HomeMy WebLinkAbout7.3 Housing Element GP Amendor
19 82
/ii � 111
DATE:
TO:
FROM:
STAFF REPORT
CITY COUNCIL
July 16, 2013
Honorable Mayor and City Councilmembers
Joni Pattillo City Manager""'
CITY CLERK
File #430 -50
SUBJECT: Report on the Impacts of Recent General Plan Amendment Initiation Requests on
the Housing Element
Prepared by Mike Porto, Consulting Planner, and Mamie Delgado, Senior
Planner
EXECUTIVE SUMMARY:
At the June 18, 2013 City Council meeting, the City Council initiated General Plan and Eastern
Dublin Specific Plan Amendment studies for the following projects: 1) East Dublin Transit Center
Site A -1; 2) The Groves Lot 3; and, 3) Dublin Ranch Subarea 3. The City Council initiated these
requests and directed Staff to evaluate the potential impacts these projects may have on the
General Plan Housing Element. Staff has reviewed the projects for consistency with the Housing
Element and is reporting back to the City Council for further direction.
FINANCIAL IMPACT:
None at this time. Any future costs associated with processing General Plan and /or Specific
Plan Amendments will be borne by a developer.
RECOMMENDATION:
Staff recommends that the City Council receive the report and provide direction on whether or
not to study an increase the residential development capacity in the Downtown Dublin Specific
Plan area.
Submitted By
Director of Community Development
DESCRIPTION:
Background
Reviewed By
Assistant City Manager
On June 18, 2013, the City Council initiated General Plan and Eastern Dublin Specific Plan
Amendment Study requests for the East Dublin Transit Center Site A -1, The Groves Lot 3 and
Dublin Ranch Subarea 3. As indicated in the June 18th City Council Staff Reports (Attachments
Page 1 of 3 ITEM NO. 7.3
1 and 2), upon City Council initiation of the requests, Staff would evaluate potential impacts to
the General Plan Housing Element and report back to the City Council with a method(s) to
resolve any identified issues.
Housing Element
California state law requires each city and county to adopt a comprehensive, long term general
plan for the physical development of the county or city. The general plan expresses the
community's development goals and includes policies related to the distribution of future land
uses. The general plan policies are intended to guide land use decisions; approval of specific
plans, zoning, subdivisions, capital improvements, development agreements and other land use
actions must be consistent with the adopted general plan.
State law requires that a general plan include seven required elements, including a housing
element. A general plan is not required to be updated on a regular basis; however, State law
does require that housing elements be reviewed and updated every 5 -10 years as determined
by the State. Dublin's current housing element was updated in 2010 and includes goals, policies
and programs for the development and preservation of housing for the 2007 -2014 planning
period. The housing element is required to be updated again by January 31, 2015 for the 2014-
2022 planning period.
One of the mandatory components of a housing element is planning for a community's "fair
share" of housing for all income levels. Also known as the Regional Housing Needs Allocation,
or RHNA, each city and county is assigned a number of housing units by income level that it
must plan for during a specific planning period. As part of a housing element update, a city or
county must demonstrate that adequate land is available to accommodate the RHNA.
The current housing element identifies adequate sites for residential development to meet the
RHNA. State law requires that when a site is identified in the housing element it must remain
available for residential development at the density indicated in the housing element. If a
reduction in density is requested an alternative site must be identified to accommodate RHNA.
ANALYSIS:
The General Plan Amendment requests for the East Dublin Transit Center Site A -1, The Groves
Lot 3 and Dublin Ranch Subarea 3 have the potential to impact the Housing Element and the
City's ability to meet its Regional Housing Needs Allocation (RHNA) obligation. As a result, Staff
is recommending that the residential development capacity within the Downtown Dublin Specific
Plan (DDSP) area be increased to compensate for these projects, accommodate future requests
to reduce project densities and provide opportunities for additional economic development in the
downtown. This recommendation is supported by the market study that was prepared for the
DDSP, which indicated a market demand of up to 3,000 units downtown; the current Specific
Plan allows for up to 1,300 units of which 1,100 are located in the Transit Oriented District and
1,007 units have already been entitled in various projects. Additionally, the Urban Land Institute
report that was presented to the City Council in October 2011 (Attachment 3) recommended
increasing the residential development capacity in the Transit Oriented District of the DDSP
area to provide more residents to support a diversified retail base. Staff recommends that an
additional 1,000 -1,200 units (for a total of 2,300 -2,500 units in the DDSP) be studied, with an
emphasis on the Transit Oriented District.
Page 2 of 3
Should the City Council direct Staff to amend the DDSP to increase the residential development
capacity downtown, Staff would engage RBF Consulting to conduct an analysis of how many
additional residential units could be accommodated and to complete the appropriate level of
environmental review in accordance with the California Environmental Quality Act (CEQA).
Staff would also notify the DUSD for feedback regarding the increased number of units.
NOTICING REQUIREMENTS /PUBLIC OUTREACH:
A public notice is not required for an informational report to the City Council.
ENVIRONMENTAL REVIEW:
The California Environmental Quality Act (CEQA), together with the State guidelines and City
environmental regulations require that certain projects be reviewed for environmental impacts
and when applicable, environmental documents prepared. This informational report is related to
a General Plan and Eastern Dublin Specific Plan Amendment Study initiation and has been
found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines
(Information Collection).
ATTACHMENTS: 1. City Council Staff Report dated June 18, 2013 for East Dublin Transit
Center Site A -1 General Plan and Eastern Dublin Specific Plan
Amendment Study Initiation Request
2. City Council Staff Report dated June 18, 2013 for The Groves Lot 3
and Subarea 3 General Plan and Eastern Dublin Specific Plan
Amendment Study Initiation Request
3. City Council Staff Report dated October 24, 2011 regarding
proposed ideas/ recommendations from the Urban Land Institute's
Technical Assistance Panel for the Downtown Dublin Specific Plan
Area
Page 3 of 3
or
19 82
/ii � 111
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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VICINITY MAP
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
or
19 82
/ii � 111
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: The Groves Lot 3 and Sub Area 3 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 for The Groves Lot 3 and Sub Area 3 of Dublin Ranch. The Groves
Lot 3: The Study would evaluate a proposal to amend the land use designation for the entire
6.36 acre Study Area to Medium -High Density Residential (14.1 -25 units /acre) as well as
maintain the exiting High Density Residential land use (25+ units /acre) to allow more
development flexibility. Sub Area 3: The Study would evaluate a proposal to change
approximately 17.5 acres of Open Space to Rural Residential Agriculture to facilitate agricultural
uses and to change approximately 7.2 acres of Open Space to Medium Density Residential land
uses. The overall area of Sub Area 3 is approximately 64 acres.
