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HomeMy WebLinkAbout6.1 Hansen Ranch GP Amendment CITY OF DUBLIN AGENDA STATEMENT CITY COUNCIL ADJOURNED REGULAR MEETING DATE: November 29, 1988 SUBJECT PA 87-045 Hansen Ranch General Plan Amendment Study, EIR, Planned Development Prezoning, Tentative Subdivision Map No. 5766, and Annexation request for 245 dwelling units on 147 acres, west of Silvergate Drive and north Hansen Drive EXHIBITS ATTACHED Refer to November 14, 1988 Staff Report RECOMMENDATION ;;p n1 1. Open Public Hearing, hear Staff presentation 1 and accept public testimony. 2. Discuss and clarify issues and give informal and general direction. 3. Continue item and adjourn to a Regular Meeting with a specific date, time and place. FINANCIAL STATEMENT None DESCRIPTION This Public Hearing item was continued from the November 14th City Council Meeting. At that meeting, the Council established Sunday, November 27th, for a field trip to the site, adjourned to a regular meeting for November 29th, and reserved December 6 and 13, 1988 and January 10, 1989 for additional Regular Meeting dates. Additionally, the Council indicated the meeting discussions will follow the four major issues identified in the Summary on pages 1 and 2 of the November 14th Hansen Hill Ranch Staff Report: 1. CONFLICT WITH OPEN SPACE POLICIES OF THE GENERAL PLAN The General Plan Open Space policies are: - 3.1A Preserve oak woodlands, riparian vegetation, and natural creeks as open space for their natural resource value. - 3.1B Maintain slopes predominately over 30 percent (disregarding minor humps or hollows) as permanent open space for public health and safety. - 3.1C Continue requiring reservation of steep slopes and ridges as open space as a condition of subdivision map approval. The project proposes to fill the heavily wooded ravine and develop the area with single family houses. Certain areas with slopes over 30 percent would be graded to allow residential development. Should the General Plan policies be changed to allow residential development on areas that would otherwise be maintained as open space? ITEM NO. LO, / COPIES TO: Applicant Property Owner PA File 87-045 Project Planner 2. TYPE AND NUMBER OF DWELLING UNITS (LAND USE DESIGNATION AND DENSITY) FOR THE DEVELOPABLE AREAS The Applicant' s proposal, the Planning Commission' s recommendation and the Staff' s recommendation regarding the type and number of dwelling units (the Land Use Designation and Density) are substantially different: Type of Applicant's Planning Commission Staff's Dwelling Unit Proposal Recommendation Recommendation Single Family (0.9-6.0 DU/Acre) (0.9-6.0 DU/Acre) (0.5-2.8 DU/Acre) 174 maximum 129 maximum Patio (zero (0.9-6.0 DU/Acre) (0.9-6.0 DU/Acre) -0- lot line) 37 maximum Medium Density (6.1-8.0 DU/Acre) (6.1-8.0 DU/Acre) (6.1-8.0 DU/Acre) (townhouses) 34 maximum 50 maximum TOTAL 245 maximum 235 maximum 179 maximum What is the appropriate type and number of dwelling units (Land Use Designation and Density) for the developable areas? 3. SIGNIFICANT ENVIRONMENTAL IMPACTS ON OAK/BAY WOODLANDS AND STREAM (RIPARIAN) CORRIDOR The project as revised would result in the loss of over 600 major trees (trees over 3 feet in circumference 2 feet above ground) primarily in the ravine area and along Martin Canyon Creek. The project as revised would also disturb the stream (riparian) corridor along Martin Canyon Creek. Should the project avoid impacting the oak/bay woodlands and stream corridor, or are these impacts acceptable based on specific overriding benefits? 4. SIGNIFICANT ENVIRONMENTAL IMPACTS FROM MASS GRADING The project as revised would involve approximately 930,000 cubic yards of soil to be moved and a 50 foot fill in the ravine. The Applicant has indicated that a substantial amount of the "cut" on site would enhance the views from existing houses along Hansen Drive. The project would have balanced amounts of on-site cut and fill to eliminate off haul impacts on residential streets. Staff recommends that the ravine be maintained instead of filled and that the mass grading be substantially reduced or eliminated through a combination of in place recompaction and off haul using the proposed Valley Christian Center road connecting to Dublin Boulevard. Should the project avoid mass grading, or are the associated impacts acceptable based on specific overriding benefits? For a more detailed discussion of these issues refer to the November 14th Staff Report, Attachments and General Plan. Since the Public Hearing on the Hansen Hill Ranch project was continued from the November 14th Meeting, Staff recommends that the Council hear the Staff Presentation and accept public comment on each of the four major issues as the issue is discussed and give direction before proceeding to the next issue.