HomeMy WebLinkAbout86-058 Pulte Home Corp-Betlen Dr TMap 5588
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: July 21, 1986
SUBJECT:
Planning Commission
Planning Staff ~ ~
PA 86-058 Pulte Home Corporation - Betlen
Drive Subdivision Map (Tentative Map 5588)
request for a 26 lot single family
residential development involving an 8.4+
acre property located along the south side of
the terminus of Betlen Drive in the southwest
corner of the City of Dublin.
TO:
FROM:
GENERAL INFORMATION
PROJECT:
Subdivision Map application (Tentative Map
5588) for a 26 lot single family residential
subdivision.
APPLICANTS
AND REPRESENTATIVES:
Mike E. Milani
James R. Stedman & Associates
Civil Engineers
365 Lennon Lane #100
Walnut Creek, CA 94598
PROPERTY OWNERS:
Pulte 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 Betlen 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 Betlen Drive).
PROPERTY DESCRIPTION, ZONING AND LAND USE: The existing elevation range of
the site ranges 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).
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ITEM NO. 8 ~
COPIES TO: Applicant
Owner
File PA 86-058
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 5l0, 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 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).
General Plan Development Policies for the site are as follows:
Site:
Acres:
Minimum-Maximum
Units:
General Plan
Residential
Designation:
South side Betlen Drive, West of Prow Way
9
9-54
Single Family Residential
Applicable General Plan Policies include the following:
2.l.3 Residential Compatibilty
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 ridgelines.
The present undisturbed natural ridgelines as seen from the primary
planning area are an essential component of Dublin's appearance as a
freestanding City ridged by open hills.
-2-
Implementing Policy
F. Use subdivision design process and the site design review process
to preserve or enhance the ridge lines 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-analysis 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
PREVIOUS APPLICATION SUBMITTAL: Planned Development (PD) Rezoning and
Subdivision Map applications for a 44-10t single family residential
development were previously submitted by Pulte Homes Corporation for this
site. Those requests, City Files PA 86-010.1 and .2, were subject to three
public hearings before the Planning Commission. The requests were
ultimately withdrawn prior to any action being taken by the Planning
Commission. The withdrawals were prompted by direction from the Commission
that the 44-lot layout was inappropriate for the site, and that a project
redesign reflecting the existing zoning requirements (e.i., 10,000 square
foot minimum lot size, 80 foot minimum average lot width) and existing
development constraints (topographic conditions present and access
constraints) should be considered.
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: Public Notice of the July 21, 1986, hearing was published in
The Herald, mailed to adjacent property owners, and posted in public
buildings.
ANALYSIS:
The application by Pulte Homes Corporation proposes 26 single family
residential lots on 8.4+ acres of the subject property is located at the
top of Betlen Drive below the Valley Christian Center complex. The site is
one of the few remaining unplanned and undeveloped residential properties
in the City.
Staff identified several primary issue areas during the review of the
initial, 44-lot, development proposal filed over the subject property. The
previously identified primary issue areas form an appropriate framework for
review of the revised project submittal, and include the following:
1) General Plan Policies and Zoning
2) Site Layout and Dimensional Design Criteria
3) Traffic Circulation
4) Site Grading
5) Architecture and Landscape Architecture
6) Environmental Review
1. General Plan Policies and Zoning
The reduced project density, at 26 lots, is within the density range
established by the General Plan for the Residential Single-Family
Land Use Category.
The density of the project is consistent with the General Plan
Implementing Policy that calls for an avoidance of abrupt density
transitions between adjoining residential developments.
-4-
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 ridgelines 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. Both these items should be addressed
by minor project redesign and reflected through the Conditions of
Approval for the project. The required adjustments to the project's
preliminary grading plan should be such to minimize or eliminate the
identified potential impacts (see Conditions #26, #27 and #29).
2. Site Plan Layout and Dimensional Design Criteria
The proposed Gross Residential Density at 2.9 dwelling units/Gross
Residential Acre has a density similar to existing residential
projects. The typical minimum lot size and the typical minimum lot
widths of lots in nearby residential projects are on summarized on
Background Attachment #9.
The use of wider minimum lot widths eliminates previously raised
concerns regarding lot accessibility problems. The reduction in the
number of proposed lots also eliminates the concern regarding on-
street parking problems. The revised plans will provide at least two
parking spaces for each lot in the subdivision. The available on-
street parking will be fairly well-spaced across the project.
A minimum area of 1,350 square feet of useable rearyard area was
required to be supplied to the lots in the 88-10t Dolan School Site
subdivision. This 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, another requirement was imposed calling
for a minimum level rear yard 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.
While the concept of setting a minimum square footage standard for
rearyard useable area is not derived from a zoning regulation, the
concept warrants consideration to assure that each lot is provided a
minimum, functional rear yard area. Staff recommends that the
previously applied standard of 1,350 square feet (minimum) for the
rearyard useable area be utilized for this project (see Condition
#5 E).
A review of the Applicant's revised subdivision layout reveals pad
areas of an average size of 9,250+ sq. ft. (only two pads are
proposed at less than 6,000 sq. ft. - Lots #3 at 5,400~ sq. ft. and
Lot #4 at 5,800~ sq. ft.)
3. Traffic Circulation
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 Betlen Drive and proposed "A"
street (generally situated at the current terminus of Betlen Drive).
This design change would allow for the elimination of the non-
functional right-of-way stub currently present at the terminus of
Betlen 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 Betlen 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 yielding smoother transitions into surrounding natural
surrounding grades (see Condition #21).
Development of the cul-de-sac at the end of Betlen 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.
-5-
4. Proposed Site Grading
Under the Applicant's proposed grading plan, the 8.4+ acre site would
be extensively regraded to create a large interior pad (proposed pad
elevations ranging from 607.0 to 623.0), and a total of six
individual pads along Betlen Drive (proposed pad elevations ranging
from 550.0 to 598.0) which generally match existing pad elevations of
lots along the north side of Betlen Drive.
The area proposed to accommodate the majority of the 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 60+ feet. The
majority of this proposed cut slope area would be located off-site on
the adjoining Valley Christian 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 #7).
