HomeMy WebLinkAboutItem 8.1 - 3009 Avesta GPA Study Initiation Request PLPA-2
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STAFF REPORT
CITY COUNCIL
DATE: December 17, 2019
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Avesta General Plan Amendment Study Initiation Request (PLPA -2019-
00047)
Prepared by: Robert Smith, Associate Planner
EXECUTIVE SUMMARY:
The City Council will consider a request by the Applicant, Mohammad Javanbakht of
Avesta Development Group, to initiate a General Plan Amendment Study for
approximately 5.74 acres located at 5751 Arnold Road. The project site is located in
the Creekside Office Park. The General Plan Amendment Study would evaluate a
proposal to change the existing General Plan land use designation from Campus Office
to Mixed Use in order to accommodate a community care facility that will provide
independent senior housing and assisted living.
STAFF RECOMMENDATION:
Adopt the Resolution Approving the Initiation of a General Plan Amendment Study to
Evaluate Changing the Land Use Designation of Approximately 5.74 Acres from
Campus Office to Mixed Use, (APN:986-0014-013-00) (PLPA-2019-00047); OR adopt
the Resolution Denying the Initiation of a General Plan Amendment Study to Evaluate
Changing the Land Use Designation of Approximately 5.74 Acres from Campus Office
to Mixed Use, (APN:986-0014-013-00) (PLPA-2019-00047).
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
Applicant.
DESCRIPTION:
Background
Avesta Development Group is proposing a community care facility with independent
senior housing and assisted living on approximately 5.74 acres within the 31.2-acre
Creekside Office Park. The project site is located east of Arnold Road at 5751 Arnold
Road as shown in Figure 1 below. The project site has a General Plan land use
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designation of Campus Office and is zoned Planned Development (PD). The intent of
the PD is to primarily allow business, administrative and professional offices. The
majority of the Creekside Office Park is developed with business and professional office
uses. The project site is currently developed with parking and landscaping, and a
graded pad intended as the location for a future office building.
Figure 1. Vicinity Map
Table 1. Surrounding Land Uses
Location Zoning General Plan Land
Use Designation
Current Use of the
Property
North PD (Planned
Development)
Campus Office Commercial office
South PD Campus Office Commercial office
East PD Campus Office Commercial office
West PD Medium/High Density
Residential
The Boulevard
(single-family
homes and
townhomes)
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 reque st. The City received a
letter from Mohammad Javanbakht of Avesta Development Group requesting that the
City Council initiate a General Plan Amendment Study to change the land use
designation of the 5.74-acre project area from Campus Office to Mixed Use (Attachment
1).
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ANALYSIS:
The Applicant proposes to develop a community care facility with independent senior
housing and assisted living. The facility would provide individual private or shared living
quarters with areas for living, eating, and sleeping, as well as a kitchen and at least one
bathroom. The project design would allow for a secured and maintenance-free
environment for aging senior residents and provide activities and programs for the
residents. The size of the facility, number of units, and associated activities have not yet
been defined. However, the Applicant indicates that the project is expected to serve
approximately 200 seniors. As part of their request, Avesta indicated a willingness to
explore dedication of a site for affordable housing.
In order to accommodate the proposed project, the Applicant is requesting the initiation
of a General Plan Amendment Study to designate the 5.74-acre site Mixed Use (see
Figure 3). Development of the site would require additional entitlements including: a) a
Planned Development Rezone with Stage 1 and Stage 2 Development Plan s; and b) a
Site Development Review Permit.
Figure 2. Existing Land Use Figure 3. Proposed Land Use
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.
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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 a recommendation to the City Council. The project would
then move forward to the City Council for 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.
STRATEGIC PLAN INIATIVE:
None.
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. 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:
The California Environmental Quality Act (CEQA), together with the Sta te CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures, require that certain
projects be reviewed for environmental impacts and when applicable, environmental
documents be prepared. Staff recommends that the City Council find that the request to
initiate a General Plan Amendment Study is not a project as defined in CEQA
Guidelines Section 15378(a).
ATTACHMENTS:
1. Avesta Request to Initiate General Plan Amendment
2. Resolution Approving the Initiation of a General Plan Amendment Study
3. Resolution Denying the Initiation of a General Plan Amendment Study
AVDV\56099\2188512.1 1
1095 Colby Ave., Menlo Park, CA 94025 | contact@avestadev.com | (925) 899-8981 | www.avestadev.com
Jeff Baker
Community Development Director
City of Dublin
100 Civic Plaza
Dublin, CA 94568
December 10, 2019
Re: General Plan Amendment Initiation Request; 5751 Arnold Road, Dublin
Dear Jeff:
Thank you for taking the time to discuss the proposal from Avesta Development Group LLC
(Avesta) to develop a Continuing Care Facility, to be located at the above-referenced site
(project site) in the City of Dublin.
