HomeMy WebLinkAbout10-28-1997 PC AgendaPLANNING COMMISSION
Regular Meeting - Dublin Civic Center
Tuesday - 7:00 p.m.
100 Civic Plaza, Council Chambers
October 28, 1997
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CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE TO THE FLAG
ADDITIONS OR REVISIONS TO THE AGENDA
MINUTES OF PREVIOUS MEETINGS - October 14, 1997
ORAL COMMUNICATION - At this time, members of the audience are permitted to address the Planning
Commission on any item(s) of interest to the public; however, no ACTION or DISCUSSION shall take place on
any item which is NOT on the Planning Commission Agenda. The Commission may respond briefly to
statements made or questions posed, or may request Staff to report back at a future meeting concerning the
matter. Furthermore, a member of the Planning Commission may direct Staff to place a matter of business on a
future agenda. Any person may arrange with the Community Development Director (no later than 11:00 a.m., on
the Tuesday preceding a regular meeting) to have an item of concern placed on the agenda for the next regular
meeting.
WRITTEN COMMUNICATIONS
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PUBLIC HEARINGS
PA # 96-038 (Dublin Ranch - "Area A") Dublin Ranch Planned Development (PD)
Rezone. Project/site address: 352 + acres north of the 1-580 Freeway, East of
Tassajara Road, West side of Fallen Road current alignment, in the Eastern Dublin
Specific Plan area. The applicant is Ted Fairfield, for Jennifer Lin, et.al.; Martin
Inderbitzen, Agent
PA # 96-039 (Dublin Ranch - "Areas B-E") Dublin Ranch Planned Development (PD)
Rezone and Eastern Dublin Specific Plan Amendment/General Plan Amendment.
Project/site address: 453+ acres north of the 1-580 Freeway, East of Tassajara Road,
West side of Fallen Road current alignment, in the Eastern Dublin Specific Plan area.
The applicant is Ted Fairfield, for Jennifer Lin, et.al.; Martin Inderbitzen, Agent
NEW OR UNFINISHED BUSINESS
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Upcoming Planning Schedule
Discussion on what the Planning Commission would like to see in the way of
Planning Commission packets
OTHER BUSINESS (Commission/Staff Informational Only Reports)
ADJOURNMENT
(OVER FOR PROCEDURE SUMMARY)
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: October 28, 1997
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Tasha Huston, Associate Planner
SUBJECT: PA 96-038 Dublin Ranch "Area A" Planned Development(PD) Rezone
PROJECT The applicant is requesting a Planned Development(PD)District Rezone
DESCRIPTION: approval for an approximately 352-acre site. The project involves rezoning the site
to: PD Single Family (Low Density) Residential (135.3 acres; 573 dwelling units);
PD Rural Residential/Agriculture (71.5 acres), and PD Open Space (144.7 acres),
and establishing permitted uses, residential development standards, densities and
design guidelines. The proposed Planned Development includes a Land Use and
Development Plan(LUDP)/District Planned Development Plan (DPDP),to
illustrate the general development concept and guide further subdivision of the
property for development. Additional descriptions of the proposed development
concept are contained in the proposed Planned Development Land Use and
Development Plan(LUDP)/District Planned Development Plan (DPDP), included
as Attachment D-1 to this report.
BACKGROUND:
This project is located East of Tassajara Road, in an area covered by the Eastern Dublin Specific Plan.
The Specific Plan was adopted by the City of Dublin in November 1993, and established land use
designations for approximately 3300 acres of land east of the Camp Parks military reserve. A large
component of the plan area was annexed to the City in 1995, including 1,037 acres owned by the Jennifer
Lin Family, known as the Dublin Ranch project. Upon annexation, Dublin Ranch was Prezoned with a
Planned Development overlay designation. The proposed Planned Development(PD) District Rezone for
Area A covers approximately 352 acres of the Dublin Ranch annexed area, and identifies more detailed
land uses than the current PD zoning designation. It is the second proposed Planned Development on the
Dublin Ranch property; the first was approved in January of 1996, and is known as Dublin Ranch Phase I.
Thus,the current proposal for a PD Rezone is one of a series of actions necessary to implement the
Eastern Dublin Specific Plan. Other approvals have occurred prior to this project, and additional
approvals will be considered by the City after this Rezone, including tentative Maps, Development
Agreements, Site Development Review, and building and other development permits.
Item No. p• Copies To: Applicant/
Property Owner
PA File
General File
ANALYSIS:
The project is defined as a Planned Development (PD) District Rezone for the Dublin Ranch Area A site,
which will accomplish the following:
- assign more refined zoning designations than the previous PD Prezone
- locate these zoning designations on a land use plan
-locate conceptual residential lot and street layouts on a site plan
- locate conceptual layout and phasing of development improvements, of golf course, of private
recreational facility, and of other non-residential accessory uses
- establish development standards and conditions of approval for development under the refined
zoning designations.
The proposed physical development consists of 573 single family dwelling units on lots ranging in size
from approximately 4,000 to 8,000 square feet and accessory recreational facilities; an 18-hole golf
course; dedication and construction of the portion of the intermittent stream corridor public trail system
which crosses the site, and open space on approximately 352 acres of land. Seven distinct neighborhoods
are proposed, with various densities of single-family detached homes. The site topography involves a
combination of hilly knolls, ridges, and valleys. Development is generally proposed on a series of
terraces cut into the hills and on the tops of the lower knolls. The upper hillside areas are designated for
Rural-Residential/Agricultural uses, and the undeveloped slopes surrounding the development are
reserved for open space. Perimeter residential lots are oriented to have views of the golf course and open
space areas, while the interior lots would be similar to traditional subdivision tract homes built in hillside
areas. Provisions have been made for view corridors and access to trails and open space, to encourage the
use and enjoyment of the natural amenities of the site by its residents.
The development concept is depicted on the Land Use and Development Plan/District Planned
Development Plan (LUDP/DPDP) attached as Exhibit D-1, consisting of a project description,land use plan,
site plan,design guidelines(including land use and development standards),design concepts,and other text and
supplemental diagrams,stamped by the City"RECEIVED OCTOBER 20, 1997". The approval of the Planned
Development Rezone would incorporate this Land Use and Development Plan/District Planned
Development Plan, in accordance with Ordinance 4-94 of the City's Zoning Ordinance, addressing
Planned Developments , as well as the Eastern Dublin Specific Plan requirement for a District Planned
Development Plan. The approved LUDP/DPDP will include all text and diagrams attached as Exhibit D-
1 of this Staff Report.
The proposed PD Rezoning and LUDP/DPDP are consistent with the land use goals and policies of the
City's guiding documents for land use decisions (General Plan, Specific Plan, and Zoning Ordinance). As
the following comments reflect, the project provides a coordinated plan for development of residential,
open space, and recreational uses. It provides for this development through a framework of protective
development standards that reflect the sensitive biological, aesthetic, topographic, and other features of
Although the City's Planned Development Ordinance has recently been amended, this project was initiated
prior to the amendment and is therefore being processed under the requirements of Dublin's Ordinance 4-94.
The current project includes refining the PD zoning districts adopted through the Prezoning and adopting a
LUDP.
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the site. All components of the project are consistent with the Dublin General Plan and Eastern Dublin
Specific Plan intents, goals and policies, as further discussed below.
The project proposes to refine the PD prezoning by designating Open Space, Rural
Residential/Agricultural and Low Density Residential areas consistent with the General Plan and Eastern
Dublin Specific Plan. By using Planned Development principles, however, the project proposes an
effective mixture of residential, open space and recreational uses. For example, at an overall density of
4.4 units/acre across the project site, the project is consistent with the Eastern Dublin Specific Plan
maximum density for Single Family Residential of 6.0 units per acre. Nonetheless, under the project
LUDP/DPDP, the residences are spread across several distinct neighborhoods of varying densities and lot
sizes. Neighborhood L 1 proposes approximately 8,000 sq. ft. lots at a density of 3.1 units/acre, while
Neighborhood L7 proposes 4,000 sq. ft. lots at a density of 5.3 units/acre. Through this proposal, the
project is able to provide diverse housing types and sizes at a range of income levels, both of which
features are consistent with General Plan and Eastern Dublin Specific Plan goals of providing a diverse
housing mix.
The designated open space, trails, circulation and recreation facilities, including the proposed golf course,
are consistent with the goals of the General Plan and Specific Plan, of providing open space for outdoor
recreation and for resources preservation. These non-residential portions of the project are generally
designated as Open Space and Rural Residential/Agricultural on the General Plan and Specific Plan.
These designations generally represent gently sloping areas below the ridgelands and between the various
residential areas, an intermittent stream corridor running north and south through the site, and visually
sensitive ridgelands in the northeast and easterly portions of the site.
Through the LUDP/DPDP, the project proposes no development on the visually sensitive ridgelands in
the Rural Residential/Agricultural area. Along the intermittent stream corridor, the LUDP/DPDP
proposes a multi-use trail and bicycle path. The project feature is consistent with several important
General Plan and Specific Plan goals. It reflects principles of PD planning in that the corridor provides a
linear connection through the various residential neighborhoods within the site, and also to off-site
locations such as future schools and community parks. Located in the stream corridor, a proposed linear
trail also preserves the stream corridor environment while providing a continuous open space area for
wildlife movement.
In addition to preserving sensitive ridgelands and stream corridors, the LUDP/DPDP uses less sensitive
areas to provide open space and recreation amenities consistent with General Plan and Specific Plan goals
and policies. Generally within the Open Space and Rural Residential/Agriculture areas of the site, the
LUDP uses gently sloping areas to provide natural and landscaped open spaces around and along virtually
all of the residential neighborhoods. Portions of these open areas are also proposed for a golf course and
accessory clubhouse that would be open to the public for play on a fee basis. Through the low intensity
golf course development, the LUDP provides for outdoor recreational opportunities for project residents
and the public. It also maintains large areas of green space which buffer the sensitive ridgeland and
stream corridor areas, and which contribute to maintaining a rural quality for the project site.
The LUDP uses the PD principles efficiently to propose more intense development in the residential
neighborhood areas, and less intense or no development in the Open Space and Rural
Residential/Agriculture areas. These uses and locations are consistent with and reinforce the General Plan
and Specific Plan land uses, goals and policies by providing an open buffer between development areas,
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by restricting development in sensitive areas, and by providing limited development for recreation in less
sensitive areas.
The proposed LUDP/DPDP includes the information required by the Specific Plan for a DPDP. A
phasing plan is included as one of the diagrams included in the LUDP, and is intended to address
development sequencing. Because specific infrastructure requirements for the project are yet to be
determined, additional information regarding infrastructure sequencing is being required to be addressed
in the Development Agreement required for this project.
The project is also consistent with the PD, Planned Development District processing procedures in
Ordinance 4-94. As permitted under the ordinance, a PD zoning may be completed in two steps. The
project complied with the first step when it was prezoned to the PD, Planned Development District.
Through the currently proposed rezoning to refine the site's land uses and to adopt an LUDP, the project
will comply with the second step of the PD zoning process. Although subsequent permit and
development approvals will be required to complete the project, approval of the requested rezoning will
complete the PD zoning process under Ordinance. 4-94. The proposed LUDP/DPDP complies with the
intent, purpose, and requirements of the Planned Development Districts.
Environmental Analysis
This project is within the General Plan Extended Planning Area and the Eastern Dublin Specific Plan area,
which was the subject of an Environmental Impact Report, certified by the City of Dublin in 1993 (see
Background Attachment). The General Plan/Specific Plan EIR is a program EIR, which anticipated
several subsequent actions related to future development in Eastern Dublin, including the PD Rezone for
this project. The EIR did identify some impacts from implementation of the General Plan/Specific Plan
which were not able to be mitigated. Upon certification of the EIR, the City adopted a statement of
overriding considerations for several impacts, some of which relate to this project (e.g.; visual impacts).
The City also adopted a mitigation monitoring program, which included several measures intended to
reduce impacts from the development of the Eastern Dublin area. These mitigation measures apply to
project approvals and actions at various stages in the development process, some occurring prior to
approval of this PD Rezone, and other occurring later in the development process. For example,
conditions may be applicable when the property is subdivided, or during site development review, or at
issuance of building permit. (The later projects will be subject to the City's Zoning regulations in effect at
the time the projects are processed). The timing of these mitigation measures is indicated in the City's
EIR mitigation monitoring matrix, attached as a Background Attachment.
An Initial Study, dated June 18, 1997, was prepared for the project, to determine whether there will be
additional environmental impacts occurring as a result of this project (the PD Rezone) beyond or different
from those already addressed in the Program EIR. The Initial Study identifies some potential impacts
which required an examination at a project specific level of detail, due to the refined designation of land
uses and development standards specific to the project site. As a result of this further evaluation, these
impacts were found to be insignificant due to factors made a part of the project which alleviated the
potential concerns, and the Initial Study supports the adoption of a Negative Declaration for those project-
specific impacts that were not addressed in the Program EIR.
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The Initial Study's focused evaluation of pertinent project-level environmental issues include traffic,
noise, visual, and biological effects, and public service issues such as wastewater and schools. Each of
these issues has been the subject of supplemental environmental studies addressing new environmental
effects for this level of the project. In each case, studies have determined that the project will not have
any additional significant environmental impacts which were not evaluated in the earlier EIR.
Recommendations from the supplemental studies are included in the project description and/or are
reflected in the conditions of approval. Further discussion of the above-noted study areas appears below.
TRAFFIC A traffic study was conducted for the project. It identified several impacts, however the
impacts and related improvements were previously addressed in the certified Program EIR. Mitigation
measures of the EIR required traffic improvements and fees to mitigate any significant impacts. The
recent traffic study improvements, which have been made conditions of the project, are within the scope
of the mitigations identified in the EIR.
NOISE A supplemental noise study was conducted for the project at a project-specific level to determine
whether the project resulted in any additional noise impacts or required any additional noise mitigation
measures. The study established outdoor noise goals based upon the applicable General Plan and Specific
Plan standards, and identified areas in which 6-foot tall sound barriers would be needed to achieve these
goals. The requirement for these barriers has been made a condition of approval of the project. No
additional significant impacts beyond those addressed in the Program EIR were identified for the project.
VISUAL A supplemental visual analysis was conducted for the project at a project-specific level to
determine whether the project design complies with the mitigation measures of the EIR and whether any
additional visual impacts or mitigation measures would be required. The study also evaluated the project
design in terms of the Specific Plan visual policies. Several design guidelines and development standards
have been proposed as part of the project, and made conditions of approval, to require grading refinements
as the project proceeds. No additional significant impacts beyond those addressed in the Program EIR
were identified for the project.
BIOLOGICAL A supplemental biological study was conducted for the project at a project-specific level
to determine whether the project development will result in any additional impacts or requires any
additional mitigation measures. The study also followed up on several studies previously completed as
part of the Program EIR. The project site has been designed with consideration of biological concerns,
and those EIR mitigation measures which require buffers and protection of sensitive biological areas have
been addressed. The requirement for the continued adherence to these mitigation measures has been made
a condition of approval of the project. No additional significant impacts beyond those addressed in the
Program EIR were identified for the project.
PUBLIC FACILITIES The certified Program EIR, as updated by the August 22, 1994 addendum,
examined wastewater facility needs for the project area, and analyzed on a programmatic level mitigations
calling for improvements to wastewater treatment and export facilities. Planning by local agencies for the
improvements necessary to provide adequate wastewater services is ongoing. For example, LAVWMA
has recently issued a Notice of Preparation under CEQA for exporting treated water to EBDA. DSRSD
also is in the planning stages of its treatment plant expansion. The status of these improvements will
continue to be monitored, to assure compliance with the adopted Mitigation Monitoring Program as
development applications (e.g.; tentative maps, site development reviews) are submitted in the future.
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Finally, the Prezoning for this project site requires a School Mitigation Agreement between the developer
and the affected School District to establish the method and manner of financing and/or constructing
school facilities necessary to serve the school population generated by the development. An agreement
has been entered into with the Dublin School District, which covers the site. A copy is on file in the
Planning Department.
The Initial Study discusses the provisions of the project, conditions, and applicable mitigation measures of
the Program EIR which address environmental concerns. A copy of the EIR, the Initial Study, and the
supplemental environmental studies regarding these issues are incorporated in this Staff Report by
reference(copies are available for review at the Dublin Planning Department, 100 Civic Plaza, Dublin,
CA 94568). No letters were received in response to the circulation of the Initial Study and Draft Negative
Declaration during the public review period.
As a result of the review of the certified EIR and addenda, and an analysis of pertinent project-level
environmental issues presented in the Initial Study, it has been determined that the proposed project
will not have any new significant effects on the environment which have not been analyzed adequately in
an earlier EIR pursuant to applicable standards. To this extent, the project is within the scope of the
Program EIR. Project specific analysis beyond the Program EIR is reflected in the proposed Negative
Declaration. All mitigations from the Program EIR and all recommendations from the supplemental
studies are included in the project description and/or conditions of approval. Therefore, the attached draft
Planning Commission Resolution includes appropriate findings. Staff recommends adopting a Negative
Declaration of Environmental Impacts for this project.
Conclusion
This application has been reviewed by the applicable City Departments and agencies, and their comments
have been incorporated into the Conditions of Approval. The proposed project is consistent with the
Dublin General Plan, Eastern Dublin Specific Plan, and represents an appropriate project for the site.
Staff recommends the Planning Commission's adoption of the attached Resolution (Exhibit A),
recommending City Council approval of a Negative Declaration(Exhibit B), Adoption of the Ordinance
approving the Dublin Ranch Area A Planned Development Rezone (Exhibit C), and approval of the Land
Use And Development Plan/District Planned Development Plan, subject to development standards and
conditions listed in the Draft Resolution (Exhibit D).
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from the Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt Draft Resolution (Exhibit A)relating to PA 96-038.
ACTION: Adopt Resolution recommending City Council adoption of Negative Declaration,
and approval of the Dublin Ranch Area A Planned Development Rezone; including
an LUDP/DPDP.
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ATTACHMENTS:
Exhibits:
Exhibit A: Planning Commission Resolution recommending City Council adoption of attached
Exhibits B, C, and D (approving Negative Declaration, and adopting Ordinance and
Resolution for Planned Development Rezone and LUDP/DPDP
Exhibit B: DRAFT City Council Resolution approving Negative Declaration, including Exhibits
B-1 through B-5: Initial Study,Noise Study, Visual Study, Traffic Study, Biological
Study
Exhibit C DRAFT City Council Ordinance approving Planned Development Rezone
Exhibit D DRAFT City Council Resolution approving Area A Land Use & Development Plan/
District Planned Development Plan (including text and diagrams), with LUDP/DPDP
attached as Exhibit D-1.
Background Attachments:
Attachment 1: Dublin General Plan
Attachment 2: Eastern Dublin Specific Plan
Attachment 3: Parks & Recreation Master Plan
Attachment 4: EIR for Eastern Dublin Specific Plan& General Plan Amendment (including
Addendum dated May 4, 1993) SCH# 91103064; and Addendum dated August 22,
1994
Attachment 5: City Council Resolution Certifying Eastern Dublin Specific Plan and General Plan
Amendment Program EIR(Resolution# 51-93
Attachment 6: City Council Resolution adopting Eastern Dublin Specific Plan and General Plan
Amendment; adopting findings and approving overriding considerations; and adopting
Mitigation Monitoring Program("Matrix") for EDSP EIR(Resolution# 53-93)
Attachment 7: City Council Resolution approving Prezoning of annexed land (EIR(Resolution# 10-
94)
Attachment 8: General Project Information
(g:pa96038\PCSR-A.doc)
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RESOLUTION NO. 97-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF A NEGATIVE DECLARATION AND
APPROVAL OF FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT
(PD) DISTRICT REZONE CONCERNING PA 96-038
DUBLIN RANCH AREA A
WHEREAS, Ted Fairfield, representing property owner Jennifer Lin, submitted a Planned
Development (PD) District Rezone request(PA 96-038 Dublin Ranch Area A) for rezoning an
approximately 351.5 acre site to the following land uses: 135.3 acres to PD Low Density Residential, 71.5
acres to PD Rural Residential Agriculture, and 144.7 acres Open Space. These land uses are proposed to
accommodate future development of up to 573 dwelling units in 7 neighborhoods, accessory recreational
uses, a golf course, and related improvements. The project is generally located north of the Interstate 580
Freeway, along both sides of the planned Fallon Road extension, and east of Dublin Ranch Phase I, within
the Eastern Dublin Specific Plan project area; and
WHEREAS, on October 10, 1994, the City Council approved a Planned Development District
Overlay Zone (Prezone) for a 1,538 acre site located within the adopted Eastern Dublin Specific Plan
project area(PA 94-030) which: (a) established a Planned Development ("PD") District Overlay Zone
designation for 1,538 acres known as the Eastern Dublin Reorganization annexation area; and in conformity
with Action Program 4C of the Eastern Dublin Specific Plan. The PD District Overlay Zone allows the
flexibility needed to encourage innovative development while ensuring that the goals,policies and action
programs of the General Plan and Eastern Dublin Specific Plan are met; (b) adopted a Preliminary land
plan, with the provision that regulations and standards governing the PD District Overlay Zone, in addition
to land use and intensity of use, shall be established in conjunction with the Land Use and Development
Plans which are required to be submitted in accordance with Dublin Ordinance 4-94; (c) and established
zoning designations consistent with the Preliminary land plan, to provide for the variety of uses anticipated
by the General Plan and Eastern Dublin Specific Plan; and
WHEREAS, on November 14, 1994, the Alameda County LAFCo approved the Eastern Dublin
Reorganization for PA 94-030; and
WHEREAS, on January 12, 1995, the Alameda County LAFCo unanimously disapproved the
request to reconsider the Eastern Dublin Reorganization approval (PA 94-030); and
WHEREAS, on January 23, 1995, the City Council ordered the territory designated as
Annexation/Detachment No. 10, which includes the 1,538 acre site, annexed to the City of Dublin and
annexed to the Dublin San Ramon Services District and detached from the Livermore Area Recreation and
Park District(PA 94-030); and
WHEREAS, Annexation/Detachment No. 10, including 1,538 acres in Eastern Dublin, became
effective on October 1, 1995; and
EXHIBIT A
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WHEREAS, the entire annexation area was prezoned to Planned Development in accordance with
the Eastern Dublin General Plan and Eastern Dublin Specific Plan and subject to further refinement of
zoning use and development standards; and
WHEREAS, the Dublin Ranch Area A project is located within the 1,538 acre site that was
prezoned and annexed; and
WHEREAS, the Applicant's PD Rezone application supplements the initial PD Prezone and
includes a District Planned Development Plan as required under Section 11.2.7 of the Eastern Dublin
Specific Plan, and a Land Use and Development Plan as required under Ordinance 4-94; and
WHEREAS,the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of
Dublin Environmental Guidelines require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared; and
WHEREAS, a Program EIR was prepared and certified for the Eastern Dublin General Plan and Eastern
Dublin Specific Plan addressing development of Eastern Dublin; and
WHEREAS, Public Resources Code Section 21080.6 requires the City to adopt a reporting or monitoring
program for changes in a project or conditions imposed to mitigate or avoid significant environmental effects in
order to ensure compliance during project implementation; and
WHEREAS, a Mitigation Monitoring Program was adopted for the Certified Program Environmental
Impact Report for the Eastern Dublin General Plan and Eastern Dublin Specific Plan, in accordance with Public
Resources Code Section 21080.6; and
WHEREAS, an Initial Study dated June 18, 1997 was prepared for the project and is available and on file
in the Planning Department; and
WHEREAS,the Initial Study reviewed the General Plan/Specific Plan Program EIR to determine if
additional environmental review was required for the project; and
WHEREAS, the Initial Study determined that the Area A project would have no new significant
environmental effects beyond those identified in the Program EIR. New effects identified for the project would be
avoided or reduced to a level of insignificance through project revisions, project conditions of approval and
applicable mitigation measures from the Program EIR and adopted Mitigation Monitoring Program; and
WHEREAS, based on the Initial Study determination, staff prepared a draft Negative Declaration and
circulated it for public review as required by CEQA. No public comments were received during this time; and
WHEREAS, a staff report was prepared summarizing the sites land use; background; project description;,
General Plan and Specific Plan and zoning consistency; and the environmental analysis for the project; which staff
report is incorporated herein by reference; and
WHEREAS, the Planning Commission of the City of Dublin held a public hearing on October 28,
1997, to consider the Initial Study,Negative Declaration, and the Planned Development Rezoning, for the
Project; and
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WHEREAS, proper notice of the Planning Commission public hearing was given in all respects as
required by law; and
WHEREAS, the Planning Commission received and reviewed the City Planning Department's Staff Repor
on the Planned Development Rezoning, including the Initial Study and Negative Declaration on the environmental
effects of the project; and
WHEREAS, the Planning Commission heard and considered the documents, recommendations,
written and oral testimony submitted at the public hearing.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby recommend that
the City Council adopt the Resolution shown in Exhibit B approving the Negative Declaration for the Project,
based upon the findings contained in that Resolution.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission does hereby
recommend that the City Council adopt the rezoning Ordinance shown in Exhibit C for the following reasons:
1. The proposed PD Rezone, as conditioned, is consistent with the general provisions and purpose
of the PD District Overlay Zone (PD Prezone), the City General Plan and the Eastern Dublin
Specific Plan provisions and design guidelines; and
2. The rezoning, as conditioned, is appropriate for the subject property in terms of land use
compatibilities; will not overburden public services; and provides a comprehensive plan for
residential and recreational development of the Area A site while preserving sensitive portions
of the site from intense development; and
3. The rezoning will not have substantial adverse effects on health or safety, or be substantially
detrimental to the public welfare, or be injurious to property or public improvements.
BE IT FURTHER RESOLVED that the Planning Commission hereby recommends City Council
approval of a Negative Declaration and adoption of PA 96-038 Dublin Ranch Area A PD Rezone, subject
to the general provisions listed in Exhibit D, the attached City Council Resolution approving the Area A
Land Use and Development Plan/District Planned Development Plan(LUDP/DPDP), with LUDP/DPDP
attached as Exhibit B-1 (including text and diagrams as described in the staff report).
PASSED,APPROVED AND ADOPTED this 28th day of October, 1997.
AYES:
NOES:
ABSENT:
ABSTAIN:
Chair
ATTEST:
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October 23, 1997
Dublin Ranch, Area A Development Plan
Recommended Public Works Conditions of Approval
1) The developer shall be responsible for completing the off-site traffic improvements, that
are not already completed by others, as outlined in the traffic study prepared by TJKM
Transportation Consultants, entitled "A Traffic Study for the Proposed Dublin Ranch
Areas A - E", dated July 15, 1997 or as modified in future traffic studies. Improvements
will ultimately be required at build out of the development to mitigate traffic impacts and
to provide adequate capacity for the project. Installation of improvements shall be phased
as needed to address actual impacts created by each phase of the development.
In conjunction with each Tentative Map for the project and the Development Agreement
required by the Specific Plan, a phasing plan for the entire project shall be submitted. If a
Master Tentative Map is submitted, the requirement for this plan shall be determined by
the Director of Public Works. The phasing plan for the project shall indicate a schedule
of completion for improvements, and means of providing improvements, including but
not limited to roads, drainage, sewer, and water improvements both on- and off-site. The
phasing plan shall demonstrate the need for and the means in which off-site
improvements, which are generated by the development potential of all land included
within Area A, will be financed and implemented. The cost of the improvements shall be
apportioned to individual phases of the project. The phasing plan shall avoid arbitrary
assignment of off-site improvements on a "first-come, first served basis". which could
lead to later phases bearing a disproportionate share of the costs.
Also in conjunction with each Tentative Map and the Development Agreement, an
updated traffic report shall be submitted. If a Master Tentative Map is submitted, the
requirement for a traffic study shall be determined by the Director of Public Works. The
traffic study shall show the traffic impacts and necessary improvements needed to
mitigate impacts for each phase of the project. The traffic study shall be updated to
include actual traffic volumes, the anticipated traffic volumes of any projects with
approved zoning and the improvements to be installed by those projects. If found
necessary, a traffic study shall be submitted with each subsequent tentative map and
further updated to reflect actual traffic conditions and any new or approved projects at the
time the tentative map is submitted.
Improvements shall be installed in conjunction with the various phases of the project as
conditioned by each Tentative Map and the Development Agreement. If a Master
Tentative Map is submitted, the requirement for improvements shall be determined by the
Director of Public Works. Improvements required of each phase shall be installed as a
condition of filing the first Final Map of that phase. Improvements shall be designed,
right-of-way acquisition and improvements guaranteed prior to filing the Final Map
associated with the improvements. Improvements shall be installed as specified in the
Tract Developer Agreement for the Final Map.
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EXHIBIT A - I il
2) The design shall conform to the City of Dublin Standard Conditions of Approval or
modifications to them, the City of Dublin Standard Plans and the Subdivision Map Act.
3) The precise alignment for Fallon Road is subject to change based on the plan line
currently being developed by the City.
4) The developer shall submit a preliminary drainage master plan for the project in
conjunction with the first Tentative Map. If a Master Tentative Map is submitted, the
requirement for this plan shall be determined by the Director of Public Works. The plan
shall address downstream impacts, including the need for off-site easements, and shall be
tied to the proposed phasing for the project.
5) The County of Alameda Ordinance, Section 902.2.1. requires that developments having
more than 75 units shall have "A minimum of two public or private access roads". The
access to Area A through Phase I using Tassajara Road may be considered the equivalent
of two access roads for the "loop road" if Tassajara Road is improved to four lanes(two in
either direction) with a 12 foot wide paved median which allows the Fire Department to
drive across it. This street section will be required from Gleason Road to the north
intersection of the Phase I loop collector street.
The single road that ties the "loop road"to Area A can have 25 units without an EVAE
and a maximum of 75 units without a second access. Alameda County Fire Department
will accept a second access from the freeway over an improved Fallon Road as the second
access point to Area A if the primary access is over surface streets. Gleason Road can
also be used as a second access to the site from the Tassajara/Gleason intersection
without the 75 unit limitation.
In conjunction with each Tentative Map and the Development Agreement, the developer
shall submit a fire services circulation plan for the project as required by the Director of
Public Works, indicating how the Alameda County Fire Department access requirements
will be met. If a Master Tentative Map is submitted, the requirement for this plan shall
be determined by the Director of Public Works. The circulation plan shall include a
phasing element tied to the proposed phasing of the project. The plan shall demonstrate
that off-site right-of-way can be obtained to provide the two acceptable access routes. If
the Developer has exhausted private attempts to acquire right-of-way, the City shall use
its powers of eminent domain, at the Developer's expense, to acquire the needed property
or waive the requirement.
6) All golf cart path crossings of Fallon Road shall be via tunnel(s).
7) Golf cart path crossings of internal streets may be at grade. The Tentative Map that abuts
or includes any portion of the golf course shall include a detail of path crossings
demonstrating adequate sight distance and a method of fencing to force carts to stop prior
to crossing the street. Security at the on-grade crossings to prevent trespassing shall be
demonstrated with the map.
2
Ia
8) The primary north/south residential road in the easterly portion of Area A shall be
designed with two offset "tee" intersections in Areas L3 and L4 just north of the golf cart
crossing instead of the proposed four-way intersection.
9) The alignment of the multi-use trail on the west side of Fallon Road shall be shown on
the Tentative Map that includes or abuts neighborhood L-1 and shall be subject to the
review and approval of the Director of Public Works. The means of mitigating potential
conflicts between the path and the adjacent golf course shall be addressed on the map;
alignment could include berms, fences, or vegetation.
10) The first Tentative Map for Area A shall show a pedestrian connection between
Residential Area L 1 and the Phase I elementary school, which reduces the length of
Fallon Road which must be traversed by school children.
11) The minimum curb radius for all cul-de-sacs shall be 42'.
12) Traffic signals shall be provided at all intersections on Fallon Road which propose left
turn ingress and egress. As an alternate, the project could be redesigned to limit ingress
and egress to right turns only at some intersections.
13) In order to plan for and construct the extension of Fallon Road north of Area A, across
the existing Lin property and to an ultimate connection with Tassajara Road the City will
require the following from the Developer. In conjunction with the first Tentative Map,
the developer shall submit an alignment and conceptual grading plan. With the
recordation of the first Final Map, right-of-way and adequate slope easements shall be
dedicated for Fallon Road across the existing Lin property to the current northernmost
property line. The grading of Fallon Road across the Applicant's property shall be
accomplished with the grading of the adjacent portion of Area A, as determined by the
Director of Public Works. Construction of the Fallon Road street improvements from the
northernmost intersection of Fallon, across the existing Lin property and terminating at
the current northernmost property line shall be performed with the last phase of
development of Area A.
14) The regional trail along the east side of residential area L7 shall be provided with an
interim loop back to the collector street.
15) The Fallon Road section shall be revised to show an 8' wide shoulder and a 12' wide
parkway strip with a 5' minimum landscape area. A 12' wide bikeway/pedestrian path
shall be provided for southbound Fallon Road from Gleason Drive northerly to the
northerly property line.
g:ldevelopldubranchlspcoapda
3
1 �
Alameda County Fire Department
City Of Dublin
Fire Prevention Division
Date : October 10, 1997
To: Tasha Huston asso. Planner
From : Russell Reid Fire Inspector
Subject: Dublin Ranch Area A and Area B,E fire department conditions
The following are standards ,conditions and comments to be introduced in the requirement for the
Dublin Ranch Project.
COMMERCIAL
1.DSRSD standard steamer type (1-4-%" and 1-2-%" outlet)fire hydrant(s) are required. (UFC
1994, Sec 903.2.)
2. NOTE ON FIELD PLAN: Identify the fire hydrant locations by installing reflective "blue
dot" markers adjacent to the hydrant 6 inches off center from the middle of the street. (UFC
1994, Sec. 901.4.3c as amended).
3.Provide access to open space and fire trails that may be obstructed by the new development.
(UFC 1994).
4.Fire apparatus roadways must extend to within 150 ft. of the most remote first floor exterior
wall of any building. (UFC 1994).
5.Fire apparatus roadways must have a minimum unobstructed width of 20 feet and an
unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide
shall be posted with signs or shall have red curbs painted with labels on one side; roadways
under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both
sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". The subject signs
shall be designed as per the Alameda County Fire Department guild lines . (F 1994, Sec.
902.2.2.1).
6.Fire apparatus roadways must be capable of supporting the imposed weight of fire apparatus
and must be provided with an all weather driving surface. Only paved surfaces are considered to
be all weather driving surfaces. (1994, Sec. 902.2.2.2).
7.The maximum grade for a fire apparatus roadway is 20% except for the following
conditions:Grooved concrete or rough asphalt over 15% grade. (Sec. 902.2.2.2).
8.Fire apparatus roadways in excess of 150 feet in length must make provisions for approved
apparatus turnarounds, or alternate means of fire protection (UFC 1994, Sec. 902.2.2.3).
EXHIBIT A -z it(
III
9.NOTE ON FIELD PLAN:
Fire apparatus roadways must be installed,and fire hydrants in service,prior to the
commencement of combustible framing:
10.PRIOR TO THE COMMENCEMENT OF FRAMING,CONTACT THE ALAMEDA
COUNTY FIRE DEPARTMENT,CITY OF DUBLIN,FIRE PREVENTION DIVISION,TO
SCHEDULE AN INSPECTION OF ROADWAYS AND FIRE HYDRANTS. (UFC 1994,SEC.
1001.4) flO
11.NOTE ON FIELD PLAN:
Provide a weed abatement program before,during and after construction for vegetation within
100 feet from combustible construction and 30 feet from the street and property lines. (UFC
1994,Sec.1103.2.4.) fl 1
12.Temporary access roads at construction sites may be permitted in accordance with Article 87,
UFC 1994;however,permission for temporary access roads must be by Fire Department permit.
(UFC 1994,Section 8704.2,EXCEPTION).
13.Prior to the issuance of a Building Permit,a full set of building plans must be submitted to
the Alameda County Fire Department,City of Dublin,Fire Prevention Division,for review and
approval. (UFC 1994,Sec..901.2.2.,1001.3)fl3
14.Prior to the issuance of a Building Permit,proposed plans must be submitted: to the
Alameda County Fire Department,Dublin,for review and approval. (UBC/CBC 1994,Sec.
106.3.2&UBC 1001.3&901.2.2). fl4
15.NOTE ON FIELD PLAN:
All construction equipment/machinery/devices with internal combustion engines shall be
equipped with approved spark arrestors while operating in this project area. fl 6
16.NOTE ON FIELD PLAN:
Approved numbers or addresses shall be placed on all new and existing buildings in such a
position as to be plainly visible and legible from the street or road fronting the property. Said
numbers shall contrast with their background. Individual suite numbers shall be permanently
posted on the main entrance doors of tenant spaces. (UFC 1994,Sec.901.4.4).
17.NOTE ON FIELD PLAN:
If rear outside doors to tenant spaces are installed,they shall include the installation of numerical
address numbers corresponding to addressing located on the front of the building. (UFC 1994,
Sec.901.4.4).
18.Any/all new street names and addressing shall be submitted for approval to the
Administrative Mapping Division of the Alameda County Fire Department,City of Dublin,Fire
Prevention Division. (UFC 1994,901.4)
19.Any/all gates across Fire Department access ways shall have a minimum 12 foot clear,
unobstructed linear width and a clear vertical height of 13 feet 6 inches. All locking devices
15
shall provide for Fire Department emergency access. All gate plans shall be approved by the Fire
Prevention Division prior to construction. (UFC 1994,Sec.902.2.4&902.2.2.1) f27
20.Bridges: Maximum live loads shall be clearly posted at bridge entrance(s). Minimum live
standards are as follows:
21.Private bridge serving not over two R-3 occupancies=40,000 pounds and 12 foot clear width
with minimum 13 feet 6 inches clear vertical height.
Private bridge serving over two R-3 occupancies-40,000 pounds and minimum 20 foot clear
width. All public bridges-minimum 20 foot clear width and minimum 80,000 pounds live load.
UFC,Sec 902.2.4.2 Alameda County Fire Department Ordinance#1-95)
22.The minimum number of access roads serving residential development(s)shall be based on
the number of dwelling units served and shall be as follows:
1-25 units,one public access road.
26-74 units,one public access road and one emergency vehicle access(EVA)road.
75+units,at least two public access roads. (UFC 1994,Sec.902.2.1)
23.Buildings 35 feet and over in height above natural grade,the required access roadway shall
be a minimum of 26 feet in width and shall be positioned parallel to at least one entire side of the
building,and shall be located within a minimum of 15 feet and a maximum of 25 feet from the
building. (UFC 1994,Sec.902..2.2.1 EXCEPTION,paragraph 2) f31
24.Adjacent to fire hydrants,access roadways shall be a minimum of 28 feet in width for At least
20 feet in both directions from the fire hydrant. (UFC 1994,Sec.902.2.2.1 EXCEPTION,
paragraph 2)
25.An approved automatic fire sprinlder system shall be installed throughout. g33
26.Plans,specifications,equipment lists and calculations for the required sprinlder system must
be submitted to the Alameda County Fire Department,City of Dublin,Fire Prevention Division,
for review and approval prior to installation. A separate plan review fee will be collected upon
review of these plans. (UFC,1994,Sec.1001.4)
27.Prior to installation,plans and specifications for the underground fire service line must be
submitted to the Alameda County Fire Department,City of Dublin,Fire Prevention Division,for
review and approval. (UFC,1994,Sec.1001.4)
28.Prior to installation of the ceiling or any other concealment of overhead piping,contact
Alameda County Fire Department to schedule an inspection of the overhead sprinkler piping.
(UFC,1994,Sec.1001.4)
HOURS NOTICE IS REQUIRED FOR ALL INSPECTIONS
29.Residential Automatic Fire Extinguishing Sprinkler Systems are required as follows: City of
Dublin: Over 5,000 sq.ft.;City of Dublin: Occupancies located more than 1.5 miles from a fire
station as measured in a straight line.
' tO
30.Sprinkler systems serving more than 100 heads shall be monitored by an approved central
station,U.L.listed and certificated for fire alarm monitoring. A copy of the U.L.listing must be
provided to the Alameda County Fire Department,City of Dublin,Fire Prevention Division,
prior to scheduling the fmal test system. (UFC,1994,Sec.1003.3 as amended). f40
31.The water supply information used to design this system was not provided by this
Department. Final acceptance of this fire sprinkler system will be contingent upon successful
completion of a main drain test at the time of fmal to verify adequate flow and pressure.
Correction or mitigation of a deficient water supply will be the responsibility of the contractor
and must be resolved prior to final approval of the installation.
32.An underground fire service system shall be subject to field inspection,hydrostatic pressure
tested(200 psi min.for 2 hrs.)and flushed prior to being buried or connected to the overhead
sprinkler system. (no exceptions)(NFPA-13,1989,Sec.1-10.1;1-10.2;1-11.1.1;1-11.2)
34.Overhead sprinkler systems including any riser shall be subject to field inspection and a
hydrostatic pressure test(200 psi min.for 2 hrs.)prior to concealment. (No exceptions)(NFPA-
13,1989,Sec.1-10.1;1-10.2;1-11.2)
35.All system control valves shall be provided with their appropriate label(metal),and securely
fastened to the valve. Any control valve that may be obstructed by cover plates or doors shall
have an additional label affixed to the cover plate or door. (NFPA-13,1989)
36.An approved automatic fire alarm system is required. Plans,specifications and other
information pertinent to the system must be submitted to the Department for review and approval
prior to installation. A separate plan review fee will be collected upon review of these plans.
Guidelines for plans submittal are attached. (ART.10,UFC 1994,Sec.1001.3)
37.An approved manual fire alarm system is required. Plans,specifications and other
information pertinent to the system must be submitted to the Department for review and approval
prior to installation. A separate plan review fee will be collected upon review of these plans.
Guidelines for plans submittal are attached.(Art.10;UFC 1994,Sec.1001.3)
38.An approved manual and automatic fire alarm system is required. Plans,specifications and
other information pertinent to the system must be submitted to the Department for review and
approval prior to installation. A separate plan review fee will be collected upon review of these
plans. Guidelines for plan submittal are attached. (Art.10,UFC,1994,Sec.1001.3)
39.The number and location of audible devices shown on the plans appear to be adequate,
however,final acceptance of the system is contingent upon successful testing at the time of final
to verify audibility. Additional devices may be required at that time.
40.The required fire alarm system must be monitored by an approved central system,U.L.listed
and certificated for fire alarm monitoring. A copy of the U.L.listing must be provided to the
Department prior to scheduling the fmal test of the system.
11
41.Prior to occupancy,the Department must witness a final test. Final test will include
verification of monitoring.24 HOURS NOTICE IS REQUIRED FOR ALL TESTS OR
INSPECTIONS
42.All commercial type cooking equipment must be protected by an approved automatic fire
extinguishing system(hood and duct). (UFC,1994,Sec.1006.2)
43.Plans for the required hood and duct extinguishing system must be submitted to the
Department for review and approval prior to installation. A separate plan review fee will be
collected upon review of these plans. (UFC,1994,Sec.1001.4)
44.Provide at least one 2A 10BC portable fire extinguisher for each 6000 sq.ft.of floor area.
Travel distance to an extinguisher shall not exceed 75 feet of travel distance and shall not be
between floors. (UFC,1994,Sec.1002.1)
45.Provide specific address including any pertinent suite,space or room numbers. (UFC,1994,
Sec.901.4.4)
46.FEE FOR THIS REVIEW Plan review fees are payable prior to review of plans. THE
APPLICANT IS RESPONSIBLE FOR PAYMENT OF THIS FEE TO THE ALAMEDA
COUNTY FIRE DEPARTMENT,CITY OF DUBLIN,FIRE PREVENTION.PAYMENT OF
FIRE IMPACT FEES SHOULD BE MADE PRIOR TO OBTAINING PERMITS.
47.A Knox Box key lock system is required{}is not required{}for the building.
Applications are available at the Alameda County Fire Department,Fire Prevention Division,
100 Civic Plaza,Dublin,CA 94568. Please return the completed application with the building
plans when you submit for a permit or prior to fmal inspection for occupancy.(Section 10.203
UFC).
48.Fire hydrants in commercial and/or industrial areas or in residential areas comprised
primarily of condominiums,townhouses or apartments,shall be spaced every 300 feet. Fire
hydrants may be required to be placed at closer intervals to conform to street intersections or
unusual street curvatures.
49.Divided street shall have hydrants on both sides of the street and shall,where applicable,be
installed in alternate or staggered positions so that hydrants will not be directly across from each
other. Spacing criteria shall be maintained on each side of the street. Hydrants in median strips
are not permitted.
18
APARTMENTS/CONDOMINIUMS
1. DSRSD standard steamer type(1-4-1/2"and 1-2-1/2"outlet)fire hydrant(s)are required. (UFC 1994,Sec
903.2.)
2. NOTE ON FIELD PLAN: Identify the fire hydrant locations by installing reflective"blue dot"
markers adjacent to the hydrant 6 inches off center from the middle of the street. (UFC 1994, Sec.
901.4.3c as amended).
3. Fire apparatus roadways must extend to within 150 ft. of the most remote first floor exterior wall of
any building. (UFC 1994).
4. Fire apparatus roadways must have a minimum unobstructed width of 20 feet and an unobstructed
vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with
signs or shall have red curbs painted with labels on one side;roadways under 28 feet wide shall be
posted with signs or shall have red curbs painted with labels on both sides of the street as follows:"NO
STOPPING FIRE LANE-CVC 22500.1". (F 1994,Sec.902.2.2.1).
5. Fire apparatus roadways must be capable of supporting the imposed weight of fire apparatus and must
be provided with an all weather driving surface. Only paved surfaces are considered to be all weather
driving surfaces. (1994, Sec.902.2.2.2).
6. The maximum grade for a fire apparatus roadway is 20%except for the following conditions:
Grooved concrete or rough asphalt over 15%grade. (Sec.902.2.2.2).
7. Fire apparatus roadways in excess of 150 feet in length must make provisions for approved apparatus
turnarounds. (UFC 1994,Sec.902.2.2.3).
8. NOTE ON FIELD PLAN:
Fire apparatus roadways must be installed,and fire hydrants in service,prior to the commencement of
combustible framing:
PRIOR TO THE COMMENCEMENT OF FRAMING,CONTACT THE ALAMEDA COUNTY FIRE
DEPARTMENT,CITY OF DUBLIN,FIRE PREVENTION DIVISION,TO SCHEDULE AN
INSPECTION OF ROADWAYS AND FIRE HYDRANTS. (UFC 1994,SEC. 1001.4)
9. NOTE ON FIELD PLAN:
Provide a weed abatement program before,during and after construction for vegetation within 100 feet
from combustible construction and 30 feet from the street and property lines. (UFC 1994,Sec.
1103.2.4.)
10. Temporary access roads at construction sites may be permitted in accordance with Article 87,UFC
1994;however,permission for temporary access roads must be by Fire Department permit.(UFC
1994, Section 8704.2,EXCEPTION).
11. Prior to the issuance of a Building Permit,a full set of building plans must be submitted to the
Alameda County Fire Department,City of Dublin,Fire Prevention Division,for review and approval.
(UFC 1994,Sec..901.2.2., 1001.3)
fq
12. Prior to the issuance of a Building Permit,proposed plans must be submitted: to the Alameda County
Fire Department,Dublin,for review and approval. (UBC/CBC 1994,Sec.106.3.2&UBC 1001.3&
901.2.2).
13. NOTE ON FIELD PLAN:
All construction equipment/machinery/devices with internal combustion engines shall be equipped with
approved spark arrestors while operating in this project area.
14. If development interfaces with wildland or open space areas,a separate landscape plan for vegetation
fuel modification and/or buffer zone(s)featuring fire resistive and drought tolerant varieties is required to
be submitted and approved by the Alameda County Fire Department,City of Dublin,Fire Prevention
Division,prior to issuance of grading and building permits. The zone(s)should be shown/designated as
separate lettered lots.
The plan shall include dedicated easements for emergency and maintenance access to these zones. The
maintenance,in peroetuitv,for the zones and emergency/maintenance access ways shall be assigned to a
homeowner's association or other approved agent.
These responsibilities shall be disclosed to property owner(s)by way of deed restrictions and/or covenants,
conditions and restrictions. (1991 NFPA Std.299).
15. NOTE ON FIELD PLAN:
If yard fencing is to be installed,it shall be of non-combustible construction at any/all interfaces with
wildland/open space access.
16. NOTE ON FIELD PLAN:
Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to
be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast
with their background. Individual suite numbers shall be permanently posted on the main entrance doors
of tenant spaces. (UFC 1994,Sec.901.4.4).
17. For homes constructed of type V-NR under 3600 sq.ft,a minimum of 1000 gpm fire flow at a
minimum 20 psi for a two hour duration shall be standard.
For homes constructed of type V-NR 3600 sq.ft.and under 4800 sq.ft.,a minimum 1750 gpm fire flow at a
minimum 20 psi for a two hour duration shall be standard.
For homes from 4800 sq.ft.to 6200 sq.ft.,a minimum of 2000_gpm at 20 psi for two hour duration shall be
standard.
All homes over 5000 sq.ft.will have an approved residential automatic fire extinguishing sprinkler system
(in addition to required fire flows)installed.
18. NOTE ON FIELD PLAN:
Approved spark arrestors shall be installed on each chimney/flue/vent used for fireplaces and heating
appliances in which solid or liquid fuel is used. (UFC 1994,1109.7)
19. NOTE ON FIELD PLAN:
Approved smoke detector(s)shall be installed according to current UBC standards. (UBC 1994,Sec.
1210)
20. Any/all new street names and addressing shall be submitted for approval to the Administrative
Mapping Division of the Alameda County Fire Department.City of Dublin,Fire Prevention Division.
(UFC 1994.901.4)
•
21. Any/all gates across Fire Department access ways shall have a minimum 12 foot clear,unobstructed
linear width and a clear vertical height of 13 feet 6 inches. All locking devices shall provide for Fire
Department emergency access. All gate plans shall be approved by the Fire Prevention Division prior to
construction. (UFC 1994,Sec.9022.4&902.2.2.1)
•
22. A driveway access serving pat dwelling/structure shall have a minimum 12 foot unobstructed linear
width,providing all portions of the first floor are within 150 feet of the required standard 20 foot minimum
access road.
