HomeMy WebLinkAboutItem 4.2 Silvera Rch Phase 4 PD
STAFF REPORT
CITY COUNCIL
CITY CLERK
File #450-30 .
DATE: May'1,2012
TO: Honorable Mayor and City Councilmembers
FROM: Joni Pattillo, City Managerc1~ ~
SUBJECT: Silvera Ranch Phase 4 Planned Development Zoning Amendments with related .
Stage 1 and Stage 2 Development Plan Amendments for a D.g5-acre site north of
Fallon Road in the neighborhood known as Bella Monte
Prepared by Mike Porto, Consulting Planner.
EXECUTIVE SUMMARY:
The City Council will hold a second reading of an Ordinance approving Planned Development
Zoning Amendment~ and related Stage 1 and Stage 2 Development Plan Amendments to
change the zoning from Rural Residential/Agriculture to Single-Family Residential and related
CEQA findings for a D.g5-acre site north of Fallon' Road in the neighborhood known as Bella
Monte.
FINANCIAL IMPACT:
There is no financial impact to the City related to this request.
RECOMMENDATION:
Staff recommends that the City Council waive the reading and adopt an Ordinance adopting
Planned Development Zoning Amendments for a D.g5-acre area within Silvera Ranch Phase 4
(Bella Monte) from Planned Development (PO) Rural Residential/Agriculture to PO Single-
Family Residential and approving related Stage 1 and Stage 2 Development Plan Amendments.
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Reviewed By
Assistant City Manager
Submitted By
Director of Community Development
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DESCRIPTION:
Current Proposal:
Since adoption of the approved - -
Development Plan for Silvera
Ranch, the City's codes and - ~ _ ~,
requirements have changed ~ _ -
-.. ~ ~ _ ~
- ~
pertaining to fire prevention and v i^ ~ ~~-~
access. One specific change is r
the requirement for fire ,~4:n~h,~ ~Y~ ~a~--~>
suppression sprinklers in all '~ ~-~=~~
residential dwellings, including r-~; ~~_~;~-~~~-t~._~-.
single family detached units. ~ ~~r=~4a.~~:x~g~.
These new requirements resulted ~y~~~~~s_
in lifting the limitations on the ~ - --
maximum number of units per ~~~~.~;
~`
, .~
access point in effect when the _ -
-
project was initially approved. _ ' :- ~'
With removal of the previous
_
restriction, the property owner ~~.Rt:~a ~.,k~ ,~,~,F.~ - .>
~~-ER:, R~.~~~H PH 4
requested a land use amendment ~,.o;~TE F-`.a~~ ~r~~~~~
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to the General Plan and the Eastern Dublin Specific Plan fora 0.95-acre area designated as
Rural Residential/Agriculture (one residential unit per 100 acres) to Single-Family Residential
(0.9 to 6.0 dwelling units per acre) and related zoning amendments. The land use amendment
will allow the development of an additional 4 lots/units along Cydoni a Court between lots 129
and 130 of the previously approved subdivision.
The City Council, at their meeting of April 17, 2012, reviewed the Applicant's request regarding
the General Plan/Eastern Dublin Specific Plan Amendments, Planned Development Zoning
Amendments with related Stage 1 and Stage 2 Development Plan Amendments, and related
CEQA findings fora 0.95-acre site in Silvera Ranch Phase 4 (Attachments 1 and 2). The City
Council approved the General Plan Amendment and Eastern Dublin Specific Plan Amendment
and introduced the Ordinance adopting Planned Development Zoning Amendments to change
the zoning from Planned Development (PD) Rural Residential/Agriculture to PD Single-Family
Residential.
The proposed Stage 1 and Stage 2 Planned Development Zoning Amendments and related
Development Plans are consistent with the requirements of the General Plan and Eastern
Dublin Specific Plan land use amendments. The proposal meets the requirements of the Zoning
Ordinance (Chapter 8.32) for Planned Development zoning.
An Ordinance adopting the Planned Development Zoning Amendments and related Stage 1 and
Stage 2 Development Plan Amendments for the Silvera Ranch Phase 4 project is included as
Attachment 3.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
None.
Page 2 of 3
ATTACHMENTS: 1. City Council Staff Report, Item 6.2 dated April 17, 2012 without
attachments.
2. City Council Staff Report, Item 6.3 dated April 17, 2012 without
attachments.
3. Ordinance adopting Planned Development Zoning Amendments and
related Stage 1 and Stage 2 Development Plan Amendments for a
0.95-acre site within Silvera Ranch Phase 4 (Bella Monte).
Page 3 of 3
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DATE:
srAFF REPORT
CITY COUNCIL
CITY CLERK
File #420301450-20
Apri! 17, 2Q12
TO: Honorable Mayor and City Councilmembers
FROM: Joni Pattiilo, City Manager~~~.~ ~"~~~~~~~~,
SUB.tECT: Silvers Ranch Phase 4 General Plan Amendment, Eastern Dublin Specific Plan
Amendment, Planned Development Zoning Amendments with related Stage 1
and Stage 2 Development Plan Amendments, and related CEQA findings for a
0.95-acre site north of Fallon Road in the neighborhaad known as Bella Monte
(PLPA 2010-00055}
Prepared by Nuke Porfo, Consulting Planner
EXECUTIVE SUMMARY: The subject of this application is a 0.95-acre area within the project
Known as Silvers Ranch. This site is currently designated Rural Residential/Agriculture in the
General Plan and the Eastern Dublin Specific Plan with consistent zoning of Planned
Development (PD} Rural Residential/Agriculture. Since adoption of the approved Development
Plan for Silvers Ranch, the City`s codes and requirements have changed pertaining to fire
prevention and roadway access. The ApplicantlProperty Owner has requested land use
amendments to both the General Plan and the Eastern Dublin Specific Plan, with Planned
Development Zoning Amendments and related Stage 1 and Stage 2 Developmen# Plan
Amendments to change the land use designation and zoning from Rural Residential/Agriculture
to Single-Family Residential,
FINANCIAL IMPACT: There is no financial impact to the City related to this request.