As you may know, the project site has been vacant for almost two decades even though it has
been close to “shovel ready” for an office development. Given the current, limiting land use
designation and zoning for the project site — only allowing for Campus Office uses, which have
been determined not to be a viable option from a market standpoint — this letter is to formally
request that the City Council direct staff to initiate a General Plan Amendment, along with other
required discretionary entitlements, to allow for the contemplated facility . If the City Council
grants this request, Avesta then intends to promptly move forward with preparing and submitting
detailed development applications to process the necessary discretionary entitlements. As part
of this entitlement process, the proposal would be further developed, refined and evaluated for
subsequent consideration by the Planning Commission and the City Council, pursuant to
applicable laws and regulations.
For the consideration of City Community Development Department staff as well the C ity
Council, please find attached a project narrative that provides additional general information
regarding our proposal and vision for the site along with a conceptual site plan.
Having recently commenced construction of another senior facility in the City, we have enjoyed
very much working with City staff and the decision makers in this regard and are excited to
explore opportunities to bring forward another high quality project for the benefit of the local
seniors and the broader Dublin community.
Sincerely,
Mohammad Javanbakht
AVESTA DEVELOPMENT GROUP
AVDV\56099\2188512.1 2
1095 Colby Ave., Menlo Park, CA 94025 | contact@avestadev.com | (925) 899-8981 | www.avestadev.com
cc: Chris Foss, City Manager
Linda Smith, Assistant City Manager
John Bakker, City Attorney
Nadia Costa, Miller Starr Regalia
AVDV\56099\2188512.1 1 1095 Colby Ave., Menlo Park, CA 94025 | contact@avestadev.com | (925) 899-8981 | www.avestadev.com
Conceptual Description of the Proposed Project at
5751 Arnold Rd., Dublin, California
Avesta Development Group LLC (“Avesta”) proposes to construct a Community Care Facility
(“Proposed Project”) at 5751 Arnold Rd., Dublin CA (“Project Site”). The Proposed Project
would provide a much-needed living option, along with necessary services and associated
amenities, for senior citizens in the community.
Nature of Facility; Programming and Characteristics
While the details of the Proposed Project would be developed, refined and finalized as part of its
entitlement process, the proposed facility would provide housing and services, including daily
care, to senior residents. Each senior resident would be provided with private or shared living
quarters in a home-like environment to live and prosper. The individual private or shared living
quarters would include areas for living, eating, and sleeping, as well as a kitchen and at least one
bathroom. The facility would be designed to allow for a secured and maintenance-free
environment with maximum independence and comfort for aging senior residents seeking social
and mental stimulation, while having access to various activities and programs. Most of the
residents may require assistance for daily activities, such as bathing, dressing and medication
management, which would be provided on an as-needed basis, with high priority placed on
wellness, independence and dignity.
A menu of services would be available to the senior residents as part of the monthly package,
such as meals, housekeeping, laundry, shuttle service and private transportation, social and
recreational activities, as well as observation of the resident for changes in condition. In addition,
senior personal care services such as assistance with dressing, bathing, grooming, toileting and
medication management would be offered on an as-needed, a la carte basis.
The Proposed Project would be constructed of high-quality finishes, fixtures and surfaces and
designed to appeal to sophisticated and discerning individuals and their families. The Proposed
Project is expected to serve approximately two hundred (200)1 senior citizens. It would include
various indoor and outdoor amenities to serve senior residents and their guests. The common
1 The actual number of beds would depend on the ultimate design of the Project, the details of which would be
determined as part of the Project’s entitlement process. The Project’s maximum bed capacity would be used for
licensing purposes, although the ultimate number of actual residents may be lower depending on a variety of
considerations.
AVDV\56099\2188512.1 2 1095 Colby Ave., Menlo Park, CA 94025 | contact@avestadev.com | (925) 899-8981 | www.avestadev.com
amenity areas may include, but are not limited to, several outdoor terraces and gardens, outdoor
barbeque and seating, dog run, pool, commercial kitchen, dining rooms, café/bistro, concierge,
spa and salon, massage room, fitness area, theater, lounge/bar, library, doctor’s office, nurse’s
stations, medication rooms, several lounge and living rooms, activity rooms and other amenities
and improvements. The Proposed Project also would include various “back of house” areas such
as offices for employees, an employee breakroom, a commercial kitchen, laundry, housekeeping,
a package room and several other areas used to serve the residents and various administrative
purposes.
Project Site Location and Existing Setting
The Project Site is located in the City of Dublin, on the Eastern side of Arnold Road. The site is
currently vacant with no physical improvements; it has a Campus Office designation under the
General Plan and the East Dublin Specific Plan and is governed by Planned Development
zoning.
