HomeMy WebLinkAbout86-024 Fallon School Site TMap & CUP
TO:
FROM:
SUBJECT:
GENERAL INFORMATION:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: August 18, 1986
Planning Commission
Planning Staff~~
PA 86-024 - Fallo~SchQol Site Tentative Map and
Conditional Use Permit requests to subdivide 14+
acres into 17 residential lots (4.0+ acres
total), a future neighborhood park (4.9+ acres),
a site for future use as a City Senior -
Recreation Center (0.3~ acres), and a site to be
retained for Administrative Office and
Corporation Yard use by the Murray School
District (4.9~ acres). The Conditional Use
Permit request covers the 4.9~ acre area to be
retained by the School District.
PROJECT:
APPLICANT AND
REPRESENTATIVE:
OWNER:
PROPERTY DESCRIPTION
AND LAND USE:
ITEM NO. x.s
Tentative Map application to create a 17 lot -
4.0+ acre single family residential subdivision,
a 4~9~ acre future neighborhood park, a 0.3~
acre future City Senior Recreation Center, and
a 4.9~ acre remainder for use by the Murray
School District for Administrative Offices and
as a Corporation Yard and for continued use by
the Kaleidoscope Center. The Conditional Use
Permit request covers the 4.9+ acre holding to
be retained by the School District.
Wallace B. Duncan
Wallace B. Duncan & Associates
9260 Alcosta Boulevard, Suite D-24
San Ramon, CA 94583
Murray School District
7416 Brighton Drive
Dublin, CA 94568
The 14+ acre irregularly shaped property con-
tains the existing Fallon School and Murray
School District Corporation Yard facilities and
is located between Larkdale Avenue and Brighton
Drive. The site is currently covered with both
temporary and permanent buildings, playground
equipment, tennis courts and a small
recreational park (Kolb Park). The Corporation
COPIES TO: Applicant
Owner
PA File 86-024
ASSESSOR PARCEL NUMBER:
SURROUNDING LAND USE:
ZONING HISTORY:
Yard area has underground fuel tanks, the number
and volume of which are not known. The site is
gently sloping with slope drainage of the open
field area toward the eastern boundary. The
school buildings are located on high ground
areas which may represent filled ground. The
site is currently zoned
R-1-B-E, Single Family Residential Combining
District (6,500 sq. ft. minimum lot size,
65-foot minimum average width, 20-foot minimum
front setback and 6-foot minimum sideyard).
941-181-27-1
The site has street frontage along its north and
south boundaries (735'~ along the north with
Brighton Drive and 600'+ along the south with
Larkdale Avenue). The site also has limited
street frontage along its east boundary on
Bristol Drive at its intersection with Brighton
Drive (140'+) and for a 20-foot stem access
between #7908 and #7890 Bristol Road. A total
of 25 existing single family residences back up
to the subject property, with all but two
located along the east and west sides of the
site. Land uses in the immediate vicinity of
the site are single family residential.
355th ZU - The subject property was rezoned from
A-2, Agricultural District, to the R-1-B-E,
Single Family Residential Combining District, by
the 355th Zoning Unit, with an effective date of
December 8, 1960, following its approval by the
Alameda County Board of Supervisors.
Tract 2286 - The site consists of Lots 14 and 27
of Tract 2286, which also created the adjoining
25 single family residential lots. (A total of
186 of the nearby lots were created by Tract
2286. )
C-2308 - A Conditional Use Permit processed by
the Alameda County Zoning Administrator to allow
the construction and operation of a neighborhood
park on a portion of the subject property (Kolb
Park improvements).
PA 83-040 - The Dublin Planning Commission
granted (August 15, 1983) a Conditional Use
Permit request for the operation of a 120-child
Christian Youth Academy and Tri-Valley Church
involving the Administration Building, the
Multi-Use Building, "B" Wing and the developed
outside area of the Fallon School.
PA 83-043 The Dublin Planning Commission granted
(August 15, 1983) a Conditional Use Permit
request for the establishment of a 50-child
educational program for developmentally disabled
youths within the kindergarten portion of the
Fallon School (Kaleidoscope Center).
PA 84-013 - The Dublin Planning Commission
granted (April 16, 1984) a Conditional Use
Permit request for the operation of a pre-
school, day care and elementary school operation
in Building C-C on the Fallon School site
(Fountainhead Montessori).
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PA 84-061 - The Dublin Planning Commission
granted (November 19, 1984) a Conditional Use
Permit request for the operation of a 120-child
day care center for children from 8 weeks
through 10 years of age (Growing Tree Preschool)
in Building C-A of the Fallon School.
PA 85-104 - The Dublin Planning Commission
granted (January 6, 1986) a Conditional Use
Permit request for the continued operation of
the Kaleidoscope Center approved under
PA 83-043.
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 LAND USE DESIGNATION AND POLICIES
The site is designated by the City of Dublin General Plan as a mix of
Residential: Single-Family (0.9 to 6.0 units per Gross Residential
Acre) and Public/Semi-Public - Parks/Recreation.
General Plan Development Policies for the residential portion of the
site are as follows:
Site:
Acres:
Minimum-Maximum
Units:
General Plan
Residential
Designation:
Fallon School Site
8
8-48
Single Family Residential
Applicable General Plan Policies include the following:
2.3 OPEN SPACE FOR OUTDOOR RECREATION
Implementing Policy
C. Acquire three five-acre neighborhood parks (including in part):
- On Fallon School site (enlarging Kolb Park) when the site is
sold by Murray School District.
4.1 PUBLIC SCHOOLS
Implementing Policy
B. Initiate preparation of site plans or specific plans or specific
plans jointly with School District prior to sale. This type of
cooperation will achieve harmonious relationships between new
development and existing residential areas and new park sites.
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9.0 NOISE ELEMENT
Noise exposure contours projected for 2005 based on anticipated traffic
volumes increases indicated noise in the 65 CNEL range along the west
side of the property.
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
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 August 18, 1986, hearing was published
in The Herald, mailed to adjacent property owners, and posted in public
buildings.
ANALYSIS:
In December of 1983, the City Council passed a Resolution authorizing the City
Manager to proceed with negotiations with the Murray School District for
acquisition of surplus property at the Fallon School site. The Murray School
District formally advised the City on November 9, 1985, of its intent to
dispose as excess property a 9.6+ acre portion of the 14+ acre site.
The City Council on January 13, 1985, adopted a Resolution advising the
District of its interest to purchase a five-acre portion of the site for use
as a future neighborhood park. The City also indicated interest in securing
the 0.4~ parcel containing the Fallon School Multi-Purpose Building.
With its initial noticing of the availability of excess properties, the School
District had put together a preliminary land use plan detailing 17 future
residential lots over 4.0+ acres of the site. The City Council's action
included a request to the District that the layout of the future residential
lots be modified to a different layout. The requested modification involved
the elimination of the two lots proposed at the Bristol Road/Brighton Drive
intersection to allow that area to be incorporated into the planned future
park site. The City Staff prepared a schematic alternate subdivision layout
which consolidated all 17 lots into an alternate layout. That proposed layout
has been reflected by the Tentative Map submitted by the District.
The lotting pattern proposed for the 17-lot single family residential portion
of the project is considered by Staff to reflect a fairly standard subdivision
layout which will yield lots of a size and configuration compatible with
existing, surrounding residential development. The consolidation of all the
proposed lots into one portion of the site provides a more efficient lotting
pattern and provides a more desirable orientation for the future lots as they
relate to the planned park site (no new lots would back up to the park, with
only Lot 14 having any common boundary with the planned park site).
