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HomeMy WebLinkAbout8.3 Green on Park Place GPor 19 82 /ii � 111 DATE: TO: FROM: STAFF REPORT CITY COUNCIL December 18, 2012 Honorable Mayor and City Councilmembers Joni Pattillo City Manager""' CITY CLERK File #420 -30 SUBJECT: Green on Park Place General Plan and Eastern Dublin Specific Plan Amendment Study Initiation Request Prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The City Council will consider whether to initiate a General Plan and Specific Plan Amendment Study to change both the General Plan and Eastern Dublin Specific Plan land use designations for 27.45 acres of property at 5144 and 5344 Hacienda Drive from General Commercial to a new Mixed Use land use designation. FINANCIAL IMPACT: No financial impact to the City. All costs associated with preparing the General Plan and 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) Take testimony from the Applicant and the public; 3) Deliberate; and 4) Either Adopt a Resolution approving the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use designation on approximately 27.45 acres at 5144 and 5344 Hacienda Drive from General Commercial to a new Mixed Use land use designation; OR 4) Adopt a Resolution denying the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to change the land use designation on approximately 27.45 acres at 5144 and 5344 Hacienda Drive from General Commercial to a new Mixed Use land use designation. Submitted By Director of Community Development Reviewed By Assistant City Manager Page 1 of 5 ITEM NO. 8.3 DESCRIPTION: Stockbridge /BHV Emerald Place Land Company, LLP is requesting City Council consideration to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study on 27.45 acres of property they own at the northwest corner of Hacienda Drive and Interstate 580. The project site is shown in the Vicinity Map below: Figure 1: Project Vicinity The property currently has a General Plan land use designation of General Commercial and is entitled for a 305,000 square foot shopping center branded "The Green on Park Place ". The project was approved by the City Council in 2008 and consisted of a Stage 2 Planned Development Rezoning, Site Development Review, and approval of a five -year Development Agreement. The Development Agreement vests the project entitlements through December 18, 2013. The current General Plan land use designation for the subject property and the surrounding properties are shown in the figure on the following page. Page 2 of 5 F 2: General Plan Land Use The existing General Commercial land use designation accommodates a range of regional- and community - serving retail, service, and office uses. Uses anticipated in this designation include, but are not limited to: retail uses; all office uses; hotels; banks; service uses, and restaurants and other eating and drinking establishments. Mixed use projects incorporating retail, service, and /or office uses are encouraged, with residential uses also allowed as part of the mix when location and design ensure compatibility. ANALYSIS: Staff has concerns with the proposed conversion of this 27.45 acre site from General Commercial to a predominantly residential project with limited retail square footage. Staff's concerns include- 1 . Loss of prime commercial real estate on the 1 -580 corridor in a key location across the street from an existing regional - serving power center (Hacienda Crossings); 2. Challenges with locating residential units immediately adjacent to Interstate 580, including the potential for multi -story residential buildings to block visibility of commercial uses and the need to study and mitigate air quality and noise impacts on future residents; 3. Impacts to the City's park deficit by adding several hundred new residential units without the corresponding provision of parkland and property designated for semi - public facilities; 4. Adding new residents in lieu of adding new commercial businesses will negatively impact the City's jobs- housing balance; Page 3 of 5 5. Potential pressure to convert other nearby sites (designated Campus Office) to residential uses; 6. Impacts to the City's General Fund as a result of adding new residents (and the corresponding cost to provide services) to a prime commercial site that was intended to provide sales tax revenue, services for the community, and employment; and 7. Potential impacts to nearby properties that anticipate developing medium -high and high - density residential uses (i.e. Dublin Crossing, Esprit/Metropolitan site at the Transit Center). Due to the concerns regarding the project's potential impacts noted above, Staff is not supportive of the requested General Plan and Eastern Dublin Specific Plan Amendment Study as currently proposed. However, Staff has prepared draft Resolutions both approving and denying the initiation of a General Plan and Specific Plan Amendment Study for the City Council's consideration. The Resolutions are included with this Staff Report as Attachments 2 and 3. City Staff presented a copy of the request letter (Attachment 1) to the standing Economic Development Committee as an informational item. The Committee expressed concerns about the request as proposed and, more specifically, about the collective reduction in commercial retail square footage in this area beyond what was originally anticipated at 305,000 square feet. If the City Council determines that a General Plan and Eastern Dublin Specific Plan Amendment Study should be initiated, Staff will begin an examination of the concerns noted above and will return to the City Council with a brief fiscal analysis of the proposed project to determine whether those concerns are valid. Once the results of the fiscal analysis are known, the City Council can 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. Determine the associated impacts from the land use change; 2. Conduct the appropriate level of environmental review and documentation; 3. Perform any additional studies that may be required; and 4. Prepare an analysis of the project for consideration by the Planning Commission and the City Council. Work on the General Plan and Eastern Dublin Specific Plan Amendment Study would be completed concurrently with processing any other entitlements that are requested by the Applicant. Once the General Plan and Eastern Dublin Specific Plan Amendment Study is complete, Staff would then bring the application to the Planning Commission for their recommendation to City Council. The project would then move forward to the City Council for their consideration. 