HomeMy WebLinkAboutItem 5.1 Kaufman & Broad Prezoning Annex App 1
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: January 14 , 1985
SUBJECT: PUBLIC HEARING
PA 84-076 Kaufman & Broad Single Family
Prezoning and Annexation Application
EXHIBITS ATTAC:IED: Exhibits :
A. Draft Resolution adopting Negative
Declaration
B. Draft Resolution Approving and
Establishing Findings and General
Provisions for Planned Development
Prezoning
v b
C. Draft Re-s.o-1-ut-man Amending Zoning
Ordinance
D. Draft Resolution regarding Property
Tax Revenue
E. Draft Resolution regarding Filing
of LAFCO Annexation Application
F. Negative Declaration
Background Attachment:
1. Location Map
2 . December 17, 1984 Planning
Commission Staff Report with
applicable regulations, zoning and
background information
RECOMMENDATIOD : � 1. Open public hearing and hear Staff
p p g
presentation
2 . Tale testimony from applicant and
the public
3 . Question Staff, applicant and the
public
4 . Close public hearing and deliberate
5 . Adopt resolution regarding Negative
Declaration
6 . Adopt resolution Approving and
Establishing Findings and General
Provisions for PD Prezoning
7 . Naive reading and introduce
Ordinance Amending Zoning Ordinance
S . Adopt resolution regarding Property
Tax Revenue
9 . Adopt resolution regarding Filing
of LAFCO Annexation Application
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ITEM NO. � � COPIES TO: Kaufman & Broad
Harold & Robert Nielsen
G. K. Hansen
I ,
FINANCIAL STATF.IIENT: The City will receive increased property
taxes but will need to provide City
services to the annexed area. Exact
revenues and costs are undetermined.
DESCRIPTION: Kaufman and Broad is requesting that the
City prezone and annex approximately 12 acres generally located
to the west of the existing City limits. (A location map of the
area is shown on Attachment 1) . The area would consist of the
following properties:
1) Tract Map 4943 consisting of 28 single family lots and a
public street, generally located to the west of the Silvergate
Drive extension.
2 ) Three parcels and a portion of two other parcels located
west of Alegre Dr�ve
3 ) One parcel owned by G. K. Hansen located along the
Silvergate Drive extension north of Hansen Drive
4 ) Two parcels owned by Kaufman & Broad located along the
Silvergate Drive extension north of Hansen Drive
The small portion of property located to the southwest of Alegre
Drive which was discussed in the 12/17/84 Planning Commission
Staff Report has since been found to be within the existing City
limits and therefore is not included in the prezoning and
annexation proposal .
The area included in the annexation, excluding the Hansen
property, is part of the original Nielsen Ranch Subdivision,
Tract Map 4359 , which was approved by Alameda County in July
1981.
It is Staff ' s position that urban development immediately
adjacent to the City should be annexed so that the City can
provide the appropriate level of urban services.
General provisions of the draft Planned Development Prezoning
District are substantially the same as those adopted by the
County in 1931. A few minor modifications have been made as
indicated in the Resolution establishing the Prezoning.
Although the City is the lead agency for the environmental review
of the prezonin7 and annexation, the final approval authority
rests with the Local Agency Formation Commission (LAFCO) . At a
public hearing, LAFCO will determine whether to approve,
disapprove, or approve with conditions the annexation request.
LAFCO Staff has indicated its general support for this
annexation.
Kaufman & Broad has also submitted an annexation application for
Tracts 4859 and 5003 , which the County has designated for a
maximum of 129 dwelling units . Prior to acting on that
application, a detailed environmental review will be necessary
which may include an EIR.
On December 17 , 1934 , the Planning Commission recomrnended that
the prezoning and annexation application be approved. The Staff
recommends that the City Council concur with the Plannina
Commission and:
1) Adopt the resolution adopting the Negative Declaration
2 ) Adopt the resolution establishing Findings and General
Provisions for the PD Prezoning
3 ) Waive the reading and introduce the Ordinance amending
the Zoning Ordinance
T
4 ) Adopt the resolution regarding the Property Ta Revenue
5) Adopt the resolution regarding Filing the LAFCO Annexation
Application
i
-3-
EXHIBIT "A"
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
------------------------------------------------------------------
ADOPTING A NEGATIVE DECLARATION FOR PA 84-076 KAUFMAN & BROAD
SINGLE FAMILY PREZONING AND ANNEXATION APPLICATION
WHEREAS, Kaufman & Broad submitted an application
requesting the City prezone and annex approximately 12 acres
generally located west of the existing City limits in the vicinity
of the Silvergate Drive extension; and
WHEREAS, the California Environmental Quality Act
(CEQA) , together with the State guidelines and City environmental
regulations, require that certain projects be reviewed for
environmental impact and that environmental documents be prepared;
and
WHEREAS, a Draft Negative Declaration was prepared for
this application; and
WHEREAS, public notice of the Negative Declaration was
given in all respects as required by law; and
WHEREAS, the Planning Commission on 12/17/84 did review
and recommend adoption of the Negative Declaration; and
WHEREAS, the City Council did review and consider said
Draft Negative Declaration at a public hearing on January 14 ,
1985;
NOSY, THEREFORE, BE IT RESOLVED as follows:
1) The City Council finds that the project, PA 84-076 Kaufman &
Broad Single Family Prezoning and Annexation Application, will not
have any significant environmental impact; and
2 ) The City Council finds that the Negative Declaration has been
prepared and processed in accordance with State and local
environmental law and guideline regulations; and
3 ) The City Council finds that the Negative Declaration is
complete and adequate ; and
4 ) The City Council adopts the Negative Declaration for this
project.
PASSED, APPROVED AND ADOPTED this 14th day of
January 1985 .
AYES :
NOES:
ABSENT:
Mayor
ATTEST:
City Cl`rk
r l
DP 83-20
. �
EXHIBIT "B"
RESOLUTION NO.
A RESOLUTION OF THE CITY COU14CIL
OF THE CITY OF DUBLIN
------------------------------------------------------------------
APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A
PLANNED DEVELOPMENT PREZONING CONCERNING PA 84-076, KAUFMAN AND
BROAD SINGLE FAMILY PREZONING AND ANNEXATION APPLICATION
WHEREAS, Kaufman & Broad submitted an application
requesting the City to prezone and annex approximately 12 acres
generally located west of the existing City limits in the vicinity
of the Silvergate Drive extension; and
WHEREAS, the Planning Commission did hold a public
hearing on December 17, 1984 and recommended approval and
establishment of findings and General Provisions concerning
PA 84-076 ; and
WHEREAS, the City Council did hold a public hearing on
said application on January 14, 1985; and
WHEREAS, proper notice of said public hearing was given
in all respects as required by law; and
WHEREAS, the Staff report was submitted recommending
that the application be conditionally approved; and
WHEREAS, the City Council did hear and consider all
said reports, recommendations, and testimony as herein set forth;
and
WHEREAS, the City Council finds that the City of Dublin
is in the process of preparing and adopting a General Plan, and
that there is reasonable probability that the proposed prezoning
will be consistent with the future General Plan; and
WHEREAS, should the new prezoning ultimately be
inconsistent with the future General Plan there is little or no
probability that the prezoning will be a detriment to or interfere
with the future General Plan; and
WHEREAS, the City Council finds that the prezoning will
not have a significant environmental impact; and
WHEREAS, the prezoning is appropriate for the subject
property in terms of being compatible to existing land uses in the
area, and will not overburden public services; and
WHEREAS, the prezoning will not have substantial
adverse effects on health or safety, or be substantially
detrimental to the public welfare, or be injurious to property or
public improvements;
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council
approves the Planned Development Prezoning request subject to the
General Provisions of the 1478th Zoning Unit (Attachment B-1) with
the following exceptions :
1) "Board of Supervisors" shall mean the City Council of the
City of Dublin.
2 ) "Director of Public Works" shall mean the City Engineer of
the City of Dublin.
3 ) "Planning Director" shall mean the Planning Director of the
City of Dublin .
. "`� � i
} � '
4 ) "County Planning Department" shall mean the Planning
Department of the City of -Dublin.
5) "Building Official" shall mean the Building Official of the
City of Dublin.
6) "Alameda County Zoning Ordinance"shall mean the Zoning
Ordinance of the City of Dublin.
