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Home My WebLink About11/6/1989 PC Agenda AGENDA CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin Civic Center Monday - 7:30 p.m. Council Chambers, #100 Civic Plaza November 6, 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 - September 18, 1989 and October 16, 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 89-062 Hansen Hill/Bren Co. Tentative Map, PD 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 8.2 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 (to be continued to the November 20, 1989 Planning Commission Meeting) 9 . NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS 11. PLANNING COMMISSIONERS' CONCERNS 12. ADJOURNMENT (Over for Procedures Summary) DUBLIN PLANNING COMMISSION PROCEDUES 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 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 6, 1989 TO: Planning Commission FROM: Planning Staff /� PREPARED BY: Maureen O'Halloran, Senior Planner M 01I 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 SURROUNDING LAND USE AND ZONING: North: Single-family & Multi-family and grazing land, zoned PD, Agriculatural South: Single-family, zoned R-1, church zoned A and Grazing land zoned A East : Multi-family & single-family zoned PD West : Grazing land zoned A ZONING HISTORY: February 18, 1956 - Alameda County zoned the Site A, Agricultural. February 27, 1989 - Dublin City Council adopted General Plan Amendment designating 57.2 acres Low-Density Single-Family Residential and 89.8 acres Open Space/Stream Corridor. COPIES TO: Applicant Q I Owner ITEM NO. U. File PA 89-062 APPLICABLE REGULATIONS: Section 8-31.0 Planned Development District Intent states, in part, that Planned Development Districts are established to encourage the arrangement of a compatible variety of uses on suitable land in such a manner that the resulting development will: a) Be in accord with the policies of the General Plan of the City of Dublin; b) Provide efficient use of the land that includes preservation of significant open areas and natural and topographic landscape features with minimum alteration of natural land forms; c) Provide an environment that will encourage the use of common open areas for neighborhood or community activities and other amenities; d) Be compatible with and enhance the development of the general area; and e) Create an attractive, efficient and safe environment. Section 8-1.2 of Chapter 1, Title 8 (Subdivision Ordinance Intent) states, in part, that it is the intent of this Chapter to promote the public health, safety, and general welfare; to assure in the division of land consistency with the policies of the General Plan and with the intent and provisions of the Zoning Ordinance; to coordinate lot design, street patterns, right-of-way, utilities and public facilities with community and neighborhood plans; to assure that areas dedicated for public purposes will be properly improved initially so as not to be a future burden upon the community; to preserve natural resources and prevent environmental damage; to maintain suitable standards to insure adequate, safe building sites; and, to prevent hazard to life and property. 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. BACKGROUND: Following an extensive public hearing scheduled before the Planning Commission and City Council, the Council adopted a General Plan Amendment, a Final EIR as complete and adequate and adopted a Statement of Overriding Consideration for the Hansen Hill Ranch site on February 27, 1989. The General Plan Amendment 1) designated the entire site as part of the City's primary planning area, 2) designated 57.2 acres as low density single- family residential (.5 to 3.8 DU/AC) and 89.8 acres as open space/stream corridor, 3) adopted several general plan policy amendments relating to open space maintenance, level of service for major intersections, fire buffer zone, revegetation of graded areas, minimizing grading for roads through open space areas and elimination of the Hansen Drive extension to the western planning area. The Applicant's current application request, PA 89-062, is for 1) Tentative Map approval for 180 single-family lots and approximately 51 acres and 96 acres of open space, 2) Planned Development Prezoning approval for the site and 3) annexation of the site to the City of Dublin. The Planning Commission's role in reviewing these three application requests is to conduct a Public Hearing and make a recommendation to the City Council regarding the requests and the environmental review. -2- ANALYSIS: General Project Description: The Applicant is proposing 180 single-family dwelling units (including both production type and custom home lots) on approximately 51 acres and approximately 96 acres of open space. The project is designed with a loop road system with two main entrance roads; one from Silvergate Drive and the other from the proposed Valley Christian Center entrance road. The proposed project contains six cul-de-sacs; one accessed from Silvergate Drive, the other five located in the interior of the project accessed from the project collector streets. The proposed lot sizes range from 5,700 to 23,000 square feet with the largest percentage of the lots being between 6,000 to 7,000 square feet. The average lot size is 7,720 square feet. The Applicant proposes four two-story unit floor plans ranging in size from 2,715 square feet to 3,630 square feet. The proposed project includes landscaped street entrances, fire buffer zone, separating open space areas and proposed development, emergency accessways to the open space areas, and trail system throughout the open space area. Off-site improvements include construction of the new Valley Christian Center entrance road, creation of five new graded pads on the Valley Christian Center site and contribution of the projects percent share of improvements to widen Dublin Boulevard between Silvergate Drive and Hansen Drive and redesign the intersection of Dublin Boulevard and Silvergate Drive to establish Dublin Boulevard as the through road with Silvergate Drive controlled with a stop sign. ENVIRONMENTAL REVIEW: INITIAL STUDY/NEGATIVE DECLARATION In compliance with State law (CEQA) requirements, an Initial Study for the project (PA 89-062) was completed referencing the prior EIR certified by the City Council on February 27, 1989. The Initial Study found that there would not be any significant effect on the environment in that mitigation measures incorporated into the project would reduce any impacts to an insignificant level. The Initial Study determined that the prior EIR did not address the cumulative impacts associated with development of the Western Extended Planning Area (West Dublin General Plan Amendment) in that the substantial new information related to the cumulative impacts (submittal of the West Dublin GPA application on November 28, 1988 and modification to that application on August 14, 1989) was not available at the time the EIR was completed. An additional study was prepared by TJKM, the City's traffic consultants, that determined the cumulative effects of the Hansen Hill Ranch project, the Donlan Canyon project, and the West Dublin project would result in adverse traffic impacts on Dublin Boulevard east of Silvergate Drive, causing this section of Dublin Boulevard to deteriorate to level of service E when the West Dublin project was 84% built and occupied. The Initial Study established mitigation requiring widening of Dublin Boulevard between Silvergate Drive and Hansen Drive would be needed. Based upon the traffic volumes generated by the projects, the Hansen Hill project would be responsible for contributing 23.7% of improvements. The Initial Study also determined that although the prior EIR indicated that use of Dublin Boulevard should be encouraged by creating an alternate route west of Silvergate Drive, the prior EIR did not examine the need to redesign the Dublin Boulevard/Silvergate Drive intersection as a way to further encourage use of Dublin Boulevard and to improve the safety aspect. The Initial Study determined that development of either the Hansen Hill project or the Donlan Canyon project would adversely impact the Dublin Boulevard/Silvergate Drive intersection from an operational and safety level. The Initial Study requires redesign of the intersection as a mitigation measure. The redesign would create Dublin Boulevard as a main through route and control Silvergate Drive with a stop sign. Based upon the traffic volumes generated by the projects, the Hansen Hill project will be responsible for 24.2% of the intersection improvements. The Applicant has agreed (see Attachment 5, letter dated received 10/18/89) to incorporate into the project the necessary mitigation identified in the TJKM Study and Initial Study (see Attachment 6). Consequently, a Mitigated Negative Declaration was prepared identifying specific mitigation incorporated into the project reducing the traffic impacts to a level of insignificance. Additionally, based upon the Applicant's proposal to create a -3- 3:1 slope in connection with grading and filling of the knoll area, the Initial Study/ Negative Declaration determined that there would not be a significant adverse visual impact with development of the project including implementation of the mitigation requiring the slope to substantially conform to the 3:1 slope proposed, subject to Public Works Director approval. Since the 3:1 slope for the knoll area was proposed by the Applicant and incorporated into the project by the Applicant as shown on the Tentative Map submittal and preliminary Soils Report, a separate letter from the Applicant agreeing to incorporate this mitigation into the project was not necessary. Conditions requiring compliance with the mitigation are also included in the Draft Resolutions of Approval for the Tentative Map. PLANNED DEVELOPMENT PREZONING The proposed Planned Development allows for development of production and custom single-family homes. The proposed PD District establishes provisions and regulations similar to the regulations of the City's existing R-1 (Single-Family) residential district. Exceptions to the existing R-1 District regulations include: A. 10 foot front yard setback for garages with entrances facing the side property line rather than the 20 foot standard R-1 front yard setback. B. Building height restrictions for garages with 10 foot front yard setbacks. The PD District would require the height not to exceed one foot in height for each one foot the building is set back from the back of sidewalk. The PD does allow an exception for architectural features and elements and for gable roof elements. The maximum building height permitted in the R-1 District is 25 feet. C. 32 foot maximum building height. The PD establishes that the height measurement is taken at the perimeter of the building from the finished grade to the roof ridge. 