The URL can be used to link to this page

Home My WebLink About86-058 Pulte Home Corporation Tmap 5588 9/2/86 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: September 2, 1986 TO: FROM: Planning Commission Planning Staff l1:~ PA 86-058 Pu~t~ome Corporation - Betlen Drive Subdivision Map (Tentative Map 5588) request for a 25 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. SUBJECT: 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 AND REPRESENTATIVE: Dick Steele 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). --------------------------------------------------------------------------- ITEM NO. 3. d- 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 510, approved by the Alameda County Board of Supervisors on November 27, 1986. On November 16, 1978, The California Conference of Methodist Churches received approval from the Alameda County Planning Commission for a two- parcel Minor Subdivision under Tentative Parcel Map 2795. The parcel split was requested in anticipation of the submittal of a Conditional Use Permit application 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: 2.1.3 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 ridgelines that form the skyline as viewed from freeways (1-580, 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-lot 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 with- drawn 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 reflect- ing 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. The project was resubmitted with a 26-lot layout that included use of 6 lots located off of Betlen Drive. Under the resubmittal, the request to rezone the property to a Planned Development District was dropped. In its place, a standard Tentative Map application was filed reflecting existing zoning requirements. The layout was subject to consideration at the Planning Commission's hearing of July 21, 1986. The design was subsequently revised by the Applicant in an attempt to balance the cut and fill grading involved with the project. The current site plan reflects an elimination of one lot and the shifting of lots along Betlen Drive back into the center of the project. 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). The environmental documents have been modified to reflect the latest Tentative Map submittal. The new lotting plan/grading plan serves to mitigate previously identified traffic circulation, grading and visual impacts. NOTIFICATION: Public Notice of the July 21, 1986, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. The two continuances to the August 18, 1986, and September 2, 1986, hearings were properly noticed by way of action taken by the Planning Commission respectively at the conclusion of the public hearings on July 21, 1986, and August 18, 1986. ANALYSIS: The revised application submittal by Pulte Homes Corporation proposes the creation of 25 single family residential lots on 8.4+ acres 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. -4- Throughout this site, following: the review process for the various Tentative Map proposals for Staff has focused on several specific issue areas, including the 1) 2) 3) 4) 5) 6) General Plan Policies and Zoning Site Layout and Dimensional Design Criteria Traffic Circulation Site Grading Architecture and Landscape Architecture Environmental Review The following discussion updates previous discussion held concerning these six areas, as it relates to the latest application submittal. 1. General Plan Policies and Zoning The reduced project density, at 25 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. The proposed design of the cut-slope in the adjoining Valley Christian Center property has been "softened" through the latest project revisions. Conditions of Approval should be applied that further 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 (see Conditions #26 - #30). The major remaining General Plan concerns involve the potential visibility of new units at the southern limit of the project as seen from the adjoining 1-580 corridor, and to a lesser degree from the City's major arterials lying east of the site (see General Plan Guiding Policy 3.3 F cited above). Project redesign, in the form of revisions to the Grading Plan for the southern portion of the project, use of intensive slope landscape treatment, effective location of the masonry sound-architectural wall, and the judicial selection of residential building heights and locations appear to be the necessary elements to provide assurance that these General Plan directives are attained. The magnitude of the potential visual impacts and their corresponding relationship to the City's General Plan Policies pertaining to new development along the ridgeline cannot be assessed based on the information supplied to date. Staff recommends that the Planning Commission continue this item until adequate information detailing the potential visual impacts can be secured from the Applicant. An additional, remaining concern involves the proposal to create building pads at the southerly limit of the property potentially making future homes on these lots visible from the adjoining 1-580 corridor. The Applicant contends that the latest lotting plan/ grading plan will serve to mitigate this situation by creating 2:1 (horizontal-to-vertical) slopes at the rear of Lots #16 - #19. The slope itself, by way of the steepness of its face and its location deep in the respective lots, will limit the visibility of the homes placed on these lots as viewed from the immediately adjoining section of 1-580. The Applicant acknowledges that views to the project further east and west along 1-580 will yield views of new homes. The Applicant has indicated a willingness to establish extensive land- scaping along this slope area to provide additional mitigation to potential visual impacts related to this project. 2. Site Plan Layout and Dimensional Design Criteria The proposed Gross Residential Density at 2.7 dwelling units/Gross Residential Acre has a density similar to existing residential projects. -5- The reduction in the number of proposed lots also eliminates the concern regarding lot accessibility and on-street parking problems. The revised plans will supply at least two on-street parking spaces for each proposed 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-lot 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 rearyard depth of 15 feet (with the bulk of the lots to provide 18 feet) measured from the rear of the unit to the nearest change in slope. 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 rearyard area. Staff recommends that this pre- viously applied standard of 1,350 square feet (minimum) for the rear yard useable area be utilized for this project (see Condition #5 E). 3. Traffic Circulation The City Engineer recommended in his memo of February 24, 1986 (one of the items in Background Attachment #8), 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 35~ to 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 #25). Develop- ment 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. 