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) Take testimony from
the Applicant and the public; 3) Deliberate; and 4) Adopt a Resolution either:
a) Approving initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study
to evaluate a proposed amendment to allow Medium -High Residential and the existing
High Density Residential Land Uses for the Groves Lot 3; or
b) Denying initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study
to evaluate a proposed amendment to allow Medium -High Residential and the existing
High Density Residential Land Uses for the Groves Lot 3; and
5) Adopt a Resolution either:
a) Approving initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study
to evaluate a proposed amendment to change approximately 17.5 acres of Open Space
to Rural Residential Agriculture and to change approximately 7.2 acres of Open Space
to Medium Density Residential Land Uses on Sub Area 3 of Dublin Ranch; or
b) Denying initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study
to evaluate a proposed amendment to change approximately 17.5 acres of Open Space
Page 1 of 8 ITEM NO. 8.4
to Rural Residential Agriculture and to change approximately 7.2 acres of Open Space
to Medium Density Residential Land Uses on Sub Area 3 of Dublin Ranch.
Submitted By
Director of Community Development
DESCRIPTION:
�?14
Reviewed By
Assistant City Manager
The project proponent is requesting that the City Council initiate a General Plan and Eastern
Dublin Specific Plan Amendment Study for The Groves Lot 3 and Sub Area 3 of Dublin Ranch.
These two project requests have been combined into one Staff Report because they are located
adjacent to each other.
VICINITY MAP
The Groves Lot 3:
The 6.36 acre project site is located at the northwest corner of Dublin Boulevard and Lockhart
Street. The project site has a current General Plan /Eastern Dublin Specific Plan land use
designation of High Density Residential (25+ units /acre). The project site is rectangular in
shape and faces Dublin Boulevard. It is located east of the High Density Terraces project and
west of future Medium Density Land Uses of Sub Area 3 (see below). As the current land uses
are applied along Dublin Boulevard, the project site and the Terraces to the west create a High
Density "face" along Dublin Boulevard. Existing adjacent Land Uses to the east are designated
Medium Density residential (6.1 to 14.0 dwelling units /acre). Properties surrounding the
proposed Study Area are:
Page 2 of 8
• North — The Groves Lots 1 and 2 apartment project is comprised of 322 senior residential
units and 304 multi - family apartments.
• South — Dublin Boulevard and the property owned by Kaiser.
• East — Across Lockhart Street, Sub Area 3 of Dublin Ranch.
• West — Across Keegan Street, The Terraces High Density Residential project consisting
of 626 condominium units.
A 304 unit for sale condominium project, which was the mirror image of the multi - family
apartment project to the north, was approved on July 1, 2003. A subsequent approval in March
of 2007 allowed live -work units and approved a revised Site Development Review for a 304 unit
condominium project that was designed as a combination podium and townhouse project. This
project approval has since expired. In March of 2013, a new Site Development Review approval
was granted for a 304 unit apartment project. To date, no construction activity has occurred on
the site.
The Applicant, currently requests approval to initiate a General Plan Amendment/Specific Plan
Amendment Study for The Groves Lot 3 to consider allowing both a Medium -High Density
Residential (14.1 -25 units /acre) land use and the existing High Density (25+ units /acre) land use
(Attachment 1).
Sub Area 3:
Sub Area 3 is bounded by Central Parkway to the north, Dublin Boulevard to the South, Fallon
Road to the east and Lockhart Street to the west. The entire area is comprised of approximately
64 acres. The site has General Plan land use designations consisting of Medium Density
Residential, Medium -High Density Residential, Open Space. Properties surrounding the
proposed Study Area are:
• North — Across Central Parkway, Dublin Community Sports Park.
• South — Across Dublin Boulevard, the Kaiser property.
• East — Across Fallon Road, Open Space.
• West —Across Lockhart Street, The Groves Development including Lot 3.
The project itself is bounded on four sides by improved streets. Since the original land use
approvals were obtained for this property in November of 1997, there have been no additional
applications or requests for entitlements. However, since the land use approvals, both the
alignment of Dublin Boulevard and Fallon Road have been altered resulting in modified
development areas. Dublin San Ramon Services District (DSRSD) has constructed a facility at
the corner of Dublin Boulevard and Fallon Road.
The Applicant, currently requests approval to initiate a General Plan Amendment/Specific Plan
Amendment Study for Sub Area 3 to consider changing Study would evaluate a proposal to
change approximately 17.5 acres of Open Space to Rural Residential Agriculture to facilitate
agricultural uses and to change approximately 7.2 acres of Open Space to Medium Density
Residential land uses (Attachment 2).
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. Development of
either 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.
Page 3 of 8
Below is a discussion regarding the proposed Gig d" Study request for The Groves Lot 3,
followed by a discussion of the request for S,uib Area 3.
'The Applicant references their concerin regarding the uncertain natUre of high densit y residential
market in Dublin and is making the request,to expand the development flexiNlity on the site and
to, allow a project to best r,esponid to market conditions without having 'to return to the City
COUncil for a General Plan and Eastern DuNin Specific Plan Amendment.
Existing Land Uses
R
Proposed Land Uses
GE10
Uj
EXISTING GENERAL NAN LMO USE PROPOSED GENERAL PLAN LAND vSE,
1, irnpacts to the Housing Element and methods to resolve those issues; and
Z Concerns, if any, raised by the D.
The City CouncH WOUld then have the opportunity to direct Staff to further process the
Amendment Study or clonclude the study at that time, if the City COUncH decides to proceed
with the Amendment Study, Staff woWd then"
Evaluate the proposed land plan"
If these tasks result in a recommendation to amend the existing land uses, Staff uld then
present the Planning Commission with the proposed GenerW Plan and Specific Plan Land Use
Arnendments for recommendation to the City Council, -rhe City Council then could -take action
on the General Plan and Specific Plan Arnendment,
Any devellopment on the site would require app Ilcation materials, which would be presented
concurrently 'with the requested Land Use Arriencirrie nit s, including: a) a Planned Development
Rezone consistent with the proposed land u1se, aryiendment; Ib) Site Development Review; c)
Vesting Tentative (Tiract) Map,- and d) any requlred 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 Eas,tern Dublin Specific Plain Amendment Study. The draft resolutions are
included as Affachments 2 and 3.
