HomeMy WebLinkAbout87-051 Pulte Home Corp TMap
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: May 4, 1987
TO:
Planning
Commission t~
Staff a
FROM:
Planning
SUBJECT:
PA 87-051 Pulte Home Corporation - Betlen
Drive Tentative Map 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,
GENERAL INFORMATION
PROJECT:
Tentative Map application for a 25 lot single
family residential subdivision,
APPLICANTS
AND REPRESENTATIVES:
Mi tch Moughan
Bissell & Karn, Inc,
4637 Chabot Drive, Suite 204
Pleasanton, CA 94566
PROPERTY OWNERS
AND REPRESENTATIVE:
Richard 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-I-B-E, Single Family Residential Combining District (10,000
square foot minimum lot size; 80 foot minimum average lot width), A
previous 25-lot Tentative Map approval covers the property (Tentative Map
5588 - City Planning Application PA 86-056 - see Attachment #5),
ZONING HISTORY:
The subject property was rezoned from A-2, Agricultural District, to
the R-I-B-E, Single Family Residential-Combining District by Zoning Unit
510, approved by the Alameda County Board of Supervisors on November 27,
1986,
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ITEM NO,
~,y
COPIES TO:
Applicant
Owner
File PA 87-051
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,
On September 2, 1986, the Dublin Planning Commission granted
Tentative Map approval (Tract 5588) for a 25-1ot subdivision,
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 (I-580, 1-680) or major arterial streets (Dublin
Boulevard, Amador Valley Boulevard, San Ramon Road, Village Parkway,
Dougherty Road).
5,6 SCENIC HIGHWAYS
1-580, 1-680, San Ramon Road and Dougherty Road were designated scenic
routes by Alameda County in 1966. These are the routes from which the
people traveling through Dublin gain their impression of the City, so it is
important that the quality of views be protected,
Guiding Policy
A, Incorporate previously designated scenic routes in the General
Plan and work to enhance a positive image of Dublin as seen by
travelers,
Implementing Policy
B. Exercise design and review of all projects within 500 feet of a
scenic route and visible from it.
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,
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 SUBMITTALS:
Previous PD, Planned Development Rezoning and Subdivision Map
applications were submitted covering this site and proposed development of
a 44-lot single family residential development (City Files PA 86-010,1 and
,2). The requests were withdrawn prior to any action being taken by the
Planning Commission, The withdrawals were prompted by direction given
during the course of the public hearings from the Commission that the 44-
lot layout was considered inappropriate for the site, and that a project
redesign reflecting the existing zoning requirements (e.i" 10,000 square
foot minimum lot size, 80 foot minimum average lot width) and existing
development constraints (topographic conditions present and access
constraints) should be considered, The project was resubmitted in mid-1986
proposing a 26-lot layout conforming to the existing Zoning Standards,
Under that Tentative Map application, the request to rezone the property to
a PD, Planned Development District was dropped, The design was of the 26-
lot layout subsequently further revised by the Applicant in an attempt to
balance the cut and fill grading involved with the project, The adjust-
ments ultimately lead to an elimination of one lot, reducing the proposal
to 25 lots, That layout was ultimately approved by the Commission on
September 2, 1986,
-3-
ENVIRONMENTAL REVIEW: The City proposes to adopt a Mitigated Negative
Declaration of Environmental Significance which finds the proposed
project will not have a significant impact on the environment (see
Exhibit A - Draft Resolution regarding the Mitigated Negative
Declaration of Environmental Significance and Background Attachment 2
- Draft Mitigated Negative Declaration of Environmental
Significance),
NOTIFICATION: Public Notice of the May 4, 1987, hearing was published in
The Herald, mailed to adjacent property owners, and posted in public
buildings,
ANALYSIS:
This latest application submittal by Pulte Home Corporation involves
a modified 25-1ot subdivision covering the 8,4+ acres located at the top of
Betlen Drive below the Valley Christian Center complex, The principal
modification from the previous subdivision layout involves the elimination
of off-site grading activity on the adjoining Valley Christian Center
property.
