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HomeMy WebLinkAboutItem 6.2 Heritage Park & DDSP GPAOF Ill 4 �Ir 111 1'3 � =�, 82 DATE: TO: FROM: SUBJECT STAFF REPORT CITY COUNCIL July 15, 2014 Honorable Mayor and City Councilmembers CITY CLERK File #420 -30 Christopher L. Foss, City Manager J Heritage Park General Plan and Dublin Village Historic Area Specific Plan Amendment (PLPA 2013 - 00002) and Downtown Dublin Specific Plan General Plan Amendment project (PLPA 2013- 00073) (Related to agenda item 6.1) Prepared by Kristi Bascom, Principal Planner and Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The City Council will consider a General Plan Amendment and Dublin Village Historic Area Specific Plan Amendment for the Heritage Park project. The 6.55 -acre project site has a current General Plan Land Use Designation of Retail /Office. The Applicant proposed a General Plan and Specific Plan Amendment to re- designate 5.94 -acres to Medium Density Residential (0.61 -acres would remain Retail /Office). The proposed amendments would enable development of the Heritage Park project which includes demolition of a 110,000 square foot office complex and reconfiguration of the site for the development of 54 single - family detached homes and a 14,000 square foot, two -story office building. The corresponding project entitlements are included as a separate item on this City Council agenda. The City Council will also consider an amendment to the General Plan to incorporate the recently adopted Downtown Dublin Specific Plan Amendment. The changes include increasing the number of residential units permitted in the Downtown by 1,200 units and decreasing the amount of commercial square footage permitted by 773,000 square feet. The actual Downtown Dublin Specific Plan Amendments and CEQA Addendum were previously approved by the City Council at a public hearing on May 6, 2014. FINANCIAL IMPACTS: All costs associated with the processing of the Heritage Park Project application were borne by the Project Applicant. All costs associated with the processing of the DDSP Amendment Project were borne by developers who have processed recent General Plan Amendments that decreased densities on their site(s). RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate and adopt a Resolution Amending the General Plan and Dublin Village Historic Area Specific Plan for the Heritage Park Project and amending the General Plan for the Downtown Dublin Specific Plan Amendment Project. Page 1 of 6 ITEM NO. 6.2 Submitted By "Reviewed By Community Development Director Assistant City Manager DESCRIPTION: Background: Heritage Park Project The Heritage Park project site is located in the southeasterly portion of the Dublin Village Historic Area Specific Plan (DVHASP) area north of Interstate Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road (APN 941 - 1550- 005 -03). The Applicant is proposing to demolish the existing 110,000 square foot office complex and reconfigure the site for the development of 54 single - family detached homes and a 14,000 square foot, two -story office building. The Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, Parcel Map and Vesting Tentative Subdivision Map, Environmental Impact Report, and Development Agreement for the Heritage Park Project has been considered as a separate item on this City Council meeting agenda. Vicinity Map 1: Heritage Park The current request is approval of an amendment to the General Plan and DVHASP to change the land use designation of 5.94 -acres from Retail /Office to Medium Density Residential (0.61 - acres will remain Retail /Office and will be reserved for a new office building). The proposed amendments will enable development of the proposed project as described above. Downtown Dublin Specific Plan Amendment Project The Downtown Dublin Specific Plan (DDSP) area is located in the southwestern portion of the City and is approximately 284 acres in size. The project area is generally bound by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to the west, and Amador Valley Boulevard to the north. There are some partial boundary limits that extend beyond those roadways, most notably for a portion of San Ramon Road, a portion of Amador Valley Boulevard, and all of Village Parkway within the Specific Plan area. Page 2 of 6 The proposed General Plan Amendment will incorporate the following DDSP amendments that were adopted by the City Council on May 6, 2014: 1) increase the residential development cap in the downtown from 1,300 units to a total of 2,500 units; and 2) corresponding reduction in the commercial development potential from 3,035,540 square feet to 2,262,540 square feet to offset impacts from increasing the residential cap. General Plan and Specific Plan Amendments State law allows only four (4) General Plan Amendments per Element per calendar year. These two projects combined represent the second amendment to the General Plan Land Use Element in 2014. Vicinity Map 2: DDSP Districts rrFJ �l•��r�titt`5{hr.�.�,c��r :1 ��`: `...r % }�.,�,�j f Ili -ES: �:��.� In order to avoid amendments in excess of the number permitted by State law, General Plan amendments for specific projects can be grouped together and adopted by one Resolution. Therefore, the proposed General Plan Amendments for the Heritage Park Project and the DDSP Amendment Project have been grouped together to be heard on the same agenda and approved with one action (Resolution). The companion approvals associated with the Heritage Park Project will be heard as a separate agenda item on this same City Council agenda, and, if approved, will not become effective until the General Plan Amendments are approved and effective. The companion approvals associated with the DDSP Amendment Project were approved by the City Council on May 6, 2014. Specific Plan amendments are not limited to four per year; however, the proposed Dublin Village Historic Area Specific Plan Amendment for the Heritage Park Project has been grouped together with its companion General Plan Amendment. Please refer to the separate Staff Report on this agenda for the Heritage Park Project for a complete discussion of the proposed projects and related entitlements. ANALYSIS: Heritage Park Project The Heritage Park Project includes an amendment to the General Plan and Dublin Village Historic Area Specific Plan to change the land use designations as shown in Table 1 below. TABLE 1: Land Uses — Heritage Park Project Existing Proposed Use Acres acres RO Retail /Office 6.55 .61 MDR Medium Density Residential 0 5.94 Total 6.55 6.55 Page 3 of 6 The requested amendments to the General Plan and Dublin Village Historic Area Specific Plan would require adjustments to various figures, texts, and tables in both the General Plan and the Specific Plan to ensure consistency throughout the documents. A Resolution with the exact amendments proposed is included as Attachment 1 to this Staff Report. DDSP Amendment Project The proposed General Plan Amendment will modify Table 2.1 in the General Plan to raise the limit for residential development in Downtown from the current 1,300 units to a total of 2,500 units throughout the three districts in the Downtown Dublin Specific Plan (DDSP). To offset potential impacts resulting from an increase in residential development Downtown, the proposal also includes reducing the non - residential (commercial) development potential from 3,035,540 square feet to 2,262,540 square feet, also throughout the three districts. The proposed DDSP Amendment will capture market demand for housing Downtown (which is one of the guiding principles of the DDSP to create a vibrant downtown) and it will also provide opportunities for the City to meet the obligations of the Housing Element and the Regional Housing Needs Allocation (RHNA) numbers that have been assigned to Dublin by the State of California. There are two RHNA - related challenges that the City is facing: 1) Meeting the current Housing Element RHNA obligation; and 2) Meeting the future Housing Element RHNA obligation. Recently- initiated General Plan Amendment studies to decrease residential densities in the Eastern Dublin Specific Plan area have the potential to impact the City's ability to meet the current RHNA obligation. This includes projects at the East Dublin Transit Center Site A -1, SummerHill /DiManto Parcels 3 and 4 (currently inactive), and the Frederich /Vargas properties. All of these projects, in addition to other projects that are moving forward but do not require General Plan Amendments, such as Wallis Ranch, are proposing to decrease the development densities on each site. If these projects to reduce densities are to be considered, the units that are being "lost" need to be accounted for elsewhere in the City to satisfy the current Housing Element cycle. The City is currently preparing a Housing Element update which must identify sites to accommodate the RHNA allocation for the 2014 -2022 planning cycle. A sites inventory analysis has identified a shortage of sites to accommodate this future RHNA allocation, resulting in a deficit of 1,075 housing units. Staff identified the DDSP as an area that could accommodate these residential units. This issue was discussed by the City Council at the meeting on July 16, 2013 and by consensus, the City Council directed Staff to study an increase in the residential development capacity in the DDSP. The City Council adopted the DDSP Amendment to accommodate these additional units at their meeting on May 6, 2014 (Attachments 2 and 3). The City Council also reviewed the draft Housing Element, which includes the additional units in the Downtown to address the RHNA obligation, and directed Staff to submit the draft Housing Element to the State for review on June 17, 2014 (Attachment 4). Because of the need to group the General Plan Amendments together as discussed in a previous section of the Staff Report, the City Council did not adopt a Resolution approving the DDSP General Plan Amendment at the May 6, 2014 meeting, but instead took a straw vote in favor of the Amendment and deferred action to a later date. A Resolution with the proposed change is included as Attachment 1 to this Staff Report. Page 4 of 6 ENVIRONMENTAL REVIEW: Heritage Park Project The Project is located in the Dublin Village Historic Area Specific Plan area for which a Mitigated Negative Declaration was adopted on August 1, 2006 by Resolution No. 149 -06. The previous environmental analysis was updated for the Project through a project- and site - specific Heritage Park Environmental Impact Report ( "EIR ", SCH # 2013092043). The Heritage Park EIR analyzed the environmental impacts of the Project, including the proposed demolition and redevelopment to office and residential uses and was circulated for a 45 -day public review and comment period. Given the proximity of the Project to the Dublin Historic Park, aesthetics and cultural resources impacts were a particular focus of the EIR. A number of potential impacts were identified, most of which can be mitigated to less than significant. No significant unavoidable impacts were identified in the EIR. Following the public review period, the City prepared a Final EIR containing written responses to all comments received during the public review period, which responses provide the City's good faith, reasoned analysis of the environmental issues raised by the commenters. The Final EIR, which includes the Draft EIR and written responses to comments, is incorporated herein by reference and is available for review in the Planning Division at City Hall during normal business hours. Adoption of the Final EIR is included as a separate item on this same City Council Agenda. DDSP Amendment Project The City prepared an Initial Study and CEQA Addendum, dated February 24, 2014, documenting that there would not be significant environmental impacts occurring as a result of this project beyond or different from those already addressed in the Downtown Dublin Specific Plan EIR (SCH# 2010022005) (certified by the City Council on February 1, 2011 via Resolution 08 -11) and is incorporated herein by reference and is available for review in the Planning Division at City Hall during normal business hours. The Addendum was approved by the City Council (Resolution 50 -14) on May 6, 2014. PLANNING COMMISSION ACTIONS: On June 10, 2014, the Planning Commission held a public hearing on the Heritage Park Project. At the conclusion of the discussion, the Planning Commission adopted Resolution 14- 29 recommending that the City Council approve the General Plan and Dublin Village Historic Area Specific Plan Amendments for the Heritage Park project (Attachment 5). On March 11, 2014, the Planning Commission held a public hearing on the DDSP Amendment Project. At the conclusion of the discussion, the Planning Commission adopted Resolution 14- 12 recommending that the City Council approve the General Plan Amendment for the DDSP Amendment project (Attachment 6). PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the Heritage Park Project site to advertise the project and the upcoming public hearing. A public notice was also published in the Valley Times and posted at several locations throughout the City. For the DDSP Amendment Project, an eighth -page legal notice was published in the Tri- Valley Times and a public notice was mailed to all property owners and tenants within the 284 -acre DDSP boundary. Page 5 of 6 A copy of this Staff Report has been provided to the Applicant of the Heritage Park Project and it has been made available to all parties interested in the DDSP Amendment Project. ATTACHMENTS: 1. Resolution amending the General Plan and Dublin Village Historic Area Specific Plan for the Heritage Park Project and an amendment to the General Plan for the Downtown Dublin Specific Plan Amendment Project 2. City Council Staff Report for the DDSP Amendment dated May 6, 2014 3. City Council Resolution 49 -14 4. City Council Staff Report for the Draft Housing Element Update dated June 17, 2014 5. Planning Commission Resolution 14 -29 6. Planning Commission Resolution 14 -12 Page 6 of 6 RESOLUTION NO. XX -14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * * * * * * * * * ** APPROVING AMENDMENTS TO THE GENERAL PLAN AND DUBLIN VILLAGE HISTORIC AREA SPECIFIC PLAN FOR THE HERITAGE PARK PROJECT AND AN AMENDMENT TO THE GENERAL PLAN FOR THE DOWNTOWN DUBLIN SPECIFIC PLAN AMENDMENT PROJECT (PLPA- 2013 -00002 and PLPA- 2013 - 00073) WHEREAS, the Applicant for the Heritage Park Project, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small lot single - family homes and a two -story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ( "Specific Plan ") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.94 acre portion of the site from Retail /Office (RO) to Medium Density Residential (MDR), and proposes a PD- Planned Development rezoning with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Heritage Park Project "; and WHEREAS, the City initiated amendments to the General Plan and Downtown Dublin Specific Plan (DDSP), known as the "DDSP Amendment Project" to: 1) Allow an increase in the number of residential units permitted in the DDSP by 1,200 units and to decrease the amount of non - residential square footage permitted by 773,000 square feet; 2) Create minimum density thresholds for the Transit - Oriented and Retail Districts; and 3) Restrict residential development west of San Ramon Road in the Retail District; and WHEREAS, the Heritage Park Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580; and WHEREAS, the DDSP Amendment Project area is located in the southwestern portion of the City and is approximately 284 acres in size. The project area is generally bound by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to the west, and Amador Valley Boulevard to the north; and WHEREAS, consistent with section 65352.3 of the California Government Code, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on both of the proposed General Plan Amendments. None of the contacted tribes requested a consultation within the 90 -day statutory consultation period for either the Heritage Park Project or the DDSP Amendment Project and no further action is required under section 65352.3; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and 1 WHEREAS, on , 2014 the City Council adopted Resolution xx -14 certifying an Environmental Impact Report (EIR) and adopting CEQA Mitigation Findings and a Mitigation Monitoring and Reporting Program for the Heritage Park Project; and WHEREAS, on June 10, 2014, the Planning Commission adopted Resolution 14 -28 recommending that the City Council certify the Final EIR for the Heritage Park Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, on February 1, 2011, the Dublin City Council adopted Resolution 09 -11 approving the DDSP and associated implementation actions. At the same time, the City Council adopted Resolution 08 -11 certifying the Downtown Dublin Specific Plan Environmental Impact Report (SCH# 2010022005, incorporated herein by reference). The DDSP Environmental Impact Report evaluated the potential impacts associated with intensifying development in the 284 acre Downtown Dublin area to accommodate additional residential and non - residential uses; and WHEREAS, pursuant to CEQA Guidelines Section 15164, an Addendum, dated February 24, 2014, incorporated herein by reference, was prepared, which describes the DDSP Amendment Project and its relation to the analysis in the DDSP EIR; and WHEREAS, on May 6 2014, the City Council adopted Resolution 50 -14 adopting an Addendum to the Downtown Dublin Specific Plan EIR for the DDSP Amendment Project, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, on June 10, 2014, the Planning Commission adopted Resolution 14 -29 recommending that the City Council approve the proposed General Plan and Specific Plan Amendments for the Heritage Park Project, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, on March 11, 2014, the Planning Commission adopted Resolution 14 -12 recommending that the City Council approve the proposed General Plan and Downtown Dublin Specific Plan Amendment for the DDSP Amendment Project, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, on May 6, 2014, the City Council adopted Resolution 49 -14 approving the Downtown Specific Plan Amendment for the DDSP Amendment Project, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours, and which stated that the Resolution shall not take effect until the corresponding General Plan Amendment, to be considered by the City Council at a later date, is effective; and WHEREAS, a Staff Report, dated July 15, 2014 and incorporated herein by reference, described and analyzed both the proposed General Plan and Dublin Village Historic Area Specific Plan Amendments for the Heritage Park Project and the proposed General Plan Amendment for the DDSP Amendment Project; and 2 WHEREAS, the City Council held a properly noticed public hearing on both the General Plan and Dublin