Exist�ina Land Uses P
=_MSMNG GENERAL PLAN LXMD USE
ed Land Uses
93�
Currently the central portion of the site is comprised of approximately 24.9 acres of Open
Space. The Applicant has indicated the potential for some limited agricultural uses; however,
the Open Space Land Use Designation does not allow agricultural uses. To allow for the
possibility of agricultural land uses, the General Plan and Eastern Dublin Specific Plan needs to
be amended to change the land uses to Rural Residential Agriculture which permits such uses.
The Applicant's request also includes changing a portion of the Open Space to the Medium
Density Residential land use designation. The proposal would increase the potential number of
units in Sub Area 3 as shown in Table 1 below. Staff will notify the Dublin Unified School District
(DUSD) regarding the project proposal and seek feedback.
Table I — Land Uses
EXISTING LAND USE
PROPOSED
LAND USE
LAND USE
GROSS
ACRES
(2)
DENSITY
UNITS
GROSS
ACRES
(2)
DENSITY
UNITS
Medium Density
Residential
27.2 AC
6.1 -14
du /ac
166 -381
34.4 AC
6.1 -14
du /ac
210 -482
Medium High Density
Residential
8.6 AC
14.1 -25
du /ac
121 -215
8.6 AC
14.1 -25
du
122 -215
Rural
Residential /Agricultural
--
--
--
17.5 AC
.01 du /ac
1
Park
2.0 AC
--
--
2.0 AC
--
--
Stream Corridor
1.3 AC
--
--
1.5 AC
--
--
Open Space
24.9 AC
--
--
--
--
--
TOTAL
64.0 AC
287 -596
64.0 AC
332 -697
(1) Actual acreages were later changed by the re- design and construction of surrounding streets.
(2) All areas shown in gross acreage.
A portion of the project site includes low lying hills that were identified in the Eastern Dublin
Specific Plan as "visually sensitive ridgelands" and located within an area contemplated in the
City of Dublin Scenic Corridor Policy. The south face of these hills (i.e. facing 1 -580) were
designated as Open Space and intended to remain undisturbed in order to provide a natural
backdrop and screen development to the north. The Applicant's proposal to convert a portion of
the Open Space to Medium Density Residential could result in removing a portion of this low
lying hill area. Therefore, their proposal could require amendments to the existing Visual
Resources policies.
If the City Council initiates the General Plan /Eastern Dublin Specific Plan Amendment Study
and it is found to negatively impact the Visually Resources policies or the DUSD, Staff will
provide the City Council with reports on the following-
1 . Impacts to the existing Visual Resources policies; 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;
Page 6 of 8
2. Evaluate any associated environmental impacts from the land use change such as
traffic, parking, noise or view impacts, and prepare the appropriate environmental
documents;
3. Perform any additional studies that may be required; and
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
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 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 5 and 6.
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. Letter of Request for Lot 3 dated June 4, 2013.
2. Letter of Request for Sub Area 3 dated June 4, 2013.
3. Resolution approving initiation of a General Plan and Eastern Dublin
Specific Plan Amendment Study to evaluate a proposed amendment
to allow Medium -High Density and the existing High Density Land
Uses for the Groves Lot 3.
4. Resolution denying initiation of a General Plan and Eastern Dublin
Specific Plan Amendment Study to evaluate a proposed amendment
to allow Medium -High Density and the existing High Density
Residential Land Use Designation to include Medium -High Density
Residential Uses for the Groves Lot 3.
Page 7 of 8
5. Resolution approving initiation of a General Plan and Eastern Dublin
Specific Plan Amendment Study to evaluate a proposed amendment
to change approximately 17.5 acres of Open Space to Rural
Residential Agriculture and to change approximately 7.2 acres of
Open Space to Medium Density Residential Land Uses on Sub Area
3 of Dublin Ranch.
6. Resolution denying initiation of a General Plan and Eastern Dublin
Specific Plan Amendment Study to evaluate a proposed amendment
to change approximately 17.5 acres of Open Space to Rural
Residential Agriculture and to change approximately 7.2 acres of
Open Space to Medium Density Residential Land Uses on Sub Area
3 of Dublin Ranch.
Page 8 of 8
June 4, 2013
Mr. Luke Sims
Community Development Director
City mfDublin
100 Civic Plaza Drive
Dublin, CA 94568
Re: Lot 3 General Plan Amendment Initiation Request
Mr. Sims,
Lot is an approximately 6.4 net acre site located on Dublin Boulevard between Keegan and Lockhart
Streets. The site is a portion of the Groves projectand has been the subject of several entitlements
including the recent approval of 304 apartments under a High Density Residential Zoning designation.
Lenrar Homes recently purchased the property, and like other property owners inDub|h7is concerned
about the uncertain nature of the high denoityres|dentia|nnarketandinanefforttoaUovvmnaxinmum
flexibility for developing the site, is requesting Council consider allowing the creation of 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).
Under this Land Use designation the current approved use would remain and the owner could also be
allowed the flexibility ofproposing a Medium-High Density project without needing tu change the
zoning designation for the property, This designation will allow the property owner to best respond to
market conditions.
Please consider this letter as a formal request on behalf of Lennar Homes that City Council considers a
General Plan Amendment to create a new Zoning Designation of Medium High/High Density Residential
for the Lot 3property, We look forward to your response and are available for any questions you may
nave.
Thank you
MVP Development, LL[
5O00Hopyard Rd. Suite 17Q
Pleasanton, [A94588
MVP DEVELOPMENT, LLC
June 4, 2013
Mr. Luke Sims
Community Development Director
City of Dublin
100 Civic Plaza Drive
Dublin, £A 94568
Re. Sub Area 3 Project General Plan Amendment Initiation Request
Mr. Sims,
Sub Area 3 Is an approximately 60 acre parcel of land located In East Dublin bordered to the south by
Dublin Blvd, the north by Central Blvd, the East by Fallon Rd. and the west by Lockhart Street. The
property has existing General Plan designations (shown In the attached exhibit) allowing for 27.2 gross
acres of Medium Density Residential, 8.6 gross acres of Medium High Density Residential, a 2 net acre
Neighborhood Square, a 1.3 gross acre Stream Corridor and 24.9 gross acres of Open Space.
Those designations and acreages were originally computed as gross acres to the center line of the
surrounding streets before their construction. The later re- design and construction of Dublin Blvd,
Lockhart, Fallon and Central all Impacted the actual net acreages of the site to some degree. In
addition, the construction of the DSRSD facility within the Open Space area Impacted acreages as well.
This explains some of the differences in planning documents over time on this property.
