HomeMy WebLinkAboutItem 8.3 Proposed Project Schaefer Ranch Unit 3or
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DATE:
TO:
FROM:
SUBJECT
STAFF REPORT
CITY COUNCIL
April 19, 2016
Honorable Mayor and City Councilmembers
CITY CLERK
File #420 - 30/450 -30
Christopher L. Foss, City Manager "
Potential Reconsideration of Proposed Project: Schaefer Ranch Unit 3 (PLPA
2012- 00013)
Prepared by Martha Aja, Associate Planner
EXECUTIVE SUMMARY:
Schaefer Ranch Holdings LLC (Discovery Builders) requested a General Plan Amendment,
Planned Development Rezone with related Stage 1 and 2 Development Plans, Site
Development Review and Vesting Tentative Map for a 17.30 -acre site, known as Schaefer
Ranch Unit 3 and located at the western terminus of Dublin Boulevard. The proposal would
have changed the land use designation from Estate Residential to Single - Family Residential
and allowed an increase from six lots to 19 lots. On December 15, 2015, the City Council held a
Public Hearing and denied the project. On April 5, 2016, Councilmember Hart requested that an
item be placed on the agenda for the City Council to discuss whether or not to reconsider the
Schaefer Ranch Unit 3 project. Should the City Council decide to reconsider this project, the
reconsideration would take place at a noticed public hearing to be scheduled in the future.
FINANCIAL IMPACT:
None. All costs associated with the processing of any reconsideration of this application would
be borne by the Applicant.
RECOMMENDATION:
Staff recommends that the City Council discuss whether to reconsider the project and provide
the Applicant and Staff with direction.
Submitted By
Community Development Director
DESCRIPTION:
'Reviewed By
Assistant City Manager
Schaefer Ranch Holdings LLC (Discovery Builders) requested approval of the following
entitlements for the Schaefer Ranch Unit 3 project located at the western terminus of Dublin
Boulevard:
Page 1 of 2 ITEM NO. 8.3
• General Plan Amendment: To change 17.30 acres from Estate Residential (0.01-
0.8 units per acre) to 7.04 acres of Single - Family Residential (0.9 to 6 units per
acre) and 10.26 acres of Open Space.
• Planned Development Rezone: Planned Development Rezone with related Stage 1
and Stage 2 Development Plan.
• Site Development Review: To construct 19 single - family detached residential homes.
• Vesting Tentative Map: To subdivide the site and create a 19 lot subdivision and open
space areas.
• CEQA Addendum: To document the environmental review of the proposed project.
On December 15, 2015, the City Council voted 4 - 1 (Cm. Biddle voted against the motion) to
deny the proposed project (Attachments 1 and 2).
In accordance with the Rules for the Conduct of Meetings of the City Council (Section 12.e), a
motion to reconsider any action taken by the City Council may be made at any time. Such a
motion must be made by a Councilmember of the prevailing side. At the April 5, 2016 City
Council meeting, Councilmember Hart requested, and a majority of the City Council agreed by
consensus, that an item be placed on a future agenda for the City Council to decide whether to
reconsider the prior denial of the Schaefer Ranch Unit 3 project.
The following three options are available to the City Council in deciding whether to reconsider
the Schaefer Ranch Unit 3 project:
• Decline to reconsider the Schaefer Ranch Unit 3 project: The City Council's denial of
the proposed Schaefer Ranch Unit 3 project would stand.
• Reconsider the proposed Schaefer Ranch Unit 3 project: The City Council would hold
a noticed public hearing at a future date to reconsider the project as originally proposed.
• Reconsider the Schaefer Ranch Unit 3 project with revision: The City Council would
hold a noticed public hearing at a future date to consider a project that includes revisions
as directed by the City Council. Depending on the extent of the changes, the revised
project may require further review by the Planning Commission prior to consideration by
the City Council.
PUBLIC NOTICING:
Although a notice is not required by state law, a courtesy notice was mailed the Applicant, to
all property owners and occupants within 300 feet of the project site, as well as the entirety of
the Schaefer Ranch and the California Highlands developments, and other interested parties
who previously received notices regarding this project.
