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HomeMy WebLinkAbout6.1 Hansen Hill Ranch Tentative Map CITY OF DUBLIN AGENDA STATEMENT CITY COUNCIL MEETING DATE: November 27, 1989 SUBJECT: PA 89-062 Hansen Hill Ranch/Bren Co. Tentative Map, PD Prezoning and Annexation, 147-acre site IPREPARED BY: Maureen O'Halloran, Senior Planner IEXHIBITS ATTACHED: IExhibit A: Resolution regarding Mitigated Negative Declaration I IExhibit B: Resolution regarding Mitigation Monitoring Program i Exhibit C: Resolution regarding Planned Development Prezoning Exhibit D: Resolution regarding Tentative Map Exhibit E: Resolution regarding Annexation Exhibit F: Ordinance aproving Planned Development Prezoning Background Attachments: Attachment 1: Landscape Plans prepared by David Gates & Associates Attachment 2: Floor Plans, Elevations prepared by Shleppey Hezmalhalt Associates, Inc. Attachment 3: Tentative Map prepared by Brian Kangas Foulk Attachment 4: Applicant's letter dated received October 18, 1989 Attachment 5: Initial Study Attachment 6: Mitigated Negative Declaration Attachment 7: Valley Christian Center letter dated July 25, 1989 Attachment 8: Consumer Reports October, 1989 article on Radon Attachment 9: California Department of Health Services - Guide to Radon Attachment 10: Letter from Applicant's attorney dated Received 11/16/89 Attachment 11: Planning Commission Resolution Mitigated Negative Declaration adopted 11/20/89 Attachment 12: Planning Commission Resolution Mitigation Monitoring Program adopted 11/20/89 Attachment 13: Planning Commission Resolution Planned Development Prezoning adopted 11/20/89 Attachment 14: -Planning Commission Resolution Tentative Map adopted 11/20/89 Attachment 15: Planning Commission Resolution Annexation adopted 11/20/89 Attachment 16: Hansen Hill Planned Development Exceptions to R-1 Regulations COPIES TO: PA 89-062 TJKM Applicant .Stem o♦ Project Planner O r Attachment 17: Summary Fact Sheet RECOMMENDATION: 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) Staff recommends the City Council adopt resolutions: Exhibit A approving Mitigated Negative Declaration; Exhibit B approving Mitigation Monitoring Program; Exhibit C approving Planned Development Prezoning; Exhibit D approving Tentative Map; Exhibit E making application for Annexation to LAFCO; and introduce the Ordinance Exhibit F approving the Planned Development Prezoning and continue to the December 11, 1989, City Council Meeting for second reading and Adoption of Ordinance. FINANCIAL STATEMENT: (See discussion about Park in-lieu fees under Open Space/Creek Corridor Access Road.) GENERAL PROJECT DESCRIPTION: The proposed Planned Development Prezoning Tentative Map and Annexation request include the following general features: 1. 180 single-family dwellings (including production and custom home lots) 2. 51+ acres residential 3. 96+ acres open space 4. 5700 square foot to 23,000 square foot lot size range 5. 7720 square foot average lot size 6. two-story floor plans 7. 2715 square foot to 3630 square foot dwelling unit size range 8. landscape street entrances 9. fire buffer zones separating development from open space 10. emergency accessways to open space 11. trail system throughout open space 12. off-site improvements: A. construction of new Valley Christian Center entrance road B. creation of five new graded flat and level access pads on the Valley Christian Center site C. percent share contribution to widen Dublin Boulevard between Silvergate Drive and Hansen Drive D. percent share contribution to redesign of Dublin Boulevard/Silvergate Drive intersection BACKGROUND/ANALYSIS: The Applicant's current application request, PA 89-062, is for 1) A Tentative Map for 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, 2) Planned Development Prezoning to allow single-family residential and open space and 3) An Annexation of the 147-acre site to the City of Dublin. The Planning Commission held two public hearings on November 6, 1989 and November 20, 1989, to consider the applications. The Planning Commission is recommending City Council approval of 1) the Mitigated Negative Declaration, 2) the Mitigation-Monitoring Program, 3) Planned Development Prezoning, 4) the Tentative Map and 5) the Annexation (see Attachments 11-15, Planning Commission Resolutions) . ENVIRONMENTAL REVIEW: INITIAL STUDY/MITIGATED NEGATIVE DECLARATION In compliance with State law (CEQA) requirements, an Initial Study for the project (PA 89-062) was completed referencing the prior EIR certified by the City Council on February 27, 1989. The Initial Study found that there would not be any significant effect on the environment in that' mitigation measures incorporated into the project would reduce any impacts to an insignific*rct level. The Initial Study determined that the prior EIR did not address the cumulative impacts associated with development of the Western -2- Extended Planning Area (West Dublin General Plan Amendment) in that the substantial new information related to the cumulative impacts (submittal of the West Dublin GPA application on November 28, 1988 and modification to that application on August 14, 1989) was not available at the time the EIR was completed. An additional study was prepared by TJKM, the City's traffic consultants, that determined the cumulative effects of the Hansen Hill Ranch project, the Donlan Canyon project, and the West Dublin project would result in adverse traffic impacts on Dublin Boulevard east of Silvergate Drive, causing this section of Dublin Boulevard to deteriorate to level of service E when the West Dublin project was 84% built and occupied. The Initial Study established mitigation requiring widening of Dublin Boulevard between Silvergate Drive and Hansen Drive. Based upon the traffic volumes generated by the projects, the Hansen Hill project would be responsible for contributing 23.7% of improvements. The Initial Study also determined that although the prior EIR indicated that use of Dublin Boulevard should be encouraged by creating an alternate route west of Silvergate Drive, the prior EIR did not examine the need to redesign the Dublin Boulevard/Silvergate Drive intersection as a way to further encourage use of Dublin Boulevard and to improve the safety aspect. The Initial Study determined that development of either the Hansen Hill project or the Donlan Canyon project would adversely impact the Dublin Boulevard/Silvergate Drive intersection from an operational and safety level. The Initial Study requires redesign of the intersection as a mitigation measure. The redesign would create Dublin Boulevard as a main through route and control Silvergate Drive with stop signs. Based upon the traffic volumes generated by the projects, the Hansen Hill project will be responsible for 24.2% of the intersection improvements. The Applicant has agreed (see Attachment 4, letter dated received 10/18/89) to incorporate into the project the necessary mitigation identified in the TJKM Study and Initial Study (see Attachment 5) . Consequently, a Mitigated Negative Declaration was prepared identifying specific mitigation incorporated into the project reducing the traffic impacts to a level of insignificance. The Planning Commission discussed the issue of whether a signal at Dublin Boulevard/Silvergate Drive intersection was needed, based upon the projected project related traffic volumes. TJKM indicates a traffic signal is not warranted. Additionally, based upon the Applicant's proposal to create a 3:1 slope in connection with grading and filling of the knoll area, the Initial Study/Mitigated Negative Declaration determined that there would not be a significant adverse visual impact with development of the project including implementation of the mitigation requiring the slope to substantially conform to the 3:1 slope proposed, subject to Public Works Director approval. Since the 3:1 slope for the knoll area was proposed by the Applicant and incorporated into the project by the Applicant as shown on the Tentative Map submittal and preliminary Soils Report, a separate letter from the Applicant agreeing to incorporate this mitigation into the project was not necessary. Conditions requiring compliance with the mitigation are also included in the Draft Resolutions of Approval for the Tentative Map. Staff and the Planning Commission recommend City Council approval of the Mitigated Negative Declaration and the Mitigation Monitoring Program (Exhibit A & B) . PLANNED DEVELOPMENT PREZONING The proposed Planned Development allows for development of production and custom single-family homes. The proposed PD District establishes provisions and regulations similar to the regulations of the City's existing R-1 (Single-Family) residential district. The proposed Planned Development does differ from the existing R-1 District regulations allowing variation in setback and height restrictions for garages, clear and level zones in rear and side yards, rearyard setbacks, for attached shade structures and decks, and reduced front setbacks for custom lots with topographic or vegetative constraints (see Attachment 16 for detail description--of exceptions to R-1 regulations and Attachment 17 for general description of Planned Development provisions) . -3- a Staff has reviewed the PD Prezoning request for General Plan consistency and has found the proposal to be generally consistent with the General Plan land use designations and policies. Minor discrepancies between the precise limits of development indicated on the proposed Planned Development/Tentative Map application and the approved General Plan land use designation map are primarily due to the more general nature of a General Plan. Review of the more precise plans and information submitted with the Planned Development Tentative Map application indicates that there are no conflicts with the General Plan. Staff and Planning Commission recommend that the City Council find that the PD Prezoning is consistent with the City's General Plan and recommend the City Council approve the Planned Development General Provisions and Ordinance adopting the Planned Development Prezoning District. TENTATIVE MAP The Tentative Map provides specific detailed information concerning the physical layout of the project. Issues which are addressed at the Tentative Map stage of the planning process include the location, dimension and number of lots on the site, grading, easements, off-site and on-site improvements, street dedication, width, and location, open space, landscaping, park land dedication, water and utilities, CC&R's and miscellaneous construction activity limitations. There are two major policy issues on which Staff recommends the City Council provide a determination. 1. Creation of Graded Flat and Level Areas/Pads on the Valley Christian Center Site - The Applicant is proposing to create five new graded flat and level areas on the Valley Christian Center site without submittal of a specific development proposal for the flat and level areas. The Applicant indicates the pads are proposed to avoid off-haul of dirt from the project and to maintain the fill slope in the knoll area at a 3:1 slope. However, two of the new pads consist primarily of cut rather than fill which generates more excess dirt. One of the new pads consists entirely of cut 6,300 cy with no fill, another consists of 32,600 cy of cut and 8,100 cy of fill. Existing City general plan policies, zoning ordinances and subdivision ordinances do not specifically prohibit creating graded pads without a specific development proposal. However, the City Council may want to consider the following implications, issues and options or alternatives in making a determination: a. The precedent that may be established in allowing grading on a site without consideration of land use or development plans. If the City Council decides to approve any pads on the Valley Christian Center site, the City Attorney's office has advised that the Tentative Map Resolution should include a condition indicating that "approval of the new graded pads on the Valley Christian Center site shall not be construde as authorization to build on the pads. A condition is included in the Draft Resolution Exhibit D addressing this issue. The Valley Christian Center property owner has submitted a letter acknowledging that the grading of the pads does not imply future land use approval (see Attachment 7) . b. Visual Impacts - The new flat pads will present a graded un-natural appearance visable from off and on-site. c. The impacts of construction grading on adjacent property owner' s and residents within the Pulte Homes development, (dust and noise) . d. The effects.on the fill area between the two knolls. The 3:1 slope proposed by the Applicant and included as a mitigation measure in the Negative Declaration would give a softer natural appearance to the new ridgeline. If the pads are not permitted but the Applicant is allowed to increase the slope of the fill in the knoll area, this new ridgeline may have a significant adverse visual impact'. The Applicant would need to submit revised grading plans indicating the grading and fi+1- changes in the knoll area for the Public Works Director's review and approval. -4- e. Applicable general plan policies related to the grading of the pads on the Valley Christian Center site include: 3.1.B Maintain slopes predominantly over 30 percent (disregarding minor surface humps or hollows) as permanent open space for public health and safety. 5.6.A Incorporate previously designated scenic routes in the General Plan and work to enhance a positive image of Dublin as seen by through travelers. 5.6.B Exercise design review of all projects within 500 feet of a scenic route and visible from it. 7.2.B Regulate grading and development on steep slopes. 7.2.F Restrict development on slopes of over 30 percent. Staff recommends the City Council consider the following five alternatives and make a determination as to the appropriateness of the graded pads on the Valley Christian Center site: (1) Permit the five (5) pads as proposed by the Applicant. (2) Eliminate two cut pads to reduce the amount of excess dirt. (3) Permit pads but require the dirt to be rounded to create a more natural appearance than the flat pads proposed. (4) Permit only grading necessary for the roadway and require the excess dirt from the project site to be off-hauled to Dougherty Road to continue the berm screening the Camp Park's site. With this alternative, additional studies would be needed to address the impacts specific to this type of off-haul. (5) Permit only grading necessary for the roadway through the Valley Christian Center site and allow increased fill between the two knolls on the site. With this alternative, additional studies would be necessary to determine the visual impacts of the increased fill. The Planning Commission considered the five alternatives and recommended the City Council require rounded pads instead of the flat pads. A condition requiring rounded pads is included in the draft Resolution for the Tentative Map (see Condition #96) . 2. Open Space/Creek Corridor Access Road - The Applicant is interested in dedicating the creek corridor to the City provided the required improvements for the access road would be limited to those improvements proposed by the Applicant on the Tentative Map submittal. For aesthetic reasons, the Applicant proposes a 12 foot wide access road sloping toward the creek with 6 inches of compacted aggregate base, and retaining walls where needed. For public safety (Police and Fire) and maintenance reasons, Staff recommends that if the creek access corridor is dedicated to the City, then the required improvements would include a 12 foot wide road sloping away from the creek towards a "v" ditch, with a paved 8 foot wide center, with cross culverts installed where necessary. The purpose of the maintenance road is to provide an all weather access maintenance road for the creek, emergency fire and police access, sewer access and public pedestrian and bike access. The access road proposed by the Applicant does not meet the needs or standards of the Public Works, Police or Fire Departments. The following four options are available with respect to the creek corridor access road issue: a. Staff Recommendation: Require Staff recommended access road improvements as indicated in Condition #78, Tentative Map draft Resolution for creek corridor dedication as stated below: -5- Condition #78: The Applicant/Developer shall construct an access road along the existing creek bank. The road shall be approximately located as shown on the Tentative Map. The exact location shall be laid out in the field by the developer and approved by the Public Works Director. The road shall extend from "E" street in the vicinity of Silvergate Drive to the western property line (lands of Blaylock, Gleason & Fletcher) . If the road and creek are dedicated to the City, then this road shall be 12 feet wide with a 2% cross slope sloping away from the creek toward a concrete B-58 "V" ditch. This 12-foot width shall be constructed with .5 feet AB and the center 8 feet shall be paved with 0.17 feet AC. Approximately one foot uphill from the B-58 ditch, the developer shall construct a 4 to 6 foot high black- clad chain link barrier fence. This maintenance road shall have a longitudinal slope of not greater than 20% and shall have a centerline radius of not less than 100 feet. Minimum 12-inch CMP cross-culverts shall be installed under this access road where necessary. The strip of land that lies between the chain link barrier and the northern property line shall be offered to the City of Dublin for public access and maintenance purposes. If the road and creek are to be private, then the road shall be graded a minimum of 8 feet wide with 6 foot wide aggregate base subject to Public Works Director approval. Park in-lieu fee credit could be given for road improvements exceeding the minimum required for private access road (such as paving "v" ditch and culvert improvements for roadway) . b. Applicant Proposal: Require Applicant proposed access road improvements (12 foot wide compacted aggregate base sloping toward creek) for creek corridor dedication. In which case all park in-lieu fees would be collected. C. Modified Alternative: Require 12 foot wide compacted aggregate base access road similar to Applicant's proposal, however, also require drainage improvements at retaining walls and swale areas along roadway for creek corridor dedication. In which case, all park in-lieu fees would be collected. The City would then pave access road if needed for maintenance or safety purposes. A rough estimate of the paving cost for this road could range from $10,000 - $15,000. It is estimated that the developers Park in-lieu fees will exceed $300,000. d. Minimum Requirement for Private Access Road: Require at minimum an 8 foot wide access road with 6 foot wide aggregate base center for privately (Home Owner Association) owned and maintained open space/creek corridor in which case all park in-lieu fees would be collected. Staff and the Planning Commission recommend option No. 1 as included in the Draft Resolution Tentative Map (see Condition #78 Exhibit D) . It should be noted that Park in-lieu fees for the Hansen Hill Ranch Project were anticipated as part of the capital improvement program. If the fees are not collected (i.e. , the developer is given credit) this may impact the City's various park projects. In addition to the two major policy issues there are two areas in which the Applicant and Staff differ. Each of the issues are addressed in the Conditions of Approval (Exhibit D) . 1. Textured Paving at Project Entrances - The Applicant proposes the use of interlocking pavers for the roadway surface at the project entrances and intersections throughout the project, which would be the homeowners association's responsibility to repair and maintain. Staff and the Planning Commission are recommending prohibiting use of textured road pavement and have included this provision on the Draft Resolution of Approval. The use of textured road pavement for public streets; 1) present maintenance problems in that these types of surfaces are more difficult to maintain, 2) present public safety concerns in that the road surfaces become slick when wet, resulting in a safety hazard to both vehicles and—pedestrians, and 3) are typically required by the Public Works Department at private road intersections to identify (to the public, -6- City Maintenance and the street cleaning personnel) the transition from public streets to private roadways. Civic Plaza (at the intersection of Civic Plaza and Dublin Boulevard) is the only public road in the City of Dublin in which texture road pavement is currently existing. (See Condition #35 Tentative Map Resolution Exhibit D) . 2. Martin Canyon Road Turnaround - Currently Martin Canyon Road dead ends without provision for a .turnaround or completion of the curb and gutter improvements at the street end. The initial- approval for Martin Canyon Road did not require turnaround or curb and gutter improvements at the street end, in that the street was intended as a stub street to allow for potential future access to the adjacent property (Hansen Ranch) . Since the Hansen Hill Ranch project does not propose site access via Martin Canyon Road, nor is future access to Hansen Hill Ranch site via Martin Canyon Road required by the City, it is the Applicant/Developers responsibility to complete those improvements by providing either a turnaround at the end of the street or by completing the curb and gutter improvements at the street end, subject to Public Works Director approval. The turnaround is necessary to provide a safe and adequate turnaround for emergency vehicles. Staff is recommending the inclusion of a condition requiring completion of the turnaround at Martin Canyon Road (see Condition #46, Tentative Map Exhibit D) . However, the Planning Commission has recommended deletion of this condition. Attachment 8 and 9 of the Staff Report include information on Radon. In conjunction with the Tentative Map application the Radon issue item was discussed by the Planning Commission who recommended not to include a condition requiring Radon testing for units within this project. ANNEXATION The project site is currently within the unincorporated portion of Alameda County. In order for the site to come under the jurisdiction of the City of Dublin, the site must be prezoned. The final approval for an annexation comes from the Alameda County Local Agency Formation Commission (LAFCO) . The annexation proposal has been reviewed by the applicable public services and utilities who have indicated services can be provided to the area at a level commensurate to the level of service provided within the adjacent City limits. Staff and the Planning Commission recommend the City Council adopt a resolution of application to LAFCO. -7- November 27, 1989 City Council Meeting Staff Report Summary Sheet PA 89-062 Hansen Hill Ranch/Bren Co. Planned Development Prezoning, Tentative Map & Annexation 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. THE FOLLOWING FORMAT WILL BE FOLLOWED FOR EACH NUMBERED ISSUE: 1. Staff presentation 2. Applicant presentation 3. Public comments 4. Staff/Applicant response 5. City Council discussion/direction * * * * * * * * * * * * * * * * * MEETING FORMAT The Mayor opens Public Hearing and leads discussion regarding: - Project Description by Staff and Applicant - Major Policy Issues: 1. Graded Pads 2. Open Space/Creek Corridor Access Road - Processing Issues 3. Mitigated Negative Declaration 4. Mitigation Monitoring Program 5. Planned Development Prezoning 6. Tentative Map 7. Annexation Mayor closes Public Hearing - City Council takes action on: 1. Exhibit A - Mitigated Negative Declaration 2. Exhibit B - Mitigation Monitoring Program 3. Exhibit C - Planned Development Prezoning 4. Exhibit D - Tentative Map 5. Exhibit E - Annexation 6. Exhibit F - Ordinance Amending Zoning Ordinance PROJECT: Request for approval of a Planned Development Prezoning, Tentative Map and Annexation of the 147-acre project site, to allow 180 single-family residential units on approximately 51 acres and provide approximately 96 acres of open space. * * * * * * * * * * * * * * *MAJOR POLICY ISSUES* 1. Graded Pads - Valley Christian Center Site - The Applicant proposes to create five new flat and level areas or "pads" on the Valley Christian Center site tq accommodate excess dirt from the project site. Are the five new pads proposed by the Applicant for the Valley Christian Center site appropriate without consideration of a specific development proposal for the site? Although the Applicant states the reason for the new pads is to place excess dirt and avoid off-haul, two of the proposed pads involve cutting into the slope and generating more excess dirt. A. " Required Action: Determine the appropriate alternatives/options related to the pads issue: (1) Permit five (5) flat pads as Applicant proposes. (2) Eliminate two (2) cut pads to reduce amount of excess dirt. (3) Permit pads, require rounded, more natural appearance. (4) Permit grading only for roadway, require off-haul to Dougherty Road to continue berm. (5) Permit grading only for roadway, allow increased fill between two knolls on site. B. Staff recommendation: Consider issue and make determination C. Planning Commission Recommendation: Permit pads, require rounded more natural appearance. 2. Open Space/Creek Corridor Access Road - The Applicant is interested in dedicating the creek corridor to the City provided the required improvements for the access road would be limited to those improvements proposed by the Applicant on the Tentative Map submittal. For aesthetic reasons, the Applicant proposes a 12 foot wide access road sloping toward the creek with 6 inches of compacted aggregate base, and retaining walls where needed. For public safety (Police and Fire) and maintenance reasons, Staff recommends that if the creek access corridor is dedicated to the City, then the required improvements would include a 12 foot wide road sloping away from the creek towards a "v" ditch, with a paved 8 foot wide center, with cross culverts installed where necessary. A. Required Action: Determine the appropriate alternative related to the Open Space/Creek Corridor Access Road issue. Alternative: (1) Staff Recommendation: Require Staff recommended access road improvements as indicated in Condition #78, Tentative Map draft Resolution for creek corridor dedication as stated below: Condition #78: The Applicant/Developer shall construct an access road along the existing creek bank. The road shall be approximately located as shown on the Tentative Map. The exact location shall be laid out in the field by the developer and approved by the Public Works Director. The road shall extend from "E" street in the vicinity of Silvergate Drive to the western property line (lands of Blaylock, Gleason & Fletcher) . If the road and creek are dedicated to the City, then this road shall be 12 feet wide with a 2% cross slope sloping away from the creek toward a concrete B-58 "V" ditch. This 12-foot width shall be constructed with .5 feet AB and the center 8 feet shall be paved with 0.17 feet AC. Approximately one foot uphill from the B-58 ditch, the developer shall construct a 4 to 6 foot high black-clad chain link barrier fence. This maintenance road shall have a longitudinal slope of not greater than 20% and shall have a centerline radius of not less than 100 feet. Minimum 12-inch CMP cross-culverts shall be installed under this access road where necessary. The strip of land that lies between the chain link barrier and the northern property line shall be offered to the City of Dublin for public access and maintenance purposes. If the road and creek are to be private, then the road shall be graded a minimum of 8 feet wide with 6 foot wide aggregate base subject to Public Works Director approval. Park in-lieu fee credit could be given for road improvements exceeding the minimum required for private access road (such as paving "v" ditch and culvert improvements for 'roadway over that required for a private access) . 2 - (2) Applicant Proposal: Require Applicant proposed access road improvements (12 foot wide compacted aggregate base sloping toward creek) for creek corridor dedication. In which case all park in-lieu fees would be collected. (3) Modified Alternative: Require 12 foot wide compacted aggregate base access road similar to Applicant's proposal, however, also require drainage improvements at retaining walls and swale areas along roadway for creek corridor dedication. In which case, all park in-lieu fees would be collected. The City would then pave access road if needed for maintenance or safety purposes. (4) Minimum Requirement for Private Access Road: Require at minimum an 8 foot wide access road with 6 foot wide aggregate base center for privately (Home Owner Association) owned and maintained open space/creek corridor in which case all park in-lieu fees would be collected. B. Staff Recommendation: Alternative No. 1 as included in Condition #78, Draft Resolution Tentative Map C. Planning Commission: Same as Staff recommendation. 3 - RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN A RESOLUTION MAKING FINDINGS PURSUANT TO CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVING MITIGATED NEGATIVE DECLARATION (HANSEN HILL RANCH PROJECT) R e c i t a l s 1 . The Donald Bren Company ( "Applicant" ) has made application to the City of Dublin for annexation, PD prezoning and tentative map approval for a residential development consisting of 180 single-family homes on the 147 acre site described in Attachment A-1, attached hereto and incorporated herein ( "subject property" ) with 180 residential lots on approximately 51 acres and approximately 96 acres of open space (the "Project" ) . 2 . The Project includes subdivision of 180 single-family lots, construction of a road from the subject property to Dublin Boulevard through the Valley Christian Center property and payment of the proposed project' s proportionate share of the costs of (a) widening Dublin Boulevard between Hansen Drive and Silvergate Drive and restriping Dublin Boulevard between Hansen Drive and Donlan Way and (b) redesigning the Dublin Boulevard/Silvergate Drive intersection to make Dublin Boulevard a through route at such intersection and have Silvergate Drive controlled by a "stop" sign. 3 . An Environmental Impact Report (SCH No. 87050527) and Addendum ( "General Plan EIR" ) was previously prepared and certified by the City Council for a general plan amendment entitled the "Hansen Hill Ranch General Plan Amendment" , by Resolution No. 19-89, A RESOLUTION MAKING FINDINGS PURSUANT TO CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND CERTIFYING FINAL ENVIRONMENTAL IMPACT REPORT, WITH STATEMENT OF OVERRIDING CONSIDERATIONS (GENERAL PLAN AMENDMENT - PA 87-045 HANSEN HILL RANCH) approved on February 27, 1989. Resolution No. 19-89 including the findings made by said Resolution and the Statement of Overriding Considerations included therein, is hereby incorporated herein by this reference and made a part hereof. 4. The Hansen Hill Ranch General Plan Amendment designated the subject property as Low Density Single Family Residential, with a density range of 0. 5 to 3 . 8 DU/acre, and as open space/stream corridor. 5. Pursuant to Public Resources Code Section 21081. 6, the City adopted Resolution No. 020-89, A RESOLUTION ADOPTING A MITIGATION MONITORING PROGRAM (HANSEN HILL RANCH) , approved on February 27, 1989 to provide for the implementation of a mitigation monitoring program covering the Project. [ccreso2] 6. The proposed Project is consistent with the Dublin General Plan, as amended by the Hansen Hill Ranch General Plan Amendment and the Project provides for a residential density significantly below the maximum density permitted by the Hansen Hill Ranch General Plan Amendment or the density analyzed in the General Plan EIR. 7. Pursuant to Public Resources Code Section 21083 . 3(a) and Section 15183 of the State CEQA Guidelines (Title 14, California Administrative Code) , an initial study dated October 23, 1989 (the "Initial Study" ) was prepared to determine whether there are effects on the environment peculiar to the proposed Project which were not addressed as significant in the General Plan EIR. 8. The Initial Study, based in part on a September 27, 1989 memorandum and traffic study generated by TJKM, the City' s traffic consultant (the "TJKM Report" ) , identified the following effects on the environment as being peculiar to the proposed Project and not addressed as significant in the General Plan EIR: a. Reduction of level of service on Dublin Boulevard east of Silvergate Drive; and b. Significant adverse impacts on operating characteristics of Dublin Boulevard/Silvergate Drive intersection; and C. Visual impacts of grading/filling between the existing knolls in the southwest portion of the site. 9 . The Initial Study indicated that the significant environmental effect listed in paragraph 8(a) could be mitigated by widening Dublin Boulevard between Hansen Drive and Silvergate Drive and re-striping Dublin Boulevard between Hansen Drive and Donlan Way; that the significant environmental effect listed in paragraph 8(b) could be mitigated by redesigning the Dublin Boulevard/Silvergate Drive intersection; and that the significant environmental effect listed in paragraph 8(c) could be mitigated by incorporating certain types of grading restrictions into the Project. 10. The proposed Project has been modified to include provision for (a) payment by the Applicant of its proportionate share of the costs of mitigating the effects described in paragraph 8(a) and (b) above in the manner described in the TJKM Report (collectively the "traffic mitigation measure) , and (b) grading restrictions to mitigate the effects described in paragraph 8(c) above (the "visual impact mitigation measure" ) . 11 . Based on the information contained in the General Plan EIR, the TJKM Report, the Initial Study and the Staff Report dated November 6, 1989 (the "Staff Report" ) all of which are incorporated herein by this reference, a Mitigated Negative Declaration, incorporating the traffic mitigation measures and [ccreso2] - 2 - the visual impact mitigation measures, was prepared for the proposed Project. Notice of Preparation of the Mitigated Negative Declaration was duly given prior to the Planning Commission hearing on November 6, 1989. 12. The Planning Commission held hearings on the proposed Project on November 6, 1989 and November 20, 1989, at which time the Planning Commission took testimony from interested persons regarding the proposed Project and recommended approval of the project to the City Council subject to specified conditions. 13 . Notice of public hearing on the Mitigated Negative Declaration was duly given and a public hearing was held before the City Council on November 27, 1989. 14. Notice that the City Countil proposes to adopt the Mitigated Negative Declaration and an opportunity for public review was provided to the public by posting in public buildings, the notice was mailed to adjacent Property Owners and published in the local newspaper at least ten ( 10) days before the public hearing, in accordance with Section 15072 of the State CEQA Guidelines. NOW, THEREFORE, BE IT RESOLVED THAT THE City Council of the City of Dublin does hereby resolve as follows: A. The foregoing Recitals are true and correct and are made a part hereof. B. The City Council finds, on the basis of the record before it and the foregoing Recitals, (1) that feasible mitigation measures, including without limitation the traffic mitigation measures and the visual impact mitigation measures, have been incorporated into the Project to mitigate the significant environmental effects identified in paragraph 8 above; (2) that such mitigation measures will eliminate or reduce to a level of insignificance the significant environmental effects identified in paragraph 8; and (3 ) that uniformly applied development policies or standards will not mitigate the significant environmental effects identified in paragraph 8 above. C. The City Council has reviewed and considered the Mitigated Negative Declaration, together with all comments received during the public comment period and all testimony at the public hearing. The City Council hereby finds that there is no substantial evidence that the Project, as modified to incorporate the traffic mitigation measures and the visual impact mitigation measures, will have a significant effect on the environment and approves the Mitigated Negative Declaration. D. Notice of Determination shall be filed by the City Manager in accordance with Section 15075 of the State CEQA Guidelines. (ccreso2] - 3 - PASSED, APPROVED AND ADOPTED this 27th day of November, 1989. AYES: NOES: ABSENT: Mayor ATTEST: City Clerk [ccreso2] - 4 - Cod• Area Noo.72.001 12.009 ASSESSOR'S MAP 941 _ rl C' scow•I-.300'. •110 MAP CFA SLWv.(, PLOTA CF THE 1 DO"ERTY RANCH(POR PLOT 59xe..iSap.17) 1 ' 1 Q 12 112 u2 s' A¢ NOTICE i THIS MAP MAY OR MAY NAT B: A SU.�iiY CF T'.-'.E IAiD ,. PiCTED HEREON. IT iS P:^T TO EE REUEO .i;I F:'i A"9Y /�• ���i�V �U PURPOSE CUB i:iC:'J i.:E;71�.T:i:= C'.='.. S !" r'S ') S;i: l 0 GE N,ER,L ,CC.'•.T:C• :F Trc PA.*!-.EL 0:1 P('.LLS CF FIRST AMERIW4 TITLE COMPA.:Y Li:.Si:iT'f FAR I LOSS OR DAMAGE RESULT:ING FP.GM RIUANCE Tr:nECN. 116 I zr n 117 29-own e = 22 �V 1 � I 100 t i Kk,7 18 I APUMFNT RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A MITIGATION MONITORING PROGRAM FOR NEGATIVE DECLARATION PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, Public Resources Code 21081. 6 requires the City to adopt a reporting or monitoring program for changes in a project or conditions imposed to mitigate or avoid significant environmental effects in order to ensure compliance during project implementation; and WHEREAS, on November 6, 1989 and November 20, 1989, the Planning Commission adopted Resolutions No. and No. making findings and recommending the City Council adopt a Mitigated Negative Declaration and Monitoring Program for PA 89-062 Hansen Hill Ranch; and WHEREAS, on November 27, 1989, the City Council held Public Hearings and adopted Resolution No. making findings approving the Mitigated Negative Declaration for PA 89-062 Hansen Hill Ranch/Bren Co. NOW, THEREFORE, BE IT RESOLVED THAT City Council hereby adopts "PA 89-062 Hansen Hill Ranch/Bren Co. Negative Declaration Mitigation Monitoring Program" attached hereto as Attachment B-1 as the monitoring program required by Public Resources Code 21081. 6. PASSED, APPROVED AND ADOPTED this 27th day of November, 1989. AYES: NOES: ABSENT: Mayor ATTEST: City Clerk [CCRESO4] ATTACHMENT B-1 PA 89-062 HANSEN HILL RANCH/BREN CO. MITIGATION MONITORING PROGRAM FOR NEGATIVE DECLARATION The Applicant shall be responsible for any and all costs incurred in monitoring mitigation measures. For detailed information on impacts and mitigation measures refer to the Initial Study and Mitigated Negative Declaration for PA 89-062 Hansen Hill Ranch. RESOURCE IMPACTS MONITORING ACTION VERIFICATION Traffic/ Reduction in Prior to release of Building Dept Transportation level of service occupancy of any units with input on Dublin Blvd. the developer submits from Public east of Silver- contribution of percent Works and gate Drive share for Dublin Blvd. Planning Dept widening and restriping Traffic/ Adverse impact Prior to release of Building Dept Transportation to operating occupancy of any units with input characteristics the developer submits from Public of Dublin Blvd/ contribution of percent Works and Silvergate Drive share of redesign of Planning Dept Dublin Blvd/Silvergate Drive intersection Visual Quality Visual impacts The developer submits Public Works of grading/ final grading plans Department filling between indicating the fill the existing between the two knolls knolls in the will substantially southwest conform to 3 :1 slopes portion of the site [CCRESO4] RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) PREZONING CONCERNING PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hansen Drive and South of Winding Trails; and WHEREAS, the Planning Commission held public hearings to consider the request on November 6, 1989 and November 20, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Planned Development Prezoning subject to conditions prepared by Staff; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing, and recommended City Council approval of the Planned Development general provisions; and WHEREAS, pursuant to State law (CEQA) and regulations, a Mitigated Negative Declaration of Environmental Significance has been prepared. WHEREAS, The City Council held a public hearing to consider this request on November 27, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the City Council hearings; and WHEREAS, the Staff Report was submitted recommending the City Council approve the Planned Development Prezoning subject to conditions; and WHEREAS, the City Council heard and considered all said reports, recommendations and written and oral testimony submitted at the Public Hearing as herein above setforth. NOW, THEREFORE, BE IT RESOLVED THAT .THE Citv Council does hereby find that: [ccreso3 ) 1 1. The proposed prezoning, as conditioned, is consistent with the City General Plan and Policies; and 2 . The proposed prezoning will not have a significant environmental impact; and 3 . The prezoning, as conditioned, 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 4 . 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. BE IT FURTHER RESOLVED that the City Council does hereby approve PA 89-062 Hansen Hill Ranch/Bren Co. Planned Development Prezoning subject to the general provisions listed below: GENERAL PROVISIONS 1 . Intent: This approval is for Planned Development Prezoning PA 89-062 Hansen Hill Ranch. This PD District is established to provide for and regulate the development of production and custom single-family dwellings. This approval prezones 180 low-density single-family lots on approximately 51 acres and the remaining acreage. Approximately 96 acres are prezoned as open space. Development shall be generally consistent with the following submittals: A. Plans prepared by David L. Gates and Associates consisting of 21 sheets dated received August 9, 1989. Except Sheets L-5 and L-6 are modified through this approval to prezone Lots 181 through 190 as open space rather than residential as shown on the plans. B. Plans prepared by Shleppey Hesmalhalch Associates, Inc. consisting of preliminary floor plans and elevation plans dated received May 22, 1989. 2. Site Development Review: All structures shall be subject to the Site Development Review procedures established in the City of Dublin Zoning Ordinance unless a Site Development Review waiver is approved by the Planning Director and a zoning approval is granted upon the determination that the construction constitutes a minor project and building permit plans are in accord with the intent and objectives of the Site Development Review procedures. [ccreso3 ] 2 3 . Yards (Setbacks) : The minimum requirement for yards shall be as follows: A. Depth of Front Yard (Setback) : 20 foot minimum Exception: 1) 10 foot minimum for units with side vehicular entrance garages (see building height exception) and 2) custom homes may deviate from the 20 foot minimum setback subject to approval of Site Development Review finding that either the topographic or vegetative constraints of the site prevent the development from complying with the 30 foot minimum setback. In no event shall the front yard setback for a custom home be less than 5 feet from the garage. B. Rear Yard (Setback) : 20 foot minimum, 15 foot minimum clear and level zone Exception: 1) see Section 8.26 . 6. 1 Alternate Provision of Rear Yard (compensating yards) of the Dublin Zoning Ordinance. 2) 10 foot minimum for shade structures attached to the unit provided the shade structure is not enclosed (enclosed means more than one vertical wall) . 3 ) 10 foot minimum setback for second story decks, however second story decks encroaching within the required 20 foot setback on lots with their rear property line adjacent to another residential lot(s) shall be subject to Site Development Review approval (Lots 1 through 5, Lots 30 through 39, Lots 52 through 56, Lots 82 through 92, Lots 120 through 129, Lots 143 through 148, Lots 155, 156 and 167) . C. Side Yard (Setbacks) : 5 foot minimum with 15 foot total aggregate side yard setback required. 5 foot wide minimum clear and level zone each side yard. Exception: 10 foot minimum street side yard of corner lot. D. General Yard Provisions: 1. Fireplaces, chimneys and air conditioning units shall not encroach within the required clear and level zone. Other encroachments shall be subject to Planning Director review and approval. 2. Roof eaves, pop-outs, bays, architectural projections and columns may project 3 feet into required yards subject to compliance with building code requirements. [ccreso3 ] 3 3 . A 15 foot minimum separation shall be maintained between all buildings located on adjacent lots. 4. Accessory structures located in required yards shall be subject to the provisions of Section 8-60. 20 through 8-60. 32, 8-60. 59 of the Dublin Zoning Ordinance. 5. On lots where the minimum rear yard clear and level zone can not be provided due to topography or vegetation constraints, decks of comparable area shall be required subject to Site Development Review approval. 4. Building Height: 32 foot maximum or two stories at any one point. Building height shall be measured from the finished grade at the perimeter of the building to the top of the structure. Exception: Building height for units with garage 10 foot front yard setbacks, shall not exceed one ( 1) foot for each one (1) foot the building is setback from the back of sidewalk. However, architectural features and elements may exceed this provision by a 2 foot maximum, and a gable element may exceed this provision by 5 foot maximum. 5 . Custom homes site development shall generally conform to the guidelines established in "custom lot design guidelines (Attachment 1) . 6 . Parking: minimum 2 covered parking spaces per dwelling unit required. 7 . Building site: Lot size: 5,700 square foot minimum; 7 ,700 square foot average. 8. Except as specifically modified by the provisions of this PD (PA 89-062) District, the lots developed in this PD District shall be subject to the regulations of the R-1 District regarding land use and minimum/maximum development criteria. 9. Except as specifically modified by the provisions of this PD District, all applicable and general requirements of the Dublin Zoning Ordinance shall be applied to development within this PD District. 10. The design, location and material of all fencing and retaining walls installed by the developer shall be subject to approval of Site Development Review. 11 . All graded cut and fill slope areas shall be revegetAted with native trees, shrubs and grasses [ccreso3 ] 4 subject to review and approval of the Planning Director and Public Works Director. 12. All landscape areas within open space and common areas shall be subject to approval of Site Development Review. 13 . Appropriate vehicular access to open space shall be provided and maintained on a continuous basis, to the satisfaction of the Fire Chief, Public Works Director and Planning Director. 14. All signs established for identification of this project shall be subject to approval of Site Development Review. 15 . Except as may be specifically provided for within these General Provisions for PA 89-062, development shall comply with City of Dublin Site Development Review Standard Conditions (Attachment 2) . 16 . Except as may be specifically provided for within this PD PA 89-062 development, shall comply with City of Dublin Police Services Standard Residential Building Security Recommendations (Attachment 3 ) . 17. Residential lots 181 through 190 depicted on Sheets L-5 and L-6 prepared by David Gates & Associates are designated open space and are hereby prezoned open space. 18. Minor deviations from the conditions established in Provision 15 and 16 above may be made through the Site Development Review process. 19. CC&R' s shall be subject to review and approval of the Planning Director prior to recordation of the Final Subdivision Map. 20. The Open Space/Landscape Management Plan shall be subject to review and approval of the Public Works Director and Planning Director in conjunction with Site Development Review of Landscape Plans. 21. A master trail system plan for the open space area shall be constructed and shall be subject to approval of Site Development Review. 22. Fire buffer zone shall be provided and maintained on a continuous basis to the satisfaction of the Dougherty Regional Fire Authority Fire Chief. 23 . The fire, buffer zone shall be subject to Site Development Review approval. [ccreso3 ] 5 24. Approval of this PD PA 89-062 Hansen Hill Ranch is for two ( 2) years as established in Section 8-31. 2(b) of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 27th day of November, 1989 AYES: NOES: ABSENT: Mayor ATTEST: City Clerk [ccreso3] 6 CUSTOM LOT DESIGN GUIDELINES A. Goal: The goal of this guideline is to establish a design criteria which provides a framework of compatibility -between the production units, custom homes and site characteristics of Hansen Ranch. The following design and site criteria will establish a consistent direction and level of quality while providing reasonable flexibility in expressing the individual character of the custom homes. B. Architecture: 1) Architectural massing should include articulation of wall planes, projections and recesses to provide shadow and depth, multiple forms and masses. Unarticulated- vast expanses of wall surface and "box like" buildings without horizontal or ' vertical wall articulations would be inappropriate. 2) Provide consistency with existing production units by using materials and colors from production palette or those that are compatible. 3) Roof materials may be flat tile, slate, fire rated shingles or shakes acceptable to the City of Dublin. 4) The garage door should appear to be recessed into the walls. Garage doors should be sectional. 5) The incorporation of balconies and decks into or within the building form is encouraged for both practical and aesthetic value. Balconies should be integrated to break up large wall masses, offset floor setback and add human scale to buildings. Elevated decks should be skirted to grade. C. Building Site: 1) Building siting, height, and scale should respond to the terrain. 2) The building should be split in levels which terrace up or down the slope to keep floor levels close to natural grade. , 3) Down slope or rear elevations with high visibility should be kept low. 'AT Au""H r= - Custom Lot Design Guidelines Page Two C. Building Site (Continued) : 4) Pony walls or skirt walls between a floor level and the natural grade below should be a maximum of 10 feet in height. 5) Whenever possible, buildings should be sited to preserve and to avoid disturbance to existing trees of 8 inch or larger in caliper. 6) Buildings should be sited to preserve drainage patterns if possible. 7) Buildings should be designed to minimize bulkiness on hillside terrain. Recesses, overhangs, and the play of light and shadow can further reduce mass and add interest, variety, and human scale to the building facade. 8) Decks should be terraced and should have a maximum 10 feet height between the deck surface and natural grade. Deck must have skirting. D. Landscape Design: 1) Landscaping in front yards should be designed to be similar in appearance, in design and materials, to that in adjacent properties within Hansen Ranch. 2) Vegetation should be used to provide some screening of skirt walls under or behind decks and other downslope walls. 3) Landscape design should feature trees to be preserved. 4) Landscape design, including forms, materials and planting design, should be compatible with the forms and patterns of open space vegetation and that of adjacent properties within and beyond Hansen Ranch. i CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. 1. Final building and site development plans shall be reviewed and approved by the Planning Department staff prior to the issuance of a building permit All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s) . g. That all vents, gutters, downspouts, flashings, etc. , are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j . That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. - _ g 2. Final landscape plans, irrigation system plans, tree_preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic:' irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc. , which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. i. That a guarantee from the owners or contractors shall be required guaranteeing all schrubs and ground cover, all trees, and the irrigation system for one year. j . That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. i .r DUBLIN POLICE SERVICES STANDARD RESIDENTIAL BUILDING SECURITY RECOMMENDATIONS i. DOORS A. All exterior wood doors and doors leading from garages into interior dwelling areas of the residence shall be of solid wood construction, no less than 1- 3/4 inches thick. B. Auxiliary locks are to be added to each door and shall be double cylinder deadbolt locks when there is a window within forty inches of the lucking ,device. Deadbolt locks must have a minimum one inc=h throw or equivalent burglary resistant locks where permitted by the fire code. If the cylinder of the lock protrudes from the face of the door, it must be fitted with a cylinder ring guard so it cannot be gripped by pliers or other wrenching devices. C. High security strike plates shall be filed to all doors with wooden jambs when an auxiliary deadbolt lock is installed. The strike plate shall have a minimum of two wood screws of 3 inches in length that engage the upright do or studs. D. In-swinginq doers shall have rabitted jambs or al ,,_relative means of strengthening. E. Exterior hinges stall have non-removable hinge pins. F. Exterior and interior garage- out-swinging doors shall have non-removable, hidden or non-accessible hinge pins. G. Double hung door= shall have one of the doors secured with two cane belts of hardened steel . The baits shall engage a metal strike to a depth of not less than 3/S inch and be a minimum .1/4 inch diameter. H. Sliding glass doors shall meet the uniform building cede for shatter resistance. Slidinq glass doors shall be fitted with a locking device, that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The belt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. An auxiliary locking device shall be installed can the door which may be a pin lock or similar device of not less than 1/4 inch diameter. The pin shall be of hardened material and engage the metal nnnti. ^f +1 ATTACHMEKT.e' The primary locking device function may be operable by a keyed or code loch; inside and out as permitted by the fire department or building cedes. Double sliding glass doors shall be locked at the meeting rail . Each segment, of or sliding portion of, the door shall be fitted with an auxiliary security lock. I. Entry doors shall be fitted with a minimum 120 degree peephole. 2. WINDOWS A. All accessible dwelling windows shall be secured as follows: sliding Glass windows shall 'be secured on the inside with lacking device capable of withstanding prying or wrenching. An auxiliary lock shall be installed on each sliding window that prevents movement in the sliding track. Windows shall meet the uniform building security code for shatter resistance. B. Louvered windows shall not be used within eight feet of ground level , adjacent structures, or fire escapes. C. easement type windows shall be secured with a metal to metal lacking device contacting both frames of the window at the meeting edge. Auxiliary leeks such as a pin that penetrates both frame structures shall be installed on casement and double hung windows. D. Windows fitted with a crank type gear opening devices shall be fitted with a positive window loch: that engages metal to Metal - 3. LIGHTING A. Dwellings shall be fitted with lighting over all exterior entryways. The minimum standards shall be a 60 watt incandescent light or the equivalent in lumins. B. Street or apartment numbers shall be -illuminated from the interior and contain numerals of not less that 2 1;2 inches. . GARAGE AND STORAGE AREAS A. Garage doors shall be secured with a metal to metal locking . device that prevents the door from being pulled or pried up from the out side. No electric garage door openers shall be perm;tted that will automatically activate when the door is famed open. Garage doors fitted with automatic openers shall be permitted with an alternative form of locking device activated from the interior of the garage. Exterior garage doors shall be of solid core construction and fitted with a auxiliary deadbolt lock as prescribed in Section 1. Any windows inside garage doors shall be of non-breakable material, or covered with a security mesh of 1/18 inch material minimum, two inches apart. B. Any exterior storage area attached to a dwelling, apartment or condominium and enclosed by a door shill be fitted a deadbolt lock and associated hardware, or a minimum 3/8 inch diameter hardened padlock hasp. i ' 'r RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING TENTATIVE MAP 5766 CONCERNING PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hansen Drive and South of Winding Trails; and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for purpose of sale, lease or financing unless a tentative map is acted upon, and a final map is approved consistent with the Subdivision Map Act and City of Dublin subdivision regulations; and WHEREAS, the Planning Commission held public hearings to consider the request on November 6, 1989 and November 20, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Tentative Map subject to conditions prepared by Staff; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing and recommended City Council approval of the Tentative Map; and WHEREAS, the City Council held a noticed public hearing to consider the request on November 27, 1989; and WHEREAS, pursuant to State law (CEQA) , a Mitigated Negative Declaration of Environmental Significance has been prepared; and WHEREAS, the Staff report was submitted recommending City Council approval of the Tentative Map; and WHEREAS, the City Council adopted Resolution No. approving Mitigated Negative Declaration for PA 89-062; and WHEREAS, the City Council adopted Ordinance No. Prezoning the 147 acre site Planned Development PA 89-062 allowing single family residential and open space stream corridor; and �. J CA KP � �j_0 2 WHEREAS, approval of any pads on the Valley Christian Center site is not construde to authorize any building on the proposed pads; and WHEREAS, the City Council heard and considered all said report, recommendations, written and oral testimony submitted at the public hearing as hereinabove setforth. NOW, THEREFORE, BE IT RESOLVED THAT THE City Council does hereby find: 1 . Tentative Map 5766, as modified, is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances. 2. Tentative Map 5766, as modified, is consistent with the City' s General Plan as they apply to the subject property. 3 . Tentative Map 5766 will not result in the creation of significant environmental impacts. 4 . Tentative Map 5766 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. 5 . The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown, provided the geological consultant' s recommendations are followed; and the site is in a good location regarding public services and facilities. 6 . The request is appropriate for the subject property in terms of being compatible to existing land uses in the area, will not overburden public services, and will facilitate the provision of housing of a type and cost that is desired, in the City of Dublin. 7 . General site considerations, including unit layout, open space, topography, orientation and the location of future buildings, vehicular access, circulation and parking, setbacks and similar elements have been designated to provide a desirable environment for the development. 8 . This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. 2 - BE IT FURTHER RESOLVED that the City Council approves Tentative Map 5766 - PA 89-062 - subject to the conditions listed below: CONDITIONS OF APPROVAL Unless otherwise specified, the following conditions shall be complied with prior to the recordation of the Final Map. Each item is subject to review and approval by the Planning Department unless otherwise specified. GENERAL PROVISIONS 1 . Approval of Tentative Map is subject to the subdivider/developer securing final approval from the Dublin City Council for the Planned Development (PD) Prezoning request covering the subject property. Any modifications to the project design approved. by the Planned Development (PD) Prezoning action shall supersede the design on the Tentative Map and shall be considered as an approved modification on the Tentative Map. Site Development Review approval for the project shall be secured prior to the recordation of the Final Map. Site Development Review and Final Map recordation may occur in phases. 2 . Comply with the "Typical Public Works Conditions of Approval for Subdivisions" (see Attachment 1) . 3 . The Developer shall comply with applicable Fire Department, Flood Control District, and Public Works requirements. Written statements from each such agency or department approving the plans over which it has jurisdiction shall be submitted to the Planning Department prior to issuance of building permits on lots of the subdivision or the installation of any improvements related to this project. 4. Should the developer wish to file a master Tract Map separating or phasing the project, all off-site work shall be guaranteed and constructed as part of the agreement for this tract. In addition, all streets necessary to keep from landlocking any parcel shall be offered for dedication and the construction guaranteed by the Subdivision Agreement. COVENANTS, CONDITIONS AND RESTRICTIONS 5 . Covenants, Conditions and Restrictions (CC&R' s) shall be established for this development. The CC&R' s shall be approved by the Planning Director prior to the recordation of the Final Map. - 3 - 6 . The CC&R' s shall be- reviewed and approved by the City to assure that: A. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. B. Payment of dues and assessments shall be both a lien against the assessed land and a personal obligation of each property owner. An estimate of these costs shall be provided to each buyer prior to the time of purchase. C. The Association shall keep the City Planning Department informed of the current name, address and phone number of the Association' s official representative. D. Payment of the water and street lighting bills (maintenance and energy) and maintenance and repair of storm drain lines, are the obligations of the Homeowner' s Association, unless paid for through a Lighting and Landscape Maintenance Assessment District. E. Each buyer is to sign an acknowledgement that he has read the Constitution and Bylaws of the Homeowner' s Association and the Conditions, Covenants and Restrictions applying to the development. F. The Homeowner' s Association shall contract with, or be advised (as in handling maintenance operations) by, a professional management firm. G. The CC&R' s shall include a statement outlining the obligations of the property owner to be responsible for public liability in case of injury in connection with public utility easements, and for maintenance of private vehicle access ways and utility trenches in public utility easements. H. The Homeowner' s Association shall maintain a list of plant materials acceptable for landscaping subject to review and approval of the Planning Director and Fire Department. GRADING AND DRAINAGE 4 - 7. Landslides and erosive areas as outlined in the Geotechnical Investigation Report for Hansen Hill Ranch project by Harlan Miller Tait shall be shown on the Grading and Improvement Plans. Proposed repairs shall be outlined on these same plans. 8. Long term maintenance of these landslide repairs and unrepaired landslides in the open space shall be the responsibility of the Homeowner' s Association and incorporated in the CC&R' s. 9 . Prior to approval of grading plans, Applicant shall conform to the recommendations outlined in the Geotechnical Investigation Report for Hansen Hill Ranch project by Harlan Miller Tait as a minimum. Stricter controls, particularly on landslide repairs, retaining structures, subdrains, and surface drainage, may be imposed by the Public Works Director. 10. Prior to issuance of grading permits, the City shall contract for a third party soil' s engineer to review and recommendation of the Applicant' s submitted Geotechnical Investigation Report as related to landslide repair. The Applicant/Developer shall pay the City the cost of the third party review. 11. A minimum of 6" subdrains shall be installed in all swales that are to be filled. 12. All concentrated storm drain flow shall be discharged into the established drainage channels, not onto the slopes. 13 . All inlets and outlets of storm drain flow from or into natural drainage channels shall be constructed with rock slope protection to eliminate erosion and undercutting. 14 . A registered civil engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance/ inspection program shall be implemented by the developer/homeowners ' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. 15 . The Applicant/Developer shall submit for Public Works Director review and approval, a detailed hydrology/hydraulic report for this project. In particular, the report shall include the effects on the creek and the downstream drainage facilities of the ultimate development of the entire watershed that this project is a part of. The hydraulic capacity of the 5 - creek and existing culvert under Silvergate to carry the 100 year design flow at ultimate upstream development should be demonstrated. The report shall address the possible need for creek improvements including, but not limited to, realignment, widening, bank repair/reinforcement, and drop structures. Moreover, the report shall look at the possible need and location for detention basins. These improvements shall be made as part of this subdivision, subject to review and approval of the Public Works Director. 16 . A profile of the creek and cross sections at 200-foot (maximum) intervals and at changes in creek cross sections should. be determined by field survey as part of the hydraulic investigation and for verification of the required setbacks. These x-sections shall show the 10 and 100 year water service levels. 17. Creek velocities should not exceed 6-7 fps to avoid erosion problems. 18. A soils report and/or investigation should address the stability of the existing creek banks. Any recommended .repairs should be implemented. 19 . Each lot that drains to the street shall be provided with two 3" drains through the curbs and the roof leaders shall be tied into them. 20. No drainage shall be directed over a slope. 21. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than . 5%. 22. All cut and fill slopes shall be contoured to appear natural and blend with the existing natural contours. 23 . The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3 ) for setbacks for structures from top or toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. 24. A declaration by the soils engineer that he has supervised grading and that such conformance has occurred shall be submitted to the Public Works Director. 