As proposed, the southern end of the proposed 2:1 cut slope face
would sit virtually 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 could create a significant visual
impact to viewers from the Valley floor and travelers along the 1-580
corridor.
One area of substantive change to the grading plan from the original
44-lot submittal is the additional slope cuts proposed at the
northwest corner of the site to accommodate the pad proposed for Lot
#26. Even with the original 44-10t layout, the grading for this
proposed area was not as severe as proposed by the new layout. If
approved as submitted, the 2:1 cut slope area above proposed Lot #26
will extend 140+ feet above the proposed building pad, which will
require up to 40 feet of cut to establish. When reviewed in
relationship to the existing cut slopes adjoining to the north, the
resultant slope area will have a chopped, unnatural, engineered
appearance above the area "scooped out" to create Lot #26.
Staff recommends the site grading plan be required to be adjusted to
accommodate the following items:
_ 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. The design of the cut
slope area should be such to avoid a man-made, engineered
appearance, and to allow the creation of a more gradual transitions
back to the surrounding natural terrain (see Condition #26). In
conjunction with this adjustment to the site grading, Staff
recommends that Lot #26 be eliminated from the subdivision and that
grading at the northwest corner of the project be adjusted to
eliminate the "scooping-out" approach that would have been required
to establish the pad for Lot #26 (see Condition #1).
Place a portion of the slope area (5'+ in height, 10'+ in
horizontal depth) at the rear of the lots along the west property
line. This design modification would shift to the future property
owners along the west property boundary the responsibility of
ongoing maintenance for this portion of the slope and the drainage
facility at the base of the slope. It would also allow the toe of
this slope to be moved easterly to allow a slight reduction in the
steepness and/or height of the cut slope (see Condition #27).
_ Provide for the formation and recordation of a recorded slope
mainentance easement between the Developer (to be ultimately
shifted to the future property owners of lots at the western
perimeters of the project) 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 (see
Condition #28).
-6-
_ 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 (see Condition #29).
5. Architecture and Landscape Architecture
With the previous plan (proposing 44 lots), 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 was considered necessary to mitigate the
visual impact of the height of the slopes and to soften the
engineered appearance they will have. While the slope along Betlen
Drive will be eliminated with the introduction of lots accessed from
Betlen Drive, Staff still recommends use of landscaping on the slopes
at the rear of those lots and on the slope at the west side of the
project.
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 three to four
year time frame.
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 probability for long-term survival (see Condition
#73).
The size of the cut slope area above the project's west boundary is
shown on the Applicant's submittal to cover approximately 1.2 acres.
To meet the previously stated recommendations that these cut slopes
be adjusted to provide smoother transition into existing slopes and
to provide for the use of variable slopes, this cut slope area would
apparently need to approximately double in size. 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 55 trees.
A minimum ratio of one tree for each l,500 + square feet of slope
area is recommended for the slope area above the lots fronting along
Betlen Drive. This slope area proposed will be approximately 0.8
acres in size and would require approximately 24 trees (approximately
4 trees for each proposed lot to meet the recommended planting
ratio).
In addition to the above recommended slope planting ratios, Staff
recommends that the developer be required to plant two trees 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 for the original 44-lot layout was not
considered by Staff to be substantial enough in either design or
materials for use as low maintenance perimeter project fencing. An
alternate design, which will require less long term maintenance and a
more substantial appearance, should be submitted for review and
approval by the City prior to the recordation of the Final Map for
this project (see Condition #68).
-7-
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 five 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
The Draft Mitigated Negative Declaration of Environmental
Significance has been formatted in a manner that presupposes the
Applicant will agree, through the course of the public hearing
process, to 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.
RECOMMENDATION
FORMAT:
1)
Hear Staff presentation.
2) Open public hearing.
3) Hear Applicant and public presentations.
4) Close public hearing.
5) Adopt Resolution regarding Mitigated Negative Declaration of
Environmental Significance (Exhibit A).
6) Adopt Resolution regarding Tentative Map 5588 - PA 86-058
(Exhibit B)
ATTACHMENTS:
Exhibit A
Draft Resolution regarding the Mitigated
Negative Declaration of Environmental
Significance
Exhibit B -
Draft Resolution regarding Tentative Map 5588
Exhibit C -
Tentative Map Submittals
Background Attachments:
1) Applicant's Written Statement and Environmental Assessment Form.
2) Draft Mitigated Negative Declaration of Environmental Significance
and Letter calling for Applicant to provide project redesign or
binding commitment that addresses and mitigates each potential
environmental impact.
3) Site Location and Area Maps.
4) Applicant's Letter of April 10, 1986, regarding Off Site Water
Line Easement Acquisition.
5) Peter Kaldveer 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.
-8-
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 Revised Project
Submittal and Original Project Submittal (where applicable).
9) Area Map Depicting Surrounding Subdivisions and Comparing
Typical Minimum Lot Size and Typical Minimum Lot Widths.
lO) Chart Summarizing Project Statistics and Staff's Recommendations
for Dimensional Design Criteria.
-9-
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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ADOPTING A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL SIGNIFICANCE FOR THE SUBDIVISION MAP
(TENTATIVE MAP 5588) REQUEST FOR A PROPOSED SINGLE FAMILY RESIDENTIAL
DEVELOPMENT OF 26 LOTS PROPOSED OVER AN 8.4+ ACRE PROPERTY
FRONTING ALONG THE SOUTH SIDE OF THE TERMINUS OF BETLEN DRIVE,
REQUESTED UNDER PA 86-058 PULTE HOMES CORPORATION
WHEREAS, Pulte Homes Corporation submitted a request for Tentative
Map approval to subdivide an 8.4+ acre property into 26 - lots to accommodate
the proposed single family 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 July 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 Commission did review and consider said
Mitigated Negative Declaration of Environmental Significance at its meeting of
July 21, 1986; and
WHEREAS, proper notice of said public hearing was given as legally
required; and
WHEREAS, the Planning Commission determined that the project,
PA 86-058 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;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
finds 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 ADOPTED this 21st day of July, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
,
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RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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APPROVING TENTATIVE MAP 5588 CONCERNING PA 86-058
PULTE HOMES CORPORATION - BETLEN DRIVE
WHEREAS, Pulte Homes Corporation requests approval to subdivide
8.4+ acres of land lying in the southwest corner of the City into a 26-lot
subdivision for proposed development with single family residential units; 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 Commission did hold a public hearing on
July 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
Tentative Map be approved in a modified format, limiting development to a
maximum of 25 lots and subject to conditions prepared by Staff; and
WHEREAS, the Planning Commission did hear and consider all said
reports and recommendations as herein above set forth; and
WHEREAS, the Planning Commission concurred with Staff's
recommendation for a lot count reduction by one lot (eliminating Lot #26) for
a project layout and grading plan 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 (Planning Commission
Resolution No. 86-____); and
WHEREAS, the Planning Commission finds that the proposed Tentative
Map, with a modified grading plan and with a lot reduction to a maximum of 25
lots, will not have a significant environmental impact;
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission 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
it applies 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.
