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10/03/1988 PC Agenda
Development Services CITY OF DUBLIN Planning/Zoning 829-4916 P.O. Box 2340 Building & Safety 829-0822 Dublin, CA 94568 Engineering/Public Works 829-4927 DECLARATION OF POSTING I declare under penalty of perjury that the foregoing Agenda for the Dublin Planning Commission meeting of ("))G , 1947, was posted at the Dublin Library, 7606 AmadoorValley Boulevard, Dublin, California, on the of -S\4 \cla , 198 , by p.m. Executed this day of 1ZQK, 19 , at Dublin, California. Laurence L. Tong Planning Commission Secretary by • ad.400,37 Pla nin Secretary AGENDA CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin Library Monday - 7:00 p.m. 7606 Amador Valley Blvd., Meeting Room October 3, 1988 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 - August 1, 1988; August 15, 1988; and September 19, 1988. 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 88-074 Fountainhead Montessori School Conditional Use Permit, Cronin School, 6901 York Drive to Allow the Continued Operation of the Child DayCare, Preschool and Grades Kindergarten through Third on a Portion of the School Site 8.2 PA 88-008 Hexcel Corporation - Conditional Use Permit Request to Install a 10.79' tall, 522 Gallon Capacity Outdoor Storage Tank for the Storage of Liquid Nitrogen 8.3 PA 88-077 Ahmanson Development, Tract 5074 - Conditional Use Permit Request to Modify Grading Plans and Conditions of Approval and Site Development Review to Construct 69 Single-Family Detached Homes 8.4 PA 87-045 Hansen Ranch General Plan Amendment Study, EIR, Planned Development Prezoning, Tentative Subdivision Map No. 5766, and Annexation request for 248 dwelling units on 147 acres, west of Silvergate Drive and north Hansen Drive (continued from the September 19, 1988 meeting) 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS 11. PLANNING COMMISSIONERS' CONCERNS 12. ADJOURNMENT (Over for Procedures Summary) CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: October 3, 1988 TO: Planning Commission FROM: Planning StaffL.A R - SUBJECT: PA 88-074 Fountainhead Montessori School Conditional Use Permit, Cronin School, 6901 York Drive GENERAL INFORMATION: PROJECT: Conditional Use Permit to allow the continued operation of the Fountainhead Montessori School including child day-care, pre-school and grades kindergarten through third on a portion of the Cronin Elementary School Site, 6901 York Drive. APPLICANT: Sarah A. Zimmerman 115 Estates Drive Danville, CA 94526 PROPERTY OWNER: Dublin Joint Unified School District 7416 Brighton Drive Dublin, CA 94568 LOCATION: 6901 York Drive ASSESSOR PARCEL NUMBER: 941-201-25 PARCEL SIZE: 7.65+ acre GENERAL PLAN DESIGNATION: Single Family Resident (.9 - 6 units per acre) EXISTING ZONING AND LAND USE: R-1 (Single Family Residential) Elementary School Site SURROUNDING LAND USE AND ZONING: North: R-1 Single Family Residential/School South: R-1 Single Family Residential East: R-1 Single Family Residential West: R-1 Single Family Residential ZONING HISTORY: April 1984 - The Dublin Planning Commission approved Fountainhead Montessori School at Fallon School. July 1986 - The Dublin Planning Commission approved a Conditional Use Permit to operate Montessori School in Pod A at the Cronin School. COPIES TO: Applicant Owner ITEM NO. Q I I File PA 88-074 -1- November 1986 - The Dublin Planning Commission approved a two-year Conditional Use Permit request for Hobby Horse, 20 child preschool/day care facility to occupy Pod B of the Cronin School. November 1986 - The Dublin Planning Commission approved a Conditional Use Permit request by Family Bible Church to occupy Pod C at the Cronin School. January 1987 - The Dublin Planning Commission approved a Variance for a numerical parking variance to allow shared parking of three spaces for the Family Bible Church. (Note: The church has been required to cease operation with establishment of this Pod as a continuation high school). April 1988 - The Dublin Planning Commission denied a Conditional Use Permit to establish a 60-student continuation high school in Pod C (plus two portable classrooms). However, the Dublin Joint Unified School District Board of Trustees overrode the Zoning Ordinance, thereby allowing the school to operate in Pod C beginning with the fall term, 1988. August 1988 - The Dublin Planning Commission approved a 60-day Conditional Use Permit to continue operation of the Montessori School in Pod A at the Cronin School. APPLICABLE REGULATIONS: Section 8-26.3 of the Zoning Ordinance requires that a Conditional Use Permit be obtained from the Planning Commission for the establishment of a Community Facility, which includes day-care, nursery schools and school centers, when proposed within a single family zone. Section 8-94.0 states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or peformance standards established for the district in which it is located. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. ENVIRONMENTAL REVIEW: Categorically Exempt, Class 1, Section 15301 - Operation of an existing private facility involving no expansion or change of use beyond that which currently exists. In compliance with CEQA, the Commission previously adopted a Negative Declaration with the Conditional Use Permit in 1986. No changes are proposed in the operation or use and no significant cumulative changes have occurred in the area, therefore, no further environmental action is necessary and the proposal can be considered categorically exempt. -2- /1 /1 NOTIFICATION: Notice of the October 3, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. BACKGROUND: At its August 15, 1988 meeting, the Dublin Planning Commission granted apprpoval of a 60-day Conditional use Permit for the Fountainhead Montessori School to operate a preschool, childcare and elementary (K-3) grades at the Cronin School for a maximum of 144 children (see Atachment #4, Minutes). During this meeting the Commission and Applicant had expressed concerns regarding the morning peak period circulation and parking that might result from Valley Continuation and Montessori School starting near the same time (9:00 a.m.). During the 60-day period, the Commission directed Staff to meet with the Applicant and School District to evaluate the situation and workout any problems and to provide this additional information to the Commission so that it may re-review the permit for consideration of additional time extensions. ANALYSIS: Staff observed the parking/circulation patterns on two separate occasions (September 6th and 13th) from 8:45 a.m. to 9:35 a.m. which coincided with the arrival activities Montessori School, Hobby Horse Daycare, and Valley Continuation. Hobby Horse arrivals were extremely low during this time. Most activity in the circular drive was for Montessori School. Montessori School arrivals are between 8:55 a.m. and 9:10 a.m. Staff contacted the School District and was informed that the school hours for Valley Continuation are 9:20 a.m. to 1:30 p.m. The Valley Continuation students begin arriving at 9:15 and utilize the lot to the west of Montessori; although some teachers (approximately 3) arrived earlier and parked in the circle's perpendicular spaces near the flag pole. During both periods the Valley Continuation School did not interfere or affect the Montessori School morning arrival activities, nor were any cars observed parking along York Drive. Since the opening of Valley Continuation and the continued operation of Montessori and Hobby Horse, the City has not received any complaints regarding the operation of the schools. Given this, Staff does not foresee any problems with the timing of the sites' operations as they are presently established. However, three additional areas could be addressed that would improve the overall circulation/parking. The parallel spaces along the circular drive that were added this year by the School District do not have any time limit established. To date, the Montessori School has been utilizing this as a short-term parking loading zone area. To ensure future or continued free flow of availability of these spaces, Staff recommends that the School District mark this as a short term (i.e. 10 minute) parking/loading zone area. The schools circular drive is one-way. Vehicles enter on the east and exit at the west. Currently, only the pavement has painted arrows pointing in at entrance, out at exit. During the Staff visit, several cars had attempted to enter at the exit causing confusion and safety concerns. Staff recommends that the School District post or mark the drive with directional signing as to exit only, enter only, so that the direction of traffic is clearly made apparent to vehicles. Also observed was the high amount of vehicles double parking near the Montessori Pod. It was observed, however, that all of the spaces immediately in front of the Pod were occupied by permanently parked vehicles of the Montessori Staff while spaces further away were available. Staff feels additional circulation/parking improvements may be achieved if these spaces were available to parents dropping off the children and have the Staff park in the less utilized spaces in front of the flag pole. -3- n Lastly observed was that some of the Valley Continuation students appear to be using the far parking lot for socializing prior to the beginning of and after class. Staff recommends that the School District provide trash containers in this area as well as by the classroom/pod areas. Staff is therefore recommending that the Applicant and/or School District make some small modifications to ensure that parking/circulation and traffic impacts are minimized. These modified/added recommended conditions are indicated by bold face type in the draft resolution. Other conditions are the same as previously reviewed by the Commission when it approved the 60-day permit. Staff is recommending that the use permit be approved with a one-year time limit and allow up to a two-year extension by the Planning Director provided all conditions are being met and the appropriate findings can still be made. RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Resolution regarding the Conditional Use Permit, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt the attached Resolution (Exhibit A) approving Conditional Use Permit Application PA 88-074. ATTACHMENTS: Exhibit A: Resolution approving Conditional Use Permit for PA 88-074. Background Attachments 1. Location Map 2. Site Plan and Floor Plan 3. Applicant's Statement 4. Minutes of August 15, 1988 Planning Commission Meeting -4- RESOLUTION NO. 88- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-074 FOUNTAINHEAD MONTESSORI SCHOOL CONDITIONAL USE PERMIT APPLICATION TO OPERATE PRESCHOOL, CHILDCARE AND ELEMENTARY CLASSES (GRADES K-3) AT THE CRONIN SCHOOL WHEREAS, Sarah Zimmerman, representing Fountainhead Montessori School, filed an application for a Conditional Use Permit to allow the continued operation of a preschool, childcare and elementary classes at the Cronin School, 6901 York Drive, Pod A; and WHEREAS, the Planning Commission held a public hearing on said application October 3, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Enviornmental Quality Act and has been found to be categorically exempt. WHEREAS, a Staff Report was submitted recommending the application be conditionally approved; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony as hereinabove set forth; WHEREAS, the proposed land use is conditionally approved, is appropriate for the subject property in terms of being compatible to existing land uses in the area, and will not adversely affect public facilities. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a) The use is required by the public need to provide preschool, childcare and elementary classes; b) The use will be properly related to other land uses and transportation and service facilities in the vicinity as daytime activities will be commensurate with present use of properties in the neighborhood; c) The use, if permitted, under all the circumstances and conditions of this particular case, will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met; d) The use will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located, as a school with limited impacts, is consistent with the character of the residential district; BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby conditionally approve PA 88-074 Fountainhead Montessori School as shown by materials labelled "Exhibit A", on file with the Dublin Planning Department, subject to the following conditions: 1) The maximum number of children at the school shall not exceed 144. 2) All school activities shall be restricted to the following days and hours of operation: Monday through Friday, 7:00 a.m. and 6:00 p.m. with the exception of occasional evening meetings. -1- wit A 3) No outside activities may take place before 8:00 a.m. 4) Only one freestanding sign may be constructed on the site. Said sign shall include the name of all uses on the site and all signage shall be subject to review and approval by the Dublin Planning Department. 5) No modifications to the site or exterior portion of the structure shall be done prior to the review and approval by Staff. 6) Should off-site parking be required, it shall not block residential driveways nor interfere with the normal flow of traffic. 7) School noise shall be controlled so as not to create a nuisance to the adjoining residential neighborhood. 8) The Applicant shall submit evidence to the Planning Director that appropriate State licenses and permits to operate a day-care center have been obtained. 9) The school operator shall, at the minimum on an annual basis, make arrangements to have the Dublin Police Services Child Abuse Program or an equivalent program presented to the center's staff and children attending the facility. 10) The Applicant, possibly in conjunction with the Property Owner, shall submit a maintenance plan, and program to carry out that plan, to ensure that at a minimum the site's landscaping is weeded and healthy (including that in front of play yard fence, and in planters in front of Pod A), fencing maintained and on-site litter is picked up and has adequate containers (including containers for far west parking lot area). Details shall be worked out with the City Staff. 11) The Applicant shall make arrangements to have their staff park in spaces that are not immediately in front of the Montessori School Pod. 12) The property owner shall designate and mark the parallel spaces along the circular driveway as short term parking (10 minutes) loading zone area. Details shall be worked out with the City Staff. 13) The propery owner shall post or mark the circular drive with directional signing or markings as to "enter only", "exit only"/"do not enter". Details to be worked out with City Staff. 14) The property owner has sixty (60) calendar days in which to bring the site into conformance with these project conditions. 15) This permit shall be valid for one (1) year, expiring on October 12, 1989. The approval for the Conditional Use Permit may be extended for up to two (2) additional years by the Planning Director upon the Director's determination that the conditions are being complied with and remain adequate to ensure that the stated findings will continue to be met. The Applicant must submit a written request of the extension prior to the expiration date of the permit. 16) This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 3rd day of October, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- 4.1 n .5:5 ..,,, ,..:;"(....,r.,,_,:,..:,1,_.,,,,,;...,... 7....*........Li;:a..,-cf.c,...yiiii-4,;/. .i...;:i....ri dill.1...1,r11...r,..1 z::11,V.I.'t.•...i'j;r l'i 71,‘-;I l' .1;7.5-1.. - :;•-•-.1:127'.: • O „ • r -.ram. . I • __� •� • y •r•:i "mi,....•• ••••.'''... .'4 4444? 1 .11:.••:. ;....,,,,,, .,. ...., . ...° \ •• ....4444000, 4 1-7. .:. N'Dr\ es orl -,- , �� �, . // /- ••-,• - 4_,_, ,,. - 1 ,z, ,, ,. fI ,...2 / z -,-- •-2\•>, ta-,-- .- . I ...-..... JJiJ!I11 'I'f7 m t- 'c' ?.? i w CITY OF SAYTIN� -• �, nuauu n THOMPSON,.� --- ZONING MAP ,�3 ..: ThI; CITY.or .. 555 55, JINN n c.`.I F n^?,171. 7\11 LOCATION F �,`z,,,.,.a1 . I -t- ,id;;lza MAP taxation Ku, 4A158-01H. _ , (1- ► .-••, •.•,v • r._--'"•�-f•r r .•,.9.. — _• , ,. Li1'lli/�L YLltf15 {3�/�► a4 (, . ___________:_tar...,..z.E..,...„.. N h AVM It11c-1%I rlv►i 4..P.14, 1.•thy • o Q GI-lf3fLo0lu‘. • "s 1 ACNIALT NNW41. t • •• �` •• ).1 G0:1�JL51E QAY1iib !