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HomeMy WebLinkAboutItem 8.1 - 2886 VCC Parcel 3 GPA Initiation Request Page 1 of 5 STAFF REPORT 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 corner of Dublin Boulevard and Inspiration Drive (see Figure 1 Page 2 of 5 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. Page 3 of 5 Table 1: Surrounding Land Uses Location Zoning General Plan Land Use Designation Current Use of the Property North PD (Planned Development) Low-Density Single Family Single Family Homes South N/A N/A Dublin Boulevard East Single Family Residential Single Family Residential Single Family Homes West PD Open Space & Medium- High Density Residential Open Space & California Highlands Condominiums 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. Page 4 of 5 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. T he 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 Page 5 of 5 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 Intiation Request 2. Resolution Approving the Initiation of a General Plan Amendment Study 3. Resolution Denying the Initiation of a General Plan Amendment Study FULCRUM DEVELOPMENT October 7, 2019 RECEIVED Ms. Amy Million OCT 0 7 2019 Principal Planner City of Dublin DUBLIN PLANNING 100 Civic Plaza Dublin, CA 94568 Subject: 7500 Inspiration Drive — General Plan Request Fulcrum Development is please to submit our request to initialize a General Plan amendment to accommodate the proposed development, Inspiration Assisted Living and Memory Care. The proposed community is designed to support the growing needs of the greater community and will complement the surrounding residential and commercial uses. Project Location The two parcels are located on the northwest and northeast corners of Inspiration Drive and Dublin Boulevard. Parcel 2, on the NW corner, consists of 1.39 acres and has been previously graded for a potential development pad. The second site, considered Parcel 3, is located across Inspiration Blvd on the NE corner of Dublin Blvd. and consists of 4.68 acres within a larger 12.7 -acre parcel. The 4.68 acres has been identified as a "Field Study Area" during the previous master plan design and was previously graded for a future development. Fulcrum Real Estate and Development has entered into an agreement for the purchase of these two parcels with the vision of a memory care community on Parcel 2 and an assisted living facility of Parcel 3. Requested Amendments To accommodate the proposed project, an amendment to the General Plan land use designation for Parcel 3 is requested. Fulcrum is requesting that the Future Study Area is amended from the current Open Space designation to Public /Semi - Public. This will leave a balance of 8.02 acres of Open Space located immediately north of the property and remain owned by the Valley Christian Community. For Parcel 2, no amendment to the General Plan land use designation is required as the General Plan land use designation of Public /Semi - Public allows for quasi - public uses such as senior centers, special needs program facilities and other facilities that provide benefit to the community. The Project Parcel 2 will consist of a single building memory care community. Initial planning has designed a two -story building of approximately 30,000 sf that can accommodate over 50 disabled senior residents with memory loss challenges. The use will be considered a Residential Care for the Elderly Facility ( "RCFE ") and licensed under the State of California and have one communal kitchen. Parcel 3 is, initially, being designed as a building not exceeding 3 floors and will serve as assisted living for the elderly. This will also be considered an RCFE project and have studios, one bedroom and two - bedroom units as well as a communal kitchen, dining, and activities areas. Initial designs indicate a square footage of approximately 65,000 to 75,000 sf accommodating approximately 100 seniors in approximately 90 units. The research conducted indicates that Dublin has a growing need for more assisted living as the population is increasing in age. Studies show that seniors over the age of 65 will triple within the next 20 years and the need for assisted living and memory care is growing at the same pace. The location is convenient to the community and visiting children and friends. The design will be focused on best of class with modern technologies and design integrated into the project. We believe the following factors should support our request for consideration of amending the General Plan: • The City of Dublin and surrounding communities have an aging demographic that will support the Project. Currently, the aging demographic indicates the need for over 300 units, and this will continue to grow at a faster rate than current as the first Baby Boomers reach age 80 by POU41 • The project has excellent access from the 1 -680 and allows visitors and staff to access the property easily. • Due to the age of the residents, the Project will have minimal impacts of traffic and public facilities. Transportation exists for the residents and signalizing currently exists on the corner of Dublin Boulevard and Inspiration Drive. • The Project will have no impact on the local schools due to the average age of the residents is over 75 and restricted. • The Project's infill location would only require minor utility extensions onto the properties. Furthermore, the parcels have been graded previously and would have minimal biological impacts. • Bounded by residential on the west and east, the property is a good transitionary use and considered residential in nature. • The use is, generally, a quiet use for surrounding neighbors. No extraordinary noises are created by the community and the population is elderly in age. Based on these factors, Fulcrum requests the City of Dublin to consider our proposed General Plan amendments. Please let us know if you need any additional information and with look forward to bringing much needed services for the elderly and handicapped citizens of Dublin. Sincerely, s R6tel Steven Ring David �?� David Ford Managing Principals Fulcrum Real Estate and Development Inc 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 4.68 ACRES FROM OPEN SPACE TO PUBLIC/SEMI-PUBLIC (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 4.68-acres from Open Space to Public/Semi-Public; 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 the 4.68-acre project site from Open Space to Public/Semi-Public to accommodate the future development of a residential care facility for the elderly. PASSED, APPROVED AND ADOPTED by the Dublin City Council on this 19th day of November 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 4.68 ACRES FROM OPEN SPACE TO PUBLIC/SEMI-PUBLIC (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 4.68-acres from Open Space to Public/Semi-Public; 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 the 4.68-acre project site from Open Space to Public/Semi-Public to accommodate the future development of a residential care facility for the elderly. PASSED, APPROVED AND ADOPTED by the Dublin City Council on this 19th day of November 2019 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Mayor ATTEST: ________________________ City Clerk