HomeMy WebLinkAboutItem 8.1 Schaefer Ranch GP Amend
CITY CLERK
File # D~~[Q]-~~
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: August 21,2007
SUBJECT:
ATTACHMENTS:
1)
2)
3)
4)
RECOMMENDATION:,{~)
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4)
FINANCIAL STATEMENT:
Initiation of a General Plan Amendment Study for the Schaefer Ranch
Development located at the western terminus of Dublin Boulevard.
Report Prepared by Jeff Baker, Senior Planner
Resolution approving initiation of a General Plan Amendment
Study.
Resolution denying initiation of a General Plan Amendment
Study.
Vicinity Map.
Request letter from the Applicant dated July 18, 2007.
Receive Staff presentation;
Receive presentation from Applicant;
Receive public comment; and
Either
a) Adopt Resolution (Attachment 1) approving initiation of a
General Plan Amendment Study; or
b) Adopt Resolution (Attachment 2) denying initiation of a
General Plan Amendment Study.
The cost to prepare the General Plan Amendment shall be borne
by the affected property owner who has requested this amendment.
PROJECT DESCRIPTION:
The Schaefer Ranch project is described in the City of Dublin General Plan and is located within the
Western Extended Planning Area. The project area includes approximately 500 acres located at the
westerly boundary of the City Limits and north of Interstate 580 (1-580), and southeast of unincorporated
Alameda County. The westerly extension of Dublin Boulevard leads into the project area where Dublin
Boulevard terminates. Extensive grading activity is currently underway consistent with the approved
Final Map.
COPIES TO:
Property Owner
Applicant
Page 1 of 4
ITEM NO. c;.l
G:\P A#\1996\P A96037 Schaefer Ranch\ccsr 8.21.07 gpa request.doc
The Schaefer Ranch project area was annexed to the City of Dublin in 1996 at the request of the property
owner. The original approvals adopted by the City Council in 1996 included a General Plan Amendment
(Resolution 77-96), Planned Development Rezone (Ordinance 15-96 and Resolution 78-96), and
certification of an Environmental Impact Report (EIR) (Resolution 76-96). The approved project
included the land uses as noted in Table 1 below.
Table 1 - Approved General Plan Land Use Designations
474
The Planning Commission approved Vesting Tentative Map 6765 (VTM) (Resolution 98-38) in 1998.
The VTM created 465 residential lots (14 estate lots and 451 single-family lots), as well as parcels
dedicated for commercial parcel, parks, and public/semi-public uses. The City Council approved a
development agreement in 1998 (Ordinance 20-98) which expired on December 31,2006.
The Mitigation Measures contained in the EIR and the Conditions of Approval for the VTM required the
project proponent to obtain permits from the various environmental regulatory agencies for impacts to
wetlands, wildlife habitat, and other environmentally sensitive areas within the project. The project
proponent successfully obtained approval from the environmental agencies. However, the approval from
the various agencies required the preservation of Marshall Canyon and associated habitat for protected
wildlife within the project area. The preservation of these areas resulted in the need to reconfigure a
portion ofthe project.
The Developer submitted a Lot Reconfiguration Concept to the City which reflected the requirements by
the regulatory agencies. The Lot Reconfiguration Concept included 302 residential lots (18 estate lots and
284 single-family lots), a 5.69-acre commercial site, two public/semi-public parcels totaling 1.15-acres, a
10.25-acre park site, and the dedication of land to the East Bay Regional Park District for a trail head
staging area and trails. The City Council reviewed the Lot Reconfiguration Concept on December 21,
2004, and directed Staff to work with the Applicant to prepare a Final Map based on the Lot
Reconfiguration Concept. The Final Map was deemed complete in December of 2006 and has
subsequently been recorded.
A Planned Development Rezone with Stage 2 Development Plan and Site Development Review (SDR)
were approved in 1996 to allow construction of single-family homes within Schaefer Ranch (Ordinance
11-06 and Resolution 06-17).