4. Proposed Site Grading Under the revised lotting plan/grading plan, the 8.4+ acre site would be regraded to create a large interior pad (proposed pad elevations ranging from 600.0 to 638.0). The area proposed to accommodate the majority of the project grading is along the western edge of the property where cut slopes vary in steepness from 2:1 (horizontal-to-vertical) to 3:1 (horizontal-to- vertical) and to a height of 55+ 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 for this off-site grading concept in their letter of April 8, 1986 (see Background Attachment #7). The revised grading plan "softens" the previous grading at the southern end of the proposed cut slope face by blending it into existing natural contours running along the south-southeastern portion of the Church property. The revised grading plan partially mitigates the previously identified visual impact that would have been present to viewers from the Valley floor and travelers along the 1-580 corridor. Staff recommends the revised grading plan be required to be further adjusted to accommodate the following design goals: -6- - Further adjust the grading design of the off-site cut slopes to maximize the use of contour-rounded grading designs where new cut slopes transition back to surrounding natural slopes (see Condition #26). - Provide for the formation and recordation of a recorded slope mainentance easement between the Developer (to be ultimately shifted to the individual 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). - In conjunction with the use of slope landscape treatment and the respective building heights and footprints utilized for units located at the southern side of the project, adjust the project grading to assure that structures developed at the southern edge of the project will not be visible from the adjoining 1-580 corridor and will not project above the ridgeline as viewed from the City's major arterials lying east of the project. - Adjust the grading plan to provide for the use of 3 to 4 foot high retaining walls for slope areas on Lots #3, #4, #7 and #8 (and optionally for use on Lots #5, #6, #9, #11 and #14) to maximize the depth and width of proposed building pads. 5. Architecture and Landscape Architecture A Preliminary Landscape Plan was prepared for the previous plan (proposing 44 lots) to detail the proposed treatment of slope areas within and at the perimeters of the proposed development area. Planting of these areas is considered necessary to mitigate the visual impact of the height of the slopes and to soften the engineered appearance they will have. 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. Maintenance of the 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 landscape planting can establish a foothold and will have a higher probability for long-term survival (see Condition #73). A tree planting standard of one tree for each 2,000+ square feet of slope area is recommended for the cut slope area above the project's west boundary. A minimum ratio of one tree for each 1,500~ square feet of slope area is recommended for the slope area below the lots above Betlen Drive and for the slope area along the south side of the project. In addition to the above recommended slope tree planting ratios, Staff recommends that the Developer be required to provide shrub planting for the slope areas at the north and south edges of the project. -7- 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). 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. A revised Initial Study prepared for this project identifies 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 The Revised 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. To assure that the architectural treatment of residential units developed in this project are consistent with the character of the existing neighborhood, Staff recommends that Site Development Review approval for the project be required prior to the recordation of the Final Map. The Site Development Review permit should also entail final review of the site's Grading Plan and Slope Landscape and Irrigation Plans. RECOMMENDATION Staff recommends that no action be taken on this project until concerns regarding the potential visibility of future residential units from the adjoining section of 1-580, or as they appear above the ridgeline as viewed from the City's major arterials to the east of the site, are addressed and eliminated. No action should be taken on this project until visual studies are prepared by the Applicant to allow a careful assessment of the potential visual impacts to 1-580 and the City's major arterial lying east of the site. FORMAT: 1) Open public hearing. 2) Hear Staff presentation. 3) Hear Applicant and public presentations. 4) Close public hearing. 5) Provide direction to the Staff and the Applicant regarding potential visual impacts as they relate to the City's General Plan Policies regarding Open Space for Recreation - Items 3.3 E and 3.3 F, and continue the matter to the Planning Commission hearing of Septebmer 15, 1986. -8- ATTACHMENTS: Exhibit A Draft Resolution regarding the Mitigated Negative Declaration of Environmental Significance (for consideration of content only, not for Planning Commission action) Exhibit B - Draft Resolution regarding Tentative Map 5588 (for consideration of content only, not for Planning Commission action) Exhibit C - Revised Tentative Map Submittals Background Attachments: 1) Applicant's Written Statement and Environmental Assessment Form. 2) Draft Mitigated Negative Declaration of Environmental Significance 3) Letter calling for Applicant to provide project redesign or binding commitment that addresses and mitigates each potential identified environmental impact. 4) Site Location and Area Maps. 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. 7) Ward Tanneberg, Senior Pastor Valley Christian Center, Letter of April 8, 1986, regarding Grading Easement on Valley Christian Center Property. 8) Pertinent Agency Comments -9- RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ADOPTING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR THE SUBDIVISION MAP (TENTATIVE MAP 5588) REQUEST FOR A PROPOSED SINGLE FAMILY RESIDENTIAL DEVELOPMENT OF 25 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 revised request for Tentative Map approval to subdivide an 8.4+ acre property into 25 - 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 Revised Initial Study of Environmental Significance dated August 28, 1986, regarding: 1. General Plan Policies and Zoning 2. Soils, Geology and Seismicity 3. Traffic Circulation 4. Noise WHEREAS, the Planning Commission did review and consider said Mitigated Negative Declaration of Environmental Significance at its meeting of September 2, 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 2nd day of September, 1986. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director EXHIBIT A flflTr:r mOL{/17t1Y'1 /ii-tZ- /;11r;;VN ~ RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ------------------------------------------------------------------------------ APPROVING TENTATIVE MAP 5588 CONCERNING PA 86-058 PULTE HOMES CORPORATION - BETLEN DRIVE FOR A PROPOSED SINGLE FAMILY RESIDENTIAL DEVELOPMENT OF 25 LOTS PROPOSED OVER AN 8.4+ ACRE PROPERTY FRONTING ALONG THE SOUTH SIDE OF THE TERMINUS OF BETLEN DRIVE WHEREAS, Pulte Homes Corporation requests approval of a Revised Tentative Map to allow the subdivision of 8.4+ acres of land lying in the southwest corner of the City into a 25-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 public hearings on July 21, 1986, August 4, 1986, and September 2, 1986; and WHEREAS, proper notice of said public hearings was given in all respects as required by law; and WHEREAS, The Staff Report was submitted recommending that the Revised Tentative Map be approved 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, 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 Revised 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. 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. EXHIBIT J2 v/ZlrPr ,ReroLlJrrrJ7'i ffM;2/JltV if 717117/>># 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 subiect to review and approval by the Planning Department unless othewise specified. GENERAL PROVISIONS 1. This approval is for a single family residential development for 25 lots over an 8.4+ acre property. 