RECOMMENDATION. Staff recommends that the City Council: 1} Receive Staff
presentation; 2} Open the Public Hearing; 3) Take testimony from the Applicant and the public;
4} Close the public hearing and deliberate; and 5) Waive the reading and introduce an
Ordinance adopting Planned Development Zoning Amendments far a 0.95-acre area within
Silvers Ranch Phase 4 {Bella Monte} from Planned Development (PD} Rural
ResidentiallAgriculture to PD Single-Family Residential and approving related Stage 1 and
Stage 2 Development Pian Amendments.
1
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Submitted By
Director of Community Development
Reviewed By
Assistant City Manager
Page 1 of 8 IrElvl NO. C.2
DESCRIPTION:
Background:
On October 21, 2003, Ordinance 15-03 was adopted which approved Stage 1 Planned
Development zoning for the project known as Pinn Brothers/Silvera Ranch located east of
Tassajara Road at its intersection with Fallon Road.
The adopted PD zoning and corresponding Development Plan has a maximum of 254 units on
Silvera Ranch. Silvera Ranch was approved for units to be distributed among four different
residential density categories within areas located both north and south of the Fallon Road right-
of-way. The area north of the Fallon Road right-of-way was approved for 44 single-family
detached homes as shown in Table 1.
TABLE 1. Land Use - PD PA OZ-024
Resulting
Phase PD Zoning Acres -net Max. Development Density
Units Plan dufnet ac
'North of Single-Family
Fallon Residential -8.8 50 44 5.0
-Road 09 to 6.Q du ac
Rural
Residential/Agriculture 49.1 0 0 0
.01 dufac
TOTAL v7.9 50 44 ,,
Subsequent actions implementing the master development pion for Silvera Ranch included a
Stage 2 Development Plan approved on October 21, 2003, by Ordinance 15-03. Architectural
Standards also were approved for the building types and styles within the related land use
designations shown in Tabie 2:
TABLE 2; Building TypelNumber of Units b Land Use
Buildin T e No. of Units Related Land Use
1) Single~Family Estates 79 units
(The Estates) {a~ units north or Fanon Roam Single-Family Residential
{35 units south of Fallon Road) Medium Density Residential
2~ Single-Family Cluster Homes 73 units Medium Density Residential
(The Manors)
3} Condominiums (The Villas) - in 102 units Medium-High Density
buildings of six or eight units Residential
Total 254 units
A Site Development Review was approved for the area north of the Fallon Road right-of way,
known as Bella Monte, on February 8, 2011 by Planning Commission Resolution 11-04. The
Bella Monte neighborhood is configured along Cydonia Court which intersects with Fallon Road
along its north side and serves as the primary access to the neighborhood. A secondary access
road provided within the hillside and open space area surrounding Bella Monte connects to
Page 2 of $
Syrah Drive within Chateau at Fallon Crossing, the single-family detached residential project to
the north. Bella Monte was limited to 44 residential lots based on the circulation and access
standards in place at that time. The 44 single-family detached homes were approved under
standards for "The Estates," the largest of the three housing types approved for Silvera Ranch
in terms of minimum lot size and floor plans.
The vicinity map below shows the overall Phase 4 project site in relation to the surrounding
area.
OJECT
'E
The project site is currently vacant with some non-native grasses and low vegetation. The site
has been rough graded in connection with prior Tract Map Conditions of Approval.
Current Proposal:
Since adoption of the approved Development Plan for Silvera Ranch, the City's codes and
requirements have changed pertaining to fire prevention and access. One specific change is
the requirement for fire suppression sprinklers in all residential dwellings, including single family
detached units. These new requirements resulted in lifting the limitations on the maximum
number of units per access paint in effect when the project was initially approved.
With removal of the previous restriction, the property owner now has requested a land use
amendment to the General Plan and the Eastern Dublin Specific Plan fora 0.95-acre area
designated as Rural ResidentiallAgriculture {one residential unit per 100 acres} to Single-Family
Residential {0.9 to 6.0 dwelling units per acre). The land use amendment would allow the
development of an additional 4 lots/units along Cydonia Court between lots ~ 29 and 130 of the
previously approved subdivision.
The request also includes corresponding Planned Development Zoning Amendments and
related Stage 1 and Stage 2 Development Plan Amendments.
Page3of8
VICINITY MAP
ANALYSIS:
General Plan & Eastern D~ahlin Specific Plan Amendment
The 0,95-acre project site represents a portion of Lot K of Tract 7540 which is approximately
41.28 acres currently designated under the General Plan and Eastern Dublin Specific Plan as
Rural ResidentiallAgriculture. This land use designation allows for one residential unit per 100
acres and effectively serves as Open Space, The General Plan and the Eastern Dublin Specific
Plan defines Single-Family Residential use as 0.9 to 6.0 dwelling units per acre.