7 ) Number 17 of the General Provisions regarding periodic review
of the Planned Development shall be revised as follows to be more
consistent with Section 8 - 31. 2 of the Zoning Ordinance.
The Planned Development Prezoning shall be subject to review by
the Planning Commission after the expiration of two ( 2 ) years from
the effective date of the prezoning, if during the two (2 ) year
period, construction in accordance with the approved plan is not
commenced. At that time, the Planning Commission may initiate a
public hearing for the purpose of recommending to the City Council
that the Council add General Provisions, modify existing General
Provisions, or eliminate General Provisions.
8) If conflicts arise between those General Provisions and
PA 83-073 , Nielsen Ranch Tentative Map Extension, the conditions
of the tentative map extension shall prevail.
PASSED, APPROVED AND ADOPTED this 14th day of
January, 1985.
AYES:
NOES :
ABSENT:
Mayor
ATTEST:
City Clerk
DP 83-20
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EXI-RBIT C
:....:.,GENERAL PROVISIONS -
G EN _
1473 tfi ZONING UNIT
Ju1y 6, 1981
' ;fit•.:... ':•._., . ...,,.,,.,; ,.. •�: ..
f
1. t The Final Map of Tract 4359 shall be filed with the County Recorder of Alameda
County prior to 'commencement . of any improvement in the project, with the
exception'of grading and improvements related thereto.
„'.2. All conditions of approval for Tract 4859 are incorporated by reference as General
ioiso f this
lone•
'••v i 'T
'ny �l:` •:�t•' .L'i r+•�,- `:� -.II•{� .�. :Y.' _'•'\ . flt• _ ,..T.•
truction radin Ian 'and soil :erosion and
.'.Prior .to an gradin[J�, 'a-'detailed cons S 8 'P _ _ _
`':•'.�:- ••1;i. _ Yr.B .`••' „ •,'..,In _., ...U. ty.•.�. _ •.J..... :3:-3{:_• •x..411 .1
sedimentation eontro! l�n repared by'a'Civil Engineer'in"accordance .with maps :<>
P ;P, «. ,., -, ,f. ..�: ,... �•.,�..r' _^. Sri•+, ?-r�'_''-;°.
Y�.�:;= :��=;'arid .X` ovtsionsof=:�thi5 'recIassification''and .tthe �prolect soils�iland ;geologic •Y 3.r.
lilcti'�.-. l,, •':.•t;w �t•.•rr•,• .Y •- ;..cf'.ivrr- C ;=•.e•,...,..,•..r, �••%�` .-•:; •vh•• "-+! .,i,
O A, ! vesti ation re rt -shall :be .approved byA e:Director-of::Public=Vorks.�'Gradin '
i.::<;: �. -g
tthis plan to the satisfaction of the Directorfr )
shall be completed in accordance
'.(.].�. }\���.1�A.i �', tV`.H.11'►;' Yi'{^` :�... -i•"11,^ .✓.t,13_.Ll/' �,4iC�1�::v~' 1��
,_ __•- of
Public Works:`.;., �;�� • .{= �<L�- .,�.;.._ � t.M-c. �'•.�:.
. .. .... ....:..
. .. _..,.•..._..� .r:'_xl....,:�...,..> .f:_. .�-._.,-` -
v. -< {,,., _ -, �r :k •'i^i;^:{\ 'tt;et•�x�s=%.. �il't5. i"1''.=::•:�3: :.C�-•..._ :i:':rl�;?..`,.'.�,_•jr.
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a
4. Prior`to filing the~Final M p,
a. A landscape plan, prepared by a registered landscape-architect, shall be
1
approved by the Planning Director. Said plan shall include* existing tree
preservation, particularly along the creeks; buffering of existing deveIopment ...:._.:;.-:,:.......:;
from views of project homes and lots; drought-resistant plant materials; an
irrigation system; long-term maintenance program for the homeowners _-..
association (including advice on maintenance of drainage facilities; _
designation of and improvement of plans for park sites; aesthetic treatment _
of slopes; and shall conform to provisions of the erosion and sedimentation
control plan required under conditions for Tract 4859.
All landscaping shall be maintained at the developer's expense until _
landscaping has been fully instaIIed and established and final improvements
have been accepted by the Board of Supervisors. Transfer of maintenanc-
responsibility to the homeowners association or individual homeowners shall
not occur until requirements of this provision and the landscaping plan are
met.
b. A detailed horticultural report of existing trees to be preserved shall be
approved by the Planning Director. . Said report shall be prepared by a
qualified horticultural consultant and shall include, but not be limited to, an
evaluation of trees potentially causing hazards to structures in the project,
measures recommended to substantially reduce or eliminate hazards and
other measures necessary to protect trees during construction.
C. A homeowners association encompassing all lots in this project shall be
formed. CC&Rs for each lot shall be approved by the Planning Director.
CC&Rs for said Association shall require that:
1) payment of dues and assessments shall be both a lien against t}x
assessed Iand and a personal obligation of each property owner;
2) The Association shall take fee title to Parcel "A" and Parcel "i3."
3) The Association maintain all common areas in good rep.i1r, Including
draina-e and erosion control Improvements, fences, and landscaping.
The Association shall maintain, through an appropriate easement,
drainage facilities to the rear of Lots 80, 81, 83, 115, 116, and 117.
.♦•.,.'_C��S�ti v,`t.:--�J -:�.'i''v.'u� '1-• - _ •).'1.1 ,f•' .i.:'•- _-,'• �f13' �la` �� •r HT 'X y�' 'stir rrl i'.:' •.f�r'�+�•��_ - - _ ..
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l: t•:i'�)'•i,�.✓M�''t ��r�'::a.' �lo�'; �jT i- :r : ':,ri^'.w.T,,:i7�' i• �fi.'i :.'�� ,t':� ....`!C•aa-.'''a<••.
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+:EXHIBIT C :GENERAL Ply • .
1478th Zoning Unit
Page 2 :..;:.
e ssociation shall kce P the County Planning Department informed of
4) th A .
ddressa,-id :phone number' of the 1�,ssociation's
he 'current name; '8
.`�• '.official dscrtativc, anre
•�:t:�; -,.<:,•� •.t. .,. ,. . .
•
S) r.the Pacific Telephone and Telegraph Company,`upon sufficient nt notice,
y ;portions % f :the•=units ;whenever
:.' :•.. : :'; ::-:=-.-sha l .. authorized :ao';�nter,, .an o ;
: Y cPh cific(
restoration of tel one service 'require ''such entry ';The Pa
I ^'Telephone and Telegraph Company shall have the�Hght to•install, move,
remove, or run new lines in or on any portions of the Common Area and
:interior and exterior :of units, 'except where .undergrounding Is..,
required by the '.Subdivision."Ordinance;'as 'Is 'necessary to maintain
: .telephone service within the sub division.'..... ..provision may not be
- ;amended or terminated without consent of the:Pacific Telephone and _ . �,, ,.:...
•.�• ,:Tele •ra h•Company.
5`�''•r:. ,.;-� S - .i. :w.�•,x.: ..i ;-.-,-_' �`i:'�� , _.,.,..L: �s,
=r
.7. �;` rte :1.1:by:•=.. ..1... :xt� 11S'_
:•.q• •xr'�;�:�_. .w. r�i:f;,c,•?'1., �N2••i..•c .r .4. a. r.1
<{' _ reel "C" shall be approved b the Planning
w_ncrs_hi +and maintenance of Pa PP. Y� .- < g
rt: �•i`:'�... ,'t;::: P �,.,� ._I. �,i• f-L'e' .j. �3„ ';�w;'�,}., fit,/•,'�IT'.lt„ ,.i:{y:.i' t_ ..1 I. .�'• - y
•-hL:-F'.�yi;•'• :'i. r5 ._r,.• }.1. :` 1',1', Tr rrw'1 ..1_ ay4r.L` .".fd.:-.
