HomeMy WebLinkAbout8.2 Dublin Open Space Initiative of 2014 and Related StudiesSTAFF REPORT
CITY COUNCIL
Page 1 of 3
Agenda Item 8.2
DATE:September 7, 2021
TO:Honorable Mayor and City Councilmembers
FROM:Linda Smith, City Manager
SUBJECT:Dublin Open Space Initiative of 2014 and Related StudiesPrepared by:Linda Smith, City Manager
EXECUTIVE SUMMARY:The City Council will receive a report on the Open Space Initiative of 2014 including a requirement to conduct a study of commercial development in the unincorporated area by 2024. The language in the Initiative references the study in relation to the extension of Dublin Boulevard which is currently in design by the Alameda County Transportation Commission. It is expected that the design work will be complete by mid-2023. Given that the Dublin Boulevard extension is currently in design, Staff believes it is an appropriate time to discuss the components of the study with the City Council.
STAFF RECOMMENDATION:Receive the report and direct Staff to initiate a study of commercial development along the Dublin Boulevard extension in accordance with the provision of the Dublin Open Space Initiative of 2014.
FINANCIAL IMPACT:The cost to study commercial development along the Dublin Boulevard extension includes staff time and consulting services. If directed by the City Council, Staff will request a scope of work and budget for consulting services. The cost of consulting services will be addressed through our normal contracting and budgeting process and paid for by the General Fund.
DESCRIPTION:The Dublin Open Space Initiative of 2014 was adopted by the Dublin City Council on June 3, 2014. The stated purpose of the initiative was to protect the open spaces and agriculture of the Doolan and Collier Canyons area, which is the subject of this Staff Report, and the Western Extended Planning Area. Doolan-Collier Canyons is the area enclosed by the Dublin Eastern Urban Limit Line, Interstate 580, the Livermore city boundary, the eastern boundary of Collier Canyon, and the Alameda County-Contra Costa County boundary as shown in Figure 1 below. This area is locatedoutside the City Limits and Sphere of Influence and is not in any of the City’s Planning Areas. The
160
Page 2 of 3
policies, regulations, and development standards adopted as part of the Dublin Open Space Initiative apply only when property in the designated area is annexed into Dublin. Furthermore, these policies, regulations, and development standards can only be repealed or amended by the voters of Dublin.Figure 1: Doolan and Collier Canyons
The Dublin Open Space Initiative established certain development standards including minimum parcel sizes, maximum floor areas, limitations on use, and prohibited development under certain circumstances where it would degrade biological resources, or not have adequate, safe, and sustainable water supply. Section 2.8.8 of the General Plan identifies permissible uses. Among other uses, the Initiative does allow an arterial road (i.e., the Dublin Boulevard extension) for the stated purpose of connecting Dublin Boulevard and North Canyons Parkway (Section 2.8.8.11).Section 2.8.8 of the General Plan further states the following: “Ten years after June 3, 2014, theCity Council shall study commercial development along the extension of Dublin Boulevard toNorth Canyons Parkway up to 1,200 feet north of interstate Highway 580. The Council shouldconsider, among other matters, whether commercial development is needed to fund theconstruction or maintenance of the extension, and if water supply and wastewater service isassured for any development. The Council may put a measure on the ballot to authorizedevelopment in the designated area.”The extension of Dublin Boulevard to North Canyons Parkway will require significant public investment and require land mitigation. Commercial development along the Dublin Boulevard extension could provide an opportunity to secure mitigation lands related to roadway improvements from surrounding property owners, and tax revenue to help sustain the City’s ongoing maintenance of the roadway. There are two parcels of land commonly referred to as the “Crosby Property” within the area identified for future study of commercial development. The Dublin Boulevard extension is currently being designed by the Alameda County Transportation Commission. The design work is expected to be completed by mid-2023. Given
161
Page 3 of 3
that the Dublin Boulevard extension is currently in design, Staff believes it is an appropriate time to discuss the components of the study with the City Council. Staff proposes this study of commercial development along the Dublin Boulevard extension include the following components:
Market Analysis and Economics: Identify viable uses and the associated sales and property tax generated from those uses to help fund the construction and ongoing maintenance of the Dublin Boulevard extension.
