Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
4-16-1990 PC Agenda
AGENDA CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin Civic Center Monday - 7:30 p.m. 100 Civic Plaza, Council Chambers April 16, 1990 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 - April 2, 1990 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 90-011 Medina's Gym Conditional Use Permit request for a new chiropractic space in the existing exercise studio and an extension of PA 87-042 Conditional Use Permit for the exercise studio located at 6735 Sierra Court (continued from the April 2, 1990 meeting) 8.2 PA 89-040 Dublin Honda Conditional Use Permit/Site Development Review request for signage and PA 89-122 Dublin Honda Conditional Use Permit/Site Development Review request for a 4,898 square foot expansion of the existing building located at 7099 Amador Plaza Road 8.3 PA 89-115 Hansen Hill/Bren Co. General Plan Amendment, Tentative Map and Planned Development Rezoning to redesignate a 3.33 acre open space/ stream corridor to low density single family residential allowing 10 single family custom home lots located within the northwestern portion of the Hansen Hill/Bren Co. site. 8.4 Right-of-way line study for two-lane access road parallel to Interstate 580 and connecting to the Hacienda Interchange. Review of report and recommendation of the City Engineer on the right-of-way line study. 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: April 16, 1990 TO: Planning Commission FROM: Planning Staff( p'' D R PREPARED BY: Carol R. Cirellii,,FAssociate Planner SUBJECT: PA 90-011 Medina's Gym Conditional Use Permit GENERAL INFORMATION: PROJECT: The Applicant is requesting a Conditional Use Permit to continue operation of the existing gym facility and permit a new chiropractic space in Medina's Gym exercise studio and health spa. APPLICANT: Teo Beam 27187 Underwood Avenue Hayward, CA 94544 PROPERTY OWNER: Pat Fell, Vice President Bedford Properties 7901 Stoneridge Drive, Suite 201 Pleasanton, CA 94566 LOCATION: 6735 Sierra Court ASSESSOR PARCEL NUMBER: 941-205-1-46 PARCEL SIZE: Portion of 13 acre property GENERAL PLAN DESIGNATION: Business Park/Industrial EXISTING ZONING AND LAND USE: Planned Development (PD) District City Council Ordinance No. 17-85 Sierra Trinity Business Park, consisting of an eleven (11) building, 192,600+ square foot business park. ITEM NO. a COPIES TO: Applicant Owner File PA 90-011 PAGE L OF SURROUNDING LAND USE AND ZONING: North: M-1, Light Industrial District - Trinity IV Business Park (36,000+ square foot industrial building) and Trinity III Business Park (42,250+ square foot industrial building). South: M-1, Light Industrial District - three 20,000+ square foot industrial buildings with mixed uses. East: M-1, Light Industrial District - 6591 Sierra Lane (30,750+ square foot industrial building) and 6483 Sierra Lane (70,000+ square foot business park) and PD, Planned Development District (allowing M-1 and C-2 land uses) Dublin Mini-Storage - 18 mini warehouse buildings. West: M-1, Light Industrial District - 6400 Sierra Court (200,000+ square foot distribution facility owned by Chevron). ZONING HISTORY: A Site Development Review request for Bedford Properties (PA 85-032) was approved on February 26, 1985, by the Planning Director, allowing the development of an eleven building, 192,600+ square foot industrial business park over the 13 acre property. This facility, which is now called the Sierra Trinity Business Park, is currently ninety-five percent (95%) occupied. The PD, Planned Development District, was applied to the Sierra Trinity Business Park following approval of PA 85-032 by the Dublin City Council on July 22, 1985, (City Council Resolution No. 85-71). A Conditional Use Permit request for a recreational facility (Gold's Gym and Exercise Studio) within the Sierra Trinity Business Park PD, Planned Development District, was approved on April 6, 1987. APPLICABLE REGULATIONS: City Council Resolution No. 85-71 for PA 85-032 established the Findings and General Provisions for Bedford Properties' Sierra Trinity Business Park PD, Planned Development District. These provisions established the Business Park/Industrial and M-1, Light Industrial District uses for the Planned Development District, and they allowed the Planning Commission, through the Conditional Use Permit process, to consider additional uses which meet the intent of the Planned Development District. The proposed chiropractic facility is considered an ancillary use to Medina's Gym (formerly known as Gold's Gym) and meets the intent of the M-1 Zoning District and the requirements of Section 8-51.4 Accessory Uses: M-1 Districts and 8-51.8 Performance Standards: M-1 Districts of the Zoning Ordinance. -2- PAGE a OF Section 8-94.0 states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or performance standards established for the district in which it is located. ENVIRONMENTAL REVIEW: This project has been found to be Categorically Exempt from the provisions of CEQA pursuant to Section 15301(a) of the State CEQA Guidelines - The project will consist of a minor alteration to an existing private structure involving negligible expansion of the existing use. NOTIFICATION: Public Notice of the April 2, 1990, hearing was published in the local newspaper, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: At the April 2, 1990 public hearing, the Planning Commission received a staff report and presentation on Medina's Gym Conditional Use Permit request to continue operation of the existing gym facility located within Sierra Trinity Business Park and to permit a new chiropractic space within Medina's Gym exercise studio and health spa. The public hearing was left open and the item was continued to the April 16, 1990 Planning Commission meeting because the Applicant requested the continuance to have his Attorney review the item. The Planning Commission directed Staff to conduct additional research on the project, to determine how other cities regulated this type of use. A chiropractic facility, which is considered a medical office use, is not permitted as a principle use within the Sierra Trinity Business Park PD, Planned Development District and is, therefore, not consistent with the Business Park/Industrial designation of the General Plan and the M-1, Light Industrial District regulations of the Zoning Ordinance. The chiropractic and gym facilities are interrelated because they both provide exercise and health programs for individuals. To this extent, staff has determined that a chiropractic use, operating in conjunction with and as part of the gym use, could be considered an ancillary or accessory use to the gym and could be permitted with approval of this Conditional Use Permit application. In order for the chiropractic facility to be considered an accessory use the following conditions must apply: 1) access to the chiropractic facility should be through the gym only; 2) the facility should operate only when the gym is open; and 3) the facility should serve members of the gym only. To summarize what was discussed at the April 2, 1990, Planning Commission meeting, the Applicant, Mr. Teo Beam, expressed a concern regarding certain conditions of approval as specified in the Draft Planning Commission Resolution. These conditions state that Mr. Beam's clients must be members of the gym and that the chiropractic facility cannot have a separate entrance. -3- PAGE 3 OF t24. Mr. Beam would like to continue to serve his existing clients, some of whom are handicapped, and to also be able to serve the relatives of the members of Medina's Gym. The Applicant feels that a separate entrance to his chiropractic facility is necessary for the safe transportation of handicapped clients, especially those who are in wheelchairs. Commission asked staff to research other jurisdictions in the Dublin area which have allowed a chiropractic use within a gym facility located in an M-1 Light Industrial District Zone. Staff identified and contacted seven gyms (exercise studios and health spas) in the immediate area to determine whether they included a chiropractic facility. Out of seven gyms contacted, only one gym, Schoeber's Athletic Club located in the City of Pleasanton, includes a chiropractic facility. The chiropractor who operates in this gym maintains a one day a week schedule and is open from 7:30 a.m. to 9:00 p.m. Pleasanton approved the gym use and associated uses within a Planned Unit Development zone and the chiropractic facility was determined to be an associated use with the gym. One must be a member of the gym to utilize the chiropractic facility. This condition was established and enforced by Schoeber's, not the City of Pleasanton. Staff also contacted the Cities of San Ramon, Danville, Livermore, San Leandro, Concord and Walnut Creek to determine whether they have encountered similar types of zoning and conditional use permit situations in an M-1 Light Industrial District zone. The Cities of Livermore, San Leandro and Walnut Creek have conditionally approved what staff considers to be ancillary or accessory uses in light industrial areas. These uses include gyms, delicatessens and certain types of personal services which are supported by the surrounding occupants, including employees of the light industrial district. The City of San Leandro approved a conditional use permit request to permit a health spa in a light industrial zone. As a condition of approval, the applicant was required to provide the City with written evidence proving that the majority of clients and customers serviced by the gym are employed within the industrial area. Based on the above information, the conditions being considered are common and consistent with other planning jurisdictions. The Conditions of Approval developed by Staff for this project are of sound planning practice and appropriate to the extent that they support the ancillary or accessory use provision which is permitted in this particular PD, Planned Development District. The Conditions of Approval are contained in the Draft Planning Commission Resolution, Exhibit B. Staff recommends approval of Medina's Gym Conditional Use Permit request subject to the conditions specified in the Draft Planning Commission Resolution (Exhibit B). RECOMMENDATION: FORMAT: 1) Indicate that the public hearing was left open and hear Staff presentation. 2) Take testimony from Applicant and the public. -4- PAGE Of 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt draft resolution relating to the Conditional Use Permit, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt Exhibit B, Draft Resolution approving the Conditional Use Permit for PA 90-011 Medina's Gym. ATTACHMENTS: Exhibit A: Conditional Use Permit Submittal - Applicant's Written Statement, Medina's Gym Floor Plans (existing and proposed) and Signage Information Exhibit B: Draft resolution approving Conditional Use Permit Attachment 1: April 2, 1990 Planning Commission Staff Report for PA 90-011 (without attachments) -5- PAGE OF J RECEIVED ESR-t P rt c o r ?it:;-).- Ec T : FEB 13 1990 DUBLIN PLANNING PIS 90-6 i l �6-orni pc.S GyM 1-1-15 f6 cN D(6r, T1NG [ni DU 5 4 N Ttr6 -TL=C) - erl.¢-S d Ti'1 C G• r✓L af'F-E(2.-S F26e W6IG/-FTS / G 6c.c m A-cN(A.Es 1. ,JAL, s E9v[Pvv4E'T A O Sf-ad1.J&- F74c14-1TtES Fez -T-rC rift C 3c2S , TIC /\ -s of CPc -A-Tio AR-C= - r.] -a114u2 S lO A.,M FR-T. - 5 66 A.,.v,. -9 9'ct) . o StT ! 'oU A.'<A. 5co1'.r`(. 50 - Q:co A,1,-( -a 1:co p..14-(. CD(A-14'S 6 Yf-vL -A e+tANc E" rk 5 C--NT5 F 0,334-t)\-1 -Ft) G /R.S 51+APe fiv (1- -eflz, FC-5Sro,JAL eST,a6[_I5ff,riCn,7 . /-rCro[.v<E'5 Gsi vf\ HAS P,2-Tcc P ¶? LI-N o F �u,P .//•S r Po A4-v A L ro2- 1HE /-"--5 -FL3 .,d 4 Gvas-S `88 29) AN 15 ON OF F FAti TC /41--- 2f -TtenJ S r-v1 (A..1As S Gti nit lS ,ti;ow 0 E r'CP--tNG .>4A ER-kit LE Ta VT'S ✓>16, , E1Z-S /fAi O F. i (_1 Es) IA ti, /i /-)USE C/-E((2c P 4-Tv2 • -Tea E,tm p tic /\j CS,k..) (=CoX-1 w� �\ MCO([. I'S 6Ynvi /ti T1-105 EtipcedtvC.) . 17R- atcy". G c)w}7-c D F(L9rv_ L Cf-frn.;iPg.AcTIC COL t c-G E w G s T , SA N L_ap.E AJ zc.) tJ tit G 4 . eocJkit G?�Dvl oti At: V- He-L6c7✓ IN P/'#CNlX , 421-E0hJ4 . f"-' STD R- / p4_ t�unl ►ems er-6.�ti c' I G L,1A 5T t1 C/12 (/9,7 ) p2/OR- Chl- 102_ i A -nr-"-t.�.JD Piz.z FESS/a u,g c A-n-{c(:- ftS �o tZ FI VC- -I EAR-S = v FAA SCO Y E25_- ickS5i51\rt-1 f STD6Th1- 14k.1D £ Dt TL.uIN(o W p - 1 7?/ n Al U ITF 9 - FITNESS C6rv5v4.Ti& T /y'R3 ► eoks e-c-t AJ /-Z EA v,L y /A.)vb c.u E3 "R SPEcv L 6c.`tNi\APlcS PAZGRAM H (9. CIAAPE1.2 FUz_ SA&J :caft(tx c CC. i,P\--rvtCAh cc) . PR - t�� F3a�tic s 03I11-k Nip A LoT of C,4,21,16 /IvO Cc,:rAP1-sS(uu r-drL- Mt-E Co,,nrnvti �r7. C�-cU4.0 6(G ASS -- c=i T`i Gi DLI5uN PAGE GF2 J T �- a F 0 v tp ezN i 7aci re-`C n tic&S �4�-�.� ) Y�2- 0 yot.ti /A- Tr 1S G /4-21- + Ad k-2 R R - %) UU"i lZi A- Lv cA c_. C t-f 0-1.:P'-A --it.�, /40uzS o f - SST - cP:oo A- vv _ 1a N)c) PAGE OF=.±. .-, , swag MO Os.t- !, stldtl3,llW so3 JO SIGNORO 70% W SvI a c p o Z 12 d : LJ.1 07 Z_ ,a } 'o . . - i_� C 2 Q to • - LU 1--1 YL o 1 1 V m Z � Z i gg 1 ! 1 1 a i i o ill i3 1 1j i 1 1 1 e 1 1 si G! D 4' r2 1 1: 1 1: 1 1 ! i . 11 Y' y 0 100E0a4£-. o®®oo - E— i11s ; ! ! ' 1 1 c0 1 1 1! ! 1 1 1 1 i1 91 1 + e 1; 1! ji 1 Y. CC IC 2 II• 2k12i!±1.is122 . a o4 U) N i M [ i n co l 1 { ! 1 { ! 1 7 0 a co 1 ; X :3I 11 11 i t1 3 1 i 3 1 Hitt 5 ° 1 3 1 1 1 1 1 i 1 111 111 11 111 11 1 : 1! 1 111147:1 1 _ it Z 4 iIHIlliIl1 I o-0t < * 4P'�?E-a4 . 8 ® OO m : 1 a! i : .1 11 1Y: °! °1Y ! 1 11 { 1 li a"1 a i W 1 . d 1 ! i. el 1 i;; 1=1:; 1 11 i 1 al i`7i ! ; } 3t 1 Y 1 1i _I -'•.l 3 i i1 iY is 11 6 1` i 1 i!si lea : 1.;!. fill 3 1 f a 1 ; it !I111 a 5 1!, it e 1• 1la, l l e, i 1 1i i•a 1 3 1. �!.• 1.- 1 11' 1 i1{: it SSE Ya:i i t:_ 13 •s Y Q 1is 1 ` 3 •q Y+! 11$ !a jf�1 1Y 7� 1°3 $ 11 QY3� ;si Yi !1; 1;I i3Y 11;-,Y % ¢ :'1l 1� 11 11�l is 11.13i�g iiie Y!'1 is ylil W 1 Yl1131{ . W_ ` 111!I :1 11 SF1 !!! :'fiats' 3i i 1•a4kjliii11 1 Vl li1.e ppp g 4 l�:�13i i1 i 1E a:.:eii:=!i:k11':i11 1!:Y ill - iY 8i:1!In!jE Y 1 .1 s3 s.. p it 1 1:.4 ': w ' s ��!g!• i.! '- Y s'1• a I- 1 LU I iI !Y i 1 li ?;it a ;.sl; !! _ ix ! Sa 1'I ;11; 11 it" la°`e;••.. . - a !! II *4 a p 11 I i! ; 1 iii21 h 0 i S? 3i i+ 11i y7 ° e3 3! i a iele3i 1 i LL e 11 i; 111 e111Y 11 S .k 1 k1!11!1 Y° � : .2_ : C 1 ill Y i 111 1ei 1°1"s it 1i !I!!'I1. k c`. i � _I1191•1! !131 , '-�l+'i! eyti: E ¢ / +. :1!! E i9 di 11.ifi{ i;Illj :_ I!!,!1-1!II 1 351: i! aY341il 11;sl ii):i':iifYll!II t i i i 1 ill 1 + ! ! is i 1' F. i :1 + 1 1 ffi .if, a !,!_' !: f; i ! 11i 1 1: is 2 wail!:1:k3Y si.s!! 1 ;!,!1,,,,_°! -.i1Y 1!1 s1 -+-Y °31.:a'; !°:11=1 1131 1 a-!)ae;1.. !'.:.13 El 1=a'1: E 1= i- 3'%Y+=`11 =1`1i! 4 1 is•• .:i1 3l'`!1;':!!!:ak 3'_ f-e11.111 9l1:1111s+:a11a!113e111a1?niaal)1_.........:i;1 1Ys11:!•^ ;11.1»Y i....1.1..31!!..1 i73 1:i.lii. ::1 :. 11 k4=__A 3 1 i ..—..!'.ki1AIC,,.ml.l.aa...a116i3.A5$ s,::k1s iYiki,;r a h43111..r llalia:t1::4:1.i 9_111i13YY.Y,,+"k_ °k se....3:3.i. i PAG iri 1, • •w YSM V,3WA rel'MVO W3.An womlue 1V7.3M C AO S•3tl..53a� k ��2l0�2311 ! y n : s 1 L _ n�N� rdd r9q' l L: I . C9 o O z .q ,A, I J 1 Lu m' Z'_ z CJ Q .� 4 'c .5 - .Ia� 'i W W ? I 3 I .f 2.s Wh N LA_ j 4:Z2.— 1 I I I -I _ . te .®' g p I I a II .p wF E x. Q----- F' m --� �. . . _ -i __-1-y U ' ..vc t' 1' ew is J.� r T y la y - idle I I as I. ® Z.I r 'IV L "' '=• of , .. . Is' N® g o { y7t ii ' ' Y I 33 Z CD— Trry r FI O ___ ti o. I 2; L. 471-la ey F . -), Ix r .,. ii ,, "Luc_ y: w�'} :i f�� I PAGE L°OF 4 a.s,ow..sn•.u..vm•rom saaxuw irom.aa�io smvss.a 7+--q'�+� T e'L. 1= • z: i i. •I tc aa m ; I I� I co \ s . , . a Q CC 11.1 tc I• Lo CC co • ,,� co • 'J I' Is %4 I ❑ l� ai� IL Iq I z !I p m. • o---- -j .❑ .❑ . ❑"❑. 11 1 ;z i II III �1 I I 11 I Q. I 1 11 I II: I i I II I INI 0-1 I I Ft • Ix a. - \ \ I. I III I �� n�. of I- O o; PAGE X�OF ` - i1142111.3= SWUM.1•1-.3140;gadii 5.1:942.5.30 ; pi • . ....::"..."..,..:*.:..._. . . . "vac L ,IN1 • .E.;'',! ! : i - b.1 i'! ii Lh pal , . . - .• - IC). 6 g:-... -- - — • ; - ' > 14/ CY) I, ! ci C5cn gr2.... z-..._ '. • , --""ui oz ,(Z gel-, 1 ' • !O -• - -• N : ... e z •—,,:, . : ii co , _ • -- it I - ! i i 111 ' LIJ Ljj ::-....&•-. ' I 1. 0 ' i ' 2' ir Li... ;Vv.— . : • -_,:x,r-,°' •n IDEC31 . 117111E31 it . a • - -1- AS =Ir. . ... I i • 1:1 • 0 4 .• : ..! 1... g I g 4 Ct I g g i M I 0 I a • 1 . • •al•- ., -: I . ty.' t 01 to, ., ... •f. , •E •Cr-7!..-716' .4... . ,,. ;=, - k, 1; f•-,2 gi I.::i if' Iti 1 r, •1::. v.,- i:..— .. e I, 4- 1 t° 1,23 . ..:1 giga'"'\0" '51 .112Fill...• 1C: ‘a •-'-. 1;yi , • • ;0,c 1LS . I, is. l '. :.•: '-II I .1•::::?:1 . li :;! 1;1 8 El': i 51 • -r-•' :1:, =.:,1 ,,,..• s.,... • '''` f '> • _. cc 0 <k_ ,2 1.. sh--ILI.110 Z CC 1 vs - •.4 .3.,,,E- tu 11 1:. IliEsesi Pi 2 51 8 III ;II z:viil ri LU 0 ri z •1 1• Iii,3•-•.1' .... s.. ii- g ...,ri.•• Cr I ni...1: •ie.l.-;- CO 1 I.:1; 1' :iii 11II!p.til.i lq 1 ul • ,i,- ' iili Z11%.7-. LU Cn I 88 1:3 II. !SE-8111'-..itliSi 1p8 I- ILI 1 ii -i.1 7-.• !SA 1' tucc ti t.1,.;tSit' ci 1 P,ill-Fli ; 1 1:.110 I 1440. I Z C. LLI 0 Ow Ct 111115-1 i i ng..411 44 I 1 CII O. e 11 ii to o th .111111111N1 GIIII , 0- 6. 1 IMIKIMMUNI=.4=1=1/111=114444T...g. - Lim I • 4 i 1111111111-1111il 1 i 19 I, at 01:, E h ' v E, IMUIIIIIIIIII a i , , musimmisummuum:IE m a • _t I -..----- • ---- PAGE.12.OF L. !\-_. ._----- ---( 1 • _ % — RECEIVED _^_ _ FEB 13 1990 — DUBLIN PLANNING 1 — --- OIL 40—o(/ ' I • v)nit5 9 T1tlL .3%e tneint tops ay"o.C. I.. • NEW WAIL• I 1 1 3PICTA(S 61005 ( 1 L I • •M`I•K.F O.C• r ^i,11- Y/� w•i0oo-t5 ' a'I / �,i yot5 a4.' ) . 3.7• 00kK • I. _a' .. -11 o•oq ' v 1* n�v IL-U pIDDI T I Do s TO ' MED11\lh IS C,YM 6,-735 SIttZRA Cr, SUI iC5 C, ,0 '°E ' FL MoR !J -� • H6a'> 3A•Ti+ZaoM F RE L. I L 4 TS �-' wo,+bJ S CP�� SatAr ooM 311; rAP,c,RI N ES 3 /is' AvrwsLIGHTER.LINES AREv\ac W EXISTING BUILDING LL HEAVY LINES ARE NEW ADDITIONS atr-- 0"--Is cvrH y„ .at waFl ExEP�S• E all CO 15' 6" 30)45 P?E4- oPrLE • RECEIVED • MAR 21 1990 DUBLIN PLANNING DD I TLoNS MEp1NA`5 GYM —IAEAV u/+6-5 A-R6 NEL=+ A9Drrz r&S Fog U4I12.OD, AC1LC_ RREA — I✓44LL5 c..,ILL 6E Pn42..-r+-nor, TVP6- LJA.LLS t,5EP oFFicES . -/v0 PEit.v./4NerrC. W1LC- B'G Isa-'It — PAGE 11.OF S161,3-f4` pTioN S,se' 6,6/6/4r Gt_c.,,,-T1e.AV 1 Wwax 5/6N 0" 1 Y31 g" 6 wEsT WALL f J& (YhE2 S1 c,US 4,/5 o A u co,( < 6 C - D6)wFrio -•v 1 / ,4 G/ii4 17 1(1n6 /4N O S/E6 of 5/6-Ai s . 516NS F09._. one-4.�INA'S 6't vvt Ni ALru--4o(-( P E2 LtisT A-P f'2v V A L F GOPDi TI9NAL. vSL ff2 . RECEIVED FEB 13 1990 DUBLIN PLANNING: PAGELl.OF,24 • RESOLUTION NO. 90 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 90-011 MEDINA'S GYM CONDITIONAL USE PERMIT TO CONTINUE OPERATION OF THE GYM AND TO PERMIT A NEW CHIROPRACTIC SPACE IN MEDINA'S GYM AT 6735 SIERRA COURT WHEREAS, Teo Beam, chiropractor representing Medina's Gym on behalf of Bedford Properties, filed a Conditional Use Permit request to allow the continued operation of Medina's Gym and to permit a new ancillary chiropractic use in Medina's Gym within the Sierra Trinity Business Park, PD, Planned Development District; and WHEREAS, the Planning Commission did hold a public hearing on said application on April 2, 1990 and April 16, 1990; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and has been found to be Categorically Exempt from the provisions of CEQA pursuant to Section 15301(a) of the State CEQA Guidelines because the project will consist of a minor alteration to an existing private structure involving negligible expansion of the existing use; and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth; and WHEREAS, the proposed land uses, if conditionally approved, are appropriate for the subject property in terms of being compatible with existing land uses in the area and will not overburden public services. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: A) Medina's Gym and its ancillary uses will serve the public need by providing for the general physical health of members of the community. B) The uses will be properly related to other land uses, transportation and service facilities in the immediate vicinity, as the proposed uses will be compatible to said land uses, transportation and service facilities in the immediate vicinity. C) The uses will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. A still a PACE lb oF . D) The uses will not be contrary to the specific intent clauses or performance standards established for the district in which they are to be located, as the proposed uses are compatible with each other, as well as adjacent business park/industrial uses. E) The project is consistent with the policies contained in the City's General Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve Conditional Use Permit application PA 90-011 as shown in Exhibit A, and subject to the following conditions: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the establishment of the proposed land use activity or the issuance of building permits for tenant improvements related to that activity, and shall be subject to Planning Department review and approval. 1. PA 90-011 Conditional Use Permit approval is for the continued use of Medina's Gym exercise studio and health spa which consists of free weights, nautilus machines and spa facilities, and which provides training programs and the retail sales of nutritional supplements and athletic clothing; and the establishment of a new chiropractic facility as an ancillary/accessory use to the gym which consists of an office and a separate reception and chiropractic adjusting room used for chiropractic adjustments, stretching and strengthening exercises and weekly health talks. 2. Access to the ancillary chiropractic facility shall only occur through the main entrance of the gym and the gym exercise room. 3. The gym use, including the development and operation of the ancillary chiropractic facility in Medina's Gym, shall be completed as shown on the floor plan dated received by the Dublin Planning Department on March 21, 1990 (Exhibit A), and as described by the Applicant's Written Statement dated received on February 13, 1990 (Exhibit A), except that there shall be no separate entry way for the ancillary chiropractic facility. Building permits for the proposed tenant improvements shall be secured and construction commenced within six months after approval of this application or said approval shall be void. 4. Signage for the gym/chiropractic facility shall be consistent with the sign program depicted by House and House as approved for the PD, Planned Development District (PA 85-032) and signage for the ancillary chiropractic use shall be incorporated into the signage for Medina's Gym. For the purposes of signage, the chiropractic facility shall not be considered a separate tenant. Temporary signs used for special events shall be subject to the process outlined in Sections 8-87.60 (signs requiring Conditional Use Permit approvals) and 8-87.61 (signs requiring Administrative Conditional Use Permits) of the Zoning Ordinance. 5. All activities associated with the gym and ancillary chiropractic facilities shall be operated and controlled so as not to create a nuisance to the adjoining existing and future tenants in the Sierra -2- PAGE D OF� Trinity Business Park. 6. The ancillary chiropractic facilities shall only operate during the gym's hours of operation. 7. The ancillary chiropractic facility shall serve the members of Medina's Gym only. 8. Prior to occupancy of the ancillary chiropractic facility, the Applicant shall submit notification to the Dougherty Regional Fire Authority for inspection purposes. The Applicant shall comply with the Dougherty Regional Fire Authority requirements. 9. Development shall comply with the City of Dublin Police Services Standard Commercial Building Security Requirements. 10. Approval of the ancillary chiropractic facility does not include approval and/or authorization to dispense prescription drugs. 11. Except as may be specifically altered by this approval, development of the ancillary chiropractic facility and the continued use of the gym shall comply with the Findings and General Provisions established for the Sierra Trinity Business Park PD, Planned Development District (PA 85- 032). 12. All demonstrations, displays, services, and other activities shall be conducted entirely within the structures on the site. No loudspeakers or amplified music shall be permitted outside the enclosed structure. 13. This approval shall become null and void, in the event the approved use ceases to operate for a continuous one-year period. 14. This permit shall be revocable for cause in accordance with Section 8- 90.3 of the Dublin Zoning Ordinance. Any violation of the terms of conditions of this permit shall be subject to citation. 15. On an annual basis, these uses shall be subject to Zoning Investigator review and determination as to compliance with the Conditions of Approval. PASSED, APPROVED AND ADOPTED this 16th day of April, 1990. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -3- PAGE g OF CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: April 2, 1990 TO: Planning Commission FROM: Planning Staff vvR PREPARED BY: Carol R. Cirelli, Associate Planner SUBJECT: PA 90-011 Medina's Gym Conditional Use Permit GENERAL INFORMATION: PROJECT: The Applicant is requesting a Conditional Use Permit to continue operation of the existing gym facility and permit a new chiropractic space in Medina's Gym exercise studio and health spa. APPLICANT: Teo Beam 27187 Underwood Avenue Hayward, CA 94544 PROPERTY OWNER: Pat Fell, Vice President Bedford Properties 7901 Stoneridge Drive, Suite 201 Pleasanton, CA 94566 LOCATION: 6735 Sierra Court ASSESSOR PARCEL NUMBER: 941-205-1-46 PARCEL SIZE: Portion of 13 acre property GENERAL PLAN DESIGNATION: Business Park/Industrial EXISTING ZONING AND LAND USE: Planned Development (PD) District City Council Ordinance No. 17-85 Sierra Trinity Business Park, consisting of an eleven (11) building, 192,600+ square foot business park. ITEM NO. ATIACEIRIENT . -11 oF. I'1 SURROUNDING LAND USE AND ZONING: North: M-1, Light Industrial District - Trinity IV Business Park (36,000± square foot industrial building) and Trinity III Business Park (42,250+ square foot industrial building). South: M-1, Light Industrial District - three 20,000+ square foot industrial buildings with mixed uses. East: M-1, Light Industrial District - 6591 Sierra Lane (30,750+ square foot industrial building) and 6483 Sierra Lane (70,000+ square foot business park) and PD, Planned Development District (allowing M-1 and C-2 land uses) Dublin Mini-Storage - 18 mini warehouse buildings. West: M-1, Light Industrial District - 6400 Sierra Court (200,000+ square foot distribution facility owned by Chevron). ZONING HISTORY: A Site Development Review request for Bedford Properties (PA 85-032) was approved on February 26, 1985, by the Planning Director, allowing the development of an eleven building, 192,600+ square foot industrial business park over the 13 acre property. This facility, which is now called the Sierra Trinity Business Park, is currently ninety-five percent (95%) occupied. The PD, Planned Development District, was applied to the Sierra Trinity Business Park following approval of PA 85-032 by the Dublin City Council on July 22, 1985, (City Council Resolution No. 85-71). A Conditional Use Permit request for a recreational facility (Gold's Gym and Exercise Studio) within the Sierra Trinity Business Park PD, Planned Development District, was approved on April 6, 1987. APPLICABLE REGULATIONS: City Council Resolution No. 85-71 for PA 85-032 established the Findings and General Provisions for Bedford Properties' Sierra Trinity Business Park PD, Planned Development District. These provisions established the Business Park/Industrial and M-1, Light Industrial District uses for the Planned Development District, and they allowed the Planning Commission, through the Conditional Use Permit process, to consider additional uses which meet the intent of the Planned Development District. -2- PAGE..OF2 .. i'1 The proposed chiropractic facility is considered an ancillary use to Medina's Gym (formerly known as Gold's Gym) and meets the intent of the M-1 Zoning District and the requirements of Section 8-51.4 Accessory Uses: M-1 Districts and 8-51.8 Performance Standards: M-1 Districts of the Zoning Ordinance. Section 8-94.0 states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or performance standards established for the district in which it is located. ENVIRONMENTAL REVIEW: This project has been found to be Categorically Exempt from the provisions of CEQA pursuant to Section 15301(a) of the State CEQA Guidelines - The project will consist of a minor alteration to an existing private structure involving negligible expansion of the existing use. NOTIFICATION: Public Notice of the April 2, 1990, hearing was published in the local newspaper, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: The project site, located within the Sierra Trinity Business Park, is currently zoned PD, Planned Development. According to City Council Resolution No. 85-71, all uses within the PD, Planned Development District shall be consistent with the intent of the Business Park/Industrial area as specified in the adopted General Plan for the City and with the intent of the M-1 Zoning Ordinance as specified in Section 8-51.0 Light Industrial District. A previous Conditional Use Permit request (PA 87-042) for Medina's Gym was approved by the Planning Commission on April 6, 1987 because it met the intent of the PD, Planned Development District as a Conditional Use (recreational facility in an enclosed building) within an M-1, Light Industrial District zone. This Conditional Use Permit approval is valid until April 16, 1990. The upcoming expiration date has prompted the Applicant to apply for a Conditional Use Permit to continue the operation of Medina's Gym and to permit a new chiropractic space in Medina's Gym. The Applicant proposes to continue to operate Medina's Gym as an exercise studio and health spa with exercise equipment such as free weights and nautilus machines, including spa facilities. Medina's Gym will continue to provide training programs and the retail sales of nutritional supplements and athletic clothing. The hours of operation for Medina's Gym are as follows: Monday through Thursday 5:00 a.m. to 10:00 p.m.; Friday 5:00 a.m. to 9:00 p.m.; Saturday 9:00 a.m. to 5:00 p.m.; and Sunday 9:00 a.m. to 1:00 p.m. -3- PAGE O The Applicant is also proposing to expand the existing gym use and to establish a chiropratic office with a separate reception and chiropractic adjusting room. The chiropractic use will include chiropractic adjustments, stretching and strengthening exercises and weekly health talks. The chiropractor's office will be located in an existing room which was approved as an addition to Medina's Gym with the planning application (PA 87-042) Conditional Use Permit request. This room is approximately 100 square feet in size. Interior walls and partitions will be constructed to form the reception and adjusting room. The reception and adjusting room will be approximately 406 square feet in size and will have access to the gym. Both the chiropractor office and the gym are proposed to have seperate entrances from Sierra Court. The hours of operation for the proposed chiropractic use would be Monday through Friday, 8:00 a.m. to 8:00 p.m. and Saturday, 8:00 a.m. to 12:00 noon. According to the established Findings and General Provisions for this Planned Development District (City Council Resolution No. 85-71 for Sierra Trinity Business Park PD, Planned Development District), a medical doctor's office in this PD zone is not a permitted use. A chiropractic office is considered a medical office use. However, the proposed chiropractic facility is considered an ancillary use to Medina's Gym because the chiropractic space would provide access to the gym, and pursuant to Section 8-51.4 of the Zoning Ordinance, the chiropractic use serves as an accessory service to the patrons of the gym, including the gym employees. In addition, these facilities are interrelated to the extent that they both provide exercise and health programs for individuals. Signage for the chiropractic facility will consist of "stick-on" white lettering placed on the inside of the window. The sign will be consistent with the sign program approved for this PD, Planned Development District through PA 85-032 and City Council Resolution No. 85-71. The required number of parking spaces for both Medina's Gym and the chiropractic facility is fifty. There are a total of 729 parking spaces for the entire Trinity Business Park development. The gym's peak hours of usage are before 8:00 a.m. and after 5:00 p.m. Monday through Friday, which is an off-peak period for business park uses. The existing on-site parking will be adequate for the gym/chiropractic facilities, and other approved uses in the business park. There