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Home My WebLink About8.1 Semi-Public Sites and New Dublin High School General Plan Amendment Study Initiation Request (PLPA-2020-00054)STAFF REPORT CITY COUNCIL Page 1 of 4 Agenda Item 8.1 DATE:February 2, 2021 TO:Honorable Mayor and City Councilmembers FROM:Linda Smith, City Manager SUBJECT:Semi-Public Sites and New Dublin High School General Plan Amendment Study Initiation Request (PLPA-2020-00054) Prepared by: Michael P. Cass, Principal Planner EXECUTIVE SUMMARY: The City Council will consider initiating a General Plan Amendment Study for three sites, including 2.5 acres on the GH PacVest property and 2.0 acres on the East Ranch property in Eastern Dublin, as well as the future Emerald High School site, totaling approximately 23.46 acres, located at 3501 Dublin Boulevard. The Study would evaluate a proposal to change the existing General Plan land use designation for the former two sites from Semi-Public to Public/Semi-Public to allow a broader range of uses, including the potential for affordable housing developed by a non-profit entity. The General Plan would also be updated to change the future high school site from Neighborhood Commercial to Public/Semi-Public consistent with the planned use of the property as a high school site. STAFF RECOMMENDATION: Adopt the Resolution Approving the Initiation of a General Plan Amendment Study to Evaluate Changing the Land Use Designation from Semi-Public to Public/Semi-Public for 2.5 acres of the GH PacVest property and 2.0 acres of the East Ranch property, and the Emerald High School Site from Neighborhood Commercial to Public/Semi-Public. FINANCIAL IMPACT: The cost to prepare the General Plan Amendment Study for the Semi-Public sites includes minimal staff time and the cost to prepare the environmental review. There will be minimal Staff time associated with documenting the change in land use for the high school site. DESCRIPTION: Background: Semi-Public Sites On October 6, 2020, the City Council received a report and status update on the Housing Element Update and Regional Housing Needs Allocation (RHNA). The Housing Element must include an 133 Page 2 of 4 inventory of specific sites or parcels that may be available to accommodate the RHNA. At the meeting, Staff presented an initial review of sites that may be able to accommodate the potential RHNA. The City Council provided unanimous direction for Staff to prioritize the conversion of the existing vacant Semi-Public sites to a designation that can accommodate affordable housing. There are currently two vacant sites with an existing General Plan land use designation of Semi- Public, including 2.5 acres on the GH PacVest property (formerly known as the “Chen” property) and 2.0 acres on the East Ranch property (formerly known as the “Croak” property) in Eastern Dublin, as shown in Figure 1 below (as noted with a large asterisk). The two sites are located in the Planned Development (PD) zoning district and have an approved Stage 1 Development Plan. The specific location of the Semi-Public sites on each property would be determined at the time of Stage 2 Development Plan approval. Figure 1: General Plan Land Use Mapfor Semi Public Sites Semi Public Sites The GH PacVest and East Ranch properties are generally surrounded by residential uses to the north and west, by undeveloped land to the south, and by the City Limits and Urban Limit Line to the east with undeveloped land beyond. Background: New High School Site Additionally, there are four vacant parcels, totaling approximately 23.46 acres, located at 3501 Dublin Boulevard, as shown in Figure 2 below, which will be the location of Dublin’s second Fallon RoadDublin Boulevard Extension 134 Page 3 of 4 comprehensive high school, Emerald High School. The Dublin Unified School District (DUSD) conducted the environmental review associated with Emerald High School. Phase one is currently under construction and is designed to accommodate 1,300 students and includes academic towers, a gymnasium, visual and performing arts classrooms, administrative and counseling space, a football field, a track, and tennis courts. Phase two of the project will feature an additional academic tower, theater, aquatic complex, and stadium bleachers. The site has a General Plan land use designation of Neighborhood Commercial and is located in a Planned Development (PD) zoning district. DUSD completed the necessary studies, including analysis under the California Environmental Quality Act (CEQA), and used their policy powers to override the General Plan and locate the school at this site. The new high school does not conform with the existing General Plan and zoning designations. Therefore, Staff is proposing to amend the land use designation for this site to create a compatible land use that is consistent with the future use as a school.Figure 2: Emerald High School Vicinity Map The project site is surrounded by residential development to the north, east, and west, and by commercial development to the south. Proposed Project It is the City Council’s policy to initiate all General Plan Amendment Studies prior to accepting an application and/or processing a General Plan Amendment. The City Council will consider initiating a General Plan Amendment Study to change the land use designation from Semi-Public to Public/Semi-Public for 2.5 acres of the CH PacVest property and 2.0 acres of the East Ranch property, and change the land use designation of the new high school site from Neighborhood Commercial to Public/Semi-Public to be consistent with actions taken by the DUSD. The proposed project would also include amending the land use designations in the Eastern Dublin Specific Plan and the Planned Development zoning designation for consistency