HomeMy WebLinkAboutItem 8.4 Nielsen Property 6407 Tassaj Rd
CITY CLERK
File # D[j]~[Q]-[JJca
t./ / 0 -s-.5'
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: December 18,2007
P A 07-0057 Nielsen: Request to initiate a General Plan Amendment
and Eastern Dublin Specific Plan Amendment Study to modify the
existing land use designation at 6407 Tassajara Road, commonly
referred to as the'Nielsen property (APN 985-0002-009-02).
Report prepared by Erica Fraser, Senior Planner
SUBJECT:
ATTACHMENTS:
3)
4)
5)
6)
7)
8)
RECOMMENDATION:~;
eY' 2)
3)
4)
FINANCIAL STATEMENT:
1)
Resolution authorizing initiation of a General Plan
Amendment and Eastern Dublin Specific Plan Amendment
Study.
Resolution denying initiation of a General Plan Amendment
and Eastern Dublin Specific Plan Amendment Study.
Applicant's Written Statement.
Surrounding General Plan Land Uses Map.
Existing and Proposed Land Use Map.
Preliminary Site Plan.
Minutes from the October 5, 2004 City Council meeting.
Minutes from the April 3, 2007 City Council Meeting.
Letter from Applicant's Real Estate broker.
2)
5)
Receive Staff presentation;
Receive presentation from Applicant;
Receive public comment; and
Adopt Resolution approving the General Plan and Eastern
Dublin Specific Plan Amendment Study request (Attachment
I); !!!:
Adopt Resolution denying the General Plan and Eastern
Dublin Specific Plan Amendment Study request (Attachment
2); !!!:
Provide alternative direction to study additional land uses
(i.e. Neighborhood Commercial).
6)
None at this time.
COpy TO:
--------------------------.------------------------------------------------------------~---------------------
G:\PA#\2007\07-057 Nielson\City Council SR OPA-SPAdoc
Applicant/Property Owner
File
In House Distribution
ITEMNO.~
Page I of 5
~
DESCRIPTION:
Property Description
The Nielsen property is located at 6407 Tassajara Road. The property consists of one residence, one
mobile home, sheds, livestock/animal area and a wireless communications monopole and related
equipment storage. The property is shown on the map below:
Vicinity Map
The 10-acre property is generally rectangular in shape, has approximately 600 feet of frontage along
Tassajara Road and has a depth of approximately
780 feet. The property consists of gently rolling
hills and increases in grade from Tassajara Road
up to the rear portion of the property where the
site generally levels out as shown on the photo
on the right.
The site currently has a General Plan and Eastern
Dublin Specific Plan land use designation of
Rural Residential! Agriculture which permits 1
unit per gross residential acre. The Eastern
Dublin Specific Plan land use designation of the
subject site in relation to surrounding sites is
shown on the map, included as Attachment 4.
Nielsen property with Mobile Home and Residential
Dwelling on Hill Viewed from Silvera Ranch Drive
Page 2 of5
Background
On October 1, 2002, the City Council
adopted Ordinance 15-02 pre-zoning the
Nielson and Silvera Ranch properties to PD
(Planned Development) and adopted a
related Stage 1 Development Plan. The
Nielsen property was included in the
Silvera Ranch annexation so that the
Nielsen property did not form a "county
island." No development was proposed on
the Nielsen property at that time and the
adopted Stage I Development Plan allowed
the existing uses to continue on the site.
Final annexation of the properties occurred
on May 5, 2003.
Nielsen Property Viewed From Tassajara Road
On November 13,2007, Mr. Robert Nielsen, the property owner, submitted an application requesting that
the City Council consider a modification to the existing land use designation of the Nielsen property to
allow a residential development to be constructed on the site. In order to study the request and work with
the Applicant on his proposal, the City Council must authorize the initiation of the General Plan and
Specific Plan Amendment.
