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Home My WebLink About8.1 West Dublin GP Amendment AGENDA STATEMENT CITY COUNCIL MEETING DATE: December 12, 1988 SUBJECT: PA 88-144 West Dublin General Plan Amendment Study and Specific Plan Study Requests EXHIBITS ATTACHED: Attachment 1: Letter from Michael S. McKissick, Eden Development Group dated November 28, 1988, requesting General Plan Amendment/Specific Plan Studies Attachment 2: Location Map - Eden Development Group Attachment 3: Letter from Robert Yohai, Schaefer Heights, Incorporated dated received November 29, 1988, requesting General Plan Amendment/Specific Plan Studies Attachment 4: Location Map - Schaefer Heights, Incorporated Attachment 5: Dublin General Plan - Extended Planning Area Map RECOMMENDATION: 1) Determine whether or not to authorize a General Plan Amendment Study and Specific Plan Study, including a determination of study area boundaries. 2) If studies are authorized, direct Staff to hire Contract Planner, initiate discussions with other agencies having jurisdiction, determine appropriate consultant team, bring consultant team contract to City Council for authorization, and bring any other associated agreements or documents to City Council for action. FINANCIAL STATEMENT: Undetermined. Applicant to pay for studies, Contract Planner costs, and Consultant costs related to the request. DESCRIPTION: Mr. Michael S. McKissick, representing Eden Development Group, and Mr. Robert Yohai, representing Schaefer Heights, Incorporated, have separately requested the City Council to authorize a General Plan Amendment Study and Specific Plan Study for the Western Extended Planning Area. The Eden Development Group request involves approximately 3600 acres under 11 separate ownerships. • The area is generally bounded by I-580 on the south, Eden Canyon Road on the west, the Alameda County/Contra Costa County boundary on the north, and the Dublin City boundary and Schaefer Ranch Road on the east (see Attachment 2) . ------------------------------------------------------------------------------ COPIES TO: Applicant Owner ITEM NO. PA 88-144 -1- The Applicant intends to extend the Dublin General Plan Primary Planning Area to include the property and have a Specific Plan prepared in order to develop an exclusive Country Club Community with high end homes, substantial amenities, such as an 18-hole championship golf course, and-some support retail/commercial areas (See Attachment 1) .The request contains property owner authorization from the following 10 property owners: Davilla/Fields; Manuel Machado; Butch Schaefer; Robert Nielsen; Jeffrey Wiederman; John Machado; Scott Machado; Dennis Gibbs; Domino Cattle Co. ; and LeMoyne/Eastwood/Bartling. Authorization from Marie Cronin has not been submitted. The Schaefer Heights, Incorporated request involves approximately 335 acres owned by Barbara Schaefer. The area is generally bounded by I-580 on the south, Schaefer Ranch Road on the west, and Donlan Canyon on the north and east. The site includes Donlon Point (see Attachment 4) . The Applicant intends to extend the Dublin General Plan Primary Planning Area to include the property and have a Specific Plan prepared in order to develop an upscale single family Planned Development Community with support facilities (see Attachment 3) . State law limits General Plan Amendments to a maximum of four (4) per calendar year. The City Council has previously authorized the following four (4) General Plan Amendment Studies: 1. Hansen Hill Ranch 2. Blaylock, GLeason, Fletcher (Donlan Canyon) 3. Dublin Boulevard Extension - Southern Pacific Railroad Right-of-Way to Tassajara Road . 4. East Dublin It would be appropriate to combine the Eden Development Group request with the Schaefer Heights, Inc. request to form a single "West Dublin" General Plan Amendment Study and Specific Plan Study. Such a West Dublin Study would be the fifth General Plan Amendment Study. Staff anticipates that the first three listed amendments will take place in 1989, and the fourth occurring after 1989. State law does not limit the number of Specific Plans that can be prepared. It does, however, call out the contents of a Specific Plan. A Specific Plan must include: 1. Land Use Designations 2. Infrastructure and Facilities 3. Development and Environmental Management 4. Implementation and Financing Measures Since a Specific Plan typically requires more planning, architectural and engineering detail and expertise than a General Plan Amendment, it is usually more costly to prepare. The initial step in processing the requests is for the City Council to determine whether or not to authorize a General Plan Amendment Study. If the City Council decides to not authorize an amendment study, the existing policies remain in effect. In essence, residential development on the site would be subject to future study when the City Council finds it appropriate. If the City Council