ATTACHMENTS: 1. December 15, 2015 City Council Staff Report (without attachments)
2. City Council Meeting Minutes dated December 15, 2015
Page 2 of 2
or
19 82
/ii � 111
DATE:
TO:
FROM:
SUBJECT
STAFF REPORT CITY CLERK
CITY COUNCIL File #400 - 20/410- 30/420- 30/450 -30
December 15, 2015
Honorable Mayor and City Councilmembers
Christopher L. Foss, City Manager �?14 "
Schaefer Ranch General Plan Amendment, Planned Development Rezone with
related Stage 1 and Stage 2 Development Plan, Site Development Review,
Vesting Tentative Map 8136 to Create 19 Single - Family Lots, and a CEQA
Addendum (PLPA 2012 - 00013)
Prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY:
The City Council will consider an application by Schaefer Ranch Holdings LLC (Discovery
Builders) for a General Plan Amendment and Planned Development Zoning with a Stage 1
and Stage 2 Development Plan to change the land use designation and zoning of 17.30 acres
designated as Estate Residential and originally approved for six residential estate lots and
common areas, to 7.04 acres designated as Single - Family Residential for 19 single - family
detached homes and 10.26 acres designated as Open Space. This proposal results in a
net increase of 13 homes to a total of 419 homes, which is below the 474 homes originally
anticipated within the Schaefer Ranch project. The application also includes a Site
Development Review Permit and Vesting Tentative Map for the proposed homes on the 19
lots. A CEQA Addendum was prepared for this project described above and for a 1.14 acre
area at the end of Ridgeline Place contemplated for a future General Plan Amendment.
FINANCIAL IMPACT:
All costs associated with this project will be borne by the Applicant. The developer will
donate $250,000 towards the operation and maintenance of the Dublin Heritage Park and
Museums upon the City Council's approval of this project as previously agreed to when the
Schaefer Ranch Park Improvement agreement was amended.
RECOMMENDATION:
Staff recommends that the City Council conduct the public hearing, deliberate, and adopt the
Resolution Adopting a CEQA Addendum and a Statement of Overriding Considerations for
the Schaefer Ranch Unit 3 and a portion of Unit 1 Project; adopt the Resolution Approving a
General Plan Amendment for the Schaefer Ranch Unit 3 Project; waive the reading and
INTRODUCE an Ordinance Rezoning the Schaefer Ranch Unit 3 Project site to PD- Planned
Development and approving a related Stage 1 and Stage 2 Development Plan; and adopt
the Resolution Approving a Site Development Review Permit and Vesting Tentative
Subdivision Tract Map 8136 for the Schaefer Ranch Unit 3 Project.
Page 1 of 5 ITEM NO. 6.1
Submitted By
Community Development Director
DESCRIPTION:
'Reviewed By
Assistant City Manager
The Project Site is located within Schaefer Ranch which is an area of approximately 500
acres located generally at the westerly city limits north of the Interstate 580 freeway (1 -580)
and south of an unincorporated area of Alameda County, near the intersection of Schaefer
Ranch Road and the westerly extension of Dublin Boulevard.
The Schaefer Ranch project area was annexed to the City and approved for development
in 1996. The original approvals anticipated 474 single - family homes in four neighborhoods.
The Schaefer Ranch project currently includes 406 lots. Significant portions of the Schaefer
Ranch development have since been constructed and much of the surrounding hillside open
space areas have been dedicated to the East Bay Regional Parks District or placed in
permanent conservation easements. The remaining undeveloped areas of Schaefer Ranch
include Unit 2, the 140 lot subdivision located south of Dublin Boulevard, of which 91 are
completed and 49 are yet to be completed, and the six existing undeveloped large estate
lots that comprise Unit 3 that are located at the western terminus of Dublin Boulevard. This
Staff Report addresses a development proposal for Unit 3 along with the environmental
analysis to add one additional lot in Unit 1 at the end of Ridgeline Court. However, no
development entitlements are proposed for the additional lot on Ridgeline Court at this time.
517T,
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VICINITY MAP
The applicant is currently requesting approval of the following entitlements. Please refer
to Attachment 1 for a complete discussion of the proposed project and refer to
Attachment 2 for the Applicant's submittal package.