25 feet is the maximum building height in the R-1 District and height is taken from an average of the high and low point of the lot. (However, in practice Staff utilizes the building perimeter method for measuring building height). D. 15 foot minimum clear and level provision for rear yards and 5 foot minimum clear and level for sideyards. The existing R-1 District does not include a requirement for clear and level. However, the requirement for clear and level areas is a standard provision included in most single-family residential Planning Development Districts in the City, either specifically in the PD regulations for the District or in the Site Development Review Conditions of Approval. E. Requirement for decks when clear and level areas can not be provided due to either the topography or vegetation constraints on the site. F. 10 foot rear yard setback for shade structures attached to the unit provided the shade structure is not enclosed. This PD District provision defines "enclosed" as having more than one vertical wall. The Zoning Ordinance currently does not permit structures attached to the main unit to encroach within the required 20 foot rear yard setback unless the property has compensating yards. G. 10 foot minimum rear yard setback for second story decks. Properties with rear lot lines adjacent to another residential lot are subject to Site Development Review approval. The existing R-1 regulations do not allow this type of projection into the rear yard setback unless compensating yards are available on site. The second story deck projection into the typical 20 foot setback area would be of particular concern for back to back or back to side situated lots. The majority of the lots within this PD District will back on to open space and will not be affected by this provision. Approximately 51 lots would require SDR approval for second story decks to encroach a maximum of 10 feet within the required 20 foot rear yard setback area. H. Custom homes may deviate from the required 20 foot minimum front yard setback subject to Site Development Review approval finding that there are topographic or vegetative constraints with the site which would prevent compliance with the minimum setback requirement. In no event would the -4- custom homes be allowed a setback less than 5 feet. The existing R-1 regulations do not allow deviations from the Zoning Ordinance except through the Variance process with specific findings related to special physical circumstances on site. This PD provision recognizes the special needs of the custom home lots due to topography and vegetation preservation. The provision allows flexibility in the application of development standards through consideration of a Site Development Review, avoiding the need for a Variance. I. A 15 foot separation between buildings on adjacent lots. The existing R-1 regulations establish minimum setback requirements on individual lots, but does not regulate the distance between buildings on contiguous lots. Under existing R-1 zoning regulations, accessory structures could be constructed back to back on the property line provided all building code requirements were met. This provision would ensure a 15 foot minimum separation. J. Minimum 2 covered parking spaces per unit. The R-1 regulations require 2 parking spaces per dwelling unit, however the Zoning Ordinance does not specify that the spaces must be covered. The Planning Commission's task is to review the proposed Planned Development including the general provisions and make a recommendation as to the proposals consistency with the City's General Plan. Staff has reviewed the PD Prezoning request for General Plan consistency and has found the proposal to be generally consistent with the General Plan land use designations and policies. Minor discrepancies between the precise limits of development indicated on the proposed Planned Development/Tentative Map application and the approved General Plan land use designation map are primarily due to the more general nature of a General Plan. In particular, the limit of grading behind Lots 58, 57, 56 and 52 (when compared with the General Plan designation map), appear to be within the open space designation. However, review of the more precise plans and information submitted with the Planned Development Tentative Map application indicates that this area is not in conflict with the General Plan. Staff recommends that the Planning Commission find that the PD Prezoning is consistent with the City's General Plan and recommend City Council approval. TENTATIVE MAP The Tentative Map provides specific detailed information concerning the physical layout of the project. Issues which are addressed at the Tentative Map stage of the planning process include the location, dimension and number of lots on the site, grading, easements, off-site and on-site improvements, street dedication, width, and location, open space, landscaping, park land dedication, water and utilities, CC&R's and miscellaneous construction activity limitations. The following issues are specific items in which the Applicant's proposal differs from Staff's recommendation: 1. Creek Access Road - The Applicant is proposing a 12 foot wide compacted aggregate base with a retaining wall and 5% slope towards the creek. Staff is recommending and has included as a condition of approval in the resolution a 12 foot wide access road with an 8 foot asphalt concrete wide center and 6 inch aggregate base on the side, with a 2% cross slope away from the creek toward a concrete "V" ditch and 12 inch cross-culverts under the road when necessary and a 4 to 6 foot high chain link barrier fence. The purpose of the maintenance road is to provide an all weather access maintenance road for the creek, emergency fire and police access, sewer access and public pedestrian and bike access. The access road proposed by the Applicant does not meet the needs or standards of the Public Works, Police or Fire Departments. 2. Textured Paving at Project Entrances - The Applicant proposes the use of interlocking pavers for the roadway surface at the project entrances and intersections throughout the project, which would be the homeowners association's responsibility to repair and maintain. Staff is recommending prohibiting use of textured road pavement and has included this provision on the Draft Resolution of -5- Approval. The use of textured road pavement for public streets; 1) present maintenance problems in that these types of surfaces are more difficult to maintain, 2) present public safety concerns in that the road surfaces become slick when wet, resulting in a safety hazard to both vehicles and pedestrians, and 3) are typically required by the Public Works Department at private road intersections to identify (to the public, City Maintenance and the street cleaning personnel) the transition from public streets to private roadways. Civic Plaza (at the intersection of Civic Plaza and Dublin Boulevard) is the only public road in the City of Dublin in which texture road pavement is currently existing. 3. Sidewalk Requirement - The Applicant is primarily proposing to locate sidewalks in front of lots which front on a street. Staff is recommending that sidewalks be provided throughout the project streets except adjacent to extensive sections or portions of the road where no units are located on that one side, provided there is a continuous sidewalk on the opposite side of the street. This would allow pedestrians to reasonably walk throughout the project without having to walk in the roadway except to cross streets. 4. Creation of Pads on the Valley Christian Center Site - The Applicant is proposing to create five new graded pads on the Valley Christian Center site without submittal of a specific development proposal for the padded sites. The Applicant indicates the pads are proposed to avoid off-haul of dirt from the project and to maintain the fill slope in the knoll area at a 3:1 slope. One of the new pads consists entirely of cut with no fill, another consists of 32,600 cy of cut and 8,100 cy of fill, a third pad consists of 3,300 cy of cut and 38,400 cy of fill, the fourth and fifth pads consist entirely of fill. Existing City general plan policies, zoning ordinances and subdivision ordinances do not specifically prohibit creating graded pads without a specific development proposal. However, in arriving at a recommendation to the City Council, the Planning Commission may want to consider the following implications, issues and options or alternatives. a. The precedent that may be established in allowing grading on a site without consideration of land use or development plans. If the Planning Commission decides to recommend approval of the pads, Staff recommends inclusion of a condition stating "approval of the new graded pads on the Valley Christian Center site does not constitute an entitlement to develop the pads." The Valley Christian Center property owner has submitted a letter acknowledging that the grading of the pads does not imply future land use approval (see Attachment 8). b. Visual Impacts - The new flat pads will present a graded un- natural appearance visable from off and on-site. c. The construction grading impacts on adjacent property owner's residences within the Pulte Homes development, dust and noise. d. The effects on the fill area between the two knolls. The 3:1 slope proposed by the Applicant and included as a mitigation measure in the Negative Declaration would give a softer natural appearance to the new ridgeline. If the pads are not permitted but the Applicant is allowed to increase the slope of the fill in the knoll area, this new ridgeline may have a significant adverse visual impact. The Applicant would need to submit revised grading plans indicating the grading and fill changes in the knoll area for the Public Works Director's review and approval. e. Applicable general plan policies related to the grading of the pads on the Valley Christian Center site include: -6- eN 3.1.B Maintain slopes predominantly over 30 percent (disregarding minor surface humps or hollows) as permanent open space for public health and safety. 5.6.A Incorporate previously designated scenic routes in the General Plan and work to enhance a positive image of Dublin as seen by through travelers. 5.6.B Exercise design review of all projects within 500 feet of a scenic route and visible from it. 7.2.B Regulate grading and development on steep slopes. 7.2.F Restrict development on slopes of over 30 percent. f. Options/Alternatives - Staff recommends that the Planning Commission make a recommendation to the City Council concerning the creation of the Valley Christian Center site pads. Options or alternatives include: (1) Permit the pads as proposed by the Applicant. (2) Permit creation of some of the pads. Eliminate the cut pads and the fill pad near the intersection of Dublin Boulevard and the Valley Christian Center entrance road. (3) Permit fill on the site but require the fill to be rounded to create a more natural appearance than the flat pads proposed. (4) Allow only that grading necessary for the roadway through the Valley Christian Center site and allow increased fill between the two knolls on the site. With this alternative, additional studies would be necessary to determine the visual impacts of the increased fill. (5) Allow only that grading necessary for the roadway and require the excess fill of the project and site to be off- hauled to Dougherty Road to continue the berm screening the Camp Park's site. With this alternative, additional studies would be needed to address the impacts specific to this type of off-haul. As related to the Tentative Map, Staff is recommending the Planning Commission provide a recommendation concerning the Valley Christian Center pads and to recommend approval of the Tentative Map subject to conditions of approval. ANNEXATION The project site is currently within the unincorporated portion of Alameda County. In order for the site to come under the jurisdiction of the City of Dublin, the site must be prezoned and annexation approved. The final approval for an annexation comes from the Alameda County Local Agency Formation Commission (LAFCO). The Planning Commission's responsibility is to review the proposed annexation and make a recommendation to the City Council. The City Council in turn will review the recommendation and give Staff direction concerning the annexation and LAFCO. Annexation is appropriate for this site as it is contiguous to the existing City limits and would allow the City to provide the necessary level of urban services to the site. The annexation proposal has been reviewed by the applicable public services and utilities who have indicated services can be provided to the area at a level commensurate to the level of service provided within the adjacent City limits. Staff recommends the Planning Commission support the annexation request and adopt the resolution recommending that City Council adopt a resolution of application to LAFCO. -7 , 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. 