Village Historic Area Specific Plan Amendments for the Heritage Park Project and the proposed General Plan Amendment for the DDSP Amendment Project, on July 15, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated July 15, 2014 and incorporated herein by reference, described and analyzed the Heritage Park project, including the General Plan and Dublin Village Historic Area Specific Plan amendments, and the DDSP Amendment Project, including the General Plan Amendment, and related CEQA review for both projects, for the City Council; and WHEREAS, the City Council held a properly noticed public hearing on the Heritage Park project and DDSP Amendment Project, including the proposed General Plan and Dublin Village Historic Area Specific Plan amendments, on July 15, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, on , 2014, the City Council adopted Resolution xx -xx certifying the Heritage Park EIR and adopting CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Heritage Park Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, the City Council considered the DDSP EIR and the approved CEQA Addendum, and all above - referenced reports, recommendations, and testimony prior to taking action on the DDSP Amendment Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council finds that the General Plan and Specific Plan amendments for the Heritage Park Project and DDSP Amendment Project, as set forth below, are in the public interest, will promote general health, safety and welfare, and that the General Plan as amended will remain internally consistent. The Heritage Park Project is consistent with the guiding and implementing policies of the General Plan in each of its Elements and will allow for redevelopment of the site for office and residential uses in a developed area and will be compatible with the adjacent Dublin Heritage Park and Museums. The development of the Heritage Park Project is consistent with the goals and policies of the General Plan Elements. The General Plan Amendments noted below will ensure that the implementation of the proposed project is in compliance with the General Plan and that each element within the General Plan is internally consistent. BE IT FURTHER RESOLVED that the City Council hereby adopts the following amendments to the General Plan for the Heritage Park Project and DDSP Amendment Project- 3 Figure 1 -1 (Land Use exhibit) shall be amended for the project site as shown below to change the land use designation on a 5.96 acre portion of the project from Retail /Office to Medium Density Residential: r1l 1" t. hw HNWkIC AREA �P CUX P1 AN R0110SED GENERAL PLAN LAND USES Table 2.1 (Land Use Development Potential: Primary Planning Area) shall be amended as shown below (table footnotes not included): Table 2.1 - LAND USE DEVELOPMENT POTENTIAL: PRIMARY PLANNING AREA RESIDENTIAL Acres Dwelling Dwelling Units Persons/ Population Units /Acre Dwelling Unit Low Density Single 44.0 0.5 -3.8 22 -167 2.7 59 -451 Family J J Single Family 901 .9 0.9-60 812 -5,411 2.7 2,192- 14,610 Medium Density 196.54 J 6.1- 14.0 1,199 -2,752 2.7 J 3,237 -7,430 Medium -High 78.4 14.1 -25.0 1,105 -1,960 2.7 2,983 -5,292 Medium -High and 11.2 14.1 -25.0 158 -280 2.7 427 -756 Retail/Office J J Mixed Use 15.3 6.1 -25.0 93 -382 2.7 251 -1,031 TOTAL 1,247.34 2,389- 10,952 9,149 - 29,570 DOWNTOWN Acres Dwelling Dwelling Units Persons/ Population DUBLIN Units /Acre Dwelling Unit SPECIFIC PLAN Medium, 230.2 6.1 -25.1+ 2,5002 2.7 6,7504 Medium- High or High Density DOWNTOWN Acres Maximum Floor Maximum Square Feet/ Jobs4 DUBLIN Area Ratio Potential Employee SPECIFIC PLAN (Gross) Square Feet.... Village Parkway 32.9 .35 501,593 200 -450 1,115 -2,508 District Retail District 113.1 J .60 J 2,762,7325 200 -450 J 6,139- 13,814 Transit - Oriented 84.2 1.2 3,821,5525 200 -450 8,492- 19,108 District 4 230.2 7,085,877 15,746- 35,430 COMMERCIAL Acres Floor Area Square Feet Square Feet/ Jobs4 Ratio (Gross) (millions) Employee Retail /Office J 33.9 J .25- .60 .37 -.89 200 -450 J 822 -4450 Retail /Office & 40.8 .25- .50 .44- .89 220 -490 898 -4,045 Automotive J J J J Campus Office 0 .25- .80 J 0 260 J 0 Business 102.8 .30- .40 1.34 -1.79 360 -490 2,735 -4,972 Park/ Business Park/ 56.7 .25 -.40 .62 -.99 360 -490 1,265 -2,750 Industrial: Outdoor Storage Medium -High and 11.23 25- .60 12- .29 200 -450 267 -1,450 Retail /Office Mixed Use 15.33 .30 -1.00 .20- .67 200 -400 500 -3,350 TOTAL: 260.7 3.09 -5.52 6,478- 21,017 PUBLIC /SEMI - Acres Floor Area Square Feet Square Feet/ Jobs4 PUBLIC /OPEN Ratio (Gross) (millions) Employee SPACE Public /Semi - Public 138.2 .50 .83 590 1,407 Facilities J J J J Semi - Public 0 .50 0 590 0 Facilities SCHOOLS Acres Floor Area Square Feet Square Feet/ Jobs Ratio (Gross) (millions) Employee Elementary Schools 87.8 .50 1.91 590 3,237 Middle Schools 6.0 .50 .13 590 220 High Schools 50.5 .50 1.10 590 1,864 PARKSIPUBLIC " Acres Number RECREATION Neighborhood Park 19.0 5 Community Parks 49.8 5 Regional Parks 0 0 Open Space 428.5 Stream Corridor 52.9 TOTAL 732.7 3.97 6,728 ACRES DWELLIN POPULATION SQUARE JOBS G UNITS FEET 1. For dwelling units, population and jobs, a decimal fraction of .5 or less is disregarded; a decimal fraction greater than .5 is rounded up to the nearest whole number. 2. Refer to the Downtown Dublin Specific Plan. 3. Not included in Grand Total as it is already accounted for under the Residential classification. 4. The Jobs range has been calculated by dividing the minimum square feet (millions) with the maximum square feet/employee and dividing the maximum square feet/employee. Before dividing, the square feet (millions) must be multiplied by 1,000,000. 5. Maximum Development Potential in the Retail and Transit - Oriented Districts were modified by the 2014 Downtown Dublin Specific Plan Amendment (City Council Resolution 49 -14) Table 2.4 POTENTIAL RESIDENTIAL SITE: PRIMARY PLANNING AREA \\\IV Amount of Amount of Floor to Area Donlon Canyon (California Difference 1 existing 197 246 Medium High Density 1998 Highlands) Valley Christian Center acreage in 2 Specific Plan 15 ±.. 22 Medium High Density Specific Plan dwelling units Starward 3 24 31 Medium Density 2000 Starward Row 6.61 acres 4 Up to 172,759 077 10 Medium High Density 2007 WicklowSquare 5 0 059 54 High Density +83 2005 Downtown Dublin Specific 6 294 1,300 Village Parkway District 8.28 acres 14 -25 Plan Area +31 units Density (176) units) on units /acre Retail District 8.28 acres Business Transit Oriented District 8.95 acres .30 to .40 FAR Bancor: Alcosta +98,148 SF 7 feet on 8.95 462 56 Medium High Density 2008 Dublin Housing Authority 10.07 acres 8 7,144 SF* 23.8 378 Medium Density 2013 Park Sierra Phase 1 9 acres 89 209 Medium High Density 2000 Park Sierra Phase 11 10 5.7 74 Medium Density 2000 Archstone 11 739 177 Medium High Density 2003 Trumark: Scarlett Place 12 4 60 Medium High Density 2003 Bancor: Pak N Save (Tralee) 13 1061 233 Medium High Density 2012 Heritage Park 14 5.94 54 Medium Density *Site Map Numbers correspond to numbered areas on Figure 2 -1: Sites for Housing Development BE IT FURTHER RESOLVED that the City Council hereby finds that the amendments to the Dublin Village Historic Area Specific Plan are consistent with the Dublin General Plan as amended because the amendments conform to the Specific Plan to match the change in the General Plan land use designations for the Heritage Park Project site and make other corresponding changes based on that change in land use. BE IT FURTHER RESOLVED that the City Council hereby adopts the following amendments to the Dublin Village Historic Area Specific Plan for the Heritage Park Project: Table 1: Maximum Development Potential in the Specific Plan area (Existing development acreage and square footage from the Alameda County Assessor's Office —Current as of July 2014) SP /GP land Amount of Amount of Floor to Area Development Difference use category existing proposed Ratio or Potential under development acreage in number of Specific Plan Specific Plan dwelling units area Retail /Office 217,882 square 6.61 acres .25 to .60 FAR Up to 172,759 - 45,123 SF feet on 20 acres Medium Density 0 5.94 6.1-14 Up to 83 +83 units /acre Med /High 150,656 sf 8.28 acres 14 -25 Up to 207 units +31 units Density (176) units) on units /acre 8.28 acres Business 56,054 square 8.95 acres .30 to .40 FAR Up to 154,202 +98,148 SF Park /Industrial feet on 8.95 SF Parks /Public 6,344 square 10.07 acres No specific 7,144 SF* +800 SF Recreation feet on 2.52 development acres intensity noted 0 TOTAL 279,770 SF and 334,105 SF and +53,825 SF 176 units on 290 units and 114 units approx. 