are a few primary planning issues associated with the proposed project. The proposed chiropractic use, in itself as a medical office, is not in compliance with the PD, Planned Development regulations and the intent of the Business Park/Industrial designation of the General Plan, and the M-1, Light Industrial Districts of the Zoning Ordinance as medical offices are specifically prohibited in this Planned Development District. However, a chiropractic office use, operating in conjunction with and as part of the gym use, is considered an ancillary or accessory use to the gym and could be permitted with approval of this Conditional Use Permit application. The chiropractic facility is considered an accessory use to Medina's Gym if it relates to the services provided by the gym and if the chiropractic facility is conducted and entered from within the main building. -4- PAGFa • r'1 There is a concern that the chiropractic facility, as proposed, would not serve as an accessory use to the gym since the applicant proposes to have a separate entrance. This entry way is currently existing. In order to be considered an accessory use, access to the chiropractic facility should be through the gym only. In addition, as an accessory use, the hours of operation for the gym and the chiropractic facility, must be similar. For the most part, the hours of operation do coincide, except for one hour on Saturday, where the chiropractor office would open at 8:00 a.m. and the gym would open at 9:00 a.m. Conditions are included in the Draft Resolution requiring the chiropractic main entrance to be through the gym entrance and limiting the hours of operation. There have been no zoning violations or complaints since the first approval for Medina's Gym. All previous Conditions of Approval, as specified in Planning Commission Resolution No. 87-021, have been met by the Applicant of Medina's Gym. The proposed project has been reviewed by the Public Works, Building, Police Departments and the Dougherty Regional Fire Authority. Their concerns have been incorporated into the Draft Conditions of Approval (Exhibit B). In particular, the Dublin Police Department expressed some concern regarding the possible possession and dispensation of illegal drugs to patrons utilizing Medina's Gym. The owner of Medina's Gym has a history of drug usage and possession of illegal drugs for sale at his Hayward gym site. The police commented that providing a chiropractic use in the gym may be a way to conceal the possession of illegal drugs such as steroids to treat joint and soft tissue ailments. Staff has contacted the applicant, Mr. Teo Beam, to inquire whether a chiropractor is legally allowed to dispense drugs and medication to patients. Mr. Beam has indicated that, according to California State law, a chiropractor is not allowed to dispense any type of drug or medication. Conditions prohibiting the sale of medication or illegal drugs have been included in the draft resolution of the Conditional Use Permit approval. Staff recommends approval of Medina's Gym Conditional Use Permit request subject to the conditions specified in the Draft Planning Commission Resolution (Exhibit B). RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt draft resolution relating to the Conditional Use Permit, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt Exhibit B, Draft Resolution approving the Conditional Use Permit for PA 90-011 Medina's Gym. • -5- PAGE OF¢ ATTACHMENTS: Exhibit A: Conditional Use Permit Submittals - Applicant's Written Statement, Medina's Gym Floor Plans (existing and proposed) and Signage Information. Exhibit B: Draft resolution approving Conditional Use Permit Background Attachments: Attachment 1: Zoning Map/Location Map Attachment 2: Pertinent Agency Comments Attachment 3: City Council Resolution No. 85-71, PD General Provisions -6- • PAGE ±OF 4 • CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: April 16, 1990 TO: Planning Commission FROM: Planning Staff 14- PREPARED BY: Carol R. Associate Planner SUBJECT: PA 89-040 Dublin Honda Signs Conditional Use Permit/Site Development Review PA 89-122 Dublin Honda Building Addition Conditional Use Permit/Site Development Review GENERAL INFORMATION: PROJECT: The Applicant is requesting: a Conditional Use Permit and Site Development Review for a 5,392 square foot expansion and remodeling of the existing Honda dealership building at 7099 Amador Plaza Road; a Conditional Use Permit for one 27 foot high freestanding sign; and a Site Development Review for one 5 foot by 15 foot wall sign on the west side of the building, one 5 foot by 15 foot wall sign on the east side, and one 3 foot by 15 foot wall sign on the south side of the building. APPLICANT: James P. Gibbon, A/A Architect & Planner, Inc. 2580 San Ramon Valley Blvd., B209 San Ramon, CA 94583 PROPERTY OWNER: Kenneth Harvey Dublin Honda 7099 Amador Plaza Road Dublin, CA 94568 ITEM NO. R. 2.. COPIES TO: Applicant Owner File PA 89-122 PA 89-040 PAGE_.L_.OF_ LOCATION: 7099 Amador Plaza Road ASSESSOR PARCEL NUMBER: 941-305-26 PARCEL SIZE: 1.94 acres (84,640 square feet) GENERAL PLAN DESIGNATION: Retail/Office and Automotive DOWNTOWN SPECIFIC PLAN DESIGNATION: Development Zone 8, Restaurant and Specialty Retail, Interim Use Zone C - Auto dealership EXISTING ZONING AND LAND USE: C-2 - General Commercial District 9,468 square foot automotive retail building - Dublin Honda SURROUNDING LAND USE AND ZONING: North: C-2 - General Commercial District The Woodworks Home Center/Amador Plaza Shopping Center - 1.25+ acres South: C-2 - General Commercial District Shamrock Ford - 5.94 acres East: C-2-B-40 - General Commercial District/ Combining District - Alameda County Flood Control and Water Conservation District - Zone 7 - Flood Control Channel and I-680 Right-of-Way West: C-1 - Retail Business District Mixed Retail Use ZONING HISTORY: April 6, 1977 - Conditional Use Permit C-3207 for an automotive sales and service agency in a C-2 General Commercial District. County of Alameda Resolution No. Z-2871 established the conditions of approval for the Conditional Use Permit, C-3207. September 26, 1979 - Site Development Review, S-750 approved by Alameda County for commercial development. -2- PAGE a_OF_- APPLICABLE REGULATIONS: A. General Plan/Downtown Specific Plan The General Plan land use designation for the Dublin Honda site is Retail/Office and Automotive. Dublin Honda is also located within the boundaries of the Downtown Specific Plan. The Retail/Office and Automotive use General Plan categories west of the Interstate 680 Freeway have been changed to Retail/Office classification as specified in the Land Use Plan component of the Specific Plan. Both the General Plan and the Downtown Specific Plan are consistent with one another and they include a policy to encourage the retention of automobile dealerships in Dublin and to provide a contingency plan for their future relocation in an auto center. The Downtown Specific Plan area has been divided into eleven special development zones which define development standards for each zone. These standards are intended to guide the future development in the downtown area in order to achieve Dublin's downtown objectives. Dublin Honda is located in Zone 8 - Restaurant and Specialty Retail. This zone will be encouraged over time to increase its pedestrian orientation for Restaurant, specialty retail and entertainment uses. In addition, Dublin Honda is located within Interim Use Zone C. Development standards in this zone support the existing auto dealership use while ensuring that any changes to the property will not adversely affect adjacent commercial projects or the overall visual quality of the downtown area. Interim use development standards as they apply to Dublin Honda should: 1. encourage additional landscaping along Amador Plaza Road; and 2. provide for the screening of service and non-display auto areas. Another component of the Specific Plan is the Central Block Improvement Plan. This plan includes development provisions for achieving a strong pedestrian environment along the central portions of Amador Plaza Road. One provision states that a 15 foot minimum landscaped setback is required for properties along the central portions of Amador Plaza Road. Dublin Honda is located within this portion. The plan also includes provisions for improved pedestrian circulation. B. Zoning Ordinance Dublin Honda is located within the C-2 General Commercial Zoning District. According to Section 8-49.2 Conditional Uses: C-2 Districts of the Zoning Ordinance, auto sales is a conditional use within the C-2 District. Signage for Dublin Honda is regulated by Section 8-87.33 Wall Signs and Projecting Signs and Section 8-87.34 Freestanding Signs of the Zoning Ordinance. -3- PAGE 3 OF. Section 8-95.0 Site Development Review of the Zoning Ordinance states that the Site Development Review is intended to: 1. promote orderly, attractive and harmonious development; 2. recognize environmental limitations on development; 3. stabilize land values and investments; and 4. promote the general welfare by preventing establishment of uses or erection of structures having qualities which would not meet the specific intent clauses or performance standards of the zoning regulations or which are not properly related to their sites, surroundings, traffic circulation, or their environmental setting. Section 8-94.0 Conditional Uses of the Zoning Ordinance states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or performance standards established for the district in which it is located. ENVIRONMENTAL REVIEW: This project has been found to be Categorically Exempt from the provisions of CEQA pursuant to Section 15301(e) of the California Environmental Quality Act Guidelines. The project will consist of minor alterations and an addition to an existing private structure involving negligible expansion of the existing use. NOTIFICATION: Public Notice of the April 16, 1990, hearing was published in the local newspaper, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: PA 89-040 is for a Site Development Review and Conditional Use Permit for a freestanding sign and three wall signs. PA 89-122 is for a Site Development Review and Conditional Use Permit for an addition to the existing Dublin Honda building. Dublin Honda is currently operating as an auto sales facility which includes a services and parts department. There is an auto sales showroom in the interior of the building and an exterior auto display area located in front of the building. The Dublin Honda site is 1.94 acres and the existing building area is 9,468 square feet. -4- PAGE ._OF Conditional Use Permit The Dublin Honda dealership consists of an auto sales facility with indoor and outdoor car displays, auto services facility, and an auto sales parts department. The expansion of the existing auto dealership use requires a new Conditional Use Permit. The expansion will include all existing uses, including a new car preparation facility. According to Section 8-49.2 Conditional Uses: C-2 Districts of the Zoning Ordinance, the Dublin Honda auto sales facility is a conditional use within a C-2 District. The use is also consistent with the land use policies set forth in the General Plan and Downtown Specific Plan. The General Plan/Downtown Specific Plan designation for the Dublin Honda property is Retail/Office. The General Plan/Downtown Specific Plan policies promote the retention of the existing automotive uses through the implementation of interim use standards. Long term development standards for Interim Use Zone C (area in which project is located) will be formulated to enhance a pedestrian-oriented environment with restaurant, specialty retail, small offices and entertainment uses. Interim use standards must be applied to the proposed Dublin Honda project to ensure its compatibility with future changes along Amador Plaza Road, adjacent commercial projects, or the overall visual quality of the downtown area. These interim standards include the provision for additional landscaping along Amador Plaza Road and for the screening of service and non-display auto areas. Site Development Review The Applicant is proposing to remodel the existing exterior facade of the Dublin Honda building and to construct an additional 5,392 square feet of building area. The exterior facade remodeling will consist of adding stucco to the existing wood facade. The proposed 14,860 square foot Dublin Honda building will include additions to accomodate six new service stalls, a service department reception area, including a new service entrance, and a new general office area. The Applicant's project objectives are to provide higher quality automobile service to Dublin Honda customers and to provide a more contemporary style of architecture to the facility. The new dealer office space will consist of a two-story addition within the existing interior space of the building. A 720 square foot parts department will also be constructed within the existing building by removing the existing roll-up doors and relocating them to the south side, new addition portion of the building. A new service department reception room consisting of stucco and glass will be added at the northwest corner of the building (548 square feet) and a new service department area which include six new service stalls totaling 2,432 square feet will be added to the east side of the building. The existing roll-up metal doors located on the east wall of the building will be relocated to form the new service department's east wall. A separate 912 square foot car preparation area will be constructed adjacent to the new service department which will include three 10 feet by 12 feet roll-up metal doors. All new exterior walls of the building additions are proposed to match the stucco building material proposed for the entire building. -5- PAGE OF - With respect to landscaping requirements, staff has observed that the existing landscaped areas at the Dublin Honda site are poorly maintained. The existing landscape is also inconsistent with the development standards specified in the Downtown Specific Plan in that there is a deficiency in landscaping along the east property line, and as a result does not adequately screen the service and non-display auto areas for Dublin Honda. In addition, according to the Specific Plan, a landscape buffer is required along the Interstate 680 Freeway which is adjacent to the east property line. A standard condition is included in the Draft Planning Commission Resolution (Exhibit B) which requires the Applicant to re-landscape the area along the east property line with four, 15-gallon trees providing dense foliage for screening purposes, and to improve the maintenance of the existing landscaped areas, as well as all new landscaping. The requirements of the Specific Plan specify that a minimum 15 foot landscaped setback is required along Amador Plaza Road. The existing landscaped setback is only 5 feet. The existing and proposed landscaping for Dublin Honda meets the Specific Plan requirement that parking lots shall contain a minimum of twenty percent (20%) of their surface area in landscaping. Dublin Honda contains fifty-two percent (52%) of its surface area in landscaping, however, additional landscaping is required to comply with other Specific Plan provisions. The parking requirement for an auto sales use as specified in the Downtown Specific Plan is 1 space for every 500 square feet of gross building area. According to this requirement, Dublin Honda is required to have 29 spaces. The proposed project would provide 29 parking spaces, including 1 handicapped parking space. There are a total of approximately 60 parking spaces for car displays in the front of Dublin Honda, and approximately 24 inside the building. The maximum permitted floor area ratio (F.A.R.) for Development Zone 8 (area in which project is located) is 0.30. The proposed Dublin Honda project would result in a F.A.R. of 0.18. The maximum permitted building height for Development Zone 8 is 35 feet. The proposed height for the Dublin Honda building, 25.5 feet, does not exceed this maximum height limit. The development standard to screen all rooftop equipment from the freeways, ramps, overpasses and general downtown area applies to all areas of the downtown. The Dublin Honda project includes the screening of all rooftop equipment from public view. Access to Dublin Honda is adequate with the existing driveway. However, the Applicant will be required to remove and replace the existing driveway at the northwest corner of the property and to include 5 foot flat flares. All improvements shall be completed pursuant to the regulations specified by the Public Works Department. Signage In 1988, the City Zoning Investigator conducted a city-wide sign survey finding all Dublin Honda signs to be non-conforming with the Zoning Ordinance. The Applicant was notified that a Site Development Review and Conditional Use -6- / PAGE 12 OF Permit were required to bring the signs into conformance with the Zoning Ordinance. Through Site Development Review and approval, the proposed signage for Dublin Honda is consistent with the City's Zoning Ordinance, General Plan and Downtown Specific Plan. The Applicant proposes to retain the existing signage. No new signs will be added to the property or building. There is one freestanding sign located on the front, south west side of the property. This double faced freestanding sign is 27 feet tall with a 270 square foot sign area. The remaining signage consists of wall signs on the west, east and south sides of the building, including one directional and window sign, both of which are in conformance with the Zoning Ordinance. The wall signs located on the west primary building frontage consist of two sign cans, one placed on top of the other. The sign can on top is 2 feet high and 8 feet long. The sign can on the bottom is 3 feet high and 15 feet long. The total signage area is 61 square feet. The wall sign on the east side of the building (secondary building frontage) is a sign can which is 6 feet high and 30 feet long, with an area of 180 square feet. The wall sign located on the south secondary building frontage is also a sign can, 3 feet high and 15 feet long, with a sign area of 45 square feet. According to Section 8-87.34 Freestanding Signs of the Zoning Ordinance, the sign area for Dublin Honda's freestanding sign cannot exceed a sign area of 260 square feet. The existing sign exceeds this limit by 10 square feet. The Applicant was notified of this inconsistency and has opted to bring this freestanding sign into conformance with the Zoning Ordinance by moving the sign back 2 feet. The freestanding sign requires a Conditional Use Permit because it exceeds the 20 foot height limit but falls within the 35 foot height limit for freestanding signs located on single-use parcels one and one half (1-1/2) acres or greater in size. The area of each wall sign is in compliance with the maximum sign area allowed through Site Development Review. The aggregate allowable sign area for the Dublin Honda property is 695 square feet. The total existing aggregate sign area is 556 square feet which leaves an extra 139 square feet of allowable sign area for Dublin Honda. The Zoning Ordinance permits an increase in the height and length of a sign with a Site Development Review approval. Although all wall signs exceed the maximum allowable dimensions of sign height and length, the total aggregate allowable sign area will not be exceeded, therefore, through Site Development Review, staff is recommending the approval of these signs. The proposed Dublin Honda project has been reviewed by the Public Works, Building and Police Departments, as well as the Dublin San Ramon Services District, the Dougherty Regional Fire Authority and the Livermore Dublin Disposal Service. Their comments have been incorporated into the Draft Conditions of Approval (Exhibit B). -7- PAGE 2-OF There have been no zoning violations since the first approval for Dublin Honda. All previous Conditions of Approval, as specified in the Alameda County Zoning Administrator Resolution No. Z-2871, have been met by the owner of Dublin Honda. The proposed project is in compliance with the Zoning Ordinance, General Plan and Downtown Specific Plan. Staff recommends approval of Dublin Honda's Conditional Use Permit and Site Development Review requests for the building addition and signs, subject to the conditions specified in the Draft Planning Commission Resolution (Exhibit B). RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Draft Resolution relating to the Site Development Review and Conditonal Use Permit, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt Exhibit B, Draft Resolution approving the Conditional Use Permit and Site Development Review for PA 89-122 and PA 89-040 Dublin Honda. ATTACHMENTS: Exhibit A: Conditional Use Permit/Site Development Review Submittals: Applicant's Written Statement, and Dublin Honda Project Plans. Exhibit B: Draft Planning Commission Resolution for Conditional Use Permit Exhibit C: Draft Planning Commission Resolution for Site Development Review Background Attachments: Attachment 1: Zoning/Location Map Attachment 2: Staff Study dated April 12, 1990. -8- PAGE OF JAMES P. GIBBON AIA &�� ARCHITECT & PLANNER INCORPORATED 2580 San Ramon Valley Blvd.,B209 San Ramon,CA 94583 TEL:(415)830-0750 FAX:(415)830-9258 City of Dublin Planning Department 6500 Dublin Blvd. Suite D 10/2/89 Dublin, CA 94568 Reference: Dublin-Honda Facilities To Whom it may concern: We propose to remodel; add to the Dublin-Honda Building approximately 4800 square feet. The Remodel will consist of complete face lift of the facade and use of stucco as an exterior material. The addition will consist of new service stalls, expansion of service department, including new service entrance, as well as addition to the general office area. The reason for the remodeling is to provide better service to Dublin-Honda customers and to provide a more contemporary style to the facility. The benefit to the city is the increase of revenue with no cost to the city. Please do not hesitate to call upon us if you need more information. Sincere A 4t_ 122— James P. Gi on AIA RECEIVED Architect & Planner OCT 04 1989 fn DUBLIN PLANNING \\10 1 N H�JI~ G -�e� lA 1 YJ fJ c \4G=c-D <U , EXHIBIT A 4G__ ©0©D E3 Dublin Honda 7099 Amadur Plaza Rd. Dublin,G 94568 415/828-8030 March 27, 1989 Reasons for Conditional Use Permit for Dublin Honda. Specifically: Freestanding "Honda" sign and Wall sign "Honda" sign. These signs are accountable for roughly 55% of our business. They create no additional costs to the City of Dublin. Rather, through this means of advertising, an increase in revenues for the City of Dublin is generated through the collection of sales taxes from the sale of Honda aut biles, parts and accessories. Sales at Dublin Honda increased th City's income by $104,570 (1% of 1988 Sales tax) during 1988. Kennet . a y Owner Dublin Honda RECEIY, ED MAR 28 1989 DUBLIN PLANNING PAGE OF SI 1 t 1 SLWAMEHY If M 9A rl"ITIN4 iLP&AttA - - -1.466 40.1T. 9i1s 46 fT. q�f"'pbtsMao) --14,G7® 'Aq TALI.,JA Ll �4RLA----It. 11i .V',VKtr1 tL1/R,a z-H 4, ®I LtI Ibob� i CM) all®® . ®•ttT k� Ian+ 6t eEa9t44®rten,.�• `ar.+4 sc,W. H4 0 iru ® i L& LAA 14, a boo IDS/7 i ►115 � 14,t5p/t•liy . t�114 a®-ft• Awt- AlIA A 9A — - — — I id+j 44/(. Srr'.".ew.w 1 51dt lc,4%at41"6 cK A 11 ( Kn r OS E® I�NPerAr a-- 1, I M E n t IT" r.�tiTlNq !AN ®15 <e- F[ ix+ltNv fKWeiv�i--tt i.crd+(Eu�,uN Trnt. tt7e Y.N VICINITY MAP VAI-A& _ t. s 4•ww ?Cu - W PIAs 4 A.*. --Sl'I) Git4•tT clll A.* - to ro4cA W Msi A PVA" W i r e. (P�•��- O r4— � OAtiO� r s culto ttJFP-�� STAitDNG, �I�N � AID tdi D"nw i - i — t r LL1 Wwrre oN O"e rv&Tr_ FPll O"P"Je1I 1 t ' Poo* 9xt i -- --- (A)'Y4- -- --- ---- 1 �t fA>F 'iw r(tL� 1 t Ll a. -L ' Nc w w.i I I � Rcra.ILi cvnnc�u•v-• i . ( tuAtipwvLI'ctivt na a Prw �, 4 `p ip t rw. li r ve�•a ow IS' Pouf + .a,1.. t: F•M Pla tVw 0 ". try a-o 4 e..a r-Hrti4®® FM Lil /MR� ALL 4aA. ptr+ntwa 4.Ua1. 114 L/ L ,,dirt a DtAGItlPttnN I YWWITY MAP- itft PLAN. 41Ts 4uNMER(, Rarf "W 2 NENiRAL HOGS , 40991M fINKH SGMEW/L$ 4 moo rLm 4 eI.SVATIVA s btailttl G jWWOK144 PLAN 7 KXf FRAMINlt PIAN ® Qt O14AL / F1E6 WI(At PLAN 9 Et1tR/IY cAwu LAfi a N 10 Mum 5PEc1 f1t. iew 11 4fKG► fIGAtlo�l Ll LAHP+ZApE PLAN L2 IRRIIWATtON PLAN CI 4utvtT 50 491U :AL WfO6 4 OLTAMP it OS1AILa 5t vsTA11h .aar t.:. ate_._..—. �- _ I-•u-o _ __ N.7P°Ol• 91'E. 4tS44' ict)Crtis �I�I,ot t 4> 1Nir onacv , g , i , � I ' 1 ." " l i(ii='. -) wt_w'� . a,a EMj}TI84 A904 "466 W Ff• aCF 44j,/ J �M••�T t LW.A AVo 10N t v v+ r.�.t�► r�+r rd-- � I�I`:P �.�`o r'r°iraa \ L I 0ifar r11_C N ,Mc.i ° I `t®)AW-YkL Mawr _ W ^ HSY t a) ,. Rts ti it q / M 4'Ficic /tl - t µell u+111E s� 21 Pilo OACA R►"r - Ts wy % A. V 1, -- it}Kd It�aftliar� te»✓ASr"vr otk• pAutN.t - --- -- —. - - K )IJ. , co114 u 4'fAN tE5 RECEIVED ti`TRtlG1URE' IWi. 6oNGORo, GA• Cots) 790- 60f+o 401W P1rRP KALPVEERA4')XIATC,CAtLAWP.CA•(41s)5:6-46V1 61f® 4.IFV I'wMneR A»ocwte, PAN LEA+reN, (4d)4N-oT4 K u�L: SA4nANt1 Allen talc tom, faA.wt.O!•• u•u T9s I$+* SITE PLAN E - Gol. PLAN V�EN 1 °N f At— [ tIt t ryt � 1' /44.; f +ate -�7 J' Iry ee 2 htoRE�Rohtf GORNER I :I W 6+F Nat - `MEZZ. PLANPFLOOR PLAN mom B a7noN C011rf -m ELEVATION , a 3/8"=T-0" n,r �R+K ` �w+rtl • ins V 1t' . W. . VEWICLE wr z O .1 on 3 <.J g W t 0 e _ = I r OW = Lt F z� u J r m • �ro�Se-D � A��rT�aN PAGE 0 Mors% L N1 *OyAxn*N MATLtMI-4� lwai. W.,vt A i "ft. •f 14ro f kf" NO Ty G{cYv j .24 i Ab rM � � i '�- ►wi a W.rwa NEW FMCIA OVEK EXI5TINL n �k=to- ' ,u . 2 _ ��tu.rvs. awe :emCID P4444-)Oil, KEN Ull � 144'/_iIC•7T z 0 ®® <J g W a W 0W x cc = z �3 Um • a APRTH ELEVATION o 1 d r �4 P 1 � OWN _t < rr T uu • siws+s - .f.. 1-4 ttJiwt Its - . sommommanaTro • W' !: ®tales M. • 1. • i pan mv a, Mom m moraL Now smom • I I w • .wr/ on a !R _ _ now s"Nom an • .. � �� aas. lso whommumom M1ni 7`•�1f e - T �6 Ny sr e '• - � t �'- 1 ..•� ` ° ~ � -1 � L�j,•r'i + �`i .. ' Mp MO ®q, f , t •s j •'sA ► ^" Jly 3. •�j ,,- �. .. •..�,..- ..� s ...c � qs+?, , h.. fix." $.� �' �, ..•.?-d. °'. _ • . "4!'.. �`?r_ Q t :13 m MAP, pair '•.Isa49.r/ 0-6f a yr♦_ r riyr mo arse S4' RESOLUTION NO. 90 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 89-040 and PA 89-122 DUBLIN HONDA CONDITIONAL USE PERMIT TO CONTINUE OPERATION AND TO EXPAND THE EXISTING DUBLIN HONDA AUTO DEALERSHIP USE BY A 5,372 SQUARE FOOT BUILDING ADDITION AND TO PERMIT A FREESTANDING SIGN AT 7099 AMADOR PLAZA ROAD WHEREAS, James P. Gibbon, on behalf of Kenneth Harvey, Owner of Dublin Honda, filed two Conditional Use Permits and two Site Development Review applications requesting approval to expand the existing Dublin Honda building by 5,392 square feet and to remodel the exterior facade; and to permit one freestand sign and three wall signs at 7099 Amador Plaza Road; and WHEREAS, the Planning Commission did hold a public hearing on said applications on April 16, 1990; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and has been found to be Categorically Exempt from the provisions of CEQA pursuant to Section 15301 (e) of the State CEQA Guidelines because the project will consist of minor alterations and an addition to an existing private structure involving negligible expansion of the existing use; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth; and WHEREAS, the proposed land use, if conditionally approved, is appropriate for the subject property in terms of being compatible with existing land uses in the area and will not overburden public services. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: A) Dublin Honda will serve the public need by providing additional automobile sales and service in the downtown area; B) The use will be properly related to other land uses, transportation and service facilities in the immediate vicinity, as the proposed use will be compatible to said land uses, transportation and service facilities in the immediate vicinity; EXHIBIT PAGE OF- C) The use will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. D) The use will not be contrary to the specific intent clauses or performance standards established for the district in which it is to be located, as the proposed use is compatible with the adjacent general commercial and retail business district uses. E) The project is consistent with the policies contained in the City's General Plan and Downtown Specific Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve Conditional Use Permit applications PA 89-040 and PA 89- 122 as shown in Exhibit A, and subject to the approval of the related Site Development Review and to the following conditions: 1. PA 89-040 Conditional Use Permit approval is for the existing 270 square foot and 27 foot high freestanding double faced Honda sign setback 48 feet from the front property line on the southwest corner of the lot (see Exhibit A). 2. PA 89-122 Conditional Use Permit approval is for the existing Honda dealership use which includes the following: 1) auto sales and indoor/outdoor car displays; 2) auto services; 3) auto sales/parts department; and for a 5,392 square foot expansion of the existing Dublin Honda building to include additions to accomodate: 1) six new service stalls (2,423 square feet); 2) a new service department reception area, including a new service entrance (548 square feet); 3) a new two-story general office area (780 square feet); 4) an expanded parts department (720 square feet); and 5) a new car preparation area (912 square feet). 3. Prior to occupancy of the proposed addition, the freestanding sign shall be relocated two feet back from its existing location for compliance with Section 8-87.34 Freestanding Signs of the Dublin Zoning Ordinance. 4. Outdoor storage or display of merchandise is expressly prohibited except when located within the approved car display area, or unless authorized by subsequent Conditional Use Permit or Administrative Conditional Use Permit approvals for special promotional events. All demonstrations, displays, services, and other activities shall be conducted entirely within the structures on the site. No loudspeakers or amplified music shall be permitted outside the enclosed structure. 5. The Dublin Honda auto dealership shall provide and maintain at all times the following type and number of on-site parking spaces: -2- PAGE D OF_ 12 employee parking spaces 10 customer parking spaces 7 service parking spaces 1 handicapped parking space 6. All existing and new landscaped areas shall be enhanced and properly maintained. 7. This approval shall become null and void, in the event the approved use ceases to operate for a continuous one year period. 8. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of the terms of conditions of this permit shall be subject to citation. 9. On an annual basis, these uses shall be subject to Zoning Investigator review and determination as to compliance with the Condtions of Approval. 10. To apply for building permits, the Applicant shall submit six (6) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of this Resolution of Approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. PASSED, APPROVED AND ADOPTED this 16th day of April, 1990. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -3- PAGE 2.2_Of-. RESOLUTION NO. 90 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 89-040 AND PA 89-122 DUBLIN HONDA SITE DEVELOPMENT REVIEW APPLICATION TO EXPAND AND REMODEL THE EXISTING DUBLIN HONDA BUILDING BY 5,392 SQUARE FEET AND TO PERMIT THREE WALL SIGNS AT 7099 AMADOR PLAZA ROAD WHEREAS, James P. Gibbon, on behalf of Kenneth Harvey, owner of Dublin Honda, filed two Conditional Use Permit and two Site Development Review applications requesting approval to expand the existing Dublin Honda building by 5,392 square feet and to remodel the exterior facade; and to permit one freestanding sign and three wall signs at 7099 Amador Plaza Road; and WHEREAS, the Planning Commission did hold a public hearing on said applications on April 16, 1990; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and has been found to be Categorically Exempt from the provisions of CEQA pursuant to Section 15301(e) of the State CEQA Guidelines because the project will consist of minor alterations and an addition to an existing private structure involving negligible expansion of the existing use; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: A. All provisions of Section 8-95.0 through 8-95.8, Site Development Review, of the Zoning Ordinance are complied with. B. Consistent with Section 8-95.0, this application, as modified by the Conditions of Approval, will promote orderly, attractive and harmonious development, recognize environmental limitations on development; stabilize land values and investments; and promote the general welfare by preventing establishment of uses or erection of structures having qualities which would not meet the specific intent clauses or performance standards set forth in the Zoning Ordinance and which are not consistent with their environmental setting. C. The approval of the application as conditioned is in the best interests of the public health, safety and general welfare. EXHIBIT -C- . rm lLor_— D. General site considerations, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements have been designed to provide a desirable environment for the development. E. General architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other bulidings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project in order to insure compatibility of this development with its design concept and the character of adjacent buildings and uses. F. General landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions for irrigation, maintenance and protection of landscaped areas and similar elements have been considered to insure visual relief to complement buildings and structures and to provide an attractive environment for the public. G. The project is consistent with the policies of the General Plan and Downtown Specific Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 89-040 and PA 89-122 Site Development Review as shown in Exhibit A and subject to the approval of the related Conditional Use Permit and to the following conditions: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building and grading permits and establishment of use, and shall be subject to Planning Department review and approval. 