Following the initial submittal of the Tentative Map and Conditional Use
Permit requests on March 25, 1986, Staff prepared a detailed summary of items
needed to complete the application submittal and also outlined some specific
adjustments to the street and lotting patterns for the residential portion of
the project.
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While some of the requested items were incorporated into the Revised Tentative
Map received on August 8, 1986, the recommended adjustments to the 17-lot
single family residential area were not made. Conditions 62, 63 and 64 of the
Draft Resolution for the Tentative Map (Exhibit B) detail the minor
adjustments suggested by Staff and serve to allow a slight increase in the
size and depth of the smaller lots in the proposed subdivision.
Additional Conditions of note for the Tentative Map include the following:
Condition 18 - Calls for the provision of a pedestrian/bicycle easement from
the 20-foot stem strip from Bristol Road for access to both the future park
site and the planned future City Senior Recreation Center.
Condition 20 - Calls for the provision of pedestrian/bicycle access from
Larkdale Avenue across the District's Administrative Office/Corporation Yard
to the planned future park site.
Condition 21 - Calls for the establishment of cross parking and access
agreements between Lots 19 and 20 to provide reasonable parking and access to
the planned future City Senior Recreation Center.
Condition 58 - Requires the observance of a tree planting program at the
perimeter of the Administrative Office/Corporation Yard parcel where it abuts
existing or future residential lots and where it abuts the planned future park
site.
The bulk of the supplemental materials requested by Staff for this project
dealt with the Conditional Use Permit request to establish the Murray School
District's Administrative Office/Corporation Yard complex on proposed Lot 20
of Tentative Map 5616. (The Applicant submitted schematic elevations for the
front of the Mechanic Shop/Carport structure on August 13, 1986. The plans
are of inadequate detail to serve as the basis for Planning Department sign-
off.)
In absence of recelvlng these materials, the Conditions of Approval prepared
by Staff for the Conditional Use Permit (see Exhibit C) have been drafted to
allow information to be secured prior to the issuance of building permits for
new construction or for remodeling of existing structures. Generally
speaking, where additional information was requested but not received, Staff
is recommending that Staff's review authority over detailed plans be retained
for a later date. This approach is suggested for the review of building plans
for the proposed new Mechanic Shop/Carport Structure (Condition 6), the review
of the land uses to occur in the Corporation Yard, and the type and amount of
exterior storage and vehicle parking in that area (Conditions 7 and 21), the
determination of the amount of parking required for the Administrative Office
portion of the facility (Condition 9), a review of what trees can be retained
in the vicinity of the proposed Mechanic Shop/Carport Building (Condition 10),
the determination of adequacy and design of proposed drive aisles and parking
areas (Conditions 10, 18 and 26), the determination of design and location of
new project landscaping (tied to the Staff Study of August, 1986, and to
Condition 19), review of project fencing (Condition 22), and review of a
project pedestrian system (Condition 27).
As indicated elswehere 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
Environmental Components (see Background Attachment #2):
1. General Plan Policies and Zoning
2. Soils, Geology and Seismicity
3. Tree Preservation
4. Emergency Services
5. Traffic Circulation
6. Nuisances
-5-
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 sig-
nificant environmental impact identified in the Initial Study prepared for
this project. A letter to the District outlining design changes and/or
binding commitments that addresses and mitigates each potential identified
environmental impact has been prepared and is included as part of Attachment
2.
RECOMMENDATION:
FORMAT:
1)
2)
3)
4)
5)
6)
7)
Hear Staff presentation.
Open public hearing.
Hear Applicant and public presentations.
Close public hearing.
Adopt Resolution regarding Mitigated Negative Declaration of
Environmental Significance (Exhibit A).
Adopt Resolution regarding Tentative Map 5616 - PA 86-024.1
(Exhibit B)
Adopt Resolution regarding Conditional Use Permit -
PA 86-024.2 (Exhibit C)
ATTACHMENTS:
Exhibit A - Draft Resolution regarding the Mitigated Negative
Declaration of Environmental Significance
Exhibit B - Draft Resolution regarding Tentative Map 5616 - PA 86-024.1
Exhibit C - Draft Resolution regarding Conditional Use Permit -
PA 86-024.2
Exhibit D - Tentative Map and Conditional Use Permit Submittals
Background Attachments
1) Applicant's 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
identified environmental impact.
3) Site Location and Area Maps
4) "Discussion and Conclusions" and "Recommendations" sections of
report entitled Preliminary Geotechnical Reconnaissance Report -
Fallon School Site, Dublin, Ca., prepared by Purcell, Rhoades &
Associates, dated January 2, 1986
5) Pertinent Agency Comments
6) Site Photograph (Photo Key is on Revised Tentative Map)
7) Staff Study, August, 1986
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RESOLUTION NO. 86__
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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ADOPTING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
CONCERNING PA 86-024 FALLON SCHOOL SITE
(WALLACE B. DUNCAN.& ASSOCIATES/MURRAY SCHOOL DISTRICT)
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 regula-
tions, requires 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 August 12, 1986, regarding:
1. General Plan Policies and Zoning
2. Soils, Geology and Seismicity
3. Tree Preservation
4. Emergency Services
5. Traffic Circulation
6. Noise/Nuisances
WHEREAS, the Planning Commission did review the Mitigated Negative
Declaration of Environmental Significance and considered it at a public
hearing on August 18, 1986; and
WHEREAS, proper notice of said public hearing was given as legally
required; and
WHEREAS, the Planning Commission determined that the project,
PA 86-024, 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 18th day of August, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
EXHIBIT fJ
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RESOLlITION NO. 86-
A RESOLlITION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING TENTATIVE MAP 5616 CONCERING PA 86-024.1
FALLoN SCHOOL SITE (WALLACE B. DUNCAN & ASSOCIATES/MURRAY SCHOOL DISTRICT)
WHEREAS, Wallace B. Duncan & Associates, on behalf of the Murray
School District, request approval to subdivide 14.0+ acres into a 20 lot
subdivision creating the following lotting and land use pattern: Lots 1
through 17 - proposed for development as single family residential lots; Lot
18 - proposed for future development as a five-acre neighborhood park; Lot 19
- proposed for future use as the City Senior Recreational Center; and Lot 20 -
proposed for use as the Administrative Office and Corporation Yard for the
Murray School District and and continued use by the Kaleidoscope Center; 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 subject to conditions prepared b~ Staff; and
WHEREAS, the Planning Commission did hear and consider all said
reports and recommendations as herein above set forth: and
WHEREAS, pursuant to State and City environmental regulations, a
Mitigated Negative Declaration of Environmental Significance has been
previously adopted for the Tentative Map request and the concurrently
requested Conditional Use Permit (Planning Commission Resolution No. 86-____);
and
WHEREAS, the Planning Commission finds that the proposed Tentative
Map will not have a significant environmental impact:
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does
hereby find:
1. Tentative Map 5616 is consistent with the intent of applicable
Subdivision Regulations and City Zoning and related Ordinances.
2. Tentative Map 5616 is consistent with the City's General Plan as
it applies to the subject property.
3. Tentative Map 5616 will not result in the creation of significant
environmental impacts.
4.
health or
injurious
Tentative Map 5616 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 geotechnical
consultant's recommendations are followed; and the site is in a good location
regarding public services and facilities.