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.
'\
,_/'
-1-
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 Commission approves
Tentative Map 5588 - PA 86-058 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 sub;ect to review and
approval by the Planning Department unless othewise specified.
GENERAL PROVISIONS
1. This approval is for a single family residential development for a
maximum of 25 lots over an 8.4+ acre property. Lot #26 of the proposed
subdivision shall be eliminated from the project to accommodate the
adjustments to site grading called for in the Conditions listed below.
Development shall be generally consistent with the Revised Tentative
Map labeled Subdivision 5588 Tentative Map, Preliminary Grading and
Planned Development Plan - consisting of one sheet prepared by James
Stedman & Associates, Inc., Civil Engineers/Surveyors, and dated
received June 17, 1986.
2. 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.
3. 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.
4. Approval of this Tentative Map is for two and one-half years as is
specified in Section 8-2.9 of the Subdivision Ordinance.
5. Minimum dimensional criteria for the single family residential units
established in this project shall be as follows:
A. Front yards 20-foot minimum
B. Side Yards 8-foot minimum flat and useable
16-foot minimum aggregate flat and useable
12-foot mlnlmum street side sideyard with 7-
foot minimum flat and useable
C. Rear Yards - 20-foot minimum with IS-foot minimum to be flat and
useable.
D. Pad Areas - 60' x 95' mlnlmum, with the 60' width measured at
the front setback line and carried through to the
rear of the lot. (Lots #20 - #25 may utilize a pad
depth of 90'.)
E. Rearyard Useable Areas - 1,350 square foot minimum.
-2-
In addition to the above, a 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.
ARCHEOLOGY
6. 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
7. 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.
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 recommen-
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).
DRAINAGE
8. Drainage facilities for this subdivision shall be provided as required
by the City Engineer.
9. Roof drains shall be tied into the storm drain system in a manner
approved by the City Engineer.
10. A minimum of 12" diameter pipe shall be used for all public storm drains
to ease maintenance and reduce potential blockage.
11. 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 the flooding of lots.
-3-
12. The slopes at the rear of Lots #10, #11, #15 and #16, and at the sides
of Lots #10 and #16 shall be moved out of the proposed storm drainage
easements.
DEBRIS
13. 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.
14. The Developer shall keep adjoining public streets and driveways free and
clean of project dirt, mud, materials and debris, and clean-up shall be
made during the construction period, as determined by the City Engineer.
EASEMENTS
15. 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.
16. 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.
17. Public utility easements shall be established for the electric
distribution system and to provide for lines for the Telephone Company.
ENERGY
18. 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.
FIRE
19. The Developer is advised that DSRSD has determined that the subject
property is within the District's Third Zone Pressure Area and will have
to develop in accordance to the Third Zone Pressure Conditions of tying
to the Black Reservoir and construction of a new pumping facility.
20. All materials and workmanship for fire hydrants, gated connections, and
appurtenances thereto, necessary to provide water supply for fire
protection, must be installed by the Developer and conform to all
requirements of the applicable provisions of the Standard Specifications
of Dublin San Ramon Services District. All such work will be subject to
the joint field inspection of the City Engineer and Dublin San Ramon
Services District.
21. All dwelling units within the project shall incorporate smoke detectors
and spark arrestors on fireplaces.
22. 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
reflectorized pavement markers shall be made in the center of the
private vehicle accessways at each fire hydrant.
23. Each building and residence unit shall include a lighted, clearly
visible address.
FRONTAGE IMPROVEMENTS
24. 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.
-4-
25. Betlen Drive shall be terminated with a "knuckle" cul-de-sac of a
design, location and side slope gradient determined acceptable to the
City Engineer prior to recordation of the Final Map. Access to the
DSRSD water tanks shall be provided for by the design of the new cul-
de-sac. The Developer shall initiate the necessary abandonment
proceedings to provide for the City's consideration of abandoning the
westernmost 85+ feet off the right-of-way at the terminus of Betlen
Drive. The area, if abandoned, shall be incorporated into the subject
development (in part or in totality) to allow modifications of the
project grading plan for this area to provide for rounder slopes
yielding smoother transitions into natural surrounding grades.
GRADING
26. Grading of the Valley Christian Center property shall be modified to
provide rounded slopes of varying gradients to create a more natural
appearance and to avoid a man-made appearance. As a general guideline,
the Developer is advised that Staff's preliminary calculations indicate
that the area involved with this cut slope may need to be increased from
1.18+ acres to approximately 2.25+ acres to meet the stated intent of
this-Condition. The design of this graded slope area shall be subject
to review and approval by the City Engineer prior to the recordation of
the Final Map.
27. The drainage ditch to be constructed at the base of the proposed cut
slope on the Valley Christian Center property and a 5'~ high - 10'~ deep
portion of the proposed cut slope area shall be relocated to the
interior of the rearyards of Lots #20 - #25. Maintenance of this ditch
area shall be the responsibility of the respective property owners. The
adjustment to the locations of the toe of the proposed cut slope shall
be moved to allow a reduction in the steepness of the cut slope and/or
the height of the cut slope.
28. Documentation shall be provided that a recorded agreement has been
formulated 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.
29. 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 a six foot minimum
height architectural-soundwall to aid the screening of the proposed
development from view from the 1-580 traffic corridor. Prior to the
recordation of the Final Map, the Developer shall document that the
necessary design changes to Lots #16 - #21 have been made, in
conjunction with the selection of unit type to be placed on the
respective lots (as regards building footprint and building height), to
assure that structures developed on these lots will not be visible from
the adjoining 1-580 taffic corridor.
