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HomeMy WebLinkAbout8.4 SchaeferRanchInitiateGPA \ ' L~ .. --,--_. -- ---. ...... -.... .... ---- ,--~-~"~._,,. ~. ,. . . CITY OF DUBLIN AGENDA STATEMENT CITY COUNCIL MEETING DATE: July 11, 1994 SUBJECT: PA 94-028 Schaefer Ranch General Plan Amendment Study Initiation Carol R. Cirell~ior Planner REPORT PREPARED BY: EXHIBITS ATTACHED: Exhibit A: / Exhibit B: / Resolution initiating the General Plan Amendment study Letter from Applicant Robert J. Yohai, president, Schaefer Heights, Inc., dated 6/8/94 Exhibit C: ~'Letter from Robert J. Yohai, President, Schaefer Heights, Inc., dated 6/17/94 RECOMMENDATION: ~ q~ Adopt Draft Resolution Exhibit A initiating the General Plan Amendment study for Schaefer Ranch. FINANCIAL STATEMENT: The Applicant has stated that they would pay the processing costs for the General Plan Amendment Study including Staff costs and potential costs associated with hiring consultants to complete environmental documentation. Adequate city personnel resources for completing this project and other existing projects do not exist without filling two Associate Planner positions in the adopted budget. DESCRIPTION: James Parsons, on behalf of Schaefer Heights Associates, otto Schaefer, Jr., Robert J. Yohai and Sal S. zagari, the legal land owners, and Schaefer Heights, Inc., the applicant, has requested a General Plan Amendment study for an approximate 452 acre parcel located north of the 1-580 freeway and Schaefer Ranch Road. This site lies within Dublin's Western Extended planning Area and the Sphere of Influence (501). This site was part of the former Western Dublin specific Plan/General Plan Amendment project area. The previous Western Dublin project Environmental Impact Report (EIR) addressed many issues concerning wildlife and vegetation, traffic, landform alterations, geology, visual effects, air quality, water and sewer, public services and facilities, and fiscal impacts. The previous 'EIR mitigation measures were used to prepare the conceptual development plan for the Schaefer Ranch General Plan Amendment (see Exhibit B). A new or supplemental EIR would need to be prepared specifically for this project. The report will address potentially significant environmental issues based upon this project. The conceptual plan proposes preserving 65% of the site as permanent open space with the predominant land use designation proposed for the remainder of the area as residential. The open space would be owned and maintained by a combination of the Schaefer Heights Home Owners Association and the East Bay Regional Park District. The ~;;;-;~:-~-------------------~~;~;~-;~~--~~~ii~~~~/~~;------- Senior Planner Agenda File Application File School Districts l~'L:tE~~' ~ J . . residential land ,use density ranges are as follows: Estate Residential (0.1 to 0.8 dwelling unit/gross acre); single Family Residential (0.9 to 6.0 dwelling units/gross acre); and Medium Density Residential (6.1 to 14.0 dwelling units/gross acre). The pUblic/semi- public open space land use designations consist of park and recreation facilities, water storage areas, reclamation ponds, storm water detention areas, and private home owner association open space areas. A small neighborhood retail/office center is also proposed at the intersection of Schaefer Ranch Road and Dublin Boulevard Extension. The primary vehicular access route to the project site will be the extension of Dublin Boulevard from the existing terminus. A second primary vehicle access will be the extension of the existing Schaefer Ranch Road north to intersect with the Dublin Boulevard Extension. The project also includes three emergency access routes. other pertinent features in the conceptual plan submitted with the general plan amendment request reflect the previous EIR mitigation measures and respond to anticipated environmental concerns. The proposed general plan amendment would include pOlicies for creating and enhancing riparian and aquatic wildlife habitats. The graded areas will be re-seeded to reestablish the native grassland species and oak woodlands. Special grading techniques would be incorporated into the development project for aesthetic and erosion control purposes, including special fire protection techniques. The project also makes certain provisions for educational programs for the Dublin Unified School District. To date, this