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 (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: Attachment 1: Landscape Plans prepared by David Gates & Associates Attachment 2: Floor Plans, Elevations prepared by Shleppey Hezmalhalt Associates, Inc. Attachment 3: Tentative Map prepared by Brian Kangas Foulk Attachment 4: Aerial Map Attachment 5: Applicant's letter dated received October 18, 1989 Attachment 6: Initial Study Attachment 7: Mitigated Negative Declaration Attachment 8: Valley Christian Center letter dated July 25, 1989 -8- Brk n CompaLy RECEIVED OCT 181989 October 18, 1989 DUBLIN INNING Larry Tong Planning Director City of Dublin Planning Department 100 Civic Plaza Dublin, CA 94568 SUBJECT: PA 89-062 Hansen Hill/Bren Company Tentative Map, PD Prezoning and Annexation Dear Mr. Tong: As discussed in our meeting with you on October 12, 1989, the Bren Company is modifying the above referenced application to incorporate into the project the measures necessary to mitigate the project's proportionate share of traffic impacts identified in the memorandum from TJKM dated September 27, 1989. The project's maximum percent shares, which the Bren Company agrees to contribute towards the reasonable cost of 1) the Dublin Boulevard widening road improvements is 23.7% and 2) the Silvergate Drive/Dublin Boulevard intersection redesign is 24.2% as specified in the TJKM memo dated September 27, 1989. Irrespective of which party performs the improvement work, Bren is making this modification with the understanding that the improvement work need not be completed or the initial fee contribution paid until the date of final inspection or the date the Certificate of Occupancy is issued, whichever occurs first, as provided in Government Code Section 53077.5. Sincerely, DONALD L. BREN COMPANY Martha W. Buxton Director, Land Acquisition and Forward Planning MWB:lsm 1,8 CHI rI3 Northern California DTvlsion 6601 Owens Drive, Suite 250, Pleasanton, California 94566-9736 (415) 463-2288 • . Revised Submittal 10-13-89 CITY OF 12UGLlt`l PA No, 89_062 1 (~11v1 DI\ir,„nE 7 eAL ASSES•rrIl Es17T FM, IN(ERtM (Pursuant to Public Resources Code Section 21000 et sed.) Based on the project information submitted in Section 1-General Data, the Planning Stof will use Section 3, Initial Study, to determine whether c Negative Declaration or an • Environmental Impact Report is required. . REVISED . • • SECTION 3. INITIAL STUDY - - to be completed by the PLANNING STAFF • PA 89-062 Hansen Hill Ranch T..Map, PD Prezoning, . - Name of Project or Applicant: Annexation. Revised Application eliminating 10 lots within open space designation. A.-• ENVIRONMENTAL SETTING- Description of project site before the project, including information an: topocrcohy; soil stability; plcnti cnd animals;histcriccl, cultural, and scenic aspects; existing structures; cad use of structures See Previous EIR - -- • • Description of surrounding properties, including inFernsctien on: plants cad animals; histcriccl, cultural, cnd scenic aspects; type cad intensity a?lend use;cnd scale or ' development. See Previous EIR, SCH No. 87050527 B. ENVIRONMENTAL IMPACTS - Factual explanations of oil answers except"no"are re-. . quired on attached sheets. . . I • .L-Lt-ElT I • I?P?L S �aT_.r C_ I•IP?Ci J C �`D YES (VI-LN.Zi T‘ rm,,;sitiTZn i 4i M _ r:° 1 . . teat. totcIgIGF 4`� •• zIQIF I� • 1 • 1 — t� t-.1.- I i • 1.0 WA1EA I• l L1 tlyd.olayte Oa h�au \val<o,. ar.Kon ar the,,,oi<r.olio rh<hrLo- X I 109:<b41.14<n7 • 1.2 Goa..l%va,.. W;II II,proj.<r ofl.<r the q..al;y or rl.,e'''s of X 1 I 1.3 a.pih 1•.War,.T,,bl, W;II rh. , of.,..rr..•;i 1.J•a-•,I<ha..,e ih,J-ph X I I • I.! a. •..iq. ...I C. I fo.. W;II1i11..,I<I;.h�mp.J,rrl..e,a .nl J.a,ay,p,.ir.., I X I See I.1 S.J:m•,,...:u. \'I'•II<a+ goer;,..,^.,a"o.eo..�olr;,..,jar,<J;m.ar Previous Y EIR 1.6 F1.4414.y Will there b,,;,1.of lou of la.or p.'p.'y Jo, X . • Tr �TLTS c._,^D._ IMPACT NO 07-.L_I t� YES LIPiv':d.'I:1 to 1 I, l Io 1 IC ► i l H r• • • of io5. . ►� � . 1.7 war„cwlby Dam eltin'eirg water.apply fait to n<,r,tore and I • I I I J federal standard,? X i 1 1 Addresse Will,.pease be ina/eguaroly a3e317.m--:3,ed and I I n previo. • treoted7 X I I I I riR win,ee ei.,„ e,roil to meet local,IS e and I i I • federal X I standards? i • Will ground water suffer conrcunirorion by nnfac I I ' •• • • - seepag.s,intrusion of pelt or polluted,-,er frv6< _ I I • - • adjacent ter Sallies or from another .<n..s.unre_ 'X •• I I I • • oauifer?water _ _ 1 , 2.1 Air Pol!atian Will there 6e generation and dispersion n1 p.;llaront, - I 6y project:doted a.i,hies or -, If',I' - - .I ' - project.rhici will erceod etc,Ire me:i a el.: ,• • •• quality,tardord,? I . 2.2 Wind Alteration Will structure teed terreio9mpeee pre_irrg.ina • I I • no..eo„ing c cnneling ofong< -,-ar • I I I a6orve:ion of,rind no.emenm7 e X l I - • • 3.1 sap< i:y •. Are then potential don;rs related•u urge 1_ es? I 1 1 I X. See. 3.2 Fe-undo:fon Soppart Will there be ri..le to lile or p cr:y;_--._et X I I I 1 I. (Appendix ddxa e. r n of maser als? 3.3 Consolidation Will there Sc.isle n lie or proper Septa.,cE I I I ' i de -on of fou- - m..tn :,? X I •• 3.4 Subsidence Is those risk of etejor ground sc3sie,-•,..r..s.neieted X ' I I I with the p 3.5 Sci_ste A.cn.iry Is there riie of-- ;_ar loss reodtF e frcro earth- I 1 t .l .I X qua e iry: • 3.6 Lig:efec Will the project c, or See o .o_ liqurfoc. o - ) I I • of soils in slopes or andar Foanccsinns? I I I 1 I X 3.7 Eroiroiliry - Will Here S.,•3::anriel loss of soil d-o to can- I I I ,truerian practices? X I 3.3 Per-.<aoiliy Will the permeability of soils atuncjat _ I I 1 I I .. project present d conditions.eles.,e re e. I I 1 I eeleo en of ells? X I 1 I ► 3.9 L;,iqu,a Features . Will any un.aue_<dngkat featuue _e lea _ 1 I I 1 X • • r desteoyed 6y project <tti.,7 , 3.10 Mineral Resources . Are there g<o e_a deposits of pam,t.11 a-... erdol I I I I I value dose to the project? 1 I I ( X 4.0 PUNTS AND ANIMALS • - I I X I I I Addressee J n e re m pee ,pun._ .1 pl.,,,,and Animal Species Are the endangered I I I Are then -rt which ere a in previ_ c:ptroi species impact Iron,humors a ti tty?�,iy • X I I I I EIR - Ses • • , Is ether vagetetion pens 1,the loss of oh--h.mill . I I , deny Food or ha6no to important miid:ire seem7 X Appendix' • Aro thea n :reties of or n ms for which conditions will be by lb.projcet7 X I I • , , • 4,2 V<0eto,i..Conmvniy Type, Arm there ony un uo!populorian,of plant,that;no). I I I I . Ile of to:en:ilk interest? X Arc the,,< .emu, try Pres :eh o I 1 poe arty, ASlu to Vopac I:r. aIry? X 1 1 A,.Iha•<...,jor I,,,,or major r ,that-ill X I I Ira c.:.<.,-It.nl!-tad by rho,"al^ __ , A,,:the,.33:' nnmw..,., - - -'- .I,.:, • of.hi n..ill den -•-pl nr habit i'Ili • 10. e ,. to n,:n1n. , n . -.-. a1'___ X_ L_ s.3 0:..,ity I,11.. s .,,rl I.: ity .r . J await,P, ar'he tIs, -.1,. ,.. rlt.r ... is:•pl.... e.c;CI ptelens. X L ca4a'ru rr -`11.pt _./N OF IMPACT • . NO C. Lrarn rES err :a',.I • I� I I 1 I— . . • 1< 1 , • OI ,j,1101 • • • I • I<, _ S.0 FACILITIES AND 5EPNICc_5 ' 5.1 Educational Facilities • Will projected enrollments adversely affect the•e- • ' • • . [st;ng or p'opased facilities in terms of spacing for •. . all activities,Including elasuca..ns,recreational ,end staffing needs? ' Will the project impoet the pupil/teacher ratio to , as to Impede the learning process? I X • I • I addressE I,the school located such that it presents a hardship. n • • fare portion of the enrollment in terms of travel rime, . .. distance,e.safety ha:a.ds? _ X{ I . preivial_ I. • 1 1 1 ( EIR • - 5.2 Commercial Facilities Will there be an inadequate supply of and ace.,to X I I j ••• Biel foe;lit;es far the project? I I 5.3 Liquid West,Digosol Are provisions for sewage cepaeiy inadequer.for • I I I 1 I ` standards]f the project without exceeding ewGy X. I I I . Will the project be exposed to nuisances and«an I j j j •' wastewater with.osteater treatment plents? X I , t I ' 5.4 Solid Waste Diaoni • Is there inndequare provision for disposal of solid es generated Sy the prnj.C7 _ X I I I • 5.5 Water Supply Is there inodee..ote quantity oe quality of water ( I X I I I • 'sepal),ha meet the need,of:hen project? . . 1 I • 5.6 Storm Water Croinoge Will storm ware:drainage'ea inedrwro to p. .I. I I I • downstream flooding and to racer Federal Stare and I local ster.dond,? - X 1 5.7 Police Will tees project's additional pepuiatien,facilities, I I X 1 I increase - or other features gencrete en inease in police ue j ' createor police hearted? j 5.S Fie Will th projec:'a eddirionel peaulosion,facilities, I. I I or other feer..e,gerorere an increase in fire cervices X I create a fire hazard? I • 5.9 nccrearion Will the project hove inodeesare facilities to meet I I I • the recreational needs of the residents? I X I 1 5.10 Cultural Foc;;it;es Will cultural Tea;tie,be unavailable to the project - I I t residents?. X 1 I I • 6.0 LUNS?C:!TATICN j • 6.1 Transportation Facilities Ar•the traffic dereends on adjacent reads c:.reetly I r • at or aSeve opacity? If not,will the traffic gen- erated Sy the project cause the enieoent roads to 1 See tea;«exceed capacity? i X i Append_ • • • . Are the other han.artorion facilities which serve the I I IlAn project Inodegwra to aeeomm.«ere the p.oi<et'. X ( I - travel demands? i I 6.2'Circulation Cnntliets `ill de,ig, i the project or conditions in the surround- ' I X I accidents• doe trt circulation ofli ? • 6.2 teed Safety end Deign . Will project re dents o m end wars be exposed to increased I I_ I s . occident as:"dun to roadway and street design et lock • • • of/coffin.controls? X • • 7.0 HEALTH • • 7.1 Odor, Will the project be e•pused to er.,en,.ale any inter.,. X • j ( • Address .nlu.,? •I in • 7,2 Crowding and 0.ndy Will the residents and be e•pe.ed I.era-ding or I 1.;,),..d:nsiy:•.their phyueel living env:tonment? X I 1 I previ G'_ 7.3 1,1.A...4e. Will.h.p.nieet 6e e•pnrod 10 or generwe factors slot I FIR • rwty be ean•idered us nuisances? X I 7,t Structural Snf.ry Will drsign end proposed eon vet:en chn:.sus,foil 1 I • to meet sr••re ur.l(Leal Suildi...,end..• X I • I I 11,0 NllliC I 1 '1.1 Nolte l..•1• Will the p.oj. r be e.nuo.r I..•,7e,.,are ed.err, X 1 nulte Level? 1 I • 11.2 V;l rot• • Will she pr ajeut L.eq.us.d ts,vt.rrrd....r nnnoying to 1 1 -I ha...n.7 I I 1 • I X 1 I I 1 I ' . l 1 ' _ e4 ^ • (�t"p T IT ` I:•U ICIS • . 1,T n OF I•PACT • • NO Qait.LETry_ . Yea urt:42:ar;I 1I ►o • • • I� I�IF - olwloi,J 1 • 7.0 COMMUNITY CHA0ACIER I . 7.1 Commw iry Orge loetion . Will the project disrupt an existing set et X oegeniteton,or greops..:thin the«.man:ty? I • • 7.2 F'amegonniy and Diversiy .Will the project change the ehoroerer of the I 1 • community in tens,of diarib. ion r concentration • X • • of income,ethnic,housing`or aye group?. • . . •:9.3 Community Stability and • Will the project be exposed to at generate en • X I • i ( • - Phydcai Conditions _ of poor',ability anJ pt.fsi eI con-Miens? 10.0 visua cuur. • • • . 10.1 yr..., m' Will resident:of the swreund:ng ar be adversely• X' l I 1 See- . affected by vie no of or hem the project? 1 1 1 . Will the project residents be edrer:etyr affected by pendi ' .n of w from the surrounding tam?• X 1 t I ( - !IA". 10.2 Shadows Will the project be exposed too generate excessive X • •I j -I . Sodom? 1 - 11.0 HISTCRIC.bND CULTUeAl. 0ESCLi:C S 1 See • ' . 11.1 Historic end Cultural :v,1 the project involve the de•<raction or auee- . X - revi[ • Resourcescriers of a hater so • • watt the project result in ,elation of a,:aerie' X I I I 1 I I EIR • . . • .. m its ssx environment? Will the project ictrodeco pho.ieol,vieol,eud"ele• elements I I I I 1 cu e. Iota n': . r«:er with _ ieh;aoi< `c r11...Arenoro!ogiml Saes Wa the project nvolve :siren•<•:en or alteration I • 1 :I :I • jand Struetures • of ee archaeological reo-ranee? X I I 1 ., , Will the project result in;solar:en al en er Seealog:cell X ( . • . Wili the reject introduce physical,vie.ol.eu ible - I 1 1 . ' atmos_heti<elements that a in oh octer.with - 1 1 en er ioaalogicel resource or as setting?a X 1 1 12.0 ENERGY • • I I • : • i I 1 12.1 Energy 2e:wiremeet, '' Mn thorn potential prebie-n,nth the st;sply or .