I'14.• ',,.., f;:l.:.. ,:t :.•s•?`� .n..•, �.lii! )t-.,•`� '" .-`r" jr, a Yj .i' 'i
� • •Director. ,'A (1-t•.}�,4•.F' t...{.b•l K' ' •� �' '!,r.• �:jr.`'n��.:'tti�•_ � i•���f• .•i•
- �f� ry.' rw�r �: ,k,i.r..,x .I,. ,J ,J.Y !Yw i' �� �✓-r i 1r. e`r•` ....",
•:�_ ,,(, } t�.- 'A'''tT,il,: ,r, � 4t: l� �1r.. ,..�a_1 Jam:- I'..:- �J V 1'
'/'. ,r••'1:: '�.:';r:.y h .f•. .� � ,' � 1!. �3 .1`• ...rl,:-� .or, i �::::;y, ,
i `,31.: .:';. '�'" �l ti :,, .�.i:�:P;i,i�•'i:^;r c�I::,L...,,•.,c.,j,..;Tr f,a���t.��,'`a'.•�.'�:oC' �fi���! .'tY+'4-�l1S.a`� e•�i � .��a�,.x
:,:•l+= ,. ' ` develo r� approved b ,the.Director:of
:e: pA 'program'shall :be.submitted by., mow# PP ..•,•Y •.,,�.,.. .,t.,.•,,•,.•.
....`.�,_�- ..C; .:{.t', ::, h�i .. •.r..._. w•..r.♦ •' -..r91i1.NS�..ib
Public:Works-to mitigate traffic'impacts'on San Ramon Road near Silvergate,�
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contribution
to_a :traffic
Drive. ;Said ro ram`will,-as a :miriimum include;c _ :Ian
i'
`P g s.:s�r• r_?,:..�is
:;.•- _ - .3..:-:._:3.at�.ItiY '1� �l'hv►Y--�w.4-� -t" 1• M
- - - ment aforaimp rovement •of the interscciion ,,-,
si_g nal at ,-the`intersection and_pay -p,jr- A
. g r_ r 1:z._:. { r
'��:1.L..�..-.��7.i� f k'�' ..r,A�;;tr3i ntT.�S-Ia..X. :�t.►��s-c-(;4�..:+.1-k+rw.v- :s^`�.�w.�:: •:�`:!•,
geometrics S. Prior to is suance of Building Permits','the_-following shal be
in =Director�a roval :'a o ram :for
a. Developer `=shall •submit °:;for :Plann g _ t PP Pt g
incorporation of passive solar design features in homes to be built on subject
lots to the maximum practical extent. Such features may inc�ude, but are not .",,
limited to: house-to-lot orientation (minor axis within 22.5 of true south};
maximization of southfacing glass; overhang or awnings on south windows and , ;_i,; ,,` :._.
exposures; deciduous trees providing summer shade on south, southeast, Or
southwest facades (15 gal. minimum); and provision of heat collectors (such as ;
concrete floors or water-filled container walls). -
b. The project shall be designed to the satisfaction of the Building Official to
facilitate the current or later addition of solar hot water systems, as follows: -
1) Construction plans shall designate _the location on the roof for the
necessary number of collectors to achieve 60% solar dependency in an
area fre-- of plumbing or heating vents or other obstructions and with a _. 1
structural capacity to support the collectors;
2) Construction plans shall designate the Iocation in each building for an
appropriately sized hot water storage tank or tanks;
3) Project plans shall iflclude installation of thq following: ....-.
a) Mounting brackets attached to the roof structure to facilitate later :
installation of collectors without cutting roof membrane;
b) Properly-sized piping between the storage tank location(s), %he
collector location and the location of the backup hot-water heater;
e) Properly sized electrical conduit and pull wire between the storage
tank location(s), collector locations and the location of the backup
hot-water heater to facilitate later installation of sensor wires;
d) Properly sized electrical outlet at the storage tank location to
provide power for circulatory pumps;
e) One mob_-J home with a fully operational solar hot water systcra;
�r�'.T.:, t ter.. 1• Yr >'..
j''"',`. y ,l,f'�T1'- `I:>; �• '.••P,iY' ��'i:•7T`k�H�•i'.� j:f;':ti.\`, ' +` `i� ,j' ;'•,I:. �CL'fi�, i'+�-.-1�,�+2�\Til,y�{;'�;` �t"ta�1i�^t� ,
rs. �il.:.v: 'S k�.�'1• � •1•i•a�� ,..t.�_y:� .�„ r. it �.,.�... :t: -•,y.;;V, i?�'4 \ � ... '"C !'`t..I ,. -. ..
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ry.�e 1.`.Z.}r71y� .1. ,.�;��.,�- •ij�: :�r.�:r.y' ti.• ^. '.l, `�i'. -rr:•cil,l'�;�.: u,.,,, 1«�Y: !<'�..�:^:-i._
� :.t:'•:%_,t' C,,��.e�f ,.-+-1:�.':��.�:�:,�.IC`c• •i-., �a::` '�i� :1':Lc?`: �4;ct�f:>t. ,.f,r. a!•i,t?W'd•:�=-.._
)�:�1,,.,J:a' �>�'t)1 } 7• ,f:t.�f��, ..ic. ..�, r.r'�` .a,�ry rl��:"��> •� ,tLG...R •.�•.,,,;;�l4.wy. ti•�•^ '' -
., I'•',`�w y .a:,i::Y-�i�:�: t',•,;l,r:f,r. (, .t.. , ..1,,,«�.,_ 1 i� �I n.N.
-•?�Ir.�, 1`ti •rr:•'7;1�..•�•• '4,:T,1.';'N..l:r'.\.,.1 .��.\.,• .. •'r 'J '' .l�f r;' II' �'..PROVISIONS
EX1-IIBIT C =
GENERAL PR
1478th Zoning Unit
�,• fir. ..tip .:T•' rr`,'i1-r. i., .,'�•,`,'u,�. •_ .. .,
al have
•each Jot'sh 1
eascmcnts`to assure that
;• _ - _ -:;i dicate••soJar--access •
'eCt.
i ht to receive sunlight across adjacent parcels in this'prof
:the'r g
: and approved' Said easements are to be designed by the subdivider
irector.
thc Planning r :
i
.b
1 be offered to buyers as an optional improvement.
6. Solar hqp water systems shal
:7• Final design drawings and improvement plans shall be followed during development
and eoristruction,'unless changes are authorized pursuant to General Provision 10. : : :
8. Prior to'occupancy of each unit or groups of units,the following shall be done: • .
+w
_ endat o
'�r -,.Wit h�cecomm
'complete :in com' Iiance
�r Project radin' :ahall be rcomp a.. P Y- :..,:,..
! ' a': 3� ) g g report,gas a oved b ahe •Director .of
in'the�soil and geologic ... a,,..PFr. Y,
a. val and shall be`done under r' aaL�
;,I l -.R'orks which is madea par
h"
this appro pyd"N 1•I
•:a.;:,. Public , _ ^e`_who shall)
,•:r-.,r - Finer hall u nits completion,
thc'si: rvisiori of the Projecta5oils Eng .r ,. P° �;., ....- •,.
Pe a, w d Director
t•=• f, ir ti pliance rto the Building Official an
-''y,..� :)+::,♦•?.r.' :S.L`=.... a
��y`t: ':.�. ��;'S''•-Y"..:',,;�'>��'''• ;�SUbmlt a declaration -such�com �
%Y_,w,•, ;J'L.�w,����-r.•7�'L.:L�.'ll• Y•- `.v.. �•r�a T�Si'.�..�� T;�,.:'S�°ST • •�`k t• �� .- ;w.i•4Vc i l y.` '�•4?�.-.,y1, � }. {•..,?�:�`',••'••u r::>,:^::.•.
, ublic:Works• -tJ:?v l:'��:' - `'C'i..-'`.:
LET-,
:t,- - .:i:•ti^.,",�r7.a: •.�.'(�.: - _ _ _ - - .{'.,r^:fT..'rf^+rt�s�l!r�"�.AJ-G�i:1�'Y^.:^:C:�.v�;.1ti,7_= i]:'•^.ri.::�'=l' ,r.,•-, :_
�.K�..'.
l�ctric
acific Gas and.E
n.
'Off fromahe P
;;.::; -:•''i:, ;, _ tti�,'.p Building
.�. Ib. Pr ',evidence�;to-the �Of .,,. .�,. ....,.•...,.. �•�;^:`.
c•:;r r''_r ;-�:_ .�;- _ - -;units meet r.PG&E's—trequirements,of :,thy,"Ener y,:4•�r�.,��;�`.-;�:
Company "that ' the �.,.,,_.4•>?I:.. n.� ..:'.. ::,•ti•lrc;cc�?a,r,,,:r ter.'
ram. - -
e Pro =:, - .:., µ�'= r.' . . ,.• . - 'z' .
