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HomeMy WebLinkAboutAttachmt 5 City Council Stf Rept 10-16-2007 w/out attachmts CITY CLERK File # DQl[L][Q]-[2J[QJ AGENDA STATEMENT CITY COUNCIL MEETING DATE: October 16, 2007 SUBJECT: General Plan and Eastern Dublir. Specific Plan Amendment Study to create Medium-Low Density ald Medium-Mid Density land use designations for the portion of the Croak, Jordan and Chen properties with an existing Medbm Density land use designation. Report prepared by Jeff Baker, Senior Planner ATTACHMENTS: 1) City Council Staff Repor: date April 3, 2007 w/ attachments 2) City Council Meeting Minutes from April 3, 2007 3) Table of Built or Approv;ld Projects 4) Map of Built or Approved Projects '* 1) Receive Staff presentation; 2) Receive public testimon}; 3) Deliberate; and 4) Direct Staff to: A) Prepare a General Plan/Eastern Dublin Specific Plan Amendment to create the proposed Medium-Low Density and Medium-Mid Density land use designations as defined in this Staff Report; . B) Prepare a General Plan/Eastern Dublin Specific Plan Amendment and Stage 1 PD Amendment for the Croak and Jordan properties to: 1) Amend the existing Medium Density site to create two equal sized sites that include Medium-Low Density and Medium-Mid Density at the locations shown in this StajfReport; ill: 2) Provide Staff with Alternative direction. RECOMMENDATION: FINANCIAL STATEMENT: None at this time. PROJECT DESCRIPTION: Background The City Council held a Strategic Planning Session on January 12; 2007. During this Strategic Planning Session the City Council discussed the existing General Plan and Specific Plan Residential Land Use Designations within the City of Dublin. Concerns were raised during this discussion regarding densities and the need for a variety of housing types (i.e. detached units, row hcmes, stacked flats, etc.) with private -------------------------------------.,.---------------------------------------------------------------------- COpy TO: Property Owners File Page 1 of 10 ITEM NO.~ Attachment 5 I G:\Eastem Dublin Density\ccsr 10.16.07 East Dublin Density.DOC yards on undeveloped land within the Eastern Dublin Specific Plan (EDSP) area that has a Medium Density land use designation. Staff studied the densities, residential land use policies, and the ,tatus of entitlements for the land designated for residential development within the Eastern Dublin Specific Plan (EDSP) and prepared a Staff Report for the April 3,2007, City Council meeting (Attachment I). The Staff Report included the following four policy alternatives to address densities and the variety of housing stock available within the City of Dublin: A) Adopt new Medium-Low and Medium-Mid Density designltions for property with an existing Medium Density designation; or B) Adopt new development standards to the EDSP that require minimum yard sizes; or C) Adopt new land use designations and adopt new developmert standards to the EDSP that require minimum yard sizes; or D) Continue to implement the existing General Plan/Specific Plim policies. On April 3,2007, the City Council reviewed the Staff Report and the residential land use policies for the EDSP area in order to provide Staff with direction regarding the current residential land use policies and future development within the EDSP. The City Council expressed a desire to encourage a variety of housing types that include smaller detached single-family homes with usable yards on undeveloped land with a Medium Density land use designation (please see City COl,ncil Minutes of the April 3, 2007 meeting included as Attachment 2) to provide a housing type that is in between an stacked product and a larger single-family detached unit. The City Council identified three properties (Croak, Jordan and Chen) within the EDSP that have no entitlements beyond Stage I development plans as shown in Table 1 below. Acres 115.4ac 10.4 ac 48ac 23.4 ac 19.8 ac 6.5 The City Council directed Staff to study a General Plan and Eastern Dublin Specific Plan Amendment (OPA/SPA) to create new Medium-Low Density (6.1-10 du/acre) and Medium-Mid Density (10.1-14 dulacre) residential land use designations for land with an existing Medium Density land use designation (6.1-14 du/acre) on the Croak, Jordan and Chen properties. The entire residential portion of the Chen property consists of 6.S-acres with a Medium-High Density land use designation (please see Table 1). Therefore, the Chen propeJ1y is not included in the analysis contained in this Staff Report. Similarly, the Jordan property include~; 21.8-acres of land with a Medium- High Density designation that has not been included in this analysi~;. However, the City Council may direct Staff to study Medium-Low Density and Medium-Mid Density designations on the existing Medium-High Density land on the Chen and Jordml properties if tie Council feels it is appropriate at these locations. Page 2 of 10 Existing Land Use Designations The Croak, Jordan, and Chen properties are located within the Fallon