Loading...
HomeMy WebLinkAbout11/20/1989 PC Agenda AGENDA CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin Civic Center Monday - 7:30 p.m. 100 Civic Plaza, Council Chambers November 20, 1989 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE TO THE FLAG 4. ADDITIONS OR REVISIONS TO THE AGENDA 5. MINUTES OF PREVIOUS MEETING - November 6, 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 89-126 Catania Deli Conditional Use Permit to allow the continuance of outdoor seating for patrons of a restaurant located at 7081 Village Parkway 8.2 PA 89-117 First Christian Church Conditional Use Permit to allow a church, including Sunday School and nursery care in an existing commercial building located 11875 Dublin Boulevard 8.3 PA 89-062 Hansen Hill/Bren Co. Tentative Map, Planned Development, Prezoning and Annexation request for 180 single-family lots on approximately 51 acres with approximately 95.85 acres of open space located on the west side of Silvergate Drive, north of Hansen Drive (continued from November 6, 1989 8.4 PA 88-010 Dublin Boulevard Extension General Plan Amendment modification to move the location of the Dublin Boulevard Extension 2750 feet north of the present alignment located north of Interstate 580, west of the Southern Pacific right-of-way, and east of Tassajara Road (continued from November 6, 1989 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS 11. PLANNING COMMISSIONERS' CONCERNS 12. ADJOURNMENT (Over for Procedures Summary) DUBLIN PLANNING COMMISSION PROCEDURES SUMMARY WELCOME to the Dublin Planning Commission meeting. The Planning Commission is made up of five Dublin residents who have volunteered their services to the community. They were appointed by the Dublin City Council. The Planning Commission encourages and appreciates participation by Dublin residents. Regular meetings of the Planning Commission are held on the first and third Mondays of each month in the Dublin Civic Center Council Chambers, 100 Civic Plaza, Dublin. TIME: Planning Commission meetings begin at 7:30 p.m. No new public hearing item will begin after 10:30 p.m. , and the meetings will be adjourned by 11:00 p.m. , except under unusual circumstances where the Commission votes to hear the item or to extend the meeting for 30-minute increments. ITEMS NOT ON THE AGENDA: No action shall be taken on any item not appearing on the posted agenda unless: 1) the Planning Commission determines by majority vote that an emergency situation exists, as defined in the Government Code 2) the Planning Commission determines by a two-thirds vote, or by a unanimous vote if only three members are present, that the need to take action arose after the agenda was posted; or 3) the item was included in a posted agenda for a prior meeting held within five (5) calendar days and was continued to the current meeting. ORDER OF PRESENTATION: After the Chairperson opens the public hearing on an item, the order of presentation will be as follows: 1) Summary Presentation by Planning Staff 2) Questions by Planning Commission 3) Comments by Applicant 4) Comments by Others in Favor 5) Comments by Those in Opposition 6) Rebuttal by Applicant if Necessary 7) Additional Comments by Staff as Appropriate The hearing is then closed and the item turned over to the Commission for discussion and action. The audience is not permitted to make any further comments unless invited by the Planning Commission. PUBLIC COMMENTS UNDER ORAL COMMUNICATIONS: Any citizen desiring to speak on an item not scheduled on the agenda may do so under Oral Communications at the beginning of the meeting. After receiving recognition from the Chairperson, please state your name and address, then proceed with your comments. When an item not on the agenda is raised by a member of the public, the matter shall be deemed automatically referred to Staff unless the Planning Commission determines to take action as outlined in the section above entitled ITEMS NOT ON THE AGENDA. PUBLIC COMMENTS ON A HEARING ITEM: On a public hearing or other scheduled item, the Chairperson will ask the audience for its comments, first from those in favor, then from those in opposition. After receiving recognition from the Chairperson, please state your name and address, then proceed with your comments. The Planning Commission wants to hear all citizen concerns. Each new speaker is asked to be brief, add new information, and not repeat points which previous speakers have made. The Planning Commission is particularly interested in the specific reasons why the speaker is for or against an item. Applause and other demonstrations are prohibited during public hearings. Such demonstrations tend to intimidate those in the audience who may have valid but opposing viewpoints. The Chairperson maintains the discretion to request the use of Speaker Slips and to limit comments. Anyone who does not want to speak may write comments on the Speaker Slip and turn it into the Planning Commission while the public hearing is still open. SMOKING CONTROL: Please do not smoke during the Planning Commission meeting. ITEM WITHOUT APPLICANT: If the applicant or representative fails to attend the public hearing concerning their item, the Planning Commission may take action to deny, continue, or approve the item. The item may be considered for continuance upon receipt of written notification of the applicant's inability to attend the hearing. CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 20, 1989 TO: Planning Commission FROM: Planning Staff PREPARED BY: Charlie Haims, Planning Intern C 4- SUBJECT: PA 89-126 Catania Deli - Conditional Use Permit GENERAL INFORMATION • PROJECT: Conditional Use Permit request to allow the continued use of four tables and eight chairs for outdoor seating in front of the existing deli at 7081 Village Parkway. APPLICANT: Kathy Latora Catania Deli 7081 Village Parkway Dublin, CA 94568 PROPERTY OWNER: Donald Val Strough P. O. Box 28886 Oakland, CA 94604 LOCATION: 7081 Village Parkway ASSESSOR PARCEL NO.:941-210-15 PARCEL SIZE: 1.05 acres GENERAL PLAN DESIGNATION: Retail Office EXISTING ZONING AND LAND USE: C-2-B-40 General Commercial Combining District/Retail Shopping Center SURROUNDING LAND USE AND ZONING: North: Commercial-Restaurant C-2-B-40 South: Commercial-Office C-2-B-40 East: Residential R-1 West: Commercial-Retail C-2-B-40 ZONING HISTORY: June 1976 - Alameda County Zoning Administrator approved a Variance request for reduced front yard and side yard setback. Alameda County Planning Department approved Site Development Review for 12,040 square feet of commercial retail. April 1986 - Dublin Planning Commission approved PA 86-013 Conditional Use Permit to operate a rental car lot at 7065 Village Parkway. ITEM No. p. I COPIES TO: Applicant [a:89-126ch/ga] Owner File PA 89-126 -1- October 21, 1986 - The Dublin Planning Commission approved a Conditional Use Permit to allow four tables and eight chairs to be located in front of their building for outside eating. January 4, 1988 - The Planning Director approved a Site Development Review for a C-2-B-40 Freestanding Directory Sign for the Village Shopping Center at 7055-7083 Village Parkway (PA 87-175). APPLICABLE REGULATIONS: Section 8-49.7 states that all principal uses in a C-2 District shall be conducted within a building. Outside uses can only be considered with a Conditional Use Permit. 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 performance 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; and 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 CEQA guidelines. NOTIFICATION: Public Notice of the November 20, 1989 hearing was published in the local newspaper, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: On October 21, 1986, the Planning Commission approved a request from Catania Deli for a Conditional Use Permit to allow four tables and eight chairs for outside eating directly in front of their tenant space. This approval expired on October 16, 1989. In order for Catania Deli to continue the outside seating use, approval of a Conditional Use Permit is required. On October 16, 1989, the Applicant submitted a Conditional Use Permit application to the Planning Department requesting to continue the outdoor eating and seating use consisting of four tables and eight chairs directly in front of the deli tenant space. -2- The location and operation of the Catania Deli has not changed from the Applicant's previously approved Conditional Use Permit. The tables and chairs will be located against the building so as not to interfere with pedestrian traffic on the sidewalk. The tables and chairs are placed in front of the Applicant tenant space at 8:30 a.m. and taken in at 5:30 p.m. , Mondays through Fridays. On Saturdays, they are outside from 8:30 a.m. to 4:30 p.m. The parking requirements for the center have not changed since approval of the original Conditional Use Permit, PA 86-084. Adequate on-site parking is provided to accommodate the deli outdoor seating use and the other retail uses located in the center. The City has no record of any zoning violations associated with this use. The application has been reviewed by the applicable public agencies and City departments, and is in compliance with the City's Zoning Ordinance. The use is consistent with the intent of the policies set forth in the Dublin Downtown Specific Plan. Conditions of approval similar to those imposed in the original Conditional Use Permit have been included in the draft resolution of approval (see Exhibit B). It should be noted that an expiration date for this Conditional Use Permit approval is not included as a condition of approval,in that implementation of the Management Audit includes elimination of the approval expirations and administrative extensions for Conditional Use Permits. Conditions are included addressing revocation of the permit and citation for violations of any of the conditions of approval. For the past three years, the Catania Deli has operated the outdoor seating use in compliance with the previous Conditional Use Permit. It is Staff's position that the Applicant's past record warrants granting approval without the expiration limitations placed on the previous Conditional Use Permit. RECOMMENDATIONS: 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 PA 89-126, or give Staff direction and continue the item. ACTION: Staff recommends the Planning Commission adopt the draft resolution approving the Conditional Use Permit for Catania Deli, PA 89-126. ATTACHMENTS: Exhibit A: Written Statement from Applicant and Site Plan. Exhibit B: Draft Resolution approving Conditional Use Permit for PA 89-126. Background Attachments: Attachment 1: Location Map Attachment 2: Photographs -3- I - I\ \I') x , \ 4) Q. /N I_ �;, rr c 1 i ._J h — --: , i I ----) 1 i 1, a. i x. RECEIVED €" � t� OCT 1 6 1989 '�R - Is40 _- 5 - DUBLIN PLANNING OW iCCU rtlit ; . �► -- Clp _ -L-Q=- U - Wes-• : E pA.CJ �-�7S Ct,L P ra P - - - 1 _D CA Rod 1ct y )Q RECEIVED OCT 161S9 DUBLIN PLANNING iq RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 89-126 CATANIA DELI'S CONDITIONAL USE PERMIT TO CONTINUE THE OUTSIDE EATING AREA AT 7081 VILLAGE PARKWAY WHEREAS, Kathy Latora, Owner/Partner of Catania Deli has filed an application for a Conditional Use Permit (PA 89-126) to allow the continued operation of an outside eating area in front of the existing deli at 7081 Village Parkway; and WHEREAS, this 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 Planning Commission held a public hearing on said application on November 20, 1989; and WHEREAS, notice of public hearing was published in the local newspaper, posted in public buildings, and mailed to property owners within 300 feet of the project in accordance with California State law; and WHEREAS, a Staff analysis was submitted recommending conditional approval of the application; 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 use is required to serve a public need in that the use provides an outdoor eating area. b) The use will be properly related to other land uses and transportation and service facilities in the vicinity in that daytime activities will be commensurate with present use of properties in the neighborhood. c) The use, under all circumstances and conditions of this particular case, will not materially affect adversely 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, in that all applicable regulations will be met. d) The use will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located in that the outdoor seating area is consistent with the character of the commercial district. BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby conditionally approve PA 89-126 as shown by materials labeled "Exhibit A" on file with the Dublin Planning Department and subject to the following conditions: 1. This approval is for the continued use of outside patron seating for Catania Deli. There shall be no more than four tables and eight chairs located on the site at any one time. [89126res:ch/ga] - 1 - lOO^^ . `QA g9 -t2Co 2. The tables and chairs shall be arranged so as not to block access to the store or impede normal pedestrian traffic on the sidewalk. 3. Said tables and chairs shall not restrict police patrol visibility into the premises. 4. The Applicant shall remove tables and chairs at the end of each business day. 5. The Applicant shall provide outdoor trash containers and maintain the site in a litter free condition. 6. This approval shall become null and void, in the event the approved use ceases to operate for a continuous one-year period. 7. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. PASSED, APPROVED AND ADOPTED this 20th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [89126res:ch/ga] - 2 - .SESSOR'S MAP 94t 210 14P CFA f1J6.OF PLOT'4 OF THE DOUGHEETY n-1NC•'(POR PLOT 59)he.0 Pg.171 TRACT 2662•P>S.P;3Gi P.M.1032te1.79v9.2ol _ __ ITS / TRACT 27171e'.SON3d1 PM.21491et.9ePg.161 _ PM.2166 tet9e ry.l21 j .-. • • i le 206 ••••a+.War aro. .0.ui t .01/47...7.17% t 8' i • \ . ,' 26-000 -°i'r ©• 1500 �.•. • © i r nsl 1401 -.--• nr` ,/ - \ \ ..t. d i_ fir'. . . 14C1 teb ®\ 4. t , '9.\' -;.6• © 207 ,o 1 1400 iF • REC! VED 7104 t w 47 OCT1 6 1989 �'°�'�� `` a AT DUBL!N PLANNING i TTPIiMENT_/ � f s'1-F 11)Aa9 - 1210 /V b,, I 1. .. i r f :,i'gm --'ik- IIi � . . t rR 1 E i t r .4 L, _ i,4 eti `. tt • ►• t. ' ,11 _ ' • P t; ti-it i •# , 3 I.1 , ii { Y 1 k .., ...,„ ./ . . ..„.„, .. ,.%,. ...,,,,, " . ....,„,... . : ..4,#1:,, ,, . 1...) r 9"- i 3 i . .4` 5'�key-k.. y __1 f `di .4 ",ki*,i. �y fi ret$ . r. 'act'» t• (\�'f' r �.v; .1-L'1 l*r."") I •‘ °lli I 3-W :t yI BUD A!e t [ - - _:r.„, '.1•,,....".„ .., ,,,‘ , __: '91'4'...' ... RECEIVED kr``-� R' t " OCT "Ib i�0 -.' 114N-•-::-:-: DU3LIN PLANNING %? 1 4- ' ' 5 1T LIT E , � f .Y.� } : , FA 8,-rib ep�.04.05 -y. r__ CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 20, 1989 TO: Planning Commission FROM: Planning Staff PREPARED BY: Maureen O'Halloran, Senior Planner Moil_ SUBJECT: PA 89-117 First Christian Church Conditional Use Permit at 11875 Dublin Boulevard GENERAL INFORMATION PROJECT: Conditional Use Permit request to allow a church, including Sunday School and nursery care in an existing commercial building (The Green Store). APPLICANT/REPRESENTATIVE: First Christian Church P. O. Box 2207 Dublin, CA 94568 Attn: Garry Chaban PROPERTY OWNER: Amador Valley Savings & Loan P. O. Box 1240 Pleasanton, CA 94566 LOCATION: 11875 Dublin Boulevard ASSESSOR PARCEL NO.:941-1550-4 PARCEL SIZE: .54 acres GENERAL PLAN DESIGNATION: Retail Office EXISTING ZONING AND LAND USE: PD Planned Development District Vacant/Previous Bar-Restaurant SURROUNDING LAND USE AND ZONING: North: R-S-D-20 Multi-Family Residential Use South: PD - Office Complex East: PD - Restaurant West: C-1 - Retail Commercial Center ZONING HISTORY: September 19, 1978: Alameda County Board of Supervisors approved PD, Planned Development 1362nd Zoning Unit permitting banks, savings and loan or restaurant uses on Sites A and B (APN 941-1550-4 and 94-1550-3), and permitting business, administrative and professional office uses on Site C (APN 941-1550-5). November 20, 1978: Alameda County Planning Commission approved the preservation and restoration plan for the Green Store. ITEM NO. Z .a COPIES TO: Applicant [89117MOH:ga] Owner File PA 89-117 - 1 - April 5, 1982: Dublin City Council adopted Resolution No. 17-82 vacating a portion of Dublin Boulevard adjacent to The Green Store. November 22, 1982: Dublin City Council resolved The Green Store modifications which were made contrary to planning conditions of approval and without building permits. August 30, 1983: Dublin Planning Director approved PA 82-032 freestanding sign for the site. January 25, 1988: City Council approved PA 87-127 for Planned Development Rezoning expanding the permitted uses for 11873 Dublin Boulevard, APN 941-1550-4. March, 1988: The Planning Director approved Site Development Review for interior modification to the building. June 5, 1989: The Planning Commission approved PA 89-054 Conditional Use Permit to modify the PD District to allow professional offices as identified in the C-O District. APPLICABLE REGULATIONS: Section 8-61.0 of the Dublin Zoning Ordinance requires approval of a Conditional Use Permit for churches of wood frame or more lasting construction in any district except in those district specifically listing churches as a permitted use. City Council Resolution No. 5-88 approving the general provisions for the PD District PA 87-127 does not specifically list churches as a permitted use. 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 performance 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. ENVIRONMENTAL REVIEW: The City proposes to adopt a Negative Declaration which finds that the proposed project will not have a significant impact on the environment. NOTIFICATION: Public notice of the November 20, 1989 hearing was published in the local newspaper, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: The Applicant is requesting approval of a Conditional Use Permit to allow a church including Sunday School and Nursery Care at the The Green Store building, 11875 Dublin Boulevard. The City's Zoning Ordinance permits churches in any district subject to approval of a Conditional Use Permit. The proposed facility will consist of an assembly area, library/classroom, nursery, toddlers classroom and restroom - 2 - facilities on the main floor; a kitchen, restrooms, classroom and fellowship hall on the lower floor; and offices on the upper floor. The proposed use will consist of church services, children's Sunday school classes, bible study, choir practice and other miscellaneous church related activities. The hours of operation for the church are Sunday mornings, 8:30 a.m. to 12:30 p.m.; Sunday evenings 6:30 p.m. to 7:30 p.m.; midweek 7:00 p.m. to 8:30 p.m.; and weekday office hours of 8:00 a.m. to 5:00 p.m. The Applicant's request does not involve physical expansion of the structure. However, the proposed project does include 1) interior building modifications requiring Staff review and approval (the Planned Development District for this site requires Site Development Review approval for interior and exterior modifications) and issuance of building permits and 2) minor exterior modifications involving reversing the location of a door and window on the west elevation of the newer portion of The Green Store building, requiring issuance of building permits and a waiver of the Site Development Review requirement due to the minor nature of the modifications. The Applicant proposes to promote and maintain the historic theme, and character of The Green Store building by designating the foyer on the main floor as an historic area displaying pictures of the building's past. A condition is included in the draft resolution of approval allowing for the granting of the Site Development Review waiver and requiring Staff review and approval of the interior modifications prior to issuance of building permits. The primary planning issues associated with this application include the following: 1) Use compatibility with PD District and surrounding districts and uses: The proposed use is compatible with the PD District in that the proposed interior/exterior modification will maintain public accessibility to The Green Store building and promote the historic character of the building as specified in the PD General Provisions. Additionally, the church use is compatible with surrounding uses in that the site is located on a major collector street (Dublin Boulevard) and is commensurate with the adjacent commercial uses (office and retail). No other uses are proposed on site therefore no use conflicts within the PD District are anticipated. 