would be the first general plan amendment project initiated this calendar year. Under California state law, a jurisdiction may adopt a maximum of 4 amendments per calendar year. staff does not anticipate other general plan amendment requests this year. If the study is initiated, subsequent public hearings will be held before the planning Commission and city council. If the general plan amendment is approved and the Applicant is ready to move forward with the project, a PD (Planned Development) Prezoning application, and then an annexation application would be required. subsequent entitlement approvals for the project would include Tentative SUbdivision Map and site Development Review. Staff recommends that the City Council initiate the General Plan Amendment Study for Schaefer Ranch. Staff will prepare a study to help determine the proposed project's proposed environmental effects and how the project may benefit the city. The review and consideration of the project would follow the steps outlined above. ". ,"~. " . . RESOLUTION NO. 94- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN INITIATING A GENERAL PLAN AMENDMENT STUDY (PA 94-028) FOR SCHAEFER RANCH WHEREAS, a General Plan Amendment request (PA 94-028) has been made by James Parsons on behalf of Schaefer Heights Associates, otto Schaefer, Jr., Robert J. Yohai and Sal S. Zagari, the legal land owners, and Schaefer Heights, Inc., the Applicant for an approximate 452 acre parcel located north of the 1-580 freeway and Schaefer Ranch Road. The predominant land use designation proposed for the site is residential; and WHEREAS, the Applicant has stated that they would pay the processing costs for the General Plan Amendment study; and WHEREAS, the proposed project area is within the city of Dublin's Western Extended Planning Area and the Sphere of Influence; and WHEREAS, section 65358(a) of the State of California Government Code states that an amendment to a general plan shall be in a manner specified by the legislative body; 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, the Staff Report was submitted recommending that the city Council initiate a general plan amendment study for the Schaefer Ranch project (PA 94-028); and WHEREAS, the city Council did hear and consider all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the city Council does hereby initiate a general plan amendment study for the Schaefer Ranch project (PA 94-028); and BE IT FURTHER RESOLVED that the Applicant shall pay for all processing costs involved with the General Plan Amendment Study. PASSED, APPROVED, AND ADOPTED this 11th day of July, 1994. AYES: NOES: ABSENT: Mayor ATTEST: city Clerk EXHIBIT: A p) . Design Resources, Inc. . Planning _ Engineering _ Surveying June 8, 1994 Mr. Laurence L. Tong, Planning Director City of Dublin 100 Civic Plaza P.O. Box 2340 Dublin, CA 94568-2340 .ICIJVID JUN t I "94 QU!J~'N 'tANNINg Re: "SCHAEFER RANCH" AREA :t 452.13 Acres Western Extended Planning Area Dublin SOl, Alameda County, California Dear Mr. Tong, On behalf of Schaefer Heights Associates, Otto Schaefer, Jr., Robert J. Yohai and Sal S. Zagari, the legal land owners, and Schaefer Heights, Inc., the applicant, please accept this letter as a request of the Dublin City Council to authorize a General Plan Amendment Study for the combined ;t 452.13 acre parcel site identified as follows: Schaefer Heights Associates 85A-I000-001-14 ;t 24.49 ac. 85A-IOOO-001-16 ;t 32.45 ac. 85A-I000-001-17 ;t 76.51 ac. 941 -0018-002-02 ;t 47.00 ac. 941 -0018-002-03 :t 32.05 ac. 941 -0018-005-00 ;t 2.67 ac. 941 -0018-006-00 ;t 73.51 ac. Otto Schaefer. Jr. 85A-I000-001-18 ;t155.87 ac. Robert J. Yohai & Sal S. Zagari 85A-I000-00I-09 ;t 5.51 ac. 85A-I000-00l-11 ::!: 2.07 ac. The collective parcels are located immediately north of Interstate 580 at Schaefer Ranch Road in the Western Extended Planning Area and are situated entirely within the City of Dublin's Sphere of Influence (SOl). The east and north property line of APN 941-0018-006-00, the north property line of APN 941-0018-005-00, the east property line of 941-0018-002-02 and the east property line of APN 941-0018-002-03 all share a common line with the city limits of the City of Dublin. The subject site area is identified in the Dublin General Plan, adopted 1985 and revised Sep- tember 14, 1992, as open land with development potential. The present zoning (Alameda County) is A, Agriculture. Enclosed herewith for your reference and information is an Illustrative General Plan Amend- ment Map identified as Exhibit "A" at a scale of 1" = 400', dated June, 1994 presenting a con- ceptual design with the desired land uses and densities. Also enclosed is a Project Description identified as Exhibit "B" explaining the design, reasons for and merits of the project. 