The review process for the previous application submittals covering
this site focused on the following issues:
1) General Plan Policies and Zoning
2) Site Layout and Dimensional Design Criteria
3) Traffic Circulation
4) Site Grading
5) Architecture and Landscape Architecture
6) Environmental Review
The following sections update previous discussions concerning these
six areas,
1, General Plan Policies and Zoning
The project density, at 25 lots, remains within the density range
established by the General Plan for this site by the Residential
Single-Family Land Use Designation,
The proposed 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 remaining General Plan concerns tied to this project proposal
involve the potential visibility of future residential units at the
southern limit of the project, as seen from the adjoining 1-580
corridor, and to a lesser degree as seen from the City's major
arterials lying east of the site (see General Plan Guiding Policy 3,3
F cited above), The Grading Plan ultimately utilized for the
southern portion of the project should include use of intensive slope
landscape treatment, should provide for effective location of the
masonry sound-architectural wall, and should provide for the judicial
selection of residential building heights and locations, These items
should be considered through the Site Development Review process to
provide assurance that these General Plan directives are attained,
A previously identified concern involves the proposal to create
building pads at the southerly limit of the property which may
potentially lead to the creation of homes which will be visible from
the adjoining 1-580 corridor, The latest lotting plan/grading plan
appears to further mitigate this situation by lowering the finished
grades of the proposed lots in this area, With lower pads, use of
2:1 (horizontal-to-vertical) bermed screen slopes at the rear of the
lots may be possible, The existing 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 ultimately placed on these
lots as viewed from the immediately adjoining section of 1-580, The
Applicant acknowledges that views back to the project from points
-4-
further east and west along 1-580 will still yield partial views of
new homes. The Applicant has indicated a willingness to establish
extensive landscaping along this slope area to provide additional
mitigation to potential visual impacts related to this project, The
Applicant has prepared Exhibits to depict the potential view of units
located at the southern portion of the site as viewed from the 1-580
corridor,
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 surrounding
residential projects.
The proposal to eliminate one cul-de-sac bulb from the project
(reduction from three bulbs) reintroduces some Staff concern
regarding potential on-street parking problems, Those problems would
be mitigated by adjusting the layout of the northerly cul-de-sac to
reflect Lotting Plan - Alternate 2 (see Exhibit D), Observance of
the lotting pattern modifications shown on the Alternate Plan would
reduce the number of lots loaded on the northerly cul-de-sac from 9
to 6 lots, and increase the length of the cul-de-sac,
A minimum area of 1,350 square feet of useable rearyard area was
required to be supplied to the lots approved under the previous
subdivision covering this site, This standard was based on the
application of the same standard on the nearby 88-lot Dolan School
Site subdivision, This figure was derived from assigning a minimum
of 15% of the average lot size in the Dolan School site subdivision
(9,000~ sq, ft,) to be reserved for use as a level rearyard area,
Within the Conditions of Approval of the previous subdivision request
covering the subject property, 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 these pre-
viously applied standards (1,350 square feet rearyard useable area
and 15-18 foot depth for level rear yards) be applied on this
proj ect,
3. Traffic Circulation
The City Engineer continues to recommend 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 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,
The Applicant has indicated that proposed Lot #25, the lot nearest
the cul-de-sac bulb, will have to be developed with a custom home or
modified production unit as the pad size and configuration shown for
that lot will not accommodate any of the three models planned to be
built at this site, Development of the cul-de-sac at the end of
Betlen Drive should be required to be done in a manner that provides
for the development of a modified driveway connection to the
adjoining DSRSD water tank.