- Conservation Hom g
c. '-,:,The Project Architect or Civil Engineer-shall provide a letter to the Building ,
-""Official stating that water eonservant toilets,-.shower heads,'fauccis, and _
automatic dishwashers with Iow flow cycles have been installed in the units.'..`:..:,
9. Prior to occupancy of the last S units in any phase of the project for which' a
separate Final Map is filed, the following shall be done:
a. Project Civil Engineer shall provide a letter or letters to the Building Official
stating that the project, as built, complies with plans and provisions of this
District. Said letter or letters shall contain a report accompanied by a map
indicating any authorized changes pursuant to General Provision 10.
b. Landscaping shall have been installed in compliance with the plans required in :
General Provision 4a.
10. During the construction stage of the project, changes in the provisions of the
approved Land Use and Development Plan and beyond those required under
provisions contained in Exhibit B, may be authorized through Zoning Approval to
the following extent:
a. Grade: Grades on the construction grading plan may be changed a maximum
meet from those shown on the grading plan in Exhibit B. ,
b. Plant Materials: One variety of plant materials may be substituted for
Uother of simi ar size and characteristics.
C_ 1 andsca e Features: Arbors, mounds, benches, fences, and other landscape
eatures may added or modified in design, location and materials.
If the requirements of the approved plan are specified as minimum or maximum,
said minimums or maximums 5haI1 not be exceeded. Any other change may be
permitted to the extent and in the manner specified under Section 8-31.18 0'f the
Alameda County Zoning Ordinance. All structures and roadways must be contained
respectively within lot and right-of-way boundaric ,.
r.° tif,:gt'it f..a•`.l { vi-r ` 7.•14';(r. r..t• s.. /`�+;T. :• t..... t._ ..,�.. :...`,,, V y,,..��.ar1(�C« i ,r,:-_ •«•� r r 't(1�<.; .o
i�,r .:C� ,.���: :G�. J. 1 -' + .4^,Y::'� i' •i .r� ,. r't . 'i.`";_n 1
t 9 It
,'� �'".+ '.A`lfr S ;�•• �,, ,iti • rf�r..f,i.;)4I ��-T-,.,
a•-C • :.i. •il'r,lJ.•4 ��° '� ,��,r,?1i '„�L;..�r.. '• .•h:�:1f�r�•�Y 1.` `I C..W:..�• ,•i; �.. I , � li.`�'.i. 1�• '. � '.w�- '•4• ;l 'J;1'. y.
�: A..Z,;w. I.�i.���! ,{�vJ.t .�_ ,.�`•.•^r�X'' .�:.•']' :i.f.{..-a, '�.�,W't'ttt�►1.. „"� t:Jt �`� tl. s I� .•��ti.
•t:µ. .y ,.•fit: r,. ..' .:' �1.. if,Y. f L': ,•f.'f. ,.t4
iy
��!h.'�l•''=J•)�,•:v..�v '.:G ' ,J��. r:.•s,i I�. � 4. a.G�i � ,1 v!7.•.Y; 1•{ f_:.E.� •^ ..
J � '. 7 '•a`:.'..• '11
fIC .�•.d.,•}1•iti. �, ft•<�, �. .d':�5:, �':n{r. � '%�::'f:”:(•,:'';y:1`� �'''..�`' rl:r: ti:'�°.7?.� .y?S:'a!,,;•�.`�r•. �•Y'a•^'�, _ ..
+wral.f;J. 1. 'pf �- ..y! . �.•. fir.
f a•• :�.•�• \ .tiYj'.1.•p�,a';• 7,a t•••.-,1,r•.{7; l Jr� �1;4:'.:. 1:taf ... .r'�t�:_':;n�..t.tttiJ• .t_• -. .t •
.+•'�: I X4,1 t':{`�+ _��� •i•�y .',a�" ._\- � .\'::':_i'�.A. �}_.2 -••..'i"� .�.�.t y,�^t}. d F, ^.�-�'�.1 _ ..
y1 EXHIBIT C ' 'GENERAL PROVISIONS ;;,:, • .
c' 1478th Zoning Unit
:Page 4
{
-.">'.`;c•�^ ::�'. :;f: {�: rt,' �ri :rye- 'Tr •�, '.� �'��'�
iter the project has been"comM letcd, 'and subject to obse rving any minimum and
'o• cified in the a roved Tani :,'�'-�' <�.;: ; ;•r. •+;;��:_. . .
'maximum`dimcnsi ns spc PP P -
�;- _
the i ommon 'areas -Iant materials, �arbors,`fences, paving materials, and };
similar]ands' ��r'• features may•bc-added, replaced or'dcleted. -j •�_ -�;:.� i.�.
• '. ' "
Any construction, -rcpa t i 'o� re p'1'a'cemerit which would occur In the normal
h.
=• course of maintenance of the common areas as-the 'project matures may
occur subject to t}}e securing of any permits or paying fees required by other -.
ordinance.
- •An 'other ;'chap es^ may be rmitted to the extent and in the •mannerspecified ,,,f.; ,,; _
Y _ g Y Pe -'- _
,Count Zonin` .Ordinance:.'=
-dec �ion'8- 1.18 of the Alameda y g '
un Sec 3 .r�:__': ;k;-re. .:f;,.•r� ,,.r��, :.;:
a:. ,e^ice .::y:x. _:3; ::f:- :.r-Ti-,;.:: :f;:{:: �f. ,y-'.\r, h`r�'..•. *•-
.:'.° r 'f. �f�r .a•, Vii+ -f•'/
ollowin '.site area're uirerricnts"3lots desi nated fora;+
With the 1'c ce tiori of the`f g 9 , g ,c:n' t,• _ :r
t�'•.•7., •~. 3-'r,�• `ti .\� P.... .. .7•_•:.f`tL••l�y• .t .:-• •1-'....�4'. _.,fir w r.S�i. �•i "_
single famil^ 'dwellin s shall be subject�.to any and all restrictions of the Alameda_
�r�;iy`' `�i�t-• ,t.•.�. .g Y .g .,f:..; -..,.�.. . ^_fY �r�•`.` :'37��.,S.f.�1"
a' ' � y rta ning'to'the'R-1-B-E (7,000 s ft. muumum`lot size)
;� Count Zoning Ordinance pc r q•
1r. .r.}'r .l�7. .k• .J a. _,. _1a:J \'/.'O i' !-•��� �• ,k�.�. ,� t,�f� `'��^•t�'1Y•l'{IVa'•i.+ "♦T .:,-t2';� 't Z...
�° }i_� :' 1rr�yYb hti �7GSJt- nn •�lJff�t?.tli�-. �✓�t- R.=if: •:v...
:a:�� ':'i Jv nror tt:�tYJ:.:sl...e1i1_1r,, .fi1:4• irtt:.'.,Yi:t`I'4y�;:•.'fv��;-vr:<il'1?.FII.'.:� � :6::!>�,ty4�•'t'S;.:L^I!✓,.•• .1 f YeRb.=` C,. } ^%'?::.�
.rN•- '�: ^�..___ _ .�. 1- L.-_ _ - ..1_._ _ ,LYE::.:.5•.'r'hU:.�i.hril��l��"r1�."lAw'-�.'..it%, ..!' �.Y.. ',t4•L.C':��`t:..�.�: 'ti'' _
`fit. - .K: - tar`r.)•.:+' - :A."J'-,w 7:'.:�' _ .rw•' ,t:a•.:a• `e:
..idth*•-70-•feet _ - :=s,--..�- ,'��- --.�.':; ,•-_;.--.-... ='�...i�
'Median-1_6t_W
- ;=s— :�2= - :'s.�..i. .v-r.s+. - --- ',-i� ,,:/ac'h1 ri•-•f^— _vn.. .,i._.:.'��" '-- — i::.ic:.r,c.�
�'�'• - \-i.�':i-a^—•%zc aBS� -;ti; -r. ;!i?:� -v l�:�. r ..Y.,`ert•:.:.'.:�:� �.t:.,::•=:5•:
i'_ -';.°; - - - :Gi: _ - .�'z;%',:.. •_'::'�-fir•.,-.L�3.. F} !r-.� -
�r.' . -„� r•.��,••l a.f1 ..t!,'•:�.':k:: 'f'
width of at Ieast 15 feet for each lot,'minimu - -
�b. -:Side Yard =Aggregate - m S.-`-
13. ... Every dwelling or accessory structure proposed within Lots 262 and 263.(townhouse;.= :
• "°- areas) shall be subject to Site Development Review. :Buffering and othei-m'Cans . _;,• ::'
-^:%shall be employed to Iimit intrusion upon and preserve privacy of existing adjacent
residents. - -•.-
14. No dwellings or structures shall be constructed ,within 20 feet of the existing
natural creeks tops of banks or artificial tops of creek banks created by grading.
