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HomeMy WebLinkAbout8.2 Sub Area 3 & Jordan Ranch GPA Initiation OF t'� ,- &2 STAFF REPORT CITY CLERK CITY COUNCIL File #420-30 DATE: April 7, 2015 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager J SUBJECT: General Plan Amendment and Eastern Dublin Specific Plan Amendment Study Initiation Request to Create Additional Parkland on Subarea 3 and Reduce the Density on the Jordan Ranch Mixed Use Site Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The City Council will consider a request by Staff to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate changing the land use designation on Subarea 3 to create additional parkland. The proposal for Subarea 3 includes changing 10.75 acres from Rural Residential/Agriculture to Parks/Public Recreation. This proposal is intended to off-set the loss of parkland in Jordan Ranch resulting from the proposed school site acquisition being facilitated by the City. The City Council will also consider a request by Mission Valley Properties to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate changing the land use designation on a 4.6-acre site in Jordan Ranch from Mixed Use to Medium Density Residential. The developer proposes to construct 46 residential units — a net reduction of 69 units and 5,000 s.f. of commercial development. The reduced development proposal on this site will help to offset the impacts of developing the Jordan Ranch school site on the Community Park site. 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 project proponents. RECOMMENDATION: Staff recommends that the City Council either: 1) Adopt a Resolution Approving the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use designation on 10.75 acres within Subarea 3 of Dublin Ranch from Rural Residential/Agriculture to Parks/Public Recreation and 4.6 acres within Jordan Ranch from Mixed Use to Medium Density Residential; or, 2) Adopt a Resolution Denying the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use designation on 10.75 acres within Subarea 3 of Dublin Ranch from Rural Residential/Agriculture to Parks/Public Recreation and 4.6 acres within Jordan Ranch from Mixed Use to Medium Density Residential. Page 1 of 5 ITEM NO. 8.2 Submitted By Reviewed By Community Development Director Assistant City Manager DESCRIPTION: Subarea 3 Subarea 3 is located at the northwest corner of Dublin Boulevard and Fallon Road in the Eastern Dublin Specific Plan area (see Figure 1 below). The project site, owned by Lennar Homes, received City Council approval of a General Plan/Eastern Dublin Specific Plan Amendment on February 18, 2014 (Resolution 19-14) to create the current land use designations. The 64-acre project site is approved to include development of 437 single- and multi-family residential units, a 2.0 acre neighborhood park on the flatter portions of the site, and 10.75 acres designated Rural Residential/Agriculture and mostly comprised of a prominent hill formation in the center of the site. The project proponent is currently grading the site in preparation to construct the project known as Iron Gate. Fig. 1: Subarea 3 Vicinity Map ... . .. . .. . ... . .. . .. .... . .. . .. .... . .. . .. .... . .. . ':Arrksi i?IPOW ; .. . " Central Pkwy. Medium Density Fallon Rd. Residential(b-1 -14 0 dular) Y Lockhart St. Project Site Rural Reside I&Ayii[ulture F4riy!A;rt'!3an<("� (0.01 due..-,r) Csii nit: C. Du6LIR81 _1 Dublin Blvd. A Medium DensiTy o Residential(6-1 -140 dulac) 5i H -1 The City Council recently initiated a General Plan Amendment Study and approved an MOU with the Dublin Unified School District to facilitate the acquisition of an elementary school site in the Jordan Ranch project area. This action will allow a portion of a site currently designated Parks/Public Recreation to be used for school purposes. Staff previously identified that this agreement creates a parkland deficit and Staff would return to the City Council with a proposal to address this deficit. City Staff approached Lennar Homes to discuss options for the City to obtain the Rural Residential/Agriculture site on Subarea 3. Lennar Homes was amenable to the Staff's request and will be working with Staff, if authorized by the City Council, on deal points outlined in a Letter Agreement, dated March 6, 2015, (Attachment 1) signed by the City Manager and Page 2 of 5 acknowledged by Lennar for the acquisition. It should be noted that Lennar Homes is satisfied with their current entitlements. Therefore, Staff proposes to initiate a General Plan/Eastern Dublin Specific Plan Amendment Study to evaluate changing the Rural Residential/Agriculture land use designation to Parks/Public Recreation to address the parkland deficit and allow use of the site for passive public recreation. Jordan Ranch Mixed Use Site The 4.6-acre Jordan Ranch Mixed Use site is located at the northeast corner of Fallon Road and Central Parkway (see Figure 2 below). On June 5, 2012, the City