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HomeMy WebLinkAbout86-010.1 & .2 Pulte Home Corp. PD, Rez & TMap 5588 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: April 21, 1986 FROM: Planning Commission Planning Staff ~ TO: SUBJECT: PA 86-010.1 and .2 Pu1te Home Corporation - Bet1en Drive Planned Development (PD) Rezoning and Subdivision Map (Tentative Map 5588) requests for a planned development with 44 proposed single family residential lots involving an 8.4+ acre property located along the south side of the terminus of Bet1en Drive in the southwest corner of the City of Dublin. GENERAL INFORMATION PROJECT: Planned Development (PD) Rezoning proposal for 44 single family residential units. Subdivision Map approval (Tentative Map 5588) for a 44 lot subdivision is concurrently requested. APPLICANTS AND REPRESENTATIVES: Mike E. Milani James R. Stedman & Associates Civil Engineers 365 Lennon Lane #100 Walnut Creek, CA 94598 PROPERTY OWNERS: Pu1te Home Corporation 4655 Old Ironside Drive, #320 Santa Clara, CA 95054 ASSESSOR PARCEL NUMBER: 941-115-14 PARCEL AND SURROUNDING LAND USES: The proposed residential project covers Parcel A of Parcel Map No. 2795 located in the southwestern corner of the City of Dublin. The 8.4+ acre site fronts on the south side of Bet1en Drive and extends from its western terminus for 700~ feet. The site is bordered on the west by the Valley Christian Center complex, to the south by the slope easements and road right-of-ways for Dublin Boulevard and Interstate 580, on the north by existing single family residential development, and on the east by the partially developed eight-lot single family residential subdivision approved under Tract 4929. The Gross Residential Acreage (GRA) available for residential development is 9.1+ GRA (includes one half of the fronting right-of-way for Bet1en Drive). PROPERTY DESCRIPTION, ZONING AND LAND USE: The existing elevation range for the site is from 555+ feet in the northeast corner of the site to 660+ feet in the northwest corner. Grading has previously occurred on the site as the southern half of the site has been previously utilized as a "borrow-pit". The site is currently vacant and is zoned R-1-B-E, Single Family Residential Combining District (10,000 square foot minimum lot size; 80 foot minimum average lot width). --------------------------------------------------------------------------- ITEM NO. ~.3 COPIES TO: Applicant Owner ZONING HISTORY: The subject property was rezoned from A-2, Agricultural District, to the R-1-B-E, Single Family Residential-Combining District by Zoning Unit 510, approved by the Alameda County Board of Supervisors on November 27, 1986. On November 16, 1978, The California Conference of Methodist Churches received approval from the Alameda County Planning Commission for a two- parcel Minor Subdivision under Tentative Parcel Map 2795. The parcel split was requested in anticipation of the submittal of a Conditional Use Permit application requesting approval for the development of a church on the 8.4+ acre subject property (Parcel A). The plans for development of a church on this site never materialized. Parcel B of the Minor Subdivision was subsequently split into eight single family residential lots under Tract 4929. APPLICABLE REGULATIONS: A. SUBDIVISION ORDINANCE Title 8, Chapter I, Alameda County Subdivision Ordinance as adopted and amended by the City of Dublin, reads in part: 8-1-2 INTENT. It is the intent of this chapter to promote the public health, safety and general welfare; to assure in the division of the land consistent with the policies of the Dublin General Plan and with the intent and provisions of the Dublin Zoning Ordinance; to coordinate lot design, street patterns, rights-of-way, utilities and public facilities with community and neighborhood plans; to insure the area dedicated for public purposes will be properly improved, initially, so as not to be a future burden upon the community; to reserve natural resources and prevent environmental damage; to maintain suitable standards to insure adequate, safe building sites; and to prevent hazard to life and property. B. GENERAL PLAN DESIGNATION AND POLICIES The site is designated by the City of Dublin General Plan as Residential: Single-family (0.9 to 6.0 units per Gross Residential Acre), which would accommodate detached and zero lot line (no side yard) units. General Plan Development Policies for the site are as follows: Site: Acres: Minimum-Maximum Units: General Plan Residential Designation: South side Bet1en Drive, West of Prow Way 9 9-54 Single Family Applicable General Plan Policies include the following: 2.1.3 Residential Compatibi1ty Guiding Policy A. Avoid abrupt transitions between single family development and higher density development on adjoining sites. Implementing Policy B. Require all site plans to respect the privacy and scale of residential development nearby. 3.3 OPEN SPACE FOR OUTDOOR RECREATION Guiding Policy E. Restrict structures on the hillsides that appear to project above major ridge1ines. -2- The present undisturbed natural ridge1ines as seen from the primary planning area are an essential component of Dublin's appearance as a freestanding City ridged by open hills. Implementing Policy F. Use subdivision design process and the site design review process to preserve or enhance the ridge1ines that form the skyline as viewed from freeways (I-580, 1-680) or major arterial streets (Dublin Boulevard, Amador Valley Boulevard, San Ramon Road, Village Parkway, Dougherty Road). 5.6 SCENIC HIGHWAYS 1-580, 1-680, San Ramon Road and Dougherty Road were designated scenic routes by Alameda County in 1966. These are the routes from which the people traveling through Dublin gain their impression of the City, so it is important that the quality of views be protected. Guiding Policy A. Incorporate previously designated scenic routes in the General Plan and work to enhance a positive image of Dublin as seen by travelers. Implementing Policy B. Exercise design and review of all projects within 500 feet of a scenic route and visible from it. 7.2 EROSION AND SILTATION CONTROL Guiding Policies B. Regulate grading and development on steep slopes. Implementing Policies E. Review development proposals to insure site design that minimizes soil erosion and volume and velocity on slopes of over 30 percent. 8.0 SEISMIC SAFETY AND SAFETY ELEMENTS Implementation Policies 8.1.2 Required Geotechnical Analyses A. A preliminary geologic hazards report must be prepared for all subdivisions. Any other facility that could create a geologic hazard, such as a road or a building on hillside terrain, must also have such a study. Each of the hazards described in the Seismic Safety and Safety elements must be evaluated. This hazard analysis shall be prepared by a registered Engineering Geologist. F. Any changes in grading or building design that would be significantly affected by geologic hazards or soils conditions, or in turn would significantly alter geologic or soils conditions, shall be accompanied by a re-ana1ysis of those conditions. In addition, any conditions discovered during excavation or grading that significantly depart from the previously described geologic and soils setting shall be evaluated. 9.0 NOISE ELEMENT Noise exposure contours projected for 2005 based on anticipated traffic volumes increases indicated noise in the 70 CNEL to 75 CNEL range at the south side of the property. -3- Guiding Policy A. Where feasible, mitigate traffic noise to levels indicated below: Land Use Compatibility for Community Noise Environments Land Use Category Normally Acceptable Conditionally Acceptable (Noise Insulation Features Required) Residential 60 CNEL 60-70 CNEL C. ZONING ORDINANCE 8-30.0 PLANNED DEVELOPMENT DISTRICTS: INTENT: Planned Development Districts, hereinafter designed 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: 1) Be in accord with the Policies of the General Plan of the City of Dublin. 2) 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. 3) Provide an environment that will encourage the use of common open areas for neighborhood or community activities and other amenities. 4) Be compatible with and enhance the development of the general area. 5) Create an attractive, efficient and safe environment. 8-32.12 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 review 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 review by the Planning Commission, the Planning Commission may recommend to the City Council that: 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. 8-31.1.5 COMMON AREAS - PROVISIONS, OWNERSHIP AND MAINTENANCE. Maintenance of all lands included within the plan not utilized for building sites, State and City 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. -4- ENVIRONMENTAL REVIEW: The City proposes to adopt a Mitigated Negative Declaration of Environmental Significance which finds the proposed project will not have a significant impact on the environment (see Exhibit A - Draft Resolution regarding the Mitigated Negative Declaration of Environmental Significance and Background Attachment 2 - Draft Mitigated Negative Declaration of Environmental Significance). NOTIFICATION: in The Herald, buildings. Public Notice of the April 21, 1986, hearing was published mailed to adjacent property owners, and posted in public ANALYSIS: The applications by Pu1te Homes Corporation propose 44 single family residential lots on 8.4+ acres of property located on the top of Bet1en Drive along the foothills of the southwest corner of the City below the Valley Christian Center complex. The site is one of the few remaining unplanned and undeveloped residential properties in the City. Staff has identified several primary issue areas that arose in the review of the subject development proposal. Prior to proceeding with the Staff analysis of the proposal, Staff requests direction from the Planning Commission on these key issure areas. 1) General Plan Policies and Zoning 2) Site Layout and Dimensional Design Criteria 3) Traffic Circulation and On-Street Parking 4) Site Grading 5) Architecture and Landscape Architecture 6) Environmental Review 1. General Plan Policies and Zoning While the proposed density of the 44-1ot development is within the density range established by the General Plan for the Residential Single-Family Land Use Category, Staff feels the proposed site plan layout conflicts with Implementing Policies outlined within the General Plan. The proposed density of the project appears in conflict with the Implementing Policy that calls for an avoidance of abrupt density transitions between adjoining residential developments. The proposed design of the cut-slope in the adjoining Valley Christian Center property appears to be inconsistent with the General Plan Implementing Policy that calls for use of subdivision designs which preserve or enhance the ridge1ines that form the skyline for the City as viewed from the freeway or major arterial streets. Additionally, the proposal to grade pads out to the southerly limit of the property may make the future homes on these lots visible from the adjoining 1-580 corridor. 