HomeMy WebLinkAbout7.1 Hansen Ranch GP Amendment AGENDA STATEMENT
CITY COUNCIL MEETING DATE: December 13, 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.
Attachment 1: Applicant's letter dated received
• December 7, 1988.
Attachment 2: Applicant's revised Submittal
Plan A dated received December 6, 1988
Attachment :3: Applicant's revised Submittal
Plan B dated received December 6, 1988
RECOMMENDATION: 1. Open Public Hearing, hear Staff presentation
and accept public testimony.
IT 2. Discuss and clarify issues and give the
Applicant and Staff informal and general
direction.
3. Continue item and adjourn to a Regular
f° Meeting with a specific date, time and
place.
FINANCIAL STATEMENT: None
DESCRIPTION:
This Public Hearing item was continued from the November 29th Council Meeting.
At that meeting, the Council began discussions on the four major issues
identified in the Summary on pages 1 and 2 of the November 14th Staff Report.
At the November 29th Council Meeting, the Council completed discussion and
accepted public testimony on 1) conflict with General Plan open space
policies, 2) significant environmental impacts on oak/bay woodlands and stream
(riparian) corridor and 3) significant environmental impacts from mass
grading. The Council unanimously directed the Applicant to revise the General
Plan request to eliminate development or filling of Area 2 (the swale) located
in the central portion of the site. In addition, some members of the Council
indicated interest in reviewing a revised plan with balanced grading (no off
haul of dirt) and considering development on the northside of the knolls.
The Applicant submitted two revised plans and a letter explaining the plans on
the afternoon of December 6th (see Attachment 1, 2 and 3) . The information
submitted on the revised plans and in the letter is insufficient for Staff to
adequately evaluate the General Plan policy implications and environmental
impacts.
As directed by the Council, the Applicant's revised plan eliminates
development within the swale area.
ITEM NO. l o l COPIES TO: Applicant
Owner
Bren Company
Project Planner
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Both Plans A and B and accompanying letter indicate: 1) 18 to 20 units will
be eliminated from Area 2 (the swale) , and 2) the cut area in the first
single-family neighborhood will be reduced by 75,000 cubic yards. Plan A
indicates 175,000 cubic yards of fill will be mounded and graded with natural
contours near the saddle of the two (2) knolls but does not appear to propose
development within the area.
Plan B, according to the letter (see Attachment 1) , proposes raising the
elevation of the southwestern portion of the site by 30 feet - the plan does
not identify this area, however, Staff assumes the area referenced is the
•
knoll area. Plan B shows 17 additional lots in the knoll area and 3
additional lots in a significantly tree vegetated area referred to as Area 1
in previous staff reports. Additionally, the Applicant's letter suggest that
175,000. cubic yards of fill material may be off hauled to the Gleason (Donlan
Canyon) site.
The following necessary information was not included in the Applicant's
revised plan submittal:
1. Acreage - This information is necessary to evaluate the proposed land
use designations and density.
2. Unit Count/Density - This is necessary in evaluation of the General Plan
density designations. Staff assumes the Applicant is proposing 225 units in
Plan A and 245 units in Plan B, although both plans indicate 249 units are
proposed.
3. Conceptual Grading and Cut and Fill Plan - This information is necessary
to evaluate the environmental impacts resulting from the revised plan and
grading discussed in the Applicant's letter but not shown in plan form. The
Conceptual Grading and Cut & Fill Plans are not intended to be detailed plans
as required under a Tentative Map submittal. These plans should conceptually
indicate existing and proposed contour lines and generally indicate areas of
cut and fill.
4. Updated Conceptual Site Plan - This plan should contain basic
information necessary to evaluate the Applicant's most current proposal. This
plan should indicate conceptual site lot layout and circulation. The updated
plans should reflect the Applicant's current proposals by eliminating lots
that are no longer proposed and providing road alignment. This information is
necessary in evaluating the Applicant's proposal as it relates to the City's
General Plan policies such as preservation of oak woodland areas, preservation
of ridgelines, riparian habitats and 30% slopes.
The information submitted to date by the Applicant on the revised plans does
not include enough data for Staff to adequately analyze the different
environmental impacts associated with filling the knoll area, to evaluate the
proposed roadway and custom lot impacts on the trees mass in Area 3
(northwestern portion of the site) and Area 1 (south eastern portion of the
site) opposed to the impacts of only the roadway within these areas.
Staff discussed the need for this information with the Applicant in a
telephone conversation on December 8th. The Applicant has expressed
disagreement with the need for some of the information and will be prepared to
discuss the issue with the Council at the December 13th Council Meeting. The
Applicant has agreed to the need for the acreage, density and unit count
information and has indicated this information will be presented at the
Council Meeting.
Staff recommends the Council direct the Applicant to provide the necessary
conceptual plans for the revised plans:
1. Conceptual Grading/Cut and Fill Plan
2. Updated Conceptual Site Layout
3. Update General Plan Land Use Designation Plan to Include Acreage,
Density and Unit Count.
