HomeMy WebLinkAbout6.2 - Semi -Public Sites and Emerald High School Site General Plan Amendment,
STAFF REPORT
PLANNING COMMISSION
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Agenda Item 6.2
DATE:May 25, 2021
TO:Planning Commission
SUBJECT:Semi-Public Sites and Emerald High School Site General Plan Amendment,
Specific Plan Amendment, and Planned Development Zoning Amendment
(PLPA-2020-00054)
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:
The Planning Commission will consider and make a recommendation to the City Council regarding
a proposed General Plan Amendment, Eastern Dublin Specific Plan (EDSP) Amendment, and
Planned Development Zoning Amendment for three sites, including 2.5 acres on the GH PacVest
property and 2.0 acres on the East Ranch property, as well as the 23.46 acre future Emerald High
School site. The General Plan Amendment and EDSP Amendment would change the land use
designation of a portion of the GH PacVest and East Ranch properties from Semi-Public to
Public/Semi-Public to allow a broader range of uses, including the potential for affordable housing
developed by a non-profit entity. The General Plan Amendment and EDSP Amendment would also
change the land use designation for the Emerald High School site from Neighborhood Commercial
to Public/Semi-Public consistent with the planned use of the property for a high school. The
proposed project would also include amending the existing Planned Development Zoning to
provide consistency with the General Plan Amendment and EDSP Amendment. In addition, the
Planning Commission will consider and make a recommendation to the City Council regarding an
Addendum to the Eastern Dublin EDSP Environmental Impact Reports (EDSP EIRs).
STAFF RECOMMENDATION:
Conduct a public hearing, deliberate, and adopt the Resolution recommending that the City
Council adopt an Addendum to the Eastern Dublin Specific Plan Environmental Impact Reports,
approve amendments to the General Plan and Eastern Dublin Specific Plan, and approve
amendments to Planned Development Stage 1 Development Plans for 2.5 acres on the GH PacVest
property, 2.0 acres on the East Ranch property, and the Emerald High School site.
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DESCRIPTION:
Background:
Semi-Public Sites
On October 6, 2020, the City Council received a report and status update on the Housing Element
Update and Regional Housing Needs Allocation (RHNA). The Housing Element must include an
inventory of specific sites or parcels that may be available to accommodate the RHNA. At the
meeting, Staff presented an initial review of sites that may be able to accommodate the potential
RHNA. The City Council provided unanimous direction for Staff to prioritize the conversion of the
existing vacant Semi-Public sites to a designation that can accommodate affordable housing.
There are currently two vacant sites with an existing General Plan land use designation of Semi-
Public, including 2.5 acres on the GH PacVest property (formerly known as the “Chen” property)
and 2.0 acres on the East Ranch property (formerly known as the “Croak” property) in Eastern
Dublin, as shown in Figure 1 below (as noted with a large asterisks). The two sites are located in a
Planned Development (PD) zoning district and have an approved Stage 1 Development Plan. The
GH PacVest and East Ranch properties are generally surrounded by residential uses to the north
and west, by undeveloped land to the south, and by the City Limits and Urban Limit Line to the
east with undeveloped land beyond.Figure 1: General Plan Land Use Mapfor Semi Public Sites
Semi Public SitesFallon RoadDublin Boulevard Extension
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Emerald High School Site
There are four vacant parcels totaling 23.46 acres, located at 3501 Dublin Boulevard, which will be
the location of Dublin’s second comprehensive high school, Emerald High School (Figure 2). The
site is surrounded by residential development to the north, east, and west, and by commercial
development to the south. Phase one of the school is currently under construction and is designed
to accommodate 1,300 students and includes academic classrooms, a gymnasium, visual and
performing arts classrooms, administrative and counseling space, a football field, a track, and
tennis courts. Phase two of the project will feature additional academic classrooms, theater,
aquatic complex, and stadium bleachers.
The site has a General Plan land use designation of Neighborhood Commercial and Public/Semi-
Public and is located in a PD zoning district. The site is located within the Town Center –
Commercial subarea within the EDSP. Use of the site for a high school is not consistent with the
existing land use designation. The Dublin Unified School District (DUSD) conducted the
environmental review associated with the high school pursuant to the requirements of the
California Environmental Quality Act (CEQA), and used their policy powers to override the
General Plan and locate the school at this site. Figure 2: Emerald High School Vicinity Map
Proposed Project
The proposed project includes a General Plan Amendment and EDSP Amendment to change the
land use designation from Semi-Public to Public/Semi-Public for 2.5 acres on the GH PacVest
property and 2.0 acres on the East Ranch property, and change the land use designation of the
Emerald High School site from Neighborhood Commercial to Public/Semi-Public to be consistent
with actions taken by the DUSD to locate a high school at this site. The proposed project also
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Central Parkway
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includes companion amendments to the existing PD Zoning for consistency with the General Plan
and EDSP Amendments for these sites.
