HomeMy WebLinkAbout7.2 Dublin Green H & H Rezone AGENDA STATEMENT
MEETING DATE: November 14 , 1983
SUBJECT: PA 83-004 H & H Development Company
(formerly Dublin Green) Planned
Development rezoning for 193-unit
condominium complex, north of the
extension of Donlon Way
EXHIBITS ATTACHED : Pre-Hearing Staff Analysis
RECOMMENDATION: 1 . Hear Staff presentation
2 . Open public hearing
3 . Hear applicant and public
presentations
4 . Close public hearing
5 . Adopt Resolution regarding
Mitigated Negative Declaration
6 . Adopt Resolution. regarding Planned
Development Rezoning
7 . Waive reading and introduce
ordinance amending Zoning
Ordinance
FINANCIAL STATEMENT: None
DESCRIPTION: I . BACKGROUND
Calmet, Inc . , initially applied for, received approval
for, and appealed an application for a 145-unit condominium
project . Nearby residents also appealed the approval . The
City Council then granted the applicant ' s request to
temporarily suspend the appeal to allow consideration of an
application, prepared by H & H Development Company (formerly
Dublin Green) .
While the application was being processed, the City
Council determined that the San Ramon Road Specific Plan was
to be prepared. Processing of the application was held in
abeyance pending completion of the Specific Plan. The
Specific Plan for the subject area was adopted on July 25,
1983 .
The application was for a Planned Development rezoning
to allow a 269-unit apartment complex. The Planning
Commission recommended that the City Council approve the
apartment proposal on September 6 , 1983 . On September 26 ,
1983 , the City Council held a public hearing on the
application and determined that the project should be
revised to meet local resident concerns , including reducing
the density of the project .
Subsequent to the September 26th City Council meeting,
the project has been revised to currently contain only 193
units . These units have also been changed from apartments
to condominiums .
------------------------------------------=--------------7---------
ITEM NO. COPIES TO: Calmet, Inc .
Morgan Howell
Previous appellants
II . ISSUES
1 . Land Use and Density - The San Ramon . Road Specific Plan
designates the land use on the subject site as multifamily
residential, at 12 to 21 dwelling units per acre . The Staff
has reviewed the proposal as consisting of two .development
zones . Zone A is the area closest to the Ponderosa Village
single family development . Zone B is closest to the area
designated for commercial use .
Staff reviewed the density in terms of : 1) units/acre;
2 ) bedrooms/acre ; and, 3 ) people/acre . Staff finds that the
proposed 16 . 2 units/acre acceptable for Zone B. Zone A now
has 11 . 5 u/a. Staff finds that a lower density is quite
appropriate for Zone A. The units in Zone A will be mostly
single story, and act as a transition and visual buffer
between the single family units and the higher-density Zone
B development . Overall, the project proposes a density of
14 . 4 dwelling units per acre .
Staff finds that the reduction in units, that changing
the project to a condominium development, and other design
changes, makes the project consistent with the City
Council ' s directions .
2 . Traffic and Circulation - As part of the proposal, the
applicant has agreed:
1 ) to provide up to 100% of the cost of a signal at
Donlon Way and Dublin Blvd. ;
2 ) to improve the left turn capacity for northbound .
traffic on San Ramon Road at Dublin Blvd. ;
3 ) to partially provide for the extension of Amador
Valley Blvd. to the project site; and,
4 ) to help pay for signal improvements at Amador
Valley Blvd. and San Ramon Road.
These improvements will give the project good
circulation and will help the circulation of future
developments in the commercial area.
3 . Design - The preliminary site plan, architecture,
landscape architecture, and grading are attractive and
compatible with the adjacent areas . The final design
details will be checked through the Site Development Review
process to assure consistency with the preliminary plans .
III . RECOMMENDATION
PLANNING COMMISSION MEETING
On November 7 , 1983 , the Planning Commission held a public
hearing on the application . The Planning Commission
commented on the circuitous route that future site residents
would have to Dublin Blvd. The circulation layout was
intended to minimize traffic on Donlon Way and discourage
on-site speeding .
At the Planning Commission meeting, several residents of the
Ponderosa Village Homeowners ' Association stated that the
applicants have met the residents ' needs . The residents
voiced the following minor concerns :
1 ) Felt that a traffic signal at Dublin Blvd. and
Donlon Way was not necessary.
2 ) Requested high fencing at the end of Donlon Way to
block headlight glare into an adjacent dwelling
unit .
3 ) Discussed the process to request removal of the
barrier at the end of Shadow Drive, at Ponderosa' s
expense, and to landscape the area, at H & H
Development Co. ' s expense.
The Planning Commission recommended approval of the
application .
STAFF RECOMMENDATION
Staff recommends that the City Council take the following
actions :
1 . Adopt the Mitigated Negative Declaration.
2 . Approve the Planned Development rezoning subject to the
Conditions of Approval .
3 . Amend the Zoning Ordinance.
CITY OF DUBLIN
MEMORANDUM
PRE-HEARING STAFF ANALYSIS
Meeting Date : November 14 , 1983
TO: City Council
FROM: Planning Staff
SUBJECT: PA 83-004 H & H Development Co. (formerly
Dublin Green) Planned Development Rezoning to
permit the construction of a 193-unit
condominium development on 13 .4 acres,
northwest of Dublin Blvd. and San Ramon Rd.
(APN 941-040-008 ; 941-005-02 ; 941-002-15; and
941-113-118)
GENERAL INFORMATION
PROJECT: H & H Development Company, with Calmet, Inc. , has
applied for a Planned Development (PD) rezoning to
permit the construction of 193 condominium units,
to be located in 24 one-, and two-story buildings,
with related recreation, parking, and open space
facilities . The property is currently zoned R-S-
D-35 (Residential Combining District) .
APPLICANT: Calmet, Inc .
403 Balra Drive
El Cerrito CA 94530
REPRESENTATIVE: Morgan Howell
H & H Development Company
1625 B Street
Hayward Ca 94541
ASSESSOR PARCEL NUMBER: 941-113-118 ; 941-040-08 ; 941-05-02 ; and
941-02-15
LOCATION: Northwesterly of Dublin Blvd. and San Ramon Rd. ,
north of The Springs Apartments, and east of
Ponderosa Village .
PARCEL SIZE : 13 . 4 acres
PROPERTY OWNER: Calmet, Inc .
EXISTING ZONING: R-S-D-35 (Residential Combining District)
EXISTING LAND USE: Vacant, with two small houses and a dormant
orchard
SURROUNDING ZONING AND LAND USE :
North - Martin Canyon Creek
East - Commercial - Vacant and Iceland
South - R-S-D-20 - Springs Apartments ( 176 units )
West - Residential Planned Development (PD for 95
units )
SITE/ZONING HISTORY: The site of the proposed condominium
development was designated. for low to medium density
residential development ( 8 to 17 units per acre ) by an
Alameda County General Plan Amendment, on January 4 , 1979 .
The site was then zoned to its present R-S-D-35 designation
by Zoning Units 1385 and 1399 , on April 5, 1979 , and July 5,
1979 .
In August , 1979 , Tract Map 4347 and Site Development Review
5-736 , for a 145-unit condominium complex, were approved by
Alameda County . The approval of the tentative map expired
in February, 1982 .
On May 24 , 1982 ,Tract Map 5047 , and Site Development Review
5-736 , regarding the construction of 145 residential
condominiums , were approved by Alameda County, but the
approvals were appealed to the Dublin City Council .
On July 12 , 1982 , the City Council considered the appeal and
continued the matter in order to try and resolve related
issues . On February 28, 1983 , the City Council granted the
applicant ' s request to temporarily suspend the appeal to
allow consideration of the present application.
On September 24 , 1983 , the City Council reviewed a Planned
Development rezoning application, which then requested
approval of 269 apartment units . After holding the public
hearing, the City Council asked that the Planning Commission
reconsider the application, and that the project be revised
to have a lower density and better respond to neighboring
resident concerns .
APPLICABLE REGULATIONS :
The following sections of the Zoning Ordinance relate .
specifically to this application :
8-31 . 0 PLANNED DEVELOPMENT DISTRICTS : INTENT. Planned
Development Districts , hereinafter designated as PD
Districts , are established to encourage the arrangement of a
compatible variety of uses on suitable lands in such a
manner that the resulting development will :
a) Be in accord with the Policies of the General
Plan;
b ) Provide efficient use of the land that includes
preservation of significant open areas and natural
and topographic landscape features with minimum
alteration of natural land forms ;
c ) Provide an environment that will encourage the use
of common open areas for neighborhood or community
activities and other amenities ;
d) Be compatible with and enhance the development of
the general area;
e ) Create an attractive, efficient and safe
environment .
8-31 . 2 CHANGE IN ZONING DISTRICT REQUIRED. . The provisions
of this Article shall become applicable to any given
development only upon change in Zoning District to a Planned
Development District, in accordance with the provision of
Article 8 (Procedures ) of this Chapter, with the following
exceptions to the provisions of said Article 8 :
a ) The determination that the proposal will benefit
the public necessity, convenience and general
welfare be based, in part, on the conformance of
the proposal with provisions of this Article .
b ) Any change in zoning district accomplished in
accordance with this Article is subject to revie,:r
by the Planning Commission at the expiration of
two ( 2 ) years from the effective date of said
change , if during the two ( 2 ) year period
construction, in accordance with the approved plan
is not commenced, or if the approved staging plan
has not been followed. At the conclusion of the
re view. :,by .the Planning Commission, the Planning
Commission 1may recommend to the City Council that
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the lands affected by the Planned Development
District be rezoned from the Planned Development
District . Said hearings by the Planning
Commission and the City Council shall be in
accordance with the provisions of this Chapter .
c ) A Planned Development District shall be
established by the adoption of an Ordinance by the
City Council reclassifying the described property
to a Planned Development District and adopting by
reference , a Land Use and Development Plan, the
provisions of which shall constitute the
regulations for -the use , improvement and
maintenance of the property within the boundaries
of the plan .
8-31 . 15 COMMON AREAS - PROVISION, OWNERSHIP AND
MAINTENANCE . Maintenance of all lands included within the
plan not utilized for building sites , State and County
Roads , and public uses , shall be assured by recorded land
agreements , covenants , proprietary control, or other stated
devices which attain this objective . The proposed method of
assuring the maintenance of such lands shall be included as
part of the Land Use and Development Plan.