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 property. A notice was also published in the Valley Times and posted in the designated posting places. A copy of this Staff Report was provided to the Applicant. Page 4 of 5 ENVIRONMENTAL REVIEW: Staff recommends that the initiation of the General Plan and Eastern Dublin Specific 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). ATTACHMENTS: 1) Applicant's Request Letter dated November 16, 2012. 2) Resolution approving the initiation of a General Plan and Specific Plan Amendment Study to change both the General Plan and Eastern Dublin Specific Plan land use designations for 27.45 acres of property at 5144 and 5344 Hacienda Drive from General Commercial to a new Mixed Use land use designation. 3) Resolution denying the initiation of a General Plan and Specific Plan Amendment Study to change both the General Plan and Eastern Dublin Specific Plan land use designations for 27.45 acres of property at 5144 and 5344 Hacienda Drive from General Commercial to a new Mixed Use land use designation. Page 5 of 5 Stockbridge/BHV Emerald Place Land Company, LLP November 16, 2012 Luke Sims Community Development Director City of Dublin 100 Civic Plaza Dublin, CA 94568 Re: General Plan Amendment Request Dear Mr. Sims: I write on behalf of Stockbridge/BHV Emerald Place Land Company, LLP, the joint venture owner of the Green on Park Place. Please consider this a formal request for a General Plan Amendment for the property known as the Green on Park Place property and to respectfully request that the City commence any necessary studies required to implement the General Plan Amendment. The Green on Park Place property is located at the northwest comer of Interstate 580 and Hacienda Drive, south of Martinelli Drive and east of Arnold Road in the Eastern Dublin Specific Plan plan area. Specifically, this request is to change the General Plan Designation of the Green on Park Place property from General Commercial to a new Mixed Use Designation combining residential to range from either Medium-High to High Density Residential and Commercial. We propose a new designation because we believe that the existing designations of MU and MU2/Campus Office are not sufficient for the specific location of the Green on Park Place property. We are currently planning a mixed residential and retail development at this site. We are still contemplating the optimal residential and retail density. For retail we anticipate a range of retail square footage of approximately 20,000 to 40,000 square feet. For residential density, we anticipate a density of approximately 450 dwelling units to 750 dwelling units depending on product type. The proposed land use designation changes would facilitate the creation of a transit-oriented mixed use development at a location well-supported by transit; permit an appropriate mix of retail uses in the vicinity of the project site; avoid saturating the vicinity with more retail uses than the area can effectively support and create a positive synergistic relationship between residents and commercial uses. As you know, the Green on Park Place is fully entitled and the subject of a Development Agreement, a PD zoning I and 2 and a Site Development Review approval for a 303,345 square foot retail project, which approval was based upon an Addendum to a Supplemental EIR, which tiered off the Eastern Dublin Specific Plan EIR. BHV/Stockbridge intends to expeditiously commence and pursue all further required entitlements and any required analyses under the California Environmental Quality Act and respectfully requests the City's assistance in this endeavor. cerely, Gerald Hunt Stockbridge/BHV Emerald Place Land Company, LLP 2 RESOLUTION NO. xx -12 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 CHANGE THE LAND USE DESIGNATION ON APPROXIMATELY 27.45 ACRES AT 5144 AND 5344 HACIENDA DRIVE FROM GENERAL COMMERCIAL TO A NEW MIXED USE LAND USE DESIGNATION (APNS 986- 0033 - 004 -00, 986- 0033 - 005 -00, AND 986- 0033 - 006 -00) WHEREAS, Stockbridge /BHV Emerald Place Land Company, LLP is requesting that the City Council initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to examine changing the land use designation for the 27.45 acre parcel from General Commercial to a new Mixed Use designation that would allow medium -high to high- density residential and commercial uses; 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 WHEREAS, the City Council did hear and consider all such reports, recommendations, and testimony hereinabove set forth, and supports the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study; and 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 change the land use designation on approximately 27.45 acres at 5144 and 5344 Hacienda Drive from General Commercial to a new Mixed Use land use designation. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 18th day of December 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor RESOLUTION NO. xx -12 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 CHANGE THE LAND USE DESIGNATION ON APPROXIMATELY 27.45 ACRES AT 5144 AND 5344 HACIENDA DRIVE FROM GENERAL COMMERCIAL TO A NEW MIXED USE LAND USE DESIGNATION (APNS 986- 0033 - 004 -00, 986- 0033 - 005 -00, AND 986- 0033 - 006 -00) WHEREAS, Stockbridge /BHV Emerald Place Land Company, LLP is requesting that the City Council initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to examine changing the land use designation for the 27.45 acre parcel from General Commercial to a new Mixed Use designation that would allow medium -high to high- density residential and commercial uses; 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 WHEREAS, the City Council did hear and consider all such reports, recommendations, and testimony hereinabove set forth, and supports the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study; and 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 change the land use designation on approximately 27.45 acres at 5144 and 5344 Hacienda Drive from General Commercial to a new Mixed Use land use designation. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this 18th day of December 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor