Loading...
HomeMy WebLinkAbout7/18/1988 PC Agenda CITY OF DUBLIN Development Services Planning/Zoning 829-4916 P.O. Box 2340 Building & Sa.2ty 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 i!ie 19g, was posted (.-.:9 , at the Dublin Library, 7606 Amador Valley Boulevard, Dublin, California, on \t (1! the �� of , 1981, by )'. 61) p.m. Executed this I i Y\ da of Y , 1981?/at Dublin, Calif ornia. Laurence L. Tong Planning Commission Secretary by Pla ni g Secretary q,--,-7—T:_kr".-Pil.Z.. "'Y..Jssa •e nr 4'4,s F'p JWt,". {...go^...N ._ •>*-_'..-'. '_:^F:' },"W'',,R+9G..'^^.5.S,r'r, ,.r-:A......:,..- AGENDA CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin Library Monday - 7:00 p.m. 7606 Amador Valley Blvd., Meeting Room July 18, 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 - July 5, 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 88-041 Cal-Gas Conditional Use Permit request for the continued use of two 495 gallon propane gas storage and dispensing tanks located in the storage yard of 6457 Dublin Court. 8.2 PA 87-045 Hansen Hill Ranch Project - General Plan Amendment Study, Planned Development Prezoning, Tentative Subdivision Map No. 5766, and Request for Initiation of Annexation Application for 248 dwelling units on 147 acres, west of Silvergate Drive and north of Hansen Drive. 8.3 PA 88-055 Zoning Ordinance Amendment - Sign Ordinance - Second Freestanding Sign PA 88-056 Zoning Ordinance Amendment - Sign Ordinance - Service Station Price Signs 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: July 18, 1988 TO: Planning Commission FROM: Planning Staff�1J SUBJECT: PA 88-041 Cal-Gas Conditional Use Permit request for the continued use of two 495 gallon propane Ras storage and dispensing tanks located in the storage yard of 6457 Dublin Court GENERAL INFORMATION: PROJECT: A request by Cal-Gas for a Conditional Use Permit to maintain the existing use of two 495 gallon propane gas storage and dispensing tanks, both of which are stored outside in an equipment storage yard. APPLICANT: Mark Twitchell Cal-Gas P. 0. Box 112 Livermore, CA 94550 PROPERTY OWNER: Robert Lee 6457 Dublin Court Dublin, CA 94568 LOCATION: 6457 Dublin Court ASSESSOR PARCEL NUMBER: 941-550-10-15 PARCEL SIZE: 1.90 Acres GENERAL PLAN DESIGNATION: Commercial/Industrial-Retail Office and Automotive EXISTING ZONING AND LAND USE: M-1, Light Industrial District/Rental World Eqiupment Rental and Cal-Gas, sale of fuel products to the public. SURROUNDING LAND USE AND ZONING: North: Gas Station/M-1 South: Vacant Lot/C-2, General Commercial District East: Dougherty Road West: Office, Commercial Center/C-2 ZONING HISTORY: November 21, 1955 - C-586: The Alameda County Planning Commission denied a Conditional Use Permit request to operate an automobile wrecking yard. COPIES TO: Applicant g Owner ITEM NO. File PA 88-041 June 24, 1959 - V-1188: The Alameda County Planning Commission approved a Zoning Adjustment to operate a livestock auction barn. October 17, 1967 - C-1792: The Alameda County Planning Commission approved a Conditional Use Permit for the operation of a service station. June 2, 1976 - C-3098 and V-7013: The Alameda County Zoning Administrator approved a Conditional Use Permit to allow the exterior storage of equipment and supplies and a Variance to allow a 0' sideyard setback where a 10' setback is required. February 2, 1977 - V-7226: The Alameda County Zoning Administrator approved a Variance to remove continuous screen fencing to access points on this property. April 21, 1986 - PA 86-015: The Dublin City Planning Commission approved Conditional Use Permit and Site Development Review requests to allow two 9' tall propane gas storage tanks with a combined maximum capacity of 1150 gallons. APPLICABLE REGULATIONS: Section 8-51.3(d) of the Dublin Zoning Ordinance states that the storage of liquified petroleum gas 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: This project has been found to be Categorically Exempt from CEQA under Section 15301, Class 1 of the California Environmental Quality Act Guidelines. NOTIFICATION: Public Notice of the July 18, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. -2- n ANALYSIS: On April 21, 1986, the Planning Commission approved Conditional Use Permit and Site Development Review requests for Cal-Gas, allowing two propane gas storage tanks (not exceeding a total capacity of 1150 gallons and maximum heights of 9 feet) to be located outside in the storage yard of the property at 6457 Dublin Court. As a condition of approval of the Conditional Use Permit, the approval was valid until May 2, 1988. On April 28, 1988, the Planning Department received a new Conditional Use Permit application from Cal-Gas, requesting that they be allowed to continue storing, selling and dispensing propane gas from the storage yard of the site containing Rental World and Cal-Gas, as previously approved by the Planning Commission in 1986. The current use of the site includes equipment rental and the retail sale of gasoline and fuel products. The tanks are used for dispensing fuel for resale to the public and to refill rental equipment. Existing development on the site consists of the two 495 gallon storage/dispensing tanks, a rental office, a shop, a storage structure, outdoor storage and employee/customer parking. The tanks will remain in the southeastern corner of the site, 25+ from the property line as previously approved by the Planning Commission. The plans have been reviewed by the DSRSD Fire Department, the City's Building Official, Public Works Director and the Police Department. No concerns have been identified by those departments, however, the Police Department has suggested that the locks be placed on the pumps to prevent theft potential. Staff notes that visits to the site indicate that the use of the tanks is in conformance with the previous Conditional Use Permit and Site Development Review approvals except that the tanks have not been painted to match the color of the building. This will be required as a condition of approval of this Use Permit. Staff recommends that the Conditional Use permit be conditionally approved, valid until July 28, 1991. 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 88-041, 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 Cal-Gas, PA 88-041. ATTACHMENTS: Exhibit A: Draft Resolution approving Conditional Use Permit for PA 88-041 Exhibit B: Original Conditional Use Permit Final Action Letter dated May 5, 1986, for PA 86-015, Rental World/Cal-Gas Conditional Use Permit and Site Development Review. Background Attachments: Attachment 1: Site Plan Attachment 2: Zoning/Location Map Attachment 3: Photographs -3- RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-041 CAL-GAS CONDITIONAL USE PERMIT REQUEST FOR THE CONTINUED USE OF TWO 495 GALLON PROPANE GAS STORAGE AND DISPENSING TANKS LOCATED IN THE STORAGE YARD AT 6457 DUBLIN COURT WHEREAS, Cal-Gas has filed an application for a Conditional Use Permit (PA 88-041) to allow the continued use of two 495 gallon propane gas storage and dispensing tanks in the M-1 District at 6457 Dublin Court; and WHEREAS, Section 8-51.3(d) (Conditional Uses: M-1 Districts) of the City's Zoning Ordinance identifies the storage of liquified petroleum gas as a use which is permitted subject to approval of a Conditional Use Permit; WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and has been found to be Categorically exempt; and WHEREAS, 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, the Planning Commission held a Public Hearing on July 18, 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 a location in the City for the distribution of propane fuel. b) The use will be properly related to other land uses, transportation and service facilities in the vicinity in that the daytime activities will be commensurate with 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 88-041 as shown by materials labeled Background Attachments 1 through 3 in the Planning Commission Staff Report dated July 18, 1988 on file with the Dublin Planning Department and subject to the following conditions: 1. This approval is for the continued use of two 495 gallon propane gas storage and dispensing tanks (both of which are stored outside in an equipment storage yard at 6457 Dublin Court) used to dispense and sell propane fuel to the public and for use by Cal-Gas/Rental World. 2. This use shall comply with all applicable Planning, Building, and Fire Department Codes/Regulations/Ordinances. -1- 3. No later than August 28, 1988, the two propane gas storage tanks shall be painted in accordance with the color scheme approved by the Planning Director on May 15, 1986, for PA 86-015 on file with the Dublin Planning Department. 4. This permit shall remain in effect until July 28, 1991 and shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 18th day of July, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- .-:l ps . 'tAI 41 t. _ CITY OF DUBLIN Developnient Services , Planning/Zoning 829-4916 P.G. Box 2340 Building & Safety 829-0822 l Dublin, CA 94568 Engineering/Public Works 829-4927 Date : May 5 , 1986 RE : FINA ACTION LETTER PA 86-0 5 Rental World/Cal Gas Conditional Use Permit - Propane Gas Storage Tank Project/Site Address : 6457 Dublin Court Dublin , CA 94568 Assessor Parcel Number(s) : 941-550-10-15 Applicant : Chuck L. Arseneau Cal-Gas 295 East Virginia San Jose , CA 95112 Property Owner : Robert Lee 6457 Dublin Court Dublin , CA 94568 Dear Applicant : The above referenced project was acted upon on April 21 , 1986, by the : Zoning Administrator Planning Director X Planning Commission City Council and was : Approved X Approved Subject to Conditions Denied Findings and Conditions of Approval are attached . THIS ACTION IS FINAL. Approval shall not be interpreted to be approval to violate or omit any provisions of the Zoning Ordinance or any other applicable codes . Applicant must apply at Building Department to obtain any necessary building permits prior to commencing the project . If you have any questions regarding this matter , please contact this office . Sincerely , - n l 1� / (S Laurence L. Tong, Planning Director LLT/MO ' H/ao • i RESOLUTION NO. 86-021 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR PA 86-015 RENTAL WORLD/CAL-GAS PROPANE GAS STORAGE TANK WHEREAS, Rental World/Cal-Gas has filed an application for Site Development Review and Conditional Use Permit (PA 86-015) to locate a 1,150 gallon propane gas storage tank in the M-1 District at 6457 Dublin Court; 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; and WHEREAS, the Planning Commission held a Public Hearing on April 21, 1986, to consider all reports, recommendations, and testimony; and WHEREAS, the Planning Commission finds that: a) All provisions of Section 8-95.0 through 8-95.8, Site Development Review, of the Zoning Ordinance are complied with; b) This application, as modified by the Conditions of Approval, will promote orderly, attractive, and harmonious development, recognized environmental limitations on; 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 set forth in the Zoning Ordinance and which are not properly related to their sites, surroundings, traffic circulation, or their environmental setting; c) The approval of the application as conditioned is in the best . interests of the public health, safety, and general welfare; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission approves the Site Development Review as shown on the plans labeled "Exhibit A" and stamped "approved" on file with the Dublin Planning Department and subject to the following Conditions: Conditions of Approval: Unless stated otherwise, all Conditions shall be complied with prior to issuance of building permits and shall be subject to review and approval by the Planning Department. General Conditions: 1 . Comply with the plans labeled "Exhibit A" as may be amended by the related Conditional Use Permit and by these Conditions. 2. Provide one (1) 15-gallon Coast Redwood (Sequoia sempervirens) tree in the southeast corner of the front yard landscape area (adjacent to Dublin Court) as shown in Exhibit "A" approved plans (6-2-76) for V-7013 on file at the Dublin Planning Department. -1- yjk z Vn, / 3. All landscaping shall be irrigated by an automatic irrigation system. 4. Comply with Standard Plant Material, Irrigation System, and Maintenance Agreement. 5. Submit to the Planning Director for review and approval color samples for the propane gas storage tanks. 6. The color of the propane gas storage tanks shall be compatible with existing building colors on site and in the surrounding neighborhood. 7. Installation of the propane gas storage tanks shall comply with 1981 National Fire Protection Association Standard 58. 8. All proposed signage on the propane gas storage tanks shall be subject to review and approval by the Planning Director. 9. No signage or graphics on the propane gas storage tanks shall be located higher than 6 feet above the ground. 10. The applicant shall comply with all applicable building code requirements. PASSED, APPROVED AND ADOPTED this 21st day of April, 1986. AYES: Commissioners Barnes, Burnham, Mack, Petty and Raley NOES: None ABSENT: None lanning Co ission Chairperson ATT _ Planning Director • —2— M .i r .R•vR►4s ti\ i K �r Y.-'T!.`r r,rirrt+l= `�'P",'+"'y"or M �rr�w�7` 7,77: a �' ".;�;.: 1.., _ _. .•d . , . . . . Tar , �',_�..._._:�,-`:Y-.�s x `c� • • RESOLUTION NO. 86-020 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN i APPROVING PA 86-015 RENTAL WORLD/CAL-GAS CONDITIONAL USE PERMIT APPLICATION TO . LOCATE A PROPANE GAS STORAGE TANK AT 6457 DUBLIN COURT WHEREAS, Rental World/Cal-Gas has filed an application for a Site Development Review and Conditional Use Permit.(PA 86-015) to allow a 1,150 gallon propane gas storage tank in the M-1 District at 6457 Dublin Court; and WHEREAS, Section 8-51.3d (Conditional Uses: M-1 Districts) of the City's Ordinance identifies the storage of liquefied petroleum gas 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. 86-019) 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; and WHEREAS, the Planning Commission held a Public Hearing on April 21, 1986, 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 a location in the City for the distribution of propane fuel. b) The use will be properly related to other land uses and transportation and service facilities in the vicinity in that the daytime activities will be commensurate with present use of properties in the neighborhood. c) The use, under all the circumstances and conditions of this particular case, will not materially affect adversely the health or safety of persons residing or working in the vicinity or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood 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 be to located in that the use meets all applicable performance standards established for the M-1 and M-P Districts. BE IT FURTHER RESOLVED that the Planning Commission does hereby conditionally approve PA 86-015 as shown by materials labeled Exhibit A and stamped approved on file with the Dublin Planning Department subject to approval of the related Site Development Review and the following Conditions: -1- s F �rs6v ^, :mom 1) This permit shall expire May 2, 1988, and shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. 2) The use shall comply with all applicable Planning, Building, and Fire Code requirements. 3) This approval shall be for two propane gas storage tanks not to exceed nine feet each in height and for a total capacity of 1,150 gallons. PASSED, APPROVED AND ADOPTED this 21st day of April, 1986. AYES: Commissioners Barnes, Burnham, Mack, Petty and Raley i NOES: None ABSENT: None P -77 , nning „ission Chairperson ATTE T: b„,-1(lanning Director —2— ung iii:. •f. may. i "— is 40 I • ti� t. j`� y '•\ • \\ . \'' - v f ., .Q6 (PA Si 4)1"(I . .4 3 b , -a• - ; r • , �_, •.i,, RECEIVE )" 3• a ti — _ — ---;_�.. :'`''1 -• - —I n DUBLIN PLANNING • -. ‘-ic.