HomeMy WebLinkAboutItem 7.1 - 2991 VCC Parcel 3 Cont.
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STAFF REPORT
CITY COUNCIL
DATE: December 3, 2019
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Valley Christian Center Parcel 3 General Plan Amendment Study Initiation
Request (PLPA-2019-00042)
Prepared by: Amy Million, Principal Planner
EXECUTIVE SUMMARY:
On November 19, 2019, the City Council considered a request by Fulcrum Development
to initiate a General Plan Amendment Study for a portion of Parcel 3 of the Valley
Christian Center located at the northeast corner of Dublin Boulevard and Inspiration
Drive. The General Plan Amendment Study would evaluate a proposal to change the
existing General Plan land use designation for a portion of Parcel 3 from Open Space to
Public/Semi-Public in order to accommodate a residential care facility for seniors. After
taking testimony, the City Council directed Staff to return with a report on previous
similar General Plan Amendments to change the land use designation of properties
from Open Space to another developable designation, and to identify an opportunity to
offset the proposed loss of open space.
STAFF RECOMMENDATION:
Adopt the Resolution Approving the Initiation of a General Plan Amendment Study to
Evaluate Changing the Land Use Designation of Approximately Two Acres on Parcel 3
from Open Space to Public/Semi-Public and Approximately Five Acres on Parcel 1 from
Public/Semi-Public to Open Space (APN: 941-0022-006-00) (PLPA-2019-00042); OR
adopt the Resolution Denying the Initiation of a General Plan Amendment Study to
Evaluate Changing the Land Use Designation of Approximately Two Acres on Parcel 3
from Open Space to Public/Semi-Public and Approximately Five Acres on Parcel 1 from
Public/Semi-Public to Open Space (APN: 941-0022-006-00) (PLPA-2019-00042).
FINANCIAL IMPACT:
There will be no financial impact to the City. All costs associated with preparing the
General Plan Amendment Study, if authorized by the City Council, will be borne by the
Project Proponent.
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DESCRIPTION:
Fulcrum Development proposed a residential care facility for the elderly on an
undeveloped 4.68-acre portion of Parcel 3 at Valley Christian Center as shown in Figure
1 below. The project site is part of the larger 12.7-acre parcel. The entirety of Parcel 3
has a General Plan land use designation of Open Space and the 8.02-acre portion of
Parcel 3 that is not proposed for development is encumbered with a conservation
easement.
Fulcrum is also proposing a companion memory care project on Parcel 2 of the Valley
Christian Center. Parcel 2 is located at the northwest corner of Dublin Boulevard and
Inspiration Drive. Parcel 2 has a General Plan land use designation of Public/Semi -
Public. The proposed memory care facility is consistent with the existing land use
designation and does not require a General Plan Amendment. Therefore, the current
request to initiate a General Plan Amendment Study does not include Parcel 2.
Development of Parcel 2 would require future public hearings before both t he Planning
Commission and City Council.
On November 19, 2019, the City Council held a public hearing to consider initiating the
proposed General Plan Amendment Study on Parcel 3. A copy of the Staff Report for
the November 19, 2019 meeting is included as Attachment 1. At the meeting, the City
Council received presentations by Staff and the Applicant and received public comment.
After deliberating, the City Council directed Staff to return on December 3, 2019 with a
report on previous General Plan Amendments to convert Open Space to a developable
land use, and identify an opportunity to offset the proposed loss of open space . This
Staff Report provides the following responses to the City Council’s request for additional
information.
General Plan Amendments that changed the land use designation from Open
Space to a developable land use designation
Amendment Previous Land
Use
Size
(acres)
Approved Land
Use
Size
(acres)
Year
Adopted
Schaefer Ranch
Lot 70
Open Space .35 Single-Family
Residential
.35 2017
Sub Area 31 Open Space 24.9 Rural Residential /
Agriculture
Medium Density
Residential
14.5
10.4
2014
Moller Ranch2 Open Space/
Stream Corridor
32.6 Open Space/
Stream Corridor
7.6 2012
Jordan Ranch
Sub Area 4
Open Space 4.6 Mixed Use 4.6 2012
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1. The 24.9 acres of open space were changed to Rural Residential/ Agriculture (RR/A) and Medium Density Residential.
Minimum density in RR/A is 1 unit per 100 acres. Since the RR/A land use is less than 100 acres, no units are permitted withi n
that 14.5-acre area so it remained as undesignated open space.
2. The reduction in Open Space/Stream Corridor by 25-acres was changed to a combination of Single-Family Residential and
RR/A. The total amount of RR/A for the project was 136.8-acres of which none was proposed for development and a majority
was placed within a conservation easement.