Council approved a General Plan and Eastern Dublin Specific Plan Amendment (Resolution 92-12) to create the Mixed Use Land Use designation. The approval anticipated up to 115 residential units and 5,000 square feet of retail commercial uses. Mission Valley Properties is requesting that the City Council initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use designation on this property to Medium Density Residential (6.1-14 du/acre) (Attachment 2). The Applicant is proposing to construct approximately 46 units on the site. The proposal would result in a net reduction of 69 residential units (115-46=69 units) and eliminate 5,000 s.f. of potential commercial development. The reduced density will help to offset the impacts of developing the Jordan Ranch school site in conjunction with the City facilitated future park/school site acquisition. Fig. 2 Jordan Ranch Vicinity Map Pen ate Fallon Rd. Project Site �Ylellll Re iSS: 14 Central Pkwy grirulture ANALYSIS: It is the City Council's practice to initiate all General Plan Amendment and Specific Plan Amendment Studies prior to Staff beginning work on such projects. Page 3 of 5 If the City Council determines that a General Plan and Eastern Dublin Specific Plan Amendment Study should be initiated for Subarea 3 and the Jordan Ranch Mixed Use Site, Staff will: 1 . Prepare amendments to the General Plan, Eastern Dublin Specific Plan, and other entitlements as necessary; 2. Ensure consistency with the Parks and Recreation Master Plan; 3. Evaluate any associated environmental impacts from the proposed land use changes and prepare the appropriate environmental documents; 4. Perform any additional studies that may be required; and 5. Prepare a project analysis for consideration by the Planning Commission and the City Council. Staff will 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 Amendments. The Parks and Community Services Department will oversee the future design of the open space park within Subarea 3 following their practice, which includes public participation. Development of the proposed Medium Density development on the Jordan Ranch site would require approval of a Site Development Review Permit and other related entitlements to be reviewed by the Planning Commission at a later date. Staff has prepared draft Resolutions for both approval and denial to initiate the proposed General Plan and Eastern Dublin Specific Plan Amendment Study for Subarea 3 and Jordan Ranch. The draft resolutions are included as Attachments 3 and 4. Attachment 5 provides a status update regarding existing General Plan Amendment studies. NOTICING REQUIREMENTS/PUBLIC OUTREACH: Although a public notice is not required to consider a request to initiate a General Plan or Specific Plan Amendment Study, the City mailed notices to all property owners and tenants within 300 feet of the subject properties. A public notice was published in the Valley Times and posted in the designated posting places. 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 . Letter of agreement between the City of Dublin and Lennar 2. Letter of request from Kevin Fryer at Mission Valley Properties 3. Resolution approving the Initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use designation on approximately 10.75 acres within Subarea 3 of Dublin Ranch from Rural Residential Agriculture to Park (APN: Portion of 985-0027-012-00) and, to change the land use designation on the Jordan Ranch 4.6 acre Mixed Use site to medium density residential 4 Resolution denying the Initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use Page 4 of 5 designation on approximately 10.75 acres within Subarea 3 of Dublin Ranch from Rural Residential Agriculture to Park (APN: Portion of 985-0027-012-00) and, to change the land use designation on the Jordan Ranch 4.6 acre Mixed Use site to medium density residential 5. General Plan Amendment Study Status Report Page 5 of 5 NEI March 6 2015 � Gordon Jones,Vice President CITY OF Lennar Homes UBDLIN T 1420 Rocky Ridge Drive,Ste. 320 Roseville, CA 95661 i_LM'qJA1i 100 Civic Plaza Dublin, California 94568 Dear Mr.Jones, Phone: (925) 833-6650 Fax: (925)833-6651 As you know,the City and Lennar have been contemplating a transaction in which the City would re-designate rural residential land in Subarea 3 of Dublin Ranch as a passive community park use and allow Lennar to construct the neighborhood park (2 acres) and community park (approximately 10.75 acres) improvements proposed within the development. In exchange, Lennar would dedicate the passive community parkland and the improvements to the City. The following sets out the City's understanding of the details of the transaction,which I am prepared to recommend to the City Council. Please review them and let me know if Lennar has any concerns. Rural Residential Property 1. Upon Lennar's request,the City will begin processing the re-designation of the approximately 10.75 acres of Rural Residential Agriculture in Subarea 3 to Community Park as a City-initiated General Plan Amendment. The costs of processing the General Plan Amendment, including any necessary environmental review,will be paid for by Lennar. The City anticipates presenting the proposed amendment to the City Council in spring 2015. 