ANALYSIS:
As shown on the map included as Attachment 4, the residential densities in the vicinity of the project site
vary. Silvera Ranch, located to the north of the Nielsen property, has land use designations of Medium
Density Residential (6.1-14.0 dwelling units/acre), Medium/High Density Residential (14.1-25.0 dwelling
units/acre) and Rural Residential! Agriculture. The Quarry Lane School is located to the south of the
project site and is designated as Medium Density Residential and Rural Residential! Agriculture. The
properties to the west of the subject property are largely vacant today and are designated as Open Space
and Rural Residential/Agriculture. Wallis Ranch is also in close proximity to the subject property. Wallis
Ranch has been approved for a residential development of 935 homes; however, construction on the
development has not begun.
Mr. Nielsen, property owner of 6407 Tassajara Road, has requested that the City Council authorize a study
to change the land use designation of the site from Rural Residential/Agriculture to Single Family in the
Eastern Dublin Specific Plan (0.9-6.0 dwelling units per acre) and Low Density Residential in the General
Plan (0.0-6.0 dwelling units per acre) as shown on Attachment 5. This designation would fall within the
existing designations in the vicinity ofthe project site.
The Applicant has submitted a preliminary site plan (Attachment 6) which depicts 33 detached
residential dwelling units on the site. Each dwelling is shown with a small front yard and rear yard. Access
to the development will be provided from Silvera Ranch Drive which is accessible from a signalized
Page 3 of5
intersection on Tassajara Road. Although the site plan shows a maximum of 33 units, the Applicant has
requested that the City allow a study of up to 43 detached units to allow some flexibility as the Applicant
and Staff begin work on the project. In order to accommodate the proposed project, it is anticipated that a
significant amount of grading will be required on the site.
Neighborhood Commercial
The City Council has expressed some concerns regarding the lack of services in the vicinity of this
project. The closest grocery store is located at the intersection of Dublin Boulevard and Tassajara Road
(the Safeway at the Waterford Shopping Center) which is located almost 1.5 miles away from the Nielsen
property.
During the October 5, 2004 Study Session for Wallis Ranch, the City Council discussed the feasibility of
moving the Neighborhood Commercial designated land from Wallis Ranch to the Nielsen property. At
that meeting, the City Council determined that Neighborhood Commercial was not suitable for this area
(Attachment 7).
Previously, a small portion of the Fredrich property, located further north along Tassajara, was designated
for Neighborhood Commercial uses and this land was the only land dedicated for the provision of services
north of the Safeway store on Tassajara Road at Dublin Blvd. The construction of this piece of the
Fredrich property, however, was not possible due to the fact that the land designated for Neighborhood
Commercial uses was located within the Tassajara Creek and land necessary for the widening of Tassajara
Road. On April 3, 2007, the City Council authorized Staff to begin studying a change in the land use
designation of the Fredrich property, which would remove the Neighborhood Commercial designation
from the site because of the constraints on the site. At the April 3, 2007 meeting, the City Council did
discuss the possibility of designating some land for a small convenience store in the area in the future. At
that meeting, the City Council discussed the Nielsen property as having the potential to support such a
store (Attachment 8) because the site would be accessible via a signalized intersection.
The Applicant has determined that designating a portion of the site for Neighborhood Commercial uses
would not be feasible and has requested that the entire site be designated for residential uses as proposed.
A letter from a broker for the Applicant discussing the feasibility of a commercial store on this property is
included as Attachment 9. The Applicant's broker indicates that a small convenience store may be
successful on the site, however due to the cost of construction and City impact fees it is unlikely that a
commercial store would choose to locate in this area. Staff feels that due to the projected number of
residents in the immediate area in the future (at Silvera Ranch, Wallis Ranch and the Casamira Valley
site), a small convenience store may be feasible on the site, however, further analysis would need to be
completed to determine the feasibility of locating a convenience store here including potential impacts to
adjacent properties, access and the viability of commercial uses in this area. Should the City Council
determine that Neighborhood Commercial is appropriate for the site, Staff will study the feasibility of
including neighborhood commercial uses on the site.
CONCLUSION:
If the City Council authorizes a General Plan Amendment and Eastern Dublin Specific Plan Amendment
Study for 6407 Tassajara Road, Staffwill:
. Examine other land uses, including Neighborhood Commercial, for the property as determined by
the City Council;
Page 4 of5
. Examine the land use and densities proposed by the Applicant to determine if they are appropriate
based on City policies and standards;
. Work with the Applicant on the Environmental Review of the proposal; and
. Study the alternative land use plan, circulation routes, and the interrelationship and compatibility
of the proposed combination of uses.
