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HomeMy WebLinkAbout4.6 Semi-Public Sites and Emerald High School Site Planned Development Zoning STAFF REPORT CITY COUNCIL Page 1 of 2 Agenda Item 4.6 DATE:July 20, 2021 TO:Honorable Mayor and City Councilmembers FROM:Linda Smith, City Manager SUBJECT:Semi-Public Sites and Emerald High School Site Planned Development Zoning Amendment (PLPA-2020-00054) Prepared by: Michael P. Cass, Principal Planner EXECUTIVE SUMMARY: The City Council will consider a City-initiated Planned Development Zoning Amendment for three sites, including 2.5 acres on the GH PacVest property and 2.0 acres on the East Ranch property, as well as the 23.46-acre future Emerald High School site. These sites were the subject of a General Plan and Eastern Dublin Specific Plan Amendment approved by the City Council on June 15, 2021. The proposed project includes amending the existing Planned Development Zoning to provide consistency with the General Plan and EDSP as amended. The first reading of the Ordinance approving the Planned Development Zoning Amendment was held at the June 15, 2021 Regular City Council Meeting. The City Council is now being asked to waive the second reading and adopt the Ordinance. STAFF RECOMMENDATION: Waive the second reading and adopt the Ordinance Approving Amendments to the Planned Development Zoning Stage 1 Development Plans for 2.5 Acres on the GH PacVest Property and 2.0 Acres on the East Ranch property in Fallon Village, and the Emerald High School Site in Dublin Ranch. FINANCIAL IMPACT: The cost to prepare the General Plan Amendment Study for the Semi-Public sites includes staff time and $26,519 to prepare the environmental analysis, which will be absorbed in the Adopted Budget in the Planning Division. DESCRIPTION: On June 15, 2021, the City Council adopted Resolution No. 85-21 approving a General Plan Amendment and Eastern Dublin Specific Plan (EDSP) Amendment to change the land use designation of a portion of the GH PacVest and East Ranch properties from Semi-Public to Public/Semi-Public to allow a broader range of uses, including the potential for affordable housing 89 Page 2 of 2 developed by a non-profit entity. The General Plan Amendment and EDSP Amendment also changed the land use designation for the Emerald High School site from Neighborhood Commercial to Public/Semi-Public consistent with the planned use of the property for a high school. Additionally, the City Council waived the first reading and introduced an Ordinance approving amendments to the Planned Development Zoning Stage 1 Development Plans for these properties. The proposed Planned Development Zoning amendments will provide consistency with the General Plan and EDSP as amended. The City Council is being asked to waive the second reading and adopt the Ordinance provided in 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. Prior CEQA analysis for the Semi-Public Sites includes: 1) the East Dublin General Plan and Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1 Development Plan and Annexation Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR (2005). Collectively, these three environmental review documents are referred to as the “EDSP EIRs.” Pursuant to CEQA Guidelines and using the City’s Initial Study Checklist, the City assessed whether any further environmental review is required for the proposed project and determined an Addendum to the EDSP EIRs is the appropriate CEQA review. On June 15, 2021, the City Council approved an Addendum to the EDSP EIRs. No additional studies or analysis is required for the Emerald High School site, since the DUSD already completed the environmental review. 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. A public notice also was published in the East Bay Times. ATTACHMENTS: 1) Ordinance Approving Amendments to the Planned Development Stage 1 Development Plans 90 Attachment 1 Ord. No. XX-21, Item X.X, Adopted XX/XX/21 Page 1 of 6 ORDINANCE NO. XX – 21 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING AMENDMENTS TO THE PLANNED DEVELOPMENT ZONING STAGE 1 DEVELOPMENT PLANS FOR 2.5 ACRES ON THE GH PACVEST PROPERTY AND 2.0 ACRES ON THE EAST RANCH PROPERTY IN FALLON VILLAGE AND THE EMERALD HIGH SCHOOL SITE IN DUBLIN RANCH APNs: 905-0002-001 AND 002; 985-0027-002; AND 985-0078-004, 005, 006, AND 007 (PLPA-2020-000054) The Dublin City Council does ordain as follows: SECTION 1. RECITALS 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, on February 2, 2021, the City Council approved the initiation of a General Plan Amendment Study to change the existing land use designation for 2.5 acres of the GH PacVest (formerly Chen) property and 2.0 acres on the East Ranch (formerly Croak) property from Semi- Public to Public/Semi-Public, and for the Emerald High School site from Neighborhood Commercial to Public/Semi-Public, as well as other amendments to the provisions of the General Plan, the Eastern Dublin Specific Plan, and Planned Development Stage 1 Development Plans to ensure consistency (“the Project”); and WHEREAS,the California Environmental Quality Act (CEQA), the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, prior CEQA analysis for the Semi-Public Sites includes: 1) the East Dublin General Plan and Specific Plan EIR (1993); 2) the Fallon Village Supplemental EIR (2002); and 3) the East Dublin Properties Stage 1 Development Plan and Annexation