A driveway access serving t�dwelling/structures shall have a minimum 12 foot unobstructed linear
width.
A driveway access serving three or more dwelling/structures shall have a minimum 20 foot unobstructed
linear width.
41l driveway access shall meet Fire Department standards for distance,weight loads,turn radius,grades,
and vertical clearance. Approved turnarounds shall be required for distances over 150 feet from approved
access roads. Other mitigations shalVmay be required in addition to those listed. (UFC 1994,Sec.902.2 as
amended)
23. The minimum number of access roads serving residential development(s)shall be based on the number
of dwelling units served and shall be as follows:
a. 1-25 wits,one public access road.
b. 26-74 units,one public access road and one emergency vehicle access(EVA)road.
c. 75+units,at least two public access roads. (UFC 1994,Sec.902.2.1)
24. For buildings 35 feet and over in height above natural grade,the required access roadway shall be a
minimum of 26 feet in width and shall be positioned parallel to at least one entire side of the building,and
shall be located within a minimum of 15 feet and a maximum of 25 feet from the building. (UFC 1994,
Sec.902.2 2.1 EXCEPTION,paragraph 2)
25. Adjacent to fire hydrants,access roadways shall be a minimum of 28 feet in width for at least 20 feet
in both directions from the fire hydrant. (UFC 1994,Sec.90222.1 EXCEPTION,paragraph 2)
26. Plans,specifications,equipment lists and calculations for the required sprinkler system must be
submitted to the Alameda County Fire Department,City of Dublin,Fire Prevention Division, for review
and approval prior to installation. A separate plan review fee will be collected upon review of these plans.
(UFC,1994,Sec.1001.4)
27. Prior to installation,plans and specifications for the underground fire service line must be submitted to
the Alameda County Fire Department,City of Dublin,Fire Prevention Division,for review and approval.
(UFC,1994,Sec.1001.4)
28. Prior to installation of the ceiling or any other concealment of overhead piping,contact Alameda
County Fire Department to schedule an inspection of the overhead sprinkler piping. (UFC,1994,Sec.
1001.4)
24HOURS NOTICE IS REQUIRED FOR ALL INSPECTIONS
29. Residential Automatic Fire Extinguishing Sprinkler Systems are required as follows: City of Dublin:
Over 5,000 sq.ft.;City of Dublin: Occupancies located more than 1.5 miles from a fire station as measured
in a straight line.
&I
•
30. Sprinkler systems serving more than 100 heads shall be monitored by an approved central station,U.L.
listed and certificated for fire alarm monitoring. A copy of the U.L.listing must be provided to the
Alameda County Fire Department,City of Dublin,Fire Prevention Division,prior to scheduling the final
test system. (UFC,1994,Sec.1003.3 as amended).
31. The sprinkler system shall incorporate a landscape irrigation control system as.explained in our Design
Guidelines for residential sprinkler systems.
32. Residential sprinkler systems using CPVC/Polybutylene pipe shall be required to adhere to the
following:
a. With plan submittal,include employee Certificate of Installer Training in a course of
instruction on the installation of a CPVC/Polybutylene fire sprinkler system.
b. Each employee working on the job site shall have his Certification Card on his person
and available for inspection at all times.
c. The installation of a CPVC/Polybutylene type fire sprinkler system shall be according to
the manufacturer's recommended installation instructions.
d. Prior to the start of installation,each installer working on the job site shall provide an
example of his pipe fitting to the Department having jurisdiction;the test sample shall be
assembled in the field at the job site and witnessed by a Fire Department Inspector. The
test sample shall include the assembling of a piece of pipe to a fitting.
e. The only cutting process recognized by the Fire Department for use with a
CPVC/Polybutylene fire sprinkler systems is a tube cutter designed for plastic.
f. All pipe shall be deburred and beveled prior to assembly.
33. An underground fire service system shall be subject to field inspection,hydrostatic pressure tested
(200 psi min.for 2 hrs.)and flushed prior to being buried or connected to the overhead sprinkler system.
(no exceptions)(NFPA-13,1989,Sec.1-10.1;1-10.2;1-11.1.1;1-11.2)
34. Overhead sprinkler systems including any riser shall be subject to field inspection and a hydrostatic
pressure test(200 psi min.for 2 hrs.)prior to concealment. (No exceptions)(NFPA-13,1989,Sec.1-10.1;
1-10.2;1-11 2)
35. A sprinkler contractor shall provide a box of spare sprinklers in accordance with Sec.3-16.7 to be
located at riser location,and shall provide an owner's manual as well as a copy of NFPA-13A in
accordance with Sec.1-5.2 which shall also be located at riser. (NFPA-13,1989)
36. An approved automatic fire alarm system is required. Plans,specifications and other information
pertinent to the system must be submitted to the Department for review and approval prior to installation.
A separate plan review fee will be collected upon review of these plans. Guidelines for plans submittal are
attached. (ART.10,UFC 1994,Sec.1001.3)
37. An approved manual fire alarm system is required. Plans,specifications and other information
pertinent to the system must be submitted to the Department for review and approval prior to installation.
A separate plan review fee will be collected upon review of these plans. Guidelines for plans submittal are
attached.(Art.10;UFC 1994,Sec.1001.3)
38. An approved manual and automatic fire alarm system is required. Plans,specifications and other
information pertinent to the system must be submitted to the Department for review and approval prior to
i
installation. A separate plan review fee will be collected upon review of these plans. Guidelines for plan
submittal are attached. (Art.10,UFC,1994,Sec.1001.3)
39. The number and location of audible devices shown on the plans appear to be adequate,however,final
acceptance of the system is contingent upon successful testing at the time of final to verify audibility.
Additional devices may be required at that time.
40. The required fire alarm system must be monitored by an approved central system,U.L.listed and
certificated for fire alarm monitoring. A copy of the U.L.listing must be provided to the Department prior
to scheduling the final test of the system.
41. Smoke detectors used in lieu of one-hour rated construction for tenant corridors in accordance with
UBC,1994,Sec.1005.7 shall be spaced in accordance with their listings and wired so that when one
sounds they all sound. A functional test shall be made during inspection. This exception will only be used
in structures protected with an automatic sprinkler system throughout.
42. Smoke detectors used for activating automatic closing fire rated doors shall be approved and listed for
door release service and shall be located in accordance with NFPA 72-E,Sec.9-5(copy attached).
(CBC/UBC 1994,Sec.1005.8.1).
43. Provide specific address including any pertinent suite,space or room numbers. (UFC,1994,Sec.
901.4.4)
44. Elevators must conform to the provisions of Chap.30 of the UFC 1994. The Fire Department strongly
recommends that at least one elevator be of a size that will accommodate one gurney and three attendants.
45. FEE FOR THIS REVIEW IS:
Plan review fees are payable prior to review of plans. THE APPLICANT IS RESPONSIBLE FOR
PAYMENT OF THIS FEE TO THE ALAMEDA COUNTY FIRE DEPARTMENT,CITY OF DUBLIN,
FIRE PREVENTION.PAYMENT OF FIRE IMPACT FEES SHOULD BE MADE PRIOR TO
OBTAINING PERMITS.
46. Fire hydrants shall be spaced every 400 linear feet in residential areas comprised primarily of well
spaced,average single family dwellings.
47. Fire hydrants in commercial and/or industrial areas or in residential areas comprised primarily of
condominiums,townhouses or apartments,shall be spaced every 300 feet. Fire hydrants may be required
to be placed at closer intervals to conform to street intersections or unusual street curvatures.
48. Divided street shall have hydrants on both sides of the street and shall,where applicable,be installed in
alternate or staggered positions so that hydrants will not be directly across from each other. Spacing
criteria shall be maintained on each side of the street Hydrants in median strips are not permitted.
RESIDENTIAL SINGLE FAMILY
1. DSRSD standard steamer type(1-4-'h"and 1-2'h"outlet)fire hydrant(s)are required. (UFC 1994,Sec
903.2.)
r�
2. NOTE ON FIELD PLAN: Identify the fire hydrant locations by installing reflective"blue dot"markers
adjacent to the hydrant 6 inches off center from the middle of the street. (UFC 1994,Sec.901.4.3c as
amended).
3. Provide access to open space and fire trails that may be obstructed by the new development. (UFC 1994).
4. Fire apparatus roadways must extend to within 150 ft.of the most remote first floor exterior wall of any
building. (UFC 1994).
5. Fire apparatus roadways must have a minimum unobstructed width of 20 feet and an unobstructed vertical
clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall
have red curbs painted with labels on one side;roadways under 28 feet wide shall be posted with signs or shall
have red curbs painted with labels on both sides of the street as follows:"NO STOPPING FIRE LANE-CVC
22500.1". (F 1994,Sec.902.2.2.1).
6. Fire apparatus roadways must be capable of supporting the imposed weight of fire apparatus and must be
provided with an all weather driving surface. Only paved surfaces are considered to be all weather driving
surfaces. (1994, Sec.902.2.2.2).
7. The maximum grade for a fire apparatus roadway is 20%except for the following conditions:
Grooved concrete or rough asphalt over 15%grade. (Sec.902.2.2.2).
8. Fire apparatus roadways in excess of 150 feet in length must make provisions for approved apparatus
turnarounds. (UFC 1994,Sec.902.2.2.3).
9. NOTE ON FIELD PLAN:
Fire apparatus roadways must be installed,and fire hydrants in service,prior to the commencement of
combustible framing:
PRIOR TO THE COMMENCEMENT OF FRAMING,CONTACT THE ALAMEDA COUNTY FIRE
DEPARTMENT,CITY OF DUBLIN,FIRE PREVENTION DIVISION,TO SCHEDULE AN INSPECTION
OF ROADWAYS AND FIRE HYDRANTS. (UFC 1994,SEC. 1001.4)
10. NOTE ON FIELD PLAN:
Provide a weed abatement program before,during and after construction for vegetation within 100 feet from
combustible construction and 30 feet from the street and property lines. (UFC 1994, Sec. 1103.2.4.)
11. Temporary access roads at construction sites may be permitted in accordance with Article 87,UFC 1994;
however,permission for temporary access roads must be by Fire Department permit.(UFC 1994,Section
8704.2,EXCEPTION).
12. Prior to the issuance of a Building Permit,a full set of building plans must be submitted to the Alameda County
Fire Department,City of Dublin,Fire Prevention Division,for review and approval. (UFC 1994, Sec..901.2.2.,
1001.3)
13. NOTE ON FIELD PLAN:
All construction equipment/machinery/devices with internal combustion engines shall be equipped with
approved spark arrestors while operating in this project area.
14. If development interfaces with wildland or open space areas,a separate landscape plan for vegetation fuel
modification and/or buffer zone(s)featuring fire resistive and drought tolerant varieties is required to be
submitted and approved by the Alameda County Fire Department,City of Dublin, Fire Prevention
g:corresp/gb/firecon2
"I if
Division.prior to issuance of grading and building permits. The zone(s)should be shown/designated as
separate lettered lots.
The plan shall include dedicated easements for emergency and maintenance access to these zones. The
maintenance,in Dernetuity,for the zones and emergency/maintenance access ways shall be assigned to a
homeowner's association or other approved agent.
These responsibilities shall be disclosed to property owner(s)by way of deed restrictions and/or covenants,
conditions and restrictions. (1991 NFPA Std.299).
15. NOTE ON FIELD PLAN:
If yard fencing is to be installed,it shall be of non-combustible construction at any/all interfaces with
wildland/open space access.
16. NOTE ON FIELD PLAN:
Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to
be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast
with their background. Individual suite numbers shall be permanently posted on the main entrance doors
of tenant spaces. (UFC 1994,Sec.901.4.4).
17. For homes constructed of type V-NR under 3600 sq.ft.,a minimum of 1000 gpm fire flow at a
minimum 20 psi for a two hour duration shall be standard.
For homes constructed of type V-NR 3600 sq.ft.and under 4800 sq.ft.,a minimw:i 1750 gpm fire flow at a
minimum 20 psi for a tw;,hour duration shall be standard.
For homes from 4800 sq.ft.to 6200 sq.ft.,a minimum of 2000 gpm at 20 psi for two hour duration shall be
standard.
All homes over 5000 sq.ft.will have an approved residential automatic fire extinguishing sprinkler system
(in addition to required fire flows)installed.
IS. NOTE ON FIELD PLAN:
Approved spark arrestors shall be installed on each chimney/flue/vent used for fireplaces and heating
appliances in which solid or liquid fuel is used. (UFC 1994,1109.7)
19. NOTE ON FIELD PLAN:
Approved smoke detector(s)shall be installed according to current UBC standards. (UBC 1994,Sec.
1210)
20. Any/all new street names and addressing shall be submitted for approval to the Administrative
Mapping Division of the Alameda County Fire Department,City of Dublin.Fire Prevention Division.
(UFC 1994,901.4)
21. A driveway access serving pne dwelling/structure shall have a minimum 12 foot unobstructed linear
width,providing all portions of the first floor are within 150 feet of the required standard 20 foot minimum
access road.
A driveway access serving t�dwelling/structures shall have a minimum 12 foot unobstructed linear
width.
A driveway access serving three or more dwelling/structures shall have a minimum 20 foot unobstructed
linear width.
�5
jIJ-driveway access shall meet Fire Department standards for distance,weight loads,turn radius,grades,
and vertical clearance. Approved turnarounds shall be required for distances over 150 feet from approved
access roads. Other mitigations shall/may be required in addition to those listed. (UFC 1994,Sec.902.2 as
amended)
22. The minimum number of access roads serving residential development(s)shall be based on the number
of dwelling units served and shall be as follows:
a. 1-25 units,one public access road.
b. 26-74 units,one public access road and one emergency vehicle access(EVA)road.
c. 75+units,at least two public access roads. (UFC 1994,Sec.902.2.1)
23. Adjacent to fire hydrants,access roadways shall be a minimum of 28 feet in width for at least 20 feet
in both directions from the fire hydrant. (UFC 1994,Sec.902.2.2.1 EXCEPTION,paragraph 2)
24. Residential Automatic Fire Extinguishing Sprinkler Systems are required as follows: City of Dublin:
Over 5,000 sq.ft.;City of Dublin: Occupancies located more than 1.5 miles from a fire station as measured
in a straight line.
25. The sprinkler system shall incorporate a landscape irrigation control system as explained in our Design
Guidelines for residential sprinkler systems.
26. The water supply information used to design this system was not provided by this Department. Final
acceptance of this fire sprinkler system will be contingent upon successful completion of a main drain test
at the time of final to verify adequate flow and pressure. Correction or mitigation of a deficient water
supply will be the responsibility of the contractor and must be resolved prior to final approval of the
installation.
27. Residential sprinkler systems using CPVC/Polybutylene pipe shall be required to adhere to the
following:
a. With plan submittal,include employee Certificate of Installer Training in a course of
instruction on the installation of a CPVC/Polybutylene fire sprinkler system.
b. Each employee working on the job site shall have his Certification Card on his person
and available for inspection at all times.
c. The installation of a CPVC/Polybutylene type fire sprinkler system shall be according to
the manufacturer's recommended installation instructions.
d. Prior to the start of installation,each installer working on the job site shall provide an
example of his pipe fitting to the Department having jurisdiction;the test sample shall be
assembled in the field at the job site and witnessed by a Fire Department Inspector. The
test sample shall include the assembling of a piece of pipe to a fitting.
e. The only cutting process recognized by the Fire Department for use with a
CPVGPolyburylene fire sprinkler systems is a tube cutter designed for plastic.
•
f. All pipe shall be deburred and beveled prior to assembly.
28. An underground fire service system shall be subject to field inspection,hydrostatic pressure tested
(200 psi min.for 2 hrs.)and flushed prior to being buried or connected to the overhead sprinkler system.
(no exceptions)(NFPA-13,1989,Sec.1-10.1;1-10.2;1-11.1.1;1-11.2)
.A$
29. Overhead sprinkler systems including any riser shall be subject to field inspection and a hydrostatic
pressure test(200 psi min.for 2 hrs.)prior to concealment. (No exceptions)(NFPA-13,1989.Sec.1-10.1:
1-10.2;1-11.2)
30. A sprinkler contractor shall provide a box of spare sprinklers in accordance with Sec.3-16.7 to be
located at riser location,and shall provide an owner's manual as well as a copy ofNFPA-13A in
accordance with Sec.1-5.2 which shall also be located at riser. (NFPA-13,1989)
31. An approved automatic fire alarm system is required. Plans,specifications and other information
pertinent to the system must be submitted to the Department for review and approval prior to installation.
A separate plan review fee will be collected upon review of these plans. Guidelines for plans submittal are
attached. (ART.10,UFC 1994,Sec.1001.3)
32. Prior to occupancy,the Department must witness a final test. Final test will include verification of
monitoring.24 HOURS NOTICE IS REQUIRED FOR ALL TESTS OR INSPEt.TIONS
33. Approved numbers or addresses shall be placed on all new and existing buildings. The address shall
be positioned as to be plainly visible and legible from the street or road fronting the property. Said
numbers shall contrast with their background. Individual suite numbers shall be permanently posted on the
main entrance doors or tenant spaces. (UFC,1994,Sec.901.4.4)
34. FEE FOR THIS REVIEW IS:
Plan review fees are payable prior to review of plans. THE APPLICANT IS RESPONSIBLE FOR
PAYMENT OF THIS FEE TO THE ALAMEDA COUNTY FIRE DEPARTMENT.CITY OF DUBLIN.
FIRE PREVENTION.PAYMENT OF FIRE IMPACT FEES SHOULD BE MADE PRIOR TO
OBTAINING PERMITS.
35. Fire hydrants shall be spaced every 400 linear feet in residential areas comprised primarily of well
spaced,average single family dwellings.
36. Fire hydrants in commercial and/or industrial areas or in residential areas comprised primarily of
condominiums,townhouses or apartments,shall be spaced every 300 feet. Fire hydrants may be required
to be placed at closer intervals to conform to street intersections or unusual street curvatures.
37. Divided street shall have hydrants on both sides of the street and shall,where applicable,be installed in
alternate or staggered positions so that hydrants will not be directly across from each other. Spacing
criteria shall be maintained on each side of the street. Hydrants in median strirs .re not permitted.
•
a�
RESOLUTION NO. - 91
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION FOR DUBLIN RANCH AREA A PLANNED
DEVELOPMENT REZONING (PA 96-038)
WHEREAS, the Eastern Dublin General Plan Amendment ("GPA") and Eastern Dublin Specific
Plan ("EDSP") were adopted by the City in 1993; and
WHEREAS, the EDSP provides more specific and detailed goals, policies and action programs for
approximately 3313 acres within the GPA area nearest to the City on its Eastern side; and
WHEREAS, a Program Environmental Impact Report ("Program EIR") was prepared for the EDSP
and GPA (SCH No. 91103604) and certified by the City Council on May 10, 1993, by Resolution No. 51-
93, and two Addenda dated May 4, 1993, and August 22, 1994 ("Addenda")have been prepared and
adopted by the City Council; and
WHEREAS, on May 10, 1993, the City Council also adopted Resolution No. 53-93, adopting the
GPA and EDSP, making findings and adopting overriding considerations as to the environmental impacts
and mitigation measures relating to the EDSP and GPA, and adopting a Mitigation Monitoring Program
("Program MMP") for the GPA and EDSP; and
WHEREAS, Ted Fairfield, representing property owner Jennifer Lin, submitted a Planned
Development (PD) District Rezone request (PA 96-038 Dublin Ranch Area A) for rezoning an
approximately 351.5 acre site to the following land uses: 130.6 acres to PD Low Density Residential, 71.5
acres to PD Rural Residential Agriculture, and 149.4 acres Open Space. These land uses are proposed to
accommodate future development of up to 573 dwelling units in 7 neighborhoods, accessory recreational
uses, a golf course, and related improvements. The project is generally located north of the Interstate 580
Freeway, along both sides of the planned Fallon Road extension, and east of Dublin Ranch Phase I, within
the Eastern Dublin Specific Plan project area; and
WHEREAS, a complete application for the project is available and on file in the Planning
Department; and
WHEREAS, the City has prepared an Initial Study and Negative Declaration ("ND") for the
project, attached hereto as Exhibit B-1 and incorporated herein by reference, which documents reflect the
independent judgment of the City as to the project's environmental effects, and which addresses the
applicability and implementation of each of the programs in the EDSP and each of the mitigation measures
in the Program Mitigation Monitoring Program (MMP); and
WHEREAS,the Initial Study is supplemented by studies regarding noise, traffic, biological and
visual impacts incorporated herein by reference. Copies of these studies are available for review at the City
of Dublin Planning Department; and
EXHIBIT(-23
WHEREAS, the Initial Study demonstrated that the Project would have no potentially significant
environmental impacts which were not adequately described and analyzed in the Program EIR. Project-
specific impacts beyond those in the Program EIR were addressed in the Initial Study and supplemental
studies. All recommendations from the supplemental studies are included in the project description and/or
reflected or confirmed in conditions of approval; and
WHEREAS, a 30 day public review period was held for the Negative Declaration , from June 18,
1997, through July 18, 1997 ; and
WHEREAS, no letters commenting on the Negative Declaration were received during the comment
period; and
WHEREAS, the Planning Commission held a public hearing on the project on October 28, 1997
and recommended approval of the Negative Declaration and the project in Resolution No. ; and
WHEREAS, on November 18, 1997, the City Council held a duly noticed public hearing on the
project, during which it considered the Planned Development (PD) District Rezone request and Negative
Declaration
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council hereby finds that:
1. The foregoing recitals are true and correct and incorporated herein as a part of this
resolution.
2. Pursuant to Section 21083.3, subdivision (b) and (e), of the Public Resources Code and
pursuant to Section 15168 of the State CEQA Guidelines, the Project is within the scope of the EDSP and
the GPA Program EIR, the Project and all of its potentially significant environmental impacts were
adequately described and analyzed in the EIR, the Project incorporates all applicable mitigation measures
identified in the Program EIR, and all of the Project's potentially significant environmental impacts will be
mitigated to a level of insignificance with the imposition of the mitigation measures identified in the
Program MMP, and no new significant impacts were identified in the Initial Study for the Project.
3. Pursuant to Section 21166 and Section 21083.3, Subdivisions (b) and (e), of the Public
Resources Code, and pursuant to Sections 15162 and 15168 of the State CEQA Guidelines:
a)the Project does not constitute a change from the program (i.e. the GPA and the EDSP)
analyzed in the Program EIR which would require major revisions in the Program EIR;
b)there are no substantial changes in the surrounding circumstances under which the Project
is being undertaken from those circumstances which existed when the City certified the Program EIR which
would require major revisions in the Program EIR; and
c)there is no new information of substantial importance to the GPA, the EDSP, or the
Project which, despite the exercise of reasonable diligence, could not have been known when the Program
EIR was certified and which shows either (i)that the Project will have significant environmental effects not
discussed or substantially underestimated in the Program EIR or, (ii)that there are mitigation measures or
alternatives not identified as feasible in the Program EIR and not included as part of the Project which
would reduce or avoid any significant environmental impacts.
4. Pursuant to section 21080, subdivision (c), of the Public Resources Code and pursuant to
section 15074, subdivision (b), of the State CEQA Guidelines, the City Council (1) certifies that it has
considered the Negative Declaration; (2) finds that there is no substantial evidence in light of the whole
record that the Project will have a significant effect on the environment; and (3) hereby approves the
Negative Declaration.
5. The City Council does hereby apply the adopted Eastern Dublin Specific Plan Mitigation
Monitoring Program to the Project, along with the conditions made a part of project approval, as a
supplement to the Program MMP as the reporting and monitoring program required by Public Resources
Code Section 21081.6 for the Project.
6. Pursuant to Public Resources Code Section 21081.6, subdivision(a) (2), the City Council
specifies that the documents which constitute the record of proceedings upon which its findings and
decision herein are based shall be located at City Hall, and their custodians shall be the City Clerk and the
Community Development Director of the City.
ADOPTED AND APPROVED this 18th day of November, 1997, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
MAYOR
CITY CLERK
G:\PA96038\ccresnd.
INITIAL STUDY
"DUBLIN RANCH AREA A" - Planned Development (PD) Rezoning
Planning Application # 96-038
INTRODUCTION
This Initial Study has been prepared by the City of Dublin to assess the potential environmental effects of
the proposed Dublin Ranch Area A Planned Development Rezoning (the project). The analysis is intended
to satisfy the requirements of the California Environmental Quality Act (CEQA), and provide the City with
adequate information for project review.
The Eastern Dublin Specific Plan and General Plan Amendment Final Environmental Impact Report
[consisting of the Draft Environmental Impact Report, dated August 28, 1992; Responses to Comments
Part I dated December 7, 1992; Responses to Comments Part II dated December 21, 1992; Revisions to Part
I of the Responses to Comments relating to the Kit Fox; and Addendum to the DEIR dated May 4, 1993;
and a DKS Associates Traffic Study dated December 15, 1992 (SCH91103064)] was adopted by the City
Council on May 10, 1993. The Final Environmental Impact Report(FEIR) is available to the public for
review of the City of Dublin Planning Department located at 100 Civic Plaza, Dublin, CA. An Addendum
to the Environmental Impact Report was approved by the City Council on August 22, 1994. It is also
available for review of the Planning Department.
The Eastern Dublin General Plan Amendment and Specific Plan EIR concluded certain significant impacts
will result from the development of Eastern Dublin. Most of those impacts will be reduced to
insignificance by mitigation measures of the EIR. Some will remain unavoidable significant adverse
impacts but they were included in a Statement of Overriding Considerations passed by the Dublin City
Council when it certified the EIR.
The environmental impact report that was prepared for the Eastern Dublin General Plan Amendment and
Specific Plan was a"Program" environmental impact report(Program EIR). If a program environmental
impact report is prepared, subsequent environmental documents need to be prepared for projects within the
program only if there are additional environmental impacts not considered in the preparation of the original
environmental document or additional mitigation measures are required (CEQA Guidelines Section 15168).
The Project will not create any significant impacts which were not already covered by the EIR or reduced to
insignificance by mitigation measures of the EIR and Mitigation Monitoring Program, and conditions of
approval of the project. Dublin Ranch Area A is located within the boundaries of the Eastern Dublin
Specific Plan area and is considered one in a series of actions covered by the Program EIR. The project is
within the scope of the Program EIR, and the program EIR& Addendum adequately describe the impacts
of the project, and there have been no changes or new information which would necessitate supplementing
the Program EIR pursuant to Public Resources Code section 21166 and CEQA guidelines Section 15162.
1
EXHIBIT B
� I
This Initial Study includes a Project Description, Environmental Checklist Form, an Evaluation and
Discussion of issues identified in the checklist, and a Determination. The attachment to the Initial Study
is a Matrix which has incorporated the Mitigation Measures and Action Programs of the Eastern Dublin
General Plan Amendment and Specific Plan EIR which will reduce the environmental impacts of the
project to a level of insignificance.
The Matrix has been designed for use in evaluating specific project proposals in Eastern Dublin for
compliance with the Eastern Dublin Final Environmental Impact Report and Mitigation Monitoring
Program. The Mitigation Measures of the Eastern Dublin General Plan Amendment and Specific Plan Final
Environmental Impact Report(the FEIR) and the two approved addenda thereto are referenced throughout
this Initial Study. Please refer to the Matrix to review the Mitigation Measures and/or Action Programs, or
refer to the FEIR itself for complete mitigation descriptions.
PROJECT DESCRIPTION
The project is known as the "Dublin Ranch Area A" - Planned Development (PD) Rezoning. This proposal
for a Planned Development (PD) Rezoning is the second Phase of rezoning for the Dublin Ranch project
site; a PD Rezoning for Phase I of Dublin Ranch was approved by the City in 1996. Current PD Rezoning
applications for the Dublin Ranch project occupy approximately 816 acres of land and are composed of
five parts, labeled Areas A, B, C, D, and E. This environmental review addresses Area A only. The
environmental review for Areas B through E has been combined into one component, and is being
processed under a separate Initial Study.
The project site is located east of Tassajara Road, north of I-580, and is north of the existing Fallon Road.
It will occupy land on both the east and west sides of Fallon Road when this road is extended to the north.
The entire Dublin Ranch project site was previously Prezoned with various PD land use categories.
Consistent with the provisions of Section 8-31 of the Dublin Zoning Ordinance, a Land Use &
Development Plan (LUDP) is now being proposed to finalize the zoning for the project area. The land uses
proposed under this LUDP are consistent with the approved PD Prezoning categories The LUDP will also
serve the capacity of a District Planned Development Plan (DPDP) as required to implement the provisions
of the Eastern Dublin Specific Plan.
The development plan proposed for Area A consists of 571 single family dwelling units on lots ranging in
size from approximately 4,000 to 8,000 square feet, an 18-hole golf course, a public trail system, and open
space on about 352 acres of land. Area A is the northern portion of the remaining (Phase 2) Dublin Ranch
project areas on the annexed portion of the Lin Property. The land use plan for Area A includes a fairly
precise siting of the residential units and development of the golf course and trail system.
Additional information and details regarding the project can be found in the attached Project Description,
which follows the Initial Study.
2 3a
ENVIRONMENTAL CHECKLIST FORM
This study was prepared based upon the location of the project, staff office review, field review, comments
submitted by local agencies; use of City Planning documents,the CEQA Law and Guidelines,City of Dublin CEQA
Guidelines,and the previously certified Eastern Dublin General Plan Amendment and Specific Plan Final
Environmental Impact Report and Addendum(FEIR). The FEIR concluded certain significant impacts will result
from the development of Eastern Dublin. Most of those impacts will be reduced to insignificance by mitigation
measures of the EIR. Some will remain unavoidable significant adverse impacts but they were included in a
Statement of Overriding Considerations passed by the Dublin City Council when it certified the EIR. Dublin Ranch
Area A will not create any significant impacts not already covered by the EIR. Impacts of the project are described
below.
1. Project title: Dublin Ranch Area A-Planned Development(PD)Rezoning
2. Lead agency name and address: City of Dublin, 100 Civic Plaza, Dublin, CA 94568
3. Contact person and phone number: Tasha Huston,Associate Planner; (510)833-6610
4. Project location: East of Tassajara Road,north of Interstate 580 Freeway,within the Eastern Dublin
Specific Plan project area.
5. Project sponsor's name and address: Ted C. Fairfield, Consulting Civil Engineer for Jennifer Lin,etal.,
P.O. Box 1148, 5510 Sunol Boulevard, Pleasanton, CA 94566
6. General plan: Single Family Residential; Rural Residential/Agriculture; Open Space
7. Zoning: PD Low Density Residential; PD Rural Residential/Agriculture; PD Open Space
8. Description of project: The Planned Development(PD) District Rezone proposed for the Dublin
Ranch Area A site includes land use designations, standards,residential densities, and design
guidelines for each land use category, including Low Density Residential, Rural
Residential/Agriculture, and Open Space. The development plan proposed for Area A consists of
571 single family dwelling units on lots ranging in size from approximately 4,000 to 8,000 square
feet, an 18-hole golf course, a public trail system, and open space on about 352 acres of land. Area
A is the northern portion of the remaining (Phase 2)Dublin Ranch project areas on the annexed
portion of the Lin Property. The land use plan for Area A includes a fairly precise siting of the
residential units and development of the golf course and trail system.
9. Surrounding land uses and setting: Planned Development Single Family,Medium Density Residential,
Open Space, and Rural Residential/Agriculture; Cattle Grazing,Agriculture,Equestrian Facility, and
Firewood Sales
10. Other public agencies whose approval is required : None
3 33
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages.
❑ Land Use and Planning 0 Transportation/Circulation 0 Public Services
❑ Population and Housing 0 Biological Resources 0 Utilities and Service Systems
❑ Geological Problems 0 Energy and Mineral Resources 0 Aesthetics
❑ Water 0 Hazards 0 Cultural Resources
❑ Air Quality 0 Noise 0 Recreation
0 Mandatory Findings of Significance
4 3Lf
ENVIRONMENTAL IMPACTS CHECKLIST
Potentially
Potentially Significant
Significant Unless Less than
I. LAND USE AND PLANNING. Would the proposal: Impact Mitigation significant
Incorporated Impact No Impact
a) Conflict with general plan designation or zoning? (Source #: 1, 2 ) ❑ ❑ ❑ ❑
b) Conflict with applicable environmental plans or policies adopted
by agencies with jurisdiction over the project?(1, 2 ) ❑ ❑ 0 0
c) Be incompatible with existing land use in the vicinity?( 1, 2 ) ❑ ❑ ❑ ❑
d) Affect agricultural resources or operations (e.g., impacts to soils or
farmlands, or impacts from incompatible land uses)?(1, 2 ) ❑ ❑ ❑ ❑
e) Disrupt or divide the physical arrangement of an established
community(including a low-income or minority community)? ❑ ❑ ❑ ❑
( 1, 2 )
II.POPULATION AND HOUSING. Would the proposal:
a) Cumulatively exceed official regional or local population 0 ❑ ❑ ❑
projections? (1 )
b) Induce substantial growth in an area either directly or indirectly
(e.g.,through projects in an undeveloped area or extension of major 0 ❑ ❑ ❑
infrastructure)?(1 )
c) Displace existing housing, especially affordable housing? (1 ) 0 ❑ ❑ ❑
III.GEOLOGIC PROBLEMS. Would the proposal result in or
expose people to potential impacts involving:
a) Fault rupture?(1, 3 ) ❑ ❑ ❑ ❑
b) Seismic ground shaking?(1, 3 ) ❑ ❑ ❑ 0
c) Seismic ground failure, including liquefaction?(1, 3 ) ❑ ❑ ❑ ❑
d) Seiche,tsunami, or volcanic hazard? (1, 3 ) ❑ ❑ ❑ ❑
e) Landslides or mudflows?(1, 3 ) ❑ 0 0 ❑
f) Erosion, changes in topography or unstable soil conditions from
excavation, grading, or fill?(1, 3 ) ❑ ❑ 0 0
g) Subsidence of land?(1, 3 ) ❑ ❑ ❑ ❑
h) Expansive soils?(1, 3 ) ❑ 0 ❑ ❑
i) Unique geologic or physical features?(1,3 ) ❑ ❑ ❑ 0
5 35
Potentially
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
IV.WATER. Would the proposal result in: Incorporated Impact No Impact
a) Changes in absorption rates,drainage patterns,or the rate and
amount of surface runoff?(1) 0 0 ❑ ❑
b) Exposure of people or property to water related hazards such as
flooding?(1) ❑ 0 0 ❑
c) Discharge into surface waters or other alteration of surface water
quality(e.g.,temperature,dissolved oxygen or turbidity?(1) ❑ ❑ ❑ ❑
d) Changes in the amount of surface water in any water body?(1) ❑ ❑ ❑ ❑
e) Changes in currents,or the course or direction of water movements?
(1) ❑ ❑ 0 ❑
f) Change in the quantity of ground waters, either through direct
additions or withdrawals,or through interception of an aquifer by
cuts or excavations or through substantial loss of groundwater ❑ ❑ ❑ ❑
recharge capability?(1)
g) Altered direction or rate of flow of groundwater?(1) ❑ ❑ ❑ 0
h) Impacts to groundwater quality?(1) ❑ ❑ ❑ 0
i) Substantial reduction in the amount of groundwater otherwise
available for public water supplies?(1) ❑ ❑ 0 0
V. AIR QUALITY. Would the proposal:
a) Violate any air quality standard or contribute to an existing or
projected air quality violation?(1, 2 ) ❑ 0 0 ❑
b) Expose sensitive receptors to pollutants?(1,2 ) ❑ ❑ ❑ ❑
c) Alter air movement,moisture,or temperature,or cause any change
in climate?(1,2 ) ❑ ❑ ❑ ❑
d) Create objectionable odors?(1,2) 0 ❑ ❑ ❑
VI. TRANSPORTATION/CIRCULATION.
Would the proposal result in:
a) Increased vehicle trips or traffic congestion?(1,2,4) ❑ ❑ ❑ ❑
b) Hazards to safety from design features(e.g., sharp curves or
dangerous intersections)or incompatible uses(e.g.,farm ❑ ❑ ❑ ❑
equipment)?(1,2,4)
c) Inadequate emergency access or access to nearby uses?(1,2, 4) 0 ❑ ❑ ❑
d) Insufficient parking capacity onsite or offsite?(1,2,4 ) ❑ ❑ ❑ ❑
e) hazards or barriers for pedestrians or bicyclists?(1,2,4 ) Cl ❑ ❑ ❑
f) Conflicts with adopted policies supporting alternative transportation
(e.g., but turnouts,bicycle racks)?(1,2,4) ❑ ❑ ❑ ❑
g) Rail,waterborne or air traffic impacts?(1) ❑ ❑ ❑ ❑
6
Potentially
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
VII.BIOLOGICAL RESOURCES. Incorporated Impact No Impact
Would the proposal result in impacts to:
a) Endangered,threatened or rare species or their habitats(including ❑ ❑ ❑ ❑
but not limited to plants, fish, insects, animals,and birds?(1)
b) Locally designated species(e.g.,heritage trees)?(1) ❑ ❑ ❑ ❑
c) Locally designated natural communities(e.g.,oak forest, coastal
habitat,etc.)?(1) ❑ ❑ ❑ ❑
d) Wetland habitat(e.g.,marsh, riparian, and vernal pool)?(1) ❑ ❑ ❑ ❑
e) Wildlife dispersal or migration corridors?(1) 0 ❑ ❑ ❑
VIII.ENERGY AND MINERAL RESOURCES.
Would the proposal:
a) Conflict with adopted energy conservation plans?(1, 2 ) ❑ ❑ ❑ ❑
b) Use nonrenewable resources in a wasteful and inefficient manner?
(1,2) 0 0 ❑ 0
c) Result in the loss of availability of a known mineral resource that
would be of future value to the region and the residents of the State? ❑ ❑ ❑ ❑
(1,2 )
IX.HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous substances
(including, but not limited to, oil,pesticides,chemicals,or ❑ ❑ ❑ ❑
radiation)?(1)
b) Possible interference with an emergency response plan or
emergency evacuation plan?(1) 0 0 ❑ 0
c) The creation of any health hazard or potential health hazards?(1)
❑ ❑ ❑ 0
d) Exposure of people to existing sources of potential health hazards?
(1) ❑ ❑ ❑ ❑
e) Increased fire hazard in areas with flammable brush, grass,or trees?
(1) ❑ ❑ ❑ ❑
X. NOISE. Would the proposal result in:
a) Increases in existing noise levels?(1,2, 5 ) 0 ❑ 0 ❑
b) Exposure of people to severe noise levels?(1, 2, 5 ) 0 ❑ 0 ❑
7
Potentially
XI. PUBLIC SERVICES. Would the proposal result in a need for new Potentially Significant
or altered government services in any of the following areas: significant Unless Less than
Impact Mitigation Significant
Incorporated Impact No Impact
a) Fire protection?(1) ❑ ❑ ❑ ❑
b) Police protection?(1) ❑ ❑ ❑ ❑
c) Schools?(1) ❑ ❑ ❑ ❑
d) Maintenance of public facilities, including roads?(1) ❑ ❑ ❑ ❑
e) Other government services (1) ❑ ❑ ❑ ❑
XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal
result in a need for new systems or supplies, or substantial
alterations to the following utilities:
a) Power or natural gas?(1, 2 ) ❑ 0 ❑ ❑
b) Communications systems?(1, 2 ) ❑ ❑ 0 0
c) Local or regional water treatment or distribution facilities?(1, 2 ) ❑ 0 0 0
d) sewer or septic tanks?(1, 2 ) 0 ❑ ❑ 0
e) Storm water drainage?(1,2 ) ❑ ❑ ❑ ❑
f) Solid waste disposal?(1,2 ) ❑ El ❑ ❑
g) Local or regional water supplies?(1, 2 ) ❑ ❑ ❑ ❑
XIII.AESTHETICS. Would the proposal:
a) Affect a scenic vista or highway?(1, 2 ) ❑ ❑ 0 ❑
b) Have a demonstrable negative aesthetics effect?(1,2 ) ❑ ❑ ❑ ❑
c) Create light or glare?(1, 2 ) ❑ ❑ ❑ ❑
XIV. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources?(1 ) ❑ 0 ❑ ❑
b) Disturb archaeological resources?(1 ) ❑ ❑ 0 ❑
c) Have the potential to cause a physical change which would affect
unique ethnic cultural values?(1 ) ❑ ❑ ❑ ❑
d) Restrict existing religious or sacred uses within the potential impact area?(1 ) ❑ ❑ ❑ ❑
XV.RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional parks or other
recreational facilities?(1 ) ❑ ❑ ❑ ❑
b) Affect existing recreational opportunities?(1 ) ❑ ❑ ❑ ❑
8 3 g
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of
a fish or wildlife species,cause a fish or wildlife population to drop below self-sustaining levels,threaten to
eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major periods of California history or prehistory?
❑ ❑ ❑ ❑
b) Does the project have potential to achieve short-term,to the disadvantage of long-term,environmental goals?
❑ ❑ ❑ ❑
c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively
considerable"means that the incremental effects of a project are considerable when viewed in connection with
the effects of past projects,the effects of other current projects,and the effects of probable future projects)
❑ ❑ ❑ ❑
d) Does the project have environmental effects which will cause substantial adverse effects on human beings,
either directly or indirectly? 0 ❑ ❑ 0
DISCUSSION-Mandatory Findings of Significance
a) As indicated by the checklist form,the project will not degrade the quality of the environment, substantially
reduce the habitat of a plant or animal species or eliminate important examples of California history or prehistory.
b) All potentially significant environmental impacts can be mitigated to reduce both the long term and the short
term environmental impacts below a level of significance except for those impacts included within the Statement of
Overriding Considerations of the Eastern Dublin General Plan Amendment and Specific Plan EIR. A description of
the mitigation measures is contained in the Matrix,Attachment A.
c) All potentially significant cumulative environmental impacts have been addressed in the EIR.
d) As discussed under the headings"Risk of Upset"and"Human Health,"the project does not have environmental
effects which will cause substantial adverse effects on human beings,either directly or indirectly.
REFERENCES
Referenced information sources utilized for this analysis include the following:
1) Determination based on location of project;
2) Determination based on staff office review;
3) Determination based on field review;
4) Determination based on the City of Dublin General Plan;
5) Determination based on the City of Dublin Zoning Ordinance;
6) Determination based on the Eastern Dublin General Plan Amendment and Specific Plan Final
EIR and Addendum;
7) Not applicable.
9 3,1
EVALUATION OF ENVIRONMENTAL IMPACTS
1) A brief explanation is required for all answers except"No Impact"answers that are adequately supported by the information
sources a lead agency cites in the parentheses following each question. A"No Impact"answer is adequately supported if
the referenced information sources show that the impact simply does not apply to projects like the one involved(e.g.,the
project falls outside a fault rupture zone). A"No Impact"answer should be explained where it is based on project-specific
factors as well as general standards(e.g.,the project will not expose sensitive receptors to pollutants,based on a project-
specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site,cumulative as well as
project-level,indirect as well as direct,and construction as well as operational impacts.
3) "Potentially Significant Impact"is appropriate if there is substantial evidence that an effect is significant. If there are one or
more"Potentially Significant Impact"entries when the determination is made,an EIR is required.
4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of
mitigation measures has reduced an effect from"Potentially Significant Impact"to a"Less Significant Impact." The lead
agency must describe the mitigation measures,and briefly explain how they reduce the effect to a less than significant level
(mitigation measures from Section XVII,"Earlier Analyses,"may be cross-referenced).
5) Earlier analyses may be used where,pursuant to the tiering,program EIR,or other CEQA process,an effect has been
adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D).). In this case a discussion should
identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately
analyzed in an earlier document pursuant to applicable legal standards,and state whether such effects were addressed
by mitigation measures based on the earlier analysis.
c) Mitigation measures. For effects that are"Less than Significant with Mitigation Incorporated,"describe the mitigation
measures which are incorporated or refined from the earlier document and the extent to which they address site-specific
conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts(e.g.,
general plans,zoning ordinances). Reference to a previously prepared or outside document should,where appropriate,
include a reference to the page or pages where the statement is substantiated. See the sample question below. A source list
should be attached,and other sources used or individuals contacted should be cited in the discussion.
7) This is only a suggested form,and lead agencies are free to use different ones.
10 l D
ENVIRONMENTAL CHECKLIST RESPONSES & ANALYSIS
The following discussion includes explanations of answers to the above questions regarding potential
environmental impacts, as indicated on the preceding checklist. Each subsection is annotated with the
number and letter corresponding to the checklist form.
A majority of the potential impacts discussed within this initial study were addressed in the earlier analysis
of the Eastern Dublin General Plan Amendment/Specific Plan Amendment Final EIR(FEIR), incorporated
by reference, and the mitigation measures adopted. Mitigation measures are noted, and the matrix of
mitigation measures is included as Attachment A. The program EIR& addendum adequately describe the
impacts of the project, and there have been no changes or new information requiring a supplemental EIR,
pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15162.
EXISTING SETTING:
The project is located within the Eastern Dublin Specific Plan area and is included in the Environmental
Impact Report prepared for the Specific Plan area. Please refer to the Eastern Dublin GPA/SPA Final EIR
for a description of the existing project setting.
POTENTIAL IMPACTS AND MITIGATION MEASURES:
I. LAND USE& PLANNING: The project is consistent with the General Plan land use designations and
with the Eastern Dublin Specific Plan. The Planned Development proposed for Area A includes a
golf course, which is considered an outdoor recreational use appropriate for the proposed location
partially within the Open Space, Rural Residential/Agriculture and Low Density Residential areas.
The development plan proposes undeveloped slopes surrounding the homes and golf course, which
will be revegetated with indigenous grasses and wildflowers. This will help to maintain consistency
with the appearance of the existing rolling topography and natural grassy landscape. Impacts of
residential land uses in the project were addressed in the earlier analysis of the Eastern Dublin
Specific Plan/General Plan Amendment Final Environmental Impact Report(FEIR). Cumulative
impacts to agricultural resources were also addressed in the FEIR, and were found to have a
significant unavoidable cumulative impact. The Statement of Overriding Considerations adopted
with the Specific Plan includes this finding. The proposed Planned Development Rezoning will not
raise significant new impacts beyond those discussed in the FEIR.
II. POPULATION& HOUSING: The project would provide up to 571 housing units which are
anticipated to be in a price range affordable to the future employees working within the City of
Dublin. The project will also make provisions to comply with the requirements of the Dublin
Inclusionary Zoning Ordinance. This is consistent with the policies of the Eastern Dublin Specific
Plan and Dublin General Plan,to provide a range of housing types for all segments of the
community. Growth inducing impacts associated with the development of housing and increased
population as a result of the adopted Specific Plan were analyzed in the prior EIR. The adoption of
the Eastern Dublin Specific Plan signified the City's intent to introduce urban development in an
area that previously supported primarily rural activities. A discussion of population and housing
issues was included in the earlier analysis of the FEIR,pp. 3.2-1 through 3.2-11. No significant
impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur.
11
L`I
III. GEOLOGIC PROBLEMS: These items were addressed in the earlier analysis of the FEIR, and
through various mitigation measures. For an explanation of items 3a, 3c, 3g, and 3i, see FEIR
mitigation measures MM 3.6/9.0 and 3.6/10.0 (p. 3.6-9); for discussion related to items 3e, 3f, 3h
see MM 3.6/27.0 and 3.6/28.0 (p. 3.6-14 and 15) and Geotechnical Investigation Dublin Ranch
Phase I, June 19, 1995, Berlogar Geotechnical Consultants; for items 3b, 3d see MM 3.6/2.0 -
3.6/7.0, 3.6/11.0 - 3.6/26.0 (p. 3.6-8 through 14) and the Geotechnical Investigation. No known
active or potentially active faults traverse the project site,and Alquist-Priolo Special Studies Zones are
not located within the site.The potential for fault ground rupture is therefore considered to be nil.
Implementation of mitigation measures will reduce but not completely eliminate all hazards
associated with groundshaking. No new impacts not previously analyzed in the Eastern Dublin
GPA/SPA Final EIR are expected to occur.
IV. WATER: These items were addressed in the earlier analysis of the FEIR, and through various
mitigation measures. The project site is located in an area of minimal groundwater recharge and
groundwater reserves and the majority of the Tri-Valley's groundwater resources are in the Central
Basin, south of the project. Nevertheless, development of the project site could have an impact on
local ground water resources and groundwater recharge due to an increase in impervious surfaces
within the project site. However,no impacts not previously analyzed in the Eastern Dublin GPA/SPA
Final EIR are expected to occur.
The project will result in the realignment and re-creation of an intermittent stream. A streambed
alteration agreement from the Department of Fish and Game will be required. As development
occurs in the area,more impervious surfaces will be created due to paved streets and building
development. A master drainage plan for the entire project site will be prepared, therefore, any
changes to drainage patterns will be fully evaluated to ensure there are not significant environmental
impacts in this topic area. Due to the fact that future on-site development will be required to adhere to
requirements of Zone 7 and the NPDES permitting programs,and the FEIR contains several
mitigation measures which will be applied to this project, so that any water impacts will be
mitigated to a level of insignificance. Please refer to the Eastern Dublin GPA/SPA Final EIR for a
discussion of this impact,and Mitigation Measures 3.5/25.0 through 3.5/52.0. No impacts not
previously analyzed in the Eastern Dublin GPA/SPA FEIR are expected to occur.
V. AIR QUALITY: These items were addressed in the earlier analysis of the FEIR, and through various
mitigation measures. Construction-relatedair quality impacts include short-term violation of adopted
standards or contribution to an existing or projected air quality violation,and could result in exposure
of sensitive receptors to pollutants. Development of the project site will also result in traffic-related air
quality impacts.
The FEIR developed mitigation measures to reduce mobile and stationary source emissions. Air
quality mitigation measures of the FEIR which will be applied to this project include: MM 3.11/1.0
through 3.11/4.0, 3.11/6.0, 3.11/13.0. Implementation of these mitigation measures cannot achieve
the reduction in stationary source emissions needed to meet the insignificant threshold. The Eastern
Dublin GPA/SPA Final EIR indicates that stationary source emissions air quality impacts remain
significant and, therefore,this unmitigable impact was included in the Statement of Overriding
Considerations. No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are
expected to occur from this proposed project.