1. The addition to Dublin Honda, the facade remodeling and signage shall be completed as shown on the site plans, floor plans and elevations dated received by the Dublin Planning Department on March 28, 1989, October 4, 1989 and April 12, 1990 (Exhibit A), as modified by the following Conditions of Approval and those requirements of affected agencies, and associated Conditional Use Permits (PA 89-040 and PA 89-122). Building permits for the proposed improvements shall be secured and construction commenced within six (6) months after approval of this application or said approval shall be void. 2. As required by the Dublin Police Department, all security hardware for the existing building, as well as the building addition, must comply with the City of Dublin Non-Residential Security Requirements (City Ordinance No. 21-89; Attachment C1). Security hardware must be provided for doors, windows, roof vents, skylights and roof ladders. 3. The Applicant shall comply with all applicable Site Development Review Standard Conditions (Attachment C2). -2- eAGE �9oF_ 4. The Applicant must submit construction plans to the Dublin San Ramon Services District for review of water and service facilities and related fees. 5. The Applicant shall complete and submit to the Dublin Planning Department the Standard Plant Material, Irrigation and Maintenance Agreement (Attachment C3). 6. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving and utilities, must be constructed in accordance with approved standards and/or plans. 7. The Developer shall be responsible for correcting deficiencies in the existing frontage improvements to the satisfaction of the City Engineer. 8. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 9. An encroachment permit shall be secured from the City Engineer for any work done within the public right-of-way. 10. All on-site existing pavement sections shall be repaired or replaced as directed by the City Engineer. 11. All catch basins not against curb and gutter shall have a 3' concrete apron around all sides of the inlet. ARCHITECTURAL 12. Exterior colors and materials for the exterior building modifications shall be subject to final review and approval by the Planning Director, and shall be consistent with those of the existing structure. All ducts, meters, air conditioning equipment and other mechanical equipment on the structure shall be effectively screened from view with materials architecturally compatible with the materials of the existing structure. The proposed enclosures for trash containers shall be screened with materials architecturally compatible with the materials of the existing structure. A colors and materials sample board shall be submitted prior to issuance of building permits. DEBRIS/DUST/CONSTRUCTION ACTIVITY 13. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. The Developer shall keep adjoining public streets free and clean of project dirt, mud, and materials during the construction period. The Developer shall be responsible for corrective measures at no expense to the City of Dublin. Provision of temporary construction fencing shall be made subject to review and approval of the City Engineer and the Building Official. -3- PAGE 2_OF_ DRAINAGE 14. A grading and drainage plan shall be prepared and shall be submitted for review and approval by the City Engineer. 15. The area outside the building shall drain outward at a 2% minimum slope for unpaved areas and a 1% minimum in paved areas (with a maximum gradient of 5%). 16. Roof drains shall empty into approved dissipating devices. Roof water, or other concentrated drainage, shall not be directed onto adjacent properties, sidewalks or driveways. No drainage shall flow across property lines. Downspouts shall drain through the curb of the concrete walks around the building. 17. Where storm water flows against a curb, a curb with gutter shall be used. The flow line of all asphalt paved areas carrying water shall be slurry sealed at least three feet on either side of the center of the swale. FIRE PROTECTION 18. All improvements shall comply with the Dougherty Regional Fire Authority requirements. LIGHTING 19. Exterior lighting shall be provided and shall be of a design and placement so as not to cause glare onto adjoining properties or onto Amador Plaza Road. Lighting used after daylight hours shall be adequate to provide for security needs (1 1/2 foot candles). Wall lighting around the entire perimeter of the building shall be supplied to provide "wash" security lighting. The Applicant shall provide photometrics and cut sheets subject to the review and approval of the Planning Director. LANDSCAPING AND IRRIGATION PLANS 20. A final detailed Landscape and Irrigation Plan (at 1 inch — 20 feet or larger), along with a cost estimate of the work and materials proposed, shall be submitted for review and approval by the Planning Director. Landscape and Irrigation Plans shall be signed by a licensed landscape architect. Final landscape plans shall indicate general plant pallet with common and botanical names and container size and growth rate. 21. The final landscape plan shall be generally consistent with preliminary landscape plans prepared by the Applicant dated received by the Planning Department, April 12, 1990. -4- NEiV--OF_ 22. The Applicant shall include on the final landscape plan the following item: Increase and intensify landscaping along the east property line to include a minimum of eight, 15-gallon trees as indicated in the Staff Study dated April 12, 1990, subject to review and approval of the Planning Director. 23. Landscaping shall not obstruct the site distance of motorists, pedestrians or bicyclists. Except for trees, landscaping at drive aisle intersections shall not be higher than 30" above the curb. OFF-SITE IMPROVEMENTS 24. The Applicant shall remove and replace the existing driveway at the northwest corner of the property with an Alameda County standard driveway. 25. All new driveways shall have 5' flat flares. 26. The missing street tree in the sidewalk on Amador Plaza Road shall be replaced in accordance with the street tree detail (Attachment C4). 27. The Applicant shall conform to the "Typical Public Works Conditions of Approval for Commercial/Industrial Site Development Review" (Attachment C5) including, but not limited to Conditions #1, #3, #4, #5, #6, #7, #15, #20, #24, #26, #32, #33, #34, #39 and #40. MISCELLANEOUS 28. All parking spaces shall be double-striped. Handicapped, customer, employee and compact parking spaces shall be appropriately identified on pavement. The Applicant shall submit a parking striping plan subject to review and approval by the Planning Director. 29. Prior to issuance of building permits, the Applicant shall submit for review and approval a final Site Plan (1" = 20') in conformance with the Conditions of Approval. Said plans shall be fully dimensioned, accurately drawn, and prepared and signed by a licensed civil engineer, architect or landscape architect. 30. Prior to issuance of building permits, the Applicant shall provide written documentation that the requirements of the Dublin San Ramon Services District and Dougherty Regional Fire Authority have been met. 31. The detailed design and location of the trash enclosure area shall be subject to review and approval as part of the project Landscape and Irrigation Plans. The design of the trash enclosures shall reflect dimensional criteria deemed acceptable by the Livermore Dublin Disposal Service, and shall incorporate use of a 10'x10' concrete apron in front of the enclosure to facilitate the Disposal Services' mechanical pick-up service. If wooden doors are utilized, the doors shall be trimmed with a heavy metal lip. Raised concrete curbing shall be provided inside the trash enclosure area to serve as wheel stops for metal trash bins to protect the interior walls of the enclosures. -5- PAGE24:OF__ .� 32. All construction shall be limited to take place between the hours of 7:30 a.m. and 6:00 p.m., Monday through Friday, except as may be approved in advance in writing by the City Engineer. 33. The permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of the terms of conditions of this permit shall be subject to citation. 34. To apply for building permits, the Applicant shall submit six (6) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of this Resolution of Approval as well as the applicable Conditional Use Permit resolution. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. PASSED, APPROVED AND ADOPTED this 16th day of April, 1990. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -6- PAGEZ.OF___ CITY OF DUBLIN NON-RESIDENTIAL SECURITY REQUIREMENTS 1. Doors. Exterior doors which are located at the rear, or side, or away from the primary entrance shall be solid doors with no glazing and shall be installed in metal frames. Exterior wood doors shall be solid wood construction 1 3/4" thick or hollow metal doors. 2. Locking devices. Exterior swinging doors which are exit doors as setforth in Chapter 33 shall have cylinder dead-bolt locks which shall be openable without the use of key, special effort, or knowledge. In Group B occupancies, a double cylinder dead-bolt lock may be used on the main exit door if there is a readily visible, durable sign on, or adjacent, to the door stating, "this door to remain unlocked during business hours." The sign shall be in letters not less than 1 inch high on contrasting background. When unlocked the single door and both leaves of a pair of doors shall be free to swing without operation of any latching device. Doors which are not exit doors shall have the inactive leaf secured with flush-bolts at the top and bottoms. The bolts shall be hardened steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum depth of 3/8 inch. The dead bolts shall be hardened steel and shall have a minimum of a one inch throw. If the cylinder of the lock protrudes from the face of the door it shall be fitted with a cylinder ring geared so that it cannot be griped with pliers or other wrenching devices. Vehicle door, overhead doors, and sliding doors shall be secured with metal to metal locking devices which prevent the door from opening. 3. Strike plates. Strike plates for wood jambs shall be the high security type and shall be secured with a minimum of two wood screws 3" long which shall engage the door studs. 4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs on the strike side shall have solid shims above and below the strike plates and the opposite jamb shall have solid shims at the level of the strike plate. Both door studs shall be reinforced with horizontal solid blocking at the approximate height of strike. 5. Hinges. Exterior doors shall have non-removable hinge pins. 6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54. Sliding glass doors shall be fitted with a locking device that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. An auxiliary locking device shall be installed on the door which may be a pin, lock, or similar device of not less than 1/4" diameter. The pin shall be of hardened material and engage the metal portion of the sliding -1 t > # gam PAGE 24 OF �;.•' door. The primary locking device shall be operable by a keyed or code lock inside. Doors with 2 sliding panels shall be locked at the meeting rails and shall have an auxiliary locking device as described above. 8. Windows. All accessible windows which are not located at the front or main entrance side of a non-residential building shall be made secure as follows: a) Sliding glass windows shall be secured on the inside with a locking device capable of withstanding prying or wrenching. An auxiliary lock shall be installed on each sliding window that prevents movement in the sliding track. b) Louvered windows shall not be used within eight feet of ground level, adjacent structures, or fire escapes. c) Casement type windows shall be secured with a metal to metal locking device contacting both frames of the window at the meeting edge. Auxiliary locks such as a pin that penetrates both frame structures shall be installed on casement and double hung windows. d) Windows shall not be located within 40 inches of the locking device of any door not located on the main entrance side of the non-residential building unless the windows are glazed with 1/4" tempered glass. 9. Openable transoms. All exterior openable transoms exceeding 8 x 12 which are not located on the front or main entrance side of a non-residential building shall be protected with a steel grill and 1/4" minimum bars not more than 2" on center or by a screen with 1/8" diameter wire mesh not more than 2" on center mounted on the inside. 9. Roof openings. All skylights on the roof of a non-residential building shall be protected by: a) Iron bars 1/2 inch minimum diameter not more than 8" on center or; b) A screen with 1/8" diameter wire mesh not more than 2" on center. All roof access hatches of non-residential building shall be protected as follows: a) If the hatchway is of wooden material, it shall be covered on the inside with at least 16 gauge sheet steel or its equivalent attached with screws at 6" o.c.; b) The hatchway shall be secured from the inside with a slide bar or slide bolts; c) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building or premise used for business purposes shall be secured by covering the same with eitherof the following: a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no more than 8" o.c. apart and securely fastened. 10. Exterior ladders. Exterior ladders to the roof are not permitted. 1/90 -2- PAGE 1a OF_... CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. 1. Final building and site development plans shall be reviewed and approved by the Planning Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. X GZ 2. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. i. That a guarantee from the owners or contractors shall be required guaranteeing all schrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. a7-OF— 1 riE CITY OF DUBLIN P.O. Box 2340 Dublin, CA 94568 (415) 829-4600 STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE AGREEMENT I (property owner) do hereby agree that all plants (trees, shrubs and ground cover) will be installed in accordance with the City of Dublin's approved landscape plan for (name of project) located at (address) . All plants will be replaced in kind as per the approved plan at such time as they are found to be missing, diseased, damaged, or dead, for at least one (1) year from the date of their installation. I further agree that all plants will henceforth be irrigated, fertilized, weeded and tended on a regular basis such that they will maintain a healthy and weedfree appearance. I further agree that the irrigation system will be installed according to the irrigation plans as approved by the City of Dublin, and that said system will be kept in good working order for at least one (1) year from the date of the landscaping installation . This agreement is binding against this and all property owners of record. Signed: • Date : Pitt ATTACHMLh C'3 Form 83-05 �� TREE STAKE TREE WELL COVER. t (PRECAST COI.LRETE) 3/4n TO 11/211 GRAVEL ' --- /EXIST. SCORE LINE e -i 1/4° I/q�f v EXIST.S/W nT.a - o, ; G di qo•o n o yae�1 p I yi yb —�, 4" ;, r w t �a. u I IR tl °�•o,:ill KI �III ul, '.AS # 11 8$ a 9 I \ nl c°. �2- 4 x 8 DOWELS a 0'i p1" r ,I I'1 0. \ SPACED EQUALLY '°.o IP,r ml IndnlTnl ml , ruuU,Gv, IhA tt noRldAlnumu,1 ,l„tnnhp I,, °• EOGN SIDE OF 1U, tl111QR„t,„„„,,,m11NII„,„,„,r m t, ° .SEE WELL �pl,lutlllll IIIIUJ,dII11101111111111Illulllllllllll tlllll Illllrillu n _ 2 IIUIIn1111111111 Illfduullulutlnultilinunn Illhu until GxG CONIC. /N- ilifM!riiil�r 1j11Uitiiil llilnlillhiuUl'lllr limit., lilt 1 POUR CONCRETE CONTINUOUS DOWELLED TO lioltlmlal ulutenumwumili aauwnti,Ih) Pol,ltlll�ldy,l' ALONG EWE OF TREE WELL COVEfl EXIST. CURB PREPARED BACKFILL/ DEEP(ZCOT PLANTER INSTALL PER MANUFACTURER SF'E TREE WELL AT SIDEWALK TREE ROOT BALL 351 1 PRECAST CONCRETE A ITREE WELL COVER PLAN (-- \ In POFIUS PRECAST CONC.TREE WELL COVER - IS°HOLE NOTE, v , TREE WELL COVER AVAILABLE PLAN THRU BROOKS PROODCTB,INC. CAKLANp 415-5G8-08G9 OR EQUAL- CITY OF.DUBLIN APPROVEDBY: PUBLIC WORKS DEPARTMENT I a,C1 NO. REVISION BY of A CHECKED BY: A I A cHmEN I C _ A SCALE, No Scale 0 -- _ J 5l 6 �e64 Ti,ees hall be : �a+anus a �I rQ r / h— �f-h �, �� - '' Pyu - IJ C1. �?,�i NOT-c:TOP OF RGOTBALL 70 � •, ►• 1• , , BE FLUSHC SLIGHTLY £ �%1 .$ .� d1".b ABOVE FINISH GRAPE ' AFTER SETTLEMENT +9/ r RE 4 HOSE TIE e I x 32 LOCATIONS ' , 22:x 2'•x 10' HAPDWooD 0, WIND El TREATED LODGE fbLE ut DIRECTION —TREE STAKES- 2 PER THE •` / TREE WELL COVER " J '�I I PRECAST CONCFIETE .9 THK,left CF.`.i:. Ix3 I 3/4"TO I-IJ2"GRAVEL d �I MIN.MULCH W ROOT BALL SCORE LINE I Co -.it—114" 1` — IOW-41- B/W �•r • .;..'-.:- ir_Ti::._,_fi I :2.... . Or . 4 li a 6xG CoNC. "' I DOWELLED TO iil CURB I l u a. 0 iiiuiniij, ',li, Ili n• IIIIrll4ry Ulp- III III, 'Iiii111i1iiJ'1111111i PBEPAREP BACK FILL PEEP ROOT PLANTERS INSTALL PEr,MANUFACTURER I • I CITY OF DUBLIN ILEE S. THOMPSON id, Approved: City Engineer. R.CE 19348 Scale: NTs TREE WELL AT SIDEWALK Drawn Date: Checked: Fie No: ' DWG. No.10 PAGE OF_ CITY OF DUBLIN 100 Civic Plaza (415) 833-6630 Dublin CA 94568 In order to assist applicants in the development of commercial/industrial property, the City of Dublin Public Works Department has prepared the following list of Conditions of Approval that have typically been used. This list should not be considered all-inclusive. This list should be used as a guide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of development plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR COMMERCIAL/INDUSTRIAL SITE DEVELOPMENT REVIEW OR CONDITIONAL USE PERMIT DEVELOPMENT ARCHAEOLOGY: 1. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. CREEK: 2. Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two- horizontal-to-one-vertical slope begun at the toe of the slope in the Creek (whichever is more restrictive.) DRAINAGE: 3. Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. Concentrated flows will not be allowed to flow over walkways. 4. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. 5. Under-sidewalk drains shall be provided to allow on-site drainage to be tied in, should the need arise. • Rev: 5/17/89 "� bi I C Ib PAGE .OF n DEBRIS: 6. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. Developer shall be responsible for corrective measures at no expense to City of Dublin. DUST: 7. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-pallative measures may be used, to prevent dust, as conditions warrant or as directed by the Public Works Official. 8. Dust control measures, as approved by the Public Works Director/City Engineer shall be followed at all times during grading and construction operations. • EASEMENTS: 9. The developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the development site. Copies of the easements and/or rights-of-entry shall be in written form and be furnished to the Public Works Director/City Engineer. 10. Existing and proposed access and utility easements shall be submitted for review and approval by the Public Works Director/City Engineer prior to acceptance of the development. These easements shall allow for practical vehicular and utility service access for all lots. EROSION: 11. Prior to any grading of the site, and in any case prior to issuance of a grading permit, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist, shall be approved by the Public Works Director/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The post-construction plan shall attempt to insure that no increase in sediment or pollutants from the site will occur. The plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the Public Works Director/City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the development by the Public Works Director/City Engineer. FEES AND/OR DEPOSITS 12. Fees and/or deposits will be required per the City of Dublin Public Works Fee and Deposit schedules. - 2 - Rev: 5/17/89 PAGE OF_ • FIRE: 13. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 14. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Public Works Director/City Engineer and Dublin San Ramon Services District. 15. The development plans must be approved by the Dougherty Regional Fire Authority as evidenced by their signature on the Title sheet. FLOOD CONTROL: 16. Comply with Alameda County Flood Control District requirements. 17. In the 100-y ard Zone, rcial r flood-proofing, ora Flood have their ore buildings rfinished abovefloorelevationshall he100-year flood de level. FRONTAGE IMPROVEMENTS: 18. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. FUTURE CONFORMANCE: 19. The design and improvements of the development shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design and storm drainage facilities inside and outside the developmet the property, andn shall pshow compliancef with sCity boundaries standardsforf development roadways. GRADING: 20. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No cut or fill slopes shall exceed 2:1, unless approved by the project's Soils Engineer and reviewed and approved by the Public Works Director/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation, where visible from public areas, in order to create or maintain a natural appearance. • - 3 - Rev: 5/17/89 PAGE OF- ! • /"4, 21. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. 22. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Public Works Director/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. 23. Any grading on adjacent properties will require written approval of those property owners affected. 24. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the Public Works Official. 25. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the Public Works Director/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. HANDICAPPED ACCESS: 26. Handicapped ramps and parking shall be provided as required by State of California Title 24. IMPROVEMENTS: 27. An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Public Works Director/City Engineer. 28. Grading of the subject property must conform with the approved grading plan and recommendations of the soils engineer to the satisfaction of the Public Works Director/City Engineer. 29. The following shall have been submitted to the Public Works Director/City Engineer : a. An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. - 4 - Rev: 5/17/89 PAGE.OF- b. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. c. A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 30. Prior to issuance of the encroachment permit, a cash bond or surety bond shall be provided and approved by the Public Works Director/City Engineer to guarantee the proper installation of public improvements. 31. Prior to release of the bond posted on encroachment permit: a. All improvements shall be installed as per the approved plans. b. All required landscaping shall be installed and established. SITE PLANS AND GRADING PLANS: 32. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." 33. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving, and utilities, must be constructed in accordance with approved standards and/or plans and may be constructed only after an encroachment permit has been issued. 34. Complete site plans and grading plans shall be submitted to, and be approved by, the Public Works Director/City Engineer and other affected agencies having jurisdiction over public improvements, prior to issuance of the grading or encroachment permit. Plans shall show the existing and proposed improvements, both on-site and along adjacent public street(s), and property that relate to the proposed improvements. MAINTENANCE OF COMMON AREA: 35. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a property owners' association or individual property owners, depending upon how maintenance is to be handled. MISCELLANEOUS: 36. Copies of the plans indicating all public improvements shall be submitted at 1"= 400-ft. scale, and 1"— 200-ft. scale for City mapping purposes. 37. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. • - 5 - Rev: 5/17/89 PAGE.3a.OF NOISE: 38. Construction and grading operations shall be limited to weekdays (Monday through Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in writing by the Public Works Director/City Engineer. PERMITS: 39. Commercial/industrial property within the City of Dublin generally requires a grading and/or encroachment permit. A grading permit is required to review and inspect onsite improvements, typically involving but not limited to grading, drainage, and public access. An encroachment permit is required for all work done in the public right-of-way. PUBLIC IMPROVEMENTS: 40. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. STREETS: 41. The street surfacing shall be asphalt concrete paving. The Public Works Director/City Engineer shall review the project's Soils Engineer's structural pavement design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director/City Engineer. The Developer's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. 42. An encroachment permit shall be secured from the Public Works Director/City Engineer for any work done within the public right-of-way. STREET LIGHTS: 43. Install street light standards and luminaries of the design, spacing, and locations, approved by the Public Works Director/City Engineer and P.G.& E. STREET TREES: 44. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Public Works Director/City Engineer. Trees planted within, or adjacent to, sidewalks shall be provided with root shields. WATER: 45. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. - 6 - Rev: 5/17/89 PALL OF_._ 46. Any water well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed, or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted (at 443-9300) for additional information. ZONING: 47. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. - 7 - Rev: 5/17/89 PAGE Li OF . . ;•--io 773Dv4 _ . . . I rilltilP VI I V .1- , „. ,,.1 :.. 4 ,..v,i,„,.. ra. . . • it,,-.,,-.L . i (NI ou...4d-D0-1 sit SLIT IR •••••-. . ...,"•,--- ... . n . \\\\ P. v..„ ...-.,...;-- ta ,.•t:;:i. • % , % •..., •,, ., -rs.t,'9> ,' 2", ,„-..;::,:-.-,. #444' t‘c.7.- • \ ' I, ii__-.........„----, , .. .........: . .• . .,„,t......, .::-,:s ff--- /,'It.......- -----...--;;;,•- b/ '''''' $'101siC<, ,,,_-_,___ ........,---',.,,,,, • r? iiiritel,V4 Pa• • _.----`.2---:----1-..1-rA •, )1/ • i..) _.....:,...-_-_-..----......?; t 1,,, \_••••••,I sill 1 k'..i ----------..-------------S- .\1 i 11. 1:--7/'- Mali . '1' i A k -:::--:------------ '-. .,. .\v• ,P is wet ar I i 111 ri lirsts..1 1• :Illisswa Aiwa*k*. . :wingar. 1,1 k, — • -. illv*tie Se Its I • t-55- V:\\l, 44,, AN its4-• \‘1; ., ' _/ ..$48•1„,0 lay: - -'. if&La b... g•;:.': '.- 't 11 1! ..:• 4 --,,,....,414,,•.: i t.......: Hi i.lv it„ • ,.: '''' ,/ Si C r ;-•,..=-. 1 i 1 1 r.,..-4 A.,,..: .:4-• ..... r.., 4-4=z- i'al• ':-.' i;1 ; a ‘.....t. ,._., , R":• it 6 , L. 4111.___till y rl I ii ...----______ ---ii 1 n \• iic.. • r \ ,0• _..0 \ \.\\ •4:-.• --L,..:• I II • "t . 1,2)2±._ ),I -1 .?;:1:7 H.' •/ :: '----,-- '. -7'ri E`4 1-__ • . xr .: - ---\:••//7 -- • ......_ A PART OF THE rtf.; `1 •---. .. 11 , ci cITY DUBLIN r••1_,. SA NA .. — "..1.7 THOMPSON.."--- THE CITY OF ir.:'• 7, ZONING MAP -- DUBLIN - - • X 1 I r.....x... '...."..-.. ,.....,,,__..... - t , - -•-' -- . . -..o' - ..-./ :A I L- L-4Ll.1JLAI Kxf SlIM1At�ir xn14a ftw.ARtn — —�r1t• �•11. t rvo0isN - - - - - islt 484L. ulltitvCtAKJM.t t■1)--14,GlA 4A/F Lt J/•{r1 [L t� i�q��er p1 Ct�Lb14�A 0 1 :0.t{1 of lf�lAs t(■o rAQs eAtN to "I 'LIP � t LH13"i1. F tM leiee L I15 14,tS^/11}ry � I�SK 4l.(f. I t r4+ > A 4f • CK P�°re5ty LrNp (e -- 1,1N SsK AWOA 11 ■Ji K■.D ffpj4ljr� -- �r+l+(Ruat4N 1frL ■ 11R Y•N H V__j ' B VICINITY MAP k . i L _`_IJ fAfA L —uD 4"m w JCL Ms A A.s- ---A* � e n"kd W DWI Mn u rwm uV V �'Ff�G STAKONG� �I!>�N RnL eeM 1 1 , oN rrEol j sfiJ+DIN� ;- wroo vmloa Rxt t ' .�wrns'] p wrwew� d 1 r� ,vN�,-C Pi+n1�I� 4 U— - to 4... Jr. , W F� eV+d I 1 FLGT.aIL_/ C�nrIG14uK- o ��—Mi i a mm m S11tc1 f Dtw111PT1o8 I VIIAMITY ttAp. 41fit P-M. 4ift SUMMERY. Rmf f1AN 1 k""AL HOW . INftAML f1sh0l 4CMfP1Lt i "A fLm 4 RAVA064 s tiwu,l G rwwD^f1eN PLAN 7 Ravi PRAMINl4 PLAN e tLtMiukL / MWANICAL PLAN q E+ gol &AW U t.AA e H 10 AtfUNa Sera f1w109 II '•Psufl[wT1OA LI LAHDSLAff PLAN LZ IRRI4ATIDN PLAN CI 4utvtl So 4,91UPAI. "106 A DL1Allti 51 Vt1"Lr, 52 OFTA1tb 6 ■ tr r- no P% .. PAGE i 1 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: April 16, 1990 TO: Planning Commission FROM: Planning Staff PREPARED BY: Maureen O'Halloran, Senior PlannerA _ SUBJECT: PA 89-115 Hansen Hill/Bren Co. 10 lot General Plan Amendment, Tentative Map and Planned Development Rezoning GENERAL INFORMATION: PROJECT: A General Plan Amendment, Tentative Map and Planned Development (PD) rezoning to redesignate and rezone a 3.33+ acre Open Space/Stream Corridor to Low Density Single Family Residential (0.5 to 3.8 DU/AC) to allow 10 single family custom lots. APPLICANT/PROPERTY OWNER: The Donald L. Bren Co. c/o Marti Buxton 6601 Owens Drive, Suite 250 Pleasanton, CA 94566 LOCATION: West of Silvergate Drive, Northwest Portion of Hansen Hill Site ASSESSOR PARCEL NUMBER: 941-110-1-9 PARCEL SIZE: 3.33+ Acres GENERAL PLAN DESIGNATION: Low Density Single Family Residential (0.5 to 3.8 Du/Ac) EXISTING ZONING AND LAND USE: Unincorporated Alameda County Zone A (Agricultural) Dublin City Council Prezoned area to Planned Development Open Space COPIES TO: Applicant/Owner • File PA 89-115 ITEM NO. PAGE L OF o. SURROUNDING LAND USE AND ZONING: North: Undeveloped Grazing Land Prezoned PD Open Space South: Undeveloped Grazing Land Prezoned PD Open Space East : Undeveloped Grazing Land Prezoned PD Open Space West : Undeveloped Grazing Land Prezoned PD Low Density Single Family and Open Space ZONING HISTORY: February 27, 1989 - Dublin City Council adopted General Plan Amendment designating 57.2 acres Low Density Single Family and 89.8 acres Open Space/Stream Corridor. September 11, 1989 - Dublin City Council authorized a General Plan Amendment study for 10 single family lots within the open space area. November 27, 1989 - Dublin City Council approved Tentative Map for 180 low density single family lots on 147+ acre site. December 11, 1989 - Dublin City Council adopted an ordinance prezoning the 147 acre site PD, Planned Development Single Family Residential and Open Space. December 21, 1989 - Dublin City Council adopted resolution of annexation application APPLICABLE REGULATIONS: Section 8-31.0 Planned Development District Intent states, in part, that Planned Development Districts are established to encourage the arrangement of a compatible variety of uses on suitable land in such a manner that the resulting development will: a) Be in accord with the policies of the General Plan of the City of Dublin; b) Provide efficient use of the land that includes preservation of significant open areas and natural and topographic landscape features with minimum alteration of natural land forms; c) Provide an environment that will encourage the use of common open areas for neighborhood or community activities and other amenities; d) Be compatible with and enhance the development of the general area; and e) Create an attractive, efficient and safe environment. Section 8-1.2 of Chapter 1, Title 8 (Subdivision Ordinance Intent) states, in part, that it is the intent of this Chapter to promote the public health, safety and general welfare to assure in the division of land consistency with the policies of the General Plan and with the intent and -2- PAGE_OF__ provisions of the Zoning Ordinance; to coordinate lot design, street patterns, 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 of Dublin plans to use the Hansen Hill Ranch EIR (SCH No. 87050527) including the Statement of Overriding Considerations certified by the Dublin City Council on February 28, 1989 for a previous project (PA 87-045 Hansen Hill GPA) as the Environmental Impact Report for this project PA 89-115. The noticed public review period began January 31, 1990 and ended March 19, 1990. NOTIFICATION: Public Notice of the April 16, 1990, hearing was published in a local newspaper, mailed to adjacent property owners, and posted in public buildings. BACKGROUND: On February 27, 1989, the City Council adopted a General Plan Amendment for the Hansen Hill Ranch site including new general plan policies relating to open space (see Attachment 1) and land use designations for: 57.2 acres low density single family residential (0.5 to 3.8 DU/Ac). 