30. The Developer shall document that a diligent effort has been made to
secure the necessary approvals to perform off-site grading to provide a
smooth transition of slopes at the intersection of the rearyard slope of
Lots 2 and 3 of Tract 4929 and the proposed Lots 11, 15 and l6 of the
subject property.
31. Cut or fill slopes of a height greater than four feet, which are
proposed to be established adjoining existing or proposed public right-
of-ways, shall be redesigned to observe a flat and level area of a
minimum depth of five feet as measured from the back edge of the
sidewalk. That setback shall be increased as necessary for the corner
areas of Lots #6 and #l2 to observe the City's Site-Distance Setback
Requirements.
32. Prior to any grading of the site, a detailed plan covering grading
(including phasing), drainage, water quality, erosion and sedimentation
control for construction and the post-construction period shall be
prepared by the project Civil Engineer and/or Engineering Geologist, and
shall be 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 increase in sediment or pollutants from the site will
-5-
occur. The plan shall provide for long-term maintenance of all
permanent erosion and sediment control measures. Toes of fills and tops
of banks shall be locates as required by the City Engineer.
33. 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. This report shall address the potential
presence of springs on the site or on the adjoining portion of the
Valley Christian Center property which will be impacted by this project.
34. 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.
35. Prior to commencement of construction of any structures, site grading
shall conform 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 conformance has
occurred shall be submitted.
36. Prior to final preparation of the sub grade and placement of base
materials, all underground utilities shall be installed and service
connections stubbed out behind the sidewalk. Public utilities, Cable
TV, sanitary sewers, and water lines shall be installed in a manner
which will not disturb the street pavement, curb, gutter and sidewalk
when future service connections or extensions are made.
37. Any grading on adjacent properties will require recorded written
approval of those property owners affected.
HANDICAPPED ACCESS
38. Handicapped ramps shall be provided as required by the State of
California Title 24 and/or as determined necessary by the City Engineer.
IMPROVEMENT PLANS, AGREEMENTS AND SECURITIES
39. All improvements within the public right-of-way, including curb gutter,
sidewalks, driveways, paving and utilities, must be constructed in
accordance with approved standards and/or plans.
40. Prior to filing for building permits, precise plans and specifications
for street improvements, grading, drainage (including size, type and
location of drainage facilities both on- and off-site) and erosion and
sedimentation control shall be submitted and subject to the approval of
the City Engineer.
41. The subdivider shall enter into an Improvement Agreement with the City
for all public improvements. Complete improvement plans, specifications
and calculations shall be submitted to, and reviewed by, the City
Engineer and other affected agencies having jurisdiction over public
improvements prior to execution of the Improvement Agreement.
Improvement plans shall show the existing and proposed improvements
along adjacent public street(s) and property that relate to the proposed
improvements. All required securities, in an amount equal to 100% of
the approved estimates of construction costs of improvements, and a
labor and material security, equal to 50% of the construction costs,
shall be submitted to, and approved by, the City and affected agencies
having jurisdiction over public improvements, prior to execution of the
Improvement Agreement.
NOISE
42. 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 and Local noise attenuation
requirements.
-6-
43. 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 and that
construction of the units were required to be of a nature to assure that
interior noise levels do not exceed the 45 CNEL with a window-closed
situation.
44. The Developer shall construct a mlnlmum 6-foot high masonry 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).
45. 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.
PARK DEDICATION
46. Park land dedication fees shall be paid prior to the issuance of
building permits 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 0.275
acres (0.011 acres/dwelling unit X 25 lots). Final calculations shall
be made by the City Engineer at the approval of the Final Map.
STREETS
47. The mlnlmum uniform 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'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 determine a preliminary structural
design of the road bed. After rough grading has been completed, the
Developer shall have soil tests performed to determine the final design
of the road bed and parking areas.
48. An encroachment permit 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 improvement plans.
UTILITIES
49. 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.
50. Prior to filing of the grading and improvement 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.
51.
Secure DSRSD agreement to maintain the
system excluding individual laterals.
acceptable to DSRSD.
on-site sanitary sewer collection
The system shall be designed as
52. All utilities to and within the project shall be undergrounded.
53. 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.
-7-
WATER
54. Water facilities must be connected to the DSRSD system, and must be
installed at the expense of the Developer, in accordance with District
standards and specifications. All material and workmanship for water
mains, and appurtenances thereto, must conform with all of the
requirements of the officially adopted Water Code of the Distict, and
will be subject to field inspection by the District.
55. Comply with DSRSD, Public Works requirements, particularly regarding:
a. The elevation of the storm drain relative to the sewer lines.
b. The location of the sewer man-holes. They shall be in parking or
street areas accessible by District equipment.
c. Dedication of sewer lines.
d. Location and design of the water system values.
56. The project shall incorporate all reasonable water conservation measures
including water conservation appliances 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
that water conservant toilets, shower heads and automatic dishwashers
with low flow cycles will be installed in the units in this project.
MISCELLANEOUS
57. The Developer shall contribute $250.00 per dwelling unit towards future
traffic improvements along Dublin Boulevard, west of San Ramon Road to
mitigate traffic impacts for this project.
58. 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.
59. Maintenance of common areas including slope area tree landscaping,
graded slopes, erosion control plantings and drainage, erosion and
sediment control improvements, shall be the responsibility of the
Developer during construction stages, and until final improvements are
accepted by the City, and the performance guarantee required is
released.
60. There shall be compliance with DSRSD Fire Department requirements, Flood
Control District requirements, and Public Works requirements. Written
statements from each agency approving the plans over which it has
jurisdiction shall be submitted to the Planning Department prior to
issuance of building permits on lots of the subdivision or the
installation of any improvements related to this project.
61. Unit address information and directories shall be provided to the
satisfaction of the DSRSD - Fire Department, Postal Services, and Dublin
Planning Department.
62. Install street light standards and luminaries of the design, spacing and
locations approved by the City Engineer.
63. 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.