-5-
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 area (proposed individual
pad elevations ranging from 605,0 to 630,0),
The grading plan reflected by this latest submittal "softens"
previous grading plans by eliminating any off-site grading within the
adjoining Valley' Christian Center property, The grading plan would
also serve to partially mitigate previously identified visual impacts
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:
- 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 minimize the visibility of structures developed at the
southern edge of the project as viewed from the adjoining 1-580
corridor,
- Adjust the grading plan to reflect the revised lotting plan shown
on Lotting Plan - Alternate 2, if that plan is chosen by the
Commission as the preferred plan,
5, Architecture and Landscape Architecture
A Preliminary Landscape Plan has been prepared for the subject
proposal detailing the proposed treatment of slope areas across the
project,
Planting of these areas is considered necessary to mitigate the
visual impact of the height and visibility of the slopes and to
soften their engineered appearance,
The planting plan utilized for these areas should incorporate the use
of a mixture of five and fifteen 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 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 will establish a foothold and will have a
higher probability for long-term survival,
A minimum ratio of one tree for each 1,500~ square feet of planted
slope area is recommended for the four slope areas identified in
proposed Condition #72 of the Draft Resolution for the Tentative Map
(see Exhibit B),
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, An Initial Study prepared for this project
identifies the following four Environmental Components (see
Background Attachment #2):
1, General Plan Policies and Zoning
2. Soils, Geology and Seismicity
3, Traffic Circulation
4, Noise
-6-
The Draft Mitigated Negative Declaration of Environmental
Significance has been formatted in a manner that presupposes the
Applicant will agree, through the course of the public hearing
process, to project design changes and/or to enter into binding
commitments that address and mitigate each potential significant
environmental impact identified in the Initial Study prepared for
this project,
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,
The Applicant has prepared an alternate lotting plan (see Exhibit D)
to reflect changes shown in a previously prepared Staff Study, The
modified plan would adjust the location of the northerly cul-de-sac and
allow the elimination of the proposed "flag-lots" shown on the original
plans, The alternate lotting pattern plan lists the advantages and
disadvantages perceived by the Applicant to be associated with the plan,
As previously cited in this Report, Staff feels the creation of more on-
street parking and the reduction of the total number of lots shown on the
cul-de-sac represent another advantage of the modified plan, In
considering the Tentative Map application, the Commission will have to
determine which lotting pattern is the preferred plan, or whether they feel
comfortable to give the Applicant a choice of choosing either plan once he
prepares his Subdivision Improvement Plans.
RECOMMENDATION
FORMAT:
1)
2)
3)
4)
5)
Open public hearing,
Hear Staff presentation,
Hear Applicant and public presentations,
Close public hearing,
Consider and act on two Draft Resolutions:
A - A Draft Resolution regarding the Mitigated Negative
Declaration of Environmental Significance;
B - A Draft Resolution regarding the Tentative Map
application (indicating which lotting plan alternate is
to be utilized),
ACTION:
Based on the above Staff Report, Staff recommends the Planning
Commission adopt the following two Draft Resolutions: Exhibit A -
approving a Mitigated Negative Declaration of Environmental
Significance, and Exhibit B - approving the Tentatve Map
application (PA 87-051),
ATTACHMENTS:
Exhibit A
Draft Resolution regarding the Mitigated
Negative Declaration of Environmental
Significance
Exhibit B -
Draft Resolution regarding Tentative Map
Exhibit C -
Tentative Map Submittals
Exhibit D -
Lotting Plan - Alternate 2
-7-
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) Zoning Maps
5) Previous Tentative Map Approval - Tract 5588/PA 86-056
-8-
RESOLUTION NO. 87 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
FOR THE SUBDIVISION HAP (TENTATIVE HAP 5777) 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 87-051 PULTE HOMES CORPORATION
WHEREAS, Pulte Homes Corporation submitted a 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 Initial Study of Environmental
Significance dated April 24, 1987, regarding:
1, General Plan Policies and Zoning/Visual Resources
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
May 4, 1987; and
WHEREAS, proper notice of said public hearing was given as legally
required; and
WHEREAS, the Planning Commission determined that the project,
PA 87-051 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
Revised 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 4th day of May, 1987,
AYES:
Commissioners Barnes, Burnham, Mack, Petty and
Raley
NOES:
None
ABSENT:
None
Planning Commission Chairperson
ATTEST:
Planning Director
EXHIBIT A
~f1~~JJ)T/~ f.t': ~tr'~. 1Jt'tt. tl~, ·
RESOLUTION NO, 87 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING TENTATIVE MAP 5777 CONCERNING PA 87-051 PULTE HOMES CORPORATION -
BET LEN 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 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 a public hearing on May
4, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the May 4, 1987, Staff Report was submitted recommending
that the 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, 87- ); and
WHEREAS, the Planning Commission finds that the Tentative Map will
not have a significant environmental impact;
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does
hereby find:
A. Tentative Map 5777 is consistent with the intent of applicable
Subdivision Regulations and City Zoning and related Ordinances,
B, Tentative Map 5777 is consistent with the City's General Plan as it
applies to the subject property,
C. Tentative Map 5777 will not result in the creation of significant
environmental impacts,
D, Tentative Map 5777 will not have substantial adverse effects on health
or safety or be substantially detrimental to the public welfare, or be
injurious to property or public improvements,
E, 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,
F. 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 B
r;btpr teSoLJmDtJ ~: -r~. ~~p
G, 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.