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 August 14, 1986. The Subdivider shall have the option of utilizing the alternate lot layout with a private hammer-head driveway access shown for proposed Lots 15, 16 and 17 - as detailed on the unlabeled plan consisting of one sheet, also prepared by James Stedman & Associates, Inc~, Civil Engineers/Surveyors, and dated received August 14, 1986. Site Development Review for the proposed residential structures, Final Grading Plan and slope landscape and irrigation treatment for this project shall be secured prior to the recordation of the Final Map for this subdivision. 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. B. Front yards Side Yards 20-foot minimum 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 20-foot minimum with IS-foot minimum to be flat and useable. 55' x 90' minimum, with the 55' width measured at the front setback line and carried through to the rear of the lot. (Lots #4 - #7 may utilize a pad with an average depth of 90'.) C. Rear Yards - .D. Pad Areas - E. Rearyard Useable Areas - 1,350 square foot minimum (measured from the rear face(s) of the respective residential structures to the adjoining toe or top of slope). -2- In addition to the above, a majority of the two-story units built 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 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. 12. Side slope areas and rear slope areas shall be adjusted as determined necessary by the City Engineer to accommodate the location of the proposed storm drainage facilities and easement. -3- DEBRIS 13. Measures shall be taken to contain all trash, construction materials on-site until disposal off-site can be arranged. Subdivider shall be responsible for corrective measures at the City of Dublin. debris, and The no expense to 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 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 Subdivider 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 Subdivider 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 Subdivider eveloper shall initiate the necessary abandonment proceedings to provide for the City's consideration of abandoning the westernmost 35~ to 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 the project grading plan for the area above the planned cul-de-sac to be developed with rounder slopes yielding smoother transitions into natural surrounding grades. GRADING 26. Grading of the Valley Christian Center property shall be subject to review and approval by the City Engineer prior to the recordation of the Final Map and shall be modified as determined necessary to provide rounded slopes of varying gradients to create a more natural appearance and to avoid a man-made appearance. 27. Maintenance of the drainage ditch to be constructed at the base of the proposed cut slope on the Valley Christian Center property shall be the responsibility of the respective property owners. 28. Documentation shall be provided that a recorded agreement has been formulated between the Subdivider and the adjoining Valley Christian Center property which establishes the respective ongoing responsibili- ties for the maintenance and upkeep of the proposed cut-slope and the accompanying drainage facilities serving that slope. 29. The six foot minimum height architectural-soundwall called for in Condition #43 shall be provided either at the property line or at the top of slope of Lots #16 through #19 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 Subdivider shall document that the necessary design changes to the future lots in this subdivision have been made by way of the selection of unit types to be placed on the respective lots (as regards building footprint and building height), the use of project landscaping and site grading to assure that structures developed on these lots will not be visible from the adjoining 1-580 taffic corridor or will appear above the City's southwestern ridgeline as viewed from the City's major arterials lying to the east of the site. Prior to the recordation of the Final Map, the Subdivider shall prepare and submit the necessary project sections verifying that this Condition will be met. 30. The Subdivider 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, 3 and 4 of Tract 4929 and proposed Lots 7, 11, 12, 14, 15 and 16 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 Lot #1 to observe the City's Sight-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 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. -5- 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 Subdivider shall submit the appropriate documentation through preparation and submittal of a site- specific acoustical study 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 between 65-75 CNEL may be present due to traffic noise generated from Interstate 580 and/or 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 Subdivider 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 required in Condition #41) 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 Subdivider 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 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. 51. Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals. The system shall be designed as acceptable to DSRSD. 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 Subdivider 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 Subdivider 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 Subdivider 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. The Subdivider shall be responsible for the installation of street light standards and luminaries with the design, spacing and locations subject to approval 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. -8- 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 two street tree per lot shall be planted. In addition to the street trees, the Subdivider shall be responsible for one additional tree per lot to be planted within the front yard area of each respective lot. 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 Subdivider 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 proposed design of perimeter fencing (with the exception of fencing along the south side of the project which shall be a masonry sound-architectural wall) shall be modified from the proposed "good-neighbor" fence design (submitted in conjunction with PA 86-010) to a design which will provide a low maintenance fence with a more substantial appearance and design. The Subdivider 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 Revised Tentative Map, Preliminary Grading and Development Plan Submittal, dated received by the Dublin Planning Department August 14, 1986 (or the alternate lotting pattern dated received that same date). 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 -9- filed with the Planning Department. Said acknowledgements for a subdivision shall be part of the settlement documents between the Subdivider and buyer. 73. Detailed planting plans shall be developed and submitted for review and approval by the Planning Director for the four open space slope areas identified as follows: Area 1 - slopes between Betlen Drive and the pad areas of Lots #1, #3, #4 and #5; Area 2 - slopes between Lots #7 - #9 and #10 and #11; Area 3 - slopes between the 1-580 right-of-way and the pad areas of Lots #16 - #19; and Area 4 - new cut slopes on the Valley Christian Center property. Tree planting within Areas 1, 2 and 3 shall be at a planting ratio of one tree @ 1,500~ square feet or an alternate standard approved through a Site Development Review process. Tree planting within Area 4 shall be at a planting ratio of one tree @ 2,000+ square feet. Trees in all four areas shall be a minimum five gallon - size. The Subdivider shall enter into a 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: 77. Development shall comply with the City Engineer's requirements outlined in the memorandum dated August 25, 1986. 