HomeMy WebLinkAbout8.2 Hansen Ranch General Plan Amendment �V
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: August 11, 1986
SUBJECT: PA 86-075 Hansen Ranch General Plan
Amendment Study Request
EXHIBITS ATTACHED: - Request for General Plan Amendment
Study by Hansen Hill Development
Corporation, August 4, 1986 (under
separate cover)
- Attachment re: Existing General Plan
Policies
RECOMMENDATION:
(see below)
FINANCIAL STATEMENT: Undetermined. Applicant to pay for
study and General Plan consultant costs
directly related to their proposal.
DESCRIPTION:
I . BACKGROUND
Hansen Hill Development Corporation, an affiliate development
company of Venture Corporation, is requesting the Dublin City
Council to authorize a General Plan Amendment Study.
The proposal involves the Hansen Ranch property, approximately
147 acres in unincorporated Alameda County along the western
boundary of the City. The site is west of Silvergate Drive,
south of Rolling Hills Drive, and north of Hansen Drive,
generally between the Valley Christian Center church and the
Hatfield and Kaufman & Broad subdivisions . The applicant would
like to gain City approval for residential development on the
site.
A portion of the site is located in the Primary Planning Area of
the General Plan, and the other portion is in the Extended
Planning Area. Within the Primary Planning Area, the General
Plan Map and Land Use Element specify the following land use
policies :
1 ) Residential site No. 5, 4 acre, 24 to 32 units, Medium
Density ( 8+ per acre to match Nielsen tentative map
multi-family density) [pg. 81
2 ) Residential site No. 6, 7 acre, 7 to 20 units, Single
Family (allowable density within single-family range to
be determined based on site conditions ) [pg.- 81
3 ) Residential site No. 7, 6 acre, 6 to 20 units, Single
Family (allowable density within single-family range to
be determined based on site conditions ) [pg. 81
Within the Extended Planning Area, the General Plan Map and Land
Use Element contain the following general land use policies :
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ITEM NO. COPIES TO:
Kathryn A. Wilson,
Hansen Hill Develop. Corp.
File PA 86-075
1) Residential/Open Space designation [pg. ii]
2 ) Consider residential development proposals (including
support facilities such as neighborhood shopping
centers, schools and parks) on moderate slopes, with
multi-family densities typically considered on flatter
land and next to business park areas . [pg. 11]
3 ) The location, extent and density of residential
development will be determined when municipal services
can be provided and through General Plan refinement
studies . [pg.11]
4 ) Approval of residential development in the extended
planning area will require determination that:
- Utilities and public safety services will be
provided at urban standards without financial
burden to Dublin residents and businesses .
- Proposed site grading and means of access will not
disfigure the ridgelands .
- Timing of development will not result in premature
termination of viable agricultural operations on
adjoining lands .
- The fiscal impact of new residential development
in the extended planning area supports itself and
does not draw upon and dilute the fiscal base of
the remainder of the city. [pg. 11-121
State law limits General Plan Amendments to a maximum of four (4 )
per calendar year. The City Council authorizes the number and
extent of the General Plan Amendments . The current proposal is
the first request for Amendment since the City Council adopted
the General Plan in February, 1985 . Staff sees potential for
other amendment requests in the near future .
II . ISSUES
The first step in the process is for the City Council to
determine whether or not to authorize a General Plan Amendment
Study to consider clarifying or changing land use policies in the
Primary or Extended Planning Areas . If the City Council decides
to not authorize an amendment study, all of the existing policies
will remain in effect. In essense, residential development could
occur on portions of the site in the Primary Planning Area, while
those portions of the site in the Extended Planning Area would be
subject to future study when the City Council finds it
appropriate . No further direction would be needed.
If the City Council decides to authorize an amendment study, the
City Council should provide direction regarding, a) size of the
study area, and b) scope of the study.
A. Size of the Study Area
Staff has identified the following three (3 ) options for the size
of the study area:
1 ) Hansen Property Only: The study could focus -primarily
on the Hansen Ranch property.
2 ) All. properties within the western Extended Planning
Area: The study could include all of the property in
the western Extended Planning Area. Prior to defining
such a study area, it would be beneficial for Staff to
contact the property owners to determine their interest
in .participating in such a General Plan Amendment Study
and bring such information back to the City Council .
-2-
3 ) Hansen property and circulation system only for western
Extended Planning Area (with potential for expansion to
include additional properties) : The Study could focus
primarily on the Hansen Ranch property and only an
overall circulation system in the western Extended
Planning Area. Staff could also contact other
adjoining property owners' that could form a contiguous
area with the City and determine their interest in
participating in the study. After the property owners
have expressed their interest, the City Council could
then consider the merits of expanding the area of
study.
