HomeMy WebLinkAbout8.1 Dublin Land Co. Parcels 2, 3 & 4 OF
t'� ,- &2 STAFF REPORT CITY CLERK
CITY COUNCIL File #420-30
DATE: May 19, 2015
TO: Honorable Mayor and City Councilmembers
FROM: Christopher L. Foss, City Manager J
SUBJECT: General Plan and Eastern Dublin Specific Plan Amendment Study Initiation
Request for Dublin Land Company Parcels 2, 3 and 4
Prepared by Mike Porto, Planning Consultant
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 change the existing land use designations on
the portion of the Dublin Land Company property located north of Dublin Boulevard. The
proposal would evaluate changing the land use designations on the 53.96 acre Study Area from
General Commercial, Neighborhood Commercial, Medium Density Residential, Medium-High
Density Residential, High Density Residential, and Public/Semi-Public to Single-Family
Residential, Medium Density Residential, Medium-High Density Residential and General
Commercial allowing development of up to 399 attached and detached residential units and
approximately 90,000 square feet of retail commercial development.
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 adopt the Resolution Approving the Initiation of a
General Plan and Eastern Dublin Specific Plan Amendment Study to evaluate a proposal to
change the land use designation of Dublin Land Company Parcels 2, 3 and 4; or adopt the
Resolution Denying the Initiation of a General Plan and Eastern Dublin Specific Plan
Amendment Study to evaluate a proposal to change the land use designation of Dublin Land
Company Parcels 2, 3 and 4.
Submitted By "'Reviewed By
Community Development Director Assistant City Manager
Page 1 of 5 ITEM NO. 8.1
DESCRIPTION:
The 80.1 acre Dublin Land Company property is located north of 1-580 between Tassajara Road
and Brannigan Street and extends to the north of Gleason Drive (Figure 1). The property is
located in the Eastern Dublin Specific Plan (EDSP) area. The property has Planned
Development Zoning adopted with the EDSP and no development plans have been approved
for the property.
Figure 1: Vicinity Map
Parcel 4
• •����' Parcel 3
C - nto
en Park . #z" +
Parcel
i
Parcel 1
-580
City of Pleasanton
Table 1: Surrounding Uses
Location Land Use Designation Current Use
North Medium Density Residential Detached residential units
South General Commercial Undeveloped
Emerald Glen Park
West General Commercial Waterford Place Apartments
The Shops at Waterford
East Medium Density Residential Sorrento
Medium High Density Residential The Cottages
High Density Residential The Villas
Trumark Homes is currently working with the Dublin Land Company to purchase the northern
53.96 acres land located north of Dublin Boulevard (Parcels 2, 3 and 4). Trumark Homes has
submitted a letter requesting that the City Council initiate a General Plan and Eastern Dublin
Page 2 of 5
Specific Plan Amendment Study to evaluate changing the land use designations on these
parcels to allow development of up to 90,000 sf of commercial development and 399 residential
units (Attachment 1).
ANALYSIS:
It is the City Council's policy 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 proposes to change the land uses within the Study Area as shown in Table 2 and
the Figure 2 below.
Table 2: Existing and Proposed Land Uses
EXISTING PROPOSED
Land Use Designations I Acres I Units/SF Acresj Units/SF
General Commercial (.25-.35 FAR) 35.27 494,922 9.88 90,000
Neighborhood Commercial (.35 FAR) 2.79 56,410 0 0
Single-Family Residential (0.9-6.0 du/ac) 0 0 10.3 47
Medium Density Residential (6.1-14.0 du/ac) 1.85 15 29.23 262
Medium High Density Residential 14.1-25 8.27 132 4.55 90
du/ac
High-Density Residential (25+ du/ac) 4.56 114 0 0
Public/Semi-Public (.5 FAR) 1.22 26,572 0 0
261 units 399 units
Total 53.96 551,332 s.f. commercial 53.96 90,000 s.f. commercial
26,572 s.f. P/SP
Figure 2: Existing and Proposed Land Uses
Existing Land Uses Proposed Land Uses
D Low Density
Public/Semi- Residential
Public H
General Medium _
Commercial J Density i; ! Medium Density
Residential "" Residential
is
High Density
Residential
Neighborhood ,
Medium-Hi h
Commercial _ g
Density
Medium-High -��•��--
Density
Racirlantial M,�,,,,,,,,,,,,,,,-�v ,,,
------------l --
"°"�^ General
Commercial
Page 3 of 5
The Eastern Dublin Specific Plan anticipated 261 residential units and up to 551 ,332 square feet
of commercial development across the Dublin Land Company Parcels 2, 3 and 4. The applicant
proposes to reconfigure the land use designations and eliminate the High Density Residential
and Public/Semi-Public land uses and introduce Low Density Residential land use. Their
proposal would allow a total of 399 residential units at various densities and product types
spread between Parcels 2, 3 and 4 and 90,000 square feet of commercial development on
Parcel 2. The applicant's proposal would result in a net increase of 138 residential units (399-
261=138 units) and reduce the commercial development potential by 461,332 s.f. (551 ,332-
90,000=461,332 s.f.) and eliminate the 26,572 s.f. of Public/Semi-Public.
