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HomeMy WebLinkAbout7.1 Hansen Ranch GP Amendment a AGENDA STATEMENT CITY COUNCIL MEETING DATE: January 10, 1989 CONTINUED PUBLIC HEARING SUBJECT PA 87-045 Hansen Ranch General Plan Amendment Study, EIR, Planned Development Prezoning, Tentative Subdivision Map No. 5766, and Annexation request for 240 dwelling units on 147 acres, west of Silvergate Drive and north Hansen Drive PRESENTATION BY: Maureen O'Halloran, Senior Planner EXHIBITS ATTACHED: Attachment 1: Applicant's December 6, 1988 Plans A & B Attachment 2: Applicant's letter dated received December 28, 1988 Attachment 3: Applicant's revised proposal dated received December 28, 1988 Attachment '4: Staff Recommendation dated { January 1989 Attachment 5: Staff recommendation (January 1989)/Applicant's revised proposal comparison map - RECOMMENDATION: 1. Open Public Hearing, hear Staff presentation and accept testimony from Applicant and P y PP public. 2. Discuss and resolve each General Plan issue and give the Applicant and Staff direction. 3. Identify two (2) future potential meeting dates to a) discuss EIR issues and b) take action on the EIR and GPA. �O�\ 4. Continue the item and adjourn to a Regular �f� 1 Meeting with a specific date, time and " _ place. FINANCIAL STATEMENT: None DESCRIPTION: BACKGROUND This Public Hearing item was continued from the December 13, 1988 Council Meeting. To date the City Council has held three public hearings and one public field trip to the project site. During those meetings, the Council began discussions on the four major issues identified as: 1. Conflict with General Plan open space policies. 2. Type and number of dwelling units for developable areas. 3. Significant environmental impacts on oak/bay woodlands and stream (riparian) corridor. 4. Significant environmental impacts from mass grading. ITEM NO. '7i( COPIES TO: Applicant Owner Bren Company Project Planner Mark Trembley, EIP -1- At the November 29th and December 13th Council Meetings, the Council began discussion of issues 1, 3 and 4. At the November 29th meeting, the Council directed the Applicant to revise the plans to eliminate development and filling within swale area located within the central portion of the site. For the December 13th Council Meeting, the Applicant submitted two revised plans for the project site, (see Attachment 1 for Plans A & B and acreage) . Both plans eliminated development in the swale area. Plan A proposed 225 units eliminating units in Area 1 (oak woodlands located on the project site and the Valley Christian Center site) , and filling the area between the two knolls., Plan B proposed 245 units included units within Area 1 and 17 units in the area between the knolls. The information provided by the Applicant was . insufficient for Staff to evaluate the revised projects environmental impacts and General Plan policies implication, therefore, the Council directed the Applicant to provide the necessary information and to place flags on the project site in the location of the proposed unit development between the knolls. • The Applicant subsequently revised the General Plan Amendment proposal, submitting the revised plans to the Planning Department on December 28, 1988. In brief, the revised proposal 1) reduces the number of dwelling units to 240; 2) modifies the on-site vehicular emergency access road to north of the project and relocates the road away from the existing Kaufman & Broad townhouses; 3) proposes unit development within Area 1 impacting significant oak woodland vegetation on site and off site on the Valley Christian Center; 4) proposes filling of a portion of the swale area contrary to City Council direction; 5) eliminates the proposed 17 ;units between the knolls; 6) proposes filling in the area between the two knolls; and 7) includes unit development and a new cul-de-sac within Area 3 located in the northwestern portion of the site impacting both oak/bay woodlands and 30% slope areas (see Attachment 2, Applicant's letter) . In addition to the Council's review of the four major issues as related to the Applicant's most recent revised proposal (see Attachment 3, Applicant's revised plans) , discussion and resolution of the following issues are also necessary: 1. Other General Plan Amendment issues: - A.' Incorporate entire Hansen Hill Ranch project within primary planning area. B. Amend Table 1, development policies for residential sites, page 8, and Figure 4 sites for housing development, page 9, eliminating Areas 5, 6 and 7 from the Table and Figure. C. Amend General Plan policy and map with regard to Hansen Drive extension. - D. Amend. General Plan relating to alternate roadway serving project site. E. Amend General Plan relating to maximum acceptable level of service (LOS) for major street intersections. F. Amend General Plan relating to fire protection buffer zone. G. Amend General Plan relating to open space maintenance. 