The Applicant is currently requesting the City Council to initiate a General Plan Amendment Study for
the portion of the project that lies south of Dublin Boulevard and west of Schaefer Ranch Road
(Attachment 3). Currently this area of the Schaefer Ranch development has three separate General Plan
Land Use Designations: Retail/Office, Estate Residential, and Single-Family Residential. The Applicant
proposes to change the existing Retail/Office and Estate Residential General Plan Land Use Designations
to Single-Family Residential. The Applicant proposes to reconfigure this portion of the project area to
Page 2 of 4
include single-family homes with a density that is consistent with the Single-Family Residential Land Use
Designation.
ANAL YSIS:
The Applicant proposes to construct single-family detached homes with a density range of 0.9-6.0
dwelling units per acre in place of the 5.69-acre commercial parcel and the 12 estate lots that are located
south of Dublin Boulevard and west of Schaefer Ranch Road (Attachment 3). This area of the Schaefer
Ranch development has current General Plan Land Use Designations of Retail/Office, Estate Residential,
and Single-Family Residential.
The Retail/Office land use designation allows commercial uses such as stores, restaurants and service
stations. The Estate Residential land use designation allows 0.01-0.8 dwelling units per acre, and the
Single-Family Residential land' use designation allows 0.9-6.0 dwelling units per acre. The proposed
development of single-family detached homes with a density range of 0.9-6.0 dwelling units per acre is
not consistent with the uses permitted by the Retail/Office land use designation, and the proposed density
exceeds the maximum density permitted by the Estate Residential land use designation.
Therefore, Discovery Builders is requesting the City Council initiate a General Plan Amendment Study to
change the Retail/Office and Estate Residential land use designations in this area of the Schaefer Ranch
development to Single-Family Residential in order to allow single-family detached units with a density of
0.9-6.0 units to the acre which is consistent with the remainder of the Schaefer Ranch development. The
current proposal would allow up to a maximum of 407 residential units (6 estate lots and 401 single-
family detached homes) for the entire Schaefer Ranch project. .The following table illustrates the current
and proposed acreage and units per land use designation. The proposed amendment would not impact the
existing sites designated for Public/Semi-Public and ParklPublic Recreation uses.
Table 2 - Existing/Proposed Project Comparison
Estate Residential 18 units 6 units -12 units
Single-Family 284 units 401 units Up to 117
Residential units
Retail/Office 5.69 acres -5.69 acres
Public/Semi-Public 1 .15 acres 1 . 15 acres
Parks/Public Recreation 10.25 acres 10.25 acres
Schaefer Ranch is not located within a specific plan area and therefore does not have a requirement to
enter into a Development Agreement (DA) with the City. However, a DA could be utilized in order to
secure a community benefit if the City Council thinks that a community benefit is necessary as a result of
the increased density.
CONCLUSION:
If the City Council authorizes a General Plan Amendment Study for Schaefer Ranch, Staff will:
);> Determine the appropriate environmental review in accordance with the California Environmental
Quality Act. The type of environmental document could range from an Addendum to the existing
Environmental Impact Report (EIR) for Schaefer Ranch to a Focused EIR that analyzes additional
impacts. The type of environmental document will be determined once Staff has reviewed the
proposed project.
Page 3 of4
);> Examine the proposed land use and density to determine if it is appropriate based on City policies and
standards.
);> Prepare a Planned Development Rezone with Stage 1 and 2 Development Plan, Tentative Subdivision
Map, and Site Development Review for the subject portion of the Schaefer Ranch development.
Staff estimates that it will take 6-8 months to process the application request. The amount of time
necessary to process this request will be dependent on the type of environmental review that is necessary.
An Addendum does not require a public comment period and would therefore take less time to complete
than a Focused EIR.