Page 2 of 5
• General Plan Amendment- To change 17.30 acres from Estate Residential
(0.01 -0.8 units per acre) to 7.04 acres of Single - Family Residential (0.9 to 6 units
per acre) and 10.26 acres of Open Space.
• Planned Development Rezone- Planned Development Rezone with related Stage 1
and Stage 2 Development Plan.
• Site Development Review- To construct a 19 single - family detached residential
homes.
• Vesting Tentative Map - To allow the subdivision of 19 residential lots with the
remainder as private access and Open Space.
• CEQA Addendum- To evaluate the environmental effects of the proposed Land
Use change from Estate Residential to Single Family Residential and Open Space
for 17.30 acres on Schaefer Way and for a 1.14 acre area at the end of Ridgeline
Place contemplated for a future General Plan Amendment.
Discovery Builders has provided a number of community benefits associated with the Schaefer
Ranch project. Discovery Builders built the School of Imagination ($1,550,000), the East Bay
Regional Park Staging Area and trail system ($400,000), Schaefer Ranch Community Park
($3,100,000), and contributed funds toward the construction of the Dublin Heritage Park and
Museums ($1,500,000).
Discovery Builders entered into a Park Improvement Agreement which obligated them to
construct Schaefer Ranch Park within a specified schedule. In 2011, the Developer requested
an amendment to the agreement giving them additional time to complete the improvements. In
exchange for this time extension, the Developer agreed to make a $750,000 donation, in two
payments, to partially fund the operation and maintenance of the Heritage Park and Museums.
A $500,000 donation was received by the City in September 2012. The remaining $250,000
donation will be made subsequent to approval by the City Council of the requested entitlements
for the 19 lot subdivision in Unit 3 of Schaefer Ranch (Attachment 3).
Discovery Builders has satisfied their inclusionary housing requirements for their existing
entitled project, including the six existing estate residential lots in Unit 3, by way of in -lieu fee
payments and the construction of affordable units. The proposed re- subdivision of the six
lots will result in 13 additional lots. Section 8.68.030 of the City of Dublin Zoning Ordinance
requires all new residential development projects of 20 units or more to construct affordable
units. Therefore, the proposed project is exempt from the Inclusionary Zoning
Requirements.
Tonight, the City Council will consider the proposed General Plan Amendment, Planned
Development Zoning, Site Development Review Permit, and Vesting Tentative Map for the
proposed 19 unit project located within Unit 3, and environmental clearance for one
additional lot within Unit 1 of Schaefer Ranch. The Resolutions and Ordinance related to
the proposed project entitlements are included as Attachments 4 -7 of this Staff Report.
Page 3 of 5
PLANNING COMMISSION ACTION:
The Planning Commission considered the proposed project at its meeting on October 27,
2015. Written public comments received after the Planning Commission Agenda was
published are included as Attachment 8. The Planning Commission recommended, by a 3 -0-
2 vote (2 Planning Commissioners were absent), that the City Council not approve the project.
The Planning Commission Resolution and draft meeting minutes are included (Attachments 9
and 10).
ENVIRONMENTAL REVIEW:
An Initial Study has been prepared in accordance with the provisions of the California
Environmental Quality Act (CEQA), CEQA Guidelines, and City of Dublin Environmental
Guidelines. The Initial Study assesses the potential environmental impacts of implementing
the proposed project beyond the impacts identified in the 1996 Schaefer Ranch EIR.
The proposed project is a modification of a project already approved by the City for the
Schaefer Ranch project. The impacts of the Schaefer Ranch project were analyzed in an
Environmental Impact Report that was certified by the City in 1996 (Schaefer Ranch
Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No.
95033070 (the "Schaefer Ranch EIR" or "1996 EIR "). The EIR assumed 474 dwelling units,
including the six -lot Estate Residential development area. The Initial Study identified no
additional impacts from the proposed project, primarily because the project is within the
previous assumed density and also within the assumed development area. On the basis of
the Initial Study, the City prepared a CEQA addendum in accordance with CEQA Guidelines
section 15162/3 and 15164.