The proposed land use amendment would result in an exchange of acreage. Single-Family
Residential would increase from 8.8 net acres to approximately 9.75 net acres. Conversely,
Rural ResidentiallAgriculture use would decrease from 57.4 acres to 56.45 acres.
The project proposal includes related amendments to the various figures, texts, and tables in the
General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the
documents.
Cities are limited by the State to amend a single Element of the General Pian no mare than 4
times per calendar year. Currently, the City of Dublin has applications for several General Plan
Amendments which, if approved individually in 2012, would exceed the State requirement. For
that reason, the General Plan Amendment requested for two projects on the City Council
Agenda tonight have been grouped together {Silvera and Brannigan}. These GPA requests will
come before the City Council for action as a separate Agenda item. This will allow the City to
adopt one General Plan Amendment. Please refer to this agenda item for the Resolution to
adopt the proposed GPAIEDSPA.
Planned Development Zoning Amendments and Related Stage 7 and Stage 2
Development Plan Amendments
The Applicant also requests approval of Planned Development Zoning Amendments and related
Stage 1 and Stage 2 Development Plan Amendments consistent with the requested General
Plan and Eastern Dublin Specific Pian land use amendments. The rezoning will amend the
existing PD to allow single-family residential uses an that portion of the project site. The Stage
2 Development Plan for Silvera Ranch {Bella Monte} referenced above established the
residential Development Regulations and Architectural Standards for the three product types.
These regulations are proposed to apply to the project site.
The project would remain within the overall number of units approved previously for Silvera
Ranch. The 4 additional single-family detached residential units would increase the number of
units in Phase 4 from 44 to 48. These 48 units north of Fallon Road added to the 210 units
approved south of Fallon Raad results in a unit count of 258 units which is the total number of
units approved with the initial Stage 1 PD. Also, the resulting over all density of 5 units per net
acre for the single-family residential area north of Fallon Road would remain within the allowed
range.
For consistency, the Developmen# Regulations for "The Estates" within the Bella Monte
neighborhood would be applied to the 4 new residential lots, including; lot size, frontage,
setbacks, coverage, distance between buildings, common outdoor areas, usable outdoor areas,
height limits, parking, driveways, and grading standards. These regulations include a minimum
lot size of 4,000 square feet and minimum street frontage of 50 linear feet. The rear yards are
Page 4 of 8
required to have a 10-foot minimum depth with an overall average depth of 15 feet. The rear
yard setback may exceed these dimensions depending on the floor plan type placed on each
individual lot. Ail lots are required to have a usable (flat} rear yard area at a minimum of 300
square feet with that area having a minimum dimension of 8 feet.
Therefore, the proposed Stage 1 and Stage 2 Planned Development Zoning Amendments and
related Deveiopment Plans are consistent with the requirements of the proposed General Plan
and Eastern Dublin Specific Plan land use amendments, and the proposal meets the
requirements of the Zoning Ordinance (Chapter 8.32} for Planned Development zoning.
An Ordinance adapting the Planned Development Zoning Amendments and related Stage 1 and
Stage 2 Development Plan Amendments for the Si[vera Ranch Phase 4 is included as
Attachment 1.
Site Plan
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PARGEI MAP iC053 - Saf~VERA RANCH Pii 4
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Planning Commission Action:
At their meeting of March 27, 2012, the Planning Commission approved a Site Development
Review and Vesting Tentative Parcel Map 10053 (Attachment 2} for a residential subdivision of
4single-family detached units on approximately 0.95-acres consistent with the Deveiopment
Regulations adopted for the Planned Development Zoning for Single-Family "Estates" and the
approved architectural standards for the surrounding Bella Monte neighborhood. This approval
is subject to the City Council adoption of the proposed GPAfEDSPA and Planned Development
Amendments. The Planning Commission also recommended that the City Council adopt the
proposed GPAIEDSPA (Resolution 12-14} and PD Zoning Amendment (Resolution 12-15}
(Attachments 3 and 4}. Please refer to Attachment 5 for the Planning Commission Draft
Minutes.
Page5of8
CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE
The application includes a request for Planned Development Zoning Amendments along with
related Stage 1 and Stage 2 Development Plan Amendments consistent with the proposed land
use amendments under the General Plan and Eastern Dublin Specific Plan. The Stage 2
Development Plan for Silvera Ranch established the Development Standards applicable to
building design, plotting, and subdivisions.
The proposed project has been reviewed for conformance with the Community Design and
Sustainability Element of the General Pian. The project itself is a portion of the larger Silvera
Ranch project that has implemented pathways, gathering spaces, and open spaces. The
Applicant will be using the same architectural plans previously approved for the Bella Monte
neighborhood which exceeded the City of Dublin Green Building Ordinance. In general, the
Applicant is furthering the goals of the Community Design and Sustainability Element of the
General Plan by providing a high quality of life and preserving resources and opportunities for
future generations.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Raman Services District reviewed the project and provided Conditions of
Approval where appropriate to ensure that the Project is established in compliance with all local
Ordinances and Regulations. Conditions of Approval from these departments and agencies are
included in the attached Planning Commission Resolution 12-16 (Attachment 2).