• X• 1 l • I • See energy required for the project? t t Previ . Will the-:egy requitement,recced the rapacity . ' I I I • EIR • • ' of the service utility compeer? X 1 I • . • Will these be o net increase in.er.•v u,eJ for the X ( 1 ' project comp projected to the no project alternative? • I 1 12.2 Conservetio,Measures Ooo,the project planning'rat design fan to m 1 ekele I .. 13.0 LANO USE available energy eo,..r. tion m.a.ure,. . t .1 n X • • . I . • • •' 13.1 Site Hazards Oa eanJ;tlom of the site,preposod site development, . I' eendu.g arm cream potentially hereon/oat situ- X I . • or See sn.7 I Previ 13.2 Physical Threw. • Will the project or the surreunding urea create a feeling I.•I af h„x<vr:try o,nf physieol threat ar,ng the resin ots 1 1• I EIR nod usere? X I I • 13.3 Sanitary landfill W;1:the project b-e•pe,ed to erv-t.,,✓dmmnen, I t 1 . air,or ,.tar ,rJ n e...t_ e,pollution x 1 I 1 nth..m . Y u el..Sh a ,n.o,p landfill? 1 1 1 13.4 Water..a,ys Wilt the project oleo.:o r• ing..ter-or throrti — 1' 1;114.y,d,..1.,:ny,d . • ..I.s ...Ore di, I I I 1 1 1 • h.cas`,,.Is.. of...wlgwal:rya st.r lend eta XI 1 1 t ; • ccripars.iT �..IV :IN C 1:1)ACT • • to C LzIM Y.S cr•L,�:as:r 173 r r f ICI ►o olwlota • • < t Is 1 5 • - i - 1 i 1 I I 1 • I I t I _ I I 1 I I I I • I I • • 1 I I I. _ Other En.Lmmmial Gwo�e�rr. .. • -. I .I I Land Use I I I I • • Designation I See Appendix A 1 j • - j j I j I I 1 i I I I. I • I I I I I .I I • • I _ . I 1 I I . I • • C. 'MANDATORY FINDINGS OF SIGNIFICANCE Ci= • (1) Does the project hcve the potential to degrade the . quality of the environment, substantially reduce • the habitat of a fish cr wildlife species, cause c - - fish cr wildlife population to drop below self- • • sustaining levels, threaten to eliminate a plant • • or animal community, reduce the number or restrict • the range of a rare or endangered plant cr animal • . or eliminate important examples of the major periods - • - or California history cr prehistory? • . X • (2) Does the project hove the potential to achieve short- term, to the disadvantage of Iona-term, environmental • • • goals? X (3) Does the project have impacts which are individually •limited but cumulcteivcly considerable? (A project - • may impact on two or more seperote resources where • the impact on each resource is relatively small, but where the effect of the total cF those impacts on the environment is significant.) X (•I) Does the project have environmental effects which will cause sub3tantial adversa effects on human • beings, either directly or indirectly? • X n n . • D. MITIGATION MEASURES-Discussion of the ways to mitigate the significant effects • identified, if any: 1. Widen Dublin Boulevard between Hansen Drive and Silvergate Drive 2. Redesign intersection of Dublin Blvd. and Silvergate Dr. . 3. Grading and fill between the knolls in the southwestern portion of the site shall not exceed 3:1 slopes. See attachment for more detailed dis- cussion O mitigation measures. , E. DETERMINATION-On the basis of this initial evaluation: (NZ The City of Dublih finds that there will not be any significant effect. The per- titular characteristics of this project and the mitigation measures incorporated into the design of the project provide this Factual basis for the finding. A NEGATIVE • • • DECLARATION IS REQUIRED. The City of Dublin finds that the proposed project MAY have a significant effect • on the environment. AN ENVIRONMENTAL IMPACT REPORTIS REQUIRED** Signature and date:— Q�fiC.V 1�� 66 6`Ctti. G�� J, (2,g9 Name end title: . MRUReekl O'NALWTZA+J firer `PLAn/ier • • • • • .l • • • **NOf;i: Whore a project is revised in response to an Initial Study so 'het pW..ritial adverse effects arc mitigated to a point where no significant environmental effects would occur, a • revised Initial Stud will be prepared and a Negative Decimation will be regi red iis'cad of an rti:. /"N APPENDIX A PA 89-062 HANSEN HILL RANCH INITIAL STUDY Water 1.4 Drainage and Channel Form 1.6 Flooding 1.5 Sedimentation The issues of increased flows and flow velocities in Martin Canyon Creek and erosion during construction from roof and lot drainage are addressed in the previous EIR prepared for the Hansen Hill Ranch project City Council certified February 27, 1989. Mitigation includes requirements for detention basins, drop structures, rip-rap, maintenance and repair, erosion and sediment control plan. Air 2.1 Air Qaulity The issues related to air quality and air pollutants generated during construction and from project vehicles are addressed in the previous EIR prepared for the Hansen Hill Ranch project. Mitigation requires sprinkling the site with water during grading, and implementation of traffic mitigation. 3.0 Earth Issues related to geology, soils and topography are addressed in the previous EIR prepared for the Hansen.Hill Ranch and include mitigation measures to reduce impacts to an acceptable level. Mitigation requires repair of slides, reduction of grading, avoidance of cut slopes greater than 2:1, and landscaping with native vegetation. The Applicant's Tentative Map and Planned Development request proposes filling between the two knolls in the south western portion of the site. The Applicant's submittal includes a preliminary geotechnical investigation and geologic recommendation for treatment of the slide area. The tentative map proposes 3:1 slopes in the knoll area and complete repair of some landslide areas, and partial and no repair of other slides on site. The tentative map conditions of approval will include requirements of a third party (City approved) geologist review of the Applicant's geologist recommendation for treatment of the soils. 4.0 Plants and Animals The previous EIR prepared for the Hansen Ranch site addresses the impacts related to the oak and bay woodlands and riparian habitat areas and includes mitigation measures to reduce and minimize the impacts. Mitigation requires revegetation of cut and fill along with native trees, shrubs, and grasses; requires minimized grading for roads through open space areas. Conditions of - 1 - L i \ ' approval for the tentative map will require tree size, location, protection and grading study prior to issuance of grading permits and will require temporary fencing during construction for protection of those areas most intended for grading. 5.0 Facilities and Services Issues are addressed and mitigation measures are included in the previous EIR prepared for the Hansen Hill Ranch project (City Council certified February 27, 1989) relating to fire, police, schools, solid waste, wastewater, gas, electricity, communication, water, parks and general City of Dublin services. 6.0 Transportation The previous EIR prepared for the Hansen Hill Ranch General Plan Amendment addressed traffic and circulation impacts for Silvergate Drive, San Ramon Road and Dublin Boulevard, and included mitigation measures requiring 1) widening of Dublin Boulevard/San Ramon Road intersection, 2) encouraging use of Dublin Boulevard, and 3) creating an alternative access road through the Valley Christian Center site. The previous EIR addresses cumulative impacts based upon existing and cumulative development projects known at the time of the study. The EIR does not address the cumulative impacts associated with development of the Western Extended Planning area (West Dublin GPA). Since completion of the EIR, substantial new information has become available. The planning application for the West Dublin GPA Study was submitted on November 28, 1988, with a modification submitted on August 14, 1989 to include the Cronin property. A total of 4443 residential units are proposed. Nor did the previous EIR address the traffic impacts of a specific project of the density of the proposed project. Although the EIR identifies the best way to encourage the use of Dublin Boulevard as locating an alternate access road as far east as possible, it does not specifically address the issue of redesigning the intersection at Dublin Boulevard and Silvergate Drive as a more effective way to encourage and direct traffic to use Dublin Boulevard instead of Silvergate Drive. Additionally, the EIR does not address the adverse impact on the safety of the existing Dublin Boulevard/Silvergate Drive intersection design. Additional study (see TJKM Memo dated 9/27/89 and letter from Santina & Thompson cost estimate dated 9/27/89) indicates that the cumulative effect of the Hansen Hill Ranch project PA 89-062, Donlan Canyon project and the West Dublin project would result in adverse traffic conditions on Dublin Boulevard east of Silvergate Drive with this section becoming LOS E when the West Dublin project is 84% built and occupied. Measures identified in the Study to mitigate the significant adverse impacts of the development, requires widening Dublin Boulevard between Silvergate Drive and Hansen Drive to four lanes and the restriping of Dublin Boulevard between Hansen Drive and Donlan Way (the portion of Dublin Boulevard between Hansen Drive and Donlan Way is currently wide enough to accommodate four lanes). The Study indicates that based upon project traffic volume, the percent share of the improvements for the Hansen Hill project is 23.7%. - 2 - The Study also identifies a need to redesign the intersection of Dublin Boulevard and Silvergate Drive. The redesign would make Dublin Boulevard the main through route at the intersection and Silvergate Drive would be the side street controlled by a stop sign. The redesign is necessary to accommodate the increased traffic volumes from either Hansen Hill Ranch or Donlan Canyon in order to improve the operating characteristics of the intersection, including safety. Based upon the project traffic volume the percent share of improvement for Hansen Hill Project is 24.2%. The Applicant, Bren Company, has agreed to incorporate the necessary mitigation into the project as identified in the TJKM Study (see Bren Co. letter dated received October 18, 1989). 7.0 Health 8.0 Noise 9.0 Community Character 11.0 Historic and Cultural Resources 12.0 Energy 13.0 Land Use These issues are addressed in the previous EIR prepared for the Hansen Hill Ranch GPA. 10.0 Visual Quality This item was addressed in the previous EIR prepared for the Hansen Hill Ranch GPA project. The EIR, however, did not address the possible visual impacts associated with the filling between the knolls in the southwestern portion of the site. The visual quality of the site will be impacted for the short term during grading and construction. However, the prior EIR includes mitigation requiring revegetation of cut and fill areas with native vegetation. The fill area between the two knolls will substantially conform to 3:1 slopes as proposed by the Applicant, and will be revegetated with native vegetation to achieve a natural appearance subject to Public Works Director approval. FILE copy MEMORANDUM DATE: September 27,1989 RECEIVED TO: Maureen O'Halloran SEP 2 71989 FROM: Michelle DeRobertis DUBLIN PLANNING SUBJECT: PA 89-062 Hansen Hill Ranch-Update of Traffic Impacts to Dublin Boulevard Due to Most Current Proposals for Hansen Hill Ranch and Donlan Canyon At your request,this memo presents an update of the impacts of the Hansen Hill Ranch and Donlan Canyon projects and other potential developments on the intersection of Dublin Boulevard/Silvergate Drive and on Dublin Boulevard between Hansen Drive and Silvergate Drive. The current proposal for Hansen Hill Ranch is 190 single-family dwelling units. The current proposal for Donlan Canyon is for 17 single-family dwelling units with access through the Hansen Hill Ranch property and 300 apartment units with access directly to Dublin Boulevard. In addition to the Hansen Hill Ranch and Donlan Canyon projects, there is a proposal for the West Dublin Hills for a total of 4,443 dwelling units(d.u.). (The Cronin parcel is included in the West Dublin totals,and is assumed to have 143 d.u.) The majority of this traffic would use the I-580 Eden Canyon interchange or the proposed I-580/Schaefer Road