39.75 acres °urart uumin Mistonc t arK urart master Tian proposes an uuu square root pavmoniaassroom ouuaing. Exhibit 2: Shall be revised to reflect the current boundaries of the Downtown Dublin Specific Plan. Exhibit 4: Dublin Village Historic Area Specific Plan Existing Land Uses X. r0r m a 'h d ° '. I 'I Section 4.5 add: Medium DC Existing as of July 2014 ion for a 5.94 acre site which permits resi -14 du /acre, and Retail /Office designation for a majority of the project area, which allows shopping centers, retail shops, eating establishments, business and professional offices, motels, and service stations. There are approximately 14.06 acres that are currently designated Retail /Office, of which 1.65 acres are vacant parcels. Section 4.5 add: Page 15: PD: Planned Development,... (in this case, a combination of commercial office, residential, restaurant and church uses). Exhibit 5: Dublin Village Historic Area Specific Plan Existing General Plan Land Use 7 Section 5.3 Land Use Categories to add: Medium Density Residential designation which permits residential units at a density of 6.1 -14 du /acre. Exhibit 6 I WT119TE11l Dublin Village Historic Area nmn U,M �' Specific Plan Zoning �aw py iary W""�� R a IV, „h �Mm d Existing as of July 2014 Dublin Village Historic Area Specific Plan Land Use Plan BE IT FURTHER RESOLVED that this approval for the Heritage Park Project shall not take effect until the Ordinance adopting the Development Agreement for the Heritage Park Project takes effect and is recorded on the Property. PASSED, APPROVED, AND ADOPTED this day of vote: AYES: NOES: ABSENT: 0 2014 by the following ABSTAIN: Mayor ATTEST: City Clerk G:IPk20131PLPA- 2013 -00002 Heritage Park Office GPAIPC Mtg 6.10.141CC Reso GPA SPA Heritage Park.docx Of rro � �tk 19 82 DATE: May 6, 2014 STAFF REPORT CITY COUNCIL TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager f SUBJECT: Amendments to the Downtown Dublin Specific Plan (DDS ) Prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: CITY CLERK File #420 -30 The City Council will consider General Plan and Specific Plan Amendments for changes proposed to the Downtown Dublin Specific Plan (DDSP) and an Addendum to the DDSP EIR. The proposed changes include increasing the number of residential units permitted in the Downtown by 1,200 units and decreasing the amount of commercial square footage permitted by 773,000 square feet, creating minimum density thresholds for the Transit - Oriented and Retail Districts, and restricting residential development on the west side of San Ramon Road in the Retail District. Other minor amendments are also included. No specific development is proposed as a part of this project, and Site Development Review approval will be required before any new construction could commence. An Addendum to the EIR has been prepared which concludes that all potential environmental effects were adequately addressed in the original EIR. FINANCIAL IMPACT: 2GTiL RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate, and take the following actions: a) Take a straw vote regarding the proposed General Plan Amendment; b) Adopt a Resolution adopting an Addendum to the Downtown Dublin Specific Plan EIR related to increasing the number of residential units and decreasing the amount of non- residential square footage permitted in Downtown Dublin; and c) Adopt a Resolution amending the Downtown Dublin Specific Plan (DDSP) to allow an increase in the number of residential units permitted in the DDSP by 1,200 units, decrease the amount of non - residential square footage permitted by 773,000 square feet, create minimum density thresholds for the Transit - Oriented and Retail Districts, and restrict residential development west of San Ramon Road in the Retail District. Page 1 of 8 ITEM NO. 6.1 Submitted By Community Development Director DESCRIPTION: Background eviewed By Assistant City Manager On February 1, 2011, the City Council adopted the Downtown Dublin Specific Plan (DDSP) (City Council Resolution 9 -11) and certified the associated Final Environmental Impact Report (City Council Resolution 8 -11). The Specific Plan was developed with the intent to incentivize residential and commercial development in Downtown Dublin and represents a vision of the future development for the Downtown area that provides flexibility to respond to market conditions. A map of the Downtown Dublin Specific Plan Area is shown in Figure 1 below, and in Attachment 1. The DDSP established three distinct districts (shown in Figure 1), each including its own set of development standards tailored to the envisioned uses. The Transit - Oriented District embraces the recent opening of the West Dublin BART station and is the district where a vast majority of the new residential development in Downtown Dublin is envisioned to take place. The Retail District includes much of the existing retail core and aims to stimulate infill development and revitalization of aging buildings and large parking areas. The Village Parkway District embraces the existing successful service and retail uses along a "Main Street" corridor with an aim to reutilize and re- tenant existing buildings with more intense uses such as restaurants, service retail, and other local- serving businesses. Figure 1: DDSP Districts w ' d �G Since the adoption of the DDSP in 2011, Downtown has seen several new development projects come to fruition and more that have been approved, but not yet built. New businesses have opened in existing buildings such as Sports Authority, Savers, Sprouts Farmer's Market, new buildings have been constructed for new commercial tenants such as REI, Freebirds, Habit Burger, new residential projects have opened (Connolly Station), and other residential projects have been approved, although construction has not yet started (former Crown Chevy site, Veteran's Housing project). Capital improvements have also been made (Golden Gate Page 2 of 8 Streetscape Enhancement Project) and Downtown Dublin continues to enjoy a successful resurgence. When the DDSP was written, the development potential envisioned was a maximum of 1,300 residential units in the three districts (in addition to the 53 units already existing at Wicklow Square at the Dublin Senior Center) and over 3 million square feet of potential commercial development that could include retail, office, and other non - residential uses. The development potential currently allowed in the DDSP is as follows: Table 1: Development Potential in the DDSP 737,100 ,I$ 2,202,710 1,100 (plus 150 hotel rooms) 20,730 m 3,035,540 1,300 (includes hotel room square footage) Since the adoption of the DDSP, there has been continued interest in the development of additional residential units in Downtown — particularly in the Transit - Oriented District, where 1,003 of the available 1,100 residential units are already entitled. These units are accounted for in the completed Connolly Station apartment project (309 units), the AMB /Prologis /Corovan warehouse site (308 units), the former Crown Chevrolet site (314 units), and the Veteran's Housing site (72 units). In 2011, the City engaged the Urban Land Institute Technical Advisory Panel (TAP) to review the DDSP and provide an assessment on priorities for implementation, which were contained in a final report (Attachment 2). The report contained several suggestions on incentivizing development in Downtown, one of which was to remove the residential unit cap to let the market dictate how much housing in Downtown Dublin could be accommodated. Although City Staff is not recommending to remove the cap altogether, given the high demand for residential units in Downtown and, in particular, near the West Dublin BART station, the City is proposing to raise the limit for residential development from the current 1,300 units to 2,500 units throughout the three districts. To offset potential impacts resulting from an increase in residential development Downtown, the proposal also includes reducing the non - residential (commercial) development potential from 3,035,540 SF to 2,262,540 SF, also throughout the three districts. The proposed amendment will allow the area to capture market demand for housing Downtown (which is one of the guiding principles of the DDSP to create a vibrant downtown) and it will also provide opportunities for the City to meet the obligations of the Housing Element and the Regional Housing Needs Allocation (RHNA) numbers that have been assigned to Dublin by the State of California. Page 3 of 8 There are two RHNA - related challenges that the City is facing: 1) Meeting the current Housing Element RHNA obligation; and 2) Meeting the future Housing Element RHNA obligation for 2014 -2022. Recently- initiated General Plan Amendment studies for the East Dublin Transit Center Site A -1, SummerHill /DiManto Parcels 3 and 4, and the Frederich /Vargas properties have the potential to impact the Housing Element and the City's ability to meet its current RHNA obligation. All of these projects, in addition to other projects that are moving forward but do not require General Plan Amendments, such as Wallis Ranch, are proposing to decrease the development densities on each site. If these projects to reduce densities are to be considered, the units that are being "lost" need to be accounted for elsewhere in the City to satisfy the current Housing Element cycle. After taking all of the City's potential development sites into account, the City is expecting to still have a deficit of 1,075 below market rate housing units to meet the future Housing Element RHNA obligation for 2014 -2022. This issue was discussed by the City Council at the meeting on July 16, 2013 and, by consensus, the City Council directed Staff to study an increase in the residential development capacity in the DDSP, which City Staff has identified as an area that could accommodate residential development. The Planning Commission also discussed the Housing Element and RHNA obligations at the meeting on February 25, 2014 where the concept of increasing the development potential in the DDSP was considered. ANALYSIS: It is important to maintain a proper balance of land -uses in Dublin to provide for economic growth, quality jobs, and a balance of residential choices to support the long -term interests of the City to have a diverse, robust and high - quality community. Identifying viable sites for residential growth, while maintaining