• . •. • -\ .l. a 0 • , .11•41 1. aittigi t.w Ic r-a 1t - . . . . • • , • •FRoco4a9 >;u;L.J IJ ,. • VTtAr 8 tl �rLA')E z41ccL, , pfLop&a.y LIME.• ' • J 1 I •o •AGnr: ,u�i• . . '•••• *,\ . . .\ .. . • 0 , r. • • r1 i i • SLl • • ,. �Rt1PP,88-0-2 • E _ —_.__ - a RECEIY D - • V .V f•-(nr-j, (i (1.z5SS.• - �•1. • • d o ,• 7. oo 4Caa; IJF.T. _� • • • ) • • ‘3., N.ViOG . . :.„ ik:fi: • tZ7 . . \YY • W / i , \ P. O\,{.\-r ' / // tcN`�(((iii��� • . i _.�_ =J �y �' \�/J - - • I is' ro./ DATEi 4•12- VG S1-1.1. OF y SII _ETS, ABOVE IS MEASURED 'IN ACCO DANCE. 1 WITH OFFICE OF SCHOOL PLAII111IIG, •• ART, 2022 , SU.DCHAP_ER 0 , CALIF, DEPT. OF EDUCATION. CALIF•--AD1`.1MISTJ .r.T.IVE •:Ci'' DE �•t • c/J•,.,�j `i ; ,fir :'► A fi IT E C T. • j .. • --=—L�' -- - -10 s( 1. Fe,Aca 0.dct — - dr. ro o n • tin • • • ; 5 u m►nQ_Y 1 / bl0 . Ga* -s i-o Grit y C7Y'tc . S {•}� p1av� -� 2 A.06.44-e0. er dcM.6 -Foss IaS/ ixt toklowm,,,,:uschool ._.__..._.... ., • s,,.•..•,1 1 (�, �-� -•--_;-� .,,~7 SITE PLAN w +. i +Q �1 = ' AND dilii41i•J i FLOOR PLAN f' �l , r. ,. .i•.t •' " "� D I AG RAM 12 _ , r CRONIIt SCHOOL PLAN rlee u` ?Cd�t L... �"'� • / ' • 0 etc .VO-Y -tri°� - �� dp� �. �ski h� o r .,--„, v scauss locake.d r{ �'� on s i fie• , , %.,..:.: cc -,>--- - isN, , . . . 0 . .,. . . . . ( 4. L . . -rnQ 0 ' FI• B ale. . Co s a • I if•� •� TII.Vr+A ° a r• ` / k ),-' il il il ilk \V. . AIa • r. \: ;4 .. , ,,,„,,,, . IV . • . T� U C - • ik, � oj � ` - • cL, c.6 . \ I \ ,o, .1140:41(1*---.7‘..1‘ - ; .. r- , /- . . . . . .,,,, . , . . • . . . . t D 5 . , r ,-, ,. ... ,. I • e. 7 • CRa"•1 SCHOOL UNIT A . • • • • ' • Av• , • . 1 4� is 1 . / • . • • 1 • 1 • N . . . 1 . . . . A- 7/ . • . . • N. 1 1 . . N •. 1 /• , 1 a . .. (c, / , . • . A..... . i . • Ares -� : • • PR�•P r^� ! . • - A"A • • .• • • . • . el / . /• :, • lk lismm. • iiiiii. / k • • . . .. . . T.,-6e. - ior use . FouNTAI N 111)4 -�o r o u•+d.o o r a c tti=v i i,e.s and.. pro d.it d a.ri cc $5 �{o • b0.-Vtir0oms A ci iV i iy aif-e.a` •{'oti- r a.1 r%�/ day 5 a..k,c. r}. Pik$ -01 Lf • A 1 chit ld c.atA c AR E .0 I': 'I ,V. E D • 45 r � . �4 . • • • . _ i , , k ` ., • `` \, ' • .;ti`. _- ^. � • ,.7� '� ` �.',.IM 1 I VIDI►LCAro • r ICI t .orinda •danville . dublin ' O CITY OF DUBLIN )ATE: .7UNE 6, 1986 -81( ' tE: STATEM�:NT OF INTENT- 'R A Sg"�v v. ROP!1: SARAH Z I MME:RMAN JUL 7 9 1201 r. • puz-POsa , of x-acluast • DUBLN PLANNING To relocate from our present Fallon school site to Cronin School. We j have been leasing from the Murray School District since April of 1984 when we came from our San Ramon location of 9 years The school district is planning to use the Fallon location for their own offices in the near future and have asked us to remain with them but move to Cronin. II . PROGRAM The program would consist of 2 childcare classrooms, 2 pre-school class- rooms and 2 classrooms for children kindergarten through 3rd grade. The maximum use could be 144 although the current program is smaller. A detailed description is outlined in the orange Fountainhead booklet on pages 2 and 3. • ___ _ BENEFITS As in the past, we offer an alternative. for parents in the area for a Montessori childcare and school environment.- We also bring new business • to local businesses via our parents. I V. PARKING •. Available in arch at front of building.(27) • V. INGRESS/EGRESS Via arch which passes the 3 pods of Cronin. • VI . MEETINGS There are several evening meetings scheduled each year for parents. pprox. • 7:00 - 9:00 p.m. . • VII _ TIMING 7:00 a.m. One staff member arrives to open_and children arrive 7:30.. Additional member arrives. Children contine to ar,i_ve. . . % 8:00 2 elementary Leachers arrives. • N 8:30 Assistants to the elementary arrive t 8:30 Pre-School teachers arrive i d/\ 9:00 School begins and remainder of the morning children arrive ^ 12:00 Some of the morning children leave. Lunch helpers arrive, S 12:30 Some pre-school members leave and some of them arrive. C ^ 1:00 Afternoon pre-school begins. Children arrive • 10 )A 2:30 Some pre- schoolers leave and some go to childcare. ` ^3:00 Some staff members leave and some Elementary children leave. • d J 3:30 Some staff leaves • L ' "4:00 Afternoon pre-school ends. ' Some go homrt yr go ro-childcare. • .\ 4:30 Pro-school staff lenvcs,ohlldren beoln to leave,ohtldoare 6t00 Childcare staff 1+.v.a ... -- [.� r;ii ii r n r!q ..=.' �4 APPLICANT'S ,i i h�lr� �13vi� 1 3 STATEMENT ._ ,.. "1121 Aii114 aA MtxlksS.o. PUBLIC HEARINGS SUBJECT: PA 87-159.2 First Western Develo ment Parcel Map and Variance 7/50 Amador Valley Boulevard Cm. Barnes opened the public hearing and called for the Staff Report. Mr. Tong indicated that the Applicant was requesting the Planning Commission to continue this item to the September 6, 1988 meeting to allow them to submit additional information for the Staff's consideration. Cm. Barnes asked if there were any questions from the Applicant and/or public. Hearing none, the Planning Commission continued this item to the September 6, 1988 Meeting. SUBJECT: PA 88-074 Fountainhead Montessori School Conditional Use Permit Cronin School 6901 York Drive • Cm. Barnes opened the public hearing and called for the Staff Report. Laura Hoffmeister indicated that the Applicant was requesting a Conditional Use Permit to allow the continued operation of the Fountainhead Montessori School located at the Cronin Elementary School Site, 6901 York Drive. Ms. Hoffmeister indicated that the Planning Commission had approved the Fountainhead Montessori School site at Fallon School in April of 1984; approved a Conditional Use Permit to relocate the school to the Cronin School site in July 1986; and, approved a two-year Conditional Use Permit for Hobby Horse, a 80 child preschool/daycare facility occupying Pod B at the Cronin School. Ms. Hoffmeister indicated that the Applicant's use involved six classrooms for the various age groups consisting of approximately 8,000 square feet of floor area. She indicated that the maximum enrollment would be 144; and the hours were from 7:00 a.m. to 6:00 p.m. , with occasional parent meetings held in the evening. Ms. Hoffmeister indicated that additional parking spaces have been added which brings the total to 33. She indicated that Montessori School and Hobby Horse are required to have a combined total of 29 spaces. She indicated that the parking lot west of the Montessori School will be used by the Valley Continuation School. Ms. Hoffmeister indicated that the Staff had noticed poor maintenance in regards to landscaping and litter control. She indicated that the school has corrected these problems; however, Staff still recommends that the School District and the Montessori School get together to incorporate a maintenance program to insure that the landscaping and litter is kept under control. Regular Meeting cu„ �CM-7-139 -, .. August 15, 19SS T ... ,FAir 4. 111:TFfY�SdVL 41wM1 • A . ( - . Ms. Hoffmeister indicated that Staff is recommending that the use permit be approved with a one-year time limit with the option of a two-year extension approved by the Planning Director provided that all conditions are being met. Cm. Burnham asked if there was adequate parking for the faculty of the school to be able to park out in front of school. Ms. Hoffmeister indicated that there were a few extra parking spaces. Cm. Burnham indicated that he was concerned with the driveway being blocked. Ms. Hoffmeister indicated that Hobby Horse and Montessori would be open until the evening whereas the continuation school would close down around 1:00 p.m. Sarah Zimmerman, Applicant, asked about the peak time period. She indicated that they had arranged with the Church, which used the Pod where Valley Continuation would now occurs, that there would be no parking at the circular drive. Cm. Barnes indicated that she was concerned about the amount of cars going and coming at the peak starting time (9:00 a.m.) and would like to have the Staff and the school district get together to solve the problem. Ms. Zimmerman indicated that most of her children arrive around 9:00 a.m. Cm. Barnes indicated that she would like to see this item continued until Staff has met with the school district and the parking problem has been solved. Mr. Tong indicated that Staff could get together with the Applicant and the school district and the item could be continued until a future meeting. Ms. Zimmerman requested that the use permit be granted as school starts next week. Cm. Burnham indicated that he was in favor of granting the use permit and that the school district should solve this problem on their own. Cm. Tempel indicated that he agreed with Cm. Burnham; however, he believed the Staff should talk with the school district to re-arrange the hours at the school site. Cm. Barnes indicated that she did not agree. She indicated that the school district was the property owner and that it may not be appropriate to ask the school to change their policies. Ms. Hoffmeister suggested granting a temporary use permit for 60 days during which Staff could meet with the Applicant and the school district. She indicated this would give the Staff time to consult with the school district and work out the problem. Regular Meeting PCM-7-140 August 15, 193S 4q- a 4. S F Cm. Barnes closed the public hearing. On motion from Cm. Burnham (amending Condition #11 to aprpove a temporary 60- day use permit and with this item to be reviewed at a public hearing by that time, with Staff to provide additional information from its meeting with the school district regarding the circulation/parking) and with a vote of 3-0, (Cm. Mack and Zika were absent) , the Planning Commission approved PA 88-074 FOUNTAINHEAD MONTESSORI SCHOOL CONDITIONAL USE PERMIT APPLICATION TO OPERATE PRESCHOOL, CHILDCARE AND ELEMENTARY CLASSES (GRADES K-3) AT THE CRONIN SCHOOL. SUBJECT: PA 88-025.1 and .2 Standard Pa ' is - Northern California (Applica. s/Rafanelli and Nahas Real Estate Dev- .pment (Owners) - Village IV - Villages .t Willow Creek - Conditional Use Perm' • and Site Development Review equests. Cm. Barnes opened the public hearing and asked fo he Staff Report. Ms. Ryan indicated that this was a request fo- a Conditional Use Permit and Site Development Review for a 135-unit con.•-uinium project occupying 8.3+ acres which is identified as Village IV. he stated that this project was noticed as a 3.3+ acre project and tha- this was an error. Ms. Ryan indicated that this site as rezoned as part of the 135+ acre Villages at Willow Creek and an • cipated development on the Village IV site was for a 152 apartment/condo.' nium project. She indicated that a change has been requested so that this •roject would be a 135-unit condominium project and this is what triggers he Conditional Us e Permit process. She indicated that the Applicant is r,,.uesting the Site Development Review for a proposed site plan and archite fural design. Ms. Ryan indicate that this project will consist of 19 buildings; 8 of which are to have 9 d lling units, 10 to have 6 units and 1 with 3 units. She indicated that, the height ranges from 26 and 29 feet for the two-story and 34 feet for th three-story buildings. Ms. Rya stated that Staff has been working closely with the Applicant and this h resulted in a complete application package as well as a complete site pla ayout and various other features of the project. ;is. Ryan indicated that the Applicant was proposing 135 condominium units ranging from 817 square feet to 1,275 square feet, with floor plans of one and two level units. She indicated the lofts in Plan =5 would make the buildings three stories high for that portion. Ms. Ryan indicated that each unit would have a direct access garage and a formal entry area outside of the garage. Regular Meeting PCM-7-141 AtLaiiñt5' 1988 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: October 3, 1988 TO: Planning Commission FROM: Planning Staff SUBJECT: PA 88-008 Hexcel Corporation - Conditional Use Permit Request GENERAL INFORMATION: PROJECT: Conditional Use Permit request to install a 10.79' tall, 522 gallon capacity outdoor storage tank for the storage of liquid nitrogen on the Hexcel site. APPLICANT/PROPERTY OWNER: Hexcel Corporation 11711 Dublin Boulevard Dublin, CA 94568 Attn: Kenny Fung LOCATION: 11711-11755 Dublin Boulevard ASSESSOR PARCEL NUMBER: 941-1560-9-1 PARCEL SIZE: 8.31 acres GENERAL PLAN DESIGNATION: Business Park/Industrial: Outdoor Storage EXISTING ZONING AND LAND USE: M-1-B-40, Light Industrial District/Hexcel Corporation Laboratory, Manufacturing and Office Uses SURROUNDING LAND USE AND ZONING: North: Residential and Office Uses/C-0, Administrative Office District, R-1-B-E, Single-Family Residential District South: I-580 East: Shopping Center/C-1 Retail Business District West: PD, Planned Development District/Hexcel Office Uses ZONING HISTORY: S-825: On December 17 and 18, 1981, the Alameda County Planning Department conditionally approved Site Development Review and Conditional Use Permit applications, respectively, to allow the construction of a 26,700 square foot laboratory office facility addition to the Hexcel building. COPIES TO: Applicant Owner ITEM NO. &I D., File PA 88-008 PA 85-039: On August 23, 1985, the Dublin Planning Director conditionally approved a Site Development Review application to construct a 13,836 square foot laboratory addition to the Hexcel building. PA 86-106: On October 10, 1986, the Dublin Planning Director conditionally approved a Site Development Review request for a master identification sign for Hexcel. APPLICABLE REGULATIONS: Section 8-51.3(b) of the Dublin Zoning Ordinance states that outside storage of equipment and supplies (if conducted within an area enclosed by a solid wall or fence) in the M-1 Zoning District requires a Conditional Use Permit. Section 8-94.0 states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or peformance standards established for the district in which it is located. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. ENVIRONMENTAL REVIEW: The City plans to adopt a Negative Declaration of Environmental Significance which finds that this proposed project will not have a significant effect on the environment. NOTIFICATION: Public Notice of the October 3, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: This application involves a Conditional Use Permit request from Hexcel Corporation, to allow a 10.79 foot tall, 522 gallon capacity, liquid nitrogen storage tank to be located on their property at 11711-11755 Dublin Boulevard. The subject site currently contains Hexcel's administrative offices, laboratory and research facilities. The liquid nitrogen would be used to improve Hexcel's process for manufacturing advance materials for the aerospace industry. The Applicant has provided a detailed description of the use of the liquid nitrogen, shown as Attachment 1. -2- /1 The Applicant proposes to locate the liquid nitrogen tank on a concrete pad at the south (back) end of the Hexcel research facility, facing the on- site rear parking lot and I-580. It would be screened on three sides by a 10-foot tall chain link fence containing redwood slats. The west side would be screened by an existing compressor room wall. The tank will be approximately 150 feet away from the nearest property line, approximately one foot away from the compressor room wall and approximately five feet away from the laboratory building. The tank would not be visible to the general public or surrounding properties due to the combination of its location on the site and the use of chain link screening and existing mature landscaping on and around the subject property. The proposal has been reviewed by the Building, Public Works, Police and Fire (DRFA) departments. Conditions of approval in the attached resolution reflect methods of compliance that make this project acceptable to these departments. The proposed use is consistent with the M-1 zoning standards as well as with existing uses on the site. Staff supports the proposal and recommends the Planning Commission adopt the attached resolution conditionally approving this request. RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Resolution approving PA 88-008, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt the attached Resolution approving the Conditional Use Permit for Hexcel Corporation PA 88-008. ATTACHMENTS: Exhibit A: Draft Resolution adopting a Negative Declaration for PA 88-008. Exhibit B: Draft Resolution approving Conditional Use Permit for PA 88-008. Background Attachments: Attachment 1: Applicant's detailed description of the above ground liquid nitrogen storage tank proposal. Attachment 2: Partial Site Plan and Elevation Attachment 3: Tank Elevation Attachment 4: Foundation Layout Attachment 5: Zoning/Location Map -3- RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ADOPTING A NEGATIVE DECLARATION FOR PA 88-008 HEXCEL CORPORATION CONDITIONAL USE PERMIT REQUEST TO INSTALL A 10.79' TALL, 522 GALLON CAPACITY OUTSIDE STORAGE TANK FOR THE STORAGE OF LIQUID NITROGEN AT 11711-11755 DUBLIN BOULEVARD WHEREAS, The California Environmental Quality Act (CEQA) , together with State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, an initial study was conducted finding that the project, as proposed, would not have a significant effect on the environment; and WHEREAS, a Negative Declaration has been prepared for this application; and WHEREAS, the Planning Commission did review and consider the Negative Declaration at the Public Hearing on October 3, 1988; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission finds as follows: 1. That the project, PA 88-008 Hexcel Corporation Conditional Use Permit, will not have a significant effect on the environment. 