Evaluate the opportunity to offset the loss of Open Space either within the City of
Dublin or immediately contiguous to the City’s boundary
The existing topography of the 4.68-acres on Parcel 3 limits the development envelope
to approximately two acres. To offset the loss of Open Space, the Applicant, in
coordination with Valley Christian Center, has modified their request for a General Plan
Amendment Initiation Study. The Applicant’s revised request is included as Attachment
2. The revised request proposes to change the land use designation of approximately
two acres on Parcel 3 from Open Space to Public/Semi-Public. In order to address the
City Council’s request to offset the loss of Open Space, the Applicant further proposes
to change the land use designation of approximately five acres on Parcel 1 from
Public/Semi-Public to Open Space. The revised proposal would mitigate the loss of
Open Space on a 2.5:1-acre basis.
In addition, the Applicant proposes placing a permanent conservation easement on the
undeveloped portions of Parcel 3 and the newly created Open Space on Parcel 1
(approximately seven acres total). The conceptual locations of the proposed
conservation easements are shown in green in Figure 2.
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Draft Resolutions to approve and deny the initiation of the proposed General Plan
Amendment Study are included in this report as Attachments 3 and 4.
ATTACHMENTS:
1. City Council Staff Report dated November 19, 2019 without Attachments
2. General Plan Amendment Initiation Request- Revised November 21, 2019
3. Resolution Approving the Initiation of a General Plan Amendment Study
4. Resolution Denying the Initiation of a General Plan Amendment Study
STAFF REPORT
c
CITY COUNCIL
DATE: November 19, 2019
TO: Honorable Mayor and City Councilmembers
FROM: Christopher L. Foss, City Manager
SUBJECT: Valley Christian Center Parcel 3 General Plan Amendment Study Initiation
Request(PLPA- 2019 - 00042)
Prepared by: Amy Million, Principal Planner
EXECUTIVE SUMMARY:
The City Council will consider a request by Fulcrum Development to initiate a General
Plan Amendment Study for 4.68 acres located at the northeast corner of Dublin
Boulevard and Inspiration Drive. The project site is a portion of Parcel 3 (12.7 acres)
designated as Future Study Area in the Valley Christian Center Development Plan. The
General Plan Amendment Study would evaluate a proposal to change the existing
General Plan land use designation of the 4.68 acres from Open Space to Public/Semi-
Public in order to accommodate a residential care facility for the elderly. The remaining
8.02 acres is located within a recorded conservation easement and would remain Open
Space.
STAFF RECOMMENDATION:
Adopt the Resolution Approving the Initiation of a General Plan Amendment Study to
Evaluate Changing the Land Use Designation of 4.68 acres from Open Space to
Public/Semi- Public; OR adopt the Resolution Denying the Initiation of a General Plan
Amendment Study to Evaluate Changing the Land Use Designation of 4.68 acres from
Open Space to Public/Semi- Public.
FINANCIAL IMPACT:
There will be no financial impact to the City. All costs associated with preparing the
General Plan Amendment Study, if authorized by the City Council, would be borne by
the Applicant.
DESCRIPTION:
Background
Fulcrum Development is proposing to develop a memory care facility on Parcel 2, and
an assisted living facility on Parcel 3 of the Valley Christian Center. These undeveloped
parcels are located at the comer of Dublin Boulevard and Inspiration Drive (see Figure 1
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below). Parcel 2 has a General Plan land use designation of Public/Semi- Public and a
memory care facility is consistent with the land use designation. Parcel 3 has a land use
designation of Open Space. A General Plan Amendment is required to allow assisted
living facilities on this site, and this is the subject of this Staff Report. Please refer to
Figure 2 for the land use boundaries. Attachment 1 includes a brief description of the
proposed project.
The 4.68 -acre project site is part of the larger 12.7 -acre parcel designated as Parcel 3 in
the Valley Christian Center Development Plan. The majority of Parcel 3 (8.02 acres) is
within a recorded conservation easement and the remaining 4.83 -acre project site is
shown as a Future Study Area. Please refer to Figure 1 for the boundaries of the
conservation easement and the proposed project site.
Parcel 3 consists of vacant land and generally follows the downward slope of Inspiration
Drive to Dublin Boulevard. The site is vegetated with low lying native and non - native
grasses as well as trees which line the outer edges. The irregularly shaped site has a
flat area near Inspiration Drive with a steep slope to the northeast, south and southwest.
The project site is surrounded by Valley Christian Center to the north, residential uses
and Open Space to the east and west and Dublin Boulevard /Interstate 580 to the south
as shown in Figure 1 and Table 1 below.