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. 1986. PASSED, APPROVED AND ADOPTED this 2nd day of September, AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -10- .:. I , ;1 . i; :1 . ~ j\ i \ j t . I I - j . I I J 1 GENERAL NOTES OWNER: PULTE HOME CORPORATION NORTHERN CALIFORNIA DIVISION 4655 IRONSIDES DRIVE, SUITE 320 SANTA CLARA, CA 95054 SUBDIVIDER: PULTE HOME CORPORATION NORTHERN CALIFORNIA DIVISION 4655 IRONSIDES DRIVE, SUITE 320 SANTA CLARA, CA 95054 ENGINEER: JAMES R. STEDMAN & ASSOCIATES, INC. 365 LENNON LANE, #100 WALNUT CREEK, CA 94598 RCE 17522 EXISTING ZONE: 10,000 S.F. MIN. (GENERAL PLAN DESIGNATION 54 UNITS ALLOWABLE) PROPOSED ZONING: PLANNED DEVELOPMENT R-1 PROPOSED NO. OF LOTS: 25 MINIMUM LOT SIZE: 10,000 MAXIMUM LOT SIZE: .28,800 AVERAGE LOT SIZE: 12,220 COUNTOUR INTERVAL: EXISTING 2 FEET PROPOSED 10 FEET TOTAL AREA: 8.42 ACRES EXISTING USE OF PROPERTY: VACANT i ~ PROPOSED USE OF PROPERTY: SINGLE FAMILY RESIDENTIAL NATURE OF UEVELOPMENT: PLANNED DEVELOPMENT GAS AND ELECTRIC: PG&E WATER & FIRE: DUBLIN SAN RAMON SERVICES DISTRICT SEWER: DUBLIN SAN RAMON SERVICES DISTRICT ASSESSORS PARCEL NO. 941-115-14 BASIS OF BEARINGS: TRACT 2534, PLEASANTON TOWNSHIP IN BOOK 49 MAPS 6-9. THIS BEARING N 82030'38. W BETWEEN FOUND MONUMENTS .~1 \ \ . '\ \ \ . I \ \ \ \ \ \ YI/ , I . I. :t ~ / I / / / / I : STREET.' . ........ . ....< .... .' . ........... . ................. .-/ , . , , / - . f, '6 ., ( / / / I / I I / I I / / I / I / / / I / / / ." 'i.~ .,' ,'::', , " .,\ 10,000 5.f. f.~ P-626 il;/ 23 !':' ... "20 -c ,:fi,'X ,'" -~":~~l"'" ';,' r'." _.~ P.',t"",..", l\ I . ' . ;\ .. . . .z ~' , . . \) I \ I .,,\ j \ , , \ . -- I I I I / I \ \ \ \ I ., J r I I . i 'i l I ..I , ,- f / I / I I ! / J / I I I I / i , t ~ .. ..).. \ .." .~... \ \ .'\ .+ \ \ v~ . /... J-t,'- \ . .. . . ".... . ,. ........... . .'....'. ~. .lJ I I 23 I , P-626! ". : _N 000 36~ 1":"':~_ - - r- i ,- e o . ., ..,) ,) .,.4'- ~ \ nlYv 48' . / t l' 11' 11' l' I 12,' 5' I I 5' Z' - ? O{o ." .'.- ,." A66RE6ATE f.)AoE/ 5Uf.) r>A5E CUL -DE-SAC STREET R/W l' I IZ' 5' (jUAE>. GUTT ER t\ ~IDEWAU'l (TiP') - 2,,/0 A66AE6ATE f)AfJE/ 5Uf.) BA5E MINOR RESIDENTIAL STREET TYPICAL STREET SECTIONS NOT TO SQALE "fYf " ' July 2, 1986 Job No. 6067-85-00 ~ 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. A~T ~ '"";"" ~'!. ...~~ J"''':"'':I .' , .' f<"i,b 'j ,< '" ':'; '3" iJ, " . *- ~.~.- i;~i1 t~-;~ ~~ f{:.-: 0"' : I. r i.ft"~i"'';;,:J \'i. ~ 1 I ri~1 d~~_i j ~ /}f?lbcMT~ ?t/le/~J~i f 6Wti~!'~5.~ / J. ;- " , . .- . ~'-' -~, - . ~ 13. Proposed develop1O:ent schedule: beginning:Late, 1986complelion: Early, 1987 14.c. If residentiol: nUfOl6er'of new 'unils 26 ; number of existing units 0 . ;number of new bedrooms 98 ; unit sizelg~~-;range of 0 sole prices or OrentSN/A ; type of dwelling G]single fon:i1y 0 duplex 0 n:ultiple. . . 14.b. If commercial: sales 'area operotion 'scope of proiectD neighborhood, 0 cirYI 0 regio~cl q!cj.fl. orD ccre; estimcted employment p~r shir~' hours of 14. c. If industrial: m~tericls involved hours of opera~ion' . es'J'~-'e'< G,....~! -'r 11'-' 1 I h...... .... .......... OVflle~ per S IT I . , 14.d. If instituHona!: fOla'lor function (', estimcred occ::uponcy' .' ' , ; estimcted e!T\oloy;;'l~nl' oer s11 ifr . . ; ,hours of opere rion . 15. Describe City per;.1'fsreq'~i';ed:.d 5itc:. 'Pevdofl"v\e~ 1Z.e.'.ri<.~; 0 VC.';;o..':"'L~'; o ActvY\;Y\l<;~five. (oY'd.i-noi-'A.({lse.. f,zY"Mitj 0 fZ.e~C\5srSl'~f.CY'.(n::ZOl'li",<;,'\- . . ~ ~ '~J D Plo..1,/\r.e.O. De.\Je,lopme>A-Tj D Ccl"C.i-nDV\cJ USe.. RI'I'v\Ii"; 0 '5'i~..... 0", l!j j o o-H---e.. 'r .- .- 16. Descrioe other puSIi:: epprovcls re~uir~d: 0 unknown; [Eloc::! csenc:es;D regioncl agencies; 0 s;~~,e agencies; 0 Federcl esenc:es; f;;;r water & sewer - Dublin San Ramon service district. CER,TlflCA TION 'J he're!:'y certify thet the informction submi~led is Irue end c:x.ed 10 toe bes~ or 1O:y k01owled::;e lId ' r r . t' f' ,. , .r' E~ 'r" -'-I A 'I 1." end be I ;eF.. un .ers~cna t;1:: r ne H'\e lrogS Ci' fi1IS j I'.' I .....nti"lelll\"'O sses:;~e!''tl opp y on y .0 r~e d., J r ,proiec~ os escrJoec c:::o'/e. SiS01:::~\Jre: :::Jt::.L-e~xL. Do~e: July 2, 1986 NC:70e (prinr or Iype): Michael E. Milani (James R. Stedman & Associates, Inc.) (AS eng~neer of work for Pulte Home Corporation) 'A-'J- Development Services P,O, Box 2340 Dublin. CA 94568 CITY OF DUBLIN Planning/Zoning 829-4916 Building & Safety 829-0822 Engineering/Public Works 829-4927 REVISED MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR: PA 86-058 Pulte Homes Corporation - Betlen Drive Subdivision Map (Tentative Map 5588) for proposed 25 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 941-115-14). 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 25 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 Revised Initial Study of Environmental Significance dated August 28, 1986, document the steps necessary to assure that the subject project will not have a significant adverse effect on the environment. INITIAL STUDY: The Revised Initial Study of Environmental Significance dated August 28, 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 SIGNATURE: Laurence 1. Tong Planning Director DATE: ATTACHhENT ~ !71&Tff /II TTiI#ffiJ ;Veer, LJCC I Development Services P,O, Box 2340 Dublin, CA 94568 CITY OF DUBLIN Planning/Zoning 829-4916 Building & Safety 829-0822 Engineering/Public Works 829-4927 August 28, 1986 Mr. Dick Steele Pulte Homes Corporation 4655 Old Ironside Drive, #320 Santa Clara, CA 95054 RE: PA 86-058 Pulte Homes Corporation - Betlen Drive Subdivision Map (Tentative Map 5588) Dear Mr. Steele: The revised application materials and environmental materials submitted for your application, City File PA 86-058, have been reviewed concerning the potential environmental impacts of the proposed 25-lot single family residential project. This data, and this 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 committment 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. There are still four (4) areas of your project proposal which have been identified as having the potential of creating significant environmental impacts, as defined by CEQA: ATTAC. Ut\.. ~r.P~... tiT. 3 "'._._ 't.'_ ;.. If.' f I.,. - .~, .-- .:.,~ .. . '_. t',.....-.J.~ -.' .. co.'... .!.tl~ IA,<U1J.. i'.l li' .. . . ~all;.~~.I<1 ~ 7Z? .#'ftt ufrvT W ~((v;1/N& /f;J11T&&1~ Mr. Dick Steele August 28, 1986 Page 2 I. General Plan Policies & Zoning/Visual Resources 2. Soils, Geology, Seismicity 3. Traffic Circulation 4. Noise If the project plans are received to incorporate the following features, and/or if Pulte Homes 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 proceed with the preparation of a Mitigated Negative Declaration of Environmental Significance. I. General Plan Policies and Zoning/Visual Resources a. Further adjustments to the proposed grading plan for the proposed cut slope at the west property boundary shall be incorporated into the project design to create a more natural appearance and to avoid a man-made appearance (see Condition #26 of Draft Resolution for Tentative Map 5588). b. Project slopes along the south perimeters of the project shall be intensively landscaped to provide a visual barrier of the proposed development as viewed from the adjoining 1-580 traffic corridor. A six foot minimum height architectural masonry soundwall shall be supplied at the south end of the project. Additionally, the building footprints and/or building heights for structures placed on Lots #15 - #20 shall be of a design to assure that structures developed on these lots will not be visible from the adjoining 1-580 traffic corridor (see Condition #29 of the Draft Resolution for Tentative Map 5588). 