89.8 acres open space/stream corridor. This designation does not allow residential development. Specific General Plan policies: 1) prohibit development within open space areas except development designed to enhance public safety and the environmental setting; 2) allows roads to pass through open space areas provided the roads are designed to minimize grading to the maximum extent possible so as not to damage the ecological or aesthetic value of the open space area and 3) requires revegetation of cut and fill areas with native trees, shrubs and grasses. The Applicant, The Bren Co., subsequently requested a General Plan Amendment study to allow custom homes within an area previously designated as Open Space. On September 11, 1989, the City Council authorized the study. In November and December, 1989, the City Council approved a Tentative Map and Prezoned the entire Hansen Hill site (147+) as a Low Density Single Family Residential and Open Space Planned Development District. The applicant's current proposal encompasses a portion of the Hansen Hill site which is currently designated in the General Plan as Open Space/Stream Corridor and which is Prezoned as Planned Development Open Space. The Bren Company's current application, PA 89-115, involves processing three (3) planning applications concurrently: 1) General Plan Amendment to redesignate 3.33+ acres from Open Space to Low Density Single Family -3- PAGE 3 OF_.- e'N Pis Residential (0.5 to 3.8 DU/Ac); 2) Planned Development Rezoning from Open Space to custom home Single Family Residential; and 3) Tentative Map to subdivide the 3.33+ site to allow 10 single family residential lots. The Planning Commission's role in processing the three planning application is to make a recommendation to the City Council ANALYSIS: General Plan Amendment The proposed General Plan Amendment study area is currently designated Open Space and does not allow residential development (see Policy 7.OF, Attachment 1). The General Plan does allow a roadway with minimum grading to traverse the open space area. The intent of the General Plan policy is to permit a roadway to pass through the Open Space area while limiting the damage caused to the ecological and or aesthetic value and characteristics of the open space (see Policy 7.0 E, Attachment 1). The General Plan also requires revegetation of graded slopes with native plant material (see Policy 7.0 C & D, Attachment 1). The approved roadway passes through an oak woodland/riparian habitat area. The Hansen Hill Ranch EIR (certified by the City Council in February, 1989), identified development within this area as a significant adverse environmental impact which could not be mitigated. The City Council adopted a statement of Overriding Considerations identifying that the benifit provided by the roadway and the need for the roadway (for public safety reasons) outweighed the adverse impacts to the oak woodlands/riparian habitat area. The Statement of Overriding Considerations anticipated reducing the adverse impacts of the roadway by minimizing grading and by revegetating the graded area with native plants. The Applicant's proposal to redesignate and rezone the open space area to allow residential development is not expected to significantly increase the grading over what is minimally necessary for the roadway (with exception of lots 189 and 190 which significantly increase the amount of grading, see discussion in Tentative Map section of Staff report). Allowing residential development within this graded area damages the ecological and aesthetic value and characteristic of the oak woodland area in that this graded area is required to be revegetated with native shrubs, trees and grasses. Over time the regevetated areas will mature to replace that portion of the oak woodland/riparian habitat area destroyed by the roadway grading with vegetation similar to and compatable with the surrounding native vegetation, thereby, maintaining the ecological/aesthetic value and character of the open space area. The revegetation plan for this area is subject to review and approval during the Site Development Review stage of the planning process. California State law requires adoption of a General Plan that is a comprehensive long term plan for the physical development of the City. With regard to the Hansen Hill site, the City's existing General Plan as amended in February, 1989 is a comprehensive long term plan in which, prior to approval of the amendment, residential development was considered within the proposed 3.33+ acre area and was prohibited. The existing General Plan considers the long-term effects of allowing roadway development through the open space area -4- PAGE OF.. by requiring the graded area to be revegetated with native plants in an effort to minimize the disturbance of this environmentally sensitive area. Approval of this General Plan Amendment may undermine the General Plan policies to prohibit development in open space areas and to protect environmentally sensitive areas. Staff recommends the Planning Commission recommend denial of the proposed General Plan Amendment to redesignate the 3.33+ acre site from Open Space to Low Density Single Family Residential. Rezoning The Applicant is requesting a rezoning of 3.33+ acres currently prezoned PD Open Space to allow custom home, single family residential uses. The Applicant proposes development standards and restrictions similar to those imposed on the custom homes within the Hansen Hill Ranch Planned Development District (PA 89-062) approved by the City Council in December, 1989. State law requires consistency between the City's General Plan and zoning. Denial of the General Plan Amendment requires denial of the Rezoning in order to maintain General Plan consistency. Staff recommends the Planning Commission recommend the City Council deny the Rezoning request. Tentative Map The Applicant proposes subdivision of 3.33+ acres to create 10 single family residential lots. The anticipated grading for the majority of the lots within the 10 lot subdivision area does not significantly increase the grading needed for the roadway (grading creating lots 181 through 188). However, the City Engineer indicates that the volume of fill is significantly increased for lots 189 and 190. These two lots cause the total volume of fill to increase by approximately 25,000 cubic yards. The proposed lot frontages within the 10 lot subdivision range from 68 feet to 136 feet wide. Seven of the lot frontages range from 68 feet to 71 feet wide. The proposed lot square footage ranges from 6,800 square feet to 15,330 square feet. As with the rezoning, denial of the General Plan Amendment requires denial of the Tentative Map in that residential subdivision is not consistent with the Open Space General Plan designation or Open Space zoning. Staff recommends the Planning Commission recommend the City Council deny the Tentative Map request. Environmental Review In compliance with CEQA and the Dublin Environmental Guidelines, the initial study prepared for the project determined that the previous EIR prepared for the Hansen Hill Ranch site (State Clearinghouse #87050527) certified by the City Council on February 27, 1989 with the revised addendum, adequately -5- PAGE. .OF- n describes 1) the general environmental setting of the project; 2) the significant environmental impacts of the projects; and 3) the alternatives and mitigation measures related to each significant effect. As required by CEQA, a 45 day public noticed review period was provided for this project between January 31, 1990 and March 19, 1990. During this period no public or other agency comments were received concerning the use of the previous EIR. Planning Commission recommending for denial of the General Plan Amendment, PD Rezoning and Tentative Map does not require a recommendation for action on the Environmental review. Conclusion A Planning Commission recommendation for denial of the General Plan Amendment results in a recommendation for denial of the Rezoning and Tentative Map and no action on the Environmental review aspect of the project. Draft resolutions of denial are included as exhibits to the Staff Report. If the Planning Commission wishes to recommend approval of the General Plan Amendment, Rezoning, and Tentative Map, Staff recommends the Planning Commission continue the item to the next meeting and provide Staff direction concerning the following items: 1. General Plan Amendment - Land Use Designation Density Applicant proposes Low Density Single Family (0.5 to 3.8 Du/Ac). Similar to the designation approved for other residential portions of the site. 2. Planned Development Rezoning The Applicant proposes the same General provision for the ten lot custom homes as those provisions adopted for the custom homes in the current PD Zoning (PA 89-062). A. Development Standards - to minimize impacts to the area, the Commission should provide direction concerning: 1) Establishment of minimum lot frontage: lot frontage is measured at the street frontage. The existing PD General Provisions do not include minimum lot frontage. An increased minimum lot frontage to 80 - 100 feet would reduce the number of lots created within the 3.33+ acre area and, reduces the building mass along the streetscape, potentially increasing opportunities for revegetation. 2) Increase sideyard setback: The existing PD General Provisions establish a 5 foot minimum sideyard setback with 15 feet aggregate. Increased sideyard setback of 20 feet increases the PAGES2r OF... distance between dwelling units, thereby reducing streetscape building mass. Increase sideyard setbacks would be overly restrictive unless large minimum street frontages are established. 3) Requirement for landscaping with native vegetation: Limit the extent of non native vegetation used on the residential lots. Require private landscaping within sideyard setbacks to use native vegetation. Requirement for native vegetation within larger sideyard setback area will help minimize impacts to area. 4) Establishment of fence restrictions: The existing PD General Provisions requires Site Development Review for fencing, but does not address type, materials or location of fences. Establishing fencing provisions in the PD Regulations can ensure compatibility with the surrounding area. 3. Tentative Map - to minimize impacts to the area the Commission should provide direction concerning: A. Reducing the number of lots created in the 3.33+ acre area. B. Limiting grading to only that needed for the roadway, particularly for lots 189 and 190 and vicinity. 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 resolutions relating to GPA, Rezoning, and Tentative Map, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission recommend the City Council deny PA 89-115 Hansen Hill/Bren Co. GPA (Exhibit A), Rezoning (Exhibit B), and Tentative Map (Exhibit C). ATTACHMENTS: Exhibit A: Draft Resolution regarding General Plan Amendment Exhibit B: Draft Resolution regarding Rezoning Exhibit C: Draft Resolution regarding Tentative Map Background Attachments: Attachment 1: General Plan Policies regarding Hansen Hill Ranch -7- PAGE Z OF___ Attachment 2: Plans, General Plan Amendment, Tentative Map, Tree Survey Attachment 3: Resolution regarding PD General Provisions, PA 89-062 Attachment 4: Resolution regarding Tentative Map, PA 89-062 Attachment 5: Applicant's Written Statement -8- PAGE U OF_ RESOLUTION NO. 90 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL DENIAL OF GENERAL PLAN AMENDMENT FOR PA 89-115 HANSEN HILL RANCH/BREN CO. 10 LOTS WHEREAS, The Bren Co. has requested a General Plan Amendment Study, Planned Development Rezoning and Tentative Map Subdivision for a 3. 33+ acre portion of the Hansen Hill site to redesignate the open space/stream corridor General Plan land use designation to Low Density Single Family Residential (0.5 to 3.8 Du/Ac) to rezone the Planned Development Open Space Prezoning to allow single family custom homes and to subdivide the open space area to allow 10 single family residential lots; and WHEREAS, on September 11, 1989, the City Council authorized a General Plan Amendment Study for the 3.33+ acre portion of the Hansen Hill/Bren Co. property; and WHEREAS, pursuant to the provisions of State Planning and Zoning law, it is the function and duty of the Planning Commission of the City of Dublin to review and recommend action on proposed amendments to the City' s General Plan; and WHEREAS, the Planning Commission held a noticed public hearing to consider the General Plan Amendment, PD Rezoning, Tentative Map and previous EIR for PA 89-115 planning application for Hansen Hill/Bren Co. on April 16, 1990; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff analysis was submitted recommending denial of the General Plan Amendment to redesignate the 3.33+ acre open space area to low density single family residential (0.5 to 3.8 Du/Ac) ; and WHEREAS, the General Plan Amendment has been reviewed in accordance with the provisions of the California Environmental Quality Act; and WHEREAS, the certified Hansen Hill Ranch EIR determined that development within the proposed area would have significant adverse impacts to the oak woodland/riparian habitat area which could not be mitigated to an acceptable level; and WHEREAS, said adverse impacts can be reduced with minimized roadway grading and native plant revegetation of graded areas; and DSO. 1 - 6-PA 7 8q-/( //7 , PACiE WHEREAS, the Planning Commission considered all reports, recommendations and written and oral testimony submitted at the Public Hearing as herein above setforth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: 1. That the proposed General Plan Amendment undermines the existing General Plan policy that prohibits development in open space areas. 2. That the existing General Plan policies permit collector streets to pass through open space areas provided the street is designed to minimize grading, so as not to damage the ecological/aethetic value and characteristcs of the open space area; and 3. That existing General Plan policies require revegetation of graded slopes with native trees, grass, and shrubs; and 4. That native plant revegetation of the graded area (as a result of development of the roadway) will reduce the damage to the ecological and aethetic value and characteristic of the open space oak woodland/riparian area; and 5. That the proposed General Plan Amendment land use designation is not consistent with the General Plan policies, in that the General Plan Amendment would designate the area for residential development rather than revegetate the area with native plants consistent with the ecological characteristics of the area; and BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend City Council denial of PA 89-115, Hansen Hill/Bren Co. 10 lot General Plan Amendment. PASSED, APPROVED AND ADOPTED this 16th day of April, 1990. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- PAGE L OF_ RESOLUTION NO. 90 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL DENIAL OF THE PLANNED DEVELOPMENT REZONING FOR PA 89-115 HANSEN HILL RANCH/BREN CO. WHEREAS, The Bren Co. has requested a General Plan Amendment Study, Planned Development Rezoning and Tentative Map Subdivision for 3.33+ acre portion of the Hansen Hill site to redesignate the open space/stream corridor General Plan land use designation to Low Density Single Family Residential (0.5 to 3.8 Du/Ac) to rezone the Planned Development Open Space Prezoning to allow single family custom homes and to subdivide the open space area to allow 10 single family residential lots; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA); and WHEREAS, the Planning Commission held a noticed public hearing to consider the request on April 16, 1990; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend City Council denial of the Planned Development rezoning; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing as hereinabove setforth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: 1. The proposed Planned Development rezoning is not consistent with the City General Plan and Policies in that the site is designated open space and does not allow residential development. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend the City Council deny PA 89-115, Hansen Hill/Bren Co. Planned Development rezoning. PASSED, APPROVED AND ADOPTED this 16th day of April, 1990. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director k), 1 T rezon:�� z6j/Bfe.4 c."'. RESOLUTION NO. 90 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL DENIAL OF THE TENTATIVE MAP FOR PA 89-115 HANSEN HILL RANCH/BREN CO. 10 LOT WHEREAS, The Bren Co. has requested a General Plan Amendment Study, Planned Development Rezoning and Tentative Map Subdivision for 3.33+ acre portion of the Hansen Hill site to redesignate the open space/stream corridor General Plan land use designation to Low Density Single Family Residential (0.5 to 3.8 Du/Ac) to rezone the Planned Development Open Space Prezoning to allow single family custom homes and to subdivide the open space area to allow 10 single family residential lots; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA); and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for purpose of sale, lease or financing unless a tentative map is acted upon, and a final map is approved consistent with the Subdivision Map Act and City of Dublin subdivision regulations; and WHEREAS, the Planning Commission held a noticed public hearing to consider the request on April 16, 1990; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend City Council denial of the Tentative Map; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing as hereinabove setforth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: 1. The proposed Tentative Map is not consistent with the City's General Plan as applied to this property in that the site is designated open space while the proposed tentative map is for 10 single family residential lots. 1 - l/[ _ SAP l- 054-x7i co. PAGE of_ 2. The proposed Tentative Map is not consistent with the zoning district in which the site is located in that the site is zoned Planned Development open space while the proposed Tentative Map is for residential lots. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend City Council denial of the Tentative Map for PA 89-115, Hansen Hill/Bren Co. PASSED, APPROVED AND ADOPTED this 16th day of April, 1990. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- PAGE L,L OF-.- RESOLUTION NO. 021 - 89 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF pUELIN ADOPTING GENERAL PLAN AMENDMENTS FOR PA 87-045 HANSEN HILL RANCH WHEREAS, The Hansen Hill Development Corporation, an affiliate development company of Venture Corporation has requested a General Plan Amendment Study, Planned Development Prezoning, Tentative Subdivision Map No. 5766 and Annexation to allow a maximum of 240 dwelling units on 147+ acres in unincorporated Alameda County west of Silvergate Drive and north of Hansen Drive; and WHEREAS, on August 11, 1986 the City Council authorized a General Plan Amendment Study for the Hansen Hill Ranch property; and WHEREAS, pursuant to the provisions of State Planning and Zoning Law, it is the function and duty of the Planning Commission of the City of Dublin to review and recommend action on proposed amendments to the City's General Plan; and WHEREAS, the Planning Commission held four Public Noticed Study Sessions on the Hansen Hill Ranch planning applications on February 2, 1987, February 17, 1987, August 23, 1988 and August 24, 1988, and two noticed field trips on February 27, 1988 and August 20, 1988; and WHEREAS, notice of Planning Commission Public Hearings 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 seven noticed public hearings to consider the General Plan Amendment and EIR for PA 87-045 Planning Application for Hansen Hill Ranch on February 1, 1988, February 16, 1988, July 18, 1988, August 1, 1988, September 19, 1988, October 3, 1988 and October 17, 1988; and WHEREAS, the Staff analysis was submitted recommending amendments to the General Plan relating to General Plan Land Use Designation and Density, the Primary Planning Area, Table I and Figure 4, policy and map relating to Hansen Drive extension, alternate roadway serving Hansen Hill Ranch, policies 4 [CC Reso GPA 2/27/891 �o�ic 1 ATTACHI.,IE -] establishing an acceptable level of service (LOS) for intersections in Dublin, and policies establishing fire protection buffer zone around perimeter of residential development interfacing with open space lands; and WHEREAS, the General Plan Amendment has been reviewed in accordance with the provisions of the California Environmental Quality Act; and WHEREAS, an Environmental Impact Report (EIR) has been prepared pursuant to CEQA; and WHEREAS, on October 17, 1988, the Planning Commission, after considering all written and oral testimony submitted at the public hearings, adopted Resolution No. 88-058 recommending City Council certification of the EIR and Resolution No. 88-059 recommending adoption of General Plan Amendments; WHEREAS, the City Council held one Public Noticed Field Trip on November 27, 1988; and WHEREAS, Notice of City Council Public Hearings 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 City Council held six Public Hearings to consider PA 87-045 Hansen Hill Ranch General Plan Amendment on November 14, 1988, November 29, 1988, December 13, 1988, January 10, 1989, January 24, 1989 and February 27, 1989; and WHEREAS, the General Plan Amendment has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA); and WHEREAS, a Staff analysis of the Planning Commission recommendation, Staff recommendation and the Applicant's proposal was submitted to the City Council; and WHEREAS, the City Council considered all written and oral testimony submitted at the Public Hearings; and WHEREAS, on February 27, 1989, the City Council adopted Resolution No. 019-89 making findings certifying the Hansen Hill Ranch EIR and Addendum as adequate and complete. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby approve the following General Plan Amendments for PA 87-045 Hansen Hill Ranch as discussed by the Planning Commission and as modified by the City Council which modifications are not substantial: 1. Amend Figure 1 Dublin General Plan Primary Planning Area to: a. include the entire Hansen Hill Ranch site (APN 941-110-1-9 and APN 941-110-2) within the Primary Planning Area. [CC Reso GPA 2/27/89] PAGE OF- b. amend the land use designations on Hansen Hill Ranch site, as noted on Attachment C-1 to include: - Open Space, Stream corridor - Low Density Single-Family Residential (0.5 - 3.8 units per acre) c. eliminate Hansen Drive extension through Valley Christian Center site. d. include alternate roadway serving Hansen Hill Ranch site from Dublin Boulevard through the Valley Christian Center and designate roadway as a collector street. 2. Amend Table 1, Development Policies for Residential Sites, page 8, and Figure 4, Sites for Housing Development, page 9, eliminating Area 5, 6 and 7 from the Table and Figure. 3. Eliminate implementing Policy 5.1G, page 19, "Reserve Right-of-Way for Hansen Drive Extension to the Western Hills". 4. Amend 5.0, Land Use and Circulation Section: Circulation and Scenic Highways Element to include a policy establishing the maximum level of service acceptable for intersections within the City: "Strive to phase development and road improvements outside the Downtown Specific Plan Area so that the operating Level of Service (LOS) for major street intersections in Dublin shall not be worse than LOS D." 5. Amend 8.0 Environmental Resources Management Section: 'Seismic Safety and Safety Element 8.2.2 Fire Hazard & Fire Protection implementing policies to include a policy requiring fire protection buffer zone around perimeter of residential development which interface with open space lands: "A fire protection buffer zone shall be provided around the perimeter of residential development situated adjacent to undeveloped open space land". 6. Amend 7.0 Environmental Resources Management Section: Conservation Element to include policies relating to open space maintenance: A. "Require open space management and maintenance programs for open space areas established through subdivisions and Planned Development districts. Programs should include standards to ensure control of potential hazards; appropriate setbacks; and management of the open space so that it produces a positive and pleasing visual image." B. "Require that land designated as open space through development approval be permanently restricted to open space use by recorded map or deed." • [CC Reso CPA 2/27/89] PAGE L5�OF- Pr: - C. "Require revegetation of cut and fill slopes." D. "Require use of native trees, shrubs and grasses with low maintenance costs in revegetation of cut and fill slopes." E. "Access roads (including emergency access roads), arterial streets and collector streets that must pass through open space areas shall be designed to minimize grading to the maximum extent possible so as not to damage the ecological and/or aesthetic value and characteristics of the open space area." F. "Prohibit development within designated open space areas except that designed to enhance public safety and the environmental setting." G. "Promote inclusion of hiking, bicycling and/or equestrian trails within designated open space areas." BE IT FURTHER RESOLVED THAT THE Dublin.City Council does hereby direct the Staff to edit, format, and print the up to date Dublin General Plan with all City Council approved revisions and without any other substantive changes. BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby direct that the Applicant is responsible for all costs the City incurs in providing an up to date Dublin General Plan resulting from the adoption of Hansen Hill Ranch General Plan Amendments. PASSED, APPROVED AND ADOPTED this 27th day of February, 1989. AYES: Councilmembers Hegarty, Jeffery, Snyder, Vonheeder, and Mayor Moffatt NOES: None ABSENT: None ��)�1 c CALL � Mayor ATTEST: //)) City Clerk [CC Reso GPA 2/27/89] -4- PAGE OF - 141:NIIRAL 1'I.AN AllIil10111011' I'A 87-045 I.AIII) IU:il: liES111IIAT101: Lew Ucnuicy SIngI.o Pumily Resin:at ((1.5 c0 3.0 011/ACNIi) �` 57.2 •Acres (50.5 gross acres) S ���~_- -`� Open Spucu, Slruum Corridor Klc ':`-.- t i 09.0 ncrco TL op1 w'-4. ti t � ���•�-. 1�1\;�� _ •{r --7.!_e;:.Z?.r , ) -Ili\)`l(•/('(1(T ice^ -r .3;, . U I li N S I' �.. , `::. llE+. `= d1 ,-;.�jr•: \ 11( 4 {.aN„" \,,, `..:;., .rim,L;` LUW IniuN!'I'Y SINULIi-1'ANII.Y 1 1.` l�li ��r,f... Cam.(; `r0. ) r... `k�', ` ( �// ;< �t1\1;�.' ){•L' 'lllll I irrr. � _G1�(,-'i'{'7r�I .1�•• c, �? � �`� !r{ i\ ``I l=r r� pi,:•'i l� I% i ��%, .i rIl�•)j'�// '.%:'w^S%f". 7�d�'�•i.::-t'3,.,�`'r fli2 n l X'=\:%� � 1I ! f .< .et, P:.i�,:1,8 1•,�:` .,oh. 1.1,r,,. 11IVI-44,;4,—:,64—',----„...4,,,,i----!--,-1e� �r/Orr.t ' ,,` p jf • lye • ;,cl. i °.41, ) . / ,,:'• -N.'s- 'T'r f 1rhp,' �`-' �. t ' ��� i • 1 I 'i t. r 1�:7, im 3: rl�i•1 I 1.)' ram!>. •1,•l�.r •rL.y�� •(.'( \v. r 1 7 �". '.'4Yi 7%p r��{Sj1`1rc LOl/-lll•.. ITY t \ i�Sa 1tt\�.;.4,1Plt"1.i?; f)•f� !,•''•71,}Y.,�,r+• Z.:\\' •. \5'• 7'••'C' ;;I.U�1 UI:IISI.'1'Y '�Y�:„���/,� „bCa SINCLL' 1'APIILY i ..l r,,• liIt 1:i�C\ 7• '• :w.. ( •1;v Gll L,�, •" �" 't;'IIICI•li fAI1'fL'(cr, pr,V• �`` _— :r i 11'".'Pn INI aJ rn1 ti'4,0�.. I C t...il-o.i 1� -- r to",..0 1,• -J �111PACL'l' ��;�?�` ` '"t, 1,1,�����•�__.� .l�� L;0 oU o • • .. � .. . ' r:"d';Td: 1.<'�11T.s; j1 o;.fi; p :;l- '}. �r '.• .,, • .i :e` �:1. �I:S(,,4�c�'".�1 '•'.1`v'+i;!.t�.vlg! :FujSi,:, i 7,:.•iI..N.'yl.r �i��iil;.•:;i• ' :::.�,..• .. • - } `1 ' rc ' l' i. y a ` ; . • . � ` iy C:p.miN�4 r',} 1. i ' • • • 'a i�t�•).Gf::in.�:�':1. .i: _r,j ��:ia.I.. ;10-,,i41;..1.w•i..l.r;.:".••i" • • .... ' 0. ..z`y' �''''',r+I\ - ,.;..r, •y.n4;,., ,:1^ .?::,r'� i::..fit,.•' '!. .r.••t.{• , .`e� • •r'P i}ti i,r ,t:, .' '!.,•�r:k.;.... ',Y,• 4 'i .i•• •i. .. l�4.;i1�-v,4.�11. i\ i, ��i1i• ...., ... i"! .... r•. .,. �i.. •. • r,_ • litt.8 , o • •• ... LEGEND OWNER/DEVELOPER: S - sly ST Ora 06.0S y $ m✓�tnOw BREN601COMPANY 6 j o —— ctvrEnD.e 6601 OWENS DR. SUITE 250 a o . rcr PLEASAN TO N,CALIFORNIA 94566 o . ... t ,641M w1 MLR 1 \ I I`•\ O . -.. er[ ul ENGINEER: Cr NIELSEN \\ ' L o •• sPt as*ma«•wc•i+r BRIAN KANGAS FOULK tY- • LAND;.-•.s•.N / \ 11` o . ....a s.s.t. um MS.. ustwt.T. 2970 CAMINO . UITE WO IQ =lii . LANDS OF �� \ I I I l� • NAWUT CREEK,CAUFORNIA 94696 p ..• .,( 4QP 1 I I f O L•.,os:,9t •wt•s•w.i,w6 14151977-6202 "� � CR^NIN •- r�"AT4r \ --- O • • (�� a•E_r,0w or.nert+•F•+* M0-••.«I• •1j.r v\, ; Iv�--I�'- loss ar • BREM IA S11U11 R.C.E.24029(7717V65 'cl F6-/ s •.\i � •L_j �,�`L�— O sat:�. . .«.. P. NOTES: • • L_J. © ••t Ger�•• L ELEVATIDNS SHOWN ARE BASED OS I / ` '.,\�\ ``�_! 1 :ni.:T 5:73 0 •rs.•..• ..•... LOGICAL SURVEY 1929 SEA LE .��-- f�•• , -Ce ROTItYnLLD �^ `` \ Ny4N�p 2.CONTOUR INTERVAL 2 FEET ! _ fi, w GL�7 11 1 '� ,T�D.�T t072 7.EXISTING USE:GRAZING D- ( \7. �P'\ 1•.•-w-.1 4.PROPOSED ZONING:PLANNED 4 . I 1� \•. 'N •' \'1\e i • / 5.LOT SIZE: 6,700 S.F.NON.) ~_ 1 ry•„E �`` /.� / / --_\ 7,720 S.F.IAV ERA Mat' J MI•M � : y'�L--('^% ,, TOTAL LOTS: 190 SINGLE FA'. __ nr}6., •`� / 6,WATER SUPPLY: DUBLIN,SAN �--/M,••�;%YJ «D: - �-'�^4.= �>• ��_ / r SERVICES DISTRICT /ram L.A.'' \^d;� ���_��\_ �i I` (ANNEXATION TO DISTRICT RI l^ t < _ �- --F. 7.SEWER DISPOSAL: DUBLIN,S. �y� t!`P YM F1. `��%�,/—•� FIN I� 'tt'. Sti10 SERVICES DISTRICT �'yr•+��j':7 _R Y.. GF � � i j6 i, ��_, F (ANNEXATION TO DISTRICT RI { n� 'AACT 54!O D. l7,:•,Y f KE�^ • St�6J(rf ` \� 6.ALL STREETS SHALL BE DEDI ON R�)\ 6/ M, `tea. r w V w-1 . l,.•-w.W •IT. TO PUBLIC. �P f. tom ' /it ,�/� • • - r.� Iw'1-I 1w ' w,1 LL' �'•.mluw = » / - .•1 ;.. 9.LANDSLIDE INFORMATION NA V\E/ /`.. / �. o i.. IN s- M'i •W'w «,,la'-1Y' "� /�"1M�}1('r,� 1 :1s,' 77 FROM THE GEOTECHNICAL IN •^'M W?\ Fc ..-, i- ^'�,µB 61 r,_� (l!14,}•w•w , • NO.392.02,DATED 11/04/66 A� w:�. Ia:L' 7 T-- �r t I.E '_• per•✓ '"� �t/T1.:F .. MILLER,TAIT ASSOCIATES, \1 3 �'�' ,.C.'" \:M,M:,,,I .19,. ..al T•1 . • Y‹A{',J'• a'� a: IN :N V-�•• \tea/—• • LANDS OF - �(( V • _. • BL AY LOCK I mil' t^'1 1""'^-._• • ('1.• tE�17 n' ~•!. ) ny) f a n:l•i 1 1 ) GLEA.SON d 1 `L1w'`+aw,wrE.r:w.� �/fR. • •.rJ�/y�_p,i. w: ,e6J I \.. �` 1 .ue�9rly F uo ii,E•A - �.`•ra/a /w. aja tiw�•' : ..\.. (rye •a�a i !,n_ 1 q.•Ps•a• mr wr• tw.«m 40 f l\ ��\ t •�l:�is� s -.;: 11 �?' i' to w •L. 'r, . cr 91.: •wa'«'r, •\�•�f�—���•L i-J L//�.�1 YO WWI u.wm . \\ wr •w. '' �����•••III• 1 • TRACT �1 r • i ' ., • s ,1'1 - dI \ --TToc• B l la.-M..6 / J mt 1iK, •. c • I' _ . • I 1 ! e'• +i e' I .i _ c `•.��_•�. \ 1 • LANDS Cr /1 s I+' , ,s , j•_. :' i Cr.R'-T..11 f "r..•,• "'�• Q • \ it•.:TER ta`-- TYPICAL MAJOR STREET SECTION • i 1. 4 _ — — —1.580 ----------- „ ; . . ,. I VICINITY MAP 5 :•r. , .60 ! , , TYPICAL MINOR STREET SECTION ;f J i1 1 r - \ \ 862211. • SHEET i i \ 1 "-TN '�( LANDS Of CONNIN , p,XDS or eLArLocn / _� f• / SLEASO,Mrt_ETEXER yyy/ - .. , t .L., ±ar.A.1.",„_,,--,... ...1 —- —--L.•:-:---...,,,,, , \ ' ).. 1. ;r/f-;of 7....%-.....-.'.. ---'-" ".. --L'•....V...4.--....-1...„.---- --7--.,,--'11_,-.'.-----:----:„:=---_:... ........ i \ kW" (I / 7 \ -"*. i,,,;_logii--- 'N\ ‘I , t. 44 \ .„....- ‘ ____--- c.---/ ct %I , ' ,—'� ' ,�\�\\\,�.,, ,•,,'t. ,,+ "�a y///�~• • ___-.---.V-.A.-. .-_-,;,"---\-l":,-k.i_..i `\ \\•.''•,,\%, _\ _ :'.- IIIII;i A'( V 1 V. 4r. 1 * _ i _` -.g i,•,i1 A+. e ,!/i __ , //f.L., ,4,--iii; 1 .....,-.4pk-.4 — a Gll 'r ;s`. _ j ;l;� f (Ill ; 4 r/.iano.i j - _ cs.„ -Y' . -- .,n`��;1I .t'.i�f j/ .'t J,f���/ �111 `r . . 99 -=: -, -N,, igii ii iii ,r.„-?