The City Council is considering the initiation of a General Plan Amendment and Specific Plan
Amendment only at this time. The project will come before the City Council at a later date for a Stage I
Amendment, Stage II Planned Development Rezone, Specific Plan Amendment, General Plan
Amendment and other entitlements, as needed.
The City Council needs to determine whether a General Plan Amendment and Specific Plan Amendment
Study should be authorized for the Applicant's request to increase the density on the site. Both approval
and denial resolutions have been included for City Council consideration (Attachments 1 and 2). The
City Council may also choose to require modifications to the Applicant's proposal, such as the study of
Commercial land use on the property, which would be reflected in a revised Resolution, as provided by
alternative direction of the City Council.
RECOMMENDATION:
Staff recommends that the City Council: 1) Receive Staff presentation; 2) Receive presentation from
Applicant; 3) Receive public comment; and 4) Adopt Resolution approving the General Plan and Eastern
Dublin Specific Plan Amendment Study request (Attachment 1); !!!: 5) Adopt Resolution denying the
General Plan and Eastern Dublin Specific Plan Amendment Study request (Attachment 2); Q! 6) Provide
alternative direction to study additional land uses (i.e. Neighborhood Commercial).
Page 5 of5
\"{ 13
RESOLUTION NO. XX - 07
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 MODIFY THE EXISTING LAND USE
DESIGNATIONS OF THE PROPERTY LOCATED AT 6407 TASSAJARA ROAD (APN 985-
0002-009-02)
PA 07w057
WHEREAS, Robert Nielson, the property owner of 6407 Tassajara Road, has submitted a request
to modify the existing land use designations of the Nielson property located at 6407 Tassajara Road
(the "Property") and initiate a General Plan Amendment and Eastern Dublin Specific Plan
Amendment Study; and
WHEREAS, the Dublin General Plan and Eastern Dublin Specific Plan provides that the land use
designation for this Property is Rural Residential! Agriculture; and
WHEREAS, the Applicant has requested approval to proceed with a study to construct a
maximum of 43 detached units on the Property, which would require that the existing density on the
site be increased; and
WHEREAS, additional entitlements including a General Plan Amendment, Eastern Dublin
Specific Plan Amendment, Stage I Development Plan Amendment, Stage II Planned Development
Re-zone, Site Development Review, and other associated permits would need to be processed before
development could occur; 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, 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 and Eastern
Dublin Specific Plan Amendment Study for the subject Property.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby approve the General Plan Amendment Study and Eastern Dublin Specific Plan Amendment
Study request.
BE IT FURTHER RESOLVED that the Applicant shall pay for all processing costs involved
with the General Plan Amendment Study and Eastern Dublin Specific Plan Amendment Study.
- 1 -
JJ~t)'4 1~/J%'o1
ATTACHMENT 1
. c?O;f13
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin on this 18th
day of December 2007, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\P A#\2007\07-057 Nielson\CC Reso for GP A Initiation.doc
- 2 -
31J3
RESOLUTION NO. XX - 07
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 MODIFY THE EXISTING LAND USE DESIGNATION
OF THE PROPERTY LOCATED AT 6407 TASSAJARA ROAD
(APN 985-0002-009-02)
P A 07-057
WHEREAS, Robert Nielson, the property owner of 6407 Tassajara Road, has submitted a request
to modify the existing land use designations of the Nielson property located at 6407 Tassajara Road
(the "Property") and initiate a General Plan Amendment and Eastern Dublin Specific Plan
Amendment Study; and
WHEREAS, the Dublin General Plan and Eastern Dublin Specific Plan provides that the land use
designation for this Property is Rural Residential! Agriculture; and
WHEREAS, the Applicant has requested approval to proceed with a study to construct a
maximum of 43 detached units on the Property, which would require that the existing density on the
site be increased; and
WHEREAS, additional entitlements including a General Plan Amendment, Eastern Dublin
Specific Plan Amendment, Stage I Development Plan Amendment, Stage II Planned Development
Re-zone, Site Development Review, and other associated permits would need to be processed before
development could occur; 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, 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 and Eastern
Dublin Specific Plan Amendment Study for the subject Property.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby approve the General Plan Amendment Study and Eastern Dublin Specific Plan Amendment
Study request.