2. The Negative Declaration has been prepared and processed in accordance with State and local environmental laws and guideline regulations. 3. That the Negative Declaration is complete and adequate. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby adopts the Negative Declaration for PA 88-008 Hexcel Corporation Conditional Use Permit. PASSED, APPROVED AND ADOPTED this 3rd day of October, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director PA 88-008 /4q DRAFT RESOLUTION NEGATIVE DECLARATION A. RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-008 HEKCEL CORPORATION CONDITIONAL USE PERMIT REQUEST TO INSTALL A 10.79' TALL, 522 GALLON CAPACITY OUTDOOR STORAGE TANK FOR THE STORAGE OF LIQUID NITROGEN AT 11711-11755 DUBLIN BOULEVARD WHEREAS, Hexcel Corporation has filed an Application for a Conditional Use Permit (PA 88-008) to allow the installation of a 10.79' tall, 522 gallon capacity liquid nitrogen storage tank in the M-1 District located at 11711-11755 Dublin Boulevard; and WHEREAS, Section 8-51.3(b) (Conditional Uses: M-1 District) of the City Zoning Ordinance identifies outdoor storage as a use which is permitted subject to approval of a Conditional Use Permit; and WHEREAS, this Application has been reviewed in accordance with the provisions of the California Environmental Quality Act and a Negative Declaration has been adopted (Planning Commission Resolution No. _) for this project as it will have no significant effect on the environment; and WHEREAS, notice of Public Hearing was published in the Herald, posted in public buildings, and mailed to property owners within 300 feet of the project in accordance with California State Law; and WHEREAS, a Staff analysis was submitted recommending conditional approval of the Application; WHEREAS, the Planning Commission held a Public Hearing on October 3, 1988 to consider all reports, recommendations and testimony; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a) The use is required by the public need in that it provides for the improved production of advanced materials for the aerospace industry. b) The use will be properly related to other land uses, transportation and service facilities in the vicinity in that daytime activities will be commensurate with the present use of properties in the neighborhood. c) The use, under all the circumstances and conditions of this particular case, will not adversely affect the health or safety of persons residing or working in the vicinity or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. d) The use will not be contrary to the specific intent clauses or performance standards established for the district in which it is to be located in that the use meets all applicable performance standards established for the M-1 District. BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby conditionally approve PA 88-008 as shown by the materials labeled Background Attachments 1 through 5 in the Planning Commission Staff Report dated October 3, 1988 on file with the Dublin Planning Department and subject to the following conditions. Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits and shall be subject to Planning Department review and approval. 1. This approval is for one 10.79 foot tall, 522 gallon capacity liquid nitrogen storage tank, stored outside on the Hexcel Corporation site located at 11711-11755 Dublin Boulevard. Approval of this Conditional Use PA 88-008 DRAFT RESOLUTION CONDITIONAL USE PERMIT Permit shall be valid until October 12, 1990. If building permits have not been issued by October 12, 1989, this approval shall expire. The approval period for the Conditional Use Permit may be extended up to one (1) additional year (Applicant must submit a written request for the extension prior to the expiration date of the permit) by the Planning Director upon his determination that the Conditions of Approval remain adequate to ensure that items a) through d) listed above as findings will continue to be met. 2. The use shall comply with all applicable Planning, Building and Fire Department Codes/Regulations/Ordinances. 3. The following requirements from the Dougherty Regional Fire Authority (DRFA) shall be complied with: a) A permit is required from DRFA prior to installing the liquid nitrogen storage tank. b) The liquid nitrogen storage tank must be equipped with suitable means to protect the system against corrosion, to the satisfaction of DRFA Staff. c) All accessories, as well as the liquid nitrogen storage tank, shall be protected from physical damage and tampering, to the satisfaction of DRFA Staff. d) The area surrounding the liquid nitrogen storage tank shall be provided with drainage to prevent accidental discharge of fluid. e) No combustibles shall be stored or allowed near the tank (including weeds) . Please contact Tom Hathcox, Fire Marshall, for questions or clarification regarding compliance with these requirements. 4. In order to protect the liquid nitrogen storage tank, concrete filled steel posts set into the ground (two on the south side of the tank and two on the east side) shall be installed to the satisfaction of the Building Official and Dublin Police Department. Please contact Vic Taugher, Building Official and David DiFranco, Detective/Sergeant, for questions or clarification regarding compliance with this condition. 5. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 3rd day of October, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- HEXCEL;. -� RECEIVE © DUSLIN PL_G:+,►r" . c CONDITIONAL USE PERMIT APPLICATION CITY OF DUBLIN PLANNING DEPARTMENT 6500 DUBLIN BOULEVARD, SUITE D DUBLIN, CALIFORNIA 94568 ABOVE GROUND LIQUID NITROGEN STORAGE TANK HEXCEL CORPORATION 11711 DUBLIN BOULEVARD DUBLIN, CALIFORNIA 94568 STEPHEN C. DARFLER RESEARCH SPECIALIST A ; A k PA 88-008 `" �' DETAILED DESCRIPTION . � ,i tri OF LIQUID QU D NITROGEN STORAGE TANK PROJECT DESCRIPTION . \ Hexcel Corporation manufactures advanced materials for the aerospace industry. The Hexcel employees at 11711 Dublin Blvd. conduct research to define new products as well as support existing products. Part of this work requires the processing of Hexcel prepregs into fully cured laminates. This processing is conducted in one of three autoclaves at the research facility. An autoclave is a vessel which can be heated to follow a specified temperature profile and pressurized to follow a specified pressure profile over time. The maximum pressure these autoclaves are taken to is 220 psig. For pressures up to about 100 psig house compressed air is adequate to pressurize these vessels. To achieve 220 psig we are currently using four high pressure nitrogen cylinders connected to one another in parallel. To minimize nitrogen cylinder usage,in the past we used a hybrid pressurization scheme whereby the largest autoclave was brought to approximately 100 psig using house compressed air, then was taken to 200 psig using nitrogen cylinders. For a number of reasons it is desirable to pressurize these autoclaves using pure nitrogen instead of the hybrid air/nitrogen system. Using the current nitrogen cylinder system this will require six to twelve nitrogen cylinders per autoclave cure cycle. The size T cylinders we are using cost Hexcel $19.95 each. Assuming five cure cycles per week, bottled nitrogen will cost us (5 x 6 x 19.95 x 4) $2,394.00 per month for a single autoclave. An above ground liquid nitrogen storage tank, on the other hand, can supply all of our autoclave pressurization needs for a monthly 2 cost of less than $600 . 00 . Additional benefits will include decreasing the number of nitrogen cylinders stored at the research facility as well as freeing-up the autoclave operator for other tasks since the autoclave is capable of automatic pressurization. Currently the operator is required to add new nitrogen cylinders as the gas supply is exhausted during autoclave processing cycles. The project we are proposing involves the installation of a Linde VCC-50 liquid nitrogen storage tank on a concrete pad at ANOttthe �crd of the Hexcel Research facility at 11711 Dublin stue.ort Blvd. This spherical container is approximately see feet in vd;-)ri' diameter and stands 7=1744 feet tall. It holds 4-3-5- gallons of liquid nitrogen, the equivalent of 41000 cubic feet of nitrogen gas at standard temperature and pressure. In order to rapidly vaporize the liquid nitrogen we would like to connect a 3000 standard cubic foot per hour vaporizer to the storage tank and pipe nitrogen to an autoclave located approximately 100 feet from the proposed storage tank using one-inch schedule 80 pipe. SCD:bm 3 Aim Ilk. .11. 1 ,, q , 1 ,) , ) ) , . 1 1 e \ P \ /,,,. ?, , \ 1 cN it ill \, --,,,,, / Ili \ , _1,i, , __zf .g , -, t€ • -ri ite ii t F i —_-= ,----. r v•:-...(,., *./\\ ,' A T I 4'.I P Fo,asi mkt' ft o fl C % co Cf) rn c- c rri i Z -""0 0 i \- fli t II c.;.c-_. < co 2 cz) m 0 cy --t-- ,r,..„., ,w, PA 88-008 9 i I pi. F LIQ Uth Nimo6EN 1-Anli< (PA . ,-; Er,' — w ; 1 NexcEt_ CORP • , "'03 ----1 PARTIAL SITE PLAN i - t-,' ''.' f t ii-m DWI,' blvd• b.61,n, cA. • .- —',I.,'ig Oi.V th...21 i AND ELEVATION 3 "SrAwDAtO"I44S ASMc" wWf ww 7.2./,b N :t: r---- f/!4 zwAj•H.NS Wi771,0"WAL. G� /9_iV%ThOP.vLu9‘-_"bWn/.N/A-F/LL. AC/7' wW1,,,s.,e:/, I LETT ALTERATION I BY 1 CHCKD I DATE APPVD RELIEF DEVICES i (UNDER DOME) ED RE. 50" 0.D. I N I 1 1 Or 0 r 44" 0.D. Nd� CONTROL CABINET a. 1 /7 WITHDRAWAL ' �/ FILL CONNECTION— — CONNECTION A ji ' `� SHE ELLIPTICAL �1 D ISHED CONTAINER fig, STANDARD F b D HEADS / (CASING ONLY) r PRESSURE BUILDING J COIL 57" —. i :. 0 li TTYLE MKS FIR UNIS.1 !! 60 VCC COLD CONVERTER %2./_.0. . y =. GENERAL DESIGN E. CONSTRUCTION CROSS SECTION JJM 4.7/ 1_3 1 _; . UNOE COMPANY ""' }:—.3,: DIVISION OF UNION CARBIDE CORPORATE' D-57065 9 11 '°*Y' TONAWANDA LABORATORIES mmm .t i _._. TONA1ANOA.NY A(i PA 88-008 TANK ELEVATION • 034 SITE SURVEY VCC-60 6 2'6" A A 3'4-3/4" 3'4-3/4" . • AN CHOR BOLT ,�.. (3 REQUIRED) FRONT 1 1.4--96/8" 3'4-3/4" 96/8"--{ PLAN L SECTION"A-A" REF.DWG. 0686687 Fig.2—Foundation Layout VCC-60(Minimum Size Flat Pad) PA 8-008 FOUNDATION LAYOUT it it ti ,1% 4,401i d i i+oliti i6 I \ 1,..... /r. ,. c. ord.Nul -aRs 1 R-S-D-3C-1 I o�r PD s' `� lar ;I 4+1 V = %55 /.. R D-2U(:Id -rr�,�Mu3 C-C.Ord-No. ' . ..' 1 N s.�. PAIrf�Y,•3J I -/ l ,°° 2 UU '21-81135 • 42. 0 x ;::1:1 r. F�544 � C-2 H , O i. ,. , °ra :.Ga S, '4 C-O '° LL 1nTQ�� - MI kill ,... ����►.4 !�00,1'`44; .R.RJ : ;!c z • �, ,-IIt117 alplinit i�/ , • mg , R-1-B-E C_1 I�j0,,_ QM4 1710r fOn ®V,� 7,0008/MUSA S.R.R,S.' Ilk . _ Li) VI u w 11�:6 0 91/1 'I . 70'MLW \ �-IC c.c.Ord.No. J- PA84-084 C PD C-1 �.. t-C-OrJ-No.4-85 -� 1.100. `;,S.R.R.J.P• GC.Ord-No.14-,4ill . PA84-076 �'fr •+�•••• rAa3-42 'I�- 1 ionifir N 3.�=41,,, S.R.R.S. r C-2 wag o•'�.�° �:� C-1 - °A g .=- *$.,_r 41 1111., lie 4044 .4 I&"a %\ PD 10. '''''' • s $ 0 ' ' s Via it it* °at 116 Ai 1 R.-S-43-20 1 Ilk ___I Fli 1111 UM.kill,* .."'&11,--Isi w-. VP A S.R.R.S.P0 _„ ;;;; . '''''"' "'- WA'.1A.0$4$$%0% 1 C..0 . • .0 T. C-1 . . '.644" I' ' l& 41P'&1111.t* 4ke&yois Iv-,L.... 0 •• .„„, • W 4,11A],a.,. � `. -° 4 ).. CO ...' di ' i 44/"111 ri , . i2 L.U. 4/0 u pr ,'d 9 � 4 $0 °' % \ .Or 78-84 v 0%1) ii,„,::,,, ______________ ________ _____T_MH iivt: E laii1-10,:,' \;',\ '',:,, goo 80'ALLW iB� `I - r.No.80-GO •.f%,,,R,... iiii iiis- 6" „, ,,,,,, ``` CIT OF uu °.rBIW -_ -.)UJU 1—___------ ll: . e dlir cn L ° ' A' irl fr t 'I' _. ' I, \ - I r ,vn CL,CCT I1365 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: October 3, 1988 TO: Planning Commission FROM: Planning Staff flito'(( W SUBJECT: PA 88-077 Ahmanson Development, Tract 5074 Conditional Use Permit and Site Development Review GENERAL INFORMATION: PROJECT: Conditional Use Permit request to modify approved grading plans and conditions of approval related to grading for Tract 5074 and Site Development Review to construct 69 single- family detached homes. APPLICANT/REPRESENTATIVE: Robert W. Ragle, Jr., Vice President Ahmanson Development, Inc. 1390 Willow Pass Road, SUite 500 Concord, CA 94520 PROPERTY OWNER: Ahmanson Development, Inc. a California corporation 1390 Willow Pass Road, Suite 500 Concord, CA 94520 LOCATION: Creekside Drive and Brittany Drive North of Rolling Hills Drive ASSESSOR PARCEL NUMBER: 941-2777-1 through 53 941-2776-36 through 62 PARCEL SIZE: 34 acres GENERAL PLAN DESIGNATION: Single-Family Residential (.9 to 6 DU/Acre) EXISTING ZONING AND LAND USE: PD, Planned Development (Single Family) SURROUNDING LAND USE AND ZONING: North: Agricultural - undeveloped South: PD, Single-Family Residential East: PD, Single-Family Residential West: Agricultural - unincorporated Alameda County ZONING HISTORY: 96th Zoning Unit - In 1956, Alameda County zoned site as Agricultural (A) District. COPIES TO: Applicant Owner ITEM NO. ► 3 File PA 88-077 Tentative Tract 4859/1478th Zoning Unit - On September 3, 1981, Alameda County approved Tentative Tract Map and Planned Development. PA 83-073 - On February 13, 1984, Dublin City Council approved Tentative Map Tract 4859 Time Extension (covering, collectively, Tract 5072, 5073 and 5074). PA 85-038 - On July 1, 1985, Dublin City Council approved Conditional Use Permit amending Conditions of Approval established under 1478th Zoning Unit and Tentative Map 4859 and related time extension (PA 83- 073) related to Tract 5072, 5073 and 5074. PA 85-035 - On August 12, 1985, Dublin City Council approved Planned Development prezoning and Site Development Review for 175 lot single- family residential (Hatfield-Investec) for Tract 5072, 5073 and 5074. In September 1986, the site was annexed to the City of Dublin. APPLICABLE REGULATIONS: Section 8-94.0 states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or peformance standards established for the district in which it is located. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. Section 8-95 states that the Site Development Review is intended to promote orderly, attractive and harmonious development; recognizes environmental limitations on development; stabilize land values and investments; and promote the general welfare by preventing establishment of uses or erection of structures having qualities which would not meet the specific intent clauses or performance standards of this Chapter, or which are not properly related to their sites, surrounding traffic circulation, or their environmental setting. Where the use is proposed, the adjacent land uses, environmental significance or limitations, topography, or traffic circulation is found to so require, the Planning Director may establish more stringent regulations than those otherwise specified for the District. ENVIRONMENTAL REVIEW: The City proposes to adopt a Negative Declaration which finds that the proposed project will not have a significant impact on the environment. NOTIFICATION: Public Notice of the October 3, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. -2- BACKGROUND/ANALYSIS: The Grading Plans and Conditions of Approval relating to grading of this site were initially established in the Conditions of Approval for Tentative Map 4859 (and Time Extension PA 83-073 relating to Tract 5072, 5073 and 5074) and the General Provisions established for 1478th Zoning Unit (Planned Development, PA 85-035). The approved Grading Plan was modified through approval of a Conditional Use Permit PA 85-038 (Planning Commission Resolution No. 85-033). This Conditional Use Permit modified Condition #30 of City Council Resolution No. 17-85 (see Attachment 1) stating "Grading shall be reduced as much as possible through the use of split level lots, custom lots, minor redesign, etc..." (See Condition #4 Resolution No. 85-033 Attachment #2). Condition #5 of this Resolution modified Condition #10a of the General Provision for 1478th Zoning Unit (see Attachment 3) to reference Grading Plans prepared by Wilsey & Ham for Tract 5074 (see Attachment 2). The Environmental Impact Findings adopted by Alameda County for 1478th Zoning Unit identified visual impacts as a significant environmental effect of the subdivision. Condition #30 of the Conditions of Approval for Tentative Map 5859 was included as a mitigation measure to reduce the visual impacts of grading. The Preliminary Grading Plans approved for Tentative Map 4859 included approximately 19 front to back lot splits and 9 side lot splits for a total of 28 lot splits within Tract 5074 portion of the Tentative Map. The Final Grading Plan approved for Tract 5074 increased the number of lot splits to 22 front to back lot splits and 29 side lot splits for a total of 51 lot splits. The Applicant is requesting approval of a Conditional Use Permit to modify the approved Grading Plan by eliminating the side lot splits and reducing the number of front to back lot splits to 15. The intent of the condition requiring utilization of lot splits is to reduce or minimize the visual impacts of grading. Side lot splits reduce the impacts of grades between adjacent lot pads and typically creating a gradual stepping of units in hillside areas. However, side lot splits are somewhat problematic as the grade difference runs the length of the lot and occurs within the central portion of the lot rather than adjacent to the side property line. The Applicant proposes several lot line adjustments (lot line adjustments are subject to approval of the City Engineer) increasing the width of lots thereby allowing the grade differential to occur adjacent to side property lines while maintaining the minimum 5 foot to 10 foot (15 foot aggregate) clear and level sideyard setbacks. The Applicant's proposed 15 front to back lot splits do not meet the intent of the Conditions of Approval to reduce the visual impacts of grading. Staff recommends an additional 21 front to back lot splits on lots indicated on Attachment 4 for a total of 36 lot splits within Tract 5074. In addition to the request for Conditional Use Permit approval, the Applicant is requesting approval of a Site Development Review to allow construction of 69 single-family homes. The Applicant proposes three floor plans with three different elevation designs for each plan resulting in the appearance of nine unit types: Plan 1: 28 feet height (2 story) 2,472 square feet Plan 2: 28 feet height (2 story) 2,910 square feet Plan 3: 28 feet height (2 story) 3,236 square feet Proposed building materials include masonry veneer, stucco, stone veneer, hardboard siding, wood trim and flat concrete tile roofs. The project site is currently zoned PD (Planned Development). The General Provisions for this PD require compliance with the R-1-B-E (7,000 square foot minimum lot size) combining district development standards, with the exception of the sideyard setback in which a minimum 5 foot setback with a minimum 15 foot aggregate is required. -3- eN The R-1-B-E district development standards applied to this PD include: Front Setback 20' minimum Rear Setback 20' minimum Street Sideyard Setback 10' minimum Building Height 25' maximum (2 stories) City Council Resolution No. 82-85 approving the Site Development Review (PA 85-035.3 Hatfield) for the project site established additional setback requirements as follows: Front Setback 20' minimum Rear Setback - 20' minimum (with a 15' minimum clear and level area from building to adjoining top or toe of any engineered slope area steeper than a three-horizontal-to-one- vertical ratio). Sideyards - 5' minimum and 15' aggregate minimum (The minimum sideyard shall be increased to a width of 6' to 8' wherever feasible and shall include a 5' minimum width clear zone for circulation and maintenance purposes adjoining the structure placed on each lot which shall be clear and level. Wherever feasible a 10' clear and level zone, for possible future vehicular access to rear yard areas and for maintenance purposes (exclusive of any 4' lift or drop where front-to-rear split level units are established), shall be provided adjoining the structure placed on each lot in this subdivision. This 10' clear and level zone shall be provided along the sideyard adjoining the garage wherever feasible). Street-side Sideyard Setback - 15' minimum The Applicant's proposal complies with the minimum setback requirement established in the General Provisions of the Planned Development, however, the proposal exceeds the 25 foot maximum building height. Staff recommends inclusion of a condition to establish a maximum height of 28 feet. Additionally, in the majority of lots the Applicant's proposal is consistent with the setback requirements established under the previous Site Development Review approval PA 85-035.3. Lots which do not comply with the setbacks established for PA 85-035.3 include: Lot Proposed SDR Requirement Block 2, Lot 7 & 18 10' rearyard clear/level 15' rearyard clear/level Block 2, Lot 19 14' rearyard clear/level 15' rearyard clear/level Block 3, Lot 6 11' rearyard clear/level 15' rearyard clear/level Block 3, Lot 7 5' rearyard clear/level 15' rearyard clear/level Block 2, Lot 17 5' rearyard clear/level 15' rearyard clear/level Block 3, Lot 22 10' street sideyard setback 15' street sideyard setback Staff met with the Applicant on September 28, 1988 to discuss the Staff recommendation concerning the additional lot splits and setbacks. The Applicant indicated that the majority of the buildings could be shifted to comply with the clear and level requirement established in the previous Site Development Review. The Applicant noted it would be difficult for Block 2, Lots 17 and 18, to comply with the 15 foot minimum clear and level due to the slope of the lots. Staff recommends that the Conditions of Approval allow a setback exception for Block 2, Lots 17 and 18. -4- a /1 Staff and Applicant discussed the possibility of changes to the additional lot splits recommended by Staff. Staff indicated changes to the Staff recommended lot splits would require the City Engineer's review and comments. The Applicant requested additional meetings with Staff on September 30, 1988 to further discuss possible changes in the lot splits. Staff and the Applicant recommend the Planning Commission open the Public Hearing, take public testimony, discuss the item and continue the item to the October 17th Planning Commission Meeting to allow Planning and Engineering Staff and the Applicant additional time to discuss the Applicant's proposal. PA 88-077 has been reviewed by applicable City Departments and other agencies conditions will be included incorporating their concerns. The Fire Department requires a buffer zone on lots interfacing with undeveloped open space areas. Staff recommends inclusion of a condition requiring Planning and Fire Department review and approval of fence location and materials. 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 continue item. ACTION: Staff recommends the Planning Commission continue PA 88-077 Ahmanson Development Tract 5074 Conditional Use Permit and Site Development Review to the October 17, 1988 Planning Commission Meeting. ATTACHMENTS: Attachment 1: City Council Resolution No. 17-84 Tentative Map 4859 Time Extension adopted February 13, 1984. Attachment 2: Planning Commission Resolution 85-033 Conditional Use Permit adopted July 1, 1985. Attachment 3: City Council Reslution 80-85 General Provisions. Attachment 4: Staff recommended lot splits. Attachment 5: City Council Resolution No. 82-85 approving Site Development Review PA 85-035.3. Attachment 6: Applicant's Plans Attachment 7: Location Map -5- RESOLUTION NO. 17 - 84 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING PA 83-073 A TIME EXTENSION FOR TENTATIVE MAP TRACT 4859 NIELSEN RANCH 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 the 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, Alameda County initially approved Tentative Tract Map 4859 on July 20, 1981, and said Map is to expire on January 20, 1984; and, WHEREAS, the Planning Commission did review the proposed extension of Tentative Map Tract 4859, and the related Rezoning (1478th Zoning Unit), at a public hearing on January 16, 1984; and, • WHEREAS, pursuant to State and City environmental regulations, an Environmental Impact Report was prepared and found in compliance with State and City CEQA guidelines for use with the Alameda County approved Tentative Map, and its related Rezoning (1478th, Zoning Unit), and the Planning Commission has considered that information in its review; and, WHEREAS, the Planning Commission approved PA 83-073 upon making the findings and subject to the conditions contained in Resolution 84-04, on January 16, 1984; and, WHEREAS, the City Council, on appeal, did review the proposed extension of Tentative Map Tract 4859, and the related Rezoning (1478th Zoning Unit) at a public hearing on February 13, 1984; and, WHEREAS, pursuant to State anc City environmental regulations, an Environmental Impact Report was prepared and found in compliance with State and City CEQA guidelines for use with the Alameda County-approved Tentative Map, and its related Rezoning (1478th Zoning Unit), and the City Council has considered that information in its review; and, WHEREAS, the City Council finds that: 1. Tentative Subdivision Map 4859, as approved and contained in Exhibits A, B, C, and D, and as herein conditioned is consistent with the intent of applicable subdivision regulations and City zoning and related ordinances. 2. The City of Dublin is in the process of preparing and •*_ j� adopting a General Plan. 3. There is a reasonable probability that the proposed 11. � Tentative Subdivision Map will be consistent with the future • general plan. 4. There is little or no probability that the Tentative Map will be a detriment to, or interfere with, the future General Plan, should the related Planned Development rezoning ultimately be inconsistent with the future General Plan. 5. The significant environmental impacts listed in the Q "Environmental Impact Report General Plan Amendment - Nielsen PIM" Ranch" have been satisfactorily mitigated, as approved by Alameda • • • County during its approval of Tentative Map Tract 4859 and the 1478th Zoning Unit, and as presented in the Environmental Impact Findings (1478th Zoning Unit, Tract 4859). 6. The Tentative Subdivision Map will not have a significant environmental impact. 7. The Tentative Subdivision Map 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. 8. 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 geological consultants' recommendations are followed; and the site is in a good location regarding public services and facilities. 9. The site is physically suitable for the proposed density of development in that the design and improvements are consistent with those of similar existing developments which have proven to be satisfactory. 10. 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 Plumbing Ordinances- control the type of development, and the operation of, the uses to prevent health problems after development. 11. The time extension will give the property owners adequate time to acquire the required utilities and install same. 12. The time extension will allow the property owners adequate time to complete design of and install required capital improvements such as roads and street lights. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby conditionally approve the time extension for Tentative Map Tract 4859 as shown on Exhibits A, B, and C, subject to the conditions listed below: ++NOTE: In order to reduce the chance of error in determining which conditions (initial and revised) apply to this project, the initial conditions of approval (as first approved by Alameda County Conditions) are also listed below. Where these conditions have been modified (e.g. "Alameda Public Works Director" changed to "City Engineer") the condition is preceded by "*". Where a new condition is recommended, the new condition is preceded by "**". *1. The design and improvements of Tract 4859 shall be in conformance with the design and improvements indicated graphically, or by statement on the face of the map, labelled Exhibit A, B, and C, Tract 4859 including 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 County standards for roadways in typical sections, as revised. *2. The street surfacing shall be asphalt concrete paving. The City Engineer shall specify types of base materials to be used and shall specify the structural 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 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. DP 83-20 *3. The minimum uniform gradient shall be 0.5 percent. No cut or fill slopes shall exceed 2:1, unless approved by the City Engineer. 4. Prior to final preparation of the subgrade and placement of base materials, all underground utility mains shall be installed • and service connections stubbed out beyond curb lines. Public utilities and sanitary sewers shall be installed in a manner which will not disturb the street pavement, curb, and gutter when future service connections or extensions are made. *5. 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 subject to the approval of the City Engineer. 6. 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 original soil investigation, a revised soil or geologic report shall be submitted for approval and 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. 7. 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. *8. 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. 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 storm drains to ease maintenance and reduce potential blockage. 11. The Final Map may be filed in stages, provided that the first stage includes completion of Silvergate Drive; each stage contains at least 20 units (except for Lots 1-7, which may be filed separately), and stages are contiguous to previously approved stages. *12. Prior to the filing the Final Map, subdivider shall furnish the City Engineer with a letter from Dublin San Ramon Services District stating that the District has agreed to furnish water and sewer service to each of the dwelling units included on the Final Map of the subdivision. *13. Dust control measures, as appoved by the City Engineer shall be followed at all times during grading and construction operations. *14. 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 City Engineer. *15. Developer shall keep adjoining public streets free and clean of project dirt, mud, materials and debris during the construction period, as determined necessary by the City Engineer. *16. Prior to release by the City Council, the performance guarantee required by the contract under Condition 21: • i DP 83-20 a. All landscaping required under the General Provisions of the PD District, 1478th Zoning Unit, shall be installed and established. *b. 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 City Engineer. *c. Grading of the tract must conform with the recommendations of the soils engineer to the satisfaction of the City Engineer. *d. The following shall have been submitted to the City Engineer: (1) 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. (2) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. (3) 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. *17. Prior to any grading of the site, and in any case prior to filing a Final Map, a detailed construction grading plan (including phasing), a drainage, water quality, erosion and sedimentation control plan for construction and post-construction period prepared by the Project Civil Engineer and/or Engineering Geologist, shall be approved by the City Engineer. Said plan shall include detailed design, location periods when required, and maintenance criteria of all erosion and sediment control measures. The plan shall attempt to insure that no increase in sediment or pollutants from the site will occur. The plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. All erosion and sediment control measures shall be maintained by the developer until responsiblity is turned over to the project homeowners' association at the time the City Council accepts final improvements and releases the performance guarantee required under Condition 21. *18. 