H, 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,
I, 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 5777 - PA 87-051 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 Tentative Map labeled Tentative Tract 5777, consisting of one
sheet prepared by Bissell & Karn, Inc" Civil Engineers, and dated
received April 6, 1987, and the Preliminary Landscape & Development Plan
consisting of one sheet, also prepared by Bissell & Karn, Inc" Civil
Engineers, and dated received April 29, 1987, Development of this site
shall be modified to substantially conform to the Alternate Development
Plan covering Lots #1 through #11, consisting of one sheet also prepared
by Bissell & Karn, Inc" and dated received April 29, 1987, The pad
height for proposed Lot #6 shall be further lowered to allow an increase
in the depth of the rear yard, 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 (See Attachment A),
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 (See Attachment B),
4, Approval of this Tentative Map is for two and one-half years (until
November 13, 1989) as is specified in Section 8-2.9 of the Subdivision
Ordinance,
5. Minimum dimensional criteria for the single family residential units
established in this project shall be as follows:
a, Front yards 20-foot minimum
b. Side Yards 8-foot minimum flat and useable
l6-foot minimum aggregate flat and useable
l2-foot m1n1mum street side sideyard with 7 - foot
minimum flat and useable
c, Rear Yards - 20-foot minimum with l5-foot minimum to be flat and
useable,
d, Pad Areas 50' x 90' minimum, with the 50' width measured at the
front setback line and carried through to the rear of
the lot,
e, Minimum Rearyard Flat and Useable Areas - 1,350 square foot m1n1mum
(measured from the rear face(s) of the respective residential
structures to the adjoining toe or top of slope), The Rearyard Flat
-2-
and Useable Areas for Lots # 6 through #9 shall be subject to review
and approval through the Site Development Review process cited in
Condition #1 above,
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 Improvement
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 recommendations 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),
DEBRIS
8,
Measures shall be taken to contain all trash, construction
materials on-site until disposal off-site can be arranged.
shall be responsible for corrective measures at no expense
Dublin,
debris, and
The Subdivider
to the City of
9, 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,
DRAINAGE
10, Drainage facilities for this subdivision shall be provided as required by
the City Engineer and shall include the following:
-3-
a, Concrete drainage ditches shall be installed at the rear of Lots #17
through #19, A storm drain shall be installed to connect this ditch
to the proposed storm drain in the adjacent street,
b. All lot pads shall drain to their own street frontage,
11. Roof drains shall be tied into the storm drain system in a manner approved
by the City Engineer.
