HomeMy WebLinkAboutItem 8.3 East Dublin Transit Ctr Site A-1or
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DATE:
TO:
FROM:
STAFF REPORT
CITY COUNCIL
June 18, 2013
Honorable Mayor and City Councilmembers
Joni Pattillo City Manager""'
CITY CLERK
File #420 -30
SUBJECT: East Dublin Transit Center Site A -1 General Plan and Eastern Dublin Specific
Plan Amendment Study Initiation Request
Prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY:
The City Council will consider a request to initiate a General Plan and Eastern Dublin Specific
Plan Amendment Study to evaluate a proposal to amend the land use designation on Site A -1 in
the Dublin Transit Center. The project Study Area is located south of Dublin Boulevard between
the Iron Horse Trail and Demarcus Boulevard.
The Study would evaluate a proposal to amend the land use designation for the Study Area to
Medium -High Density Residential as well as maintain the exiting High Density Residential Land
Use to allow more development flexibility.
FINANCIAL IMPACT:
No financial impact to the City. All costs associated with preparing the General Plan
Amendment/Eastern Dublin Specific Plan Amendment Study would be borne by the Project
Proponent.
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 proposed to amendment to the existing High Density Land Use
Designation to include Medium -High Density Residential Uses for the 2.86 acre A -1 Site in the
Dublin Transit Center; or 4) Adopt a Resolution denying the initiation of a General Plan and
Eastern Dublin Specific Plan Amendment Study to evaluate a proposed to amendment to the
existing High Density Land Use Designation to include Medium -High Density Residential Uses
for the 2.86 acre A -1 Site in the Dublin Transit Center.
Page 1 of 4 ITEM NO. 8.3
Submitted By
Director of Community Development
DESCRIPTION:
Reviewed By
Assistant City Manager
Site A -1, the 2.86 acre parcel owned by the Alameda County Surplus Property Authority
(ACSPA), is located south of Dublin Boulevard, east of the Iron Horse Trail and west of
Demarcus Boulevard. The site is triangularly shaped. The property is within the Transit Center
planning area of the Eastern Dublin Specific Plan. No development plans have been approved
for the site.
The Project site is vacant land and is generally flat with a slight slope from a higher elevation at
the northerly boundary to a slightly lower elevation towards the southerly boundary.
Properties surrounding the proposed Study Area are:
• North - Dublin Boulevard forms the northern Boundary of the site. The Camp Parks
property is across Dublin Boulevard.
• South - An existing PG & E electrical Substation and parking lot is located just off the
lower tip of the triangularly shaped site.
• East - The eastern boundary of the site is Campbell Lane with the Camellia Apartments
located across the street adjacent to the northern portion of the site and the vacant A -3
site adjacent along the southern Portion of the site.
• West - The Iron Horse trail and the Kinder Morgan pipeline easement form the site's
entire western boundary.
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Page 2 of 4
ACSPA indicated that they sent a Request for Proposal for the site to over forty developers. The
County received only two valid proposals indicating consideration of the site only if the allowable
density could be amended to allow both Medium -High Density Residential Land Uses (14.1 to
25.0 du /ac) as well as the current designation of High Density Residential Land Uses (25.0
du /acre and above). The County has submitted a letter (Attachment 1) requesting that the City
Council initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate
amending the Land Use Designation for Site A -1 to allow both Medium -High Density and High
Density land use designations for the site.
ANALYSIS:
It is the City Council's practice to initiate all General Plan and Specific Plan Amendment Studies
prior to Staff accepting an application and beginning work on such a request. The Applicant's
letter /request to initiate a GPA/SPA Study is included as Attachment 1. Any development of the
site would also require a Planned Development Rezone with a Stage 1 and Stage 2
Development Plan, Tentative Subdivision Map, and Site Development Review Permit.
The project site is triangularly shaped with two acute angles. This land configuration makes it
very difficult to develop the site in an efficient manner. Additionally, the pipeline easement along
the site's entire western boundary necessitates a greater than usual building setback which
further reduces the efficient development of the site. Both of these items are referenced in the
Applicant's letter of request. Because of these issues, the Applicant is requesting City Council
consideration of a General Plan and Eastern Dublin Specific Plan Amendment Study to review
amending the existing High Density Land Use to include Medium -High Density Land Uses as an
alternative.
Allowing the dual Land Use Designations would effectively permit a development with a
minimum of 40 units (14.1 du /ac) at the low end of the density range, up to the allocated 131
units (46 du /ac) at the high end of the density range.