Figure 1. Vicinity Map
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Table 1: Surrounding Land Uses
Figure 2. Existing Land Uses
It is the City Council's policy to initiate all General Plan Amendment Studies prior to
accepting an application and beginning work on such a request. The City received a
letter from Fulcrum Development requesting that the City Council consider initiating a
General Plan Amendment Study (Attachment 1) to change the land use designation of
4.68 acres of Parcel 3 from Open Space to Public /Semi - Public.
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Current Use of the
Property
D (Planned
Low - Density Single
Single Family
7WestPD
evelopment)
Family
Homes
N/A
N/A
Dublin Boulevard
ngle Family
Single Family
Single Family
Residential
Residential
Homes
Open Space & Medium-
Open Space &
High Density Residential
California Highlands
Condominiums
Figure 2. Existing Land Uses
It is the City Council's policy to initiate all General Plan Amendment Studies prior to
accepting an application and beginning work on such a request. The City received a
letter from Fulcrum Development requesting that the City Council consider initiating a
General Plan Amendment Study (Attachment 1) to change the land use designation of
4.68 acres of Parcel 3 from Open Space to Public /Semi - Public.
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ANALYSIS:
The Applicant proposes to develop an assisted living facility on Parcel 3, which is the
subject of the General Plan Amendment Study initiation request. The proposed facility is
being designed as a maximum three -story building with approximately 100 beds in a
mix of studios, one - bedroom and two- bedroom units as well as a communal kitchen,
dining, and activities areas. Initial designs indicate the building would be approximately
65,000 to 75,000 square feet. The Applicant also proposes to develop a residential
memory care facility for the elderly on Parcel 2. Based on initial information, the
Applicant proposes a two -story building on Parcel 2 with approximately 30,000 square
feet to accommodate approximately 50 disabled seniors with memory loss.
In order to accommodate the proposed project on Parcel 3, the Applicant is requesting
the initiation of a General Plan Amendment to designate 4.68 -acres of the site to
Public /Semi - Public. The balance of the 12.7 -acres of Parcel 3 will remain designated as
Open Space and continue to be held in a permanent conservation easement.
Development of the site would require additional entitlements including: a) Planned
Development Zoning with a Stage 1 and Stage 2 Development Plan; b) Tentative Map;
and c) Site Development Review Permit.
If the City Council initiates a General Plan Amendment Study, Staff would then:
1. Determine the associated impacts from the land use change;
2. Complete a fiscal impact analysis of the proposed land use change;
3. Conduct the appropriate level of environmental review and documentation;
4. Perform any additional studies that may be required; and
5. Prepare an analysis of the project for consideration by the Planning Commission
and City Council.
Work on the General Plan Amendment Study would be completed concurrently with
processing the other entitlements that are requested by the Applicant. Once the
General Plan Amendment Study is complete, Staff would then bring the application to
the Planning Commission for their recommendation to the City Council. The project
would then move forward to the City Council for their consideration.
Staff has prepared draft Resolutions approving and denying the initiation of the
proposed General Plan Amendment Study. The draft Resolutions are included in this
report as Attachments 2 and 3.
NOTICING REQUIREMENTS /PUBLIC OUTREACH:
Although a public notice is not required to review a request to initiate a General Plan
Amendment, the City mailed a notice to surrounding property owners and tenants within
300 feet of the Valley Christian Center property. A public notice was published in the
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East Bay Times and posted in the designated posting places. A copy of this Staff
Report was provided to the Applicant and was made available on the City's website.
ENVIRONMENTAL REVIEW:
Staff recommends that the initiation request for a General Plan Amendment is not a
project subject to the California Environmental Quality Act (CEQA) as defined in CEQA
Guideline Section 15378(a).
ATTACHMENTS:
1. General Plan Amendment Initiation Request
2. Resolution Approving the Initiation of a General Plan Amendment Study
3. Resolution Denying the Initiation of a General Plan Amendment Study
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November 21, 2019
Ms. Amy Million
Principal Planner
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Subject: 7500 Inspiration Drive – General Plan Amendment Request
Dear Ms. Million,
Fulcrum Development would like to amend our initial General Plan Amendment Study request to reflect
the following:
Fulcrum Real Estate and Development and the Valley Christian Center are agreeable to the concept of
changing the land use designation of approximately 5 acres located on Parcel 1 from Public/Semi-Public
to Open Space as outlined in green below and designate this area as a Conservation Easement.
Furthermore, we amend our request for Parcel 3 to change the land use designation from Open Space to
Public/Semi-Public to the developable area only (approximately 2 acres), thus maintaining
approximately 2 acres of the existing Open Space land use designation. We are also agreeable to create
an additional Conservation Easement of the approximately 2 acres of Open Space on the current Parcel
3 (to be later subdivided to create a separate Parcel) as part of our requested study. In summary, a total
of 10 acres of Conservation Easements will exist on the East side of Inspiration Drive, as opposed to the
existing 8 acres and approximately 5 acres of a Conservation Easement will exist on the west side of
Inspiration Drive for a total of 15 acres of Conservation Easements.
Please let us know if you need further clarification and thank you for your assistance.
Sincerely,
Steven Ring Richard Lietz
Steven Ring Richard Lietz
David Ford
David Ford
Managing Principals Authorized Signatory
Fulcrum Real Estate and Development Inc Valley Christian Center
RESOLUTION NO. XX – 19
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * *
APPROVING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY TO EVALUATE
CHANGING THE LAND USE DESIGNATION OF APPROXIMATELY 2-ACRES ON PARCEL 3
FROM OPEN SPACE TO PUBLIC/SEMI-PUBLIC AND APPRXOMIATELY 5-ACRES ON
PARCEL 1 FROM PUBLIC/SEMI-PUBLIC TO OPEN SPACE (APN: 941-0022-006-00)
(PLPA-2019-00042)
WHEREAS, the City received a letter from Fulcrum Development requesting that the City
Council consider initiating a General Plan Amendment Study to change the existing land use
designation of approximately 2-acres on Parcel 3 from Open Space to Public/Semi-Public and
approximately 5-acres on Parcel 1 from Public/Semi-Public to Open Space; and
WHEREAS, the project site is a portion of Parcel 3 (12.7 acres) designated as Future
Study Area in the Valley Christian Center Development Plan; and
WHEREAS, the Applicant anticipates the future development of a residential care facility
for the elderly designed as a 65,000 to 75,000-square-foot, three-story building providing
assisted living with approximately 100 beds in a mix of studios, one bedroom and two bedroom
units as well as a communal kitchen, dining, and activities areas ; and
WHEREAS, the General Plan Amendment Study initiation request has been reviewed in
accordance with the provisions of the California Environmental Quality Act (CEQA) and found to
not be a project as defined in CEQA Guideline Section 15378(a); and
WHEREAS, a Staff Report was submitted outlining the General Plan Amendment Study
initiation request; and
WHEREAS, the City Council did hear and consider all such reports and testimony
hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Dublin City Council does hereby
approve the initiation of a General Plan Amendment Study to evaluate changing the land use
designation of approximately 2-acres on Parcel 3 from Open Space to Public/Semi-Public and
approximately 5-acres on Parcel 1 from Public/Semi-Public to Open Space to accommodate the
future development of a residential care facility for the elderly.
PASSED, APPROVED AND ADOPTED by the Dublin City Council on this 3rd day of
December 2019 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Mayor
ATTEST:
________________________
City Clerk
RESOLUTION NO. XX – 19
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * *
DENYING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY TO EVALUATE
CHANGING THE LAND USE DESIGNATION OF APPROXIMATLEY 2-ACRES ON PARCEL 3
FROM OPEN SPACE TO PUBLIC/SEMI-PUBLIC AND APPRXOMIATELY 5-ACRES ON
PARCEL 1 FROM PUBLIC/SEMI-PUBLIC TO OPEN SPACE (APN: 941-0022-006-00)
(PLPA-2019-00042)
WHEREAS, the City received a letter from Fulcrum Development requesting that the City
Council consider initiating a General Plan Amendment Study to change the existing land use
designation of approximately 2-acres on Parcel 3 from Open Space to Public/Semi-Public and
approximately 5-acres on Parcel 1 from Public/Semi-Public to Open Space; and
WHEREAS, the project site is a portion of Parcel 3 (12.7 acres) designated as Future
Study Area in the Valley Christian Center Development Plan; and
WHEREAS, the applicant anticipates the future development of a residential care facility
for the elderly designed as a 65,000 to 75,000 square foot three-story building providing
assisted living with approximately 100 beds in a mix of studios, one bedroom and two-bedroom
units as well as a communal kitchen, dining, and activities areas ; and
WHEREAS, the General Plan Amendment Study initiation request has been reviewed in
accordance with the provisions of the California Environmental Quality Act (CEQA) and found to
not be a project as defined in CEQA Guideline Section 15378(a); and
WHEREAS, a Staff Report was submitted outlining the General Plan Amendment Study
initiation request; and
WHEREAS, the City Council did hear and consider all such reports and testimony
hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Dublin City Council does hereby deny
the initiation of a General Plan Amendment Study to evaluate changing the land use designation
of approximately 2-acres on Parcel 3 from Open Space to Public/Semi-Public and approximately
5-acres on Parcel 1 from Public/Semi-Public to Open Space to accommodate the future
development of a residential care facility for the elderly.
PASSED, APPROVED AND ADOPTED by the Dublin City Council on this 3rd day of
December 2019 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Mayor
ATTEST:
________________________
City Clerk