Planning Commission Staff Report
Report Prepared by: Julie Nelson, Acting Planning Manager, Development Services Department
Title
SUBJECT: General Plan Amendment #17-02 and Site Utilization Plan Revision #12 to Planned Development (P-D) #42, initiated by Benchmark Engineering, on behalf of Bellevue Merced, LLC, Baxter Ranches, LLC, and Stonefield Home, Inc. The General Plan Amendment and Site Utilization Plan Revision would amend the land use designation for approximately 238.86 acres of land within the Bellevue Ranch Master Development Plan (BRMDP) area. The Site Utilization Plan Revision would also amend Table 6.1 of the BRMDP related to required roadway improvements and the timing of said improvements. This property is generally bounded by the City Limit line to the north, Cardella Road and existing urban development to the south, G Street to the east, and a mix of agricultural and urban uses to the west**PUBLIC HEARING**
ACTION: PLANNING COMMISSION:
Recommendation to City Council
1) Environmental Review #17-07 (Addendum to General Plan EIR)
2) General Plan Amendment #17-02
3) Site Utilization Plan Revision #12 to Planned Development (P-D)
#42
CITY COUNCIL:
Approve/Disapprove/Modify
1) Environmental Review #17-07 (Addendum to General Plan EIR)
2) General Plan Amendment #17-02
3) Site Utilization Plan Revision #12 to Planned Development (P-D)
#42
SUMMARY
This is a request to amend the General Plan and Site Utilization Plan land use designations for approximately 239 acres of land within the Bellevue Ranch Master Development Plan (BRMDP) area including Villages 19A and 19B, 21, 22A and 22B, R Street Multi-Family, 25, 26, 28A, 28B, 30, a portion of Lot J, 34A, 34B, 35A, and 35B. The Site Utilization Plan Revision also includes amendments to Table 6.1 of the BRMDP related to required roadway improvements and the timing of said improvements. The proposed changes are a result of biological (wetland) areas being identified within the BRMDP area that preclude development within those specific areas. The proposed land use changes would allow the development of housing, including a percentage of affordable housing, in areas not currently designated for residential use. The land use changes also include changes in density for some areas currently designated for residential uses.
RECOMMENDATION
Planning staff recommends that the Planning Commission recommend approval to the City Council of Environmental Review #17-07 (Addendum to the General Plan EIR), General Plan Amendment #17-02, and Site Utilization Plan Revision # 12 to Planned Development (P-D) #42 (including the adoption of the Draft Resolution at Attachment A of Planning Commission Staff Report #23-979) subject to the conditions in Exhibit A and the findings/considerations in Exhibit B of the Draft Resolution.
Body
DISCUSSION
Project Description
The applicant is requesting to amend the General Plan and Site Utilization Plan land use designations and components of Table 6.1 of the Bellevue Ranch Master Development Plan (BRMDP). The changes would affect approximately 239 acres of land generally bounded by the City Limit line to the north, Cardella Road and existing urban development to the south, G Street to the east, and a mix of agricultural and urban uses to the west (Attachment B).
The proposed land use changes would affect Villages 19A and 19B, 21A and 21B, 22A and 22B, R Street Multi-Family (formerly known as Lot F within Bellevue Ranch West), 25, 26, 28A, 28B, 30, a portion of Lot J, 34A, 34B, 35A, and 35B as shown on the map at Attachment C. The proposed changes are a result of biological areas (wetlands) being identified in much of the land north of Bellevue Road (Bellevue Ranch North). These areas, along with a buffer area around the wetlands, require preservation with no development taking place, which has substantially reduced the developable area in the Bellevue Ranch North (BRN) area (north of Bellevue Road). A wetland delineation map was prepared to show the sensitive areas in the BRN area (Attachment D). Because of the substantial reduction in developable land, specifically for residential development, the developer is requesting land use changes to allow the development of residential uses in areas that are currently designated as open space or commercial. The request also includes a change to the density for some areas that are currently designated for residential uses and a reconfiguration of some of the villages. For context of the entire area, the proposed changes along with the existing land uses within the BRMDP Area are shown on the map at Attachment E. The map at Attachment F shows the proposed changes along with conceptual park site and school site designs as well as conceptual landscaping designs throughout the development area.
Along with the land use changes requested, the applicant is requesting modifications to Table 6.1 of the BRMDP (Attachment G). Table 6.1 of the BRMDP identifies the phasing of major infrastructure required with each village within the BRMDP area. The infrastructure phasing is only directed toward regional improvements such as arterial roads, intersection signalization, bridges, sewer lift stations, and water wells. Each village is responsible for the infrastructure within the villages, such as interior roads, utilities, etc. Some villages are also responsible for the installation of regional improvements such as arterial roads and bridges. The table is divided into 5 columns: Sub-phase (Village), Contiguous Improvements, Non-Contiguous Improvements, Interior Improvements, and Villages Able to Construct Out of Sequence with This Sub-Phase.
The changes proposed for Table 6.1 would incorporate a North Merced Roadway Improvement Impact Fee (NMMRIIF) that would be assessed on certain construction within the BRMDP area to help pay for major roadway improvements. The changes also identify the improvements that are eligible for reimbursement/credit through the City’s Public Facilities Financing Program (PFFP) and the improvement that would be made as part of a City Capital Improvement Project. Additionally, as a result of the wetland areas, there are two bridges proposed to be eliminated as well as the extension of Old Lake Road, west of G Street. The applicant had an updated traffic study prepared with this request to determine the current and future infrastructure needs based on current conditions and the proposed land use changes. The study revealed that due to the decrease in the number of units within the BRMDP area certain improvements were not warranted as required by Table 6.1. Therefore, the requested update would modify the timing of these improvements as determined by the traffic analysis prepared by Ken D Anderson and Associates (KDA) and supplemented by Fehr and Peers (Appendix D of Attachment P).