NOTICING REQUIREMENTSIPUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300 feet of the proposed project. A Public Notice also was published in the Valley Times
and posted at several locations throughout the City. A copy of this Staff Report has been
provided to the Applicant.
ENVIRONMENTAL REVIEW:
The project is in Eastern Dublin. The Eastern Dublin General Plan Amendment and Specific
Plan were adopted by the City to encourage orderly growth of the Eastern Dublin area. The
Eastern Dublin EIR was a Program EIR that evaluated the potential environmental effects of
urbanizing Eastern Dublin over a 20 to 30 year period.
On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an
Environmental Impact Report for the Eastern Dublin General Plan Amendment and Eastern
Dublin Specific Plan (Eastern Dublin EIR, or EIR, SCH #91103064}. The certified EIR consisted
of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated
May 4, 1993, assessing a reduced development alternative. The City Council adopted
Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan far the reduced
area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second
Addendum updating wastewater disposal plans for Eastern Dublin.
The Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open
space areas and the basic policy considerations accompanying the change in character from
undeveloped to developed lands. For identified impacts that could not be mitigated to a less
Page 6 of 8
than significant level, the City Council adopted a Statement of Overriding Considerations for
cumulative traffic, extension of certain community facilities (natural gas, electric and telephone
service}, regional air quality, noise, and other impacts. Because the Eastern Dublin project
proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern
Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These
impacts together with visual and other impacts from urbanization were also determined to be
significant and unavoidable. Where the Eastern Dublin EIR identified impacts that could be
mitigated, the previously adopted mitigation measures continue to apply to implementing
projects such as Silvera Ranch.
The original General Plan and Specific Plan designated Silvera Ranch for residential
development within a larger open space area, these designations were the basis for the Eastern
Dublin EIR analysis. On October 21, 2003, the City Council adapted an Addendum to the
certified EIR through Resolution 207-03. The Addendum examined proposed project-level
development of 254 residential units at Silvera Ranch and determined that the development
raised no new CEQA issues and required no further environmental review. The current project
proposes 4 additional lots in a portion of the original residential development area and would fill
in a gap between existing residential lots along the southerly side of Cydonia Court. The site
has already been rough graded in connection with prior approvals. Any further site disturbance
continues to be subject to the previously adopted Eastern Dublin EIR mitigation measures and
all applicable standard development requirements from the City. The additional 4 lots are within
the original residential area assumed in the ElR and would be a minor increase in units
examined in the site-specific Addendum.
Staff examined the project pursuant to the subsequentlsupplemental review provisions of CEQA
§21166 and CEQA Guidelines §§15162, 15163 and determined that as residential units within
the EIR's assumed residential development area subject to all previously adopted mitigation
measures, and based on the project`s small size, there are no new significant effects and no
new mitigation measures required for the current project. The proposed project does not
constitute a substantial change to the previous Silvera Ranch approvals that require major
revisions to the EIR due to new significant environmenta! effects or a substantial increase in
severity of previously identified significant effects. Staff recommends the City determine that the
project is within the scope of the project analyzed in the Eastern Dublin Program EIR; that the
EIR, its addenda and the previously adopted mitigation measures adequately analyze and
mitigate the potential impacts of the 4 additional lots; that the project will not result in any new
significant impacts or the need for new mitigation measures; and that no additional
environmenta[ review is required.
The Eastern Dublin EIR and CEQA Addenda, ail Resolutions and Ordinances referenced above
are incorporated herein by reference and are available far review at City Hall during normal
business hours.
ATTACHMENTS: 1. Ordinance adopting Planned Development Zoning Amendments and
related Stage 1 and Stage 2 Development Plan Amendments for a
0.95-acre site within Silvera Ranch Phase 4 {Bella Monte)
2, Planning Commission Resolution 12-16 approving a Site
Development Review Permit and Vesting Tentative Parcel Map
10053 for a residential subdivision of 4single-family detached units
on a 0.95-acre site within Silvera Ranch Phase 4 (Bella Monte}
Page 7 of 8
3. Planning Commission Resolution 12-14 recommending that the City
Council adopt a Resolution amending the General Plan and Eastern
Dublin Specific Plan to change the land use designation from Rural
ResidentiallAgriculture to Single-Family Residential fora 0.95-acre
site within Sifvera Ranch Phase 4 (Bella Monte) and finding the
project within the scope of the Eastern Dublin E!R
4. Planning Commission Resolution 12-15 recommending that the City
Council adopt an Ordinance approving Planned Development Zoning
Amendments and related Stage 1 and Stage 2 Development Plan
Amendments fora 0.95-acre site within Sifvera Ranch Phase 4
(Bella Monte)
5. Planning Commission Draft Minutes March 27, 2012 meeting
Page 8 of 8
~~~~ Off' nU~~~
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L~~ - ~ ~~~
DATE:
TO:
FROM:
STAFF REPORT
CITY COUNCIL
CITY CLERK
File #420-30
April 17, 2012
Honorable Mayor and City Councilmembers
~~
Joni Pattillo, City Manager ° ~'
SUBJECT: Brannigan Street Project and Silvera Ranch Phase 4 -General Plan and Eastern
Dublin Specific Plan Amendments (PLPA 2011-00039 and PLPA-2010-00055)
Prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY:
The Brannigan Street Project is a 3-acre parcel located along the west side of Brannigan Street
north of Gleason Drive within Area F of Dublin Ranch. This site currently is designated
Public/Semi-Public in the General Plan and the Eastern Dublin Specific Plan. The Applicant has
requested land use amendments to change the General Plan and the Eastern Dublin Specific
Plan land use designation to Medium Density Residential.