The project site was identified in the General Plan Housing Element to satisfy a portion of the
Regional Housing Needs Allocation. A lower density development could be in conflict with the
Housing Element. Staff will also notify the Dublin Unified School District regarding the project
proposal. If the City Council initiates the General Plan /Eastern Dublin Specific Plan Amendment
Study and it is found to negatively impact the Housing Element or the DUSD, Staff will provide
the City Council with reports on the following:
1. Impacts to the Housing Element and methods to resolve those issues; and
2. Concerns, if any, raised by the DUSD.
The City Council would then have the opportunity to direct Staff to further process the
Amendment Study or conclude the study at that time. If the City Council decides to proceed
with the Amendment Study, Staff would then-
1 . Evaluate the proposed land plan;
2. Evaluate any associated environmental impacts from the land use change such as
traffic, noise or view impacts, and prepare the appropriate environmental
documents;
3. Perform any additional studies that may be required; and
Page 3 of 4
4. Prepare a project analysis for consideration by the Planning Commission and the
City Council.
If these tasks result in a recommendation to amend the existing land uses, Staff would then
present the Planning Commission with the proposed General Plan and Specific Plan Land Use
Amendments for recommendation to the City Council. The City Council then could take action
on the General Plan and Specific Plan Amendment.
Any development on the site would require application materials which would be presented
concurrently with the requested land use amendments, including: a) a Planned Development
Rezone consistent with the proposed land use amendment; b) Site Development Review; c)
Vesting Tentative (Tract) Map; and d) any required environmental determination under the
California Environmental Quality Act (CEQA).
Staff has prepared draft resolutions for both approval and denial of the request to initiate a
General Plan and Eastern Dublin Specific Plan Amendment Study. The draft resolutions are
included 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 or Specific
Plan Amendment Study, the City mailed notices to all property owners and tenants within 300
feet of the subject property and to an expanded list within the area. A public notice was
published in the Valley Times and posted in the designated posting places. A copy of this Staff
Report was distributed to the Project Proponent.
ENVIRONMENTAL REVIEW:
The General Plan and Eastern Dublin Specific 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 (Information Collection).
ATTACHMENT: 1. Project Proponent's Letter of Request dated June 4, 2013 from
Stuart Cook, Director ACSPA
2. Resolution approving the initiation of a General Plan and Eastern
Dublin Specific Plan Amendment Study to evaluate a proposed
amendment to the existing High Density Land Use Designation to
include Medium -High Density Residential Uses for the 2.86 acre A -1
Site in the Dublin Transit Center
3. Resolution denying the initiation of a General Plan and Eastern
Dublin Specific Plan Amendment Study evaluate a proposed
amendment to the existing High Density Land Use Designation to
include Medium -High Density Residential Uses for the 2.86 acre A -1
Site in the Dublin Transit Center
Page 4 of 4
f ALAMEDA COUNTY COMMUNITY DEVELOPMENT AGENCY
p S U R P L U S P R O P E R T Y A U T H O R I T Y
June 4, 2013
ct,rls
.4$2nCBayLkreCfP(zar 1 Mr. Luke Sims
6
Community Development Director
City of Dublin
Stuart cook [ 100 Civic Plaza Drive
224 Dublin, California 94568
West Winton Ave
Room 110 � Subject: Transit Center Residential Site A -1(APN 986 - 0034 - 007 -00)
Hayward
California ' Dear Mr. Sims:
945441215
phone The Alameda County Surplus Property Authority recently issued a Request for
510.870,5 faz ; Proposals (RFP) for the purchase and development of the Authority's Transit Center
510.670.6374 Residential Site A -1. The RFP was sent to over forty multi- family residential
W,A, developers, many of whom are familiar with both the Site and the City of Dublin. The
aogov.orgfcda RFP noted that the Site is designated as "High Density Residential" (25.1+ du/acre),
permitting up to 131 multi - family units to be developed.
The results of the RFP were enlightening in that the Authority received only two valid
proposals — both for projects that would be considered "Medium -high Density"
Residential by the City. This is due in part to the inefficient (triangular) shape of Site
A -1, and the large set -back requirement along the westerly property line due to a gas
transmission line located in the adjacent Iron. Horse Trail.
The current General Plan and Eastern Dublin/Transit Center Specific Plan Land Use
designation for the site is High Density Residential (25.1+ du /ac). To allow maximum
flexibility for developing the site, the Authority would like the City Council to
consider allowing a Land Use Designation that would cover the range from Medium -
High Density Residential (14.1 — 25.0 du/ac) to High Density Residential (25.1+
du/ac). Effectively, this would allow a single development proposal or two separate
development proposals to be prepared and processed. In this way, there could be two
potential approved projects that could respond to changes in the housing market.
The Alameda County Surplus Property Authority hereby requests that the City Council
initiate a General Plan Amendment and Eastern Dublim Transit Center Specific Plan
Amendment for the property. The project site is approximately 2,86 acres and is
referenced as Parcel 1 of Tract 8275 in the Transit Center Planned Development.