Our conceptual development plan for the property is summarized In the attached exhibit. The proposed
change that necessitates this GPA request Is the creation of a new Medium Density Residential land use
In the northern portion of the site achieved by converting approximately 7.2 acres of Open Space to
Medium Density Residential. There was also a .2 acre difference between the planned and stream
corridor which was constructed years ago and used .2 acres more than anticipated, Finally, the
remaining 17.5 gross acres of Open Space are proposed to be converted to Rural Residential/Agriculture
to allow for the potential Improvement of that portion of the property to an agricultural use. The
portion of the site planned for retail /commercial Is not Included In this transaction and is not proposed
to be changed by this development.
Please consider this letter as our formal request that City Council Initiate a General Plan Amendment
study to consider the proposed changes to the General Plan. We look forward to your response and are
available for any questions you may have.
Thank you
Kevi Fry.
MVP Development, LLC
RESOLUTION NO. XX — 13
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN
AMENDMENT STUDY TO EVALUATE A PROPOSED AMENDMENT TO ALLOW MEDIUM -
HIGH DENSITY AND THE EXISTING HIGH DENSITY RESIDENTIAL LAND USES FOR THE
GROVES LOT 3
(APN 985 - 0027 -012)
WHEREAS, the City has received a request from Mission Valley Properties, LLC on
behalf of Project proponent Lennar Homes to initiate a General Plan and Eastern Dublin
Specific Plan Amendment Study to amend the Land Use Designation for The Groves Lot 3.
Bounded by Lockhart Street on the East, Dublin Boulevard to the South, Keegan Street to the
West and the existing Groves project to the North (APN 985 - 0048 -005, 6.36 acres).
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 6.86 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 985 - 0027 -012) 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 #120131ot 3 Subarea 3 Lennar IntegrallAttch 3 CCReso LOT 3 APPROVING -GP Initiation.doc
RESOLUTION NO. XX — 13
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
DENYING INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN
AMENDMENT STUDY TO EVALUATE A PROPOSED AMENDMENT TO ALLOW MEDIUM -
HIGH DENSITY AND THE EXISTING HIGH DENSITY RESIDENTIAL LAND USES FOR THE
GROVES LOT 3
(APN 985 - 0027 -012)
WHEREAS, the City has received a request from Mission Valley Properties, LLC on
behalf of Project proponent Lennar Homes to initiate a General Plan and Eastern Dublin
Specific Plan Amendment Study to amend the Land Use Designation for The Groves Lot 3.
Bounded by Lockhart Street on the East, Dublin Boulevard to the South, Keegan Street to the
West and the existing Groves project to the North (APN 985 - 0048 -005, 6.36 acres).
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 6.86 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 985 - 0027 -012) 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 #120131ot 3 Subarea 3 Lennar IntegrallAttch 4 CCReso LOT 3 DENYING GP Initiation.doc
RESOLUTION NO. XX — 13
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN
AMENDMENT STUDY TO EVALUATE A PROPOSED AMENDMENT TO CHANGE
APPROXIMATELY 17.5 ACRES OF OPEN SPACE TO RURAL RESIDENTIAL
AGRICULTURE AND TO CHANGE APPROXIMATELY 7.2 ACRES OF OPEN SPACE TO
MEDIUM DENSITY RESIDENTIAL LAND USES ON SUB AREA 3 OF DUBLIN RANCH
(APN 985 - 0048 -005)
WHEREAS, the City has received a request from Mission Properties on behalf of Sub
Area 3 Project Owner, LLC to initiate a General Plan and Eastern Dublin Specific Plan
Amendment Study to amend the Land Use Designation for Sub Area 3. Bounded on the West
by Lockhart Street, Central parkway to the North, Fallon Road to the East and Dublin Boulevard
to the South (APN 985 - 0048 -005) in Planning Area B (Dublin Ranch) of the Eastern Dublin
Specific Plan ( "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
change the land Use Designation from Open Space (OS) to Rural Residential Agriculture
(RRA) to promote agricultural uses and ) to change approximately 7.2 acres of land Designated
as Open Space (OS) to Medium Density Residential (M); 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 985 - 0048 -005) 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 #120131ot 3 Subarea 3 Lennar IntegrallAttch 5 CCReso SUBAREA 3 APPROVING GP Initiation.doc
RESOLUTION NO. XX — 13
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
DENYING INITIATION OF A GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN
AMENDMENT STUDY TO EVALUATE A PROPOSED AMENDMENT TO CHANGE
APPROXIMATELY 17.5 ACRES OF OPEN SPACE TO RURAL RESIDENTIAL
AGRICULTURE AND TO CHANGE APPROXIMATELY 7.2 ACRES OF OPEN SPACE TO
MEDIUM DENSITY RESIDENTIAL LAND USES ON SUB AREA 3 OF DUBLIN RANCH
(APN 985 - 0048 -005)
WHEREAS, the City has received a request from Mission Properties on behalf of Sub
Area 3 Project Owner, LLC to initiate a General Plan and Eastern Dublin Specific Plan
Amendment Study to amend the Land Use Designation for Sub Area 3. Bounded on the West
by Lockhart Street, Central parkway to the North, Fallon Road to the East and Dublin Boulevard
to the South (APN 985 - 0048 -005) in Planning Area B (Dublin Ranch) of the Eastern Dublin
Specific Plan ( "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
change the land Use Designation from Open Space (OS) to Rural Residential Agriculture
(RRA) to promote agricultural uses and ) to change approximately 7.2 acres of land Designated
as Open Space (OS) to Medium Density Residential (M); 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 985 - 0048 -005) 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 #120131ot 3 Subarea 3 Lennar IntegrallAttch 6 CCReso SUBAREA 3 DENYING -GP Initiation.doc
OF D,��
111 �
STAFF REPORT CITY CLERK
DUBLIN CITY COUNCIL File # ❑1YEPI -441
DATE: October 24, 2011
TO: Honorable Mayor and City Councilmembers
FROM: Joni Pattillo, City Manager
SUBJECT: Report from City Staff and the Urban Land Institute's Technical Assistance Panel
Regarding Proposed Ideas /Recommendations for the Downtown Dublin Specific
Plan Area
Prepared By: Linda Smith - Maurer, Economic Development Director and Public
Information Officer
EXECUTIVE SUMMARY:
In June 2011, the City retained the services of the Urban
Panel (TAP) to provide feedback on the recently adopted
study session will provide an opportunity for City Staff
findings and recommendations to the City Council.
FINANCIAL IMPACT:
None
RECOMMENDATION:
Land Institute's Technical Assistance
Downtown Dublin Specific Plan. The
and the TAP to present the reported-
Staff recommends that the City Council receive the report.