8-95 . 0 SITE DEVELOPMENT REVIEW. Site Development Review is
intended to promote orderly, attractive, and harmonious
development; recognize environmental limitations on
development; stabilize land values and investments ; and
promote the general welfare. by preventing establishment of
uses , or erection of structures, having qualities which
would not meet the specific intent clauses or performance
standards of this Chapter, or which are not properly related
to their sites , surroundings , traffic circulation, or their
environmental setting . Where the use proposed, and the
adjacent land uses , environmental significance or
limitations , topography, or traffic circulation is found to
so require, the Planning Director may establish more
stringent regulations than those otherwise specified for the
District .
8-95-1 . SITE DEVELOPMENT REVIEW: PROCEDURE. The Planning
Director or his designated representative shall receive and
decide applications for Site Development Review. No public
hearing is required, except in the case of a concurrent
application for a Variance , or in the case of a Conditional
Use .
SAN RAMON ROAD SPECIFIC PLAN
Page 5 , Area 2 (Properties on Western Edge of the Specific Plan)
This area is well suited for either multifamily townhouse
condominimums , rental residential uses , or professional offices .
Given access to Amador Valley Blvd. (extended) and Donlon Way,
these properties can be developed in a fashion that will serve as
a transition from the single family residential areas , to the
west, and more intensive retail commercial uses, along San Ramon
Road. No retail commercial uses are proposed for this area.
Permitted Uses
Multifamily residential uses such as rental housing, and/or
condominium uses , with a density of 12 - 21 units per gross acre .
The precise density shall be determined by the number of bedrooms
per unit proposed and other site planning considerations .
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Attachments : Location Map
Exhibit A - Development Plans
Exhibit B - Mitigated Negative Declaration w/
Environmental Assessment Form
Exhibit C - Resolution approving Mitigated Negative
Declaration
Exhibit D - Resolution Approving Planned
Development Rezoning, with Findings and
General Provisions
Exhibit E - Ordinance amending Zoning Ordinance
Background Attachments :
a) Applicant ' s Justification and
Description of Project
b) Letter from City Manager to Planning
Commission
c ) ACFC letter dtd 3/7/83
d) DSRSD Fire Dept . letter dtd 10/27/83
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_ - ._------�' _ .. ):•,.`II l 11 x`14 1,'• �r ` �• ;.1 /•,i:,.,1'1 ;1:`;:^; r PLANNIN ( L
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1
ENVIRONMENTAL REVIEW: A Mitigated Negative Declaration (MND)
was prepared on this project . A copy of the MND is attached to
this report .
NOTIFICATION: Public Hearing notices have been published in the
Tri-Valley Herald, mailed to adjacent property owners and posted
in public buildings .
ANALYSIS :
After a public hearing on September 26, 1983 , the City Council
determined that the initial Dublin Green application did not
adequately address the concerns of neighboring residents, and
that the number of units in the project was too high. The
applicants have subsequently met, on two occasions, with
representatives of nearby homeowner groups (e .g. Ponderosa and
Silvergate) , and the plans have been changed in response to the
residents ' wishes . In general, the major changes are:
1 . The number of units reduced from 269 to 193 .
2 . The project changed from an apartment complex .to a
condominium development, comprised of both 3-bedroom
townhouses and 2-bedroom stacked-flat-type units .
3 . 1 The units adjacent to the .Ponderosa development changed from
predominantly 2-story units to almost all 1-story units .
4 . The roofing material changed from composition shingle to
concrete tile .
5 . Buildings relocated to save several existing trees .
6 . The internal circulation system revised to reduce the
expected use of Donlon Way.
Because this is now a condominium project, the developer will be
required to file a future Tentative Map for City approval and go
through the City ' s Site Development Review process .
The project now responds quite favorably to the past concerns of
Staff, neighboring residents , the Planning Commission, and the
City Council . As the previous Pre-hearing Staff Analysis stated,
the plan has mitigated the environmental impact, meets the
requirements of the San Ramon Road Specific Plan, and is designed
to create an attractive and efficient residential environment
compatible with adjacent commercial and residential developments .
LAND USE CONSIDERATIONS
A revised land use/design comparison follows which compares the
new proposal with the previous proposal, existing zoning and two -
other Dublin projects .
-5-
CHART I
Land Use/Design Comparison
New Former Existing Springs Greenwood
H & H Dublin Zoning Apts . Apartment
Devel . Green
Zoning PD PD R-S-D-35 R-S-D-20 R-S-D-20
Units/Acre 14 . 4 20 12 .4 22 21
Number/units 193 269 167 176 60
Parking &
Street
Coverage % 27 34 27 30 35
Landscape/Open
Space % 53 47 55-63 46 29
Bldg . lot
Coverage 20 19 9-18 24 26
As Chart 1 shows , the proposed project is quite similar, from a
site coverge standpoint, to that which would reasonably occur,
were a project to be built under the previous R-S-D-35 zoning .
Using the Zone A and Zone B concept, Zone A, with 11.5 u/a would
be less dense and have more open space, etc . , than the R-S-D-35
zoning, and therefore, it would create a development that is even
more compatible with the adjacent Ponderosa Village than could be
built under the previous zoning .
DESIGN CONSIDE?ATION
The H & H Development ( formerly Dublin Green) is designed to be
an attractive condominium complex, with small building clusters ,
a variety in the building form and height, and numerous landscape
areas . Two major recreation centers , with swimming pools and
play areas , are provided as well as a large, 100 'x 130 ' , open
lawn area . A pedestrian pathway system will allow people to
traverse the entire site, including that portion adjacent to
Martin Canyon Creek .
1 . Site Plan - The Site is divided into sub-areas that contain
from one to 14 units in each building and .with from one to
seven buildings in each sub-area in a cluster. A basically
circular loop roadway has been designed, with the residents '
and visitor parking stalls and carports off if it. There
are three ways to drive to and from the site : 1) Donlon
Way will connect to the southern boundary; 2 ) Amador Valley
Blvd. will provide a major street connection along the
eastern boundary; and, 3 ) a third roadway will run between
the Springs Apartments and Iceland, providing access to the
southeastern portion of the site . A revision to the site
plan restricts access to Donlon Wav such that it will no
longer act as a major access point to the project .
The buildings have been sited so that a significant variety
of building forms and views of the buildings is created.
This will provide for visual interest and create individual
identity to the various sub-areas of the complex. Both
small and large landscaped open spaces have been designed
into the project for active and passive recreational. use . A
minimum twenty-foot landscaped buffer is provided along the
westerly property line .-
2 . Architecture. - The •.buildings will .be either one-, two-, or
one-and-two-stories .hi_'gh; wJth .pitched shed roofs,
balconies , ,d'ecs';' :arid .:chimnies that provide for a variety of
-6-
compatible forms . The buildings are designed with a mix of
units, and the number of units per building varies . This
creates buildings that look distinct, rather than the same
and repetitive . The exterior building materials are stucco
and •wood, with the wood being used primarily around the
entry courts . A previous design showed the buildings to be
sided primarily in wood.
3 . Landscape Architecture - The landscape plan shows a tree
screen comprised of evergreen trees along the western
property line and the retention of several existing mature
fruit trees . A mix of deciduous and evergreen trees are
proposed throughout the remainder of the project. The
typical building landscape plan shows that ground cover,
shurbs, and trees will be used around the buildings .
Detailed plans will be needed at the time of Site
Development Review in order to make sure that the
landscaping provides for solar control and is of sufficient
size, variety, and amount to create an effective and
attractive landscaped effect .
4 . Grading - The site slopes gently toward the south and
southeast. Very little grading will take place. . The major
concern is how water could be carried across the site,
should Martin Canyon Creek overflow its bank. The bank is
higher on the south side than the north side, therefore,
overflow would reasonably be limited. However, the grading
plan and improvement plans are being required to be designed
to be sure that building pads are above any anticipated
flood level, and that the water can effectively be picked up
by on- and off-site storm drains .
CONCLUSION:
The H & H Development proposal is consistent with the direction
provided the applicants by the City Council, and, apparently, it
is consistent with the desires of neighboring residents .
Significant changes have been made to the project which clearly
improve its traffic impacts , visual impacts, density, and land
use characteristics .
The H & H Development proposal warrants approval by the City
Council . Staff ' s recommended conditions of approval respond to
the changes in the proposal , particularily, the change to
condominiums . The recommended conditions are contained in
Exhibit D .
CITY COUNCIL ACTION REQUIRED :
The City Council needs to take two actions related to the H & H
Development proposal :
1 . Take action on the Mitigated Negative Declaration.
2 . Take action on the Planned Development rezoning request
consistent with Section 8-31 . 0 of the Zoning Ordinance.
PRE-HEARING RECOMMENDATION
It is recommended that the City Council : 1') adopt the Mitigated
Negative Declaration; and, 2 ) approve the Planned Development
Rezoning, as described in the attached "Exhibit A" , dated
10/13/83 , subject to the conditions listed in "Exhibit C and D" ,
and make the findings contained therein.
The conditions have been developed to assure the City that the
project will be built as proposed, that the City ' s financial
position will be protected, that environmental impacts will be
insignificant, and that the project will be beneficial to the
City as a whole . Each condition has been recommended for a
specific reason . At the City Council meeting, Staff will explain
any Condition on which .the City .Council wishes clarification.
-7-
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VICINITY MAP
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DENSITY TOTAL ELKS%xl 1'a—AC
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r
CITY OF DUBLIN
P.O. Box 2340
Dublin, CA 94565 (415) 829-4600
MITIGATED NEGATIVE DECLARATION FOR: PA 83-004 H & H Development
Company (formerly Dublin Green) for a 19:3-
unit condominium complex Planned Development
Rezoning
(Pursuant to Public Resources Code Section 21000, et seq. )
LOCATION: The 13 .4-acre site is located north of the Springs
Apartments, and West of the Iceland skating rink,
which are on the northwest quadrant of San Ramon Road
and Dublin Blvd. (APN 941-40-2-5 ; 941-40-5-2 ; and
941-40-8)
APPLICANT: Calmet, Inc .