2) Parking: The existing site contains approximately 29 on-site parking spaces. The project site shares a reciprocal ingress, egress and parking easements with the adjoining office complex for a total of 483+ parking spaces. Based upon the square footage and proposed use for the site, a total of 74 parking spaces are required for the site during the peak use periods (Sunday). Due to the shared parking easement and the peak use of the site during non-peak hours for the office complex (church primary usage Sundays and midweek evenings as opposed to the office primary usage weekdays 8 a.m. to 5 p.m.), adequate parking will be available to - 3 - • accommodate the existing office and the proposed church uses. This project has been reviewed by all applicable agencies and departments and conditions of approval are included in the draft resolution. As part of the implementation of the Management Audit, the draft resolution of approval does not establish an expiration date for the Conditional Use Permit. Conditions are included 1) requiring the Zoning Investigator to review the use after the first year to determine compliance with the conditions of approval; 2) indicating the approval for the use will become null and void if the use ceases operation for a continuous one-year period; and 3) shall be subject to revocation and citation for any violations of the conditions of approval or provisions of the Zoning Ordinance. Staff recommends Planning Commission approval of the Applicant's requests to operate a church facility at The Green Store location. RECOMMENDATIONS: 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 PA 89-117 First Christian Church, or give Staff direction and continue the item. ACTION: Staff recommends the Planning Commission adopt Exhibit B, the resolution approving the Negative Declaration and Exhibit C, the resolution approving the Conditional Use Permit for PA 89-117 First Christian Church allowing church use and waiving Site Development Review for interior and minor exterior modifications at 11875 Dublin Boulevard. ATTACHMENTS: Exhibit A: Plans, Applicant's Written Statement Exhibit B: Draft Resolution approving Negative Declaration Exhibit C: Draft Resolution approving Conditional Use Permit Background Attachments: Attachment 1: Resolution No. 5-88 General Provisions for PD District PA 87-127 Attachment 2: Proposed Signage Attachment 3: Location Map - 4 - I 1(7 ON CEfVE0 ?ems t,f:; ? 8 no NMNG Conditional Use permit Item *6 This project request is the use of the existing facility at 11875 Dublin Blvd. Dublin, CA. as a church building. The church will have a maximum usage of 275 at one time with a maximum of three services. This shall include 200 or more in the auditorium and 100 or less in other meeting areas. The benefit to the city of a church is as follows: A) provision of a place for fostering the spiritual side of Dublin residents, and for the training and encouraging of children and youth. B) Dublin is underchurched by most standards. The American Institute for Church Growth identifies any area with less than 1 church per 1000 residents as prime church 'planting territory. Dublin, with a population of 23549, has a ratio of 1/2355. Finally, the city will realize a benefit in the preservation and utilization of a historical building that has been difficult to keep occupied over the past several years. This project will utilize the facility fully, in a publicly-accessible manner. Traffic impact on the area will be minimized because the church's high use times are opposite the maximum usage periods of the surrounding area. This project will leave the exterior of the building the same as it is now. l,O r ice,n Tni A 66ff0 Sievue L'axe �V I 1�R85- I (7 RFCE�VED Oct 8 ot1a �8g Hours of Operation for First Christian Church love 1. The hours of operation for First Christian Church would be as follows: Sunday Morning--up to 80%of capacity(200-300 people)for morning services. People would begin arriving at 8:30 am and be leaving between 11 and 12:30 pm. Due to size limitations,these would be accomodated in two services seldom having more than 200 on the premises at one time. This would spread traffic flow for both ingress and egress over a 4 hour period. The expected maximum number of vehicles would be 1 car per 4 people. Thus 300 people would cause 75 roundtrips per Sunday morning. Sunday Evening--6:00 pm-7:30 pm--expect no more than 50%of Sunday morning attendance. Thus Sunday evening would generate approximately 100-150 people and 25-35 vehicle round trips. Midweek--7:00-8:30 pm--Expect 50%or less of Sunday morning attendance for a Bible Study meeting,choir practice,and children's Bible Club. Total maximum would be 100-150 with 25-35 vehicle trips generated.' Other--Pastoral office and miscellaneous committee meetings would generate 15-20 trips daily. Presently,our staff trips equal 3-5 round trips per day. Office hours are 8:00am-5:00 pm. Statement of Usage and Design criteria for the Green Store The proposed changes to the floorplans of the Green Store building have been submitted on drawings. This narrative is intended to provide additional detail. Exterior Changes: The only exterior change contemplated is the reversing of the door and window on the West side of the 1982 addition,to allow an emergency exit in the Nursery area and remove a door from the proposed location of the women's restroom. This will involve the use of the existing materials in the door and window now in place. We request a waiver of the Site Development Review process for this change. Landscaping: A dead tree now exists on the East end of the building. We plan to remove this tree and replace with a suitable 24" box specimen tree. Interior Design: Main Floor: The main floor would feature an auditorium with an area of approx. 2100 square feet. Existing exits and windows would be retained in this area. The platform area windows would be covered by interior drapes during worship usage to provide a distraction-free background. The remainder of the building would provide nursery/ toddlers care during worship and restrooms. Present usage of the nursery area is up to 15 children. The foyer area would be designated as the historical area with picture from the building's past displayed(if available). The posts and main beams would remain exposed. Exact colors will be submitted in the remodeling plans to be submitted to staff before any work begins. The original theme of the building will be maintained as much as possible. It is anticipated that much of the building will be carpeted. Wainscoting and trim will be suitable to the RECEIVED original theme of the building. OCT 1 1 1989 DUBLIN PLANNING 1 i' Sv-11 7 Lower Level: The lower level will be left largely in the same configuration as exists. The usage of this level would be as a fellowship hall and as classrooms. To comply with fire regulations,new outside exits would be installed. The large area would be divided by some type of approved sliding partitions or drapes. A non-commercial kitchen for potluck type usage would be installed in the area marked kitchen. The existing restrooms would be fixed. The existing exterior exit would be removed upon the installation of the other exterior exits. Upper Floor: The upper floor would be re-divided into offices. None of the existing wall are bearing walls and none appear to have been finished in the last attempt at remodeling. The restroom and shower would remain. The a portion of the upstairs might also function as weekend accomodations for a part-time youth minister. The final plans for space division will be submitted with the remodeling plans to city staff. Again,an interior design in harmony with the rest of the building is planned. 2 :il t1� G o. EW.Y C > 1 a c F 6 P.' N {: ",. N - 3 9 f T O v,NF4�Y r . ti -._- ,\ i r,j_.-- ) ..,\ � L • o . i .:•, . z I 3 \R 3 \ -A. 9 ti \ , . \ I \ { - 1k.011::;�gt,ICI:U1L!r^h'IIIII _IIIIPIII_jl! IL'1 a 15- L` i : i { NI -Ii C ._, . 3; " r ._ .-_ III ..., A • i b I t-.1 o z I I IUM r"i�` .i n.?? ?" l" irF i ; li: (~03 ` C i _ I� y k iII1ILI:III!'11 tt!;ijl1111l Iill III;III II1111!11ii0,;'.4!11.,.,I;I;I'��f DUBLIN BLVD. RECEIVED a c 0 CT 1 1 1989 2` • rrr ! DUBLIN PLANNING fi C-, 7 Qfrc T9-I17 if --eicu4. C) i T 3OE ANO I.AWSCAFE FLAN ;. 1_. 0411C1-- r r LI.,I •.r„•.,. ---- - - - - -....r•.. m... __. , —-r - -=•••• ___ .... `\\ — - - — -- 4r .---31 ..;:t.A L 1Li.I r I " -1 i I L P --.a+: _frFig-. __.-. _.. _..-_.-._. _ I .j.-{•. i .l_.t...s0+r ....fir/ :.. ....;. 1- G tt - - rt..- - -----.W_.—_--- ---- -,- -- - b; ....L06•{�'•1.4 -j A tHN 7, -R-ri :-.w, .•.+ ...'rr I' ;yam ft ,.. r...:.., / • • - ' cps ass. Lr :ij �r - Fa••• _4 • Fie PA n-rr7 i. • .- .••1'. rw. _-. • RECEIVED OCT 111989 DUBLIN PLANNING Pik- s '-f i 7 Auemecp /523 iA .. Ki re{Iere 36 a c _ .. RcStk 1 96 I Offices 7o fA -d-Pl' I i ili jt 11 _t_ ) (� ` I -- _... I wnte IIEAt IA j w.c OFr.ce RE 3 a TfcoN A _. I I 1 — 1 Oche4 Sib Ra qe .r- m w w 1 al is A RECEIVED OCT 1 1 1989 CAss Rooms / FtLowsHifr /-/A,,, DUBLIN PLANNING CIA55RootA 7c, ) _,) PATIo Gcl io Ex'} �0 RRISED I D[EC1K • LRkoN• -� PATIO ((t1511N6, I --- -- LOInt_R LC,/EL llf GR6C14 SfoRE f'A9e 3 of 6 - (',-t I, Inva 5e-,34 5 //v"c po& . t iPao, ,,OP\ o o z 8 0 3 it cn it ° n x CO SCJ Ts.; -:_-S oq O T1 QL s V m• m re, iy .D 3 24 ao ▪ (J) r ▪ 0 o T m I Z s INN OM . � iS - v i l li s ^ 11 : a: �' vt • p741 J z tD 0 } ^ ^ 59 it ____T 7 7 \--- 123o3 jl :-li';- 82 n m _ I 3 ILi , Z I :III. 2Z,V, I I I� it ®6.z m I z tea` m '' I 'i I j - I011 NC I / 00 a ,A I © pi 1I� i I 4 v. '3 Iy i 11.1I I' Z is ' fc °a �d I G.,c j 'Tn.'', _ I t' 00 — -- - 4 ' - Cs- I' e 4.3 I ii (I E a 3 FA \ m o AZ \ 3 n L . 3 8 n \ u 3 s i t , - n n r—r W m N $ag S 00 z —' n in =, Z J < Z 0, m z o v 0 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE CONCERNING PA 89-117 FIRST CHRISTIAN CHURCH CONDITIONAL USE PERMIT WHEREAS, Garry Chaban, representing First Christian Church filed an application requesting approval of a Conditional Use Permit to allow a church including Sunday School and Nursery Care use at 11873 Dublin Boulevard; and WHEREAS, said site is currently zoned PD, Planned Development; and WHEREAS, the California Environmental Quality Act (CEQA), as amended together with the State's Administrative Guidelines for Implementation of the California Environmental Regulations, requires that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, pursuant to State law (CEQA) a Negative Declaration of Environmental Significance has been prepared for PA 89-117; and WHEREAS, the Staff Report was submitted recommending that the Planning Commission approve PA 89-117 First Christian Church Conditional Use Permit subject to conditions of approval; and WHEREAS, the Planning Commission did review the Negative Declaration of Environmental Significance and considered it at a public hearing on November 20, 1989. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that PA 89-117 will not have any significant environmental impacts. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission finds that the Negative Declaration of Environmental Significance has been prepared and processed in accordance with State Environmental Law and Guideline Regulations, and that it is adequate and complete. PASSED, APPROVED AND ADOPTED this 20th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [89117res/moh:ga] - 1 - Reno. RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ADOPTING PA 89-117 FIRST CHRISTIAN CHURCH CONDITIONAL USE PERMIT FOR A CHURCH FACILITY AT 11873 DUBLIN BOULEVARD WHEREAS, Garry Chaban, representing First Christian Church filed an application requesting approval of a Conditional Use Permit to allow a church including Sunday School and Nursery Care use at 11873 Dublin Boulevard; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA), and a Negative Declaration of Environmental Significance has been prepared and adopted under Resolution No. ; and WHEREAS, the Planning Commission held a public hearing on said application on November 20, 1989; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; 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 use serves the public need by offering church services and related uses to the general public. b) The use will be properly related to other land uses and transportation and service facilities in the vicinity, in that the church facility use is commensurate with the present use of surrounding properties in the neighborhood. c) The use, if permitted under all circumstances and conditions of this particular case, will not materially affect adversely 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 area, as all applicable regulations will be met. d) The use will not be contrary to the specific intent clause or performance standards established for the district in which it is to be located, in that the use is consistent with the intent of the PD, Planned Development District and General Plan land use designation for the site on which the project is located. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 89-117 First Christian Church Conditional Use Permit to allow a church facility with Sunday School and Nursery Care with the following conditions of approval: CONDITIONS OF APPROVAL: Unless otherwise specified, the following conditions shall be complied with prior to issuance of building permits or [89117RE2/moh:ga] - 1 - I*(4"P U R 5o. 'PoePt- ii C ,o? establishment of use. Each item is subject to review and approval by the Planning Director unless otherwise specified. 1. Except as specifically modified by this Conditional Use Permit (PA 89-117), the development and establishment of uses within this district shall conform to the General Provisions for Planned Development District PA 87-127 as established in City Council Resolution No. 5-88. 2. PA 89-117 First Christian Church Conditional Use Permit is approved to allow church assembly, Sunday and midweek study classes, Sunday nursery care and other related ancillary church activities. The use shall generally conform to the plan submitted with PA 89-117 dated received October 11, 1989 Exhibit A on file with the Dublin Planning Department subject to conditions of approval. 3. The nursery care use shall be considered an ancillary church activity and shall not be operated on a daily basis. Expansion of the nursery care use (either in size or hours of operation) shall be subject to review and approval of a new Conditional Use Permit. 4. Interior modifications shall be subject to Planning Director review and approval prior to issuance of building permits. 5. Site Development Review waiver is approved for the relocation (reversing the location) of the door and window on the west elevation as indicated in red on Sheet 6 of the plans Exhibit A. 6. The Applicant shall comply with City of Dublin Police Services Standard Commercial Building Security Recommendations. 7. The Applicant shall comply with Dougherty Regional Fire Authority (DRFA) requirements. 8. All demonstrations, displays, services, and other activities shall be conducted entirely within the structures on the site, unless subsequently approved on a temporary basis through the Administrative Conditional Use Permit process. 9. No loud speakers or amplified music shall be permitted outside the enclosed building. 10. Any new signs proposed to be established for this use shall be in conformance with the City's Sign Ordinance and shall be subject to review and approval by the Planning Director. Temporary signs indicating special promotional events shall not be located on this site unless the necessary Conditional Use Permit or Administrative Conditional Use Permit has been processed and approved covering such signage. 11. The Applicant shall not allow any nuisance to be maintained or conducted on the premises. 12. The Applicant shall comply with all requirements of the Dublin Building Department. [89117RE2/moh:ga] - 2 - 13. This approval shall become null and void, in the event the approved use ceases to operate for a continuous one-year period. 14. This use shall be subject to Zoning Investigator review and determination as to compliance with the conditions of approval one year from the effective date of said Conditional Use Permit approval (November 30, 1990). 15. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of the terms of conditions of this permit shall be subject to citation. PASSED, APPROVED AND ADOPTED this 20th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [89117RE2/moh:ga] - 3 - RESOLUTION NO. 5 - 88 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PD, PLANNED DEVELOPMENT REZONING CONCERNING PA 87-127, CREST ENTERPRISES, INC./THE NEW EWE PLANNED DEVELOPMENT (PD) REZONING APPLICATION' WHEREAS, Cynthia Ingalls, representing The New Ewe, filed an application requesting the City rezone a .54 acre site at 11873 Dublin Boulevard to expand the uses permitted for the site within that Planned Development District; and WHEREAS, said site (APN 941-1550-4) is one of three parcels (APN 941-1550-3, 941-1550-4 and 941-1550-5) currently zoned Heritage Park PD, Planned Development 1362 Zoning Unit (Z.U.); and WHEREAS, all affected property owners within the Heritage Park Planned Development 1362 Z.U. have filed applications initiating the PD Rezoning request; and WHEREAS, the Planning Commission held public hearings on November 2, 1987, and November 16, 1987; and WHEREAS, proper notice of said public hearings was given in all respects as required by law; and WHEREAS, on November 16, 1987, after hearing and considering all reports, recommendations and testimony the Planning Commission adopted Resolution No. 87-074 recommending the City Council adopt a Negative Declaration for PA 87-127 and adopted Resolution No. 87-075 recommending adoption of an Ordinance and establishing findings and general provisions for PD Rezoning for PA 87-127; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and the City Council adopted a Negative Declaration of Environmental Significance (City Council Resolution No. 109 - 87) for this project, as it will have no significant effect on the environment; and WHEREAS, the Staff Report was submitted recommending that the City Council rezone the property at 11873 Dublin Boulevard to a PD, Planned Development District allowing banks, savings and loan institutions, restaurant, medical offices, health club/fitness center, and tanning and beauty salon uses; and WHEREAS, the Green Store was built as a store use within the 1850's by John Green, an early settler in Dublin and a County Supervisor, and WHEREAS, the Green Store is one of the oldest buildings within the City of Dublin, and WHEREAS, PD 1362nd Zoning Unit toys adopted by the Alameda County Board of Supervisors on September 19, 1987, j4equiring the Green Store be restored and preserved in compliance with the National Historic Register standards for Historic Rehabilitation; and WHEREAS, the Green Store was restored in compliance with the General Provisions of 1362nd Zoning Unit Planned Development; and WHEREAS, the Dublin City Council considers the Green Store building to be a significant historic resource to the General Public; and QPom^ e a d rov pped."/ <<7 41457--127 WHEREAS, the City Council determined that uses permitted and operated within the Green Store should promote the historic value and integrity of building; and WHEREAS, the City Council reviewed and considered all reports, recommendations and testimony concerning the Planned Development Rezoning request at a public hearing on December 14, 1987, December 21, 1987, and . January 11, 1988; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find that: 1. Rezoning the property to a PD, Planned Development District to expand the existing permitted uses, requiring a historic theme for uses established in the district, will be appropriate for the subject property in that it will ensure compatability among uses, compatability with the historic character of the Green Store, and will provide for a range of uses which will be compatible to existing land uses in the immediate vicinity and which will conform to the General Plan land use designation. 2. The rezoning will not have a substantial adverse affect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvement. 3. The rezoning will not overburden public services. BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby establish the following General Provisions: 1. PA 87-127 PD, Planned Development District is established to modify and expand the permitted uses approved for 11873 Dublin Boulevard (the Green Store parcel, APN 941-1550-4) of the 1362nd Zoning Unit, and to establish uses compatible to the historic character of Green Store building, comparable with other uses operating within the Green Store, and compatible with the existing Heritage Park office complex, and with the surrounding residential and retail uses. Uses and development of property within this PD,'Planned Development District shall be subject to the provisions of the C-0 District except as modified through the General Provisions for PA 87-127. 2. The following Principal Uses are permitted in the Planned Develoment District: a) restaurant b) bank/financial institution c) antique store d) ice cream store e) candy store f) barber shop g) photographer h) health club/fitness center i) tanning salon j) beauty salon k) medical offices 3. The following is a Conditional Use in the Planned Development Distict and shall be permitted only if a Conditional Use Permit is approved: tavern 4. Specific uses in the PA 87-127 PD, Planned Development District shall comply with the following: a) all approved uses shall promote and1faintain the historic value and integrity of the Green Store. b) all approved uses shall promote and'maintain a historical theme compatible with the historic character of the Green Store. c) All approved uses shall maintain and enhance interior and exterior accessability of the Green Store to the General Public. -2- 5. PA 87-127 PD, Planned Development shall be subject to all other applicable provisions of the 1362nd Zoning Unit, Alameda County, Exhibit C, approved September 19, 1978, by the Board of Supervisors (Ordinance No. 2-87).. 