Parcel 1 (the land south of Dublin Blvd.) of the Dublin Land Company property would not be
affected by this proposal. Parcel 1 is approximately 26.07-acres, is designated as General
Commercial, and is anticipated to include approximately 350,000 square feet of commercial
development.
If the City Council determines that a General Plan and Eastern Dublin Specific Plan Amendment
Study should be initiated, Staff will prepare a study and return to the City Council with an
analysis of the following:
1 . Fiscal impacts of the proposed land use changes;
2. Circulation as it relates to the functionality of the project site;
3. Project interface with the surrounding neighborhoods and appropriate buffering; and
4. Consult with the DUSD regarding impacts to schools.
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
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) the 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 to initiate a General Plan and
Eastern Dublin Specific Plan Amendment Study to change the entire 51 .24-acre study area to
Medium Density Residential. The draft resolutions are included as Attachments 2 and 3.
Page 4 of 5
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 in excess of 2,000 notices to residents and businesses
in the following surrounding neighboring communities: The Terraces, The Cottages, The Villas,
The Courtyards, Sorrento West, Sonata, a portion of Tassajara Meadows, and the Waterford
residential and commercial developments. Also, as is practice, notices were sent to an
expanded list of potentially interested parties. 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. One email message was received from a Dublin resident (Attachment 5).
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 April 28, 2015 from
Christopher Davenport
2. Resolution Approving the Initiation of a General Plan and Eastern
Dublin Specific Plan Amendment Study to Evaluate a Proposal to
Change the Land Use Designation of Dublin Land Company Parcels
2, 3 and 4
3. Resolution Denying the Initiation of a General Plan and Eastern
Dublin Specific Plan Amendment Study to Evaluate a Proposal to
Change the Land Use Designation of Dublin Land Company Parcels
2, 3 and 4.
4. General Plan Amendment Status Report
5. Email from resident
Page 5 of 5
T"R'UMAFZI I, A,,f,m
April 28, 2015
Mr, Luke Sings
Community Development Director,
City of Dublin.
1.00 Civic Plaza
Dublin, CA 9 .568
R.P.; Dublin General Plan and Pastern Dublin Specific Plan Amendment Request for
the Dublin Land Company Parcels 2, 3,&4 (Al'l'y# s 985-0851-8016 &98,5-0052-
0 4&985-8852-025)
Dear Mr. Sims,
Tr mark Homes respectfully requests that the Dublin.City Council study a Dublin General
Plan and Eastern Dublin.Specific flan.Amendment for three Dublin land Company parcels as
described below and pursuant to attached land Use Diagram exhibit.
Parcel 2 ( PN 985-0051-006):
Current General and Specific Plan: General Commercial,Neighborhood
Commercial, High Density Residential, and Medium-high Density Residential.
Proposed General and Specific Plan Amendment; General Commercial,
Medium-High Density residential,and Medium Density residential.
Parcel 3 &4 (,APNS 985-0052-02 &985-0052-025)#
Current General and Specific Plan: Public/Semi-Public, General
Commercial,High tensity Residential, Medium-high Density Residential, and
Medium Density Residential.
Proposed General and Specific Plan Amendment: Medium-Fli h Density
Residential, Medium Density Residential,and Single-Family Residential.
The proposed amendments would accomplish the following goals for-the vacant parcels:
1. The construction of approximately 90,80�8 square feet of diverse and unique
pedestrian orientated commercial retail which will include intimate restaurants,
sidewalk cafes, a vintner's showcase, and various independent merchants.
2. The commercial portion of the project will provide experienced based uses such as a
convertible Public Market for festivals,celebrations and events within a community-
gathering focused realm, unlike anything currently found in the City of Dublin.
. Removal of all High-Density Residential land use within the proposal.
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Danville,CA 94506 r, 925 641°f 31.30
4. the addition of only 138 additional residential homes to the 261 hornes provided by
the General Plan and Eastern Dublin Specific Plan ( 9 hornes total).
S. A diverse mix of residential homes ranging from unique award winning 3-story
attached townhome with rooftop decks and side-by-side garages,to low density 2-
story single-family homes with full driveways and traditional backyards.