12, A minimum of 12" diameter pipe shall be used for all public storm drains
to ease maintenance and reduce potential blockage,
13, 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,
14, 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,
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, Development shall be subject to the requirements of the DSRSD - Fire
Department as stated in part by the District's letters of March 24, 1986,
and August 26, 1986 (See Attachments C and D), The Subdivider is advised
that DSRSD has determined that the subject property is within the
District's Third Zone Pressure Area, As such, the development 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, or in an
alternate manner determined acceptable to the District,
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
within the structure and spark arrestors on fireplaces, Roofing
materials for the structures developed within this subdivision shall be
Class B or better, as defined by the Uniform Building Code (as pertains to
the fire retardancy of the roofing material),
-4-
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,
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 rounded slopes yielding
smoother transitions into natural surrounding grades,
GRADING
26, Any proposed off-site grading shall be subject to review and approval by
the City Engineer prior to the recordation of the Final Map,
27, The manner of assuring on-going maintenance of the drainage ditch to be
constructed at the western property boundary shall be subject to review
and approval by the City Engineer prior to recordation of the Final Map,
28, The six foot (minimum height) masonry architectural-soundwall called for
in Condition #43 shall be established at the rear of Lots #15 through #19,
and shall be sited in such a manner so as to aid the screening of the
proposed development as viewed from the adjoining 1-580 traffic corridor,
Prior to the recordation of the Final Map, the Subdivider shall document
that the necessary design changes have been made to minimize the
visibility of new development as viewed from the adjoining 1-580 traffic
corridor, Residential units developed on Lots #16 - #19 of the subdivision
shall be of a single-story design unless the Developer can demonstrate
through the Site Development Review permit process that additional project
design changes (including the adjustment to the lotting configuration of
lots along the south portion of the project, the careful selection of
alternate unit types [as regards building footprints and building
heights], the use of project landscaping and the use of site grading) have
satisfactorily addressed the goal of minimizing the visual impact of the
development as viewed from the adjoining 1-580 traffic corridor and
thereby allow some, or all, of the four referenced lots to be developed
with split level or two-story residential units, 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,
29, 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 5 through 8 and 13 through
15 of the subject project,
30, 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, An exception to
this standard may be utilized for the slope extending up from the
project's Betlen Drive frontage, where a flat and level area of a minimum
depth of five feet measured from the back edge of the sidewalk may be
utilized,
-5-
31, 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,
32. 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,
33, 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.
34, 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,
35. Prior to final preparation of the subgrade and placement of base
materials, all underground utilities shall be installed and service
connections stubbed out behind the sidewalk, Public utilities, Cable TV,
sanitary sewers, and water lines shall be installed in a manner which will
not disturb the street pavement, curb, gutter and sidewalk when future
service connections or extensions are made,
36, Any grading on adjacent properties will require recorded written approval
of those property owners affected,
HANDICAPPED ACCESS
37, 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
38, 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.
39, 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.
40, 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 lOO% 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,
-6-
NOISE
41, 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.
42, 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.
43, The Subdivider shall construct a 6-foot (minimum height) masonry
architectural-soundwall along the southern perimeter of the property (500+
feet) and along the southerly section of the western perimeter of the
property (100~ feet), The precise positioning of this wall shall be
determined following the preparation of a project acoustical study and
shall be located in a manner to maximize the wall's sound attenuation
capabilities,
44, 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 45 CNEL level with a windows-closed situation,
PARK DEDICATION
45, 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
46, The m~n~mum 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,
47. 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
48, 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,
49. 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,
-7-
50,
Secure DSRSD agreement to maintain the
system excluding individual laterals,
acceptable to DSRSD,
on-site sanitary sewer collection
The system shall be designed as
51, All utilities to and within the project shall be undergrounded,
52, Prior to final preparation of the sub grade and placement of base
materials, all underground utility mains shall be installed and service
connections stubbed out beyond curb lines. Public utilities and sanitary
sewers shall be installed in a manner which will not disturb the street
pavement, curb, and gutter when future service connections or extensions
are made,
WATER
53, 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,
54, 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,
55, 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
56, 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,
57, 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.
58. 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,
59, 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,
60, Unit address information and directories shall be provided to the
satisfaction of the DSRSD - Fire Department, Postal Services, and Dublin
Planning Department,
61. 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,
-8-
62, 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,
63, 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,
64, 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,
65, Any relocation of improvements or public facilities shall be accomplished
at no expense to the City,
66, 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,
67, 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 six-foot
[minimum height] masonry architectural-soundwall) 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, No project fencing shall be developed
at the toe of slope along Betlen Drive unless developed as a low see-
through fence (such as a four-foot ~ vinyl-clad cyclone fence) which is
approved as far as height, location, and materials, through the Site
Development Review process, Project fencing developed at the rear of pads
established for Lots #1 through #5 shall be located at the top of slope
located above Betlen Drive, or as otherwise approved through the Site
Development Review permit process, The Subdivider shall be responsible
for the installation of the rear and sideyard fences throughout the
subdivision,
68. 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,
69. 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,
70, The project shall be constructed as approved, Minor modifications in the
design, but not the use, may be approved by Staff, Changes to the
proposed finished floor elevations and site grading for the proposed
single family residential lots shall not exceed a maximum deviation of
five feet from the pad elevations indicated on the Tentative Map,
71, 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,
-9-
Any approved Construction-Phased Occupancy Plan shall have sufficient cash
deposits or other assurances to guarantee that the project and all
associated improvements shall be installed in a timely and satisfactory
manner, At the request of the Planning Director, written acknowledgements
of continuing construction activity shall be secured from the property
owners and any and all occupants for the portions of the project to be
occupied, and shall be filed with the Planning Department, Said
acknowledgements for a subdivision shall be part of the settlement
documents between the Subdivider and buyer.