6. Prior to establishment of use the Applicant shall comply with all applicable City of Dublin Police Security Regulations, including pinlocks installed on all unsecured casement windows and steel door bars with padlock to secure doors during non-business hours subject to Police Department approval. 7. Prior to establishment of use the Applicant shall a) remove all plant material from the sidewalk along Donlon Way and Dublin Boulevard, b) clean existing catch basins and drain lines, and c) correct the sunken spot and repair the AC paving in the driveway adjacent to Dublin Boulevard. 8. Prior to establishment of use the Applicant shall remove the storage shed built without permits located on the east portion of the lot. 9. Prior to establishment of use, the Applicant shall secure all required City permits, including, but not limited to, zoning approval and building permits. 10. The Applicant shall submit revised C.C. & R.'s as necessary for review and approval by the City Attorney and Planning Director. 11. Any exterior or interior modification, addition, alteration, or accessory structure shall reflect and be consistent and compatible with the historic nature of the Green Store, and shall be subject to Site Development Review approval. 12. All new and existing signage shall be subject to a sign program that shall reflect and be consistent and compatible with the historic nature of the Green Store and shall be similar to and compatible with the professional office uses. PASSED, APPROVED AND ADOPTED this llth day of January, 1988. AYES: Councilmembers Hegarty, Moffatt and Vonheeder NOES: Councilmember Snyder and Mayor Jeffery ABSENT: None ;-i7 - r f—I`• j; Mayo f f ATTEST:'� City Clerk II, -3- es. Signage proposal for AP 89-117 We propose that the signage stay the same in size and style with the content being changed to reflect the Church name and worship times. RECEIVED OCT 1 1 1989 DUBLIN PLANNING p� t1-1/1 ENT--'":441,-Pe6PC%1 6680 SCevca Zane • neeeen TTACHM_ TO81— (e7 Proposed Signage(Same as Existing First Christian Church 21" 8'6" RECEIVED OCT 1 8 1989 DUBLIN PLANNING This sign would have the service times,address,other pertinent information. 21" 8'6' I . __. • i 4.-2.?,I 1• • . c..i<.--• : Ty , , . . i *!_41.4.1" •' ..,./N,,4:. `',•c'‘ gQ; , ,, , e Q 47 4y .4.: ,..?..,.. i .1.r g . .1%.... \ \:VI /a\i_34:1:- C t .11 2 z....,T. ,...„.„,„ . -,- • N_"si 2 5..._ 7,A; .N. MI' 'Ill \ ...' • i°4 lin IL-- i.... 1 • ..... pi .t.; 132.t'' '.4.1 [ V..j.... . . i. 1,7.,.,.... ....,,. ....,, . ..... ...$•_..... : .1, ..____ 10,,,. 1,,...si.L., 4:4 •,:,.1._ . ...,.:1:: [ ,....t. . ..._ ,....._.1, _10 ,.......7: _.. , z,,\... ..tot....-ti4... '•Qi.: Y :r—i- vn. 1: '.'"1„, .,...- i p , . . .‘.,...,_ ". . ?...7., <;..V 1" • %,„,..J - A ,--• - 4„.2.,\\ \\'''''' '.41 1 1*- \ 1. 1 rk...•,-.' • S• % 1, 0 .\ . \\ v,,.:..,.., VSS ..... '-' : - tt\/ c' =.4 4..r.. . ' . I g-o •C!. • : 1 '„.„---- ItP• , '‘,:c. 7,-'..:4--;-\.- r, I TE ' I L4ilik ,.‘.. .1'? r.,\• \t, \ f -z, t-,.,,,,- ,, ...".. -.Ls ,,,.. ,,,,-. ._ •-0 1 ::". -- ,i,,,, \ 1:k........___ _„...—"D----i::::2': : , • Z km.;,. • _ v, t;'.i:: - -•/,0" ; •-•.1. -4 '; as-0 . r...:• OS )1-•:- • , ';'-'4_ .• .... \ :: --- . . . 0 I k • ...1 -- 1-• : ..7-'7:?..--------; ; ` 1 \% ,... • ‘.c.„.rir-'.. 1, V X ,, 1, ', ... I',/,,' ‘ v, • •••. .. ....-cl, • . a g.',.... ''.:.- '•,:%\ '1 \ .. •`,..•• \ % 1 :. \ . \6 ...1 • r.1 / \ '..... 1 .... \---\ Ty , - - \ \. is, •-•• i'.• ; '\ /r,1 ' -•, ........„,....----\ N ,::. .----=-------c" _I i -, DUBLIN THOMPSON-:• nq i 2 '"1"'""" ?.-. A P A R T OF THE _ ' Ei D. r•'". i'd [-5.1' ga ma, OF C.3-T. SANT1NA , t"..-= ZONING MAP ..1.. ... e, • : i TtiE CITY or — . 0„,,, rn DUBLIN 1..!.-.1 SEE SI IEET IC . I IC &Die\LY101 ATTACHMENT -12A6,_ t e 7 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 20, 1989 TO: Planning Commission FROM: Planning Staff PREPARED BY: Maureen O'Halloran, Senior Planner 0,104.(44— SUBJECT: PA 89-062 Hansen Hill Ranch/Bren Co. Tentative Map, PD Prezoning and Annexation, 147-acre site GENERAL INFORMATION: PROJECT: Tentative Map, PD Prezoning and Annexation request for 147-acre site to allow 180 single- family units on approximately 51 acres and approximately 96 acres of open space. APPLICANT/PROPERTY OWNER: Donald Bren Co. Martha Buxton 6601 Owens Drive, Suite 250 Pleasanton, CA 94566 LOCATION: West side of Silvergate Drive, north of Hansen Drive, south of Winding Trail Lane ASSESSOR PARCEL NUMBER: 941-110-1-9 & 941-110-2 PARCEL SIZE: 147 acres GENERAL PLAN DESIGNATION: Low Density Single-Family (0. 5 to 3. 8 DU/AC) Open Space/Stream Corridor EXISTING ZONING AND LAND USE: Zoned: A - Agricultural unincorporated Alameda County Land Use: Undeveloped grazing land ENVIRONMENTAL REVIEW: The City proposes to adopt a Mitigated Negative Declaration of Environmental Significance which finds with the mitigation measures that this project will not have a significant affect on the environment. NOTIFICATION: Public Notice of the November 6, 1989, hearing was published in local newspaper, mailed to adjacent property owners, and posted in public buildings. COPIES TO: Applicant 46. • 3 Owner ITEM NO. (� File PA 89-062 PIN BACKGROUND: This item was continued from the November 6, 1989 Planning Commission meeting in order for the Commission to consider additional information concerning the mitigation measure requiring the redesign of the Dublin Boulevard/Silvergate Drive intersection and the widening of Dublin Boulevard between Silvergate Drive and Hansen Drive. At the November 6, 1989 Planning Commission meeting the Commission conducted a public hearing on the Planned Development Prezoning, Tentative Map and Annexation. The Commission closed the public hearing and directed Staff to 1) have the City's traffic consultant (TJKM) available to make a presentation on whether a traffic signal is needed at the Dublin Boulevard/Silvergate Drive intersection; 2) provide a plan indicating the difference in sidewalk locations as proposed by the Applicant and as recommended by Staff; 3) provide information on radon testing in the Tri Valley area; 4) revise the draft resolutions to include modifications to: A. Planned Development Resolution 1. Condition #16 - change "Requirements" to "Recommendation" B. Tentative Map Resolutions 1. Condition #21 - change "5%" to " .5%" . 2. Condition #45 - add "prior to release of occupancy" to the beginning of the condition. 3. Eliminate condition #46 requiring construction of a turnaround at the end of Martin Canyon Road. 4. Condition #78 (see renumbered condition #77) - add "If the road and creek are dedicated to the City, then" at the beginning of the fifth sentence, and add to the end of condition #78 "if the road and creek are to be private, then the road shall be graded a minimum 8 feet wide with 6 foot wide aggregate base subject to Public Works Director approval" . 5. Add a new condition requiring rounding of the fill pads on the Valley Christian Center site. "The cut and fill pads on the Valley Christian Center site shall be rounded to create a more natural appearance blending with the natural contours of the site subject to approval of the Public Works Director" . 6. Eliminate condition #95 relating to radon testing. 7. Add a new condition requiring the developers of the Hansen Hill Ranch project to work with the developer of the Donlon Canyon project to provide access and utility connections. "The Applicant/Developer shall work with the Applicant/Developer of the adjacent property, Donlan Canyon project site Tentative Map 5962, to provide adequate access and utility connections, to the satisfaction of the Public Works Director" . ANALYSIS/RECOMMENDATION 1. Dublin Boulevard/Silvergate Drive intersection: Chris Kinzel from TJKM will be in attendance at the November 20, 1989 Commission meeting to make a presentation on the Traffic Study conducted for the Mitigated Negative Declaration. The Applicant's attorney has submitted a letter stating the Applicant' s position concerning a signal at Dublin Boulevard/Silvergate Drive intersection (see Attachment 12) . 2. Sidewalk Location: Attachment 9 indicates the three (3) sidewalk location recommended by Staff in which the Applicant proposes no sidewalks. The Staff recommended sidewalk location provides for safe accessible predestrian circulation throughout the project. Inclusion of the three sidewalk locations in question, in addition to the other sidewalks recommended by -2- f Staff, would eliminate requiring pedestrians to make unsafe illegal midblock crossings in order to continue walking on sidewalk and would eliminate awkward sidewalk segments which begin and end in midblock. 3. Radon Testing in the Tri-Valley Area: Staff surveyed the cities of Livermore, Pleasanton, San Ramon, Danville, Walnut Creek, Concord and San Leandro concerning the jurisdictions requirements concerning radon testing. None of the cities surveyed require testing or have dealt with the issue of radon. Attachment 10, a Consumer Reports article, and Attachment 11, a California State Department of Health Services Guide to Radon, provide additional information on radon. 4. Draft Resolutions/Revisions: The draft Resolutions attached are revised to incorporate the Planning Commissions direction from the November 6th Planning Commission meeting. 5. Planned Development Draft Resolution General Yard Provisions: At the November 6th Planning Commission meeting the Applicant requested the Planning Commission to modify item #2 under General Yard Provisions in the Planned Development regulations (Exhibit C) , to allow 3 foot projections into required yards for roof eaves, pop-outs, bays and other architectural features, instead of the 2 feet indicated in the draft Resolution. Staff indicated at the November 6th meeting that no zoning or planning concerns were anticipated with allowing 3 foot projections into required yards, however, such a provision may conflict with building code requirements. In discussing this matter again with the Building Official, the Building Official has indicated no building code conflicts are anticipated in allowing the 3 foot projections into required yards as building requirements must be met regardless. Additionally, a review of conceptual building design does not indicate building code conflicts with regard to projections into the sideyards. Staff recommends the Planning Commission modify condition #3, item #2 under General Yard Provisions to allow 3 foot projections into required yards instead of the 2 foot requirement indicated in the draft Resolution. Since the Commission had closed the Public Hearing on November 6, 1989 and directed Staff to revise the draft Resolutions, Staff recommends that the Planning Commission reopen the Public Hearing on 1) the Negative Declaration issue, 2) the sidewalk location issue and, 3) the projection into required yards issue. Staff recommends the Commission follow the following format in discussing the three issues: 1. Reopen public hearing 2. Hear Staff/Consultant presentation 3. Hear Applicant presentation 4. Hear Public comment 5. Question Staff, Applicant, Public 6. Close public hearing and deliberate. 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 Draft Resolution relating to Mitigated Negative Declaration, Monitoring Program, PD Prezoning, Tentative Map and Annexation, or give Staff and Applicant direction and continue the matter. -3- ACTION: Staff recommends the Commission adopt the following Resolutions recommending City Council approval of the: 1. Draft Resolution regarding Mitigated Negative Declaration (Exhibit A) . 2. Draft Resolution regarding Mitigation Monitoring Program for Negative Declaration (Exhibit B) . 3. Draft Resolution regarding Planned Development Prezoning with modification to allow 3 foot projection into required yards (Exhibit C) . 4. Draft Resolution regarding Tentative Map (Exhibit D) . 5. Draft Resolution regarding Annexation (Exhibit E) . ATTACHMENTS: Exhibit A: Resolution regarding Mitigated Negative Declaration Exhibit B: Resolution regarding Mitigation Monitoring Program Exhibit C: Resolution regarding Planned Development Prezoning Exhibit D: Resolution regarding Tentative Map Exhibit E: Resolution regarding Annexation Background Attachments: NOTE: Refer to November 6, 1989 Planning Commission Staff Report for Attachments 1 through 8. Attachment 9: Sidewalk location differences Attachment 10: Consumer Reports October, 1989 article on Radon Attachment 11: California Department of Health Services - Guide to Radon Attachment 12: Letter from Applicant's attorney dated Received 11/16/89 -4- RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN A RESOLUTION MAKING FINDINGS PURSUANT TO CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVING MITIGATED NEGATIVE DECLARATION (HANSEN HILL RANCH PROJECT) Recitals 1. The Donald Bren Company ("Applicant") has made application to the City of Dublin for annexation, PD prezoning and tentative map approval for a residential development consisting of 180 single-family homes on the 147 acre site described in Attachment A-1, attached hereto and incorporated herein ("subject property") with 180 residential lots on approximately 51 acres and approximately 96 acres of open space (the "Project"). 2. The Project includes subdivision of 180 single-family lots, construction of a road from the subject property to Dublin Boulevard through the Valley Christian Center property and payment of the proposed project's proportionate share of the costs of (a) widening Dublin Boulevard between Hansen Drive and Silvergate Drive and restriping Dublin Boulevard between Hansen Drive and Donlan Way and (b) redesigning the Dublin Boulevard/Silvergate Drive intersection to make Dublin Boulevard a through route at such intersection and have Silvergate Drive controlled by a "stop" sign. 3. An Environmental Impact Report (SCH No. 87050527) and Addendum ("General Plan EIR") was previously prepared and certified by the City Council for a general plan amendment entitled the "Hansen Hill Ranch General Plan Amendment", by Resolution No. 19-89, A RESOLUTION MAKING FINDINGS PURSUANT TO CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND CERTIFYING FINAL ENVIRONMENTAL IMPACT REPORT, WITH STATEMENT OF OVERRIDING CONSIDERATIONS (GENERAL PLAN AMENDMENT - PA 87-045 HANSEN HILL RANCH) approved on February 27, 1989. Resolution No. 19-89 including the findings made by said Resolution and the Statement of Overriding Considerations included therein, is hereby incorporated herein by this reference and made a part hereof. 4. The Hansen Hill Ranch General Plan Amendment designated the subject property as Low Density Single Family Residential, with a density range of 0.5 to 3.8 DU/acre, and as open space/stream corridor. 5. Pursuant to Public Resources Code Section 21081.6, the City adopted Resolution No. 020-89, A RESOLUTION ADOPTING A MITIGATION MONITORING PROGRAM (HANSEN HILL RANCH), approved on February 27, 1989 to provide for the implementation of a mitigation monitoring program covering the Project. 6. The proposed Project is consistent with the Dublin General Plan, as amended by the Hansen Hill Ranch General Plan Amendment and the Project provides for a residential density significantly below the maximum density permitted by the Hansen Hill Ranch General Plan Amendment or the density analyzed in the General Plan EIR. 7. Pursuant to Public Resources Code Section 21083.3(a) and Section 15183 of the State CEQA Guidelines (Title 14, California Administrative Code), an initial study dated October 23, 1989 [reso2/moh:ga/11-20-89) - 1 - —DrC-d- Reso. i71=1 8.- D62 M(T(csR`R D M . (the "Initial Study") was prepared to determine whether there are effects on the environment peculiar to the proposed Project which were not addressed as significant in the General Plan EIR. 8. The Initial Study, based in part on a September 27, 1989 memorandum and traffic study generated by TJKM, the City's traffic consultant (the "TJKM Report"), identified the following effects on the environment as being peculiar to the proposed Project and not addressed as significant in the General Plan EIR: a. Reduction of level of service on Dublin Boulevard east of Silvergate Drive; and b. Significant adverse impacts on operating characteristics of Dublin Boulevard/Silvergate Drive intersection; and c. Visual impacts of grading/filling between the existing knolls in the southwest portion of the site. 9. The Initial Study indicated that the significant environmental effect listed in paragraph 8(a) could be mitigated by widening Dublin Boulevard between Hansen Drive and Silvergate Drive and re-striping Dublin Boulevard between Hansen Drive and Donlan Way; that the significant environmental effected listed in paragraph 8(b) could be mitigated by redesigning the Dublin Boulevard/Silvergate Drive intersection; and that the significant environmental effect listed in paragraph 8(c) could be mitigated by incorporating certain types of grading restrictions into the Project. 10. The proposed Project has been modified to include provision for (a) payment by the Applicant of its proportionate share of the costs of mitigating the effects described in paragraph 8(a) and (b) above in the manner described in the TJKM Report (collectively the "traffic mitigation measure, and (b) grading restrictions to mitigate the effects described in paragraph 8(c) above (the "visual impact mitigation measure"). 11. Based on the information contained in the General Plan EIR, the TJKM Report, the Initial Study and the Staff Report dated November 6, 1989 (the "Staff Report") all of which are incorporated herein by this reference, a Mitigated Negative Declaration, incorporating the traffic mitigation measures and the visual impact mitigation measures, was prepared for the proposed Project. Notice of Preparation of the Mitigated Negative Declaration was duly given prior to the Planning Commission hearing on November 6, 1989. 12. The Planning Commission held hearings on the proposed Project on November 6, 1989 and November 20, 1989, at which time the Planning Commission took testimony from interested persons regarding the proposed Project. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby resolve as follows: A. The foregoing Recitals are true and correct and are made a part hereof. B. The Planning Commission finds, on the basis of the record before it and the foregoing Recitals, (1) that feasible mitigation measures, including without limitation the traffic mitigation measures and the (reso2/moh:ga/11-20-89J - 2 - visual impact mitigation measures, have been incorporated into the Project to mitigate the significant environmental effects identified in paragraph 8 above; (2) that such mitigation measures will eliminate or reduce to a level of insignificance the significant environmental effects identified in paragraph 8; and (3) that uniformly applied development policies or standards will not mitigate the significant environmental effects identified in paragraph 8 above. C. The Planning Commission has reviewed and considered the Mitigated Negative Declaration, together with all comments received during the public comment period and all testimony at the public hearing. The Planning Commission hereby finds and recommends to the City Council that it find that there is no substantial evidence that the Project, as modified to incorporate the traffic mitigation measures and the visual impact mitigation measures, will have a significant effect on the environment and approves the Mitigated Negative Declaration. PASSED, APPROVED AND ADOPTED this 20th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [reso2/moh:ga/11-20-89] - 3 - Cod• .�ria R 00I R 00S ASSESSOR'S MAP 941 1 1 o Sc .m.'I" 300• 5 MAP OF A SL IDIV.(.1 PLOT A CF THE ' S DOUGHERTY RANCH IpoR.aDT69x6►ISPQ.17) 1 • �S -- N. 112 z I z 1 v I"R 2; ' V ilb�• J©0112 IZ p 112 / -' '`° NOTICE '+ il THIS MAP MAY OR MAY N:T BE A SU,/ Y CF THE LAND 0,, o ^.T PiCTED HEREON. IT IS N TO EE RELIED ;'l F-R ANY - V v PURPOSE OTHER ::AN : ,:E'IT'.T...lC-7.7 F.:L C1 ?J Ili., �, t' '- .1 0C-:.':ER�:L ::C^.TIO': OF EYE PA,•.CEL OI: Pf'',.LLS CF L'.7c,;EST OA' CLOS FIRST AMERICAN TITLE COP.MP NY :.SSUM"S ii: U:S;.ITi F',iR 11L0 . LOSS OR DAMAGE RESULTING FROM RELIANCE THEREON. • 116 r+:1i~ V72 $ i0 t. ` ►. tk 1, �0\�� , / In . � 4' �7 q) / ` 22© • �� • try- 0, . 1 E - ,` l 1i r . \4 .„ I . •v/.1 \izki 47 is -- • — - IMENT , 1 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN A RESOLUTION RECOMMENDING ADOPTION OF A MITIGATION MONITORING PROGRAM FOR NEGATIVE DECLARATION FOR PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, Public Resources Code 21081.6 requires the City to adopt a reporting or monitoring program for changes in a project or conditions imposed to mitigate or avoid significant environmental effects in order to ensure compliance during project implementation; and WHEREAS, on November 6, 1989 and November 20, 1989, the Planning Commission adopted Resolution No. making findings and recommending the City Council adopt a Mitigated Negative Declaration for PA 89-062 Hansen Hill Ranch. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby recommend the City Council adopt the "PA 89-062 Hansen Hill Ranch Negative Declaration Mitigation Monitoring Matrix" attached hereto as Attachment B-1 as the monitoring program required by Public Resources Code 21081.6. PASSED, APPROVED AND ADOPTED this 20th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [reso4/moh:ga/11-20-89] - 1 - IJ ro.C--} �AP9-062 /iicnr4/'i„,5 % orawi ATTACHMENT B-1 PA 89-062 HANSEN HILL RANCH/BREN CO. MITIGATION MONITORING PROGRAM FOR NEGATIVE DECLARATION The Applicant shall be responsible for any and all costs incurred in monitoring mitigation measures. For detailed information on impacts and mitigation measures refer to the Initial Study and Mitigated Negative Declaration for PA 89-062 Hansen Hill Ranch. RESOURCE IMPACTS MONITORING ACTION VERIFICATION Traffic/ Reduction in Prior to release of Building Dept Transportation level of service occupancy of any units with input on Dublin Blvd. the developer submits from Public east of Silver- contribution of percent Works and gate Drive share for Dublin Blvd. Planning Dept widening and restriping Traffic/ Adverse impact Prior to release of Building Dept Transportation to operating occupancy of any units with input characteristics the developer submits from Public of Dublin Blvd/ contribution of percent Works and Silvergate Drive share of redesign of Planning Dept Dublin Blvd/Silvergate Drive intersection Visual Quality Visual impacts The developer submits Public Works of grading/ final grading plans Department filling between indicating the fill the existing between the two knolls knolls in the will substantially southwest conform to 3:1 slopes portion of the site [reso4/moh:ga/11-20-89] - 2 - RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING APPROVAL AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) PREZONING CONCERNING PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hansen Drive and South of Winding Trails; and WHEREAS, the Planning Commission held public hearings to consider the request on November 6, 1989 and November 20, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Tentative Map subject to conditions prepared by Staff; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing as herein above set forth; and WHEREAS, pursuant to State law (CEQA) and regulations, a Mitigated Negative Declaration of Environmental Significance has been prepared. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find that: 1. The proposed prezoning, as conditioned, is consistent with the City General Plan and Policies; and 2. The proposed prezoning will not have a significant environmental impact; and 3. The prezoning, as conditioned, is appropriate for the subject property in terms of being compatible to existing land uses in the area, and will not overburden public services; and 4. The prezoning will not have substantial adverse effects on health or safety, or be substantially detrimental to the public welfare, or be injurious to property or public improvements. BE IT FURTHER RESOLVED that the Planning Commission hereby recommends City Council approval of PA 89-062 Hansen Hill Ranch/Bren Co. Prezoning subject to the general provisions listed below: GENERAL PROVISIONS 1. Intent: This approval is for Planned Development Prezoning PA 89-062 Hansen Hill Ranch. This PD District is established to provide for and regulate the [reso3/moh:ga/11-20-89] i�Rf37-062 -1) 6re rtern.(?(royi:S,D is development of production and custom single-family dwellings. This approval prezones 180 low-density single-family lots on approximately 51 acres and the remaining acreage. Approximately 96 acres are prezoned as open space. Development shall be generally consistent with the following submittals: A. Plans prepared by David L. Gates and Associates consisting of 21 sheets dated received August 9, 1989. Except Sheets L-5 and L-6 are modified through this approval to prezone Lots 181 through 190 as open space rather than residential as shown on the plans. B. Plans prepared by Shleppey Hesmalhalch Associates, Inc. consisting of preliminary floor plans and elevation plans dated received May 22, 1989. 2. Site Development Review: All structures shall be subject to the Site Development Review procedures established in the City of Dublin Zoning Ordinance unless a Site Development Review waiver is approved by the Planning Director and a zoning approval is granted upon the determination that the construction constitutes a minor project and building permit plans are in accord with the intent and objectives of the Site Development Review procedures. 3. Yards (Setbacks): The minimum requirement for yards shall be as follows: Depth of Front Yard (Setback): 20 foot minimum Exception: 1) 10 foot minimum for units with side vehicular entrance garages (see building height exception) and 2) custom homes may deviate from the 20 foot minimum setback subject to approval of Site Development Review finding that either the topographic or vegetative constraints of the site prevent the development from complying with the 30 foot minimum setback. In no event shall the front yard setback for a custom home be less than 5 feet from the garage. Rear Yard (Setback): 20 foot minimum, 15 foot minimum clear and level zone Exception: 1) see Section 8.26.6.1 Alternate Provision of Rear Yard (compensating yards) of the Dublin Zoning Ordinance. 2) 10 foot minimum for shade structures attached to the unit provided the shade structure is not enclosed (enclosed means more than one vertical wall). 3) 10 foot minimum setback for second story decks, however second story decks encroaching within the required 20 foot setback on lots with their rear property line adjacent to another residential lot(s) shall be subject to Site Development Review approval (Lots 1 through 5, Lots 30 through 39, Lots 52 through 56, Lots 82 through 92, Lots 120 through 129, Lots 143 through 148, Lots 155, 156 and 167). [reso3/moh:ga/11-20-89] - 2 - Side Yard (Setbacks): 5 foot minimum with 15 foot total aggregate side yard setback required. 5 foot wide minimum clear and level zone each side yard. Exception: 10 foot minimum street side yard of corner lot. General Yard Provisions: 1. Fireplaces, chimneys and air conditioning units shall not encroach within the required clear and level zone. Other encroachments shall be subject to Planning Director review and approval. 2. Roof eaves, pop-outs, bays, architectural projections and columns may project 2 feet into required yards subject to compliance with building code requirements. 3. A 15 foot minimum separation shall be maintained between all buildings located on adjacent lots. 4. Accessory structures located in required yards shall be subject to the provisions of Section 8-60.20 through 8-60.32, 8-60.59 of the Dublin Zoning Ordinance. 5. On lots where the minimum rear yard clear and level zone can not be provided due to topography or vegetation constraints, decks of comparable area shall be required subject to Site Development Review approval. 4. Building Height: 32 foot maximum or two stories at any one point. Building height shall be measured from the finished grade at the perimeter of the building to the top of the structure. Exception: Building height for units with garage 10 foot front yard setbacks, shall not exceed one (1) foot for each one (1) foot the building is setback from the back of sidewalk. However, architectural features and elements may exceed this provision by a 2 foot maximum, and a gable element may exceed this provision by 5 foot maximum. 5. Custom homes site development shall generally conform to the guidelines established in "custom lot design guidelines (Attachment 1). 6. Parking: minimum 2 covered parking spaces per dwelling unit required. 7. Building site: Lot size: 5,700 square foot minimum; 7,700 square foot average. 8. Except as specifically modified by the provisions of this PD (PA 89-062) District, the lots developed in this PD District shall be subject to the regulations of the R-1 District regarding land use and minimum/maximum development criteria. 9. Except as specifically modified by the provisions of this PD District, all applicable and general [reso3/moh:ga/11-20-89] - 3 - requirements of the Dublin Zoning Ordinance shall be applied to development within this PD District. 10. The design, location and material of all fencing and retaining walls installed by the developer shall be subject to approval of Site Development Review. 11. All graded cut and fill slope areas shall be revegetated with native trees, shrubs and grasses subject to review and approval of the Planning Director and Public Works Director. 12. All landscape areas within open space and common areas shall be subject to approval of Site Development Review. 13. Appropriate vehicular access to open space shall be provided and maintained on a continuous basis, to the satisfaction of the Fire Chief, Public Works Director and Planning Director. 14. All signs established for identification of this project shall be subject to approval of Site Development Review. 15. Except as may be specifically provided for within these General Provisions for PA 89-062, development shall comply with City of Dublin Site Development Review Standard Conditions (Attachment 2). 16. Except as may be specifically provided for within this PD PA 89-062 development, shall comply with City of Dublin Police Services Standard Residential Building Security Recommendations (Attachment 3). 17. Residential lots 181 through 190 depicted on Sheets L-5 and L-6 prepared by David Gates & Associates are designated open space and are hereby prezoned open space. 18. Minor deviations from the conditions established in Provision 15 and 16 above may be made through the Site Development Review process. 19. CC&R's shall be subject to review and approval of the Planning Director prior to recordation of the Final Subdivision Map. 20. The Open Space/Landscape Management Plan shall be subject to review and approval of the Public Works Director and Planning Director in conjunction with Site Development Review of Landscape Plans. 21. A master trail system plan for the open space area shall be constructed and shall be subject to approval of Site Development Review. 22. Fire buffer zone shall be provided and maintained on a continuous basis to the satisfaction of the Dougherty Regional Fire Authority Fire Chief. 23. The fire buffer zone shall be subject to Site Development Review approval. [reso3/moh:ga/11-20-89] - 4 - 24. Approval of this PD PA 89-062 Hansen Hill Ranch is for two (2) years as established in Section 8-31.2(b) of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 20th day of November, 1989 AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [reso3/moh:ga/11-20-89] - 5 - CUSTOM LOT DESIGN GUIDELINES A. Goal: The goal of this guideline is to establish a design criteria which provides a framework of compatibility between the production units, custom homes and site characteristics of Hansen Ranch. The following design and site criteria will establish a consistent direction and level of quality while providing reasonable flexibility in expressing the individual character of the custom homes. B. Architecture: 1) Architectural massing should include articulation of wall planes, projections and recesses to provide shadow and depth, multiple forms and masses. Unarticulated vast expanses of wall surface and "box like" buildings without horizontal or vertical wall articulations would be inappropriate. 2) Provide consistency with existing production units by using materials and colors from production palette or those that are compatible. 3) Roof materials may be flat tile, slate, fire rated shingles or shakes acceptable to the City of Dublin. 4) The garage door should appear to be recessed into the walls. Garage doors should be sectional. 5) The incorporation of balconies and decks into or within the building form is encouraged for both practical and aesthetic value. Balconies should be integrated to break up large wall masses, offset floor setback and add human scale to buildings. Elevated decks should be skirted to grade. C. Building Site: 1) Building siting, height, and scale should respond to the terrain. 2) The building should be split in levels which terrace up or down the slope to keep floor levels close to natural grade. 3) Down slope or rear elevations with high visibility should be kept low. ATTACHMENTCi Custom Lot Design Guidelines Page Two C. Building Site (Continued) : 4) Pony walls or skirt walls between a floor level and the natural grade below should be a maximum of 10 feet in height. 5) Whenever possible, buildings should be sited to preserve and to avoid disturbance to existing trees of 8 inch or larger in caliper. 6) Buildings should be sited to preserve drainage patterns if possible. 7) Buildings should be designed to minimize bulkiness on hillside terrain. Recesses, overhangs, and the play of light and shadow can further reduce mass and add interest, variety, and human scale to the building facade. 8) Decks should be terraced and should have a maximum 10 feet height between the deck surface and natural grade. Deck must have skirting. D. Landscape Design: 1) Landscaping in front yards should be designed to be similar in appearance, in design and materials, to that in adjacent properties within Hansen Ranch. 2) Vegetation should be used to provide some screening of skirt walls under or behind decks and other downslope walls. 3) Landscape design should feature trees to be preserved. 4) Landscape design, including forms, materials and planting design, should be compatible with the forms and patterns of open space vegetation and that of adjacent properties within and beyond Hansen Ranch. CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. 1. Final building and site development plans shall be reviewed and approved by the Planning Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be • resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. 2. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic'irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. i. That a guarantee from the owners or contractors shall be required guaranteeing all schrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. M /'"^ • DUBLIN POLICE SERVICES STANDARD RESIDENTIAL BUILDING SECURITY RECOMMENDATIONS 1. DOORS A. All exterior wood doors and doors leading from garages into interior dwelling areas of the residence shall be of solid wood construction, no less than 1- 3/4 inches thick. B. Auxiliary locks are to be added to each door and shall be double cylinder deadbolt locks when there is a window within forty inches of the locking,device. Deadbolt locks must have a minimum one inch throw or equivalent burglary resistant locks where permitted by the fire code. If the cylinder of the lock protrudes from the face of the door, it must be fitted with a cylinder ring guard so it cannot be gripped by pliers or other wrenching devices. C. High security strike plates shall be fitted to all doors with wooden jambs when an auxiliary deadbolt lock is installed. The strike plate shall have a minimum of two wood screws of 3 inches in length that engage the upright door studs. D. In-swinging doors shall have rabitted jambs or alternative means of strengthening. E. Exterior hinges snail have non-removable hinge pins. F. Exterior and interior garage-out-swinging doors shall have non-removable, hidden or non-accessible hinge pins. G. Double hung doors shall have one of the doors secured with two cane bolts of hardened steel. The bolts shall engage a metal strike to a depth of not less than 3/6 inch and be a minimum 1/4 inch diameter. H. Sliding glass doors shall meet the uniform building code for shatter resistance. Sliding glass doors shall be fitted with a locking device, that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. An auxiliary locking device shall be installed on the door which may be a pin lock or similar device of not less than 1/4 inch diameter. The pin shall be of hardened material and engage the metal nnrt;^^ ^i ai... ATTACHMENTe.3 �'"`A Ao^''s The primary locking device function may be operable by a keyed or code lock inside and out as permitted by the fire department or building codes. Double sliding glass doors shall be locked at the meeting rail. Each segment, of or sliding portion of, the door shall be fitted with an auxiliary security lock. I. Entry doors shall be fitted with a minimum 180 degree peephole. 2. WINDOWS A. All accessible dwelling windows shall be secured as follows: sliding glass windows shall ,be secured on the inside with a locking device capable of withstanding prying or wrenching. An auxiliary lock shall be installed on each sliding window that prevents movement in the sliding track. Windows shall meet the uniform building security code for shatter resistance. B. Louvered windows shall not be used within eight feet of ground level, adjacent structures, or fire escapes. C. Casement type windows shall be secured with a metal to metal locking device contacting both frames of the window at the meeting edge. Auxiliary locks such as a pin that penetrates both frame structures shall be installed on casement and double hung windows. D. Windows fitted with a crank type gear opening devices shall be fitted with a positive window lock that engages metal to metal. 3. LIGHTING A. Dwellings shall be fitted with lighting over all exterior entryways. The minimum standards shall be a 60 watt incandescent light or the equivalent in lumins. B. Street or apartment numbers shall be-illuminated from the interior and contain numerals of not less that 2 1/2 inches. 4. GARAGE AND STORAGE AREAS A. Garage doors shall be secured with a metal to metal locking device that prevents the door from being pulled or pried up from the out side. No electric garage door openers shall be permitted that will automatically activate when the door is forced open. Garage doors fitted with automatic openers shall be permitted with an alternative form of locking device activated from the interior of the garage. Exterior garage doors shall be of solid core construction and fitted with a auxiliary deadbolt lock as prescribed in Section 1. Any windows inside garage doors shall be of non-breakable material, or covered with a security mesh of 1/'8 inch material minimum, two inches apart. B. Any exterior storage area attached to a dwelling, apartment or condominium and enclosed by a door shall be fitted a deadbolt lock and associated hardware, or a minimum 3/8 inch diameter hardened padlock hasp. RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING TENTATIVE MAP 5766 CONCERNING PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hansen Drive and South of Winding Trails; and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for purpose of sale, lease or financing unless a tentative map is acted upon, and a final map is approved consistent with the Subdivision Map Act and City of Dublin subdivision regulations; and WHEREAS, the Planning Commission held public hearings to consider the request on November 6, 1989 and November 20, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Tentative Map subject to conditions prepared by Staff; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing as herein above set forth; and WHEREAS, pursuant to State law (CEQA), a Mitigated Negative Declaration of Environmental Significance has been prepared. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find: 1. Tentative Map 5766, as modified, is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances. 2. Tentative Map 5766, as modified, is consistent with the City's General Plan as they apply to the subject property. 3. Tentative Map 5766 will not result in the creation of significant environmental impacts. 4. Tentative Map 5766 will not have substantial adverse effects on health or safety or be substantially detrimental to the public welfare, or be injurious to property or public improvements. 5. The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown, provided the geological consultant's recommendations are followed; and the site is in a good location regarding public services and facilities. [resol/Moh:ga/11-20-89] - 1 - m -pvbs, 'Z c ``j'AB=t,-CDCc 2 - a. 6. The request is appropriate for the subject property in terms of being compatible to existing land uses in the area, will not overburden public services, and will facilitate the provision of housing of a type and cost that is desired, in the City of Dublin. 7. General site considerations, including unit layout, open space, topography, orientation and the location of future buildings, vehicular access, circulation and parking, setbacks and similar elements have been designated to provide a desirable environment for the development. 8. This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. BE IT FURTHER RESOLVED that the Planning Commission hereby recommends City Council approval of Tentative Map 5766 - PA 89-062 - subject to the conditions listed below: CONDITIONS OF APPROVAL Unless otherwise specified, the following conditions shall be complied with prior to the recordation of the Final Map. Each item is subject to review and approval by the Planning Department unless otherwise specified. GENERAL PROVISIONS 1. Approval of Tentative Map is subject to the subdivider/developer securing final approval from the Dublin City Council for the Planned Development (PD) Prezoning request covering the subject property. Any modifications to the project design approved by the Planned Development (PD) Prezoning action shall supersede the design on the Tentative Map and shall be considered as an approved modification on the Tentative Map. Site Development Review approval for the project shall be secured prior to the recordation of the Final Map. Site Development Review and Final Map recordation may occur in phases. 