In terms of surrounding uses, the Project Site is across from the Boulevard master planned
residential community. There are three office buildings located adjacent to the South, East and
North boundaries of the Project Site. The Boulevard community is located on the West of the
Project Site. The Project Site is also less than a mile from Dublin/Pleasanton Bart station and
only approximately 0.3 mile from the Persimmon Place Shopping Center.
According to published research by National Investment Center for Seniors Housing (NIC),
seniors prefer housing that is located within 5- to 15-mile radius of their existing homes or the
residences of their adult children; near jobs/offices where their adult children work; and near
educational facilities where their grandchildren go to school. The Project Site is ideally located
in close proximity to several office buildings, residential neighborhoods as well as schools.
In addition, the Project Site is located in relatively close proximity to public transportation,
allowing for an easy commute for employees and convenient access for visitors and guests.
Furthermore, the Project operator would provide private shuttle services for the senior residents
of the Proposed Project to visit local shops and restaurants, doctor’s offices as well as other
nearby public amenities.
The Project Site is approximately 5.74 acres and the topography is generally flat. The Proposed
Project would be designed to minimize grading activities on-site, to the extent feasible, yet
maintain accessibility.
AVDV\56099\2188512.1 3 1095 Colby Ave., Menlo Park, CA 94025 | contact@avestadev.com | (925) 899-8981 | www.avestadev.com
It would address a significant demand for a senior care facility in Dublin and would create great
synergy with Avesta’s other development, Dublin’s first seniors’ care project, which is currently
under construction in downtown Dublin.
The Proposed Project is expected to add significant value to the broader community in several
ways. The Proposed Project would address a significant regional market demand for a high
quality Community Care Facility in Dublin and would provide a much-needed housing and care
option for aging seniors, many of whom are anticipated to come from Dublin and other nearby
communities, to stay and age in their neighborhood. It would create a much needed, high quality
and culturally enriched living environment for seniors, where they have the opportunity to age in
place with dignity, close to family and friends, while remaining active and engaged in the local
community. The Proposed Project would be designed to facilitate the creation of a community
with a welcoming atmosphere, providing various amenities and opportunities for nearby
neighbors and office users, along with the Proposed Project’s senior residents and their friends
and family, to gather, socialize and interact. Furthermore, the Proposed Project would provide an
increased tax basis that would be available for the local government to support local schools,
improve public safety, maintain public streets and parks, and other public amenities and
improvements. In addition, the Proposed Project would be required to pay applicable
development impact fees, which are used by the City to enhance streets, parks, library, law
enforcement, fire service and emergency response and other municipal services.
In addition to the above social and economic benefits and to the extent desired by the City
Council, Avesta is interested in exploring opportunities to facilitate development of affordable
housing, including considering potentially making a portion of the project site available to the
City for the development of affordable housing. Such a project could potentially serve lower
income seniors, who could also utilize the Proposed Project’s amenities that are purposefully
designed for use by senior residents. It is anticipated that the details of any such arrangement
would be further evaluated and defined as part of the Proposed Project’s entitlement process.
3446531.1
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 APPROXIMATLEY 5.74 ACRES FROM
CAMPUS OFFICE TO MIXED USE
(APN: 986-0014-013-00)
(PLPA-2019-00047)
WHEREAS, the City received a letter from Avesta Development Group requesting that the
City Council consider initiating a General Plan Amendment Study to change the existing land use
designation of approximately 5.74 acres from Campus Office to Mixed Use; and
WHEREAS, the project site is a portion of the Creekside Office Park (31.2 acres)
designated as Campus Office in the General Plan; and
WHEREAS, the applicant anticipates the future development of community care facility
with independent senior housing and assisted living; 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 Guidelines 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 5.74 acres from Campus Office to Mixed Use to accommodate the future
development of a community care facility with independent senior housing and assisted living.
PASSED, APPROVED AND ADOPTED by the Dublin City Council on this 17th 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 APPROXIMATELY 5.74 ACRES FROM
CAMPUS OFFICE TO MIXED USE
(APN: 986-0014-013-00)
(PLPA-2019-00047)
WHEREAS, the City received a letter from Avesta Development Group requesting that the
City Council consider initiating a General Plan Amendment Study to change the existing land use
designation of approximately 5.74 acres from Campus Office to Mixed Use; and
WHEREAS, the project site is a portion of the Creekside Office Park (31.2 acres)
designated as Campus Office in the General Plan; and
WHEREAS, the applicant anticipates the future development of community care facility
with independent senior housing and assisted living ; 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 s 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 5.74 acres from Campus Office to Mixed Use to accommodate the future
development of a community care facility with independent senior housing a nd assisted living.
PASSED, APPROVED AND ADOPTED by the Dublin City Council on this 17th day of
December 2019, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Mayor
ATTEST:
________________________
City Clerk