25. Prior to final preparation of the subgrade and placement of base materials, all underground utilities 6 - shall be installed And service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines will be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk when future service connections or extensions are made. 26. Grading shall be completed in compliance with the construction grading plans and recommendations of the project' s soils engineer and/or engineering geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the project' s soils engineer and/or engineering geologist, who shall, upon its completion, submit a declaration to the Public Works Director that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy grading plan requirements shall be arranged with the Public Works Director. 27. Any grading on adjacent properties will require written approval of those property owners affected. 28 . Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for review by the Public Works Director. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement and seismic activity. 29. The developer and/or his representatives shall submit to the State Department of Fish and Game, for review and approval, final designs of flood and erosion control structures, road crossings, bridges and culverts or any construction activity proposed in conjunction with this project that may affect Martin Canyon Creek in accordance with Sections 1601-03 of the Fish and Game Code. A Streambed Alteration Agreement shall be secured by the developer from the Department of Fish and Game. 30. Prior to commencement of construction activity affecting Martin Canyon Creek, the Applicant/Developer shall submit to the Planning Director proof of compliance with Condition #29. 31. Grading within the designated open space area in the northwestern portion of the site and in the southeastern portion of the site shall be limited to 7 - that grading which is necessary for construction of the roadways traversing the open space, subject to review and approval of the Planning Director and Public Works Director. 32. The cut and fill slope area in the vicinity of the two existing knolls in the southwestern portion of the site shall substantially conform to 3 : 1 slopes and shall be contoured to appear natural and blend with the existing natural slope as viewed on and off site, subject to review and approval of the Public Works Director. 33 . All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Public Works Director. STREETS 34. No textured paving in public roadways shall be allowed. 35 . Sidewalks shall be located on both sides of the public streets, except for the west side of "A" Street between "B" Streets and Lot 119 Streets and the west side of the Valley Christian Center access road between "D" Street and Dublin Boulevard and the south side of "E" Street between "E" Court and Silvergate Drive. 36. The reverse curves on "A" Street in the vicinity of its intersection with "B" Street shall be straightened out to increase sight distance at this intersection. 37 . Minimum sight distance for public streets shall be as described in the CalTrans Highway Design Manual. 38 . All public streets shall drain into storm drain systems before being discharged into established drainage channels. 39 . The landscaped median area shown at the Silvergate Drive entrance shall be owned by the City of Dublin, but maintained by the homeowners within this development. This median shall be installed to not less than City of Dublin standards, including moisture barriers and subdrains. 40. The minimum uniform gradient of streets shall be 1. 0% and 2% on soil drainage. The street surfacing shall be asphalt concrete paving. The Public Works Director shall review the project' s soils engineer' s structure design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director. The subdivider's soils 8 - engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. 41. An encroachment permit shall be secured from the Public Works Director for any work done within the public right-of-way where this work is not covered under the improvement plans. 42 . Street width standards shall be not less than the Alameda County standards. "A" , "B" , "D" and "E" streets shall be considered 2-lane collectors. "C" Street shall be considered a 2-lane minor street, for these purposes. 43 . Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 44 . The Developer shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the Planning Director. The subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. OFF-SITE IMPROVEMENTS 45. Prior to release of occupancy, the developer shall be responsible for the construction of an additional right-turn lane and related signal modifications -on the west leg of eastbound Dublin Boulevard at the San Ramon Road intersection. This cost shall be split between this development and the development of the Blaylock, Gleason, Fletcher property immediately to the west, on a pro rata basis based on the amount of traffic generated by each development. 46 . The Applicant/Developer shall construct a turnaround at the end of Martin Canyon Road. The developer will not be required to obtain any additional right-of-way that may be necessary. 47. Prior to approval of the improvement plans and Final Map, the Applicant/Developer shall submit documents satisfactory to the City of Dublin evidencing irrevocable public access on the proposed road across the Valley Christian Center property. Said documents shall be subject to City Attorney review and approval. 48 . Prior to release of occupancy of any units, the Applicant/Developer shall be responsible for the 9 - project' s proportionate share ( 23 . 7%) of the cost for the widening of the existing Dublin Boulevard roadway, approximately 15 feet, all on the south side, between Silvergate Drive and Hansen Drive to accommodate four 12-foot traffic lanes, two five-foot bike lanes, and a five-foot sidewalk, as generally shown on the proposed widening plans prepared by TJKM and dated received August of 1988 and described in the study prepared by TJKM in memo dated September 27, 1989. The costs shall be determined prior to release of occupancy. 49 . Prior to release of occupancy of any units, the Applicant/Developer shall be responsible for the project' s proportionate share ( 23 .7%) of the cost of the redesign of the existing Dublin Boulevard/ Silvergate Drive intersection to form a "T" intersection with Dublin Boulevard becoming the through road and Silvergate Drive becoming controlled by a "Stop" sign as generally shown on the plans prepared by TJKM dated received August 1988 and described in the study prepared by TJKM in memo dated September 27, 1989. The cost shall be determined prior to release of occupancy. 50. Developer shall prepare legal descriptions for the application to annex Dublin Boulevard into the City of Dublin between Silvergate Drive and the west end of Dublin Boulevard, and for the State of California to relinquish Dublin Boulevard to the City. UTILITIES 51. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot or building in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards, or in public streets. 52 . Prior to filing of the grading and improvement plans, the developer shall furnish the Public Works Director with a letter from Dublin San Ramon Services District (DSRSD) stating that DSRSD has agreed to furnish water and sewer service to ,the development. 53 . Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals. The system shall be designed as acceptable to DSRSD. 54. All utilities to and within the project shall be undergrounded. WATER 10 - 55. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District, and will be subject to field inspection by the District. 56 . Any water well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted for additional information. 57. The Developer/Applicant shall comply with all applicable DSRSD and City of Dublin Public Works requirements, particularly regarding: A. The elevation of the storm drain relative to the sewer lines. B. The location of the sewer man-holes. They shall be in parking or street areas accessible by DSRSD' s equipment. C. Dedication of sewer lines. D. Location and design of the water system valves. 58. The Applicant/Developer shall submit plans for all DSRSD facilities within the project to DSRSD for review and approval. 59. The Applicant/Developer shall submit a water system analysis showing pressures and elevations throughout the development, including a water main linking the Black Reservoir to the development subject 'to DSRSD review and approval. 60. Prior to issuance of grading permits, the Applicant/ Developer shall submit to the City of Dublin Planning Director proof that Conditions #57, 58 and 59 have been met. EASEMENTS 61 . Where the Applicant/Developer does not have easements, he shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the property. Original copies of the easements and/or rights-of-entry - 11 - shall be in written form and shall be furnished to the Public Works Director. 62. Existing and proposed access and utility easements shall be submitted for review and approval. by the Public Works Director prior to the grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. 63 . A 10-foot public utility easement shall be shown on the Final Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 64. Where the sidewalk deviates from the curb at the Silvergate Drive entrance, a pedestrian easement shall be dedicated over that sidewalk, subject to review and approval of the Public Works Director. IMPROVEMENT PLANS, AGREEMENTS AND SECURITY 65. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving and utilities, must be constructed in accordance with approved standards and/or plans subject to approval of the Public Works Director. 66. Prior to filing for building permits, precise plans and specifications for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Public Works Director. 67. The subdivider shall enter into an Improvement Agreement with the City for all public improvements. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Public Works Director and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction costs, shall be submitted to, and approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. 12 - 68 . The subdivider shall defend, indemnify; and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees, to attack; set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499. 37 of the Government Code of the State of California. The City of Dublin shall promptly notify the subdivider of any claim, action, or proceedings and shall cooperate fully in the defense. 69. Prior to release by the City Council of the performance and labor and materials securities: A. All improvements shall be installed as per the approved Improvement Plans and Specifications. B. All required landscaping along public streets shall be installed and established. C. An as-built landscaping plan for landscaping along public streets prepared by a Landscape Architect, together with a declaration that the landscape installation is in conformance with the approved plans shall be submitted to the Public Works Director. D. The following shall have been submitted to the Public Works Director: i. An as-built grading plan prepared by a registered civil engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. ii. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. iii. A declaration by the project geologist or soils engineer that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and specifications, and that continuous monitoring was performed by a representative of the soils engineer. iv. A declaration by the project civil engineer or land surveyor that the finished graded 13 - building pads are within + 0. 1 feet in elevation of those shown on the grading plan (or to any approved modified grades) . DEDICATIONS 70. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. The park land dedication required is approximately 1. 98 acres ( . 011 acres/dwelling units x number of dwelling units) . 71. The offer of dedication of "B" Street shall be separate from the other offers of dedication. 72 . The offer of dedication of "C" Street shall be separate from the other offers of dedication. 73 . All street dedications shall include working easements for slopes. OPEN SPACE/COMMON AREAS/LANDSCAPING 74 . Prior to release of building permits, the Applicant/ Developer shall prune out all deadwood in the trees to be saved and clean up ground of all deadwood and debris to keep this material from getting into the watercourse. This pruning and removal shall be done in the area lying between the creek (property line to the north) and 50 feet uphill (to the south) of the new chain link barrier. The CC&R's for the project shall establish a program to .provide this service at least once a year, occurring prior to October 15th of that year. 75. All building pad elevations shall be above the 100-year water surface level for Martin Canyon Creek. 76. All permanent structures shall be set back a minimum of 20 feet from (a) the top of the bank of Martin Canyon Creek or (b) a 2 (horizontal) to a 1 (vertical) projection from the toe of the creek bank to the top of ground (whichever is greater) as required by the Watercourse Protection Ordinance. Maintenance easement shall be recorded over any portion of lots that encroach within this setback area and potential purchasers of the lots shall be made aware that the City has the right to remove, and not replace, any improvements that are constructed within the easement area. 14 - 77. All common area landscaping, landscaped medians, and open space shall be maintained by the Homeowner' s Association. 78 . The Applicant/Developer shall construct an access road along the existing creek bank. The road shall be approximately located as shown on the Tentative Map. The exact location shall be laid out in the field by the developer and approved by the Public Works Director. The road shall extend from "E" street in the vicinity of Silvergate Drive to the western property line (lands of Blaylock, Gleason & Fletcher) . If the road and creek are dedicated to the City; then this road shall be 12 feet wide with a 2% cross slope sloping away from the creek toward a concrete B-58 "V" ditch. This 12-foot width shall be constructed with . 5 feet AB and the center 8 feet shall be paved with 0. 17 feet AC. Approximately one foot uphill from the B-58 ditch, the developer shall construct a 4 to 6 foot high black-clad chain link barrier fence. This maintenance road shall have a longitudinal slope of not greater than 20% and shall have a centerline radius of not less than 100 feet. Minimum 12-inch CMP cross-culverts shall be installed under this access road where necessary. The strip of land that lies between the chain link barrier and the northern property line shall be offered to the City of Dublin for public access and maintenance purposes. If the road and creek are to be private, then the road shall be graded a minimum of 8 feet wide with 6 foot wide aggregate base subject to Public Works Director approval. 79 . Maintenance of common areas including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, retaining walls, and landslide repair improvements shall be the responsibility of the developer during construction stages, and until final improvements are accepted by the City, and the performance guarantee required is released; thereafter, maintenance shall be the responsibility of a Homeowner' s Association, which automatically collects maintenance assessments from each owner and makes the assessments a personal obligation of each owner and a lien against the assessed property. 80 . Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. 15 - 81. Prior to issuance of grading permit visually important trees shall be tagged in the field for protection and preservation and appropriately fenced subject to approval of the Public Works Director. DEBRIS/DUST 82. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. The developer shall be responsible for corrective measures at no expense to the City of Dublin. 83 . The developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during the construction period, as determined by the Public Works Director. 84. Areas undergoing grading and all other construction activities shall be watered or other dust-palliative measures used to prevent dust, as conditions warrant. ARCHAEOLOGY 85 . If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. FIRE 86. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions specified by the Dougherty Regional Fire Authority (DRFA) . All such work will be subject to the joint field inspection of the Public Works Director and DRFA. 87. The developer shall comply with all applicable requirements of DRFA including, but not limited to, those related to the following: A. Fire Trail Access B. Fire Buffer Zone C. Weed Abatement D. Fire Sprinklers in Structures outside the 1-1/2 mile distance from the nearest fire station. E. Street Grades 16 - F. Fire Impact Fee G. Fire Hydrants and Roads MISCELLANEOUS 88. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 89. Copies of the project plans, indicating all lots, streets and drainage facilities, shall also be submitted at 1" = 400 ' scale, and 1" = 200 ' scale for City mapping purposes. 90. This property shall be annexed to the Street Lighting Maintenance Assessment District No. 83-1. 91. All construction traffic may be subject to specific routing as determined by the Public Works Director. 92. The Developer shall provide unit address information to the satisfaction of DRFA, U.S. Postal Services, and City of Dublin Planning Department. 93 . All construction/grading activity at the site shall be restricted to the hours between 7: 30 a.m. and 5:30 p.m. , Monday through Friday, except as may be approved in advance in writing by the Public Works . Director. 94. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of these conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 95. The Applicant/Developer shall work with the Applicant/Developer of the adjacent property Donlan Canyon project site Tentative Map 5962 to provide adequate access and utility connections, to the satisfaction of Public Works Director. 96. 95. The cut and fill pads on the Valley Christian Center site shall be rounded to create a more natural appearance blending with the natural contours of the site subject to approval of the Public Works Director. 97 . The approval or creation of any pads on the Valley Christian Center site shall not be construde to authoriz.e any building on the proposed pads. 17 - PASSED, APPROVED AND ADOPTED this 27th day of November, 1989. AYES: NOES: ABSENT: Mayor ATTEST: City Clerk 18 - CITY OF DUBLIN 100 Civic Plaza (415) 833-6630 Dublin CA 94568 In order to assist Applicants in the preparation of Subdivision Plans (Tentative Maps and Parcel Maps) , the City of Dublin has prepared the following list of Subdivision Conditions of Approval that have typically been applied to subdivisions. This list should not be considered all-inclusive. This list should be used as a guide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of Subdivision plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR SUBDIVISIONS ARCHAEOLOGY: 1. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. BONDS: 2. Prior to release by the City Council of the performance and labor and materials securities: a. All improvements shall be installed as per the approved Improvement Plans and Specifications. b. All required landscaping shall be installed and established. 3. An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Public Works Director/City Engineer . 4. Grading of the subject property must conform with the approved Grading Plan and the recommendations of the soils engineer to the satisfaction of the Public Works Director/City Engineer. 5. The following shall-' have been submitted to the Public Works Director/City Engineer Rev. 5/17/89 i 4T I 'd } a. An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. b. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. C. A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 6. Performance, labor, and material securities to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping, shall be provided and approved by the Public Works Director/City Engineer prior to approval of the Final Map. CREEK: 7. Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two- horizontal-to-one-vertical slope begun at the toe of the slope in the Creek (whichever is more restrictive.) DRAINAGE: 8. Each lot shall be so graded as not to drain on any other lot or.adjoining property prior to being picked up by an approved drainage system. 9. Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. 10. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. 11. Under-sidewalk drains shall be provided to allow on-site drainage to be tied in, should the need arise. DEBRIS: 12. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. Subdivider shall be responsible for corrective measures at no expense to City of Dublin. DUST: 13. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-pallative measures may be used, to prevent dust, as conditions warrant or as directed by the Public Works Official. . 14. Dust control measures, as approved by the Public Works Director/City Engineer shall be followed at all times during grading and construction operations. 2 - Rev: 5/17/89 i ' EASEMENTS: 15. The land divider shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the land division. Copies of the easements and/or rights-of-entry shall be in written form and be furnished to the Public Works Director/City Engineer. 16. Existing and proposed access and utility easements shall be submitted for review and approval by the Public Works Director/City Engineer prior to Final Map approval. These easements shall allow for practical vehicular and utility service access for all lots. EROSION: 17. Prior to any grading of the site, and in any case prior to filing a Final Map, a detailed construction grading/erosion control plan (including phasing) ; and a drainage, water quality, and erosion and sedimentation control plan, for the post- construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Public Works Director/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall attempt to insure that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP: 18. Prior to filing the Final Map, precise plans and specifications for street improvements , grading, drainage (including size, type, and location of drainage facilities both on- and off-site) , and erosion and sedimentation control, shall be approved bythe Public Works Director/City Engineer. FIRE: 19. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 20. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Public Works Director/City Engineer and Dublin San Ramon Services District. 21. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. 3 - Rev: 5/17/89 FLOOD CONTROL: 22. ' Comply with Alameda County Flood Control District requirements. 23. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation be above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. FRONTAGE IMPROVEMENTS: 24. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. FUTURE CONFORMANCE: 25. The design and improvements of the Tract shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design and storm drainage facilities inside and outside the Tract, grading of lots, the boundaries of the Tract, and shall show compliance with City standards for roadways. GRADING: 26. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No cut or fill slopes shall exceed 2:1, unless approved by the project's Soils Engineer and reviewed and approved by the Public Works Director/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation, where visible from public areas, in order to create or maintain a natural appearance. 27. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. 28. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Public Works Director/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Public Works Director/City Engineer. 4 - Rev: 5/17/89 29. If grading is commenced prior to filing the Final Map, a surety or guarantee, as determined suitable by the Public Works Director/City Engineer, shall be filed with the City of Dublin to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 30. Any grading on adjacent properties will require written approval of those property owners affected. 31. Street grades shall be no more than 12% maximum, with 6% grades at intersections, unless otherwise approved by the Public Works Director/City Engineer. 32. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the Public Works Official. 33. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the Public Works Director/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. HANDICAPPED ACCESS: 34. Handicapped ramps and parking shall be provided as required by State of California Title 24. IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 35. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List. " 36. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving, and utilities, must be constructed in accordance with approved standards and/or plans. 37. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements.' 38. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Public Works Director/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 39. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subidvision Improvement Agreement. 5 - Rev: 5/17/89 MAINTENANCE OF COMMON AREA: 40. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted) . Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, depending upon how maintenance is to be handled. MISCELLANEOUS: 41. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 111= 400-ft. scale, and 1"— 200-ft. scale for City mapping purposes. 42. The subdivider/developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. NOISE: 43. Construction and grading operations shall be limited to weekdays (Monday through Friday) and the hours from 7:30 a.m. to 5:30 p.m. , except as approved in writing by the Public Works Director/City Engineer. PARKLAND DEDICATION: 44. The subdivider shall dedicate land or pay fees in lieu of park dedication to the City of Dublin as is required by the Subdivision Ordinance. PUBLIC IMPROVEMENTS: 45. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. STREETS: 46. The street surfacing shall be asphalt concrete paving. The Public Works Director/City Engineer shall review the project's Soils Engineer's structural pavement design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director/City Engineer. The Developer's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, . the road may be designed and constructed based on an R-value of 5. 47. An encroachment permit shall be secured from the Public Works Director/City Engineer for any work done within the public right-of-way, where this work is not covered under the Subdivision Improvement plans. 6 - Rev: 5/17/89 STREET LIGHTS: 48. Install street light standards and luminaries of the design, spacing, and locations, approved by the Public Works Director/City Engineer. STREET SIGNS: 49. The subdivider shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. STREET TREES: 50. Street trees, of at least a 15-gallon size, shall be planted at the minimum ratio of two trees per lot along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks shall be provided with root shields. TITLE: 51. A current title report and copies of the recorded deeds of all parties having any record title interest in the property to be divided and, if necessary, copies of deeds for adjoining properties and easements, thereto, shall be submitted at the time of submission of the Final Subdivision Map for the Public Works Director/City Engineer. UTILITIES: 52. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards. 53. Prior to the filing the Final Map, the subdivider shall furnish the Public Works Director/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 54. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. WATER: 55. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 7 - Rev: 5/17/89 56. Any water well, cathodic protection well, or exploratory boring shown on the map., that is known to exist, is proposed, or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted (at 443-9300) for additional information. ZONING: 57. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. 8 - Rev: 5/17/89 i RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN DIRECTING CITY OF DUBLIN STAFF TO MARE APPLICATION TO THE ALAMEDA COUNTY LOCAL AGENCY FORMATION COMMISSION (LAFCO) FOR APPROXIMATELY 147 ACRES GENERALLY LOCATED WEST OF THE CITY OF DUBLIN INVOLVED IN THE PLANNED DEVELOPMENT (PD) PREZONING REQUEST FILED UNDER PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hansen Drive and South of Winding Trails; and WHEREAS, the Planning Commission held a noticed public hearing to consider the request on November 6, 1989 and November 20, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing and recommended the City Council adopt a Resolution of application to LAFCO regarding Annexation Number 7; and WHEREAS, the City Council held a noticed public hearing to consider the request on November 27, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the City Council hearings; and WHEREAS, the Staff Report was submitted recommending the City Council approve the Resolution of Annexation; and WHEREAS, the City Council heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing as herein above set forth; and NOW, THEREFORE, BE IT RESOLVED THAT THE City Council does hereby find: 1. The subject property is located within the adopted Sphere o;f Influence for the City of Dublin. [CCRES05] 2 . The proposed annexation will be a logical extension of City of Dublin boundaries. 3 . The City of Dublin can provide high quality and efficient services to the site. 4. The proposed annexation will be consistent with the Dublin General Plan. BE IT FURTHER RESOLVED THAT THE Dublin City Council hereby adopts a resolution of application to LAFCO pursuant to Government Code Section 56800 regarding Annexation No. 7 consisting of 147 acres PA 89-062 Hansen Hill Ranch. PASSED, APPROVED AND ADOPTED this 27th day of November, 1989. AYES: NOES: ABSENT: Mayor ATTEST: City Clerk [CCRES05] - 2 - ORDINANCE NO. AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO PERMIT THE PREZONING OF REAL PROPERTY LOCATED WEST OF SILVERGATE NORTH OF HANSEN DRIVE SOUTH OF WINDING TRAIL LAND ------------------------------------------------------------------------------ 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 147 acres consisting of lands fronting along the southside of Silvergate Drive, more specifically described as Assessor's Parcel Number 941-110-1-9 and 941-110-2, is prezoned to a PD Planned Development District, PA 89-062 - Hansen Hill/Bren Company, as shown on Exhibit A (Negative Declaration of Environmental Significance) , Exhibit B (Mitigated Monitoring Program) , Exhibit C (Approval, Findings and General Provisions of the PD, Planned Development Prezoning) , and Exhibit D (Tentative Map Approval) on file with the City of Dublin Planning Department, are hereby adopted as regulations for the future use, improvement, and maintenance of the property within this District. A map depicting the prezoning area is outlined below: A Z b� \ PROJECT SITE *� �^4 3AVEROATE ,ATriV OR. a ►+`O �. AMARILLO R0. .7�� emu► Z 'JLVEROATE *TIP 9 1-5g0 L OR. Section 2 This Ordinance shall take effect and be enforced thirty (30) days from and after its passage. Before the expiration of fifteen (15) days after its passage, it shall be published once, with the names of the Councilmembers voting for and against the same, in a local 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 day of December, 1989, by the following votes: AYES: NOES: ABSENT: Mayor ATTEST: City Clerk i f ---7-2A ? cj�-d (1u-uG2 c�t in fm x� A KCH �r•.xx ,,SHEET INDEX L-i ILLUSTRATIVE OVERALL LANDSCAPE PLANL•i L-2 PRELIMINARY LANDSCAPE PLAN L-3 PRELIMINARY LANDSCAPE RAN L-4 PRELIMINARY LANDSCAPE RAN L-5 PRELIMINARY LANDSCAPE PLAN ErD:-: b �` A L-6 PRELIMINARY LANDSCAPE PLAN 9 c�v 1-� L-7 PRELIMINARY LANDSCAPE PLAN L-8 PRELIMINARY ENTRY LANDSCAPE DEVELOPMENT PLAN 6601 Owens Drive,Sure 250 L-9 PRELIMINARY ENTRY LANDSCAPE DEVELOPMENT ELEVATION L-11 LANDSCAPE IMAGE STUDIES — Pleasanton,CA 94568 .. •' -- "' (415)483-2288 L-11 LANDSCAPE IMAGE STUDIES L-12 TYPICAL FRONT YARD LANDSCAPE PLAN L-13 UNIT TYPE LAYOUT L-14 LOT PROTOTYPES L-15 FENCING CHARACTER STUDIES 1 : DESIGN TEAM LANDSCAPE ARCHITECT David L Gates 6 Associates 2440 Tassalara Lane Danville CA 94526 Tel_(41%)837-8176 ARCHITECT SNeppey Haunalhalch Associates,Inc. 16715 Van Kanner.Suite 220 Irvine,CA 92714 _T.I(714)250-0607 CIVIL ENGINEER Brian Kangas Foulk 2930 Camino Diablo,Suite 100 Walnut Creek,CA 94596 TaL 4415)937-6202 I� �.\ :::GATES::: co JANp1CAr1 A.C1111-12// • _ _�' :•`�`\ 7 uwo ruwwlwc•un.w Dolt•. 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( I \ ••:°+-�\_ <. :�/: : V+1n 7 1 7 t�1 crU wad LEGEND _ - •\ _ \ .'�'.�' � � �.e •a,, r LV�''17 EaarwO TREES 14e � 1 _71r/Pwa/bpa �� 41 I�(�OPEN SPACE TREE pant • \ ,\� .. OW 1 STREET TREES . RS ptn x �` \•.. •W1�e 2 i CM-DE-SAC TREE . ACCENT FREE • `�\ \ ':... •an Io 2 1 L 7aetam"tom bl 1 cmrlvo lo elnlom bl- 1 �!0 qe wUT 7 121 PRVACY TREE EVERGREEN SCREEN TREE 120 HYDROSEED AREAS WI10 �� - - r F R j GR01lL7COVER/91iUB - - -__ FIRE&ffEA ZOE - . wan x 1 1•,. )1 IIETOREStARON I IrydolaaC waa w11R wildit-w m4` ... / lOT WWO WwS' WOIx I 107 `�• q21 •1' r /r � _ ` b p°7 / Woo NDS PLMI- LA IINAR 4 _ I I a Plan 1 \ �\ �` � .\ •\ 'i \ \ _._ __.-------'---- •---- �` I I _ —^.rte ............... oAV1DlaAnu Aa IAna lCa[I •[CwIfIC IYaI I.wO[I.wwiNG•u....aa•n 0 DAI I.Gn I � / /�j�IeO�' -f.