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STAFF REPORT C I T Y C L E R K
DUBLIN CITY COUNCIL File #^~ l^^t~-~~]
DATE: June 21, 2011
TO: Honorable Mayor and City Councilmembers
FRO : Joni Pattillo, City Manager
SUBJECT: Brannigan Street General Plan and Eastern Dublin Specific Plan Amendment
Study initiation request
Prepared By: Michael Porto, Consulting Planner
EXECUTIVE SUMMARY:
The City Council will consider a request to initiate a General Plan and Eastern Dublin Specific
Plan Amendment Study to evaluate a proposal to change the General Plan and Eastern Dublin
Specific Plan the land use designation of a 3.07 acre parcel ("Study Area") from Public/Semi-
Public (P/SP) to Medium Density Residential (MDR). The proposed land use amendment
would allow a residential density of 6.0 to 14.1 dwelling units per acre. The Study Area is
located on the west side of Brannigan Street, north of Gleason Drive.
FINANCIAL IMPACT:
No financial impact to the City. All costs associated with preparing the General Plan
Amendment/Eastern Dublin Specific Plan Amendment Study, if authorized by the City Council,
would be borne by the Project Proponent.
RECOMMENDATION:
Staff recommends that the City Council: 1) Receive Staff presentation; 2) Deliberate; and 3)
Adopt a Resolution approving the initiation of a General Plan and Eastern Dublin Specific Plan
Amendment Study to evaluate a proposal to change the land use designation of a parcel on
Brannigan Street from Public/Semi,-Public to Medium Density Residential (APN 985-0052-021);
or 4) Adopt a Resolution denying the initiation of a General Plan and Eastern Dublin Specific
Plan Amendment Study to evaluate a proposal to change the land use designation of a parcel
on Brannigan Street from Public/Semi-Public to Medium Density Residential (APN 985-0052-
021).
Sub ' ted By:
Planning Manager
Assistant C~M~nager
Page 1 of 4 ITEM NO. ~'~
DESCRIPTION:
Background
The 3.07 acre proposed Study Area is located along the west side of Brannigan Street north of
Gleason Drive. The proposed Study Area has an existing General Plan and Eastern Dublin
Specific Plan land use designation of Public/Semi-Public (P/SP). The P/SP land use
designation allows a variety of uses including facilities owned by a public agency or non-profit
entity such as schools, libraries or City office buildings. Additionally, quasi-public uses such as
child care centers, youth centers, senior centers, religious institutions or other facilities that
provide cultural, educational or other similar services that benefit the community are also
allowed.
The parcels to the north and south of the proposed Study Area have a General Plan and
Eastern Dublin Specific Plan land use designation of P/SP (Please refer to the Vicinity Map
below). The Springfield Montessori School is located on the parcel to the north. The parcel to
the south is currently undeveloped.
Development to the west abutting the project site is the "Courtyards" tract developed as a
Medium Density Residential neighborhood of small-lot detached single-family residential
homes. A slope along the westerly boundary of the Study Area creates a physical barrier
between the two sites with the Courtyards approximately 23 feet below. Easterly across
Brannigan Street from the Study Area, Lennar is completing construction of 119 single family
detached homes known as Sonata. The Sonata neighborhood is designated as Medium Density
Residential.
The proposed Study Area is vacant with no trees having been part of an area mass graded for
Dublin Ranch. The proposed Study Area site has been rough graded in compliance with the
conditions of the parcel map (Tract 9451) creating the parcel and eventually was purchased by
the current property owner, East Bay Muslim Community Center. Since that time the property
has remained vacant.
Page 2 of 4
On May 24, 2011, the City received a letter from Lennar Homes of California, Inc., requesting
consideration of a change to the land use designation as shown in both the General Plan and
the Eastern Dublin Specific Plan from Public/Semi-Public (P/SP) to Medium Density Residential
(MDR) (see Attachment 1). The letter also included a conceptual site layout and an aerial
photograph. The conceptual site layout is not being considered at this time but was provided as
a potential land plan. If the City Council authorizes the General Plan Amendment Study, the
proposed land plan would be evaluated as a part of that effort.
ANALYSIS:
The proposed new land use designation would allow a density of 6.0 to 14.1 dwelling units per
acre. The Study Area is constrained by a hillside slope along its westerly boundary. Based on
the density allowed by the MDR land use designation, the study proponent presumes that the
Study Area could be developed with approximately nineteen (19) single family detached units.
It is anticipated that if the land use is changed to Medium Density Residential use, the
development standards in terms of minimum lot size, setbacks, building height, and coverage
requirements would be similar to Medium Density Residential development in the immediate
vicinity.
It has been past practice for the City Council to initiate all General Plan and Specific Plan
Amendment Studies prior to accepting an official application and beginning work on such a
request. Any development of the site still would require a Stage 1 and Stage 2 Development
Plan, Tentative Subdivision Map, and Site Development Review.
If the City Council initiates a General Plan and Eastern Dublin Specific Plan Amendment Study,
Staff will:
1. Examine if the proposed land use designation and density are appropriate for the site;
2. Evaluate the proposal for consistency with the Housing Element;
3. Evaluate any associated environmental impacts from the land use change such as
traffic, noise, or view impacts and prepare the appropriate environmental documents;
4. Perform any additional studies that may be required;
5. Evaluate the proposed land plan; and
6. Prepare an analysis for consideration by the Planning Commission and the City
Council.