B. Scope of Study
The Study would 1) determine what type of residential development
would be consistent with the existing General Plan policies and
2 ) examine how well the applicant ' s residential development
proposal conforms with existing General Plan policies . If the
study points out conflicts with the existing General Plan
policies, the City Council would then need to decide whether or
not to amend the policies .
If the City Council has a preliminary indication of the type of
residential development that might be appropriate for the area,
such information may help focus the study. Some potential types
of residential development are:
- Estate Lots only (1+ acre minimum)
- Large Lots ( 1/3 to 1/2 acre minimum)
- Medium Size Lots (8, 000 to 12, 000 sq. ft. minimum)
- Smaller Lots ( 5, 000 to 8, 000 sq. ft. minimum)
- Multi-family units (apartments, condominiums,
townhouses)
III . RECOMMENDATION
Staff recommends that the City Council take the following
actions :
1 . Determine whether or not to authorize a General Plan
Amendment Study at this time. If the study is not
authorized, no other action is needed.
2 . Define the size of the study area to be the Hansen
Property and Circulation System only for the western
Extended Planning Area (option 3 ) with potential for
expansion to include additional properties .
3 . Authorize the scope of the study to determine
residential land use conformance with existing General
Plan policies.
4 . Authorize Staff to select General Plan consultant, with
applicant paying for such costs and having right to
approve of consultant selection.
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-' VENTURE
CORPORATION
I
Request for a
General Plan Amendment Study
Hansen Ranch Property
Alameda County
Submitted to :
" Dublin City Council
and Planning Department
Submitted by:
Hansen Hill Development Corporation
August 4, 1986
RECEIVED
AUG 4- 11986.
DUBLIN PLANNING
a
187 E.BLITHEDALE Ah
MAILING ADDRESS:
PC) RC)Y RA7 KA11 I VAI T FV('AT TG(IR\TTA QAQA') (A1g1 1Q1_1rl1l1
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VENTURE
CORPORATION
August 4, 1986
i
Mr . Lawrence L. Tong
Planning Director
City of Dublin
6500 Dublin Boulevard
Dublin, CA 94568
Subject: Hansen Ranch Property, Request for City Council to Authorize
a General Plan Amendment Study
Dear Larry:
Requested Action
Initial Request: The Hansen Hill Development Corporation requests that
the City of Dublin City Council authorize a study for a General Plan
Amendment on the Hansen Ranch property. It is our understanding that
the request for the General Plan Amendment study is the first step in a
series of steps that must be followed as part of the project' review and
approval process to allow residential development of the property.
Need for the General Plan Study: A General Plan Amendment Study is
- needed to address the following items :
* A portion of the Hansen Ranch property is in the City's Primary
Planning Area and a portion is in the Extended Planning Area. The
General Plan Guiding Policy is that a General Plan Study will be
done in order to determine the location and extent of development
in the Extended Planning Area.
* At the time the General Plan was done, analysis was very general,
particularly in areas outside of the City. A general plan
amendment is needed to more accurately define uses, density, and
acreages on the site suitable for development.
* Certain policy issues in the General Plan will require evalua-
tion in the study including the following: Open space and slope
policies, impact on riparian vegetation, geologic and drainage
requirements, trafficways and accesses, fire protection and
residential compatibiity with surrounding areas. Attachment A
contains the preliminary list of General Plan Amendment issues
as identified by the Planning Department.
1
187 E.BLITHEDALE AV#E.
MAILING ADDRESS:
P.O.BOX 847 MILL VALLEY,CALIFORNIA 94942 (415)381-1600
I
.i Project Review Process: In addition to the General Plan Study, it is
our understanding that the project review process will also require
environmental review, a General Plan Amendment, prezoning, annexation,
site plan approval _and _ architectural review,,-and tentative and final
subdivision maps. As we discussed, it is our intention to process some
of these applications simultaneously.
- Project Background
Site Location: The site consists of approximately 147 acres in Alameda
County located adjacent to the western boundary of the City of Dublin.
Current access to the property is from Hansen Drive, Silvergate Drive,
and Martin Canyon Drive, just off Rolling Hills Drive. Surrounding
properties include the Hatfield and Kaufman and Broad residential
developments to the north, existing residential uses on Silvergate and
Hansen Drives, and vacant properties of Nielsen and Cronin to the north
and west. An aerial photograph and site photographs are enclosed.
Project Proposal: The Hansen Hill Development Corporation, which is an
attiliate development company of Venture Corporation, is currently in
contract with the owners of the property to purchase the Hansen Ranch.