2. Soils, Geology and Seismicity A project specific Geological-Soils Investigation and Foundation Study shall be prepared which expands upon the recommendations outlined in the September 17, 1985, study prepared by Harding Lawson Associates entitled "Geologic Evaluation for Feasibility Analysis Pulte Homes Residential Development, Dublin, California", and the supplemental report by Peter Kaldveer and Associates, Inc., dated April 9, 1986, entitled "Preliminary Cut Slope Recommendations - Subdivision 5588" (see Condition #33 of Draft Resolution for Tentative Map 5588). The Study shall address in detail site grading (including phasing), slope stability, drainage, water quality, and erosion and sedimentation control for construction and post-construction periods. Mr. Dick Steele August 28, 1986 Page 3 3. Traffic Circulation a. Donlon Way at Dublin Blvd.: A contribution of $250.00 per lot shall be made towards street improvements along Dublin Boulevard west of San Ramon Road to mitigate traffic impacts along Dublin Boulevard which will be cumulatively aggravated by this project (see Condition #57 of Draft Resolution for Tentative Map 5588). b. Modification of the current terminus of Betlen Drive to establish a "knuckle" cul-de-sac shall be the responsibility of the Developer. Construction shall contain curb, gutter and other necessary longitudinal drainage, paving, sidewalk, street lights and street trees. Said construction shall also make provision of driveway access to the D.S.R.S.D. water tank site (see Condition #25 of Draft Resolution for Tentative Map 5588). 4. Noise Due to existing and anticipated future noise levels along the adjoining I-580 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 attenuation to insure interior noise levels in compliance with applicable standards as set forth by State and local regulations. The sound-architectural wall along the south side of the project shall be located to maximize its sound attenuation features. 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 gives us the assurance that the potentially significant environmental aspects of the project have been mitigated. Questions concerning this matter may be directed to Kevin Gailey of this office at (415) 829-4916 at your convenience. Yours very truly, Laurence L. Tong, Planning Director LLT/KJG/ao cc: PA 86-058 Lee Thompson - City Engineer Mike Milani, Stedman & Associates V4I..L(Y Cti;ltST!AN CENTER / " !) 'J ;] ~ ),'1 - ----. --- -- ---- - -- -------------------------- --- -- - - - - - - ---------- - - - ------------- -- - -- - ---- -- ---------. ------~ ---------------------------------------------------- '- - - --- ~ ~ ~~ == =--~--------~ ~=~~~= ~ --------~:.: ::~:.=== = = ==::___~~~~~~~~~~~~__~~_=_~:~~~~~~~~~~~~~~~~~;~-~-~~~-~~~~~~~~'~~~~~~===~a------~== ===~-_-_-_. ---------- I ..,..CiX- f/j&f;~OtB 8~;3.ii.~~?;f?tt:to~~ ~~~. -...........~."!-A,-=aI~~~>>.ljj,{,C.:~wt'i;...<JJ ......"WD~~~~.~..---.:.:._::_.::_~:~..::. ~'l I , ~ T'T" A r,'~IlI""T ~. - . it;~ ' -:-.~ ~,'It.~~.4il -) f '. ~ I ,~.Hi '..'., ~..'..".,.j'..',."..,l... ".~ ~\i ~'\ I iiU; UfliLI1 ~(;e LotrJrw/ .17'VO /MM (J1.~-5 'f '""r. -1- " "~ . , " - --;" ~ ~.. :.. ( : ( .,''"'_..,........_;...~.h ... ,'. '- ~ ~"" '1." ";.:'~,1_5, .:~~.. . ~.; .'- ?" ;," ....... . ..:~ole: ,":I 'ICOI fr-o TRAC. 2534 , \ (ek, 49 Pg,Gl \ (' PM, 2-=5 I ~ ~.4/53 TR. 4929 144/4~ 117 , .- ~ ~'" ~a: ..NO ,,,,0 , ' . ....,...<ZI .' I~~ ~..,.,.:. .." ..~ f?A. '(;. {t\. ~~'e~.Q~ ,~' 2~, / 116 ~ , ... . ~ tr "'..-;..~;,.,_.,~.~ -' ~ . . '.0'-'''' .;_.~~ . '" ,. '- ....... oS/; , 4,~ ~/c ,y;.p '-';- -:;- ,yo ,so " ." . ,..... /.?" '2./ ..... .::':' . .' ... ~-: ." '.' .. ." ...... . :..' ..,...-.... "I.~ . ,'. .;:" ". .... " " '. . ",' '.- ...... ~'-: .",' . -----:. .,' .... .... ::. "','.',",:,, '... '.". i:<:'; ~:- ~.#'.'. .---,~ :-' .': . --, ;t--. '~ ~ .' .> .'. .' . ( .,'. '..... ..;.... ..j......,..... ... -.,... .) :'.": ~->.....: :.....' .' ""'. .!.. . .... .:. ,_,'~'."'-'-'.' '..- .;; '.' ..~ :~,,:::..,; j-..r> ': .;;-:..; .:.~: \ .,., ...;.." '..:.. - '.~- ,.....'..... . .". "-.....~;;'" ,<. :'.;, ''',' .':.~ '~":'. ,..;.-,.....;. '-.':" -:- ...... .' Ct r: ,:,:~ .' '... . Peter Holduel!r ond RS5utiotl!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 RECOMMENDATIONS 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 anticioate 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 gTadient. 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 <'.nd practices. If you have any questions concerning this letter. please contact us. Very truly yours, ?ri5E~AND " Ronald L. Bajuniemi Vice President Engineer' INC. RLB:ms Copies: Addresses (3) '. "....T..'T...t\:. n.....:.....:.\!"...~~"~.'.~ I{.'...'.'T. => f;', tJi, ~:'~~' it"} . , ' . 'ill! ":.1 li; I if M ~ d ~ ;:. ; " _ 1'-'l-8b &e-o~M~ L.eT7C?L .: ~.' - '; ~'" .. . - '"-' ',1 ' ..,,' ;.. '":,. '-, '.' .. .. ~ ~. ,~. -.' '-',. . r: ".-:-':~-.":-:"'.'" --.~.~- "':".~." '\ --........~.. "--. ~.':"":'''~'-'-.'_''::-''-''''.~;'0-47''-::'7':---''--::-"'";'; .-:::~,~~~.. ....... ~ ' - . _~~.~--:..~~~_-~-..:.~->-.....,v-.:....::... ~; " ./ -,,/ @""" .~;:~1 -- r::,,",, {.- ..--,,:...~.~. ..(:-:.~ ~~~ IJ-JD H.rdlnll Lawson Assocl.te. RECE"'-~ --:"\ 1 e . - . , ~.:.. :..':..;. 1385 .. - - - - i~i~:..~ September 17, 1985 17,579,001.03 Pulte Heme Corporation Northern California Division 4655 Ironsides Drive, SUite 320 Santa Clara, California 95054 Attention: Mr. Don Filiatrault \ Gentlemen: Geologic Evaluation for Feasibility Analysis Pulte Homes Residential Development Dublin, California This report presents the results of our preliminary geologic evaluation of a proposed residential development in Dublin, California. The site occupies 10 acres in hilly terrain north of Interstate Highway 580 and south of Betlen Drive. As shown en the Geologic Reconnaissance I-4ap and Schematic Grading Plan, Plate 1, the site is situated en a topograJ:hic bench. Cevelopment will consist of 49 single-family homes. Cut slopes up to 30 feet high and fill slopes up to 60 feet high will be censtructed to level and increase the size of the bench. Cut 8nd fill slopes will be inclined at 2:1 (horizontal to vertical). A new roadway extending southward from Betlan Drive will be constructed across t~e western portion of the property nesT the toe of a cut slope. Tne PJIpose of our investigation was to evaluate the ~eologic conditions and identify any geologic and seismic hazards in the vicinity of the Engineers Geologists & GeophYSIcists 7655 Redwood Blvd PO, Box 578 Novato, CA 94948 Telephone 415/892-0821 Telex 340523 Alaska California HawaII Ne',ado Texas . ~ _....__. _ w .' ..' .. ~ ~~ ~ ~\!f,~\"1~~~"'~T ' " l' f' _1 \.-.. ~", ;:.~ :,\.,,,~. ~.'.'~ f........:..'..~. ~., ..".'.. '.'....1'... (....'. .'...'i. i:t"'.'i,\!\,.! '-. i',......i.'..'..'. .. !;.1 ~ ,."oJ__ ".,;;.,,".'i'<.....;jr __'" f& '. I a~l;~ UwiiL"" 't - ;2(-f'& /f!tZI/Y'lfN;J(l <f OCCJL<<)-fC i JCJIt..J ~i " ;~.~.) ;::~;:.::; :-~~;~ .;2,: :.~:~..~;~;#;~.i~~~~. :'~':.::5f(;'~; ~"I": ,:!;~~~.~!f::i~r.:tX-'{;i?~1f?!~t:~~;;;l~~0.~l.~,~~::: ',i;.~- :;;:~~(.:~~~r:(;.... 4 .;~ ~.~:~.; .~;:~.~~~t~.?i~: ':.~ '.~' :~~./.e :1::~;~:~:~~ ~;~ .-: ~.