64. Street trees, of at least a IS-gallon size, shall be planted along the
street frontages. Trees shall be planted in accordance with a planting
plan, including tree varieties and locations, approved by the Planning
Director. Trees planted adjacent to sidewalks or curbs shall be
provided with root shields. A minimum of an average of one street tree
per lot shall be planted. In addition to the street trees, the
Developer shall be responsible for one additional tree per lot to be
planted within the front yard area of each respective lot.
-8-
65. 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.
66. Any relocation of improvements or public facilities shall be
accomplished at no expense to the City.
67. The Developer shall confer with local postal authorities to determine
the type of mail receptacles that are to be utilized for this project
and provide a letter stating their satisfaction prior to the issuance of
building permits.
68. 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 by the Planning Director prior to the approval of
the Final Map. The design of perimeter fencing (submitted in
conjunction with PA 86-010) shall be modified from the "good-neighbor"
fence design to a design which will provide a low maintenance fence with
a more substantial appearance and design. The Developer shall be
responsible for the installation of the rear and sideyard fences
throughout the subdivision.
69. 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 by the Planning Director prior to the approval of the Final
Map.
70. Signs established at the entrance to the project for identification
purposes, if proposed, shall be subject to review and approval by way of
a separate Site Development Review application to determine sign
location, copy construction materials and design.
71. The project shall be constructed as approved. Minor modifications in
the design, but not the use, may be approved by Staff. 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 Tentative Map,
Preliminary Grading and Development Plan Submittal, dated received by
the Dublin Planning Department June 17, 1986.
72. All physical improvements shall be in place prior to occupancy of any
unit in the project. 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 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.
73. Detailed planting plans shall be developed for the two open space slope
areas identified below and submitted for review and approval by the
Planning Director. Tree planting within the slope area above the lots
fronting along Betlen Drive shall be at a planting ratio of one tree @
1,500~ square feet (24+ 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 (enlarged to meet the
requirements outlined in Conditions #22 and #23) shall be at a planting
ratio of one tree @ 2,000+ square feet (55~ trees). Trees in both areas
shall be a minimum five gallon size. The Developer shall enter into a
-9-
maintenance agreement providing for the care and upkeep of the trees
planted in the two referenced slope areas for a minimum period of two-
years following their installation.
74. Physical improvements that must be in place prior to final inspection
and occupancy of any units shall include, but not be limited to the
following items:
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. Street name signs, bearing such names as are approved by the
Planning Director, shall have been installed.
75. 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.
76. 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.
77. Construction and grading operations and delivery of construction
materials shall be limited to weekdays (Monday through Friday) and the
hours from 7:30 a.m. to 5:30 p.m., eexcept as approved in writing by the
City Engineer.
78. The Final Map recorded for this project shall reflect the necessary
adjustments to the size and configuration of Lots #1 - #6 to eliminate
the substandard average lot width detailed on the Tentative Map for Lot
#3 (e.i., proposed width is less than 80' in average lot width).
PASSED, APPROVED AND ADOPTED this 21st day of July, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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TYPICAL STREET SECTION
MINOR RESIDENTIAL STREET
NOT TO SCALE:
SUBDIVISION
TENTATIVE MAP
I
PR'-ELIMINARY GRADING
PLANNED DEVELOPMENT
5588
AND
PLAN
CITY OF DUBLIN
CALIFORNIA
ALAMEDA COUNTY
DATE: JUNE, 1986 SCALE: 1.= 40'
GENERAL NOTES:
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DUBLIN PLANNING
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JAMES R. STEDMAN . ASSOCIATES, INC.
CIVIL I:NGI_IIlIS/IUItYl:YORS
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WALNUT CREEl(. CALIFOANIAM98.I.tSl 136-1140
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6067-85-00
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July 2, 1986
Job No. 6067-85-00
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WRITTEN STATEMENT
The proposed project is a request to subdivide an existing 8.42 acre
vacant parcel into twenty-six (26) single family lots.
The project site is located at the end of Betlen Drive.
(See enclosed location map).
Thye division of the 8.42 acres into 26 single family lots (averaging
12,100 square feet) is consistent with the present zoning which
requires 10,000 square foot minimum and 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.
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CITY OF DUBLIN
DUBLIN PLANNING
~A No.
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ENVIRONMENTAL ASSESSMENT, FORM.. iNTERIM
(Pursuant to Public Resources Code Sedia;],21 000 et sec.)
The State CEQA (California Environmental Quality'Act) Guidelines
reauire the city to take an active role in preparing environ-
me~tal documents.. This comprehensive Environmental Assessment
Form is designed to assist the City in preparing a complete and
accurate environmental assessment in a timely manner and in
conformance with the State CEQA Guidelines. The fo~m has three
sections: General Data, Exemption, and Initial Study. The
applicant is requested to complete Section 1, General Data., The
Planning staff will prepare either Section 2, Exemption, or
section 3, Initial Study. Please type or print legibly in ink.
SECTION 1. GENERAL DATA - - - to be completed by the APPLICANT
1. Name (iF cny) end address of proied: , 11303 Betlen Drive" APN: 941-l15-14
2. Proposed use or property: P.D. consisting of 2'6 unit residential
development.
3.
Neme, eddress, end telephone of Appliccnr: Pul te Hom~ Corporation
4655 Old Ironside Driv
~4a-1640 Att~: Mike' E,ri~;e' . .. . .'
Neme, c;dcress, and telepnone of con.ce. person ~ In cdcd'lon to appllccnt or
o in5~ecd of cp?liccn~: James R. Stedman & Associates, 365 Lennon
Lane, #100, Walnut Creek, CA 94598 (415)935-9140
Attn: M~chael Milani
A~tad~ed plans ore 0 prelimincry or 00 fully develcpe:L..
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5.
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6. Bu ilding area: sq. ft.
win. rm to ,Max. 2500 sq. ft. ,(Bui:lding. unit size)
7. Sire~rea:8.42(net) Dsq.ft. ~rOCJacres'. 8. Current zoning: R-I-B-E
9.
, .
lv\a:<imum Building Heignt 2
D f;. or KJ s~aries.
10. Desciibe ~mcunt of daily trafFic genercted,by number, type' or.d time of coy:
,Assuming II trips/day per unit' 2'6xll=286 trips.