BE IT FURTHER RESOLVED that the Applicant shall pay for all processing costs involved
with the General Plan Amendment Study and Eastern Dublin Specific Plan Amendment Study.
request.
PASSED, APPROVED AND DENIED BY the City Council of the City of Dublin on this 18th
day of December 2007, by the following vote:
- 1 -
ATTACHMENT 2
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
O:\PA#\2007\07-004 Fredrich\City Council initiate OPA.doc
- 2 -
Mayor
41 J3
NIELSEN
PROPERTY
General Plan Amendment!
Eastern Dublin Specific Plan Amendment
Written Statement
The current General Plan and Eastern Dublin Specific Plan land use designation for the Project
Area is Rural ResidentiaV Agricultural. This application requests a redesignation for the Project
Area to Low Density Single Family Residential. The Nielsen Property is within the Eastern
Dublin Specific Plan's Foothill Residential Sub Area Development Area, which calls for
developed residential uses. The proposed Nielsen Property redesignation will allow for a
maximum of 43 single family detached residential homes. This redesignation allows the property
to better relate and conform to surrounding residential densities and proposes a land use
designation and pattern that is more appropriate to the existing and future conditions of the area.
These amendments follow the General Plan and Eastern Dublin Specific Plan policies and goals
of locating residential uses along major access routes and arranging land uses in an appropriate
pattern that relates to the existing site conditions and environmental constraints.
The Dublin General Plan and Eastern Dublin Specific Plan allows for a midpoint density of 4
units per acre under the Single Family Residential designation. The Nielsen Property is 10.9 acres
gross, allowing for 43 units per acre. For consistency, the Stage 1 PD Amendment will allow for
43 Single Family Residential units and the CEQA analysis will be based on this unit count. Under
the Stage 2 PD we are proposing 33 units of single family residential. The allotment of 43 units
on the property will provide the applicant with the ability with the ability to change the plan
and/or increase the number of units from 33 up to a maximum of 43. If a land use or program
change occurs in the future, a Stage 2 PD Amendment would be required and prepared for City
approval.
61/3
!
ATTACHMENT 3
~
Nielsen Property
S""""
~ _- J Nielsen Property
General Plan Land Use
PubllclSeml-PubUclOpen Space
_ Regional Pari<
1::':':''::':':';1 Parks! PubrfCRecreation
_ Open Space
Stream Corridor
:.--. PublicLands
_ Publici Serri-Public
_ Semi-Public
Commen::latnndustrial
_ Geoetlll Corrmercial
_ Rel3il101lice
_ RetaillOftioe and Autorrotive
_ :. J N.,;ghbo<hoodCommen:ia1
_ General ConvnercialCampus Office
Campus Office
_ Industrial Pa,k
_ Business Par1<l1ndustrial
_ Business PaOcnndustrial and Outdoor Stofage
_ MDced Use
_ Medium'High-Density Residential and Retail Office
Residential
RlI'al ResidentiaVAgricutture (1 Unit per 100 Gross Residential Acres)
Estate Residential (0.01 - 0.6 dulac)
Low-Dens;ty 5;"glo Family (0.5 - 3.8 dulac)
Low Density Residential (0.0 - 6.0 dulac)
Single Fam~y Residential (0.9 - 6.0 dulac)
_ Mediu~Density Residential (6.1 - 14.0 dulac)
_ Medium'High-Densrty Residential (14.1 - 25.0dulac)
_ High-Density Residential (25.1+ dulac)
,
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DUBUN RANCH WEST (fORMERLY W AWS RANCH)
950 P m 81 (410-20)
Planmng Consultant MIke Porto presented the Staff Report and adVIsed that Staff was
seekmg dlrectlon from the City CounCil regardmg land use related to the apphcahon of
the Village Pohey, proVIsions of parks and netghborhood commercIal SItes In the
