HomeMy WebLinkAbout7.1 Hansen Ranch GP Amendment •
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: January 24, 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
NOTE TO PUBLIC:
AT THIS PUBLIC HEARING, MEMBERS OF THE PUBLIC WILL HAVE AN
OPPORTUNITY TO FULLY COMMENT ON EACH NUMBERED ISSUE LISTED BELOW.
TO MAINTAIN. THE FOCUS ON EACH ISSUE, PERSONS DESIRING TO COMMENT
SHOULD LIMIT THEIR COMMENTS TO THE ISSUES ON THE FLOOR. IF YOUR
COMMENTS ARE SIMILAR TO THOSE MADE BY OTHER SPEAKERS, PLEASE MAKE
YOUR STATEMENT, BUT TRY.TO AVOID NEEDLESS REPETITION.
PRIOR TO SPEAKING, PLEASE STATE YOUR NAME AND ADDRESS AND GENERAL' .
SUBJECT OF YOUR COMMENTS. THANK YOU.
EXHIBITS ATTACHED: '
Attachment 1: Staff Recommendation - Hansen Hill Ranch Developable Land.
Attachment 2: Staff- Recommendation dated January 1989 .
Attachment 3: Applicant's revised proposal dated received
December 28, 1988 .
Attachment 4: Summary Level of Service for Intersections
Attachment 5: Summary of Impacts and Mitigation .
Attachment 6: Memo from TJKM dated received January 5, 1989
Attachment 7: Memo from Department of.Fish and Game dated received
August 2, 1988 V
Attachment 8: Comparison Map: Staff Recommendation/Applicant's
Proposal •'
RECOMMENDATION:
1. Conflict with General Plan Open Space Policies; and
2. Significant Environmental Impacts on Oak/Bay Woodlands and Stream
(Riparian) Corridor:. .
� 1. . Staff review of background
77))h
2. - City Council clarification .
•
3_. Type and Number of Dwelling Units (Land Use Designation and
',' P Density) for the Developable Areas:
1. Staff presentation ,
2. Applicant presentation
3. Public comments
' • 4. Applicant response
5. Council discussion and action
. ITEM NO. 1. ( . COPIES TO: Applicant/Owner '
• V
' Bren Company
' Project Planner
Mark Trembley, EIP
[PA87-045:CC1/24/88] -1- Chris Kinzel, 'TJKM
4. The Seven Other General Plan Amendment Issues:
- Incorporate entire Hansen Hill Ranch project within primary
planning area.
- 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.
- Amend General Plan policy and map with regard to Hansen Drive
extension.
- Amend General Plan relating to alternate roadway serving project
site.
- Amend General Plan relating to maximum acceptable level of -
service (LOS) for major street intersections.
- Amend General Plan relating to fire protection buffer zone.
- Amend General Plan relating to open space maintenance.
(For all the above)
1. Staff presentation
2. Applicant presentation
3. Public comments
4. Applicant response
5. Council discussion and action
5. The Other EIR Issues (Mitigation Measures, Overriding
Considerations, EIR Monitoring Programs) :
1. Staff presentation
2. Applicant presentation '
3. Public comments .
4. Applicant response
5. Council discussion and action
• 6. Continue the Item and Adjourn to a Regular Meeting With a Specific
Date, Time, and Place.
FINANCIAL STATEMENT: None
DESCRIPTION:
BACKGROUND
This item was continued from the January 10, 1989 City Council Meeting at
which the Council established January 24 and February 16, 1989 as future
meeting dates to discuss the Hansen Hill Ranch project proposal.
At the January 10th meeting, the Council reviewed and discussed the
Applicant's revised General Plan Amendment proposal as related to:
1) Conflict with the open space policies of the General Plan;
2) Significant environmental impacts on oak/bay woodlands and stream
(riparian) corridor; and
3) Significant environmental impacts from mass grading;
The City Council unanimously voted to reaffirm the following General Plan
policies for the entire project site:
- 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.
Additional clarification is needed for issues 1) and 2) identified above
concerning whether roadways will be permitted through open space areas. -
The Council discussed the issue of impacts from mass grading and determined
that the General Plan policy regarding enhancing the ridgeline could include
filling the saddle between two of the existing knolls.
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The Council began discussion of issue 4) Type and number of dwelling units
(land use designation and desnity) for developable areas; however the item was
continued to provide sufficient time for the Applicant's presentation on the
issue. In addition to completing the discussion on issue 4 and clarification
of issue 1 and 2, resolution of the following issues are also necessary:
1. The seven 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. The other EIR issues (mitigation measures, overriding
considerations, EIR monitoring program) .
ANALYSIS
1. Conflict with General Plan Open Space Policies:
Reaffirmation of General Plan policies 3.1A, 3.1B and 3.1C would require
preservation of oak/bay woodlands, riparian and natural creek habitat areas,
slopes over 30% and steep slopes and ridges as open space. The Staff
recommendation proposes allowing roadways with minimized grading for roadway
purposes to traverse designated open space areas. Staff's recommendation does.
not allow abutting residential development in situations where the roadway is
'permitted to pass through designated open space land. Discussion of the
specific policy wording allowing roadways in open space areas is included
under other General Plan Amendment issues. relating to open space maintenance.
The Council should clarify whether streets or roads will be permitted to
traverse designated open space areas without abutting residential development.