interchange. However,since Dublin Boulevard would be extended westerly to Shaefer Road, a portion of the traffic generated by this project would use Dublin Boulevard between Silvergate Drive and Hansen Lane. The future daily traffic volumes on Dublin Boulevard east of Silvergate Drive with existing plus Hansen Ranch plus Donlon Canyon traffic would be 7,249 vehicles per day (vpd), which would be Level of Service (LOS) C. LOS C is an acceptable condition for collectors and minor arterials. If the proposed development in West Dublin is approved and developed as described,the future daily traffic volumes on Dublin Boulevard east of Silvergate Drive would be 9,454 vpd, which would be. LOS E, which is considered a significant impact. (Although LOS E is clearly an unacceptable condition,it is desirable for collectors and minor arterials to remain at LOS C or better; therefore, mitigation for Dublin Boulevard east of Silvergate is recommended when conditions become LOS D.) Therefore, although the existing Dublin Boulevard would suffice for existing plus Hansen Ranch plus Donlan Canyon traffic only,the cumulative effect of the Hansen Ranch project,the Donlan Canyon project and the West Dublin project would result in adverse traffic conditions on Dublin Boulevard east of Silvergate Drive where it is currently a two-lane section, 4637 Chabot Drive,Suite 214,Pleasanton,California 94566•(415)463-0611 PLEASANTON•SACRAMENTO•FRESNO•CONCORD , Maureen O'Halloran -2- September 27,1989 Dn+� i.e.between Silvergate Drive and Hansen Inane. It would become LOS D when the West Dublin Project is 38 percent built and occupied and would become LOS E when the West Dublin Project is 84 percent built and occupied. To mitigate the significant adverse impacts of the development of these three projects, this section of Dublin Boulevard would need„taa widened to have four lanes. (In addition,Dublin Boulevard between Hansen ` `and Donlon Way would require re-striping to have four through lanes; it is presently wide enough to accommodate four lanes). The daily traffic volumes on Dublin Boulevard east of Silvergate Drive and the relative percent shares of the three future projects are presented below. Two percent shares are presented. The first is the project's percent share of all new traffic including the cumulative projects approved prior to Hansen Ranch. The second is the relative percent of only the three projects under consideration in this memo: Hansen Ranch,Donlon Canyon and West Dublin. The latter percent may be appropriate to use to determine the cost shares since the cumulative projects approved prior to Hansen Ranch have already contributed funds to other improvements which will benefit the three new projects as well. Traffic Volume on Percent Share Percent Share Dublin Boulevard of all of three Source e/o Silvergate Drive New Traffic New Proiects 1988 existing 3,840 vpd - - Cumulative 493 vpd 8.8 - (Approved prior to Hansen Ranch) Hansen Ranch 1,214 vpd 21.6 23.7 (190 Single-Family Dwelling Units) Donlan Canyon 1,702 vpd 30.3 33.2 (300 apts.+ 17 Single-Family Dwelling Units) West Dublin 2,205 vpd 39.3 43.1 TOTAL 9,454 vpd 100.0 100.0 vpd=vehicles per day FILE CITY r'1 Maureen O'Halloran -3- September 27,1989 The intersection of Dublin Boulevard/Silvergate Drive would also need to be redesigned to accommodate the increased traffic volumes from any of these three projects. If the intersection remains as is,the future traffic volumes generated by any of the three projects would cause a significant adverse impact on its operating characteristics. The recommended redesign,previously submitted to the City,would make Dublin Boulevard the main through route at the intersection,and Silvergate Drive would be the side street controlled by a STOP sign. Based on our professional judgment, this would improve the operating characteristics of the intersection including safety, which cannot be measured quantitatively, rather than the capacity per se. This redesign would be necessary with Hansen Ranch and/or Donlan Canyon traffic only, i.e.even without the West Dublin project,although the West Dublin project would be a prime beneficiary of the improvement as well. The peak hour traffic volumes at the intersection of Dublin Boulevard/Silvergate Drive and the relative percent shares of the three future projects are presented below. Traffic Volume at Percent Share Dublin Boulevard/ Percent Share of three Source Silvergate Drive of New Traffic New Projects 11/86 existing 286 vph - - Cumulative 185 vph 27.0 - (Approved prior to Hansen Ranch) Hansen Ranch 121 vph 17.6 24.2 (190 Single-Family Dwelling Units) Donlan Canyon 160 vph 23.3 31.9 (300 apts.+ 17 Single-Family Dwelling Units) West Dublin 220 vph 32.1 43.9 TOTAL 972 vph 100.0 100.0 vph=vehicles per hour If you have any questions,please give me or Chris a call. F 1 L E COPY mah 157-001 tiL E enD Y. • 1. I {1 =-•!.. ' ? it 4C > y� I. > ♦ r\ .• f,.S`7(\• �: fir,• 1r + sue e 1 l 7 4}'� Fia 1 - i . .tit''-: 4 ' ''' S 4 !.a I. Nte. �\ �� • 1 4 - IT - ‘,g1/W \ C1 . ' • \\ ' -:''''.1 "Ipp - N 1 , A ,,, _ , ,..--- „....... ,., .. kvf..1 0,._ �__� ti 01d I. ell41 tee. , , ), ' \.::,,,,,,i,-').7:-.-- r- ., k , i \1 --_ ••i , , i Ii I f •'! f 4,'qLr tri 1 J \\ ! i. t /YI , ".—..--._ i I _h �}ice, . yl �,1 \ ��FIFIFI , .f \. 4 s' 1 '•• -bi,..2. iiv, 8* 4,,,,,,,,f4.4' .•••,, • • 1 v I Iii Il, :y, �� P, , I , T1 Lt of `+r ++ • • CITY OF DUBLIN bevAlopment Services . ianning/Zoning 829-4916 P.O.Box 2340 —gilding&Safety 829-0822 - Dublin,CA 94568 Engineering/Public Works 829-4927 NEGATIVE DECLARATION MITIGATED NEGATIVE DECLARATION FOR: -PAs89-062Hansen Hill/Bren Co. Tentative Map, PD Prezoning, and Annexation (Pursuant to Public Resources Code Section 21000, et seq.) LOCATION: West of Silvergate Drive, north of Hansen Drive, south of Winding Trail (APN 941-110-1-9 and 941-110-2) PROPONENT: Bren Co. 6601 Owens Drive, Suite 250 Pleasanton, CA 94566-9736 DESCRIPTION: Tentative Map, PD Prezoning and Annexation request. The Applicant is proposing a subdivision, a PD Prezoning and Annexation of 147 acres, for 180 single-family lots on approximately 51 acres and approximately 96 acres of open space. FINDINGS: The project will not have a significant effect on the environment in that mitigation measures will be incorporated into the project to reduce the impacts to an acceptable level. INITIAL STUDY: An initial study for the project was completed on 10/23/89 referring to the prior EIR certified by the City Council February 27, 1989 SCH No. 87050527 and determining mitigation necessary to reduce the cumulative impacts on traffic and reduce visual impacts of grading/filling between the knoll area was included in the project. MITIGATION MEASURES: See Appendix A attached PREPARATION: This Mitigated Negative Declaration was prepared by the City of Dublin Planning Staff, (415) 829-4916. SIGNATURE: JA DATE: 10/26/89 Laurence L. Tong, Plannin ector M►t,o4teq • 7w.,mi•p APPENDIX A MITIGATION FOR NEGATIVE DECLARATION PA 89-062 Hansen Hill/Bren Co. Tentative Map, PD Prezoning and Annexation Mitigation measures included in project to eliminate impacts or reduce impacts to a level of insignificance. A. Traffic/Transportation 1. The Applicant/Developer/Property Owner will contribute the projects percent share for the improvements to widen Dublin Boulevard between Silvergate Drive and Hansen Drive to four lanes and restripe Dublin Boulevard between Hansen Drive and Donlan Way based upon project related traffic volume on Dublin Boulevard east of Silvergate Drive the projects share is 23.7%. 2. The Applicant/Developer/Property Owner shall contribute the projects percent share for the redesign of the Dublin Boulevard/ Silvergate Drive intersection to make Dublin Boulevard a through route at the intersection and have Silvergate Drive controlled by a "Stop" sign. Based upon project related traffic volume at Dublin Boulevard/Silvergate Drive, the projects share is 24.2%. B. Visual Quality 1. The fill area between the two knolls in the southwestern portion of the project site will be graded to substantially conform to 3:1 slopes with natural appearing contours subject to the Public Works Director approval. 11883 Dublin Blvd. Suite A-140 Dublin,CA 94568 (415)828-4549 VALLEY cxrisnAN July 24, 1989 ) 11 I� Mr. Laurence L. Tong CENTER City of Dublin 6500 Dublin Blvd. Dublin, CA 94568 Dear Larry: This letter is to reiterate a point made earlier during our conversation relative to grading pads on our property in conjunction with development of Hansen Hills Ranch. Valley Christian Center understands and acknow- ledges the fact that issuance of a grading permit for the proposed pads on our property does not imply future land use approval. Such a decision would be made during the normal course of events following a specific land use application. Very truly yours, Ward Tanneberg Senior Pastor WT: ll At� C �� rE 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 Exhibit A, 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/11-6-89] - 1 - EXHIBIT ue 'Dec 9 (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, 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/11-6-89] - 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 6th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [reso2/moh:ga/11-6-89] - 3 - 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 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 6th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [reso4/moh:ga/11-4-89] - 1 - EXHIBr1on��n, �� _ _ .r�.. fro .. 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/11-4-89] - 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 a noticed public hearing to consider the request on November 6, 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 development of production and custom single-family [reso3/moh:ga/11-6-89] EXHIBIT_a beve�opm-A 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). 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. [reso3/moh:ga/11-6-89] - 2 - 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 requirements of the Dublin Zoning Ordinance shall be applied to development within this PD District. [reso3/moh:ga/11-6-89] - 3 - 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 Requirements (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/11-6-89] - 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 6th day of November, 1989 AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [reso3/moh:ga/11-6-89] - 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. ATTACHMENTC ( . 0 - # _ 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 hermit. 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. 62! 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. n 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 shall 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 3/8 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 nnr*+^^ ^F }"- • - ATTACHMENTe-3 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 ISO 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/B 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 a noticed public hearing to consider the request on November 6, 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 City regulations, 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/11-6-89] - 1 EXHIBIT V Mi,„ 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/11-6-89] - 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/11-6-89] - 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/11-6-89] - 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/11-6-89) - 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/11-6-89] - 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. 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. The Applicant/Developer shall construct a turnaround at the end of Martin Canyon Road. The developer will not be required to obtain any additional right-of-way that may be necessary. 47. 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. [resol/Moh:ga/11-6-89] - 7 - 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 for the widening of the existing Dublin Boulevard roadway, 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. 