No fill shall be placed on existing natural banks of Martin Creek or Clark Canyon
Creak.
15. The 25' access easement at the southerly boundary of the property shall not be a
maintenance or other responsibility of homeowners in this property. Location and
design of this easement shall be approved by the Planning Director prior_to filing _
any Final Map. - -
16. Reclassification of the area within the Agricultural Preserve is contingent upon
approval by the Board of Supervisors of an exchange of an equal area to be placed .
in the Preserve.
17. Prior to June 1, 1983, and approximately every 2-1/2 years thereafter until .
completion of all construction, the Planning Director will review these General
Provisions and report to the P12�riiung Commission. The Planning Commission may,
for cause, initiate a public hearing for the purpose of recommending to the Board
of Supervisors that the Board add Provisions, modify existing Provisions; or
eliminate Provisions at that time.
18. Prior to Planning Commission approval of a Tentative Map for the project, further
geological investigation shall be conducted to the satisfaction of the Building
Official to determine that no hazards to proposed structures for human occupancy
exist on the site. Subsequent modifications to the land use and development plan
based on said geologic investigation may be approved by the Planning Director and
become a part of ,Exhibit B."
EXHIBIT "C"
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE
TO PERMIT THE PREZONING OF REAL PROPERTY LOCATED TO THE WEST OF
THE EXISTING CITY LIMITS
----------------------------------------------------------------
The City Council of the City of Dublin does ordain as follows :
Section 1 : Chapter 2 of Title 8 of the Dublin Ordinance
Code is hereby amended in the following manner:
Approximately 12 acres located to the west of the existing city
limits in the vicinity of Silvergate Drive extension are hereby
prezoned to a Planned Development District.
Exhibit "B" Findings and General Provision concerning PA 84-076,
on file with the Dublin Planning Department is hereby adopted as
the regulations for the use, improvement and maintenance of the
property within this District upon annexation to the City.
A map of the area is as follows :
I •Land.. J' "' �� ", t � .•i
r �:�'
Section 2 : This ordinance shall take effect and be
enforced ( 30 ) days from and after its passage. Before the
expiration of ( 15 ) days after its passage, it shall be published
once with the names of the Council members voting for and against
the same and in the Tri-Valley Herald a newspaper published in
Alameda County and available in the City of Dublin
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF DUBLIN
ON THIS TH DAY OF 1985;
AYES:
NOES :
ABSENT:
;Mayor
ATTEST:
City Cler;;
�ia J *G
EXHIB/IT "D"
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
----------------------------------------------------------------
AGREEING TO AN EXCHANGE OF PROPERTY TAX I-VENUE CONCERNING
PA 84-076 KAUF14AN AND BROAD SINGLE FAMILY
PREZONING AND ANNEXATION APPLICATION
WHEREAS, Kaufman & Broad submitted an application
requesting the City prezone and annex approximately 12 acres
generally located west of the existing City limits in the
vicinity of the Silvergate Drive extension; and
WHEREAS, Section 99 of the Revenue and Taxation Code
(AB 8 ) provides, among other things, that no local agency
jurisdictional change can be completed without the agencies
affected by such change first having agreed upon an exchange of
property tax .revenue between and among the affected agencies; and
WHEREAS, the Alameda County Board of Supervisors
(Resolution No 136574 ) have developed a method for equitably
distributing the property taxes ; and
WHEREAS, each specific annexation needs a resolution
from both the City and County agreeing to the exchange of
property tax revenues for the annexation to be completed and
filed with the State;
NOW, THEREFORE BE IT RESOLVED:
1. That for the said annexation by the City of Dublin, (which
will be first effective for the fiscal year following the filing
of the Certificate of Completion with the State Board of
Equalization providing the filing occurs prior to December 31 of
the preceding year) the Auditor-Controller of the County of
Alameda shall be directed to cause an exchange of property tax
revenues pursuant to the following provisions of paragraph
numbers 1 and 3 of Exhibit "A" of the property tax revenues
redistribution method developed by the Alameda County Board of
Supervisors .
( 1) In all annexations involving developed or developing
residential territory, as well as mixed
residential/commercial areas and vacant or underdeveloped
industrially-zoned areas, the City would automatically be
entitled to receive an allocation of the County ' s general
fund computed property tax revenue from that area, equal to
the City/County ' s existing allocation percentage ratio
within its corporate limits ;
( 3 ) In the event that a City assumes full responsibility
for a service or services presently provided by a separate
County Taxing agency or special district within a territory
proposed to be annexed, pursuant to Revenue and Taxation
Code Sec . 99 (b) , th,,2 County will endeavor to transfer to tho
City the entire computed property tax revenue presently
allocated to such County agency or district from said area.
2 . The City certifies that there is no significant commercial
and/or industrial development in the proposed annexation.
9
w,7 4 t
f .
BE IT FURTHER RESOLVED that the Dublin City Council
does hereby agree to the property tax revenues redistribution
method stated herein.
PASSED APPROVED AND ADOPTED this th day of
January, 1985.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
.XHIBIT "E"
r ,
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF TIME CITY OF DUBLIN
------------------------------------------------------------------
DIRECTING STAFF TO MAKE APPLICATION TO LAFCO REGARDING PA 84-076
KAUFMAN & BROAD SINGLE FAMILY PREZONING AND ANNEXATION APPLICATION
WHEREAS, Kaufman & Broad submitted an application
requesting that the City prezone and annex approximately 12 acres
generally located west. of the existing City limits in the vicinity
of the Silvergate Drive extension; and
WHEREAS, The Planning Commission did hear and consider
said application at a public hearing on December 17, 1984 and
recommended that the City Council direct Staff to make application
to LAFCO regarding PA 84-076; and
WHEREAS, the City Council did hold a public hearing on
said application on January 14 , 1985; and
WHEREAS, public notice of this application was given in
all respects as required by law; and
WHEREAS, a Negative Declaration was prepared for this
application; and
WHEREAS, the Staff Report was submitted recommending
the application be approved; and
NOW, THEREFORE, BE IT RESOLVED THAT TIME Dublin City
Council does hereby find that;
1) The subject property is located within the Dublin sphere of
influence previously approved by the Local Agency Formation
Commission.
2 ) The annexation will be a logical extension of City
boundaries .
3 ) The City of Dublin can provide high quality and efficient
services to the site and the City should control any
development of the property.
4 ) The annexation will be consistent with the Draft policies in
the Dublin General Plan.
5) Should the annexation ultimately be found to be inconsistent
with the Draft General Plan, there is little or no
probability that the annexation will be detrimental to or
interfere with the future General Plan.
6) The City has adopted a Negative Declaration for said
application.
7 ) The City has approved a Planned Development Prezoning for
said application.
8 ) The City has agreed to an exchange of property tax revenues
for said annexation.
BE IT FURTHER RESOLVED that the Dublin Cite Council
does hereby direct Staff to make application to LAFCO regarding
this annexation.
DP 33-20
E*
sr
r ,
PASSED, APPROVED AND/ADOPTED this 14t1h day of
January, 1985 .
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
DP 83-20
I
ATY OF DUBLIN
f.0. 110N 234 (-115) 829-4000
Dublin, CA 945c6
NEGATIVE DECLARATION FOR: PA 84-076 Kaufman & Broad
Prezoning and Annexation
(Pursuant to Public Resources Code Section 21000, et seq. )
LOCATION: Subject site is generally described as follows: Tract
Map 4943 consisting of 28 single family lots and a
public street; an irregular-shaped portion of property
located immediately to the west of lot 8 of Tract.
and three parcels of land located immediately to the
west of lot 2 of Tract 2405 . One other small portion
of property located to the west of Mancini Court may
also be included in the annexation. The area of the
proposed annexation is graphically shown on Exhibit
"A" attached hereto.