11. Number or ofF-street parking speces' provide:::
(Does not include south side
of' Betlen Drive)
12. Number of loading facilities pro.,idec:N/A
p. - \
~. .,
,.-r -
.- .:.
. ;:...
~
13. Proposed development schedule: beginning:Late, 1986complelion: Early, 1987
14.0. If residen~iol: number' of new 'units 26 ; number of existing units 0 ' ;number of new
bedrooms 98 ; unit sizetg~g-;ronge of D sale prices or Oren:sN/A ; type of
dwelling Q9single fc~ilyD duplex D ~ultiple. . .
14.b. If commercial:
sales 'orea
ooera~ion
,
'scope of proiedD neighborhood, 0 city, 0 regio~al
D!q. ft. or Dacre; estima ted employment per shih'
; hours of
14. c. If industrial: m~tericls involved
hours or operation'
; es/ir.:cred er.:?loymer.t per shif~
14.d. If instiluHonol: m~.ior fundion
esHmated occupcncy' .. '
. . ( ,
I
i esHmc~ed employm~nr per sh iFr
;,hours of operctian '
15. DesCiibe City penn'~'fsreq'~ired:,D Site. "Devdof'l'\-\e"q- R.e.vi<."Vj 0 Va';';a..;"'c.~.;
o Aell/YllY\isttaf\\J€. CaV'<:iifioM({ls~ f-ZY"Mitj 0 Ree,\t\Ssrp'cv..-f'~ (~ZO\'1;~ ;
o P/cL\I\~ De..ve.lopm€N\+j D CoV'CtiTiDV\oJ llse.'fc.r~lT; D5i5"" 0,-" /!j.i
o o-f{..e. Y'
,-
16. Describe a/her pu~li::: cpprovcls required: D unknown;Qg locd c;enc:es;D regior~cl
agencies; 0 s;ct,e agencies; D federel cgenc:es; for water & sewer - Dublin
San Ramon service district.
CERTlFICA TION
'I he'reby certify that the information submit~ed is true and correct to ~he best or my knowledse
. , h f' ,. , t" E' , I A / ( I ~ .1
end be lief. I understand tn:: I I e lnc Ings o. n IS nVlronmer..c ssess;;;en app y on y .0 rr:e
, d ., J '
,proiec: cs escrlce<.; c:::ove.
SiS:1:::~uie: ~.e~'XL. Da~e: July 2, 1986
Nc;;;e (Frin~ or Iype):
Michael E. Milani (James R. Stedman & Associates, Inc.)
\AS eng1neer of work for Pulte Horne Corporation)
A-'J..-
CITY OF DUBLIN
Planning/Zoning 829-491 (j
Building & Safety 829-0822
Engineering/Public Works 829-4927
Development Services
P,O, Box 2340
Dublin. CA 94568
...
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR:
PA 86-058 Pulte Homes Corporation - Betlen Drive Subdivision Map
(Tentative Map 5588) for proposed 26 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 700+ feet along the south side of Betlen Drive
(APN 94l-ll5-l4).
APPLICANT
AND REPRESENTATIVE:
Michael E. Milani
James R. Stedman & Associates
365 Lennon Lane, #100
Walnut Creek, CA 94598
PROPERTTY OWNERS:
Pulte Homes Corporation
4655 Old Ironside Drive, #320
Santa Clara, CA 95054
PROJECT DESCRIPTION: Subdivision Map application for a 26 lot single family
residential development (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 July 16, 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 July 16,
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.
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:
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CHRISTIAN
CENTER
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James R. Stedman & Associates, Inc.
Civil Engineers/SurveyorslPlanners
Mr. Kevin Gailey
Senior Planner
Ci ty of Dublin
6500 Dublin Blvd.
Dublin, CA 94568
Rt:,C~lVEO.
~PR 1 ~ 1986\
. . '"
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/PLANNERS
~/~"
Michael E. Milani
Project Manager
MEM: dk
cc: Mike Engle - Pulte Homes
365 Lennon Lane, Suite 100/Walnut Creek, California 94598/Telephone (415) 935-9140
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Peter Holdueer ond RS5otiotE!S, In[.
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,
zz;f5?AND
"
Ronald L. Bajuniemi
Vice President Engineer'
INC.
RLB:ms
Copies: Addresses (3)
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September 17, 1985
17 ,579 ,001.03
Pu1te Home Corporation
Northern California Division
4655 Ironsides Drive, Suite 320
Santa Clara, California 95054
Attention: Mr. Don Fl1iatrault
\
Gentlemen:
Geologic Evaluation for
Feasibility Analysis
Pu1te Homes Residential Development
OJblin, California
This report presents the results of our preliminary geologic evaluation
of a proposed residential development in OJblin, California. The site
occupies 10 acres in hilly terrain north of Interstate Highway 580 and
south of Eet1en 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 Eetlen
Drive will be constructed across the western portion of the property nezr
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
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Engineers
Geologists &
Geophysicists
7655 Redwood Blvd
PO, Box578
Novato, CA 94948
Telephone
415/892-0821
Telex 340523
Alaska
California
HawaII
Nevada
Texas
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17 ,579 ,001.03
Pulte Home Corporation
Mr. Don Filiatrault
Page 2
Harding Lawson AlSsocl.at..s
developnent. OJr 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 ())I'[)ITIONS
The site is located along the eastern slope of a ridge with gentle to
moderately steep slopes. ElevatiorQ are in the range of 580 and 660
feet. Residential developnents 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 cra~^s at the
ground surface which result from changes in moisture content. HJmmocky
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 cfseasonal 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 streng
shaking at the site.
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September 17, 1985
17 ,579 ,001. 03
Pulte Home Corporation
Mr. Don Filiatrault
Page 3
Harding Lawson Assocl",tcu;
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 REa::t+1EI'DATIONS
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 soil or 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 ~~e scope of further geotechnica:f
investigation for design purposes.
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17 ,579,001.03
Pulte Home Corporation
Mr. Don Filiatrault
Page 4
H...llng Lawson A..socllllt~..
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, -It jH-/.
Project Geologist
E. C. winte~~lder, (j~
Engineering1G;ologist - 272
ECWlbt
Attachments: Plate 1
Reference Ust
2 copies submitted
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Reference List
Dibble, T. W., Jr., 1980, Preliminary geologic map of the Dublin Quadrangle,
Alameda and Contra Costa CaJOties, California: U.S. Geological Survey
Open-File Report 80-537.