2. Site Plan Layout and Dimensional Design Criteria The proposed Gross Residential Density at 5.2 dwelling units/Gross Residential Acre has a higher density than any nearby existing residential project. The typical minimum lot size and the typical minimum lot widths of lots in nearby residential projects are on summarized on Background Attachment #10. The proposed use of a comparatively narrow typical mlnlmum lot width creates a potential accessibility problem. The proposal would establish units on lots which encroach into the proposed five foot minium sideyards with a two-foot deep by 4'8" wide fireplace. This encroachment situation into one sideyard occurs for 34 of the proposed 44 lots and reduces the net sideyard to a 3 foot width for these lots. Access to the sideyards and the rearyards of the majority of the lots would be severely restricted if this proposed lotting layout was utilized. An undesirable aesthetic impact would -5- be created by the use of adjoining three foot sideyards where adjoining two-story units would visually have just a six foot separation. The presence of narrow sideyards would be aggravated by the Applicant's proposal to develop the entire site with two-story units. The general narrowness of the proposed lots will potentially lead to parking problems. Staff requestesd the Applicant prepare an On- Street Parking Analysis to indicate the number and location of potential on-street parking spaces. That Analysis indicated just slightly over three-fourths of a parking space for each of the proposed 44 lots (30 spaces). The location of proposed driveways along "B" Court and "c" Court would limit available on-street parking to two spaces and one space respectively. These two cul-de-sacs would essentially be denied by the design of the subdivision the use of any reasonably located on-street parking and would be competing with lots along "A" Street for what Staff feels is an inadequate amount of on-street parking. The five cul-de-sacs in the Dolan School Site project were required to provide one on-street parking space for each lot located along a cul-de-sac or make provision for five on-site spaces (i.e., two spaces in the garage, two spaces in the driveway and one additional space off the driveway). Staff also requested the Applicant prepare a Rearyard Useab1e Area Analysis to indicate the amount of level useab1e rearyard space proposed for each lot. A minimum area of 1,350 square feet was supplied to the lots in the 88-1ot Dolan School Site subdivision as the required minimum useab1e rearyard areas. The figure was derived from assigning a minimum of 15% of the average lot size in that subdivision (9,000+ sq. ft.) to be reserved for use as a level rearyard area. Within the Conditions of Approval of that subdivision, a minimum level rearyard depth of 15 feet (with the bulk of the lots to provide 18 feet) measured from the rear of the unit to the nearest change in slope was also imposed. A review of the Applicant's proposed subdivision layout reveals a total of six of the proposed lots with rearyard areas of less than the 1,350 square foot standard indicated above and with five lots with less than the recommended 15 foot minimum level rearyard setback distance from the rear of the proposed homes to the nearest slope change. While the concept of setting a minimum square footage standard for rearyard useab1e area is not derived from a zoning regulation, the concept warrants consideration to assure that each lot is provided a minimum functional rearyard area. Staff recommends that a minimum standard of 1,200 square feet for the rearyard useab1e area be utilized. This standard would be a compromise between the 1,350 square foot standard used for the 88-1ot Dolan School Site subdivision and the 1,000 square foot minimum standard applied to the smaller lots (45' x 95' minimum dimension) to be developed in the single family residential portion of the recently approved Villages at the Alamo Creek project. 3. Traffic Circulation and On-Street Parking Within his memo of February 24, 1986, the City Engineer (see Background Attachment #8) recommended that a cul-de-sac be constructed at the intersection of Bet1en Drive and proposed "A" street (generally situated at the current terminus of Bet1en Drive). This design change would allow for the elimination of the non- functional right-of-way stub currently present at the terminus of Bet1en Drive. The Conditions of Approval for this project should require the developer to initiate the necessary abandonment proceedings to provide for the City's consideration of abandoning the westernmost 85~feet of the right-of-way for Bet1en Drive. The area, if abandoned, should be incorporated into the subject development proposal and should be utilized to allow a modified grading plan to be prepared for this portion of the project to provide for rounder slopes with smoother transitions into surrounding natural grades. -6- Development of the cul-de-sac at the end of Bet1en Drive should be required to be done in a manner that provides for the development of a modified driveway connection to the DSRSD water tank. In acknowledgement of the previously stated desire to increase the amount of on-street parking available within this project (the recommended standard is a minimum of one on-street space for each lot with distribution made evenly across the project)), Staff is recommending that an alternate design for two of the three interior cul-de-sacs proposed to be utilized. The alternate design being forwarded for consideration would provide for the development of a total of twelve on-street parking spaces within the two elongated cul-de-sacs. The generalized design for this type of cul-de-sac is detailed in a Public Works drawing secured from the City of Antioch (Turning Bulb Drawing CD-31A-see Background Attachment #9). It is suggested that the design shown for the alternate cul-de-sacs be slightly modified to utilize a 41-foot outside radius dimension (instead of the 45-foot radius shown on the plan) and to specify that paving stone be utilized within the raised end-aisle areas (to avoid undesirable ongoing City maintenance for landscaping and irrigation improvements that otherwise might be established in these areas). Additional design adjustments may be determined necessary upon the review of improvement plans by the City Engineer in response to his efforts to minimize maintenance costs, maximize circulation efficiency, and make provision for street cleaning services. Use of these two modified cul-de-sacs would provide six on-street parking spaces within each of the affected cul-de-sac bulbs. Because of the number of lots proposed to be "loaded" along the cul-de-sacs in this project, parking problems are anticipated to occur if the current site plan layout is allowed to be developed. The third cul-de-sac on the site (at the end of Street "A") could remain with the standard design due to the presence of a long uninterrupted section of street frontage caused by the presence of three proposed "through-lots" (Le., the lots with double street frontage along the north portion of the cul-de-sac). Given the reduced number of lots with direct driveway access onto this cu1-de- sac and the increased amount of available curb-side parking, no adjustment from a standard cul-de-sac design would appear to be necessary to address potential on-street parking problems for this cul-de-sac. Related to the above stated circulation concerns is the potential on-lot accessibility problems mentioned previously in this Report which would be created if the narrow sideyard dimensions proposed were accepted as submitted. Access for maintenance and/or development of the rearyard areas of the majority of the proposed lots in this subdivision would be severely hampered if use of five foot minimum width sideyards with two foot encroachments by fireplace chimney popouts (three foot net width) were allowed. An alternate minimum sideyard standard is detailed in the project Analysis Section dealing with recommended Dimensional Design Criteria (see Background Attachment #11). 4. Proposed Site Grading Under the Applicant's proposed grading plan, the 8.4+ acre site would be extensively regraded to create one large, essentially level super-pad (proposed pad elevations ranging from 614.5 to 623.0). To accomplish this proposed grading approach, the Applicant is requesting approval to place up to 27 feet of fill material in the northeast corner of the site on the existing slopes above Bet1en Drive. This area currently slopes upward from Bet1en Drive a total of 50+ feet at a 5:1 slope (50' vertical gain over a 250'+ horizontal distance). The major area of proposed project grading is along the western edge of the property where the applicant proposes to establish 2:1 cut slopes up to a height of 50' feet with the proposed face of the cut slope lying completely off-site on the adjoining Valley Christian -7- Center property. The Church representatives have indicated their preliminary approval of the proposed grading concept in their letter of April 8, 1986 (see Background Attachment #8). As proposed, the 2:1 cut slope face would sit vertically at a 900 angle with the existing natural contours at the south-southeastern portion of the Church property. If graded as proposed, the cut-face slope would present a significant visual impact to viewers from the Valley floor and travelers along the 1-580 corridor. Staff recommends the Applicant be directed to adjust the site grading plan to accommodate the following items: - Place the concrete drainage ditch proposed at the base of the cut slope on the west side of the property at the interior of the respective lots along the west property line. This redesign would shift to the future property owners along the west property boundary split the responsibility of ongoing maintenance for this drainage facility. It would also allow the toe of this slope to be moved easterly by 5'to 8", thereby allowing a slight reduction in the steepness of the slope. - Adjust the grading design of the off-site cut slopes to provide use of contour-rounded grading designs which conform as closely as possible with surrounding natural slopes to avoid a man-made engineered appearance, and to allow the formation of gradual transitions to the natural terrain. - Provide for the formulation and recordation of a recorded slope mainentance easement between the developer and the Church to clearly establish the respective on-going responsibilities for maintenance and up-keep of the proposed cut-slope and accompanying drainage facilities. - Adjust the grading plan to provide for the development of a four- foot minimum height perimeter berm (with a six-foot high architectural-sound wall) along the south perimeter of the property to help soften the visual impact future development will create to views from traffic lanes of 1-580. This adjustment can be accomplished in part by a lowering of the roadway surface and adjoining pad elevations for the south end of "A" Street. 5. Architecture and Landscape Architecture As indicated previously in this Report, the Applicant proposes to use three types of two-story units. The design of these units are considered to be generally compatible with surrounding development as regards architectural materials to be used and the level of architectural detail for the building elevations and roof plans. Two of the three unit types proposed will utilize a 7'~ setback for the second story portion of the structure as measured from the ground floor garage area. This feature would serve to partially mitigate the visual impact of using all two-story units and having those units placed on comparatively narrow lots. An additional mitigating feature is the proposal to use varying front yard setbacks (18', 20' and 23') to provide some setback variation to the project as viewed from the street. Despite the items indicted above, the proposed use of all two-story units remains a concern to Staff. It is Staff's feeling that the proposed use of comparatively narrow lots and narrow sideyards will result in the development of an intrusive street scope if all units are maintained at a two-story height. The architectural plans submitted by the Applicant to detail proposed floor plans and building elevations included a one-story floor plan (1,609 sq. ft.) which, if utilized in this project, would require the use of slightly wider lots to accommodate its 45 foot width (the three two-story units proposed to be used are all approximately 36 feet in width). To provide for a product mix more in keeping with that of surrounding -8- residential developments, Staff recommends that the Applicant be directed to develop a minimum of 20% of the lots in this project with single story units. Staff requested that the Applicant prepare and submit a Preliminary Landscape Plan to detail the proposed