EXHIBIT B
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6. The site is physically suitable for the proposed development in
that the design and improvements are consistent with and/or compatible to
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 lot layout, topography,
anticipated orientation and location of future buildings, vehicular and
pedestrian access, circulation and parking, setbacks and similar elements will
be incorporated into the development through project design 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 recommends
that the City Council approve Tentative Map 5616 - PA 86-024.1 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 subiect to review and
approval by the Planning Department unless othewise specified.
GENERAL PROVISIONS
1. This approval is for a single family residential development (Lots 1
through 17), a lot for future development and use as a five-acre
neighborhood park site (Lot 18), a lot for future development and use as
a City Senior Recreational Center (Lot 19), and a remnant lot for use by
the Murray School District as their Administrative Offices and Corpora-
tion Yard and for continued use by the Kaleidoscope Center (Lot 20).
Development shall be generally consistent with the Revised Tentative Map
prepared by Wallace B. Duncan & Associates, consisting of one page, and
dated received August 8, 1986.
2. Except as may be specifically provided for within these Conditions of
Approval, the development shall comply with the 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
specified in Section 8-2.9 of the Subdivision Ordinance.
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GENERAL PROVISIONS
~--
5. Minimum dimensional criteria for the single family residential units
established in this project shall be as follows:
A.
Front Yard Setback
20-foot minimum
B.
Side Yard Setbacks
5-foot minimum
15-foot minimum aggregate
12-foot minimum street side sideyard
C.
Rear Yard Setback
20-foot minimum
D.
Minimum Lot Size
6,000 square feet
In addition to the above, a majority of the two-story units established
in this project 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 a hip, or other wrap-around
roof design, which serves to mitigate possible visual impacts.
6. Except as specifically modified by the above listed minimum dimensional
criteria, the single family residential lots developed in this
subdivision shall be subject to the guidelines of the R-1, Single Family
Residential District as regards both land use and minimum/maximum
development criteria.
ARCHEOLOGY
7. 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
8. 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 public streets shall be installed
and established.
c. An as-built landscaping plan for landscaping along public streets
prepared by a Landscape Architect, together with a declaration
that the landscape installation is in conformance with the
approved plans.
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.
-3-
4)
A declaration by the projec~ 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
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. Drainage facilities for this subdivision shall be provided as required
by the City Engineer.
12. 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. .
DEBRIS/DUST/CONSTRUCTION ACTIVITY
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 Subdivider 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.
15. 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., except as approved in writing by the
City Engineer.
EASEMENTS
16. 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.
17. 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.
18. The Subdivider shall be responsible for the development and recordation
of appropriate easement agreements which provides for the pedestrian and
bicycle access from Bristol Road across the 20-foot "stem" area at the
eastern edge of Lot 19 lying between Lots 18 and 19 of Block 4, Tract
2286, to the lot proposed for future development as a five-acre
neighborhood park (Lot 18) and to the lot proposed for future use as a
Senior Recreational Center (Lot 20). Said agreement shall be subject to
review and approval by the City Attorney prior to recordation.
19. Public utility easements shall be established for the electric
distribution system and to provide for lines for the Telephone Company.
20. The Subdivider shall be responsible for the development and recordation
of an appropriate easement agreement which provides for pedestrian and
bicycle access from Larkdale Avenue across the southeast portion of Lot
20 to the lot proposed for future development as a five-acre neighbor-
hood park site. Said agreement shall be subject to review and approval
by the City Attorney prior to recordation.
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21. The Subdivider shall be responsible for'-the development and recordation
of cross parking and access easement agreements between Lots 19 and 20
to provide reasonable parking and access to the planned future Senior
Recreation Center on Lot 20. Said agreements shall be subject to review
and approval by the City Attorney prior to recordation.
FIRE
22. 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.
23. All dwelling units within the project shall incorporate smoke detectors
and spark arrestors on fireplaces.
24. Fire hydrants 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.
25. Each building and residence shall include a lighted, clearly visible
address.
FRONTAGE IMPROVEMENTS
26. Improvements shall be made, by the Applicant, along all streets within
and surrounding the subdivision, including curb, gutter, sidewalk,
paving, drainage, and work on the existing improvements, if determined
by the City Engineer to be necessary from a structural or grade
continuity standpoint.
GRADING
27. Prior to commencement of construction of any structures, a project
specific Soil and Foundation Study shall be performed to further address
the concerns outlined in the Reconnaisance Report prepared for the
project by Purcell, Rhoades & Associates, dated January 2, 1986. The
Report shall determine in detail the sub-surface conditions at the site
in order to provide soil parameters for foundation design, recommen-
dations for earth work and site drainage, and suggestions for site
maintenance. 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.
28. Prior to final preparation of the subgrade and placement of base
materials, all underground utilities shall be installed and service
connections stubbed out behind the sidewalk. Public utilities, Cable
TV, sanitary sewers, and water lines shall be installed in a manner
which will not disturb the street pavement, curb, gutter and sidewalk
when future service connections or extensions are made.
29. 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.
30. Any grading on adjacent properties will require written approval of
those property owners affected.
-5-
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31. Whete soil or geologic conditions enc6untered 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.
HANDICAPPED ACCESS
32. Handicapped ramps shall be provided within the new street improvements
within and adjoining the proposed 17-lot residential portion of the
project as required by the City Engineer.
IMPROVEMENT PLANS, AGREEMENTS AND SECURITIES
33. 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.
34. 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.
35. 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.
PARK DEDICATION
36. Park land shall be dedicated, or in-lieu fees shall be paid, or a
combination of both shall be provided prior to the recordation of the
Final Map. The preliminary park dedication land required in conjunction
with the project has been calculated to be approximately 0.187 acres
(0.011 acres/dwelling unit X 17 residential lots). Final calculations
shall be made by the City Engineer at the approval of the Final Map.
STREETS
37. 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.
38. An encroachment permit shall be secured from the City Engineer for any
work done within the public right-of-way where this work is not covered
under the improvement plans.
-6-
UTILITIES.
39. New electrical, gas, telephone, and Cable TV services, shall be provided
underground to each lot or building in accordance with the City policies
and existing ordinances. All utilities shall be located and provided
within public utility easements, sized to meet utility company
standards, or in public streets.
40. Prior to filing of the grading and improvement plans, the Subdivider
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.
41. The Subdivider shall secure DSRSD agreement to maintain the on-site
sanitary sewer collection system excluding individual laterals. The
system shall be designed as acceptable to DSRSD.
42. 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.
43. Any water well, cathodic protection well, or exploratory boring shown on
the map, that is known to exist, is proposed or is located during the
course of field operations, must be properly destroyed, backfilled, or
maintained in accordance with applicable groundwater protection
ordinances. Zone 7 should be contacted at 443-9300 for additional
information.
44. 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.
45. 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
46. Copies of the project plans, indicating all lots, streets and drainage
facilities, shall also be submitted at 1" = 400-ft. scale, and
I" = 200-ft. scale for City mapping purposes.
47. 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.
48. Street names and lot addressing shall be provided to the satisfaction of
the DSRSD - Fire Department, Postal Services, and Dublin Planning
Department.
49. Install street light standards and luminaries of the design, spacing and
locations approved by the City Engineer.
50. The Subdivider shall furnish and install traffic safety signs in
accordance with the standards of the City of Dublin.
-7-
. . ., ~~~.-.
51.
Street trees, of at least a 15-gallon size, shall be planted along the
street frontages at the residential portion of the subdivision. 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.
52. 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..
53. Any relocation of improvements or public facilities shall be
accomplished at no expense to the City.