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CORPORATION
December 5, 1988
Ms. Maureen O'Halloran
Senior Planner
City of Dublin
Development Services
P.O. Box 2340
Dublin, CA 94568 ' -
RE: PA 87 -045 Hansen Hill Ranch
Er !) F, ,:.,a ,
• L�C c •..�
Dear Maureen: tiki: `'"""= '
Attached please find 20 copies (1"-100') and one reduction of a Plan
that adjusts that submitted on October 26, 1988 with no development in the
secondary swale (PLAN A). PLAN A is per the request of the Planning Depart-
ment, with the exception of the proposed earth mound which is an added fea-
ture to provide for a balance of cut and fill on the entire project.
Also please find 20 copies (1""-100') and one 8 1/2" x 11" reduction of -
our revised General Plan Amendment (PLAN B) submittal pursuant to the City
Council's November 29th discussion regarding our project. This submittal,
which is discussed below, includes a) no development in the secondary swale
(defined by Planning Department staff as Area 2), 2) some housing on the
knoll area, and 3) small alterations to General Plan Amendment we submitted
on October 26th in a location Planning Department staff previously referred
to as Area 1).
Below are comments on concerning the intent and grading implications of
PLAN A and PLAN B.
PLAN A
PLAN A, as noted above, eliminates the single family residential designation
• in Area 2, thereby reducing approximately 18-20 homes. It also eliminates a
fill location for approximately 250,000 cubic yards of dirt.
To provide a "balanced project", the following two steps could be taken:
1) reduce the cut in the first single family neighborhood at the east-
ern portion of the project. This step would reduce the excess fill
by about 75,000 cubic yards.
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187 E.BLITHEDALE AVE.
MAILING ADDRESS:
P.O.BOX 847 MILL VALLEY,CALIFORNIA 94942 (415)3S1-1600
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I2)•- place about 175,000 cubic yards of Sill in an earth mound located - -
I near the saddle of the two knolls. This earth mound would be
graded with natural contours and would be seeded with grasses
similar to those on the knolls. Such a fill would create the vi-
sual effect of a grassy ridgeline. The fill would be properly
engineered such that it was stable and, over time, would look
similar to the topographic background provided by the knolls.
PLAN B •
PLAN B eliminates the "Single Family Residential" land use designation
in the location that Planning Department staff refer to as Area 2. This
would result in the approximately deletion of 18-20 homes. To adjust for
this loss, a new cul-de-sac road has been added that would traverse between
the two knolls in the southwestern portion of the site.
The design concept for this new neighborhood is to retain as much as
possible of the two knolls by placing the new development in the saddle be-
tween the two knolls. The neighborhood would be heavily landscaped so that,
over time, the homes would be less visible. Several of the homes would be
• noticeable from I-580. However, these homes would be setback from the free-
way by about 1500 feet and, due to the surrounding hills and knolls, could
only be seen from the freeway for two to three seconds. They would be far
less noticeable that the Pulte Homes or development on the Pleasanton site of
the freeway at the same location.
• An additional change reflected in Plan B is that three homes would be
located in the fill area on the south side of the road at border of the sub-
• ject property and the Valley Christian Center. The upper reach of the swale
is proposed to be filled at this location in order to provide for the road-
,
t way.
A primary reason for the previously proposed filing the Area 2 was to
enable a "balanced grading", whereby the amount of dirt that is "cut" from
`various locations in the project equals "fill". Such a "balanced grading”
results. in dirt neither being hauled on to or off of the site. Approximately
250,000 cubic yards of fill was proposed for Area 2. In order to achieve a
"balanced" grading, the following three steps are proposed:
1) reduce the amount of cut in the first single family housing area at
the eastern portion of the project. Ground elevations would be
about 10-15 higher that proposed under earlier schemes and would be
similar to the elevations that now exist at this location. This
step would reduce the excess cut material by about 75,000 cubic
. - yards.
2) raise the elevation in the southwestern portion of the site by
about 30 feet in order to provide a 12 percent grade on the road
into the new housing area. Because some new cut would be necessary
, to create this new neighborhood, it is anticipated that this area
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December 6 , 1988
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would result in a balance of cut and fill.
3) work with the developer of the adjacent property who is now also
seeking development approval. Meetings have been held with the de-
veloper, Mike Gleason, to determine whether that project would
need any fill material. The current Gleason plan calls for fills
that could significantly exceed the remaining 175,000 cubic yards
from the Hansen Hill project. Therefore, there may be an opportu-
nity to find a fill site in the Gleason development that would
avoid the need for the Hansen Hill Ranch excess dirt to be
trucked along City streets. -
All of the above listed steps would need to be worked out in detail as
t part of the Tentative Map and grading plan,submittal and subsequently re-
viewed and approved by the City. '
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As I am sure you imagined, our company prefers PLAN B and will be pre-
pared to elaborate on its design and implications at the upcoming City Coun-
cil workshop. In the meantime, please call should you have any questions re-
garding either PLAN A or PLAN B.
1 '
Sin; -ly,
1 r,
1 6 ore ; D. Jacoby
1 ic Pre
_ President of Development
sen Hill Development Corporation
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