Village project area which includes a variety of residential land uses. The existing General Plan/Specific Plan land use designations for these properties were adopted by the City Council with the GPA/SPA for Fallon Village on December 6, 2005 (Resolution 223-05). A Supplemental Environmental Impact Report (SEIR) was prepared for the Fallon Village GP A/SP A and certified by the City Council on December 6, 2005 (Resolution 222-05). The SEIR studied development at the approximate midpoint of the residential density range for the Croak, Jordan, and Chen properties (with the exception of the site designated Medium-High Density on the Jordan property which anticipated development at the maximum density of 25 du/acre). Please refer to Table 2 below for details regarding the residential densities of property' included in this GP A/SP A study. A Fiscal Analysis was also completed to ensure a jobs/housing balance in the EDSP and to ensure that new development paid tor itself without relying on the General Fund. Land Use Density Midpoint Dwelling ProDertv Desianation Ranae Densitv Acres Units Croak Sinole-Familv 0.9-6 du/ac 4 du/ac 115.4 ac 462 units Medium Density 6.1-14 du/ac 10 du/ac 10.4 ac 104 units Jordan Sinale-Family 0.9-6 du/ac 4 du/ac 48 ac 192 units Medium Density 6.1-14 du/ac 10 du/ac 23.4 ac 234 units Medium-HiQh Density 14.1-25 du/ac 25 du/ac^ 19.8 ac 495 units^ Chen Medium-High Density 14.1-25 du/acre 20 du/ac 6.5* 130 units* Table 2 - Existing Land Use Designations ^ The Fallon Village SEIR studied development at the maximum density (25 dulacre) on the Medium-High Density portion of the Jordan property. * The residential portion of the Chen property consists entirely of 6.5-acres with an existing General Plan/Specific Plan land use designation of Medium-High Density. The Chen property has an obligation to provide a 2.5-acre site ""ith a Semi-Public (SP) land use designation within a portion of the 6.5-acres de:dgnated as Medium-High Density. The SP site effectively reduces the residential development to approximately 4-aces. The SEIR studied development at the midpoint of the density range for the full 6.5-acre parcel allowing up :0 130 units as shown in Table 2 above. However, the density range on the net 4-acre site permits a maximum of 100 units (4 acres X 25 units/acre = 100 units). ANAL YSIS: Staff has reviewed the existing land use patterns for the Croak and Jordan properties and surrounding properties, the concept for the Fallon Village Center, and the City of Dublin Village Policy Statement (included as a part of Attachment 1) in order to prepare this Study. Staff has prepared a description of the proposed land use designations and descriptions of potential housing types that could be developed within Page 3 of 10 these designations; an analysis of the proposed densities; and maps showing the proposed location for these proposed designations. Proposed General Plan/Eastern Dublin Specific Plan Land Use Designations Staff has prepared the following definitions for the newly proposed Medium-Low Density and Medium- Mid Density land use designations: Residential: Medium-Low Density (6.1-10 units per gross reskential acre). Units in this density range will be detached, zero-lot line, dupll:x, and/or townhouse developments suitable for family living with private usable outdoor yard areas. Unit types and densities may be similar or varied. Assumed household size is two persons per unit. Residential: Medium-Mid Density (10.1-14 units per gross residential acre). This density range allows detached, zero-lot line, duplex to'Nnhouse, and/or garden apartment developments suitable for family living. Unit types and dmsities may be similar or varied. Assumed household size is two persons per unit. Potential Housing Types Several developments with the existlng Medium Density (6.1-14 du'acre) designation within the EDSP were approved at the lower end of the density range and are consistent with the proposed Medium-Low (6.1-10 du/acre) designation. A table and a map of these approved projects are included as Attachments 3 and 4 to this Staff Report. Projects that are consistent with the pro[osed Medium-Low Density (6.1-10 du/acre) designation are highlighted in Attachment 3. The proposed Medium-Low Density and Medium-Mid Density land use designations would permit a variety of different housing types within each designation as descibed above. The following is an illustrated list of potential residential unit types to help illustrate the type of units that could be constructed on land within each land use designation. Medium-Low Density (6.1-10 du/acre) · Small lot detached single-family home: Typically with a small usable rear yard area (i.e. rear yard depth of 10 feet). · Detached cluster homes: Typically built around a motor court area with a small usable yard area with a depth of approximately 10 feet. Page 4 of 10 . Duplex: Typically two units built side by side with a shared common wall and a small usable yard area (i.e. rear depth of approximately 10 