49. 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. 50. 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 51. 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. 52. 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. 53. Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals. The system shall be designed as acceptable to DSRSD. 54. All utilities to and within the project shall be under grounded. WATER 55. 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. [resol/Moh:ga/11-6-89] - 8 - 56. 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 groundwater protection ordinances. Zone 7 should be contacted for additional information. 57. 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. 58. The Applicant/Developer shall submit plans for all DSRSD facilities within the project to DSRSD for review and approval. 59. 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. 60. Prior to issuance of grading permits, the Applicant/ Developer shall submit to the City of Dublin Planning Director proof that Conditions #57, 58 and 59 have been met. EASEMENTS 61. 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. 62. 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. 63. 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. 64. 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 [resol/Moh:ga/11-6-89] - 9 - 65. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving and utilities, must be constructed in accordance with approved standards and/or plans subject to approval of the Public Works Director. 66. 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. 67. 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. 68. 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. 69. 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 [resol/Moh:ga/11-6-89] - 10 - ground surface elevations, as-graded ground surface elevations, lot drainage, and 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 70. 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). 71. The offer of dedication of "B" Street shall be separate from the other offers of dedication. 72. The offer of dedication of "C" Street shall be separate from the other offers of dedication. 73. All street dedications shall include working easements for slopes. OPEN SPACE/COMMON AREAS/LANDSCAPING 74. 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. 75. All building pad elevations shall be above the 100-year water surface level for Martin Canyon Creek. 76. 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 [resol/Moh:ga/11-6-89] - 11 - encroach within this setback area and potential purchasers of the lots shall be made aware that the City has the right to remove, and not replace, any improvements that are constructed within the easement area. 77. All common area landscaping, landscaped medians, and open space shall be maintained by the Homeowner's Association. 78. 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). 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. 79. 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. 80. 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. 81. 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 82. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. The developer shall Cresol/Moh:ga/11-6-89] - 12 - be responsible for corrective measures at no expense to the City of Dublin. 83. 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. 84. Areas undergoing grading and all other construction activities shall be watered or other dust-palliative measures used to prevent dust, as conditions warrant. ARCHAEOLOGY 85. 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 86. 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. 87. 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 88. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 89. 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. 90. This property shall be annexed to the Street Lighting Maintenance Assessment District No. 83-1. 91. All construction traffic may be subject to specific routing as determined by the Public Works Director. 92. The Developer shall provide unit address information to the satisfaction of DRFA, U.S. Postal Services, and City of Dublin Planning Department. [resol/Moh:ga/11-6-89] - 13 - 93. 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. 94. 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. 95. Prior to release of occupancy of each dwelling, the Developer/Applicant shall submit a qualified radon test meeting the EPA's radon measurement proficiency program, subject to approval of the City Building Official. PASSED, APPROVED AND ADOPTED this 6th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director [resol/Moh:ga/11-6-89] - 14 - CITY OF DUBLIN 100 Civic Plaza (415) 833-6630 Dublin CA 94568 In order to assist Applicants in the preparation of Subdivision Plans (Tentative Maps and Parcel Maps) , the City of Dublin has prepared the following list of Subdivision Conditions of Approval that have typically been applied to subdivisions. This list should not be considered all-inclusive. This list should be used as a guide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of Subdivision plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR SUBDIVISIONS ARCHAEOLOGY: 1. 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. BONDS: 2. 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 shall be installed and established. 3. An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Public Works Director/City Engineer 4. Grading of the subject property must conform with the approved Grading Plan and the recommendations of the soils engineer to the satisfaction of the Public Works Director/City Engineer. 5. The following shall have been submitted to the Public Works Director/City Engineer : Rev: 5/17/89 ITC) • ATIAGIIMENTbtI) /'1 a. An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. b. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. c. A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 6. Performance, labor, and material securities to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping, shall be provided and approved by the Public Works Director/City Engineer prior to approval of the Final Map. CREEK: 7. Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two- horizontal-to-one-vertical slope begun at the toe of the slope in the Creek (whichever is more restrictive.) DRAINAGE: 8. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being picked up by an approved drainage system. 9. Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. 10. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. 11. Under-sidewalk drains shall be provided to allow on-site drainage to be tied in, should the need arise. DEBRIS: 12. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. Subdivider shall be responsible for corrective measures at no expense to City of Dublin. DUST: 13. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-pallative measures may be used, to prevent dust, as conditions warrant or as directed by the Public Works Official. 14. Dust control measures, as approved by the Public Works Director/City Engineer shall be followed at all times during grading and construction operations. - 2 - Rev: 5/17/89 EASEMENTS: 15. The land divider shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the land division. Copies of the easements and/or rights-of-entry shall be in written form and be furnished to the Public Works Director/City Engineer. 16. Existing and proposed access and utility easements shall be submitted for review and approval by the Public Works Director/City Engineer prior to Final Map approval. These easements shall allow for practical vehicular and utility service access for all lots. EROSION: 17. Prior to any grading of the site, and in any case prior to filing a Final Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post- construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Public Works Director/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall attempt to insure that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP: 18. Prior to filing the Final Map, 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 approved bythe Public Works Director/City Engineer. FIRE: 19. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 20. 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 of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Public Works Director/City Engineer and Dublin San Ramon Services District. 21. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. - 3 - Rev: 5/17/89 n n FLOOD CONTROL: 22. Comply with Alameda County Flood Control District requirements. 23. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation be above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. FRONTAGE IMPROVEMENTS: 24. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. FUTURE CONFORMANCE: 25. The design and improvements of the Tract shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design and storm drainage facilities inside and outside the Tract, grading of lots, the boundaries of the Tract, and shall show compliance with City standards for roadways. GRADING: 26. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No cut or fill slopes shall exceed 2:1, unless approved by the project's Soils Engineer and reviewed and approved by the Public Works Director/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation, where visible from public areas, in order to create or maintain a natural appearance. 27. 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, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. 28. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Public Works Director/City Engineer 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 final subdivision map requirements shall be arranged with the Public Works Director/City Engineer. - 4 - Rev: 5/17/89 n 29. If grading is commenced prior to filing the Final Map, a surety or guarantee, as determined suitable by the Public Works Director/City Engineer, shall be filed with the City of Dublin to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 30. Any grading on adjacent properties will require written approval of those property owners affected. 31. Street grades shall be no more than 12% maximum, with 6% grades at intersections, unless otherwise approved by the Public Works Director/City Engineer. 32. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the Public Works Official. 33. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the Public Works Director/City Engineer. 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. HANDICAPPED ACCESS: 34. Handicapped ramps and parking shall be provided as required by State of California Title 24. IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 35. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." 36. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving, and utilities, must be constructed in accordance with approved standards and/or plans. 37. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 38. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Public Works Director/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 39. 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 cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subidvision Improvement Agreement. - 5 - Rev: 5/17/89 MAINTENANCE OF COMMON AREA: 40. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, depending upon how maintenance is to be handled. MISCELLANEOUS: 41. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1"n 400-ft. scale, and 1"— 200-ft. scale for City mapping purposes. 42. The subdivider/developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. NOISE: 43. Construction and grading operations shall be limited to weekdays (Monday through Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in writing by the Public Works Director/City Engineer. PARKLAND DEDICATION: 44. The subdivider shall dedicate land or pay fees in lieu of park dedication to the City of Dublin as is required by the Subdivision Ordinance. PUBLIC IMPROVEMENTS: 45. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. STREETS: 46. The street surfacing shall be asphalt concrete paving. The Public Works Director/City Engineer shall review the project's Soils Engineer's structural pavement 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/City Engineer. The Developer'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. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. 47. An encroachment permit shall be secured from the Public Works Director/City Engineer for any work done within the public right-of-way, where this work is not covered under the Subdivision Improvement plans. - 6 - Rev: 5/17/89 a l\ STREET LIGHTS: 48. Install street light standards and luminaries of the design, spacing, and locations, approved by the Public Works Director/City Engineer. STREET SIGNS: 49. The subdivider shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. STREET TREES: 50. Street trees, of at least a 15-gallon size, shall be planted at the minimum ratio of two trees per lot 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 shall be provided with root shields. TITLE: 51. A current title report and copies of the recorded deeds of all parties having any record title interest in the property to be divided and, if necessary, copies of deeds for adjoining properties and easements, thereto, shall be submitted at the time of submission of the Final Subdivision Map for the Public Works Director/City Engineer. UTILITIES: 52. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot 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. 53. Prior to the filing the Final Map, the subdivider shall furnish the Public Works Director/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 54. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. WATER: 55. 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. 7 - Rev: 5/17/89 56. 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 groundwater protection ordinances. Zone 7 should be contacted (at 443-9300) for additional information. ZONING: 57. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. - 8 Rev: 5/17/89 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 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 6th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [reso5/moh:ga/11-6-89] - 1 - EXHIBIT 6 Nat iltltWit' p//e LAi S i' „ a l ...LI) o• 1 149 ing o .r 1 ,a C' t/) at HAN oim h AThU v SHEET INDEX t 1» //, i� # L-1 ILLUSTRATIVE OVERALL LANDSCAPE PLAN V D li C! �pO O� L-2 PRELIMINARY LANDSCAPE PLAN t+y • I L-3 PRELIMINARY LANDSCAPE PLAN li .. L-4 PRELIMINARY LANDSCAPE PLAN M%fi'.�,,; p b �� L-5 PRELIMINARY LANDSCAPE PLAN L-6 PRELIMINARY LANDSCAPE PLAN Ny L-7 PRELIMINARY LANDSCAPE PLAN L-8 PRELIMINARY ENTRY LANDSCAPE DEVELOPMENT PLAN 6601 Owens Drive,Suite 250 L-9 PRELIMINARY ENTRY LANDSCAPE DEVELOPMENT ELEVATION L-10 LANDSCAPE IMAGE STUDIES 1; ;•`.4 ` Pleasanton,CA 94566 L-11 LANDSCAPE IMAGE STUDIES (415)463-2288 L-12 TYPICAL FRONT YARD LANDSCAPE PLAN L-13 UNIT TYPE LAYOUT L-14 LOT PROTOTYPES L-15 FENCING CHARACTER STUDIES IMINIMI I DESIGN v410Witigilimi 11 LANDSCAPE ARCHITECT i David L Gates&Associates 2440 Tassajara Lane Danville CA 94526 Tel:(415)837-8176 ARCHITECT Shleppey Hezmalhalch Associates,Inc. 16715 Von Karman,Suite 220 Irvine,CA 92714 _Tel:(714)250-0607 f CIVIL ENGINEER Brian Kangas Faulk 2930 Camino Diablo, Suite 100 . Walnut Creek,CA 94596 Tel:(415)937-6202 • ,/ /- 1 Sis \f' i r, ...fla •17,j) n, 1 -,t s'sy. / •\--, AR ..51 1:7:-:‘' II ...N.V- ; - V '1. \ ill—91 s". 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Vip FIVE JUN 3 01989 • P JN"• • ftfiji4 g ir mr4 F,f., I=.i I 1 I s �'1 8 g M:g-i " =' D :k • - h. N.40 t. :,,.: :: 1, ..1 : �� EE H • d 1 i n1 I .r.y• • :.ii F. ::GATES::: a -IDIOMS.WIG •.•.•. - ..• 1r7/ .---` y. �� o •� Dw VIDL OATESI ASSOC1Ali3 ;Y. I'J (u'. LANDSCAPE AICNITECIUEI . � "� I �' \ ��SC/// �\ _ft. aft LAND'NANNING•Ule.n DESIGN ,,, "y' ITt •I.� .Y •a • •1„�. KU '', Er.* wru. .r .. 3410 rAAAA IAEA LAME .w � eL = >` .•) ODafiluEloEulb cm,Po.. •o. ... 11 -v DAWDLE-CA.41.•PIS.l.17•WM • I��l I I IEIDDisciDur •..-.�.� I�fI • w+.e '4`� •.. .__[.-1.` E•,N. ! Ltd.� ` ._ :z_. ..a.. 1 ►- • t1giLn'-,�,, ry�,��s�'[�_,., '1 -SECTION IF 1 SECTON W'..'A.,CkulN.catt _HANSEN HANSEN HILL ROAD-TYPICAL STREET SECTION - CRI• If/AI I STREET _ _ _ - gCCWAiilf - - -.' V4 ■ DISC:TnYL 15S D LIST 1 7 E 1 i 2 .I MS(.'i t P'§itW yl,./1,,,,- •`• i Fi i I 1 I I i i -- 1 1 i i- t.'.it E 1 ill ..........• • ti, II -4.4..fgjar :1441. f . ,,. ..-.-. • 4.14:r •' .... �; N * , lam' IA_1( .. �.I. 1. SEC iqN .. I RAN LANDSCAPE ZONE SS UNBUIIT R.O W _ OPEN SPACE ACCESS DRIVE iii "" ---- i-ID' NO SCALE • [ANDSCAPEIMAGE SSDAOSIED ARE t z I�m,E: STUDIES _ _ 3 ei-A., • . ._, ' j---r , We's:// l'+'. -7 .--7:?u_ . ,....,„__ . ,.... ..., 0. • _ --4-t.., i . ..._ 4,.., , .... _ _ _, „ _,,-,„, 4,.... „ -,.., ,__.,,,c__ _,f,..,-. H • li ft,.. 1 .mil eti' \\ -- SOS HA �\. ♦F M.A •M 'ZJy•'llyE-�' — •E4 WI.IAA• PLAN 'E'MOOis.•.A If wA e yr.. Ala •_i` ; r {_ i. —LL�$CAPE ZONE.k UNBOLT R.o.w. MCI: .'.. .. ..1 NO SCALE EIREJJlFFER ZONE vr•r- 1 t08 - a 4w n t 50 ! : an 7 sk , ,. 1 s ..., ,,, ;r1 Ap t • .,! , etta , ,,_ rsq ►fit r: '' a ; : AlliW ► — -_=_ _ ha g c e i 2. I I 1. I I s� - -may :mow, , ie i IR) v:,..0' 'ow iltir-* rpm y PAW seri' — = — = jI! n 1 11 s 't" ' (' o .AAtc, .A P""` '.,--. -' -•- --- - - -------... to ' '' � 014. - __ = t 5 I AI � I , r a ! _ JIII �C III • E ii W �� : 6rlitpe III Yr�rSr II / , s roar'l .ot,,......,,,____ ...... ! 17 '41- .414IZEgur r e,o-_�` III i �BI, - _ 'I r. k II 1 RECEIVED 1 JUc•1 3 0 1939 t ' I .. 1 ' s f DUBLIN r NE IRG • �� g n;It � I � � I � i � r �i t j z F5=<' l n . '',7 - -- - '- ' li'fv, ey -'\ > /:• Alf..):' ,t •• u I lei 1q /// I ,1,, ! I1 ;// s &' \\\\\ICI r�\\:..\ i\c,.\\ \ \, _-_,_ • ,' I !,,j',//i /i',!,,,,,,11 / i. .)\ \ loc�\• \1\��% 1r\\\ .. ^ ,/iii/i ,iff,/ -.; . t,i ((/` • ) I 1' ,1 F C;a1 ,(. 4 IIi 1I 1i\i\\cZ = _ /fin 7, i It^ ,l 00 111t\ III 1 1'1 )1 1 10 i i , %/i/1 1't/4 i ' 1 1 1 .1 1 i 1 I F 1 / ! i l� • ♦ / /. G','", 1 •„--..<5 ;t.../,' i -.sm. , - . ....•44,, , //f/ (c-! ,/,',-0/ ',\ • -/\ t iz• / • 11 , f �/:- - / /1 / a `1l fill! ( ` — %=i . : .//k// %/ .�.. r \•\\ ' /// • ' / Ill\V l'. -x---;\ -61.,N‘-‘ \\\s, \ --=-:.!.:0- Qr) ,/ ///, • fil.711 0,5 1' 1 'k •^} ,\.`\ \I ) • u,l %. `'• ,1�T\?.i' • `1. 1 I — r Li +i 'CJ 1 LI v VI 2 2 2 2 °tZ:*1. $ 1II,1: ) C4i \�.), r r Q°r 1., 7i1� { 5 5 O O 00 s •) ('� RECAIIMEn v> x a • • • • r r iriitl g( a: `; .. .F.,.., > : / w ^ 1I i a . - - - • - .." • • . • e t VI nen. al outdate,toe epee.mead twice with 0 ••:GATES::: the lopooteony We'Oat*&eche " lit e 0•141ine . . IA the ueo of ee..In th•reoftenc. . .al.t..e..trnir...d;jcn..o.,••••• C ; f.• i ••• •• . rail 10.nIn • w ..• Alli 47,-) ..t•.; •"•: ..... .-' :••. MI t I ir_.... ...... wa e __ tlrt.. ..; . _7____4, tilL.141:141. i.P.: ..•:: .ti;.,.. ::. c...7„.r...;DC)." .i, .9. Mar r.... • e ' - 'O,;(.... ...At .& .1, ••• i 1' t--- is I •Ilit ...211.• r( -.11 14,112-7••.,,We.6-4010— Aiee!... e Cie k, I I] .., 4 .' .. kji,iil -... ocot land...treatment -,' ..' 'IIMMilale ' . :7).7' ,1-...Nould be humors°. VP • 0.11.411 I 11.01461.t off natural setting end •••:•10•P• CC •I ' • Ili •.. 0•VIDL°ATM ASSOOM113 1•14014C•el ••CM1,11Clal, 11011°‘ --".'1.: -Cid111.1111111.111ir we. _ -he g • , , I 1. 1 — 'time= 4k,•110,. i".:• - eziellog billefe• C l000'LAMMING•UNCAP.CMG.. 1440 AAAAA JAI"1•01. d . " -• 4111.. , 0Ahvitte•CA ta13•••t1•SZY•WI 1 eetairing well 90ag•r",”....• P.a.,*aelatliso lre••eil IC • i 10'Moller unite...l ow ages Ow°.••tbacis =EN h , - a or pieties.c.o.,. . MI'.. . i .1 - op lasing•Ifeie --ls • LT:e:•e• 2°••^Itotm PROTOTYPE A PROTOTYPE B III _, I . . .ALV 1 1 1 1 . ..-.. _PRODUCTION LOT-NO WALLS __PROOUCTION LOT W/SIDE-REAR WALLS AND DECKS _ _ ... • li A E-: almo NO SCALE NO SCALE • Daln,Cailiceyie I ....... -.,-1111 - i Or.M0.0.0 In I.. ( -- . COZARY PROTOTYPE C , Med..lantle.pe WOW CUSTOM LOT - NO SCALE ' ottce of fool ebuied arn0 contours Of bille --• ' • Wag.masa.0.trim 0 rese•C• — *sal intro*of bad,. . - cMcra anal mate-let abet.ar•berrsonioue_sr/Me nalm'al aotting a.oirms • __feraidencee 00010 0.Magog 1 . . ------- . -,4,----- -eijOasi -.'...-- -- • . • _ . --- .4...,..= 4*--s•bg acre..fill flacti elruCtie•-mas 10.Ce deck. ••-1. --PL''''- •grade ehouid not exceod 11'-fr ea..al fOoreletione . __ ' ... and pony wan with leol•capone - _ mop beeed•ere to maleh changes fis rade SECTION CUSTOM LOT-PROTOTYPE C . • — -••- . __ .____ NO SCALE . _ — - — LOT PROTOTYPES . _ .______,..4•.• zo•MN, 1.6111N 1•Ni ( I - Ni Min trypiCal •elairini mil • eff den `---4 rem°,ea. r—re' ON wen with Woo. ---• •-'-e-..31 .---i.. xo 1 7-107011:0:re"•Ty2fre." .. :thy=wall be rap/Vow...I a I I _ . • Se. 41. /'' 1001•9•ot Woe space le ION Mao',Ned nanorsurn i • ___—___ 1 Fil IV ' f-7- ' _money real . . . — D —it:" 91N, '12 E I ,_,- 1 Vt° -;,,,igi 41,... . . ' e '''• • r...._. . --- II, .* ..- • , 1 1-14: I is --folS,t, • 1 .------so, --•-••• tor nen for on. ith wages ‘,. i •. - tnot lacifer•treet ••• St moo typical PROTOTYPE D PROTOTYPE E PROTOTYPE F/PROTOTYPE G •• DAM'111.1est) PRODUCTION LOT W/4 FL RETAINING WALL PRODUCTION LOTS W/DECKS PRODUCTION LOT W/4'FL SIDE 8, REAR RETAINING WALLS . - — 1-.7..---- NO SCALE NO SCALE _NO SCALE —. .. , ._ __ __ . _ (NOTE:PROTOTYPE G SIMILAFL REAR RETAINING WALL ONLY •-... EIDI-11-'14:: . go • • • el • • • .-_ _.____.____--_., • • TWOS3lY'OS ON 3lS ON 3O5 ON (� _ TIVM ONINIV13H ON-101 13A31 0 YJ NOLLVf11i5 3dOlS/11VM ONINIVI38 S NOLLK)N00 11VM ONINIVI3N W —St i El) NO11VA313 NOIIVA313 NOI1VA313 „_______,_ ,.. A -, ..t. ,r„..:, �ta_'a Avw •. I = 1 I� t r—I I li'h ' i111' �� / �•�r I I'�N 1; I I 11 III'1 �ONVBN35NVN�, , ,_,, , I I I],.�{i'J.II 1 I . ....... R / x , ,... .... I. it • 5310f11S § 11310VINH3 eONION33 31YJS ON_ SNVId 1f10AVl 30N3d 1V01dA1 ISO r ...NN.., RVw- m.NMI.,pug 113..4 1..•..Nome .mN---•- - -.l.l In- v.Nmm.,.• •a.,W•.Oor-I •a.,W OW= K fi1 • i ,rr i - - Al ok ,(1- • _ - L. i 4 • i : Y . , . C.. En 1L ri i F 1 o I -- III 2 a m I i ' 1 A[ uDO V 1 G . ON • 31V0 ONV 30N3d 000M O TMM ONINIV13H NO018 AHNOSVNI 0NCNJ3d 1V 31/1 NOI1VA313 • IDIiVA313 - NOLLVA313 • •/10.61.5I..n1..v3.1111ANVt - 1NV1 Vt., •..i �� j. Nona Nr•tn.ONiNNr1.aNVI i, • • �. IM,• I i �� 5�w 'il4 I' 111 II. n0131nN»V .•VO.CNV1 1 I I �II 1{RrA�- III I I I II suVOOttrinlVO9aur0 .I �II�1I')il a�7 � / IL. I I� ::S 3 1 V a::: a .. �� 11 ... fy.,,,, g = 1 1Z n C ) C ) L 1 -11 4 0 � QI 4 i Tsa -G o h 0 NIV a c r—�vi--1---- 2 1 . . f ___. o ; 11._ 4C4r API ;,...41 r r r �� u 0 1—# g. z_t_w_..,, , 4 A-- ,..,L.-- mu el 6 4% erikik . a will hint iz ii Ili ,.. 4 -1 t flii Imo' -¢ inin cli rIIII � `' 0 � s mime" '=' ; No N... �' ...„,, a �1/1111l j = 1 p II ; i ci,„- =i■�i Ir a WA I. / 6. :moo I�� r 11 fi �- !► Sg SI 101111111 .• g, ,, oc . _ ,,, • I ' F �� 00'-0' 0 i ATTAcH . - Er- .2 qSh..ts .r....' 4 ..t WOOD FEATURE 11LIU: ` r} I .� t WOOD TRIM STONE 74 - _ - -_ e _ I rt—t , .:,, • : `� - .- ELEVATION I ,� .I .. . =f It' `- .i KA HORIZONTAL SIDING ' Min AI iMi 1 }� ■ STONE uuw,xni _ . ■ ` „3; t�w.-� tl M; iiLmmo FLAT ROOF TILE r '-�OI� 4r� � �I N+��1�- `�I■ WOOD TRIM Ti 1■00IME MASONRY _= c STUCCOMI . / �� ELEVATION A r .:.... / .'i ':I r 11®�.s r too 5f e.4� I ZII:m,n i� V j /R '-- SECTIONAL GARN3E DGGRS [:-.'��p �' Ill c�- /� %�lMI `%!tl!l11.y' a:/ tn7:itti a ; IC a ..":A. :err - "+ i ��_�,. — - PLAN 1 - EXTERIOR ELEVATIONS WALE vr-r-C ELEVATION C IAtZi Nm( . 1_,Calii fornia SHLEPPEV HEZMALHALCH ASSOCIATES INC ID oo 1 PA-� 1.,.0 z z 198a :;,; `. .",::,�`.::" .:,;:`;�:,SCO, MAY A UM • DUsuN rfAtkuba . I I t t I I — M/m. ! 11111P".,...de" , ,i=.. — _ fit— —____1.1 _.i__...,.......•_. i_In 1_.. =. _ IIIII=._ NEI 11 In ` �� \ 71. rii. .........._, iIIH — ■ ■ I• ial e aktplig a tx REAR LEFT SIDE II , �1 iv —,..„-.-..q nni __ i1 .� -t.i.,.7 ^:ut. .i ..■ _ -re,,,A I■■, �I■■ p:■■I p- - „.�. ■ ■■Ip_■■ ....... ,. PLAN 1 --° ..... EXTERIOR ELEVATIONS SCALE V 4-fb" RIGHT SIDE .,..