2 700 Ygnacio Valley Road, Suite 100 " . Mr. Laurence L. Tong, Planning Director Page Two . Please forward this request to the City Council for their consideration. Upon their authoriza- tion of the study, Schaefer Heights, Inc. will proceed with a full-on General Plan Amendment application following discussion with you and your staff. Hopefully, your cursory review of the enclosed material will not take more than one week before sending it forward to the City Council, giving us a hearing date of Monday, June 27, 1994. Thank you in advance for your cooperation and timely response. Should you have any questions or need additional information, please do not hesitate to call. We look forward to hearing from you with the earliest possible City Council hearing date. Very truly yours PIA Des' 1es c. pafso~<MIre- Principal (for) Shaefer Heights A Land wners I ~ Otto S aefef, Jr. Land Owner ~1z~fi~~ Land Owner JCP/sw pc: R. Ambrose R. Thompson, TDI oCJJflIllItJlllfQ JffJItJI Gl!fl7f {) CemKerr fJ1ff jJJJff!ff1f!J1 JllJJm]e[jjJcdlf1JflJe[!J1~ llfl!ffJ /p lxllnfflbitl ill H PRnpn~F.n I AND IffiE f F.r.FNn June. /994 RrSld"rt',Q/ UJf: I~~ j) 1:...":.1 c=J c::J SIQII~ f'.mll, Rrlidrn'l II (0.9 . 6.0 DU/Cron A. rt) [ltafr Knldt'IIUal to.1 - 0.8 DU/Crou A 't') Mrdlum Ou,it, Rrsldr ,,1.1 (6.1 . 1...0 OU/Grou ,crt') Co,","aciaJ Use l ,,'.~..1:1t Retall/OUiet' (~nlu ~ tallon hi Floor H,,'all " nUl.. aboo..) p,.h/ie/Srrrr;-PubJk/OfW" SptJu Uu c=J - c::=J Public FlCilltlt'1 (Wain Sto,.,I', Rnl.mation Pand & SI ,m WollIn Lklf.liaa, P.'''I/Rrcrulian (Public &. ..dutr) Othrr Open Span' (P,lul. 1I0A. Sla,," " 111" Infeallall Parkla"d tEBRPD) ~r Dehfla" Ca"yO" Proj<<r 7~ I --,~ r-- ......... ~ Pj4 Design Resources, Inc. PllIIInlng _ Englneerlng _ Surveying /(ulIdl }<.;II,il P.," 2700 Ygn.c/o V.II., R~d. Suit. 100 W./nut Cr."'. C.HfornU P45P8-341S2 .../ ~ TEL (510) 210.P300 J' - 100' . . SCHAEFER HEIGHTS PROJECT DESCRIPTION EXHIBIT "B" June, 1994 PREFACE First, it is important to note that the Conceptual Development Plan that underlies the General Plan Amendment Study request has been generated and balanced with input by many people and agencies. Over the past eighteen (18) months there has been approximately fifty (50) meet- ings to create an opportunity for neighbors, concerned citizens, development critics, governing agencies and service agencies to review the plan, express concerns, brainstorm and generate ideas to common and disparate interests. After every meeting the plan was studied and then modified to the extent possible to address the issues that had just been discussed in the meeting. This generated a living document approach where the plan was continuously revised in an effort to solve multiple problems with single design solutions. This approach has produced what is referred to as the consensus plan and is the basis for the General Plan Amendment Study re- quest. DESCRIPTION The :t. 452.13 acre subject property is, by any measure, extraordinary. The site is located in close proximity to the two major transportation corridors of Interstate 580 including the new BART extension and Interstate 680 with easy access to employment centers, such as Bishop Ranch Business Park and Hacienda Business Park. The ten (10) combined subject parcels are located in Alameda County between the Tri- Valley and East Bay communities of San Leandro, Hayward and Castro Valley, immediately north of Interstate 580 at Schaefer Ranch Road. The site is situated halfway between the Eden Canyon Road interchange and the Foothill/San Ramon Valley Boulevard interchange with the Schaefer Ranch Road underpass located at the middle of the collective parcels. An extension of BART is currently under construction along the Inter- state 580 corridor frontage of the property for future service for Dublin, Pleasanton and Liver- more. The site's attributes present an excellent opportunity for a development to contribute to solving the jobs/housing in balance in the Tri- Valley/East Bay area. . . SCHAEFER