12 vl 0\
VI. TRANSPORTATION/CIRCULATION: The impacts to transportation and circulation were addressed
in the earlier analysis of the FEIR, and through various mitigation measures. The FEIR indicates
four traffic/circulation impacts which are not capable of mitigation to a level of insignificance. Two
of them affect intersections and the other two the general operation of I-580. Cumulative impacts
affecting I-580 would occur irrespective of development under the Eastern Dublin Specific Plan.
These four impacts have been included in the Statement of Overriding Considerations adopted with
the Specific Plan.
A traffic analysis conducted for the proposed PD Rezone (TJKM, June, 1997; included by
reference) outlines the potential traffic impacts from this project, and measures for mitigating these
impacts. The project proponent will need to make improvements to roadway systems as required by
the traffic study,the mitigation measures of the FEIR, and conditions of the PD Rezone approval.
Many of these measures will be completed as part of the project,while others will be cumulative
improvements to which the project developers will contribute. With implementation of the
improvements required to address traffic impacts from the project,the potential impacts will be
mitigated to a level of insignificance. No new mitigation measures are required.
Potential impacts of hazards to safety from design features (e.g., sharp curves or dangerous
intersections)or incompatible uses (e.g., farm equipment);inadequate emergency access or access to
nearby uses;insufficient parking capacity on-or off-site were identified in the FEIR. All projects must
go through a site development process prior to approval and are required to meet all City zoning
standards.Because of the combination of land uses future developments will be required to meet the
City zoning standards for each use. No mitigation measures are required.
Impacts from Hazards or barriers for pedestrians or bicyclists were also addressed in the prior FEIR.
The Eastern Dublin Specific Plan Policy 5-15 and Figure 5.3 show bicycle pedestrian paths
throughout the project area. Impacts potentially occurring in this project area include conflicts of
pedestrians and bicycles crossing Fallon Road from the eastern portion of Area A toward the Dublin
Ranch Phase I neighborhood and beyond. This impact can be mitigated in part by the golf cart
undercrossing proposed at the northern intersection of Fallon Road and the Area A collector street. In
addition,FEIR Mitigation Measure 3.3/16.1 requires the location of pedestrian& bicycle paths to
cross major arterial streets at signalized intersections, to provide safe crossing. Several pedestrian
and bicycle routes, including a multi-use trail,provide trails and paths which will converge at these
signalized intersections to encourage safe crossing.
The above-noted traffic impacts of the project will be mitigated by the following mitigation
measures of the EIR and Action Programs of the Specific Plan: MM3.3/2.1 through 3.3/16.1 and
3.12/7.0 and Action Programs 5A through 5D. Implementation of these mitigation measures will
reduce a majority of the traffic-related impacts to a level of insignificance.The Eastern Dublin
GPA/SPA Final EIR indicates that some impacts(both project-specific and cumulative) remain
potentially significant even after implementation of proposed mitigation measures. Please refer to the
Eastern Dublin GPA/SPA Final EIR for a complete listing. Aside from the traffic related impacts
noted above,the Project will not raise any new significant traffic impacts which have not already
been evaluated in the previous environmental analyses done for the proposed development.
13 it3
VII. BIOLOGICAL RESOURCES: Impacts from the project upon biological resources were thoroughly
addressed in the earlier analysis of the FEIR, and various mitigation measures will apply to the
project. For complete descriptions of existing conditions,maps and other information identifying
such impacts please consult the FEIR.
CEQA Guidelines Appendix G states that a project will normally have a significant effect on the
environment if it will substantially affect a rare or endangered species of animal or plant or habitat of
the species. The Eastern Dublin Specific Plan EIR identified various impacts upon biological
resources and mitigation of impacts in the following areas: a.) Habitat Loss & Vegetation Removal;
b.) Botanically Sensitive Habitats; c.) Wildlife Resources; d.) Threatened and Endangered Species;
e.) Federal Candidates for Listing; f.) California Species of Special Concern; g.) Special Status
Invertebrates. The project site is covered primarily with introduced annual grasses and does not
provide unusual or high quality habitat for any rare or endangered species of plants or animals.
Mitigation measures to address the impacts upon the above resources from development of the
Specific Plan area were included in the FEIR and included in the adopted Mitigation Monitoring
Program(see Matrix for listing of mitigation measures.)
Several mitigation measures and programs apply to the project site, and involve further studies and
pre-construction surveys of the project site. Six separate plant and animal surveys of the project site
were conducted by H. T. Harvey and Associates over the past six years. These surveys have been
instrumental in setting parameters for site design. The topics of the surveys and the applicability of
the reports to the individual project components areas are described below in excerpts taken from a
summary of the surveys provided by H. T. Harvey and Associates,August 30, 1996.
U.S.ARMY CORPS OF ENGINEERS JURISDICTIONAL ANALYSIS
Most of the site has been intensively grazed,the drainage network and its component channel have
become incised and arroyos have formed. Areas meeting the technical criteria for identification as
jurisdictional wetlands were delineated primarily along site drainageways and in seeped zones in the
Tassajara Creek watershed.
RARE PLANT SURVEYS
The Dublin Ranch site was surveyed for special status plant surveys in the Spring of 1990. A list of
potentially occurring plants was generated by reviewing the Eastern Dublin General Plan
Amendment/Specific Plan EIR, appropriate local references, and the California Natural Diversity
Data Base (CNDDB). The entire site was surveyed to locate potential habitat for any potentially
occurring species. Transects were then established and surveyed through appropriate habitat,
searching for any special status species potentially on site. No special status plants were found.
Generally,the site had been grazed, and the vegetation height, biomass and diversity were low.
EASTERN DUBLIN GOLDEN EAGLE SURVEY
The Golden Eagle nest site that had been identified by Biosystems Analysis in the Eastern Dublin
General Plan Amendment/Specific Plan EIR was re-surveyed in 1990. The nest site was monitored
throughout the spring. Two chicks were observed at the nest site in 1990, one of which later died.
The remaining chick fledged in late June, 1990.
14 �l r
ADDITIONAL GOLDEN EAGLE SURVEYS
H.T. Harvey& Associates raptor biologists have continued to monitor nest sites on the property
since 1990. Eagles did not nest on the property during the years of 1991 and 1992. During these
years the pair probably bred at an alternative nest site (or nest sites) off the property because the nest
tree they had been using (a Eucalyptus tree) was largely defoliated during an extended hard freeze
during the winter of 1990-1991.
In 1993, the foliage returned to the nest tree and so did the pair. The birds successfully fledged one
young from the nest. In 1994 the birds attempted to rebuild the nest but it apparently collapsed.
The pair then moved to an alternative Eucalyptus tree in the same drainage but closer to Tassajara
Road, late in the season, and fledged one young. The pair used the same nest again in 1995, when
at least one young eagle was observed in the nest.
The pair returned to this alternate nest site in 1996. They laid eggs, and at least one chick was
observed in the nest in late April. By early May, no adult eagles were seen near the nest, nor were
nestlings seen. It was determined that the site had failed and that the nest had been abandoned. The
old nest (the one used prior to 1994) has completely collapsed and should no longer be considered
an active nest site.
SUMMARY OF KIT FOX SURVEYS IN CONTRA COSTA AND ALAMEDA COUNTIES
H.T. Harvey and Associates prepared a report which reviews the California Natural Diversity Data
Base (CNDDB) and other survey reports, as well as historic information regarding the distribution
and range of the San Joaquin kit fox in Alameda and Contra Costa Counties. Results from 13 recent
surveys for kit foxes were reviewed, as well as historic surveys conducted by the Department of
Fish and Game. Historic range maps were also reviewed. The report concludes that negative results
of more than 10 years of surveys in the Dublin area leaves little doubt that Dublin is outside the
range of the San Joaquin kit fox. The presence and high densities of red foxes and coyotes make the
likelihood of range expansion by the kit fox into the Dublin area extremely remote.
SAN JOAQUIN KIT FOX
The San Joaquin kit fox, a federal endangered and state threatened species, is known from sites
about 7 or more miles to the east and northeast of the Ranch. The range and agricultural lands of
the Ranch and surrounding areas would be low to moderate quality kit fox habitat. Previous surveys
on portions of the Dublin Ranch and surrounding areas did not detect kit foxes, but detected several
possible tracks. These prior surveys were conducted for the Eastern Dublin General Plan
Amendment/Specific Plan EIR by Biosystems Analysis. H.T. Harvey & Associates conducted kit
fox surveys at twice the intensity recommended at that time (1991) by California Department of
Fish and Game guidelines. These surveys (September-October 1991) did not detect kit fox activity
on or near the Ranch.
SPECIAL STATUS AMPHIBIAN AND REPTILE SURVEYS
15 L/5
Surveys were conducted for special status amphibian and reptile species on the Dublin Ranch
Property during the Spring of 1993. The site is located in northern Alameda County, near the cities
of Livermore and Dublin. The focus of these surveys included California tiger salamander
(Ambystoma californiense), California red-legged frog (Rana aurora draytonii), and Southwestern
pond turtle (Clemmys marmorata pallida). No California tiger salamanders were found during the
survey. Fifteen subadult California red-legged frogs were found at two locations. Ten were along
the northern boundary of the site in a stock pond adjacent to the intermittent creek channel. Five
more were found near the southern boundary along Fallon Road. Two adult southwestern pond
turtles were found along Tassajara Creek. These findings were consistent with the 1989 surveys
conducted by Biosystems for the Eastern Dublin General Plan Amendment/Specific Plan EIR.
1995 SPECIAL-STATUS AMPHIBIAN AND REPTILE SURVEYS
H.T. Harvey and Associates conducted additional surveys in the spring of 1995 to determine if the
distribution and abundance of special-status reptiles and amphibians had changed. These surveys
were initiated in a rainfall season (1994-1995) that was nearly 200% of normal. Surveys were
undertaken to provide any new data to the City of Dublin, which was undertaking a stream corridor
restoration plan and grazing management plan for the vicinity. No California Tiger Salamander
larvae,juveniles or adults were detected anywhere on the site. Seven juvenile California red-legged
frogs were detected in two ponds on site (the same locations as in previous surveys). One of these
ponds is located along the northern boundary of the site near a tributary to Tassajara Creek, while
the other is along the southern boundary near Fallon Road. Two western pond turtles were detected
along Tassajara Creek. The location and abundance of the California red-legged frog and western
pond turtle have been consistent throughout three separate studies. Based on the sampling from
1989, 1993 and 1995, the project site does not support a breeding population of California Tiger
salamanders.
DUBLIN RANCH FAIRY SHRIMP SURVEYS
Small, claypan pools occurring on the Dublin Ranch property were monitored for listed fairy shrimp
from December 1995 to April 1996. The only fairy shrimp observed in the pools was Branchinecta
lindahi, which is not a special status species. This species of fairy shrimp tolerates a wide range of
conditions and is the most common fairy shrimp in California. In general,the pools supported a
low diversity of invertebrates and contained such weedy, opportunistic species as mosquito larvae
and midgefly larvae.
APPLICABILITY OF REPORTS TO "AREA A" OF THE PROJECT
The studies conducted by H.T. Harvey and Associates apply to the entire Dublin Ranch Project area.
However, not all identified mitigations apply to each individual portion of the project. The
discussion below distinguishes between the areas affected by/addressed in the surveys and reports.
In Area A of the project, there are several seasonal drainages. Mitigation plans involving recreation
of the drainages will be developed. However, none of the locations for red-legged frogs or pond
turtles occurs within Area A. Red-legged frogs are found in portions of the drainage north of Area
A. Most of Area A is not within the watershed of the northern drainage that supports the red-legged
frog, that is, the development is over the ridgeline from the drainage. However, some grading will
16
(#0
occur within the watershed, considerably upslope of areas occupied by the frog. Special care will
need to be given to erosion control techniques and construction timing to protect the frog.
Additionally,Area A development could affect downstream sections of the drainage along Fallon
Road that supports the Red legged frog. The water supply to this drainage will need to be protected.
The Golden Eagle nest site is not within the project area. However, a line-of-sight buffer area
around the nest has been incorporated into the planning for Area A to minimize the intrusion into
the buffer area.
MITIGATION
The Mitigation Measures adopted with the City's approved Mitigation Monitoring Program, and
corresponding conditions of approval, have been included in the project planning to protect any
species that may be discovered prior to or during construction or to protect adjoining areas. The
Mitigation Measures which address impacts to biological resources are: 3.7/1.0 through 3.7/28.0.
Policies of the Specific Plan call for enhancement of open space area and riparian corridor with
native plant species.
Although the FEIR did not identify the site as having any endangered species of plant or animal life,
certain Mitigation Measures of the FEIR and Action Programs of the Specific Plan(Action
Programs 6A, 6C, and 60)require certain investigations and protocols prior to issuance of a building
permit,and these have been included for this project. The FEIR discusses impacts to riparian and
other wetland habitats, and finds that mitigation measures could not completely reduce the
cumulative loss of sensitive habitat to a level of insignificance. The adopted statement of overriding
considerations includes this finding.
The proposed Planned Development does not raise any new significant impacts which were not
addressed in the Final EIR.
VIII. ENERGY& MINERAL RESOURCES: These items were addressed in the earlier analysis of the FEIR,
and through various mitigation measures. Although consumption of non-renewal resources(for the
Specific Plan area as a whole)was identified as a significant cumulative impact(discussed under
section XII),future development of the site is not anticipated to use such resources in a wasteful or
inefficient manner. Therefore,this topic area was included in the Statement of Overriding
Considerations. No mineral resources are known to exist on-site,therefore no impacts are anticipated.
The proposed Conditional Use Permit will not result in any additional significant impacts not
covered by the FEIR.
IX. HAZARDS: These items were addressed in the earlier analysis of the FEIR, and through various
mitigation measures. The project site is primarily open grasslands and contains no structures. A
Phase II site assessment of the project area has been conducted (Berlogar Geotechnical Consultants,
July 22, 1996) to determine the presence or absence of any on-site hazardous waste and substance
sites. The findings of this study indicate that no problem sites were found. In addition, a data
search was conducted to determine if the site was included on a list of hazardous waste and
substance sites. The results of this search indicate that no such identified sites exist within the
project area or within a two mile radius of the project.
17 ��
The project will not involve a risk of an explosion or the release of hazardous substances in the
event of an accident or upset conditions because: (1) the application of mitigation measures from
the EIR has conditions of approval; and (2) the application of Action Programs of the Specific Plan
as conditions of approval.
Development of the project site may result in increased fire hazard in areas with flammable brush,
grass,or trees. Please refer to the Eastern Dublin GPA/SPA Final EIR for a discussion of this impact.
The City has prepared and adopted a Wildfire Management Plan, which future applicants would be
required to adhere to.
Mitigation measures of the EIR and Action Programs of the Specific plan and corresponding
conditions of approval that would apply to potential impacts in these areas are as follows:
MM3.4/2.0 , 3.4/3.0, 3.4/5.0 through 3.4/13.0, 3.5/1.0, 3.5/3.0, 3.10/1.0 through 3.10/5.0, 3.10/7.0,
3.11/3.0, 3.11/7.0; 8E, 9P and 9Q; Action Programs 8D and 8F through 8J. Inclusion of these
mitigation measures will mitigate any impacts of this topic area to an insignificant level. (See
FEIR, Chapters 3.4 and 3.5.) The Planned Development will not raise any additional significant
impacts or require additional mitigation measures which were not addressed in the FEIR.
X. NOISE: The noise impacts of potential projects in the Eastern Dublin Specific Plan area were
addressed in the earlier analysis of the Program FEIR. As the project site is basically undeveloped at
this time,future development will result in increases of ambient noise over existing levels,resulting in
significant impacts in five main areas:
1.) Exposure of Proposed Housing to Future Roadway Noise
2.) Exposure of Existing Residences to Future Roadway Noise
3.) Exposure of Proposed Residential development to Noise from Future Military Training Activities
at Parks Reserve Forces Training Area and the County Jail
4.) Exposure of Existing and Proposed Residences to Construction Noise
5.) Noise conflicts due to the Adjacency of Diverse Land Uses Permitted by Plan Policies Supporting
Mixed-Use Development
These impacts are discussed below.
1.) The FEIR addressed the general impacts anticipated from exposure of proposed residential
housing along certain roadways,and required that significant impacts be mitigated(See FEIR,Impact
3.10/A,and Mitigation Measure 3.10/1.0). Site specific noise impacts for the Dublin Ranch Area A
Planned Development which require evaluation to a greater level of detail for this Planned
Development proposal than included in the FEIR are discussed below.
The noise contours for the Year 2010 with the buildout of the entire Specific Plan are shown in Figure
3.10-B of the Specific Plan EIR. Some areas in Dublin Ranch Area A are proposed with residential
development along Fallon Road;these areas were predicted in the FEIR to be exposed to future noise
levels in excess of 60 dB CNEL. According to the Dublin General Plan Noise Element land use
compatibility guidelines,these residential areas would be in the "conditionally acceptable"range for
this type of land use. "Conditionally acceptable"means that an acoustical study must be submitted
during project development review to determine how interior noise levels will be controlled to the City
standards and State goal of CNEL 45 dB. (See Dublin General Plan,page 9.3).
18 � -
Because the proposed residential housing is within the projected 60 dB Noise contour, acoustical
studies will be required for such proposed residential land uses to determine the attenuation
measures necessary to accomplish an interior noise level standard of CNEL 45 dB, and to ensure
that such measures can be physically implemented with the proposed project design.
An acoustical study has been submitted with the project(Charles M. Salter Associates,Inc., April
17, 1997)to determine the areas where noise mitigation measures will be needed achieve the 45 dB
interior standards for residential uses within the 60 dB contour. The study determined that the only
residences requiring sound attenuation are in Subareas L-6 and L-7. The project will be conditioned
to provide sound attenuation measures in the development. Noise attenuation measures may include
greater setback distances, land berms, soundwalls, building construction measures or a combination
of these, and may require additional land space for buffers. In some areas, if it is determined upon
refinement of development plans that the necessary noise attenuation measures are not physically
possible or would be undesirable based upon the proposed land use plan* ,the physical layout of the
residential units may need to be redesigned, or density may need to be decreased, to avoid an
unmitigated significant impact.
Additional detailed acoustical studies to identify the attenuation measures necessary to accomplish
an interior noise level standard of CNEL 45 dB for residential areas may also be needed at the Site
Development Review or building permit stage to demonstrate compliance with the FEIR noise
mitigation recommendations, or if the noise environment changes or new impacts occur.
2.) The FEIR determined noise generated by the buildout of the Eastern Dublin area would cause an
adverse impact on existing residences which could not be reduced to a level of insignificance and,
hence,this was part of the Statement of Overriding Considerations adopted by the City.
3.) The FEIR required mitigation of noise impacts upon proposed residential development from future
military training activities at Parks Reserve Forces Training Area and the County Jail. An acoustical
study is required for proposed residential development within 6,000 feet of Camp Parks RFTA to
determine which mitigation measures should be imposed. The acoustical study currently underway for
the Areas B-E Dublin Ranch project will identify these impacts and conditions of approval may be
applied to the Dublin Ranch development where feasible,as required by the FEIR.
4.) Construction will occur over a number of years on the project site. Major noise sources associated
with construction include truck activity on local roads,heavy equipment used in grading and paving
and impact noises from barriers used in framing of structures. Pile driving can also generate
substructural noise. These impacts were addressed in the previous analysis of the FEIR,and
Mitigation Measures of the FEIR require completion of Construction Noise Management Programs.
Implementation of the FEIR mitigation measures (MM#03.10/01-07) will reduce these impacts to a
level of insignificance.
*
An example of an undesirable noise attenuation measure might be a requirement to construct a
12-foot high soundwall for homes too close to a noise source.
19 Lid'
5.) When different land use types will occur within the same development, there is a possibility of
noise compatibility impacts between adjoining uses,particularly when commercial and residential land
uses abut. The only non-residential uses in Area A are the proposed golf course, its associated
clubhouse&maintenance facilities,and the private community recreation facility. Due to the location
of these facilities and low intensity of expected activities,no significant noise impacts are anticipated
from these uses.
Based upon this analysis,the environmental impacts of noise related to this project have been
addressed both through the earlier analysis of the program FEIR, as well as mitigated to a level of
insignificance. A Negative Declaration of environmental impact is appropriate.
XI. Public Services: These items were addressed in the earlier analysis of the FEIR, and through
various mitigation measures. The project will require some of the improvements or service
increases in the areas of Fire Protection, Police Protection, school facilities and personnel, and
maintenance of public facilities,including roads,and other governmental services These services are
planned for in the Eastern Dublin Specific Plan, and are typically funded through a combination of
property taxes,assessment districts,and/or special financing plans established,thereby allowing future
developments to pay(usually placed as a condition of project approval)for their contribution towards
these service demands. The applicant's fair share of improvements and increased service will be
determined and contained in the Development Agreement required by the Specific Plan. Mitigation
measures in the EIR that will be implemented as conditions of this project include: MM3.12/5.0;
3.12/8.0; 3.4/2.0; 3.4/4.0/3.4/6.0 through 3.4/13.0; 3.4/15.0 through 3.4/24.0; 3.4/27.0 through
3.4/29.0; 3.4/31.0; 3.4/33.0; 3.4/34.0; 3.4/36.0, 3.4/44.0 and 3.4/49.0. Action Programs of the
Specific Plan that will be implemented as conditions of this project include 40, 8A through 8E, 8G,
8H, 8J, 8K and 8N. Inclusion of these mitigation measures and Action Programs and corresponding
conditions of approval will mitigate impacts in this topic area to a level of insignificance.
XII. UTILITIES: These items were addressed in the earlier analysis of the FEIR, and through various
mitigation measures. The extension of water, electrical and natural gas lines into the Eastern Dublin
Specific Plan area has been determined by the FEIR to be a significant growth-inducing impact and,
therefore, was included within the Statement of Overriding Considerations as an unavoidable
adverse effect of the project. The Dublin Ranch project, since it is a portion of the Specific Plan
area, comes within the purview of the Statement. All other impacts of utilities, such as provision of
water service, wastewater service, storm drainage facilities,and solid waste disposal services were
found to be capable of reduction to a level of insignificance by the mitigation measures of the FEIR
(please refer to matrix for applicable measures). The plans of the City and DSRSD to provide sewer
service to future development within Eastern Dublin were addressed in the Eastern Dublin GPA/SPA
Final EIR and Addendum(dated August 22, 1994). DSRSD has indicated that it still plans to provide
sewer service to Eastern Dublin with disposal either via one of the export options analyzed in the 1992
EIR for the long range Wastewater Management Plan for the Livermore-AmadorValley or via
groundwater recharge and recycling(including reverse osmosis). DSRSD is currently planning the
construction of facilities to treat wastewater via reverse osmosis,and these facilities will have
sufficient capacity to serve all portions of Eastern Dublin already annexed to DSRSD(including all
areas covered by this Specific Plan Amendment). The project does not raise any additional
significant impacts which were not covered by the FEIR
20
XIII. AESTHETICS: These items were addressed in the earlier analysis of the FEIR, and through various
mitigation measures. The FEIR has determined development of Eastern Dublin will inalterably
change the rural, agricultural character of the area and,therefore,this is a significant unavoidable
adverse impact. Visual/aesthetics was part of the Statement of Overriding Considerations. As
identified in the Specific Plan EIR,development of the flatter portions of the project area(such as
Areas B and C of the Dublin Ranch project site)is regarded as a trade-off measure designed to
preserve slopes,hillsides and ridgelines contained in the larger Specific Plan area.
The FEIR contains measures to maintain the visual quality of the area, especially from views along
scenic corridors in Eastern Dublin. MM 3.8/1.0 through 3.8/8.1 of the EIR address visual resources.
Especially pertinent are MM 3.8/7.1 and 3.8/8.1 which call for an area-wide survey of scenic vistas
and project by project visual analysis to show conformity with the study.
In April of 1996 the City adopted a Scenic Corridor Plan as a requirement of Program 6Q of the
adopted Eastern Dublin Specific Plan. Identified scenic corridors include Tassajara Road, 1-580, and
Fallon Road. The intent of the policies and standards of the Scenic Corridor Plan is to allow project
development as shown in the Specific Plan to occur while maintaining the visual character of the
eastern ridgelines, watercourses, and distinct landscape features, for travelers on scenic routes in
Eastern Dublin.
In addition to impacts upon scenic corridors,potential visual impacts could result from the grading of
slopes and the location of homes proposed in Area A, and their visibility from scenic corridors as well
as public gathering places (such as the park site in Dublin Ranch Phase I). A visual study has been
prepared to analyze potential visual impacts from the development proposed with this project and to
demonstrate the refinements in project design which will help address impacts upon visual resources.
As required by the adopted FEIR mitigation monitoring program, the project will be required to
institute sensitive grading and contouring of the project development to the natural landform. This
requirement will be applied continually at various project entitlement stages, such as grading permit,
subdivision map approval,and site development review.
No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur
as a result of the proposed Planned Development.
XIV. CULTURAL RESOURCES: These items were addressed in the earlier analysis of the FEIR, and
through various mitigation measures. The project will not result in the alteration of or the
destruction of any prehistoric or historic archaeological sites. The project does not have the
potential to cause a physical or aesthetic effects to a prehistoric, historic or architecturally
significant building structure or object. The project will not restrict existing religious or sacred uses
within the potential impact area. Mitigation Measures of the FEIR and an Action Program of the
Specific Plan will be incorporated as conditions of approval of this project,to reduce any potential
impacts in this topic area to a level of insignificance. Those Mitigation Measures and Action
Program are as follows: 3.9/1.0 through 3.9/12.0 and 6P.
XV. RECREATION: These items were addressed in the earlier analysis of the FEIR, and through various
mitigation measures. Policies in the General Plan and Specific Plan require that development pay
its fair share of costs to maintain the same levels of recreational services presently in place in the
City. In lieu park dedication fees will be paid, and/or park site(s)will be dedicated,to mitigate the
21 5 r
I.
Dublin Ranch Area A impact on the City's recreation facilities. Mitigation Measures of the FEIR,
Action Programs of the Specific Plan and corresponding conditions of approval that would apply in
this topic area include: 3.4/20.0 through 3.4/36.0; 3.7/10.0, 3.7/13.0; 6A, 6B, 6G, and 9V.
Inclusion of these mitigation measures will reduce any recreational impacts of the project to an
insignificant level.
22
DETERMINATION
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
❑ I find that although the proposed project could have a significant effect on the environment,there will not be a
significant effect in this case because the mitigation measures described on an attached sheet have been added to
the project. A NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required.
❑ I find that the proposed project MAY have a significant effect(s)on the environment, but at least one effect 1)
has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2)has been
addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a
"potentially significant impact" or"potentially significant unless mitigated." An ENVIRONMENTAL
IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
❑x I find that although the proposed project could have a significant effect on the environment, there WILL NOT
be a significant effect in this case because all potentially significant effects(a) have been analyzed adequately in
an earlier EIR pursuant to applicable standards, and (b)have been avoided or mitigated pursuant to that earlier
EIR, and/or through revisions, conditions or mitigation measures that are imposed upon the proposed project
(unavoidable significant adverse effects of the project have been included in the Statement of Overriding
Considerations done for the program EIR for the Eastern Dublin General Plan Amendment and Specific Plan, of
which this project is a part).
Signature Date June 18, 1997
Printed Name Tasha Huston
Title Associate Planner
23
ATTACHMENT A
MATRIX
OF MITIGATION MEASURES
OF THE
EASTERN DUBLIN
SPECIFIC PLAN/
GENERAL PLAN AMENDMENT
EIR
24
NEGATIVE DECLARATIONS
Project Titles: Dublin Ranch"Area A"Planned Development(PD)Rezone(PA r 96-038);and
Dublin Ranch"Areas B-E"Planned Development(PD)Rezone and Eastern Dublin Specific Plan
Amendment/General Plan Amendment (PA r 96-039)
Description of Project: The Dublin Ranch Planned Development(PD)District Rezones and Amendment to the Eastern Dublin
Specific Plan and Gene al Plan,are proposed for two sites located within the Eastern Dublin.Specific
Plan area("Area A"and"Areas B-E";see location map below).The proposed PD Rezone Land Use
and Development Plans reflect the project site,existing topography,and land use acreages in
accordance with the Specific Plan. They also include land use provisions,residential densities,and
design guidelines for each land use category,including Residential,Commercial,Office,Parks,Open
Space and Schools. Tne project sites have been Prezoned with the appropriate PD land use
designations,and the PD Rezone proposal further defines land use designations and standards. Tne
Area B-E project application includes a proposed land use change for 4.5 acres of land previously
designated for Residential use,to be changed to General Commercial in compliance with Livermore
Airport Protection Area restrictions.
Project Location: 363+acres(Area A)and 468.5+acres(Areas B-E)North of the I-580 Freeway,East of T assaiara
Road,West side of Fallon Road current alignment-Eastern Dublin Specific Plan area
Name of Proponent The applimnt is Ted Fairfield,for Jennifer Lin,et.al.;Martin Inder'okami,Agent
Determination I hereby find that although the above projects could have a siadficanteffect on the environment,there
WILL NOT be a significant effect in this case because all potentially significant effects(a)
have been analyzed adequately in an earlier ER pursuant to applicable standards,andior (b)
have been avoided or mitigated pursuant to that earlier EIR,and/or through revisions,
conditions or mitigation measures that are imposed upon the proposed projects(unavoidable
significant adverse effects of the project have been included in the Statement of Overriding
' Considerations done for the program EIR(SCH No.91-103064)for the Eastern Dublin General
Plan Amendment and Specific Plan,of which this project is a part).
y"�" /�3/�� 6/17/97
Tasha Huston,Associate Planner Date
Copies of the Initial Studies documentingthereasonsto support the above finding are available at the City of Plaza
,Dublin
Civic Pla ,
Dublin,CA 94568,or by calling(510)833-6610.
VICINITY MAP a ..-------....."
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EXHIBITS B-2 through B-5:
Noise Study
Visual Study
Traffic Study
Biological Study
(Not attached,but available for review at the City of Dublin Planning Department)
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO
PERMIT THE REZONING OF+351.5 ACRES OF PROPERTY LOCATED ON THE EAST SIDE
OF TASSAJARA ROAD,NORTH OF INTERSTATE 580 AND WEST OF THE FALLON ROAD
CURRENT ALIGNMENT IN THE EASTERN DUBLIN SPECIFIC PLANNING AREA
(PA 96-038, DUBLIN RANCH AREA A)
The City Council of the City of Dublin does ordain as follows:
Section 1
Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the following manner:
Approximately 351.5 acres generally located along the east side of Tassajara Road,north of
Interstate 580,and west of the current alignment of Fallon Road.,in the Eastern Dublin Planning Area,
more specifically described as Assessor's Parcel Numbers 946-680-3;94-680-4;946-1040-1-2;946-1040-2;
946-1040-3-2;99B-3046-2-6;99B-3046-2-9,are hereby rezoned from a Planned Development to a Planned
Development with the following land uses: 135.3 acres of Low-Density Single-Family Residential;71.5
acres of Rural Residential/Agriculture;and 144.7 acres of Open Space;as shown and described on the
application for a Planned Development Rezone for PA 96-038 and in Exhibit D(Resolution No.
Approving and Establishing Findings,General Provisions and Conditions of Approval),to the Staff Report
dated November 18,1997,to the City Council,on file with the City of Dublin Department of Community
Development,and hereby adopted as the regulations for the future use,improvement,and maintenance of
the property within this District.
A map of the rezoning area is outlined below:
Co� Co
�smed° CITY Mr m6
p �AREAA
DUBLIN a
r �. SITE
8 GL6dSON ROAD
Oo s a
S Y
DUBIII7 BOULEVARD-'6
1
g 8
d
PLEASANTON ti
EXHIBIT C
51
Section 2
This ordinance shall take effect and be enforced thirty(30)days from and after its passage. Before
the expiration of fifteen (15)days after its passage, it shall be published once, with the names of the
Councilmembers voting for and against same, in a local newspaper published in Alameda County and
available in the City of Dublin.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 18th day of
November, 1997, by the following votes:
AYES: .
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA96038\ccord.
5
RESOLUTION NO. 97-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * *
APPROVING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT
(PD) DISTRICT REZONE CONCERNING PA 96-038
DUBLIN RANCH AREA A
WHEREAS, Ted Fairfield, representing property owner Jennifer Lin, submitted a Planned
Development (PD) District Rezone request (PA 96-038 Dublin Ranch Area A) for rezoning an
approximately 351.5 acre site to the following land uses: 135.3 acres to PD Low Density Residential, 71.5
acres to PD Rural Residential Agriculture, and 144.7 acres Open Space. These land uses are proposed to
accommodate future development of up to 573 dwelling units in 7 neighborhoods, accessory recreational
uses, a golf course, and related improvements. The project is generally located north of the Interstate 580
Freeway, along both sides of the planned Fallon Road extension, and east of Dublin Ranch Phase I, within
the Eastern Dublin Specific Plan project area; and
WHEREAS, on October 10, 1994, the City Council approved a Planned Development District
Overlay Zone (Prezone) for a 1,538 acre site located within the adopted Eastern Dublin Specific Plan
project area(PA 94-030) which: (a) established a Planned Development("PD") District Overlay Zone
designation for 1,538 acres known as the Eastern Dublin Reorganization annexation area; and in
conformity with Action Program 4C of the Eastern Dublin Specific Plan. The PD District Overlay Zone
allows the flexibility needed to encourage innovative development while ensuring that the goals,policies
and action programs of the General Plan and Eastern Dublin Specific Plan are met; (b) adopted a
Preliminary land plan, with the provision that regulations and standards governing the PD District Overlay
Zone, in addition to land use and intensity of use, shall be established in conjunction with the Land Use
and Development Plans which are required to be submitted in accordance with Dublin Ordinance 4-94; (c)
and established zoning designations consistent with the Preliminary land plan, to provide for the variety of
uses anticipated by the General Plan and Eastern Dublin Specific Plan; and
WHEREAS, on November 14, 1994, the Alameda County LAFCo approved the Eastern Dublin
Reorganization for PA 94-030; and
WHEREAS, on January 12, 1995, the Alameda County LAFCo unanimously disapproved the
request to reconsider the Eastern Dublin Reorganization approval (PA 94-030); and
WHEREAS, on January 23, 1995,the City Council ordered the territory designated as
Annexation/Detachment No. 10, which includes the 1,538 acre site, annexed to the City of Dublin and
annexed to the Dublin San Ramon Services District and detached from the Livermore Area Recreation
and Park District(PA 94-030); and
EXHIBIT D
1
(5 1
WHEREAS, Annexation/Detachment No. 10, including 1,538 acres in Eastern Dublin, became
effective on October 1, 1995; and
WHEREAS, the entire annexation area was prezoned to Planned Development in accordance with
the Eastern Dublin General Plan and Eastern Dublin Specific Plan and subject to further refinement of
zoning use and development standards; and
WHEREAS, the Dublin Ranch Area A project is located within the 1,538 acre site that was
prezoned and annexed; and
WHEREAS, the Applicant's PD Rezone application supplements the initial PD Prezone and
includes a District Planned Development Plan as required under Section 11.2.7 of the Eastern Dublin
Specific Plan, and a Land Use and Development Plan as required under Ordinance 4-94; and
WHEREAS, the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of
Dublin Environmental Guidelines require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared; and
WHEREAS, a Program EIR was prepared and certified for the Eastern Dublin General Plan and Eastern
Dublin Specific Plan addressing development of Eastern Dublin; and
WHEREAS, Public Resources Code Section 21080.6 requires the City to adopt a reporting or monitorin
program for changes in a project or conditions imposed to mitigate or avoid significant environmental effects in
order to ensure compliance during project implementation; and
WHEREAS, a Mitigation Monitoring Program was adopted for the Certified Program Environmental
Impact Report for the Eastern Dublin General Plan and Eastern Dublin Specific Plan, in accordance with Public
Resources Code Section 21080.6; and
WHEREAS, an Initial Study dated June 18, 1997 was prepared for the project and is available and on fil
in the Planning Department; and
WHEREAS, the Initial Study reviewed the General Plan/Specific Plan Program EIR to determine if
additional environmental review was required for the project; and
WHEREAS, the Initial Study determined that the Area A project would have no new significant
environmental effects beyond those identified in the Program EIR. New effects identified for the project would
be avoided or reduced to a level of insignificance through project revisions, project conditions of approval and
applicable mitigation measures from the Program EIR and adopted Mitigation Monitoring Program; and
WHEREAS, based on the Initial Study determination, staff prepared a draft Negative Declaration and
circulated it for public review as required by CEQA. No public comments were received during this time; and
2
WHEREAS, a staff report was prepared summarizing the sites land use; background; project description;
General Plan and Specific Plan and zoning consistency; and the environmental analysis for the project; which
staff report is incorporated herein by reference; and
WHEREAS, the Planning Commission of the City of Dublin held a public hearing on October 28,
1997, to consider the Initial Study,Negative Declaration, and the Planned Development Rezoning, for the
Project; and
WHEREAS, proper notice of the Planning Commission public hearing was given in all respects
as required by law; and
WHEREAS, the Planning Commission received and reviewed the City Planning Department's Staff
Report on the Planned Development Rezoning, including the Initial Study and Negative Declaration on the
environmental effects of the project; and
WHEREAS, the Planning Commission heard and considered the documents, recommendations,
written and oral testimony submitted at the public hearing.
WHEREAS, following a public hearing the Planning Commission voted to recommend City
Council adoption of a Negative Declaration and approval of the PD Rezone; and
WHEREAS, the City Council of the City of Dublin held a public hearing on November 18, 1997,
to consider the Initial Study,Negative Declaration, and the Planned Development Rezoning, for the
Project; and
WHEREAS, proper notice of the City Council public hearing was given in all respects as required
by law; and
WHEREAS, the City Council received and reviewed the City Planning Department's Staff Report on the
Planned Development Rezoning, including the Initial Study and Negative Declaration on the environmental
effects of the project; and
WHEREAS, the City Council heard and considered the documents, recommendations, written and oral
testimony submitted at the public hearing.
WHEREAS, the City Council adopted the Resolution shown in Exhibit B approving the Negative
Declaration for the Project, based upon the findings contained in that Resolution.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council will adopt the rezoning
Ordinance shown in Exhibit C for the following reasons:
1. The proposed PD Rezone, as conditioned, is consistent with the general provisions and
purpose of the PD District Overlay Zone (PD Prezone), the City General Plan and the Eastern
Dublin Specific Plan provisions and design guidelines; and
3
2. The rezoning,as conditioned,is appropriate for the subject property in terms of land use
compatibilities;will not overburden public services;and provides a comprehensive plan for
residential and recreational development of the Area A site while preserving sensitive portions
of the site from intense development;and
3. The rezoning will not have substantial adverse effects on health or safety,or be substantially
detrimental to the public welfare,or be injurious to property or public improvements.
BE IT FURTHER RESOLVED that the City Council hereby adopts PA 96-038 Dublin Ranch
Area A PD Rezone,subject to the general provisions listed below:
GENERAL PROVISIONS
A. Purpose
This approval is for a Planned Development(PD)District Rezone for PA 96-038 Dublin Ranch
Area A. This PD District Rezone includes a Land Use and Development Plan and District Planned
Development Plan,which is consistent with the initial Planned Development(PD)District Prezone
and amends the initial Prezone to provide more detailed land use and development plan provisions.
The PD District Rezone allows the flexibility needed to encourage innovative development while
ensuring that the goals,policies and action programs of the General Plan and Eastern Dublin
Specific Plan are met. More particularly,the PD District Rezone is intended to ensure adherence to
the following policies from the General Plan and Eastern Dublin Specific Plan:
1. Concentrate development on less environmentally and visually sensitive or constrained
portions of the plan area and preserve significant open space areas and natural and
topographic landscape features with minimum alteration of land forms.
2. Encourage innovative approaches to site planning,building design and construction to
create a range of housing types and prices,and to provide housing for all segments of the
community.
3. Create an attractive,efficient and safe environment.
4. Develop an environment that encourages social interaction and the use of common open
areas for neighborhood or community activities and other amenities.
5. Create an environment that decreases dependence on the private automobile.
B. Dublin Zoning Ordinance-Applicable Requirements
Except as specifically modified by the Provisions of the PD District Rezone,all applicable and
general requirements of the zoning regulations in effect at the time the project components are
processed shall apply to this PD District.
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C. General Provisions and Development Standards
1. INTENT: This approval is for the Planned Development(PD)District Rezone PA 95-038
Dublin Ranch Area A. This approval rezones 135.3 acres to PD Low Density Residential,
71.5 acres to PD Rural Residential Agriculture,and 144.7 acres Open Space,and sets a
maximum of 573 dwelling units. The location of land uses,development concepts and
standard provisions for this project are illustrated by the Land Use and Development
Plan/District Planned Development Plan(LUDP/DPDP)attached as Exhibit D-1,contained
in the packet stamped by the City"RECEIVED OCTOBER 20,199T', consisting of the
following:
a)project description
b)land use plan,
c)site plan,
d)design guidelines(including land use and development standards),
e)design concept plans
0 other text and supplemental diagrams,
The approval of the Planned Development Rezone incorporates this Land Use and
Development Plan/District Planned Development Plan,in accordance with Ordinance 4-94
of the City's Zoning Ordinance,addressing Planned Developments
2. NUMBER OF UNITS:The total number of units for the Dublin Ranch Area A project,as
shown on the LUDP/DPDP,shall not exceed a maximum of 573 units. The number of
dwelling units and mix of densities(i.e.ratio of Medium Density Residential to High
Density Residential)within each neighborhood may be modified while staying within the
approved density ranges. Any units deleted from one neighborhood could be added to
other neighborhoods if such a modification was found to be consistent with the Eastern
Dublin Specific Plan. However,the maximum number of units for the overall project(PA
96-039)may not be exceeded,with the following exceptions:
1.)If the project qualifies for a density bonus pursuant to Chapter 8.16 of the Dublin
Municipal Code.
2.)If unique development concepts,project design and/or amenities justify an increase,
and it is found to be an appropriate modification,pursuant to Section 8-31.18 of
Dublin Ordinance 4-94(requires approval of a Conditional Use Permit).
The actual number of homes which are developed could also be affected by circumstances
discovered as development plans are refined(for example,an unknown landslide).
3. LAND USES: All standard City provisions for the zoning designations and land use
provisions shall apply,except those specifically superseded by the attached exhibits,or as
modified below:
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a. The"List of Permitted and Conditional Uses"contained in the approved PD
Rezoning shall be clarified to show that for the"RRA"designation,"Accessory
Structures"related to Residential uses are permitted,but all"Agricultural Uses"
will be designated as Conditional Uses,and"Farm Buildings"will require a Site
Development Review approval,to be consistent with the Dublin Zoning Ordinance
as amended.
4. DEVELOPMENT STANDARDS:Except as specifically modified by the Planned
Development Ordinance for PA 96-038 and all provisions of PA 94-030(City Council
Resolution 104-94)not modified by PA 96-038,all development in Dublin Ranch Area A
shall be subject to the regulations of the closest comparable zoning designation as
determined by the Community Development Director and the Dublin Zoning Ordinance.
Design of residential units and/or developments within this project shall be generally
consistent with the design concept drawings and design guidelines(including the land use
and development standards)approved with the LUDP/DPDP.Modifications to building
floor plans and styles will be allowed,and additional styles can be permitted at the time of
Site Development Review if it is determined by the City that they would not change the
overall character of the Dublin Ranch plan. However,the overall size,product type,
architectural character,embellishments,and building materials of homes shall be
essentially of equivalent or superior quality and design character as described in the Area A
design guidelines. Additional standards and conditions applicable to the development are
listed in the CONDITIONS OF APPROVAL section below.
BE IT FURTHER RESOLVED THAT THE Dublin City Council hereby adopts PA 96-038
Dublin Ranch Area A PD Rezone subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise,all Conditions of Approval shall be complied with prior to final occupancy of any
building,and shall be subject to Planning Department review and approval. The following codes
represent those departments/agencies responsible for monitoring compliance of the conditions of
approval: [PL1 Planning,[Bl Building,[P1 Parks and Community Services,[PO]Police,[PW]Public
Works,[ADM]Administration/City Attorney,[FIN]Finance,fFl Alameda County Fire Department(City
of Dublin's Fire Service/Prevention provider),[DSR1 Dublin San Ramon Services District,[CO1 Alameda
County Flood Control and Water Conservation District[Zone 7].
GENERAL
1. The project approval for the Dublin Ranch Area A PD Rezone(PA 96-038)is represented by the
Land Use and Development Plan(LUDP)and District Planned Development Plan(DPDP). These
Plans incorporate supplemental text and diagrams attached to this resolution,including conceptual
architecture,landscape and open space design guidelines,as well as specific development
standards for the various land uses. These materials along with this resolution establish the
standard provisions and conditions of approval for the project.[PL]
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2. Prior to obtaining building permits, the applicant must receive Site Development Review(SDR)
approval for any development. The materials submitted for Site Development Review shall be in
substantial conformance with this PD Rezone and the Eastern Dublin Specific Plan. Minor
modifications to the PD development concept may be allowed without requiring an amended PD
Rezone approval. The Community Development Director shall determine conformance or non-
conformance and appropriate processing procedures for modifying this PD Rezone (i.e. staff
approval, Planning Commission approval of Conditional Use Permit, or City Council approval of
new PD Rezone). Major modifications, or revisions not found to be in substantial conformance
with this PD Rezone shall require a new PD Rezone. A subsequent PD rezone may address all or
a portion of the area covered by this PD Rezone. [PL]
3. Except where specified otherwise within these General Provisions for PA 96-038, development
shall comply with the City of Dublin Site Development Review Standard Conditions [PL], and
with the City of Dublin Residential Security Requirements. [PO]
4. Except where specified otherwise, references in these conditions of approval to Tentative Map are
meant to refer to the initial tentative subdivision map(s) creating individual lots, and not to the
processing of a Master Tentative Map, which, as provided for by the Eastern Dublin Specific Plan,
is intended for large land holdings, to create larger interim parcels intended for further subdivision
at a later date. If one or more Master Tentative Maps are proposed, any such submittal shall be
conspicuously labeled as such and shall be accompanied by a written explanation of the purpose
and operation of the proposed interim parcels. The applicability to a Master Tentative Map of the
conditions contained herein which refer to a tentative map shall be determined by the City at such
time as a Master Tentative Map submittal is made.
DESIGN STANDARDS:
5. In addition to the applicable standards mentioned above, the following additional standards shall
apply to development of Dublin Ranch Area A:
a. Design of individual product types is subject to further review at the time of Site Development
Review. Changes to lotting patterns, circulation systems, and number of units may be necessary to
address new issues discovered as a result of more detailed levels of review at the time of Site
Development Review and or Tentative Map. [PL, PO, F]
b. Minimum building separation for side yard setbacks for all Low Density Single Family
Detached units shall be as follows:
1) In neighborhoods where the minimum lot size is 6,500 square feet or greater: 15'
2) In neighborhoods where the minimum lot size is greater than 4,000 square feet or
greater, but less than 6,500 square feet: 10' [PL, B]
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c. Minimum rear yard setbacks for Low-Density Single-Family Detached units are as follows:
1) In neighborhoods where the minimum lot size is 6,500 square feet or greater: 15'
2) In neighborhoods where the minimum lot size is greater than 4,000 square feet or
greater, but less than 6,500 square feet: 15' for the main building, and 10' for a wing of the
building (wing shall be no wider than one-half the width of the unit). [PL, B]
d. Some new models in subdivisions shall provide single story elements and/or give the
appearance of single-story units, and shall make every effort to locate such units on corner lots, at
the ends of streets, and within long rows of houses to provide visual diversity to the street scene.
[PL]
e. All front yards and common areas in conventional residential subdivisions shall be landscaped
by the initial builder prior to issuance of occupancy. Front yards of custom-home subdivisions
shall be landscaped within six months of occupancy, and the method of ensuring compliance shall
be addressed within the subdivision CC&Rs. [PL]
f. To avoid the appearance of a"walled community", homes should be oriented toward and take
access from collector streets where possible. Where long stretches of fences or walls will be used,
variations in materials, wall alignments, and landscaping shall be used, and the fence or wall line
shall be aligned to allow for the creation of landscaped areas between the fence/wall and the street.
The design, location and material of fencing and retaining walls shall be consistent with the wall
and fencing plan included with the design guidelines and be subject to further review at the time of
Site Development Review for the subdivision(s)[PL]
g. Grading on slopes between development shall include sensitive grading techniques (see also
grading section below). Conceptual landscape plans for these interface areas shall be submitted at
the time of Site Development Review to address the special needs of buffering and address visual
impacts of these slope areas. [PL, PW]
h. The Declaration of Covenants, Conditions and Restrictions (CC&Rs) of one or more Dublin
Ranch homeowners associations shall be submitted with the Tentative Map and/or Site
Development Review application(whichever comes first), and shall be subject to approval of the
City Community Development Director and City Attorney prior to recordation of the Final
Subdivision Map. [PL, ADM]
GRADING
6. The approval of PA 96-038 includes a preliminary grading plan which has been determined to
generally comply with applicable policies of the General Plan and the Eastern Dublin Specific
Plan and mitigation measures of the Eastern Dublin Specific Plan EIR. Compliance with these
policies and mitigation measures will be required throughout the development phases. The
continued use of sensitive engineering design and grading techniques, including minimizing height
of cut and fill slopes, making gradual transitions from graded areas to natural slopes, and re-
contouring graded slopes to mimic natural landforms is required. Refined grading plans for the
individual tentative maps shall be submitted which incorporate sensitive grading techniques in
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order to achieve grading consistent with but more refined than the conceptual grading plan subject
to City approval, prior to approval of any grading permit or tentative map, whichever is submitted
first. [PL, PW]
7. Graded slopes shall be recontoured to resemble the existing natural landforms in the immediate
area, revegetated, and designed to soften or naturalize the look of cut slopes. Grading shall not
extend beyond actual development areas or into open space areas unless for remedial purposes
only. Extensive areas of flat pad grading should be avoided. Building pads should be graded
individually or stepped wherever possible. Building design shall conform to natural land forms as
much as possible. Grades for cut-and-fill slopes should be 3:1 or less. [PL, PW]
8. Fences for individual lots shall be placed at the top of slopes, unless otherwise required due to
subdivision design. Wherever possible, design of the subdivision shall ensure that lot boundary
lines are located at the top of slopes to avoid visible fence lines running down hillsides and visible
interior lot areas. The subdivision design shall also ensure adequate slope angle and area to
facilitate revegetation of slopes and to avoid large, unsightly retaining walls wherever possible.