The terms of this agreement allow the Hansen Hill Development Corpora-
: tion to process a development application for the property in coopera-
tion with the owners.
i The project objectives are to provide a very high quality residential
development on the site. The site contains a special character with
its trees in certain locations, flat lands and gently rolling hills,
views, and open space. The development objective of the site is to
preserve these features where possible and provide a site design and
architecture that will be compatible with and enhance the site's natural
features .
At this stage, only preliminary concepts for the site have been
developed. Conc.-pt A, Hill Orientation, and Concept B, Creek
Orientation, have been submitted for preliminary review by the planning
staff. As the General Plan Study is conducted, more definitive site
development plans will be presented. Initial concepts for the site
have been developed in response to the City's General Plan policies and
include the following components:
* Provision of a mixture of residential home types, including
some homes on large and estate lots .
* Creation of an open space/greenbelt area on portions of the
existing drainage and creek areas where major trees exist.
* Concentration of development activities on slopes of less
than 30 percent .
* Orientation of the site plan to preserve and create view
opportunities .
Access to the property is an important consideration and will be one of
the early technical studies done for the property.
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Developer . and Consultant Team
Developer History: Venture Corporation has been in land development in
:a California since 1975. The firm has primarily been involved in
residential projects, as well as mixed-use and commercial projects.
Recent projects of Venture Corporation include the following:
ti Wildflower, 62 homes in Pleasant Hill under construction; Las Brisas,
230 completed homes in Santa Clara and the recipient of the National
Association. of Home Builders (NAHB) award for the Outstanding Real
Estate Development of 1982; Cote d'Azur, 60 completed condominium units
on the water in Sausalito; and a 1,600-acre master planned mixed-use
y community currently in the planning process in Marin County. The
principals of Venture Corporation, prior to joining the company, have
also been involved in other projects in both Alameda and Contra Costa
Counties .
Consultant Team: Our initial consultant team consists of David Gates &
Associates, a well known land planning and design firm based in
Danville, and Wilsey and Ham, Civil Engineers, who have extensive ex-
perience in the Dublin area, and an office in Dublin. We are pleased to
x! have asembled a team of professionals with excellent design credentials
and a strong knowledge of. Dublin's policies and planning requirements.
? In summary, the Hansen Hill Development Corporation is very enthusias-
tic about our project and about working in cooperation with the City of
Dublin. Under separate cover we have submitted site maps and site con-
cepts and our- initial filing fee. If more information is needed at this
time, please contact me or Wayne Batavia.
Sincerely, .
Kathryn A. Wilson
Vice President
Hansen Hill Development Corporation
KAW:mdm
cc: Mr . Richard Ambrose
Mr . Lee Thompson
City Council Members
Judge William Gale
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ATTACHMENT A
_ Preliminary List of General Plan Amendment Issues
r,
August 1, 1986
Depending on the specific site development proposal that is submitted
for the property, the site proposal may compy with and support existing
General Plan policies or the proposal may require an amendment to some
of the policies. The following General Plan. policies are relevant to a
-� review of the Hansen Ranch property.
General Plan Map
Consider residential development on moderate slopes
- Location, density when mini services can be provided
Residential Compatibility
- Avoid abrupt transitions - privacy, scale, Planned Development
Utilities and public safety services without financial burden
No disfiguring of the ridgelands
No premature termination of viable agricultural uses on adjacent land
Fiscally self-supporting
Open Space
- Steep slopes and ridges
- No significant adverse effect on adjoining ag lands under contract
- Park area for new development
- Restrict structures that appear to project above major ridgelands
Trafficways
Review of Hansen Drive extension which is shown in the General
Plan and evaluation of alternative access points
Riparian Vegetation
-' - Protect riparian vegetation and oak woodlands
- Promote access to stream corridors
- Maintain natural hydrologic systems
- Minimize soil erosion and surface runoff
Geologic Hazards
- Preliminary geologic hazards, detailed geologic studies at Tentative Map
Fire Hazard/Fire Protection
- Special fire precautions, roofing , water , sprinklers
Flooding
Minimize runoff, stream corridors, protect vegetation, drainage studies
Source: City of Dublin Planning Department
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SITE et
Hansen Ranch
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Attachments Submitted Under Separate Cover
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1. Preliminary Site Components Diagram, dated 7/11/86
i
2. Preliminary Site Potential Diagram, dated 7/11/86
3. Concept A: Hill Orientation, dated 7/11/86
- 4. Concept B: Creek Orientation, dated 7/11/86
5. Site Location Map of Property and Surrounding Area
Items 1 through 4 were prepared by David Gates & Associates, Landscape
Architects, and Item 5 was supplied by Wilsey & Ham, Consulting
Engineers .
t
Existing General Plan Policies regarding Hansen Ranch General
Plan Amendment Study
The following list contains the existing policies that could have
a significiant effect on the residential development proposal and
overall amendment study.