6.
used on past analysis, there would be a significant traffic reduction frorn what is
allowed for development within the General Plan and Eastern Dublin Specific Plan,
,rhese are the conclusions of two earlier TJKM traffic consultant memos dated April 2,
2014 and April 25, 2014 prepared for a similar project,
7. Increase of public on-street parking along the Brannigan Street Frontage.
R A significant"Community Benefit" to the City of Dublin to be negotiated within a
Development Agreement,
9. Satisfaction of the City of Dublin affordable housing requirements by a combination of
the construction of homes and a contribution of funds, or a dedication of land for the
construction of affordable homes. To be determined based on the City's current
affordable housing program's needs.
10. Delivers an exciting commercial gateway to highly active"Main Street&Main Street"
intersection, while providing the immediate residents with the "boutique" retail
experience they have patiently waited for.
1.1. Commitment to concurrent construction of both the commercial center and
residential homes.
It is also Trumark's intention to work in partnership with Dublin Unified School District
superintendent, Dr. Hanke to enter into a Mitigation Agreement that would far exceed the
State of California school irn p act fee requirements.
Trumark Homes respectfully asks for City Council to authorize Staff to work with the
applicant towards the requested General Plan and Dublin Specific Plan amendments. We
commit to following and expanding on the tremendous visioning that has been identified
with these parcels over the years, and we look forward to engaging the community, the
school district and Staff in order to work together to meet the goals of the various
stakeholders.
Thank you for your consideration,
Christopher Davenport
Sr. V,P of Land Development
Trumark Homes
Attachment: Land Use Diagram exhibit dated April 27, 2015
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TRUMARKI--IOMES Dublin Public Matte(,Dublin,California
May 0,2015
RESOLUTION NO. XX— 15
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 PROPOSAL TO CHANGE THE LAND USE
DESIGNATION OF DUBLIN LAND COMPANY PARCELS 2, 3 AND 4
(APNs 985-0052-024, 985-0052-025 and 985-0051-006)
WHEREAS, the City has received a request from Trumark Homes ("Project Proponent")
to initiate a General Plan and Eastern Dublin Specific Plan Amendment Study to change the
land use designation on Parcels 2, 3 and 4 of the Dublin land Company property which includes
a 53.96-acre project area located along the east side of Tassajara Road generally north of
Dublin Boulevard, west of Brannigan Street up to and including the north side of Gleason Drive
("Study Area"); and
WHEREAS, the land use designation requested by the Project Proponent is Single-
Family Density Residential (0.9-6.0 dwelling units per acre), Medium Density Residential (6.1 to
14.0 dwelling units per acre), Medium-High Density Residential (14.1-25.0 dwelling units per
acre) and General Commercial for the 53.96-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 change the land use designation of the Study Area (APNs 985-0052-024, 985-0052-
025 and 985-0051-006) as requested above.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this
19th day of May 2015 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:IAgendas/2015 1Attachment 2 Reso Approving GPA Initiation Request
Active General Plan Amendment Study-Status Report
Updated through April 21,2015
Council Interim DUSD
Est,Council
Project Dame Pr J ject'De cri tion Status Pinr Initiation Interim Study Items Study CC Consult
t
Hearin [date
[date [date [date �
1 Dublin Crossing Park and GPA/SPA to incorporate 1.5 acre creek Project has been reviewed by the Planning KB 3/17/15 n/a n/a Ongoing 6/2/15
School Sites* into parkland, increase land designated Commission and scheduled for a City Council
MDR by 1.5 acres, redesignate 13 acre hearing to take action.
MU site to GC/DC MHDR,and allow
current school site to be combined use
as school&park.
2 Jordan Ranch Mixed Use GPA/SPA to change land use from City Council initiated GPA/SPA Study. Preparing MP 4/7/15 n/a n/a Ongoing Summer 2015
Site Mixed Use(115 units&5,000 s.f environmental review and project analysis.
commercial)to Medium Density
Residential with up to 46 units. Reduced
density intended to facilitate CEQA
analysis and impacts from school use at
park site.
3 Jordan Ranch School Site* GPA/SPA to change Parks/Public City Council initiated GPA/SPA Study. Preparing MP 2/17/15 n/a n/a Ongoing Summer 2015
Recreation land use designation to allow environmental review and project analysis.
use of site for both school and park
purposes.
4 Kaiser Dublin GPA/SPA, PD Rezone,Site Contract with CEQA consultant initiated. Project KB 10/7/14 Staff to identify key issues and TBD n/a Winter
Development Review, Map, EIR and description complete.CEQA scoping meeting held bring them forward as 2015/2016
Development Agreement for a medical on 1/22/15.CEQA Initial Study and related technical identified during study process.
campus with up to 950,000 of medical analysis are underway.
related uses and up to 250,000 of
commercial uses.