HEIGHTS Page Two The site is located in the Western Extended Planning Area of the City of Dublin and is situated entirely within the City of Dublin's Sphere of Influence. The east boundary line of the pro- posed project shares a common boundary with the city limits of the City of Dublin. Upon the project's planning approvals, the project will be annexed to the City of Dublin. The terrain is characterized by two ridges and a wide, deep canyon and is dominated by grass- lands with scattered linear clusters of oak woodlands located primarily on the north, northeast and northwest facing slopes. The site is mostly hidden from view from passing motorists on Interstate-580 and from residents anywhere in the City of Dublin by a south facing steep slope running parallel to Interstate-580. This ridge rises over 500 feet above the freeway from an elevation of approximately 600 feet above sea level up to 1,135 feet at Donlan Point. This ridge and a second naturally high flat ridge running in a northwest direction from Donlan Point creates a protective wishbone shape defining the wide, deep canyon. It is here, in the canyon area, behind and below these ridges where the concept for the project has been developed. The area proposed for development is the area least constrained as determined by a constraints mapping analysis which analyzed slopes over 30%, deep seated landslides, visually sensitive areas and sensitive vegetation. This information was presented in the environmental impact report (EIR) which was previously prepared and certified for the much larger Eden Canyon Country Club project. Using the previously prepared environmental impact information and the result- ing mitigation measures as direction, a Conceptual Development Plan was prepared. Many of the mitigation measures suggested in the EIR were used to shape the new concept. Other innovative mitigation measures that have been developed have helped generate the new concept such as creation and enhancement of riparian and aquatic wildlife habitats including new and existing ponds with an island for the nesting of birds and the introduction of protected wildlife such as the California red-legged frog to these enhanced habitats. SCHAEFER HEIGHTS Page Three . . Schaefer Heights will be a predominantly residential community with approximately 65% of the site preserved as permanent open space. The open space would be owned and maintained by a combination of the Schaefer Heights Home Owners Association and the East Bay Regional Park District, thus relieving the City of Dublin of the maintenance expenses and potential liability of open space management. The public parkland dedication to EBRPD would include approximately 190 acres, a regional trail, a staging area with full restroom facilities, a large flat picnic area with facilities, and a 28 stall parking lot with 2 horse trailer parking areas. The overall staging area will be located along the regional trail, away from the proposed homes, yet fronting the Dublin Boulevard Extension for high visibility, direct access and better security. The parking lot would also serve as a park and ride lot during peak commute hours. Dedication of this parkland and regional trail will be a significant contribution to achieving the goals of the EBRPD Master Trails Plan by providing full facilities with a recreational link to the region for the City of Dublin. A spur trail from the regional trail at Donlan Point will provide a direct link to the City of Dublin down Dublin Boulevard. The project will provide access for the regional trail to pass under Interstate 580 to make a vital connection to parkland already acquired by EBRPD south of Interstate 580. Three existing ponds in the public open space will be protected or enhanced as wildlife habitats. Since each pond is located in a separate micro-climate, each pond will be studied separately by a wildlife biologist to determine how each habitat might be enhanced to improve its value with respect to visiting wildlife and the surrounding open space environment. These studies would be coordinated with the State Department of Fish and Game. One of the existing ponds, located in public open space in a canyon in the northeast corner of the project with easy access off the regional trail offers an excellent opportunity to provide a site for the Dublin School District's "Eco-Camp" Program. Presently, this school