HomeMy WebLinkAboutItem 8.2 Holanda Lane GP19- - 182
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DATE:
TO:
FROM:
SUBJECT
STAFF REPORT
CITY COUNCIL
December 18, 2012
Honorable Mayor and City Councilmembers
Joni Pattillo, City Manager 4x. T a
Holanda Lane General Plan Amendment Study initiation request
Prepared by Kristi Bascom, Principal Planner
EXECUTIVE SUMMARY:
CITY CLERK
File #420 -30
The City Council will consider whether to initiate a General Plan Amendment Study to change
the land use designation for a single residential parcel at 8010 Holanda Lane from Single Family
Residential (0.9 to 6.0 units per acre) to Medium Density Residential (6.1 to 14.0 units per acre).
FINANCIAL IMPACT:
No financial impact to the City. All costs associated with preparing the General Plan
Amendment Study, if authorized by the City Council, would be borne by the Applicant.
RECOMMENDATION:
Staff recommends that the City Council: 1) Receive Staff presentation; 2) Take testimony from
the Applicant and the public; 3) Deliberate; and 4) Either Adopt a Resolution approving the
initiation of a General Plan Amendment Study to change the land use designation for a single
residential parcel at 8010 Holanda Lane from Single Family Residential (0.9 to 6.0 units per
acre) to Medium Density Residential (6.1 to 14.0 units per acre); OR 4) Adopt a Resolution
denying the initiation of a General Plan Amendment Study to change the land use designation
for a single residential parcel at 8010 Holanda Lane from Single Family Residential (0.9 to 6.0
units per acre) to Medium Density Residential (6.1 to 14.0 units per acre).
Submitted By
Director of Community Development
Reviewed By
Assistant City Manager
Page 1 of 5 ITEM NO. 8.2
DESCRIPTION:
Applicant, Glenn Arace, is requesting City Council consideration to initiate a General Plan
Amendment study on a single residential parcel at 8010 Holanda Lane. The subject parcel is in
a neighborhood of single - family homes and is across the street from Dublin Elementary.
The project site is shown in the Vicinity Map below:
The property currently has a General Plan land use designation of Single Family Residential
(0.9 to 6.0 units per acre). The subject parcel is approximately 6,932 square feet in size. There
was previously a single - family home on the property that was converted to a Day Care Facility.
The building burned to the ground several years ago. The building was not rebuilt, and the site
has been vacant (with the former building foundation still in place) for some time. The property
has been the subject of several code enforcement complaints over the past five years including
overgrown vegetation, illegal signs, and neglected property maintenance.
The current General Plan land use designation for the subject property and the surrounding
properties are shown in the figure on the following page.
Page 2 of 5
2
lublic Recre
General Plan Land Use
a.", 1W
mac.
The Single Family
Residential land use
designation applies to
the subject property as
well as a vast majority of
the single - family
residential
neighborhoods in the
Primary Planning area
(west of Dougherty
Road). The immediate
neighborhood around
the subject parcel
consists primarily of lots
in the range of 6,500 to
7,500 square feet with
single -story homes
being the norm.
Glenn Arace is
requesting that the City
Council initiate a
General Plan
Amendment Study to
examine changing the land use designation for a single 6,932 square foot parcel from Single
Family Residential to Medium Density Residential to allow the subdivision of the parcel into two
lots and the construction of a two -story home on each parcel (Attachment 1). A General Plan
Amendment would be needed to accommodate the Applicant's proposal to subdivide the lot into
two because the new lots would create a higher land use density than is permitted by the
existing General Plan land use designation. Additionally, the new lots would not meet the
minimum standards of the R -1 (Single Family Residential) Zoning District in which the subject
site is currently located, necessitating a rezoning as well.
ANALYSIS:
It is the City Council's policy to initiate all General Plan and Specific Plan Amendment studies
prior to Staff accepting an application and beginning work on such projects. The Applicant's
letter of request to initiate the General Plan Amendment Study is included as Attachment 1.
Staff has concerns with studying the conversion of a single parcel within a neighborhood to a
higher density land use category. Staff's concerns include:
1. A General Plan Amendment for an individual lot in a single - family residential
neighborhood that is surrounded by hundreds of parcels with similar characteristics is
generally not good planning practice. There does not appear to be a discernible reason
why the subject lot should be viewed differently than other lots in the neighborhood, other
than the fact that the site is currently vacant.
Page 3 of 5
2. Allowing the change to Medium Density Residential on a single parcel creates an
inconsistent land use pattern. The land use density of the neighborhood is currently 6
residential units per acre with an average lot size of 6,500 to 7,500 square feet. The
Applicant's proposal is to create two new lots of approximately 3,300 square feet and
3,700 square feet with narrow lot frontages and the base minimum building setbacks.
The land use density of the Applicant's proposal is approximately 12.3 residential units
per acre, which is more than double the density and development intensity of the rest of
the neighborhood. These standards are incompatible with all of the other parcels in the
immediate vicinity and out of character with the fabric of the neighborhood.