The City Council is only considering the initiation of a General Plan Amendment study at this time. The
decision to approve or deny the request to initiate a General Plan Amendment Study is within the
discretion of the City Council. If the City Council initiates the General Plan Amendment Study, the
project will come before the Planning Commission and the City Council for a General Plan Amendment,
Planned Development Rezone with Stage 1 and Stage 2 Development Plan, Tentative Subdivision Map,
Site Development Review, Development Agreement, and other entitlements as needed.
At this point, the City Council needs to determine whether a General Plan Amendment Study should be
authorized for the Applicant's proposal. Both approval and denial resolutions have been included for City
Council consideration (Attachments 1 and 2).
RECOMMENDATION:
Staff recommends that the City Council: 1) Receive Staff presentation; 2) Receive presentation from
Applicant; 3) Receive public comment; and 4) Either a) Adopt Resolution (Attachment 1) approving the
request to Initiate a General Plan Amendment Study; or b) Adopt Resolution (Attachment 2) denying
initiation of a General Plan Amendment Study:
Page 4 of 4
RESOLUTION NO. XX - 07
\t&>
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY FOR THE
PORTION OF SCHAEFER RANCH LOCATED SOUTH OF DUBLIN BOULEVARD AND
WEST OF SCHAEFER RANCH ROAD
WHEREAS, Mr. Doug Chen, on behalf of Schaefer Ranch Holdings, LLC., has submitted a
request to consider the development of single-family detached homes with a density range of 0.9-6.0
dwelling units per acre at the location of the 5.69-acre commercial parcel and the 12 estate lots that
are located south of Dublin Boulevard and west of Schaefer Ranch Road; and
WHEREAS, the subject portion of Schaefer Ranch has a current General Plan Land Use
Designation that includes Retail/Office which allows commercial type uses, Estate Residential which
allows a maximum 0.01-0.8 dwelling units per acre, and Single-Family Residential which allows a
maximum of 0.9-6.0 dwelling units per acre; and
WHEREAS, the proposed development of single- family detached homes with a density range of
0.9-6.0 dwelling units per acre is not consistent with the uses permitted by the Retail/Office land use
designation and exceeds the maximum density permitted by the Estate Residential land use
designation; and
WHEREAS, in order to develop single-family detached homes with a density of 0.9-6.0 units per
acre on the subject portion of Schaefer Ranch, an amendment to the General Plan is required that
would change the General Plan Land Use Designation from Retail/Office and Estate Residential to
Single-Family Residential; and
WHEREAS, additional entitlements including a Tentative Subdivision Map, Planned
Development Rezone with Stage 1 and Stage 2 Development Plans, and Site Development Review
would need to be processed; 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 ofthe State CEQA Guidelines for basic data collection, research, and resource
evaluation activities; and
WHEREAS, a Staff Report wa,s submitted outlining the issues surrounding the request; and
WHEREAS, the City Council did hear and consider all such reports, recommendations, and
testimony hereinabove set forth, and supports the initiation of a General Plan Amendment Study.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby
approve the initiation of a General Plan Amendment Study to modify the land use designation from
Retail/Office and Estate Residential to Single-Family Residential for the portion of Schaefer Ranch
located south of Dublin Boulevard and west of Schaefer Ranch Road.
BE IT FURTHER RESOLVED that the Applicanl shall pay for all processing costs involved
with the General Plan Amendment Study.