northern secbon of the CIty, and the application of the Pubhc/Semi ~Pubhc Pohcy on the
project SIte Smce the adoptIon of the Eastern Dubhn Specl'ne Plan, new pohCles and
other ISSUes have surfaced whIch also Impact the development of Dublin Ranch West,
such as the release of the school Site, the Village Pohcy, and the Pubhc/Seml-Pubhc
Policy The Cauncll was also bemg requested to give direcbon regardll1g the release of
the elementary school Site by eIther allowmg the Developer to use the land for resIdential
development or to create neIghborhood commercull, parks, semi-publIc lands uses or
other uses
Note tesbmony reJaflVe to thIS Issue was heard by Na.ndy Shumway, Dublm School Board
PresIdent, at 7 18 pm dunng Oral CommUnIcations
MartIn Inderbltzen, Attorney representing the Applicant, adVised that they had recently
submitted a VIllage Study whltepaper to the Plannmg Department, WhICh he felt spoke
for Itself He reVIewed the processmg history of the project and adVIsed that the
apphcatIon was actually submitted on July 2, 2001, not July 2002 as mdIcated m the
Staff Report One year was spent working With Staff and property owners on how to best
move forward WIth the project, before resubmIttmg the apphcahon In July 2002, the
Caunell authorIZed the General Plan/SpecifIC Plan Amendment Study Dunng the
appllcahon processmg hme, the Council Implemented several new poliCIes WhIch have
caused delays They have also worked extensIvely wlth the School Dlstnct to Identify
faclhty needs and Impacts that could best be accommodated m conJunchon WIth the
development of Dublin Ranch and other propertIes m Eastern Dubhn They have worked
collaborahvely WIth Staff and the Counell, attemptlllg to fmd ways to achieve the
mmnmum number of goals for the CIty and themselves In a way that leads to a better end
product The Walhs project IS part of the overall DublIn Ranch project, and IS lmked III
ownershIp, as well as m the development of resource plans and management of resource
permIts There IS a sIg-mficant mitIgation element m thiS project whIch lInks to the rest of
the Dubhn Ranch project, mcludmg parks, affordable housmg, and school needs The
apphcahon of the Pubhc/Seml~Pubhc pohcy IS a relevant thmg to link to both the Dublm
Ranch and Dubhn Ranch West projects
CITY COUNCIlL MlNUTlES
VOILlUMJE 23
IRJEGlUlLAR MElE,][,][NG
Oc1t@ll>>ell' 5, 200~
PAGE 479
Atbndn.mell1lt 7
10 ~13
Councllmember McCormIck asked what would become of the elementary school sIte,
wh1ch the Apphcant was askmg to be released from Its obhgatIon to buIld
Mr Inderbltzen explamed the process of developer-buIlt schools and adVIsed that the
School Dlstnct's analYSIS on student generation numbers based on conservahve budd~out
numbers concluded that theIr Master Plan dId not generate a need for an elementary
school on the Walhs property and that, even If there was a need, they dId not thmk that It
was an appropnate location The Apphcant has adVIsed the School Distnct that, If they
were not able to convert the property to resIdentIal use In order to offset costs, It would
be very dIfficult for them to commIt to the construcbon of Green Elementary School
The Councd, Staff and Apphcant dISCUSsed the Walhs property school Site and the
Apphcant's request to be released from theIr obhgatIon to build a school on that SIte and
build resIdential mstead
Mr InderbItzen referred to the VIllage pohey, whIch the Councd had only adopted a few
months ago and dISCUSsed ItS potenhallmpact to the project as 1t relates to parks,
NeIghborhood CommercIal and Pubhc/SemI-rubhc facihtIes, and offered a combmabon