Supplemental EIR (2005). Collectively, these three environmental review documents are referred to as the “EDSP EIRs;” and WHEREAS,the Dublin Unified School District conducted environmental review associated with the Emerald High School pursuant to the requirements of CEQA and no further analysis is required; and WHEREAS, pursuant to the requirements of CEQA, the City prepared an Addendum for the Semi-Public sites, which reflected the City’s independent judgment and analysis of the potential environmental impacts of the Project; and 91 Ord. No. XX-21, Item X.X, Adopted XX/XX/21 Page 2 of 6 WHEREAS,following a public hearing on May 25, 2021, the Planning Commission adopted Resolution No. 21-04, recommending that the City Council adopt an Addendum to the Eastern Dublin Specific Plan Environmental Impact Reports, approve amendments to the General Plan and Eastern Dublin Specific Plan, and approve amendments to Planned Development Stage 1 Development Plans for 2.5 acres on the GH PacVest property, 2.0 acres on the East Ranch property, and the Emerald High School site, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, a Staff Report, dated June 15, 2021 was submitted outlining the issues surrounding the General Plan Amendment, Specific Plan Amendment, and Planned Development Stage 1 Development Plan Amendment; and WHEREAS, the City Council held a properly noticed public hearing on the Project, including the proposed General Plan and Eastern Dublin Specific Plan Amendments, on June 15, 2021, at which time all interested parties had the opportunity to be heard; and WHEREAS, on June 15, 2021, the City Council adopted Resolution No. 85-21, approving an Addendum to the EDSP EIRs; and WHEREAS, the City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this Ordinance. NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows: SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: 1. The Planned Development (“PD”) Stage 1 Development Plan Amendment for the proposed Public/Semi-Public sites meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that will be consistent with the General Plan and Eastern Dublin Specific Plan as amended and protects the integrity and character of the area by creating a desirable use of land that is sensitive to surrounding land uses. The Project will allow a broader range of uses, including the potential for affordable housing developed by a non-profit entity. The PD Stage 1 Development Plan for the Emerald High School site will eliminate a non-conforming situation since a high school is currently not a permitted use. 2. Development of the Project under the PD zoning will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide a variety of uses for the proposed Public/Semi-Public sites. The subject sites are 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. The Emerald High School site is surrounded by residential development to the north, east, and west, and by commercial development to the south. 92 Ord. No. XX-21, Item X.X, Adopted XX/XX/21 Page 3 of 6 B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1.The PD zoning for the proposed Public/Semi-Public sites will be harmonious and compatible with existing and potential development in the surrounding area will take into account adjacent land uses and will provide a wide range of amenities to and for the community within the development and the surrounding neighborhoods. The specific location of the proposed Public/Semi-Public sites on each property would be determined at the time of Planned Development Stage 2 Development Plan approval. 2. The conditions of the proposed Public/Semi-Public sites were documented in the Addendum that has been prepared, and the environmental impacts that have been identified will be mitigated to the greatest degree possible. There are no significant site challenges or impacts identified in the Addendum beyond what was previous studied in the EDSP EIRs. The sites are physically suitable for the uses permitted through the PD zoning. The Emerald High School Site is currently being developed with a new high school and the project’s impacts were already evaluated by the Dublin Unified School District. 3. The PD zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety, and welfare in that the Project will comply with all applicable development regulations and standards. 4. The PD zoning is consistent with and in conformance with the Dublin General Plan and Eastern Dublin Specific Plan, as amended, in that the proposed uses are compatible with the General Plan land use designation of Public/Semi-Public. C. Pursuant to the California Environmental Quality Act, the City Council adopted an Addendum via Resolution No. 85-21 on June 15, 2021, prior to approving the Project. SECTION 3. APPROVAL OF STAGE 1 DEVELOPMENT PLAN AMENDMENT The regulations for the use, development, improvement, and maintenance of the Property are set forth in the Planned Development (PD) Stage 1 Development Plans. PD Districts and the Stage 1 Development Plans provide flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. Amendments to the PD Stage 1 Development Plans shall be in accordance with Section 8.32.080 of the Dublin Municipal Code or its successors. Fallon Village Stage 1 Development Plan On December 20, 2005, the City Council approved a Stage 1 Development Plan for the 1,134- acre Fallon Village Project, pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. The