2. Other EIR Issues: • A. Mitigation Measures B. Overriding Consideration C. EIR Monitoring Program • -2- ' 3. Certification of the EIR and Monitoring Program 4. Adoption of the General Plan Amendments Staff anticipates that once the Council has completed discussion of all the General Plan issues (the four major issues and the other GPA issues identified. 1.A through 1.G) , two additional Council Meetings will be needed. One Council Meeting to specifically discuss the EIR and the second Council Meeting to adopt the appropriate resolutions related to the EIR, Monitoring Program and the General Plan Amendments. ANALYSIS - Since the Council at previous meetings considered issue #2 last for discussions, the four major issues have been renumbered from previous Staff Reports. ' 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 Applicant's revised proposal include three major areas on site which conflict with the City's existing open space policies (see Attachments 4 and 5 Staff recommendation) . Area 1: the Applicant proposes grading, street improvements and development of approximately nine units. Residential development within this area is in direct conflict with the City's General Plan Policies 3.1A and 3.1B relating to preservation of oak woodland vegetation and 30% slopes. Development in this area will result in significant impacts on site and off site in that the Applicant proposes grading off site on the adjacent.Valley Christian Center site. Area 1 also includes riparian/creek corridor vegetation in the vicinity of the proposed multi-family development. Area 2: The Applicant is proposing to fill the southeast portion of the swale area in which the City Council specifically and unanimously directed the Applicant to eliminate filling of the swale area. The filling of any portion of the swale area is in conflict with the City's General Plan Policies 3.1A and 3.1B relating to the preservation of oak woodland and riparian vegetation and 30% slope areas. Area 3: The Applicant proposes grading (cut and fill) , roadway improvements and additional residential lots. Residential development within Area 3 is in conflict with General Plan Policies 3.1A and 3.1B in. that this area consists of oak woodland vegetation and 30% slopes. 2. SIGNIFICANT ENVIRONMENTAL IMPACTS ON OAK/BAY WOODLANDS AND STREAM (RIPARIAN) CORRIDOR . The project as revised will impact oak woodland or stream corridor vegetation in Areas 1, 2 and 3. . Residential development in these areas will result in the loss of major trees (trees over 3 feet in circumference measured 2 feet above ground) . The Applicant indicates a total loss of 89 trees within Area 1 (excluding the area adjacent to multi-family site) and Area 3. The Applicant has not included the total number of trees to be impacted within Area 2 (the swale) . 3. SIGNIFICANT' ENVIRONMENTAL IMPACTS FROM MASS GRADING The Applicant did not provide a revised estimate of the amount of grading to occur in conjunction with the revised plan. However a conceptual grading/cut and fill map was submitted indicating a significant amount of grading still is proposed. Previous estimates submitted by the Applicant indicated the project would involve approximately 930,000 cubic yards of soil -3- to be moved. The Applicant's previous submittal (December 13th meeting, Plan A) estimated 175,000 cubic yards of fill within the area of the two knolls. Existing General Plan policies do not specifically address the filling of the saddle between knolls. The following General Plan policies relate to ridges:. 3.1C Continue requiring reservation of steep slopes and ridges as open space as a condition of subdivision map approval. - 3.3E Restrict structures on the hillsides that appear to project above major ridgelines. 3.3F Use subdivision design and site design' review process to preserve or enhance the ridgelines that form the skyline as viewed from • freeways (I-580 or I-680) or major arterial streets (Dublin Boulevard, Amador Valley Boulevard, San Ramon Road, Village Parkway, Dougherty Road) . Policies 3.1C and 3.3F may be applicable to the issue of filling between the knoll in that the filling of this area alters the appearance of the ridgeline as it currently exists. Implementation of these two policies occur during the review of tentative subdivision map at which time a determination would be made as to the consistency between the Applicant's proposal and the General Plan policies. If the Council would like to clarify the issue to allow for the concept of