[PL, PW]
9. The applicant shall comply with the City's grading ordinance. Grading done prior to approval of
Tentative Map approval is at developers risk. [PL, PW]
DEVELOPMENT AGREEMENT
10. The Dublin Ranch Area A project proponent and the City of Dublin shall enter into a development
agreement prior to Tentative Map approval, which shall contain, but not be limited to,provisions
for financing and timing of on and off-site infrastructure, payment of traffic, noise and public
facilities impact fees, affordable housing, and other provisions deemed necessary by the City to
find the project consistent with the Eastern Dublin Specific Plan. At some future date, the
applicant shall be responsible for paying all fees required by the Development Agreement. [PL,
ADM]
NOISE
11. The mitigation measures recommended in the Noise Study for Area A, including the soundwall
along Fallon Road (conducted by Charles Salter& Associates, dated April 17, 1997), shall be
incorporated into the project. If changes in or refinements to development plans result in
inadequate noise mitigation or necessitate undesirable noise attenuation measures , greater
setback distances may be required for some residential units, in order to avoid an unmitigated
significant impact. [PL, B]
* An example of an undesirable noise attenuation measure might be a requirement to construct a 12-foot high
soundwall for homes too close to a noise source.
VISUAL IMPACTS / SCENIC CORRIDOR POLICIES
12. The conceptual plotting plans/visual studies submitted with the application for Area A PD Rezone
demonstrate the general appropriateness of land uses and development standards included with this
LUDP/DPDP with respect to the City's Scenic Corridor Policies and Standards and Eastern
Dublin EIR Mitigation Measures. Compliance with the General Plan and Specific Plan is
contingent upon continued monitoring to address visual impacts throughout subsequent
application processing and development phases. At the time of review for individual tentative
maps and site development review, the City shall determine whether additional or more refined
measures are required to address impacts upon visual resources and scenic/aesthetic resources.
Methods which may be required include, but are not limited to, use of sensitive grading
techniques, sensitive siting of development areas, and berms and landscaping for visual buffers.
[PL]
13. Development in designated scenic corridor areas shall continue to comply with the requirements of
the Dublin Scenic Corridor Policies and Standards [PL]
LANDSCAPE/OPEN SPACE/TRAILS
14. All graded cut and fill slopes shall be revegetated. A detailed landscape plan shall be submitted
with Site Development Review for each tentative map, to address appropriate landscaping for
slopes in open space and other visible areas in the project. Special attention should be paid to
selecting appropriate sustainable vegetation to recreate the scenic resource value of the open space
and hillside areas. A separate landscape plan shall be submitted in conjunction with SDR process
for the golf course facility which addresses the unique landscaping requirements of the golf
course. [PL]
15. Plant materials for revegetated slope shall comply with applicable standards of the City's Wildfire
Management Plan. Meadow grasses may not be acceptable in these areas. [PL, PW]
16. As part of Final Map approval, the dedication for ownership of open space and trail corridors shall
be designated. No credit for these areas and improvements shall be given towards parkland
dedication requirements. All landscape within the open space and common areas, including the
intermittent stream and open space corridor shall be subject to Site Development Review approval.
[P, PL, PW]
17. The project developer(s) shall comply with the applicable Open Space Policies of the General Plan
and Specific Plan and the City's Grazing Management Plan. The project's stream/open space
corridor enhancement and restoration improvements shall comply with the Specific Plan
requirements and shall be submitted with Tentative Map and/or Site Development Review
applications for the project, whichever are submitted first. A minimum 25 foot building setback
from the intermittent stream/open space corridor shall be maintained wherever possible. Setbacks
for this purpose shall be measured from the edge of drainage corridors, as shown on Figures 4.1,
6.2 and 7.33 of the Specific Plan, or as modified by the Area A LUDP/DPDP. [PL]
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18. A Community Homeowners Association shall be created for Area A of Dublin Ranch and a
Declaration of Covenants,Conditions,and Restrictions("Declaration")will be prepared and
recorded. The Declaration will require that the Community Homeowners Association manage and
maintain site improvements as established by the Development Agreement required by the EDSP,
including but not limited to:open space,including fire buffer zones,intermittent stream/open
space corridor and trails;community and neighborhood entries;landscaping,parkway areas,
monumentation,water features,lighting,signage,walls,and fences,street trees,street signs,
walks,and street furniture as. The Declaration will establish easements and other rights-of-way
necessary for the Community Association to fulfill its responsibilities. The Declaration will
specify that it cannot be amended without the consent of the City. One or more separate
homeowners associations may be needed for the individual residential areas for ownership and
maintenance of private improvements which are common to the particular residential areas but
which are not for the use of the entire community.[PL,ADM]
19. In order to optimize use and provision of open space in the project,trails,pedestrian pathways,
bicycle lanes and access roads and points shall be provided. Trails shall be constructed to provide
continuous routes linking residential projects,public areas and existing or planned trails in the
vicinity. Such trails,pedestrian pathways,fire access roads,bicycle lanes and access points shall
be provided as illustrated on the LUDP/DPDP recreation amenities/pedestrian circulation plan
approved with this project. Convenient connections and access points to these trails,intermittent
stream corridors,open space,or other parks or circulation system from individual developments
shall be provided,using signage and access points in centralized locations with visible and clear
access(minimizing areas hidden by structures),so that access to trails occurs via prominent and
visible trailhead markers.Methods to provide connections which are strongly encouraged include
greenbelts,parkways,landscaped perimeter areas&common areas,openings at ends of cul-de-
sacs,and other private recreation facilities. Design of these areas is subject to the review and
approval of City Police,Fire,Parks&Community Services,Planning,and Public Works
Departments,at the time of tentative map and Site Development Review.[PL,PO,F,PW,P]
20. Construction and phasing of trails shall be addressed in further detail with review of the Tentative
Map. Trail construction shall be coordinated and interim trail segments may be required to
provide links or loops in areas lacking connections to future trails,or to avoid"dead ends",until
complete trail loops are constructed.Developer-provided bond or other financial security
mechanism may be required.[F,PW,PO,PL,P]
21. Appropriate all weather surface for vehicular access to open space,various trail systems and some
residential areas,as shown on the LUDP/DPDP,shall be provided and maintained on a continuous
basis,to the satisfaction of the Fire Chief,Public Works Director and Community Development
Director.Trails shall be constructed to provide continuous routes linking residential projects,
public areas and existing or planned trails in the vicinity as depicted on the recreation
amenities/pedestrian circulation plan approved with the project. Additional trail segments may be
required to be constructed in the interim,to provide links or loops in areas lacking connections to
ultimate trails,until complete trail loops are constructed.[F,PW,PO,PL,P]
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lacking connections to ultimate trails, until complete trail loops are constructed. [F, PW, PO, PL,
P]
BUILDING
22. All project construction shall conform to all building codes and ordinances in effect at the time of
building permit. [B]
PARKS AND RECREATION
23. The applicant shall comply with the City of Dublin Municipal Code , Chapter 9.28 Dedication of
Land for Park and Recreation Purposes and the Dublin Parks and Recreation Master Plan park
dedication and design requirements by either dedicating required acreage of park land, or paying
park dedication in-lieu fees, or providing a combination of both park land dedication and in-lieu
fees based on the maximum number of units proposed, prior to Final Map approval. Additional
details regarding park dedication shall be addressed in the development agreement for Area A. [P,
PW, PL]
BIOLOGICAL RESOURCES
24. The applicant shall comply with all Eastern Dublin Specific Plan EIR mitigation measures for
mitigating potentially significant plant and animal species impacts (e.g. Applicant shall submit a
preconstruction survey prepared within 60 days prior to any habitat modification to determine
whether or not sensitive species are present. A biologist shall prepare the survey which shall be
subject to the Planning Department review and approval). Any updated surveys and/or studies that
may be completed by a biologist prior to Tentative Map application shall be submitted with the
Tentative Map application. [PL]
TRAFFIC/PUBLIC WORKS
25. Project shall be subject to all adopted standards and project specific conditions of the Public
Works Department. Development shall comply with conditions of approval identified in
Memorandum dated October 23, 1997, included as Attachment A-1. Any minor modifications to
the City's roadway standards shall be subject to the review and approval of the Public Works
Director.[PW]
26. Installation of Roadways, Public Improvements and Infrastructure shall be completed by
developer. The Development Agreement required for this project shall include details about the
phasing and financing of improvements, funding mechanism for maintenance of open space areas
and homeowners association maintenance. The phasing of improvements is subject to the
approval of the affected City Departments. The Development Agreement is required prior to
approval of any tentative subdivision maps. [PL, PW, ADM]
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27. The applicant shall submit updated traffic studies with each Tentative Map application and the
study shall be subject to review and approval by the Public Works Director. Appropriate traffic
mitigation measures will be identified and included as conditions of Tentative Map approval.
Such traffic mitigation may include,but not be limited to: [PW]
a. Traffic signalization
b. Roadway shoulder construction
c. Frontage improvements
d. pavement widening
e. Overlays of existing pavement
f. Dedications of right-of-way
g. Restriping
h. Installation of any improvements in phases,where phasing is proposed
28. Where decorative paving is installed in public streets,pre-formed traffic signal loops shall be used
under the decorative paving. Where possible,irrigation laterals shall not be placed under the
decorative paving. Maintenance costs of the decorative paving shall be considered in the
Development Agreement and a funding mechanism shall be developed which is acceptable to the
City Manager. Decorative paving plans shall be submitted with the Tentative Map submittal and
shall be subject to the review and approval of the Public Works Director. [PW,ADM]
29. Street lights on arterial streets shall be the City Standard cobra head luminaries with galvanized
poles. Where decorative lights are to be used on residential streets,these lights shall be designed
so as to not shine into adjacent windows,shall be easily accessible for purchase over a long period
of time(e.g.30 or more years),and shall be designed so that the efficiency of the lights does not
require close spacing to meet illumination requirements. A street lighting plan demonstrating
compliance with this condition shall be submitted with the Tentative Map application and shall be
subject to the Public Works Director's review and approval. [PW]
30. Street name signs shall display the name of the street together with a City Standard shamrock logo.
Posts shall be galvanized steel pipe or other material acceptable to the Public Works Director. A
street sign plan shall be submitted with the Tentative Map application and shall be subject to the
Public Works Director's review and approval. [PW]
FIRE
31. The development shall comply with all Alameda County Fire Department(City of Dublin's Fire
Service/Prevention provider)fire standards,including minimum standards for emergency access
roads and payment of applicable fees,including a Fire Capital Impact Fee.This project shall be
subject to the additional conditions contained in the memorandum from the Dublin Fire Prevention
Division,dated October 10,1997,included as Attachment A-2.[F]
32. Prior to approval of the first tentative map,a vicinity plan for emergency access shall be provided,
subject to review and approval of the City and Alameda CountyDepartment(City Fire Cit of Dublin's
Fire Service/Prevention provider). The plan shall show connections of new fire roads/trails to
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existing and proposed roads,trails,structures,vegetation fuel load type, and water supply
locations. Details of improvements needed for accessibility beyond main roads,such as location,
width,number of access points to development,and off-site improvements needed,shall be
reviewed and finalized to City's acceptance prior to approval of first tentative map.
33. "Fire Apparatus Access Roads"are needed to provide access and emergency service to structures
and buildings. "Fire Roads/Trails"are needed to provide access and emergency service to
wildland interface/open space areas and other public areas. The following fire roads are required
for the Area A project:
a. A Fire Apparatus Access Road shall have a paved surface capable of supporting the
imposed load of a fire apparatus with a minimum clear width of 20'and a vertical
clearance of 13'6",and shall provide for local drainage,subject to City approval. A Fire
Apparatus Access Road shall be provided to the golf course maintenance facility,and any
other structures/buildings.
b. Fire Roads/Trails shall be a minimum of 12'wide with a vertical clearance of 13'6". An
additional 4'clear space shall be provided on each side of the fire road and shall be
maintained free of obstructions. The road surface shall be capable of supporting the
imposed weight of a fire apparatus,must be provided with an all-weather surface,and shall
provide for local drainage,subject to City approval. Fire Roads/Trails shall be provided to
access the golf course and slope areas as follows:
(1)On the east side of the project adjacent to the golf course and the wildland
interface/open space. The fire road/trail shall be accommodated within the cart path and
shall run between the golf maintenance facility and the collector street west of the future
elementary school site.
(2) Along the west side of this project,adjacent to Dublin Ranch Phase I,with multiple
points of access to the Phase I residential area as depicted in the approved Phase I PD
documents and which ties into the northern most cul-de-sac of Phase I.
(3) Along the east side of the project adjacent to the wildland interface/open space next to
neighborhood L-7(may be combined with the regional trail shown on the Pedestrian and
Vehicular Circulation Plan exhibit).
c. Additional fire access road width shall be provided at entry points,curves,and/or
connecting points,as necessary for emergency apparatus operations.
d. Signs shall be posted on all fire roads/trails stating"FIRE ROAD ACCESS POINT-
KEEP CLEAR".
34. The applicant shall comply with the City's adopted Wildfire Management Plan. A Vegetation
plan and maintenance management plan for buffer areas between the development and/or golf
course and the wildland interface areas shall be provided and subject to review of the City and
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Alameda County Fire Department(City of Dublin's Fire Service/Prevention provider), prior to
Site Development Review approval. Other Plan requirements may be incorporated into the
CC&Rs for the Dublin Ranch Area A project. [F, PL, PW]
UTILITY/SERVICE PROVIDERS/POSTAL SERVICES
35. The location and siting of project specific wastewater, storm drainage and potable water system
infrastructure shall be consistent with the resource management policies of the General Plan and
Eastern Dublin Specific Plan. [PL, PW, DSR]
36. Applicant shall provide Public Utility Easements per requirements of the City of Dublin and/or
public utility companies as necessary to serve Area A with utility services. [PW]
37. The applicant shall confer with local postal authorities to determine the required type of mail units
and provide a letter from the Postal Service stating their satisfaction at the time the Tentative Map
and/or Site Development Review submittal is made. Specific locations for such units shall be to
the satisfaction of the Postal Service and the Dublin Planning Department. [PL]
38. Prior to issuance of building permits, the applicant shall provide "will serve" letters from
appropriate agencies documenting that adequate electric, gas, telephone and landfill capacity is
available prior to occupancy. [PL]
39. Applicant shall work with LAVTA to establish the need, bus route(s), bus turnouts, bus stop sign
locations, bus shelter locations, and other transit amenities for this project prior to Site
Development Review and/or Tentative Map approval. Applicant shall design bus turnouts, transit
shelters and pedestrian paths (sidewalks) consistent with the proposed LAVTA routes and stops
and the City of Dublin's requirements and standards prior to issuance of building permits for the
residential units. Conceptual design plans shall be submitted with the Site Development Review
and/or Tentative Map application submittal and subject to the Public Works Director review and
approval. Construction shall be undertaken as part of the street improvement work. [PW]
40. Developer shall comply with the requirements of the NPDES program. [PW]
41. The applicant shall comply with all Alameda County Flood Control and Water Conservation
District - Zone 7 Flood Control requirements and applicable fees. [Zone 7, PW]
42. The applicant shall comply with all Dublin San Ramon Services District requirements and
applicable fees, including but not limited to the following: [DSR, PL, PW]
a. Any new reservoir construction shall comply with DSRSD's requirements. [DSR, PW]
b. The project shall comply with the DSRSD Ordinance#276, establishing Recycled Water Use
Zone 1 in Eastern Dublin. A recycled water distribution system for the landscaping within
Dublin Ranch Area A shall be provided per the City of Dublin, Zone 7, and DSRSD
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requirements. The landscaping areas must meet City of Dublin Water Efficient Landscape
Ordinance requirements. [PW, Zone 7, DSR]
c. All on- and off-site potable and recycled water and wastewater facilities shall be constructed in
conformance with DSRSD Major Infrastructure Policy (Res. 29-94). The applicant shall submit
plans for the potable and recycled water and sewer system to service this development
acceptable to DSRSD, pay fees required by DSRSD and receive DSRSD's approval prior to
issuance of any building permit. Developer-dedicated facilities shall be in conformance with
the DSRSD Standard Specifications and Drawings. [B, PW, DSR]
43. The applicant shall provide a"will-serve" letter from DSRSD prior to issuance of the grading
permit for the grading that creates individual building sites, which states that the Dublin Ranch
Area A project can be served by DSRSD for water and sewer prior to occupancy. [B, PW]
GOLF COURSE
44. The first nine holes of the Golf Course shall be graded and planting started prior to the issuance of
building permit for the 250th unit in Area A, and the second nine holes shall be graded and planted
prior to the issuance of building permit for the 500th unit in Area A. [PL, B]
45. Signage shall be provided restricting public access to play areas of the golf course for safety
purposes. Signage shall be reviewed at the tentative map and site development review stage. [PL]
46. A route shall be provided to allow the public safe crossing of the golf course for pedestrians from
neighborhoods L-2, L-3, L-4, and L-5 to Fallon Road and public facilities to the west and south.
A proposed route shall be submitted to the City, subject to City review and approval prior to
approval of any tentative map. [PL, PW]
47. A building permit for construction of the Clubhouse and Recreation Facility shall be obtained
prior to the issuance of the 250th building permit in Area A, along with the development of the
first nine holes of the golf course. These facilities shall be subject to review and approval by the
City via the Site Development Review process.
48. Based upon the analysis included with the Area A LUDP, the golf course, clubhouse, tennis, and
swimming pool facilities will require a total of 182 parking spaces. Parking location, circulation,
and access will require more detailed review by the City's traffic engineer at the Site Development
Review stage. If size or function of proposed facilities changes significantly from this proposal,
parking needs will be reassessed to ensure adequate land area is available for the facilities and the
necessary parking. [PL]
16
EASTERN DUBLIN SPECIFIC PLAN/GENERAL PLAN AMENDMENT FINAL EIR MITIGATION
MEASURES
49. The applicant shall comply with the City's solid waste management and recycling requirements.
[ADM]
50. The applicant shall comply with all applicable action programs and mitigation measures of the
Eastern Dublin General Plan Amendment/Specific Plan and companion Final Environmental
Impact Report (FEIR), respectively, that have not been made specific conditions of approval of
this PD Rezone. [PL]
MISCELLANEOUS CONDITIONS
51. The applicant shall pay all City of Dublin fees, including processing fees and development impact
fees, at the times specified in the applicable fee ordinance or resolution which are in effect at such
times. Development impact fees include but are not limited to the Eastern Dublin Traffic Impact
Fee, the Freeway Interchange Fee, the Public Facilities Fee, the Noise Mitigation Fee, and the Fire
Impact Fee, and the contemplated fee for regional traffic improvements. Processing fees include
but are not limited to fees for adoption and implementation of the Eastern Dublin Specific Plan.
PASSED,APPROVED AND ADOPTED this 18th day of November, 1997.
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
g:\pa96038\ccres-a.doc
17
�S
EXHIBIT D-1
LAND USE AND DEVELOPMENT PLAN/
DISTRICT PLANNED DEVELOPMENT PLAN
CONSISTING OF A PROJECT DESCRIPTION,LAND USE PLAN,SITE PLAN,DESIGN GUIDELINES
(INCLUDING LAND USE AND DEVELOPMENT STANDARDS),DESIGN CONCEPTS,AND OTHER
TEXT AND SUPPLEMENTAL DIAGRAMS,STAMPED BY CITY"RECEIVED OCTOBER 20, 1997"
(WITH THE EXCEPTION OF THE PROJECT DESCRIPTION TEXT,
THE ABOVE ITEMS WERE SENT UNDER SEPARATE COVER)
7(to
Dublin Ranch Area A • October 1996 • Rev. October 1997
Project Description
for
DUBLIN RANCH AREA A
Planned Development District and
Land Use and Development Plan/
District Planned Development Plan
(PA 96-038)
Introduction
Dublin Ranch is located within the Eastern Dublin Specific Plan Area and is comprised
of a total of 1,227 acres. The portion of Dublin Ranch that has been annexed to the City
of Dublin with Resolution 94-21 consists of 1,027± acres. A Planned Development
Rezone (P.D.) plan and application for Phase I of the Dublin Ranch development was
approved by the City Council on January 23, 1996 (PA 95-030). That approval was for a
210 acre portion of the annexed area which included 847 Single Family and Medium
Density residential units, a neighborhood park and undeveloped open space.
A Conditional Use Permit was approved by the City Council on June 3, 1997, which
.--,. modified the previously approved Phase I P.D. This modification included the relocation
of a 10 acre elementary school site and approximately two acres of open
space/intermittent stream corridor to include them within the Phase I development
boundary. The changes to the approved P.D. included a revised Project Area boundary to
accommodate the school adjacent to the neighborhood park site and minor shifts in
residential neighborhood layouts in response to lots displaced by the school. With the
school relocation, the revised Phase I Project Area now totals 224± acres.
In September 1996, a P.D. Rezone proposal (PA 96-039) was submitted to the City of
Dublin for Areas B-E, which encompasses a 453± acre portion of the annexed area of
Dublin Ranch. Specific land uses within Areas B-E include 1875 Rural Residential,
Medium, Medium High, and High Density residential units, 99 acres of General
Commercial/Campus Office designated lands, 92 acres of Rural Residential/Agriculture
land, undeveloped open space, one half elementary school, four acres designated as PD
Future Study Area/ Rural Residential/Agriculture, a portion of a high school, two
community parks and a neighborhood square.
Area A, hereinafter called the Project Area, covers the remaining annexed lands and is
generally bordered by a portion of Phase I of Dublin Ranch on the west, the previously
noted Areas B-E on the south and north, and lands of Jordan and Fallon Enterprises on
the east. The Project Area contains a mixture of uses including Rural
Residential/Agriculture, Open Space and Low Density Residential. A portion of the
Open Space and Rural Residential/Agriculture designated lands are proposed to
accommodate an 18-hole golf course and associated facilities.
Page 1 of 9 • Project Description
server:CONNIE:M isc.:I996:16034-20cg I0/8/96ProjDesA
EXHIBIT 0 - I 7 ?
Dublin Ranch Area A • October 1996 • Rev. October 1997
The 1,037 acre annexation area was pre-zoned in conformity with the Specific Plan land
use designations as part of PA 94-030 in 1994. Consistent with the provisions of Section
8-31 of the Dublin Zoning Ordinance, a Land Use and Development Plan (LUDP) is now
being sought to finalize the zoning for the Project Area. The Eastern Dublin Specific
Plan makes no mention of a LUDP for implementing the provisions of that Plan. Instead
it uses the term District Planned Development Plan (DPDP) which is very similar in
nature to a LUDP. In order to provide consistency between the Zoning Ordinance and
Specific Plan, PA 96-038 will be referred to henceforth as a LUDP/DPDP.
Community Theme
Key elements of the "upscale rural" community theme established for Phase I of Dublin
Ranch will also be incorporated into portions of the Project's development area. This
theme will also serve to reinforce the rural character of the landscape and topography.
Architectural styles that have been identified for this project will be based on the
architectural past of both Dublin and the surrounding region. They provide for a mixture
of different, yet compatible, "period" styles. Rail fencing, stone pilasters and tree groves,
based upon the Tri-Valley farming and ranching heritage, will reinforce the theme
imagery. The replication of these landscape and architectural materials and forms will
provide a unified appearance while creating a classic and livable community.
Existing Land Use
Existing land use within the Project Area is predominantly agricultural, consisting of
cattle grazing and dry farming of grain and hay crops. No residences or other structures
exist within the Project Area. Adjoining properties to the east, north and west are also
currently used for cattle grazing and consist of rural open space with limited agricultural
and rural residential uses. The southerly boundary of the property directly abuts a portion
of the future Fallon Road extension.
Existing Site Conditions
The Project Area is primarily open grassland with very few trees and is comprised of two
distinct topographic areas suited for development uses which are separated from each
other by a major valley within which the future Fallon Road extension will be located.
The first portion of the Project Area is a"T-shaped" knoll area of 30-35 acres that borders
the westerly limits of the major valley. Elevation change between the crest of the knoll
area and the lowest limit of the proposed development area is approximately 80 feet.
Average slope across this portion of the Project Area is typically five to seven percent.
The second distinct area contains approximately 100 acres and is comprised of a series of
minor ridges and valleys located east of the proposed extension of Fallon Road. Much of
this area is not directly visible from large portions of I-580 as well as the lower reaches of
Fallon Road. Average existing slope across this area is approximately six to eight
percent. This area drains from north to south through two intermittent drainage courses
that are fed by sub-drainage areas from the east and west. Portions of these drainage
courses have been identified as jurisdictional waters according to the US Army Corps of
Engineers. The only existing trees (eucalyptus) within the Project Area are located in a
Page 2 of 8 • Project Description
CONNIE M c:19%:1603420%I 0/896Arc.A
28
Dublin Ranch Area A • October 1996 • Rev. October 1997
narrow valley running north/south along a portion of the eastern boundary of Dublin
Ranch.
Over the past six years H.T. Harvey & Associates has undertaken various biological
surveys on the Dublin Ranch property relative to special status plants and wildlife species
as well as a delineation of areas subject to U.S. Army Corps of Engineers jurisdiction
(See Appendix B). San Joaquin kit fox surveys, wetland delineation, special status plant
surveys and herpetological surveys previously undertaken on the Dublin Ranch properties
apply to all the Project Area. The fairy shrimp surveys apply to Area C, although other
areas were searched for suitable habitat. The golden eagle nest surveys apply to Area D.
With respect to jurisdictional areas, three seasonal drainages within the Project Area,
comprising approximately .67 acres, meet the criteria for "wetlands" and "waters of the
United States" and are subject to Corps jurisdiction. No special status plants were found
within the entire Dublin Ranch property. Previous surveys of the Dublin Ranch property
and surrounding areas, undertaken according to agency protocol did not detect the
presence of the San Joaquin kit fox, a federal endangered and state threatened species, or
areas that may have been inhabited by the kit fox. Repeated surveys for California tiger
salamanders, red-legged frogs or special status invertebrates have all resulted in the
conclusion that these species do not inhabit the Project Area.
Hazardous Waste Analysis
A Phase 2 site assessment of the Project Area has been recently conducted by Berlogar
Geotechnical Consultants to determine the presence of any on-site hazardous waste and
substance sites. The findings of this study indicate that no problem sites were found (See
Appendix A). In addition, an environmental records search was previously conducted by
Berlogar Geotechnical Consultants for the Dublin Ranch - Phase I project site to
determine if the site was included on a list of hazardous waste and substance area. The
results of this search indicated that neither this particular site nor any areas within a two
mile radius of the center of the site (which includes lands within the Project Area) are
listed as a hazardous site, hazardous material generator or transporter, or known to have
underground storage tank leaks.
Project Access/Circulation
Access to the Project Area will ultimately be provided primarily from Fallon Road, an
existing two lane paved road that terminates approximately 5700 feet (1.1 miles) north of
1-580. Fallon Road is the principal north/south arterial roadway in the Project Area and
those portions of Fallon Road within the limits of Area A are scheduled to be a four-lane
divided arterial according to the Eastern Dublin Specific Plan recommendations. It is
anticipated that initially a two lane section of the future Fallon Road will be constructed
from the northerly neighborhood entrances in Area A to link with the existing terminus of
Fallon Road. Ultimately the lower portion of the existing Fallon Road will be abandoned
and a new Fallon Road arterial constructed in the proposed Specific Plan location at some
point following buildout of Area A.
Community entries to the project will be constructed along Fallon Road and will be
linked with the residential collector street that will loop through the site. Key residential
Page 3 of 8 • Project Description
LONNIE:M. 1996-I6034-20gI0/6A6M.,A
7
Dublin Ranch Area A • October 1996 • Rev. October 1997
collector streets will be designed with a landscaped parkway section along each side of
the street similar to that proposed for Dublin Ranch - Phase I. Street alignments for
arterials that traverse the Project Area will be coordinated with abutting property owners
and finalized prior to tentative map submittal.
Residential streets within low density, single family residential neighborhoods will likely
be public streets based on a slightly modified version of the City of Dublin's design
standards. Additional design criteria for an alternative private street option will be
developed if gated neighborhoods (e.g. in Neighborhood L1) are found to be desirable.
Street circulation systems within neighborhoods are designed to allow for visibility and
safety, pedestrian connections to open space areas and emergency access requirements. It
is anticipated that streets within the low density single family neighborhoods which are
gated will be privately owned and maintained by a homeowners' association.
The proposed LUDP/DPDP for the Project Area is consistent with the Eastern Dublin
Specific Plan, it's EIR and Traffic Study. Since the approval of the Specific Plan, the
City of Dublin and other Tri-Valley agencies have adopted and are now using the Tri-
Valley Transportation Model to forecast future traffic volumes throughout the area. The
model is also used to determine future levels of service at key intersections and roadway
links in the area. The model was used to evaluate traffic volumes for the recently
proposed amendment to the Specific Plan, which included minor land use and highway
network modifications for Alameda County's Santa Rita property. The area that is the
subject of the current application was included in the recent update; the model results
were similar to those included in the original Specific Plan.
The table below describes the land use and related traffic information for the traffic-
intensive uses contained in the Project Area.
Land Use Quantity Daily A.M. P.M.
Trips Trips Trips
Low Density Residential 573 d.u. ▪ 5730 573 573
18 Hole Golf Course • 677 58 61
Total 6407 631 634
The impact of these trips on the street system has been determined in the Specific Plan
traffic studies and the streets have been sized accordingly. In accordance with typical
City requirements, follow-up traffic studies will be conducted with each phase of the
planned development to determine when various street improvements are required in
order to maintain acceptable levels of service.
Schools
The LUPD/DPDP previously submitted in October 1996 for Area A included a 10.0 acre
elementary school site and adjacent Open Space/intermittent stream corridor on the west
side of Fallon Road immediately south of the residential collector link to Phase I of
Dublin Ranch. This updated submittal shows the school site and portion of intermittent
stream corridor eliminated from Area A. These uses have been incorporated within the
boundary of Dublin Ranch Phase I (PA-95-030) based on City Council approval of a
Page 4 of 8 • Project Description
Ct)V\IE:Mi.€:19%;I MJF 2Ury IMr%ArcaA
Dublin Ranch Area A • October 1996 • Rev. October 1997
Conditional Use Permit on June 3, 1997 in accordance with the provisions of Section
8.31.18 of the Dublin Zoning Ordinance.
Parks and Open Space
An 18 hole golf course designed by the firm of Robert Trent Jones II will be constructed
within portions of the Open Space and Rural Residential/Agriculture designated lands.
The 5000 yard, par 62 layout features nine holes on both sides of Fallon Road with each
nine returning to the clubhouse located just east of Fallon Road at the northerly
community entry. The clubhouse is intended to include a pro shop, small restaurant for
golfers and interior cart storage. A maintenance facility located in the northeast corner of
the Project Area will be accessed directly from Fallon Road. Specific details regarding
management of the course will be addressed further during the planning and approval
process. However, at the present time, it is intended that the course will be a privately
owned facility that will be open for public play on a daily fee basis.
A private community-oriented recreational facility is intended to be constructed adjacent
to the golf clubhouse complex to provide additional recreational opportunities that will
not be provided within either the Project Area or the neighborhood park planned for
Phase I of Dublin Ranch. This facility would be owned and maintained by a community
homeowner's association comprised of all Area A residents. Recreational amenities such
as tennis courts, community pool and children's wading pool with seating and sunbathing
areas are intended to be provided.
An intermittent stream/open space corridor is proposed to extend from north to south
through portions of the Project Area. It will serve as a linear pedestrian circulation route
linking neighborhoods to the southern community park, open space areas, elementary
schools, and other community amenities. Additionally, this corridor will provide
enhanced wildlife habitat opportunities. A multi-use trail will occur along one side of the
stream corridor. It will link with other trail systems to provide access throughout the
project to off-site local and regional systems. The trail will be designed for shared use by
pedestrians and bicyclists.
The intermittent stream/open space corridor improvements will be constructed by the
developer in conjunction with development of other amenities and will be transferred to
the City of Dublin upon completion to be owned and maintained as public park facilities.
Utility Services
Water, sewer and recycled water services will be provided to the Project Area by the
Dublin-San Ramon Services District (DSRSD) according to the District's Eastern Dublin
Facilities Master Plan. At the present time it is anticipated that water service for the
Project Area will be provided by a new Zone 3 reservoir, pump stations and distribution
mains (located in major streets). Final locations and sizing of these facilities will be
based on the recommendations of the DSRSD Facilities Master Plan. This infrastructure
will be required to be in place prior to completion of the first home.
�..,� Sewer services for the Project Area will require connection to DSRSD's existing system.
A gravity sewer main will likely be extended easterly from Phase I of Dublin Ranch.
Page 5 of 8 • Project Description
C1)N\1EMi.c.:1996:1601620cyIO/V96A.e.A
Dublin Ranch Area A • October 1996 • Rev. October 1997
Final sizing and location of sewer facilities will be determined in conjunction with
DSRSD.
When available from the DSRSD Wastewater Treatment Plant, recycled water could be
provided by DSRSD to reduce potable water use by the golf course and other large
landscape areas. The zones within which recycled water will be supplied will be
designed by DSRSD after completion of ongoing studies. The details regarding how
recycled water will be integrated with development of the Project Area are not presently
known, however, it is envisioned that portions of the development area including the golf
course will ultimately be served with recycled water facilities. Final sizing and location
of recycled water facilities will be determined by DSRSD in accordance with their
Facilities Master Plan.
Proposed Development Concept
Since all of the area encompassed by PA 96 - 038 is a LUDP/DPDP, approval would
constitute final zoning for the property. Issuance of building permits for any portion of
the property would require a development agreement, tentative map and site development
review approval.
The proposed LUDP/DPDP exhibit for the Project Area is based closely on the type,
location and intensity of land uses found in the Eastern Dublin Specific Plan. Based on
calculations of the approximately 352 acres within the Project Area, acreages allocated to
designated land uses in the proposed LUDP/DPDP and approved Specific Plan are as
follows:
Proposed LUDP/DPDP Specific Plan
Low Density Residential (L) 135.3 acres 167.7 acres
Rural Residential/Agriculture (RRA) 71.5 acres 65.8 acres
Open Space (OS) 144.7 acres 118.0 acres
Total Area A 351.5 acres 351.5 acres
A range of single family, detached housing types is planned for the designated residential
neighborhoods. The conceptual layout of residential areas is graphically depicted on the
Illustrative Site Plan exhibit included in the submittal package. The specific breakdown
by housing type, density and unit number for Area A neighborhoods is as follows:
NEIGHBORHOOD MINIMUM ACREAGE DWELLING DENSITY
DESIGNATION LOT SIZE UNITS (D.U./AC.)
L1 80' X 100' 36.2 118 3.3
L2 50' X 100' 10.9 52 4.8
L3 50' X 100' 16.3 86 5.3
L4 60' X 100' 16.8 73 4.3
L5 60' X 100' 13.5 56 4.1
L6 50' X 100' 21.3 97 4.6
L7 50' X 80' 20.3 91 4.5
/114N
TOTAL 135.3 573 4.2
Page 6 of 8 • Project Description
CYI,'\IE'Miec.:1996:IW3N-246IG)%Me.A ,To)
•
Dublin Ranch Area A • October 1996 • Rev. October 1997
Seven distinct neighborhoods are included in the Plan - all designated as single family
residential. The gross acreage of those housing types and the number of units permitted
by the density ranges contained in the Eastern Dublin Specific Plan are as follows:
Housing Type Gross Acreage Unit Range
Min. Max.
Low Density Residential 135.3 121 811
PA 96 - 038 provides a broad outline of how the 352 acres in the Project Area will be
developed. The next steps in the development process are Site Development Review and
Tentative Map approvals. No amendment to PA - 96 - 038 is required as long as the
following conditions are met:
• The maximum number of dwelling units does not exceed 573.
• The upper limits of the density ranges of the Low Density Residential
zoned portions of the Project Area are not exceeded.
The permitted and conditionally permitted land uses for the Project Area shall be as listed
in this LUDP/DPDP. Listed as conditional uses in all districts are churches and day care
centers.
A number of other key elements of the Dublin Ranch Planned Development District and
Land Use and Development Plan/District Planned Development Plan proposal for Area A
include the following:
• Modifications to the number of dwelling units shown on the Plan may be made at Site
Development Review if the total number of units does not exceed 573.
• Dwelling units in the Low Density Residential area may only be detached.
• Site design of the individual neighborhoods may vary from that shown in PA-96-038
if the number of units in a neighborhood is adjusted, however, the general circulation
concept proposed cannot be altered.
• Eight distinct architectural styles are described in the Design Guidelines section as
well as on the architectural elevations. Any or all of these styles can be utilized in an
individual neighborhood. Additional styles can be permitted at Site Development
Review if it is determined they would not change the overall character of the plan.
• Plans may be resubmitted for Site Development Review for amendments as long as
the changed plans are consistent with the provisions of PA-96-038.
The site plan, architectural elevations and landscape plan and details included as part of
this Land Use and Development Plan/District Planned Development Plan (PA-96-038)
are conceptual in nature. Final architectural and landscape design and site planning will
occur at the time of Site Development Review and no formal amendment of PA 96-038
will be required as long as the materials submitted to Site Development Review are in
Page 7 of 8 • Project Description
t'OWE:N..c..O.1601420.110/196AreN
Dublin Ranch Area A • October 1996 • Rev.October 1997
substantial conformance with this District Planned Development and Land Use and
i••� Development Plans as well as the Eastern Dublin Specific Plan.
A community homeowners' association will be created for Area A of Dublin Ranch and a
Declaration of Covenants, Conditions and Restrictions (Declaration) will be prepared and
recorded. The Declaration will require the community homeowners' association to
manage and maintain the following:
• open space lands and pedestrian pathways owned by the HOA
• community and neighborhood entries, including associated landscaping,
monumentation, water features, lighting, signage, walls and fences.
• private community recreational facilities owned by the HOA
• landscaping, street trees, walks and furniture along key residential collector streets as
identified within the Project Area.
The Declaration will establish easements and other rights-of-way necessary for the
community association to fulfill its responsibilities. The City will own and maintain the
intermittent stream/open space corridors, including the trail systems which occur within
these corridors.
Benefits and Costs of the Project
PA 96 - 038 will allow construction of up to 573 dwelling units in the Project Area
increasing the assessed value of the City by approximately $156,000,000. In addition, the
proposed golf course and ancillary facilities will provide another$13-15,000,000 increase
in City valuation.
Many of the residences in the Project Area are anticipated to be in a price range projected
to be affordable to future employees in the City of Dublin which will help assure that a
jobs/housing balance can be maintained in the City. Residents of the Project Area will
strengthen the market for the commercial component of the Eastern Dublin Specific Plan
thereby increasing sales tax revenue for the City.
All infrastructure and capital facilities associated with PA 96 - 038 will be paid for by the
project. Normal expenditures of City services (fire, police, recreation, general
administration, etc.) will be required by the development. Based on the above noted
valuation projections as well as the City/County tax sharing agreement, approximately
$432,000 per year in additional property tax revenue to the City will ultimately be
generated by the development of the Project Area. It is anticipated that this revenue as
well as the increased local sales taxes due to project residents will cover the majority, if
not all, of these public services costs.
Page 8 of 8 • Project Description
CONNIE:M., 1996:1603429s10.4A6A.A (Q,
V LI
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: October 28, 1997
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Tasha Huston, Associate Planner
SUBJECT: PA#96-039 Dublin Ranch"Areas Plan Am nd Development
vt lop/General Plan)
Rezone and Eastern Dublin Specific
Amendment
PROJECT The applicant is requesting a Planned Development (PD) District Rezone
DESCRIPTION: approval for an approximately 453-acre site. The project involves
rezoning the site from an overall PD District to several distinct zoning
designations, including: PD Medium Density Residential (78.8 acres; 802
dwelling units); PD Medium-High Density Residential (8.6 acres; 172
dwelling units); PD High Density Residential (23.6 acres; 744 dwelling
units); PD Medium Density Residential/CommunityPar Park
2 acres,
acres; 156
units potentially); PD Rural Residential/Agriculture
dwelling); PD General Commercial (41.2 acres); PD Campus Office (44.6
acres); Community Park (84.8 acres); PD Open Space (32.4 acres);
Neighborhood Square [an Open Space Use] (2.0 acres); Elementary
School (partial site, 4.4 acres); High School (partial site,20.0 acres); and
establishing permitted uses, development
eci is Plan and General Plandesign
guidelines. The project also involves Sp
amendments to land uses previously
t shown Park;for a l0 acre and for 4 5 acreary
s of
school site and a portion of the Community
residential located within the Airport Protection
d Development Plan
Planned Development includes a LandUse anDPDP),to illustrate the
(LUDP)/District Planned Development Plan
general development concept and guide further subdivision of the property
for development. Additional descriptions
proposed Planned Development Land Use and
concept are contained in the and
Development Plan(LUDP)/District Planned Development Plan(DPDP),
included as Attachment D-1 to this report.
Copies To: Applicant/
Item No. Property Owner
PA File
General File
City Attorney
C6 'I
1
BACKGROUND:
This project is located East of Tassajara Road,in an area covered by the Eastern Dublin Specific
Plan. The Specific Plan was adopted by the City of Dublin in November 1993,and established
land use designations for approximately 3300 acres of land east of the Camp Parks military
reserve. A large component of the plan area was annexed to the City in 1995,including 1,037
acres owned by the Jennifer Lin Family,known as the Dublin Ranch project.Upon annexation,
Dublin Ranch was Prezoned with a Planned Development overlay designation. The proposed
Planned Development(PD)District Rezone for Areas B-E covers approximately 453 acres of the
Dublin Ranch annexed area,and identifies more detailed land uses than the current PD zoning
designation. It is the third proposed Planned Development on the Dublin Ranch property;the
first was approved in January of 1996,and is known as Dublin Ranch Phase I,and the second is
the Dublin Ranch Area A project,being processed concurrently with this proposal. Thus,the
current proposal for a PD Rezone is one of a series of actions necessary to implement the Eastern
Dublin Specific Plan. Other approvals have occurred prior to this project,and additional
approvals will be considered by the City after this Rezone,including tentative maps,
development agreements,Site Development Review,and other development permits.
ANALYSIS:
The project is defined as a Planned Development(PD)District Rezone for the Dublin Ranch
Areas B through E,which will accomplish the following:
-assign more refined zoning designations than the previous PD Prezone
-locate these zoning designations on a land use plan
-describe conceptual residential lot and street layouts on conceptual lotting plans
-describe conceptual design and architecture of residential and non-residential
development
-locate conceptual layout of various related development improvements and amenities,
including an intermittent stream corridor,community parks,major streets,etc.
-establish development standards and conditions of approval for development under the
refined zoning designations.
The proposed physical development consists of up to 1,875 dwelling units in eleven distinct
neighborhoods accommodating a range of housing types. Single-family detached homes on lots
ranging in size from approximately 2,000 to over 6,500 square feet are expected to be the
predominant type of housing in the Medium Density neighborhoods,although some attached
units are permitted as well.Medium-High and High-density neighborhoods will likely consist of
multiple-family developments of attached units,including condominiums and apartments.
Development in the General Commercial and Campus Office areas will be similar to that found
in the newer commercial and business park areas of the Tri-valley area. The project also
involves dedication and construction of the portion of the intermittent stream corridor/public trail
system which crosses the site,and two Community Parks totaling approximately 85 acres.
2
The site topography involves mainly open grassland on three distinct types of land areas. A
relatively flat plain lies immediately north of I-580, and comprises most of Area C (designated
for General Commercial and Campus Office uses). A region of gentle slopes, starting with a
series of low foreground hills just beyond Area C, and increasing in elevation to the north, would
be occupied by the residential neighborhoods and the 52-acre Community Park (Area B). The
intermittent stream corridor also runs through this area of the site. The ridgelands of the
property are located in Area D, in which environmentally sensitive resources are preserved for
low-intensity rural residential/agricultural uses. Area D also includes a stream valley, which is
designated for another community park site (32 acres).
Residential development is generally proposed on a series of terraces cut into the foreground
hills. Some of the more predominant residential development concepts include conventional
small-lot single family, courtyard or cluster single-family, and townhouse/condominium projects.
Apartment developments of up to 31.4 units per acre are anticipated in the flattest portions of
Area B. Provisions have been made to encourage access from residential neighborhoods to
parks, trails and open space, to encourage the use and enjoyment of the natural amenities of the
site by its residents.
The development concepts are depicted in the Land Use and Development Plan/District Planned
Development Plan (LUDP/DPDP) attached as Exhibit D-1, consisting of a project description,land
use plan, site plan,design guidelines(including land use and development standards),design concepts.,
and other text and supplemental diagrams,stamped by the City"RECEIVED OCTOBER 20, 1997".
The approval of the Planned Development Rezone would incorporate this Land Use and
Development Plan/District Planned Development Plan, in accordance with Ordinance 4-94 of the
City's Zoning Ordinance, addressing Planned Developments , as well as the Eastern Dublin
Specific Plan requirement for a District Planned Development Plan. The approved LUDP/DPDP
will include all text and diagrams attached as Exhibit D-1 of this Staff Report.
The proposed PD Rezoning and LUDP/DPDP are consistent with the land use goals and policies
of the City's guiding documents for land use decisions (General Plan, Specific Plan, and Zoning
Ordinance). As the following comments reflect, the project provides a coordinated plan for
development of a variety of land uses. It provides for this development through a framework of
protective development standards that reflect the sensitive biological, aesthetic, topographic, and
other features of the site. All components of the project are consistent with the Dublin General
Plan and Eastern Dublin Specific Plan intents, goals and policies, as further discussed below.
As a part of the proposed PD Rezoning, minor amendments to land use diagrams of the Eastern
Dublin Specific Plan and Dublin General Plan were necessary for several reasons. The
development proposed for Area C includes a small (4.5 acre) portion of land which is proposed to
be changed from Medium Density Residential to General Commercial. The adopted Specific Plan
anticipated such an amendment,because the area is located within the Livermore Airport Protection
Area and residential uses in that area were viewed as potentially incompatible. The proposed
Although the City's Planned Development Ordinance has recently been amended, this project was
initiated prior to the amendment and is therefore being processed under the requirements of
Dublin's Ordinance 4-94. The current project includes refining the PD zoning districts adopted
through the Prezoning and adopting a LUDP.
3
Commercial land use is consistent with the closest adjacent non-residential urban use. The
magnitude and intensity of development that could occur if the amendments are adopted are
substantially consistent with the development envisioned for the Specific Plan.
The Planned Development also includes adjustments to land uses previously designated for an
elementary school site and for the southern community park. This results in additional areas
proposed to be designated for Medium Density Residential,including 10 acres no longer needed for
the elementary school,and approximately 16 acres previously designated for the Community Park
(amount of parkland needed for development in the Specific Plan has decreased). Because the
precise acreage needed for the Community Park is yet to be confirmned by the City, 13 of these
acres adjacent to the park have been designated for Medium Density Residential or a Community
Park. The area can be considered for residential development only after the City Council
determines that this portion is not needed for Community Park land.
In addition,the proposed project involves a shift of 8 acres from the General Commercial
designation to the Campus Office designation. The shift would translate into a decrease of
approximately 83,000 square feet of commercial space and an increase of 130,000 square feet of
office space. The proposed shifts do not involve an increase in the overall acreage of these two
land use designations. Additionally,according to trip generation standards used by the Institute of
Transportation Engineers,office uses typically generate less traffic than do commercial uses and
therefore the roadway level of service required by the Specific Plan should not be significantly
affected by this shift. Furthermore,the Specific Plan anticipated the need for flexibility in
developing these land uses(see EDSP,Chapter 4.5). The proposed modifications and amendments
would result in a long-term development pattern consistent with the Eastern Dublin Specific Plan
and Dublin General Plan.
The project proposes to refine the PD prezoning by assigning various zoning designations
consistent with the General Plan and Eastern Dublin Specific Plan. By using Planned
Development principles, however, the project proposes an effective mixture of residential,
commercial, office, open space and recreational uses. For example, the overall density for all
residential land uses is 8.4 units per acre across the project site, allowing up to 1,875 units, which
is below the total number of allowable units anticipated for the property by the Eastern Dublin
Specific Plan. Additionally, under the project LUDP/DPDP, the residences are spread across
several distinct neighborhoods of varying densities and lot sizes. Nonetheless, the number of
units in each neighborhood falls within the density range allowed for the subject zoning
designation, consistent with Specific Plan land use categories. Through this proposal, the project
is able to provide diverse housing types and sizes at a range of income levels, both of which
features are consistent with General Plan and Eastern Dublin Specific Plan goals of providing a
diverse housing mix.
The designated open space, trails, circulation and recreation facilities are consistent with the
goals of the General Plan and Specific Plan, of providing open space for outdoor recreation and
for resources preservation. These non-residential portions of the project are generally designated
as Open Space and Rural Residential/Agricultural on the General Plan and Specific Plan. These
designations generally represent gently sloping areas below the ridgelands and between the
various residential areas, an intermittent stream corridor running north and south through the site,
and visually sensitive ridgelands in the northeast and easterly portions of the site.
4
Through the LUDP/DPDP, the project proposes no development on the visually sensitive
ridgelands in the Rural Residential/Agricultural area. Along the intermittent stream corridor,the
LUDP/DPDP proposes a multi-use trail and bicycle path. The project feature is consistent with
several important General Plan and Specific Plan goals. It reflects principles of PD planning in
that the corridor provides a linear connection through the various residential neighborhoods
within the site, and also to off-site locations such as future schools and community parks.