72, 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 through #5; Area 2 - rearyard slopes behind Lots #6
through #8 and #13 and #14; Area 3 - slopes between the 1-580 right-of-way
and the pad areas of Lots #15 - #19; Area 4 - slopes at the rear (east)
side of Lots #9 and #10, Trees in all four areas shall be a mixture of
50% fifteen gallon size (minimum) and 50% five gallon size (maximum).
73, 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,
74, Ongoing maintenance of landscaping and irrigation installed in Areas 1 and
3 (as defined above in Condition #73) shall be provided for through the
establishment of a lighting and landscaping special assessment district or
a project homeowner's association, If a homeowner's association is
created for this purpose, the City of Dublin shall be named as an "active
third-party" participant in the project's C. C, & R, documents as pertains
to the mechanics established to assure for the ongoing maintenance of
project landscaping and irrigation in the subdivision, The Subdivider is
advised that the formation of a private homeowner's association to provide
for ongoing maintenance is the approach preferred by the City as the
alternate approach, a lighting and landscape special assessment district,
is not seen as a viable approach due to the small size of the project,
75. If a homeowner's association is formed to cover the ongoing maintenance of
Landscape Area #1 (as defined above in Condition #73), then Covenants,
Conditions, and Restrictions (C. C. & R,'s) shall be established for the
development. The C, C. & R,'s shall be approved by the Planning Director
and City Attorney prior to the recordation of the Final Map to assure
that:
a, There is adequate provlslon for the maintenance, in good repair, of
all commonly owned or maintained property and landscaping, including
but not limited to common open space, landscape and irrigation
facilities, fencing, and drainage and erosion control improvements,
b.
Payment of dues and assessments shall be both a lien against the
assessed land and a personal obligation of each property owner,
estimate of these costs shall be provided to each buyer prior to
time of purchase,
An
the
c, The Association shall keep the City Planning Department informed of
the current name, address, and phone number of the Association's
official representative,
-10-
d, Payment of the water bills and maintenance and repair of storm drain
lines shall be the obligation of the Homeowner's Association unless
paid for through a lighting and landscape special assessment district.
e, Each buyer is to sign an acknowledgement that he has read the
Constitution and Bylaws of the Homeowner's Association and the
Conditions, Covenants, and Restrictions applying to the development.
f, The Homeowner's Association shall contract with, or be advised (as to
how to handle maintenance operations) by, a professional management
firm,
76, 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,
77, The narrowed curb-to-curb widths, shown at the entrance to the northerly
cul-de-sac, shall be replaced with a standard full-width street section.
The use of special entry pavement at the entrance to the subdivision is
specifically disallowed.
78, Each driveway shall utilize a driveway with a maximum average slope which
is less than or equal to 14% slope.
79, Should occupancy of the units in the project be phased:
a, The undeveloped area shall be maintained as acceptable to the DSRSD -
Fire Department and shall be kept free of trash and debris.
b, A road system of a design determined acceptable to the City Engineer
and the Planning Department shall be installed,
80. Construction and grading operations and delivery of construction materials
shall be limited to weekdays (Monday through Friday) and the hours from
7:30 a.m, to 5:30 p,m" except as approved in writing by the City
Engineer,
PASSED, APPROVED AND ADOPTED this 4th day of May, 1987.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-11-
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B-U BISSELL &
_ KARN,INC,
4637 Chabot Dr., Suite 204
Pleasanton, CA 94566
(415) 463-0660
Apri 1 3, 1987
Subdivision 5777
Pulte Home Corp.