--,,,,,, .1. . . . e I ..." -.. -I .::ita;;..'.. . ' ... .% w•uy 1d • I' 11 cal • I wI t.. >I . � . .. _ ' t � I ,, o i 1 :L14- . .I. • ! .i �r : , . . .. I: .11 1 l --PC* �.(1� C0.� �JtUftag2 �1.il � r 1 \ 1-6,--n lc...LC 1.-o c..0...-\-‘,0 y-N. . \Hi o . ....- II. /c "4*, •• .s.• is • �� C. - i r" J L ti,^ib:r 4. to. ,h+..i%,41 as N a.2 \ \ \ \\ -JE. Rw '--_ IV1 11l f �/ ilgOti* PD - \\\ \\\` /'EL cr,: ': 4�• '.44011C0.. .... '-r�r C_C.Ord. No. '17 :5 N 14 11 Z.U. ' C ; \ E 0 .►.`t..d . ... *tier, .. *Re& PA85-032 A.C.Ord. No. 79-82 \ pw Ar#.41 r 4 0:87101044 Iv 4 g \-- \ \ i \ \\\\ DUBLIN �..iirait* ,I ' y - SIERaA LN •� C-2 \�\\\\ SaNRaMDN o \ \ \ \ SER.�CESI \ \ \ DISTRICT \ .' S1 ERR, (A4'.1 ---,.1 " /, ft/ . )I, il, arts 40 oa1 C-1 ct \ C_2 C-2 . \ \I,l\,k%,\ jo,0 WO a.LC N PD c.c. .rd. 10-85 \ <-\ t 11 \ \\\ \\ RIGM PA85 20 / '\ 7',''\ t 'f \\ M_1 SCIEOJL , ` ,) \ v 4Lr \\ \ . ,. . ,P -� PD , \fFAC C-2 . L— \ \ \ \\ CITY OFFICES n ;♦ .I....aii� r \ \ •1491 Z.U. A.C. - \ DUBLIN � ii 4 Z.U. \\ \ Ord.No. 81-7 I SPORTS UpeETN N / A Or O. 81 24 \\\\ \ GROUNDS cT -1 am C-2 / -----'• ';, ',,..\\ L.."-..,,„„ v \ \ / A%�—_\�\ \1 \\ I i / �> -� -- __- — __--- rn[EwAt --- ---aw---- - ------ co -- M-1 ;, - i o- 145-Cr o / - _/�--��—/ ---1 �' \ \ \ \\ ) '/ \\ W J (C \`\\� \_-�, \ \\ \ / CITY OF DUBLIN \ \ / . \\\ \ \ ` \ I BASE MAPS \ t F9, A° CATE LILY 19a7 .,\ \ \ \ LATIOoNhVEOnW.coons. \ \ \ wrE snrEN 2ONE 8 • l \ ` 0\ \\ \\ \\ SCALE FEET \ j AD \\ \\ \\ \\ 3 \\ ` \ \ N43%00O SHEET ICES • I 1 ;•J,s4�! „ g '%'' ::• as; f ! y .• ! •I`= ` ��.` - •‘•' ; - - `�-Y-Tom.__._•� _ - _ L'--• .?J!•. .. v ' 4. ft •''-";;.: ' '11e& • - • - - 4r.-- .-,.:. -- .,... .,... a * 114:-..--x41-0,:0;:- :1--• --- _ . 4. t'l-".;•,'',7 . -..p•k, �. �^R 'I fj i t t AnAP f.!4w FOR""Z4 ?!opne j46 t CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: July 18, 1988 TO: Planning Commission FROM: Planning Staff p4.04 SUBJECT: PA 87-045 Hansen Ranch General Plan Amendment Study, 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. GENERAL INFORMATION: PROJECT: A General Plan Amendment Study, 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 Plesanton, 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 I ITEM NO. File PA 87-045 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 July 18, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. BACKGROUND The Hansen Hill Development Corporation requested a General Plan Amendment Study to consider residential development on a 147+ acre site adjacent to, but outside of, the City limits. The site is within the City's General Plan Planning Area. On August 11, 1986, the City Council authorized the General Plan Amendment Study. The City hired the consultant firm of EIP to assist in processing the General Plan Amendment Study and Environmental Impact Report. On February 2 and February 17, 1987, the Planning Commission held two study sessions to provide Staff and the Applicant with a list of issues to be addressed in the study. The Planning Commission held a field trip to the site on February 28, 1987. -2- On March 16, 1987, the Applicant filed an amended application to include a General Plan Amendment, Planned Development Prezoning, and Tentative Subdivision Map No. 5766. An annexation request was also filed with the understanding that the annexation could not occur until after the City acted on the General Plan Amendment and Planned Development Prezoning. After the Applicant submitted the complete application materials, the Draft EIR (Environmental Impact Report) was prepared and released (on December 22, 1987) . The public review period for the Draft EIR ran from December 23, 1987 to February 5, 1988 and was extended to include comments received at the February 1, 1988 and February 16, 1988 Planning Commission Meetings. On February 11, 1988, the Applicant submitted a revised Preliminary Landscape Plan indicating a reduction in the proposed number of units from 282 to 250. On February 27, 1988, the Planning Commission held a Study Session field trip to the Hansen Hill Ranch property. On June 23, 1988, Staff notified the Applicant that the May 27, 1988 submittal packet for the Hansen Hill Ranch Application proposing 248 units for General Plan Amendment, PD Prezoning, Tentative Map and Annexation was complete. Applications: The Hansen Hill Ranch Project Application involves consideration of five planning items for which the Planning Commission must provide recommendations to the City Council. The five items include: 1. Certification of the Final Environmental Impact Report (EIR). 2. Adoption of General Plan Amendments relating to land use designation and guiding policies affecting potential development on the site. The General Plan Amendment would include: A. Land use designation establishing appropriate residential density ranges for the site. B. Incorporation of the entire project site within the primary planning area. Currently, approximately one-half (1/2) of the project site is located within the primary planning area while the other half is located with the extended planning area. C. Deletion of the extension of Hansen Drive established on the General Plan Map and in General Plan policies. D. Addition of a new alternative roadway serving the Hansen Hill property. E. Addition of policies relating to 1) acceptable maximum level of service for major intersection, 2) environmental capacity on neighborhood collector streets, 3) fire protection buffer zone and emergency access to open space areas. 3. Approval of a Planned Development (PD) Prezoning establishing the zoning for the project site. California State Law requires consistency between the City's Zoning and General Plan. The Planned Development Prezoning will establish the appropriate number of units for the site, establish minimum setbacks, maximum building heights and other development standards. 4. Approval of a Tentative Subdivision Map. The subdivision map will establish division of land, including precise property dimensions, establishment of easements and dedication of land for public right-of- ways and open space. 5. Initiation of Annexation proceeding with LAFCO to expand the City limits to incorporate the project site within the City limits. There are a number of approaches the Planning Commission can take in consideration of the five items: -3- 1. Consider and make recommendations to City Council on all five items concurrently. 2. Consider and provide a recommendation for each item separately, waiting for City Council action before proceeding with consideration of the next item. 3. Consider and provide recommendations to the City Council on the EIR and General Plan Amendment concurrently. Once the City Council has taken action on these items the Planning Commission could then consider the Planned Development Prezoning, Tentative Map, and Annexation requests concurrently. Staff suggested this option to the Applicant; however, the Applicant chose to request Planning Commission and City Council consideration of the entire application concurrently. Staff recommends that the Planning Commission utilize the third approach in reviewing the Hansen Hill Ranch proposal. Resolution of the General Plan Amendment issues will establish the parameters essential to guiding development of the site. The General Plan Amendments will identify areas on the site appropriate for development, through land use designations (i.e., residential density ranges and open space areas) and through General Plans policies. The General Plan land use designations and policies the City Council ultimately adopt for the Hansen Hill Ranch site will directliy affect the PD Prezoning and Tentative Map for the site as it will establish the general framework in which development can occur. This Staff report utilizes the third approach providing discussion of the EIR and General Plan Amendment in order that the Planning Commission may provide a recommendation to the City Council on those two items and obtain City Council direction (in the form of actual land use designation for the site) before proceeding with review and recommendation of the PD Prezoning, Tentative Map and Annexation. If the Planning COmmission wishes to consider and provide recommendations on all five items concurrently, the Commission should continue PA 87-045 and direct Staff to prepare a Staff Report addressing the EIR, General Plan Amendment, PD Prezoning, Tentative Map and Annexation concurrently. ANALYSIS ENVIRONMENTAL IMPACT REPORT The Final EIR for the Hansen Hill Ranch is comprised of the Draft EIR published December 22, 1987 and the Addendum to the DEIR published May 16, 1988, prepared by EIP. The Addendum includes a descirption of the revised project, coipes of written comments received during the public review period on the DEIR, copies of the minutes from the February 1, 1988 and February 16, 1988 Planning Commission Meeting and responses to all public hearing and written comments received. The Draft EIR addresses issues identified in the project's Initial Study as being potentially significant in the City of Dublin. The Draft EIR identifies the impacts anticipated with the proposed project and contains mitigation measures to minimize the significant effects of the proposed project (See Attachment 1). The most significant impacts identified in the DEIR relate to: 1. Grading - mass grading is proposed, 1.1 million cubic yards 2. Vegetation - removal of oak/bay wood land, wildlife and riparian habitats. 3. Visual impacts of grading and removal of significant vegatation. 4. Impacts on public services/facilities - police, fire and schools. 5. Traffic - traffic impacts to Dublin Boulevard/San Ramon Road intersection and to Silvergate Drive between Peppertree Road and Creekside Drive. -4- • • The DEIR identifies four alternatives to the proposed project 1) no project alternative, 2) neighborhood context alternative (assumes development similar to surrounding single family residential development), 3) mitigated alternative (addresses significant impacts by avoiding development on ridgeline and oak woodland areas, reduces overall density from 4.1 to 2.9 units per acre), 4) creek-oriented alternative (retains high number of units shifting unit mix toward greater number of multi-family units). Staff recommends the Planning Commission review and consider the Final EIR (Draft EIR and EIR Final Addendum) as to the adequacy and completeness of the document and direct Staff to prepare a Planning Commission Resolution of Recommendation to City Council. GENERAL PLAN AMENDMENT Land Use Designation: The City's existing General Plan includes three land use designations for the site 1) single-family residential (0.9 to 6.0 units per gross acre), 2) medium density residential (6.1 to 14.0 units per gross acre), and 3) open space/stream corridor. Additionally, the General Plan includes policy statements which effect development on the Hansen Hill Ranch site (see Attachment 2). The development policies for residential development in the primary planning area identify three areas for residential development (see Attachment 3). These policies identify the following residential designations and unit yield range. Site No. No. of Acres Min-Max Units General Plan Designation 5 4 24 to 32 Medium Density (8+ per acre to match Nielsen tenattive map multi-family density) 6 7 7 to 20 Single Family (allowable density within single-family range to be determined based on site conditions) 7 6 6 to 20 Single Family (allowable density within single-family range to be determined based on site conditions) The acreage contained in the General Plan are general calculations of areas for potential residential development. EIP recalculated the acreage within the project site in conjunction with the preparation of the EIR, eliminating acreage in riparian corridor areas, oak woodland areas, and areas with 30% or greater slopes. This recalculation resoluted in a decrease in acreage for Area 5 and an increase in acreage for Areas 6 and 7: Site No. EIP Calculated Acreage Adjusted Unit Range 5 2 12-16 6 12.7 13-36 7 17.3 17-57 TOTAL 32 42-109 These acreage figures do not include portions of the project site located in the Extended Planning Area. Establishment of a density range for the project site is a key component in the General Plan Amendment. Several issues and existing General Plan policies will directly impact the allowable unit yield for the project site. The major issues to consider in determining a density range for the site are: 1. Grading - the amount of grading and where it occurs. 2. Existing significant vegetation - riparian habitat areas and oak woodlands. -5- /1 /1 3. Preservation of open space areas. Grading The project as proposed would involve massive grading with balanced cut and fill. The project proposes approximately 1.1 million cubic yards of cut with and an equal mount of fill. The project proposes grading of slopes over 30% primarily located in the northwestern portions of the site. A large area of fill is proposed in the western portion of the site involving depths of 70 feet. This fill area constitutes one of the larges changes to the existing topography on site as the plan proposes to fill a ravine which supports an oak woodland area. The following General Plan policies directly and indirectly address the issue of grading. 7.2B - Regulate grading and development on steep slopes. 7.2E - Review development proposals to insure site design that minimizes soil erosion and volume and velocity of surface runoff. 7.2F - Restrict development on slopes of over 30 percent (pg. 29). 3.1B - Maintain slopes predominately over 30 percent (disregarding minor surface humps or hollows) as permanent open space for public health and safety. 3.1C - Continue requiring reservation of steep slopes and ridges as open space as a condition of subdivision map approval (pg. 15). While some grading of slopes over 30 percent may be inevitable when developing in hillside areas, portions of the proposed grading is in direct conflict with the City's General Plan. Development on some portions of the site such as the ravine area could not occur without mass grading. In other areas mass grading may be eliminated with development occurring with minimum grading and the utilization of custom home lots. Restricting the amount of grading and where the grading can occur on the project site will reduce the acreage available for development, thereby reducing density levels on the site. The proposed grading on the site affects the existing oak woodland vegetation and visual impacts of the site which are discussed in the following sections. Significant Vegetation The proposed project's impacts to existing vegetation involve direct removal of vegetation during construction grading and througoh the conversion of the site from an open space setting to an urban setting. The most significant impacts will occur in the oak/bay forest and riparian corridor areas. The Draft EIR estimates approximately 22 acres of oak/bay forest will be adversely affected by construction of the proposed project. These areas occur within the western portion of the project site neighborhoods 9 and 5. The Draft EIR estimates approximately .5 - 3.5 acres of riparian vegetation will be disturbed as a result of this project. The largest disturbed area (approximately 2 acres) occurs in the location where the proposed Hansen Hill Road intersects the proposed Creekside Road. This is the point where the largest tributary on the site meets Martin Canyon Creek. The following existing General Plan policies provide specific direction to protect and preserve the oak woodland and riparian vegetation areas: 3.1A - Preserve oak woodlands, riparian vegetation, and natural creeks as open space for their natural resource value. 