When the study is complete, and if it results in a recommendation to amend the existing land
uses, Staff would 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
could then take action on the General Plan and Specific Plan Amendment. Any related
application materials would be presented for consideration concurrently, including: a) the
Planned Development Rezone consistent with the proposed land use amendment, b) Site
Development Review (SDR), c) Vesting Tentative (Tract) Map, and d) any required
environmental determination under the California Environmental Quality Act (CEQA).
Staff has prepared draft resolutions approving and denying the initiation of a General Plan and
Eastern Dublin Specific Plan Amendment Study to change the land use designation from
Public/Semi-Public to Medium Density Residential. The draft resolutions are included as
Attachments 2 and 3.
Page 3 of 4
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Although a public notice is not required to review 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 proposed Study Area. A public notice also was published in the Valley Times and
posted in the designated posting places. A copy of this Staff Report was distributed to the
Project Proponent.
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.
ATTACHMENT: 1. Property Owner/Project Proponent's Letter of Request.
2. Resolution approving the initiation of a General Plan and Eastern
Dublin Specific Plan Amendment Study to evaluate a proposal to
change the land use designation for a parcel on Brannigan Street
from Public/Semi-Public to Medium Density Residential (APN
985-0052-021).
3. Resolution denying the initiation of a General Plan and Eastern
Dublin Specific Plan Amendment Study to evaluate a proposal to
change the land use designation for a parcel on Brannigan Street
from Public/Semi-Public to Medium Density Residential (APN
985-0052-021).
G:IAgendas1201118rannigan GPAICCSR-Brannigan-Lennar 6.21.11.doc
Page 4 of 4
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May 24, 2011
Ms. Jeri Ram
Community Development Director
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Re: General PIan.Amendment Request
~ APN:985-0052=021
Ms. Ram:
We are requestirig a change of the General Plan and Eastem Dublin Specific Plan land use designation
for tHe property located at Brannigan Street APN 985-0052-021. We request that the 3 acre;parcel be
re-designated `~Medium Density Residential (6.1- 14.0 du/ac)" from its current designation of "Public /
Semi-Public." This new designation is consistent with the adjacent rnmmunities to the east and west:
We have attached an aerial of the site and conceptual site plan to provicle. context to the type of
community we would propose developing and how it is complementary to the existing adjacent
neighborhoods.
Thank you for considering our request
~Please give me a call at 925.327.8301 if you have any questions.
Sincerely,
~.-----~~~ ~ i~~
Doug Ricfi
Vice President ~
Lennar Homes of California, Inc.,
a California mrporation ~_
6121 Bollinger Canyon Road, #500, San Ramon, CA 94583
925/ 242-0811 Fax: 925/ 242-0822
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RESOLUTION NO. XX - 11
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 EVALUATE A PROPOSAL TO CHANGE THE LAND USE
DESIGNATION OF A PARCEL ON BRANNIGAN STREET FROM PUBLIC/SEMI-PUBLIC TO
MEDIUM DENSITY RESIDENTIAL
(APN 985-0052-021)
WHEREAS, the City has received a request from Lennar Homes of California, Inc. to
initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land
use designation of a 3.07 acre parcel on the west side of Brannigan Street (APN 985-0052-021)
north of Gleason Drive from Public/Semi Public to Medium Density Residential ("Study Area");
and
WHEREAS, the Study Area is designated for Public/Semi-Public land use in the General
Plan and Eastern Dublin Specific Plan; and
~ WHEREAS, 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; and
WHEREAS, a Staff Report was submitted outlining the issues surrounding the General
Plan and Eastern Dublin Specific 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 and Eastern Dublin Specific Plan Amendment
Study to change the land use designation of a parcel on Brannigan Street north of Gleason
Drive (APN 985-0052-021).
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
21St day of June 2011 by the following vote: °
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G: IAgendns1201IIBrannrgnn GPAICC RESO APPR Lennnr-BrannignnS~ GPA-SP Initintion.rloc
ATTACHMENT 2
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RESOLUTION NO. XX - 11
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 EVALUATE A PROPOSAL TO CHANGE THE LAND USE
DESIGNATION OF A PARCEL ON BRANNIGAN STREET FROM PUBLIC/SEMI-PUBLIC TO
MEDIUM DENSITY RESIDENTIAL
(APN 985-0052-021)
WHEREAS, the City has received a request from Lennar Homes of California, Inc. to
initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land
use designation of a 3.07 acre parcel on the west side of Brannigan Street (APN 985-0052-021)
north of Gleason Drive from Public/Semi Public to Medium Density Residential ("Study Area");
and
WHEREAS, the Study Area is designated for Public/Semi-Public land use in the General
Plan and Eastern Dublin Specific Plan; and
WHEREAS, 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; and
WHEREAS, a Staff Report was submitted outlining the issues surrounding the General
Plan and Eastern Dublin Specific 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 deny the initiation of a General Plan and Eastern Dublin Specific Plan Amendment
Study to change the land use designation of a parcel on Brannigan Street north of Gleason
Drive (APN 985-0052-021).
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
21St day of June 2011 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:IAgendns120111BrnnnignnGPAICCRESODENYLennar-BrnnniganSrGPA-SP lnitintion.rfoc
ATTACHMENT 3