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 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 City Engineer, if grading is undertaken prior to filing the Final Map. *19. If grading is commenced prior to filing the Final Map, a surety or guarantee, as determined suitable by the 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. DP 83-20 4.111, *20. 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 performance guarantee required under Condition 21 is released; thereafter, maintenance shall be the responsibility of a homeowners' 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. *21. The subdivider shall grade the tract, install landscaping, soil erosion, sedimentation and drainage control measures, and improve all streets and easements, as shown or indicated on Exhibit B and these conditions, and shall contract with the City of Dublin to accomplish all said improvements. *22. 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. 23. Gas, electric and telephone service shall be provided to each lot in the subdivision. *24. Cable TV service shall be provided to each lot in the subdivision; in accordance with existing City ordinances and policies. *25. Install fire hydrants at the locations approved by the Dublin San Ramon Services District in accordance with the standards in effect at the time of development. A raised blue reflectorized tiaffic marker shall be epoxied to the center of the paved street opposite each hydrant. *26. 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. *27. Subdivider shall pay fees in lieu of park dedication to the City of Dublin based on value of the number of square feet of land in the tract required by the Subdivision Ordinance. *28. Street grades shall be no more than 12% maximum, with 6% grades at intersections, unless otherwise approved by the City Engineer. 29. Subdivider shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 30 Grading shall be reduced as much as possible through use of split lots, custom lots, minor redesign, etc. Lots 80, 81, 82, and 83 shall be custom lots, not graded to flat pads, to reduce canyon fill and preserve views. Lot #168 shall be eliminated. 31. Street names shall be approved by the Planning Director. No approval is given by this resolution to the names shown on the Tentative Map submitted. Prior to filing the Final Map, the tract area must be reclassified to the PD (Planned Development) District, establishing provisions with which the use and design indicated herein substantially conform. Any modifications to the project design approved by this reclassification action shall supercede design on the tentative map and shall be considered as an approved modification on the Tentative Map. i DP 83-20 41 *33. Gates for stubbed streets shall be approved by the City Engineer, and may be of a type allowing access for agricultural purposes. **34. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1"= 400-ft. scale, and 1"= 200-ft. scale for City mapping purposes. **35. Provision shall be made to connect a street into the Murray School property to the east. The exact location to be worked out with City Staff. **36. -Revised: ' Traffic impacts at San Ramon Road shall be mitigated by the developer providing, or paying for (at the City's option), intersection improvements at Silvergate Drive and San Ramon Road as follows: (1) one-half total cost of fully signalizing the intersection. (2) Median island modifications, to include new fifty feet of 4-foot-wide island on south leg, thirty feet of four-foot-wide island on the north leg of the island, and shorten the Silvergate leg island approximately 20 feet. (3) Remove and replace an island at the northwest corner of the intersection. (4) Extend the drainage culvert approximately 30 feet, to allow street widening along the west side of San Ramon Road approaching from the north. (5) Widen the San Ramon roadway, along the west side, and north of Silvergate Drive to the ultimate width, to include two through lanes and one right turn lane. This widening to extend approximately 400 feet, be about 30 feet wide at the maximum width, and taper to "0" at each end. • (6) Construct related signing and striping at the intersection. (7) Engineering, plan checking, and inspection costs. The contribution shall be made on a prorated unit basis at Final Map approval such that all the contribution be made when one-half the total units have been subdivided by Final Map. Should the City proceed with the intersection/signal work prior to the Developer submitting all the required mitigation fees, the City will set up a reimbursement fund to pay back the City's General Fund. **37. Prior to the filing of any Final Map, grading or improvement plans with Alameda County, the City of Dublin shall be provided copies of said plans in ample time to review and prepare comments on them for distribution to the County reviewing body and staff. All other plans, and the like, that are prepared to comply with the conditions of approval for Tract 4859 and the 1478th Zoning Unit shall, likewise, be provided to the City of Dublin for review and comment. **38. The time extension for Tentative Tract Map is granted for two and one-half years (until September 16, 1986). **39. Lot #191 shall be eliminated at its present location. An alternate location may be approved by the City Engineer and Planning Director. **40. The project engineer shall revise the access to lots 24 and 25, or relocate the lots, to eliminate access on the Silvergate Drive, unless such a revision can be shown to be impractical. a DP 83-20 r e. (01 **41 . Creekside (Alpha) Drive shall be widened from Silvergate Drive to Lot 33 . The widening shall create 42' of paving within a 58-foot right-of-way. PASSED, APPROVED AND ADOPTED this 13th th day of February , 1984 . AYES: Councilmembers Drena, Hegarty, Jeffery, Moffatt and Mayor Snyder . - NOES: None ABSENT: None (4-"Y-e} * Mayor /442------ E T: r c,_101 City Cler . t S DP 83-20 RESOLUTION NO. 85-033 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 85-038 HATFIELD DEVELOPMENT CORPORATION/INVESTEC, INC., CONDITIONAL USE PERMIT APPLICATION AMENDING CONDITIONS OF APPROVAL ESTABLISHED UNDER ALAMEDA COUNTY APPLICATIONS FOR THE 1478TH ZONING UNIT AND TENTATIVE- MAP 4859 AND THE RELATED EXTENSION PROCESSED UNDER DUBLIN APPLICATION PA 83-073 NIELSEN RANCH, WHICH COLLECTIVELY COVER THE 70+ ACRES INVOLVED WITH TENTATIVE SUBDIVISIONS 5072, 5073, AND 5074 AND LYING PARTIALLY WITHIN THE CITY OF DUBLIN AND PARTIALLY WITHIN THE UNINCORPORATED AREA OF ALAMEDA COUNTY WHEREAS, Larry Hatfield of Hatfield Development Corporation, requested approval of a Conditional Use Permit to allow a minor modification to the approved plan covering 70+ acres of PD District Lands (1478th Zoning Unit) being a portion of the Nielsen Ranch Subidivision (Tract 4859); and WHEREAS, the Conditional Use Permit application specifically requested modification of Condition 10(a) of the conditions established for the PD District Plan to allow grades on the Construction Grading Plan to,be changed more than the established five-foot maximum from these shown on the preliminary grading plan and further requested modification of conditions established for Tract 4859 to modify Condition 30 as regards grading restrictions involving Lots 80, 81, 82 and 83 and modification of Condition 27 to have payment of fees (in lieu of parkland dedication) made to the City of Dublin rather than DSRSD; and WHEREAS, the adopted City of Dublin Zoning Ordinance allows modifications to an approved PD District Plan if the Planning Commission determines the modification(s) do not materially change the provisions of the PD District Plan and where approval of a Conditional Use Permit 'is secured; and WHEREAS, the Planning Commission did hold a public hearing on said project on July 1, 1985; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, this project has been reviewed in accordance with the provisions of the California Environmental Quality Act 1 and has been found to be categorically exempt; and WHEREAS, the Planning Commission found that the Conditional Use Permit will not have a significant environmental impact; and WHEREAS, the Planning Commission found that the requested modifications are minor in nature and will not materially change the provisions of the 1478th Zoning Unit, the PD District Plan covering the subject property; and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit request be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth; and NOW THEREFORE, BE IT RESOLVED that the Dublin Planning Commission hereby finds; • ATTACHMENT Z RG Ite3o. 8S-ozs (14 ....., 6 0°'•••, modified to generally conform with the Plot and Grading Plans for Tracts 5072 , 5073 , and 5074 prepared by Wilsey and Ham and labelled Exhibit B of City File PA 85-038 on file with the City of Dublin" . 3 Condition #27 of -Resolution No . 17-84 of the Dublin City Council is amended to read as follows ; 27 . "Parkland dedication as required by the Subdivision Ordinance shall be made prior to recordation of the Final Map . The Dublin City Engineer shall calculate the parkland dedication based upon the Subdivision Ordinance. Payment of fees shall be made to the City of Dublin. Final calculations of the required park dedication fees shall be made prior to the approval of the Final Map . " 4 Condition #30 of Resolution No . 17-84 of the Dublin City Council is amended to read as follows ; 30 . "Grading shall be reduced as much as possible through the use of split level lots , custom lots , minor redesign, etc. Lot #168 shown on Tentative Map 4859 shall be eliminated . " 5 Condition #10 a . of the General Provisions for the 1478th Zoning Unit is amended to read as follows ; 10 a . "Grade : Grades on the construction grading plans shall generally conform with the Plot and Grading Plans for Tracts 5072 , 5073 and 5074 prepared by Wilsey and Ham and dated received by the Dublin Planning Department June 6, 1985 (Tracts 5072 and 5073 ) and June 18, 1985 (Tract 5074) .- . PASSED, APPROVED AND ADOPTED this 1st day of July, 1985 . AYES : 4 NOES : 0 ABSENT : Cm. Raley Planning Commission Chairman ATTEST : Planning Director i l /7 (771 10 RESOLUTION NO. 31-85 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING AND ESTABLISHING FINDINGS 46+ACRE SL ITE CONCERNING FOR A PLANNED DEVELOPMENT (PD) PREZONING FOR A PA 85-035.1 HATFIELD DEVELOPMENT CORPORATION-INVESTEC, INC. WHEREAS, Hatfield Development Corporation-Investec, requesting submitted an application the City prezone to a Planned Development (PD) District 46+ .acres lying outside the western boundary of the City of Dublin in the vicinity of Silvergate Drive extension; and WHEREAS, the Planning Commission did hold a public hearing on July 15 , 1985 ' and Plannedadopted Development NPD)BPrezoning 5-040 recommending approval of the request PA 85-035 . 1; and WHEREAS, proper notice of this request was given in all respects as required by law for both the July 15, 1985, Planning Commission and August 12, 1985, City Council public hearings; and • WHEREAS, the Staff report was submitted recommending that the application be approved; and WHEREAS, the City Council did hear and consider all said reports, recommendations and testimony as herein set forth; and WHEREAS, the City Council finds that the proposed .tprezoning is consistent with the City General Plan; and WHEREAS, the City Council has previously adopted a Negative Declaration of Environmental Significance for this project; and WHEREAS, the City Council finds that the prezoning will not have a significant environmental impact; 'and WHEREAS, the prezoning 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 WHEREAS, 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; WHEREAS, the City Council finds that the proposed rezoning is consistent with the City' s General Plan policies ; and WHEREAS, there is little or no probability that the rezoning will be a detriment to, or interfere with, the City' s General Plan; and NOW, THEREFORE, BE IT RESOLVED THAT THE City Council approves the Planned Development (PD) prezoning request PA 85 035 . 1 subject to the Conditions of Approval Resolution No. 17-84 of the blin until1ty September116t11986)teinion for Tentative Map 4859 granted Resolution No. 85 the Dublin Planning the Findings and Commission(Conditionalpermit) and subjectand General Use by Alameda County Provisions for the 1478th Zoning Unit approved on July 20 , 1981 . \TTACHMENT 3 • sir °V?T PASSED, APPROVED AND ADOPTED this 12th day of August, 1985 . AYES: Councilmembers Hegarty, Jeffery, Moffatt , Vonheeder and Mayor Snyder NOES: None ABSENT: None Mayor ATT City Clerk - .'r• »tom 1 • .„..... _ . _ . ExHl3ITC ' GE E.RAL PgOYLSlO,`LS • 11173:h ZONING UNIT July 6, 19S1 . 1. '1.11G Final Map of Tract 4159 shall ll be filed with the County F.ccord_c of Jtlamcd3 County prior to commencement of any improvement in the project, with t. related thereto. c:caption of grading and improvementsr . conditions cf approval for .Tract 4359 arc ircor?oratcd by reference as Cen:rst - 2. , All condr . • ProvisiOCts of this reclassification- - d cor•.struc:icn gr ad+ng plan and soil erosion and Pricy to any gracing, aid=:ail detailed bya CivilEngineer in o� accordance row i rand '" t control plan prepared ,, soils and ,..•.tcg:c and. provisions ec p reclassification arid -the projectg • ^o i ions of this byDirector of Public 'Works. fir C:.., _ and. pga st approved the Dir_ . r j investigation re;ro• • shall E' �� with this plan to the satisfaction of the Dire—tor shall be completed in accordance of Public Corks. . 4. Prior tc_fiiinc�-t o Firzl ► a- t:^.'• f llC.::Lr:o shall be done: - a. a lanecca plan, prepared. by a registered ' C :. C : •--t<t � a^CrCYe^ by the F:.nr:._•, Director. Said plany'2'1 :nC1LCe [:S::i. ►- preservation, p-c.r-,:C. c_ly along -the creeks; buff trir o cf ewiS::n g deYG.c-ram.. fro:- views of project homes and lets; drought-resistant plan: r:2:e.:�r - an rCr:z3::Cn SfS::r; lonz-terrr. maintenance p.Oora^ for i.,.0 le—cC+.:.c.. ac. i atie:: ( Iud.::� a�v1C= Cr. :2:n:G:) .C= of drainage tcC...d..-:r designation. of and im v en: cf plans for park sites; aesthetic Lcar ._ c: slopes-, and shall conform to provisions of the erosion and S` - e. . • .. a•ca control plan -d 415 under ccr.di.icfs for Tract . the developer's G:ter:'=C L.:� shall be maintained a: c t .. �l1 landscahas ,tt�dd and final iracr_v fully n and established landscaping has been LCcar of SI;Cervisors. Transfer of maintenance h�'/` been aCC_pteC by the � C of Cr individual 11C�.GCWG='3 shall res�;nsibili:y to the hcr,.eowre.s association not occur until requirements of this provision and the land.scapir.g plan a:-: met. 1 .�r-t r-�ort of ezistir.g trees to be pi-es-erred shall be b. A Cetailed h.rt.c.:I' _ ,. Said report s'::.1 be prepared bra approved by the Planning 'Director. - ! ualified horticultural consultant ando hal incsuj,st t not bcin Lited:o, -'., q e_ potentially 2.usino - cvzlua evaluation of trees � y . reduce eliminate ba.�,;:s a^..' Me3SUres recommended. to substantially reduce c cessary to vote:::other measures re .. encompass :n� a?I 1c:s in prcic=: :hailbe A hCrflec::;:e.. ,�;�; .:en mpass be approved by the Planning Director. G d CC;=s for each lot shall f:r.'.e -d Association, s::1i i c��'r= that: CC�:�: for said shall �,. both a Iitn azai. . t:< _ dues and a::c::r catseach.;rope: o•2;,cr; 1) as esen' °nd and a personal bligaticn of ea 1 • y t: o�r`_I "�" :^d:;arc:. 'r. As:Cr•iaticn shall tat fee tic to - 2) The , 1 Cn area:, in $^-^cl re-,:air, InC.udi:t� 3) i:c t\s:C'-%lticn maintain sfl Comm fc g end 1,iIn udi dras:ab•_ and erosion control improver.,ent:' ,, a? :stain, through an ap;�copriate easement,�1;,C,r ;a;ion sn 1 ma 115, 116, and 117. �'` '1•le- to the ear of Lot, 30, 31, a„ `r,�;:•3g' far r • li i • .. • • .., , ----.24 . ,...r_l .1 , ,...s -03 • . 