5 Promenade GPA,SPA, PD Rezone to convert mixed Preliminary conversations with the applicant. City MP 10/15/13 1. Land use&density; TBD TBD TBD
use site to residential. Council directed that Commercial Development Task 2. Circulation&connectivity;
Force shall be the community outreach component 3.Timing of com.dev;
of Council direction.Applicant working to further 4. Project interface w/
define the project. surroundings;
5. Review retail supply/
demand study;
6. Fiscal impacts;
7. DUSD impacts;
8. Retail stdy&prioritize sites;
9. Community outreach.
6 Schaefer Ranch Unit 3 GPA, PD Rezone,and Vesting DUSD did not raise concerns about the project. MP 2/7/12 1. DUSD impacts. n/a 9/25/13& Winter 2015
Tentative Map to change land use from Applicant working to address existing access 12/2/13
Open Space and Estate Residential to easements that run through project site to benefit of
Single Family Residential. adjacent property owners. Preparing CEQA
Addendum and final proiect details.
7 Sub Area 3* GPA,SPA to change land use from City Council initiated GPA/SPA Study. Preparing MP 4/7/15 n/a n/a n/a Summer 2015
Rural Residental/Ag to Parks/Public environmental review and project analysis.
Recreation to off set loss of parkland
related to school use on park site in
Jordan Ranch.
*City initiated amendment.
RESOLUTION NO. XX— 15
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 PROPOSAL TO CHANGE
THE LAND USE DESIGNATION OF DUBLIN LAND COMPANY PARCELS 2, 3 AND
4
(APNs 985-0052-024, 985-0052-025 and 985-0051-006)
WHEREAS, the City has received a request from Trumark Homes ("Project
Proponent") to initiate a General Plan and Eastern Dublin Specific Plan Amendment
Study to change the land use designation on Parcels 2, 3 and 4 of the Dublin land
Company property which includes a 53.96-acre project area located along the east side
of Tassajara Road generally north of Dublin Boulevard, west of Brannigan Street up to
and including the north side of Gleason Drive ("Study Area"); and
WHEREAS, the land use designation requested by the Project Proponent is
Single-Family Density Residential (0.9-6.0 dwelling units per acre), Medium Density
Residential (6.1 to 14.0 dwelling units per acre), Medium-High Density Residential
(14.1-25.0 dwelling units per acre) and General Commercial for the 53.96-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 change the land use designation of the Study Area (APNs
985-0052-0247 985-0052-025 and 985-0051-006) as requested above.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin
on this 19th day of May 2015 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:IAgendas/2015 1Attachment 3 Reso Denying GPA Initiation Request
From: Kuiwant Singh
To: clerk r
Cc: KU{Want Singh
Subject: City Council meeting 5/19/15-No more new residential developments should be approved
Date: Wednesday,May 13,2015 2:29:52 PM
I had been living in City of Dublin for the last 5 years. I read recently in the paper, that the
council has voted down a large transit oriented development. I congratulate you for taking
this bold stand.
There is another proposal, which will be considered by Council on 5/19 to approve /reject
change the land use and allow 399 residential homes.
As a resident of City of Dublin, I will like to request you to vote down this proposal. Here
are my reasons for the same.
1.Present population of city per Mayor's recent comment is 55,000.
2. 8,800 new residential units have already been approved, which are yet to be built.
Assuming 4 persons per household this will add 35,000 more persons on City streets and may
be almost 10,000 more school children for different school systems from elementary to High
School
3.All these additional persons will put too much of pressure on city services.
4.Water which is a very scarce resource now, because of drought and cuts,will be more
scarce to meet needs of increasing population.
5. It will impact on traffic pattern of the city,as the streets already started having traffic
bottlenecks during commute times.
6. Schools are hard pressed to meet even existing demand. How can they accommodate new {
students (up to 10,000 of them).
7.Major inroads to schools are choked at present. It specially happens in our neighborhood,
where Gleason Dr,Brannigan St and Tassajara road etc become parking lot of cars in the
morning school hours.
8. This new development which will add 399 more homes will definitely have a big impact
on existing traffic and make life harder for residents living in our neighborhood.
All these things tell us, that any more new residential development will worsen Dublin's
character and charm.Make traffic miserable, increase air pollution and worsen Dublin's;
School standards.
We need to wait for at least another 5-7 years after the developments,which have been
approved and built, to see their impact on traffic, schools, air pollution,water availability etc
etc.
Thanks for your consideration
Kulwant Singh
Dublin
i