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HomeMy WebLinkAbout6/19/1989 PC Agenda AGENDA CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin Library Monday - 7:30 p.m. 7606 Amador Valley Blvd., Meeting Room June 19, 1989 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE TO THE FLAG 4. ADDITIONS OR REVISIONS TO THE AGENDA 5. CONSENT CALENDAR 5.1 Minutes of Previous Meeting - June 5, 1989 5.2 PA 88-109 Healy Variance - Approval of Resolution reversing the Zoning Administrator's action on March 14, 1989 6. ORAL COMMUNICATION - At this time, members of the audience are permitted to address the Planning Commission on any item which is not on the Planning Commission agenda. Comments should not exceed 5 minutes. If any person feels that this is insufficient time to address his or her concern, that person should arrange with the Planning Director to have his or her particular concern placed on the agenda for a future meeting. 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PA 89-037 Valley Nissan/Mitsubishi Conditional Use Permit request to maintain the existing use of an automobile dealership (Valley Nissan/ Mitsubishi) at 6015-6015B Scarlett Court 8.2 PA 88-117 Doyle Variance appeal of the Zoning Administrator's action denying a Variance request to allow up to a 9' high fence (now existing) where a maximum height of 6 feet is required 8.3 PA 89-068 Civic Center General Plan Amendment Study to consider designating the Civic Center site a public/semi-public facility or similar land use designation 8.4 PA 87-012 Donlan Canyon (Blaylock, Gleason & Fletcher) General Plan Amendment request to include approximately 197 acres of project site within the City's Primary Planning Area, to designate 19.1 acres for medium-high density residential, 13 acres for single-family residential and 164.9 acres for open space. Subsequent applications pending General Plan Amendment action will include Planned Development Prezoning, Subdivision and Annexation (continued from the May 15, 1989 meeting) 9. NEW OR UNFINISHED BUSINESS 9.1 Review of 1989-90 Update to the 1988-1993 Capital Improvement Program (CIP) 10. OTHER BUSINESS 11. PLANNING COMMISSIONERS' CONCERNS 12. ADJOURNMENT (Over for Procedures Summary) CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: June 19, 1989 TO: Planning Commission FROM: Planning Staff �d REPORT PREPARED BY: Laura Hoffmeister, Associate Planner i�Y�1` SUBJECT: PA 88-109 Healy Variance ir- GENERAL INFORMATION: PROJECT: Appeal of the Zoning Administrator's decision to deny a Variance request to allow an exterior side yard setback of 8'0" where 15'0" minimum is required for a storage shed. APPLICANT/PROPERTY OWNER: Robert W. Healy, Jr. 7961 Shady Creek Road Dublin, CA 94568 LOCATION: 7961 Shady Creek Road Lot 102, Tract 5511 ASSESSOR PARCEL NUMBER: 941-2784-12-2 PARCEL SIZE: 7500+ square feet GENERAL PLAN DESIGNATION: Single-Family Residence EXISTING ZONING AND LAND USE: PD (Planned Development) Single-Family Residence SURROUNDING LAND USE AND ZONING: PD (Planned Development) Single-Family Residence ZONING HISTORY: In March of 1986, the Dublin City Council approved the PD zoning designation for this site (PA 86-014) which set forth the setback criteria requiring 15'0" minimum exterior sideyards. In most other respects, the single-family lots shall be subject to the guidelines of the R-1 Single-Family Residential District in regards to both land use restrictions and minimum/maximum development criteria. APPLICABLE REGULATIONS: Section 8-93.0 (Variance) and Government Code Section 65906 (State law re: Variance findings) indicate that the strict terms of the Zoning Ordinance may be varied in specific cases upon affirmative findings of fact upon each of these three requirements: 1) That there are special circumstances including size, shape, topography, location or surroundings, applicable to the property in the vicinity under the identical zoning classification; COPIES TO: Applicant Owner ITEM NO. i a File PA 88-109 2) That the granting of the application will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone; and 3) That the granting of the application will not be detrimental to persons or property in the neighborhood or to the public welfare. Section 8-93.1 - .4 establishes the procedures, required action and effective date for granting or denying a Variance and indicates the granting of a Variance shall be subject to conditions, limitations and guarantees. ENVIRONMENTAL REVIEW: Categorically Exempt, Section 15305, Class 5(a). Minor alterations in land use limitations - setback variances NOTIFICATION: Public Notice of the June 5, 1989, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. BACKGROUND: On January 4, 1989, the Zoning Administrator held a public hearing to consider a Variance application from Robert Healy Jr., to allow a 8' exterior sideyard setback where 15' minimum is required for a storage shed. After receiving testimony from Staff, the Applicant and the general public, the Zoning Administrator adopted Resolution No. 2-89 denying PA 88-109, the Healy Variance request. On January 17, 1989, Mr. Healy appealed the Zoning Administrator's decision to the Planning Commission. During the Zoning Administrator's hearing the Applicant indicated that the site plan he provided was not current in that other rear yard features were not included (spa, pool, decks, etc.). Staff informed the Applicant that should he appeal the Zoning Administrator's decision, an accurate updated site plan would need to be provided. This plan would be needed for Staff review prior to scheduling the matter before the Planning Commission. On April 24, 1989, Staff sent a letter reminding the Applicant that the updated site plan was still needed in order to continue the appeal analysis and hearing before the Planning Commission. On May 10, 1989, the Applicant submitted the current site plan (Exhibit B). The Variance application is a result of a Building Permit review where the Applicant applied for a swimming pool and indicated that a storage shed was to be placed on the site. Staff noted that the storage shed location would not be approved as shown, as it requires a 15 foot exterior sideyard setback. Upon inspection of the site, the City Building Official observed that the storage shed was existing on the site. The Applicant was informed that the swimming pool permit would not be finaled until the storage shed was relocated to comply with the required setback, or an application for a Variance was submitted. The Applicant decided to apply for the Variance. ANALYSIS: At its June 5, 1989 meeting, the Planning Commission heard testimony regarding the Applicant's appeal of the Zoning Administrator's denial of the requested Variance. After considering all information, the Commission overturned (3-1-1) the Zoning Administrator's action indicating there were special circumstances regarding this particular lot's terrain, fence location, size and location that makes it unique in that other locations for the shed in compliance with the ordinance are not possible and impractical and would deny the property owner of privileges enjoyed by other properties and approval of the Variance would only grant parity with other properties. The Commission directed Staff to prepare a Resolution of Approval with the required findings and any appropriate conditions related to the approval for Commission consideration as a consent item at its June 19, 1989 meeting. -2- As a consent calendar item, this matter would not have any further public input or discussion by the Commission and would be approved as routine business. Should a Commissioner or member from the audience wish to address or discuss this item, the Commission would have to remove this item from the consent calendar and place it under unfinished business (Item #9). Should this occur, Staff would recommend the Commission then take Agenda Item #9 (unfinished business) out of order, and place it prior to Agenda Item #8 (public hearings). RECOMMENDATION: Staff recommends that the Commission approve the attached Resolution reversing the Zoning Administrator's action on March 14, 1989, and approve the requested Variance (PA 88-109). ATTACHMENTS: Exhibit A: Draft Resolution reversing the Zoning Administrator's action of denial and approving PA 88-109, Healy Variance. Exhibit B: Site Plan Background Attachments: Attachment 1: Location Map Attachment 2: Assessor's Map -3- RESOLUTION NO. 89 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN REVERSING THE ZONING ADMINISTRATOR'S DENIAL ACTION AND APPROVING PA 88-109 ROBERT W. HEALY JR. VARIANCE REQUEST TO ALLOW AN EXISTING ACCESSORY STRUCTURE WITHIN THE REQUIRED SIDEYARD SETBACK, RESULTING IN AN EXTERIOR SIDEYARD SETBACK OF 8'-0" (WHERE A MINIMUM OF 15 FEET IS REQUIRED BY THE PLANNED DEVELOPMENT ZONING DISTRICT) AT 7961 SHADY CREEK ROAD WHEREAS, Robert W. Healy, Jr. filed an application for a sideyard setback Variance from Section 8-26.6, 8-60.26, 8-60.27 and 8-60.28 of the City's Zoning Ordinance to allow an existing accessory structure at 7961 Shady Creek Road within required exterior sideyard setback, resulting in a exterior sideyard setback of 8'0" (where a minimum of 15 feet is required) as established in the Planned Development; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and has been found to be Categorically Exempt; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hold a public hearing on said application on June 5, 1989; and WHEREAS, the Staff Report was submitted recommending denial of the sideyard setback Variance; and WHEREAS, on January 4, 1989 after hearing and considering all said reports, recommendations and testimony as herein above set forth, the Zoning Administrator denied PA 88-109 Healy Variance request at 7961 Shady Creek Road; and WHEREAS, on January 14, 1989, Robert Healy Jr. appealed the Zoning Administrator's January 4, 1989 action; and WHEREAS, on June 5, 1989 the Planning Commission held a public hearing to consider said appeal; and WHEREAS, the Planning Commission heared and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a) There are special circumstances including size, shape, topography, location or surroundings, applicable to the property which would deprive the property of privileges enjoyed by other properties in the vicinity under the identical zoning classification if strict observance of the yard and setback standards of the district were observed in that there are no other key lots of this type existing within the same subdivision with exterior sideyard fences located in close proximity to the property line. b) The granting of the sideyard setback Variance application would not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone, in that there are special circumstances exist which warrant granting the Variance. The site has approximately one-quarter of the rear yard area as an uphill slope, limiting the usuable flat space available for such structures. The large flat sideyard had fencing approval by the City Planned Development approval allowing the fence to be located close to the exterior sideyard property line. c) The granting of this sideyard setback Variance application would not be detrimental persons or property in the neighborhood because the existing fencing and landscaping obscure the shed from most views and helps soften the -1- sheds closer setback to Crossridge Road. Approval would not set an unwanted precedence as this site is unique and any Variance request must be reviewed on its own merits. BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby approve PA 88-109 Robert W. Healy sideyard setback Variance application as generally depicted by Exhibit B attached, and on file with the Dublin Planning Department, subject to the following conditions: 1. Location shall be as shown on the attached Exhibit B. Minimum exterior sideyard setback for the detached accessory structure to be 8'0". 2. This Variance approves a maximum building envelope of 10' x 11'6" with a maximum building height of 8 feet. 3. If use of the Variance ceases for a consecutive period of one year, the Variance approval shall lapse and shall become null and void. 4. Approval of this Variance shall run with the land and shall continue to be valid upon a change of ownership of the site or structure which was the subject of this Variance application. 5. This approval in no way is binding upon or supersedes any other reviewing authority or enforcement authority by any other association or person having such rights. PASSED, APPROVED AND ADOPTED this 19th day of June, 1989. AYES: NOES: ABSENT: Planning Commission Planning Director -2- • Y'-1 t'; f -• t" . i .,-„,,,,,,,',..fr..,,, ' 'i 2t+e }! ••1. 'h -T I .;,,I. 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CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: June 19, 1989 TO: Planning Commission FROM: Planning Staff REPORT PREPARED BY: 15 Rod Barger, Senior Planner SUBJECT: PA 89-037 Valley Nissan/Mitsubishi Conditional Use Permit Extension Request GENERAL INFORMATION: PROJECT: Conditional Use Permit extension request to maintain the existing use of automobile dealerships at 6015-6015B Scarlett Court APPLICANT/REPRESENTATIVE: Ken Boswell Valley Nissan/Mitsubishi 6015 Scarlett Court Dublin, CA 94568 PROPERTY OWNER: Dublin Properties c/o G.E. Schaufler 900 Van Ness Avenue San Francisco, CA 94109 LOCATION: 6015-6015B Scarlett Court ASSESSOR PARCEL NUMBER: 941-550-32-2 & 3 PARCEL SIZE: 4.03 acres GENERAL PLAN DESIGNATION: Commercial/Industrial - Business Park Industrial: Outdoor Storage EXISTING ZONING AND LAND USE: M-1 Light Industrial Existing Valley Nissan Mitsubishi Auto Sales & Service Facility SURROUNDING LAND USE AND ZONING: North: M-1, Dublin Security Storage Facility South: Freeway I-580 East : M-1, Eighty Four Lumber West : M-1, Scotsman Manufacturing ZONING HISTORY: November 6, 1978: A parcel map was approved which subdivided 10.6+ acres into four parcels. March 23, 1982: A Site Development Review application was approved for a 9,800+ square foot office. February 6, 1984: A Conditional Use Permit to establish two car dealerships (Datsun/Nissan and Buick dealerships) was approved by the Dublin Planning Commission (PA 84-001). August 7, 1984: A Site Development Review application was approved for a 9,800+ square foot office. COPIES TO: Applicant . I Owner ITEM NO. ((t)1l File PA 89-037 March 3, 1986: Conditional Use Permit and Site Development Review approvals were granted allowing the construction of an 11,000+ square foot showroom and service building for a Volvo auto dealership and a future undisclosed auto dealership in the existing Valley Nissan Auto Complex at 6031 Scarlett Court (PA 86-002). APPLICABLE REGULATIONS: An automobile dealership is not listed as a permitted, or conditionally permitted, use in the M-1 District. However, Section 8-51.3(1) authorizes the Zoning Administrator to approve other uses which meet the intent of the M-1 District. Section 8-51.0 LIGHT INDUSTRIAL DISTRICTS: INTENT. Light Industrial Districts, hereinafter designated as M-1 District, are established to provide for and encourage the development of light industrial, manufacturing and processing uses in areas suitable for such use, and to promote a desirable and attractive working environment with a minimum of detriment to surrounding properties. Section 8-94.0 states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or peformance standards established for the district in which it is located. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. ENVIRONMENTAL REVIEW: This project has been found to be Categorically Exempt from CEQA under Section 15301, Class 1 of the California Environmental Quality Act Guidelines. NOTIFICATION: Public Notice of the June 19, 1989, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: This application involves a Conditional Use Permit extension request from Valley Nissan/Mitsubishi to allow the continued use of auto dealerships and service centers at 6015-6015B Scarlett Court. On March 3, 1986 the Planning Commission adopted Resolution No. 86-012 approving Conditional Use Permit and Site Development Review applications to allow the construction of an 11,000+ square foot showroom and service building for a Volvo dealership and a future auto dealership, all to be located within the existing Valley Nissan auto dealership complex. The facility was constructed and the complex subsequently housed the Valley Nissan and Volvo dealerships. The Volvo dealership has since been replaced by a Mitsubishi dealership. -2- The Conditional Use Permit for this facility was valid until February 6, 1989. The Applicant has the option of requesting an extension of this Conditional Use Permit for an additional two years from the Planning Commission. The Applicant has formally made the two year extension request, and the issue is now before the Commission for consideration. The extension request has been reviewed by the Building, Public Works, Police and Fire Departments. No problems or complaints were received. The Planning Department supports the request in that all Conditions of Approval have been complied with and the Findings established in Planning Commission Resolution No. 86-12 remain applicable. Because there have not been any complaints, Staff recommends that the Planning Commission approve the extension request for three years (until June 30, 1992) at which time the Applicant may request an Administrative Extension for an additional two (2) years from the Planning Director. RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Resolution approving the Conditional Use Permit extension for PA 89-037, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt the attached Resolution approving the Conditional Use Permit extension for PA 89-037. ATTACHMENTS: Exhibit A: Draft Resolution approving the Conditional Use Permit extension for PA 89-037 Background Attachments: Attachment 1: Planning Commission Resolution No. 86-012 approving PA 86-002 Volvo Auto Dealership Conditional Use Permit/Site Development Review Attachment 2: Applicant's letter requesting Conditional Use Permit extension Attachment 3: Site Plan Attachment 4: Schematic Landscape Plan -3- RESOLUTION NO. 89 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 89-037 VALLEY NISSAN/MITSUBISHI CONDITIONAL USE PERMIT EXTENSION REQUEST TO MAINTAIN THE EXISTING USE OF AUTOMOBILE DEALERSHIPS AT 6015-6015B SCARLETT COURT WHEREAS, Ken Boswell, General Manager of Valley Nissan/Mitsubishi filed a request for a two year extension of the Conditional Use Permit (approved by Planning Commission Resolution No. 86-012, PA 86-002) that allowed the operation of an 11,000+ square foot showroom and service building for automobile dealerships at 6015 and 6015B Scarlett Court; and WHEREAS, the adopted City of Dublin Zoning Ordinance, which in part provides for the establishment of uses in M-1, Light Industrial Districts, does not specifically list automobile dealerships as permitted uses or conditionally permitted uses, but does allow the Zoning Administrator to approve other uses which are determined to meet the intent of the M-1, Light Industrial District; and; WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and has been found to be categorically exempt; and WHEREAS, the Planning Commission held a public hearing on said application on June 19, 1989 to consider all reports, recommendations and testimony; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning Commission heared and considered all said reports, recommendations and testimony hereinabove set forth; and WHEREAS, the land use, if conditionally approved, is appropriate for the subject property in terms of being compatible to existing land uses in the area and will not overburden public services. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a) The existing automotive dealership (an 11,000+ square foot showroom and service building) serve the public need by providing a wider range of commercial products and services to the residents of the City. b) The uses will be properly related to other land uses, and transportation and service facilities in the vicinity, as the proposed uses will be compatible to said land uses, and transportation and services facilities when compared to the type and nature of operations typically found in Light Industrial District areas and the uses currently in operation in the immediate vicinity. c) The uses will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. d) The uses will not be contrary to the specific intent clauses or performance standards established for the district in which they are to be located. BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby conditionally approve PA 89-037 subject to the following conditions: -1- 1) This Conditional Use Permit approval shall be valid for a period of three (3) years until June 30, 1992, at which time the Applicant may request an administrative extension for an additional two (2) years from the Planning Director provided such written request is made prior to the permit expiration date and upon determination that the conditions are being complied with and remain adequate to ensure that the stated findings will continue to be met. 2) The Applicant is required to maintain complete compliance with all conditions of approval established in Planning Commission Resolution No. 86-012, approved and adopted on March 3, 1986. 3) This Conditional Use Permit shall be void if any of the terms or conditions of the permit are violated. Any violation of the terms or conditions of the permit shall be subject to Citations. 4) This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 19th day of June, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson Planning Director -2- • RESOLUTION NO. 86-012 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING.PA .86-002 VOLVO AUTO DEALERSHIP-=--'CONDITIONAL USE PERMIT/SITE eji DEVELOPMENT REVIEW 6031 SCARLETT COURT WHEREAS, Walter Koenig, representing Koenig-Von Stark Investments, filed applications for a Conditional Use Permit/Site Development Review requesting amendment of PA 84-001 and PA 84-017 to allow the construction of an 11,000+ square foot showroom and service building for a Volvo Auto Dealership and a future, undisclosed auto dealership, to be located within the existing Valley Nissan Auto Dealership complex at 6031 Scarlett Court; and WHEREAS, the adopted City of Dublin Zoning Ordinance, which in part provides for the establishment of uses in M-1, Light Industrial Districts, does not specifically list automobile dealerships as permitted uses or conditionally permitted uses, but does allow the Zoning Administrator to approve other uses which are determined to meet the intent of the M-1, Light Industrial District; and WHEREAS, the Planning Commission did hold a public hearing on said applications on March 3, 1986; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit/Site Development Review applications be conditionally approved; and WHEREAS the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth; and WHEREAS, the proposed land use, if conditionally approved, is appropriate for the subject property in terms of being compatible to existing land uses in the area and will not overburden public services; NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission finds: a) Modification and expansion of the existing automotive dealership to provide the addition of two additional dealerships and the development of an 11,000+ square foot showroom and service building serves the public need by providing a wider range of commercial products and services to the residents of the City. b) The uses will be properly related to other land uses, and transportation and service facilities in the vicinity, as the proposed uses will be compatible to said land uses, and transportation and services facilities when compared to the type and nature of operations typically found in Light Industrial District areas and the uses currently in operation in the immediate vicinity. c) The uses will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. d) The uses will not be contrary to the specific intent clauses or performance standards established for the district in which they are to be located. e) The approval of the Conditional Use Permit/Site Development Review will be consistent with the Dublin General Plan. -1 ATT ACHMENT - { C BE IT FURTHER RESOLVED that the Planning Commission does hereby • conditionally approve said Conditional Use Permit/Site Development Review applications as shown by materials labeled Exhibit B and Attachment 2, on file with the Dublin Planning Department, subject to the following conditions: 1. Development of the auto dealership/service center shall be as generally shown on the building elevations submitted with the application consisting of one sheet prepared by Katotakis Contractors (dated received January 10, 1986), as generally shown on the site plan and floor plans prepared by Paul E. Iacono, Civil and Structural Engineer and General Contractors, including Sheets 1 and 2 of the materials dated received by the City Building Inspection Department on February 25, 1986, and as described by the applicant's written statement, dated received February 27, 1986. Development shall be subject to final review and approval by the Planning Director prior to the issuance of a building permit and shall be subject to the conditions listed below. 2. The permit for the auto dealership/service center shall be valid until February 6, 1989, to coincide with the previous Conditional Use Permit (PA 84-001), at which time the applicant may request an extension for an additional two (2) years from the Planning Commission. The Planning Commission may grant the extension upon making a determination that the findings made as part of this Resolution remain applicable. The request for an extension shall be scheduled as a public hearing item on a regularly scheduled Planning Commission hearing. Failure to establish the use within the two years of the effective date of the permit will cause the permit to become null and void. • 3. Development shall comply with the Dublin Site Development Review Standard Conditions and the City of Dublin Police Services Standard Commercial Building Security Requirements (see Attachments A and B). 4. No loudspeakers or amplified music shall be permitted outside the enclosed building. 5. All new signs established at this site shall be subject to review and approval by the Planning Director as regards size, location, copy, construction materials and design. A sign program for the new auto dealership/service center shall be approved prior to occupancy of the new structure. Non-accessory signs located in the northeast and southwest corners of the site shall be removed within 60 days of the effective date of this permit. 6. Prior to the issuance of a building permit, the developer shall submit a letter documenting that the requirements of the D.S.R.S.D. - Fire Department have been, or will be, satisfied. The applicant is referred to the letter of January 27, 1986, from the Fire Department (see Attachment C). 7. The layout of on-site customer parking (both for the customers of the auto dealerships and for the customers of the service facilities) and employee parking (minimum of three spaces for each four employees for shift with the largest number of employees) shall be submitted for review and approval by the Planning Director within 60 days of the effective date of this permit. Upon approval by the City of the parking plan, said plan shall be established in conjunction with the development of the proposed new structure. 8. The applicant shall prepare, in conjunction with the parking plan detailed in Condition #7, a parking control plan detailing areas where painted red curbs and directional signing information shall be utilized to designate no-parking areas (for areas such as drive aisles or alongside buildings). Said plan shall be submitted for review and approval by the Planning Director and City Engineer (input from the Fire Department may be solicited) within 60 days of the effective date of this permit. Upon approval of this parking control plan, said plan shall be incorporated across the site in conjunction with the development of the proposed new structure. 9. The architectural design of the new structure, and the exterior materials utilized, shall match or compliment the exterior materials of the existing structures, and shall generally conform to Conditions #19 and #31 of the Conditions of Approval for PA 84-017 (see Attachment,E). 10. The developer shall be responsible to correct deficiencies along the existing frontage improvements to the satisfaction of the City Engineer (e.g., cracked or offset sidewalks). -2- 11. The finished floor elevation of the new building shall be a minimum of 330 feet above the mean sea level to provide clearance above the established 100-year water surface'elevation'fbr'fhis'site.' 12. A Landscape and Irrigation Plan for the portion of the site to be modified by this project shall be prepared and submitted for review and approval by the Planning Director. The Landscape and Irrigation Plan shall generally conform with Conditions #18, #20 and #21 of the Conditions of Approval for PA 84-017 (see Attachment E). 13. The advertising display located in the northwest corner of the site (i.e., "Used Car" - "This week's special" placed on an elevated car oriented for visibility from the freeway) shall be removed within 30 days of the effective date of this permit, advertising or promotional activities of this nature shall not occur on site unless a Conditional Use Permit or Administrative Conditional Use Permit approval is granted covering the specific promotional event. 14. Uncovered exterior storage located adjoining the northwest corner of the westernmost existing structure shall be removed from the site within 30 days 'of the effective date of this permit. A plan for handling waste materials generated at this site, which shall include a minimum of two formal trash bin enclosure areas, shall be prepared and submitted to the Planning Director within 60 days of the effective date of this'permit. Upon the approval by the City of this plan, said trash control measures shall be incorporated across the site in conjunction with the development of the new proposed structure. 15. Development shall comply with the requirements of the Building Inspection Department, which may require installation of automatic sprinklers for the existing office, showroom, canopy, and the proposed showroom and service building. Any major adjustments to the size, footprint, design or location of the proposed showroom and service building prompted by compliance with the requirements of the Building Inspector shall require review and approval by the Planning Commission. 16. The new auto dealership/service center use established under this permit shall be subject to review after the one-year anniversary of initial occupancy to determine compliance with the above conditions or what additional requirements may be needed. The Planning Director may refer the matter back to the Planning Commission for disposition at that time. 17. Except as may be specifically modified by these conditions, development of the subject property shall continue to be subject to the Conditions of Approval established for PA 84-001 and PA 84-017. Special attention should be given to Conditions #12, #13, #14, #15, #23, #25, #27, #29, #30, #33, #34 and #35 for PA 84-017 (see Attachments D and E). 18. At any time during the effectiveness of this approval, the approval shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 3rd day of March, 1986. AYES: Commissioners Barnes, Burnham, Mack Petty and Raley NOES: None ABSENT: None Planning mmissio Chairperson A ST: •L anning Director -3- • A �1ivy NISSAN March 22, 1989 Mr. Rod Barger Senior Planner Planning & Zoning Department City of Oakland P.O. Box 2340 Dublin, CA 94568 RE: Renewal of Conditional Use Permit 1/PA 86-002 Dear Mr. Barger: Enclosed you will find all the necessary documents required by your Planning Department to review and process a renewal on our Conditional Use Permit #PA 86-002 for our Automobile Dealership (Valley Nissan/ Mitsubishi) located here in Dublin. - Application Form - Application Fee $35.00 - Environment Assessment Form - Location Map - Mailing Labels for property owners within 300 feet - 8} x 11 Reductions of Plans - Site Plans - Landscape Plan - Floor Plan of Building Also, I would like to provide your Planning Department and the City of Dublin with some information about our Automobile Dealership, located at 6015-6015B Scarlett Court, here in Dublin, California. As you might already know, through our recent advertising, we are new to the Dublin Business Community. The principal owners of this dealership, and the property, have also owned British Motor Car Distributors, Ltd., located at 901 Van Ness Avenue in San Francisco for the past thirty years. Our operation here in Dublin consists of two Factory Authorized Automobile Dealerships, one with Nissan Motor Corporation and the other with Mitsubishi Motor Sales of America. The Nissan Dealership, which has been here a few years, is located at 6015 Scarlett Court where we have a New and Used Car Sales Department, Service Department, and Parts Department to serve this n 1� L . ATTAINMENT MAR a 21989 DUBLIN PLANNING 6015 Scarlett Court • Dubin Ca 94568 • (415)829-0800 \]'0101k ILLLBa'27 NISSAN Page 2 market area. The Mitsubishi Dealership, located at 6015B Scarlett Court, is a startup operation, having just been appointed last December by Mitsubishi Motor Sales of America. We also have a Mitsubishi Sales Department supported by a small Service and Parts Department that will grow as our market penetration increases. Currently, we employ nearly sixty people from the Dublin and surrounding Communities. Naturally, our Automobile Dealership here in Dublin will continue to provide substantial tax revenue and help support our economy on a local and state level. I hope you will find all the information provided helpful with your renewal process. If you should have any questions, please don't hesitate to call! Since ely, r K ne h Boswe 1 Gener 1 Manager KB:wf enclosures cc: Laurence L. Tong, Planning Director Juanita Stagner, Zoning Investigator • 6015 Scarlett Court • Dublin Ca.94568 • (415)829-0800 o di D Z Da 2 r, o x�1 • W x K O r0.Z F➢ v ♦♦ — —_I 3 "----- o�oa ts9>>r S. -----) ( r -- I - - - I- -- _. J °f -�- 'J J __ �. ! j 1--. 