54. 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 shall be of a design
which will provide a low maintenance fence with more substantial
appearance and design. The Developer shall be responsible for the
installation of the rear and sideyard fences through the subdivision.
55. Signs established at the entrance to the residential portion of the
project for identification purposes, if proposed, shall be subject to
review and approval by way of a Site Development Review application to
determine sign location, copy construction materials and design.
56. The residential portion of the project shall be constructed as approved.
Minor modifications in the design, but not the use, may be approved by
Staff.
57. All physical improvements shall be in place prior to occupancy of any
lot 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 portion 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
Subdivider and buyer.
58. Detailed planting plans shall be developed for a 10' x 365' strip
adjoining the rear (south) side of proposed Lots 14 - 17, for a
10' x 308' strip along the common boundary of Lots 18 and 20, for a
15' x 150' strip at the west side of the proposed fence at the rear of
Lots 18 and 19 of Tract 2286, and for a 10' x 275' strip along the rear
(east) side of Lots 10 through 13 of Tract 2286, and submitted for
review and approval by the Planning Director. Tree planting within the
area shall be at a minimum planting ratio of one tree @ 15 linear feet
or an alternate standard approved by the Planning Director. Trees shall
be a minimum 15 gallon size. The Subdivider shall be responsible for
the ongoing care and upkeep of the trees planted in the three referenced
areas.
59. 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.
-8-
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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.
60. 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.
61. 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.
62. The rear (southerly) property line of Lots 14 through 17 shall be
modified to be a straight line projection at the line proposed for Lot
14 (increases the depth of Lot 15 by up to 6+ feet, increases the depth
of Lot 16 from 6+ to 12+ feet, and increases the depth of Lot 17 from
12~ feet to 19+ feet). -
63. The right-of-way and face-of-curb to face-of-curb widths for the street
sections of Courts A and B shall be reduced to a 48-foot right-of-way
width and a 36-foot face-of-curb to face-of-curb width. The diameter-
dimension of the right-of-way and the face-of-curb to face-of-curb
dimension for the cul-de-sac bulbs for Courts A and B shall be reduced
to a right-of-way diameter of 82 feet and a face-of-curb to face-of-curb
dimension of 70 feet.
64. The minimum depth of Lots 4, 5, 9, 10, 11, 12, 16 and 17 shall be
increased to 90'. If necessary, the rear (southerly) property line of
Lots 14 through 17 shall be moved further to the south to allow this
standard to be observed.
65. The size and configuration of Lot 19 shall be modified as necessary to
observe all pertinent Building Code setback requirements.
66. An Acoustical Study shall be prepared and submitted at the time building
permits are requested for Lots 1 through 17. The Acoustical Study shall
determine existing and future noise levels and outline specific
construction and design measures that will be needed to provide
appropriate noise attenuation.
PASSED, APPROVED AND ADOPTED this 18th day of August, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-9-
RESOLUTION NO.
-=~--
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING CONDITIONAL USE PERMIT CONCERNING PA 86-024.2 FALLON SCHOOL SITE
(WALLACE B. DUNCAN & ASSOCIATES/MURRAY SCHOOL DISTRICT)
WHEREAS, Wallace B. Duncan & Associates, on behalf of the Murray
School District, request approval of a Conditional Use Permit, in conjunction
with Tentative Map 5616, to allow use of Lot 20 covering the Fallon School
Site facility as the Administrative Offices and Corporation Yard for the
Murray School District and to make continued use of one of the existing
buildings by the Kaleidoscope Center; and
WHEREAS, the adopted City of Dublin Zoning Ordinance restricts the
operation of a community facility in an R-1-B-E, Single Family Residential
Combining District until a Conditional Use Permit is secured; and
WHEREAS, the Planning Commission did hold a public hearing on said
application on August 18, 1986; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, this application has been reviewed in accordance with the
prOV1Slons of the California Environmental Quality Act and a Negative
Declaration of Environmental Significance has been previously adopted for the
project (Planning Commission Resolution No. ); and
WHEREAS, the Planning Commission finds that the Conditional Use
Permit will not have a significant environmental impact; and
WHEREAS, the Staff Report was submitted recommending that the
Conditional Use Permit application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony herein above set forth; and
WHEREAS, the proposed land use, if conditionally approved, is
appropriate for the subject property in terms of being compatible to existing
land uses in the area and will not overburden public services;
w
NOW THEREFORE, BE IT RESOLVED THAT THE Planning Commission finds:
a) Use of the proposed Lot 20 of Tenative Map 5616 (Fallon School Site) for
the Murray School District's Administrative Offices and Corporation Yard
and to make continued use of one of the existing buildings by the
Kaleidoscope Center, serves the public need by providing for the
operation of a needed multi-use community facility.
b) The uses will be properly related to other land uses, and transportation
and service facilities in the vicinity, as the proposed use will be a
relatively low intensity land use, with exterior activities adequately
screened and/or set back from adjoining residences to minimize any
adverse visual or acoustical impacts.
c) The uses will not materially adversely-affect the health or safety of
persons residing or working in the vicinity, or be materially
detrimental to the public welfare or injurious to property or
improvements in the neighborhood, as all applicable regulations will be
met.
d) The uses will not be contrary to the specific intent clauses or
performance standards established for the Distrct in which it is to be
located, as the proposed uses will be compatible with adjoining single
family residential uses and the proposed neighborhood park uses.
-1-
EXHIBIT G
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e) The-approval of the Conditional Use PeTmit will be consistent with the
Dublin General Plan.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
conditionally approve said application as shown by materials labelled Exhibit
A, on file with the Dublin Planning Department, subject to the following
conditions:
Unless otherwise stated, all Conditions of Approval shall be complied with
prior to issuance of buliding or grading permits and shall be sub;ect to
Planning Department review and approval.
1. Development and operation of the Administrative Offices and Corporation
Yard for the Murray School District on Lot 20 of Tract 5616 shall be generally
as shown on the Revised Site Plan and Land Use Plan dated received by the
Dublin Planning Department on August 8, 1986, modified to generally conform to
the Staff Study dated August, 1986. Development shall be subject to final
review and approval by the Planning Director prior to the issuance of a
building permit for any of the facilities existing or proposed on Lot 20 of
Tentative Map 5616, or prior to the relocation of any of the Corporation Yard
activities or storage. Development shall be subject to the conditions listed
below.
2. The permit is issued to the Applicant, Murray School District, only, and
shall not be transferable. The current Conditional Use Permit for the
Kaleidoscope Center (PA 85-104) shall remain valid and shall continue to be
subject to the Conditions of Approval established under Planning Commission
Resolution No. 86-002.
3. The permit for the Administrative Office/Corporation Yard facility shall
be valid for a period of three (3) years, at which time it shall be necessary
to apply for renewal. Failure to establish the uses within six months of the
effective date of the permit will cause the permit to become null and void.
4. The hours of operation of the District's Corporation Yard use shall be
restricted to the hours between 7:00 a.m. and 7:00 p.m., Monday through
Friday.
5. No loudspeakers or amplified music shall be permitted outside the
enclosed building.
6. A minimum of 60 days prior to the submittal for building permits for the
Mechanic Shop/Carport Building, detailed floor plans and elevations of the
subject building shall be submitted for review and approval by the Planning
Director.