Located in the stream corridor, a proposed linear trail also preserves the stream corridor
environment while providing a continuous open space area for wildlife movement.
In addition to preserving sensitive ridgelands and stream corridors, the LUDP/DPDP uses less
sensitive areas to provide recreation amenities consistent with General Plan and Specific Plan
goals and policies. The Community Park sites will a provide a variety of facilities for outdoor
recreational opportunities for project residents and the public. It also offers a neighborhood
square site and preserves a visually sensitive knoll for permanent open space, which will
maintain areas of open space within the more densely developed southern areas of the site, and
contribute to maintaining a rural quality for the project site.
The project LUDP uses the PD principles efficiently to propose more intense development in the
appropriate site areas, and less intense or no development in the more sensitive areas of the site.
These uses and locations are consistent with and reinforce the General Plan and Specific Plan
land uses, goals and policies by providing open spaces among development areas, by restricting
development in sensitive areas, and by providing recreation facilities to serve the community.
The proposed LUDP/DPDP includes the information required by the Specific Plan for a DPDP.
A phasing plan is included as one of the diagrams included in the LUDP, and is intended to
address development sequencing. Because specific infrastructure requirements for the project are
yet to be determined, additional information regarding infrastructure sequencing is being
required to be addressed in the Development Agreement required for this project
The project is also consistent with the PD, Planned Development District processing procedures
in Ordinance 4-94. As permitted under the ordinance, a PD zoning may be completed in two
steps. The project complied with the first step when it was prezoned to the PD, Planned
Development District. Through the currently proposed rezoning to refine the site's land uses and
to adopt an LUDP, the project will comply with the second step of the PD zoning process.
Although subsequent permit and development approvals will be required to complete the project,
approval of the requested rezoning will complete the PD zoning process under Ordinance 4-94.
The proposed LUDP/DPDP complies with the intent, purpose, and requirements of the Planned
Development Districts.
Environmental Analysis
This project is within the General Plan Extended Planning Area and the Eastern Dublin Specific
Plan area, which was the subject of an Environmental Impact Report, certified by the City of
Dublin in 1993 (see Background Attachment). The General Plan/Specific Plan EIR is a program
EIR, which anticipated several subsequent actions related to future development in Eastern
5
Dublin, including the PD Rezone for this project. The EIR did identify some impacts from
implementation of the General Plan/Specific Plan which were not able to be mitigated. Upon
certification of the EIR, the City adopted a statement of overriding considerations for several
impacts, some of which relate to this project (e.g.; visual impacts).
The City also adopted a mitigation monitoring program, which included several measures
intended to reduce impacts from the development of the Eastern Dublin area. These mitigation
measures apply to project approvals and actions at various stages in the development process,
some occurring prior to approval of this PD Rezone, and other occurring later in the development
process. For example, conditions may be applicable when the property is subdivided, or during
site development review, or at issuance of building permit. (The later projects will be subject to
the City's updated Zoning Ordinance). The timing of these mitigation measures is indicated in
the City's EIR mitigation monitoring matrix, attached as a Background Attachment.
An Initial Study, dated June 18, 1997, was prepared for the project, to determine whether there
will be additional environmental impacts occurring as a result of this project (the PD Rezone)
beyond or different from those already addressed in the Program EIR. The Initial Study
identifies some potential impacts which required an examination at a project specific level of
detail, due to the refined designation of land uses and development standards specific to the
project site. As a result of this further evaluation, these impacts were found to be insignificant
due to factors made a part of the project which alleviated the potential concerns, and the Initial
Study supports the adoption of a Negative Declaration for those project-specific impacts that
were not addressed in the Program EIR.
The Initial Study's focused evaluation of pertinent project-level environmental issues include
traffic, biological effects, and public service issues such as wastewater and schools. Each of
these issues has been the subject of supplemental environmental studies addressing new
environmental effects for this level of the project. In each case, studies have determined that the
project will not have any additional significant environmental impacts which were not evaluated
in the earlier EIR. Recommendations from the supplemental studies are included in the project
description and/or are reflected in the conditions of approval. Further discussion of the above-
noted study areas appears below.
TRAFFIC A traffic study was conducted for the project. It identified several impacts, however
the impacts and related improvements were previously addressed in the certified Program EIR.
Mitigation measures of the EIR required traffic improvements and fees to mitigate any
significant impacts. The recent traffic study improvements, which have been made conditions of
the project, are within the scope of the mitigations identified in the EIR.
BIOLOGICAL A supplemental biological study was conducted for the project at a project-
specific level to determine whether the project development will result in any additional impacts
or requires any additional mitigation measures. The study also followed up on several studies
previously completed as part of the Program EIR. The project site has been designed with
consideration of biological concerns, and those EIR mitigation measures which require buffers
and protection of sensitive biological areas have been addressed. The requirement for the
continued adherence to these mitigation measures has been made a condition of approval of the
6
project. No additional significant impacts beyond those addressed in the Program EIR were
identified for the project.
PUBLIC FACILITIES The certified Program EIR, as updated by the August 22, 1994
addendum, examined wastewater facility needs for the project area, and analyzed on a
programmatic level mitigations calling for improvements to wastewater treatment and export
facilities. Planning by local agencies for the improvements necessary to provide adequate
wastewater services is ongoing. For example, LAVWMA has recently issued a Notice of
Preparation under CEQA for exporting treated water to EBDA. DSRSD also is in the planning
stages of its treatment plant expansion. The status of these improvements will continue to be
monitored, to assure compliance with the adopted Mitigation Monitoring Program as
development applications (e.g.; tentative maps, site development reviews) are submitted in the
future.
Finally, the Prezoning for this project site requires a School Mitigation Agreement between the
developer and the affected School District to establish the method and manner of financing
and/or constructing school facilities necessary to serve the school population generated by the
development. An agreement has been entered into with the Dublin School District, which covers
the site. A copy is on file in the Planning Department.
The Initial Study discusses the provisions of the project, conditions, and applicable mitigation
measures of the Program EIR which address environmental concerns. A copy of the EIR, the
Initial Study, and the supplemental environmental studies regarding these issues are incorporated
in this Staff Report by reference (copies are available for review at the Dublin Planning
Department, 100 Civic Plaza, Dublin, CA 94568). No letters were received in response to the
circulation of the Initial Study and Draft Negative Declaration during the public review period.
As a result of the review of the certified EIR and addenda, and an analysis of pertinent project-
level environmental issues presented in the Initial Study, it has been determined that the
proposed project will not have any new significant effects on the environment which have
not been analyzed adequately in an earlier EIR pursuant to applicable standards. To this extent,
the project is within the scope of the Program EIR. Project specific analysis beyond the Program
EIR is reflected in the proposed Negative Declaration. All mitigations from the Program EIR
and all recommendations from the supplemental studies are included in the project description
and/or conditions of approval. Therefore, the attached draft Planning Commission Resolution
includes appropriate findings. Staff recommends adopting a Negative Declaration of
Environmental Impacts for this project.
Conclusion
This application has been reviewed by the applicable City Departments and agencies, and their
comments have been incorporated into the Conditions of Approval. The proposed project is
consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and represents an
appropriate project for the site.
7
1
Staff recommends the Planning Commission's adoption of the attached Resolution (Exhibit A),
recommending City Council approval of a Negative Declaration and Specific Plan/General Plan
Amendments (Exhibit B), Adoption of the Ordinance approving the Dublin Ranch Areas B
through E Planned Development Rezone (Exhibit C), and approval of the Land Use And
Development Plan/District Planned Development Plan, subject to development standards and
conditions listed in the Draft Resolution (Exhibit D).
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from the Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt Draft Resolution (Exhibit A) relating to PA 96-039.
ACTION: Adopt Resolution recommending City Council adoption of Negative
Declaration, Specific Plan/General Plan Amendments, and adoption of the
Dublin Ranch Areas B-E Planned Development Rezone; including an
LUDP/DPDP.
ATTACHMENTS:
Exhibits:
Exhibit A: Planning Commission Resolution recommending City Council adoption of
attached Exhibits B, C, and D (approving Negative Declaration and Adopting
Specific Plan/General Plan Amendments; adopting Ordinance and Resolution
approving Planned Development Rezone
Exhibit B: DRAFT City Council Resolution approving Negative Declaration, including
Exhibits B-1 through B-5: Initial Study, Noise Study, Visual Study, Traffic
Study, Biological Study
Exhibit C DRAFT City Council Ordinance adopting Planned Development Rezone
Exhibit D DRAFT City Council Resolution approving Areas B-E Land Use &
Development Plan/District Planned Development Plan(including text and
diagrams), with LUDP/DPDP attached as Exhibit D-1.
Background Attachments:
Attachment 1: Dublin General Plan
Attachment 2: Eastern Dublin Specific Plan
Attachment 3: Parks & Recreation Master Plan
8
3
Attachment 4: EIR for Eastern Dublin Specific Plan& General Plan Amendment (including
Addendum dated May 4, 1993) SCH# 91103064; and Addendum dated
August 22, 1994
Attachment 5: City Council Resolution Certifying Eastern Dublin Specific Plan and General
Plan Amendment Program EIR(Resolution# 51-93
Attachment 6: City Council Resolution adopting Eastern Dublin Specific Plan and General
Plan Amendment; adopting findings and approving overriding
considerations; and adopting Mitigation Monitoring Program ("Matrix") for
EDSP EIR (Resolution# 53-93)
Attachment 7: City Council Resolution approving Prezoning of annexed land (EIR
(Resolution# 10-94)
Attachment 8: General Project Information
g:\pa96039\pcsr-b.doc
9
RESOLUTION NO.97- flea
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
***********
RECOMMENDING CITY COUNCIL ADOPTION OF A NEGATIVE DECLARATION,
APPROVAL OF A GENERAL PLAN AMENDMENT,APPROVAL OF AN EASTERN DUBLIN
SPECIFIC PLAN AMENDMENT AND APPROVAL OF FINDINGS AND GENERAL PROVISIONS
FOR A PLANNED DEVELOPMENT(PD)DISTRICT REZONE
CONCERNING PA 96-039 DUBLIN RANCH AREAS B-E
WHEREAS,Ted Fairfield,representing property owner Jennifer Lin,submitted a Planned Development
(PD)District Rezone request(PA 96-039 Dublin Ranch Areas B-E)for rezoning an approximately 454 acre site to
the following land uses: 23.6 acres to PD High Density Residential,8.6 acres to PD Medium High Density
Residential,78.8 acres to PD Medium Density Residential,13.0 acres to PD Medium Density Residential/
Community Park,99.2 acres to PD Rural Residential Agriculture,41.2 acres to General Commercial,44.6 acres to
Campus Office,84.8 acres of Community Park,2.0 acres for Neighborhood Square/Park,32.4 acres Open Space,
4.4 acres for an Elementary School,and 20.0 acres for a High School,for a total maximum of 1,875 dwelling units;
and related Eastern Dublin Specific Plan/General Plan Amendment requests to redesignate a 10 acre elementary
school site for Medium Density Residential;to add the Medium Density Residential designation to approximately
13 acres of land along the westerly portion of a Community Park site so that either Park or Residential uses would
be permitted;and 4.5 acres of land from Residential to General Commercial in compliance with Livermore Airport
Protection Area restrictions. The project is generally located north of the Interstate 580 Freeway,west of Fallon
Road,within the Eastern Dublin Specific Plan project area;and
WHEREAS,on October 10,1994,the City Council approved a Planned Development District Overlay
Zone(Prezone)for a 1,538 acre site located within the adopted Eastern Dublin Specific Plan project area(PA 94-
030)which:(a)established a Planned Development("PD") District Overlay Zone designation for 1,538 acres
known as the Eastern Dublin Reorganization annexation area;and in conformity with Action Program 4C of the
Eastern Dublin Specific Plan. The PD District Overlay Zone allows the flexibility needed to encourage innovative
development while ensuring that the goals,policies and action programs of the General Plan and Eastern Dublin
Specific Plan are met;(b) adopted a Preliminary land plan,with the provision that regulations and standards
governing the PD District Overlay Zone,in addition to land use and intensity of use,shall be established in
conjunction with the Land Use and Development Plans which are required to be submitted in accordance with
Dublin Ordinance 4-94;(c) and established numerous zoning designations consistent with the Preliminary land
plan,to provide for the variety of uses anticipated by the General Plan and Eastern Dublin Specific Plan;and
WHEREAS,on November 14,1994,the Alameda County LAFCo approved the Eastern Dublin
Reorganization for PA 94-030;and
WHEREAS,on January 12,1995,the Alameda County LAFCo unanimously disapproved the request to
reconsider the Eastern Dublin Reorganization approval(PA 94-030);and
WHEREAS,on January 23,1995,the City Council ordered the territory designated as
Annexation/Detachment No.10,which includes the 1,538 acre site,annexed to the City of Dublin and annexed to
the Dublin San Ramon Services District and detached from the Livermore Area Recreation and Park District(PA
94-030);and
EXHIBIT A
g:pa96039/pcpdrsb2 1
C
WHEREAS,Annexation/Detachment No.10 became effective on October 1,1995;and
WHEREAS,the Dublin Ranch Areas B-E project site is located within the 1,538 acre site that has been
prezoned and annexed,and the Applicant's request complies with the existing Planned Development District
Prezone provisions;and
WHEREAS,the Applicant's PD Rezone application supplements the initial PD Prezone and includes a
District Planned Development Plan as required under Section 11.2.7 of the Eastern Dublin Specific Plan,and a
Land Use and Development Plan as required under the City's Zoning Ordinance,Title 8,Chapter 2,Section 8-
31.16;and
WHEREAS,the California Environmental Quality Act(CEQA),State CEQA Guidelines and the City of
Dublin Environmental Guidelines require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared;and
WHEREAS,an Initial Study was prepared for the project dated June 18,1997 and is available and on file
in the Planning Department;and
WHEREAS,Public Resources Code Section 21080.6 requires the City to adopt a reporting or monitoring
program for changes in a project or conditions imposed to mitigate or avoid significant environmental effects in
order to ensure compliance during project implementation;and
WHEREAS,the Mitigation Monitoring Program adopted as part of the Certified Environmental Impact
Report for the Eastern Dublin Specific Plan,in accordance with Public Resources Code Section 21080.6,would
apply to the Dublin Ranch properties and is available and on file in the Planning Department;and
WHEREAS,the Planning Commission of the City of Dublin has held one public hearing to consider the
Initial Study,Negative Declaration,and the Planned Development Rezoning,Specific Plan Amendment,&
General Plan Amendment for the proposed Project on October 28,1997;and
WHEREAS,proper notice of the Planning Commission public hearing was given in all respects as
required by law;and
WHEREAS,the Planning Commission received and reviewed the City Planning Department's Staff Report
on the Planned Development Rezoning, Specific Plan Amendment/General Plan Amendment,including said
Initial Study,and Negative Declaration on the environmental effects of the project;and
WHEREAS,the Planning Commission heard and considered said documents, recommendations,written
and oral testimony submitted at the public hearing as herein above set forth.
NOW,THEREFORE,BE IT RESOLVED that the Planning Commission does hereby find that:
1. The Initial Study and Negative Declaration are adequate and have been prepared in compliance with the
California Environmental Quality Act,CEQA Guidelines and the City of Dublin Environmental Guidelines;and
2. That the Planning Commission has reviewed and considered the information contained in the Initial Study
and Negative Declaration;and
g:pa96039/pcpdrsb2 2
11
3. That based upon a review of the analysis of pertinent environmental issues presented in the Initial Study,
the Planning Commission has hereby found and determined that,although the proposed project may have
potentially significant effects on the environment as presented in the Initial Study,the proposed project(a)will not
have any new significant effects on the environment which have not been analyzed adequately in an earlier EIR
pursuant to applicable standards,and(b)any new potentially significant effects on the environment have been
avoided or mitigated pursuant to that earlier EIR,and/or through revisions,conditions or mitigation measures that
are applicable to the proposed project(unavoidable significant adverse effects of the project have been included in
the Statement of Overriding Considerations done for the program EIR for the Eastern Dublin General Plan
Amendment and Specific Plan,of which this project is a part),and a Negative Declaration is appropriate for the
Planned Development Rezoning,Specific Plan Amendment,and General Plan Amendment.
NOW,THEREFORE,BE IT FURTHER RESOLVED that the Planning Commission does hereby
recommend that the City Council approve the Negative Declaration for the Project.
NOW,THEREFORE,BE IT FURTHER RESOLVED that the Planning Commission does hereby find
that:
1. The proposed PD Rezone and Specific Plan/General Plan Amendment land uses,as conditioned,
are consistent with the general provisions and purpose of the PD District Overly Zone(PD
Prezone),the City General Plan and the Eastern Dublin Specific Plan provisions and design
guidelines;and
2. The rezoning and Specific Plan/General Plan Amendment,as conditioned,are appropriate for the
subject property in terms of land uses compatibilities,and will not overburden public services;and
3. The rezoning and Specific Plan/General Plan Amendment 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.
BE IT FURTHER RESOLVED that the Planning Commission hereby recommends City Council
adoption of PA 96-039 Dublin Ranch Areas B-E Specific Plan/General Plan Amendment and PD Rezone,subject
to the general provisions listed in Exhibit D,the attached City Council Resolution approving the Land Use and
Development Plan/District Planned Development Plan(LUDP/DPDP),with LUDP/DPDP attached as Exhibit B-i
(including text and diagrams as described in the staff report).
PASSED,APPROVED AND ADOPTED this 28th day of October,1997.
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIR
ATTEST:
g:pa96039/pcpdrsb2 3
1�
October 23, 1997
Dublin Ranch, Areas B - E Development Plan
Public Works Recommended Conditions of Approval
1) The developer shall be responsible for completing the off-site traffic improvements, that
are not already completed by others, as outlined in the traffic study prepared by TJKM
Transportation Consultants, entitled "A Traffic Study for the Proposed Dublin Ranch
Areas A - E", dated July 15, 1997 or as modified in future traffic studies. Improvements
will ultimately be required at build out of the development to mitigate traffic impacts and
to provide adequate capacity for the project. Installation of improvements shall be phased
as needed to address actual impacts created by each phase of the development.
In conjunction with each Tentative Map for the project and the Development Agreement,
an updated traffic study shall be submitted. If a Master Tentative Map is submitted, the
requirement for this study shall be determined by the Director of Public Works. The
traffic study shall show the traffic impacts and necessary improvements needed to
mitigate impacts for each phase of the project. The traffic study shall be updated to
include actual traffic volumes, the anticipated traffic volumes of any projects with
approved zoning and the improvements to be installed by those projects. The traffic
study shall demonstrate the adequacy of the proposed street system and the need for a
second north-south collector street. If found necessary by the Director of Public Works, a
traffic study shall be submitted with each subsequent Tentative Map and further updated
to reflect actual traffic conditions and any projects with approved zoning at the time the
Tentative Map is submitted.
Improvements shall be installed in conjunction with the various phases of the project as
conditioned by each Tentative Map and the Development Agreement. If a Master
Tentative Map is submitted, the requirement for improvements shall be determined by the
Director of Public Works. Improvements required of each phase shall be installed as a
condition of filing the first Final Map of that phase. Improvements shall be designed,
right-of-way acquisition and improvements guaranteed prior to filing the Final Map
associated with the improvements. Improvements shall be installed as specified in the
Tract Developer Agreement for the Final Map.
2) In order to plan for and construct the extension of Fallon Road across Area A, across
Area D and to an ultimate connection with Tassajara Road, the City will require the
following from the Developer: In conjunction with the first Tentative Map, the developer
shall submit an alignment and conceptual grading plan for the roadway extension. With
the recordation of the Final Map that creates the Area D parcel, right-of-way and
adequate slope easements shall be dedicated for Fallon Road across the Area D property
to the current northernmost property line. The grading of Fallon Road across Area D
shall be accomplished with the grading of the adjacent portion of Area A, as required by
the Area A Conditions of Approval. Construction of the Fallon Road street
improvements (as required by the Conditions of Approval for Area A) from the
i
EXHIBIT p
northernmost intersection of Fallon, across the Area D parcel and terminating at the
current northernmost property line shall be performed with the last phase of development
of Area A.
3) The design shall conform to the City of Dublin Standard Conditions of Approval or
modifications of them, the City of Dublin Standard Plans, and the Subdivision Map Act.
4) The precise alignment for all roadways is subject to change based upon the preliminary
nature of the plans submitted to the City for review and plan line studies currently being
developed by the City. The final design for the cross section of roadways shall be per the
Approved Specific Plan for Eastern Dublin.
5) The County of Alameda Ordinance, Section 902.2.1. requires that developments having
more than 75 units shall have "A minimum of two public or private access roads" and a
maximum of 75 units without a second access. The primary access to Area B shall be
using City streets. Access from the freeway over an improved Fallon Road as the second
access point to Area B is acceptable if the primary access is over City streets. Access
solely from Fallon Road via I-580 is not acceptable.
In conjunction with each Tentative Map and the Development Agreement, the developer
shall submit a fire services circulation plan for the project as required by the Director of
Public Works, indicating how the Alameda County Fire Department access requirements
will be met. The circulation plan shall include a phasing element tied to the proposed
phasing of the project. The plan shall demonstrate that off-site right-of-way can be
obtained to provide the two acceptable access routes. If the Developer has exhausted
private attempts to acquire right-of-way, the City shall use its powers of eminent domain,
at the Developer's expense, to acquire the needed property or waive the requirement. The
plan shall address the alignment and typical section for the extension of Fallon Road from
1-580 to the north boundary of Phases B-C.
6) The offset intersections of the north-south collector street shall be eliminated in favor of a
four-way intersection or the separation shall be in conformance with applicable traffic
studies, City Standards and to the approval of the Director of Public Works.
7) The developer shall submit a preliminary drainage plan for the project in conjunction
with each Tentative Map and the Development Agreement as required by the Director of
Public Works. If a Master Tentative Map is submitted, the requirement for this plan shall
be determined by the Director of Public Works. The study shall address downstream
impacts, including the need for off-site easements, and shall be tied to the proposed
phasing for the project.
8) Sidewalks shall be required on both sides of all public streets. Sidewalk requirements on
private streets shall be determined at the Tentative Map or Site Development Review.
9) The first Tentative Map shall show the location of a park-and-ride lot near the I-
580/Fallon Road interchange, in conformance with the Specific Plan.
2
10) With each Tentative Map the Developer shall show typical street sections as required by
the Director of Public Works. Street sections will be subject to review and approval by
the City when the map is submitted.
g:\develop\dubranch\spcoapdb
3
Alameda County Fire Department
City Of Dublin
Fire Prevention Division
Date:October 10,1997
To:Tasha Huston asso.Planner
From:Russell Reid Fire Inspector
Subject: Dublin Ranch Area A and Area B,E fire department conditions
The following are standards,conditions and comments to be introduced in the requirement for the
Dublin Ranch Project.
COMMERCIAL
1.DSRSD standard steamer type(1-4-%"and 1-2-X."outlet)fire hydrant(s)are required. (UFC
1994,Sec 903.2.)
2.NOTE ON FIELD PLAN:Identify the fire hydrant locations by installing reflective"blue
dot"markers adjacent to the hydrant 6 inches off center from the middle of the street. (UFC
1994,Sec.901.4.3c as amended).
3.Provide access to open space and fire trails that may be obstructed by the new development.
(UFC 1994).
4.Fire apparatus roadways must extend to within 150 ft.of the most remote first floor exterior
wall of any building. (UFC 1994).
5.Fire apparatus roadways must have a minimum unobstructed width of 20 feet and an
unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide
shall be posted with signs or shall have red curbs painted with labels on one side;roadways
under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both
sides of the street as follows:"NO STOPPING FIRE LANE-CVC 22500.1".The subject signs
shall be designed as per the Alameda County Fire Department guild lines. (F 1994,Sec.
902.2.2.1).
6.Fire apparatus roadways must be capable of supporting the imposed weight of fire apparatus
and must be provided with an all weather driving surface. Only paved surfaces are considered to
be all weather driving surfaces. (1994,Sec.902.2.2.2).
7.The maximum grade for a fire apparatus roadway is 20%except for the following
conditions:Grooved concrete or rough asphalt over 15%grade. (Sec.902.2.2.2).
• 8.Fire apparatus roadways in excess of 150 feet in length must make provisions for approved
apparatus tumarounds,or alternate means of fire protection (UFC 1994,Sec.902.2.2.3).
EXHIBIT -2, I(Q
9.NOTE ON FIELD PLAN:
Fire apparatus roadways must be installed,and fire hydrants in service,prior to the
commencement of combustible framing:
10.PRIOR TO THE COMMENCEMENT OF FRAMING,CONTACT THE ALAMEDA
COUNTY FIRE DEPARTMENT,CITY OF DUBLIN,FIRE PREVENTION DIVISION,TO
SCHEDULE AN INSPECTION OF ROADWAYS AND FIRE HYDRANTS. (UFC 1994,SEC.
1001.4) fl0
11.NOTE ON FIELD PLAN:
Provide a weed abatement program before,during and after construction for vegetation within
100 feet from combustible construction and 30 feet from the street and property lines. (UFC
1994,Sec.1103.2.4.) fl 1
12.Temporary access roads at construction sites may be permitted in accordance with Article 87,
UFC 1994;however,permission for temporary access roads must be by Fire Department permit.
(UFC 1994,Section 8704.2,EXCEPTION).
13.Prior to the issuance of a Building Permit,a full set of building plans must be submitted to
the Alameda County Fire Department,City of Dublin,Fire Prevention Division,for review and
approval. (UFC 1994,Sec..901.2.2.,1001.3)fl3
14.Prior to the issuance of a Building Permit,proposed plans must be submitted: to the
Alameda County Fire Department,Dublin,for review and approval. (UBC/CBC 1994,Sec.
106.3.2&UBC 1001.3&901.2.2). fl4
15.NOTE ON FIELD PLAN:
All construction equipment/machinery/devices with internal combustion engines shall be
equipped with approved spark arrestors while operating in this project area. fl 6
16.NOTE ON FIELD PLAN:
Approved numbers or addresses shall be placed on all new and existing buildings in such a
position as to be plainly visible and legible from the street or road fronting the property. Said
numbers shall contrast with their background. Individual suite numbers shall be permanently
posted on the main entrance doors of tenant spaces. (UFC 1994,Sec.901.4.4).
17.NOTE ON FIELD PLAN:
If rear outside doors to tenant spaces are installed,they shall include the installation of numerical
address numbers corresponding to addressing located on the front of the building. (UFC 1994,
Sec.901.4.4).
18.Any/all new street names and addressing shall be submitted for approval to the
Administrative Mapping Division of the Alameda County Fire Department,City of Dublin,Fire
Prevention Division. (UFC 1994,901.4)
•
19.Any/all gates across Fire Department access ways shall have a minimum 12 foot clear,
unobstructed linear width and a clear vertical height of 13 feet 6 inches. All locking devices
r
shall provide for Fire Department emergency access. All gate plans shall be approved by the Fire
Prevention Division prior to construction. (UFC 1994,Sec.902.2.4&902.2.2.1) f27
20.Bridges: Maximum live loads shall be clearly posted at bridge entrance(s). Minimum live
standards are as follows:
21.Private bridge serving not over two R-3 occupancies=40,000 pounds and 12 foot clear width
with minimum 13 feet 6 inches clear vertical height.
Private bridge serving over two R-3 occupancies-40,000 pounds and minimum 20 foot clear
width. All public bridges-minimum 20 foot clear width and minimum 80,000 pounds live load.
UFC,Sec 902.2.4.2 Alameda County Fire Department Ordinance#1-95)
22.The minimum number of access roads serving residential development(s)shall be based on
the number of dwelling units served and shall be as follows:
1-25 units,one public access road.
26-74 units,one public access road and one emergency vehicle access(EVA)road.
75+units,at least two public access roads. (UFC 1994,Sec.902.2.1)
23.Buildings 35 feet and over in height above natural grade,the required access roadway shall
be a minimum of 26 feet in width and shall be positioned parallel to at least one entire side of the
building,and shall be located within a minimum of 15 feet and a maximum of 25 feet from the
building. (UFC 1994,Sec.902..2.2.1 EXCEPTION,paragraph 2) f31
24.Adjacent to fire hydrants,access roadways shall be a minimum of 28 feet in width for at least
20 feet in both directions from the fire hydrant. (UFC 1994,Sec.902.2.2.1 EXCEPTION,
paragraph 2)
25.An approved automatic fire sprinkler system shall be installed throughout. g33
26.Plans,specifications,equipment lists and calculations for the required sprinkler system must
be submitted to the Alameda County Fire Department,City of Dublin,Fire Prevention Division,
for review and approval prior to installation. A separate plan review fee will be collected upon
review of these plans. (UFC,1994,Sec.1001.4)
27.Prior to installation,plans and specifications for the underground fire service line must be
submitted to the Alameda County Fire Department,City of Dublin,Fire Prevention Division,for
review and approval. (UFC,1994,Sec.1001.4)
28.Prior to installation of the ceiling or any other concealment of overhead piping,contact
Alameda County Fire Department to schedule an inspection of the overhead sprinkler piping.
(UFC,1994,Sec.1001.4)
HOURS NOTICE IS REQUIRED FOR ALL INSPECTIONS
29.Residential Automatic Fire Extinguishing Sprinkler Systems are required as follows: City of
Dublin: Over 5,000 sq.ft.;City of Dublin: Occupancies located more than 1.5 miles from a fire
station as measured in a straight line.
l'6
30.Sprinkler systems serving more than 100 heads shall be monitored by an approved central
station,U.L.listed and certificated for fire alarm monitoring. A copy of the U.L.listing must be
provided to the Alameda County Fire Department,City of Dublin,Fire Prevention Division,
prior to scheduling the fmal test system. (UFC,1994,Sec.1003.3 as amended). f40
31.The water supply information used to design this system was not provided by this
Department. Final acceptance of this fire sprinkler system will be contingent upon successful
completion of a main drain test at the time of final to verify adequate flow and pressure.
Correction or mitigation of a deficient water supply will be the responsibility of the contractor
and must be resolved prior to final approval of the installation.
32.An underground fire service system shall be subject to field inspection,hydrostatic pressure
tested(200 psi min.for 2 hrs.)and flushed prior to being buried or connected to the overhead
sprinkder system. (no exceptions)(NFPA-13,1989,Sec.1-10.1;1-10.2;1-11.1.1;1-11.2)
34.Overhead sprinkler systems including any riser shall be subject to field inspection and a
hydrostatic pressure test(200 psi min.for 2 hrs.)prior to concealment. (No exceptions)(NFPA-
13,1989,Sec.1-10.1;1-10.2;1-11.2)
35.All system control valves shall be provided with their appropriate label(metal),and securely
fastened to the valve. Any control valve that may be obstructed by cover plates or doors shall
have an additional label affixed to the cover plate or door. (NFPA-13,1989)
36.An approved automatic fire alarm system is required. Plans,specifications and other
information pertinent to the system must be submitted to the Department for review and approval
prior to installation. A separate plan review fee will be collected upon review of these plans.
Guidelines for plans submittal are attached. (ART.10,UFC 1994,Sec.1001.3)
37.An approved manual fire alarm system is required. Plans,specifications and other
information pertinent to the system must be submitted to the Department for review and approval
prior to installation. A separate plan review fee will be collected upon review of these plans.
Guidelines for plans submittal are attached.(Art. 10;UFC 1994,Sec.1001.3)
38.An approved manual and automatic fire alarm system is required. Plans,specifications and
other information pertinent to the system must be submitted to the Department for review and
approval prior to installation. A separate plan review fee will be collected upon review of these
plans. Guidelines for plan submittal are attached. (Art.10,UFC,1994,Sec.1001.3)
39.The number and location of audible devices shown on the plans appear to be adequate,
however,final acceptance of the system is contingent upon successful testing at the time of final
to verify audibility. Additional devices may be required at that time.
40.The required fire alarm system must be monitored by an approved central system,U.L.listed
and certificated for fire alarm monitoring. A copy of the U.L.listing must be provided to the
Department prior to scheduling the final test of the system.
41.Prior to occupancy,the Department must witness a final test. Final test will include
verification of monitoring.24 HOURS NOTICE IS REQUIRED FOR ALL TESTS OR
INSPECTIONS
42.All commercial type cooking equipment must be protected by an approved automatic fire
extinguishing system(hood and duct). (UFC,1994,Sec.1006.2)
43.Plans for the required hood and duct extinguishing system must be submitted to the
Department for review and approval prior to installation. A separate plan review fee will be
collected upon review of these plans. (UFC,1994,Sec.1001.4)
44.Provide at least one 2A 10BC portable fire extinguisher for each 6000 sq.ft.of floor area.
Travel distance to an extinguisher shall not exceed 75 feet of travel distance and shall not be
between floors. (UFC,1994,Sec.1002.1)
45.Provide specific address including any pertinent suite,space or room numbers. (UFC,1994,
Sec.901.4.4)
46.FEE FOR THIS REVIEW Plan review fees are payable prior to review of plans. THE
APPLICANT IS RESPONSIBLE FOR PAYMENT OF THIS FEE TO THE ALAMEDA
COUNTY FIRE DEPARTMENT,CITY OF DUBLIN,FIRE PREVENTION.PAYMENT OF
FIRE IMPACT FEES SHOULD BE MADE PRIOR TO OBTAINING PERMITS.
47.A Knox Box key lock system is required{}is not required{}for the building.
Applications are available at the Alameda County Fire Department,Fire Prevention Division,
100 Civic Plaza,Dublin,CA 94568. Please return the completed application with the building
plans when you submit for a permit or prior to final inspection for occupancy.(Section 10.203
UFC).
48.Fire hydrants in commercial and/or industrial areas or in residential areas comprised
primarily of condominiums,townhouses or apartments,shall be spaced every 300 feet. Fire
hydrants may be required to be placed at closer intervals to conform to street intersections or
unusual street curvatures.
49.Divided street shall have hydrants on both sides of the street and shall,where applicable,be
installed in alternate or staggered positions so that hydrants will not be directly across from each
other. Spacing criteria shall be maintained on each side of the street. Hydrants in median strips
are not permitted.
APARTMENTS/CONDOMINIUMS
1. DSRSD standard steamer type(1-4-'h"and 1-2-'h"outlet)fre hydrant(s)are required. (UFC 1994,Sec
903.2.)
2. NOTE ON FIELD PLAN:Identify the fire hydrant locations by installing reflective"blue dot"
markers adjacent to the hydrant 6 inches off center from the middle of the street. (UFC 1994,Sec.
901.4.3c as amended).
3. Fire apparatus roadways must extend to within 150 ft.of the most remote first floor exterior wall of
any building. (UFC 1994).
4. Fire apparatus roadways must have a minimum unobstructed width of 20 feet and an unobstructed
vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with
signs or shall have red curbs painted with labels on one side;roadways under 28 feet wide shall be
posted with signs or shall have red curbs painted with labels on both sides of the street as follows:"NO
STOPPING FIRE LANE-CVC 22500.1". (F 1994,Sec.902.2.2.1).
5. Fire apparatus roadways must be capable of supporting the imposed weight of fire apparatus and must
be provided with an all weather driving surface. Only paved surfaces are considered to be all weather
driving surfaces. (1994,Sec.902.2.2.2).
6. The maximum grade for a fire apparatus roadway is 20%except for the following conditions:
Grooved concrete or rough asphalt over 15%grade. (Sec.902.2.2.2).
7. Fire apparatus roadways in excess of 150 feet in length must make provisions for approved apparatus
turnarounds. (UFC 1994,Sec.902.2.2.3).
8. NOTE ON FIELD PLAN:
Fire apparatus roadways must be installed,and fire hydrants in service,prior to the commencement of
combustible framing:
PRIOR TO THE COMMENCEMENT OF FRAMING,CONTACT THE ALAMEDA COUNTY FIRE
DEPARTMENT,CITY OF DUBLIN,FIRE PREVENTION DIVISION,TO SCHEDULE AN
INSPECTION OF ROADWAYS AND FIRE HYDRANTS. (UFC 1994,SEC.1001.4)
9. NOTE ON FIELD PLAN:
Provide a weed abatement program before,during and after construction for vegetation within 100 feet
from combustible construction and 30 feet from the street and property lines. (UFC 1994,Sec.
1103.2.4.)
10. Temporary access roads at construction sites may be permitted in accordance with Article 87,UFC
1994;however,permission for temporary access roads must be by Fire Department permit.(UFC
1994,Section 8704.2,EXCEPTION).
• 11. Prior to the issuance of a Building Permit,a full set of building plans must be submitted to the
Alameda County Fire Department,City of Dublin,Fire Prevention Division,for review and approval.
(UFC 1994,Sec..901.2.2.,1001.3)
12. Prior to the issuance of a Building Permit,proposed plans must be submitted: to the Alameda County
Fire Department,Dublin,for review and approval. (UBC/CBC 1994,Sec.106.3.2&UBC 1001.3&
901.2.2).
13. NOTE ON FIELD PLAN:
All construction equipment/machinery/devices with internal combustion engines shall be equipped with
approved spark arrestors while operating in this project area.
14. If development interfaces with wildland or open space areas,a separate landscape plan for vegetation
fuel modification and/or buffer zone(s)featuring fire resistive and drought tolerant varieties is required to
be submitted and approved by the Alameda County Fire Department,City of Dublin,Fire Prevention
Division,prior to issuance of grading and building permits. The zone(s)should be shown/designated as
separate lettered lots.
The plan shall include dedicated easements for emergency and maintenance access to these zones. The
maintenance,inperpetuity for the zones and emergency/maintenance access ways shall be assigned to a
homeowner's association or other approved agent.
These responsibilities shall be disclosed to property owner(s)by way of deed restrictions and/or covenants,
conditions and restrictions. (1991 NFPA Std.299).
15. NOTE ON FIELD PLAN:
If yard fencing is to be installed,it shall be of non-combustible construction at any/all interfaces with
wildland/open space access.
16. NOTE ON FIELD PLAN:
Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to
be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast
with their background. Individual suite numbers shall be permanently posted on the main entrance doors
of tenant spaces. (UFC 1994,Sec.901.4.4).
17. For homes constructed of type V-NR under 3600 sq.ft.,a minimum of 1000 gpm fire flow at a
minimum 20 psi for a two hour duration shall be standard.
For homes constructed of type V-NR 3600 sq.ft.and under 4800 sq.R,a minimum 1750 gpm fire flow at a
minimum 20 psi for a two hour duration shall be standard.
For homes from 4300 sq.ft.to 6200 sq.ft.,a minimum of 2000 gpm at 20 psi for two hour duration shall be
standard.
All homes over 5000 sq.ft.will have an approved residential automatic fire extinguishing sprinkler system
(in addition to required fire flows)installed.
18. NOTE ON FIELD PLAN:
Approved spark arrestors shall be installed on each chimney/flue/vent used for fireplaces and heating
appliances in which solid or liquid fuel is used. (UFC 1994,1109.7)
19. NOTE ON FIELD PLAN:
Approved smoke detector(s)shall be installed according to current UBC standards. (UBC 1994,Sec.
1210)
20. Any/all new street names and addressing shall be submitted for approval to the Administrative
Mapping Division of the Alameda County Fire Department.City of Dublin,Fire Prevention Division.
(UFC 1994.901.4)
a�-
•
21. Any/all gates across Fire Department access ways shall have a minimum 12 foot clear,unobstructed
linear width and a clear vertical height of 13 feet 6 inches. All locking devices shall provide for Fire
Department emergency access. All gate plans shall be approved by the Fire Prevention Division prior to
construction. (UFC 1994,Sec.902.2.4&902.2.2.1)
•
22. A driveway access serving one dwelling/structure shall have a minimum 12 foot unobstructed linear
width,providing all portions of the first floor are within 150 feet of the required standard 20 foot minimum
access road. •
A driveway access serving two dwelling/structures shall have a minimum 12 foot unobstructed linear
width.
A driveway access serving three or more dwelling/structures shall have a minimum 20 foot unobstructed
linear width.
All driveway access shall meet Fire Department standards for distance,weight loads,turn radius,grades,
and vertical clearance. Approved turnarounds shall be required for distances over 150 feet from approved
access roads. Other mitigations shall/may be required in addition to those listed. (UFC 1994,Sec.902.2 as
amended)
23. The minimum number of access roads serving residential development(s)shall be based on the number
of dwelling units served and shall be as follows:
a. 1-25 units,one public access road.
b. 26-74 units,one public access road and one emergency vehicle access(EVA)road.
c. 75=units,at least two public access roads. (UFC 1994,Sec.902.2.1)
24. For buildings 35 feet and over in height above natural grade,the required access roadway shall be a
minimum of 26 feet in width and shall be positioned parallel to at least one entire side of the building,and
shall be located within a minimum of 15 feet and a maximum of 25 feet from the building. (UFC 1994,
Sec.902.2.2.1 EXCEPTION,paragraph 2)
25. Adjacent to fire hydrants,access roadways shall be a minimum of 28 feet in width for at least 20 feet
in both directions from the fire hydrant. (UFC 1994,Sec.902.22.1 EXCEPTION,paragraph 2)
26. Plans,specifications,equipment lists and calculations for the required sprinkler system must be
submitted to the Alameda County Fire Department,City of Dublin,Fire Prevention Division, for review
and approval prior to installation. A separate plan review fee will be collected upon review of these plans.
(UFC,1994,Sec.1001.4)
27. Prior to installation,plans and specifications for the underground fire service line must be submitted to
the Alameda County Fire Department,City of Dublin,Fire Prevention Division,for review and approval.
(UFC,1994,Sec.1001.4)
2S. Prior to installation of the ceiling or any other concealment of overhead piping,contact Alameda
County Fire Department to schedule an inspection of the overhead sprinkler piping. (UFC,1994,Sec.
1001.4)
24HOURS NOTICE IS REQUIRED FOR ALL INSPECTIONS
29. Residential Automatic Fire Extinguishing Sprinkler Systems are required as follows: City of Dublin:
Over 5,000 sq.ft.;City of Dublin: Occupancies located more than 1.5 miles from a fire station as measured
in a straight line.
30. Sprinkler systems serving more than 100 heads shall be monitored by an approved central station,U.L.
listed and certificated for fire alarm monitoring. A copy of the U.L.listing must be provided to the
Alameda County Fire Department,City of Dublin,Fire Prevention Division,prior to scheduling the final
test system. (UFC.1994,Sec.1003.3 as amended).
31. The sprinkler system shall incorporate a landscape irrigation control system as explained in our Design
Guidelines for residential sprinkler systems.
32. Residential sprinkler systems using CPVC/Polybutylene pipe shall be required to adhere to the
following:
a. With plan submittal,include employee Certificate of Installer Training in a course of
instruction on the installation of a CPVC/Polybutylene fire sprinkler system.
b. Each employee working on the job site shall have his Certification Card on his person
and available for inspection at all times.
c. The installation of a CPVC/Polybutylene type fire sprinkler system shall be according to
the manufacturer's recommended installation instructions.
d. Prior to the start of installation,each installer working on the job site shall provide an
example of his pipe fitting to the Department having jurisdiction;the test sample shall be
assembled in the field at the job site and witnessed by a Fire Department Inspector. The
test sample shall include the assembling of a piece of pipe to a fitting.
e. The only cutting process recognized by the Fire Department for use with a
CPVC/Polybutylene fire sprinkler systems is a tube cutter designed for plastic.
f. All pipe shall be deburred and beveled prior to assembly.
33. An underground fire service system shall be subject to field inspection,hydrostatic pressure tested
(200 psi min.for 2 hrs.)and flushed prior to being buried or connected to the overhead sprinkler system.
(no exceptions)(NFPA-13,1989,Sec.1-10.1;1-10.2;1-11.1.1;1-11.2)
34. Overhead sprinkler systems including any riser shall be subject to field inspection and a hydrostatic
pressure test(200 psi min.fort hrs.)prior to concealment. (No exceptions)(NFPA-13,1989,Sec.1-10.1;
1-10.2;1-11.2)
35. A sprinkler contractor shall provide a box of spare sprinklers in accordance with Sec.3-16.7 to be
located at riser location,and shall provide an owner's manual as well as a copy of NFPA-13A in
accordance with Sec.1-5.2 which shall also be located at riser. (NFPA-13,1989)
36. An approved automatic fire alarm system is required. Plans,specifications and other information
pertinent to the system must be submitted to the Department for review and approval prior to installation.
A separate plan review fee will be collected upon review of these plans. Guidelines for plans submittal are
attached. (ART.10,UFC 1994,Sec.1001.3)
37. An approved manual fire alarm system is required. Plans,specifications and other information
pertinent to the system must be submitted to the Department for review and approval prior to installation.
A separate plan review fee will be collected upon review of these plans. Guidelines for plans submittal are
attached.(Art.10;UFC 1994,Sec.1001.3)
38. An approved manual and automatic fire alarm system is required. Plans,specifications and other
information pertinent to the system must be submitted to the Department for review and approval prior to
installation. A separate plan review fee will be collected upon review of these plans. Guidelines for plan
submittal are attached. (Art.10,UFC,1994,Sec.1001.3)
39. The number and location of audible devices shown on the plans appear to be adequate,however,final
acceptance of the system is contingent upon successful testing at the time of final to verify audibility.
Additional devices may be required at that time.
40. The required fire alarm system must be monitored by an approved central system,U.L.listed and
certificated for fire alarm monitoring. A copy of the U.L.listing must be provided to the Department prior
to scheduling the final test of the system.
41. Smoke detectors used in lieu of one-hour rated construction for tenant corridors in accordance with
UBC,1994,Sec.1005.7 shall be spaced in accordance with their listings and wired so that when one
sounds they all sound. A functional test shall be made during inspection. This exception will only be used
in structures protected with an automatic sprinkler system throughout.
42. Smoke detectors used for activating automatic closing fire rated doom shall be approved and listed for
door release service and shall be located in accordance with NFPA 72-E,Sec.9-5(copy attached).
(CBC/UBC 1994,Sec.1005.8.1).
43. Provide specific address including any pertinent suite,space or room numbers. (UFC,1994,Sec.
901.4.4)
44. Elevators must conform to the provisions of Chap.30 of the UFC 1994. The Fire Department strongly
recommends that at least one elevator be of a size that will accommodate one gurney and three attendants.
45. FEE FOR THIS REVIEW IS:
Plan review fees are payable prior to review of plans. THE APPLICANT IS RESPONSIBLE FOR
PAYMENT OF THIS FEE TO THE ALAMEDA COUNTY FIRE DEPARTMENT,CITY OF DUBLIN,
FIRE PREVENTION.PAYMENT OF FIRE IMPACT FEES SHOULD BE MADE PRIOR TO
OBTAINING PERMITS.
46. Fire hydrants shall be spaced every 400 linear feet in residential areas comprised primarily of well
spaced,average single family dwellings.
47. Fire hydrants in commercial and/or industrial areas or in residential areas comprised primarily of
condominiums,townhouses or apartments,shall be spaced every 300 feet. Fire hydrants may be required
to be placed at closer intervals to conform to street intersections or unusual street curvatures.
48. Divided street shall have hydrants on both sides of the street and shall,where applicable,be installed in
alternate or staggered positions so that hydrants will not be directly across from each other. Spacing
criteria shall be maintained on each side of the street. Hydrants in median strips are not permitted.
RESIDENTIAL SINGLE FAMILY
I. DSRSD standard steamer type(1-4-'h"and 1-2'/"outlet)fire hydrant(s)are required. (UFC 1994,Sec
903.2.)
2. NOTE ON FIELD PLAN:Identify the fire hydrant locations by installing reflective"blue dot"markers
adjacent to the hydrant 6 inches off center from the middle of the street. (UFC 1994,Sec.901.4.3c as
amended).
3. Provide access to open space and fire trails that may be obstructed by the new development. (UFC 1994).
4. Fire apparatus roadways must extend to within 150 ft.of the most remote first floor exterior wall of any
building. (UFC 1994).
5. Fire apparatus roadways must have a minimum unobstructed width of 20 feet and an unobstructed vertical
clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall
have red curbs painted with labels on one side;roadways under 28 feet wide shall be posted with signs or shall
have red curbs painted with labels on both sides of the street as follows:"NO STOPPING FIRE LANE-CVC
22500.1". (F 1994,Sec.902.2.2.1).
6. Fire apparatus roadways must be capable of supporting the imposed weight of fire apparatus and must be
provided with an all weather driving surface. Only paved surfaces are considered to be all weather driving
surfaces. (1994,Sec.902.2.2.2).
7. The maximum grade fora fire apparatus roadway is 20%except for the following conditions:
Grooved concrete or rough asphalt over 15%grade. (Sec.902.2.2.2).
8. Fire apparatus roadways in excess of 150 feet in length must make provisions for approved apparatus
turnarounds. (UFC 1994,Sec.902.2.2.3).
9. NOTE ON FIELD PLAN:
Fire apparatus roadways must be installed,and fire hydrants in service,prior to the commencement of
combustible framing:
PRIOR TO THE COMMENCEMENT OF FRAMING,CONTACT THE ALAMEDA COUNTY FIRE
DEPARTMENT,CITY OF DUBLIN,FIRE PREVENTION DIVISION,TO SCHEDULE AN INSPECTION
OF ROADWAYS AND FIRE HYDRANTS. (UFC 1994,SEC.1001.4)
10. NOTE ON FIELD PLAN:
Provide a weed abatement program before,during and after construction for vegetation within 100 feet from
combustible construction and 30 feet from the street and property lines. (UFC 1994,Sec.1103.2.4.)
11. Temporary access roads at construction sites may be permitted in accordance with Article 87,UFC 1994;
however,permission for temporary access roads must be by Fire Department permit.(UFC 1994,Section
8704.2,EXCEPTION).
12. Prior to the issuance of a Building Permit,a full set of building plans must be submitted to the Alameda County
Fire Department,City of Dublin,Fire Prevention Division,for review and approval. (UFC 1994,Sec..901.2.2.,
1001.3)
13. NOTE ON FIELD PLAN:
All construction equipment/machinery/devices with internal combustion engines shall be equipped with
approved spark arrestors while operating in this project area.