0_ )1: v u • •• i _ 31 i 1.• fy 171—= r W it i CC J -- j °��°, 2 y J __ — d i --A ; !i 1L --. -I r i — — lrol_ :1 r , I __ —.. I z € I ; / - -- I I ■• i I �/i = wl 0 -1 - -- a 1 — J ( ( a. I I -- ---- I F— --•— ; 1 Cl_ • . , , I , — DD L AIEC. E1IMED __ AUMI1IDIT3G N IP N n d i d � 0v di Z —olio 1150.1 Al,-et ink`__ -r?1 1 Q. -- o rods S S9 JJY *ten» onroy� Do Q l o z i — „ i it I K Ot I '' eF i 2 la — FI_ -- (� 7� I a Iii " V II tl I y tea_ -- .� �� : N - — N _ (—I 0 — —�1 I . Erm� g n q o ;\L' ' a —1— —. Ill J {fe` rc 0—. 4 ' — >2 I I 1 Al 7 w — I " co — c= — g d— —0)------ `..it V J oa ,@ ii ci.. �z (I CI Q 1 �j dl� I � ,___,_, _______ 0 ._ „,,,, , . 1 L_ 1 — , , __, 0 . i,----_—_-: J us; ti J W 11 —_ 00 ED itit AR 2 2 89 aTU UN P NING CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: June 19, 1989 TO: Planning Commission FROM: Planning Staff REPORT PREPARED BY: Laura Hoffmeister, Associate Planners SUBJECT: PA 88-117 Doyle Fence Variance GENERAL INFORMATION: PROJECT: A Variance request to allow rear yard fence up to 8' 6" feet tall where a 6 foot maximum is allowed APPLICANT/PROPERTY OWNER: Ronald & Carole Doyle 8121 Via Zapata Dublin, CA 94568 LOCATION: 8121 Via Zapata ASSESSOR PARCEL NUMBER: 941-2752-24 PARCEL SIZE: 7200+ square feet GENERAL PLAN DESIGNATION: Single-Family Residential (.9 - 6.0 du/acre) EXISTING ZONING AND LAND USE: R-1-B-E (Single-Family Residential Combining District) Single-Family Two-Story Residence SURROUNDING LAND USE AND ZONING: R-1-B-E (Single-Family Residential Combining District) Single-Family Residences ZONING HISTORY: July 31, 1979: Alameda County Board of Supervisors approved Tentative Map Tract 4077 for Gregory Group subdividing 25 acres into 47 single- family lots and one 10-acre parcel as permanent open space. November 20, 1980: Alameda County Zoning Administrator approved an Administrative Conditional Use Permit (AC 3910) allowing this lot be used as a sales office and model home complex for Tract 4077, Gregory Group. October 1988: Zoning Clearance issued to allow construction of a patio cover attached to the house and deck less than 30". October 12, 1988: Building Inspector discovered an existing spa was installed without permits. On October 14, 1988, Owner notified by Building Official that spa was improperly installed and installed without permits. COPIES TO: Applicant/ Owner ITEM NO. v File PA 88-117 October 26, 1988: Building Inspector discovered fence replaced. New fence is taller than 6 feet. Owner subsequently applied for a Variance. March 14, 1989: The City of Dublin Zoning Administrator denied a fence height Variance request (PA 88-117) to allow rear yard fence taller than 6 feet. March 16, 1989: Owner/Applicant appealed the Zoning Administrator's decision. APPLICABLE REGULATIONS: Section 8-60.55(d) (Fence Height Limitations) of the City Zoning Ordinance establishes 6 feet as the maximum permitted height for fences, walls and hedges in a residential district. Section 8.60.56(c) of the City's Zoning Ordinance allows exceptions to fence height limits established in Section 8.60.55, allowing higher fences around swimming pools or spas provided that the portion of the fence which exceeds the height limitation is constructed of a material capable of admitting not less than 90% of light measured by a reputable light meter. Section 8-93.0 (Variance) indicates that the strict terms of the Zoning Ordinance may be varied in specific cases upon affirmative findings of fact upon each of these three requirements: a) That there are special circumstances including size, shape, topography, location or surroundings, applicable to the property which deprive the property of privileges enjoyed by other property in the vicinity under the identical zoning classifications; b) That the granting of the application will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone; and c) That the granting of the application will not be detrimental to persons or property in the neighborhood or to the public welfare. Section 8-93.1 - .4 establishes the procedures, required action and effective date for granting or denying a variance, and indicates the granting of a Variance shall be subject to conditions, limitations and guarantees. ENVIRONMENTAL REVIEW: Categorically Exempt - Class 5 Minor alterations in land use limitations - variances NOTIFICATION: Public Notice of the June 19, 1989, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. BACKGROUND: On March 14, 1989, the Zoning Administrator held a public hearing to consider a Variance application from Robert Doyle to allow up to a 8'-6" high fence (now existing) where a maximum height of 6' is permitted. After receiving testimony from Staff, the Applicant and general public, the Zoning Administrator adopted Resolution No. 06-89 denying PA 88-117, the Doyle Variance request. On March 16, 1989, Mr. Doyle appealed the Zoning Administrator's decision to the Planning Commission. The Variance application is a result of a zoning violation discovered during on-site building inspections. In October, 1988, the Owner was issued a permit to install a patio cover. -2- On October 12, 1988, an inspector discovered an existing spa had been installed without obtaining necessary permits. On October 25, 1988, the owner was issued a building permit and zoning approval clearance for installing a deck, patio cover and relocating the existing spa. During subsequent on-site inspections the rear yard fence was removed and replaced. However, the new fence was constructed taller (up to 8' 6") than that allowed by the Zoning Ordinance (6 feet). The owner was advised by the Building Inspector that the new fence height exceeded that allowed by the City ordinance and to reduce the fence height to the required 6 foot maximum. The owner subsequently applied for a Variance, rather than reducing the fence height. ANALYSIS: The Applicant's lot is generally rectangular shaped measuring approximately 73' x 114'. It is situated on the north side of Via Zapata with the rear property line adjacent to a natural looking downsloping drainage way which is located on the adjoining lots property. Homes to the north, east and west are similarly developed single-family residential properties. The Applicant constructed a new fence on the top of a 30-inch maximum raised rear yard deck resulting in up to a 8'6" tall fence as measured from grade along the exterior of the fence. The fence is constructed of a 1"x6'+ wood frame with approximately 1-2'- tall wood lattice work on the top. Most of the fence is 7'6" to 8' tall, with a portion at the northeast corner at 8'6". The Applicant's written statement indicates that the additional fence height is needed to provide for privacy and to reduce intrusion from nearby living wild animals. The two-story house is one of several two-story houses in the area which have rear yards with decks adjoining the natural drainage way. In order for the Applicant to retain the existing 8'6" foot tall fence a Variance must be granted. Prior to granting the Variance, three mandatory findings of fact must be made. These findings state: 1) that there are special circumstances relating to physical characteristics (such as lot size, shape and topography) which would deprive the property owner of privileges enjoyed by others in the identical zoning district, 2) that the granting of the Variance does not constitute a grant of special privileges, and 3) that the Variance will not be detrimental to the neighborhood. A review of the Variance request reveals there are no special circumstances related to the physical features of the site different from that found elsewhere in this neighborhood and zoning district which would warrant granting this Variance request. The size, shape and topography of the Applicant's lot are similar with other properties in the same zoning district and neighborhood. The Applicant stated need for the fence extension in order to provide privacy from the creek does not constitute a special circumstances which would warrant granting the Variance request. The residences which share the adjoining rear yard have homes placed 200+ feet in distance from the rear property line. Additionally, the creek or drainage way contains thick and tall vegetation which obscures views into the rear yard. The Applicant has a spa in the rear yard. The Zoning Ordinance does provide an exception to the 6 foot maximum fence requirement whereby a fence around all or part of a tennis court, playground or swimming pool (including spa) may exceed the 6 foot height limit, provided that the portion of the fence which exceeds the height limit is capable of admitting 90% light. The Applicant has a rear yard spa. However, the fence does not admit 90% light as required by the Zoning Ordinance for fences in excess of 6 feet situated around pools or spas. It appears the maximum amount of light the lath area would admit is 50%. Although Staff recommended denial of this request, Staff presented the Applicant with alternatives which could assist in attaining his desire to maintain privacy in his rear yard, while at the same time gaining full -3- compliance with the City zoning standards. If the Applicant modified the portion which exceeds 6 feet in height to comply with the 90% light admittance requirement, a Variance would not be necessary. Alternatively, tall growing plants, trees and shrubs could be strategically placed on the outside of the fence or within planter boxes inside the fence area to provide additional screening. The Applicant felt neither of these alternatives would be as effective or desirable as the existing illegal fence. Inasmuch as there are no special circumstances related to this property which would deprive the property owner of privileges enjoyed by other properties in the vicinity, and other options available in the City's ordinance which would allow for screening in compliance with City zoning regulations, Staff recommends the Commission uphold the Zoning Administrator action denying the Applicant's request to vary from the permitted fence height. RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Resolution denying the Variance request, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt the attached Resolution upholding the Zoning Administrator's action denying PA 88-117 Doyle Fence Height Variance ATTACHMENTS: Exhibit A: Draft Resolution upholding the Zoning Administrator's action denying PA 88-117, Doyle Fence Height Variance Background Attachments: Attachment 1: Applicant's appeal letter Attachment 2: Appealable Action Letter dated March 15, 1989 including Resolution No. 06 - 89 denying PA 88-117 Attachment 3: Applicant's written statement Attachment 4: Applicant's Petition of Support Attachment 5: Site Plans Attachment 6: Elevations Attachment 7: Photographs Attachment 8: Location Map Attachment 9: Building Inspection Documents -4- RESOLUTION NO. 89 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN UPHOLDING THE ZONING ADMINISTRATOR'S ACTION DENYING PA 88-117 DOYLE FENCE VARIANCE REQUEST TO ALLOW A FENCE TO EXCEED THE FENCE HEIGHT AT 8112 VIA ZAPATA WHEREAS, Mr. and Mrs. Doyle have filed an application for a Variance from Section 8-60.55 of the City's Zoning Ordinance to allow up to a 8'6" foot high fence on the north rear yard property line at 8121 Via Zapata; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and has been found to be categorically exempt; and WHEREAS, the Planning Commission held a public hearing on said application on May 14, 1989; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the application be denied; and WHEREAS, on March 14, 1989, after hearing and considering all said reports, recommendations and testimony as herein above set forth, the Zoning Administrator denied PA 88-117 Doyle Fence Height Variance request at 8121 Via Zapata; and WHEREAS, on March 16, 1989, Robert Doyle appealed the Zoning Administrator's March 14, 1989 action; and WHEREAS, on June 19, 1989, the Planning Commission held a public hearing to consider said appeal; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony as hereinabove set forth; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a) There are no special circumstances including size, shape, topography, location or surroundings, applicable to the property which would deprive the property of privileges enjoyed by other property in the vicinity under the identical zoning classification, in that the lot at 8121 Via Zapta is commensurate with other lots in the vicinity and zoning district, as the lot is rectangular in shape, with dimensions of approximately 73 feet x 114 feet. b) The granting of the Variance application will constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone, in that no special circumstances exist which warrant granting the Variance. Other properties in the City and same zoning district must comply with the fence height limitation imposed by the Zoning Ordinance, unless special circumstances exist. The granting of this Variance request will constitute a special privilege in that the Applicant may have a taller fence in conformance with Section 8-60.56(c) of the Zoning Ordinance. c) The granting of this Variance application would be detrimental to the neighborhood in that it would set a precedence of allowing fence heights in excess of 6 feet where it is unnecessary. Other options are available within the current code provisions that would provide a means to achieve privacy screening. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby deny PA 88-117 Variance application and directs the Applicants to bring the fence into conformance with the City's Zoning Ordinance regulating fences in the R-1 District prior to July 29, 1989. PASSED, APPROVED AND ADOPTED this 19th day of June, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson Planning Director -2- • 411P March 16, 1989 EVCEIMED Mr Laurence Tong Planning Director MAR 1 6 19P- City of Dublin 6500 Dublin Boulevard DUBUN P J.J. NING Dublin, CA 94568 Dear Sir: I hereby notify you, in writing, that I appeal your decision to deny my Request for Variance, PA 88-117 Doyle Variance. I request that my case be given to the Planning Commission as prescribed by law. I wish to note that I disagree with the Planning Staff' s facts in this case and I plan to have several more witnesses appear at my appeal review. Respectfully submitted, ai: /. O,i Ronald J. Doyle 8121 Via Zapata Dublin, CA 94568 Allachment APpCicav+ks 41peciAt,Q Par .Q,•tt� • ,a, , .