plan area (PA 00 -013). The site is owned by the Alameda County Surplus Property Authority (ACSPA). The Transit Center Site A -1 project site is located along the south side of Dublin Boulevard, west of Campbell Lane, and northeast of the Iron Horse Regional Trail (former railroad right -of way) within the Transit Center planning area of the Eastern Dublin Specific Plan. A portion of the site was previously used for overflow parking by Bay Area Rapid Transit (BART) patrons. The Applicant is requesting approval of a General Plan and Eastern Dublin Specific Plan Amendment, Planned Development Rezone with related State 1 and Stage 2 Development Plan, Site Development Review, Tentative Tract Map and CEQA Addendum to develop a Medium -High Density Residential development comprised of 52 townhouses and related site improvements. ANALYSIS: The following is a brief discussion of the proposed project. The Planning Commission Staff report, dated August 12, 2014 (Attachment 1), includes a detailed analysis of the project. The current request for the proposed Transit Center Site A -1 project entitlements include: • General Plan & Eastern Dublin Specific Plan Amendment: The requested amendments to the General Plan and Eastern Dublin Specific Plan would change the land use of the 2.86 -acre site from its existing designation of High Density Residential (HDR) (25.1+ units per acre) to Medium -High Density Residential (MHDR) (14.1 to 25 units per acre). Under the MHDR land use currently requested, the number of units on the project site could be built at 40 to 71 units. The current proposal is for 52 units representing a density of 18.18 units per acre, which is within the MHDR density range. A draft Resolution approving the General Plan and Eastern Dublin Specific Plan Amendment is included as Attachment 2. State law limits General Plan amendments to four per General Plan Element per calendar year. 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, formal adoption of this General Plan /Specific Plan Amendment will be grouped together with other proposed General Plan Amendments to be considered as a single action at a future City Council meeting. All approvals under this agenda item will not be effective until the General Plan Amendment item is approved and effective. Page 2 of 5 • Planned Development Rezoning: The Planned Development Rezoning with related Stage 1 and Stage 2 Development Plan is consistent with the requested General Plan and Eastern Dublin Specific Plan land use amendments to allow MHDR use of the project site. Based on the proposed project, the total number of units would be reduced to 52 units. The project would amend the existing Development Plan in Ordinance 21 -02 to reflect the reduced density and a revised site plan. An Ordinance adopting the Planned Development Rezone with related Stage 1 and Stage 2 Development Plan for the Transit Center Site A -1 is included as Attachment 3. • Site Development Review: The Applicant has requested approval to construct 52 townhouse condominiums and related site improvements. The project includes three floor plans in nine buildings, with three or four bedrooms, ranging in size from 1,826 sf to 2,053 sf. The project plans are included as Attachment 4 and a Resolution approving the Site Development Review is included as Attachment 5. • Vesting Tentative Tract Map: Vesting Tentative Tract 8167 is proposed for the project site to be subdivided for condominium purposes. All parcels would be owned and maintained by the Homeowners Association (HOA) with private ownership of airspace within each unit. The Project Plans are included as Attachment 4 and a Resolution approving the Vesting Tentative Map is included as Attachment 5. • CEQA Addendum: A CEQA Addendum dated August 12, 2014 has been prepared to address the proposed project. A resolution adopting a CEQA Addendum is included as Attachment 6 to this Staff Report. ENVIRONMENTAL REVIEW: The Project area has been addressed in two prior EIRs. The more recent was for the 2002 Dublin Transit Center project EIR (SCH 2001120395) that was certified by City Council Resolution No. 215 -02 dated November 19, 2002. The project site is Site A -1 of the approximately 91 -acre Dublin Transit Center, which approved development around the BART station. The PD zoning for the 2002 project approved up to 1,500 dwelling units, 131 of which were allocated to Site A -1. The proposed project is also residential but at a substantially reduced density with 52 units. The project site is located within the Eastern Dublin Specific Plan area and was also addressed in the Eastern Dublin EIR. The Eastern Dublin General Plan Amendment and Specific Plan were adopted by the City to encourage orderly growth of the Eastern Dublin area. The Eastern Dublin EIR is a Program EIR and evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 -to 30 -year period. The Dublin Transit Center was added to the Eastern Dublin Specific Plan area through the 2002 approvals. On May 10, 1993, the Dublin City Council adopted Resolution No. 51 -93, certifying an Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated May 4, 1993, assessing a reduced development alternative. The City Council adopted Resolution No. 53 -93 approving a General Plan Amendment and a Specific Plan for the reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. Page 3 of 5 The Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open space areas and the basic policy considerations accompanying the change in character from undeveloped to developed lands. For identified impacts that could not be mitigated to a less than significant level, the City Council adopted a Statement of Overriding Considerations for cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), regional air quality, noise, and other impacts. Because the Eastern Dublin project proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These impacts together with visual and other impacts from urbanization were also determined to be significant and unavoidable. Consistent with CEQA section 21166 and related CEQA Guidelines sections 15162/15163, the City prepared an Initial Study to determine whether additional environmental review was required for the proposed project. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior EIRs. The Initial Study determined that no new or more severe significant impacts would result. As noted in the Initial Study, the project is subject to all applicable adopted mitigation measures from the prior EIRs. Based on the Initial Study, the City determined that an Addendum pursuant to CEQA Guidelines section 15164 is appropriate CEQA compliance for the project. The Addendum and supporting Initial Study describe the changes from the development assumed in the prior EIRs for the site and whether those changes would trigger additional environmental review. The Addendum concludes that no additional environmental review beyond the two prior EIRs is required for the proposed project. The Addendum and supporting Initial Study are dated August 12, 2014 and are included as Attachment 6 incorporated herein by reference. The 2002 Dublin Transit Center EIR and the 1993 Eastern Dublin EIR, upon which the Addendum relies, are available for review at the Planning Division in City Hall during normal business hours. PLANNING COMMISSION REVIEW: On August 12, 2014, the Planning Commission held a public hearing on the Transit Center Site A -1 project (Attachment 7). At the conclusion of the discussion, the Planning Commission recommended that the City Council adopt- 1 . A CEQA addendum and related Statement of Overriding Considerations for the Transit Center Site A -1 Project; 2. A Resolution approving General Plan and the Eastern Dublin Specific Plan Amendments for the Transit Center Site A -1 Project; 3. An Ordinance rezoning the Transit Center Site A -1 project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan; 4. A Resolution approving a Site Development Review Permit and Vesting Tentative Map 8167 for Transit Center Site A -1 project with an additional condition requiring the Applicant to install additional enhanced materials on the elevations of the 6, 7, and 8 unit buildings (Condition of Approval #160). 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