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HomeMy WebLinkAboutItem 8.2 Jordan Ranch GP AmendG~~~ OF Dp~l f~ /// ~ 1\\ 1`~, ~~~Z ~ ~ ~ ~~GIFOR~~~ STAFFREPORT CITY CLERK ouB~iru ci-rY couNCi~ ~ F~ie # ^0~0~-~~ DATE: February 1, 2011 TO: Honorable Mayor and City Councilmembers FROM: Joni Pattillo, City Manager SUBJECT: PLPA-2010-00068 Jordan Ranch - General Dublin Specific Plan Amendment Study Initiation Prepared By: Michael Porto, Consulting Planner EXECUTIVE SUMMARY: Plan Amendment and Eastern request The City Council will consider whether to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to modify the General Plan and Eastern Dublin Specific Plan by reducing the number of dwelling units from 780 to 751, placing an underlying Land Use Designation on the Elementary School Site of Medium Density Residential, changing a portion of the Open Space Land Use designation to create a 4.3 acre retail commercial site,, eliminating the 2.0 acre Semi-Public Site and revising the adjacent 5.2 acre Medium-High Density residential area to all Medium Density Residential, and eliminating the Mixed-use Designation and replacing it with a Medium-High Density Residential Land Use Designation for the site known as Jordan Ranch. FINANCIAL IMPACT: No financial impact to the City. All costs associated with preparing the General Plan AmendmenUEastern Dublin Specific Plan Amendment Study, if authorized by the City Council, would be borne by the Applicant. RECOMMENDATION: Staff recommends that the City Council: 1) Receive Staff presentation; 2) deliberate; and 3) Adopt a Resolution approving the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposal to modify the Land Use Designations and reduce the number of dwelling units on the site known as Jordan Ranch. , ubmitted By: Communit Development Director G evie ed B : Assistant City Manager Page 1 of 5 ITEM NO. `D~+~, ' ~/ V DESCRIPTION: Background The Jordan Ranch properties were part of an earlier annexation known as the Eastern Dublin Property Owners (EDPO) annexation area and were annexed to the City in 2002. The property is bounded to the north by Positano Parkway and to the west by Fallon Road. The southerly boundary of Jordan Ranch generally is located along a low knoll between the future east-west extensions of Dublin Boulevard and Central Parkway. To the east, another ridge line on the most westerly of the two Croak properties, serves as its easterly boundary. A remnant portion of Jordan Ranch is separated by Positano Parkway and the previous dedication of Positano Parkway itself, reduces the area of Jordan Ranch referenced in this application to 187.9 acres. A General Plan Amendment, Specific Plan Amendment, Planned Development Rezone with a Stage 1 Development Plan and a Supplemental Environmental Impact Report (EIR) were approved in 2005 for Fallon Village (Resolution 223-05), which includes Jordan and set forth the various land uses on the property. The plan approved up to 1,064 units on the Jordan property. On May 11; 2010; the Planning Commission approved a Site Development Review and a Vesting Tentative Tract Map for Jordan Ranch (Resolution 10=25). At that same meeting, the- - Planning Commission recommended the City Council approve a Stage 2~ Development Plan and recommended the City Council approve a Development Agreement (Resolutions 10-24 and 10-26). The City Council approved the Stage 2 Development Plan and Development Ag'reement (Ordina'nce 13-10 and 14-10) for Jordan Ranch at their meeting of June 22, 2010. The approved Jordan Ranch Project included 780 total units; 252 designated for Low Density Residential, 205 units designated for Medium Density Residential development, 126 units designated for Medium-High Density development and 197 units included in an area designated Mixed Use. Additionally areas were designated for Open Space, an Elementary School, Community and Neighborhood Parks (See vicinity map below). ~ The Applicant is currently requesting that the City Council initiate a General Plan Amendment/Eastern Dublin Specific Plan Amendment Study to evaluate a proposal to modify the General Plan and Specific Plan Land Use Designations and reduce the number of dwelling. units. Ol~Btl~! ~~ LIVERMORE ~ ~~ ,. ~,~, ~ . e c~,vm~. ~ ~~"'-~ ~ ~ , : ~ c~uuaa„v i ~ ~ (~l_.~~S~NTGN H,~~~ar sao ~„ r~..r~ 0 ~ ~ ~ L.