-___-,-----= -1-- ,, 7,/,,,,,,,p-rf), . wi .J`\ .yT, a E`\ �:.i I n'I�1h17iC• i i-0�7//•'/ � .! 1)..�_� .."L.E • • • \itfi ,, : , ‘,.,,,,,,.,...: ..,,,,,7,4,,,,,,,,,$)//11,,, / ,,,,,, , i 9^ ] "'m ti.zx. •TENTATIVE MAP - SUBDIVISION 5766 BRIAN KANGAS FOULK L- .,,,,.47�":a"� HANSEN HILL RANCH, cogs LT.2 ,. )ate_ r o _. ..... .._ ..�:;_...WELtN:..::...,•t•Ko•cowl...... PluralKJd-.....�..._�........._.o w..wr�:a `r\ -.22- ... .e...‘t- , .411; p ..,... , ,//, ,...: , . riiiir pr* ! ��'� /��,r I I\ . \\ . ,,•\ ':kii.va' -6,-..; 411111Z1104.*:$ 11 f .. awf-0,,, ,_. \ 1- , \\ -. , _-7-__=_ ..o,:14„ ,'tvIPwoi,'o,I lig \\ \ ‘\\ ; -miv 6► a •.a ., 'Ian' -ijefilfr/,/ \ \ c)\ x -, ' 571 \. .4�d/ - ---- �, / ,a,y \ 1 O �G /V1 S • yo `Y . \ tk$cL1 "r • .1 / i , (44,;)„,,,140,„,:rii#*___Iimp,„------ t 1,..i„ . # _ ________}- ,.... ALI .. G/ *4 ? $ ? l10 - Zes,.� %" /0' 'lid F I n ,\',\ l0 o.'4-'t`, 1 cpz zr/cy a•,,ia,/ ,0 . I/ _-,_.-.-- - y(1„//, : ,:. / lo ' ill FA L I I, ,=:! . y, , � /bi �I 4/ L / \.1`y; : a0, tal.gstri RIy) , /,., iI i, 1 ,/ l,(// A `� "``. • , -- -'<•.7. c."---S-1,'''':-Lita' 1/Novi i,,Ai.i„)14 4 z •* li/I p0, •\\;Nwr\ --pm itli/J/wilifpif ' / , tt,j409/0 isi /11/0, -411 ' , L---e-"1----; -li 11 C\ ' ppo y"PI ti ?;,,0 ,op��1 � :��'�ly �i��a`�! �►�II' ' ,I(...1�.,;��1 J ,,, i--4-:z1-\ - L R�t►9 (� /pit r l �till i ,all�lilfl!/,�r l/,L.ii),t��I"frIfell..sq1011iltittl�r, ``' / •� E E,� _ o .1 ;��11' / s s—AREC1=1VfTJ�'' ► / '1 pAS9-11S 7'► rre41, l��/11u lla, r / ./ • Jos DUBLIN PLANNIN �mm :+" "` BREN CO./ HANSEN HILL SR`AN.uAyGAS•POOLE A ASSOCIATES w��; G.P.A. o.. DUBLIN ALAMEGA COUNTY CALIFORNIA —Natal:a_ 7,....., \Z S li i f a U 1©� D 1 im ( JD>4 1 1 / 11 I l 1 �� 4I Ilf ri01).---440 ., . D - D 4 ' i 'D I, IJ/ 1 J11: 1 , 1 D i ; 3 I II It1 , 9; .9 1D11D 1 D> a' mm 440 Do N 2 b O D p / a N a p/�'�1�/ l RECEIVED / Pry O� SEP 26 1989 /" / DUBLIN PLANNING BREN CO./ HANSEN HILL a m 'd,,,,, BRIAN KANGAS FOULK ay _ - G.P.A. CONSULTING ENGINE a .o•o DUBLIN ALAMEDA COUNTY CALIFORNIA 2Bm G....Diablo. ..Ir.it tr fARfA�tSO64.9a— FILE COPY RESOLUTION NO. 129 - 89 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) PREZONING CONCERNING PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hansen Drive and South of Winding Trails; and WHEREAS, the Planning Commission held public hearings to consider the request on November 6, 1989 and November 20, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Planned Development Prezoning subject to conditions prepared by Staff; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing, and recommended City Council approval of the Planned Development general provisions; and WHEREAS, pursuant to State law (CEQA) and regulations, a Mitigated Negative Declaration of Environmental Significance has been prepared. WHEREAS, The City Council held a public hearing to consider this request on November 27, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the City Council hearings; and WHEREAS, the Staff Report was submitted recommending the City Council approve the Planned Development Prezoning subject to conditions; and WHEREAS, the City Council heard and considered all said reports, recommendations and written and oral testimony submitted at the Public Hearing as herein above setforth. 21(QL, NOW, THEREFORE, BE IT RESOLVED T r hereby find that: 1 I 'ii5tiPo.sevt(ig7/ c, PAGE, OF r rrrPGnl 1 _.__ 1. The proposed prezoning, as conditioned, is consistent with the City General Plan and Policies; and 2. The proposed prezoning will not have a significant environmental impact; and 3. The prezoning, as conditioned, is appropriate for the subject property in terms of being compatible to existing land uses in the area, and will not overburden public services; and 4. The prezoning will not have substantial adverse effects on health or safety, or be substantially detrimental to the public welfare, or be injurious to property or public improvements. BE IT FURTHER RESOLVED that the City Council does hereby approve PA 89-062 Hansen Hill Ranch/Bren Co. Planned Development Prezoning subject to the general provisions listed below: GENERAL PROVISIONS 1. Intent: This approval is for Planned Development Prezoning PA 89-062 Hansen Hill Ranch. This PD District is established to provide for and regulate the development of production and custom single-family dwellings. This approval prezones 180 low-density single-family lots on approximately 51 acres and the remaining acreage. Approximately 96 acres are prezoned as open space. Development shall be generally consistent with the following submittals: A. Plans prepared by David L. Gates and Associates consisting of 21 sheets dated received August 9, 1989. Except Sheets L-5 and L-6 are modified through this approval to prezone Lots 181 through 190 as open space rather than residential as shown on the plans. B. Plans prepared by Shleppey Hesmalhalch Associates, Inc. consisting of preliminary floor plans and elevation plans dated received May 22, 1989. 2. Site Development Review: All structures shall be subject to the Site Development Review procedures established in the City of Dublin Zoning Ordinance unless a Site Development Review waiver is approved by the Planning Director and a zoning approval is granted upon the determination that the construction constitutes a minor project and building permit plans are in accord with the intent and objectives of the Site Development Review procedures. PAGE- '71 OF 3. Yards (Setbacks): The minimum requirement for yards shall be as follows: A. Depth of Front Yard (Setback): 20 foot minimum Exception: 1) 10 foot minimum for units with side vehicular entrance garages (see building height exception) and 2) custom homes may deviate from the 20 foot minimum setback subject to approval of Site Development Review finding that either the topographic or vegetative constraints of the site prevent the development from complying with the 30 foot minimum setback. In no event shall the front yard setback for a custom home be less than 5 feet from the garage. B. Rear Yard (Setback): 20 foot minimum, 15 foot minimum clear and level zone Exception: 1) see Section 8.26.6.1 Alternate Provision of Rear Yard (compensating yards) of the Dublin Zoning Ordinance. 2) 10 foot minimum for shade structures attached to the unit provided the shade structure is not enclosed (enclosed means more than one vertical wall). 3) 10 foot minimum setback for second story decks, however second story decks encroaching within the required 20 foot setback on lots with their rear property line adjacent to another residential lot(s) shall be subject to Site Development Review approval (Lots 1 through 5, Lots 30 through 39, Lots 52 through 56, Lots 82 through 92, Lots 120 through 129, Lots 143 through 148, Lots 155, 156 and 167). C. Side Yard (Setbacks): 5 foot minimum with 15 foot total aggregate side yard setback required. 5 foot wide minimum clear and level zone each side yard. Exception: 10 foot minimum street side yard of corner lot. D. General Yard Provisions: 1. Fireplaces, chimneys and air conditioning units shall not encroach within the required clear and level zone. Other encroachments shall be subject to Planning Director review and approval. 2. Roof eaves, pop-outs, bays, architectural projections and columns may project 3 feet into required yards subject to compliance with building code requirements. PAGg_tOF_ 3. A 15 foot minimum separation shall be maintained between all buildings located on adjacent lots. 4. Accessory structures located in required yards shall be subject to the provisions of Section 8-60.20 through 8-60.32, 8-60.59 of the Dublin Zoning Ordinance. 5. On lots where the minimum rear yard clear and level zone can not be provided due to topography or vegetation constraints, decks of comparable area shall be required subject to Site Development Review approval. 4. Building Height: 32 foot maximum or two stories at any one point. Building height shall be measured from the finished grade at the perimeter of the building to the top of the structure. Exception: Building height for units with garage 10 foot front yard setbacks, shall not exceed one (1) foot for each one (1) foot the building is setback from the back of sidewalk. However, architectural features and elements may exceed this provision by a 2 foot maximum, and a gable element may exceed this provision by 5 foot maximum. 5. Custom homes site development shall generally conform to the guidelines established in "custom lot design guidelines (Attachment 1). 6. Parking: minimum 2 covered parking spaces per dwelling unit required. 7. Building site: Lot size: 5,700 square foot minimum; 7,700 square foot average. 8. Except as specifically modified by the provisions of this PD (PA 89-062) District, the lots developed in this PD District shall be subject to the regulations of the R-1 District regarding land use and minimum/maximum development criteria. 9. Except as specifically modified by the provisions of this PD District, all applicable and general requirements of the Dublin Zoning Ordinance shall be applied to development within this PD District. 10. The design, location and material of all fencing and retaining walls installed by the developer shall be subject to approval of Site Development Review. 11. All graded cut and fill slope areas shall be revegetated with native trees, shrubs and grasses PAGE-z OF subject to review and approval of the Planning Director and Public Works Director. 12. All landscape areas within open space and common areas shall be subject to approval of Site Development Review. 13. Appropriate vehicular access to open space shall be provided and maintained on a continuous basis, to the satisfaction of the Fire Chief, Public Works Director and Planning Director. 14. All signs established for identification of this project shall be subject to approval of Site Development Review. 15. Except as may be specifically provided for within these General Provisions for PA 89-062, development shall comply with City of Dublin Site Development Review Standard Conditions (Attachment 2). 16. Except as may be specifically provided for within this PD PA 89-062 development, shall comply with City of Dublin Police Services Standard Residential Building Security Recommendations (Attachment 3). 17. Residential lots 181 through 190 depicted on Sheets L-5 and L-6 prepared by David Gates & Associates are designated open space and are hereby prezoned open space. 18. Minor deviations from the conditions established in Provision 15 and 16 above may be made through the Site Development Review process. 19. CC&R's shall be subject to review and approval of the Planning Director prior to recordation of the Final Subdivision Map. 20. The Open Space/Landscape Management Plan shall be subject to review and approval of the Public Works Director and Planning Director in conjunction with Site Development Review of Landscape Plans. 21. A master trail system plan for the open space area shall be constructed and shall be subject to approval of Site Development Review. 22. Fire buffer zone shall be provided and maintained on a continuous basis to the satisfaction of the Dougherty Regional Fire Authority Fire Chief. 23. The fire buffer zone shall be subject to Site Development Review approval. PAGFr27 OF__ 24. Approval of this PD PA 89-062 Hansen Hill Ranch is for ; two (2) years as established in Section 8-31.2(b) of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 27th day of November, 1989. AYES: Councilmembers Hegarty, Snyder, Vonheeder and Mayor Moffatt NOES: None ABSENT: Councilmember Jeffery / yt Mayor / ATTEST: Vt7/1-e--a- (' City Clerk PAGE OF__ • . . • CUSTOM LOT DESIGN GUIDELINES • A. Goal: The goal of this guideline is to establish a design criteria which provides a framework of compatibility -between the production units, custom homes and site characteristics of Hansen Ranch. The following design and site criteria will establish a consistent direction and level of duality while providing reasonable flexibility in expressing the individual character of the custom homes. B. Architecture: 1) Architectural massing should include articulation of wall planes, projections and recesses to provide shadow and depth, multiple forms and masses. Unarticulated vast expanses of wall surface and "box like" buildings without horizontal or ' vertical wall articulations would be inappropriate. • 2) Provide consistency with existing production units by using materials and colors from production palette or those that are compatible. 3) Roof materials may be flat tile, slate, fire rated shingles or shakes acceptable to the City of Dublin. 4) The garage door should appear to be recessed into the walls. Garage doors should be sectional. 5) The incorporation of balconies and decks into or within the building form is encouraged for both practical and aesthetic value. Balconies should be integrated to break up large wall masses, offset floor setback and add human scale to buildings. Elevated decks should be skirted to grade. • C. Building Site: • 1) Building siting, height, and scale should respond to the terrain. 2) The building should be split in levels which terrace up or down the slope to keep floor levels close to natural grade. , 3) Down slope or rear elevations with high visibility should be kept low. • TJACHMENT • . . PAGE OF er- Custom Lot Design Guidelines Page Two C. Building Site (Continued) : 4) Pony walls or skirt walls between a floor level and the natural grade below should be a maximum of 10 feet in height. 5) Whenever possible, buildings should be sited to preserve and to avoid disturbance to existing trees of 8 inch or larger in caliper. 6) Buildings should be sited to preserve drainage patterns if possible. 7) Buildings should be designed to minimize bulkiness on hillside terrain. Recesses, overhangs, and the play of light and shadow can further reduce mass and add interest, variety, and human scale to the building facade. 8) Decks should be terraced and should have a maximum 10 feet height between the deck surface and natural grade. Deck must have skirting. D. Landscape Design: 1) Landscaping in front yards should be designed to be similar in appearance, in design and materials, to that in adjacent properties within Hansen Ranch. 2) skirt wallshould be used to provide o screeningme under or behind decks and other walls downslope walls. 3) Landscape design should feature trees to be preserved. 4) Landscape design, including forms, materials and planting design, should be compatible with the forms and patterns of open space vegetation and that of adjacent properties within and beyond Hansen Ranch. PAGE.OF • • • • • • CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. 1. Final buildine and site development plans shall be reviewed and approved by the Plannine Department staff prior to the issuance of a buildine permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking 'spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, fleshings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be • resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. • k. That all ocher public agencies that require review of the project be supplied with copies of the final building and site plans and • that compliance be obtained with atleast their minimum Code • 17 requirements. R? 4q q 9 a �:�• is �a E t • • • PAGES OF_._.. • • • 2. Final landscape plans, irrigation system plans, tree preservation techniques and uarantees shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. P.11 such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum o= 5 gallons in size. d. That a plan for an automatic:irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil- compaction or damage to the tree. i. That a guarantee from the owners or contractors shall be required guaranteeing all schrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. • • PAGE.. OF_- • DUBLIN POLICE SERVICES STANDARD RESIDENTIAL BUILDING SEECURITY RECOMMENDATIONS 1. DOORS A. All exterior wood doors and doors leading from garages into interior dwelling areas of the residence shall be of solid wood construction, no less than 1- 3/4 inches thick. B. Auxiliary locks are to be added to each door and shall be double cylinder deadbolt locks when there is a window within forty inches of the locking:device. Deadbolt locks must have a minimum one inch throw or equivalent burglary resistant locks where permitted by the fire code. If the cylinder of the lock protrudes from the face of the door, it must be fitted with a cylinder ring guard so it cannot be gripped by pliers or other wrenching devices. C. High security strike plates shall be fitted to all doors with wooden jambs when an auxiliary deadbolt�lock is installed. The strike plate shall have a minimum of two wood screws of 3 inches in length that engage the upright door studs. D. In-swinging doors shall have rabitted jambs or alternative means of strengthening. E. Exterior hinges snail have non-removable hinge pins. F. Exterior and interior garage-out-swinging doors shall have non-removable, hidden or non-accessible hinge pins. G. Double hung doors shall have one of the doors secured with two cane bolts of hardened steel. The bolts shall engage a metal strike to a depth of not less than 3/S inch and be a minimum.1/4 inch diameter. H. Sliding glass doors shall meet the uniform building code for shatter resistance. Sliding glass doors shall be fitted with a locking device, that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attaek. An auxiliary locking device shall be installed on the -door which may be a pin lock or similar device of not less than 1/4 inch diameter. The pin shall be of hardened material and engage the metal nnrt,^^____ ENT • PAGE-330F • • The primary locking device function may be operable by a keyed or code lock inside and out as permitted by the fire department or building codes. Double sliding glass doors shall be locked at the meeting ' rail. Each segment, of or sliding portion of, the door shall be fitted with an auxiliary security lock. I. Entry doors shall be fitted with a minimum 120 degree peephole. 2. WINDOWS A. All accessible dwelling windows shall be secured as follows_: sliding glass windows `hall ,be secured on the inside with locking device capable of withstanding prying or wrenching. An auxiliary lock shall be installed on each sliding window that prevents movement in the sliding track. .Windows shall meet the uniform building security code for shatter resistance. windows shall not be used within eight feet of E. Louvered a ground level, adjacent structures, or fire escapes. G. Casement type windows shall be secured with a metal to metal locking device contacting both frames of the window at the meeting edge. Auxiliary locks such as a pin that penetrates both frame structures shall be installed on casement and double hung windows. D. Windows fitted with a crank type gear opening devices shall be fitted with a positive window lock that engages metal to metal. • 3. LIGHTING A. Dwellings shall be fitted with lighting over all exterior entryways. The minimum standards shall be a 60 watt incandescent light or the equivalent in lumins. E. Street or apartment numbers shall be.illuminated from the interior and contain numerals of net less that 2 1/2 inches. 4. GARAGE AND STORAGE AREAS A. Garage doors shall be secured with a metal to metal locking - � device that prevents the door from being pulled or pried up from the out side. No electric garage door openers shall be permitted that will automatically activate when the door is forced open. Garage doors fitted with automatic openers shall be permitted with an alternative form of locking device activated from the interior of the garage. Exterior • • PAO - OF_ • • • • garage doors shall be of solid core construction and fitted with a auxiliary deadbolt lock as prescribed in Section 1. Any windows inside garage doors shall be of non-breakable material, or covered with a security mesh of 1/ '8 inch material minimum, two inches apart. B. Any exterior storage area attached to a dwelling, apartment or condominium and enclosed by a door shall be fitted a deadbolt lock and associated hardware, or a minimum 3/8 • inch diameter hardened padlock hasp. • • • • • • PAGE OF FILE COP Y RESOLUTION NO. 130 - 89 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING TENTATIVE MAP 5766 CONCERNING PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hansen Drive and South of Winding Trails; and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for purpose of sale, lease or financing unless a tentative map is acted upon, and a final map is approved consistent with the Subdivision Map Act and City of Dublin subdivision regulations; and WHEREAS, the Planning Commission held public hearings to consider the request on November 6, 1989 and November 20, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Tentative Map subject to conditions prepared by Staff; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing and recommended City Council approval of the Tentative Map; and WHEREAS, the City Council held a noticed public hearing to consider the request on November 27, 1989; and WHEREAS, pursuant to State law (CEQA), a Mitigated Negative Declaration of Environmental Significance has been prepared; and WHEREAS, the Staff report was submitted recommending City Council approval of the Tentative Map; and WHEREAS, the City Council adopted Resolution No. 127-89 approving Mitigated Negative Declaration for PA 89-062; and WHEREAS, approval of any pa, ATTACHME T A1R� site is not construed to authors pads; and '115 ' • WHEREAS, the City Council heard and considered all said report, recommendations, written and oral testimony submitted at the public hearing as hereinabove setforth. - NOW, THEREFORE, BE IT RESOLVED THAT THE City Council does hereby find: 1. Tentative Map 5766, as modified, is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances. 2. Tentative Map 5766, as modified, is consistent with the City's General Plan as they apply to the subject property. 3. Tentative Map 5766 will not result in the creation of significant environmental impacts. 4. Tentative Map 5766 will not have substantial adverse effects on health or safety or be substantially detrimental to the public welfare, or be injurious to property or public improvements. 5. The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown, provided the geological consultant's recommendations are followed; and the site is in a good location regarding public services and facilities. 6. The request is appropriate for the subject property in terms of being compatible to existing land uses in the area, will not overburden public services, and will facilitate the provision of housing of a type and cost that is desired, in the City of Dublin. 7. General site considerations, including unit layout, open space, topography, orientation and the location of future buildings, vehicular access, circulation and parking, setbacks and similar elements have been designated to provide a desirable environment for the development. 8. This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. BE IT FURTHER RESOLVED that the City Council approves Tentative Map 5766 - PA 89-062 - subject to the conditions listed below: PAGE.Z OF CONDITIONS OF APPROVAL Unless otherwise specified, the following conditions shall be complied with prior to the recordation of the Final Map. Each item is subject to review and approval by the Planning Department unless otherwise specified. GENERAL PROVISIONS 1. Approval of Tentative Map is subject to the subdivider/developer securing final approval from the Dublin City Council for the Planned Development (PD) Prezoning request covering the subject property. Any modifications to the project design approved by the Planned Development (PD) Prezoning action shall supersede the design on the Tentative Map and shall be considered as an approved modification on the Tentative Map. Site Development Review approval for the project shall be secured prior to the recordation of the Final Map. Site Development Review and Final Map recordation may occur in phases. 2. Comply with the "Typical Public Works Conditions of Approval for Subdivisions" (see Attachment 1) . 3. The Developer shall comply with applicable Fire Department, Flood Control District, and Public Works requirements. Written statements from each such agency or department approving the plans over which it has jurisdiction shall be submitted to the Planning Department prior to issuance of building permits on lots of the subdivision or the installation of any improvements related to this project. 4. Should the developer wish to file a master Tract Map separating or phasing the project, all off-site work shall be guaranteed and constructed as part of the agreement for this tract. In addition, all streets necessary to keep from landlocking any parcel shall be offered for dedication and the construction guaranteed by the Subdivision Agreement. COVENANTS, CONDITIONS AND RESTRICTIONS 5. Covenants, Conditions and Restrictions (CC&R's) shall be established for this development. The CC&R's shall be approved by the Planning Director prior to the recordation of the Final Map. 6. The CC&R's shall be reviewed and approved by the City to assure that: A. There is adequate provision for at least the maintenance, in good repair, of all commonly owned - - PAGE OF— facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. B. Payment of dues and assessments shall be both a lien against the assessed land and a personal obligation of each property owner. An estimate of these costs shall be provided to each buyer prior to the time of purchase. C. The Association shall keep the City Planning Department informed of the current name, address and phone number of the Association's official representative. D. Payment of the water and street lighting bills (maintenance and energy) and maintenance and repair of storm drain lines, are the obligations of the Homeowner's Association, unless paid for through a Lighting and Landscape Maintenance Assessment District. E. Each buyer is to sign an acknowledgement that he has read the Constitution and Bylaws of the Homeowner's Association and the Conditions, Covenants and Restrictions applying to the development. F. The Homeowner's Association shall contract with, or be advised (as in handling maintenance operations) by, a professional management firm. G. The CC&R's shall include a statement outlining the obligations of the property owner to be responsible for public liability in case of injury in connection with public utility easements, and for maintenance of private vehicle access ways and utility trenches in public utility easements. H. The Homeowner's Association shall maintain a list of plant materials acceptable for landscaping subject to review and approval of the Planning Director and Fire Department. GRADING AND DRAINAGE 7. Landslides and erosive areas as outlined in the Geotechnical Investigation Report for Hansen Hill Ranch project by Harlan Miller Tait shall be shown on the Grading and Improvement Plans. Proposed repairs shall be outlined on these same plans. PAGE2 OF - 4 - 8. Long term maintenance of these landslide repairs and unrepaired landslides in the open space shall be the responsibility of the Homeowner's Association and incorporated in the CC&R's. 9. Prior to approval of grading plans, Applicant shall conform to the recommendations outlined in the Geotechnical Investigation Report for Hansen Hill Ranch project by Harlan Miller Tait as a minimum. Stricter controls, particularly on landslide repairs, retaining structures, subdrains, and surface drainage, may be imposed by the Public Works Director. 10. Prior to issuance of grading permits, the City shall contract for a third party soil's engineer to review and recommendation of the Applicant's submitted Geotechnical Investigation Report as related to landslide repair. The Applicant/Developer shall pay the City the cost of the third party review. 11. A minimum of 6" subdrains shall be installed in all swales that are to be filled. 12. All concentrated storm drain flow shall be discharged into the established drainage channels, not onto the slopes. 13. All inlets and outlets of storm drain flow from or into natural drainage channels shall be constructed with rock slope protection to eliminate erosion and undercutting. 14. A registered civil engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance/ inspection program shall be implemented by the developer/homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. 15. The Applicant/Developer shall submit for Public Works Director review and approval, a detailed hydrology/hydraulic report for this project. In particular, the report shall include the effects on the creek and the downstream drainage facilities of the ultimate development of the entire watershed that this project is a part of. The hydraulic capacity of the creek and existing culvert under Silvergate to carry the 100 year design flow at ultimate upstream development should be demonstrated. The report shall address the possible need for creek improvements including, but not limited to, realignment, widening, bank repair/reinforcement, and drop structures. PAGE'? OF - F - Moreover, the report shall look at the possible need and location for detention basins. These improvements shall be made as part of this subdivision, subject to review and approval of the Public Works Director. 16. A profile of the creek and cross sections at 200-foot (maximum) intervals and at changes in creek cross sections should be determined by field survey as part of the hydraulic investigation and for verification of the required setbacks. These x-sections shall show the 10 and 100 year water service levels. 17. Creek velocities should not exceed 6-7 fps to avoid erosion problems. 18. A soils report and/or investigation should address the stability of the existing creek banks. Any recommended repairs should be implemented. 19. Each lot that drains to the street shall be provided with two 3" drains through the curbs and the roof leaders shall be tied into them. 20. No drainage shall be directed over a slope. 21. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than .5%. 22. All cut and fill slopes shall be contoured to appear natural and blend with the existing natural contours. 23. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top or toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. 24. A declaration by the soils engineer that he has supervised grading and that such conformance has occurred shall be submitted to the Public Works Director. 25. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines will be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk when future service connections or extensions are made. - 26. Grading shall be completed in compliance with the construction grading plans and recommendations of the project's soils engineer and/or engineering geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the project's soils engineer and/or engineering geologist, who shall, upon its completion, submit a declaration to the Public Works Director that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy grading plan requirements shall be arranged with the Public Works Director. 27. Any grading on adjacent properties will require written approval of those property owners affected. 28. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for review by the Public Works Director. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement and seismic activity. 29. The developer and/or his representatives shall submit to the State Department of Fish and Game, for review and approval, final designs of flood and erosion control structures, road crossings, bridges and culverts or any construction activity proposed in conjunction with this project that may affect Martin Canyon Creek in accordance with Sections 1601-03 of the Fish and Game Code. A Streambed Alteration Agreement shall be secured by the developer from the Department of Fish and Game. 30. Prior to commencement of construction activity affecting Martin Canyon Creek, the Applicant/Developer shall submit to the Planning Director proof of compliance with Condition #29. 31. Grading within the designated open space area in the northwestern portion of the site and in the southeastern portion of the site shall be limited to that grading which is necessary for construction of the roadways traversing the open space, subject to review and approval of the Planning Director and Public Works Director. 32. The cut and fill slope area in the vicinity of the two existing knolls in the southwestern portion of the site - PACE`_.~ OF shall substantially conform to 3:1 slopes and shall be contoured to appear natural and blend with the existing natural slope as viewed on and off site, subject to review and approval of the Public Works Director. 33. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Public Works Director. STREETS 34. Sidewalks shall be located on both sides of the public streets, except for the west side of "A" Street between "B" Streets and Lot 119 Streets and the west side of the Valley Christian Center access road between "D" Street and Dublin Boulevard and the south side of "E" Street between "E" Court and Silvergate Drive. 35. The reverse curves on "A" Street in the vicinity of its intersection with "S" Street shall be straightened out to increase sight distance at this intersection. 36. Minimum sight distance for public streets shall be as described in the CalTrans Highway Design Manual. 37. All public streets shall drain into storm drain systems before being discharged into established drainage channels. 38. The landscaped median area shown at the Silvergate Drive entrance shall be owned by the City of Dublin, but maintained by the homeowners within this development. This median shall be installed to not less than City of Dublin standards, including moisture barriers and subdrains. 39. The minimum uniform gradient of streets shall be 1.0% and 2% on soil drainage. The street surfacing shall be asphalt concrete paving. The Public Works Director shall review the project's soils engineer's structure design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director. The subdivider's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. 40. An encroachment permit shall be secured from the Public Works Director for any work done within the public // 8 _ PAGE 1,,��L OF--- right-of-way where this work is not covered under the improvement plans. 41. Street width standards shall be not less than the Alameda County standards. "A", "B", "D" and "E" streets shall be considered 2-lane collectors. "C" Street shall be considered a 2-lane minor street, for these purposes. 42. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 43. The Developer shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the Planning Director. The subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. OFF-SITE IMPROVEMENTS 44. Prior to release of occupancy, the developer shall be responsible for the construction of an additional right-turn lane and related signal modifications on the west leg of eastbound Dublin Boulevard at the San Ramon Road intersection. This cost shall be split between this development and the development of the Blaylock, Gleason, Fletcher property immediately to the west, on a pro rata basis based on the amount of traffic generated by each development. 45. Prior to approval of the improvement plans and Final Map, the Applicant/Developer shall submit documents satisfactory to the City of Dublin evidencing irrevocable public access on the proposed road across the Valley Christian Center property. Said documents shall be subject to City Attorney review and approval. 46. Prior to release of occupancy of any units, the Applicant/Developer shall be responsible for the project's proportionate share (23.7%) of the cost for the widening of the existing Dublin Boulevard roadway, approximately 15 feet, all on the south side, between Silvergate Drive and Hansen Drive to accommodate four 12-foot traffic lanes, two five-foot bike lanes, and a five-foot sidewalk, as generally shown on the proposed widening plans prepared by TJKM and dated received August of 1988 and described in the study prepared by TJKM in memo dated September 27, 1989. The costs shall be determined prior to release of occupancy. 47. Prior to release of occupancy of any units, the Applicant/Developer shall be responsible for the - 9 - PAGE 472,OF project's proportionate share (23.7%) of the cost of the redesign of the existing Dublin Boulevard/ Silvergate Drive intersection to form a "T" intersection with Dublin Boulevard becoming the through road and Silvergate Drive becoming controlled by a "Stop" sign as generally shown on the plans prepared by TJKM dated received August 1988 and described in the study prepared by TJKM in memo dated September 27, 1989. The cost shall be determined prior to release of occupancy. 48. Developer shall prepare legal descriptions for the application to annex Dublin Boulevard into the City of Dublin between Silvergate Drive and the west end of Dublin Boulevard, and for the State of California to relinquish Dublin Boulevard to the City. UTILITIES 49. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot or building in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards, or in public streets. 50. Prior to filing of the grading and improvement plans, the developer shall furnish the Public Works Director with a letter from Dublin San Ramon Services District (DSRSD) stating that DSRSD has agreed to furnish water and sewer service to the development. 51. Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals. The system shall be designed as acceptable to DSRSD. 52. All utilities to and within the project shall be undergrounded. WATER 53. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District, and will be subject to field inspection by the District. 54. Any water well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed or is located during the course of field operations, must be properly destroyed, PAGE ! )Of - in - backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted for additional information. • 55. The Developer/Applicant shall comply with all applicable DSRSD and City of Dublin Public Works requirements, particularly regarding: A. The elevation of the storm drain relative to the sewer lines. B. The location of the sewer man-holes. They shall be in parking or street areas accessible by DSRSD's equipment. C. Dedication of sewer lines. D. Location and design of the water system valves. 56. The Applicant/Developer shall submit plans for all DSRSD facilities within the project to DSRSD for review and approval. 57. The Applicant/Developer shall submit a water system analysis showing pressures and elevations throughout the development, including a water main linking the Black Reservoir to the development subject to DSRSD review and approval. 58. Prior to issuance of grading permits, the Applicant/ Developer shall submit to the City of Dublin Planning Director proof that Conditions #55, 56 and 57 have been met. EASEMENTS 59. Where the Applicant/Developer does not have easements, he shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the property. original copies of the easements and/or rights-of-entry shall be in written form and shall be furnished to the Public Works Director. 60. Existing and proposed access and utility easements shall be submitted for review and approval by the Public Works Director prior to the grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. 61. A 10-foot public utility easement shall be shown on the Final Map along all street frontages, in addition to PAGE'"/ OF all other easements required by the utility companies or governmental agencies. 62. Where the sidewalk deviates from the curb at the Silvergate Drive entrance, a pedestrian easement shall be dedicated over that sidewalk, subject to review and approval of the Public Works Director. IMPROVEMENT PLANS, AGREEMENTS AND SECURITY 63. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving and utilities, must be constructed in accordance with approved standards and/or plans subject to approval of the Public Works Director. 64. Prior to filing for building permits, precise plans and specifications for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Public Works Director. 65. The subdivider shall enter into an Improvement Agreement with the City for all public improvements. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Public Works Director and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction costs, shall be submitted to, and approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. 66. The subdivider shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code of the State of California. The City of Dublin shall promptly notify the subdivider of any claim, action, or proceedings and shall cooperate fully in the defense. PAGE L=OF— 67. Prior to release by the City Council of the performance and labor and materials securities: A. All improvements shall be installed as per the approved Improvement Plans and Specifications. B. All required landscaping along public streets shall be installed and established. C. An as-built landscaping plan for landscaping along public streets prepared by a Landscape Architect, together with a declaration that the landscape installation is in conformance with the approved plans shall be submitted to the Public Works Director. D. The following shall have been submitted to the Public Works Director: i. An as-built grading plan prepared by a registered civil engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. ii. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. iii. A declaration by the project geologist or soils engineer that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and specifications, and that continuous monitoring was performed by a representative of the soils engineer. iv. A declaration by the project civil engineer or land surveyor that the finished graded building pads are within + 0.1 feet in elevation of those shown on the grading plan (or to any approved modified grades) . DEDICATIONS 68. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. The park land dedication required is approximately 1.98 acres ( .011 acres/dwelling units x number of dwelling units) . PAGE ? OF____ 69. The offer of dedication of "B" Street shall be separate from the other offers of dedication. 70. The offer of dedication of "C" Street shall be separate from the other offers of dedication. 71. All street dedications shall include working easements for slopes. OPEN SPACE/COMMON AREAS/LANDSCAPING 72. Prior to release of building permits, the Applicant/ Developer shall prune out all deadwood in the trees to be saved and clean up ground of all deadwood and debris to keep this material from getting into the watercourse. This pruning and removal shall be done in the area lying between the creek (property line to the north) and 50 feet uphill (to the south) of the new chain link barrier. The CC&R's for the project shall establish a program to provide this service at least once a year, occurring prior to October 15th of that year. 73. All building pad elevations shall be above the 100-year water surface level for Martin Canyon Creek. 74. All permanent structures shall be set back a minimum of 20 feet from (a) the top of the bank of Martin Canyon Creek or (b) a 2 (horizontal) to a 1 (vertical) projection from the toe of the creek bank to the top of ground (whichever is greater) as required by the Watercourse Protection Ordinance. Maintenance easement shall be recorded over any portion of lots that encroach within this setback area and potential purchasers of the lots shall be made aware that the City has the right to remove, and not replace, any improvements that are constructed within the easement area. 75. All common area landscaping, landscaped medians, and open space shall be maintained by the Homeowner's Association. 76. The Applicant/Developer shall construct an access road along the existing creek bank. The road shall be approximately located as shown on the Tentative Map. The exact location shall be laid out in the field by the developer and approved by the Public Works Director. The road shall extend from "E" street in the vicinity of Silvergate Drive to the western property line (lands of Blaylock, Gleason & Fletcher) . If the road and creek are dedicated to the City, then this road shall be 12 feet wide compacted aggregate base with drainage improvements as necessary at retaining PAGE4? OF walls and swales. No less than one foot uphill from the road, the developer shall construct a 4 to 6 foot high barrier fence subject to review and approval of the Public Works Director. This maintenance road shall have a longitudinal slope of not greater than 20% and shall have a centerline radius of not less than 100 feet. Minimum 12-inch CMP cross-culverts shall be installed under this access road where necessary. The strip of land that lies between the chain link barrier and the northern property line shall be offered to the City of Dublin for public access and maintenance purposes. If the road and creek are to be private, then the road shall be graded a minimum of 8 feet wide with 6 foot wide aggregate base subject to Public Works Director approval. 77. Maintenance of common areas including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, retaining walls, and landslide repair improvements shall be the responsibility of the developer during construction stages, and until final improvements are accepted by the City, and the performance guarantee required is released; thereafter, maintenance shall be the responsibility of a Homeowner's Association, which automatically collects maintenance assessments from each owner and makes the assessments a personal obligation of each owner and a lien against the assessed property. 78. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. 79. Prior to issuance of grading permit visually important trees shall be tagged in the field for protection and preservation and appropriately fenced subject to approval of the Public Works Director. DEBRIS/DUST 80. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. The developer shall be responsible for corrective measures at no expense to the City of Dublin. 81. The developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during PAGE_c._OF__ the construction period, as determined by the Public Works Director. 82. Areas undergoing grading and all other construction activities shall be watered or other dust-palliative measures used to prevent dust, as conditions warrant. ARCHAEOLOGY 83. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. FIRE 84. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions specified by the Dougherty Regional Fire Authority (DRFA) . All such work will be subject to the joint field inspection of the Public Works Director and DRFA. 85. The developer shall comply with all applicable requirements of DRFA including, but not limited to, those related to the following: A. Fire Trail Access B. Fire Buffer Zone C. Weed Abatement D. Fire Sprinklers in Structures outside the 1-1/2 mile distance from the nearest fire station. E. Street Grades F. Fire Impact Fee G. Fire Hydrants and Roads MISCELLANEOUS 86. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 87. Copies of the project plans, indicating all lots, streets and drainage facilities, shall also be submitted at 1" = 400' scale, and 1" = 200' scale for City mapping purposes. 88. This property shall be annexed to the Street Lighting Maintenance Assessment District No. 83-1. PACE'lily 89. All construction traffic may be subject to specific routing as determined by the Public Works Director. 90. The Developer shall provide unit address information to the satisfaction of DRFA, U.S. Postal Services, and City of Dublin Planning Department. 91. All construction/grading activity at the site shall be restricted to the hours between 7:30 a.m. and 5:30 p.m., Monday through Friday, except as may be approved in advance in writing by the Public Works Director. 92. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of these conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 93. The Applicant/Developer shall work with the Applicant/Developer of the adjacent property Donlan Canyon project site Tentative Map 5962 to provide adequate access and utility connections, to the satisfaction of Public Works Director. 94. The cut and fill pads on the Valley Christian Center site shall be rounded to create a more natural appearance blending with the natural contours of the site subject to approval of the Public Works Director. 95. The approval or creation of any pads on the Valley Christian Center site shall not be construed to authorize any building on the proposed pads. PASSED, APPROVED AND ADOPTED this 27th day of November, 1989. AYES: Councilmembers Hegarty, Snyder, Vonheeder and Mayor Moffatt NOES: None ABSENT: Councilmember Jeffery , Mayor ATT n City CIerXi PAGES.OF___ FILE Copy RESOLUTION NO. 130 - 89 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING TENTATIVE MAP 5766 CONCERNING PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hansen Drive and South of Winding Trails; and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for purpose of sale, lease or financing unless a tentative map is acted upon, and a final map is approved consistent with the Subdivision Map Act and City of Dublin subdivision regulations; and WHEREAS, the Planning Commission held public hearings to consider the request on November 6, 1989 and November 20, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Tentative Map subject to conditions prepared by Staff; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing and recommended City Council approval of the Tentative Map; and WHEREAS, the City Council held a noticed public hearing to consider the request on November 27, 1989; and WHEREAS, pursuant to State law (CEQA), a Mitigated Negative Declaration of Environmental Significance has been prepared; and WHEREAS, the Staff report was submitted recommending City Council approval of the Tentative Map; and WHEREAS, the City Council adopted Resolution No. 127-89 approving Mitigated Negative Declaration for PA 89-062; and WHEREAS, approval of any ATTACHME T '' 'construed to authorsri /MAP pads; and ?1'Bi iS 141Itsr,K .T WHEREAS, the City Council heard and considered all said report, recommendations, written and oral testimony submitted at the public hearing as hereinabove setforth. NOW, THEREFORE, BE IT RESOLVED THAT THE City Council does hereby find: 1. Tentative Map 5766, as modified, is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances. 2. Tentative Map 5766, as modified, is consistent with the City's General Plan as they apply to the subject property. 3. Tentative Map 5766 will not result in the creation of significant environmental impacts. 4. Tentative Map 5766 will not have substantial adverse effects on health or safety or be substantially detrimental to the public welfare, or be injurious to property or public improvements. 5. The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown, provided the geological consultant's recommendations are followed; and the site is in a good location regarding public services and facilities. 6. The request is appropriate for the subject property in terms of being compatible to existing land uses in the area, will not overburden public services, and will facilitate the provision of housing of a type and cost that is desired, in the City of Dublin. 7. General site considerations, including unit layout, open space, topography, orientation and the location of future buildings, vehicular access, circulation and parking, setbacks and similar elements have been designated to provide a desirable environment for the development. 8. This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. BE IT FURTHER RESOLVED that the City Council approves Tentative Map 5766 - PA 89-062 - subject to the conditions listed below: PAGEZOF— CONDITIONS OF APPROVAL Unless otherwise specified, the following conditions shall be complied with prior to the recordation of the Final Map. Each item is subject to review and approval by the Planning Department unless otherwise specified. GENERAL PROVISIONS 1. Approval of Tentative Map is subject to the subdivider/developer securing final approval from the Dublin City Council for the Planned Development (PD) Prezoning request covering the subject property. Any modifications to the project design approved by the Planned Development (PD) Prezoning action shall supersede the design on the Tentative Map and shall be considered as an approved modification on the Tentative Map. Site Development Review approval for the project shall be secured prior to the recordation of the Final Map. Site Development Review and Final Map recordation may occur in phases. 2. Comply with the "Typical Public Works Conditions of Approval for Subdivisions" (see Attachment 1) . 3. The Developer shall comply with applicable Fire Department, Flood Control District, and Public Works requirements. Written statements from each such agency or department approving the plans over which it has jurisdiction shall be submitted to the Planning Department prior to issuance of building permits on lots of the subdivision or the installation of any improvements related to this project. 4. Should the developer wish to file a master Tract Map separating or phasing the project, all off-site work shall be guaranteed and constructed as part of the agreement for this tract. In addition, all streets necessary to keep from landlocking any parcel shall be offered for dedication and the construction guaranteed by the Subdivision Agreement. COVENANTS, CONDITIONS AND RESTRICTIONS 5. Covenants, Conditions and Restrictions (CC&R's) shall be established for this development. The CC&R's shall be approved by the Planning Director prior to the recordation of the Final Map. 6. The CC&R's shall be reviewed and approved by the City to assure that: A. There is adequate provision for at least the maintenance, in good repair, of all commonly owned PAGES OF_ facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. B. Payment of dues and assessments shall be both a lien against the assessed land and a personal obligation of each property owner. An estimate of these costs shall be provided to each buyer prior to the time of purchase. C. The Association shall keep the City Planning Department informed of the current name, address and phone number of the Association's official representative. D. Payment of the water and street lighting bills (maintenance and energy) and maintenance and repair of storm drain lines, are the obligations of the Homeowner's Association, unless paid for through a Lighting and Landscape Maintenance Assessment District. E. Each buyer is to sign an acknowledgement that he has read the Constitution and Bylaws of the Homeowner's Association and the Conditions, Covenants and Restrictions applying to the development. F. The Homeowner's Association shall contract with, or be advised (as in handling maintenance operations) by, a professional management firm. G. The CC&R's shall include a statement outlining the obligations of the property owner to be responsible for public liability in case of injury in connection with public utility easements, and for maintenance of private vehicle access ways and utility trenches in public utility easements. H. The Homeowner's Association shall maintain a list of plant materials acceptable for landscaping subject to review and approval of the Planning Director and Fire Department. GRADING AND DRAINAGE 7. Landslides and erosive areas as outlined in the Geotechnical Investigation Report for Hansen Hill Ranch project by Harlan Miller Tait shall be shown on the Grading and Improvement Plans. Proposed repairs shall be outlined on these same plans. PAGE`..2 OF - a 8. Long term maintenance of these landslide repairs and unrepaired landslides in the open space shall be the responsibility of the Homeowner's Association and incorporated in the CC&R's. 9. Prior to approval of grading plans, Applicant shall conform to the recommendations outlined in the Geotechnical Investigation Report for Hansen Hill Ranch project by Harlan Miller Tait as a minimum. Stricter controls, particularly on landslide repairs, retaining structures, subdrains, and surface drainage, may be imposed by the Public Works Director. 10. Prior to issuance of grading permits, the City shall contract for a third party soil's engineer to review and recommendation of the Applicant's submitted Geotechnical Investigation Report as related to landslide repair. The Applicant/Developer shall pay the City the cost of the third party review. 11. A minimum of 6" subdrains shall be installed in all swales that are to be filled. 12. All concentrated storm drain flow shall be discharged into the established drainage channels, not onto the slopes. 13. All inlets and outlets of storm drain flow from or into natural drainage channels shall be constructed with rock slope protection to eliminate erosion and undercutting. 14. A registered civil engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance/ inspection program shall be implemented by the developer/homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. 15. The Applicant/Developer shall submit for Public Works Director review and approval, a detailed hydrology/hydraulic report for this project. In particular, the report shall include the effects on the creek and the downstream drainage facilities of the ultimate development of the entire watershed that this project is a part of. The hydraulic capacity of the creek and existing culvert under Silvergate to carry the 100 year design flow at ultimate upstream development should be demonstrated. The report shall address the possible need for creek improvements including, but not limited to, realignment, widening, bank repair/reinforcement, and drop structures. - F - PAGE L OF._-._ Moreover, the report shall look at the possible need and location for detention basins. These improvements shall be made as part of this subdivision, subject to review and approval of the Public Works Director. 16. A profile of the creek and cross sections at 200-foot (maximum) intervals and at changes in creek cross sections should be determined by field survey as part of the hydraulic investigation and for verification of the required setbacks. These x-sections shall show the 10 and 100 year water service levels. 17. Creek velocities should not exceed 6-7 fps to avoid erosion problems. 18. A soils report and/or investigation should address the stability of the existing creek banks. Any recommended repairs should be implemented. 19. Each lot that drains to the street shall be provided with two 3" drains through the curbs and the roof leaders shall be tied into them. 20. No drainage shall be directed over a slope. 21. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than .5%. 22. All cut and fill slopes shall be contoured to appear natural and blend with the existing natural contours. 23. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top or toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. 24. A declaration by the soils engineer that he has supervised grading and that such conformance has occurred shall be submitted to the Public Works Director. 25. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines will be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk when future service connections or extensions are made. t// - PAGE. L OF__ 26. Grading shall be completed in compliance with the construction grading plans and recommendations of the project's soils engineer and/or engineering geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the project's soils engineer and/or engineering geologist, who shall, upon its completion, submit a declaration to the Public Works Director that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy grading plan requirements shall be arranged with the Public Works Director. 27. Any grading on adjacent properties will require written approval of those property owners affected. 28. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for review by the Public Works Director. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement and seismic activity. 29. The developer and/or his representatives shall submit to the State Department of Fish and Game, for review and approval, final designs of flood and erosion control structures, road crossings, bridges and culverts or any construction activity proposed in conjunction with this project that may affect Martin Canyon Creek in accordance with Sections 1601-03 of the Fish and Game Code. A Streambed Alteration Agreement shall be secured by the developer from the Department of Fish and Game. 30. Prior to commencement of construction activity affecting Martin Canyon Creek, the Applicant/Developer shall submit to the Planning Director proof of compliance with Condition #29. 31. Grading within the designated open space area in the northwestern portion of the site and in the southeastern portion of the site shall be limited to that grading which is necessary for construction of the roadways traversing the open space, subject to review and approval of the Planning Director and Public Works Director. 32. The cut and fill slope area in the vicinity of the two existing knolls in the southwestern portion of the site - - PACE`/,OF shall substantially conform to 3:1 slopes and shall be contoured to appear natural and blend with the existing natural slope as viewed on and off site, subject to review and approval of the Public Works Director. 33. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Public Works Director. STREETS 34. Sidewalks shall be located on both sides of the public streets, except for the west side of "A" Street between "B" Streets and Lot 119 Streets and the west side of the Valley Christian Center access road between "D" Street and Dublin Boulevard and the south side of "E" Street between "E" Court and Silvergate Drive. 35. The reverse curves on "A" Street in the vicinity of its intersection with "B" Street shall be straightened out to increase sight distance at this intersection. 36. Minimum sight distance for public streets shall be as described in the CalTrans Highway Design Manual. 37. All public streets shall drain into storm drain systems before being discharged into established drainage channels. 38. The landscaped median area shown at the Silvergate Drive entrance shall be owned by the City of Dublin, but maintained by the homeowners within this development. This median shall be installed to not less than City of Dublin standards, including moisture barriers and subdrains. 39. The minimum uniform gradient of streets shall be 1.0% and 2% on soil drainage. The street surfacing shall be asphalt concrete paving. The Public Works Director shall review the project's soils engineer's structure design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director. The subdivider's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. 40. An encroachment permit shall be secured from the Public Works Director for any work done within the public _ 2 - PAGE OF___ right-of-way where this work is not covered under the improvement plans. 41. Street width standards shall be not less than the Alameda County standards. "A", "B", "D" and "E" streets shall be considered 2-lane collectors. "C" Street shall be considered a 2-lane minor street, for these purposes. 42. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 43. The Developer shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the Planning Director. The subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. OFF-SITE IMPROVEMENTS 44. Prior to release of occupancy, the developer shall be responsible for the construction of an additional right-turn lane and related signal modifications on the west leg of eastbound Dublin Boulevard at the San Ramon Road intersection. This cost shall be split between this development and the development of the Blaylock, Gleason, Fletcher property immediately to the west, on a pro rata basis based on the amount of traffic generated by each development. 45. Prior to approval of the improvement plans and Final Map, the Applicant/Developer shall submit documents satisfactory to the City of Dublin evidencing irrevocable public access on the proposed road across the Valley Christian Center property. Said documents shall be subject to City Attorney review and approval. 46. Prior to release of occupancy of any units, the Applicant/Developer shall be responsible for the project's proportionate share (23.7%) of the cost for the widening of the existing Dublin Boulevard roadway, approximately 15 feet, all on the south side, between Silvergate Drive and Hansen Drive to accommodate four 12-foot traffic lanes, two five-foot bike lanes, and a five-foot sidewalk, as generally shown on the proposed widening plans prepared by TJKM and dated received August of 1988 and described in the study prepared by TJKM in memo dated September 27, 1989. The costs shall be determined prior to release of occupancy. 47. Prior to release of occupancy of any units, the Applicant/Developer shall be responsible for the - 9 - PAGE Ya OF__ project's proportionate share (23.7%) of the cost of the redesign of the existing Dublin Boulevard/ Silvergate Drive intersection to form a "T" _ intersection with Dublin Boulevard becoming the through road and Silvergate Drive becoming controlled by a "Stop" sign as generally shown on the plans prepared by TJKM dated received August 1988 and described in the study prepared by TJKM in memo dated September 27, 1989. The cost shall be determined prior to release of occupancy. 