Submitted By view d By
conomic Development Director Assistan i y Manager
Page 1 of 2 ITEM NO. •
DESCRIPTION:
In early 2011, ,Staff contacted the Urban Land Institute (ULI) after learning that they were
offering Technical Assistance Panels to provide strategic advice to communities on complex
land use and real estate development issues. The ULI is a unique organization in that there are
many disciplines represented including planning, developers, architects, economic developers,
local government, etc.
The Technical Assistance Panels (TAP) links public agencies and nonprofit organizations to the
knowledge and experience of ULI and its membership. ULI San Francisco began holding TAPs
as a way -to bring together the public and private sector and to provide an outlet for members to
give back to the community. The ULI's deep experience in working with cities on downtown
development and issues was a major reason that Staff sought their feedback and input on the
Downtown Dublin.
Staff asked that the TAP assist in providing responses in the following areas:
• Identify ways to spend Community Benefit Program in -lieu funds to attract business and
customers
• Prioritize physical improvements necessary to make Downtown Dublin vibrant (attract
business and retail) and pedestrian friendly.
• Evaluate the current mix of retailers in Downtown Dublin and provide suggestions on
retail categories that will improve the vitality of the downtown.
• Evaluate emerging technology trends to determine whether the use of technology will
further enhance the Downtown Dublin area (ex. Wifi, apps, etc.)
In July 2011, the TAP spent two days in Dublin examining these issues. The TAP toured the
area, met with key City staff and the Economic Development Ad -Hoc Committee
representatives, as well as conducted interviews with stakeholders. The TAP panelists included:
• Ron Golem, Principal at BAE Urban Economics (Economic Development)
• David Cropper, Managing Director of TMG Partners (Developer)
• David Johnson, Christiani Johnson Architects (Architect)
• Keri Lung, Senior Development Consultant, MidPen Housing Corporation (Housing)
• Patrick O'Keefe, City Manager of Emeryville (Local Government/Economic Development)
• Gerry Tierney, Senior Associate, Perkins + Will (Architect)
• Iman Navin, Assistant Project Manager, Bridge /Build (Housing)
The Report (Attachment 1) is a culmination of the various disciplines represented on the Panel.
There are a diverse set of ideas and suggestions that are part of the- recommendations.
Several of the recommendations are items that the City is currently working on and others, white
worth exploring, may not be appropriate for Dublin today. The ULI team makes no
representation that all of these ideas must be implemented to ensure a successful downtown.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Not applicable.
ATTACHMENTS: 1. Report from the Urban Land Institute
Page 2 of 2
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CoU|oodwa|y.UAeump|anomrmmnmodfurtteaddiUonMdemilopmmntnfnomry3.2
miUinn mquam feet oYnmn'ireeidmrdia| deve|npnnent. 740 dwtUinQ umito. and 150
holm|moms Since 2OO8.whanunqurityuf these, plains were adopted, 25Q.734
square feet ofnon'�emidanba|dmm|0pmnnt and 54residandWuni1s have beer)
constructed, !n addiflon, 617 m0i-famPy residentW units have beein tmfltied and
3QBof the uoito are currenttyundmrumnotrmcion
This QpeofficPXaoioicuses,onstrengihenin0 the dem8upmen1u&undarda and design
guidOines and providing greateir direction as to frituire Writ uses, creating three
c\sdncl districts in the Main —Tmnmi:-Driented District, RetaUMs2hct and N|iaga
ParkwmyOisthot, Most mf the ail0untian has been directed to fire Tianai1-86ented
Oistriot south ofDubUo8uu|ffivurd Speoifica|y,tmnmil-orimnted develop ments,aiie
en�ouaQedwithfinsva�kinQdistanceol the ecen1|y opened West Dub|in/Pezao0nton
Bay Area Rapid Tranmi1 (BAR T)Sitmtimn,
At present, Downtown Oub|in�u/ge|yyun.Jiunoaaamgiomu| retai| area uomprismd
ofanumberof |$qJe4orma1 "power centerm"w|dhoncUarymmaii|arnpeu|*|ty
retai|sa|8$ and mviceo T mirai|ers(suchao"rargot.Ros�s.aodMurshaUs)
nepnomantm unique n6uhein the � eg|mna�markelp|ucm and uttiram patrons fnmthe
ent|m7ii-VaUay region which indudem the cities of Dub|in. P|wuaanfon, Livermore.
San Ram0n. and 0anviD$.The Specific PianancVuia0esn8wdeva|opmont
and impmvementm1onidevOcipmentwto create a more m0|kub|e.urban
envimnm6n1and t& enhance thm�ity'$ tax base
Rrqjoised liew D Nop irri e ri t
Sev odnow protecns are uhhe under conmhucbmnor have beenmnUdadinthe
I-
ii Plan Area, The mort significant deve|npmentin the otioftheWest
DubU8/P|aaa nton BAR T8taion, The ntadon is |ocated within tbemedimn of
�rrtmiratira 58U. with podes1/ian access oorthwnd south over both sect onnofthe
heeway By 20,113, the project is piiojectied to accominodate 8,(3001 users per day,
Othin the City of Dubfln, a 713,space parking garage has been constructed at the
sou dhm0mrminusofGn|dmn Gate Drive forBARTcommuiterm An part of tire BAR
T
proiect.$j$intdeve|opmip:n1pro�ecf w�1hm15O-rnmmhcitOand7,SD8 square, feet
of refail space has been p1arined (Stage i Dieveiqornent Nan), in adiddJon to the
309 muHU4amly mSWentu| unOs (E88ex) whichare under cQnstrvrdon west of
('36|dgn Gate Driwe Ad]acent10 and west of the BAR T ailationpro�ect|n sin mu|otinQ
225.�,500$qumre feel! on$-mtnry war ehqunefaci|ifiy (the Nm|ogio site, fwrmer|y
AMEQ This property has been antued for dev+|opmentuf3D8mu|d4ami|y
nonidmnUmAdwe|UnQundm and a1G0.00O square feet office building,Ammociatedwith
thoomdmVw|opmonts. S1, Pmlriok Wayw|D be extended, providing mvmh|ou|mrarid
piedeOrian connection batwiGWden Gate Drive�,nd Reg|one| Street,
Other various resider"iflai. office, and mixed -ris'e devirflopmmrts have been
unnoepWaUydfisnussed wi1h the Div oyDubHn. buLnofmrm�|aP*|inodC)nSMm'
bewnnubmMed
"The 'Vision
~���
��~�� ����~~°�
The Qma�wf the Downtown DubUn Specific FlIan is: Downtown Dub0nwi||bouObran\ and dynmniurummemM and m�xed-uaecenter
that pmmdes a wide an ay of opportunifies for shopping, services, dining, wor king, fivrng mmd entertainment in a pedestirlan friendly and
Pared Size and DO Ming Footpint—Downtown Dublin Speckfic Plan
Im
�takehmlder Interviews
The |mme$�ite area has mnumbercd|nsWtuMunm
stakeholder n and indixidua| property mwoam. Due
toLheUmnoonm:raintwmf this p/wness.individua|
neuidontatakvho|demwera not oonnuUedby the TAP,
but |uca|mtai| experts and prVpeMy owners were
intem|ewed. SMkwho|der8engmQeUbytheTAP�
^ Counc||member Don Bidd|m
° Wke, Costa, lerranomics
° John Eudy. Essex Devn|0pmont
"MayV/TimSbrmnU, City cfDub|in
~ K8iuhnelSchater, BudinQtnn CmatFuctory
~ Fe|iciaStudsdU. Mayfidd(3mniry. Dub|in P|mca
�ssues to Be ExpVr'ed
The panO was asked as series of questecans by the City cif ID utthn
ifiving the process that IOped to guide the anailysis and final
mormneridaflons. I he CNy posed four specific issues fw the
paW to address,
1, Wentify ways to s,pend Community Benefit Program in-hero
funds to attract business and customers
2. Prioritize physical irinpromnents necessary to make
Dovvirilown Dubiin vibrainir (attract busiii and retaii) and
pedesbian friendly.