14. If development interfaces with wildland or open space areas,a separate landscape plan for vegetation fuel
modification and/or buffer zone(s)featuring fire resistive and drought tolerant varieties is required to be
submitted and approved by the Alameda County Fire Department,City of Dublin,Fire Prevention
g:corresp/gb/firecon2
Division.prior to issuance of grading and building permits. The zone(s)should be shown/designated as
separate lettered lots.
The plan shall include dedicated easements for emergency and maintenance access to these zones. The
maintenance,in perpetuity,for the zones and emergency/maintenance access ways shall be assigned to a
homeowner's association or other approved agent.
These responsibilities shall be disclosed to property owner(s)by way of deed restrictions and/or covenants,
conditions and restrictions. (1991 NFPA Std.299).
15. NOTE ON FIELD PLAN:
If yard fencing is to be installed,it shall be of non-combustible construction at any/all interfaces with
wildland/open space access.
16. NOTE ON FIELD PLAN:
Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to
be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast
with their background. Individual suite numbers shall be permanently posted on the main entrance doors
of tenant spaces. (UFC 1994,Sec.901.4.4).
17. For homes constructed of type V-NR under 3600 sq.ft.,a minimum of 1000 gpm fire flow at a
minimum 20 psi for a twa hour duration shall be standard.
For homes constructed of type V-NR 3600 sq.ft.and under 4800 sq.ft.,a minimuo 1750 gpm fire flow at a
minimum 20 psi for a tw a hour duration shall be standard.
For homes from 4800 sq.ft.to 6200 sq.ft.,a minimum of 2000 gpm at 20 psi for two hour duration shall be
standard.
All homes over 5000 sq.ft.will have an approved residential automatic fire extinguishing sprinkler system
(in addition to required fire flows)installed.
1S. NOTE ON FIELD PLAN:
Approved spark arrestors shall be installed on each chimney/flue/vent used for fireplaces and heating
appliances in which solid or liquid fuel is used. (UFC 1994,1109.7)
19. NOTE ON FIELD PLAN:
Approved smoke detector(s)shall be installed according to current UBC standards. (UBC 1994,Sec.
1210)
20. Any/all new street names and addressing shall be submitted for approval to the Administrative
Mapping Division of the Alameda County Fire Department,City of Dublin,Fire Prevention Division.
(UFC 1994,901.4)
21. A driveway access serving dwelling/structure shall have a minimum 12 foot unobstructed linear
width,providing all portions of the first floor are within 150 feet of the required standard 20 foot minimum
access road.
A driveway access serving two dwelling/structures shall have a minimum 12 foor unobstructed linear
width.
A driveway access serving hree or more dwelling/structures shall have a minimum 20 foot unobstructed
linear width.
All driveway access shall meet Fire Department standards for distance,weight loads,turn radius.grades,
and vertical clearance. Approved turnarounds shall be required for distances over 150 feet from approved
access roads. Other mitigations shall/may be required in addition to those listed. (UFC 1994,Sec.902.2 as
amended)
22. The minimum number of access roads serving residential development(s)shall be based on the number
of dwelling units served and shall be as follows:
a. 1-25 units,one public access road.
b. 26-74 units,one public access road and one emergency vehicle access(EVA)road.
c. 75+units,at least two public access roads. (UFC 1994,Sec.902.2.1)
23. Adjacent to fire hydrants,access roadways shall be a minimum of 28 feet in width for ..11a_st 20 feet
in both directions from the fire hydrant. (UFC 1994,Sec.902.2.2.1 EXCEPTION,paragraph 2)
24. Residential Automatic Fire Extinguishing Sprinkler Systems are required as follows: City of Dublin:
Over 5,000 sq.ft.;City of Dublin: Occupancies located more than 1.5 miles from a fire station as measured
in a straight line.
25. The sprinkler system shall incorporate a landscape irrigation control system as explained in our Design
Guidelines for residential sprinkler systems.
26. The water supply information used to design this system was not provided by this Department. Final
acceptance of this fire sprinkler system will be contingent upon successful completion of a main drain test
at the time of final to verify adequate flow and pressure. Correction or mitigation of a deficient water
supply will be the responsibility of the contractor and must be resolved prior to final approval of the
installation.
27. Residential sprinkler systems using CPVC/Polybutylene pipe shall be required to adhere to the
following:
a. With plan submittal,include employee Certificate of Insaller Training in a course of
instruction on the installation of a CPVC/Polybutylene fire sprinkler system.
b. Each employee working on the job site shall have his Certification Card on his person
and available for inspection at all times.
c. The installation of a CPVC/Polybutylene type fire sprinkler system shall be according to
the manufacturer's recommended installation instructions.
d. Prior to the start of installation,each installer working on the job site shall provide an
example of his pipe fitting to the Department having jurisdiction;the test sample shall be
assembled in the field at the job site and witnessed by a Fire Department Inspector. The
test sample shall include the assembling of a piece of pipe to a fitting.
e. The only cutting process recognized by the Fire Department for use with a
CPVC/Polybutylene fire sprinkler systems is a tube cutter designed for plastic.
f. All pipe shall be deburred and beveled prior to assembly.
oshall be to fieldection,hydrostatic pressure tested ins
28. An underground fire service system subjectP
(200 psi min.for 2 hrs.)and flushed prior to being buried or connected to the overhead sprinkler system.
(no exceptions)(NFPA-13,1989,Sec.1-10.1;1-10.2;1-11.1.1;1-11.2)
•
29. Overhead sprinkler systems including any riser shall be subject to field inspection and a hydrostatic
pressure test(200 psi min.for 2 hrs.)prior to concealment. (No exceptions)(NFPA-13.1989.Sec.1-10.1:
1-10.2;1-11.2)
30. A sprinkler contractor shall provide a box of spare sprinklers in accordance with Sec.3-16.7 to be
located at riser location,and shall provide an owner's manual as well as a copy of NFPA-13A in
accordance with Sec.1-5.2 which shall also be located at riser. (NFPA-I3,1989)
31. An approved automatic fire alarm system is required. Plans,specifications and other information
pertinent to the system must be submitted to the Department for review and approval prior to installation.
A separate plan review fee will be collected upon review of these plans. Guidelines for plans submittal are
attached. (ART.10,UFC 1994,Sec.1001.3)
32. Prior to occupancy,the Department must witness a final test. Final test will include verification of
monitoring..24 HOURS NOTICE IS REQUIRED FOR ALL TESTS OR INSPEt TIONS
33. Approved numbers or addresses shall be placed on all new and existing buildings. The address shall
be positioned as to be plainly visible and legible from the street or road fronting the property. Said
numbers shall contrast with their background. Individual suite numbers shall be permanently posted on the
main entrance doors or tenant spaces. (UFC,1994,Sec.901.4.4)
34. FEE FOR THIS REVIEW IS:
Plan review fees are payable prior to review of plans. THE APPLICANT IS RESPONSIBLE FOR
PAYMENT OF THIS FEE TO THE ALAMEDA COUNTY FIRE DEPARTMENT.CITY OF DUBLIN.
FIRE PREVENTION.PAYMENT OF FIRE IMPACT FEES SHOULD BE MADE PRIOR TO
OBTAINING PERMITS.
35. Fire hydrants shall be spaced every 400 linear feet in residential areas comprised primarily of well
spaced,average single family dwellings.
36. Fire hydrants in commercial and/or industrial areas or in residential areas comprised primarily of
condominiums,townhouses or apartments,shall be spaced every 300 feet. Fire hydrants may be required
to be placed at closer intervals to conform to street intersections or unusual street curvatures.
37. Divided street shall have hydrants on both sides of the street and shall,where applicable,be installed in
alternate or staggered positions so that hydrants will not be directly across from each other. Spacing
criteria shall be maintained on each side of the street. Hydrants in median strifs•re not permitted.
aq
RESOLUTION NO. - 96
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION AND GENERAL PLAN AMENDMENT/EASTERN
DUBLIN SPECIFIC PLAN AMENDMENT FOR DUBLIN RANCH AREAS B THROUGH E
PLANNED DEVELOPMENT REZONING (PA 96-039)
WHEREAS, the Eastern Dublin General Plan Amendment("GPA") and Eastern Dublin Specific Plan
("EDSP")were adopted by the City in 1993; and
WHEREAS, the EDSP provides more specific and detailed goals, policies and action programs for
approximately 3313 acres within the GPA area nearest to the City on its Eastern side; and
WHEREAS, a Program Environmental Impact Report ("Program EIR") was prepared for the EDSP
and GPA (SCH No. 91103604) and certified by the City Council on May 10, 1993, by Resolution No. 51-93,
and two Addenda dated May 4, 1993, and August 22, 1994 ("Addenda") have been prepared and adopted by
the City Council; and
WHEREAS, on May 10, 1993, the City Council also adopted Resolution No. 53-93, adopting the
GPA and EDSP, making findings and adopting overriding considerations as to the environmental impacts and
mitigation measures relating to the EDSP and GPA, and adopting a Mitigation Monitoring Program ("Program
MMP") for the GPA and EDSP; and
WHEREAS, Ted Fairfield, representing property owner Jennifer Lin, submitted a Planned
Development (PD) District Rezone request(PA 96-039 Dublin Ranch Areas B-E) for rezoning an
approximately 453-acre site to the following land uses: PD Medium Density Residential (78.8 acres; 958
dwelling units); PD Medium-High Density Residential (8.6 acres; 172 dwelling units); PD High Density
Residential (23.6 acres; 744 dwelling units); PD Medium Density Residential/Community Park (13.0 acres;
156 units potentially); PD Rural Residential/Agriculture (99.2 acres, 1 dwelling); PD General Commercial
(41.2 acres); PD Campus Office (44.6 acres); Community Park(84.8 acres); PD Open Space (32.4 acres);
Neighborhood Square [an Open Space Use] (2.0 acres); Elementary School (partial site, 4.4 acres); High
School (partial site, 20.0 acres). These land uses are proposed to accommodate future development of up to
1,875 dwelling units in 11 neighborhoods, commercial and office development, recreational uses, and related
improvements. The project is generally located north of the Interstate 580 Freeway, along both sides of the
planned Fallon Road extension, and east of Dublin Ranch Phase I, within the Eastern Dublin Specific Plan
project area; and
WHEREAS, a complete application for the project is available and on file in the Planning Department;
and
WHEREAS, the City has prepared an Initial Study and Negative Declaration ("ND") for the project,
attached hereto as Exhibit B-1 and incorporated herein by reference, which documents reflect the independent
judgment of the City as to the project's environmental effects, and which addresses the applicability and
implementation of each of the programs in the EDSP and each of the mitigation measures in the Program
Mitigation Monitoring Program (MMP); and
EXHIBIT B
WHEREAS,the Initial Study is supplemented by studies regarding noise, traffic, biological and visual
impacts incorporated herein by reference. Copies of these studies are available for review at the City of
Dublin Planning Department; and
WHEREAS, the Initial Study demonstrated that the Project would have no potentially significant
environmental impacts which were not adequately described and analyzed in the Program EIR. Project-
specific impacts beyond those in the Program EIR were addressed in the Initial Study and supplemental
studies. All recommendations from the supplemental studies are included in the project description and/or
reflected or confirmed in conditions of approval; and
WHEREAS, a 30 day public review period was held for the Negative Declaration , from June 18,
1997, through July 18, 1997 ; and
WHEREAS, no letters commenting on the Negative Declaration were received during the comment
period; and
WHEREAS, the Planning Commission held a public hearing on the project on October 28, 1997 and
recommended approval of the Negative Declaration and the project in Resolution No. ; and
WHEREAS, on November 18, 1997, the City Council held a duly noticed public hearing on the
project, during which it considered the Planned Development (PD) District Rezone request and Negative
Declaration
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council hereby finds that:
1. The foregoing recitals are true and correct and incorporated herein as a part of this resolution.
2. Pursuant to Section 21083.3, subdivision (b) and (e), of the Public Resources Code and pursuant to
Section 15168 of the State CEQA Guidelines, the Project is within the scope of the EDSP and the GPA
Program EIR, the Project and all of its potentially significant environmental impacts were adequately
described and analyzed in the EIR, the Project incorporates all applicable mitigation measures identified in the
Program EIR, and all of the Project's potentially significant environmental impacts will be mitigated to a level
of insignificance with the imposition of the mitigation measures identified in the Program MMP, and no new
significant impacts were identified in the Initial Study for the Project.
3. Pursuant to Section 21166 and Section 21083.3, Subdivisions (b) and (e), of the Public Resources
Code, and pursuant to Sections 15162 and 15168 of the State CEQA Guidelines:
a)the Project does not constitute a change from the program (i.e. the GPA and the EDSP) analyzed in
the Program EIR which would require major revisions in the Program EIR;
b)there are no substantial changes in the surrounding circumstances under which the Project is being
undertaken from those circumstances which existed when the City certified the Program EIR which would
require major revisions in the Program EIR; and
c)there is no new information of substantial importance to the GPA,the EDSP, or the Project which,
despite the exercise of reasonable diligence, could not have been known when the Program EIR was certified
and which shows either(i) that the Project will have significant environmental effects not discussed or
substantially underestimated in the Program EIR or, (ii)that there are mitigation measures or alternatives not
identified as feasible in the Program EIR and not included as part of the Project which would reduce or avoid
any significant environmental impacts.
4. Pursuant to section 21080, subdivision (c), of the Public Resources Code and pursuant to section
15074, subdivision(b), of the State CEQA Guidelines, the City Council (1) certifies that it has considered the
Negative Declaration; (2) finds that there is no substantial evidence in light of the whole record that the
Project will have a significant effect on the environment; and (3) hereby approves the Negative Declaration.
5. The City Council does hereby apply the adopted Eastern Dublin Specific Plan Mitigation
Monitoring Program to the Project, along with the conditions made a part of project approval, as a supplement
to the Program MMP as the reporting and monitoring program required by Public Resources Code Section
21081.6 for the Project.
6. Pursuant to Public Resources Code Section 21081.6, subdivision(a) (2), the City Council specifies
that the documents which constitute the record of proceedings upon which its findings and decision herein are
based shall be located at City Hall, and their custodians shall be the City Clerk and the Community
Development Director of the City.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council hereby adopts the General
Plan/Eastern Dublin Specific Plan Amendment for the Dublin Ranch Areas B-E PD Rezone for the following reason
1. The proposed Amendments are consistent with the goals, general provisions and purpose of the
Dublin General Plan and the Eastern Dublin Specific Plan as proposed to be amended herein; and
2. The Amendments are appropriate for the subject property in terms of land use compatibilities; will
not overburden public services; and provides a comprehensive plan for development of the site
while preserving portions of the site for open space; and
3. The changes to the EDSP will provide new land use designations as reflected on the Areas B
through E Land Use and Development Plan/District Plan Development Plan (LUDP/DPDP),
included as attachment D-1 to the staff report, to assist development in Eastern Dublin. Changes
to the land uses on the LUDP/DPDP are appropriate based upon the analysis contained in the staff
report, will provide a better configuration and long-term development pattern, and will help
implement policies of the General Plan and EDSP regarding development in Eastern Dublin
4. The Amendments 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.
ADOPTED AND APPROVED this 18th day of November, 1997, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
MAYOR
CITY CLERK
G:\PA96039\ccrsnd-b.
INITIAL STUDY
"DUBLIN RANCH AREAS B, C, D, & E " - Planned Development (PD) Rezoning and Eastern Dublin
Specific Plan Amendment/General Plan Amendment
Planning Application # 96-039
INTRODUCTION
This Initial Study has been prepared by the City of Dublin to assess the potential environmental effects of the proposed
Dublin Ranch"Areas B through E"Planned Development Rezoning(the project). The analysis is intended to satisfy the
requirements of the California Environmental Quality Act(CEQA),and provide the City with adequate information for
project review.
The Eastern Dublin Specific Plan and General Plan Amendment Final Environmental Impact Report [consisting of the
Draft Environmental Impact Report, dated August 28, 1992; Responses to Comments Part I dated December 7, 1992;
Responses to Comments Part II dated December 21, 1992; Revisions to Part I of the Responses to Comments relating to
the Kit Fox;and Addendum to the DEIR dated May 4, 1993; and a DKS Associates Traffic Study dated December 15,
1992(SCH91103064)] was adopted by the City Council on May 10, 1993. The Final Environmental Impact Report
(FEIR) is available to the public for review of the City of Dublin Planning Department located at 100 Civic Plaza,
Dublin, CA. An Addendum to the Environmental Impact Report was approved by the City Council on August 22, 1994.
It is also available for review of the Planning Department.
The Eastern Dublin General Plan Amendment and Specific Plan EIR concluded certain significant impacts will result
from the development of Eastern Dublin. Most of those impacts will be reduced to insignificance by mitigation measures
of the EIR. Some will remain unavoidable significant adverse impacts but they were included in a Statement of
Overriding Considerations passed by the Dublin City Council when it certified the EIR.
The environmental impact report that was prepared for the Eastern Dublin General Plan Amendment and Specific Plan
was a"Program"environmental impact report(Program EIR). If a program environmental impact report is prepared,
subsequent environmental documents need to be prepared for projects within the program only if there are additional
environmental impacts not considered in the preparation of the original environmental document or additional mitigation
measures are required(CEQA Guidelines Section 15168).
The Project will not create any significant impacts which were not already covered by the EIR or reduced to
insignificance by mitigation measures of the EIR and Mitigation Monitoring Program,and conditions of approval of the
project. Dublin Ranch"Areas B through E" is located within the boundaries of the Eastern Dublin Specific Plan area and
is considered one in a series of actions covered by the Program EIR. The project is within the scope of the Program EIR,
and the program EIR&Addendum adequately describe the impacts of the project,and there have been no changes or
new information which would necessitate supplementing the Program EIR pursuant to Public Resources Code section
21166 and CEQA guidelines Section 15162.
This Initial Study includes a Project Description,Environmental Checklist Form,an Evaluation and Discussion of
issues identified in the checklist, and a Determination. The attachment to the Initial Study is a Matrix which has
incorporated the Mitigation Measures and Action Programs of the Eastern Dublin General Plan Amendment and Specific
Plan EIR which will reduce the environmental impacts of the project to a level of insignificance.
The Matrix has been designed for use in evaluating specific project proposals in Eastern Dublin for compliance with the
Eastern Dublin Final Environmental Impact Report and Mitigation Monitoring Program. The Mitigation Measures of the
Eastern Dublin General Plan Amendment and Specific Plan Final Environmental Impact Report(the FEIR)and the two
1
EXHIBIT B - I
approved addenda thereto are referenced throughout this Initial Study. Please refer to the Matrix to review the Mitigation
Measures and/or Action Programs,or refer to the FEIR itself for complete mitigation descriptions.
PROJECT DESCRIPTION
This project is known as the"Dublin Ranch Areas B,C,D,&E"-Planned Development (PD) Rezoning and Eastern
Dublin Specific Plan Amendment/General Plan Amendment. This proposal for a Planned Development(PD)Rezoning
is the second Phase of rezoning for the Dublin Ranch project site; a PD Rezoning for Phase I of Dublin Ranch was
approved by the City in 1996. Current PD Rezoning applications occupy approximately 816 acres of land and are
composed of five separate parts, labeled Areas A,B, C,D,and E. This environmental review combines Areas B
through E into one component. The environmental review for Area A is being processed separately.
The project site for Areas B-E is located east of Tassajara Road,north of I-580,and is west of the southern portion of
Fallon Road(existing),but will occupy land on both the east and west sides of Fallon Road when this road is extended to
the north(future). The entire Dublin Ranch project site was previously Prezoned with various PD land use categories.
Consistent with the provisions of Section 8-31 of the Dublin Zoning Ordinance,a Land Use&Development Plan
(LUDP)is now being proposed to finalize the zoning for the project area. The land uses proposed under this LUDP are
consistent with the approved PD Prezoning categories The LUDP will also serve the capacity of a District Planned
Development Plan(DPDP)as required to implement the provisions of the Eastern Dublin Specific Plan.
Areas B through E primarily occupy the southern areas of the Dublin Ranch project site,and are proposed for a variety of
land use types, including office,commercial,medium and high-density residential, schools,parks,open space and rural
residential/agricultural uses. Because these areas do not include traditional low-density residential development plans,
the Land Use and Development Plan for these areas are designed with less detail in some areas(e.g. residential lot sizes)
in order to provide the true flexibility of a Planned Development zone,as provided by the Dublin Zoning Ordinance. The
Land Use categories for these areas include listings of the appropriate uses for each zone,development standards, and
conditions by which future subdivisions and development entitlement requests will be evaluated. The development
concepts for Areas B through E are discussed below.
Area B is the residential portion and contains a community park;Area C, includes commercial and office designated
land;Area D includes Rural Residential/Agriculture and community park land; and Area E comprises portions of two
school sites. Area B consists of 1983 dwellings units of which 1062 are designated Medium Density Residential, 172
Medium High Density and 748 High Density. The Medium Density would be detached or attached units on individual
parcels at densities of 8- 14 units per acre while the Medium High Density and High Density units would be apartments
and/or condominiums at densities of 20 to 35 dwelling units per acre. This area totals 136.2 acres. Area B also contains
a 41.3 acre community park,2 acre neighborhood square and 38.4 acres of open space. Area C consists of 41 acres
designated General Commercial and 44.4 acres of Campus Office. Area C includes the proposed land use change for 4.5
acres of land previously designated for Residential use,to be changed to General Commercial in compliance with
Livermore Airport Protection Area restrictions. Areas B and C are located immediately north of I-580 and west of Fallon
Road and its future extension.
Area D is 92.1 acres of Rural Residential/Agriculture land and a 32.8 acre community park located approximately 9000
feet north of I-580 and 700 east of Tassajara Road. It will remain virtually undeveloped. Area E is one half(5.4 acres)
of an elementary school site located on the eastern boundary of the Dublin Ranch property and the portion(20.6 acres)of
the Eastern Dublin Specific Plan high school site located on Dublin Ranch.
Additional information and details regarding the project can be found in the attached Project Description,which follows
the Initial Study.
2
3�-l
ENVIRONMENTAL CHECKLIST FORM
This study was prepared based upon the location of the project, staff office review,field review,comments submitted by
local agencies;use of City Planning documents,the CEQA Law and Guidelines, City of Dublin CEQA Guidelines, and
the previously certified Eastern Dublin General Plan Amendment and Specific Plan Final Environmental Impact Report
and Addendum (FEIR). The FEIR concluded certain significant impacts will result from the development of Eastern
Dublin. Most of those impacts will be reduced to insignificance by mitigation measures of the EIR. Some will remain
unavoidable significant adverse impacts but they were included in a Statement of Overriding Considerations passed by
the Dublin City Council when it certified the EIR. Dublin Ranch Areas B -E will not create any significant impacts not
already covered by the EIR. Impacts of the project are described below.
1. Project title: Dublin Ranch Areas B,C,D,&E-Planned Development(PD)Rezoning and Eastern Dublin
Specific Plan Amendment/General Plan Amendment
2. Lead agency name and address: City of Dublin, 100 Civic Plaza,Dublin, CA 94568
3. Contact person and phone number: Tasha Huston,Associate Planner; (510)833-6610
4. Project location: East of Tassajara Road,north of Interstate 580 Freeway,within the Eastern Dublin Specific
Plan project area.
5. Project sponsor's name and address: Ted C. Fairfield,Consulting Civil Engineer for Jennifer Lin, etal., P.O.
Box 1148, 5510 Sunol Boulevard,Pleasanton,CA 94566
6. General plan: Rural Residential/Agriculture; Medium Density Residential; Medium-High Density Residential;
High Density Residential;General Commercial;Campus Office;Community Park;Neighborhood Square; Open
Space
7. Zoning: PD Rural Residential/Agriculture; PD Medium Density Residential; PD Medium-High Density
Residential; PD High Density Residential; PD General Commercial;PD Campus Office; PD Community Park;
PD Neighborhood Square; PD Open Space
8. Description of project: The Planned Development(PD)District Rezone proposed for the Dublin Ranch Areas
B-E site includes land use designations, standards,residential densities, and design guidelines for each land use
category, including Rural Residential/Agriculture; Medium Density Residential; Medium-High Density
Residential; High Density Residential; General Commercial; Campus Office; Community Park;Neighborhood
Square; and Open Space. Area C includes the proposed land use change for 4.5 acres of land previously
designated for Residential use,to be changed to General Commercial in compliance with Livermore Airport
Protection Area restrictions. The development proposed for Areas B through E will occupy the southern areas of
the Dublin Ranch project site, and will include a variety of land use types, including office, commercial,medium
and high-density residential, schools,parks,open space and rural residential/agricultural uses. Because these
areas do not include traditional low-density residential development,the Land Use and Development Plan for
these areas are designed with less detail in some areas(e.g. residential lot sizes) in order to provide the true
flexibility of a Planned Development zone,as provided by the Dublin Zoning Ordinance. The Land Use
categories for these areas include listings of the appropriate uses for each zone, development standards,and
conditions by which future subdivisions and development entitlement requests will be evaluated.
9. Surrounding land uses and setting: Planned Development Single Family,Medium Density Residential, Open
Space,and Rural Residential/Agriculture; Cattle Grazing,Agriculture,Equestrian Facility,and Firewood Sales
10. Other public agencies whose approval is required : None
3
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages.
❑ Land Use and Planning ❑ Transportation/Circulation ❑ Public Services
❑ Population and Housing ❑ Biological Resources ❑ Utilities and Service Systems
❑ Geological Problems 0 Energy and Mineral Resources 0 Aesthetics
❑ Water 0 Hazards ❑ Cultural Resources
❑ Air Quality 0 Noise 0 Recreation
❑ Mandatory Findings of Significance
4
.3(e
ENVIRONMENTAL IMPACTS CHECKLIST
Potentially
Potentially Significant
Significant Unless Less than
I. LAND USE AND PLANNING. Would the proposal: Impact Mitigation Incorporated Impact No Impact
a) Conflict with general plan designation or zoning?(Source #: 1, 2 ) ❑ 0 0 ❑
b) Conflict with applicable environmental plans or policies adopted
by agencies with jurisdiction over the project?(1,2) ❑ 0 0 0
c) Be incompatible with existing land use in the vicinity?( 1,2) ❑ 0 ❑ 0
d) Affect agricultural resources or operations(e.g., impacts to soils or
farmlands,or impacts from incompatible land uses)?(1,2 ) ❑ ❑ ❑ 0
e) Disrupt or divide the physical arrangement of an established
community(including a low-income or minority community)? ❑ ❑ 0 0
( 1, 2 )
II.POPULATION AND HOUSING. Would the proposal:
a) Cumulatively exceed official regional or local population 0 0 0 ❑
projections? (1 )
b) Induce substantial growth in an area either directly or indirectly
(e.g.,through projects in an undeveloped area or extension of major 0 0 0 ❑
infrastructure)?(1 )
c) Displace existing housing,especially affordable housing?(1 ) 0 0 ❑ ❑
M.GEOLOGIC PROBLEMS. Would the proposal result in or
expose people to potential impacts involving:
a) Fault rupture?(1, 3 ) 0 ❑ ❑ ❑
b) Seismic ground shaking?(1, 3 ) ❑ ❑ 0 ❑
c) Seismic ground failure, including liquefaction?(1, 3 ) ❑ ❑ 0 ❑
d) Seiche,tsunami, or volcanic hazard?(1,3 ) 0 ❑ 0 ❑
e) Landslides or mudflows?(1,3 ) ❑ ❑ 0 0
f) Erosion,changes in topography or unstable soil conditions from
excavation, grading,or fill?(1, 3 ) ❑ ❑ ❑ 0
g) Subsidence of land?(1,3 ) ❑ 0 ❑ 0
h) Expansive soils?(1,3 ) ❑ ❑ ❑ ❑
i) Unique geologic or physical features?(1, 3 ) ❑ ❑ ❑ ❑
5
Potentially
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
IV.WATER. Would the proposal result in: Incorporated Impact No Impact
a) Changes in absorption rates, drainage patterns, or the rate and
amount of surface runoff?(1) ❑ ❑ ❑ ❑
b) Exposure of people or property to water related hazards such as
flooding?(1) ❑ 0 ❑ ❑
c) Discharge into surface waters or other alteration of surface water
quality(e.g.,temperature, dissolved oxygen or turbidity?(1) ❑ ❑ ❑ 0
d) Changes in the amount of surface water in any water body?(1) ❑ ❑ ❑ 0
e) Changes in currents, or the course or direction of water movements?
(1) ❑ ❑ ❑ ❑
f) Change in the quantity of ground waters, either through direct
additions or withdrawals, or through interception of an aquifer by
cuts or excavations or through substantial loss of groundwater ❑ ❑ ❑ ❑
recharge capability?(1)
g) Altered direction or rate of flow of groundwater?(1) ❑ 0 ❑ ❑
h) Impacts to groundwater quality?(1) ❑ ❑ ❑ ❑
i) Substantial reduction in the amount of groundwater otherwise
available for public water supplies?(1) 0 ❑ ❑ ❑
V. AIR QUALITY. Would the proposal:
a) Violate any air quality standard or contribute to an existing or
projected air quality violation?(1, 2 ) ❑ 0 0 ❑
b) Expose sensitive receptors to pollutants?(1,2) ❑ ❑ ❑ ❑
c) Alter air movement, moisture, or temperature, or cause any change
in climate?(1, 2 ) ❑ ❑ ❑ 0
d) Create objectionable odors?(1,2 ) ❑ 0 0 ❑
VI. TRANSPORTATION/CIRCULATION.
Would the proposal result in:
a) Increased vehicle trips or traffic congestion?(1, 2,4 ) ❑ ❑ ❑ ❑
b) Hazards to safety from design features(e.g., sharp curves or
dangerous intersections)or incompatible uses(e.g., farm ❑ ❑ ❑ ❑
equipment)?(1, 2, 4 )
c) Inadequate emergency access or access to nearby uses?(1, 2, 4 ) ❑ ❑ ❑ ❑
d) Insufficient parking capacity onsite or offsite?(1, 2, 4 ) ❑ ❑ ❑ ❑
e) hazards or barriers for pedestrians or bicyclists?(1, 2, 4 ) ❑ ❑ ❑ ❑
f) Conflicts with adopted policies supporting alternative transportation
(e.g., but turnouts, bicycle racks)? (1, 2, 4 ) ❑ ❑ 0 ❑
g) Rail, waterborne or air traffic impacts? (1) ❑ ❑ ❑ ❑
6 3
Potentially
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
VII.BIOLOGICAL RESOURCES. Incorporated Impact No Impact
Would the proposal result in impacts to:
a) Endangered,threatened or rare species or their habitats(including ❑ ❑ ❑ 0
but not limited to plants, fish, insects,animals, and birds?(1)
b) Locally designated species(e.g.,heritage trees)?(1) ❑ ❑ ❑ ❑
c) Locally designated natural communities(e.g.,oak forest, coastal
habitat,etc.)?(1) ❑ ❑ ❑ ❑
d) Wetland habitat(e.g., marsh,riparian,and vernal pool)?(1) ❑ ❑ ❑ ❑
e) Wildlife dispersal or migration corridors?(1) ❑ El ❑ ❑
VIII.ENERGY AND MINERAL RESOURCES.
Would the proposal:
a) Conflict with adopted energy conservation plans?(1,2 ) 0 0 0 0
b) Use nonrenewable resources in a wasteful and inefficient manner?
(1,2) 0 ❑ 0 0
c) Result in the loss of availability of a known mineral resource that
would be of future value to the region and the residents of the State? ❑ ❑ 0 0
(1,2 )
IX. HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous substances
(including, but not limited to,oil,pesticides, chemicals,or ❑ ❑ ❑ ❑
radiation)?(1)
b) Possible interference with an emergency response plan or
emergency evacuation plan?(1) ❑ ❑ 0 ❑
c) The creation of any health hazard or potential health hazards?(1)
❑ ❑ 0 ❑
d) Exposure of people to existing sources of potential health hazards?
(1) ❑ ❑ ❑ ❑
e) Increased fire hazard in areas with flammable brush,grass,or trees?
(1) 0 ❑ ❑ ❑
X. NOISE. Would the proposal result in:
a) Increases in existing noise levels?(1,2, 5 ) 0 ❑ ❑ ❑
b) Exposure of people to severe noise levels?(1,2, 5 ) 0 ❑ ❑ ❑
7
Potentially
XI. PUBLIC SERVICES. Would the proposal result in a need for new Potentially Significant
Significant unless Less than
altered government services in any of the following areas:
Impact Mitigation Significant
Incorporated Impact No Impact
a) Fire protection? (1) ❑ ❑ ❑ ❑
b) Police protection?(1) ❑ ❑ ❑ ❑
c) Schools?(1) ❑ ❑ ❑ ❑
d) Maintenance of public facilities, including roads?(1) ❑ 0 ❑ ❑
e) Other government services (1) ❑ ❑ ❑ ❑
XII.UTILITIES AND SERVICE SYSTEMS. Would the proposal
result in a need for new systems or supplies, or substantial
alterations to the following utilities:
a) Power or natural gas?(1, 2 ) ❑ ❑ ❑ ❑
b) Communications systems?(1,2 ) El ❑ ❑ ❑
c) Local or regional water treatment or distribution facilities?(1,2 ) ❑ ❑ ❑ ❑
d) sewer or septic tanks? (1, 2 ) ❑ ❑ ❑ ❑
e) Storm water drainage?(1, 2 ) El El ❑ ❑
f) Solid waste disposal? (1, 2 ) ❑ ❑ ❑ ❑
g) Local or regional water supplies?(1, 2 ) ❑ ❑ ❑ ❑
XIII.AESTHETICS. Would the proposal:
a) Affect a scenic vista or highway?(1, 2 ) 0 ❑ ❑ ❑
b) Have a demonstrable negative aesthetics effect? (1, 2 ) ❑ ❑ ❑ ❑
c) Create light or glare?(1, 2 ) ❑ ❑ ❑ ❑
XIV. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources?(1 ) ❑ ❑ ❑ ❑
b) Disturb archaeological resources?(1 ) ❑ ❑ ❑ ❑
c) Have the potential to cause a physical change which would affect
unique ethnic cultural values? (1 ) ❑ ❑ ❑ 0
d) Restrict existing religious or sacred uses within the potential impact area?(1 ) ❑ ❑ El ❑
XV.RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional parks or other
recreational facilities?(1 ) ❑ ❑ 0 0
b) Affect existing recreational opportunities?(1 ) ❑ 0 0 0
8 / I
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a
fish or wildlife species,cause a fish or wildlife population to drop below self-sustaining levels,threaten to eliminate
a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of California history or prehistory?
❑ ❑ ❑ ❑
b) Does the project have potential to achieve short-term,to the disadvantage of long-term,environmental goals?
❑ ❑ ❑ ❑
c) Does the project have impacts that are individually limited,but cumulatively considerable? ("Cumulatively
considerable"means that the incremental effects of a project are considerable when viewed in connection with the
effects of past projects,the effects of other current projects, and the effects of probable future projects)
❑ ❑ ❑ ❑
d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either
directly or indirectly? ❑ ❑ 0 0
DISCUSSION -Mandatory Findings of Significance
a) As indicated by the checklist form,the project will not degrade the quality of the environment, substantially reduce
the habitat of a plant or animal species or eliminate important examples of California history or prehistory.
b) All potentially significant environmental impacts can be mitigated to reduce both the long term and the short term
environmental impacts below a level of significance except for those impacts included within the Statement of
Overriding Considerations of the Eastern Dublin General Plan Amendment and Specific Plan EIR. A description of the
mitigation measures is contained in the Matrix,Attachment A.
c) All potentially significant cumulative environmental impacts have been addressed in the EIR.
d) As discussed under the headings"Risk of Upset"and"Human Health,"the project does not have environmental
effects which will cause substantial adverse effects on human beings, either directly or indirectly.
REFERENCES
Referenced information sources utilized for this analysis include the following:
1) Determination based on location of project;
2) Determination based on staff office review;
3) Determination based on field review;
4) Determination based on the City of Dublin General Plan;
5) Determination based on the City of Dublin Zoning Ordinance;
6) Determination based on the Eastern Dublin General Plan Amendment and Specific Plan Final EIR
and Addendum;
7) Not applicable.
9
EVALUATION OF ENVIRONMENTAL IMPACTS
1) A brief explanation is required for all answers except"No Impact"answers that are adequately supported by the information
sources a lead agency cites in the parentheses following each question. A"No Impact"answer is adequately supported if the
referenced information sources show that the impact simply does not apply to projects like the one involved(e.g.,the project falls
outside a fault rupture zone). A"No Impact"answer should be explained where it is based on project-specific factors as well as
general standards(e.g.,the project will not expose sensitive receptors to pollutants,based on a project-specific screening
analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site,cumulative as well as project-
level,indirect as well as direct,and construction as well as operational impacts.
3) "Potentially Significant Impact"is appropriate if there is substantial evidence that an effect is significant. If there are one or more
"Potentially Significant Impact"entries when the determination is made,an EIR is required.
4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation
measures has reduced an effect from"Potentially Significant Impact"to a"Less Significant Impact." The lead agency must
describe the mitigation measures,and briefly explain how they reduce the effect to a less than significant level(mitigation
measures from Section XVII,`Earlier Analyses,"may be cross-referenced).
5) Earlier analyses may be used where,pursuant to the tiering,program EIR,or other CEQA process,an effect has been adequately
analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D).). In this case a discussion should identify the
following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately
analyzed in an earlier document pursuant to applicable legal standards,and state whether such effects were addressed by
mitigation measures based on the earlier analysis.
c) Mitigation measures. For effects that are"Less than Significant with Mitigation Incorporated,"describe the mitigation
measures which are incorporated or refined from the earlier document and the extent to which they address site-specific
conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts(e.g.,
general plans,zoning ordinances). Reference to a previously prepared or outside document should,where appropriate,include a
reference to the page or pages where the statement is substantiated. See the sample question below. A source list should be
attached,and other sources used or individuals contacted should be cited in the discussion.
7) This is only a suggested form,and lead agencies are free to use different ones.
10
ENVIRONMENTAL CHECKLIST RESPONSES & ANALYSIS
The following discussion includes explanations of answers to the above questions regarding potential
environmental impacts, as indicated on the preceding checklist. Each subsection is annotated with the number
and letter corresponding to the checklist form.
A majority of the potential impacts discussed within this initial study were addressed in the earlier analysis of
the Eastern Dublin General Plan Amendment/Specific Plan Amendment Final EIR(FEIR), incorporated by
reference, and the mitigation measures adopted. Mitigation measures are noted, and the matrix of mitigation
measures is included as Attachment A. The program EIR& addendum adequately describe the impacts of the
project, and there have been no changes or new information requiring a supplemental EIR, pursuant to Public
Resources Code Section 21166 and CEQA Guidelines Section 15162.
EXISTING SETTING:
The project is located within the Eastern Dublin Specific Plan area and is included in the Environmental Impact
Report prepared for the Specific Plan area. Please refer to the Eastern Dublin GPA/SPA Final EIR for a
description of the existing project setting.
POTENTIAL IMPACTS AND MITIGATION MEASURES:
I. LAND USE& PLANNING: The project is consistent with the General Plan land use designations and with
the Eastern Dublin Specific Plan. Environmental impacts from the project land uses were addressed in
the earlier analysis of the Eastern Dublin Specific Plan/General Plan Amendment Final Environmental
Impact Report (FEIR). Cumulative impacts to agricultural resources were also addressed in the FEIR,
and were found to have a significant unavoidable cumulative impact. The Statement of Overriding
Considerations adopted with the Specific Plan includes this finding. The proposed Planned
Development Rezoning will not raise significant new impacts beyond those discussed in the FEIR.
The development proposed for Areas B through E includes a small (4.5 acre) portion of land which is
proposed for a land use amendment from Medium Density Residential to General Commercial. The
adopted Specific Plan anticipated such an amendment, because the area is located within the Livermore
Airport Protection Area and residential uses in that area were viewed as potentially incompatible. The
proposed land use is consistent with the closest adjacent non-residential urban use. The magnitude and
intensity of development that could occur if the amendments are adopted are substantially consistent with
the development envisioned for the Specific Plan.
The Planned Development also includes adjustments to land uses previously approved. In terms of
residential uses, the unit count proposed for this project involves an increase over the number of units
projected by the Specific Plan for the Dublin Ranch lands, based upon the midpoint of the range. This
increase is due primarily to a gain of land for residential uses in various areas, such as 10 acres previously
designated for an elementary school site (no longer needed), and several acres previously designated for
the Community Park (size of park has decreased). However, the total unit count for the Dublin Ranch
project is still well within the maximum of the range of units shown for the residential land use areas in
Dublin Ranch under the adopted Specific Plan. In terms of non-residential land uses,the proposed project
11
involves a shift of 8 acres from the General Commercial designation to the Campus Office designation.
The shift would translate into a decrease of approximately 83,000 square feet of commercial space and an
increase of 130,000 square feet of office space. The proposed shifts do not involve an increase in the
overall acreage of these two land use designations,and office uses typically generate less traffic than do
commercial uses. The modifications would result in a long-term development pattern consistent with the
Specific Plan, which anticipated flexibility in the development of these areas (see EDSP, Chapter 4.5
Commercial Land Use). Therefore these shifts are considered substantially in compliance with the Specific
Plan. As such,any impacts that may arise were anticipated in the previous analyses of the adopted EIR.
Finally,potential land use incompatibilities for the proposed project were analyzed for the adopted plan.
The focus of potential incompatibilities is on the proximity of residential to non-residential uses,where
incompatibility issues can exist in many areas,including:noise,odor,light and glare,and visual impacts.
The proposed land uses represent the same mix and adjacent uses as those adopted for the Specific Plan.
Through the Site Development permit,the City analyzes all of the issues mentioned above and consults
with other agencies,as necessary,for making further conditions of the project. In addition,the project
concepts address buffers and design solutions to address the interface of potentially incompatible adjacent
uses. These concepts will be applied where needed as development standards to address potential impacts.
The proposed Planned Development Rezoning will not raise significant new impacts beyond those
discussed in the FEIR.
II. POPULATION& HOUSING: The project would provide up to 1,983 units in Areas B through E, of
various unit types, many of which are anticipated to be in a price range affordable to the future
employees working within the City of Dublin. This is consistent with the policies of the Eastern Dublin
Specific Plan and Dublin General Plan, to provide a range of housing types for all segments of the
community. Growth inducing impacts associated with the development of housing and increased
population as a result of the adopted Specific Plan were analyzed in the prior EIR. The adoption of the
Eastern Dublin Specific Plan signified the City's intent to introduce urban development in an area that
previously supported primarily rural activities. Please refer to the earlier analysis of the FEIR, pp. 3.2-1
through 3.2-11, for a discussion of population and housing provision. No significant impacts not
previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur.
III. GEOLOGIC PROBLEMS: These items were addressed in the earlier analysis of the FEIR, and through
various mitigation measures. For an explanation of items 3a, 3c, 3g, and 3i, see FEIR mitigation
measures MM 3.6/9.0 and 3.6/10.0 (p. 3.6-9); for discussion related to items 3e, 3f, 3h see MM 3.6/27.0
and 3.6/28.0 (p. 3.6-14 and 15) and Geotechnical Investigation Dublin Ranch Phase I,June 19, 1995,
Berlogar Geotechnical Consultants; for items 3b, 3d see MM 3.6/2.0 - 3.6/7.0, 3.6/11.0 - 3.6/26.0 (p.
3.6-8 through 14) and the Geotechnical Investigation. No known active or potentially active faults
traverse the project site,and Alquist-Priolo Special Studies Zones are not located within the site.The
potential for fault ground rupture is therefore considered to be nil. Implementation of mitigation measures
will reduce but not completely eliminate all hazards associated with groundshaking. No new impacts
not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur.
IV. WATER: These items were addressed in the earlier analysis of the FEIR, and through various mitigation
measures. The project site is located in an area of minimal groundwater recharge and groundwater reserves
and the majority of the Tri-Valley's groundwater resources are in the Central Basin, south of the project.
Nevertheless,development of the project site could have an impact on local ground water resources and
12
�L�
groundwater recharge due to an increase in impervious surfaces within the project site. However, no
impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur.
The project will result in the realignment and re-creation of an intermittent stream. A streambed
alteration agreement from the Department of Fish and Game will be required. As development occurs in
the area,more impervious surfaces will be created due to paved streets and building development. A
master drainage plan for the entire project site will be prepared, therefore, any changes to drainage
patterns will be fully evaluated to ensure there are not significant environmental impacts in this topic
area. Due to the fact that future on-site development will be required to adhere to requirements of Zone 7
and the NPDES permitting programs,and the FEIR contains several mitigation measures which will be
applied to this project, any water impacts will be mitigated to a level of insignificance. Please see MM
3.5/25.0 through 3.5/52.0. Action Programs of the Specific Plan also mitigate these impacts. Please
refer to the Eastern Dublin GPA/SPA Final EIR for a discussion of this impact.
No impacts not previously analyzed in the Eastern Dublin GPA/SPA FEIR are expected to occur.
V. AIR QUALITY: These items were addressed in the earlier analysis of the FEIR, and through various
mitigation measures. Construction-related air quality impacts include short-term violation of adopted
standards or contribution to an existing or projected air quality violation, and could result in exposure of
sensitive receptors to pollutants. Development of the project site will also result in traffic-related air
quality impacts.
The FEIR developed mitigation measures to reduce mobile and stationary source emissions. Air quality
mitigation measures of the FEIR which will be applied to this project include: MM 3.11/1.0 through
3.11/4.0, 3.11/6.0, 3.11/13.0. Implementation of these mitigation measures cannot achieve the reduction in
stationary source emissions needed to meet the insignificant threshold. The Eastern Dublin GPA/SPA
Final EIR indicates that stationary source emissions air quality impacts remain significant and, therefore,
this unmitigable impact was included in the Statement of Overriding Considerations. No impacts not
previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur from this proposed
project.
VI. TRANSPORTATION/CIRCULATION: The impacts to transportation and circulation were addressed in the
earlier analysis of the FEIR, and through various mitigation measures. The FEIR indicates four
traffic/circulation impacts which are not capable of mitigation to a level of insignificance. Two of them
affect intersections and the other two the general operation of I-580. Cumulative impacts affecting I-580
would occur irrespective of development under the Eastern Dublin Specific Plan. These four impacts
have been included in the Statement of Overriding Considerations adopted with the Specific Plan.
A traffic analysis conducted for the proposed Planned Development Rezone (TJKM, June, 1997;
included by reference) outlines the potential traffic impacts from this project, and measures for
mitigating these impacts. The project proponent will need to make improvements to roadway systems as
required by the traffic study, the mitigation measures of the FEIR, and conditions of the PD Rezone
approval. Many of these measures will be completed as part of the project, while others will be
cumulative improvements to which the project developers will contribute. With implementation of the
improvements required to address traffic impacts from the project, the potential impacts will be
mitigated to a level of insignificance. No new mitigation measures are required.
13
Potential impacts of hazards to safety from design features(e.g.,sharp curves or dangerous intersections)or
incompatible uses (e.g., farm equipment); inadequate emergency access or access to nearby uses;
insufficient parking capacity on-or off-site were identified in the FEIR. All projects must go through a site
development process prior to approval and are required to meet all City zoning standards. Because of the
combination of land uses future developments will be required to meet the City zoning standards for each
use. No mitigation measures are required.
Impacts from Hazards or barriers for pedestrians or bicyclists were also addressed in the prior FEIR. The
Eastern Dublin Specific Plan Policy 5-15 and Figure 5.3 show bicycle pedestrian paths throughout the
project area. Impacts potentially occurring in this project area include conflicts of pedestrian and bicycle
crossing major roadways. This impact can be mitigated with FEIR Mitigation Measure 3.3/16.1, which
requires the location of pedestrian&bicycle paths to cross major arterial streets at signalized
intersections,to provide safe crossing. Several pedestrian and bicycle routes are proposed with the
project, including a multi-use trail,which will include crossings at these signalized intersections.
The above-noted traffic impacts of the project will be mitigated by the following mitigation measures of
the EIR and Action Programs of the Specific Plan: MM3.3/2.1 through 3.3/16.1 and 3.12/7.0 and
Action Programs 5A through 5D. Implementation of these mitigation measures will reduce a majority of
the traffic-related impacts to a level of insignificance.The Eastern Dublin GPA/SPA Final EIR indicates
that some impacts(both project-specific and cumulative) remain potentially significant even after
implementation of proposed mitigation measures. Please refer to the Eastern Dublin GPA/SPA Final EIR
for a complete listing. Aside from the traffic related impacts noted above,the Project will not raise any
new significant traffic impacts which have not already been evaluated in the previous environmental
analyses done for the proposed development.
VII. BIOLOGICAL RESOURCES: Impacts from the project upon biological resources were thoroughly
addressed in the earlier analysis of the FEIR, and various mitigation measures will apply to the project.
For complete descriptions of existing conditions, maps and other information identifying such impacts
please consult the FEIR.
CEQA Guidelines Appendix G states that a project will normally have a significant effect on the
environment if it will substantially affect a rare or endangered species of animal or plant or habitat of the
species. The Eastern Dublin Specific Plan EIR identified various impacts upon biological resources and
mitigation of impacts in the following areas: a.) Habitat Loss & Vegetation Removal; b.) Botanically
Sensitive Habitats; c.) Wildlife Resources; d.) Threatened and Endangered Species; e.) Federal
Candidates for Listing; f.) California Species of Special Concern; g.) Special Status Invertebrates.
The project site is covered primarily with introduced annual grasses and does not provide unusual or
high quality habitat for any rare or endangered species of plants or animals. Mitigation measures to
address the impacts upon the above resources from development of the Specific Plan area were included in
the FEIR and included in the adopted Mitigation Monitoring Program(see Matrix for listing of mitigation
measures.)
Several mitigation measures and programs apply to the project site, and involve further studies and pre-
construction surveys of the project site. Six separate plant and animal surveys of the project site were
conducted by H. T. Harvey and Associates over the past six years. These surveys have been
instrumental in setting parameters for site design. The topics of the surveys and the applicability of the
14
t((
reports to the individual project components areas are described below in excerpts taken from a summary
of the surveys provided by H. T. Harvey and Associates, August 30, 1996.