'3-21-01 <8,1
ATTACHMENT 1
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PASSED, APPROVED AND ADOPTED BY the Dublin City Council on this 21st day of August
2007 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\P A#\1996\P A960'7 Schaefer Ranch\cc reso GP ASP A initiation 8.21.07 .doc
3V1J (0
RESOLUTION NO. XX - 07
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
DENYING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY FOR THE
PORTION OF SCHAEFER RANCH LOCATED SOUTH OF DUBLIN BOULEVARD AND
WEST OF SCHAEFER RANCH ROAD
WHEREAS, Mr. Doug Chen, on behalf of Schaefer Ranch Holdings, LLC., has submitted a
request to consider the development of single-family detached homes with a density range of 0.9-6.0
dwelling units per acre at the location of the 5.69-acre commercial parcel and the 12 estate lots that
are located south of Dublin Boulevard and west of Schaefer Ranch Road; and
WHEREAS, the subject portion of Schaefer Ranch has a current General Plan Land Use
Designation that includes Retail/Office which allows commercial type uses, Estate Residential which
allows a maximum 0.01-0.8 dwelling units per acre, and Single-Family Residential which allows a
maximum of 0.9-6.0 dwelling units per acre; and
WHEREAS, the proposed development of single-family detached homes with a density range of
0.9-6.0 dwelling units per acre is not consistent with the uses permitted by the Retail/Office land use
designation and exceeds the maximum density permitted by the Estate Residential land use
designation; and
WHEREAS, in order to develop single-family detached homes with a density of 0.9-6.0 units per
acre on the subject portion of Schaefer Ranch, an amendment to the General Plan is required that
would change the General Plan Land Use Designation from Retail/Office and Estate Residential to
Single-Family Residential; and
WHEREAS, additional entitlements including a Tentative Subdivision Map, Planned
Development Rezone with Stage 1 and Stage 2 Development Plans, and Site Development Review
would need to be processed; 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 for basic data collection, research, and resource
evaluation activities; and
WHEREAS, a Staff Report was submitted outlining the issues surrounding the request; and
WHEREAS, the City Council did hear and consider all such reports, recommendations, and
testimony hereinabove set forth, and supports the initiation of a General Plan Amendment Study.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby deny
the initiation of a General Plan n Amendment Study to modify the land use designation from
Retail/Office and Estate Residential to Single-Family Residential for the portion of Schaefer Ranch
located south of Dublin Boulevard and west of Schaefer Ranch Road.
PASSED, APPROVED AND ADOPTED BY the Dublin City Council on this 21 st day of August
2007 by the following v0tes:
Attachment 2
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
G:\P A#\1996\P A96037 Schaefer Ranch\cc reso GP ASP t\ initiation 8.21.07.doc
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Mayor
lJ; rIb 0
Schaefer Ranch Holdings, LLC
4061 Port Chicago Highway Suite H . Concord, CA 94520
Phone (925) 682-6419 . Fax (925) 682-2047
July 18,2007
Ms. Jeri Ram
Community Development Director
City of Dublin
100 Civic Plaza, Dublin, CA 94568
Subject:
Schaefer Ranch, General Plan Amendment Study
Dear Jeri:
Thank you for meeting with Albert D. Seeno III and me on July 9, 2007 to discuss our proposal
to reconfigure the commercial and certain estate lots at Schaefer Ranch to low density single
family residential lots. We have an excellent opportunity to provide more of what we believe to
be very desirable low density dwelling units without affecting any of the open space or other
beneficial aspects of the overall Schaefer Ranch development. As discussed during our meeting,
the first step of this process is to commence a General Plan Amendment study. We respectfully
request that a GP A study be initiated and we fully understand that such study must first be
authorized by the City Council.
The 41.5-acre area that we are proposing to reconfigure is at the southwest comer of Dublin
Boulevard and Schaefer Ranch Road. According to the current General Plan, this area is
designated as commercial, estate residential, and single family residential. We are proposing that
the commercial and estate portions be re-designated as single family residential. This would
allow us to reconfigure the current lot mix into 141 single family residential lots. The resulting
density of3.40 dwelling units/acre would be within the range of 0.9 to 6.0 dwelling units/acre
under the General Plan land use designation for single family residential.
We look forward to working with you in bringing a successful development to the City.
Respectfully,
k-iL
Doug Chen
Project Manager
Schaefer Ranch Holdings, LLC
CC: Albert D. Seeno III
. RECEIVED
JUL 1 8 Z007
DUBLIN PLANNING
Attachment 4
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