program is facilitated in Pleasanton or Sunol because no such nature site is currently available in Dublin for . . SCHAEFER HEIGHTS Page Four the children. The "Eco-Camp" Program provides for a learning experience in environmental and natural sciences in a living laboratory setting. To further enhance the aesthetic and environmental value of the private and public open space, additional oak seedlings will be planted to extend existing oak woodlands located in canyons as suggested by EBRPD. This is another example of incorporating environmental enhancement measures in the initial concePtual design to improve the Quality of this open space dedication. Any graded area of the public or private open space will be reseeded with an emphasis on re- establishing native grassland species. Nearly all slopes, except the Dublin Boulevard Extension, are contour graded at 3: I (horizontal to vertical) to create a softer, more natural appearing slope. The contour grading feathers into the existing slopes with a smooth transition and will be softly rounded at its top and toe. Such grading techniques with softer slopes reduces erosion and improves the success of revegetation programs. Additionally, flat grassland areas approximately 18 feet wide, outside rear and side yard fences will be created to provide easy and useable access for slope maintenance and storm drainage purposes. These flat grassland areas will be owned and maintained by the Schaefer Heights Homeowners Association. To insure fire protection for the new community, areas 30 feet up from the toe of slopes will be kept clear of trees and shrubs and areas 100 feet down from top of slopes will also be kept clear. Tilled fire breaks will be maintained between the edge of the landscaped wet bands and the major open space areas. The homes will be primarily constructed of fire retardant building materials such as stucco, brick and stone. All roofs will be Class A fire retardant Quality and all homes will have fire sprinkler systems. Wet bands or wide open space areas surrounding the development will be established to keep these zones moist and planted with fire retardant plant material. These areas will be irrigated with re-claimed water as part of the project's water reclamation program. . . SCHAEFER HEIGHTS Page Five The vehicular circulation pattern has been designed for easy access for emergency vehicles and police patrolling, including several loop upon looped streets within the project. A medi-vac site has been established at nearly the geographic center of the project in a flat open space grassy area adjacent to a collector street intersection. A 14' wide emergency vehicle pull-out is de- signed to allow emergency vehicles to pull up to the medi-vac site without blocking other essen- tial traffic in an emergency situation. The medi-vac site was designed with direct input from Cal-Star as to a clear landing area radius in line with a street to provide a clear glide path for take off and landing. Three emergency vehicle access (EVA) routes are provided. One to the west, one to the north and one to the east. These EVA's provide access to adjacent property via roadway easements. The EVA to the east is coordinated with a Condition of Approval that was imposed by the City of Dublin for the Donlan Canyon Project (Blaylock/Gleason) and upon implementation would be a benefit to both projects. One of the primary vehicular access points for the project will be the extension of Dublin Boulevard from its current terminus located just east of the property boundary. Dublin Boule- vard will be extended along Interstate 580, however it will be approximately 250' north of Inter- state 580 and will vary 50' to 75' above the elevation of the freeway. This road will provide for the extension of utilities and provide a direct link to the City of Dublin for shopping and other essential services. A second primary vehicular access point will be the extension of the existing Schaefer Ranch Road north to intersect with the Dublin Boulevard Extension. This will provide access under Interstate-S80 to Dublin Canyon Boulevard which, in turn provides direct access via Dublin Canyon Road to the Eden Canyon interchange to the west and to the Foothill/San Ramon Valley Boulevard interchange to the east. . . SCHAEFER HEIGHTS Page Six A small neighborhood retail/office center designed to serve the needs and life styles of