U.S.ARMY CORPS OF ENGINEERS JURISDICTIONAL ANALYSIS
Most of the site has been intensively grazed, the drainage network and its component channel have
become incised and arroyos have formed. Areas meeting the technical criteria for identification as
jurisdictional wetlands were delineated primarily along site drainageways and in seeped zones in the
Tassajara Creek watershed.
RARE PLANT SURVEYS
The Dublin Ranch site was surveyed for special status plant surveys in the Spring of 1990. A list of
potentially occurring plants was generated by reviewing the Eastern Dublin General Plan
Amendment/Specific Plan EIR, appropriate local references, and the California Natural Diversity Data
Base (CNDDB). The entire site was surveyed to locate potential habitat for any potentially occurring
species. Transects were then established and surveyed through appropriate habitat, searching for any
special status species potentially on site.
No special status plants were found. Generally, the site had been grazed, and the vegetation height,
biomass and diversity were low.
EASTERN DUBLIN GOLDEN EAGLE SURVEY
The Golden Eagle nest site that had been identified by Biosystems Analysis in the Eastern Dublin
General Plan Amendment/Specific Plan EIR was re-surveyed in 1990. The nest site was monitored
throughout the spring. Two chicks were observed at the nest site in 1990, one of which later died. The
remaining chick fledged in late June, 1990.
ADDITIONAL GOLDEN EAGLE SURVEYS
H.T. Harvey & Associates raptor biologists have continued to monitor nest sites on the property since
1990. Eagles did not nest on the property during the years of 1991 and 1992. During these years the
pair probably bred at an alternative nest site (or nest sites) off the property because the nest tree they had
been using (a Eucalyptus tree) was largely defoliated during an extended hard freeze during the winter of
1990-1991.
In 1993, the foliage returned to the nest tree and so did the pair. The birds successfully fledged one
young from the nest. In 1994 the birds attempted to rebuild the nest but it apparently collapsed. The
pair then moved to an alternative Eucalyptus tree in the same drainage but closer to Tassajara Road, late
in the season, and fledged one young. The pair used the same nest again in 1995, when at least one
young eagle was observed in the nest.
The pair returned to this alternate nest site in 1996. They laid eggs, and at least one chick was observed
in the nest in late April. By early May, no adult eagles were seen near the nest, nor were nestlings seen.
It was determined that the site had failed and that the nest had been abandoned. The old nest (the one
used prior to 1994) has completely collapsed and should no longer be considered an active nest site.
15
SUMMARY OF KIT FOX SURVEYS IN CONTRA COSTA AND ALAMEDA COUNTIES
H.T. Harvey and Associates has prepared a report which reviews the California Natural Diversity Data
Base (CNDDB) and other survey reports, as well as historic information regarding the distribution and
range of the San Joaquin kit fox in Alameda and Contra Costa Counties. Results from 13 recent surveys
for kit foxes were reviewed, as well as historic surveys conducted by the Department of Fish and Game.
Historic range maps were also reviewed. The report concludes that negative results of more than 10
years of surveys in the Dublin area leaves little doubt that Dublin is outside the range of the San Joaquin
kit fox. The presence and high densities of red foxes and coyotes make the likelihood of range
expansion by the kit fox into the Dublin area extremely remote.
SAN JOAQUIN KIT FOX
The San Joaquin kit fox, a federal endangered and state threatened species, is known from sites about 7
or more miles to the east and northeast of the Ranch. The range and agricultural lands of the Ranch and
surrounding areas would be low to moderate quality kit fox habitat. Previous surveys on portions of the
Dublin Ranch and surrounding areas did not detect kit foxes, but detected several possible tracks. These
prior surveys were conducted for the Eastern Dublin General Plan Amendment/Specific Plan EIR by
Biosystems Analysis. H.T. Harvey & Associates conducted kit fox surveys at twice the intensity
recommended at that time (1991) by California Department of Fish and Game guidelines. These surveys
(September-October 1991) did not detect kit fox activity on or near the Ranch.
SPECIAL STATUS AMPHIBIAN AND REPTILE SURVEYS
Surveys were conducted for special status amphibian and reptile species on the Dublin Ranch Property
during the Spring of 1993. The site is located in northern Alameda County, near the cities of Livermore
and Dublin. The focus of these surveys included California tiger salamander(Ambystoma
californiense), California red-legged frog (Rana aurora draytonii), and Southwestern pond turtle
(Clemmys marmorata pallida). No California tiger salamanders were found during the survey. Fifteen
subadult California red-legged frogs were found at two locations. Ten were along the northern boundary
of the site in a stock pond adjacent to the intermittent creek channel. Five more were found near the
southern boundary along Fallon Road. Two adult southwestern pond turtles were found along Tassajara
Creek. These findings were consistent with the 1989 surveys conducted by Biosystems for the Eastern
Dublin General Plan Amendment/Specific Plan EIR.
1995 SPECIAL-STATUS AMPHIBIAN AND REPTILE SURVEYS
H.T. Harvey and Associates conducted additional surveys in the spring of 1995 to determine if the
distribution and abundance of special-status reptiles and amphibians had changed. These surveys were
initiated in a rainfall season (1994-1995) that was nearly 200% of normal. Surveys were undertaken to
provide any new data to the City of Dublin, which was undertaking a stream corridor restoration plan
and grazing management plan for the vicinity. No California Tiger Salamander larvae,juveniles or
adults were detected anywhere on the site. Seven juvenile California red-legged frogs were detected in
two ponds on site (the same locations as in previous surveys). One of these ponds is located along the
northern boundary of the site near a tributary to Tassajara Creek, while the other is along the southern
boundary near Fallon Road. Two western pond turtles were detected along Tassajara Creek. The
16 Lt0
location and abundance of the California red-legged frog and western pond turtle have been consistent
throughout three separate studies. Based on the sampling from 1989, 1993 and 1995, the project site
does not support a breeding population of California Tiger salamanders.
DUBLIN RANCH FAIRY SHRIMP SURVEYS
Small, claypan pools occurring on the Dublin Ranch property were monitored for listed fairy shrimp
from December 1995 to April 1996. The only fairy shrimp observed in the pools was Branchinecta
lindahi, which is not a special status species. This species of fairy shrimp tolerates a wide range of
conditions and is the most common fairy shrimp in California. In general, the pools supported a low
diversity of invertebrates and contained such weedy, opportunistic species as mosquito larvae and
midgefly larvae.
APPLICABILITY OF REPORTS TO AREAS B THROUGH E OF THE PROJECT AREA
The studies conducted by H.T. Harvey and Associates apply to the entire Dublin Ranch Project area.
However, not all identified mitigations apply to each individual portion of the project. The discussion
below distinguishes between the areas affected by/addressed in the surveys and reports.
Area B includes two jurisdictional drainages and associated wetlands, part of the acreage noted in the
wetland delineation described above. Additionally, California Red-legged frogs have been found in a
pond in Area B.
Area C includes seasonal ponds that are jurisdictional. Repeated surveys for California tiger
salamanders, special status plants or special status invertebrates have all had negative results, as
described above.
Area D includes a drainage to Tassajara Creek and associated wetlands that are jurisdictional as
described in the wetland delineation noted above. The golden eagle nest sites that have been monitored
are included in area D, and the majority of the viewshed for the eagle nest is within the area. A pond
associated with the upper end of this drainage also supports California Red-legged frogs, a species
federally listed as threatened.
The San Joaquin kit fox surveys, wetland delineation, special status plant surveys and herpetological
surveys described above apply to all of areas B, C, D & E. The fairy shrimp surveys apply to Area C,
although other areas were searched for suitable habitat. The golden eagle nest surveys apply to Area D.
The Golden Eagle nest site is not within the project area. However, a line-of-sight buffer area around
the nest has been incorporated into the planning for Area A to minimize intrusion into the buffer area.
MITIGATION
The Mitigation Measures adopted with the City's approved Mitigation Monitoring Program, and
corresponding conditions of approval, have been included in the project planning to protect any species
that may be discovered prior to or during construction or to protect adjoining areas. The Mitigation
Measures which address impacts to biological resources are: 3.7/1.0 through 3.7/28.0. Policies of the
Specific Plan call for enhancement of open space area and riparian corridor with native plant species.
17
Although the FEIR did not identify the site as having any endangered species of plant or animal life,
certain Mitigation Measures of the FEIR and Action Programs of the Specific Plan (Action Programs
6A, 6C, and 60) require certain investigations and protocols prior to issuance of a building permit,and
these have been included for this project.
The FEIR discusses impacts to riparian and other wetland habitats, and finds that mitigation measures
could not completely reduce the cumulative loss of sensitive habitat to a level of insignificance. The
adopted statement of overriding considerations includes this finding.
The proposed Planned Development does not raise any new significant impacts which were not
addressed in the Final EIR.
VIII. ENERGY& MINERAL RESOURCES: These items were addressed in the earlier analysis of the FEIR, and
through various mitigation measures. Although consumption of non-renewal resources(for the Specific
Plan area as a whole)was identified as a significant cumulative impact(discussed under section XII),
future development of the site is not anticipated to use such resources in a wasteful or inefficient manner.
Therefore,this topic area was included in the Statement of Overriding Considerations. No mineral
resources are known to exist on-site,therefore no impacts are anticipated. The proposed Conditional Use
Permit will not result in any additional significant impacts not covered by the FEIR.
IX. HAZARDS: These items were addressed in the earlier analysis of the FEIR, and through various
mitigation measures. The project site is primarily open grasslands and contains no structures. A Phase II
site assessment of the project area has been conducted (Berlogar Geotechnical Consultants, July 22,
1996) to determine the presence or absence of any on-site hazardous waste and substance sites. The
findings of this study indicate that no problem sites were found. In addition, a data search was
conducted to determine if the site was included on a list of hazardous waste and substance sites. The
results of this search indicate that no such identified sites exist within the project area or within a two
mile radius of the project.
Although it is not known at this time what future tenants may occupy lands in Areas B through E currently
designated for commercial and industrial uses, future residents may keep small quantities of potentially
toxic substances on-site (paints, pesticides, etc.). Due to the normally small quantities, this is not
anticipated to create a substantial risk that substances and materials stored or used on site will create or
expose people to health hazards. Development projects (those proposing non-residential uses) are
normally conditioned by the City and/or applicable health departments and fire departments to submit
information regarding chemicals to be used and/or stored on-site. Therefore,it is anticipated that buildout
of the proposed project would result in a less than significant impact.No further mitigation is required.
The project will not involve a risk of an explosion or the release of hazardous substances in the event of
an accident or upset conditions because: (1) the application of mitigation measures from the EIR has
conditions of approval; and (2) the application of Action Programs of the Specific Plan as conditions of
approval.
Finally,development of the project site may result in increased fire hazard in areas with flammable brush,
grass,or trees. Please refer to the Eastern Dublin GPA/SPA Final EIR for a discussion of this impact. This
18
i r
impact was addressed in the prior EIR.. The City has prepared and adopted a Wildfire Management Plan,
which future applicants would be required to adhere to.No further mitigation is required.
Mitigation measures of the EIR and Action Programs of the Specific plan and corresponding conditions
of approval that would apply to potential impacts in these areas are as follows: MM3.4/2.0 , 3.4/3.0,
3.4/5.0 through 3.4/13.0, 3.5/1.0, 3.5/3.0, 3.10/1.0 through 3.10/5.0, 3.10/7.0, 3.11/3.0, 3.11/7.0; 8E, 9P
and 9Q; Action Programs 8D and 8F through 8J. Inclusion of these mitigation measures will mitigate
any impacts of this topic area to an insignificant level. (See FEIR, Chapters 3.4 and 3.5.) The Planned
Development will not raise any additional significant hazards impacts which were not addressed in the
FEIR.
X. NOISE: The noise impacts of potential projects in the Eastern Dublin Specific Plan area were addressed
in the earlier analysis of the Program FEIR. As the project site is basically undeveloped at this time,
future development will result in increases of ambient noise over existing levels,resulting in significant
impacts in five main areas:
1. Exposure of Proposed Housing to Future Roadway Noise
2. Exposure of Existing Residences to Future Roadway Noise
3. Exposure of Proposed Residential development to Noise from Future Military Training Activities at
Parks Reserve Forces Training Area and the County Jail
4. Exposure of Existing and Proposed Residences to ConstructionNoise
5. Noise conflicts due to the Adjacency of Diverse Land Uses Permitted by Plan Policies Supporting
Mixed-Use Development
These impacts are discussed below.
1.) The FEIR addressed the general impacts anticipated from exposure of proposed residential housing
along certain roadways,and required that significant impacts be mitigated(See FEIR,Impact 3.10/A,and
Mitigation Measure 3.10/1.0). Site specific noise impacts for the Dublin Ranch Areas B-E Planned
Development which require evaluation to a greater level of detail for this Planned Development proposal
than included in the FEIR are discussed below.
The noise contours for the Year 2010 with the buildout of the entire Specific Plan are shown in Figure
3.10-B of the Specific Plan EIR. Proposed residential housing in certain areas(e.g.:along Dublin
Boulevard,Tassaj ara Road,Fallon Road,and Hacienda Drive)were predicted in the FEIR to be exposed to
future noise levels in excess of 60 dB CNEL. In addition,proposed housing along Central Parkway
(Transit Spine)and Gleason Road could potentially be exposed to future noise levels in excess of 60 dB
CNEL. According to the Dublin General Plan Noise Element land use compatibility guidelines,these
residential areas would be in the"conditionally acceptable"range for this type of land use. "Conditionally
acceptable"means that an acoustical study must be submitted during project development review to
determine how interior noise levels will be controlled to the City standards and State goal of CNEL 45 dB.
(See Dublin General Plan,page 9.3).
Because the Dublin Ranch development proposes residential development in areas projected to exceed
the 60 dB Noise levels, acoustical studies are required to determine the attenuation measures necessary
to accomplish an interior noise level standard of CNEL 45 dB. An acoustical study is currently
underway to analyze areas expected to exceed the 60 dB noise levels and to determine the appropriate
19
5l
noise barriers/buffers which are needed to achieve the 45 dB interior standards for residential uses. The
results of this study will be submitted prior to approval of the PD Rezoning for Areas B-E, and the
project will be conditioned to incorporate these measures in the development. Noise attenuation
measures may include greater setback distances, land berms, soundwalls, building construction measures
or a combination of these, and may require additional space for buffers. In some areas, if it is
determined upon refinement of development plans that the necessary noise attenuation measures are not
possible or would be undesirable based upon the proposed land use plan ,the physical layout of the
residential units may need to be redesigned, or density may need to be decreased,to avoid an
unmitigated significant impact.
Additional detailed acoustical studies to identify the attenuation measures necessary to accomplish an
interior noise level standard of CNEL 45 dB for residential areas may be needed at the Site Development
Review or building permit stage to demonstrate compliance with the FEIR noise mitigation
recommendations, or if the noise environment changes or new impacts occur.
2.) The FEIR determined noise generated by the buildout of the Eastern Dublin area would cause an
adverse impact on existing residences which could not be reduced to a level of insignificance and, hence,
this was part of the Statement of Overriding Considerations adopted by the Dublin City Council.
3.) The FEIR required mitigation of noise impacts upon proposed residential development from future
military training activities at Parks Reserve Forces Training Area and the County Jail. An acoustical study
is required for proposed residential development within 6,000 feet of Camp Parks RFTA to determine
which mitigation measures should be imposed. The acoustical study currently underway for the Dublin
Ranch B-E project will identify these impacts and conditions of approval may be applied to the
development where feasible,as required by the FEIR.
4.) Construction will occur over a number of years on the project site. Major noise sources associated
with construction include truck activity on local roads,heavy equipment used in grading and paving and
impact noises from barriers used in framing of structures. Pile driving can also generate substructural
noise. These impacts were addressed in the previous analysis of the FEIR,and Mitigation Measures of the
FEIR require completion of Construction Noise Management Programs. Implementation of the FEIR
mitigation measures (MM#03.10/01-07) will reduce these impacts to a level of insignificance.
5.) The presence of different land use types within the same development creates the possibility of noise
compatibility impacts between adjoining uses,particularly when commercial and residential land uses abut.
The Uniform Building Code does not specifically address the sound insulation requirement for partitions
between business and residential uses. Sound insulation for such partitions should be designed on a case by
case basis and may need to exceed those required between residences. Because the allowance of mixed use
developments(commercial and residential in the same building or project site)requires a Conditional use
Permit, the issue of sound insulation between business and residential uses will be addressed through a
condition of the Planned Development approval,with refined studies to be undertaken at the time of Site
Development Review and Conditional Use Permit approval, when specific development proposals and
* An example of an undesirable noise attenuation measure might be a requirement to construct a 12-
foot high soundwall for homes too close to a noise source.
20 ��
building types are known. With the mitigation measures of the EIR, and the conditions of approval
attached to this project, the noise impacts can be mitigated to a level of insignificance.
Based upon this analysis,the environmental impacts of noise related to this project have been addressed
both through the earlier analysis of the program FEIR, as well as mitigated to a level of insignificance.
A Negative Declaration of environmental impact is appropriate.
XI. Public Services: These items were addressed in the earlier analysis of the FEIR, and through various
mitigation measures. The project will require some of the improvements or service increases in the areas
of Fire Protection, Police Protection, school facilities and personnel, and maintenance of public facilities,
including roads,and other governmental services These services are planned for in the Eastern Dublin
Specific Plan, and are typically funded through a combination of property taxes,assessment districts,
and/or special financing plans established,thereby allowing future developments to pay(usually placed as
a condition of project approval)for their contribution towards these service demands. The applicant's fair
share of improvements and increased service will be determined and contained in the Development
Agreement required by the Specific Plan. Mitigation measures in the EIR that will be implemented as
conditions of this project include: MM3.12/5.0; 3.12/8.0; 3.4/2.0; 3.4/4.0/3.4/6.0 through 3.4/13.0;
3.4/15.0 through 3.4/24.0; 3.4/27.0 through 3.4/29.0; 3.4/31.0; 3.4/33.0; 3.4/34.0; 3.4/36.0, 3.4/44.0 and
3.4/49.0. Action Programs of the Specific Plan that will be implemented as conditions of this project
include 40, 8A through 8E, 8G, 8H, 8J, 8K and 8N. Inclusion of these mitigation measures and Action
Programs and corresponding conditions of approval will mitigate impacts in this topic area to a level of
insignificance.
XII. UTILITIES: These items were addressed in the earlier analysis of the FEIR, and through various
mitigation measures. The extension of water, electrical and natural gas lines into the Eastern Dublin
Specific Plan area has been determined by the FEIR to be a significant growth-inducing impact and,
therefore, was included within the Statement of Overriding Considerations as an unavoidable adverse
effect of the project. The Dublin Ranch project, since it is a portion of the Specific Plan area, comes
within the purview of the Statement. All other impacts of utilities, such as provision of water service,
wastewater service, storm drainage facilities,and solid waste disposal services were found to be capable
of reduction to a level of insignificance by the mitigation measures of the FEIR(please refer to matrix
for applicable measures). The plans of the City and DSRSD to provide sewer service to future
development within Eastern Dublin were addressed in the Eastern Dublin GPA/SPA Final EIR and
Addendum(dated August 22, 1994). DSRSD has indicated that it still plans to provide sewer service to
Eastern Dublin with disposal either via one of the export options analyzed in the 1992 EIR for the long
range Wastewater Management Plan for the Livermore-Amador Valley or via groundwater recharge and
recycling(including reverse osmosis). DSRSD is currently planning the construction of facilities to treat
wastewater via reverse osmosis,and these facilities will have sufficient capacity to serve all portions of
Eastern Dublin already annexed to DSRSD(including all areas covered by this Specific Plan Amendment).
The project does not raise any additional significant impacts which were not covered by the FEIR
XIII. AESTHETICS: These items were addressed in the earlier analysis of the FEIR, and through various
mitigation measures. The FEIR has determined development of Eastern Dublin will inalterably change
the rural, agricultural character of the area and,therefore,that this is a significant unavoidable adverse
impact. Visual/aesthetics was part of the Statement of Overriding Consideration. As identified in the
Specific Plan EIR,development of the flatter portions of the project area(including certain portions of this
21 5.3
project site)is regarded as a trade-off measure designed to preserve slopes,hillsides and ridgelines
contained in the larger Specific Plan area.
The FEIR contains measures to maintain the visual quality of the area, especially from views along
scenic corridors in Eastern Dublin. MM 3.8/1.0 through 3.8/8.1 of the EIR address visual resources.
Especially pertinent are MM 3.8/7.1 and 3.8/8.1 which call for an area-wide survey of scenic vistas and
project by project visual analysis to show conformity with the study.
In April of 1996 the City adopted a Scenic Corridor Plan as a requirement of Program 6Q of the adopted
Eastern Dublin Specific Plan. Identified scenic corridors include Tassajara Road, I-580, and Fallon Road.
The intent of the policies and standards of the Scenic Corridor Plan is to allow project development as
shown in the Specific Plan to occur while maintaining the visual character of the eastern ridgelines,
watercourses,and distinct landscape features,for travelers on scenic routes in Eastern Dublin.
In addition to impacts upon scenic corridors, potential visual impacts could result from the grading of
slopes and the location of homes in hillsides and their visibility from scenic corridors as well as public
gathering places (such as the park site in Dublin Ranch Phase I). A visual study has been prepared to
analyze potential visual impacts from the development proposed with this project and to demonstrate the
refinements in project design which will help address impacts upon visual resources. As required by the
adopted FEIR mitigation monitoring program,the project will be required to institute sensitive grading and
contouring of the project development to the natural landform. This requirement will be applied
continually at various project entitlement stages, such as grading permit, subdivision map approval, and
site development review.
No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur as a
result of the proposed Planned Development.
XIV. CULTURAL RESOURCES: These items were addressed in the earlier analysis of the FEIR, and through
various mitigation measures. The project will not result in the alteration of or the destruction of any
prehistoric or historic archaeological sites. The project does not have the potential to cause a physical
or aesthetic effects to a prehistoric, historic or architecturally significant building structure or object.
The project will not restrict existing religious or sacred uses within the potential impact area. Mitigation
Measures of the FEIR and an Action Program of the Specific Plan will be incorporated as conditions of
approval of this project, to reduce any potential impacts in this topic area to a level of insignificance.
Those Mitigation Measures and Action Program are as follows: 3.9/1.0 through 3.9/12.0 and 6P.
XV. RECREATION: These items were addressed in the earlier analysis of the FEIR, and through various
mitigation measures. Policies in the General Plan and Specific Plan require that development pay its fair
share of costs to maintain the same levels of recreational services presently in place in the City. In lieu
park dedication fees will be paid, and/or park site(s) will be dedicated, to mitigate the Dublin Ranch
Areas B-E impact on the City's recreation facilities. Mitigation Measures of the FEIR, Action Programs
of the Specific Plan and corresponding conditions of approval that would apply in this topic area
include: 3.4/20.0 through 3.4/36.0; 3.7/10.0, 3.7/13.0; 6A, 6B, 6G, and 9V. Inclusion of these
mitigation measures will reduce any recreational impacts of the project to an insignificant level.
22 !
DETERMINATION
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
❑ I find that although the proposed project could have a significant effect on the environment,there will not be a
significant effect in this case because the mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment,and an ENVIRONMENTAL
IMPACT REPORT is required.
❑ I find that the proposed project MAY have a significant effect(s)on the environment, but at least one effect 1)has
been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2)has been addressed by
mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a"potentially
significant impact"or"potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is
required,but it must analyze only the effects that remain to be addressed.
El I find that although the proposed project could have a significant effect on the environment,there WILL NOT be a
significant effect in this case because all potentially significant effects(a)have been analyzed adequately in an
earlier EIR pursuant to applicable standards, and(b)have been avoided or mitigated pursuant to that earlier EIR,
and/or through revisions or mitigation measures that are imposed upon the proposed project(unavoidable significant
adverse effects of the project have been included in the Statement of Overriding Considerations done for the program
EIR for the Eastern Dublin General Plan Amendment and Specific Plan, of which this project is a part).
Signature Date
Printed Name Tasha Huston
Title Associate Planner
23 j
ATTACHMENT A
MATRIX
OF MITIGATION MEASURES
OF THE
EASTERN DUBLIN
SPECIFIC PLAN/
GENERAL PLAN AMENDMENT
EIR
(Incorporated by reference; available at City of Dublin, 100 Civic Plaza, Dublin CA 94568
510-833-6610)
24 J ;
NEGATIVE DECLARkTIONS
Project Titles: Dublin Ranch"Area A"Planned Development(PD)Rezone(PA r'96-038);and
Dublin Ranch"Areas B-E"Planned Development(PD)Rezone and Eastern Dublin Specific Plan
Amendment/General Plan Amendment (PA f,96-039)
Description of Project: The Dublin Ranch Planned Development(PD)Disaict Rezones and Amendment to the Eastern Dubli
Specific Plan and General Plan,are proposed for two sites located within the Eastern Dublin Specific
Plan area("Area A"and"Areas B-E";see location map below).The proposed PD Rezone Land Use
and Development Plans reflect the project site,existing topography,and land use acrases in
accordance with the Specific Plan.They also include land use provisions,residential densits,and
denim guidelines for each land use category,including Residential,Commercial,Office,Parks,Open
Space and Schools. The project sites have been Prezoned with h the appropriate PD land use
designations,and the PD Rezone proposal farther deans land use designations and sandards. Tne
Area B-E project appliation includes a proposed land use change for 4.5 acres of land previously
drswated for Residential use,to be changed to General Commercial in compliance with Livermore
Airport Protection Area restrictions.
Project Location: 363+acres(Area A)and 4685_acres(Areas B-E)North of the 1-580 Freeway,East of Taszi272
Road,West side of Fallon Road current alignment-Eastern Dublin Specific Plan area
•
Name of Proponent: Tneapplientis Ted Fairfield,for JeaniferLin,et-al.;Martin lnder'onzen,Agmt
•
Determination 1 h=r-by fmd that althoutni the aboveprojects could have a siadficanteffect on the environment,there
WILL NOT be a significant effect in this case because all potentially si ri i ant effects(a)
'nave been analyzed adequately in an earlier EIR pursuant to applicable standards,and/or (o)
have been avoided or mitigated pursuant to that earlier EIR,and/or through revisions,
conditions or mitigation measures that are imposed upon the proposed projects(unavoidable
significant adverse effects of the project have been included in the Statement of Overriding
Considerations done for the program EIR(SCH No.91-103064)for the Eastern Dublin Genera
Plan Amendment and Specific Plan,of which this project is a part).
a, /c_ 6/17197
Tasha Huston,Associate Planner Date
Copies of the Initial Smdis doctunentingtlte reasons to support the above finding are available at the City of Dublin,100 Citric Pia::
Dublin,CA 94568,or by calling(510)833-6610.
VICIl\ITY I1
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CwmlRsoinrionNo. EXHIBIT t1— I ;_
g'yz9oC38'm� k/ `_ \e f � �4� c\ \ L is a
EXHIBITS B-2 through B-5:
Noise Study
Visual Study
Traffic Study
Biological Study
(Not attached, but available for review at the City of Dublin Planning Department)
5�
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO
PERMIT THE REZONING OF+452.6 ACRES OF PROPERTY LOCATED ON THE EAST SIDE OF
TASSAJARA ROAD,NORTH OF INTERSTATE 580 AND WEST OF THE FALLON ROAD
CURRENT ALIGNMENT IN THE EASTERN DUBLIN SPECIFIC PLANNING AREA
(PA 96-039, DUBLIN RANCH AREAS B THROUGH E)
The City Council of the City of Dublin does ordain as follows:
Section 1
Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the following manner:
Approximately 452.6 acres generally located along the east side of Tassajara Road,north of Interstate
580,and west of the current alignment of Fallon Road.,in the Eastern Dublin Planning Area,more
specifically described as Assessor's Parcel Numbers 946-680-3;94-680-4;946-1040-1-2;946-1040-2;946-1040-
3-2;99B-3046-2-6;99B-3046-2-9,are hereby rezoned from a Planned Development to a Planned Development
with the following land uses:PD Medium Density Residential(78.8 acres;802 dwelling units); PD
Medium-High Density Residential(8.6 acres;172 dwelling units);PD High Density Residential(23.6
acres;744 dwelling units);PD Medium Density Residential/Community Park(13.0 acres;156 units
potentially);PD Rural Residential/Agriculture(99.2 acres,1 dwelling);PD General Commercial
(41.2 acres);PD Campus Office(44.6 acres);Community Park(84.8 acres);PD Open Space(32.4
acres); Neighborhood Square[an Open Space Use](2.0 acres);Elementary School(partial site,4.4
acres);and High School(partial site,20.0 acres);as shown and described on the application for a Planned
Development Rezone for PA 96-039 and in Exhibit D(Resolution No. Approving and Establishing
Findings,General Provisions and Conditions of Approval),to the Staff Report dated November 18,1997,to
the City Council,on file with the City of Dublin Department of Community Development,and hereby
adopted as the regulations for the future use,improvement,and maintenance of the property within this
District.
A map of the rezoning area is outlined below:
8
pya'eAe ——mn
II AREA
r-
DUBLIN
AItEA ! SITE
$ ram'
�� OLBAR`AD 1� 1' s
\lib"
p 8 -33 �AREA B
DUBLIN BOU1R9ARD a I �" g
11111 I-580 IiR •AREA U
oIQ
_ I- d
PLEASANTON
EXHIBIT C
5
Section 2
This ordinance shall take effect and be enforced thirty(30)days from and after its passage. Before
the expiration of fifteen(15)days after its passage,it shall be published once,with the names of the
Councilmembers voting for and against same,in a local newspaper published in Alameda County and
available in the City of Dublin.
PASSED AND ADOPTED BY the City Council of the City of Dublin,on this 18th day of
November,1997,by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA96039\ccord-b.
1 r 1
RESOLUTION NO. 97-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * *
APPROVING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT
(PD) DISTRICT REZONE CONCERNING PA 96-039
DUBLIN RANCH AREAS B-E
WHEREAS, Ted Fairfield, representing property owner Jennifer Lin, submitted a Planned
Development(PD) District Rezone request(PA 96-039 Dublin Ranch Areas B-E) for rezoning an
approximately 454 acre site to the following land uses: 23.6 acres to PD High Density Residential, 8.6
acres to PD Medium High Density Residential, 78.8 acres to PD Medium Density Residential, 13.0 acres
to PD Medium Density Residential/Community Park, 99.2 acres to PD Rural Residential Agriculture,
41.2 acres to General Commercial, 44.6 acres to Campus Office, 84.8 acres of Community Park, 2.0 acres
for Neighborhood Square/Park, 32.4 acres Open Space, 4.4 acres for an Elementary School, and 20.0
acres for a High School, for a total maximum of 1,875 dwelling units; and related Eastern Dublin Specific
Plan/General Plan Amendment requests to redesignate a 10 acre elementary school site for Medium
Density Residential; to add the Medium Density Residential designation to approximately 13 acres of land
along the westerly portion of a Community Park site so that either Park or Residential uses would be
permitted; and 4.5 acres of land from Residential to General Commercial in compliance with Livermore
Airport Protection Area restrictions. The project is generally located north of the Interstate 580 Freeway,
west of Fallon Road, within the Eastern Dublin Specific Plan project area; and
WHEREAS, on October 10, 1994,the City Council approved a Planned Development District
Overlay Zone (Prezone) for a 1,538 acre site located within the adopted Eastern Dublin Specific Plan
project area(PA 94-030) which: (a) established a Planned Development ("PD") District Overlay Zone
designation for 1,538 acres known as the Eastern Dublin Reorganization annexation area; and in
conformity with Action Program 4C of the Eastern Dublin Specific Plan. The PD District Overlay Zone
allows the flexibility needed to encourage innovative development while ensuring that the goals, policies
and action programs of the General Plan and Eastern Dublin Specific Plan are met; (b) adopted a
Preliminary land plan, with the provision that regulations and standards governing the PD District Overlay
Zone, in addition to land use and intensity of use, shall be established in conjunction with the Land Use
and Development Plans which are required to be submitted in accordance with Dublin Ordinance 4-94; (c)
and established numerous zoning designations consistent with the Preliminary land plan, to provide for
the variety of uses anticipated by the General Plan and Eastern Dublin Specific Plan; and
WHEREAS, on November 14, 1994, the Alameda County LAFCo approved the Eastern Dublin
Reorganization for PA 94-030; and
WHEREAS, on January 12, 1995, the Alameda County LAFCo unanimously disapproved the
request to reconsider the Eastern Dublin Reorganization approval (PA 94-030); and
EXHIBIT D
;' i
WHEREAS, on January 23, 1995, the City Council ordered the territory designated as
Annexation/Detachment No. 10, which includes the 1,538 acre site, annexed to the City of Dublin and
annexed to the Dublin San Ramon Services District and detached from the Livermore Area Recreation
and Park District (PA 94-030); and
WHEREAS,Annexation/Detachment No. 10 became effective on October 1, 1995; and
WHEREAS,the Dublin Ranch Areas B-E project site is located within the 1,538 acre site that has
been prezoned and annexed, and the Applicant's request complies with the existing Planned Development
District Prezone provisions; and
WHEREAS,the Applicant's PD Rezone application supplements the initial PD Prezone and
includes a District Planned Development Plan as required under Section 11.2.7 of the Eastern Dublin
Specific Plan, and a Land Use and Development Plan as required under the City's Zoning Ordinance,
Title 8, Chapter 2, Section 8-31.16; and
WHEREAS, the California Environmental Quality Act(CEQA), State CEQA Guidelines and the City of
Dublin Environmental Guidelines require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared; and
WHEREAS, an Initial Study was prepared for the project dated June 18, 1997 and is available and on fil
in the Planning Department; and
WHEREAS, Public Resources Code Section 21080.6 requires the City to adopt a reporting or monitorin
program for changes in a project or conditions imposed to mitigate or avoid significant environmental effects in
order to ensure compliance during project implementation; and
WHEREAS, the Mitigation Monitoring Program adopted as part of the Certified Environmental Impact
Report for the Eastern Dublin Specific Plan, in accordance with Public Resources Code Section 21080.6, would
apply to the Dublin Ranch properties and is available and on file in the Planning Department; and
WHEREAS,the Planning Commission of the City of Dublin has held one public hearing to
consider the Initial Study,Negative Declaration, and the Planned Development Rezoning, Specific Plan
Amendment, & General Plan Amendment for the proposed Project on October 28, 1997; and
WHEREAS, proper notice of the Planning Commission public hearing was given in all respects as
required by law; and
WHEREAS, the Planning Commission received and reviewed the City Planning Department's Staff
Report on the Planned Development Rezoning, Specific Plan Amendment/General Plan Amendment, including
said Initial Study, and Negative Declaration on the environmental effects of the project; and
WHEREAS, the Planning Commission heard and considered said documents, recommendations,
written and oral testimony submitted at the public hearing as herein above set forth.
2
lV c
WHEREAS, following a public hearing the Planning Commission voted to recommend City
Council adoption of a Negative Declaration and approval of the PD Rezone; and
WHEREAS, the City Council of the City of Dublin held a public hearing on November 18, 1997,
to consider the Initial Study,Negative Declaration, and the Planned Development Rezoning, for the
Project; and
WHEREAS, proper notice of the City Council public hearing was given in all respects as required
by law; and
WHEREAS, the City Council received and reviewed the City Planning Department's Staff Report on the
Planned Development Rezoning, including the Initial Study and Negative Declaration on the environmental
effects of the project; and
WHEREAS, the City Council heard and considered the documents, recommendations,written and oral
testimony submitted at the public hearing.
WHEREAS, the City Council adopted the Resolution shown in Exhibit B approving the Negative
Declaration for the Project, based upon the findings contained in that Resolution.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council will adopt the rezoning
Ordinance shown in Exhibit C for the following reasons:
1. The proposed PD Rezone, as conditioned, is consistent with the general provisions and
purpose of the PD District Overlay Zone (PD Prezone), the City General Plan and the Eastern
Dublin Specific Plan provisions and design guidelines; and
2. The rezoning, as conditioned, is appropriate for the subject property in terms of land use
compatibilities; will not overburden public services; and provides a comprehensive plan for
residential and recreational development of the Area A site while preserving sensitive portions
of the site from intense development; and
3. The rezoning will not have substantial adverse effects on health or safety, or be substantially
detrimental to the public welfare, or be injurious to property or public improvements.
BE IT FURTHER RESOLVED that the City Council hereby adopts PA 96-039 Dublin Ranch
Areas B through E PD Rezone, subject to the general provisions listed below:
3
(.,
GENERAL PROVISIONS
A. Purpose
This approval is for a Planned Development (PD) District Rezoning and minor modifications to the
Eastern Dublin Specific Plan and Dublin General Plan land use diagrams for PA 96-039 Dublin Ranch
Areas B-E. This PD District Rezone, including a Land Use and Development Plan and District Planned
Development Plan, is consistent with the initial Planned Development(PD) District Prezone and amends
the initial Prezone to provide more detailed land use and development plan provisions. The PD District
Rezone allows the flexibility needed to encourage innovative development while ensuring that the goals,
policies and action programs of the General Plan and Eastern Dublin Specific Plan are met. More
particularly, the PD District Rezone is intended to ensure adherence to the following policies from the
Dublin General Plan and Eastern Dublin Specific Plan:
1. Concentrate development on less environmentally and visually sensitive or constrained
portions of the plan area and preserve significant open space areas and natural and
topographic landscape features with minimum alteration of land forms.
2. Encourage innovative approaches to site planning, building design and construction to
create a range of housing types and prices, and to provide housing for all segments of the
community.
3. Create an attractive, efficient and safe environment.
4. Develop an environment that encourages social interaction and the use of common open
areas for neighborhood or community activities and other amenities.
5. Create an environment that decreases dependence on the private automobile.
B. Dublin Zoning Ordinance -Applicable Requirements
Except as specifically modified by the provisions of the PD District Rezone, all applicable and
general requirements of the Dublin Zoning Ordinance shall be applied to this PD District.
C. General Provisions and Development Standards
1. INTENT: This approval is for the Planned Development (PD) District Rezone PA 95-039
Dublin Ranch Areas B-E. This approval rezones 23.6 acres to PD High Density
Residential, 8.6 acres to PD Medium High Density Residential, 78.8 acres to PD Medium
Density Residential, 13.0 acres to PD Medium Density Residential/Community Park, 99.2
acres to PD Rural Residential Agriculture, 41.2 acres to General Commercial, 44.6 acres to
Campus Office, 84.8 acres of Community Park, 2.0 acres for Neighborhood Square/Park,
32.4 acres Open Space, 4.4 acres for an Elementary School, and 20.0 acres for a High
School, and sets a maximum of 1,875 dwelling units. The location of land uses,
development concepts and standard provisions for this project are illustrated by the Land
4
Use and Development Plan/District Planned Development Plan (LUDP/DPDP) attached as
Exhibit D-1, contained in the packet stamped by the City"RECEIVED OCTOBER 20, 1997",
consisting of the following:
a)project description
b)land use plan,
c)site plan,
d)design guidelines(including land use and development standards),
e)design concept plans
f)other text and supplemental diagrams,
The approval of the Planned Development Rezone incorporates this Land Use and
Development Plan/District Planned Development Plan, in accordance with Ordinance 4-94
of the City's Zoning Ordinance, addressing Planned Developments.
2. NUMBEROFUNIIS: The total number of dwelling units for the Dublin Ranch Areas B-E project
shall not exceed a maximum of 1,875. The number of dwelling units and mix of densities (i.e.
ratio of Medium Density Residential to High Density Residential)within each neighborhood or
subarea may be modified while staying within the approved density ranges. Any units deleted
from one neighborhood or could be added to another neighborhood or subarea if such a modification
was found to be consistent with the Eastern Dublin Specific Plan. However, the maximum
number of units for the overall project (PA 96-039) may not be exceeded, with the following
exceptions:
1.) If the project qualifies for a density bonus pursuant to Chapter 8.16 of the Dublin Municipal
Code.
2.) If unique development concepts, project design and/or amenities justify an increase, and it is
found to be an appropriate modification, pursuant to Section 8-31.18 of Dublin Ordinance 4-
94 (requires approval of a Conditional Use Permit).
The actual number of homes which are developed could also be affected by circumstances
discovered as development plans are refined (for example, an unknown landslide).
3. LAND USES: All standard City provisions for the zoning designations and land use provisions
shall apply, except those specifically superseded by the attached exhibits, or as modified below:
a. The "List of Permitted and Conditional Uses" contained in the approved PD Rezoning shall be
clarified to show that"Accessory Structures" related to Residential uses are permitted, but all
"Agricultural Uses" will be designated as Conditional Uses, and"Farm Buildings" will require
a Site Development Review approval, to be consistent with the Dublin Zoning Ordinance as
amended.
5 (e 5
b. Residential uses may be considered Conditional Uses in PD Campus Office and General
Commercial subject to determination by the City Planning Commission that such development
is consistent with the intent of the Specific Plan for mixed use in these areas. Approval of the
mixed use CUP may require supplemental environmental study to ensure no additional
significant environmental impacts will occur(e.g.; traffic, noise, etc.).
c. The approximately 13-acre area identified on the LUDP with a" *** " and designated as
"Community Park/Medium Density Residential" may be developed for residential uses at such
time as the Dublin City Council determines that this acreage is not needed for the designated
Community Park. The location of the roadway and Open Space/stream corridor along the west
side of the park is subject to further review and approval by the City, and shall be determined
prior to the approval of the first tentative map for Area B.
d. Neighborhood boundaries, roadway locations, residential unit types, and parcels may be
reconfigured based on specific development proposals, while being substantially in compliance
with this Planned Development approval.
4. DEVELOPMENT STANDARDS: Except as specifically modified by the Planned Development
Ordinance for PA 96-038 and all provisions of PA 94-030 (City Council Resolution 104-94) not
modified by PA 96-038, all development in Dublin Ranch Areas B-E shall be subject to the
regulations of the closest comparable zoning designation as determined by the Community
Development Director and the Dublin Zoning Ordinance.
Design of residential units and/or developments within this project shall be generally consistent
with the design concept drawings and design guidelines, and development standards approved
with LUDP/DPDP. Building type, location, or configuration, lot lines, and site circulation as
shown on exhibits and described in the text of this PD are considered to be conceptual and are
subject to further refinement at the time a specific development proposal is brought forth.
Architectural styles described in the Dublin Ranch Areas B-E Design Guidelines and architectural
elevations may be utilized in any individual neighborhood. Because the conceptual design plans
for Areas B-E are intended to allow development of a variety of residential product types and
various commercial uses, additional and more detailed information, plans, and studies will be
required with the Site Development Review applications in order to address the more detailed
design items which have not been defined at this stage. The overall size, product type, architectural
character, embellishments, and building materials of homes shall be essentially of equivalent
quality and design character as described in the design guidelines and concept plans and associated
exhibits. Additional standards and conditions shall apply to this development, as listed in the
CONDITIONS OF APPROVAL section below.
BE IT FURTHER RESOLVED that the Dublin City Council hereby adopts PA 96-039 Dublin
Ranch Areas B-E PD Rezone subject to the conditions listed below:
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1
CONDITIONS OF APPROVAL:
Unless stated otherwise,all Conditions of Approval shall be complied with prior to final occupancy of any
building,and shall be subject to Planning Department review and approval. The following codes
represent those departments/agencies responsible for monitoring compliance of the conditions of
approval: WPLI Planning, fBl Building,fP1 Parks and Community Services,[P01 Police,[PW1 Public
Works,[ADM]Administration/City Attorney,[FIN]Finance,[F]Fire[DSR]Dublin San Ramon Services
District,[CO]Alameda County Flood Control and Water Conservation District[Zone 7].
GENERAL
1. The project approval for the Dublin Ranch Areas B-E PD Rezone(PA 96-039)is represented by
the Land Use and Development Plan(LUDP)and District Planned Development Plan(DPDP).
These Plans incorporate supplemental text and diagrams attached to this resolution,including
conceptual architecture,landscape and open space design guidelines,as well as specific
development standards for the various land uses. These materials along with this resolution
establish the standard provisions and conditions of approval for the project.[PL]
2. Prior to obtaining building permits,the applicant must receive Site Development Review(SDR)
approval for any development. The materials submitted for Site Development Review shall be in
substantial conformance with this PD Rezone and the Eastern Dublin Specific Plan. Minor
modifications to the PD development concept may be allowed without requiring an amended PD
Rezone approval. The Community Development Director shall determine conformance or non-
conformance and appropriate processing procedures for modifying this PD Rezone(i.e.staff
approval,Planning Commission approval of Conditional Use Permit,or City Council approval of
new PD Rezone). Major modifications,or revisions not found to be in substantial conformance
with this PD Rezone shall require a new PD Rezone. A subsequent PD rezone may address only
applicable portions of the area covered by this PD Rezone. [PL]
3. Except as may be specifically provided for within these General Provisions for PA 96-039,
development shall comply with the City of Dublin Site Development Review Standard Conditions
[PL],and with the City of Dublin Residential Security Requirements. [PO]
4. Except where specified otherwise,references in these conditions of approval to Tentative Map
are meant to refer to the initial tentative subdivision map(s)creating individual lots,and not to
the processing of a Master Tentative Map,which,as provided for by the Eastern Dublin
Specific Plan,is intended for large land holdings,to create larger interim parcels intended for
further subdivision at a later date. If one or more Master Tentative Maps are proposed,any
such submittal shall be conspicuously labeled as such and shall be accompanied by a written
explanation of the purpose and operation of the proposed interim parcels. The applicability to a
Master Tentative Map of the conditions contained herein which refer to a tentative map shall be
determined by the City at such time as a Master Tentative Map submittal is made.
7
•
DESIGN STANDARDS:
5. In addition to the applicable standards mentioned above,the following additional standards shall
apply to development of Dublin Ranch Areas B-E:
a. Design of individual product types,lotting patterns,and circulation system are subject to
further review at the time of tentative map and Site Development Review. Changes to lotting
patterns,circulation systems,and number of units may be necessary to address new issues
discovered as a result of more detailed levels of review at the time of Site Development
Review and or Tentative Map. The actual development configuration and number of units for
each neighborhood development may vary,and shall be subject to City approval. [PL,PO,F]
b. On lots with sideyard setbacks of less than 5',special provisions of the house design shall be
required to address concerns with accessibility,privacy and window placement,accessory
equipment and locations for garbage cans,allowing light into side-yards,and the overall street
scene appearance and density of the neighborhood. [PL,B]
c. Some new models in single-family subdivisions shall provide single story units and/or give the
appearance of single-story elements,and every effort shall be made to locate such units on
corner lots,at the ends of streets,and within long rows of houses to provide visual diversity to
the street scene. [PL]
d. All front yards and common areas in conventional single-family residential subdivisions shall
be landscaped by the initial builder prior to issuance of occupancy. Installation of landscaping
for other residential projects shall be addressed in the Site Development Review approval for
each project.[PL]
e. Common area landscaping shall be required in all attached unit residential developments in
entry areas,common areas,and in yard areas between structures and driveways/streets. The
use of special paving materials is encouraged in private shared drive aisles or courtyard areas.
[PL]
f. To avoid the appearance of a"walled community",homes should be oriented toward and take
access from collector streets where possible. Where long stretches of fences or walls will be
used,variations in materials,wall alignments,and landscaping shall be used,and the fence or
wall line shall be aligned to allow for the creation of landscaped areas between the fence/wall
and the street.The design,location and material of fencing and retaining walls shall be
consistent with the wall and fencing plan included with the PD design guidelines and be
subject to further review at the time of Site Development Review for the subdivision(s)[PL]
g. Fences for individual lots shall be placed at the top of slopes,unless otherwise required due to
subdivision design. Wherever possible,design of the subdivision shall ensure that lot
boundary lines are located at the top of slopes to avoid visible fence lines running down
hillsides and visible interior lot areas. The subdivision design shall also ensure adequate slope
8 ��
angle and area to facilitate revegetation of slopes and to avoid large, unsightly retaining walls
wherever possible. [PL, PW]
h. In addition to the height limits listed in the matrix of development standards contained in the
design guidelines approved with this LUDP, the maximum building height for any part of a
structure in the Medium-High Density land use subarea shall not extend above the natural
ridgeline of the foreground low-lying hills as seen from existing scenic corridors, in
compliance with the Eastern Dublin Specific Plan, Section 6.3.4, Visual Resources. [PL, B]
i. Project subareas developed with multi-family units shall provide private recreational facilities
for use by that project's residents (for example, pool and cabana club areas). Detached units at
densities higher than 10 units per acre are encouraged to provide such amenities in the project
as well. [PL]
j. In order to optimize use and provision of open space in the project, development near the
intermittent stream/open space corridor should be encouraged to orient front or side yards
toward the stream corridor. Wherever practical, backyards shall not be located adjacent to the
intermittent stream corridor[PL]
k. Buffers between incompatible uses or different product types shall be provided where
necessary, utilizing methods including but not limited to distance separation, slope breaks, and
landscaping. [PL]
1. Screening measures such as perimeter landscaping and berms may be required in Higher-
density Residential areas, and in Commercial and Campus Office areas, where needed to
provide a visual buffer for parking areas. [PL]
m. Based upon the concept plans and analysis submitted with the project application, adequate
space for needed parking can be provided the Medium High, and High Density Residential
areas. However, at the time of Site Development Review, parking location, circulation, and
access will undergo more detailed review by the City staff. If size or use of proposed
development changes significantly from the concepts illustrated with this proposal,parking
needs will be reassessed to ensure adequate land area is available for the facilities and the
necessary parking. [PL, PW, F]
n. The Declaration of Covenants, Conditions and Restrictions) CC&R's of one or more Dublin
Ranch homeowners associations shall be submitted with the Tentative Map and/or Site
Development Review application, and shall be subject to review and approval of the
Community Development Director and City Attorney prior to recordation of the Final
Subdivision Map, or prior to Site Development Review approval. [PL, ADM]
GRADING
6. The development is subject to applicable grading and visual impact guidelines of the Eastern
Dublin Specific Plan,EIR,and Dublin General Plan.The approval of PA 96-039 includes a
preliminary grading plan which has been determined to generally comply with applicable policies
of the Eastern Dublin Specific Plan and mitigation measures of the General Plan and Eastern
Dublin Specific Plan EIR. Compliance with these policies and mitigation measures will be
required throughout the development phases. The continued use of sensitive engineering design
and grading techniques,including minimizing height of cut and fill slopes,making gradual
transitions from graded areas to natural slopes,and re-contouring graded slopes to mimic natural
landforms is required. Refined grading plans for the individual developments shall be submitted
which incorporate sensitive grading techniques in order to achieve grading more refined than the
conceptual grading plan subject to City approval,prior to approval of any grading permit or
tentative map.Grading done prior to tentative map approval is at developers risk. [PL,PW]
7. Graded slopes and slope breaks shall be recontoured to resemble the existing natural landforms in
the immediate area,shall be revegetated,and designed to soften or naturalize the look of cut
slopes. Extensive areas of flat pad grading should be avoided. Building pads should be graded
individually or stepped wherever possible. Building design shall conform to the natural land form
as much as possible. Grades for cut-and-fill slopes should be 3:1 or less whenever possible.
