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HomeMy WebLinkAbout8.1 Kaiser Commercial General Plan Amendment Study Initiation Requestr DUBLIN CALIFORNIA STAFF REPORT CITY COUNCIL Agenda Item 8.1 DATE: .Line 20, 2023 TO: Honorable Mayor and City Councilmembers FROM: Linda Smith, City Manager SU B.ECT: Kaiser Commercial General Plan Amendment Study Initiation Request Prepared by: Gaspare Annibale, Associate Planner EXECUTIVE SUMMARY: The City Council will a consider a request by O&I Development to initiate a General Plan Amendment Study to evaluate expanding the land use designation of the Kaiser Commercial site to include assisted living facilities. The 15.85-acre Kaiser Commercial site is designated Medical Campus/Commercial. O&I proposes to develop the northern 2.75 acres of the Kaiser Commercial property with an assisted living and memory care facility. STAFF RECOMMENDATION: Adopt the Resolution Approving the Initiation of a General Plan Amendment Study to Evaluate Expanding the Medical Campus/Commercial Land Use Designation to Include Assisted Living Facilities Within Kaiser Commercial; OR adopt the Resolution Denying the Initiation of a General Plan Amendment Study to Evaluate Expanding the Medical Campus/Commercial Land Use Designation to Include Assisted Living Facilities Within Kaiser Commercial. FINANCIAL IMPACT: All costs associated with preparing the General Plan Amendment Study, if authorized by the City Council, would be borne by the project proponent. DESCRIPTION: Background The Kaiser Commercial site is approximately 15.85 acres and is located in the Eastern Dublin Specific Plan area. The site is located south of Dublin Boulevard, north of Interstate 580 between the Kaiser Permanente Medical Center and the Apex Townhomes. The site is made up of four individual parcels: Parcel 1 is vacant land where O&I proposes to develop an assisted living and memory care facility, Parcel 2 is being developed with the Nissan Commercial Car Wash, Parcel 3 is currently vacant, and Parcel 4 includes the new Nissan and Infiniti car dealerships. Refer to Page 1 of 4 396 Figure 1 and Table 1 below for information about uses surrounding the Kaiser Commercial property and the project site. Figure 1. Vicinity Map L. f �Minow -- _ % Sri • "iy1v* • •�i I ANi _rr •• ♦ At• Multifamily (Apex , Townhomes) `ram_ 11111111 Parcel 1 (O&I Project) Parcel 3 Parcel 4 1-580 Parcel 2 pUBLIN 6L Nissan Car Wash Table 1. Adjacent Uses and Land Use Designations Existing Use North Residential - The Terraces at Dublin Ranch Villages South Vacant Land/I-580 East Kaiser Medical Center West Apex Townhomes Land Use Designations High -Density Residential Medical Campus/Commercial Medical Campus Mixed Use 2/Campus Office The site has a General Plan land use designation of Medical Campus/Commercial, which accommodates a range of commercial uses including regional- and community -serving retail, professional and administrative offices, hotel, entertainment, limited automotive sales, and eating and drinking establishments. Assisted Living and Memory Care are not allowed in this land use. The Kaiser Commercial property has Planned Development Zoning (Ordinance No. 03-19). The PD zoning for the commercial site focuses on uses that will generate revenue to the City. The focus on revenue -generating uses is unique to this PD and stemmed from the loss of tax revenue as a result of the uses allowed by the General Plan land use change to Medical Campus to accommodate the Kaiser Medical Center. Assisted living facilities are not currently allowed with Medical Campus/Commercial land use or the Planned Development Zoning. 0&I Development is proposing to construct an assisted living facility on the northern 2.75 acres (Parcel 1) of the property. The proposed project would include a three-story, approximately Page 2 of 4 397 99,000-square-foot senior care facility that would include 70 assisted living and 30 memory care resident units. The project would have a mix of studios, one-, and two -bedroom units, and the senior care facility would be fully licensed by the State of California's Department of Social Services. 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. O&I Development submitted a letter requesting that the City Council consider initiating a General Plan Amendment Study to allow assisted living facilities within the Medical Campus/Commercial land use designation (Attachment 3). Analysis If the City Council initiates a General Plan Amendment Study, Staff would then: 1. Determine the associated impacts from the land use amendment. 2. Review the fiscal impact of the proposed land use amendment. 3. Conduct the appropriate level of environmental review and documentation. 4. Perform any additional studies that may be required. 5. Prepare an analysis of the project for consideration by the Planning Commission and the City Council. Work on the General Plan Amendment Study would be completed concurrently with processing the project entitlements that are requested by the Applicant. Those entitlements are anticipated to include a companion Eastern Dublin Specific Plan Amendment, PD Rezone, and Site Development Review Permit. Once the General Plan Amendment Study is complete and the project entitlements have been prepared for consideration, 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 a General Plan Amendment Study. The draft Resolutions are included as Attachments 1 and 2. STRATEGIC PLAN INITIATIVE: None. NOTICING REQUIREMENTS/PUBLIC OUTREACH: The City Council Agenda was posted, and 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 of the General Plan Amendment Study be found exempt from the California