Analysis
General Plan Amendment and Eastern Dublin Specific Plan (EDSP) Amendment
The current General Plan and EDSP land use designation of Semi-Public on the 2.5-acre GH Pac
Vest site and 2.0-acre East Ranch site allows semi-public land uses, such as child care centers;
youth centers; senior centers; special needs program facilities; religious institutions; clubhouses;
community centers; community theatres; hospitals; private schools; and other facilities that
provide cultural, educational, or other similar services and benefit the community. The proposed
land use designation of Public/Semi-Public allows a combination of public and semi-public land
uses. In addition to the semi-public land uses noted above, the Public/Semi-Public land use
designation allows public schools; libraries; city office buildings; State, County, and other public
agency facilities; post offices; fire stations; utilities; and the Dublin Civic Center. As specified in the
General Plan, development of housing on a site designated as Public/Semi-Public is considered
consistent with the General Plan when it is developed by a non-profit entity and serves to meet
affordable housing needs or the housing needs of an underserved economic segment of the
community.
The primary purpose of the proposed amendment to the General Plan and EDSP land use
designation is to allow a broader range of uses, including the potential for affordable housing
developed by a non-profit entity. If the change in land use to Public/Semi-Public is approved, the
two subject sites could be identified in the Housing Element Update to accommodate a portion of
the City’s RHNA.
The Emerald High School does not conform with the existing General Plan as the Neighborhood
Commercial land use designation does not permit public schools. Therefore, Staff is proposing to
amend the land use designation to Public/Semi-Public to create a compatible land use that is
consistent with the future use of the site for a school and eliminate the non-conformity.
Additionally, the proposed EDSP Amendment includes modifying the subarea for the site from
Town Center – Commercial to Town Center – Residential and eliminating the references to the
proposed “Main Street” within the subarea, since commercial activities and street improvements
will not occur as the school is being constructed in their place.
Planned Development Zoning Amendment
The proposed project includes an amendment to the existing Fallon Village and Dublin Ranch PD
zoning Stage 1 Development Plans for the Semi-Public sites and Emerald High School site
respectively. The proposed amendment would change the uses permitted on the subject sites to
ensure consistency with the proposed General Plan Amendment and EDSP Amendment.
Consistency with the General Plan, Specific Plans, and Zoning Ordinance
The proposed project would be consistent with the General Plan and EDSP as amended and would
protect the integrity and character of the area by creating a desirable use of land that is sensitive
to surrounding land uses. The project would allow a broader range of uses on the GH PacVest and
East Ranch properties, including the potential for affordable housing developed by a non-profit
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entity. The General Plan allows for a variety of residential and commercial uses in this area of
Dublin which the proposed project would achieve. The General Plan encourages projects to relate
well to the surrounding developments, and the proposed project would be compatible with the
surrounding neighborhood that includes residential, public park, commercial, and office uses. The
proposed amendments to the Emerald High School site would eliminate a non-conforming
situation since a high school is currently not a permitted use.
Staff has prepared a draft Resolution (Attachment 1) recommending that the City Council approve
an Addendum to the Eastern Dublin EDSP EIRs (Attachment 2), the General Plan Amendment and
EDSP Amendment (Attachment 3), and PD Zoning Amendment to the Fallon Village and Dublin
Ranch PD Stage 1 Development Plans (Attachment 4).
ENVIRONMENTAL DETERMINATION:
The California Environmental Quality Act (CEQA), together with State Guidelines and City of
Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared.
Prior CEQA analysis for the Semi-Public Sites includes: 1) the East Dublin General Plan and
Specific Plan EIR (1993); 2) the East Dublin Properties Stage 1 Development Plan and Annexation
Supplemental EIR (2002); and 3) the Fallon Village Supplemental EIR (2005). Collectively, these
three environmental review documents are referred to as the “EDSP EIRs.” Pursuant to CEQA
Guidelines and using the City’s Initial Study Checklist, the City assessed whether any further
environmental review is required for the proposed project and determined an Addendum to the
EDSP EIRs is the appropriate CEQA review. The Addendum is included as Attachment 2. Staff
recommends the Planning Commission make a recommendation to the City Council to approve an
Addendum to the EDSP EIRs.
No additional studies or analysis is required for the Emerald High School site, since the DUSD
already completed the environmental review.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The Planning Commission Agenda was posted. A public notice also was published in the East Bay
Times.
ATTACHMENTS:
1) Resolution Recommending City Council Approval
2) Exhibit A to Attachment 1 – CEQA Addendum
3) Exhibit B to Attachment 1 – City Council Resolution for General Plan/Specific Plan Amendment
4) Exhibit C to Attachment 1 – City Council Ordinance for PD Zoning Amendment
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