7. Prior to the relocation of any of the Corporation Yard activities or
related exterior storage, the School District shall supply the following
information for review and approval by the City Planning Department:
A. A summary, accompanied by a detailed Site Plan, of current land
use activities in the present Corporation Yard, including.a
listing of vehicles stored in the Yard and a summary of types and
quantities of items stored outside the existing structures.
B. A summary, accompanied by a detailed Site Plan, of land use
activities proposed to occur in the new Corporation Yard,
indicating which activities are proposed to occur within the new
Mechanic Shop/Carport Building and which activities are proposed
to occur outside this structure (to include information detailing
days, hours and general location of each type of activity).
C. Details of items proposed for exterior storage and an indication
of the proposed general location of said storage.
D. Details of the number and types of vehicles proposed to be parked
or stored in the new Corporation Y~rd and an indication of the
general location where said vehicles are proposed to be parked or
stored.
-2-
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The-list of activities, and their general location within the site, may
be supplemented and/or modified upon 30-day written notice from the School
District, with the Planning Director maintaining review and approval authority
over any new or modified activities to determine whether said uses are
consistent with the intent of this approval and with the Findings of Approval
established for these Conditions.
8. All signs for the proposed Murray School District Administrative
Offices/Corporation Yard facilities shall be subject to review and approval by
the Planning Director as regards size, location, copy and construction
materials and design.
9. The parking lot of serving the Administrative Office/Corporation Yard
facility shall be modified as necessary to provide the number of spaces
required by the City's numerical parking requirements. To facilitate the
City's calculation of required parking for the project, the School District
shall supply schematic floor plan information for the Maintenance and Print
Shop Building, the Special Education Curriculum and Board Room/TLS Building,
the Administrative Office Building and the Warehouse/Business Office. A
maximum of 35% of the spaces may be sized and designated for use by compact
sized cars.
10. The parking plan to be utilized shall be submitted for review and
approval by the Planning Director prior to the spaces being painted or
building permits being released for the Mechanic Shop/Carport Building or for
new or expanded occupancies of the existing building on Lot 20. The parking
plan for the area adjoining the south and west sides of the proposed Mechanic
Shop/ Carport Building shall be modified to retain as many of the existing
trees in this area as reasonably feasible. The location of the Mechanic Shop/
Carport Building shall be adjusted to generally conform to the location
detailed on the Staff Study dated August, 1986.
11. There shall be no evening classes, meetings or other evening uses on the
premises without prior review and approval secured from the Planning Director.
Approval of said activities shall be based on the Planning Director's
determination that said functions are consistent with the findings and general
provisions of the Conditional Use Permit.
12. All activities shall be controlled so as not to create a nuisance to the
adjoining single family residences (existing or proposed) or the future,
adjoining neighborhood park.
13. The Applicant shall comply with all requirements of the Dublin Building
Department.
14. Prior to the issuance of a building permit the developer shall submit a
letter documenting that the requirements of the DSRSD - Fire Department have
been satisfied.
15. Development shall comply with the City of Dublin Standard Site Develop-
ment Review Requirements and the City of Dublin Police Services Standard
Commercial Building Security Requirements.
16. In conjunction with the proposed tenant occupancy changes, the exterior
of the existing School District buildings shall be upgraded as regards to
paint, window treatment, roof drainage, etc., to an acceptable "first-class"
status.
17. Handicapped parking spaces located on the property (a mlnlmum of three
spaces) shall be established with the required identification, width and ramp
access, to meet minimum State requirements.
18. The Applicant shall develop an on-site striping plan to indicate the
portions of the on-site parking/driveway areas to be marked as "No-Parking -
Fire Lane" areas. The plan shall be submitted for review and approval by the
DSRSD-Fire Department and the City Engineer.
-3-
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19. Raised irrigated landscape planters shall be provided across the
Administrative Office/Corporation Yard facility in conjunction with the
adjustments to the site for the introduction of new driveway and parking
areas. The location and layout of such landscape planters shall be as
generally depicted on the Staff Study dated August, 1986. Installation of the
planters may be phased if approved by the Planning Director.
20. If a gas pump facility is proposed in conjunction with the development
of the new Corporation Yard, the location and layout of the gas pump facility
shall be subject to review and approval by the Planning Department prior to
its installation.
21. No exterior storage shall occur within 15 feet of the rear boundaries of
proposed Lots 14 through 17 of Tract 5616 and Lots 9 through 13 and 18 and 19
of Tract 2286.
22. The design, location, height and building materials of any new fencing
or gating established in conjunction with the-proposed Administrative Office/
Corporation Yard complex shall be subject to review and approval by the
Planning Department and City Police Services prior to installation.
23. Prior to the issuance of any building permits for new construction or
for remodeling of existing structures, the Larkdale Avenue driveway located
adjacent to the southeast side of Lot 13 of Tract 2286 shall be removed and
shall be replaced by standard curb, gutter and sidewalk. Additionally, the
asphalt paving extending from this driveway located between the southeast
property line of Lot 13 of Tract 2286 and the adjoinig three parking spaces
shall be removed to provide for the tree planting program called for in
Condition 58 of the Conditions of Approval for Tract 5616.
24. In conjunction with the installation of the proposed new driveway off
Larkdale Avenue, a minimum of six additional diagonal parking spaces along the
south side of the Kaleidoscope Center shall be established for use by the
Kaleidoscope Center.
25. The project engineer shall provide documentation of the adequacy of
driveway widths and turning radii for truck access into and through the
Administrative Office/Corporation Yard facility. Adjustments to the driveway
locations and widths shall be made as determined necessary by the City
Engineer to provide safe, smooth truck access. If determined necessary, said
adjustments shall include the installation of a driveaisle connection around
the northeast side of proposed Lot 19 of Tract 5616 (the planned future Senior
Recreational Center).
26. Parking and driveway areas shall be subject to review and approval by
the City Engineer. If deemed necessary by the City Engineer, existing asphalt
areas proposed for use as parking and driveway areas shall be resurfaced or
slurry sealed.
27. Prior to the issuance of any building permits for new construction or
for remodeling of existing structures, the Subdivider shall prepare and submit
a detailed pedestrian circulation plan for pedestrian circulation throughout
Lot 19 and to provide for circulation reflective of the easements called for
in Conditions 18, 20 and 21 for Tentative Map 5616. Walkways shall be
constructed prior to occupancy of the Mechanic/Carport Building.
28. A Site Lighting Plan shall be submitted for review and approval by the
Planning Director and the City Police Services Department. Light Standard
details, prepared by a Civil Engineer or a qualified lighting designer,
including photometrics that indicate footcandle distribution, shall be
submitted for review and approval by the Planning Director. Exterior lighting
shall be of a design and placement so as not to cause glare onto adjoining
properties or on Larkdale Avenue. Lighting used after business hours shall be
adequate to provide for security needs.
29. A detailed revised Landscape and Irrigation Plan, along with a cost
estimate of the work and materials proposed, shall be submitted for review and
approval by the Planning Director. Landscape and Irrigation Plans shall be
signed by a licensed landscape architect.
-4-
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30. The design and placement of service areas, trash enclosures, and utility
boxes shall be compatible with the site's overall design and landscaping, and
shall be subject to review and approval by the Planning Director as part of
the Landscape and Irrigation Plan. The size, number and location of trash
enclosures shall be subject to review and approval by the Planning Director.
The enclosures shall have a minimum dimension of 8' x 10' (depth and width)
and be designed with a concrete base and extended concrete apron.
31. The Developer/Owner shall sign and submit a copy of the City of Dublin
Landscape Maintenance Agreement.