�.,r°�s✓ -- CITY OF DUBLIN r _ Development Services " ,Planning/Zoning 829-4916 P.O. ox 2340 . Building & Safety 829-0822 Dublin, CA 94568 Engineering/Public Works 829-4927 APPEALABLE ACTION LETTER Date: March 15, 1989 IIEED MAIL Re. Planning Application #: PA 88-117 D le Variance Project Description: Request for Variance to allow rear yard fence to exceed the 6' 0" height which is typically permitted. Finance Control #: N/A Project/Site Address: 8121 Via Zapata Assessor Parcel Number(s) : 941-2752-24 Applicant/Property Owner: Ronald & Carole Doyle 8121 Via Zapata Dublin, CA 94568 Dear Applicant: The above referenced project was acted upon on March 14, 1989, by the: X Zoning Administrator Planning Director Planning Commission City Council and was: Approved Approved subject to conditions X Denied Findings and Conditions of Approval are attached. This action becomes final and effective at 5:00 p.m. on March 24, 1989, unless appealed before that time in accordance with the Zoning Ordinance and other applicable regulations. If you have any questions regarding this matter, please contact Laura Hoffmeister, the Project Planner, or me. Sincerely, Laurence L. Tong Planning Director i LLT/LH:ga 3 1i 4 V Zoning Administrator ATTEST: nfAZ2 L/ \`1' ssociat annex RESOLUTION NO. 06 - 89 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF DUBLIN DENYING PA 88-117 DOYLE FENCE VARIANCE REQUEST TO ALLOW A FENCE TO EXCEED THE FENCE HEIGHT LIMITATIONS AT 8112 VIA ZAPATA WHEREAS, Mr. and Mrs. Doyle have filed an application for a Variance from Section 8-60.55 of the City's Zoning Ordinance to allow up to a 9 foot high fence on the north rear yard property line at 8121 Via Zapata; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act and has been found to be categorically exempt; and WHEREAS, the Zoning Administrator held a public hearing on said application on May 14, 1989; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending denial of the Variance application; and WHEREAS, the Zoning Administrator heard and considered all said reports, recommendations and testimony as hereinabove set forth; and NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Zoning Administrator does hereby find that: a) There are no special circumstances including size, shape, topography, location or surroundings, applicable to the property which would deprive the property of privileges enjoyed by other property in the vicinity under the identical zoning calssification, in that the lot at 8121 Via Zapata is commensurate with other lots in the vicinity and zoning district, as the lot is rectangular in shape, with dimensions of approximately 73 feet x 114 feet. b) The granting of the Variance application will constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone, in that no special circumstances exist which warrant granting the Variance. Other properties in the vicinity and same zoning district must comply with the fence height limitation imposed by the Zoning Ordinance, unless special circumstances exist. The granting of this Variance request will constitute a special privilege in that the Applicants may have a taller fence in conformance with Section 8-60.56(c) of the Zoning Ordinance. c) The granting of this Variance application will not be detrimental to persons or perperty in the neighborhood or to the public welfare. BE IT FURTHER RESOLVED THAT THE Zoning Administrator does hereby deny PA 88-117 Variance application and directs the Applicants to bring the fence into conformance with the City's Zoning Ordinance regulating fences in the R-1 District prior to April 24, 1989. PASSED, APPROVED AND ADOPTED this 14th day of March, 1989. Zoning Administrator ATTEST: ssociat anner ti Attu tent _; z vkta•Ui 00. PETITION FOR VARIANCE SUBJECT PROPERTY: 8121 VIA ZAPATA, DUBLIN, CA. RE: FENCE WITH LATTICE WORK SOLID FENCE FROM GROUND TO LATTICE 6 FT 0 INCHES " TOP OF LATTICE 7 FT 3 INCHES DECK/SOLID FENCE TO LATTICE 4 FT 11 INCHES " TOP OF LATTICE 6 FT 2 INCHES WE REQUEST A VARIANCE DUE TO THE SPECIAL CIRCUMSTANCES , BASED ON THE LOCATION OF SURROUNDING TOPAGRAPHY OF OUR HOME. OUR CLOSEST NEIGHBOR BEHIND OUR HOUSE IS LOCATED OVER 100 FEET, BEYOND OUR BACK FENCE. THE DRY CREEK RUN-OFF ZONE BETWEEN OUR HOME AND OUR REAR NEIGHBOR ( 11901 WEST VOMAC) IS AN EASE- MENT AREA FOR THE COUNTY AND IS FILLED WITH TREES AND BRUSH, WHICH PROVIDES ALMOST COMPLETE PRIVACY. WE FEEL THE SIZE AND CONSTRUCTION OF THE BACK FENCE ADDS SECURITY TO OUR HOME FROM THIS DRY CREEK DRAINAGE ZONE. POSSUM AND RACOONS HAVE ENTERED OUR YARD FORM THIS BACK AREA AND THE NEW FENCE GIVES US A GREATER SENSE OF PROTECTION FOR OUR HOME AND OUR CHILDREN. OUR HOUSE IS LOCATED ON A HILL SLOPE, MAKING THE WEST SIDE HIGHER THAN THE EAST SIDE. PROOF OF THIS IS, THE WEST SIDE -7 FENCE COMMON TO 8127 VIA ZAPATA IS, NINE ( 9 ) FEET HIGH ON MY SIDE, WHILE THE COMMON FENCE TO 8115 VIA ZAPATA ON THE EAST SIDE IS ONLY FIVE ( 5) FEET. WE REPLACED OUR BACK FENCE AS PART OF A NEW REDWOOD DECK INST- ALLATION. THE NEW FENCE, WITH LATTICE IS APPROXIMATELY THE SAME HEIGHT AS THE FORMER (ORIGAINAL) FENCE. WE HIRED A LICENSED CONTRACTOR, TRI-VALLEY SERVICES, TO PERFORM ALL WORK UP TO CODE. WE HAVE A SPA IN THE REAR OF THE HOUSE, AND BOTH THE CONTRACTOR AND I BELIEVED WE ARE WITHIN THE LETTER AND SPIRIT OF THE FENCE HEIGHT REGULATION, BECAUSE OF THE SPA. BOTH MYSELF AND THE CONTRACTOR MADE PERSONAL VISITS TO THE CITY OF DUBLIN OFFICES, TO MAKE SURE WE WERE PROCEEDING ACCORDING TO CITY REGULATIONS. WE FEEL THIS FENCE IS IN VERY GOOD TASTE, AND IT ADDS TO THE QUALITY AND VALUE OF OUR HOME. IT DOES NOT OBSTRUCT THE VIEW OF ANY NEIGHBOR. THE FENCE, THE THE DECK, WILL IMPROVE OUR FAMILY ' S QUALITY OF LIFE AND OUR SATISFACTION RESIDING IN THE CITY OF DUBLIN. YOUR ACCEPTANCE OF OUR REQUEST WILL BE GREATLY APPRECIATED RESPECTFULLY SUBMITTED RONALD J. DOYLE CAROLE V. DOYLE /- DATED # . �� A'J7 Y 7", AUathmfl . appll auft45 1atirigoi- VA-41% •u1 A ' s: tbeLt b, *.L t ... :bwt a .s ,.. $ .•,.. , i '-'''' Planning Director City of Dublin 6500 Dublin Boulevard P Dublin, CA 94568 $, E 'C E 1 Dear Sir: MAR 1419e p PLANNING We, the undersigned, add our support to Ronald & Carole Do le of 8121 Via Zapata, in their request for approval of Variance PA 88-117. We feel the height of this new fense reconstruction should be allowed based on the topography, location and overall improvement value to the neighborhood. We request this petition be submitted to the Dublin Planning Director at the March 14, 1989 hearing on this matter as an interested person' s opinion. 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'1 ' >III / / w {7. 0 PREPARED FOR PREPARED 6Y _ rw:.wsn„n THE PART OF THE �^ mr. 0 4041 CITY OF SANTINA WEN, igNING MAP I, c , DUBLIN �_'� THOMP' %•'l"' N ( PRINTED ,, -IE CITY OF m r ` a• u� ' r .it , NI r OCTCD i 1986 uuuLIN MIDI IN o T N INO OM t'raw RaaA l'..c«a,l•�I,b.W PISI .• 7�1 SdOlind and Thmmncnn.l..,r- .-1 I.-r-I- •.,--- .:ie, y • :M: i e /D a CITY OF DUBLIN NUMBER i Building Inspection Department ,ram SPECIAL INVESTIGATION n 1, idress ? /o aa 1f1�- 7� -a�U ��a Zone Locality � n n ane r 4G --T rner ' s Address f/A / aat, itipa-7‘-- ' - ' * ame of Person Making Request Date of Request /l-/��� ddress of Person Making Request Phone nature of Request or Complaint i/Z4 �� 67 )ate of Investigation tc,- t2-`� Inspector l`liit—r . - CLINtE[Z —I�tl .4.1c .r N1Tt .-( rt, c7 CS c- \(cOcr1-rc o Cn<< f5"ctrc i i--�►aZ it )�'z-tern. t":,) �4Jf=1- (�_. r— ► t\ "-- t �.-t`rr.f) -� �At.r'1.(L C'C-0--imcf� k1ew.GZ_ cx t_yvttz.I . 0 t Di'4— r('C 1 aQC- E 4\ .t5 c i t_c -r t r\ C,Z/\( 0 IS 0.4. -Ist AR_ CC:10_1M__. . CqE,2) l c\ iTcic__\ 7qc• \ t J �cp,._) 101 V7--)\GSA - QvJnc ✓ StA l�ti-r,, r( - ss)3 rV.,�OC34iCVn prAA ) (0\Q A - do c-I_. ID\7 V l`�gj — '4)P ( ,m1A-' 1 SSA CI - 41..tAp e-v�!_. Pct 17r k.t i t CI)r,u.0 �"' V\: .�QC,...t 0..A LE t^^ — —1 k.•\_ G�tom_ ' \--CCI,.s-€ S g T CK li( etc_ C.o O.A.t21_ I e-D - FE-►J(_v 1S E') tJZY 1 U6N'C" .T 1S - r-1,4 I Ems_ A t�l (c t -n`' M P,v- , Ar-t kb tA)t -- -4✓�V To ? N t N)( 11, V f�"C - - Pt.. -t�l i 1 t OCT- off- ti k.m _ c` (111W k.; ,-,,,,C,—,f.,,....-<.... ...-�.-c cg,.�,w; -;-,-:,r ._..... .--.. *.r•. . ..---�1. .v!!t y�Sv6-..-i 3..n-z-,..'�-.1R.-'..:txi„..,,:Ke. ., ....,..: 3,4"'a,. i 1ll AflcImiç4 . t 4 7'• -APPLICATION FOR BUIL .NG AND/OR ELECTRICAL, PLUM^;G, MECHANICAL PERMIT City of Dublin-Building Inspection Dept. 6500 DUBLIN BLVQ',DUBLIN,CA 94566 THIS APPLICATION,WHEN VALIDATED, IS YOUR PERMIT. Expires , 1 Year; ❑2 Years: ❑_ — INSPECTOR'S-ORIGINAL PART 1 - APPLICANT TO FILL IN: Inspection Request 829-0822 VALIDATE HERE I. BUILDING ADDRESS: /2 / et, ago �.jO BETWEEN CROSS STS AND_. C / p J q �j� II -/ IL APPLICANT: ❑OWNER, RACTOR QQ cc DRIVER LIC NO/V1_593!6�PHOONE JO_/2__�"[_1._- III. OWNER'S NAME: p-/(/'�i fe ,w � /� HOME -IL F-4-+ 5501 P ADDRESS—a1_z_- _- ITY r -/-1� _ZIP_�_}�y/ v 0'7 3 3 IV. CONTRACTOR'S NAME: _ _ ----V-A SJ1dA[rf-5 1PHONES� C�!,�!-l�J—. /) ,,,,, -:-ADDRESS--t�I CA'S CITY P/�LsSS /N ZIP1L - " 6 "� r�- ll"---' V. ARCHITECT OR ENGINEER NAME: / PHONE STAT IC I _ J��S ADDRESS _ 1_" CITY. ZIP VI. LEGAL DESCRIPTION(Fill in one of the following): PART 2: ELECTRICAL, PLUMBING, MECHANICAL A TRACT ��� BLOCK -. LOT 3 —BLOCK PARCEL B BOOK__ _ A ELECTRICAL SERVICE 600 Voss or Less NO. FEE Over 600 Volts C. PARCEL MAP PARCEL Over Inc Fee Ea add 100 Over Inc. Fee Ea.Add KVA __ _ _ 0 100 i 600 200 KVA NO FEE VII. DESCRI/PTIDN OF WORK TO BE DONE More than 1 meter _ New v_Addition Alteration__Repair Y Moved___Demolish Reneeal_ MOTORS.GENERATORS.HEATERS.FURNACES. C ELECT.CIRCUIT AMP.CAP. WELDERS,TRANSFORMERS,RECTIFIERS,AIR CONO'RS OVER INE NO. FEE A DESCRIBE NEW BUILDING Gross Area Sq Ft. Ho KVA OR CC { v xvA oR x OVER-INC NO.t FEE hOveR_i,Z1 NO FEE 0 20 . No Stories_ Exterior Wall Covering ---- 0 1 i 15 50 j I21 30 .. B DESCRIBE PRESENT BUILDING Gross Area Sq Ft 1 ' 1 2 I 50 100 I I31 a0 No.Stones Exterior Wall Covering 1 2 5 100 - I (at 50 C DESCRIBE ADDITION 5 15 151 70 Gross Area Sq.Ft.No Stories ' D IS BUILDING/ADDITION Heated Yes No —Cooled Yes No FOR MOTOR GENERATOR SETS 1 71 Lao _, ADD 50%TO TOTAL tot - VIII.DESCRI ALTER PON OR REPAIR WORK OR ADDITION ' • 7 ITEM 'NOI FEE ITEM NO. FEE ITEM NO. FEE �.0 r e•crren ,.water r,eaca 27 Loot Standards r 2 E Fumo+p 15 r 2.Dry Clw rral Fn Esrgwrr+q Mppsance or iTrepi o Koh SystemC 3 Water Pang Eun awl Ousel. ' a Owe Prong Sys's, i6 F,rn B✓r.rrq Mot Na Users]Above 25 Fre Awn.System IX. PROPOSED USE OF BUILDING 5 Gas Pena Sysem Do•esi.: 26 Fee Mann Detects ram Part re a System 6 Rei geranl 17 Erna..Fans X. PRESENT USE OF BUILDING P,pv,q System _ is Fans a Sr N•nd4rg tines toStorage a arc 27 Fuss Storage Tanta r Dua Nang Systen. .t .'p syeen. Less art 1,pp0 Gal �� a Gas tales I I I Io6d Loud Fwl Bump Aodsrrss XL VALUATION(Include costs of ell Labor and Materiel) cE: l BTU;MP f9 angst .Syr an 19 iseanng a Coot Cog a m Eiemes LICENSED CONTRACT••S DECLARATION io Rogow - I hereby OM that I am licensed under provisions of :pre,9(comme ng with Section 7000i of Division A,r Ovn a l r.3 3 of the Business and Professions Code.and my Ilk e is in full for/r d i 20 Pus Cowmen /5` _ A �/•��I,[1 t1 F,re Danvers 1.3 5 '_icons.Class /`r J 7 0 "ea'r' /...j,I{'y7��] .� 12 Rsaierq.pexanc 21 comnwar or Date/3 O��( 2r+ Contractor A Rero Cooing I 5o.am rangemotC 17(loses I (22 Vent a Ciurrne• I Dec Pro Mecn OWNER-BUILDER DECLARATION 1Mei"' Min Fee I hereby affirm that 1 am exempt from the Contractor's License Law for the following reason(Sec 7031.5. FOR OFFICE USE ONLY - Business and Professions Code Any city or county which requires a permit to Construct.alter.improve. )) • demolish,or repair any structure.prior to its issuance,also requires the applicant for such permit to file a BLDG.ADDRESS FP '�I . signed statement that he is licensed pursuant to the provisions of the Contractor's License Law(Chapter 9 (commencing with Section 7000)of Drwslon 3 of the Business and Processions Code)or that he is exempt RCV.D/D /? a..S_EXC. - -MI PERMIT FEE �Q therefrom and the basis for the alleged exemption.Any violation of Section 7031.5 by any applicant for a /..7 permit sub)ects the applicant to a civil penalty of not more than five hundred dollars(550011 GROUP OVER 60 CNEL ENERGY SURCHG p I,as owner o1 the property.or my employees with wages as their sole compensation.will do the work. and the structure is not intended or offered for sale(Sec.7044.Business and Professions Code The TYPE /4V SPRINKLED PLAN STORAGE Contractor's License Law does not apply to an owner of property who builds or improves thereon,and who ! does such work himself or through his own employees.provided that such improvements are not intended or WATER RECPT s PERMIT PROCESS offered for sale. It, however, the building or Improvement is sold within one year of completion, the owner-builder will have the burden of proving that he did not build or improve for the purpose of sale.) SEWER SCHOOL ADDL.PROCESS p I,as owner of the property,am exclusively contracting with licensed contractors to construct the protect(Sec.7044.Business and Professions Code.The Contractor's License Law does not apply to an FIRE SUB TOTAL owner of property who txidds or improves thereon,and who contracts for such protects with a contractor(s) licensed pursuant to the Contractor's License Law.). PA# GEOL.RPT. p I am exempt under Sec. .&SP C for this reason APPROVED z 1�� S.D .7-1 USE ZONE ' ING APPROV g /- 6j J /0 - -•.0 r Dale —Owner ' WORKERS'COMPENSATION DECLARATION HEALTH DEPT.APPROVAL BAL.DUE Q. I hereby affirm That I have a certificate of consent to sell-insure,or a certificate of Workers Compensation INSPECTION RECORD Insurance,or a certified copy th eol(Sec.3800.Lab.C.). ���/C/ Policy No. Company n �7rC:.iIF�L���/' 7, i'l IV,' �i./ ❑ Certified copy y�tty'his Ex a D ,/,' ^ p Certified cop s I tl vJtJ city J n ins .o ent r Date Applicant i CERTIFICATE OF EXE ION FROM WORKERS' jitif COMPENSAT N INSURANC (This section need not be completed it the per t_7�(for one hu dollars(St001 or less 1 I codify that in the performance of the work for Y'this permit- .•ed.I t ploy any person in - - - - -- any manner so as to become sugect to the ' ••a•••- - • La I Cal a./, . / `-'asvr ""Date Applicant !te/ . NOTICE TO APPLICANT: If,after making this Certificate of Exemption.you should become subiect to the Workers'Compensation provisions of the Labor Code,you must forthwith comply with such provisions or this permit shall be deemed revoked. CONSTRUCTION LENDING AGENCY I hereby affirm that there is a construction lending agency for the performance of the work to which this permit is issued(Sec.3097,Civ.C) Lender's Nam Lender's A a s > I certify el I ve read this a lion a aty't he above information is correct.I agree to comply with all city unty ordlna a ate law ling building construction, and hereby authorize repro tat s of Ihi to er upon ve- a honed props for inspection purposes I e /.3.vcTbt= ate Signature of Applicant or Agent APPROVALS APPROVALS ITEM INSPECTOR DATE ITEM INSPECTOR DATE ITEM INSPECTOR DATE FOUNDATION i PIERS SHEAR ROOF DIAP FINAL ELEC. UNDERGROUND ELECTRICAL ROUGH ELEC. FINAL PLUMB. UNDERGROUND PLUMBING igg Ill_ ROUGH PLUMB. FINAL HEAT UNDERFLOOR PLUMBING ROU H HE GAS TEST • UNDERFLOOR HEATING FR � FINAL of/f P//17 UNDERFLOOR FRAMING . ATH PG&E LLL[ ���"" Iry • --"`-ljkIDERFLOORINSULATION 3 al ICVII in lik INSULATION '..ACe., DRYWALL t r z'7. -i . "' y7, + S my F °�•: r 7 * ::' .h P 7,.- ,v, .rare t # iN.- -• - k S fiY°L ."a.4"aik,F�`�, -• �a 1y � -: ,� ". p �a tad i -z3 .'�� 'A, „es �;a ry • i._' * 7��,��.,�:� `iS.h�.= ,.�, 4;S..r 4€�' �€+�re. -� C s..� z .x `3. '`). .i ;4,• } - A 1roi$ a FPRO yr i•—D A."c t _!.-"-::11 ::::::— • - a , `M1� d G to hesoluto:t too. �y`r r • K SS71 17 D P cJ y Li '�c1 Cif A.. _ .. 1 ' j���� '�/3 c%j � 1 ote indicated F14ti ttl.,dtflcatl 1 - — R Date ` Cy 0 5 ii40 --?cy, /1.4-i r. •ids. i .►..'..�_.•--.•..-w.;— sue+---j- ,•..yi�-- IST;LV A __r1-4.17‹,( , _ s - 2....... . __ __ , ,.,., ...(1,11,4. i __ .. i , MNy ri vucny P • AI � a 'J " II Oar 7 ilia, 5,.....i, la (C`1)1 .)'L.3) ila .....1 . e 0$ X g/) 4 448.'' p • ill dr' �a. E1/4 r I B t 2f �3.4l0 IL T.G U aI ` /0.00 Q0 0 i '` 3.56,' .R► Q' p3.3z--.---07-0—n ,/A 2� PATH r / � ``a'S pa�I�3rp�1 / : — - —i -- --=- — 04 43a(gnS 'pa:i3atI,1I ONINOZ 01 Sb 1N3W1Jbd3CI ONINN 4VIddd - DU8L/// hI/LL S' ASSOC/ATES DRAWN IrriN,yv DAMS-e3o T R A C T 4 0 77 aECXroBITS . SCALE. PLOT PLAN LOT 363 „ a,Io»., ,o. o.M . 162/ L�6L/N 1 ALAMEDA COUNTY , CAL/FORA//� SHEET © OF l CREE/Cy#�AQ�N & D'ANCELO CONSULTING ENGINEERS /IBZG�J ce_i i4 &YD OUBLIN; cAL/f- DRAWING NO. REV.NO. (4/5)828'= A .2 3 O 9�Y9: `f dr i•, Y 3'�, f�..A$t µ*' ',+,"tt.,&t..till: t:yN� 1 . • T Y= 4 #� }rt J^ ff3.::� i�^k- Sf..Y,"Y F 'A ;,r• aa' 'lYR A .h.s} _ 4 ; } , 1 TRI-VALLEY SERVICES "CONSTRUCTION UNLIMITED" P.O. Box 1805, Pleasanton, CA 94566 829-7781 449-6044 — 11)1.0 o0 t1 Ppi'o CxD u e4-C — �cGrL Q,4,u sccnZA Lg I Cna` srec.-{i Ca 1,-3 ;`;�.�, SEA not-4/• N G s zf� Z�G �c sr,�2 • 12) ���FA n �s•r� G• �o�1 Nr�uC31 S is 1�Ll� 1Ais ,~ 45 ; ,� G • • r c s 1 r • 94,10 e 1 l.5 ' � /'�C r z r Fa.�%,' `r r r .� �_..•Lcj,,,�„� S� n� Y,��o A��NR1�P AP � � DI- �D T ASTpZONIN at OCl.ec�c Su a G eryditic bl�ct to F�•-�-r —•- Sane s �nc�rcated r CAN FA_T o �.,s...L i Date_ Z7�� ' i 3'e •� . L I .or- 2 a` A`t 1 r / 1K1 •ritF-n•. .1 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: June 19, 1989 TO: Planning Commission FROM: Planning Staff L REPORT PREPARED BY: Laurence L. Tong, Planning Director 11. SUBJECT: PA 89-068 Civic Center General Plan Amendment Study GENERAL INFORMATION: PROJECT: Civic Center General Plan Amendment Study to consider designating the Civic Center site a public/semi-public facility or similar land use designation APPLICANT: City of Dublin 6500 Dublin Boulevard, Suite 205 Dublin, CA 94568 REPRESENTATIVE: City of Dublin Planning Department 6500 Dublin Boulevard, Suite D Dublin, CA 94568 PROPERTY OWNER: City of Dublin 6500 Dublin Boulevard, Suite 205 Dublin, CA 94568 Dublin Information, Inc. P. 0. Box 2340 Dublin, CA 94568 LOCATION: Southwest corner of Dublin Boulevard and Sierra Court intersection ASSESSOR PARCEL NUMBER: 941-1401-14-8; 941-1401-23-2 PARCEL SIZE: 11.62+ acres GENERAL PLAN DESIGNATION: Retail/Office and Parks/Recreation EXISTING ZONING AND LAND USE: PD/C-0 (Planned Development - Administrative Office) District; M-1 (Light Industrial) District; Civic Center under construction SURROUNDING LAND USE AND ZONING: North: C-2-B-40 (General Commercial/Combining) District; Commercial South: I-580 Freeway right-of-way East : M-1 (Light Industrial) District; sports grounds West : M-1 (Light Industrial) District; research facilities ENVIRONMENTAL REVIEW: The City proposes to adopt a Negative Declaration which finds that the proposed project will not have any significant impacts on the environment. COPIES TO: PA 89-068 ITEM NO. g, 3 NOTIFICATION: Public Notice of the June 19, 1989, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: On April 10, 1989, the City Council authorized the Civic Center General Plan Amendment Study to consider designating the Civic Center site as a public/semi-public facility or similar land use designation. The purpose of the General Plan Amendment Study is to ensure that the Civic Center is consistent with the General Plan. The General Plan currently designates the Civic Center site as "retail/office" and "parks/recreation" (see map of Dublin General Plan - Primary Planning Area). The General Plan describes retail/office as, in part "...shopping centers, stores, restaurants, business and professional office, motels, service stations, and sales of auto parts...". Parks/recreation is described as "publicly owned parks and recreation facilities." The General Plan has a "public/semi-public facilities" land use designation that includes "uses other than parks owned by a public agency that are of sufficient size to warrant differentiation from adjoining uses...". It would be appropriate for the Planning Commission to recommend to the City Council that: 1) Prior to amending the General Plan, a Negative Declaration be adopted for the project. 