3. Allowing the change to Medium Density Residential on a single parcel provides benefits
to one property owner that are not available to other property owners that have parcels
with similar characteristics.
4. Allowing the change for this single parcel could have wider reaching implications in the
future. If it is suitable for a single lot in this area to be considered for a Medium Density
Residential land use designation, it is appropriate for the General Plan Amendment study
to consider increasing the allowable density across the entire neighborhood instead of a
single parcel that provides a benefit to a single property owner.
Due to the concerns regarding the project's potential impacts noted above, Staff is not
supportive of the requested General Plan Amendment Study. However, Staff has prepared draft
Resolutions both approving and denying the initiation of a General Plan Amendment Study for
the City Council's consideration (Attachments 2 and 3).
If the City Council determines that a General Plan Amendment Study should be initiated, Staff
proposes to begin an analysis of the concerns noted above and to return to the City Council with
a comparison of the existing land use and development standards in the neighborhood and the
standards proposed by the Applicant. If the City Council thinks it is appropriate, Staff could also
hold a community meeting to gauge the level of community support to increase the development
intensity on the site. Once Staff reports back, the City Council can direct Staff to further process
the General Plan Amendment Study or conclude the study at that time. If the City Council
decides to proceed with the General Plan Amendment Study, Staff would then:
1. Determine the associated impacts from the land use change;
2. Conduct the appropriate level of environmental review and documentation;
3. Perform any additional studies that may be required; and
4. Prepare an analysis of the project for consideration by the Planning Commission and the
City Council.
Work on the General Plan Amendment Study would be completed concurrently with processing
other entitlements that are requested by the Applicant including Rezoning, Parcel Map, and Site
Development Review. Once the General Plan Amendment Study is complete, Staff would then
bring the application to the Planning Commission for their recommendation to City Council. The
project would then move forward to the City Council for their consideration.
NOTICING REQUIREMENTS /PUBLIC OUTREACH:
Public noticing is not required to review a request to initiate a General Plan Amendment Study.
Although not required, the City mailed notices to all property owners and tenants within 300 feet
of the subject property. A notice was also published in the Valley Times and posted in the
designated posting places. A copy of this Staff Report was provided to the Applicant.
Page 4 of 5
ENVIRONMENTAL REVIEW:
Staff recommends that the initiation of the General Plan Amendment Study be found exempt
from the California Environmental Quality Act (CEQA) under Section 15306, Class 6 of the State
CEQA Guidelines (Information Collection).
ATTACHMENTS: 1. Applicant's Request Letter dated November 8, 2012 with Site Plan.
2. Resolution approving the initiation of a General Plan Amendment
Study to change the land use designation for a single residential
parcel at 8010 Holanda Lane from Single Family Residential (0.9 to
6.0 units per acre) to Medium Density Residential (6.1 to 14.0 units
per acre).
3. Resolution denying the initiation of a General Plan Amendment
Study to change the land use designation for a single residential
parcel at 8010 Holanda Lane from Single Family Residential (0.9 to
6.0 units per acre) to Medium Density Residential (6.1 to 14.0 units
per acre).
Page 5 of 5
Glenn J. Arace
RESOLUTION NO. xx -12
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY TO
CHANGE THE LAND USE DESIGNATION FOR A SINGLE RESIDENTIAL PARCEL AT
8010 HOLANDA LANE FROM SINGLE FAMILY RESIDENTIAL (0.9 TO 6.0 UNITS PER
ACRE) TO MEDIUM DENSITY RESIDENTIAL (6.1 TO 14.0 UNITS PER ACRE).
WHEREAS, Glenn Arace is requesting that the City Council initiate a General Plan
Amendment Study to examine changing the land use designation for a single residential
parcel at 8010 Holanda Lane from Single Family Residential (0.9 to 6.0 units per acre) to
Medium Density Residential (6.1 to 14.0 units per acre); 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
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 Amendment Study to change the land use
designation for a single residential parcel at 8010 Holanda Lane from Single Family
Residential (0.9 to 6.0 units per acre) to Medium Density Residential (6.1 to 14.0 units per
acre).
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
18th day of December 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
RESOLUTION NO. xx -12
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
DENYING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY TO CHANGE
THE LAND USE DESIGNATION FOR A SINGLE RESIDENTIAL PARCEL AT 8010
HOLANDA LANE FROM SINGLE FAMILY RESIDENTIAL (0.9 TO 6.0 UNITS PER ACRE)
TO MEDIUM DENSITY RESIDENTIAL (6.1 TO 14.0 UNITS PER ACRE).
WHEREAS, Glenn Arace is requesting that the City Council initiate a General Plan
Amendment Study to examine changing the land use designation for a single residential
parcel at 8010 Holanda Lane from Single Family Residential (0.9 to 6.0 units per acre) to
Medium Density Residential (6.1 to 14.0 units per acre); 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
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 Amendment Study to change the land use
designation for a single residential parcel at 8010 Holanda Lane from Single Family
Residential (0.9 to 6.0 units per acre) to Medium Density Residential (6.1 to 14.0 units per
acre).
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
18th day of December 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor