HomeMy WebLinkAboutItem 8.1 - 1714 Fallon 55 General Plan Amendment Study Init
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STAFF REPORT
CITY COUNCIL
DATE: December 5, 2017
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Fallon 55 General Plan Amendment Study Initiation Request (PLPA-2017-
00062)
Prepared by: Mandy Kang, Senior Planner
EXECUTIVE SUMMARY:
The City Council will a consider a request by William Lyon Homes to initiate a General
Plan Amendment Study for approximately 22 acres primarily located east of the Terrace
Ridge development and west of Fallon Road. The Study would evaluate a proposal to
change the existing General Plan land use designation of the 22 acres from Rural
Residential/Agriculture to 12 acres designated Single Family Residential and 10 acres
designated Open Space in order to accommodate a proposed age-restricted community
that would consist of 57 single family homes.
STAFF RECOMMENDATION:
Adopt the Resolution Approving the Initiation of a General Plan Amendment Study to
Evaluate Changing the Land Use Designation of Approximately 22 Acr es from Rural
Residential/Agriculture to 12 acres Designated Single Family Residential and 10 acres
Designated Open Space; OR, adopt the Resolution Denying the Initiation of a General
Plan Amendment Study to Evaluate Changing the Land Use Designation of
Approximately 22 acres from Rural Residential/Agriculture to 10 Acres Designated
Single Family Residential and 10 acres Designated Open Space.
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 Project Proponent.
DESCRIPTION:
Background
The Fallon 55 project is proposed on an undeveloped site currently owned by the
Wildlife Management LLC. The 22 -acre project site is located in the northwest corner of
Page 2 of 5
a larger 50.73-acre area located west of Fallon Road and east of Tassajara Road, as
shown in Figure 1 below. This 22-acre area has a General Plan Land Use Designation
of Rural Residential/Agriculture and is located in the Eastern Dublin Specific Plan
(EDSP) area.
The site consists of vacant land and is generally sloping in two directions toward a
stream at the southern portion of the larger area. The site is vegetated with low lying
native and non-native grasses. The northwestern 12 acres of the project site have been
previously graded.
The site is generally surrounded by residential uses and Open Space as shown in
Figure 1 and Table 1 below.
Figure 1. Vicinity Map
Table 1. Adjacent Uses
Existing Use Land Use Designations
North Silvera Ranch – detached and attached homes Medium Density &
Medium/High Density Residential
South Dublin Ranch Golf Course &
single family detached homes
Open Space &
Single Family Residential
East Fallon Road --
West Terrace Ridge – single family detached homes
& Quarry Lane School
Single Family Residential &
Medium Density Residential
DUBLIN RANCH
Fallon Road
Tassajara Road
SILVERA RANCH
TERRACE RIDGE
QUARRY LANE SCHOOL
Page 3 of 5
Figure 2. Fallon 55 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 William Lyon Homes requesting that the City Council consider initiating a
General Plan Amendment Study (Attachment 1) to change the Land Use Designation of
22 acres from Rural Residential/Agriculture to 12 acres designated as Single Family
Residential and 10 acres designated as Open Space.
ANALYSIS:
The Applicant proposes to develop an age-restricted community consisting of 57
homes. The existing Rural Residential/Agriculture Land Use Designation allows for one
unit per 100 gross residential acres which would allow for one home on this site. To
accommodate the proposed project, the applicant has proposed a General Plan
Amendment to designate 12 acres of the site to Single Family Residential and 10 acres
to Open Space (Figure 3). The balance of the 50.73 acre area will remain designated as
Open Space and continue to be held in a permanent conservation easement as
mitigation for the Dublin Ranch development.
Page 4 of 5
Figure 3. Fallon 55 Proposed Land Uses
At this time, the Applicant is requesting initiation of a General Plan and Specific Plan
Amendment Study. Development of the site would require additional entitlements
including: a) Planned Development Rezone 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 changes;
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 the 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.
Single Family
Residential
Open Space
Page 5 of 5
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 subject project site. Also, as is practice, notices were sent to the list of
potentially interested parties. A public notice was published in the 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 of the General Plan Amendment be found exempt
from the California Environmental Quality Act (CEQA) under Section 15306, Class 6 of
the State CEQA Guidelines (Information Collection).
ATTACHMENTS:
1. Request Letter from Applicant
2. City Council Resolution Approving the Initiation of a General Plan Amendment Study
for Fallon 55
3. City Council Resolution Denying the Initiation of a General Plan Amendment Study
for Fallon 55
William Lyon Homes, Inc.
August 18, 2017
Jeff Baker
Assistant Community Development Director
City of Dublin
100 Civic Plaza
Dublin, California 94568
RECEIVED
AUG 18 2017
DUBLIN PLANNING
Re: General Plan and Eastern Dublin Specific Plan Amendment Request
Dear Mr. Baker:
William Lyon Homes ( "Lyon ") is requesting the City Council to authorize a study to
consider amendments to the Dublin General Plan and the Eastern Dublin Specific Plan ( "EDSP ")
to accommodate a new "Age Qualified" residential community consisting of detached, single
story profile homes that will be sold to persons aged 55 years and older. The proposed
community, to be known as "Fallon 55 Plus ", will be located on property known as "Area D"
which is adjacent to Lyon's recently - constructed Terrace Ridge project. Fallon 55 Plus will
complement existing development patterns and provide a logical transition from existing and
proposed developed areas to protected open space areas which are along the southern boundary
of the property.
Project Location
Fallon 55 Plus is a portion of a property located on a single 49.8 acre parcel (APN: 985-
0072 -005) just south of the intersection of Tassajara Road and Fallon Road. It can be accessed
via Highpointe Court from the west, and Fallon Road from the east (please see Attachment 1).
The proposed community would be developed on approximately 12 acres of previously graded
land (the "Development Area ") while the remaining 37.8 acres will continue to remain subject to
a permanent conservation easement which was established many years ago as part of the
mitigation for Dublin Ranch (the "Conservation Area ").
Requested Amendments
To accommodate the proposed project, Lyon proposes amendments to the General Plan
and EDSP land use designations for the Development Area from "Rural Residential /Agriculture"
to "Single Family Residential" (.09 to 6.0 units per acre). The EDSP designates the
Conservation Area as "Open Space," and Lyon does not propose any change to this land use
designation.
2603 Camino Ramon, Suite 450, San Ramon, California 94583 •(925) 543 -5500 • Fax (925) 543 -5501
EDSP Background
As per the EDSP, the property is located within Planning Subarea G (Foothill
Residential). The EDSP contemplated that Subarea G would be developed primarily with single
family homes at a density of 4 du/ac (EDSP, p. 59). The EDSP vision for Planning Subarea G
included "integrat[ing] the development [Planning Subarea G] with the natural setting to
preserve a sense of development within a natural open space context. Existing creeks and
drainage corridors will be preserved and, where permitted, enhanced with natural vegetation to
extend open space corridors [up] into the development areas, creating a sense of
interconnectedness between the built and natural environments." (EDSP, p. 59). A total of 3,475
dwelling units under the Single Family Residential designation were anticipated to be built
within Planning Subarea G (EDSP Table 4.10). The property is identified in EDSP as a portion
of Ownership Pattern #1 (Chang- Su -O -Lin) (EDSP, Figure 2.4) and EDSP designates 1,188
Single Family Residential dwelling units to be built on Ownership Pattern # 1 (EDSP, Appendix
4).
The Project
The Development Area abuts the eastern boundary of the recently completed, 36 -unit
"Terrace Ridge" subdivision. The Terrace Ridge sales disclosure documents provided
notification to the homeowners that future development might occur on the Property. Lyon
intends to design the proposed Fallon 55 Plus project to include elements of a greenbelt buffer
between Fallon 55 Plus and the Terrace Ridge subdivision. Initial site planning suggest the
project could consist of single family lots with lot dimension of 45' x 80' which will allow home
designs to consist of single story profile homes with modest bonus rooms located on the second
level.
Research shows that age qualified homebuyers have a strong preference to own a home
vs. rent and that they want to be active and focus on health and wellness. Due to this research,
the project will create a community that features outdoor spaces which will promote social
connections and an active lifestyle. This location will afford future age qualified homeowners
convenient access to regional and local amenities such as quality retail, exciting cultural venues,
and outdoor recreation. The residences will include single level focused living, smart home
technologies, and attention to universal design and integrated outdoor living spaces.
We believe the factors below, among others, support initiating a study to amend the
General Plan and EDSP land use designations to accommodate the development for this new
project:
A The Project will provide a community benefit in the amount of $500,000 and Lyon will
work with City officials on the details of this community benefit as part of the study.
➢ The Project will provide a high quality housing project which will cater to an untapped
market for persons aged 55 years and older.
2603 Camino Ramon, Suite 450, San Ramon, California 94583 •(925) 543 -5500 • Fax (925) 543 -5501
➢ The Project is a logical in -fill location for housing because the property is bounded on
three sides by existing residential development. The property is located between
Tassajara Road and Fallon Road which are the two major arterials servicing the "Foothill
Residential" planning subarea of the EDSP.
The Project will provide an excellent transition from the Medium and Medium High land
uses directly to the north and west to the already - preserved open space to the south and
east;
➢ Due to the Project's in -fill location, only minor extensions of existing utilities would be
required for development;
➢ The Project is consistent with the densities contemplated in the EDSP and also contains
the open space transitions which are also specifically contemplated in the EDSP.
➢ Due to the limited number of units, the Project would have minimal impacts to traffic and
other public facilities.
➢ The Project would have no impact on local schools because sales and occupancy will be
restricted to those persons 55 years and older.
➢ The Property has been previously disturbed, would be designed to avoid impacts to the
Conservation Area and would have minimal biological impacts. Lyon will nonetheless
seek permits from the wildlife agencies and provide off -site mitigation in accordance
with the East Alameda County Conservation Strategy ( "EACCS ").
Based on these factors, Lyon requests the City of Dublin to authorize a study of the
proposed General Plan and EDSP amendments. Please let us know if any additional information
would be helpful and we look forward to working with you to bring new homes for the "age
qualified" market into Dublin.
Sincerel
M. Jones
William Lyon Homes
2603 Camino Ramon, Suite 450, San Ramon, California 94583 •(925) 543 -5500 • Fax (925) 543 -5501
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FALLON 55 PLUS
DUBLIN I CALIFORNIA OF \ =♦
WILLIAM LYON HOMES 17 -077
DATE 8 1 17 the 17 William Lyon Homes IMAGERY L 1 ARENA
Experience pride.
RESOLUTION NO. XX – 17
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 22 ACRES FROM
RURAL RESIDENTIAL/AGRICULTURE TO 12 ACRES DESIGNATED SINGLE FAMILY
RESIDENTIAL AND 10 ACRES DESIGNATED OPEN SPACE (APN: 985-0072-005-00)
(PLPA-2017-00062)
WHEREAS, the City received a letter from William Lyon Homes requesting that the City
Council consider initiating a General Plan Amendment Study to change the existing land use
designation of 22 acres from Rural Residential/Agriculture to 12 acres designated as Single
Family Residential and 10 acres designated as Open Space; and
WHEREAS, the applicant anticipates the future development of up to 57 single family
detached homes as part of an age restricted community; 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 was
found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines;
and
WHEREAS, a Staff Report was submitted outlining the issues surrounding the General
Plan Amendment Study initiation request; and
WHEREAS, the City Council did hear and consider all such reports, recommendations,
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 the study area from 22 acres designated Rural Residential/Agriculture to 12 acres
designated as Single Family Residential and 10 acres designated as Open Space to
accommodate the future development of an age restricted community consisting of 57 single
family detached homes.
PASSED, APPROVED AND ADOPTED by the Dublin City Council on this 5th day of
December 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Mayor
ATTEST:
________________________
City Clerk
RESOLUTION NO. XX – 17
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 APPROXIMATELY 22 ACRES FROM
RURAL RESIDENTIAL/AGRICULTURE TO 12 ACRES DESIGNATED SINGLE FAMILY
RESIDENTIAL AND 10 ACRES DESIGNATED OPEN SPACE (APN: 985-0072-005-00)
(PLPA-2017-00062)
WHEREAS, the City received a letter from William Lyon Homes requesting that the City
Council consider initiating a General Plan Amendment Study to change the existing land use
designation of 22 acres from Rural Residential/Agriculture to 12 acres designated as Single
Family Residential and 10 acres designated as Open Space; and
WHEREAS, the applicant anticipates the future development of up to 57 single family
detached homes as part of an age restricted community; 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 was
found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines;
and
WHEREAS, a Staff Report was submitted outlining the issues surrounding the General
Plan Amendment Study initiation request; and
WHEREAS, the City Council did hear and consider all such reports, recommendations,
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 the study area from 22 acres designated Rural Residential/Agriculture to 12 acres designated
as Single Family Residential and 10 acres designated as Open Space to accommodate the
future development of an age restricted community consisting of 57 single family detached
homes.
PASSED, APPROVED AND ADOPTED by the Dublin City Council on this 5th day of
December 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Mayor
ATTEST:
________________________
City Clerk