I Naiiiate the current mix of i etaftirs in Downlown Dubrin and
pna�Ade suggeslk)ns on f0ail catego6es, ffiar wih uFrrprove the
vitahty of the downtown,
4. Evaluate emerging lechnotogy trends to detpirirrOne whether
the USe Oil W&KIWOgy MH NOW enham e the Downtown
Dubhrr area i MH, apps, etc)
1.,, Identify ways to spend Cornrnunity Benefit Prograrii (CBP') in-fieLl funds, to
attract bUsiness and custorners,
Cuiirpady, the GBP is sic rictu red to appiy to, deveiopmenf tha[ is in excess of the por in iit to d a rnoijM, Filre IluaaneU suggested the City
consider application of the pmgrarn to afl development, inchAng deveflopmeirt in EaM Dubhri, The funds couid he best invested an
catailytk', projects preferaWy viiMin the TOD subarea first While a wiovie theat�er wouild be a good nightfinne use, it is very expensive
to c,,onstrijct, and the panO suggested that the funds could heilip, unncentivize a theater oir offier entertairimeirt venix',, perhaps thmugh
the subsrdy of deveiopni costs Anolher good use, crf fiiinds would be a downtown park or outdoor event space lof:,ated orr or
ada acerit to GoWein Gate Mve. as ft leads to BART, Funds cxmiW aM be USed W Slrl)Sudu28 srnA ienaril 'o mprovenrent lhmugb grants
or ioans. L.asfly, GBP funds couid hello rican up store fronts andi fagade irnprovemenits.
TAP on Site
2 r . -arit
Flr�urifize physical improvernents necessary to makie Downtown DUMn vb'
(attract business and retail) and pedestriari friendly,
The City shmfld 6,Xpl()fre how to create a communfty acfivation point downtown �n addffion to thf.-n exisfing senim center, pro' fem['Ay
in I) a rtnefship wit h Chabot-i as Positas (.Oege, a majo� downtovirr Wid volut. IN, comlmun'abj centim coWd be funded us4ig park
and mcireation fees aind may be a jollint ventwe ()lPPOQWNY Witill Chabot1ras Positas Cdiege,
I
i
PutentW Configurations for I¢ ubfin Maid, "I"raffic Calkning and Pedestrian Fdenffly Design
* jot), W
3, Evaluate the CUrrent ff k Of retaHers iri Downtown IDubhn and Vii,.ovide
SUggestions on retaH categories It MH improve flie vital[ty of the downtown.
i"he panel recognizes that the, mment big box remHers we valluaWeto At t'innethem area 10t OtOPPOrtUFlifieS
tcj r,,neate vairely with regards to the size, of r eta Hers, Similar to, Or at was done wit hi the FIE l, Spmrrts and Elielph a nt B a r parcels,
int.egraflo in of tarqe forin a t a in id un a l I e scale r eta H watfld pr ovidO Mofe vadafion, The p a rrell a ecornmends bringing in am Ccon!Ornic
firm or retail broker to conduct a d eta iled gap analysis oi, at rnilnii-inum, exp1lore, potential ente tar in ment a nd dk,fl ng uses.
4,. EvalUate emerging technology trends 'to deterrn�ne whether tl"ie Use of
techno�ogy vvill further enhance the Downtown Dublin area (eg Wfi, apps, etc
Thp pianel supports ljjrnplemerrtirjg free VVnFii rn'j tire doWnto�Vn ..Linea paW also feeds, thM Ore Dty should irrtro(.JLne(u a r6qUiremerit
Chant developers of new pf ojects in,)plernent a Tiransportabon Dernard Ma nagen,neint INaarn t"RDMP) mducing irrinlirrium parking
requirements and 0 affl(, congestion, Aspects ant the� tr �DMP shouild include City Carstmire m Zipm (with developilreInt lrrCeMM,'s
or reduced parking requlrements granted lD pmrojects incorporatilrg SLufjln (an
r)iroouarns), electranic vehicle preferred
par Wg and charQjq stations, arid potenhaHy BART ticket and Clipper card validation at the point of safe at varOris Iocad retailers.
Mobile smarl phone applications similar to TashiMob" or Tunchd" could also hellp dr ive tmiffic to locM refaileirs. These mobile
techinollogiies will help supplerrient and cculd be synced with the existing upgraded electironic signage, fOr "l'ri-Varlley Transit bus and
BAR r I r services that shows real firne transit infourration,
West Dublin/Pleauntan RAK
S 114
trengtil"is, Weaknesses,, Oppoi tumities and'Threats
Strengths
I he Specific Plan demonstrates the Glty's awareness of flibe
lrrrplementaHon issues that need to be tocMed, The paned was
par ficu�arly encouraged by the fact that the Crty recognizes fl,W
accomrrx,ndatlng traffic should not (Irlve the piarrining exercise. A
war hngriess tr), tolerate congestion is key to beung abie to realize
the vislon of a vibrant downtown.
l he Specific Pian area us convenlentry lo(;ated 4nrned atOy
ailiacent to the hiterseciion of two major treeways, l-580 am:l
1 680. 1 he planning area aiso benefits fronr proxkrllty to tile newly
hurt West Du bhn / Neasarton BAR, r StaUorr.