Planned Development Stage 1 Development Plan for the Fallon Village Project is amended as shown below: 1. Statement of Proposed Uses. Add “PD-Public/Semi-Public” and the permitted uses as follows: PD-Public/Semi-Public 93 Ord. No. XX-21, Item X.X, Adopted XX/XX/21 Page 4 of 6 Intent.Identifies areas where institutional or community facilities uses are anticipated. The exact location of parcels with a Public/Semi-Public designation shall be determined at Stage 2. The Public/Semi-Public parcels on the GH PacVest (formerly Chen) and East Ranch (formerly Croak) properties (net 2.5- acres and 2.0- acres respectively) shall be located within the Fallon Village Center. Permitted Uses, including, but not limited to: Public schools Libraries City office buildings State, County, and other public agency facilities Post offices Fire Stations Utilities Child care centers Youth centers Senior centers Special needs program facilities Religious institutions Clubhouses Community centers Community theater Hospitals Private school Other facilities that provide cultural, educational, or other similar services and benefit the community Housing developed by a non-profit entity and serves to meet affordable housing needs of an underserved segment of the community Similar and related uses as determined by the Community Development Director 3. Stage 1 Site Plan. Amend the Stage 1 PD Amendment Site Plan for 2.5 net acres on the GH PacVest property and 2.0 net acres on the East Ranch property to be designated as Public/Semi-Public and amend the note as shown below: Note: The Semi-Public (SP) and Public/Semi-Public obligation for the entire Fallon Village plan area is 8.6 net acres. This PD-1 Site Plan provides 2.1 net acres (2.8 gross acres) of SP on the Braddock and Logan properties, 2.5 net acres on the GH PacVest property, and 2.0 net acres on the East Ranch property, and 2.0 acres on the Jordan property in the Village Center. Final location of the Public/Semi-Public sites on the GH PacVest (formerly Chen) and East Ranch (formerly Croak) properties of Fallon Village will be determined at the time of the Stage 2 Development Plan approval. 4. Stage 1 Design Guidelines. Amend the Stage 1 Design Guidelines by amending the Land Use Diagram for 2.5 net acres on the GH PacVest property and 2.0 net acres on the East Ranch property to be designated from Semi-Public to Public/Semi-Public. 5. Site area, proposed densities.Amend the table below as follows: Land Use Acreage Density Single Family Residential 403.6 acres 0-6.0 units/acre Medium Density Residential 60.1 acres 6.1-14.0 units/acre 94 Ord. No. XX-21, Item X.X, Adopted XX/XX/21 Page 5 of 6 Medium High Density Residential 23.8 acres 14.1-25.0 units/acre Rural Residential/Agriculture 142.9 acres 1 unit/100 acres Mixed Use 6.4 acres 0.3-1.00 FAR General Commercial 72.1 acres 0.20-0.60 FAR General Commercial/ Campus Office 72.7 acres 0.2-0.80 FAR Industrial Park 61.3 acres 0.35 FAR Community Park 18.3 acres -- Neighborhood Park 23.6 acres -- Neighborhood Square 8.0 acres -- Open Space 211.2 acres -- Elementary School 21.1 acres -- Semi-Public 4.1 acres 0.50 FAR Public/Semi-Public 4.5 acres 0.50 FAR 6.Phasing Plan.Amend the Phasing Plan for 2.5 net acres on the GH PacVest property and 2.0 net acres on the East Ranch property to be designated as Public/Semi-Public. 7.Master Neighborhood Landscaping Plan.Amend the Master Neighborhood Landscaping Plan for 2.5 net acres on the GH PacVest property and 2.0 net acres on the East Ranch property to be designated as Public/Semi-Public. Dublin Ranch Site Stage 1 Development Plan On March 21, 2020, the City Council adopted Ordinance No. 06-00 amending the Zoning Map to rezone property north of I-580, east of Tassajara Road, and west of Fallon Road to a Planned Development zoning district and a PD Stage 1 Development Plan. The PD Stage 1 Development Plan is amended to add a high school as a permitted use for 3501 Dublin Boulevard, APN 985- 0078-004, 005, 006, and 007. 2. Permitted and Conditional Uses. Amend the “PD-Public/Semi-Public” permitted and conditional uses by adding public schools as a permitted use, as follows: PD-Public/Semi-Public 1) Permitted Uses. The following are uses permitted for this PD/P-SP (Planned Development Public/Semi-Public zoning district): Public, semi-public, and institutional uses, including, but not limited to: Fire station Library Other governmental and quasi-governmental offices as determined by the Community Development Director Police station Post office Community center Religious facility Schools/public 2) Conditional uses 95 Ord. No. XX-21, Item X.X, Adopted XX/XX/21 Page 6 of 6 Schools/private (PC) Day care center (PC) 4. Site Plan and Architecture. Amend the Stage 1 and 2 Development Plan for Area G for the Emerald High School Site from Neighborhood Commercial to Public/Semi-Public. Additionally, eliminate the Conceptual Detail Plan and Main Street Elevations. Also, amend the Circulation, Entry, and Open Space Plan by eliminating the proposed Main Street. Section 4.Effective Date. This Ordinance shall take effect and be enforced thirty (30) days following its final adoption. Section 5.Posting. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED this 20th day of July 2021, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ______________________________ Mayor ATTEST: _________________________________ City Clerk 96