In 2008, the City approved an Addendum to the 1996 EIR for properties in Unit 2 of the
Schaefer Ranch project that included a General Plan Amendment, Planned Development
Rezone with related Stage 1 and 2 Development Plan, a Vesting Tentative Subdivision Map,
and a Development Agreement to eliminate a 5.69 -acre retail commercial site on the
southwest corner of Dublin Boulevard and Schaefer Ranch Road, 12 estate lots, and 24
single - family lots on the south side of Dublin Boulevard and generally west of the retail
commercial site. These uses were replaced with up to 140 single - family detached lots. The
2008 Addendum was approved by Dublin City Council Resolution No. 203 -08 on November 4,
2008. The 2008 Addendum did not affect land uses on the current project site.
A Resolution recommending that the City Council adopt a CEQA Addendum is included as
Attachment 7 with the Initial Study and Addendum attached as included as Exhibits A and B,
respectively.
NOTICING REQUIREMENTS /PUBLIC OUTREACH:
In accordance with State law, a public notice was mailed to all property owners and
occupants within 300 feet of the proposed project as well as the entirety of Schaefer Ranch
and California Highlands to advertise the project and the upcoming public hearing. A public
notice also was published in the Tri- Valley Times and posted at several locations
throughout the City. A copy of this Staff Report has been provided to the Applicant.
Page 4 of 5
ATTACHMENTS: 1. Planning Commission Staff Report(without attachments)
October 13, 2015
2. Applicant's submittal package dated September 25, 2015
3. Letter from Discovery Builders dated December 2, 2015
4. Resolution approving a General Plan Amendment for the
Schaefer Ranch Unit 3 Project
5. Ordinance rezoning the Schaefer Ranch Unit 3 Project site to PD-
Planned Development and approving a related Stage 1 and
Stage 2 Development Plan
6. Resolution approving a Site Development Review Permit and
Vesting Tentative Map 8136 for the Schaefer Ranch Unit 3 Project
7. Resolution adopting a CEQA Addendum and a Related Statement
of Overriding Considerations for the Schaefer Ranch Unit 3 and a
portion of Unit 1 Project with the Initial Study and Addendum
attached as included as Exhibits A and B, respectively
8. Written comments to the Planning Commission
9. Planning Commission Resolution 15 -13
10. Draft Planning Commission meeting minutes dated October 27,
2015
Page 5 of 5
CLOSED SESSION
MINUTES OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
REGULAR MEETING – DECEMBER 15, 2015
A closed session was held at 6:00 p.m., regarding:
I. CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: 10 +1- acre parcel located about 1,100 feet east of intersection of Fallon Road
and Central Parkway and south of proposed Central Parkway extension (APN 985 -98 -2)
Agency negotiator: Chris Foss, City Manager
Negotiating parties: Dublin Unified School District
Under negotiation: Price and terms of payment
II. CONFERENCE WITH LEGAL COUNSEL — ANTICIPATED LITIGATION
Initiation of litigation pursuant to paragraph (4) of subdivision (d) of Section 54956.9: 2
cases
Ill. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Title: City Manager
A regular meeting of the Dublin City Council was held on Tuesday, December 15, 2015, in the
City Council Chambers of the Dublin Civic Center. The meeting was called to order at
7:12 p.m., by Mayor Haubert.
ROLL CALL
PRESENT: Councilmembers Biddle, Gupta, Hart, Wehrenberg, and Mayor Haubert
ABSENT: None
PLEDGE OF ALLEGIANCE
The pledge of allegiance to the flag was recited by the City Council, Staff and those present.
REPORT ON CLOSED SESSION ACTION
The City Council agreed to initiate litigation. More information regarding the litigation would be
provided.
DUBLIN CITY COUNCIL MINUTES 1
VOLUME 34``
REGULAR MEETING
DECEMBER 15, 2015 �.
The City Council called a recess at 7:13 p.m. to open the Fallon Village GHAD meeting.
The City Council called the meeting back to order at 7:18 p.m.
ORAL COMMUNICATIONS
Selection of Vice Mayor
7:18 p.m. 3.1
On motion of Mayor Haubert, seconded by Cm. Hart and by unanimous vote, the City Council
determined that Vm. Gupta would serve as Vice Mayor for another one -year period.
Employee Introduction: Shannan Young,
Environmental Coordinator, Public Works Department
7:22 p.m. 3.2
The City Council welcomed the new Staff member Shannan Young.