32. A masonry or prefabricated concrete wall shall be installed along the
project's boundary which abuts existing or planned residential uses, or which
abuts the planned future neighborhood park site. The exact location of this
wall may vary according to the arrangements made between the Subdivider and
the respective adjoining residential property owners. Design specifications
for the wall (six foot minimum height above rearyard pads of adjoining
residential lots with an architectural pattern on both sides of the wall)
shall be submitted for review and approval at the time building elevations are
submitted. Where located at the property line and adjoining an area with a
higher grade, the wall shall be designed to retain a minimum of two feet of
back-fill material. The necessary back-fill material to level the grade
behind the wall shall be supplied by the Subdivider at the request of the
respective impacted adjoining residential property owners.
33. The front page of the Building Plans shall identify site development
data, including: zoning district, address, assessor parcel number, lot size,
gross and net floor areas by story, parking calculations, amount of
landscaping, floor area ratio, and additional pertinent development data.
34. If the land uses proposed for the Administrative Office/Corporation Yard
facility are established prior to the recordation of the Final Map for
Tentative Map 5616, establishment of those uses shall be subject to those
Conditions of Approval established for Tentative Map 5616, as deemed
appropriate by the City Engineer.
35. The uses established under this permit shall be reviewed at the one-year
anniversary of initial occupancy of the Administrative Offices and/or
Corporation Yard to determine compliance with the above conditions or what
additional requirements may be needed. The Planning Director may refer the
matter back to the Planning Commission for disposition.
36. At any time during the effectiveness of this approval, the approval
shall be revocable for cause in accordance with Section 8-90.3 of the Dublin
Zoning Ordinance.
PASSED, APPROVED ADOPTED this 18th day of August, 1986.
AYES:
NOES:.
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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CITY OF DUBLIN
(,
PA No.
DU8UN PLANNING.
ENVIRONMENTAL ASSESSMENT
(Pursuant to Public Resources Code Sedio:1 21000 et sec.>
FORM, iNTERIM
The state CEQA (California Environmental Quality Act) Guidelines
require the City to take an active role in preparing environ-
mental documents. This comprehensive Environmental Assessment
Form is designed to assist the City in preparing a complete and
accurate environmental assessment in a time'lymanner and in
conformance with the state CEQA Guidelines. The form 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 any) and address of proiect: 7416 Bricorhton Driv~
2. Proposed use of property: Resid~nt; rll. C:ll}'rli"i son, ri +-y P;:p-k- ;:mn
C:~nnnl Admipjstr,rl~i~~ Offices
3. Name, oddress, and telephone of Applicant: 'Wallace B. Duncan and Assoc.
9260 Alr.n~+rl P.l"rl, San Ri'lmon A~<-n?n<
,4. Name, address, and telephone of con;act person J:X] in addition to applicant or
o instead of applicant: Stanley Mal..rski MllrrrlY C:~nnnl n; c:+-r; ~t
-241~ p.ri1n+-on Prive R7.A-?SSl
. 5. Attached plans are []I pre I imincry or 0 fully developd.
. 6. Buildi:lg area: 38,000
sq. ft.
o sq.ft. or Q9 acres'. 8. Current zoning: R-l-BE
7. Site area:
14':!::
Oft. or GO s;ories.
9. Maximum Building Height' 2
10. Describe amount of daily trafFic generated by number, type and time af dey:
Small increase only
11. Number of off-street perking spaces provided: Admin. 60 , R-1-4 Per lot.
12. Number of loading Facilities provided: :r.nm;n 1
~- \
.A IT ACHMENT 1
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13. Proposed developmen~ schedule: beginning: 1986
completion: 1988
14.0. If residen~ial: number- of 1~"'6'~nits 17; number of exis~ing units -0- ;number of new
. bedrooms3&4; uni~ sizes 2400;~<J~~~f ~ sale prices or Dren~~150, OO~ type of
dwelling G9single fomilyD dup~x multiple..
14.b. If commercial:
so les creo
operation
scope of proiectD neighborhood, 0 city, D regional
o sg. ft. or D acre; estimo~ed employmen~ per shif~
; hours of
14.c. IF indus~rial: ma~eriols involved
hours of operation'
14.d. IF institutional: moior FunctionSchool A'dmi n "i estimated employment per shift 50
es~imo~edoc~upancy50. ;hours of operation 8:00A.M. to 5:00P.M.
. ; estimated employment per shiFt
15. Describe City permits required: d Site 'DevelofW\e..-.::r l2.e.V"ic."V; 0 Vd.~a..,^c.e.,;
o ActWl-il'llstrii\.till€. Cov---a.iiioM-l Lise. f'.er:,~t; 0 Rec.lttSsif1~t\c~ C~ZOl'\i~; .
o PIa.II\~ De.\J€..lopV't\€.v\-rj !Xl CcI^d.\tioV\oJ USe. ftY-MITj 0 51511'\ o~ I~.>
~ O+hey Subdivision Map
16." Describe other public approvels required: ~ unknown; D lace! cgencies;D regional
agencies; 0 state agencies; 0 Federal agencies; for
--J
~
CERTIFlCA TION
I he'reby certify that the information submitted is true and correct to the best of my knowledge
and belieF. I understand that the findings of this Environmental Assessment apply only to the
proi ect as described above.
'Signa~ure: b.I {i"AA,/I/ Date: Mdn:-1 Z'l7 /Y8C
, I
Name (print o~ type): Jid.~c...e,8, Dr.lAr"'~ V'1J
AJ')..
CITY OF DUBLIN
P.O. Box 2340
Dublin, CA 94568
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR:
PA 86-024
LOCATION:
PROJECT:
APPLICANT:
PROPERTY
OWNER:
FINDINGS:
(415) 829-4600
Fallon School Site (Wallace B. Duncan & Associates/Murray School District)
Tentative Map 5616/Conditional Use Permit
(Pursuant to Public Resources Code Section 21000, et seq.)
Fallon School Site
Dublin, CA 94568
Tentative Map and Conditional Use Permit requests to subdivide 14.0+ acres
into a 20-lot subdivision, creating the following lotting pattern: Lots 1
through 17 - for the proposed single' family residential lots; Lot 18 - for
the proposed future five-acre neighborhood park site; Lot 19 - for the pro-
posed City Senior Center; and Lot 20 - the proposed remnant to be utilized
by the Murray School District as the District's Administrative Offices and
Corporation Yard and for continued use by the Kaleidoscope Center.
Wallace B. Duncan
Wallace B. Duncan & Associates
9260 Alcosta Boulevard, Suite D-24
San Ramon, CA 94583
Murray School District
7416 Brighton Drive
Dublin, CA 94568
.J
The project will not have a significant adverse impact on the environment.
The mitigation measures outlined in the Initial Study of Environmental
Significance dated August 6, 1986, document the steps necessary to assure
that the subject property will not have a significant adverse effect on the
environment.
INITIAL STUDY: The Initial Study of Environmental Significance dated August 6, 1986,
provides a discussion of the environmental components listed below. Each
identified environmental component has heen mitigated through project
redesign or through binding commitment by the Applicant, as outlined in the
Mitigation Measures Sections of the Initial Study of Environmental
Signifiance.