treatment of slope areas planned above and below the proposed development area. Planting of these areas is considered necessary to mitigate the visual impact of the height of the slopes and to soften the engineered appearance they will have. Additionally, use of slope planting will facilitate general slope stability. The planting plan utilized for these areas should incorporate the use of 5 gallon sized trees to provide a balance between the desire to maximize the number of trees planted while also providing planting that will provide some level of planting mass within a two to three year time frame. (The plan proposed the use of one gallon sized trees.) Tree planting on the off-site cut slope area should be made a responsibility of the developer and should be done in conjunction with the development of a maintenance agreement requiring that the developer care for planting for a minimum of a two-year period to assure the majority of the tree planting can establish a foothold and will have a higher long-term survival probability. The number of trees planted along the slopes should be increased from the level shown on the Preliminary Landscape Plan. The size of the cut slope area above the project's west boundary is shown on the Applicant's submittal to cover approximately 1.25 acres. To meet the previously stated recommendations that these cut slopes be adjusted to better transition into existing slopes and to provide for use of variable slopes, this cut slope area would need to be increased to approximately two acres. A tree planting standard of one tree for each 2,000~ square feet of slope area is recommended and would require the planting of approximately 50 additional trees. A minimum ratio of one tree for each 1,500~ square feet of slope area is recommended for the slope area along Betlen Drive. The slope area proposed along Bet1en Drive will be approximately 1.75 acres in size and would require approximately 50 trees at the recommended planting ratio. In addition to the recommended slope planting, Staff recommends that the developer be required to plant one tree in the front yard area of each lot created. Part of the review of the project's landscape architecture includes a review of the type and location of project fencing. The fence detail supplied by the Applicant is not considered by Staff to be substantial enough in design or materials for use as perimeter project fencing. An alternate design which will require less long term maintenance and a more substantial appearance should be submitted as part of the Site Development Review process for this project. 6. Environmental Review As indicated elsewhere in this Report, Staff is recommending that a Mitigated Negative Declaration of Environmental Significance be adopted for this project. The Initial Study prepared for this project identified the following six Environmental Components (see Background Attachment #2): 1. General Plan Policies and Zoning 2. Soils, Geology and Seismicity 3. Traffic Circulation 4. Noise 5. Visual Resources 6. Energy -9- The Draft Mitigated Negative Declaration of Environmental Significance has been formatted in a manner that presupposes the Applicant will agree to substantive project design changes and/or to enter into binding commitments that address and mitigate each potential significant environmental impact identified in the Initial Study prepared for this project. A review of the above six Environmental Components reveals that an overlap exists between the Environmental Components listed and the issue areas identified elsewhere in the Analysis Section of this Staff Report. To date the Applicant has not agreed to, nor been requested to agree to, the proposed project redesigns and/or binding commitments necessary to accommodate the adoption of a Mitigated Negative Declaration of Environmental Significance for this project. Since it is Staff's opinion that the project as submitted would result in the over-development of the project site given the nature of surrounding land uses, the on-site physical development constraints and the project's apparent inconsistency with certain Implementing Policies of the City's General Plan, Staff considers it necessary and appropriate to secure generalized direction from the Planning Commission on the respective recommended project modifications generated for Staff before the environmental documentation for this project is finalized. CONCLUSION The Planning Commission's review of the subject applications should focus on the issue areas identified by Staff and the proposed project modifications outlined in the Staff Analysis section of this Report. The Planning Commission should indicate to Staff any desired additions or elaborations to the above analysis they feel are necessary to facilitate their review of the project. As indicated previously in this Report, Staff recommends that the Planning Commission utilize this initial public hearing to gain an overview of the project proposal and associated developmental impacts and concerns, keying in on the six sub-groupings of issue areas identified by Staff. Upon receiving input from the Staff, applicant and the general public, Staff recommends the Commission provide comments and/or specific direction for additional Staff review or revisions to the attached Draft Resolutions and continue the public hearing on the applications to the meeting of May 5, 1986. RECOMMENDATION FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from applicant and the public. 3) Question Staff, applicant and the public. 4) Provide Staff and the applicant with the Commissioners' comments, keying in on the identified areas of primary consideration, and provide direction for additional Staff review and/or revision to the attached Draft Resolutions. 5) Continue the public hearing to the Commission meeting of May 5, 1986. -10- ATTACHMENTS Exhibit A Draft Resolution regarding the Mitigated Negative Declaration of Environmental Significance Exhibit B Draft Resolution regarding the Planned Development (PD) Rezoning applications Exhibit C - Draft Resolution regarding Tentative Map 5588 Exhibit D - Draft Ordinance for Planned Development (PD) Rezoning Exhibit E - Planned Development (PD) Rezoning and Tentative Map Submittals Exhibit F - Staff Study - April, 1986 Background Attachments: 1) Applicant's Written Statement 2) Draft Mitigated Negative Declaration of Environmental Significance and Initial Study 3) Site Location and Area Maps 4) Applicant's Letter of April 10, 1986, regarding Off Site Water Line Easement Acquisition 5) Peter Ka1dveer and Associates, Inc. (Project Geologists) Letter of April 9, 1986, regarding Preliminary Cut-Slope Recommendations 6) Preliminary Soils and Geologic Report by Harding Lawson dated February 21, 1986 7) Ward Tanneberg, Senior Pastor Valley Christian Center, Letter of April 8, 1986, regarding Grading Easement on Valley Christian Center Property 8) Agency Comments Received in Conjunction with Project Submittal 9) City of Antioch - Public Works Drawing; Turning Bulb Drawing CD-31A 10) Area Map Depicting Surrounding Subdivisions and Comparing Typical Minimum Lot Size and Typical Minimum Lot Widths 11) Chart Summarizing Staff's Recommendations for Dimensional Design Criteria and Comparison of Criteria to Project Submittal -11- b~.qJ:'}' ~'\ <\)~ RESOLlJrION 00. A RESOLlJrION OF THE P:LANNlNi <XMITSSION OF THE CITY OF DUBLIN REX:XMomNDI~ THAT A MITIGATED NffiATIVE DEcrARATION OF ENVIRONMENTAL SIGNIFICAOCE BE ADOPI'ED FOR THE PLANNED DEVELOPMENT (PD) REZONDG AND SUBDIVISION MAP (TENTATIVE MAP 5588) RmJESTS FOR A PLANNED RESIDENl'IAL DEVELOPMENT OF 44 LCYI'S PROPOSED OVER AN 8.4+ ACRE PROPERTY FRONTIN:; ~ THE SOU'lH SIDE OF THE TERMINUS OF BETLEN DRIVE, CO:LI.ECI'IVELY RmJESTED UNDER PA 86-010.1 AND .2 PULTE IIGtE CORPORATION - BETLEN DRIVE. WHEREAS, Pulte Horne Corporation submitted a request that the City rezone to a Planned Development (PD) District 8.4+ acres lying in the southwest corner of the City with a concurrent request for tentative map approval to subdivide the property into 44 - lots to acccmodate the planned residential development; and 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, require that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, pursuant to Public Resources Code Section 21000 et. seq., a Mitigated Negative Declaration of Environmental Significance has been prepared by the Dublin Planning Department with the project specific mitigation measures outlined in Staff's Initial Study of Environmental Significance dated April 16, 1986, regarding: 1. General Plan Policies and Zoning 2. Soils, Geology and Seismicity 3. Traffic Circulation 4. Noise 5. Visual Resources WHEREAS, the Planning Corrrnission did review and consider said Mitigated Negative Declaration of Environmental Significance at its meeting of April 2, 1986; and WHEREAS, proper notice of said public hearing was given as legally required; and WHEREAS, the Planning Corrrnission determined that the project, PA 86-010.1 and .2 has been changed by the applicant and/or the applicant has agreed to provide mitigation measures resulting in a project that will not result in the potential creation of any significant environmental impacts identified in the Initial Study of Environmental Significance; NCM, 'lHEREFORE, BE IT RESOLVED THAT THE Dublin Planning Corrrnission recommends that the City Council find that the Mitigated Negative Declaration of Environmental Significance 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 ADOPl'ED this 21st day of April, 1986. AYES: NOES: ABSENT : Planning Corrrnission Chairperson ATIEST: Planning Director ".V. I, rt"~,~.'4'r ~ " ~,c" 'U<i. c, '. ..f. ~,,' ,. ".., ~\ ~ : .'.' .. Jj p..etfe. to.sol~)"o", rL: /Y)/e,'S ;}~~ "/~ S~ t l"'-L ./kc./~"''i'-t-,'o'" ~'\ <::)~ D~4~}' RESOLUTION NO. A RESOLurION OF THE PI.ANNnI; CCMITSSION OF THE CITY OF Dum.IN ~I~ '!HAT THE CITY COl.JOCIL APPROVE TENTATIVE MAP 5588 C<JN:ERNIN:; PA 85-010.2 PULTE IDm CORPORATION - BETLEN DRIVE WHEREAS, Pu1te Home Corporation requests approval to subdivide 8.4+ acres of land lying in the southwest corner of the City into a 44 lot subdivision for proposed development with single family residential units in conjunction with a proposal to rezone the property to a Planned Development (PO) District; 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 the 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 Corrmission did hold a public hearing on April 21, 1986; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, The Staff Report was submitted recorrmending that the Tentative Map be approved in a modified fonnat, limiting development to a maximum 36 lots and subject to conditions prepared by Staff; and WHEREAS, the Planning Corrmission did hear and consider all said reports and recorrmendations as herein above set forth; and WHEREAS, the Planning Corrmission concurred with Staff's recorrmendation for a lot count reduction to provide for an average lot size more compatible with the on-site topographic constraints and with the surrounding character of residential development; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been previously adopted for the subject Tentative Map request and the concurrent Planned Development (PO) Rezoning request (Planning Corrmission Resolution No. 86- ); and WHEREAS, the Planning Corrmission finds that the proposed Tentative Map, in its modified layout and with a lot reduction to a maximum of 36 lots, will not have a significant environmental impact; NaY, THEREFORE, BE IT RESOLVED THAT THE Planning Corrmission does hereby find: 1. Tentative Map 5588 is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances. 2. Tentative Map 5588 is consistent with the City's General Plan as they apply to the subject property. 3. Tentative Map 5588 will not result in the creation of significant environmental impacts. 4. health or injurious Tentative Map 5588 will not have substantial adverse effects on safety or be substantially detrimental to the public welfare, or be to property or public improvements. f>,.fc lI..so/uClotl f..