Silvera Ranch Phase 4 is a 0.95-acre parcel currently designated Rural Residential/Agriculture
in the General Plan and the Eastern Dublin Specific Plan. The Applicant has requested land use
amendments to change both the General Plan and the Eastern Dublin Specific Plan land use
designation to Single-Family Residential.
Cities are limited by the State to amend a single Element of the General Plan no more than 4
times per calendar year. Currently, the City of Dublin has applications for several General Plan
Amendments which, if approved individually in 2012, would exceed the State requirement. For
that reason, the General Plan Amendment requested for two projects on the City Council
Agenda tonight have been grouped together (Silvera and Brannigan). These GPA requests will
come before the City Council for action as a separate Agenda item. This will allow the City to
adopt one General Plan Amendment.
FINANCIAL IMPACT:
None.
RECOMMENDATION:
Staff recommends that the City Council (1) Receive Staff presentation; (2) Open the Public
Hearing; (3) Take testimony from the Applicant and the Public; (4) Close the Public Hearing and
deliberate; and (5) Adopt a Resolution approving General Plan and Eastern Dublin Specific Plan
amendments for the Brannigan Street Project (PLPA 2011-00039) and the Silvera Ranch Phase
4 Project (PLPA 2010-00055).
Page 1 of 6 ITEM NO. 6.3
. ~a~~..~
Submitted By
Director of Community Development
DESCRIPTION:
Background:
Brannigan Street Project
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Reviewed By
Assistant City Manager
The Project Site is a three-acre parcel (APN 098-0052-021) located along the west side of
Brannigan Street north of Gleason Drive within Planning Area F of Dublin Ranch. In 2004, the
General Plan and Eastern Dublin Specific Plan were amended through the Area F North project
to change the use of the 6.3 acres remaining from a previously designated high school site
(including the Project Site) to Public/Semi-Public use. The Springfield Montessori School was
built on the northern portion of the 6.3 acre site. The proposed project is on the remainder of
the site.
The Project Site was purchased by the current property owner, East Bay Muslim Community
Center, for use as a community center/worship facility. Since that time the property has
remained vacant. Indications have been that the property is too small to accomplish the
intended use given the required development standards. Lennar Homes of California holds an
option to purchase the property from the current owner and is serving as the owner's
representative in obtaining entitlements.
The Applicant is requesting approval of General Plan and Eastern Dublin Specific Plan
Amendments to re-designate the site from Public/Semi-Public to Medium Density Residential
(6.0-14.1 du/ac).
Silvera Ranch Phase 4
On October 21, 2003, Ordinance 15-03 was adopted which approved Stage 1 Planned
Development zoning for the project known as Pinn Brothers/Silvera Ranch located east of
Tassajara Road at its intersection with Fallon Road.
The adopted PD zoning and corresponding Development Plan was approved for a maximum of
254 units. Silvera Ranch was approved for units to be distributed among four different
residential density categories within areas located both north and south of the Fallon Road right-
of-way. The area north of the Fallon Road right-of-way (Silvera Ranch Phase 4) was approved
for 44 single-family detached homes. Silvera Ranch Phase 4 was limited to 44 residential lots
based on fire prevention and access needs in compliance with the then current standards.
Subsequent actions implementing the development plan for Silvera Ranch include a Stage 2
Development Plan approved on October 21, 2003, by Ordinance 15-03. Architectural Standards
also were approved for the building types and styles within the related land use designations.
A Site Development Review for the area north of the Fallon Road right-of-way, known as Bella
Monte, was approved on February 8, 2011 by Planning Commission Resolution 11-04.
Page 2 of 6
Since adoption of the approved Development Plan for Silvera Ranch, the City's codes and
requirements have changed pertaining to fire prevention and access. One specific change is
the addition of suppression sprinklers in all residential dwellings, including single family
detached units. These new requirements resulted in a lifting of the limitations on the maximum
number of units per access point in effect when the project was initially approved.
With removal of the previous restriction, the property owner now has requested a land use
amendment to the General Plan and the Eastern Dublin Specific Plan fora 0.95-acre area
designated as Rural Residential/Agriculture (one residential unit per 100 acres) to Single-Family
Residential (0.9 to 6.0 dwelling units per acre). The land use amendment would allow the
development of an additional 4 lots/units along Cydonia Court between lots 129 and 130 of the
previously approved subdivision.
~ Vicinity Maps ~
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Silvera Phase 4
ANALYSIS:
Cities are limited by the State to amend a single Element of the General Plan no more than 4
times per calendar year. Currently, the City of Dublin has applications for several General Plan
Amendments which, if approved individually in 2012, would exceed the State requirement. For
that reason, the General Plan Amendment requested for two projects on the City Council
Agenda tonight have been grouped together (Silvera and Brannigan) consistent with past City
practice. These GPA requests will come before the City Council for action as a separate
Agenda item. This will allow the City to adopt one General Plan Amendment.
The proposal includes General Plan and Eastern Dublin Specific Plan Amendments to change
the land use designation of the Brannigan Street Project from Public/Semi-Public to Medium
Density Residential and Silvera Ranch Phase 4 from Rural Residential/Agriculture to Single-
Family Residential. The project proposal also includes related amendments to the various
figures, texts, and tables in the General Plan and Eastern Dublin Specific Plan to ensure
consistency throughout the documents.
