SUMMARY REPORT Agenda No. (,.J Key Words: Southwest Dixon, General Plan, Specific Plan Rezone Meeting Date: May 18, 2016 CITY COUNCIL PREPARED BY: Kristen Maze, Community Development Director.fU"._,./.JA RECOMMENDATION I REQUESTED ACTION: Adopt the attached resolution approving the Southwest Dixon General Plan Amendment, Specific Plan Amendment and hold the first reading of the ordinance A amendment to rezone 10.7 acres located in the Southwest Dixon area. BACKGROUND/DISCUSSION/ANALYSIS: The proposed resolution recommends that the City Council adopt the general plan and specific plan amendment from Medium Density- High to High Density and zone map amendment from RM-2 (14-22 dwelling units per acre) to RM-4 (22-29 units per acres) on a 10.7 acre site located in the Southwest Dixon area to meet the 16-unit shortfall for lower-income households needed to the RHNA for the 5th Cycle, 2015-2023 Housing Element. The two parcels that make up the subject site total 1 0. 7 acres within the Southwest Dixon Specific Plan (SWDSP), an area currently in agricultural use. The SWDSP provides for surrounding future use to include residential to the south and east and commercial to the north and west. The existing 10.7 acre site is surrounded by CN Neighborhood Commercial and PMR Planned Multiple Family Residential Zoning (see attached map). The City of Dixon is currently in its 5th cycle planning period of 2015-2023 Housing Element. State law requires housing elements to be updated at least every five years to reflect a community's changing housing needs. In the 4th cycle Housing Element planning period of 2009-2014, the City of Dixon reported a 250-unit RHNA shortfall. In this 4th Cycle Housing Element update, the city included Program 5.3.1 stating that the City would accommodate its remaining lower income RHNA by rezoning enough sites to RM-4 to address a shortfall of 250 units. The City has since rezoned property and approved projects to accommodate all but 16 units of the 250. In order to accommodate the 16 remaining units, rezoning of the Southwest affordable housing site is proposed. The two parcels that make up the site total1 0.7 acres and are currently designated Medium Density- High and zoned RM-2 (14-22 units per acre). An affordable housing project for 131 units had been approved on a portion of the site. In order to accommodate the densities allowed under the project, the site will need to be rezoned to RM-4, which allows densities between 22 and 29 units per acre,
densities feasible to facilitate development of housing affordable to lower-income households in Dixon. A General Plan Amendment will also be required for the site to redesignate it to HD allowing 21.78 to 29.04 units per acre. Although a project has been approved on the site, building permits have not been approved and the project is not currently moving forward. This program proposes to re-designate/rezone the entire 10.7 acres; the City estimates that the site has a realistic capacity of 231 units. The HD designation/rm-4 zoning will have a minimum allowed density of 21.78 units per acre with a maximum of 29.04 units per acre and allows residential uses only. These amendments are necessary for the City's conditionally certified 2015-2023 House Element to be fully certified; moreover with this certified 5th Cycle Housing Element the City of Dixon will remain eligible for Municipal Transportation Commission (MTC) funding. MTC is the metropolitan planning organization for the nine-county San Francisco Bay Area and the regional transportation planning agency. It is charged with regional transportation planning and reviewing applications from local entities for certain state and federal transportation grants. MTC directly distributes more than $700 million a year to local public transit agencies and other recipients, and prioritizes requests from local agencies for millions more in scarce state and federal funds. It is essential that the City complete this general plan, specific plan amendment and zone map amendment by June 2016 to remain eligible for this funding of our City transportation system. This funding is essential to the maintenance and improvements to our local roadways. The opportunity to complete these amendments and meet our Housing element needs presented tonight has been extended six months by the MTC in order for the City to complete the necessary amendments and remain eligible for transportation funding. ENVIRONMENTAL The general plan and specific plan amendment from Medium Density-High to High Density Residential zone map amendment from RM-2 to RM-4 is considered a modification of the original project to develop the 10 acre site from 6 to 20 unit per acre to 22 to 29 units per acre. The proposed changes are not substantial that would cause more sever environmental review nor is there additional information available that was not in the original CEQA review. The CEQA documents for the 1993 General Plan (EIR) SCH No. 1993106161, 2005 Southwest Dixon Specific Plan (EIR) SCH No. 200204237 and the 5th cycle (2015-2023) Housing Element Negative Declaration SCH No. 2015042048 address the development of the 10 acre site, in addition the Negative Declaration actually addresses the proposed rezone of the site from RM-2 to RM-4. SUBSEQUENT ACTION(S): Hold a second reading at the May 24, 2016 regularly scheduled City Council meeting for the proposed Ordinance to rezone the 10.7 acres in Southwest Dixon from RM-2 to RM- 4. 2