403 Balra Dr .
El Cerrito CA 94530
REPRESENTATIVE: Morgan Howell
H & H Development Co.
1625 B Street
Hayward CA 94541
OWNER: Calmet, Inc .
DESCRIPTION: Request to rezone 13 .4 acres from R-S-D-35
(Multifamily Residential - 12 units/acre) to PD (Planned
Development - 14 . 8 units/acre) - This will permit the
construction of 193 condominium units , plus parking for 474
cars , two recreation/pool facilities , and large turfed open
space .
FINDINGS : The project, as now proposed, will not have a
significant effect on the environment.
INITIAL STUDY: The Initial Study is attached with a brief
discussion of the following environmental components :
Each component has been mitigated by revisions to the
initial project, or through a binding committment by
the applicant, as outlined in the section below,
entitled: Mitigation Measures _
A. Water Supply
B. Soils
C . Energy
D . Neighborhood Security
E . Traffic
F . Flooding
EXHIBIT B
MITIGATION MEASURES :
A. Water Supply - A water supply system will be connected
to existing Dublin San Ramon Service District Facilities
such that adequate water supply/pressure will be available
for domestic water and fire flow needs .
B. Soils - The Soils Investigation for the subject
property prepared by Terrasearch, Inc . (June, 1979)
indicates that there are no significant soil/geologic
problems that will adversely affect the project.
C. Energy Conservation - The project will be designed to
meet Alameda County and State energy conservation
requirements . .Additionally, landscaping will be designed to
improve the energy efficiency of the residential buildings,
recreation facilities, and laundry facilities .
D . Neighborhood Security - A six-foot solid fence,
lighting, landscaping, and building setbacks have been
designed to provide an adquate barrier and buffer between
adjoining single family residential units and the subject
property, thereby reducing the potential -for burglaries and
the like .
E. Traffic - Traffic light, and street design improvements
will be installed on Donlon Road and Dublin Blvd. , at Dublin
Blvd. and San Ramon Road, and Amador Valley Blvd. and San
Ramon Road. Amador Valley Blvd. will also be extended to
the subject property. These improvements will mitigate the
traffic impacts of this project.
F . Flooding - The applicant will improve Martin Canyon
Creek to the satisfaction of the Alameda County Flood
Control and the City Engineer to assure that this project
will not adversely affect the flooding of the Creek.
Additionally, on-site improvements and grading will protect
the project residents should the Creek overflow its banks .
PREPARATION: This Negative Declaration was prepared by the City
of Dublin Planning Staff, ( 415) 829-4916 .
SIGNATURE:
I "Director DATE: -October 27, 1983
Lauren TTong,Planni
_ _-.•?�_'+-:'�:;. �-T-.'Yt;_-:r-:.±...w•.ari�.....�.._; --�r t':.�-i..,.:!;.`•'�r;..t,,.'_ -......' -�.�;a ��.•P/ca.�w.........-'c++ ��_-cam_...._..-....__L'.J
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DUBLIN GREEN
PRELIMINARY PA No.83-004
CITY OF bu6Lli�l ` •
' PD REZONING
�fi� '�� = ?� 11M
(Pursuant to Public Resources Code Section 21000 et sec.)
Based on the project information submitted in Section 1 General Data, the Planning Staff
will use Section 3, Initial Study, to determine whether a Negative Declaration or an
Environmental Impact Report is required.
SECTION 3- INITIAL STUDY - - - to be completed by the PLA14NING STAFF
Name of Project or Applicant: DUBLIN GREEN
A'.•. ENVIRONMENTAL SETTING - Description of project site before the project, including
information on: topography; soil stability; plants and animals; historical, culturol, and
scenic aspects; existing structures; and use of structures The s�to is bass cal-ly flat,
contains several mature fruit -trees is adjacent to. Martin Canvon
Creek on the north; The Springs Apts . , on the south; single- family
homes on the west; and commercial property on the east. `
Description of surrounding properties, including information on: plants and animals;
historical, cultural, and scenic aspects; type and intensity of land use; and scale or
development. Martin Canvon Creek contains numerous mature trees and
provides a good wildlife habitat, though it recently flooded. T:-Ie
property will be visible from adjacent development, but not from public
roads/areas Adjacent land uses are varied and all "back" to this
development
B. ENVIRONi�,1EN TAL IMPACTS - Fcctucl explanations cf all answers except "no" are re- .
quii-ed oil cttacned sheets.
a S SC,a= Gi LNTP T
MIL Z'=
LIN
NQ
- - - • . - • . - - - . - 1� 1 . to
1 1 � 1 �
o ! Io 1
1.0 WATER
1.1 }Hydrologic Balonea Will construction of the Proice,. oircr the hydro- X 1 t 1
r
' logic 6olonce?
1.2 Ground Wotcr Will the Proicct offcct the quality or t)uantiry of 1 1
ground water w?Plics?
1.S Depth to\Tatar Toblo Will the rote of—ter v;thdra of change fhe depth X
or grodicnt of th: ..ntcr 1obic7
1.4 Drainage and c,onncl Form Will construction impede the noturol droinoga pottcrn X 1 1 1
or cause ollcration of Stream ehonncl farm?
1.5 Scdim<ntction \'/;It construclion in on arco result in mojor.sediment X 1 1
Influx into oJi.ccnt .ofcr 60aic17
t
1.6 Will there b. ri,k of toss of life or proPufy due 1 X
to flcolir.a7
A-S
mT•r` fl�as.� - _ _.'-_ 'n _ -• _ --•-=°'.a�1'•aic''4:;t iir'J".•y�-...'r"ia..a:,•J•.:-, v.._........-.y r,..Z •
- - ,.�- •�''Y-- - �]�• -iwVi - `�...�.. -.• - �Ki.i :i��'i{-�r+J.•! e,�..61.r:: '?.��-�`��i'�11\/,i:(�'hw-r�':�..:t'✓,'-w�rtn.TY.'•vl.�f
-^` L :1. ..-.L�'.::.'��r�a`•,V-iJ�.L-El r�l ��.\' �yy.itaKK•t1 �.�
='�~ SCA=- OF DI-PACT
yy NO QUALI=ED XES Ut1n1�C��1'
_ T.0 -
•
o f 10
1.7 Wotcr QwNly Does drinking --ter sup?ly fail to mc.1 'late ocd X I I 1
(cdcrol standard'?
Will scv-a0.bo ;noje'1•,otcly c=comme�=tad and X 1 1 1
ircotcd? I
Will receiving waters fnil to rr:cet to=nl, stc'e and X I 1 1
• (cdcrol standards? - '
1Yi11 ground water uffcr Canrom"'tian by s•'rfu_e 1
1eepo3 intrusion of'alt or polluted voter from X I I 1
adjoccnf.ester bodies or From another rru+t�r.rnatcd 1 1 1
1 I
. oo•'if cr? - -- I I 1 -
2.0 AIR 1 I t
2.1 A Pollution • Will there be generotion and disper3iar.of p711utonts 1 • I
_- by preieet related oetis•itics or in(':o:r ir, to t::e I I I X
project which v,ill cr=eed mate e. a': I I 1
quality standards? 1 1
2.2 Will Alteration Will struefwc oad termin•impedc p:e�zilirc win-1 I I I
flow coming channeling ol.:;ng certe'r.comi2 3-s'3f X
eSorvction of wind movements? I I 1
0.0 EARTH X 1
' -
-1 Slope Sr_Sifity Are there potential daa3cn related rrs:!.r- failures?
7.2 paundotion Supoort Will there be risk to life or prooer:y x-a:t:e of
excessive deformation of me:eriois? I I I I
3.3 Cansolidc:ion Will there be risk to life ar prcper'7^e=crrc er? X s
czccssi•re consaiidohon of foundot nr rntr-inls I I 1 1 X -
3.< SuSsid=nee Is there rs3k of major ground suS'idr:n:s ns:ncietcd t
with the project?
J.5 Scisr is Ac ivity Is there risk of da age or loss res.rltino F:r- cc .. X { I t
cuo`_e acti•,iry? I I I
3.d Liquefcctirn �'fiil tic pr ca•Jsc o:be r z'cscj ^tiSv=`==lion f 1 f X
of saris!n slues or unorr founoe:'as? 1 I I
3.7 Erodioility Will there be s•:bstcntial loss of srsi:d-=[o cr `x I 1
':ruction proeicrs? I 1 1
7.8 Pemeabili�r Will the permcebility of soils ossoeier:s� -
project present ad,tc conditions relettvc tc dz- s� I I
velopnent of wells? I 1 I I 4
-_ 7.9 l3+ign Features Wi11 any unicvc geological feetu:es1-dcne]cd X
• or de,troycd by Project activiri.s? I { l 1
neral ncsourccs Are there gcoiagic dcvOsir on
'of Pottini a-^-ereinl
3.10 } i X I I 1
veluc close to the pro;nct?
t t
4.0 PLANTS AND ANWALS I I I X
ies Are there rare or endangered species pai=nt
4.l Plant and Animal Spec ? - -
Are there species prc_nt wSici•r are po-t:cvlarly 1 1 I X
susc=ptialc to impact From human acli`.iry7 I 1 I I
I;:here vrgetotion pres^.nt•. the!os:of'rich +ill }{
deny food or habitat to imparfent wildrife '?ewes? I 1 1
Arc there nuisooce snc=ies of plar3 or a='a s for Y r t
' which condilions will be improvcdby the Proicd? I 1 I
r 4.2 Vegclative Comr..uaity Typc: Are there any unusual Populations of Plnnts thn!may X }
be of'c'cntific fntcra:t?
A:e If+cre vc5=totive community tyf`et viich are X
particularly su:ccp!iblc to M. frr_� cc:ivity? -
1 1
•
Are th=rc m x ajor trees or major v<prtntici that will
by tki proi^ct? Fr - 1 1 1
. P.rr, ibex v=3':a:i:r.rnmmunity iyn-:r-^:�'r. 1 la:s 1 I 1
of which vall deny fn-sd or hoSito tr.i -^'=r-t •rildli X
si+rcics, nr too:uti;t•:Mial nv.-+'^.r:-
4.J Diversity Is Ihcre wbstontinl diversity in fir. rt^..: 7 I I I
as reflected in the ns,mbrr and typr.- �!^•'l 7:nr-iT-1 I I I
species p•cscnt or the three-dirnen%inrr-1 err..r,�^r.n: X
of plant 1-'ccies present? 1 1 1
1 1 I
1 I 1
• i 1 1
r r t
.y.a•... - -:raariifT `JaL:sett`y�t�+:a'saa•:..r�7.r�+-•;a«..�1....;. _ =:r.Rt..:•.;.i,- ^.... •`VT.r,,.-: :::.,..•0.i it:r�.''x•`-'a`':`_��••s;; I:.�.wa�..
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.:f..• .,.I..I41I'• T t .�-V�.• �' �•rT':4-r:•'.�:i_r� - __ -� L
'� :r::',�•yTL::nni.L:.�:.Y:1...ar::y�isC•�.i ...•).` •_ .+.'3v'"''�-mss--
SCAR OF IrTACr
NO Q LIFzrD YFIS
NO
10 I to
I oil0io
5.0 FACILITIES AND SERVICES 1 I I
5.1 Edvcolionol Facilities Will projected enrollments odvcriely affect the ex- I ( I
isling or proposed facilities in terms of soae:ng for I I I
all oclivFtics, including classrooms, recreational X
oroos, end stoffing needs? 1
Will the project impact tha p'�pil/ieacNer ratio so X ( 1
as to impede the (corning process?
Is the school locotcd such thnr it preients a hard tsip ( I I
for o portion of the enrollment in terms of trovcl time, X ( I I
dislonee, or safety ho=ords?
5.2 Ccmmereicl Foeilitics Will there be on inadequate supply of and access to ( I
commercial foeililFc,for the project? X I
5.3 liquid Waste Disposal Are provisions For sewage capacity inadequate For I
the needs of the project without exceeding gsnlity X I I
standards? I
Will the project be uposed to nuisances and odors X I I I
associated with wostewater treatment plants?
$•J Solid tiVasta Disposal Is there inadequato provision for disf-•ovsl of solid X II
wostas gcncrctcd by die prcjcct? I 1 I -•
$.5 Water Supply Is there inodegsnte quantity a qual;ly of water X I 1
supply to meet the needs of thr:prajcc:? { 1 I
5.6 S:crm 1Yoter Drainage 'Hill storm voter ereinoce be ;node-qualc to prevent I 1 I I
_ dovmstream flooding end to meet Federal Stare and Y 1 1
local standcrds7 I I I I I 1
5.7 Police Will thz project's odcitionol_population, facilities, 1 I I tI
or other futures aenera:c on Increase In police scrvsccs X I I I
h ==rd?
' or=:cote o police
i C-g
Fire Will the proieet's eceitional population, facilities,
or other feorvres generate on Increase in fire services X ( 1 I
t or create a fire ho=ard? I
5.9 Recreation Will the project have inodeStatc facilities to meet XI I I
he recreational neees of the residcnts7 project
I 1 I
5.10 Cultural Facilities Will cultural Facilities be unovoilablc to the X I I
resieents? 1 1 1
{ I ,
_ 6.0 Tn NS?O°iATION I X I I
6.1 Trensaor:otien Facilities Are the traFFic der_ncs on adjacent roads csxrently
of or above c=pocity? If not, will tie traffic Gen-
crated by the projc=t ccuse the acjcccnt roads to t
reoch or exceed ccro city? I
• Are the other IranacrtorFon facilities which servo the { I I
I I ,
- projeet inadeossata to oeeamr..odete the project's X 1 I I
travel demands? ( I I
6.2'Circvletion Conflicts Will design of th-- pruject or conditions in the sonj Inc- X I I I
• ing arro increase accidents due to cirevlotion eorsFlie:z_ 1 1•.
6_3 Fwd Safety and Design Will p:ojeet residents and users be exposed to incr osee X 1 , I
occident risks duo to raacway and street design or lack I I I
of traffic controls?
7.0 HEALTH I
7.1 OOdors Will Ike project be exposed to or genorate any Fnlenw
X I I 1
odors? I 1 I I
7.2 Gowding and Density Will the residents and viers be exp-1sed to crowding or X
high den:sry in their physleol living environment? ( 1 1 I
7.7 N ponces Will the project 6c CxaatC13 to or generote fae:or3 tho: I 1 I
X
may bo con>id<red as nuisances? I I
7.4 Struelurol Sofcty Will design and proposed construction techniques Fail X
to meet star.and local building codes? .
• I I I
8.0 NOISE ? X ( I I
8.1 Noise Lev.sfs Will the project be expord to fr generate odvcrse
noFsc Icvr•Is7
1 8.2 ",otions Will tkc pr•sjcct 60 cxpo:cd to vinratinns nnnoying to I I 1
hssmons? I i 1
X
.,x.y-;r•,_•,tT'•'^_'� 4.beS"7rCtit^sxr�.v ;.y�.r.,r va s„t;�r,�...�. At
��,1 :�''.^;�'„...�,:.-. e�:�c•w�.,s r;- rc.'.•.ci.:�.�. V • - :r..+.� i,�� toy.�,4ra�:..._
. '-'rl.:..tuL=.isJ:L:.'�1rA--.f<, y� ,l:•�iati^ .•�.+�..r-y' �uwv d'7. �s^"i,.:-s:.:�..,.o ..iii__ --"_.-�-•..
• - ,1 :h - -Liw�4•�l' J-ai ,
r". ,.' CQt°SPENT 1212ACTS SCALE OF L PACT
I\0 QUALIFIED YES UINU iV
NO
1 • .
! ollol
9.0 COMMUNITY CHARACTE%
9,1 Community Organization Will the project disrupt an existing 3-.1 of X 1 1 I
organiznlions or groups within IN, co:+•munRy?
9,2 Homogcnelty and Diversity . Y/ill the project change the character of the I ( 1
community in icons of distriSution or concentration X I I 1 of income, ethnic, housing, or age group?
• 9.3 Community Stability and Will the p•cieet be exposed to or generate an 1 I I •-
Physical Conditions area of poor stability anJ p1)✓sicol corvjilion:7 X
' 10,0 VISUAL QUALITY t I
10.1 Views Will residents of the surrovnding area bo odverscly X I t
affected by vies+.of or from the project?
s Yi iil the project residents be advert-ly affected by I I ( ( -
vicws of or from the surrovnding area?
10.2 Shodor•s Will the project be exposed to or gcncrgte excessive 1
snodov ?
11.0 HISTORIC AND CULTLEIAL I I
RESOLJZCES
11,1 Historic and Cultural Will the proi-ct involve the destruction or otter-
• hesouren alien of a historic resource?
Will the project result in iwlotion of a historic X
resovrca from its surrounding environment? t 1 f I
';/ill The project introduea physical, visual, audible
.. 1 I I
a e!mo:eherie elements lhn:are not in C.tsgrocter with X I ( ( I
a his:or c/cso�-cc or is scttiag? I I
11-2 Archoeo!ogicol Sites Will the projcc: involve rise dcltrvction or olterolion I ( ( ( ( Y
and Structures of an archocolooicol rc;."urcc?
Will the project rerj!t in isolation of en crchocologicol i I 1 i 1 I x
resource?
Wile the project in!ro7•lce physical, visual, audible
or atmospheric elements that are not in chora Cer with ( ( ( v
A
'
an archaeological resource or its setting.
-
12.0 ENERGY
12_1 Energy RequircmeM3 Ara t5^.r-potential problems with the su ply of X I
• en_r re �irad for tise project? f t
gY q- I
Will the rncrr,y rcquircmcnls exceed the capacity I 1 I
cf the servlcc utility cc.<pany? X I
NYiil there be a net increase in energyJ for the I .1
projcc:comp:red to the no projecf alternative? X
_ 12.2 Conservotian Measures ?the project plon*ning anti d=sirsn foil to in<Ivda• ( I , I I X•
--s
availob!c cner?y co :.arvrstion m^a;urn;?
• t
13,0 LAND USE
13.1 Site N==ofd's Do condillons of the site, prepared site crcvelapn+ent, X.
or surrounding oreo emote polen:ially 6azardous3itu- l
• ., ations? 'j
13,2 Ph sieal Threat. Y/il! the project or tha surrounding urea create a feeling
X
of insecurely an xs
d physical threat oan.]the residents I I I -
ar•.d usvn? I
13.3 Sanitary Landfill Wil! :ha projcc:ls xpos-d to stru<lurol<immn.gc, t 1 1
noise, air, or s•irroce ncd ground .,lcr pollution X ( t I
n ether nuisnncr.;onacicreJ with a snnilary landfill
13,4 Wofcrways Wi,1 Its-projcc, affect an exnlin7 va:cr/ through I I I
filling, dredging, draining, eulv_rfing, v.n:te dis- 1
charges• loss of visu-sl quality or other land u:c X I I
pm cticc:l _• -
• I I 1
I I I •
i t I
I I I
1 1 ! I
• I I 1
,SCALE OF I !•LDACr
''"• 71�1°t�CSS
10 QU.�LIFIED
YES [JT�i:�7 r,1
NO I 1 O 1 E 0w 101
n DIM
I
�t5er Environmentol Co �onenlr. -
C_ MANDATORY FINDINGS Or SIGNIFICANCE Iv0 jyo YE
(�) Does the project have the potential to degrade the
quality of the environment, substantially reduce _
the habitat of a fish cr wildlife species, cause e
fish or wildlife population to drop below sell-
sus wining Ievels, threaten to el iminate a plant X _
or animal communii , reduce the number or restrict
y
the range of a rare or endangered plant or animal
or eliminate important exc—. les of the major periods
or California history or prehistory?
(?) Does the project have the potential to achieve short-
term, to the disadvantage of long-term, environmental X '
= goals?
(3) Does the project have impacts which are individually
limited but cumuloteively considerable? (A project
may impact on two or more separate resources where x
the impact on each resource is relatively small, but
where the effect o` the total of those impacts on the
environment is significant.)
(4) Does the project.have environmental effects which x
will cause substantial advers? e`-fects on human
beings, either directly or indirectly?
. .... ... .............
