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Time Set 12.
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| Planning Commission |
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| Information |
| SUBJECT |
9:30 a.m. WORKSHOP
ZF #2011-0038: Review and discussion of the second submittal of the Dunnigan Specific Plan. The project area consists of approximately 3,000 acres of land encompassing the existing community of Dunnigan and planned growth areas. The Specific Plan calls for development of approximately 9,000 housing units and 12,000 jobs. An environmental impact report will be prepared for the project. Owner/applicant: Elliot Homes (D. Morrison/E. Parfrey)
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| SUMMARY |
FILE # ZF 2011-0038: Dunnigan Specific Plan
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APPLICANT: Elliot Homes
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OWNER:
numerous |
LOCATION: Dunnigan
GENERAL PLAN: all land use designations
ZONING: all zones
SUPERVISORIAL DISTRICT: 5 (Sup. Chamberlain)
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SOILS: numerous
FLOOD ZONE: several
FIRE SEVERITY ZONE: several
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ENVIRONMENTAL DETERMINATION: EIR
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| RECOMMENDED ACTION |
That the Planning Commission:
1. Hold a workshop on the recently submitted second version of the Dunnigan Specific Plan (the plan is posted on the Yolo County Web page at http://www.yolocounty.org/Index.aspx?page=728).
2. Receive any comments from members of the public.
3. Direct staff to return to the Commission for periodic updates of the status of the application processing.
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| REASONS FOR RECOMMENDED ACTIONS |
This is an informational workshop only to introduce the revised Dunnigan Specific Plan to the Planning Commission. No further action is required at this time.
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| BACKGROUND |
The Dunnigan Specific Plan covers approximately 3,200 acres, including the existing small town of Dunnigan. The Specific Plan concept was included in the 2030 Yolo Countywide General Plan. The General Plan includes several policies and requirements to guide development within the Dunnigan area including: jobs/housing balance, jobs housing match, jobs housing phasing, vehicle miles traveled (VMT) thresholds, mode split targets, water and energy efficiency requirements, smart growth design features, park development thresholds, residential density minimums and maximums, floor area ratios for non-residential uses, and many other community design goals.
The lead applicant for the development team (Elliot Homes) previously initiated a Specific Plan process in 2009, which was put on hold. The project was initiated again in 2011 and the first draft of a Specific Plan was submitted to the County on December 14, 2011. Since then, staff has continued to meet with the applicant and the applicant's consultant to review individual sections of the plan and discuss specific issues.
A second revised version of the Specific Plan was submitted to the County on April 25, 2013.
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| PROJECT DESCRIPTION |
The proposed Dunnigan Specific Plan includes both vacant land as well as the current land uses of the existing town. Thus, the Specific Plan covers some 2,254 acres designated as “Specific Plan” in the 2030 General Plan, which applies to existing agricultural land proposed to be converted to urban development, as well as an additional 927 acres designated as “Specific Plan Overlay,” which applies to the existing developed areas, including the Hardwoods subdivision and Old Town.
Development allowed under the proposed second draft Specific Plan could result in total buildout of up to 9,230 new homes and apartment units, and 11,300 jobs.
The first large phase of development within the Specific Plan would include approximately 2,400 residential units, approximately 120 acres of commercial and industrial development, wastewater treatment facility, storm water detention, municipal water system, roads, parks, and other associated infrastructure and amenities.
Complete details of the proposed development plans and phasing schedule can be found in the draft Specific Plan.
Among the features included in the draft plan submitted by the application are the following:
- At build-out, it is estimated that Dunnign would have approximately 22,600 residents and would provide over 11,000 jobs.
- The project would be built in four phases, with each phase ranging from 1,700 to 2,400 new homes.
- The majority of water for the Specific Plan area will be provided from the Tehama-Colusa canal, through the Dunnigan Water District Additional water will be provided by recycling and storm water detention. Ground water will be used whenever surface allocations are insufficient to meet demand.
- Wastewater will be processed by an enclosed, tertiary treatment facility.
- A system of detention basins and lakes will be used to provide flood protection and water quality treatment.
- The plan provides 118 acres of developed parks and 480 acres of open space, including a system of trails and greenways that connects throughout the community.
- A proposed government center will include a Sheriff's substation, library, and other county services. Two new fire stations will be built as a part of the plan.
- The community will include four new elementary schools, as a well as a middle school, and high school.
- A new interchange would be developed at Road 6 and Interstate 5. The circulation system will include complete streets, bicycle lanes, accommodate electric vehicles, and incorporate several traffic circles (roundabouts).
- Bus service to Dunnigan would be expanded, to include a transit center and intermodal station (to connect with future commuter rail service, if implemented in the future). The plan also includes vanpool service and park-and-ride lots.
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| ANALYSIS |
Staff has not yet had time to fully analyze the revised draft of the Specific Plan. In the coming weeks staff will analyze the consistency of the second revised Specific Plan with General Plan policies and with development regulations. The Specific Plan is tentatively scheduled to be introduced and discussed at the Board of Supervisors on June 4, 2013.
After the application has been deemed "complete" for processing an environmental impact report will begin preparation.
Staff will report back periodically to the Planning Commission on the status of the Specific plan application as it moves forward through the review process.
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