2. Significant Environmental Impacts on Oak/bay Woodlands and Stream
(Riparian) Corridor:
Allowing roadways through open space areas without abutting residential
development will still impact oak woodlands or stream corridor vegetation.
However, the impacts are reduced from those which would occur with the
Applicant's proposal. The Staff recommended General Plan policy amendment
will reduce the impacts by requiring design of the road to minimize grading so
as not to damage the ecological and/or aesthetic value of the open space area.
3. 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:
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i 5
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)
Residential 169 maximum DU 146 maximum DU
Patio Residential (0.9-6.0 DU/Acre) (0.9-6.0 DU/Acre) -0-
(zero lot line) 37 maximum DU
Medium Density (6.1-8.0 DU/Acre) .(6.1-8.0 DU/Acre) (6.1-8.0 DU/Acre)
Residential
(townhouses) 34 maximum DU 49 maximum DU
TOTAL 240 maximum DU 235 maximum DU 195 maximum DU
Implementation of the City's General Plan open space policies 3.1A, 3.1B and
3.1C (policies the Council reaffirmed at the January 10th City Council
Meeting) in conjunction with the-Applicant's proposal, results in 57.2 acres
of the project site considered as developable land and 89.8 acres considered
as open space (see Attachment 1 Staff recommendation Hansen Hill Ranch
Developable land) . Staff recommends the following land use designation:
STAFF ACREAGE RECOMMENDATION
Land Use Designation . Acreage
Low Density Single Family 52.3 Acres
Residential (0.5-2.8 DU/Acre)
146 Maximum DU
Medium Density Residential 4.9 Acres
(6.1-8.0 DU/Acre) 49 Maximum DU (6.2. Gross Acre)
Open Space 89.8 Acres
147.0 Total
The Staff recommended acreage for residential development is consistent with
the City's General Plan policies relating to oak/bay woodlands, stream
corridors, 30% slopes and ridges (see Attachment 2 Staff Recommendation
•
General Plan Amendment) .
. The following acreage proposal submitted by the Applicant for the January
10th Council Meeting is not consistent with the City's open space policies
(see Attachment 3, Applicant's Revised Proposal) .
APPLICANT'S ACREAGE PROPOSAL
Land Use Designation Acreage
Single Family Residential 72.6 Acres
(0.9-6.0 DU/Acre) 206 Maximum DU
Medium Density Residential 8.1 Acres
(6.1-8.0 DU/Acre) 34 maximum DU '
Open Space 66.3 Acres
147.0 Total
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) : ,
•
•
•
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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 three sites and associated acreage figures do not include portions of the
p roject 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-I-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 (see discussion of open
maintenance policies for specific wording to allow roadways through open
space areas) .
• 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
within the project and includes the- conceptual stub street to the north of
the project site and one stub to the west (see Attachment 2 for Staff Land
Use Designation and Density General Plan Amendment Map Recommendation) .
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Staff recognizes that the potential for development of custom lots within
Area 3 (see Attachment 8 Comparison Map: Staff Recommendation/Applicant's
Proposal) may exist. The Staff recommendation includes Areas 3 within the
open space land use designation. If the Council wishes to allow custom home
development within Area 3 (designated for open space on Staff recommendation,
Attachment 2) the following amendments to the General Plan open space .
definition and inclusion of .additional policies would be necessary:
1. Designate specific area (Area 3) as_open space/custom home
(0.0 - 0.5 du/acre) .
. 2. Permit custom home development within open space/custom home land
use designation provided that a) no grading occurs other than that
required for construction of streets designated on the General
Plan; b) minimal number of trees are removed subject to review and
approval during the subdivision map and planned development zoning
approval stage and c) the design of the individual custom homes '
must be compatible and harmonious with the open space setting
subject to Site Development Review and approval.
•
4. 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..
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 General 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.
-6-
'
Density
Site No. EIP Calculated Acreage Adjusted Unit Range Range DU/Acre
5 2 12 -16 6 - 8
6 12.7 . 13 - -36 1 - 2.8
7 17.3 17 - 57 1 - 3.3
TOTAL 32 • 42 - 109
•
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 of 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
specific issue of dedication of open space would be addressed at .
the Tentative Subdivision Map and. PD Zoning stage of the planning
process. The following policies are recommended to address this
issue:
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 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."
f. "Prohibit development within designated open space areas
except that designed to enhance public safety and the
environmental setting."
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g. "Promote inclusion of hiking, bicycling and/or equestrian
trails within designated open space areas."
Staff recommends that the City Council direct that the above General .Plan
Amendments be approved:
5. Other Environmental Impact Report Issues:
The City Council will need to certify that the EIR is complete and adequate
prior to approving a General Plan Amendment. The City Council will also need
to adopt findings and a statement of overriding considerations, if the
General Plan Amendment will have significant environmental impacts.
The Final EIR for the Hansen Hill Ranch is comprised of the Draft EIR
published December 22, 1987 and the Addendum to the Draft EIR published May
16, 1988, prepared by EIP. The Addendum includes a description of the
project revised to 250 units, copies of written comments received during the
public review period on the Draft EIR, copies of the minutes from the
February 1, 1988 and February 16, 1988 Planning Commission Meeting and
responses to all public hearing and written comments received.
•
Five copies of the. Draft EIR and Final EIR were made available to the public
• through the Dublin Library and for review at the City Offices during the
required public review period and during the Planning Commission and City
Council public hearing process.