Page 3 of 6
Brannigan Street
Staff Reports describing the Brannigan Street Project and Silvera Ranch Phase 4 are included
as separate agenda items on this City Council Agenda. Please refer to these Staff Reports for a
complete description and analysis of the proposed General Plan and Eastern Dublin Specific
Plan Amendments.
A Resolution amending the General Plan and Eastern Dublin Specific Plan is included as
Attachment 1.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300 feet of the proposed project. A Public Notice also was published in the Valley Times
and posted at several locations throughout the City. A copy of this Staff Report has been
provided to the Applicants.
ENVIRONMENTAL REVIEW:
Brannigan Street Project
The General Plan and the Eastern Dublin Specific Plan were adopted by the City to encourage
orderly growth of the Eastern Dublin area. The Eastern Dublin EIR was a Program EIR and
evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year
period.
On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an
Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and
Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted
of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated
May 4, 1993, assessing a modified reduced development alternative. The City Council adopted
Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the
modified reduced area alternative on May 10, 1993. On August 22, 1994, the City Council
adopted a second Addendum updating wastewater disposal plans for Eastern Dublin.
Later CEQA reviews addressing the Project site include a 1997 Negative Declaration (ND)
(Resolution 140-97) and a 2000 Mitigated Negative Declaration (MND) for the Dublin Ranch
Area F project (Resolution 34-00). An EIR Addendum was adopted for the Area F North project
on March 16, 2004 by Resolution 43-04.
The Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open
space areas and the basic policy considerations accompanying the change in character from
undeveloped to developed lands. For identified impacts that could not be mitigated to a less
than significant level, the City Council adopted a Statement of Overriding Considerations for
cumulative traffic, extension of certain community facilities (natural gas, electric and telephone
service), regional air quality, noise, and other impacts. Because the Eastern Dublin project
proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern
Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These
impacts together with visual and other impacts from urbanization were also determined to be
significant and unavoidable. Where the Eastern Dublin EIR identified impacts that could be
mitigated, the previously adopted mitigation measures continue to apply to implementing
projects, such as the Brannigan Street project. Similarly, mitigation measures from the 2000
MND would continue to apply to the Project, as appropriate.
Page 4 of 6
Consistent with CEQA Section 21166 and CEQA Guidelines Sections 15162 and 15163, an
Initial Study was prepared by the City, as the Lead Agency, to determine whether there would be
significant environmental impacts occurring as a result of the current project beyond or different
from those already addressed in the previous CEQA documents. Consistent with CEQA
Guidelines Section 15164, a determination was made to prepare an Addendum to the
environmental documents certified previously.
The Initial Study and Addendum to previous CEQA documents concluded that the proposed
project did not identify any new or more severe significant impacts that were not analyzed
previously, and that no further environmental review under CEQA is required. Pursuant to the
2002 Citizens fora Better Environment case, approval of the Addendum will include a
Statement of Overriding Considerations for significant unavoidable impacts identified in the prior
Eastern Dublin EIR that are applicable to the project or project site. The Planning Commission
recommended that the City Council adopt the CEQA Addendum. The City Council Resolution
adopting the CEQA Addendum was considered under a separate Agenda item just prior to this
consideration.
The CEQA Addendum, prior CEQA documents, and all of the Resolutions, and Ordinances
referenced above are incorporated herein by reference and are available for review at City Hall
during normal business hours.
Silvera Ranch Phase 4
The project is in Eastern Dublin. The Eastern Dublin General Plan Amendment and Specific
Plan were adopted by the City to encourage orderly growth of the Eastern Dublin area. The
Eastern Dublin EIR was a Program EIR that evaluated the potential environmental effects of
urbanizing Eastern Dublin over a 20 to 30 year period.
On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an
Environmental Impact Report for the Eastern Dublin General Plan Amendment and Eastern
Dublin Specific Plan (Eastern Dublin EIR, or EIR, SCH #91103064). The certified EIR consisted
of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated
May 4, 1993, assessing a reduced development alternative. The City Council adopted
Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the reduced
area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second
Addendum updating wastewater disposal plans for Eastern Dublin.
The Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open
space areas and the basic policy considerations accompanying the change in character from
undeveloped to developed lands. For identified impacts that could not be mitigated to a less
than significant level, the City Council adopted a Statement of Overriding Considerations for
cumulative traffic, extension of certain community facilities (natural gas, electric and telephone
service), regional air quality, noise, and other impacts. Because the Eastern Dublin project
proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern
Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These
impacts together with visual and other impacts from urbanization were also determined to be
significant and unavoidable. Where the Eastern Dublin EIR identified impacts that could be
mitigated, the previously adopted mitigation measures continue to apply to implementing
projects such as Silvera Ranch.
Page 5 of 6
The original General Plan and Specific Plan designated Silvera Ranch for residential
development within a larger open space area; these designations were the basis for the Eastern
Dublin EIR analysis. The proposed project was within the residential development area and was
assumed for Single-Family Residential uses, the same as currently proposed. On October 21,
2003, the City Council adopted an Addendum to the certified EIR through Resolution 207-03.