feet). M.edium-M.id Density (10.1-14 dula;:re) · Alley loaded single-family detached homes: Typically built with a detached garage that is separated from the house by a private yard area with depth of approximately 10 feet. · Detached cluster homes: Typically built around a motor court area with a small usable yard area with a depth of approximately 10 feet. . Townhouses: Typically 2-:1 stories in height with garage parking on the first floor and a small yard, patio or deck (decks typically provide 60- 100 square feet of private usable space). Page 5 of 10 · ApartmentsICondominiums*: Typically a 2-3 story stacked product (i.e. units on top of one another) with a small patio or balcony. * Apartments and condominiums are similac to each other except that apartments rre offered for rent and condominiums are offered for sale. Within the Medium-Low density land use category there are greater opportunities for detached housing types with usable yards, including srnalllot detached single-family, detached cluster and duplexes. The Medium-Mid density also allows detached alley loaded homes and cluster homes with yards. However, the Medium-Mid Density also allows townhomes and apartments/condominiums which typically do not have usable yard space. The actual product type that is proposed within each land use category will be at the discretion of the developer provided that the product is consistent with the density range. Application of Proposed Land Use Designations to the Croak and Jordan Properties The land plan for Fallon Village wa3 formed around the creation of the Fallon Village Center which serves as the social and economic center for the project area (The Fallon Village Center is outlined in blue on the maps included in this Staff Report). The Medium Density portion of the Croak and Jordan properties are located within the Fallon Village Center. The overall Fallon Village project area includes a variety of residential land use designations with higher residential densities focused primarily around the Fallon Village Center in order to activate the Village Center and promote a pedestrian oriented development. At the hub of the Fallon Village Center is a Neighborhood Square that is surrounded by Mixed Use, which includes ground floor retail and residential units above, and Medium-High Density residential units. The densities reduce to Medium Density as you move away from the Village Center and transition to Low Density residential uses to the north and east. Page 6 of 10 ".~ 'J~: ~ 1.8~/ "'6> ?/ r \~ \( r --- I RRA 19.4/>1:. LOR 97.~AC .. Croak Property The existing lOA-acre Medium Density site on the Croak property forms the eastern boundary of the Fallon Village Center. This site provides a transition from the more intense Mixed Use and Medium-High Density Residential uses in the Village core and the less intense Low Density Residential use located to the north and east of the Village Center. RRA 19.4 N:. Proposed Density The existing Medium Density site on the Croak property is proposed to be divided into two 5.2- acre sites with Medium-Low Density and Medium-Mid Density designations. Table 3 (below) shows the density range for the proposed Medium-Low and Medium-Mid Density sites on the Croak property. Development at the midpoint of the proposed density range would result in the same number of units (104 units) that were studied in the Fallon Village SEIR for the existing Medium Density designation (see Table 3) and continue to ensure the existing jobs/housing fiscal balance. These units would simply be redistributed across the proposed Medium-Low Density and Medium-Mid Density designations and no additional environmental revi,~w would be required. Table 3: Croak Property - Proposed Medium-Low Density & Medium-Mid Density Impact on Total Units at Midpoint Densit Land Use Designation Density Range Medium-Low Density m-Mid Density 6.1-10 du/ac 10..1-14 du/ac . Midpoint Density Units at Mid-Point Density 42 units 62 units 104 units None Acres 8 du/ac 12 du/ac Total 5.2 ac 5.2 ac 10.4 ac Page 7 of 10 Proposed Land Use Map In order to maintain the transition in intensity of land uses from the core of the Fallon Village Center ~ to the less intense single-family uses to the north : and east, Staff proposes to locate the new Medium- : Mid Density (10.1-14 du/acre) site immediately to I I the east of the ,~xisting Medium-High Density site I ; and adjacent to the future Central Parkway. The : proposed Medi'lm-Low Density (6.1-10 dulacre) I I site would be bcated to the east of the proposed Medium-Mid Density site to provide a transition from the higher density of the Village Center to the Low Density nei ghborhoods to the north and east. LOR Proposed Medium-Low Density . Jordan Ranch The existing 23.4-acre site of the Medium Density land use on th{: Jordan Ranch forms the northern boundary of the Fallon Village Center. This site provides a transition from the more intense Medium- High Density Residential use located to the south and the less intense Low Density