The pWming area berrefits, from strong demographics both Norn
an income and edll.Xaftl standp6nt, Furthermore, the, City's
buidget is ln relatively good shape and there is a Strong set of
exisHrig tenants mtr the downtown area The le-teriarifing that has
come Our of the muss on fim'ther dprnonsmiles that the area has
retail strength, The panel dud riot perceive lesistance from cffizens
in the irnrlroduate at ea to what the City is trying to acconirphsh
Opportunities
()ppo n tri n i ties abound ln response to these chaRenges,'Tlre City
bienefit,s, from as fairiy open landscape Mth a lot of property Owners
and few bufldlngs While the abundance of parkirrg is p�,mt of the
retail area's sucr;ess, some of this "sea of parkiaq" has ttma potembal
for deveiopri'lent into new struclures (sorne of which may d.,,ontaln
parking as ri,ienticined ln thie! Specific Plan), Several opportunities
for pufflic-prrvate partnerships Mfli various principals are cur lenfly
at p ay. I he panel SLnj(jf'S1,S that the W(o) MMr the West Dublin
BAR t Station has tN,, most 1pffnedlate potenfial for dev0opm(.,,nt, in
c',ontrast to the rest of dOVIrOwn, mxii as tire ViHage, Flmkway area,
Weaknesses
Orre of The rrlapoi irnphelnentafion (,hallemges of the Specific
Pian is that in Hindu des mrdfiffle proper ty owners whir different
motivaflons. Fw therm ore, the Speclfic Pfaiin covers a large and
snore diverse area than a ttaditonal downtown, rneanlng a single
s,et of strategl °es cannot be applied to the entire area, I he creation
of dlstricts within the downtown that have their dsfinclr charactor
Mil be beneficlaJl in the long run,
WhHe! ffie[e may be a desire to see, tranSfOrM,afive change arr the
are!a, garnering city.-Mde tmy-ln to the notion of putihic lrivestrilent
as a cauflysf may be chaHerrging, The cf,41enge of the Community
Benefit Pfr),LjraInrl is
, thnir1g, if the pmgmrn uc reiled on to fund
some of the key irnProvr,,,wnenI(3 trial need to lake p ace it may
take tmi loing or never happen because the money won't come
4,i unNI cievelopment is vveH underway. 'rhe chakenge remains:
How carr desired new developmenr get under way without Vie
i equlried linfrastrucure? Ilf there is as sincere city- wide desire to
See tfransformfive change it requlres utilizing pubhc resources
to get it g0ng, lricMing consrdewiorr of the appropr late use of
debt to finance up-tront unirastr ucture. Lastly, this is an krfill area
and how ut is appircrached from a deVej("IPrneirft standpoint is very
(fifferent from Ifie gmenfleid devOlopnrent that has ocun led on
the east side of IDu.nhiin,
Th recats
the SimJhc Plan caHs for fiscal seif-sufil(Jerrcy, requh ing
as VierNrt approach to pubhc flnance, specifically one th,,;lt
Hiricludes up-frorit pubric, iirrmestlnerrf and a ck)m look at Some Of
IN.', Uari3Ne UXAS iV)CILldh)g dettl financ ng, which the City has
histoileafly beeli MrSO too. Ilse painell aHso believes that thwe is a
need for More coHabomfive engagemenf wNh deveiolmrs.
Cry-wldie suppolit to invest irr the Downtown may be problematic
given the peircelved east and west divislon FinaHy, real estate
capitali markets are cm renfly fragile, WhHe Olprt�� is financlrig for
nrudhfanrnry and other p�tol ects, that wiridow of opportunity rnay,
cfose soon so theie 'is an nnpetus, to act now,
SWOT Analysis
The te,r;dujn i erqaged 41 a Strengths, Weaknosses, Oppoif tu nu and Threals (SWonp" ) ardysus- Strengths and Weaknesses descrte
exisfirg conMpons, Mifle (.)ppertw0fies and"Pireats au,,, potenfia future comfifions,
Recoin imenidatioris
After the consideration of the stakeholder questions, SWO,T anaiysis, Site tOUr and interviews, the Learn identified what they felt were the
most pressing issues and resulting recorranenciatrons. Many of the panel's ton recornmendatlons focus on improvements needed in thip
transit.-oriented district and unifing the City's vision with the property owners'.
Focus on TOD District, espedaHy
4-5 key parceds as a catalyst
The City should take a step further than specific planning and
actually bring together the property owners and interested
parlies to try and generate a coordinated plan for key
catalytic properties. These owners include Essex, BART,
Chabot -Las Positas and Safeway, The City should play a
proactive role in creating a Linified design vision by founding
the design plans for these blocks and by helping address
how financial irnplementation will occur. The City will need to
go beyond what is spelied out in the Specific Plan to create
quccessfut projects that advance the vision for downtown,
The panel suggests the City sit down and have some design
exercises with the owners of the key parcels to try and
paint a shared vision. As part of that,, the City may have to
thillrk about PUblic investment that goes along Mth private
investment, as well as flexibility from a regulatory standpoint
In order to stimulate the private sector's desire to invest.
2. Leverage Uirrent opportunifies
for Pubhc-Private Partnerships
I Simuftaneously wor* on
redevelopirnerit, of Dubhn FIIa(,I,,e
The fAP spoke with 'the arariager of the Dublin Place and
believe tirat they have a sinic(fe
. irrutcre
,r't ill redevelopirlg their
property. The Chy should sirnuftarlaously be taiking with
thern and offedng the sarne type Of G()ljah()faflV('I ptam*lg
effort as woWd occur elsewhere in the TOD DiStriCt (See
necornrTiendatiorr #1).
TDO Distict Essewifials
FEE
irOD DKIrict Esmifiaft
DOWIMOW" Dublin IBART
Erylranc* to Dobfin Place
4,,, Explore opportun�fies for
entertainment �rffld civic center to
animate pubft reaki and activate
r0ght-fiffie activity in TOD Mstrtt
The City should investigate future opportunities to activate
the area wlth additional civic (City, County, other agencies,
etc.) and entertainment options. Evaluiate partnership
options with Chabot-Las Positas College District on the
Crown Chevrdet site to create a pubfic plaza/gathering
space which could be jointly used, Adflionally, it and when
the City rteeds to expand its own footprint, it ShOUld consider
the downtown first.