ALTERNATIVES: 1. Adopt the resolution approving the General Plan and Specific Plan Amendment from Medium Density- High (MDH) to High Density Residential (HD) and hold the first reading of the Ordinance to rezone the 10 acres in the s\southwest Dixon area from RM-2 to RM-4, as per the CEQA documents for the 1993 General Plan (EIR) SCH No. 1993106161, 2005 Southwest Dixon Specific Plan (EIR) SCH No. 200204237 and the 5 1 h cycle (2015-2023) Housing Element Negative Declaration SCH No. 2015042048. 2. Deny the General Plan and Specific Plan Amendment and Rezone. FISCAL IMPACT: Unknown at this time. ATTACHMENTS: 1. Resolution and General Plan Map Exhibit "A" 2. Ordinance and Zone Map Exhibit "A" 3
RESOLUTION NO. RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIXON APPROVING THE GENERAL PLAN AND SPECIFIC PLAN AMENDMENT FOR A 10.7 ACRE SITE IN THE SOUTHWEST DIXON SPECIFIC PLAN AREA WHEREAS, in 2001, the Southwest Area Landowners Group submitted an application for a General Plan Amendment and other related applications for the 4 77- acre site located south of West A Street, north of the southern City boundary, immediately east of Interstate 80; and predominantly west of Pitt School Road, commonly known as the Southwest Dixon Specific Plan Area; and WHEREAS, the 4th cycle Housing Element planning period of 2009-2014, the City of Dixon reported a 250-unit Regional Housing Need Allocation (RHNA) shortfall. In this 4th Cycle Housing Element update, the city included Program 5.3.1 stating that the City would accommodate its remaining lower income Regional Housing Need Allocation by rezoning enough sites to RM-4 to address a shortfall of 250 units. WHEREAS, in the 5th cycle planning period of 2015-2023 Housing Element update these amendments are necessary for the City's conditionally certified 2015-2023 House Element to be fully certified and with this certified 5th Cycle Housing Element the City of Dixon will remain eligible for Municipal Transportation Commission (MTC) funding. WHEREAS, the General Plan and Specific Plan Amendment from Medium Density- High (MDH) to High Density (HD) and on a 10.7 acre site located in the Southwest Dixon is necessary to accommodate the low income housing needs for the City of Dixon; and WHEREAS, a Final Environmental Impact Report (EIR) for the General Plan and the Southwest Dixon Specific Plan area was prepared for the project, in addition a Negative Declaration Initial Study for the 2015-2023 Housing Element Update was completed pursuant to the California Environmental Quality Act (CEQA); and WHEREAS, following notice duly and regularly given as required by law, the Dixon Planning Commission held a public hearing on May 9, 2016 at which all interested parties expressing a desire to comment on the proposed Specific Plan and General Plan Amendment were given an opportunity to provide testimony and correspondence, after which the Planning Commission forwarded its recommendation to the City Council; and WHEREAS, after considering all written and oral testimony presented at the hearing, the Planning Commission recommended approval of the General Plan, Specific Plan Amendment to the City Council; and
WHEREAS, the City Council has considered all written and oral testimony presented at the hearing and all evidence previously submitted to the Planning Commission, including staff reports and correspondence; and WHEREAS, on May 24, 2016, the City Council accepted the previously certified the Environmental Impact Reports (SCH No. 1993106161, 200204237) and the Negative Declaration (SCH No. 2015042048) for the General Plan Specific Plan and Zone Map Amendment in the Southwest Dixon Specific Plan area pursuant to the California Environmental Quality Act (CEQA). NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Dixon as follows: A. That the City Council hereby makes the following Findings on the General Plan Amendment and Specific Plan Amendment: 1. That the amendment is not likely to cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat, as determined in the EIR Prepared for the Southwest Dixon Specific Plan and 5th Cycle Housing Element Negative Declaration. 2. That the site is physically suitable for the type and density of the development proposed. 3. That the proposed amendment is not likely to cause serious health problems. 4. That the amendment assists in meeting the housing needs established for the City of Dixon outlined in the 2009-2014 4th Cycle of the Housing Element Update and the 2015-2023 5th cycle of the Housing Element Update and its Negative Declaration. 5. That the proposed amendments to the Southwest Specific Plan and 1993 General Plan meets the criteria outline in the Housing Element to maintain the Metropolitan Transportation Committee for funding of our City transportation system. 6. That the amendment will better permit the City of Dixon to meet its share of anticipated regional housing need as calculated by the Association of Bay area Governments and specified by the California State Department of Housing-and Community Development. --- 7. That the amendments will aid the City of Dixon in meeting the goals, objectives and policies outlined in its Housing Element.