of uses that seemed to the ApplIcant to make sense for the project
The Councd and Staff dISCUssed. the ApplIcant's suggestions regardmg the proposal as 1t
related to parks, Neighborhood Commercial and Public/SemI-Pubhc faclIItles
Jay Edgy, Project Manager for the DeSIlva Group representmg the Moller Ranch,
descnbed possIble park opportumtIes on their property that would serve the east SIde of
TassaJara Road
The Council and Staff continued Its dISCUSSIon on parks as It related to the Apphcant's
proposal and agreed that It would provIde the mternal park usage for the Wallis
development and also provIdes an open space buffer and access for development on the
east of the Fallon/TassaJara area
CIty Manager Ambrose adVIsed that the Council had four ISSUes before them tOnight and
suggested that they make decISIons mdIvIdually
VIllage Concept
The CouncIl dISCUSsed VIllage concept as It related to the Dubhn Ranch West project and
agreed that It would not be a feasIble concept for thiS project locatlon
crrv COUNCil MINUTES
VOlLlUMIE 23
IRJEGlUlLAR MEETING
October 5, 2004\,
PAGE 480
II ~ /3
Parks
The CouncIl, Staff and the Applicant dISCUSSed the several park optIons avaIlable for the
CouncIl's consIderatIon
Tracy Anthony, representIng Standard Pactfi.c, the developer processmg the MlSSIon Peak
property, advIsed he was reluctant to let the CouncIl vote to take a 2-acre chunk out of
the MlssIon Peak property for a park that was not reqUIred m the SpecIfic Plan It
seemed to hIm that they were tryIng to force park on the east SIde of TassaJara that could
really be accommodated by the released school sIte Rather than bonus the Wallis Ranch
property with 40 more umts or 10 acres of developable land, they should put their park
on those 10 acres
Mayor Lockhart advIsed that the CouncIl was not suggestIng that scenano
Mr Anthony advised that It could become an optIon and he wanted to be on the record
opposed to It He had subrmtted a letter to Staff earher today statIng as much
The CouncIl contmued ItS dISCUSSIon and agreed to accept Park Option 4 because It
would serve the different needs of the commumty
Nel~hborhood Commercial
The CouncIl agreed that NeIghborhood Commercial was not an optIon
Public/Seml- Public
The CounCIl agreed that the remnant parcel on the southern end of the property should
remam flexible for either more park or Pubhc/SemI-Pubhc use
<>
RESPONSE TO INITIAL STUDY AND PROPOSED NEGATIVE DECLARATION
FOR THE NORTHBOUND [-680 lHlIGH OCCUPANCY VEHICLE (HOV)
AND AUXlIJARY LANES lPROJECT ALONG SUNOL GRADE
11 35 P m 8 3 (800-30)
Traffic Engmeer Ray Kuzban presented the Staff Report and adVIsed that Caltrans was
propoSIng to adopt a NegatIve DeclaratIon concludIng that a proposed project to mstall
an HOV lane and auxIluuy lanes on northbound 1-680 between Route 237 m MllpItas
and Route 84 m Pleasanton would have no adverse Impact on transportatIon and traffic
CiTY COUNCHL MHNUTlES
VOLUMlE 23
RlEGlUlLAlR MlElETHNG
October 5, 2004
PAGE 481
Id- ~ 13
On motion of Cm SbrantI, seconded by Vm HIldenbrand and by maJonty vote (Cm
Oravetz opposed), the CIty Council directed Staff to prepare General Plan/SpecIfIC Plan
Amendments to mc1ude two new land use desIgnations mc1udmg MedIUm-low (61-10
du/ acre) and MedIum (10 1-14 du/ acres) m relation to three propertIes, Croak, Jordan
and Chen
<>
Request to Imhate a General Plan Amendment and
Eastern Dubhn SpecIfic Plan Amendment Study to ModIfy the EXlStmg Land
Destgnahons at 6960 Tas8aJara Road, Commonly Referred to as the Frednch Property
9 08 p m 8 2 (410-55/420-30)
Semor Planner Enca Fraser presented the Staff Report and adVIsed that the CIty Council