€: PD It 1L2.CJ" ,." J -1- rY~,.lit~l~~~.~, ' " ""; fff~' ~ ,'-. :,,~-ul '. _132____ 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 site is physically suitable for the proposed development in that the design and improvements are consistent with those of similar existing residential developments which have proven to be satisfactory. 7. 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, yet not readily available in the City of Dublin. 8. 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. 9. 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 Corrmission recommends that the City Council approve Tentative Map 5588 - PA 86-010.2 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 othewise specified. GENERAL PROVISIONS 1. Approval of Tentative Map is subject to the subdivider securing final approval from the Dublin City Council for the Planned Development (PO) Rezoning request covering the subject property (PA 86-010.1). Any modifications to the project design resulting from the Planned Development (PO) Rezoning action shall supercede 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. ARCHEO:LCX;Y 2. 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 3. 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 Improve- ment Plans and Specifications. b. All required landscaping along and/or within public streets shall be installed and established. c. An as-built landscaping plan for landscaping along and/or within public streets prepared by a Landscape Architect, together with a declaration that the landscape installation is in conformance with the approved plans. -2- d. 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 project Geologist or Soils Engineer that all work was done in accordance with the reccmnen- dations contained in the soil and geologic investigation reports and specifications, and that continuous monitoring was performed by a representative of the Soils Engineer. 4) 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) . COVENANTS, CONDITIONS AND RES'IRICTIONS 4. 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 the recordation of the Final Map. The C.C. & R. 's shall be reviewed and approved by the City to assure that: a. There is adequate provlslon for at least the maintenance, in good repair, of drainage and erosion control improvements. b. The Association shall keep the City Planning Department informed of the current name, address and phone number of the Association's official representative. c. 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. d. Parking of recreational vehicles or boats shall be prohibited, except in designated recreational vehicle parking spaces. DRAINAGE 5. Roof drains shall be tied into the storm drain system in a manner approved by the City Engineer. 6. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. DEBRIS 7. 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. 8. 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 contruction period, as determined by the City Engineer. EASEMENTS 9. Where the subdivider 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 City Engineer. -3- 10. Existing and proposed access and utility easements shall be submitted for review and approval by the City Engineer prior to the grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. 11. Public utility easements shall be established for the electric distribution system and to provide for lines for the Telephone Company. FIRE 12. 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 confonn to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District. All such work will be subject to the joint field inspection of the City Engineer and Dublin San Ramon Services District. FRONTAGE IMPROVEMENTS 13. 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. 14. Bet1en Drive shall be tenninated with a "knuckle" cul-de-sac of a design, location and side slope gradient detennined acceptable to the City Engineer prior to recordation of the Final Map. GRADING 15. Prior to commencement of construction of any structures, site grading shall confonn with the recommendations of the project Soils Engineer, to the satisfaction of the City Engineer. A declaration by the Soils Engineer that he has supervised grading and that such confonnance has occurred shall be submitted. 16. 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 utili ties, Cable 'IV, 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. 17. 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 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 specifica- tions. Inspections that will satisfy grading plan requirements shall be arranged with the City Engineer. 18. Any grading on adjacent properties will require recorded written approval of those property owners affected. 19. Grading of the Valley Christian Center property shall be modified to provide rounded slopes of varying gradients to create a more natural appearance. 20. 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 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. -4- HANDICAPPED ACCESS 21. Handicapped ramps and parking shall be provided as required by the State of California Title 24. IMPROVEMENT PLANS, AGREEMENTS AND SECURITIES 22. All irrprovements 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. 23. Prior to filing for building pennits, precise plans and specifications for street irrprovements, 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. 24. The subdivider shall enter into an Improvement Agreement with the City for all public irrprovements. Complete irrprovement plans, specifications and calculations shall be submitted to, and reviewed by, the City Engineer and other affected agencies having jurisdiction over public irrprovements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed irrprovements along adjacent public street(s} and property that relate to the proposed irrprovements. All required securities, in an amount equal to 100% of the approved estimates of construction costs of irrprovements, 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 irrprovements, prior to execution of the Improvement Agreement. PARK DEDICATION 25. Park land dedication fees shall be paid prior to the issuance of Building Pennits or prior to recordation of the Final Map, whichever occurs first. The City Engineer shall calculate the in-lieu fee based upon the Subdivision Ordinance. For in-lieu fee calculation purposes, the preliminary park dedication land required is approximately 0.396 acres (0.011 acres/dwelling unit X 36 units). Final calculations shall be made by the City Engineer at the approval of the Final Map. STREETS 26. The minimum unifonu gradient of streets shall be 0.5% and 1% on parking areas, and 2% on soil drainage. The street surfacing shall be asphalt concrete paving. The City Engineer shall review the project's Soils Engineer I s structural 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 City Engineer. The subdivider's Soils Engineer shall detennine a preliminary structural design of the road bed. Mter rough grading has been completed, the developer shall have soil tests performed to detennine the final design of the road bed and parking areas. 27. An encroachment pennit shall be secured from the City Engineer for any work done within the public right-of-way of Betlen Drive where this work is not covered under the irrprovement plans. UTILITIES 28. 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, or in public streets. 29. Prior to filing of the grading and irrprovement plans, the developer shall furnish the 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 the development. -5- 30. Secure DSRSD agreement to maintain the system excluding individual laterals. acceptable to DSRSD. on-site sanitary sewer collection The system shall be designed as 31. All utilities to and within the project shall be undergrounded. 32. 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. WATER 33. 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 confonn with all of the requirements of the officially adopted Water Code of the Distict, and will be subject to field inspection by the District. 34. Comply with DSRSD, Public Works, requirements, particularly regarding: a. The elevation of the stonn drain relative to the sewer lines. b. The location of the sewer man-holes. They shall be in parking or street areas accessible by District equipment. c . Dedication of sewer lines. d. Location and design of the water system values. MISCELLANEOUS 35. Copies of the project plans, indicating all lots, streets and drainage facilities, shall also be submitted at 1" = 400-ft. scale, and 1" = 200-ft. scale for City mapping purposes. 36. Maintenance of common areas including ornamental landscaping, graded slopes, erosion control p1antings 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, and the performance guarantee required is released; thereafter, maintenance shall be the resonsibi1ity of a Homeowners' 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. 37. 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 Pennits on lots of the subdivision or the installation of any improvements related to this project. 38. Unit address information and directories shall be provided to the satisfaction of the DSRSD - Fire Department, Postal Services, and Dublin Planning Department. 39. Install street light standards and luminaries of the design, spacing and locations approved by the City Engineer. 40. The subdivider 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. Addresses shall be assigned by the City Building Official. -6- 41. Street trees, of at least a 15-ga11on 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. 42. A current title report and copies of the recorded deeds of all parties having any record title interest in the property to be developed and, if necessary, copies of deeds for adjoining properties and easements thereto, shall be submitted at the time of submission of the grading and improvement plans to the City Engineer. 43. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. PASSED, APPROVED AND ADOPTED this 21st day of April, 1986. AYES: NOES: ABSENT : Planning Commission Chairperson ATI'EST: Planning Director -7- D~I4f:" . .. ,. RESOLurION 00. ;) A RESOLurION OF 'lHE PI.ANNIN; <XMITSSION OF THE CITY OF DUBLIN ------------------------------------------------------------------------------ ~IN:; THAT THE CITY cotJOCIL APPROVE AND ESTABLISH FINDIN:;S AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PO) REZONIl-I; CO~l-I; PA 86-010.1 PULTE H~ CORPORATION - BETLEN DRIVE WHEREAS, Pu1te Home Corporation requests the City rezone 8.4+ acres of land lying in the southwest corner of the City, to a Planned Development (PO) District for a planned residential development of 44 single family residential detached units; and WHEREAS, the Planning Commission did hold a public hearing on the project on April 21, 1986; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the application be approved in a modified format, limiting development to a maximum of 36 lots and subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony as herein set forth; and WHEREAS, the Planning Commission concurred with Staff's recommendation for a lot count reduction to provide for an average lot size more compatible with the on-site topographic constraints and the surrounding character of residential development; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been previously adopted for the subject rezoning request and the concurrent Tentative Map request (Planning Commission Resolution No. ; and WHEREAS, the Planning Commission finds that the proposed rezoning, as modified to reflect a lot count reduction to a maximum of 36 lots, is consistent with the City General Plan and Policies; and WHEREAS, the Planning Commission finds that the proposed rezoning, in its modified layout, will not have a significant environmental impact; and WHEREAS, the rezoning, as modified, is appropriate for the subject property in terms of being compatible to existing land uses in the area, and will not overburden public services; and WHEREAS, the rezoning 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; and WHEREAS, there is little or no probability that the rezoning, as modified, will be a detriment to, or interfere with, the City's General Plan; ~, 'lHEREFORE, BE IT RESOLVED THAT THE Planning Commission hereby recommends that the City Council approve the Planned Development (PO) Rezoning request PA 86-010.1 subject to the following Conditions of Approval. j),..:J 5t: R Q..Sa I ~ f::,' On 11/;: 1in-t~~/~ p1~f -1- [,' Y!