ENVIRONMENTAL COMPONENTS:
1. General Plan Policies and Zoning
2. Soils, Geology and Seismicity
3. Tree Preservation
4. Emergency Services
5. Traffic Circulation
6. Nuisances
7. Visual Resources
SIGNATURE: DATE:
Laurence L. Tong, Planning Director
.:
ATTACHMENT ;L
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CITY OF DUBLIN
P.O. Box 2340
Dublin. CA 94568
(415) 829-4600
August 14, 1986
Mr. Wallace B. Duncan
Wallace B. Duncan & Associates
9260 Alcosta Boulevard, Suite D-24
San Ramon, CA 94503
RE: PA 86-024 Fallon School Site
(Tentative Map 5616 and Conditional Use Permit Request)
Dear Mr. Duncan:
The application and environmental materials submitted for your application,
City File PA 86-024, have been reviewed concerning the potential environmental
impacts of the proposed 20-lot mixed use subdivision.
This data, and the Department's review of it, indicated that your project may
have the potential of creating significant environmental impacts if specific
mitigation measures are not incorporated into the project's design and
ultimate development.
By this letter be advised that, in light of the information submitted to date,
this office cannot prepare a Negative Declaration of Environmental
Significance for this project. However, it is the position of this office
that a Mitigated Negative Declaration may be possible and consistent with the
State of California Environmental Quality Guidelines. Section 15080(d) 2 of
the Guidelines allows a Mitigated Negative Declaration to be prepared instead
of an Environmental Impact Report where the significant effects of a project,
as identified in an Initial Study, are clearly mitigated to the point where it
is reasonable to find that the significance is no longer in effect.
In order for this office to prepare a Mitigated Negative Declaration, the
project plans must first be revised to reflect changes that eliminate the
potential for the significant impact, and/or an enforceable commitment from
the Applicant must be made that shows the specific mitigation measures that
will occur. The following changes to your project have been determined to be
necessary to permit this office to prepare a Mitigated Negative Declaration of
Environmental Significance.
..
Mr. Wallace B. Duncan
August 14, 1986
Page Two
There are
having the
by CEQA:
1.
2.
3.
4.
5.
6.
six (6) areas of your project proposal which have been identified as
potential of creating significant environmental impacts, as defined
General Plan Policies and Zoning
Soils, Geology, Seismicity
Tree Preservation
Emergency Services
Traffic Circulation
Noise/Nuisances
If the project plans are revised to incorporate the following features, and/or
if the Murray School District provides binding agreement to provide the design
components as indicated below (or that achieve the same effect of the items
listed below), this office will be in a position to issue a Mitigated Negative
Declaration of Environmental Significance.
1. General Plan Policies and Zoning/Visual Resources
A. Consistent witn the Guiding Policies of Section 2.1.3 -
Residential Compatibility of the General Plan, steps shall be
taken to assure that privacy and scale of existing residential
development is respected. To that end, buffer landscape planting
shall be provided between the Administrative Office/Corporation
Yard facilities and new and existing residential uses (see
Condition #58 of the Draft Resolution for Tentative Map 5616);
hours and days of activity at the Administrative Office/
Corporation Yard facilities shall be controlled (see Conditions #4
and #11 of the Draft Resolution for the Conditional Use Permit);
setback standards for the location of exterior storage shall be
observed (see Condition #21 of the Draft Resolution for the
Conditional Use Permit); and a masonry or prefabricated wall shall
be installed along the project's boundary which abuts existing or
planned residential uses, or which abuts the planned future
neighborhood park site (see Condition #32 of the Draft Resolution
for the Conditional Use Permit).
B. The Subdivider shall provide for the City's acquisition of a
five-acre neighborhood park (as called for by Guiding Policy
Section 2.3 for Outdoor Recreation of the General Plan).
Mr. Wallace B. Duncan
August 14, 1986
Page Three
2. Soils, Geology and Seismicity
The recommendations of the Preliminary Geotechnical Reconnaissance
Report prepared by Purcell, Rhoades & Associates, dated January 2, 1986,
shall be observed as regards site grading, drainage, foundation design,
etc. A project specific Soil and Foundation Study shall be performed to
further address the concerns outlined in the Reconnaisance Report, to
determine in detail the sub-surface conditions at the site in order to
provide soil parameters for foundation design, recommendations for earth
work and site drainage, and suggestions for site maintenance (see
Condition #27 of the Draft Resolution for Tentative Map 5616).
3. Tree Preservation
A concerted effort by the Subdivider shall be made to retain as many of
the trees in the vicinity of the proposed Mechanic Shop/Carport facility
as reasonably feasible (see Condition #10 of the Draft Resolution for
the Conditional Use Permit request).
4. Emergency Services
A. The Subdivider shall work with the DSRSD - Fire Department and the
City Engineer to develop a plan for on-site striping to indicate
portions of the Administrative Offices/Corporation Yard facility
to be marked as "No Parking - Fire Lane" (see Condition #18 of the
Draft Resolution for the Conditional Use Permit request).
B. The design, location, height and building materials used for
project fencing and project lighting shall be determined following
review and input from the City of Dublin Police Services (see
Conditions #22 and #28 of the Draft Resolution for the Conditional
Use Permit request).
5. Traffic Circulation
The project engineer shall supply documentation that the lane widths and
turning radii proposed for the Administrative Office/Corporation Yard
facility are adequate to provide easy access by emergency service
vehicles (see Condition #25 of the Draft Resolution for the Conditional
Use Permit request).
Mr. Wallace B. Duncan
August 14, 1986
Page Four
6. Noise/Nuisance
A. Due to existing and anticipated future noise levels along the
adjoining 1-680 corridor, the single family residential structures
developed in conjunction with this project that may be affected by
noise levels in excess of residential noise standards shall be
constructed to provide the necessary sound attennuation to insure
interior noise levels in compliance with applicable standards as
set forth by State and Local regulations (see Condition #66 of the
Draft Resolution for Tentative Map 5616).
B. All activities at the Administrative Office/Corporation Yard
facility shall be controlled so as not to create a nuisance to
adjoining residential uses (see Condition #12 of the Draft
Resolution for Conditional Use Permit).
These recommendations are made for environmental purposes only. The design,
engineering and land use aspects of the project will receive additional
review. Recommendations regarding their merits will be prepared and
incorporated into a Staff Report to be presented to the Planning Commission
along with the environmental determination.
Please provide us with plans and information -that give us the assurance that
the potentially significant environmental aspects of the project have been
mitigated.
Questions concerning this matter may be directed to Kevin J. Gailey of this
office at (415) 829-4916 at your convenience.
Yours very truly,
~9~
y,iZ- LaurenceCrJ Tong
Planning Director
LLT/KJG/ao
cc: File PA 86-024
Murray School District
Attn: Stanley Moleski
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No. 00121/001
Page 4
located approximately 2000 feet northeast of this fault. Other active
Bay area faults which could cause ground shaking at the site include
the Hayward fault approximately 8 miles west of the site and the San
Andreas fault approximately 27 miles west of the site. Secondary
seismic hazards, such as liquefaction, lateral spreading and lUl'ch
cracking may result from an earthquake on any of the major faults in
the Bay area, depending upon on-site soil and groundwater conditions.
--01
We would anticipate that an earthquake of moderate to high magnitude
generated on any fault in the Bay area would cause a moderate ground
shaking at the site similar to that experienced previously in the Bay
.J
area region.
DISCUSSION AND CONCLUSIONS
1. The site is free from known faults, The nearest active fault to
the site is the Calaveras fault which lies approximately 2000
feet to the southwest.
2. The site is relatively flat and no adjacent landslides have been
mapped or discovered at the site.