~ ~""i ' ,.. - f,..;'{....,: ,r,~.....:l .\.~........'''.~ ~"'~-::i" 40'" ~ .~lh'-:-IA;-:..ll''t'(''.' ...1+-t "~"j;"~el'''' ,.f ';.i... ~. M~:" .."!,'~,I,o....,;:)...._.I).I, ~." ...:., '.,. '"":' .......,' I~'" ': ,;~_ -.:I.,;:~'~-J. r..JJ......;.. ),--- .- .. ~""'. .s~ :. 1l.~ .'."'~ ~ ~ t-- .t..,..."Yi.1W..lr' ~"'~I'''''''::''i -'t #,:" '~"'."~;("~~ ......:;',:.:.....!';~-:'-"'. ";:;,..r.......-t 11~ ~ < 1..iv-...."'I.:"'!C -~~.,..~.~.......''''... i;...~'.- t-: "'\.- .'';/i' )~1 '7:~'.;.. ......,~:!~~;...,.,.:.;..~... - '..:: '.. :~~~;:E~~~~;~~~ll(r;;.;~t~*~;~;~.~~~:.~;.~~~~~f;;:t~~~.t~; .,:~~9=.~~~);~:t~~~~z~:.:~~~~~~~:~~~!..~f~~.t~<r:~~l~'. ~.~:..~..~:.~ . ~?~.~~ '~i?:.:~$.~;~::~~.,::;1~f-.~;. ~,:~1~,~1,'~: :,::. .i~~;:~~:~ .~r.l~~i~~~~~~~.\~~~~;~;~~~.f~.:-.~,::;~.;(~i~~~~!.:~~;~~:~~~;; ,~.~::~:::~~~~; . :,:---' ".:;- - - -- .- . ""i!~' ~,.~~.;,&.1~,~-..."':"'~';-' ;. )..:,~;>,Jl"':'/' ;.;..: >~.. 1',,1"'; :~:'.::: ~l, ":~,"'.~V'. ,- ~....?~.......\;,. .J,i -':' ~.~r; ~';""""_ '"'-"'~"1':'7' ....;;';-...,,- . .:',~" <4: ~. ~- ..' ". . . :t '" ~ .... - .'... ~~'. ,:.,~~..~~...,_, "'-':f '<.. ....~,,.. 'I'" .~; ...~(,. ~.~c.::-l~.J...~tr~-L,~,,:,,~;'''~~'f'\~(~:>J:'i~')"~~<:'''~(;' ~~:~n.r;;...!~ ~~'-:"\ ~:' "-t. ",,,..', .". :.. 'r. ..... ."' ~. .\.. .A - . ,'.r~~J~{~~~YilJ~~i{~~;}1fii~i~_,ltll_f..~frfj'_'~?L'i "c>' . ..... .. ..' 'i""('" ____ _ ,,_ _" ____-...-.- _.-__.-..._......_ _ ......Jt.u.;............~"'~~~:..'l'r~.~~!".~~,~."'C~~~,...,..-..,...... <,;;~ \S~i (' - .-;::,. ,"1 Septerrber 17, 1985 17 ,579,001. 03 Pulte Home Corporation Mr. Don Filiatrault Page 2 Harding Lawson A"zccl.at..s ~ development. OUr scope of work was limited to a site reconnaissance and review of published literature regarding the property and vicinity per- formed by our engineering geologist. Subsurface exploration and labora- tory testing were not included. SITE aJliJInONS The site is located along the eastern slope of a ridge with gentle to moderately steep slopes. Elevatiorc are in the range of 580 and 660 feet. Residential developments surround the site on three sides, includ- ing the Valley Christian Center to the west. Cut slopes north of Dublin Road and Interstate Highway 580 border the site on the south. The small ravine in the central portion of the property was previously used as a borrow pit. Vegetation consists of dense grass and weeds with scattered trees and brush in the ravine wi thin the central portion 0 f the property. Bedrock exposed within the site consists of mass{ve, 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 comnonly exhibit shrinkage crac1.<s at the ground surface which result fran changes in moisture content. runmocky areas probably resulting from downhill creep of expansive soils were noted in the areas indicated en Plate 1. However, no active landslides we!~ observed. Fill deposits consisting of lar~e sandstone bo~lders and loose soils are scattered along the north and west portions of the'site. A natural spring and other areas of seasonal seepage were observed at the locations indicated on Plate 1. SEISMICITY The property lies within a tectonically active region in which numercus 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. .-. -"'~_:':~"-;::~3'~:~': " ~:~.',)~~.~.-:;'0~:7":~'~~ :~.... - ': "-~~.-' . ~d>." ~o '''''.;f..,,;.-,~,f;!j.'ff/;fc';;''.'V~r'r:':''''''';N~ 'I ' ,,', A~ti~'~;>r_"':':;-:""~""'0""""_"":"'f)'!,"'~:"~"'4::..';"',-:-. ~'.,;t,""'~"';'- .",..\' '" ':' :.; :::~.'::: ~:;';':";: ~ ,"I. ,::--'~::~\;'I'~: ",::;,:: ~jr)5'.~~', ::',,,:, ,'.""'~;;" 7', .: '. > ~,:~-:-::;r;N: ~ :/f" ;:~:~: :'i!',' ":;:;:2:::~:~~;:'.::; ~~~,;;;_:.;,;';;~:,~:::':. ~~~: , . ' - . '- ?~ff(~0~rf~)~"~'~::} '. '~~-~'-':>: ~..... ',.' 1~'~!~}~e,~0,ifJ~f~~tt~,~~~,.t,J~~1!f~'~l;~s:[~,!ii,".. . - . ..,,. -.-..'. '. ," . - -.~, ,"'.: . . ;".-," 0' ..' .. ..". <.:. :...~ . "- :'. . . . I " ., , .- . : '. ., ," ~;, -.. . ", . . . " ...... . " ~' . . : . . , . ......:....:.....r ~_..:...._L.-;...... .'-.:.'~~~.....:..~, -_._-~-_-:.~_.:......-~......:,,--~--~~,~_-:,:~-~-,,,~~,,,;,;,;,.-'::"'-:-~;""':_~-~---...:..",",,~-~-~~ --' (,,:,- ~."i '.:i' c:,'\ L. ;:t,.:..;.. '-.:' september 17, 1985 17 ,579 ,001. 03 Pulte Home Corporation Mr. Don Filiatrault Page 3 Hardlnll LJlw"on AS:5oc!",,~"$ ~ Field observations and review of published geologic literature indicate there are no potentially active faults through or very close to the prop- erty (I-lart, 1981). However, stroog earthquakes 00 the active faults . noted above possess the potential for seismically induced ground failure such as landsliding, surface cracking, and subsidence. CONCLUSIONS AND RECOMMENDATIONS Based on our investigation, we conclude that the site is suitable for the proposed development from a geotechnical standpoint. C~ologic hazards as ~ell 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 throogh careful control of sur- face rmoff and installation of subsurface drains in seepage areas. Where existing loose fills or soft soil zones are not removed by ~~e grading, they should be removed and replaced with well-compacted fills ~here 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 desiQled and constructed to resist strong earthquake shaking. When your plans are more advanced, we should review the site aradina and building layout in order to formulate ~"e scope of further geOtechnlc3~1 investigation for design purposes. -.' --',--'- -- "., -:-.-....,..7..-.'-.~ ..:...--'. --:-'-..-"-, ---,_."--:"'--'---:-' ~.~......--:-.._-......._....:-":,..._~... ....-..--:.~.--..~~.~--.,...,.- .."...-.-.:-:....... .. ' " '" .... "....,.... '. ". ~~" ::.~' 2 ::.'~: '.~':: " I . 1'~'. ". ~:~_:;.:... '_!~ -."'f:- .:.: - ,~. ," .... :,;;L. / ":,~~~~"";::s,~... ; ...>:_)~~.~!~r~~1<~1~~~~1~~~~~~~~!~i:irl~~i~11~~:.. '. ... :~ ;..,; V1..f.I.:..~..k;.~!"\.~.1-~.:~"......~,~\~........~. :}r-..-~:.:-...:".~:-'1!~~ ~.~.-t:~~~)~r."\~:~,J~;~~~~~....il~~...~~~,. ~.~. .. - ~~~~.;~..:.~......'": ." '::~-: ' :.:,: [-. " ,',:~:,: >{,:;' :"- ~.:- ~':;'~_:. ';:: -..: '. ";" .',: ~..:::,:'::-;.:;::, '::':~,:'1.~<~:.: :r~~5' ~2:':.<;::-:~:.!: "<:',~,,::::> ~~~tF~';~ . ~E:~~~:.. ~~:=b~'::..:;::F:..5;;) ~<.'.o i' . .i- . ;'., ...... .' , .... ." ...... ~. .... ::,.~"':':';'!' ":'.:: , .., ;-~.~:: '. '.. '.J . ~:". .-" ~, '," ---.--,-...----------. "''':'~'';;, (~" .:\:,..... @.~ ,'-. '. ~..f-'" , ": -~'.I ~~ September 17, 1985 17,579,001.03 Pulte Home Corporation Mr. Don Filiatrault Page 4 Har<llnll Lawson A",socl..b,. ~ 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 r-:" Project Geologist E. C. Winte~~lder, (j~ EngineeringTG;ologist - 272 ED/lbt Attachments: Plate 1 Reference List 2 copies submitted ~~~~:\;,~~'~~-~~-~:-"~~--:--~--:-~~" -~' ".. .,-'---_.~-::-'-."~.-:-_.,.,~-:---;-,-_..- ---- -.----..-. ~{t~~~~;~f{~j;1~~iI~~~{(~~li~,~:,i::tH~~~}~i1~~i~:;,S,;)-~~~;.~~<;.~... ~.:. ..... '" """'.-',~l,, ".';~.e,'l,"'J'r!!">,,I.~, . '\. '... ~." ., ~,.....,.' .:i:.~~, :S;':!,'l~."~'"., ;::'I.~~~1;~."../:t, 1/.1-.: 1::' "'''~,.:,:,''~ '.;r[!ir';':""""";";".' ,... .,.,'.,.,' 'J; "~,-::.:~q,,,.t.:.,;.;;~;:;;.~;::.~~..._~t',,",~';~Y' '~; ":',;'(~;':';:,~;,i.~:r.',l;;~:'f.~,~;,~.,~#~:,;J.q; ~", < .,'I'~'V;.;,,:.~~ ~',;'r.:i:\Y"$:'~":';:"}<':: :'~';'-;'~:: ',-' , {;frr~i~~tv~M]:~};~~~.~~&;}~,~,~~fi;~~7i..~~~::';'1R-f$~~~;;...,r-:~ '~W~@~~. ~~~;'\:11;!.'~~~:.-l- ;;':~::'~::-!:"~; ::'};::::'-J.,;'<~,:,~'~-:y!~~, ~'~: ';'~:':,~::fy~'r:0~:f:':::'J5~'~::~;:-~:j.f,~;~f' ":\~:~;~?::: r~:' : .~~';;:'t{::;~~:'~i~;~~ ;,';'~T. 7F>~,':~':::':;T:~";'~~;;;~~:' . - -. .-..' ~,.': . ' " . , :~.. '. ." ,":~:r;~}:2.Yf:\~,t ,';:,~,'::: :....;.../.... ~..~.;,.~...:..:.. '. , '>:'.., .:-;:~.? ,...~.. .... r . '. ..;....:' ..~: ;:'..';. ;. . . 