with the General Plan Amendment. Dublin Boulevard Central Parkway Brannigan Street135 Page 4 of 4 Analysis If the City Council initiates a General Plan Amendment Study, Staff would then prepare a General Plan Amendment Study for the Semi-Public sites, which would include: 1. Determining the associated impacts from the land use change; 2. Conducting the appropriate level of environmental review and documentation; and 3. Preparing 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 amending the Eastern Dublin Specific Plan and the zoning for the sites. No additional studies or analysis is required for the new high school site, since the DUSD already completed the environmental review and the City may tier off their Environmental Impact Report. Once the General Plan Amendment Study for the Semi-Public sites is complete, Staff would then bring the proposed amendments for both the Semi-Public sites and the new high school site to the Planning Commission for a recommendation to the City Council. The project would then move forward to the City Council for consideration. Staff prepared the draft Resolution approving the initiation of the proposed General Plan Amendment Study. The draft Resolution is included as Attachment 1. ENVIRONMENTAL DETERMINATION: The California Environmental Quality Act (CEQA), together with State Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. Staff recommends the initiation of the General Plan Amendment be found categorically exempt from CEQA under Section 15306, Class 6 of the State CEQA Guidelines (Information Collection). STRATEGIC PLAN INITIATIVE: Strategy 3: Create More Affordable Housing Opportunities. Objective E: Update the City’s General Plan Housing Element in accordance with state law and to ensure an adequate supply of sites to accommodate the City’s Regional Housing Needs Allocation for the period 2023-31. NOTICING REQUIREMENTS/PUBLIC OUTREACH: The City Council Agenda was posted. ATTACHMENTS: 1) Resolution Approving Initiation of the Semi-Public Sites and New Dublin High School General Plan Amendment Study 136 Attachment 1 Reso. No. XX-21, Item X.X, Adopted XX/XX/20 Page 1 of 2 RESOLUTION NO. XX – 21 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY TO EVALUATE CHANGING THE LAND USE DESIGNATION FROM SEMI-PUBLIC TO PUBLIC/SEMI- PUBLIC FOR 2.5 ACRES OF THE GH PACVEST PROPERTY AND 2.0 ACRES OF THE EAST RANCH PROPERTY, AND THE EMERALD HIGH SCHOOL SITE FROM NEIGHBORHOOD COMMERCIAL TO PUBLIC/SEMI-PUBLIC APN: 958-0078-004, 005, 006, AND 007 (PLPA-2020-000054) WHEREAS,on October 6, 2020, the City Council received a report and status update on the Housing Element Update and Regional Housing Needs Allocation (RHNA) and the City Council provided unanimous direction for Staff to prioritize the conversion of existing vacant Semi- Public sites to a designation that can accommodate affordable housing; and WHEREAS,the Dublin Unified School District is currently constructing Dublin’s second comprehensive high school, Emerald High School, located at 3501 Dublin Boulevard, and the proposed land use is non-conforming to the existing General Plan land use designation and zoning; and WHEREAS,the General 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; and WHEREAS,a Staff Report was submitted outlining the issues surrounding the General 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 Amendment Study to evaluate changing the land use designation from Semi-Public to Public/Semi-Public for 2.5 acres of the GH PacVest property and 2.0 acres of the East Ranch property and the new Emerald High School site from Neighborhood Commercial to Public/Semi-Public. PASSED, APPROVED AND ADOPTED this 2nd day of February 2021, by the following vote: AYES: NOES: ABSENT: ABSTAIN: 137 Attachment 1 Reso. No. XX-21, Item X.X, Adopted XX/XX/20 Page 2 of 2 ______________________________ Mayor ATTEST: _________________________________ City Clerk 138 Semi-Public Sites and New Dublin High School General Plan Study Initiation Request City Council February 2, 2021 Background •Semi-Public Sites –October 6, 2020 -City Council received status report on Housing Element Update and Regional Housing Needs Allocation –City Council provided unanimous support to prioritize conversion of existing vacant Semi-Public sites •New Dublin High School Semi-Public Sites •Two Vacant Semi-Public Sites (shown as ): –2.5 acres on the GH PacVest property –2.0 acres on the East Ranch property •PD Zoning •Approved Stage 1 Development Plan Emerald High School •4 Parcels •Approximately 23.46 acres •Neighborhood Commercial General Plan Land Use Designation •PD Zoning •Currently Under Construction Proposed Project •General Plan Amendment Study to change land use designation from: –Semi-Public to Public/Semi-Public for 2.5 acres of GH PacVest property and 2.0 acres of the East Ranch property –Neighborhood Commercial to Public/Semi-Public for new high school site •Associated amendments to Eastern Dublin Specific Plan and PD zoning for consistency with General Plan Next Steps •If approved, Staff would prepare a General Plan Amendment Study for Semi-Public sites, which would include: –Determining associated impacts; –Conducting appropriate level of environmental review; and –Preparing analysis of project •New high school would not require environmental review •Proposed amendments for Semi-Public sites and new high school site would be considered by Planning Commission and City Council Recommendation •Adopt the Resolution Approving the Initiation of a General Plan Amendment Study to Evaluate Changing the Land Use Designation from: –Semi-Public to Public/Semi-Public for 2.5 acres of the GH PacVest property and 2.0 acres of the East Ranch property –Neighborhood Commercial to Public/Semi-Public for the Emerald High School Site