• \ \\ \ \,\ \� \\ \ \ � �� ��_ a.rvnu u•.fo..f�m Aop y aims / `LEGEND ; _ � \ � _ ,.:1�• \ � fI„1 FXISrvD TREES .1 1NpNalad Yip 1 (7--�J�c77� / y •\ \\ 3 _- •� I l r-•1 �' "\\�\ •� 1(, .e OPEN SPACE TREE i / •\ \'.' ` �1 � 9TIIEET iREE9 \I f+ \ UO' , 17S \ \ 18Z� , I �jBJ - �• :\ '.. \\-. . r,� WL-DE-SAG 1REE "1 ACCENT TREE • All. PLOM 4 - pgrA(,Y TREE . EIIERGRECH-SCREEN TREE tB$wa I`y 191 le5 \- v; ®NYDRDSEED AREAS � 1 � anlom b _ � f K 1 CJ1Q1eOGOVER/4ai18 / Ir.ILD lWa 1°e ►ill BUFFER ZONE b am .172 I .I I -\ - A // '/►.� \ / ` ' �� _ �REFORMATION Nlldn'V 1 � •y / l r I I 1e7 �-•r, 159 N, � S Dian. lfie ,1 -.��•. `.� nWra.,.rc—.aecasa mlonylol _ Is euallan lot .1 Y,� - (•- I/ _ / \ ' - l //�• a[r Y.. g,.d.!— alh /j� �/ / \\ \ 1 \\1 / '�C •_ // 71dN5Etl_BAti 164 .\` I` /�yr5naet_✓ \, 1 [ /' / r•'u_^' -ZQ--2_L • GATES::. :.............. :.............. DAVID A.0 TICIUIe C�✓ Cil� IANOfC••1 •ICNIIICIY/1 �- U _�' f•.sIT•Nff••i ens• 11•.NI LEGEND � -`- � � pwvnll•u roN•uf•m•nn EJUSTMq TREES ' OPEN SPACE TREE 1 \ \ \\ \ ��� _ r STREET IREES \\ \ \ \ \ \\ Clll DE-SAC TREE \ — ,pE. �� \ \ ` \ \-/\ • Y.'I ACCENT TREE LL•J PRIYAf.Y TREE EVERGREEN SCREEN TRIES .TYI f90 NrwosEED AREAS I \ \ \\ \ � �cROUrNDCOVERrsNas \ .`\' \\ •\�\ \_` \\ \ \\ \ Ad+tlllp" y ro"W ( �\•' '` \\.�� \\\ \ \ —\ \•. IIS—✓I EIRE TRJFFEN ZONE leg �- °o' -- • wagetald Ala tom lot \�� •� \\ 1 I�,,4J i \ \ \\� r . C.2 Id C•� •::GATES::: ILU "7 m' D"I°LOAT154 A ffOQAtt3 .� ,.you.., •.c..ncau. • Q u.e.uhhro•un.e oaw.. a•.o r.fa.i.•• a•. s ; M,'ZOE 0 1 ....._.... '! Ns:��• fl.1 u�o 'Y ° ,/ ..a� �tf� t�—!IJ' ` y� �, �• Pti, ' .Ito. �_sue r ° _ r. ,d ,, � i 1?'i�d"b i. � ',uj. t�' �.� �K� • '°�q1�a-�isbF,c�-t+ ' O v i i. •, '+!1{� r PflELIMINAflY ENTRIC •�i ` • . �,=tai ,.s�I� ... �+ q ' r ,• .a °O' "�!.. dIJ ❑ .,,��, LANDSCAPE DEVELOPMENT-- l1t X c1 1a;. :r.• :� i y L ELEVATION ELEVATION •u-* �.__.'...y E f ri• �., 'r!i, r' :i ..:...`1 , /F< �rfy.�r �. — a..:?3r._� .`?�^`^r7' ---- ELEVATION — SGLE:V4'•f-0•' --.. -'--_--.. MMrSEN.NMVRL- c�-1tl L9_ \\� \ ..:G A T E�S:: 1 IN, DAVID LoATaASSOC1A : \ 1 U n\ \ \ \ \\ \\ \ \ .• .` / �`` L;ii Qi; {A�osc.n A•c.nlclY. Mm \• \• \, \ \ \. \ See SMet. \ ,� � •'.•\"• �` \ `. .. '�•�. � \ � �„J EAiSTOq TREES \ _ \ \ \ \ \ •\�\ --� i` OPEN SPACE FREE I \ '\. \ \ \ \'`: _t \. \ \\ \`_ — —_.—__--___—�—i'� '•`�` �:; Po.^STREET TREES \\ 1' •. \ \ `' \\ \\ ��_ ��"'----------_c• \\\ �:��_- 6111-DE-SAC TREE . \ \ � \ \•' . _ \ \ '_ --��__ � .:� //I ACCENT TREE • �\ \ \ \ �� \ \ —s.---.--.mss ` \ • O PIiVAC/TREE \�` •\ \ \ \\ •�\ \\ \ ` ...' \ \\ \1�.���, \\ \ I EVERGREEN S-I-THE Jytr0solid Yew rIth wiOEOwef Ris-...__.' \ �'.'-:.1 ..SEE.AREAS ^\` \ \ �,\\\ \\\`\\ .'. `\\\\ \\ —� r—•� —� \\�. �I� GTTOIeIOCOVEw •e srsE FIRE SUFFERZCHE . n`�`• \ '\^ \ •\ \ ,\. \.\:•�' _ `` .\:\ �` `•` \\ 1 �/ / / I - L.J REFORESTATION :::GATES::: _arltrance arcltit.dw / VloLdatUlatsOClans I :1 MDIC..1 .rCN.tl a C.V 11 NCh.d Pi 01I�Ye111e111 .� � 'MD rlwMwn.6.u.e.M Gr call tins at enuy larb J. �T�_` - �-1 virrl•u r.fl...rl•lls.erne enro .en bWkdroP to MChitWIWe - _ .... .. q nnrq.s backdrop to architnclW. • - - n �+�• �..`'" �� •�• opoe.d.a relaing we / K /''•— 1f . ."..5adjacent ew.Ina r ll goundcover and frnO$W.top. L ����)y.'�'{��n���.�•�r nal—liktic.vaq.nn ecr..n I r / •' •Y*` gllv:l(9-m WL:Jl�1.`JS-. avlptWed•top• •.ij _ Ltg,�a,'Cdltla:Ia t) exf ti g vegetation t ry $ • .. wti ' trick-MICroWleig �. • s- existing Nab teen to f.rNn Jentry wag and lance 9 CLA-b-"C en lane 1' .'! 1 adjacent hou.Vtg •' 6S • lWl tpcurwn oak�'.� i ..✓'�j-I J� '---'— PRELIMINARY ENTRY:: LANDSCAPE.. E _ DEVELOPMENT PLAN \ •--� atone vnmer.d head wN I ---.— — �.r•. .- ••�.t enriched paverrwn -- " "'NANSE.Y.RhYGtl..- s?L wr MISS$ _L-B. W ::: __._•llA•11L'sG NI.(VT-_-- 28.L%Tw H OM 4AQ .—____.__. ..... ._. .... ...... . . ........rr..-..............w�� .R`1<.,.r f..r..r»r»rrN-�, I iJi (''� Cl. .. ...:•:.. . . •Tr r.�r�tw/.rte r�•w lf.W �`y�r. rwY.rr,lr..w.�.r f1�.wwfwrrW./rrY.•1r.✓•i.ir� ��rr(+Y�• •'�° f.a 0•.w�•.•. { %" r4 f; I �� � ^ qtr! •rw r.ww.rrr�.r.r rwrrr�. f•.tr.+rr rrr. •l� OAVIOLOAT7li AffOClAlrf •r.r r.rrr�•.rwr.•�.bw.r.r.w, fsbr.+r� � . '��� � ��i, l•N.SCaMI ♦ICr31 lcf Yal • �w�.~i..rY! .r.�w�4...wlw =rrt-_✓r►...r•ew w..r�+bYrr LLB( _ i•( lPwfl rl�M i.O.Url.w Mrr.�w.4.1...».r. q.clr w.»rrran ^'•�' y_ ...e fallal ar. !1A11"r1 rfaQTnrl] �+T• weWr Y.�I.ea llN rnrbY •1 �•Zr1�� pNFiW•Grafs.•.�f•Ur•1�1. .n�.../.�wr•.,rr..�+•f.r ryr atitirun..r. S;ycp: t1` �'' ;�_ •-•rrw •r.�a...r.rrr....�wrr.�.�rrr.r �►.. 7 .+�w.�rr��+..�M•rrrw//ter+. Y .rr�w.Yrlr/rru r.varY ��' ,'� .. • '.�..�".i r./rr�� nr..r..�.+.....-.rrr.lurr..�r�.r '! _ � '�. K ��1 � rr..a�i��...r�nn.�.rrw. wwrr..... • '• tl�.�r.r_�.r.....rr.../.r ��;.N.r.,r.rr......-r, <,•. i ( �^.rrfr9 L3 fw.n nuvrwc.rn.am.nm rr .�i` 1 I . .M fir.j_r�•r•�..r. �IVr�...rlwl.�r... � .b�w ti T f..W b^ ri�tir✓. r�1•`tii u.•+�»...r�.w+.• n...r.r.+ti r r r..../r........r.. � - ' ffrw.avn,.w .w.ar.rrr.w.na F} j OOU.000n.NON y..•..r..r..w..14r..r Y �N a�•�w....'.`�r.r 1r•.+r�.r.rrw+..r _ .. .._____..__—.Q)I-nF-SAC ENTRY EMBELLISHMENT ISHMFNT f•t0' w rurru faa�_ ' •rte.°...:�..••`r��.r.�r u:..`.�:� ti lu �``� / �',' 1 /r•�T�T. �.�1,1`, �rfll ;�l�e+��'. `"'.O'4a. �'l�; � W��fM F 4'~ ;� {�a� � �N`IDSCAPF IMAGE A \:11,'T a V'�_ �¢�:•'11. :j ul /:' aJ , STUDIF it • ��'G� _+ •;{�_' - � c rte" .,. w ��j,. 1r l.� -�.�• r =pii..�:t1�:i.�i -P:l �SIq r l:•k•�.e.+: ,-.-a::�e.ti..�i.. i..:bl:,� ELEVATION ELEVATION AHCHIECTURAL TERMINUS a CUL-DE-SAC CUL-DE-SAC MONUMENT AND FENCING -- — v.••r-o• w•-r-o' -news n en • wT o 7ir 0 • :GATES::: ............... Lu DAVIOIO.Tee• - ATEf —..Ii 1�1-� � �.:. I+�[' ;w .y � �..� �1� I .�_ _a.. ...a u.o n•wnu.c.uff•+ofrar - .�Ci !�. rr . ►. l.•e r•ff•�•e• f•rf e. �,"�'L '_. � � m '.`... �` .r �.. - ► s•.nnu•ur.fn..�f.ur•ure Lit _s.HA E N HLL ROAQ-TYPICAL STREET SECTION 9' wAU siREEi _ r .__._— .—_. .~� n.r._.. •D� �L:GO:�:�F�{j /•^ RV--"AMI Efdu usr :SECrICn1 PLAN LANOSCAPE ZONE 4 UNBULT R.O W. _ ._ OPEN SPACE ACCESS DRIVE "— r•io no scxl CAN�SCAPE:IMAG� T� InDlOS1ID•RG _ • 7. ` � PLAN T •. SECTON `i•�i �� `-L.�.�� _LANDSCAPE tONEquNBUfT R.O.W. EIRE JMEEEL ZONE n0'SGUE ur•r-�t ':GATES:': lu co o LU -7w ? bartbLOAnaaAasoct•na - � 1 f•eofun •fu.•ncrua Ku � u..o n•....,..c• w Drat• e•uvnq•U..........US•UI. Q r - is - WMI CWAW a Be 67 plan 4 9 ' 1 11� j' wt 64 _ pN 1 7 T pN Istairri Q.816 • I .wood Inca _ rood Odra total" wood Inc. ShWf Nd gold i I I M j✓' wimnuals —.rest wck lu irt turf rl _ TYPICAL FRONT-YARD _ rte- ryr LANDSCAPE- i P ar drive - Shaft bNa I 0 0my walk _.._ _ alp back Setairirp wad M/Wade o coach W dbig .... .. .- open Woe access drive dvAb and Wound cover w/am,uers .. grNl bees — _�MArrGF>t fes • .. .. .• '�W.tw 1%fit • �L_12 ::GATES::: \ C! ' � ■ oavioLaawaaffotuns 1. Au Im `\� �g�, /rj.f;�• \ ,�� � `'��� .�_ 64iu8 CCP:dF;bFJi( K7�c;.� �•�,�� ����� � - ,\�. \�_�iii_� 111 ;///i \\\ G.• ♦.'•- \.\,` i �\� \\. 11 -ice' •'/ C. J! Q r" �•\ VI 11, io.,' '- IR,f•.`. - -__._.— - - �_ /� i `'j �> ,J Vii'. �__ I y��.-rte_\ .,\ - -- � i ``�`a�.��� �•�" ` , `✓ 2HOTOTYPE=LAYDLLL LEGEND I: 1 PRODUCTION LOT \\ FBB PRODUCTION LOT WITH SIDE& REAR WALL&DECK L7 CUSTOM LOT T�1 PRODUCTION LOT WITH 4'HIGH WALL PRODUCTION LOT WITH DECK PRODUCTION LOT WITH SIDE&REAR WALL =._fd�nSEN RMCi- _ PRODUCTION LOT WITH REAR WALL —= 3 =rN� Q:::GATES: • wiwp.c ryiww...aN.n�.m • w r �`� .. ........ .... ltPj /.In••.•N a.cw u.m•r.•a.cw t•s.na•a•w iNa. ..•416* C. r t«Yrp.rl M Nw _ IY•••.wp•N wr•bq.p«•b . c k . }� -��f 1 , .....::::::... B �far•IryK•a•b•N««r� `� � -- -�/�•y" '/�.� • N WrNe nra•«.N.• rte*(- � A - -_--� - '°Isar.requrlrNN.oN /;' ��I 21b..N rw• �: oAno�ouuaCfwO�nt t.rouan •ecrtncrb.• r t' ;'I 1:. I _ •mllae wYa• l.re Nagr1.0•V•I.N Cr1,G., 'n>•.. _ 1 Si.. 4`• I'l � i.a '� =••e I.tt.u•a urr �}�.�_ •..! _ I I•'•• Pw«w W b•w b(L. e..rvnU•G•N]••NI•eL••t1, R rs b.rt•r/erpw Mar i«eyb 1\.< I w Pwt«•Wp« I}— V ti 1•tlp•bM J M•..p• it•N tTekN r /S'1�,' I PROTOTYPE A PROTOTYPE Br _I 1 —PRODUCTION LOT–NO WALLS _. .___.--_--.PRODUCTION LOT W/SIDE–REAR WALLS AND DECKS '--'- NO SCALE NO SCALE I '—'--- - . ...�_ I .._ _ m•w '.11� Ir..ro.t.a n• .• �>,�T�7ff,b1 •.. MreW 1•nJwp•eNlr bol CC W W -PROTOTYPE C .1 CUSTOM LOT NO SCALE _ __ eea N,tl MN r«••a•w•N fM . Wb•wry W bin t•rMre• _r . 1 y ��--• —— _ �-r,..--.�rP•rw av�«t.•.r+cn r•rrrne•.«r __-- –twlercw YMN N WItN _ ^`:1~~.. —�--•iaryn N e.ei".u�cty-�..nt ae•cly •.` .po. PN.-tnw•rrt.N«e r-r' mil• Tyre ran r•�b:nni:raN:birq • _.. _- .•tp aYOq 1•Mtcn cnrroy to aw• SECTION _—_CCUSTCM LOT—PROTOTYPE C NO SCALE IT PROTOTYPES-= =-rrw hntr M w .•Nyvq•W I •v 4 � -1..en e«p• .—T 1 • — �I � � It•11•eYro NrM. S'R_'--_— r� 1 _. _...__.__ � � . —_ � S( Iw•IM r•WrN a.nrw«w Ir N b vnl•.Itn prpw lr L – ��t lyuro•trM _ III M tlacr Wt It,t•« PROTOTYPE D PROTOTYPE E PROTOTYPE F/PROTOTYPE G PRODUCTION LOT W/4'K RETAINING WALL PRODUCTION LOTS W/DECKS __.—_fROOLCnON LOT W/4•H SIDE 8 REAR RETAINING WALLS' __.,_•„____-_„- L_ NO SCALE NO SCALE –NO SCALE ,(NOTE:PROTOTYPE G SIMILAR, REAR RETAINING WALL ONLY -ice :::GATES::: a _ I a a ............... I - DAVIDL DAISS a ASSOQATIS I. I I II t I li l'll I,I. a»osun •.c»tnctun I I'I d. hll': �I: _ u»o n•»».»c.un.»oum» a– �f ...o t•ss•su• t•»s ELEVATION •ELEVATION ELEVATION . -_METAL FENCING __,O MASONRY BLOCK RETAINING WALL WOOD FENCE AND GATE NO SCALE NO SCALE- O:NO SCALE , Dl]�1, 71Q 0 M-al CzBa11 uTf LU tI k K I — I•. — p AN rrr^+a.r in. _TYPICAL FENCE LAYOUT PLANS NO SCALE FENCING CHARACTER. STUDIES.-- i a _ n , r ,I fll i Ufa!" R` ��(� I NANSENA tL lWC — � :''I~ f L .i� ���If t:� �I,! ( I II.IIIEIII TI �--__•�- ELEVATION .ELEVATION ELEVATION. �1 a1 R�TAI NG WALL CONDITION O H SAA NG WALL/SLOPE SITUATION © No0 SCALE =NO RETAINING WALL I I ze i i r o 0 0 & � . UPPER LEVEL I d LO ER LEVEL / xa r i i L PLAN 1 4 BDRM/2.5 3ATH/FAMLY/NOOK x 2715 S.F. ■,F G Iv. R PJ SHLOPEY HEZMAINALCH HAY � � 'Iy�J ASSOOATFS:",`...... ......... Illal 0.np puBUN P.irAMW STUCCO y� VVOOD FEATURE WOOD TRIM i STONE TAM I I . -- ELEVATION B. . n i SHELF — HORIZONTAL SIDING STONE FLAT RDOF THE MOOD TIM MASONRY STUCCO -- ELEVATION A SECTIONAL GARAGE DOORS PLAN 1 — — --- — EXTERIOR ELEVATIONS ELEVATION C If SHLEPPEY HUMAMALCH AS50C1A7E5 INC 4Y n;_,..,...»........ ,_.:,, DUBLIN 'HIE F = "Mm" MF IT-1 REAR LEFT Sim i i t - 1 i PLAN 1 EXTERIOR ELEVATIONS .CIAM FUMrr SC SHLEPPEY HUMALHALCH ASSWATE&INC OHM CQMTAW Paw ��� 42•_0. t - m - -- -I 5. y; um" 0 EMU 0 yA. I L FVJD UPPER LEVEL --� LOWER LEVEL 1 I PLAN 2 3 BDHM/DEN13 BATH/FAMILY/NOOK 2910 S.F. SHLEPPEY HEZMALHALCH ASSOCIATES INC p ELEVATION C I D FLAT ROOF TILE WOOD TRIM - --- -- - STUCCO STONE ELEVATION A WINDOW FEATURE PLAN 2 - - EXTERIOR ELEVATIONS wun r�-r+ ELEVATION B MIA=•S•o ff HEZMALHALCH �i AY ASSOCIATES INC BM cammw E H 0 0 . 5 Pr--lf I Ef _a REAR LEFT SIDE Elm I • I I PLAN 2 EXTERIOR ELEVATIONS RICNT SIDE - Ij HAMM BMQE 1 D b9 d SHLF1'PEY HUMALHALCH ASSOCIATES INC AIJ�UN P.L�DIi�I �srcxvr� ---— /N/NG H Hi fl lit 4 C9 _ I UPPER LEVEL _ LOWM LEVEL PLAN 3 3 BDRM/RETREAT/DEN 3 BATH/FAMILY/NOOK 3270 S.F. D I 9 mm* .M ll SHAUMAL SHLEPP HA HALCH MIN CQM$MY MAY D�l�uN e�+►d�. Ar I ELEVATION O I I WINDOW FE ATURE - - - = - _ - FLAT ROOF TILE WOOD TRIM ELEVATION A - - --- - STUCCO SECTIONAL GARAGE DOORS MASONRY` PLAN 3 •_=�, -- _ _ _ _ _-� __ "r► 11111111 r EXTERIOR ELEVATIONS =__ �GIL Yf�f4 I = ELEVATION S SHLEPPEY I mo` ASS00 TESIN I R�• lr')J ASSOOATFS INC PAY 4, DUBUN PJANNING LLJI IDA Ell Hil IM REAR LE"sloe i i p PLAN 3 EXTERIOR ELEVATIONS MNL Yl id RIGHT SIDE HAHM MHO J-�d�Y�iw►+ v u`ry++�µ`=*t HEZMALv HEZn�nu tnLC►i ASSOGATES INC b CQMFMY N-fUr Y of ............ .... pUBUN PIANNINQ F, 4 uaw r: IMF, I i G /E o oo ti UPPER LEVEL u C i LOWER LEVEL I i II PLAN 4 3 BDRM/SITTING/BONUS MAIDS/3.5 BA/FAMILY/NOOK 3630 S.F. i SHLEPPEY HEZMALH �lwJ HEZMALHAI.CH ASSOCIATES INC RUBUd P1�Nd1 I4 'v ELEVATION C rTI I FLAT HOOF TILE ;got NOOD TRIM I STUCCO ELEVATION A ---- STONE WINDOW FEATURE 1 IONAL OAl1ICE DOORS r 1 PLAN 4 EXTERIOR ELEVATIONS I�ELEVATION B HAMM HMCH SHLFPPEY' HEZMALHALCH p b �� HAY N `68J Assoan.FS INC ,.,..,... HEAR LEFT SIDE i Al AY PLAN 4 EXTERIOR ELEVATIONS PoGHi SIDE HAMM HAHM . SHLEPPEY HEZMALHALCH ASSOCIATES INC . uu -- r�.T' r wawa �• :'yA'I -' S'' �- -- � _. � - - - _ -�--__ — 't� r; �1 1� �EC�IV�p� 1:,41 N I`i�iJ ` DUBUN PLANNINQ r , . � . •' X 71.7•.f7 ::i7:tji: !S�.. .... i/ � Y .• f. ,.�J .:_'. 7.......,r. .p: :1't• 7,!1 :7.7r7i:: 1�(, _ _ .._ - ';T�,.t��, •::•�':.t�.:►r!.1_i7 -. --i-s17 + • .. x.». ..j p� t ..7.... G�. .'i'+�ray� ,. •'-i/ -wrl�.lr"'_ 1 - ,./h.��.. - -:k F��47 �•� 'fit' +tip r o ,. .p O•'it1S _yam,Lra�_ ..,:� i ;��`'l '� h'�.'7-,F:pa ' N � --� r`qb 6_•�'J.'t ��_��y,tiQ`eL*. br�; ._.-�--•�o: �.,� ,�r�„ �y"S",�,.. /•� .. .... .......... _ ,- I/i '��� �� .C--•....::'7):fir.",{.:7Y.� - � _� - 1—•Ll.. :�... 1, '�,�jt _ � J. WHOM n WH p - 1� w Ott? rI, HAI � u 1y8J S LEGEND •OWNER/DEV CLOPER: f,C\� 1 BREW COMPANY `l iiii J 7 ly —�-- •r .»[ {S01 OW ENS DR. SUITE 250 _— url[[v,e .• PLEASANTON.CALIFORNIA{G{{{ —_ we LANDS OF NIELSEN ' /� •,s r. n»eY•[I• rw'•^" 7070 CAMWO WADr IAA Vi60i • h[...0+.l �. WALNUT CREEK.T— 4 t•...... .......x..10 (AID 077i202 L ANUS iy �r / ��YI)-7 J �J 1 1 I /�/ pY[GfrOMH MIV[M[Ml CnONIN •-\. ./ Au .Pe4_1�- BRS1R k SAU'l RC•E 1i010Iw3Y00) ,[e•,.••'1 jar,.. \� �T -i T-T_r u • No7ES: I� t ELEVATIONS DOWN ARE BASED ON.�V-J 71'7tL�A'LE TRACT 5473 ( tOO1C�ORf�' .� o� •i�� �_� �� w IdCONTOUR INTERVAL t 2 FEET �wig �- �� �•• .tQ.-� Rm? mD S3 EXISTING USE t GRAZING 1 ``TRA•r T 50721 U4 ^ -�-� ( J� 1.•••.•[l 4.PROPOSED ZONING t PLANNED SIEVE �{tZ @••r �• a\ I \*\� I.-LOT SIZE i.0.700.8.r,IMIN.1 �+Vr_ 77]7-STtAYERAGFJ. Hl'•' '»',l[ [ ••: Ito TOTAL LOT0o=US { •_'4 �`! � -_� / ,%ATER SUPPLY i DUBL7N,TAN RAYO ✓n[, l,:rr[,Y� \ \ �\3•(//'�.' 1�_-�� TARNEXATTON TO-DiBTRICT REQUIRE r 7r EWER.DISPOSAL: DUSLIN,SAH RAI LA..i- -•� /� -1 r �ERVICES'DISTAICT• y_=mAR7W 4AHY0"RD <I TRACT 5410 F'•..n• -- 11'II 47INNEX TITTD17T0.413TRICT'REOUIRE TRACT 5410 ICI 0. LL.STREETS SHALL BE DEDICATED ,w»l /. ,�� \ r[,•y•, OI 9.LANDSLIDE INFORMATION WAS OERI.__ Cr m�• 'Ir •[r• lH m: li, •i li� ,{J�.T1 ', 'YT;1, ' A 'FROM THE OCOTECHNICAL INVESTIGATION w• 1 NO.302.01,DATED 11104!0/BY HARLAN,. ` .„�.•.1"r.,,,.••1 w['•N I�,,.Y�r1t•»M'1[l r/Ir I t rl •l/���:r ' '�LM�N. .M" � �(�,,((r 'n r 1•[-:`,•f`. �•'1�•[ �•1 MILLER,TAIT ASSOCIATES. LANDS OF I '�C➢u,IH H[ r[7 6_AYLOCIS 1 r:Y,,,•.r. ,H Y N. .?r. ['a i. n• ,(` ".... ITO OLEASONS u- '+ r�• alp»r' <uH .H,H Ip.,.y qr m»ru IY.»»Yl i LETCHER L/ H /r. ' ,a +» \. •. - . lr: '•✓' ,. �1, �I7 I iii [,Yn.». 11.»[al ' [I:r.a`IY,.I� .[lr H'r.Y i;,. ` ��1I t 1• I.� f� »O/Yl H.»YIt �, \�_ .«•M.lalYr 1/ \ �i i�RACT 253_d, � iCI 'TRACT 4908 \ c t \\I lm-n•a+l �I \11 1 I a w /I I LANDS OF /� '' •• ' Q VALLEY CHRISTIAN CENTEn uI•I / / �` .K ~r •' M• 4 C/ TYPICAL MAJOR STREET SECTION �,�i e o11sAt LlT i • •M YAI — I� __ -- - --------------- V I C I N I T Y M A P ' .590 .ICI [r •Y. I iV. I • j l� ITYPICAL MINOR STREET SECTION E_ I se". SHEET 1 OF f LL w In LD Z 01 � . „ - Fill , Arwit 16 LD LD YU � y� �( ��'�W' I � � �i ` �gyp; �'S,��L?`'� '��`•` ,'►_ �, l,�` !'lll� 1/1I. � ,r'\� _ �•`� ►} ��� �� • bra-•�. ��'/'� I/��� ��s�.e �, •�:���'�s �A► -�".�'-mss►• �,� ��` \ IMACNRR it `' %Zc=��9tT� corm G►�i�/ RON M 71T Ct1 LINE\ \ Ln C.� 4I' �� \\, Ill \' \ ' l' �!�� �, •� I � . '— � :try.- �• ` I Z M 6 ��. � ll 1� In ���� : ' � �• _ •� � • /� ,� .,� � 1,, , lr,, - � -� 1.I , � I , , s a,l \ • t •� 21� � �^r, A f nr �\ R.,.e\ .,+`I\�\� \\ \.-�� "rte � �� � 1 _ _ � �• �/ � � i� • �',`6a � I � ` / r � i t` 1\\�0\�\�• \ \ \�� \ �` \ _ _ �� __ ' ,\ / 11 � � \� H U N � l'' �"°°\\ r. � �� \S. � ��� _ Y ' 461 /� ! f + ►- z m\\� �`. \\ ��� .,� ••�` `', _ :, � \ S ;, III ! I � Iy�. �\ \ �� \ w X01_. '6 60...•:.,is 49 pie y 1 \� :` \ \, \ �\�. _ W ��. \\,\�\ \\\\� \\� \\����\ � �\ _ �i� �r� Ir! �.� \ 1 / it � \�• `—rt� CEN lit 11• � �-��''''( � � �\ � � � `� \ �:.- •.�` \ �_.\ �� \ \� \\ `��_��` \ \ \\ 'fee:=le ii J,4 LINE 4 W )� r �1 ISS l _� � �sv �ss 7 t ••� fi �• 1 / �yp i Q � o \ � pmt W~— �ISf)\ \*.. `. 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NO POA FIR N 0 !-02--�OMM It,w LO LO CKI LO W = LU / \\ \✓/ _ \\�C sezxe 1 SNEET 7 OF 9 1—.n / �� it / I �I .�\ �� ��)(- "��L'. 1' �. \�\ •. \.�� \ 1\ �\ \\� ,I 1 1�%:� ME \I �..\' ;` :\ �1 r. -'' �;� �'\ \\, `\ 'lllll�`III Ilul`� - ` `; cc - -- —�— -:Ste_:_ � �y)._, ._.. \�1 � 's• •,(,`1 \ .� .. s'',\•.. I` '�I� ,i• ���� �•_ �.' ..rt- ..... ..... ���III �`� J., -�.\-n tom`ti= �`�-j`\\ •\.`.\.• 11\, ..\} I\\I +��):�...`����, `i II� GOC �'1, i. /... ..... -_ "... ./ri �� d '•�-, `,��:J_^.� 1 ;.rte-�� \ `\ •�``��'�!'I�II�.�\I \'•_ I i. I ,...... I�III�III I L) cr- I' I' I�� I I �•�I .. \ lei�`�- \ \I:i\ �' \ �� (IIIII _ :.A,: •-•_ _ _ _ _j zc u — TYPICAL VALLEY CNRISTIAN ' ENTERANCE ROAD SECTION A-A - :�'�• 1 _.� 1 / I. .� I1,�1 II� I'` - / \ 1 •� N =` � -W••- �_-=, __„a_ - :�� % ,, �' 111 � ���-: .� � I` . . •.�� _ - -�z __ ... .. _ 'j',•1 1111 '- ', ' 'TYPICAL VALLEY CNRISTIAN' � ( `� \I- �'•£NTERANCE-ROAD SECTION B-8 -, ,Y A7CN LINE .-�. ..-. - 1 J .��i� `, 1111(( +IJY TCN Ll I, � /! .:•', ..� / / � •I'•` � � I III' ;�,\\-7� _ - c /fill 1/111117[ LL IF I If z OMNI Q3 iii �I, ! `•\' -/i 7ruao''C.w.l�, '° _ -- =A IWO cr z I Z Q Joao* OL: • It S-11 _ seas $MEET 9 or 9. Item 6. 1 Missing Exhibit Attachment 3, Tentative Map Bryn Compai Y RECEIVED October 18, 1989 OCT 18 1989 DUBLIN PLANNING Larry Tong Planning Director City of Dublin Planning Department 100 Civic Plaza Dublin, CA 94568 SUBJECT: PA 89-062 Hansen Hill/Bren Company Tentative Map, PD Prezoning and Annexation Dear Mr. Tong: As discussed in our meeting with you on October 12, 1989, the Bren Company is modifying the above referenced application to incorporate into the project the measures necessary to mitigate the project' s proportionate share of traffic impacts identified in the memorandum from TJKM dated September 27, 1989. The project's maximum percent shares, which the Bren Company agrees to contribute towards the reasonable cost of 1) the Dublin Boulevard widening road improvements is 23 .7% and 2) the Silvergate Drive/Dublin Boulevard intersection redesign is 24 .2% as specified in the TJKM memo dated September 27, 1989 . Irrespective of which party performs the improvement work, Bren is making this modification with the understanding that the improvement work need not be completed or the initial fee contribution paid until the date of final inspection or the date the Certificate of Occupancy is issued, whichever occurs first, as provided in Government Code Section 53077 .5. Sincerely, _DONALD L. BREN.'COMPANY Martha W. Buxton Director, Land Acquisition and Forward Planning MWB: lsm Aff- ACHMENT, 'f Northern California Division 6601 Owens Drive, Suite 250, Pleasanton, California 9 .566-9736 (415) 463-2288 Revised Submittal 10-13-89 CITY OF VU51-10 PA No, 89-062 1 t ' �;�.1�.!3��7\J 3',✓3 i.�a�.1'e�,�... �+����.-��TJ��J i rr��s�3 � �1-[l:P l l`M (Pursuant to Public Resources Code Section 21000 et se-.) . Based on the project inror,-rct ion submitte in Section 1 -General Dota, the Planning StcF will use Section 3, Initial Study, to deter.-nine vAnether c NeIcctive Declaration or en Environmental Impact Report is required. REVISED ' to be ccr leted b• the PLANNING STAFF • SECTION 3. 1NITIA! STUDY - - p f . PA 89-062 Hansen Hill Ranch T.. Map, PD Prezoning, Norse or' Project or Appl iccnt: Annexation. Revised-Application eliminating 10 lots within ' open space designation. A. ENVIP•ONAAENTAL SETTING - Desc:ip�ion OF-project site he`ore the project, includine inFcrration on- ;opocrcph}i; soil stc'.;ility; plants and cnir.,cls; E:istcriccl, cultural, one scenic aspects; existine structures; and use OF structures See Previous EIR Descriptl0n Or surreundinc properties, includinc infcr�^C:1Cn en_ plc-; C:,G C:,II':lS; + + histericcl, cultural, cnd scenic aspects; ty Fe c,-,d in. si;j c- lark us°_; cr-�3' scale cr develcpr:ent. See Previous EIR SCH No. 87050527 B. ENVIRONMENTAL 1,\1PACTS - Fcctucl ex;ic-ctiors c: cll answers except "no" ere re- : gvired on attached sheen. D123C'I'S SCAT El C. T�.Cl' • CG �'�' 0 Cam, .=-I ) YES I L► IQ 170- to C: t� l E- 0 lolhlo � 111210 I ' • 1 • t � t 1.0 WAIER I ( 1 .V;II ton,trvCl;un of the yrojee:alter tht hT�ro_ I I I • I.i 11yrflalJylC OJIJnGt PX1 I I r IJ•�;c+jJlJnGe 7 I 1.2 Cruun.J\VJtar \Y;11 the proj.cr affect the gool;v or rlvcnrtry a( t I yraun.l ..rarer I+.pl+l;r+T I I I I . err 1.1 O..prh to\ arnr Trin 01 th. min u! h •S X nr yrol;.+t or t1.1 �.rr•r tJi,1t7 ,I roan wall CJn+1'UCl;-rr+ ;wl'"' t1.r, nurval J,u.naye furrern See I.l Oro;..,+.je on.l Q+or' t IwnT X I I I Or tou+n elterol+un u( ,rata—thu^^e revic 1,1 S.J;^-nMr;un \7111 cOn+trud;un i„un Otto rewlt ;n raIjar +cJ;rn.^r I Inllw ;nrO adi.+eent ..urer 6X.+7 ( EIR I I,J flrt�liny 17;11 there 6, t;+4 of (o+I of I;f. Or p,op.rry Jut X I I I 7 a MT U M N ATTA"hHa mE ' ♦ C rff&q-C�Vz. 1 T CF DTACT D 1 Cr.7r= YES I:0 t.� 1 10 0 1 L-.3 CJ 1.7 Warne Cwl:ry 00e+dr:n%;r7.ore• supply fa;l to mt+t st ste erd X I I 1 I • trol standards? { ( ( IAddTE?ssef Ied Vl;ll yrn�e be ;no;cJvatoly o:eor..mcJZted and X i I n previc • treated? { ER W;11 rece;.;n]w.stcrt fn;l to n:er.I to:-:1. sr.:•c and X I I I 1 I federal standards? W;II ground water suffer eontsm;r:or:on by s.+fu:e • 1 s • seeps}3, ;nrrvs;on of loll or polluted ester fre.n adjacent water bod;cs or[tam another irnta�:rrsted •X I 1 I • o0•Rrer? t -1.-. r • 2.1 A;f Poi:ulian Wall there be g:nerct;o1 a:sd d;spers;er:n(F.:lturonts by proiee:related ee:;v;t;c.or I. n:a,:.. . M t::,e _ proieer wh;ci w;:!c>:ecd�=:e n r_':i..a e•: X I I { ' quol;ty stzrdz.ds? 2.2 Wand Altcrat;on W;11 strue:ure or.J Iceraw;mptce pre.cilirc.,:ni ` ( I I flow ca:tl.nrq et<rlr cling oleng eer:zir.ecrr;�s•s•)f I I I I I ofsslrue.;a.of w;nd rnarement:7 X+ I 1 1 ' ].0 EAZTH •. � I I I I I I X• I - Are there potential dcn;:n rctatc::r1�r:p; f_;;xes? I I I I f See- ' 3.2 Fcvnca:icn !wpcorr Will there b_ r;-.c to i;;c or p•aper:y's =.::er I I exec+ere« - n r-C X (cr .ar:a of r :tr;clr? I t I I jAPpend i x ' ]•] Cansoiiaatiw W;II there be ris:c h live or p.epe: :^•et=r�e X I I 1 1 I i execs;•re e=n;a:;c=tion of fond::;:r rnr.••iait? r ]•� $��sicenea Is th=:e rise of:ajcr �-:ovnc:ubsic.:n:rs:scie:e•{ X with the praj-c:? r r 2.5 5-;:'3;c Ac:;r;ty Is Ihefe r;IK a(_'c-+c;c er lass re:ni:::s_=!rrm c=::h- X q to:c oc:;r;ry: 3,6 Ligve(actirn p rn t V(;;i toe c::C---Js or be Ox-a:c::n X I of 3033;n sic=es er vncrr founcc:;-as? f l I 3.7 E:a!o;i;ty Wail there L:sri::=nt;cl loss of•r•;:1•=::z c.n- X I I I I ! struction pr=e:rces? I 1 1 I 3.9 Per-eoo;l;.y W;ll the permr_b;iity of saris aslze"ot;r:30.::4 the I ) I 1 I I Project?resent oerer:a cond;l;ans sole::c to cz- X t 1 I veleoment of w.eils? I 1 I I • ].9 lisiquo Features W;;I any emcee Seeingieal feoru:es bn dccne:cd I I 1 I l I X at destrayed by F:oieet • 3,10 M;ner)l Resources Are there Seo;e;;e dcpos;ts of potcnt:nl r... ere;nl I I 1 1 ;c votue close:o t=e prn;:er7 1 l X 4.0 PLANTS ANO ANiM.ALS • X I i Address; •r rot ce cr.donr_red s eeic3 =nt? . 4.1 Pant and An*.r l Species Are there e D D"r in prey_ , Ara there s^reties pre:=nt w+ti;ei are ps•tie•sary .1 I X I • • susc:ptsale to ;m;.act from human act;r:;.7 I i 1 EIR - Is there vr;cIcf;oA pr•:1f:nt, Ilse los:of v.S;�l -;11 I X ( I I I I j Append i. deny food or h:b;tat to ;mpzrtant w:;d:;:e t?ce;:s? r r Are Ihr,re nui a-c■ :ne:;cs of plar:t or nn;m:.t far I I I 1 I ( I X w,h;ch cand;t;cns..al'tic ;mprorcd by IFa projcct7 r 1 4.2 vejetotir. Czmmun;ty,Types Ain Ih.,re any vnvlval populor;ons of pinnts th•s:may ( X I 1 { be of seicnt;f;e ;mere:17 r r Are thnr• rc�=tofir+ community ti^e1 r. �h a•e p0rt;cv:u.ty X sv:ecp:;blu to ;,••poor I:ea t:v+•nn ee:;r;r•I? 1 s s A.: thae +or trees or -n i.1 vr�rtnri•.•w rhzr ..:1I I I t•:ei:e:rtl ,.r:'r.tr I b... Ih'.rui-c,? _ I X I ! I 1L Ain tl..:v: r.7::z:i.n rnm.rvn:r. tyw:7 r 1 6 r „! wt.:,;is •.:;1 Jcny !r-s:l nr hsr5;t.1• tr. ;• •;r: .:r:Il::r I X I { I I sls•:c..21. rr too :us•:•:;lr:nt AV.." n1• .r-,' :1:'1 1;' 1 I_I I.] U.•.rs ty 11 tl..;rr s udnn:;nl d:rrn;ty 4. 0- •v -. . :y I I I •n rnrl�<IeJ•6r rt•. n.•••�. •v.I 7i., -r,�l-.•t stir-I I 1 1 qn:e iel p•r1•wr ar tl..,ll..r;-.,1:. •ns• ••rl an•v� — { { i of plant 4-tc;C1 Wtit:" { I I 1 I { I I I • • X 1 I I • { t I CCl.iTa tc:iT r-12'C I3 _. l m. OF I:•roF.CT `;0 G{:I.=i� YES rho jo 1C o Iw 10 3.0 FACILITIES ANO SEAvtCES I S.1 Educot;onol FoeiGt:es Will prajecttd enrollments advercly aft-ct the er- filing or prap•-iscd foeiiit:es in term,of lancing ter all oat; WC1, Including claslo'in,, reercor;cnol areas, Cn,1 staffing needs? 1 • Will the project impact the p•JpsVleoehar ratio so I X I J J : as to impede the learning proeess7 I I I I ddres-= Is the se^not (oeatcd such that it pre:enes o hardlt;p I 1 J In for o portion of the enrollment in ters of!ra•rel time, -t ` • distance, or :t revic p sfery ho:ords7 X r I J , I 1 1 EIR • 3.1 C:mr..ereiol Feeilit:es Will there be an inadeq me supply of and ae:ess to I ` ( I I I • eommere:al foe:I;lies far the prajee:7 X I I r r r • S.] liquid Waste Di�Osal Are prov:s:on,for>a-•a-'e eepac:ty :nadequa:e far: I I I I the needs of the project without e=eaedsny a_ality I stondcrds7 X ( ( f Will the project be expased to nv ees One; «on I I I I I Xassociated-;th ..rite-ester treasment?tents? I t t t $,4 Solid Waste 0i:;o7:a1 Is there lro.egvota provWon far drain;of seed f I 1 I altos generc!e-d by the proj�c:7 X .. 1 t 1 1 5.3 Water S:ply Is there inodec,tnte gwnt;.,y or quality of weer I X I I I sv?qty to the needs of:L. ;rCjee:? ! 1 1 I S.6 Steppes Water Cra;nase Hill stern ester droino2e_be :node--uate !o zrc--,nt f I I I t I cio.•..ttream fleodtng and to meet iceerol Sete end 1 I I I I 1 foe--[ 31cmiz,67 X 1 1 I e-7 police Will tisa project's ocs4!:1:ono;pe:u:at:an, fee::;::es, I I J J I I Or*:Net fc,3 tires_mares: - : cn ;n::r_sa in police service ( •( ( , iof Crewe a police h---td? X l I l s 5.9 Fite will the projec:'s ed_itianel F:pv!c:ien, facilities, I I I I • or other feoRtes Stnerare en increase in?ire services X r I I 1 cr create a firs ha:ord 7 I I I I li 53 %ee:ear:on Will the project!he.e inadeetate facilities!o meet I I X the reelect:onaf needs ai the residents? • 5,10 Cultural Fac:::tics Will eultvral foci;;t:es be unaw:icbie to the project I ( 1 ( I I residents? X f r r 6.0 TZANS?C°TATICN J J 1 &I Tronsoat:at:on facilities Ate the traffic demands on adjoeent roads eufrentiy I r • of or above capacity? If not, -;li the treffie San= 1 I I crated by the project cause the oijacent roads to J r I See reach or exceed Capacity? I X 1 A p p e n Are the other tran Tortotion foe:i:t:es whlc%larva the + J I I I IIA" • project Inadequate to oecemm«ete the project's I X• ' I I I ero..el demands? I 1 6.2 Circulation C-:I l;cis 'fill de3:9-1 of the pfuicct or corri:t:cns in ?ho surray.-d- ( I I ;ng erect :nueau aeei-lenll due to circulation eerJlie:s. 1 X I l 6.3 I;oaJ Sufery and Oesign •,'pill project r.•s:dents and viers Sc eapo:ed to inerwse-J I (.• I accident r;tis dun to road-ay and street des;-;M or lock J I 1 X of traffic ccnttols7 I I I • 7.0 HEALTH 1 7.1 Odors Will the project be a-potcd to ce se-wat. any intent, Addre. uJwt? I l in 7,. Go-Ji... n.s.I O...t. 'till the res:Janet and viers be a-psteJ to ero-•.i:ng or I 1 J J ry h;,h d:n:iry ;,. their phr,;tal I:.:•.J en..;ranmant? 1 J ( previ i,] I•tv;.an;rt win thn p,ni.,er be a-pawl to or,cne,vts fac!cts 11,31 X I ( I I I EIR r..sy b+ con,41"Cd of nvi rsnctt? l,l $trvctsnul r.f.ry W;II des;.;.a...I p,Opo—1 eandruet.., tte?n:.tv+l toil rn m•.t snit+u, l I.tiul buJ.l;...t enJt.i X I I Imo. ' l 1 I • 11,0 N"-)I;E 1 1 I '1,1 Ilo:.. l...fs Win th.p.-.i.at b+ C•y.swl L.••r gt^.•ale oJ.erte X 1 I I Hoist la.••4? I I I Will the pr ijctl bn e•I•ut!•i In.....ot;.••s-I—vyu.•)113 • Issn..uss� I I I •I 1 I X . I I I • .a= NO CO:LL=Irk_'- YZa YO I I { { Z 0 o {r., {oIJ ?.0 CC`ntnU:tti'f CH��:CTF^ 7.1 Clm-,,m:rf Ctlan:zor:on Y:ill the project d:vupl an e.isr:n7 y,t of or gon:tnt:ons or grnvps-:thin it., tcr-.vn:ry7 X 1 I 7,2 Homogeneity and Cavern:ty Will the project ehan7e the V.Lwactar of the I I I I I commun:Pf :n terms of dislr:tvt:on or eor.eentrot:on ( 1 of income, ethnic, Isaus:ng, or ale group? X 1 1 7.3 Commun:ly Stob:liry and Wilt the project ba e,.posvd to at gcnerore on I I physical C rwitians area of poor stability anJ phf.:cal c=r+iitions7 X I I I I ] 11 10.0 V1SLP L CUALIrf I I ! 10.1 V:e.•t Will residenls of the tvfovnd:nq area b!ad-ersely X. See . affec:cd by v:er.:of at tram the pro:eer? 'fi i:I the project res:dents be edrer:ety of:ec:ed by I s ` PEf1C viers of or from the surrounding rrea? X I I I IIAIt 10.2 ShQc!C--s W01 the project be exposed to or Sene:e:e excel.'" X I I I itda-n7 1 ! 11.0 Y.ISTCRICANO CULTV..L-L SE;ci scu:::s J I 1 11.1 H::tarie end Cv:tural '.Yi:t 1)a project involve the dC-:ruet:cn or aster- ( I ] rEVG f.erosfees a::on of a h:stcrie resaufet? X 1 I __ iYiii t::e prajcc:result in i 1=ties of=iister;c' I I 1 I I I I E L • rC$.:vrc_ irvm it: )Vrfau,Z.mC env ir=.-Ir..ent? " 1 1 1 /iii thu prajcc: intrclx=phys:e=l, v:swl, eud:ote f I I f I • c+e:.-o:=iefie elements:'n:are no: in r:�orec•er s.itS X io h:s:orie ren,-ee w 11.: Areioeo!o;.e_l riles Wi:I the prejc=t invcive 1-e dc::ruc::cn or al:erotion I I - ' X I 1 1 oni- Strue:wcs of c.%arc-oeo:o�lcal to •urea? 1 J rY:II the proi-c:resv!t In i»lo:ICn e: an erc)ccatag:coii I I 1 1 I resource? X l 1 I 1 1 Wi:i the p:niee: in!rod•rct p:syswjl, v:sci, audyale I I 1 I • or aimoi=-erre element)t-0t Ofe not In C-CfCCref M.IS on resource of its se::ins? X I ] ( ( I 12.0 Ft�E.GY I I I 2.1 Energy nequ:reents Ara thnfe porentiol probic-6;c ..:ti the%l pty of I I J SEE m energy rcgj:red for tine project? X I I I Prev: Will tha 7-trvy requirements e:cr.ed the eol.aeity ] ( ( I EIF • of toe service ut:tsty e=mpeny? I 1 I Ny;:l there be a net increa:c in.ncrZ%ncJ for the X I I 1 1 1 . projee:cn-p-ccl to the no pro:-:=t aItcrrnrive? 1 12.2 Consctvat:an Meawres Coal the f•roicet plonn:n,orv:d:s=��fn:: to inelvde 1 1 J I I • • as-jllab!e a w7/ cw:zr.rs:lon m-a;Vlr:? X ( ] I 13.0 LANO US°. I 1 ' 13.1 Srte Y.O:ards Ca can Jillonr of tha s:tc, pr-po.cd s:tc dc-lop.•cnt, I 1 I or wftound:ng are-0 u+arc paten:salty ha:ardow 1:1v- X I I I See at:ens7 1 Pre,_ 13.2 Fliv-Cal T6r..r1, V::1! the project of Ih_ wfrovnst:n.j urns create o feet;- of;'-,:Uric f a...I physical threat 0-1-)16C resi.l.ots I I 1 E 1:` ...f us.n7 X I 1 1 13.3 S•'n:toly lsn.I1:S1 V:.1! :!r:p.nj.•ct b- e•l•ssr.d to rrrv;lsm' noise, err, or r.rfate nr.l;•o..n.l �vs•r p.)ttvl:nn l X 1 I I I I -r nrh.r n..:.. :r:o...tier.:t :tt,o u•••:Wry 1-.41:111 1 ( 1 13.1 \si::1 tl., pr.rjrf:l afritl u.. e•:Ir:n•� :tt.�.f 1{..pu�h —r—t—I 1:11:...), •lr..l.t:..•1. slr.I:..:.'� es.l•s•r:• .-I-Ja d:s• I I I �h.r•)�s, Is•1..sf -sal gvsl:ty dr lard v:a XI I I ' 1 t I • I I I • � r • CCtgG`iE T -01E• GF I:T!CT t� �c:ir--- YES cr►�,::a,:r ?;0 �� 1F � Ec� 1o1 � I° 12 15 ' rt • � • I I 1 _ I• 1 1 vilonmenlOr pant nl T. - .: i '1 Ca t ' Land Use Designation See Appendix A { { I I C. Jv1;ND. ORY FINDINGS OF S1GNIFECANG IC��r-- • (j) Does the project hove the potehticl to ce�rcce the qucli•ry of the environment, se:astchticlly reduce the hcbirat of e fi!:r cr wildlife species, ccu:e c fish or wildlife pcculatian to crop below self- • ' sus-fining levels, threaten to eliminate a plcnt ,_• s or animel community, reduce tare nur..er or resll rc. - the rchge or a rcre or enccr,cerec plcht cr aniccl or elir;incte irrrperi--il ex^:rples of the mejar periccs : - • or California history cr prehistcry? X (?) Does the project hzve the potenticl to achieve short- , term, to the disadvantage oF.lonc-term, environmental Socls? : ' X' 1 1 ' (3) Do cs the projt:ct hcvc impacts `vnich arc individually limited but cutlulcteively considcrcble? (�1 project mey impcct on two or more seperc;e resources wkere the tinpact on ecck resource is relatively ;mall, 6ut whrrt: the JFcc, o' the total cr tE:��;c impacts on t.ie X cnvirorrrn�.:rrt is si�niEic�nt.) (•t) Due: the project have environmental effect: which Will caUsub'stontial adverse crEeCts vn human _ X l�einc;;, either directly or indirectly? D. MITIGATION MEASURES - Discussion of the ways to rnitiga'e ` e significcnt effects identified, if any: 1 . Widen Dublin Boulevard between Hansen Drive and Silvergate Drive 2. Redesign intersection of Dublin Blvd. and Silvergate Dr. 3. Grading and fill between the knolls in the southwestern portion of the site shall not exceed 3:1 slopes'. See attachment for more detailed dis- cussion b mitigation measures. , E. DETERMINATION - On the basis of this initial evclucticn: [ 1 The City of Dublih finds thct there will not be cnysignificant effect. The par- ticular characteristics of this project and the rniticatian measures incorporated into the design of the project pro-Ad•: :ha f=actual basis for t' e finding. A NEGATIVE DECLARATION !S P._QUIRED. Q The City of publiyl finds that the proposed project MAY have a sicnificcnt effect on the environment. AN ENVIRONMENTAL VAPACi RE°OR i,1S REQUIRED" • Signc,ure and date:—%'/( (J ���•f' � _ Z . Name and title: NALLOzAtJ -/)te✓ `l G�n�?�r ""NU7 Whorc a project is revised in respc risc to an Ini;iZl Study so !hog� adverse affects arc- mitigated to a Point wh:'re no significont cnvironraenlnl eff.rcts would occur, a revised Initial 5'u�:l/ -will be prepared and a P:cgotive C-_clarction will be rc.,7-�',rLM i ISLead of nn ric; . APPENDIX A PA 89-062 HANSEN HILL RANCH INITIAL STUDY Water 1.4 Drainage and Channel Form 1.6 Flooding 1.5 Sedimentation The issues of increased flows and flow velocities in Martin Canyon Creek and erosion during construction from roof and lot drainage are addressed in the previous EIR prepared for the Hansen Hill Ranch project City Council certified February 27 , 1989 . Mitigation includes requirements for detention basins , drop structures , rip-rap, maintenance and repair, erosion and sediment control plan. Air 2.1 Air Qaulity The issues related to air quality and air pollutants generated during construction and from project vehicles are addressed in the previous EIR prepared for the Hansen Hill Ranch project. Mitigation requires sprinkling the site with water during grading, and implementation of traffic mitigation. 