-i, n,',"',~',.,."~.,. ,. ""liE " f "f '\I $ . >I, 'i . " i.. ," : ., .-.' ~J; I~ '_~'h'" CONDITIONS OF APPROVAL PA 86-010.1 GENERAL PROVISIONS 1. This approval is for a planned residential development for a maximum of 36 single family dwelling units over an 8.4+ acre property. Development shall be generally consistent with the following submittals, modified to generally conform to the Staff Study of April, 1986, and with the Condi tions of Approval outlined below. A. Subdivision 5588 Tentative Map, Preliminary Grading and Planned Development Plan - Consisting of two sheets and including four project cross-sections, prepared by James Stedman & Associates, Inc. , Civil Engineers/Surveyors, and dated received March 10, 1986. B. Rearyard Useab1e Area Analysis - Consisting of a single sheet, prepared by James Stedman & Associates, Inc., Civil Engineers/Surveyors, and dated received March 10, 1986. C. On-Street Parking Study - Consisting of a single sheet, prepared by James Stedman & Associates, Inc., Civil EngineerS/Surveyors, and dated received March 10, 1986. D. Preliminary Landscape Plan - Consisting of a single sheet, prepared by Frisbie, WCXJd & Associates, and dated received March 11, 1986. E. Preliminary Floor Plans, Sections and Elevations - Consisting of sheets 2.3, 2.4, 2.5, 2.6, 2.7, 3.3, 3.4, 3.5, 3.6, 3.7, 4.3, 4.4, 4.5, 4.6, 4.7, 5.3, 5.4, 5.5, 5.6 and 5.7, prepared by Aram Bassenian, A.I.A. & Associates, Inc., Architecture and Land Planning, and dated received March 10, 1986. 2. Site Development Review approval for this project shall be secured prior to the recordation of the Final Map or the issuance of grading permits. 3. Except as may be specifically provided for within these conditions of approval, the development shall comply with City of Dublin Site Development Review standard Conditions. 4. Except as may be specifically provided for within these Conditions of Approval, development shall comply with City of Dublin Police Services Standard Residential Building Security Requirements. 5. Approval of this Planned Development is for two years as is specified in Section 8-31.2(b) of the Zoning Ordinance, or as detailed on an approved project phasing schedule. 6. The site plan design changes called for by the Staff Study of April 1986 (concerning the proposed adjustment to the street layout and design, adjustments to increase the provision of on-street parking, and adjustments to the proposed lots to meet the Minimum Average Lot Size, Minimum Average Level Pad Size, Minimum Average Lot Width, Minimum Sideyard, and Minimum Aggregate Sideyard Standards established in Condition #7) shall be subject to review and approval through the Site Development Review process. 7. Minimum dimensional criteria for the single family residential units established in this project shall be as follows: A. Front yards - 20-foot minimum; subject to review and approval by the Planning Director, may be varied from 18 to 23 feet to provide variety while maintaining a 20-foot minimum average. -2- B. Side Yards - 1. One story units 5-foot minimum flat and useable - 10-foot minimum aggregate flat and usable - 12-foot minimum street side sideyard with 7- foot minimum flat and usable 2 . Two story units 6-foot minimum flat and useab1e each side - 12-foot minimum aggregate flat and usable - 15-foot minimum street side sideyard with 7- foot minimum flat usable C. Rear Yards - 20-foot minimum with 15-foot minimum to be flat and useab1e. D. Pad Areas - 1. One story units 57' x 95' minimum, with the 57' width measured at the front setback line and carried through to the rear of the lot. 2. Two story units 50 I x 95' minimum, with the 50' width measured at the front setback line and carried through to the rear of the lot. E. Rearyard Usable Areas - 1,200 square foot minimum. In addition to the above, the design of single family residential units developed shall provide for the maximum unit privacy through use of building layouts which maximize useab1e side and rear yard areas with offsets of windows and similar inter-building design considerations. A large majority of the two-story units shall observe an additional front yard setback requirement whereby the building face of the second story shall observe a minimum setback of an additional five feet + from the building face of the garage. Two-story units shall generally avoid use of shed-type roof designs, but rather shall generally utilize roof designs which serve to mitigate possible visual impacts resulting from the height of the units and the proximity of having one two-story close to another two-story unit. Except as specifically modified by the above listed design criteria, or as established elsewhere in the Conditions of Approval for this project, the single family residential lots developed within this project shall be subject to the guidelines of the R-1 Single Family Residential District as regards both land use restrictions and minimum/maximum development criteria. ENERGY 8. All units shall contain standard and currently available energy saving devices, and shall be insulated in accordance with Title 24, State of California Administrative Code. All buildings shall be designed to comply with Title 24 Energy Regulations. MUNICIPAL SERVICES AND FACILITIES 9. Water Supply A. Combustible construction shall not occur until the planned 12" water main extension is constructed and operable. B. The project shall incorporate all reasonable water conservation measures including water conservation applicances and separate metering of gas for hot water heaters. The project Architect, or Civil Engineer, shall provide a letter to the Planning Director or Building Inspector stating the water conservant toilets, shower heads, and automatic dishwashers with low flow cycles will be installed in the units in this project. -3- 10. Fire Protection A. All dwelling units within the project shall incorporate smoke detectors and spark arrestors on fireplaces. B. Fire hyrdants at the locations approved by the DSRSD-Fire Department shall be installed and operable, to the satisfaction of the DSRSD-Fire Department, prior to combustible construction. provision of raised blue ref1ectorized pavement markers shall be made in the center of the private vehicle accessways at each fire hydrant. C. Each building and residence unit shall include a lighted, clearly visible address. 11. Recreation Park land dedication fees shall be paid prior to recordation of the Final Map. The City Engineer shall calculate the in-lieu fee based upon the Subdivision Ordinance. For in-lieu fee calculation purposes, the preliminary park dedication land required is 0.396 acres (assuming 36 dwelling units at a dedication of 0.011 acres/du). Final calculations shall be made by the City Engineer at the approval of the Final Map. NOISE 12. Interstate 580 A. Prior to issuance of building permits, the developer shall submit the appropriate documentation to demonstrate that all proposed development shall meet or exceed applicable State noise attenuation requirements. B. Prospective purchasers or residents of the lots proposed on the southern perimeter of the project shall be supplied with a written document, as applicable, indicating that exterior sound levels of up to 75 CNEL may be present due to traffic noise generated from Interstate 580. C. The developer shall construct a ffilnlffium 6-f=t high masonary or heavy timber sound-architectural wall along the southern perimeter of the property (500+ feet) and along the southerly section of the western perimeter of-the property (100~ feet). D. Sound-rated windows (Sound Transmission Class to be determined by the Acoustical Study) shall be provided for all dwelling units where the sound-architectural wall is determined inadequate to provide noise attenuation to assure interior noise levels do not exceed the 45CNEL level with a windows-closed situation. SI'IE DEVELOPMENT REVIEW SUBMI'ITAL 13 . Open Space A. Useab1e rearyard open space areas for all lots developed in this project shall be increased to meet a minimum standard of 1,000 square feet. The density of this project shall be further reduced if necessary to increase useab1e rearyard open space areas within the project to meet this standard. B. Fences on the lots along Bet1en Drive (northerly perimeter) shall be established within 30 feet of the top of the slope. -4- 14. Miscellaneous Site Development Review Items The developer shall confer with local postal authorities to determine the type of centralized mail receptacles, if required, that are to be developed for this project and provide a letter stating their satisfaction at the time the Site Development Review submittal is made. Specific locations for such units shall be to the satisfaction of the Postal Service and the Dublin Planning Department. If "gang" or centralized mail units are not required, the developer shall provide written documentation from the Postmaster stating the exemption. 15. Information detailing the design, location and materials of all fencing, and of retaining walls over two feet in height, shall be subject to review and approval as part of the Site Development Review submittals. The design of perimeter fencing shall be modified from the "good.- neighbor" fence submitted to a design which will provide a low maintenance fence with a more substantial appearance. 16. Slopes for areas adjoining both public and private roadways shall be designed to maximize the level areas available for landscape treatment and for general safety consideration and shall be subject to review and approval through the Site Development Review process. 17. Handicapped ramps as required by Title 24, State of California, shall be provided. 18. Signs established at the entrance to the project for identification purposes if proposed, shall be subject to review and approval as part of the Site Development Review submittal as regards location, copy construction materials and design. 19. Construction Impacts A. Earth moving shall be undertaken and carried out during the dry season. B. Prior to winter rains, all bare ground shall be hydroseeded. If grading is undertaken during winter time conditions, a plan shall be submitted for stabilization and control of erosion. Such plan may include mechanical soil stabilization, sediment barriers, and settling ponds. 