filling this area, an amendment to the open space policies would be necessary requiring grading to reflect the appearance of natural contours compatible with the surrounding :area. It should be noted Staff has concerns with potential slide hazards of mounding dirt in this area and a detailed Geological Technical Report would be required for review at the subdivision stage. Staff recommends that all of Area 2 (the ravine) be maintained instead of filling a portion as currently proposed by the Applicant. Additionally, that grading and tree removal to occur within Area 1 and 3 be minimized to allow only that which is necessary for street improvements. Staff recommends that off haul of dirt use the proposed Valley Christian Center road connecting to Dublin Boulevard. 4. 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) 169 maximum 146 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 49 maximum TOTAL 240 maximum 235 maximum 195 maximum APPLICANT'S ACREAGE PROPOSAL Land Use Designation Acreage Single Family 72.6 Acres Medium Density 8.1 Acres • Open Space 66.3 Acres -4- • STAFF ACREAGE RECOMMENDATION Land Use Designation Acreage Low Density Single Family 52.3 Acres Medium Density 4.9 Acres (6.3 Gross Acre) Open Space - 89.8 Acres As discussed in the November 14th Staff Report, the City's existing General Plan establishes three land use designations for that portion of the Hansen Hill Ranch site which is located within the City's primary planning area (See Attachment 4 November 14, 1988 Staff Report - General Plan Primary Planning Area Map) : Single Family Residential (0.9 to '6.0 DU/Gross Acre)* Medium Density Residential (6.1 to 14.0 DU/Gross Acre)* Open Space/Stream Corridor *Note: The above land use designations are further clarified in the General Plan. The City's General Plan does not include land use designations for the extended planning area. In addition to the actual land use designations on the General Plan Map, the General Plan contains several policies which affect development on the site (previously discussed under issues 1-3) (Also see Attachment 5 of the November 14, 1988 Staff Report. - General Plan Policies) . These policies provide guidance for development as related to grading, steep slopes (over 30% slopes) , protection of ridgelines and preservation of oak woodlands, riparian vegetation and natural creeks as permanent open space. The City's existing General Plan establishes development policies for residential development in particular areas within the City's primary planning area (see Attachment 9 and 10 - November 14th Staff Report, Table 1'6eneral Plan and Figure 4 General Plan) . The development policies for residential development in the primary planning area identify three areas for residential development on the Project Site Areas 5, 6 and 7. These policies identify the following residential designations and unit yield range. General Plan Density Site No. No. of Acres Min-Max Units Designation Range Du/AC 5 4 24 to 32 Medium Density (8+ per 6 - 8 acre to match Nielsen tentative map multi-family density) 6 • 7 7 to 20 'Single Family (allowable 1 - 2.9 Density within single - family range to be determined based on site conditions) 7 6 6 to 20 Single Family (allowable 1 - 3.3 density within single- family range to be determined based on site conditions) TOTAL - , 17 37 to 72 As previously discussed in the November 14, 1988 Staff Report, the acreage contained in the General Plan are general calculations of areas for potential residential development. EIP recalculated the acreage within the -project site in conjunction with the preparation of the EIR, eliminating acreage in riparian corridor areas, oak woodland areas, and areas with 30% or greater slopes. This recalculation resulted in a decrease in acreage for Area 5 and an increase in acreage for Areas 6 and 7. ..5.. Density • Site No. EIP Calculated Acreage Adjusted Unit Range Range DU/Acre 12 -16 6 - 8 5 2 6 12.7 13 - 36 1 - 2.8 7 17.3 17 - 57 1 - 3.3 TOTAL 32 42 - 109 The three sites and associated 'acreage figures do not include portions of the project site which are located in the extended planning area. Staff recommends expanding these General Plan policies to include the portion of the Hansen Hill Ranch site located within the extended planning area. Staff's recommended density ranges are consistent with the density ranges identified in the General Plan for sites 5 and 6. Additionally, Staff's density recommendation is consistent with the density range of existing developments within the surrounding area. Existing Development Project Name Net Developable Dwelling' Minimum/Average (Location) Acres Units Density Zone Lot Size (sq. ft) Estate Homes (Tr 4930) 35.5 _ 72 ' 2 DU/Acre