3.0 Earth Issues related to geology, soils and topography are addressed in the previous EIR prepared for the Hansen.Hill Ranch and include mitigation measures to reduce impacts to an acceptable level. Mitigation requires repair of slides, reduction of grading, avoidance of cut slopes greater than 2:1, and landscaping with native vegetation. The Applicant' s Tentative Map and Planned Development request proposes filling between the two knolls in the south western portion of the site. The Applicant's submittal includes a preliminary geotechnical investigation and geologic recommendation for treatment of the slide area. The tentative map proposes 3:1 slopes in the knoll area and complete repair of some landslide areas, and partial and no repair of other slides on site. The tentative map conditions of approval will include requirements of a third party (City approved) geologist review of the Applicant' s geologist recommendation for treatment of the soils . 4.0 Plants and Animals The previous EIR prepared for the Hansen Ranch site addresses the impacts related to the oak and bay woodlands and riparian habitat areas and includes mitigation measures to reduce and minimize the impacts . Mitigation requires revegetation of cut and fill along with native trees, shrubs, and grasses ; requires minimized grading for roads through open space areas. Conditions of - 1 - approval for the tentative map will require tree size, location, protection and grading study prior to issuance of grading permits and will require temporary fencing during construction for protection of those areas most intended for grading. 5.0 Facilities and Services Issues are addressed and mitigation measures are included in the previous EIR prepared for the Hansen Hill Ranch project (City Council certified February 27, 1989) relating to fire, police, schools, solid waste, wastewater, gas, electricity, communication, water, parks and general City of Dublin services. 6.0 Transportation The previous EIR prepared for the Hansen Hill Ranch General Plan Amendment addressed traffic and circulation impacts for Silvergate Drive, San Ramon Road and Dublin Boulevard, and included mitigation measures requiring 1) widening of Dublin Boulevard/San Ramon Road intersection, 2) encouraging use of Dublin Boulevard, and 3) creating an alternative access road through the Valley Christian Center site. The previous EIR addresses cumulative impacts based upon existing and cumulative development projects known at the time of the study. The EIR does not address the cumulative impacts associated with development of the Western Extended Planning area (West Dublin GPA) . Since completion of the EIR, substantial new information has become available. The planning application for the West Dublin GPA Study was submitted on November 28, 1988, with a modification submitted on August 14, 1989 to include the Cronin property. A total of 4443 residential units are proposed. Nor did the previous EIR address the traffic impacts of a specific project of the density of the proposed project. Although the EIR identifies the best way to encourage the use of Dublin Boulevard as locating an alternate access road as far east as possible, it does not specifically address the issue of redesigning the intersection at Dublin Boulevard and Silvergate Drive as a more effective way to encourage and direct traffic to use Dublin Boulevard instead of Silvergate Drive. Additionally, the EIR does not address the adverse impact on the safety of the existing Dublin Boulevard/Silvergate Drive intersection design. Additional study (see TJKM Memo dated 9/27/89 and letter from Santina & Thompson cost estimate dated 9/27/89) indicates that the cumulative effect of the Hansen Hill Ranch project PA 89-062, Donlan Canyon project and the West Dublin project would result in adverse traffic conditions on Dublin Boulevard east of Silvergate Drive with this section becoming LOS E when the West Dublin project is 84% built and occupied. Measures identified in the Study to mitigate the significant adverse impacts of the development, requires widening Dublin Boulevard between Silvergate Drive and Hansen Drive to four lanes and the restriping of Dublin Boulevard between Hansen Drive and Donlan Way (the portion of Dublin Boulevard between Hansen Drive and Donlan Way is currently wide enough to accommodate four lanes) . The Study indicates that based upon project traffic volume, the percent share of the improvements for the Hansen Hill project is 23.7%. 2 - The Study also identifies a need to redesign the intersection of Dublin Boulevard and Silvergate Drive. The redesign would make Dublin Boulevard the main through route at the intersection and Silvergate Drive would be the side street controlled by a stop sign. The redesign is necessary to accommodate the increased traffic volumes from either Hansen Hill Ranch or Donlan Canyon in order to improve the operating characteristics of the intersection, including safety. Based upon the project traffic volume the percent share of improvement for Hansen Hill Project is 24.2%. The Applicant, Bren Company, has agreed to incorporate the necessary mitigation into the project as identified in the TJKM Study (see Bren Co. letter dated received October 18, 1989) . 7.0 Health 8.0 Noise 9.0 Community Character 11.0 Historic and Cultural Resources 12.0 Energy 13.0 Land Use These issues are addressed in the previous EIR prepared for the Hansen Hill Ranch GPA. 10.0 Visual Quality This item was addressed in the previous EIR prepared for the Hansen Hill Ranch GPA project. The EIR, however, did not address the possible visual impacts associated with the filling between the knolls in the southwestern portion of the site. The visual quality of the site will be impacted for the short term during grading and construction. However, the prior EIR includes mitigation requiring revegetation of cut and fill areas with native vegetation. The fill area between the two knolls will substantially conform to 3:1 slopes as proposed by the Applicant, and will be revegetated with native vegetation to achieve a natural appearance subject to Public Works Director approval. VILE COPY MEMORANDUM DATE: September 27, 1989 RECEIVED TO: Maureen O'Halloran SEP 2 71989 FROM: Michelle DeRobertis DUBLIN PLANNING SUBJECT: PA 89-062 Hansen Hill Ranch - Update of Traffic Impacts to Dublin Boulevard Due to Most Current Proposals for Hansen Hill Ranch and Donlan Canyon At your request, this memo presents an update of the impacts of the Hansen Hill Ranch and Donlan Canyon projects and other potential developments on the intersection of Dublin Boulevard/Silvergate Drive and on Dublin Boulevard between Hansen Drive and Silvergate Drive. The current proposal for Hansen Hill Ranch is 190 single-family dwelling units. The current proposal for Donlan Canyon is for 17 single-family dwelling units with access through the Hansen Hill Ranch property and 300 apartment units with access directly to Dublin Boulevard. In addition to the Hansen Hill Ranch and Donlan Canyon projects, there is a proposal for the West Dublin Hills for a total of 4,443 dwelling units (d.u.). (The Cronin parcel is included in the West Dublin totals, and is assumed to have 143 d.u.) traffic The majority of this would use the I-580 Eden Canyon interchange or the proposed I-580/Schaefer Road interchange. However, since Dublin Boulevard would be extended westerly to Shaefer Road, a portion of the traffic generated by this project would use Dublin Boulevard between Silvergate Drive and Hansen Lane. The future daily traffic volumes on Dublin Boulevard east of Silvergate Drive with existing plus Hansen Ranch plus Donlon Canyon traffic would be 7,249 vehicles per day (vpd), which would be Level of Service (LOS) C. LOS C is an acceptable condition for collectors and minor arterials. If the proposed development in West Dublin is approved and developed as described, the future daily traffic volumes on Dublin Boulevard east of Silvergate Drive would be 9,454 vpd, which would be. LOS E, which is considered a significant impact. (Although LOS E is clearly an unacceptable condition, it is desirable for collectors and minor arterials to remain at LOS C or better; therefore, mitigation for Dublin Boulevard east of Silvergate is recommended when conditions become LOS D.) Therefore, although the existing Dublin Boulevard would suffice for existing plus Hansen Ranch plus Donlan Canyon traffic only, the cumulative effect of the Hansen Ranch project, the Donlan Canyon project and the West Dublin project would result in adverse traffic conditions on Dublin Boulevard east of Silvergate Drive where it is currently a two-lane section, 4637 Chabot Drive,Suite 214, Pleasanton,California 94566•(415)463-06T1 PLEASANTON•SACRAMENTO•FRESNO•CONCORD r Maureen O'Halloran -2- September 27, 1989 Unat i.e. between Silvergate Drive and Hansen bane. It would become LOS D when the West Dublin Project is 38 percent built and occupied and would become LOS E when the West Dublin Project is 84 percent built and occupied. To mitigate the significant adverse impacts of the development of these three projects, this section of Dublin Boulevard would need be widened to have four lanes. (In addition, Dublin Boulevard between Hansen and Donlon Way would require re-striping to have four through lanes; it is presently wide enough to accommodate four lanes). The daily traffic volumes on Dublin Boulevard east of Silvergate Drive and the relative percent shares of the three future projects are presented below. Two percent shares are presented. The first is the project's percent share of all new traffic including the cumulative projects approved prior to Hansen Ranch. The second is the relative percent of only the three projects under consideration in this memo: Hansen Ranch, Donlon Canyon and West Dublin. The latter percent may be appropriate to use to determine the cost shares since the cumulative projects approved prior to Hansen Ranch have already contributed funds to other improvements which will benefit the three new projects as well. Traffic Volume on Percent Share Percent Share Dublin Boulevard of all of three Source elo Silvergate Drive New Traffic New Proiects 1988 existing 3,840 vpd - - Cumulative 493 vpd 8.8 - (Approved prior to Hansen Ranch) Hansen Ranch 1,214 vpd 21.6 23.7 (190 Single-Family Dwelling Units) Donlan Canyon 1,702 vpd 30.3 33.2 (300 apts. + 17 Single-Family Dwelling Units) West Dublin 2,205 vpd 39.3 43.1 TOTAL 9,454 vpd 100.0 100.0 vpd = vehicles per day FIL c urt' Maureen O'Halloran -3- September 27, 1989 The intersection of Dublin Boulevard/Silvergate Drive would also need to be redesigned to accommodate the increased traffic volumes from any of these three projects. If the intersection remains as is, the future traffic volumes generated by any of the three projects would cause a significant adverse impact on its operating characteristics. The recommended redesign, previously submitted to the City, would make Dublin Boulevard the main through route at the intersection, and Silvergate Drive would be the side street controlled by a STOP sign. Based on our professional judgment, this would improve the operating characteristics of the intersection including safety, which cannot be measured quantitatively, rather than the capacity per se. This redesign would be necessary with Hansen Ranch and/or Donlan Canyon traffic only, i.e. even without the West Dublin project, although the West Dublin project would be a prime beneficiary of the improvement as well. The peak hour traffic volumes at the intersection of Dublin Boulevard/Silvergate Drive and the relative percent shares of the three future projects are presented below. Traffic Volume at Percent Share Dublin Boulevard/ Percent Share of three Source Silvergate Drive of New Traffic New Projects 11/86 existing 286 vph - Cumulative 185 vph 27.0 - (Approved prior to Hansen Ranch) Hansen Ranch 121 vph 17.6 24.2 (190 Single-Family Dwelling Units) Donlan Canyon 160 vph 23.3 31.9 (300 apts. + 17 Single-Family Dwelling Units) West Dublin 220 vph 32.1 43.9 TOTAL 972 vph 100.0 100.0 vph = vehicles per hour If you have any questions, please give me or Chris a call. FILE G mah 157-001 " 11 1•f �v ..�� ��:�xy, Ij .i. Z �• ;ip�-.,�i, .tr..��. ,'x���t'? ._r, .�� � �:�,F-t.�,,� y�,(��{ �r ;a •�.•.X_� '4;•�• w�.. t s,�,,}]r1'lt, ' /• - ° ,, r K' ,): {• •ii .J•= .r�'. �.•C' i ,� •''� .. .�'als:T.n• tom. "' ,�.... ..�•.e4,r � r. �:,�b_ - '.�ar�'�• „c�, .'v ' �'�•�. -• '�-'•'r'6•.•'`1�„,�{ {-I �� � L � �'.!. ",!•�. _ �;�.•.<_ _ '�.-s�. _ .. r :r°S :^•r: ,P �F'clt. .��'�! i'i-• !�''i'�*� ��"yr':17••�,`�!��" •y: 1 -t �: _. �}_�� ry:�. ,k � � �,� .i� f�' Ty'•ta � - •iK;�i.,:.=r2r� SL•K•� � ,� �.� _. -'� I _ r. .��' .nj ti �c. - ` : / / /, ,.( •� � •:7\ ♦• 1Qv"4j'_!tyi •D. i I /Ols 'I•�� `t _� •: �~/�' •}:Y� i x t/ :1 "' L�:h.. lc•?t\ t7 � �"j 11{�!� (L. c 1 �-.�.1 ` .� �_� �r„ ;•';".•••'::1 r�p .Y. _ ••• � r_: �- .� , :7 1`1:1,its�' ��'� "'t:?;w. «�'' �a •ILIt�- � r ,� • �` y,Y H `• �W. •'.4. Y ', �./ ,•.� .y \ �� J _ 1 _�y;••17�'�hY ='t.•�../ <•'r'1e .+t. +/,!•v. _ Y':1e.�y \ t•.C•.t.'�I•..,,. .• .fit. \ � / \ rr � �`-'�T�'JI'•'\�/ 'R.. r. •..•• :_ . .. �_ JlQ ' ,T L y��. - .i••'t •_. J -ai.� {// \ � \ \ � .• �t 1 -t T1d 2-1 '1 �`� S • ~,•-t r�_• �•�!r� ~}.1� �'•♦ 17ffli .t.,'j,�'.,r�.)l'.".i..A~� ,�, ,.�•.l':r�'•:��^' J �\l1 r � ��:t. • \ `'`�.�1~I `` }wer�w�• �� .�. j _ .��;��: ' ' -•1�. a.,: 'ss �--ice � ' ��.rx_ ._.�� �. „NCI,r /�I � —' _ ,I� ;1.`�,.'r�`•�\:? �• rtlr"' '" � ,�jj •'1�� l .. .. ... ' r ) � .�_�ice-�-�i _���--///: -_ ._ �7�'/ -- •/ / i/' /. •.!���;�tip'' �5r-t "`a,�,� 1 �� _e't . • r 1. ,.f ..rte �._ l_�X J T!N!r• G v.!' CITY OF DUBLIN Development Services _ Planning/Zoning 829-4916 P.O. Box Development Building & Safety 829-0822 Dublin, CA 94568 Engineering/Public Works 829-4927 NEGATIVE DECLARATION MITIGATED NEGATIVE DECLARATION FOR: ,, 89 '06VkHansen Hill/Bren Co. Tentative Map, PD Prezoning, and Annexation (Pursuant to Public Resources Code Section 21000, et seq. ) LOCATION: West of Silvergate Drive, north of Hansen Drive, south of Winding Trail (APN 941-110-1-9 and 941-110-2) PROPONENT: Bren Co. 6601 Owens Drive, Suite 250 Pleasanton, CA 94566-9736 DESCRIPTION: Tentative Map, PD Prezoning and Annexation request. The Applicant is proposing a subdivision, a PD Prezoning and Annexation of 147. acres, for 180 single-family lots on approximately 51 acres and approximately 96 acres of open space. FINDINGS: The project will not have a significant effect on the environment in that mitigation measures will be incorporated into the project to reduce the impacts to an acceptable level. I`?ITIAL STUDY: An initial study for the project was completed oil 10/23/89 referring to the prior EIR certified by the City Council February 27, 1989 SCH No. 87050527 and determining mitigation necessary to reduce the cumulative impacts on traffic and reduce visual impacts of grading/filling between the knoll area was included in the project. MITIGATION MEASURES: See Appendix A attached PREPARATION: This Mitigated Negative Declaration was prepared by the City of Dublin Planning Staff, (415) 829-491 :. SIGNATURE: DATE: 10/26/89 Laurence L. Tong, Plannin Di ector 1 IITTA� ChM* '� APPENDIX A MITIGATION FOR NEGATIVE DECLARATION PA 89-062 Hansen Hill/Bren Co. Tentative Map, PD Prezoning and Annexation Mitigation measures included in project to eliminate impacts or reduce impacts to a level of insignificance. A. Traffic/Transportation 1. The Applicant/Developer/Property Owner will contribute the projects percent share for the improvements to widen Dublin Boulevard between Silvergate Drive and Hansen Drive to four lanes and restripe Dublin Boulevard between Hansen Drive and Donlan Way based upon project related traffic volume on Dublin Boulevard east of Silvergate Drive the projects share is 23.7%. 2. The Applicant/Developer/Property Owner shall contribute the projects percent share for the redesign of the Dublin Boulevard/ Silvergate Drive intersection to make Dublin Boulevard a through route at the intersection and have Silvergate Drive controlled by a "Stop" sign. Based upon project related traffic volume at Dublin Boulevard/Silvergate Drive, the projects share is 24.2%. B. Visual Quality 1. The fill area between the two knolls in the southwestern portion of the project site will be graded to substantially conform to 3:1 slopes with natural appearing contours subject to the Public Works Director approval. 11883 Dublin Blvd. Suite A-140 Dublin,CA 94568 (415)828-4549 VALLEY CHMSMN . 1��1111!11111111I��' i fil;�l July 24, 1989 Mr. Laurence L. Tong CENTER City of Dublin 6500 Dublin Blvd. Dublin, CA 94568 Dear Larry: This letter is to reiterate a point made earlier during our conversation relative to grading pads on our property in conjunction with development of Hansen Hills Ranch. Valley Christian Center understands and acknow- ledges the fact that issuance of a grading permit for the proposed pads on our property does not imply future land use approval. Such a decision would be made during the normal course of events following a specific land use application. Very truly yours, Ward Tanneberg Senior Pastor WT:11 ATTACHM tN 17 , JU'� •� 5 Q�Q ducing particles that have been �. dubbed "radon daughters" or "ra- don progeny." During the process, alpha and beta particles are emitted, as are gamma rays (X-rays). The i alpha particles cause most of the trouble. Relatively big and slow- moving, they're the most likely to strike and damage a living cell.The NO ONE WANTS lungs are particularly vulnerable: Radon is an easily inhaled gas,and radon daughters are small enough TO FACE . to lodge deep in the lung. Radon concentrations are mea- sured in picoCuries per liter(pCiA). "Pico" means one-trillionth and a Curie is a unit of radiation; 1 pCiA works out to about 2.2 particle emis- tem:A Washington, D.C., Yet the radon problem, unlike sions a minute per liter of air.The television station pro- many other environmental prob- "normal,"background level of radon motes the sale of radon- lems,is easy to solve.In most cases, in the outdoor air is something like detecting test kits homeowners who are living with 0.1 to 0.2 pCiA.'The average indoor through area supermarkets, and dangerously high levels of radon level has been figured to be around more than 60,000 are sold. Nearly can reduce it to acceptable levels for 1.5 to 2.0 pCiA.The EPA considers 14,000 homeowners' tests show a few hundred dollars. The job 4 pCiA the threshold of concern. radon high enough to warrant rarely costs more than$1500. Even though that 4 pCiA level of action.After 18 months,fewer than radon is deemed "acceptable"- 2500 had done anything about the What's the problem? indeed, some exposure is unavoid- problem. Radon,being a gas,quickly dissi- able—it still can't be considered E3 Item:The Environmental Pro- pates in the open air.But if it seeps risk-free. Estimates of radon haz- tection Agency estimates eight mil- into a house,it can collect in danger- ards are based on studies of lung- lion homes in the U.S. have unsafe ous concentrations. Radon enters a cancer rates of uranium miners, levels of radon. The EPA also esti- house through holes and cracks in who were exposed to high levels,up mates that radon-mitigation work the foundation,through porous cin- to several hundred pCi/l. At such has so far been done on fewer than derblock, and around loose-fitting exposures,there's a fairly clear con- 18,000 homes. That's about two- pipes,floor drains, or sump pumps. nection between lung cancer and a tenths of one percent It collects in the highest concentra- radon. Scientists assume that the E3 Item In Denver,where radon lions in the areas closest to the risk for such hazards is proportional has been in the news a lot lately,the earth—typically, the basement to exposure—halve the exposure, EPA found that only 2 percent of the Although radon-bearing air can dif- say,and you halve the risk.But risk a people surveyed knew that radon fuse through the house or travel assessment is never precise, espe- a can cause lung cancer. through the heating or air-condi- cially at low exposures. ■ Imagine the public outcry if an tioning system, little is usually How you use your.house matters, industrial polluter were found to be found above the second floor of a too.Someone who spends evenings causing the deaths of up to 100 peo- building. in a basement workshop may be at ple every day.Radon may be killing The gas,like any radioactive ele- greater risk than someone who that many, but there's no villain to ment, spontaneously decays, pro- watches TV on the second floor. blame. Radon doesn't come from industrial pollution;it's the gaseous - - by-product of the uranium that's ubiquitous in the earth's crust That A neighborhoc may help to explain what the EPA in Annandale, calls "widespread, deep-seated apa- N.J.,where so thy"about radon. -MY�ti- >. _, homes have h. �..., ... sky-high rador The EPA estimates that the risk levels. Even is somewhere between 10,000 and " �<E-: .,.. severe radon 40,000 lung cancer deaths a year in problems can the U.S.That makes radon the sec- usually be fixe ond-leading cause (after smoking) for less than of the 130,000 lung-cancer deaths $1500. reported annually.Radon poses a farms greater, or at least better-docu- mented,risk to life than other atmo- spheric pollutants such as hydrocarbons,carbon monoxide,or industrial waste gases;or than such r _. contaminants of food and water as Alar,allatoxin,nitrosamines,,or PCBs. a ` yi .� . CONSUMER REPORTS OCTOBER 1989 ALL,, —� O " dv -Refar� Likewise, a family that's away for' "Reading Prong," was recently readings are in the 20 to 100 pCiA 'much of the day would run much found to have 3500 pCiA,one of the range.Those problems too are apt less risk than a family that's house- highest levels ever measured.If you to be fairly easy to fix. bound. spent a lifetime in that house,your There's no doubt about the risk risk of lung cancer would approach What t0 do posed by some houses.A few have certainty. Yet a contractor, using Decide to test One difficult part been found to contain much more ordinary radon-reducing proce- of the radon problem seems to be radon than is encountered in a ura- dures, succeeded in bringing the getting people to test their homes. nium mine. A home in Annandale, home's radon to 2 pCiA in just one So far, most testing occurs when a NJ., in the heart of the radon-high day.The work cost about$1300. house is changing hands. In some geological formation called the More typically, problem radon parts of the country, radon tests have joined termite inspections as ��t��` � �'"' ? � :�s ° ft "`•;€° tee'=�`Y• %nM - } ;� ;, �, �`� r, ,�K�k:- routine conditions for a house sale. � � .�.EXPENSIV�`� ON,;MONITORS � y+ .-• But every. home needs to be tested. There's no way to predict 1r+ •i,7J.: = "ry`-^a?" Yl+ •r.:i.�.rr t t. r r 3 R.��'�`�>�•��n.i .��'��»� �,,'�� �,...a� .�.�•,� ���,:,�._�,:r��, ,, ,. which house has radon and which d Z y may` l• "/ � • .y \ r F � �}tiMORE�DATAT-�LHAN YOU NEEDS t does not While the uranium from K ts.sr r -r``'§�j L -yn' u�Y'S, ..xs • ,YtS r which radon seeps is found r ,� ,� ,z ;t� _ throughout the Earth's crust, it's The Survivor 2.Continuous Radon Monitor x� 4 pCi/1 level, and at CVs Mount Vernon, not evenly distributed.And the con- (Ihresho d Tic hnical Products Inc;.Cmd _ � rN.Y,headquarters;where:we know radon f.: ditions that favor seepage to the sur and the Honeywell At Ease Radon�= measures about 1 pCi/l face are not uniform. So the eight Monrtor�:(HoneywelltInc, Goldeii„Valleyy ,�,{ Zhe results Readings from our tiwo saw s million homes estimated by the EPA Muin`,$44�) are home versions of'the type• pies of thetSuruiaor2 were generally about' to have a problem are scattered " Of lah'egtupment,radon seucl% iise Ito` X40 percent high;and readings from our twos - across the country. It's likely that get-accurate readings <Tie}�re selfon At.Eases were generally 40 to 50 percent ri : <r r r+•+.. , -,t.+ y.>a.+ ,tb' - {- y, every state, every county has stained radon detectors�yuu donthave t0 tlOW 7� � �x_ +3 �`„ r tC .� homes with high radon levels. send anytiing�fo'a lab_for:anahysisas with;,y,�Sounds sloppy But even errors that large• Buy a detector. Many hardware �x less expensive charcoal canister'or�alpfia"� ;don't matter very,much Either"'machuie track dete`ctois �,�< 5 ; �w, would be adequate'for alerting you to a: stores and even some supermarkets ,,_L.;• sell them now.If you can't find one, :'+ x You•plug the device�n;wait foL�af�least.,fN,radon,'problem or deteiinuung whether .: our state department of envi- , 12 hours;.and get a digital readout of radon your mitigation efforts are'working: E ronmental protection (the numbers p!pC ries°pe Lter Botha devices give �3r�' , The fact is,you`don't need great precision.;;;:; are listed on the facie ;eitlier:a`short term rea li'asedr on r m measiirin radon Colored li hts notwith = g page).T ie g g agency can provide you with a list F�•the precednig 12 hours or.so,or�a'cumula� �standing,'.there's little practical difference.`, of radon testing companies that five average for up to a year The'Su"ivirio�,�;;;` between 3:and 5 pCi/L So y;"-'d on't need a_.,F have passed the EPAs Radon Mea- 1 C W.. - lI 'tp. �• Y: l .. ...1.y. . 'S..:.. -.. .:... v 2.-has ' ditional memory,rso you can –'�machine:that promises:greater accuracy : ,v .... surement Proficiency program. take a readuig at a second�locahori a even if it delivered it.A charcoal canister or : You may be able to get a radon fiiend's house,ssay without losing,yot ;; alpha tracl��detector is equally accurate- test free. Some utility companies accumulated long Eerm measurement data �,f 7,and less than one tenth the_cost r.. s offer one as part of an energy audit ;Boni machines usyecolored-lights'in addi- `µt�A continuous radon monitor is something _. There are two main types of test t i RY fo digita 'displays Wfien,the.greeen`is�-�• like-a'conhnuous bloodpressure mom am- device: short-term devices, most -s9r on,radon is under.4.pC1/l;'aS soon as radon �' It's�fine'for.satisfying curiosity about Varia-, _ commonly charcoal canisters; and passes 4,.the red light comes on�:�; u� i lions in.the seventy,of possible problems, longer term testers such as alpha- i ;We tested both devices liy plac prig em in abut it's not needed to discover the problem track detectors (see the photos on th e basement of a hoine_with a]mown radon the facing page). The former pro- level'of about 40 pCi. We left:them there f y ,t vides a reading of the radon levels for several days and compared readings for' �� c�s'�r= y encountered in three to seven days; sY the entire penod,'as well as for several 12 t x s. rn�, y, ,,. � a eIr Fy'r the latter provides an average read r hour intervals We"also checked the devices, �ls ' _ �- 4 .•.r- C� -_:w tw'++=—� rtc.•5 y3•".. 3 ?`3; .,r F i -<•.r6. �" ti ti trig of the exposure over a period of �:an upstairs room,;yvhere e:.radoft-jevel. was about 15,,,,C�.tlr//,//�ly,`in another house with a:� wee months to one year. Both 1.� 'l`n 4 - ; r3.�•• d�"ry.. At types cost about$25,lIlCludillg anal-l n7 ,. 4� �, g, iuooN uowrtoa:� , s sis b a lab and a re ort of the y 1 Y Y P g4j y ,�,-:.� ,, ^ wr.�,. .. - - � t" results.When CU tested samples of 4 l• z` ' '. � d ,.z both types of detectors two years ago,we found them to be accurate Y= .a••,h„$Kam' r, " .Y rl-t r r - `h; r enough for the job—you don t need r}, ,• . r�..•..{G � -�� 3' �` ="• er.,,,i� ' r t=-` great precision to determine whether there's a P' roblem. rSrr` aaaaa�aaaaa• ��.� 5`.:.,n r. r ,;:< N ft',. yC•, rt k'r } _, �'/��. �� '� i tl "� �•�� :t. 5 f�#`�-' -.'sue t a r DO the test x £ If your home has never been tested,we recommend starting with a short-term device. It will give you •T�• 1S ,sK. gib � h� n19$UIVIVO(2 al]ON9"'4.La1�}, ,•'"^. r.DC va ns. „b. K. .T }t°�---•• �<�z•LY °"' '"��"�' ,�T'L>�a-�-�. some feedback within two weeks or �.t i t3^S.L >'�'�'' � and the Ffoneyweli t Ease 'iw; Put it in the lowest part of the ,7 V, house—the basement or, if there's i 3y �3c•. r••� ,i�.�"k„i�_'.9'yi .� :�.�`.'.7C ��-r:..�.�..,..+•"'•_. ti.�:'t::�'?i.Y(`;.�4�_,s..r+.:= i no basement,the first floor. Do the 624 CONSUMER REPORTS OCTOBER 1989 system might be used.A very effec- tive solution is what's called a"sub- slab suction system,"which in effect ._ ventilates the gravel bed beneath . "' the basement's floor. Two pipes �aa- �y hooked up to an outside fan pierce the concrete slab to the gravel below.A relatively small flow of air there can reduce radon levels dra- Why don't matically. people test? Researchers In houses that aren't built on slabs (most newer construction is) studying how risks or in homes that don't have base- ple Perceive risks h e that ' av found ments, other ventilation techniques people know SEP•x 295B�9 Jam,.,_. are required. Crawlspaces lend radon is a serious y8 themselves well to a simple fan sys- problem but don't Y;;r..✓�d'- _._.: tem,and usually don't present heat- test unless they ing problems in the winter. believe their homE V. s ✓ - is at risk. Another ...--- Basements with a bare earth floor -' © or those whose slabs aren't suited factor the researchers found for the sub-slab technique are candi- dates for a shallow false floor made people act: Two kinds of defector © The short-term detector. Typically a through which ventilating air can or the belief that the canister of activated-charcoal granules, which trap radon as, this g g neighbors are alsc 9 P 9 circulated. anxious about type of detector works fast. After opening the canister and leaving Other radon-reducing methods radon. But radon it in the basement(or first floor if there's no basement), for three to include sealing all possible entry doesn't necessar- seven days, you reseal it and send it to the lab for analysis. The points in the basement or providing ily afflict neighbor a separate air source for furnaces, hoods. It's a cost including postage and lab work:around$20.©The long-term clothes dryers,wood stoves,whole- house-by-house detector. Commonly what's called an "alpha-track device." Alpha house fans and other devices that Problem. particles emitted by radon decay strike a small sheet of polycarbon- lower indoor air pressure by venting ate plastic, and the number of pockmarks over time(typically three air to the outdoors. Lowering the months to a year) indicate how much radon has been present.The indoor air pressure increases the and lab work: around $25. flow of radon into the house from cost including postage the underlying soil. For more information, there are two EPA booklets: "Radon Reduc- test at a time of year when you keep roughly equivalent to the risk of lion Methods," OPA 87-010, which all the windows and doors closed. dying of an accident in the home. has general suggestions, and "Ra- If the results come back less than The risk associated with a level of don Reduction Techniques for 4 pCiA or so, you don't have an 20 pCiA is somewhat greater than Detached Houses: Technical Guid- urgent radon problem. the chances of dying in a car acci- ance," EPA/625/5-86/019, for spe- Test a second time if the level dent- The risk that comes with a cific procedures. Both are available is high.Radon levels,besides being level of 100 pCiA is roughly equiva- free by writing to U.S. EPA, Center geographically capricious, vary lent to the likelihood of dying from for Environmental Research Infor- greatly over time.A short-term test a heart attack. mation,26 West St.Clair Street,Cin- that shows a high level of radon State environmental protection cinnati, Ohio 45268. ■ could lead you to make unnecessary departments, as well as the EPA, repairs. Concentrations can easily can provide a list of approved con 'Zz `h vary by a factor of five or more from tractors able to make radon-reduc- �r c2"=' ESTATE 1N t'ORMATION y w.�,-fib=�' �=�•:u::,.: week to week In addition, people ing modifications. ` leave windows open or shut and do The main method used to reduce �1,��:� ,�-��c`•��% 'T..•r i many other things that affect how the radon level is to improve the 0 CALL; r much radon stays in the house. ventilation where the radon concen- �, = i For the second test, we recom trates.The most effective way to do �Al2' 052615313 sm-�5 1y pn�.sozzs5as�s;=nrjc-5p1 mend using a longer-term detector. that is to head it off at the pass, so [ 661-2201 Call '4155402134 Coto,3033118x80 Conn 2ai56s2275 '< Place the detectors in the rooms to speak. Radon concentrations in }>kL:soas;t-�s�cx D_C;'zo2-783-3182 ,'9osasai3u;'ca, where your family spends the most the ground beneath the house are F^" Ha; 8'� ,daa 208,'13 5927;M 217-?86G1s8;and time. If the detector shows that the typically uch higher than those in ti;j 317130153 La:o,%4-9254518;M eooa 5992 xan;9d3 8004 6o Ky.; Y g ;_,Y502.56d-3700;La,504925-1518;Maine;20T-289.3826;Md:;8005723606; radon level over time is elevated, the basement;concentrations in the .s_bti :617.7z7�214;-Miclti:5I7J3S8190 Minn 800{52.9747;bli11;:1 <_ you need to take action. basement are higher than those on ;_'6o1.2s4ss57,:Mo;;314�5i�os3 cr aooa69?xs6;Moai„'ao6s4t3x 1; Solve the problem.How quickly the floor above. The closer to the ' .. 