Purcell, Rhoades & AssOCiates
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No. D0121/001
Page 5
3. Laboratory tests indicate surface soils to have a moderate
expansion material. The potential for damage from this condition
can be reduced using common design techniques, including good
surface drainage, import fill or deeper footings extending below
moisture content variations.
4. Secondary seismic effects of liquefaction, lurch cracking and
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lateral spreading are related to soil and groundwater conditions
and will need to be analyzed on the basis of subsurface soil
conditions.
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5. On the basis of this preliminary and limited reconnaissance
report, it is our opinion that the site can be developed using
conventional construction methods and development practices.
These conclusions will be confirmed and/or modified on the basis
of a detailed final subsurface soil exploration program which
will determine the depth of the various soil layers, soil
strength parameters and groundwater levels. Based upon these
findings, a detailed geotechnical report will be submitted with
final recommendations for the development of the property,
including recommendations for grading, foundation design and
drainage control facilities.
Purcell, Rhoades & AssoCIates
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No. 00121/001
Page 6
RECOMMENDATIONS
The studies performed for this preliminary geotechnical reconnaissance
report indicate that the primary geotechnical hazards to be considered
are expansive soils and seismic ground shaking. It is recommended
that a Soil and Foundation Study report be performed to further
address these concerns and to determine in detail, the subsurface
conditions at this site in order tOj1rovide soil parameters for
foundation design, recommendations for earthwork and site drainage)
and suggestions for site maintenance. The report will also include
consideration for the use of on-site demolition material, such as
broken concrete, asphalt and baserock for' use as fill as a potential
cost-saving device.
For preliminary planning purposes, the top 2 to 4 inches of soil over
the entire site should be stripped and later used for topsoil or
removed from the site if contaminated by demolition debris. Site
drainage provisions should be liberal in order to rapidly drain all
surface stor~ water away from the foundation to the nearest disposal
point. Gutters and downspouts are required for all structures, with
downspouts discharging to a controlled discharge point away from the
foundation area. Panning out below the residence in the crawl space
Purcell, Rhoades & Associates
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No. 00121/001
Page 7
is not permitted, with provisions made to remove any collected seepage
water by subdrains placed at a low point beneath the residence.
I
The foundation systems applicable for this site are the use of
continuous reinforced exterior spread footings with interior isolated
column footings or pier and grade beam construction. The conventional
foundation alternate would be a conventional reinforced footing using
a deep beam action. Footing depths --Would vary from 18 to 24 inches
below pad grade. The pier and grade beam alternate would allow the
piers to both support the structure and to aid in resisting expansive
soils by extending piers below the influence of the surface .rea of
fluctuating moisture content. The grade beams would have to extend
below the pad grade 6 to 8 inches to prevent seepage water from
accumulating beneath the home and be additionally reinforced to
prevent excessive uplift forces from acting upon the base of the grade
beam. Pier diameters would be approximately 12 inches and would be
placed 6 to 8 feet below existing grade depending upon pier spacings
and superimposed structural loads. Slab-on-grade construction should
be avoided unless libc~al site drainage provisions are made to remove
potential storm water away from the foundation area of the homes.
Fill pads constructed on non-expansive fill soil would mitigate the
above concerns for the expansive subsoil conditions where footing
depths and external drainage factors are critical.
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No. D0121/001
Page 8
Either foundation alternate will require strict compaction and
moisture-conditioning requirements in order to reduce the propensity
for the native on-site soils to shrink and swell. An alternative
would be to import 30 inches of fill with low expansion
characteristics prior to construction of building pads to mitigate the
above expansive soil concerns.
It is recommended that during the subsirface exploration phase of the
final Soil and Foundation Study, test borings be installed in the
vicinity of the underground fuel tank(s) in order to determine if tank
leakage has occurred that would impact upon the tank removal or
groundwater quality of the site;'" During cons.truction, a
representative of this office should be present to observe the tank(s)
removal and to obtain soil samples adjacent to the tank for laboratory
testing of fuel product to satisfy requirements of the Fire Marshal
and other relevant agencies.
The conclusions and recommendations of this report will be modified by
the findings of the final Soil and Foundat~0n Study required for this
site and will be based upon a development plan that would have
benefited from the preliminary geotechnical review. Prior to final
submittal of the tentative map, this office should review the plan to
Purcell, Rhoades & Assoc.iates
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No. 00121/001
Page 10
site investigation, including subsurface investigation, should be
carried out prior to the proposed construction to determine the actual
conditions at the site.
This report has been prepared in order to aid in the evaluation of
this project. In the event any changes in the proposed development
concept or location of the facilities are planned, our conclusions and
recommendations should not be consideredJvalid unless the changes are
reviewed and our conclusions modified or approved in writing by us.
It is your responsibility to ensure that our recommendations are made
available to your Project Architect, Project Engineer and Contractor.
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(
CITY OF DUBLIN
Development Services
P.O. Box 2340
Dublin,CA 94568
R,E,CEJY.EO'
I.rr~ b ,1986:
Planning/Zoning 829-4916
Building & Safety 829-0822
Engineering/Public Works 829-4927
APPLICATION REFERRAL
DUBUN PLANNING
~ ... "'....
Date: March 28, 1986
FILE NO. PA 86-024 - Fallon School Site
Tentative Map (5616) and Conditional Use Permit
TO:
FROM:
William Fraley - Alameda County Planning Department
Ed Danehy - Alameda County Geologist
Richard Cochran - Superintendent, Murray School District
William Berck - Superintendent, Am~dor Valley Jt. Union School Dist.
~ul Ryan - General Manager, D.S.R.S.D.
LlPhil Phillips - D.S.R.S.D. Fire Department
Pacific Gas & El~ctric
Viacom Cable TV
Pacific Bell
Livermore Dublin Disposal Service
Zone 7, Alameda County Flood Control & Water Conservation Dist.
Postmaster
Lee Thompson -City Engineer
VicTaugher - Building Inspection
Tom Shores - Police Department
Diane Lowart - Recreation Department
General Manager - D.S.R.S.D. Water Department
;
Kevin J. Gailey - Senior Planner
..J
PROJECT DESCRIPTION: . Tentative Map (5616) request to subdivide 14+ acres into'
17 residential lots (3.6+ 'acres total), a future neighborhood park-(5.0+~. ~~
acres), and a site to be retained for administrative office and corporation
yard use by Murray School District (5.4+ acres). A Conditional Use Permit
request has been concurrently submitted to cover the proposed use of the 5.4+
acre lot to be retained by the School District. The subject property fronts-
along the southwest corner of the intersection of Bristol Road and Brighton
Drive, and includes frontage along the north side of Larkdale Avenue.
ATTACHED FOR YOUR REVIEW ARE:
- Copy of Application
- Applicant's Written Statement
- Environmental Assessment Form
- Area Maps
- Tentative Map 5616
PLEASE RETURN THIS FORM WITH COMMENT TO DUBLIN PLANNING BY:
KJG/ao
April 18~ 1986
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PACIFIC GAS AND ELECTRIC COMPANY
JFl CGr~IE
+
998 MURRIETA BOULEVARD
LIVERMORE, CALIFORNIA 94550
L. R. (LOU) HOLVECK
M"'NAGER - l.IVERMORE
April 18, 1986
City of Dublin
Planning Department
P. O. Box 2340
Dublin, CA 94568
RECEIVED
~\P R 2 2 '\966.
DUBUN PLANNING
Attention: Keven Gailey
Dear Mr. Gailey:
The tentative map for the proposed subdivision #5616 of Dublin (Fallon School)
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:gh
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