a sufficient reserve of land for future commercial - development, is always a challenge in any growing community. However, increasing the residential development capacity within the DDSP area is considered a viable option. Interest in residential development opportunities in Downtown has proven to be strong, and it is recognized that having more residents in Downtown will create additional opportunities for restaurant, entertainment, and other commercial uses. Even with the potential increase in residential units in the DDSP and the corresponding decrease in commercial square footage, there remains over two - million square feet of commercial development potential available for future non - residential projects. Allowing additional residential development in Downtown could compensate for reducing the development potential and density on several residential sites in Eastern Dublin for the current Housing Element cycle and could accommodate future requests to reduce project densities on other project sites for the next Housing Element cycle. Furthermore, a strong, vibrant residential base in the Downtown could provide opportunities for additional economic development and attract entertainment, retail, and restaurant activities long sought by the community. In addition to increasing the overall number of units permitted in the DDSP, two other proposed amendments focus on ensuring that future residential development is focused in the key areas of Downtown and that future residential development enables the number of units hoped for to the Downtown. These proposed changes are described in more detail in the following sections. 1. Increase residential development potential in the DDSP In order to accommodate the additional residential growth without creating new impacts, the proposal is to increase the residential development potential of the area while reducing the Page 4 of 8 commercial development potential. All other development standards and design guidelines currently in the DDSP that affect development (such as maximum FAR, building height, setbacks, etc.) are proposed to remain unchanged unless specifically noted. The main impact of adding residential units to Downtown would be to the transportation and circulation system. An analysis completed by RBF Consulting (the group that prepared the original DDSP Environmental Impact Report) assessed how much commercial development potential would need to be removed from the DDSP to ensure that the impacts of adding 1,200 residential units could be negated. The results of the analysis indicated that the equivalent commercial reduction should be 773,000 square feet to ensure that the impacts to the circulation system and traffic flow in Downtown (and throughout the City) would be no greater than what was already anticipated in the DDSP EIR. The proposed changes to the development potential in the DDSP are as follows: Table 2: Net New Development Potential in the DDSP 737,100 100 543,850 400 (193,250) +300 2,202,710 1,622,960 ( +150 hotel 1,100 ( +150 hotel 1,900 (579,750) +800 rooms) rooms) 20,730 100 20,730 200 -- +100 3,035,540 2,262,540 (includes150 1,300 (includes150 2,500 (773,000) +1,200 hotel rooms) hotel rooms) Table 3 -4 (Net New Development) of the DDSP is proposed to be amended to increase the total residential units to 2,500 and decrease the Non - Residential square footage by 773,000 square feet and Table 6 -1 (Development Pool) is proposed to be amended to make the same changes as noted above. 2. Establish minimum residential densities in the Transit - Oriented and Retail Districts Currently, the DDSP does not specifically identify a minimum density for any of the districts, although the DDSP notes that Medium to High Density development is appropriate. The proposed amendment provides more specificity and certainty for future developers and will allow the City to comply with our RHNA obligations by establishing a minimum density for residential development in the Transit - Oriented and Retail Districts. Due to the urban nature of these two districts and their close proximity to the West Dublin /Pleasanton BART station, the ULI panel recommended, and Staff concurs with, ensuring that development of a certain minimum residential density occurs. The proposed minimum density in the Retail District is 22 units per net acre and the proposed minimum density in the Transit - Oriented District is 30 units per net acre. Page 5 of 8 Table 3 -4 (Net New Development) of the DDSP is proposed to be amended to identify minimum residential densities in both districts. 3. Allow residential development in the Retail District core area only Residential development is currently allowed throughout the Retail District. Staff is recommending focusing future residential development and mixed use projects in those areas that are closest to the BART station. The proposed amendment would allow residential development in the Retail District only in the core area east of San Ramon Road. There are a finite number of units allocated to the Retail District. The intent of this amendment is to focus the limited residential development in the optimal location to achieve the goals of creating a vibrant, walkable downtown that is accessible to the BART station and that preserves the viability of existing commercial uses on the perimeter of the Retail District. Those properties in the Retail District west of San Ramon Road would remain available for all types of non- residential uses currently permitted in the DDSP, but new residential development would be prohibited. Similarly, residential development was not permitted in this area prior to adoption of the DDSP. Figure 2 illustrates those properties in the Retail District that will be affected by this change. Table 3 -1 (Land Uses) of the DDSP is proposed to be amended to allow residential units in the core of the Retail District only. Additionally, Table 3 -1 will be modified to allow Live=ork units in the Retail District of the DDSP. Currently, the DDSP allows Live=ork in the Transit - Oriented District, but not the Retail District. This modification would allow them in both districts. The exact amendments to Table 3 -1, Table 3 -4, Table 6 -1, and the text sections of the DDSP are detailed in the Resolution adopting the Downtown Dublin Specific Plan Amendment, which is included as Attachment 3 to this Staff Report. GENERAL PLAN AMENDMENT: Figure 2: Affected Retail District Properties The amendment to the General Plan is fairly limited in scope. General Plan Table 2.1 (Land Use Development Potential: Primary Planning Area) will need to be updated to reflect the increase in allowable residential units and also the decrease in maximum non - residential development potential. State law limits General Plan amendments to four per General Plan Element per calendar year. This approval would be the second amendment to the Land Use Element for Calendar Year 2014. In order to avoid amendments in excess of the number permitted by State Law, General Plan amendments for specific projects can be grouped together and adopted by one resolution. Therefore, this proposed General Plan Amendment will be grouped together with several other proposed General Plan Amendments for other projects. These General Plan Amendments will Page 6 of 8 be considered by the City Council as a separate item on a future agenda and approved under one resolution. All approvals related to the Downtown Dublin Specific Plan Amendment will not become effective until the General Plan Amendment item is approved and effective later this year. ENVIRONMENTAL REVIEW: An Environmental Impact Report (EIR) was prepared to address potential environmental impacts of the DDSP. The DDSP EIR (SCH# 2010022005) was prepared in accordance with the California Environmental Quality Act (CEQA) and was certified by the City Council on February 1, 2011. An Initial Study was prepared to analyze the potential environmental impacts of allowing an increase of 1,200 residential units in Downtown while decreasing the amount of commercial square footage by 773,000 square feet. All of the environmental impact sections were examined, no new significant environmental impacts were identified, and no substantial increases in the severity of previously- identified impacts were discovered. The Initial Study included a detailed analysis of the traffic impacts of additional residential units and determined that there would be no net impact if the amount of commercial development in the DDSP were reduced by enough to offset the increase of residential units. The analysis determined that the equivalent to 1,200 residential units is 773,000 square feet of non - residential (commercial) development potential, and therefore the Initial Study concluded that there were no new impacts to transportation and circulation in the DDSP area beyond those identified in the 2011 EIR. To document the findings of the Initial Study, an Addendum was prepared, which concludes that the potentially significant effects of the project were adequately addressed in the prior EIR, notes the project changes, and notes their relation to the analysis in the prior EIR. The Resolution adopting the Addendum is included as Attachment 4 to this Staff Report. PLANNING COMMISSION RECOMMENDATION: At a meeting on March 11, 2014, the Planning Commission reviewed and considered the proposed amendments. After considerable discussion and deliberation, on a vote of 4 -1, the Planning Commission adopted Resolution 14 -12, recommending that the City Council approve the General Plan and Downtown Dublin Specific Plan amendments with the following modifications: 1) Recommend that the City Council consider a meeting with the DUSD regarding potential school district impacts, prior to adopting the Amendments. 