The Draft EIR addresses issues identified in the project's Initial Study as
being potentially significant. The analysis of issues discussed in the Draft
EIR is based on the Applicant's proposed •project of 282 units (248 single
family and 34 townhouses) on 147 acres. The proposal included mass grading
(1.1 million cubic yards) , grading and development on significant knolls and
. filling and development of a significant ravine area. The Applicant
subsequently revised the proposal to 250 units, 245 units and ultimately
revised the proposal to 240 units.
The Draft EIR identifies the impacts anticipated with the proposed 282 unit
project and contains mitigation measures to minimize the significant effects
of the proposed project (see Attachment 5 - Summary of Impacts and
Mitigation) . The most significant impacts identified in the Draft EIR relate
to:
1. Grading - mass grading is proposed. The EIR identifies 1.1 million
cubic yards and filling of a significant ravine area.
2. Vegetation - removal of oak/bay woodlands, wildlife and riparian
habitats within the ravine area, and northwestern portion of the
• site.
3. - Visual impacts of grading and removal of'significant vegetation
within ravine and development on prominent knolls.
4. Impacts on public services/facilities - police, fire and schools.
5. Traffic - traffic impacts to Dublin Boulevard/San Ramon Road
intersection and to Silvergate Drive between Peppertree Road and
Creekside Drive. '
The Applicant's revised proposal (240 units) eliminates residential
development on the two knolls, proposes a significant reduction in the amount
of fill and disturbance to the ravine (Area 2) and an estimated reduction in
the grading on site to 930,000 cubic yards. ,However, the Applicant's revised
proposal will result in significant environmental effects which will not be
mitigated. .
The EIR does not include a discussion of the environmental impacts associated
with the filling of the knoll area. Since this issue was not a part of the
project considered in the EIR, mitigation measures addressing the filling
between the knolls are not included. The appropriate stage for review of
environmental impacts and associated mitigation measures will occur' once the
project specifics are submitted for the Tentative Map and Planned
Development. The details of any potential slide hazards and grading design
to facilitate a natural appearance of the fill area will be reviewed at the
subdivision and zoning stages of the project review. -
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Approval of the Applicant's proposal for areas of development would require ,
the inclusion of a statement of overriding consideration in the resolution of
certification for the EIR.
Approval of the Staff recommendation for land use designation, density and
other General Plan amendments discussed in previous section of this Staff
Report would result in environment impacts which will not be mitigated.
Those impacts, which are significantly less than the impacts associated with
the Applicant's proposed project, include impacts to some oak/bay woodlands,
riparian stream corridor and 30% slope areas within areas 1 and 3 where the
roadway would be allowed to traverse designated open space areas. Those
impacts are reduced through the requirement for minimized grading. Inclusion
of a statement of overriding consideration will be necessary in the
resolution certifying the EIR with approval of the Staff recommendation to
allow roadway through designated open space.
•
In addition to identification of significant environmental impacts and
inclusion of mitigation measures, the Draft EIR identifies four alternatives
to the proposed project:
1. No project alternative. -
2. Neighborhood context alternative (assumes development similar to
surrounding single family residential development) .
3. , Mitigated alternative (addressed, signficiant impacts by avoiding
development on ridgeline and oak woodland areas, reduces overall
density from 4.1 to 2.9 units per developable acre) .
4. Creek-oriented alternative (retains high number of units shifting
unit mix toward greater number of multi-family units) .
Staff recommends that the City Council direct Staff•to prepare documents to
. certify the EIR and prepare findings and a statement of overriding
considerations for the Staff recommended General Plan Amendments.
Monitoring Program - Effective as of January 1, 1989, AB 3180 which added
Section 21081.6 to the Public Resources Code requires adoption of a -
monoitoring program when certifying an EIR or mitigated Negative Declaration.
The purpose of the Monitoring Program is to ensure compliance with the
mitigation measures imposed to avoid the significant environmental impacts of
the project. The Monitoring Program will identify the specific mitigation
measure, at what stage of the development process implementation of the
mitigation measure will occur and, who will be responsible for compliance
with the mitigation measure.
• The Monitoring Program will be prepared by EIP, the City's environmental
consultant for the Hansen Hill project and will be reviewed by City Staff and
the City Attorney's office. To date, the specific Monitoring Program for
this project 'is not complete but will be presented at the next City Council
meeting on this subject. •
Staff recommends the Council resolve and clarify the General Plan and EIR
. issues; and continue the item to allow Staff to prepare the appropriate
resolutions of approval for the General Plan amendments and certification of
the EIR ,and Monitoring Program. •
•
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L NK 1, -\3Z •w '�� '1 W DENSITY SINGLE FAMILY TICSIDEN7IAL GENERAL PL r•',�'% -,�
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w _ _--- - Hansen Hill Ran *�=:.,r.
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'.N t, ^ •� ~- . (�-J [i�["'�(_. gel �')`,1 `� • CONCEPTUAL GRADING /
- - '-S '`� I C"• G• CUT AND FILL. DIAGRAM
z • c Hansen Hill Ranch
--.._..__..-- -_---
T .. _ IIAH5E11 HILL DEVELOPMENT GORPORATIO11
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Ran ��
- :�� _ :� = / Hansen eh" f;
vR•.`y\�3i.ti z,; L\: ^\`\ \ : --- ►vllu�l Imt DEVELOPMENT
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SUMMARY OF LEVELS OF SERVICE FOR INTERSECTIONS •
Level of Type of
Service Flow pclav Maneuverability V/C Ratio`
A Stable Very slight or no Turning movements are easily 0.00-0.60
Flow " delay. If signal- ( made, and nearly all drivers
ized, conditions find freedom of operation.
are such that no
approach phase is .
fully utilized by
traffic and no
vehicle waits longer
than one red indica--
tion.