R-1-B-E 10,000 Minimum (Fenwick/Bloomington) Bordeaux Estates 70 175 2.5 DU/Acre PD 13,000 Average (West of Creekside Dr) Silvergate Highlands ..17 ' 83 4.9 DU/Acre PD 7,000 Average (Rolling Hills Drive) .' California Vistas, 14.4 129 9.0 DU/Acre PD N/A (Silvergate), Hacienda Heights ' 8.9 25 2.8 DU/Acre R-1-B-E 10,000 Minimum (Betlen Drive) Inclined Place 4.7 8 1.7 DU/Acre R-1-B=E 20,000 Average Village 6 36.3 145 4.0 DU/Acre PD 4,500 Minimum (Shady Creek) Vista Green 22 88 4 DU/Acre PD 8,500 Average (Padre Way) Beck Homes 51 150 2.9 DU/Acre PD 6,500 Minimum (Stagecoach) Hansen Drive 8.7 30 3.4 DU/Acre R-1-B-E ' 9,750 Minimum (West of Silvergate) 10,440 Average Staffs recommendation allows for the construction of streets within open space land use designations with minimal grading. ' Additionally, Staff's recommendation recognizes the 'potential for development of custom lots within Area 3. Staff recommends an amendment to the City's General Plan open space designation definition and inclusion of' additional policies to permit custom - home development in specifically designated open space areas provided that 1) no grading occurs other than that required for construction of streets designated on the General Plan; 2) minimal number of trees are removed subject to review and approval during the Tentative Subdivision Map approval stage; and 3) the design of the individual custom homes must be compatible and harmonious with the open space setting subject to site development review and approval. The General Plan does not designate the precise location and alignment of streets. The General Plan merely designates the general location and the concept of the street as a collector or major arterial. Staff's recommendation indicates the conceptual location of the collector street with -6- ' the project and includes the conceptual stub street to the north of the project site and one stub to the west. (See Attachment 4 for Staff Land Use Designation and Density General Plan Amendment Map Recommendation) 5. OTHER GENERAL PLAN AMENDMENT ISSUES A. Amend General Plan to incorporate entire Hansen Hill Ranch project within the primary planning area. As indicated previously a portion of the project site is within the Primary , Planning Area while a .portion is in the extended. B. Amend General Plan to delete Areas 5, 6 and 7 from Table I and Figure 4 of the General Plan. Inclusion of the entire Hansen Hill Ranch project site within the primary planning area and adoption of land use density and designation eliminates need for Areas 5, 6 and 7 on Table I and Figure 4. C. Amend General Plan policy and map with regard to Hansen Drive extension. The General Plan currently shows Hansen Drive extending to the Western Extended Planning Area. This General Plan Amendment would eliminate this extension. D. Amend General Plan to include alternate roadway serving Hansen Hill Ranch site (Valley Christian Center access road) and designate as a collector street. E. Amend General Plan to include policy establishing Level of Service D as maximum level og service acceptable. The City's General Plan currently does not contain policies addressing acceptable level of service. Recommended policy wording is as follows: "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 exceed LOS D. • F. Amend General Plan to include policies requiring fire protection buffer zone around perimeter of residential development which interface with open space lands. The City's existing General Plan policies do not specifically address this issue. Recommended policy wording follows: "A fire protection buffer zone shall be provided around the perimeter of residential development situated adjacent to undeveloped open space land". G. Amend General Plan to include policies related to open space maintenance. The City's existing General Plan policies do not specifically address the issue of open space maintenance. The following policies are recommended to address this issue: a. "Require open space management and mainteannce 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 designation as open space through development approval be permanently restricted to open space use by recorded map or deed." 