PROPONENT: Kaufman & Broad
6379 Clark Avenue
Dublin, California 94568
City of Dublin
P . 0. Box 2340
Dublin, California 94568
DESCRIPTION: The proposed project is to prezone and annex
approximately 12 acres as shown on Exhibit "A" .
The area would be prezoned to a PD, Planned
Development .
FINDINGS : The project will not have a significant effect on the
environment.
INITIAL STUDY: The Initial Study is attached which indicates
that the proposed project will not have any
adverse impacts .
MITIGATION MEASURES : None required. An Environmental Impact
Report (EIR) was previously prepared for
the General Plan Amendment which changed ,
the Land use designation from an
Agricultural District to a Planned
Development. The EIR is available for
public review at the Dublin Planning
Office .
PREPARATION: This Negative Declaration was prepared by the City
of Dublin Planning Staff , ( 415) 829-4916 .
SIGNATURE: rc(�/v..�1/1��21�. 6�� DATE: 1 ) 71�r+
Laurence L. Tong,
Planning, Director
CITY OF VU5LII� I t PA No.
I~ `a! I Pal;'✓3 �9 e A L A S�'~"5 S fi'�fiJ�N�" �I��a`A
(Pursuant to Public Resources Code Section 21000 et sec.) ••
Based on the project information submitted in Section 1 -General Data, the Planning Steff -
will use Section 3, Initial Study, to determine whether a Negative Declaration or an
Environmental Impact Report is required.
_.SECTION 3. INITIAL STUDY to be completed .by the PLANNING STAFF
r Project orA l icant:` G hh>ySU�7o%J` '
•
-'Name of Proj pp (�
-A.•• ENVIRONMENTAL SETTING - Description of project site before the project, including
information on: topography; soil stcbility; plants and animals; historical, cultural, and
scenic as existing structures; and use of structures t4_�i-eZr�►1;rsq
Annsu� rw r r{ a n rn ;•��. 1 /2 a�c-cs e �►G c�cs�-� lchal�
IOU
i1 =5 ,tn� a. Stale
S F �t (�' X50 �cs1 nrnrea�
.� rl4cfo W ubl.c.. ,V0iiti)
roperties, including information on: plants and animals;
Description of surrounding p
historical, cultural, and scenic aspects; type and intensity of land use; and scale or
development.�f =s;�� i s �,r.•�r� la��
B. ENVIRONMENTAL IMPACTS - Factual explanations cf all answers except "no" are re- .
quired an attached sheets.
CC�'1�'Cv 'T Ti a.CTS SOLE OF L'ITACT
NO a,�=t YES UviGL NL
NO
tOH
: . 0 l to l
1.0 WATER I
1.1 Hydrologic Balance Wi11 eonrtruction of the project alter the hydro- t I I
logic balance? f
1.2 Gound`Hater Will the project affect the quality or quantity of I I I
ground—ter tuprlies?
1.? Depth to Water Table will the rate of—ter vrithdra—I chonge the depth I
or gradient of th, —tcr toble? I I I I
1.4 Drainage and Csannel Form Will eonrtruction impede the natural drainage pattern I ( 1
or cause alteration of Itreom channel form?
1.5 Sedimentation will construction in an area result in major Icditnent
Influx info adjacent —ter bodier7
I 1.6 Flooding will there be risk of lou of life or property due i/ I I
to/l din 7
A-5
• 71�IPe:�_� SCF: jF JIVACT
CCU`IFO` i 'r 111 �5 \1 cr4N
Ivb QJALIFIED YE
NO
o f 1
1.7 Water Cwlity Does drinking water supply foil to meet 'tale and I I
federal standards?
Will sewage be inale-1•Jatoly accommc?otcd and I I
:`. treated?
-.;,
Wil receiving waters(nil to meat locrslr sf•.•e and All, . I � I •
federal standa(ds?
Will ground water suffer eontominotion by s.rfu.e f i ti
wepa3s, Intrusion of solt or polluted rioter from
adjacent vrafcr bodies ar from another rnntnz looted r `.
o viler? J• I I I
2.0 AIR r
2.1 Air Pollution Will (here be g.nerotion and dupcnior.of p�llutonts I I I f
by project related activities or in pro c.aiN
+' project which mill errecd>•ate n:tx.'i:no a•r I r I I
quality stardards? I
2.2 Wind Alteration Will structure and rerrnin-impede prcvcilir5 veind
flow rousing channeling along certain rorri:'-s or
obstruction of wind movements?
3.0 EARTH I I
3.1 Slope Stability Are there potential dang-n related hs:I�pe failures? I I I
• 3.2 Foundation Support
Will the,.be risk to life or property'.)--:0 a of
excessive deformation of materials?
3.J Consolidation Will there be risk to life or proocrr/!acca.i:e of s
e,ccssrre consolidation or found.tivr ry to ialt? ( I I
3.4 $ubsidenee Is there risk of major ground subsid.:n.a:associated
• with the project? _
3.5 $eismie Activity Is there risk of damage or loss res.rltino frrm-•arth- j I
quoscc activity? I I I
J.6 Liquefaction Will the pro
ca ss^or be r xposcd `n liqu^..rect+on 1
of soils in slc?es or vndrr foundations? I I
3.7 Erodbiliry Will there be s•�bstarstiol loss of soil r?•^s t0 err-
struction practices? I I
3.9 Permeability Will the per is
of soils associat r:with the I I
project present adverts conditions ielat:,e to dr- I '
velopment of wells? i
].9 Unique Feowres Will any unique geological features ba domoJed
or destroyed by project aetivitirs?
3.10 Mineral Resources Are there geologic deposits of potentinl r.7m-ereial I I
value close to the project?
4.0 PLANTS AND ANIMALS
4.1 Plant and Animal Species
Are there rare or endongared specsns prnxrs
• .• Are there species pre--nt which ore p�'ticirlarly /
susc-pfi0la to impact from human activi ? ,
ry
. .-
Is there vegetation per:vent, the 1013 of which will
• deny
bitat to important wild:ife 'pccias?
• toad or M
Are there nuisance lsccies of plant or nvm�•s For
which conditions w01 be improved by tFe project? I I
Are there an unusual populations of pinnts tMt may
4.2 Vegetorive
Community Type: y
be of scientific intcrrt?
Are there vegetative community tyres r.hich ore '
porticulorly su:cep:ible to impact frcrn human cc:tv.ty
Are th_rc major trees or major vcgr.tntion that will
• he cl..c:r.ly off r.tr,t by lh�rroj^ct?
tF r. Ir.:s
• '• O.rr thc:c v-_�.:o:ivr. rammunity tyn-:r'^C^'t• � I I
of which •.i11 deny fr' If ho5ira tr. i"^^"�cr v:C fli%r.
spccics, nr too:u5tr•:nrial nwr
4.J Diversity is there wbsran:inl diversity in th nrt••-n r r•,�•n::y I I I
as reflected in the ns•mbrr and rypn-if n!n-lt I:nr.i,r^I I I
r species present or the th,:-dim•;n:inrr.l nrr^.r.�^r^n: ✓ I 1
of plant spccics present? I I
I I l -
I I I
I � I
1
A-6
r COI�IFCfiIEVrT D2 SCALD OF IMPACT
NO QCLNLIFILD " YES
i I to
ol� tolo
5.0 FACILITIES AND SERVICES { i
5.1 Educational Facilities Will projectrd enrollments adversely affect the ex- I i
fisting or proposed facilities in terms of spaein�g for I i
all activities, including classrooms, recreational
areas, and staffing needs?
Will the project impact Iha pvpii�teocher ratio so
w to impede the learning process?
Is the school located such Ihnt it presents o hardshsp
r Far o p«lion of the enrollment in terms of travel time
r
dislonce,•or safety hazards? -
5.2 Commercial Facilities'' Will there be an Tnodeguate supply of and access to
- commercial focililies for the project?
5.3 Liquid Waste Disposal Are provisions for sewage ccpacity inadequate for I I {
the needs of the project without exceeding quality
standards? :
Will the project be exposed to nuisances and odors -:1
i I i I
associated with wa,tewater treatment plants?