~~~Rs~l~~~ Vicinity Map Page 2 of 5 ANALYSIS: The Applicant is requesting to change the General Plan and Eastern Dublin Specific Plan Land Use Designation on several properties (See Attachment 1 and General Plan Land Use Map below). The Applicant is requesting to: 1. Allow an underlying Medium Density Residential Land Use Designation for the proposed elementary school site. In the event that the Dublin Unified School District decides not to utilize this site, placing an underlying Land Use Designation .would allow the developer to eventually develop the site without the need for a General Plan Amendment and Specific Plan Amendment. Any development of the site would require a Stage 1 and Stage 2 Development Plan, Tentative Map and a Site Development Review. Change the Land Use Designation of the Semi-Public site and the adjacent Medium- High Density Residential site located to the north and east. The new Land Use Designation would be Medium Density Residential which would create one site encompassing all the land of the two previous sites to make a cohesive development. In accordance with the adopted Development Agreement (See Attachment 2), "the ~ - developer may apply for a General Plan Amendment, Specific Plan Amendment~=and .. rezoning of ~the. Semi-Public Area for a non-public use in the future." In conjunction . with this Development Agreement item, a series of payments are required. The first . payment has been made. - ~ Eliminate` the Mixed-Use Land Use Designation from the Village Center> that surrounds tfie neighborhood square,located south of Central Parkway and provide a new Land Use Designation of Medium-High Density Residential. All retail in this:area. ~ would be eliminated as well as the residential lofts over retail: 4. Convert approximately 4 acres of land designated as Open Space at the northeast corner of Central Parkway and Fallon Road to the General Commercial Land Use Designation. This would reduce the overall Open Space acreage for Jordan Ranch but would add a significant commercial development that would front Fallon Road. It has been past practice for the City Council to initiate all General Plan and Specific Plan Amendment Studies prior to Staff accepting an application and beginning work on such projects. Page 3 of 5 / / a ~ l-'- / _ . --- ~'------ ----~_.... .\ . a / ~ -'----~ _ _ _~ _ \~ - , -- _ . _----~ - _ ~ /4~~~~ ~; , . ~ - -'-'-~_~ - - -' ~ ~ \ ~ . , ~ ~ -- , "-~'- ` ' \ . . ~ ~- ,"" =s \ ~/, . ./; ~ ~___.__------- '_ ~_ ~. ~ ~" /" / L -~~---5 C.~ -- ~ / ~ / '' --~_ ~ / NEIGNBORHOOD PAFX . ~ / Low Density Residential (~ ~ 1 ~~-- = •J _.. _ /~ ~ ~ ------ ~ . , ~-~- ----=---- / I 1 (~~------ =- ~i~ L_ _ . ~--~ ~~~-----~ -;~ ,-~;__.~----- a _ ,. .. ,: g: , ,, . ::. e ~, - y ' P~R~Et ReT~~,~o , Open Space ~ '' BY.OWNER . . . - _ ~ ----, _,,. _____---'-- - - -_` ` _ ~ ~ ` \ ~ . Open Space ,\ ~~ ~ `\. . \~ ,1~ OPEN 9PACE / . , \~ . . . . /". ~ Medium Densi "~ / ~ ty / Residential , f / \ I ~j~ ;;: - --~_..__J J , Medium High ~~ Densi Residential ~` ~~, ry _ ~ ~~` ~NT'QAl p,~ ~ y _ ` --~ ' __"' _' ~ COMMA!/lY PARK CHEN ~~/ , j School Site., ---~ ~ ~ _l.__~ ---- ~ I Mixed ~ "~'°"~°~'°°° i Mixed 90UARE Use ; ; Use GENERAL PLAN LAND USE MAP CHOAK Should the City Council initiate a General Plan and Eastern Dublin Specific Plan Amendment Study, Staff will: 1. Examine if the density requested is appropriate for the site; ~ 2. Evaluate the proposal for consistency with the Housing Element; 3. Determine if there would be any associated impacts from the land use change such as traffic, noise or view impacts; ~ 4. Perform any additional studies that may be required; and 5. Prepare an analysis for consideration by the Planning Commission and the City Council. Medium Semi- High Density Public Residential l_.___ "' _ " __ "-- _' _ Page 4 of 5 Staff recommends that the City Council adopt a Resolution approving the initiation of a General Plan and Specific Plan Amendment Study for Jordan Ranch (Attachment 3). Once the study is complete, Staff would then bring the proposed General Plan and Specific Plan Amendment and related Planned Development Rezone action to the Planning Commission for their recommendation to City Council. The City Council would then take action on the General Plan Amendment and Zoning of the property. It is anticipated that the report could be completed in 2011. NOTICING REQUIREMENTS/PUBLIC OUTREACH: Public noticing is not required to review a request to initiate a General Plan Amendment Study. Although not required, the City mailed notices to all property owners and tenants within~300 feet of the subject properties. A notice was also published in the Valley Times and posted in the designated posting places. A copy of this .Staff Report was distributed to the Applicant. ATTACHMENT: 1. Applicant's Letter of Request. 2. Development Agreement Excerpt. 