6a - Laserfiche WebLink

parcel. Staff reviewed the development plan for the project and identified preliminary concerns, such as grading and conformity to the City's hillside development policies. In its comments, staff did not agree with Ponderosa's argument that development on the Shriners' parcel would be exempt from Measure PP. Staff communicated the preliminary concerns to Ponderosa; also informing the applicant the City was, at the time, formally reviewing the Lund Ranch residential hillside development project which would require the City Council to make interpretations regarding the application of Measure PP and define key terms that were not defined in the Measure (i.e., `structure', `ridgeline' and 'slope'). Ponderosa was advised that the outcome of the interpretations would likely apply to their hillside project. Staff also indicated that Ponderosa's entire project site would likely be subject to Measure PP, even though one of the existing lots (the Shriners' property) would contain 10 or fewer housing units and encouraged the applicant to employ the methodology being used for Lunch Ranch and redesign the project to avoid or substantially minimize all road and building construction on slopes of 25 percent or greater. After City Council approved the Lund Ranch project in 2016, Ponderosa further modified their proposed development by reducing the unit count from 39 to 37 units and slightly reconfigured the layout. Preliminary plans for the redesigned project were submitted in May 2016. However, staff still had substantial concerns with the revised project, including its conformance to the City's hillside development regulations and policies. In addition, Ponderosa's slope mapping for this revised project differed from the methodology adopted by City Council. Staff's 2015 and 2016 preliminary review comment letters to Ponderosa are included as Exhibit E. As outlined in the 2017/2018 priority work plan, City Council directed staff to work with the applicant and the EBRPD to facilitate consideration of a residential subdivision on the project site consistent with Measure PP restrictions and include dedication of land to the EBRPD and a new staging area for improved public access to the Pleasanton Ridge. As a "Priority B" effort, the work plan also stipulated the City would not assign planning resources to this effort until calendar year 2018. Given the impending development application, staff maintained a dialogue with Ponderosa after the adoption of the work plan and continued encouraging a residential project where grading and development would avoid areas where the slope is 25 percent or more. In March 2018, Ponderosa submitted a further refined application, which is the subject of this Work Session, and described in more detail below. SITE AND AREA DESCRIPTION Project Site The project site is located on the south side of Dublin Canyon Road and comprises four existing unincorporated parcels ranging in size from 0.9 to approximately 105 acres in size (see Figures 1 and 2 for project location). A 66.01 -acre portion of the property west of 11021 Dublin Canyon Road is located outside of the City's urban growth boundary (UGB) line. Two of the properties (the 0.9 -acre easternmost parcel at 11033 Dublin Canyon Road; and an adjacent 15 -acre parcel at 11021 Dublin Canyon Road) each include an existing home and miscellaneous accessory structures. The remaining parcels to the west, which are undeveloped grazing land, are 100 acres and 12.6 acres. All properties are owned by the P18-0078/P18-0079IP18-00801P18-0081/PUD-130 Planning Commission 10807, 11021, and 11033 Dublin Canyon Road and the parcel west of 11021 Dublin Canyon Road 4 of 26