The Addendum examined proposed project-level development of 254 residential units at Silvera
Ranch and determined that the development raised no new CEQA issues and required no
further environmental review. The current project proposes 4 additional lots in a portion of the
original residential development area and would fill in a gap between existing residential lots
along the southerly side of Cydonia Court. The site has already been rough graded in
connection with prior approvals. Any further site disturbance continues to be subject to the
previously adopted Eastern Dublin EIR mitigation measures and all applicable standard
development requirements from the City. The additional 4 lots are within the original residential
area assumed in the EIR and would be a minor increase in units examined in the site-specific
Addendum.
Staff examined the project pursuant to the subsequent/supplemental review provisions of CEQA
§21166 and CEQA Guidelines §§15162, 15163 and determined that as residential units within
the EIR's assumed residential development area, with the same land use designations as
previously assumed and analyzed, subject to all previously adopted mitigation measures, and
based on the project's small size, there are no new significant effects and no new mitigation
measures required for the current project. The proposed project does not constitute a
substantial change to the previous Silvera Ranch approvals that require major revisions to the
EIR due to new significant environmental effects or a substantial increase in severity of
previously identified significant effects. Staff recommends the City determine that the project is
within the scope of the project analyzed in the Eastern Dublin Program EIR; that the EIR, its
addenda and the previously adopted mitigation measures adequately analyze and mitigate the
potential impacts of the 4 additional lots; that the project will not result in any new significant
impacts or the need for new mitigation measures; and that no additional environmental review is
required.
The Eastern Dublin EIR and CEQA Addenda, all Resolutions and Ordinances referenced above
are incorporated herein by reference and are available for review at City Hall during normal
business hours.
ATTACHMENTS: 1. Resolution approving General Plan and Eastern Dublin Specific Plan
amendments for the Brannigan Street Project (PLPA 2011-00039)
and the Silvera Ranch Phase 4 Project (PLPA 2010-00055)
Page 6 of 6
ORDINANCE NO. XX - 12
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*****************************************
ADOPTING PLANNED DEVELOPMENT ZONING AMENDMENTS FOR
A 0.95-ACRE AREA WITHIN SILVERA RANCH PHASE 4 (BELLA MONTE) FROM
PLANNED DEVELOPMENT (PD) RURAL RESIDENTIAL/AGRICULTURE TO PD SINGLE-
FAMILY RESIDENTIAL AND APPROVING RELATED STAGE 1 AND STAGE 2
DEVELOPMENT PLAN AMENDMENTS
(Portion of APN 985-0055-003-04)
(PLPA 2010-00055)
The City Council of the City of Dublin does ordain as follows:
SECTION 1: FINDINGS
A. Pursuant to Section 8.120.050 of the Dublin Municipal Code, the City Council finds as
follows.
1. The proposed Stage 1 and Stage 2 Planned Development zoning amendments
for that portion of Silvery Ranch Phase 4 (Bella Monte) referenced as a 0.95-
acre site along Cydonia Court (the "Property)"will be harmonious and
compatible with existing and potential development in surrounding areas
because: the proposed zoning amendment for the property from Rural
Residential/Agriculture to Single-Family Residential would allow development
of the Property similar to Single-Family Residential development on
surrounding properties located within Silvery Ranch Phase 4.
2. The Property is physically suitable for the type and intensity of the Planned
Development Zoning District proposed because: 1) it is located within and
surrounded by Single-Family development and area zoned for that use; 2)
Development will be integrated with the adjacent Bella Monte neighborhood
and developed under standards consistent with the standards adopted for the
adjacent neighborhoods; and 3) the zoning amendments and Stage 2
Development Plan will allow the construction of 4 units which will remain within
the permitted maximum density of 6.0 units per acre.
3. The proposed Stage 1 and Stage 2 Planned Development zoning amendments
for the Property 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 because: 1) changes to fire prevention and suppression standards
would no longer prohibit the additional units along this roadway, 2)
development resulting from the proposed zoning amendments to the Property
would be subject to development standards previously approved for Single-
Family Residential development adopted with Planned Development PA 02-
024 and PLPA-2010-00055, and 3) development resulting from the proposed
zoning amendments to the Property would be subject to conditions of approval
under the authority to preserve public health, safety, and welfare.
Attachment 3
4. The proposed Stage 1 and Stage 2 Planned Development zoning amendments
for the Property are consistent with the Dublin General Plan and the Eastern
Dublin Specific Plan because: 1) the Applicant has requested approval of a
General Plan Amendment to change the land use designation from Rural
Residential/Agriculture to Single-Family Residential use, 2) the Property has
been designated for Single-Family Residential development under the General
Plan and the Eastern Dublin Specific Plan approved by Resolution XX on XX,
2012, and 3) the requested zoning is consistent with this land use.
B. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds
as follows.
1. The proposed Stage 1 and Stage zoning amendments meet the purpose and
intent of Chapter 8.32 Planned Development Zoning District of the Dublin
Zoning Ordinance because: 1) the proposed project is consistent with the intent
of the General Plan and Eastern Dublin Specific Plan designated for Single-
Family Residential development under the General Plan and the Eastern
Dublin Specific Plan approved by Resolution XX on XX, 2012; 2) the proposed
project complies with purposes required by Section 8.32.010 of the Dublin
Zoning Ordinance.