5-4 Solid Waste Disposal Is there inadequate provision for disposal of solid { 1
wastes generated by the.project? .. .
5.3 Woter Supply - . Is there ;nadeguate quantity or quality of water I I {
supply to meet the needs of the project? i
'Hill storm water drainage be inadequate to prevent
5.6 Storm Water Drainage ( I {
downstreom flooding and to meet Federal Store and
local standards? 1
5.7 Police Will tha project's additional population, facilities, I ( I
t «other futures generate on sncreasa in police service
or create o police ha=ard? I
I5.8 Fire Will the project's additional pcpulation, facilities, I I {
or other features generate on ;ocrcon in fire services
or create afire hazard?
5.7 Recreation Will the project have inade,,vote facilities to meet
the recreational needs of the residents?
5,10 Cultural Facilities Will cultural focililies be unavailable to the project I I {
residents?
6.0 TRANSPO.a.TAT1CN I '
6,1 Tran"rration Facilities Are the traffic demands on ad jacent roads currently
at or above capacity? if not, will the traffic Sen=
crated by the project cause the odjocent roads to
reach or exceed capacity?
Are the other tranTortorion facilities which servo the
• project inodegua to to accommodate the project's
: travel demands?
.1.
6.2'Circulation Conflicts \Yi11 de,ig s of tha pruiect«conditions to the svrrovnd-
:.
s due to circulation conflicts" '
'.: .. ': ••' ing area increase accidents { I
6-3 Rood Safety and Design Will project residents and use
be exposed to increased
occident risks duo to roadway and street design pr to A r L } r 1
of traffic,controls?
7.0 HEALTH
Will the project be exposed to or generate any intense 7,1 Odors
' 1 I 1
. od«s? 1 I
7.2 Gowding and Density Will the residents and users be exposed to crowding or
high density in their physical living env;ronment? I I
7.3 Nuixsnces Vfill the project be exposed to or generate (actors that
may be considered as nvitance,?
7.4 Structural Saicty Will design and proposed construction technique,Fail 1 I I
to meet state and local building codes?
1 1
8.0 NOISE 1 I I
Will the project be expord to rr ocncratc adverse I I 1
8.1 Noise Lev,ls P I ( ( i
noise Icvris?
8.2 V.brotiont Will the pr.oicct bo exposed to_6rorinns nnnoying to
thvmons? 1 1 1
1 1 _
I I I •
r 334PACrS .n Arm OF DTACr
No QUALIFIED YES UNF.'Nati'�I
NO
11 Io
i 01w �01 �
• IQ 12 1 5
9.0 CO,tttUNITY CHARACTER
• -. - Project disrupt existing snt of
9,1 Community Organization Will the p j P -
. ..'- ':•..' orgonlzntions or groups within thr• corr•mvnity7 ;'•''::__ ( .•...{
9.2 Homogeneity and Diversity •will tha project change the character of the
community in terms of distribution or concentration
: of income, ethnic, housing or age group? -
9.1 Community Stability and Will the project be cxpostd N or generate on c
.,•1.!..51;6'I Physical Conditions area of poor stability'onJ phy+icel eonjitions? ' +
10.0 VISUAL QUALITY
10.1 Views t r, Wrll residents of the svrrax+din area b odversel
` affected by view;of or from the project? rY
- Will the project residents be adversely offected by -
views of or frum the surrounding circa? '
he project be exposed to or generate exce
10.2 Shadows Will t ssive I I
11.0 HISTORIC AND CULTMAl I I
RESOIRCES I {
11.1 Historic and Cultural Will tho project involve the destruction or alter I I I
ation of o historic resoswcn? - r
Resources I { {
Will the project result in is of o historic
resource from its surrounding environment? 1
Will the project introduce physical, visual, audible { J {
or almo-rherie elements this.-ore not in character with I J I
a historic resource or its witing?
1 f
IWill the he project involve the destruction or olterotion
11.2 Archoeo!ogicvl Sii
and Structures of an arcS+ocolo�icol resource? { J {
` Will the protect result in is�lohan of an orehoeologscol
resource? J J J
Wili the project in!rodvee physical, viural, oudib(e I I I
c elements that ore not in choraeler with
or atmospheri I I
on archoeologicol resource or its setting? t t
12.0 ENERGY _ I
12.1 Energy Requirements Are there potential problems with the supply of ( {
' t
energy required for rise project? I I I
Will the en._rgy requirements exceed the capacity
of the s--rvice utility company?
Will there be o net increase in energy used for the
Project comp-sred to the no project alternative? { {
12.2 Canurvation Mcawros Does the project planning and drsig•s to;', to include
ovoilab.c cner?y come
11.0 LAND USE
I {
11,1 Site Hazards Do eonddlons of the site, proposed site development
or surrounding area esaatc potentially hazardous situ
• otions7
17.2 Physical Threat.
Will the project or the surrounding]area create o(eelin I I
of insecurity acid physical threat among the ri:141 nts I I {
and uscrs7
11.] $onitery ^dull Wit! !hc project bn..xposed to strwiturol dmmngo, I J {
no;sc, air, or virface nrrl;-oun.l w,-,tcr pollution { I
qr other nuiuincr.;associate) vrirh a snnitory landfill?
11.4 vlatervays Will Ilia proiccf affect an exlstin7 w tcr•••oy through J J {
filling, dredgin7, draining, eulvurrsny ..'sac dis- J J J
ehvgcs, lass of visual quality or other land u:o J I {
proctius7 { I J
fill ,
1 1 1 I •
{ i
l I { {
A-8
COhIPCk`EN T
.T5 OF IMPAC r
Nb YES
4UALIFIID (JISiv^:OLv�1
NO }
t To
j � ta• t � IH
ollo } o
• t t i . .
t• t t
't_
' Other Enviranmenlal Coaavonentx
C_ MANDATORY FINDINGS OF SIGNIFICANCE No 140 YES
(1) Does the project have the potential to degrade the
quality of the environment, substantially reduce 7 _
the habitat of a fish cr wildlire species, cause a j
fish or wildlife population to drop below self
sustaining levels, threaten to eliminate a plant
or animal community, reduce the number or restrict .
the r9 an a of a rare or endangered plant or animal
-
or eliminate important examples of the major periods
or California history or prehistory _
- (2) ':Does the project h=ive the p
otential to achieve short-..:-
term, to -term, environmental
the disadvantage of long
goals?
(3) Does the project have impacts which are individually
• Limited but cumulateively considerable? (A project
may impact on two or more separate resources where
the impact on each resource is relatively small, but
where the effect o` the total of those impacts on the
environment is significcnt•)
(4) Does the project,have environmental effects which
will cause substantial cdversa effects on human _
beings, either directly or indirectly?
D. MITIGATION MEASURES — Discussion of the ways to mitiga'e `'ie significant effects
identified, if
E. DETERMINATION — On the basis of this initial evaluation:
The'�City of .Dublih I"Ifinds that there will not be any significant effect The par
-
will
' f this project and the mitiga'ion :measures incorporated into
F the' ro'ect pro ids `h�� Factual basis for the finning`: A NEGATIVE • '
:DECLARATIOV IS REQUIRED. -
blinry finds proposed prole,,.-,c MAY have significant effect
Q The C1ty'of �t� _ _- that the
.. ..:.....
on the environment. 'AN ENVIRONMENTAL IMPACT REPORT IS REQUIRED**
Signature and date:
Name and title: %�, pGL.uc�.