5. Focus first on residenfiall and
horizorital mixed -use develop rn erits,
then retail and office
The City should focus on residential and horizontal nnixed
arse on Golden Gate Drive and St, Patrick Way to provide
more residents to support diversified retail. Current fifffltS
on the allowable number of housing Units Mthin the'roOl
area should be removed. The Piro�logis (formerly AMB) site
shoulld be allowed to increase its residential count, with office
development, given the surplus of office space aliong the 680
corridor, being optional or driven bly rnarket needs. In the
panel's experlerrce, vertical mixed use can be problernatic,
particularly in the early phases of transforming an area
through 'TOO. Too often "4-over-V (4, levels of residential over
I lev6l of retail or commercial) scenarios rnaintaln their for-
lease signs in the windows of the ground floor retail for years,
6. 1 Jindertake streetscape redesign
for Golden Gate Drive to enhance
th Ipe destrian experience and for
cahling traffic
T Azsse-,,sacs downtown PUbhic
k'nprwer'nent finandi,ig strategies
More public improvements ar-rd public lnvestrneint are
needed on the front end. To do so the City, needs to identify
and weave together a mullriple range of funding sources,
Sorne of these: sources, may include Assessrnent Mstricts
or InfrastrUCtUre Financing Distftts, which may evolve
under California law to replace redeveiopment project areas,
'rrie city tias had discwssrons in the past, about Business
iniprovement Mstricts Nut shoukI also explore how to
restructure the CofnrnuirOy Benefits Marts so those fund are
inore targeted into 'the downtown area, including potentially
capturing hinds frorn the larger Uty and then focusing thein
into d�owntown.
8. Rnlher, r,educe fees for, tat'geted uses,
ie,spedafly restaurants, 4,1 down'tom"i
The City has done, a great job reducing fees in the downtown
area as an incentive, however even at redIUGed levelrs they
can be too high and create an impectiment fw some uses
esp'e:ciafly restaurants and dinkig uses, The Uty should
further reduce fees to attract restaurants,
t �14-, A19
WWI
) "A tl%lkha I KRQI
N v 0. u u ri %WQE 4,tWOE 0% tARQC1�0,,
+ -R:30, WON)'S V % V'I',
9. Deftate staff to manage
Capital k,nprovernent Ran
Redevelopment ager168S often implement capital
improvernerils in a very efficient way by ldenhfying
capital needs for an enfire downtown area and assigning
a dedicated pro,ject manager to irnplernent the various
caplta!l i rrr prove nients (Us) wittrin their indivlidk4l prolnect
area liTmpiovernerrts inchoate streefiscape iryiprovernents,
undeigrounding of utilities, extending trolley lines, building
pedestrian Ihridges and upgrading infrastructure, making
way for future developrnent. The panes reconmiends the City
create a Capital Improvement Plan (CIP) for the Downtown
Dublin Specific Plan arsaand dedicate firne and resources,
i.e. a protect manager potentially housed within the Econornic
Developinpnt Department, to impleirnent the GR Once a Gil' is
approved, this person would function independentily frorn the
My's Building and Public Works DeparIhnent to implement the
capitA noprovenrent propeets within the Specific Plan area,
10. Exempt residential development
ft'lorn CBP payments
Exempting resIdenfial development downtown from the QBP
payments could help further, lricentl,Oze housing ,where it is
needed most, thipreby providing rnore retail custorners within
walWig distance,
J" °w%4%
Relevaiit Case Studies
MilipbsTransit Arei,l Specific Plan
The City of WipO,,m, CA's Tiansit Area Srm,,cffic, IPdenr, adopted
IF11 June 2008, us a 43Tacre rnixied-use plani wea that caHs for
up to 7,1010 new oJweWng wifits and approximatOy IAM square
N,,),et of cwy,imerdai space buHf over four phases, PhasVng MH
depend on resWeiriflali Imarlkehfaaratmaue f"he Gity staff and their
c,orisfuftarit Wn)J[rked (,,;xtensNOy with property owners, pubhc,
agemJes, comniunity inernbm s and other stakefwIdeirs 'urn the area
to deveiop an iong rtfrrjn pot am that is )/nkJonam y anid yet gmunded in
market maHty,
If, of dnten vnevvs wee heid with pi oper py ovvner s to
ascertaiin each oymer's goals and constirali)t$r Conleiriflous issues,
aboul ttie aHocation of parks and Mireets across property lines,
and the ddSlrlbUUWI of tand us(,,,s and denshties, were res6ved
through ongoing disciusM,)ns
Piper4lont4ope .5seharns
Mr,('14rodless Drim
wet awe w id After-,-MUpbs Tranvi Avem Sipedfic Plan
The iWipulas ivansrt Mea Specific IlPdert tlncndehres an urnnpndermnernthtploun
chapter that outknes em y cai!)litat fti ovement, the depaOrnent
mpoinsUe, the firnetrame and flie: geogmphlc area that beinefits
twimi the impromnent StilrWies were complmd to WenHfy afli
road aiet ufitity inniproveirnents, and putd c smUcem Detafled
nfiastmcture phqns for semv, aastGwWv, slorm-WV, my(,Jed
water and utuhfies aHowed fm ftjd,
, Pr(,
,Paradon ofa detaHed
finainciriq aind phaship pdain aBd determination of appropivate
Ornpairl fees, Ns knpiementafion strategy ensures funding fw
capiW ofnprovpments MH be ava0k;jWe and provides confidence
to the uty and pro oim ty ownm that the S[,. ecffic Flian VVIH be fi.iifly
knpdeimonteid.
[Ii opdrr ly owne s began to h,nplernent the S3e6fic Man v,en
h ftm it was adopted, sugges6ing that they had enclugh
confidence to subinift proljec, t appifications, Fogether, the ("ily
a n d p ii r
,ct sponsors, were abie to identify ossuies and Ippropose
fr) the Specific dFldaarn.
AI ppficabfffty t IDIDWIlt OW11 Dubfin
fiansn Oruented Beveiopment
Pi operly owner hey - in
,E'Aafion Park Greeri, San at
Ad acent to the Hayward Park raH station, QStatiion Park Giee in
is a 12-acre transit-oriented development with open space, 590
units, "113,000 sqw.,ue feet of office srxwe and 60,000 square feet of
cornmercialftMaii,
A pedestrian-friendly street grid cannecls the ditterent uses,
MUCII the same way that the intersection of Goiden Crate and St,
Pati ick's coWid be at the Ducts in 'TOD distr icl. Stakehoiders worked
closehy Milh the City staff and Sari Mateo commurrity through
pubiic workshops and rneetings, KISUliFig COrTIMUNly consensus
and firne y approvais of the maste plan,
Applicability to IDownt own Dubfin
Simd air area to site
Mixed-use ''green" trainsit-oriented deveilopinent
fs
`Z/
gg�,,
g