7.1A - Protect riparian vegetation as a protective buffer for stream quality and for its value as a habitat and aesthetic resource. -6- 7.1B - Promote access to stream corridors for passive recreational use and to allow stream maintenance and improvements as necessary, while respecting the privacy of owners of property abutting stream corridors. 7.1D - Require open stream corridors of adequate width to protect all riparian vegetation, improve access, and prevent flooding caused by blockage of streams. 7.1E - Require revegetation of creek banks with species characteristic of local riparian vegetation, where construction requires creekbank alteration. 7.3A - Protect oak woodlands. 7.3B - Require preservation of oak woodlands. Where woodlands occupy slopes that otherwise could be graded and developed, permit allowable density to be transferred to another part of the site. Removal of an individual oak tree may be considered through the project review process. (pg. 29) 8.2.3A - Regulate development in hill areas to minimize runoff by preserving woodlands and riparian vegetation. Retain creek channels with ample right of way for maintenance and for maximum anticipated flow. 8.2.3B - Require dedication of broad stream corridors as a condition of subdivision approval. 8.2.3C - Protect riparian vegetation and prohibit removal of woodlands. Removal of an individual oak tree may be considered through the project review process. These policies recognize the importance of the oak woodland areas and riparian vegetation as natural and aesthetic resources for the community. Compliance with these policies will result in removal of these areas as potential development sites. Policy 7.3B allows for a transfer of density for woodland areas where development (grading) would typically have been allowed, had the woodlands not been located there. In these situations the lowest density available would likely be used for calculating the density transfer. The specific location and number of units allowed, if any, would be determined at the Planned Development prezoning stage of the project. Visual Impacts The project proposes development within areas of high visual sensitivity as identified in the Draft EIR. The visual quality of the site is based upon the difference in elevation (ranging from 470 feet at the northwest boundary to over 860 feet along the western boundary), drainage pattern and the vegetation site. The site contains four distinct knolls. The two northern knolls are separated by deep valleys surrounded on three sides by oak woodlands. These knolls have north and east orientation and are visible from many off-site residential locations. The southwest knolls are part of a dominant ridge on site (minor from a regional setting) and intercept views of the site from I-580. Development is no longer proposed on the prominent knolls located in the south western portion of the site, however, development is proposed on the two northern knolls and the extensive grading and removal of significant portions of the oak/bay woodland vegetation will impact the existing visual quality of the site. General Plan policies 3.3E and 3.3F indirectly relate to visual quality as do previously discussed policies under grading and significant vegetation. 3.3F - Restrict structures on the hillsides that appear to project above major ridgelines. -7- 3.3F - Use subdivision design and site design review process to preserve or enhance the ridgelines that form the skyline as viewed from freeways (I-580 or I-680) or major arterial streets (Dublin Boulevard, Amador Vallye Boulevard, San Ramon Road, Village Parkway, Dougherty Road). (pg. 16) Preservation of Open Space The proposed project designates 61.6 acres of land for open space. Many of the General Plan policies related to grading, vegetation and visual impacts relate to open space as the policies call for preservation of the areas as open space. 3.18 - Requires slopes over 30% be preserved as open space. 3.1C - Requires preservation of steep slopes and ridges as open space. 3.1A - Requires preservation of oakwood lands, riparian vegetation and natural creeks as open space. 7.3B - Requires preservation of oak woodlands. 8.2.3B- Requires dedication of broad stream corridors as open space. Major constraints which limit development on the site include slopes over 30%, riparian corridors and oak woodlands. The City's General Plan identifies all of these areas for protection and preservation. Elimination of significant impact areas from areas considered potential development sites, reduces the project development area to approximately 51 acres. The mitigated alternative addresses these issues by eliminating development on ridgelines and oak woodland areas on the site (see Attachment 4). The acreage on the project site containing these development constraints totals approximately 96 acres. The Applicant's current proposal indicates 61.6 acres as open space and 85.7 acres as proposed development. This would represent an overall density of 2.9 dwelling units per acre for the proposed development area of the project site. The approximate density ranges determined through the residential development policies for potential residential development in the primary planning area are as follows: Site No. Approximate Density Range 5 6-8 DU/acres 6 1-2.8 DU/acres 7 1-3.3 DU/acres These density ranges represent one medium density category and two low density single family categories. Applying density ranges to the developable portions of the project site would result in the following unit yield ranges: Land Use Designation Acre Density Range Unit Yield Range Open Space 96 -0- -0- Medium Density (multi-family) 5 6.1 to 8 DU/acre 30-40 DU Single Family (low-density #1) 46 .5 to 2.8 DU/acre 23-129 DU -or- -8- Single Family (low-density #2) 46 1 to 3.3 DU/acre 46-151 DU Option #1 would yield a mixed unit range for the site of 53-169 D.U. Option #2 a range of 69-191 D.U. As discussed in the significant vegetation section, any transfer of density which may be available would not affect the density range of a land use designation. Density transfer would affect the unit yield. The approximate developed density of other residential projects in the western area are as follows: Project Name Acres Units Density Estate Homes 35.5 72 2 D.U./Acre Bordeaux Estates 70 175 2.5 D.U/Acre Silvergate Highlands 17 83 4.8 D.U./Acre California Vistas 14.4 129 8.9 D.U./Acre Hacienda Heights 8.9 25 2.8 D.U./Acre Inclined Place 4.7 8 1.7 D.U./Acre Circulation The EIR analyzes the operation of ten intersections during a.m. and p.m. peak hours (See Attachment 5). The level of service would remain the same for all 10 intersections when factoring the existing conditions plus the proposed project. Silvergate Drive is the most sensitive existing street that would be impacted by the project. Because Silvergate Drive is a residential street the environmental capacity of the street is substantially less than the physical capacity of the road (environmental capacity relates to the volume of traffic which is tolerable to the residents. It is typically 40% of the physical capacity). Traffic volumes are expected to be within the environmental capacity limits for the existing conditions plus the proposed project. Cumulative traffic impacts (existing, plus project plus cumulative) would be within the environmental capacity for Silvergate Drive with the exception of that portion between Peppertree Road and Creekside Drive where the future traffic volumes would exceed the environmental capacity of 6,000 vehicle per day (VPD) by 15%. Cumulative traffic impacts to the San Ramon Road and Dublin Boulevard intersection would cause the level of service to decrease to level of service F, while level of service on all other intersections would remain the same. Negative impacts to the level of service for Dublin Boulevard/San Ramon Road intersection may be mitigated through improvements to the intersection including widening of eastbound approach for additional through lanes. The EIR also contains mitigatoin measures for the negative impacts of cumulative daily traffic on environmental capacity of Silvergate Drive between Peppertree Road and Creekside Drive including reducing the number of units in the project or encouraging the use of Dublin Boulevard by designing the second access (through Valley Christian Center) as a major collector street. The mitigation measures discussed in the EIR would still be applicable for development within the Staff recommended density levels. An amendment to the circulation and scenic highways element would be an appropriate location for City policies to identify acceptable levels of service for major intersections which may be impacted by development in the western extended planning area. -9- GPA Deletion of Hansen Drive Extension/Addition of Alternate Road: The General Plan currently shows Hansen Drive as a road extension west through the Valley Christian Center property and calls for the reservation of right- of-way for Hansen Drive extension to the western hills. The proposed General Plan Amendment would eliminate this provision from the General Plan. Removal of Hansen Drive as an extension to the western planning area has major implications on development to the west of the Hansen Hill property. The General Plan Amendment must address issues 1) concerning the connection of the western extended planning area with the rest of the City, 2) determine whether Dublin Boulevard should be extended to the west or whether proposed roads on the Hansen Hill property should allow for expension to the western planning area. The projects proposed northern access road restricted to emergency use only will eliminate the use of the road for future potential development in the northwestern extended planning area. Staff recommends the General Plan Amendment deleting the extension of Hansen Drive be replace with two designated collector streets to serve the Hansen Hill property and properties to the north and west: 1) collector street perpendicular to Dublin Boulevard running through the Valley Christian Center site and through the Hansen Hill Ranch property, and 2) collector street parallel to Hansen Drive within the Hansen Hill Ranch property providing access potential to property west of the project site. Public Facilities/Services The intrusion and encroachment of urban development into open space wildland areas represents a major concern for fire protection. The safety element of the General Plan contains policies requiring special fire precautions for development in the western hills outside the primary planning area. An amendment to the safety element of the General Plan should include policies requiring 1) a buffer zone around the perimeter of residential projects where development interfaces with open space lands and requiring access at appropriate locations throughout the open space areas for emergency access purposes. The EIR Addendum provides an update summarizing the Dublin United School District School capacity (this includes three portable classrooms) and indicates a current surplus capacity of 108. The school district uses .2 students per dwelling unit as a student generation factor. Dublin San Ramon Services District Master Plan has been updated. DSRSD Staff indicate that an additional water tank is not needed to serve the Hansen Hill Ranch site. Recommendation Staff recommends the Planning Commission continue the Hansen Hill Project PA 87-045 to the August 15, 1988 Planning Commission Meeting and direct Staff to prepare a Resolution incorporating the Planning Commissoins recommendation 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. -10- 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 August 15, 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 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. 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 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 -11- 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). -12- 1. Summary 1.3 SUMMARY OF IMPACTS AND MITIGATIONS Resource Impact Mitigation Geology Reactivation of occurrence Repair slides in areas of r ' of new landslides. construction. Establish a slope maintenance schedule and assign responsibility for maintenance and future repairs. Mass-grading resulting in Reduce grading or establish imbalanced cut and fill. agreement for export with adjacent land owners. Soils Soils with high shrink-swell Treat, cover or remove potential. those soils. Hydrology Increased flows and flow Construct detention basins velocities in Martin Canyon and drop structures to Creek resulting in potential reduce contribution to peak localized erosion and flows. flooding. Rip-rap stress points in channel Establish a drainage structure and channel maintenance schedule and assign responsibility for maintenance and repairs. Erosion during site Restrict construction to the construction. dry season and stabilize unprotected areas in accordance with erosion and sediment control plan. Erosion from roof drainage Direct roof drainage toward and lot drainage. specific structures. Design lot grades to prevent runoff 1111 across lot lines where lots are split. • 86123 PA 87-045 Liii SUMMARY OF IMPT ND MITIGATION to ' 1.Summary I Resource Impact Mitigation IIIVegetation Project construction could Any construction activity in remove 36%(22 acres)of close proximity to mature U the total area(61 acres)of trees should be done in a oak/bay forest vegetation manner that will minimize on the site. trauma to the root system (see details in Chapter 3.4 1111 Vegetation). Disturbed areas should be IIII revegetated with natural tree and bush species. Specific details of the revegetation plan should be 1111 worked out in consultation with the California Depart- ment of Fish and Game,the III City and the Alameda County Flood Control District. I Areas of extensive grading and fill in Neighborhoods 5 and 9 should be eliminated and the oak/bay woodland'in mere these areas preseved. Project construction would The California Department MI disturb approximately two of Fish and Game should be acres of riparian habitat in consulted as required under the area of the Hansen Hill Section 1601-03 of the Fish N Road/Creekside Road and Game Code. intersection. Minimize fill and cut slopes L within the riparian corridor, especially in the area of the Hansen Hill Road and CreeksideRoad inter- section. NIL Redesign the intersection of Hansen Hill Road and Creekside Road to MIli reduce the amount of fill placed in the riparian corridor. III Revegetation of riparian habitats with native species • in disturbed areas as well'as elsewhere on the site to compensate for habitats lost in graded areas. liiii 86123 1-3 ("\ /.1 y •F.,.. 0 Resource Impact Mitigation III Vegetation Remove lots 102-110 and (continued) 95-107 which back up to the riparian corridor along - IIMartin Canyon Creek. Relocate Creekside Road to I the west in the area between lots 103 and 104 in Neighborhood 9. 111 Wildlife The placement of a large Place a box culvert under amount of fill under Hansen the roadway rather than a Hill Road at the confluence 30-inch pipe. — III of two canyons would isolate the tributary canyon from large mammals. If fish are found there, Final design of flood control improperly designed drop structures and measures structures within the creeks within the creeks must be would prevent native fish approved by DFG. from migrating upstream. Loss of oak/bay woodland Redesign the project to and riparian habitats at two avoid these areas as much critical areas-- as possible. If unavoidable Neighborhoods 5 and 9. then compensation elsewhere on or offsite. All compensation efforts must Illi • be approved by DFG. Land Use Placement of project The project site plan should II clusters implies the 79.6 acres retained for open be modified to provide clear public access to the space would serve only designated open space on private project users. the site. 1111, Provide a pedestrian corridor along the II streambank and extending through the site. 11 City's Subdivision Ordinance In-lieu park fees and/or land provides for land dedications should be requirement of.011 acres required as part of the per unit for single-family subdivision review process. II units and.009 per multi- family unit. I I 86123 1-4 ,—. .-. 1.Summary Resource Impact Mitigation 11 Land Use Access to site from Installation and (continued) neighboring parcels,both maintenance of a project- cattle and trespassers size perimeter fence should be required. i Project Home Owners' Association should maintain a list of plant materials iacceptable for landscaping. Eg Visual Quality Grading would remove Site ridgelands overlooking I prominent knolls and would 1580 should be preserved alter existing ridgeline. and not altered by grading. ill A significant number of Visually important trees and trees would or might be tree clusters should be affected by grading and identified and tagged in the development. field for protection and II preservation. Lots within tree preservation areas • should not be developed. Visual character of,the site Develop design guidelines would change from rural to which establish building suburban. colors, materials and finishes which are compatible with the ill ' surrounding area. Decrease road widths and gutters. Perimeter site fencing i should be compatible with I the rural character of surrounding lands. I Night lighting and glare Reflective finishes should I might increase. not be used on site structures; excessive exterior lighting should be ill avoided. IViews from designated Homes should be sited well p scenic roadways would be. below ridgelines and away further impacted. from slopes overlooking I- 580. 86123 I-5 ., ^ 1.Summary I Resource Impact Mitigation Siting of homes along ridge- Development should not lines and slopes which are occur on ridges or slopes I visible from 1-580 would overlooking I-580.Density conflict with City of Dublin could be increased on sites 1 policies. lower down and with less constrained slopes. Topography Extensive grading,excessive Develop site grading plan cutting and filling. Approx- which avoids cut slopes of imately 496,000 cubic yards greater than 2:1. Place cuts of excess excavated ma- for building pads behind terial would require off-site structures. Landscape with disposal. native materials. Cut and fill volumes should be bal- anced when possible or used on adjacent site if fill is needed. Fire DSRSD Fire Department Automatic fire exting- uishing system on all units Proj- ect poses some potential built beyond 5 minute III fire service impacts. response time. - Non-combustible roofs for all units. - Redesign of plan to in- I elude fire breaks between homes and undeveloped I land and fire trails, based on criteria to be set by i the Dublin,San Ramon Service District(DSRSD). - Ensure adequate water Supply and pressure. Some roads exceed a 12% Redesign road so grades grade. do not exceed 12%,unless approved by Dublin Police do DSRSD Fire Departments. Possible blockage of fire - Redesign entrance to protection access to homes property at Valley Christ- at project's west end. ian Center to eliminate possible blockage,or provide alternate emerg- ency access per Fire Mar- shall. 86123 i-6 -- I , 1.Summary IIIII Resource Impact Mitigation III Bridge at main entrance of - Redesign bridge to unob- project is too low. structed height of 13 feet U 6 inches for emergency vehicle access. U Police Upon annexation,Dublin Police Department would Access to townhouses should be protected by a fence require one additional off- along all sides. icer. III Residences at east end of Trails to riparian and picnic project can be easily areas should be eight feet IIII accessed by burglers along wide(excluding the should- er)bottom. er)to allow access by emer- gency vehicles. There is no acceptable em- ergency access to riparian and picnic areas on the site. !II Schools Proposed project would Project sponsor would com generate approximately 56 ply with Amador Valley k-8 grade students and 89 9- District's impact fee. 12 grade students. Students could be served within facil- ity capacity of the Murray School District(k-8)and the Amador Valley Joint Union High School District. Cumulative Impact of new Add required capacity. (See students with other'area Fiscal Section). projects would be an excess area capacity in the Nielson (K-8)School of 68. Transportation(busing)and Institute such programs. student safety(crossing (See Fiscal Section). guards)could also arise. Solid Waste Proposed project would None would be required or generate 562 tons per year, recommended. for Oakland Scavenger Company's collection within the San Ramon Area and an increase of 0.04%in waste to the Altamont Landfill. 86123 1 7 I y„, Iu m mary 4 1 Resource Impact Mitigation 11 Water The proposed project would Payment of hookup charges i demand about 131,500 gpd, and fees by project sponsor. and the DSRSD does not Payment of user charges by anticipate any supply prob- the homeowners. i lems. Infrastructure for comple- Project sponsor would pay 1 tion of Zone III and con- struction of Zone IV would 111 be required. Wastewater Proposed project would Project sponsor would pay generate approximately hookup fees and the cost of 112,000 gpd, 1.13%of on-site improvements and DSRSD's existing treatment any required extension to capacity and 7%of the existing sewer lines. increased capacity. Gas,Electricity, PG&E,Pacific Bell and Via- Project sponsor would pay Communication corn have indicated the any relocation and/or exten- capacity to serve the pro- sions of PG&E facilities. . posed project. Homeowners would pay for underground conduit and any other facilities required by Pacific Telephone. Parks Proposed project would Project sponsor would pay generate the need for an the in-lieu fee. Some of the additional 2.73 acres of increased property tax rev- parkland: acquisition,de- enues could be used to off- velopment, maintenance. set the increased mainten- ance costs. Compliance with City's parkland dedication/in-lieu fee ordinance. 6 City of Dublin A positive net annual fiscal None required. impact of about$26,600. r Dublin San Ramon Net capital fiscal impact of Payment of water and sewer 111 Services District zero;net annual fiscal im- hookup fees and capital pact of a positive$166,000. expenses not covered by.the hookup fees. I I N 86123 18 - i ^ Impact 1. Summary Resource Mitigation Schools Net capital fiscal impact to Compliance with Amador the Amador Valley Joint Valley District's impact fee. a Union High School District _ of a positive $953,000 upon I compliance with District's impact fee. iNo net capital fiscal im- Institute a Development Ipacts to Murray (element- Impact Fee as authorized ary) School District from under recent legislation proposed project. Net capi- (AB 2926). tal fiscal impacts from cumulative development — would be negative. 1 Traffic Potential for decrease in Widen eastbound approach I the Level of Service at of the intersection to have Dublin Boulevard/San Ra- two right-turn lanes, one mon Road from Level of left-turn only lane, one Service (LOS) D to LOS F shared through and left, and when combining project one through only lane. effects with the cumulative impacts of other projects. Widen westbound approach I! to have three left-turn I lanes. Cumulative increase in daily 1. Reduce project size or traffic on Sivergate Drive 2. Encourage the use of between Peppertree Road Dublin Boulevard by and Creekside Drive beyond a. Choosing Alterna- the environmental capacity. tive 1 as second it access road b. designing access road as major col- lector with few intersecting drive- ways c. make access road as direct as possi- 111 ble to Dublin Boulevard. ill 86123 1 -9 I. Resource Impact Mitigation Noise High noise levels would be Limit construction to day- Ili experienced during project light hours, muffle equip- ment ment where possible. Proposed homes would be Install insulation adequate located in an area exposed to shield residents from to noise from 1-580. noise and/or eliminate or relocate homes in direct line of sight of 1-580. Air Quality Particulate matter would be Sprinkle exposed earth with generated during project water continuously during construction. grading,then as needed during other operations, cover stockpiles and haul 1111 trucks, pave and landscape as soon as possible. Construction equipment None required. exhaust contains air pollut- ants. Hydrocarbons generated by None required. ! project vehicles would im- pact regional ozone levels. Project related vehicles Implement measures sug- would increase local con- gested for traffic impacts. centrations of CO. High CO episodes could City of Dublin should become common as develop- institute a CO"hotspot" ment continues in the Tri- monitoring program under Valley area. the guidance of the BAAQMD and paid for by developers. III Historic No known historic resources None required. Resources within the project site. II Archaeological The project area contains Should any archaeological Resources environmental features materials be encountered which are considered to be during project construction, II archaeologically sensitive.. all activity within a 50 meter radius of the find should be stopped and a qualified archaeologist re- 1111 tained to examine the find and recommend appropriate mitigation. to lig- 86123 1 10 1. Summary Resource Impact Mitigation Historic Resources No known historic resources Should any archaeological within the project site. 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. Archaeology Resources No known historic resources within the project site. The project area contains environmental features 111 which are considered to be archaeologically sensitive. 11 86123 1- 11 Existing General Plan Policies regarding Hansen Ranch General Plan Amendment Study The following list contains the existing policies that could have a significiant effect on the residential development proposal and overall amendment study. Residential Compatibility 2.1.3A Avoid abrupt transitions between single-family development and higher density development on adjoining sites. 2.1.3B Require all site plans to respect the privacy and scale of residential development nearby. 2.1.3C Require a planned development zoning process for all development proposals over 6.0 units per gross residential acre. [pg. 11] Open Space: Natural Resources, Public Health and Safety 3.1A Preserve oak woodlands, riparian vegetation, and natural creeks as open space for their natural resource value. 3.1B Maintain slopes predominately over 30 percent (disregarding minor surface humps or hollows) as permanent open space for public health and safety. 3.1C Continue requiring reservation of steep slopes and ridges as open space as a condition of subdivision map approval. [pg. 15] Open Space: Agricultural 3.2A Maintain lands currently in the Williamson Act agricultural preserve as rangeland, provided that specific proposals for conversion to urban use consistent with the General Plan may be considered not sooner than two years prior to contract expiration. 3.2B Approval of development of agricultural land not under contract shall require findings that the land is suitable for the intended use and will have adequate urban services and that conversion to urban use will not have significant adverse effects on adjoining lands remaining under contract. Open Space: Outdoor Recreation, Appearance 3.3A Expand park area to serve new development. 3.3E Restrict structures on the hillsides that appear to project above major ridgelines. 3.3F Use subdivision design and site design review process to preserve or enhance the ridgelines that form the skyline as viewed from freeways (I-580 or I-680) or major arterial streets (Dublin Blvd., Amador Valley Blvd., San Ramon Road, Village Parkway, Dougherty Road) . [pg. 16] Trafficways 5.1D Reserve right of way and construct improvements necessary to allow arterial and collector streets to accomodate projected traffic with the least friction. PA 87-045 GENERAL PLAN POLICIES 5.1G Reserve right of way for Hansen Drive extension to the western hills. [pg. 19] Scenic Highways 5.6A Incorporate previously designated scenic routes in the General Plan and work to enhance a positive image of Dublin as seen by through travelers. [pg. 23] Riparian Vegetation 7.1A Protect riparian vegetation as a protective buffer for stream quality and for its value as a habitat and aesthetic resource. 7.1B Promote access to stream corridors for passive recreational use and to allow stream maintenance and improvements as necessary, while respecting the privacy of owners of property abutting stream corridors. 7.1D Require open stream corridors of adequate width to protect all riparian vegetation, improve access, and prevent flooding caused by blockage of streams. 7.1E Require revegetation of creek banks with species characteristic of local riparian vegetation, where construction requires creekbank alteration. [pg. 28-29] Erosion/Siltation Control 7.2A Maintain natural hydrologic system. 7.2B Regulate grading and development on steep slopes. 7.2E Review development proposals to insure site design that minimizes soil erosion and volume and velocity of surface runoff. 7.2F Restrict development on slopes of over 30 percent. (pg 29.) Oak Woodlands 7.3A Protect oak woodlands. 7.3B Require preservation of oak woodlands. Where woodlands occupy slopes that otherwise could be graded and developed, permit allowable density to be transferred to another part of the site. Removal of an individual oak tree may be considered through the project review process. [pg. 29] Geotechnical Analyses 8.1.2A A preliminary geologic hazards report must be prepared for all subdivisions. Any other facility that could create a geologic hazard, such as a road or a building on hillside terrain, must also have such a study. Each of the hazards described in the Seismic Safety and Safety Element must be evaluated. This hazard analysis shall be prepared by a registered engineering geologist. [pg. 33] Fire Protection 8.2.2A Require special precautions against fire as a condition of development approval in the western hills outside the primary planning area. 8 . 2 . 2B Enact a high hazard ordinance specifying: - Fire retardant roof materials, spark arrestors, water storage, and vegetation clearance around structures. - Sprinklers for all habitable structures beyond five minutes response time from a station. [pg. 34] Flooding 8 . 2 . 3A Regulate development in hill areas to minimize runoff by preserving woodlands and riparian vegetation. Retain creek channels with ample right of way for maintenance and for maximum anticipated flow. 8 . 2 . 3B Require dedication of broad stream corridors as a condition of subdivision approval . 8 . 2 . 3C Protect riparian vegetation and prohibit removal of woodlands. Removal of an individual oak tree may be considered through the project review process. 8 . 2 . 3D Require drainage studies of entire small watersheds and assurance that appropriate mitigation measures will be completed as needed prior to approval of development in the extended planning area. [pg. 35] .• . ,, .. , . _ ,, . . . .. , ... . _,.. ,, ., . . _'' 7•4P"--:::'' .':'''.:..";•,4',''.'-f:'' '-''''' ''''''' 4' ,I 't-1-'12:4';,..ff-- - --,4 - . -'''ff"-7.:,---:,.....,;-,,.... ' •,--;:,..;:'..,7.',. .,..,•''.1Xf-,44 ff,r,:,;.:.f. -.,-ff.'..-'^','•.-'..,-,i,,,,,,iy.., .1*-..._,-,f,,,,..• • . ...,- ,. . -: A ....- •-t._071 4 __v*, .1-,,;401,40!:"-Vrr„,...,...,,--•, - -: .•-' '-'.`*...,-,:--.,-.„2-7.;'''.: ,".^..,-w-:,,,.. :7,,,.,,, fi:;,=,--,1,1*,,,:,•.-z4v,:,-- • • ', b 1,1- • -A......,,PrP4,:t1,-.7-1- • jt1-`,...-N-',f.:-,,,:,:•,,.:7„:,:,..';.#144./....,,,•.:, ,.. 4 ,'.,,,...,:*':;`,',•,--.....''',,.4.';:."..,,. ...!,,,ier,:,-,14,',,4...floi, , -wc;,,,......,.:„. ...,... .eyiefi, vs:::;;,iy,,,,ri.q...,...I.