2. Comply with the "Typical Public Works Conditions of Approval for Subdivisions" (see Attachment 1). 3. The Developer shall comply with applicable Fire Department, Flood Control District, and Public Works requirements. Written statements from each such agency or department approving the plans over which it has jurisdiction shall be submitted to the Planning Department prior to issuance of building permits on lots of the subdivision or the installation of any improvements related to this project. 4. Should the developer wish to file a master Tract Map separating or phasing the project, all off-site work shall be guaranteed and constructed as part of the agreement for this tract. In addition, all streets necessary to keep from landlocking any parcel shall be offered for dedication and the construction guaranteed by the Subdivision Agreement. [resol/Moh:ga/11-20-89] - 2 - COVENANTS, CONDITIONS AND RESTRICTIONS 5. Covenants, Conditions and Restrictions (CC&R's) shall be established for this development. The CC&R's shall be approved by the Planning Director prior to the recordation of the Final Map. 6. The CC&R's shall be reviewed and approved by the City to assure that: A. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. B. Payment of dues and assessments shall be both a lien against the assessed land and a personal obligation of each property owner. An estimate of these costs shall be provided to each buyer prior to the time of purchase. C. The Association shall keep the City Planning Department informed of the current name, address and phone number of the Association's official representative. D. Payment of the water and street lighting bills (maintenance and energy) and maintenance and repair of storm drain lines, are the obligations of the Homeowner's Association, unless paid for through a Lighting and Landscape Maintenance Assessment District. E. Each buyer is to sign an acknowledgement that he has read the Constitution and Bylaws of the Homeowner's Association and the Conditions, Covenants and Restrictions applying to the development. F. The Homeowner's Association shall contract with, or be advised (as in handling maintenance operations) by, a professional management firm. G. The CC&R's shall include a statement outlining the obligations of the property owner to be responsible for public liability in case of injury in connection with public utility easements, and for maintenance of private vehicle access ways and utility trenches in public utility easements. H. The Homeowner's Association shall maintain a list of plant materials acceptable for landscaping subject to review and approval of the Planning Director and Fire Department. GRADING AND DRAINAGE 7. Landslides and erosive areas as outlined in the Geotechnical Investigation Report for Hansen Hill Ranch project by Harlan Miller Tait shall be shown on the Grading and Improvement Plans. Proposed repairs shall be outlined on these same plans. [resol/Moh:ga/11-20-89] - 3 - 8. Long term maintenance of these landslide repairs and unrepaired landslides in the open space shall be the responsibility of the Homeowner's Association and incorporated in the CC&R's. 9. Prior to approval of grading plans, Applicant shall conform to the recommendations outlined in the Geotechnical Investigation Report for Hansen Hill Ranch project by Harlan Miller Tait as a minimum. Stricter controls, particularly on landslide repairs, retaining structures, subdrains, and surface drainage, may be imposed by the Public Works Director. 10. Prior to issuance of grading permits, the City shall contract for a third party soil's engineer to review and recommendation of the Applicant's submitted Geotechnical Investigation Report as related to landslide repair. The Applicant/Developer shall pay the City the cost of the third party review. 11. A minimum of 6" subdrains shall be installed in all swales that are to be filled. 12. All concentrated storm drain flow shall be discharged into the established drainage channels, not onto the slopes. 13. All inlets and outlets of storm drain flow from or into natural drainage channels shall be constructed with rock slope protection to eliminate erosion and undercutting. 14. A registered civil engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance/ inspection program shall be implemented by the developer/homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. 15. The Applicant/Developer shall submit for Public Works Director review and approval, a detailed hydrology/hydraulic report for this project. In particular, the report shall include the effects on the creek and the downstream drainage facilities of the ultimate development of the entire watershed that this project is a part of. The hydraulic capacity of the creek and existing culvert under Silvergate to carry the 100 year design flow at ultimate upstream development should be demonstrated. The report shall address the possible need for creek improvements including, but not limited to, realignment, widening, bank repair/reinforcement, and drop structures. Moreover, the report shall look at the possible need and location for detention basins. These improvements shall be made as part of this subdivision, subject to review and approval of the Public Works Director. 16. A profile of the creek and cross sections at 200-foot (maximum) intervals and at changes in creek cross sections should be determined by field survey as part of the hydraulic investigation and for verification of the required setbacks. These x-sections shall [resol/Moh:ga/11-20-89] - 4 - show the 10 and 100 year water service levels. 17. Creek velocities should not exceed 6-7 fps to avoid erosion problems. 18. A soils report and/or investigation should address the stability of the existing creek banks. Any recommended repairs should be implemented. 19. Each lot that drains to the street shall be provided with two 3" drains through the curbs and the roof leaders shall be tied into them. 20. No drainage shall be directed over a slope. 21. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than .5%. 22. All cut and fill slopes shall be contoured to appear natural and blend with the existing natural contours. 23. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top or toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. 24. A declaration by the soils engineer that he has supervised grading and that such conformance has occurred shall be submitted to the Public Works Director. 25. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines will be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk when future service connections or extensions are made. 26. Grading shall be completed in compliance with the construction grading plans and recommendations of the project's soils engineer and/or engineering geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the project's soils engineer and/or engineering geologist, who shall, upon its completion, submit a declaration to the Public Works Director that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy grading plan requirements shall be arranged with the Public Works Director. 27. Any grading on adjacent properties will require written approval of those property owners affected. 28. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where [resol/Moh:ga/11-20-89] - 5 - such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for review by the Public Works Director. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement and seismic activity. 29. The developer and/or his representatives shall submit to the State Department of Fish and Game, for review and approval, final designs of flood and erosion control structures, road crossings, bridges and culverts or any construction activity proposed in conjunction with this project that may affect Martin Canyon Creek in accordance with Sections 1601-03 of the Fish and Game Code. A Streambed Alteration Agreement shall be secured by the developer from the Department of Fish and Game. 30. Prior to commencement of construction activity affecting Martin Canyon Creek, the Applicant/Developer shall submit to the Planning Director proof of compliance with Condition #29. 31. Grading within the designated open space area in the northwestern portion of the site and in the southeastern portion of the site shall be limited to that grading which is necessary for construction of the roadways traversing the open space, subject to review and approval of the Planning Director and Public Works Director. 32. The cut and fill slope area in the vicinity of the two existing knolls in the southwestern portion of the site shall substantially conform to 3:1 slopes and shall be contoured to appear natural and blend with the existing natural slope as viewed on and off site, subject to review and approval of the Public Works Director. 33. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Public Works Director. STREETS 34. No textured paving in public roadways shall be allowed. 35. Sidewalks shall be located on both sides of the public streets, except for the west side of "A" Street between "B" Streets and Lot 119 Streets and the west side of the Valley Christian Center access road between "D" Street and Dublin Boulevard and the south side of "E" Street between "E" Court and Silvergate Drive. 36. The reverse curves on "A" Street in the vicinity of its intersection with "B" Street shall be straightened out to increase sight distance at this intersection. 37. Minimum sight distance for public streets shall be as described in the CalTrans Highway Design Manual. 38. All public streets shall drain into storm drain systems before being discharged into established drainage channels. [resol/Moh:ga/11-20-89] - 6 - 39. The landscaped median area shown at the Silvergate Drive entrance shall be owned by the City of Dublin, but maintained by the homeowners within this development. This median shall be installed to not less than City of Dublin standards, including moisture barriers and subdrains. 40. The minimum uniform gradient of streets shall be 1.0% and 2% on soil drainage. The street surfacing shall be asphalt concrete paving. The Public Works Director shall review the project's soils engineer's structure design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director. The subdivider's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. 41. An encroachment permit shall be secured from the Public Works Director for any work done within the public right-of-way where this work is not covered under the improvement plans. 42. Street width standards shall be not less than the Alameda County standards. "A", "B", "D" and "E" streets shall be considered 2-lane collectors. "C" Street shall be considered a 2-lane minor street, for these purposes. 43. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 44. The Developer shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the Planning Director. The subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. OFF-SITE IMPROVEMENTS 45. Prior to release of occupancy, the developer shall be responsible for the construction of an additional right-turn lane and related signal modifications on the west leg of eastbound Dublin Boulevard at the San Ramon Road intersection. This cost shall be split between this development and the development of the Blaylock, Gleason, Fletcher property immediately to the west, on a pro rata basis based on the amount of traffic generated by each development. 46. Prior to approval of the improvement plans and Final Map, the Applicant/Developer shall submit documents satisfactory to the City of Dublin evidencing irrevocable public access on the proposed road across the Valley Christian Center property. Said documents shall be subject to City Attorney review and approval. 47. Prior to release of occupancy of any units, the Applicant/Developer shall be responsible for the project's proportionate share (23.7%) of the cost for the widening of the existing Dublin Boulevard roadway, [resol/Moh:ga/11-20-89] - 7 - approximately 15 feet, all on the south side, between Silvergate Drive and Hansen Drive to accommodate four 12-foot traffic lanes, two five-foot bike lanes, and a five-foot sidewalk, as generally shown on the proposed widening plans prepared by TJKM and dated received August of 1988 and described in the study prepared by TJKM in memo dated September 27, 1989. The costs shall be determined prior to release of occupancy. 48. Prior to release of occupancy of any units, the Applicant/Developer shall be responsible for the project's proportionate share (23.7%) of the cost of the redesign of the existing Dublin Boulevard/ Silvergate Drive intersection to form a "T" intersection with Dublin Boulevard becoming the through road and Silvergate Drive becoming controlled by a "Stop" sign as generally shown on the plans prepared by TJKM dated received August 1988 and described in the study prepared by TJKM in memo dated September 27, 1989. The cost shall be determined prior to relase of occupancy. 49. Developer shall prepare legal descriptions for the application to annex Dublin Boulevard into the City of Dublin between Silvergate Drive and the west end of Dublin Boulevard, and for the State of California to relinquish Dublin Boulevard to the City. UTILITIES 50. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot or building in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards, or in public streets. 51. Prior to filing of the grading and improvement plans, the developer shall furnish the Public Works Director with a letter from Dublin San Ramon Services District (DSRSD) stating that DSRSD has agreed to furnish water and sewer service to the development. 52. Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals. The system shall be designed as acceptable to DSRSD. 53. All utilities to and within the project shall be undergrounded. WATER 54. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District, and will be subject to field inspection by the District. 55. Any water well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable [resol/Moh:ga/11-20-89] - 8 - groundwater protection ordinances. Zone 7 should be contacted for additional information. 56. The Developer/Applicant shall comply with all applicable DSRSD and City of Dublin Public Works requirements, particularly regarding: A. The elevation of the storm drain relative to the sewer lines. B. The location of the sewer man-holes. They shall be in parking or street areas accessible by DSRSD's equipment. C. Dedication of sewer lines. D. Location and design of the water system valves. 57. The Applicant/Developer shall submit plans for all DSRSD facilities within the project to DSRSD for review and approval. 58. The Applicant/Developer shall submit a water system analysis showing pressures and elevations throughout the development, including a water main linking the Black Reservoir to the development subject to DSRSD review and approval. 59. Prior to issuance of grading permits, the Applicant/ Developer shall submit to the City of Dublin Planning Director proof that Conditions #56, 57 and 58 have been met. EASEMENTS 60. Where the Applicant/Developer does not have easements, he shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the property. Original copies of the easements and/or rights-of-entry shall be in written form and shall be furnished to the Public Works Director. 61. Existing and proposed access and utility easements shall be submitted for review and approval by the Public Works Director prior to the grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. 62. A 10-foot public utility easement shall be shown on the Final Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 63. Where the sidewalk deviates from the curb at the Silvergate Drive entrance, a pedestrian easement shall be dedicated over that sidewalk, subject to review and approval of the Public Works Director. IMPROVEMENT PLANS, AGREEMENTS AND SECURITY 64. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving and utilities, must be constructed in accordance with [resol/Moh:ga/11-20-89] - 9 - approved standards and/or plans subject to approval of the Public Works Director. 65. Prior to filing for building permits, precise plans and specifications for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Public Works Director. 66. The subdivider shall enter into an Improvement Agreement with the City for all public improvements. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Public Works Director and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction costs, shall be submitted to, and approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. 67. The subdivider shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code of the State of California. The City of Dublin shall promptly notify the subdivider of any claim, action, or proceedings and shall cooperate fully in the defense. 68. Prior to release by the City Council of the performance and labor and materials securities: A. All improvements shall be installed as per the approved Improvement Plans and Specifications. B. All required landscaping along public streets shall be installed and established. C. An as-built landscaping plan for landscaping along public streets prepared by a Landscape Architect, together with a declaration that the landscape installation is in conformance with the approved plans shall be submitted to the Public Works Director. D. The following shall have been submitted to the Public Works Director: i. An as-built grading plan prepared by a registered civil engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and [resol/Moh:ga/11-20-89] - 10 - locations of all surface and subsurface drainage facilities. ii. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. iii. A declaration by the project geologist or soils engineer that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and specifications, and that continuous monitoring was performed by a representative of the soils engineer. iv. A declaration by the project civil engineer or land surveyor that the finished graded building pads are within + 0.1 feet in elevation of those shown on the grading plan (or to any approved modified grades). DEDICATIONS 69. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. The park land dedication required is approximately 1.98 acres (.011 acres/dwelling units x number of dwelling units). 70. The offer of dedication of "B" Street shall be separate from the other offers of dedication. 71. The offer of dedication of "C" Street shall be separate from the other offers of dedication. 72. All street dedications shall include working easements for slopes. OPEN SPACE/COMMON AREAS/LANDSCAPING 73. Prior to release of building permits, the Applicant/ Developer shall prune out all deadwood in the trees to be saved and clean up ground of all deadwood and debris to keep this material from getting into the watercourse. This pruning and removal shall be done in the area lying between the creek (property line to the north) and 50 feet uphill (to the south) of the new chain link barrier. The CC&R's for the project shall establish a program to provide this service at least once a year, occurring prior to October 15th of that year. 74. All building pad elevations shall be above the 100-year water surface level for Martin Canyon Creek. 75. All permanent structures shall be set back a minimum of 20 feet from (a) the top of the bank of Martin Canyon Creek or (b) a 2 (horizontal) to a 1 (vertical) projection from the toe of the creek bank to the top of ground (whichever is greater) as required by the Watercourse Protection Ordinance. Maintenance easement shall be recorded over any portion of lots that encroach within this setback area and potential purchasers of the lots shall be made aware that the [resol/Moh:ga/11-20-89] - 11 - City has the right to remove, and not replace, any improvements that are constructed within the easement area. 76. All common area landscaping, landscaped medians, and open space shall be maintained by the Homeowner's Association. 77. The Applicant/Developer shall construct an access road along the existing creek bank. The road shall be approximately located as shown on the Tentative Map. The exact location shall be laid out in the field by the developer and approved by the Public Works Director. The road shall extend from "E" street in the vicinity of Silvergate Drive to the western property line (lands of Blaylock, Gleason & Fletcher). If the road and creek are dedicated to the City, then this road shall be 12 feet wide with a 2% cross slope sloping away from the creek toward a concrete B-58 "V" ditch. This 12-foot width shall be constructed with .5 feet AB and the center 8 feet shall be paved with 0.17 feet AC. Approximately one foot uphill from the B-58 ditch, the developer shall construct a 4 to 6 foot high black-clad chain link barrier fence. This maintenance road shall have a longitudinal slope of not greater than 20% and shall have a centerline radius of not less than 100 feet. Minimum 12-inch CMP cross-culverts shall be installed under this access road where necessary. The strip of land that lies between the chain link barrier and the northern property line shall be offered to the City of Dublin for public access and maintenance purposes. If the road and creek are to be private, then the road shall be graded a minimum of 8 feet wide with 6 foot wide aggregate base subject to Public Works Director approval. 