4o2-t752i6s;rrN;7o2�ass2ss;NX.;6o327i ss4;NJ; 3:; 0394;NM`50580-254-,'N.Y_800158 1158 N.C�9197334283:ND.; you need to act depends on the radon source you can ventilate, the ;701-72 2 348.ohio,EOOSxxi_t439'olda::4os271-5221;:ore9 '5o3•2 radon level, how much time you better. ,;x5797;.Pa 80423 RADON;:,Ri.'ao1=2T?;z8;':S c:so3 73t-s7co s D., spend in the house, and your own In some homes, the solution t s7733153:Tear 61.Va 1'_ 31;Tac:=512.8357000 U6h 801.538.'::-:,.: ! concern with reducing the risk of might be as simple as installing a - %n� �5M 840-168-0138;:Wash;:2067535962 3239727,4VV'3043183526 or 804922•1255 Wisc�60&=6121 w yo lung cancer.A lifetime exposure to fan in the basement In colder cli- �P a level of 4 pCiA presents a risk mates, a heat-recovery ventilation CONSUMER REPORTS OCTOBER 1989 Uew 6 A : X116-32 ti -:2 2 13 625 A CALIFORNIAN' S GUIDE TO RADON Answers to Commonly 1 r O Y 3 1S 89 Asked Questions DUBLIN P�,q NNI�G DEPARTMENT OF HEALTH SERVICES Prepared by California Indoor Air Quality Program Air and Industrial Hygiene Laboratory Kenneth W. Kizer , M.D. , M. P.H. Director . Department of H Ae v' J a nENT- "M Y S i i A CALIFORNIAN'S GUIDE TO RADON Quality Program, Air and This booklet was prepared by the Indoor Air Q Y Industrial Hygiene Laboratory, California Department of Health Services . Much of the material presented is based on the U.S . Enviro nmental Protection Agency (EPA) booklet "A Citizen's Guide mto Radon make it .t It aps And What To Do About It" . Some changes have been plicable to residents of California and to bring it up to date with current knowledge. CON TENTTS 1. RADON IN THE HOME 2. HEALTH EFFECTS 3. CALIFORNIA ACTIVITIES I 4. MEASURING RADON 5. INTERPRETING RADON MEASUREMENTS i 6. RESOURCES �l 7. GLOSSARY I b i RADON IN THE HOME What is radon? Radon* (radon-222) is a naturally occurring radioactive gas . You cannot see it, smell it, or taste it. Where does radon come from? Radon comes from the natural breakdown (radioactive decay) of uranium. Uranium and. radon are both trace elements that are found in all rock and soil. Once radon is formed, it can escape from the soil because it is a gas. In outdoor air, radon is diluted to low concentrations . However, once inside an enclosed space (such as a home) , radon can accumu- late. become When did radon a p roblem? Radon has always been present in the air. Concern in the U.S. about elevated indoor concentrations first arose in the late 1960's, when homes were found in the West that had been built with materials contaminated by waste from uranium mines. Since then, cases of high indoor radon con- centrations resulting from industrial activities have been found in many parts of the country. We have only recently become aware, however, that houses in various parts of the U.S. may have high indoor radon concentra- tions caused by natural deposits of uranium and/or by low resistance to i gas flow in the soil or rock on which they are built. Does every home have a problem? No. Although all homes have some radon in them, most houses in this state (and most other states , for that matter) are not likely to have a radon problem. Indoor radon concentrations depend on many factors: the concen-tration of radon in the underlying soil, the ease with which the- radon can move through the soil, and several aspects of the house con- struction which determine both the ease with which the radon can enter the bottom of the home and the extent to which lowered pressure in the home actively draws the gas out of the ground. * Highlighted words are further defined in the Glossary. How does radon get into a home? Usually the soil •ande rock under aihome s the seep into significant home source of radon in the home. through dirt floors under crawl spaces , cracks in concrete elfin hollow- walls, floor drains , sumps , joints. and tiny cracksre sure differences wall blocks. This seepage of atheehouseeanddthe ground. Such pressure dif- between the lower p ferences are caused, for example, during the heating season when he ate indoor air rises, leaving a very slight partial vacuum in the lower floors of the house (often called the "stack effect") . and the building If soil is the main source of radon in a building,ora become is more than one story high, the buildingatiFor example, radon disos ld m a lower the higher you are in problem in high-rise apartment buildings (except, perhaps , near ground level) . s and be released In a few cases, radon can enter water Although it not uncommon for into a home when the water is being g groundwater to contain radon, this is not usually a p roblem for large com- munity water supplies, since the radon d probably be released into to water he outside air before the water reaches n home may be a radon source of when indoors.)the radon content is high and 2)water is pumped for immedi ate use If you use water directly from a private well or are served by and small water utility that pumps groundwater directly into your home , you want to know about nia measuring Serviceso atn(415) 540-2172 , may call the Califon Department Househo and ask for the EPA booklet entitled Removal of Radon Water. HEALTH EFFECTS How does radon affect me? The only known health effe rations of radon is an increased associated risk tof developing rlung cancer. between 5 ,000 and 20, 000 lung cancer deaths a Scientists estimate that year in the United States that about 130,000 people plerdied of lung cancercin Cancer Society g estimates percent of all lung cancer j 1986. The Surgeon General attributes around 85 deaths to smoking) . I gene ral, your risk of developing lung cancer from radon exposure In gene results from a depends on total expexpo sedhtohand the time you maresexposedwtot each centrations you are (Your risk of developing lung cancer also depends on many concentration. other factors, including your age and whether y How certain are scientists of the risks? With exposure to radon, as with other pollutants, there is some un- certainty about the amount of health risk. However, the uncertainty in this risk is less than the that uncertainty y for most other exposure tto tradon There the is wdespread agreement greater your risk of developing lung cancer. I i _ i How does radon cause lung cancer? a Radon, itself, naturally breaks down and forms radioactive decay products (sometimes called "radon progeny" or "radon daughters") . As you breathe, the radon decay products can become trapped in your lungs . As these decay products break down further, they release small bursts of energy which can damage lung .tissue and eventually lead to lung cancer. I i ► Ij ' I III Ili +� �I•cii I . lia II'. ICI i i i Illl�l',I ! CALIFORNIA ACTIVITIES -� Vhat is the State of California doing about radon? Hany states, as well as the federal government, are sponsoring work to identify areas of the country which are likely to have indoor radon problems . In California, a two-year survey of radon concentrations in homes was recently begun through the cooperation of the California Air Resources Board and the Department of Health Services. In this survey, i radon concentrations in the air in 360 homes selected randomly throughout I the state will be measured. I What information vill be gained from the California radon survey? The information obtained from this survey will.help us to understand the overall seriousness of the radon problem in California. We will find out what the average concentration of radon is in California residences, and we will also find out the general range of concentrations in California homes. Will the California survey give me information about the likelihood of someone having high radon concentrations if they live in a particular county, city, or neighborhood? No, the fact that the survey will include only a small number of homes (360 out of more than 10 million in the entire state) will mean that little or no detailed information will be obtained about specific areas of the state. Rather, the information obtained will apply generally to the state as a whole . Because of the great differences in soil types, soil uranium content, and construction methods in different areas of the state, it is likely that some of these areas will be much more prone to high radon concentrations than others. Locating such areas would require a much more extensive (and costly) study. Common Radon Entry Points A Water Supple i Block Walls 1 171 - T ' I / Crac G �- Slab Joints LjtDr31n � �- sump �'�` MEASURING RADON ' How is radon detected? Since you cannot see or smell radon, special equipment is needed to detect it. Two inexpensive , commercially-available radon detectors are the alpha track detector and the charcoal canister. Both of these devices are generally sold as testing kits by mail order and have no moving parts. They are exposed to the air in your home for a specified period of time and sent to a laboratory for analysis. The laboratory then sends you the results of your test. What type of device or testing procedure do you recommend? The California Department of Health Services does not recommend any specific testing kits or laboratories which sell these kits. The choice of testing procedure (and therefore the'type of monitoring device) is up to the individual. The California state survey will use alpha track detectors for several reasons. One is that the risk for lung cancer is determined by the long-term exposure. Radon concentrations appear to vary hourly, daily, weekly, and seasonally, so that the long term exposure can only be accurately measured over the period of a year. Any ultimate deci- sions about corrective actions will. be more useful if they are based on such measurements, which are possible with alpha track detectors, but not with charcoal canisters. However, if you have pressing reasons for get- ting a result soon (e.g. , a real estate transaction) or if you have strong concerns, you should use a charcoal canister which requires only three days of exposure . If, however, by using a charcoal canister you learn that the radon concentrations in your home are higher than any of the con- centrations listed later in this booklet for which action is suggested, it is best if at all possible for you to confirm the high reading -by making measurements over a longer period of time with alpha track monitors. 0 oC)o 0 i t Alpha Track Detector Minimum Test Period: 4 weeks Approximate Cost: $20 - $50 for one detector, discounts for multiple detectors Charcoal Canister Detector Test Period: 2 to 4 days Approximate Cost: $10 to $40 for one detector I Where should I place the monitoring device? If you use only one device, it should be placed on the first floor room in which your family spends the most time . If you have a basement where members of your family spend a reasonable amount of time, you should place the monitor there. If you purchase more than one device, you might place the other ones in bedrooms . Most companies that supply these devices will include placement instructions with them. How can I get a radon detector? The U.S. Environmental Protection Agency (EPA) determines which com- panies are proficient in the measurement of radon or radon decay products. A "Proficiency Report, " lists those companies that do business in California that have shown that they are capable of measuring concentra- tions of radon or radon decay products with reasonable accuracy. Many of these companies provide either alpha track detectors or charcoal canisters. If you wish to receive a current copy of this report, call the California Department of Health Services at (415) 540-2134 and say that you want a copy of the California Radon Proficiency Report. Are there other Ways to measure radon in indoor air? Yes, there are other techniques, requiring operation by trained per- sonnel , which can be used to measure radon concentrations or concentrations of radon decay products, but such techniques are generally more expensive than the devices shown above. INTERPRETING RADON MEASUREMENTS a How are radon measurements reported? Your measurement result will be reported to you in one of two ways . Results from devices which measure concentrations of radon gas, such as alpha track detectors or charcoal canisters, are reported as picocuries per liter" (pCi/1) . Results from devices which measure concentrations of radon decay products are reported as "Working Levels" (WL) . This latter unit will not be discussed further in this booklet. Is there a level above which I should take action? Several government agencies have published advice about indoor radon levels that they believe are of concern. . These numbers are somewhat ar- bitrary, since 1. Any exposure to radon is thought to carry some risk for lung cancer, 2. All homes contain some radon (U.S. average appears to be between 1 and 1.5 pCi/1) , and 3. Even outdoor air contains some radon (U. S. average appears to be about 0.2 to 0.4 pCi/1. The recommendations by these agencies are as follows: AGENCY LEVEL RECOMMENDED ACTION U.S. EPA over 4 pCi/1 Take action within a few years to reduce level to 4 pCi/1 or lower.* over 20 pCi/l Take action within a few months to reduce concentra- tion to as far below 20 pCi/l as possible.* over 200 pCi/1 Take immediate action to reduce concentrations as far below 200 pCi/1 as possible.* ! National Council on Radiation Protection over 8 pCi/l Take action to reduce concentration. World Health Organization over 2.7 pCi/l Take action to reduce concentration if simple ac- tion is possible. over 10.8 pCi/l Take immediate action to reduce concentration. State of Florida over 4 pCi/1 Take action to reduce concentration. Bonneville Power over 5 pCi/l Take action to reduce Administration concentration. * In most homes with high radon concentrations, it has been found that it is difficult to reduce concentrations below approximately 4 pCi/1. oarn- I ®®�Q - i How do the health risks depend upon exposures to radon? One useful way to think about the risk associated with radon ex- posure is to compare it with the risk from other activities. The chart below gives an idea -of how lung cancer risk from exposure to various radon concentrations over a lifetime compares to the risk of developing lung cancer from smoking and from chest x-rays. The chart also compares these concentrations to the average indoor and outdoor radon concentrations. As you look at the chart, please be aware that the numbers go up ap- proximately by twos , that is , each exposure level is equal to approximately twice the concentration above it. The result is that the highest concentration listed, 200 pCi/1, is one thousand times the lowest value listed (0.2 pCi/1) . IRADON EISL EQAIZMOW CHART i Estimated number of lung cancAr deaths Exposure levels pC/l WL due to radon exposure Comparable risk is every 1000 people exposed 1 i ' Average outdoor--- I level 0.2 0.001 1-3 -20 chest x-rays per year ' 1 0.005 3-13 l Average indoor---- -lion-ssokar risk level of dying from lung cancer 2 0.01 7-30 i -200 chest x-rays per year 4 0.02 13-50 -5 times non-smoker risk 1 10 . 0.05 30-120 ! 10 times average-- -1 paeSc-a-dsy findoor level . smoker 20 0.1 60-210 -2 pack-a-day smoker i I 40 0.2 120-380 I -20,000 chest x-rays per year 100 0.5 270-630 100 times average- -4 pack-a-day indoor level smoker 200 1 440-770 -More than 60 ` times non-smoker risk i Are there other factors I should consider? Most of the information given in this pamphlet, as well as the recommendations for taking corrective action, are based on the general case. Your individual living patterns could influence your assessment of your risk and your decisions about the need for further action. Your answers to the following questions may help you evaluate your personal risk. • i * Does anyone smoke in your home? Exposure to tobacco smoke significantly increases your overall risk of lung cancer. * Do you have children living at home? Although there are no studies of children exposed to radon to determine whether they are more sensitive than adults, some' scientific studies of other types of radiation exposure indicate that children may be more sensitive. Consequently, children could be more at risk than adults from exposure to radon. * How much time does any family member spend at home? The risk estimates given in this pamphlet assume that 75 percent of a person's time is spent at .home. If you or your family spend more or less time at home , you should take this into consideration. * Does anyone spend significant amounts of time in your basement? Since radon concentrations tend to be greater on the lower levels of a home, a person who spends much time there may face a greater risk than a person who spends most of his/her time on higher floors. * How long will you live in your home? The risk estimates in this booklet are based on the assumption that you will be exposed to the.radon level found in your home for roughly 70 years. As you evaluate your potential risk, therefore, you should consider the total amount of time you expect to live in your home. But remember: other houses you have lived in - or will live in - may have similar radon levels. How can I reduce my risk from radon? Because of the complex nature of radon reduction methods, and be- cause the method used in any given home will depend on details of the construction of that home, advice on specific reduction methods con- stitutes a booklet in itself. Such information has not been included in this booklet for space considerations, and also because it is best to evaluate the need for reducing radon in your home before you decide on the details of how it can best be accomplished. If you choose to measure radon concentrations in your home, and if you decide (based on the infor- mation in this booklet and on the concentrations that you've measured) that you wish to attempt to reduce the radon concentrations in your home , it is suggested that you call the State Department of Health Services, at (415) 540-2134, and request the gFA booklet entitled Radon Reduction Techniques for Detached Houses. That booklet will provide suggestions of reduction methods based on your particular home construction. These methods utilize currently available technology, and vary in sophistica- tion. Their cost varies from approximately $50 up to $2 , 500 , and therefore should not exceed the cost of reroofing your home. RESOURCES Where should I go for further information? Since assessment and control of indoor radon can be a complex problem, you may need further information. If you have specific questions about radon in indoor air that have not been answered by this booklet, you can call the California Department of Health Services (DHS) at (415) 540- 2469, say that you have read this booklet, and that you want further information. If you would like the booklet Removal of Radon from Household Water, call the Public Water Supply Branch of the DHS at (415) 540-2172 . If you would like the EPA booklet entitled Radon Reduction Techniques for Detached Houses, call the DHS at (415) 540-2134, leave your name and address, and ask for the booklet by name. Is there any other published information on radon available? Yes . Following is a list of publications on indoor radon. Of these, the first two are written in non-technical language: ' January 1986 issue of New Shelter magazine (Article - "the Radon Report") . I November 1985 issue of Popular Science Magazine (Article - "Radon: Exclusive") . August 1983 issue of Health Physics. National Council on Radiation Protection and Measurment, (NCRP) Report No. 77, March 1984. i National Council on Radiation Protection and Measurement. (NCRP; Report No. 78, May 1984. GLOSSARY alpha track detector a small device for measuring average radon concentrations in ai over fairly long time periods (usually two months to a year) . I•t i usually the size of a pillbox and has holes on one face. Under th holes is a filter and inside is a piece of the same kind of plasti that is used for making eyeglass lenses. The filter keeps dust ou but lets radon in. As the radon atoms decay, they give off radix tion (alpha particles) that makes tiny tracks in the plastic. Afte a known period of exposure , the detector is sent to a laborator'; where the plastic is removed and treated chemically to enlarge tt.. tracks . It is then analyzed by counting the number of tracks in given area under a microscope. charcoal canister a device for measuring concentrations of radon in air over a period of approximately three days. It is simply a metal canister filled with activated charcoal, usually with a screen or screens to let air in without letting the charcoal out. The radon is absorbed by the charcoal. In the laboratory, the amount of radon absorbed by the charcoal is measured. concentration i the amount of a substance in a given volume of air. In this case i the amount of radon in a liter of air (picocuries per liter) . In general, the higher the concentration of radon, the more radon decay products will be inhaled by someone breathing the air. picocuries per liter (pCi/1) a measure of concentration of radon atoms in air. One picocurie (a i trillionth of a curie) per liter is equivalent to 2.22 radon atoms breaking down to decay products every minute in a liter of air. I I radioactive an atom is said to be radioactive if it is unstable , and changes (decays) to another kind of atom spontaneously. In the process of decaying, it emits radiation (such as alpha particles) . radon I a gas with chemical properties similar to helium (does not form a solid at room temperature or combine chemically with other atoms) , but that is radioactive. radon decay products (also called radon daughters or radon progeny) the atoms that result from the radioactive decay of radon. These atoms are also radioactive, but are solids at room temperature, so ' they can stick to small particles that are present in the air. If these particles are inhaled, the radiation from these decay products can be deposited in the lungs. i risk in this booklet, the additional chance that a person will get lung cancer in his/her lifetime as a result of exposure to cancer-causing agents, such as the decay products of radon. A lifetime is assumed in this case to be 70 years. , total exposure the total amount of a 'substance that a person is exposed to. In the case of radon decay products, the total exposure is determined by ]It I adding up exposures from all environments. Each of these exposures is determined by multiplying the time spend in each environment by the concentration of the substance in that environment. uranium a heavy element found in the earth's crust (rock and soil) that is radioactive, one of whose decay products is radon. i i I i The California Department of Health Services strives to provide accurate, complete, and useful information to the people of the State of California. However, neither the Department nor any other persons contributing to or assisting in the preparation of this booklet - nor any person acting on the behalf of any of these parties - makes any warranty, guarantee, or representation (express or implied) -with respect to the usefulness or ef- fectiveness of any information, method, or process disclosed in this material, or assumes any liability for the use of, or for damages arising from the use of, any information, method, or process disclosed in this material. 16 189 11:59 MO FO WALNUT CREEK P.3 MomsoN &,FOERSTER SAN FRANCISCO ATTORNEYS AT LAW NEW YORK PALO ALTO WASHINGTON, D.C. LOS ANCELES ONE YGNACIO PLAZA,SUITE 450 LONDON ORANGE COUNTY 101 YCNAC 0 VALLEY ROAD HONG KONG DENVER WALNUT CREEK,CA 945963570 TOKYO TELEPHONE (415)946.9910 TELEFACSMLE (415)946-9912 TELEX 34-0154 MRSN FOERS SFO November 16, 1989 R Chairperson Barnes and CE/{i� Members of the Planning NOV I Commission of the City of Dublin 6 19 100 Civic Plaza - �UBU/yP 89 Dublin, California 94568 4%N,7HG Re: PA 89-062 Hansen Hill Ranch Dear Chairperson Barnes and Planning Commissioners: On behalf of the Donald Bren Co. ( "Bren" ) , the owner of the above-referenced property, we would like to make a few comments relating .to your consideration of PA 89--062 (requesting approval of a tentative map, PD prezoning and annexation) concerning Bren's property. During your meeting on November 6, 1989 there was some discussion as to whether you should impose a condition to the approval of PA 89-062 requiring that Bren fund the signalization of the intersection of Silvergate Drive and Dublin Boulevard. The initial study conducted in connection with PA 89-062 (the "Initial Study" ) concluded that Bren's project would contribute to additional traffic burdens on that intersection, and you inquired whether signalization would be necessary to .mitigate these burdens . Bren would respectfully like to register its opposition to such a condition. The traffic analysis, dated September 27 , 1989, on which the Initial Study is based (the "TJKM Study" ) pointed out that Bren's project (together with the Donlan Canyon and West Dublin Hills projects) would generate an increased traffic flow through the Silvergate Drive/Dublin Boulevard intersection. However, the TJKM Study stated that this increase would be mitigated by a redesign of the intersection that would control Silvergate Drive with a stop sign. Neither the TJKM Study nor the Initial Study suggested that a traffic signal would be necessary. In fact, the recently__pertified. Final EIR for the Hansen Hill A T 7, r I. Iilk aim � . s 16 189 12:00 MO FO WALNUT CREEK P'4 MORRISON &FOERSTER Dublin Planning Commission November 16, 1989 Page Two Ranch Project, which analyzed the traffic impacts of a 282-unit project (the density for the project has been reduced to 180 units) , concluded that no improvement to the intersection would be necessary. . Signalization would thus require a substantial increase in expenses on Bren's part without producing any added benefits . In addition to being unnecessary, an off-site traffic signalization condition would appear to be illegal . As you are aware, courts have established that conditions imposed on a development project must bear a reasonable relationship, or "nexus, " to the burdens created by that project. See Nollan v. California Coastal Commission, 483 U.S. 825 ( 1987) , Acgins v. City of Tiburon, 447 U.S. 255 ( 1980) . See also Cal. Gov't Code §§66000-66003 (commonly referred to as AB 1600) . Thus unless traffic signalization would mitigate some burden created by the project that would not adequately be mitigated by a stop sign, the condition would effect an uncompensated taking. You should note that in a recent California case, where a city imposed traffic- related conditions to the development of a project that would not have produced additional traffic, the conditions imposed were held to be illegal. Robert Rohn v. City of Visalia, 89 C.D.O.S. 8012 ( 1989) . There is no data in the public record to support an argument that the required installation of traffic control devices at the intersection -- other than a stop sign -- would have a legal nexus with Bren's project. Based on the TJKM Study, the Initial Study concluded that any increased traffic generated by Bren's project can be mitigated with a stop sign. While a traffic signal would also mitigate the effects of such increased traffic, the cost required to do so would be far greater. The imposition of these additional costs on Bren is i 16 189 12:01 MO FO WALNUT CREEK P.5 MORRISON &FOERSTER Dublin Planning Commission November 16, 1989 Page Three unnecessary, and would be illegal as a condition unrelated to any burden created by Bren's project. Thank you for your consideration of this matter. Very truly yours, R. Clark Morri on RCM:ks cc: Ms . Marti Buxton Mr. Richard Ambrose, City Clerk Elizabeth H. Silver, Esq. , Assistant City Attorney David A. Gold, Esq. D09890 �'r Miry T, � ]` ✓i ., .... .. .. ..._- ... . - .. Rzr RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN A RESOLUTION MAKING FINDINGS PURSUANT TO CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVING MITIGATED NEGATIVE DECLARATION (HANSEN HILL RANCH PROJECT) R e c i t a l s 1. The Donald Bren Company ( "Applicant" ) has made application to the City of Dublin for annexation, PD prezoning and tentative map approval for a residential development consisting of 180 single-family homes on the 147 acre site described in Attachment A-1, attached hereto and incorporated herein ( "subject property" ) with 180 residential lots on approximately 51 acres and approximately 96 acres of open space (the "Project") . 2 . The Project includes subdivision of 180 single-family lots, construction of a road from the subject property to Dublin Boulevard through the Valley Christian Center property and payment of the proposed project' s proportionate share of the costs of (a) widening Dublin Boulevard between Hansen Drive and Silvergate Drive and restriping Dublin Boulevard between Hansen Drive and Donlan Way and (b) redesigning the Dublin Boulevard/Silvergate Drive intersection to make Dublin Boulevard a through route at such intersection and have Silvergate Drive controlled by a "stop" sign. 3 . An Environmental Impact Report (SCH No. 87050527) and Addendum ( "General Plan EIR" ) was previously prepared and certified by the City Council for a general plan amendment entitled the "Hansen Hill Ranch General Plan Amendment" , by Resolution No. 19-89, A RESOLUTION MAKING FINDINGS PURSUANT TO CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND CERTIFYING FINAL ENVIRONMENTAL IMPACT REPORT, WITH STATEMENT OF OVERRIDING . CONSIDERATIONS (GENERAL PLAN AMENDMENT - PA 87-045 HANSEN HILL RANCH) approved on February 27, 1989. Resolution No. 19-89 including the findings made by said Resolution and the Statement of Overriding Considerations included therein, is hereby incorporated herein by this reference and made a part hereof. 4. The Hansen Hill Ranch General Plan Amendment designated the subject property as Low Density Single Family Residential, with a density range of 0. 5 to 3 . 8 DU/acre, and as open space/stream corridor. 5 . Pursuant to Public Resources Code Section 21081. 6, the City adopted Resolution No. 020-89, A RESOLUTION ADOPTING A MITIGATION MONITORING PROGRAM (HANSEN HILL RANCH) , approved on February 27, 1989 to provide for the implementation of a mitigation monitoring program covering the Project. 6. The proposed Project is consistent with the Dublin General Plan, as amended by the Hansen Hill Ranch General Plan Amendment and the Project provides for a residential density significantly below the maximum density permitted by the Hansen Hill Ranch General Plan Amendment or the density analyzed in the General Plan EIR. 7. Pursuant to Public Resources Code Section 21083 . 3 (a) and Section 15183 of the State CEQA Guidelines (Title 14, California Administrative Code) , an initial study dated, Qctober 23 , 1989 (reso2/moh:ga/11-20-89] —— ----- .....-:ATTACH,MrP "T fio4 '120 0 0(0 2- M I`�� f �+ (the "Initial Study" ) was prepared to determine whether there are effects on the environment peculiar to the proposed Project which were not addressed as significant in the General Plan EIR. 8. The Initial Study, based in part on a September 27, 1989 memorandum and traffic study generated by TJKM, the City' s traffic consultant (the "TJKM Report" ) , identified the following effects on the environment as being peculiar to the proposed Project and not addressed as significant in the General Plan EIR: a. Reduction of level of service on Dublin Boulevard east of Silvergate Drive; and b. Significant adverse impacts on operating characteristics of Dublin Boulevard/Silvergate Drive intersection; and C. Visual impacts of grading/filling between the existing knolls in the southwest portion of the site. 9. The Initial Study indicated that the significant environmental effect listed in paragraph 8(a) could be mitigated by widening Dublin Boulevard between Hansen Drive and Silvergate Drive and re-striping Dublin Boulevard between Hansen Drive and Donlan Way; that the significant environmental effected listed in paragraph 8 (b) could be mitigated by redesigning the Dublin Boulevard/Silvergate Drive intersection; and that the significant environmental effect listed in paragraph 8(c) could be mitigated by incorporating certain types of grading restrictions into the Project. 10. The proposed Project has been modified to include provision for (a) payment by the Applicant of its proportionate share of the costs of mitigating the effects described in paragraph 8(a) and (b) above in the manner described in the TJKM Report (collectively the "traffic mitigation measure, and (b) grading restrictions to mitigate the effects described in paragraph 8 (c) above (the "visual impact mitigation measure" ) . 11. Based on the information contained in the General Plan EIR, the TJKM Report, the Initial Study and the Staff Report dated November 6 , 1989 (the "Staff Report" ) all of which are incorporated herein by this reference, a Mitigated Negative Declaration, incorporating the traffic mitigation measures and the visual impact mitigation measures, was prepared for the proposed Project. Notice of Preparation of the Mitigated Negative Declaration was duly given prior to the Planning Commission hearing on November 6, 1989. 12. The Planning Commission held hearings on the proposed Project on November 6, 1989 and November 20, 1989, at which time the Planning Commission took testimony from interested persons regarding the proposed Project. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby resolve as follows: A. The foregoing Recitals are true and correct and are made a part hereof. B. The Planning Commission finds, on the basis of the record before it and the foregoing Recitals, (1) that feasible mitigation measures, including without limitation the traffic mitigation measures and the [reso2/mohga/11-20-89] - 2 - t' visual impact mitigation measures, have been incorporated into the Project to mitigate the significant environmental effects identified in paragraph 8 above; ( 2) that such mitigation measures will eliminate or reduce to a level of insignificance the significant environmental effects identified in paragraph 8; and (3) that uniformly applied development policies or standards will not mitigate the significant environmental effects identified in paragraph 8 above. C. The Planning Commission has reviewed and considered the Mitigated Negative Declaration, together with all comments received during the public comment period and all testimony at the public hearing. The Planning Commission hereby finds and recommends to the City Council that it find that there is no substantial evidence that the Project, as modified to incorporate the traffic mitigation measures and the visual impact mitigation measures, will have a significant effect on the environment and •approves the Mitigated Negative Declaration. PASSED, APPROVED AND ADOPTED this 20th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [reso2/mot.