B Stable Slight delay. If Vehicle platoons are formed. 0.61-0.70
Flow signalized, an Many drivers begin to feel
occasional approach somewhat restricted within
phase is fully groups of vehicles.
utilized.
C Stable Acceptable delay. Back-ups may develop behind 0.71-0.80
Flow If signalized a turning vehicles. Most
few drivers arriv- drivers feel somewhat
• ing at the end of a restricted.
queue may occasion-
ally have to wait "
through one signal
cycle.
D Approaching Tolerable delay. Maneuverability is severely 0.81-0.90
Unstable Delays may be limited during short periods
Flow substantial during due to temporary back-ups.
short periods, but
excessive back-ups
do not occur.
E Unstable Intolerable delay. There are typically long 0.91-1.00
Flow Delay may be great- queues of vehicles waiting
up to several signal upstream of the intersection.
cycles.
•
F Forced Excessive delay. Jammed conditions. Back-ups Varies*
_ Flow from other locations restrict
or prevent movement. Volumes
• may vary widely, depending
principally on the downstream
' back-up conditions.
•
* In general, V/C ratios cannot be greater than 1.00, unless the lane capacity
assumptions are too low. Also, if future demand projections are considered for
analytical purposes, a ratio greater than 1.00 might be obtained, indicating that the
projected demand would exceed the capacity.
References: . - Highway Capacity Manual, Special Report No. 209, Transportation
Research Board, 19S5.
s - Highway Canacity Manual, Special Report No. 87, Highway Research
3 Board, 1965. .
q - TJKNI
9
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(r., '., 1. Summary
•
Cii
' • 1:3 SUMMARY OP IMPACTS AND MITIGATIONS ' -
r�
Resource Impact Mitigation
Geology
I. Reactivation of occurrence ii'Repair slides in areas of
of new landslides. construction. Establish a -
L3 • slope maintenance schedule
• and assign responsibility for
maintenance and future
.• repairs.
• is Mass-grading resulting in .,1Reduce grading or establish
I7'".�, imbalanced cut and fill. , agreement for export with
y adjacent land owners.
•
3. Soils with high shrink-swell 3•ITreat, cover or remove
Soils potential. - those soils.
1, Increased flows and flow 4,1 Construct detention basins
r Hydrology velocities in 3iartin Canyon and drop structures to
Creek resulting in potential reduce contribution to peak
localized erosion and flows.
;.: flooding.
'• °,a 11./Rip-rap stress points in
.
channel
• i= - 4.3 Establish a drainage
i structure and channel
maintenance schedule and
assign resporsioihity for
o i1 r• Ton:
• ' ¶5. Erosion during site 5.1 Restrict construction to the
construction. dry season and stabilize •
unprotected areas in .
•
accordance with erosion and
sediment control plan.
(. Erosion from roof drainage b.lDirect roof drainage toward
and lot drainage. specific structures. Design
lot grades to prevent runoff
across lot lines where lots
•• are split.
r
Iii
•
° , i 1-f,
': 86123
:t l ,
ii
--"'-5.-7..
A , TALII!fiENT .
," ' ' \: 's )rv.tw, /.. .eNV IM[)ACTS AO-lb MITICsATIONS
• fei , }. ,;/61, 3; 1;41.-'-'41,, 0 / , 5),1 > i✓ p., .)r'%` A'r'A',•, � :!�'/ / / .vA Li r ♦ ,.c i J f r/' e ! � iili'�r j!a♦ /• �N,/�./I, •../ i�r� •s• .1%,4..=- .•. ..3 ."' .r�''�"N fj'� !� / , •�! .RJIi �ir wwii+•.'��v" �,�� r+�M�./r/�•.J'/ ' i„71.1 w/,W;•,♦mil'••:•,.�-
✓ ' +lip iv ,.., trft"r•N •wts•A,7, rs:y�.• - r ;••. /. ,� .+ /., , �'.
• • • • '.� ,•r/ ,•'Il ', ,; r.
' /%i./,'- ,.
.
1. Summary
0., ' ',
P. ' . . . , '
Impact c Mitigation
• R esource
n• Project construction could 'l,i Any construction activity in
i,.+, Vegetation , remove 36% (22 acres) of close proximity to mature
' the total area (61 acres) of trees should be done in a
oak/bay forest vegetation manner that will minimize
' on the site. trauma to the root system
(see details in Chapter 3.4
•• Vegetation).
i i,2.Disturbed areas should be
revegetated with natural
tree and bush species.
.Specific details of the
�% revegetation plan should be
- worked out in consultation
• with the California Depart-
ment- ment of Fish and Game, the
City and the Alameda
,-.-1 County Flood Control
1.-' District-
i.3 Areas of extensive grading
and fill in Neighborhoods 5
S'; and 9 should be eliminated
and the oak/bay woodland in
• • these areas preseved.
C.
Project construction would E.(The California Department
disturb approximately two of Fish and Game should be
acres of riparian habitat in consulted as required under
= . n S:ST1 Fic,
- Road/Creekside Road and Game Code.
intersection. 2ltinimize fill and cut slopes
within the riparian corridor.
especially in the area of the
• Hansen Hill Road and
•
. � Creekside Road, ,,y --___ ,• .1 . Redesign the
intersection of Hansen Hill
- Road and Crec side Road to
- reduce the amount of fill
placed in the riparian
corridor.