---i,,••. --;---.----,-,--7:-.!-77.-- ..,:,;:„:,.i..,„,,,f- -'e:,4.t., 4:;,,,'w,,4Z,',f-:.-$i 4."-----.1'.' ' 1 .:, -,-- . 'r ,- e 7,''i'';i7'",',-1- .,,,,44A0A---, '-t-t,'-'••-*:,';';*;%';'t,-; -. - . '. '^'.,7.•,- .•; i -;,,WitS''',7--!..,h,,.-4;;A113,?`,, W.'!'f'''•-'-.--, f'---", •z4-k'-.*t_t,:-,,:r•r:,. - ,,,_.• • 4 4,-:-47:.,,ce'--.4.,..,k......./2,04,--..>.,,,,,T4 /-71,-„,,Fir.;2•.'-. .%,--.:,i-,:'.,„:• ' - ,..- 1. -,',••..,,„,-.,;.::.zr-_..4..04?::,A-0 ,,,tt 7-.i•-••,.----,- -,i-,-A•-,,,-.0,,-,--•-•_,-i,•'::_ -..:_ . 4•41,!-,•;,,,,:,-,-,,,. •,-,-41,,'•'..-14,'- , •'- ., „N".,'„, -,,z,"i.,;:,-?-ife..,-;,-,r."::,:',4 : _.••.,,'•-";,-*V'_::",!.." .,.. • ' , .;-•._.-,-.• 7•••::-,-_-.-, .-,-,,;;TeF.-ii,f.,..1..:1-.7.6-!...:-,!..7.•-.4pa.,.. ..-;-„, .„-,;::-..-*,..,1,v't„-',-,.;, - _ _ , -,-.-,• ,'Z'"''":•-•:- _-''''.-',:::.1_4•Z'---47.°1.-4-Ac.-74::',,,i!,-...%:'.-::-,-4,i 4:-A....'1,--;,,4-i...:,,-,•.:---,:-;="-f--,•i- '--.•.-!_---,..--::'. -- " - ;---;--...--.,'-..----.,--z-•,,,,,-,-, ''.:',,-.:T,: ‘,,-.:";:-'.'-:•:--,,,,'.,-,.,-,:;,,i10, -,•.,-;:. . ' •1,-,-.:41-,...:::::_•,--„,..y...4-.-,-.77-...--,::,,,i. :.=,,.„. irfe.-...vii,...2*.n-..:711.P.,4,:::',..tVZ-,,-.:-.....,,..;•- ....:7.,,,,,7,;-c::,,-.•;,:1,•,....:,•.. ,. :'.. -;'' -•"-,..,,:f-..-.;,'4,.;',.t-•.-:,-,. ..f::,ir::%•'..,-!,5'4.:4,.-*f':g.;;;,.-',.;,4.'i'il'4,-'-',1.-' ',.' '-f--'4•.(v.,-,i'0...!.4'-'!;-''','-'`..•4e-','rirt':1,"-fij12"-,,f,.:,,V.,1F,-;-.-,:(., .z:',.".;.f..,..4-, g.„e-',,,,e.-..f.w.-• -_ -- -:.,, -- -,.—' ,,...• , . -... .-. ,,-• ,- :_-, ,,,,?,-,,"; .-...... '......,-,i;..,,,,.:•-..,,.-.-..-..,-..:,.... ._.„ . . :-.-4 i ...y.'il:,%0,-.!‘e-,^ t.',- tzr.t.5.=,'',...' ` • ifiii,Wit: 't:';,:f.••-•-•,.'..,,..:4,f'if i Vv-:-Y'r..:`,.,.. C.'.."-:,:".",-"'',-''.'• ' ' . •'• -''',. '' "-''''-'-'•'7`.•`.,'.'-!ff .'-':, ,P---r.,.,;.1.:-..Z.'," , --"'''..,' ,,'','''''• , . :"•.:`,Zsi"..i'eff.e . I,. 7•'`'''#4-.7).:a•*-V, 4.;=',1":641.,''.1'%:7*,-*:1'''',%1,';:!°1-?;,4"A....311:?:„.=.:;,'.--„7,.-_-,-"-,„..','?.--1_,....,..H‘4";:7:,:.1-,..-.•'.7' ' ,',.. -- • ",,..',,t-:,-;:-.::"..; ,--'4',J..",'":-' ' ''. ',',.';':-.:' •:'*;. ,./.......A. ..,' I t 1 o . , ,..•.,:... • 1 iii r, ..,,,::: . ( 1 . ., „• I. •-, :// az ,- - I -- - /. 7 • -- ..... I ... • • .I <4, :.' / • i 1 I . 0 f! .0 V/ , f: : ,,,,,, ,.,..,,,,, , .,. 4-4 " 1 i i .1 '1 4 . ,.. 111111fr - • •1 i i 1 r , ii . . f .?; • ....,;.y, • ca .i i • N • , ' • , (Th ........., ,i,i,•;:":::Mi:ie7i'ri. .:::: r-, , '. :.•:':ikiei.i:::k::30MV,ii.ii.i.:WF-i...i- b3', -4..1,9",.. . - '' •• - \.' , Nt+4% • A :' '4 ' " i:: :- :.--.:-:-!....:::s.,, , '. 4'.,.i:W.:.:::U:,,:: ::-EM:":A:Ri5;c0.i:;:.0,-.4. iin...'i.,4:.: „., .4,•••••, - '1. : \ 4 1..-:::.::::4::R.::: :•::::•.<:::,i:::-,:i: ::i::i::.*:.::*•:-...i,4•5;,:. ., ..:44,,...v ....:::::,,;. -_...„, ,„, , ., \',.V.,...*K:ii. ...,:... : :]•.:i::'*:..::i:i::,•:-;,:. ..4.i::::: -.,,,:i',]:',.;,-4.:,;:::::::::'';?., ':4,,i4 . • 1;1 ' ,.\ •, . 4 \111111:ii„::.i ::-..;:::;:::::::::: :;.:: • v..) ''. ,..::-...Mr..§.',A,•:.: :i4:-. :i:i:: •i':'-..-:::::.w:i :-'. . •,.., .; -• . • •...` ....• ' , IA 1 c.0;'.'i).:'..;.::.::.*:.'::....::::::i*:,''•:::' ''. -.1•:;" ,. :• , . . . . 11' if:::.:iiii.:.:iii'i'''''' 0 I •.''' I\-i,'.1\,V::Ii::0::::: :'.. ' -, .•,,\.;•,,,'„:22 ?, '„ .• .-....., i .•'' .,. ,.....„. , •••- ,...,.., i .•• • .., . .-ii,e/ ,' `-,;','" ,i..:.. - :-. , 1 ,--- ...„..,-...- <:,- . t • --..... •- ..:::; ...," .•••••••'.•• / -. .• I. ,. 1 • :::-.... :-. ... .. , . ,.• . , - ', ',Vi•:, - 6. ,••. .• -•' .---,...—,----- ,.) • : A • ,,,, , 4 it II T i. ff .. 1 ,\• 3: 1 q . r i .• Cl, . .•••• :X e ico •'• •:,..:44..., ".. .,• .ssi.:::5)„.;;:,....,%...... ..,,..,,,... \\ , 0 .• x . -t co ...\ \ \.\ \ • '' , _,-- ,,,,,, , .•* .2(5414030MMOIRK.,4: 3: ‘ . 3,......... \ \Nk,„N.. * '‘.."OftMt / I ...• r • 0-\ 11 .• a . , = . •. ,. 171 0 ....!.. I< 0 13 ••, ...%• 3 ... m ? . m . • — 4, . [.. ''. ?,.. . • • ATTACHMENT ; PAGE37 E1°Z4A15., PLAN FIGURE 4 DSEIvTEELSopFmEORNTHOUSING . . . , . .. 1 :eTh. _ • `r r 0 * A' r /� Darr• _ 1.1J p., • S Z n /.... .... ....,. ......"--- Dhoti( 2 . • -'...." -,,,,,.."?...,,,.. ‘, ,ir., - /.........-------------, .........,"---'--_-.-4.- '. • --' N. Y. ' , i.i .. ...: \-1 rs '/%/, ' 1-,+;:i i� it �, ��1 -• / : I i ---... —.........-I e-*/.': i .4.1.••• .....-"r. 1 i....a,"""" \L 1 - ' k•-• :.--1-_____.....--. : -4 I / <1.1.1 • •• .1.,. .-..":".::i f! ,, , . ? I,, • I; ! III ..' I' in It t 1- n � DUBLIN CITY LIMIT 'i 4 I -:.( -' ./ / ' _ } - ^ Sha Y11; ISha.lt I ' I 1. a -1 • •_• r " - • •• / • 1 L' cc -•-I • � ' / r . . itJ. c • � r • // „`• om ' iI • Fi • n - 1l K • /. , - . i • • ;Lit', .1; --' V.,..,..r•'. : S'f; ..•• // i • -'. IliIIr / I • i xi1 '� • d. _ \ / i 1 I 1 Tom• •. \- �J' . ' '`z -_ 1• HL N CITy LIMIT • f •••1 j• . . ..../e% • 1 0 • -----1 :--.--,-,r..-,..... . • /: I ..i••,. ///. '' 1 i, - i., _ \,\.) _ ,_ .:: J.-- ,.A. .., • - ---k V-4,, ..' )• •‘.) ( , /7, ..//A• •\x'' f - " � : : •_ • \ .,-- \ •* \, - '\ .. !k j- -I\:l -r�r s ' \ 4/ f ' 11/ --i \ '\F/� � / • • .. �/ - 000 < �� It t _$ a _. � y w_2. ay . r ' - 7�a3 •\\ - '( ' 7 O_7 ( N l g f r.dddL /... ' I . « i -.j0. ' • 1 ,t II - i- ����ii� 51L',E��� •. -.1 - A 4. ..1 '-ls \ I rk... a . /E1:7 PA 87-045 F • An _ ENT DEIR FIGURE 4-1 r...i„ 0 .,.,....1 r 11 , MITIGATED ALTERNATIVE H co > I C4 r z w O co wH Ln aEw o ¢w� I Ei CO CO x a m xww TABLE3-8 (2,-, qHa INTERSECTION LEVELS OF SERVICE Existing+ Existing+ in Existing+ Project+ Cumulative - Existing Project - Cumulative No Project A.M. P.M. A.M. P.M. A.M. P.M. A.M. P.M. ism • Intersection V/C LOS V/C LOS V/C LOS V/C LOS V/C LOS V/C I.OS V/C LOS V/C LOS 1 Silvergate Dr./ 0.44 A 0.44 A 0.46 A 0.45 A 0.66 B 0.61 B 0.65 B 0.60 A Imanl San Ramon Rd. 2 heppertree Rd./ 0.20 A 0.26 A 0.24 A 0.30 A 0.32 A 0.38 A 0.28 A 0.34 A j Silvergate Dr. Cr 3 Silvergate Dr./ 0.16 A 0.16 A 0.18 A 0.20 A 0.25 A 0.27 A 0.22 A 0.24 A -C„): Rolling Img i s Rd. g�,.,ab�x� 4 Silvergate Dr./ 0.14 A 0.13 A 0.24 A 0.24 A 0.27 A 0.26 A 0.18 A 0.16 A t' Hansen Hills Rd. ... 5 Silvergate Dr./ 0'.15 A 0.15 A 0.19 A 0.19 A 0.23 A 0.22 A 0.19 A 0.18 A Hansen Dr. • I 6 Silvergate Dr./ 0.19 A 0.19 A 0.23 A 0.22 A 0.28 A 0.26 A 0.24 A 0.23 A Betlen Dr. 7 Silvergate Dr./ 0.26 A 0.17 A 0.31 A 0.21 A 0.36 A 0.27 A 0.31 A 0.21 A Dublin Blvd. 8 Hansen I)r./ 0.35 A 0.31 A 0.38 A 0.38 A 0.51 A 0.51 A 0.45 A 0.44 A Dublin Blvd. 9 Donlon Wy./ 0.41 A 0.50 A 0.43 A 0.51 A 0.52 A 0.61 B 0.50 A 0.59 A Dublin Blvd. 10 San Ramon Rd./ 0.62 B 0.84 D 0.63 B 0.86 D 0.78 C 1.03 F 0.77 C 1.00 E Dublin Blvd. `-,4i 0 w JI S-7-0q< J U L 1 no dvV DUBLIN PIANNING 3 4� wk Coy i 4 i. KEY MAP R �Es�-per�T� (5 - Z .8 n % j roc � 73 C�•� '��� f medA'u m -DPAAs I 4_11, PC..) WATV %joby RDWYHOUSE AREA cl I Ln p P p oo -t E-4 I_q 00 C/) U) ON 00 w PLI e �L_ E i PLI M � P, U) U � fa E t.0 m 0 w 3 U) co z m '+e5r a x n fk 3` b 1 Y:j ' '✓ k4 "�' ✓ i r .. y • t. �` - r� d 1 [� "`7 ' wPr Sr x�" hn. { ,t• 'xsr, .+ A • rt,:' ♦ -,rv- ° ;;'' y� }S+r'wt ,v t,y, # .yro,�kkr ,'�.ss BART J.SCHENONE LAW OFFICES OF OF COUNSEL: RONALD G.PECK SCHENONE & PECK JOSEPH A.SCHENONE 1290 B.Street,Suite 218 Hayward,California 94541 (415)581-6611 July 5, 1988 Mr. Larry Tong, Planning Director v r Planning Department JUL 00 City of Dublin . ��`� P. 0. Box 2340 Dublin, CA 94568 DEN �� RE: Hansen Hill Ranch / PA 84-045 / Draft EIR Dear Mr. Tong, As you are aware I represent Robert J. Nielsen and Harold T. Nielsen and I have appeared before the Planning Commission on their behalf on February 16, 1988, with respect to the draft EIR. At that time I stated for the Nielsens that they were in favor of the project and that they believed it was an asset to the community, but indicated, however, that one aspect of the plan caused concern to them; namely, the proposed fire access road along Martin Canyon on the Nielsen property over an access road which has historically been used by the Nielsens and other owners. I would like to restate the Nielsens endorsement of the proposed Hansen Hill Ranch Development as well as indicate that the developer has proposed a solution, which with modification, should serve to protect the interests of the Nielsens as well as those of the City of Dublin. It is the Nielsens ' understanding that the access road from the present termination of Rolling Hills Drive to where it crosses the creek to the proposed development will be paved with an all-weather surface approximately equivalent to asphalt. It is understood that the road will be paved wide enough to accommodate fire vehicle and, if it is not already indicated, it is suggested that the width be no less than twenty (20) feet. The Nielsens ' concern has been that the access road will increase access by members of the general public to their property and cattle business. At the present time, even with a locked gate, certain members of the public have trespassed and vandalized the property. It is obvious than an uncontrolled access road will only invite such activity which will increase to the detriment of the Nielsens. Mr. Jacoby has proposed that a security gate, operated by PAdto-genitor, be installed at the beginning of the access road a-,3 z ♦si"a 77 st 'F T.Mr . , JZ rz PA 87-045 ' ' n 7:7 , 1 LETTER ,ar ' SCHENONE & PECK • t �;w y , ,<f ; ,� ,r,i JULY 5, 1988 ilitlin ''. `ssM .".:� . t r 9 ny K .y, ,d"� i ti_+Fur »•,x -� f '� r , f:`» 7 b , j ,r J,-„..J,.d ...:�. J v fah . ,, ,. ,,, }',� L � t i -.:. • t• .'. , �� Y� ,ems"#' Y a'� w3'r ri r.� .J. Y qye.i +�:4„ 1 ykF.n e �` 4s ,3.GS,� '°'f ,°�.,GG, f• : a r 5a.'S•s i .r`�. An aG 3 r y{ jr Y f .Z'f'�� t`u� .y✓.r". .:��1 y )` x :`k�e �,s.��,.x �.e ?.sr A7- fi�o �"t.,�r-w. . _ w ea, 3 t"'?.t {r�#.+`� c-a u*2i+"� x .yx •x L""`Ek« r { R'd -',t`� t C` �' ,. im ,4,a* ;J 4p '' (the termination of Rolling Hills Drive) . The Nielsens, the other users of the access road, the police department and the fire department would be the only ones having a radio monitor with the frequency controlling the gate. The Nielsens agree that the security gate will mitigate the potential harm, but also must state that another such security gate must be placed at the point where the access road enters the proposed development; otherwise, members of the public may enter the Nielsen property by passing through the proposed development. Therefore, adequate mitigation includes both security gates which will be controlled by radio monitor. It is also the Nielsens ' suggestion that the maintenance for the security gates and the access road used by the City be the City' s responsibility. The cost of each security gate is $10- 15, 000 and it is likely that in the course of time the security gates will have to be repaired or replaced as the gates will not be immune from those who wish to commit vandalism. It would also seem to be an unfair expense to be borne by any homeowner's association in total and it is an item which directly relates to the City of Dublin' s ability to discharge its duties. Even without the proposed development, this road is becoming a necessity when one considers the fire danger to the community as a whole which occurs by reason of the City's growth in the past twenty years. Hopefully, the requirement of security gates will be a temporary one. In reviewing the future of the Nielsen property and others it is reasonable to foresee their development during the next several years. At such time the access road should be considered as a location of a public street serving these properties , together with the street from the proposed development and other access. Please present this letter to the Planning Commission so that they may be apprised of the mitigation which will cure the impacts caused to the Nielsens and so that they may also be apprised of the Nielsens continuing support of this project and the Hansen family. Respectfully, SCHENONE & PECK, by BART J. S ENONE cc: Robert J. Nielsen Harold T. Nielsen Gordon Jacoby PAGE -2- ••p; I .,. . , . • 1-1 .. z z z • • <c < ,--1 •-.1 Ln ra, ra, -.1- •. • ,.......:.:•:•:•:.:•, ••,,_. .,,.... ,-r0 • Land Use and Circulation S Dublin General Plan ;• ro-I- i<,x4 r-X,4 X4<4 Residential ; ' c0 -1 X < Z i—i 41 ce.'...",:',.-`,.7 ."...?:1:•:•:•:•;•:::::::•.-Avrn",,;4%.' • ' < 41 C4 r4 . ., .-----:••••-:.•.••:•::::::::*:::::: :::::•::::::tv,‘• • 0: ,i, ..,. Single-Family Residential .. . • -• ••••••••••••••':':::::::::::::::::•:::::::::::::::::::::::: 1 :.i.11,43r,',.., . •;.,;......,......., Primary Planning Area - ',..:•:•:.:•:•:••••••••:•:•:•:•:•:•:•:•:.:.:•:•.•:;......11-mg:F Pe ii, • .7,' Medium Density Residential _....-•I''"„ 4.40,;) • 1.%•11...•.:;;•:•:•:•:•:•:•:•,:•:•:•:•:•:•::.:.:.:.;,;......;•,,,(sir,. k'' tu /•"''''.-64 q ..t1:10 1 1,T-411%.•':;t.:'::!............:(......::::::::::•:........::::'•..: , 1404.0.,:..`', .:.?, . ..r.ur 1 1.444.dtSt).•...'.'.••..%'•......Y....X..':'•'•' r ' 14,6• ..if• 0.., Revised to include City.Council changes through July 31, 1984 .4114. \ • ,1.111. ...'1'4..lp•44,1;:." ... lbv4. , ,;...,........ . .3....4A. 1, . ., ...,to.v..c..id.73740.4‘1,. ••• ........::.:::.:::.::..........:::: ,.. ..:4„.:,..4.4.3.ive..44.-,44...,0,,,441...: ,ip...;:.. li..: Elm ,M...ed.niu......m-...Hig.....hDonsityFlesiden \.•,. .,-..:.t;‘, '1,1 ,,.•.•,,•:. •.`ti it'S .1 liP , .:.....:,:••:,:;:::.::•2:::•:::: °,•1471,',404rA.411• • .!. Commercial/Industrial 1201111111111111 '' 71's4c?..\ ,es "....,,,....i'' '''''..,•.. i .... 'it,. lil ,v13, ....:::: : :.::::,:i::.. vi.,...4.,.„„. .:1.;.• A Retail/Office; il.1.7-"--: . .4.?''''' . ‘•••;•• .1 ..f,,s.,.i.'''q•-.•‘'\\..w...,:'...,.....c: ,,.. ,... • ..,.;' .................. . . :::::.:•. ......:ii. , f..it . ;, : • ...,.... „,,, • • •.,--;. #.1\ .7 .‘.kt!.....•.:,..,•:::. My•,,,, • ..,)\‘•• .....‘s 6.CY ........................k$9111;• ,P MN' ' M Retail/0111ce&Automotive • 1. .. . • Q" , 1...,. .. • ...- ‘ .„.•- s..--; '••4 V.\.1."...11. .-c7.7.:.. WSJ , • ., *.,...',.. K 4 .I) ir:..., ..,, .'04.14.%4•. ...".:: . ................ .?a 11,7;.7 .....-----.....;',.,.;:tx-,7,- - , rc:t.4 Y.\ .. \•. ‘1.t. ‘ :. e, " .0..1';i.,-,:i 1?i!..74.7.:5 ' • . 411:'a = , t c„, ----- -11,.‘/V.tql,:A7:A (*`-,1'; ..*::::.:,:::::::::.:i:::::,,._...,q-.0, . iL, ,.c.,......_.. .,. , •Ii, i l'i:,..;-- - •>42/ ' 7- •.- -;-,- - , .ty)N., ,s.\ 45 ,i!i, F.. .. .-,,p_ IN.401.1101,4 KOK., ••. •''‘e. ••••., .:.::::::::::::::::::::::::\ S f- . . IK.I.S.::,,,: c:,:l ouBBUUSStdooriinnee:PsPtexarall:kgiernd:ialtrial. = C1,0.6. . '%. '..):::7/.' ,..x)r. , -•-_- r. •i-C.0 . . \1.(,. V.,,,•'-.'....;,.',Y4 I.‘.-;hir(.4-/,fi-r• ;. 4.11 . ..r: •••:. *:::::::•:•:•:•:•: . 0 ..:I. , , '4;4C-.. :,-1,-7 p. '.• 1.-.. .......:. .\ 14..-k : 1-44): 0-, x.: .\.:t, : ; .,prei,;,r ICI,_ •.'"••41.4. irrik- r,,,-...5-'?.••• •-•••• ''' ••:•:•:•:•:•:•:.: • • • %.` e ,i •-...".A, '.....:•:.:.........:.•, , ;} ., • „ i Public/Seml-Public/Open 1Jc \'. .'-'-t • •• 01.:.....*:''.... .1 e ..• ..."1 .1.1' /A.01 • , • "1;7:i•: '!!-1:7: ,,,,,,,,,.,•,‘ r '''').1',)::;;„•.<:•*•?e,••••.\:....91. ....... ....:.:.:'.•.T,?. . ......:•, . Public./Semi•Public Facility Caul %st, . .. „ , • ,-. r.... . . i i\— c..-- to . ..,;-.,4,•••11,:a,F., ,i,-, „? j..i.liltigLijit.r.e,!,,..., ....\...1.,, :•..;.;::::•:•' . e*,,,;./I -- .:::::: -)7 ii,( .— „ , 1.-..:::: ::*: "? .:: ..„4.- • . .14-etoriv.....;.1.1 \(La')." .. $4,,, ••;•iiiWs *--;- d- E ':(4,- .1:Y.-1 .' s. ,;•;15..',.,-. -.... ..:.... °„:i.C• •,P4 v- .' C•I'::•*•;.'1 Parks/Fleaeation .......',..: :::::::::, ' •• , - I. . •t,>.•-,,•• .• 1: • -.7.r., r: 5 p. ) ,t. ... • :. ., ,;,.. ••;\ ... .- ,„..v..111 .... ; • I:::;*.::::::.:.:::.!'•:.:::::::::.;.; . -'•::::::::::::::::.! . .. le.k„,.4.4., A ...„:1-.)....• -,.,<„,,,,,.. „.,..,..,,,,:::,:_,,,,‘,., ..:::., 4.:._,,:_,•:.,. ,...t ....,,. :..:_: E #."'-•:".-..:. '''1/4 A • .... ol'.4`',4'4,11• l''' V• t: t'..;111. Open Space;Stream Corridor limm i.:....:........................:. ...,4 „)s,:...:.:.:.:.... . . . ,,,,...40 , me It ,. •:..