78. Maintenance of common areas including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, retaining walls, and landslide repair improvements shall be the responsibility of the developer during construction stages, and until final improvements are accepted by the City, and the performance guarantee required is released; thereafter, maintenance shall be the responsibility of a Homeowner's Association, which automatically collects maintenance assessments from each owner and makes the assessments a personal obligation of each owner and a lien against the assessed property. 79. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. 80. Prior to issuance of grading permit visually important trees shall be tagged in the field for protection and preservation and appropriately fenced subject to approval of the Public Works Director. DEBRIS/DUST 81. Measures shall be taken to contain all trash, construction debris, and materials on-site until [resol/Moh:ga/11-20-89] - 12 - disposal off-site can be arranged. The developer shall be responsible for corrective measures at no expense to the City of Dublin. 82. The developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during the construction period, as determined by the Public Works Director. 83. Areas undergoing grading and all other construction activities shall be watered or other dust-palliative measures used to prevent dust, as conditions warrant. ARCHAEOLOGY 84. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. FIRE 85. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions specified by the Dougherty Regional Fire Authority (DRFA). All such work will be subject to the joint field inspection of the Public Works Director and DRFA. 86. The developer shall comply with all applicable requirements of DRFA including, but not limited to, those related to the following: A. Fire Trail Access B. Fire Buffer Zone C. Weed Abatement D. Fire Sprinklers in Structures outside the 1-1/2 mile distance from the nearest fire station. E. Street Grades F. Fire Impact Fee G. Fire Hydrants and Roads MISCELLANEOUS 87. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 88. Copies of the project plans, indicating all lots, streets and drainage facilities, shall also be submitted at 1" = 400' scale, and 1" = 200' scale for City mapping purposes. 89. This property shall be annexed to the Street Lighting Maintenance Assessment District No. 83-1. 90. All construction traffic may be subject to specific routing as determined by the Public Works Director. [resol/Moh:ga/11-20-89] - 13 - 91. The Developer shall provide unit address information to the satisfaction of DRFA, U.S. Postal Services, and City of Dublin Planning Department. 92. All construction/grading activity at the site shall be restricted to the hours between 7:30 a.m. and 5:30 p.m., Monday through Friday, except as may be approved in advance in writing by the Public Works Director. 93. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of these conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 94. The Applicant/Developer shall work with the Applicant/Developer of the adjacent property Donlan Canyon project site Tentative Map 5962 to provide adequate access and utility connections, to the satisfaction of Public Works Director. 95. The cut and fill pads on the Valley Christian Center site shall be rounded to create a more natural appearance blending with the natural contours of the site subject to approval of the Public Works Director. PASSED, APPROVED AND ADOPTED this 20th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director [resol/Moh:ga/11-20-89] - 14 - RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THE CITY COUNCIL DIRECT CITY OF DUBLIN STAFF TO MAKE APPLICATION TO THE ALAMEDA COUNTY LOCAL AGENCY FORMATION COMMISSION (LAFCO) FOR APPROXIMATELY 147 ACRES GENERALLY LOCATED WEST OF THE CITY OF DUBLIN INVOLVED IN THE PLANNED DEVELOPMENT (PD) PREZONING REQUEST FILED UNDER PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hansen Drive and South of Winding Trails; and WHEREAS, the Planning Commission held a noticed public hearing to consider the request on November 6, 1989 and November 20, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing as herein above set forth; and NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find: 1. The subject property is located within the adopted Sphere of Influence for the City of Dublin. 2. The proposed annexation will be a logical extension of City of Dublin boundaries. 3. The City of Dublin can provide high quality and efficient services to the site. 4. The proposed annexation will be consistent with the Dublin General Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission recommends that the City Council adopt a resolution of application to LAFCO pursuant to Government Code Section 56800 regarding Annexation No. 7 consisting of 147 acres PA 89-062 Hansen Hill Ranch. PASSED, APPROVE AND ADOPTED this 20th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [reso5/moh:ga/11-20-89] - 1 - �NIBIT E �'nE�`00 O YD-co • 'z O :Z / i i9 Z S' P. 0 • 4 / 1.• r S / ( V{ ' :`.)it-`,-"-- `JLy�3 • 3 y }\ .., • 4. tt ,r.1.7> • i ri 17 • i,..,"..E./ / -•, . • S 1 /�� i i) 3 Lw ail CS 31i1. = ::» _c...•x:Y/_ r - iL: Z Z a,x. .2,,t: \y ' S / H it i : f /m k \ z / F. /• i 1 \ / C t t. -T—T� \ / 4 '.' t t:t / iti \ 1 I-- ',.1 4dr .e a /AJ, IL.' c a - ~ N —1— `CA 133Ctic - r ir; / i = I I I g 1 L- A -! 11r ii--k's . b°I I f 11111 S M GNI L __/ \�L o T1 r- t --bands Iii. _� ro �';'lid D • \ \\ Ste ` a 8 ig4 . \ i t • vi .I II c '` - t toA O _. 44 ,i 4 Ix'?_ ia a w u� r• • L-I...4 t..p „ a-4 I C. 3 P. O G < ffr ATTACHMENT ct ' iq 8 —0 bz S ICE wA-L/<5 — donducingprogeny."particlesDuri thatng the haveprocess been, RADoNi 0 dubbed "radon daughters" or "ra- • alpha and beta particles are emitted, , THE PROBLEM as are gamma rays (X-rays). The alpha particles cause most of the trouble. Relatively big and slow- moving, they're the most likely to strike and damage a living cell.The i NO ONE WANTS lungs are particularly vulnerable: Radon is an easily inhaled gas, and radon daughters are small enough to lodge deep in the lung. Radon concentrations are mea- sured in picoCuries per liter(pCi/1). "Pico" means one-trillionth and a Curie is a unit of radiation; 1 pCi/1 works out to about 2.2 particle emis- tern: A Washington, D.C., Yet the radon problem, unlike sions a minute per liter of air. The television station pro- many other environmental prob- "normal,"background level of radon , motes the sale of radon- lems,is easy to solve.In most cases, in the outdoor air is something like detecting test kits homeowners who are living with 0.1 to 0.2 pCi/I.The average indoor through area supermarkets, and , dangerously high levels of radon level has been figured to be around more than 60,000 are sold. Nearly can reduce it to acceptable levels for 1.5 to 2.0 pCi/I.The EPA considers 14,000 homeowners' tests show / a few hundred dollars. The job 4 pCi/I the threshold of concern. radon high enough to warrant rarely costs more than $1500. Even though that 4 pCi/I level of action.After 18 months,fewer than radon is deemed "acceptable"- 2500 had done anything about the What's the problem? indeed, some exposure is unavoid- problem. Radon, being a gas, quickly dissi- able—it still can't be considered 0 Item:The Environmental Pro- pates in the open air. But if it seeps risk-free. Estimates of radon haz- - tection Agency estimates eight mil- into a house,it can collect in danger- ards are based on studies of lung- lion homes in the U.S. have unsafe ous concentrations. Radon enters a cancer rates of uranium miners, levels of radon. The EPA also esti- house through holes and cracks in who were exposed to high levels,up mates that radon-mitigation work the foundation, through porous cin- to several hundred pCi/l. At such has so far been done on fewer than derblock, and around loose-fitting exposures,there's a fairly clear con- - 18,000 homes. That's about two- pipes,floor drains, or sump pumps. nection between lung cancer and a tenths of one percent It collects in the highest concentra- radon. Scientists assume that the a 0 Item: In Denver, where radon tions in the areas closest to the risk for such hazards is proportional a has been in the news a lot lately,the earth—typically, the basement. to exposure—halve the exposure, ni EPA found that only 2 percent of the Although radon-bearing air can dif- say,and you halve the risk.But risk people surveyed knew that radon fuse through the house or travel assessment is never precise, espe- ° can cause lung cancer. through the heating or air-condi- cially at low exposures. I Imagine the public outcry if an tioning system, little is usually How you use your house matters, 4 industrial polluter were found to be found above the second floor of a too.Someone who spends evenings ' causing the deaths of up to 100 peo- building. in a basement workshop may be at ple every day. Radon may be killing The gas, like any radioactive ele- greater risk than someone who that many, but there's no villain to ment, spontaneously decays, pro- watches TV on the second floor. blame. Radon doesn't come from industrial pollution; it's the gaseous 7,777, ,i,r "- " ' " �_' by-product of the uranium that's - -- ` a ubiquitous in the earth's crust.That ?„�-" v t ' . A neighborhood may help to explain what the EPA " ' 3 s .4l''.: in Annandale, calls "widespread, deep-seated apa ....;` -Pi"..1- `. �^ N.J., where some `1'-u-k-` 4 -I' ' - - homes have had thy"about radon. "" r � _ sky-high radon The EPA estimates that the risk 1 Y" l• 'Plir ..` r ' levels. E a en is somewhere between 10,000 and '. ' - �.- ,„ - �y , severe radon 40,000 lung cancer deaths a year in Ufa ,� �_ �. 1� problems can the U.S.That makes radon the sec- usually be fixed ond-leading cause (after smoking) 4 ,. t,1" for less than of the 130,000 lung-cancer deaths fi $1500. ' reported annually.Radon poses a far " _ _ greater, or at least better-docu- 1. _ ..i mented,risk to life than other atmo- • ,. {" spheric pollutants such as ;mot f�"_w e hydrocarbons,carbon monoxide,or w.-':= 4J. industrial waste gases;or than such :•. - a n'"==-AillAcliMENTr`; A.,,,.; - ,,,,....- contaminants of food and water as � Alar,aflatoxin,nitrosamines,or PCBs. .._ iô CONSUMER REPORTS OCTOBER 1989 Likewise, a family that's away for "Reading Prong," was recently readings are in the 20 to 100 pCi/1 `much of the day would run much found to have 3500 pCi/1,one of the range. Those problems too are apt less risk than a family that's house- highest levels ever measured.If you to be fairly easy to fix. bound. spent a lifetime in that house, your There's no doubt about the risk risk of lung cancer would approach What to do posed by some houses.A few have certainty. Yet a contractor, using Decide to test.One difficult part been found to contain much more ordinary radon-reducing proce- of the radon problem seems to be radon than is encountered in a ura- dures, succeeded in bringing the getting people to test their homes. nium mine. A home in Annandale, home's radon to 2 pCi/1 in just one So far, most testing occurs when a N.J., in the heart of the radon-high day.The work cost about$1300. house is changing hands. In some geological formation called the More typically, problem radon < parts of the country, radon tests have joined termite inspections as routine conditions for a house sale. EXPENSIVE=RADON MONITORS But every home needs to be tested. There's no way to predict which house has radon and which MORE DATA THAN YOU NEED? does n0which .r d ile thepse u�is ium d The Survivor 2 Continuous Radon Monitor _ 4 pCi/I level; and at CU's Mount Vernon, throughout the Earth'sA crust, it's (Threshold Technical Products Inc.,Cincin- N.Y.; headquarters,where we know radon dnot evenly distributed.And the con- nati,$335)and the Honeywellface thatn tauor uniform.seepageo totthe t At Ease Radon measures about 1 pCi/l. face are not So the eight Monitor (Honeywell Inc., Golden Valley, The results:Readings from our two'sam- million homes estimated by the EPA Minn.,$449) are home versions of the type pies of the Survivor 2 were generally about to have a problem are scattered of lab equipment radon researchers use to 40 percent high,and readings from our two across the country. It's likely that get V accurate readings.'They're self-con- . At Eases were generally 40 to 50 percent every state, every county has tamed radon detectors—you don't,have to low. homes with high radon levels. send anything to a lab for analysis,as with .Sounds sloppy.But even errors that large Buy a detector. Many hardware less-expensive charcoal canister or alpha- don't matter very much. Either machine stores and even some supermarkets - track detectors. - - would be adequate for alerting you to a sell them now.If you can't find one, You plug the device in, wait for at least radon problem or determining whether call your state department of envi- 12 hours,and get a digital readout of radon, your mitigation efforts are working. ronmental protection (the numbers in picoCuries per liter.Both devices give The fact is,you don't need great precision are listed on the facing page). The you either a short-term reading, based on in measuring radon.Colored lights notwith- agency can provide you with a list the preceding 12 hours or so,or a cumula- standing, there's little practical difference of radon-testing companies that live average for up to a year.The Survivor between 3 and 5 pCi/L So you don't need a have passed the EPA's Radon Mea- 2has'an additional memory, so you can machine that promises greater accuracy— surement Proficiency take a reading at a second location-a even if it delivered it.A charcoal canister or program. _ friend's: house, say wittout losing your alpha-track detector is equally accurate— You may Some ble tot get a radon accumulated long-term measurement data. and less than one-tenth the cost teste free. utility companiess Both machmes`:use soloed lights in addi- A continuous radon monitor is somethingoffer one as part of an energy audit lion to di ital dis la s When the There are two main types of test� _ P Y green is • like a continuous blood-pressure monitor device: short-term devices, most on,radon is under 4 pCi/I;as soon as radon It's fine for satisfying curiosity about varia- commonly charcoal canisters; and passes 4,the red light comes on. dons in the severity of possible problems, longer-term testers such as alpha- We tested both devices by placing them in but it's not needed to discover the problem. track detectors (see the photos on the basement of a home with a known radon V the facing page). The former pro- level of about 40 pCi/I. We left them there /, -' vides a reading of the evels for several days and compared readings for encountered in three torsevenadon l � days: the entire period, as well as for several 12- ; the latter provides an average read hour intervals.We also checked the devices — ".+f A\ v. ing of the exposure over a period of in an upstairs room, where'the radon level ; was about 15 pCi/1 in another house,with a three months to one year. Botht`��e types cost about$25,including anal- saA mo+r�T ysis by a lab and a report of the results.When CU tested samples of � '' '`` both types of detectors two years -_ ttc '7 ago, we found them to be accurate �,. • ^�"`/1 enough for the job—you don't need p / `�.� . ---- ,,. great precision to determine t• • ` ` whether there's a problem. Do the test If your home has never been 4 tested,we recommend starting with me survNa 2,above, ` a short-term device. It will give you and the Hon some feedback within two weeks or eyweit At Ease - so. Put it in the lowest part of the ' house—the basement or, if there's ' no basement, the first floor. Do the 624 CONSUMER REPORTS OCTOBER 1989 r•. 11.111111111.111111 • system might be used.A very effec- Y tive solution is what's called a"sub- ... I� slab suction system,"which in effect ,,,. -`. -. v " Y �,-" et ventilates the gravel bed beneath -ia � .A -' the basement's floor. Two pipes jM1 � ' � . 4 o�h, -, , ° ' y hooked up to an outside fan pierce � o ;, _ „� the concrete slab to the gravel �`' below.A relatively small flow of air .. ems -- there can reduce radon levels dra- Why don't matically. people test? In houses that aren't built on Researchers �,,K h "t,\4`` � \ "\ slabs (most newer construction is) studying how peo- --' �' or in homes that don't have base ha perceive risks have found that . s rs ments, other ventilation techniques people know SER.� ?g58 are required. Oration es lend radon is a serious y8 themselves well to a simple fan sys- problem but don't -\ v";t"• .4 .' .. „ tern,and usually don't present heat- test unless they N MONrrQR ing problems in the winter. believe their home 111 �.. - Basements with a bare earth floor is at risk. Another ©�� or those whose slabs aren't suited factor the for the sub slab technique are candi researchers found dates for a shallow false floor made people act: Two hkinds of detector 0 The short term detector. Typically a through which ventilating air can be neegh belief that the canister of activated-charcoal granules, which trap radon gas, this circulated. anxious about type of detector works fast. After opening the canister and leaving Other radon-reducing methods radon. But radon it in the basement (or first floor if there's no basement), for three to include sealing all possible entry doesn't necessar- seven days, you reseal it and send it to the lab for analysis. The points in the basement or providing ily afflict neighbor- a separate air source for furnaces, hoods. It's a cost including postage and lab work:around$20.©The long-term clothes dryers,wood stoves,whole house-by-house detector. Commonly what's called an "alpha-track device." Alpha house fans and other devices that problem. particles emitted by radon decay strike a small sheet of polycarbon- lower indoor air pressure by venting. ate plastic, and the number of pockmarks over time(typically three air to the outdoors. Lowering the months to a year) indicate how much radon has been present. The indoor air pressure increases the cost including postage and lab work: around $25. flow of radon into the house from the underlying soil. For more information, there are two EPA booklets: "Radon Reduc- test at a time of year when you keep roughly equivalent to the risk of tion Methods," OPA 87-010, which all the windows and doors closed. dying of an accident in the home. has general suggestions, and "Ra- If the results come back less than The risk associated with a level of don Reduction Techniques for 4 pCi/1 or so, you don't have an 20 pCi/1 is somewhat greater than Detached Houses: Technical Guid- urgent radon problem. the chances of dying in a car acci- ance," EPA/625/5-86/019, for spe- Test a second time if the level dent. The risk that comes with a cific procedures. Both are available is high.Radon levels,besides being level of 100 pCi/I is roughly equiva- free by writing to U.S.EPA, Center geographically capricious, vary lent to the likelihood of dying from for Environmental Research Infor- greatly over time.A short-term test a heart attack. mation,26 West St.Clair Street,Cin- that shows a high level of radon State environmental protection cinnati, Ohio 45268. ■ could lead you to make unnecessary departments, as well as the EPA, repairs. Concentrations can easily p can provide a list of approved con vary by a factor of five or more from tractors able to make radon-reduc- STATE FINFORMATION week to week. In addition, people P ing modifications. - leave windows open or shut and do The main method used to reduce 1 t '- , °i`` ; ` 1 many other things that affect how the radon level is to improve the , WHO TO •CALL much radon stays in the house. ventilation where the radon concen - , f n . For the second test, we recom- trates.The most effective way to do `' i -_ Ala.;205261-5318;Alaska,907�553019'Mz..602255d845.Ark..501 mend using a longer-term detector. that is to head it off at the pass, so ;_''661-2301;Calf.,'415-540.2134;Colo.;303-331.8480;Conn.;203-5662275•-- Place the detectors in the rooms to speak. Radon concentrations in t�`De1.:800-554-4636;D.C.;202-783.3183;Fla,904-488-1344;Ga.,404.894 where your family spends the most the ground beneath the house are 6644;Hawaii;eo�s4s-03s3;Idaho,200.383 5927;m.,217-786f>398c ind., time. If the detector shows that the typically much higher than those in „ 507 3.01530 a,50 2545 Iowa,Soo.207-289-Kai6,si3800.872.366; '- '502-564�3700;La,504925-f518;Maine,207-2833826;Md..8063723666; radon level over time is elevated, the basement;concentrations in the Mass:,617-727-6214;Mich.;-517-335.8190;Minn.,800-652.9747 Miss-, ' you need to take action. basement are higher than those on `='601-354-6657;Mo.,314751.6083 or 800-669.7236;Mont,406-444-3671; Solve the problem.How quickly the floor above. The closer to the Neby Nu need to act depends on the radon source you can ventilate,the NM. ; .2948;N.Y.;800-1581158;N.C„919Oreg.,3;ND., radon level, how much time . 