S.3 Revegetation of riparian
habitats with native species
( , in disturbed areas as well as
' :_ elsewhere on the site to
compensate for habitats lest
i ! in graded areas.
•=i 1 �l-.
.'1 • .'
1 .
..:i !! 1-3
•. S61•«3 •• ..
. . . . , , ;_ -- ..; -
fperwlzfrow„, ,....74,,r:4,7 ,, ✓ • �'^_ZI/!' ,mfr,( „„%i,,/ ,,rf:/ ,i4 rte;17../i.?;4,�I��1%l��1ii4;�E;K j�%2.:,
(• ✓f/•Iriy rvv:,,/f;.YI/4,wn/,ii:m+il-,,'i/w�. i .I/IM//`1, • /,/. A ', ,,• /I ^!/.••••)....;
.9 i•o r'".1.r•I /'� ::'I,.'.", ':/1f h ,1 ,,, J. sr�.' ,/���Z,y',r/ r,'i{�� //,-,..1;;,‘,„-•;;. ...•
/'.
'-' 1. Summary
•i , •
..J .
e:
! .
■"!
Resource
Impact Mitigation
! 1'4 Remove lots 102-110 and
Vegetation 95-107 which back up to the
(continued) riparian corridor along
' •'' Martin Canyon Creek.
g5 Relocate Creekside Road to
r, the west in the area
between lots 103 and 104 in
Neighborhood 9.
. ' Wildlife 9, The placement of a large q.1 Place a box culvert under
amount of fill under Hansen the roadway rather than a
Hill Road at the confluence 30-inch pipe.
• of two canyons would
isolate the tributary canyon
•
from large mammals. .
(O, If fish are found there, to-1 Final design of flood control
improperly designed drop structures and measures -
_ structures within the creeks viithin the creeks must be
would prevent native fish approved by D:G.
•- from migrating upstream.
•
t 1. Loss of oak/bay woodland It.I Redesign the project to
. and riparian habitats at two avoid these areas as much
critical areas — as possible. If unavoidable
• Neighborhoods 5 and 9. then compensation
elsewhere on or offsite. All
be approved by DtG.
Land Use I/. . Placement of project l2. 1 The project site plan should
clusters implies the 79.6 be modified to provide clear
acres retained for open public access to the .
space would serve only designated open sp_ace on
- private project users. the site.
• 12.1.Provide a pedestrian
- corridor along the
streambank and extending
• through the site.
15. City's Subdivision Ordinance t3.lin-lieu park fees and/c7 land
provides for land dedications should be
requirement of .011 acres required as part of the •
per unit fcr single-family subdivision review process.
. ,
units and .009 per multi-
family unit.
.' 1
,'.• ; . SG12J 1-� •
2.1 •
•
,�• ti•` •'
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j.,
"` 1. Summary ►
..4
Resource
Irnoact Mitigation
, r
Land Use 1'!,Access to site from ' 111,1 Installation and
(continued) neighboring parcels, both maintenance of a project-
/• cattle and trespassers size perimeter fence should
be required.
iu,2 Project Home Owners'
Association should maintain
a list of plant materials
acceptable for landscaping.
Visual Quality 15. Grading would remove 1S.lSite ridgelands overlooking
prominent knolls and would 1-580 should be preserved
alter existing ridgeline. and not altered by grading.
• . IL A significant number of 11.1 Visually important trees and
trees would or might be tree clusters should be
affected by grading and identified and tagged in the
- - development. field for protection and
- preservation. Lots within
• tree preservation areas
.- should not be developed.
11 Visual character of the site n.1Develop design guidelines
would change from rural to which establish building
suburban. colors, materials and
finishes which are
compatible with the
road widths and gutters.
•
�. Perimeter site fencing
should be compatible with
' the rural character of
• • surrounding lands. •
•
IS. Night lighting and glare t$.I Reflective finishes should
- might increase. not be used on site
structures; excessive
• • exterior lighting should be
avoided.
19, Views from designated iq.JHomes should be sited well
scenic roadways would be below ridgelines and away
further impacted. from slopes overlooking I-
.! ..: 5S0.
•
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B6123 .
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": 1. Summary
1
1 I 's
'r , •
l.s •
Resource
I moact Mitigation
i r,
' -
O. Siting of homes along ridge- . Development should not
lines and slopes which are cccur on ridges or slopes
, visible from I-580 would overlooking I-580. Density
:,.:; conflict with City of Dublin could be increased on sites
i.� policies, lower down and with Iess
• constrained slopes.
r:
• ' Topoo aphy v•k•t Extensive grading, excessive 1.t.1 Develop site grading plan
- cutting and filling. Approx- which avoids cut slopes of
. imately 496,000 cubic yards greater than 2:1. Place cuts
of excess excavated ma- for building pads behind
-_ terial would require.off-site structures. Landscape with
disposal. native materials. Cut and
fill volumes should be bal-
anced when possible or used
• on adjacent site if fill is
r--
• needed.
~ DSRSD Fire Department ^.2.t- Automatic fire exting-
F it e 22
• would serve project. Proj- wishing system on all units
' : ect poses some potential built beyond 5 minute
: fire se:vice impacts. response time.
• ?/-"Non-combustible roofs for
• i:_ all units.