-Fga/11-20-89] 3 - t' z= Code Area Not.72-001 72.009 SSESSOR'S SNAP 941 _ ._. 1 I 0 s�a.,i•.goo•. MAP OF SLJWV.C+ PLOT CF THE 5Z DOUGHERTY RANCH tva+.F DT69x8•JSPQ.i7t 1 ^i r 1 112 \ a,� 112 / NOTICE t THIS MAP MAY OR MAY NYT BE A SU.� -LY CF T:-',E LAND ` :^T TO EE �EUED ;;I F"r". 'o PiCTED HEREON. IT IS I _ _ = u PURPOSE CTUR .'AN i:iEili .�? n; c.l- ;a TO UE ` �0 G_?:ERAL L.C:.T6C'° U 7HE PA.:.,.'EL Of: rr%US CF ;r'E,T_ST �CLOS t FIRST AMERICAN TITLE CUIPA":Y ASSUM7S NnC LI%-B;UTY F;;R I'I .�„ LOSS OR GAMACE RESULT:IIG FROM RLL AN.CE THVIECN. 116 i 2772 ;'. �Akc 117 22 I i i I tIl IC0 la r I, tii• ` xk47 18 ACUMFNI l RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN A RESOLUTION RECONIlMENDING ADOPTION OF A MITIGATION MONITORING PROGRAM FOR NEGATIVE DECLARATION FOR PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, Public Resources Code 21081. 6 requires the City to adopt a reporting or monitoring program for changes in a project or conditions imposed to mitigate or avoid significant environmental effects in order to ensure compliance during project implementation; and WHEREAS, on November 6, 1989 and November 20, 1989, the Planning Commission adopted Resolution No. making findings and recommending the City Council adopt a Mitigated Negative Declaration for PA 89-062 Hansen Hill Ranch. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby recommend the City Council adopt the "PA 89-062 Hansen Hill Ranch Negative Declaration Mitigation Monitoring Matrix" attached hereto as Attachment B-1 as the monitoring program required by Public Resources Code 21081. 6 . PASSED, APPROVED AND ADOPTED this 20th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [reso4/molP:ga/11-20-89] -----------____ __ _-_.. ATTA-- CPiMENT `j✓(�`��-002 /�On �'�ri h� IDrc�5�a i ATTACHMENT B-1 PA 89-062 HANSEN HILL RANCH/BREN CO. MITIGATION MONITORING PROGRAM FOR NEGATIVE DECLARATION The Applicant shall be responsible for any and all costs incurred in monitoring mitigation measures. For detailed information on impacts and mitigation measures refer to the Initial Study and Mitigated Negative Declaration for PA 89-062 Hansen Hill Ranch. RESOURCE IMPACTS MONITORING ACTION VERIFICATION Traffic/ Reduction in Prior to release of Building Dept Transportation level of service occupancy of any units with input on Dublin Blvd. the developer submits from Public east of Silver- contribution of percent Works and gate Drive share for Dublin Blvd. Planning Dept widening and restriping Traffic/ Adverse impact Prior to release of Building Dept Transportation to operating occupancy of any units with input characteristics the developer submits from Public of Dublin Blvd/ contribution of percent Works and Silvergate Drive share of redesign of Planning Dept Dublin Blvd/Silvergate Drive intersection Visual Quality Visual impacts The developer submits Public Works of grading/ final grading plans Department filling between indicating the fill the existing between the two knolls knolls in the will substantially southwest conform to 3 : 1 slopes portion of the site [reso4/moh�' a/11-20-891 2 - RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING APPROVAL AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) PREZONING CONCERNING PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hansen Drive and South of Winding Trails; and WHEREAS, the Planning Commission held public hearings to consider the request on November 6, 1989 and November 20, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Planned Development Prezoning subject to conditions prepared by Staff; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing as herein above set forth; and WHEREAS, pursuant to State law (CEQA) and regulations, a Mitigated Negative Declaration of Environmental Significance has been prepared. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find that: 1. The proposed prezoning, as conditioned, is consistent with the City General Plan and Policies; and 2 . The proposed prezoning will not have a significant environmental impact; and 3 . The prezoning, as conditioned, 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 4 . 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. BE IT FURTHER RESOLVED that the Planning Commission hereby recommends City Council approval of PA 89-062 Hansen Hill Ranch/Bren Co. Prezoning subject to the general provisions listed below: GENERAL PROVISIONS 1 . Intent: - This approval is for Planned Development Prezoning PA 89-062 Hansen Hill Ranch. This PD District is established to provide for and regulate the [reso3/moh:ga/11-20-89] - 1 - t r. �, 1,54S TC 9A� • development of production and custom single-family dwellings. This approval prezones 180 low-density single-family lots on approximately 51 acres and the remaining acreage. Approximately 96 acres are prezoned as open space. Development shall be generally consistent with the following submittals: A. Plans prepared by David L. Gates and Associates consisting of 21 sheets dated received August 9, 1989. Except -Sheets L-5 and L-6 are modified through this approval to prezone Lots 181 through 190 as open space rather than residential as shown on the plans. B. Plans prepared by Shleppey Hesmalhalch Associates, Inc. consisting of preliminary floor plans and elevation plans dated received May 22, 1989 . 2 . Site Development Review: All structures shall be subject to the Site Development Review procedures established in the City of Dublin Zoning Ordinance unless a Site Development Review waiver is approved by the Planning Director and a zoning approval is granted upon the determination that the construction constitutes a minor project and building permit plans are in accord with the intent and objectives of the Site Development Review procedures. 3 . Yards (Setbacks) : The minimum requirement for yards shall be as follows: Depth of Front Yard (Setback) : 20 foot minimum Exception: 1) 10 foot minimum for units with side vehicular entrance garages (see building height exception) and 2) custom homes may deviate from the 20 foot minimum setback subject to approval of Site Development Review finding that either the topographic or vegetative constraints of the site prevent the development from complying with the 30 foot minimum setback. In no event shall the front yard setback for a custom home be less than 5 feet from the garage. Rear Yard (Setback) : 20 foot minimum, 15 foot minimum clear and level zone Exception: 1) see Section 8 . 26 . 6. 1 Alternate Provision of Rear Yard (compensating yards) of the Dublin Zoning Ordinance. 2) 10 foot minimum for shade structures attached to the unit provided the shade structure is not enclosed (enclosed means more than one vertical wall) . 3 ) 10 foot minimum setback for second story decks, however second story decks encroaching within the required. 20 foot setback on lots with their rear property line adjacent to another residential lot(s) shall be subject to Site Development Review approval (Lots 1 through 5, Lots 30 through 39, Lots 52 through 56 , Lots 82 through 92, Lots 120 through 129, Lots 143 through 148, Lots 155, 156 and 167) . [reso3/moh:ga/11-20-89 ] - 2 - 11 \ Side Yard (Setbacks) : 5 foot minimum with 15 foot total aggregate side yard setback required. 5 foot wide minimum clear and level zone each side yard. Exception: 10 foot minimum street side yard of corner lot. General Yard Provisions: 1. Fireplaces, chimneys and air conditioning units shall not encroach within the required clear and level zone. Other encroachments shall be subject to Planning Director review and approval. 2. Roof eaves, pop-outs, bays, architectural projections and columns may project 3 feet into required yards subject to compliance with building code requirements. 3 . A 15 foot minimum separation shall be maintained between all buildings located on adjacent lots. 4. Accessory structures located in required yards shall be subject to the provisions of Section 8-60. 20 through 8-60.32, 8-60.59 of the Dublin Zoning Ordinance. 5. On lots where the minimum rear yard clear and level zone can not be provided due to topography or vegetation constraints, decks of comparable area shall be required subject to Site Development Review approval. 4 . Building Height: 32 foot maximum or two stories at any one point. Building height shall be measured from the finished grade at the perimeter of the building to the top of the structure. Exception: Building height for units with garage 10 foot front yard setbacks, shall not exceed one (1) foot for each one (1) foot the building is setback from the back of sidewalk. However, architectural features and elements may exceed this provision by a 2 foot maximum, and a gable element may exceed this provision by 5 foot maximum. 5. Custom homes site development shall generally conform to the guidelines established in "custom lot design guidelines (Attachment 1) . 6. Parking: minimum 2 covered parking spaces per dwelling unit required. 7 . Building site: Lot size: 5,700 square foot minimum; 7,700 square foot average. 8 . Except as specifically modified by the provisions of this PD (PA 89-062) District, the lots developed in this PD District shall be subject to the regulations of the R-1 District regarding land use and minimum/maximum development criteria. 9. Except as specifically modified by the provisions of this PD District, all applicable and general [reso3/moh:ga/11-20-89] 3 - requirements of the Dublin Zoning Ordinance shall be applied to development within this PD District. 10. The design, location and material of all fencing and retaining walls installed by the developer shall be subject to approval of Site Development Review. 11 . All graded cut and fill slope areas shall be revegetated with native trees, shrubs and grasses subject to review and approval of the Planning Director and Public Works Director. 12. All landscape areas within open space and common areas shall be subject to approval of Site Development Review. 13 . Appropriate vehicular access to open space shall be provided and maintained on a continuous basis, to the satisfaction of the Fire Chief, Public Works Director and Planning Director. 14 . All signs established for identification of this project shall be subject to approval of Site Development Review. 15 . Except as may be specifically provided for within these General Provisions for PA 89-062, development shall comply with City of Dublin Site Development Review Standard Conditions (Attachment 2) . 16 . Except as may be specifically provided for within this PD PA 89-062 development, shall comply with City of Dublin Police Services Standard Residential Building Security Recommendations (Attachment 3 ) . 17. Residential lots 181 through 190 depicted on Sheets L-5 and L-6 prepared by David Gates & Associates are designated open space and are hereby prezoned open space. 18 . Minor deviations from the conditions established in Provision 15 and 16 above may be made through the Site Development Review process. 19 . CC&R' s shall be subject to review and approval of the Planning Director prior to recordation of the Final Subdivision Map. 20. The Open Space/Landscape Management Plan shall be subject to review and approval of the Public Works Director and Planning Director in conjunction with Site Development Review of Landscape Plans. ' 21 . A master trail system plan for the open space area shall be constructed and shall be subject to approval of Site Development Review. 22. Fire buffer zone shall be provided and maintained on a continuous basis to the satisfaction of the Dougherty Regional Fire Authority Fire Chief. 23 . The fire buffer zone shall be subject to Site Development Review approval. [reso3/moh ga/11-20-89] - 4 - 24. Approval of this PD PA 89-062 Hansen Hill Ranch is for two ( 2) years as established in Section 8-31. 2(b) of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 20th day of November, 1989 AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [reso3/moh:ga/11-20-89] - 5 - CUSTOM LOT DESIGN GUIDELINES A. Goal: The goal of this guideline is to establish a design criteria which provides a framework of compatibility -between the production units, custom homes and site characteristics of Hansen Ranch. The following design and site criteria will establish a consistent direction and level of quality while providing reasonable flexibility in expressing the individual character of the custom homes. B. Architecture: 1) Architectural massing should include articulation of wall planes, projections and recesses to provide shadow and depth, multiple forms and masses. Unarticulated- vast expanses of wall surface and "box like" buildings without horizontal or ' vertical wall articulations would be inappropriate. 2) Provide consistency with existing production units by using materials and colors from production palette or those that are compatible. 3) Roof materials may be flat tile, slate, fire rated shingles or shakes acceptable to the City of Dublin. 4) The garage door should appear to be recessed into the walls. Garage .doors should be sectional. 5) The incorporation of balconies and decks into or within the building form is encouraged for both practical and aesthetic value. Balconies should be integrated to break up large wall masses, offset floor setback and add human scale to buildings. Elevated decks should be skirted to grade. C. Building Site: 1) Building siting, height, and scale should respond to the terrain. 2) The building should be split in levels which terrace up or down the slope to keep floor levels close to natural grade. , 3) Down slope or rear elevations with high visibility should be kept low. C Custom Lot Design Guidelines Page Two C. Building Site (Continued) : 4) Pony walls or skirt walls between a floor level and the natural grade below should be a maximum of 10 feet in height. 5) Whenever possible, buildings should be sited to preserve and to avoid disturbance to existing trees of 8 inch or larger in caliper. 6) Buildings should be sited to preserve drainage patterns if possible. 7) Buildings should be designed to minimize bulkiness on hillside terrain. Recesses, overhangs, and the play of light and shadow can further reduce mass and add interest, variety, and human scale to the building facade. 8) Decks should be terraced and should have a maximum 10 feet height between the deck surface and natural grade. Deck must have skirting. D. Landscape Design: 1) Landscaping in front yards should be designed to be similar in appearance, in design and materials, to that in adjacent properties within Hansen Ranch. 2) Vegetation should be used to provide some screening of skirt walls under or behind decks and other downslope walls. 3) Landscape design should feature trees to be preserved. 4) Landscape design, including forms, materials and planting design, should be compatible with the forms and patterns of open space vegetation and that of adjacent properties within and beyond Hansen Ranch. CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. 1. Final building and site development plans shall be reviewed and approved by the Planning Department staff prior to the issuance of a building permit All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. C. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s) . g. That all vents, gutters, downspouts, flashings, etc. , are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j . That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with .at least their__minimum Code requirements. ' � (� ENT 2. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc. , which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. i. That a guarantee from the owners or contractors shall be required guaranteeing all schrubs and ground cover, all trees, and the irrigation system for one year. j . That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection 'or occupancv permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. DUBLIN POLICE SERVICES STANDARD RESIDENTIAL BUILDING SECURITY RECOMMENDATIONS 1. DOORS A. All exterior word dr rs and doors leading from garages into interior dwelling areas of the residence shall be of solid wood construction, no less than 1- 3/4 inches thick. B. Auxiliary leeks are to be added to each door and shall be double cylinder deadbolt lochs when there is a window within forty inches of the locking ,device. Deadbolt locks must have a minimum one inch throw or equivalent burglary resistant lacks where permitted by the fire code. If the cylinder of the lock protrudes from the face of the door, it must be fitted with a cylinder ring guard so it cannot be gripped by pliers or other wrenching devices. C. High security strike plates shall be fittCc to all doors with wooden jambs when an auxiliary deadbolt lock is installed. The strike plate shall have a minimum of two wood screws of 3 inches in length that engage the upright door studs. D. In-swinging doers shall have rabitted jambs or alt=relative means of strengthening. E. Exterior hinges snail have non-removable hinge pins. F. Exterior and interior garage out-swinging doors shall have non-removable, hidden or non-accessible hinge pins. G. Double hung do=ors shall have one of the doors secured with two cane belts of hardened steel . The belts shall engage a metal strike to a depth of not less than 3/6 inch and be a minimum . 1/4 inch diameter. H. Sliding glass doors shall meet the uniform building code for shatter resistance. Sliding glass doers shall be fitted with a locking device, that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The belt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. An auxiliary locking device shall be installed on the door which may be a pin loci; or similar device of not less than 1/4 inch diameter. The pin shall be of hardened material and engage the metal n—ti- .-.f +t... :-- A m TTACH51 RE ==c The primary locking device function may be operable by a keyed or code lock inside and out as permitted by the fire department or building cedes. Double sliding glass doors shall be locked at the meeting rail . Each segment, of or sliding portion of, the door shall be fitted with an auxiliary security lock. I. Entry doors shall A fitted with a minimum 130 degree peephole. 2. WINDOWS A. All accessible dwelling windows shall be secured as follows: sliding glass windows shall be secured on the inside with locking device capable of withstanding prying or wrenching. An auxiliary look shall be installed on each sliding_ window that prevents movement in the sliding track. Windows shall meet the uniform building security code for shatter resistance. R. Louvered windows shall not be used within eight feat of ground level , adjacent structures, or fire escapes. C. Casement type windows shall be secured with a metal to metal locking device contacting bath frames of the window at the meeting edge. Auxiliary locks such as a pin that penetrates bath frame structures shall be installed can casement and double hung windows. D. Windows fitted with a crank type gear opening devices shall be fitted with a positive window lock that engages metal to metal . 3. L I 13HT I N13 A. Dwellings shall be fitted with lighting over all exterior entryways. The minimum standards shall be a 60 watt incandescent light or the equivalent in lumins. B. Street or apartment numbers shall be -illuminated from the interior and contain numerals of not less that 2 1/2 inches. 4. GARAGE AND STORAGE AREAS A. Garage doors shall be secured with a metal to metal locking device that prevents the door from being pulled or pried up from the out side. No electric garage door openers shall be permitted that will automatically activate when the door is forced open. Garage doors fitted with automatic openers shall be permitted with an alternative form of locking device activated from the interior of the garage. Exterior garage doors shall be of solid core construction and fitted with a auxiliary deadbolt lock as prescribed in Section 1. Any windows inside garage doors shall be of non-breakable material , or covered with a security mesh of 1/18 inch material minimum, two inches apart. E. Any exterior storage area attached to a dwelling, apartment or condominium and enclosed by a door small be fitted a deadbolt lock and associated hardware, or a minimum 3/8 inch diameter hardened padlock hasp. RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING TENTATIVE MAP 5766 CONCERNING PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hansen Drive and South of Winding Trails; and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for purpose of sale, lease or financing unless a tentative map is acted upon, and a final map is approved consistent with the Subdivision Map Act and City of Dublin subdivision regulations; and WHEREAS, the Planning Commission held public hearings to consider the request on November 6, 1989 and November 20, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Tentative Map subject to conditions prepared by Staff; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing as herein above set forth; and WHEREAS, pursuant to State law (CEQA) , a Mitigated Negative Declaration of Environmental Significance has been prepared. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find: 1 . Tentative Map 5766, as modified, is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances. 2 . Tentative Map 5766, as modified, is consistent with the City' s General Plan as they apply to the subject property. 3 . Tentative Map 5766 will not result in the creation of significant environmental impacts. 4 . Tentative Map 5766 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. 5 . The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown, provided the geological consultant' s recommendations are followed; and the site is in a good location regarding public services and facilities. [resol/MoY�ga/11-20-89] - ATTA�vll p G rfn �� 6 . The request is appropriate for the subject property in terms of being compatible to existing land uses in the area, will not overburden public services, and will facilitate the provision of housing of a type and cost that is desired, in the City of Dublin. 7 . General site considerations, including unit layout, open space, topography, orientation and the location of future buildings, vehicular access, circulation and parking, setbacks and similar elements have been designated to provide a desirable environment for the development. 8 . This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. BE IT FURTHER RESOLVED that the Planning Commission hereby recommends City Council approval of Tentative Map 5766 - PA 89-062 - subject to the conditions listed below: CONDITIONS OF APPROVAL Unless otherwise specified, the following conditions shall be complied with prior to the recordation of the Final Map. Each item is subject to review and approval by the Planning Department unless otherwise specified. GENERAL PROVISIONS 1. Approval of Tentative Map is subject to the subdivider/developer securing final approval from the Dublin City Council for the Planned Development (PD) Prezoning request covering the subject property. Any modifications to the project design approved by the Planned Development (PD) Prezoning action shall supersede the design on the Tentative Map and shall be considered as an approved modification on the Tentative Map. Site Development Review approval for the project shall be secured prior to the recordation of the Final Map. Site Development Review and Final Map recordation may occur in phases. 2. Comply with the "Typical Public Works Conditions of Approval for Subdivisions" (see Attachment 1) . 3 . The Developer shall comply with applicable Fire Department, Flood Control District, and Public Works requirements. Written statements from each such agency or department approving the plans over which it has Jurisdiction shall be submitted to the Planning Department prior to issuance of building permits on lots of the subdivision or the installation of any improvements related to this project. 4 . Should the developer wish to file a master Tract Map separating or phasing the project, all off-site work shall be guaranteed and constructed as part of the agreement for this tract. In addition, all streets necessary to keep from landlocking any parcel shall be offered for dedication and the construction guaranteed by the Subdivision Agreement. [resol/Moh,rga/I1-20-89] 2 _ COVENANTS, CONDITIONS AND RESTRICTIONS 5. Covenants, Conditions and Restrictions . (CC&R' s) shall be established for this development. The CC&R' s shall be approved by the Planning Director prior to the recordation of the Final Map. 6 . The CC&R' s shall be reviewed and approved by the City to assure that: A. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. B. Payment of dues and assessments shall be both a lien against the assessed land-- and a personal obligation of each property owner. An estimate of these costs shall be provided to each buyer prior to the time of purchase. . C. The Association shall keep the City Planning Department informed of the current name, address and phone number of the Association' s official representative. D. Payment of the water and street lighting bills (maintenance and energy) and maintenance and repair of storm drain lines, are the obligations of the Homeowner' s Association, unless paid for through a Lighting and Landscape Maintenance Assessment District. E. Each buyer is to sign an acknowledgement that he has read the Constitution and Bylaws of the Homeowner's Association and the Conditions, Covenants and Restrictions applying to the development. F. The Homeowner' s Association shall contract with, or be advised (as in -handling maintenance operations) by, a professional management firm. G. The CC&R' s shall include a statement outlining the .obligations of the property owner to be responsible for public liability in- case of injury in connection with public utility easements, and for maintenance of private vehicle access ways and utility trenches in public utility easements. H. The Homeowner's Association shall maintain a list of plant materials acceptable for landscaping subject to review and approval of the Planning Director and Fire Department. GRADING AND DRAINAGE 7 . Landslides and erosive areas as outlined in the Geotechn-ical Investigation Report for Hansen Hill Ranch project by Harlan Miller Tait shall be shown on the Grading and Improvement Plans. Proposed repairs shall be outlined on these same plans. [resol/Molr_ga/11-20-89 ] - - 3 - 8 . Long term maintenance of these landslide repairs and unrepaired landslides in the open space shall be the responsibility of the Homeowner' s Association and incorporated in the CC&R' s. 9 . Prior to approval of grading plans, Applicant shall conform to the recommendations outlined in the Geotechnical Investigation Report for Hansen Hill Ranch project by Harlan Miller Tait as a minimum. Stricter controls, particularly on landslide repairs, retaining structures, subdrains, and surface drainage, may be imposed by the Public Works Director. 10. Prior to issuance of grading permits, the City shall contract for a third party. soil' s engineer to review and recommendation of the Applicant' s submitted Geotechnical Investigation Report as related to landslide repair. The Applicant/Developer shall pay the City the cost of the third party review. 11. A minimum of 6" subdrains shall be installed in all swales that are to be filled. 12 . All concentrated storm drain flow shall be discharged into the established drainage channels, not onto the slopes. 13 . All inlets and outlets of storm drain flow from or into natural drainage channels shall be constructed with rock slope protection to eliminate erosion and undercutting. 14 . A registered civil engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance/ inspection program shall be implemented by the developer/homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. 15 . The Applicant/Developer shall submit for Public Works Director review and approval, a detailed hydrology/hydraulic report for this project. In particular, the report shall include the effects on the creek and the downstream drainage facilities of the ultimate development of the entire watershed that this project is a part of.. The hydraulic capacity of the creek and existing culvert under Silvergate to carry the 100 year design flow at ultimate upstream development should be demonstrated. The report shall address the possible need for creek improvements including, but not limited to, realignment, widening, bank repair/reinforcement, and drop structures. Moreover, the report shall look at the possible need and location for detention basins. These improvements shall be made as part of this subdivision, subject to review and approval of the Public Works Director. 16 . A profile of the creek and cross sections at 200-foot (maximum) intervals and at changes in creek cross sections should be determined by field survey as part of the hydraulic investigation and for verification of the required setbacks. These x-sections shall [resol/Moh- ga/11-20-89] - - 4 - show the 10 and 100 year water service levels. 17. Creek velocities should not exceed 6-7 fps to avoid erosion problems. 18 . A soils report and/or investigation should address the stability of the existing creek banks. Any recommended repairs should be implemented. 19 . Each lot that drains to the street shall be provided with two 3" drains through the curbs and the roof leaders shall be tied into them. 20. No drainage shall be directed over a slope. 21 . Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than . 5%. 22 . All cut and fill slopes shall be contoured to appear natural and blend with the existing natural contours. 23 . The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3 ) for setbacks for structures from top or toes . of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. 24 . A declaration by the soils engineer that he has supervised grading and that such conformance has occurred shall be submitted to the Public Works Director. 25. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines will be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk when future service connections or extensions are made. 26 . Grading shall be completed in compliance with the construction grading plans and recommendations of the project' s soils engineer and/or engineering geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the project' s soils engineer and/or engineering geologist, who shall, upon its completion, submit a declaration to the Public Works Director that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy grading plan requirements shall be arranged with the Public Works Director. 27 . Any grading on adjacent properties will require written approval, of those property owners affected. 28 . Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where [resol/MoW ga/11-20-89] - - 5 - such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for review by the Public Works Director. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement and seismic activity. 29. The developer and/oar his representatives shall submit to the State Department of Fish and Game, for review and approval, final designs of flood and erosion control structures, road crossings, bridges and culverts or any construction activity proposed in conjunction with this project that may affect Martin Canyon Creek in accordance with Sections 1601-03 of the Fish and Game Code. A Streambed Alteration Agreement shall be secured by the developer from the Department of Fish and Game. 30. Prior to commencement of construction activity affecting Martin Canyon Creek, the Applicant/Developer shall submit to the Planning Director proof of compliance with Condition #29. 31 . Grading within the designated open space area in the northwestern portion of the site and in the southeastern portion of the site shall be limited to that grading which is necessary for construction of the roadways traversing the open space, subject to review and approval of the Planning Director and Public Works Director. 32. The cut and fill slope area in the vicinity of the two existing knolls in the southwestern portion of the site shall substantially conform to 3 : 1 slopes and shall be contoured to appear natural and blend with the existing natural slope as viewed on and off site, subject to review and approval of the Public Works Director. 33 . All cut and fill slopes shall be revegetated with native shrubs, trees and -grasses subject to review and approval of the Planning Director and Public Works Director. STREETS 34. No textured paving in public roadways shall be allowed. 35. Sidewalks shall be located on both sides of the public streets, except for the west side of "A" Street between "B" Streets and Lot 119 Streets and the west side of the Valley Christian Center access road between "D" Street and Dublin Boulevard and the south side of "E" Street between "E" Court and Silvergate Drive. 36 . The reverse curves on "A" Street in the vicinity of its intersection with "B" Street shall be straightened out to increase sight distance at this intersection. 37 . Minimum sight distance for public streets shall be as described in the CalTrans Highway Design Manual. 38 . All public streets shall drain into storm drain systems before being discharged into established drainage channels. [resol/Mo)r?-ga/11-20-89 ) - - 6 - 39 . The landscaped median area shown at the Silvergate Drive entrance shall be owned by the City of Dublin, but maintained by the homeowners within this development. This median shall be installed to not less than City of Dublin standards, including moisture barriers and subdrains . 