Public Comments
7:24 p.m. 3.3
Manjula Reddy provided public comment.
Ramoncito Firmeza, Dublin resident, provided public comment
Marlene Massetti, Dublin resident, provided public comment.
Ganesan Ramu, Dublin resident, provided public comment.
DUBLIN CITY COUNCIL MINUTES 2
VOLUME 34 `
REGULAR MEETING
DECEMBER 15, 2015
CONSENT CALENDAR
7:45 p.m. Items 4.1 through 4.13
Mayor Haubert pulled Item 4.3 for further discussion.
Vm. Gupta pulled Item 4.4 for further discussion.
On motion of Cm. Hart, seconded by Vm. Gupta and by unanimous vote, the City Council took
the following actions:
Approved 4.1 the minutes of the November 17, 2015 Regular City Council meeting;
Adopted 4.2
Adopted 4.5
RESOLUTION NO. 184 -15
APPROVING THE TRACT IMPROVEMENT AGREEMENT
FOR TRACT 7712, WALLIS RANCH, NEIGHBORHOOD 2
RESOLUTION NO. 185 - 15
APPROVING THE IMPROVEMENT AGREEMENT FOR THE SUB -AREA 3 COMMUNITY
NATURE PARK
Continued 4.6 by motion as required by Government Code Section 8630(c), which states that
the City Council shall review the need for continuing a local emergency at least once every 30
days until the governing body terminates the local emergency, the State of Emergency that was
declared on March 18, 2014, based on the fact that extreme drought conditions continue to exist
within both the State of California and the City of Dublin, and the threat to the safety and welfare
of Dublin residents remains.
Adopted 4.7
RESOLUTION NO. 186 -15
AUTHORIZING THE USE OF UNICOR FOR THE RECYCLING
OF CITY ELECTRONIC WASTE AND SURPLUS COMPUTER EQUIPMENT
Received 4.8 the Payment Issuance and Electronic Funds Transfers report.
DUBLIN CITY COUNCIL MINUTES 3
VOLUME 34
REGULAR MEETINGf
DECEMBER 15, 2015 ''
Adopted 4.9
Adopted 4.10
RESOLUTION NO. 187 - 15
MAKING AN APPOINTMENT TO THE
ALAMEDA COUNTY MOSQUITO ABATEMENT DISTRICT
BOARD OF TRUSTEES
RESOLUTION NO. 188 -15
APPROVING FINAL MAP AND TRACT IMPROVEMENT AGREEMENT
FOR TRACT 7713, WALLIS RANCH, NEIGHBORHOOD 3
RESOLUTION NO. 189 - 15
ACCEPTING PARK LAND DEDICATION IN -LIEU CREDITS FOR
PARK LAND DEDICATION REQUIREMENTS FOR
TRACT 7713, WALLIS RANCH, NEIGHBORHOOD 3
Accepted 4.11 the Annual Report of Developer Impact Fee Funds for the Year Ended June 30,
2015, and adopted
RESOLUTION NO. 190 - 15
MAKING FINDINGS REGARDING UNEXPENDED
TRAFFIC MITIGATION CONTRIBUTIONS FOR FISCAL YEAR 2014 -15
Waived 4.12 the reading and INTRODUCED an Ordinance Amending Chapter 5.58 (Medical
Marijuana Dispensaries), Chapter 8.08 (Definitions) and Chapter 8.12 (Zoning Districts and
Permitted Uses of Land) of the Dublin Municipal Code to regulate medical marijuana
dispensaries, deliveries and cultivation within the City of Dublin.
Received 4.13 and filed the Comprehensive Annual Financial Report (CAFR) and Annual Audit
for Fiscal Year Ending June 30, 2015 and Supplemental Reports Completed by the Auditors.
Mayor Haubert pulled Item 4.3, Authorization to Re -Bid - Contract #15 -08, Fallon Sports Park,
Phase 11, for further discussion.
On motion of Cm. Biddle, seconded by Vm. Gupta and by unanimous vote, the City Council
authorized Staff to advertise Fallon Sports Park — Phase II Contract #15 -08 for bids with the two
bid alternates as proposed, as well as stubbing out the electrical for the bocce ball court.