2. In conjunction with the re-designation,the City will process an amendment to the Public Facility Fee and an amendment to the Parks and Recreation Master Plan. The purpose of City Council these amendments is to include passive parkland in the Master Plan and its corresponding (925)833-6650 value in the fee update (for the purpose of determining the credits). This should be City Manager (925)833-6650 accomplished, pending City Council approval, in spring 2015 Community Development 3. In conjunction with, and contingent on,the effectiveness of the re-designation,the City (925)833-6610 Economic Development and Lennar will enter into an otherwise standard park improvement agreement that (925)833-6650 includes the following terms: Finance 33-664 Services a. Lennar will dedicate the approximately 10.75 acre parcel to the City. The City will (925)833-6640 pp Y p Y• Y Fire Prevention agree to accept the dedication upon the completion of the specified improvements. H(925)833-6606 b. Lennar will fund the City's development of ready-to-construct improvement plans,to (925)833-6605 be prepared in a manner consistent with the City's process for programming parks. Parks&Community i. The following is generalized scope of the improvements to be included in the Services (925)556-4500 improvement agreement. Police (1) Improvements included and depicted in the SDR approval. No PFF (925)833-6670 Public Works/Engineering credits to be provided for these improvements. (925)833-6630 (2) Additional trail along southern portion of the parcel to provide access to more of the park site and connection to Dublin Boulevard/Fallon Road (3) Additional trail connections for improving path of travel from the Dublin accessible trail. kgftd (4) Passive sports facilities as appropriate for site (Frisbee golf) (5) "Par Course" Fitness Equipment for"hill and incline"training (6) Tables, benches and shade structures. (7) Trees to enhance trail aesthetics and shade. 2011 8 Vista points with benches tables and trees for view O p opportunities. www.dublin.ca.gov c. Lennar will complete the specified improvements within nine-months of the City's delivery of the ready-to- construct plans. Lennar to post security for completion of the improvements based on estimated cost of completing improvements in the final plans. d. City will issue Lennar Public Facilities Fee credits for passive community park land and passive community park improvements in accordance with the to-be-revised Public Facilities Fee. i. The park land credit will be expressed in acreage based on the actual size of parcel dedicated (presently assumed to be 10.75 acres) less a to-be-determined amount to reflect the loss of community parkland on the Jordan Ranch property(anticipated to be approximately four acres). ii. Value of the improvement credit to be the lesser of(a)the estimated cost of the improvements or(b) the pro-rated value of the improvement using the standard cost measurements in the Public Facilities Fee. No credits will be given for the improvements included in the SDR for the development. The value of the anticipated improvements(described above) will be agreed upon by both parties prior to executing the improvement agreement. iii. In accordance with PFF requirements, credits to be provided upon dedication and receipt of security for improvements. City willing to hold a dedication deed,without accepting, as security for land provided that it has access and improvements are secured. In order to secure credits, Lennar may post initial security based on initial estimate of costs to be replaced, if necessary,with security based on final estimated cost. Neighborhood Park 1. The current approvals for the Subarea 3 project anticipate that the developer will dedicate a 2-acre neighborhood square within the project and that the site would be improved by the City. 2. The parties now intend to enter into a standard improvement agreement that requires Lennar to both dedicate and improve the neighborhood square. In conjunction with, and contingent on (as described below),the effectiveness of the Rural Residential Agricultural re-designation,the City and Lennar will enter into an otherwise standard park improvement agreement that includes the following terms: a. Lennar will dedicate the approximately 2 acre neighborhood square parcel to the City. The exact boundaries of the parcel has not yet been determined and is subject to the City's approval. The neighborhood square must contain at least 2 acres of usable land. The City will agree to accept the dedication upon the completion of the specified improvements. b. Lennar will fund the City's development of ready-to-construct improvement plans. The improvements