• �
• r.r'
,5- Redesign of plan to in-
' ' .. elude fire breaks between
homes and undeveloped
•"-: land and fire trails, based
• I LC.l6 LU 1.7C Cl. y ur
, - the Dublin, San Ramon
- Service District (DSRSD).
22.i- Ensure adecuate water
supply and pressure.
• 23 Some roads exceed a 12% 2:1- Redeign road so grades
• grade. do not exceed 12%, unless
approved by Dublin Police
& DSRSD Fire
Departments.
• 24c.. Possible blockage of fire :2A•1- Redesign entrance to
• • protection access to homes property at Valley Christ-
at project's west end. ian Center to eliminate
• possible blockage, or
provide alternate emerg-,
•• : ' ' ency access per Fire Mar-
shall.
:i
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/� /'M��/fd'1�.,/~ • �•f'�I�r/~//,/ �/�&�//1 ,,, "'^•'lnia'l11:',4e :� ♦,, r. ' V' ��/i{�,'�4, ;�-•'ti'r:t.
t :y J..✓`x1.0 ,{' 'I ,,, c{I dii'/ / `' / ��L y / /i///i%l'1 ) �' ` Gam• iv// �,✓:1�J JN�/�7�N�; 'I
/?• d'. I,1�• ,/�y ,.41';/ '1 �., ,/ ► /i', %.wr/./#•/-4, r/ �✓`•VT 79'.,�"r7i 7r'r&,, _ ,p e 1 ,/ r•' /•
, .7,�,I. ••I „.!‘„,t,,, i rrnn•,I:!'Il J. /, ,- /' •••••1•. ,.. H•'�ii•/'1 1' /-./le,-,;
1, Summary
1i
r: .
4 '
Impact
Mitigation
r; P.escurce f ,25. Bridge at main entrance of 25.}- Redesign bridge to unob-
project is too low. structed height of 13 feet
6 inches for emergency
, vehicle access.
•
Police Zr„ Upon annexation, Dublin 2 .l Access to townhouses should
.- Police Department would be protected by a fence
. require one additional off- along all sides.
icer.
2-i, Residences at east end of 27.1 Trails to riparian and picnic
•- project can be easily areas should be eight fee_
accessed by burglers•along wide (excluding the should-
creek bottom. er) to allow access by eme_-
' - gency vehicles.
28. There is no acceptable em- -
r= , ergency access to riparian
} and picnic areas on the site. .
Schools ,c Proposed project would ;2-'4 Project sponsor would corr.-
- generate -approximately 56 ply with Amedor Valley
k-8 grade students and 89 °_- District's imact fee.
• 12 grade students. Students
• could be served within facli-
._ ity capacity of the Murray
School District (k-8) and the
Amador Valley Joint Union
High School District_
• • O. Cumulative Impact of new ) Add required capacity. (See
students with other area Fiscal Section).
: projects would be an excess .
• area capacity in the Nielson
(s-S) School of 6S.
•
[ Transportation (busing) and 31.;L-stitute such programs.
student safety (crossing (See Fiscal Section).
' guards) could also arise.
Solid Waste 52 . Proposed project would D2.► None would be required er
‘ generate 562 tons per year, recommended.
for Oad'.and Scavenger
•• Company's collection within
the San Ramon Area and an
_ increase of 0.04% in waste
to the Altamont Landfill.
,
. •
.1 .
1 .
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. .... . • : • •
".,' 1. Summar;
j
I, Impact Mitization
Resource
33. The proposed project would T3.)Payment of hookup charges
a Water demand about 131,500 gpd, and fees by project sponsor.
and the DSRSD does not -Payment of user charges by
1;1 anticipate any supply prob- the homeowners.
L.� lems.
r. 3q, Infrastructure for comple- 3-,•1 Project sponsor would pay
=< tion of Zone III and con- direct capital costs.
c �
struction of Zone IV would
r; be required.
•J Proposed project+ would 35-I Project sponsor would pay
Wastewater
genes ate approximately hookup fees and the cost of
'▪= 112,000 g.,d, 1.13%''of on-site improvements and
_, DSRSD's existing treatment any required extension to
• capacity and 7% of the existing sewer lines.
rz- • increased capacity.
Gas, Electricity, 3(0 r PG&E, Pacific Bell and Via-3 .f Project sponsor would pay
Communication corn have indicated the any relocation andlor eaten
i capacity to serve the pro- sior1s of PG&E facilities.
-- posed project. - -
zEomeowners would pay for
• underground conduit and any
other facilities required by
' Pacific Telephone. -
-'1Proposed project would 51.I Project sponsor would pay
Parks 3 ♦ •,Jai Q.r-P d fns an Ltie in-lie=s fee. Some of the r.
additional 2.73 acres of increased property tax rev-
parkland: acquisition, de- e.^.ues could be used to off-
: . veloome nt, maintenance. set the increased mainten.
ance costs.
- -57.1-Compliance with City's
• �.. parkland dedication/in-lieu
fee ordinance.
J
:.• ..-• �o. positive net annual fisca's »-►done required.
City of Dublin
impact of about S26,600.
Net capital fiscal impact of j4,IPavment of water and sewer
Dublin San Ramon ��' zero; net annual fiscal ir•,- hookup fees and capital
Services District pact of a positive $166,000. expenses not covered by the
:; hookup fees.
l •
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i • ' "' ... .. •�.r .. ... r
I. Summary
.0 .