Water & Wastewater: Evaluate the ability to serve development in this area.
Biological Resources: Identify opportunities in the surrounding area for land to mitigate impacts from roadway construction and development.
Emergency Services: Evaluate the ability to provide fire and police services to this area.
Other: Additional studies as may become necessary to complete the study of commercial development.Staff would seek consultant services to assist in preparing these studies. The cost of this work would be addressed through our normal contracting and budgeting process and paid out of the General Fund. It is anticipated that this analysis will take approximately two years to complete. Staff would return to the City Council once the analysis is complete. The City Council could then decide whether to place a measure on the ballot in 2024 or at a future date to allow commercial development in this portion of the Dublin Boulevard extension.
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. Information gathering as part of a study is categorically exempt from CEQA under Section 15306 of the State CEQA Guidelines (Information Collection).
STRATEGIC PLAN INITIATIVE:Strategy 5: Large Land Tract Development and Open Space.Objective C: Begin discussions regarding required reporting under the Open Space Initiative of 2014 for the provisions of commercial and industrial development in the unincorporated area.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:The City Council Agenda was posted.
ATTACHMENTS:None.
162
Open Space Initiative 2014 and
Related Studies
Dublin City Council
9/7/2021
163
Open Space Initiative 2014
•Adopted by the
City Council in
June 2014
–Protect the open
spaces and
agriculture of the
Doolan and
Collier Canyons
area, and the
Western Extended
Planning Area.
164
Open Space Initiative 2014
•Outside of the City
Limits and Sphere
of Influence
•Initiative applies
only when property
in the designated
area is annexed
into Dublin
•Annexation must
require voter
approval
165
Open Space Initiative 2014
•Section 2.8.8 of the General Plan identifies permissible
uses.
–Dublin Boulevard Extension is specifically included 2.8.8.11
–Section 2.8.8 of the General Plan further states the following:
•“Ten years after June 3, 2014, the City Council shall study
commercial development along the extension of Dublin Boulevard
to North Canyons Parkway up to 1,200 feet north of interstate
Highway 580. The Council should consider, among other matters,
whether commercial development is needed to fund the
construction or maintenance of the extension, and if water supply
and wastewater service is assured for any development. The
Council may put a measure on the ballot to authorize development
in the designated area.”
166
Open Space Initiative 2014
•Dublin Boulevard Extension
–Currently in design phase and expected to be completed by mid-2023
–Roadway will require public investment and will need to be competitive
for state and federal funds when design work is completed
–Roadway will also require significant mitigation through the acquisition
of on-site and off-site lands to protect certain species impacted by the
construction of the road
167
Open Space Initiative 2014
•Commercial development on these two parcels could provide an
opportunity to financially secure right of way and mitigation lands
related to roadway improvements and tax revenue to help sustain the
City’s ongoing maintenance of the roadway.
168
Open Space Initiative 2014
Types of Studies Identified by Staff:
•Market Analysis and Economic Impact
–Identify viable uses and the associated sales and property tax generated from those
uses to help fund the construction and ongoing maintenance of the Dublin Boulevard
extension.
•Water and Wastewater
–Evaluate the ability to serve development in this area.
•Biological Resources
–Identify opportunities in the surrounding area for land to mitigate impacts from
roadway construction and development.
•Emergency Services
–Evaluate the ability to provide fire and police services to this area.
•Other:
–Additional studies as may become necessary to complete the study of commercial
development.
169
Next Steps
•Engage in consultant services to assist in preparing
these studies between now and 2023.
•Cost for studies would be budgeted through our
normal processes and paid out of the General Fund.
•Staff would return to the City Council once the
analysis and Dublin Boulevard design work is at or near
completion.
•The City Council could then decide whether to place a
measure on the ballot to allow commercial
development in this portion of the Dublin Boulevard
extension.
170
Questions?
171