2) Figure 1, Dublin General Plan - Primary Planning Area map be amended to designate the Civic Center site as a public/semi-public facility land use. 3) Section 1.8.1 Land Use Classification be amended to add "Civic Center" as an example under the description of public/semi-public facilities. RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from the public. 3) Question Staff and the public. 4) Close public hearing and deliberate. 5) Adopt Resolution regarding Negative Declaration and adopt Resolution regarding Civic Center General Plan Amendment, or give Staff and Applicant direction and continue the matter. ACTION: 1) Adopt Resolution (Exhibit A) recommending City Council adoption of a Negative Declaration; and 2) Adopt Resolution (Exhibit B) recommending City Council adoption of Civic Center General Plan Amendment. ATTACHMENTS: Exhibit A: Draft Resolution recommending City Council adoption of a Negative Declaration for Civic Center General Plan Amendment Exhibit B: Draft Resolution recommending City Council adoption of Civic Center General Plan Amendment Background Attachments: Attachment 1: Figure 1, Dublin General Plan Map - Primary Planning Area Attachment 2: Section 1.8.1 Land Use Classification; Public/Semi-Public Facilities description Attachment 3: Negative Declaration for Civic Center General Plan Amendment Study -2- RESOLUTION NO. 89 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A NEGATIVE DECLARATION FOR THE CIVIC CENTER GENERAL PLAN AMENDMENT WHEREAS, the City of Dublin proposes to amend the General Plan to designate the Civic Center site as a public/semi-public facility land use; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines, require that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, an initial study was conducted finding that the project, as proposed, would not have a significant effect on the environment; and WHEREAS, a Negative Declaration has been prepared for this project; and WHEREAS, the Planning Commission held a public hearing on said application on June 19, 1989; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the application be approved; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a) the project to amend the General Plan to designate the Civic Center site as a public/semi-public facility land use will not have a significant effect on the environment; b) the Negative Declaration has been prepared and processed in accordance with applicable environmental laws and guidelines; and c) the Negative Declaration is complete and adequate. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend that the City Council adopt the Negative Declaration for the Civic Center General Plan Amendment. PASSED, APPROVED AND ADOPTED this 19th day of June, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson Planning Director !v a RESOLUTION NO. 89 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT THE CIVIC CENTER GENERAL PLAN AMENDMENT WHEREAS, the City of Dublin proposes to amend the General Plan to designate the Civic Center site as a public/semi-public facility land use; and WHEREAS, the Planning Commission held a public hearing on said application on June 19, 1989; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and a Negative Declaration has been adopted; and WHEREAS, the Staff Report was submitted recommending that the application be approved; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby recommend that the City Council approve the following Civic Center General Plan Amendment: a) Amend Figure 1 Dublin General Plan - Primary Planning Area map to designate the Civic Center site as a public/semi-public facility land use; and b) Amend Section 1.8.1 Land Use Classification to add "Civic Center" as an example under the description of public/semi-public facilities. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend that the City Council direct Staff to edit, format, and print the up-to-date Dublin General Plan with all City Council approved revisions and without any other substantive changes. PASSED, APPROVED AND ADOPTED this 19th day of June, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson Planning Director WRIT B_ . . 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CI V lc CENTER ._ ,- _ -."------7_,..,_,......:,....L stTE IN CPAI-I6t.6ENERAL PLAN) LAND use pE416,JA-Tiors) Fo_or.4 RTAIL./oFftce ANC> PAPics/REC4z.EAllokl F I GURE i To PLA51-4 c/SE-Mi-PuBLA c FtvaL.i-TY-Ct v i c_ • A TIACHIIIIENT / CENTER. .. - /1 /1 Residential: Medium Density (6.1 to 14.0 units per gross residential acre). The range allows duplex, townhouse, and garden apartment development suitable for family living. Except where mixed dwelling types are designated, unit types and densities may be similar or varied. Where the plan requires mixed dwelling types, listed policies specific to the site govern the location and distribution of dwelling types. Assumed household size is two persons per unit. Recently reviewed projects in the medium density range include-Parkway Terrace (7.8) and Amador Lakes west of the Dougherty Hills (13.5). Residential: Medium-High Density (14.1 to 25.0 units per gross residential acre). Projects at the upper end of this range normally will require some under-structure parking and will have three or more living levels in order to meet zoning ordinance open space requirements. Assumed household size is two persons per unit. Examples of medium-high density projects include The Springs (17.8) and Greenwood Apartments (19.8). Comnercial/Industrial Retail/Office. Shopping centers, stores, restaurants, business and professional offices, motels, service stations,_and-sale of--auto parts are included in this classification. Residential use is excluded except in the Downtown Intensification Area. Retail/Office and Automotive. This classification includes all retail/office uses and adds auto dealerships, auto body shops, and similar uses. Residential uses are not permitted. Business Park/Industrial. Uses are non-retail businesses (research, limited manufacturing and distribution activities, and administrative offices) that do not involve heavy trucking or generate nuisances due to emissions, noise, or open uses. Residential uses are not permitted. Maximum attainable ratios of floor area to site area (FAR) are controlled by parking and landscaping requirements and typically result in .35 to .40 FAR's. Examples: Clark Avenue, Sierra Court. Business Park/Industrial: Outdoor Storage. In addition to the Business Park/Industrial uses described above, this classification includes retail and manufacturing activities conducted outdoors such as mobile home or construction materials storage. Example: Scarlett Court. Public/Semi-Public Public/Semi-Public Facilities. Uses other than parks owned by a public agency that are of sufficient size to warrant differentiation from adjoining uses are labeled. Development of housing on a site designated on the General Plan as semi-public shall be considered consistent with the General Plan. Determination as to whether housing should be permitted on a specific semi-public site and the acceptable density and design will be through review of a Planned Unit Development proposal under the Zoning Ordinance. Examples: Public and private schools, churches, C4Vk.Gefttev-.. Parks/Public Recreation. Publicly owned parks and recreation facilities. Open Space. Included are areas dedicated as open space on subdivision maps, slopes greater than 30 percent, stream protection corr;.i,,rc va ,=.,a- --- -----:__ Eli,. Aiiiiitith 2. CITY OF DUBLIN Development ServicesPlanning/Zoning 829-4916 P.O. Box 2340 Building&Safety 829-0822 Dublin,CA 94568 Engineering/Public Works 829-4927 NEGATIVE DECLARATION: Civic Center General Plan Amendment Study (Pursuant to Public Resources Code Section 21000, et seq.) LOCATION: Approximately 11.62 acres at the southwest corner of Dublin Boulevard and Sierra Court intersection PROPONENT: City of Dublin DESCRIPTION: Proposal to designate the Civic Center site a public/semi-public facility or similar land use designation in the General Plan. FINDINGS: The project will not have a significant effect on the environment. INITIAL STUDY: The Negative Declaration prepared for the Civic Center development, available for review at the Dublin Planning Department, identified standard construction studies and tests which have been conducted. There are no significant adverse impacts associated with either the proposed General Plan Land Use Designation nor the actual construction of the facility. MITIGATION MEASURES: None PREPARATION: This Negative Declaration was prepared by the City of Dublin Planning Staff, (415) 829-4916. SIGNATURE: urence L. Tong, Plan& Director DATE: June 15, 1989 ATTACHMENT 3 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: June 19, 1989 TO: Planning Commission FROM: Planning Staff REPORT PREPARED BY: Maureen O'Halloran, Senior Planner 104 SUBJECT: PA 87-012 Donlan Canyon (Blaylock, Gleason and Fletcher) General Plan Amendment and Environmental Impact Report GENERAL INFORMATION: PROJECT: General Plan Amendment request to include 197+ acre project site within the City's Primary Planning Area, to designate 19.1 acres for medium-high density residential, 13 acres for single-family residential and 164.9 acres for open space. Subsequent applications pending General Plan Amendment action will include Planned Development Prezoning, Subdivision and Annexation. APPLICANT: George E. Thomas Paragon Group Pacific Mutual Building 523 West Sixth Street, Suite 515 Los Angeles, CA 90014 PROPERTY OWNER: Mike Gleason P. 0. Box 107 Port Costa, CA 94569 LOCATION: North of Dublin Boulevard, West of Silvergate Drive in an unincorporated portion of Alameda County ASSESSOR PARCEL NUMBER: 941-018-03 and 941-018-04 PARCEL SIZE: 197+ acres GENERAL PLAN DESIGNATION: The project site is located within the City's Extended Planning Area, designated residential/open space EXISTING ZONING AND LAND USE: A, Agricultural/Grazing (Alameda County). Current land use grazing and construction yard SURROUNDING LAND USE AND ZONING: North: Agricultural/Grazing Land, Alameda County, Zoned A South: CalTrans Right-of-Way East : Valley Christian Center West : Agricultural/Grazing Land, Alameda County Zoned A COPIES TO: Applicant Owner Mark Trembley, EIP - (/ Chris Kinzel, TJKM ITEM NO. O ] File PA 87-012 APPLICABLE REGULATIONS: The Dublin General Plan establishes policies and standards to control land use and development within this area. ENVIRONMENTAL REVIEW: The City proposes to adopt an Environmental Impact Report (EIR) which finds the proposed project may have a significant adverse impact on the environment. NOTIFICATION: Public Notice of the June 19, 1989, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. BACKGROUND: On October 13, 1986, the City Council authorized the General Plan Amendment Study to include the Blaylock, Gleason and Fletcher property. The City hired the firm of EIP Associates as the environmental consultants for the General Plan Amendment Study and the Environmental Impact Report. On February 27, 1988, the Planning Commission held a public field trip to the site. On April 28, 1988, the Applicant submitted an application to include with the General Plan Amendment Study, a request for a Planned Development Prezoning and Tentative Subdivision Map. Per Staff's recommendation, the Applicant subsequently requested the prezoning and subdivision application to be placed on hold pending Council action on the General Plan Amendment Study and Environmental Impact Report. After the Applicant submitted the complete application materials, the Draft Environmental Impact Report (Draft EIR) was prepared and released on March 29, 1989 for public review and comment. The 45-day public review period on the Draft EIR ended May 15, 1989. During that 45-day review period, the Commission held two public hearings (May 1st and May 15th) to receive public comment on the Draft EIR. In addition to the two public hearings, the Commission held a field trip to the site on May 13, 1989. At the May 15th Planning Commission meeting, the Commission continued the item to the June 19, 1989 meeting. ANALYSIS: The Paragon Group is requesting approval of a General Plan Amendment to include the 197+ acre project site within the City's Primary Planning Area with the following land use designations: Land Use Designation Acreage Units Density Low Density Single-Family (0.5 to 3.8 DU/Acre) 13 17 1.3 DU/Acre Medium-High Density (14.1 to 25 DU/Acre) 19.1 300 15.7 DU/Acre Open Space; Stream Corridor 164.9 N/A N/A The project site is located outside the Dublin city limits within the unincorporated portion of Alameda County. The City's General Plan designates the site within the City's Extended Planning Area with residential/open space land use designation. The Planning Commission's role in processing the Applicant's request is to conduct public hearings on the application and make a recommendation (in resolution format) to the City Council concerning the General Plan Amendment issues and certification of the Final EIR. 1. Environmental Impact Report The Final EIR for the Donlan Canyon General Plan Amendment is comprised of the Draft EIR published March 24, 1989 and the Final EIR Response to Comments document published June 1989 prepared by EIP Associates. The Final EIR includes copies of all written comments received during the public review -2- period on the Draft EIR, copies of the minutes from the May 1, 1989 and May 15, 1989 Planning Commission meeting and responses to all public hearings and written comments received. The Draft EIR/Final EIR identifies the impacts anticipated with the proposed project and contains mitigation measures to minimize the significant effects to less than significant. The most significant impacts identified in the EIR (see Attachment 2 Summary of Impacts and Mitigation) relate to: 1. Vegetation - removal of oak woodland riparian habitat 2. Visual impacts of grading and unit development 3. Traffic impacts to Dublin Boulevard/San Ramon Road intersection The Draft EIR identifies six alternatives to the proposed project: 1) no project alternative, 2) mitigated alternative, 3) neighborhood context alternative, 4) single-family low-density alternative, 5) medium-low density multi-family alternative, and 6) medium density, multi-family alternative. Staff recommends that the Planning Commission review and consider the Final EIR (Draft EIR and Final EIR Response to Comments) as to the adequacy and completeness of the document and prepare a Resolution of Recommendation to the City Council. Monitoring Program: Effective as of January 1, 1989, AB 3180 which added Section 21081.6 to the Public Resources Code requires adoption of a monitoring program when certifying an EIR or mitigated Negative Declaration. The purpose of the Monitoring Program is to ensure compliance with the mitigation measures imposed to avoid the significant environmental impacts of the project. The Monitoring Program will identify the specific mitigation measure, at what stage of the development process implementation of the mitigation measure will occur and, who will be responsible for compliance with the mitigation measure. The Monitoring Program will be prepared by Staff and will be reviewed by the City Attorney's office. To date, the specific Monitoring Program for this project is not complete but will be presented to the Commission in conjunction with the Draft Resolution of Recommendation on the Final EIR. 2. General Plan Amendment The General Plan Amendment involves two principle policy decisions; a) determination on consistency with existing General Plan policies; and b) determination of land use designation and density (type and number of dwelling units), including incorporation of the site within the City's Primary Planning Area. A. Consistency With Existing General Plan Policies Attachment 4 includes a list of applicable existing General Plan policies intended to guide future development within the City's Primary and Extended Planning areas. The following is a review of the pertinent policies in relation to the Donlan Canyon General Plan Amendment. Policy 2.1.3A: Avoid abrupt transitions between single-family development and higher density development on adjoining sites. The multi-family development is proposed for designation within the General Plan's highest density residential land use designation, Medium-High Density Residential (14.1 to 25 DU/Acre). There are no single-family residential developments