Resource
Impact Mitigation
`'
1 Schools '40. Net capital fiscal impact to .ICompliance with Amador
' the Amador Valley Joint Valley District's impact fee.
Union High School District •
of a positive 5953,000 upon
Ii compliance,with District's
impact fee:
r
v.- qt. No net capital fiscal im- ul,(Institute a Development
pacts to Murray (element- Impact Fee as authorized
ary) School District from under recent legislation
proposed project. Net capi- (AB 2226).
tal fiscal impacts from
cumulative development -
would be negative.•i .
• Traffic 4Z,
Potential for decrease in 42.1 Widen eastbound approach
r: - the Level of Service at of the intersection to have
. '• Dublin Boulevard/San Ra- two right-turn lanes, one -
` mon Road from Level of left-turn only lane, one
• _ Service (LOS) D to LOS F shared through and left, and
when combining project ere through only lane.
effects with the cumulative
gr;,oacts of other projects. I.?Zjtiiden westbound aporeac
to have three left-turn
.
lanes.
tf3. Cumulative increase in daily 43,1. Reduce project size or
traffic on Sivergate Drive T3.2. Encourage the use of
,. ,.,.,tea• ., r - - - - �Slt:4T: O., ,T•, --.T },: --- '
j- w�
and Creekside Drive beyond 4 .2..a. Choosing Alterna-
- - - the environmental capacity. tine 1 as second
access road
-- 43.2.b. designing access
road as major col-
. lector with few.
- intersecting drive-
ways
- 4:.Zc. make access road
as direct as possi-
• ble to Dublin
- . • Boulevard.
•. i
.; 1-9
561•'-3 .
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i..
rA. 1. Summary
0 Impact Mitigation
Resource
Noise `{`i• High noise levels would be �f-i.1Limit construction to day-
experienced experienced during project light hours, muffle equip-
construction. , merit where possible.
Li ‘k5 Proposed homes would be ' 1 Install insulation adequate
located in an area exposed to shield residents from
r1 to noise from 1-580. noise and/or eliminate or
relocate homes in direct
�'� - line of sight of I-530.
Air Quality y,, Particulate matter would beL:•1 Sprinkle exposed earth with
:▪ % generated during project water continuously during
constriction.
grading, then as needed
during other operations,
�:� cover stockpiles and haul
• trucks, pave and landscape
r - . 25 soon 2.5 passi
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r,1/ ry ' : "./• ,••'~!/:// ~/ , . . ,,,,, „, .fr!,•,, r i i, „/ 1` rJ % r W1i s.+
r, / / - 1, / !. .tr r ` r rr. w; 5 •rJ.% i f!h"a. r.w 3r4f r/ ice/ ;*r'"s!l _ Yt
i ,, ,• . r , / ,i , •r„ ✓.r'�',,,�,•,;/,�/ j �� ./r,'YI /:J'./ I�'"�J • "��1�`ii�� -P�Yr,« w _
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, ,
1. Summary
1:� ,
;0 . . •
Resource .
Impact Mitigation
t 53. No known historic resources •1Snould any archaeological
i i •. Historic Resources
within the project site. materials be encountered
during project construction,
all activity within a 50
•"` - meter radius of the find
~ s /ould be stopped and a
a cualified archaeologist
r • . retained to examine the find
S
and recommend appropriate
Rr.-- mitigation.
4 Archaeology Resources 514. within he project site.resources
The .
I project area contains
• environmental features -
which are considered to be
r; - archaeologically sensitive.
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J ji f�i
f•a of Caiifosnio - '� The Resources Agency
Memorandum • "° C
To 1. Projects Coordinator Dote :
Resources February 3 , 1988
esources Agency
2 . Mr. Kevin Galley
City of Dublin, Planning Department R E C I E
6500 "D" Dublin Boulevard
Dublin, CA 94568 11■VG 2 t..'
From : Department of Fish and Game
DUNI:g Pte"
s"h' ' Draft Environmental Impact Review (DEIR) for the Hansen Hill
Ranch Project, Dublin, Alameda County, SCEs 87050527 -
Department of Fish and Game (Department) personnel have reviewed
the DEIR for the Hansen Hill Ranch Project and have previously
been onsite with the project applicant. This project proposes to
construct 282 residential units on 147.3 acres of land. We have
the following comments:
The document states that the project could adversely affect 22
acres (36 percent) of the oak-bay woodland onsite. This habitat
is important and should be preserved, as it provides both food -
and cover for a wide variety of wildlife, The Conservat_on
Element of the Dublin General Plan contains: a G+,ia_ir+g Pc ,
protect oak woodlands . The Implementing Policy is to "rec- i to
,.e
preservation of oak woodlands . " The project, as proposed, is
contrary to the General Plan. Replacement of this vegetati ve
community elsewhere cnsite as mitigation may be possible.
However, the value of the habitat will not be regained until the
planted saplings mature in 30 to 40 years. Also, other habitats
would have to be changed in order to create the acreage needed
for mitigation. The document states that 11 acres of oak/bav
woodland and a drainage swale will be removed by portions of
Neighborhoods 5 and 9 . Mitigation suggested in the DEIR is that
the areas of extensive grading and fill in these two
neighborhoods be eliminated from the project and the oak/hay
woodlands preserved. Because of the value of this habitat, the
Department agrees with the mitigation suggested and recommends
that the project be redesigned in the areas mentioned.