Grading on slopes between development areas shall use sensitive grading techniques. Conceptual
landscape plans for these interface areas shall be submitted at the time of Site Development
Review to address the special needs of buffering and addressing visual impacts of these slope
areas. Grading for the project shall not extend beyond the subject development area or into Open
Space areas except for remedial purposes only.
8. Prior to approval of tentative subdivision maps,a revised and more detailed grading scheme shall
be submitted to illustrate the proposed condition of slopes at all interface areas between this
project and adjacent properties,especially along the western edge of the property. This grading
scheme shall illustrate both the long-term developed condition,and the interim condition(prior to
development occurring on the adjacent property). Such grading schemes shall require comparison
to available development plans for adjacent properties. Plans shall be of adequate level of detail
for a determination by the City that any safety and visual concerns will be addressed. This
interface grading scheme shall include,but not be limited to the following information: grading
necessary for roadways shown on the LUDP,including grading necessary for construction of
Fallon Road and for necessary roadways along the project boundaries;grading necessary to
provide useable Community Park and Neighborhood Square sites;maximum allowable slopes for
temporary graded slopes,matching daylight lines to the existing contours;and safety and
aesthetics measures to be taken in the event that construction occurs on the subject property and
not the adjacent property,or grading is begun but not completed to final stage. The location,
intensity,and timing of development adjacent to these interface areas may be affected or delayed
until the grading issues are addressed to the City's satisfaction.[PL,PW]
10
9. A detailed grading scheme for the extension of Fallon Road in Area D shall be submitted for
review and approval prior approval of the tentative map and development agreement required for
this project by the Eastern Dublin Specific Plan. The proposed grading in this area shall be
modified to address visual, safety, and access concerns with the proposed 25' high fill,the
proposed culvert stream crossing, and the size and developability of the remaining parcels. (see
also related condition in memo attached as Exhibit A-1) [PL, PW]
DEVELOPMENT AGREEMENT
10. The Dublin Ranch Areas B-E project proponent and the City of Dublin shall enter into a
development agreement prior to Tentative Map approval, which shall contain, but not be limited
to, provisions for financing and timing of on and off-site infrastructure, payment of traffic,public
facilities impact fees, and other provisions deemed necessary by the City to find the project
consistent with the Eastern Dublin Specific Plan. At some future date, the applicant shall be
responsible for paying all fees required by the Development Agreement. [PL, ADM]
NOISE
11. A noise study shall be required with applications for the initial Tentative Maps (creating individual
lots), Site Development Review, or building permit(whichever comes first) which shall identify
areas in which residential uses will be located within a 60 dB or greater noise level contour and
shall propose attenuation of exterior noise levels to meet City standards. The noise study shall
also identify measures to be used to control interior noise levels to acceptable limits. Noise
attenuation measures may include greater setback distances, land berms, soundwalls, build
orientation, building construction measures or a combination of these, and may require additional
space for buffers. 'In some areas, if it is determined upon refinement of development plans that
the necessary noise attenuation measures are not possible or would be undesirable based upon the
proposed land use plan*, greater setbacks distances may be required and the intensity of the
residential units may be affected, in order to avoid an unmitigated significant impact. These
studies and appropriate attenuation measures are required to be incorporated into the development
to demonstrate compliance with the Program EIR noise mitigation recommendations, as well as to
address new concerns if the noise environment changes or new impacts occur. [PL, B]
VISUAL IMPACTS/ SCENIC CORRIDOR POLICIES
12. Development in designated scenic corridor areas shall comply with the requirements of the Dublin
Scenic Corridor Policies and Standards. The conceptual plotting plans/visual studies submitted
with the application for Areas B-E PD Rezone demonstrate the general appropriateness of land
uses and development standards included with the LUDP/DPDP. Compliance with the General
Plan and Specific Plan is contingent upon continued monitoring to address visual impacts
throughout subsequent application processing and development phases. At the time of review for
individual tentative maps and Site Development Review, the City shall determine whether
' *An example of an undesirable noise attenuation measure might be a requirement to construct a 12 foot high soundwall for
homes too close to a noise source.
11
I
additional or more refined measures are required to address impacts upon visual resources and
scenic/aesthetic resources. Methods which may be required include, but are not limited to, use of
sensitive grading techniques, sensitive siting of development areas, and berms and landscaping for
visual buffers. [PL]
13. A detailed landscape plan shall be submitted for City review prior to approval of any tentative
map, to address appropriate landscaping for slopes in open space and other visible areas in the
project. Special attention should be paid to selecting appropriate sustainable vegetation to recreate
the scenic resource value of the open space and hillside areas. [PL]
LANDSCAPE/OPEN SPACE/TRAILS
14. As part of Final Map approval, the dedication for ownership of the intermittent stream corridor,
open space and trail corridors shall be designated. No credit for these areas and improvements
shall be given towards parkland dedication requirements. All landscape within the open space and
common areas, including the intermittent stream corridor shall be subject to Site Development
Review approval. [P, PL, PW]
15. The project developer(s) shall comply with the applicable Open Space Policies of the General Plan
and Specific Plan and the City's Grazing Management Plan. The stream/open space corridor
improvements shall comply with the Specific Plan requirements and shall be submitted with
Tentative Map and/or Site Development Review applications for the project, whichever is
submitted first. A minimum 25 foot building setback from the intermittent stream/open space
corridors shall be maintained wherever possible. Setbacks for this purpose shall be measured from
the edge of drainage corridors as shown on Figures 4.1, 6.2 and 7.33 of the Specific Plan. [PL]
16. A Community Homeowners Association shall be created for areas which contain residential
neighborhoods, and other areas with community improvements within Dublin Ranch and a
Declaration of Covenants, Conditions and Restrictions ("Declaration") will be prepared and
recorded. The Declaration will require that the Community Homeowners Association will manage
and maintain site improvements as established by the Development Agreement required by the
EDSP, including but not limited to: the open space, including the intermittent stream/open space
corridor and trails and foreground hill areas within Area B; community and neighborhood entries,
landscaping, parkway areas, monumentation, water features, lighting, signage, walls and fences,
landscaping, street trees, street signs, walks, and street furniture. The Declaration will establish
easements and other rights-of-way necessary for the Community Association to fulfill its
responsibilities. The Declaration will specify that it cannot be amended without the consent of the
City. One or more separate homeowners associations may be needed for the individual residential
areas for ownership and maintenance of private improvements which are common to the particular
residential areas but which are not for the use of the entire community. [PL, ADM]
17. In order to optimize use and provision of open space in the project, trails, pedestrian pathways, fire
access roads, bicycle lanes and access points shall be provided as illustrated on the LUDP/DPDP
recreation amenities/pedestrian circulation plan approved with this project. Convenient
connections and access points to these trails, intermittent stream corridors, open space, or other
12
1 L.
parks or circulation system from individual developments shall be provided, using signage and
access points in centralized locations with visible and clear access (minimizing areas hidden by
structures), so that access to trails occurs via prominent and visible trailhead markers. Methods to
provide connections which are strongly encouraged include greenbelts, parkways, landscaped
perimeter areas and common areas, openings at ends of cul-de-sacs, and other private recreation
facilities. Design of these areas is subject to the review and approval of City Police, Fire, Parks
and Community Services, Planning and Public Works Departments, at the time of subdivision map
and Site Development Review. Designs shall comply with the Dublin Parks & Recreation Master
Plan. [PL, PO, F, PW, P]
18. Appropriate all weather surface for vehicular access to open space, various trail systems and some
residential areas, as shown on Exhibit A, shall be provided and maintained on a continuous basis,
to the satisfaction of the Fire Chief, Public Works Director and Community Development
Director. Trials shall be constructed to provide continuous routes linking residential projects,
public areas and existing or planned trails in the vicinity as depicted on the recreation
amenities/pedestrian circulation plan approved with the project. Additional trail segments may be
required to be constructed in the interim, to provide links or loops in areas lacking connections to
ultimate trails, until complete trail loops are constructed. [F, PW, PO, PL, P]
19. All graded cut and fill slope areas shall be revegetated as described in Policy 6-22 of the Eastern
Dublin Specific Plan, subject to Site Development Review approval. Interface slopes between
developed areas, or in common areas, shall be landscaped to the approval of the City, with special
consideration given to use of sustainable and attractive landscaping. Plant materials shall comply
with applicable standards of the City's Wildfire Management Plan. Meadow grasses may not be
acceptable in these areas. [PL, PW]
BUILDING
20. All project construction shall conform to all building codes and ordinances in effect at the time of
building permit. [B]
PARKS AND RECREATION
21. The applicant shall comply with the City's Dublin Municipal Code, Chapter 9.28 Dedication of
Land for Park and Recreation Purposes and the Dublin Parks and Recreation Master Plan park
dedication and design requirements by either dedicating required acreage of park land, or paying
park dedication in-lieu fees, or providing a combination of both park land dedication and in-lieu
fees based on the maximum number of units proposed, prior to Final Map approval. Additional
details regarding park dedication shall be addressed in the development agreement for Areas B-E.
[P, PW, PL]
22. Responsibilities for park construction will be addressed by the City's Park Implementation Plan.
The applicant has expressed a desire to design and construct park facilities with project
development in Dublin Ranch. The City will consider the applicant's request to improve parks
13
and receive credit for those improvements. Additional details regarding park dedication and
construction shall be addressed in the development agreement for Areas B-E. [P, PW, PL]
23. The design, size and facilities needed for the Community Park shall be subject to the
determination of the City's Parks and Community Services Department, pursuant to the Park
Implementation Plan. Medium Density Housing shall be an approved alternate land use for the
portion of the Community Park illustrated on the LUDP with a" *** ", and residential
development may be proposed for this area if it is determined by the City that the land is not
needed for use as a Community Park. The location and arrangement of the stream/open space
corridor and collector road shall be subject to City review once the design, size and facility needs
of the Community Park are determined.
BIOLOGICAL RESOURCES
24. The applicant shall comply with all Eastern Dublin Specific Plan EIR mitigation measures for
mitigating potentially significant plant and animal species impacts (e.g. Applicant shall submit a
preconstruction survey prepared within 60 days prior to any habitat modification to verify the
presence of sensitive species. A biologist shall prepare the survey which shall be subject to
Planning Department review and approval). Any updated surveys and/or studies that may be
completed by a biologist prior to Tentative Map application shall be submitted with the Tentative
Map application. [PL]
TRAFFIC/PUBLIC WORKS
25. Project shall be subject to all adopted standards and conditions of the Public Works Department.
Development shall comply with conditions of approval identified in Memorandum dated October
23, 1997, included as Attachment A-1. Any minor modifications to the City's roadway standards
shall be subject to the review and approval of the Public Works Director
26. Installation of Roadways, Public Improvements and Infrastructure shall be completed by developer
as shown in proposed plan, or as modified by the requirements of the phasing plan, development
agreements,traffic study, City, or service-providers' Improvement Plans. The Development
Agreement required for this project shall include details about the phasing and financing of
improvements, funding mechanism for maintenance of open space areas and Homeowners
Association maintenance. The phasing of improvements is subject to the approval of the affected
City Departments. The Development Agreement is required prior to approval of any tentative
maps. [PL, PW, ADM]
27. The applicant shall submit updated traffic studies with each Tentative Map application and the
study shall be subject to review and approval by the Public Works Director. Appropriate traffic
mitigation measures will be identified and included as conditions of Tentative Map approval.
Such traffic mitigation may include, but not be limited to: [PW]
a. Traffic signalization
b. Roadway shoulder construction
14
c. Frontage improvements
d. Pavement widening
e. Overlays of existing pavement
f. Dedications of right-of-way
g. Restriping
h. Installation of any improvements in phases
28. Where decorative paving is installed in public streets, pre-formed traffic signal loops and other
utilities shall be used under the decorative paving. Where possible, irrigation laterals shall not be
placed under the decorative paving. Maintenance costs of the decorative paving shall be
considered in the Development Agreement and a funding mechanism shall be developed which is
acceptable to the City Manager. Decorative paving plans shall be submitted with the Tentative
Map application
submittal and shall be subject to the review and approval of the Public Works Director. [PW,
ADM}
39. Street lights on arterial streets shall be the City Standard cobra head luminaries with galvanized
poles. Where decorative lights are to be used on residential streets, these lights shall be designed
so as to not shine into adjacent windows, shall be easily accessible for purchase over a long period
of time (e.g. 30 or more years), and shall be designed so that the efficiency of the lights does not
require close spacing to meet illumination requirements. A street lighting plan demonstrating
compliance with this condition shall be submitted with the Tentative Map application and shall be
subject to the Public Works Director's review and approval. [PW]
30. Street name signs shall display the name of the street together with a City Standard shamrock logo.
Posts shall be galvanized steel pipe or other material acceptable to the Public Works Director. A
street sign plan shall be submitted with the Tentative Map application and shall be subject to the
Public Works Director's review and approval. [PW]
FIRE
31. The development shall comply with all Alameda County Fire Department(City of Dublin's Fire
Service/Prevention provider) fire standards, including minimum standards for emergency access
roads and payment of applicable fees, including a Fire Capital Impact Fee. This project shall be
subject to the additional (standard) conditions contained in the memorandum from the Dublin Fire
Prevention Department, dated October 10, 1997, included as Attachment A-2. [F]
32. Prior to approval of the first tentative map, a vicinity plan for emergency access shall be
provided, subject to review and approval of the City and Alameda County Fire Department (City
of Dublin's Fire Service/Prevention provider). The plan shall be coordinated with the circulation
Plan required by Public Works to show access to projects for Fire Service, show connections of
new fire roads/trails to existing and proposed roads, trails, structures, vegetation fuel load type,
and water supply locations. Details of improvements needed for accessibility beyond main roads,
such as location, width, number of access points to development, and off-site improvements
15
needed, shall be reviewed and finalized to City's acceptance prior to approval of first tentative
map.
33. "Fire Apparatus Access Roads"are needed to provide access and emergency service to structures
and buildings. "Fire Roads/Trails" are needed to provide access and emergency service to
wildland interface/open space areas and other public areas. The number and location of fire roads
required for the Areas B-E project shall be reviewed as part of the vicinity plan noted above, and
prior to approval of the first tentative map.
a. A Fire Apparatus Access Road shall have a paved surface capable of supporting the
imposed load of a fire apparatus with a minimum clear width of 20' and a vertical
clearance of 13'6", and shall provide for local drainage, subject to City approval. Fire
Apparatus Access Roads shall be provided to all structures/buildings, unless alternate
means of fire protection is provided, subject to approval of the City and Alameda County
Fire Department (City of Dublin's Fire Service/Prevention provider).
b. Fire Roads/Trails shall be a minimum of 12' wide with a vertical clearance of 13'6". An
additional 4' clear space shall be provided on each side of the fire road and shall be
maintained free of obstructions. The road surface shall be capable of supporting the
imposed weight of a fire apparatus, must be provided with an all-weather surface, and shall
provide for local drainage, subject to City approval. Fire Roads/Trails shall be provided to
all wildland interface/open space areas and other public areas where necessary, subject to
approval of the City and Alameda County Fire Department (City of Dublin's Fire
Service/Prevention provider).
c. Additional fire access road width shall be provided at entry points, curves, and/or
connecting points, as necessary for emergency apparatus operations.
d. Signs shall be posted on all fire roads/trails stating "FIRE ROAD ACCESS POINT -
KEEP CLEAR".
34. The applicant shall comply with the City's adopted Wildfire Management Plan. A Vegetation
plan and maintenance management plan for buffer areas between the development and the
wildland interface areas shall be provided and subject to review of the City and Alameda County
Fire Department (City of Dublin's Fire Service/Prevention provider), prior to Site Development
Review approval. Other Plan requirements may be incorporated into the CC&Rs for the Dublin
Ranch Areas B-E project. [F, PL, PW]
UTILITY/SERVICE PROVIDERS/POSTAL SERVICES
35. The location and siting of project specific wastewater, storm drainage and potable water system
infrastructure shall be consistent with the resource management policies of the General Plan and
Eastern Dublin Specific Plan. [PL, PW, DSR]
16
36. Applicant shall provide Public Service Easements per requirements of the City of Dublin and/or
public utility companies as necessary to serve this Areas B-E with utility services. [PW]
37. The applicant shall confer with local postal authorities to determine the required type of mail units
and provide a letter from the Postal Service stating their satisfaction at the time the Tentative Map
and/or Site Development Review submittal is made. Specific locations for such units shall be to
the satisfaction of the Postal Service and the Dublin Planning Department. [PL]
38. Prior to issuance of building permits, the applicant shall provide "will serve" letters from
appropriate agencies documenting that adequate electric, gas, telephone and landfill capacity is
available prior to occupancy. [PL]
39. Applicant shall work with LAVTA to establish the need, bus route(s), bus turnouts, bus stop sign
locations, bus shelter locations, and other transit amenities for this project prior to Tentative Map
and/or Site Development Review approval. Applicant shall design bus turnouts, transit shelters
and pedestrian paths (sidewalks) consistent with the proposed LAVTA routes and stops and the
City of Dublin's requirements and standards prior to issuance of building permits for the
residential units. Conceptual design plans shall be submitted with the Tentative Map and/or Site
Development Review application submittal and subject to the Public Works Director review and
approval. Construction shall be undertaken as part of the street improvement work. [PW]
40. NPDES: Developer shall comply with the requirements of the NPDES program. [PW]
41. The applicant shall comply with all Alameda County Flood Control and Water Conservation
District - Zone 7 Flood Control requirements and applicable fees. [Zone 7, PW]
42. The applicant shall comply with all Dublin San Ramon Services District requirements and
applicable fees, including but not limited to the following: [DSR, PL, PW]
a. Any new reservoir construction shall comply with DSRSD's requirements. [DSR, PW]
b. The project shall comply with the DSRSD Ordinance #276, establishing Recycled Water Use
Zone 1 in Eastern Dublin. A recycled water distribution system for the landscaping within the
project area shall be provided per the City of Dublin, Zone 7, and DSRSD requirements. The
landscaping areas must meet City of Dublin Water Efficient Landscape Ordinance
requirements. [PW, Zone 7, DSR]
c. All on- and off-site potable and recycled water and wastewater facilities shall be constructed in
conformance with DSRSD Major Infrastructure Policy (Res. 29-94). The applicant shall
submit plans for the potable and recycled water and sewer system to service this development
acceptable to DSRSD, pay fees required by DSRSD and receive DSRSD's approval prior to
issuance of any building permit. Developer dedicated facilities shall be in conformance with
the DSRSD Standard Specifications and Drawings. [B, PW, DSR]
17 77
43. The applicant shall provide a"will-serve" letter from DSRSD prior to issuance of the grading
permit for the grading that creates individual building sites, which states that the Dublin Ranch
Phase I project can be served by DSRSD for water and sewer prior to occupancy. [B, PW]
MISCELLANEOUS EASTERN DUBLIN SPECIFIC PLAN/GENERAL PLAN AMENDMENT FINAL
EIR MITIGATION MEASURES
44. The applicant shall comply with the City's grading ordinance. [PW]
45. The applicant shall comply with the City's solid waste management and recycling requirements.
[ADM]
46. The applicant shall comply with all applicable action programs and mitigation measures of the
Eastern Dublin General Plan Amendment/Specific Plan and companion Final Environmental
Impact Report (FEIR), respectively, that have not been made specific conditions of approval of
this PD Rezone. [PL]
MISCELLANEOUS CONDITIONS
47. The applicant shall pay all City of Dublin fees, including processing fees and development impact
fees, at the times specified in the applicable fee ordinance or resolution which are in effect at such
times. Development impact fees include but are not limited to the Eastern Dublin Traffic Impact
Fee, the Freeway Interchange Fee, the Public Facilities Fee, the Noise Mitigation Fee, and the Fire
Impact Fee, and the contemplated fee for regional traffic improvements. Processing fees include
but are not limited to fees for adoption and implementation of the Eastern Dublin Specific Plan.
PASSED,APPROVED AND ADOPTED this 18th day of November, 1997.
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
g/pa96-039/ccrespdb
18
� 1,
EXHIBIT D-1
LAND USE AND DEVELOPMENT PLAN/
DISTRICT PLANNED DEVELOPMENT PLAN
CONSISTING OF A PROJECT DESCRIPTION,LAND USE PLAN,SITE PLAN,DESIGN GUIDELINES
(INCLUDING LAND USE AND DEVELOPMENT STANDARDS),DESIGN CONCEPTS,AND OTHER
TEXT AND SUPPLEMENTAL DIAGRAMS,STAMPED BY CITY"RECEIVED OCTOBER 20, 1997"
(WITH THE EXCEPTION OF THE PROJECT DESCRIPTION TEXT,
THE ABOVE ITEMS WERE SENT UNDER SEPARATE COVER)
Dublin Ranch Areas B-E • September 1996 • Rev. October 1997
Project Description
for
DUBLIN RANCH AREAS B - E
Planned Development District and
Land Use and Development Plan/
District Planned Development Plan
(PA 96-039)
Introduction
Dublin Ranch is located within the Eastern Dublin Specific Plan Area and is comprised
of a total of 1,227 acres. The portion of Dublin Ranch that has been annexed to the City
of Dublin with Resolution 94-21 consists of 1,027 acres. A Planned Development Rezone
(P.D.) plan and application for Phase I of the development of Dublin Ranch was
approved by the City Council on January 23, 1996 (PA 95-030). That approval was for a
210 acre portion of the annexed area which included 847 Single Family and Medium
Density residential units, a neighborhood park and undeveloped open space.
A Conditional Use Permit was approved by the City Council on June 3, 1997, which
modified the previously approved Phase I P.D. This modification included a 10 acre
elementary school and approximately two acres of open space/intermittent stream
corridor within the Phase I development. The changes to the approved P.D. include a
revised boundary to accommodate the school adjacent to the neighborhood park site and
minor shifts in the neighborhood layouts in response to lots displaced by the school.
With the school relocation, the revised Phase I project area now totals 224±acres.
In October 1996, a P.D. Rezone proposal (PA 96-038) was submitted to the City of
Dublin for Area A , which encompasses a 351.5 acre portion of the annexed area of
Dublin Ranch. Specific land uses within Area A include 573 Low Density residential
units, 71.5 acres of Rural Residential/Agriculture land, and 144.7 acres of Open Space.
Area A is generally bordered by a portion of Phase I of Dublin Ranch on the west, Areas
B-E on the south and north, and lands of Jordan and Fallon Enterprises on the east. A
portion of the Open Space and Rural Residential/Agriculture designated lands is proposed
to accommodate an 18-hole golf course and associated facilities.
Areas B - E, hereinafter called the Project Area, is generally bordered by a portion of
Phase I of Dublin Ranch and the lands of Pao Yeh Lin on the west, I-580 on the south,
the future Fallon Road extension and lands of Jordan and TMI on the east, and lands of
Acacia Partners, Redgewick Construction and Silveria on the north. The Project Area
contains a mixture of uses including Rural Residential/Agriculture, Medium, Medium
High and High Density Residential, General Commercial, Campus Office, Future Study
Area/ Rural Residential/Agriculture, undeveloped open space, one half of an elementary
school site, a portion of a middle school site, two community parks and a neighborhood
square.
Page 1 of 12 • Project Description
EXHIBIT D
Dublin Ranch Areas B-E • September 1996 • Rev. October 1997
The 1,027 acre annexation area was pre-zoned in conformity with the Specific Plan land
use designations as part of PA 94-030 in 1994. Consistent with the provisions of Section
8-31 of the Dublin Zoning Ordinance, a Land Use and Development Plan (LUDP) is now
being sought to finalize the zoning for the Project Area. The Eastern Dublin Specific
Plan makes no mention of a LUDP for implementing the provisions of that Plan. Instead
it uses the term District Planned Development Plan (DPDP) which is very similar in
nature to a LUDP. In order to provide consistency between the Zoning Ordinance and
Specific Plan, PA 96-039 will be referred to henceforth as a LUDP/DPDP.
Community Theme
Key elements of the "upscale rural" community theme established for Phase I of Dublin
Ranch will also be incorporated into portions of the Project's development area. This
theme will also serve to reinforce the rural character of the landscape and topography,
particularly along Fallon Road. A more contemporary theme utilizing similar materials,
colors and forms where appropriate, will be used in the Campus Office and General
Commercial areas to emphasize the more active nature of these land uses.
Residential architectural styles which have been identified for this project will be based
on the architectural past of both Dublin and the surrounding region. They are intended to
provide for a mixture of different, yet compatible, "period" styles. Rail fencing, stone
pilasters and tree groves, based upon local farming and ranching heritage, will reinforce
the theme imagery. The replication of these landscape and architectural materials and
forms will provide a unified appearance while creating a classic and livable community.
Commercial and office architectural styles, and potentially some residential units adjacent
to such uses, will be based upon the contextual contemporary styles found throughout the
Tri-Valley area. These styles, orienting to both the freeway and residential areas, will
contain similar colors and materials to those found in other areas of Dublin Ranch.
Signature entries and landscaping will also create clear visual focal points while unifying
the appearance of the overall community image.
Existing Land Use
Existing land use within the Project Area is predominantly agricultural, consisting of
cattle grazing and dry farming of grain and hay crops. No residences or other structures
exist within the Project Area. Adjoining properties to the east and north are also currently
used for cattle grazing and consist of rural open space with limited agricultural and rural
residential uses. To the west, existing land uses include agricultural fields, rural single
family residences, banquet hall facility, and construction equipment and material storage.
The southerly boundary of the property directly abuts I-5 80.
Existing Site Conditions
The Project Area is primarily open grassland with very few trees and is comprised of
three distinct topographic areas. The first portion of the Project Area (Area C) is a
relatively level area of 120-130 acres which borders the northern edge of I-580 at the
northwest quadrant of the Fallon Road/I-580 interchange. The northern boundary of this
area is generally formed by a series of low foreground hills which are aligned in an east-
west orientation. Elevation changes between the freeway and the hilltops vary between
Page 2 of 12 • Project Description
CONNIE:Misc.:1996:16034-10cg8/96ProjDes B-E
Dublin Ranch Areas B-E • September 1996 • Rev. October 1997
85 and 120 feet with the difference being greatest for those hill sections adjacent to
Fallon Road. Average slope across this portion of the Project Area is typically less than
one percent. The only existing trees (arroyo willow) in this area are located within a
narrow intermittent drainage running north/south along a portion of the western right-of-
way of Fallon Road.
The second distinct area (Area B) is comprised of an upper plateau of 140-150 acres
located primarily north and west of the above-described hills. Much of this area is not
directly visible from large portions of I-580, as well as the lower reaches of Fallon Road.
The project design maintains and embellishes the southerly section of this interior valley
by preserving portions of the hills as part of the project's public open space consistent
with the Eastern Dublin Specific Plan's Policies. Average existing slope across this
plateau is approximately three to five percent. This area drains from north to south via
two intermittent drainage courses that are fed by sub-drainage areas from the east and
west. Portions of these drainage courses have been identified as jurisdictional waters
according to the U.S. Army Corps of Engineers' criteria.
The third area (Area D) is comprised of Rural Residential/Agriculture designated
property as well as a community park site adjacent to the northerly boundary of the
Project Area. This area contains many of the ridgeland areas that are the highest
elevations within the Project Area and which are oriented generally east-west across this
area. Much of the land within this area is grassland that generally slopes to a valley along
the north property line and drains directly to an intermittent tributary of Tassajara Creek.
Due to its generally north-facing orientation, most of this area is not visible from I-580 or
the lower reaches of Fallon Road.
Over the past six years H.T. Harvey & Associates has undertaken various biological
surveys on the Dublin Ranch property relative to special status plants and wildlife
species, as well as a delineation of areas subject to U.S. Army Corps of Engineers
jurisdiction (See Appendix B). San Joaquin kit fox surveys, wetland delineation, special
status plant surveys and herpetological surveys previously undertaken on the Dublin
Ranch properties apply to all of Areas B, C, D & E. The fairy shrimp surveys apply to
Area C, although other areas were searched for suitable habitat. The golden eagle nest
surveys apply to Area D.
Three seasonal drainages and scattered wetland pockets within the Project Area,
comprising approximately three acres, meet the criteria for "wetlands" and "waters of the
United States" and are subject to Corps jurisdiction. No special status plants were found
within the entire Dublin Ranch property. Previous surveys of the Dublin Ranch property
and surrounding areas undertaken according to agency protocol did not detect the
presence of the San Joaquin kit fox, a federal endangered and state threatened species, or
areas that may have been inhabited by the kit fox. Repeated surveys for California tiger
salamanders or special status invertebrates conducted within the Dublin Ranch holdings
have all had negative results.
Page 3 of 12 • Project Description
CONNIE:Misc.:1996:16034-lOcg8/96ProjDesB-E
f
Dublin Ranch Areas B-E • September 1996 • Rev. October 1997
Area B includes two jurisdictional drainages and associated wetlands which are part of
the acreage noted in the wetland delineation described above. Additionally, California
Red-legged frogs have been found in a pond in Area C adjacent to Fallon Road. Area C
also includes seasonal pools that are jurisdictional. Area D includes a drainage to
Tassajara Creek and associated wetlands that are jurisdictional as described in the
wetland delineation noted above. The golden eagle nest site that has been monitored is
included in Area D, as is the majority of the viewshed for the eagle nest that lies within
Dublin Ranch. A pond associated with the upper end of this drainage supports California
Red-legged frogs, a federally listed threatened species.
Hazardous Waste Analysis
A Phase 2 site assessment of the Project Area has been recently conducted by Berlogar
Geotechnical Consultants to determine the presence of any on-site hazardous waste and
substance sites. The findings of this study indicated that no problem sites were found
(See Appendix A). In addition, an environmental records search was previously
conducted by Berlogar Geotechnical Consultants for the Dublin Ranch - Phase I project
site to determine if the site was included on a list of hazardous waste and substance area.
The results of this search indicated that neither this particular site nor any areas within a
two mile radius of the center of the site (which includes lands within the Project Area) are
listed as a hazardous site, hazardous material generator or transporter, or known to have
underground storage tank leaks.
Project Access/Circulation
Access to the Project Area will be provided primarily from Fallon Road, an existing two
lane paved road which terminates approximately 5700 feet (1.1 miles) north of I-580.
Fallon Road is the principal north/south arterial roadway in the Project Area and will
ultimately be widened and extended northerly to Tassajara Road, providing access north
to Contra Costa County at some point following buildout of Dublin Ranch. Ultimately
portions of Fallon Road within the Project Area are scheduled to be either a four, six or
eight-lane divided arterial in accordance with the Eastern Dublin Specific Plan
recommendations. Community entries to the project will be constructed along Gleason
Road, Dublin Boulevard and Central Parkway and will be linked with residential
collector streets which will weave through the site. Key residential collector streets will
be designed with a landscaped parkway section along each side of the street similar to
that proposed for Dublin Ranch - Phase I. Street alignments for arterials which traverse
the Project Area will be coordinated with abutting property owners and finalized prior to
tentative map submittal.
Residential streets within low density, single family residential neighborhoods will be
public streets based on a slightly modified version of the City of Dublin's design
standards. Street circulation systems within neighborhoods are designed to allow for
visibility and safety, pedestrian connections to open space areas and emergency access
requirements. It is anticipated that most streets within the medium density
neighborhoods, and particularly those within the higher density residential areas, will be
privately owned and maintained by a homeowners' association.
Page 4 of 12 • Project Description
CONNIE:Misc..:1996:I6034-10cg8/96ProjDesB-E
Dublin Ranch Areas B-E • September 1996 • Rev. October 1997
The proposed LUDP/DPDP for Areas B-E is consistent with the East Dublin Specific
Plan, EIR and Traffic Study. Since the approval of the Specific Plan, the City of Dublin
and other Tri-Valley agencies have adopted and are now using the Tri-Valley
Transportation Model to forecast future traffic volumes throughout the area. The model
is also used to determine future levels of service at key intersections and roadway links in
the area. The model was used to evaluate traffic volumes for the recently proposed
amendment to the Specific Plan, which included minor land use and highway network
modifications for Alameda County's Santa Rita property. The area which is the subject
of the current application was included in the recent update; the model results were
similar to those included in the original Specific Plan.
The table below describes the land use and related traffic information for the traffic-
intensive uses contained in the current Project Area.
Land Use Quantity Daily A.M. P.M.
Trips Trips Trips
High Density Residential 744 d.u. 5,208 521 521
Medium High Residential 172 d.u. 1,204 120 120
Medium Residential 958 d.u. 9,149 915 915
General Commercial 41.2 acres, 1.076 KSF 43,120 862 3,881
Campus Office 44.6 acres, 1.165 KSF 8,979 1,257 1,140
Elementary School 295 students 321 89 30
High School 800 students 1,104 320 66
Total 69,085 4,084 6,673
It should be noted that some of the trips contained in the table are double-counted; some
of the residential trips, for example, may be included in the totals of commercial and
school trips. The impact of these trips on the street system has been determined in the
Specific Plan traffic studies and the streets have been sized accordingly. In accordance
with City requirements, follow-up traffic studies will be conducted with each phase of the
Project to determine when various street improvements are required in order to maintain
acceptable levels of service.
Page 5 of 12 • Project Description
CONNIE:Misc.:1996.16034-locg8/96ProjDesB-E
Dublin Ranch Areas B-E • September 1996 • Rev. October 1997
Schools
The LUDP/DPDP proposal initially submitted in September 1996 for Areas B-E showed
a 10.0 acre elementary school site on the south side of Central Parkway immediately west
of the southern community park. The Dublin Unified School District has recently
indicated that this school is not required to adequately serve Eastern Dublin development.
Based on their recommendations, this school site has been deleted from the Project Area
as shown on the enclosed updated Areas B-E LUDP/DPDP exhibit.
About one half of an elementary school site is located on the northeastern perimeter of
the Project Area consistent with the Specific Plan's proposed location. A portion of a
high school site is also shown on the LUDP/DPDP. This facility will not be necessary as
the Dublin Unified School District has determined that Eastern Dublin high school
students can be fully accommodated by expanding the existing Dublin High School
facility. A 40 acre school site for a K-8 combination facility will be developed at this
location instead which may eventually be converted to a 6-8 middle school.
All school sites have been pre-zoned either PD Single Family or PD Medium Density.
Because more school sites are shown on the LUDP/DPDP for the Project Area than are
required to serve the area, any such site(s) deemed by the school district to be
unnecessary for school purposes may be redesignated according to its underlying zoning
and used for Single Family or Medium Density residential purposes. Sites can be
redesignated in this manner without amendment to the LUDP/DPDP or Eastern Dublin
Specific Plan as long as the total number of dwelling units in the Project Area does not
exceed 1875 plus the mid-point of the density range for areas that may be redesignated in
the future as well as any additional units proposed within the Campus Office and General
Commercial districts as a conditional use.
Parks and Open Space
The Project Area LUDP/DPDP shows a ±68 acre community park northwest of the
intersection of Fallon Road and Central Parkway. A total of 52 acres of this park are
within the Project Area while the balance (16.1± acres) is located on the Jordan property
immediately to the east. This facility is shown as having an overall size of approximately
81 acres based on the Eastern Dublin Specific Plan. The portion of the park located
within the Project Area has been reduced from 68 acres to 52 acres on the LUDP/DPDP
because the Specific Plan shows considerably more park land than is required to be
dedicated for the Specific Plan area under the City's subdivision ordinance. Nevertheless
with a total of approximately 68 acres, the park is still a generously sized facility with the
capacity to accommodate most of the key features the City is looking for in a community
park in the Eastern Dublin area. The 13± acre portion removed from the community park
is shown on the LUDP/DPDP as having a land use designation of *** M3/CP (PD
Medium Density Residential/Community Park). Since the community park had been pre-
zoned PD Medium Density, there is no inconsistency between the zoning and
LUDP/DPDP.
Page 6 of 12 • Project Description
CONNIE:Misc.:1996:I6034-1(kg8/96ProjDesB-E
l
J _
Dublin Ranch Areas B-E • September 1996 • Rev. October 1997
Included within the LUDP/DPDP package is an exhibit which illustrates a conceptual
design for the reduced size park facility. It incorporates all facilities depicted in the
Dublin Parks and Recreation Master Plan for this community park with the exception of
some of the ball fields. To help offset the reduction in the size of this park facility, a
proposed public Open Space area south of the Transit Spine will provide additional
amenities offering another dimension to the recreational activities available in Eastern
Dublin. Additionally, this area contains a series of low hills which will potentially allow
for the creation of vista points across the Tri-Valley for the enjoyment of hikers.
A second community park is shown at the northern perimeter of the LUDP/DPDP. A
portion of this facility extends into property to the north of the Project Area. The total
size of this park as described in the Eastern Dublin Specific Plan is 46 acres of which
approximately 32 acres are located within the Project Area.
A two acre neighborhood square is shown in the Medium Density Residential area
southwest of the community park. This is one of a number of such facilities called for in
the Specific Plan. Neighborhood squares are small passive parks intended to serve higher
density residential neighborhoods where the amount of private open space for individual
housing units is limited. On two sides, the neighborhood square will back up to open
space and the intermittent stream corridor, providing a link to the community park.
The higher density residential neighborhoods shown on the LUDP/DPDP may
incorporate private recreational facilities within their developments. Determination of the
specific design of these amenities will be formalized with the development of more
detailed land plans. Potential facilities within these neighborhoods might consist of
swimming pools, sports courts, tot lots and/or picnic and barbecue areas.
An intermittent stream/open space corridor winds its way from north to south through the
Project Area. It will serve as a linear pedestrian circulation route linking neighborhoods
to the southern community park, open space area, neighborhood square and other
community amenities. Additionally, this corridor will provide enhanced wildlife habitat
opportunities. A multi-use trail will occur along one side of the stream corridor. It will
link with other trail systems to provide access throughout the project to off-site local and
regional systems. The trail will be designed for shared use by pedestrians and bicyclists.
The neighborhood square, intermittent stream/open space corridor, and other Open Space
area improvements will be constructed by the developer in conjunction with development
of other amenities and will be transferred to the City of Dublin upon completion to be
owned and maintained as public park facilities.
Approximately 99 acres of Rural Residential/Agriculture zoned land is shown in the
northern part of the Project Area. Although this land will remain in private ownership,
only religious, equestrian, agricultural and open space uses can be conducted on it,
therefore, it will continue to provide visual open space for the Eastern Dublin community.
One home site is also permitted within this area.
Page 7 of 12 • Project Description
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Dublin Ranch Areas B-E • September 1996 • Rev. October 1997
Utility Services
Water, sewer and recycled water services will be provided to the Project Area by the
Dublin-San Ramon Services District (DSRSD) in accordance with DSRSD's Eastern
Dublin Facilities Master Plan. At the present time it is anticipated that water service for
the Project Area will be provided by the new reservoirs to be constructed as well as pump
stations and distribution mains (located in major streets). Final locations and sizing of
these facilities will be in accordance with the recommendations of the DSRSD Facilities
Master Plan.
Sewer services for the Project Area will require connection to DSRSD's existing sewer
system. A gravity sewer main will likely be extended easterly along Dublin Boulevard
and then northerly through the project site. Final sizing and location of sewer facilities
will be determined in conjunction with DSRSD.
When available from the DSRSD Wastewater Treatment Plant, recycled water will be
provided to reduce potable water use. The zones within which recycled water will be
supplied will be created by DSRSD after completion of ongoing studies. The details
regarding how recycled water will be integrated with development of the Project Area are
not presently known, however, it is envisioned that portions of the development area will
ultimately be served with recycled water facilities. Final sizing of recycled water
facilities will be determined by DSRSD in accordance with their Facilities Master Plan.
Proposed Development Concept
The project has been divided into four separate areas, B through E , as depicted on the
LUDP/DPDP exhibit. Area B includes the majority of the remaining residential
designated land in the annexed portion of Dublin Ranch (the Medium Density, Medium
High Density and High Density residential portions). A 4.5± acre portion of the PD
Medium Density Residential area north of Dublin Blvd. is impacted by the Livermore
Airport Protection Zone (APA). The Specific Plan and General Plan both specify that
certain land uses (e.g., Medium Density Residential) within the APA limits will convert
to a Future Study Area with an underlying Rural Residential/Agriculture designation if
the land use is inconsistent with the Livermore Airport Protection Area. This area would
be merged with the abutting land to the east, already designated PD General Commercial
in Area C, as proposed in the attached General Plan/Specific Plan Amendment. Area C
contains the General Commercial and Campus Office zoned lands. With respect to either
the Campus Office or General Commercial lands, Medium, Medium High, and High
Density Residential uses are conditionally allowed in that area subject to approval of a
Conditional Use Permit by the City. Area D is the Rural Residential/Agriculture zoned
area and northern community park. Area E contains those portions of the proposed high
school and elementary school sites which the Specific Plan shows on the Dublin Ranch
property.
Since all of the area encompassed by PA 96 - 039 is a LUDP/DPDP, approval would
constitute final zoning for the property. Issuance of building permits for any portion of
the property would require a development agreement, tentative map and site development
review approval.
Page 8 of 12 • Project Description
CONNIE:Misc..:1996:16034-10cg8/96RoiDesB-E ss7
Dublin Ranch Areas B-E • September 1996 • Rev. October 1997
The proposed LUDP/DPDP exhibit for the Project Area is based closely on the type,
location and intensity of land uses found in the Eastern Dublin Specific Plan. Based on
calculations of the approximately 453 acres within the Project Area, acreages allocated to
designated land uses within the proposed LUDP/DPDP and approved Specific Plan are as
follows:
Proposed LUDP/DPDP Specific Plan
Medium Density Residential (M) 78.8 acres 84.8 acres
Medium Density Residential/ 13.0 acres 0 acres
Community Park (M3/CP)
Medium High Density Residential (MH) 8.6 acres 7.9 acres
High Density Residential (H) 23.6 acres 7.6 acres
Rural Residential/Agriculture (RRA) 99.2 acres 87.9 acres
General Commercial (GC) 41.2 acres 48.9 acres
Campus Office (CO) 44.6 acres 35.9 acres
Community Park (CP) 84.8 acres 101.5 acres
Neighborhood Square (NS) 2.0 acres 1.5 acres
Open Space (OS) 32.4 acres 42.2 acres
Elementary School (ES) 4.4 acres 16.0 acres
High School (HS) 20.0 acres 20.0 acres
Total Areas B - E 452.6 acres 454.2 acres
A range of housing types is planned for the designated residential neighborhoods in the
Project Area. It is anticipated that single family detached units will be the predominate
housing type developed in the Medium Density residential neighborhoods, although
attached units will be permitted in the Medium Density areas as an option. The Medium
High and High Density neighborhoods will likely consist of attached units and
apartments exclusively. Development in the General Commercial and Campus Office
areas will be similar to that found in the newer commercial and business park areas of
Pleasanton, San Ramon and other East Bay cities.
It is the applicant's present intent that units, including the Medium Density Residential
dwelling units pre-empted by the APA restriction, would be incorporated into the Project
Area at some future point as part of a master planned Medium High Density
Residential/Office development comprising 15± acres within the PD Campus Office area
south of Dublin Boulevard. Medium Density and High Density Residential are also
possible residential uses within that area. Policy 4.4 and Section 4.8.2 of the Eastern
Dublin Specific Plan make provision for this type of mixed-use development if certain
findings can be made. The current zoning for this Campus Office area conditionally
allows Medium, Medium High and High Density Residential uses, therefore, a
Conditional Use Permit would have to be granted by the City before such a development
could be approved.
Page 9 of 12 • Project Description
CONN1E:Misc.:1996:1603410cg8/96ProjDesB-E �—��
Dublin Ranch Areas B-E • September 1996 • Rev. October 1997
The specific breakdown by residential land use type and intensity of use for the Project
Area is as follows:
AREA GROSS DWELLING DENSITY
DESIGNATION ACREAGE UNITS (D.UJAC.)
RRA
Subtotal 99.2 1 .01
Ml 9.9 90 9.1
M2 14.1 130 9.2
M4 10.7 100 9.4
M5 16.9 169 10.0
M6 9.4 90 9.6
M7 7.5 79 10.5
M8 10.3 144 14.0
Subtotal 78.8 802 10.2
M3/CP 13.0 156 12.0
Subtotal 13.0 156 12.0
MH 8.6 172 20.0
Subtotal 8.6 172 20.0
H1 11.4 360 31.4
H2 12.2 384 31.4
Subtotal 23.6 744 31.4
TOTAL 223.2 1875 8.4
Eleven distinct residential neighborhoods are currently included in the LUDP/DPDP:
eight Medium Density, one Medium High Density, and two High Density neighborhoods.
An additional neighborhood may be conditionally permitted to occur within the Campus
Office district as previously noted. The gross acreages of those housing types and the
number of units permitted by the density ranges contained in the Specific Plan are as
follows:
Neighborhood Gross Acreage Unit Range
Min. Max.
Subtotal Rural Residential/Agriculture 99.2 1 1
Subtotal Medium Density Residential 78.8 472 1103
Subtotal Medium Density Residential/ 13.0 78 182
Community Park
Subtotal Medium-High Density Residential 8.6 121 215
Subtotal High Density Residential 23.6 590 1062
TOTAL 223.2 1262 2563
Page 10 of 12 • Project Description
CONNLE:Misc.:1996:16034-1Ocg8/96ProjDesB-E q
Dublin Ranch Areas B-E • September 1996 • Rev.October 1997
Building type, location or configuration, lot lines, and site circulation as shown on
exhibits and described in the text of this P.D.package are considered to be conceptual
and are subject to further refinement at the time a specific development proposal is
brought forth. Parcels and neighborhood boundary limits may be reconfigured based on
specific development proposals:
Modifications to the number of dwelling units shown on the Plan for each housing type
may be made at Site Development Review if the total number of units does not exceed
1875 plus the mid-point of the density range for future areas that may be redesignated as
well as any additional units proposed within the Campus Office and General Commercial
districts as a conditional use.
PA 96-039 provides a broad outline of how the 453 acres in the Project Area will be
developed. The next steps in the development process are Site Development Review and
Tentative Map approvals. No amendment to PA 96-039 is required as long as the
following conditions are met:
• The maximum number of dwelling units does not exceed 1875 plus:
• additional dwelling units that may be added up to the mid-point of
the density ranges for any school sites or additional park acres
dropped from the LUDP/DPDP and
• any additional dwelling units that may be added as allowed in the
Campus Office/General Commercial districts and approved under a
Conditional Use Permit.
• The upper limits of the density ranges of the Medium,Medium High and
High Density Residential zoned portions of the Project Area are not
exceeded.
• The Floor Area Ratios shown in the Eastern Dublin Specific Plan for the
General Commercial and Campus Office parcels are adhered to.
The permitted and conditionally permitted land uses for the Project Area shall be as listed
in this LUDP/DPDP. Listed as conditional uses in all districts are churches and day care
centers. Within the Medium,Medium High, High Density Residential and Campus
Office designations,assisted living facilities have been listed as a conditional use. More
specific design guidelines showing conceptual building elevations and landscaping,
typical site plans, permitted colors,materials and textures,etc. for individual projects
shall be submitted in conjunction with application(s) for Site Development Review.
These design guidelines shall be in addition to the materials normally required by the
City for Site Development Review.
A community homeowners'association will be created for Area B within the Project Area
and a Declaration of Covenants, Conditions and Restrictions (Declaration) will be
prepared and recorded. The Declaration will require the community homeowners'
association to manage and maintain the following:
• open space lands and pedestrian pathways owned by the HOA
• community and neighborhood entries, including associated landscaping,
monumentation,water features,lighting,signage,walls and fences
Page 11 of 12 • Project Description
CONNE:Mis.:1996:16034-10c68/96Roj B-E
Dublin Ranch Areas B-E • September 1996 • Rev. October 1997
• private community recreational facilities owned by the HOA
• landscaping, street trees, walks and furniture along key collector streets as identified
within the Project Area.
The Declaration will establish easements and other rights-of-way necessary for the
community association to fulfill its responsibilities. The City will own and maintain the
parks and associated public open space areas, as well as the intermittent stream/open
space corridors and trail systems which occur within these areas.
Benefits and Costs of the Project
PA 96 - 039 will allow construction of up to 1875 dwelling units in the Project Area
increasing the assessed value of the City by approximately $ 335 million. Also, over 2.24
million square feet of general commercial and campus office floor space will be built in
the Project Area increasing the assessed value by another$ 358,000,000.
Most of the residences in the Project Area are anticipated to be purchased by existing
and/or future employees in the City of Dublin which will help assure that a jobs/housing
balance can be maintained in the City. Residents of the Project Area will strengthen the
market for the commercial component of the Eastern Dublin Specific Plan thereby
increasing sales tax revenue for the City.
All infrastructure and capital facilities associated with PA 96 - 039 will be paid for by the
project. Normal expenditures for City services (fire, police, recreation, general
administration, etc.) will be required by the development. On the basis of on the above
noted valuation projections as well as the City/County tax sharing agreement,
approximately $1,730,000 per year in additional property tax revenue to the City will
ultimately be generated by the development of the Project Area. It is anticipated that this
revenue as well as the increased local sales taxes due to project residents will cover the
majority if not all of these public services costs.
Page 12 of 12 • Project Description
CONNIE:Misc.:1996:I6034-10cg8/96ProjDesB-E
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