adjoining this portion of the site in that adjacent land to the north and west is proposed for open space land use designation, the property to the east is zoned Agricultural (Valley Christian Center) and Dublin Boulevard and I-580 are located to south of the project site. The proposed single-family residential development is similar in density to the adjacent single-family land use designation on the Hansen Hill Ranch site (low-density single-family 0.5 to 3.8 DU/Acre). Staff recommends the Commission find the proposed General Plan Amendment request is consistent with General Plan Policy 2.1.3A. -3- Policy 2.1.4A: Consider residential development proposals (including support facilities such as neighborhood shopping centers, schools and parks) on moderate slopes, with multi-family densities typically considered on flatter land and next to business park areas. The medium-high density residential development is proposed within the southern portion of the Donlan Canyon project site on the predominately flat portions of the site with 0-10% slopes. The Applicant proposes 40-50 foot depth cuts removing a knoll within the southeastern portion of the site to extend the flat portion of the canyon for the medium-high density residential development. The low-density single-family residential development is proposed on the saddle of the ridge within the northeastern portion of the project site on predominately 10-20% slopes. Staff recommends the Commission find that the proposed General Plan Amendment is consistent with policy 2.1.4A. Policy 2.1.4C: Approval of residential development in the Extended Planning Area will require determination that: - Utilities and public safety services will be provided at urban standards without financial burden to Dublin residents and businesses. - Proposed site grading and means of access will not disfigure the ridgelands. - Timing of development will not result in premature termination of viable agricultural operations on adjoining lands. - The fiscal impact of new residential development in the Extended Planning Area supports itself and does not draw upon and dilute the fiscal base of the remainder of the City. The EIR analyzed the proposed project impacts on utilities and public safety services and found that the services could be provided at urban standards without financial burden to the City. The EIR also considered fiscal impacts of the proposed project. The preliminary fiscal analysis in the Final EIR found a slightly negative cost/revenue balance. The Final EIR anticipates the cost/revenue balance from the proposed project would be approximately $14,902 of costs exceeding revenues yearly. The intent of the policy is to insure that large scale residential developments in the Extended Planning Area do not dilute the City's financial base. The scale of the project and cost/revenue imbalance could be considered insignificant, however the negative balance may be offset by collection of increased development fees at the Tentative Map and Prezoning stage. Mitigation would need to be included to require a detailed fiscal impact analysis at the Tentative Map/Prezoning stage to determine more precisely the fiscal balance. If a negative balance is found, measures should be taken to offset this impact by increased park, maintenance or assessment fees. The Applicant has revised the proposed 17 unit single-family residential area to include construction of an earth berm finished with a 3:1 slope to blend with existing topography and screen the proposed houses from view from I-580. Mitigation is included in the Final EIR requiring grading to replicate the site's existing ridgelines. More detailed site specific grading plans are required for the Tentative Map and Prezoning application submittal. The Tentative Map grading plans will be reviewed for compliance with General Plan policies at that time. The EIR examined the impacts of the project on adjoining agricultural uses and found that the project will not result in the premature termination of these uses in that roadways do not extend to the east. Additionally, the topography and proposed open space land use designation isolates the project from adjoining land uses. Staff recommends that the Commission find that the proposed General Plan Amendment is consistent with Policy 2.1.4.C. -4- Policy 3.1.A: Preserve oak woodlands, riparian vegetation, and natural creeks as open space for their natural resource value. Policy 7.1.A: Protect riparian vegetation as a protective buffer for stream quality and for its value as a habitat and aesthetic resource. Policy 7.1.D: Require open stream corridors of adequate width to protect all riparian vegetation, improve access, and prevent flooding caused by blockage of streams. Policy 7.1.E: Require revegetation of creek banks with species characteristic of local riparian vegetation, where construction requires creek bank alteration. The total tree dripline on the site is 67.2 acres with an estimated 7,900 trees. A significantly large number of these trees are located within the 164.9 acres the Applicant proposes as the open space land use designation. The Applicant, however, does not propose to preserve the existing oak woodland or riparian vegetation located within the proposed medium-high density residential development area. A total of 230 trees are estimated to be removed from the area representing approximately 3% of the total estimated trees on the site. Additionally, the Applicant proposes to culvert Donlan Creek underground through the medium-high density residential area making the creek unavailable through this portion of the site, for wildlife and riparian vegetation. The Applicant does propose to replace the 230 trees removed on a 3:1 ratio and to create a new riparian habitat corridor along the east and west sides of the multi-family development area. The new habitat corridor is proposed to consist of a dry rock lined swale four to six feet in width planted with native trees and shrubs along the banks. The EIR contains mitigation requiring a detailed tree survey and grading study at the Tentative Map and Prezoning stage of the planning process to save as many trees as possible. The EIR finds that with the mitigation measures, no significant negative environmental impacts are anticipated. Portions of the proposed low-density single-family residential land use designation encroach within the oak woodlands located in the northeastern portion of the site. Portions of Lots 11, 12 and 13 appear to be inconsistent with General Plan policies requiring preservation of oak woodlands and slopes greater than 30% as permanent open space policies 3.1.A and 3.1.B. The Applicant proposes Lots 11 through 13 as custom home lots, on which no trees would be removed, no grading would occur beneath the tree dripline and no grading would occur on slopes greater than 30%. The proposed sizes of these lots are: Lot 11 — 34,800 square feet, Lot 12 — 20,500 square feet and Lot 13 — 29,500 square feet. General Plan Policy 7.3.B ("7.3.B. Require preservation of oak woodlands. Where woodlands occupy slopes that otherwise could be graded and developed, permit allowable density to be transferred to another part of the site. Removal of an individual oak tree may be considered through the project review process") is not applicable to these lots in that the policy specifically relates to lots with oak woodlands on slopes less than 30%. Policies 3.1.A and 3.1.B require slopes greater than 30% containing oak woodlands, to be preserved as open space. The Applicant is requesting an exception to this policy. The Applicant's proposal may be considered consistent with the intent of the policies requiring preservation of oak woodlands through the imposition of prohibitions on grading and removal of trees within the woodland area. If the City Council finds that the proposal is consistent with the intent of the policies, site specific grading and tree survey and tree preservation study should be required as part of the Tentative Map and Prezoning application. Staff recommends that the Commission find that the proposed General Plan Amendment with mitigation is consistent with the intent of Policies 3.1.A, 7.1.A, 7.1.D, and 7.1.E. -5- B. Land Use Designation and Density The proposed General Plan Amendment includes 1) a Low-Density Single- Family Residential designation (0.5 to 3.8 DU/Acre) located in the northeastern portion of the site adjacent to the Hansen Hill Ranch project, 2) a Medium-High Density Residential designation (14.1 to 25 DU/Acre) located in the southern portion of Donlan Canyon and 3) an open space designation for the remainder of the site. Low Density Single-Family Residential The Low-Density Single-Family Residential category was recently added to the City's General Plan as part of the Hansen Hill Ranch General Plan Amendment approved by the City Council in February 1989. The Donlan Canyon General Plan Amendment proposes 13 acres/17 single- family lots for this low-density designation. The low-density designation range could yield between 6.5 - 49 DU/Acre. Although the actual number of units is not determined at the General Plan Amendment stage, the Applicant is proposing 17 units. The proposed density of the land use designation is compatible with the adjacent land use designations and is consistent with existing General Plan policies relating to transitions between residential developments. Access to this portion of the project will be gained through the Hansen Hill Ranch project via Silvergate Drive or Dublin Boulevard/Valley Christian Center site. The issue which the Planning Commission needs to address and forward a recommendation to the City Council, concerns whether the proposed single- family residential land use designation is appropriate for the site. The single-family residential development within the proposed area appears to be visible from I-680. The EIR includes mitigation to lessen or eliminate the significant visual impacts from I-580, however, it does not address mitigation of the visual impacts from I-680. It is unlikely that similar mitigation proposed for minimizing I-580 visual impacts could be incorporated into the project to mitigate the visual impacts from I-680. The saddle on which the single-family development is proposed is an extension of the minor ridge which crosses both the Hansen Hill Ranch project site and the Donlan Canyon project site. In February 1989, the City Council designated the knoll area (minor ridge) on the Hansen Hill property as open space (see Attachment 11). Policy 3.3.E: "Restrict structures on the hillsides that appear to project above major ridgelines." Policy 3.3.F: "Use subdivision design and site design review process to preserve or enhance the ridgelines that form the skyline as viewed from the freeways (I-580 or I-680) or major arterial streets (Dublin Boulevard, Amador Valley Boulevard, San Ramon Road, Village Parkway, Dougherty Road). In addition to these policies the General Plan states that "the present undistrubed natural ridgelines as seen from the primary planning area are an essential component of Dublin's appearance as a freestanding City ringed by open hills". Although the General Plan includes policies to guide development on ridgelines, the policies and General Plan do not identify specific ridgelines as major or minor ridges nor does the General Plan establish a maximum topographic elevation above which development is not permitted to occur. Policy 3.3.F addresses preserving or enhancing ridgelines which form the skyline as viewed from major arterial streets and freeways, through the Subdivision or Site Development Review processes. This policy would not preclude designating the saddle area as residential in the General Plan, however, the ridgelines/skyline issue would need to be addressed at the Tentative Map stage. -6- An initial review of the Hansen Hill Tentative Map (currently under Staff review) and the preliminary Tentative Map for the Donlan Canyon project reveal grading inconsistencies between the two projects which may require extraordinary engineering to extend the roadway from the Hansen Hill site to the proposed Donlan Canyon single-family residential site. Differences in grade elevations, precise location of lots and roadways are addressed at the Tentative Map and Prezoning levels of review. Staff recommends the Commission provide Staff and the Applicant direction concerning the ridgeline/skyline visual impact issue. Medium-High Density Residential There are currently four sites within the City that are designated Medium-High Density Residential on the General Plan (See Attachment 5 General Plan Map). The Donlan Canyon General Plan Amendment proposes 19.1 acres/300 units for the Medium-High Density designation. This density range would yield between 269 to 477 dwelling units. The precise number of dwelling units permitted will be determined at the Tentative Map and Prezoning phase of the planning process. The Applicant's proposed unit count would result in 15.7 DU/Acres within the Medium-High Density area. Developments with a similar density include (see Attachment 7 Project Locations): Project Location Density Village I Dougherty/Amador Valley Blvd. 14.3 DU/Acres Amador Lakes Stagecoach 14.3 DU/Acres Kildara Amador Valley Boulevard/ 13.38 DU/Acres San Ramon Road The three projects range from 2 and 3 story rental units to 2-story townhouse units. Designation of the site for medium-high density will not adversely impact existing single-family neighborhoods in that the location of the site effectively isolates the project from single-family neighborhoods within the vicinity and does not require traversing any existing neighborhoods to obtain access to the site. The proposed General Plan Amendment is consistent with policies relating to transition of single-family neighborhoods and development on flatter portions of the site. Open Space The Applicant proposes 164.9 acres for designation as open space. Designation of this acreage as open space is consistent with the General Plan policies relating to preservation of oak woodlands and 30% slopes. Ownership and maintenance of the proposed open space area is more appropriately addressed at the Tentative Map and Prezoning phase of the project review. At that time it must be determined whether the City, East Bay Regional Parks, a Homeowners Association or combination of organizations will own and maintain the open space area. During the Tentative Map and Prezoning process the City may also wants to consider requiring the developer to provide improvements within the open space area in compliance with General Plan policies relating to open space. RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Give Staff and Applicant direction and continue the matter. ATTACHMENTS: PLEASE REFER TO THE STAFF REPORT FROM THE MAY 1, 1989 PLANNING COMMISSION MEETING FOR THE DRAFT EIR. -7- 1. Final EIR Response to Comments dated received June 15, 1989 (under seperate cover) 2. Summary of Impacts and Mitigations 3. Donlan Canyon Plans dated received June 9, 1989 4. Applicable General Plan policies 5. General Plan Primary Planning Area 6. General Plan Extended Planning Area 7. Location Map - Comparable Densities Multi-Family 8. Visual Features Figure 3-9 Hansen Hill EIR Minor Ridge Location Map 9. Visual Features Donlon Canyon Minor Ridge Location Map 10. Prominent Knoll Location Map 11. Hansen Hill General Plan Land Use Designation Map -8- •r^ 3. SUMMARY OF ENVIRONMENTAL IMPACTS All impacts that were identified during the course of this environmental analysis are • itemized in the following section. The level of significance of these impacts is presented, both with and without mitigation measures.1 The mitigated impact implies that all mitigations should be implemented, unless otherwise indicated in this summary. Adverse impacts that are unavoidable and which cannot be mitigated to a less than significant level are noted. This summary should be used in conjunction with a thorough reading of the report in order to have the full description of impacts and mitigation measures. The summary is intended as an overview;the report serves as the basis for this summary. Level of Sinificance Without With Mitigation Mitigation Mitigation Responsibility Geology and Soils Impact Significant Moderate Project Sponsor Construction in areas of known slope instability and known landslide deposits. Mitigation Remove and/or repair landslides located in areas of development. Slides abutting the•proposed multi-family unit development area should be repaired through removal of water from wet beds and actual slide mass. Impact Significant Moderate Project Sponsor Grading in areas of slope instability. ATTACHMENT s�M Env�Ran�u..