decides to authorize a General Plan Amendment Study, the City Council should also determine whether or not to authorize a Specific Plan Study. The City Council should also determine the boundaries of the study areas. Staff will have a large scale map available at the City Council meeting to help determine study area boundaries. To help process the studies, Staff would need to hire a Contract Planner, or perhaps contract with a Planning Firm, as well as assemble a Consultant Team with expertise in such areas as hillside development, transportation planning, environmental review, geology, fiscal analysis, and infrastructure planning. The Staff should also be authorized to initiate discussions with other agencies having jurisdiction in the project area. -2- Y Staff recommends that the City Council take the following actions: 1. Determine whether or not to authorize a General Plan Amendment Study and Specific Plan Study, including a determination of:study ,area, _ boundaries. If the study is not authorized, no other action would be needed. °~ 2. Based upon the current Planning Department workload, sufficient Staff resources to process this General Plan Amendment and Specific Plan Study are not available. In order to be able to coordinate these requests, the Applicants have agreed to incur the costs of the City hiring another Planner. It is the City Manager's recommendation that the Council not hire another full time permanent Planner until the Management Audit of Development Services is undertaken and completed. The City Manager does recommend that the Council authorize Staff to secure the services of a Contract Planner to handle the processing of this study, if the City Council authorizes the study. In addition, it is recommended that Council authorize Staff to initiate discussions with other agencies having jurisdiction, determine the appropriate Consultant Team, bring a Consultant Team Contract to the City Council for authorization and bring any other associated documents, agreements, or resolutions to the City Council for action. r EDEN DEVELOPMENT GROUP 1400 Fashion Island Blvd., #1000 • San Mateo, CA 94404 415-571-8100 • FAX 415-349-7338 I November 28, 1988 i ' City Council City of Dublin P.O. Box 2340 Dublin, CA 94568 Dear City Council Members: Eden Development Group is ,.,the optionee of approximately 3 , 600 acres of land referred to as the "Western Extended Planning Area" in the City of Dublin's General Plan. We are requesting that the City Council authorize preparation of (i) a General Plan Amendment Study, (ii) a Specific Plan Study, and (iii) associated Environmental, Fiscal, Traffic, Geologic, and other related studies. It will also be necessary to initiate discussions with all other agencies having jurisdiction over the infrastructure improvements required for the project's development. It is our understanding that, in addition to financing all of the required studies, it will be necessary for us to fund the costs of a City- hired Contract Planner to help process the request. It is our intention to develop the property as an exclusive Country Club Community including an 18-hole championship golf course, full service club facility, tennis courts, swimming pools, and equestrian center. We also envision some retail/commercial areas to support the community. Given the amenity levels proposed, the homes will be "high-end" . Our design philosophy will be predicated upon producing the "most exclusive" project in the East Bay. In consideration of comprehensive planning, we are prepared to have our property processed with others in the area. However, if future events not related to our request create unreasonable delays, then we feel the project is substantial enough to be considered for separate processing. We appreciate your consideration and look forward to working with the City of Dublin to produce an exceptional project. Very truly yours, . B 1 M chael S . rlcFissick - Partner NON ^ � 1 10 MSM:krm Au"n M 1i �A�-I�{4 Ltd P.� �t,�hl,�►t �P�15� }} �Ott ( 1 7�1 jfO _-' '• _ 1 118 1 (/' GYjB ,` SBO tics CANYON 'Pa � Icy ICINITY MAP of the floe n ., C 11 9 1, WESTERN AUQUOT a EXTENDED nUa- pi MAN va _ , o.....__. . ,... . .... ` PLAN . y , SCHAEFER HEIGHTS, INCORPORATED 155 Filbert Street, Suite 200 Oakland, California 94607 November 22 , 1988 �,(L' CEJV. ED Honorable Linda J. Jeffery, Mayor NOV 291938 City of Dublin P.O. Box 2340 Dublin, California 94568UBUJ!