1-.' ........ '(" ..-,; . ~.~-----~-----._- .. .~ . t<> \::~~\i 02'" .,.... . '1.~~ tbrdlng U,wI>cn A""ocl.,~",,, ~ Reference List Dibble, T. W., Jr., 1980, Preliminary geologic map of the Dublin Quadranglz, Alameda and Contra Costa Counties, California: U.S. Geological Survey Open-File Report 80-537. Jennings, C. W.,1975, California Division of Mines and Geology; Fault Map of California. Hart, E. W., 1981, Calveras and Verena faults, OJblin Quadrangel j CalifornIa Division of Mines and Geology Fault Evaluation Report FER-lOB, 22 p. (unpublished report on file at San Francisco District Office.' "~"""'''':'-.'~.-''--:-'';-:~.--' . _'._' _... __. .'-r. h,,:"' .. '"'.::~"'_~'-""". --- -....-, '-.. - ....;. ~. -. .., j~~~;~~t~,ix;.jL,j.,'~: -. _ ......,~~:.~",i,Jf:;;,.:}~~;lj~!1j~~IJi~i~~{L~;~:{..... . r.,!.."".~......;(u....";,., <, ....'.., ."..,-. " ,','.. ',\ ,""'..,.'C7', ,...,..8_.1:~ ..j(.\I.",""l\"~,..~_,,.~ ,:-,'f;,J""i'" J?.... ~ .',' , lll:.;"l,~.n ,'r ~'I.I' !..'. _u'} ....... -J~' ......,:..(. '~..' ,~' ... ,)'~ '..'" I. "., ~ ,;..::,..' ......\.,.~...~t......... ".... l......('..,.'~... . -:. ...\.....z....: '.f!.....1:;......,.y~- .if..::... .tl'''o.-...:...~...,,-:::.,~,p.,..,,,;:~.........~,. . ~ __ ::Jr;.r.. \............ -. . ~".1,'1 ^.'" '" . J;:y r, ~~ ..,(....":'r'.,.~.. ~....~ :l~,,(,.. .~.4 -rj~::J.Io ".,\"t .'...... -..... ,. '1' ~.~t'..I~~.:~;:;tJ..:;.~r. ',~:'''~~1':':.:J.t'I\.'':~'r:'~.:~'~''''~':~.' ';..= ":;.', "~ t ~;~f1~ ~;;.~;~:;..:;..,)..~;. ..'r~ l~t,.i.;;-:\....~~A~,'...~l. "~':P:f:.:r..,,-...;;~'~i!~:~':~-::" ,/..:,~ ",. '~~i4.i~~~~~;:?;~~~:.":2;:'f:"1,-'..t~-;~ f,~I::'~~~'~'~'=~':~'Y ~-;~f;J::ffb4]~r!:.:?~-?t:,[.t.~-r::'!\l\" '. 'T.~~~~~~;i.'lf~ ; ., ';-'.~~f:~~{~;~"-~:'-'~::~"!:~ .~~ .-. . ~~~:!V~:t.~J),'.:~;;;"~~~"7::,~:' ~-.~. ~:(~{:: :';'- .~~~ :'::' ,~~::..~~__':.~:~::/.;~..~%~~~~:t.~ '~~J.:~i~~~~~.'~5~!,::,,~~~::'~~'~.."~I~I."": -'~1-?'-~~~ r:'~... ~~.~ "; :~"'. ' .....;.:,. ._'4.: I.. . -'." " -. ,;.. .' <.y.~_~:;:~~;;:.~....~:..:~:.r :~', _~,:..~ "t;:':<:-'.:.;.::" .'~",~:..,: " ~ . " :. '- - ~ ... ...0._"__.'- ._ __.... --"' ~-'--.' . :REcelYE APR'D 1986 r D.". R E eEl Y E D 'Ill U 6 . . ,\ ~.' oJ 0 .... -" .... ....-. DUBLIN PLANNING DUBLIN PLANNING . :IlIey Christian Center 883 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 forillal agreement will be entered into on all matters regarding our two properties and the water system between Valley Christian Center and Pulte Homes. Sincerely, ~J~ Ward Tanneoc':-";j Senior Pastor VALLEY CHRISTIAN CE::-1TER l'iHT/dg 11II.".. 1fi"'\J.....' ~.A... ~....'.,l!'J.i!!........".\..'... .n.........." l'4...'.B?f........".I.:... 7 r:~' ',J '"I {?' ".',"" f~ :;_' W'o -'' },"-'f >l:s f;,:' _--~ > ,'; '" i. ~.'. ",: ;., ;,'L't" ",.;, ,""... ;:~ ~"; /" -.. -'1 Yo':--... ,. .'>.' i,'. t..., "" t, '" ;. ~I"" j' ..~ '" tl ' '" ..:."" ~'; \1 ,~.. fll .. "<" ......f "111;']<' .'" iff. l.l tii .. ,".~~:Qh.. . 4-e--ef/J ~~ {/t4f/7.1-r1/ ~~t (., r~.;.~~..... "_ ~ " .~ . ...... ~ J: ...' ..-,~.:,~:.~:;,~..::;..:...,,:.,';.','_.','_.,'::,..~.'.''.:.:...'..',.::~.::,..:..'.'.;.'~:-.,::', ',..":',..,."'.':...,,...':..',.",' ,'.,'.. '_' ' . :::';>,j;::~..~~::;:,: -~~':>.,_:, : .. :-'" ,,' . MEMORANDUM Date: August 25, 1986 To: Senior Planner From: City Engineer Subject: Tentative Map 5588 I. All lot pads shall drain to their own street frontage. 2. Each driveway shall have a maximum average slope which is less than or equal to 14%. 3. A concrete 16 through 20. "A" Street. drainage ditch shall be constructed along the rear lot lines of Lots A storm drain shall connect the ditch to the proposed storm drain in 4. The proposed cul-de-sac knuckle on Betlen Drive shall be approximately centered at "A" Street. 5. The Tentative Map should be revised to show the following: a. The existing right-of-way line on the north side of Betlen Drive. b. The ownership of the property adjacent to Lots 16 through 19. c. Dublin Blvd., where "Interstate 580" is shown. d. The Dublin City Limit lines. 6. The subdivider shall show that they have permission to construct the proposed concrete V-ditches on the church property. They shall also show that the Valley Christian Center Church will maintain these ditches or indicate who will n~intain them. 7. The concrete V-ditch in Lots 4 and 5 shall be extended across Lots 1 and 3. 8. Contribute $250.00 per dwelling unit towards future traffic improvements along Dublin BlVd., west of San Ramon Road, to help mitigate traffic impacts from this project. 9. 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. 10. The cul-de-sac bulbs shall have a curb-to-curb diameter of 70 feet and a right- of-way to right-of-way diameter of 82 feet. 11. Prior to grading permit issuance the developer shall obtain written permission for proposed grading which is outside the boundary of the subdivision. ~~ ~,':. -"'''~'~ "" !' ~ ? ~~~ ~ ~ ~,~.. ,'" :~' ":;; , . . " ';,~ , ,,:, ~ ' ! ~ ...ij,aOl;ti4i.~it1lJ 8 ,t.,. l fi,: ~t~ !cmIVeNr ~if ~ . >";;':'f':\;;~~ft~lt~1~I~r~~~j:~.~jl~'r~2f';;~P;:'!;"'.'. ...... . ......;.:. :" . ...M......__. ._ ._. --.-... _. ..,...... ....~......-..,......... ....':...:,..;,._'.'._ _..:.....:...,;_.~.~~ .__'_'..... _.oJo_:..., '. l .' '\, 'L! Q., 'A .j "':" - ~. '\~ ~:. PACIFIC GAS AND ELECTRIC COMPANY I.P CGr~IE -l- I 998 MURRIETA BOULEVARD ~ LIVERMORE. CALIFORNIA 94550 L, R, (LOU) HOLVECK MANAGER - LIVERMORE February 17, 1986 RECEIVED FEB 2 0 1986~ DUBLIN PLANNING City of Dublin Planning Department P. O. Box 2340 Dublin, CA 94568 Attention: Kevin Gailey The tentative map for the proposed subdivisioQ #5588 of Dublin (Pulte Home Corporation) has been received and reviewed by this office. - Public utility easements will be required for the electric distribution system. When the exact locations of the easements have been determined by Pacific Gas and Electric Company and the Pacific Telephone Company, that information will be given to the developer for inclusion on the final map. We wish to point out that any poles or facilities located in the intersection of proposed streets with existing streets, or any poles within the subdivision or otherwise so located that the subdivider, or such other person, desires their location changed, such change will be made only at the expense of the person making such request. RLM:hme '"~~~.;',.,,;:: .,'" .....,;. ...' < : )f:i;,,);J,' j,;~~t;i;i;~i~~'fjjj';,;;~,i:i,'i~i~lt,~~~{,,il ,'.': ',' " '. ....j.:',:.",...'.' .,,' , ; "..',.,. .'. ,r. ", ",. ',' .;. ~. . '_~ .:.,..::;,1,.";{v,'. ::,~W;..;:Jw~~..v..t'.....i.~';~;j:'- .~:~li;..:f~;.:~~.~t-q\~,~:.J~_.:~?I!-,~;;~....:.C'~;,,": ;.;....!..,~v.I:..! .....;.. . 10 .J':..~ ..,~~;,~-, ,_-:. .....::,. '::/:.'. ::. "-.~ ."~. ., ..;;. .':.~. ~.; ':::..)..... "..:~!. ~':r. -'~~'tlJ::- .' ~~..~;;~Io;l'" ':~:j~;J.--;. ..;{'.;:~:.t:.J..~ft.~..J""'....; .::-..':;::.:,.~~.;.fj..r:~: ~.~.~.";" ~ . r . .....,.~~~i:l..~I.;.~~,..'1~ .!;1'~! ../~,_,'; ~...~...'..,..:...;'. ,~....."",_..-. ~"'''''''1 ~':- ! -,..';,').--:~~'~ ~,~~..;~"\:.~j, ~iflR!~.:-,-:fYm?:~~:""f-tJ~.r.,;..~t\~&-~.~.:.~:-r~..\..~~4t~;. ~".'':i '" ::,'~; :~~~i:;:::?:':; ":) ":, '; (:<~,:';~;' .':; '::: ~:,;::~:< : '.' ,l <".{./..,...:;~~~t:{~.,F.:I"'<,<; ";~;:";,' ~;J:'..:.~;~~t~~'.::-'};W;~;~..;;;;k~~.;.5tl::~.~.;:;~!2;..:- . " ~. _._,...__~~__~.. ,__~'____"''-' _"'-'-",,!,,""W ~''''_''_''~'_-'''._''..:~._' ....,-~-:--7'""":"~.-------.,---":"'"-_.