20. SOILS AND SLOPE STABILITY A. All foundation design, grading operations and site construction work shall be consistent with the recommendations of a site specific soils report prepared for this project. Said report shall be submitted for review by the City Engineer. B. No cuts or fill slopes shall exceed a slope of 2.5:1 (horizontal to vertical). Where possible, cuts or fills shall be designed at a slope of 4:1 or flatter. C. All fills of sufficient height shall be keyed into the existing soils as recommended by the soils report prepared for this site. D. All cut slopes of sufficient height should have bench gutters to prevent drainage over the face of the slopes. E. Prior to any grading of the site, a detailed plan covering grading (including phasing), drainage, water quality, erosion and sedimen- tation control for construction and the post-construction period shall be prepared by the project Civil Engineer and/or Engineering Geologist, and shall be submitted for review and approval 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 assure that no -5- increase in sediment or pollutants from the site will occur. The plan shall provide for long-tenn maintenance of all permanent erosion and sediment control measures. F. All structures shall be set back from the top or toe of the slopes, as stipulated by the recommendations in the Soils Report prepared for this site. G. Catch-basins shall be installed during the primary grading operation where waters are concentrated. H. Graded slopes shall be revegetated with hydromulch with native vegetation. I. Soils inspection by the Soils Engineer representative shall be provided for by the developer during mass grading operations. J. All lots shall be graded to slope toward the streets to avoid rear yard drainage channels and protect slopes from erosion. K. All import soil, as applicable, brought onto the site shall be of a non-expansive nature. L. Where soil or geotechnical conditions encountered in grading operations are different from that anticipated in the soil and/or geological investigation reports, or where such conditions warrant changes to the recommendations contained in a site-specific/ project-specific soils and geotechnical report which shall be submitted for review and approval by the City 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. 21. Mass Grading A. Cuts and fills shall be designed to balance to the greatest extent possible to avoid the need of offsite hauling or extensive soil impact. B. Cut-and-fi11 slopes shall be contour-rounded to confonn as closely as possible with the natural slopes, to avoid a man-made appearance, and to fonn a gradual transition to natural terrain. C. Variable slopes shall be used to mitigate environmental and visual impacts of grading. D. The pad elevations of the Lots along the east end of "B" Court shall be lowered by a minimum height of 10 feet. The drop in the pad elevations at the end of the cul-de-sac shall be accomplished by establishing a 2'+ pad elevation drop between each affected lot along the cu1-de sac-:- E. The drainage ditch to be constructed at the base of the cut slope on the Valley Christian Center property shall be relocated to the interior of the rearyard fences of the lots along the west side of "A" Street. Maintenance responsibility of this ditch area shall be the responsibility of the property owner where the respective sections of drainage ditch are located. The toe of the slope of the proposed cut slope at the east edge of the project shall be moved easterly from 5' - 8' to allow a reduction in the steepness of the cut slope. F. Documentation shall be provided that a recorded agreement has been fonnulated between the developer and the adjoining church property which establishes the respective ongoing responsibilities for the maintenance and upkeep of the proposed cut-slope and the accompanying drainage facilities serving that slope. -6- G. The grading plan shall be adjusted to provide for the use of a four foot, minimum height, perimeter berm at the south property boundary which shall be provided in conjunction with the use of six foot, minimum height architectura1-soundwa11 to partially screen the proposed development from view from the 1-580 traffic corridor. H. The developer shall diligently pursue the necessary approvals to perform off-site grading to provide a smooth transition of slopes at the intersection of the rearyard slope of Lots & of Tract and the proposed lots at the eastern edge of "C" Court. TRAFFIC AND CIRCULATION 22. Bet1en Drive shall be tenninated with a "knuckle" cul-de-sac of a design, location and side slope gradient detennined acceptable to the City Engineer. 23. The new "knuckle" cul-de-sac at the current tenninus of Bet1en Drive shall be developed with a driveway connection and driveway to serve the existing DSRSD water tank. 24. The design of the cul-de-sacs utilized for "B" Court and "c" Court shall be modified to generally reflect the Background Attachment #9 of the April 21, 1986 Staff Report for this project, modified to utilize a 41- foot outside radius (instead of 45-feet) and to specify that paving stone be utilized within the two raised end-aisle areas in the center of the cul-de-sac. VISUAL RESOURCES 25. Detailed planting plans shall be developed for the open space slope areas and submitted for review and approval by the Planning Director. Tree planting within the slope area along Bet1en Drive shall be at a planting ratio of one tree @ 1,500+ square feet (50+ trees) or an alternate standard approved through the Site Development Review process. Tree planting within the cut slope area on the Valley Christian Center property shall be at a planting ratio of one tree @ 2,000+ square feet (50+ trees) or an alternate standard approved through the-Site Development Review process. Trees in both areas shall be a minimum five gallon size. 26. Uniform, durable fencing shall be installed along the boundaries of all lots. Fences for the lots extending down to Bet1en Drive shall be located no lower than thirty feet from the top of slope of the rear of the respective building pads. The developer shall be responsible for the installation of rear and sideyard fences throughout the subdivision. MISCELLANEOUS 27. 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 Corrmission approval through the Conditona1 Use penni t review process or, depending on the magnitude of the modification, submittal of a new Planned Development Rezoning submittal. Changes to the proposed finished floor elevations and site grading for the proposed single family residential lots shall not exceed a maximum deviation of five feet from the pad elevations indicated on the Staff Study dated April, 1986. 28. If occupancy within the project is requested to occur in phases, all physical improvements shall be required to be in place prior to occupancy except for items specifically excluded in a Construction- Phased Occupancy Plan approved by the Planning Department. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonable expected services and amenities, and completely separated from remaining additional construction activity. Any approved Construction-Phased Occupancy Plan shall have sufficient cash deposits or other assurances to guarantee -7- that the project and all associated improvements shall be installed in a timely and satisfactory manner. At the request of the Planning Director, written acknowledgements of continuing construction activity shall be secured from the property owners and any and all occupants for the portions of the project to be occupied, and shall be filed with the Planning Department. Said acknowledgements for a subdivision shall be part of the settlement documents between the developer and buyer. 29. 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. Cable TV hook-up shall be provided to each unit. D. 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. E. Street name signs, bearing such names as are approved by the Planning Director, shall have been installed. 30. Should occupancy of the units in the project be phased: A. The undeveloped area shall be maintained as acceptable to the DSRSD - Fire Department and shall be kept free of trash and debris. B. A road system of a design determined acceptable to the City Engineer and the Planning Department shall be installed. 31. Unit address information shall be provided to the satisfaction of the DSRSD Fire Department, Postal Service, Police Services, and the Dublin Planning Department. PASSED, APPROVED AND ADOPTED this 21st day of April, 1986. AYES: NOES: ABSENT : Planning Commission Chairperson A'ITEST: Planning Director -8- .;( (,,' ~..\. \~.~ ~~ ~ ^,- v ORDINANCE NO. DI?4pr AN ORDINANCE OF THE CITY OF DUBLIN AMENDING ZONING ORDINANCE TO PERMIT THE REZONING OF REAL PROPERTY LOCATED GENERALLY IN THE SOUTHWEST CORNER OF THE OITY OF DUBLIN The City Council of the City of Dublin does ordain as follows: SECTION I: Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the following manner: Approximately 8.4+ acres generally located in the southwest corner of the City of Dublin, consisting of Parcel A of Parcel Map No. 2795 fronting along a section of the south side of Bet1en Drive which extends easterly from the terminus of Bet1en Drive for a distance of approximately 700 feet, are hereby rezoned to the Planned Development (PD) District; and PA 86-010 (.1 and .2) Pu1te Home Corporation - Bet1en Drive, as shown on Exhibit A (Mitigated Negative Declaration of Environmental Significance), Exhibit B (Approval, Findings and General Provisions of the Planned Development (PD) Rezoning), Exhibit C (Resolution regarding Tentative Map 5588) 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 of the area is as follows: SECTION II: 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 name of the Counci1members voting for and against the same in The Herald, a newspaper published in Alameda County and available in the City of Dublin. PASSED AND ADOPTED by the City Council of the City of Dublin on this th day of , 1986, by the following votes: AYES: NOES: ABSENT: Mayor ATTEST: City Clerk D,..:J -5-t O..J,'V1 ~~e.c. 5-(7)0- P.D Re'2on""'J ~YHlBn __0__- -:z w U )- w ::l ~ j =I j~ j ~I / i I , , (i) / N N / ..- (j) ... - -'u ;:'.1 ;/.../-' .~" -!:-~>'.:"~ '::Y:':~;:::'~- -- '~/rf~g:{~<;~ I\) \ ~~~ <:) ~ " /t:!1 SED ~fIVJl::"-J, Itlfijrt~(4/{~/tP SitDvJnVtf.'~77l-if~F :?'~~,i; " ...'"",.,....~",>,......or-,v -"--'r'~" -._-.,- .~. ..~...,,,,,...,-,- .', '..-"~ ." PD . . R~~Ol1in j 1f-ntp-& -/Y} Q.f- , . _..- .$("{;'ltYJ,~f;,W- ", -+: EXHIBIT E ;;.}.-..." .. ''':..;!,,.,'':'-'..,. ,,<;~'''..J..,.. __........-: ( (, " G) / .~-.___~Oo---'._m LEGEND i ~o EXISTING CONTOUR LINE & ELEVATION VICINITY MAP l'IOT ~ 10 - 9:ALE ...--560- PROPOSED FINISHED CONTOUR & ELEVATION c PROPOSEO STORM DRAIN LINE. I1Il . iNLET p.GI5.z PROPOSED PAD ELEVATION GENERAL NOTES 43 LOT NUMBER OWNER: PULTE HOME CORPORATION NORHtERN CALIFORNIA DIVISION 1I655 IRONS IDES DRIVE. SUITE 320 SANTA CLARA. CA QS0511 CONCRETE V~DITCH OR DRAINAGE DIRECTION SUBDIVISION BOUNDARY SUBDIVIDER: PULlE NOME CORPORATION HORTHERN CALIFORNIA DIVISION 4655 IRO'SIOES OR lYE. sum l20 SANT A CLARA, CA CJS054 B.O.E. PROPERTY UNE STORti ORAtH E.ASeHsN1"' ENGINEER, JAMES R. STEOMAN . ASSOCIATES. INC. 365 LENNON LANE, lIDO WALNUT CREEK, CA g1l598 ReE 17See 10.000 S.F. MIN. IGENERAL PLAN DESIGNATION SlI UNITS AlLOWARLfJ FIw EXISTING ZONING, RIw PROPOSED lONING: PLANNED DEVELOPMENT PROPOSED NO. OF LOTS, 'MINIMlV'I lOT SIZE, MAXIMlV'I lOT SIZE, AYERAGE LOT SIZE, '" ',000 tS,F. 2',700 tS.F. 7,000 tS,F, CONTOUR INTERVAL: 2 FEET CUL-DE-SAC TOTAL AREA: 8.42 ACRES EXISTING USE OF PROPERTY: VACANT RIW 50' RIW PROPOSED USE OF PROPERTY: SINGLE FAMILY RESIDENTIAL 18' 18' 7' 4.S' l5 NATURE OF OEYELOPMENT, PLANNED DEVELOPME"'T /";C/JRB,GUTTER. / 'SOWK,(NP) -=, d'~ 11. _ ...r=;:- I-{ '"" ASPHALT COIJCRETE AGG. fMSej""B BASE MINOR RESIDENTIAL STREET' , GAS ANO ELECTR IC, PG'E WATER 1 FIRE: DURLiN SAN RAMON SERVICES IJISTRICT . SEilER: DUBLIN SAN RAMON SERVICES DISTRICT SCALE, 1" " 50' DATE: JANUARY 23. 1985 TYPICAL STREET SECTIONS ASSESS. PARCEL HO. 9111-115~11l HOT TO eC"'-L.6 BASIS OF BEARINGS: TRACT 2534, PlEASANTON TOWNSHIP IN ROOK 49 MAPS 6-9. THIS BEARIHG H 82"lO'l8' H BETHEEN chsr!?". ~;;C~~LfNr.JflIiF _:~- C~D7Giiij,- NIlD:5/ (- \"'" "~'/f \ '- /,'/ . "........ ,./''/ BUILDING AREA TABULATION PlAN NO. UNIT SIZE NO, OF UNITS TOTAl SQ.FT. 2 1581 S.F. 11 17,391 TOTAL TOTAL ~ROSS DEVELOPABLE AREA = 8.q2 AC. qq 3q,720. i ~ -_J I 76,lQ8 Q 1736 S.F. 20 5 lSQg S.F. 11 UNITS PER ACRE = ~ = 5.2 8.Q2 i c I ~ ,"j. 'i>WAL;i + - ~ PLAN 4 1736 &F. PLAN 5 1849 S.F.. 5' MIN. PLAN 2 1581 S.F. II _ VARlED FRONI YARD '7STBACK< -,- cr, <:> '" .' " - \l\ <:-l ('RIGHT Of wAY v r-Ace OF CURB : TYPICAL LOTTING SCHEME (~ ;,.." . '. ~;I~:~',~~ .;;, UH.D Ii:.> -' .' ~,.., ~,-,.. ~,..- , , , , P~~ffL;~S'f'1tl$'f)!~!;" ~"; .. _ G)' Q L; oip: WOOl CJ) W o Lei. (L ei.iJJ o O~ 8: dl3 <Dr -:L() -f- too \/~ ----,[ t " ~ o ill i7. Z u: 1 i , I , I .diE.! ~<1: : !L__ IJ [iil iD\ \l) \ \ \ \ \ \ \ \ \ \ \ \ , , \ \ , \ \ \ \ \ , \ \ \ \ \ \ \ \ \ \ \ \ \. \ \ \ \ \ \ I -<>J '~ ~l "\ \ i \ \ \ \ \ \ \ \ \ I-' <:(ffi I )- .A" <(). ........1'1 CZ o I z o / , L-.. . o w (f)' 5ta1rrNS ., COt-' I lY. ~ a:l ~. ,.; ii o 20: ~l , ,/ ill '- ~ iiI lY. ~2 ~lf) ': \ \ ~ '--'~",'-' ( I-' Offi I ;;. 