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 emeregency 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." -7- f. "Prohibit development within designated open space areas except that designed to enhance policy safety and the environmental setting." "g. "Promote inclusion of hiking, bicycling and/or equestrian trails within designated open space-areas." • The specific issue of .dedication of open space would be addressed at the Tentative Subdivision Map and Planned Development zoning stage of the planning process. • Staff recommends the Council resolve each of the General Plan issues, identify two additional meeting dates and continue the item. • • • • • • • • • • -8- • • FILE copy CHANGES IN THE CHARACTERISTICS OF THE HANSEN HILL RANCH, DEVELOPMENT PROJECT 12/13/88 PLAN A Number of Homes -- 225; a decrease of 20 homes Acreage Open Space -- 68.0 acres - Single Family -- 70.9 acres Medium Density -- 8',1 acres PLAN B Number of Homes -- 245; same as current proposal Acreage Open Space -- 63.7 acres Single Family -- 75.2 acres Medium Density -- 8 .1 acres FILE COPY RECEIY. 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''''''C'f\ ‘*•:'' 1 .■ • •• .".4Z"t:::*.1,,,..• .N\`, ..i., i - ,.. • - . • • • DupuN PLANNING REVISED PLAN ,. ii : /.:, ,..:.,,, ,,.(4-; ,./...,,,:54-,4:.;„ cs...-..........- . •..• k• '‘'t;••.!--st., . . ,:t.tii1.-2 1 - • . f!,1 st•••'I'ap.:0'.•/ 1.:::.,it .... , ...,.... ,4,t. 1 ' , ... ... . , . • • • _ _J....-44-•■••■••-44. ... c•-•':\ - 6• .'4'1'81 I - • • :- ..-- N:s . ••• , -..,,4 . . . • . .. ....... :✓+1 I i ,'At, x�3*"'ly a,:tif,...-&'`:fir', (r V? �i� # .„1i'r,„.t ¢l y,r 1;41,191.,, r " Vii 5.41.';r} �.y; ,r;C';'.r --r,i;4 ` r l,,, ti ri- ,-_,,A5;4 /54,: , ,44,ie, 4,CPAS', J ,,,,g,. "" :;,ut am ` 0,i' ,!7��', ;1'r°.! ifl �r /i *-fir, Y, oTr 7 :/i IP4'4 1, l��i4,j rr '•,t1 �J� `ie.;-,T"y dl':�/..1 � _.•si J-,r0 r. a.f �•t � r �� �T , �1 11 t"`r'r J� "lr y ';7', r �f + f^ j �+C� J� f►", ,r !' r4 r ,� ,s I' ti<,F >� � ✓ ;{�rW r,. y 4 r�;. ,r y Jf f•fi r,. i 1.-..fi x._.!/ Ad'�,�0 r ' �y i y..%•,,,/%0/"',1 /s i i 1.4Jir ' 1, ,, nil µ sr �( '1 t ;•,,r /1 f „ 1.7)1 f"1s",,N'k y. V,:, +d'' r f V: c 1 '4 f.x' ,N!`. <f'ta.7 ".i ' Y/xfir�'x" : /. , S e pJ•,F`! r 7f f¢ 7+.; a• sy/ ! +�!,S �,:j�F � �r, �i,,slt /'' , a,, .,t p:,,,,464,,,„:c 5. . .y, • 1� ,Y ,+,�, :,lf' yi.1• f�ii /" 6. l'. w �• 0.,77T, ^�1 j ii.V. 4. r +� _ /� ��// ,it r FS� JJ--"11"' ✓/,Y" �E -1r 7 Y`."�' �l, s��w• i ,3y,�a , , � ° ;7;,,,,11,,,,,T -I%�; � � �•.,��./�.r�!���"/1.Y ,. r• /•� �:f ''P >✓ l g� r N,�`a .. .C�g /f '"r ''3 y.. •--;ii f j�.+r ,jl�.- r , } , 1 ,i r. [ ,, nY "At�r�,- - �,�,.� 7�Fr !r �1! ��"4Y -( r � 1. ' I /A l� .rf ! �a/�, +1,+�i��F;`�.� i.�►r ,,,��!}' 11 7Y 1 ri"S,' f,� 4,•%.4f/ K /,6 1, v. r;•'!",,-. R H y S {"Pi: ) .,v i 'ft..•r r74r: 7 . �'. s t" •1. ,yr� /�' �ivrJ�✓t f�� iy � 3�'f .. �� r.j f »� :� �3;i` �y5-�4 f �r ,44,,,,,:-;;:k ti� -�., ts.: •./(.,.�3,.a�' �fsri:..4,.L'.'+�Crbi'i�.i71"441;4",':::%";,/,"=.;?,..:,.!.w,...r�.r,x..67....:..,r�.{�.✓..�«f,..,tn..'�+• 'It.�n.fs�:.�'. .4av' 14Ij i,a:a�e.,..}:t.u. iu(.4xi.....4 4----1°-4----1°- December 28, 1988 VENTURE _ CORPORATION Ms. Maureen O'Halloran Senior Planner City of Dublin Development Services . R EC C I .Y E D P.O. Box 2340 Dublin, CA 94568 �`L 8 j988 • RE: PA 87 -045 Hansen Hill Ranch DG1611N p �l�lf�lG Dear Maureen: Attached please find 20 copies (1"-100') and one reduction of each of the following three plans: 1) Updated Conceptual Site Layout plan, 2) Updated Plan with General Plan Land Use Designations, and 3) Conceptual Grading/Cut and Fill Diagram. The Conceptual Grading Plan indicates the grades of the existing homes on the north side of Hansen Drive in relationship to the pro- posed grades the adjacent homes. Also please find a listing of the trees that would likely be impacted in Areas 1 and 3. Such a listing includes their species, circumference and rating. Land Use Designation and Land Use Density The new plan has the following land use characteristics: Single Family 72 . 6 acres 206 dwelling units , including 37 patio homes and 20 custom lots 2 . 8 dwelling units per acre density ‘ a Medium Density 8 . 1 acres IN! 4...)$ 34 dwelling units �N 4 . 2 dwelling units per acre density Open Space 66 . 3 acres ISOCENSIO Therefore, we are proposing a total of 240 homes. °' `' As we have stated in several previous submittals, the above listed fig- 4 ures do not accurately reflect the actual amount of open space. As indicated in our October 26th letter, submitted prior to the removal of the sale from our plan, there were about 98 acres in open space. This figure accounted for both designated open space areas and vegetated buffer zones. Our revised Concept Plan would most likely increase the open space figure to between 9 leaaceima 1S E.BLITZ IEDALE AVE, MILL V\LLEI;CALIFORNIA 94'141 I MAILING ADDRESS: �- P.O,BOX S-17 MILL VALLEY,CALIFORNIA`14•42 211:tt l. (413):r1-1nV • FAX(415) •I-tom 1a {y '''''''r*.'''` a -.,'::7:.‘ \;,‘. � ,*`tj�+� b ��`1���?4 uFQL � aa a \ ; y� �. 3r _ .