_ ..H• •:ti:Fi - -s: :1:.:y :.c;�•...1.�: — i;.vX�:Y•�= �r .n>,;•rn;,c_-u�.r_;�•v�r�.: :x:w�•;j.:.a'r:,:: v�:��=� ..,�i�
y i ck -Ycy �R�:x ..•nr•,,•t.'..;.,Z+•
...:C• v�i,L�
fi"ti'':^�v nr��7 - �� `C 1��,*y!,.�•Sr'��•w .y.qy,:{{ .r`•.,r;-'c'.:_r'St •-••r-.�.. •!.— ^�+;�Y _� `�,.4•...
p.
Ua
MITIGATION
MEASURES - Discussion of the ways to mitiga'e :'��e signiFicant effects
identif ied, if any:
E, DETERM1N,a710N = On the basis of this initial evafuntian: •-
- -: F Dublih_ ds that there will not,b e any significant effect_ The par-
z; , .Q .The .Cifiy o. =
titular characteristics of this project and the. mi'rigation neasurzs incorporated
roiid•; `h�. •�ctuai basis for the finding. `A NEGATIVE'.
the design of the project p _ _ _ _ _
- LARATION IS . _QU - _
.DEC _
_ - - - - hove a sieniFicc it effect _
" - roposed projec� MAY h v
_ The City:oF_-Publ ir7�f finds that the p co v- REQUIRE ** = .
°ONMENTAL Ir�tPACT R�
on the environment.:<AN ENVI,.
Signature and date: =`: L Imp�E�b
D _
Ncme and title: :
I so _i icl adverse
Where o project is revised in resocnse to on :Initiol Study P
*-NOTL-: y sjgniFiain, env.ronrli efr c,s
would occur, a
_ WF,Pre no u' _ :t o .P,:I re3 i is`ead of
.__.. .. �.. ����s�++_..+.r+iwuN�+.�M 9YUeMMyr�C.1 ...—r, 'r`�i�� •SAN.tiJ_u�.J.L.':.2 r.w —_ —
i C
i
i
ANNOTATED COMMENTS :
1 . 6 Flooding - Martin Canyon Creek has flooded recently, adjacent
to this site _ However, the flood waters appear to have gone
northerly and did not inundate the subject site_
3 . 0 Earth - A soils report is necessary in order to determine the
soil stability of -the site _
4 . 1 Plants and Animal' Species - Because of the size of the site,
its proximity' to the Creek (water ) and a number of mature fruit
trees , it is reasonable to assume that the site provides food and
shelter for several species of animals and birds _ The
significance of the loss of this habitat should be limited,
_ however .
5 . 5 Water Supply DSRSD states that the project may pose some
problems for the District because of its fire flow requirement vs :
availability of needed water.
5 . 9 Recreation - One recreation/pool facility is provided for 288
apartment units . Very limited active open space area is provided_
There appears to be a need for additional recreation space within
the project to afford people the opportunity to get out of their
units to recreate _
6 . 0 Transportation - The preliminary traffic analysis for Dublin
Green prepared by TJK:%i clearly shows that this project alone will
create substantial traffic problems requiring the revision to
existing, and the construction of new, traffic controls _
The City is currently studying the traffic and design features of
San Rama? Road, this information is important regarding access to
and from the subject site and the project ' s impact on local
intersections .
8 .1 Noise - Traffic noise may be loud enough to negatively affect
residents in neighboring houses _
11 . 0 Historic and Cultural Resources - No information on
archaeology is currently available _
12 . 2 Conservation Measures - No .information on energy conservation
measures is currently available . Building orientation clearly
shows that energy conservation was not an important consideration
in the siting of the buildings , or in their (identical ) design.
13 . 2 Physical Threat - Some adjacent neigbors have expressed a
concern regarding the potential for increased robberies due to the
increase in access to their rear yards and a result of this
project .
.. .._... __ r•: {'.S���S T1::..•F..♦,-v1.•... _ - �i.' rr'.r.• •.��—..._.y',.�i•:.:y.'�� ':hY'.� ...�... .w:t.�... .i... ,]�� `{
;,::•{'w�'�.,.'ti�i..�c'�t r(7--1�J�'1",im\..-• ..�4•y::1,'j- •�:' .:.�w.i�... +.}..--t-'.b-.ra:.♦.J^:.-i•c'{:..r.�.�•':.4 tip•.../•j;�'-'�+5"..r�� _ _`
i 1 '
t
� . Mandatory Findings _
Additional information on soils , traffic , water (fire flow) ,
recreation, energy conservation, archaeology, and security are
needed before a final determination can be made . As the project
now stands, an EIR could be required particularly due to the
traffic impact.
i
EXHIBIT "C"
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
-----------------------------------------------------------------
ADOPTING A MITIGATED NEGATIVE DECLARATION CONCERNING PA 83-004
H & H DEVELOPMENT COMPANY (FORMERLY DUBLIN GREEN)
WHEREAS, the California Environmental Quality Act
(CEQA) , as amended together with the State ' s administrative
guidelines for implementation of the California Environmental
Quality Act and City Environmental regulations, requires that
certain projects be reviewed for environmental impact and that
environmental documents be prepared; and
WHEREAS, a Mitigated Negative Declaration has been
prepared by the Dublin Planning Department; and,
WHEREAS, the Planning Commission did review the
Mitigated Negative Declaration and considered it at a public
hearing on November 7 , 1983 , and recommended adoption; and,
WHEREAS, the City Council did review the Mitigated
Negative Declaration and considered it at a public hearing on
November 14 , 1983 ; and,
WHEREAS, the City Council finds that the project, PA
83-004 H & H Development Company (formerly Dublin Green) , has
either been changed by the applicant or the applicant has agreed
to provide mitigation measures that will result in a project that
will not have any significant environmental impacts that were
identified in the Initial Study;
NOW, THEREFORE, BE IT RESOLVED that the City Council
finds that the Mitigated Negative Declaration has been prepared
and processed in accordance with State and local environmental
law and guideline regulations and that it is adequate and
complete .
PASSED, APPROVED AND ADOPTED THIS th DAY OF
1983 .
AYES :
NOES :
ABSENT:
Mayor
ATTEST:
City Clerk
EXHIBIT "D"
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
-----------------------------------------------------------------
APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS OF A
PLANNED DEVELOPMENT .REZONING CONCERNING PA 83-004
H & H DEVELOPMENT CO. (FORMERLY DUBLIN GREEN)
WHEREAS, H & H Development Company, with Calmet, Inc . ,
proposes to rezone 13 . 4 acres of land (APN 941-40-2-5, 941-40-5-
2 , and APN 941-40-8 ) northwest of Dublin Blvd. and San Ramon Rd.
from (R-S-D-35 ) Residential Combining District to (PD) Planned
Development, in order to build a 193-unit condominium complex;
and,
WHEREAS, the City Council finds that the City of Dublin
is in the process of preparing and adopting . a general plan, and
that there is reasonable probability that the proposed rezoning
will be consistent with the future general plan; and,
WHEREAS, there is little or no probability that the
rezoning will be a detriment to or interfere with the future
general plan, should the new zoning ultimately be inconsistent
with the future general plan; and,
WHEREAS, the City Council finds that the rezoning will
not have a significant environmental impact; and
WHEREAS, the rezoning is appropriate for the subject
property in terms of being compatible to existing land uses in
the area, will be visually attractive, will not overburden public
services, and will provide housing of a type and cost that is
desired, yet not readily available in the City of Dublin; and
WHEREAS, the rezoning will not have substantial adverse
effects on health or safety, or be substantially detrimental to
the publc welfare, or be injurious to property or public
improvements ;
NOW, THEREFORE, BE IT RESOLVED that the City Council
approves the Planned Development (PD) rezoning request for a
193-unit residential condominium project as shown on the Plans
labelled Exhibit "A" , dated 10/13/83 , and subject to the
following Conditions :
GENERAL PROVISIONS
1 . Compliance with the plans contained in Exhibit "A" , dated
10/13/83 , and as amended by these Conditions .
2 . Zone "A" , as shown on the Site Plan (S-1) shall contain no
more than 44 units and the units that are adjacent to the
Ponderosa Village shall be one story high.
3 . Site Development Review approval by Staff shall be acquired
prior to issuance of any Building Permit. The Site
Development Review shall implement these General Provisions
concerning the physical development of the project and the
related design aspects of the San Ramon Road Specific Plan.
4 . The maximum number of residential units shall not exceed 193
condominiums .
5 . All units shall contain standard and currently available
energy saving devices , and be insulated in accordance with
Title '24 , State of. California Administrative Code and
evidence . shall.:be provided to the Building Official from P
i
1•
P .G . & E . that the units meet P .G. & E. ' s requirements of the
"Energy Conservation Home Program" if it still exists at the
time the units are to be constructed.
6 . Compliance with the City of Dublin Residential Condominium
Development Guidelines (as amended 3/30/83) .
7 . Compliance with City of Dublin Site Development Review
Standard Conditions .
8 . Compliance with City of Dublin Police Services Standard
Residential Building Security Requirements .
9 . The property owner is to be responsible for the maintenance
and repair of all buildings, landscaping, roadways and
related improvements, that are not dedicated to and accepted
by the City.
-.
10 . .,. .The property yCowner is to provide to the City Planning
Department 'a status. .report as .to* t e .:'occupancy _•': _
Characteristics ` of 'the development'-once each year for three
years . .: :
11. A 6-foot - high architecturally designed wall or heavy timber
fence shall be installed along .the westerly property line.
In addition, an intensive landscaped buffer, containing fast
growing trees and shrubs, shall be installed within a 20-
foot minimum wide landscaped area to the east of the wall .
The landscaped areas shall be irrigated by an automatic
irrigation system and be maintained by the property owner.
12 . Landscape plans showing substantially more landscaping than
is shown on the Conceptual Landscape Plan, . sh-=ll be
submitted to and be approved by the Planning Director prior
to any permits being issued for this project. In general,
six ( 6) trees per 1, 000 sq' . ft . of landscapinc shall be
shown within all open space/landscaped areas . ! At least 75%
shall be 15-gal . size .
13 . Light standards shall be used which shield the light source
from view from off-site, and shall not shine onto adjacent
property.