1 , ll r , . . fyove4it- P k,'StotS /417g 14` five• L iiiIT �• ,,... . • • ' 4 • , ... • - EXHIBIT C - GENERAL PROVISIONS 1k78th zoning Unit Page 2 • • 4) the Association shall kccp the County Planning o rtmcnt inforssociam liarf ed of the current name, address, and phone num er official representative; and 3) the Pacific Telephone and T cic'graph Company, uvn sufficient notice, shall be authorized to enter any portions of the units whenever restoration of any telephone service requires such entry. The Pacific - Telephone and Telegraph,Company shall have the right to install, move, remove, or run new lines in or on any portions of the Common Arca and the interior and exterior of units, except where undergrounding is required by. the Subdivision Ordinance, as is necessaryy to mail b= • telephone service within the subdivision_ This provision may amended or terminated without consent of -the Pacific Telephone and Telegraph Company. ,d_ Owner ship and maintenance of Parcel "C" shall be approved by the Planning . Director. - e. A program shall be submitted by developer and approved by the Dire-tor of Public orks to mitigate traffic impacts on San Ramon Road near Silvergate • 'W Drive- Said program will, as a minimum include contribution to a traffic signal at the intcrscc:icr. and payment for improve^ent of the inursec:ion -Cs. in the following snail bat do;e: 5. Prior to issuance of Building Fer Ti--� a. Developer s;aII submit for Planning Director. a^.'orl a pccQ-a- for •, . Ire r?crat:cn of passive solar design features in homes to be bull: on s:.Jj---- Iots to that maximum practical extent.. Such features may include, but an: net limited to: house-to-Iot orientation (minor axis within 22.5 of true south,-, maximization of southfacing glass; overhang or awnings en south windows and ex�csur es; deciduous Trees providing and neevi:ion of heaC: Shade on �eollt:ors (such as uth, 5V.IthC151, Cr h... miremum); p southwest facades (15 gal. ��� ' concrete floors or water-flfled container walls). designed to the satisfaction of the building Official to b. The project shall be _ facilitate the current or Iater addition of solar het water systems, as follows Construction plans Shall designate the location en the roof for the 1) necessary number of collectors to achieve 60% solar deYendency in an area fret of plumbing or heating vents or other obstructions and with a structural capacity to support the collectors; 2) Construction plans shall designate the Iodation in each lciidi.^.g for an o appropriately sized hot water storage tank or tanks; 3) Fr of ' plans sh,it Letts:e installation of th; following: attached to the roof structure to facilitate. later a.) Mounting brackets installation ofcoIIcctcrs without cutting roof membrane; _ __ b) Froper ly-sized piping between the storage _tank location(s), t.`,c collector location and the location of the bsc':up he:-water heater; c) Properly sized electrical conduit and pull wire between the storage tank location(s), collector locations and the location of the backup hoc-water heater to iaciiitatc later installation of sensor wires; Li) Properly sired ,eioct!ical outlet at the storage tank location to provide power for circulatory Fumpr; • c) Cne model home with a fully 'operational solar hot toter eyste:r.; t - ,, .. • ,'� t • , . ( t ' • EXHIBIT C - GENERAL PROVISIONS 1473th Zoning Unit Page 3 • f) Dedicate solar access casements to assure that each lot shall have the right to receive sunlight across adjacent parcels in this project. Said casements are to be designed by the suividcr and approved by the Planning Director. • 6. Solar hoe water systems shall be offered to buyers as an optional improvement. 7. Final design &awings and improvement plans shall be followed during development and construction, unless changes arc authorized pursuant to General Provision 10. Z. Prior to occupancy of each t lit or groups of units, the following shall be done: a: Project grading shall be completed in compliance with recommenda:iers contained in the soil and geologic report, as approved by the Director of Public Works, which is made a part of this approval, and shall be done under the supervision of the Project Soils Engineer who shall, upon its completion, • submit a declaration of such compliance to the Building Official and Direr cr of Public Works. . • b_ Provide evidence to the Building Official from the Pacific Gas and Ele -ic met:: PG&E's requirements o: he 'E orgy Company that the ur'.:s t" Ccnser'a:iCn Home Program." ' • rc' t cr Civil Engineer shall•provide a letter to the C:::! ing OC_ The PrCIe n :i1:a_• cons`rYant ICi!e:S, s ewer heads, fauce'�, and :al stating h2: water autic t withIe.: flowcycles have been installed in to t:^. a�.:somatic cishv.-=sirens of t=e last 5 units in any phase of the project for whit. a °_ Prior to cc;uoznc, ,�•• shall t is filed, the following be done: separate FinalMao . a.. Project Civil Engineer shall provide a letter cr letters to the Building Official stating that the project, as buil:, complies with plans and provision of this Distr ic:_ Said letter cr letters shall contain a report accompanied by a mao indicating any authorized eanges pursuant to General Provision 10- b. Landscaping shall have been installed in compliance with the plans require-' in General Provision Qa_ • 10_ During the construction stage of the project, changes in the provisions of the l approved Land Use: and Development Plan and beyond those required tinder provisions contained in Exhibit B, may be authorized t`treugh Zoning Approval to the following extent: a. Grade: Grades col the constr:.uction grading plan may be changed a maximum — the grading plan in Exhibit B. c: � 1e=t from those shown on grading b. Plant Materials: Ccic variety of plant materials may be subs:i;u'ed ier anotner O: sirnuar size and characteristic. • e. Landsca Feature:: Arbors, mounds, benches, fences, and other la,:dsca tea tures may be arced cr mcCified in design, location and materials. If the requirement: ofthe approved plan are sprcilied as minimum cr maximum, said minimums or maximums shall not be exceeded. Any other change may be . permitted to the extent and in the manner specified under Section 3-31.13 of the Alameda County Zoning Ordinance. All structures and roadways must be contained /respectively within lot and right-off-way boundaries. • • . • t. • • I . 1 • f.. (• , • EXHIBIT C - GENERAL PROVISIONS 1473th Zoning Unit • - - Page 4 ' 11. After the project has been eomplctcd, and subject to observing any minimum and maximum dimensions specified in the approved plan: a. In the common areas, plant materials, arbors, fences, paving materials,ls, and similar landscape features may be added, replaced or deleted. b. Any construction, repair or replacement which would occur in the normal course of maintenance of the common areas as the project matures may occur subject to the securing of any permits or paying fees required by other ordinance. . . Any ocher ehang_s may be permitted to the extent and in the manner s; .lficd ty d-er Section 3-31.13 of the Alameda County Zoning Or:firance. . _ 12. With_the exception of the following site arca requirements, lots designated for single family dwellings shall be subject to any and all restrictions of the Alameda County Zoning Ordinance pertaining to the R-1-B-E (7,000 sq. ft. minimum lot size) District- a. Median Lot Width - 70 fee: • gate width cf a: leas: 15 fee: for each lot, minimum 5'. b. Side Yard - Aggregate cam-r-eg� cm accessory structure proposed within Lots 252 and 253 (:o=:nrccrc 13. Every dwelling aCC_ 5:.r D structure �, Review. E�_'fe.':!1- and other rt'.e3.-, areas) shall subject to Si:_ eve:cpm_nt o sLaIi be employedt �r and preserve privacy of existing adjacent i to :r'..it intrusion u- residents. shall be constructed within 20 fee: of the existing 1�•_ No d::ellings cr structures ' eks toos of banks or tops of c:e_k banks c:eated by gratins.. natural ere artificialnatural banks of Martin Creek or Clark Canycn . No fill shall be placed on existing Creek. . boundary of the properly shall net be a 15. The 25' access easement at the southerly bo y F hall not a a d maintenance er se other shalllbetty of homeowners in approved by the Planning this Director prier to filing design of this easement any Final Map. . i 16. RecJassificatien of the area within vi of s o�r an exchangeloFan equal 1area to be placed n approval by the Board of Super. . in the Preserve. 1933, and ately every 2-1/2 years thereafter until . 17. Prier tc June I, a��rcx:m - Planning Director will review these ener:. completion of all construction, the lanning - Frcvisior•s and report to the Planning Commission. purpose of rFconmcnding to tsttienEoard for cause, initiate a public h o of Suce:visors that the •E-oar d add Provision:, modify existing Provision., cr dinir- te. Frcvisions at that time. • �proval of a Tentative Map for the project, further . 1Z, Friar to Fl.�rv;ing Commission are � to _ Of icial investigation shall be conducted prorosedhstructures for human occupancy Official to determine thatr•r'+ exist on the site. Subsequent modifications to the land use and development plan based on said geologic investigation may be approved by the Planning Director and / bccornc a part cf "Exhibit 13." i STAFF RECOMMENDATION ADDITIONAL LOT SPLITS Sheet 1 of 6 Block 1 lots 3, 4, 5 & 6 Block 3 lots 22, 21 & 17 Sheet 2 of 6 Block 2 lots 1, 2, 3 & 4 Block 1 lots 24 & 8 Block 3 lots 10 & 11 Sheet 3 of 6 Block 2 lots 9 & 10 Block 3 lots 1, 2, 6 & 7 ATTACHMENT Rjj�,42.m."� ,+7 •,114 s 4.1t d',pf tiVI i +ry 41V�", C W 1:P$r:e` r 1-*• 9 r • J 1',- .1 `., ZTJ(flfjX f+r�.vs r' 1 i. H f0�f.,a'ri;i �r'l,j/sr r In ;fej} r.' e .i1.Yi :A i t _ �; a) 4 "+ i _3�. {"r,ii "RESOLUTION NO:,82 85 s's`,`' r ...... -:.A_RESOLUTION OF...TBE.,CUL CMCIL„OF 78$.Cjj7C,.9F,.AU13LIN APPROVING THE SITE DEVELOPMENT REVIEW APPLICATION i.i .. PA 85-035.3 HATFIELD DEVELOPMENT CORPORATION H.•:- INVESTEC, INC ' % - WHEREAS, Hatfield Development"Corporation-Investec, Inc. have submitted detailed Site.Development.Review plans for the 175-lot single family residential (70+ acres) and common open . space (18.6+ aacres) project that collectively make up Tentative , Maps 5072, 5073, and 5074 being the remaining, unrecorded single family residential portions of Tentative Map 4859 (APN 941-1007- 34, 7-40 and 7-44); and - _ , WHEREAS, the Planning Commission did hold a public • hearing on the matter at their•""regularly scheduled meeting on July 15, 1985; and WHEREAS, the Planning Commission adopted Resolution No. 85-042 recommending that the City Council approve PA 85-035.3 Hatfield Development Corporation - Investec, Inc.; 'and WHEREAS, proper notice of .the July 15, 19'85, Planning - Commission and the August 12, 1985, City Council public hearings were given in all respects as required by law; and...-. WHEREAS, the Staff Report was submitted recommending that the Site Development Review be approved subject to conditions prepared by Staff and reflected in the Planning Commission Resolution No. 85-042; and WHEREAS, the City Council did hear and consider all said reports and recommendations as herein above set forth; and • WHEREAS, the City Council considered and reviewed the submittal information at their regularly scheduled meeting on August 12, 1985; and WHEREAS, the City Council had previously adopted a Negative Declaration of Environmental Significance for the project; and . WHEREAS, the City Council finds that the proposed Site Development Review will not have a significant environmental impact; NOW THEREFORE BE IT RESOLVED that the Dublin City Council does hereby find: 1 The Site Development Review request is substantially consistent with the intent and requirements set forth within the conditions of approval covering this property specifically as set forth by Resolution No. 17-84 of the Dublin City Council (PA 83-073; Tentative Map Extension), the Findings and General Provisions for the 1478th Zoning Unit approved by Alameda County on July 20, 1981, and Resolution No. 85-33 of the Dublin Planning Commission (PA 85-038; Conditional Use Permit). . 2 The approval of the Site Development Review will be consistent with the Dublin General Plan. 3 The proposed Site Development Review request will not have a significant environmental impact. • -1_ TTACHMENT . 82.1105 • 4 The Site Development Review request is appropriate for the subject property-in-.terms•.of.-be.ing•.compatible.•to,.existing..land ----.- uses in the area, will be visually attractive, will not overburden public services, and will provide.housing of a type s and cost that is desired, yet not readily available in the City of Dublin. 5 The proposed Site Development Review request 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. • 6 General site considerations,'including site layout, orientation and the location of buildings, vehicular access, circulation and parking, setbacks, public safety and similar elements have been designed to provide a desirable environment ,' for the development. 7 General architectural considerations including the character, scale and quality of the design, the architectural relationship, with the site and other buildings, building materials, colors and similar elements have been incorporated in order to insure compatibility of this development with its design concept and the character of adjacent buildings and uses. • • 8 General landscape considerations including the locations, provisions for irrigation, maintenance and protection of landscaped areas and similar elements have been considered to insure visual relief to complement buildings and structures and to provide.an attractive environment for the public. 9 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 geological consultants' recommendations are followed; and the site is in a good location regarding public services and facilities. • BE IT FURTHER RESOLVED THAT the Dublin Planning Commission finds that the Site Development Review PA 85-035.3 is an integral part of the Planned Development (PD) Zoning and Prezoning of the subject property; and BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby recommend that the City Council and Planning Director approve the Site Development Review PA 85-035.3 subject to the conditions listed below: CONDITIONS OF APPROVAL: Unless otherwise specified the following conditions shall be complied with prior to issuance of the building permits. Each item is subject to review and approval by the Planning Department unless otherwise specified. 1. Except as specifically modified or elaborated upon by the conditions listed below, site development of the 89+ acre - 175_ unit single family residential/common open space remainder of the Nielsen Ranch Subdivision (Tentative Map 4859) shall conform to the Conditions of Approval established by Resolution No. 85-33 of the Dublin Planning Commission approved ,on July 1, 1985, for City File PA 85-038; Conditional Land Use Permit. - 2. Development shall be generally consistent with the following submittals; A. Tract 5072 Plot and Grading Plan, prepared by Wilsey and Ham and dated received by the Dublin Planning Department May 17, 1955. -2- ,, •, P;: • r , • .4,•tes ”t',, • •. ' •t'4„,e4 •••-4'• • B. Tract 5073_ Plot and Grading Plan, prepared by Wilsey and Ham "•"-- •and 'dated received✓:by"'b"he'"Dtblin'"Prghning IIepar"omen ""June"6"""" " 1985. , C. ,. ,; . _.,: ,. ' _.,�., rat;. ,. � •� . Tract 5074. Plot 'and Grading .Plan, .prepared by"Wilsey;and Ham and dated received by7,the Dublin Planning Department June ft D. Floor Plan and Elevations - Dublin Heights, prepared by Emil • Benes Associates, architecture and Planning, and dated ~' received by the Dublin Planning Department May 17, 1985. E. Dublin Heights - Exterior Color Schedule, prepared by Hatfield Development Corporation and dated May 6, 1985. F. Nielsen Ranch - Custom Quality Features, prepared by . " Hatfield Development Corporation, and dated July 1, 1985• - G. Nielsen Ranch - Rear yard depth on lots indicated as having less than 15 ' level, prepared by Wilsey & Ham and dated received by the Dublin Planning Department August 12, 1985. Collectively these submittals constitute Exhibit "E" on file with the Dublin Planning Department (PA 85-038).. • i - 3 . Unless otherwise stipulated _in these conditions' of approval or by subsequently approved Site Development Reviews covering the lots in this project, development of the single family residential lots in this project shall conform to the following design criteria; Front Setback - 20' minimum Rear Setback - 20' minimum* (with a 15' minimum clear and level area from building to adjoining top or toe of any engineered slope area steeper then a three-horizontal-to-one-vertical ratio) . Sideyards - 5' minimum and 15' aggregate minimum (The minimum sideyard shall be increased to a width of 6' to 8 ' wherever feasible, and shall include a 5' minimum width clear zone for circulation and maintenance purposes adjoining the structure placed on each lot which shall be clear and level. Wherever feasible a 10' clear and level zone , for possible future vehicular access to rear yard areas and for maintenance purposes (exclusive of • any 4' lift or drop where front- to-rear split level units are established) , shall be provided adjoining the structure placed on each lot in this subdivision. This 10' clear and level zone shall be provided along the sideyard adjoining the garage wherever feasible) . Street-Side Sideyard Setback - 15' minimum -3- .f.A9..n-wc.Vus�i«r.