• 1 \' L"3' Z 41R�, wK 1' . J ` p`:�t 4�. yV'i1 (: 5" ‘ . '• /•�1�,' ,0-:f.',-_,=-,` . . /'J• .i ".,'' • . �. • • 100-105 acres. Changes to Roadway Alignment . . We have made a number of changes in our -road circulation plan in re- sponse to recently received comments. These changes include: a) moving the entry road, off of Silvergate Drive, away from the adja- cent townhomes to along the north side of the creek. This road relocation is in keeping:with discussions we have held with town- home residents. b) realigning of the road entering the development from the Valley Christian Center to allow for two means of public road access to the western loop road. This change was as a result of a meeting we recently held with the new Fire, Chief of the Dougherty Regional Fire Authority, Harold Ritter. ` recent change in the Fire Code prompted such a redesign. We have reviewed the type of change shown on our Conceptual Plan with the Fire Chief and received his approval (see attached letter). We have also discussed this change with Public Works Director, Lee Thompson. You should also note the Fire Chief's comment that the Authority would no longer need the emergency access road north of the creek. We still show a stub road to the property to the north. c) shifting the loop road to the south at the northwestern corner of the development in order to move the homes further away from the trees bordering the creek. We had proposed such a move in our previous submittals. Tree Impacts in Area 1 and 3 As indicated above, we have included a listing of the trees that would likely be impacted by the development. There are 24 trees in Area 1 and 65 trees in Area 3. Grading for the roadway is the major reason for this tree lose. Needless to say, the 89 tree loss is a considerable reduction over previous counts. Please call me should you have any questions concerning this informa- tion. Si •/•elv ,O Illp o •on •. J oby ice Pr,side t of Dev-lopment Hansen ' Development Corporation -2- • HAtiSEN1 HILL RANCH SL v1ITTAL FCR THE ICBLIN CITY CCU IL MEETIN3 ON JANUARY 10, 1989 TREES AFFECTED DT AREAS 1 AND 3 . Ate:°_ 1 • Tree Species Circumference Rating Number Type (inches) 172 Coast Live Cak 6.0 C- 173 Coast Live Oak 4.5 B- 174 Coast Live Csk 6.8 B- 176 California Bay 6.3 B- 189 Coast Live Oak 4.3 C- 407 Coast Live Cak 9.5 A- 408 Coast Live Cak 3.2 B 409 Coast Live Cak 7.0 A 410 Coast Live Cak 5.3 B- 411 Coast Live Oak 6.3 A 412 Coast Live Cak 5.0 C 413 Coast Live Cak 1.-2 B 414 Coast Live Cak 4.4 B- 416 Coast Live Cak 7.2 A 417 Coast Live Cak 3.8 A- 418 Coast Live Cak 5.3 A- 419 Coast Live Cak 5.4 B 420 Coast Live Cak 3.0 B 421 Coast Live Cak 3.0 B- 172 Coast Live Cak 6.7 B 423 Coast Live Cak 4.1 B- 424 Coast Live Cak 4.0 C 433 California Buckeye 14.0 B- 43a Coast Live Cak 12.0 B- RECEiV, ED. DS;,LIN?LAMMING. • /: ? �Y / m ,:+ z� r yty t' �{' �/<r q., - / r: v,r'A..' r z ee e F< .= ., ~ ~�,zi, n ,, ,r ' `a i!Y 4,,n r+ `.%^/f' ,„i,}I i, " ' , x. , ,,.y ti , " y /1 y� s :f .- i f""r J e ✓ ��r f�,,4.�� �,S �i�-! 6.,,,N,,,.„/ !J�LM x /'�� _{{..`ls' oj . 1lJ /'i ,t(, J.i,K f- !3', .4r ?. + .: /+ ,J pi rr.." �i,.l i ✓L4~/ 4 ,,:,j J'`_,k�N;..,r + }�JiG.';er J�%!1 +A '� ,r � . '+s *)lj 1/, . �, rtd, rlrJi,�r:rlY i;f�ih �i.:it/ iJ �r�y, '� /a7 s � y/ pli� e1 !y G 1• 1 ✓� # /;ti , ``.�+yy sY i Y ...t rl 1c/1,f yy w �� 0//sy�+'y�`z/�!�1 j(�J/< 5; y` f^ 1;,1 {✓±1•,.1"1;19 1," v+ ,r. -'y • %•'F r4 S/ 1 a,'r rt,,•,'4 11'li.'..:tF� ✓.i�,, , 'e !' ,� f i1,.,,,,,77 i T, ,/r ' -, ; , •% `. ,. 1�1 Ll r 7,,.af rJ ,. i,r,.r,--s ;4'- .. J% 'r: 1 •may:,-,0y,�I'. 4x', "'J / v ii'M,/,?, ∎. , r a' - . J /`, r'.f 4,.' .+ -I` r.4;,, .,r' p f ' .,f ; ! ' N!"''s 7 t ✓ '/n,, f0. .: :'% 1'`i . ,vr•1,•....-„,-,:,,,?:.,.., ., 1 r�i T.,"",„-,x'':yy +I1� ,r. %f �/il. 4y4J � fYjyfl��nl,�liJ,y {..++I .i'9i I> fir, ' - :.,'':" ... n..-.....-...... .. ,.c;L:.;.,..,-,::!...>....:::....''.._....f....r..... F..Us+..14 Y24 1s+;,eit ar/.; aiiC.r....f:r.. ....,....;r.. HANSEN HILL RANCH SUBMITTAL FOR THE DUBLIN CITY COUNCIL MEETING ON JANUARY 10 , 1989 TREES AFFECTED IN AREAS 1 AND 3 ' AREA 3 Tree Species Circumference Rating Number Type ( feet) 741 Valley Oak 9 .0 B- 742 California Bay 4.2 B 743 Coast Live Oak 9 .0 B= 744 Coast Live Oak ' 8 .0 A- • 745 California Buckeye i 6 .0 B- 746 Coast Live Oak r 4.5 A 747 Coast Live Oak 4.4 B- 748 California Bay 5 .3 B 749 California Bay 8 . 5 B 750 Coast Live Oak 3 .2 B- 765 Coast Live Oak 3 . 3 B- 766 Coast Live Oak 5 .5 B- 867 California Bay 4. 0 B 868 California Bay 4. 5 B- 869 California Bay a . 5 B 870 California Buckeye 5 .0 D 876 Coast Live Oak 8 . 5 B- 877 Coast Live Oak 8 .0 B- 878 Coast Live Oak 13 .0 B- 879 California Bay 6 . 0 B- 880 California Bay 3 .0 B- 881 Coast Live Oak 5 .0 C 882 Coast Live Oak 3 .2 B- . 884 California Bay 8 . 0 B 885 Coast Live Oak 5 . 0 B 886 Coast Live Oak 7 . 5 B 889 Coast Live Oak 4 . 5 B 1026 Coast Live Oak 5 . 5 A 1027 California Bay 3 . 5 B 1028 Coast Live Oak 8 . 