Residential Compatibility
- Avoid abrupt transitions between single-family
- development and higher density development on
adjoining sites . -
- Require all site plans to respect the privacy and
scale of residential development nearby.
- Require a planned development zoning process for all
development proposals over 6. 0 units per gross
residential acre . [pg. 111
Open Space : Natural Resources, Public Health and Safety
- Preserve oak woodlands, riparian vegetation, and
natural creeks as open space for their natural
resource value.
- Maintain slopes predominately over 30 percent
(disregarding minor surface humps or hollows) as
permanent open space for public health and safety.
Continue requiring reservation of steep slopes and
ridges as open space as a condition of subdivision
map approval. [pg. 151
Open Space: Agricultural
Maintain lands currently in the Williamson Act
agricultural preserve as rangeland, provided that
specific proposals for conversion to urban use
consistent with the General Plan may be considered
not sooner .than two years prior to contract
expiration.
Approval of development of agricultural land not
under contract shall require findings that the land
is suitable for the intended use and will have
adequate urban services and that conversion to urban
use will not have significant adverse effects on
adjoining lands remaining under contract.
Open Space : Outdoor Recreation, Appearance
- Expand park area to serve new development.
- Restrict structures on the hillsides that appear to
project above major ridgelines .
- Use subdivision design and site design review
process to preserve or enhance the ridgelines that
form the skyline as viewed from freeways (I-580 or
I-680 ) - or major arterial streets (Dublin Blvd. ,
Amador Valley Blvd. , San Ramon Road, Village
Parkway, Dougherty Road) . [pg. 161
Trafficways
Reserve right of way and construct improvements
necessary to allow arterial and collector streets to
accomodate projected traffic with the least
friction.
ATTACHMENT
i
Reserve right of way for Hansen Drive extension to
the western hills . [pg. 19 ]
Scenic Highways
Incorporate previously designated scenic routes in
the General Plan and work to enhance a positive
image of Dublin' as seen -by through travelers.
[pg. 23]
Riparian Vegetation
- Protect riparian vegetation as a protective buffer ' .. -
for stream quality and for its value as a habitat
and aesthetic resource.
- Promote access to stream corridors for passive
recreational use and to allow stream maintenance and
improvements as necessary, while respecting the
privacy of owners of .property abutting stream
corridors .
- Require open stream corridors of adequate width to
protect all riparian vegetation, improve access, and
prevent flooding caused by blockage of streams .
- Require revegetation of creek banks with species
characteristic of local riparian vegetation, where
construction requires creekbank alteration.
[pg. 28-291
Erosion/Siltation Control
- Maintain natural hydrologic system.
- Regulate grading and development on steep slopes .
- Review development proposals to insure site design
that minimizes soil erosion and volume and velocity
of surface runoff.
- Restrict development on slopes of over 30 percent.
[pg. 29 ]
Oak Woodlands
- Protect oak woodlands .
- Require preservation of oak woodlands . Where
woodlands occupy slopes that otherwise could be
graded and developed, permit allowable density to be
transferred to another part of the site . Removal of
an individual oak tree may be considered through the
project review process . [pg. 291
Geotechnical Analyses
A preliminary geologic hazards report must be
prepared for all subdivisions . Any other facility
that could create a geologic hazard, such as a road
or a building on hillside terrain, must also have
such a .-study. . Each -of the hazards -described in 't-he
Seismic Safety and Safety Element must be evaluated.
This hazard analysis shall be prepared by a
registered engineering geologist. [pg. 331
Fire Protection ,
Require special precautions against fire as a
condition of development approval in the western
hills outside the primary planning area.
2
Enact a high hazard ordinance specifying:
Fire retardant roof materials, spark arrestors,
water storage, and vegetation clearance around
structures .
Sprinklers for all habitable structures beyond
five minutes response time from a station.
[pg. 34 ]
Flooding
Regulate-development• i-n hill areas to minimize -
runoff by preserving woodlands and riparian
vegetation. Retain creek channels with ample right
of way for maintenance and for maximum anticipated
flow.
Require dedication of broad stream corridors as a
condition of subdivision approval.
Protect riparian vegetation and prohibit removal of
woodlands . Removal of an individual oak tree may be
considered through the project review process .
Require drainage studies of entire small watersheds
and assurance that appropriate mitigation measures
will be completed as needed prior to approval of
development in the extended planning area. [pg. 351
(The study should focus on any water sheds on the
property or that let water through the property)
3
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