WRITTEN STATEMENT
The propsed project is a request to subdivide an existing 8.42 net acre
vacant parcel into twenty-five (25) single family lots;
The project site is located at the end of Betlen Drive.
The division of the 8.42 acres into 25 single family lots (averaging
12,370 square feet) is consitent with the present zoning which
requires 10,000 square foot minimum lot size and with the General Plan
allowance of up to 54 lots.
The improvement of the vacant parcel is compatible with the adjoining residential
area in terms of lot size, price range, dwelling unit design and provision of
attractive entry landscaping. Views of the site and from the proposed lots
are enhanced by the proposed project.
Attachment 1
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ATTACHMENT I
~('",N -SrJtTE,t\e"tJT
tetJ\J. "$S~S& FtJRI/\
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RECEIYED
APR '61987
, .
!A No.1)1-oo I
ENVIHDNMENTAL ASSESSMENT FORM, ll-i"'fCR1M
(Pursuant to Pub I ic Resources Code Section. 21 000 et sec_)
DUBLIN PLANNING
CITY OF DUBLIN
The state CEQA (California Environmental Quality Act) Guidelines
require the City to take an active role in preparing environ-
mental documents. This comprehensive Environmental Assessment
Form is designed to assist the City in preparing a complete and
accurate environmental assessment in a timelv manner and in
conformance with the state CEQA Guidelines. -The form has three
sections: General Data, Exemption, and Initial Study. The
applicant is requested to com~lete Section 1, General Data. The
Planning Staff will prepare e~ther Section 2, Exa~ption, or
Section 3, Initial study. Please type 0= print legibly in ink.
SECTION 1. GENERAL DATA - ~.- to be cor.;pleted by the APPLICANT
- .
1. Nome (if any) cnd address of project: 11303 Betlen Drive, APN' Q41-115':14
2. Proposed use of property: 25 un i t rp<; i r!pnt i ill r!pvp I opmpnt wi th 0 i1rrp
Iandsrilpprl i1rp~ (ea~QmQnts)
,4.
Neme, address, end telepr,one of Appliccnt: . Pulte Rome Corporati on
4655 Old Ironsirlp nrive, #320, Silntil rlilril. rA QS054
(408) 748-1640 Atto: Richard St~el~ ' ."
Neme, address, and telepnone o~ ccr-.ce. person IX] In cedition to cpplicant or
D im~ead or applicant: Bissell & Kilrn, Tnr" 4fi37 Ch;;lbot Drive, ~lIite 204,
Pleasantbn, CA 94566
Attn: MHchMol..LClOOn 'I' .' rVl f II . I
A~tcched plans creU pre Imlncry orLAl u y ceve.cpe:!.' '.
, 3.
5.
6. Building crea:
sq. ft.
7. Sirecreo:8.42 net
o sq. ft. or@ acres'. 8. (urrenl' zoning: R-1-B-E
9. Maximum Building Heisht . I'
0'. rl"
r.. cr ~ s:cnes.
10. Describe ~mount of daily trcffic generated by nur.:::er, type and time of cey:
. Assuminq 10trios/day pE'r unit ?11 x'10 = ?I1D trips
11. Number of off-street perking spcces proviced:
2 covered min. and 2 open per unit.
12.t'-lum6er of loading facilities providec: N/A
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. 13. Proposed development schedule: .beginning: Fall 1987 completion: Summer 1988
14.0. If residential: number' af new 'units?l) i number of existing units 0 ;number of new 3-4/[lJ
bedrooms i unit sizes irange of 0 scle prices cr 0 ren~; N/A ; type of
dwelling Gsingle femilyD duplexD multiple.
14.6. If commercial:
sales 'orea
operation
scope of proiedD neighborhood, 0 city, 0 regio~al
o SCj. ft. or 0 ace; estimated e~?IcYr.lent per shiFt.