0 B- 1029 California Bay 4. 3 B 1030 California Bay 4. 0 B 1031 California Bay 5 . 0 B 1032 California Bay 5 . 0 B ,R E .0 E I Y E L. 1034 California Bay 12 . 0 A- 1035 California Bay 5 . 5 B L=r ; + ': 1036 Coast Live Oak 12 . 0 A 1037 Coast Live Oak 7 .0 A DUBL!NPLAN NG 1038 Coast Live Oak 8 . 5 A 1039 Coast Live Oak 11 .0 8+ 1040 Coast Live Oak 7 . 0 B 1041 Coast Live Oak 3 . 0 A 1042 Coast Live Oak 5 . 5 A- 1043 Coast Live Oak 5 . 0 A- -5. ��` \4.Z , \ q•'' \ , }• • ��.FrZk 1 . . • HANSEN HILL RANCH SUBMITTAL FOR THE DUBLIN CITY C_OUNC I L . MEETING ON JANUARY 10 , 1989 TREES AFFECTED IN AREAS 1 AND 3 • AREA 3 _- Tree Species Circumference Rating Number Type ( feet) 1047 Coast Live Oak 9 . 5 A- 1048 Coast Live Oak 5 .5 A- 1049 Coast Live Oak 7 . 0 A- 1068 California Bay 5 . 5 B- 1070 California Bay 3 . 0 B 1071 Coast Live Oak 4 . 5 B 1072 Coast Live Oak 6 . 0 A- 1074 California Bay ; 3 . 3 B- 1075 California Bay ! 4 . 5 B- 1076 1076 California Bay 6 . 5 B= 1077 California Bay 20 . 0 . A- 1081 Coast Live Oak 3 . 0 B 1082 Coast Live Oak 3 . 3 B- 1083 Coast Live Oak 6 . 0 B 1089 Coast Live Oak 11 . 5 B 1090 Coast Live Oak 5 . 5 B 1091 Coast Live Oak 4. 0 B 1092 California Bay • 4. 0 B- 1161 Coast Live Oak 4 .6 B- 1162 Coast Live Oak 21 . 0 A- 1163 Coast Live Oak 6 . 0 B r . E I V E D D_2 FL S'!NG • •: \\`\\ I DOUGHERTY REGIONAL s FIR E AUTHORITY �_ ♦ ♦ Q gum 7,71 ` `� c� 9399 Fircr Lane�OG ` San Rams , Cr. 91523 BAV (Telephone) 4i3-229-2333 •. • Mr. Gordon D. Jacoby Vice President Venture Corporation 187 E. Blithedale Ave. Mill Valley, CA 94942 Dear Mr. Jacoby: In a meeting with you and your associates on 12/13/28, the following items were agreed as meeting the requirements of the Dougherty Regional fire a) Access Roads - Two public access roads are required for the Hansen Ranch Project on the West loop. The attached modification will be acceptable to us, as would a full public access road in I another area of the West loop as access road will elimi*iatenthe in the future. This second public need for the emergency access road off Martin Canyon Road. b) Buildings on other roads in excess of 600 ' from two access roads will require automatic sprinkler systems. c) Buildings on other roads will require automatic sprinkler systems when they exceed 24 units on one access road. d) On the road where both (b) and (c) exists an emergency access road is required. I hope this is sufficient for your needs. If you have any questions, please feel free to call. Sincerely,,� n / jute Harold Ritter, Fire Chief cc: Martin G. Langley Central Bank • -.r •j J • ••• ,' 4 -. , , I • - , . -. :,",-, , . ' ' ' ,, ... ,— , ,, „ . , . • , •• , . • . . . , . . , • . . . . ,. .• , •• • . . • . . , . . . . , . . . ... . .. • • . /: / / . / / • /A . . 1.. X /--.....,.... • / .."....„....... ./-• . ,• / ... ... ....._ , .4 ... .. . ,/ . 1 , / ...... • i I 1:-..-----......----: ' j 11/ ; 1\ • * .- . . .8. I.:\`.........., i I .—.._______--,.._,ZZ.:./ ..- k' 1. •••••••.,, •••••••••. / / // / I/ : ......"'‘. \ / • ••• • ‘1 \ • ......‘ 1.'4..; •••••,.......... • 1 1. \ rj..' .......... .. \ I %. '•••%.. // -•••••.....,,,s.z...„,.......... •••■ N.,,. .....„, /I • 1 • •••••,.. ,,, . ..'.... . . / \ 1\ '.:- .;''' •■■■•••■ •,, ••••.. ••■••••.. ..s,. ( .‘s• \ /‘ .I . 1 • • , , -• ••••,..,,,..'',.,,,_ ••■•,.,.., ... 1 t I. ..... . / 'k \ ;i .• 1 I i ; ct.. f's-•-. , \ \ `I. . I --..--..) \ \ i; • ,/ ------- 1 i --....., . / -....N. . • . - r---....... f ,.._:__ . 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Ta. /x.1= +,r'�i•'^n...'' •t`/.'!• ' ) r r ,; ; • � ,^• , rCF . "�'r> = r"i''''•'''•••10'14'..; :'',/, ':1;6.:'••1,1� u; ` = GENERAL PLAN AMENDMENT ;, tl�. 'f ` , 0d ,.,... feii..1•jers4t+. y r �. . tf:t. 1.ra \• rr ,l � ff M 1^�. ..7V..• a!r l• *, e7• ,r? � 1. i .,, i t fif -s? : ? •r i , ,> 04 6,i ,. t��t ♦ �^: JANUARY 19 8 9 • _, ,.� F• '' ,r_ s'r .,♦rr. �' /�, •�i .i .,a 1• ♦ a i; '�1 r ]w..M�.An if. ,> ,: 1\ ;-,•:•%4$•4-//..• K X13'�`4 0,1%.g..47/49.t.,'r 24.4 r+� Ir�,r .Y �� .-' 1 �N � ».1;2;4(6 ` LAND USE DESIGNATION "�?,' k A." ,,� :lA a ,; -:.-11.!'1,1110/4' x. ,- c �, ��"< ;�1; t �; LOW DENSITY , SF ( . 5-2 . 8 DU/AC) 52 . 3 ACRES %'~;fa>1- � " 4', ± t gr♦ c� 2) ' t- -- MEDIUM DENSITY 6. 1-80 DU ACRE 4 . 9 ACRES\\ OPEN SPACE : 89 . 8 ACRES '3'�- d•:'14'..\%=.' ",-;N:4 y • ,- et; =.0.."N �r COLLECTOR STREET '}'K' , l�•�i S : 1. .'�t` � �.` ` , • `♦� \. •. . `;` ) a• �'r �' 4- ,,'` ',1;; ; ' `� IN OPEN SPACE AREA .� J(A e •. �� Ica � 's1y t; >/ _A......\\,, , ,...\\,,� M S`�h• ' , �:=�* r-. . 1 �•.r \,.•s, F om' 3 `+\ / )) }: : ` ��s 1,' .. : i♦; i\��.tr c 1�';�1`' t f.'ti'�.,Y 1' . I T,.•1 `•\ Iy `_^.• —\` /��/1+11 ,a. /•i ,�.1 , {'\\ - ^= — M �•-/ 1111 K; ,., D+ •�: •t �`' ``'//Val \��\ �11�\� t''`� I \ T /�t� V- •. \ \\ w.