„..A.....\ro. ..\r. , A..\_©.....„... D.uf �if �sC _ ,� iv c ii � M 7�,�. SHLEPPEY -C 1 .-u 1 HEZMALHY. D b CO I� /�i"'i O `\ IJ �J J ASSOCIATES:C A ONG IN1•RI N• • wU 6 \4C-14. --.--/..,- .. r_____t us-: •u•:.la•.r.i - 1 -•:: 11a I ��I IIL1'!1/P ini. _ 111111.; ' i II,�,'ll ....■■.■., MINIM ll ICI �iiiii n "i'_ MI ,,X� -°16' 91i1. =1 s, 0/' I• D f=►V 1111!■!I11_VI ■I ►�r#I� ' i „ r�,,,, � —lIIlllllll�llllllllllI .11 _ UM11 ' — bit • iiiiiiiiiii,iE iihi'i WY 1ININIIIMIL ■11\AO. iiiiiiIii Immik,\pa.MI ' -x-i; ''dinirliiiiiiiiiii A479#° 11111 .- -Will - 111Nih, ,-- dKlaillfia' -'' 7. .,:rimor9N. RIPE - lir ., `11111 anmwa,mum1. ! .1�1 moAV Nu m fmglml.�_ilmry _ _ �� i,AC:_ - -_ - �I INOAI'lilliilllllinim1111111i , [Bea g • • • • �I Ado I J O O ----wm' UPPER LEVEL a4 I"AyC�.iffi I LO'WEA LEVEL l "i I t IF. 'r7Viim{Iw''ynu•�• WWL�WuuwlluuwwWIINWN4. YiNljlji�i11M1A1 ,, \/ AIIlll ult WNIn II u u d mlllllll�ll�y�„1�'� , �luluurou111Al�llllllllll PLAN 2 �� fiiiiaiW II:11111 mm nnnlnh dillhr� mmullm Donal 3 BDRM/DEN/3 BATH/FAMILY/NOOK 2910 SF. A I f NCV =I Ca I b d♦ Ws li SHLEPPEY HEZMALHALCH ASSOCIATES INC BM EN (J ,2/k\ ,r,,AI �. a .tio.-ae, �;I�: °,::,�.:��:O.:�,:•;:; r-1 x j T.: ��w- •.mow: t 11� , ;Ili ® am 1 cora _l. . . .ram. ■ — 1 III I 1 ( ELEVATION C ' _,., _--.„...,,,,,,1,... ;,„_., -,_________ J__.7. _ .)-- + , fr'-',-' 7 _ -- II_i —I _— FLAT ROOF TILE _ —_ �_ - . STUCCO -,' �- / WOOD TRIMlip _�� r '_ 4i�i _ �� -...o.....� .__.. � �.� STONE WINDOW FEATURE\ \ \A� .IIIIN �- c.ELEVATION A 101C • c ligliatiY I I f \ r!<rwr+ +rrr�ww \\\Q\Slip•alk `__ N. ,,i.1.44 . • I , _\\v a lei the'it -' — -. PLAN 2 EXTERIOR ELEVATIONS ELEVATION S ----_--A--- --2 p `��,,, -1->p fie. V EI SHLEPPEY HEZMALHALCH i,40 N lr + J ASSOOATES INC tt 1114 `� rt�4�` � , _ � � i .nn1f=H .i me - t iniiig'__Iiiii - ., __ _ ,_z__ .,._ ,_,..._, REAR LEFT SIDE ,--I, I , /r Al 1 1 ��ii-- ir, 1. 4 -____.oH-kiri ______ 4 i 9 i■silk.■I■ I.,. E _ _ - .L. _ ,'=-. PLAN 2 - -- t . EXTERIOR ELEVATIONS RIGHT SIDE -7A a N©lg . CaSHLEPPEY HEZMALHALCH ASSOCIATES.INC kW 11,19N • +1!1� tir `JVJ UMW &M ti 19 45-0 ✓3 J \ / l GO- IIIIIII iiI 4 d i fe4 ER -_-=-L-: te ;,,,,_ ` rr '�I�llNl�vauolf• IL !■■�■�1 *y� ■ i!■ ��■ms v;�'�� ■1 ■.SI��..�,.. C - , !11�III u� a I iiiiiiiii %IIIII71siI�rllki�i ,4.; i • ... 6 u. I11111 ._1,► rll IIIIIIIIIIIIII 1I Al-..%.,1 ill Illit°all lb IIIIIIIIIIIfidll ...z , -'- 7.2._._=_ _,..i .lo: Y I i.47, �/ ,.l1u> "'� , fill /4 wi 4 III'.JIII IIIIII Il \'II t.,I I, a I., .kff.. -,. NE(-1 1 _ 1„,,, me r-- -- --- Ai . _ •-, -, It ,, y I.3_EL/" — , '1 ,414 Iv11�I ryry�� -' !iI ''=, o• l•1i�■1111IIOIWUpu�•�a IUll>; b kaii L II IIIMMI A r� q III III IlliiiiliiliiLIIIIIllll __ '�� IIIrldII�IXun, .jil • ® �IIIIfl1UP II I�mItlilll r ?\ ,illll14 1 i-E lio LOWER LEVEL ;E UPPER LEVEL �� OU�11 ��IIIlnmlw .Ini iltl�ili�i � �p • OA TIO.,iii liii ins � , L ( C 1� III q _ • • 1NIIIIIII .--_wimprm �Il��ril l i 1itim PLAN 3 3 BDRNURETREAT/OEN 3 BATH/FA% .YINOOK 3270 S.F. A-NOdI RANCH _.ii C a o_m:4 SHLEPPEI I intillifigi HEZMALHALCH ASSOCIATES INC 'AZT VO A-\--� r iJ !J 1989 1•,1,,..,11••••Lana In ..l.. I.....1,006M ILO IL MO • Wjut ?WNW ttp -I P iimmiiuiiuuuNIIIIlIIIIIiuNII.1gUIIIUIIIIIIIiII Z liml111111 mm___1l > W t P'I Z nC7 V! n i mmuumuumn O cl) Mil z IIIUIIINIIIIINIIIINIIII _ 0 'P, t e UIIIIIIIIIIIIIIIIIII • Mill ■z v tin ,UU 1I1 ,...4.1i1111W1 imm III IIIIIII i101,1111111110111 I llill ■■1I1Iumunnnnwm 111111 )1 I IB I 11,1 IIIIIIIUIIIIIIIIIII 2T-IT , I II I° It II 14 �° .,. I IIIII i t II'if i l , xL i 11111111411111@ == III. 1 I III L— Nur 1 , II /1 1 �' -. t t :• E. � 4 _- III -v 1 IF g ''.' • i X/ •• I I / 10 y� sl� / o Ill,— ,r 1pp i, J 11 e / __ N rrn= I I I I -: 1;111/ \ >� H 1 >i_ ownioneol' 1 �� r 1 1 '��--� \tt 1 - � - .x..._ 1 1-1- , p.,..._. , , . ...., ...„..„... ....... 111-Ei __...1 4 ----- _Thr.. .... ..._ ri_ . , .... ... -0, - _in .. Ilii,,, ,..—.— [ .19 .e.{1,-11—....., k �� MIT1EI rr___,,MI LEI Iii —___.. 1---- , ,„ i - =, , REAR LEFT SIDE EN 1�t s le wMIIM Eli PLAN 3 IIIM2. EXTERIOR ELEVATIONS SCALE:vr-r4 RIGHT SIDE IAE ^ qe: I ANCE D LT:ivCa o `__, SHLEPPEY HEZMALHALCH ASSOCIATES,INC am= 0.1 SAL RTE F i v a;,;...: ;r:,l •MIA° SOS, WV It INS LAYN' i98''' DUBUN MANNING Ir— `_�'_ = ►� ---- u1�e:I ::ell _ -IL:I■■■■■■■ - �IIAj I NO IN 1s AM q9',t, I:1: — = ■■a■ois■!t■■isigtom . �_'�� T I rk a _�I - , ■s...■■ r �� ,, r 1 I�19'-Xifsl II%�■Yr■i■■ s4 1. - II sq =E4 - 1 7!■■..■■■■e ��a,' T-� _ 11,Vri w�h lal.uwuue�,uIY i — — 'gm'''•'llll"--.lllliI, ■■■■V �I��_�� Y \9?nlo,P11 III Pd PII _I .... i� , ■■ral�1/■►`■■■1 I,,u ( ii • ■■■■■■1mumarim �'�':ex gloom 41)m; A ,. ",,,_ 1 ir oh 6�A�I ` 1 doimi ace y�—, isliiklavicsio !q■M(1 11 ��1 III c. ,ildi 1e1. II 41. �'.�—.0 /■IIWIii� iiM IIIII - , �l■■11■I _ •.II��,UURIIIIf711;illm 1 A e10s.�s� I-. 'Gown ,A' ��►�► % '-_' ■ : '' c u Ilk t 6,144,0- II I • Mr ----- -----� ��,vniomrrn I a.^.^ 14!m uu r' �'�9� y a,. , .I,mIxl li �n i 1 uwi milioo . ,ain ' ■ ■ C l_l -I it I ii.,,,;I II�� 5•1•' �� jib LOWER LEVEL UPPER LEVEL IIIIIII II�� /� r ;Ifu Ilia/LUI11711y �� I IIIIII \_. I��A�IIIh'IIIffI p``pIII!I li j IiII111I1Nll11111Ii Hill,I.„,,Pmn PLAN 4 3 BDRM/SITTING/BONUS MAIDS/3.5 BA/FAMILY/NOOK —:=7-__M _O IR A N 3630 S.F. DI . C N .l\J to SHLEPPEY HEZMALHALCH ASSOCIATES INC Er-ION I C 0 �m_.._ASCNIVILCT a.,� ..n. RUBUN PLANNING � Z n Qi m Oi Z aN ir . •;I \ 1 i ,\ Z d �` _i/ M 1 ,...,.. ', i : : I . I 4 .i iuIImlui1l.1IIII= 1 29 0 .101 I IllIlllllIlll 111111 Mliii I'OII ✓ r J I J III MITT' AI rfy,� itII111 ' " . �, _ 1 mu AMOK�'� v■IMI i , � I�1111O , ° ° � ' I INI1�I1 NI 111�� Ell E \-''. M lirePrulrlAstillq„ I ol+ '�� , !% 111111ll111111 1i�i cc in I��IOU ii� 1 1 �I O hi i. d �r 1 j i 1 , II'; I10 I II am= �'' > .� rl mil L I' 1 8g � —wi vg Ig 1 i -T a r>-. k % : l n1m_ i,iInl.il.iii -_- i .M_O_ i___N_-_—_O21=_.=_.=_---:__—___il—.—__—____-_-l".,:-_:,—.-' _..,._.._......_._....._. 4 ..,..1..._...__-„,.=_-1_.-_-_ { Iii ww = .__1 _ REAR LEFT SICE _...a MAY a '►*ki ail�!,I,e,Dlbttda i--ji. ill III I I Ill 1111, PLAN 4 ii EXTERIOR ELEVATIONS ' SCALE Yf-ry RIGHT SIDE = PC\riM k\--:©--- T 19 Ca` to ,.55 SHLFPPEY HEZMALHALCH ASSOCIATES INC m40 4 nH , e" es I j 6,11 P Z IC ,111 _e•N I bin ti ,.... p Fil ' // fil r I % viff ri, , wpAr_ , N 1 ,, 7''' 11112.11k 11 l u, ...". \ -... ,=1 ),6is0 f IP i 4 ,, 1 likali/ •• III I ik //t r ,....__ IT • / '( qrs-IL 1 APIII 17-1 /r ,,, •, - .-.. . • ‘ f, . t . ',. 1 . , , - . , I 1 1'Ir L \ 11 ._ i ' \ ;II- 1 •A il\ 2 1 \ \ kl, ..., I 1414-iiiii, 'II IP 0.1 •• 1 • a ll , I ,4i i •;,- •' ., . . . C ..g ni' i _ill . '• 144 ' Z 1., 0 . 11111 lilltil L 11 ....., 1TM iz cc nr , LI lit ,_,:: ;1.„.--,E1 in,1 E Mit i 11 1 14 110 1 NiFelir- 1 1 I 11......am , _,.--1 .,.----D-1, .14-71r - lc i• f• _iti I' • ,., • I, i I E 1 1 i _ N e"'N . • .. ' ,,,,,A, ';'' f...: - 4,.,..,-_.1,-L:, iT.. --•-'.. 1' '',--7-1 1_-:. ',• ]_---- .;',7.;---1 i. .., „.: ..1 :,;,, • , \ fL , -.:-'•:! ' . ' ',-...•-•-if ' ;-•.:.- ,,, --,. *-;!., _ii'__i ' 111.- \ / 0;''' --,•.4P 'it.'1' 1 ,..,,,‘„.,,q.. .. • .41.,- - :_i_., i I ,L I .. . f ;,%, ,, ) i ,, „, \•,..- z) 1,.-... ! 1 , .- 7,,A ii-• - ,;;,/ 1.4 1=1 r.—I .. , ,,___ \ \ i I: ,,'... •' - iF I 1—f-13-\, / f, 4 11# ) ,,&,‘•\,-xagszN,..,. ,.: i i:.." a v , ', .1-.1',--11 .•,'Ill ,,,,_44 - ': , ri -,,,--Ti"..-‘,„....-,,..„,„„-„---:,--,,---,1/..._.• • ..-• ..• ,,,-,,,...v--.;,-- .,.•.•}4 14), It- -:-- ,„ • , . .,„'',t..i"a' 16-1.,‘ ' \ 1i.: • J ...a _. . , . i 1 •.- ,,, i i) i ., . ' -, , \ .1•• i '4.74'..i- -', j, .., ,, ,••-4. •,,.';-,', . - ',...1,4, i ,, ... 1,14; :, • il •4 ,. . ' 1_'—:--1 . I.. , \ . . \ JO ,, ;•,, ..-,..-.•.. - ::. • 7.7 2111 ,_. 7‘ "'... i. — 4 ' 1,... art. \ .' o iret1641 ):Ls t•-•* 7.•••• . a , - [,._ •-• , ._ , . , , , a,....C''t;-i,,1,,‘,tt,,,,,A,.•.411,t.k)0',,.0,D,vo,-;,,-%A•,i-i-,.; . i : 5'g,'-'.:0,,,_w:-,,,.•'',i•p 7.-v:I'j 4.-i,----...---,1 R:;311,i;:..-L.::. , \P 171 .. , _.. i-InIII l•, Ii 4 I \ ;` , . : , A . °,.. *9. , •‘„1°, "i* : 711 I 11;1 i lAiJ •"-i-t .--- ' ... vi . 1 ' ..-1,;••s. \t u ., •., . 6t ...1_ _ _ t o •••sr era sen LEGEND OWNER/DEVELOPER: O ---- a.�.zRE • .• BREN COMPANY • an —-— a9rezuvE 0 PLEASANTON 6601 OWENS DCALIFORNIA R. SUITE S94566 PIO O . —__ CATER LINE T \ ill o r. n.Rnv.AI.TINLE ORY1_14•AT LIRE LANDS OF NIEL SEN �/ �' \ O .'• ..— Aor¢rE DMA5e) ENGINEER: Nr,, 1 j LANDS OF .y- �\ >^\\ I ?1� 0 R. 4..r ..uR.VI Ira LSO STPRVIRv EASOIDIT sE snort 2993"0HCAMW NO DIABLOFOUL,SUITE 100 CRDNIN / /4p/7? ) `pip I 1 I u.Nos:IDE AREA SNOWING TV4LRUT CREEK,CALIFORNIA 94596 (Ao-ia,4i1 - / yam_M \� j�,_�F /" �1 r © u'R. 4 Bre66.• v r�� DIRECTION of MOVEMENT 14151937-6202 �T r _1 BRENT IA SALMI RC.E 24029 112/3V891 T } :I �• • 'J �LLJ_ ® . NOTES: D P' ZI/ LC I Ir J TRACT 5073 0 sills or we.v o we. :..: 1 ELEVATIONS SHOWN ARE BASED ON L ,� 4a --I Y 0 LOGICAL SURVEY 1929 SEA LEP _� i i? I �� " . • _ ri.'• '44v� 0 ROTnYnILD I.--(� ;\ Hy/,NILO 2.CONTOUR INTERVAL:2 FEET 'r ID O � � TRACT 5072• - 3.EXISTING USE:GRAZING ��a� I u�- \ loon-q 4 `r T I / \ �,qf /\ 4.PROPOSED ZONING:PLANNED 0 ,;y,�; : \�`0l p ��` b.LOT SIZE: 5,700 S.F.(MIN.) A' / 7,7Z0 S.F.'(AVERAGI of 0,y m_)I ^ �. =\`p/" q�� —_� / ,`TOTAL LOTS:?QC_SINGLE FAMII w nr n:R�Y \ 0/�y\�� /I / B.WATER SUPPLY: DUBLIN,SAN R. w1 I..y�L.y '�C /� __ �y -SERVICES DISTRICT I^y • N IrA4,(� � /� \�'C�N� (ANNEXATION TO DISTRICT REO .4. _ 4P wl \`\\` ` l� k=r iN"N Plklg 7..SEWER DISPOSAL: DUBLIN,SAN % � � �. //—� I� TRACT 5410 SERVICES DISTRICT :60 m ww \.- \ 71 I 1 PI (ANNEXATION TO DISTRICT RED' w �.1 � .w ny, \.. / TRACT 5410 LEI ^ ^ .mn"" ��<nnn::: -{ U.>••o-u) 1 D 8.ALL STREETS SHALL BE DEDICA !I 2 OH 4) ^ Iw, .1 w II �\ 0 1 N /� ., "TO PUBLIC. `: era M�- 'H. emu.' I.r /.ni os 4�i , ,4:: ,0•. �* y.W w w ;4t'•�' �iri i v y h,/ w \, _-1aMP W�. ,. 9.LANDSLIDE INFORMATION WAS I ( n•00 ; W,..� tk r n., j• • r!w A• -A` FROM THE GEOTECMNICAL INVE • l ;N . w; As w' •1 •11-� / •\ 1 NO.392.02,DATED 11/04/88 BY LANDS OF EILAYLOCH I �C + ;n n;, !i �,,w »•w� y 'R;o;�, ` :1 MILLER,TAIT ASSOCIATES. w' L� i F GLEA50N S I �,�C'w"^xw+Fww: ". », w. .n� � ;nr»;... il�. � , - FL.ETCHER 'LL-LL r.w: .•. \w' h } w: n i• :+: suwnl wo-ifNel �I b I.4. 11�w!! / ... 016 -1 SO `� �••T w ~+!� 1 +.b im.w &N"" ,a e,KRIS 66 .46 \ .I a:MiM�o.\ . r �� 04 AMU r IL11 7 I --� .tens.. i..ACRES 1 1 1 V ^ en 41... 101�.1 i• Li -� I ` 'c' w r. .w•. ICJ �L vE.VW .s..,rus �' i/ I T4 ,\\ ism ril L' 1�1 Nkti :o \ o \\\ _" 4 TRA 4988 • h• • 11 \� 11 w e:.ai 441 i Z y 11 E 4i c LANDS OF • �i I j > VALLEY CHRISTIAN f' ,n R n '1...:.w..°; Q \ CENTER 4111-- .r UJ TYPICAL MAJOR STREET SECTION H \ i� b•AJ 9M -_r� - CD_ i 1 580 — �� v. �r • V I C I N I T Y M A P N. 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Ca 110.116 MS fen-ant MEMORANDUM To: Planning Commission From: Planning Staff e Date: November 2, 1989 Subject: PA 88-010 General Plan Amendment - Dublin Boulevard Extension (modification of Plan Line) from Southern Pacific Railroad right-of-way to Tassajara Road Recommendation: Continue PA 88-010 to the Planning Commission Meeting of November 20, 1989. The existing plan line for the extension of Dublin Boulevard from the Southern Pacific Railroad right-of-way to Tassajara Road is approximately 1250 feet north of, and parallel to Interstate 580. This alignment was adopted as part of the City of Dublin General Plan in February, 1985. Based on the results of previous traffic studies in Dublin, it became apparent that the existing plan line for the extension of Dublin Boulevard may be located too close to Interstate 580, which could create potential traffic problems for the various interchanges along I-580, as well as future intersections along the Dublin Boulevard extension. The Planning Staff has been examining the potential impacts of relocating the plan line further to the north. The Staff is requesting that this item be continued two weeks to the Planning Commission meeting of November 20, 1989. This continuance will allow Staff additional time to clarify a traffic-related issue that may affect the environmental impacts of modifying the plan line. JD:ga ITEM No. .a