; hours af
14.c. If industrial: m~terials invol~ed
hours of operation'
, . esL\'--'ed ~I y L ' 'Ot
, . ..,_. er;;;- 0 men I per sn If
14.d. IF institutional: major FuncHon
e~timated occ:upancy
.' . L' '.' , t h '0
, es. mlC. ec emflloYr.l<!n per s H t
i.hours of operdion
15. Describe City permits resuired: [j 5ite. teve:lofMe~ ~V'i<."V; 0 VQ.'~a..;"'c.~.;
o ActW\IYlistr,,-til1e. CcMi+io~.u USe. f~r~~j 0 Rsc.l~;ifi~-flcY'o (~Z!mi~ j
o PIClV\~ De.\I€..lopri\eY\'j 0 Ccv0.moMl USe.. f'::.JMITj 05'5'" CV\ l~;
rn O-PAe.y- Tentative Map ..
16. Desc:-ibe other public epprovcls required: 0 unknowniY locd csencies;D regior~d
agencies;'O srete cg~ncies; 0 recerel c!;~ncies; fer water & sewer - Dubl in
San Ramon Servir.p District.
CERT1FlCA TION
. 1 L' 0 L' ,'.,.. t ' L L L' , . - k I'
I hereby certify tilGt tile \n;CrffiG,IOn SUGr.lIO;e-:: IS rue one c:;rrec. ,0 ,roe cesr or my r'.ow ecse
ond belieF. I understcnd th:::t the findings of this Enviror....entd Assem~ent C?pty only to t~~
pro(ed as described cbove.
SiS:1o~ure:
~
~
Date:
April 3. 1987
Name (print 0; type): Robert R. Graham, Alep
Bissell & Karn; Inc,
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MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR:
PA 87-051 Pulte Homes Corporation - Betlen Drive Subdivision Map
(Tentative Map 5777) 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:
Bissell & Karn, Inc,
Attn.: Mitch Moughan
4637 Chabot Drive, Suite 204
Pleasanton, CA 94566
PROPERTTY OWNERS:
Pulte Homes Corporation
Attn.: Richard Steele
4655 Old Ironside Drive, #320
Santa Clara, CA 95054
PROJECT DESCRIPTION: Subdivision Map application for a 25 lot single family
residential development (Tentative Map 5777).
FINDINGS: The project, as now proposed, will not have a significant adverse
impact on the environment, The mitigation measures outlined in the
Initial Study of Environmental Significance dated April 30, 1987,
document the steps necessary to assure that the subject project will not
have a significant adverse effect on the environment,
INITIAL STUDY: The Initial Study of Environmental Significance dated
April 30, 1987, 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 L, Tong
Planning Director
DATE:
ATTACHMENT 2
p~ 11.1i&A(60 Ne'lf'. OR. ·
=
April 30, 1987
Mr. Dick Steele
Pulte Homes Corporation
4655 Old Ironside Drive, #320
Santa Clara, CA 95054
RE: PA 87-051 Pulte Homes Corporation - Betlen Drive Subdivision Map
(Tentative Map 5777)
Dear Mr. Steele:
The application materials and environmental materials submitted for your
application, City File PA 87-051, 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 l5080(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 four (4) areas of your project proposal which have been identified
as having the potential of creating significant environmental impacts, as
defined by CEQA:
1. General Plan Policies & ZoningjVisual Resources
2. Soils, Geology, Seismicity
3. Traffic Circulation
4. Noise
:r
- ATTACHMENT ~
ie~~ 7D ;1PIt/alNT Kr: ~/r. "err:
PE~.
Mr. Dick Steele
April 30, 1987
Page 2
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.
1, 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 as"natural an appearance as feasible
(see Condition #25 of Draft Resolution for Tentative Map 5777),
b, Project slopes along the south perimeter 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
finished grading plan, building footprints and/or building heights
for structures placed on Lots #15 through #19 shall be of a design
to minimize the visibility of structures as viewed from the
adjoining 1-580 traffic corridor (see Condition #28 of the Draft
Resolution for Tentative Map 5777).
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.
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 #56 of Draft Resolution for Tentative Map 5777),
:
..
Mr. Dick Steele
April 30, 1987
Page 3
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 5777),
4, Noise
Due to existing and anticipated future noise levels along the adjoining
1-580 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,
Kevin J, Gailey
Senior Planner
KJG/ao
cc:
PA 87-051
Lee Thompson - City Engineer
Mitch Moughan - Bissell & Karn, Inc.
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