2) Recommend striking Footnote #6 of Table 3 -1 regarding the properties west of San Ramon Road. The March 11, 2014 meeting minutes are included as Attachment 5 to this Staff Report, Resolution 14 -11 (recommending adoption of the CEQA Addendum) is included as Attachment 6, and Resolution 14 -12 (recommending approval of the General Plan and Specific Plan amendments with the modification noted above) is included as Attachment 7. Page 7 of 8 Staff's recommendation to restrict residential development west of San Ramon Road remains and the Draft Resolution for City Council consideration (Attachment 3) includes Footnote #6 of Table 3 -1. NOTICING REQUIREMENTS /PUBLIC OUTREACH: Staff met with representatives from the Dublin Unified School District in September and December 2013 to review the proposed increase in residential units in the Downtown. Although the District initially expressed concerns about the potential impacts resulting from an increase in students generated by the additional units, the District did not provide any formal comments on the proposed DDSP amendments. A notice of this public hearing was published in the Tri- Valley Times and mailed to all property owners and tenants in the Specific Plan area, those within 300 feet of the existing Specific Plan boundaries, and all persons who have expressed an interest in being notified of meetings related to this project. ATTACHMENTS: 1. DDSP Boundary Map 2. ULI Technical Advisory Panel report dated July 2011 3. Resolution amending the Downtown Dublin Specific Plan (DDSP) to allow an increase in the number of residential units permitted in the DDSP by 1,200 units, decrease the amount of non - residential square footage permitted by 773,000 square feet, create minimum density thresholds for the Transit - Oriented and Retail Districts, and restrict residential development west of San Ramon Road in the Retail District 4. Resolution adopting an Addendum to the Downtown Dublin Specific Plan EIR related to increasing the number of residential units and decreasing the amount of non - residential square footage permitted in Downtown Dublin, with the Initial Study /Addendum included as Exhibit A and the Statement of Overriding Considerations included as Exhibit B 5. March 11, 2014 Planning Commission Meeting Minutes 6. Planning Commission Resolution 14 -11 7. Planning Commission Resolution 14 -12 Page 8 of 8 RESOLUTION NO. 49 - 14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN AMENDING THE DOWNTOWN DUBLIN SPECIFIC PLAN (DDSP) TO ALLOW AN INCREASE IN THE NUMBER OF RESIDENTIAL UNITS PERMITTED IN THE DDSP BY 1,200 UNITS AND TO DECREASE THE AMOUNT OF NON - RESIDENTIAL SQUARE FOOTAGE PERMITTED BY 773,000 SQUARE FEET, CREATE MINIMUM DENSITY THRESHOLDS FOR THE TRANSIT- ORIENTED AND RETAIL DISTRICTS, AND RESTRICT RESIDENTIAL DEVELOPMENT WEST OF SAN RAMON ROAD IN THE RETAIL DISTRICT PLPA- 2013 -00073 WHEREAS, the Downtown Dublin Specific Plan (DDSP) project area is located in the southwestern portion of the City and is approximately 284 acres in size. The project area is generally bound by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to the west, and Amador Valley Boulevard to the north; and WHEREAS, on February 1, 2011, the Dublin City Council adopted Resolution 09 -11 approving the Downtown Dublin Specific Plan (DDSP) and associated implementation actions. At the same time, the City Council adopted Resolution 08 -11 certifying the Downtown Dublin Specific Plan Environmental Impact Report (SCH# 2010022005, incorporated herein by reference). The DDSP Environmental Impact Report evaluated the potential impacts associated with intensifying development in the 284 acre Downtown Dublin area to accommodate additional residential and non - residential uses; and WHEREAS, In 2013, the City initiated an amendment to the DDSP to increase the number of residential units permitted in Downtown by 1,200 and decrease the amount of commercial square footage permitted by 773,000 square feet, to create minimum density thresholds for the Transit - Oriented and Retail Districts, to restrict residential development west of San Ramon Road in the Retail District, and including other minor amendments, hereafter referred to as the "2014 DDSP Amendment" or "the Project "; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, pursuant to CEQA Guidelines Section 15164, an Addendum, dated February 24, 2014, incorporated herein by reference, was prepared, which describes the 2014 DDSP Amendment and its relation to the analysis in the DDSP EIR; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed Specific Plan Amendment, on March 11, 2014, at which time all interested parties had the opportunity to be heard; and Page 1 of 4 WHEREAS, on March 11, 2014, the Planning Commission adopted Resolution 14 -11 recommending that the City Council adopt an Addendum to the Downtown Dublin Specific Plan EIR related to increasing the number of residential units and decreasing the amount of non- residential square footage permitted in Downtown Dublin, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, on March 11, 2014, the Planning Commission adopted Resolution 14 -12 recommending that the City Council amend the General Plan and Downtown Dublin Specific Plan to allow an increase in the number of residential units permitted in Downtown by 1,200 and decrease the amount of commercial square footage permitted by 773,000 square feet, to create minimum density thresholds for the Transit - Oriented and Retail Districts, and including other minor amendments, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, a Staff Report, dated May 6, 2014, and incorporated herein by reference, described and analyzed the 2014 DDSP Amendment, including the associated General Plan Amendment and CEQA Addendum, for the City Council; and WHEREAS, the City Council held a properly noticed public hearing on the 2014 DDSP Amendment on May 6, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council considered the DDSP EIR and CEQA Addendum, all above - referenced reports, recommendations, and testimony to evaluate the Project; and WHEREAS, the 2014 DDSP Amendment shall not take effect until the corresponding General Plan Amendment, to be considered by the City Council at a later date, is effective. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council hereby approves the following amendments to the Downtown Dublin Specific Plan: Table 3 -1 shall be revised as follows: Table 3 -1: Land Uses Allowed Allowed Prohibited Allowed 6 Page 2 of 4 Prohibited 2 Allowed Aflowed 3 Allowed Allowed Allowed Allowed Prohibited Allowed Allowed 3 Allowed Allowed Prohibited CUP /PC ° CUP — Conditional Use Permit PC — Planning Commission TUP — Temporary Use Permit ZA — Zoning Administrator ZC — Zoning Clearance MUP — Minor Use Permit Table 3-4 shall be revised as follows: Table 3-4: Net New Development 543,850 1,622,960 ( +150 hotel rooms) 20,730 22 units/net acre 1,900 30 units/net acres 200 2,262,540 2,500 (Includes 150 hotel rooms) Notes Includes projects that have been approved, but not yet constructed Table 6 -1 shall be revised as follows: Table 6 -1: Development Pool No minimum 1,145,050 1,900 ( +150 hotel rooms) 0 200 Allowed 6 Allowed Allowed _ Allowed Allowed Allowed Allowed a Allowed Allowed - ZC or MUP /ZA ZC or MUP/ZA ZC or MUP/ZA ,■ CUP /ZA CUP /PC CUP /ZA CUP /PC CUP /PC CUP/PC CUP /PC CUP /PC CUP /PC TUP TUP TUP Notes 1 Additional and similar uses may be permitted by the Community Development Director. 2 Prohibited unless adjacent to Dublin Boulevard. 3 Assuming accessibility (ADA) standards can be met. 4 May be permitted with a CUP /PC in a mixed -use development. 5 Subject to additional development standards if located within 1,000 feet of 1 -580 or 1-680. 6 Allowed throughout the Retail District except on those properties west of San Ramon Road. CUP — Conditional Use Permit PC — Planning Commission TUP — Temporary Use Permit ZA — Zoning Administrator ZC — Zoning Clearance MUP — Minor Use Permit Table 3-4 shall be revised as follows: Table 3-4: Net New Development 543,850 1,622,960 ( +150 hotel rooms) 20,730 22 units/net acre 1,900 30 units/net acres 200 2,262,540 2,500 (Includes 150 hotel rooms) Notes Includes projects that have been approved, but not yet constructed Table 6 -1 shall be revised as follows: Table 6 -1: Development Pool No minimum 1,145,050 1,900 ( +150 hotel rooms) 0 200 Page 44, Section 3.4.8 Multi - Family Residential, shall be amended to read as follows: 3.4.8 Multi - Family Residential Multi - Family Residential development is generally in the form of stacked flats (apartments or condominiums) and attached townhouses. Minimum residential density is 22 units per net acre in the Retail District and 30 units per net acre in the Transit - Oriented District. The Village Parkway District has no minimum density requirement. Higher density residential uses are appropriate and strongly encouraged, especially in the Transit - Oriented District near the BART station. Page 47, second and third paragraphs after Table 3 -3: Base and Maximum FAR Per District shall be amended to read as follows: This Specific Plan allows for a future construction of approximately 2.2 million square feet of non - residential development and 2,500 residential dwelling units. Assuming an average of 1,200 square feet per residential unit (and an average of 500 square feet per hotel room), this represents 5.26 million square feet under this Specific Plan. Page 57, Building Design Table (Retail District) Section 2, "Residential Uses" shall be amended to include the following (all other portions of Section 2 shall remain the same): Not permitted west of Sao Ramon Road. Allowed at a minimum density of 22 units per net acre ■ Permitted within a residential development or mixed -use development if designed teased on the following standards: Page 66, Building Design Table (Transit- Oriented District) Section 2, "Residential Uses" shall be amended to include the following (all other portions of Section 2 shall remain the same): Permitted within a residential development or a mixed -use development if designed based on the foll6wing standards: The residential density shall be a minimum of 30 units per net acre and shall not exceed 85 units per acre. PASSED, APPROVED, AND ADOPTED this 6th day of May, 2014, by the following vote: AYES: Councilmembers Biddle, Gupta, Haubert, and Mayor Sbranti NOES: Councilmember Hart ABSENT: None ABSTAIN: None ATTEST: k . 