701-224-2348;Ohio,800-523443'3;okta.,405-271-5221;Oreg.,501229- ' you better. -1 5797;Pa.,800.23-RADON;RL,'401-277-2438;S.C.,'803-7344700;S.D.,` • spend in the house, and your own In some homes, the solution y;,r 605-773.3153;;Tenn.;615-741-3931;'Tex,';512-8357000;Utah,801-538- concern with reducing the risk of might be as simple as installing a = -6 ;vt;802-822'2886;Va,800468-0138;Wash.,206-753-5962 or Boa lung cancer.A lifetime exposure to fan in the basement. In colder ch - WV 304-348.3526 or 800-9221255-Wisc.,608-273 6421 Wyo a level of 4 pCi/1 presents a risk mates, a heat-recovery ventilation _ g'r -I . " ;' , CONSUMER REPORTS OCTOBER 1989 'dew C fl : '1 i6-3 2/1 -2 2 13 ih S4«4Mev io 625 A CALIFORNIAN' S GUIDE TO RADON R ECEI VET Answers to Commonly NOV 1 3 1989 Asked Questions DUBLIN PLANNI NG • (2111 %lr A DEPARTMENT OF HEALTH SERVICES Prepared by California Indoor Air Quality Program Air and Industrial Hygiene Laboratory Kenneth W . Kizer , M. D . , M. P .H. Director Department of Health Se v' -- - •. I Tf}8`t..-0CO2 G-t./iae A CALIFORNIAN'S GUIDE TO RADON This booklet was prepared by the Indoor Air Quality Program, Air and Industrial Hygiene Laboratory, California Department of Health Services . Much of the material presented is based on the U . S . Environmental Protection Agency (EPA) booklet "A Citizen's Guide to Radon - What It Is Anden lableTtoD° About residents of of California andes etoebr ngeito up make it ldatere with ap- plicable current knowledge. CONTENTS } 1. RADON IN THE HOME 2. HEALTH EFFECTS 3. CALIFORNIA ACTIVITIES 4. MEASURING RADON 5. INTERPRETING RADON MEASUREMENTS 6. RESOURCES 7. GLOSSARY em RADON IN THE HOME What is radon? Radon* (radon-222) is a naturally occurring radioactive gas . You cannot see it, smell it, or taste it. Where does radon come from? Radon comes from the natural breakdown (radioactive decay) of uranium. Uranium and radon are both trace elements that are found in all rock and soil. Once radon is formed, it can escape from the soil because it is a gas. In outdoor air, radon is diluted to low concentrations . However, once inside an enclosed space (such as a home) , radon can accumu- late. When did radon become a problem? Radon has always been present in the air. Concern in the U.S. about elevated indoor concentrations first arose in the late 1960's , when homes were found in the West that had been built with materials contaminated by waste from uranium mines . Since then, cases of high indoor radon con- centrations resulting from industrial activities have been found in many parts of the country. We have only recently become aware, however, that houses in various parts of the U.S. may have high indoor radon concentra- tions caused by natural deposits of uranium and/or by low resistance to gas flow in the soil or rock on which they are built. Does every home have a problem? No. Although all homes have some radon in them, most houses in this state (and most other states , for that matter) are not likely to have a radon problem. Indoor radon concentrations depend on many factors : the concen-tration of radon in the underlying soil, the ease with which the radon can move through the soil , and several aspects of the house con- struction which determine both the ease with which the radon can enter the bottom of the home and the extent to which lowered pressure in the home actively draws the gas out of the ground. * Highlighted words are further defined in the Glossary. How does radon get into a home? Usually the soil and rock under a home is the only significant source of radon in the home. Radon gas in the soil can seep into a home through dirt floors under crawl spaces, cracks i y crin nkcconcrete esfloors and walls, floor drains, sumps, joints, differences wall blocks. This seepage can be increased by any pressure between the lower part of the house and the ground. Such pressure dif- d ferences are caused, for example, during thpartial heating vacuuason m in the when ease floors indoor air rises, leaving a very slight of the house (often called the "stack effect"). If soil is the main source of radon in a building, and the building is more than one story high, the concentrations of radon tend nitoseldom a lower the higher you are in the building. For example, s s, near ground problem in high-rise apartment buildings (except, p P level). In a few cases, radon can enter water within wells and be released into a home when the water is being used. Although it is not uncommon for groundwater to contain radon, this is not usually a problem for large com- munity water supplies, since the radon would probably bereleased into water the outside air before the water reaches a home. However, private m be a radon source of concern when 1)the radon content is high and 2)water is pumped for immediate use indoors. If you use water directly from a private well or are served by a small water utility that pumps groundwater directly into your home, and you want to know about measuring and/or removing radon in your water, .you may call the California Department of Health Services at (415) 540-2172, and ask for the EPA booklet entitled emoval of ado from Household Wace . HEALTH EFFECTS How does radon affect me? The only known health effect associated with exposure to elevated concentrations of radon is an increased risk of developing lung cancer. Scientists estimate that between 5,000 and 20,000 lung cancer deaths a year in the United States may be attributed to radon. (The American cer in 1986. ThecSurgeont General tattributes hat about laround 85o percent doff all n g nlungcancer deaths to smoking). In general, your risk of developing lung cancer from radon exposure depends on total exposure, which results from a combination fwhat each con- centrations you are exposed to and the time you are exposed concentration. (Your risk of developing lung cancer also depends on many other factors, including your age and whether you smoke.) How certain are scientists of the risks? With exposure to radon, as with other pollutants, there is some unin - certainty about the amount of health risk. However, the uncertainty in this risk is less than the uncertainty for most other pollutants. is widespread agreement that the greater your exposure to radon, the greater your risk of developing lung cancer. How does radon cause lung cancer? Radon, itself, naturally breaks down and forms radioactive decay products (sometimes called "radon progeny" or "radon daughters") . As you breathe, the radon decay products can become trapped in your lungs . As these decay products break down further, they release small bursts of ad energy which can damage lung tissue and eventually lead to lung cancer. • IIII' . 1 .. : : Ii III I iI .1 I i • 1 II I • ,. II�III I , 1; ' j1i Ili.lii 1 I II11� 1i'1 W. 1 } l1011. 1 III! \ li 1 111Iit .\/ L ,!, ; it11i It 1 i 1. "ji i•1 111' !'. • CALIFORNIA ACTIVITIES What is the State of California doing about radon? Many states, as well as the federal government, are sponsoring work f„ to identify areas of the country which are likely to have indoor radon problems . In California, a two-year survey of radon concentrations in homes was recently begun through the cooperation of the California Air Resources Board and the Department of Health Services. In this survey, radon concentrations in the air in 360 homes selected randomly throughout the state will be measured. 4 What information will be gained from the California radon survey? The information obtained from this survey will help us to understand the overall seriousness of the radon problem in California. We will find +d out what the average concentration of radon is in California residences, and we will also find out the general range of concentrations in California homes. Will the California survey give me information about the likelihood of someone having high radon concentrations if they live in a particular county, city, or neighborhood? No , the fact that the survey will include only a small number of homes (360 out of more than 10 million in the entire state) will mean that little or no detailed information will be obtained about specific areas of the state. Rather, the information obtained will apply generally to the state as a whole . Because of the great differences in soil types, soil uranium content, and construction methods in different areas of the state, it is likely that some of these areas will be much more prone to high radon concentrations than others . Locating such areas would require a much more extensive (and costly) study. Common Radon Entry Points c Water Supply 1 ice- -- - ---r-•-"----- I I I I 1 I ) I / I I I -LT- -- I I/ I I r L i Block Walls I 1 T /� Crac in Floor l li. (; Slab Joints l Drain •,;el Sump —_../ c MEASURING RADON How is radon detected? Since you cannot see or smell radon, special equipment is needed to detect it. Two inexpensive, commercially-available radon detectors are the alpha track detector and the charcoal canister. Both of these devices are generally sold as testing kits by mail order and have no moving parts. They are exposed to the air in your home for a specified period of time and sent to a laboratory for analysis. The laboratory then sends you the results of your test. What type of device or testing procedure do you recommend? The California Department of Health Services does not recommend any specific testing kits or laboratories which sell these kits. The choice of testing procedure (and therefore the type of monitoring device) is up to the individual. The California state survey will use alpha track detectors for several reasons. One is that the risk for lung cancer is determined by the long-term exposure. Radon concentrations appear to vary hourly, daily, weekly, and seasonally, so that the long term exposure can only be accurately measured over the period of a year. Any ultimate deci- sions about corrective actions will be more useful if they are based on such measurements, which are possible with alpha track detectors, but not with charcoal canisters. However, if you have pressing reasons for get- ting a result soon (e.g. , a real estate transaction) or if you have strong concerns, you should use a charcoal canister which requires only three days of exposure . If, however, by using a charcoal canister you learn that the radon concentrations in your home are higher than any of the con- centrations listed later in this booklet for which action is suggested, it is best if at all possible for you to confirm the high reading by making measurements over a longer period of time with alpha track monitors. 0 O CY e41111* CY OpO e Alpha Track Detector Minimum Test Period: 4 weeks Approximate Cost: $20 - $50 for one detector, discounts for multiple detectors • \V Charcoal Canister Detector Test Period: 2 to 4 days Approximate Cost: $10 to $40 for one detector Where should I place the monitoring device? If you use only one device, it should be placed on the first floor room in which your family spends the most time. If you have a basement where members of your family spend a reasonable amount of time, you should place the monitor there. If you purchase more than one device, you might place the other ones in bedrooms. Most companies that supply these devices will include placement instructions with them. How can I get a radon detector? The U.S. Environmental Protection Agency (EPA) determines which com- panies are proficient in the measurement of radon or radon decay products. A "Proficiency Report," lists those companies that do business in California that have shown that they are capable of measuring concentra- tions of radon or radon decay products with reasonable accuracy. Many of these companies provide either alpha track detectors or charcoal canisters. If you wish to receive a current copy of this report, call the California Department of Health Services at (415) 540-2134 and say that you want a copy of the California Radon Proficiency Report. Are there other ways to measure radon in indoor air? Yes, there are other techniques, requiring operation by trained per- sonnel, which can be used to measure radon concentrations or concentrations of radon decay products, but such techniques are generally more expensive than the devices shown above. INTERPRETING RADON MEASUREMENTS q How are radon measurements reported? a Your measurement result will be reported to you in one of two ways. Results from devices which measure concentrations of radon gas, such as alpha track detectors or charcoal canisters, are reported as "picocuries per liter" (pCi/1). Results from devices which measure concentrations of radon decay products are reported as "Working Levels" (WL). This latter unit will not be discussed further in this booklet. Is there a level above which I should take action? Several government agencies have published advice about indoor radon levels that they believe are of concern. These numbers are somewhat ar- bitrary, since 1. Any exposure to radon is thought to carry some risk for lung cancer, 2. All homes contain some radon (U.S. average appears to be between 1 and 1.5 pCi/1), and 3. Even outdoor air contains some radon (U.S. average appears to be about 0.2 to 0.4 pCi/1. The recommendations by these agencies are as follows: AGENCY LEVEL RECOMMENDED ACTION U.S. EPA over 4 pCi/1 Take action within a few years to reduce level to 4 pCi/1 or lower.* over 20 pCi/1 Take action within a few months to reduce concentra- tion to as far below 20 pCi/1 as possible.* over 200 pCi/1 Take immediate action to reduce concentrations as far below 200 pCi/1 as possible.* National Council on Radiation Protection over 8 pCi/1 Take action to reduce concentration. World Health Organization over 2.7 pCi/1 Take action to reduce concentration if simple ac- tion is possible. over 10.8 pCi/1 Take immediate action to reduce concentration. State of Florida over 4 pCi/1 Take action to reduce concentration. Bonneville Power over 5 pCi/1 Take action to reduce Administration concentration. * In most homes with high radon concentrations, it has been found that it is difficult to reduce concentrations below approximately 4 pCi/I. How do the ealth risks depend upon exposure .o radon? One useful way to think about the risk associated with radon ex- posure is to compare it with the risk from other activities. The chart below gives an idea of how lung cancer risk from exposure to various radon concentrations over a lifetime compares to the risk of developing lung cancer from smoking and from chest x-rays. The chart also compares these concentrations to the average indoor and outdoor radon concentrations. As you look at the chart, please be aware that the numbers go up ap- proximately by twos , that is , each exposure level is equal to approximately twice the concentration above it. The result is that the highest concentration listed, 200 pCi/1, is one thousand times the lowest value listed (0.2 pCi/1) . RADON RISE LVAIInATION CHART Estimated number of lung cancer deaths Exposure levels pC/1 'JL due to radon exposure Comparable risk in every 1000 people exposed Average outdoor--- level 0.2 0.001 1-3 -20 chest x-rays per year 1 0.005 3-13 Average indoor---- -Non-smoker risk level of dying from lung cancer 2 0.01 7-30 1 -200 chest x-rays per year 4 0.02 13-50 -5 times non-smoker risk 10 0.05 30-120 10 times average-- -1 pack-a-day indoor level smoker 20 0.1 60-210 -2 pack-a-day smoker 40 0.2 120-380 20,000 chest x-rays per year 100 0.5 270-630 100 times average- -4 pack-a-day indoor level smoker 200 1 440-770 -Kora than 60 times non-smoker risk i 1 Are there other factors I should consider? Most of the information given in this pamphlet, as well as the recommendations for taking corrective action, are based on the general case. Your individual living patterns could influence your assessment of yourrisk and your decisions about he n for further evaluateaction. your personal answers to the following questions mayhelp you risk. * Does anyone smoke in your home? Exposure to tobacco smoke significantly increases your overall risk of lung cancer. * Do you have children living at home? Although there are no studies of children exposed to radon to determine whether they are more sensitive than adults, some scientific studies of other types of radiation exposure indicate that children may be more sensitive. Consequently, children could be more at risk than adults from exposure to radon. * How much time does any family member spend at home? The risk estimates given in this pamphlet assume that 75 percent of a person's time is spent at home. If you or your family spend more or less time at home, you should take this into consideration. * Does anyone spend significant amounts of time in your basement? Since radon concentrations tend to be greater on the lower levels of a home, person who spends much time there may face a greater risk than a person who spends most of his/her time on higher floors. * How long will you live in your home? The risk estimates in this booklet are based on the assumption that you will be exposed to the.radon level found in your home for roughly 70 years. As you evaluate your potential risk, therefore, you should consider the total amount of time you expect to live in your home. But remember: other houses you have lived in - or will live in - may have similar radon levels. How can I reduce my risk from radon? Because of the complex nature of radon reduction methods, and be- cause the method used in any given home will depend on details of the construction of that home, advice on specific reduction methods con- stitutes a booklet in itself. Such information has not been included in this to booklet t for space d also evaluate the for reducing r considerations, radon in your home because home before you decidebontthe details of how it can best be accomplished. If you choose to measure radon concentrations in your home, and if you decide (based on the infor- mation in this booklet and on the concentrations that you've measured) that you wish to attempt to reduce the radon concentrations in your home, it is suggested that you call the State Department of Health Services, at (415) 540-2134, and request the EPA booklet entitled Radon Reduction Techniques for Detached Houses. That booklet will provide suggestions of reduction methods based on your particular home construction. These methods utilize currently available technology, and vary in sophistica- tion. Their cost varies from approximately $50 up to $2,500, and therefore should not exceed the cost of reroofing your home. RESOURCES Where should I go for further information? Since assessment and control of indoor radon can be a complex problem, you may need further information. If you have specific questions about radon in indoor air that have not been answered by this booklet, you can call the California Department of Health Services (DHS) at (415) 540- 2469, say that you have read this booklet, and that you want further information. If you would like the booklet gemoval of Radon from Household Water, call the Public Water Supply Branch of the OHS at (415) 540-2172. If you would like the EPA booklet entitled Radon Reduction Techniques for Detached Houses, call the DHS at (415) 540-2134, leave your name and address, and ask for the booklet by name. Is there any other published information on radon available? Yes. Following is a list of publications on indoor radon. Of these, the first two are written in non-technical language: January 1986 issue of New Shelter magazine (Article - "the Radon Report"). November 1985 issue of Popular Science Magazine (Article - "Radon Exclusive"). August 1983 issue of Health Physics. National Council on Radiation Protection and Measurment, (NCRP) Report No. 77, March 1984. National Council on Radiation Protection and Measurement, (NCRP) Report No. 78, May 1984. GLOSSARY alpha track detector a small device for measuring average radon concentrations in.t is air over fairly long time periods (usually two months to a y usually the size of a pillbox and has holes on one face. Under the holes is a filter and inside is a piece of the same kind of plastic that is used for making eyeglass lenses. The filter keeps odust out but lets radon in. As the radon atoms decay, theygive ia- tion (alpha particles) that makes tiny tracks in the plastic. After a known period of exposure, the detector is sent to a laboratory, where d reated ally to tracks, Ito isi thenplstc isranalyzedemoved nbytcounting thecnumber of nlarge tracks he in a given area under a microscope. charcoal canister a device for measuring concentrations of radon in air over a period of approximately three days. It is simply a metal canister filled with activated charcoal, usually with a screen or screens to let air in without letting the charcoal out. The radon is absorbed by the charcoal. In the laboratory, the amount of radon absorbed by the charcoal is measured. concentration the amount of a substance in a given volume of air. In this case the amount of radon in a liter of air (picocuries per liter). In general, the higher the concentration of radon, the more radon decay products will be inhaled by someone breathing the air. picocuries per liter (pCi/l) a measure of concentration of radon atoms in air. One picocurie (a trillionth of a curie) per liter is equivalent to 2.22 radon atoms breaking down to decay products every minute in a liter of air. radioactive an atom is said to be radioactive if it is unstable, and changes (decays) to another kind of atom spontaneously. In the process of decaying, it emits radiation (such as alpha particles). radon a gas with chemical