- ..: .':' DUBLIN SAN RAMON SERVICES DISTRICT FIRE DEPARTMENT HEADQUARTERS STATION 9399 Fircrest Lane San Ramon, California 7051 Dublin Boulevard Dublin, California 94566 Telephone: 829-2333 August 26, 1986 ::GCEiVED AUG 271986 DUBliN PLANNING City of Dublin P. O. Box 2340 Dublin, CA 94568 Attention: Mr. Kevin J. Gailey Senior Planner Dear Kevin: In regards to file number PA 86-058, single family residential development, this department has no objections to the development of this site insofar as the following comments are complied with. 1. Access to the area will meet required allowances as long as no on-street parking is permitted on the minor residential street or on the cul-de-sac streets. 2. Hydrants will need to be placed at required locations. 3. Water pressure and supply must be adequate to supply water to emergency personnel in event of an emergency situation. If you have any questions in reference to this letter, please feel free to contact me. Sincerely, ~--) / ,-;~ " /, L-. _____.. ~ I / '/ ~/ /",~ <--'" '~~~.:;;- , Tonya L. Snyder Fire Inspector TLS/jlc Enclosure CITY OF DUBLIN P.O. Box 2340 Dublin. CA 94568 REVISED PLANS APPLICATION REli'ERRAL RECEiVED AUG 271986. (415) 829-4600 DUBLIN PLANNING August 19, 1986 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 :c>> Gas & Electric ..no = :0 Pacific !'T1::: (;") Viacom Cable TV ::0 -::C' r--... fT1 <:- Pacific Bell -:J -'-_ C) Livermore/Dublin Disposal Service ,.. W '11 :-^ .... Zone 7, Alameda County Flood Control & J' :;::.:: r < Water Conservation District :..., .:.:::: ~ .....~ tII III Cal-Trans ;;:;3: ':.c Lee Thompson, City Engineer ':=;r.:; - a :";:z: ex: Vic Taugher, Building Official en Tom Shores, Police Services FROM: Kevin J. Gailey, Senior Planner ~ PROJECT DESCRIPTION: Tentative Map request ~ the proposed development of an 8.95 acre parcel into a 26-lot single family residential development. Subject property fronts 700+ feet along the south side of Betlen Drive, approximately 125 feet northwesterly of the intersection of Dillon Way and Betlen Drive. ATTACHED FOR YOUR REVIBv ARE: - Revised Tentative Map/Preliminary Grading Plan - Area Maps PLEASE RETURN THIS FORM WITH COMMENT TO DUBLIN PLANNING BY: August 27, 1986 . .' a..r- 7 DUBLIN SAN R 1\ 'i\ ;:J 0 ". ~.....,...: n. '\,..\,J..J 'C C 1'"'> 'LPdY~, ]'\4 ;:, 1:.n c j ~~ D1STR1CT General Offices: 7051 Dublin Boulevard. Qublin, California 94563. (415) :328-05~5 Harch 24, 1986 ~ Mr. Kevin J. Gailey, Senior Planner City of Dublin Developrent Services P.O. Box 2340 Dublin, CA 94568 f~ECtjVED i.i/iR 2 C i986, DUBLIN PLANNING Subject: Application Referrals, Janumy and FebruaJ:)', 1986 Dear Mr. Gailey: The District has comrents on the following application referrals: 1. File No. PA86-002 - Volvo Dealership - Koenig - dated Janumy 15, 1986 The District requires the usual water, fire, and sewer fees prior to construction of an 11,000 square foot auto dealership within the existing Valley Nissan dealership corcplex. Please note that the District WDuld require easerrents for additional fire nains and hydrants for this project and other e.."<isting water and sewer mains within the C<JIt;:>lex. 2. File No. PA86-006 - Showbiz Pizza Rerrodel (Rod~e11' s Restaurant) - Condie and Leone L"1terests, Ltd. - dated Janumy 15, 1986 The proposed m:x:lification of the existing Shavbiz Pizza Place ,should not cause any additional costs for District services. Hcwever, m:x:lifications to the backflow prevention device may be required behind the wate:!:" rreters. 3. File No. PA86-007 - Nic.'landros - Workbench Shopping Center - dated February 3, 1986 The District requires the usual water, fire and sewer fees prior to construction of the four-building, 36,210 square foot retail corrplex at San Rarron Road. Please note that the District would require easerrents for new water and/or sewer rnains for this project. A site drawing, shewing the various District utilities would be required for District approval. -1( 4.--!'..ile No. ~e_6.:::.0l0 ,..;,' Pulte Harre Corporation - Tract 5388 - dated FeoruaJ:)' 4 and March 13, 1986 The District is in contact with Stedrran & Associates of Walnut Creek regarding the various concerns for water and fire services. '!his area is ;. ,;ri.-ir (:,:L _.~j~~;):'i' "c~; {:iF- ,l-lE 'j,/. r~ ~:,~ <,"L-:-,:.J'IL-~ . ,-'~\'. :~ ~'; ." ',:' _, -':..-::.--:, .::" :.'.~,:,:::.c:. J':;";'.'I~,~::: ,";,:i _'" ". ;,...,.,'" u . -. , .~ .., : --::; '_j ~ I'" ", Mr. Kevin J. Gailey March 24, 1986 Page 2 in the Third Zone Pressure Area and would have to be in confonnance to the Third Zone Pressure conditions of tying to the Black Reservoir and construction 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 irnproverrents to the Third Zone system. In addition, pressure reducing regulators would be required for all the lots in this project. Yours very truly, C\M~ ~~~ Emil Kattan Assistant Civil Engineer EK:dh cc: D::mg McMillan, Office Engineer ~ STATE OF CALIFORNIA-BUSINESS AND TRANSPORTATION AGENCY GEORGE DEUKMEJfAN. Gowrnor DEPARTMENT OF TRANSPORTATION BOX 7310 SAN FRANCISCO 94120 (41S1=.~ 923-4444 August 26, 1986 RECEiVED AUG 28 1986 DUBLIN PLANNING Mr. Kevin J. Gailey Senior Planner City of Dublin P.O. Box 2340 Dublin, CA 94568 Dear Mr. Gailey: Thank you for the opportunity to review and comment on Pulte Home corporation Residential Development, File No. PA 86- 058. Our response is indicated by those comments below: The proposal is not in conflict with any existing or planned State highway facilities. The state currently has no funds programmed for any improve- ments of this portion 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 gener- ated by the proposed development will have on adjacent State highways or interchanges. This analysis should be submitted to the undersigned for review. A study should be made of the possible effect of freeway traffic noise on future residents or occupants of the pro- posed development. Any noise attenuation measures or de- vices deemed necessary should be provided as part of the development. No work may be done within the State highway right of way unless authorized by a state highway encroachment permit. application for such a permit should be made to: Permit Engineer 150 Oak Street San Francisco, Telephone (415) CA 94102 557-1984 Kevin Gailey Page 2 August 26, 1986 Please be advised that your Letter of Referral does not substitute for the notice of Preparation for projects requiring an EIR/EIS under CEQA/NEPA regulations. Also, this informal Caltrans review letter does not constitute consultation with the Responsible Agency required by CEQA if either an EIR/EIS or a Negative Declaration is the appropri- ate environmental document. Formal Responsible Agency con- tact 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, CA 94120. Telephone 557-8532. will regrading increase the amount of runoff draining toward 1-580? Care should be taken to prevent topsoil from washing away and adversely affecting water quality during construc- tion. ~~~ STEVE Q. C. LEE Senior Transportation Engineer Project Development C CITY OF DUBLIN Planning/Zoning 829-4916 Building & Safety 829-0822 Engineering/Public Works 829-4927 " Development Services P:O, Box 2340 Dublin. CA 94568 REVISED PLANS APPLICATION REFERRAL ~ June 19, 1986 R 'E eEl'! r: l) fJUN 2 5 ',I;3Bb DUBLIN pU"oI"::-. 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: -t;Jntatlve Map request for the proposed development of an 8.95 acre parcel into a 26-lot single family residential development. Subject property fronts 70Qt feet along the south side of Betlen Drive, approximately 125 feet northwesterly of the intersection of Dillon Way and Betlen Drive. ATTACHED FOR YOUR REVIB~ ARE: _ Revised Tentative Map/Preliminary Grading Plan - Area Maps PLEASE RETURN THIS FOR~ WITH CO~~ffiNT TO DUBLIN PLANNING BY: July 3, 1986 /" (/ 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. I Det/Sgt D. A. DiFRANCO #53~ , 6/21/86 v/j/r t \ \.