141? City Clerk Reso No. 49 -14, Adopted 5 -6 -14, Item 6.1 Page 4 of 4 � C , • o — Mayor or 19 82 /ii � 111 DATE: TO: STAFF REPORT CITY COUNCIL June 17, 2014 Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager " SUBJECT: Update to the Housing Element of the General Plan Prepared by Mamie R. Delgado, Senior Planner EXECUTIVE SUMMARY: CITY CLERK File #420 -30 The State of California requires that the City Council adopt a comprehensive, long -term General Plan for the physical development of the City. The Housing Element is one of seven mandated elements of the General Plan and must address the existing and projected housing needs for all economic segments of the community. State law requires that Housing Elements be updated and certified no later than January 31, 2015. The City of Dublin has contracted with Veronica Tam & Associates to assist Staff with the update to the City's Housing Element. The purpose of the meeting is to review the draft 2015 -2023 Housing Element and solicit feedback from the City Council and interested parties. The City Council is requested to direct Staff to submit the draft Housing Element to the State of California Department of Housing and Community Development for review. FINANCIAL IMPACT: None. RECOMMENDATION: Staff recommends that the City Council adopt a Resolution directing Staff to submit the draft 2015 -2023 Housing Element to the State of California Department of Housing and Community Development for review. Submitted By Community Development Director DESCRIPTION: 'Reviewed By Assistant City Manager The State of California requires that the City Council adopt a comprehensive, long -term General Plan for the physical development of the City. The Housing Element is one of seven mandated elements of the General Plan and must address the existing and projected housing needs for all economic segments of the community. State law requires that Housing Elements be updated and certified by January 31, 2015. Page 1 of 5 ITEM NO. 8.4 Having a certified Housing Element is not only required by State law but also enables the City to be more competitive for grant funding. Several housing, community development and infrastructure funding programs include housing element compliance as a rating and ranking requirement. BACKGROUND: The City's current Housing Element was adopted by the City Council on March 2, 2010 and was subsequently certified by the State of California Department of Housing and Community development on May 12, 2010. The current Housing Element covers the planning period of 2009 -2014. The City of Dublin has contracted with Veronica Tam & Associates to assist Staff in updating the City's Housing Element for the 2015 -2023 planning period. Staff and the consultant team have reviewed existing programs; evaluated the amount of land remaining for residential development; and collected data on housing needs, housing constraints and housing resources. On February 25, 2014, a public meeting was held with the Planning Commission to provide an overview of the Housing Element including the review process with the State Department of Housing and Community Development. On May 13, 2014, a second public meeting was held with the Planning Commission to present the draft 2015 -2023 Housing Element and solicit input from the Planning Commission and the public. The Planning Commission adopted Resolution 14 -24 recommending that the City Council direct Staff to submit the draft 2015 -2023 Housing Element to the State of California Department of Housing and Community Development for review (Attachment 1). A public meeting notice for both meetings was posted in the Tri- Valley Times and was sent to developers, service providers, housing advocates, human services task force members, current Human Services Commission members and interested parties who requested notification of public meetings related to the Housing Element update. There were no members of the public in attendance at these public meetings. This is the third public meeting on the update to the General Plan Housing Element. The City Council and interested parties are being asked to review the draft 2015 -2023 Housing Element (Attachment 2) and provide feedback. The City Council is also being asked to adopt a Resolution directing Staff to submit the draft 2015 -2023 Housing Element to the State of California Department of Housing and Community Development for review (Attachment 3). ANALYSIS: Goals and Policies The draft 2015 -2023 Housing Element is substantially the same as the 2009 -2014 Housing Element. The goals and policies (Attachment 1, page 5) remain the same and address the following: • Ensure that a broad range of housing types are provided to meet the needs of existing and future residents; • Encourage and facilitate the development of low -and moderate - income housing; Page 2 of 5 • Maintain and enhance the quality of residential neighborhoods in Dublin; • Promote equal opportunity for all residents to reside in housing of their choice; and • Increase energy efficiency and conservation in residential developments. One minor addition to the goals and policies is including persons with developmental disabilities as a special housing needs population within the larger category of persons with disabilities. One minor deletion to the goals and policies is removing Policy B.6 related to the redevelopment of the Arroyo Vista site (now Emerald Vista). This policy is no longer relevant as the project has been completed. All other goals and policies remain substantially the same as the current 2009- 2014 Housing Element. Housing Programs The Housing Programs (Attachment 1, page 8) implement the goals and policies of the Housing Element and are grouped into the following six categories: • Housing Conservation • Production of Housing • Provision of Adequate Housing Sites • Removal of Governmental Constraints • Promotion of Equal Housing Opportunity • Green Building Programs Changes to the Housing Programs include establishing new objectives for the 2015 -2023 planning period and removing existing programs which have been completed. Completed programs include redevelopment of the Arroyo Vista site (now Emerald Vista); implementation of the Dublin Transit Center master plan; adoption of a reasonable accommodation procedure; adoption of amendments to the emergency shelter and transitional housing regulations; and adoption of regulations for supportive housing and single room occupancy units. Appendices The draft 2015 -2023 Housing Element also includes a number of appendices. Appendix A includes a summary of public participation in the update process. Appendix B includes a review of accomplishments for the previous 2009 -2014 planning period. Appendix C is the technical background report and includes a housing needs assessment; analysis of housing constraints; and analysis of housing resources. Appendix D is an inventory of vacant and underutilized properties that could contribute to meeting the City's regional housing needs obligation. Page 3 of 5 Regional Housing Needs Allocation (RHNA) The State of California Department of Housing and Community Development (HCD) is required by law to determine the Regional Housing Needs Allocation (RHNA), by income category, for each Council of Governments (COGs) including the Association of Bay Area Governments (ABAG). The RHNA is based on Department of Finance population projections and regional population forecasts used in preparing regional transportation plans. ABAG is required to allocate to each locality within its region a share of housing need totaling the RHNA for each income category. Localities are required to update their housing element to plan to accommodate its entire RHNA share by income category during the specified planning period. Under the current Housing Element, which covers the 2007 -2014 planning period, Dublin's share of the RHNA is 3,330 units. Dublin's share of the RHNA for the 2015 -2023 planning period has been reduced by 1,045 units as compared with 2007 -2014, and is as follows: Table 1. Dublin's Regional Housing Need Allocation (RHNA) Income Category Number of Units Assumed Densities Moderate 2007 -2014 2015 -2023 RHNA Very Low 1,092 796 Min. 22 du /acre Low 661 446 Moderate 653 425 10 -21 du /acre Above Moderate/ Market Rate 924 618 