Jennings, C. 'rI., ,1975, California Division of Mines and Geology; Fault Map
of California.
Hart, E. W., 1981, Cal veras and Verma faults, llJblin Quadrangel; California
Division of Mines and Geology Fault Evaluation Report FER-l08, 22 p.
(unp.lblished report on file at San Fr:ancisco District Office.'
-.
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:R E C E
APR'D
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, Y EO"" R E C e, I V E D
1986 ,'~. '\886
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DUBLIN PLANNING
DUBLIN PLANNING
valley Christian Center
i1883 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
Pulte 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 Pulte
Homes.
Sincerely,
a?J~
Ward Tan~e~~
Senior Pastor
VALLEY CHRISTIAN CENTER
WHT/dg
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MEMORANDUM
~
Date:
July IS, 1986
To:
Senior Planner
From:
Senior Engineer
subject:
PA 86-058 Tract 5588 Tentative Map Comments
: . I. Drainage facilities for this subdivision shall be provided as required by
the City Engineer.
, 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 the
flooding of lots.
3. The slopes at the rear of Lots 10, ll, 15, and 16, and at the sides of Lots
10 and 16 shall be moved out of the proposed storm drainage easements.
4. Split level lots could be used on Betlen and the west side of street A to
reduce slope heights.
5. Contribute $250.00 per dwelling unit towards future traffic improvements
along Dublin Blvd., west of San Ramon Road to mitigate traffic impacts from this
,o~Glr~ p'.)tl,..'"f
6. Toes of fills and tops of banks shall be located as required by the City
Engineer.
(Please note that Morrison Homes was conditioned to contribute $50,000 for a
177-dwelling unit subdivision and Automation Electronics in condition 43 was required
to "reconfigure the roadways between Donlon and San Ramon Road to its ultimate
improvement as indicated on the approved Dublin Blvd. Plan Line.")
DM/gr
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DUBLIN SAN RA~/l0j\J ~SER'J~CES DISTRIC"r
General Offices: 7051 Dublin Boulevard · Guolin, California 94563 · (415) S28-05~5
~~ch 24, 1986 ~
Mr. Kevin J. Gailey, Senior Plarmer
City of Dublin
Developrrent Services
P.o. Box 2340
Dublin, CA 94568
f~ECl:IVED
, . 'R l)., 198C
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DUBLIN PLANNING
Subject: Application Referrals, January and Februa:ry, 1986
Dear Mr. Gailey:
The District has conments on the following applicaticn referrals:
1. File No. PA86-002 - Volvo Dealership - Koenig - dated
January 15, 1986
The District requires the usual water, fire, and sewer fees prior
to construction of an n,ooo square foot auto dealership within the
existing Valley Nissan dealership conplex. Please note that the District
would require easerrents for additional fire mains and hydrants for this
project and other existing water and sewer mains within the COll\I?lex.
2. File No. PA86-Q06 - Showbiz Pizza Rerrodel (Rockwell's
Restaurant) - Condie and Leone Interests, Ltd. - dated
January 15, 1986
The proposed m:xlification of the existing ShOYbiz Pizza Place
should not cause any additional costs for District services. However,
m:xlifications to the backflow prevention device may be required behind
the wate:!:" rreters.
3. File No. PA86-Q07 - Nichandros - Workbench Shopping Center -
dated Februaxy 3, 1986
The District requires the usual water, fire and sewer fees prior to
construction of the four-building, 36, 210 square foot retail carplex at
San Rarron Road. Please note that the District would require easerrents for
new water and/or sewer mains for this project. A site drawing, showing
the various District utilities would be required for District approval.
4.~~ Pulte Harre Co:q:oration - Tract 5388 -
dated Fe:5iUa:ry 4 and March 13, 1986
4{
The District is in contact with Stedman & Associates of Walnut Creek
regarding the various conce:rns for water and fire services. This area is
A ,..>r'i...IT,C,;L :Uti!)!". .::C~, r)F 'j"'-H: ;~T~\:[ OF ('I\L:;::C..;l~;I,\. :';~',~',;I:":: ;-: '-11.
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Mr. Kevin J. Gailey
March 24, 1986
Page 2
~
in the Third Zone Pressure Area and would have to be in ronformance to
the Third Zone Pressure ronditions of tying to the Black Reservoir and
ronstruction of a new pumping facility. The adjoining properties of
Valley Christian Center and the Hansen properties north of Hansen Drive
are involved with the total concept of improverrents to the Third Zone
system. In addition, pressure reducing regulators would be required for
all the lots in this project.
Yours very truly,
C'J'A~ ~~~
Emil Kattan
Assistant Civil Engineer
EK:dh
cc: Doug McMillan, Office Engineer
CITY OF DUBLIN
Planning/Zoning 829-4916
Building & Safety 829.0822
Engineering/Public Works 829-4927
" Development SeIVices
P:O, Box 2340
Dublin. CA 94568
REVISED PLANS
APPLICATION REFERRAL
~
June 19, 1986
RECElvt:l)
fJUN 25 ',9Bb
DUBLIN PU~I':;.. J
FILE NO. PA 86-058 Pulte Home Corporation - Stedman & Associates
Tentative Map 5588 (Supersedes previous Rezoning and
Tentative Map submittals filed under PA 86-010)
"
TO: Paul Ryan, General Manager - DSRSD
Phil Phillips, Fire Department -DSRSD
Pacific Gas & Electric
Viacom Cable TV
Pacific Bell
Livermore/Dublin Disposal Service
Zone 7, Alameda County Flood Control &
Water Conservation District
Cal-Trans
Lee Thompson, City Engineer
Vic Taugher, Building Official
~ Shores, Police Services
FROM: Kevin J. GaiQ~Senior Planner
PROJECT DESCRIPTION: -~ntative Map request for the proposed development of an
8.95 acre parcel into a 26-lot single family residential development. Subject
property fronts 700t feet along the south side of Betlen Drive, approximately
l25 feet northwesterly of the intersection of Dillon Way and Betlen Drive.