The proposed project also will impact 0. 5 to 3 . 5 acres of
creekside vegetation, depending on whether a 30 or 100-foot
buffer is established along the creek. The document states that
the Der:srtment recommends a 100-foot buffer. This is to protect
the vegetation along the creek and to provide an undisturbed
travel corridor for wildlife. A 30-foot buffer is being
recommended .in the DEIR for the area behind Neighborhood 1.
While this area has been disturbed, it is our opinion that a 30
foot buffer is not adequate.
FILE COPY
_ _ .
. .
A i TACHMENT -1'
•
•
, . , , ., „
. • • • . . , ,, . . . ,
•'.Y/ +-i� /R }: /. / . ..r • • R,r!/• `fit_ ;�If .1 .11 34 f-1.1(1;74 „ :•
• JUL 26 '88 10:27 HEAC'AJA=:TEFS - E�+CFAt1EtIT�� F..;
1. Projects Coordinator -2- February 3, 1988
Resources Agency
' 2 , Mr. Kevin Gailey
City of Dublin
We concur with the recommendations set forth in the DEIR to
preserve and protect the creekside vegetation. These
recommendations include: not allowing the building of structures
within the buffer; eliminating lots 102-110 and 95--101 -so that
structures do not back up to the corridor; relocating Creekside
Road to the west; and mitigating for trees renoved 'on a 3 : 1
basis . The elimination of lots 95-110 also would preserve
additional oak/bay woodland.
• The document states that suitable habitat for the rare Alameda
striped racer occurs onsite and that the species may exist there.
The snake was not observed during the one day field survey which
was conducted. This type of survey is not adequate to determine
the presence or absence of this species. The snake is a
secretive animal and rarely is seen, even in areas where it is
known to exist in some numbers . Chaparral near riparian erees;
such as exists onsite, appears to be preferred habitat for this
species . One of the prime factors affecting sensitive species is
loss of habitat. The DEIR dces not address the impacts to this
habitat or to the snake, nor does it offer mitigation.
The Creekside Road crossing would link the project to an
emergency access road paralleling the north side of the creek.
The document states that this is a preferred access route in
terms of reducing impacts to the riparian corridor, rather than a
second emergency access road on the south side of the creek. We
agree that this is a preferred alternative. Any such read on the
south side of the creek would result in increased impacts to
oak/bay and creekside vegetation and the need for increased
mitigation.
A mitigation measure presented in the Land Use Section of the
document recommends that a "pedestrian corridor along the
streambank" be created. In order to protect the habitat and
prevent human intrusion, we recommend that the pedestrian
corridor be placed along the outside edge of the buffer zone. '
The document also suggests that "installation and maintenance of
a project-size perimeter fence should be required" in order to
keep cattle off the site and discourage trespassers. We
discourage the construction of such a fence as it would impede
the movement of wildlife. If a fence is required, we recommend
that it be of a type that will permit the passage of all wildlife
species . Some designs which would be acceptable include barbed
wire, smooth wire, or wooden rail . CPN
.../ ,t ! -L / 'i - "9�"L "t' pry '.�+ '-...r.' :.--.:. -;"*.< :a*''+ t:•
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�w I r• ,r.r r .f ,
t L, ti r; i x =/ i;%,/4:%,:i-S.' r
:r � r �;• j ., rI / r.. / ✓ J h• j y. y ✓ i,�ts'
;-7,4'1.;/,-;%:'`1,:`•14:.00c4 c :,4e ,,,Vii/ i w ',,,,,f , ,An � 1, ��% r r . r•;: s , 49 X 1 r J f •4';J.!'`" ', s./. ,l'r r I ..
_, . .....,PA:eb 'rr.r10;.Cr (4..1-fL`��.Hr"1 :�. .n•,, no4.:ir/-/' ..
!! (7.
.,
�r •
1. Projects Coordinator -3- February 3, 1982
Resources Agency
2 . Mr. Kevin Galley
City of Dublin
The document correctly states that a Streambed Alteration
Agreement with this Department will be necesary for any work done
in the creek. The U.S . Army Corps of Engineers (Corps) also has
jurisdiction over creeks under Section 404 of the Clean Water
Act. If the applicant has not done so, we recommend that the
Corps be contacted in order tc determine if they wish to exercise
their jurisdiction over Martin Creek and require a permit.
Footnotes 6 on page 3-30 and 3 on page 3-36 should be changed to
reflect the correct name of the wildlife biologist that was
contacted for this project. She is listed as a contact person
below.
The Mitigated Alternative appears to alter the proposed project
based on the mitigations suggested in the text. This alternative
would avoid development on the ridgeline along the southwest
corner and the oak woodland areas in the central area and
northwest corner where extensive cut and fill was proposed.
Mitigation in the Vegetation section calls for the elimination cf
lots 95-101. According tc Figure 4-1, this suggestion has not
been included in the Mitigated Alternative. If this mitigation,
as well as the others included in the DEIR, is incorporated in
the design, we would consider the document to be adecuate for
compliance with California Environmental Quality Act.
Department personnel are available tc address our concerns in
more detail . To arrange a meeting, please contact
Terry Palmisano, Wildlife Biologist, at (415) 4S4-2586 ; or
Theodore Wooster, Environmental Services Supervisor, at (707)
944-5500 .
„, —77-61:-A
J
Pete Bontadelli
Director
Palmisano/Rollins: ar/sa
DRY, LxFilr, R3, R3-Palmisano , ESD, ron
. \ : FILE COPY
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