would consIder a General Plan Amendment and Specmc Plan Amendment Study request
Cm SbrantI asked Staff If there was any other property WIth a neIghborhood commercIal
deSIgnation once It was taken away from thIS property
CommunIty Development Director Jen Ram stated that there was some Agncultural
zoned land along TassaJara Road that nught come m for a change at some pomt and
tIme, south of Silvera Ranch It mc1uded a SIgnalIzed mtersectIon
The Council dIscussed the convemence of haVIng a small store m that area because It
would be a good OpportunIty
On motion of Cm SbrantI, seconded by Cm Scholz and by unanrmous vote, the City
Council adopted
RESOLUTION NO 39 - 07
APPROVING THE INITIATION OF A GENERAL PLAN AMENDMENf AND EASTERN
DUBLIN SPECIFIC PLAN AMENDMENf STUDY TO MODIFY THE EXISTING LAND USE
DESIGNATIONS TO REDUCE THE DWELLING UNIT DENSITY AND REMOVE THE
NEIGHBORHOOD COMMERCIAL DESIGNATION FOR THE PROPERTY LOCATED AT
6960 TASSAJARA ROAD (APN 986-0004-002-03)
PA 07-004
<>
DlUBJLllN ClITY COUNClIJL MIllNU'fES
VOJLUMlE 26
lRlEGUlLAlR MIlEE'lI'llNG
AprIl 3, 2007
PAGE 133
AU31cHnrnel!llt 8
13 /3
~
~~
",~"!K~ ~
5050 Hopyard Road SllIte 180
Pleasanton CA 94,88,394 USA
Tel 92J-463 ~ ,,00
Fm. 925 463 0747
www eolherspamsb com
December 6 2007
'VIr Robert Nielsen
6407 TassaJ8ra Road
Dublm, CA 94568
RE FEAsInILrn OF RETAIL DEVELOP'fENT
Dear Me NIelsen
It was wee spealong wtth you the other day as to whether or not, 1D my oplmon, development of a portIon of your property at 6407
Tass8Jara Road In DublIn would be SUitable for some sort of retau development
It IS my opUllon as well as that of our top reta1l broker at Colliers InternatIOnal Saudra Week, thar } our site at best, represents a
"en location as a potential reta1l Site The Site IS considered an mtenor locallon and does not benefit from any other retall synerg)
or buslllesses ill the VlCUllty However because there IS commute traffic m the a.m and p ill It IS my opinion that athere \~ere to
be any rera1l type use thar would gIVe conslderanon to the SIte It llllght be an off market brand gas station and num mart. This
type of use however would seem to be m confuct with the nelghbonng reSidents and feel of the area
The major natIOnal as well as regIonal, retailers really need/want to be lD prOjects whether planned or e'(Jstmg, that are along
Interstate 580 Such projects mclude HaCIenda Crosslllgs, Grafton Stanon and Emerald Pomt. The above projects all have
mulnple anchor tenants With freeway VISibility and exposure
From an econOill1C standpollll, small SiteS such as yours often truggle because there IS little draw dunng lunch and busUless
hours L\lllch hour tnlffic IS a major portion of reta1ler s buslDe5s Addll10nally With today s cost of construcl1on coupled With
City fees rents for new retail/commerCIal development are very !ugh The eorre pondmg revenue reqwrement needed to make
today s rents feasible has a direct correlation to foot traffic through the bus mess ]t IS my Opmlon that your S1le sll11pl) doesn t
warrant conslderatlon as a retml SIte Addil10nally due to lack of desll'abillty of the Slte from a retail standpomt, obtammg
financmg for such development, 111 my OplDlOn, will prove to be very dlflicult
Please feel free to contact me uyou ha\ e any quesfJons regardlllg thiS bnef and mformal analYSIS
SlIIcerely
COLWRS P ARlUSB lNTERNATlO'llAL, 1Nc. DBA COLLIERS OOI:RNATIO"AL
~~(
Ned Wood
Corporate Real Estate
Consultmg and Brokerage
RECEIVED
DEe 0 6 Zo07
DUBLIN PLANNING
NKW(ltlw:D06-cbl
Attacfrnmell1lt 9
Celli"", Inlemabenalrs a worldWIde affiIrattCf1 of Uldependeni!y O""'ad and op.ldte(J companies spedallzlng In comrner".1 real esto
~ d 16vv ON lNI )~~rllOJ Wdt7 [ LOO~ 9 J 0