ATTACHED FOR YOUR REVIEI.,T ARE:
_ Revised Tentative Map/Preliminary Grading Plan
- Area Maps
PLEASE RETURN THIS FO&~ WITH COMMENT TO DUBLIN PLANNING BY:
July 3, 1986
/
C Passed with following notation:
, Access to "V" ditch running east and west, common to lots 1 through 6 and 7 through 10
, should be protected. This area could be used as an escape route for burglars.
( Det/Sgt D. A. DiFRANCO ff53~
I 6/21/86
\
\
STATE OF CALIFORNIA-BUSINESS ANO TRA~,' ~ ATION AGENCY
DEPARTMENT OF TRANSPORTATION
P.O. BOX 7310
SAN FRANCISCO 94120
1415)xnxlJO~O 923-4444
GEORGE DEUKMEJIAN. Governor
RECEIVED
:JUL' 2 ,1986,
. - . "".
Mr. Kevin J. Gailey
Senior Planner
City of Dublin
P.O. Box 2340
Dublin, CA 94568
DUBLIN' PLANNING
.'
Dear Mr. Gai ley:
'Our response is indicated by those comments which are checked.
~ The proposal is not in conflict with any existing or planned State
highway facilities.
o
o
The material received is being given further review. You may expect
our detailed comments by
.
The plans do not contain enough detail to make a positive
determination of the effect on State facilities. Please send us the
detaiJ.ed plans before they are approved by your agency. We
particularly wish to review the grading and drainage plans.
[J The State currently has no funds programmed for any improvements of
this ~rtion of the highway within the next five year period.
~ The proposed development will generate traffic which, when added to
~ that of the other traffic generators in the area, may tend to congest
the highway. A traffic analysis should be prepared indicating the
effects that the traffic generated by the proposed development will
have on adjacent State highways or int~rchanges. This analysis should
be submitted to the undersigned for review.
1
Q
A study should be made of the possible effect of freeway traffic noise
on future residents or occupants of the proposed development. Any
noise attenuation measures or devices deemed necessary should be
provided as part of the development.
c
4PD 803f (Rev. 11/84)
(
o This application appears to in'lcl~e ,a change ~n ownership of the
subject property. If that is the case, -any' existing encroachment
permits are now void and a ne~ encroachment permit is required.
. :'''* ~
[]NO work may be done within the State highway right-of-way unless
authorized by a State highway encroachment permit. Application for
such a per.nit should be made to:
Permit Engineer
150 Oak St.
San Francisco, CA 94102
Telephone (415) 557-1984
t
The permit application shall be accompanied by three sets of plans.
In addition, most permit applications also require that an adequate
environmental document, prepared and processed in accordance with
current State requirements (State Administrative Code Title ,14,.
Division 6, Chapter 3), be attached. Application must be accompani~d
. by a fee, which will vary depending on the nature of the encroachment.
G]Please be advised that your Letter of Referral does not substitute
for the Notice of Preparation for projects requiring an EIR/EIS '
under CEQA/!'1EPA regulations. Also, this informa-l- Caltrans review
letter coes not constitute consultation with the Responsible
Agency required by CEQA if either an EIR/EIS or a Negative
Declaration is the appropriate environmental doCument. Formal
Responsible Agency contact in the EIR-/EIS process is accomplished'
through the State Clearing House. Consultation contacts with
Caltrans are made through the District 4 CEQA Coordinator,
Mr. J. M. Ellis. His address is P. O. Box 7310, San Francisco,
~~ 94120. Telephone 557-8532.
[1] Other comments: Wi 11 regrading increase the amount of runoff draini~(l,_
toward I-SSO? Care should be taken to prevent topsoil from washing
,away and adversely affecting water quality during construction.
Sincerely yours,
~c.~~.
Senior Transportation Engineer
project Development C
,t
4PD 803b (Rev. 11/84)
2
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DUBLIN SAN RAMON SERVICES DISTRICT
FIRE DEPARTMENT
HEAOQUARTERS STATION
9399 Fircrest Lane
San Ramon. California
7051 Dublin Boulevard
Dublin. California 94568
Telephone:
829-2333
February 7, 1986
RECEIVED
FES 10 1986:
DUBLIN PLANNING
Mr. Kevin Gai ley, Senior Planner
City of Dubl in Planning Department
P. O. Box 2340
Dubl in, CA 94568
/
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,
c9:;1t~
Fire Inspector
CA:cb
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PACIFIC GAS AND ELECTRIC COMPANY
1PCGt~1E
+
998 MURRIETA BOULEVARD
LIVERMORE, CALIFORNIA 94550
L, R, (LOU) HOLVECK
MANAGER -I.IVERMORE
February 17, 1986
RECEIVED
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.
/2. ~
~ep'es~
RlM:hme
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M E M 0 RAN DUM
Date:
To:
From:
February 24,;1986
Kevin GaileYr 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 "An 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.
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ATTACHMENT 7
(1)1,J I muM !..or
$1 l.G p.so
(Y111V' MUtYl
A'v'be.PG:E WI Dn.!
CJ>f'1\ PAe1-$O.0
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PROJECT STATISTICS
A. Site Statistics
Total Parcel Area 8.42 acres 366,775 sf (100% ) ~
Slope Area 1.72 acres 74, 725 sf (20.4%)
Road Area 1.18 acres 51,400 sf (14.0%)
Pad Area 5.52 acres 240,600 sf (65.6%)
Off-Site Slope Area* 1.18 51,400 sf
*Staff recommendations would approximately double this area to round slope
cuts.
B. Design Criteria
1. Average Lot Size
2. Minimum Lot Size
3. Average Level Pad Size
4. Minimum Level Pad Size
12,128.:!:. sf
10,000+ sf (Lots 3, l3, 18, 22-25)
9,254+ sf
5,408.:!:. sf (Lot 3), 5,808+ sf (Lot 4)
All other pad sizes are greater than
6,000+ sq. ft.
5.
Sideyards
8-foot minimum
16-foot aggregate minimum
6.
Setback
20-foot minimum
7.
Rearyard
20-foot minimum
8.
Rearyard Useable Area
Not calculated - recommended minimum area is
l,350 square feet with a minimum 15 foot
setback from rear building wall to change in
slope.
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