40. The minimum uniform gradient, of streets shall be 1. 0% and 2% on soil drainage. The street surfacing shall be asphalt concrete paving. The Public Works Director shall review the project's soils engineer ' s structure design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director. The subdivider' s soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the. final design of the road bed. 41 . An encroachment permit shall be secured from the Public Works Director for any work done within the public right-of-way where this work is not covered under the improvement plans. 42. Street width standards shall be not less than the Alameda County standards. "A" , "B" , "'D" and "E" streets shall be considered 2-lane collectors. "'C" Street shall be considered a 2-lane minor street, for these purposes. 43 . Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 44 . The Developer shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such -names as are approved by the Planning Director. The subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. OFF-SITE IMPROVEMENTS 45. Prior to release of occupancy, the developer shall be responsible for the construction of an additional right-turn lane and related signal modifications on the west leg of eastbound Dublin Boulevard at the San Ramon Road intersection. This cost shall be split between this development and the development of the Blaylock, Gleason, Fletcher property immediately to the west, on a pro rata basis based on the amount of traffic generated by each development. 46. Prior to approval of the improvement plans and Final Map, the Applicant/Developer shall submit documents satisfactory to the City of Dublin evidencing irrevocable public access on the proposed road across the Valley Christian Center property. Said documents shall be subject to City Attorney review and approval. 47. Prior to release of occupancy of any units, the Applicant/Developer shall be responsible for the project' s proportionate share (23 .7%) of the cost for the widening of the existing Dublin Boulevard roadway, [resol/Mokf-:ga/11-20-89] - _ 7 _ .r approximately 15 feet, all on the south side, between Silvergate Drive and Hansen Drive to accommodate four 12-foot traffic lanes, two five-foot bike lanes, and a five-foot sidewalk, as generally shown on the proposed widening plans prepared by TJKM and dated received August of 1988 and described in the study prepared by TJKM in memo dated September 27, 1989. The costs shall be determined prior to release of occupancy. 48. Prior to release of occupancy of any units, the Applicant/Developer shall be responsible for the project's proportionate share ( 23 .7%) of the cost of the redesign of the existing Dublin Boulevard/ Silvergate Drive intersection to form a "T" intersection with Dublin Boulevard becoming the through road- and Silvergate Drive becoming controlled by a "Stop" sign as generally shown on the plans prepared by TJKM dated received August 1988 and described in the study prepared by TJKM in memo dated September 27, 1989 . The cost shall be determined prior to relase of occupancy. 49 . Developer shall prepare legal descriptions for the application to annex Dublin Boulevard into the City of Dublin between Silvergate Drive and the west end of Dublin Boulevard, and for the State of California to relinquish Dublin Boulevard to the City. UTILITIES 50: Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot or building in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards, or in public streets. 51. Prior to filing of the grading and improvement plans, the developer shall furnish the Public Works Director with a letter from Dublin San Ramon Services District (DSRSD) stating that DSRSD has agreed to furnish water and sewer service to the development. 52. Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals. The system shall be designed as acceptable to DSRSD. 53 . All utilities to and within the project shall be undergrounded. WATER 54. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District, and will be subject to field inspection by the District. 55. Any water well, cathodic protection well, or exploratory boring shown on the map, that is. known to exist, is proposed or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable [resol/Mohr ga/11-20-89] - - 8 - groundwater protection ordinances. Zone 7 should be contacted for additional information. 56 . The Developer/Applicant shall comply with all applicable DSRSD and City of Dublin Public Works requirements , particularly regarding: A. The elevation of the storm drain relative to the sewer lines. _ B. The location of the sewer man-holes. They shall be in parking or street areas accessible by DSRSD` s equipment. C. Dedication of sewer lines. D. Location and design of the water system valves. 57. The Applicant/Developer shall submit plans for all DSRSD facilities within the project to DSRSD for review and approval. 58. The Applicant/Developer shall submit a water system analysis showing pressures and elevations throughout the development, including a' water main linking the Black Reservoir to the development subject to DSRSD review and approval. 59. Prior to issuance of grading permits, the Applicant/ Developer shall submit to the City of Dublin Planning Director proof that Conditions #56 , 57 and 58 have been met. EASEMENTS 60 . Where the Applicant/Developer does not have easements, he shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the property. Original copies of the easements and/or rights-of-entry shall be in written form and shall be furnished to the Public Works Director. 61. Existing and proposed- access and utility easements shall be submitted for review and approval by the Public Works Director prior to the grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. 62 . A 10-foot public utility easement shall be shown on the Final Map along all street frontages, .in addition to all other easements required by the utility companies or governmental agencies. 63 . Where the sidewalk deviates from the curb at the Silvergate Drive entrance, a pedestrian easement shall be dedicated over that sidewalk, subject to review and approval of the Public Works Director. IMPROVEMENT PLANS, AGREEMENTS AND SECURITY 64. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving and utilities, must be constructed in accordance with [resol/Mo?t ga/11-20-89} - 9 - a w approved standards and/or plans subject to approval of the Public Works Director. 65. Prior to filing for building permits, precise plans and specifications for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Public Works Director. 66 . The subdivider shall enter into an Improvement Agreement with the City for all public improvements. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Public Works Director and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction costs, shall be submitted to, and approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. 67. The subdivider shall defend, indemnify, and hold harmless the City of Dublin and -its agents, officers , and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499. 37 of the Government Code of the State of California. The City of Dublin shall promptly notify the subdivider of any claim, action, or proceedings and shall cooperate fully in the defense. 68. Prior to release by the City Council of the performance and labor and materials securities: A. All improvements shall be installed as per the approved Improvement Plans and Specifications. B. All required landscaping along public streets shall be installed and established. C. An as-built landscaping plan for landscaping along public streets prepared by a Landscape Architect, together with a declaration that the landscape installation is in conformance with the approved plans shall be submitted to the Public Works Director. D. The following shall have been submitted to the Public Works Director: i. ,• An as-built grading plan prepared by a registered civil engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and [resol/MoK:'ga/11-20-89] - 10 - t 1 � locations of all surface and subsurface drainage facilities. ii. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. iii. A declaration by the project geologist or soils engineer that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and specifications, and that continuous monitoring was performed by a representative of the soils engineer. iv. A declaration by the project civil engineer or land surveyor that the finished graded building pads are within + 0. 1 feet in elevation of those shown on the grading plan (or to any approved modified grades) . DEDICATIONS 69 . Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. The park land dedication required is approximately 1. 98 acres ( . 011 acres/dwelling units x number of dwelling units) . 70. The offer of dedication of "B" Street shall be separate from the other offers of dedication. 71. The offer of dedication of "C". Street shall be separate from the other offers of dedication. 72 . All street dedications shall include working easements for slopes. OPEN SPACE/COMMON AREAS/LANDSCAPING 73 . Prior to release of building permits, the Applicant/ Developer shall prune out all deadwood in the trees .to be saved and clean up ground of all deadwood and debris to keep this material from getting into the watercourse. This pruning and removal shall be done in the area lying between the creek (property line to the north) and 50 feet uphill (to the south) of the new chain link barrier. The CC&R' s for the project shall establish a program to provide this service at least once a year, occurring prior to October 15th of that year. 74 . All building pad elevations shall be above the 100-year water surface level for Martin Canyon Creek. 75 . All permanent structures shall be set back a minimum of 20 feet from (a) the top of the bank of Martin Canyon Creek or (b) a 2 (horizontal) to a 1 (vertical) projection from the toe of the creek bank to the top of ground (whichever is greater) as required by the Watercourse Protection Ordinance. Maintenance easement shall be recorded over any portion of lots that encroach within this setback area and potential purchasers of the lots shall be made aware that the [resol/Mohr=ga/11-20-89] - 11 - City has the right to remove, and not replace, any improvements that are constructed within the easement area. 76 . All common area landscaping, landscaped medians, and open space shall be maintained by the Homeowner's Association. 77. The Applicant/Developer shall construct an access road along the existing-creek bank. The road shall be approximately located as shown on the Tentative Map. The exact location shall be laid out in the field by the developer and approved by the Public Works Director. The road shall extend from "E" street in the vicinity of Silvergate Drive to the western property line ( lands of Blaylock, Gleason & Fletcher) . If the road and creek are dedicated to the City, then this road shall be 12 feet wide with a 2% cross slope sloping away from the creek toward a concrete B-58 "V" ditch. This 12-foot width shall be constructed with . 5 feet AB and the center 8 feet shall be paved with 0. 17 feet AC. Approximately one foot uphill from the B-58 ditch, the developer shall construct a 4 to 6 foot high black-clad chain link barrier fence. This maintenance road shall have a longitudinal slope of not greater than 20% and shall have a centerline radius of not less than 100 feet. Minimum 12-inch CMP cross-culverts shall be installed under this access road where necessary. The strip of land that lies between the chain link barrier and the northern property line shall be offered to the City of Dublin for public access and maintenance purposes. If the road and creek are to be private, then the road shall be graded a minimum of 8 feet wide with 6 foot wide aggregate base subject to Public Works Director approval. 78 . Maintenance of common areas including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, retaining walls, and landslide repair improvements shall be the responsibility of the developer during construction stages, and until final improvements are accepted by the City, and the performance guarantee required is released; thereafter, maintenance shall be the responsibility of a Homeowner' s Association, which automatically collects maintenance assessments from each owner and makes the assessments a personal obligation of each owner and a lien against the assessed property. 79 . Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. 80 . Prior -to issuance of grading permit visually important trees shall be tagged in the field for protection and preservation and appropriately fenced subject to approval of the Public Works Director. DEBRIS/DUST 81 . Measures shall be taken to contain all trash, construction debris, and materials on-site until [resol/Mo? ga/11-20-89] - 12 - disposal off-site can be arranged. The developer shall be responsible for corrective measures at no expense to the City of Dublin. 82. The developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during the construction period, as determined by the Public Works Director. 83 . Areas undergoing grading and all other construction activities shall be watered or other dust-palliative measures used to prevent dust, as conditions warrant. ARCHAEOLOGY 84. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. FIRE 85 . All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions specified by the Dougherty Regional Fire Authority (DRFA) . All such work will be subject to the joint field inspection of the Public Works Director and DRFA. 86. The developer shall comply with all applicable requirements of DRFA including, but not limited to, those related to the following: A. Fire Trail Access B. Fire Buffer Zone C. Weed Abatement D. Fire Sprinklers in Structures outside the 1-1/2 mile distance from the nearest fire station. E. Street Grades F. Fire Impact Fee G. Fire Hydrants and Roads MISCELLANEOUS 87. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 88. Copies of the project plans, indicating all lots, streets and drainage facilities, shall also be submitted at 1" = 400 ' scale, and 1" = 200 ' scale for City mapping purposes. 89. This property shall be annexed to the Street Lighting Maintenance Assessment District No. 83-1. 90 . All construction traffic may be subject to specific routing as determined by the Public Works Director. Cresol/Moh=.ga/11-20-891 - 13 - 91 . The Developer shall provide unit address information to the satisfaction of DRFA, U.S. Postal Services, and City of Dublin Planning Department. 92 . All construction/grading activity at the site shall be restricted to the hours between 7: 30 a.m. and 5:30 p.m. , Monday through Friday, except as may be approved in advance in writing by the Public Works Director. 93 . In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of these conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 94 . The Applicant/Developer shall work with the Applicant/Developer of the adjacent property Donlan Canyon project site Tentative Map 5962 to provide adequate access and utility connections, to the satisfaction of Public Works Director. 96. The cut and fill pads on the Valley Christian Center site shall be rounded to create a more natural appearance blending with the natural contours of the site subject to approval of the Public Works Director. PASSED, APPROVED AND ADOPTED this 20th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director [resol/Moh=ga/11-20-89] - 14 - • .ti CITY OF DUBLIN 100 Civic Plaza (415) 833-6630 Dublin CA 94568 In order to assist Applicants in the preparation of Subdivision Plans (Tentative Maps and Parcel Maps) , the City of Dublin has prepared the following list of Subdivision Conditions of Approval that have typically been applied to subdivisions. This list should not be considered all-inclusive. This list should be used as a guide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of Subdivision plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR SUBDIVISIONS ARCHAEOLOGY: 1. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. BONDS: 2. Prior to release by the City Council of the performance and labor and materials securities: a. All improvements shall be installed as per the approved Improvement Plans and Specifications. b. All required landscaping shall be installed and established. 3. An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Public Works Director/City Engineer . 4. Grading of the subject property must conform with the approved Grading Plan and the recommendations of the soils engineer to the satisfaction of the Public Works Director/City Engineer. 5. The following shall have been submitted to the Public Works Director/City Engineer rA Twt!�4 4'? or Rev: 5/17/89 _ } IAA ri RT I M a. An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevat-ions, as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. b. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. c. A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 6. Performance, labor, and material securities to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping, shall be provided and approved by the Public Works Director/City Engineer prior to approval of the Final Map. CREEK: 7. Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two- horizontal-to-one-vertical slope begun at the toe of the slope in the Creek (whichever is more restrictive.) DRAINAGE: 8. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being picked up by an approved drainage system. 9. Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. 10. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. 11. Under-sidewalk drains shall be provided to allow on-site drainage to be tied in, should the need arise. DEBRIS: 12. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. Subdivider shall be responsible for corrective measures at no expense to City of Dublin. DUST: 13. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-pallative measures may be used, to prevent dust, as conditions warrant or as directed by the Public Works Official. . 14. Dust control measures, as approved by the Public Works Director/City Engineer shall be followed at all times during grading and construction operations. 2 - Rev: 5/17/89 .i EASEMENTS: 15. The land divider shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the land division. Copies of the easements and/or rights-of-entry shall be in written form and be furnished to the Public Works Director/City Engineer. 16. Existing and proposed access and utility easements shall be submitted for review and approval by the Public Works Director/City Engineer prior to Final Map approval. These easements shall allow for practical vehicular and utility service access for all lots. EROSION: 17. Prior to any grading of the site, and in any case prior to filing a Final Map, a detailed construction grading/erosion control plan (including phasing) ; and a drainage, water quality, and erosion and sedimentation control plan, for the post- construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Public Works Director/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall attempt to insure that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP: 18. Prior to filing the Final Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site) , and erosion and sedimentation control, shall be approved bythe Public Works Director/City Engineer. FIRE: 19. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 20. All materials and workmanship for fire hydrants, gated .connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Public Works Director/City Engineer and Dublin San Ramon Services District. - 21. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. 3 - Rev: 5/17/89 FLOOD CONTROL: 22. Comply with Alameda County Flood Control District requirements. 23. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation be above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. FRONTAGE IMPROVEMENTS: 24. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. FUTURE CONFORMANCE: 25. The design and improvements of the Tract shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design and storm drainage facilities inside and outside the Tract, grading of lots, the boundaries of the Tract, and shall show compliance with City standards for roadways. GRADING: 26. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No cut or fill slopes shall exceed 2:1, unless approved by the project's Soils Engineer and reviewed and approved by the Public Works Director/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation, where visible from public areas, in order to create or maintain a natural appearance. 27. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. 28. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Public Works Director/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Public Works Director/City Engineer. 4 - Rev: 5/17/89 29. If grading is commenced prior to filing the Final Map, a surety or guarantee, as determined suitable by the Public Works Director/City Engineer, shall be filed with the City of Dublin to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 30. Any grading on adjacent properties will require written approval of those property owners affected. 31. Street grades shall be no more than 12% maximum, with 6% grades at intersections, unless otherwise approved by the Public Works Director/City Engineer. 32. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the Public Works Official. 33. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the Public Works Director/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. HANDICAPPED ACCESS: 34. Handicapped ramps and parking shall be provided as required by State of California Title 24. IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 35. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List. " 36. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving, and utilities, must be constructed in accordance with approved standards and/or plans. 37. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 38. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Public Works Director/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 39. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, 'equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subidvision Improvement Agreement. 5 - Rev: 5/17/89 MAINTENANCE OF COMMON AREA: 40. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted) . Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, depending upon how maintenance is to be handled. MISCELLANEOUS: 41. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1"= 400-ft. scale, and 1"— 200-ft. scale for City mapping purposes. 42. The subdivider/developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. NOISE: 43. Construction and grading operations shall be limited to weekdays (Monday through Friday) and the hours from 7:30 a.m. to 5:30 p.m. , except as approved in writing by the Public Works Director/City Engineer. PARKLAND DEDICATION: 44. The subdivider shall dedicate land or pay fees in lieu of park dedication to the City of Dublin as is required by the Subdivision Ordinance. PUBLIC IMPROVEMENTS: 45. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. STREETS: 46. The street surfacing shall be asphalt concrete paving. The Public Works Director/City Engineer shall review the project's Soils Engineer's structural pavement design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director/City Engineer. The Developer' s soils engineer shall determine a.preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. 47. An encroachment permit shall be secured from the Public Works Director/City Engineer for any work done within_the public right-of-way, where this work is not covered under the Subdivision Improvement plans. 6 Rev: 5/17/89 STREET LIGHTS: 48. Install street light standards and luminaries of the design, spacing, and locations, approved by the Public Works Director/City Engineer. STREET SIGNS: 49. The subdivider shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. STREET TREES: 50. Street trees, of at least a 15-gallon size, shall be planted at the minimum ratio of two trees per lot along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks shall be provided with root shields. TITLE: 51. A current title report and copies of the recorded deeds of all parties having any record title interest in the property to be divided and, if necessary, copies of deeds for adjoining properties and easements, thereto, shall be submitted at the time of submission of the Final Subdivision Map for the Public Works Director/City Engineer. UTILITIES: 52. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards. 53. Prior to the filing the Final Map, the subdivider shall furnish the Public Works Director/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 54. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. WATER: 55. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 7 - Rev: 5/17/89 r 56. Any water well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed, or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted (at 443-9300) for additional information. ZONING: 57. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. C 8 - Rev: 5/17/89 Aj .. r 1 ,S �f}a•�!r t,6µ++ ,r , RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THE CITY COUNCIL DIRECT CITY OF DUBLIN STAFF TO MAKE APPLICATION TO THE ALAMEDA COUNTY LOCAL AGENCY FORMATION COMMISSION (LAFCO) FOR APPROXIMATELY 147 ACRES GENERALLY LOCATED WEST OF THE CITY OF DUBLIN INVOLVED IN THE PLANNED DEVELOPMENT (PD) PREZONING REQUEST FILED UNDER PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north' of Hansen Drive and South of Winding Trails; and WHEREAS, the Planning Commission held a noticed public hearing to consider the request on November 6, 1989 and November 20, 1989; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing as herein above set forth; and NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find: 1. The subject property is located within the adopted Sphere of Influence for the City of Dublin. 2 . The proposed annexation will be a logical extension of City of Dublin boundaries. 3 . The City of Dublin can provide high quality and efficient services to the site. 4 . The proposed annexation will be consistent with the Dublin General Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission recommends that the City Council adopt a resolution of application to LAFCO pursuant to Government Code Section 56800 regarding Annexation No. 7 consisting of 147 acres PA 89-062 Hansen Hill Ranch. PASSED, APPROVE AND ADOPTED this 20th day of November, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director [reso5/moh-�ga/11-20-89 ] - - 1 - - F • C.. A rf A C,e ' le H_ ne 0,C) Na- A • PA 89-062 HANSEN HILL RANCH/BREN CO. PLANNED DEVELOPMENT GENERAL PROVISIONS EXCEPTIONS TO R-1 REGULATIONS A. 10 foot front yard setback for garages with entrances facing the side property line rather than the 20 foot standard R-1 front yard setback. B. Building height restrictions for garages with 10 foot front yard setbacks. The PD District would require the height not to exceed one foot in height for each one foot the building is set back from the back of sidewalk. The PD does allow an exception for architectural features and elements and for gable roof elements. The maximum building height permitted in the R-1 District is 25 feet. C. 32 foot maximum building height. The PD establishes that the height measurement is taken at the perimeter of the building from the finished grade to the roof ridge. 25 feet is the maximum building height in the R-1 District and height is taken from an average of the high and low point of the lot. (However, in practice Staff utilizes the building perimeter method for measuring building height) . D. 15 foot minimum clear and level provision for rear yards and 5 foot minimum clear and level for sideyards. The existing R-1 District does not include a requirement for clear and level. However, the requirement for clear and level areas is a standard provision included in most single-family residential Planning Development Districts in the City, either specifically in the PD regulations for the District or in the Site Development Review Conditions of Approval. E. Requirement for decks when clear and level areas can not be provided due to either the topography or vegetation constraints on the site. F. 10 foot rear yard setback for shade structures attached to the unit provided the shade structure is not enclosed. This PD District provision defines "enclosed" as having more than one vertical wall. The Zoning Ordinance currently does not permit structures attached to the main unit to encroach within the required 20 foot rear yard setback unless the property has compensating yards. G. 10 foot minimum rear yard setback for second story decks. Properties with rear lot lines adjacent to another residential lot are subject to Site Development Review approval. The existing R-1 regulations do not allow this type of projection into the rear yard setback unless compensating yards are available on site. The second story deck projection into the typical 20 foot setback area would be of particular concern for back to back or back to side situated lots. The majority of the lots within this PD District will back on to open space and will not be affected by this provision. Approximately 51 lots would require SDR approval for second story decks to encroach a maximum of 10 feet within the required 20 foot rear yard setback area. H. Custom homes may deviate from the required 20 foot minimum front yard setback subject to Site Development Review approval finding that there are topographic or vegetative constraints with the site which would prevent compliance with the minimum setback requirement. In no event would the custom homes be allowed a setback less than 5 feet. The existing R-1 regulations do not allow deviations from the Zoning Ordinance except through the Variance process with specific findings related to special physical circumstances on site. This PD provision recognizes the special needs of the custom home lots due to topography and vegetation preservation. The provision allows flexibility in the application of development standards through consideration of a Site Development Review, avoiding the need for a Variance. I. 'A 15 foot separation between buildings on adjacent lots. The existing R-1 regulations establish minimum setback requirements on individual lots, but does not regulate the distance between buildings on contiguous lots. Under existing R-1 zoning regulations, accessory structures could be constructed back to back on the property line provided all building code requirements were met. This provision would ensure a 15 foot minimum separation. J. Minimum 2 covered parking spaces per unit. The R-1 regulations require 2 parking spaces per dwelling unit, however the Zoning Ordinance does not specify that the spaces must be covered. T Bpi : ! 4 m- E N T �Sq'acz SUMMARY FACT SHEET PA 89-062 Hansen Hill Ranch/Bren Co. GENERAL INFORMATION: 1. APPLICANT/PROPERTY OWNER: Donald Bren Co. Martha Buxton 6601 Owens Drive, Suite 250 Pleasanton, CA 94566 2. LOCATION: West side of Silvergate Drive, north of Hansen Drive, south of Winding Trail Lane 3. ASSESSOR PARCEL NUMBER: 941-110-1-9 & 941-110-2 4. PARCEL SIZE: 147 acres 5. GENERAL PLAN DESIGNATION: Low Density Single-Family (0.5 to 3.8 DU/AC) Open Space/Stream Corridor 6. EXISTING ZONING & LAND USE: Zones: A - Agricultural unincorporated Alameda County Lane Use: Undeveloped grazing land 7. ENVIRONMENTAL REVIEW: The City proposes to adopt a Mitigated Negative Declaration of Environmental Significance which finds with the mitigation measures that this project will not have a significant affect on the environment. 8. NOTIFICATION: Public Notice of the November 27, 1989, hearing was published in a local newspaper, mailed to adjacent property owners, and posted in public buildings. 9. REQUIRED ACTIONS: A. Adoption of Resolution regarding Mitigated Negative Declaration. B. Adoption of Resolution regarding Mitigation Monitoring Program. C. Adoption of Resolution regarding Planned Development Prezoning. D. Adoption of Resolution regarding Tentative Map. E. Adoption of Resolution regarding Annexation. F. Adoption of Ordinance regarding Planned Development Prezoning. ENVIRONMENTAL REVIEW: Initial Study/Mitigated Negative Declaration Required Mitigation 1. Applicant -contributes percent share (23.7%) for improvements to widen Dublin Boulevard between Hansen Drive and Silvergate Drive to four (4) lanes. 2. Applicant contributes percent share (24.2%) for redesign of Dublin Boulevard/Silvergate Drive intersection. 3. Fill area between knolls substantially conform to 3:1 slope with natural appearing contours. ' � S INT r7 PLANNED DEVELOPMENT: 1. Setbacks A. Front yard: 25 ft. 10 ft. for side entrance garages 5 ft. for custom home garages on lots with topographic or vegetative constraints B. Rear yard: 20 ft. 15- ft. minimum clear and level 10 ft. attached enclosed shade structures 10 ft. second story decks subject to SDR approval C. Side yard: 5 ft. 15 ft. aggregate 5 ft. clear and level 10 ft. street side corner lot 2. Heights 32 ft. maximum 1 ft. in height for each 1 ft. of setback for garages with 10 ft. setback 3. Minimum Lot Size 5,700 sq. ft. 4. Average Lot Size 7,700 sq. ft. 5. Master trail system required subject to Site Development Review approval. 6. Fire Buffer Zone required. Tentative Map: 1. Estimate Park In-lieu Fee $327,785 (based upon 180 units, $165,548 estimated value of developable land at time of final map 180 DU x 0.11 x $165,548/AC=estimated park in-lieu fee) Annexation: 1. LAFCO Processing Time 4 to 6 weeks best case situation 2. LAFCO Meeting Schedule 3rd Thursday every other month 3. Next LAFCO Meeting Date December 7, 1989 February 15, 1990 2 -