We look forward to working with the City to determine the best possible land
development scenario for this site.
� Sin e fly,
{Stuat Cook,
RESOLUTION NO. XX — 13
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN SPECIFIC
PLAN AMENDMENT STUDY TO EVALUATE A PROPOSED AMENDMENT TO THE
EXISTING HIGH DENSITY LAND USE DESIGNATION TO INCLUDE MEDIUM -HIGH
DENSITY RESIDENTIAL USES FOR THE
2.86 ACRE A -1 SITE IN THE DUBLIN TRANSIT CENTER
(APN 986- 0034 - 007 -00)
WHEREAS, the City has received a request from Alameda County Surplus Property
Authority (ACSPA) to initiate a General Plan and Eastern Dublin Specific Plan Amendment
Study to amend the Land Use Designation on Site A -1 of the Dublin Transit Center located
west of the Iron Horse Trail and south of Dublin Boulevard ( "Study Area "); and
WHEREAS, the land use in the Study Area is currently High Density Residential; and
WHEREAS, the Project Proponent proposes to amend the land use designation to
include Medium -High Density Residential (14.1 to 25.0 dwelling units per acre) as well as the
existing High Density Residential Land Use (25+ dwelling units to the acre) for the 2.86 -acre
Study Area in its entirety; and
WHEREAS, the General Plan and Eastern Dublin Specific 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 and Eastern Dublin Specific 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 City Council of the City of Dublin does
hereby approve the initiation of a General Plan and Eastern Dublin Specific Plan Amendment
Study to amend the land use designation of the Study Area (APN 986- 0034 - 007 -00) as
requested above.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
18th day of June 2013 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:IPA #120131 Transit CenterCCReso APPROVING -GP Initiation.doc
RESOLUTION NO. XX — 13
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
Denying the initiation of a General Plan and Eastern Dublin Specific Plan Amendment
Study to evaluate a proposed amendment to the existing High Density Land Use
Designation to include Medium -High Density Residential Uses for the 2.86 acre A -1 Site
in the Dublin Transit Center (APN 986- 0034 - 007 -00)
WHEREAS, the City has received a request from Alameda County Surplus Property
Authority (ACSPA) to initiate a General Plan and Eastern Dublin Specific Plan Amendment
Study to amend the land Use Designation on Site A -1 of the Dublin Transit Center located west
of the Iron Horse Trail and south of Dublin Boulevard ( "Study Area "); and
WHEREAS, the land use in the Study Area is currently High Density Residential; and
WHEREAS, the Project Proponent proposes to amend the land use designation to
include Medium -High Density Residential (6.1 to 14.0 dwelling units per acre) as well as the
existing High Density Residential land Use (25+ dwelling units to the acre) for the 2.86 -acre
Study Area in its entirety; and
WHEREAS, the General Plan and Eastern Dublin Specific 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 and Eastern Dublin Specific 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 City Council of the City of Dublin does
hereby deny the initiation of a General Plan and Eastern Dublin Specific Plan Amendment
Study to amend the land use designation of the Study Area (APN 986- 0034 - 007 -00) as
requested above.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
18th day of June 2013 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:IPA #120131 Transit CenterCCReso Denying -GP Initiation.doc
RESOLUTION NO. XX — 13
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
DENYING THE INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN
AMENDMENT STUDY TO EVALUATE A PROPOSED AMENDMENT TO THE EXISTING
HIGH DENSITY LAND USE DESIGNATION TO INCLUDE MEDIUM -HIGH DENSITY
RESIDENTIAL USES FOR THE
2.86 ACRE A -1 SITE IN THE DUBLIN TRANSIT CENTER
(APN 986- 0034 - 007 -00)
WHEREAS, the City has received a request from Alameda County Surplus Property
Authority (ACSPA) to initiate a General Plan and Eastern Dublin Specific Plan Amendment
Study to amend the Land Use Designation on Site A -1 of the Dublin Transit Center located
west of the Iron Horse Trail and south of Dublin Boulevard ( "Study Area "); and
WHEREAS, the land use in the Study Area is currently High Density Residential; and
WHEREAS, the Project Proponent proposes to amend the land use designation to
include Medium -High Density Residential (14.1 to 25.0 dwelling units per acre) as well as the
existing High Density Residential Land Use (25+ dwelling units to the acre) for the 2.86 -acre
Study Area in its entirety; and
WHEREAS, the General Plan and Eastern Dublin Specific 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 and Eastern Dublin Specific 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 City Council of the City of Dublin does
hereby deny the initiation of a General Plan and Eastern Dublin Specific Plan Amendment
Study to amend the land use designation of the Study Area (APN 986- 0034 - 007 -00) as
requested above.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
18th day of June 2013 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:IPA #120131 Transit CenterlAttch 3 CCReso DENYING -GP Initiation.doc