Less than 10 du /acre Total 3,330 2,285 TOD In order to meet Dublin's share of housing need, the draft 2015 -2023 Housing Element must show that there is an adequate amount of land, at appropriate densities, to achieve 2,285 housing units by income category (see Table 1 above). State law has established that lower income units are achievable on land designated for 30 dwelling units per acre or more. However, the draft 2015 -2023 Housing Element demonstrates that lower income units can also be achieved at 22 dwelling units per acre; moderate income units are considered achievable at 10 -21 dwelling units per acre and densities less than 10 dwelling units per acre are considered above moderate /market rate. Based on the number of residential projects approved but not under construction as of January 1, 2014, the remaining vacant land available for residential development, and with the approval of the Downtown Dublin Specific Plan Amendments to increase the residential development capacity downtown, all income requirements have been met (see Table 2 below). Table 2. Dublin's RHNA Sites Inventory Page 4 of 5 Very Low Low Moderate Above Moderate Total RHNA 796 446 425 618 2,285 Approved Projects 0 76 0 1,139 1,215 Vacant Sites 0 0 448 517 965 DDSP TOD 891 0 0 891 Retail 400 0 0 400 Village Parkway 0 0 200 200 Surplus /Shortfall +125 +23 +1,238 +1,386 Page 4 of 5 Streamlined Review In December 2012, the State of California Department of Housing and Community Development (HCD) published their Housing Element Update Guidance to assist local governments with a streamlined update and HCD review. The Update Guidance is designed to create efficiencies and clarity in the housing element update process; reduce the number and scope of housing element submittals per jurisdiction; and provide for a 60 -day HCD review, with priority given to jurisdictions utilizing the streamlined review process. The streamlined review process is designed for jurisdictions that have an existing certified housing element, and much of the information from the previous planning period is still current and /or particular conditions and circumstances have not significantly changed since the last update. While the entire Housing Element must still be updated, HCD review will be limited to changes that have occurred since the prior planning period. HCD will not review areas that have not changed since their content continues to be sufficient to meet statutory requirements. Staff will be submitting the draft 2015 -2023 Housing Element for the streamlined review process. Next Steps The City Council is being asked to adopt a Resolution directing Staff to submit the draft 2015- 2023 Housing Element to the State Department of Housing and Community Development for review. The State would review the draft 2015 -2023 Housing Element and provide comments to Staff within 60 days of receiving the draft document. While the State is reviewing the draft 2015- 2023 Housing Element, Staff will begin the environmental review process. Once the State determines that the City's Housing Element is certifiable, Staff will return to the Planning Commission and City Council for formal adoption of the 2015 -2023 Housing Element. NOTICING REQUIREMENTS /PUBLIC OUTREACH: A public notice was mailed to developers, stakeholders, service providers and interested persons who have expressed an interest in receiving notices regarding the Housing Element update. The public notice was also published in the Tri- Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been posted to the City's website. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. Staff is recommending that the review of the draft 2015 -2023 Housing Element be found Categorically Exempt from the CEQA pursuant to CEQA Guidelines Section 15306, Class 6 (Information Collection). ATTACHMENTS: 1. Planning Commission Resolution 14 -24 recommending that the City Council direct Staff to submit the draft 2015 -2023 Housing Element to the State of California Department of Housing and Community Development for review 2. Draft 2015 -2023 Housing Element 3. Resolution directing Staff to submit the Draft 2015 -2023 Housing Element to the State of California Department of Housing and Community Development for review Page 5 of 5 RESOLUTION NO. 14 -29 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING GENERAL PLAN AND DUBLIN VILLAGE HISTORIC AREA SPECIFIC PLAN AMENDMENTS FOR THE HERITAGE PARK PROJECT PLPA- 2013 -00002 WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small -lot single - family homes and a two - story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ( "Specific Plan ") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.85 acre portion of the site from Retail /Office (RO) to Medium Density Residential (MDR), and proposes a PD- Planned Development rezoning with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project "; and WHEREAS, the Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an Environmental Impact Report (EIR) for the Project; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan and Specific Plan amendments, on June 10, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated June 10, 2014 and incorporated herein by reference, described and analyzed the Project, including the General Plan and Specific Plan amendments, for the Planning Commission; and WHEREAS, the Planning Commission reviewed and considered the Final EIR and all reports, recommendations and testimony prior to making its recommendation on the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission hereby recommends that the City Council adopt a Resolution approving General Plan and Specific Plan amendments for the Heritage Park project, which resolution is attached as Exhibit A and incorporated herein by reference. 1 PASSED, APPROVED, AND ADOPTED this 10th day of June 2014 by the following vote: AYES: Bhuthimethee, Do, O'Keefe NOES: Kohli, Goel ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director 2276790.1 2 RESOLUTION NO. 14 -12 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL AMEND THE GENERAL PLAN AND DOWNTOWN DUBLIN SPECIFIC PLAN (DDSP) TO ALLOW AN INCREASE IN THE NUMBER OF RESIDENTIAL UNITS PERMITTED IN THE DDSP BY 1,200 UNITS AND TO DECREASE THE AMOUNT OF NON - RESIDENTIAL SQUARE FOOTAGE PERMITTED BY 773,000 SQUARE FEET AND CREATE MINIMUM DENSITY THRESHOLDS FOR THE TRANSIT- ORIENTED AND RETAIL DISTRICTS PLPA- 2013 -00073 WHEREAS, the Downtown Dublin Specific Plan (DDSP) project area is located in the southwestern portion of the City and is approximately 284 acres in size. The project area is generally bound by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to the west, and Amador Valley Boulevard to the north; and WHEREAS, on February 1, 2011, the Dublin City Council adopted Resolution 09 -11 approving the Downtown Dublin Specific Plan (DDSP) and associated implementation actions. At the same time, the City Council adopted Resolution 08 -11 certifying the Downtown Dublin Specific Plan Environmental Impact Report (SCH# 2010022005, incorporated herein by reference). The DDSP Environmental Impact Report evaluated the potential impacts associated with intensifying development in the 284 acre Downtown Dublin area to accommodate additional residential and non - residential uses; and WHEREAS, in 2013, the City initiated an amendment to the DDSP to increase the number of residential units permitted in Downtown by 1,200 and decrease the amount of commercial square footage permitted by 773,000 square feet and to create minimum density thresholds for the Transit - Oriented and Retail Districts, hereafter referred to as the "2014 DDSP Amendment" or "the Project "; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, pursuant to CEQA Guidelines Section 15164, an Addendum, dated February 24, 2014, incorporated herein by reference, was prepared, which describes the 2014 DDSP Amendment and its relation to the analysis in the DDSP EIR; and WHEREAS, a Staff Report, dated March 11, 2014 and incorporated herein by reference, described and analyzed the 2014 DDSP Amendment, including the associated General Plan Amendment and CEQA Addendum, for the Planning Commission; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan Amendment, on March 11, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission adopted Resolution 14 -11, dated March 11, 2014, recommending City Council adoption of the CEQA Addendum; and WHEREAS, the Planning Commission considered the DDSP EIR and CEQA Addendum, all above - referenced reports, recommendations, and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council approve the Resolution attached as Exhibit A (removing the amendment related to prohibiting residential uses west of San Ramon Road), approving amendments to the General Plan based on findings that the amendments are in the public interest and that the General Plan as so amended will remain internally consistent. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council approve amendments to the Downtown Dublin Specific Plan based on findings that the amended Specific Plan will continue to be consistent with the Dublin General Plan, as amended. PASSED, APPROVED AND ADOPTED this 11th day of March 2014 by the following vote: AYES: Bhuthimethee, O'Keefe, Do, Goel NOES: Kohli ABSENT: ABSTAIN: APAAN 4061— Planning Commission h a i r p e r s o n ATTEST: Assistant Co unity Development Director GAPAM20131PLPA- 2013 -00073 DDSP Amendment Residential lncreaselPC Mg 01.14.20141Att 3 - Reso SPA and GPA.DOC 2