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(~ (" ( RECEIVED JAN 241986, DUBLIN PlANNING January 23, 1986 Job No. 6067-85-00 WRITTEN STATEMENT The proposed project is a request to subdivide an existing 8.42 acre vacant parcel into forty-four (44) single family lots. The project site is located at the end of Betlen Drive. (See enclosed location map). The division of the 8.42 acres into 44 single family lots (averaging 7000 square feet) is not consistent with the present zoning which requires 10,000 square foot minimum, but is consistent with the general plan allowance of 54 lots. The improvement of this vacant parcel is in harmony with the surrounding residential character of the neighborhood and will increase land values and tax revenue to the City. A f f 1 I' C. 'i ,,{ ~ /JJ ...' t:L"l11 -Stj},t.tUtl1lttl ~"' \. "-"',;'.-": . '-c- .;':._ :".; ;', ~ _ _- c. o -~".}i~~;j;~~;~~':;~ ,-", -.-" Development Services P.O. Box 2340 Dublin, CA 94568 CITY OF DUBLIN Planning/Zoning 829-4916 Building & Safety 829-0822 Engineering/Public Works 829-4927 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR: PA 86-010.1 and ;.2 Pu1te Home Corporation - Betlen Drive Planned Development (PD) Rezoning and Subdivision Map (Tentative Map 5588) for a proposed planned residential development with 44 single family residential dwelling units. (Pursuant to Public Resources Code Section 2100, et seq.) LOCATION: The 8.4+ acre site is located in the southwestern corner of the City of Dublin, consisting of Parcel A of Parcel Map No. 2795 and fronting along a section of the south side of Bet1en Drive which extends easterly from the terminus of Bet1en Drive for a distance of approximately 700 feet. (APN 941-115-14) APPLICANT AND REPRESENTATIVE: Michael E. Milani James R. Stedman & Associates 365 Lennon Lane, #100 Walnut Creek, CA 94598 PROPERTTY OWNERS: Pu1te Home Corporation 4655 Old Ironside Drive, #320 Santa Clara, CA 95054 PROJECT DESCRIPTION: Planned Development (PD) Rezoning application for a proposed 44 unit planned development single family residential project. Subdivision Map approval for a 44 lot major subdivision is concurrently requested (Tentative Map 5588). FINDINGS: The project, as now proposed, will not have a significant adverse impact on the environment. The mitigation measures outlined in the Initial Study of Environmental Significance dated 1986, document the steps necessary to assure that the subject project will not have a significant adverse effect on the environment. INITIAL STUDY: The Initial Study of Environmental Significance dated 1986, provides a discussion of the environmental components listed below. Each identified environmental component has been mitigated through project redesign or through binding commitment by the applicant, as outlined in the Mitigation Measures Sections of the Initial Study of Environmental Significance. -1- t~~'~,~:f'Ai~f; .'O~ ATTACHMENll ....,........ ,.<-".,;. "'. . ':f;'~' < ;.-..,..~'-,,,.;...: ..~~~ ~'>. .........."'.~.w...;,...,:!..t........-';.~. ;",;:<_~-.s_'_WL'_"'F'" .A,;,. ",-,,~.;:.c,:. ., ,,; .,......:......._.~-.i........'.'..;!j,-,.,'-<:'.';,. ,~:.-.:: ~.._.:".......~."",., . .'..'...."'.. ."'~,..,_:...;..iL~."....''''' ~."."'. -, '';', ~'-'" ---, -'~,,""',-.....""'~.. '" \j,:,,-..:. <-'.- ENVIRONMENTAL COMPONENTS: 1. General Plan Policies and Zoning 2. Soils, Geology and Seismicity 3. Traffic Circulation 4. Noise 5. Visual Resources SIGNATURE: Laurence L. Tong Planning Director DATE: -2- '~ 1\\0 w." ~ VAI.L(Y CHRISTIAN CENTER !)!JllU'" ------------~------------------------------------- -------------------------------------- ------- -------- --------- -- - -- - - - - - - -- ----- - --- --. + --- - - -- --- -- - --- -- -- ------- --------- -------- ---- - - ---.-- ------- un ---~~~~=~~~~-----~---~~~=~~~[~:~~--~~==~a~-_-___~~~~~-_-_-_-_ --------------------- ",t'J / - ------------------------------------------------- ------------------------ - ---- -- ------- -- - ------- ----------------------------------------------- --------------- --------- -L """.00( . f~S 6 -() 10 ~~ :;:~7~i',.~"f?:_;.~""y~ !IE':"'" ;,f,.,~~~,.""...,}i' ,"'"--. '3.i;.f;i~:\:{:?P:t1{,j;.~....;..1:_:,~ ~ !fI~_ IIlilIl -...,.,,-..'""~~~:2rz.::;~_~ S :t4... LOc.~-tl 01/1 'iJt1cl f) rt 'd m'dtS ATTACHMENT 3 ..1- '80' ...".,., ~.I.:. :~}~ ..j r-' (~ PM. 2795 ,,-,,/53 TR. 4929 144/45 ..~ fA. 8e&>" (;) 10 TRAC., 2534 (Bk.49Pg.6l \ \ 117 ~'" 00'" "'NO "'11)0 I ,~ 'r-<D ....NN , ,- ~~,:. 116 ., J , 5 ~. - ).~-- f:'~'.:;~:, ~ ~ DILLON " ,~ .~. III N':;:#~:.!'r~ ."-- -~ . ..,." ':;'i~, .:.~. ~,i:.~:~- ',~:~~, ~"-.- a:~~ ;:.f~::_\ ~~";"(:': :<.. $.l4/,,;: .ro.:......: " ":' ,":>". " ,,> ~~. ,~. '". .,-, '!::1 .' "" -, 't ~j~~Si~~~L!~~~f . -7'/t;'...y J;.-4;.- ~- ~f .~,8~ :- ._...,:/'~.. . Z~ _ . ., .:.:: 1~~".':~~-::.~~~.~;.~;~.,:. ,.,1'.. 4'0 '.So .-.".....,p. ". )",! ~.. -. " '. "'-: ", ,~ ~ ". ~-,'- ',;;..: . -'''''''''''''-...~ ';.(110 1:9.;- ~./ ......,.. '. ' 1..,0_.':: '" -~ r,r-, ( (' James R. Stedman & Associates, Inc. Ci vil Engineers/Surveyors/Planners Mr. Kevin Gailey Senior Planner Ci ty of Dublin 6500 Dublin Blvd. Dublin, CA 94568 ttEC~'VEO, J\ P R 1 \)\986\ , . "'" DUBUN PLANNING April 10, 1986 Job No. 6067-85-00 Subject: Offsite Water Line Easement Acquisition Dear Kevin: As requested the following is a brief update on the status of the Offsite Water Line Easement Acquisition for the 12" water main extension to service Pulte's 44 Lot Subdivision Tract 5588 on Betlen Drive. As you are aware, the Dublin San Ramon Service District will be the lead agency in acquiring the necessary right of way from the two affected property owners, HANSEN APN 941-110-001 and VALLEY CHRISTIAN CENTER APN 941-022-002. Both parcel owners have been contacted by Bob Whitley of the Dublin San Ramon Service District. Initial contact was positive with meetings to be arranged during the week of April 14. I will keep you apprised of any further development. I trust that this provides you with the information that you require, If you have any questions, please contact me at this office. Yours very truly, JAMES R. STEDMAN & ASSOCIATES, INC. CIVIL ENGINEERS/SURVEYORS/PLfu~NERS ~/~'. Michael E. Milani Proj ect Manager MEM: dk cc: Mike Engle - Pulte Homes 365 Lennon Lane, Suite 100/Walnut Creek, California 9459Sffelephone (415) 935-9140 l{ -I o-~ " j f- CLef.. r OS~.S .'-f..~ w ~~../l./r GOS.f. If1 ~ hC r~: L.-hL All lel'~ Ir~ rl~ II F,. ,fili'lrJ'~, 7 ( Pl!tl!r Holdul!l!r ond A55DEiotl!5, InE. ( I Geotechnical Consultants 425 ROLAND WAY, OAKLAND, CALIFORNIA 94621, 415/568-4001 April 9. 1986 K836-7, 08305 Pulte Home Corporation, Northern California Division 4655 Ironsides Drive, Suite 320 Santa Clara, California 95054 Attention: Mr. Michael Engle RE: PRELIMINARY CUT SLOPE RECOMMENDA TIONS SUBDIVISION 5588 DUBLIN, CALIFORNIA Gentlemen: In accordance with your request, we are providing preliminary slope recommendations for the cut slope located along the western property line of Subdivision 5588 located in Dublin, California. Our firm is currently performing geotechnical engineering services for the project and have completed the initial phase of our field investigation. Based on our review of the information gathered to date we anticipate that the cut slope will extend into sandstone bedrock materials. It is our opinion that a slope with an inclination of 2 horizontal to 1 vertical will be stable with respect to gross stability in these materials. Any slopes greater that 25 feet high should incorporate horizontal benches at intervals of no more than 25 feet vertically. The benches should be at least 10 wide and should have a two percent reverse slope gradient. The conclusions and recommendations presented in this letter are preliminary in nature and have been made in accordance with generally accepted soil and foundation engineering principles and practices. If you have any questions concerning this letter, please contact us. Very truly yours, cz:;fJ?AND Ronald L. Bajuniemi Vice President Engineer' INC. RLB:ms Copies: Addresses (3) Lf- 9 - 7J C. ilL ij;~ S- (<0-'. f;~/,'W1' Cut S/OfL p"rL-CO/fJIYJ. ATTACH ENT 5 - ,;"'_., .." '................._._..: ._~."__. ......~~...., ""'-l<i,...,._~"'"':,i....~.,..~__. " ~_'__'. __, .>..-_,_. ~ _.".:,-...~~'....A ",_,,, ,/ (' :- ~~ lj-JD , ,,' H.rdlng L..wson Aasocl.-t.a RECE" .,--, ~-:-> 1 e - , , ;.":,, ~'~.. 1385 SepteniJer 17, 1985 17 ,579 ,001. 03 Pulte Home Corporation Northern California Division 4655 Ironsides Drive, Suite 320 Santa Clara, California 95054 Attention: Mr. Don Filiatrault Gentlemen: Geologic Evaluation for Feasibility Analysis Pulte Homes Residential Development Dublin, California This report presents the results of our preliminary geologic evaluation of a proposed residential development in Dublin, California. The site occupies 10 acres in hilly terrain north of Interstate Highway 580 and south of 8etlen Drive. As shown on the Geologic Reconnaissance Map and Schematic Grading Plan, Plate 1, the site is situated on a topographic bench. Development will consist of 49 single-family homes. Cut slopes up to 30 feet high and fill slopes up to 60 feet high will be constructed to level and increase the size of the bench. Cut and fill slopes will be inclined at 2:1 (horizontal to vertical). A new roadway extending southward from 8etlen Drive will be constructed across the western portion of the property ne2r the toe of a cut slope. The purpose of our investigation was to evaluate the Geologic conditions and identify any geologic and seismic hazards in the vicinity of the Engineers Geologists & Geophysicists 7655 Redwood Blvd PO. Box 578 Novato. CA 94948 Telephone 415/892,0821 Telex 340523 Alaska California HawaII Nevada Texas ~1,1Y1. G~OI()S So: 1.s;- . ,'e- R~t(Jttr ATTACHMENT b .",,~'.L....~"-i.,,_':;.Jo<''':''.(ft '"."..~'~...../',;........~.,.,n.'-"""-,-""""~;,-"'..~ ~._"-:' ' \";"':J;'~,:",,,,,,,,,:,,,~"',;;'~.':'iL';":!~;,,_, 'i_':::^~.;<>' _"'.~ . .,- ":..~'-!"";:'I>i.;..1i'~''''''''-,.<.....,,_;~~,Y,M'''-''''. t','--" ,';'. J"}"~:'-.".-'''' ....-<. .,"'-".._,.......~.'~'","' ;.,. , "., '.-'..'.,-C_'i.'<"r- . ,,'C" :_;~c'; (" (' Septent>er 17, 1985 17 ,579 ,001. 