*:":':'.•:.....':::::'....::::::::. ::::,.... ....:•:••• "..,, si :I.,t:ii. , '.1-. k -.‘., • . , .) '4 171. . •- i 1 r SCIKKII a• • I.:.......":....;:...•i.........•:.....:• ...:.........:.••::::::.N•f.L.k. l'h,s4fri E Z,Z:f.: C.. 1 LE 1. 1 j.f: r•.e.ak... ..j,..,....,t,-4..4<,,(:).?(^zt.,".0, .-.:trif..11111 .6 •I•,:?,..._.- `• Immo. ,-;,...0 , , . ,, ,,-i.a- ,.,-' )...P.....:•• ''',':-.1i.'• .."'I. V'5 ''' . X . i. Circulation ... .•.••.•..... tN 4.. 46- , . I'".'''..:.':' ---:-..::,:.:•.::.:::"..4. it_4(1 I - 1:11:, ''...: ,;.1-3' k.11. ..itt "....i''..1 . '.1.;rn:,14/.(.,i.I.....: :.: .. ...L . ... ,:!;:'4.:;,'. '.,,1,V..N31:-:.....\•::'. ::,:::7:::::•:::7 .- :-::'.:-:•::: ...;• 4?4 • J.: :-;t•raf.A.T1\ hal\•• 1,. A.. ...'4.. .CI)/1."2'-. .U:1 •' -(,1-tA • ..•,•,?,\X....1.-.•• . e. „.• ....17111,E -. c.........:2..;.!. ' "V...la •'-•‘ .4'••Pg I .1(.1..••••;:'• “.• :\ ., -.1;ste“ ; ',-..,.....:••••• ' 7---:"--. Collector Street II ...:.... :.. -....: . ,:i,.....-ip •fr,i . ....,•••••••••• rill - • f•••.\s...N A•P % '••••.•14.-r:. :\O.1 -• .-:'\.•%-.2...: ..e,',•?..'1 v.,e !:.*.i.-7..,'., ;.. •, ` •fV.- :. . •—::: •••••••••• • '.....*';:. 1 .'1:;.%..•:%1:•-:-rdl :13‘. 1i- .. Ov__ . ..„....,k)ii„)•..... -....-c,2 ,it,,I ,t. ,.....,.%%),;. .,-.-•,. „- •4....,..6.5.,.. .s.;u:”.1.t..q.):- ,:::>... • N. ''',•1 it;.. I ..),,•`'A ,.,4,.,•.•.N .n •..4..• '; . r% , sa•',, . , .b.y'y - •,i• --.;/qtr. •••• e.:•!•'-;•:•., *. \• • pq I/.:* '',•••••••••••••• •• •:::: I 1 ..7.•••!•',ptc..). .1.1. tz.-za. I. ,;_...c... „;.. ..,..„ ..,;\ ,,., i7. ....... ,...,..,6, .&-:.,,oe ..;-p.,t. •,., ,, „...... • , ...L. , ---• if • •-•••-:::::::::::::::::' q .._,k-FL--,..tA . It :cel:\t::\,,...-':.":.. \\AV- .--.V- . 7. ' 4: e.:§...c.:::'..,:•\.. . \• "-_, ::- ' , b.' ••Mis, ..ieks,,,°•1 <•:>>.<•,` •••••••• • \ I II.'..."-:-::•.• IX Ali, -t3'Sci ; .‘'04 I 44.Th; -I f'• t'4.): '' '444. ' 'OirVs 4. : •i'`.4...-.' :::::;::::::.)....:1!:::::::if:',„.• • ! dOlf_1&,-. - '11-:- • .. 6 I 1 j.A• A. (-' -;•... •e;••<- •',1 /, , 4 ... et,.64....... .. 1,.4„).,14i .....,:,..,:,..,:. I t L___ Transportation Corridor I •••••;:•:••• • • • : • c,"› , •' ' ','Ll;1 Lif.r/D. .;/ 1.,' •".s.,/,' -. . li.'No.*4, .."•!!!t`:;41.'s• ';‘•,'/).,,'"V,% •••*••••. :::::::i:::••'..::: ::,... .",...*::.', ' ''. IT•V:,P.' • :C.` '6"-- ./• '''''' V.', ss ''''' ,:iliti-i. ,•71,..::: .i.;i :: ..•:•.....40,. i . . . . ••••••••:::••••••••L---k**F-emr."LI.....::-.0—/ER. 7'...M• "•••• 1'). , .;. 3.,' ....'•••,,'•..:,::•.,7... , ,.-•,„ Y3; •• '',..1;;."....i-?-517' V ..,/41,4a•,,, — s, os,), • •.::.:: :.:?;,...,.:•;:::...:... 4..:::.::-.... ....,.....-.. • • . . .... ..% . .. .• '' •. ; / ri-2_<041 \C 1. ,,/ri-l t...............•/.....:-.4.....i.....• \ - •••\,, ') is:•)", .... 4;V,I, -7.t-r:'-t---4,...F7 ;;;:::::::::::::•*.•:•:•:•:•:::"..s.::•::::::: '..'.••' •'0.. • " i, ( I • - •••••-••'.. 11,41P --O.!".• •,•'• 7 uer- ,„L... 7170 1 i,,1 1 1. - 7,14,1:.,.:,, \-( ."/ ;.:;.•7.",,W . , ,. • - ..'-'% ••?..10,-1 4(1):•o• :•:•:••••:•:,..,;:.:'.••:•:•:•::::.•..;s1........- •„..,•‘•, ,•,, • ' . .: :•• . • )6' . I- -' •ft.:I'''.' 1.2 4'•' ••./ 1"...• ,9•,-* ••./ / •) •r ,Ir ',/orti,- !•:•:•:•:•:•:.:•:,...:::::::.:.:.:.!.......:.: , ......................,.._N . • ri.f,t01:4 ••• • ''.•. .. ,--.•:::::. ArIt. , Yr 1,,,k•"'.- t4.4„. / /,/- ,.' / ' 7.. / 1 eft ,:•<•?,"4- .//1-,1" 1 y/r.•:•:•:•:•:•:•.•!: •:•::::.;.:.;./.:.:.:. •e,/,, '1 .IN 01,',111111 I:•:::•:::::*:::::••-.•:•:•:•:•:•:•;.;•:•:::::: ...,.:......L..,......!\ .A-4,1:4',411'/, „e, , :'•1/ / .1 J.' /,/. ',,° "ItilliP.1- •••••••••:•••••••:1•••••:••••••••••••1.:•:.:•:.:•:•. , ••,`.•.'.'.!..'...'...'..;.t.:;,,,,,,"a*.•Q• '.' /v.,// ,I. ,r r::::::•:•:•:.:•'.•••.•:•:•:•:•:•:;;?.:.....,....:.;.;.• . .. .......„.....„..,s ,. s . t ." •7 ••••.::::::::::::::•.:f.e.::'.':::ic4:::•:::::: •.'..\‘',,,',,'. .'.'.•, • • .!• 4 ' i .'11'94-42.t.e7e'4**.•*1.k.....i:• • :i 1:-TrP',-,:sert:-7:ii ".,-4,7,6,, ..... ,•*,,-.....,„„, ..-,- ,-,.,..../,,, , ; A e( . // / i,..... .. .. ....... , i .4,e),....•,-...-4-"P? • . 4-. ''. ""' -,,, ' ' - - . "• • ' ../ '///••••••• •:•::::•:,.......• ••-•,••••4 ••:.•,..•1,:•:•-':::;','•c• ...i-• 4> • •.' •. • 1.422,1.-.,,,.;,.... ...lb, '' ' ,, ° -AA". .•.''''• ' YvA ' //As"' • ;-:.:. / t, .4. s 0).. (*•'•'-'•',••••••• ••••••••.....::.:*.s.•'--i4-1..,7\Le - I% -y _ , , .........,...w .. A . 4 . t.........,:<.;:,,......... rfr ,...,, , :....,.....•.. ,,f10,44„-lia .,ill i ...--:-.• .e. ::....•:.:.. 1 i ../ ,. 7 .(/ ' .' .• ,#,:K';',...::•:•:•.#•:•:•:•:::•1 ..:,., .5:e "'..-IrJr •TX,'".247...., V .1. •• •rif;," v ' -:..:•4 /, : /% / 4 '''' -- .21::>•'.,..:•••:,•;,..:•:••••.•• :-.;41(4'0„ ,• ./ • ' ••••.,..i."..i's••••,:•:•::::: .;••.;;;•.?...1:(psi,,,iy.;„,,,;.,•/.///r) . ....'‘I's\''':\''';\;•:'4,'.%•'::)••:.•::::.•:%\;,•:\:.\..i"-.\„*"...:1'...--•:N,.., .•, •g.;:.S..•" ' • ..„mai st_ils-i". ,4 fr,,00\%..,*•• ..•..• 4 • / - •....:40.\0%."..;'''••••.'..,‘"I':i., 1/// it. .,.• ' , .,A, \,,2.W.•••.:1::::::•:•,,, :al ri',;.•:.:•..,..:';•,;••:,..r;....•:;:.?7 ._. j . ' •,>...,\,•.•-, ‹. •\x„ .•! t"' \ mill / •',...:.(:::,::' ''il';;',.14....,':ii...?,.\:.•;1;; ;%:.1%, - 1 1 .i' .. .'•/`,N•st,'^‘,:%k ,... ‘.i\\(\.:., ... . .....1. gee _ I liro 13, .0' '...!:-.:.;;*;...i:: . /' ..../ .1% 4.1,x.....,1.;-..e.c...,:..;s1, •x,,.. ..,...,,,c-N, ‘,.•...,,I. IV \- t 0 / %;•••-:,,:-...- t i ••;/ % / ". .% 1, 6,:. • . ' -..•.c_Nz. ‘4.• . .,.;..t. . -:•- • • . ' . . 0 7,/ •"".:•••••0 . ' • 2,•• PI\ --•• — -s' •011; Os-•••" ••• • . A // ,/-*•• •.\\-• iellktk:..., ".•••••-' '0...... --r. - 0.rig%10,..i. "/). \ '' . • awnr 0 T".---• .416b- %.-- . - . ‘ A. $ •I1" 4,4 , A e /: ,...••• ,. 0, , ,.. 111A"'. ' . . : •N.". #4I 011" J.,;:•Al. \ .".....-- ,/ —""..11111111111C4 \ • • _„,......041.17., ......k•-"......„...--`''''' ..1-....3°- ---g 1.• 1-11*`'.'.•.”4-‘... .figri..,45:)::•• .... . ;14 . 4 re."1::;,,i-4 4 A - OA... \ : .... .. • - i I - .......,........ "}-, : . '....441h.. t. . RN • loa'-- . - _ " • •• . i •••••1 I •••••11 4 1/11414..... 410 ..... lb \ i $ 1 . 'ry • , . . . • ,, DLAWIEY•OYETY.UMW.MO SLOW&"...WILMS re • ,.•"\ • __._. . ,'"'N . 4 . T-L'.:..,r-z::::".;:,..-. . . . _.. m CI .... i cr • ..... . ..... M _ . CD iilia-c- R- aSiggc) . i I rn5,3? , c) M , ,z-8 Qs' ,9. i E . ,°,--. O R;..,, Kt-5 -cc ° e.c-In co 5 . . _. ....... 5 CO Mt. 2)a, Cr"c •, z .t.9. co — ai IMMINI. o . iii-•:-,.., r : ! 1 4 t: MCI 1 S gi) . i M ti •atA- al I I •-•,.? E ( 14\1S A .i ,c.k.\..0° 1 (L * •6•66' oo-0 1 . 0 "\S 0 VILLAGE PKWY. -9 1 ........... 52 41 '1 rn •! 6 rn 0 33 DOUGHERTY RD.:•:•:-.•.....-....... 1 ,(•.•.•.•.•.•.*.•.•.'.*:.".•9, ill.:.•...:.:::::. A :..:::::::::::::`.'X'..*::-.4,*(1 61'..**.•.•..*:::: ' ..•i..:.........:..........:::::.......:::::::::: 7•1 1?..........:::.:: :. .:.........3..**•:::..*:::.::%•::::::::::::....:...::::{±1:::::::•::::::.:::::* • i ::::::*.:*.i:*:*.::::::::';:;;:......,%ni:.;:.::21..D..:::.•:::.•:.•::::•:"........ .... •. .. . .. X VA,\\\ ........ .S.•..**. ci) 4N ....t. 33 .. .•.•... m _. .. -CI CD CO i C. ii;..*:*.:.•:•",•• - 5 o 5 a: a CD CD c :3 .44_ ,. i i:_.•....•:;17 --. TASSAJARA RD. cl 0 = M a ca. zmz'o — c -1:::5(I) 111 to . rn 0 Cx I. . EIL 5,L) 8 3,10 5--Et t Q..co.. -*- . ea-z- z a ri." >""N a .c31;-,-.3 m a g---- 3 0 e.e.1 2 h-mzt... ... z a, ci.0 ....1 ,..„26.(10.-. ., (1) "'QM c* Iti, 0.....0[ CD 0 r- e ais-:?..•-- cn2z63 -- < 2-3--aazZ garscx -< 0 1 • a n*cl 14 0 Z1.— CC z 15'z c,o z'-o o 0 bc.., 8cx a.g. ,i-, • . / 71 I PA 87-045 A sr" 4 row vil. iprek Po" Q GENERAL PLAN f ' EXTENDED PLANNING AREA i l •� Flb11. -ems►—Pio�� K•nwa[rw JJ Zr a..+wrran�t..w.wrL A[a.rr.► A—r••A" A..",o e A'ralflr &"a , 9-AL 57V~AYwir[A:•KVr Shc. "rmrr i' ." AASMAfY7 L•/CL LraoAAr//�AwlfrrMrAav IfaArW7 �V/Alm iK7YfAw'ANWLAi1Sf av/z- .art Se.�r"PAaA•6 s A' : \ .SrA r"....Y.ri r a..a•a A•ao aww.�A as1� .a.a vDa.1 Ss }•r�aaaa 'm>,'.o12 aTaeas SaST>• Tn�me - u[no1'SSz•ra S S s Sa w• aT• I n Te IN 22• . �• 2 212 IIIII US Y' W. a 62 TRm, n TT• �• - m 1 211 23• r•` T M Tm lal r• }• T]e Ta.9 lal r• Tr• IC T� 10 P� aQ1 a ri7 wa IN asamA wm r SO 1. 1w aP W. Hansen Hill Ranch HANSEN HILL DEVELOPMENT CORPORATION RECEIVE .JUL 1- r J.? i s.. .tie• � r .Q@mil ys�•��� �� �.. \.. • N• v. rf. I ����.. f. sP• a• al- ) I Y r 3 I= L w ■ aaami aa.L 4• �� aal:T .aw • • • /Ar•ar a.2r A.wn 41� � • • • • • • • • • i L [aua �r m _ • it ' mmrns Salsa mom n, Ni 7a•1aY'i _ •Nt-"44 •ri� ----------------------------- - --'Drumm Sar DUBLIN PLANNINO LnL2 [. YQa. LLiII< W[34, nZA= O' Q7LL L 1@3! QIILT / fix% C/o an. CAI=, AT30� AS &A1 a J ram• w 62 O. QiL iTX= TLIKALAMM. v —..==-- ■Asa �A sTLTa+Qr OWMATInm _ - 11IL1 TAlSa. ALIFUMIA %112 TYr/4..L RIY�'AY (Au) 7[3-16W �3-s TON w- UT vu-sm. T= rmmmx r e777 aJa AYERM Z= ILM NZILt cniU-f77s • x� i2OQ L CQA2Q. LC.L Z77S2 CM. 3/711") LNo ISM Q17TIDCC: CATEi CRLraC 147 AC. e.vD®: Qs2mrr2AL m[o1T1Lla. LZtf= FANCILY 11KINES 7a.A AC. ►ATTO �S S.L Tn•�s 5.5 YRO OSED D[TII.OR11rI 15.7 AC. DIDICATM TO OPEN SPACE 1L7.7 AC. ` iR.N a'lKla �ria ILaYK Ste✓ 6 AL pYIQAT/9 arnr •-I1n• C �' 4 /II) •O' wwnY J•`911.I4 a1.Yaa . t' �- .- / s.r.r goer[ .w..[ o•v Y+�A •arr �,, a oo•w/u. tr rxa ?� oc RASY [• la LYfrA' / 7CA~ARY PLASM L/✓EO DirCN QC SPK11✓AY It aAT AAT I Aram' •O{Rawef owe"C115 WL or T7• ar A. - m. kW f- 1a• Sr Sr a - o.m. ® IN. m- 1•• w- a- - n.m- m 41. r• ar W. t - an.na• Q ar•n•ar'GL-r.a22• ® ti tr w r a- - Sa.u• pa ■. ar sr arc - >..>, 'am RIM 4w ow SCALE 1N FEET ,A [ TA f.Arty sc P•-a•w � 1.C.Gpu r•YVR�TILwI MC NA17YF I4C9rL.flAL YYMCAL EAA-W MEM NO _u ' .. n•nnr •..o,•r Alacr - A•IQYII.K/ A�KIM AW bra' /MK►I✓ 1 - t TYPICAL 57R4WCsI�£ �7 rfi�sv.oe CNECK OR O/VERSION •• Aucr _ L N�a.- Ate• aH•E✓ - _. ____ 1 •' y W rY y r `ror r�ra�r / '7' i7 r' naaRa� r � aw I t ♦/ n' s• r' d �' Ar f f• R' r2- t A Mt7nY MIa•IOYfe1K AY!!'Ma( t/YaVlw�II�CZ.O Ai-41 n' men A" ucv' NAY ar. r nAa�rw� ar Rrs AYa A.•�srrrewlrr erv>•r>mar, •.YI•.•.py R., Mp.• Y/R fLwCL, YA[!rY Me.r GC .a•o.x.vwY •!{pY GT TYPICAL STREET SECTIONS rr IWYZt 2 -1 ..anYp.wT.T N nw..a•. '1' L ®JJICA@/Ya/1ee[v l�v►)Y nlr!!••s. uT'e./Yrrw•laoeo �rl. •n>m Mlio•Z /•� /.'.rvw nR2'Ibrr•[Ffa f. �•TIV•Yl3eflatl JUatt mll rr►.. r .•.o..v AMIDwA, uaavrms - 7n•.Yi-..e��..e'r�.wr AtMgD a nr.�s-a..rY weaee,.v mr .S..o.u.0 .r �.ry irrr GY Al liRMa•Y �o�aA�[1 QaYO'>f.A aAAt /l�ifrvs�o.se )IIQr • YIT'ea[ �f.V[L WILSEY A HAY AR - �TENTATIVE_MAP TRACT' 6766 .9 — - -- — - - -[Rica=►TDT a[AL,a I' 00 ,,.- N 442.000 1 ",q it -,q,4N tmqmms,QNN� Im N as 1.500 �--� 1. \ j - ® �-HILLS DRi+�= � 4 \ / \ mac.® J i p4gt i i \�:�� Pfs1•c K J id L I � � , Hansen Hill Ranch WEII1�Ea:E11015RI7EMl1AL F�1�n.., C JJ E UBL Kam TUREfl. IC.. NwIfIO HANSEN HILL DEVELOPMENT CORPORATION L r D SCALE 1N FEF7 �0 10 rc .An WILSEY 1 HAM �1A a03TY CLARK AVE., 11VITE- 2 µ° TENTATIVE MAP. • TRACT'•5766 .� v.Awtna _ 1-E l2a-0102 1• 40• DUBLIN ALAMEDA COUNTY CALIFORNIA .aini.r 0 _\--\\ " - I _��" s � •ems'' . / ' � 1 I �� NSM � a rT pwoo X 000 / �•\\�N� / !r / � / / � � �\������.. ���\ � � •\� � �� �� a� . OVA ., � `�� /x�/ -', / ice \ - / � // �✓'" �\� \ `�`'\\ \ Ni,. 6\ isww+rt rise a nu xwuit r k °�4 ewc a r� W16.8EY i HAY Hansen Hill -Ranch r �.� � � ��� TENTATIVE MAP TRACT 5766 O HANSEN HILL DEVELOPMENT- CORPORATION - - c s . 4-0102 .r - - . - _ - - ^"'- ` ' / if G A'M we �.Cim r , , n • .C.L• 1 • 4 0 . 9 21, ` s�E: s+-�•T 5 0 F 97D ' - 1 TOP Han .`VlC D. YICNAEL GOLDfWONTNY, A1.A. ���� HANSEN HILL DEVELOPMENT CORPORATION D0. DITt FFVI ft \ 1 i t. TI f WILSEY A HAMWO�WL A/M -c « TENTATIVE MAP • TRACT• 5766 «® F /NIAq 1-2924-0102 Gt' Iti +w eb.: �Dl [ii�1�T' F+I I I♦ F t 1' : 40' ■T Din DUDLIN ALAMEDA COUNTY CAt JFORNIA F. OWI-177W6 NIZZ" AwrvAr AVVI 110— \\`\ .\ - . •e, /�IJ'/,-.tafu.i� j \\ ���_/'�— is _ _ -4 ------- 5m J, it ,j Hansen Hill Ranch sW HANSEN HILL DEVELOPMENT CORPORATION a� V7, 40 20 0 40 so 12 SCALE IN FEET ro D U L BOULEVARD— \1 N T E STATE 580 TOPOGRAPHY COURTESY OF Q. MICHAEL GOLDSWORTHY. A.I.A. II WILSEY III HAM "O 6377 CLARK AVE.- SUI (415) 825-e755 TENTATIVE MAP - TRACT 5766 1- : 40# ... LIIN ALAMEDA COUNTY CALIFORNIA --, -1 �1� JUL 131983 OUBLIN PLANNING j - REVISED PLAN FL7 Uj 1N JUN R JUL DUBW KAMQW- A-HANSEN HILL ROAD STREETSCAPE NTS raxisti'mg -Tree sorting Area YAr4 -F.%hWltsc Yard WVOI!,AvrA ZCrre*sMc. M cfrium 0%4wnel DSECTION THRU BRIDGE —AT TOWNHOUSES BTYPICAL TRANSITION, PLANTING ..—d M Aom1w edrr lAd' em-is firea — 4 7'me 4 1p 46 to, + 0 fill IQ I 4' level 614115F ul C jr-4— area wood 04q area St -rage voletille garden of G'-fence trash (SINGLE FAMILY HOME RECOMMENDED LANDSCAPE TREATMENT 1/ 16': V-0 ESECTION THRU COMMON AREA 1/8" '0" PAJhWAy soIem locAt-4 Uti�u the scenic chAraci� 711=�rFtl atnd not %rut* *e creek Ztirvylhv-" p 0— w C.) z 0 0 w CL c) 11:c cl) 0 Z .—J; MEDIAN j 1 B CUL-DE-SAC MEDIAN.- 1"-16'-0' C M NI PARK - T-15-0' IRR1C#ATED WoIeEN)cuszdde � __ 1 APpAeveoswsirra.. o „ - _ pnucec-r�ec�-newl 6%Aky1r.l�Ekcfl '® T pike �wlck . - '--- Rea FD'wTep [�tla0 !4 VCPtTO�iY•f.. ctPnw+lce - - WpJ a^TED ftt.)F Ea¢ 24M IoL oo-mv w/ P'iRC � �� `• FFIRETRUCK ACCESS-ALLEY_,-_1'-160'. !PROPOSED TREES 8atenleel RAHC cabrim boric LaliL.,— A." 33 Jilt— . .Size .._nL Dta.Lh ZI_ a— 51tt CeIris .in.nsia Chinas. H.etbetry 24' Bo+ M $... to •20• 35'-40• Prazl n.. oxY ceiY - Asy.ohd ash 2/' So. Hapld - M. 25'-351 '0. • c A3l—+ etll.11s • London Pl me 2/• 8os Lpld 35• JD•-BO' y.rv.00 wd • Py tus rail erya.s Dradt h[d P.a[ 2.• boo eapld' - '- 25'. SS'MO' a'1 at rat' '-Ribs cordi [a LStt]t Last 63caao 2- Bo+ Moderato 3B' " ]0'-50'. . REIGtl808tl0'1D zum SarE lag.r.t[u.la lndleo Crepe My ctlo 31' sos xode'ate 12• *1S•-25' Mal ua flott bonds rt we[Inq Crabapple 2.• Hos Modena tt 15' 25'-35' Pyrue k+Jakmil Pine x SCALE- Bverg.mn Pear 2.• Box Wpld 15• 25'-3o' C.tcle eanadenala Pa•ta'n Aedbud 2/' 01s Aodr—1 15• 25•-30' Cr+l+e9uphaenorm YaNingchn Thorn 7/' Bo+ mad ... t. 15' 25' :'aria. ol+ eanderpy 0l eande[ - b..ndo[0 Prunua yedoonala •Akebono' Nabono Garry - - 21' Boa Ilhdarata 35' 75' " rrtl scc 1, rnrr• •• - .. - L/9u.crus lutldm- " 'Glo.ry r.lvat• 15 Gal upld 25' 35•-40• ' ZRIVA i C �LSH'_'F X= Keel• aubpo[..a .11.1 Ystill 15 Gel -old IS- 20'-30' Heim. pendma Whitt Bireb 15 "1 Rapid 25' llftt BBHCB T= - Aeaculus eallfarnlu .."Am Sa15 Got M to 8' ID'-2D' beer m rophyll us H1q Leaf Mapl. ode[a1... 5115 Gal Mta 20• -30'-9D' Nnus rbovblthlla Plau n.a r Yhit. Alder Cal if ornla .6ycmpre 5615 Gal Aspi d• 511s Gal Rapt. 30' 30' S0•-90' 50'-100' O ue[eu. agrllia Corset Ill. Gak 5115 Gal Aod<rate ls' 2D'-7D' Ouercue beat.fo Uabellm aria V.1l.y Oak Callfhrnla , - 5115 cal Mhd.r.he 5115 Gal Node'ate 20' is, 7D' . -_20'-23' cal if o[nlu Bsy Laurel Ua.' -1,1 -votthy t of t and heeded for. that. Eros • dlotancs.• .IL appear to D. an Lnte9[+3 part of s .00d3.M ....unl ty. O...... ills tally Oak 35 Gal Moderate 25' .0'-70• O....m .l,gi.lam Sou Net. Live Oak 2/' Bo. - bepla 25' 6D• HYDROSEED AREAS M•�05� 813 ' • 1 Nvail.hl. Iro.' C1Ydt hbin $.ad Coou U 25670 Nickel Pl.ce hoy.ard, G 945/5 1:15) 7as-0/Is ' Cut 61op.e' - tors Hacue 15 ih./.... or them G11f o[nla NlldElw et Mla e.l.mn elwar . Iba.. a lba A.re Pill Slope+: • 01aMo Br..e .0 1b./•err - erl.... clw er 20 le•/lane xor cne[n C.ufh'm. N13 dtl w<. Mla 1 Iba/at.e , •REPRESENTATIVE SHRUB UST. P1Ka1. ,� Yee' auto arW pedost[i.l so try a toy. loeatlo.a 3 Rax ' • Lamas /lax agapantbm s![lcanuo Lily of the Hill " Chrysa nthmm f[ute+cbas M. [9.atl to - Chry.: N _ sa.l.ua $has to Dairy 'Nob coal Sa�ryoPe pectlnacus Nally P.ticlo me33 hides Wool eels Daily Daisy c — p .ih[1••aldea Pal at9oalua al to cos ' I.Y Catnmu ' w..o[caa Mnv,1 eeaal.q Y j GAB= z= • Oae' Irrlgat.d or,, djacent to oohs) daval.pad park or.