Environmental Quality Act (CEQA) under Section 15306, Class 6 of the State CEQA Guidelines (Information Collection). Page 3 of 4 398 ATTACHMENTS: 1) Resolution Approving the Initiation of a General Plan Amendment Study to Evaluate Expanding the Medical Campus/Commercial Land Use Designation to Include Assisted Living Facilities Within Kaiser Commercial 2) Resolution Denying the Initiation of a General Plan Amendment Study to Evaluate Expanding the Medical Campus/Commercial Land Use Designation to Include Assisted Living Facilities Within Kaiser Commercial 3) 0&I Development Letter Page 4 of 4 399 Attachment I RESOLUTION NO. XX — 23 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY TO EVALUATE EXPANDING THE MEDICAL CAMPUS/COMMERCIAL LAND USE DESIGNATION TO INCLUDE ASSISTED LIVING FACILITIES WITHIN KAISER COMMERCIAL (APNS: 985-0027-025-00, 985-0027-026-00, 985-0027-027-00, AND 985-0027-028-00) WHEREAS, on April 24, 2023, the City received a letter from O&I Development requesting that the City Council consider initiating a General Plan Amendment Study to evaluate expanding the Medical Campus/Commercial land use designation to include assisted living facilities within Kaiser Commercial; and WHEREAS, the 15.85-acre Kaiser Commercial site is designated Medical Campus/Commercial and O&I proposes to develop the northern 2.75-acres of the Kaiser Commercial property with an assisted living and memory care facility; and WHEREAS, the General Plan Medical Campus/Commercial land use designation accommodates a range of commercial uses including regional- and community -serving retail uses, professional and administrative offices, hotel, entertainment, limited automotive sales, and eating and drinking establishments; 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 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 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 Dublin City Council does hereby approve the initiation of a General Plan Amendment Study to evaluate expanding the Medical Campus/Commercial land use designation to include assisted living facilities within Kaiser Commercial. {Signatures on the following page} Reso. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 1 of 2 400 PASSED, APPROVED AND ADOPTED this th day of 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk Reso. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 2 of 2 401 Attachment 2 RESOLUTION NO. XX — 23 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN DENYING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY TO EVALUATE EXPANDING THE MEDICAL CAMPUS/COMMERCIAL LAND USE DESIGNATION TO INCLUDE ASSISTED LIVING FACILITIES WITHIN KAISER COMMERCIAL (APNS: 985-0027-025-00, 985-0027-026-00, 985-0027-027-00, AND 985-0027-028-00) WHEREAS, on April 24, 2023, the City received a letter from O&I Development requesting that the City Council consider initiating a General Plan Amendment Study to evaluate expanding the Medical Campus/Commercial land use designation to include assisted living facilities within Kaiser Commercial; and WHEREAS, the 15.85-acre Kaiser Commercial site is designated Medical Campus/Commercial and O&I proposes to develop the northern 2.75-acres of the Kaiser Commercial property with an assisted living and memory care facility; and WHEREAS, the General Plan Medical Campus/Commercial land use designation accommodates a range of commercial uses including regional- and community -serving retail uses, professional and administrative offices, hotel, entertainment, limited automotive sales, and eating and drinking establishments; and WHEREAS, in accordance with the provisions of the California Environmental Quality Act (CEQA) projects that are denied are exempt from environmental review pursuant to Section 15061 (b)(4) of CEQA; and WHEREAS, a Staff Report was submitted outlining the issues surrounding the General 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 Dublin City Council does hereby deny the initiation of a General Plan Amendment Study to evaluate expanding the Medical Campus/Commercial land use designation to include assisted living facilities within Kaiser Commercial. {Signatures on the following page} Reso. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 1 of 2 402 PASSED, APPROVED AND ADOPTED this th day of 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk Reso. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 2 of 2 403 El"gd DEVELOPMENT April 24, 2023 Mr. Gaspare Annibale Associate Planner City of Dublin 100 Civic Plaza Dublin, CA 94568 RE: The Ivy at Dublin- General Plan and Eastern Dublin Specific Plan ("EDSP") Amendment Request Dear Mr. Annibale: O&I Development ("O&I") is pleased to submit our request to initiate a General Plan and Eastern Dublin Specific Plan (EDSP) Amendment to accommodate the proposed development, The Ivy at Dublin, an assisted living and memory care senior community. The proposed development aims to cater to the rising demand for senior housing services in Dublin and the Tri-Valley region. Currently, the competing properties, especially memory care communities, are at full occupancy. Our market analysis predicts a surge of 18% in the population of individuals aged 65 and above over the next five years, resulting in a substantial rise in the necessity for assisted living and memory care services. We are confident that this project will provide significant benefits to the senior citizens and their families in your community. Project Location The Ivy at Dublin is situated on a single 2.75-acre parcel (APN: 985-27-25), with frontage on Dublin Boulevard, between the recently approved commercial car wash (APN: 985-27-26) to the east and