�G`,rr.+u—✓ .vr, p„ r r :..!< /r n^ .4 s �,�r.+��t r—f/3/✓ � �� r .�r� .�'`�"� 4k Is:tfl y.l 3(y � - tih 1, � iv ./- .a'r irar.✓ t' 1 r1'J.,Y 1 f Except as specifically modified by the above listed design criteria,'-'or as established„elsewhere,ln,the conditions of r •: -, ;-� „ 'approval for'this`project, the lots deiie1oped in this projec,t shall ,be, subject to the guidelines of the R-1-B-E;•Single Family Residential Combining District (with 7,000 sq. ft. minimum lot size and 70' minimum average width),as regards both land use restrictions and minimum/maximum development criteria. ' * Rear yard setbacks for Lots 1-10 of'Block 5 - Tract 5073 may be reduced below this 20' standard as generally depicted on the Plot and Grading Plan covering those lots. Rear yard clear and level areas for custom, modified plans and production units listed on the submittal identified in • Condition #2.G. above may be reduced to less than the 15' standard as generally indicated by that submittal. 4. Site grading aggregating in excess of fifty cubic yards and/or placement of ancillary detached structures aggregating in : excess of 100 sq. ft. in size located in excess of thirty-five feet from the principle residences established on the following lots shall not occur until a Site Development Review application; is processed pursuant to Section 8-95.0 of the Zoning Ordinance; Tract 5072, Block 1, Lots 1 & 4-6 Block 2, Lots 7-9 . Tract 5073 Block 1, Lots 1, 3, 4 & 6-12 Block 2, Lots 1, 2, 12, 13 & 16-21 Tract 5074 Block 1, Lots 2-10 & 14-19 • 3 VBlock 3, Lots 1-16 & 18-22 `'5. Slope areas with a gradient steeper then three-horizontal- • 'i„-one-vertical created in conjunction with this project with the ' Tesultant slope height in excess of seven feet shall be planted 4with 15-gallon sized trees within 60 days of the site's rough Igrading. Planting ratios to be observed for these areas shall be -?,:!one tree e 1,000+ square feet of slope area. In addition to.the trees required at rear and/or side slope areas, a minimum of two ;on-site tree shall be provided by the developer along the ;frontage of the lots established by this development. These '' ?.trees shall be of a minimum size of 15-gallons and shall be of a 7. species determined acceptable by the Planning Department. Trees ian slope areas of individual lots and within the Common Open _, Areas shall be irrigated and shall be maintained by the developer ;until the individual units are initially occupied and the ;'!ownership of the common open areas is assumed by the Homeowner's • -1Association for this project. Irrigation of trees within • !individual lots shall be by separate irrigation systems to be the .- responsibility of the future individual property owners. >6. The height of custom or modified homes shall not exceed twenty-five. (25) feet as measured perpendicularly from natural grade. Skirt heights screening undeveloped, non-living space for • custom or modified homes (measured from natural grade to finished floor elevations) shall not exceed a maximum of nine (9) feet. •• Deviation and/or refinement of these standards may be considered . as part of the Site Development Review process covering these • lots. • • 7. The design, location and materials of all fencing, and of :all retaining walls install by the developer, shall be subject to ;review and approval by the Planning Director. Provision of ;;;common fences for all side and rear yards shall be the • 44responsibility of the developer. Fencing insyalled by the :, .developer at the bottom or top of slopes higher then ten feet, `i..-',and/or fences of rear yards with a high visibility from adjoining 1,,! own slope areas, may be designed with an open mesh material, iksubject to review and approval by the Planning Director as 4e6regards location and material utilized. -4- r k11.f�ilb4f✓.�taOUtW/Kur�/L.I✓w....au✓rw .r N, r,� a ✓sr r..�, t •ru rN (h1jJ,pf' ' 3 r T 4i f �f�x'a �?t✓�'��vv'�f''/� �f� � ,,ry rifq� ,-�`,��r���5�r , tl car� 8. An adjustment td downslope fill areas shall be made below --the=following dots--to•provide<a..more,rounded,....Linisheddesign-.---------•. . more reflective"of surrounding natural;slopes;" '"""'"'"`` ' ' Tract 5072; Block 2 Lots 7 9 ' . .. 'Tract 5073; Block 3 - Lot 1 Tract 5074; Block 1 Lots 25 = 28 . 9. ' Stem access areas into the Common Open Space Areas shall be graded to accomodate vehicular entry. Final grading plans for these areas shall be subject to review and approval by the City Engineer, the DSRSD - Fire Department and by the Dublin Police . Department as regards maximum horizontal and cross slopes. Provision of bollards and/or gated access entrys to these areas from adjoining public streets shall be subject to review and approval by the same three parties. • 10. Adjustment to Lots 1, 2, and 23 to 26 of Block 4 of Tract . 5073 shall be made to generally conform to the Staff Study prepared for that area and dated July 10, 1985. These . modifications shall be made to increase the clear, level rear _ yard area of Lot 2 and to provide a minimum 15-foot street-side side yard setback for Lot 23. 11. A new, Common Open Space Area shall be established encompassing the bulk of the ungraded slope areas ofiLots 1, 2, 12-14, and 16-19 of Block 2 - Tract 5073. Appropriate vehicular access to this new common open space area shall be supplied and shall be subject to review and approval by the Planning Director, • the City Engineer and the DSRSD-Fire Department. Heavy irrigated landscaping on the cut slope areas above the adjoining the cul- de-sac bulb for Cloud Court (slopes within 75 of the cul-de-sac on Lots 12 and 13 of Block 2 - Tract 5073) shall be provided by the developer and maintained as part of the new common open space area by the project's future Homeowner's Association. 12. The twelve custom lots proposed for development within this project are subject to individual, or grouped Site Development Review applications pursuant to Section 8-95.0 of the Zoning Ordinance. Grading for these lots shall be minimized to the greatest extent possible while creating reasonably sized, functional exterior living areas (padded yard areas and/or raised deck areas). 13. 'To the greatest degree feasible, the site grading and drainage established in proximity of the north west corner of the adjoining Dolan School Site (APN 941-100-7-26) shall be coordinated to provide smooth, uniform slopes and intergrated drainage systems. 14. The adjoining lands identified as the 3.5+ acre Common Open Space Area - Parcel "D" of Tentative Map 4859 shall be retained within the remaining, unsubdivided portion of the Nielsen Ranch holding. Access to this area shall be provided between Lots 15 and 16 of Block 3 - Tract 5074. 15. The pad elevation and lot configuration of Lots 8, 22 and 23 of Block 1 - Tract 5074 shall be modified to generally conform t6 the Staff Study prepared for that area and dated July 10, 1985. These modifications shall be made to allow the height of the driveway ramp for Lot 8 to be lowered. a minimum of 4'-6' to decrease its impact on adjoining Lot 9. 16. Project grading performed within 25 feet of the drip line of existing onsite or offsite trees shall be addressed by a horticultural report and the recommendations and findings of that report incorporated into the grading and improvement plans of this project. -5- 1 N i Q • 17. The.lot:configurations 'of,Lots;3,- 6 of B1ock't3 ",Tract 5074 .'-th'all be smodiftedxto•genera12y'°conforie o�ttie•Staf€•^Stuajr-;-.- ---; - r prepared for that area and dated Julyv10, 1985.• These modifications shall be made to limit the encroachment of Lot 4 (lot configuration, unit placement and site grading) into the adjoining open space lands. The required minimum clear level area at the rear of the structure developed on this lot may be reduced to five feet. , 18. ,Grading-above-Custom:Lots,17 19 of-Block 2" Tract-5074'shall be modified to provide deeper building pads and a smoother, • rounder graded face for cut slopes established above these.lots. 19. The developer shall confer with the local postal authorities to determine the type of mail receptacles necessary and provide a letter stating their satisfaction with the type of mail service to be provided. Specific locations for such units shall be to • the satisfaction of the Postal,Service. 20. Prior to the issuance of grading or building permits, a detailed phasing plan shall be submitted for review and approval: by the Planning Director indicating phasing of construction and ' installation of project structures, roads, drainage improvements, improvements with common open areas and required landscaping and irrigation improvements. 21. Signs established for project identification (as regards to number, size, location, copy and design) shall be subject to review and approval by the Planning Director prior to installation. 22. Prior to the issuance of building permits, the developer shall submit a letter documenting that the ordinance requirements of the DSRSD-Fire Department have been satisfied. 23. The configuration and unit plotting for Lots 1-5 of Block 1 - Tract 5073 shall be modified to generally conform to the Staff Study prepared for that area and dated July 10, 1985. These modifications shall be made to maximum the distance between the structures respectively at be located on Lots 3 & 4 and to allow the proposed headwall to be moved further up the existing swale area and to allow a corresponding reduction of the amount of fill placed in said swale area. Based upon his review of the revised plot and grading plan for these two lots, it shall be at the Planning Director's discretion whether development of the two lots shall be with custom designed structures. The decision to require, or not require, custom units shall be tied to the degree that grading within the swale area and the related impacts to existing vegetation is minimized by application of the required revisions to lot configuration and unit location. PASSED, APPROVED AND ADOPTED THIS 12th day of August, 1985. AYES: Councilmembers Hegarty, Jeffery, Moffatt, Vonheeder and Mayor Snyder NOES: None ABSENT: None Mayor 15 � City 1, erk -6- • • _______ ,,•:---....''',' ,- • ,. , / 10% :-- ,,,,:,,,-,• ,-..., ,. ,• .4 ."' . 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"y �, i �,.. .. __ •_ _. \` \ ALL PROPOSED PLANTING SHALL BE IRRIGATED WITH AN AUTOMATIC I,tk' V`i.� t jay .,�. • / 15 -\ DRIP SYSTEM. . RC" q \ \ 1 , 5 / \ J r I I 3 1 5 \ LIEAOFCflDSWPLWWPESGREAIERIVSSS • `� 1 1 ! 1 I /%�/ TAL NUMBER OFRPROPOSED TREESTTO BE PLANTED. KW T ;�. • 1 \ 9-�2P '1 -". t 1' CREEKSOE DRIVE . ' Y-d'c• \,.P !► ♦► �3� ��R H� er._—.._.__-- 1 ` 17 ' 747C +, �t + jIB ;,aoTSTp QQ�' i` '�j:: ;: zR*•'r n ' r:'�ri �.���,"i��r*'"'�A.. a'. !3 m\ /'' R I p" 'v -aws r ee 4*..?..,'Illil° v.:;:...rfi,,,,A„.,,,,,,.4:-..=.:,),-.4; n A . -° ..r1. ,rL :.c ,:`7 ACCENT ENTRY TREES,24.B07( /'' f I\u J y '_- = '"F '�t �7} // 21 / _ 22_,',1 F 1a ,T3�, D tiT \t ,. FLOWERING ACCENT ORCEWDCOVER / j--�. ,ten' r � v� '5 1I �\ DUBL►N P1ANN1NG r�i `` N Z 2''m m�Y ;f PRELIMINARY LANDSCAPE PLAN Vi + T !• COMMON OPEN SPACE TRACT 5074 SCALE:r-Io'-D '�psr1E,� •'`$ ,.4..4.5 1''' l' d. �n� h{ ..A a\ ' Q$ ,` A Tit 1 w wr.,• anirn )-/0•Vo 11 . ..•• .4111 ,\._.....) 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Iv IIIN 4i olio . 112.sfr.w *lib, d . 14,/ N. h,.� _'� •• •say -v '�i 7� • ,• J A TTA c HmENI 7 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Dates: October 3, 1988 TO: Planning Commission FROM: Planning Staff MYH SUBJECT: PA 87-045 Hansen Ranch General Plan Amendment Study, EIR, Planned Development Prezoning, Tentative Subdivision Map No. 5766, and Annexation request for 248 dwelling units on 147 acres, west of Silvergate Drive and north Hansen Drive (continued from the September 19, 1988 Meeting) GENERAL INFORMATION: PROJECT: A General Plan Amendment Study, EIR, Planned Development, Prezoning, Tentative Subdivision Map No. 5766, and Annexation request to allow 248 dwelling units, including 141 single family, 37 patio homes, 36 custom homes and 34 townhomes, on 147 acres in unincorporated Alameda County, west of Silvergate Drive and north of Hansen Drive. APPLICANT/REPRESENTATIVE: Gordon D. Jacoby, Vice President Venture Corporation P.O. Box 847 Mill Valley, CA 94942 PROPERTY OWNERS: George K. Hansen, Alicia Hansen, Eleanor O'Neill & Ruth Reilly 547 Brookfield Drive Livermore; CA 94550 William H. Gale, Jr., Esq. 62 West Neal Pleasanton, CA 94566 LOCATION: West of Silvergate Drive, north of Hansen Drive, and south of Rolling Hills Drive ASSESSOR PARCEL NUMBERS: 941-110-1-9 and 941-110-2 PARCEL SIZE: 147+ acres GENERAL PLAN DESIGNATION: Part of the site is within the Primary Planning Area; part is within the Extended Planning Area. Two portions of the site are currently designated single family residential, with density range to be determined based on site conditions; one portion of the site is designated medium density, 8+ dwelling units per acre. Adjusted unit range is 42 to 109 dwelling units. EXISTING ZONING AND LAND USE: A, Agricultural (Alameda County), vacant property used for limited cattle grazing. COPIES TO: Applicant Owner Mark Trembley, EIP ITEM NO. File PA 87-045 n � SURROUNDING LAND USE AND ZONING: North: Single family and multi-family, zoned PD; grazing land, zoned A South: Single family, zoned R-1; church, zoned A; grazing land, zoned A East: Multi-family and single family, zoned PD West: Grazing land, Zoned A ZONING HISTORY: February 18, 1956, Alameda County zoned the site A, Agricultural. APPLICABLE REGULATIONS: The Dublin General Plan establishes policies and standards to control land use and development within this area. 