Residential use located to the north of the Village Center. Proposed Density The Medium Density site on the Jordan property would be divided into two 11.7-acre sites designated Medium..;Low Density and Medium-Mid Density. Table 4 (below) shows the density range for the proposed Medium-Low and Medium-Mid Density sites on the Jordan property. Like the Croak property, development at the midpoint of the proposed density range would result in the same number of units (234 units) that were studied in the Fallon Village SEIR for the existing Medium Density designation (see Table 4) and continue to ensure the existing jobs/housing fiscal balance. These units would simply be . redistributed across the proposed Medium-Low Density and Medium-Mid Density designations and no additional environmental review would be required. Page 8 of 10 RRA \9.4 N:. UlR 97.S AC . Table 4: Jordan Ranch - Proposed Medium-Low Density & Medium-Mid Density Units at Impact on Land Use Designation Density MidPoint Acres Mid-Point Total Units Range Density at Midpoint Density Densitv Medium-Low Density 6.1-10 du/ac 8 du/ac 11 .7 ac 94 units -- Medium-Mid Density 10.1-14 du/ac 12 du/ac 11 .7 ac 140 units -- Total 23.4 ac 234 units None Proposed Land Use Map In order to maintain the gradual transition in land uses from the higher densities in the core of the Village Center to the less intense Single-Family uses to the north, Staff recommends locating the proposed Medium-Mid Density site (1.1-14 du/acre) adjacent to the existing Medium-High Density land use. The Medium-Low Density (6.1-10 du/acre) land use would be located further to the north to provide for a transition from the higher density of the Village Center to the Low Density neighborhoods to the north and east. By creating the Medium-Low land use designation and applying the land use to the Croak and Jordan properties, there is an opportunity for the development of detached housing and other unit types with usable private yard areas. Fallon Village Stage 1 Planned Development The Croak and Jordan properties are all located within the Fallon Village Planned Development (PD) zoning district. A Stage I Development Plan (Stage I PD) was adopt~d by the City Council on December 20, 2005 (Ordinance 32-05). The Stage 1 PD has a number of differelt elements including a site plan and proposed densities for each property within the PD district. The Sta.se 1 PD is required to be consistent with the General Plan and the Eastem Dublin Specific Plan. Therefore, a Stage I PD Amendment will be required to ensure consistency with the General Plan and Specific Plan. Staff will prepare a Stage I PD Amendment along with the proposed GP A/SP A for review and consideration by the Planning Commission and City Council at a later date. Communication with Property Owners A Public Meeting notice was sent to all property owners within the EDSP area that do not have vested development rights, notifying them of the City Council Meeting on April 3, 2007 and the meeting on October 16, 2007. Staff also contacted representatives of the Creak, Jordan and Chen properties to discuss the direction from the City Council at the April 3, 2007 meetiLg. CONCLUSION: The City Council has the authority to modify General Plan and Specific Plan Land Use Designations at any time. On April 3, 2007, the City Council directed Staff to pre()are a General Plan/Eastern Dublin Specific Plan Amendment Study to create two new land use designati)ns including Medium-Low Density Page 9 of 10 (6.1-10 du/acre) and Medium-Mid Density (10.1-14 du/acre) for the existing Medium Density portion of the Croak, Jordan and Cheri properties in order to encourage an additional variety of housing stock with usable yards. Accordingly, Staff has prepared a GP A/SP A Study fo:~ consideration by the City Council. Since the Chen property has no lands that are designated Medium Density, the Chen property was not included in this GPA/SPA Study. Staff is requesting that the City Council provide Staff with further . direction regarding the proposed land use designations for the Croak, Jordan and Chen properties. If the City Council elects to proceed with this GP A/SP A and Stage 1 PD Amendment, Staff will prepare the appropriate documents for review and consideration by the Planning Commission and City Council. RECOMMENDATION: Staff recommends that the City Council: 1) Receive Staff presentati )n; 2) Receive public testimony; 3) Deliberate; and 4) Direct Staff to: A) Prepare a General Plan/Eastern Dublin Specific Plan Amendment 1:0 create the proposed Medium-Low Density and Medium-Mid Density land use designations as defined in this Staff Report; B) Prepare a General Plan/Eastern Dublin Specific Plan Amendmentmd Stage 1 PD Amendment for the Croak and Jordan properties to: . i) Amend the existing Medium Density site to create two equal sized sites that include Medium-Low Density and Medium-Mid Density at the locations shown in th:s Staff Report; !!! 2) Provide Staff with Alternativt: direction. ./ Page 10 of 10