The Bellevue Ranch Master Development Plan (BRMDP) has been developed in phases with the area east of M Street and south of Bellevue Road being the first to develop. This area is commonly referred to Bellevue Ranch East (BRE). The area south of Bellevue, west of M Street is known as Bellevue Ranch West (BRW), and the area north of Bellevue Road is known as Bellevue Ranch North (BRN) (Attachment B). Single-family development within the Bellevue Ranch East area has been completely built out providing 1,015 single-family homes. There is available land to accommodate an estimated 414 multi-family units and approximately 248,000 square feet of commercial uses within Bellevue Ranch East. Bellevue Ranch West (BRW) is currently under construction with most of the single-family homes south of Arrow Wood Drive already constructed. Construction is under way for some of the homes north of Arrow Wood Drive. Under the current land use designations, land within the BRW area is designated for residential development (both single-family and multi-family), commercial uses, and school and park sites. No residential development has occurred within the Bellevue Ranch North area. However a tentative subdivision map has been approved for Villages 23 A and B located north of El Capitan High School. The current land use designations for BRN include single-family residential, multi-family residential, commercial uses, and school and park sites. El Capitan High School was originally intended to be constructed in BRE, but due to the need for a larger site, it was moved to BRN.
Additional details on the proposed land use changes and changes to Table 6.1 are provided in the Findings at Exhibit B of Draft Planning Commission Resolution #4125 at Attachment A.
Surrounding uses as noted in Attachment B.
|
Surrounding Land |
Existing Use of Land |
City Zoning Designation |
City General Plan Land Use Designation |
|
North |
Vacant |
County |
Low Density Residential (LD) / Commercial Office (CO) |
|
South |
Residential |
P-D #42 |
Low Density Residential (LD) |
|
East |
Residential/School |
P-D #42, RP-D #63 |
Low Density Residential (LD) /Low-Medium Density Residential (LMD) / School (SCH) |
|
West |
Vacant/Residential |
County |
Low Density Residential (LD) |
Background
The portion of the Bellevue Ranch Master Development Plan (BRMDP) south of Bellevue Road (known at that time as Areas 1 and 2, now known as Bellevue Ranch East and West) was annexed into the City in 1997. At that time Planned Development (P-D) #42 was established. The area north of Bellevue Road (previously known as Areas 3 and 4, now known as Bellevue Ranch North) was annexed in 2000.
The Bellevue Ranch Master Development Plan (BRMDP) was approved in 1995. The BRMDP provides guidance, standards and a comprehensive approach for the development of over 1,300 acres of land. The Plan lays the groundwork for a mixed-use development that includes single-family and multi-family residential, neighborhood commercial, regional/community commercial, commercial office, open space, parks, schools, and a fire station. The BRMDP includes Table 2.1 (refer to Attachment H) that outlines the number of units expected to be constructed (both single-family and multi-family) as well as the amount of commercial, schools, parks, open space, etc. that was intended.
The original plans included the channelization of Fahrens Creek along the western boundary of the BRMDP area. However, those plans were changed shortly after adoption of the plan and the creek has remained in its original location. The area adjacent to the creek has been designated as open space in the General Plan.
Through the years, there have been several amendments to the master plan including relocating the designated High School site from south of Bellevue Road in Bellevue Ranch East, to north of Bellevue Road where the El Capitan High School was recently constructed. Other changes include amending the density for residential development, relocating park sites, relinquishing a fire station site in Bellevue Ranch East at the northeast corner of Cardella Road and M Street, and several changes to Table 6.1 dealing with infrastructure and timing of the installation of the infrastructure.
Additional details related to the BRMDP are provided at Finding of A of Draft Planning Commission Resolution #4125 at Attachment A.
Process
When a Planned Development is established, a Site Utilization Plan (SUP) is established as well identifying the land uses allowed within the Planned Development Area. The land uses identified by the Site Utilization Plan, in this case the Bellevue Ranch Master Development Plan should be consistent with the General Plan land use designations. Changes to the General Plan land use designation may require a Site Utilization Plan Revision (or vice versa) to ensure the land use designations are consistent with each other. Therefore, the applicant is requesting both a General Plan Amendment and Site Utilization Plan Revision to make changes to the land use designations. The Planning Commission reviews the request and makes a recommendation to the City Council regarding the request. The City Council will make the final decision, considering the Planning Commission’s recommendation.
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment A.
ATTACHMENTS
A) Draft Planning Commission Resolution #4125
B) Location Map
C) Map of Areas Propose to be Changed
D) Wetland Delineation Map
E) Proposed and Existing Land Uses
F) Conceptual Master Site Plan
G) Table 6.1
H) Map Showing Elimination of Bridges and Road
I) Table 2.1 Bellevue Ranch MDP Approved Land Use
J) VTSM #1213 (BRE & BRW)
K) VTSM #1280 (BRN)
L) Affordable Housing Sites
M) Conceptual Park Locations - BRMDP
N) Proposed Open Space & Park Locations
O) Open Space & Parks Acreage Table
P) Schools & Public Facilities
Q) Addendum to GP EIR
R) Draft Presentation