will include the following amenities: i. Central Green/Focal point/gathering and social space (i.e. plaza and turf area,formal gardens,etc.) ii. Two age-specific playground areas with shaded spectator seating(picnic tables and seat-walls) iii. Sports facilities amenities as appropriate for site (basketball court,tennis court, etc.) iv. Picnic tables, benches and shade for group and individual use. v. Restroom building with chase for janitorial supplies and small equipment vi. Lighting for security purposes(not night use activities) c. The City currently anticipates the total project costs(including hard and soft costs)for the two-acre neighborhood square (with the level of improvements described below)to be$947,314. It is acknowledged that the costs may increase as a result of the passage of time. The parties will evaluate the estimated costs three times as follows; (1) at the time of execution of the Park Improvement Agreement; (2) prior to development of construction documents;and (3) prior to bid. d. Lennar will complete the specified improvements within 12-months of the City's delivery of the ready-to- construct plans. Lennar to post initial security for completion of the improvements. Current value of the improvements is estimated to be$710,485. e. City will issue Lennar Public Facilities Fee credits for the neighborhood parkland dedication and neighborhood square improvements in accordance with the Public Facilities Fee. i. Value of the land credit will be based on the actual size of parcel dedicated (presently assumed to be 2 acres) and the land value for neighborhood parkland specified in the Public Facilities Fee. ii. Value of the improvement credit to be the lesser of(a)the estimated cost of the improvements or(b) the pro-rated value of the improvement using the standard cost measurements in the Public Facilities Fee. The value of the anticipated improvements (described below) is currently estimated to be $947,314. iii. In accordance with PFF requirements, credits to be provided upon dedication and receipt of security for improvements. City willing to hold a dedication deed,without accepting, as security for land provided that it has access and improvements are secured. In order to secure credits, Lennar may post initial security based on initial estimate of costs. f. While the parties acknowledge that the improvement agreement for the neighborhood square is intended to be contingent upon the re-designation of the Rural Residential portion of the property,should City Council elect not to proceed with such re-designation the parties may still enter into a park improvement agreement for the neighborhood square. Yours truly, AZ Chris(oss ,, � ..44, City Marnager , n..... MISSION VALLEY P R O P E R T I E S March 24, 2015 Luke Sims Community Development Director City of Dublin Re: Proposed General Plan and Specific Plan Amendments to approved Jordan Ranch project Mr. Sims, I am writing to request the City Council consider the Initiation of General Plan Amendment to revise the current designation of the approximately 4.5 acre Mixed-Use parcel on the Jordan Ranch project adjacent to Fallon Road north of Central Parkway. As you know, the Jordan Ranch project was originally entitled in 2010 and those entitlements were modified in 2012.This portion of the site was general planned and Stage 1 zoned to Mixed-Use by the Council in 2012. That current zoning allows for the development of up to 115 residential units at a density of 25 units to the acre and 5,000 square feet of non-residential use at.35 FAR. We are requesting Council consider changing this designation to Medium Density Residential at this time. Thankyou Kevin Fryer Project Manager MVP Development California, LLC 925-899-5065 RESOLUTION NO. xx-15 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 CHANGE THE LAND USE DESIGNATION ON 10.75 ACRES WITHIN SUBAREA 3 OF DUBLIN RANCH FROM RURAL RESIDENTIAL/AGRICULTURE TO PARKS/PUBLIC RECREATION AND 4.6 ACRES WITHIN JORDAN RANCH FROM MIXED USE TO MEDIUM DENISTY RESIDENTIAL (APN 985-0027-012-00 AND APN 985-098-006-00) WHEREAS, City Staff submitted a request to study changing the General Plan and Eastern Dublin Specific Plan land use designation on approximately 10.75 acres in Subarea 3 of Dublin Ranch from Rural Residential/Agriculture to Parks/Public Recreation; and WHEREAS, Mission Valley Properties has submitted a request to study changing the General Plan and Eastern Dublin Specific Plan land use designation on approximately 4.6 acres of Jordan Ranch from Mixed Use to Medium Density Residential; and WHEREAS, the 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; and WHEREAS, a Staff Report was submitted outlining the issues surrounding the request; and WHEREAS, the City Council did hear and consider all such reports, recommendations, and testimony hereinabove set forth, and supports the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study; and 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 change the land use designation on approximately 10.75 acres in Subarea 3 of Dublin Ranch from Rural Residential/Agriculture to Parks/Public Recreation; and approximately 4.6 acres of Jordan Ranch from Mixed Use to Medium Density Residential. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 7th day of April 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk RESOLUTION NO. xx-15 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 CHANGE THE LAND USE DESIGNATION ON 10.75 ACRES WITHIN SUBAREA 3 OF DUBLIN RANCH FROM RURAL RESIDENTIAL/AGRICULTURE TO PARKS/PUBLIC RECREATION AND 4.6 ACRES WITHIN JORDAN RANCH FROM MIXED USE TO MEDIUM DENSITY RESIDENTIAL (APN 985-0027-012-00 AND APN 985-098-006-00) WHEREAS, City Staff submitted a request to study changing the General Plan and Eastern Dublin Specific Plan land use designation on approximately 10.75 acres in Subarea 3 of Dublin Ranch from Rural Residential/Agriculture to Parks/Public Recreation; and WHEREAS, Mission Valley Properties has submitted a request to study changing the General Plan and Eastern Dublin Specific Plan land use designation on approximately 4.6 acres of Jordan Ranch from Mixed Use to Medium Density Residential; and WHEREAS, the 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; and WHEREAS, a Staff Report was submitted outlining the issues surrounding the request; and WHEREAS, the City Council did hear and consider all such reports, recommendations, and testimony hereinabove set forth, and supports the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study; and NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does hereby deny the initiation of a General Plan and Specific Plan Amendment Study to change the land use designation on approximately 10.75 acres in Subarea 3 of Dublin Ranch from Rural Residential/Agriculture to Parks/Public Recreation; and approximately 4.6 acres of Jordan Ranch from Mixed Use to Medium Density Residential. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 7th day of April 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk Active General Plan Amendment Study-Status Report Updated through March 18,2015 Council Interim DUSD Est,Council Project Dame Pr J ject'De cri tion Status Pinr Initiation Interim Study Items Study CC Consult t Hearin [date [date [date [date � 1 Dublin Crossings Park and GPA/SPA to incorporate 1.5 acre creek City Council initiated GPA/SPA Study. KB 3/17/15 n/a n/a Ongoing 5/5/15 School Sites into parkland, increase land designated MDR by 1.5 acres, redesignate 13 acre MU site to GC/DC MHDR,and allow current school site to be combined use as school&park. 2 Green @ Park Place GPA/SPA, PD Rezone,Site 9/17/13:CC Study Session to review Fiscal Analysis. KB 2/5/13 1. Fiscal analysis; 1.9/17/13 9/25/13& 4/21/15 Development Review, Map,SEIR and 7/15/14:CC Study Session to review project design. 2. DUSD impacts. 2.7/15/14 12/2/13 Development Agreement for 8/26/14: PC recommended project approval. development of approximately 40,000 9/16/14:Applicant pulled item from CC agenda. s.f.of retail and 372 attached residential 11/4/15:CC took public testimony and continued units. item to 2/3/15. 2/3/15: CC granted applicant request to continue item to 4/21/15. 3 Jordan Ranch School Site* GPA/SPA to change Parks/Public City Council initiated GPA/SPA Study. MP 2/17/15 n/a n/a Ongoing Summer 2015 Recreation land use designation to allow use of site for both school and park purposes. 4 Kaiser Dublin GPA/SPA, PD Rezone,Site Contract with CEQA consultant initiated. Project KB 10/7/14 Staff to identify key issues and TBD n/a Winter Development Review, Map, EIR and description complete.CEQA scoping meeting held bring them forward as 2015/2016 Development Agreement for a medical on 1/22/15.CEQA Initial Study and related technical identified during study process. campus with up to 950,000 of medical analysis are underway. related uses and up to 250,000 of commercial uses. 5 Promenade GPA,SPA, PD Rezone to convert mixed Preliminary conversations with the applicant. City MP 10/15/13 1. Land use&density; TBD TBD TBD use site to residential. Council directed that Commercial Development Task 2. Circulation&connectivity; Force shall be the community outreach component 3.Timing of com.dev; of Council direction.Applicant working to further 4. Project interface w/ define the project. surroundings; 5. Review retail supply/ demand study; 6. Fiscal impacts; 7. DUSD impacts; 8. Retail stdy&prioritize sites; 9. Community outreach. 6 Schaefer Ranch Unit 3 GPA, PD Rezone,and Vesting DUSD did not raise concerns about the project. MP 2/7/12 1. DUSD impacts. n/a 9/25/13& Winter 2015 Tentative Map to change land use from Applicant working to address existing access 12/2/13 Open Space and Estate Residential to easements that run through project site to benefit of Single Family Residential. adjacent property owners. Preparing CEQA Addendum and final project details Public Hearings. *City initiated amendment.