3: Resolution approving the initiation of a General Plan and Eastern . Dublin Specific Plan Amendment Study to .evaluate a proposal to modify the Land Use Designations and reduce the .number of dwelling units the site known.as Jordan Ranch. G:IPA#120101PLPA-2010-00068 Jordan Ranch Phase 2 GPA InitiationlCCSR FINAL 2 1 11.doc Page 5 of 5 MISSION VALLEY P R O P E R T I E S December 14, 2010 Mike Porto Planner City of Dublin Re: Proposed General Plan and Specific Plan Amendments to approved lordan Ranch project Mike, ~/ ~.Y ~ Included in this email please find a presentation of the proposed changes to the approved lordan Ranch site plan. These requested changes include: 1) General Plan Amendment, Specific Plan Amendment and Stage 1 Planned Development Zoning to allow for a Medium Density Residential designation for the existing school site. These approvals would lay the groundwork to allow for residential development in the future should the School District chose to abandon the site in the future. We understand that additional approvals (Stage 2 PD and SDR) would be necessary prior to development of the site. 2) General Plan Amendment, Specific Plan Amendment and Stage 1 and Stage 2 Planned Development Zoning to eliminate the Semi-Public site and medium-high density residential contiguous to that site and replace it all with Medium Density Residential. The Semi-Public would be eliminated in compliance with the terms of the approved Jordan Ranch Development Agreement. Our proposed plan for this location proposes approximately 56 small lot detached homes (43x75 lots) that would comply with the Jordan Ranch Medium Density Zoning Ordinance private yard requirements. 3) General Plan Amendment, Specific Plan Amendment and Stage 1 and Stage 2 Planned Development Zoning to allow for the elimination of the mixed-use designation for the parcels surrounding the Neighborhood Square and replacing those designations with Medium-High Density Residential for both parcels. We would be eliminating all retail and the "Lofts over Retail" product from this portion of the plan and replacing them with additional 3 story towns with flats. The current approved Jordan Ranch Plan includes 91 of the 3 story towns with flats and 14 lofts over approximately 10,OOOSF of retail. The proposed plan currently proposes 112 of the 3 story towns with flats. 4) General Plan Amendment, Specific Plan Amendment and Stage 1 Planned Development Zoning to allow for the conversion of approximately 4 acres of Open Space to General Commercial. This change would convert the relatively flat portion of the open space corridor that fronts on Fallon ~. a~ ~-~-° ~~ ATTACHMENT 1 a~c~ Road formally the site of the Jordan home and barn structures. This plan would intentionally avoid the most significant biologic features just east of the proposed development envelope. This proposal would a11ow for retail development along the significant transportation corridor (Fallon Road), across the street from the Dublin Sports Park and would incorporate the long planned pedestrian bridge over Fallon. We do not have a clear site plan at this time, if users/tenants for the p{anned space materialize in the near future we may pursue the more detailed Stage 2 Planned Development at which time we can detail the proposed uses and square footages. I believe this summarizes the proposed changes to the approved plan. While I did not mention it above we understand that CEQA consideration of the reque~sted changes will be necessary as well. We appreciate your help in bringing this forward to Council for their consideration of the requested General Plan changes. Please let me know if you questions/comments or need any additional information. Thankyou Kevin Fryer Project Manager MVP Development California, LLC 925-467-9900 3 ~~ purposes of the Regulations and will promote the City's affordability and Housing Element goals, and hereby waives the requirements of the Regulations. Notwithstanding anything to the contrary in this Agreement, if any communi#y benefif payment under this Subsection 5.3.7(a) is not received in fufl by the City by the Due Date for such payment, this Agreement shall, following notice and an opportunity t~ cure under Section 12.2, automatically terminate and approval of Developer's "alternative method of compliance" shall become ineffective. Accordingly, in such event, the City wilf withhold fur~her issuance of building permits and other approvals until such time as Developer has entered into a binding agreement specifying how it wi{I comply with the Inclusionary Zoning Regulations. Subsection b. Semi-Public Area Rezonin~. The Project includes a 2.7 gross acre semi-public area located adjacent to Central Parkway ("Semi-Public Area"}. This area is intended to provide semi-public uses, which include recreational facilities, for Project and City residents. The Developer may apply for a General Plan Amendmen#, Specific Plan Amendment and rezoning of the Semi-Public Area for another non-public use in the future. Since the Semi-Pubfic Area may not be developed for semi- public uses in the future, the Develaper shall make a One Million Dollar payment ($1,000,000.) to the City General Fund at the time specified below: General Fund Due Date