DUBLIN CITY COUNCIL MINUTES 4
VOLUME 34
REGULAR MEETING J `'
DECEMBER 15, 2015
Vm. Gupta pulled Item 4.4, Approval of a New Capital Improvement Program (CIP) Project for
Tassajara Road Realignment and Design, and Approval of Consultant Service Agreement with
Mackay & Somps, Civil Engineers, Inc., for further discussion.
On motion of Cm. Wehrenberg, seconded by Cm. Hart and by unanimous vote, the City Council
directed Staff to bring this item back with additional background information.
Q�
WRITTEN COMMUNICATIONS
Request from Cricket for Cubs to Construct Cricket Batting Cages at Emerald Glen Park
8:33 p.m. 5.1
On motion of Cm. Biddle, seconded by Vm. Gupta and by unanimous vote, the City Council
approved the request from Cricket for Cubs to construct two batting cages at Emerald Glen Park
and directed the City Manager to develop and execute an Improvement and Use Agreement
with Cricket for Cubs.
Informational Report on the City's Development Impact,
In -Lieu Fees, and Other Fee Programs, including Community Benefits
8:55 p.m. 5.2
The City Council received the report.
PUBLIC HEARINGS
Schaefer Ranch General Plan Amendment, Planned Development Rezone with related
Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map
8136 to Create 19 Single- Family Lots, and a CEQA Addendum (PLPA 2012 - 00013)
9:40 p.m. 6.1
Mayor Haubert opened the public hearing
Ramon Firmeza provided written public comment on this item.
Brian Wertz provided public comment on this item.
Marlene Massetti provided written comment on this item.
DUBLIN CITY COUNCIL MINUTES 5
VOLUME 34
REGULAR MEETING
DECEMBER 15, 2016
r; fit.
Ravi Sharma, Dublin resident, provided public comment on this item.
Mayor Haubert closed the public hearing.
On motion of Cm. Hart, seconded by Vm. Gupta and by majority vote (Cm. Biddle voting no),
the City Council voted to deny the project.
UNFINISHED BUSINESS
Volunteer Recognition Event Invitation and Awards
11:10 p.m. 7.1
By consensus the City Council agreed to distribute invitations to the leadership of Dublin -based
non - profit organizations, and approved a new Mayor's Legacy Award, in addition to the Mayor's
Award.
NEW BUSINESS
City Councilmember Dublin Pride Week Committee Appointments
11:21 p.m. 8.1
The City Council discussed the appointment of two Councilmember to the Dublin Pride Week
Committee and confirmed the appointments of Vm. Gupta and Cm. Wehrenberg for the limited
term of January 2016 through December 2016.
Appointment of
Delegate to Attend the National League of Cities Congressional City Conference
And Designation of Voting Delegate for the 2016 Congress of Cities and Exposition
11:22 p.m. 8.2
By consensus, the City Council appointed Vm. Gupta as a delegate, and Cm. Wehrenberg as
an alternate, to attend the National League of Cities (NLC) Congressional City Conference in
March 2016, and appointed Cm. Wehrenberg as the voting delegate, and Cm. Biddle as an
alternate, to attend and vote, on the City's behalf, at the 2016 Congress of Cities and Exposition
in November of 2016.
DUBLIN CITY COUNCIL MINUTES 6
VOLUME 34
REGULAR MEETING''
DECEMBER 15, 2015 ` t
OTHER BUSINESS
11:24 P.M.
Brief information only reports were provided by the City Council and Staff, including committee
reports and reports by City Council related meetings attended by City expense (AB1234).
By consensus, the City Council directed Staff to return with information on a City
Commissioners behavior and removal policy; formatting of speaker slips and reading of public
comments into the record; and provide information in working more cooperatively with Dublin
Police Services in terms of traffic and safety.
ADJOURNMENT
10.1
There being no further business to come before the City Council, the meeting was adjourned at
11:46 p.m. in memory of Staff Sgt. Sean Diamond and our fallen troops.
Minutes prepared by Caroline P. Soto, City Clerk/Records Manager.
ATTEST:
pEPur{ City Clerk
�. 'd Y��- -
Mayor Pro Tern
DUBLIN CITY COUNCIL MINUTES 7
VOLUME 34e
REGULAR MEETING
DECEMBER 15, 2015