•. Ir.pr<s<ats tive list) tamps Sar.nical Rase Abell• -r .ra Gauch.r' Haut Pl nk AbLLle - Cor[.a pulcbtlla lw stcall ban fucb.is _ Dioese pub car.. Breath of tleay.n• Haeallonla 'lradeall• 4rali Dole •ter rl' P,.a P'lncam Leall hall [cull Dols buony.om of cropbyll+ Boa Lsaf LcLL lolls i ' • 'Vs".ya[e' Gr ev 111 ea roellil G[evf ll.a ' Jas.lnuv polyanthm a lr ldioid.a Plnt las.in< - butterfly Iris , Mandlos do... ilea xeevenly Haab- _ xerl u. oleander P+a.l Ola.oder 'Pe the Pint' Pittoeporuo that's Yh.al eras D...f ' 'Yheel ail' Plttoephr .Pb lhl eels sP• s.ilya hete'opbyllo Mphlolepi" - - Auatultan .bl uebell 6pi[aea b... Id. Bridal Ycea to, Tnchele.p r Ia,.lnolae. star d...l ne " vi—ou. ilaua 1.urustlnm - BLfPLB IQHZ Use: Pita [ ard— plant la —ill. at tr... ltlo. he t..en yard.. •Ana and mtural open space LasriYB RaBt B ae+nlca\ Rant Batcharls pilmarls . - Prostrate Coyote Stash pW ul ar is Dsteoap.ram - M,iun -toy f [uticosm Ceano ehw sP• Wild Lllae [iatue ip. Mekr..e bete[.....• fr gi.fm in Manus tLLlf orgies Toynn - Mus ousts sugar Saga[ BuoA • M om [loos of [lclnabis u's [f Noo e+.y Qfttl SPdCL lOtlB . .... ... aqa utlon of us —al crass BaL.G1.1 sax GOHaaB tlaat • Ar"ilon sp Pl wall nq Maple Earth. is.- Boston ivy _ t rltua.ldo to .1D.e s ngul Mus Had Pl we[!nq Cu['ent , Carnus�roclet a Yea tail tlasel nut c al lEoralca Aubus parvlllo[uo .Ar ctoa CsphY]o• Tala[y Nnz.., nol to [o "*'I - aid .. . . Clat.. ap• Yildilwo. byd,o... d Hocttose , FL0v'TFRjr4G Tkess BCUL-'-DE-SAC MEDIAN.- 1"-16*-0* C W4 PARK — f VIM eLT-IOPAZ 20M -­ - - PLAV' W/ PIFt-- iil��* 77- FIRE'TRUCK ACCESS-ALLEY-7-P!16-0", � EPRESENTA=E SHRUB UST 'PROPOSED' TREES Ara= XHIX a— camman limat C--Lhal Rau Al- ZDaL nA= pa.... i .. .... y 4 k.y. larl"Ohl C Ill. L—i. Ch= Xckbltry 2:: Or. �.,rt. 35:-40 A.L.W.M JLXXX: NOBA 'Y -b 2 a.. Zl 2D• 25 -Z Ll It of th, Mill Y�-d ... ... If.11. I.O.d.. Plane 24- A.. Sapid 40-50- Ch lyXX.th.. fiutXXl'm ;25- C�'Y;:nrb-- -.1... sh.. Daley �—.Oad- I­al-4 1,11 2:* 'Pl" 1" 11-40• t lY.P. "'ll -I.y Till, Arlera'ditA Little L :11 2 - le. 30--50-. F, lici. =11.id.. Dairy y IN= mm i at pal tatu. ivy C.-Ol- "g—tral.i, Indic, C-1o. milli 24- D" od., 1: 11: '11::25 — -..ltld M1 hoddial — fl-lb..d. ri119 Cllblppll 24- Do, 15• 253': fy— _9.... P.- . 24- BOX "pid 25 . 2 5. -30' GAB= I= E&USTAW "ABLY XLU U— J-19-4 —1adjacent to 11irsy d.-I.Pd C-1. X-a ... L. .:tarn A.d..d 24- bar Jbde.ate 15- 25'-301 pa,k ­11 Irlp-A-L-111 list) CI-1,11 Phl:,*Pyl- ...Xi.,i.. Thorn 24- BOX had-Att - IS- 251 LOaeYO lice .lerlu.1..m 01 d. D.Liw tilat S-- d ,d Y.d .... 1. —ba.0 Cb ... y 2.- a.. "...t. 15- 23, —it. -�.ld —h.'- Plot -.11. Call:: Zlbhlli.' W. p Ljq,—oX locldw' Pclllt' is Gal bpld 251 351-40, by a.. L G-11!:! IZIVA= Culadfia xuz ol• ly th_ ,1at i.e pOr ft .1 ..ttl. 15 Got -pid 26- 20--30- id!.di*idl, s.it-fly Ill. ::.Idl:". hit. Bil.b. is "I Alpid 25' 30.-40i Nerlw- " NX.dit Iol sander - a 01 ad. Dm SPA" SAII "hill 1-,dd.l.,. 20- W-10: BlPhiol"PI, p:, MOO 1,7:!!:!l hit. Md., p CAllf"'ia.syc"Gre S'l 5 :1 ssis CM Rapid BXPId 30- 3. 50-90• 5D -100' solly, h,ter,pbyll, Spi.... b ... Id. Orld'i Wreath C-.jA- Wk ..t 5,,- 15 1 � :':t 15: 20--70- 0. ro lobate V. 11yi'l k Collf—la 515 G.l sits cal Moderate had...t. 20 is, 70 .20--251 W- .-- Xi. ...III ... It. bly I.X .. I Q'im .21= fir. —rd— plant tl to.nd b,Xd,d for, that, Oaer G-d ...... thy —;-o fro, a diatance, ... P-4—on—ad"tor &I ;,X "cl ­f ,ill pp.. to b, — ipart at . dl,Od ...... ity. x— Q,Ouezcw viigSnlap BoothY 8,11k Lt- alk 25 GO 24' ad— -t. Pld 251 251 60,-70- W..W. ull.h-i..pil.l.lia prI:txltl Coy— BrIlb pal .pX-OX All ala .1-Y Mt ill'" C! ... th., P. Wid fit.c D R O S E D AREAS ci.t.. p IrbItIfIll& Xact'... �Y.-.b H Y E -..a, a Car f. ... y u. _t:lif,rqIr, yde Xobln Bow: Cho�ny Clyde 1E= I= 25670 Nickel VIr u ... ... peucloo of --XI .1... Cot stop-, —11.. eP Per the,wcL,ua rlw,l ln9Be PI. - Holton ivy 1*110 raacue 15 it./.. P' d*t' —tall. CII.I.. b:I N11111- I A!.. b ..lot-- -a rl-.,J.g C.—ol Cl,... L-l!" As lb Act. ....Out rill cal lEornlcac• .b.• prlifl— • 81, Wildflw,, .1 lb./.— wildfl— hydro—d INERIT�Ili- I Ed Ell ecrer'r-� e.+ns're.rr a+w�ne Tra+r r�i rmaw-aT VXMT. I � r r~Te CV T CCF- 1 tK+B eF^C$ s w --" awLFT +4m,1E-4 cur epecsb ,y� =X-TWM - - 16' tN�i©ENats zed CUSTOM LOT-1-16'-0' : MIG-A as euFFEie ZCt s �AnnIley voluwms AnA -swvlACG plane* Fo A old A J qM-liko rnAss. �4V\�V V/Ylld {1A—%*04 build, M-ItMA a1 rxc}t+Yc int�rafal utjv cpyijl� . ve�tAten tia�n'p^'j - B (' USTOM- LOT: SECTION _,r 16'-0" C. ,SINGLE FAMILY: MMUM FRONTAGE PATIO HOME - 1'-16-0' Ta16-0 - -" -- - - -- " 'CUL=DE-SAC MINIMUM FRONTAGE- �!!-16V r _ 16'-0' ntvnwaa or A P9W- - pE L -7696or- T"m L*josT^w,-o— LavFaupfzwA Lori tra, 1-74 L..& L"nu, 1W4 LOCA-M SPECIAL REAR YARD CONDITION: DOVVNF1LL-WITH 666W AbORMER LOT: BACKYARD TO BACKYARD- - 40 w Z41 -?jz IV D1 BCORNER LO.T. BACKYARD -TO SIDE YARD=. DISPECIAL CONDITION: FLAG LOT - 1*=16-0' =3 EESPECIAL REAR YARD CONDITION: --UPHLL WTH RETAINING Alf -7:, FRETAINING WALL. Lzcvt-ry COLOR- ',x4 fr --T NO" x4 c,-,P G­SOLID WALL H-TRANSPARENT WALL II Am...s CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: July 18, 1988 TO: Planning Commission FROM: Planning Staff (114 SUBJECT: PA 88-055 Sign Ordinance Amendment, Second Freestanding Signs PA 88-056 Sign Ordinance Amendment, Service Station Price Signs GENERAL INFORMATION: PROJECT: Amendment to the City Sign Ordinance relating to: 1. Service Station Price Signs 2. Second Freestanding Signs 3. Clarification of allowable aggregate sign area, middle one-third of street frontage, sign area, alternate types of freestanding signs, variance findings, identification sign, directional tract signs 4. Reformating to enhance readability. APPLICANT: City of Dublin 6500 Dublin Boulevard Dublin, CA 94568 LOCATION: Citywide ENVIRONMENTAL REVIEW: The City proposes to adopt a Negative Declaration of Environmental Significance which finds the proposed project will not have a significant effect on the environment. NOTIFICATION: Public Notice of the July 5, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. BACKGROUND: This item was continued from the Planning Commission Meeting of July 5, 1988. At that meeting the Commission kept the public hearing open and directed Staff to prepare the appropriate resolutions 1) approving the Negative Declaration of the Ordinance Amendment, 2) Recommending adoption of the Draft Ordinance amending the Sign Ordinance and prepare the Draft Ordinance Amending the Sign Ordinance by incorporating proposed changes discussed at the July 5, 1988 Planning Commission Meeting. COPIES TO: Applicant 3 Owner ITEM NO. File PA 88-055 File YA 88-056 ANALYSIS: The Draft Ordinance includes the following amendments to the Sign Ordinance: 1. Service Station Price Signs: The draft zoning ordinance includes an amendment to increase the sign area for service station price signs when 4 or more fuel products are sold to allow a maximum 24 square feet for a single faced sign or maximum 48 square feet for a double faced sign. 2. Second Freestanding Signs: The draft ordinance includes an amendment allow the flood control channel property line adjacent to the freeway right of way to be used as the reference point or psuedo property line for purposes of calculating the sign area, sign height and sign location of second freestanding signs. In addition, the draft ordinance amendment identifies the specific provisions or restrictions applicable to the second freestanding sign rather than referencing the ordinance section number as the existing ordinance does. 3. Miscellaneous Amendments: A. Format: The draft ordinance includes an amendment to the numbering format as follows: - Section Number [8-87.0] - Capital Letters [A, B, C...[ - Arabic Numerals [(1), (2), (3)...] - Lower Case Letters [(a), (b), (c)...] Other format changes including providing numbering for existing sections which are not currently numbered in the ordinance and relocating and renumbering other sections which appear out of sequence. B. Aggregate Allowable Sign Area - The draft ordinance amends three sections of the ordinance to clearly indicate that the maximum aggregate allowable sign area is based upon a percentage of the building frontage (either secondary or primary) and that aggregate allowable sign area may then be divided proportionately between either wall signs or a freestanding sign. C. Middle One-Third (1/3) of Street Frontage - The draft ordinance includes an amendment to the ordinance to specifically indicate that the corner portion of a corner lot is considered the middle 1/3 of the street frontage. D. Alternate Types of Freestanding Signs - The draft ordinance amends the chart on page 11 to ensure consistency within the ordinance by changing the minimum number of tenants from 20 to 10 on Shopping Center Master Identification Signs. The draft ordinance also amends the Sign Ordinance to clarify the provisions for Alternate Types of Freestanding Signs. E. Conditional Use Permit Signs - The draft ordinance includes an amendment to clearly state that the maximum sign area for double faced directional tract signs is 64 square feet. F. Administrative Conditional Use Permit Sign - The draft ordinance includes an amendment to clearly indicate that one identification sign is applied on a per parcel basis. C. Variance Findings - The draft ordinance includes an amendment to replace the four findings in the Sign Ordinance with the three findings in the Zoning Ordinance requiring in summary 1) that there is a unique physical situation, 2) that the Variance would only grant parity with similar properties and 3) that the Variance would not be detrimental to the neighborhood. Draft Resolutions recommending City Council approval of the Draft Ordinance amending the Sign Ordinance subject to the City Attorney's review is attached. -2- The words in bold type in the Draft Ordinance represent the revised language for the Sign Ordinance. 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 relating to Ordinance Amendment and Negative Declaration or continue item and give Staff direction. ACTION: Adopt Resolutions 1) Exhibit B, recommending City Council approval of the Negative Declaration, and 2) Exhibit C, recommending City Council approval of the Draft Ordinance. ATTACHMENTS: Exhibit A: Draft Ordinance Exhibit B: Resolution recommending City Council approval of Negative Declaration Exhibit C: Resolution recommending City Council approval of the Draft Ordinance. -3- ORDINANCE NO. AN ORDINANCE OF THE CITY OF DUBLIN RELATING TO SERVICE STATION PRICE SIGNS, SECOND FREESTANDING SIGNS, CLARIFICATION OF ALLOWABLE AGGREGATE SIGN AREA, MIDDLE ONE-THIRD OF STREET FRONTAGE, SIGN AREA, ALTERNATE TYPES OF FREESTANDING SIGNS, VARIANCE FINDINGS, IDENTIFICATION SIGN, DIRECTIONAL TRACT SIGNS, AND REFORMATING TO ENHANCE READABILITY. The City Council of the City of Dublin does ordain as follows: Section 1. That Section 8-87.24 H-1, C-1, C-2 and M-1 Districts - SIGNS PERMITTED (the third paragraph) of the Dublin Zoning Ordinance is hereby amended to read as follo4s: "C. The following types of signs are permitted in the H-1, C-1, C-2 and M-1 Districts with a Conditional Use Permit as set forth in Section 8-87.60 SIGNS REQUIRING CONDITIONAL USE PERMITS. 1. Directional Tract Signs 2. Community Identification Signs 3. Temporary Promotional Signs - Sixty-day Time Frame 4. Freestanding Signs (in excess of 20' height) 5. Time/Temperature Signs 6. Special Easement Signs 7. Second Freestanding Sign" Section 2. That Section 8-87.31 CONSTRUCTION MATERIALS - GENERAL REQUIREMENT of the Dublin Zoning Ordinance is hereby renumbered to Section 8-87.30C. Section 3. That Section 8-87.32 AREA OF SIGNS of the Dublin Zoning Ordinance is hereby renumbered and amended to read as follows: "Sec. 8-87.30 A A. AREA OF SIGNS. The area of signs shall be computed as the entire area within a single, continuous perimeter creating a polygon of not more than eight straight lines enclosing the extreme limits of the sign; provided that in the case of a sign with more than one exterior surface containing sign copy, the sign area shall be computed as the sum of all exterior faces. Any strucuture, or part of a strucutre, which departs from standard architectural procedures in an attempt to attract attention to the premises by reason of color scheme, building shape or unusual architectural features shall be considered sign area and submit to all pertinent regulations." Section 4. That Section 8-87.30 B) AGGREGATE ALLOWABLE SIGN AREA of the Dublin Zoning Ordinance is hereby added to read as follows: "B. Aggregate Allowable Sign Area 1. The maximum allowance aggregate sign area equals the sum of the maximum sign area permitted for the primary and secondary frontages of a building or business tenant space. Subject to the provisions of Section 8-87.33 WALL SIGNS AND PROJECTING SIGNS. 2. Placement or use of aggregate sign area may be divided between either wall and projecting signs and/or a freestanding sign (including alternate types of freestanding signs). 3. When aggregate sign area is divided between freestanding (includes alternate types of freestanding signs) wall and projecting signs, the sign area square footage allocated to the freestanding sign and alternate type of freestanding sign is derived proportionally from the maximum allowable sign area for the primary and secondary frontages. [sign ord-rev3] e"pA g$-055/b5( 7/88 / \ ORDtNgrVC�, 4. The aggregate allowable sign area shall be reduced proportionately for each tenant space (based upon primary and secondary frontages) when more than one tenant benefits from identification on a freestanding sign (i.e., freestanding sign specifically identifies tenant or sign identifies name of center in which tenant is located). 5. The sign area of permitted signs (Section 8-87.50) shall not be considered within the maximum allowable aggregate sign area." Section 5. That Section 8-87.33 WALL SIGNS AND PROJECTING SIGNS of the Dublin Zoning Ordinance is hereby amended to read as follows: A. Where used in absence of Freestanding Signs, the maximum dimensions of Wall Signs and Projecting Signs shall be as follows: 1) Primary Building Frontage a) Maximum Sign Height - 1'-9" for individual letters and 2'-0" where a sign can is utilized b) Maximum Sign Length - 60% of the business frontage, up to a maximum length of 24' c) Maximum Sign Area - 7.5 percent of the surface area of the building frontage available for signage (excludes sloping roof area) up to a maximum area of 42 square feet, except when a Sign Program covering the property has been adopted through a Site Development Review process, whereby the standard of that adopted program shall apply (See Section 8-87.30(B) Aggregate Allowable Sign Area). d) Minimum Sign Area - In no case shall the sign area be limited to less than 21 square feet in area except when a sign program covering the property has been adopted through Site Development Review process whereby the standard of that adopted program shall apply. 2) Secondary Building Frontage(s) a) Maximum Sign Height - l'-9" for individual letters and 2'-0" where a sign can is utilized b) Maximum Sign Length - 10' maximum c) Maximum Sign Area - 5 percent of the surface area of the building frontage available for signage (excludes sloping roof area) up to a maximum area of 17.7 square feet, except when a Sign Program covering the property has been adopted through a Site Development Review process, whereby the standard of that adopted program shall apply. (See Section 8-87.30(B) Aggregate Allowable Sign Area) d) Minimum Sign Area - In no case shall the sign area be limited to less than 21 square feet in area except when a sign program covering the phroperty has been adopted through Site Development Review process whereby the standard of that adopted program shall apply. [sign ord-rev3] 7/88 -2- B. Exceptions to maximums established for Primary and Secondary Frontage. 1) Primary Building Frontage a) Maximum Sign Height - May be increased subject to Site Development Review b) Maximum Sign Length - May be increased subject to Site Development Review c) Maximum Sign Area - 10% of the surface area of building frontage available for signage (excludes sloping roof area) subject to Site Development Review. 