� PLANNING Re: Schaefer Heights Western Extended Planning Area (Barbara Schaefer Property) Dear Mayor Jeffery, . We are contacting you concerning our property that covers plus or minus 335 acres located north of and adjacent to Interstate 580 approximately 900 feet west of the current end of Dublin Boulevard in the unincorporated part of Alameda County. It is immediately adjacent to the west of the Blaylock Gleason, Fletcher property-- which property has recently requested a General Plan Amendment Study with annexation and approval of development plans. Our request is that the Dublin City Council authorize and direct staff to prepare (1) a General Plan Amendment Study, (2) a Specific Plan Study with associated environmental, fiscal, traffic, geologic and other related studies and that (3) the City initiate discussions with other agencies having jurisdiction for this property. (Which includes Assessor's Parcel Numbers 941-18-5; 941- 18-6 ; 85A-1000-1-16; 85A-1000-1-14 ; 85A-1000-1-17; 941-18-2-2; and 941-18-2-3) . Further, we would expect to request rezoning, a vesting tentative map, and concurrent annexation to the City of Dublin subject to an acceptable pre-annexation agreement. Currently, the primary access to our property is through the City of Pleasanton and Alameda County, traveling west on Dublin Canyon .Road to the Schaefer Ranch Road underpass, at which time one turns north under Interstate 580, approximately 2.85 miles west of the intersection with Foothill Boulevard. We understand Dublin will prefer western properties to access via internal Dublin roads -- perhaps through Donlan Canyon -- rather than through the City of Pleasanton. Our property is currently zoned A, Agricultural District and is under contract as part of the Williamson act Lands under Land Conservation Contract 10677 , Agricultural Preserve 1973-2 . Notice of Nonrenewal was given to Alameda County in 1986 and the nonrenewal was effective January 1, 1987. Our project is closely related to the assemblage currently under way for most of the properties in the Western Extended Planninq MM [to A T�1 An C H'Mlm E'Ran T 3 Honorable Linda J. Jeffery October 13 , 1938 Page 2 Area--which we hear may include 3, 000 or 4, 000 acres. Their application and ours should be processed on a parallel track since we believe, as we understand does yours,.aff, that from a land planning and approval process point of view that concerted effort makes very good sense given the importance of this area's sensitive planning. Toward that end we would encourage the City to hire a contract planner to help process these projects. A comprehensive planning approach of this kind will identify a large number of issues and we expect many, although not all, to impact our property. We wish to proceed concurrently as far as possible and unless some issue arises which involves the other parcels but which does not involve our own and which creates any real delay--in which case we would wish to be able to continue processing our application. We have engaged professionals who are assisting us in the legal and technical resolution of the various issues here. The General Plan Amendment Study requested should be directed at including this property in the Primary Planning Area and to allow for consideration of an upscale master planned residential community of single family homes with support facilities. Enclosed, please find our signed application form and required $100 deposit. We are available to you or your staff to answer any questions you may have. We look forward to your. positive response and would be happy to answer any questions you have. We are working with Jim Parsons of the engineering and planning firm Parsons Rourke & Walker of Pleasant Hill (686-6300) if you have any questions about this. Sincerely, SCHAEFER HEIGHTS, INC. Robert Yohai 7 ident Ac nowledge Barbara Schaefer, Legal Owner 15-18082 880051tr. 009/enc. i . 1 . a AVI \� Y `7 \� ♦ \ 2A 'RE C � IY. ED UM A-f I ACHM Pf}SS- l4�( West t)ubllaj 6PAII LOCATION MAP Dublin General Plan �O 9 B< GUIDING POLICY Consider residential development 'Pin J+,o9 •,��:. proposals(including supportlecihties) on moderate slopes,with multi•lamily densities typically considered on flatter -S :':.\ land and nest to business perk areas. ?.Tassalare Creek`1 IMPLEMENTATION POLICY :;.Regional Park;-11 t The location.extent and density :: ^.: ;;; of residential development will be ;•Ptirlcs•Heserve:•, determined when municipal services •Forces Training:ti•i(:.ti:; ':N=t=, < can be provided and through General GUIDING POLICY N .Area :t- .1: �:� Plan refinement studies. :Y'.•: .•.:�::•.':•: :�i cn Considor residential development yZ a '•r: •.;.;.;.;�.;.;.};.; o:........... ...Santa Rita. proposals(includingsuppon facilities) '�, y w oC.• 'Rohobililalion Canter on moderate slopes,with multi-lams •• densities typically considered on flatter YO 0�2'. :'�•'•'•••••••'•'' '•'••, land. { Z �y w''•''''•'' IMPLEMENTATION POLICY The location,extent and density �`� P p• •;� of residential development will be �, p.MP p ;;;;;•, determined when municipal services •�,-ri.;ti;ti•- can be provided and through General FREEWAY 580 Plan refinement studies. �•--L— N 8 V0 — ( D JeL� O I 74 STONERIDGE DR' C �T 9a G , ,e Extended Planning Area Residential/Open Space(see note) Ism t ® Business Park/Industrial:tow Coverage S ® Business Park/Industrial S Public(_ands �. Blayney-Dyell,Urban and Regional Planners v FIGURE 2 ' t