�-'� L7 a .. ,y i I i ��� - :�/�'!- . �;\ \ _"�;``�� ',�' t!� •M r`•YLf+. ;• �•C� = 1l;�1 �% •��� ``;\�\ \1,``�.�=�`` y�`•y;; r �• �2't.,~, " Y f::▪.\ 3 '.�'/ ') f�i' ..--;\. �•• � `�• \ .S P ? • :i'r L ' ,Y LLL555 :,,n1 .i▪..1q .\ 't \7.° jt ,sx 2• -• �� -- / / • +• •∎•.• OPEN ACE \\\\ >�.� t'r 4 • mot'' ;— 3r• t f�.4l,,♦', y� - '7.--43.---,---; 11--;-----r \\t� •� '� • ���♦���`\\ \ ♦ `\ ♦1 • ,�"� i t.'`..`;;...r� _♦ •t/i, �S!.'' �-€ i _ ,J �v�� --• 1 i ! y `,;\ \�\• \\\ ♦ \ •\ _ E:r.�Y`J'l,'`•..r • `V' '1:' —.-7--- -:: iii --•�,pp ^ �\\ "1 \) . �` . .• r: }':1,4 1 . >� ti • j�'�-.• �1• Q.�' ;♦'�`i _ II //,••:„...."• /' r � m � -Sil, I f'>1 _ _L. - '\ L ` y.r.4.•1.V•I./ 1 .y ` -kw�2,.1 ' �V�..-S.,ak�. j/ice ' t4�{ / �� _ -• .I i' 9� •••• n.�7•i{t],+� tt ;S 'IN' •+' ;l_ s-!�s / ;;,', P� A((�y 111 �� � "oY 4' °\ t `,\ M1r� �j•/ -�\M. ▪ i i `I• �� 'I /� ��. i• �\•\ ``\ - ,'// J •��,Jy \\�`\��`.... • •, MEDIUM I1 S .V • ,/, (� ��. �; 111 f �r, 0 4.—r. // /. ( i f(�-- �� �\ ,�„Y✓}•...s ',-�)1./� 4?r= � / ,,//1/ / \\ :- DENSITY oz: -- '., �; =t S•'v„ �■\a !y'•>� �n•• v ,1 ( i �.' ,. .P j 4. ), F)r f fi// f iyii�i , \ \\\\ .24 ,•.�'..,'1`•;,, ,..�.•'�”~• \/j• •♦ •♦',,'�...t� r� "\``��h♦ 1 / 'r✓' -A� Ir 4‘• / ,! •,,, 1 •f��i I 'i I !`' .� I r ' *tf/� i j1,{y�,,, .. r♦` L `' . ��• AP ' - 'S lam/ / r • 9 Si / w��� e�. S :� al�j•',y'ra(, ., ... ..., + , ^,'• , -- > z.=''. n & r t Z G / i ' \+ ->,,* _ 1.•`•y.�y i.SJ >e.SS°rr•.. ��-..� `•• b .rif.. - 1.- •T/. �1••i r/// r _/ / Vo,3).$ _` /r ..�.` i •,� +n`' ,•�' ,' +K1�1� /1•t _ F4S,� '• �?1•)y��i::!'r �,.y 1 1.• .:./..7427, 7� �E!slW4j-f^ L O -DENSITY Ll.: 1 11/ •/e.rJ-1 /�• ` &:'. Y .furl^r/,i�.• /��/ .", �ii1 !•♦ r���•iD s 1 •17 'AAA i:5 ,,,. ,4 _(r.4,, ---- , . W i``� (( r1"/ ,V _ ��,fyro�f.�1n L.•'..�i0*.,2' - •�•��♦♦., /• r� i� •.�- \ {) �w 4� r -� 1 `r c��°�� \� \� _ ��~_ ♦�t t?y�tY/ I •x :.,•., � i.. ..; ,,, ( ▪ .,`��' L SINGLE_ FAMILY '. 9ka1 „��a " g \:11 11111 a'94-1. 46 .C). 1:..:: ,,,•::,�w i s�� f;: .I ti.i .C) , \♦•♦ ; \ -y�+..�! t3 Pj 1' ? a " ' ,L04J DENSITY f^•L•t , 1▪ ,.��♦ ♦ ♦ ♦ ___ , f�^� �} .�. '4SINGLE._FA) t t,• '? Ate ,; ;;S-r';4-. �:♦♦ 1 .----= ,:,,•, ,' 'y--��Pp 9 r .: 'NILt•j, +► e . 'r - -S yr3\t��'- ♦ _ .,vl {'i�•.fal :`�`, �`♦�:`�`;.`_- : / \ •'' :\.\ , '♦17t 1 it- 1 1 ' '1. „I J: }. )II\��� `1 .t t� 1`a �tYYI `'j .C1t v�'�:i`��:t.Zs - .l ,,�>= ▪ J;tts • �.;:,` ;: OPEN SPACE .\�,����` �',.. \ v My. `Q' W,J °• 'i ' NI a, f : ii,7, '"y� J},,z< :,--41:.1:...1.,..,),$••}-17: ',--,`': '.:.=.:F:-..:-.:_.-------- '::`'` \♦``\♦;♦ ' 1 \ \ 1 .•__ . 4 IV. :� Ul'•c`Y��r(�0�.._._.•... 4i � .r'1 . °:p '` ;`, tJ G� • ------ --- - ---�,. \� ��� �.\ " fit` Q MEDIUM DENSITY {;,T , ..1,�•i c♦> ..N.,,:,,,,,,,..:Z C \- --•--- .-----::'----- lr- l. , .'r• 1 wet L = ▪ ?..4...t.' • �1u,f r: 1'r; ```- _ �• / ^---` CONCEPTUAL SITE LAYOUT PUN `.` ▪ '` i h r, t'•:' ,;, _ \,,,, ,... .,, `_.-!1'_'�,- ---- Hansen Hill Ranch 2 ,; • ` J y$ i t). C•+ ,—• , --.. IUNSEN HILL D[VE•OP•IENT C.oftrootAnott .' c'^ ti �t' y a r• ys y (.f1 �C , A� i I:{.,♦r :�• .� ���' t......i �.1rit3 1 > �. '� ti • ▪ ,*rr. 777 's1 a ' �, 3 . I ' .. i J STAFF RECOMMENDATION/APPLICANT' S PROPOSAL ',; a,,• s; ; ;;:y ;I; i4{.•i•-•.1.•••••',.••'.i..1� AREA X1311 ,r ,, 1 ► ••:,,: •' I COMPARISON MAP / ' ° .•4 il '.r ` `t l','« ' 'V�• \\t\ f `1~ � '!•�.','.> el/7,44.4 {• ••4*•„ ,` . `• 'J, AREAS OF DIFFERENCE . /•,..„,•:•!1.1, !- ' '' '_ ` , "'=`� �,�, STAFF RECOMMENDS OPEN SPACE DENSITY '5 04•• If-,,,,.:..-- - '•-• •' t''/7.... .4. 4 ._,• - . .v..,4.4.7...ri , , .....p :.x ; ii.,.-::::-....:-.-_/ ‘•, .... . ,...._.,-. . ‘" % 'f..;,•is " :.-..---;\s , _ ..- 4,,,,,, •,,i0001% v,,,,\ .. ....,\ , , if .,..,,, . . ."-',...retli*.4.."44,z. ...,"''4,, 11>"•-‘1.7;&:'*: - .ip,-;).- . . ;.15,„..ii-,....,?‘ . - . . .r • q . , ,,,i. ., •___,........„. .. . , M E QbJ *..:•i v ;l�.N \ .,4. 4,44,... . �, •4 ..'T •`t'• �-y.�•\L..--� '• , II I I ¢ - ;`-c-'- t �. g � ` S}S y'3`f r ','7, a t r { '0; +Q'� ��1 ^�o.f-^`` ``:��:\` _J 1\� AREA n 1 " „� 4 rig ink IMIMIMM.43 IS $'9-2,, y;!�Cylt ti�a rI :•j^ 1. � ••�' _ i t l4 �$'_ �S!��j,�IA�. •` `, \ �‘ \\\ '�\\�` ���•`I j^I1 ./•4 , �.,j..` R.4'`ti• 4i� •• i o • o 7''J `1\\11t 4 ��'* 44 '�j i� 7/`�•1 '\:`\\\` !c \\ yy� ,y7• ,f 7 w J �n Y Z'.�f• _�r�' r- -��y`.�i i�r/ �+% --\ � , / 7• �• \`� . �yjt\� �� \ ' \\ .i\ 'ef. y�.- �' e t.C�S•r'a•"',j �` 1ftLl, ��� • , L%'r i/•-`�, OPEN SPACE�\ 1\ S1.�I.%�• .\�\;%\; \�, \; \ \\ \�\\ \ / L A.v .l I 't,�1.�• � '�3 ;K'9 J{ 'v •,S •1','1 -.:': ��.-7;-: % \` 11 ,i•/yam _ '0'• \V•!:•.OPCN MAC! \\1\ \ `\ / NCO,W DENIiTY RISIOCHTUL` ♦. .;;\``mss-""•':. +r \',. l i I li'/t\ 1\='?^%rs•'��' lil. ilG 1 i r J Y '. 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