2) Secondary Building Frontage a) Maximum Sign Height - May be increased subject to Site Development Review b) Maximum Sign Length - May be increased subject to Site Development Review c) Maximum Sign Area - 7.5% of the surface area of building frontage available for signage (excludes sloping roof area) subject to Site Development Review. C. General Development Provisions Wall or Projecting Signs 1. No part of any Wall Sign or Projecting Sign shall extend above the Roof Line of the building elevation on which the sign is displayed. 2. Attached Wall Signs shall be parallel with the building face and shall project not more than tweleve inches therefrom except Wall Signs projecting from twelve to thirty inches from the wall to which they are attached are permitted with Site Development Review pursuant to Section 8-95.0. 3. Only one Projecting Sign shall be permitted for each business. 4. Projecting Signs shall not extend from the front wall to which they are attached a distance greater than seven percent (7%) of the Business Building Frontage or eight feet, whichever is less. 5. Projecting Signs shall be located within the middle one-third (1/3) of the front wall of the business building to which they are attached. 6. Projecting Signs shall have a clearance of eight feet above the ground and fourteen feet above a driveway, alley, or other vehicular access way. No such sign shall project into a public right-of-way. 7. Supporting members for Wall Signs and Projecting Signs shall appear to be an integral architectural part of the building and any required bracing shall be minimized. Section 6. That Sections 8-87.34 a) and b)1) FREESTANDING SIGNS, of the Dublin Zoning Ordinance, are hereby amended to read as follows: "A. Only one Freestanding Sign shall be permitted per parcel with an exception for parcels of four acres or greater in size located adjacent to I-580, I-680 or the flood control channel, in which case a maximum of two freestanding signs shall be permitted subject to approval of a Conditional Use Permit pursuant to Section 8-87.60 g) Signs requiring Conditional Use Permits (Ord. No. 6-87, January 1987) [sign ord-rev3] 7/88 -3- B. Freestanding Signs shall be subject to the following conditions: 1) Location a) No Freestanding Sign shall be permitted within the required front, side or rear yard setback areas; b) All Freestanding Signs shall be located in a planter of appropriate dimension; c) All Freestanding Signs shall be located within the middle one-third (1/3) of the street frontage when said Freestanding Sign is within twenty (20) feet of said street frontage. The corner portion of a corner lot shall be considered the middle 1/3 of the lots street frontage. d) All Freestanding Signs shall in no case be located closer than fifty (50) feet from the right-of-way of an Interstate Freeway; e) No Freestanding Sign shall project into a public right-of- way." Section 7. That Section 8-87.34 b)3) FREESTANDING SIGNS SIGN AREAS of the Dublin Zoning Ordinance is hereby amended to read as follows: "3) Sign Area a) Aggregate allowable sign area is subject to the provisions of Section 8-87.30B. b) Maximum sign area shall not exceed thirty (30) square feet for double-faced signs or fifteen (15) square feet for single-faced signs when said sign is located on a street frontage property line; c) The maximum double faced sign area may be increased five (5) square feet for each one (1) foot the sign is set back from the nearest street frontage, not to exceed one hundred and fifty (150) square feet for a single faced sign or three hundred (300) square feet for a double faced sign; d) The maximum sign area for double-faced signs shall be twice the amount permitted for single-faced signs, with the sign surface area split equally between the two sides of the sign pursuant to the maximum permitted area (Section 8-87.34B3); Section 8. That Section 8-87.35 ALTERNATE TYPES OF FREESTANDING SIGNS of the Dublin Zoning Ordinance is hereby amended to read as follows: "Section 8-87.35 ALTERNATE TYPES OF FREESTANDING SIGNS A. Alternate types of freestanding signs shall not be subject to the Provisions of Section 8-87.34 FREESTANDING SIGNS. B. All alternate types of freestanding signs shall be subject to Site Development Review, pursuant to Section 8-95.0, to assure the signs conform to the established or proposed design theme of the subject property's signing program. C. The use of an alternate type of freestanding sign shall be in lieu of any other freestanding sign. D. All alternate types of freestanding signs shall be located within a planter of appropriate dimension and shall have their means of support concealed. E. All alternate types of freestanding signs should indicate building address(es) of the building and/or complex they serve. [sign ord-rev3] 7/88 -4- F. All alternate types of freestanding signs are permitted to locate within the required setback areas. G. The following chart summarizes the dimensional, tenant and copy restrictions for alternate types of freestanding business signs. Maximum Maximum Parcel Tenant Number Copy Height Area Frontage Restrictions Restrictions (Sq. Ft.) (Minimum) (Min./Max.) 1. Low Profile Sign 6' 24 none no standard As established by Site Development Review 2. Office Building 8' 50 100' no standard Name of Master Identifi- Complex cation Sign or institu- tional use 3. Service Station 8' 32 none no standards Name/and Display Structure General Type 4. Shopping Center 25' 100 none 10 tenants min. Name of Master Identifi- Center cation Sign 5. C-2-B-40 8' 28-32 none 5 tenants min. Name of 3-10 Directory Sign tenants, and of name of complex (optional) and address range H. Shopping Center Identification Signs shall be located at one or more of the main entrances in the shopping center. I. Service Station Display Structure Signs may be combined with permitted Service Station Price Signs (see Section 8-87.50K). The maximum sign areas for the combined sign (Service Station Display Structure and Service Station Price Sign) shall not exceed 64 square feet or 80 square feet when a four full product or greater price sign is combined with the Service Station Display Structure. J. Alternate types of freestanding signs shall be subject to the provisions of Section 8-87.30B Aggregate Allowable Sign Area." Section 9. That Section 8-87.36 ILLUMINATION Section 8-87.37 OBSTRUCTION OF TRAFFIC SIGNAL OR MOTORIST'S VISION, and Section 8-87.38 FREESTANDING SIGN LANDSCAPING of Dublin Zoning Ordinance are hereby renumbered as follows: "Section 8-87.36 Renumbered to 8-87.30 D.) Section 8-87.37 Renumbered to 8-87.30 E.) Section 8-87.38 Renumbered to 8-87.30 F.)" Section 10. That Section 8-87.39 SIGNS ACCESSORY TO BUILDINGS WITHIN A REQUIRED YARD, of Dublin Zoning Ordinance is hereby amended to read as follows: "Sec. 8-87.39 SIGNS LOCATED ON NONCONFORMING BUILDINGS WITHIN A REQUIRED YARD. Signs shall be permitted on nonconforming buildings located wholly or partially within required yard setback." Section 11. That Section 8-87.50 K) PERMITTED SIGNS of the Dublin Zoning Ordinance is hereby amended to read as follows: "K) Service Station Price Signs indicating gasoline prices and available services when accessory to an existing service station. [sign ord-rev3] 7/88 -5- 1. One (1) price sign is permitted along each street frontage to a maximum of two (2) price signs. 2. Each price sign may have a maximum single-faced area of sixteen (16) square feet or 24 square feet for service stations offering four (4) or more fuel products, or a maximum double-faced area of 32 square feet or 48 square feet for service stations offering four or more fuel products. 3. The maximum sign height shall not exceed six feet. 4. A price sign may be attached to, combined with and made part of a Service Station Display Strucutre Sign pursuant to Section 8-87.35H ALTERNATE TYPES OF FREESTANDING SIGNS." Section 12. That Section 8-87.60a) SIGNS REQUIRING CONDITIONAL USE PERMITS, of the Dublin Zoning Ordinance is hereby amended to read as follows: "A. Directional Tract Sign, in any district, 64 square feet maximum area for double faced signage and 32 square feet maximum area for single faced signage; twelve (12) feet maximum height, shall not be illuminated, and shall not be located within six hundred sixty (660) feet of an Interstate Freeway. The size of the sign used need not be included as part of the aggregate sign area permitted on the property". Section 13. That Section 8-87.60g) SIGNS REQUIRING CONDITIONAL USE PERMITS, of the Dublin Zoning Ordinance, is hereby amended to read as follows: "G. Two (2) freestanding signs on parcels of four acres or greater in size located adjacent to I-580, I-680 or the Flood Control Channel. Said freestanding signs shall be located on separate frontages. For the purpose of determining the location, height and sign area of the second freestanding sign, the flood control channel property line adjacent to the freeway shall be used as a reference point or psuedo property line for measuring. The second freestanding sign shall be subject to the following provisions: 1. No second freestanding signs shall be permitted within the required front, side or rearyard setback areas. 2. All second freestanding signs shall be located in a planter of appropriate dimensions. 3. In no case shall a second freestanding sign be located within fifty (50) feet of the interstate freeway right-of-way. 4. No freestanding sign shall project within a public right-of- way." Section 14. That Section 8-87.61 a) SIGNS REQUIRING ADMINISTRATIVE CONDITIONAL USE PERMITS of the Dublin Zoning Ordinance is hereby amended to read as follows: "A. One identification sign per parcel in any district, when used to designate the name, or the name and use of a multi-family residential use, public building, to inform the public as to the use of a lawful parking area, recreation area, or other open use permitted in the district. Identification signs shall not exceed a maximum area of 24 square feet, unless a greater area is approved through the Administrative Conditional Use Permit process. The height of identification signs shall be as set forth in Section 8-60.55 HEIGHT LIMITATIONS. (Ord. 6-87, January 1987)" Section 15. That Section 8-87.67 b) VARIANCE PROCEDURE, of the Dublin Zoning Ordinance is hereby amended to read as follows: "B. The Zoning Administrator may grant a variance only if he finds that all of the following conditions exist pursuant to Section 8-93.0 VARIANCE: [sign ord-rev3] 7/88 -6- 1. That there are special circumstances including size, shape, topography, location or surroundsings, applicable to the property which deprive the property of privileges enjoyed by other property in the vicinity under the identical zoning classification: 2. That the granting of the application will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone; 3. That the granting of the application will not be detrimental to persons or property in the neighborhood or to the public welfare. Section 16. That the entire Sign Ordinance Article 7 Sign Regulations of the Dublin Zoning Ordinance is hereby renumbered to comply with the following numbering format: "Section Number (Section 8.87.0) Capital Letters (Subsections A, B, C...) Arabic Numerals (Subsections (1), (2), (3)...) Lower Case Letters (Subsections (a), (b), (c)...)" Section 17. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or any part thereof, is for any reason held to be unconstitutional, the validity of the remaining portions of this Ordinance shall not be affected thereby. Section 18. This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED AND ADOPTED by the City Council of the City of Dublin on this day of , 1988, by the following votes: AYES: NOES: ABSENT: Mayor ATTEST: City Clerk [sign ord-rev3] 7/88 -7_ RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING ADOPTION OF A NEGATIVE DECLARATION FOR THE SIGN ORDINANCE AMENDMENTS PA 88-055 AND PA 88-056 WHEREAS, on April 11, 1988, the City Council initiated a Zoning Ordinance Amendment to provide for increased sign area for service station price signs where four or more fuel products are sold and amend the provisions for determining location, sign area and sign height of second freestanding signs; and WHEREAS, during the past one and one-half years since the last Sign Ordinance revision, Staff identified several areas in the Ordinance requiring clarification; and WHEREAS, a draft ordinance amending the City' s Zoning Ordinance regarding Service Station Price Signs, Second Freestanding Signs, Clarification of allowable aggregate sign area, middle one-third of street frontage, sign area, alternate types of freestanding signs, variance findings and reformatting sections of the Sign Ordinance has been prepared; and WHEREAS, the California Environmental Quality Act (CEQA) , together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impact and that environmetnal 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, notice of said public hearing was provided in all respects as required by State law; and WHEREAS, the Planning Commission did review and consider the Negative Declaration at a public hearing on July 5, 1988 and July 18, 1988; and NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: 1. That the project will not have a significant effect on the environment. 2. That 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 recommends the City Council adopt the Negative Declaration for Sign Ordinance Amendments PA 88-055 and PA 88-056. PASSED, APPROVED AND ADOPTED this 18th day of July, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director r-PA Sg-OSS/o S (P rat,I re 1ES ."-RQ — Ne5 ��� RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING ADOPTION OF SIGN ORDINANCE AMENDMENT PA 88-055 AND PA 88-056 WHEREAS, on May 12, 1986, the Dublin City Council adopted the City's Revised Sign Ordinance; and WHEREAS, on April 11, 1988, the City Council initiated a Zoning Ordinance Amendment to provide for increased sign area for service station price signs where four or more fuel products are sold and amend the provisions for determining location, sign area and sign height of second freestanding signs; and WHEREAS, during the past one and one-half years since the last Sign Ordinance revision, Staff identified several areas in the Ordinance requiring clarification; and WHEREAS, a draft ordinance amending the City's Zoning Ordinance regarding Service Station Price Signs, Second Freestanding Signs, Clarification of allowable aggregate sign area, middle one-third of street frontage, sign area, alternate types of freestanding signs, variance findings and reformatting sections of the Sign Ordinance has been prepared; and WHEREAS, the Planning Commission held a public hearing on said draft ordinance on July 5, 1988 and July 18, 1988; and WHEREAS, notice of said public hearing was provided in all respects as required by law; and WHEREAS, said draft ordinance has been reviewed in accordance with the provisions of the California Environmental Quality Act and a Negative Declaration of Environmental Significance has been prepared for this project as it will not have a significant effect on the environment; and WHEREAS, a Staff Report was submitted regarding said draft ordinance; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations, and testimony as hereinabove set forth; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that the draft ordinance amendments are consistent with the stated purposes and objectives of the City's Sign Ordinance and with the City's General Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend the City Council adopt the Draft Sign Ordinance subject to City Attorney review as to format Exhibit A. PASSED, APPROVED AND ADOPTED this 18th day of July, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director "PASS-oss /OSIo tReso