existing townhomes to the west. The land to the south is vacant and anticipated to be of future commercial use. The subject property is currently an unimproved, vacant, graded lot. The property is located in the General Plan's Eastern Extended Planning Area Boundary and within the Eastern Dublin Specific Plan with a land use designation of Medical Campus/Commercial, subject to the Planned Development Ordinance No. 03-19. Currently, no development plans are approved on the site. Requested Amendments While the City's code classifies assisted living as a commercial use (Community Care Facility), the Medical Care/Commercial land use prescribed uses do not allow a Community Care Facility with 24-hour residential occupancy. To accommodate the proposed project, O&I proposes amending the General Plan and EDSP to include community care facilities as an allowed use within the medical campus/commercial land use designation. 404 C7 The Project The project is planned as a 3-story, approximately 99,000 square foot senior care community comprising 70 assisted living and 30 memory care resident units. The project will have a mix of studios, one, and two -bedroom units. The AL/MC community will be fully licensed by the State of California's Department of Social Services. The community will offer the safety and security of 24-hour staffing and support services for its residents. The community will have full -service amenities for its residents to use as an extension of their home. The following services will be available to the residents, including: • Three meals a day, served in a variety of dining options including the community's main dining room, bistro, and lobby lounge. • Assistance with Activities of Daily Living (ADL's) such as: eating, bathing, dressing, walking and other personal needs. • Housekeeping services • Transportation • Access to health and medical services • 24-hour security • Emergency call systems • Exercise and wellness programs • Medication management • Laundry services • Social and recreational activities • Staffing available to help with scheduled and unscheduled needs We believe the following factors, among others, support our request for consideration in amending the General Plan and EDSP: • The project will provide a best -in -class, very high -quality senior care community, fulfilling a vital need for your senior citizens and their families • This is a logical location for a high -acuity senior living community, with proximity to complimentary medical services in the form of the adjacent Kaiser outpatient facility • The project will generate approximately 45-65 positions (part and full time) to the local community • The project presents an excellent opportunity to create a gateway property and provide an excellent transition from the residential high -density residential uses to the west and north to the commercial uses to the east • The project has excellent access and visibility on Dublin Boulevard, for residents, their children, and employes • Given that the residents' average age is over 80 and with scheduled employee shifts "off peak" traffic timeframes, the Project will have minimal impacts of traffic and public facilities • The project will have no impact on local schools 3 Park Plaza I Suite 1920 I Irvine CA 192614 405 C7 • As an elderly community, the property will be very quiet, ensuring peaceful surroundings for neighbors • Due to the site's infill location, minimal biological impacts are anticipated, and only minor extensions of utilities would be required for development Based on these factors, O&I Development requests the City of Dublin consider our proposed General Plan and EDSP Amendment. Please let us know if any additional information would be helpful in making your decision and we look forward to working with you to bring a high -quality assisted living and memory care senior community to the City of Dublin. Sincerely, ..,,..,.......2 Colin M. Bagwell, CFA O&I Development 3 Park Plaza I Suite 1920 I Irvine CA 192614 406 Kaiser Commercial General Plan Amendment Study Initiation Request City Council Meeting June 20, 2023 DUBLIN CALIFORNIA 407 Vicinity Map l) ultifam i Iy (Apex Town omes) P • dF 1 f_ . 1 13 Parcel 1 (O&k Project) Parcel 3 Vacant Parcel 4 Nissan & Infiniti Car Dealerships .c` '_'a. • r # :',- Parce Nissan CarWash i 2 DUBLIN CALIFORNIA Land Use Map Mixed -Use► 2) Ca Inpur. OMce Parcel 1 O&I Project Parcel 3 Medical Campus 1 C ortun►eH crsl Parcel 4 Parcel 2 • Medium D , Residents: -14.0du 10.101 D uetltiBt- Campu0 DUBLIN CALIFORNIA 409 General Plan Amendment Study • Evaluate expanding the land use designation to include assisted living facilities • Future development proposal: — 99,000 s.f. senior care facility — 70 assisted living units — 30 memory care units General Plan Amendment Study • If the City Council initiates a General Plan Amendment Study, Staff would then: I. Determine the associated impacts from the land use amendment; 2. Review the fiscal impact of the proposed land use amendment; 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 the City Council. Environmental Review • Categorically exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15306, Class 6 (Information Collection). Recommendation • Adopt the Resolution Approving the Initiation of a General Plan Amendment Study to Evaluate Expanding the Medical Campus/Commercial Land Use Designation to Include Assisted Living Facilities Within Kaiser Commercial; OR • Adopt the Resolution Denying the Initiation of a General Plan Amendment Study to Evaluate Expanding the Medical Campus/Commercial Land Use Designation to Include Assisted Living Facilities Within Kaiser Commercial.