2. Development under the Planned Development District Development Plan will
be harmonious and compatible with existing and future development in the
surrounding area because: 1) the proposed zoning amendments to the
Property from Rural Residential/Agriculture to Single-Family Residential would
allow development of the Property to similar Low Density/Single Family
Residential development on surrounding properties located within Silvera
Ranch Phase 4; and 2) adequate hillside slope preservation and bio-retention
measures will be incorporated to prevent run-off onto adjacent and surrounding
developments.
C. Pursuant to the California Environmental Quality Act (CEQA) it was found that the
Project was within the scope of the Eastern Dublin EIR, which resolution is incorporated herein
by reference all of the environmental documents referenced herein are incorporated by
reference.
SECTION 2. MAP OF THE PROPERTY
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to amend the zoning of the Property from Planned Development PD Rural
Residential/Agriculture to PD Single-Family Residential (0.9 to 6.0 dwelling units per acre):
The 0.95-acre Property generally located along the south side of Cydonia Court north
of Fallon Road and east of Tassajara Road (portion of APN 985-0055-003-04).
2 Attachment 3
A map of the Property is shown below:
SECTION 3. APPROVAL
OJECT
'E
The regulations for the use, development, improvement, and maintenance of the Property are
set forth in the following Stage 1 and Stage 2 Development Plans for the Project area which are
hereby approved. Any amendments to the Stage 1 and Stage 2 Development Plans shall be in
accordance with section 8.32.080 of the Dublin Municipal Code or its successors.
Stage 2 Development Plan for Silvera Ranch Phase 4 (Bella Monte)
This Stage 1 and Stage 2 Development Plan Amendments have been submitted pursuant to
Chapters 8.32.030 and 8.32.040 of the Dublin Zoning Ordinance. These amendments meet all
the requirements for Stage 1 and Stage 2 Development Plans and are adopted as part of the
PD-Planned Development Zoning Amendment for Silvera Ranch (PA 02-024) and specifically
for Phase 4 (PLPA-2010-00055). A separately bound document titled "Silvera Ranch Phase IV
Amendment," dated Rev. 03-16-12, is incorporated herein by reference and on file in the Dublin
Community Development Department. The PD-Planned Development District is hereby
amended to ensure compliance with the goals, policies, and action programs of the General
Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the Zoning Ordinance.
1. Zoning: The action amends the zoning of a 0.95-acre site within the area known as a
portion of Silvera Ranch Phase 4 from Rural Residential/Agriculture to Single-Family
Residential (0.9 to 6.0 units per acre). The proposed Development Plan is for 4
lots/units.
3 Attachment 3
2. Permitted Uses: All uses permitted, conditional, accessory, and temporary for PD
Single-Family Residential approved by PA 02-024 and PLPA-2010-00055 are applicable
to this property. Density: 0.9 - 6.0 dwelling units per acre.
3. Dublin Zoning Ordinance -Applicable Requirements: Except as specifically modified
by the provisions of the Planned Development District and Amendment/Development
Plan amendment, all applicable general requirements and procedures of the Dublin
Zoning Ordinance shall be applied to the land uses designated in this Planned
Development District zoning amendment.
4. Development Standards: The Development Standards for the Single-Family use
established with the Stage 1 and Stage 2 Planned Development zoning adopted with PA
02-024 and PLPA-2010-00055 shall apply.
5. Phasing Plan. Silvera Ranch Phase 4 will be developed as one phase.
6. Land Use Plan. Refer to Stage 2 Development Plan, Parcel Map 10053 Land Use
Amendment Exhibit.
7. Landscaping Plan. Refer to Stage 2 Conceptual Landscaping Plan„ Sheet L-4.
8. Development Concept. The Property is proposed to be developed as 4single-family
detached units on lots having a minimum lot size of 4,000 square feet consistent with
Silvera Ranch Phase 4. A Site Development Review (SDR) in accordance with Zoning
Code Section 8.104 and Vesting Tentative Parcel Map 10053 have been submitted with
this Zoning Amendment.
9. Access & Circulation. Vehicular and pedestrian access to the Property will be from
Cydonia Court at its intersection with Fallon Road to the south and Syrah Drive to north.
10. PD Zoning/Land Use Summary. The following table provides the acreage per land use
designation.
PD ZONING/LAND USE SUMMARY TABLE
FOR SILVERA RANCH (PA 02-024 and PLPA-2010-00055)
Existing Proposed
Land Use Designation Net Acres units Net Acres units
Single-Family Residential
(0.9 to 6.0 units per acre) 8.8 50 9.48 48
Rural Residential/Agriculture 57.4 1 56.72 1
Medium Density Residential
(6.1 to 14.0 du/ac) [no change] 14.3 112 14.3 112
Medium-High Density Residential
(14.1 to 25. du/ac) [no change] 7.2 96 7.2 96
Total 87.7 259 87.7 257
11. Public Facilities. Public Facilities shall be provided in accordance with the Development
Plan approved for PA 02-024 and PLPA-2010-00055, and the Site Development Review
for Silvera Ranch Phase 4 (Bella Monte), overall, and any subsequent Site Development
Review specific to this Project Site.
4 Attachment 3
SECTION 4. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be enforced thirty (30) days following its adoption
contingent on approval of the companion General Plan and Eastern Dublin Specific Plan
amendments. 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 BY the City Council of the City of Dublin, on this
day of , 2012, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:IPA#120101PLPA-2010-00055 Silvera Ranch Phase 41CC Mtg 5.1.12 2nd ReadinglAttch 3 CC PD Ord.doc
5 Attachment 3