14 . The project shall be constructed as approved. Minor
modifications in the design, but not the use, may be
approved by Staff . Any other change will require Planning
Commission approval .
15 . Carport columns shall be a minimum 16 ' from the center line
of the adjacent driveway.
16 . Handicapped ramps and access as required by .Title 24 , State
of California, shall be provided. Eight handicapped parking
stalls , appropriately signed, shall be provided evenly
throughout the project .
17 . Covenants , Conditions and Restrictions (C.C. & R. ' s ) shall be
established for this development . The C.C .& R. 's shall be
approved by the Planning Director prior to filing of the
Final Map .
The C .C . & R . ' s shall be reviewed and approved by the City to
assure that :
a. There is adequate provision for at least the
maintenance of all commonly owned facilities, property
and landscaping including open space, roads, parking,
lighting, recreation facilities, landsca=e and the
exterior of all buildings ;
b . Fayment 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 maintain all common areas in good
repair, including drainage and erosion control
improvements , fences, and landscaping.'
d. The Association shall keep the City Planning Department
informed of the current name, address, and phone number
of the Association ' s official representative .
e . Payment of the water and street lighting (maintenance
and energy) bills and maintenance and repair of storm
- drain lines are the obligations of the Homeowners '
Association, :unless_ paid for through a Lighting and
..•:.. . -
Landscape Maintenance-Assessment.'District....=Also except
-~. . -
: -where storm drains serve ublic ro erty .: streets :
P
-' and/or public `land) . in` addition to -.the subdivision, "the
_.
_ . or
: controlling public agency shall- then be .responsible f
maintenance . .
f. Each buyer -is.. to sign an acknowledgement that he has
read the Constitution-'.: and Bylaws of the Homeowners '
Association and the Conditions, Covenants, and
Restrictions applying to the development.
g. The Homeowners ' Association shall contract with, or be
advised by a professional management firm, as to how to
handle maintenance operations .
h . No recreational vehicle or boat may be stored within
this development unless storage facilities exclusively
designed for recreational vehicles and boats which are
approved by the Dublin Planning Department are provided
in the project.
i . The Covenants, Conditions, and Restrictions shall .
provide that upon sufficient notice to the homeowners,
the serving utilities be authorized to enter any
portions of the units whenever restoration of gas,
electric , and telephone service is required; that the
utilities shall have the right to install, move,
remove, or run new lines in or on any portions of the
common area, including the interior and exterior of the
units (except where undergrounding is required by the
Subdivision Ordinance) as is necessary to maintain -
telephone service within the development and that this
provision may not be amended or terminated without the
consent of the utilities .
j . Guest parking areas must be identified by signs and the
C .C . & R. ' s shall prohibit the use of these areas by
residents .
k . The C .C . & R. ' s shall include 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 the private vehicle
access ways and utility trenches in public utility
easements . They shall further be void of any mention
of future dedication of the access way to the City as a
public street .
18 . After the project has been completed, and subject to
observing any minimum and maximum dimensions specified in
the approved plan :
a . In the common areas , plant materials, arbors, fences,
paving materials, and similar landscape features may be
added or replaced, in kind.
b . Any construction, repair or replacement which would
occur in the normal course of maintenance of the common
areas as the project matures may occur subject to the
securing of any permits or paying fees required by
other ordinances .
19 . Heating of . the pool shall be by a solar heating system, the
location and design of which will be reviewed as part of the
Site Development .Review.
20 . The at-grade patios shall be fenced and landscaped for
privacy of the units .
._ . TRAFFIC IMPROVEMENTS
21 . -• Make an`offer`"of '-dedication to` the '.City` of Dublin'-fot the
right-of-way --a long Donlon Way, -north of Dublin Blvd. , plus
establish a right-of-way strip -behind the curb .f.or.:'the
-existing sidewalk .and landscaping:
22 . Pay up to 100% of . the cost of - installing a four-way signal .
and vehicle "detection at Donlon Way and Dublin Blvd. , if
required by the City Engineer. . As other properties that
impact that intersection develop, they will- be required to
pay their fair share of the signal installation costs. Said
monies may be reimbursed--up . to 50% of the cost .of•'said
improvements . Bonds shall be required to guarantee the
installation of this signal to run one year past the
completion of the entire project that is being served by
Donlon, north of Dublin blvd. If it is determined by the
City Engineer that a signal will not be warranted within this
time frame, then the bonds will be released by the City.
23 . Traffic improvements at Dublin Blvd. , and San Ramon Road:
Increase the capacity of the intersection by adding a second
left turn lane for northbound traffic on San Ramon Road.
This will include signal modification, revision to medians,
and adjustment of through-lane markings . If other projects
contribute to these improvements of the intersection, the
property owner will be reimbursed a proportionate share, as
determined by City Engineer.
24 . Traffic Improvements at Amador Valley Blvd. and San Ramon
Rd. :
a. Contribute up to 50% of the cost of modifying the
signals at Amador Valley Blvd. and San Ramon Blvd. to
accommodate the extension of Amador Valley Blvd. to the
Dublin Green property, as determined by the City
Engineer .
b . Install a 26-foot wide extension of Amador Valley Blvd.
from San Ramon Rd. to a cul-de-sac ending at the Dublin
Green property. The design of the extension shall
comply with the requirements of the City Traffic
Engineering Consultants .
1) The initial 26 feet' of roadway include curb and
gutter, street lights , and an additional 5 feet of
right-of-way .
2 ) Should the necessary 26 feet of right-of-w av not be
obtained by the developer for the Amador Valley
Blvd. extension, a 'cash bond, equal in value to
150% of.:;the..value of the land under the roadway,
plus-.tb;e; Cost. .Of; the`.26 feet of road improvements,
shall be deposited with the City. The cost to the
City of acquiring the right-of-way shall be
included.
3 ) If and when additional monies are received for
improvements to this cul-de-sac, this developer or
property owner may be reimbursed for his cost of
improvements, this developer being responsible for
up to 50% of all extension improvements including
street improvements, sidewalks and right-of-way
costs .
4 ) The widening of the west side of San Ramon Road
shall be constructed to allow a 100-foot-long lane
and 90-foot-long tapered acceleration lane,
southerly of the southern driveway onto San Ramon
Road. Provision -shall be .made .for access to this
southernmost driveway -:from 'the two adjoining
properties as'-acceptable to ,the 'City'.Engineer.
_ ' 25 . ° There 'shall 'be compliance with' DSRSD` Fire 'Department'
requirements '' Flood Control :District requirements,--and --
Public 'Works ::requirements :' :. Written-statements from each
agency approving the plans over which it has jurisdiction
shall be submitted to the -Planning Department prior to
issuance of Building' Permits or the installation of any
improvements related to -this project:
26 . All utilities to and within the project shall be
undergrounded. Common water meters may be used, subject to
review by the City Staff and DSRSD . _
27 . Other utilities for each unit shall be individually metered.
All meters shall be screened from view and enclosed by an
enclosure that is compatible in design and materials to that
of the building to -which it is installed.
28 . Secure DSRSD agreement to maintain the on-site sanitary
sewer collection system excluding individual laterals . The
system shall be designed as acceptable to DSRSD_
29 . Developer shall furnish and install signs stating "Not a
Publicly Maintained Street" and "Fire Access - Park in
Designated Locations Only" in right-of-way of private
streets . Parking spaces shall be designated by sign, paint
or equal .
30 . Fire hydrants shall be installed and operable, to the
satisfaction of the Dublin San Ramon Services District Fire
Department, prior to combustible construction.
31 . Prior to final inspection and occupancy of any units:
a_ Storm drainage facilities shall have been installed as
approved by the City Engineer .
b . Fire protection devices shall have been installed, be
operable, and conform to the specifications of and
inspections by the Dublin San Ramon Services District
Fire Department .
C . A 4" high concrete curb (minimum) to separate all paved
parking and passageway areas from landscaped areas
shall have been installed. Curbs may be deleted where
a sidewalk adjoins parking and passageway, provided the
sidewalk is at least 4 " higher than adjoining pave-ent .
d. Cable TV hook-up shall be provided to each unit .
e . As-built drawings showing the locations of all
underground utilities (water, storm and sanitary sewer,
gas , electric, telephone, and cable TV) shall be
provided to the City.
f . Street name signs, bearing such names as are approved
by the Planning Director, shall have been installed.
32 . Prior to occupancy of any unit each phase of - development,
landscaping, irrigation, fencing, and landscape lighting in
accordance with approved landscape and erosion control
plans , shall have been installed, or a bond or letter of
credit equal to the cost plus 100 of the landscaping,
lighting, appurtenant..structures, and irrigation system
shall be provided to the City. A statement from the
Project._Landscape Architect ;_certifying that landscaping has
been installed ;under ;,his/her: ;supervision and is
_.
:". accordance ' with":approved "plans :'shall = be `submitted to the
: .Building Official and .Planning Director: ;.:. . .
33 Private Vehicle .Accessways :
a. "Backfill .of -all -.utility trenches and pavement design in
private vehicle access way areas is to meet standards
for public streets .
b . The developer is to covenant and be responsible for the
maintenance of all facilities in the private vehicle
access way which are not maintained by a public utility
agency.
C . The connection between the private vehicle access way
and the public street is to be by a standard driveway
type of connection . Driveway throat width (at back of
sidewalk) shall be the same as the vehicle access way.
d. Safety lighting is to be provided on private vehicle
access way and on pedestrian-way facilities connecting
thereto. Lights shall utilize "vandal resistant"
enclosures , and shall have sufficient power and spacing
to provide an average maintained foot candle level of
0 . 12 . Uniformity ratios and increased lighting level
at entrance shall be provided to the satisfaction of
the .City Engineer and Planning Director.
34 . Approval of this Planned Development is for two years as is
specified in Section 8-31 . 2 (b) of the Zoning Ordinance.
35 . As part of the submittal for a grading plan, the developer ' s
engineer shall field survey Martin Canyon .Creek and perform
hydrologic calculations indicating the capacity of the Creek.
Should the Creek not handle the -100-year storm flow,
improvements shall be designed so that this capacity is met,
with an effort to maintain the natural appearance of the
Creek . In addition, finished floor elevations of the units
along the Creek shall be set so that if the Creek becomes
blocked, the storm waters will flow onto San Ramon Road
before water would enter the residential units .