48. Developer shall prepare legal descriptions for the application to annex Dublin Boulevard into the City of Dublin between Silvergate Drive and the west end of Dublin Boulevard, and for the State of California to relinquish Dublin Boulevard to the City. UTILITIES 49. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot or building in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards, or in public streets. 50. Prior to filing of the grading and improvement plans, the developer shall furnish the Public Works Director with a letter from Dublin San Ramon Services District (DSRSD) stating that DSRSD has agreed to furnish water and sewer service to the development. 51. Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals. The system shall be designed as acceptable to DSRSD. 52. All utilities to and within the project shall be undergrounded. WATER 53. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District, and will be subject to field inspection by the District. 54. Any water well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed or is located during the course of field operations, must be properly destroyed, PAGE �_ OF____ backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted for additional information. 55. The Developer/Applicant shall comply with all applicable DSRSD and City of Dublin Public Works requirements, particularly regarding: A. The elevation of the storm drain relative to the sewer lines. B. The location of the sewer man-holes. They shall be in parking or street areas accessible by DSRSD's equipment. C. Dedication of sewer lines. D. Location and design of the water system valves. 56. The Applicant/Developer shall submit plans for all DSRSD facilities within the project to DSRSD for review and approval. 57. The Applicant/Developer shall submit a water system analysis showing pressures and elevations throughout the development, including a water main linking the Black Reservoir to the development subject to DSRSD review and approval. 58. Prior to issuance of grading permits, the Applicant/ Developer shall submit to the City of Dublin Planning Director proof that Conditions #55, 56 and 57 have been met. EASEMENTS 59. Where the Applicant/Developer does not have easements, he shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the property. Original copies of the easements and/or rights-of-entry shall be in written form and shall be furnished to the Public Works Director. 60. Existing and proposed access and utility easements shall be submitted for review and approval by the Public Works Director prior to the grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. 61. A 10-foot public utility easement shall be shown on the Final Map along all street frontages, in addition to PAGE OF all other easements required by the utility companies or governmental agencies. 62. Where the sidewalk deviates from the curb at the Silvergate Drive entrance, a pedestrian easement shall be dedicated over that sidewalk, subject to review and approval of the Public Works Director. IMPROVEMENT PLANS, AGREEMENTS AND SECURITY 63. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving and utilities, must be constructed in accordance with approved standards and/or plans subject to approval of the Public Works Director. 64. Prior to filing for building permits, precise plans and specifications for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Public Works Director. 65. The subdivider shall enter into an Improvement Agreement with the City for all public improvements. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Public Works Director and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction costs, shall be submitted to, and approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. 66. The subdivider shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code of the State of California. The City of Dublin shall promptly notify the subdivider of any claim, action, or proceedings and shall cooperate fully in the defense. PAGE Of 67. Prior to release by the City Council of the performance and labor and materials securities: A. All improvements shall be installed as per the approved Improvement Plans and Specifications. B. All required landscaping along public streets shall be installed and established. C. An as-built landscaping plan for landscaping along public streets prepared by a Landscape Architect, together with a declaration that the landscape installation is in conformance with the approved plans shall be submitted to the Public Works Director. D. The following shall have been submitted to the Public Works Director: i. An as-built grading plan prepared by a registered civil engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. ii. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. iii. A declaration by the project geologist or soils engineer that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and specifications, and that continuous monitoring was performed by a representative of the soils engineer. iv. A declaration by the project civil engineer or land surveyor that the finished graded building pads are within + 0.1 feet in elevation of those shown on the grading plan (or to any approved modified grades) . DEDICATIONS 68. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. The park land dedication required is approximately 1.98 acres ( .011 acres/dwelling units x number of dwelling units) . PAGE:26.OF 69. The offer of dedication of "B" Street shall be separate from the other offers of dedication. 70. The offer of dedication of "C" Street shall be separate from the other offers of dedication. 71. All street dedications shall include working easements for slopes. OPEN SPACE/COMMON AREAS/LANDSCAPING 72. Prior to release of building permits, the Applicant/ Developer shall prune out all deadwood in the trees to be saved and clean up ground of all deadwood and debris to keep this material from getting into the watercourse. This pruning and removal shall be done in the area lying between the creek (property line to the north) and 50 feet uphill (to the south) of the new chain link barrier. The CC&R's for the project shall establish a program to provide this service at least once a year, occurring prior to October 15th of that year. 73. All building pad elevations shall be above the 100-year water surface level for Martin Canyon Creek. 74. All permanent structures shall be set back a minimum of 20 feet from (a) the top of the bank of Martin Canyon Creek or (b) a 2 (horizontal) to a 1 (vertical) projection from the toe of the creek bank to the top of ground (whichever is greater) as required by the Watercourse Protection Ordinance. Maintenance easement shall be recorded over any portion of lots that encroach within this setback area and potential purchasers of the lots shall be made aware that the City has the right to remove, and not replace, any improvements that are constructed within the easement area. 75. All common area landscaping, landscaped medians, and open space shall be maintained by the Homeowner's Association. 76. The Applicant/Developer shall construct an access road along the existing creek bank. The road shall be approximately located as shown on the Tentative Map. The exact location shall be laid out in the field by the developer and approved by the Public Works Director. The road shall extend from "E" street in the vicinity of Silvergate Drive to the western property line (lands of Blaylock, Gleason & Fletcher) . If the road and creek are dedicated to the City, then this road shall be 12 feet wide compacted aggregate base with drainage improvements as necessary at retaining PAGE40 OF____ walls and swales. No less than one foot uphill from the road, the developer shall construct a 4 to 6 foot high barrier fence subject to review and approval of the Public Works Director. This maintenance road shall have a longitudinal slope of not greater than 20% and shall have a centerline radius of not less than 100 feet. Minimum 12-inch CMP cross-culverts shall be installed under this access road where necessary. The strip of land that lies between the chain link barrier and the northern property line shall be offered to the City of Dublin for public access and maintenance purposes. If the road and creek are to be private, then the road shall be graded a minimum of 8 feet wide with 6 foot wide aggregate base subject to Public Works Director approval. 77. Maintenance of common areas including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, retaining walls, and landslide repair improvements shall be the responsibility of the developer during construction stages, and until final improvements are accepted by the City, and the performance guarantee required is released; thereafter, maintenance shall be the responsibility of a Homeowner's Association, which automatically collects maintenance assessments from each owner and makes the assessments a personal obligation of each owner and a lien against the assessed property. 78. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. 79. Prior to issuance of grading permit visually important trees shall be tagged in the field for protection and preservation and appropriately fenced subject to approval of the Public Works Director. DEBRIS/DUST 80. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. The developer shall be responsible for corrective measures at no expense to the City of Dublin. 81. The developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during the construction period, as determined by the Public Works Director. 82. Areas undergoing grading and all other construction activities shall be watered or other dust-palliative measures used to prevent dust, as conditions warrant. ARCHAEOLOGY 83. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. FIRE 84. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions specified by the Dougherty Regional Fire Authority (DRFA). All such work will be subject to the joint field inspection of the Public Works Director and DRFA. 85. The developer shall comply with all applicable requirements of DRFA including, but not limited to, those related to the following: A. Fire Trail Access B. Fire Buffer Zone C. Weed Abatement D. Fire Sprinklers in Structures outside the 1-1/2 mile distance from the nearest fire station. E. Street Grades F. Fire Impact Fee G. Fire Hydrants and Roads MISCELLANEOUS 86. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 87. Copies of the project plans, indicating all lots, streets and drainage facilities, shall also be submitted at 1" = 400' scale, and 1" = 200. scale for City mapping purposes. 88. This property shall be annexed to the Street Lighting Maintenance Assessment District No. 83-1. _ PAGE Y- 7_ 89. All construction traffic may be subject to specific routing as determined by the Public Works Director. 90. The Developer shall provide unit address information to the satisfaction of DRFA, U.S. Postal Services, and City of Dublin Planning Department. 91. All construction/grading activity at the site shall be restricted to the hours between 7:30 a.m. and 5:30 p.m., Monday through Friday, except as may be approved in advance in writing by the Public Works Director. 92. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of these conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 93. The Applicant/Developer shall work with the Applicant/Developer of the adjacent property Donlan Canyon project site Tentative Map 5962 to provide adequate access and utility connections, to the satisfaction of Public Works Director. 94. The cut and fill pads on the Valley Christian Center site shall be rounded to create a more natural appearance blending with the natural contours of the site subject to approval of the Public Works Director. 95. The approval or creation of any pads on the Valley Christian Center site shall not be construed to authorize any building on the proposed pads. PASSED, APPROVED AND ADOPTED this 27th day of November, 1989. AYES: Councilmembers Hegarty, Snyder, Vonheeder and Mayor Moffatt NOES: None ABSENT: Councilmember Jeffery Mayor ATTEB City Cler PAGES OF • • • • CITY OF DUBLIN (415) 833-6630 100 Civic Plaza Dublin CA 94568 In order to assist Applicants in the preparation of Subdivision Plans (Tentative Maps and Parcel Maps), the City of Dublin has prepared the following list of Subdivision Conditions of Approval that have typically been applied to subdivisions. This list should not be considered all-inclusive. • This list should be used as a guide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of Subdivision plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORSE CONDITIONS OF APPROVAL FOR SUBDIVISIONS ARCHAEOLOGY: 1. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. BONDS: 2. Prior to release by the City Council of the performance and labor and materials securities: a. All improvements shall be installed as per the approved Improvement Plans and Specifications. b. All required landscaping shall be installed and established. 3. An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Public Works Director/City Engineer . 4. Grading of the subject property must conform with the approved Grading Plan and the recommendations of the soils engineer to the satisfaction of the Public Works Director/City Engineer. 5. The following shall have been submitted to the Public Works Director/City Engineer : • 3 1 n ANT I A H Rev: 5/17/89 � a� PAGELLOF_..__ • • • a. An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. b. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. c. A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 6. Performance, labor, and material securities to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping, shall be provided and approved by the Public Works Director/City Engineer prior to approval of the Final Map. CREEK: 7. Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two- horizontal-to-one-vertical slope begun at the toe of the slope in the Creek (whichever is more restrictive.) DRAINAGE: 8. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being picked up by an approved drainage system. 9. Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. 10. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. 11. Under-sidewalk drains shall be provided to allow on-site drainage to be tied in, should the need arise. DEBRIS: 12. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. Subdivider shall be responsible for corrective measures at no expense to City of Dublin. DUST: 13. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-pallative measures may be used, to prevent dust, as conditions warrant or as directed by the Public Works Official. 14. Dust control measures, as approved by the Public Works Director/City Engineer shall be followed at all times during grading and construction operations. . - 2 - Rev: 5/17/89 • PAGE 5°�OF-_..— • EASEMENTS: • 15. The land divider shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the land division. Copies of the easements and/or rights-of-entry shall be in written form and be furnished to the Public Works Director/City Engineer. 16. Existing and proposed access and utility easements shall be submitted for review and approval by the Public Works Director/City Engineer prior to Final Map approval. These easements shall allow for practical vehicular and utility service access for all lots. EROSION: 17. Prior to any grading of the site, and in any case prior to filing a Final Mao, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post- construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Public Works Director/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall attempt to insure that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP: 18. Prior to filing the Final Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage • facilities both on- and off-site), and erosion and sedimentation control, shall be • approved bythe Public Works Director/City Engineer. FIRE: 19. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 20. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Public Works Director/City Engineer and Dublin San Ramon. Services District. - 21. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. - 3 - Rev: 5/17/89 PAGE OF___ • FLOOD CONTROL: • 22. Comply with Alameda County Flood Control District requirements. 23. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation be above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. FRONTAGE IMPROVEMENTS: 24. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. FUTURE CONFORMANCE: 25. The design and improvements of the Tract shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design and storm drainage facilities inside and outside the Tract, grading of lots, the boundaries of the Tract, and shall show compliance with City standards for roadways. GRADING: 26. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No cut or fill slopes shall exceed 2:1, unless approved by the project's Soils Engineer and reviewed and approved by the Public Works Director/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation, where visible from public areas, in order to create or maintain a natural appearance. 27. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. 28. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Public Works Director/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Public Works Director/City Engineer. - 4 - Rev: 5/17/89 • • • PAGE OF____ • 29. If grading is commenced prior to filing the Final Map, a surety or guarantee, as determined suitable by the Public Works Director/City Engineer, shall be filed with the City of Dublin to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 30. Any grading on adjacent properties will require written approval of those , property owners affected. 31. Street grades shall be no more than 12% maximum, with 6% grades at intersections, unless otherwise approved by the Public Works Director/City Engineer. 32. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the Public Works Official. 33. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the Public Works Director/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. HANDICAPPED ACCESS: 34. Handicapped ramps and parking shall be provided as required by State of California Title 24. IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 35. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." 36. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving, and utilities, must be constructed in accordance with approved standards and/or plans. 37. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 38. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Public Works Director/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 39. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subidvision Improvement Agreement. - 5 - Rev: 5/17/89 • • PAGEOF MpZNTENANCE OF COMMON AREA: • 40. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, depending upon how maintenance is to be handled. MISCELLANEOUS: 41. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1"— 400-ft. scale, and 1"— 200-ft. scale for City mapping purposes. 42. The subdivider/developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. NOISE: 43. Construction and grading operations shall be limited to weekdays (Monday through Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in writing by the Public Works Director/City Engineer. PARKLAND DEDICATION: 44. The subdivider shall dedicate land or pay fees in lieu of park dedication to the City of Dublin as is required by the Subdivision Ordinance. PUBLIC IMPROVEMENTS: 45. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. STREETS: 46. The street surfacing shall be asphalt concrete paving. The Public Works Director/City Engineer shall review the project's Soils Engineer's structural pavement design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director/City Engineer. The Developer's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. 47. An encroachment permit shall be secured from the Public Works Director/City Engineer for any work done within the public right-of-way, where this work is not covered under the Subdivision Improvement plans. - 6 - • Rev: 5/17/89 • • PAGE OF- • STREET T LIGHTS: 48. Install street light standards and luminaries of the design, spacing, and locations, approved by the Public Works Director/City Engineer. STREET T SICNS: • 49. The subdivider shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. STREET 50. Street trees, of at least a 15-gallon size, shall be planted at the minimum ratio of two trees per lot along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks shall be provided with root shields. TITLE: 51. A current title report and copies of the recorded deeds of all parties having any record title interest in the property to be divided and, if necessary, copies of deeds for adjoining properties and easements, thereto, shall be submitted at the time of submission of the Final Subdivision Map for the Public Works Director/City Engineer. UTILITIES: 52. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards. 53. Prior to the filing the Final Map, the subdivider shall furnish the Public Works Director/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. • 54. The Dublin San Ramon Services District shall review and approve the • improvement plans as evidenced by their representative's signature on the Title Sheet. WATER: 55. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. - 7 - Rev: 5/17/89 PAGE2 OF— • 56. Any water well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed, or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted (at 443-9300) for additional information. ZONING: 57. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. • • - 8 - Rev: 5/17/89 • • • • • • PAGE f.E OF--- ... ���.___.' CITY OF DUBLIN ' P.O.Box.2340 (415)829 4600 Dublin,CA 94568 Planning Department (415) 829-4916 6500 Dublin Blvd. Suite D Eff.: 1/84 Dublin CA 94568 PLANNING APPLICATION FORM Notes to Applicant: • * Please discuss your proposal with Staff prior to carpleting the Planning Application form. * All items related to your specific type of application must be completed. * Since this is a comprehensive application form, sore of the items might not apply to your specific application. * Please print or type legibly. * Attach additional sheets if necessary. I. ITHORIZATION OF PROPERTY OWNER . A. PROPERTY OWNER: In signing this application,_.I, as property owner, have full legal capacity to, and hereby do,authorize the filing of this application. I understand . that conditions of approval are binding. I agree to be bound by those conditions, subject only to the right to object at the hearings or during the appeal period. Name: Donald L. Bren Company Capacity: Property Owner Address: 6601 Owens Drive, Suite 250 Daytime Phone: (415) 463-2288 . r-Ple s to , CA 94 6 ( ) Signature: A Date: September 22, 1989 B. APPLICAaT OTHER THAN PROPERTY OWNER: In signing this application, I, as applicant, represent to have obtained authorization of the property owner to file this application. I agree to be bound by conditions of approval, subject only to the right to object at the hearings on the application. If this application has not been signed by the property owner, I have attached separate documentation of full legal capacity to file this application and agreement to conditions of approval, subject only to the right to object at the hearings or during the appeal period. Name: Capacity: Address Daytime Phone: ( ) RAVI-1l( ( ) RECEIVED Signature: Date: SEP 2 61989 DUBLIN PLANNING II. CERTIFICATION owner to file this application. I certify that I have the authorization of the property_ pP I further certify that the information and exhibits submitted are true and correct. Name: Donald L. Bren Company Capacity: Corporate Assistant Secretary Address: 6601 Owens Drive, Suite 250 Daytime Phone: (415) 463-2288 Plea, on CA 56 _ ( ) Signature: Q})n\ Date: September 22, 1989 Director: Land Acquisition/Forward Planning At. . T iiMENT S k_ (OVER) 4 , 1-..(IS KA' +14 " gal 0. HANSE_N HILL PROJECT DESCRIPTION As part of the proposed Hansen Hill subdivision, the Bren Company is requesting the approval of ten residential lots suitable for construction of custom homes. The lots are located primarily within the limit of grading necessary to construct the loop road required by the existing General Plan. The General Plan Amendment boundary generally follows the back of curb of the roadway or the rear property line. The exception to this is the area behind lots 189 and 190, which was included as it is part of the watershed for those lots. No additional grading or tree removal occurs other than that needed f or the road. The homes will be required conform to the graded topography. to be designed to BENEFITS TO THE CITY The inclusion of custom home lots in the Hansen Hilldsub- division allows the City of Dublin to provide build designation that gives its citizens the opporideide a a Y their "dream home" in the community. The vast majority of new home construction in the City is builder designed, production type. The availability of custom lots in a subdivision adds to the range and variety of housing types offered within the City. RECEI ED SEP 2 61989 DUBLIN PLANNING PAGE k2:t1F._ .-, CITY OF DUBLIN AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: April 16, 1990 SUBJECT: Public Hearing: Establishment of a Right-of-Way Line for a Two-Lane Access Road Connecting to the Hacienda Interchange and parallel to Interstate 580 REPORT BY: Lee Thompson, City Engineer Dennis Carring4E, Senior Planner EXHIBITS ATTACHED: Exhibit A: Resolution recommending City Council adoption of a Mitigated Negative Declaration Exhibit B: Resolution recommending City Council adoption of a Resolution of Intention to establish the right-of-way line Exhibit C: Proposed Right-of-Way Line Exhibit D: Proposed Cross Section Exhibit E: Description of Proposed Right-of-Way Line Attachment 1: Environmental Assessment Initial Study Attachment 2: Negative Declaration RECOMMENDATION: 1) Open Public Hearing 2) Receive Staff presentation and public testimony 3) Question Staff and the public 4) Close Public Hearing and Deliberate 5) Adopt Resolution recommending City Council adoption of a Mitigated Negative Declaration 6) Adopt Resolution recommending City Council adoption of a Resolution of Intention to establish the right-of-way line FINANCIAL STATEMENT:No direct financial impacts would occur from the recommended action. Costs to the City as a result of the road would depend on the financing mechanism selected for this project. A separate action would be required by the City Council to authorize financing of the project. The required traffic study for the project cost $4,700 and was within the Engineering operating budget. The remainder of work is City Staff time, also budgeted under the operating budget. DESCRIPTION: In order to facilitate the opening of the Hacienda Road interchange and to expedite additional access from the downtown areas of Dublin to Tassajara Road, a two lane access road has been proposed from the Southern Pacific Railroad Right-of-Way east of Tassajara Road. ITEM NO. &y COPIES TO: Planning Files PAGE/OF=� r1 /� City Staff, including TJKM, the City's traffic engineer, has examined the area and prepared recommendations for the right-of-way line (See Exhibit C). Need The Hacienda Drive interchange at Interstate 580 is partially constructed at this time. Federal Highway and CalTrans regulations require that a road parallel to Interstate 580 north of the Hacienda Drive interchange running from Tassajara Road to Dougherty Road must be constructed and open to traffic prior to the opening of the interchange. The requirements do not specify how far or close the parallel road must be from Interstate 580. It does require that the parallel road must have one lane in each direction and connect directly to Interstate 580 at the existing and future interchanges. A two lane parallel road will offer the following benefits to Dublin's circulation and traffic flow: 1) The Hacienda interchange can be completed and open to traffic, thus providing alternative circulation routes into Dublin and Pleasanton. 2) Internal circulation will be provided in the area east of Dougherty Road to Tassajara Road, which will provide additional circulation links from downtown Dublin to the eastern area, and reduce the community's dependence on the Dougherty Road/Hopyard interchange. 3) Access will be provided to the future BART east station site (Dublin) from the downtown area of Dublin, as well as access to the future BART site from the east, which does not currently exist. Size/Capacity Exhibit D depicts the proposed cross section of the parallel road. Preliminary evaluation of the road calls for two traffic lanes for a paved section of forty feet within a fifty-five foot right-of-way. The fifty-five foot right-of-way will be able to accommodate approximately 17,500 average daily trips (ADT). A description of the proposed right-of-way line is contained in Exhibit E. Impacts The construction of the two lane access road will have minimal impact to the property within the proposed right-of-way line. The area which makes up the right-of-way line is presently vacant and is owned by the Federal Government (Camp Parks), Alameda County and Southern Pacific Transportation Company. (Representatives from both of the governmental bodies have been involved with the establishment of this right-of-way). -2- PAGEaOFZS The establishment of the right-of-way line from the Southern Pacific Railroad right-of-way to Tassajara Road will not adversely affect any existing businesses or other properties. Timing No precise schedule has been established for construction of the road. Through a cooperative effort between Alameda County and the Cities of Dublin and Pleasanton, it is possible that the road may be constructed within the next two years. Costs Preliminary estimated costs for design, improvement and environmental mitigation of the road will be approximately $3 million, including the two lane roadway link between this access road and the Hacienda Interchange. Financing agreements between the various parties will require separate action by the City Council. Recommendation Based on the information presented in this report, the City Engineer believes that the proposed right-of-way line is appropriate and recommends that the Planning Commission adopt a resolution recommending that the City Council adopt a 1) Mitigated Negative Declaration and 2) Resolution of Intention to estabilsh the right-of-way line. -3- PAGE 3 OF. RESOLUTION NO. 90 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE CONCERNING THE RIGHT-OF-WAY LINE FOR A NEW TWO LANE ACCESS ROAD CONNECTING TO THE HACIENDA INTERCHANGE AND PARALLEL TO INTERSTATE 580 WHEREAS, the California Environmental Quality Act (CEQA) , as amended together with the State ' s administrative guidelines for implementation regulations, requires that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, pursuant to Public Resources Code Section 21000 et seq. a Mitigated Negative Declaration of Environmental Significance has been prepared by the Dublin Planning Department with the project specific mitigation measures outlined in Staff ' s Initial Study of Environmental Significance dated April 12 , 1990, regarding Circulation; and WHEREAS, the Planning Commission did review the Negative Declaration of Environmental Significance and considered it at a public hearing on April 16 , 1990; and WHEREAS, proper notice of said public hearing was given as legally required; and WHEREAS, the Planning Commission determined that the project (Two Lane Access Road Connecting to the Hacienda Interchange and parallel to Interstate 580 right-of-way line) has been changed by the Applicant and/or the Applicant has agreed to provide mitigation measures resulting in a project that will not result in the potential creation of any significant environmental impacts identified in the Initial Study of Environmental Significance. NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission recommends that the City Council find that the Negative Declaration of Environmental Significance has been prepared and processed in accordance with State and Local Environmental Law and Guideline Regulations, and that it is adequate and complete. PASSED, APPROVED, AND ADOPTED this 16th day of April, 1990 . AYES: NOES : ABSENT: Planning Commission Chairperson Planning Director EXHIBITA. PAGE `�OF 2,...._g . • . /Th /1 RESOLUTION NO. 90 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THE CITY COUNCIL ADOPT A RESOLUTION OF INTENTION TO ESTABLISH A RIGHT-OF-WAY LINE FOR A TWO-LANE ACCESS ROAD CONNECTING TO THE HACIENDA INTERCHANGE WHEREAS, the City of Dublin has identified a need to establish additional circulation facilities to the eastern portions of Dublin; and WHEREAS, the City Council of Dublin adopted Resolution No. 44-90 initiating a study to establish a right-of-way line from the Southern Pacific Railroad right-of-way to Tassajara Road; and WHEREAS, the Planning Commission did hold a public hearing on April 16, 1990; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and a Mitigated Negative Declaration of Environmental Significance has been recommended for adoption (Planning Commission Resolution No. 90- ) for this project, as it will have no significant effect on the environment; and WHEREAS, the Planning Commission did receive a report from the City Engineer recommending that the City of Dublin establish a right-of-way line as required by Ordinance 44-87 governing the establishment of right-of-way lines; and WHEREAS, the Staff Report was submitted recommending that the Planning Commission recommend that the City Council adopt a resolution of intention to establish a right-of-way line; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth; and WHEREAS, the right-of-way line is appropriate for the subject property in terms of being compatible to existing and proposed land uses and conforming to the underlying land use designation and it will not overburden public services; and WHEREAS, the right-of-way line will not have a substantial adverse effect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvement. PAGE-1 OF Z8 NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission does hereby recommend that the City Council adopt a resolution of intention to establish a right-of-way line as described on the attached Exhibits C, D and E. PASSED, APPROVED, and ADOPTED this 16th day of April, 1990 . AYES : NOES : ABSENT: Planning Commission Chairperson Planning Director PAGE fe.,.OF KEY: * • nnin Proposed Parallel Road Alignment 1,1 N ) c. PARK RESERVE Cil ,a,' L LI FORCES Immo ( , o TRAINING AREA PARALLEL RD. CO U I = 680 N�fRM LN. Me�Jo Sc,,, 41-Tcr. L. \V OWENS OR. —' fry PIMLICO DR P� s � o z i 2 < N HACIENDA INTERCHANGE T aw FIGURE PARALLEL ROAD VICINITY MAP / 1 TRAFFIC STUDY 5 5 'R.OW. / 8' 12' 12/ 8 5kbu.y,ER 'MA', .L -nzaveL LAUE LANE 11111E 11I t NI-IillllIII�Il1=111=L1=111=II II-=--.11 = 40'PAVED Arnow PROPOSED CSS SECTION EXHIBIT D Y PAGE_.Of_S COUNTY OF ALAMEDA DESCRIPTION • Real Property to be conveyed to the City of Dublin, a Municipal Corporation, by the United States of America for the extension of Dublin Boulevard . Map: No . 35140 APN: 946-15-1-5 (Por . ) October 20, 1988 All that certain real property situated in the City of Dublin, County of Alameda, State of California , described as follows : A strip of land of the uniform width of 160 feet measured at right angles , and lying 65 feet southerly of , and 95 feet northerly of the following described line: COMMENCING at the southeasterly corner of Tract 4978 , as said Tract was recorded June 5 , 1984 , in Book 144 of Maps , at Page 3 thru 5, Office of the Recorder, County of Alameda, said point also being on the southwesterly line of that certain parcel of land described as Parcel No. 3 in the deed from Southern Pacific Transportation Company , a Delaware Corpora- tion , to the County of Alameda , in a deed dated November 27, 1985 and recorded December 12 , 1985 as series No . 85-2 64 88 9, Official Records of Alameda County, thence northwesterly along the southwesterly side line of said Parcel No. 3, and the easterly line of said Tract 4978, North 46° 29 ' 26" West, 49.77 feet; thence leav ing said sidelines, South 88° 47 ' 37" East , 148. 58 feet to a point on the northeasterly sideline of said Parcel No . 3 and the TRUE POINT OF BEGINNING ; thence continuing , South 88 ° 47 ' 37" East , 1109.89 feet to a tangent curve to the left ; thence along the arc of said curve , having a radius of 2000.00 feet , through a central angle of 38° 27 ' 31" , an arc length of 1342. 46 feet; thence on a course tangent to the previous curve, North 52° 44 ' 52" East, 797. 72 feet to the center line of Arnold Road ( formerly Oxsen Road , County Road No. 7292 and 7694 ) , said point bears South 1 ° 23 ' 25" West , 589. 00 feet from concrete monument Number 28 as shown on Record of Survey No. 385, filed October 28, 1970 , in Book 8 Records of Surveys at Page 27 thru 29, Office of the Recorder , County of Alameda. EXHIBIT PAGE OF Side lines of said strip of land to be lengthened or shortened so as to terminate on the West at the northeasterly sideline of said Parcel No. 3 , land to the County of Alameda (8 5-2 64 88 9) , and on the East at the westerly sideline of Arnold Road as it exists now. Sip LAND son. v� ,c\s\c,E T. coZt,O vo • Pr e pa r ed By : �,",� • `C..{f, .A.r•4 Terrence T. _ Cnruinrs_ 5099 L. S. 5099 e KPrRes 4/30/9 s� 97E OF CAL1 �� P ' PAGE DI . 1 r i' N r H M p 2 a I. CO 3 U m fry In .00106S ('pz ev3SX0 J.1anwyoj) 4Y O-,or,bd d r0<. •?f 1 a s j ° a U1 a N1boN OL _ a aQ Ui CO a M 2_ a Q V au M- to U m Z. d o O 0.. an a Q N Fb9?4' f ,bN n .__I W Jo30, 'P. ///1� M a C` .tt d 0' 'd y y_ u Q ,J y Li > p�@ N ti Q d ��V • Y I-- Z Z m •Do/ D CO e O D t Li 1-f 0 F- .1— OYD?J AJY34n.o $ a y H S PAGE b OF'' A DATE OCT.20,19S SCALE DF9 au[O °"` PLAT TO ACCOMPANY �_� THOM SON,.c bOo'O r'T.`.CHECKED LEGAL DESCRIPTION FRD,fCT f.:NOR. Co 3346 COUNTY OF ALAMEDA DESCRIPTION Real Property to be conveyed to the City of Dublin, a Municipal Corporation, by the County of Alameda Map: APN: 946-15-1-5 (Por.) April 11, 1990 All that certain real property situated in the City of Dublin, County of Alameda, State of California, described as follows: A strip of land of the uniform width of 110 feet measured at right angles, and lying 65 feet southerly of, and 45 feet northerly of the following described line: COMMENCING at the southeasterly corner of Tract 4978, as said Tract was recorded June 5, 1984,in Book 144 of Maps, at Pages 3 thru 5, Office of the Recorder, County of Alameda, said point also being on the southwesterly line of that certain parcel of land described as Parcel No. 3 in the deed from Southern Pacific Transportation Company, a Delaware Corporation, to the County of Alameda, in a deed dated November 27, 1985 and recorded December 12, 1985 as series No. 85- 264889, Official Records of Alameda County, thence northwesterly along the southwesterly side line of said Parcel No. 3, and the easterly line of said Tract 4978, North 46°29'26" West, 49.77 feet; to the True Point of Beginning; thence, leaving said sidelines, South 88°47'37" East, 148.58 feet terminating on the northeasterly sideline of said Parcel No. 3. Side lines of said strip of land to be lengthened or shortened so as to terminate on the West at the southwesterly sideline of said Parcel No. 3, land to the County of Alameda (85-264889), and on the East at the northeasterly sideline of said Parcel No. 3, land to the County of Alameda (85-264889). PAGE ± OF Cou1JTY OF- ALAMEDA No ScAL� G/aMP PARKS VSS.A• \° PARIkL, �k3 ER i£S 05-ZG483 �(=oRHFRL`(S.P.R.R.) Po.g.-Z S 88�47'37'E -kAcT 4'176 I•48.sg' 144 N1 3 ' 99>, 29. mac,. SEE: OR. Iv rfracr a•+7e PAGELOF Z. arr. APRI L. IZ 199D MUNICIPAL ENGINEERING SAN TINA RAILROAD ENGINEERING scue rl.-r5. SURVEYING _ THOMPSON,rNC. PLANNING PAW er. -1'H.M. 1355 WILLOW WAY, SUITE 280 • CONCORD, CA. 94520 CN?.MIU 8$ COUNTY OF ALAMEDA DESCRIPTION Real Property to be conveyed to the City of Dublin, a Municipal Corporation by the United States of America Map: APN: 946-15-1-5 (Por.) April 11, 1990 All that certain real property situated in the City of Dublin, County of Alameda, State of California, described as follows: A strip of land of the uniform width of 55 feet measured at right angles, and lying 10 feet southerly of, and 45 feet northerly of the following described line: Beginning in the centerline of Arnold Road(formerly Oxsen Road, County Road No. 7292 and 7694), said point bears South 01°23'25" West, 589.00 feet from concrete monument number 28 as shown on Record of Survey No. 385, filed October 28, 1970, in Book 8, Records of Surveys at Pages 27 thru 29, Office of the Recorder, County of Alameda; thence, North 52°44'52" East, 156.32 feet to a tangent curve to the right; thence along the arc of said curve, having a radius of 2,000.00 feet, through a central angle of 38°28'23", an arc length of 1,342.96 feet; thence on a course tangent to the previous curve, South 88°46'45" East, 4,674.48 feet to the westerly right-of-way line of Tassajara Road (County Road No. 2568), said point bears, South 14°30'58" West, 143.58 feet from Tass 2, a monument as shown on Record of Survey No. 385, filed October 28, 1970, in Book 8, Records of Surveys at Pages 27 thru 29, Office of the Recorder, County of Alameda. Side lines of said strip of land to be lengthened or shortened so as to terminate on the West at the northeasterly sideline of said Arnold Road as it now exists, and on the East at the westerly sideline of Tassajara Road as it exists now. PAGE 1. OF S � r N It 0 It 0. N o 5 9952 'ON 08 a7 o trod—tf firs vj. 41 Md 0 c Z UJ a W lL -, 0 v- 6� } u Z ci Ui 5 0 0 _ w Q J N J p N Q vl *m 0 o 0 cs, N 1 NQ V * 00•b8S �,o�L 262L r;001 •a21 •0, --- / (.02J 025xo 1C5311wboy)OVob o17•01 PAGE OF aim APR II IZi IggD RAILROAD NGIN ENGINEERING SANTINA RAILROAD ENGINEERING SC4LF' til. rs, SURVEYING PLANNING THOMPSONINC. M4IW9. T.H•M, CHFCKm er 1355 WILLOW WAY, SUITE 280 • CONCORD, CA. 94520 02S176 'V,3 'QXOONOO 4 .9Z 3,LI11S AVM M0771M S^l '3NI NO SJIV OIILL BNINNY'Id W H� �e V1/ILL P1 VS 9NIC8AIIIISou S�.,y 3,�5 �HIfl83AIIJN3 Qtl02I'IIVB ONRI83NION3 TV,113INf1NI Obbl (LI libdb' .pro __ — AFOOLO R040( roRMERg( oxsco R O.) 5 01°23'25_"\n/ --— Lo. RD. No:3 7Z92 740a4 — — —581.00 m Ca 8 L rz--). v„ FA A NN i%m, oz D N_ 0 " J r D f9 o c CA 0 n Cl A 0 C1 C 7 Z D I { A 6 x m o -a. 0 c 11 RI D r z D o m Z``\ 0 - z 'o 0 _ ` m -(' T aeA— uao A554.1 IP �- CE_ co.go. Na. 2s e 3 L o u A wAN wm b 0 n tn G J c (� ..-w•..erbm:,.xbJeHJ •.:.:w.t•�YY..... - �r • • CITY OF QUBLIR PA No., Nix ENVIRONMENTAL' ASSESSMENT FORM, (NTtr1tM (Pursuant to Public Resources Code Section 21000 et sec.) Based on the project information submitted in Section 1 General Data, the Planning Staff will use Section 3, Initial Study, to determine whether a Negative Declaration or an Environmental Impact Report is required. SECTION 3. INITIAL STUDY - - - to be completed �b__--by the PLANNING STAFF Name of Project or Applicant SS R(,�D COkujecrik14 A. ENVIRONMENTAL SETTING- Description of project site before the project, including information on: topography; soil stability; plants and animals;historical, cultural, and scenic aspects; existing structures;and use of structures RAT t)Iuvefiert net ARC -ruvroatt CAMP Ftp. .61,11b A.LA". G& m/ i Fizelpextse • _p O.1'e-1-T .1csa•-, l •T r_ Aare tS•ut ►me L_ • Description of surrounding properties, including information on: plants and animals; historical, cultural, and scenic aspects; type end intensity of land use; and scale or development. jRppEzTk{ T -n-ts LIL - -k gB/ (),S �To n►1� Cc* K r 4,12 En -TO E �s Ltd► B. ENVIRONMENTAL IMPACTS - Factual explanations of cll answers except"no" are re-. quired on attached sheets. CaviDO NENT IMPACTS SCALE OF IDTaACP NO QUALIFIED YES UNMO,NN NO 1 t t • 1� I1F o l01 I2I (5 I 1 l ` t 1.0 WATER I 1.1 Hydrologic Balance Will construction of the project alter the hydro- x logic bolonce? 1.2 Ground Worer Will the project effect the quality or quantity of )/ I ground water supplies? � 1.7 Depth to Water Table Will the rate of wort,withdrawal change the depth `. I or gradient of the water table? �( 1.4 Drainage and Channel Form Will construction impede the natural drainage patters or se alteration of stream channel form? X •I • 1.5 Sedimentation Will construction in an a result i major sediment �/ I Influx into adjacent water bodies?n /� 1 1.6 Flooding Will there be risk of loss of life or property due I ro floedin 7 ' • A-5 PAGE IL'.OF Cp NENT 7I41PACTS SCALE OF IMPACP • NO QUALIFIED YES UNKNOWN NO + + !pi to . • a 1 I 1 F 01k 101 • 1E115 • 1.7 Water Quality Doe,drinking water supply foil to meet,rare and federal slendords? Will sewage be inaieyatoly occommehted and y I I treored? /� Will receiving waters foil to me-or loo,l,sr.:•a and �/ t . ' federal standards? /� . • ' Will ground water suffer contamination by avfu:e seepeas,intrusion of salt or polluted...stet from • adjacent water bodies or from another contn,imrcd X • aquifer? .___ • 2.0 AIR • '2 1 Air Pollution_ Will there be generation and dispersion of pollutants . by project relored activities or in pro r.it-.re,r::e I • project which mill ercecd store n:r_esiro a. - !Y` ' quality standards? 2.2 Wind Alteration Will structure and terrain.impede prescilirc wind flow m-.,sing channeling along certoin cornls-s or `I obstruction of wind movements? ,Z` • 3.0 EARTH 3.1 Slope Stability Are there potential dangers related to slope NI-se,?_• • 3.2 Foundation Support Will there be risk to life or property•ec-ause of excessive deformation of mo+eriols? . 3.3 Consolidation Vlill there be risk to life or property beconse Cl i • . excessive consolidation of foundarhr rnreinl,? I 3.4 Subsidence Is there risk of major ground subsid,:n,-.a rigor tared 1 1 - with the project? ( + 3.5 Seismic Activity Is there risk of damage or loss revolting ion.,,earth- • 1 1 quoSc activity? t t 3.6 Liquefaction V/ill the project cause or be exposed to liquefacr!on of soils in slopes or uodcr foundaN-w? I 3.7 Erodibiiiry ' Will these be substantial loss of soil r•c,'o can- .n- �/I i srruction practices? /� 3.8 Permeability Will the permeability of soils ossocmn!wi,h the 1 project present adverse conditions,elarve Sr de- X i . velopment of wells? , 3.9 Unique FeaturesWill any unique geological features be damaged 1( or destroyed by project ncriviries? /' 3.10 Mineral Resources Are there geologic deposits of porenrinl n,m-ercinl ,I value close to the project? JY, 4.0 PLANTS AND ANIMALS • • 4.1 Plant and Animal Species Are there rare or endangered species ptatant? - X Arc there species pre c,t which are pq.tic•slnrly susceptible • `I 1 to impact from human activity?? �( Is there vegetation present,.the!oss of which will v 1 I deny food or habiror to important wild:ife»cotes? ^ I I Are there nuisance species of plant or animals for 1 1 • which conditions will be improved by she project? X t , ' 4.2 Vegetative Community Typos Are there any unusual populations of pions that may v be of scientific interest? /� 1 I Are there vegetative community types v.hich con y 1 1 particularly susceptible to impact from 4umon ecrivity? /A t t Are there major trees or major vegrtntino tiler will 1 I 1 l he ell•.<:rly affected by the prof-ct? 1 I Are these veg='o•i.e rn muniry tyres tse loss • • of which Will deny!nod or habitat tr.ir^,^tort v:iiili:e X( or to a substantial numb--of,'i'•-r,._ -,oi;. '`__ 4.3 Diversity Is there subsro,anl diversity in rh.,n-ft .. „o i:l •J os reflected in the number and type e,,e,r:.nr,T-I X species p'esenr or the three-dimrnsioenlr.:r-r ierr-n: of plant species present. • L WIZ.OFF . A_6 • • • COMPONENT 7NPACTS SCALE OF IMPACT NO QCALIFIID "YES UNKNOWN • NO f • t • ICI to al �IF ol101� • • • 1 t15 1 1_ T 5.0 FACILITIES AND SERVICES - • 5.1 Educotionol Facilities Will projected enrollments adversely affect the ex- . ist ing or p-oposed facilities in terms of spacing for all activities,Including classrooms,recreational oreos, and staffing needs? Will the project impact the pupil/teacher ratio so as to impede the learning process? Is the school located such that it presents a hardship Y 1 I fora portion of the enrollment in terms of travel time, /` 1 1 distance,or safety hazards? 1 I • 5.2 Commercial Facilities Will there be an inadequate supply of and access to m cial facilities for the project? /l 5.3 Liquid Waste Disposal Are provisions for sewage capociy inadequate for the needs of the project without exceeding quality x standards? Will the project be exposed to nuisances and odor v associoted with wastewater treatment plants? /� 5.4 Solid Waste Disposal Is there inodequoto provision for ditpov,l of solid wastes generated by the project? 5.5 Water Supply Is there inadequate quantity or quality of water supply to meet the needs of the project? 7� 5.6 Storm Water Drainage Will storm toter drainage be inadequate to prevent downstream flooding and to meet Federal Stote and loco!standards? 5.7 Police Will the project.,additional population,facilities, or other feotures generate an /�,increase in police service:�/ • or Bate a police hozord? 5.8 Fire Will the project's additional populolion,facilities, or other teotcre,generate an increase in fire services X( or create a fire hazard? 5.9 Recreation Will the project hove inadequate facilities to meet v the recreational needs of the residents? (� 5.10 Cultural Facilities Will cultural facilities be unavailable to the project residents? • 6.0 TRANSPORTATION 6.1 Transportation Facilities Are the traffic demands on adjacent roads currently • of or above copoclty? If not,will the traffic gen- erated by the project cause the adjacent roods to each or exceed capacity? Are the other transportation facilities which serve the I 1 project inadequate to occommodcte the projects Xj travel demands? I I 6.2 Circulation Conflicts Will design of the project or conditions in the surround- ing a accidents due to circulotion conflicts? �l 6.3 Rood Safety and Design Will project residents and users be exposed to increased occident risks dun to roodwoy and,tract design or lack of troll in controls? JA- 7.0 HEALTH 7.1 Odors Will the project be exposed to or generate any intense X odors 7.2 Crowding and Density Will the residents and users be exposed to crowding or \i high denary in their physical living environment? /� 7.0 Nuisances Will the project be exposed to or generate factors that / may be considered os es? /C 7.4 Structural Sofey Will design and proposed construction techniques fail to meet state end local building nodes? 8.0 NOISE 8.1 Noise Levels Will the project be exposed to err generate adverse X noise levels? 8.2 Vibrations Will the project bo exposed to vihratiens nnnoyiog to humans? • PACE.LL OF z • ODMFONENT IMPACIS .SCALE OF IMPACT NO QUALIFIED YES UNKNOItiV • NO i t - II10 • aII aIF OIo1� 018121 5 1.'- 1..1 • 9.0 COMMUNITY CHARACTER 9.1 Community Organization Will the project disrupt on existing set of �( 1 orgonienlions or groups within the community? !` ! 9.2 Homogeneity and Diversity Will the project change the character of the community in terns of distribution or concentration X of income,ethnic,housing,or age group? •_ _ 1_ 9.3 Community Stability and Will the project bo exposed to or generoto an • Physical Conditions area of poor stability aril ph f.icol conditions? . 10.0 VISUAL QUALITY • 10.1 Views Wilfresidenls of the surrounding or eo be adversely �J affected by views of or from the project? fl Will the project residents be odversely affected by v viws of or horn the r unding n - J� 10.2 Shadows Will the project be exposed to or generate excessive x . - shodows? I� • 11.0 HISTORIC AND CULTURAL - • RESOUICES 11.1 Historic and Cultural Will the project involve the destruction or oiler • - Resources otion of o historic resource? Will tF.e project result in isolndon of a historic I resource• from its surrounding environment? 1 . ; r mi the.project introduce physical,n s uol,audible (o osphert elements rhnr ore not in character with , I I - ohistoric resource or it setting? 1 11.2 Archaeological Sites Will the project involve the destruction or alteration I .I and Structures of en arehocolo3icol resource? t 1 Will the project result in isolation of cn archaeological A'I - I 1 . Will the project introduce physical,visuol,audible _ I I • ' or atmospheric elements that ore not in character with `- I l no archaeological resource or its setting? X 12.0 ENERGY 12.1 Energy Requirements Are there potential problems with the supply of 1/ ' energy required for the project? • /� Will the raergy requirements exceed the capacity �/ - of the aK utility company? /� ' Will there be a net incr c energy used for the project compared to the no project alternative? X 12.2 Conservation Measures Does the project planning and dosir,e foil to include available amrgy conservation rr.,.urn.. ,X` 13.0 LAND USE 13.1 Site Hazards Do conditions of the site,proposed site development, or surrounding oreo creole potentially hazardous situ- ations? ------1—I I 13.2 Physical Threat. Will the project or the surrounding urea create o feeling . of inse urity and physicol threat omnnd the residents \/ nod u cn? JC 13.3 Sanitary Landfill Wil!the project he exposed to structured derang n surface and g-o and w. r pollution �/ or other�n c a et with a unitary landfill? 13.4 Waterways Will the project noffectca existing veter.oy through filling,dredging,draining,curvetting,vn:tc dis- charges,Tess of visual quoliry or other land use— X prcrices7 1 PAGE.a pF?8 A-8 • COMPONENT 'IMPACTS SCALE OF IMPACT NO QUALIFIED YES UNKNOWN NO rt Ica I 1p �IIaIF . 01101� IQ11 I- Iz I5 II II II Other Environmental Components. + . • C. MANDATORY FINDINGS OF SIGNIFICANCE QUALIFIED NO NO YES UNr4:CWN (I) Does the project hove the potential to degrade the 1111 quality of the environment, substantially reduce the habitat of a fish cr wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods or California history cr prehistory? �( (2) Does the project hove the potential to achieve short- term, to the disadvantage of long-term, environmental goals? . . X (3) Does the project have impacts which are individually limited but cumulateively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the l( environment is significant.) /� (4) Does the project have environmental effects which v will cause substantial adverse effects on human !e beings, either directly or indirectly? PAGE�2 2-3 A-9. • D. MITIGATION MEASURES- Discussion of the ways to mitiga`e the significant effects identified, if any: rjp oAd ft or'idxx soy cur-d Left -tu.r Ic nQ. E. DETERMINATION - On the basis of this initial evaluation: XThe City of Dublih finds that there will not be any significant effect. The par- ticular characteristics of this project and the mitigation measures incorporated into the design of the project provide; the factual basis for the finding. A NEGATIVE DECLARATION IS .QUIRED. El The City of Dublin finds that the proposed project MAY have a significant effect on the environment. AN ENVIRONMENTAL IMPACT REPORT IS REQUIRED** • Signature and date: -E.0.4v*" 4(17--(et Name and title: . LAorzet iG. L• Tot ic, is n)ci inJG D11zECro . • • • • • • • PAGE / OF 28 **NOTE: Where a project is revised in response to an Initial Study so that adverse effects are mitigated to a point where no significant environmental effects would occur, a • revised Initial Study will be prepared and a Negative Declaration will be required i zs'ead of . an EIR. • INITIAL STUDY REGARDING THE RIGHT-OF-WAY LINE FOR A NEW TWO LANE ACCESS ROAD CONNECTING TO THE HACIENDA INTERCHANGE AND PARALLEL TO INTERSTATE 580 B. ENVIRONMENTAL IMPACTS - EXPLANATION OF ANSWERS 1.6 Flooding The project would cross 100-year and 100-500-year flood zones associated with Chabot Canal at the west end of the project. In the eastern portion of the site, the road would cross Tassajara Creek which has a 100-year flood zone. Roadway facilities will be improved to allow the creeks to contain the 100 for the 100-year flood event. 2.1 Air Pollution This project could provide access for up to 17,000 vehicles per day. A portion of these vehicles would be displaced from I-580 and would use this facility as a frontage road to avoid conjestion on I-580. To the extent that displaced vehicles would not be idling on the freeway, fewer pollutants will be generated. Some users of this facility would be accessing future developments in the extended planning area of East Dublin. This project of itself would not attract significant additional traffic, but would open up development opportunities along the corridor. 3.0 Earth A portion of the site is located within an Alquist-Priolo Special Study Zone which has evidence of 3 traces of the Pleasanton Fault. Design and construction of a roadway should include a geotechnical report which -1- PAGE Aa.pp 2g precisely locates the faults. Utilities which cross the fault lines should be designed with flexible materials to withstand the highest magnitude seismic occurence anticipated for the site. 4.0 Plants and Animals Biological surveys were conducted at Camp Parks (at the alternative site for a Northern California Veterans Cemetery) between August 18 and September 5, 1986. Spring plant surveys were also conducted in 1985 by the Environmental Office of the Sixth U.S. Army. These studies concluded that no endangered, threatened or candidate species of plants or animals exist on the site (Veterans Administration, FEIS, pp. 4-42 to 48). The site supports introduced annual grasses and pioneer weed species with California ground squirrels and graniferous bird species. A channelized, intermittent creek passes along Camp Parks at the eastern boundary. The creek supports a limited riparian habitat. This project would have minimal effects on the creek. Other, future development in the area should consider rejuvenation of the creek through grading and replanting with a small riparian plant community. The eastern portion of the County property is bisected by Tassajara Creek. A March 1990 field trip revealed that in the area of the proposed road crossing, the creek supports grasses similar to the area above the bank and is devoid of riparian shrub and tree species. The project would not have any adverse affect on the biotic community in either the Camp Parks or Alameda County portion of the site. -2- PAGE OF -s 5.6 Storm Water Drainage This project, of itself, would not contribute substantial additional run-off which could affect downstream flooding. A portion of the site is located in a 100-year flood zone (see item 1.6). 6.0 Transportation Typical capacity for the proposed two lane access road is approximately 17,000 vehicles per day. However, under the present land uses of the area, the road will not greatly impact the area. Future development of the surrounding area will not occur until the completion of the East Dublin General Plan Amendment/Specific Plan. During the Specific Plan process, additional circulation facilities, such as the location of new arterials, will be addressed and future locations of these facilities shall be determined. With the lane configurations as proposed, both the Hacienda Drive and Tassajara Road intersections along the proposed road would operate at LOS A. In order for the existing intersection of Dougherty Road/Dublin Boulevard/Proposed Access Road to operate at LOS D or better, the following mitigation is required: - Add an additional westbound to southbound left-turn lane This project would cross the Southern Pacific right-of-way at the western boundary of Camp Parks. There are no longer any rail users of the tracks; in fact, the tracks have been removed for areas north of the project site from Dougherty Road north). In the project area, one-half of the right-of-way (50 feet) has been acquired by Alameda County. Alameda County is investigating use of the right-of-way for transportation. Studies proposing light rail transit or roadway use of -3- PAGE&4 oF18 the corridor have been completed. The Dublin General Plan policy 5.3 supports the preservation of the Southern Pacific right-of-way as a potential transportation corridor. The subject project would need to cross the right-of-way. If a light rail or busway system is developed on the Southern Pacific right-of-way, intersection controls may be needed. No plans for the corridor have been definitized. Future Plans should coordinate with major street crossings (such as this project) to assure there are adequate controls for public safety. 7.0 Health and 8.0 Noise Temporary construction related impacts of odors and noise may be present. However, these would be temporary in nature, and as adjacent land uses are vacent lands, the project would not pose significant adverse impacts. 9.1 Community Organization The western portion of the project would transect the southern area of the Parks RFTA property. Camp Parks has requested that the General Services Administration of the U.S. Government classify 150 acres of this area as surplus. As Camp Parks has indicated that there is no need for this property, the road will not result in an adverse splitting of property. However, until the land is declared surplus, the road would be considered a disruption to Camp Parks which would not want a public road through their property. If the property is excessed to an agency -4- PAGE 02-C OF oS which supersedes the authority of the City of Dublin and that agency does not want the road to go through the property, other arrangements will be necessary to determine an appropriate location for this east/west road. The eastern portion of the project will transect an area currently used by the Santa Rita jail facilities. This area is planned to be excessed by Alameda County after the new jail is in use. The road, therefore, will not result in an adverse splitting of the property. 11.2 Archaeology No specific archaeological sites have been found in the project area (source: FEIS, Veterans Administration pp. 5-81 to 5-83). However, a standard condition of approval should require cessation of work in the vicinity if archaeological materials are discovered. The City should be notified and a qualified Archaeologist contacted to evaluate the find. 13.1 Site Hazards Several radiation experiments were conducted at Camp Parks between 1959 and 1980. Since the cessation of the operation a number of surveys have been conducted to identify any residual, abnormal levels of radiation. A 1982 investigation recommended prohibition of agricultural use and decontamination of the area between Buildings 331 and 332 prior to disturbance of the area (FEIS, Veterans Administration p. 5-13 and 14). A March, 1987 inspection of Camp Parks was conducted to evaluate the presence of hazardous and radioactive material (including several buildings and areas alleged to be contaminated by either hazardous materials or radioactivity). The findings of that investigation were -5- PAGE.1:21:O that the levels of radiation were all well below background (that level normally existing in the ambient atmosphere). (Environmental Assessment, Federal Detention Center p. 31 and p. C-2). The eastern project area, excessed by the Army to Alameda County in 1964, has been used for agricultural purposes since that time. Investigations of that area indicate that no hazardous or radioactive materials are present. 13.2 Physical Threat The eastern portion of the project will transect Alameda County property currently used for agricultural purposes. These agricultural lands are tended by inmates of the Santa Rita (County) Jail. The existing jail is located south of the proposed roadway alignment, however, a replacement facility is under construction, north of the proposed road and is scheduled for occupancy in the near future. After the new facility is operational the southern portion of the County property is planned to be excessed and agricultural practices will be terminated. The jail will be located well away from the proposed roadway and should pose no physical threat to users of Dublin Boulevard. -6- PAGE.21 OF 21. 82 CITY OF DUBLIN PO. Box 2340, Dublin, California 94568 • City Offices, 100 Civic Plaza, Dublin, California 94568 IIFO�' NEGATIVE DECLARATION NEGATIVE DECLARATION FOR: (Pursuant to Public Resources Code Section 21000, et seq. ) LOCATION: Two-lane access road connecting to the Hacienda Interchange and parallel to Interstate 580, City of Dublin DESCRIPTION: Establishment of the right-of-way line and construction of a two-lane road from the Southern Pacific right-of-way to Tassajara Road FINDINGS: The project will not have a significant effect on the environment. INITIAL STUDY: The Initial Study is attached with a brief discussion of the following environmental components: 1) Drainage 8) Transportation 2) Flooding 9) Health 3) Air Pollution 10) Noise 4) Seismic Activity 11) Community Organization 5) Earth 12) Archaeology 6) Plants and Animals 13) Site Hazard 7) Storm Water Drainage 14) Physical Threat MITIGATION MEASURES: Transportation: Add an additional westbound to southbound left-turn lane at the intersection of Dougherty Road/Dublin Boulevard PREPARATION: This Negative Declaration was prepared by the City of Dublin Planning Staff, (415) 833-6610. SIGNATURE: DATE: April 12, 1990 Laurence L. Tong, Planning Director LLT/JD:ga ATTACHMENT2. Administration (415) 833-6650 • City Council (415) 833-6605 • Finance (415) 833-6640 • Building Inspection (415) 833-6620 Code Enforcement (415) 833-6620 • Engineering (415) 833-6630 • Planning (415) 833-6610 Police (415) 833-6670 • Public Works (415) 833-6630 • Recreation (415) 833-6645 PAGE..OF