the various neighborhoods would be established at the intersection of Schaefer Ranch Road and the Dublin Boulevard Extension. A market study and financial analysis will be prepared to deter- mine the service needs of the new residents and the uses that will generate the maximum amount of tax revenue for the City, given the needed uses of the neighborhood in the commer- cial center. These may include a small village type market with fresh produce and a delicates- sen, a video rental shop, coffee shop, dry cleaners and an auto service station. A children's day care center would also be located in this area. The day care center operator would provide private mini-vans to take children to the Dublin schools, pick them up after school and return to the center for the parents to pick up their children on their way home from work. This way children could have day care in their own neighborhood. The mini-van system, owned and operated by the day care facility, would also provide a commute shuttle service to bus stops and BART. The residential portion of Schaefer Heights will offer four distinct residential neighborhoods separated by bands of homeowner owned open space. These neighborhoods range from the custom estate acreage lots of 3 to 8 acres to townhouses of 1,600 sq. ft. to 1,800 sq. ft. with recreational amenities including pool, spa, cabana club building, picnic area/play area, path connections to the regional trail and the natural open space areas. The residential portion will offer one and two story single family detached homes ranging in size from 1,800 sq. ft. to 2,400 sq. ft. on lots of about 5,000 SQ. ft. and one story, two story and split level single family detached homes ranging in size from 2,400 SQ. ft. to 3,800 SQ. ft. on lots of about 6,000 sq. ft. to 8,000 sq. ft. The smaller single family lot area will provide a small private park to include a tot lot and picnic area which would be owned and maintained by the Home Owners Association. . . SCHAEFER HEIGHTS Page Seven The vehicular circulation combined with the design of the lot layout utilizes the open space areas and grade differential to site the lots so that approximately 80% of the lots would back up to permanent open space and approximately 30% would have long distance views, enhancing the livability and desirability of the project. CONCLUSION Ultimate, inclusion of this property in the Dublin General Plan will create a unique opportunity for the City of Dublin to produce a project that would combine the housing needs of the area with the preservation, enhancement and dedication of regionally significant open space. This project, with its' innovative and unique combination of designs, from using re-claimed water to irrigate landscaped wet bands for increased fire protection to creating and improving valuable wildlife habitats for protected species where only over grazing had occurred for decades before, will create an ideal living environment. The City of Dublin has the opportunity to make this a model project in all of California and receive the notoriety for leading the way of cutting edge planning into the next decade. . . SCHAEFER HEIGHTS, INC. 155 Filbert Street, Suite 200 Oakland, CA 94607 June 17, 1994 RECEIVED JUN 2 7 1994 DUBLIN PLANNING Mr. Laurence L. Tong, Planning Director City of Dublin 100 Civic Plaza P.O. Box 2340 Dublin, CA 94568-2340 Re: "SCHAEFER RANCH" AREA, :1:452.13 Acres Western Extended Planning Area Dublin SOl, Alameda County, California Dear Mr. Tong, We hereby agree to pay for all personnel, consultants and the related direct, indirect, and over- head costs for the review and processing necessary for approval of the General Plan Amend- ment, Supplemental andlor Amended EIR, Planned Development Rezoning, Tentative Subdivi- sion Map, Development Agreement and subsequent Annexation. Following City Council authorization of the General Plan Amendment Study request, we agree to make a deposit to the City to be applied toward the above costs, in an amount and at such time as mutually agreed to by the City and Schaefer Heights, Inc. We look forward to working with the City to achieve a time efficient and cost effective approv- al process. If you have any questions, please do not hesitate to contact me at 893-8186 or Jim Parsons at 210-9300. pc: S. Zagari, SHI R. Thompson, TDI D. Fitzpatrick, MCP J. Parsons, PIA DR bpc: S. Atkinson, B/M f f EXHIBIT C