36 . The following Creek setbacks shall be adhered to:
a . For existing banks of 2 : 1 slope (horizontal over
vertical ) or steeper, .-the setback is established by
drawing a line at 2 : 1 slope from* the toe of the -existing
bank to a point where it intercepts the ground surface
and then adding 20 feet .
b . Where the existing b4.nk is . 2 :1 or flatter, the setback
shall, be.::2'0.`_feet .:from' the. .top "of the bank.
The following information shall be provided to determine an
adequate setback from the creek and for the required hydrologic
calculations :
a. The precise location, both horizontal and vertical,
of the Creek centerline and toes and tops of both sides
of the creek.
b . Cross sections of the Creek at intervals acceptable
to the City_ Sections at 100 ' intervals are typical;
more frequent sections may be required.
37 . The developer ' s engineer shall develop the expected truck
length and turning radius criteria to- use the private streets
(delivery, garbage moving trucks, etc. ) and design the curb
radii accordingly and submit this data and design criteria
with the improvement plans .
.: :.;-Wheel :,stops within :the ..project :`shall be': the =curb at the .end
_
� of :the parking '-stalls :wherever...possible.:'. .Where:.freestanding
'::< wheel 'stops are �necessary,' concrete `stops -__shall be used.
39 . On-site circulation shall� be constructed ;to private vehicle
accessway standards as acceptable to the City Engineer.
40 Prior to `final preparation of the subgrade and placement of
base materials , all underground utility mains shall be
installed and service connections stubbed out beyond curb
lines . Public utilities and sanitary sewers shall be
installed in . a manner which will not disturb the street
pavement, curb, and gutter when future service connections or
extensions are made .
41 . 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 approval of the City
Engineer .
42 . 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 and shall be
accompanied by an engineering and geological opinion as to
the safety of the site from hazards of erosion, settlement
and seismic activity.
43 . Roof drains shall empty onto paved areas, concrete swales,
other approved dissipating devices, or tied -into the storm
drain system.
44 . Dust control measures , as approved by the City Engineer,
shall be followed at all times during grading and
construction operations .
45 . 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 City
Engineer .
46 . 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 City Engineer .
47 . a . Prior to commencement of any structures : Grading must
conform with the recommendations of the soils engineer
to the satisfaction of the City Engineer. A declaration
by the soils engineer that he has supervised grading and
that such conformance has occurred shall be submitted.
b . Prior to final inspection of buildings : The following
shall have been submitted to the City Engineer:
1) 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 .
2 ) A 'complete record, including location and elevation
of all , field density tests, and -a summary of all
-..•-. :.:: field and laboratory ,tests .,
:. 3 ) ,_A `declaration by the Pro 'ect':Civil Engineer and
P r of ect 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.,:.,- :
48 . Prior to any grading of the site, a detailed plan covering
grading (including phasing) , drainage, water quality,
erosion and sedimentation control for construction and the
post-construction period shall be prepared by the Project
Civil Engineer and/or Engineering Geologist, and shall be
approved by the 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 plan shall provide for long-
term maintenance of all permanent erosion and sediment
control measures
49 . Prior to final inspection of buildings, the developer shall
grade the site, install landscaping, soil erosion,
sedimentation and drainage control measures, and improve all
streets and easements , as shown or indicated on Exhibit "A" ,
and these conditions .
50 . 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.
51 . Install fire hydrants at the locations approved by the
Dublin San Ramon Services District in accordance with
present standards . Provide a raised blue reflectorized
pavement marker in the center of the private vehicle
accessways at each fire hydrant .
52 . If during construction, archaeological remains are
encountered, construction in the vicinity shall be halted,
an archaeologist consulted, and the 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.
53 . Sidewalks shall be installed to assure that pedestrians can
walk within the project without having to walk down the
private vehicle accessways, as acceptable to the City
Engineer .
54 . Sixteen parking stalls shall be eliminated adjacent to the
southerly cluster. of units, in order to provide for more
space - between.. builditi9s 'and to create more useable open
space near,:the;.3.,=bedroom' units
55 . Unit address information and directories shall be provided
to the satisfaction of the DSRSD Fire Department, Postal
Service, Police Services , and Dublin Planning Department .
56 . Parkland dedication shall be made and/or fees shall be paid
prior to approval of the Final Map, and as provided by City
of Dublin Ordinance, to the satisfaction of the City of
Dublin.
57 . Should the project be phased:
a. The undeveloped area shall be maintained as acceptable
to the DSRSD Fire Department and it shall be kept free
of trash and debris .
b . A complete road system shall be installed to assure that
at least two means of access are available at all times
or one major access and one emergency access shall be
provided.
C . Each phase shall be landscaped and developed such that
should construction of subsequent phases be delayed, the
constructed phase (s) will appear as a completed project .
58 . Should the units not be sold initially, the following.
reports shall be filed with, and approved by, the City
Engineer at the time the units are put up for sale .
a. a report by a licensed roofing contractor certifying
that the roofs of all the structures are in good
condition and not likely to be in need of replacement
for at least 10 years .
b. a report by a Professional Engineer attesting that the
structure of all buildings, pavements , storm drainage
facilities ; and the interior and exterior plumbing,
electrical systems, and utility and mechanical equipment
to be owned in common, or as part of the individual
condominiums, are in good and serviceable condition;
C . a report by a licensed painting contractor certifying
that painting throughout the project is in good
condition and that the building exteriors should not _
require repainting for at least five years .
d. a report by a licensed termite and pest control
specialist certifying that the structures are free of
infestation and structural damage caused by pests .
59 . Special storage areas of at least 100 cu. ft. , each, shall
be provided within, or adjacent to, each unit.
60 . At the time of condominium sale, all appliances shall either
be replaced with new units or be warranted to the values of
new appliances .
PASSED, APPROVED AND ADOPTED THIS day of
1983 .
AYES :
NOES :
ABSENT:
Mayor
ATTEST:
City. Clerk .:•.
EXHIBIT E
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING ZONING ORDINANCE
TO PERMIT THE REZONING OF REAL PROPERTY
WITHIN THE CITY OF DUBLIN
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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 :
Thirteen and four tenths (13 . 4 ) acres located northwest of Dublin
Blvd. and San Ramon Road, designated Assessor Parcel Number 941-
40-2-5 ; 941-40-5-2 ; and 941-40-8, are hereby rezoned to the PD
(Planned Development) District; and PA 83-004 H & H Development
Company (formerly Dublin Green) Exhibit A (plans) , .-Exhibit B
(Mitigated Negative Declaration) ; and Exhibit D (Approval,
Findings and General Provisions ) , on file with the 'Dublin
Planning Department, are hereby adopted as' the regulations for
the use, improvement and maintenance of the property within this
District. A map of the area is as follows :
•I
II +3 01Q1l ,, 'h a71q
''aN J� a 'c8.,�.y*•n'Q• iEi11F �'nc 444
4 ,
a.ru,,,?,I.fi s •� .4 S
W s �,o�� �e�?� �` Ktcu t ➢ 1
'� IOYlLA I
SECTION 2 . This Ordinance shall take effect and be in force
thirty ( 30 ) days from and after the date of its passage . Before
the expiration of fifteen ( 15 ) days after its passage, it shall
be published once with the names of the Council members voting
for and against the same in the Tri-Valley Herald, a newspaper
published in Alameda County and available in the City of Dublin.
PASSED AND ADOPTED by the City Council of the City of
Dublin on this day of 1983 , by the
following votes :
AYES :
NOES :
ABSENT:
Mayor
ATTEST:
City .Cl(�,-rk
DESCRIPTION AND JUSTIFICATION OF PROJECT
EVERGREEN HOMES
DUBLIN , CALIFORNIA
October 17 , 1983
This project now consists entirely of condominiums and
townhouses, and it conforms to the residential condominium
development guidelines dated January 7 , 1983 .
The following is a description of the project:
DESCRIPTION OF PROJECT:
Number-
Total number of .units : 193
Number and size of each unit:
a. Townhouse A Plan 1 , 452 sq. ft. ea. 14 units
b. Townhouse A -1 Plan 1 , 427 sq. ft. ea. 6 units
c. Condominiums B 'Plan - : 939 sq. ft. ea. 136 units
d. Condominium B-1 Plan 939 sq. ft. ea. 37 units
Total units 193
Coverages:
Landscaped area : 55%
Building area 20%
Paved, including all parking: 27%
Densitv:
Overall units per acre: 14 .8
Area A (along Ponderosa )
units per acre: 11 . 5
Area B units per acre: 16 .2
Parking:
474 places or- 88 places more than the 2 parking
places for each unit requried by the
condominium guidelines.
Carports: 213
Open stalls : 261
- •--�,�,..,..A.------�--T-t---•-�..._--.�-r.-.,T.._,-..... .-• _• - -- -------- - ---� -_ _ _ .rte.-- --
f
DESIGN:
Units are in building clusters.
Townhouse units have 3 bedrooms , 22 baths.
Condominiums have 2 bedrooms , 2 baths.
Varied modeling of building elements.
Combination one and two story units and buildings.
Varied roof line.
Stucco and wood siding.
Concrete tile roofs. ,
Intensive landscaping.
.`:INTERIORS
Tile counters in kitchens and cultured _ marble tops in
baths, except laminated plastic vanities in baths of B
_ units only.
..:. ... _ .. . ... ,.. Ti e -showers. ....._..: : .. .
::-
Washer-dryers in each unit.
Fireplace .in each unit.
Storage for each :unit: 4x4x8. .
Air Conditioning.
Energy efficient units throughout.
Double stud walls insulated for maximum soundproofing.
Maximum sound deadening of floors of condominiums.
Cathedral ceilings in townhouses and -in the living rooms
and master bedrooms of upper floor condominiums.
LOCATION•
Walking distance to shopping , offices and businesses .
Bus transportation to BART.
Close to Stoneridge, a major regional shopping center.
Adjacent to homes in $140 , 000 - $160 , 000 price range.
Close to schools and recreational facilities .
Quiet setting located off streets.
Close access to freeways 580 and 680 .