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 lands 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; 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, rights-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 an Environmental Impact Report (EIR) which finds the proposed project may have a significant impact on the environment. NOTIFICATION: Public Notice of the September 19, 1988 hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. BACKGROUND/ANALYSIS This item was continued from the September 19, 1988 Planning Commission meeting at which time the Commission received comments from the Applicant, the Public and Staff. At that meeting the Commission considered and discussed the revised plan presented by the Applicant. Other issues discussed included on-site landslides, grading, open space maintenance, density, archaeological finds and roadway location. The Planning Commission requested additional information concerning the San Ramon archaeological finds, open space/landscape maintenance district, and the Applicant's revised proposal. -2- n City of San Ramon Westside Study Archaeological Find Staff contacted the City of San Ramon Planning Department concerning the archaeological finds discussed at the September 19, 1988 Commission Meeting. City of San Ramon Planning Staff indicated that the written response from Sonoma State University, California Archaeological Inventory noted one prehistoric site located inside the City's westside study zone. In response to the California Archaelogical Inventory a field investigation was undertaken to update the inventory. The field investigation located four midden sites. The Draft EIR for the Hansen Hill Ranch project includes a mitigation measure which states "Should any archaeological materials be encountered during project construction, all activity within a 50-meter radius of the find should be stopped and a qualified archaeologist retained to examine the find and recommend appropriate mitigation" (see page 1-10 of Hansen Hill DEIR). A more detailed site or field investigation is not warranted at this time, in that the California Archaelogical Inventory did not identify any prehistoric or historic archaelogical sites within the Hansen Hill Ranch project. Landscape/Open Space Maintenance District There are four possibilities for responsibility of open space maintenance within the Hansen Hill Ranch project site: Homeowners Association, East Bay Regional Parks District, City of Dublin, or Assessment District. Regardless of who maintains the open space, the following two conditions must exist. For purposes of maintenance and police and fire access, a 10 foot clear, all-weather surface access easement with periodic access points must be provided along the north side of the creek. On the south side of the creek, the existing access trail would also need to be a minimum of 10 foot clear all-weather surface to provide emergency access between the creek and proposed residential area. A. Homeowners Association. Improvements and maintenance would be the responsibility of the Homeowners Association. Access to the open space would be limited to homeowners within the project and emergency vehicles. B. East Bay Regional Parks. Due to the size of the open space area and the lack of connection with other larger open space areas, it is unlikely that East Bay Regional Park would improve the open space to provide access to the general public. The City would in effect provide maintenance service to the area. C. City of Dublin. The City would be responsible for cost of maintenance and improvements. The potential for a duel trail system for emergency vehicles and public pedestrian access to the creek area could be considered with potential for trail system links with adjacent open space areas located to the west. The City's liability would also need to be a consideration for open space accessible to the general public. D. Assessment District. Property owners within the project would be assessed for maintenance. The City would be responsible for maintenance and administration of the maintenance district. Homeowners' expections are often greater than the level of maintenance provided due to administrative costs and size of the project. The Planning Commission may choose to address maintenance of open space through a recommendation for an amendment to the City's General Plan to include policies relating to open space maintenance. Attachment 28 is an excerpt from the City of San Ramon's General Plan requiring deed restrictions for open space and establishment of standards for open space management and maintenance. Applicant's Revised Plan - Submitted 9/18/88 Planning Commission Meeting The Applicant's revised plan depicts areas in which the Applicant indicates grading will be reduced. The Applicant has not provided specific calculations on the reduced grading, however, the Applicant indicated the previously proposed 70 foot fill in the ravine area (Area 2) (See Attachment 15, 8/1/88 Staff Report) would likely be reduced to 50 feet of fill. -3- The revised plan does not modify the land use designations previously proposed by the Applicant: Applicant's Proposal (1) Open Space/Stream Corridor (2) Single-Family Residential (.9 - 6.0 DU/Acre) (3) Medium Density Residential (6.1 - 8 DU/Acre) Additionally, the revised plan does not modify the location of the proposed land use designations, with the exception of the elimination of 3 to 4 units located within Area 1 (see Attachment 15, 8/1/88 Staff Report). The Applicant is still proposing residential development within Area 2 (the ravine) and Area 3 (the northwest portion of the site). See Attachment 15, 8/1/88 Staff Report. The revised plan does not identify specific acreage for designation within the open space, single family or medium density residential land use designation. Using the Applicant's revised plans, Staff has estimated the acreage of the white areas on the plan as proposed open space land use designation and brown or dark areas as residential development (see Attachment 29). Acreage Estimate Based on Applicant's 9/18/88 Plan Land Use Acreage Unit Yield Open Space 70+ acre 64 to 429 Single Family 71.5+ acres 33 to 44 Medium Density 5.5 acres 97 to 473 Allowing residential development within the three areas identified in Attachment 15 would conflict with the City's existing General Plan policies relating to 30% slope areas, oak woodland and riparian vegetation areas. Area 1: 30% slope and oak woodland areas, the Applicant proposes reduced grading and roadway. This area is in conflict with General Plan policies restricting development and grading on 30% slopes and requiring preservation of oak woodland areas. Area 2: 30% slope and oak and riparian woodland areas significant ravine/swale area. The Applicant proposes approximately 20 units, road and reduced grading within this area. Development in this area is in conflict with General Plan policies relating to open space and slopes. Area 3: 30% slopes, oak woodland and riparian habitat vegetation. The Applicant proposes single family units and custom lots, road and grading within this area. Development within this area is in conflict with General Plan policies relating to open space preservation and 30% slopes. Although the General Plan Amendment and EIR are the only aspects of the project under consideration at this time, it should be noted that California State Law requires consistency between the General Plan and Zoning. If the Commission chooses to recommend residential development within the three areas in conflict with existing General Plan policies, the Planning Commission may want to also consider recommendations to amend the policies relating to preservation and protection of oak woodlands, riparian vegetation and 30% slope areas,in that designating the areas as a residential land use does not eliminate the inconsistency which would result if the area is later prezoned for residential development. -4- emS r'1 Recommendation The primary issues Staff recommends the Commission discuss are "Where To Develop" and "How Much To Develop". Staff recommends the Planning Commission discuss the Applicant's revised plan, continue the Hansen Hill Project PA 87-045 to the October 17, 1988 Planning Commission Meeting and direct Staff to prepare a Resolution incorporating the Planning Commission's recommendations on the following items: 1. Adequacy and completeness of the Final EIR. 2. Land Use Designation - Staff recommends three General Plan land use designations for the Hansen Hill Ranch site, as generally depicted in Attachment 6: a. Open Space/Stream Corridor b. Low Density Single-Family Residential (.5 - 2.8 D.U./Acre) c. Medium Density Residential (6.1 - 8 D.U/Acre) 3. Amend General Plan to incorporate entire Hansen Hill Ranch project within the primary planning area. 4. Amend General Plan to delete Areas 5, 6 and 7 from Table I and Figure 4 of the General Plan. 5. Amend General Plan policy and map with regard to Hansen Drive extension. 6. Amend General Plan to include alternate roadway serving Hansen Hill Ranch site (Valley Christian Center access road) and designate as a collector street. 7. Amend General Plan to include policy establishing level of service D as maximum level of service acceptable. 8. Amend General Plan to include policies requiring fire protection buffer zone around perimeter of residential development which interface with open space lands. RECOMMENDATIONS FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Deliberate 5) Give Staff direction and continue the matter to the October 17, 1988 Planning Commission Meeting. ACTION: Direct Staff to prepare Draft Resolution of Recommendation on the following items: 1. Adequacy and completeness of the Final EIR. 2. Land Use Designation - Map 3. General Plan Amendment incorporating entire Hansen Hill Ranch project within the primary planning area - map. 4. General Plan Amendment to delete Areas 5, 6 and 7 from Table I and Figure 4 of General Plan - Policy and Map. 5. General Plan Amendment Hansen Drive extension - Policy and Map. 6. General Plan Amendment Alternate Roadway (Valley Christian Center access road) Policy and Map. -5- 7. General Plan Amendment Acceptable Levels of Service - Policy. 8. General Plan Amendment Fire Protection Residential/Open Space Buffer Zone and Open Space Emergency Access - Policy. Background Attachments REFER TO JULY 18, 1988 STAFF REPORT FOR ATTACHMENTS 1 THROUGH 13. REFER TO AUGUST 1, 1988 STAFF REPORT FOR ATTACHMENTS 14 THROUGH 18. REFER TO AUGUST 23-24, 1988 STAFF REPORT FOR ATTACHMENTS 15 THROUGH 20. REFER TO SEPTEMBER 19, 1988 STAFF REPORT FOR ATTACHMENTS 21 THROUGH 27 Attachment 1: Summary of Impact and Mitigation Attachment 2: General Plan Policies Attachment 3: General Plan Figure 4 Sites for Housing Development Attachment 4: DEIR Figure 4-1 Mitigated Alternative Attachment 5: DEIR Table 3-8 Intersection Levels of Service Attachment 6: Staff Study General Plan Land Use Designation July 1988 Attachment 7: Letter Schenone & Peck 7/5/88 Attachment 8: General Plan Primary Planning Area Map Attachment 9: General Plan Extended Planning Area Attachment 10: Hansen Hill Ranch EIR Final Addendum (under separate cover) Attachment 11: Reduced Copy Tentative Map 5766 9 Sheets (full size under separate cover) Attachment 12: Reduced Copy of Preliminary Landscape Plan (full size under separate cover) Attachment 13: Reduced Copy of Preliminary Landscape Plan, Townhouses, Landscape Concepts and Prototypes Planning 5 Sheets (full size plans under separate cover). Attachment 14: TJKM memo dated received July 26, 1988 Attachment 15: Staff Study July 1988 Areas of Difference Attachment 16: Hansen HIll Ranch Environmental Assessment Study dated December 1986 Attachment 17: Staff Study July 1988 areas of Judgment Call Attachment 18: Cut and Fill Map Attachment 19: Letter from Russell C. Smerz dated received August 8, 1988 Attachment 20: Memorandum from Department of Fish & Game dated received August 2, 1988 Attachment 21: Excerpt from Preliminary Geotechnical Investigation (pages 10-11) Attachment 22: Page 4 General Plan Density Measurements Attachment 23: Density Comparison Submitted by Applicant -6- Attachment 24: Table 1 General Plan Development Policies Attachment 25: Figure 4 General Plan Sites for Housing Development Attachment 26: Example of Existing Development .5-2.8 Du/Acre Attachment 27: Example of Existing Development 3.0 DU/Acre Attachments: Attachment 28: City of San Ramon Open Space Policies Attachment 29: Applicant's Revised Plan OTHER ITEMS HELPFUL IN REVIEW OF PROJECT: Draft EIR General Plan -7- • C, CA-L `P(ari. 2) establishes ridgelines to be preserved. Implementation of the County's Sycamore Valley Resource protection regulations may apply to Specific Plan and Danville's Open Space Plan other ridgelines as well as those indicated, for that area will be enhanced by required dedication of approximately 75 acres of open _ space in the Canyon Lakes development, and the Designate land over 20 percent slope as open dedication of land as specified in the County's space. West Branch and Dougherty Hills General Plan Im amendments. — This policy is designed to minimize mass grad- ing and destruction of natural land forms, D. reduce landslide risk, and preserve open K. Reserve as open space areas of significant space. vegetation or prominent topographic features, and locations where natural conditions provide a significant scenic viewpoint. Require that open space that is designated as a condition of development approval be permanent- ly restricted to open-space use by recorded map L. Reserve as open space stream-channel setbacks or deed. necessary for flood control and habitat main- tenance or repair. Establish standards for the management and maintenance of open space within subdivisions. 3.2 AGRICULTURAL OPEN SPACE Regulations should include standards to ensure control of potential hazards, provide approp- Much of the Dougherty Valley is classified by a riate geologic setbacks, develop mechanisms for U.S. Soil Conservation Service study as "farmlands repair of hazards, maintain potential for con- of local importance" in recognition of its value as tinued grazing lands where appropriate, and grazing land. The Westside and Bollinger Canyon _ management of open space so that it is visually subareas also include grazing lands. All three pleasing. areas have lands under Williamson Act contracts E. that base taxes on agricultural value and do not allow conversion to urban use until 10 years fol- Require revegetation of cut-and-fill slopes. lowing notice of nonrenewal given by the owner. All the Dougherty Valley contracts will expire in Resource protection regulations should specify 1991, and owners of more readily developable land materials, techniques, and responsibilities. elsewhere are allowing contracts to expire because Revegetation would be a condition of approval the value for agricultural use is 1 percent of the of new development, but planting on some exis- urban value. ting slopes could contribute to San Ramon's - image and would be a justified public cost. Guiding Policies F Require creek and streambed setbacks based on individual creek and stream characteristics; A. Design urban development to facilitate con- recreational and aesthetic value. tinued grazing on designated open space. _ Creeks are shown in Figure 2. C B. Minimize conflicts between agricultural and urban uses. Cooperate with Contra Costa County, East Bay Regional Park District, and the City of Dan- ville to create a regional open-space system C. Designate environmentally fragile canyons for for the Sycamore Valley and Dougherty Hills. ranchettes in order to preserve visual open Pfi$7 0`f5 ga -Gh'u w s sires 111 u Implementation of the County's Sycamore Valley space, provide opportunities for horse keeping Specific Plan and Danville's Open Space Plan and part-time ranching, and maintain compat- for that area will be enhanced by required ibility with adjoining agricultural uses. dedication of approximately 75 acres of open space in the Canyon Lakes development, and the dedication of land as specified in the County's West Branch and Dougherty Hills General Plan Implementing Policies amendments. D. Develop a program with Contra Costa County, K. Reserve as open space areas of significant the East Bay Regional Park District (EBRPD) and vegetation or prominent topographic features, Danville to maintain contiguous open-space and locations where natural conditions provide areas of sufficient size to allow economic use a significant scenic viewpoint. for grazing. Maintenance of extensive open space in fire- L. Reserve as open space stream-channel setbacks safe condition will be costly unless the land necessary for flood control and habitat main- can be leased for grazing. In 1984 EBRPD tenance or repair. established a regional open-space classifica- tion to facilitate acquisitions or gifts of land that has not been identified as potential parkland but could have financial benefit to 3.2 AGRICULTURAL OPEN SPACE the District. Areas to be accepted by EBRPD should include at least 200 acres. EBRPD Much of the Dougherty Valley is classified by a management appears to be the most likely means U.S. Soil Conservation Service study as "farmlands for long-term preservation of grazing land of local importance" in recognition of its value as within the Planning Area. grazing land. The Westside and Bollinger Canyon subareas also include grazing lands. All three areas have lands under Williamson Act contracts E. Do not process development applications for that base taxes on agricultural value and do not lands under Williamson Act contract until two allow conversion to urban use until 10 years fol- years prior to expiration. lowing notice of nonrenewal given by the owner. All the Dougherty Valley contracts will expire in Specific plans prepared earlier will resolve 1991, and owners of more readily developable land major circulation and utility questions, but elsewhere are allowing contracts to expire because commitments to detailed plans made far in the value for agricultural use is 1 percent of the advance may not be consistent with City poli- urban value. cies at the time development could start. Guiding Policies F. Avoid pressures for more intensive development by not providing for sewer and water service in the Bollinger Canyon subarea and other areas A. Design urban development to facilitate con- designated for ranchettes. tinued grazing on designated open space. G. Provide wildlife corridors linking open space B. Minimize conflicts between agricultural and areas wherever possible. See also Policy urban uses. 8.2.F. C. 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