B. That the City Council hereby approves the General Plan and Specific Plan Amendment as contained in Exhibit "A" of this Resolution. PASSED AND ADOPTED AT A SPECIAL MEETING OF THE CITY COUNCIL OF THE CITY OF DIXON ON THE 18TH DAY OF MAY, 2016, BY THE FOLLOWING VOTE: AYES: NOES: ABSTAIN: ABSENT: ATTEST: Suellen Johnston City Clerk Jack Batchelor Mayor
MDL LD LD LEGEND' CC- COMMUNITY COMMERCIAL E- EMPLOYMENT CENTER F- FUNCTIONAL <BUFFER) HD- HIGH DENSITY LD- L OVI DENSITY MDL- MEDIUM DENSITY P- PARKS CITY OF DIXON PUBLIC OFFICIALS MAYOR JACK BATCHELOR, JR- MAYOR JERRY CASTANON, SR.- VICE MAYOR STEVE BIRO - COUNCILMEMBER TEO HICKMAN - COUNCILMEMBER SCOTT PEDERSON - COUNCILMEMBER DANE BESNEATTE- TREASURER CITY OF DIXON ENGINEERING/PUBLIC IJDRKS DEPARTMENT 600 EAST A STREET. DIXON, CA 95620 PHONE <707)678-7030 FAX <707)678-7039 Exhibit A GENERAL PLAN/SPECIFIC PLAN OF: DATE: APR c SHEET:
ORDINANCE NO. AN ORDINANCE REZONING APPROXIMATELY 10 ACRES IN THE SOUTHWEST DIXON SPECIFIC PLAN AREA (ASSESSORS PARCEL NO.'S 114-0011-010, 040) AND DIRECTING THAT THE OFFICIAL ZONING MAP OF THE CITY BE AMENDED ACCORDINGLY THE CITY COUNCIL OF THE CITY OF DIXON ORDAINS AS FOLLOWS; Section 1. The City Council finds and determines as follows; a. The City of Dixon is requesting the rezoning of 10.7 acres located in the Southwest Dixon Specific Plan Area (consisting of portions of Assessor's Parcel No.'s 0114-011-010, 040). The proposed zone map amendment of these Southwest properties is depicted in Exhibit "A" attached hereto and made a part hereof. b. The Planning Commission held a properly noticed public hearing on the proposed rezoning on May 9, 2016 and after considering all the evidence, made specific findings that the proposed rezoning is necessary to achieve the objectives of the Zoning Ordinance as prescribed in Section 18.01.010 and the proposed rezoning is consistent with the City of Dixon's General Plan, as amended, and the revised Southwest Dixon Specific Plan and recommended approval of the proposed rezoning. c. The City Council held a properly noticed public hearing on the proposed rezoning on May_, 2016, and considered the Planning Commission recommendations, the report of Community Development Director, any public comments and all documents or testimony received. Section 2. The City Council specifically finds and determines as follows; a. The proposed rezoning is necessary to achieve the objectives of the Zoning Ordinance as prescribed in Section 18.01.01 0. b. The proposed rezoning is consistent with the City of Dixon's General Plan, as amended and the revised Southwest Dixon Specific Plan. c. The City Council certified the Southwest Dixon Specific Plan Environmental Impact Report and the Negative Declaration Initial Study for the 2015-2023 Housing Element Update which addresses the rezoning and no additional environmental review of this rezone is required by CEQA guidelines.
Section 3. Pursuant to the provisions of the Dixon Municipal Code Title 18, Zoning, and Government Code Section 65853, the property know as a portion of Assessor's Parcel Number's 114-011-010 and 040 are herby rezoned as depicted in the attached Exhibit "A". Section 4. Pursuant to Section 18.42.090, the City Clerk is hereby directed to cause the Official Zoning Map of the City of Dixon to be revised to reflect the rezoning approved by this ordinance. Section 5. This Ordinance shall become effective thirty (30) days after its adoption. Section 6. The City Clerk shall cause this Ordinance to be published in the local newspaper of general circulation in the City of Dixon, within fifteen (15) days of its enactment; shall certify to the enactment and publication of this Ordinance, and shall cause this Ordinance and its certifications to e entered in the Book of Ordinances of the City. THE FOREGOING ORDINANCE WAS INTRODUCED AT A SPECIAL MEETING OF THE CITY COUNCIL OF THE CITY OF DIXON DULY HELD ON MAY 18, 2016 AND WAS APPROVED AND ENACTED AT THE REGULAR MEETING ON MAY_, 2016 FOLLOWING ROLL CALL VOTE: AYES: NOES: ABSTAIN: ABSENT: ATTEST: Suellen Johnston City Clerk Jack Batchelor Mayor
LEGEND, L-t!!W~-R--1 -~!!!W!!~,..-r-lt.J...p CH HIGH\o/AY COMMERCIAL r 1 I CH-ML-PAO HIGH\o/AY COMM/LIGHT INDUSTRIAL/PROFESSIONAL ADM. OFFICE CN NEIGHBORHOOD COMMERCIAL PMR PLANNED MULTIPLE RESIDENTIAL PS PUBLIC SERVICE R-1 SINGLE FAMILY RESIDENTIAL RM-4 MULTIPLE FAMILY CITY OF DIXON PUBLIC OFFICIALS MAYOR JACK BATCHELOR, JR- MAYOR JERRY CASTANON, SR.- VICE MAYOR STEVE BIRD- COUNCILMEMBER TED HICKMAN - COUNCILMEMBER SCOTT PEDERSON - COUNCILMEMBER DANE BESNEATTE - TREASURER DIXON Exhibit A ZONING PLAN DATE: APR 2016 SHEET' OFt 1 1