properties similar to helium (does not form a solid at room temperature or combine chemically with other atoms), but that is radioactive. radon decay products (also called radon daughters or radon progeny) the atoms that result from the radioactive decay of radon. These atoms are also radioactive, but are solids at room temperature, so they can stick to small particles that are present in the air. If these particles are inhaled, the radiation from these decay products can be deposited in the lungs. risk in this booklet, the additional chance that a person will get lung cancer in his/her lifetime as a result of exposure to cancer-causing agents, such as the decay products of radon. A lifetime is assumed in this case to be 70 years. total exposure the total amount of a substance chat a person is exposed to. In the case of radon decay products, the total exposure is determined by adding up exposures from all environments. Each of these exposures is determined by multiplying the time spend in each environment by the concentration of the substance in that environment. uranium a heavy element found in the earth's crust (rock and soil) that is radioactive, one of whose decay products is radon. The California Department of Health Services strives to provide accurate, complete, and useful information to the people of the State of California. However, neither the Department nor any other persons contributing to or assisting in the preparation of this booklet - nor any person acting on the behalf of any of these parties - makes any warranty, guarantee, or representation (express or implied) with respect to the usefulness or ef- fectiveness of any information, method, or process disclosed in this material, or assumes any liability for the use of, or for damages arising from the use of, any information, method, or process disclosed in this material. '89 11:59 MO FO WALNUT CREEK 16 VP.3 MORRISON&FOERSTER SAN FRANCISCO ATTORNEYS AT LAW NEW YORK PALO ALTO WASHINGTON,D.C. LOS ANGELES ONE YGNACIO PLAZA,SUITE 450 LONDON ORANGE COUNTY 101 YCNACIO VALLEY ROAD HONG ICONG DENVER WALNUT CREEK,CA 94594.3570 TOKYO TELEPHONE(05)946-9910 TELEFACS84ILE(415)946-9912 TELEX 34-0154 MASH POEM SFO November 16, 1989 Chairperson Barnes and R�CE1 VEO Members of the Planning N0fr Commission of the City of Dublin Dim, 4 61989 100 Civic Plaza IN Dublin, California 94568 P�,q/vNgyG Re: PA 89-062 Hansen Hill Ranch Dear Chairperson Barnes and Planning Commissioners: On behalf of the Donald Bren Co. ("Bren"), the owner of the above-referenced property, we would like to make a few comments relating to your consideration of PA 89-062 (requesting approval of a tentative map, PD prezoning and annexation) concerning Bren's property. During your meeting on November 6, 1989 there was some discussion as to whether you should impose a condition to the approval of PA 89-062 requiring that Bren fund the signalization of the intersection of Silvergate Drive and Dublin Boulevard. The initial study conducted in connection with PA 89-062 (the "Initial Study") concluded that Bren's project would contribute to additional traffic burdens on that intersection, and you inquired whether signalization would be necessary to mitigate these burdens. Bren would respectfully like to register its opposition to such a condition. vr The traffic analysis, dated September 27, 1989, on which the Initial Study is based (the "TJKM Study") pointed out that Bren's project (together with the Donlan Canyon and West Dublin Hills projects) would generate an increased traffic flow through the Silvergate Drive/Dublin Boulevard intersection. However, the TJKM Study stated that this increase would be mitigated by a redesign of the intersection that would control Silvergate Drive with a stop sign. Neither the TJKM Study nor the Initial Study suggested that a traffic signal would be necessary. In fact, the recently certified Final EIR for the Hansen Hill ATTACHMENT /Z L , "PA 6I U Q 2, coy mAk 15 '99 12:08 MO FO WALNUT CREEK P.4 F MORRISON &FOERSTER Dublin Planning Commission- November 16 , 1989 Page Two Ranch Project, which analyzed the traffic impacts of a 282-unit project (the density for the project has been reduced to 180 units ) , concluded that no improvement to the intersection would be necessary. Signalization would thus require a substantial increase in expenses on Bren's part without producing any added benefits . In addition to being unnecessary, an off-site traffic signalization condition would appear to be illegal . As you are aware, courts have established that conditions imposed on a development project must bear a reasonable relationship, or "nexus, " to the burdens created by that project. See Nollan v. California Coastal Commission, 483 U.S. 825 ( 1987) , Agins v. City of Tiburon, 447 U. S . 255 ( 1980) . See also Cal . Gov't Code §§66000-66003 (commonly referred to as AB 1600) . Thus unless traffic signalization would mitigate some burden created by the project that would not adequately be mitigated by a stop sign, the condition would effect an uncompensated taking. You should note that in a recent California case, where a city imposed traffic- related conditions to the development of a project that would not have produced additional traffic, the conditions imposed were held to be illegal . Robert Rohn v. City of Visalia, 89 C.D.O.S. 8012 ( 1989) . There is no data in the public record to support an argument that the required installation of traffic control devices at the intersection -- other than a stop sign -- would have a legal nexus with Bren's project. Based on the TJKM Study, the Initial Study concluded that any increased traffic generated by Bren's project can be mitigated with a stop sign. While a traffic signal would also mitigate the effects of such increased traffic, the cost required to do so would be far greater. The imposition of these additional costs on Bren is ' . 16 '89 12:01 MO FO WALNUT CREEK P.5 rir MORRISON & FOERSTER Dublin Planning Commission November 16, 1989 Page Three unnecessary, and would be illegal as a condition unrelated to any burden created by Bren's project. Thank you for your consideration of this matter. Very truly yours, R. Clark Morri on RCM:ks cc: Ms . Marti Buxton Mr. Richard Ambrose, City Clerk Elizabeth H. Silver, Esq. , Assistant City Attorney David A. Gold, Esq. Yr D09890 4 (� o' .r - _LEGEND • — saw Lose .. OWN DYOE n.N n1C—., !Cv \ p. PLEAYNTOx�CALIFORx1A60 J O. Pi O EI rMER: ^?�� V •E I 1^� c. ` „U.n iau1I FO.�� iw. �'�,\ n 1 I'��, }` � OBE I ORMMO N TR'T 90]2.,\ {{\ \ RINO:PLANNEDI . \ t\ j (1�1a\C�.\ E:":R E.FI r ;T; •` •t \, Y r• / - •T INOLEIA_ __ UPPLY:DUSl1N,lAN• C r • T •y" \..� / 1��1r(1�__ NI tATONTOTO nTRICT RED16P08AL:DYBLIN.SATID.IjTTIMSTRICT'RE00 '�" i 14 W� W•• n^ \\ �•)TRACT 5410 r,:11 • LL STREETS SHALL SE DEDICATEDLr '.a+;Y3• 10 I �.n•• As~ • • \ 0\ ..LANDSLIDE INFORMATION WAS OE t yr;n w y W Y :� 1 T;• pI FROM THE pEOTECNNICAL INVESTIGATION • ":?.`y „••fin: ^ s 1 NO.EEE.DE,DATED wouEE•Y NARLAN,. �l •nw�J wmo.�_^C•.R�n; �W^ irn (• .• ;I MILLER.TAIT ASSOCIATES. II-- sLAYLgams Dv DCN I F„ ,/C.` , ,T.! 1musLomo G us.sm A \ -�LLy1 • to rw'R �� (s'N w. .•. 1/.4.4.••/' ,o mu ne a• flue sm. y 4 �,. \ _ . ... y. " ,=`` \\ '. \Yy'i 7 �,::� `I \ 4 AT O� `\ F b II\c I ww . LANDS OF w ▪ e F VALLEY CNRISTAN / 14,...r•I nu�w R' Q \ CENTER.r11 // ... •. ''• . Z LM Z . 1-411,4113, � � • TYPICAL MAJOR STREET SECTION - „� --- 1-Sec 1 ,_ _• , V I C 1 N I T Y MAP ` _ TYPICAL MINOR STREET SECTION T �,I v1 Ee • I11I11 ABET I • OF I • • • S a ��— _ r.��►�� •� /A%1 tP � x = „f � _�� .: �—d , . , likto V V 1,4 d "� "or ; � „A. p._ P.t - ill 41,v1 ‘ .v---%,---7--,.,-_----vass. • Z.41-11■Thk-'41 _ /' 4,,,,L I ., ,\,,,„.\‘‘,‘ N,'"v1, . -,-,-,,- , ,,.__-.... . A•p-'/ • 11 ; ,.> .0`�v A"' �•' = i i����� • /0 `�� � �� �`� _ ,jQ 111 Ait r Rki,v,*. . . , \ _ iff mt , . 0 _ ' ...A, ,, S\ k -r; ) §: \ ‘,11:141111fn,;•:"1411.47, 1 . — %fr4:11titti 1%1\V �yLI I /I/�jl� 1 4,�1 � �sR •/ 1'!�II Ir U/r'V .. ,c-,c 9;.'S ir. '"1111111k . 'Aft "4: / P 'L'--- -l'iti*v 0 A. , ., / `1ate :,411 . I/,0 Ilirillf 1 r-- 1 /I� *,,c ), 1 i 41"40 03.44,110..-ste l'ir Ago ', r „. ,,,, aiiii,( 00.,03,/, —II Lu= 'iti�CO '.".11 tnl 12, t /"114ilir // 4/I. A_ `;li� + '1 1 ; j_ D ,titio 1 Iwo,if*i ( - .. ,. ‘.:ige + , !.4-, . 1 .• . ... � .0 i .t - .� 4: •ramtI�I bi try itgrolv.7/ it) 7,4 ,, ,, 1 1- Alle _ , it r.� •y 4,0 '; -...i7 ,, ; ( ,.. 0 p.m 4 , ;, ,. ,, , . lifilr'l �) 5,S_fr �4J��i " : - +'T- + + `�'—� .�'. q h-- TENTATIVE MAP - SUBDIVISION 5766 I ��BRION=AG ENGINEERS FOULK n, 4 HANSEN HILL RANCH CONSULTING ENGINEERS N WOLIN ALANEO.CWN,T CALIFORNIA 1 erititirVit -i.1 I ''--1- --.4ft....:." -.A \ I 11 ... - ,. A,v*,,,---z=7,---,-, NN ' i i i .-. - Me...4.-.:1"..44514ts"'.--*:-.- i' 'eL.- ib----1---.41,--W---""at`I, \ ' j i. , ,,, ,,-;:egt...Z.N.AV.,._.......mair, 1.\ k.4.,ir . -'--- --''''P‘Vii I 41'*-1W/kr - . / '' e 'tle.- 4t4r4 1 \' N\ I /er /,� ,,,J ,,F,_ '. .______Ir ; /7?r!;�'/ice.. j ` „ `;� ��y .. , 41•i , 743+ f , / rr"'"'"- -------.....-4-,--C.-:...--,,.. 7,• I ad,„;, \, b , . /0-,... ,& N.,-----_---- - . , // �jI �� I '� ,a � ue/ ."� T dim �y,. /,iy�ru�•.o '• ;* .V/,.... k, f�'iim,' Eby w'i.,,/ ;�//// S27 / ,� e,N �� •� �.�• mF'�`e���-�_\•`� �� 'r/-i%`tau I �� I y"` r j� a•�•a�<� \ `�vii/.77/4 fir v�� A i ,�Nitf _ ms.�of e rdiyhipft r �� —s-�- i it mnImma�`, ,� , ° - z < . a' r. r„-/ .-c--- -, 1, .. ,,, • limo, 10, , ‘L ,„,.*t_, .__, ,,e,- v47.1.4v. , i I _., _ c -; ,. , I immitt4 14 ,. *^--__. h-fir.±--4,1 f' ' j i z 1S 1 , fi___„, _ ,0 40 >„‘ "-got% 1..,..,. - j 6........„-_,,,,____,- i.i. ,.„.......„,_oir...,,,,, [ ,,,\,,..4.\\ \\ ( ---,..... ..--,,,, .s. oft . ./.it" 1',1,r'll L-- 11j-:,:tegkt,,,, ,f8‘, \ \Ir". ..-i, -.....---112-,..- , ---::01-441., , i , ....-----,-----....,..„„.„,,.--,;,,, ,...I.T- .v., ,. ,,,. L k , , .., , __. , -.412..Nvs ,„ii ,40, \ —„...---"'%,......„ba.ii--mraZ I r ,.._......„ .-,„{:i. ......g, . ..,, 4,, , ,„.: ,,4,-....._,„.„-- ,,,,,..e „ ,o, , vor-,......-.....,....„,w_ ; le,....._-_,. ..,-, ...,,, ,,,, ..."6.N.,‘,7,41 lw ii\711"..-......____ , 2 •irre,..,.. ,,,zi,•••-cw.9 . N, #5\r-At. .' —.111*" .-414, ‘0,44 p .' c 1 ,_/--._----_ '__—.///,:o rt--.. .-__ --.---.--,-,-_-- 44.4210A,:..-,_, , 4, \ is //://t ----_____-_,-----0 --- ,...- _7-2---$,, , , ;.... .$3, 2,,'' - s. • \ 1-. 46 / r, ,,,�'�%%''� - \ Fly` '�— / ^` �./ I ! se ter. \ \, • ' 1))))l'i �, , .' :off 2,► a � ^�...,,evo, a . ,,•,,.a*.' ,//n- / .., , ApswIlkit li.7 ,----;1-4.7:11.- --"""-- -;?"401111 /;" PP", ;-Vet/ •,. -- Aw---..- - .1,-=-,,,,-- -...,..,,w;4:4<4.-0 ,,,. ///j/i I e. ... ..._. i M CM Al. -4...__Ott°' . / / /�1/I'II'.P4/II E' E 'V t\ - E T �— /4 i /% ••i•w.A., TENTATIVE MAP - SUBDIVISION 5766 � BRIAN KANBAS FBULK ill""" \a HANSEN HILL RANCHCDNSIATING ENGINEERS .. Zr WOLIN ALINEDA COWL CALtraNIA .+s�.»ei»u »�.n e+.•.u us. um n•cx 1 ((• ///goilsolfigift/ • \ / / _, / -•4$ ;4;;*%-=-_- ------01,'INSPE- • )\ --." ))///, Yi// / di : _, _ . , ,,,/ ,_;y74.1,rotr;Iti . - -_t-_- -"Awifior : • rtypiligfill//1)/ y:// / Ile -__ _- _74,,i (filittit-=-: , • '//, ,,,,(//;,/,,,,,/// ifr71:_4_1v (' . 411,110r-% •_;.-21 -,-- -,- , Op' /'. /4/ ,://1;4 / it p/Rtisif t -al IV*iir0r2°17'4'd . ' 'ii/ "4/1% ./W :Pi 1 / 7 //A Ith -. 11100:10 ' s.'/- : ' ' //"? '//' /Pli V/ f /A1401:40tik -4;-; .* - ' / ./// /• ///i. /,1-A._„/ i, • V/;"/1.—,5. y77, jAidtd // / / / / 1, kot,000,2t". / --- //4/0010 ' (-< - 0.4-0 ,,, i yiro /- /,iz r)f/7/ i , f 41/ I I I'M)) ( ' 1 / /I . Of 4 r— z/ • /01/ i 7 --,. ' l� I \ ////,0 -7- /! / � � ,iy. ,�%4. 401/,', o // J .) girri:i \ \ , (-- / 7/ t74.284.- .../41/ti: / / r"i\ , \V 7 A. / i E:-;4--... ''N, \ , �� - I. vie' - \\ '\ s\ A 1,_j____/- i / /// . ' 18 1! I *z i lkAii.‘ .ks NW--- inin . / � �i/ rai !ir di� ' '\ ‘ / /I I "1' 4)/1 .-1, ',_ "Mg#.10.-. . 11_, iv 1 ' /7 1 1 I 07,it f - - 5-isibi41. "'"°. -:041,4* 7# _ '' ‘ \\\ \ i-N:1 /'. //1 1 1 1 i ' -;i ',. .141,--T-- _ (i'a=?ireti , ,` N -. \\ 1. 1 "„ifiZ-# .--T- ), 1 1 1( , 1 I \ \ lhrii .qi 1 ----,-__- .4ed hi \ � 4l Al / K� ' '- \\ \)1 ) ,1 )1 il 1,,,y 4 ,„.7-..:___—..., _...,..tt...4,/ .i)q/ .A., \\ lip / ! -44/14, , A Freili t i, _ _-_,41.46,:7_ ., 1 f kriliiil rail/ /1 / 1 • ilig/k// )) ?,1 ,1 ft/ - � � -------:_ ' ' /1:- I fit i � t V� yT � V ,, t if i liffIrk .- --§,- _ -.- .t I il / 't 1/1/ / ;'v - i 1 1 : r , 2 i I /4/// 21\ r ,tom .1/ 1 ''----/. .-: '„r-41 ,1 : `�� � l-- • AWAY/a , `1%,,zVit'4,:.4M,-,.,.. -7,. .4. - ,., - . \\ _ ,/ - , o%. Na m-V2-` ii,... =: ` I<iiC \j.„,.....____ ,.. 1 i i. ..,.,..!- __.Iiio i /,,,.di/ ,, ,17, i r m z of ........Ai�." ;+,,, TENTATIVE MAP - SUBDIVISION 5766 BRIAN KANGAS FOULK ' HANSEN HILL RANCH '•�vo•+ CONSULTING ENGINEERS O a -7 DUDLIN ALAMEDA COUNTY CALIFORNIA WM Claim 01.1o. 11.1ra a.w.CA WOW 14131 Ql-Slef • elk , 1 , + 'ram/-\� �_ \\\�` \\ - ^wrv�s or conrviN.__ _- �\ i_1 ' i,i i i p LI,_r ,---, - ----.=.7.:11.W.&-...3f:-.Wilit--_,-.. .-itl:MONt 1 AlL `,;��.",/O a\K�i,�,M1o�•:';f�W.�to;�,ji� /ll. I pi.�` e% - 'fin:� ''vs. IIV+•�y:,in:��1`"��=1iiw�r/I�i�ii��i�l I `` \ \ \ 7.-;'' 9, AviRaewittill 0, Iwo , 10t, ,i,„: - „...2.4.1,-- \ .„ 001,........v.mt_r__,„,. .„,.;...... Atti;,‘ 1,,I,. \1,...,T, , ,,Ii iv 1 I t ‘ 4 ir \ 1,„ /4.7,,,k\ 3\ 4.:80,,,, *L4140131 't*\ 14.• ..-,_ - \ , 7 '''4 if*VO. -k01:4 .,,... / eV* '\ 0...-.=`- _ .---". tlk )\)\ ,v ,:yAtt nse , �;ay ��i001.k.t „ ��vi , e V ‘..\.,..„.:.i3,...t .- trafrifierainfg44,Gli l ) V // / m Ci k \ ,,,,,,e7 , \ , (--\ ��1� Fc , ?C 47'-i004,' j,, ;14nwn Nel1Q-ail� / A-,, e ::,...,,,,,....„,_, ,,,.,,,,,,,,„......,,,. • /,/,,,, \ \\ \ Ar_,..,__ __*\io*Ili.41Wit; t 40,0" .., , . . \., \ \\\,,,:.....„--.. - --77-41,$4\ -......,,.-1 I ., _ „,,,,fig, ,,,,.,, •\ \\ .7-,,,e4 l'''%AI ''''. it' ' .4„,r. f,,,,"4„.,-/ r T i ,.\'111' \\ \\ .\ -...,--.:-...,.._____ir _ - A A Ifif,ii .,,,•Y,' fl \\ \ (--- -.) �e I "-�. I,It]t� }I i/ _.�. 7/ il/1,in"Lt.4_,:„...4.4•,,, --- fitd,",, / ',4' / ti// �r,„a*,,, %Fig+'%1 f>���i I2 _ r j/// � rd'/i, .i 6�WY tiAi4r Q 1 �{ ch ���i<<:�dar���i'�,,!i(� iy 71, ( MI)) - e se i V . 4i1 / II��k Al/l�A 1l )e 1 . 1 1� TENTATIVE MAP - SUBDIVISION 5766 BRIAN KANGAS FOULK C w .IPHl era rr,w ,rya L G E u NEE PM s,.aree HANSEN HILL RANCH CUNSIATING ENGINEERS OUBLIN �I�Nco1 eau+rr eurtw+rvle o e. r � � � AE � A � d �! f�• �ti� � � �� ���� I ,„,,„,,,,, � � � � � �0� �L Af \ ter l I J1 .. ,, . ) � b <.,„,,,,,,,,,i,,„.,, ,,,„„,,,,,,,,000 Itil ,-- st, itkoi), ,,,041...v,pixo•fog, . ih,,ipe }. ,A,04.: ' , ÷--");:litP , 1141)IP's ), ---t*,;.;,4.1%,/., jf ii 1 ', • �e '� Ili a Pf, 9i ` /z q 4 114�141 ill 14/ / %pri#404 iiE • + 4..,41$0,1.7441,:xt,..„ 4 1 A ,, I'" Y f � . /,„„ , + , , iry / 0,, s 7. ---41ivatir, 1,%, It Pi7/ , ( i : Imo% f,e,_. ;,*`. ...tv e ri. . Nv, , f4* if :'1* -, 1) * Z '' V 110 \ /IV. ., 4 4'' \K + 4i + -- !LAI,.,,,,,,..,-... JO/00 /ii, g,,, - p . \'\'\ t* ----- ---a-. jiiir T iti,- ,----iiti.. ,\) : , - N —10#' ,, / . / / .1 : ; VI, ' . \\ \---- „ . / /. ti \,.. ii / 0.7. +_ 7,, . / , \\''' + 's • l0 I, "i )1+ / tic /(11/{ j( / /` / �ij + + .... . •-•: .,0I TENTATIVE MAP - SUBDIVISION 5766 BRIAN KANGAS FOULK HANSEN HILL RANCH CONSULTING ENGINEERS r s ��— OOBLIN ALAMEDA MUM' CALIFOnuIL .ws a.r wru ru.n w..ti u w» I.w mss. tff/f4/(TA* ��,� '/� d��� i i°jam/ � /// �����/ 1 ''' ) 1 I1 111� (I .r/ I ! -� ' E m J I t� I ( ia;:' / / / /f Illl ,s', Il r,--,�. i r`. �1 }�, 1 u. I • � /:III %�f I } 9� 3,n I• /r I i a S 'i ;', .'� i m JJ r v_ I )'.'' :;,,.-,3-, . '2 ' ) ,J,' 1 ' •fz.'..- Lt.-----\I-- 41-7-t: ) ( . ( . 7(( iMV\ _____\\-=---.'-'-iff--=:-- ;.../ -7 7 7 i r'JI II i =s zD , 1 , I \/ .! jI/ / r 'jj ':/,;Il 1)/'/ . '� m� d m� 1,` (•., '',,�1 1',•` I� V• ] , \.. • � / ///r �// • III• II O r A 11 // q ,/•' // • I ;=is�� >ni `� >m .1— 1 '! f'' a /.;;�/ III1 ! Ilea m= 1`1m= �� ;, �.. ;1 / w / ''��/,/�/ I ' } fly i ny ! - �\j1 \ i . i. /of r •• O-, i I �O-I' \, \ ice, f 1 z—EP \ 4 i \‘..\ 't.i.\•Ii •...\...,.._ ...____'"7-----_,..-li:,./ i".//7 , ,,c, . _� �/ i I III`.�,= i - to / �''. ! 1 Itl - ! - i%ice --! / /�- '/ 1 lir/ ' } I t t . • _�/`� <,.•._-r, •ems- .' . // // I . ! i ! -r-------- S i i.,..p, \\\\\\N., ,_,, _—t-__:-.. e ! . -. - ' 11/ A ,i • i '•• / I" 0 I'of 1 . , 'P" 2b 1 . 1 / ..----- 3 �p�:. i....S.:45'11/ ....i'-'-'1V. .,11 ilif./1 ./:__ /\< ' jr, __=_. _._ i .,.. . N),, I . L___i_________._ -;_,.\.. 1),., • m_.,--( , \! \.: , .x ! \\\ i I\.,.,,ti iyAlliir .1-) / ,.: 1 1 I A' ,_.Allif _ , \\..,\ .,...-- -; . Ii. v I --<___i `s-4 _,.!_.,1 Ilip°7- ,4•5 -./.-7/1 --"--- -\.„‘ i i %•;!••,°'1?'-?---N_-_,!_ / 4.ji,///7/7, __ /ficIP"- -----:----v,:—t-- 1 ii . `/(o� j / . • /;:,#. /4-".c' //7 •-•1 ii / raf„„,. . - ____./1 . 1/ . . , iIf k/1 i,/I — 7-7111,,_"D rJ/ . 1 ,///. r L/ r,' i / .% , / /%' / //t1 • � 'i , y - : ; ' i � / ,�ce__, \ * ; - - 7 /; ; • . \ ' =/%' //j, /jam�y� �,/�� `. %: �/� ' .r.00---'''‘,/"--- / 1;-/---::7 7/ --7 Z -_-'' /.. ,, /#12 ,)1111%\\V t----12\/ , ._. , • •••ry -,_____. ..- ,--- i.'. ..a...1._.•. - ---z"__-___..;_____....„-, y J/ li 0 11\‘\.\.\--, \ r; ._y-. \ "�� = \ � - -'a �i'Y -�._ i_ . i/ / \. \\ \ N.-- I) ' \,==: - r: / ' /' : ---_ - t . } ,,t —'•:• ,, 1/ , .o: ! (` �^- - \ /.;',,,,//, . '•\•-• )• • /•/-• • ..--• _- , - / --____ I _ 1 " _ mo / , „.,,, _ _1.2- �! r - ' Ir ,1�m IIII!! 1- -IN ( -� a//-74-1\ :� /,t ;os • i `e,',s HANSEN HILL RANCH men YQQ Faulk s VALLEY CHRISTIAN ENTRANCE ROAD ,.,•••. r• ,�..�ryy DUBLIN ALAMEDA COUNTY CALIFORNIA i �� //� • 11 �f / / f i \I ' I �illl! \\ _ 1 .f ,% �� / '// /// ' �/ � /j� j ri . \ _ - / I/ , i. al ; I i _ -�__�� /, / / l' ''' .b. if 1,7c . , . i • II � ; I III � � I II , I ill I F ;r\I,_... - I- i. i!,-,...,_ ro/ ,.. :I ,. ,./ .-.•//,-...". :• . ----,ti,--:---_._:----_.L .,,-.-=-____--------:---__- —___.--:-_ j :qi iiin,II ;ip, I. :"Y ri li .1 ! , .. \I / i `, 1 / • i� 41 f ' 'If a f �� i .7 , L ,III •, 1, 'I , i ! 1 •1 we ti,,,,d ( ,• ... .,, I• ii•!,,„ : ,. ., ,. ..... .;_...--.7r1,--..----_•_____:________ a . ,.ail.1 aiii 1 . \__ \?;:: '. tit// .&-1$4‘74111\‘ 11 i' i: II:111:11-1.-11'1..v. .' •:. --:_- -----:------ ii/ •011' I' • .,,,,„. ; : i ......_____ _ _....;..,_:.___ ,,,!/, , . \ II • 0 \� • (I I(. v ., ........ io, \\ % �'1''1 II �, :406,\ \ _ — I .N • .i• i } I !i III I ♦ \ \ \ \ \ . \ ` C. N '- ---: .- --- --------1_7' III • . 't 1 111\q' '. 1 14-1%\\ \\ \ \\\ '`.•\\\- \ `\\...N ' ------i 7.•.-Ilft/ii/j:'" .1 i ' I -.: I i ,, • 1\I \1 . 1r14‘,A.' ,,A\ ,A\\\\\ - \ \ \ • / 1 I 1 `a III \\\l I \ \\ }\� �', ` ,\ �!''!1 IL ;`I/� r ` \ I Y aa \ \ , aI i1V 1 , . \ ,:,,.. ,. ‘• .. ...:„..,. ,. ...• A. , ; \ ; ��� 'vq, . 1, \\,\L i.•, ,: ,„, ! 1,. .., .. '' ‘.'‘',,\\'\-\‘‘.1 ; HJ____.,--- ---;:-\y. 1 � \ ` � \\ \ � }ii ' If1 \l1 \ '..X. \� \ �j � . ...\ Ei \\\ 1. , 1 \ \ \� \ :13/4 , 1 . 1T, 4. 1. ,,,,,,,.\ \ \ ..\4, 8 I \ \. . ii. 88,,;a, \ '\\\ . . 1 , I --/ ! i 1, 14, Ti ,,,A \ ,,; % . ... , • .. : I rii : .:,, , i...7. . \\ --_-_, -,-., ;• •---..------007/ :,-,-. it NV\ _6. \\ , , : k.... ...,._... • 7 �- *its \ ` ` \ � \ III 11/1 . ,� � .K I��% „ ; ,\ 4.3 1' LT % , 7�1f \ t � 'I;,; II a kI�II iiiiiI I . V ,I , / _ .a I411i .( &..�� \I .1' � I, v... \ I '\ . ,;iIh rI , ' ' ` �. , , , , , .. I \ Ail, � - ! 41 L. . ,� ? \ .H1111111IkW II I , (, , ; t I,II IIiVal l \ I R� � -- I _ •I'l . ! ., , . !c. \ . , q I \,..• ., ‘.." IP 0.-:, It 1 ";I ' ' 3 , .,\ i. , '\ \\\\ \\ \\\. ; _` 41 • \\ low Ai: . i • hi ta - . ,ii' I : . lit I/t` ` =_\. I:`\' f4 , 1I- t 1 I , • � t z II 1 • I 1\•l . \ , ' . ` ��• _:1 ._ 1 s I �LI fi ! fie y•... ---- — \,• :l'' . 'II .. . I 4 1.1. ? e,i:,• ! i ; f -' -4 (r___,_•_,.._-, :: ---------..._— '\•\\\- ' ,:="•.'" ----'---:- .---Z-:, :' Wes` HANSEN'HILL RANCH BRIAN KANGAS FOULK -t g:="� VALLEY CHRISTIAN ENTRANCE ROAD CONSULTING ENGINEERS •• -- DUOLIN ALAMEDA COUNTY CALIFORNIA nx u.m.o�r�.. a,tin an, a rs., um m-szer MEMORANDUM MEETING DATE: November 20 , 1989 TO: Planning Commission FROM: Planning Staff PREPARED BY: John Donahoe, Project Planner (-(: ) SUBJECT: PA 88-010 General Plan Amendment - Dublin Boulevard Extension (Modification of Plan Line) from the Southern Pacific Railroad Right-of-Way to Tassajara Road RECOMMENDATION: Continue this item indefinitely. (This item would then be re-noticed prior to consideration by the Planning Commission) . The existing plan line of the extension of Dublin Boulevard from the Southern Pacific Railroad right-of-way to Tassajara Road currently lies approximately 1250 feet north of, and parallel to, Interstate 580 . This alignment was adopted as part of the City' s General Plan in February, 1985 . Based on the results of previous traffic studies within the City, as well as reviewing proposed improvements to the Hacienda Drive interchange, it became apparent that the existing plan line may be too close to Interstate 580, creating potential traffic problems in the future. The Planning Staff has been examining the realignment of the Dublin Boulevard Extension, and is currently reviewing several potential alignments. These proposed alignments are being reviewed for consistency with the conceptual land use patterns being addressed by the East Dublin Extended Planning Area study as well as the future land use plans of Camp Parks and Alameda County property. The requested continuance will allow Staff additional time to coordinate with the various agencies to determine an acceptable alignment. We anticipate that this item will return to the Commission' s agenda for consideration in January. ITEM NO. y. [ 88010JD/ga: 11-20-89 ]