•� G IC�✓�
y
.1
17 NOtc: Where a project is revised in respcnse to an Initial Stud; so !ha` poi.--I`iol c!�-,erse _
effects are mitigated to a point where no agNe gativeeDeclaration well be reau fed i s'ead cF
revised Initial S'u.jy will be prepared 8
on EIR. —
NATILSEW-HAM
6377 Clark Ave., Suite 100/nuhlin, CA 94568 aC4/C
•(415) 828-6755
LOCATION MAC
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AREA TO 8e ANNpXe'!v � �� ` ���� � ��•
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to
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date : December 17, 1984
TO: Planning Commission
FROM: Planning Staff fT
SUBJECT: PA 84-076 Kaufman & Broad Single Family Prezoning
and Annexation of approximately 12 acres
immediately west of the existing Dublin City
Limits
GENERAL INFORMATION
PROJECT: A request by Kaufman & Broad to prezone and annex
approximately 12 acres
APPLICANT: Kaufman & Broad
6379 Clark Avenue
Dublin, California 94568
City of Dublin
P . 0. Box 2340
Dublin, California 94568
REPRESENTATIVE: Dave Corliss
Assistant Vice President
Kaufman & Broad
6379 Clark Avenue
Dublin, California 94568
PROPERTY OWNER : Kaufman & Broad
6379 Clark Avenue
Dublin, California 94568
Harold & Robert Nielsen
11637 Alegre Drive
Dublin, California 94568
G. K. Hansen
547 Brookfield Drive
Livermore, California 94550
LOCATION: The subject site is generally described as
follows :
36 single family lots including Tract Map 4943 , consisting of 28
single family lots and a public street, an irregular shaped
portion of property located immediately to the west of lot 8 of
Tract 2559 , three parcels of land located immediately to the west
off lot 2 of Tract 2405 , and three single family lots and a
portion of two other single family lots located west of Alegre
Drive . The area of the propeseu' annexation is graphically shown
on Attachment 6 .
PARCEL SIZE : The area to be included in the annexation is
approximately 12 acres
E::ISTING ZONING AND LAND USE : The property is presently
undeveloped and is zoned both
-----------------------------------------------------------------
ITEM NO . .0 Z-
A T T A C MI- M C, 111
A - Agricultural and PD, Planned
Development
SURROUNDING LAND USE AND ZONING :
North : Undeveloped, PD
South: Undeveloped, Agricultural
East : Undeveloped, PD
West : Undeveloped, Agricultural
ZONING HISTORY: 1956 - Subject property was zoned
Agricultural
1980 - Alameda County amended the General
Plan to change the Nielsen Ranch
/ land use designation from
agricultural to residential ,
including both single family and
multi-family dwelling units . An
Environmental Impact Report was
adopted with this General Plan
amendment.
1981 - Alameda County rezoned the Nielsen
Ranch property from an Agricultural
District to a Planned Development,
1478th Z .U.
1981 - Alameda County approved Tract Map
4859 to subdivide the Nielsen Ranch
Property for the purpose or
developing 261 detached single
family units and 129 multi-family
units .
1984 - The Dublin City Council on appeal
approved a 2 1/2 year extension for
Tract Map 4859 .
APPLICABLE REGULATIONS :
Section 65859 of the California Planning and Zoning Laws ,
states in part ; that a city may prezone unincorporated territory
adjoining the City for the purpose of determining the zoning that
will apply to such property in the event of subsequent annexation
to the City.
Section 35000 et seq. of the California Government Code,
Municipal Organization Act, establishes procedures for annexation
of unincorporated territory to a city.
Section 66413 of the State Subdivision Map Act, establishes
processing procedures for the annexation of territory with
tentative map or final map approval .
ENVIRONMENTAL REVIEW: A Draft Negative Declaration has been
prepared for this application .
NOTIFICATION: Public Notice of the December 17 , 1984 , hearing
was published in the Tri-Valley Herald, mailed to
adjacent property owners , and posted in public
buildings
-2-
ANALYSIS :
Kaufman & Broad in conjunction with the City of Dublin, is
requesting that the City prezone and annex approximately 12
acres, which consists of the following four portions of
property :
1 - Tract 4943 , which consists of 28 single family lots and
portions of a public street
2 - Three single family lots and a.portion of two other
single family lots located immediately west of Alegre
Drive
3 - A small sliver of property owned by Nielsen located
southwest of Alegre Drive
4 - Three parcels located immediately to the west of �^
Amarillo Court and north of Silvergate Drive. One
parcel is owned by Hansen, two parcels are owned by
Kaufman & Broad
The area included in the prezoning and annexation, excluding
the Hansen property, is part of the original Nielsen Ranch
Subdivision, Tract Map 4859 , which was approved by Alameda
County in July 1981 . (See the original Tentative Tract Map
4859 , - Attachment 5 ) . As indicated on Tract Map 4859 , a
portion of the subdivision is located within the City and a
portion within the County. This Tract Map provides for
approximately 261 single family lots and 129 multi-family
units . At the present time a final map has been recorded
only for Tracts 4859 , 4943 , 4991 and 5003 . Tracts 4859 and
5003 will need to be resubdivided when multi-family
developments are processed on these sites . It is
anticipated that eventually the entire Nielsen Project will
be annexed to the City. Mr . Nielsen still owns Tracts 5072 ,
5073 and 5074 .
At the present time the only application before the Planning
Commission is a prezoning and annexation of approximately 12
acres shown on Atachment 6 . The small triangular piece of
property located southwest of Alegre Drive which is owned by
Nielsen was inadvertently divided between both the County
and the City. This annexation will bring the entire lot
within the City. Mr . Hansen ' s property located immediately
west of Amarillo Court, which was not part of the Tract
4859 , would also be brought into the City as part of this
application.
Although the City is the lead agency for environmental
review of the prezoning and annexation, the final approval
authority for the annexation rests with the Local Agency
Formation Commission (commonly referred to as LAFCO) . The
Planning Commission can make a recommendation on the
environmental review, prezoning and annexation to the City
Council . The City Council will then decide whether to adopt
the Negative Declaration, make a decision on the prezoning
and determine whether to file an application with LAFCO.
At a public hearing, LAFCO will determine whether to
approve , disapprove or approve with conditions the City ' s
annexation request . LAFCO Staff has indicated to Staff its
general support for the annexation not only of this property
but eventually the entire Nielsen Tract .
The State Subdivision Map Act provides that when a final map
is recorded, and the property is subsequently annexed to the
City, the City is bound by the conditions and provisions of
that final map . However, if the property is annexed to the
City with only a tentative map approval , a new tentative map
would have to be processed. Since Tracts 5072 , 5073 and
-3-
5074 only have tentative map approvals/new tentative maps
would need to be processed through City regulations . Mr .
Nielsen may request annexation of these three tracts with
tentative map approvals or he may record the final maps
prior to requesting annexation.
Kaufman & Broad has indicated that they wish to proceed with
the annexation of Tract 4859 and 5003, which the County has
designated for a maximum of 129 dwelling units . However,
prior to acting on the annexation, a detailed environmental
review will be necessary which may include an Environmental
Impact Report .
It is Staff ' s position that urban development immediately
adjacent to the City should be annexed so that the City can
provide the appropriate level of urban services .
Accordingly, Staff is in support of this prezoning and
annexation request .
Staff recommends that the entire area within the annexation
be prezoned to a PD. Most of the area within the
annexation, specifically Tract 4943, is already zoned PD in
the County. By prezoning the remaining portions of
property, the single family lots west of Alegre Drive,
Nielsen ' s small piece of property and Hansen' s parcel, to a
PD, there will be a consistency of zoning in this area.
Staff further recommends that the conditions of the 1478th
Zoning Unit (Attachment 8 ) already established for Tract
4943 , be applied to the balance of the annexed territory.
RECOMMENDATION
FORMAT: 1 ) Open public hearing and hear staff
presentation
2 ) Take testimony from applicant and the public
3 ) Question staff, applicant and the public
4 ) Close public hearing and deliberate
5 ) Adopt three resolutions :
1 - A resolution regarding the Negative
Declaration
2 - A resolution regarding the Prezoning
3 - A resolution regarding the Annexation
ACTION: Staff recommends the Planning Commission take the
following three actions ;
1 - Adopt a Resolution (Atachment 1) which recommends to the
City Council that a Negative Declaration be adopted for this
project
2 - Adopt a Resolution (attachment 2 ) which recommends that the
area within this annexation be prezoned to PD, Planned
Development
3 - Adopt a Resolution (Attachment 3 ) which recommends that the
City Council make an application to LAFCO on this annexation
-4-
1
/ ATTACHMENTS —
Attachment 1 - Draft Resolution regarding the Negative
Declaration
Attachment 2 - Draft Resolution regarding the Prezoning
Attachment 3 - Draft Resolution regarding the
Annexation
Attachment 4 - Negative Declaration
Attachment 5 - Original Tentative Map Tract 4859
Attachment 6 - Base Map of City showing proposed
annexation territory
Attachment 7 - Draft Ordinance
i
Attachment 8 - 1478th Zoning Unit PD, Rezoning
Provisions
COPIES TO
Applicant
Property owners
-5-