03 Pulte Home Corporation Mr. Don Filiatrault Page 2 Harding Lawson A"",cc!.Jt",,. development. Our scope of work was limited to a site reconnaissance and review of published literature regarding the property and vicinity per- formed by our engineering geologist. Subsurface exploration and labora- tory testing were not included. SITE OJt-OITIONS The site is located along the eastern slope of a ridge with gentle to moderately steep slopes. Elevations are in the range of 580 and 660 feet. Residential developments surround the site on three sides, includ- ing the Valley Christian Center to the west. Cut slopes north of Dublin Road and Interstate Highway 580 border the site on the south. The small ravine in the central portion of the property was previously used as a borrow pit. Vegetation consists of dense grass and weeds with scattered trees and brush in the ravine within the central portion of the property. Bedrock exposed within the site consists of massive, occasionally to moderately fractured sandstone. Where exposed within the central ravine cut slopes, the sandstone is moderately weathered and contains inter- bedded siltstone and shale. Within other scattered exposures throughout the site, similar sandstone is exposed but is locally cemented, harder, and fossiliferous. Except where the sandstone is exposed, it is covered by expansive natural clayey soils. These soils commonly exhibit shrinkage cracks at the ground surface which result from changes in moisture content. I-Umnocky areas probably resulting from downhill creep of expansive soils were noted in the areas indicated on Plate 1. However, no active landslides were observed. Fill deposits consisting of large sandstone boulders and loose soils are scattered along the north and west portions of the site. A natural spring and other areas of seasonal seepage were observed at the locations indicated on Plate 1. SEISMICITY The property lies within a tectonically active region in which numerous historical earthquakes have occurred. Major active faults in the region are capable of generating future earthquakes and strong shaking at the site. These include the Calaveras fault, 3/4-miles east, the Hayward fault, 7 miles southwest, and the San Andreas fault, approximately 24 miles southwest (Jennings, 1975). Other active faults exist in the region but generally lie more distant or have less potential for strcllfJ shaking at the site. (" ( September 17, 1985 17,579,001.03 Pulte Home Corporation Mr. Don Filiatrault Page 3 Harding Lawson Aszoc!",~c;$ Field observations and review of published geologic literature indicate there are no potentially active faults through or very close to the prop- erty (Hart, 1981). However, strong earthquakes on the active faults noted above possess the potential for seismically induced ground failure such as landsliding, surface cracking, and subsidence. CONCLUSIONS AND RECOMMENDATIONS Based on our investigation, we conclude that the site is suitable for the proposed development from a geotechnical standpoint. Geologic hazards as well as soils and foundation problems are present; however, we believe that all are of a type that can be effectively mitigated by conventional geotechnical engineering techniques. . Satisfactory slope performance can generally be provided by the use of relatively flat slopes, as planned, and through careful control of sur- face runoff and installation of subsurface drains in seepage areas. Where existing loose fills or soft soil zones are not removed by the grading, they should be removed and replaced with well-compacted fills where they could otherwise adversely affect the planned cut or fill slopes. Such corrective work should be performed in the soil creep zones to be filled, or elsewhere as indicated by the results of subsurface investigation. Satisfactory support for the light residential foundation loads can be achieved by the use of conventional shallow spread footings bottomed in firm soils or rock, or short drilled pier and grade beam foundations in expansive sailor fill areas. Foundation design should be based upon the results of a comprehensive geotechnical investigation including subsur- face investigation by test borings. All of the construction should be designed and constructed to resist strong earthquake shaking. When your plans are more advanced, we should review the site grading and building layout in order to formulate L~e scope of further geotechnical investigation for design purposes. : /.r"...... ( (": September 17, 1985 17 ,579 ,001.03 Pulte Home Corporation Mr. Don Filiatrault Page 4 Harding Lawson A...."'cil.t~.. Plate 1 and a reference list are is attached and complete this report. Please call if you have questions. Yours very truly, HARDING LAWSON ASSOCIATES ~~.~ Timothy G. Bodkin, +r ~ Project Geologist E. C. winte~~lder, (j~ EngineeringTG;ologist - 272 ECWlbt Attachments: Plate 1 Reference List 2 copies submitted _ . ~_'40.__'_."'_, ~;.,;___~.,__~-.._~;..,_.,~.~._.,_...._., --:..,_.._._.___~.",,,~~,~,,,_, '~M';"'~-'-_~"_ .. , (~~ Harding L&lw~CIfG ~~~oe~.!JQ~g Reference List Dibble, T. W., Jr., 1980, Preliminary geologic map of the Dublin Quadrangle, Alameda and Contra Costa Counties, California: U.s. Geological Survey Open-File Report 80-537. Jennings, C. W., 1975, California Division of Mines and Geology; Fault ;.lap of Cali fornia. Hart, E. W., 1981, Calveras and Verona faults, OJblin Quadrangel; California Division of Mines and Geology Fault Evaluation Report FER-I08, 22 p. (unpublished report on file at San Francisco District Office. (----- REceIVED APR - 8 1986 RECEIVED \~. '1886 . -...-' DUBLIN PLANNING DUBLIN PLANNING Valley Christian Center 11883 Dublin Boulevard. Dublin, California 94568 April 8, 1986 City of Dublin Dublin, California To Whom It May Concern: We have reviewed the tentative map and grading plan prepared by Pu1te Homes that requires a grading easement on our property. We have no problem with the slope grading at a 2:1 ratio and eight foot horizontal benches. Prior to any grading taking place, a formal agreement will be entered into on all matters regarding our two properties and the water system between Valley Christian Center and Pu1te Home s . Sincerely, ~b~ Ward Tanne~~ Senior Pastor VALLEY CHRISTIAN CENTER WMT/dg f-~" 5" L4.f:L~J- 5;OW1 U:1 II tJ Ch ,.. "ts-( " 'iJ ~ OJ '" -f~ Y- t'~ : I)fJ {JOSQ J _ 05'5 - S:t~ ~-r-S!Of~S ~ ~- II ~!IN~E~~T 1 r: ~ ~ ~ '~_ ' If 1." ,t'. " ,-".. -, .1;," ~ 14": '1/ '. - , " ~ "'_ ~ '*;;. ~Jr fi STATE OF CALIFORNIA-BUSINESS AND TRANSPv~,ATlON AGENCY GEORGE OEUKMEJIAN, Go...mor BOX 7310 SAN FRANCISCO, CA 94120 141!JI 923,4444 RECEIVED IIiAR 211986 ~. ..; t '...... DEPARTMENT OF TRANSPORTATION March 17r 1986 DUBLIN PLANNING Ala 580 R 21.43 SCH-None AL 580121 Kevin J. Gailey, Senior Planner Ci ty of Dublin Development Services P. O. Box 2340 Dublin, CA 94568 Re: Planned Development Rezoning and TTM 5588 Dear Mr. Gailey: Ca1trans has reviewed the above-referenced project and forwards the following comment: If this tentative map becomes final and you proceed with the development of the 44 single-family dwelling units, the adverse impact of the new traffic generated and cumulative growth traffic in the area on the Route 580/San Ramon Boulevard Interchange should be addressed in an environment document. Should you have any questions regarding this comment, please contact Peter Estacio of my staff at (415)557-2483. Sincerely yours, BURCH C. BACHTOLD District Director By -1'-rA 6/ 4~ '151 WALLACE J. ROTHBART District CEQA Coordinator fl5~~ :j .. (j t) n-1 }J.1 Q. '" tS ATTACHMENT 8 -( r M E M 0 RAN DUM Date: To: From: February 24,; 1986 Kevin Gailey, Senior Planner Lee Thompson, city Engineer by: Dave Meiser Re: PA86-010 TR 5588 Tentative Map Comments 1. The storm drain system shall be redesigned as required by the City Engineer to eliminate some of the backyard easements. 2. Where storm overflows would flow through lots rather than follow the street, the storm drain system shall be designed for a major storm to avoid flooding of lots. 3. Rights of access to "A" Street shall be relinquished on the final map for lots 21, 22, and 23. 4. Prior to grading permit issuance, the developer shall written permission for proposed grading which is outside of the subdivision. obtain the boundary 5. Drainage at the end of Betlen Drive shall be directed into the existing gutter. 6. Slope drainage to Betlen Drive shall be collected at the back of the sidewalk and directed into the storm drain system. 7. A cul-de-sac shall be constructed at the intersection of Betlen Drive and proposed "A" Street eliminating the stub end of the street. 8. Street parking appears to be insufficient (28 spaces for 44 lots) because the lots are narrow and because there are three cul-de-sac bulbs. Additional on-street parking should be created by re-design, or common off-street parking should be created, or the density should be reduced to provide more distance between driveways. -~- .-"./ , \ r~'" , ( , --J ') " \ I] , '~ \i_. I I " no;/ ".' STffn-: fJjf;~PtW;~ . SI-v.o y ~3- .I ( (" PACIFIC GAS AND ELECTRIC COMPANY TID crv~IIE + 998 MURRIETA BOULEVARO LIVERMORE. CALIFORNIA 94550 L. R. (LOU) HOLVECK MANAGER - LIVERMORE February 17, 1986 RECEIV~D FEB 20 1986~ DUBLIN PLANNING City of Dublin Planning Department P. O. Box 2340 Dublin, CA 94568 Attention: Kevin Gailey The tentative map for the proposed subdivision #5588 of Dublin (Pulte Home Corporation) has been received and reviewed by this office. Public utility easements will be required for the electric distribution system. When the exact locations of the easements have been determined by Pacific Gas and Electric Company and the Pacific Telephone Company, that information will be given to the developer for inclusion on the final map. We wish to point out that any poles or facilities located in the intersection of proposed streets with existing streets, or any poles within the subdivision or otherwise so located that the subdivider, or such other person, desires their location changed, such change will be made only at the expense of the person making such request. RLM:hme -~- ' " , " .. ~ ~ .~(.;':.:;;'~~~ ~~~ (~ (- DUBLIN SAN RAMON SERVICES DISTRICT FIRE DEPARTMENT HEADQUARTERS STATION 9399 Fi rcrest Lane San Ramon, California 7051 Dublin Boulevard Dublin. California 94568 Telephone: 829-2333 February 7, 1986 Mr. Kevin Gai ley, Senior Planner City of Dubl in Planning Department P. O. Box 2340 Dubl in, CA 94568 RECEIVED FEB 10 1986: DUBLIN PLANNING / PA 86-010 - Pulte Home Corp. RE: Dear Mr. Gai ley: We bel ieve there is not adequate water for fire protection if the hydrants in this development were to be served by the Zone 2 reservoir. If the developer intends to have the hydrants served by the Black Reservoir, we wi I I need to see calculations that substantiate that the required fire flow wi II be avai lable. Very truly yours, ce9:1te~ Fire Inspector CA:cb -5-- I , 10 /4' 1f) "J ..., I:: ~ :-tl ~ Ilu , ~ I() .1' ~~ Qi ~O A.L; 'f'/ ,# l CENTER CURB DETAIL !:? Y)' o~ no scale ') Peep .score //l7e 1\':" ~..... I~' ~ "J ~ l Llecorof./ve '<' 1 1 Concrete CURB DETAIL SECTION A - AI scale: I" = 21 '.'-'-0;. '>l ,~ ~ ~ ~ "" ~ ~ "" Y) 0 ~ .., ~ :s ~ ~ a ~ C) , <<) ~ :; ~ i ~ q J 14~ -< \\ ~~-- ' f~ C:,O^ 'o.;l .... .~ ... 'I I _l St. /2jW tine () <'-l 36' 50' Aggregate base. or concrete. , SCALE 111= 20' NOTES: I. PAINT RED CURB, WHITE ARROWS S. PARKING STALLS AS SHOWN. PAINT AS PER STATE STANDARD SPECIFICATI 2. PAl NT 4" DOUBLE ~TRIPE PARKING STALL IS'CENTER TYP. 3. ONE INCH TAP WITH BRONZE CORP. STOP SHALL BE PROVIDED FOR LANDSCAPING IRRIGATION 4, SEE CD 31B S. 31C FOR LAND- SCAPING 8. IRRIGATION DETAILS PUBLIC ENGINEERING SERVICES WORKS DEPARTMENT CITY OF ANTIOCH, CALIFORNIA Drawn By: M. B. IGNACIO Date: August 27, 1980 Rev. By: Date: Rev. By: Date: STANDARD CUL DE SAC TURNI NG BU LB CD - 31 A G Lt 1- doL -$ C:l u ~ (b Dlf~.\, . EtDAVIS R.E.1429S ,CITY ENGINEER DATE: 8'. t.' -lio ATTACHMENT q VlUl VlUl >I'> >I'> 10 10 Vlrr ~5- \.0 \.0 Vl >I'> 1""'\ roQl ro 10 w 0 Sl> roHl row. ro \.0 >I'> Vl () HI ro ~ 0 rr 0 '"0 !~ '"01""'\ :::0 :::0 :::0 :::0 N 10 I I I I 0 1-''8 I-' I-' I-' I-' ::l I I I I ~ ::s en OJ OJ OJ OJ 15 @' Sl> I 1 I I I-' M M M M rr ~. 0 ::s I-' I-' I-' ~ Vl >I'> 0 0 0 -.) ~ ~ ~ ~ ~ ~ 0 0'\ 0 0 0 0 N 0 0 0 0 0 0 0 0 0 0 0 0 0 ::l ~. en 00 en 00 en 00 15 . . . . 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",1' ___ . ~---- \ Mo" I muM kDT SIZ.~ ~>JD (Yll ,,11 MU fY\ A"t;;ePGJ:z W /DTI..t o>m 0'\et-C;D~ ATTACHMENT 10 1/, .; '-.-~'.' / I '\ \...-" \ --- PROJECT STATISTICS AND RECOMMENDED DESIGN CRITERIA DI?4/:l' A. Site Statistics Total Parcel Area 8.42 acres 366,775 sf ( 100%) Slope Area 1. 78 acres 77,575 sf (21.1%) Road Area 1.31 acres 57,025 sf (15.6%) Pad Area 5.33 acres 232,175 sf (63.3%) B. Design Criteria 1. Average Lot Size 2. Average Level Pad Size 3. Side Yards a. One-Story Unit Applicant's Submittal Staff Recommendations 8,335i:. sf 10, 175i:. sf 6,500i:. sf 5,275.:t sf N/A 5-foot mlnlmum flat and useable lO-foot minimum aggregate flat and useable 12-foot minimum street side sideyard b. Two-Story Unit 3-foot minimum 6-foot minimum flat and useable 12-foot minimum aggregate flat and useable IS-foot minimum street side sideyard 8-foot mlnlmum aggregate 5-foot minimum street side sideyard 4. Setback Varies; 18', 20' or 23' Varies; 18', 20' or 23' with 20-foot average to be maintained 5. Rearyard IS-foot minimum 20-foot mlnlmum with IS-foot mlnlmum flat and useable to nearest change in slope 6. Rearyard 834 sf minimum 1,200 sf minimum R e.. c:.Ontllll. tt cJ.. J J) ,n, f.ns iono / 1J.e s ''5 '" c ,.. ..t,.. r" J Q ATTACHMENT II