�1 86134 Innpgc s 3. Summary oLEnvironmental Impacts Level of Significance Without With Mitigation Mitigation Mitigation Responsibility Geology Mitigation All grading activities should be conducted under the supervision of a registered professional in the state of California specializing in the field of soil and geologic engineering. Said soil • engineer shall have a full-time repre- sentative on site during grading and certify that the grading was done to their specifications and recommenda- tions. All activities must conform to the requirements of City of Dublin Ordinance 58-87. Impact Significant Moderate Project Sponsor Groundshaking from seismic events along nearby active faults. Mitigation All construction should be completed in accordance with the requirements for Zone 4 of the Uniform Building Code. Impact Significant Not Project Sponsor Previous land uses or on-site fill Significant material may have affected the shallow groundwater underlying the fill material. Mitigation Install one groundwater monitoring well and sample in accordance with EPA procedures and the samples analyzed for total petroleum hydrocarbons on a regular basis. Impact Significant Not Project Sponsor Petroleum hydrocarbons and oil and Significant grease identified in the shallow subsurface in the artificial fill area could affect construction workers. Mitigation All construction activities in the artificial fill area should be undertaken in accordance with a site safety plan. 86184 3-2 • 3. Sun ry of Environmental Impacts f Level of Significance Without With Mitigation Mitigation Mitigation Responsibility Soils Impact Significant Not Project Sponsor Damage to structures from expansive Significant soils. Mitigation Follow recommendations from geotechnical engineers for project site. Hydrology Impact Significant Not Project Sponsor Damage to structures and settlement Significant from questionable quality of artificial fill near mouth of canyon. Mitigation Follow recommendations from geotechnical engineers for project site. Impact Significant Not Project Sponsor Increases in flooding potential at Significant Interstate 580 culvert from watershed development. Mitigation Construct detention basin(s) on-site upstream from Interstate 580 culvert. Impact Significant Not Project Sponsor Increases in flooding potential upstream Significant from proposed culverting of Donlan Creek. Mitigation • Establish a maintenance program for the culvert and upstream open creek channel through a homeowners' association, which is agreed upon by the City and the project sponsor. 86184 3 :3 3. Summary,af Environmental Impacts • Level of Significance Without With Mitigation Mitigation Mitigation Responsibility Hydrology continued Impact Significant Not Project Sponsor Increased sedimentation during Significant construction activities to downstream areas, resulting in potential increases in flooding along Dublin Creek. Mitigation Implement erosion and sediment control measures during construction at and near Donlan Creek. Impact Significant Not Project Sponsor Open upper end of storm drain pipe will Significant allow debris to be wedged into pipe and could be an attractive nuisance for children playing in the area. Mitigation A moveable trash rack should be designed to cover the upstream end of the storm drain pipe. Impact Significant Not Project Sponsor The plugging of the upper end of the Significant storm drain pipe could cause flooding of the apartment site. Mitigation Design a floodway through the project that would preclude inundation of habitable structures. Vegetation and Wildlife Impact Potentially Not Project Sponsor Grassland, oak/bay woodland, and Significant Significant riparian vegetation will be displaced by proposed buildings, roads. parking and grading. 86134 3-4 3. Sum! y of Environmental Impacts Level of Significance Without With Mitigation Mitigation Mitigation Responsibility Vegetation and Wildlife continued Mitigation Preservation of remaining 171 acres as parkland. Dedication area use should be limited to protect the natural resources. Existing unpaved roads which enter this area should be blocked off to prevent access by motorized vehicles. Grazing should be discontinued, if possible. If grazing is continued, a maximum carrying capacity of the land should be established and enforced to prevent overgrazing and denudation of slopes and woodland understory. Impact Potentially Not Project Sponsor Careless construction and grading could Significant Significant disturb vegetation outside of the proposed construction and grading zones. Mitigation Temporary fencing should be provided during construction for those areas of riparian and/or oak/bay woodland habitat not intended to be included in the construction or grading zones. Impact Potentially Not Project Sponsor Clearing during construction could lead Significant Significant to erosion and siltation, covering downslope vegetation and adversely affecting water quality. • Mitigation An erosion and siltation control plan should be incorporated within the grading plan for the project prior to construction of the project. A revegetation effort on all graded slopes should be undertaken as soon as possible after clearing. 861S4 3 3. Summary of Environmental Impacts Level of Significance Without With Mitigation Mitigation Mitigation Responsibility Vegetation and Wildlife continued Impact Potentially Not Project Sponsor Riparian vegetation will be removed Significant Significant along the lower portion of Donlan Creek. Mitigation The creation of the new habitat corridor on Lot 1, as approved by the California Department of Fish and Game, should be undertaken as soon as possible after construction and should consist of the • minimum habitat widths (20 to 40 feet) and vegetation types as preliminarily proposed. Impact Potentially Not Project Sponsor Development of Lot 1 will require the Significant Significant removal of 230 trees. Mitigation A tree size and location survey to be undertaken prior to prezoning and tentative map application submittal. A grading study to be undertaken to try and save as many trees as possible especially 24 large ones. Any tree removed with a trunk diameter greater than 6 inches at DBH should be replaced with a similar native species on a 3 to 1 basis. Replacement trees should be at least five gallon container stock size. The 24 large trees removed should be replaced with bay trees at a size of 10 gallons or greater. A maintenance program should be established for these trees to provide water, fertilizer, pruning, and protection from browsing by wildlife and vandalizing. Impact Potentially Not Project Sponsor Inappropriate landscape plant proposed Significant Significant in project. 86184 3-6 3. Surr"ry of Environmental Impacts J j Level of Significance Without With Mitigation Mitigation Mitigation Responsibility • Vegetation and Wildlife continued Mitigation Eucalyptus should be eliminated from the proposed landscaping because it can become invasive in surrounding native woodlands. Impact Potentially Not Project Sponsor Culverting of the lower portion of Lot 1 Significant Significant prevents access by wildlife. Mitigation An additional length of new habitat should be established on the west side of Lot 1 between the existing oak/bay woodland and the northerly end of the habitat proposed near Building 4. Revegetation of this area will provide an additional link between new habitat and existing wildlife habitat. Similar size and type trees and understory should be planted and maintained as proposed for the remainder of the habitat area. Special care should be taken in designing and planting this area as the slope will be very steep west of proposed fire lane. Land Use There are no mitigation measures required for Land Use. See Section 4.5 for a full discussion of issues. • Aesthetics and Visual Quality Impact Significant Not Project Sponsor Grading due to construction would alter Significant the existing appearance of the site, re- move site vegetation and expose soil to erosion. S61S4 3-7 3. Summary of Environmental Impacts Level of Significance Without With Mitigation Mitigation Mitigation Responsibility Aesthetics and Visual Quality continued Mitigation Round and feather graded slopes to achieve a naturally contoured appear- ance. Preserve mature trees determined to be of importance. Revegetate/hydro- seed disturbed slopes as soon as possible. Impact Significant Not Project Sponsor Grading activity may damage trees to be Significant preserved. • • Mitigation ' Temporary fencing should be provided during construction so as not to disturb the area beneath the drip line of the retained trees. No work should be allowed in this area. Impact Significant Not Project Sponsor Visual character of the site would Significant change from rural to suburban. Mitigation Develop design guidelines which estab- lish building colors, materials and fin- ishes which are compatible with the sur- rounding terrain. Road widths should meet City standards. Rolled curbs and gutters are okay for private streets. Impact Significant Not Project Sponsor Night lighting and glare would increase Significant • with the proposed project. Mitigation Reflective finishes should not be used on site structures. Excessive exterior light- ing should be avoided, focused down or shielded but not to the point of compromising security. Lighting on project access roads should be focused and directed to prevent light spill-over. 861S4 3-S 3. Sur iry of Environmental Impacts } ' Level of Significance Without With Mitigation Mitigation Mitigation Responsibility Aesthetics and Visual Quality continued 1� Impact Significant Not Project Sponsor Views from I-580 (a designated scenic Significant highway) would be impacted by develop- _ ; ment of Lots 2-9 and 16-18, which are within an area of "High" visual con- straints. Mitigation Parcels 2-9 and 16-18 should not be developed as proposed. Impact Significant Not Project Sponsor Construction of single-family homes may Significant interfere with views of the site's ridge- line. Mitigation • Site homes well below ridgelines. Public Services Fire Protection Impact Significant Not Project Sponsor Due to undeveloped surrounding land, Significant there is a higher risk of fire than in subdivisions located in more developed surroundings. Mitigation All roof covering must be of fire retard- ant material. Fire-proof landscaping • should be used in public areas. Impact Significant Not Project Sponsor Project is outside the 1.5 mile limit from Significant the fire station per Building Code. Mitigation All of the project must be equipped with automatic fire suppression system. Grades are limited to 15 by Fire Code. S61S4 3-9 3. Summary of Environmental impacts Level of Significance Without With Mitigation Mitigation Mitigation Responsibility Fire Protection continued Impact Significant Not Project Sponsor Road serving single family homes ex- Significant ceeds 600-foot length in Fire Code. • Mitigation Road should meet Fire Code. This requires either redesign to shorten road or by allowing two access points into project. Impact Potentially Not Project Sponsor Project borders on open space with high Significant Significant fire potential. Mitigation Design fire break with City required minimum 30 foot width, planted with fire retardant vegetation. Allow open space access every 300 feet required. Impact Potentially Not Project Sponsor Dead end road serving single-family Significant Significant units is longer than 150 feet in length. Exceeds Code restrictions. Mitigation Dead end roads exceeding 150 feet must have a turn-around approved by DRFA. A minimum fire flow of 1,500 gpm must be provided. • Police Impact Potentially Not Project Sponsor Along with other projects in the area, Significant Significant Donlan Canyon necessitates another patrol unit. Mitigation Another patrol unit should be provided for the area. S61S4 3• tJ - • ^ 3.Sur~.ry of Environmental Impacts Level of Significance Without With Mitigation - Mitigation Mitigation Responsibility Impact Potentially Not • Project Sponsor Personal security for homes on the site Significant Significant is impact seen by police. Mitigation List of security measures is contained in Section 3.8. Schools Impact Potentially Not Project Sponsor/ The project,by itself,would not impact Significant Significant School District the DUSD. Cumulatively there could be overcrowding in the DUSD elementary schools. Mitigation The District could implement an impact fee and this would be the extent of the mitigation required by law. Parks Impact Not Not Project Sponsor The City's subdivision ordinance would Significant Significant require about 2 acres of parkland or equivalent in-lieu fee payment. • Mitigation The project sponsor would be required to comply with the City's subdivision ordinance. Solid Waste Impact Not Not Project Sponsor The proposed project would generate Significant Significant about 473 tons of solid waste per year. Mitigation No mitigation measure is required. This is within allowable City limits. 861S4 1-I I • 3. Summary gLEnvironmental Impacts Level of Significance Without With Mitigation Mitigation Mitigation Responsibility Water Impact Not Not Project Sponsor The proposed project would generate a Significant Significant need for about 57,000 gpd. Mitigation Project sponsor would pay required fees to DSRSD and to Zone 7. Sewer Impact Not Not Project Sponsor The proposed project would generate Significant Significant about 51,740 gpd. Mitigation Project sponsor would pay required fees to DSRSD. Fiscal Analysis Impact There would be a positive revenue flow to the City with development of the project. There are no mitigation measures needed. Traffic and Circulation • Impact Not Project Sponsor/ Increase in LOS to level F for existing Significant Significant City plus Project plus Cumulative traffic volumes. Increase in LOS to level E for existing plus Project. Mitigation Major geometric improvements would be needed as stated in Section 4.9 • S61S4 3-12 3. Sur/0.0.3ry of Environmental Impacts • Level of Significance Without With Mitigation f Mitigation Mitigation Responsibility Air Quality Impact Potentially Not Project Sponsor . Construction activities would temporar- Significant Significant ily increase TSP and PMlp concentra- tions near project site. Mitigation Watering of exposed earth surfaces during construction activities. Daily clean-up of mud and dust onto street surfaces. Tarpaulin haul trucks. Replant and repair disturbed earth to reduce soil, wind erosion. Impact Potentially Not Project Sponsor Traffic-related air pollutant emissions Significant Significant would be generated by the project. Mitigation See mitigation measures proposed by TJKM and Associates. Impact Potentially Not Project Sponsor Increased CO levels are probable. Significant Significant Mitigation City of Dublin should institute CO "hot spot" monitoring program under the guidance of the BAAQMD. Noise Impact Significant Not Project Sponsor Temporary high noise levels on and Significant around site during construction. Mitigation Construction work should be limited to daylight hours and weekdays. High noise potential equipment and operations should be muffled or controlled. 861S-I 3 13 3.Summarygf Environmental Impacts Level of Significance Without With Mitigation Mitigation Mitigation Responsibility Noise continued Impact Significant Not Project Sponsor New homes impacted by noise generated Significant by cumulative traffic using local roadways,especially 1-580. Mitigation Provision should be made for acoustic analysis of project structures and instal- lation of any additional noise insulation required by condominium/apartment units to meet Title 25 requirements. Historic and Archaeological Resources It is unlikely that there is any prehistoric Significant Not Project Sponsor site/remnants in the project area not Significant previously disturbed. Therefore, mitigation measures are not warranted unless archaeological or historic resources are encountered. 1As defined in Chapter 2.5 of the California Environmental Quality Act, Section 21068, "Significant Effect on the Environment means a substantial, or potentially substantial, adverse change in the environment." "Insignificant," "Low," "Moderate" and "High" are not defined in Section 21068, but are used in this document as terms to provide a frame of reference for the reader as to the magnitude and importance of the various impacts discussed. Accordingly, the following definitions, as used in the EIR, are provided as follows: Significant - constitutes substantial long- or short-term alterations to existing environmental conditions. High - constitutes less than substantial long- or short-term alterations to existing environmental conditions. Moderate - constitutes less than high or substantial and not excessive apparent long- or short-term alterations to existing environmental conditions(not a high or low impact). Low - constitutes minor or short-term alterations to existing environmental conditions (not a moderate or insignificant impact). Not Significant - constitutes no apparent alterations to existing environmental conditions. 86184 3-14 ° �`% TENTATIVE MAP MIO- 'M•I• -•ate JI6•/e'I"W/lIMy ,1W N11•/6•0•W /,o.•e• SAS•O'e'W /,/.N>J TRACT N0. 5926 • N AO•0.e N lIf la' N SIN•Y'e•N If.ae' (�j \ J AD'O'e-N /i1•!I' N{f•t,'e'N rl.Rr aIG•Ia'0'W 111 MCI ``,1ff Amway-408.10, N ,I•e'e'•W /f7.NI. Nar•I,'Ow •N Iu J IOC 1li,r / • ".'IS•0 O'W 'se 11. _ _" ". NaA'a'O•N•,,.fa�;_�� ,�,.,_ DONLAN CANYON Rm=7 I N•/•/f'•1 r� .1,. • uUr3EN.E.n N)I•r0 •W,/I • rra JYIrIc.tL SFCT/IN „,_ N /8•ro'a•W w.1a•� I / i • DONLAN CANYON ASSOCIATE: ?1,6 ••?.......