� " -2-
JUSTIFICATION;
There is presently a housing shortage in Dublin and in
the entire tri-valley area. We have found no new condominium
or townhouse units for sale in Dublin except in a small 20
unit project knowp as Tangerine Court which caters to the
elderly. In fact, it is an adjunct to the Sunny Glen
Community, a project for the elderly.
Evergreen Homes is a project which _ will be open to all
ages. : • The .housing shortage will become more acute because of
the failure to keep I pace'-with-the great;;amount of industrial
development and construction 'of off ice' buildings -in the area.
The City ; .Council has ..-.expressed 'its •. opinion that this
parcel .is to be developed .:. as multiple housing, by its
adoption of_; .the ' Specific Plan_ which -,.provides for a . density
of between 12 21 units'-per ::.'- acre 'for Area 2, which is the
Evergreen Homes parcel. - The .density of the proposed project
is 14 . 8 , just over the minimum.
The . project provides an excellent buffer between the
commercial developments to be done along .: San Ramon Blvd. and
the single family homes known as Ponderosa Village to the
west of the project. There is a graduated density so that
the density in the zone along Ponderosa has been reduced to
11 . 5 per acre. Also, the visual impact from Ponderosa has
been reduced greatly by making the units along the property
line one story and by increasing the density of the trees in
that area. A new fence will be constructed along the
property line and we have agreed to collaborate with one of
the homeowner representatives in designing the fence.
Since the City Council meeting on September 27 , 1983 ,
H & H Development Company has met twice with representatives
of the nearby homeowners (Ponderosa, Silvergate and Dublin.
Green) and has developed a project which complies with their
requests. In, the first meeting, the representatives stated
that they wanted ownership housing , not exceeding 200 units ,
with a good design and ' tile roofs. In the second meeting
they expressed approval of the design and the density and
type of project, but one person asked that some units be
enlarged to townhouses . We have complied with that request
and have reduced the density even further to 193 . We believe
there is now no opposition to the project by the homeowners .
The traffic impact, which was mitigated when the project
consisted of 269 apartment units; has been even further
reduced because the internal traffic flow of the project now
-3-
directs most of the traffic out to San Ramon Blvd. and has a
tendency to reduce traffic flow along Donlon Way out to
Dublin Blvd.
This project complies with the condominium guidelines,
is in accord with the wishes of the neighbors, and begins to
fill a part of the needed housing in the community. We ask
that it receive the approval of the City.
H & H DEVELOPMENT COMPANY
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At . its meeting'-.of September 2u, -1983, the -;Dublin'.City .Council
referred . :the .:development back to the ::Planning :'Commission- for
further 'consideration.' It was . the position of . the City Council
that the '. density - of the project was ' .too ..high and that the
developer .should work out an agreement with the adjacent property
owners before coming .back to either. the Planning .Commmission or
the City Council.
if you desire further clarification witin respect to the City
Council ' s action, please feel free to contact me.
_
__ l
--- . 15275
THE CITY OF DUBLIN
P.O. Box 2340 �n\�✓� 1 .�G\'
Dublin. CA 94565 (L �J (415) 829-4600
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APPLICATION REVIEW PROCESS Date : March 3 , 1983
FIL N d Dublin Green Apartment P.D- Rezoning .
=---- Angelo squierdo, ACFC
FROM: Larry Tong, Planning Director
ATTACHED FOR YOUR. REVIEW ARE:
1 . A .complete set of plans _ (See attached letter from Larry
Tong .
PLEASE COMMENT AS NECESSARY AND RETURN THIS FORM -TO DUBLIN
PLANNING BY: March 15 , 1983 -
COMMENTS :
NO REVIEW NECESSARY AT THIS TIME
COMMENTS AND SUGGESTIONS ATTACHED
RECOMIMENDED CONDITIONS OF APPROVAL ATTACHED
OTHER:
E C E I V E D
MAR 10 1983 -
DUBLIN PLANNING -
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RECEIPT Na }'ES L3 NO
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AP 2.8, 1982 Tract 5047
Zone 7 Line J-2 & J-3
OUSAMA WAR, ASSISTANT DEo DIRECTOR-ROADS
ANDELO ISQU CHIEF NTER-AGENCY COORDINATION SECTION
TENTATIVE TRACT 047 . .
Referent s made to the espondence, dated April -20, 1982 from
County Planning bmitting Tentative for Tract 5047 located west of San
Ramon Road a north of Dublin Eoulevar he subdivision consists of
approximat . 13.5 acres, containing 145 c inium units..—This matter was
previous reviewed as Tract 4347.
There are no major drainage diversions contemplated for this tract.
Upon construction, this 'tract will intercept drainage from an adjoining
area of approximately 139 acres. The runoff from this area concentrates in a
4S-inch RCP through the southerly part of the tract.
Our records indicate that this site is not located near or within a o
"Special Flood Hazard Area" as defined by the Flood Insurance Administration. Z
The existing storm-drainage facilities pertinent to Tract 5047 consists
of a 48-inch RCP along the southerly boundary line (District's Line J-2, Zon D P
No. 7 Project) and a small area draining to Martin Creek along the northerly
boundary line (District's Line J-3 , Zone No. 7 Project) . IlE MM
T" I
The 15 year desion water surface elevation is. approximately. 374 fee-t- A E M
above mean sea level in the 48 inch RCP near the southw•e"st corner of the sit . �-----
The proposed curb elevations should be not less than 1 .25 feet above the hy- E N G
draulic grade .:line and at no point should the curb grade be below the energ
grade 1 i.ne. JW R P
It is not possible to adequately review the on-site drainage with t _
information available at this time. It will be reviewed when a detailed gra ino
and drainage plan with hydraulic calculations is submitted. I A C
It is suggested that the following items concerning storm drainage - R E
considered:
(1�> If it is the intent of the developer to leave this reach of the
B U S
channel inn-'its natural state, we will require his engineer to demonstrate wi a F I S
current field data and hydraulic calculations that the existine cre�k can ad -
quately pass the 100-year flow. Should the creek be inadequate, certain imp p F S
ments may be required.
FILE
Ousama H. Kawar
April 28, 1982
Page Two
�> An adequate setback from the creek should be provided. If the
existing an are 2:1 slope or steeper, the setback is established by drawing
a line at 2:1 slope from the toe of the existing bank to a point where it
intercepts the ground surface and then adding 20 feet. Where the top of bank
is poorly defined or the bank slope is steeper than 2:1 , the setback should be
20 feet on both sides from the intersection of a 2:1 slope.drawn fromthe toe
of bank and .the elevation of surrounding ground.
3. The following information should be provided to determine an ade-
quate setback from the creek and for the required hydraulic calculations:
A. The precise location, both horizontal and vertical , of the
creek centerline.
B. Cross sections of the creek at intervals acceptable to the
District. . Sections at 100' intervals are typical_ ; rope
frequent sections may be required.
4. - No surface runoff will be allowed to flow over the existing creek
bank. Any on-site storm drainage system that will . be connected to the creek
should use the District's Standard Lateral Pipe Entry, Type II (SF 605).
5. Adequate provisions for silt and erosion control in both constructien
and post construction phases of development should be provided in accordance with
applicable portions of Alameda County Ordinance No. 82
6. Grading is to be done in accordance with grading, erosion and. Sedi-
mentation control plans approved by the County
J
7. It should be noted on the plans that:
---
�I
An encroachment per+,it shall be obtained fron the Alameda County Flood
-Control and Water Conservation District prior to the comencement of any work within
District right of way and for the oonstruction, modification, or connection to
L` ' i + i i� ii - es All ::c r. _m. nshi equ-4pment and F-_terials Shall
D+s�rict-m::in,.a,ne•, �..c„ ..i�_ _ �� p, ,...�,:._ _. _
conform to District .standards and specifications .
C8) This office recommends th�-.t all storm drains be no less than 12" in
diameter to minimize maintenance problems. _
9. All paved slopes should be at a minimum of 0.5%.
%10! Do not augm-nt or concentrate the runoff to the adjacent properties
to the east and south.
Ousama N. Kawar
April 28, 1982
Page Three
C11) Roof drains should empty onto paved areas where possible.
12. Any water well cathodic protection wel1 , or exploratory boring
that is shown on this map, is known to exist,' is proposed, or is located during
the' 'course of' field operations must be properly destroyed, backfilled, or main-
tained in accordance with applicable groundwater protection ordinances. The ,
owner or other responsible party should call Zone 7, .443-9300 for additional
informationn.
�3% This' area is within Special Drainage Area 7-1 and is subject to the
conditions of District Ordinance No. 53. Any applicable conditions of said ordi-
nance will be .imposed' at the time of issuance of building permits. ..
141 Prior to the issuance of any building permits on this site, this
office should be afforded the opportunity to review detailed grading and drainage
plans with hydraulic calculations.
B v J
Y
RALPH JOHNSON
INTER-AGEINCY COORDINATION SECTION
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DUBLIN S�N RAMON SERVICES OISTRICT
FIRE DEPARTMENT
HEADQUARTERS STATION
9399 Fircrest Lane 7051 Dublin Boulevard Telephone:
San Ramon, California Dublin, California 94566 829-2333
October 27, 1983
Mr. Larry Tong, Director
City of Dublin Planning Department
P. 0. Box 2340
Dublin, .CA. 94568
Dear Larry:
I have reviewed the revised plans for Dublin Green which
we received from your office.. .The revised plans do not "
reflect .any fire hydrant locations in the project .and we
do require a fire hydrant every 300' of travel along the
driveway, with curbs painted red.
In addition, we require smoke detectors to be installed in
all units, including recreation buildings, laundries, etc.
Fire extinguishers must be installed in the courtyard areas
of each building.
Numbering of each building and unit shall be highly visible
from the street fronting the building. Such numbers shall
contrast with their background. Additionally, a directory
system for the complex shall be installed at each entrance.
If security gates are installed, at least 12' clearance must
be available for fire apparatus to gain entry. Knox Company
key-operated switches, keyed to this Fire Department's code,
shall .be installed for access through the gates.
If you have any questions, please contact me.
Very truly yours,
Tom Hathcox
.Fire Captain
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OCT 2 lJ83
cc: Emil Kattan
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