Amount Payment First Payment 90 days after Effective $280,000. Date of this Agreement Second Payment 12 Months after Effective $280,000. Date af this Agreement ~ Third Payment 24 Months after Effective $180,000. Date of this Agreement Faurth Payment 36 Months After Effective $180,000 Date of this Agreement Fifth Payment 48 Months after Effective $80,000, Date of this Agreement Exnibit s ' 7 ATTACHMENT 2 ~ Total $1,000,000. Notwithsfanding the foregoing, if (i} the Developer has not applied for and obtained City appraval af a General Plan Amendment, Specific Plan Amendment and rezoning of the Semi-Public Area for another non-pubfic use on or before 24 months after the Effective Date of this Agreement and (ii) the Developer has paid to the City the full amount of the First and Second Payments for General Fund Payment in an amount equal to $560,000, then the Third Payment of the Community Benefit Payment in #he amount of $1,000,000 required under Subsecfion 5.3.7(a) shall be reduced to $440,000 and the Devefoper shafl not be required to make any further payments under this Subsection 5.3.7(b) that are due on or after 24 months after the Effective Date of this Agreement. Notwithstanding the foregoing, if a legal action is filed by a third party against the City chalienging any of the Project Approvals .within the applicable statute of limitations periad under State Law on or prior to the Due Date for the First Payment, the Due Date for the First Payment for the General Fund Payment shall be fhe earlier of (i) the date on which the appeal period ends for any trial court judgment or court af appeals decisian in favor of the City or order or entry of dismissal of said legal action; or (2) the date an which the Deve4oper submits any application to the City for subsequent approvals ar permits to deveiop the Project ("Revised Due Date for First Payment"). If the Due Date far the First Payment for the General Fund Payment is changed pursuant to these provisions due to the filing of said legal action, then the Due Date of the SecQnd Payment shall be 9 months after ti~e Revised Due Date for First Payment; fhe Due Date for the Third Payment shall be 21 months after the Revised Due Date for First Payment; and the Due Date for the Fourth Payment shall be 33 months after the Revised Due Date for First Payment. Notwithstanding anything to the cantrary in this Agreement, this Agreement shall, following notice and an opportunity to cure under Section 12.2, automatically terrrtinate if City has not received any General Fund Payment ~ under this Subsection 5.3.7(a} in full by the Due Date for such payment. , Subsection c. Eminent Domain Cooperation Developer is required to construct certain off-site improvements under the conditions of approval for the Vesfing Tentative Map on land for which Developer or City does not have sufficient title or interest at the time of entering into this Agreement. These requirements shall be consistent with the provisions of Government Code section 66462.5: Developer shall construct off-site Exhibit B $ ~ ~ ~ RESOLUTION NO. XX -11 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********* ADOPT A RESOLUTION APPROVING THE INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENT STUDY TO EVALUATE A PROPOSAL TO MODIFY THE LAND USE DESIGNATIONS AND REDUCE THE NUMBER OF DWELLING UNITS ON THE SITE KNOWN AS JORDAN RANCH (APN 985-0027-007-02) PLPA-2010-00068 WHEREAS, the Applicant has requested that the City Council initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to modify the Land Use Designations for a portion of Jordan Ranch; and WHEREAS, the Applicant proposes to modify the Land Use Designations and reduce the number of dwelling units on the site known as,Jordan Ranch; and WHEREAS, ~ the subject property is designated for Elementary School, Semi-Public, . Medium Density, Med'ium-High_ Density and Open Space Land Uses in the General Plan and ~ Eastern Dublin Specific Plan; and ~ WHEREAS, On December 6, 2005, the City Council, adopted Resolution 223-05 approving a General Plan and Eastern Dublin Specific Plan Amendment establishing specific Land Use Designations for Fallon Village in which Jordan Ranch is located; and WHEREAS, the 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 request and recommending that the City Council initiate the General Plan and Eastern Dublin Specific Plan Amendment Study; 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 City Council of the City of Dublin does hereby approve the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to modify the Land Use Designations for portions of the Jordan Ranch. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 1 St day of February 2011 by the following vote: - 1 - ATTACHMENT 3 ~(% yl ~ AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: -2- •