- N‘,.. - 4.. 6', *'ems ..; = ,l \ � 1 _ , l.__ !0\s. i. a. r • 'r .11vIr -Ei / $jt 1 ... r S;' . nK.i as \l1 I: C�7• iF _ -`� T _„�.__ pR.B -•t4- ;_ r1 `k . .. rnrrw.v cr�oK Pl u d .3 \ s .v.Ill �� ♦ .IRINeNT NNr4-1■ - - c Loco iaN rV K\' N a r Im ARIA LW MU \' .�- �� \"'.� SITE i [.+ :yN. ...- A` 1. 653.400.50.Fr. 10. 76.70O.SO.FT, �. .` ..L-- �= �J �1. I 1•.• T. Q 2. 16.600t SO.FT. 11, 34.800 T SO.FT. - \ a,a.,Sr PARCEL A. '�` mar- ` {�(a7y 1 } 1 3. 75.000•SQ.Ff. ll. SA,pgl SO.F1. `� ti 4/_ • A. I6.000:S0,FT. 13. 17.300 a 50.FT. • "�' �� '' �� b,-. / J 0 1 RE 1 W 5. 76.900A S0.FT. N. N,300150.FL _.\`•±� ��Rr ♦ �_.-y Lrl 6. N.300.SG.F T. 15. 14.500.SG.11. N. :"AN:: �..I „ . •/J�'// (1 7. 7).O001 SO.FT. 16, IS,SOU R50.FT. �`��,. . `"I"o \ \"\. '/ 1.; ... � `v S. E.AOO.S0.FT. 17, 12.100.58.FL \\ \ l.�` n. v /r . .��j/ 9. 39.QU.SU.FT. l8. 12.100.50.FT. '‘i ' .. // PARQl ACRES SO.11. ,,!!�� 1r �4 ►1 ter\ Q 44 rQZ�e�\\` �. /,(,\2 - A 171 AC. 7,AAA,760 t `‘: I • '•` '1F iiii'�rh-` _J - '� t 1sAct 6s.3oof • \t2r � ?i J�I i� :,i,\ � ' C 1AOt 43,560! Ilk' I r.M � ' +fir% ' �I,��O _ apo ! I • 61AI RAE ROTES '�a•1 r. .. f� o i +. % Alt4t a rrvawlm, ma if Lem a rR I Ow nluna: in. rcw! t'lki `i \ ���, �o. t�$ 1t y y '.. ^ ili ism CAAru awns E/O AL lam IdaNISIIS 1111w Aa1A w. fall ��• / \ • n °1 ,`1.�•') ` j till/• 's, ' 'T A,A.ViA RII®.U Isss It WIC 1f14i IOl UIT11A B, (>dl0wild1 l� � v' b - In B 21 Ei1113dRI0ni ll/P�Ilrts 111 MTH/1II, f11a[SMII\.I4.O.1 ~` •+l • w 1 1‘11111111 nn anrrc salm oats[rlfnr IA.1.1 \ • : .. lyy. • /I`��l ( / '. .� � `'S8� Rrl mt.u MIS T 1S11(r.A .l '. Q ►1, / J �( `1 /i1P �� '`J S1 AO1411. I!I:.RArfOA ae► Ill r�1 p.a 3.1.LOTS: II TOTS _ ss IL1n1,a WWII 1+1 Im0f1 calm AMMO, 1n NITS ,-// I M' • n UBNt Rn1101 Off l tor Ran lAn4 lu MOM S1111 La n.nn.fO.n. ���� / wrN'A �• \. ` ji%y NN!^.�'O atl w•w:lA snit, id. / tJ IN �1 OIR.U a IT,OIAIrUl111 SI.sin: Il,rue.So.11. / / jjt- 1 ' It! t/S, Ant 1YIa1A1, fY.K. SU nrt1 Sfno 111S1 • \1� ^'I •a/i,s •��i-'� .•) 41 1.,.\ T ^``-^� TM Mona MAD. fn.&U wfA 111 Sm., OSRS1 U moll wNl i 1 L1 , 4.O 1 wAS In RUOIIA A MS: rill Qit t / nor carat I I.l MEMOS. M[!LL ALIQUOT Mffil Kant . IS•1•.KAI Vus* uc�vR�.1.rsvR. 2O 110t1 0: MIMIC.USIA I 1 I t' E C E I V `_y1 1u Pwr,.lr..n•.wew ti-u�.w.. 11 1 JAN 171989 DUBLIN PLANNING • TRACT NO. 5926 - DONLAN CANYON _ • vim'=`` DONLAN CANYON ASSOCIATES ` r �•... ALIQUOT •r _ FILL • CM -- �i' \ �0` • p'_lpg ^ 1535 OLYMPIC BLVD , WALNUT CREEK, CA.94596 • _ .e•-•. •• :• • ljt� 1 — ;'`�• �= ,� `� .,4 CUT •';' • '`'• FILL —f - 111 11" la -zo' ,�,. ...• „ =. ,, DEPTH O F ;'\ .' . . - -=,..fie • cur �� _�� �„ CUT & FILL -� • ityl20'-30' EX EXHIBIT ,ice. 1. . 40'-50' • V a: -. _•� ;,:a � - _ TOTAL ACREAGE = 197 t ACRES _ I� �-•. "-- FILL AREA = 13,6 ACRES • .\.„. ,s, ,,„, ;\\\ \�,• I ,` �-'� i�w ,� CUT AREA = 15,8 ACRES •\\ \ `, � � � ,• yJ ��. . GRADED AREA IS LESS THAN 15% , \\• ,',\ \ `` �• .. ',,<a .Y _ _, :- ' OF THE TOTAL ACREAGE ..:N...,,,,..;‘„.1 ,..i 1,1"1,,.._.. .‘.., _.,.. ,, \,. . ... \\\-- . ' \, \ i � 1`; ; , ` s `�, � ` CUT .,\_.__::, :- .\/\ \ , , -:, \'s. \\:\\‘' \\ .' - .' / '''.e '; ;;-X1.1,,\...locelk Jib, %•1110,\ 10'-20' :MS:, 20'—30' ,... \ DC ---- ... . ..---.4 \ f-T, • I. s f F-r SCALE I c 400 �' �� ... 1 • �\ ' tr IIV .'.' ,1-58. -. d i ry fir,. . K o aoo 800 J( '`" i,rip,. '_ `••: _ ) CUT ' s f �( fi:A•,•;,,, i1.0.4 .,.,,;,,,,I.,t, { S.On•ne'0 wN If aa.-- ] s s.•O'aN 10de • ens•10'n•w/00 Az N H•15•0•N /IO.*P.'` 1AZ•O.O•N 10,00` TRACT NO. 5926 A'00•0.0•N 0f2[[' /V alI•b'O•N 72.b• J 00.0•O•., ,a1..a. .0..45•0•N IS.l7\� JIa•nq'a'Nt j/ , IN 74•0.0'•M /[7�SI• - I N SIf•O'O•w/17]{ N.I=° "" DONLAN CANYON I "" •'��r/N 7A•leef NfKaI "ice••„+- , ,� 1. •I N 77'w+'C•N to N A,•,t'I•N DUBLY�,CA N 40.0'0 N S/AI N a0•/1.0•N,/510•// \. N 7.7•/1•e•A, 04.IA DONLAN CANYON ASSOCIATES / )i'L • �:•._��' , • I 13 J/• SINGLE FAMILY ALIQUOT I _ i�(-.- ,\\ ------- din 3-- .t•. /^-? , , ' - 1535 OLYMPIC BLVD , WALNUT CREEK, CA. 94596 - w p m - �:_ =--=�- ����' ",. PROJECT STATISTICS m 7 2 -x- /. _ =-� / ; -........- PAR 9 \ .� \C < \ma y ws✓*.i.... _ 76 t •f 3 4 • l C,; PARCEL A. `,`---" �._ •a:-- -----,`\.`() MULTI FAMILY ��\ �\ ._ \ ;` \\.\ \`�4\`��"� N°/ ma(_ 1-• /.. • PROJECT SUMMARY \ ‘, \ \\ :›•\ ' y • 9 1 f•( irn, ' �' %/i �•,\ \ a N ` X • / - •f, I r]."""nn" "� lei LOT _ / e 197 t TOTAL ACRES \ \ t ', +. tba- �^° J� ,"``� . t rI 171 f AC. PARK LAND• �\\ 1; V/` `" i1 _ .o .���i _� �1'� 17 SINGLE FAMILY LOTS N\ ''` • ). ,,), �•,; `? 300 CONDO / APART. UNITS '• �\ \ JI .\�_- • %, 71u _ I •• ''. • 32.1 GRADED ACRES \ rp �� 4' � �e s►°' ' \ ' \ SINGLE FAMILY W.' `` r o "•> \N.,• 7i' • 0.76 AC. ROADS \ ��.. �� j `ou I�) '` �� f:� P'?e 1.2 1.4 AC, BLDG, ASSUME 3, 000 \ `�� _ , OP"' !/j •a • 9 • 3. 600 S.F. HOMES) � �I'(�1 I 1 r^ •Cu* \5gQ MULTI FAMILY • '�; N. -�.`r `�C� vn;n.•r'.'"'' `1.4 AC. ROADS 8 PARKING i Q� �`� lj .j � �j�1�µ�7�7)rt � 1;{•• 0.70 AC. EMERGENCY ACCESS ROAD /�: �'� �'�= � )111 i��i� j.a., N _ 2.5 AC. BLDG. (EXCLUDING REC. BLDG.) • i' ff1gt 0.09 AC. REC. BLDG. ALIQUOT is . •J re. ..ms� . • a s� 1� 7.tr *r'j �x� 3'4 tv�r r < + t9 q nx Gy}�G ��, TREE INVENTORY & �, �. — DEMOLITION PLAN }4�: ,, . ` 5 ,� �._._--•- TRACT N0. 5926 n k r }" '• _" DONLAN CANYON t . ': i ifit 3 TREE COVER aslN,u ( ;> ° CIS a + ter.-� �,- ____ ___ _ LANCANYON1 i 4x,add � ,� - _•.____ -- '• /]y "`tom• + tt •"41, � _ ---�. �� /. .` UO�� • s±:i t �� ram► -� � \� ,�„Sl -�' a ` �� �`� 11�� IS33 OLYMPICaLVO WALNUTCREEK, GA.94596 rr G t t° 5,. ' tl�`' ��. ��-�_ '"��4, �_��., /. GRA TREE INVENTORY r.s _x �,. _� t' x� 1' BARE TREE INVENTORY AREA IS TEE AREA t >< aR''' • e . . �' \ i _�-1`-/'� �` WITHIN THE GRADED DAYLIGHT LINe 29 „ � �� '..ti � \\� r - 1 \ ` � AND 25' OUTSIDE SAID DAYLIGHT LIRE. �`' � \ ���- -• �, .—� DRIPLINE COVERS 5.3 ! ACRES OP LAND. `� ` ' i TREE OARS TOTAL To BE . K `\ �`\. COUNT REMOVED t" r COVER „ ,�:��_�-� :.a AFFECTED ' • \\� ' \ �`--_ RIPARIAN 13•-24• 19a 31 \ �, - HABITAT 3$"-36" 12 7 \ �';. \ ` Ors ACRES 37• + ---- - y Ml{��� ' +t • i \� � \ \ \y \�\\\\`�,'�` �...'_1\. • 230 OAKS 67 • •` \\�`�\ ` 1. f % • �` Tom._-� ` _ I ,k , r.•�e� s Nor . \ \ '. \ • I � ' Th��~ t —✓ r r# \ \, \\�\ \ i � i�'�/- wig •\ BAYS a +yak' t -�_\\ \•�\� \�'.\ \ , \ ,r,` I �� L ' ¢ii Fty r d � y' ` \ \� Y \ \ �,�...- �• .•t %� / 4� �� �.'t\•.�� /• . 6•-12• .270 101 • Xw R ` \ � y:... t 0� �,• _r t \ 13•-24• 89 40 t i . x c� �t ' \ \\ /' �� �r ``:�`-�\ \\...' 35•-36• 15 12 .' .�,iYa.. ;5 ,'"J"a,t.' b y°r' _ \, y 1\\\ \ \111\ \ • 0.���r ':ice cx \ \. 37• + $ $ {.;�' e< *tC�b't a m, +t+. - `, y\��t `�\\• \\\��\\i,l r't:.-�—r- \�. ��•'� �j�✓ y— 379 BAYS 158 y,• i �# ,AP V. _ _ .1/ .- ` � ` %'r ,��n � iA \� � � � BUCEEYES .t � �`� \ \ \�` r)\----- iyi ,, �, A , 6 -12 "Taco UCICEYES5�, ,k • \�,�` r+• >'� � '''!11.\\ IJ I WILLOWSSERAL °use+ ti ` /` -1 ..T`�' YD �.—+ �> / ��.; ` ' `r TOTAL THEE DRIINE IS 6ISHE ACRES. ,� ie' �.' '*"S + 11 , �y. � ��/MM ems ' �yO USINGTIIE DENS ESTABLISHED ABOYE - rtit=° �' ey*'y, r CAGE 3 1 = 400 '� •>/� •�� r %Ri1- JIl'' -_�• _, INDICATES A TOTAL P 7.900 2 TREES. 1 1 9 ,�y } �400 800 •1 ii. 1 `'. '!� i WE ARE PROPOSING TO REMOVE 230 TREES s t , *c vfv•• ..... x Y i�'•w � �� �( ��. yJ/ '�► OR LESS THAN 3%. w ;+IF • y h. Jm+J • S • k 'r,s e 'A.' '�' ""yt' ss .,r'':k '• wx , •w� r. rys d 3. . GENERAL PLAN , AMENDMENT MAP ____.-71\ �= TRACT NO. 5926 :..... DONLAN CANYON DUBIN.CA ` r , DONLAN CANYON ASSOCIATES - �� _ 1 .. a :7y::;•<;; ,� \ 17 SINGLE FAMILY LOTS • ���•; } ,;, �, ' ` `` 13.0 ACRES ALIQUOT , L f-• ��`' 1.3 UNITS / ACRE QL�3 1333 OLYMPIC BLVD WALNUT CREEK, CA.94596 • fi _ • .:'; NA;-s > >;,1'; '% ., OPEN SPACE / PARK LAND �;:: � 164,9 ACRES • �� ` ,, - � "" 171 ACRES INCLUDING GRADED AREAS. • . : -..... 4 - r .... ....-Ail,. - \•—•.,- 1 J/' . _ • . • , ---:. ',-- .i.... . _ ' : -'2 • •=- ------- -- --4W.\,: S '7,--------71 • -'--L-T-, ---- :i. ,.,: J ••:2-1_/•:: :‘ --.__ _,7- = _ L . .,_ _ ... ... ,_ ...............„.......... . ‘ ....„ . _ , 1 _-- ' . _ �'�+R_ - _'_ `�` r�,.., \ 300 CONDOMINIUM / APARTMENT UNITS • . e.N _'1 __ _ - ,'` ' 19,1 ACRES I r '. _.. - 15,7 UNITS / ACRE _ r SCALE n 1' — 400' j _ 4_ s t r L ` i _ 1 58 0 400 800 . r 1 1rI v i. RE :CEIM, ED JAN 171989 emu IIJ DI AAMMlAtr APPLICABLE GENERAL PLAN POLICIES 2.1.3.A. Avoid abrupt transitions between single-family development and higher density development on adjoining sites. 2.1.4.A. Consider residential development proposals (including support facilities such as neighborhood shopping centers, schools and parks) on moderate slopes, with multi-family densities typically considered on flatter land and next to business park areas. 2.1.4.C. Approval of residential development in the extended planning area will require determination that: - Utilities and public safety services will be provided at urban standards without financial burden to Dublin residents and businesses. - Proposed site grading and means of access will not disfigure the ridgelands. - Timing of development will not result in premature termination of viable agricultural operations on adjoining lands. - The fiscal impact of new residential development in the Extended Planning Area supports itself and does not draw upon and dilute the fiscal base of the remainder of the City. 3.1.A Preserve oak woodlands, riparian vegetation, and natural creeks as open space for their natural resource value. 3.1.B Maintain slopes predominantly over 30 percent (disregarding minor surface humps or hollows) as permanent open space for public health and safety. 3.2.B Approval of development of agricultural land not under contract shall require findings that the land is suitable for the intended use and will have adequate urban services and that conversion to urban use will not have significant adverse effects on adjoining lands remaining under contract. 3.3.E Restrict structures on the hillsides that appear to project above major ridgelines. 1 ATTACHMENT 4 l 87-Of 2 zonla Cam. • 6.3.A Encourage housing of varied types, sizes, and prices to meet current and future housing needs of all Dublin residents. 7.1.A Protect riparian vegetation as a protective buffer for stream quality and for its value as a habitat and aesthetic resource. 7.1.B Promote access to stream corridors for passive recreational use and to allow stream maintenance and improvements as necessary, while respecting the privacy of owners of property abutting stream corridors. 7.1.D Require open stream corridors of adequate width to protect all riparian vegetation, improve access, and prevent flooding caused by blockage of streams. 7.1.E: Require revegetation of creek banks with species characteristic of local riparian vegetation, where construction requires creek bank alteration. ADDITIONAL GENERAL PLAN POLICIES ADOPTED BY THE CITY COUNCIL FEBRUARY 1989 Section 5: "Strive to phase development and road improvements outside the Downtown Specific Plan Area so that the operating Level of Service (LOS) for major street intersections in Dublin shall not be worse than LOS D." Section 8: "A fire protection buffer zone shall be provided around the perimeter of residential development situated adjacent to undeveloped open space land." Section 7: A. "Require open space management and maintenance programs for open space areas established through subdivisions and Planned Development districts. Programs should include standards to ensure control of potential hazards; appropriate setbacks; and management of the open space so that it produces a positive and pleasing visual image." B. "Require that land designated as open space through development approval be permanently restricted to open space use by recorded map or deed." C. "Require revegetation of cut and fill slopes." D. "Require use of native trees, shrubs and grasses with low maintenance costs in revegetation of cut and fill slopes." E. "Access roads (including emergency access roads), arterial streets and collector streets that must pass through open space areas shall be designed to minimize grading to the maximum extent possible so as not to damage the ecological and/or aesthetic value and characteristics of the open space area." - 2 - F. "Prohibit development within designated open space areas except that designed to enhance public safety and the environmental setting." G. "Promote inclusion of hiking, bicycling and/or equestrian trails within designated open space areas." - 3 - Dublin General Plan ,,"'=. Land Use and Circulation Section oaM'w•" r 't�;, Residential • Primary Planning Area ��'• . ,• w1 +' .,�,' Single-Family Residential • •' / °"'�`n, ,'b,«,j ` Medium Density Residential • r Revised to include City Council !„, •t - -• •\ + changes through July 31, 1984 ',`k:; r"' ° '2' ,�5'• + ', Mill Medium-High Density Residential '. A`cost^0. • `�\\♦��♦ el^ ,�� ���♦♦ ' • ,,• '\'r ••• Commercial/Industrial 4,, vil\ -iy,• �.Is \ "<?. � ♦ • j i� , •� • • •tt♦NA '/ Retail/Office f 1}' :r J �\ Y5 aew ww,JJJ , _: •• 'I 1 ••• • if r Retail/Office&Automotive t' 1 f psi rMn .d nr. ' a \, / r SY t/�J�r• _ ♦ ' t II .fit .�, t' s ,�.•. fit' Business Park/Industrial co„„c•0.. i•r ),I i. i .'.�I " .. 7I •$ ;f. �\ TTT t'ihl , a..I i.,. T, V•r'r-4 It c AM, ,I:ta^ry •Z \� _ •,ix Ir J( ? ` c ii♦ ,., s•, i' T`� * l� r• • P!; Business Park/Industrial: )�'� �•i►� + 11v t`�`,, ,s ,r,, ,};,F FO'e.'NIp11f.f.d ••• • E Outdoor Storage =r�ffrll 4.0.. �`}. tT' a ucitP. t i���♦ `♦t.2 •'`. I� ' 111" „ • 'y"��S} Public/Semi Public/Open �.� •¢•' \-•'•�• ,fig:, '.',� `' ^/ �• .•j '.'' �l1,, `�+j CLEF ! ': 7 `� I ♦ �/� '�e�"r 'r., j7 ?ia�♦ , ,r\ P• S •:y4;,fi g.r,��, r '44�..0-1 ).r • j;*jJ. •'•t + k��, Public/Semi-PublicFaality , .. �Zw :%,- -Nik r" : '•', \ '7;A:tom. e. �••. - ! {a?ii'' 't x._ !- f `_•? L'A. '.'" . '`;* •. '6 ,, '- -,1 Parks/Recreation rr• • .4; -& 'r • U 6`�• -%'��� • , 'ter, e,- n JAY:. ,,'',.� ���P° 3 z �>• i% \ ` r'• •i• F _ ♦4 ♦♦ �`"° a b ..5 ,.J Open Space;Stream Corridor I 4 k;,tlw'w; 5 •\-•,,,<r r„ t ; . I , i ,, •.! ` i'; -+ t'•,4, Circulation r- 1 v.. .< 1'' E D. sa.a- + ,d 1 ,.d .Aty • ♦ • F ••�• '`'�.. `!• �••r(.r N • A. V* •\'•'. 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",?/ / ![i.=Y:a"{ :ly.0„.,..,�L:N /; 1 i i >✓ I •'1 i4 a,- .,Ztt.t\��./ `/•. . .di;•j `b•t,=t••'1 :-,.[s- ;�•. / , / t Fes••.-..1j:i1�� �r itt;a�`��' . t�/ r µt- J/, ' J.4''r..l�r^" /�..7,,t • •�N �• I. / , i,' rr•'1r��—���-/lil;1'L:' .'/ - *.,, /• �+^•�^�•.� ,~✓•� F...�� :��l. \\ 1 1 /i"/'iIJ ij F'. Q Pail' 'ol�� _J�:,lri y /,,. r %•-iy.:I t� i/ :�/;�:�-' =,-•;? - 1 ;\'' I 1 i,/,�/ ;;.1:• 1:•C. ~tom:•\ . `' • ./r�!• -i •: •:",,.•:;:a'-i��-''-_=a"•i•. '-i. / 1•ill,J y,1P, CLJ^l \�+. ry • G••I, u : ;-�. i i• 1 � i i A �i .r V. % - -.,,,.`-;' ),.._a �• �1\; 11 {1S .Y t , , t V t. .1.^J r i 1 i r 1 i t / / X> H L: N• ' ;1 1 ill � .--.,,...•r.ti -�',. r '•C/-„ 7`_,/ -f 111 Ir1l r I I. 4...:--."-;:-.;-•:.:-":7-..:-: -..-..5.7:,...4.-,'..-t:.-.:T.,-±_r-Fi.:-...-;i -:.'"....--. -I.,;-:::-..;--•;,•-••;;;;- ,-.7..,'.."'912..._.:/,,:„„-, •,,,:.. ,,;:ty,..;,...,, - t-. z ›. t-1-77-= („--f,I i'is:7:,•-:3 `-r.'-1, ',..Z;'•••;I 1.-..--•:-g.:;I: --: • • • r;.� _v^ 11•c' - -• �i 1j i �.tlli'• :,:lip_. y;,�` it . . �.> ��` sp rc c ; nwt r; 4 • = Li ��'----••''��+t a:� x.� Cr li G-- • '1 > =• C` _ C7 G' • c • • •, C7 r -t I-- ?..- c r 0 -, n r r FIGI':E 1n 0 r • • • • Page 4 • +• i IT (47-i:l I. �, Cte-nerd( ; 1 TACHMENT `.c.Ii4 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: June 19, 1989 REPORT PREPARED BY: Laurence L. Tong, Planning Director SUBJECT: Review of 1989-90 Update to the 1988-1993 Capital Improvement Program (CIP) EXHIBITS ATTACHED: Exhibit A: 1988-1993 Proposed Five-year Capital Improvement Program (under separate cover) RECOMMENDATION: 1) Receive presentation from City Manager regarding the 1988-1993 Capital Improvement Program 2) Determine conformity with the City's General Plan FINANCIAL STATEMENT: (See Capital Improvement Program) DESCRIPTION: In 1988, the Planning Commission reviewed the 1988-1993 Capital Improvement Program and determined that the program conformed with the City's General Plan. Subsequent to the Planning Commission's review, the City Council adopted the 1988-1993 Capital Improvement Program. As is typical with most Capital Improvement Programs, as needs and conditions change during the year, revisions must be considered for incorporation into the adopted Capital Improvement Program. Staff has prepared a 1989-90 update to the 1988-1993 Capital Improvement Program. Within the updated program, there are several carry-over projects and some new projects which Staff will review with the Planning Commission. It would be appropriate for the Planning Commission to consider the updated program as being in conformance with the General Plan and its objectives. Staff recommends that the Planning Commission hear the Staff presentation, review the updated Capital Improvement Program, and determine its conformity with the City's General Plan. COPIES TO: City Manager 9 / City Engineer ITEM NO. Planning File